Planning Commission

1 MINUTES City of Holmes Beach Planning Commission January 7, 2026, 3:30 p.m. Patricia A. Geyer Commission Chambers 5801 Marina Drive, Holmes Beach FL 34217 Present: Chair Tedhams, Commissioner Brown, Commissioner McIntire, Commissioner Pierce, Alternate Commissioner Ireland, Alternate Commissioner Constantini, Commissioner Harrison Staff Present: City Clerk Johnston, Director of Development Services Minor _____________________________________________________________________ 1. Call to Order 2. Roll Call 3. Minutes Approved as written. 3.a November 5, 2025 Moved by Commissioner Pierce Seconded by Commissioner McIntire Approved as written. Motion Approved 4. Comments By The Public None. 5. Unfinished Business 5.a Continued Discussion - Green Building Program Director of Development Services Minor stated that the Green Building Program has been discussed by the Planning Commission and is referenced in the Comprehensive Plan. Discussion has included how to provide incentives for the Green Building. 5.a.a Jeremy Gary, Owner/President Building Performance Consultants, Inc. Jeremy Gary, Building Performance Consultants, Inc. Owner/President, addressed the Planning Commission explaining that his business provides owner building performance consultation, and is a design and pre-construction consulting firm. They provide testing and certification work on green buildings and homes once completed. There has been a significant demand for his services post storms.

2 Noting that Holmes Beach is landlocked he felt the goal was to utilize what the City has to the best of its abilities by participating in the green building idea with a little impact. Energy pieces were used as example - or the City could go all in with several programs available. The Green Building Program can provide sustainability. Mr. Gary encouraged the Planning Commission to utilize the Fortified Home Program, which is a voluntary, research-based construction standard developed to strengthen homes and buildings against severe weather, including high winds, hail, and hurricanes. This program is aligned with the insurance companies. There are three levels of designation - Roof, Silver, and Gold - each designed to reduce property damage and potentially lower insurance premiums. The roof is a minimum certification for the Fortified Home Program and should be sealed underneath. The Silver level requires reinforcing the gables, chimneys, etc. attached to the structure. The Gold level refers to how the structure is attached to the ground so it will not go anywhere in the event of a storm. Discussion continued relating to the Florida Green Building Coalition. Homes in the Lakewood Ranch area have had that certification by deed for over 20 years. The National Green Building Standard could be of value in Holmes Beach but is more for the national production model. Leadership in Energy and Environmental Design (LEED) is a U.S. Green Building Council (USGBC) program being the most robust and comprehensive program. An example is - Hunter's Point Pearl Homes in Cortez, FL. Mr. Gary is currently responsible for certifying those homes. He noted that each program has some sort of third-party engagement. Mr. Gary noted he would rather work with a builder or homeowner at the beginning of the program to discuss how the Green Building will conform, and to address the health and safety system approach to how the building should be built. Lengthy discussion and explanation followed relating to the Green Building Programs that included:  Need to determine what to do with limited land and resources.  How to best use the many community resources and how they are connected such as water management, health & safety, etc.  A post-construction log is made when something has gone wrong.  It was agreed the Green Building Program should not be a requirement but should have an incentive program for those wishing to take part.  An example of incentives includes fast tracking of permitting, reduced impact fees, receiving something in exchange for choosing to adopt Green Building standards. Any type of incentive that would allow someone already considering the Green Building Program to lean in that direction knowing they will get something in return.  Hard costs on the project as well as soft costs for a consulting firm should be considered.  Explanation on the importance of the third part aspect for checks and balances for all the programs.

3  Documentation and photos during the building process are a requirement. Most programs will require a minimum in each discipline such as paint, etc.  The Florida Building Code requirements must be met as a minimum standard. Explanation on what all is looked at for Green Building followed.  Mr. Gary stated his company is an Energy Star certified.  Green Globes is a three-in-one building certification system managed by the Green Building Initiative (GBI). Key aspects of that program were explained.  Mr. Gary provided examples of where the problems were seen during their inspection. Discussion followed.  There is a lot of interest in the Green Programs when someone must rebuild so they do not have to rebuild again. Mr. Gary provides program choices to his clients to determine where they want to prioritize.  Mr. Gary discussed his company's fees based on the work being performed and the program they choose to utilize, along with how he assists during the process.  Duke Electric, Florida Power & Light and TECO Energy each have some sort of incentives tied to them. For example, if someone were to go with Energy Star there may be a $400 reduction incentive.  Fortified Green Building will be added to the list of options in the City's proposed Ordinance. Alternate Commissioner Costantini stated when he built five years ago, he reinforced the structure, roof, tie downs, foam, and humidifiers in the attic. He had a third-party inspection, and his insurance went down 30%. Though having a financial impact up front, he will be saving in the long run. He reported that after the hurricanes, his repair costs were minimal and he was convinced he did not get water damage because of the spray foam he had added. As a result, there will be a lot of savings potential. Director of Development Services Minor stated that based on Mr. Gary's presentation, the City is on the right path with the proposed Ordinance. The incentives will be part of the permitting process and reduction of fees. In addition, he will add the requirement for a third-party certification inspection. The full permit fees would be required upfront and once the Green Program Certification has been obtained there will be incentive reimbursement. The applicant will be asked upfront which program they will be going with. Mr. Gary stated that he had seen cities that provide the fast track permitting and then not get followed up on. Letters from the third party are submitted informing them that the applicant did not receive the certification. Mr. Gary suggested the City contact the developer at Hunter's Point to present to the Planning Commission. He could speak as having a lot of experience with the Green Building. 6. New Business None.

4 7. Additional Business 7.a Questions and Comments from Planning Commission Members Green Building Director of Development Services Minor will research Green Program incentives in Monroe County, the City of Bradenton, and Manatee County. He noted when researching prior, many of the incentive programs were not applicable here. In his opinion, monetary incentives will be the most important. Chair Tedhams provided the example of the City providing services for the applicant at no cost and providing recognition of a Green Building Certification on the City's website for promoting the builder and homeowner for certifying as a Green Building. Chair Tedhams requested that if any additional suggestions the Planning Commission members would have be emailed to Director of Development Services Minor. Next Meeting The next meeting will be held on Wednesday, February 4, 2026, 3:30 p.m. Chair Tedhams noted she will be absent and that Vice-Chair McIntire will preside over the meeting. Planning Commission Liaison No City Commission Liaison has been designed for the Planning Commission 2025- 2026. 7.b Questions and Comments from the Mayor and City Commission None. 7.c Questions and Comments from Staff City Clerk Johnston announced her upcoming retirement of Friday, March 6, 2026. 7.d Questions and Comments from Public and Press AMI Sun Newspaper Reporter Joe Hendricks asked if there had been any Green Building applications in Holmes Beach. Director of Development Services Minor stated he was uncertain if anyone had been doing a Fortified roof project but he had not received any certifications. He was, however, having some conversations with homeowners relating to Green Building. Jeremy Green confirmed he had not provided any certifications on the Island. Alternate Commissioner Costantini stated that his home was a Fortified project with third party inspections. Alternate Commissioner Costantini pointed out a section of the proposed Ordinance that needed revised. 8. Adjournment Moved by Commissioner Brown Seconded by Commissioner McIntire The meeting adjourned at 5:42 p.m. Motion Approved

5 City Clerk Minutes Approved: