Panama City planning board approves 1-foot variance for residential dock access at East Third Street property

The Panama City Planning Board voted 4-0 on March 10 to grant a variance allowing a 6-foot-wide access gangway for a private residential dock at 12066 East Third Street, relieving the applicant by 1 foot from the city's 5-foot maximum for dock access.

The request, filed as case BBAR2512 by owner Jonathan (Brent) Robbins, asked the board to permit the wider access so the owner could finish construction. Planning staff introduced the application and noted the city had requested an as-built survey before the hearing.

Neighbors objected at the public hearing. Kevin Rohan, who said his property abuts the applicant’s, argued the variance was unnecessary and raised compliance concerns: “The existing standard of 5 feet is more than adequate for residential dock access and there's no legitimate hardship that justifies an exception.” He also said he had submitted data he believes show code violations on length and water-depth measurements. Mike Rowan, who identified himself from the audience, said the aluminum gangway “doesn't at all fit with the surrounding homes” and warned it could hurt neighboring property values.

Robbins, the property owner, said he and his family plan to live in the new house and that federal and state permits have been obtained. “The state DEP has already approved this,” Robbins said, adding that he submitted emails and a general-purpose permit from the Department of Environmental Protection. He described the property as unique, with water on three sides, and said the gangway was constructed to carry larger vessels in his family.

Staff told the board the variance request pertained only to the access width; other city code matters remain outstanding. Staff noted the as-built survey shows the dock reaches a depth of about 4.5 feet at mean low water, exceeding the city's 4-foot maximum for dock length measured to that depth. Staff also said state and federal permits were in place to their knowledge, but two provisions of the city's land development code remained out of compliance.

After discussion — including members saying the 6-inch difference on each side would not materially change where the dock reaches the water — a board member moved to approve the variance. The roll call was Carroll — yes; Parker — yes; Rich — yes; Chairman Neubauer — yes. The motion passed 4-0.

The board’s approval applies only to the city code provision limiting dock access width; other cited code items, including the reported difference in dock length and water depth, were not resolved by the vote and remain subject to city review and any enforcement actions.