City Council rejects appeal, approves 619-unit development

The approval clears the way for a phased multi-family development at 3200 34th Street S., near the intersection of 34th Street and Interstate 275. The proposal had become the latest flashpoint in an ongoing debate over growth, density and the future identity of southern St. Petersburg.

The appeal was filed by Altis Cardinal Skytown LLC, described in the city’s agenda packet as a “competing multi-family developer.” The company also owns the 2,084-unit Sky Town development directly across 34th Street from the proposed project.

In its appeal filing, Altis Cardinal argued the development failed to comply with the Skyway Marina District Plan, the district’s activity center overlay and the RC-1 zoning designation. The company further claimed the project was “not consistent with any other market rate apartment project approved by the DRC in the Skyway Marina District since 2015.”

The dispute was over how the city’s planning vision for the district should be interpreted, and how much weight those vision documents should carry when approving major developments. Altis Cardinal argued the proposal did not reflect the mixed-use, pedestrian-oriented character envisioned when the city established the Skyway Marina District more than a decade ago.

The appellant further contended the project prioritized density without sufficiently advancing walkability, neighborhood integration and corridor design.

“This project is being treated differently,” said a representative of Skytown LLC, “and it’s not allowed.”

City planners rejected the argument entirely, countering that the proposal satisfied all enforceable land development regulations and comprehensive plan requirements. In advance of the City Council meeter, staff had already recommended denying the appeal.

Planning staff also emphasized that while the Skyway Marina District Plan encourages mixed-use and pedestrian-oriented development, those elements are not mandatory requirements for every development project. That distinction ultimately became central to the case.

A representative of the new developer stated, “This project is a redevelopment of a vacant institutional campus into a thriving multi-family development, offer a much needed, diverse housing option. The project is thoughtfully designed to meet or exceed all land development regulations and comply with [the Marina District’s] comprehensive plan.”

The representative slammed the appellant, stating the challenge “has zero specificity.” Ultimately, city council agreed, voting to approve the development.

The Development Review Commission originally approved the project in a 5-1 vote March 4. During that hearing, commissioners acknowledged some of the concerns raised by opponents but ultimately concluded there was insufficient legal basis to deny the application. One commissioner noted portions of the Skyway Marina vision being cited by opponents were “not necessarily enforceable at this point.”

Established in 2013, the Skyway Marina District stretches along 34th Street South between 30th and 54th Avenues South, and has become one of St. Petersburg’s most active redevelopment corridors. Thousands of residential units have been proposed or approved in the area in recent years as developers continue targeting the district.