St. Pete Beach City Commission Meeting - October 28, 2025

The St. Pete Beach City Commission met on October 28, 2025, at 6:00 PM. The meeting featured a $3 million check presentation for Fire Station 22, the approval of the Corey Landings mixed-use project (including first and final readings), a first reading of land development code amendments, and policy discussions on board appointments, traffic analyses, cell towers, and board of adjustment appeals. All five commissioners were present.

Consent Calendar

• Minutes (4a): Approved as amended to include Commissioner Robinson's specific traffic safety concerns.
• Item 4f (Special Magistrate): The proposed delegation of administrative appeals under LDC Section 3.14 to the Special Magistrate was struck from the consent agenda by consensus. The Commission directed staff to amend the code to keep these appeals within the City Commission's purview, retaining contextual oversight.
• The remaining consent items (4b, 4c, 4d, 4e, 4g) were approved 5-0.

Public Comments & Testimony

• No members of the public came forward to speak during the meeting.

Discussion Items

Corey Landings Project (Items 5a, 5b, 6a) The Commission conducted the first and final readings of Ordinance 2025-20 (density allocation/divestment) and Resolution 2025-23 (Conditional Use Permit 25069).

• Applicant's Position: Representatives Brian VanSlyke and Elise Batsel presented a significantly revised package of community benefits negotiated over two weeks, including $150,000 for park maintenance, $100,000 for traffic calming (on top of ~$108,000 in city transportation impact fees), up to $250,000 for sewer repairs, and an increase from 4 to 8 transient boat slips with a defined operational restriction. They argued the project reduces peak-hour trips by 75 compared to the existing CUP and provides over $5.6 million in total public benefits, more than double the prior $2.5 million commitment.
• Commission Deliberation: Commissioner Robinson repeatedly questioned the traffic consultant (Becca Bond) over the use of a 1% growth factor (vs. 2% in a prior study) and the actual length of the turn lane onto Mangrove Street (forwarding a document showing 171 feet vs. the developer's cited 195 feet). She expressed significant safety concerns for that intersection. The traffic engineer stated the analysis met industry standards and the turn lane adequately met FDOT requirements. A condition was added for re-assessment with FDOT at the final site plan stage. Commissioner Rzewnicki highlighted the importance of exceeding the 50% native plant mandate. Commissioner Maldonado offered strong support, praising the project's condominium model and community value over a “business transaction.”
• Outcome: Motions to approve the first reading, final reading of the Ordinance, and the Resolution all carried 5-0.

Land Development Code Amendments (Item 5c - Ordinance 2025-21) Senior Planner Brandon Berry presented the first reading of comprehensive amendments to Sections 3.10, 6.13, 6.14, and 6.22.

• Key Provisions: The amendments address stair encroachments for elevated/new homes, retention of nonconforming accessory structures (pools, gazebos), increased residential storage building size (80 to 120 sq ft), modified equipment setbacks, and a new 15-foot front setback alternative for cul-de-sac lots.
• Commission Deliberation: A debate arose on the distinction between Pass-a-Grille setbacks (5 feet) and the rest of the city (10 feet), with support for extending similar overlays. Commissioners generally supported extending the 7-foot stair encroachment to new construction, contrary to a Planning Board recommendation, citing improved design flexibility and fair application. Caution was expressed regarding impacts on neighborhood character from oversized new builds.
• Outcome: The first reading of Ordinance 2025-21 was approved 5-0 with modifications as discussed.

Other Items for Discussion (Item 7)

• Board Appointments (7a): Commissioner Robinson challenged a recent Planning Board appointment by Vice Mayor Marriott, citing the appointee's judgment and alleged violations. Mayor Petrila seconded the concern. Commissioner Maldonado announced all District 4 board seats would open for reapplication in November to improve transparency.
• Traffic Analysis (7b): Commissioner Robinson advocated for requiring “beach-town metrics” (e.g., weekend peak hours). Staff will research the cost of developing a defensible study before proceeding.
• Pass-a-Grille Bonfire (7c): Unanimously designated as a city-sponsored event; staff directed to add it to the official calendar.
• Cell Towers (7d): Following a presentation by organized residents, staff was directed to prepare draft updates to the small cell ordinance in compliance with state law.
• Board of Adjustment (7e): The City Attorney was directed to return with options for a local administrative appeal of BOA decisions to provide a less costly alternative to circuit court.

Key Outcomes

• Corey Landings Approved: Final approval granted for the mixed-use project with extensive public benefits. Density pool reduced by 150 units with 25 allocated.
• Code Amendment Advancing: First reading of Ordinance 2025-21 passed to address challenges from elevated home reconstruction.
• Policy Initiatives Launched: Staff directed to begin work on code amendments for cell towers, BOA appeals, administrative appeal retention (LDC 3.14), and traffic study standards.
• Fire Station Funding: Acknowledged receipt of $3 million in state funding secured by Representative Linda Chaney.