Protect Siesta Key Inc.

Summary of Our Position regarding proposed changes to our Comprehensive Plan for Voluntary Condo Rebuilds

• Protect Siesta Key, Inc. opposes the proposed changes to our protective policies in the Comprehensive Plan.
• We urge the County Commission to reject moving forward with the amendments due to legal, environmental, and policy conflicts.

Primary Concerns

• Violates the Comprehensive Plan by increasing intensity and density of development on Siesta Key.
• Disregards zoning intent established since 1975 to phase out nonconforming uses.
• No demonstrated need or demand from property owners for voluntary demolition and rebuilds.
• Undermines equal protection by favoring voluntary demolitions over disaster rebuilds.
• May legitimize illegal density created post-1975 through loopholes or misinterpretation.

Legal and Policy Conflicts

• Conflicts with existing zoning and UDC provisions regarding nonconformities
• Violates Comprehensive Plan goals and policies, including:
• Environmental Goal 4 – protection/restoration of coastal systems.
• Coastal Policy 1.2.1 – limits on development in high-risk coastal areas.
• FLU Policy 1.2.6 & FLU Goal 2 – restrict intensification in Hurricane Evacuation Zones A & B.
• Policy 2.9.1 – requires conformance to 1989 zoning for rebuilds.

Practical and Community Impacts

• Increased costs for property owners, potentially pricing out current condo/timeshare holders.
• Benefits large investor corporations, not individual owners (e.g., 550 Golden Gate Point).
• Increases impervious surfaces, potentially worsening flood risks.
• Creates taller and denser structures, reducing light, air, and visual openness.
• No support from the community, including the Siesta Key Condominium Council.

Zoning and Density Issues

• New ordinance language conflicts with current UDC standards and definitions.
• Uses flawed density verification methods
• Unclear rebuild guidelines create confusion

Constitutional Concerns

• Unequal treatment of property owners may violate the 14th Amendment.
• Voluntarily demolished structures would face fewer restrictions than disaster-damaged ones.

Recommendations to County Commissioners

• Reject moving forward with the proposed Comprehensive Plan amendments!
• Focus staff resources on hurricane recovery issues including:
• Review the Post Disaster Redevelopment Plan.
• Review the “Expedited” permitting process.

Link to PSK position paper