BRADENTON BEACH – Special Master William Robinson Jr. has ruled in favor of a variance request for a reduced front yard setback that could lead to the construction of a small hotel on Ninth Street North.

As part of their efforts to build a two-room hotel on their vacant lot at 113 Ninth St. N., Gulf Drive Café owners Wendy and George Kokolis sought the city’s permission to reduce the front yard setback required by city code from 25 feet to 10 feet, as measured from the edge of the city right of way.

Robinson’s approval means the property owners can resume their efforts to get a special exception from the city commission that would allow for the construction of 1,086 square-foot, two-unit hotel on their small, 3,431 square-foot, triangular-shaped lot.

Last month, the planning and zoning board discussed the hotel use special exception, but asked that the variance request be dealt with first.

With the variance approved, the special exception discussion was scheduled to resume at Wednesday’s planning board meeting. After reviewing the request for a second time, the board will forward its recommendation to the city commission for final determination.

As special master, Robinson performs a service once provided by the now-defunct board of adjustment. He based his decision on testimony given during the May 14 hearing that took place at city hall.

Representing the property owners, attorney Patricia Petruff said the standard 25-foot front yard setback limits the Kokolis’ ability to develop the legally non-conforming lot they purchased in the late 1980s.

Petruff shared her view that a small hotel would not create additional congestion, and she feels it would fit in well with the character of a neighborhood that already includes rental properties and the café parking lot. She suggested that the hotel might actually cut down on Ninth Street traffic because motorists would no longer be able to use the Kokolis’ vacant lot for parking.

“I think these owners deserve to have a use of their private property. They should not be denied an appropriate use,” Petruff said.

Resident Ron Kamholz opposes the proposed development due to fears that it will add to what he describes as an already dangerous situation in regard to motorist and pedestrian safety. Kamholz also expressed concerns about additional noise, parties and other conditions associated with wedding celebrations taking place at the nearby café.

Petruff suggested the 40-unit condominium complex that Kamholz lives in creates far more traffic than a small hotel with a pair of 300- square-foot bedrooms.

Resident John Arcadi also opposes the hotel use, citing among other things an alleged “lack of respect” shown to neighbors during the Kokolis’ ongoing operation of the nearby Gulf Drive Café.

Robinson’s ruling means the reduced 10-foot, front yard setback will stay with the property and applies to any future development, even if hotel use is denied.