The meeting’s most contentious topic was the proposed rezoning of parcels at the southwest corner of River Gulf, intended for outdoor RV and boat storage. City planner Tammy Verana presented the request, explaining that the comprehensive plan amendment aimed to change the future land use category, but staff evaluations found the proposal inconsistent with the city’s objectives of preserving existing compatible land uses. Concerns were raised about potential adverse effects on the neighborhood and diminishing property values. The applicant, Ryan Daly, representing the property owners, expressed intentions to utilize the property for storage, but board members questioned the possibility of pursuing a variance instead of rezoning.

Some community members suggested that the area had previously hosted problematic residential properties and that converting to commercial use could enhance community investment. Others, including a property owner across the street, supported the storage facility, citing the absence of issues with the proposed use. However, board members expressed apprehension about setting a precedent that could lead to further commercial encroachments, potentially disrupting the residential character of the neighborhood.

Discussions also revisited the historical context of the property, previously zoned for commercial use but re-zoned back to residential. It was noted that the property had been a haven for undesirable activities until the demolition of a blighted structure. Acknowledging the need for RV storage within the city, a board member suggested approving the application with limitations, restricting the future use of the property to RV storage only.

The board considered various access points for the proposed facility, with suggestions to locate the entrance away from the residential area to minimize impact. The applicant clarified intentions to use an existing access point, minimizing interference with residential traffic. Proposed conditions for approval included installing a six-foot solid fence to shield the storage facility from view.

In addition to zoning matters, the board unanimously approved a motion to redesignate three parcels from residential to commercial mixed-use under ordinance 20. They also passed ordinance 25710, changing the zoning designation from R2 2-family residential to C3 General commercial, with conditions limiting site use to boat and RV storage with access solely from River Gulf Road.

Discussions progressed to comprehensive plan amendments aligning city regulations with state statutes following the latest evaluation and appraisal notification from Florida Commerce. Proposed updates addressed transportation infrastructure, conservation, coastal management, and intergovernmental coordination. The amendments aimed to enhance coordination with other jurisdictions for transportation and recreational traffic.

The board also reviewed a water supply facilities work plan for 2025 to 2035. Intergovernmental coordination changes emphasized mandatory dispute resolution processes, replacing previous voluntary approaches.

The conservation and coastal management element received attention, requiring updates to address state mandates on flood risks. Proposed evaluations addressed groundwater management and surface water pollution, emphasizing natural and cultural resource preservation and coastal resiliency. The board recognized the importance of community engagement in shaping policies, noting that outdated information must be replaced with current data and analysis.

Concerns were raised about the comprehensive plan’s vagueness, with comparisons to policies in Los Angeles during wildfires. The speaker clarified that the plan serves as a flexible framework rather than a strict code, reflecting community desires when adopted. The necessity of adopting the plan to maintain funding opportunities and align local policies with state statutes was affirmed, with a focus on addressing flood potential and hurricane evacuation.

The meeting concluded with a proposal to table the comprehensive plan amendments discussion until the next session, allowing more time to consider the recommendations. The motion received unanimous support.