Commission rejects garage

Public comment overwhelmingly opposed the St. Regis parking structure.

After a nearly six-hour meeting, the Longboat Key Town Commission voted 6-0 to deny the Residences at the St. Regis Longboat Key’s proposal to build a multilevel parking garage on the property.

The denied proposal was for a 156- space parking structure to replace the original plans of 62 mechanical lift spaces and a 28-space surface parking lot.

Commissioners were in agreement that the developers did not prove a substantial need for the parking change and the building of a garage that has faced public scrutiny since the application came forward in January.

“The garage has generated substantial resistance from all corners of the community,” Mayor Ken Schneier said.

He cited 76 emails received in commissioner inboxes. He said Town Clerk Trish Shinkle compiled them and found only two favored the garage. Despite the garage protests, many residents at the hearing and email writers praised the development overall.

“Almost all opponents here praised the project but protested the garage as too much, too close and too late,” Schneier said.

Commissioner Penny Gold was absent from the hearing.

Public comment was largely negative toward the garage proposal, with the majority of speakers citing the need to preserve the character of the barrier island they have grown to love. Many raised concerns about an approval setting a precedent and encouraging developers to come to the town to build parking garages on their properties.

“Our shared concerns include the close proximity to (Gulf of Mexico Drive), inadequate natural landscape screening, the departure from the minimum spacing between buildings and, most importantly, the movement away from the normal character of our beautiful island,” resident Mark Hullinger said. “We need to know that the stewards of our town won’t open Pandora’s box and open the door to destroying the character of our island by every developer and partnership that shows up on our doorstep with deep pockets and concrete dreams.”

Not only was public comment against the proposal, but so were comments from the commissioners.

“I do not believe (the proposed plans) have compelling evidence that this structure is needed,” Commissioner BJ Bishop said. “I do not believe that this is what we envisioned when we looked at the comprehensive plan, and I just struggle with the consistency with design standards.”

Commissioner Debra Williams talked about the overwhelming response the commissioners have each received since the application was set to come before them. All of which, she said, labeled the potential for the garage as “detrimental” to the surrounding neighborhoods and the character of the town.

“We’re here today because back in October of 2021, the applicant didn’t want to take a beat and readdress the parking issue that was discovered after the first hearing,” Williams said. “They had every opportunity to do the right thing back then. They could have taken a step back and said we do need more parking.”

“I do not believe that this is what we envisioned when we looked at the comprehensive plan, and I just struggle with the consistency with design standards.”

— BJ Bishop, Commissioner