Planning Board - Regular Meeting

the May 12th 2025 panel city planning board  meeting is now in order please take the role   carol here board member Stamps here board  member Barker here board member Rich here   chairman Newower here are there any changes or  deletions to the agenda no no okay announcements   disclosures from board members okay approval  of the previous meetings minutes do I have a   motion to approve the April 14th meeting so  move second got a motion second please take   role board member Carol here board member Stamps  yes board member Barker yes board member Rich yes   chairman Bowerer yes all right i'll now read  the process for quasi judicial proceedings   the following is a procedure which the board  will follow during quasi judicial hearings public   hearing announced introduction of application by  staff two exarty communication disclosure by board   members three identifification of applicant and  affected parties that intend to participate in the   hearing affected parties that only intend to make  a statement may do so at the public participation   part of the agenda an affected party means any  person or entity that will suffer an adverse   effect to an interest protected or furthered by  the ULDC including interest related health and   safety police and fire protection service systems  densities or tensities developments transportation   facilities healthcare facilities equipment or  services and environmental or natural resources   alleged adverse interests may be shared in  common with other members of the community   at large but must exceed and agree the general  interest in committee good shared by all persons   now turn it over to council for swearing of  witnesses wish to speak if you are here on   any item to speak today except for 6E the very  last one on the agenda if you plan to speak   um today if you would stand now and  raise your right hand to be sworn in do you solemnly swear affirm the testimony  you'll give in these matters will be the truth  

the whole truth and nothing but the truth all  right thank you very much when you come to the   podium if you will state your name and address for  the record and that you have been sworn and there   are a lot of people that didn't stand up that may  want to speak that doesn't mean you can't speak   but you will have to be sworn in if you come up  to speak on an item today okay thank you item A so item A is a variance um it is case number CPC-Pn-2025-0595 and CPC-Pn-2025-0596 um it is uh the owner is Jonathan   Brooks uh he's also the applicant the  address is 70910th Court parcel ID 17033-000000-0000 and parcel ID number  17033- 010-0000 um the applicant has   requested variance from the neighborhood  downtown setbacks specifically the 10   foot maximum front setback the  80% minimum frontage occupancy   and the 25 ft minimum parking setback  that is defined in table 104-36.1.8 thank you any questions for staff from the board is the applicant here to speak on this item is anyone an audience here to  speak on this item that's interesting   all right any discussion from the  board before call for a motion pretty self-explanatory yeah neighborhood setback  it's a new set of regulations as compared to some  

of our previous ones that's going to have  parking in the front and then shift to the side yes um so yes you're right it is the  uh one of the new zoning districts where   it tries to pull the building up closer to  the to the road and have parking in the rear   however in this case um the applicant which I'm  wish you was here i'm sorry i am here i submitted   everything okay submitted all the information okay  um to but to answer your question and I'll let him   come up if he wants or y'all can let him come up  if you want um according I believe the applicant   has said that he's unable to put the parking in  the back on this property um so what he would   like to do is move the house farther back away  from 10th and uh and put the parking in the front so that kind of gives you a Yeah  thousand foot view of what he's   trying to accomplish in one of the  new districts any questions you want   is that good explanation that  probably wouldn't hurt you to come clarify um Jonath Jonathan Simmons you  saw the swear tell the truth hold the   truth nothing about the truth i do thank  you jonathan Simmons home address 614   Timbers Crossing Linhaven Florida  32444 thank you any questions so so Mr fuller's accurate accurate correct the lots  are 40 foot wide um in order to take up the 80%  

occupancy on the front the house would have to  be 32 foot wide leaving 8 foot of room to go park   behind the house which is you know if you have  utilities the fence anything else it this does   not leave you enough room plus you have the uh a  new house going up next door that's fell into the   old code which would require my lot to have a 20  foot set back side set back which only gives me 20   foot of usable land which I would have to try to  build a house at 80 foot or 80% wide on a 20 foot   lot it's just mobile home wouldn't fit on it and  there's no alley access it backs up to 11th Street   within 25 ft to any other questions makes sense  to me anyone else wishes to address this item see   none do I have a motion motion to approve second  got a motion second please take role board member   Carroll yes board member Stamps yes board member  Barker yes board member Rich yes chairman Newower   yes motion passes 5-0 thank you item B item B is  case number CPC PLN2025 0409 um the applicant is   uh Sean Kelly the owner is Dr horton and is  located at 7180 Liberty Boulevard um in July   2019 the city of Panama City approved the  Liberty PUT master plan which is a 943 acre   plan unit development um it will be developed  through multiple phases over the next 10 years   the developer Dr horton is single see  seeking final approval of Liberty phase   10 subdivisions final plat thank you  any questions from board or staff yes any any special  considerations with the with flats

or I just have to get the approval from  TRC which I believe they already have and   uh submit for performance  following which I believe they have TRC just for the audience is the  um technical review committee all right any other question is the  applicant here to address this item is anyone want here from the audience here  to address this item see do I have a motion   approve second motion second please take role  board member Carol yes board member Stamps yes   board member Barker yes board member Rich yes  chairman Dubar yes motion passes 5-0 item C item   C is case number CPC PLN 2025 0462 it is a request  for a final plat um this project or the address is   um or the location is in Shoreline Circle  the parcel ID number is 26788-0000-0000 this project was the construction and development  of a 25 lot subdivision for detached single family   homes on individual lots with the necessary  underground utility improvement storm water   facilities roads sidewalks and landscaping  the city commission approved a development   agreement regarding this project on February  27th of 2024 and development services staff   alongside the technical review committee issued  development order approval on September 18th 2024   um per the approved and executed development  agreement the final plat should have a note on   the title page restricting the development to  only detached private single family homes for  

residential use and prohibits the construction of  duplexes triplexes and quadplexes um we recommend   approval of the final plat with the conditions of  resolving all of the technical review committee   comments um we did receive the updated plat today  with this restriction the language added on there   um and then the other two conditions are  provide the financial guarantee of 110%   of the total cost of improvements for  the remainder of the sidewalks and then   provide a maintenance bond or place cash  and escrow for any potential defects for   10% of the cost of the improvements thank you  any questions for board members or staff is   the applicant here to speak on this item  i'll answer questions but Okay thank you william Thompson 600 High Avenue New  Lin Haven 3244 i have been sworn in   thank you questions for the staff what's  that yeah he's the active representative   yeah he's the engineer yep guess you're  good thank you anyone from the audience   wish to speak on this item seeing none do I  have a motion motion to approve please make   sure that you make this motion to approve  subject to the language that Savannah just   added to it okay mo motion to approve with the  conditions and the language that Savannah added second have a motion second please take board  member Carroll yes board member Stamps yes   board member Barker yes board member Rich  yes chairman Newower yes motion passes by   zero thank you uh item D item D is case  number CPC PLN 202500492 it is a request   for planned unit development the owner of the  property is Thomas Shelton and the applicant  

is Raymond Greer with Design West Group  the subject property is parcel ID number 0387500000000 um on April for some background  information on April 9th in 2013 the city adopted   uh comprehensive policy 1.1.5 of the future  land use element which establishes the Panama   City North Planning area and it designates the  future land use category as urban community as   part of policy 1.1.5 prior to any approval of a  development plan in the Panama City North Planning   Area District there should be an overlay district  adopted for each property in order to establish   development patterns allowable uses and maximum  buildout potential the subject property for this   request was annexed into the city of Panama City  on March 10th 1998 on February 25th 2014 the city   approved an ordinance amending the future land  use element of the comprehensive plan to add   policy 1.1.9 which is the Shelton Property Overlay  District um if you refer to my staff report it   lists several different policies and goals which  the Shelton Property Overlay District will govern   this uh piece of property but the applicant's  request today is um a proposal of a master plan   for the Shelton property overlay district which  encompasses approximately 1,200 acres of land   um that's located in the Panama City North  planning area the proposed putt is intended   to take an estimated 13 years to complete  broken into approximately eight different   phases of construction and development each phase  of construction is proposed to include a range of   two to 200 to 400 dwelling units and the non with  the non-residential land uses being developed as   the market allows the maximum number of allowable  square footage for this overlay property is   450,000 square ft the estimated or the maximum  allowance for the units it would be 1,800 units um

see it will be um imperative that the appropriate  transportation and roadway impact mitigation is   addressed at the development order stage um and  we recommend approval with the conditions listed   in our SAP report thank you any step questions  from board for staff what did it state somewhere   where the anticipated start date range was for  this project i I don't believe so it just And it   says an estimated 13 years yeah that's what  I saw i didn't see i would I would I Yeah I   don't have that number okay well I was looking  at the road improvements that are anticipated   versus the construction and trying to figure  out how the timing of all that hit so part of   a a PUD development package as it progresses  through its stages is to provide additional   information as each stage kind of progresses so  that will be something that we will be obtaining   um we don't have it at this stage okay any other  questions is the applicant here for this item good afternoon i'm Ray Greer my address is 2910  Kerry Forest Parkway Tall City Florida and I   am the applicants representative and I have been  sworn in and what I'd like to do is take a moment   and kind of back up this isn't PL City North  you probably don't deal with PL City North a lot   you've just dealt with a pud and a plat as a part  of liberty which is actually the first pud that   was done in Pamel City North so going back to what  actually created Pamel City North was when the   city did their evaluation appraisal report back in  2007208 i was a consultant for the city i did work   on the valuation appraisal port and at that time  there was a lot of uh potential growth to occur   in Panama City panama City had annexed up the  railroad there were several properties up in this  

area that was annexed into the city and so it was  so separated what we did was develop an overall   planning overlay district called Panama City North  that took in these multiple large land owners   that occurred up here and there's several more  other than this site and in doing it what we did   was created a whole process to do entitlements in  Pamel City North so the area in Paname City North   you have to do an urban community category and  it's intended for large master plan communities   and these most of these all these tracks up here  are predominantly owned by one owner or one entity   and then they are developed through these puds  and through these categories that are developed   through there so you have to do that to start with  so these land use categories were all created and   these happened and after the evaluation appraisal  report and the comp plan was updated in 2010 2011   these amendments started coming in for the PL city  north area and I was involved in several of them   including the Liberty property and the Shelton  property so I've been working on the Shelton   property for over 15 years we developed the land  use category it was changed to urban community   which established you had to you have to set the  maximum density which is the 1,800 units and the   maximum intensity which is a 450,000 square ft of  commercial so in doing that you have no zoning so   there is not a zoning category that's set up  from urban community so the zoning has to be   a pud and it's specified in the comp plan that  it will be a pud and so therefore to actually   apply zoning to the property you have to submit  what we just did which is a put and where we're   at in this process is we and the same owner has  owned this property he's the one annexed it in in   1998 and we've been working on I've been involved  in this property as I said for the last 15 years  

we've been working on several different aspects  including the city so there is a spine road that   runs up through the middle of the property comes  from John Pitz Road and it goes all the way up to   the port property to the north this road this  rideway was given to the city the city owns it   today there is dry water and sewer lines placed  in this road rightway going up to the port and so   there is a potential long term and we've looked at  it we've worked with the city and discussions with   the county of you know possibly being another  alternative the J pits but in addition to that   there's also the G Coast Parkway and Tram Road  as you know coming from 98 to Star Avenue is the   first link of that section and DOT is completing  that now the next link will be from Tram Road and   Star going up past this property and crossing 231  so one of the things I've done is coordinate with   DOT we've kept this property in that rideway so  the rightway will actually cross the preferred   route that was voted on by the city of Pwell City  and by Bay County goes through this property so   future you know in the future you will have  another access also up there will benefit this   entire area benefit PL city north definitely will  benefit Pamel city north area to have a connection   that can get you out and then in addition to it  with Liberty and this came up when the Liberty   development was ongoing was connecting the Jet  Tower Road to Liberty Boulevard and so that will   occur and you'll be able to connect down from the  Jet Tower Road it will also help alleviate some   of the traffic on John Pit so you know long  term we've been working on several of these   different these large puds but looking at traffic  looking at water and sewer and whether or not in   the future you know there will be opportunities  and this property will play a big role in that of   having public facilities up there like water  and sewer the city having municipal offices   police station fire station substation so between  these developments that will occur up there and  

it's actually part of through a public facility  civic obligation in the land use in the PUD as   you actually start to develop you'll have to meet  those those requirements so what we're here today   to do is really to zone our property we we're now  ready to zone it what we want to do is continue to   develop plans for it i know you asked a question  when it would start and we have to do the analysis   for the the PUD document itself so we have to set  a baseline to be established a buildout date to   be able to run the analysis portions for the the  amendment itself for the PUD so right now we don't   have a start date now this is in the beginning  of the design process so we haven't developed an   overall design we're not moving forward with the  development what we're doing is setting our zoning   and getting it in place now and continuing to  work with the city and the county will be involved   too john Pitch is a county road star Avenue is a  county road so we've been involved with them for   the last 15 years and this will be a coordinated  effort between the city and the county just like   Liberty this area will continue to grow but also  continue the city will continue to coordinate with   not only Bay County but also with DOT too and you  know we've analyzed we did the traffic we analyzed   the new improvements going in we analyzed the new  improvements that are occurring on Star Avenue   which was again it was a um party from Pamel  City Bay County and DOT you know funding those   improvements dot is planned to be uh improved  in six lane into the future will also help to   alleviate a lot of traffic in these areas and then  as you know as these developments continue it will   require Star Avenue to be upgraded there's a lot  of different improvements that will occur so this   is the beginning i know it looks like a very large  development you know that is coming here but this   is being planned it's being coordinated and worked  through the channels and we're not here to ask for   a development today but what we are here to ask  for is the approval of the PUD that will allow  

us to begin better design and more coordination  on what we can actually put on the property and   and what the property actually will be in the  future i'll be glad to answer any questions you   may have questions thank you sir thank you is  anyone in the audits here to speak on this item see none any other discussion on our board explain it have a motion a motion motion second push approve  second have a motion second please   take role board member Carol yes board  member Stamps yes board member Barker   yes board member Rich yes chairman Newower yes  motion passes 50 thank you item number eight they spent a lot of money for your All right item E is a text amendment  to the Unified Land Development Code   specifically sections 102-2 and 102-36  um titled development order exceptions   staff is requesting an amendment to section  102 2 and 102-36 uh the amendment will provide   additional exceptions to the requirement for  a development order or to obtain a development   order currently the ULDC or land development code  requires all construction renovation projects   to be subject to issuance of a development  order unless the project meets the exceptions   described in section 102-36 there are currently  two conditions or two exceptions where DO is not  

required um that's that's under the uh reference  section in in in the staff report um but basically   one is uh no development orders required when  a development has been issued by the city prior   to the adoption of the code and the other one  is development or redevelopment activity is   included as part of a larger common plan or larger  plan of development or phase development which a   development order is issued that's currently  in the in the in the code um we're asking or   or the tax amendment is requesting to provide  additional exceptions to the requirement to   obtain a development order just real quick those  include construction of non-habitable accessory   structures less than a square thousand square feet  renovation repair alteration or maintenance to the   interior or exterior of an existing single family  home duplex triplex or quadlex that's existing   um where where a um where a building permit is  is not needed uh and it doesn't increase the   square footage of the structure or change its  use uh the third ask is um not require dos for   renovation repair alteration or maintenance to  the interior or exterior of an existing single   family home duplex triplex or quadplex um where a  de where where a building permit is needed for the   following purposes roof repair replacement  repair of chimneys stairways repair of and   replacement of windows and doors and siding repair  and replacement of electrical mechanical equipment   um replacement of plumbing where no new utility  connections are are being requested uh and then  

final one is is repair maintenance repair and  replacement of public and private utility lines   and components drainage facilities and other  infrastructure where there is no impact to   environmentally sensitive lands or expansion of  capacity of the uh facilities um that's just sort   of a quick summary of it um and I'm happy to  answer any any questions y'all have any staff   questions for staff so right now if you wanted  to do one of these activities you have to come   to city get a development order and then proceed  with your contract you're supposed to yes this   this helps to remove that requirement that's right  formally to be frank with y'all we just don't have   the the bandwidth to to require development orders  for every 100 foot you know 100 square foot shed   or Yeah you know those things but if you if you  look at the way the the code is currently read   it says all construction or renovation requires  a DO where's that where's that line i we're we're   trying to draw that line with this you remodel  your bathroom you're supposed to get it all done   but this is eliminating that red tape can we  eliminate more of that red tape have some more   this is a start anything well a dollar amount  i mean is that something or is that Um well I'm   glad you brought that up um one of the things  this doesn't require a change to the code but   one of the things we're we're we're doing uh or  in the process of doing is um providing a a an   application process that's a joint development  order and building permit application for like   single family homes because usually when someone  comes in to get a do for their single family home   they've already got the building plans already  they want to go been there and and this Yeah and  

this process getting your development order first  and then going back and getting your building   permit you know it slows things down so that will  be a combined process hopefully in the near future   um in a month or two um we're hoping to have all  the kinks worked out of that um that but that   doesn't require a change to the code um but this  we really need to amend the the text in the code   because yeah I while we don't we approach this I  mean we can do approve this today and still kind   of do some more fine tuning absolutely more places  to cut make it a little easier for somebody to do   a project without having to correct jump through  hoops yeah this is just a a good starting point   okay so this covers existing homes as well right  yes sir mostly yeah is anyone in the audience here   to speak on this item i make a motion to approve  got a motion second motion second please take the   role board member Carol yes board member Stamps  yes board member Barker yes board member Rich   yes chairman Newower yes motion passes 50 right  so that brings us to the audience participation   portion of our agenda is anybody wish to comment  on any item of today's meeting see is it sure