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Board recommends one flexibility unit for 1402 North Surf Road to allow a residential unit above commercial space
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Summary
The Planning & Development Board recommended City Commission approval to allocate one flexibility unit to allow a two‑bedroom residential unit above commercial space at 1402 North Surf Road; staff said the request is partially consistent with the Beach Master Plan and consistent with the comprehensive plan and zoning rules.
The Planning & Development Board voted to recommend City Commission approval of a request by Grama Beach Props LLC to allocate one flexibility unit allowing a two‑bedroom residential unit on the third floor above existing commercial use at 1402 North Surf Road.
Adrian Montoya of the Division of Planning and Urban Design explained the site sits in the Bridal Historic District commercial zoning district on the barrier island and that staff concluded the request is "partially consistent" with the Beach Master Plan while meeting comprehensive‑plan and zoning criteria for a flex‑unit allocation. Montoya said the proposed unit would be accessory residential use above commercial space and would not exceed 50% of total floor area.
Staff outlined the flexibility‑unit policy context: the city unified flexibility zones in 2023 and established an initial pool of 4,887 units; after prior allocations the current available balance was stated as 3,886 units. Montoya said the request would be drawn from the unified pool, not the regional activity center allocation.
Architect Joseph Koehler and applicant Massimo Grama described the intended use: Grama said the family plans to use the third‑floor unit for elderly family members because the building’s elevator makes it more accessible. "My dad's 85... we decided to possibly put them into this building on the 3rd Floor," Grama said.
Board members asked whether the proposed unit would be a rental, a condo or a short‑term vacation rental; staff said the flex‑unit request concerns land‑use allocation and the applicant can report intended occupancy status to the commission. The board also asked about parking; staff noted the Bridal Walk district does not impose parking requirements for residential accessory uses (Article 7 would require 1.5 spaces per unit, but that standard does not apply in this zoning district).
Board member Christine Corbeau moved to recommend approval to City Commission; Richard Blattner seconded and the motion carried.
As a recommendation to City Commission, the Planning & Development Board recorded support and staff will forward the record and analysis to the commission for final action.
