Planning Board: September 2026
City of Panama City
September 14, 2026 Planning Board Meeting Agenda packet 2026-09-14
[803 Oak Avenue; 1023 E 15th Street; 4019 Valencia Court; 551 E 6th Street; 2913 E 5th Court; Hwy 390; 3018 Malone Drive; case CPC-PLN-2026-1715; CPC-PLN-2026-1702; CPC-PLN-2026-1634; CPC-PLN-2026-1775; CPC-PLN-2026-1858; CPC-PLN-2026-1253; CPC-PLN-2026-1618; CPC-PLN-2026-1657; CPC-PLN-2026-1500] This document is a multi-item agenda packet for the Panama City Planning Board meeting of September 14, 2026, and includes minutes from the August 10, 2026 meeting. It lists multiple distinct projects and actions. For each project, the specific details are as follows: 1. CPC-PLN-2026-1715: Small Scale Land Use Amendment and Rezoning for 803 Oak Avenue (Parcel ID #: 19998-010-000), 0.367 acres, from Residential and Residential-1 (R-1) to Mixed Use and Mixed Use-2 (MU-2). Owner: ARN INVESTMENT PROPERTIES LLC. Applicant: Arthur Ramirez, Arn Investment Properties, LLC. Staff recommendation is DENY. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearings: First Reading October 13, 2026, 8:00 AM; Second and Final Reading October 27, 2026, 4:30 PM. 2. CPC-PLN-2026-1702: Vacation of Right-of-Way for the unimproved portion of Fairy Avenue north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue, splitting parcel 18691-000-000, 0.358 acres. Applicant: M&J Land and Marine LLC (Mark Mulligan). Planning Board Public Hearing: September 14, 2026. City Commission Public Hearings: First Reading October 13, 2026, 8:00 AM; Second and Final Reading October 27, 2026, 4:30 PM. 3. CPC-PLN-2026-1634: Vacation of Right-of-Way for a portion of Grace Avenue north of W 6th Street and south of W 7th Street, immediately west of Parcel ID # 19835-000-000, 0.83 acres. Applicant: First Baptist Church of Panama City. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearings: First Reading October 13, 2026, 8:00 AM; Second and Final Reading October 27, 2026, 4:30 PM. 4. CPC-PLN-2026-1775: Conceptual Plan for Hwy 390 (Parcel ID #: 13000-000-000), 31.45 acres, with proposed conceptual breakout including Mixed Use, Nursing Home, Multi-Family Residential and Right of Way for access. Owner: GULF COAST REHABILITATION CENTER INC. Applicant: Gortemoller Engineering, Inc (Blake Furbee). Planning Board Public Hearing: September 14, 2026. City Commission Public Hearing: First and Only Reading September 22, 2026, 4:30 PM. 5. CPC-PLN-2026-1858: Variance from Residential-1 (R-1) setback regulations (Sec. 104-26) for 3018 Malone Drive (Parcel ID #: 13783-040-000), 0.349 acres, requesting a 17' front yard setback (required 20') and 5' side yard setback to the north (required 7'). Owner: MICHELLE ROCHE SANTINY. Applicant: Craig Pippin. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearing: N/A. 6. CPC-PLN-2026-1784: Unified Land Development Code Text Amendment for a Temporary Artificial Intelligence (AI) Large Scale Data Center Moratorium. Applicant: City of Panama City. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearings: First Reading September 8, 2026, 8:00 AM; Second and Final Reading September 22, 2026, 4:30 PM. 7. CPC-PLN-2026-1857: Unified Land Development Code Text Amendment to amend Sec. 104-39, Light Industrial (LI) zoning district, to permit Recycling Centers. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearings: First Reading September 8, 2026, 8:00 AM; Second and Final Reading September 22, 2026, 4:30 PM. 8. CPC-PLN-2026-1793: Comprehensive Plan Text and Future Land Use Map Series Update. Applicant: City of Panama City. Planning Board Public Hearing: September 14, 2026. City Commission Public Hearing: First Reading/Public Hearing/Transmittal Hearing October 13, 2026, 8:00 AM. The August 10, 2026 minutes include decisions on prior cases: CPC-PLN-2026-1253 (Rezoning from Light Industrial (LI) to Heavy Industrial (HI) for 1023 E 15th Street, Parcel ID #: 14450-000-000, 4.563 acres, Owner: S A RECYCLING LLC, Applicant: Kurtis Adams) was recommended for approval (Motion Passed 5-0). CPC-PLN-2026-1618 (Variance for 4019 Valencia Court, Parcel ID #: 11727-090-000, 0.344 acres, Owner: MICKEY A HALL) was approved (Motion Passed 4-1). CPC-PLN-2026-1657 (Variance for 551 E 6th Street, Parcel ID #: 20387-000-000, 0.414 acres, Owner: JASON OAKES) was approved (Motion Passed 5-0). CPC-PLN-2026-1500 (Rezoning from Neighborhood Residential (NR) to Neighborhood General (NG) for 2913 E 5th Court, Parcel ID #: 23267-000-000, 0.594 acres, Owner: VALENTINOS LLC) was recommended for approval (Motion Passed 5-0). [Fairy Avenue (unimproved portion north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue); Grace Avenue (portion north of W. 6th Street and south of W. 7th Street); 803 Oak Avenue, Panama City, FL 32401 (property condition report only); case CPC-PLN-2026-1702 (Fairy Avenue); CPC-PLN-2026-1634 (Grace Avenue); not stated for 803 Oak Avenue] The document is a staff report for two separate right-of-way vacation requests. The first is for the unimproved portion of Fairy Avenue north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue, splitting parcel 18691-000-000, case CPC-PLN-2026-1702, applicant M&J Land and Marine LLC (Mark Mulligan), staff recommendation APPROVE, property size 0.38 acres, with public hearings on September 14, 2026, October 13, 2026, and October 27, 2026. The second is for a portion of Grace Avenue north of W. 6th Street and south of W. 7th Street, immediately west of Parcel ID # 19835-000-000, case CPC-PLN-2026-1634, applicant Derek McDavid, staff recommendation APPROVE, property size 0.83 acres, with public hearings on September 14, 2026, October 13, 2026, and October 27, 2026. The document also includes a property condition report for 803 Oak Avenue, Panama City, FL 32401, parcel number 19998-010-000, and extensive structural notes for a building project, but no specific project address or case number is stated for that portion. [Hwy 390; 3018 Malone Drive; case CPC-PLN-2026-1775; CPC-PLN-2026-1858; CPC-PLN-2026-1784] The document is a staff report for a conceptual plan application for a 31.45-acre site on Hwy 390 (Parcel ID #: 13000-000-000). The applicant, Gortemoller Engineering, Inc. (Blake Furbee), on behalf of owner Gulf Coast Rehabilitation Center Inc., requests approval of a concept plan for the SweetBay PUD. The proposed conceptual breakout includes Mixed Use, Nursing Home, Multi-Family Residential, and Right of Way for access. The existing zoning is Planned Unit Development (PUD) and the existing future land use is Urban Community. The staff recommendation is APPROVE. The Planning Board meeting is September 14, 2026, and the City Commission meeting is September 22, 2026. The staff report recommends approval with the condition that a Commercial Development Order shall be issued and the requirements and conditions of approval of the Technical Review Committee (TRC) and Unified Land Development Code (ULDC) are met. The document also includes a separate variance request for 3018 Malone Drive (Parcel ID #: 13783-040-000), case number CPC-PLN-2026-1858, where the applicant requests a variance from R-1 setback regulations to build a 16' x 44' pole barn. The staff recommendation for this variance is APPROVE. The document also includes a ULDC Text Amendment for a temporary moratorium on AI Large Scale Data Centers, case number CPC-PLN-2026-1784, with a staff recommendation of APPROVE. No public comment or stakeholder sentiment is stated in the document. [case Item 1: Ordinance No. 3313. Item 2: CPC-PLN-2026-1857, Ordinance No. 3315. Item 3: CPC-PLN-2026-1793.] This document is a staff report for a City of Panama City Planning Board meeting covering multiple items. Item 1 is Ordinance No. 3313, a temporary moratorium on large-scale data centers within the corporate limits of the City of Panama City, Florida. The moratorium is for one year from the effective date, with exemptions for vested rights and hardship relief. Staff recommends approval. Item 2 is Ordinance No. 3315, a text amendment to the Unified Land Development Code (ULDC) to add 'Recycling Centers' as an allowed use in the Light Industrial (LI) zoning district. Staff recommends approval. Item 3 is CPC-PLN-2026-1793, a large scale land use amendment proposing a 2046 Comprehensive Plan update. Staff recommends approval. No specific street address, parcel, acreage, or square footage is stated for any project. No public comment or stakeholder sentiment is stated in the document. The document is a portion of the City of Panama City 2046 Comprehensive Plan, specifically the Future Land Use, Transportation, and Housing Elements. It contains policies and objectives, not a specific development project application. It establishes overlay districts and development limits for various areas, including the Huckleberry Creek Overlay District, Bear Creek Overlay District, ACCL/Bay Properties Overlay District, Shelton Property Overlay District, Star Avenue District, and the Millville Waterfronts District. It also sets transportation level of service standards and housing policies. No specific project, applicant, case number, or decision is stated. The document is a public input summary for the City of Panama City's 2026 Comprehensive Plan Update. It does not describe a specific development project, site, or action. It reports on community meetings, public comments, and next steps for updating the plan. No specific address, parcel, acreage, applicant, case number, or decision is provided. The document notes 21 total comments in one section and lists recurring themes from community meetings, including infrastructure improvements, expanding public spaces and events along waterfront areas, expanding bicycle and pedestrian infrastructure, and creating programs for job creation and neighborhood businesses. Public comments included concerns about infrastructure, storm resilience, parks, transportation, housing, jobs, and community character. One comment suggested creating an amphitheater like Topeka's Gage Park. The document also includes contact information for Raymond W. Greer and J. Michael Fuller.
- Board:
- Planning Board
- Date:
- 2026-09-14
- Type:
- Packet
- Decision:
- Staff recommendation for CPC-PLN-2026-1715 is DENY. For the August 10, 2026 minutes: CPC-PLN-2026-1253 recommended approval; CPC-PLN-2026-1618 approved; CPC-PLN-2026-1657 approved; CPC-PLN-2026-1500 recommended approval. Decisions for other items are not stated.
- Address:
- 803 Oak Avenue; 1023 E 15th Street; 4019 Valencia Court; 551 E 6th Street; 2913 E 5th Court; Hwy 390; 3018 Malone Drive
- Applicant:
- Arthur Ramirez, Arn Investment Properties, LLC; M&J Land and Marine LLC (Mark Mulligan); First Baptist Church of Panama City; Gortemoller Engineering, Inc (Blake Furbee); Craig Pippin; Kurtis Adams; Mickey Hall; Brad Harris; USA Building Restoration LLC (Alejandro Martin)
September 14, 2026 Planning Board Meeting Agenda packet 2026-09-14
[803 Oak Avenue; 3018 Malone Drive; Hwy 390; Fairy Avenue north of W 13th Street; Grace Avenue north of W 6th Street and south of W 7th Street; case CPC-PLN-2026-1715; CPC-PLN-2026-1702; CPC-PLN-2026-1634; CPC-PLN-2026-1775; CPC-PLN-2026-1858; CPC-PLN-2026-1784; CPC-PLN-2026-1857; CPC-PLN-2026-1793] This is a Planning Board meeting agenda for September 14, 2026, listing multiple quasi-judicial requests. No decisions are stated; the document only lists hearing dates. Projects: 1) CPC-PLN-2026-1715: Small Scale Land Use Amendment and Rezoning from Residential and Residential-1 (R-1) to Mixed Use and Mixed Use-2 (MU-2) for 803 Oak Avenue, Parcel ID 19998-010-000, 0.367 acres, owner ARN INVESTMENT PROPERTIES LLC, applicant Arthur Ramirez, Arn Investment Properties, LLC. 2) CPC-PLN-2026-1702: Vacation of Right-of-Way for unimproved portion of Fairy Avenue north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue, splitting parcel 18691-000-000, 0.358 acres, applicant M&J Land and Marine LLC (Mark Mulligan). 3) CPC-PLN-2026-1634: Vacation of Right-of-Way for portion of Grace Avenue north of W 6th Street and south of W 7th Street, west of Parcel ID 19835-000-000, 0.83 acres, applicant First Baptist Church of Panama City. 4) CPC-PLN-2026-1775: Conceptual Plan for Hwy 390, Parcel ID 13000-000-000, 31.45 acres, owner GULF COAST REHABILITATION CENTER INC, applicant Gortemoller Engineering, Inc (Blake Furbee), proposed breakout includes Mixed Use, Nursing Home, Multi-Family Residential and Right of Way for access. 5) CPC-PLN-2026-1858: Variance from Residential-1 (R-1) setback regulations for 3018 Malone Drive, Parcel ID 13783-040-000, 0.349 acres, owner MICHELLE ROCHE SANTINY, applicant Craig Pippin, requesting 17 foot front yard setback (required 20) and 5 foot side yard setback to north (required 7). 6) CPC-PLN-2026-1784: ULDC Text Amendment for Temporary Artificial Intelligence (AI) Large Scale Data Center Moratorium, applicant City of Panama City. 7) CPC-PLN-2026-1857: ULDC Text Amendment to amend Sec. 104-39, Light Industrial (LI) zoning district to permit Recycling Centers. 8) CPC-PLN-2026-1793: Comprehensive Plan Text and Future Land Use Map Series Update, applicant City of Panama City. No public comment sentiment is stated in the document. [Fairy Avenue (unimproved portion north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue); Grace Avenue (portion north of W. 6th Street and south of W. 7th Street); 803 Oak Avenue, Panama City, FL 32401 (property condition report only); case CPC-PLN-2026-1702 (Fairy Avenue); CPC-PLN-2026-1634 (Grace Avenue)] The document is a staff report for two separate right-of-way vacation requests. The first is for the unimproved portion of Fairy Avenue north of W 13th Street, west of Lisenby Avenue, east of Fairland Avenue, which splits parcel 18691-000-000. The applicant is M&J Land and Marine LLC (Mark Mulligan), case number CPC-PLN-2026-1702. The property size is approximately 0.38 acres. The staff recommendation is APPROVE. The second is for a portion of Grace Avenue north of W. 6th Street and south of W. 7th Street, located immediately west of Parcel ID # 19835-000-000. The applicant is Derek McDavid, case number CPC-PLN-2026-1634. The property size is approximately 0.83 acres. The staff recommendation is APPROVE. The document also includes a property condition report for 803 Oak Avenue, Panama City, FL 32401, parcel number 19998-010-000, but no project is described for that address. The document also contains extensive structural engineering notes for a building, but no project location or name is stated for those notes. [Hwy 390; 3018 Malone Drive; case CPC-PLN-2026-1775; CPC-PLN-2026-1858; CPC-PLN-2026-1784] The document is a staff report for a conceptual plan application for a 31.45-acre site located on Hwy 390 (Parcel ID #: 13000-000-000). The applicant, Gortemoller Engineering, Inc. (Blake Furbee), on behalf of owner Gulf Coast Rehabilitation Center Inc., requests approval of a concept plan for the SweetBay PUD. The proposed conceptual breakout includes Mixed Use, Nursing Home, Multi-Family Residential, and Right of Way for access. The property is currently zoned Planned Unit Development (PUD) with an Urban Community future land use. The staff recommendation is APPROVE, with a condition that a Commercial Development Order shall be issued and requirements of the Technical Review Committee (TRC) and Unified Land Development Code (ULDC) are met. The Planning Board meeting is scheduled for September 14, 2026, and the City Commission meeting for September 22, 2026. The document also includes a separate variance request for 3018 Malone Drive (Parcel ID #: 13783-040-000) and a ULDC text amendment for a temporary moratorium on AI data centers. No public comment sentiment is stated in the document. This document is a draft of the City of Panama City 2046 Comprehensive Plan, a citywide policy document. It does not describe a specific development project, site, or action for a particular parcel. It outlines goals, objectives, and policies for future land use, including descriptions of various future land use categories (e.g., Preservation, Recreation, Residential, Urban Residential, Urban Community, Mixed Use, Downtown District, General Commercial, Industrial, Residential Vested, East Robinson Bayou, Neighborhood Planning Area District, College Transition) and specific overlay districts (Goose Bayou Overlay District, Panama City North Planning Area, Huckleberry Creek Overlay District). The document also describes the process for amending the comprehensive plan and zoning changes, and includes a staff recommendation for the Planning Board to transmit a recommendation of approval and for the City Commission to adopt the 2046 Comprehensive Plan. The document states the Comprehensive Plan Update began in July 2025 and has been carried out over three phases, with the current phase (Review and Adoption Process) occurring from May to September 2026. Four public workshops were held in April 2026 to gather input from the community. The document states the proposed update proposes to remove the Public School Facilities Element. The document lists contacts: Michael Fuller, Director of Development Services, City of Panama City, 501 Harrison Avenue, Panama City, Florida 32401, mfuller@panamacity.gov, 850.872.3025; and Raymond W. Greer, AICP, DesignWest Group, 2910 Kerry Forest Parkway, D4-126, Tallahassee, Florida 32309, rgreer@designwestgroupeng.com, 850.545.6503. The document does not state a specific street address, parcel/folio, acreage, or case number for a development project. The document does not state a decision on a specific project. The document does not state any public comment or stakeholder sentiment beyond noting that workshops were held to gather input and that a Public Meeting Report provides details concerning the workshop process, public input, and a compilation of the public's comments. The document is part of the City of Panama City 2046 Comprehensive Plan, specifically the Future Land Use Element, Transportation Element, Housing Element, and Utilities Infrastructure Element. It establishes policies for several overlay districts, including the Bear Creek Overlay District, ACCL/Bay Properties Overlay District, Shelton Property Overlay District, Star Avenue District, and the NSA Panama City Military Influence Overlay District. It also sets goals and objectives for transportation, housing, and infrastructure. The document does not describe a specific development project, applicant, or decision. The document is a portion of the City of Panama City 2046 Comprehensive Plan, specifically the Infrastructure Utilities Element and Coastal Management Element. It contains goals, objectives, and policies for sanitary sewer, solid waste, drainage, potable water, natural groundwater aquifer recharge, and coastal management. It does not describe a specific development project, site, or action. It includes policies such as establishing level of service standards for sanitary sewer (110 gallons per capita per day for residential, 166 gallons per 1,000 square feet for non-residential), solid waste (4.5 pounds per person per day for residential, 6.89 pounds per 1,000 square feet for non-residential), and potable water (125 gallons per capita per day for residential, 166 gallons per day per 1,000 square feet for non-residential). It also includes policies on hurricane evacuation, coastal high hazard areas, and the Port Master Plan Sub-Element, which includes policies for Port Panama City's expansion, including the Intermodal Distribution Center (IDC) and deepening the East Channel to 36 feet mean low water. The document does not state a specific address, parcel, size, applicant, case number, or decision. The document is an excerpt from the City of Panama City 2046 Comprehensive Plan, specifically the Coastal Management Element, which incorporates the Port Panama City Strategic Master Plan. It contains goals, objectives, and policies for the Port, including economic growth, resiliency, transportation efficiencies, stewardship, safety, governmental coordination, and financial stability. No specific project, site, address, or development action is described. The document is a data and analysis report for the City of Panama City 2046 Comprehensive Plan, including a public meeting report for the 2026 Comprehensive Plan Update. It describes existing conditions and community input, but does not describe a specific development project, site, or action for contractors to pursue. It includes a list of historic properties, park facilities, and public comments from workshops held in April 2026. The document does not state a specific project address, size, zoning change, applicant, case number, or decision.
- Board:
- Planning Board
- Date:
- 2026-09-14
- Type:
- Packet
- Decision:
- Staff Recommendation: APPROVE (both requests)
- Address:
- 803 Oak Avenue; 3018 Malone Drive; Hwy 390; Fairy Avenue north of W 13th Street; Grace Avenue north of W 6th Street and south of W 7th Street
- Applicant:
- Arthur Ramirez, Arn Investment Properties, LLC; M&J Land and Marine LLC (Mark Mulligan); First Baptist Church of Panama City; Gortemoller Engineering, Inc (Blake Furbee); Craig Pippin; City of Panama City
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