The commission began by discussing the proposed changes to the fence code, aiming to create consistency in fence height requirements across zoning districts and establish clarity around swimming pool enclosures, particularly in rear yards on the water. The debate around these amendments was robust, with discussions on how to handle nonconforming structures and shared fencing on multiple adjacent properties.

The commission also discussed the John’s Pass Village Activity Center zoning workshop, which involved a review of local land regulations, the comprehensive plan, and zoning for the Activity Center. The discussion focused on creating new zones with primary uses, accessory uses, and special exceptions. Setbacks and building heights measured from the design flood elevation were also considered, along with the possibility of adopting a four-foot freeboard.

During the meeting, the commission addressed the issue of setbacks for waterfront properties and the challenges posed by the coastal control line (CCL).

The commission also delved into the existing zoning, setbacks, and height regulations for the boardwalk area, commercial core, and other character districts. They compared the existing setbacks and the tallest buildings in each district, with the highest building in the boardwalk area measuring just over 37 feet from design flood elevation. The difficulty in tallying step backs and the potential of measuring building height from the eve of the building to allow for additional height for roof pitch were also considered.

In the commercial core district, the existing setbacks and height regulations were reviewed, with a tie between the 34 feet from design flood elevation and the 55 feet of the tallest building. The idea of linking height regulations to the acreage of the property was discussed, along with ways to enhance outdoor cafes and pedestrian activity.

The commission covered topics related to zoning and building regulations in different areas of the city, including Main Street, John’s Pass Resort, and Fisherman’s Alley. The discussion here centered on maintaining the Main Street look and blending new construction with existing architecture. This included increasing setbacks for second floors or higher stories and addressing setback regulations for corner lots to ensure pedestrian-friendly environments.

Concerning site plan reviews, the commission considered revising thresholds for major site plan reviews to subject more buildings to Planning Commission scrutiny. A lack of design guidelines in the city was acknowledged, leading to limited oversight on building aesthetics, and the commission expressed interest in implementing such guidelines, especially in John’s Pass Village.

The intensity of mixed-use zoning regulations for buildings on Pelican Lane was debated, with discussions on maintaining current building heights and considering changes related to parking structures. There was also a conversation about traditional Village C1 zoning, with a focus on setbacks, building heights, and design guidelines.

The transitional zoning along Gulf Boulevard was discussed, specifically the R3 zoning on the beach side and the mix of residential and commercial properties. The commission emphasized the importance of maintaining current building height regulations and considered the impact of existing buildings, including variances and planned developments.