The primary focus of the meeting was on application 23-156, which sought site plan approval for a commercial fishing offloading and distribution operation on Island Drive. This application was a continuation from a previous meeting. The planning supervisor presented the request, highlighting that the site is located within the SDC transect district. The applicant had addressed three previously outstanding items: a utility availability statement, corrected site acreage, and specifications for a sediment and grease trap structure, all approved by the stormwater consultant.

Two concerns from the previous meeting involved solid waste generation and the types of truck transport to be utilized. The applicant clarified the waste generation figure, correcting it from an incorrect 100 tons to 41.6 tons per year, which aligns with typical waste generation for similar operations. The solid waste primarily consists of regular trash, including plastic and cardboard from fishing activities. The applicant also addressed drainage issues, which were approved by the engineering consultant.

The facility will employ box trucks and small to moderate tractor trailers for transport. Revised plans included a concrete apron and loading zone compliant with land development code requirements. Concerns about tractor trailers blocking traffic on Island Drive were mitigated by a turn-off area for loading and unloading.

The staff recommended approval of the application, citing compliance with the comprehensive plan, land development code, and concurrency management systems, provided specific conditions were met. These conditions include adherence to flood, fire, and utility connection codes, consistency of construction plans with the site plan, and the six-month expiration of the site plan unless a building permit is issued.

Board members raised questions about the waste generation figures and drainage plans during the discussion. The applicant confirmed that the facility would not process fish but would only ice them down for transport, eliminating additional waste concerns related to fish preparation. Public comments were invited, but no affected parties appeared in support or opposition to the application. After confirming no further public comments, the board voted to approve the application.

Another notable discussion involved application 24-48, which sought conditional use approval for converting a commercial structure on Athens Street into a single-family detached dwelling. The property is within a commercial general future land use category and the waterfront development zoning district. The existing structure, built in 1960, has historically functioned as a store with an office/apartment but is currently vacant.

Board members discussed the property’s compliance with elevation requirements due to its flood zone location. Concerns were raised about the financial burden on the applicant if the conversion necessitated meeting current elevation standards for livable structures. Additionally, an encroachment issue noted in the property survey prompted questions about potential title issues. The staff confirmed no open code enforcement cases against the property, though there had been a history of issues on an adjacent property.

The staff recommended approval of the conditional use, emphasizing compatibility with the surrounding residential neighborhood and no negative impact on property values. Board members engaged in dialogue about the need for transparency regarding ex parte communications and potential conflicts of interest, particularly since some members were property owners in the vicinity. The board approved the conditional use application with staff conditions after further discussion and public comments.

The board also addressed a land use map amendment involving a controversial development and the preservation of wetlands. The proposed amendment aimed to change the future land use map designation for approximately 36.64 acres at 42501 US Highway 19 North from residential office general and preservation to recreation open space and preservation.

Concerns were raised about the potential for recreational facilities, such as tennis or pickleball courts, under the new designation, which could compromise the land’s integrity. The board discussed the legal aspects of the conservation easement associated with the project, noting its amendable nature and potential risks for future developments. Public comments emphasized the need for a balanced approach to property rights and community needs, with differing viewpoints on the implications of the proposed project.

The board voted on the land use amendment, with some members expressing support and others voicing dissent.

Additionally, the board reviewed application 24-46 related to ordinance 2024-06, which involves amending the Future Land Use Map of Tarpon Springs. The proposal included establishing a permanent public parking lot on Hill Street in the Sponge Docks character district. The parking lot, acquired by the city in December 2023, would feature 42 spaces, including two handicapped parking spots, a sandbag distribution site, and bike racks. The staff presented three conditions for approval, ensuring compliance with design standards, alignment with the approved site plan, and expiration of the site plan unless a building permit is secured.

The board approved the resolution unanimously by a roll call vote.