Planning commission recommends parking variance for Coconuts building, conditions approval on 9,600-square-foot limit and filed parking agreement

The Planning and Zoning Commission recommended approval of a developer’s request related to the Coconuts building (Lot 2, Block 30, Padre Beach Section 3) — a variance involving off-site/shared parking distance and related plan approvals — with conditions designed to enforce a firm building-size limit and a recorded parking agreement.

Alex Sanchez, Works Director, summarized the application. The request arose after code changes: shared parking distance had been 1,200 feet in June 2015, reduced to 200 feet in March 2025, and the applicant sought a greater shared-parking distance (the application cited a request to increase to 694 feet). Sanchez told the commission the application required a final plan; staff said some revised documents were received late and had not been fully reviewed.

Filiberto Alba, the city building official, presented staff calculations showing the building’s gross floor area would exceed 9,600 square feet if rear decks and certain enclosed areas are included. Alba said his wall-by-wall measurement produced an approximate gross area of 11,650 square feet, requiring about 39 parking spaces, while the applicant submitted revised plans that list 9,600 square feet and would require fewer spaces.

Applicant representatives said they prepared two plans. Adrian Ramirez, a local real estate developer, told the commission the team prepared plan A and a revised plan B that reduces the gross floor area to 9,600 square feet to comply with code. Nathan Kasan, associated with the project, confirmed the 9,600-square-foot submittal includes deck area on revised plan B.

Speakers discussed parking specifics: tandem parking proposed on the first floor is allowed only for residential uses under city code, and valet service would require a special-use permit. Staff noted they received three written letters of opposition. Annie Holland Miller of South Padre Redevelopment Company urged consistent enforcement of parking ordinances and cautioned that variances should be exceptions, not routine.

After discussion, commissioners moved to recommend approval of the variance conditioned on three items: final approved plans that do not exceed 9,600 square feet (including deck area), compliance with all other ordinance requirements, and filing an approved revised shared parking agreement with the county. The motion passed on a voice vote with no opposition recorded.

The commission’s recommendation is advisory; final approval, any permitting and verification of the approved plan and the recorded parking agreement are subject to subsequent city staff review and county filing requirements.