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Height Limit Is Shortsighted
Safety Harbor city commissioners are swinging a big hammer when they use the term “moratorium” in conjunction with redevelopment. Rather than just controlling unwanted projects, this hammer may smash plans for a vibrant downtown. To arbitrarily set 25 feet as a maximum building height for new construction in the downtown benefits the handful of properties that already are approved at a greater height and limits flexibility that could help direct desirable development in other areas.
The drive to limit new building height is a direct reaction to the three-story Harbour Pointe retail/office building at Main and Bayshore and last summer’s approval of three-story townhomes on Second Street North. The new rules, however, would stop neither of those projects nor have any impact on the five-story condominiums that already are approved to be built opposite the marina. They would stop future three-story residential projects north of Main Street but inadvertently may also endanger plans for new two-story homes. Unfortunately, given the small lot sizes that are typical in the older part of town, the effect may be to drive new home costs even higher because developers will be forced to combine lots to get enough area to build homes of sufficient size to be marketable. A secondary impact will be to make it even harder to preserve the existing tree canopy as residential developers seek to build on every available square foot.
The suggested height limitation in the commercial district will have a very limited direct impact. Only the area between Third Avenue and Bayshore/Philippe Parkway is currently approved for three-story construction and almost none of it is available for development. Every other commercial property in downtown already is limited to two stories. Ironically, one of the impacts of the new rule could be to prohibit the rebuilding of the historic Harbor House building if it should be destroyed. Furthermore, if the city applies the 25-foot rule to itself, the future expansion of the library also may be endangered. Current plans call for a second story, which easily could require more than 25 feet.
Lopping 10 feet off the maximum building height may provide some temporary satisfaction for those who fear Safety Harbor is in danger of losing its small town charm and quaintness. If the effect, however, is to stifle redevelopment, that will be an even greater threat to the future of the city as a viable and attractive place to live and work. Many if not most of the older structures in both the commercial and residential areas are in need of revitalization. The city has many tools to help control and direct redevelopment. Parking requirements, tree preservation, water retention, minimum setbacks and modern building codes all already pose formidable hurdles for most developers.
Certainly not every redevelopment project will please everyone. But to squash redevelopment with an arbitrary height limit ignores the real problems of incompatible or out of character development. What is needed is a proactive, positive approach that specifies and encourages the type of redevelopment that is desired. Focusing on limits rather than possibilities is shortsighted.
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