Planning Board - Regular Meeting

yeah you started it yeah you told me we're good  okay now we go all right no changes or dations of   the agenda do I need to start over we're good  uh any announcements or disclosures for board   members okay uh do I have a motion to approve  the minutes of the March 10th meeting motion   to approve second please take the role board  member Carroll yes board member Stamps yes   board member Barker yes board member Rich yes  chairman Newower yes i'm now going to read the   procedure for quasi judicial proceedings uh step  one the public hearing is announced introduction   of application by staff by staff step two  exarty communication disclosure by board members   step three identification of the applicant and  effective parties that attend to participate   in the hearing affected parties that only  intend to make a statement may do so at   the public partition participation part of  the agenda affected party means any person   or entity that will suffer an adverse effect to  interest protected or furthered by the including   interests related to health and safety police  and fire protection service systems densities   and intensities of development transportation  facilities healthcare facilities equipment or   services and environmental or natural resources  the ledge adverse interests may be shared in   common with other members of the community at  large but must exceed and decree the general   interest and community good shared by all  persons now turn to council for swearable   witnesses we have uh one item on the agenda  this afternoon that is a quasi judicial item   and that is the the first one which is the  East Beach Drive variant so if you're here   for that and you intend to speak if you'll stand  now raise your right hand and I will swear you in so 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 yes very much that when you come   to the uh podium if you'll just state your  name uh for the record and that you have been sworn start with request

a good uh item a case number CPC-N-2025-335 to add variance on February 19th of  2025 applicant requested a variance   to construct accessory structures in the  form of aluminum carports in the front of   Cove Harbor condominiums over existing  paved parking footprint destroyed by   Hurricane Michael rather than in the rear as  typically required the owner is Cove Harbor   Phase 1 the applicant's name was Brandon Aluminum  Incorporated the address is 310 East Beach Drive any questions for board members or staff yes  the uh structure that is proposed is that in   a different location than what it was before the  hurricane or is it in the in the same location   same location same okay what's the height  of the carports to now it was You're going   to have one second to get up let me grab it for  one second yeah he can go ahead come up read it that means James Brandon the contractor  it it does say eight 8 and a half roughly   8 and 1/2 ft or in height we have some  elevation issues on part of it where the   driveway actually slopes down quite a bit  so it it could be more toward the 9 foot   uh area essentially just replace everything there  prior we're replacing exactly the same footprint   and everything yeah mr randy you were sworn  in a little bit yes and the attention is just   automobiles not trailers or RVs or anything  like that cars and trucks cars and trucks

additional questions thank you sir  anyone else from the audience wish   to speak on this item is this the variance yes yes you got to take my address yes sir were you  sworn in a moment ago walk in raise your right   hand with solemnly swear affirm the testimony  you'll give in this matter to be the truth all   truth and nothing but the truth yes thank you  very much your name and Carl Adams 406 East   Beach Drive Panama City 01 i live next door to  that property and just for whatever it's worth   when the hurricane came in the early winds  I was there the whole time the early winds   were at 40 or 50 that thing came right off did  about 40% of that damage to my entire complex   scarring the building from the aluminum scratching  the stucco total my truck um just scratching my   truck the water helped too but I mean I had  scratches and dents all over from that white   sink cuz I believe I read it's going to be the  same exact thing that they had before so I got   a just a couple questions for you guys i'm an  engineer and I hope that you have some rules   cuz personally I don't think this stuff should be  allowed anywhere where hurricanes are cuz they're   they're just trash any wind's going to take them  off so my concern is the sec how they're getting   secured to the asphalt and they just redid their  asphalt so I'm not so sure about footers and all   that stuff i guess they're just going to have to  dig up the asphalt that they just had so securing   them the roofs i don't know if there's code to  that but I just want to bring it to you whoever's   approving this as attention to please keep that in  mind because it's a wide open area between uh Cove   Harbor and Grand Bay where I live and that stuff  just I mean I I would say maybe those winds are 40   mph and that stuff was flying across it was coming  across before the trees started falling down when   Michael came through so that's it i don't know  if there's you know I don't know what the code   is for this kind of stuff but I don't think it  should be allowed all right thank you is there  

anyone else wait anybody else that wants to speak  before you come back you answer all the questions   at once yep okay go ahead Mr brown i think he  got a question well I I was going to wait for   Mr brand to come back it was for him so regarding  the hurricane readiness of that structure can you   speak to that everything has to be built within  the 140 mile per hour wind obligation here in the   county um this is going to be built a little bit  different than the other ones in in in regards   to the footer detail we're putting twice as  much concrete uh per footer it's basically   a 40in x 40in block of concrete the aluminum  alloy is stronger it's it's bigger material   um I don't know how old the old structure was but  like anything u if it was you know 10 12 years old   it's it may have been inferior to what the stand  standards are today but it'll be happy to give   you a copy of the engineering sir if you'd like  to look at that i would I would like to see that   sure question for Michael this structure would be  allowed if it was in the rear of the building per   code we're just approving that it's on the front  side of the That's That's correct our our land   development code says that accessory structures  like carports have to be in the side or rear yard   uh in this case putting it in the side rear yard  would make it a waterfront carport um and then but   he's the applicant is still going to have to meet  Florida building code which he he mentioned with   the 140 wind load so right yeah this is a sight  specific engineering for this specific specific   site it's just a blanket engineering for any pro  any project so I'll be happy to give you a copy   of this if you'd like thank you sir i'm going to  follow 20 seconds sure the only reason I even came  

is because I read somewhere it was either on the  sign on the uh road that it was exactly the same   and exactly the same footprint okay that's fine  and then today when I called I got plans sent   over to me on email from the lady at the planning  board it didn't talk about footers and hurricane   rated and I would challenge any aluminum carport  being rated at 140 any of them they don't exist the the the item under consideration  today is is placement of the g so   yeah is placement of the structure in  the front versus the side rear yard   thank you do I have a motion on this item  motion to approve second uh please take   role board member Carol yes board member Stance  yes board member Barker yes board member Rich   yes chairman Dubower yes motion passes 50 thank  you item number B item B is case number CPC PLN 2025-0325 uh the request is for major development   the applicant is requesting to develop a  hotel over three stories in height um the   owner is Arm Partners LLC and the applicant is  Panhandle Engineering and is located at 2627   Highway 77 sorry this is a quasi judicial  so Jim swear to tell the truth told me it was I don't know about that any questions  for staff okay Mr selena good afternoon jim   Sloanino representing the applicant um 600 Ohio  Avenue Lin Haven um all business all buildings   greater than three stories in the city require  a compatibility evaluation by the board not to   tell you what your job is but that's that's why  I'm here um we exceed we're we're looking at four  

story with a potential of going to five story  but right now the plans are all for fourstory   uh we are located across from coals on 77  to give you a point of reference um and I   think staff has concurred that we seem to  be compatible with the adjacent uses and   um not incompatible so I'm just  looking for compatibility verification any questions question for staff is  I see there's a recommendation with   additional con conditions yeah they're  required to get a commercial development   order as well so we'll do the comp  compatibility analysis through that   review and that's standard i just  make sure there weren't any other conditions thank you sir and we did upload our  development or application is there anyone in   the audience that wish to speak on this  item see none do I have a motion i make   a motion we approve second please take  role board member Carol yes yes board   member Stamps yes board member Barker yes  board member Rich yes chairman Nubar yes   motion passes 5-0 jim thanks for having  your guys sit on my side i appreciate it item letter C engineers um item C is case number 0376 they requesting  a smallcale land use amendment and resoning   the applicant is requesting a small  scale land use amenity and reszoning   to general commercial 2 the owner and  applicant is Benjamin Gerknes and the   subject property is located at Parker  Drive um it's approximately 0.555 acres do you know what the intent of going from  residential to commercial is no i spoke   with him a little bit and he spoke about  across the street across West 13th Street  

and that being general commercial too but I  didn't get exactly what he was proposing the   recommendation from is to deny just based on the  uses around correct okay so the the property at   709 is commercial and then the ones across  the street are commercial um what what was   the thought behind the recommendation to deny  that way just a being surrounded by the R1 and   it being in a residential neighborhoods okay  there was some there was a notation about the   uh the water standards i think it was for fire can  can you speak to that a little bit the fire flow um yeah I'll I'll try to so um um and this  is really something that that comes up during   uh development order review um but uh our  utilities uh has our department or utilities   engineer has gone ahead and and advised us  that that fireflow could be an issue for a   commercial development on this property in in  the event that they want to develop it later on um it it it could be overcome but it would require  upgrades to the utility system in this area of   the city okay thank you any questions is the  applicant here wish to speak on this please come so I think you guys pretty much covered it but um  I just purchased this property it's surrounded by   mixed use and Oh Benjamin Jericho sorry I did not  swear in i don't know if it it's this one doesn't   require that go ahead okay um yeah it's surrounded  by general commercial um and mixed use i know it  

is touching some residential um I plan on putting  if it gets reszoned to um a boat trailer you know   RV storage outdoor storage uh water would  be limited on it on a business like that um and that's that's I guess pretty  much it i'd have somebody come in and   and redesign or build out the lot to make  it look very nice and and whatnot um but   I did not know about the fire flow  i'm not even familiar what that is well and again that that's usually something  addressed at a uh the development order stage when   engineered plans are are are done are provided  um so we see exactly what what the what's being   uh proposed and and what the demand needed okay  understood it's my my first one here okay and   from a GC2 standpoint I guess is that the least  intense yeah i mean yeah as we look at you know I   see you know MU3 and I know there's some elements  of current that go within mixed use um but the   intensity of GC2 is that the right mix or is there  GC2 is the most intense of the commercial uses uh   that that the city has um and is GC allow um boat  and RV storage GC1 or does any other because that   seems like that could be a come up before that was  my understanding so I think the mixeduse districts   um allow neighborhood scale commercial  uses um which do you have that up by chance   uh neighborhood scale commercial uses are things  like professional offices private child care or  

daycarees commercial recreational facilities  grocery convenience stores athletic clubs food   establishments without a drive-thru uh and other  similar uses serving the neighborhood um that's   kind of vague that last one um but um typically  what you say outdoor storage is that yeah like   boat trailer RV storage so typically um when  someone is proposing to do outdoor storage   um the the the only zoning district it really  fits in is GC2 um seems like a very low impact   business for GC2 yeah i mean I think that the  risk that we have to weigh is it will forever   be GC2 yeah and while your intent may be  low impact if if for whatever reason you   decide to sell that property then somebody  can come in and industrial manufacturing   there understood um that's just kind of the  you know way of which side is the right what   he's saying is we don't have control once we  give you this GC and that can be anything and   all these people are residential um to me to be  ignoring numbers is saying we going to give you   G from a residential one to a G2 that's a big  leap it is that's a big leap and these people   that have houses right there especially right  into their backyard that could be annoying to   them is what I'm saying you know yep understood  i uh I don't see any of them here well they might   not be up here but they still are citizens yeah  of course for what it's worth Parker Drive does   not continue on to 13th Street where it shows  in that overhead view that's actually just a   drainage drainage ditch that's there next  to the property the house that's the 1210   Parker is the last where the street dead  ends right there so it is a technicality  

but if I applied for an address I assume it'd be  13th Street and nothing on 13th is residential what 1213 is residential what's that 1213 is  residential 1213 is that the one i'm sorry i   can't see it is I thought that was Florida florida  your property connects to all residential so you   know not a matter of whether your property has all  residential housing and when you look at the blue uh the zoning map Mhm yeah it touches houses there  well I think that's where Mr russ is coming from   with his deny recommendation is it's touching all  the residential on that side but if I apply for   an address it would be a 13th Street address  mhm with no the only road you know touching   it would be 13th yeah instead of Parker like it  is now the road um Yeah does it continue through   i think that's there's no other options to to  allow that type of use other than Are you pretty   dead set on doing the boat storage and that's  what I would do we can talk like through any other   ideas also um if that one doesn't pan out yeah for  storage um we we've always required it be in GC2 how does setbacks work with outdoor storage i  mean I know we have when you have commercial   next to residential you have additional  setbacks probably not going to be a building   right up against those residentials but how  does that setback apply to parked vehicles  

um so uh our the our the land development code  requires um additional buffering and setbacks for   uh when you have dissimilar uses so I I have it  up screen as well i want to say it's like public   rights away i want to say it's like 10 ft from the  landscape buffer is 10 ft but the setback from the   rear it goes from 20 to 25 that would be applying  parking right yeah that's what I was I I didn't   know if there was a if you were going to use  parking part of that setback would be prevention   of parking vehicles next you know directly on  Yeah line up yeah would that be the the fence line   excuse me sorry or would that be fence up against  property or or 20 foot from that property line   the fence could be on the property line and that  would be required too uh is to have some sort of   um visibility screen yeah and and but in addition  to that you you have the the 10 foot um there is   a yeah landscape buffer there is a rear setback  requirement in GC2 but that's for buildings or   structures but yeah 10 ft landscape buffer  and a and a fence or some sort of solid wall do we get any feedback other from any of the  neighbors any email or any of the correspondents   i don't believe I don't believe it have you talked  with any of the neighbors by chance or knocked on   their door i have not yeah haven't gotten that  far but I certainly could the letters went out   yes correct yeah and signage there's a sign on  the property any other questions all right thank  

you oh wait is there anyone else to speak on this  item like to accept all right do I have a motion i motion like doing that i'll second if not  I a motion yeah I I will second in the sense   of I'd prefer to have the project further along  than just be an idea so I second the denial all   right any further discussion please take role  board member Carol yes board member Stamps yes   board member Barker yes board member Rich yes  chairman Newower yes motion passes by zero sir   my recommendation would be if it's something you  really would like to do you'd have to do some of   the the prep work beforehand to you know prepare  plans and maybe get some of the the neighborhood   feedback um it's just it is difficult from  our side to approve that intensity and what   is currently residential yeah i mean I don't  think anybody's opposed to your project it's   just the the fact I think it was would be wise  to go ahead and continue on with something that   require you know I wouldn't have to zone for it  but you understand this is just a recommendation   it will be heard by the city commission at  the which meeting may 13th meeting okay thank   you guys thank you thank you i'll have audience  participation anyone wishing to participate chris   your son want to say anything hey Walker would  you like to say anything for the planning board hey before what you want for Christmas I wanted  to uh introduce y'all to Nick Kaine um he's   u he he's joining us from he started with the  city a while back but he was in our building   services division but he's come aboard now on  in the planning division and I think first not  

you've attended a meeting before this is the first  one you participated in and um also let y'all know   that um um Jawan Haley's going to be out for a  little bit of time so um we may have a couple   meetings without her so Okay just FYI i thought  he was from out of town since he's wearing a tie thank you guys