Earlier this week, the Times Square Committee, which is made up of Times Square property owners, sent a preliminary rendering of a proposed new Times Square. The rendering was sent to several Town Council members and the Chamber of Commerce.
No additional detail was shared by the committee other than this one photo. There have been several attempts at a rendering but they have been reworked several times. There are several property owners involved and getting them to all agree on what to build has been a challenge.
When we posted the rendering on our Facebook page it received nearly 600 comments. The reaction was mostly negative from commenters who opined that the rendering did not give them much of a beach vibe feeling. Other concerns were about the lack of green space, that it looked too boxy, or that it needed more open space. Town Council members are just as frustrated as residents and visitors are that just getting a rendering out has taken so long.
One Times Square committee member posted the following statement on our Facebook page: “The rendering that was published by BTR is only a preliminary draft, myself and the other owners of Times Square and the Times Square committee are working tirelessly to create a vibrant entertaining and beachy community as we try to build back from the devastation please be patient with us as this project is much more difficult then it appears.”
As far as we know nothing has yet been shared with town staff for feedback. If the property owners do decide to work together on a concept they will most likely have to go through the CPD process as many other developers do. Of course, there are already rules on the books and any property owner can decide to rebuild on his own and move forward at any time.
Rebuilding Times Square is Not Going to Be Easy or Fast
By right, businesses in Times Square can now build structures three floors high. The picture floated around this week looks like 4 floors so that’s a discussion for another day. Property owners have to follow FEMA codes, DEP regulations and the town’s rules. Kitchen equipment and bathrooms would have to be about 17-19 feet up in the air. The town height limit in Times Square is 30 feet. From what we understand, that 30 feet would start to be counted at about 19 feet up. So, in theory, buildings could be 45-50 feet high in Times Square.
There is also the CCCL line to contend with. In the picture below, there are two lines. The red line closest to the gulf is the old line used as a setback line. The blue line closer to the bay side is the 1991 coastal line. Anything seaward of that blue line will now require a state DEP permit in addition to all other permits.
The Coastal Construction Control Line was developed by the Florida Department of Environmental Protection in 1990. The goal is to regulate structures and activities that can cause beach erosion, destabilize dunes, damage upland properties or interfere with public access. And while it’s not a hard no to get a permit from DEP seaward of the red line, it’s unlikely the town would grant one over that line, especially with FEMA watching every move the town now makes. And as you can see that red line cuts right through the old Pierside Grill property.Â
The buildings in Times Square were grandfathered in after the DEP CCCL program took effect. For example, the building that Pete’s Time Out was in was built in 1955, 35 years before the CCCL program. Nothing in that area that needs to be rebuilt is grandfathered in any longer.
Each of the businesses will also have to figure out how to deal with ADA requirements. Are they all going to have their own elevator or work together somehow to save on customer space.
Every structure in Times square was either wiped out by Hurricane Ian or damaged beyond repair and eventually demolished. Some property owners sold immediately while others have their property up for sale now. We know for sure Pete’s Time Out and Plaka will not return. It’s unknown if Mango Rita’s would ever return, owners Jason and Jacinta did not own the building they were in and have been operating a hugely successful operation on 41 for over a year. The Dairy Queen property was purchased by Terry Persaud who also owns another strip of property on the beach side. Chris Primeau – and his family – own the La Ola property. It’s also unknown if Anita Cereceda would ever return to Times Square. She lost two stores in space she rented. We do know she’s planning to reopen a store in Santini Plaza.
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