The most notable portion of the meeting addressed a special exception request by William Thomas of Unlimited Permit Services, Inc. to construct a 105 linear foot seawall, a 275 square foot dock, and a boat lift with a capacity of 33,000 pounds. The planning board reviewed aerial views and existing conditions of the site, noting the removal of prior marine structures. Discrepancies between the proposed plans and those authorized by the Florida Department of Environmental Protection and the Army Corps of Engineers were highlighted, particularly concerning the seawall’s elevation and dock dimensions. The board emphasized the importance of compliance with local zoning laws, noting the current seawall alignment was consistent with an earlier damaged rock wall.

The board was informed that the proposed seawall cap width and dock width adhered to the town’s maximum allowance of eight feet, measured from the base of the seawall rather than the property line. However, the requirement for sod or artificial turf from the property line to the seawall cap, as specified in the code, was debated. One board member argued for practicality, suggesting a hardscape pathway would prevent dirt transfer onto boats, while another member insisted on adhering to code requirements.

A representative of the applicant clarified that the fill material, consisting of compacted sand and dirt, would ensure stability. Concerns about erosion, particularly during heavy rains, were mitigated by assurances of proper compaction and the use of grass or turf as the final surface. Despite differing opinions on the practicality of sod requirements, the board approved the application subject to conditions including securing a landfill permit and complying with the stipulation against hardscapes in a specified area.

Another focal point of the meeting was the discussion on proposed amendments to the town code of ordinances, informed by an evaluation and appraisal review. The discussion revolved around the comprehensive plan’s flexibility, particularly in affordable housing policies. Members debated the need for clarity in policy language to ensure local zoning laws are prioritized.” There was a consensus on the need for policies that would offer the town robust standing against potential external mandates from state or federal levels.

The board also tackled the practicality of current zoning regulations surrounding hardscapes leading to docks. Existing code stipulations that hard surfaces must be made of porous materials no closer than four feet to the property line and not exceed four inches above grade were scrutinized. The board discussed the potential for recommending amendments to the town commission to allow for more practical applications, such as enabling hardscapes to extend past property lines when abutting a waterway. This discussion concluded with a motion to propose changes to section 30-66 C of the ordinance, allowing for such hardscapes.