Council delays decision on Jimmy P's shared parking and outdoor dining after safety, circulation questions

The Naples City Council on Sept. 24 voted to continue consideration of two linked requests from Jimmy P’s charred restaurant in Mornings Plaza – a conditional‑use petition to allow shared parking within 600 feet and a companion petition for expanded outdoor dining – until a Nov. 19 meeting.

Council members said they wanted clearer, consolidated design and life‑safety plans, and written confirmation from the property owner about who will carry long‑term maintenance responsibilities and pay for proposed circulation changes. Jeff Brammer of the Planning Department told council the petitioner proposed 94 parking spaces to meet a 85‑space requirement, relying on four parcels (including a city lot and an FDOT lease lot) and that the Planning Advisory Board had recommended approval 4–3. The fire marshal and staff said additional site circulation changes and FDOT approvals will be necessary if outdoor dining proceeds.

Why it matters: Councilmembers said they were willing to approve shared parking if outstanding public‑safety, design and documentation questions are resolved, but several members worried the submitted drawings and the life‑safety plan were not aligned. Council continued both items so staff, the petitioner and the property owner can finalize a single set of drawings and a confirmation of responsibilities before any decision.

What was proposed: The petitioner reduced a previously denied outdoor dining petition — from nine tables/26 seats to five tables/20 seats in the redesigned proposal — and asked to rely on shared parking across four parcels (Mornings Plaza, an abutting real‑estate parcel, the city lot and the FDOT lease area) to meet code requirements. Staff recommended two conditions, including recording written parking agreements with the clerk and receiving requisite city and FDOT approvals for curb cuts, circulation and directional signage. A third condition was added reserving the city’s right to require modifications if traffic circulation problems are identified.

Key concerns raised: - Life‑safety plan vs. site plan: Deputy Fire Chief Corey Adamski said a drawing shown during the hearing (a split planter with a 4‑foot opening) was not the same plan the fire department had approved; the approved life‑safety layout instead showed a continuous planter wall and a different pedestrian egress pattern. Council asked that the site plan be revised to exactly match the life‑safety plan before any approval. - Circulation and curb cuts: Staff and the petitioner described a proposed one‑way flow through the strip center and additional FDOT curb‑cut work. Council emphasized FDOT’s approvals and a clear, implementable circulation plan were required before approving parking or dining changes. - Who will pay and maintain improvements: Council asked for a clear statement from the plaza owner about responsibility for landscaping, planters, signage and any valet or parking‑control staffing.

What council did: Councilmember Ray Christman made the motion to continue the conditional‑use shared‑parking petition (11A) to the Nov. 19 council meeting; Vice Mayor Hutchison seconded. Council then continued the companion outdoor‑dining petition (11B) by motion of Councilmember Barton and second by Councilmember Christman. Both continuances were approved by voice vote.

Next steps: The petitioners will revise and consolidate plans (including FDOT submission as required), the property owner will clarify maintenance/installation commitments and staff will prepare updated documents and conditions for the Nov. 19 hearing. Pending items held over include final life‑safety drawings, a consolidated site plan, and any needed right‑of‑way/FDOT approvals for curb‑cut changes.

Speakers quoted or summarized in this account spoke during the 11 A/B hearing and the public record: petitioner agent Thomas Scangarello; restaurant owner James (Jimmy) Peppers; Planning Director Jeff Brammer; Deputy Fire Chief Corey Adamski; property representative Norman Trebelcock. No council votes were taken on the merits; both items were continued to Nov. 19.