Planning Board - Regular Meeting

I'll do an invocation and Spring could lead us in the pledge. Lord, we are meeting today to protect matters of business, guide our hearts and our minds in the spirit of fairness, right thought and speech, impart your supreme wisdom upon our activities so that our affairs may reach a successful conclusion. Thank you for being our source of guidance today and

All right, Board Member Langston? Here. Board Member Conte?

Here.

Board Member Bobak? Here. Board Member Penning?

Here.

Vice Chair Overlake? Here. And Chairman Dugald? Here.

Okay, everyone had a chance to look over the minutes. Any questions, any issues with the minutes?

I'd like to make a motion to approve planning board meeting minutes for May 5th, 2026.

Second.

Approval of the minutes passes. To you Bill, what do we got going on?

and all the details that go into it.

Good evening. I was going to take longer so that he had an opportunity to show up, but I'll try and make it quick. My name is Norat Turan. I'm in Common Oak Engineering. And I'm here today for the Dos Brogues Coffee Shop and Firestone Complete Automotive Care projects that are located, as he said, at 535 North Tyndall, a site that's 2.19 acres. It will be subdivided into two lots. The Firestone would be a little bit larger. Can they see like a full screen? We'll see if they see a pair. So yeah, so that's the site. And so the individual lots would be, as I said, shared or split. And there'd be shared access from Tyndall in the middle is what we're proposing at this time. Obviously, it'll meet all the regulations, the LDR. So whatever happens next to the existing dominoes, that's there. So whatever off-site improvements are necessary, He will obviously comply at the time of engineering. Stormwater and parking will always be needed through the water management district, as well as the city. Yeah, so the variance, specifically for Dutch Bros, would be the indoor seating. So Dutch Bros has been around for 32 years, and 28 of those years they've had a drive-through concept. It's a small building, less than 1,000 square feet. It's basically an essential part of the business is to have a drive-through. So thus, it would contradict their drive-through and pedestrian-only experience. The other variance is that the main facade has to face Tyndall, and the way the layout But nonetheless, the architectural aesthetics, which we will show on the following slide, are pretty high quality. They're going to comply with whatever special overlay district requirements are necessary. This is pretty much their prototype. Sometimes they don't have that canopy, but that's where on the side facing Firestone would have the walk-up window, which is the bottom left. Dust Rose Operations is a coffee shop, but it has many, many options for the consumer. It has smoothies, freezes, teas, and energy drink. Their motto or their values are to have fast service, speed, quality, consumer experience. The walk-up window, again, will be there for anyone, but indoor seating is not their flagship. 40 employees per shop, so a lot of employment opportunities through their foundation. They have many give-back days as well as their Okay, moving on to Firestone. The variance here would be the vehicle repair use. It is a tire shop, basically, but they also do some minor services such as AC, brakes, alignments, things like that. Yeah, again, overlay district, high quality architectural facade. It's not really a repair shop, so that's why we're seeking the variance. Here we got the outdoor display. Yes, as you go to any tire care service, you will see tires outside, primarily because it gives people no hassle, no opportunity to just see options outside before they enter the sales area. So it's an essential retail component. The display is a branded rack, so it's uniform through every firestone. And it's quite small. It's six by seven, so the size of a person. They roll it out at the beginning of the day and roll it in at the end of the day. And it won't be located in any of the parking. So here we go. We have the elevations. Again, high quality materials. Many opportunities or benefits to entire care services. So you've got employment impact. They keep essential workers on the road, you and me. We're all essential, but first responders, delivery drivers, things of that nature. They have career opportunities development, so they have training. That's a nice one. Again, the essential community service, so public safety, first responders, preventative maintenance. We all are on the roads, so we want a safe vehicle. Again, they do minor stuff like oil changes and wheel alignments, fluid checks. Also, they have not a foundation, but they have opportunities to give back and they contribute to the Boys and Girls Club of America. The tire, the disposable tire area is where they, is also enclosed, probably seen on the elevations, is where they also recycle, so there's There's an environmental sustainability aspect to their business. And that's early support. During severe weather, they keep first responders going. And that's really it.

Okay, just so you know, we're not the final determinant. We recommend to the full commission, we give them recommendations. So that being said, I don't see anybody in the audience. Questions and comments from the board? Bill, is this commercial zoning or not?

Yeah, they're probably selling commercial.

Commercial, huh?

That's why y'all haven't seen a rezoning or anything prior to this. This is the first time it's been heard publicly.

Is that correct? Bay County. It's never been annexed into Callaway. Is that correct? Just a little square right here that's not in the city limits. OK. So those three already are nonconforming land use, grandfathered in. We can't do anything about them until they do whatever. The Bobcat sales section is also in that area. It too is a nonconforming land use that was grandfathered in. Now, I have a problem with drive-throughs simply because, as a motorcycle rider, I hate getting into the lane that's trying to turn into those places. Because on more than one occasion, I've been caught at that one in at the intersection of Tyndall and Cherry Street. And I've had to wait through at least one light, and sometimes two.

So Mr. Boyd, it would have an adequate parking so that you could park and then walk up to the window? Yeah, you might.

But that's still an issue if and when you get busy. You're not going to park while you're waiting for people to use the drive-through, unless you're going to have a big area.

I mean, we can go back to the site plan.

Yeah, I'm looking at it. OK. Is it going to be a turn lane there or not?

So I have an issue with that. Well, all along there's no left turn. I mean right turn. Pardon?

There's no right turn. No, there isn't. We've got cable going across there and tunnel lines and all that.

Yeah. Mr. Rock, again, the balance is for indoor seating, so are you thinking there's more parking? Pardon? Are you thinking more parking to alleviate?

No. My point But I'm also concerned about the fire stuff. That's a non-conforming issue. No, I don't. We got an ordinance. We either live with the ordinance or we don't.

Right. That's my point. And you're saying Pep Boys is not far away? Pardon? Are you saying Pep Boys and Parkway Times are not far away?

Yeah, Pep Boys on the same side of the street. Further down, closer towards the center part of the city, parkways on the opposite side.

My mechanic's Callaway Auto Repair Service cars, which is right across from City Hall. That's my guy, and he can do anything.

Yeah.

So, I mean.

But he's on State Road 22. I understand that.

I understand. But he's not far. Right.

So, you know, what do we mean?

That's my point. They see a need and they want to provide options for the consumer. So they're obviously not just doing it just because.

Not one person. Any other comments or questions?

The last few that come through in the overlay, we have not approved with reason. And they were still good.

Businesses and these would be great businesses, but somewhere else would be Right because I mean the citizens feel like we have enough coffee places Within the short period Calloway is not that big But do we need another tire repair place? Because again Calloway is not that big And, you know, people, the citizens are always asking for something different, not a gas station, car wash, repair place. And just, what, a week or so ago, another coffee place.

I drove downtown. I only saw, what was it, 7 Brewer? Is that, it's not familiar to anyone? Coffee? And human bean. And Starbucks. Starbucks.

Dunkin' Donuts.

There's four.

Ma'am, in the audience, are you here to speak on the variance exception? Okay. I just want to check on that. Any other comments or questions from the board? Can I get a motion?

Motion to approve the variance exception from the LDR, 535 North Campbell Parkway. I'll second. We'll call Ashley.

All right. Board Member Bohak?

No.

Board Member Hennings?

No.

Board Member Langston?

No.

Board Member Conte? No. Vice Chair Overway? No. And Chairman Dula?

No. Motion does not pass. Thank you for coming.

Tell him what his option is. Oh, right.

Like I was saying before, we just recommend to the full commission what we think. And Bill, if you could tell me.

This will go to the commission next Tuesday night. This is an advisory board. It is their recommendation that the commission deny the variance, but the commission will make the final say so.

My feeling is without your support, it's less likely.

The commission takes the planning board's recommendation very seriously. Yeah, okay.

Thank you for coming. Bill?

We'll backtrack to item number one on the agenda tonight.

to change the future land use map. The request is to change

stated in their statement, this is consistent with the CalA comprehensive plan. But I don't understand how it's consistent with a comprehensive plan when the future land use map is part of the comprehensive plan.

Yeah. There's mixed use in the area where it's not so out of whack that it's like, hey, no, it's about the only way I can explain that.

Okay.

Go into a little further detail. To the north. Now, to the south, there are single family homes. To the east, there are single family homes. To the west, there are single family homes. What do you mean it's kind of mixed?

Well, there's a trailer park there, too, if I'm not mistaken. It's not too far away from there. Say again? There's a trailer park right real close.

Yeah, there is. Further on down. That's why I was asking.

OK. That makes sense.

That makes sense.

OK. All right. Thank you. Yes, sir. What's it going to do with the duplex, sir? What's it going to do with the duplex, sir? Well, that's only a little plan, a little allot there, huh?

See, I didn't even get it. OK, OK.

But yeah, the applicant understands that if this were to pass, the engineer who were hired, they're going to have to get

Answered my question.

Yep.

Yep. So is that house on there, is that cut in half there or what? This is the duplex. Duplex, yeah, but. It's A and B. Yeah. Well, it looks like the water line is going right through the middle of the house there. Is that right?

I'm not sure where the water line is.

Well, what's that line there, the black line there?

This?

No, that one over here next to the house. Through the house, Bill. Through the house there, right there. No. So.

This corner right here should probably be right there. Okay. See where the fence line is? Yeah. So it's off. They don't match.

Okay. What's on the other side there? Over here? Yeah, right there. Where's the property line? Right there? Along there?

I imagine this property line is supposed to be right here. That whole place there, huh? Should be right here.

But it got two different numbers on there. 618 and What's he on there? Is he on the whole thing there?

No, he only owns this one.

Right, which is what, .39 acres? 344, wasn't it? 344? Very small. Tiny.

So the issue is twofold, high density with modulars. Is that the request in number one?

Yeah, but we are on item number two already. So right now we're looking at the future land use.

So future land use, we're just changing it to multifamily.

Yeah. Or high density.

I'm sorry.

But we shouldn't be voting on the zoning on the future land use map vote well

Make sure we're voting for what we're voting for, not because down the road it might do this.

Well, the applicant wants R6M, correct? I thought that's what I saw in the papers.

He wants single houses now. He wants double houses. I mean, high density area.

He wants modular homes. Well, high density area.

No, just high density area. That's two stories. What is it zoned right now?

All right.

So it's residential multifamily.

Right.

Okay. But the only residential multifamily designation we have that allows mobile homes or modulars is high density. So he's required to change the density from medium to high and tag on that M. As a board member, we've got to kind of look at them together, even though we looked at one first and then the second one.

OK. So we need to agree on changing the comprehensive plan to reflect a high density. before we ever get to the second issue. That's what you're saying.

Yeah. I mean, we're going to look at both of them regardless.

Yeah, but before we tackle the critical issue, we need to take the first step.

That's correct. OK. Ma'am, in the public, are you here to speak on this?

Absolutely, please step up and state your name And I am trying to bring a new concept and the way it's going to happen is How bill is just explained? these are Homes that are, it's a new concept. These are going to be imported from China. And they're cheaper, they're modular, they're very nice to look at. It's a one of a kind housing. It's going to be something new here in Calaway. It's more or less experimental. They say they guarantee for 50 years. And it's newer, new kinds of material. It's going to be affordable and sturdier. We're going to have to make sure that the design is equally strong for hurricanes. And it's a new concept, basically, that I'm trying to bring in.

Bill, how many homes, how many modular homes do you want to put on this parcel?

So I would go for one, which will be in a T form, because there are requirements that has to be something square feet. And then if the zoning allows, If it's approved, then we will bring it. If two more are allowed, we'll bring two more. If one more is allowed, we'll bring one more.

I was going to ask, is that duplex that has the green roof, is that going to be torn down?

No.

No, it's going to stay where it's at?

It's stable.

Okay. I want to get into that discussion. So let me make a recommendation, if I may, or make a motion that we approve the small-scale comprehensive plan amendment to 6122 Harvey Street, moving it from low-density residential to high-density residential. I'll second.

Ashley, roll call.

Board Member Hiddings?

No.

Board Member Langston? No. Board Member Conte?

Yes.

Board Member Bohak?

Yes.

Vice Chair Overway? No. And Chairman Dougal?

Yes.

The others split three and three, so that means the motion fails.

That's correct. Three to three the motion fails.

from residential multifamily medium density, which it is currently now. It is conforming as it sits today, but with the plan that the applicant has, he needs to change it. So he has requested that the change be to residential multifamily high density, which is the only multifamily So he's requesting that we increase the density and also allow mobile homes or modulars.

Modular, I'm not for mobile homes.

And his intent, obviously, is to do the modular with the groceries attached.

Well, I understand that as people get older, I'll be honest with you. I regret the square footage of my house. I'm getting older. It's hard to keep clean. I wish it was smaller. I Kind of like the idea of I've never really seen one. I've you know up close and personal I seen the pictures I did try to look up this company online that you had in the I'll just say I do like the idea of modular homes. People are looking for smaller homes. Like I was saying, I'm getting older. I kind of regret having a large square footage home.

It's hard to keep clean. They're affordable. They're sturdy. They are very modern. It's a modern style. And of course, we're going to make sure they're equally attractive. We're going to make sure they're stronger. And it's a new concept, though.

I like the looks of them. I'd like to live in one. Then family wouldn't visit. That'd be great.

They've got a module home down on 10th and 14th. Ace Hardware, freaking Ace Hardware, those are mobile homes over there. Those are module homes. That's part of the complex there.

But here's the issue. We don't have any provisions for modular homes except through our current... provisions for mobile homes. That was one of the issues that I raised with Bill earlier. Now, there are certain requirements for mobile homes. And those requirements are not going to accommodate a modular structure on this property. It ain't happening.

If we approve R6M, it doesn't have to be modular.

That's what I was thinking as well. I had the same question.

We don't have the option of R6MO or whatever. Right, yeah, right.

So you might like that, but this isn't the place to think about it in context of what is approved So here again, if we're going to have an ordinance, we have a responsibility to abide by it. Or we change it. Now, I'm not prepared to change it willy-nilly. And in this instance, piece of property under these circumstances, it does not make sense to move forward, in my opinion. But I'm just one person. Any other questions, comments from the board?

I have a comment. With the plans and everything that's in there, I don't have issue with the ideal of it. The location It might not be the best, but I do think it's a good idea, a good concept. I agree with that. I just don't agree with that area. Because that's not what it's not zoned for.

And I agree. It's a good concept or a different concept, but he said it was experimental. Do we want to open the door to something experimental? especially with no provisions like, you know, that was brought up.

Would it require the same wind certificate that other tiny homes and mobile homes require?

We haven't even gotten to the building department yet, but it was required for the building to go.

Currently there are a lot of hurdles. that I'm trying to do to see how it fares.

Any other questions or comments? Can I get a motion on rezoning?

I'll make a motion to approve rezoning of . 6-1-2-2-R-E. Second. Roll call.

Board Member Langston? No. Board Member Conte?

No.

Board Member Bohak? No. Board Member Hennings?

No.

Vice Chair Overway? No. And Chairman Dougal?

Right. Like I was saying, we hand our, you know, this goes to, you know, I'm taxing you. Right. We give a recommendation to the full commission. So if, you know, if you want to, Bill, if he wants to bring this up in front of the full commission, he can.

This will be a in the same place. They take the planning board's recommendation seriously, but they do make the final decision.

OK.

Thank you for coming. Thank you. Thank you most, Mr. Czar.

Is that all we have?

Feel as though we got.

That's all we got for tonight.

Anything new going on that we should know about?

Before we adjourn, can I ask a quick question?

Yes, sir.

Are we able to table anything when something comes to the board?

Since y'all aren't doing a final decision. Y'all aren't making a final decision. I've never heard of an advisory committee tabling something, but if you want to give me a couple days, let me look into that. I've just never heard of an advisory board tabling something.

Okay. And can I get a second? I'm adjourning.