[A. Call to Order and Roll Call]
          [00:00:10]
          I WANT TO CALL THE MEETING TO ORDER OF THE AUGUST 19TH, 2025 BAY COUNTY PLANNING COMMISSION. 
          CALL THE ROLL, PLEASE. MR. CHRISTIE. YES, MA'AM. MR. DAFFIN. YES, MA'AM. MR. CARTER. 
          YES, MA'AM. MR. HAMMOND. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. FIRST ITEM IS APPROVAL OF 
          [B. Approval of Minutes (July 15, 2025) ]
MINUTES OF JULY 15TH. EVERYBODY HAD A CHANCE TO LOOK AT THOSE. I HAVE A MOTION. MOTION TO APPROVE. I'M SORRY. GO AHEAD. MOTION TO APPROVE. SECOND. WE HAVE MOTION AND SECOND. CALL THE ROLL, PLEASE. MR. CHRISTIE. YES, MA'AM. MR. DAFFIN. YES, MA'AM. MR. CARTER. YES, MA'AM. MR. 
          [C. Announcements ]
HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. NEXT ITEM OR ANNOUNCEMENTS? THANK YOU, MR. CHAIRMAN. EARLIER TODAY, IN THEIR REGULARLY SCHEDULED MEETING, THE BOARD OF COUNTY COMMISSIONERS HEARD AN ITEM THAT HAS BEEN THROUGH THE PLANNING COMMISSION LAST MONTH. THAT WAS THE LAND USE AND ZONING CHANGE REQUEST ON RACETRACK ROAD AND THE YOUNGSTOWN AREA. THAT REQUEST WAS TO GO FROM THE AGRICULTURAL, TIMBERLAND AND AG TWO ZONING TO THE GENERAL AGRICULTURAL LAND USE DESIGNATION AND AG ONE ZONING THAT REQUESTS. THOSE REQUESTS WERE APPROVED. TODAY'S MEETING. THAT'S ALL I HAVE. OKAY. ALL RIGHT. NEXT, WE'LL MOVE ON TO 
          [D. Agenda – Additions, Deletions, Changes and Acceptance ]
THE AGENDA. ANY ADDITIONS, DELETIONS, OR CHANGES TO THE AGENDA? I HAVE NONE. OKAY, SO WE NEED A MOTION TO APPROVE THE AGENDA. MOTION SECOND. WE HAVE A MOTION A SECOND. CALL THE ROLL, PLEASE. MR. CHRISTIE. YES, MA'AM. MR. DAFFEN. YES, MA'AM. MR. CARTER. YES, MA'AM. MR. 
          [E. Public Hearings (Swear in for quasi-judicial) ]
HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. NEXT ITEM ARE PUBLIC HEARINGS. IF YOU'RE HERE TO SPEAK AT THE PUBLIC HEARING, WHEN YOU COME TO THE PODIUM, YOU WANT TO STATE YOUR NAME AND ADDRESS. AND IF YOU ARE HERE TO SPEAK, YOU'LL NEED TO STAND NOW AND BE SWORN IN. SO IF YOU'RE HERE TO SPEAK, CAN YOU STAND AND BE SWORN IN? PLEASE RAISE YOUR RIGHT HAND. DO YOU SOLEMNLY SWEAR OR AFFIRM THAT THE EVIDENCE YOU'RE ABOUT TO GIVE WILL BE THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? THANK YOU. OKAY, FIRST ITEM. THE COMMISSION CONDUCTED QUASI JUDICIAL PUBLIC HEARING IN POSVAR 20250085 TO CONSIDER A VARIANCE REQUEST TO ALLOW A DECREASE IN THE MINIMUM LANDSCAPE BUFFER REQUIREMENT FROM 25 TO 5FT. THE PROPERTY IS LOCATED AT 82 0208 OLD HIGHWAY 79, THE WEST BAY AREA. ANY EXPARTE FROM ANYONE? NO, SIR. 
          NO, SIR. NONE FROM ME. STAFF PRESENTATION CAN. THIS IS FOR A VARIANCE TO REQUEST TO REDUCE THE LANDSCAPE BUFFER ALONG THE SOUTH PROPERTY LINE. THE APPLICANT IS ALSO REQUESTING TO USE A VINYL FENCE FOR BUFFERING INSTEAD OF THE REQUIRED WOOD FENCE. SECTION 2808 OF THE BAY COUNTY LAND DEVELOPMENT REGULATIONS STATES THIS. THIS SECTION REQUIRES BUFFERS BE PROVIDED AND MAINTAINED WHEN CERTAIN LAND USES, AND ADJACENT TO OR DIRECTLY ACROSS FROM EACH OTHER, IN OR IN ORDER TO PROTECT LESS INTENSIVE LAND USES FROM THE TRAFFIC, NOISE, GLARE, TRASH, VIBRATION AND ODOR LIKELY TO BE ASSOCIATED WITH MORE INTENSIVE LAND USES. THE APPLICANT IS REQUESTING A REDUCTION OF THE LANDSCAPE BUFFER OF 25FT TO 5FT ALONG THE SOUTH PROPERTY LINE. THE APPLICANT SEEKS TO THE OR SEEKS THE REDUCTION IN THE LANDSCAPE BUFFER REQUIREMENT BETWEEN C3 AND R2 ZONES, ONE REASON BEING THE LIMITED SIZE OF THE LOT LESS THAN HALF ACRE. ANOTHER BEING THE TRIANGULAR SHAPE PER THE APPLICANT. THIS LAND CREATES A HARDSHIP FOR THE OWNER BECAUSE IT'S IRREGULAR SHAPE AND SIZE. THE UNIQUE SHAPE OF THIS PARCEL SUBSTANTIALLY LIMITS ANY USE. IF ALL THE ZONING REGULATIONS AND THE LANDSCAPE BUFFERING WERE APPLIED. FOR THESE REASONS, STAFF FEELS THAT THIS CIRCUMSTANCE IS UNIQUE TO THE PARCEL AND DOES CAUSE HARDSHIP. STAFF FEELS THAT THERE IS SUBSTANTIAL INFORMATION TO SUGGEST THAT A HARDSHIP IS PRESENT WHEN ANALYZING THE STANDARDS OF REVIEW. IT IS THEREFORE RECOMMENDED THAT THE PLANNING COMMISSION CONDUCT OR FIND THE PROPOSED VARIANCE REQUEST CONSISTENT WITH THE COMPREHENSIVE PLAN AND LAND DEVELOPMENT REGULATIONS, AND APPROVE THE VARIANCE REQUEST BASED ON THE ATTACHED FINDINGS FOR THE VARIANCE REQUEST IS FOR THE REDUCED LANDSCAPE BUFFER AND TO GO TO THE VINYL FENCE. YES. OKAY. ALL RIGHT. THANK YOU. THIS TIME WE'LL HEAR FROM THE APPLICANT. IS THE APPLICANT HERE? YES. HELLO. MARK. HOUSE 21328 FRONT BEACH ROAD, PANAMA CITY BEACH HERE REPRESENTING GRIFFIN COMMERCE PLAZA, THE APPLICANT FOR THE PARCEL THERE. SO IT'S A UNIQUE SHAPED PIECE OF PROPERTY. WE WANT TO DO 
          [00:05:03]
SOMETHING SPECIAL WITH IT BEING KIND OF A GATEWAY COMING INTO THE CITY, BUT THERE'S VERY LITTLE YOU CAN DO WITH IT. IF YOU APPLY ALL THE ZONING ORDINANCES TO GET ANY TYPE OF PARKING REQUIREMENTS, WHICH ARE PROBABLY THE BIGGEST ONES, ARE CIRCULATION IN THERE, HE REALLY IS REQUIRED TO HAVE THE PARKING ALONG THAT LONG SIDE OF THE AISLE TO GET, YOU KNOW, TRASH TRUCKS IN AND GET PARKING SPACES. WE LAID THAT THAT SIDE OUT WITH ENGINEERS FOR 20 DIFFERENT USES, AND REALLY EVERY ONE THEY LED TO THE SAME CONCLUSION THAT IF YOU APPLY ALL THOSE ZONING ORDINANCES, YOU REALLY HAVE TO HAVE KIND OF THAT PARKING ALONG THERE. THAT TECHNICALLY WOULD BE A LANDSCAPE BUFFER. WE'RE PROPOSING THAT WE IF WE TAKE THAT DOWN TO FIVE FEET AND PUT A SOLID VINYL FENCE FOR SCREENING, WE THINK IT'D BE, YOU KNOW, CONDUCIVE WITH KIND OF THAT CORNER THERE. HIGH VISIBLE, HIGH TRAFFIC, COMMERCIAL CORNER. OKAY. HOW TALL? FENCE. IT'S UP TO CITY ORDINANCE SIX. SEVEN FEET IS FINE. WHATEVER THEY THINK IS APPROPRIATE FOR SCREENING. MOST OF THE VINYL FENCES COME STANDARD HEIGHTS AT SIX FEET. SO THAT'S MOST THE TYPICAL, YOU KNOW, STANDARD PRE MANUFACTURED VINYL FENCES GIVES YOU A NICE SOLID BUFFERING AND A SOLID SCREENING BETWEEN THE TWO. IF YOU GO WITH LIKE AN LIKE AN EARTH TONE COLOR. AND THEY'RE KIND OF BLENDS WITH THE NATIVE AREA AND IT PROVIDES A NICE SCREENING BETWEEN THE TWO DIFFERENT USES. I THINK IT'S SIX EIGHT FEET IS THE MAXIMUM, SO SIX FEET WOULD WORK. THE MINIMUM REQUIRED FOR THE. TO ME, THE LANDSCAPE BUFFER REQUIREMENTS FOR SCREENING IS SIX FEET. FOR THE MAXIMUM YOU CAN GO IS EIGHT FEET AND THAT STOPS AT THE FRONT SETBACK LINE. RIGHT. THAT DOES GO ALL THE WAY TO THE PROPERTY LINE. IT'S AT THE FRONT SETBACK LINE. WOULD IT STOP. WOULD IT GO ALL THE WAY TO PROPERTY LINE THAT WOULD GO THAT WOULD RUN ALONG. IN THIS CASE IT WOULD BE ALONG THE REAR PROPERTY LINE THE REAR SIDE, NOT. OKAY. THAT'S THAT WAS MY NEXT. IT'S NOT ROAD FACING. IS IT. IS IT IS IT. IT'S RUNNING INTO 79 ISN'T IT. IT'S THAT'S WHAT'S NOTED ON THE SITE PLAN. CAN YOU GO TO THE SITE. YEAH. SO CORRECT. WELL ALONG THESE SO ALONG THE FRONT PROPERTY LINE. THE FENCE WOULD NOT BE ABLE TO BE PLACED WITHIN THE FIRST 25FT. OKAY. THAT IS CORRECT. FROM THE FRONT PROPERTY LINE. OKAY. THAT'S ALL I HAVE. ANY OTHER QUESTIONS? I DON'T KNOW. ANYTHING ELSE? NO. OKAY. THANK YOU. THANK YOU. THIS TIME WE'LL OPEN UP TO PUBLIC PARTICIPATION. ANYONE FROM THE PUBLIC WANT TO SPEAK ON THIS? YES, MA'AM. THANK YOU. SORRY. 
          OKAY. OKAY. HEARING NONE AND SEEING NONE, WE'LL CLOSE PUBLIC PARTICIPATION, GO INTO COMMISSION DISCUSSION AND ACTION. MAKES SENSE TO ME. IT'S A IT'S A VERY DIFFICULT LOT. I LOOK AT THE SITE PLAN. THIS IS. YEAH. I THINK THIS IS A GOOD SOLUTION. SANDWICHES. MOTION TO APPROVE STAFF'S RECOMMENDATION. I'LL SECOND WE. MOTION SECOND. ANY DISCUSSION? CALL THE ROLL, PLEASE. MR. CHRISTIE. YES, MA'AM. MR. DAFFEN. YES, MA'AM. MR. CARTER. YES, MA'AM. MR. HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. THANK YOU. NEXT ITEM, ITEM NUMBER A2. 
          THE COMMISSION CONDUCT A QUASI JUDICIAL PUBLIC HEARING. PLD, PA 20250150 AND PLS CA 202501148. 
          TO CONSIDER A REQUEST TO CHANGE THE FUTURE LAND USE DESIGNATION OF 5.4 ACRES FROM GENERAL COMMERCIAL TO RESIDENTIAL, AND TO CHANGE THE ZONING DESIGNATION OF 6.7 ACRES FROM C3 GENERAL COMMERCIAL AND R5 MULTIFAMILY LOW TO R-1 SINGLE FAMILY PROPERTIES LOCATED AT 3730 CHANDLER DRIVE IN UNINCORPORATED PANAMA CITY AREA. ANY EX PARTE COMMUNICATION. ANYONE? NONE. 
          NONE. NONE FOR ME. STAFF PRESENTATION. WAYNE. PORTER. THANK YOU, MR. CHAIRMAN. AS STATED, THE APPLICANT IS REQUESTING APPROVAL OF A SMALL SCALE AMENDMENT TO THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE DESIGNATION OF APPROXIMATELY 5.4 ACRES FROM GENERAL COMMERCIAL TO RESIDENTIAL. THE APPLICANT IS ALSO REQUESTED TO CHANGE THE ZONING OF APPROXIMATELY 6.7 ACRES FROM THE OF THE PROPERTY FROM C3 GENERAL COMMERCIAL AND R5 MULTIFAMILY LOW TO THE R-1 SINGLE FAMILY ZONING. PROPERTY IS LOCATED AT 3730 AND 3724 CHANDLER DRIVE IN THE UNINCORPORATED PANAMA CITY AREA. THE SUBJECT PROPERTY IS ACCESSED BY A PRIVATE DRIVEWAY ONLY. THE HISTORIC USE OF THE PROPERTY HAS BEEN SINGLE FAMILY RESIDENTIAL. 
          THERE ARE RESIDENTIAL LAND USES LOCATED DIRECTLY EAST OF THE SUBJECT PROPERTY. THE REQUESTED CHANGES REPRESENT THE HISTORICAL USE OF THE PROPERTY. STAFF FEELS THE REQUESTED AMENDMENTS ARE 
          [00:10:03]
COMPATIBLE AND CONSISTENT WITH THE COMPREHENSIVE PLAN SURROUNDING AREA, AND RECOMMEND THE COMMISSION FIND THE PROPOSED SMALL SCALE AMENDMENT CONSISTENT WITH THE COMPREHENSIVE PLAN, AND FIND THE PROPOSED ZONE CHANGE CONSISTENT WITH THE COMPREHENSIVE PLAN AND THE LAND DEVELOPMENT REGULATIONS AND FORWARD RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS TO APPROVE THE PROPOSED LAND USE AND ZONE CHANGE. WE DID NOT RECEIVE ANY PUBLIC COMMENT REGARDING THIS ITEM. I'M HERE TO ANSWER ANY QUESTIONS. OKAY. ANY QUESTIONS? NONE FOR ME. THANK YOU. WAYNE. THIS TIME WE'LL HEAR FROM THE APPLICANT. IF THE APPLICANT ON THIS FOR THIS IS HERE. I'M HERE, BUT I DIDN'T GET SWORN IN. YOU CAN STAND. YOU CAN BE SWORN IN IF YOU NEED. IF YOU WANT TO SPEAK. TO ONE OF THESE MEETINGS. SO, YES, COME TO THE. YOU'LL HAVE TO COME TO THE PODIUM. ALL RIGHT. IF YOU CAN RAISE YOUR RIGHT HAND. DO YOU SOLEMNLY SWEAR OR AFFIRM THAT THE EVIDENCE YOU'RE ABOUT TO GIVE WILL BE THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? I DO. OKAY. ADDRESS, PLEASE. OKAY. MY NAME IS JUDY FINCH, AND I LIVE WITH MY MOTHER AT 3730 CHANDLER FINN DRIVE. AND THERE'S THREE HOUSES DOWN THAT PRIVATE ROAD. MY BROTHER'S HOUSE. MY MOTHER'S HOUSE. AND MR. DAVID BARNES HOUSE. ALL THE. MY FATHER, FOR SOME REASON, HAD IT ALL ZONED COMMERCIAL A LONG TIME AGO. AND WE'RE IN THE PROCESS OF SELLING PART OF THE PROPERTY, AND WE WANT TO MAKE THE REST OF IT RESIDENTIAL. THAT'S ABOUT IT. OKAY. OKAY. 
          THANK YOU. THANK YOU. OKAY, SO NOW WE'LL GO TO PUBLIC PARTICIPATION. ANYONE FROM THE PUBLIC WANT TO SPEAK ON THIS? ANYONE FROM THE PUBLIC WANT TO SPEAK ON THIS? YES, MA'AM. COME ON UP. NO. YOU NEED TO BE SWORN IN. IF YOU WEREN'T. YOU SOLEMNLY SWEAR OR AFFIRM THAT THE EVIDENCE YOU'RE ABOUT TO GIVE WILL BE THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH. NAME AND ADDRESS, PLEASE. MY NAME IS STEPHANIE SPROUSE. WE HAVE FIVE FAMILIES LIVING ON ONE PROPERTY ON TEN ACRES OF LAND. THE WOMAN THAT HAS BEEN THERE, HER PARENTS OWNED IT. SHE WAS RAISED THERE. HER KIDS WAS RAISED THERE. HER GRANDCHILDREN WAS RAISED THERE. SHE'S HAD WE'VE HAD 11 PEOPLE DIE IN THE LAST FEW YEARS ON THAT AT THAT PROPERTY. SHE'S 84 YEARS OLD. 
          BEFORE THE HURRICANE, THEY COME OUT AND SAID THAT THEY WERE LOOKING AT, YOU KNOW, TAKING THE PROPERTY FOR EMINENT DOMAIN. SHE STARTED HAVING ANXIETY ISSUES. OF COURSE. AND THEN AFTER THE HURRICANE, WE WERE DEVASTATED. WE ALL WERE MESSED UP. HER HOUSE SURVIVED, SHIFTED A LITTLE BIT, BUT SURVIVED. AND WE WERE TOLD BY THE WORKERS THAT CAME OUT THERE AND LOOKED THAT Y'ALL WEREN'T LOOKING AT US ANYMORE. FOR ALL FIVE FAMILIES, GO AHEAD AND REBUILD. SO WE DID. WE WERE DEVASTATED AFTER THE HURRICANE. WE DIDN'T KNOW WHAT WE WERE GOING TO DO. THEN WE FINALLY GET SITUATED. WE ALL GOT HOUSES ON THERE. NOW WE'VE ALL GOT, YOU KNOW, GRANDKIDS LIVING WITH US AND EVERYTHING ELSE. AND NOW YOU'RE BACK TO MESSING WITH THE PROPERTY AGAIN, WANTING TO TAKE IT FOR EMINENT DOMAIN. THERE'S TEN ACRES AND FIVE FAMILIES OUT THERE. I MEAN, IT'S BEEN RESIDENTIAL, I KNOW, FOR 16 YEARS BECAUSE THAT'S HOW LONG I'VE BEEN OUT THERE, AND THEY'VE BEEN OUT THERE A LOT LONGER THAN THAT. SHE'S BEEN OUT THERE 50 PLUS YEARS. I MEAN, IF THEY WERE GOING TO LOOK AT TAKING IT ANYWAY, WHY WOULD THEY COME OUT THERE AND TELL US TO REBUILD? WE'RE NOT TAKING ANY. WE'RE NOT TAKING ANYTHING. THIS IS A THERE'S NO EMINENT DOMAIN DISCUSSION. YEAH. OH, NO, MA'AM, THIS IS IT'S ZONED GENERAL COMMERCIAL. THEY'RE TRYING TO JUST GET IT BACK TO BEING RESIDENTIAL, WHICH IS WHAT THE PRIMARY USE OF IT IS. THAT'S ALL IT IS. THAT'S WHAT WE WANT. OKAY. THE LAST MEETING WE WENT TO WAS TRYING TO TAKE FOR EMINENT DOMAIN. NO, WE'RE NOT TRYING TO TAKE ANYTHING. THAT WOULD BE. THAT WOULD BE DOTTY. 
          NOT US THAT WOULD BE DOING THAT. SO WE WOULD BE GRATEFUL. VERY GRATEFUL AND BLESSED. IF THEY KEEP IT RESIDENTIAL. SO JUST SINCE BRIAN MENTIONED IT, THERE'S NONE OF THIS PRECLUDES DOT TAKING PART ALONG 231 FOR EXPANSION OF THE 231 THAT MAY HAPPEN, BUT THAT THE REST. BUT WE'RE JUST WE'RE LOOKING AT IT FROM A LAND USE STANDPOINT. THAT'S ALL. WELL, THEY WERE TALKING ABOUT USING IT FOR A RUNOFF THAT TEN ACRES. AND WHAT'S MORE IMPORTANT, A RUNOFF OR OR FIVE FAMILIES THAT HAVE AT LEAST FOUR, 4 TO 5 PEOPLE LIVING IN THE HOUSES. SO WE WOULD APPRECIATE THERE WOULD BE SOMETHING TO LOOK INTO THE CONTACT, THE DOT WITH REGARD TO 
          [00:15:01]
THAT, BECAUSE WE'RE DEALING STRICTLY WITH TAKING THIS PROPERTY FROM COMMERCIAL TO RESIDENTIAL ZONE, AND THAT'S THE CONSIDERATION TODAY. SO IF THE PROPERTY WERE TO BE ZONED RESIDENTIAL, IT SOUNDS LIKE YOU'D BE IN FAVOR OF THAT. YEAH, WE ALL WOULD. YES. RIGHT. YES. 
          OKAY. ADDRESS FOR THE RECORD, PLEASE, MA'AM. ADDRESS FOR THE RECORD. 3904 3906 3908 AND 3910 WHERE YOU ACTUALLY LIVE IN ALL FOUR OF THEM? YES, YES. OKAY. OH, SORRY. WHAT WAS YOUR WORST? 39. 12. WHAT IS THE ROAD? IT'S HIGHWAY 231. 3910 NORTH. HIGHWAY 231. OKAY. THANK YOU. YOU LIVE IN ALL THOSE HOUSES, SIR? YOU LIVE IN ALL THOSE HOUSES OR. YES. OKAY. I DON'T LIVE IN ALL OF THEM. WE. WE LIVE IN 39. TEN. SHE'S LOOKING FOR JUST YOUR 39. TEN. THAT'S THE ONE SHE NEEDS. 
          SO THERE'S 39, OH FOUR, 39. THAT'S JUST YOUR ADDRESS. JUST YOUR ADDRESS. THAT'S GOOD. YEAH. 
          THANK YOU, THANK YOU, THANK YOU VERY MUCH. THANK YOU. MA'AM. ANYONE ELSE FROM THE PUBLIC WANT TO SPEAK ON THIS? LET'S CLOSE PUBLIC PARTICIPATION AND OPEN UP FOR COMMISSION DISCUSSION. YEAH, YEAH. YEAH, YEAH. I'M GOOD WITH IT. I'LL MAKE A MOTION TO ADOPT STAFF'S RECOMMENDATION. SECOND, WE HAVE MOTION. SECOND. ANY DISCUSSION? CALL THE ROLL, PLEASE. MR. CHRISTIE? YES, MA'AM. MR. DAFFEN. YES, MA'AM. MR. CARTER. YES, MA'AM. MR. HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. OKAY. NEXT ITEM, E3 THE COMMISSION TO CONDUCT A QUASI JUDICIAL PUBLIC HEARING. PLD, PA 20250152. AND. PL Z CA 20250153. TO CONSIDER REQUEST TO CHANGE THE FUTURE LAND USE DESIGNATION OF APPROX. OF 3.8 ACRES FROM RESIDENTIAL, GENERAL, COMMERCIAL AND TO CHANGE THE ZONING FROM R-2 SINGLE FAMILY AND DUPLEX DWELLINGS TO C3 GENERAL COMMERCIAL PROPERTIES LOCATED NORTHWEST CORNER OF NORTH TYNDALL PARKWAY AND EAST 11TH STREET IN UNINCORPORATED SPRINGFIELD AREA. ANY EX PARTE COMMUNICATION. ANYONE? NO. NONE FOR ME. STAFF PRESENTATION CAN. THE APPLICANT IS REQUESTING AN APPROVAL OF A SMALL SCALE AMENDMENT TO THE. TO CHANGE THE FUTURE LAND USE DESIGNATION OF 3.8 ACRES FROM RESIDENTIAL TO GENERAL COMMERCIAL, AND TO CHANGE THE ZONING FROM R-2 SINGLE FAMILY AND DUPLEX DWELLINGS TO C3 GENERAL COMMERCIAL. THE PROPERTY IS LOCATED AT THE NORTHWEST CORNER OF NORTH TYNDALL PARKWAY AND EAST 11TH STREET IN THE UNINCORPORATED SPRINGFIELD AREA. 
          THE REQUEST INVOLVES 3.8 ACRES. THE PROPERTY IS LOCATED ALONG THE TYNDALL PARKWAY, WHICH HAS EXISTING COMMERCIAL FUTURE LAND USE AND ACCOMPANYING C3 ZONING DESIGNATION. THE PROPERTY MEETS THE BULK REGULATION REQUIREMENTS OF THE LDR. TABLE 6.1 STAFF FEELS THAT THE REQUESTED AMENDMENT IS COMPATIBLE AND CONSISTENT WITH THE SURROUNDING AREA. THIS REQUEST DOES NOT CONSTITUTE SPOT ZONING AND IS LOGICAL WITH THE CURRENT LAND USE IN THE AREA. WE FIND THAT THE PROPOSED SMALL SCALE AMENDMENT TO THE BAY COUNTY FUTURE LAND USE MAP, CONSISTENT WITH THE COMPREHENSIVE PLAN, AND FIND THE PROPOSED ZONING CHANGE CONSISTENT WITH THE COMPREHENSIVE PLAN AND LAND DEVELOPMENT REGULATIONS. AND FORWARD THE RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS FOR APPROVAL. THANK YOU. ANY EMAILS OR PHONE CALLS ON THIS? OKAY, GOOD. THIS TIME WE'LL HEAR FROM THE APPLICANT. GOOD AFTERNOON, WILLIAM HARRISON, 101 HARRISON AVENUE. HERE FOR THE APPLICANT. ALSO HAVE WITH ME MIKE PORTER FROM GULF COAST HOSPITAL AND IAN ANDERSON WITH CATALYST DESIGN GROUP, TO ANSWER ANY QUESTIONS YOU MAY HAVE. THE STAFF HAS REVIEWED THE APPLICATION FOR COMPREHENSIVE PLAN CHANGE AND THE ZONING, AND WE BELIEVE THAT THE PACKAGE HERE IS ACCURATE AND THE REFLECTION OF THE FINDINGS THAT WE ALSO CONCLUDED PRIOR TO OUR APPLICATION THAT THE USE OF THIS PROPERTY AS PROPOSED IS 11,000 SQUARE FOOT FREESTANDING EMERGENCY ROOM THAT WILL HELP WITH HEALTH CARE ON THAT SIDE OF TOWN. FOR CALLAWAY, PARKER, SPRINGFIELD, UNINCORPORATED BAY COUNTY, AND TYNDALL AIR FORCE BASE. WE THINK THAT IT IS CONSISTENT WITH THE USES THERE. AND AS WE PROCESS THROUGH THE DEVELOPMENT ORDER, WE CAN MEET ALL THE REQUIREMENTS OF THE LAND DEVELOPMENT CODE. SO WITH THAT, WE CAN ANSWER ANY QUESTIONS. IF YOU HAVE SOME, LET ME LET THE DESIGNER SPEAK A FEW MINUTES IF 
          [00:20:07]
YOU WILL ALLOW FOR HIM TO PROVIDE YOU A LITTLE BIT MORE DETAIL. SURE, SURE. THANK YOU VERY MUCH. I'M IAN ANDERSON, DESIGN GROUP, 5100 TENNESSEE AVENUE. WE ARE PROPOSING THIS LAND USE CHANGE TO SUPPORT AN 11,000 SQUARE FOOT FREE STATE EMERGENCY ROOM. IN THE FUTURE. 
          IT WILL HAVE THE LAND DEVELOPMENT, UTILITIES, PARKING, GRADING, DRAINAGE NEEDED TO ACCOMMODATE THE FULL FACILITY. THAT IS ALL I HAVE. NOTHING FURTHER. OKAY. LET ME JUST ADDRESS A COUPLE OF THINGS THAT, YOU KNOW, IF I WERE AROUND THERE, YOU KNOW, I WOULD BE THINKING ONE IS THE SOUND OF SIRENS OR RESIDENTIAL BEDS PRIMARILY THERE. THIS IS NOT A LOCATION FOR AMBULANCE TO AMBULANCES TO DROP OFF PATIENTS. THAT CASE MAY ARISE FROM TIME TO TIME, BUT IT IS NOT THE PURPOSE OF THIS FACILITY. THERE MAY BE AMBULANCES THAT LEAVE THIS LOCATION WITH PATIENTS THAT SHOW UP ON THEIR OWN, THAT ARE IN SUCH BAD CARE THAT THEY NEED TO BE TRANSPORTED, YOU KNOW, TO THE HOSPITAL. AND SO THE WE DON'T BELIEVE THAT THE SIREN, IN OUR EXPERIENCE WITH THE OTHER ONES OUT OF THE BEACH. AND ON 231, YOU KNOW, WE HAVE PRETTY GOOD TRACK RECORD AND UNDERSTAND THE USES OF THOSE. SO THERE SHOULD NOT BE ANY INCREASE IN, IN SIREN TRAFFIC THERE THAN WHAT ALREADY EXISTS ON 11TH AND TYNDALL PARKWAY. THE OTHER POINT THAT THAT I WOULD ALSO WONDER IS WHETHER THERE IF THERE ARE ARE ROOMS THERE FOR PATIENTS TO STAY. AND THAT IS NOT THE PURPOSE OF THIS FACILITY. AND IT IS NOT LICENSED, NOR WILL IT BE HANDLING PEOPLE THAT STAY THERE ON A RESIDENTIAL BASIS. NOW, THEY MAY BE THERE OVERNIGHT IN AN ER DEPENDING ON WHAT TIME THEY COME IN, BUT THAT'S NOT THE PURPOSE OF THE FACILITY, SO WE'LL BE HAPPY TO ANSWER ANY QUESTIONS IF YOU HAVE ANY. I DON'T HAVE ANYTHING. THANK YOU FOR YOUR CONSIDERATION, SIR. AT THIS TIME WE'LL MOVE TO PUBLIC PARTICIPATION AND SEE IF ANYONE FROM THE PUBLIC WANTS TO SPEAK ON THIS. ANYONE FROM THE PUBLIC WANT TO SPEAK ON THIS? WE'LL CLOSE PUBLIC PARTICIPATION AND MOVE RIGHT INTO COMMISSION. DISCUSSION AND ACTION. COMMUNITY ASSET. YEAH. GLAD TO SEE IT. YEAH. GOOD SITE FOR IT. I AGREE I WOULD MAKE A MOTION TO APPROVE. SECOND WE HAVE MOTION. SECOND ANY DISCUSSION OKAY. CALL THE ROLL PLEASE MR. CHRISTIE. 
          YES, MA'AM. MR. DAFFIN. YES, MA'AM. MR. CARTER. YES, MA'AM. MR. HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. NEXT ITEM. ITEM NUMBER FOUR. THE COMMISSION CONDUCT A QUASI JUDICIAL PUBLIC HEARING. PLD PA 20250132. AND PL ZC A20250139 TO CONSIDER REQUEST TO CHANGE THE FUTURE LAND USE DESIGNATION OF 0.25 ACRES FROM RESIDENTIAL TO GENERAL COMMERCIAL, AND CHANGE THE ZONING DESIGNATION FROM R-1 SINGLE FAMILY TO C3 GENERAL COMMERCIAL PROPERTIES LOCATED AT 20 312 MOUND AVENUE AND UNINCORPORATED PANAMA CITY AREA. AN EX PARTE COMMUNICATION. 
          ANYONE? YES. I SPOKE WITH MR. DAVID MEADOWS AND GEORGE STEWART. OKAY, OKAY. NONE FOR ME. DARREN. NONE. NONE. OKAY. STAFF PRESENTATION. WAYNE PORTER. THANK YOU, MR. CHAIRMAN. 
          THE APPLICANT IS REQUESTING APPROVAL OF A SMALL SCALE AMENDMENT TO THE COMPREHENSIVE PLAN TO CHANGE THE LAND USE DESIGNATION OF APPROXIMATELY A QUARTER OF AN ACRE FROM RESIDENTIAL TO GENERAL COMMERCIAL. THE APPLICANT IS ALSO REQUESTED TO CHANGE THE ZONING OF THE PROPERTY FROM THE R-1 SINGLE FAMILY TO THE C3 GENERAL COMMERCIAL ZONE. 
          PROPERTY IS LOCATED AT 2312 MOUND AVENUE IN THE UNINCORPORATED PANAMA CITY AREA. 
          SMALL SCALE AMENDMENT AND ZONE CHANGE APPLICATIONS WERE SUBMITTED IN OCTOBER OF 2013. 
          THE REQUESTED CHANGES WERE THE SAME AS THE FUTURE LAND USE DESIGNATIONS AND ZONING SOUGHT IN THE CURRENT APPLICATION. IN FEBRUARY OF 2014, THE APPLICANT WITHDREW THOSE APPLICATIONS REQUEST AT SOME TIME BETWEEN 2013 AND 2016, THE PROPERTY OWNER BEGAN TO USE THE PROPERTY AS AN EXPANSION OF THE SALES AND STORAGE LOT FOR THE ADJACENT COMMERCIAL BUSINESS. THE HOME, ONCE LOCATED ON THE PROPERTY WAS REMOVED AND THE PARCEL EVENTUALLY PAVED OVER. AS THIS COMMERCIAL USE WAS NOT PERMITTED BY ZONING, BAY COUNTY CODE ENFORCEMENT NOTIFIED THE PROPERTY OWNER OF THIS VIOLATION AGAIN IN JULY OF 2023. THE OWNER SUBMITTED APPLICATION TO CHANGE FUTURE LAND USE AND ZONING DESIGNATIONS AGAIN. THE OWNER THEN CONTINUED TO REQUEST THAT 
          [00:25:02]
THE INITIAL PUBLIC HEARING BE POSTPONED SO THAT SO THAT THEY MAY COMMUNICATE WITH OTHER PROPERTY OWNERS WITHIN THE SURROUNDING AREA. THERE WAS NEVER EVIDENCE PRESENTED THAT THE APPLICANT OWNER ATTEMPTED TO SPEAK WITH THOSE OTHER PROPERTY OWNERS. WHEN STAFF COULD NO LONGER GRANT THE APPLICATION EXTENSIONS, THE APPLICANT AGAIN WITHDREW THE APPLICATIONS AND BROUGHT THE PROPERTY INTO COMPLIANCE BY REMOVING A PORTION OF THE PAVEMENT AND BY REMOVING THE INVENTORY THAT WAS STORED ON THE PROPERTY. OUR MOST CURRENT AERIAL IMAGERY, WHICH IS FROM JANUARY FEBRUARY OF 2025, SHOWS THE PROPERTY WAS AGAIN BEING USED FOR COMMERCIAL FOR THE COMMERCIAL EXPANSION. HOWEVER, RECENT VISITS TO THE SITE PRIOR TO THIS, THESE APPLICATIONS INDICATE THAT THEY THAT THE INVENTORY HAS BEEN REMOVED. THE. SORRY SORRY SORRY THE EXISTING RV BUSINESS AND GENERAL COMMERCIAL LAND USE AND ZONING DESIGNATIONS TRANSITION INTO A RESIDENTIAL NEIGHBORHOOD. FURTHER ENCROACHMENT OF THE GENERAL COMMERCIAL FUTURE LAND USE AND ZONING DESIGNATIONS IS NOT COMPATIBLE WITH THE RESIDENTIAL AREA, AND REPRESENTS THE POTENTIAL TO CREATE A PUBLIC NUISANCE AND COULD HAVE AN ADVERSE EFFECT ON THE OTHER PROPERTIES WITHIN THE SURROUNDING AREA. IT'S THEREFORE RECOMMENDED THAT THE COMMISSION FIND THE PROPOSED SMALL SCALE AMENDMENT INCONSISTENT WITH THE COMPREHENSIVE PLAN, AND FIND THE PROPOSED ZONE CHANGE APPLICATION INCONSISTENT WITH THE COMPREHENSIVE PLAN AND LAND DEVELOPMENT REGULATIONS, AND FORWARD A RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS TO DENY THE PROPOSED LAND USE AND ZONING CHANGE. STAFF HAS RECEIVED SOMEWHERE BETWEEN, I WOULD SAY, 75 TO 100 EMAILS REGARDING THIS ITEM. ALL BUT TWO OF THOSE WERE IN OBJECTION TO THE REQUEST BEING APPROVED. OKAY, HERE TO ANSWER ANY QUESTIONS YOU MIGHT HAVE. ANY QUESTIONS OF MINE? NO, NOT AT THIS TIME. SO THEY MOVE THE INVENTORY, BUT THE, THE. THE SURFACE IS STILL THERE. WELL, THE SURFACE AS IT IS NOW IS COMPLIANT WITH THE RESIDENTIAL ZONING. YOU'RE ONLY PERMITTED TO COVER UP TO 60% OF THE LOT WITH IMPERVIOUS SURFACE. PREVIOUSLY, THEY HAD PAVED OVER 100% OF IT JUST ABOUT. SO THEY HAD TO GO BACK AND REMOVE SOME OF THAT. 
          AND THAT'S STILL IN THAT CONDITION. THEY HAVE NOT. PUT IN MORE IMPERVIOUS AREAS SINCE THAT REMOVAL. OKAY. OKAY. WE'LL MOVE ON TO THE APPLICANT PRESENTATION. SO BRIAN BOYD, 4100 WEST 23RD STREET. WE'VE ALL READ THE PROJECT INFORMATION JUSTIFICATION, BUT WE RESPECTFULLY REQUEST THAT WE APPROVAL TO CHANGE THE LAND USE DESIGNATION OF A QUARTER ACRE OF THE 2312 MOUNTAIN PROPERTY. RESIDENTIAL, COMMERCIAL ZONING CHANGE REPRESENTS A LOGICAL AND CONSISTENT EXTENSION OF OUR EXISTING COMMERCIAL OPERATIONS. THE SUBJECT PROPERTY DIRECTLY ADJOINS OUR CURRENT COMMERCIAL SITE ON TWO SIDES, REINFORCING THE CONTINUITY OF THE USE AND THE SUPPORT OF THE OVERALL DEVELOPMENT PLAN. THE PARCEL HAS NO IMPACT ON THE NEIGHBORHOOD TRAFFIC, AS IT'S SECURELY AFFIXED ALONG ITS NORTHERN AND WESTERN BOUNDARIES WITH NO INGRESS OR EGRESS TO MOUNT AVENUE WHATSOEVER. REZONING TO THE GENERAL COMMERCIAL WILL ENABLE US TO ENHANCE OUR BUSINESS OPERATIONS, IMPROVE THE SITE FUNCTIONALITY, AND PROVIDE INCREASED SAFETY AND SECURITY FOR BOTH OUR UNITS AND OUR CUSTOMERS. ADDITIONALLY, THE RESIDENTIAL LOT IS INCLUDED IN OUR ACTIVE LEASE AND 60% OF THE LOT IS ALREADY SURFACED, WITH ASPHALT FURTHER SUPPORTING ITS INTEGRATION INTO OUR COMMERCIAL FOOTPRINT. MR. CARTER HAS SAID THAT THERE WAS A HUNDRED LETTERS RESPONDED. THEY PROVIDED 32, AND OF THOSE 32, ONLY NINE WERE RESIDENTS. QUESTIONS? ANY QUESTIONS? I DON'T KNOW HOW MANY ACTUALLY BEEN PROVIDED, BUT WE'VE GOTTEN WE'VE GOTTEN EMAILS AND WE'VE GOT HARD COPIES HERE. SO I CAN'T SPEAK TO WHETHER IT'S I THINK HE SAID 70 OVER 70. RIGHT. THEY WERE THEY FORWARDED THE COPIES LAST YESTERDAY AND TODAY AND TODAY. OKAY. WE'VE RECEIVED THE ONES LAST NIGHT. THERE WAS 32 WITH THE ONES AFTER TODAY THAT WE HAD ALREADY RECEIVED. AFTER I SENT THE SECOND EMAIL OF THE FIRST BATCH, ONLY NINE OF THEM WERE EITHER RESIDENTS OR OWNERS. IN TWO OF THEM ARE IN FAVOR. THE PEOPLE THAT ARE IN OPPOSITION. NONE OF THE OPPOSITION LETTERS CAME FROM ANY PROPERTIES THAT ARE DIRECTLY ADJOINING OR ACROSS FROM THERE, FROM SOMEWHERE OUT IN THE NEIGHBORHOOD. HOW ARE YOU USING IT RIGHT NOW? RIGHT NOW THERE'S NOTHING ON IT. AND VACANT. YEAH. AND I HAVE THE AERIAL PHOTOGRAPHS. IF YOU GUYS, I'LL GIVE THIS TO YOU. SURE. YEAH, SURE. YEAH, I DROVE PAST IT YESTERDAY AND THERE'S NOTHING ON IT SINCE THEN, BUT IT'S FENCED IN WITH JUST. YEAH. YEAH, THAT'S 
          [00:30:06]
THAT'S AS IT SITS TODAY. IT'S WE DID HAVE TO COME IN COMPLIANCE AND REMOVE THE GRASSY SECTION THERE TOWARDS MOUNT AVENUE. BUT THERE IS FENCE LINE ALL ALONG MOUNT AVENUE WITH LANDSCAPING ON THE OUTSIDE. AND THERE'S FENCE ALL ALONG THAT THERE. IS THAT THE PORTION THAT Y'ALL REMOVED RIGHT THERE WHERE THAT GRASS IS? YES. YEAH. THAT WAS THE 40% THAT WE HAD TO REMOVE. AND I'M TRYING TO REMEMBER FROM TWO YEARS AGO WHEN YOU GUYS WHEN IT WAS TABLED AND ULTIMATELY PULLED. RIGHT. 
          HAS, HAS HAS THERE BEEN ANY DISCUSSION WITH THE, WITH THE NEIGHBORHOOD OR ANY ATTEMPT TO. 
          TALK TO THE NEIGHBORS, TRY TO QUOTE UNQUOTE, MEND THE FENCE OR THE NEIGHBORS WITH ME? WELL, I WOULD ASSUME THE TWO THAT WERE IN SUPPORT, BUT I MEAN, I'M TALKING ABOUT THE TOTAL NEIGHBORHOOD, JUST TO FIND OUT F THERE'S A WAY THAT YOU COULD ADDRESS THAT TO, TO SMOOTH THIS TRANSITION IF YOU WERE TO DO IT. YEAH. I THINK THAT THE OVERALL NEIGHBORHOOD HAS A INCORRECT BELIEF THAT OUR EXPANSION IS GOING PAST WHAT WE'RE ALREADY TRYING TO DO. WE'RE NOT TRYING TO CHANGE OR GO ANYWHERE PAST WHAT'S ALREADY THERE. IT'S ALREADY THERE. IT LOOKS LIKE COMMERCIAL. IT'S ONLY 40%, YOU KNOW, AWAY FROM PAVEMENT BEING TOTALLY PAVED. WE COULD CERTAINLY USE THAT SPACE, ESPECIALLY WITH THE POSSIBLY THE IMPENDING ENCROACHMENT OF THE 23RD STREET EXPANSION. THAT'S GOING TO COMPRESS US EVEN MORE. SO THAT'S THAT'S REALLY WE'RE NOT LOOKING TO GO ANYWHERE ELSE OTHER THAN THERE. YEAH. NO, WHAT I WAS ASKING IS, WAS ANY EFFORT MADE BETWEEN 2023 AND NOW TO REACH OUT TO THE TO THE NEIGHBORS TO ADDRESS THAT OR. 
          NO, NOT PERSONALLY. OKAY. WHEN THEY SAID THEY THEY I DIDN'T SEND IN THAT RECOMMENDATION TO POSTPONE IT. THAT WOULD HAVE BEEN SOMETHING THAT HAPPENED FROM, YOU KNOW, SOMEBODY UP IN ILLINOIS NEAR THE CORPORATE OFFICE. WHEN YOU DEAL WITH SOMEBODY BIGGER LIKE THAT. OKAY, OKAY. ANYTHING ELSE? OKAY. BEFORE WE GO TO PUBLIC PARTICIPATION, THE IMPERVIOUS IF THEY GO TO GENERAL COMMERCIAL IMPERVIOUS GOES TO WHAT? IF THEY GO TO GENERAL COMMERCIAL? THE IMPERVIOUS INCREASES FROM 60 TO 75%. HOWEVER, SHOULD THIS BE APPROVED, THEN I WOULD ANTICIPATE THEY WOULD MERGE THAT PROPERTY WITH THE OTHER PARCELS. AND THEN IT WOULD. YOU HAVE TO CONSIDER THE CALCULATION FOR THE ENTIRE AREA. WHAT ABOUT STORMWATER? I MEAN, THEY HAVE TO TREAT STORMWATER, RIGHT? FOR THIS. WE WOULD WE WOULD ASK THAT THEY PROVIDE SOME SORT OF DRAINAGE PLAN FOR WHAT'S BEEN DONE OR WHAT THEY MAY DO IN THE FUTURE IF THEY WANT TO INCREASE THAT IMPERVIOUS. IS THERE A RETENTION POND ON THE PROPERTY? NOT NOT THIS PARTICULAR LOT, BUT ON THE CAMPING WORLD COMPOUND. ISN'T THERE A SMALL RETENTION POND ON IT? IS THAT PART OF THE STORMWATER MANAGEMENT FOR THE COMPOUND AS A WHOLE? YEAH, BUT IF THE RETENTION POND WAS ALREADY SIZED FOR IMPERVIOUS THEY'VE GOT, THEY'D HAVE TO PROVE THAT IT'S THEY CAN HANDLE THE ADDITIONAL CAPACITY. RIGHT. SO I DON'T KNOW THAT THIS EXPANSION IN ITSELF WOULD REQUIRE A FULL DEVELOPMENT ORDER, BUT WE WOULD WANT TO LOOK AT IT FOR DRAINAGE AND TO MAKE SURE THAT THEY ARE MEETING THE BUFFER REQUIREMENT FROM THE RESIDENTIAL TO THE NORTH. OKAY. 
          AND ALSO LANDSCAPE BUFFER. WOULD IT BE SUBJECT TO RIGHT TO THE RIGHT? THAT'S THE PROPERTY TO THE NORTH WHICH IS ZONED RESIDENTIAL, CORRECT? OKAY. SO IT SHOULD BE MAYBE MORE QUESTIONS, BUT LET'S GO ON TO PUBLIC PARTICIPATION. I'M SURE THERE'S SOME PEOPLE HERE WANT TO SPEAK ON THIS. HE'S COMING UP. HE'LL NEED TO BE SWORN IN. YOU'LL NEED TO BE SWORN IN. 
          OKAY. DO YOU SOLEMNLY SWEAR OR AFFIRM THAT THE EVIDENCE YOU'RE ABOUT TO GIVE WILL BE THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH? I DO. DAN SEIBEL, 2323 MOUND AVENUE. GENTLEMEN, I AM A NEIGHBOR WHO SIMPLY WANT YOU GUYS TO DO WHAT YOU DID IN JANUARY 24TH AND DENY WHAT WE CALL THE CAMPING WORLD, CREEP DOWN DOWN MOUND AVENUE. MOUNT AVENUE WAS NEVER INTENDED TO BE A COMMERCIAL CORRIDOR. OKAY, THE GENTLEMAN SAID THEY HAD NO PLANS TO GO ANY FURTHER. THEY PURCHASED IN 2023, I BELIEVE THEY PURCHASED 2318 MOUND AVENUE, WHICH IS A LITTLE NORTH OF THE PIECE IN QUESTION. SO THEY HAVE PLANS THAT THEY COULD THEY WOULD GO FURTHER DOWN MOUNT AVENUE. THEY RECENTLY PURCHASED AND ARE DEVELOPING THE CORNER OF GRAND AVENUE AND WEST 24TH COURT, WHICH WOULD GIVE THEM ALL THE GRAND AVENUE FROM 23RD STREET TO THE WEST, 24TH COURT FOR BUSINESS. THEY'VE ALREADY PAID THE RIGHT OF WAY ON PART OF GRAND AVENUE TO THE ASPHALT IN 
          [00:35:02]
THEIR PARKING CARS ON IT NOW, BUT FURTHER EXPANSION DOWN MOUNT AVENUE WOULD SIMPLY INCREASE TRAFFIC. I THINK IT WOULD DIMINISH PROPERTY VALUES. AND AGAIN, IT WOULD RUIN THE ESTHETICS OF OUR NEIGHBORHOOD. MOUNT AVENUE HAS NEVER BEEN NEVER INTENDED TO BE A COMMERCIAL CORRIDOR, AND THEY'VE GOT AMPLE ROOM TO DO WHAT THEY'RE DOING. LIKE I SAID, THEY'VE JUST RECENTLY AND YOU PROBABLY HAVE SEEN IT CORNER MOUND AT THE CORNER OF GRAND AVENUE AND WEST 24TH COURT. THEY GOT PLENTY OF ROOM TO ADD MORE TRAILERS TO WHAT THEY NEED TO DO. THEY DON'T NEED TO COME ANY FURTHER DOWN MOUNT AVENUE. ALL RIGHT. THANK YOU, GENTLEMEN. 
          THANK YOU. ANYONE ELSE WANT TO SPEAK ON THIS, SIR? COME ON. GOOD AFTERNOON. MY NAME IS TOM. 
          I LIVE AT 2311 MOUNT AVENUE. MY HOUSE IS DIRECTLY. ARE YOU SWORN IN? YES, I WAS OKAY. OKAY. GOT THE ADDRESS. THANK YOU. SO I LIVE DIRECTLY AND FACE THIS. THIS PARKING LOT. I MANAGE. AND THE PROPERTY NEXT DOOR. SAME SITUATION. AND THERE'S THREE OTHER PROPERTIES THAT COULD BE AFFECTED BY THIS. AND WE DON'T SEE THIS AS A PROBLEM. WE'RE THE ONLY PROPERTIES THAT ARE DIRECTLY AFFECTED ADJACENT TO THIS PROPERTY. THESE OTHER PROPERTIES ARE FARTHER DOWN MOUNT AVENUE. I SEE IT AS A GOOD THING. THEY'VE LANDSCAPED SINCE THEY'VE BEEN THERE. THAT HOUSE THAT THEY BOUGHT THAT THE LOT WAS ON WAS NOTHING BUT A CRACK HOUSE. HOMELESS PEOPLE LIVING THERE, NOBODY ELSE IN THE NEIGHBORHOOD WANTS TO STEP UP TO THE PLATE AND BUY THE HOUSE, BUT THEY DID. I WOULD HOPE THAT YOU WOULD LOOK BEYOND SOME OF THE THINGS THAT I'VE HEARD. WHEN I HEAR THINGS LIKE INCREASED TRAFFIC, THERE'S NO ENTRANCE THERE, EGRESS. I DON'T KNOW HOW IT'S GOING TO INCREASE ANY TRAFFIC. I THINK WHAT WE DO HAVE IS WE HAVE SOME CITIZENS THAT ARE VIRTUALLY AGAINST EVERYTHING, AND THIS HAS BEEN A SORE SUBJECT WITH THEM. I HAVE A QUESTION AND YOU DON'T I DON'T EXPECT YOU TO ANSWER IT. BUT IF THEY PARK TRAILERS THERE OR NOT, HOW DOES IT CHANGE ANYTHING? IN OUR NEIGHBORHOOD WE HAVE TRAILERS THAT ARE FALLING DOWN, PEOPLE WHO DON'T MOW LOTS. IT'S A VERY AND I'LL USE THE WORD ECLECTIC NEIGHBORHOOD. SO THIS CREEPING AND EXPANSION, I DON'T SEE IT. AND MY UNDERSTANDING, THE ONE PROPERTY THAT WAS JUST SPOKE ABOUT HAS SOLD. SO A CAMPING WORLD NOT ONLY NO LONGER OWNS THE PROPERTY DOWN FROM THERE, BECAUSE I WAS INTERESTED IN BUYING IT. AND AS IT WORKS OUT, IT'S A DONE DEAL. SO I THINK WE NEED TO GET SOME FACTS HERE. WE DO LIVE BY 23RD STREET, WHICH IS A COMMERCIAL AVENUE. 
          AND I THINK WHEN YOU WANT TO LIVE THAT CLOSE TO SOMETHING, YOU CAN EXPECT COMMERCIAL ACTIVITY. THE ACTIVITY, THOUGH, IS NOT GOING TO CHANGE. WE CAN LET THAT SIT THERE AND DO NOTHING OR LET THE BUSINESS MOVE FORWARD AND DO WHAT MOST BUSINESSES DO WELL PAY TAXES. 
          THAT'S ALL I HAVE. THANK YOU, THANK YOU, THANK YOU. MR. COME ON. WELL, YOU ALREADY SWORN IN. 
          NO. YOU SOLEMNLY SWEAR THAT THE EVIDENCE YOU'RE ABOUT TO GIVE WILL BE THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH I DO. CHRISTOPHER PADILLA, 2317 MOUND AVENUE. WE BOUGHT OUR HOME ABOUT TEN YEARS AGO. WE BOUGHT OUR HOME KNOWING THAT THERE WAS A CAMPING WORLD DOWN THE STREET. 
          THIS ENCROACHMENT IS CREEPING. I DON'T WANT CAMPERS AND SPOTLIGHTS AND SECURITY IN MY FRONT YARD. AGITATE MY DOGS ALL NIGHT LONG. LAYING AT THE FRONT DOOR. THIS IS NOTHING MORE THAN THEY'RE TRYING TO TAKE OVER AND EXPAND INTO THE NEIGHBORHOOD. IT'S GOING TO KILL THE NEIGHBORHOOD. WE DIDN'T BUY A HOME ON 23RD STREET. WE'RE ON MOUNT AVENUE. I WANTED TO LIVE NEXT TO CAMPING WORLD, WHERE TOM BOUGHT AFTER KNOWING ACROSS THE STREET FROM EXISTING CAMPING WORLD, HE KNEW WHAT HE WAS GETTING. WE DIDN'T DO THAT. I DON'T WANT CAMPING WORLD ANY CLOSER TO ME THAN THEY ARE NOW. THEY SHOULDN'T BE REWARDED FOR TAKING PROPERTY OUT OF THE RESIDENTIAL POOL, SO TO SPEAK. IF WE DO THAT, IF WE MAKE THIS OKAY, NOW, EVERYBODY CAN DO IT. 
          WHY HAVE ANY RULES AT ALL? THANK YOU, THANK YOU. ANYONE, ANYONE ELSE FROM THE PUBLIC WANT TO SPEAK ON THIS? ANYONE ELSE FROM THE PUBLIC WANT TO SPEAK ON THIS? OKAY. THIS TIME WE'LL 
          [00:40:03]
CLOSE PUBLIC PARTICIPATION AND GO INTO COMMISSION DISCUSSION. TIME FOR REBUTTAL. OH, REBUTTAL. 
          SORRY. WOULD THE APPLICANT WANT TO REBUT ANYTHING? YEAH. THE. THERE'S BEEN A BUSINESS AT THAT LOCATION FOR THE BETTER PART OF 60 YEARS. AND SO IF SOMEBODY BOUGHT PROPERTY ON MOUNT AVENUE, THERE WAS ALREADY AN EXISTING BUSINESS THERE. IT'S SOMETHING HAS BEEN THERE A LONG TIME. WAY LONG. WE'VE ONLY BEEN THERE SINCE 2013, 2014. WE'RE NOT ASKING TO CHANGE OR GO ANY FURTHER. IT'S JUST THE PROPERTY THAT'S THERE ALREADY. LOOKS LIKE PAVEMENT. IT ALREADY LOOKS LIKE AN EXTENSION OF OUR LOT. WE'RE JUST ASKING TO BE ABLE TO USE WHAT'S ALREADY THERE INSTEAD OF HAVE EVERYTHING LINED UP. LIKE THE PICTURE THAT YOU HAVE THERE SHOWS, RIGHT WHERE IT'S WHERE WE HAVE TO PARK THEM KIND OF AROUND AND AVOID THIS LITTLE SECTION. WE'RE JUST ASKING TO BE ABLE TO USE THAT SECTION. NO MORE. THANK YOU, THANK YOU. OKAY. NOW WE'LL GO TO COMMISSION DISCUSSION. 
          THANK YOU DARREN. DID I HEAR CORRECTLY THAT Y'ALL HAD SOLD 2318 TWO LOTS NORTH OF THIS? YEAH. SEE? NO LONGER. IT'S NOT YOURS. IT'S NOT IN PROCESS. IT'S ACTUALLY CLOSED AND DONE. I'LL SPEAK TO THAT. THERE WAS PRIOR TO THE ACQUISITION OF THE CORNER UP THERE AT GRANT AND 24TH, THE LARGER PARCEL THERE THAT WE ARE DEVELOPING RIGHT NOW. THERE WAS SOME DISCUSSION TO PURCHASE 20 BECAUSE 2318 WAS ALREADY ON THE MARKET. AND THEN WE HAD GONE INTO A CONTRACT WITH THE OWNER AT 2316. RIGHT. THAT NEVER CAME TO FRUITION. WE NEVER ACTUALLY GOT THAT DONE. AND THEN DURING THE TIME WHEN THAT WAS IN NEGOTIATION STATE, THE OTHER ONE CAME AVAILABLE. WE PURCHASED THAT ONE, AND WE HAD NO MORE INTEREST IN THE ONE THAT WE HAD OR THE ONE THERE, BECAUSE HONESTLY, IT WAS WE WERE PAYING WAY TOO MUCH FOR IT ANYWAY. ALL RIGHT. SO WE HAVE NO INTENTIONS OF GOING ANY FURTHER THAN WHERE IT'S AT RIGHT NOW. 
          FROM MY PERSPECTIVE, I'M DISAPPOINTED THAT NO EFFORT WAS MADE TO REACH OUT TO THE NEIGHBORS TO FIND A, YOU KNOW, JUST A SOLUTION WHEN THIS HAS COME BEFORE US BEFORE AND WAS PULLED BECAUSE OF OPPOSITION. AGAIN, I'M, YOU KNOW, JUST TRYING. I'M GOING FROM MEMORY. 
          AND IT SEEMED LIKE THAT'S A SQUANDERED OPPORTUNITY TO ME. RATHER THAN TALKING ABOUT IT'S HERE AND SO SHOULD, YOU KNOW, SUCK IT UP, BUTTERCUP. I DON'T KNOW THAT THE DYNAMICS HAVE CHANGED FROM WHEN IT WAS HERE BEFORE, AND DISAPPOINTED THAT THAT NO EFFORT WAS MADE TO DO THAT. WAYNE, HOW MANY TIMES HAS THIS BEEN BROUGHT UP AND BEEN PULLED? THERE WAS AN APPLICATION SUBMITTED IN 2013 THAT ENDED UP BEING WITHDRAWN AND THEN AGAIN IN 2023. THIS IS THIS IS THE THIRD AND THAT THOSE APPLICATIONS WERE WITHDRAWN AS WELL. THIS WOULD BE THE THIRD TIME I THOUGHT IT WAS TWICE, BUT OKAY. MY QUESTION IS WHAT'S GOING TO HAPPEN WITH THIS LOT IF IT DOESN'T GET REZONED TO COMMERCIAL, IT'S JUST GOING TO REMAIN A EMPTY LOT. OR ARE YOU GUYS GOING TO TRY TO SELL IT OFF OR. I MEAN. I MEAN, IF NO ONE ELSE IS GOING TO BUY IT AND DO ANYTHING WITH IT. IT'S ALREADY FENCED IN. TOUGH CALL. YEAH. IT'S 23RD STREET. YOU WANT TO SEE THE COMMERCIAL GROW. AND AS THE GENTLEMAN POINTS OUT, PAY TAXES. WE'VE ALSO GOT STAFF THAT WE RELY ON, A COMPREHENSIVE PLAN THAT SEEMS TO BE INCONSISTENT WITH. AND I HAVE TO AGREE WITH DARREN ABOUT THE LACK OF OUTREACH TO THE COMMUNITY. THAT'S DISAPPOINTING TO ME ALSO, AND GIVES ME SOME HEARTBURN WITH IT. WE NEED A MOTION. REMIND ME AGAIN OF THE RECOMMENDATION FROM STAFF. STAFF'S RECOMMENDATION IS TO RECOMMEND TO THE BOARD TO DENY THE REQUEST. AND IF THE IF IT'S DENIED, THEY CAN COME BACK IN IN 12 MONTHS. IS THAT RIGHT? WHAT'S WHAT'S THE WHAT'S IF THE COUNTY COMMISSION ULTIMATELY FROM HERE. YEAH. SO YEAH. SO IF WE IF WE APPROVE IT THEN YOU STILL HAVE TO GET THROUGH THE COUNTY COMMISSION BECAUSE THEY COULD DENY IT AT THAT POINT. IF WE DENY IT, THE COUNTY COMMISSION CAN APPROVE IT OR 
          [00:45:01]
THEY CAN DENY BOTH DENY. BUT THEN AFTER THAT, IT'S 12 MONTHS, RIGHT? OR IS IT? I'M NOT AWARE THAT THERE'S A TIME FRAME THAT THEY HAVE TO WAIT TO REAPPLY. OKAY. RIGHT. OKAY. CAN THAT LOT SIT THERE AS IS IN PERPETUITY IS IF WE DENY IT AND SO DOES THE COMMISSION. IN OTHER WORDS, 60% PAVED AND OTHERWISE VACANT, AS LONG AS IT'S NOT BEING USED FOR COMMERCIAL PURPOSES. AND THAT WOULD MEAN, YOU KNOW, HAVING THEIR CAMPERS, THEIR INVENTORY SITTING ON IT. OKAY. SO BUT IF IT'S SAT VACANT, THEN THERE WOULD BE NO VIOLATION IF IT'S VACANT, NO VIOLATION. AND IF IT'S IF IT'S APPROVED, THEY CAN GO FROM 60% TO 75 BUT BE SUBJECT TO SETBACKS AND STORMWATER. 
          BUFFER BUFFER REQUIREMENTS AND WHATNOT. OKAY. HOW MUCH WOULD BE LEFT WITH BUFFER REQUIREMENTS IF IT WERE APPROVED? DO WE KNOW. IS THAT HAVE WE GONE THAT FAR? I CERTAINLY HAVEN'T MADE THAT CALCULATION, BUT THERE'D BE A 25 FOOT BUFFER FROM THE NORTHERN PROPERTY LINE. OKAY. WHAT'S THE WIDTH OF IT? THAT'S THE NEXT QUESTION IS HOW WIDE IS. THE LOT OR IS IT 100. AND 75 FOOT 75. 
          YEAH. SO 50FT. YEAH. WELL I'M GOING TO JUMP IN IF IT'S ALL RIGHT. YEAH. I HEAR YOU LOUD AND CLEAR, SIR. I UNDERSTAND EVERYTHING YOU'RE SAYING. I'M GOING TO SIDE WITH THE RESIDENTS ON THIS ONE. AND FOR MY PART, I'M GOING TO MOVE TO ACCEPT STAFF'S RECOMMENDATION THAT IT'S INCONSISTENT. I'LL SECOND THAT. WE HAVE A MOTION A SECOND. ANY DISCUSSION, MR. CHRISTIE? YES, MA'AM. CALL THE ROLL. SORRY. CALL THE ROLL, MR. DAFFEN. YES, MA'AM. MR. CARTER. YES, MA'AM. 
          MR. HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. NEXT. ITEM NUMBER FIVE, THE COMMISSION TO CONDUCT A LEGISLATIVE PUBLIC HEARING APPEALED. LDR 20250141 TO CONSIDER REQUEST TO REVISE CHAPTER FIVE. CHAPTER 25 PARKING AND ON SITE CIRCULATION OF LAND DEVELOPMENT REGULATIONS. THE REVISIONS PROPOSED TO CHANGE PARKING REQUIREMENTS WITHIN THE BEACHES SPECIAL TREATMENT ZONE. 
          STAFF PRESENTATION WILLIAM PORTER. THANK YOU, MR. CHAIRMAN. STAFF IS PROPOSING TEXT AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS. THESE REVISIONS TO CHAPTER 25 INCLUDE THE FOLLOWING. IN TABLE 25 120 5.1 PROPOSES LANGUAGE TO REVISE THE PARKING REQUIREMENTS FOR RESIDENTIAL USES WITHIN THE BEACHES AREA SPECIAL TREATMENT ZONE. THESE REQUIREMENTS ARE CONSISTENT WITH THE CITY OF PANAMA CITY BEACHES PARKING REQUIREMENTS WITHIN THEIR FRONT BEACH OVERLAY DISTRICT. CAN YOU HOLD IT DOWN, PLEASE? BACK THERE. THANK YOU. SORRY, WAYNE. 
          GO AHEAD. STAFF RECOMMENDS THE COMMISSION CONDUCT THE PUBLIC. BY. DID YOU THINK SO? THANK YOU. 
          THANK YOU FOR THE. THANK YOU. TO THE PODIUM. AND I WENT IN THE BEDROOM THE OTHER DAY. OH, MAN. 
          BLOOD SUGAR. NEED TO STAY WITH HER. OKAY. GO BACK IF YOU DON'T MIND. I THINK I'LL JUST START OVER FROM THE BEGINNING. YEAH, YEAH. STAFF IS PROPOSING TEXT AMENDMENTS TO THE LAND DEVELOPMENT REGULATIONS. THESE REVISIONS TO CHAPTER 25 INCLUDE THE FOLLOWING. TABLE 25.1 PROPOSES LANGUAGE TO REVISE THE PARKING REQUIREMENTS FOR RESIDENTIAL USES WITHIN THE BEACHES AREA SPECIAL TREATMENT ZONE. THESE REQUIREMENTS ARE CONSISTENT WITH THE CITY OF PANAMA CITY BEACHES PARKING REQUIREMENTS WITHIN THEIR FRONT BEACH OVERLAY. DISTRICT STAFF RECOMMENDS THE COMMISSION CONDUCT A LEGISLATIVE PUBLIC HEARING. FIND THE PROPOSED AMENDMENTS CONSISTENT WITH THE COMPREHENSIVE PLAN AND LAND DEVELOPMENT REGULATIONS, AND FORWARD RECOMMENDATION TO THE BOARD OF COUNTY COMMISSIONERS TO APPROVE THE PROPOSED AMENDMENTS. 
          WE DID NOT RECEIVE ANY PUBLIC COMMENT REGARDING THIS ITEM, AND I'M HERE TO ANSWER ANY QUESTIONS YOU MAY HAVE. SO, WAYNE, IS THE GROSS FLOOR AREA DEFINED? WHERE'S THAT? WHERE IS THAT DEFINED? I MEAN, WELL, LET'S SAY DOES THAT INCLUDE I'M SURE THAT INCLUDES IS IT INCLUDING EACH 
          [00:50:07]
LEVEL AND PORCHES AND GARAGES. CORRECT. YEAH. SO EACH FLOOR IS CUMULATIVE AND ANY, ANY APPENDIX OF THE HOME THAT'S CONNECTED LIKE A PORCH OR PATIO WOULD BE INCLUDED AS WELL. SO IF IT'S A THREE STORY HOME, IT'S THE GROSS FLOOR AREA OF ALL THREE FLOORS. CORRECT? OKAY, OKAY. AS LONG AS THAT'S DEFINED, I WAS THAT'S THE ONLY THING I SAW WITH THIS. THIS MAKE SURE Y'ALL REALLY ENJOYED LOOKING AT THAT PARKING. YEAH. THAT'S WHAT ARCHITECTS DO AT NIGHT RIGHT. I CAN. I CAN RESEARCH AND MAKE TO SEE IF WE HAVE A DEFINITION. IF NOT, I CAN. I CAN WORK TO MAYBE ADD A FOOTNOTE WITH THAT DEFINITION AS WELL. I THINK IF WE I THINK IF IT'S AMBIGUOUS WE IT SHOULD BE DEFINED. SO GOING FORWARD BECAUSE I CAN SEE SOMEONE COMING IN AND SAYING, OH, THAT'S JUST THE FIRST FLOOR. WELL NO, IT'S ALL FLOORS. WELL IT DOESN'T SAY AND YOU GOT A FUTURE BATTLE. 
          YEAH. YOU DO THAT. ANYBODY OTHER QUESTIONS. SO OPEN UP PUBLIC PARTICIPATION. YOU WANT THE PUBLIC WANT TO SPEAK ABOUT THIS. GOT EXCITED THESE DAYS. ONE DAY. YEAH. YEAH. ALL RIGHT NOW. SO WHERE DO WE GO FROM HERE, WAYNE. IF YOU REVISE THAT. WELL, I BELIEVE YOU. YOU COULD MAKE A RECOMMENDATION TO APPROVE OR TO RECOMMEND APPROVAL WITH THE CONDITION THAT WE DEFINED PENDING REVIEW OF THAT AREA. YEAH, YEAH. UNLESS YOU WANT THIS TO COME BACK TO YOU. NO NO NO NO NO NO NO. YEAH. YES. THAT'S. CAN YOU MAKE THAT. SO MAKE A MOTION TO APPROVE STAFF'S RECOMMENDATION PENDING REVIEW AND DEFINITION. REVIEW OF GROSS FLOOR AREA. GROSS FLOOR AREA. 
          OKAY. THAT SOUNDS GOOD TO ME. OKAY, I'LL SECOND THAT. OKAY. WE HAVE A MOTION. SECOND. ANY DISCUSSION? CALL THE ROLL, PLEASE, MR. CHRISTIE. YES, MA'AM. MR. DAFFEN. YES, MA'AM. 
          MR. CARTER. YES, MA'AM. MR. HARMON. YES, MA'AM. MR. HONEYCUTT. YES, MA'AM. NEXT ITEM. ANY COMMISSION MEMBER ITEMS? ANYBODY? ALL RIGHT, BASED ON YOUR PHONE, YOU'RE EXCITED ABOUT FOOTBALL SEASON, AREN'T YOU? YEAH, A LITTLE BIT. THAT WAS GOOD. THAT'S GOOD TIMING. 
          WELL, ACTUALLY, ACTUALLY, THE GUY THAT CALLED, HE'S A FLORIDA GATOR, AND EVERY TIME HE CALLS IT, IT RAINS FOR THAT. SO. OKAY. YEAH. ALL RIGHT. WE'RE
* This transcript was compiled from uncorrected Closed Captioning.