Commission approves first reading of ordinance to limit building projections and adjust bulk‑plane slopes

The commission voted 5‑0 on first reading of an ordinance that amends the city’s zoning code to clarify and limit how far balconies, bay windows and other architectural projections may encroach into setback areas.

Consulting city planner Dave Dixon explained the revisions would permit decorative and functional projections up to 12 inches by right, allow conditional approvals for deeper projections (generally up to three feet, with more limited allowances for balconies), and tighten a bulk‑plane slope intended to preserve light, ventilation and emergency access between closely built structures. "If you want to go past 12 inches up to 3 feet for these kinds of projections and 5 feet for balconies, only into setbacks facing right‑of‑ways, then it will require special criteria and review," the planner said.

City attorney and staff also flagged a recently passed bill at the state level (referred to in the backup as Senate Bill 180) that could temporarily bar municipalities in federally declared hurricane counties from adopting regulations seen as "more restrictive or burdensome" through October 1, 2027. Staff recommended passing the ordinance on first reading to give the commission a chance to comment but holding the second reading until the governor’s action is clear so the city can avoid adopt‑and‑vacate legal risk. The commission approved first reading as presented and will revisit the ordinance on second reading after monitoring the state law’s final status.