Citizen Beach This Week

Treasure Island’s Height Restriction Debate: Residents Speak Out

As Treasure Island recovers from the devastating hurricanes of 2024, the community is grappling with decisions about its future. A recent discussion sparked by a post I published on Facebook has revealed strong sentiments about whether to maintain the city’s building height restrictions, currently set at five stories above a parking garage level.

Here's my original post: “As many of you know, our community has been discussing the future of development in Treasure Island. The recent hurricanes have left many commercial properties severely damaged, requiring extensive rebuilding or complete redevelopment. Meanwhile, some property owners are considering selling their lots.

“These changes have sparked renewed pressure on the City Council to reconsider height restrictions. Ten years ago, our community overwhelmingly voted in a referendum to maintain a five-story limit above ground-level garages. Now, we face a critical decision: Should Treasure Island evolve into a high-rise destination like Clearwater or St. Pete Beach, or should we preserve our small-town, low-rise charm, similar to Dunedin?

“Personally, I favor, keeping the height restrictions and rebuilding according to the small town example set by Dunedin.  I’d love to hear your thoughts as we shape the future of our beautiful island together.” - Carlos Miro

With dozens of residents weighing in, the overwhelming consensus is clear: keep Treasure Island’s small-town charm intact by preserving these limits. However, a few voices suggest exploring slight adjustments to spur development while maintaining the island’s unique identity. Below, we summarize the passionate and insightful feedback from the community, highlighting some of the most compelling comments.

A Unified Call to Preserve Charm

The vast majority of residents expressed a deep attachment to Treasure Island’s low-rise, “Old Florida” aesthetic, emphasizing that the height restrictions are central to the island’s appeal. Many contrasted Treasure Island with neighboring high-rise-heavy communities like Clearwater Beach and St. Pete Beach, which they feel have lost their charm to overdevelopment.

• Cheryl captured the sentiment powerfully: “Absolutely not! Leave the height restrictions exactly as they are. Try to maintain what charm is left. City is already pushing to have us lose our cottage character. They would love to see the quaint housing go the way of high rises and large homes. I will fight hard for a no.”

• Dawn added a poignant perspective: “Please do not lift the height restrictions. I don’t want to become Clearwater or even Madeira. I don’t want the beach blotted out by high rises.”

• Michele wrote: “I agree keep it the same!! I grew up on the beaches. From Indian Shores to pass a grill. I do not want Treasure Island, where I mainly lived. To turn into Clearwater Beach, with Saint Pete Beach is now turning into another Orlando or Daytona. Keep the height restrictions. They are doable.”

• Nanette, a tourist, reinforced the visitor’s perspective: “As a tourist we say keep the height restriction. Treasure Island is lovely and we love the small town feel.”

• Kristina said: “We have been coming down for the past 30 years. We love it, it’s the only vacation we take. Love the charming town and small town feel. While many things have changed in 30 years the height restrictions have not. Please don’t let the developers come in and change it to what Clearwater has become. Clearwater is no longer relaxing. It’s congested, busy and one big high rise after another.”

These comments reflect a shared fear that lifting height restrictions would erode the island’s identity, turning it into another congested, high-rise beach destination. Residents like Christine highlighted the emotional connection to the current landscape: “We were just on the beach today and my daughter and I were talking about how amazing Treasure Island is and not overdone like the other areas. Keep it simple. It’s worth it.”

Concerns About Infrastructure and Environment

Beyond aesthetics, many residents raised practical concerns about infrastructure and environmental challenges. With recent hurricanes exposing vulnerabilities like flooding and drainage issues, several argued that high-rise development would exacerbate these problems.

• Lisa succinctly noted: “Given the rising water and drainage issues in the streets, the infrastructure simply cannot withstand a high-rise city and the increased population that comes with it.”

• Scott provided a historical and environmental perspective: “I have been here since the 60s, time and time again we have voted to keep our height restrictions to five stories or less… Our island is sinking as it is… Common sense will tell you you can’t keep building on a basically man-made island… THE GREED NEEDS TO STOP, Bigger is not better !!!!!!”

These comments underscore a belief that maintaining height restrictions is not just about preserving charm but also about ensuring the island’s long-term sustainability.

A Vision for a Vibrant, Low-Rise Downtown

While residents are united in opposing high-rises, many are eager for revitalization, particularly in the downtown area, which some described as a “giant parking lot and dilapidated strip mall.” The challenge, as several pointed out, is to foster development within the existing height limits, drawing inspiration from charming, walkable communities like Dunedin, Safety Harbor, or Florida’s 30A.

• Jennie envisioned a revitalized downtown: “Height restrictions for sure and a real downtown! It’s so embarrassing now with the giant parking lot and dilapidated strip mall! A planned community with landscaping, shops, restaurants and services!”

• Sarah offered a detailed proposal: “Keep current 5 over parking… On the front- build up about just 4 feet with steps into restaurants and shops… We need outdoor seating restaurants all along the downtown. What makes downtowns charming is the walking up to little shops and restaurants… My other wish is to make our town very golf cart friendly with lots of golf cart parking.”

• Carmen suggested looking to 30A for inspiration: “Have someone do a little research in the towns along 30A… A Complete Guide to 30A, Florida’s Most Charming Highway.”

These ideas highlight a desire for thoughtful, pedestrian-friendly development that enhances Treasure Island’s appeal without sacrificing its character.

A Minority Perspective: Slight Flexibility for Development

While the majority opposed any change to height restrictions, a few residents, like Tony, argued for slight flexibility to attract developers and address economic realities. However, even these voices emphasized preserving the island’s essence.

• Tony explained: “I’m all for the charm of a small downtown… I don’t think we necessarily need to increase height, unless it’s just six or seven stories… Waterfront property is expensive, and a developer has to be able to make a profit… Two shitty strip malls across from each other with giant parking lots is not charming or quaint.”

• Chip raised economic concerns about the current limits: “If you limit the number of rooms that [developers] can build the more difficult it is to justify the high beachfront property values… Today many of them face a more difficult challenge because a lot of these empty places will have to be rebuilt and if they do replace their property’s with motel or hotel rooms your gonna see the rental prices sky rocket.”

These comments suggest that while some residents are open to minor adjustments, they still prioritize maintaining a distinct identity separate from high-rise-heavy neighbors.

Design and Zoning as a Solution

A recurring theme was the need for creative zoning and design standards to ensure new development aligns with Treasure Island’s character. Residents like Eileen and Donna emphasized the importance of architectural guidelines to avoid “super modern” or “boxy” structures.

• In one of my responses: “I think we need to pick an architectural style that we would like for our downtown and make developers reflect that in the design of their buildings… Sensible, even creative zoning is a must!”

• Donna praised Dunedin’s approach: “That’s another thing that Dunedin did right - they have design zoning in place as well to keep the old Florida charm.”

These suggestions point to a community eager to work collaboratively with city officials to shape a future that balances growth with preservation.

Looking Ahead

The Facebook discussion reveals a community united in its love for Treasure Island’s small-town soul. Residents are not opposed to change—they welcome a vibrant downtown with shops, restaurants, and pedestrian-friendly spaces—but they are resolute in maintaining the height restrictions that define the island’s character. As Cathy put it, “In the long run, it will pay off because this area will become a MORE desirable standout community and destination we want to live in and visit. Less is more if done right!”

As the City Commission considers Treasure Island’s future, these voices serve as a powerful reminder of what makes the island special. The challenge now is to channel this passion into a shared vision that revitalizes the community while honoring its unique identity:

• New Citizen-Run Effort: I suggest that we work together as a community to formulate our desires for Treasure Island. In the next few weeks, I will be putting together an informal group with representatives from each of our four districts: “The Future of Treasure Island: From Sunrise to Sunset”. We will share our views with our elected officials, who are welcome to attend our meetings (which will take place once a month). If interested, send me, Carlos Miro, an email at [email protected] or text me at 727-238-5615.

Thank you! Article by Carlos Miro, Treasure Island Tortuga

Note: All comments are sourced from the “Residents of Treasure Island” and “Treasure Island Residents” Facebook groups, and reflect the opinions of individual contributors.

History of the City’s Referendum & Current Threats

Treasure Island has long maintained a low-rise, beach-community aesthetic through building height restrictions to preserve views, limit overcrowding, and uphold the city’s character.

In November 2016, a referendum proposed amendments to the charter and zoning regulations to raise height limits and density in the Tourist (T-1) and Community Retail (CR) districts. Developers, some commercial property owners, and city officials drove the proposed changes ostensibly to boost tourism and economic growth. The proposals were rejected by 72% of voters. This outcome solidified the height limit approximately five stories above a ground garage level.

In 2002, Treasure Island residents amended the city’s charter to require public referenda for any future proposals to increase building height or density. This ensured — we hoped — community control over development and prevented unilateral city commission decisions.

HOWEVER, in 2023, Florida’s House Bill 439 (effective July 1, 2023, codified in Florida Statutes, Section 163.3187) prohibited local governments from holding referenda on land development regulations, including height and density changes. This law possibly nullifies Treasure Island’s 2002 charter requirement, shifting such decisions to the city commission and limiting voter input on future development.

So, citizen involvement in city decisions is essential to protecting and preserving our high limits.