Planning Board - Regular Meeting

The November 10th planning board in City  Pan City is now in order. Please take role.   Board member Carol is absent. Board member  Stance here. Board member Barker here. Board   member Rich here. Chairman Eubower here. Are  there any changes or deletions to the agenda? Mr. Chairman, no. There are  no changes or deletions. Okay.   Are they? No, I know. Okay. Uh, any  announcements, disclosures by board members. Uh, approval of the minutes from the October  13, 2025 meeting. Do I have a motion? So,   move. Second. A motion. Second. Please take  the role. Board member Stamps. Yes. Board   member Barker. Yes. Board member Rich. Yes.  Chairman Dubower. Yes. Now, I'm going to read   the procedure for quasi judicial proceedings.  This is a procedure which the board will follow   during quasy judicial hearings. Step one, public  hearing announce introduction of application by   staff. Step two, exparty communication disclosure  by board members. Step three, identification of   applicant and affected parties that intend to  participate in the hearing. Affected parties   that will intend to make a statement may do so at  the public participation part of the agenda. An   affected party means any person or any that will  suffer an adverse effect and interest protected   or further by the ELDC including interest related  to health and safety, police and fire protection,   service systems, densities or intensity  developments, transportation facilities,   healthc care facilities, equipment or services  and environmental natural resources. Alleged   adverse interests may be shared in common with  other members of committee at large but must   exceed and decree the general interest and  community good shared by all persons. I'll   turn it to council to swear any witnesses.  Yes. If you're here to speak on an item this   evening and wish to to speak, if you'd stand now,  raise your right hand, and I'll swear you amen. Solomon swear affirm the testimony you'll give in  these matters will be the truth, the whole truth,   and nothing but the truth. Yes, I do. When you  come to the podium at the time you're going to   speak, if you'll state your name, address for  the record, and that you have been sworn in.  

Thank you. We'll begin with request A. Uh item A,  case number 1332. It is a variance request. The   applicant is requesting a variance from the size  regulations established by section 110-4 item B   part 3, accessory structures of the city of Panama  City Unified Land Development Code. The owner is   John Christopher Mooney. The applicant is also  Chris Mooney. address location is 2706 East 77th   Court and the staff recommends denial or variance  request. Thank you. Is there any questions for   the board for staff? Is the primary reason for  the recommendation just the size differential of   what is um allowed and what they're trying to do?  Yes. Okay. Any additional questions? Thank you.   Is the applicant here to speak on this item? All  right, please come forward. Yeah. Well, you you   didn't swear in a minute ago, did you? No, sir.  All right. Raise your right hand, please. You saw   me swear affirm testimony about to give to me the  truth. Who told truth? Nothing but the truth. Yes,   sir. Thank you very much. My name is Chris Mooney.  I live at 2706 East 7th Court, Panama City. So, looks like you got to make the house  bigger. The the garage smaller is the   The reason I was requesting that is because  I I fish for a living. That's what I do. And   I in order to get a boat into a building  like that. I have a 18T boat now and it's   24T with a motor in the turn. So if I get a 24  ft boat, it's going to be 30 or 32 feet with,   you know, I need something I can get you, you  know, I'm allowed with a 20 by 30, you know,   without a variance, but I need something  larger than that. I need I need a way to   get a crane in there, you know, my to lift  motors off my boats and to work, you know,   these kind of things. I just can't do it in the  yard, you know? I can't. And that that area right  

there where I live and and I keep my yard nice. I  keep my home nice. I keep I'll keep my shop nice,   you know. I can relate. So, I see a 24 foot width.  Is that a just standard double car garage door or   how? It's going to have a single rollup door and  a single entry main entry door on the side. Okay.   So, just one one rollup door and one Yes. regular  door and maybe windows on the side. But it's just   a basic building to keep up. But I need something  I can get out of the weather and work and do the   things I need to do and get the motors off and on  the boat and do maintenance on on the boat. And I   need a I need to be able to have it cuz it's a  center console with a tower. And I need to be   able to get have a door that I can get it in and  out of. That's why I need it. That's why I need   the size that I need. I just can't do it in a in  a small building and I've had this property for   22 years and I'll work on it and take care of  it. Question for staff. This is not a variance   uh for a setback. Setbacks are fine. It's just the  Yes, sir. Variance of the size of the building.   Yes, sir. How's the compare to the size of the  other buildings in the um proposed it would be   about the same. It's 24x 40 is the proposal and  the structure the primary structure is 26x40.   Is it is the 26x40 main house pretty common size  for that neighborhood or I would say so. Okay. I   guess a question if this was attached to the  residence this requirement wouldn't wouldn't   be met because it wouldn't be an ancillary  structure or the house was bigger. Yeah. Okay. Is there anyone else there speak on this item? Okay, let's let her speak and  we'll come back to you, sir,   if that's okay. Let's give her a chance to speak.

Were you sworn in earlier? You saw me  swear to tell the truth, hold truth,   and nothing but the truth. I do. Thank you  very much. Um, my name's Angelia Norton. I'm   really stepping in for Colleen Swab. Um, she  couldn't be here. She got the notice Friday.   She already had other obligations that she  had to be at today in a different town. Um,   she was wanting to object to it because she  didn't know what it was for. Nobody had said   anything. She just got the letter and so she's  wanting to object to it because it was going to   be right up against her property. What What  property is that? Where is she at? I'm not   sure what the exception is. It's she got her  business address on the but adjacent property.   So the the variance isn't for any he would be  allowed to build the structure um where it's   proposed. The variance is because the structure  is um a by a percentage calculation larger than   it should be based on the size of the house.  If the house is bigger it'd be okay too. Okay. There's no encroachment on the property line. No,  right. There's no encroachment. No encroachments.   That's all. She was curious. She didn't  know what it was. Thank you. Thank you. Any more questions for the applicant? Do you want to add anything,  sir? No, sir. Okay. If there   any questions? Okay. Anyone? All right.  Thank you. All right. Do I have a motion? A motion to approve. I'll second. Have  a motion. Second. Please take the role.   Board member Stamps? Yes. Board member Barker?  Yes. Board member Rich? Yes. Chairman Dubauer?  

Yes. Motion passes 40. Thank you. Uh request  letter B. The case number 0024 application   type is a variance. The applicant is requesting a  variance from the front yard setback regulations   established by section 104-36.2 neighborhood  general zoning district of the city of Panama   City Unified Land Development Code. The owner is  TMBB Property Enterprises LLC. The applicant Sean   McNeel. Address location is 1518 Drake Avenue  and the staff would recommend approval. Thank   you. Is there any questions for board for staff?  I see none. Is the applicate here. Mr. McNeil. Thanks. Good afternoon. I'm Sean McNeil, 475  Harrison Avenue, Panama City, Florida. Um,   representing the applicant or the owner. Well,  kind of weird. TMBB Property Enterprises LLC.   Mr. Web is here who's one of the owners or  managers of the LLC. Um I must admit this is   the first time they ever asked for a variance  for a setback a minimum setback that we have   not met. But basically if you take a look at this  property there's a he has a an out building that   he's going to expand and put uh more storage  in it vehicles whatnot. And there's the site   plan there for it. the re the new zoning of this  property which was about 10 months ago requires   that building to be within 15 ft of the property  line on Drake Avenue that that same type of   zoning I believe is also on Beck Avenue Harrison  Avenue type of thing. So in Harrison Avenue Beck   Avenue that would probably be in concert but in  this particular property which is three or four   uh from Highway 98 it is very much in conformity  with the neighbors around them. So, we're asking  

that you grant us the variance and that uh  we'll be happy to answer any questions. I do   I have one question for you guys though. This is  a final. Is that not unless they appeal? Okay. So,   did I hear you say there's an existing building  there? There's an existing building and it's   meant to expand the building. That's correct.  Modify the building. That is correct. Yes,   sir. Yeah. How large is the expansion?  12 by 40 roughly say on either side. So,   12 by 430 by 40. We're adding 12 ft on the  side. Yeah. 12 by 40 time. So, uh 960 ft. Well, here to speak on this item. Excuse me.  I'll just see if there's anyone else in the room   to speak on this. Are you saying for me to speak?  No, no, no. I just If there's any other questions,   take the head. Okay. Seeing none. Is there any  other questions for the applicant? Okay. So,   I have a motion. Motion to approve. I'll second.  Motion second. Please take role. Board member   Stamps. Yes. Board member Barker. Yes. Board  member Rich. Yes. Chairman Bar. Yes. Motion   passes 40. Thank you, sir. Uh, item letter C.  Item C, case number 10:30. Application type is   for a major development. The applicant  requests to develop an 8,000 uh square   foot warehouse within a heavy industrial zoning  district. Any development in a heavy industrial   zoning district is subject to a major development  approval. The owner of CW Roberts Contracting,   Inc. The applicant Scott Reford. The address  location is 122 Center Avenue and the staff   recommends planning board approve the major  development request with the following condition.   A commercial development order shall be issued and  the requirements and conditions of approval of the  

uh technical review committee are met. Thank  you. So any questions for board for staff?   Is applicant here on this item? Sure. Speak on  anything at the moment. Is there any questions   for the applicant? You just come to the podium  and state your name and address so we have that   you appeared. Yeah, we've there's a project  the My name is uh Erica Ellis. I work with   uh Scott Rutherford at Rutherford Engineering. Um  we're working with uh CW Roberts here at uh 122   Center Avenue um for their just looking to build  a storage building um Thank you. This is just in   front of us because it's a major doesn't have any  industrial setting. Any questions for applicant? We're good. Thank you. Do I have a motion?  Motion to approve. Second. Anyone? Did you   ask if anybody was speaking? I'm sorry. Is  there anyone else to speak on this item?   Comment. Thank you. A motion in a second. Please  take the role. Board member Stamps? Yes. Board   member Barker? Yes. Board member Rich? Yes.  Chairman Newower? Yes. Motion passes 4 zero.   Thank you. Item letter D. Item D is case number  1380. It's a request to vacate a rightaway. The   applicant is requesting to vacate a portion of  alleyway between lot 1 and lot 18 and between   lot 2 and lot 17. The alleyway is located north  of East 9inth Court, east of North Bonita Avenue,   and south of East 10th Court and west of Mercedes  Avenue. The applicant is Beatatric Johnson.

She has that parcel there. 9:15 East Life Court. There any uh questions for the board for  staff? It's just the reason for the vacation.   um she owns both properties on each side of the  alleyway portion that she's trying to abandon.   Um that's why she was requesting it. Um but  we were recommended denial based on it's in   the neighborhood planning area district uh for  rear access and walkability that's that is used   currently used by other neighbors. U Mr. Chairman,  if I may, um, he brings up a a point I wanted to   underscore that, um, this area is in the one  of the neighborhood planning districts. Um,   that if you recall, Do Cole did the neighborhood  plans. Uh, in the neighborhood plans, uh,   they contemplate the use of alleyways  as kind of a key feature in, you know,   making the neighborhood more walkable. um putting  the buildings up close to front and have parking   in the rear. And in order to have that parking  in the rear, you need to have access maintain   access to the alleyways. Um abandoning that would  would I think be contrary to those neighborhood   plans. Thank you. Are there any utilities in this  alleyway too? Um I don't think there's any city   utilities, but there are Do you remember  if there are any private utilities? So, uh, we received responses  from Comcast and Tiko. Um,   Comcast had no objection and Tiko um  stated they had no main service lines   in the alleyway. The rest of the private  utility providers we did not receive,   um, comments on. Okay. Good. In the future.  All right. Is the applicant here on this item?

Please state your name and address for  the record, please. Yes. John's 10:14. Thank you. Any questions from board for the  applicant? I guess just the purpose or you   wanted to just connect the the properties.  Well, I had problems all during the summer   with the neighbors. they had turned it into like  a used car lot in that area. And so I've had to   um deal with that situation a couple of times.  And two, um I'm in the process of getting ready to   um redo the house that sits on 95 and  I'm giving it to my granddaughter and   uh it's a small house and I wanted to um kind  of create her some kind of outdoor backyard area   and the alley is between the two props that  I own. So I just wanted to kind of connect Any other questions? Thank you. Is there anyone   else on this week on this  item? Please come forward. Solidly swear to tell the truth, whole truth,  nothing but the truth. Yes. Thank you very much.   Um, my name is Zachary Hawky. I am at uh 914  East 10th Court and the gentleman is that Mr.   Fuller. Yes, sir. Right. He echoed what I had  also looked at because I didn't know exactly   what the applicant is wanting to do. And I'm also  looking to because I've removed the property that   I originally had there. And I'm looking also to  be able to utilize the alley as a entrance also   to put the garages in the back which most of the  houses that we have that we call skinnies or those  

types of homes that's going to be very necessary  to be able to have walkways and also from your   frontage that you have in front of cars because  there's just really no parking in the front   area. So, for safety reasons and plus having  garages for properties, that's one of the key   points as we look at revitalizing Panama City's uh  infrastructure with the Glenwood Historic District   is to have some form of homes that are meeting  these requirements in the back back there. So,   that was the reason why. And I also drove down  here. I live in the Brazen area in Georgia. So,   I got the notice also. I was like someone else.  I didn't have any idea. But in knowing that,   that's why I echoed what Mr. Fuller said  also for the future. That's going to be   imperative in order to have that. So if this  gets granted on this, what happens to the other   alleyways that we not going to have a place  to park at? My grandma's been I think 1932   or something. She went at the property. Thank  you. Any questions, sir? Is anyone else here   to speak on this item? Any other questions for  the board? Good. All right. Do I have a motion? Motion to deny. I'll second as well. Have a motion  to second. Please take role. Board member Stamps.   Yes. Board member Barker. Yes. Board member Rich.  Yes. Chairman Dubauer. Yes. Motion passes 4 Z.   Thank you. All right. Item letter E. This matter  does have to go to the city commission as well.   Oh, correct. So the it'll go this will go to  honor the city. This is a recommendation from   this body to the city commission. The first public  hearing will be December 16th, 2025 and the second   um and final public hearing will be January  13, 2026. Uh it'll be at the city commission   meetings which are actually held at the Bay County  Chambers. Um the first meeting is December 16th   and the second one is January 13th. Thank you.  Item letter E. Item E is an application for a  

smallcale land use amendment and a reszoning. The  applicant has requested a small-scale land use   amendment in reszoning from city neighborhood  planning area and neighborhood residential to   recreation and recreation. The owner is the city  of Panama City and the applicant is the city of   Panama City's community redevelopment agency.  The address is located at 1310 Lincoln Drive   and staff recommends approval. Of course, there  any questions from the board for staff? Assume   there's no applicant here besides you guys. Is  there anyone here to speak on this item? If you   need me to. Okay. Just if you just announce for  the We have a new requirement that the applicant   has to show up for it. So, we're just trying to  get the fact that you're here on the record. Okay. Michelle Zer with the CRA department  and I did not sworn in. You're okay.   This one didn't require be sworn in. and you're  a city person. Would you really tell the truth? All right. Do I have a motion? Motion to approve.  Second. A motion second. Please take role. Board   member Stamps? Yes. Board member Barker? Yes.  Board member Rich? Yes. Chairman Newower. Yes.   Motion passes 40. Item letter F. Michael. Yes. So  item F is a text amendment to the Gateway Overlay   district. Um specifically staff is requesting  an amendment to section 102-40 and 104-66 of the   Unified Land Development Code. Uh the amendment  will provide for certain conditional uses in the   gateway overlay. The proposed amendment will  add vape shops or vape stores to the list of  

prohibited uses in the gateway and will allow  several currently prohibited uses like bail bonds,   pawn shops, bottle clubs, etc. to be allowed in  the gateway under uh if they obtain a conditional   use permit. Um, in order to do that, um, in  in order to obtain a conditional use permit,   those uses would have to meet certain  criteria which are laid out um, as well,   I'll just I'll read them off real quick. So,  a conditional use in the gateway must obtain a   conditional use permit which shall be approved  only when it is found that the applicant has   demonstrated by a preponderance of the evidence  that the following standards are met. One,   the conditional use not be located within 300 ft  of an existing use that is the same or similar   to the conditional use being sought. Two, the  conditional use shall not be located within 100   ft of any other existing conditional use allowed  by the section. Three, conditional use shall be   compatible with the adjacent land uses. Four, the  conditional use shall limit signage to a single   wall sign not to exceed six 60 square feet in  size. The conditional use shall be prohibited from   constructing or utilizing freestanding ground or  pylon signs. And then finally, five, conditional   use complies with all gateway overlay uh design  standards provided in 105-4. Um, so I know that's   that's a lot. So just I'll summarize real quick.  Some of the uses that used to be prohibited would   now be allowed under a conditional use if  they meet those standards that I read out as   and obtained a conditional use permit. Does your  department determine that, Michael? actually. So,   um, for conditional use, they would submit an  application to the planning department, which  

would then come before this board for approval,  make it more work for us. Okay. Pretty much. I   guess as a reminder, the gateway overlays are is  it it's uh the gateway overlay applies to most   of the major commercial corridors in the city. So,  business 98, 15th Street, um MLK, Harrison Avenue,   Beck Avenue, um 23rd Street, correct? 23rd  Street, and I think part of 11th Street. This come um this comes about because um I don't  know over the past couple years u we've had a lot   of people u complain that the gateway overlay  is too restrictive in that it prohibits quite   a number of uses. We've seen them come across  where the something went dormant for six months   and they couldn't do it anymore. Service  shops and stuff like that. And instead of   just flat out allowing these uses that used  to be prohibited, now they could be allowed,   but only as a conditional use. Okay. Okay. Sounds  good. Is anyone here to speak on this item? Okay.   Just got any questions from the board for staff?  Yes, sir. Do I have a motion? A motion to approve. I'll second. Motion to second. Please  take role. Board member Stamps. Yes.   Board member Barker. Yes. Board member  Rich? Yes. Chairman Eubower? Yes. Motion   passes 40. All right. This brings us  to the public participation part of   this agenda. Does anyone here wish to  speak on anything? Seeing no meeting.