Planner outlines five concepts for TC‑2/Coquina West; commissioners ask for multifamily options and more outreach
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Summary
City planner Brandon Berry presented five alternative code and zoning concepts for the TC‑2 West (Coquina West) special planning area, asking the commission for input on whether to pursue multifamily‑friendly options or retain incentives for block‑level, higher‑density redevelopment.
Brandon Berry, a planner with the city, briefed the commission on Nov. 3 about community feedback and five concepts to address redevelopment challenges in the TC‑2 West (Coquina West) special planning area.
Berry said the district currently contains a high concentration of nonconforming standalone residential and lodging uses that, under current rules, could limit block‑level, higher‑density redevelopment. The five concepts he presented were: (1) extend the town center core to allow vertical mixed use at smaller parcel scales; (2) partial rezoning to revert some parcels to standalone residential zoning; (3) modify TC‑2 standards to permit standalone residential and lodging options; (4) create a special overlay/character district (floating zone) for targeted permissions; and (5) lessen nonconformity restrictions to allow substantial improvements for existing residential uses.
Berry said community input favored allowing multifamily stand‑alone redevelopment and lower mid‑rise heights (three to four stories) in some places, while commercial owners expressed reluctance to redevelop at‑grade commercial space owing to flood and storm risks. He cautioned that some options could raise Bert J. Harris Act or other state law considerations and require county coordination and comprehensive‑plan amendments.
Commissioners and residents pressed staff on grandfathering, buffer triggers, the feasibility of condos vs. apartments, workforce housing, and whether policy changes would hinder longer‑term block consolidation. Commissioner Marriott noted the original push to enable property owners to rebuild to prior unit counts after storm damage and favored adding multifamily as a buffer between intense commercial and single‑family areas. Several commissioners asked staff to refine concepts and return with targeted community outreach and legal review before any formal code amendments.
Berry said staff would engage Forward Pinellas and hold further community meetings as needed, and that any code or comprehensive plan amendments would go through the usual public review process.
