Five-story resort with waterpark and rooftop bar rejected by St. Pete Beach officials
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A proposed resort on Gulf Boulevard in St. Pete Beach has encountered another setback after city officials rejected the plan for a second time.
The City Commission unanimously voted last Tuesday to reject a variance, density allocation, and a conditional use permit to construct a 104-unit resort on a vacant 2.76-acre strip of land between the Sand Cove Apartments and Sun Harbor Condos.
The Windward Pass Resort, led by Jack Bodziak of Bodziak/Hayes Architects, would feature a five-story, art deco-inspired building. Amenities include a waterpark with slides and a lazy river, a main pool, a sundeck with a swim-up bar, on-site restaurants, a rooftop bar, a 12-slip boat dock offering paddleboard and kayak rentals, and a 190-space parking garage.
The City Commission’s denial follows the Planning Board’s rejection in December, during which members raised several concerns about the proposed project, including the location of docks in a shallow waterway, the absence of a traffic study (which was not required), and potential noise issues from the pools and bars.
The Windward Pass Resort, a six-story 104-key hotel, has been proposed for a 2.76-acre property at 3815, 3856, 3859, and 3861 Gulf Boulevard on St. pete Beach | Google Maps
After receiving feedback from the Planning Board, Bodziak made slight revisions to the plans, such as reducing the building’s height from six to five stories.
Bodziak requested a hardship variance from the City Commission. A hardship variance allows a property owner to deviate from zoning regulations due to a hardship, which in this case Bodziak argued was the unique shape of the property.
Bodziak has been working with landowner, local artist, and philanthropist Beth Morean for the past 15 years to determine the best use of the four parcels.
“Wanting a higher ROI [return on investment] is not considered a hardship,” remarked Mayor Adrian Petrila.
site plan for the windward pass resort proposed for gulf Boulevard on St. Pete Beach | bodziak/hayes architects
While the project would enhance the area's resort offerings, boost tourism, increase tax revenue, and provide public amenities such as a waterpark and promenade, commissioners argued the project conflicts with the permitted uses in the Bayou Residential District, which does not allow temporary lodging by right.
The Bayou Residential District is designed primarily for residential uses, including single-family, two-family, and multi-family homes. It also allows commercial uses as part of mixed-use developments within multi-family residential buildings.
According to St. Pete Beach’s land development code, the only way to build the resort would be to obtain a conditional use permit and to be allocated units from a density pool established in the City’s Comprehensive Plan.
If Windward Pass Resort were granted units from that pool, only 157 units of its original 325 units would remain.
The Hotel Zamora, a boutique hotel also located in the Bayou Residential District, is the only other project that has drawn from that density pool, using 64 units.
“I'm not comfortable giving that many units from the density pool to one project that potentially costs anything else that could happen in the Town Center District, where I think there's a lot of potential for some good small projects to happen,” said Commissioner Karen Marriott.
Bodziak said the denial was a weak argument and claimed officials did not consider the “intrusive setbacks” that make the property less than 50 percent buildable.
Commissioner Betty Rzewnicki suggested that the lots be divided and developed separately rather than consolidated.
“The intent was always a hotel. I'm sorry it offends you so dramatically,” Bodziak told commissioners.
In a conversation with St. Pete Rising, Bodziak expressed frustration with the Planning Board and City Commission. He said, “We are not walking away from this. We will take action,” and explained that they are currently exploring legal options.
