Marco Island Planning Board debates density transfers

MARCO ISLAND — The debate over density verses intensity was at issue Friday as Marco Island Planning Board members considered whether to use density transfers as a tool to allow limited service hotel development in the Midtown District.

Last year, City Council asked Planning Board members to review development standards in the Midtown District to determine whether existing codes inhibit private development. As a result, the city sought the expertise of Dr. James Nicolas, a well-respected urban and regional planning expert and professor emeritus at the University of Florida, who concluded that waterfront density transfers are a viable consideration for a small city like Marco Island to create a diversity in the Midtown district that would enhance its vitality.

A maximum of 200 credits could be transferred from one waterfront area to another waterfront area within the Midtown District to allow for one to two limited-use hotels with no more than 150 rooms. City officials reason that new hotels could stimulate re-development in the Midtown District and create a pedestrian friendly environment while ensuring that any development plans gain City Council approval.

But Marco Island hoteliers bristled at the notion of adding additional hotels at a time when vacancy rates are already high.

“No one has made any effort to determine if there is even a need for an additional hotel,” said Marsha Mandell, the general manager of the Marco Island Lakeside Inn.

She noted that before the recession, her establishment only had about an 80 percent occupancy rate during tourist season. Post-recession, that number is even lower and small hotels like hers are fighting to survive.

“We already have enough hotels. What we need are more guests.”

Rick Medwedeff, general manager of the Marriott Beach Resort and Spa seconded Mandell’s frustration.

“What we need are more activity generators (other than the beach),” he told Planning Board members.

Planning Board member Irv Povlow stated that once a waterfront density transfer is complete, the value of the property would increase and businesses other than hotels might not be able to afford to build or renovate in the area. With the current economy, some hotel industry representatives said building a hotel would be a long shot.

Additional industry and public speakers who oppose density transfers noted their concern about increased traffic and loss of the island’s charm as concerns.

“We should have a say in our future,” stated Larry Sacher, a representative of the Marco Island Homeowners Association.

However, City Planner Kris Van Lengen explained that the traffic impact would be negligible since density transfer does not equate intensity.

Planning Board member Monte Lazarus questioned why transferring credits would be a problem since the density already exists; the credits are simply being rearranged.

“All we wanted to do was create a diversity of uses within the Midtown District to increase its viability,” added Van Lengen, who further noted that density cannot be transferred from the Midtown District to waterfront property without a change to the City’s comprehensive plan.

In the end, Planning Board members approved a motion to approve a recommendation to City Council to consider amending the development agreement to allow the density transfer of community property to non-waterfront community property only within the Midtown District.

Planning Board member Bob Brown was the only dissenter to the motion, which will now be heard by the full City Council.