Zoning board deems Islandside project complete

The town’s Zoning Board of Adjustment upheld Planning, Zoning and Building Director Monica Simpson’s decision to deem the Longboat Key Club and Resort’s Islandside application complete at its Thursday, Sept. 17 regular meeting.

A standing room only crowd of people, much of whom was wearing “I Support the Club” badges, applauded the board’s decision.

The Longboat Key Association, which owns Longboat Club Road, appealed Simpson’s decision to deem the application complete in July, forcing the zoning board to review Simpson’s decision.

Longboat Key Association attorney Richard Ulrich stated in his appeal that the association must sign the application because it’s the owner of property that requires construction of new driveways and road entrance and right-of-way modifications.

And on Thursday, Ulrich said the association must be a party of the application because easements that exist between property parcels and the road itself make the road a party of the project.

“An easement is a right of use over the property of another,” Ulrich said. “It’s imperative owners of the road be a part of any application that will have any effect on this property.”

Longboat Key Club and Resort attorney Jim Syprett, however, disputed Ulrich’s claim by entering into the record several residential project applications that have been built on club property over the course of 20 years.

“Never has the roadway in any of these applications been a signature of the application or refused cooperation with the town in its approval process for an application,” Syprett said.

Simpson also told the zoning board that the town and the state, which own a significant amount of street right-of-way, has never signed as a co-applicant for any development that has been built on the island.

“Staff recommends denial of the appeal petition, allowing the application to be consider by the Planning and Zoning Board as submitted,” Simpson said.

The zoning board was told by town special counsel attorney Nancy Stroud that Simpson’s determination is presumed to be correct as a matter of law and can only be overturned “if the decision is clearly erroneous.”
Zoning board member Gaele Barthold moved to uphold Simpson’s decision.

“Based on the legal argument presented, it’s my opinion the decision should be upheld and the appellant (the road association) did not meet their burden,” Barthold said.
Zoning board George Pasini agreed.

“It’s time to move on and review the merits of this application,” Pasini said.

Town staff will now move forward with coordinating a date to hold a special public hearing at an off-site location for the planning and zoning board to review the $400 million project next month.

For more information on the board’s decision and reactions from all parties involved, pick up a copy of the Thursday, Sept. 24 Longboat Observer.

Contact Kurt Schultheis at [email protected].