City staff recommends pausing large‑resort comp‑plan changes pending state action on SB 180

Consultants from Calvin Giordano & Associates (CGA) updated the St. Pete Beach City Commission on a multi‑part comprehensive plan and land‑development review and recommended pausing portions of the project aimed at the city’s "large resort" zoning until legislative uncertainty is resolved.

CGA’s planning director, Jim Hickey, told commissioners the original scope targeted community visioning and code adjustments for two areas: the large‑resort district and the town‑center zoning districts. Hickey flagged two legal developments that affect local land‑use changes: the state’s Bert J. Harris, Jr. Private Property Rights statute (the “Bert Harris Act”) and a newly passed Senate Bill 180, which carries retroactive limits and would, if enacted, constrain some municipalities’ ability to adopt “more restrictive and burdensome” land‑use amendments in areas affected by recent hurricanes.

Hickey said SB 180, as amended late in the legislative session, can reach statewide and goes into effect retroactive to July 1, 2024, and that the governor has until July 1 (the then‑current administrative calendar) to sign or veto; the bill’s final form could limit what local governments can adopt and potentially trigger litigation. He recommended pausing work on large‑resort code changes until the state’s action is clear while continuing town‑center work that is less likely to be affected.

Why it matters: SB 180 and related bills could curtail a city’s ability to adopt local changes that increase restrictions or “burdens” on property — including density or development rules — where the law finds the change conflicts with statewide post‑disaster rebuilding rules. A premature local code change could be invalidated or trigger legal challenges and expense.

Commission response: Commissioners generally agreed to pause the large‑resort portion of the consultant’s work and continue planning for the town center. Vice Mayor Marriott and Commissioner Mulholland emphasized the need to address town‑center issues — including rebuilding and reuse of damaged motels — to support resilient redevelopment. Commissioner Robinson and Mayor Petrilla urged residents to contact their state legislators about perceived home‑rule erosion but accepted the pragmatic approach of pausing until the governor’s action is known.

Options noted: Hickey outlined alternatives the city can still pursue: adjustments that are less restrictive, transfer‑of‑development‑rights programs, creation of a Community Redevelopment Area (CRA) to capture incremental revenue from redevelopment, and targeted infrastructure and resiliency measures. Staff also proposed more focused business‑owner engagement and public meetings tailored to commercial stakeholders in the town center.

Outcome: The commission agreed to review the project again at the first commission meeting in July, after the legislative decision window. Consultants and legal counsel will continue work on town‑center analysis and public engagement while leaving large‑resort recommendations on hold pending state action.