Planning Commission

1 MINUTES City of Holmes Beach Planning Commission April 9, 2025, 3:30 p.m. Patricia A. Geyer Commission Chambers 5801 Marina Drive, Holmes Beach FL 34217 Present: Chair Tedhams, Commissioner McIntire, Commissioner Brown, Commissioner Harrison, Commissioner Pierce, Alternate Commissioner Ireland, Alternate Commissioner Costantini Staff Present: City Clerk Johnston, Director of Development Services Minor _____________________________________________________________________ 1. Call to Order Vice-Chair McIntire called the meeting to order at 3:30 p.m. Chair Tedhams was noted absent. 2. Administration of Oath - Alternate Commissioner Thomas Costantini City Clerk Johnston administered the Oath of Office to newly appointed 2nd Alternate Commissioner Thomas Costantini. Alternate Commissioner Costantini was appointed by the City Commission to fill the unexpired term of Joseph Ireland who was moved to the 1st Alternate position. Term to expire July 1, 2027. 3. Roll Call Second Alternate Costantini introduced himself and provided his background information. 4. Minutes 4.a March 7, 2025 Minutes Moved by Commissioner Harrison Seconded by Commissioner Brown Motion Approved 5. Comments By The Public None. 6. Unfinished Business None. 7. New Business 7.a Consider Ordinance 25-04 - Transportation - as being consistent with the Comprehensive Plan

2 Director of Development Services Minor read the Ordinance by title. Ordinance 25-04 was reviewed by the City Commission at their March 25, 2025 meeting and was now before the Planning Commission for compliance with the Comprehensive Plan. The Planning Commission previously suggested additional parking requirements for four or more bedrooms. However, the City Commission did not accept the language change and wanted it to leave the way it was originally written. Vice-Chair McIntire stated he had hoped to increase the parking for resort housing. Alternate Commissioner Ireland referred to the address numbers that will be required on the water side of a property. He noted that the three-inch house numbers at his home were located on the outside steps of the house. The proposed Ordinance now requires four-inch numbers. Director of Development Services Minor confirmed he had checked with the West Manatee Fire Protection and four inches is the standard size. Only the street number is required and not the street name. Alternate Commissioner Ireland stated he may place the numbers on the dock. Moved by Commissioner Pierce Seconded by Commissioner Harrison Ordinance 25-04 was approved as being consistent with the Comprehensive Plan. Motion Approved 7.b Ordinance 25-05 - Lot Split/Lot Joinder - as being consistent with the Comprehensive Plan Director of Development Services Minor read the Ordinance title noting it was a staff- initiated code amendment. The City's code has a process for joining or splitting three or four lots but no process for two to three lots. Ordinance 25-05 will allow for that process. Ordinance 25-05 was approved by the City Commission for 1st Reading at their March 11, 2025, meeting. No additional changes have been made since the Planning Commission's last review. Director of Development Services Minor explained that to subdivide two or more lots falls under the sub-division standards. The proposed Ordinance will help to prevent a person from creating a non-conforming lot. It was agreed that the use of Planning & Zoning Administrator throughout the Ordinance was the proper title. Moved by Commissioner Brown Seconded by Commissioner Harrison Approved Ordinance 25-05 to be consistent with the Comprehensive Plan. Motion Approved 7.c Consider Ordinance 25-08 - Non-Conforming Structures - As being consistent with the Comprehensive Plan

3 Director of Development Services Minor read the Ordinance title. He explained that the Ordinance was a staff-initiated code amendment stemming from Hurricanes Helene and Milton. If a property is non-conforming, a person has 180 days to secure a building permit after the storm. However, since the 2024 hurricanes, homeowners are still waiting for insurance settlements, waiting for engineers, surveys, etc., and unfortunately are not able to meet the 180 timeframes. April 8, 2025, served as the 180th day after the hurricanes. Staff are now recommending that the 180 days be extended to one-year with an additional extension of six months. It has been very difficult to find people available to do the work needed. Alternate Commissioner Costantini stated that his background is in insurance and construction. After six months a property owner should know if they will rebuild or sell the property. He felt the property owners should supply an owner of intent rather than the City just providing an extension. If the property were to be sold the City should be informed of that decision. Director of Development Services Minor explained that after the one-year period, documentation would be required. There have been many property owners stating they could not meet the 180-day deadline. He stated if a building is deemed unsafe the City can post the property. There are other code provisions that can be addressed in the event of rodent infestation for example. Even though the homeowners need more time, the City is addressing situations based on methods in place to address those. Director of Development Services explained that Ordinance would continue as written until it was changed in the future. Examples included fires, floods, windstorms, or identifiable events, as to when the Ordinance would apply. Discussion continued relating to properties destroyed by FEMA's definition of 50% or over - homes that shifted off their foundation, burned, etc. The value is based on the value of structure not the property. Structure valuations can be obtained on the Manatee County Property Appraiser's website, or a private appraisal can be completed. Some homeowners want to stay under 50% and others want to exceed 50%. Moved by Commissioner Brown Seconded by Alternate Commissioner Ireland Ordinance 25-08 was found to be consistent with the Comprehensive Plan. Motion carried with Commissioner Pierce voting No. Motion Approved 8. Additional Business 8.a Questions and Comments from Planning Commission Members Sunshine Training City Clerk Johnston thanked the Planning Commissioners for attending the recent Sunshine training. Gloria Dei Director of Development Services Minor stated the City is actively seeking the purchase of the Gloria Dei property and has requested two appraisals. The Church has also

4 provided their appraisal of the property. The current zoning of the property is public/ semi-public and has three parcels. The building itself needs some roof and interior work. Director of Development Services Minor stated the City will have to seek outside funding. Use of the property would depend on the funding obtained but could be utilized as a Cultural Heritage Center for different non-profits, FL Fish & Wildlife, AMI Chamber, community uses, new City Commission chambers, public uses, etc. Holmes Beach Shell Station Vice-Chair McIntire asked about the status of the Holmes Beach Shell station. Director of Development Services Minor will report at the next meeting. 8.b Questions and Comments from the Mayor and City Commission None. 8.c Questions and Comments from Staff 8.c.a Project Updates Director of Development Services Minor reported that the projects on the City's website are being kept up to date. The only current major Site plan is Goodwill. Upcoming training sessions include a Sea Turtle Training on April 16, 2026. Code has begun contacting property owners who are not in compliance with the Turtle Ordinance. Comments followed relating to the type of lighting required and the FLP light shields. 8.d Questions and Comments from Public and Press None. 9. Adjournment Moved by Commissioner Brown Seconded by Commissioner Pierce Meeting adjourned at 4:10 p.m. City Clerk Minutes Approved: