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Board backs comprehensive plan and zoning changes to reauthorize marina use in RS-7 area
Summary
The board recommended approval of a comprehensive plan amendment and a zoning-code amendment to allow marinas to be treated as accessory to primary outdoor commercial recreation uses within RS-7 where part of a planned-development overlay, correcting a longstanding nonconformity at a Diplomat Resort PDO site.
The Planning & Zoning Board recommended approval of a pair of related items to address an existing marina that had become nonconforming after earlier rezoning: (1) a comprehensive plan amendment to allow additional outdoor recreation facilities in the low-density residential future land-use category when ancillary to primary outdoor/commercial recreation uses within a planned development overlay; and (2) a zoning text amendment to allow marinas in the RS-7 single-family residential district when accessory to a primary outdoor commercial recreation use within a planned development overlay and to align dimensional rules for docks and boat slips in the commercial-recreation passive (CRP) district.
Staff and applicant context: Principal planner Deandra Moyes said the change affects a small, specific area—the Diplomat Resort PDO—where parts of the marina were inadvertently rendered nonconforming by prior zoning decisions. Jeff Cadems of Complete Cities Planning Group said the amendment will regularize an existing marina that had previously received conditional-use approval; earlier variances granted longer piers and piles are already in the record.
Code changes proposed: Staff explained the amendment will (a) permit marinas in RS-7 only as accessory to a primary outdoor commercial-recreation use within a PDO, (b) increase allowable slip/dock and piling projections into waterways (for example from 15%/30-foot limits to 25%/50-foot limits where specified), (c) allow docks perpendicular to a seawall, and (d) exempt certain dock setbacks between properties under common ownership.
Board action: The board voted unanimously to forward the comprehensive plan amendment (item E) and the zoning amendment (item F) to the city commission with staff’s recommendation.
Why it matters: The change resolves an existing nonconformity for a marina within the Diplomat Resort PDO and clarifies commercial-recreation standards for docks and slips; it does not create a broadly new allowance for marinas across the city but addresses a site-specific situation and aligns local code to county and state planning frameworks.
Next steps: The amendments will be transmitted to the Florida Department of Commerce and then taken to the city commission for final action.
