The meeting’s most contentious topic was the amendment request from 1560 Boone LLC to alter the Windmir Point Commercial Planned Unit Development (PUD) at 11961 Northwest Federal Highway. This amendment proposed the development of a 1,995 square foot Popeye’s restaurant with dual drive-through lanes, replacing an originally approved 2,800 square foot mixed-use structure. The shift to a singular restaurant use aimed to reduce the afternoon peak hour traffic and simplify site logistics, stripping away previously planned retail components. The new plan would utilize 103 existing parking spaces and add 60 more, meeting the restaurant’s needs of 25 spaces.

However, the discussion quickly turned to the restaurant’s proposed signage plan, which included a total of 10 signs. The board scrutinized this aspect, as it exceeded typical signage allowances under the city’s land development regulations. Staff recommended against the additional signage, asserting it was inconsistent with existing plaza aesthetics.

Board members questioned the necessity of such extensive signage, especially since previous approvals had granted signage for a larger PDQ restaurant. An existing monument sign from a 2015 ordinance, which did not require new approval, was noted as part of the original business model for the site. Despite these clarifications, the board remained divided on the signage’s visual impact, with some members advocating for architectural consistency with the surrounding area.

Public concerns also heavily centered on traffic and safety issues. Resident Lloyd Neville highlighted potential hazards associated with the restaurant’s access points, particularly for southbound customers on the highway. He criticized the outdated 2017-2018 traffic study used in the proposal, urging the board to account for increased congestion due to nearby apartment developments. Neville and others suggested additional measures, such as vegetation walls and improved landscaping, to mitigate these issues.

Another resident, Peg Conic, echoed these traffic concerns, pointing to the challenges posed by the new two-lane drive-through design. She feared increased congestion and safety risks at the Windemir Drive intersection, urging the board to consider landscaping improvements and proper waste management to address existing litter problems. Joan Dickinson, a nearby community member, added that the double drive-through could compromise the neighborhood’s walkable and friendly character, prioritizing vehicles over pedestrian safety.

The board discussed how to balance these community concerns with the proposed development’s commercial interests. A motion was made to reduce the number of signs and modify the architectural style to align better with the existing plaza. The board acknowledged that while national franchises have established design guidelines, they should strive for a style that complements the seaside town’s aesthetic. The possibility of allowing staff to work with the applicant on design modifications was suggested, avoiding the imposition of a specific style in the development order.

The meeting’s discussions touched on other significant proposals, such as a major amendment to the Steuart Landings 2 commercial planned unit development. This proposal involved a new 470-square-foot convenience restaurant adjacent to an existing Burger King, with a focus on reduced traffic impact and adherence to community architectural standards. The board expressed interest in ensuring that new developments did not exacerbate traffic congestion or deviate from the community’s visual character.