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Panama City planning board recommends denial of GC2 zoning change for 2015 West 23rd Court
Summary
On June 8 the Panama City Planning Board voted 4-0 to recommend denial of a request to change 2015 West 23rd Court from residential to General Commercial 2 (GC2), citing concerns that GC2 is too intense adjacent to single-family homes; the item is scheduled for City Commission hearings July 14 and 28.
The Panama City Planning Board on June 8 voted unanimously to recommend denial of a small-scale land-use amendment and rezoning that would have changed 2015 West 23rd Court from residential to General Commercial 2 (GC2).
Staff introduced Case No. ending in 1237 and told the board GC2 immediately abuts a residential-1 neighborhood and was judged potentially too intense for the location. Staff advised that lower-intensity alternatives, including General Commercial 1 (GC1) or a mixed-use designation (MU3), would better match surrounding development patterns and provide a more gradual transition to residences.
Applicants Mjed Hidami and his brother, identified in the record as Ramy Hidami, said they own the adjacent dental office at 2326 Frankfurt Avenue and want to combine parcels so the dental practice can add office space and a larger staff lounge. "We want to maintain the overall landscaping," Mjed Hidami said, arguing the applicants intend to improve an overgrown lot and keep the existing structure rather than convert the site to parking.
Board members repeatedly flagged the risk that a GC2 designation on a small parcel next to homes can enable higher-intensity commercial uses in the future if the property changes hands. Staff explained that GC1 would not permit dwellings while MU3 would allow mixed residential uses, making MU3 a possible path for a gradual transition; staff also noted that both parcels should share the same land-use designation to avoid split zoning and design complications.
Staff and the applicants discussed process options: a planning board recommendation is advisory and the City Commission makes the final decision. Staff said the Commission will hold a first reading on July 14 and a second, final hearing on July 28. Staff also encouraged the applicants to meet with planning staff between now and the Commission hearing to consider MU3 or GC1 alternatives and to resolve technical issues before the Commission.
After discussion, a motion to deny the requested amendment carried 4-0. The planning board's recommendation of denial will be forwarded to the City Commission for consideration on the July 14 and July 28 agendas.
The planning board record shows no formal conditions or amendments attached to the motion; any changes to the application would require the applicant to revise and resubmit per city process if the Commission denies the request.
