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Video-1: youtube.com/watch?v=VuTM5DVA6KM

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All right, everybody. Welcome to the planning commission meeting for what is it? June 1st. So, we'll call this to order. If we can have the roll call, please.

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Chairman Wyoff >> present. >> Commissioner Cloud >> present. >> Commissioner Holloway. >> Commissioner Noble >> here. >> Commissioner Connelly >> here. >> Commissioner Maher >> here.

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>> Commissioner Laroo >> here. >> All right. We have a full commission. Thank you everyone. And before I start with anything else, I want to welcome our newest planning commission member, Miss Elizabeth Holloway. Thank you for joining this esteemed group.

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Thank you for your time and efforts here, too. Um, so uh first up, we have uh time for public comment. The public participation obviously is always encouraged. If you're addressing the planning commission, please step up to the podium, state your name and address for the record. Please limit your comments to 3 minutes and do not include

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any topic that's on the agenda. If you have any comments on any agenda items, please do so at the time that agenda item is called. Um, and then for any quasi judicial hearings that might be on the agenda, an affected person may become a party of this proceeding, can be entitled to present evidence at the hearing, including sworn testimony of

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witnesses and relevant exhibits and other documentary evidence and a cross-examine all witnesses by filing a notice of intent to be a party with the community development director not less 5 days prior to the hearing. Do you want to do yours? Okay, perfect. Oh, so first up uh is approval of

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minutes. I was getting ahead of myself there. Sorry. Do we have any public comment on any general items first of all? Okay, seeing none, uh I'll ask for a motion to approve the May 2026 minutes that were handed to you or sent out to you.

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>> Motion to approve the May 2026 minutes. >> Okay, we have a motion, a second. >> Second. >> Thank you, sir. Any discussion on the minutes? No changes needed. All right, please call the role for the approval. Commissioner Laru, >> yes. >> Commissioner Maher,

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>> yes. >> Commissioner K Connelly, >> yes. >> Commissioner Holloway, >> Commissioner Noble, >> yes. >> Commissioner Cloud, >> yes. >> Chairman Woff, >> yes. So, the minutes are approved. Thank

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you. So, our next item is new business. uh our first item of new business that was previously on our agenda which has been modified has been postponed at the applicant's request. So we're going to move on to item B which is John's Pass Village Hotel Plan Development Agreement. >> Yes. And if I may take over for just a

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minute. As you can see um B and C on your agenda tonight are related. Um and I think collectively it's been determined from the applicant's perspective and the staff's perspective that the presentation will kind of be one presentation. It's important for you guys to understand that your your vote on the development agreement is not the

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same as your vote on the resoning. You need to make sure it's clear when we're doing that and I'll help make sure of that. Um, and also understand that the reasonzoning is a quasi judicial proceeding. So, I'm going to go ahead now and explain that what that means for everybody. Um, and then we can get get moving forward and I'll I'll help you

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out along the way. So, a quasi judicial proceeding is where the board acts in a quasi judicial rather than a legislative capacity. At a quasi judicial hearing, it's not the board's function to make law, but rather to apply law that's already been established. The board is required by law to make findings of fact based upon the evidence presented at the hearing and apply those finding a fact

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to the previously established criteria contained in the city the city's code of ordinances to make its decision. Um, if competent, substantial evidence um at the hearing demonstrates the applicants met the criteria, then by law, you are required to find in favor for the applicant or in this case make a recommendation of finding in favor of

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the applicant. Uh, by the same token, if the evidence does not demonstrate that they've met the criteria necessary, then the board's required to recommend denial. You also have the option of recommending approval with some conditions or changes um to go to uh the next step. Um I will now ask if any of the board members have had any exparte

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communications regarding this application with the applicant. Seeing none, I'll ask if any member of the board has a conflict of interest with this application. All right, seeing none, we need to swear in the witnesses um for the quasi judicial portion. and realizing it's the same for the non-quas

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judicial also. So, whoever's going to give testimony or or speak, can you stand up and raise your right hand to tell the truth, the whole truth, and nothing but the truth. >> All right. Thank you. I will now turn it back over to our chair and you guys can move forward.

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>> Okay. Thank you very much for that. Um, do we have the city's presentation? >> The applicant gets to go first. >> I'm sorry. Thank you. >> Applicant, please. Good evening, Mr. Chair. Brian Ens, 625 Court Street here on behalf of JPV uh

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Hotel Properties LLC. And we have the owners Marcus Wyinners and Bill Kins here with us as well as our architect Tim Clemens and our engineer Sean Cashion. Uh this project has been very thoughtfully and deliberately developed, conceived and designed collaboratively

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with the city and with the community over the course of many years. Um you may all be familiar that the city's comprehensive plan has been updated uh with for Penllis and Penllis County and the countywide rules and I'm sure you all saw the various iterations of those comprehensive plan amendments over the

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years. Uh so this plan u has been uh created specifically for what the city and what the county are looking for to activate and revitalize uh this part of John's Pass Village and to create a pedestrianoriented uh activity center. And the land use in

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this area is John's Pass Village Activity Center, which is the area where you want to draw people. You want to draw uh pedestrians, you want to have events, you want to have activities, and you want people to be able to walk around and frequent uh the businesses in

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that in that area, and also to have a place to stay uh and to have a place to call their anchor, their spot uh as they're enjoying the activity center. Uh so, we're very excited about this project. Uh you can see the aerial here. Uh we have uh Village Boulevard uh 128th

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East End Lane um and 129th and these are vacant lots currently and you have Fisherman's Alley in the center. So the request is to reszone the property to a PD. Uh plan development allows for some flexibility as it

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relates to the number of floors which again we believe is compatible and within the comprehensive plan as amended and adopted by Penllis County and the city of Madira Beach. Uh and also to have some retail space, some mixeduse space on the ground floor. We're also

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extending Pelican Way uh Pelican, so Pelican Lane, so that will be a right of way through the property. Uh so there will be continuous access for all of the businesses uh in the area and we'll go into more detail about that in a moment. Uh we have 87 units in the hotel to

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include a cafe and a restaurant and a very small event space. Uh and then we have a parking garage with 267 spaces, 7550 ft of retail, 3350 ft of restaurant uh uses. So what is this application providing to the community? We are

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providing 94 parking spaces, 92 public parking spaces in the garage and two uh on street parking spaces. Uh those parking spaces will be available to the public on a first come first- serve basis at no more than $1 uh per hour

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more than the city is charging. Um and so it we believe that is a very good rate and something that is very uh beneficial to the citizenry and will also draw people into that area. It won't keep people away. will bring people in and give them a place to go.

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Parking garages don't draw people. The activities draw people. Parking garages give you a place to get off the street. And we want people to park in these spaces. Um this isn't for beach access. This is for uh the community to enjoy that area. A pedestrian arcade, which is an open area uh green space um that is

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going to be provided around a portion of the required ground floor retail and restaurant spaces. So in the request for flexibility, you're going to see some references to zero foot setback. That doesn't mean zero ft to the street. We're providing 10-ft wide sidewalks and we're also providing much much broader

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areas uh in the plan for public access for this uh for this pedestrian arcade. So, I don't want that u technicality that it's zero foot to the sidewalk to be misconstrued as zero foot to the to the street. It's actually a very

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pedestrianoriented uh and and much wider sidewalks and pedestrian access spaces than are required which is why I described it as a pedestrianoriented development for the activity center. Uh as I previously discussed an extension of Pelican Lane as a private street with public access easement to provide

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midblock vehicle and pedestrian access. Um green space with restrooms. This is an image of the green space. This will function like a park. Um, this will be uh a place for people to congregate. It will also, I think, uh, alleviate the need to shut down a portion of boardwalk

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for special events. This will be able to accommodate the special events and to leave more of the right of way open for ingress egress for traffic. And again, our expert witnesses will get into a little more detail um, on that in a second. And again, those public restrooms are also being provided. Uh

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we're also improving pedestrian improvements um as I described and new crosswalks on Boardwalk Place and 129th Avenue. And we'll go through some of those elevations here uh momentarily. And then again, as I described, we'll have continuous access for all of the

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businesses, including the two businesses um that are on East End Lane, Waltz Fish Shack and the other business there. They have been very thoughtfully considered as part of the development. I'm going to hand it over now to our architect, Tim Clemens, who's going to walk through the architectural features and talk about

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consistency and compatibility with the plan and with the community and with the area in general. Tim, >> thank you, Brian. Um, good uh good evening everyone. My name is Tim Clemens with Place Architecture. As Brian said, we're located in uh in St. Petersburg.

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Um, and um we're the working with actually Bill and Marcus. We're also the architects for the Beach Maker which is just about to start construction. But we're very excited by this project um because of its special location at the heart of John's Pass Village. Um we've

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worked really hard to make it compatible architecturally with the village. Um one of the um and we've worked very closely with city staff during this process. So we're leaning into a Florida coastal vernacular architecture um in terms of

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the um the the style. We're breaking it down so that visually um the building feels more like a a series of multiple buildings around the block. Um one of the things that the city um asked us to do was to design the parking garage so

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it wasn't visible from um Boardwalk Place to the south or 129th to the north. But they also asked us to bring Pelican Lane through to make it um to better con provide better connection across the district. Once um that was

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determined, we took them one better and we also hid the parking garage so that it's not visible from Pelican Pelican Lane. So the hotel rooms wrap around the parking garage on the second, third, fourth, and fifth floors so that it's not visible from the public sidewalks.

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Um there is a sixth floor on the building. That's one of the requests that we're asking for in exchange for the public benefits that we're providing. But what we've done with the sixth floor is it's set back um a minimum of 10 feet on all sides so that

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again in most um locations from the pedestrian sidewalks that sixth floor will not be visible. Um and we've also even the the portions of the building the the hotel rooms you can see the blue portion on the north side there steps down to four stories. So, we've tried to

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vary the heights, vary the architecture, vary the colors, um the window and balcony patterns to really give it a lot of liveless and really make it fit in with the district. Um here's a closeup of the Pelican Lane um entrance. And as Brian said, that

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will be um publicly accessible for uh traffic at all times. Um and uh this is the hotel entrance right here here on the ground floor with a cafe to the left. And then in the background, the pink building you're seeing on Boardwalk Place, a proposed restaurant there. Um

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this is the public park. Um again, it um is about 8,000 square feet. It takes up two lots of two of the development lots. Um what we're proposing is a a lawn in the middle um with to the right you're

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seeing the edge of a building that is where there's currently dumpsters serving the restaurants on boardwalk. Um that those restaurant uh those dumpsters are just out in the open. We're building a dumpster enclosure. Um to the left is sort of a twin looking building that's

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right on Boardwalk Place. Those are public restrooms. So those will be publicly accessible restrooms for the district. And then in the middle, it's kind of a an informal pavilion that can double as a an event stage um during special events.

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Again, just a couple of other views of the retail space. Um and this highlights the in addition to the street that Pelican Lane Street, there's also a minimum 10 foot wide. It actually varies from 10 to 13 ft. Uh covered pedestrian

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walkway from north to south um across um from again 129th the boardwalk. Um as was mentioned earlier, the zero setbacks are right at the edge of the sidewalk. There's actually approximately 15 feet between the edge of the building and the street curb. So we're required to have

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minimum of 10 foot wide sidewalks. We actually um meet or exceed that requirement. Um and we're, you know, also would like to get a little bit of landscaping in there. But what we're trying to do is if you've been to some um traditional um villages, Key West, or

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you know, usually the these kind of buildings would come right up to the edge of the sidewalk, have covered arcades, have awnings and balconies that extend over to provide shade and sun protection, a little bit of rain protection as well. So, really trying to lean into a very Florida uh like I said,

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vernacular look and feel. Sean's now going to talk Sean Cashion is going to talk about traffic flow and then we'll we'll come back and >> Yes, sir. Yeah. And u actually we're going to go to this slide first. Um and because we did have a work session with city commission u we did get some feedback from city commission and there

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was a public comment uh during that work session last week uh concerning uh utility utility replacement and easements and moving utilities and things like that. So I did want to have Mr. cash and address uh the plan for construction for uh making sure that we

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don't have any disruption for the local businesses there in terms of the utilities will be continuous they will not lose power or water or anything like that then have Mr. Cash explain that and then we'll go back to this slide which shows the traffic flow even for special events and how we'll continue to have

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continuous ingress egress for traffic so that none of those businesses are cut off from traffic uh Sean Good evening. Sean Cashen. I'm the civil engineer working on the project. Our home office is in Largo. Uh so the plan you're looking at now is is the site

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plan, and it's it's hard to discern uh from the plan, but there are existing gravity sewer and water facilities around the entire site within 129th to the north and boardwalk to the south, as well as Village Boulevard to the west.

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and uh East End Lane um as well as through Fisherman's Alley. So what is highlighted in red right there is the portion of Fisherman's Alley proposed to be vacated. So there are existing uh

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gravity sewer and water and and all the water and sewer out there are public utilities owned and operated by Panelis County. So, the water and sewer facilities within Fisherman Alley, that portion proposed to be vacated, are

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going to be removed. Uh we are uh proposing a sewer extension from the west end of Fisherman's Alley to 129th. It's kind of hard to see there on the plan. There's also a uh corresponding uh

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water mane connection next to that sewer and another water man extension from East End Lane down to a terminal end of an existing Panelis County water man on boardwalk place east. So this uh water

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sewer facilities removal plan as well as extensions we had have sent this to Penllis County and they have conceptually approved the relocation plan. Um and of course when we submit construction plans there will be more

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detail um on that plan. And uh the other thing I wanted to to mention there on on that other plan, you can see it on this plan as well. Well, either plan um we there

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should not be any disruption of water and sewer or power for any of the residents as part of our removal and relocation plan. Uh and that goes for the the folks that sit there, Walts Fishack and the people that are on on the east end. uh if there are any

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disruptions they will be uh short-lived. So I just wanted to say that uh here you see on this plan this shows the uh both existing and proposed vehicle directional movements. You you'll see 129th Avenue is two-way going east and

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west. You have Village Boulevard which is two-way going north and south. Boardwalk Place east is one way east. the same with Fisherman's Alley, one way east. Uh Pelican Lane, uh that is the extension of Pelican Lane into the

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property and they can folks driving can continue south to Boardwalk Place or they can make a left-hand turn and go through the garage access which can lead them out to Fisherman's Alley or 129th

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Avenue. Uh the other thing I wanted to mention on the other site plan and uh Tim had alluded to it is that the u the trash pickup, the vast majority of the trash pickup will be in that enclosed area which is located at the

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the northeast end of the site off 129th Avenue with a smaller enclosure that's at the west end off of Fisherman's Alley. Um and and one of the advantages of putting

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the trash and loading there at the north um east corner of the property, those trucks, the service and delivery trucks, but also the sanitation vehicles will not have to come down onto Boardwalk Place or the East End where it's a little bit more congested and the rideways are narrower. Um the last thing

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we wanted to point out, this came out of um discussions we've been having recently, the workshop that we had last week. um um and discussions with members of the community is um we'd like to make a proposal to the community that

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currently when there's special events, Boardwalk Place is closed off from East End, as I understand it, two blocks down to the west is that we keep the western block closed and that but perhaps since we're proposing to build this public

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accessible open space here um on this block that Pelican Lane during special events, Pelican Lane would remain open and the eastern 2/34s of Boardwalk Place would remain open. portion of Boardwalk Place east of

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Pelican Lane could remain open so that basically all of the traffic that serves um some of the service um traffic to the restaurants on the board on this on the boardwalk but also Walter's Fish Shack and the other properties on the east

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side of East End Lane would still have full access to their property. what we had pro um previously proposed and we're still willing to do that is to provide those properties access through the parking garage. But we think if we could if if the community would consider um

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keeping Pelican Lane open and keeping the eastern portion of Boardwalk Place and I'll point out that Boardwalk Place from Pelican Lane to East End in Lane is a 30 foot wide rideway. It's about 260 ft long which works out to about 8,000

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square ft. As it turns out, and this is a coincidence, um the publicly accessible open space is 8,000 square feet. what we're So we the community would still have the same amount of open space available for tents and vendors and activities, but actually with the

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public restrooms, the green lawn and and the the stage area, I think we'd actually have a even a better type of um activi activity space, but also maintain convenient access to those properties that would be um perhaps dis

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inconvenienced um if if Boardwalk Place was closed completely to East End line. >> Thank you Tim and thank you Sean. Uh so we'll wrap up here. Uh these are the specific requests in terms of the uh PD the plan development zoning. So you have

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three items before you. The first one is the development agreement. The development agreement is what locks the developer into the site plan and the elevations and also locks the developer into those obligations to provide the 94 public parking spaces 92 in the garage 94 or I'm sorry two uh on street uh the

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pedestrian arcade the 10-ft sidewalks the extension of Pelican Lane to ensure continuous access to boardwalk and to East End um the green space and park and restrooms um and also the uh crosswalks

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uh the roadway improvements for the milling and resurfacing of Boardwalk Place. I don't think I mentioned that, but we're milling and resurfacing Boardwalk Place as well. Uh and again providing that continuous access. Um these are the considerations and we believe they're first off they're consistent with the conference of plan.

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They're consistent with the activity center, the Johns Pass Village activity center, uh, land use and the approvals from the countywide rules and from the city and from Penllis County and consistent with the prior uh, recommendations and approvals of this board. Um, so one of the things that I

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wanted to show is the vacation. So this is the vacation of Fisherman's Alley. It's a partial vacation. Of course, you can probably visual visualize now that you've seen multiple versions of the site plan that part of Fisherman's Alley is going to service that Pelican Lane extension that is not being vacated, but

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that portion in red that is being vacated. Um the developer is providing four parcels of approximately 16,000 square feet total uh for the public and that's for the extension of Pelican Lane from 129th to Boardwalk Place and for the development

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of that public open space that 8,000 ft and public restrooms which he which the developer is paying for of course. Uh and this is in exchange for vacating approximately 3,360 ft of rightway. So that the difference is the developer is providing 16,000 ft of property and he's

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asking to be vacated 3360 ft. Uh and that's to provide the unified site plan uh as you can see uh there. So that concludes my presentation. I think we provided competent substantial evidence to support the staff's recommendation of approval of all three of your agenda items. Uh the development agreement is

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legislative, the right-of-way vacation is legislative, but the PD zoning is quasi judicial. I'll defer to attorney Meyer to if you have questions on that uh since she's the board's attorney. Um so again in terms of the PD zoning I believe we provided comparable substantial evidence uh to support the

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staff's recommendation of approval and certainly from a legislative perspective I think you absolutely have a compelling rational basis uh to approve uh the development agreement and the rightway vacation which the standard for those two is a rational basis standard versus a competential evidence standard. If you have any questions we are happy to

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answer them and uh Mr. Cashion and Mr. Clemens will be here for the entire hearing. So, anything you need to know from them, just let us know. Thank you. >> You have any immediate questions for the applicant. >> Okay, that's if anyone on the board has a question, now's the time for the applicant to do that. Um, if we can ask

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one question before that, we did receive um a notice of intent um to be an affected party from FishRunner LLC. Is anyone here on behalf of Fisherrunner LLC? Okay. She'll she also gets an opportunity to ask questions and present any information she wants. But at this

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point um if there's any questions for the applicant from the uh board. >> Anyone from the board? >> I have a question. >> Okay. >> Peruge. Have you guys done an insitue uh rendering of this very nice project with

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the rest of John's Pass? >> Yeah, believe we have that here. We got a couple of aerial socks that >> I do like the fact that you Who's the architect? >> Mr. >> Oh, this guy is okay. It's a bunch of old white guys with gray hair. I I couldn't tell which one was the

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architect. Uh I I do like the fact you broke up the building with uh sort of a coastal south Miami with different things >> sort of from the beach looking east. Um so you know these are the waterfront

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condominiums and then boulevard and then G Boulevard and then you can start to see John's Pass Village here. So again trying to pick up some of the colors and the architectural elements. Um and so that's can you see the um the building

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here with the um foreground and then we've got about well some of these were presentation and then we have another image from the more from the south from John's pass itself. So the building's more in the foreground. Um and then

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again you can look towards and see some of the the rest of the >> and city on the screen. >> Yeah. Yeah. Excuse me. We have it in the agenda packet also. >> Yeah, they were in there. >> It was 385 pages.

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>> 386. >> Just look at the pretty Just look at the pretty pictures. That's all I do. >> I also have a question for the illustrious planners over there. What What is the Madiraa Beach's role >> in evaluating the architectural impact to John'sville?

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>> If I can jump in. They are going to present to you in a moment. So, if you can hold any questions for the staff, just just jot them down. Excellent. >> All right. Um, so there's no more questions for the applicant. >> Is there I thought I thought I saw hand. >> Go ahead. >> Go ahead.

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>> So, I have a few questions about the development agreement. Um, I not Can you hear me? >> Yep. >> Okay. Sorry, I'm short. First time. Uh, I had a couple of questions about the development agreement. Um, just so I'm

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clear, it's a total of 18 years potentially because you've got three years to start and then 15 years to finish. >> Is that right? >> I believe the way the development agreement is written is it terminates um

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when the certificate of occupancy is obtained. So the purpose of the development agreement is to lock in the sight specific plan and to make sure it's built the way that you all are, if you approve it tonight, recommending for it to be built. And any changes, any

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substantial changes that would have to come back to this board and to the city commission. Once it's built and once there's a certificate of occupancy, the development agreement terminates and goes away because it's been built the way it was supposed to be built. Um, and so that's the term that that really is

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the worst case scenario. You know, it's going to get built much more quickly than 18 years. Uh, much much much more quickly. Um, so the term is really as soon as we have a certificate of occupancy in in reality. >> So is it the intent of the applicant uh

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if this is approved to begin immediately? >> It is. Yeah. Yeah. >> Okay. And then uh couple of things. Um just so I'm clear, I'd kind of uh gone over this and just looking at it and

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trying to think, okay, so there's going to be the open common space that initially had been said is going to be continually continuously open, but you'd also mentioned on special events the need to maybe have that area taken over

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for those vendors. So is the agreement going to be modified to include that? There's an easement, there's a public access easement over that space that we're providing as part of the development agreement. Um, so it'll be open to the public and if the city wants to have a special event there, the city can certainly do that and I would

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imagine that would go through the city's special event permitting process. Um, but there is an easement for public access that we're providing over that space. >> Okay. And then it's I've never heard it called um a vacation of a rideway. I've always called it called it a termination

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of a ride ofway. So, it's a little nuance for me, but if if that is um that is part of this application. Um the other piece, the the road piece that's going to be open, that's going to be the maintenance responsibility of the developer.

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>> It's part of the easement. Yeah, that's there's another easement that we're providing for public right ofway over uh Pelican Lane. That's correct. >> Okay. And so that's going to be maintained by the developer. It's it's subject to the terms of the easement, but yes, it's it's in your packet. Yes, it's >> okay. So, in that easement, I didn't see

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any language that specifically talked about how that's going to be maintained, what the structure as far as who's going to inspect it, when is it going to be inspected, all of that. >> Well, I'll talk to the city attorney about that, but I believe that the city would be, you know, responsible for any

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kind of regulatory. It's a right. It's going to be used as a road, so they're going to be responsible for any kind of the regulatory part of it. We're gonna improve it to make sure it's a road and we're dedicating it to the public use. So, we're kind of giving the land for the public use and then the city will be facilitating that public use pursuant to

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city code and traffic ordinances and things like that. >> I guess I was just wondering if it needed to be a part of the agreement itself. >> It is. It is. It's part of the easement. Yeah. >> But there's nothing in there that specifically talks about the maintenance of it. >> Okay. I'll address that with the city attorney. >> We'll look at it. Okay.

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>> Thank you. >> That's it. Okay. >> So, the green space, she touched on it, but that uh you the you guys would still own it, but and maintain it. So, you say the city could use it, but then they

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have to >> apply to you guys to be >> No, no, no. They can use it. It's It's It's open to the public. It we Yeah. It's a public space. It's a public space. >> It's a public park that'll be owned by the hotel. >> It's intended to operate like a public park. That's >> okay. intended to but it will be

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>> right >> and maintained by Okay. >> Um you did an outstanding job on this building. >> Thank you, sir. Um, one thing that I would like to request,

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um, because we're taking Fisherman's Alley away and you have the other road that's named up on top of the drive-thru. >> Pelican Lane. >> Pelican Lane. >> Pelican Lane. if you could do the same

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application for Fisherman's Lane so we don't lose that old nostalgia of where it was. >> Well, >> you see there's no there's going to be no markage, no um signage there.

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>> So, Fisherman's Alley will remain open from Village Boulevard to Pelican Lane, >> right? So there's a a >> but okay if you move your hand a little to the No, no, no, no. Stay right there. Right there on the building. >> Yeah, >> right there.

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>> 8 10 ft off the ground. >> How the signage was on the >> Yes. >> that some >> Yeah. But the the main entrance of the old fisherman's alley was >> not not on Pelican Lane. >> So I'm just trying to >> the signage

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>> put the sign there >> street level. No, up high just like you have the one on Pelican Lane. >> I see. >> Yes, sir. >> Just so people >> a little bit of historical >> correct. >> Should we get one?

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>> We're losing something, but at the same time >> has a couple gun holes in it. >> We know where it was. >> Yes. Yes, >> that's >> absolutely. That's not a problem. That's not a problem. >> Any other questions for the applicant

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from the board? Any questions from city staff for the applicant at this point? Okay. Any questions from the representative for Fisherrunner LLC for the applicant? Just questions for them at this point. You'll have a chance to

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present in a minute. So, none. Okay. City staff would love to tell you what's going on. So, they're next. Oh, I'm sorry. Good evening. I'm Katherine Yncan, a senior planner here with the city. Um,

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also here is Marcy Forbes, our director, and Andrew Morris, our long-range planner. So, there are three related requests in this package. Um the local planning agency will not be taking action on the vacation of rightaway

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request, but it's here for your information because when this gets to the um board of commissioners, they have to be approved in the order that's up on the screen, which is basically the vacation of rightway, then the request for approval of the reszoning, and then

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the development agreement. So that's how they'll be reviewed at the next public meeting. But we included the information on the vacation rightway because otherwise this uh PD as planned could not go forward. This is the second meeting that we've

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had on this. The next meeting will be before the board of commissioners for first reading on June 10th and then going on to second reading and public hearing on July the 8th. Both of those meetings are at 6 PM.

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As the applicant noted, uh you've seen where the location of this project is between 129th Avenue and Boardwalk Place, um between Village and East End Lane. And you'll see the parcels are outlined in red.

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The vacation rightaway is proposed for a portion of Fisherman's Lane, basically adjacent to the applicant owned property. Uh as part of the process for vacation rightaway, the applicant has notified the listed utility companies and received letters from them either of no

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objection, a request to relocate their facilities or request for payment for the relocation or is providing an easement to these utilities which would be in effect until they are relocated. In the case of these private easements

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to be provided, they're of a temporary nature and would then be released once the utilities are removed and the utility companies are satisfied. The vacation of rightway is supported by policies in the Madira Beach comprehensive plan, the Ford Pineellis countywide plan, and the Madira Beach

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land development regulations. Vacation of the alley would be consistent with the LDR requirements that structured parking facades must blend into the built environment with a visual appearance from the public rightway as an occupied building. Um, vacating this alley would allow the

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parking garage access to be internal to the site um off of the extension of Pelican Lane and to be hidden from all abudding streets by retail and restaurant space on the lower floors and hotel rooms on the upper floors. Moving

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into the plan development. Um, it's the intent of the PD district to accommodate integrated and well-designed developments in accordance with these development plans that have been approved in compliance with the PD requirements. It's intended to provide design flexibility and encourage

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imaginative, functional, highquality land planning for those uses consistent with the future land use plan and compatible with adjacent lands and activities. A PD development must meet the intent

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and the criteria including but not limited to density, intensity and impervious surface ratio of the future land use plan categories and the land development regulations. And this development is consistent with that density that intensity impervious

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surface ratio as well. So, as the applicant noticed, um this is a request to reszone to plan development from John's Pass Village Activity Center. Um this is 1.457 acres, which

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includes that area in the proposed vacation rightway area. Um and that is as they noted uh 87 unit hotel with restaurant, retail and other amenities.

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So the city code provides uh increased flexibility in setbacks, stepbacks, and height when resoning to plan development if the design of the development includes voluntary provisions for civic or community enhancements such as ground floor retail, expanded setbacks,

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enhanced landscaping, and other sustainable features and other design enhancements. furthering the policies and strategies of the comp plan. As we noted, the developer has a list of specific requests related to building

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height um 73 feet above DFE instead of 55 ft. Um they also are requesting five stories. They are requesting to reduce the front setbacks on the major streets um and the upper floor setbacks. Another

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part of the package is a balcony awning and roof easement request um to allow those to extend beyond the property line and over the public rightways where you see the 10-ft sidewalks. Um and the they

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also encroach um into the visibility triangles which are required to be 25 feet at the intersection of East End Lane and 129th and at also at the intersection of East End Lane and Fisherman's Alley.

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As previously noted, the developer is proposing to provide uh 92 parking spaces available to the public at that specific limited hourly rate of no more than a dollar over the city's current rate. Um that covered pedestrian arcade,

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the extension of Pelican Lane as a private street with a public access easement. Um green space with restrooms which with another public access easement. pedestrian improvements around the site, including 10 foot wide sidewalks, new crosswalks on Boardwalk

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Place and 129th Avenue. Uh roadway improvements of milling and resurfacing Boardwalk Place, and a specific easement for access to two properties located adjacent to East End Lane through the garage on occasions when Boardwalk Place

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is not open to vehicular or pedestrian traffic. In looking at the code requirements, the developer is requesting setback, height, number of stories, and encroachments to what would be allowed in the John's Pass Village activity center zoning. All

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other aspects of the project, including use, density, and intensity, which is both impervious surface, and floor area ratio, meet the requirements of the underlying John's Pass Village Activity Center zoning.

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The underlying C1 zoning would allow 60 units per acre of hotel use as does the PD resoning. When reszoning to plan development, um there are a whole series of design guidelines in section D113

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of the John's Pass Village Activity Center requirements. This includes items such as materials, finishes, windows and doors, standing seam metal roofs, and paint colors. And so as you've seen in the elevations of this project um is

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providing these elements in such as dividing the build building into separate bays so that it appears smaller, varied materials, varied finishes, different types of windows and doors, large storefront doors, the standing seam metal roofs that we

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mentioned and varied paint colors. As noted, the parking garage is designed to be hidden from view by a liner building which on the south, east, and west sides, which includes ground flooror retail and restaurant space on boardwalk place east and 129th Avenue

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and access to the parking garage is internal to the project along the extension of Pelican Lane. The design of the project also works to minimize the impact on the adjacent smallcale developments on both ends of the project. on the one end by the one-story

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height at the park and the port of share and on the other end by greater setbacks and um vegetated green space. The top floor of the building is also further step back to minimize the appearance of building height. We provided some looks at the actual

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density and intensity. So if we look at a site area of 1.457 457 acres that allows 87 hotel units which is what is being requested. The floor area ratio is what's called allincclusive for floor

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area. So this is everything in the building and that is at 2.0 0 F which is the underlying density or intensity in the land development regulations allows 126,968

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square ft and that is what is proposed and the impervious surface area um would is proposed to be at 84.6% 85% is allowed. Another question is what kind of parking

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are we looking at? And I know this is probably hard to read at this scale. Um it is in the package, but um it details the number of spaces needed for the hotel units, whether it's two bedrooms or three bedrooms, have a higher parking

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ratio um than the retail, the restaurant space, um the event space, the pool deck. And so in John's Pass Village Activity Center, in order to encourage development, um there is a

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portion of the code that says you can reduce your required parking by 50%. Overall, um so the project is proposing to provide 175 spaces for the hotel uses. Um 92 spaces available to the

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public on a first come, first serve for a total of 267 spaces. This is the site plan showing the site circulation. Um, the developer, as you've seen earlier, has a much easier to read version of this plant that uh we

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just saw today. So, I think they've talked you through how the circulation works with the two-way streets and the one-way streets. Um, these are some images of the hotel, which I believe you've seen as well. This is the entrance on the northwest

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corner on 129th Avenue with the port of cashier. And then the next image is from Boardwalk Place looking back towards the hotel and seeing the park to your left. One of the questions was how does it

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look in context? And this is kind of a roof view um looking at the project from an overhead point of view. This is the publicly accessible park space um

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showing the green space. This drawing which is not possible to read at this scale but is also in your packet um talks about all the different materials that are being used um so that you can see the variation of colors and finishes and materials and window and

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balcony types. So now we're moving on to the development agreement. And the development agreement really u memorializes everything that we talk about in the PD. Um it is required when you reszone to PD. And it um spells out the very specifics of everything that

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we're talking about. Um there are two easements for the general public to access the Pelican Lane extension and the park which are included as part of the development agreement. And there is also the single easement for the two specific to the two property owners

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allowing access through the garage in any time that um it's needed. The development had agreement has 92 parking spaces available to the general public. Um these are the financial impacts. Um, the DA contains an estimate

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of impact fees in exhibit H, which is the last page of the whole packet. Um, that final determination of impact fees will be completed at the time of permitting. Um, because that's when you actually know how many hotel rooms you know have, how much square footage you

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have, um, etc. And the DA requires the developer to file an application for a building permit within 3 years from the commencement date of the agreement. We talked about that briefly earlier and then uh the development agreement has a 15-year run from the date of

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commencement. Um, another question that was asked um by the board was maintenance of these easement areas. And there is a provision within the Pelican Lane one. Um, item number five talks about the grantor will

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maintain that road. And so in summary, the applicant's requests for the development agreement are consistent with the city's comp plan, the countywide plan, and the John's Pass Village Activity Center design standards and guidelines. We're here to answer any questions the board may have. Thank you.

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>> Thank you for that presentation. Uh, anybody got any questions from the planning commission for our city staff? >> Uh, of course. Uh I I'd like to see a traffic flow analysis because there's going to be a lot more people in cars in the area than

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there is now. >> It's in there in the package. >> So included in the um packet is a transportation analysis. They have identified that um no other roadway

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improvements outside of this area are needed for this project. I'm talking about traffic flow. >> So, you're talking about within the site or around the site or you're talking about >> all of Jones Pass because this will be a a significant impact. There's going to

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be a lot more people on site. If the hotel's full, there's a lot more people. So, it seems like a traffic flow analysis would be good. >> Pardon me. Um, we did provide a traffic analysis from Michael Yates who is a traffic engineering expert. Uh, Palm

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traffic. uh that should be in your packet. Uh it did indicate there will not be any uh negative impact to the level of service the existing level of service. Keep in mind this density is planned for in the comp plan which takes into uh consideration transportation

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needs ingress egress needs. So I think it's an important point that the staff highlighted is that the density is we're not asking for any flexibility or extra density. the density was planned for has been studied by Ford Penllis which is very concerned with transportation and

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public access. Um so we do believe we've addressed all that in the uh application. >> Okay, great. >> Thank you sir. >> Um I didn't read all 385 pages as you could probably tell. How many parking spaces are we losing are currently on

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the site? We're picking up 92 public spots, right? How many are we losing? I can't speak to that because that's not a it's a private parking lot and >> it's a it's a it's a parking lot. So,

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just it's a should be an easy analysis to see what we're losing versus what we're gaining. Hopefully, there's a net plus. >> I think I'm sorry, I don't have the number. Um I'm I'm sorry that's a very fair question. Um and we'll make sure we have

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that number for the next public hearing. I believe there's about 120 or 125 currently on that block. So we're pro bringing back 92 parking spaces. So that would indicate about a reduction of about 35 public spaces or I

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mean and those current spaces aren't really public spaces although they're and that they're not mandatory to be reserved for the public. That's how they've been used. Um but um with the new development agreement those will have to be maintained for public use.

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>> So >> well I mean it's essentially the same right? privatelyowned, publicly accessible parking >> except right now they're not required to be >> right. That's what we have now. Private land that you have to pay more money than you want to to park there and now we'll have >> and that's one of the things the city

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>> private land that you park for a buck more than so that the price will be. >> So if we're losing 30 something spots for the entire area, that's something to think about. I think

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potentially though those lots could be re redeveloped into something else that would preclude them from being used as parking. >> Well, that's what we're talking about. Right. >> Right. That's exactly what we're talking about. It is >> even if we just built a one-story building, retail buildings, you would still lose the public. Again, they're

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not public parking spaces. They're being used by the public >> because that's the owner how the owners been using it on a temporary basis. Although the temporary has been a long time, >> they're retail parking spots. Yeah. But there are no guaranteed that those spots there's never been. What's nice about the development agreement now is you are

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getting a guarantee of 92 spaces into the future. >> Isn't it technically not supposed to be a parking lot right now? >> That that is correct. So currently that that is situation. So we did not count that as being um an automatic um

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available parking for for the city because it's not >> it is what it is. It's been a parking lot for a long time. >> But it non-conformance though. But it is what it is. >> So, we'll end up with 30 less parking spots with more people on site. So, it it's a concern to walk through.

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>> I mean, historically, it had other uses on it. It had had uh some commercial structures. It had some looked like some little apartments and motel. So, I I mean, there were other uses before those buildings were demolished. And even

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still there there are at least a one or two structures left on it that that are still like a commercial structure. It'd be demolished if this got but that's what I mean like it it had other uses before it was the parking lot.

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>> But taking that into account you still didn't have 92 spaces. So >> well it's like Walt's Fish Shack is on one of the lots and they have zero parking spaces. So if you filled it up with all Walt's, you would have no parking.

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>> No, they have Walt has parking on the on East. Yeah, there's about eight eight six or eight spaces on East End. >> 11. Thank you. I knew it was something. >> Okay. Any other questions from the >> Hold on, Bill.

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>> Yeah. Yeah. This is us to the city right now. Um, any other questions for >> I did I I think this was a one for the city. So, Pelican Lane existing now up to where the new proposal is, that'll

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remain two-way >> and then from 129 down is one way. >> That's what I thought. >> That's correct. Y >> I have one little question for you. I don't know if you want to call it procedural or um when I'm looking at the

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um PD requirements that are in our code of ordinances, it says there's a time limitation. Um it's section 110-397, section D. It's on page 157 of our package. It says in our codes that construction is to commence within 24

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months. Um but we have in our PD uh our development agreement 3 years. Is that an inongruency or is or are we allowed to change that timetable based on a development agreement? I just want to make sure we don't

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run a foul of something as this proceed uh progresses. >> What page of the package? >> Uh page 157 in the package. Item D. I'm not on that page anymore. Let me get to it. Hold on. Um, yeah, if you look at page 157,

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it's uh time limitations section 110-397. Go down the page to D. Um, I'm sorry, it's C. C, not D. Upon the effective date of an ordinance authorizing a PD district, construction

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shall commence within 24 months. >> Mr. Chair, may I address that? So, uh, this is a legal question. So, I believe the code requires that in the PD uh zoning. As you probably know, the executive orders for Hurricane Selena Milton are still in effect and

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statutoily executive orders extend all development orders and extend uh building permits uh if the applicant so invokes those statutory provisions. So, it is entirely conceivable um that uh that 24 months would be automatically

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extended if necessary. That's not to say the developers going to get to work ASAP. Like we're we're got everything moving to get permits. Um but the it's not necessarily in congruent because your development agreement is a contract and development agreements cannot be

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statutoily extended by executive orders. Only development orders can. So your PD is a development order. Your development agreement is not a development order. Um, and so I think that's the difference that the city probably put that in there to say, "Hey, even if you guys get extended by the governor for whatever, a

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past natural disaster or a future, god forbid, n natural disaster, we're still going to keep to this three months or this three years, I'm sorry, this three years." So, I believe that's the answer to your question. Um, but again, defer to attorney on that. Miss Meyer, what you

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>> or look at it. Um, I don't disagree with what Mr. Anx just said about the extension of of the different permits and things like that. So, that makes sense to me that that might be what the different language is, but I will point that out to Mr. Trust to make sure it's consistent going forward. So, thank you for pointing that out.

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>> Yep. No problem. >> Okay. Any more questions for city staff? Yeah, I I did. So, procedurally, if we approve this today with written and if it's not permissible, how does that work? >> You were making a recommendation only, right? So, your recommendation could be

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make sure that numbers right. There's a couple other things that came up, the signage that you wanted to ask for that they seem to be amanable to. Those little things when you if you choose to approve, you can add those conditions and then that way it moves on to the commission knowing those are other things you're asking for so they'll be

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clarified. Got it. Great. All right. Any other questions from the commission for city staff? >> If none. >> Yeah. I I just have a recommendation that we take a look at a street level perspective of how this new architecture

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integrates with the rest of the architecture already there. The aerial shot doesn't do anything for that. and the the the elevation views that we see of the building look very nice, but they don't show it in perspective to the rest of the architecture. And so we spend a

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lot of time trying to preserve a certain look and feel of that. And it's impossible to do without really good perspective views of how it all ties together. There are some architectural elements that I really like. Nice job. But they

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don't exist currently at the uh at at John's Pass. there. There's some Mediterranean gallery looks which I really love. Very kind of New Orleansy. There's some South Beach look and there's even some mission stuff going on. Most of that doesn't exist down there. And it might be an improvement,

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but I think uh due diligence will be to see what that looks like all tied together. >> Okay. All right. Any other questions or comments to city staff? All right. Sorry. Applica applicant have any questions for city staff at this point?

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>> Okay. Um, representative for Fisherrunner LLC. Do you have any questions for city staff? >> Yes. >> Then come up, come up and state your name and address and ask your question. >> This procedure, I don't think she was sworn because I don't think she was here when we did. >> Raise your right hand. Swear to tell the

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truth, the whole truth. Nothing about the truth. >> Yes. >> Thank you. Now you Oh, swear to tell the truth, the whole truth, nothing about the truth. These late comers. No, I'm joking. >> Thank you. Want to make sure we're doing >> Thank you for being here. So, um, what is your question? Um, I'm not sure. I

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think it's to everyone. Um, Waltz Fishack, um, Fishrunner has been there 22 years. Just to clarify, we do have 11 parking places that have been free to the public. We never charge for parking.

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We're old school. And, um, Walt has had a lot of medical issues and stuff. So, um, we don't want to retire yet. So, this is really important to us. Um, the hotel is great. It's just we're worried

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about Walt's fish shack. So the question is um when we last week when you re or spoke on behalf of to the mayor and the city commissioners my perception when we went through this

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was that Waltz Fishek and the homeowner will have 24-hour 7-day a week access to Fisherman's Alley throughout all of this for a lot of reasons. So this past week was um village Friday and what I want to

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say to that about village Fridays is this. There are over a hundred merchants there and not necessarily will all the merchants agree to go to this new area

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to have village Fridays because it used to be over at Bamboo. It used to it used to move around. So, not necessarily do I think all the merchants, and maybe I'm speaking on behalf of them, but not all

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of them will agree to always have it in a certain area because it's not really fair to certain merchants because they can sell alcohol. So, that's one thing. The second thing is, um, if there's a picture that you could show us, you were

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asking, um, the schematics of how this is going to look. There's one picture in particular that you're looking from the water. Waltz Fishack is like right here and the hotel is right here. So my

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biggest fear is construction for two years and then finally so we need signage. We need to be able if there you you will definitely have a chance to say everything you want to say but right now it's just any specific question for

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city st. Well, the qu the question is they proposed it last week um that I thought we were having 24 hours, seven um days a week access to Fisherman's Alley and what Cath Katherine just

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proposed was it's only access when let me think what streets >> Pelican Lane or whatever is shut down. >> Boardwalk. >> Board. >> Yeah, the boardwalk. Does staff understand? >> I thought we talked about this, but just

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for clarification. >> Does staff understand the question that's being proposed? >> So, the question is, is it available at all times? >> That's what we're requesting the resident next to us and Waltz Fishack is

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for the future of whoever owns that property, those two properties. We want access. It doesn't matter what street is shut down. We want access because we're we actually object to closing Fisherman's

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Alley. So the reason we said okay not we really aren't saying okay because it isn't okay cuz so that's the question because we've been in a lot we've Marcy has worked really hard and Andrew to make this work

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for Walt Fishack and the homeowner and so I just want clarification because that's not what was on the screen. I don't know if it makes sense to you guys. >> I think the net effect you're trying to get at is will you have unfettered

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access coming from Pelican Lane across 129 through the portico. Take a left on what used to be Fisherman's Alley to go through the parking garage to get to your property. >> Yes. >> With with no restriction. >> No restriction. >> Does that sum it up?

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>> So, in reading the agreement, I don't see a time limit on there. Would There wasn't there wasn't one, but the slide says there is that it's only >> well what I meant is that >> usually you wouldn't choose to do that.

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So in the case that but yes that's misleading. So reading the agreement I do not see a time limitation. I didn't see it in the agreement either that there was any limitation and I think most people would take that Pelican Lane extension all the way over to boardwalk and go down >> right to get to the east end where you

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are >> for me on a daily basis I want to go cut through there I didn't see it in the other people it's me >> unless it's not there okay >> okay any any other questions for city staff at this point >> no okay you might want to hang out nearby because it's your turn to speak

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in just a sec that's what I'm going for okay um I think I already asked this but applicant does not have any questions for city staff. Right. Okay. Okay. So that it is time for the representative from Fisherrunner LLC. You can come up and tell the planning commission whatever it is you'd like to convey to

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them. Um and then you can ask questions and the applica um applicant and city staff can also ask questions of what you share. But this is your chance to share what you want to share with them. So, obviously just Fisherman's Alley is a big deal to us. Okay. Um, just to let

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you know, we have two apartments there and there's an actual street light. So, when they um even though they're saying it we're not going to be impacted, we're going to be impacted on everything. We're a little tiny place and

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um there's a street light for the apartments and that is hooked up to everything on Fisherman's Alley. So, I I heard them say they're going to fix that before they shut that off. But realistically, we're going to have some issues through everything, whether it's

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Frontier for our phone system because that's all linked on Fisherman's Alley. Um, safety concern is always a big thing because I'm a nurse by trade and my biggest fear is a fire on the boardwalk for somebody or somebody choking and

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stuff. So, I don't like the idea of fisherman's alley being closed. I don't because all the other developers never had the fisherman's alley closed. So, that's what I have the issue about. I know they're saying they're going to

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extend it, but bottom line is deliveries, people that are lost in the village. I go 8 to 10 times a day when we're open, you know, 5 days a week. And there's a lot of reasons you can't get

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through. So, um, I'm speaking on behalf of the merchants, too. This is going to take two years. There's no way around it because of hurricanes. There's always going to be delays. So, parking has been an issue to begin

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with. Maybe the developers will think about this, but I'm suggesting maybe they might pay for a trolley to pay for offsite parking where the city owns that

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new property during this because traffic is going to be crazy and all the merchants in John's pass are going to lose business during this. It's going to shut people down. and they're not locals already don't come because parking is so

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expensive. So something to think about there. So thank you for your consideration for this. I'm not against the actual hotel. I'm just I just want to make sure there's signage for Walt's

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fish shack at all times. I want um you know us the electric is going to be shut off because it's on fisherman's alley to connect it the water everything. So it this is a big deal. You know it's going

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to be a big feather in their hat. It's going to cost or it's going to be worth a h 100,000 you know a hundred,000 each parcel is 10,000. I mean this is the magnitude of this is huge. I think it's going to be

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really nice. We just don't want to impact Waltz Fish. So think about it. >> Thank you. >> Thank you. >> Does anyone want to commission have any questions for her? >> Anybody here have commission uh commissioner and commissioner have

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questions for the affected party? >> I guess I do. Um, so it seems like you're worried about the activities during construction, right? Because once it's done, >> I'm worried about the whole thing.

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>> So, if there's one picture of the actual photo of the hotel from the water and it I mean it's it's a colorful it gives you the impact if you're

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um by boat. age 65. >> There it is. >> See that little place? That's Walt's fish right there. See that? So, we're going to be impacted greatly. I'm not saying that this isn't a gorgeous

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hotel. All I'm saying is we need signage. You know, there's a lot of relocation. Everything that's on Fisherman's Alley affects the businesses on the boardwalk

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as well, just so you know. So, um, most of them are owned by these guys anyways, which is fine, but there are a couple businesses. So, I'm speaking on their behalf, too, because I believe in fairness to everyone. So, there's a lot of

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businesses. So that really shows you the magnitude of this project on Walt's Fish. So signage. So imagine looking at that right now and there's a jet ski

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um accident. There's a gas leak in Scullies. There's somebody that needs CPR and a fire on the boardwalk. How it it just

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scares the crap out of me not having streets. So for us in the corner, >> any other questions from the commission? >> See, I just like to say I'm sorry about the parking. I was picturing it from the

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front and I forgot about the back. That was my bad. Sorry. >> It's It's okay. It's just, you know, we're kind of fair with everybody. Um, and just to let you know, this village Friday that happened, it's a real live example. So, what happened was they

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closed it down. Boardwalk Place was um was closed this past Friday. And what happened is people don't know that there's businesses um while it's fish and literally two cars um parked

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sideways on fisherman's alley. So we lost two hours of business. So it's just real life, you know, that we're going through. And so that's not even the hotel starting. So we just want to protect the business because we'd like to be there another 10 years,

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eight, 10 years. Okay. >> Thanks for listening. >> Does the applicant have any questions for the affected party? No. All right. City staff. >> No. >> All right. Thank you, ma'am. All right. U public comment.

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>> Yep. Anyone here for public comment on the matter? >> All right. >> Seeing none. >> All right. Then the applicant can come back up and fill out probably fill in some blanks that they heard you ask questions about and give uh you any other information that they think you need before we go on to voting.

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>> Would you like me to bring back up the presentation? >> Yeah, that would be fantastic. Thank you, Andrew. And if you don't mind, I'll grab the pointer from Thank you. >> No problem. >> All right. Thank you so much. >> Hold this up. >> Yeah, that would be fantastic, Sean.

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Okay, Mr. Mr. Chair, thank you again, Brian, 625 Court Street here on behalf of the applicant and the property owner, JPV Property. Again, I just want to reiterate this has been a long time in the making, five plus years. The city has planned for it. Penllis County has

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planned for it for it. Penllis has planned for it. It has been very deliberately and thoughtfully designed to meet the goal, intent and objectives of the Madira Beach comprehensive plan for this John's Pass Village activity center and to deliver, you know, a high

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quality redevelopment that is compatible with the vision for the district and will also activate that area for the businesses and residents of John's Pass and of Madira Beach and be a substantial benefit to the community and activate,

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you know, what now is an eyesore dilapidated site um that is not up to code as was as was mentioned by the chair um currently with the vacant use. I did want to address some concerns about the parking. So if you look at this image here which I wish was in the PowerPoint we will make sure this is in the PowerPoint when we get to the city

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commission. You will see that there's currently parking in this area that is going to be the park that's going to be the public access area. There's about 35 to 40 spaces there. Those are not rented to the public. Those are reserved for Cabby's employees. So those employees

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will find other areas to park, not here. Um but right now the owner is not leasing all those spaces out necessarily on a first come first- serve basis. The owner also tells me that the majority of those spaces uh that are leased out on a first- come first- serve basis are not generally occupied. Uh it's never full

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and it's subject to dynamic pricing from up parking. So, I don't think you're actually going to lose as many spaces as you think you might in terms of what's actually there now. And the benefit you're going to get uh is 267 spaces in a parking garage um that are covered. Um

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and 92 of those open to the public at that $1 per hour, no more than $1 per hour over the uh the city's current rate. I did want to address the easements because both of those came up. So, the Pelican Lane access agreement. I wanted to put up a picture. You can see Pelican Lane here going all the way

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through, but I feel like one of these pictures does a Here it is. This picture does a really good job on the right of demonstrating what Pelican Lane's going to look like. So, it does have a maintenance provision, section five, maintenance of the easement area. This is page 395. The grantor, which is the

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developer, will be responsible at the grtor sole cost for the maintenance of Pelican Lane. I also wanted to address the fisherman's alley uh access agreement. This starts on page 406. It's exhibit G to the development agreement.

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And I guess I should go to this slide to better uh so this is the area we're talking about here. I guess that's not showing up on the TV, but on the east to to East End. So right now Fisherman's Alley, the existing Fisherman's Alley

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exits out onto East End, which is a one-lane road to the north of Waltz. So, you can't turn right onto East End right now. You can't access Waltz vehicularly from Fisherman's Alley right now. And that's not changing that. That's a one-way

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road. And Waltz is to the south. So, this idea that Waltz is losing access from Fisherman's Alley, I think is, you know, I understand the concern, but from a practical perspective, your car is not allowed to to access Waltz from from Fisherman's Alley right now. you'd have to go down Boardwalk Place through

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Pelican, which is why we're saying that should remain open and we're supporting that and that's why we're providing the public park area. But I did want to again just reiterate this is on page 406 grant of easement for private access to extension um of Pelican Lane and this is

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the fisherman's alley garage access agreement. The grantor hereby declares and grants for the benefit and in favor of the parcel owners a perpetual non-exclusive e easement over across and upon the easement area for for vehicular pedestrian bicycle use and access by the parcel owners and their invitees

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commencing as described here after. So it does provide them with perpetual um access. So I did want to um address that as well. U Mr. Castion is going to talk about the utilities but I can tell you I I do represent utilities. They have uh right now it's it's really fascinating.

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They have self-healing systems. So if Madiraa Beach goes out, they grab power from Treasure Island and they reroute it to you. And those systems work and that's why we have high levels of service uh for utilities in this area. Um they will absolutely ensure those

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utilities do not want disruption because then those customers are going to say, "I'm not paying for your service." Right? And so what those utilities will do is before there's any work to commence in that easement area that's being that rightway area that's being vacated, they will ensure that there's duplication of those services that's

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already in place to be provided to the customer. Um that is a fact and Mr. Cashion can describe that process with Penelis County. Sean Cashion again. Uh, as Brian mentioned, the uh, the program we have in place with Panelis County Water and

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Sewer, uh, as far as the removal and extension of the facilities, there should be no disruption of service uh, to uh, the folks that are on East End Place. Um, as far as Spectrum and Frontier,

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as Brian alluded to, those facilities that are within Fisherman's Alley, uh, will remain in place until new facilities have been extended and routed around, they'll probably go around 129th, East End Place, and then down to

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Boardwalk. But those facilities will be up and running and functional before any facilities are removed uh, within Fisherman's Alley. And as far as Duke Energy, Duke, their underground feed actually comes in off 129th down east

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end and boardwalk. There are Duke poles within Fisherman's Alley, but no Duke power facilities. Their facilities are underground and they should be uh for the most part unaffected by the construction of of this development. >> Thank you, Sean.

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>> Thank you. So I won't uh won't belabor the point but gone over the public benefits the significant contribution of private property for public purposes that the developer has done to accommodate what we believe is a beneficial compatible development that is consistent with the long-term vision

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for the activation of this activity center in a responsible way. Um that is consistent with the density that's already allowed. that's consistent with the planning for traffic and for parking which has been supported by a traffic study by a traffic engineer which has been reviewed by your city staff experts

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and we believe we provided the confidence substantial evidence uh to support their recommendation of approval. Uh and we're happy to provide signage uh to make sure that people understand that there's public access to Walts uh through the garage. That was something that was brought up by the

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commission um at the work session and something that they're aware of. So, we're we're happy to do that. That's that's not a problem. We want to make sure that they know this is an area where you can access Walt's uh vehicular traffic to Walt's fish hack. Um that's not a problem. Um that's something we we've definitely planned for. And of

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course, the condition you you mentioned about Fisherman's Alley and the historic signage, that's fantastic as well. Um and other thoughts that you've had as a commission. I do want to just end on the fact that as you know, Mr. Kins and Mr. Winters live here. You know, they're

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local developers. They are not hard to find. They attend your meetings. Uh you all know them. Uh if you don't know them yet, you you will. Uh and so we're going to work um with Suzanne and Walt and make sure that this is something that's going to be beneficial for everybody in

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this neighborhood. And we're going to be active members of this community as we have been for the last decades upon decades upon decades. So, this isn't some out of town developer who's got this property under contract who's trying to get as much out of it as he can and then flip it or whatever. This is something that's been really, really,

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really thoughtfully uh done as a legacy project for Mr. Kins and Mr. Wyers and Madiraa Beach. Thank you. >> Thank you, sir. >> Now, if city staff would like to provide any summation or answer any questions that may be lingering that they want to have answered, now is your opportunity

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to do so. We'd be happy to answer any questions, but we don't have anything else to provide. All right. Thank you. >> Um, nothing else from our affected party. She's shaking her head not to me already, so nothing else. Okay. All right. So, you're at the point where you guys get to be the superstars. Okay. So,

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what we're going to do is um I'm actually going to ask you to take uh 5C, the ordinance first. Um, and this is your quasi judicial hearing. So, let me first read the ordinance and then I'll remind you what the quasi judicial means and then you guys can vote and discuss and do that stuff. Um, it's ordinance 2020 605, an ordinance of the city of

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MadiRaa Beach, Florida, reszoning certain real property generally described as 214 Boardwalk Place East, 2110 Boardwalk Place East, 206 Boardwalk Place East, 204 Boardwalk Place East, Boardwalk Place East, two parcels, 146

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Boardwalk Place East, 129th Avenue East, five parcels consisting of approximately 1.457 457 acres from John's Pass Village Activity Center C1 to plan development PD district providing for reading by title only and providing for an effective date. Um now this is the quasi

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judicial portion of your your um process tonight. So what you're doing if you remember from what I read earlier you're taking the testimony and evidence that was presented to you and if you find that that information the greater weight of that information supports approval you are to recommend approval.

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Um, if you find the greater weight of the evidence doesn't support it, you can recommend denial. Hopefully that makes sense. If you have questions, of course, I'm here to answer them. But now it's time for you to And there's a a suggested motion in your packet for anyone that wants >> if you look at page 27. >> It's it's a long one. I didn't write it. So, but it's it's a good one.

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>> So, that we get it right. When you make your motion, whether it's to approve or deny, the language is there for you. Um, and I would submit to you that if you're going to make a motion um to approve, we need to include the signage for Fisherman's Alley um and a correction or

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to >> That's actually for the development agreement. >> Okay. >> That will be your next one. >> Oh, sorry. This is just the reasoning. >> Oh, okay. So, we're Sorry. >> Thank you. Thank you for the correction. >> Right. So, is that not that's not the motion

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then on page 27 because that's >> um I'm on page 14. >> Yeah. 141. >> Yes. 141. >> 141 would be the language for the motion. >> We're free to discuss, I guess. Um get a motion in a second. Okay. Um,

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yeah, I'll go ahead. Uh the planning commission acting as a local planning agency finds that the application is consistent with the city's comprehensive plan. the countywide plan, the John's Pass Village activity center design standards and guidelines, the criteria for plan development, and specifically

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the criteria in section 110-388 application for PD zoning, section 110-391, review by local planning agency, and section 110-393 review by board of commissioners and therefore recommends approval with conditions of or approval

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of ordinance 202605 to reszone the property to plan development PD. >> Okay. So, we have a motion. >> Second. >> Second. >> All right. We have a motion and a second to approve. Any other discussion by our commission

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members? Please call the role. >> Commissioner Laroo, >> yes. >> Commissioner Noble, >> yes. >> Commissioner Connelly, >> yes. >> Commissioner Holloway, >> yes. >> Commissioner Maher,

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>> yes. Commissioner Cloud. >> Yes. >> Chairman Woff. >> Yes. Motion passes unanimously. Thank you. Now on to our second Yes. >> item up for bids. >> Yes. So now you are looking at the development agreement which is 5B on your agenda. Your suggested motion is on

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page 27. Um this is not quasi judicial so motion and discuss away. >> And this is where we would include any >> recommendations for signage. >> Yes. to include indicators for Fisherman's Alley and Waltz Fishek. Um,

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and to look at correcting the timetable >> two years versus three years if that's applicable. >> Make sure it's appropriate. Yes, sir. I'd like to add I'd like to add the architectural impact and the parking impact as part of something I feel is

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missing. >> How do we do that? >> I don't know. So I I mean when we adopted the activity center uh for the for the zoning we we did include uh design standards of guidelines that both by right projects

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and uh and plan developments would have to meet. I just want to and we did go through each one of these to analyze to make sure it met it. And this the these design centers and guidelines were based on what the uh community and and the plan commission and the board

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commissioners uh wanted to to see protected down there. So I just wanted to pull that back up. Um it's these staff reports are kind of long. Um so might as well just go right to the

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thing. So, so we had to when when we got this in, we had to go through and and it also in the the the narrative from from the applicant, it they they went also through it to explain how they met each one of these.

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Um, so and this design guidelines were based on what we heard from the community and planning commission and board of commissioners on what they wanted uh protected down there. Um, so I I I don't know what additional analysis um

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would be needed, but that that's what we looked at when when we were reviewing this application. It seems as though even though for the site itself they followed all the rules based on parking per square foot and and the density of

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usage but it still remains that there will be an impact to the entire center. I mean I mean >> it seems as though although the count may be a bit vague but the current number of publicly accessible parking lots regardless of whether or not

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they're p you know privately owned will be changing and that will affect the entire John's Pass. >> This might help and I I hear what you're saying that there there definitely there's there's the project and it's outside the project and there's going to be effects on those outside of the

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project things. Um what you're looking at is based on the information provided to you whether the development agreement is consistent with your code and land development code, the comprehensive plan, all those things. What SA city staff has indicated is that

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it is it is consistent. You're mentioning some things that are things for them to think about and I'm sure it's been discussed, but it's not part of what you're analyzing for the consistency with your code. I don't hopefully that helps. It it does, but it does seem like it's a

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pathway to dropping the ball, quite frankly, and I've seen that in other industries before, >> but we can't go outside what your parameters are, which is your land development code um to these comprehensive plan. So, if if what's being proposed meets the requirements in

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there, that's where we are. If those requirements need to change moving forward, that's exactly what one of your jobs is here is to, you know, bring those things up and talk to the commission about those things. So if you if you're saying oh there might be a might be a hole in this moving forward we might need to address that. Um but from today for today's p perspective if

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what what you have been presented with from the applicant and staff and even the affected parties shows it's consistent that's kind of where where we are >> stated as such I I understand that um but the same question extends to the architectural impact to the entire

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center or John's pass >> and so that's same same analysis if if what's being proposed is consistent with your land development code um the John's pass um activity center all those different things that we've been talking about. If it's consistent as we sit here today, that's what they're obligated to

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to show. >> What codes do we have associated with? Because it's obviously different. We we've treated John's Pass differently as an activity center. Correct. >> Correct. Yeah. And >> the design standards and guidelines in the activity center zoning is what

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dictates that, right? >> And that does include architectural elements. >> Yes. >> Yes. So yeah, I pulled that up and and planned developments still have to meet those. You have to ask for flexibility on the on the height and and setbacks. They still have to meet all of these and uh which the applicant

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>> are the architectural elements we're talking about only height. >> No or density. >> No, there's a ton of materials. It's it's making it look like separate buildings. And I I mean heightwise they by right they could do a fourstory over

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ground floor commercial or five story from great building. >> Right. >> So that basically they're asking for an additional story. Um and and some adjustments with moving the step back up to the fifth floor instead of a um but

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these are related to how the building looks. It's not not specific to the height because the PD they can ask for additional height. So I don't remember. >> Yeah. >> When we scroll down >> um

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>> sorry you have to be on the mic. >> Can put you on the microphone so everyone can hear you. I'm sorry. >> It is I'm going to open it back up to you guys because this began a conversation. So I have to give you guys a chance to respond. I I acknowledge that I did not go detail through these design guidelines in my presentation on

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architectural um but wood sighting may have an unfinish or painting appearance. Synthetic sighting, brick and stone should remain unp so there's about two pages of these specific types of guidelines. You know, you made good points about that not every element of this building is exactly consistent with

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everything that's in the village. >> That might be an improvement actually. >> Well, and the village has been built over a long period of time, right? Um and and we've you know we've dealt and we've built in historic um areas before and it's always a tricky kind of thing because again the district was built

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over a period of time. Not every building existing um is at the highest standards of you know or necessarily at the highest standards. But when we get new when we get design guidelines for new buildings, what we've assumed is the community's had a extensive discussion

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and that these are the things going forward that we think are most important to get incorporated into the new buildings. Um so they may not again match every existing building that's there, but going forward these are the design criteria that we want to see applied for new projects. um by the

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nature of this because it's a five-story um over commercial and most of the village is one and two and three stories it's bigger but that's again what the activity center was intended to develop but we do believe we've followed all of

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the guidelines um very rigorously in fact um um and so again we could spend more time talking about some of those exact details but there's two pages of details in the um in in the um activity

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center design guidelines that were we followed and they were thoroughly reviewed by staff. >> Okay, great. Thank you. >> Thank you. >> Any more? >> I was just going to make sure the applicant since that kind of became a back and forth, is there anything else you wanted to add or question or anything? Ma'am, is there anything else

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you wanted to about that conversation to add to it? I just want to say >> can you come up so just so it's everyone it's okay we're just trying to make it inconvenient for everybody >> on behalf of the merchants and I don't know if the study started but um the

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merchants are have a fund to do a parking garage they have enough money to do that so there's a a study that's supposed to be for the whole city of where the recommendations for more parking is so that's currently being

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done and Maybe you guys aren't aware of it. So, on behalf of the developers, I shouldn't be giving them tips, but there's a study that there's more. We have a few million dollars, the merchants to do a parking. So, they're

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looking where it's the best location. >> Thank you. Okay. So, now back to we need a motion and a second. So, so the only well the only thing I want to say real quick is we had what three different conditional elements and some of it

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points to specific sections right in the agreement. So, if we're going to make the motion, I feel like we need to like kind of nail that and not just >> Yeah. So, you know what I'm saying?

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>> Yeah. So if we if if the motion is to approve with conditions and the conditions are signage demar signage for fisherman's alley and uh directional for Walts fish shack and then to correct the timetable uh to to verify the timetable

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issue. >> Yeah. >> Uh I think that was the only two things right >> that's all I have right now. >> It's really three. I mean you know two signs and one timetable thing right. Okay. So it would be this long winded motion to approve with the conditions of those those two things,

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>> right? But the specific conditions I >> I just want to make sure we say them correctly so they're they're pointed to the correct place that we need to talk about in the agreement and not just out there. >> I think with the spec the specificity of

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the conditions, we will know where to to place them. I don't I wouldn't worry about agreement. Don't get that detailed. Just be specific in what you want the the suggested conditions to be. >> All right, good enough for me. >> All right, don't fight over making the motion. Let's go. >> All right, I'll make a motion.

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>> There you go. uh the based on the provisions of the city code relating to the development agreements find that the applicants requests are consistent with the city's comprehensive plan the countywide plan

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and John's pass village activity center design standards and guidelines and the provisions for flexibility in the land development regulations and therefore recommends approval of the development agreement to the board of

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commissioners adding additional signage for Walt's fish sack fish shack with access through Fisherman's Alley parking garage so they

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can access their back parking lot. uh historical signage of Fisherman's Alley on the building and that attorney Tras looks into the timetable

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differential >> for the development commencement >> construction commencement sorry >> for the construction commencement >> I'll second it >> that was a lot thank you for the motion and the second I'll forego repeating the

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entire motion. Uh, does anybody need clarification on the motion because I will if we need to, but you good? Okay, please call the RO. >> Commissioner Nobo, >> yes. >> Commissioner Connelly, >> yes. >> Commissioner Holloway, >> yes. >> Commissioner Maher, >> yes.

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>> Laroo, >> yes. >> Commissioner Cloud, >> yes. >> Chairman Woff, >> yes. The motion passes unanimously. Thank you. And I'm required to give notice that the planning commission is required to announce that the development agreement will be going to a public hearing before the board of

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commissioners regular meeting on Wednesday, July the 8th, 2026 at 6:00 p.m. right here in this room, the Patricia Shaun Commission chambers at city hall at 300 Municipal Drive, Madira Beach, Florida. And just a reminder, you do have their

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planning commission discussion which was the ordinance 2026 about the right the vacation of the rightway at Fisherman's Alley. Nothing for you to do tonight. That was just forformational. Uh so there's no vote necessary. >> Okay, perfect. Um is there anything you guys want to talk about that particular

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uh vacation of the fisherman's uh the vacation of the right right of way request for that portion of fisherman's alley or have we thoroughly discussed that? Feeling pretty good about it. I >> think so. >> Yep. >> Okay. So, there was no action to be taken by us on that particular agenda

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item. Um, the next thing is our next meeting will be scheduled for Monday, July the 6th at 6 p.m. right here in this location. Any other information from the city? Madam Attorney, anything from you? Okay, we are adjourned. Thank you very much,

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everyone.