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Planning board recommends approval of 8‑unit oceanfront site plan at 1708 S. Ocean Shore Blvd
Summary
The Flagler Beach Planning & Architectural Review Board voted to recommend approval of final site plan PMS 26-0002 for a three‑story, eight‑unit oceanfront building at 1708 South Ocean Shore Boulevard despite public concerns about parking, alley access, trash and emergency vehicle access; the item moves to the City Commission and will require environmental and building‑permit reviews.
The Flagler Beach Planning & Architectural Review Board on Feb. 3 recommended approval of a final site plan (PMS 26-0002) for a three‑story, eight‑unit oceanfront lodging building proposed at 1708 South Ocean Shore Boulevard.
City planner Lupita told the board the parcel is vacant and zoned Tourist Commercial and that staff "recommends approval of the final site plan" because the application meets the city’s land‑development code for parking, stormwater and other required site improvements. Lupita said the proposed building height is about 34 feet and that required environmental reviews will be completed during the building‑permit process.
The applicant, who said he owns the existing Flagler Beach Motel and Vacation Rentals at 1820 South Ocean Shore Boulevard, described the project as "an attractive, 3 story concrete block building, 34 and a half feet high, built off of pilings" with eight one‑bedroom units, private balconies and common laundry on every floor. The applicant also said the total living area and footprint and other plan measurements during his presentation.
Residents who spoke during public comment pressed the board and applicant on parking, alley access, trash and safety. Andre Galay said a "9 parking spots for 8 units" layout is insufficient and asked where overflow vehicles would park; Clark Jones flagged a discrepancy between drawn 9‑foot stalls and the 10‑by‑20‑foot standard; Mike Archer described the rear alley as sand that has impeded delivery and emergency vehicles and said ongoing construction could worsen access and trash problems. Charles Palazone said he keeps a 100‑pound propane tank behind his fence adjacent to the proposed parking area and asked what protections would be in place.
The applicant responded that the owner operates a 22‑unit property nearby and pledged the project team would "work on" dumpster placement and alley stabilization, and said, "We're not in the business of trashing the community around us, 100%." Lupita and other staff reiterated that turtle and wetland studies and St. Johns River Water Management District review, as required, would occur during the permitting stage.
Board members stressed that site‑plan review is a code conformity check and noted some concerns — notably neighborhood parking policy and broader alley maintenance — are legislative issues for the City Commission rather than issues that alter whether the current plan meets existing code. Lupita confirmed parking counts are applied per bedroom under the current code.
A board member moved to recommend approval of PMS 26-0002; the motion was seconded and the board recorded unanimous affirmative votes (yes votes recorded for Paul McKitkoff, Scott Chapus, Lisa Smith and Chair Johnson). The recommendation advances the item to the Flagler Beach City Commission; required environmental reviews and building permits (including any needed work to address turtles, stormwater and alley access) remain as conditions before construction can begin.
Next procedural steps: the City Commission will consider the board’s recommendation; the applicant must obtain all required permits, complete environmental reviews and resolve required dumpster/enclosure and alley access details before issuance of a building permit.
