Planning Commission - Regular Meeting

It is now 6 p.m. Whoa. Okay. It is now Okay.

All right. It is now 6 PM on 10 November 2025 and I call this meeting of the planning commission to order. May I please have a roll call? David Doll, Marggo Morren here, Nicholas Andrew here, Debbie Cole, Justin Henderson here, Dean Havoc here, Matthew Fer. Are there any changes or corrections to the minutes dated 13 October 2025 and 27 October 2025 noted by any member?

If not, may I have a motion to approve the minutes? Motion to approve. Second. All those in favor, please signify by saying I. I. I. I. All those opposed, please signifying by saying nay. Motion to approve the minutes from 13 October 2027 and 27 October 2027 is approved. Is there any correspondence for any item on the agenda? No correspondence for tonight. Do we have any old business? We have no old business.

All right, we'll move to the new business for the public. The planning commission meetings are generally quasitual in nature. for all decisions of the commission will be based on competent substantial evidence, including testimony provided in this meeting. Any person who is not an applicant or agent that wishes to speak will need to fill out a speaker card located on the side table by the door and turn them into the city clerk. Each member of the public will be given three minutes to speak on each item. Please refrain refrain from speaking from the audience and applause or chair will not be allowed. And please silence your cell phones. Uh, can you please read the application by title?

I sure can. Uh, it to staff, can we please have the report for PC number 20-25

through the chair? This is application PC 2025. That is a conditional use application. The request is for um a beauty school, also known as a uh educational services in the C1 zoning district for certain pursuit to section 34617D11. The property is located at 301 uh North 10th Avenue, unit B. There we go. The subject property is a tenant space within an existing commercial center located in the commercial limited C1 zoning district. The tenant space is currently operated by the applicant as a full salon. The applicant is requesting to convert uh her use u from a salon to a beauty school and take on students. The site is a completely developed site with existing parking, landscaping and structures. Um, as the propo proposed renovations would take place inside the structure, there will be uh the only potential external changes could be signage if they change the name. um as required by the LDC uh and with uh as sorry as required by the previous LDC and with similar requirements under the current LDC shopping centers are required to have on-site parking based on the overall size of the structure square feet and assigned uh specific ratios that are intended to account for the nature of the multi-tenent space. Um while turnover in businesses would otherwise require a constant flux in parking requirements and design which is impractical. Um both previous code and the new code take this into account by having an average standard uh amount of parking per square foot that is higher than some standalone commercial uses and lower than others to make an average to accommodate the mix of uh constantly changing uses. Based on this, the site is expected to accommodate any permitted or conditional use without the need for any additional

parking. uh professional school uh may have more students or users than a salon would have employees. However, each salon professional would also have an attending client. So, the total number of expected occupancy uh would be double that for salon professionals, which is why we have a parking standard generally of two spaces per chair in a salon. Um as well as some for the typical waiting area. The total occupancy for the building will be determined by the fire marshal through the fire code, but will be practically limited by the number of students that can uh the owner can reasonably accommodate to teach at one time. In summary, the staff does not anticipate any increase in demand for parking on site uh nor any specific parking analysis required for a change of use in shopping centers. Um under the section 34553 which are the applicable standards for the conditional uses um generally uh staff find that it's consistent with the visions intents and strategies of the comprehensive plan specifically intent uh of future land use element 1.3 which is the city shall encourage encourage and promote infield development and res and redevelopment and strategy 1.3.1 the city shall promote redevelopment of underutilized and deteriorated properties. Conditional uses are compatible with existing and permiss permissible uses in the immediate vicinity. The proposed use of beauty school is compatible with the surrounding uses both internally to the shopping center and externally in the uses surrounding the property as a whole. The surrounding tenant spaces are a mix of retail sales, retail food establishments, medical offices, physical fitness studios, and others uh related commercial uses. External to the site, surrounding uses are as follows. To the south, a similar commercial center with multi-tenant spaces as well as two standalone out parcels. To the north, a commercial retail center, two multif family structures, and a new classroom building associated with the

Episcopal school. And then to the west is the main campus of the Episcopal school. And then across third are uh is a retail furniture establishment. Uh the um proposed use will have little impact on the visual landscape of the area as it will maintain the existing ted space occupied by the current salon. The only exterior change again may be the change of a sign. Um the proposed use will not have any negative or adverse impacts on these uh permitted uses within the zoning district. The property is located in a commercial limited C1 zoning district and educational services, especially those on such a small scale as this should not have any external impact on the surrounding properties also located within the C1 zoning district. The proposed conditional use would not have a demonstrated adver adverse effect on adjacent property values. uh likely is the proposed use is substantially similar to adjacent uses of the um is substantially similar to the adjacent use of the Episcopal schools and educational services. It is not anticipated that it will have any impact on the surrounding property values but this cannot cannot be definitively determined by staff. Uh there are adequate public facilities as mentioned it's an existing commercial center so it has all of its utilities as well as uh parking and other um city required or demanded services. Uh obviously there is existing parking and the traffic flow is uh currently established with proper ingress and egress. Uh it is consistent with the requirements of the LDC as the tenant build out of an existing space should not have any additional impacts once the use is changed. Um there's no requirements for any additional open spaces. It's an existingly existing developed site and the uh there are no additional standards for this particular type of conditional

use. So they are not required to meet anything um specific. So based on the information included and outlined in the staff memo, the staff finds that this meets the criteria of 34553 and therefore we recommend approval of PC25 or 2025 for a baby school located in C1. Thank you. Does any commission member have any exparte communication to disclose? Would the applicant please come forward to be sworn in and give any presentation?

You're just going to tap on the little red light on your microphone. Do you swear or affirm that the testim Oh, please provide your name and address. Oh, uh, Lisa Phelps, 14750 Beach Boulevard, number six Jack Beach, 32250. Do you swear or affirm that the testimony you're about to give in this matter is the truth? the whole truth and nothing but the truth to help you out. Yes. Thank you. Please. Anything you'd like to add?

Oh, okay. Um, I opened my salon there in 2020. I originally opened it in 2018 in South J Beach and it was just an eightstation salon, hair salon. Then COVID hit and everybody left and went to salon suites. So, I had to do something really overnight with my business. So, I called my landlord and I said, "I need to move or I need to put up, you know, walls and doors to create, you know, um the proper space for stylists to work in." And he said I had a space already built out. So, he told me about this space. I went and viewed it and I walked through and it was perfect for having salon suites and I've been there for 5 years and I've loved it. I just feel like at my age now I'm ready to take my industry. I've been doing this for 26 years and I love it. I love the industry and I just feel like it's time for me to take what I've learned in 26 years and just help people in the industry that want to further their education. So that was the reason for wanting to open the school. And there's not one, you know, locally here. There's one in like the north side, one in Town Center, one in Mandarin. I just thought it would be great for our community. I've been here my whole life. I went to Fletcher. I grew up here, so I love the beach.

Wow. Okay. Thank you. Um, do any commission members have any questions for the applicant?

I do, ma'am. Um, I I am pretty familiar with the area. Um, and it my observation just as someone who is, you know, somewhat familiar with it is that it works. The kind of parking works, the mix of uses works, understood that the mix of uses is always going to change. Um, and Christian made his points about what our um, our code requires as far as the parking. So, I I I get or I understand how that's working. I just wondered as someone who is far more familiar with it than I. Is that also your impression that it overall this is a very interesting mix of uses in close proximity um, and both this and across the street, but it all seems to be working. And you know, as a Jack Speech resident, I'm always like, "Oh, this is cool." You know, I can get a space like at a reasonable distance and everybody's happy. Is that your impression?

I I agree. Yeah, it is actually. Okay. Yeah, that that's you because you know I'll I'll go there at certain times of day but not others and Okay. Yeah. Thank you for that. I only have one question. Do you have an anticipated number of students at any given time you think you're going to have? Yeah, my plan is to keep it small and private. I don't want to max I want to max out maybe six cosmetology students and four maxed esthetician students. I don't want it to get large. Okay. Thanks. And how many pe uh styles do you have in?

Um so I have a total of six suites and I have three, four, five, six, seven, eight, nine, 10 beauty providers that work out of each suite and then they have clients that come in at all times throughout the day in the evening. Okay, thank you. Okay, thanks. Is that it? Second,

I will now open the public hearing. Do we have any speaker cards? Uh, I believe no. Okay. Um, all right. And I don't see anybody in the audience. So, um, I will now close the public hearing and bring that back to the board for discussion. Motion to approve. Second. May I have a roll call vote for the motion? Marggo Moring, yes. Justin Henderson, yes. Dean Havoc, yes. Nicholas Andrews,

yes. Congratulations, ma'am. Look, may we have the planning department's report?

Yes, we do. So um typically over the last four years uh the last two meetings um of the year usually have some correlation with the uh holidays that fall in those two months. Um we've typically just brought it to the board and said hey do you guys want to have this meeting or not? Um I want to try and get ahead of that before we actually publish the calendar to decide because usually the biggest issue is whether people are in town or not and we can have a quorum. Um, I can say right now, uh, we may have one more conditional use item for the year. I'm waiting for the applicant to turn something in. Uh, if so, it will go on the first meeting in December, but otherwise, I I don't think we'll have any reason to have uh, a second meeting in December. But generally speaking, going forward for next year, I just wanted to make you guys aware that um these are the two meeting dates and how they kind of correlate with the holidays for those two months and see if you guys want to plan on having those meetings or not, if you think there'll be conflicts because it makes it easier for us to give the applicants an idea of, you know, if those meetings are going to happen, when they're going to happen um in advance. So, uh, there's no impetus to or not have meetings, generally they're on they would be on the calendar, but if you guys think it makes sense to not have them like council doesn't have meetings in in July for the the holiday reason. Um, it would be beneficial, I think, if we had that in the calendar going forward, but it's really up to you guys and just wanted to kind of broach it before we publish the calendar coming in January. I'd uh I'd throw it out there to the one on the 28th, the one in between Christmas and New Year's to probably kick that one to January and just that's the week everybody's gone and everybody isn't here anyway and there's probably not a lot of won't be a lot of business on that one anyhow. And I also uh second uh no meetings in July. Um, joking aside, I think we should

probably look at summer vacation as uh potentially carving out a month if everybody can agree to it. We'll set that aside for right now, though. Um, I will tell you I will not be here on the 28th of uh December 2026. That is my daughter's 18th birthday.

We already canceled that one. Um, but the 23rd is probably something we should consider if we can potentially push if we don't traditionally have a ton of uh of meetings in the November time frame. We should potentially think about pushing that one to December, too. Um, I don't know what the logistics would be of that, but um, there's a fair chance, I think, that people will be out of town for Thanksgiving. Generally speaking, the code has the um what second and fourth week as your weeks for meetings. Obviously, we have board of adjustment kind of the opposite weeks and then there's council and various other boards. So, uh if there's a opportunity to move those meetings, we can look at that and bring some dates back for you guys. Um I don't know off the top of my head that's something we can definitely say it's going to be this day or not right now. Um, but we can look at trying to find more compatible days.

I think u well if that's the case and we can move the 23rd one week earlier probably a good thing and uh 28th pushing into January. Was there not really relevant to this but was there some chatter that I've heard or we talked about about going to one meeting a month versus two? Was that a thing?

Uh possibly. That's one of the things we're going to discuss with council. Um so probably early next year we're going to bring uh basically a number of you know scriveners errors and glitches and stuff that we've found in the new land development code to them for correction. Um we want to take a look at all the applications that we've had all the meetings that we've had um and then see if there's you know a desire to basically reduce that based on the workload. And I think particularly for board of adjustment the new code changes have reduced their workload substantially. Um, for you guys, it's kind of development driven, but it's been pretty slow. So, uh, yeah, we want to approach that with them. It'll be up to council, but probably not until February or March will have that conversation with them.

Gotcha. Would it be something, and this gets a little too down the rabbit hole, would it be something like looking at one meeting versus two meetings? like, hey, if there's only one thing on the if we only have one thing, it gets kicked to the next meeting. So, we have at least two things or three things to discuss versus just having one thing on the agenda, one action item. It it can be it it also depends on what the requests are and what the applicant's timelines are. We try and give them some, you know, reasonable idea that if they submit an application, they'll be heard at a certain time, right?

Okay. um about the glitches and scrier's errors and whatnot. I believe there was a conversation when we were passing the LDC originally that we'd be reviewing it like once a year or something like that. Is that correct? Is that part of that review?

Um I mean we're definitely going to look at it on a regular basis. I don't know if we specifically stated once a year or once every couple years, but um in this case, we know we're going to have to because we I mean I've got four pages of misde or things that don't line up and stuff like that. Um I'm not sure how that process is going to go. So, um I can definitely discuss it with the director and kind of come back and figure out, you know, it's been sort of a figuring out how the code works and then going from there. So, I think we've got that part down and now we're just trying to correct the things that we know about. But, um, yeah, I mean that the the goal is to have it be a flexible moving document that can keep up with the times.

Yeah, let me ask a different question related. Um, there are a couple items that came up in the last few months. Um, I don't want to go into detail right now. There's nobody even in the audience, but um if if a commissioner wanted to propose um a new section or an amendment to part of the LDC, would the process be to like draft uh like an example of that to bring it to you, Christian, and then it gets circulated uh to the board? How would that typically work? So the generally speaking, the board is the agency that can decide whether or not they want to propose a change to council. Um if you had say something that you were interested in disseminating to the board, you could give us examples and we could send that information out. Um the ultimate decision would be a vote of the board to say, "Hey council, we think this should be something you guys look at." Um but yeah, I mean if you if you have information you want to share for something like that, it's not legislative in nature. It's not quasi judicial. It's really just a discussion. You guys at at best would be making a recommendation to council. So, as long as it comes through me for dissemination, so one, we have copy and two, it's not direct communication between you guys. Yeah, that's fine.

I mean, awesome. If you want to spend the time to draft something, I can't promise that's what we're going to use. But yeah, no, just I mean none of this is is very complicated, but um but there were a couple couple of items that I just wanted I thought could use a little bit of clarity in the LDC that wouldn't be monumental changes. I don't think maybe they would be, but um if I could send those to you and you could circulate them to the board and then we could have a discussion about them. And then if we wanted to, you know, if somebody passed a motion and we wanted to send a recommendation uh to the council, that that's what I would basically be proposing.

Yeah. Um I would imagine, and again, I'll have to discuss with the director because we've never gone through the process before, but any recommended uh changes that we have coming forward, we would probably put on an agenda for you guys to look at and consider. So, uh that may be a good time to have all that stuff kind of come together. Um, I don't know again when that's going to happen exactly, but um, in the meantime, anything that you want to send or bring to me, we can start collecting and figure out, you know, if that's something you guys want to address as a single topic or as part of a larger discussion. Cool. Perfect. Thanks. Yep.

Okay. Is there any further? We uh simply do not have a meeting uh at the end of this month because we don't have any action items. So, uh, like I said, looks like the first meeting in December will probably have a case. I'm just waiting for that application to get submitted. Okay. Thanks.

We are adjourned.