Planning Commission - Regular Meeting

we having a problem we got a bunch we got we got a city ramp right across almost right across the street okay and of course there's quite a few other right we weren't sure you were coming Sten souvenirs they pull me over they think I got drugs I got PS pass I need I need a flashlight menus at night time so you can look down that can see being used for that okay think about that use but that would be that would work would of course the pink I mean why wouldn't they be all right good evening everyone uh like PL uh like to call to order the Planning

Commission meeting of Tuesday March 4th 2025 Madam Secretary can we have a roll call please chairman culi present commissioner Bellamy here commissioner Edwards yeah commissioner Goki pres commissioner Horton commissioner PR here commissioner wise chairman you have a quum thank you you have any Communications no sir no Communications okay can I have a uh motion to approve the meeting minutes of February 4th and February 18th meetings so moved second all those in favor opposed I have no no old business we have some new business and Suzanne take it away yes sir let me bring up the site plan item 6A is Major PDD Amendment Z 25-2 this is an application for a major Amendment to the Bahama Island PD Phase 2 converting the previously approved RV resort that had 361 spaces into a single family neighborhood um again we discussed this this morning at workshop and um this was originally entitled March 6th of 2023 a Planning Commission and city council last saw it last year when there was an amendment regarding the off-site improvements and internal access to the development but this completely scraps

the original the previous RV resort and replaces it with a 100 137 Lots with 35 Waterfront lots that each have a double um private dock so they each serve two lots um there's 9.1 Acres of existing wetlands and 110 foot wide power line right away those areas will remain undeveloped the lot sizes is minimum 7200 square ft except for the Waterway Lots which are 10,800 ft setbacks are 20ft front and rear 5 foot side except for 7 and 1 half foot side setbacks for Corner Lots there are five points of access to the development off of Bine Boulevard there are amenities including a pool Clubhouse playground pickle Court pickle ball courts two Community boat docks and that's all located in this amenity area there's also one male kiosk here and then one male kiosk additionally located within the development um the houses will be in a coastal vernacular that's included in your book as well the home plan Styles this is a py project and um offsite improvements they're going to complete intersection upgrades at Old Crane Road and Boline Boulevard those are in your book as depicted on the road roadway Improvement exhibit D and then from this morning's discussion um Public Works had requested either the connection to cvery or additional improvements and the developer has agreed to revise this plan for the next city council meeting showing bless you um showing that connection made to sersi instead of the um B wordss and no access to

Cy it is offsite improve improvements require County approval no but the the first item is our PDD and the second item is our public hearing for the da um so I I'll go further into the da when we get to that one you get your questions answered from earlier Joe about the amenity for the record what is what was your question well I I questioned the uh size of the amenity center for the 137 units uh the size of the building and what the occupancy of the building would be as to whether or not it would be adequate for that number of families I think they did answer that it would not if everyone attended a meeting that was not the intent of the building the question size that accommodated was enough to accommodate that not all at once but just I think they answered at the meeting that that was the same pool as um forestwood the RL Bel trct that's a 250 home Community um I I I didn't remember that question

coming up at me at the workshop meeting followup and the minimum rental term has been eliminated any other questions any other comments one comment I know thaten map maybe it's just it's not bling up enough maybe 22 24 spaces it just wasn't identified as parking so wasn't quite sure it's a very dark line for parking but I think that's the double line for the curb that's kind of showing up so dark okay there's additional parking at the other male kiosk there's that's much more clear 10 spaces there any further comment by the Commissioners questions you have any comments by the

public no okay thank you all right I'll entertain a motion to approve I move the Planning Commission recommend approval of the major plan development District Amendment to the P to the Bahamas San PDD z-2 D2 as submitted with the considerations of Public Works yeah those will those will be in the next version so that that's a fair I second that okay last chance for comments okay I call for a vote all those in favor I opposed eyes have it the next item is the da that accompanies this PDD Amendment this is item six 6B first public hearing regarding the amended and restated da associated with the major PDD Amendment case z 25-2 and Provisions to the Bahama Island PDD just to go through um the items of note this is this agreement is effective for five years with two automatic um five-year term extensions as long as the developer not in default all roads within the project serving the residential unit shall be private roads except the extension of Bine Boulevard which shall be a public right of way all construction delivery traffic both to and from the property by way of bowl and Boulevard use is by way of bowl and Boulevard use of C verc is prohibited the minimum term

for any rental agreement shall be 90 days that has that will that will be struck in the version that goes to city council um the developer agrees the project shall incorporate not less than 20% open space there's a list of prohibited building materials and they will be paying $400 enhancement fee for recreation a park enhancement fee $1,100 for a beach parking fee and $3,600 for a public safety enhancement fees all those fees are subject to a CPI increase or 2% whichever is less at the beginning of the year and the developer will make those off-site improvements we detailed earlier prior to the 40th building permit application again this is a a public hearing um so you just host the first public hearing and then city council will host the second one I any comments by the Commissioners on this I just think it's unfortunate that ory county and the applicant and the city couldn't come to an agreement on the previously approved plan the U staff put a tremendous amount of time into that plan and the applicant and the city and Council and uh the commission all worked hard to come up with something that was really unique and would benefit the city uh and now we're just dealing with more rooftops and I think that's really unfortunate any other comments we have any comments by the

public then I will close the hearing okay okay item 6C is zoning ordinance text Amendment ztx 25-1 this is an amendment to the zoning ordinance that addresses the the minimum standards for parking um the maximum standards for parking excuse me so the the city currently imposes maximum parking standards that limit the total number of spaces that can be provided Ed on a site based on a percentage above the required minimums these were originally implemented to um prevent excessive impervious surface and encourage efficient land use however in practice these limitations have really just meant more cases for the bza um the existing maximums do not always align with the real world demands of businesses and then the other element of this is the ordinances parking requirements for many storage facilities do not accurately reflect actual usage unlike traditional commercial or retail developments many storage users primarily Park in Drive AES adjacent to their units and the current standard often results in excess parking that is rarely used so to eliminate that maximum parking cap this ordinance Amendment removes that from the ordinance and instead any parking requ provided over the minimum required that Park work shall be perious um constructed of pervious materials there's a number of options available and then the other element in the table of parking requirements we have changed the mini warehouse and mini warehouse climate controll to be one space for each 300 square feet of gross floor space for the

office not less than six spaces and that's the same in both of those uses absolutely and I this this morning when we were in our in our Workshop just didn't occur to me if we're doing a residential where we saying if you have a by our U if we have a one to five bedroom we get two SP of parking and if we do any more than that it has to be perious surface so if if you is that correct um no not for residential in terms of a single family home but in residential in terms of multif family projects it yeah and how would the perious would it apply to like if I was if there was a parking deck no no that would be just a structured parking would be different were we able to come up with I know you guys were so busy yeah for the trade trade buildings and um looking at the single family no but we have we will address that at a future time we our zoning administrator wasn't able to look at that today but yeah yeah so just for record looking at possibly um a lot of storage units are now being built as trade shops or zoned as trade shops and do can we Define that and then also with the single family

homes having more than one minimum parking spot for a one to five bedroom home for consideration and just for clarification uh on page four7 where it says Recreation is that defining what we're considering Recreation the public park and recreation facilities non commercial Parks yes that's the section for public park and recreation facilities playgrounds open space passive outdoor uses active outdoor uses and then it goes into the indoor uses that are Recreation and then that stops at restaurants and lounges so just for future use and thinking about what the recreation department offers now they have collaborations with because I didn't I didn't think about this this morning um like the zipline and the Greg Norman Shark Park is that defined in here or would that be more as a commercial section I think that would be active active outdoor recreation facilities including water slides skateboard parks and similar uses not specifically mention so that's one space for 300 squ ft of area but the way that we Define it above it is non-commercial and those are more commercial Partners well that's that particular line is the non-commercial um so there's nothing listed for parking on that am I I'm just want I want to make sure yeah I'm reading so I see what you're saying I see what you're saying I just want to make sure I'm reading it correctly so do we need to put something in that empty box to say what kind of parking we need at a public park a commercial park yeah or do we need to

put something so that we know parking wise what's needed for those part future Partnerships with it does say or other Recreation facilities but it's very specific about saying non-commercial it says well it says non-commercial Parks playgrounds or other Recreation facilities Andor open space officially designated as a public park or recreation facility including community centers passive and act active outdoor uses and indoor uses so I think it's broad enough that it encompasses that um it's not only limited to non-commercial but it is specifying non-commercial Parks um I'll have us look at it yeah that' just be something I consider to look at for the future since we already do a lot of commercial Partnerships and then with the future with additional fields and stuff coming on that too on the second on the next page under restaurants and lounges there's a blank space below that and it talks about one space for here is that just a typo as well something missing is that for like Cherry Grove Pier it looks like maybe there's a pier missing because it talks about Pier area I will look at that in the or maybe the boat landing we copied it from the mun code so I'll look at that and make sure that it's there's a use for that Pier area make sure it's not a typo on our

part I know that we've got a few [Music] more newer Adventure activity things coming to North Marl Beach and it says active outdoor indoor uses um but that's part of the recreation part and then it goes to where does it stop on the recreation side of things because we've got indoor uses and then would it be active outdoor recreational fac facilities it stops at Recreation it after tennis courts then it starts in the restaurant and lounges but um and then it goes I guess peers and then it goes to retail stores and shops and that's below that um just for some of this is kind of old yeah just for example like I'm just thinking of the old boo Main Street that's now the indoor golf cart do we have a I'm sure we do because our zoning administrator would have looked at that change of use when it came through but I think they had sufficient parking with that grocery store do we need to make more more of a broader commercial recreation section so that it encompasses a a larger facility versus outdoor use so indoor use outdoor commercial indoor use outdoor use Recreation that way we're not having to identify every single thing that comes up in the future like tennis pickle ball a golf course or do we want to yeah pickle ball is addressed at all so yeah so I feel like we're just addressing things as they come up versus creating a more

comprehensive plan that might would work for many of these maybe but we haven't really been having issues with them in terms of I can see that criticism but um we're really just our time is is not infinite so we are trying to address the issues that we do have come before us but we haven't he we haven't had an issue with the recreation facilities that we've seen and I think he's been interpreting I can almost say that tennis courts and pickle ball courts he's been interpreting the same so yeah but I can get some further Direction on that and get back to yall got a quick question about that I don't know could do answer but what if like that place at B so it was the parking requirements for a um big box grocery store and then comes in they only need a third they're not to overow they are not they are not yeah and and those buildings to the side their uses change from time to time as well restaurant or that kind of thing so it is an influx I think when they come in as a change of use we verify that they have the available parking for that use to locate there in terms of the minimums but the maximums have not been we haven't made somebody tear out the parking lot and make it pervious will not change no no yeah I can think of some examples also um there's a restaurant on Highway 17 near Pome Trot that has very little parking and they redeveloped but because because that was their lot and that's all the parking they had it's just it's

allowed to continue in that non-conforming state for years and years and years and years so just thinking we have a weather event and that facility that used to be there is no longer More than 70% of its damaged so it has to be completely rebuilt which has to be built to code then at that point it would not meet code right and we are undertaking an overlay district for Highway 17 shortly to look at some of these older lots that front Highway 17 to make it so that they will be able to redevelop in those situations going forward um it's just a a bigger problem and we we need to have some public workshops and get the input from the owners and that kind of thing okay but that's definitely on our radar okay anybody's looking at me any further questions comments okay I'll entertain a motion to uh to approve I move that the Planning Commission recommend approval of the zoning ordinance text Amendment Z - 25-1 as submitted second with the maybe with a few of the recommendations that we made to review amend my motion to I'm Sor include follow up I'm sorry Joe I'm in my second to Second the new Amendment okay do we have any comment by

the public on this no okay and I will call for a vote all those in favor say I I I I opposed eyes have it okay that does that and is there any further comment by the public no comment by the public all right on turn a motion to adjourn okay meeting adjourns