The meeting commenced with a discussion of Ordinance 2025-20, which mandates municipalities to establish procedures for reviewing and approving certified recovery residences. This ordinance requires the inclusion of a process for reasonable accommodation requests to ensure that local land use regulations do not hinder the establishment of such residences. The commission deliberated on whether applicants should reapply if they wished to change levels of certification, as outlined by Florida Statute 397.311. Concerns were raised about how changes in certification might affect neighborhoods, and it was agreed that public notifications should be mandatory for any changes.

An attorney advised that while drafting a new application process was unnecessary at this point, clarifying the ordinance to formally acknowledge changes in certification levels would be prudent. The commission ultimately approved the ordinance, with amendments to include clarifying language about application processes for level changes.

The discussion then shifted to proposed amendments to the C3 and C4 zoning districts, based on recommendations from the recently adopted master plan. The commission focused on the potential for vertical mixed-use development on smaller lots, which are currently hindered by proportional density intensity calculations. These calculations often penalize mixed-use projects by requiring developers to dedicate more lot area for commercial use, thereby reducing residential density. For example, in the C3 zoning district, a development could lose approximately 1.81 square feet of lot area for each square foot of commercial space.

The commission explored whether to pursue changes necessitating a plan amendment or proceed with a more extensive ordinance. They considered integrating countywide rules on mixed-use developments into the city’s comprehensive plan and land development regulations.

The commission acknowledged that while the city would not create another activity center, amending the land development regulations could guide the development of smaller neighborhood centers in line with the master plan’s vision. There was a consensus that ensuring the economic viability of smaller lots is important for supporting local businesses and preventing larger developments from overshadowing community needs.

The topic of property maintenance also featured prominently in the meeting. A resident voiced frustration about neglected properties in their neighborhood, citing issues such as overgrown grass and abandoned pools. It was noted that current fines of $50 to $100 for neglect are ineffective, and the enforcement process is limited by private property rights. The conversation underscored the need for code revisions to grant the city more authority to address properties causing nuisances, such as abandoned pools that can become biohazards.

Further discussions addressed the challenges of enforcing timelines for property repairs and rebuilding following significant damage. The commission considered a proposal to extend permit fee waivers for 18 months, with the possibility of extending it to 36 months. This aligns with state regulations on recreational vehicles (RVs) and aims to balance the need for repairs with the urgency to address unpermitted work and vacant properties.

Concerns were expressed about the ongoing lack of action from property owners, with substantial damage letters having been sent but not always acknowledged. The commission emphasized the necessity of a clear communication strategy.

The meeting concluded with discussions on procedures for rebuilding versus repairing properties. The commission agreed on the importance of tracking individuals who intend to rebuild rather than merely repair, with a proposed 24-month period for homeowners to secure a repair permit or submit a letter of intent to rebuild. The need for better tracking and documentation was acknowledged, particularly concerning Federal Emergency Management Agency (FEMA) rules and the implications for pre-firm structures.