Planning board forwards recommendation to approve Hilton rezoning to City Council over staff objections

The Marco Island Planning Board on Friday voted 3–2 to forward a recommendation to City Council to approve a rezoning request that would convert the property at 560 South Collier Boulevard (the Hilton) from Resort Tourist (RT) zoning to a Planned Unit Development (PUD).

Staff recommended denial, arguing the rezoning would be inconsistent with the city comprehensive plan’s density and character policies and would grant increased entitlements without a demonstrated public benefit. Daniel Smith, the city’s Director of Community Affairs, told the board that "the maximum density permitted is 16 dwelling units per acre" under the resort residential policy and that the petition sought far higher entitlements than that allowed in policy.

Applicant counsel said the PUD would include enforceable limits and site‑specific mitigations, including parking standards, dune restoration, and a maximum building height of 150 feet. Zach Bornstein, representing the applicant, said the proposal "is consistent with the comprehensive plan" and noted the PUD document contains a numerical cap tied to the rezoning. Board member Jensen moved to forward approval and the board recorded a 3–2 roll call; the matter will proceed to a de novo review by City Council.

The decision does not bind the council, which will review the record, the competing legal interpretations and the public comments received. Opponents warned of potential litigation if council approves, while the applicants pointed to committed infrastructure work and economic benefits as reasons to move forward.