CITY OF APALACHICOLA PLANNING & ZONING BOARD QUASI-JUDICIAL PUBLIC HEARING MONDAY, October1 14,2024 City Meeting Room-746"Street  Agenda  (Planning Report & Comments from Letters will be available 1 week prior to the meeting, 10/7/24.)  Quasi-Judicial Public Hearing: Immediately following Regular Meeting @ 6:00PM  1. Discussion & Decision for proposed Bed & Breakfast use int the C/2 Zone at 90 gths Street, more specifically described as Block 32 Lot 3 for Daphne Evanoff-Owner; Representative-s Self. Applicant  isr requesting approval of a special exception for a Bed & Breakfast.  Other/New Business: Outstanding/UnresoNved Issues:  In our continuing effort to keep the citizens of Apalachicold informed, this agenda is posted on our website at wahoopalechiobcon prior to the scheduled. meeting for public review. Additional information such as the City Land Development Code and zoning related maps, along with other development information is also available on the website for your convenience. Please direct any questions concerning items on this agenda or the Planning & Zoning Board to Bree Robinson (850)323-0985 or brobinson@ctyolapoldpalachlcols.com,    Mayor Brenda Ash Commissioners Anita Grove Adriane Elliott Despina George Donnal Duncan  City! Manager Travis Wade Finance Director Leel Mathes City Clerk Sheneidra Cummings City Attorney Dan Hartman  CITY OF APALACHICOLA  7831  192 Coach Wagoner Boulevard Apalachicola, Florida 32320 850-653-9319 . Fax 850-653-2205 wwdlyolapalaccoacom  Bree Robinson - City Planner  10/9/24  P&Z  Public Hearing 10/14/24 City Staff Report  Background: P&ZI Public Hearing:  The following special exception requests items will be discussed, considered, and decided upon at the 10/14/24 1. Discussion & Decision for proposed Bed & Breakfast use ini the C/2 Zone at 90 8th Street, more specifically described as Block 32 Lot 3 for Daphne Evanoff- Owner; Representative -Self. Applicant is requesting approval ofa a special exception for al Bed & Breakfast.  Advertisements giving public notice oft these requests and thej publicl hearing were) published in The' Times on 9/26/24, 10/3/24, and 10/10/24. The advertisement languagei is within the agenda packet.. A Public Notice sign was also posted on thej property by 9/20/24.1 The content oft the signi is attached to this report. Citizen Input was sought out through letters sent outt to abutting and nearby property owners 9/16/24 with direction to either return thel letters to City Hall with comments, email comments, or attend the Public Hearing. Comments will be  noted under Citizen Input Findings. Citizen Input Findings & Report:  Thel letters sent out gave al brief overview oft the requests and had a form on the back for citizens to fill outi ift they were for or against the Special Exception request and give comments on why or why not. 371 letters were: sent out on 9/16/24 and two were received back.. Any comments received after this date will bej presented at the meeting  by staff. Thei results of thesel letters are:  For: 2 Comments: N/A  Against: 0 Comments: N/A  Letters are available forviewing at City Hall with a publici records request.  1    The P&ZI Board is tasked with reviewing the Special Exception request and determining ifiti is consistent with the provisions ofthe Schedule of] District Regulations andi in harmony with the purpose and intent served by thel LDC. The P&ZI Board is also tasked with determining whether the Special Exception would adversely affect thej public  interest. Questions for thel board:  1. Isthis) request in harmony with thej purpose and intent served byt thel LDC?  a. The C-2 Zone is the Neighborhood Commercial zone. This zonei isi intended to include retail, professional, office, financial, and other conventional commercial activities. Certainly, al Bed & Breakfast, is a commercial endeavor, but does this use lean into the purpose and intent oft this zone? a. This location is a direct neighbor to twol local businesses and is otherwise surrounded by City b. Any B&B activities would be subject to the City noise ordinance in the event of loud activity. 3. Are there any appropriate conditions: and safeguards in conformity with the City code that the P&Z a. Examples include: landscaping, parking, right-of-way clearance, etc. There has been concern over adequate parking being provided for the guests - the City LDC requires that parking be contained on-site and the parking requirements require 1 parking spot) per dwelling. For this development2 2 on-site parking spots are required. Applicant has submitted aj parking plan that can accommodate two 10'x20' parking spaces on site, but this may require the fence to be moved ins some. b. This] property is listed on the FMSF as a Contributing structure - should there be any safeguards tied to the duration ofthis Special Exception to aid in the protection of this location?  2. Ifgranted, would this request adversely affect the publicinterest?  owned properties.  Board would like to assign to thej project?  Possible Results: Ifthe P&ZI Board wishes to:  APPROVE the Special Exception  There will need to be discussion oni ifany safeguard conditions are stipulated for this project and if  the board would like to include at time limit for the approval.  DENY the Special Exception  There will need tol be al basis of denial stated. Ex: Thel P&ZI Board does not agree that the request is  inl harmony with thej purpose and intent oft the LDC for. this request will adversely affectt thej publici interest based on.  reasons or the P&ZI Board believes  Applicable Code:  Sec. 111-274.- C-2 neighborhood commercial.  (a)Districti intent. The provisions oft the C-2 districtare intended to apply to areas within convenient traveling distance to one or more neighborhoods wherein small groups or retail commercial, profesionaloficeand financial and other conventional commercial activities are permitted. This districtis not: intended to accommodate large-scale commercial or service activities or automotive (c)Special exceptions.. After public notice and hearing and appropriate conditions safeguards, the  or other type of more: intensive commercial activities.  planning and: zoning board may permit, as special exceptions the following:  (1)Bed and breakfasts. (2)Indoora amusements (pool, billiard, similaruses). (3)Service stations (no repair facilities). (4)Two-family. (5)Residential apartment units.  2    (e)(3)Other principal uses Setbacks a. Front: 15 feet. b.Side, interior lot: five feet. c.Side, corner. lot: five feet. d. Rear: ten feet. ((2)Other principal uses. a.I Lot coverage: 60 percent. b.F Permissible building height: 35 feet. (g)Applicable regulations. (1)Parking regulations. See section 111-288. (2)Sign regulations. See chapter113.  (3)Special exceptions. Unless otherwise specified, special exceptions must comply with development standards for principal uses. Ifdeemed appropriate by the planning and zoning board in order to grantaspecial exception, certain more stringent: standards may be (5)Stormwater management plans. Commercial development requiresa a department of  imposed.  environmental regulation permitted stormwater plan.  Sec. 101-60. - Planning & zoning board.  (9)Pursuant to thej policies regarding quasi-judicial hearing requirements adopted by the city on file in the clerk's office, the review and disposition ofi requests for special exceptions consistent with the provisions oft the Schedule ofl District Regulations and in harmony with the purpose and intent served by this Code. A conditional use may be allowed in a district by special exception. In deciding such questions as are involved in the determination of when special exceptions should be granted  and any appropriate conditions and safeguards attached thereto, the board: a.Shall find that such grant will not adversely affect the public interest  b. May prescribe appropriate conditions and safeguards in conformity with the standards set forth in this Code, the Code of Ordinances, the comprehensive plan adopted fort the city, and any other applicable land development regulation adopted by the governing board. c. May prescribe a reasonable time limit within which the action for which thes special exception was granted shall be commenced, completed orl both. d.s Shall conferwith the city commission prior to permit approval on alli impact  developments.  1.Requests for special exceptions shall be made in writing to thel building inspector, stating fully the nature of the use or: structure for which the exception is being sought. Such application, along with all documentation and: supporti material necessary in the consideration oft the requests, shall bej presented to the board staff 2.Public notice shalll be given ofaj public hearing and written notice thereofs shall be given to the owner or his authorized agent and, insofar as practicable, to owners of abutting properties and other properties directly affected by the request. In cases where property in question is adjacent to the city limits, the county planning department: shall be notified ofthe proposed special exception. All hearings shall be open to the publica and provide opportunity to any party who may wish to appearin person, or by agent or attorney. Applicants may! be required to assume such reasonable costs in connection with requests as may be determined by thel board 3.When, int the finding oft the board the grantingofas special exception is consistent with the intent and purpose served by the particularz zoning district for which the exception is sought and all other applicable provisions oft this Code, thel board shall notify the applicanti in writing by certified mail oft the decision and of any questions and safeguards attached thereto. The granting ofas special exception by thel board shall not confer upon the applicant any expressed authority to proceed with any  forj preliminary review and recommendations.  through action in setting of fees to be charged.  3    development not specifically permitted or for which no] permit has been issued  pursuant to division 3 ofthisarticle.  Attachments: Advertisements Letters Sent Area (in red) Letters Sent Public Notice Sign Applicant Original Submittal Applicant Submitted Parking Plan  4    NOTICE OF PUBLIC HEARING - PLAN- NING & ZONING CITY OF APALACHICOLA, FLORIDA The Apalachicola Planning & Zoning Board will hold a Public Hearing on Monday, October 14TH, 2024 immediately following the Planning & Zoning Regular Meeting at 6PMi in the City Meeting Room, 74 6th Street, Apalachico- la, Florida to address thei following special exception requests and receive citizen comments relating to proposed changes on the parcel listed below. Adecision will imme- diately follow. The following special ex- ception requests items will be discussed, con- sidered, and decided upon: 1.Proposed Bed &E Breakfast at 90 8th Street, more specifically described as Block 32 Lot3. Applicant is requesting approval of a special exception for a Bed & Breakfast use in the C-2Zone. The Apalachicola Land Development Code allows for such use if special exception approval is granted. Allinterested parties are encouraged to attend and be heard with respect to this request. Fort further information, contact the City Planner, Bree Robinson, at 850-323- 0985 or brobinson@ cityofapalachicola. com. September: 26, Octo- ber 3,10,2024  Th Times  ######    LeHevs Romi   1  o    NOTICE OF PUBLICI HEARING PLANNING & ZONING CITY OF APALACHICOLA, FLORIDA  The Apalachicola Planning & Zoning Board willl hold al Public Hearing on Monday, October 14th, 2024 immediately following the P&Z Regular Meeting at 6:00PM in the City Meeting Room, 74 6th Street, Apalachicola, Florida to address the following special exception requests and receive citizen comments relating to proposed changes on the parcels listed below. A decision will The following special exception requests items willl be discussed, considered, and decided upon: 1. Proposed Bed & Breakfast usei int the C/2 Zone at 90 gth Street, more specifically described as Block 32 Lot 3 for Daphne Evanoff- Owner; Representative- -Self. Applicant is requesting approval ofaspecial exception for a Bed & Breakfast. The Apalachicola Land Development Code allows for such use if special exception approval is granted. You are receiving this notice because you are an abutting or nearby registered property owner of one oft the above referenced parcels. We would appreciate your comments and ask that you please complete and return this form to the City of Apalachicola by: 4:00PM, Thursday, October 7th, 2024 fori inclusion in the staff report. Letters received after this date will be read aloud at the meeting by staff. Letters may be: sent back to City Hall Attn: Bree Robinson brobinson@ctyorapalachicola.com. All comments sent in are available by Public Records Request. You are also encouraged to attend the Public Hearing to be heard with respect tot this request. The agenda packet fori this meeting can bei found at wdyorpaacncon.com. City Hall, Attention: Bree Robinson, 192 Coach Wagoner Blvd., Apalachicola, FL32320 or email your comments directly to! brobinson@ctyofapalachicola.com, If you have any questions regarding this notice, please call the City Planner, Bree Robinson at 850)323-0985 or email probinson@ctyotapalachicola.com.  immediately follow.  192 Coach Wagoner Blvd. Apalachicola, FL32320 or emailed back to  Please send your response to  (The form is on the back of this page.)    Please circle your response: Special Exception #1:  FOR AGAINST Comments:  Property Owner Address: Property Owner of Block:  Lot:  Signature: Printed Name: Date:    Sig- Posted  APALACA  S9A 1831  PUBLICNOTICE  A SPECIAL EXCEPTION REQUEST FOR THIS PROPERTY HAS BEEN FILED WITH THE PLANNING & ZONING BOARD FOR USE AS A! BED & BREAKFAST IN THE C-2ZONE  A PUBLIC HEARING FOR THIS REQUEST WILL BE HELD OCTOBER 16TH @ 6:00PM IN THE CITY MEETING ROOM (746TH STREET) QUESTIONS? CALL 850)323-0985 OR EMAIL BROBINSONQCITYOFAPALACHICOLA.COM    Official Use Only Date Received: 9/12/24 Meeting Date: 10/14124 Fees Due: $1,600 Date Fees Paid: 5/12/34  ClyofApalachicola Planning & Zoning Applicationfor Special Exception  OWNER INFORMATION  REPRESENTATIVE INFORMATION  Owner Daphne Evanoff Address PO Box 1111 City. Eastpoint Phone (850)899-3715  Name . Email  State_ FL Zip. 32328 Phone  PROJECTTYPE  x Special Exception  REQUEST STATEMENT: (State your speclal exception request in onesentence.)  Request to allow short term rental  PROPERTY INFORMATION  Street Address (911 Address): 90A8th Street City & StateApalachiola,FL Parcel ID#: D4oasaM-s3nA02cmo Zoning District: C-2 FEMAI Flood. Zone: AE Current Zoning: C-2  Zip: 32320  Block: 32 Non-Historic District  Lot: 3  [x] Historic District  OFFICIALUSE ONLY  CurrentLand' Use: Pasiomha /ArSlo STAFF NOTES/RECOMMENDATIONS:  Shaef  Depat  FEES  Quasi-Judicial Special Exception Request  $1,600  NOTE: Please state in writing the full nature of the use or structure for which the special exception is being sought. Submit this application, statement, and any/all supporting material for the consideration of the request. The fee for a Special Exception application is due at time of submission. This is a conceptual approval through the City based on our Land Development Code (LDC.) Please be aware that other documentation may be required by thel Building Official.  1    CERTIPICATION  By signing below,Io certify that the information contained in this application is true and correct to the best of my knowledge at the time of application. Iacknowledget that I understand and have complied with all of the submittal requirements and procedures and have read and understand the following:  1. I/We hereby attest to the fact that the above supplied property address(es), parcel numbers(s), and legal description(s) is(are) the true and proper identification oft the area oft this petition. 2. I/We authorize stafffrom the City of Apalachicola to enter onto the property in question during regular business hours in order to take photos which will be placed in the permanent file. 3. I/We understand that the COA review time period will not commençe until the application is deemed complete by staffand may take up to 10 business days to process. If further understand that an incomplete application submittal may cause my application to be deferred to the next 4. I/We understand that, for Board review cases, an agenda and staff report (ifapplicable) will be available on the City's website approximately one week before thel Planning & Zoning Board 5. I/We understand that the approval of this application by thel Planning & Zoning Board or staffi in NO way constitutes approval ofal Building Permit for Construction from the City of I/We understand that all changes to the approved scope of work stated in a Certificate of Appropriateness: orl Development Order application have tol be approved by thel P&ZI Board before work commences on those changes. There willl be no charge for revisions. Making changes that have not been approved can result in a Stop' Work Order being placed on the entire 7. I/We understand that any decision oft the P&ZI Board may be appealed to the City Commission within 30 days after the decision by thel P&ZI Board; otherwise, the decision will be final. 8. I/We understand that a Certificate ofAppropriateness: is only valid for one year after issuance. They are renewable for six months without cause ifi requested, and for an additional six months upon showing of good cause by the applicant. The applicant must submit all requests for extensions in writing and provide appropriate support documents to City Staff, ifneeded. 9. I/We understand that P&ZI Board approval is permission to obtain a permit for work and installation as indicated. I certify that all work will be performed to meet standards ofall laws 10. I/We understand that there will bei no issuance ofa Certificate of Appropriateness without the property owner obtaining Homeowner's. Association approval (ifrequired) prior to the P&Z Board Meeting and/or before the beginning of an work andi ini no way authorizes work that isi in  posted deadline date. Meeting.  Apalachicola Community and) Economic Development Office.  project and additional fees/penalties.  regulating construction ini this jurisdiction.  violation of any association: rules or regulations.  2  912/2024 DATE  SIGNATURE OF APPLICANT    AFFIDAVIT  We/l, DaphneEvanoff,  being first duly sworn, depose and say  that we/I am/are the owners oft the property described herein and which is the subject matter ofthej proposed hearing; that all the answers to the questions in this application, including the disclosure ofinterest information, all sketches, data, and other supplementary matter attached to andi made aj part ofthis application, arel honest and true tot the best ofmylour knowledge and belief. We/I understand that thei information requested on this application must be complete and accurate and that the content ofthis form, whether computer generated, or City printed shall not be altered. Public hearings will not be advertised until this application is deemed complete, and  alli required information has been submitted.  As property owner(s), we/I further authorize to act as our/my representative! in any matters regarding this Petition.  21 Signature of] Property Owner Daphne Evanoff Typed or Printed Name ofOwner STATE OF FLORIDA, COUNTYOF wtln  Signature ofl Property Owner  Typed or Printed Name ofOwner  The foregoing instrument was acknowledged before mei this aH day of Seplanber 2034 by  Duplane Evnoff asi identification. (Notary Seal)g Commission  who is personally known to1 me or has produced.  RENAE BRIDGES Commisslont #H HH334223  OTARYP PUBLIC rinted Name:  Expires November: 20, 2026 çommission Number:  3    To whom it may concern;  September 12, 2024  RE: Special exception. B&B-C C-2 90 8th Street Owner - Daphne Evanoff  My story and whyl I want an exception to for al B&B/transient rental.  Imoved tol Franklin County in 1988 landing my first job as a server at the Gibson Inn. Logging trucks followed by pick up trucks with oyster sacks and tongs hanging out ofthe back rambled through town, The waitstaffattiredi in cumber buns and black bow ties watched and waited for customers to sit at the beautiful appointed tables ofwhite linens and candles. Thel Reef, Thel Hut, The Grill and] Frog) Level were October 17, 2019-Thirty one years later my husband Bobby. James and Ij purchased this property. Originally the cottage and mechanic shop was built by the Sylvester and Thelma Taritinos. One more couple occupied the cottage however, by the time we took ownership thej property had been vacant for years. Hurricane Michael took its toll on the oaks and sycamore trees delivering final resting places on the It was al labor oflove, sweat, swearing and our friends helped to bring her back tol her original beauty. I believe' Thelma who rests ins sight ofthe cottage approves of our work, The cottage at one time was on the block as a demot to allow al larger CVS store, but due to the diligence of concerned citizens of In 2021I grieved for my dear friend Debe Beard. In April the cottage was filled with family and friends to celebrate her inspirational, wise, wonderful and: sadly short life. Sitting on thei front porch admiring the Chestnut Street Cemetery it came to1 me. 'Glance at thel Past'. This would forever honor my friend whot to this day touches SO1 many ofo our lives. Tol hear her voice on Oyster Radio brings a sadness yet pleasure The cottage now completed wei focused on the mechanic shop. This became my studio, my happy place. Landscaping design andi installation by my neighbor changed the tree barren yardi into an oasis and a Iwant to share my love and respect ofFranklin County with the guests who visit the Glance at the Past'. Ihave created my owni map ofmy favorite galleries and: shops tol lead them to works and the artists whom creations embellish the cottage. The walking distance to downtown and supermarket makes this aj prime Your consideration to allow the exception for al B&B/transient lodging would truly be appreciated.I currently have three affordable yearly rentals in Eastpoint which are occcupied by members ofFranklin County work force. Ias a business owner, I do understand thei importance oflong term lodging in our community. Thej proceeds for this rental helps me to offset the expenses ofhaving my studio space. I've finally been able to explore my creativity and techniques. My vision ist tol have guests stay at the cottage andj participate ini my workshops that would expand over several days. A visiting artist as a guest at the cottage could facilitate a workshop oft their specialty for our community." There are sO many possibilities  thel local favorites.  cottage and Sylvester's shop. Damaged but not destroyed.  Apalachiçola, this never transpired.  while her voice transports us on segments of'A Glance at thel Past'.  perfect back drop for my larger sculptures.  location for my guests to 'parki it & walki it".  on this unique property. Sincerely,  Daphne Evanoff    noenn    3ON3 SINIT p NIVHO a  9'92 & 6'  9  de designs  9 &  BURLDING # 2. 94  90B   8  V8  k  Glance at the Past'  90A  2ZL 0L  Gravel Parking  3'OL  pathways  908 8th Street    Request for Special Exception  C-2-B&B  90 8th Street - Block 321 Lot3  I'm requesting a special exception for the purpose of allowing a 'B&B' (transient lodging) fort the cottage located on the property listed above. The cottage was completely updated and renovated showcasing two bedrooms and two bathrooms along with an updated kitchen. It has a current license with the State ofFlorida Division ofHotels and Restaurants. My working studio is on the property. Guest will be encouraged to stop in and visit me while I'm creating. The studio space allows room for them to participate in creating a project as well. Ia am currently working on developing a workshop Finding Balance in Mobile Design'. My vision is having a small group ofinterested guests renting the cottage together for the purpose of creating pieces of art oftheir own while visiting Apalachicola. Ilike tol have visiting' artists stay at the cottage and facilitate a workshop at the studio as well. Currently, the cottage walls are filled with local artists pieces which showcase  the artistic: riches ofApalachicola.    E A 6 3 <   K e V L &  1 € 6 N S 4 5 : 6  -   - :  J  6 o 3 I 5    s 5 E a A B    City of Apalachicola Business Tax  2,02333 a 2,02,4)  License Number Business Name  24-177 Glance At The Past STR-1Unit  Operating Under Section Number 15 Description Of Business Business Address Mailing Address Rate Issue Date Expiration Date  90 8th Street Apalachicola, FL3 32320 POI Box 1111 Eastpoint, FL 32328 $3.44 (Three Dollars and Forty Four Cent)  1/2/24 9/30/24  Travis Wade, City Manager    1/1  Before OLTOBER 2018  Day of  Ownership OCTOBER 2019  90  Today SEPTEMBER 2024    90 8th Street  1/1  Before CCISRER209  0)0  After  90  SEPTEMBER 2024    Guests of Glance at  The Past'  :  GN4  Enjoying  the Studio    Guests of Glance at  The Past'  B:  MKa  Enjoying  the Studio    > / - so p  5 A  :  2  9  A AE  98 bw  M  A  es   0 7    9        ERS    90 8th Street  O) 1/1  Before GetOBEP 2018  0))  After SEPTEMBER 2024  90    PARKING 90 8th Street  Studio  2PARONO  ROW 35' PARKING Culvert pipe  N3W3AVd a INENEAN so