PZ-February-9-2026

Planning & Zoning Agenda February 9th, 2026 Regular Meeting 6:00 P.M.

CITY OF APALACHICOLA PLANNING AND ZONING BOARD REGULAR MEETING Monday, February 9th, 2026 City Meeting Room – 74 6 th Street Agenda Regular Meeting: 6:00 PM 1. Approval of January 12 th, 2026 regular meeting minutes. 2. Review, Discussion and Decision for Fence. (R-2) @ 278 Prado Street. Block E Unit 5 of Palmer Pointe. Owner: Marie Garrett; Contractor: All Pro Fence + Deck LLC. 3. Review, Discussion and Decision for Accessory Structure & Alteration / Renovation. (R-1) @ 36 Myrtle Avenue. Block 8 Neels Adn South Part Lots 7-10. Owner: Jerry Hood; Contractor: Self. 4. Review, Discussion and Decision for Certificate of Appropriateness, New Residential Construction & Accessory Structure. (R-1) @104 9 th Street. Block 70 Lot 1. Owners: Stephen and Betty Bailey; Contractor: Construct Group SE Inc. 5. Review, Discussion and Decision for Certificate of Appropriateness & Alteration / Renovation. R-1 @ 96 Avenue D. Block 29 ½ Lot 6. Owners: Christopher and Sabrina Fornes; Contractor: Evergreen Construction of North Florida. 6. Review, Discussion and Decision for New Residential Construction & Accessory Structure. R-2 @ 260 6 th Street. Block 174 Lot 5. Owner: Thomas Griffith; Contractor: Self.

Other/New Business: 1. Select a new vice-chairperson from the regular board members; the vice-chair presides if the chairperson is unable to attend. Outstanding/Unresolved Issues: Motion to adjourn the meeting.

CITY OF APALACHICOLA PLANNING AND ZONING BOARD REGULAR MEETING Monday, January 12th, 2026 City Meeting Room – 74 6th Street Minutes Attendance: Joe Taylor, Lee McLemore, Elizabeth Milliken, Myrtis Wynn Regular Meeting: 6:00 PM 1. Approval of December 8th, 2025 meeting minutes. a. Motion to approve by Myrtis Wynn; 2nd by Lee McLemore - all in favor, motion carried. 2. Review, Discussion and Decision for Accessory Structure. (R-2) @ 99 Butler Street. Block 1 Lot 15 and east 10’ Lot 14. Owners: Andrew and Dawn Shriever; Contractor: GeoFlora Group LLC. a. Drew Roberston, Contractor – Present on behalf of Owners. No comment and no questions from the Board. b. Motion to approve by Elizabeth Milliken; 2nd by Lee McLemore – all in favor, motion carried. 3. Review, Discussion and Decision for Certificate of Appropriateness & Accessory Structure. (R-1) @ 121 6th Street. Block 19 Lot 10. Owners: Gary and Georgeanna McCray. Contractor: Self / TBD. a. Owners not present. City Planner summarized staff findings and recommendation. b. City Attorney proposed modified recommendation – the Owners must have a new survey made to determine whether the principal structure meets setback requirements. c. Elizabeth Milliken asked if the Planning and Zoning Board would need to review applications to raise buildings. City Planner stated that, in the Historic District, a Certificate of Appropriateness is required for any change in the external appearance of a building.

d. Myrtis Wynn stated that in her lifetime as a resident of Apalachicola, this specific block has always had issues with flooding. e. Motion to approve on the condition that the Owners obtain a new survey to determine setback conformity, and pursue one of the following: (1) If conforming, build the deck as originally requested; (2) If nonconforming, build the deck to provide safe access to the building, as determined by the Building Official, by Lee McLemore; 2nd by Myrtis Wynn – all in favor, motion carried. 4. Review, Discussion and Decision for Certificate of Appropriateness & Alteration/Renovation. (R-1) @ 40 9th Street. Block 38 Lot 5. Owner: Christopher Niles. Contractor: Byrd’s Construction. a. Christopher Niles, Owner – Present. Stated that the intent of the project is to retain the historic character of the building. Also noted that several houses in the surrounding area have similar shed dormers. b. Motion to approve by Lee McLemore; 2nd by Elizabeth Milliken – all in favor, motion carried. 5. Review, Discussion and Decision for Certificate of Appropriateness & Addition. (C-1) @ 41 Commerce Street. Block C-1 SE 20’ Lot 15, Lots 16-17. Owner: Steve Watkins. Contractor: CP Squared LLC. a. Chris Presnell, Contractor – Present on behalf of Owner. Summarized the project: to replace and cover a section of an existing uncovered deck. Roof material to match existing roof. b. Motion to approve by Lee McLemore; 2nd by Myrtis Wynn – all in favor, motion carried. Other/New Business: 1. Vice Chair Chase Galloway gave notice of resignation from the Planning and Zoning Board. a. City Attorney stated Greg Golgowski, the current alternate member, will become a full-time member. The City Commission must appoint a new

alternate member. The Planning and Zoning Board must elect a new Vice Chair. b. Motion for (1) Greg Golgowski to become a full-time Planning and Zoning Board member and (2) the City Attorney to request the City Commission begin the process of selecting a new alternate member by Lee McLemore; 2nd by Elizabeth Milliken – all in favor, motion carried. Outstanding/Unresolved Issues: N/A Motion to adjourn the meeting by Lee McLemore; 2nd by Elizabeth Milliken. All in favor – meeting adjourned at 6:22 P.M.

Fence 278 Prado Street Unit E-5

STAFF FINDINGS REPORT PROPERTY OWNER: Marie Garrett CONTRACTOR (if applicable): All Pro Fence + Deck LLC PROPERTY ADDRESS (if available): 278 Prado Street Unit E-5 → Block E Unit 5 (Palmer Pointe) PARCEL ID: 01-09S-08W-8600-000E-0050 HISTORIC DISTRICT: No CORNER LOT: No ACREAGE: 0.05 FUTURE LAND USE: R-2 Multifamily Residential WETLANDS: No FLOODPLAIN: “X” CERTIFICATE OF APPROPRIATENESS: No DESCRIPTION OF PROJECT: → Install a 6’ white privacy around the entire back yard of the existing principal structure. STAFF FINDINGS: Code of Ordinances: → Section 111-288(e). o Requirements apply to all zoning districts and the historic district. a. Application for approval of any new fence or material alteration of an existing fence must be made in the same manner as for authorization of a building permit with a full description of materials to be used, dimensions and placement clearly stated on the plans. It is not necessary for a landscape architect or engineer to draw or sign and seal the plans. b. Fences shall be erected on the lot of the applicant and shall not extend into public right-of-way. Fences may be erected within the required setback area (i.e., area between the front, side, and rear property lines and the front, side, and rear setback lines).

c. A fence may abut but shall not be located on any property line. o All residential districts.  A fence extending from the side of a principal structure to the side lot line shall attach to the structure no closer to the front lot line than where the facade (not including any covered front porch, uncovered porch, uncovered steps, and uncovered balconies) is located. These fences shall not exceed six feet (72 inches) in height. • The proposed fence does not extend from the side of the principal structure but encloses the entire rear yard.  No fence or wall in excess of six feet (72 inches) in height shall be allowed in side and/or rear yards. These fences may begin from the rear of the principal structure facade. • The fence in the rear yard will not exceed 6’ in height.  All fence construction, repair and replacement of any section or portion thereof must be consistent with the remaining fence on the property. The intent of this section is to ensure that all fencing erected on a property is uniform and consistent in construction and appearance. • The same fence material will be used along all three sides of the rear yard. RECOMMENDATION: Approval, meets all requirements of the Code of Ordinances.

Accessory Structure & Alteration/Renovation 36 Myrtle Avenue

Current view of North side deck leading to front door Proposed view of North side deck extended to the end of the house with stairs shifted to face east.

Current view of garage with steps leading up to overhead apartment. Proposed view of garage steps leading up to overhead apartment.

STAFF FINDINGS REPORT PROPERTY OWNER: Jerry Hood AGENT (if applicable): N/A CONTRACTOR: Self PROPERTY ADDRESS (if available): 36 Myrtle Avenue → Block 8 Neels ADN South Part Lots 7-10 PARCEL ID: 01-09S-08W-8360-0008-0071 HISTORIC DISTRICT: No CORNER LOT: Yes (?) ACREAGE: -- (~18,400 SF) FUTURE LAND USE: R-1 Single-Family Residential WETLANDS: No FLOODPLAIN: “AE” DESCRIPTION OF PROJECT: → 27’ x 3.75’ expansion of an existing deck and relocation of existing stairs to new addition. Total length of new deck will be 43’ x 3.75’. o Also, relocation of existing stairs on accessory building and removal of existing deck landing. STAFF FINDINGS: Code of Ordinances: → Section 111-268. R-1 Single-Family Residential. o Development standards:  Minimum lot size: • Single-family & home occupations: 6,000 SF (60’ x 100’).  Minimum building size: • Single-family: 800 SF.  Minimum building setbacks: • Front: 15 ft. • Side (corner lot): 15 ft.

o There will be ~40’ separating the deck from the closest property line. • Rear: 5 ft. (accessory structure).  Maximum building restrictions: • Lot coverage: 40% (~7,360 SF maximum). o Current: 3,814 SF o Proposed: 3,915.25 SF • Building height: 35 ft. RECOMMENDATION: Approval, meets all requirements of the Code of Ordinances.

Certificate of Appropriateness, New Residential Construction & Accessory Structure 104 9th Street

Construct Group SE IncCGC1513032constructgroupse@yahoo.com850-694-1555

*Note lots shown on plat have been combined.**Also note, to contractor's knowledge there are no protected trees on this lot.

STAFF FINDINGS REPORT PROPERTY OWNER: Stephen and Betty Bailey AGENT (if applicable): N/A CONTRACTOR: Construct Group SE Inc. PROPERTY ADDRESS (if available): 104 9th Street → Block 70 Lot 1 PARCEL ID: 01-09S-08W-8330-0070-0010 HISTORIC DISTRICT: Yes CORNER LOT: Yes ACREAGE: -- (~6,000 SF) FUTURE LAND USE: R-1 Single-Family Residential WETLANDS: No FLOODPLAIN: AE DESCRIPTION OF PROJECT: → New construction of a 1,849 SF single-family residential home and a 22’ x 14’ (308 SF) detached garage. o Additionally, the applicant obtained permit from FDEP for placement of ~3,325 SF of fill on this property for construction of these buildings. STAFF FINDINGS: Code of Ordinances: → Section 101-8. Definitions. o Corner lot means a lot abutting upon two or more streets at their intersection. All boundaries abutting streets shall be considered front yards, and all other boundaries shall be considered side yards. o Front yard means a yard extending across the front of a lot between the side lot lines and being the minimum horizontal distance between the street line and the principal building or any projections thereof, other than the projections of uncovered steps, uncovered balconies or uncovered porches.

o Side yard means a yard between the main building and the side line of the lot extending from the front yard to the rear yard and being the minimum horizontal distance between a side lot line and the side of the main building or any projection thereof. → Section 111-268. R-1 Single-Family Residential. o Development standards:  Minimum lot size: • Single-family: 6,000 SF (60’ x 100’).  Minimum building size: • Single-family: 800 SF.  Minimum building setbacks: • Front: 15 ft. o Proposed 15 ft each side (Ave F and 9th Street). • Side (interior): 7½ ft. each side, or any combination on each side that equals at least 15 ft. No such setback shall be less than 5 ft. o Proposed 5 ft side abutting 106 9th Street / 01-09S-08W- 8330-0070-0020. • Side (corner): 15 ft. • Rear: 5 ft. (accessory structure). o Proposed 5 ft each side for accessory.  Maximum building restrictions: • Lot coverage: 40% (2,400 SF). o Proposed principal: 1,849 SF o Proposed accessory: 308 SF o Total: 2,157 SF. • Building height: 35 ft. o Applicable regulations:  In residential districts, and on any lot used for residential purposes, no accessory structure shall be located in required front yards. • The proposed accessory structure will be located in the side yard. → Section 111-288(i). Parking Requirements. o There shall be provided at the time of the erection of any principal building or structure parking space with adequate provisions for ingress and egress no less than the following space requirements.  Dwelling. One parking space for each dwelling unit or room for rent.

• The detached garage will be used to meet the minimum off- street parking requirement. RECOMMENDATION: Approval, meets all requirements of the Code of Ordinances.

Certificate of Appropriateness & Alteration/Renovation 96 Avenue D

STAFF FINDINGS REPORT PROPERTY OWNER: Christopher and Sabrina Fornes AGENT (if applicable): N/A CONTRACTOR: Evergreen Construction of North Florida PROPERTY ADDRESS (if available): 96 Avenue D → Block 29 ½ Lot 6 PARCEL ID: 01-09S-08W-8330-0029-0060 HISTORIC DISTRICT: Yes → 96 Avenue D is a designated historic structure listed on the Florida Master Site File for Apalachicola (actual year built 1910). CORNER LOT: Yes ACREAGE: -- (~3,000 SF) FUTURE LAND USE: R-1 Single-Family Residential WETLANDS: No FLOODPLAIN: AE DESCRIPTION OF PROJECT: → Demolition and reconstruction of existing side porch due to structural deficiencies. Removal and relocation of windows from right, left, and rear elevations + associated replacement of siding, to match existing. o Building footprint / lot coverage will not be changed. STAFF FINDINGS: Code of Ordinances: → Section 108-10. Definitions. o Nonconforming lot means any lot of record which does not meet the minimum dimensions, area, building units density, or intensity requirements of the zoning district or the adopted comprehensive plan land use designation in which the lot is located. → Section 111-268. R-1 Single-Family Residential.

o Development standards:  Minimum lot size: • Single-family: 6,000 SF (60’ x 100’). o The subject parcel is considered a nonconforming lot.  Minimum building size: • Single-family: 800 SF.  Minimum building setbacks: • Front: 15 ft. • Side (interior): 7½ ft. each side, or any combination on each side that equals at least 15 ft. No such setback shall be less than 5 ft. • Side (corner): 15 ft. • Rear: 25 ft. (principal structure)  Maximum building restrictions: • Lot coverage: 40%. o No proposed change in existing lot coverage. • Building height: 35 ft. → Sec. 111-322. Historic nonconforming structures. o The intent of this section is to preserve all historic structures, including those that are nonconforming as to size, setback, elevation, and/or height.  Nothing in this section shall be construed to prevent the ordinary and routine maintenance and repair of historic, nonconforming structures.  Repairs, alterations, and additions necessary for the preservation, restoration, and rehabilitation of a nonconforming structure may be permissible when authorized by the architectural review board in the form of a certificate of appropriateness, provided the structure is a documented historic structure. • The intent of the applicants is to maintain the existing architectural character of the building. RECOMMENDATION: Approval, meets all the requirements of the Code of Ordinances.

New Residential Construction & Accessory Structure 260 6th Street

1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Thomas Griffith Construction Sheet List Sheet Number Sheet Name A0 Cover Sheet A1 Floor Plans A2 Elevations A3 Roof Plan & Section A4 3D Views

3:12 8:12 8:12 8'-0"1'-0"9'-0" 8:12 8:12 3:12 Scale Date: Location: Sheet Name: Project Name: Sheet Number: Revisions: 706-506-0698 1/4" = 1'-0" 1/13/2026 8:13:21 AM A2 Elevations 1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Thomas Griffith Construction 1/4" = 1'-0" 1 Front 1/4" = 1'-0" 2 Rear 1/4" = 1'-0" 3 Right 1/4" = 1'-0" 4 Left

Scale Date: Location: Sheet Name: Project Name: Sheet Number: Revisions: 706-506-0698 1/13/2026 8:13:29 AM A4 3D Views 1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Thomas Griffith Construction 1 3D Front 2 3D Rear

1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Shop Thomas Griffith Construction Sheet List Sheet Number Sheet Name A0 Cover Sheet A1 Floor Plans A2 Elevations A3 Roof Plan A4 3D Views

Loft Above 6080 16'-0" 3'-7" 8'-5" 6'-0" 6'-0" 3'-6" 2268 Ladder Loft Open Below 2630 6'-0" 6'-0" 10'-8" 5'-4" 2630 6'-0" 6'-0" Scale Date: Location: Sheet Name: Project Name: Sheet Number: Revisions: 706-506-0698 1/2" = 1'-0" 1/13/2026 8:24:28 AM A1 Floor Plans 1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Shop Thomas Griffith Construction 1/2" = 1'-0" 1 Main Level 1/2" = 1'-0" 2 Loft Area Schedule Name Area Main Level 117 SF Loft 57 SF 192

10'-0"4" 9:12 9:12 Scale Date: Location: Sheet Name: Project Name: Sheet Number: Revisions: 706-506-0698 1/2" = 1'-0" 1/13/2026 8:24:31 AM A2 Elevations 1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Shop Thomas Griffith Construction 1/2" = 1'-0" 1 Front 1/2" = 1'-0" 2 Rear 1/2" = 1'-0" 3 Right 1/2" = 1'-0" 4 Left

Scale Date: Location: Sheet Name: Project Name: Sheet Number: Revisions: 706-506-0698 1/13/2026 8:24:35 AM A4 3D Views 1/13/2025 Drawn by Cole PelfreyDrawn by Cole Pelfrey Apalachicola House Shop Thomas Griffith Construction 1 3D Front 2 3D Rear

STAFF FINDINGS REPORT PROPERTY OWNER: Thomas Griffith AGENT (if applicable): N/A CONTRACTOR: Self PROPERTY ADDRESS (if available): 260 6th Street → Block 174 Lot 5 PARCEL ID: 01-09S-08W-8330-0174-0050 HISTORIC DISTRICT: No CORNER LOT: No ACREAGE: -- (~6,000 SF) FUTURE LAND USE: R-2 Multifamily Residential WETLANDS: No FLOODPLAIN: Predominantly “X” minor “AE” DESCRIPTION OF PROJECT: → New construction of 1,078 SF single-family residential home and 192 SF accessory house shop/tool shed. o And associated removal of one protected 8” sycamore, requiring a tree permit. STAFF FINDINGS: Code of Ordinances: → Section 111-269. R-2 Multifamily Residential. o Development standards:  Minimum lot size: • Single-family: 6,000 SF (60’ x 100’).  Minimum building size: • Single-family: 800 SF.  Minimum building setbacks: • Front: 15 ft. o Proposed 20 ft. • Side (interior lot):

o Single-family: 7½ ft. each side, or any combination on each side that equals at least 15 ft. No such setback shall be less than 5 ft.  Proposed 15 ft. each side. • Rear: 25 ft. (principal structure); 5 ft. (accessory structure). o Proposed greater than 25 ft. for principal; 6 ft. for accessory.  Maximum building restrictions: • Lot coverage: o Single-family: 40% (2,400 SF).  Proposed principal: 1,078 SF.  Proposed accessory: 192 SF.  Total: 1,270 SF • Building height: 35 ft. o Applicable regulations:  In residential districts, and on any lot used for residential purposes, no accessory structure shall be located in required front yards. • Proposed house shop/tool shed will be located in the rear yard. → Section 111-288. Supplementary Regulations, in general. o (c) Alleys. Ten-foot alleys are intended to accommodate utility lines, such as water and sewer, and are not intended to support traffic. Ten-foot alleys are not to be used for ingress and egress. o (k) All development shall be required to connect to the city water and sewer system where and when it is available. → Section 111-288(i). Parking Requirements. o There shall be provided at the time of the erection of any principal building or structure parking space with adequate provisions for ingress and egress no less than the following space requirements.  Dwelling. One parking space for each dwelling unit or room for rent. • Parking area indicated on site plan will be use to meet this requirement. RECOMMENDATION: Approval, meets all requirements of the Code of Ordinances.