Ordinance 2024-9 was the primary focus, detailing the development standards for the Johns Pass Village Activity Center. This ordinance outlines specifications for various character districts within the activity center, including permissible uses, accessory uses, special exception uses, building site area requirements, setbacks, and maximum building heights. Amendments proposed by staff to clarify terms in the ordinance included changing “open rooftop and terrace use” to “open rooftop balcony and elevated terrace use” and clarifying height measurements for buildings in relation to ground floor commercial and parking structures.

During the discussion on Ordinance 2024-9, public concerns were raised about noise from live or amplified music on open rooftops. Tom Edwards, a resident of District One, expressed his worries about potential disturbances. He proposed a provision to prevent amplified music within 500 feet of residences, citing that sound carries easily in the environment.

In response, a staff member clarified that an existing noise ordinance governs such matters. It was noted that discussions regarding the noise ordinance and alcohol regulations would be tabled for a subsequent Board of Commissioners workshop.

The Planning Commission ultimately decided to handle noise and alcohol regulations separately through the established noise ordinance, highlighting the complexity and potential for overlap between zoning regulations and noise control measures. Following this, a motion was made to approve Ordinance 2024-9, including the recommended amendments discussed during the meeting, which was seconded and passed unanimously.

The commission then moved on to Ordinance 2024-10, which involved renaming the existing C1 zoning district to reflect the Johns Pass Village Activity Center. This ordinance proposed reverting the C1 zoning district to align with the new development standards approved in Appendix D. The city staff clarified that the entire C1 zoning district would now encompass the Johns Pass Village Activity Center and include various designations outlined in the appendix. The motion to approve this ordinance was made, seconded, and passed unanimously.

Ordinance 2024-11, a quasi-judicial matter, sought to rezone the entire Johns Pass Village Activity Center to the newly designated C1 Johns Pass Village Activity Center zoning district. It was stated that the comprehensive plan for Madeira Beach and the countywide plan map would support this rezone. Witnesses were sworn in to provide testimony, but only city staff presented evidence, reiterating that the C1 zoning district would accommodate all six character districts as detailed in Appendix D. The commission approved this ordinance unanimously after a brief discussion.

Next, Ordinance 2024-12 aimed to amend the existing C2 zoning district, specifically the boardwalk area, by renaming it as “reserved.” City staff explained that this change was necessary since the area would be entirely rezoned to the C1 category under the Johns Pass Activity Center. The motion to approve this ordinance also passed unanimously.

The commission reviewed Ordinance 2024-D13 concerning the Madeira Beach Town Center, aiming to codify specific intensities, densities, and impervious surface ratios part of the Town Center’s special area plan. A modification was proposed to amend language regarding open rooftop uses to include balconies and elevated terrace uses accessible to multiple residential units. After addressing this change, the commission prepared to deliberate on the ordinance, which had been previously discussed in prior meetings.

The series of ordinances were characterized by a methodical approach to zoning.

The Planning Commission emphasized the importance of aligning the special exception for open rooftop uses with ongoing revisions to regulations concerning alcohol and noise ordinances, particularly in relation to John’s Pass. A motion to approve ordinance 2024-15 concerning R3 zoning, aligning it with the Madeira Beach Town Center Special Activity Project and including amendments regarding open rooftop terraces and elevated uses, was made and passed unanimously.

The meeting concluded with a discussion on inconsistencies within the Plan Development (PD) zoning regulations. Staff identified areas requiring clarification and alignment with the comprehensive plan. Proposed changes included defining PD zoning, addressing permitted uses, and adjusting dimensional regulations. The commission stressed the need for cohesive and clear regulations aligning with the community’s vision, with future discussions anticipated to ensure comprehensive review before presenting changes to the Board of Commissioners for final approval.

The Planning Commission also discussed amendments to the local floodplain management codes, initiated by the Florida Department of Emergency Management and FEMA, due to updates in the Florida building code. These amendments aim to update definitions, technical codes, and floodplain management regulations.