Mega Hotel Myths and Bridgegate

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Mega Hotel Myths and Bridgegate

Siesta Key Condominium Council (SKCC) Mission Statement: To provide member Condominium Associations, their owners, residents and renters current information applicable to Condominium living in the legislative, legal and insurance arenas, through a series of meetings/speakers and to support efforts that promote: safety, economic stability, environmentalism, and the beautification of Siesta Key.

Mega Hotel Myth:  Does Siesta Key need mega hotels? Research indicates no accommodation shortage.  According to the Sarasota Hospitality Market Report, “Over the last year, Sarasota’s average monthly occupancy rate has been 68.9%, which is notably higher than the national average of 63.0% for the same period. The RevPAR in the Sarasota hotel market experienced a 6.1% decrease over the past 12 months as of December” (3/7/24). It also noted a trend toward smaller hotels, “The market is characterized by smaller hotels, with the average building housing around 65 rooms, notably lower than the U.S. average of 89 rooms per building,” and that new hotel construction in Sarasota is robust.  According to Visit Sarasota, “Between 2022 and 2023, the occupancy of paid lodging was 68.1%” (3/19/24). On 5/22/23 Sarasota Magazine reported average occupancy rates of 66% and peak 73%. Airbnb occupancy reports for Siesta Key vary widely depending on season and source from 49% to 83%. The Siesta Key Chamber of Commerce publishes an extensive list of members with various rental accommodations. In addition, in 2023, Samantha Gholar reported: “Local hotel occupancy rates were lower in the fall and into early winter in comparison to the previous year, " said Visit Sarasota County CEO Virginia Haley. She noted many visitors to the Suncoast are now laying heads in beds with family members over hotels when compared to the two previous years.” Myth: Siesta Key needs Mega hotels inappropriate elsewhere On April 9, County Commissioners voted 5-0 against approving two hotels in Nokomis on an 11.12 acre site. Sarasota News Leader reports, “Neil Rainford and Joe Neunder contended that the proposal would lead to even greater traffic intensity in the affected area…Without an improved roadway network, Rainford said, ‘I think this [further] intensity can’t happen …’ He predicted that the hotels would lead to ‘intensifying [traffic] significantly’.” (See article below). Can Commissioners and the public believe that three mega hotel proposals on Siesta Key with twice as many rooms on less than 1/3 of the acreage would not intensify traffic significantly? If it “can’t happen” in Nokomis, why should it happen on Siesta Key, a protected barrier island, with hurricane evacuation priorities, and no possibility for increased road and bridge access?

Myth: Requests for upscale Siesta Key accommodations off the beach are significant. The SK Chamber of Commerce reports the majority of inquiries are for reasonably priced accommodations on the beach. Myth: Increased Sarasota-Bradenton Airport Capacity Indicates Need for Siesta Key Mega Hotels Statistics indicate that while Sarasota and SK remain popular destinations, needs for lodging are being met, occupancy is available, and new hotel construction is robust.

Stickney Point Bridgegate The public remains concerned about the chaos at the bridge on March 9 as indicated by questions and comments at the SKA meeting on April 4. Since the previous SKCC bulletin, more witnesses came forward to confirm the report. To summarize, the bridge gate exiting Siesta Key was not operational for over 1.5 hours and vehicles could not leave. Spring break was in progress. Traffic entering the Key was sporadic. Vehicles illegally crossed the median, scraping it, or turning back. Vehicles drove backward to turn around at the median break near CB’s. Pedestrians and cyclists were in the roadway. A vehicle exited the Key in the wrong direction/ lane. Police were not visible in traffic control for 1.5 hours until cruisers appeared at Midnight Pass and Stickney Pt. Roads. Traffic through the south bridge was halted and the north bridge was at a crawl. Implications: Why is this important? This illustrates that SK infrastructure is already taxed to the limit, and that responsible Commission action should lessen, not increase, traffic and intensity on the barrier island to protect residents and visitors. This indicates the need for a comprehensive traffic study and model unique to SK. It indicates the wisdom of controlling density and intensity to protect public safety, no matter the source, commercial or residential. The Commission should not promote development that cannot be supported by SK infrastructure and overwhelms public services. The Commission needs to make it easier for the Sheriff’s Office and emergency services to do their job, not more difficult. Removing density restrictions and permitting unlimited density for transient accommodations on Siesta Key would only exacerbate existing traffic problems and endanger emergency and hurricane evacuation and public safety. Recommendations The County Commission and Sarasota Emergency Services should devise a plan to protect public safety during peak times, emergency situations, evacuations, and hurricanes. It should establish better coordination to control traffic, maintain order and inspire public confidence. Suggestions include motorcycle deputies to navigate through the traffic more easily and electronic signs to warn drivers to avoid the Key and bridges when appropriate. Who responded during the emergency? The 911 center responded to citizens’ calls and checked with bridge tenders, who call for repairs; 911 contacted the sheriff’s office, which is responsible for dispatching deputies. Call logs were reported in Sarasota News Leader.

Old Stickney Point Hotel Zoom workshop March 20 At one point 117 individuals were indicated on the Zoom. As noted by one of the last callers, everyone except the developer’s agents opposed the proposal in its current form. The complaints were myriad, and these are just a sampling: Quadruple density (120 rooms) and building size (83 ft.) are incompatible with surrounding areas, which cannot handle the increased traffic and intensity, already at breaking point. Traffic flow and beach access interference are unacceptable. It is premature to apply for Comprehensive Plan changes that have not had hearings or been approved. The waiver permitting a reapplication after the three Court rulings against the original hotel applications was improper. Serious storm water and environmental concerns were raised, and the continuance of the separate parking garage application based on a non-related technicality was questioned. A relevant traffic study was requested, and the Comp Plan was invoked for its protection of barrier island residents during hurricane evacuation. In addition, the proposed hotel and garage are off Stickney Pt., which could increase Bridge Gate problems. Related mega hotel news The Siesta Key Association hired an attorney to write a demand letter to the County Commission to rescind the improperly issued waivers for the Village and Old Stickney Pt. Hotels to reapply before the required one year waiting period - after the previous applications were invalidated by the Court rulings against the UDC change for unlimited density for transient accommodations. Hotel developer Dave Balot sued Sarasota County for not processing the hotel site development plan he submitted for the former Wells Fargo site. Managers/Presidents: Please post on your bulletin boards and ensure your Board of Directors/Residents receive a copy of this notice. Please click this link for a download of a copy for printing or distribution by email to your board/residents.