Residents question Benderson’s revised Siesta Promenade plans

Neighborhood groups and mainland residents have several concerns about the newest plans for Benderson Development Company's Siesta Promenade development, but most of them boil down to traffic. 

Benderson Development Co. originally pitched plans for a commercial development on the northwest corner of Stickney Point Road and U.S. 41 in 2014. The developer’s plans for Siesta Promenade, which included two hotels and 250,000 square feet of commercial space, were amended after discussions with neighborhood groups.

Benderson revised the project to include additional residential space to create a barrier between the existing neighborhood and the commercial property. The plan now calls for 600 residential units — including one hotel — and 140,000 square feet of commercial space.

However, some residents aren’t satisfied with the changes.

Debbie and David Daniello moved to their home one mile north of the proposed development 10 years ago. They fear the addition of the residential properties will exacerbate traffic congestion in the area.

“It’s a lot of cars, lots of people,” Debbie Daniello said. “At least with retail, at 10 o’clock, it’s gone.”

Among Siesta residents and representatives from nearby mainland neighborhoods, there is fear the new development may make the intersection congested and clog access to the Key, leading drivers to cut through their neighborhoods to bypass traffic.

A concept map of the development shows the addition of two stoplights, one north of the Stickney Point and U.S. 41 intersection and one west of the intersection to control traffic.

Benderson has already conducted traffic studies in the area. Florida Department of Transportation spokesman Robin Stublen said the state agency would need to do its own studies before going forward with any modifications.

“They don’t come to the department of transportation and ask if it’s OK to develop the property,” Stublen said. “They’ll bring us in at some point in time, as far as access and whatnot, but that hasn’t been done yet.”

There are no plans for the lights in the Department of Transportation’s five-year tentative work plan. FDOT will not take any action until plans are formally approved by Sarasota County.

“When we have a set of final plans in our hands, we can start our process up here, but not until then.” Stublen said. 

Of the two proposed lights, Mathes is hopeful the light west of the intersection on Stickney Point Road will be added before Siesta Promenade opens. He said it is unlikely a light will be added north of the intersection on U.S. 41 at all. The proposed light is 750 feet from the existing light at the intersection of U.S. 41 and Stickney Point Road. According to Florida administrative code, stoplights must be 1320 feet apart. 

Still, Mathes is confident the development will not increase traffic.

“You’ll never know the difference with our project in place,” he said “What we expect happens always happens on the roads, and we have seen that time and time again.”

Many residents remain unconvinced. Audience members at the SKA meeting scoffed when Mathes promised the packed parish hall at St. Boniface Episcopal Church that the development would not negatively affect congestion in the area.

Not everyone is so skeptical. Siesta Pointe resident Ellen Ross applauded the possibility of a Whole Foods within walking distance of her condo.

“We like the idea of having the stores,” Ross said. “We want to walk there.”

Both Ross and her husband, Jim Moynihan, believe increased traffic will not be an issue.

“Most people that live there will like what we like ― walking,” Moynihan said, adding he has confidence in Benderson to do a good job.

Now that the once-quiet project is back in motion, Benderson has a long road ahead before it can break ground on Siesta Promenade.

Mathes expects construction to begin in spring 2017, pending a special exception from the county to build an 85-foot-tall residential structure. The project also hinges on a special exception to increase the residential density of the site to 13 units per acre.

As it stands, Benderson is allowed to build 9 units per acre, which is a number SKA Publicity Chair Joe Volpe is more comfortable with.

“The project becomes more tolerable if density is cut in half,” Volpe said during last week’s meeting.

Mathes is holding two more public meetings this month on June 14 and 30 at Pine Shores Presbyterian Church. Formal meetings with county officials will follow within the year.

“I hope we can be responsive to the neighborhood's concerns and gain support,” Mathes said. “We are absolutely going to move forward, however that plays out.”

Although most neighborhood members remain skeptical, there is hope Benderson’s engagement with residents is a sign the developer is receptive to additional feedback.

“It seems like Benderson wants to work with the community,” David Daniello said. “Otherwise, we would have the first projected plan.”