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Definitions added to Resort Housing redevelopment matrix

By Staff | Nov 23, 2010

During Tuesday’s meeting of the Land Development Code Review Subcommittee, Planning Department Director Jimmy Jordan introduced an 18-page matrix of topics affecting redevelopment in the Resort Housing District, along with regulatory definitions of terms used within the preliminary draft language.

“The material in this packet is a summation of where we are today,” said Jordan, referencing the months of work the subcommittee has done on developing regulations specific to redevelopment.

As directed by the City Council, in order to preserve the current block of daily and weekly short-term occupancy units on this island, the subcommittee’s study has focused on existing hotels, condominiums and rental properties located within the Resort Housing District.

Jordan’s memorandum presented to the five-member panel (with Dr. Phillip Marks and Tom Krekel excused) included definitions of the terms “redevelopment,” “reconstruction,” “rehabilitation” and “addition.” However, subcommittee members Chris Heidrick and Holly Smith suggested adding the definitions for “structure” and “substantial improvement,” respectively.

During Jordan’s presentation, subcommittee member Chuck Ketteman challenged the draft language provided in the document under “rehabilitation,” seeking further clarification of the term. In the document provided, the term means “the modernization, enhancement, restoration or updating associated with improving either the physical appearance or condition of an existing building or structure, including all typical components and systems. When the building, structure or their use is nonconforming, redevelopment that amounts to a substantial improvement of that building, structure or use is considered reconstruction.”

Jordan also introduced a document chronicling the progress made by the subcommittee since discussions on the matter began in February. His matrix references preliminary, but specific, language for implementing the policy for guiding redevelopment issues as directed by City Council.

Included in the memorandum was a checklist of each topic covered during the past 10 months, including density, impervious coverage, height limits, setbacks, recreational open space, accessory uses, surface water management, vegetation, community character, historic structures, green technologies, non-conformance issues and permit applications.

While many of the topics have been subject to minor alterations from the current policies, a few have included “grandfathered” regulations. Under terms of the proposed change to height limits, the standing three-story limit will remain unchanged. However, due to an adjustment to the FEMA Flood Insurance Rate Map, the 45-foot cap will be extended to 51 feet NGVD.

“There is probably going to be some disagreement or questions from the public … but this has to be based on factual examination,” said Jordan.

Ketteman agreed, adding, “In the end, what we think about these guidelines really doesn’t matter. I think we have to step back and listen to what the public has to say.”

The Land Development Code Review Subcommittee is expected to discuss Resort Housing redevelopment at their next session, scheduled for Tuesday, Dec. 21, at which time additional input from the public is anticipated.

“What we are trying to do is refine and polish our definitions,” added Jordan.