January 31, 2007

New Miller plan: 85-foot towers

    The proposal will put the planning commission and, ultimately, city council to the test about their commitment to preserving the nature of Venice — its height and density limits.

    A narrative accompanying the plans describes four, six

story hotel/condo buildings and one four-story building next to the Intracoastal, but does not mention the heights are greater than ordinarily found in such buildings.

    An examination of the plans disclosed the actual heights, which are measured to the mid-line of the highest roof, meaning the actual buildings will be somewhat taller.

Whose vision?

    A recent Venice Gondolier Sun story on this Phase IV Waterfront Development appeared under a headline including the words, “Miller’s Vision.” The issue facing the city government is whether Miller’s vision will prevail over the vision of John Nolen, the visionary whose plan made Venice the lovely city it is today.

    Nolen did not plan for buildings more than four stories, and experts on his work who have recently visited the city under the auspices of the Venice Area Historical Society have recommended staying with the Nolen vision. “Don’t go up,” Charles D. Warren advised.

    Although the Miller narrative argues that the city’s criteria for compatibility with neighbors are met, the facts indicate otherwise and the planning commission and council will have to make that judgment.

     First, the entire project begins less than one-half block from the downtown Venice area that council has limited to 35 feet. The 85-foot buildings will be next to the two-story Gifford-Heiden Insurance building on Venice Avenue, which is next to a one-story gasoline station. On Tampa Avenue, the nearest buildings are a group of retail shops, one-story in height.

    Even the buildings on East Venice Avenue south of the bridge, the next nearest location, are three stories or less. Across the Intracoastal, the historic train station is one story.

    The only buildings that are comparable in size are three of Miller’s own condominium towers, which rise to 105 feet. Many citizens consider the height of these buildings a terrible mistake, marring the entry to the city. This plan would compound the damage.

Development needed

    Development in this area, which for a long time has been judged substandard is welcome, but the height is excessive and the nature of the development also raises questions.

    The public parking and the retail spaces have essentially disappeared. While some downtown merchants may have felt that retail uses would have competed, there was an interest in having parking available for those willing to cross Business 41 from the hotel/condo.

    The plan requests a variance from the planning commission to have an overhang over the sidewalks, forming an arcade, and also a variance for narrower parking spaces.

How many units?

    The plan describes the buildings as including 140 units in the four towers (35 per tower) and five additional units in a building that would house a lobby, restaurant, deli and spa. (Miller’s document suggests this part of the project has two additional owners.)

    A review of the plans suggests there are seven units totaling 21 rooms on each floor of the main towers. With five stories above a garage, that equals 105 rooms and in four buildings a total of 420 rooms for an area of about 2.5 acres. (An additional 0.33 acre will house the smaller building.)

    However, the rooms are not hotel rooms in the usual sense. They are clustered into three-room units including baths. A two-room unit includes a bedroom, bath and living room, kitchen, etc. It is adjacent to a guest room, which has its own bathroom and what appears to be a small kitchen-type area, with perhaps a microwave and refrigerator; the detail is not identified.

    If one counts the three rooms as one unit, then the 145 units the plan describes may be understood. Tom Slaughter, the director of the city’s planning and zoning department advised that the plan is still under review and subject to changes after the city evaluates it.

    City planners will actually do a technical analysis based on predicted water and sewer usage, among other factors, to determine the “effective” number of units for official consideration.

    Slaughter mentioned other issues the city staff is considering but did not elaborate on them.

    One prospective use is that the 145 units could actually be rented as 290 rooms — one two-room suite and a freestanding single room per unit. That would result in a density of about 100 rooms per acre.

    The maximum for a condominium would be 18 units per acre under the multi-family designation. The new “commercial mixed use” zoning adopted by council, which is sought for the property, has no upper limit on density.

    While the prospect of a downtown hotel is attractive to many, including this writer, this structure with its units of almost 1,500 square feet, has the look of a condominium in hotel’s clothing, perhaps a hybrid at best.

    Council needs to define the character of the development that is in the city’s interest; develop specific terms of agreement establishing usage; and also restrict the excessive height and density.

Ed Martin can be reached at:

ed@insideveniceflorida.com