One notable issue discussed was the proposal to change the height restriction to 37.5 feet to comply with legal requirements. The commissioners debated how this new height limit would impact the Boardwalk area, particularly considering factors like architecture, parking, and pedestrian access. Attention was paid to the height measurement from the design flood elevation, a concern due to Madeira Beach’s designation as a special flood hazard area. The community development engineer, Marcy Forbes, clarified that in coastal A or velocity zones, the lowest structural member must be at or above the design flood elevation, while in other areas, the finished floor must be at the design flood elevation.

Another topic was the handling of legally non-conforming structures, especially those built before the current zoning code. The difficulty in obtaining building plans for older structures was acknowledged, with the commissioners resorting to the property appraiser’s website and Google Earth to estimate setbacks. Hubbert’s Restaurant was cited as a specific example that might require adjustments to meet new flood maps and freeboard requirements.

The meeting also saw discussions on the proposed zoning map for the John’s Pass Village Activity Center’s character districts. The community development director, Jenny Rowan, emphasized the need for zoning to correspond with the local land regulations, including the countywide plan, comprehensive plan, and the code of ordinances. She stressed the importance of the technical details of height measurement and setbacks in relation to the design flood elevation.

In discussing the Commercial Core District, the commissioners deliberated on proposed setbacks and height adjustments, with particular focus on front, side, and rear setbacks, and the impact of a 55-foot building’s height on the area. Pedestrian safety and the importance of sidewalks in determining setbacks were highlighted.

The debate on maintaining the current height and setbacks was lively, with various tables proposing different front and rear side setbacks to accommodate pedestrian use. Larger lots were suggested to have larger side setbacks. The potential to increase height to 44 feet for commercial use was discussed, with opinions divided on whether it should match the height of the low-intensity mixed-use district.

Landscaping, drainage, and building safety, including line of sight and hazards for motorists, were also addressed. The commissioners evaluated variances granted to buildings in the early 2000s and their implications for current zoning decisions. Discussions then transitioned to the R3 zoning district in the John’s Pass Resort area, focusing on accommodating smaller properties to rebuild within their current footprint, a matter of particular concern in the event of a disaster.

The traditional Village and transitional Districts were not overlooked, as there were calls to maintain the current setback and height regulations in the traditional Village. The potential impact of amplified music and rooftop bars on the residential character was a concern. In the transitional District, protecting the residential feel was a priority, with discussions about how setback requirements based on lot size could affect single-family residences.