New Smyrna Beach explores causeway
hotel/marina concept
The North
Causeway in New Smyrna Beach is prime land by any definition. A focal
point within the city with an extraordinary view overlooking the
Intracoastal Waterway and a stone's throw from the Atlantic Ocean, the
North Causeway is every developer's dream. That's why city officials
are being meticulous in planning its future use of the land. They are
planning for an upscale hotel/marina complex, with an interactive
marine discovery center.
As
intriguing as the dream may be, the road to approval of the concept is
long and winding. For one thing, its designation in the city's land
use plan would have to be changed from "public land use" to "marina."
In addition, zoning would have to change from "conservation" to
"commercial marina." These are changes that are made only with
compelling arguments as to community benefits and environmental
safeguards. One of those arguments is rooted in the complex's
potential as an engine for economic development.
"We see
the creation of a hotel and marina complex as a great addition to the
city that will be appreciated by residents and visitors," said City
Manager Frank Roberts.
The
parcel, on the south side of the North Causeway between Quay Assisi
and Boat Yard Street, covers approximately four acres. It is the site
of the city's old wastewater treatment plant, which would become the
marine discovery center–a higher and better use of the land, city
leaders believe.
The
designation change to "commercial marina" also would allow for a
variety of public recreational uses. It would enhance the city's
profile as a tourism destination and it would increase the overall tax
base.
While the
city would retain ownership of the property, it would lease part of
the land to developers of a hotel and restaurant. These developers
would be selected through a rigorous proposal process and would be
required to build or fund public amenities as part of the deal.
The
development concept is the result of the exhaustive North Causeway
Area Study, conducted over 14 months. It included public meetings,
property owner meetings, workshops and public hearings. The study led
to recommendations based on market conditions, market potential, and
the social and physical relationships between planned and proposed
uses. The recommendations put a premium on showcasing the city’s
waterfront and its magnificent vistas, free-flowing pedestrian access
to the site and encouraging interaction with the shoreline. For
example, it calls for boardwalks and dock facilities. It also mandates
a wide waterfront edge to serve as a pedestrian and bicycle
thoroughfare along with seating for activity-oriented gatherings.
Buildings are to be relatively narrow and restricted to three stories,
plus a finished rooftop.
In short,
the study concludes that regardless of use, buildings must be highly
attractive and architecturally detailed in keeping with new urbanist
design principals with a premium on architectural character. The sale
of public lands to private enterprise is discouraged, as are uses that
privatize tile waterfront area. An active park or play area is
recommended as part of the development plan.
While the
road to a hotel and marina complex on the North Causeway may be long
and winding, the plan demonstrates respect for the area's history and
enthusiasm for its future. Watch for updates in future editions of
Real Estate Journal of Volusia County.
