Home is where the business is?
Bradenton Beach’s planning and zoning board is weaving its way through a complex Catch-22 of zoning for the future amid arguments to retain the history and character of neighborhoods.
Board members Sept. 21 continued to discuss a staff-proposed ordinance to rezone the Azure Shores neighborhood and outlined their reservations in a letter for city commissioners.
Staff has requested the rezoning of 2.53 acres between Second Street North and Cortez Road and between Gulf Drive North and Highland Avenue from R-3 to MXD to correct inconsistencies between a zoning map and a future land use map in the comprehensive plan.
A comp plan provides guidance for growth through goals, objectives and policies. A permit, land use or zoning decision must be consistent with the comprehensive plan.
Zoning is how a city implements a comp plan. It exists to protect neighborhoods from intrusion by establishing permitted and prohibited uses, as well as regulations for setbacks, building heights, subdividing land, fences and signs.
The properties proposed for rezoning include more than 20 residential lots and the site of Oma’s Pizza and Italian Restaurant, 201 Gulf Drive N.
Also included are vacant lots owned by Ed Chiles and his Beach House Restaurant, which are used for employee and valet parking at the corners of Third Street North and Gulf Drive North and at Third Street North and Highland Avenue.
Building official Steve Gilbert created a letter to commissioners with input from the P&Z.
In the letter, the board recommends the future land use map be revised from staff-recommended retail/office/residential mixed-use to a medium-density residential designation.
The board also recommended the zoning map be revised from high-density R3 to medium-density R2.
Residential classifications allow 35% maximum lot coverage while mixed-use rezoning would allow for 70% maximum lot coverage. The staff recommendation would allow for larger building footprints, as well as the construction of larger business structures.
The board cited opposition from residents. Out of the 23 properties in the proposed rezoning ordinance, five property owners expressed opposition to commercial business in their neighborhoods with concerns for increased parking, noise and traffic.
The letter also said the land development code needs clarity to define limits on future proposed nonresidential uses and mitigate negative effects on the residential neighborhoods.
However, some business owners with property in the proposed area of the rezone are awaiting the city’s adoption of the ordinance.
Between two Chiles’ parking lots is a home owned by resident Evelyn Stob, who addressed the P&Z during the Sept. 21 meeting under public comment.
“I would not be pleased going mixed. I wouldn’t be pleased with any part of that. I am the old-Florida look. The little ground-level, two bedrooms, two bath. I would like to maintain that.”
City planner Luis Serna said Chiles would only be able to establish paid parking if the mixed-use zone is approved.
P&Z member Bill Marrow motioned to send the letter with the board’s recommendations to reject mixed-use rezoning to commissioners. The motion was seconded by Dan Morhaus and passed by unanimous vote. Fred Bartizal was absent with excuse.
Deb Cooney, public affairs manager for Chiles’ hospitality group, said in a Sept. 22 email the business has plans to charge for parking at the corner of Third Street North and Gulf Drive North. She had no comment concerning the P&Z board’s recommendation.
The next P&Z meeting will be at 1 p.m. Wednesday, Oct. 21, at city hall, when there will be another public hearing.