Commission backs Marlin Development's 62+ Beach Tower after heated public comment on height, alley access and stormwater

The Planning Commission recommended approval of a proposed Beach Tower senior living complex from Marlin Development (30 Third Street LLC) that consolidates multiple oceanfront parcels and requests air-rights closures and alternative compliance for height limits in the Sea Pines corridor.

Marlin's team said the 97-unit independent-living building (62 and older), plus associated assisted-living/memory-care and structured parking, will replace a collection of impervious, underperforming parcels that currently have minimal stormwater treatment. The developer requested two air-rights parcels above a 20-foot alley and a modified schedule (24 months) for completing alley-area rights closure and alley widening.

Speakers from the community said the alley (locally used as a street) is too narrow for deliveries and wary residents said repeated deliveries, large trucks and ramped parking garage access could create safety and traffic problems; several speakers also cited recurring flooding and expressed concern about increased stormwater runoff. "We are not only going to give up the air rights, but we're gonna allow a building 400% above what's allowed on that strip to be built there," said James Westcott, representing the 30 Fourth Street condominium association.

Marlin development representative Eddie Bridal and project principal David Jester said the project is intended to meet a demonstrated need for senior housing near services and the boardwalk, and that project design incorporates a wide delivery/pickup area and a ramped parking garage to keep deliveries off the narrow alley. City staff and the applicant said the project will reduce net stormwater pollutant load leaving the site per redevelopment rules and that detailed stormwater design will be reviewed at site plan.

Traffic and stormwater engineers said the proposal would generate fewer vehicle trips than a by-right retail redevelopment. City traffic engineer Rick Lohman and the applicant's traffic engineer said the roadway operates below capacity; applicant engineers said they will analyze signal operations at the main entrance during site-plan review.

Neighbors urged scaled-back height and asked the developer to acquire the adjacent Mayflower lot to reduce perceived impacts; developer representatives said they had repeatedly attempted to acquire the Mayflower parcel without success.

The commission recorded a recommendation for approval with one abstention (Commissioner Estares) and a separate action granting the applicant's requested 24-month timeline for closing the air-rights parcels and completing required alley improvements. The recommendation moves to City Council for final review.

Motions: Commissioner Esteras moved to recommend approval; Commissioner Hippen seconded. The street-closure application (item 10) also was recommended, with staff support for a 24-month completion allowance for the street/air-rights closing process.