Planning board approves 45‑unit condo‑hotel and 45‑slip marina at 3200 San Marco Road

The City of Marco Island Planning Board voted to approve a site development plan for 3200 San Marco Road — a proposed 45‑unit condo‑hotel with a 45‑slip marina — after staff recommended approval and the applicant agreed to add a condition clarifying permitted uses.

Mary Holden, the city planning manager, told the board that the project meets the comprehensive plan and land‑development code requirements and that review departments had signed off. "Staff is recommending that the planning board approve this," Holden said during her presentation. The project team said the development will include a restaurant and other ancillary uses, and that the building height, setbacks and parking for the site comply with the code (the plan shows 125 parking spaces; 122 are required).

Board members pressed for enforceable protections that the development remain a commercial hotel rather than long‑term residences. City attorney David Toles said the city will review and require condominium documents that commit the units to short‑term operation and warned the board that Florida law limits the city's regulation of short‑term rentals. Todd Lawler, representing the applicant team, said the developer will require units to go into an in‑house rental pool so owners cannot list them individually. "Owners of a unit cannot Airbnb it; they cannot rent it out — it has to go through the group inside the unit," Lawler said.

During deliberations the applicant further agreed to provide a list of North American Industry Classification System (NAICS) codes spelling out the marina and ancillary uses, and the board added that as a condition of approval to reduce ambiguity about permitted charter and sightseeing operations. The motion to approve, amended to include that NAICS condition and the staff's 13 conditions, passed on a roll call vote with four members in favor and Chair Bailey opposed.

The planning board's action is final at the board level; the city attorney reminded the audience that affected parties may appeal the decision to the City Council. The resolution text in the packet names Maritime Acquisitions LLC and lists the site development plan as SDPDash24Dash00082 for the property at 3200 San Marco Road.