Gulf Shores, Ala. – (OBA) – The Gulf Shores Planning Commission will consider an ordinance change to remove a never-used option of a “condotel” from the city’s zoning ordinance and replace it with mixed-use condominium rules. The commission will have its monthly meeting on April 25 at 4 p.m. at city hall.

“This amendment was initiated by the Planning Department staff at the request of the City Council,” a memo to the meeting agenda states. “The Condotel definition and regulations were amended into the Zoning Ordinance in 2005. There hasn’t been a single Condotel developed within the city of Gulf Shores in that 18- year timeframe.

According to the memo, a condotel is a hotel or motel operated under a condominium form of ownership. The definition meets the criteria of a hotel or motel and would be subject to rules for lodging uses within the zoning ordinance.

“This change is intended to implement the recommendations of the city’s Vision 2025 Land Use Plan to create mixed-use, pedestrian-oriented developments within the Beach Area and Waterway Village,” the staff memo states. “The mixed-use condominium will be an option that developers can choose within the Beach Area and the ICW Zoning Districts.”

Staff says the aim of the regulation change is to give developers the option to construct projects with condominium units more likely to get federal funding “in exchange for a decrease in building height and required active uses on the ground floor.”

The new regulation would “create mixed-use condominium to implement the city’s Land Use Plan recommendations as they relate to developing mixed use, walkable, pedestrian-oriented projects in the beach area and transform Waterway Village into a compact, walkable, pedestrian scaled mixed-use neighborhood district.”

Mixed-use condominium specific regulations include the following:

• Decreased building heights;

• “Build-to Zones” along public street frontages;

• Increased Side Yard Setbacks;

• Required Building “Step-backs;”

• Lodging densities;

• Increased parking standards;

• Architectural standards;

• Active ground floor uses.

Because it is a change in the zoning ordinance the new rules will have to be passed by the city council. Staff recommends approval of the ordinance change.

During the meeting, the commission will also discuss:

• A new cottage subdivision along the south side of East First Avenue in the 400 block. The applicant proposes to subdivide the .41-acre parcel into six lots in an area zoned for medium-high density tourist business district. Staff recommends approval of the plan with four conditions including the developer paying $1,995 for a sidewalk fee for a planned eight-foot sidewalk the city wants to build in the area.

• Allowing a stockpile area for the cleaning of the boat basin for a 45-slip marina by Legendary Marine on the north bank of the Intracoastal Waterway. After the site plan was approved it was discovered the basin had “significant siltation” and dredging would be required after years of non-use. The process is expected to take about eight months and staff will recommend approval of the stockpile area for the dredged material. It will be located west of the proposed facility where plans call for areas for boat sales and services, boat storage, a restaurant, clubhouse and an area for future mixed-use development.