The ordinance 2024-25’s passage marked an important step towards refining the city’s zoning laws, specifically concerning fencing requirements. The ordinance now includes provisions that mandate fences around swimming pools and addresses the inclusion of non-conforming fences, gates, hedges, or walls. The final draft presented to the commission displayed alterations from previous versions, notably the adjustment of the definition of the building line to be less restrictive, which aimed to accommodate the unique characteristics of various property types. The ordinance also tackled concerns such as the width of block walls and the issue of gaps between fences on adjacent properties. After a thorough discussion, the commission’s unanimous approval highlighted a consensus on the need for updated and fair regulations governing property features.

Another topic during the meeting was the draft ordinance for the John’s Pass Village Activity Center. The ordinance sought to preserve the area’s existing built environment and characteristics while upholding height limits and encouraging pedestrian-friendly designs. It was structured to include principal and accessory uses, with a clear stance against drive-through facilities. Additionally, the commission debated building site area and setback requirements, emphasizing the importance of pedestrian access and the prohibition of flat roofs. The height limits were proposed to correlate with lot sizes, incorporating architectural features without creating imposing structures. The draft ordinance also called for feedback on design standards and guidelines, such as shielding mechanical equipment and adhering to aesthetic standards for new buildings. The commission faced challenges with residential density regulations, particularly in light of the County’s rejection of a past comprehensive plan ordinance. This prompted adjustments to minimum lot size requirements and a discussion on ensuring that larger lots provide more setback to accommodate diverse property uses.

Deliberations continued on the density and regulations related to residential and overnight accommodations. The commission examined the differences in density requirements for these two types of properties, addressing the maximum unit area for overnight accommodation and restrictions on time shares or permanent non-tourist dwelling units. There was a mention of a 30-day limitation for leasing to non-owners. Additionally, there were discussions on the measurement of building height from the design flood elevation and the inclusion of ground floor retail spaces in relation to floor area ratio calculations.

The enforceability of design guidelines and standards for new developments was a point of contention, with concerns about vague language and a need for additional oversight. The suggestion to apply guidelines throughout the city, not just in John’s Pass Village, and for odd-shaped lots was also brought up. The commission discussed the next steps for the draft, including a review by Pinellas County and an upcoming workshop for the master plan. Additionally, there was a proposal for the commission to have more decision-making power in the development approval process.

The Planning Commission also discussed the need for changes to the city code to more effectively enforce development requirements and debated the extent of their review authority. Some members suggested establishing an Architectural Review Board and expanding the code’s scope. The conversation touched on the thresholds for major site plan reviews and the importance of public input in the decision-making process.

Lastly, there were discussions about the city manager’s role in agenda control and the need for more resident input on new developments. The aesthetics of new buildings and the need for proactive involvement in the review process were addressed. The possibility of expanding the Planning Commission’s responsibilities was considered, and there was a debate on issues related to ADA accessibility in John’s Pass, as well as building restrictions along the water.