During the recent Madeira Beach Planning Commission meeting, a discussion unfolded regarding the amendment of the city code concerning accessory structures, specifically focusing on open accessory structures such as Tiki huts, and the alignment of standards for enclosed accessory structures across different types of residential uses. The commission aimed to streamline the regulations and avoid redundancy in the code, particularly addressing the measurement of the area of open accessory structures and proposing that open accessory structures be defined as having two or more open sides.

A significant portion of the meeting revolved around outdoor kitchens and the environmental impact of their wastewater. Commissioners considered amendments to require outdoor kitchens with a water line to have a drain connected to the sewer line if they were supplied with city water, with the intention of safeguarding the environment. The necessity of an inline isolation valve for outdoor kitchens containing a sink was also discussed, highlighting the responsibility of the commissioners to make environmentally sound decisions. Concerns were raised over the potential environmental impact of allowing sink wastewater to drain into yards or canals, which could worsen water quality. A strong consensus emerged that a mandatory connection to the sanitary sewer should be implemented to prevent any additional environmental damage.

The commission also contemplated the definition of an outdoor kitchen, which could include elements such as counter space, a grill, a sink, a miniature refrigerator, and potentially electric stoves. It was important to differentiate between a simple fish cleaning area and a fully equipped outdoor kitchen, which would be subject to stricter regulations. The concept of cheeky huts was clarified, noting that these structures, built by certain tribes and exempt from the Florida building code, are not permitted to have water and electric connections, as opposed to outdoor kitchens that could have such utilities.

Furthermore, the commission engaged in a detailed examination of the city’s planning framework, exploring how to manage growth and development while respecting the character of the community and aligning with broader countywide planning objectives. The creation of six new zoning districts was a response to previously identified inconsistencies where the city exceeded countywide plan maximums for development intensities and densities, particularly along Gulf Boulevard. Amendments were made to address these issues, with the introduction of character districts reflected in the special area plan connected to the comprehensive plan.

The commission discussed the role of buffering requirements and the inclusion of different standards for elements such as landscaping, sidewalks, driveways, and parking. The introduction of development agreements as a tool for managing higher intensity and density was explored, which would require adherence to county standards and could allow for greater flexibility in achieving higher density or intensity in a way that benefits the community. Concerns were addressed about ensuring new developments benefit the community, with an emphasis on maintaining commercial focus and avoiding excessive temporary lodging density.

The meeting also covered the process of the activity center zoning. The John’s Pass Village Activity Center was scheduled to go before the county on February 20th and would subsequently return to the Board of Commissioners (BOC) for final action. A motion was made to accept Ordinance 2024-02 with the amendments discussed during the meeting, which carried forward after a unanimous vote.

Lastly, the commission addressed the communication of its proceedings, confirming that meetings were live-streamed on YouTube with a live chat feature for public interaction. The next meeting was scheduled for Monday, March 4, at 6 pm.