Planning Commission

1 MINUTES City of Holmes Beach Planning Commission August 7, 2024, 5:00 p.m. Patricia A. Geyer Commission Chambers 5801 Marina Drive, Holmes Beach FL 34217 Present: Chair Tedhams, Commissioner McIntire, Commissioner Brown, Commissioner Oelfke, Commissioner Pierce, Alternate Commissioner Harrison, Alternate Commissioner Ireland Staff Present: City Clerk Johnston, Director of Development Services Minor Also Present: City Commissioner Soustek. _____________________________________________________________________ 1. Call to Order 1.a Administration of Oath - Commissioner Richard Brown Planning Commissioner Brown was sworn-in to serve on the Planning Commission for an additional three-year term. His new term will expire on August 1, 2027. 2. Roll Call Commissioner Oelfke was noted arriving at 5:12 p.m. Alternate Commissioner Harrison voted on the minutes prior to Commissioner Oelfke's arrival. 3. Minutes 3.a July 24, 2024 Moved by Alternate Commissioner Harrison Seconded by Commissioner Pierce The July 24, 2024, Planning Commission Meeting Minutes were approved as amended changing 'Chair McIntire' to 'Vice-Chair McIntire'. Motion Approved 4. Comments By The Public None. 5. Unfinished Business 5.a Continued Discussion - Site Plan Procedures Director of Development Services Minor presented the updates made to the Site Plan Procedures. The updated version includes language specifying that the City Planning 2 Commission will hold a Public Hearing prior to City Commission review on all Major Site Plan development applications. Chair Tedhams explained that the Planning Commission will review the Major Site Plan applications and provide advisory determination if the application complies with the Comprehensive Plan. Action: There was unanimous consensus that staff finalizes the Site Plan Procedures into an Ordinance format and forward it to the City Commission for their review at their August 27, 2024, Work Session. 5.b Consider Ordinance 24-10 - Commercial Districts to be Consistent with the Comprehensive Plan Note: Commissioner Oelfke was noted arriving at 5:12 p.m. Director of Development Services Minor read the Ordinance title and referred to the amended Ordinance handed out that evening. An explanation of the changes was provided. He noted the Ordinance only includes definitions that were not already listed in the Land Development Code. Chair Tedhams verified that there was a definition for each of the categories. She noted that Boat ramp, boat storage had been removed. Director of Development Services Minor explained that Boat ramp, boat storage are not technically a permitted use at this time so has been removed as an allowable use until further consideration. Veterinary clinics have been defined and included with Medical Offices. Chair Tedhams opened the Public Hearing. There being no public comment, the Public Hearing was closed. Moved by Commissioner McIntire Seconded by Commissioner Pierce Approved that Ordinance 24-10 was consistent with the Comprehensive Plan and that it be forwarded to the City Commission for their final reading and adoption. Motion Approved 5.c Continued Discussion - Seawall Provisions Director of Development Services Minor reviewed the draft Seawall provisions noting the City did not have anything to work from in the past. The draft language was based on recent code changes from the Town of Longboat Key's resiliency studies. There are very few concerns relating to seawalls in the City. However, the Ordinance is written to address the occasional maintenance issue like any property maintenance. Standards and regulations are needed, along with adding definitions not already listed in the Land Development Code. Additional comments included:  If a property owner does not currently have a seawall, and if neither of their neighbors have one then the property will have to be kept as a wetland shoreline. This requirement will be consistent with the Cities of Anna Maria and Bradenton Beach, and the Town of Longboat Key. To keep shorelines native, this requirement should only impact those in the Grassy Point area. 3  A responsibility statement was included with Director of Development Services Minor stating that most people do not hesitate when needing to address their seawall.  Explanation was provided relating the difference between 'artificial waterbody' versus 'natural waterbodies'. The Bay and Gulf front were noted as being natural waterbodies.  Discussion was held relating to permit requirements and when one would be required. Director of Development Services Minor pointed out that without a permit review it would be hard to make that type call. He stated an Engineer's design is required for seawalls and any repairs are suggested or guided by a Seawall Engineer. As a result, in most cases there is engineering involved. Director of Development Services Minor will discuss the issue with Building Official Schwartz to determine what would be nominal repairs that could be excluded from a permit. Preventive maintenance was mentioned as an example, or cosmetic repairs versus constructional repairs.  Supt. of Public Works/City Engineer Kamiya has indicated there are plans to create more detailed City of Holmes Beach Public Works Standards that would include seawalls. The language in Sec. 66-107. (3) will cover that when the Public Works Standards are created.  A review of Sec. 66-108.- Shoreline construction standards for seawalls followed.  Sec. 66-108., (b) (1) to be amended to read as follows: "(1) Seawalls shall not be constructed beyond the rear property line, provided however, a property owner may reconstruct or repair an existing seawall no more than twelve (12) inches in front of the wet face of an existing seawall."  The type of fill will be based on direction from the Engineer that designs the seawall. The Engineer will dictate the compaction and what fill goes behind that.  Graphic examples will be included in both the Ordinance and Public Works Standards as discussed.  Sec. 66-109 - Shoreline construction standards for revetments. - To be designed on a case-by-case basis.  Sec. 66-110. - Living shorelines. - Rather than traditional seawalls, a living shoreline incorporates more natural products or a complete design of shoreline of aquatic plants, etc. Approval will be on a case-by-case basis, they are designed by Engineers, and the City does not want to prevent anyone from doing one.  Sec. 66-109. (3) - Finished NAVD88 elevations are measured from the water and not the depth. A minimum 'within 15 feet of both adjacent sides of the subject property of the proposed revetment' is being proposed based on the Town of Longboat Key's study. Discussion followed. Director of Development Services Minor will bring a diagram to the next Planning Commission meeting for reference. Action: Additional updates as discussed will be made to the Seawall language and brought back for the Planning Commission's review at their September 18, 2024, meeting. 6. New Business Code Compliance Stakeholders Meeting 4 Director of Development Services Minor announced that Code Compliance will be hosting a Stakeholders Meeting at 10:00 a.m., Wednesday, August 16, to discussion recent Code Changes, Vacation Rental Certifications, Pool Safety, etc. Along with City staff, a representative from West Manatee Fire District will be presenting. The meeting is open to the public and all Vacation Rental Agencies have been notified. Hurricane Debby Director of Development Services Minor stated that staff is still performing damage assessment due to Hurricane Debby. Some ground level homes had water and there were a few homes without power for a couple of days. Fortunately, there was not a lot of damage, and the debris was minimal. It was noted there were a couple of lift station failures. 7. Additional Business 7.a Questions and Comments from Planning Commission Members The next meeting is scheduled for Wednesday, September 18, 2024. Commissioners Brown and McIntire announced they will be absent. Commissioner McIntire will also be unable to attend the October 2nd meeting. 7.b Questions and Comments from the Mayor and City Commission None. 7.c Questions and Comments from Staff None. 7.d Questions and Comments from Public and Press None. 8. Adjournment Moved by Commissioner Brown Seconded by Commissioner McIntire The meeting adjourned at 5:49 p.m. Motion Approved City Clerk Minutes Approved: