On Thursday the Fort Myers Beach Town Council discussed a list of “public benefits” the town expects developers to bring to the table if those developers plan to ask for more density or intensity than what their property allows.
You may recall TPI (Margaritaville) having to come to the table with a long list of “public benefits” in exchange for increased density and going from a F.A.R. of 1.4 to 1.55 (calculated with parking included below BFE). Some of those public benefits included; a pedestrian bridge over Estero Boulevard with public restrooms, 3 beach accesses replacing one previously, the removal of 7 ingress/egress along Estero, a donation of land at the base of the Matanzas Pass Bridge that allows for the interchange redevelopment, the Waistina Way parking lot and a 25% discount on beverage, food, retail and beach club passes in perpetuity to Fort Myers Beach residents.
What the town wanted from a developer back then compared to what they may want or need from a developer post-Ian is certainly going to be different. The town is a blank slate right now, both for the developers and for elected officials who will have to approve their plans.
On Thursday, Vice Mayor Jim Atterholt brought a long list of “public benefits” he would like to see his fellow council members look for, and ask for, when a developer comes to the table.
Atterholt said his list is in no particular order. “It’s just fodder for intellectual discussion and digestion,” he said. Here’s Atterholt’s list:
– Traffic congestion mitigation. Atterholt said he’s come up with a concept called D.R.A.C. (Do Not Rent a Car). Atterholt’s idea is that a hotel would give a guest a $50 credit if they do not rent a car.
– Pedestrian Walkovers, especially if a developer has property on both sides of the street like Red Coconut.
– Design on how developers enter and exit Estero Boulevard so it does not slow traffic.
– Granting public right-of-way to the town on Estero Boulevard so the town can increase the width of the bike lanes.
– Participation in a water ferry.
– Bike rentals or for free.
– If you develop early, versus a year from now, you are contributing to the restoration to the island. Atterholt said, that has some value. “The 1st hotel has more value than the 20th.”
– Space for small businesses to incubate.
– Discount for local residents.
– View corridors to the gulf.
– Willingness to move a new development back, off Estero Boulevard.
– Unique architectural design.
– Attracting a business that the community needs.
– An effort to attract elementary aged children.
– Pocket parks.
– Public rest rooms.
– An easement for a bike path.
– An attractive or unique landscaping plan.
– Willingness to pay an impact fee.
Atterholt admitted his list is lengthy. “We’re in the drivers seat for determining the future of this island. We’re missing out if we don’t try to engage with these developers and try to find some public benefit.” Atterholt says he’s concerned that if the town is not flexible, developers will simply build condos to recoup their investment and that will bring very little benefit to the residents of the island.
Keep in mind, the Town Council has repeatedly agreed not to swerve at all from their Comprehensive Plan which sets the guidelines for what could be built. Most likely new development proposals, especially the bigger projects, will go through the Commercial Planned Development (CPD) process. That’s really where the negotiations about public benefits take place. The ultimate question for each project will be; Has the developer provided enough “public benefit” to the town to receive whatever extra they are asking for that they do not have by right? So far there hasn’t been a single new project that has gotten to this phase. We’ve all seen the pictures. We’ve all read the feedback from those pictures. The rubber will meet the road when that first big proposal comes before the LPA and ultimately this 5-member Town Council.
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