London Bay CEO Mark Wilson was poised to make a case for his development on the old Outrigger property today in front of the LPA. However, after reading the feedback from the town planning staff, he yanked it until further notice.
London Bay had 4 items on the agenda for today, before asking for an indefinite continuance. LPA members received the 434 page agenda packet only several days ago, highlighting how much time it takes for these big projects to be submitted to the town and reviewed by staff. 278 of the 434 page agenda packet had to do with London Bay’s proposal.
London Bay was asking for a Comp Plan Amendment, a Future Land Use Text Amendment, a rezoning of a portion of the property, and a special exception for alcohol consumption in the environmentally critical zoning district. All four of London Bay’s requests were recommended for denial by Community Development Director Sarah Probst who’s job is to go through all of these development applications, apply them to the town’s Comprehensive Plan and Land Development Code, and make recommendations based on what those town documents say. Once the staff review and recommendation is complete, the LPA then hears the pitch from the applicant. LPA members can then decide to accept the staff recommendation, accept the applicant’s proposal as is or accept an applicant’s proposal with conditions.
Tuesday afternoon, 30 minutes before a group of residents mostly in opposition to the development were about to meet, London Bay CEO Mark Wilson circulated this statement: “London Bay has requested an indefinite continuance to their application for 6200 Estero Boulevard, the former location of the Outrigger Beach Resort. This decision allows the team adequate time to address comments in the staff report.”
Probst recommended the LPA deny all 4 requests from London Bay.
THE DENIALS
On the request to amend the Future Land Use Map to change the 3.55 acres of Medium Residential FLU to Outrigger Resort Mixed-Use FLU, Probst said the request was not clearly in the public interest. “Development of a resort use in this location is not problematic, however, this request exceeds the density and intensity that the town has recently reaffirmed in the updated Comprehensive plan. Additionally, the scale of the request is not appropriate for the smaller scale adjacent residential properties. A height buffer, to limit building heights adjacent to the smaller-scale residences, may be appropriate to allow the taller development interior to the project.”
On London Bay’s request for a Comprehensive Plan Future Land Use Text Amendment, Probst wrote the request “does not meet the requirements set forth in sec. 34-92 and Comprehensive Plan Policy FLU-1- C-11. Therefore, staff recommends DENIAL of CPA20240067, a request for a Comprehensive Plan Text Amendment to create the Outrigger Resort Mixed-Use FLU. Developing language that reduces the height impacts on the smaller-scale residential may improve the comprehensive plan amendment request. A reduction in FAR or density may also be appropriate to bring it into scale with nearby development.”
She also wrote, “The proposed maximum height is tall for the neighborhood. The adjacent properties contain buildings with much lower heights and these buildings will likely feel very large in comparison. Staff is concerned that a 15 story and 13 story building within 20 feet of single-family residences will have a negative impact.”
One of the biggest complaints from the vocal opposition has been the height of the buildings. And, traffic of course.
Even through a staff recommendation is just that, and the LPA has approved projects staff recommends denying, it appeared the denial language was just too strong for London Bay to proceed.
THE PROJECT
London Bay is proposing a hotel that is 10 floors over 2 floors of parking for a total of 12 floors. The hotel would have 100 hotel rooms and 50 condo units they would sell in that same building. London Bay is also proposing a 15 story condo building over 2 levels of parking, for a total of 17 stories. There would be 46 condo units for sale in the second building. The proposal also includes 24,000 square feet of commercial space. The maximum height of the tallest building would be about 200 feet above base flood elevation.
Before the storm, The Outrigger was 3-4 stories high, with a Tiki Bar on the beach, and 144 hotel rooms. The building was a total of about 35-40 feet high. It was approved in 1995 before the town incorporated.
When might the project come back before the LPA and will it change in any way? We reached out to London Bay with those questions. CEO Mark Wilson: “London Bay Development Group’s design and engineering team is carefully reviewing the staff report and will coordinate with staff and LPA to confirm the meeting schedule once the review is complete.”
The LPA may go through the formality of mentioning the London Bay agenda items today, but then continuing them until a future date when London Bay is ready to return.
*** An earlier version of this story said the London Bay release came out hours before the community meeting. It was actually 30 minutes. We have corrected the timing of the release in this story.
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