Agenda Packet
Planning Board Meeting · 2026-06-02 · agenda_packet
[1509 St. Johns Avenue; 201, 211, 225, 229, 300, 320 Saint Johns Ave. and 301 Reid St.; 503 E Harris Street; case PB Case 26-11; PB Case 26-07 & 26-08; PB Case 26-06; PB Case 26-04] Planning Board Meeting Agenda for June 2, 2026. Items include an appeal of a staff decision regarding zoning verification for 1509 St. Johns Avenue, a request to amend future land use and rezone .17 acres at 1509 St. Johns Ave (PB Case 26-11), annexation and rezoning of multiple parcels near 503 E Harris Street (PB Case 26-07 & 26-08), and an amendment to the City of Palatka Comprehensive Plan. The May 5, 2026, minutes show approval of a Planned Unit Development (PUD) overlay and development agreement for properties at 201, 211, 225, 229, 300, 320 Saint Johns Ave. and 301 Reid St. (PB Case 26-04), and approval of a future land use amendment and rezoning for 9.03 acres from commercial to single-family residential (PB Case 26-06).
Agenda items
- 01. Introduction to the Conservation Element ............................................... 4
- 01. Introduction to the Future Land Use Element
- Engineering & Architecture
- Legal Services
- Business Consulting
- 01. Introduction to the Future Land Use Element ......................................... 4
- 01. Introduction to the Housing Element
- Engineering & Architecture
- Real Estate Development
- General Contractor
- Building & Industrial Supply
- 01. Introduction to the Housing Element ....................................................... 4
- 01. Introduction to the Recreation & Open Space Element
- Engineering & Architecture
- Landscaping & Lawn Service
- Site Prep, Grading & Hardscape
- Government Authority
- 01. Introduction to the Recreation & Open Space Element .......................... 3
- 02. Existing Conditions Analysis
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 02. Existing Conditions Analysis
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- General Contractor
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 02. Existing Conditions Analysis
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 02. Existing Conditions Analysis .................................................................... 3
- Landscaping & Lawn Service
- Site Prep, Grading & Hardscape
- General Contractor
- 02. Existing Conditions Analysis .................................................................... 4
- Engineering & Architecture
- Business Consulting
- Landscaping & Lawn Service
- 02. Existing Conditions Analysis .................................................................... 4
- Engineering & Architecture
- Legal Services
- Government Authority
- 02. Existing Conditions Analysis .................................................................... 4
- 03. Projected Needs Analysis
- Site Prep, Grading & Hardscape
- Landscaping & Lawn Service
- General Contractor
- Engineering & Architecture
- Real Estate Development
- 03. Projected Needs Analysis
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Drywall & Insulation
- Painting & Flooring
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Accounting & Tax
- Legal Services
- Landscaping & Lawn Service
- 03. Projected Needs Analysis
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 03. Projected Needs Analysis ...................................................................... 12
- 03. Projected Needs Analysis ...................................................................... 15
- 03. Projected Needs Analysis ...................................................................... 17
- 03. Projected Needs Analysis ........................................................................ 9
- 04. Strategies for Addressing Project Needs
- Engineering & Architecture
- General Contractor
- Building & Industrial Supply
- Real Estate Development
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- 04. Strategies for Addressing Project Needs .............................................. 21
- Real Estate Development
- Engineering & Architecture
- General Contractor
- Building & Industrial Supply
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Site Prep, Grading & Hardscape
- Windows, Doors & Glass
- 04. Strategies for Addressing Projected Need
- 04. Strategies for Addressing Projected Need ............................................ 11
- 04. Strategies for Addressing Projected Need ............................................ 15
- Engineering & Architecture
- Business Consulting
- Landscaping & Lawn Service
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Legal Services
- 04. Strategies for Addressing Projected Needs
- Engineering & Architecture
- Real Estate Development
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- General Contractor
- Building & Industrial Supply
- 04. Strategies for Addressing Projected Needs .......................................... 15
- Engineering & Architecture
- Business Consulting
- Real Estate Development
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- 1) to Single-Family Residential (R-1). Mr. Hill reviewed the future land use and zoning maps and
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Carpentry & Cabinetry
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 1. Calculated by subtracting “Vacant Lands with Wetlands” from “Vacant Lands”
- 1. Ex parte disclosures (PB)
- 1. Increase the Supply of Affordable Housing. A large proportion of Palatka households—
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- Lending & Credit
- 1. Project Area: .17 Acres (7,405 SF)
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- 1. Remove regional park level of service standards. Due to their scale and maintenance
- Engineering & Architecture
- Legal Services
- Real Estate Development
- Government Authority
- 1. Section 202 is a capital assistance program for the construction of very low-income elderly housing
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Plumbing
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 1. Signed Zoning Verication Letter
- 1. Staff recommends APPROVAL of the request to annex approximately 1.52-acre
- Real Estate Development
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- 1. US 17 at the St. Johns River Bridge. As this road is a major arterial roadway that
- 10. Planning Board Questions of Staff, Appellant, Property Owner or Witnesses
- 13. Deliberation and Vote
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- General Contractor
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 2. Acquire additional lands for the recreation and open space system. The most straight
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 2. Calculated by multiplying “Remaining (Developable) Vacant Land” and “Max. Permitted Density”
- 2. Current zoning: C-2, Intensive Commercial
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Drywall & Insulation
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- 2. Preserve and Expand Publicly Supported Housing. Nearly 350 of the City’s publicly
- Legal Services
- Business Consulting
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- General Contractor
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Site Prep, Grading & Hardscape
- 2. Section 223 provides a route for mortgage lending or refinancing of multifamily units, for up to 90% of a unit’s value
- 2. Segments of Crill Avenue. This roadway is under FDOT jurisdiction, and evaluation of the
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Painting & Flooring
- Electrical
- Plumbing
- HVAC & Climate Control
- Engineering & Architecture
- Landscaping & Lawn Service
- Building & Industrial Supply
- Real Estate Development
- 2. Staff recommends APPROVAL of the request to amend the Future Land Use Map
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Drywall & Insulation
- Windows, Doors & Glass
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 2. Swear in all witnesses (Clerk)
- 2. ZVL Follow up letter
- 3. Build New Units to Meet Population Growth. Projections show that Palatka will require at
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 3. Calculated by multiplying “Remaining (Developable) Vacant Land” and “Max. Permitted Intensity,” then
- 3. Current Land Use: COM, Commercial
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Drywall & Insulation
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Landscaping & Lawn Service
- 3. LTR - City Palatka-Request for Appeal
- 3. PRESENTATIONS
- 3. Section 515 provides mortgage loans for low-income persons, elderly persons, and persons with disabilities in rural housing
- 3. Staff Presentation (background/chronology)
- 3. Staff recommends APPROVAL of the request to rezone from Putnam County
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Painting & Flooring
- Building & Industrial Supply
- Engineering & Architecture
- Residential Brokerage
- Landscaping & Lawn Service
- 3. Transition level of service standards from ‘area-based’ to ‘proximity-based.’ Municipalities
- Engineering & Architecture
- Landscaping & Lawn Service
- Site Prep, Grading & Hardscape
- Government Authority
- 4. APPELLANT Case-in-chief
- 4. Appeal procedure 1509 St. Johns Ave Zoning Verification
- Legal Services
- Engineering & Architecture
- Real Estate Development
- 4. As determined in the Population Projections Technical Memorandum
- General Contractor
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Engineering & Architecture
- 4. Expand Housing Options for Older Adults. The 75+ age group is projected to grow by
- Real Estate Development
- General Contractor
- Site Prep, Grading & Hardscape
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Windows, Doors & Glass
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 4. Reinvestment in dilapidated or underserved park facilities. Various park facilities that
- Site Prep, Grading & Hardscape
- Construction (Other)
- Landscaping & Lawn Service
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Government Authority
- 4. The 4% Low-Income Housing Tax Credit (LIHTC) program is generally used to subsidize the acquisition or rehabilitation of
- 5. Cross-Examination of any Witnesses offered by Appellant
- 5. Diversify Housing Types. Palatka’s housing stock is dominated by single-family homes
- General Contractor
- Carpentry & Cabinetry
- Concrete & Masonry
- Drywall & Insulation
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Residential Brokerage
- Engineering & Architecture
- Landscaping & Lawn Service
- 5. OTHER BUSINESS
- 5. OTHER BUSINESS
- 5. The 9% LIHTC program is used to subsidize the construction of new affordable housing facilities for low-income persons
- General Contractor
- Real Estate Development
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- 6. APPELLEE Case-in-chief
- 6. Improve Conditions in Aging and Vacant Housing. More than 85% of Palatka’s housing
- Handyman & Remodeling
- Painting & Flooring
- Restoration & Waterproofing
- Site Prep, Grading & Hardscape
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- Cleaning & Janitorial
- Pest Control
- Pressure Washing & Exterior Cleaning
- Repair & Dry Cleaning
- 7. Align Housing Strategies with Economic Development. Palatka’s housing affordability
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Building & Industrial Supply
- Concrete & Masonry
- Construction (Other)
- Painting & Flooring
- Plumbing
- Electrical
- HVAC & Climate Control
- Roofing
- Drywall & Insulation
- Real Estate Development
- Landscaping & Lawn Service
- 7. BOARD MEMBER COMMENTS Discussion returned to compliance with revised Board
- 7. Cross-Examination of any Witnesses offered by City of Palatka
- 9. Appellant Rebuttal/Summation
- A. Long
- Site Prep, Grading & Hardscape
- Real Estate Development
- Engineering & Architecture
- Government Authority
- W. Madison Heights Public Housing Elderly;
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- a. Appeal of Staff Decision to Planning Board – Request for Zoning Verification to Allow
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Accounting & Tax
- Legal Services
- a. Appeal of Staff Decision to Planning Board – Request for Zoning Verification to Allow
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Carpentry & Cabinetry
- Roofing
- Electrical
- Plumbing
- HVAC & Climate Control
- Painting & Flooring
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- a. Approve April 7, 2026, Minutes.
- a. Approve May 05, 2026 Minutes.
- a. Approve May 05, 2026 Minutes.
- a. PB Case 26-04
- General Contractor
- Site Prep, Grading & Hardscape
- Concrete & Masonry
- Electrical
- HVAC & Climate Control
- Painting & Flooring
- Plumbing
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Engineering & Architecture
- Legal Services
- Landscaping & Lawn Service
- a. Selection of Planning Board Alternate Member
- a. Selection of Planning Board Alternate Member
- a. Sunshine Law Presentation – City Attorney (Informational Only; No Action Requested)
- a. Whether the proposed change is in conformity with the comprehensive plan.
- a. Whether the proposed change is in conformity with the comprehensive plan.
- b. The existing land use pattern.
- b. The existing land use pattern.
- c. PB Case 26-07 & 26-08 Annex, Amend Future Land Use Map and Rezone
- Engineering & Architecture
- Site Prep, Grading & Hardscape
- General Contractor
- Concrete & Masonry
- Electrical
- Plumbing
- HVAC & Climate Control
- Roofing
- Building & Industrial Supply
- Real Estate Development
- Legal Services
- Accounting & Tax
- Landscaping & Lawn Service
- c. PB Case 26-07 & 26-08 Annex, Amend Future Land Use Map and Rezone
- Site Prep, Grading & Hardscape
- General Contractor
- Utilities (Sub)
- Engineering & Architecture
- Real Estate Development
- Building & Industrial Supply
- Landscaping & Lawn Service
- c. Possible creation of an isolated district unrelated to adjacent and nearby
- c. Possible creation of an isolated district unrelated to adjacent and nearby
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Concrete & Masonry
- General Contractor
- Real Estate Development
- Engineering & Architecture
- d. Amendment to the City of Palatka Comprehensive Plan
- d. Amendment to the City of Palatka Comprehensive Plan
- d. Appeal Procedures & ExParte Communication
- d. Appeal Procedures & ExParte Communication
- d. Appeal Procedures & ExParte Communication
- d. The population density pattern and possible increase or overtaxing of the load
- General Contractor
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- d. The population density pattern and possible increase or overtaxing of the load
- Site Prep, Grading & Hardscape
- Utilities (Sub)
- General Contractor
- Engineering & Architecture
- Real Estate Development
- e. Whether existing district boundaries are illogically drawn in relation to existing
- e. Whether existing district boundaries are illogically drawn in relation to existing
- f. Whether changed or changing conditions make the passage of the proposed
- f. Whether changed or changing conditions make the passage of the proposed
- g. Whether the proposed change will adversely influence living conditions in the
- g. Whether the proposed change will adversely influence living conditions in the
- h. Whether the proposed change will create or excessively increase traffic
- h. Whether the proposed change will create or excessively increase traffic
- i. Whether the proposed change will create a drainage problem.
- i. Whether the proposed change will create a drainage problem.
- j. Whether the proposed change will seriously reduce light and air to adjacent
- j. Whether the proposed change will seriously reduce light and air to adjacent
- k. Whether the proposed change will adversely affect property values in the
- Legal Services
- Engineering & Architecture
- k. Whether the proposed change will adversely affect property values in the
- l. Whether the proposed change will be a deterrent to the improvement or
- l. Whether the proposed change will be a deterrent to the improvement or
- m. Whether the proposed change will constitute a grant of special privilege to an
- m. Whether the proposed change will constitute a grant of special privilege to an
- n. Whether there are substantial reasons why the property cannot be used in
- n. Whether there are substantial reasons why the property cannot be used in
- o. Whether the change suggested is out of scale with the needs of the
- General Contractor
- Real Estate Development
- Building & Industrial Supply
- Engineering & Architecture
- Landscaping & Lawn Service
- o. Whether the change suggested is out of scale with the needs of the
- p. Whether it is impossible to find other adequate sites in the city for the proposed
- p. Whether it is impossible to find other adequate sites in the city for the proposed
- q. The recommendation of the historical review board for any change to the
- General Contractor
- Site Prep, Grading & Hardscape
- Plumbing
- Utilities (Sub)
- Building & Industrial Supply
- Engineering & Architecture
- Real Estate Development
- Title & Settlement Services
- q. The recommendation of the historical review board for any change to the
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