Spanish Main seeks rebuild options

The long and daunting task of revamping the town’s codes and comprehensive plan at Longboat Key Planning and Zoning Board meetings is tough for some people to sit through. But Planning, Zoning and Building Director Alaina Ray promises there are 212 property owners who are watching closely behind the scenes. 

Ray told the planning board at its March 17 meeting that creating a new planned development option for properties to rebuild has piqued the interest of Spanish Main Yacht Club property owners and, most likely, other property owners on the island. 

Currently, property owners can only rebuild in the event of a hurricane or other natural disaster in the buildings’ current form.

But Ray points out that’s an impossible task, especially for Spanish Main property owners who have single-family villas on the ground level of a low-lying elevation area of the Key. Flood regulation guidelines would require new homes to be built on stilts, with parking on the first floor under the stilts and living quarters starting on the second floor. And that concept is not visually appealing to residents.

“Spanish Main can’t build the same number of units they have now in any feasible way,” Ray said. “Their desire is to rebuild in a way that makes economical sense and for everyone who currently lives there to still have a unit. But they would look different, have a different height and different configurations. They are very interested in new concepts.”

The community is not just interested in the concepts. It’s making plans to be first in line at the planning department for a pre-approved concept plan at both the state and town levels for when the time for redevelopment approaches. 

More than a year ago, Spanish Main resident Charlie Czech spearheaded the Spanish Main Rebuild Committee, which has already hired Gary Hoyt, president of Sarasota-based Hoyt Architects, to create renderings and a concept plan for a new Spanish Main. One of the concepts that was priced out is estimated to cost $53 million. 

The committee was formed with a budget of $14,000 ($6,725 has been spent so far) to investigate the matter and has discussed the issue with Florida Department of Environmental Protection, which controls the lake and marine, and the Southwest Florida Water Management District. 

Spanish Main resident and committee member Tom Freiwald, who acts as the spokesman, said the plan was revealed to residents in January.

“Everybody is happy we’re preparing for the future,” Freiwald said. “Spanish Main has the opportunity to be first in line in the event of a major rebuild of Longboat Key.”

Freiwald said residents decided they don’t want a mess or a fight on their hands in the event a storm hits. 

“We’d rather hash it out now and agree to a concept,” Freiwald said. “We don’t want to end up like the Colony. That mess was the catalyst for this.”

Freiwald said they don’t need a site plan or blueprints prepared for the concept until the time comes to rebuild. And he said it’s a waste of money because those plans could change depending on what future residents want.

“We know we have a reasonable concept plan for what the state and town will approve, and that was our goal,” Freiwald said. “We can get preapproval for a concept and be ready to go and save a lot of time.”

That concept involves several multifamily buildings with two stories to allow for more living space and a modern clubhouse. All the units would have water views and would sit closer to Sarasota Bay. More open space would exist closer to Gulf of Mexico Drive.

To rebuild Spanish Main, the condo association needs a two-thirds approval vote (142 votes in favor) within 180 days of a natural disaster to terminate the declaration of condominium documents to begin the path to rebuilding. Individual owners could also still sell their units during this time. 

The Spanish Main committee is suggesting a layered lottery to determine which owners get to live where in a new concept plan. Residents could be ranked for better locations based on location of their current villa, size of their villa, fair market value of their villa and how long they have been a resident. 

Freiwald said residents’ biggest concern is a partial destruction in the event of a storm, noting the property would look disheveled if some units were destroyed or rebuilt while others remain the same. 

“We’re probably the only condo that’s hoping for either no hurricanes or total destruction,” Freiwald said. 

Ray, meanwhile, said property owners currently have no incentive to rebuild under current codes.

“We’re trying to loosen the box,” Ray said.

Ray said it could take two years to get approvals for a new development if a place like Spanish Main was destroyed by a hurricane today.

“What they’re doing is not a bad idea at all,” Ray said.  “It will save them time when the time comes.”

Ray expects other property owners to come forward once code changes are made within the next year, too.

Planning staff will bring the planning board 3D concepts and renderings of existing island buildings to a 9 a.m. March 31 workshop for the planning board to get a glimpse of what buildings fall into certain future redevelopment categories.

“There are 60- to 70-year-old buildings on this Key and owners will have to make a choice in 10 to 20 years on what to do,” Ray said. “These existing buildings won’t last forever, with or without a natural disaster. Planning ahead is crucial.”