Planning board declines to recommend rezoning of 1253 A1A after residents cite safety and precedent concerns

The Planning and Advisory Board voted on a recommendation concerning a proposed change to the comprehensive plan and zoning for 1253 A1A, ultimately deciding not to recommend converting the parcel from RM‑3 (residential mixed use) to commercial.

Staff member Carl summarized the request, saying the parcel is currently used as a small engineer’s office and is treated as a nonconforming commercial use under the existing RM‑3 designation; he told the board the lot is small and has limited parking, which will constrain future redevelopment. The board heard that the lot is roughly 0.16 acres and currently has about six parking spaces.

The proposal drew repeated concerns from residents at the public-comment period. Russell Green of 5 Park Avenue asked the board not to change the zoning, citing safety at the nearby Park Avenue beach access and the area’s single-family character: “A commercial zoning may perpetuate safety issues… it’s a neighborhood feel,” Green said. Stephanie Hill, representing nearby homeowners, noted vacant commercial parcels within a half-mile and said additional business traffic would worsen current parking problems.

Resident Daniel Genovese told the board he found a 1993 commercial building permit in the city permitting records and argued that the property has a longstanding commercial history. Carl and other board members responded that staff had not been certain about the date commercial use began and that coastal-construction setbacks and lot size would limit practical large-scale redevelopment even if the zoning changed.

Board members considered asking for a binding development plan to restrict allowed uses but also noted the board’s role is advisory to the city council and that the applicant was not present to answer neighbors’ questions. A motion to recommend leaving the property as residential (i.e., make no recommendation in favor of rezoning to commercial) was made and seconded; multiple members recorded “Aye” and the motion passed.

Next steps: because the Planning and Advisory Board did not recommend approval of the zoning change, any future action would depend on whether the applicant re-files or whether the city council elects to consider a rezoning despite the advisory recommendation. The board also noted members could request the applicant attend a future meeting if the matter is reconsidered.