Commission Considers Multifamily Uses

by SC Reporter Emilie Alfino

The Planning Commission at its June 10, 2025, meeting approved a resolution recommending the City Council allow the use of “multifamily building” on two nonconforming use properties, Gulf Beach Condominiums and Sandpiper Beach Condominiums.

Specifically, the Resolution recommends the City Council adopt an ordinance amending the Code of Ordinances to permit existing multifamily buildings to remain in the Upland Wetlands Zone. This applies to just two buildings as noted above.

Gulf Beach Condominium (one building with 14 units) is a nonconforming use – a multifamily building in a district where that use is prohibited. Previously, an allowance in such a situation was made for Below Market Rate Housing at Woodhaven, 800 Casa Ybel Road.

Sandpiper Beach Condo at 1919 Olde Middle Gulf Drive (27 units in five buildings), constructed in 1979, was approved within the Upland Wetlands Zone without any documentation to explain the approval of the otherwise prohibited use.

Gulf Beach Condo was substantially damaged by Hurricane Ian and the building must be demolished; a permit was issued on May 16, 2023, but the building has not been demolished. The property is currently for sale.

Sandpiper Beach Condo has not been substantially damaged and has been reconstructed.

The option to “build back” Gulf Beach Condo as one multifamily building with 14 units is expected to expire on December 15, 2026. The property is entitled to the same number of units, but the code requires either single-family homes or duplexes. A cluster development of duplex and/or single-family residences could be approved up to 14 dwelling units (similar examples include Victoria Way, Colony Beach Estates, or Ferry Landing). The property contains approximately 124,320 square feet, or 2.85 acres, allowing potentially up to six single-family lots.

This is a question of what is legally permissible versus what is physically possible, Commissioners noted.

The Resolution recommending that City Council allow the use of “multifamily” building on these two nonconforming properties, passed unanimously with Commissioner Kate Sergeant excused, and will now go before City Council.