Joint Workshop with City Commission and Planning Board - 30 Sep 2024

Joint Workshop with City Commission and Planning Board - 30 Sep 2024. Location: City Hall - Commission Chambers. Time: 05:30 PM. Agenda: Joint Workshop with City Commission and Planning Board - 30 Sep 2024 - Agenda - Html Meeting of the City Commission Agenda - Regular Session City Hall - Commission Chambers Monday, September 30, 2024, 5:30 PM PROUD Heritage | PROMISING Future CITY COMMISSION Scott Black, Mayor Normita L. Woodard, Mayor Pro-Tem Kristin Church, Commissioner Ann E. Cosentino, Commissioner James D. Shive, Commissioner PLANNING BOARD Chair Jere Ferguson Vice Chair Jordon Frier Board Member Davis Henley Board Member Keeley Karatinos Board Member Lisa Simon Board Member Michael Stout Board Member Kim Barker School Board Member Chris Williams CITY OFFICIALS Leslie Porter, City Manager Angelia Guy, City Clerk Patrick Brackins, City Attorney Peter Altman, Finance Officer Planning Staff Evis Bushi, Interim Community and Economic Development Director Isaiah Hollinshead, Planner II Craig Hanson, Planner I Patrick Brackins, City Attorney Page A. MEETING PROCEDURES Republished to add link The City Commission will be meeting in person. As an alternate option, the public may attend virtually. The virtual meeting will be in “watch/listen mode” only; no public comments will be taken virtually. To join the Zoom Meeting by computer or smart device: https://us06web.zoom.us/j/89187385694?pwd=AO7kBThYxFWwpKodTebc79csJsmTqF.1 To join by phone, dial: 1 929 205 6099 Meeting ID: 891 8738 5694 Passcode: 572389 Public Comment: If you are present in the Commission Chambers, you will be limited to three minutes to make your comments as is the usual rule of procedure for City Commission meetings, except for matters heard in a quasi-judicial capacity. Public comments will not be taken virtually. Submission of Presentations: For security purposes, the City cannot accept jump drives or other USB devices. Please contact the City Clerk for more information. B. CALL TO ORDER B.1. Roll Call C. PRESENTATIONS C.1. 2024 Update to the Comprehensive Plan - Discussion and Information Session To help us with the Comprehensive Plan Update Discussion click here to scan a QR code and view documents related to the update. AGENDA MEMO WORKSHOP SUMMARY Joint Workshop_0930_ Draft Elements 4 - 56 D. PUBLIC COMMENTS E. ADJOURNMENT FOOTER TEXT CHAMBER RULES: The Dade City Commission welcomes comments from the public regarding non-agenda items during the Public Comment portions of the meeting and agenda items as scheduled. Any person desiring to address the Commission shall secure the permission of the Presiding Officer to do so. Each person addressing the city commission shall do so from the podium, shall remain at the podium at all times during their remarks and shall give their name and address in an audible tone of voice for the record prior to beginning their remarks. Any person wishing to approach the dais from the podium to submit materials to the commission must first seek and receive permission from the presiding officer before approaching the dais. Unless further time is requested and granted by the city commission, each person addressing the city commission shall limit their address to three minutes. All remarks shall be addressed to the city commission as a body and not to any individual member of the city commission, city officer or city employee. No person other than the city commission and the person having the floor, shall be permitted to enter into any discussion, either directly or through a member of the city commission, without permission from the providing officer. No question shall be asked of an individual city commissioner, or city official or city employee except through the presiding officer. Any person making obscene, impertinent, slanderous, vulgar, or abusive remarks or who shall become violent, belligerent, or boisterous while addressing the city commission shall be instructed by the presiding officer to cease making such remarks or engaging in such conduct. If the person fails to comply with the presiding officer’s instruction(s), then they may be removed from the Commission Chambers upon the presiding officer’s directive, unless permission to continue is granted by a majority of the city commission. Public Comment shall be governed by Florida law if the matter is quasi-judicial (variances, rezoning, etc.) Please silence your cellphones during all meetings. APPEALS: Any person desiring to appeal any decision made by the City Commission with respect to any matter considered at any meeting or hearing will need a record of the proceedings and may need to ensure that a verbatim record of the proceedings is made which includes the testimony and evidence upon with the appeal is based. DISABILITY : If you are a person with a disability who needs any accommodation in order to participate in this proceeding, you are entitled at no cost to you to the provision of certain assistance within two (2) working days of your receipt of this notice. Please contact the Dade City Clerk’s office, P.O. Box 1355, Dade City, FL 33526-1355; (352) 523-5052 for further assistance and information . Document: Joint Workshop with City Commission and Planning Board - 30 Sep 2024 - Minutes - Html Meeting of the City Commission Minutes - City Commission City Hall - Commission Chambers Monday, September 30, 2024, 5:30 PM PROUD Heritage | PROMISING Future Members Present Scott Black, Mayor Normita Woodard, Mayor Pro Tem Kristin Church, Commissioner Ann Cosentino, Commissioner James Shive, Commissioner Staff Present Leslie Porter, City Manager Angelia Guy, City Clerk Patrick Brackins, City Attorney James Walters, Chief Peter Altman, Finance Officer Evis Bushi, Community & Economic Development Interim Director Troy Sweat, Interim Public Works Director Kendon Daniels, Utilities Director Members Absent/Regrets A. MEETING PROCEDURES Republished to add link The City Commission will be meeting in person. As an alternate option, the public may attend virtually. The virtual meeting will be in “watch/listen mode” only; no public comments will be taken virtually. To join the Zoom Meeting by computer or smart device: https://us06web.zoom.us/j/89187385694?pwd=AO7kBThYxFWwpKodTebc79csJsmTqF.1 To join by phone, dial: 1 929 205 6099 Meeting ID: 891 8738 5694 Passcode: 572389 Public Comment: If you are present in the Commission Chambers, you will be limited to three minutes to make your comments as is the usual rule of procedure for City Commission meetings, except for matters heard in a quasi-judicial capacity. Public comments will not be taken virtually. Submission of Presentations: For security purposes, the City cannot accept jump drives or other USB devices. Please contact the City Clerk for more information. B. CALL TO ORDER Mayor Scott Black called the meeting to order at 5:33 PM. B.1. Roll Call All City Commissioners were present, All Planning Board Members except Simon and Henley were present. C. PRESENTATIONS C.1. 2024 Update to the Comprehensive Plan - Discussion and Information Session To help us with the Comprehensive Plan Update Discussion click here to scan a QR code and view documents related to the update. The Consultant Tara Salmieri discussed the previous meeting and updates to the Comp Plan procedures, and provided background guidance on how Dade City is reworking various Comp Plan elements. City Attorney Patrick Brackins said the water plan study will be updated before the City transmits the Comp Plan to the state. Tara Salmieri discussed new policies aimed to protect the City from the impact of development on the utility system. Mayor Scott Black asked if there were any discussion points on what was discussed by the Consultant. Planning Board Member Barker appreciated the new arrangement of the elements. Tara Salmieri continued to lead the discussion on proposed policy changes related to urban sprawl and other state requirements. City Attorney Patrick Brackins elaborated on the dynamic between Pasco County commenting on Dade City proposals. Commissioner Kristin Church pointed out 2.3.2 referencing east Pasco and not west Pasco. Planning Board Member Keeley Karatinos asked if the 2.3.2 is a policy Dade City is striving for, or if it is required. Planning Board Member Keeley Karatinos pondered whether the proposed policy changes contain language that is not merely permissive but rather mandatory. She noted that, since these changes are part of the goals and objectives of the Comprehensive Plan, the language should reflect a requirement, even though it currently appears permissive. Consultant Tara Salmieri agreed that the language could be interpreted as permissive rather than mandatory. There was further discussion on the intent and wording of the policy. Planning Board Member Keeley Karatinos sought clarification from Consultant Tara Salmieri about striking the phrase "to seek" with "shall" to make the language stronger. City Attorney Patrick Brackins discussed the tone of these changes and added that aspirational language is preferable in this context. He explained that, without an agreement, Dade City cannot require Pasco County to consider its comments, as doing so would place an undue burden on the County. Planning Board Member Keeley Karatinos asked whether the statement "Dade City shall coordinate with Pasco County and neighboring municipalities" is binding. Commissioner Kristin Church made a philosophical comment, referencing Star Wars, saying, "Do or do not, there is no try. We will try to do this." Commissioner Ann Cosentino discussed a hypothetical situation where land is developed in Pasco County, contiguous to Dade City's borders, without the city's knowledge. She noted that had Dade City been aware, it might have annexed the land and considered the impact fee dollars. Tara Salmieri explained that such details would need to be worked out in an interlocal agreement, emphasizing that Dade City does not have the authority to require Pasco County to act. She added that she would review the use of the word "seek" but was hesitant to commit to such a requirement without cooperation from the County. Planning Board Chair Jere Ferguson interpreted the proposed changes as City Staff emphasizing the need to stay informed about projects in the surrounding area. Mayor Scott Black agreed with the changes, highlighting the aspirational aspect, as mentioned by the City Attorney. Commissioner James Shive noted that annexation has been a hot topic recently due to growth around Dade City's borders and raised the question of how to address these issues. City Attorney Patrick Brackins explained that, within the joint planning area, the City can seek to annex land; outside this area, coordination with Pasco County is required. He suggested that one way to handle this is by having City staff renegotiate the interlocal agreement with Pasco County and address any arising issues in public meetings. He emphasized that any policies adopted by Dade City are not binding on the County. Commissioner James Shive discussed the verbiage and noted that updating the agreement will continue as the city grows, referencing the 2005 agreement. Commissioner Ann Cosentino also discussed the proposed changes, including the strike-through of section 2.2.2. Commissioner James Shive added that the city should update, manage, and coordinate annexation activities with Pasco County. Board Member Keeley Karatinos suggested the proposed changes to the policies should be in objectives. Mayor Scott Black asked if there was further discussion on the nuances of the language, particularly the use of "shall." There was additional discussion among various Commissioners and the Consultant regarding the logistics of implementing these policies versus incorporating them into the objectives of the Comprehensive Plan. Commissioner James Shive asked how Dade City should address the various enclaves within the core of Dade City. City Attorney Patrick Brackins explained that the City is prohibited from creating new enclaves but can take steps to annex existing ones, preferably through voluntary annexation. Mayor Scott Black added that Dade City has addressed enclaves in the past, noting that the city previously annexed areas via right-of-way, which is how the college was annexed. However, he acknowledged that this approach could raise concerns with the County Commissioners if they give their blessings. Commissioner James Shive pointed out that the area between Clinton Avenue and Bougainvillea Avenue along U.S. 301 is part of the core of Dade City and all of it should be annexed. Mayor Scott Black suggested bringing this issue back for discussion at the next meeting on October 21st. Consultant Tara Salmieri then discussed transportation elements and intergovernmental coordination, followed by updates on infrastructure, the water supply plan, and other elements in accordance with state requirements. For instance, Dade City is required to report septic tank locations to the state. Tara Salmieri also addressed the formatting of conservation policies and explained that a new tree preservation policy had to be amended by the state. She noted that the state governs tree protection on private land and discussed the various arborist dynamics involved. School Board Member Chris Williams stated that the cut and fill ordinance will need to be clearly defined. City Attorney Patrick Brackins agreed, adding that it is important to create a policy, similar to the model in Clermont, Florida, to provide a backbone on implementation. Consultant Tara Salmieri clarified that a new, relatively strong policy would focus on mitigating the floodplain and maintaining land development regulations to ensure that post-development stormwater rates, volumes, and pollutant loads do not exceed pre-development conditions. She also discussed policies related to wildlife, habitat ecology, and sustainability. City Attorney Patrick Brackins suggested using a semicolon followed by "and" in the legal language to show all elements are included. Commissioner Ann Cosentino provided feedback, stating her feedback on what the community input really wants begins at policy D. She believes that policies A, B, and C are controversial, while the others align with Dade City's vision. Tara Salmieri agreed and suggested moving policies E through I to the forefront. Based on public input, Salmieri noted that sustainability should include walkability. Commissioner Ann Cosentino emphasized that policies D through I reflect the city's goals, while the first three policies are more challenging. There was further discussion on the order of policies and sustainable development. Tara Salmieri cautioned that if a policy does not address land use explicitly, implementing it in the code could be difficult. Commissioner Ann Cosentino expressed concern about requiring all new developments to be mixed-use, stressing the need for Dade City to retain the option to decline certain developments. Tara Salmieri reassured her that the City's future land use map would allow for such flexibility. Board Member Mike Stout asked if replacing the word "encourage" with "consider" would be more appropriate, as a builder might argue that they were simply "encouraged" to build. Consultant Tara Salmieri clarified that "consider" is different from "encourage," with the latter being more of a preference or desire. Commissioner Kristin Church suggested adding a qualifier, such as "when appropriate circumstances apply." Tara Salmieri agreed to work on an objective that incorporates the priority and asked if she should rewrite the policy to remove "compact building design." She noted that she would revisit the issue later. Planning Board Chair Jere Ferguson emphasized the need for further discussion, explaining that his definition of mixed-use development differs from Cosentino's. He defined walkability as the ability to access services without a car and stressed that successful mixed-use design can achieve this without increasing traffic, while also preserving the character of the area and fostering business growth. He underscored the importance of mixed-use development in the broader picture, allowing room for flexibility. Commissioner Ann Cosentino acknowledged that while successful designs are effective, not all mixed-use developments will be good, and she doesn’t feel obligated to vote in favor of poor designs. She stressed that her decisions must comply with the law and that the plan should be written to give her the option to reject substandard mixed-use projects. Planning Board Chair Jere Ferguson responded by asking whether the land development regulations and planning staff are not already structured to provide control over such projects. Planning Board Vice Chair Jordon Frier stated that while mixed-use design is encouraged, it should be regulated under the land development regulations. Planning Board Chair Jere Ferguson reiterated that the capacity for good projects should not be removed simply because of the potential for bad ones. Commissioner Ann Cosentino stated that she feels Tara Salmieri has understood her concerns and will return with adjustments. Tara Salmieri agreed, noting that the board members seem to be on the same page. She added that some of the discussion would be useful in the future land use section, with more intent, policy, and specificity, stating it is good to look at everything, and she hears the suggestions. Commissioner James Shive asked how policies could be developed to manage conservation, preservation, and neighborhoods. Tara Salmieri suggested tabling the discussion for the future land use section. She then wrapped up the conservation discussion, and Mayor Scott Black confirmed that they would revisit the topic on October 21, addressing capital improvements and other concerns. Mayor Scott Black mentioned that Tara Salmieri believes the City should refine Planned Development (PD) classifications rather than discard them altogether. Tara Salmieri explained that conventional zoning districts aren’t always applicable and that conservation subdivision standards offer more options. Commissioner James Shive expressed concern that Planned Developments (PDs) can alter the character of the land. He emphasized that Dade City wants to maintain some rural suburban density, pointing out that many PD-R developments with 40' and 50' lots are disrupting the area’s character. Tara Salmieri clarified that the PD-R developments he’s referencing fall under Low-Density Residential, which allows up to 6 units per acre, rather than Suburban Density Residential (SDR), which is limited to 3 units per acre. Mayor Pro Tem Normita Woodard remarked that Dade City often tries to align with what Pasco County wants, noting that the City tends to accommodate builders in ways that suit the County. She added that staff often pushes for Planned Developments (PDs) as a compromise because the City lacks well-defined standards. She suggested revisiting the interlocal agreement to better understand what the County offers and to establish comparable standards, thereby avoiding the back-and-forth between the City and County that compromises the integrity of the area. Tara Salmieri agreed, pointing out that most of the PDs are in Low-Density Residential areas rather than Suburban Density Residential. She explained that if the City eliminates PDs in favor of straight zoning, many of the projects developed under Planned Developments would have been lost under standard Euclidean zoning, which only allows for one type of development. She added that PDs provide flexibility, though the City could improve their development standards. If PDs were properly developed, they could include features like walkable streets. There was further discussion about the give-and-take between planned developments and straight zoning. Commissioner James Shive stated that there are certain areas the city wants to protect, noting that the Planned Developments on St. Joe and Happy Hill are egregious to the natural landscape of the hills. Consultant Tara Salmieri responded by clarifying that some of the concerns being raised have less to do with the density of the Planned Developments themselves and more with the specifics of street layouts or the cut-and-fill ordinance for mass grading. She pointed out that, had the City negotiated better, these issues might have been included in the development plans. The discussion then addressed areas that aren’t mixed-use, and density implemented by previous staff and iterations of the Commission. Consultant Tara Salmieri recommended allowing a Planned Development in Suburban Density Residential but not in the way it has been done in the past. She explained that Dade City is competing with Pasco County, which uses net density standards, while Dade City uses gross density. She suggested that in Suburban Density Residential, the city could incorporate all the elements necessary to ensure desired outcomes, such as conservation. There was further discussion about improving the standards for Planned Developments to allow for better negotiation with clear criteria. Mayor Pro Tem Normita Woodard pointed out that most developments are allowed up to 6 units per acre, and developers automatically aim for that maximum. It seems, she said, that for every project, they end up at the upper end of the density range. Consultant Tara Salmieri advised that the City could revise its code to use net density instead of gross units per acre. She emphasized that when advising developers, it should be clear that the ranges within the land use classifications represent a ceiling, not a guarantee. Developers must meet the intent of the area, such as considering the density of surrounding developments. She added that Planned Developments, which allow up to 6 gross units per acre, often miss the context of the surrounding area, but they can be scaled accordingly. Commissioner Ann Cosentino asked how Dade City could switch from gross to net dwelling units per acre. City Attorney Patrick Brackins explained that it is relatively straightforward, but the City would need to include vested rights for entitlements already granted under the gross system. Moving forward, it could be based on the new Comprehensive Plan. There was consensus among the Commissioners to move to net density. Commissioner Ann Cosentino then discussed how "suburban" sounds denser than "low," and Consultant Tara Salmieri agreed, saying that could be adjusted. She explained that Suburban Density Residential was an addition to Low Density Residential and suggested the City could also shift to net density in zoning. City Attorney Patrick Brackins confirmed this, stating that the code is where the vested rights provision would be written in. This provision would ensure due process is followed, specifying the administrative process, hearings, and determining which version of the code applies. He emphasized that including this provision is critical for ensuring due process. Consultant Tara Salmieri noted that the City's Comprehensive Plan is not consistent with its zoning districts and discussed the makeup of "Dade City proper," the approximately four-square-mile downtown area plotted before modern zoning codes. She pointed out that some housing lots in this area are as small as 5,000 square feet and stated that the definition of Low Density Residential needs to be refined. She suggested revising the product range allowed within each class to reflect current entitlements. Tara Salmieri also mentioned that the City does not have to wait for the Comprehensive Plan to be updated in order to make changes to the code. There are aspects of the code, like the topography and cut-and-fill ordinance, that could be changed now if the City is committed to the new policies. She emphasized that the City should begin complying with these new standards without delay. City Attorney Patrick Brackins discussed the legality of the new elements in the code, explaining that the new regulations would apply if an applicant has not yet submitted a site development plan. Consultant Tara Salmieri added that if certain issues were not addressed in the Planned Development (PD) agreements, the City could enforce them under the current code. She expressed the desire to fix existing problems but noted that this particular change could happen relatively quickly. City Attorney Patrick Brackins confirmed that as long as the changes are consistent with the current Comprehensive Plan and future updates, they can be implemented. Mayor Scott Black asked if there were any further comments on this portion. Consultant Tara Salmieri remarked that she now understands how these workshops function and said she would modify the next one to include a discussion on development review. She explained that reviewing projects at the requisite decision-making stage would benefit both the Planning Board and the City Commission. Planning Board Member Keeley Karatinos suggested that the City review its existing Planned Developments (PDs), asking whether they are accessible online or if they need to be requested. She inquired about comparing what the City is currently doing with what it should be doing. Consultant Tara Salmieri clarified that the discussion this evening was focused on general Planned Development regulations and what needs to be included in PD agreements moving forward, rather than addressing individual PDs from the past, which cannot be changed. Mayor Scott Black then opened the floor for public discussion. D. PUBLIC COMMENTS Mary McKnight, of 36210 St. Joe Road, discussed the importance of the night's meeting, particularly regarding gross and net density standards and the definition of buildable area, which excludes wetlands. She highlighted the differences between the City and Pasco County in terms of this definition, explaining that the County defines buildable area differently than Dade City. Mary McKnight recalled that former Community and Economic Development Director Melanie Romagnoli had stated that Dade City is considered an urban city and does not have the same zoning classes as Pasco County, such as RES-1 and RES-3. Mary McKnight emphasized that Dade City continues to annex projects without having comparable zoning classes, especially when the annexed land is classified as Agricultural Residential in Pasco County. She pointed out that this is particularly problematic because Dade City lacks a compatible zoning class. She mentioned that Suburban Density Residential is not the actual zoning class, and the standards for it do not reflect traditional zoning. She also discussed the case of Summit View 2, which was in Pasco County under RES-3 zoning. Since Dade City had no similar zoning, the City created the Suburban Density Residential designation in collaboration with Pasco County and Melanie Romagnoli. However, she noted that the Dade City zoning map only has PD-R where Suburban Density Residential is being used, and it’s not been implemented in Dade City except that one time. Mary McKnight also commented on Low Density Residential, which allows for up to 6 units per acre. She clarified that the density range is 0 to 6 units, meaning it could be 0, 1, or more. She explained that attorneys often argue that municipalities cannot condition future land use or zoning, questioning where the City can draw the line on these matters. Mary McKnight referenced former City Commissioner Nathe, who said that the City Commission cannot condition zoning, suggesting that such negotiations should be handled through Planned Developments, where zoning is more flexible. Consultant Tara Salmieri clarified that in the Comprehensive Plan, there is no range or negotiation on land use, and she believes it should simply state 6 units per acre, rather than 0-6. Regarding zoning, she explained that the City can absolutely condition a lower intensity district, which is basic land use policy. She pointed out that developers are currently obtaining their 6 units per acre and a Planned Development (PD), but no one has taken the step to cap the density within the entitlements. City Attorney Patrick Brackins added that developers will always apply for the maximum entitlements, which they are free to request. He explained that during staff reports and quasi-judicial hearings, there are several factors to consider when evaluating whether it’s a PD or a specific zoning category. Consultant Tara Salmieri shared her experience with another municipality where a developer insisted on the maximum allowable density and discussed how staff reports can be used to justify entitlements to decision-makers. She also talked about the need to amend PDs, noting that some of the recommendations may differ from the current narrative. Mayor Scott Black asked if the consultant was incorporating language into the code to help address density standards. Tara Salmieri responded that such provisions definitely need to be included in the code. City Attorney Patrick Brackins discussed how boards can hypothetically face challenges when an application requests the maximum density, making it difficult for staff reports to justify a lower density recommendation. He emphasized that for the board to issue a decision based on competent, substantial evidence, they would need justifiable reasons to recommend lower density. Consultant Tara Salmieri mentioned that Dade City has an open use agricultural designation and discussed the need to implement code requirements when projects come before the board. She noted that while the City has the ability to make some changes, this hasn’t been done. She further explained that when it comes to entitlements, it’s difficult for decision-making boards to say no. She concluded by discussing the need for a new approach to evaluating such projects. Mayor Scott Black remarked that there will be instances where a property is zoned agricultural, but the surrounding uses have changed, making it no longer feasible to farm. The standards are not necessarily requiring that the zoning always matches what was there. Further discussion ensued on zoning agricultural land in Pasco County and what types of properties are encouraged within Dade City limits, particularly those with rural features, including wells and septic systems. Consultant Tara Salmieri acknowledged that it’s challenging to bring rural areas into the City and questioned what incentives would make that feasible. More discussion followed on development patterns, specifically those centrally located to services, and the importance of preserving portions of land, a responsibility that falls within the purview of elected officials. Commissioner James Shive noted that the City recently annexed half-acre lots and expressed his desire to see more of those. Consultant Tara Salmieri suggested that the City can look at adjacent land uses that are still rural and explore possible solutions. Planning Board Member Kim Barker pointed out that it's not just density that shapes a neighborhood's character, suggesting that moving forward, the City should negotiate better policies that include desired aesthetic standards, such as requiring front porches. She noted that by resolving issues in the Comprehensive Plan, the City could streamline the process, and if Dade City becomes easier to work with than Pasco County, it will attract more of the desired development. Commissioner James Shive agreed, stating that it’s important to identify certain areas on the map that need protection. Planning Board Member Kim Barker added that many residents in rural areas are upset about development, and much of it happens under Pasco County’s jurisdiction. She believes Dade City should focus on developing from its core outward, ensuring sensible transitions—something that Pasco County has not done effectively. Mayor Scott Black asked how the City can encourage more themed developments that preserve both quality and property values. Mayor Pro Tem Normita Woodard remarked that projects often receive one interpretation from the Planning Board and another when they come before the City Commission. She emphasized the need to streamline the process to prevent such discrepancies, while still allowing for negotiation and understanding of the defining lines. Commissioner Kristin Church suggested that once the Comprehensive Plan update is completed, the City should revisit its Standard Operating Procedures (SOPs), checklists, and application processes to ensure everything works together as part of improving the system. Consultant Tara Salmieri noted that some newer planning reports, such as those addressing variances, rezoning and other amendments, have improved checklists to ensure standards are being met. She added that the planning department is making progress in standardizing processes when time allows. Planning Board Chair Jere Ferguson asked for more clarification for the Planning Board, stating that members don’t have a clear understanding of when certain decisions are made or when things are verified. He questioned at what point in the process things should be authorized and noted that it would be helpful if the verification by a third party—considered the “holy grail”—was visible, allowing the Board to make informed decisions in good faith. Consultant Tara Salmieri acknowledged that she had heard this concern multiple times and planned to address it later. She emphasized the importance of third-party reviews conducted by licensed engineers, who are accountable for their assessments. Mary McKnight, of 36210 St. Joe Road, brought up an earlier discussion regarding the reduction of the level of service for water, from 130 to 116 gallons per capita. She asked for clarification on whether the per capita measurement was tied to the consumptive use permit, specifically in relation to subdivisions and water use. Consultant Tara Salmieri explained that there is a rate table reviewed by the water management district, and a discussion followed on how the rate is calculated per person or per dwelling, involving the Southwest Florida Water Management District (SWFWMD). City Attorney Patrick Brackins noted that he needed to discuss some matters individually with Planning Board members. E. ADJOURNMENT Mayor Scott Black adjourned the meeting at 8:01 PM. FOOTER TEXT Scott Black, Mayor Angelia Guy, City Clerk