Quasi-Judicial Proceedings

Certain matters that come before the Panama City Planning Board (“Board”) are quasi-judicial proceedings, meaning that the Board will hear evidence and render a decision regarding this matter based upon the evidence received. The parties before the Board and the public are entitled to present evidence (documents, witnesses, etc.) and cross-examine witnesses. All witnesses are under oath and the entire proceedings are recorded.  However, if you need a verbatim record you must hire your own court reporter.  

The Board is not bound by the strict Rules of Evidence and may consider any evidence which it deems relevant and trustworthy.  Furthermore, any member of the Board may ask questions of the parties or the witnesses. Since quasi-judicial proceedings are legal in nature, everyone is expected to adhere to proper courtroom decorum and etiquette.  Do not argue with a witness or the opposing party and direct any comments or objections to the Chairman. The burden of proof in a quasi-judicial proceeding rests with the Applicant, therefore, the Applicant has the opportunity to address the Board last, after all Public Participation and before the Board deliberates.

The following is the procedure which the Board will follow during quasi-judicial hearings.

I.    Public Hearing announced. Introduction of Application by Staff
II.    Ex-parte communication disclosure by Board members.
III.    Identification of Applicant and Affected Parties* that intend to participate in the hearing (Affected Parties that only intend to make a statement may do so at the Public Participation part of the agenda)

    *An “affected party” means any person or entity that will suffer an adverse effect to an interest protected or furthered by the ULDC, including interests related to health and safety, police and fire protection service systems, densities or intensities of development, transportation facilities, health care facilities, equipment or services, and environmental or natural resources. The alleged adverse interest may be shared in common with other members of the community at large but must exceed in degree the general interest in community good shared by all persons.

IV.    Swearing of witnesses.
V.    Applicant’s presentation of witnesses* or other evidence. (10 minutes)
VI.    Affected Parties’ statement of standing, presentation of witnesses* or other evidence. (5 minutes each if only giving testimony and or documentary evidence; 10 minutes each if presenting a witness(es). Please do not be repetitive of other Affected Parties.  Affected Parties are encouraged to coordinate their presentations and may seek more time for presentation at the discretion of the Board but may not yield time to other Affected Parties.)

VII.    Staff=s presentation of witnesses** or other evidence. (10 minutes)
VIII.    Public Participation. Please do not be repetitive of another speaker.  Each speaker is allotted 3 minutes. Speakers may not yield time to another speaker.
IX.    Rebuttal by Applicant and or Staff (if necessary). (15 minutes)
X.    Close of Evidence and Public Hearing. Deliberation and action by the Board.

Witnesses may be cross examined by opposing party if the opposing party so desires. After the close of the evidence and during the deliberation by the Board, members of the public are prohibited from commenting.  Anyone violating this rule will be asked to leave the room after a warning.

Application Type: Variance
Request: The applicant is requesting a variance to reduce the 7ft. required side yard setback to 5 ft.
Owner (s): Noel & Tommie C. Knowles
Applicant: Seawind Construction      
Address/Location: 1902 E 3rd Street (Parcel ID 22402-000-000)
Acreage (+/-): 0.20    
Existing FLUM Designation: Residential (Panama City)
Existing Zoning District: Residential-1, R-1 (Panama City)
Planning Board Public Hearing Date: November 13, 2023    
City Commission Public Hearing Date (s): N/A    

Application Type: Annexation, Land Use Change and Rezoning
Request:  The applicant has requested annexation, a future land use change, and a rezoning to General Commercial–2, GC-2.
Owner: BRH Development, LLC
Applicant: BRH Development, LLC    
Address/Location: 2337 St. Andrews Boulevard (Parcel ID#: 26718-220-000)    
Acreage (+/-):    0.585
Existing Future Land Use: General Commercial (Bay County)
Existing Zoning District (s): General Commercial, C-3 (Bay County)
Proposed Future Land Use: General Commercial (Panama City)
Proposed Zoning District: General Commercial-2 (Panama City)
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date (s): First Public Hearing – December 12, 2023; Second/Final Public Hearing – January 9, 2024.

Application Type: Annexation, Land Use Change and Rezoning
Request:  The applicant has requested annexation, a future land use change, and a rezoning to Residential-2, R-2.
Owner: Lillie P. Lloyd Family Limited Partnership
Applicant: William Thompson, P.E.
Address/Location: 3721 Shoreline Circle (Parcel ID #s: 26788-000-000; 26926-000-000)
Acreage (+/-):    7.128
Existing Future Land Use: Residential (Bay County)
Existing Zoning District (s): Residential, R-1 (Bay County)
Proposed Future Land Use: Residential (Panama City)
Proposed Zoning District: Residential-2 (Panama City)
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date (s): First Public Hearing – December 12, 2023; Second/Final Public Hearing – January 9, 2024.

Application Type:   Rezoning
Request: The property is currently a duplex; the applicant is seeking a Residential-2, R-2 rezoning to bring the property into compliance.
Owner: Chad McGuire & Chandler Haligas
Applicant: Chad McGuire              
Address/Location: 561 E 5th Street (Parcel ID # 20466-000-000)        
Acreage (+/-): 0.241    
Existing FLUM Designation: Residential (Panama City)        
Existing Zoning District: Residential-1 (Panama City)
Proposed Zoning District: Residential-2 (Panama City)
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date (s): First Public Hearing – December 12, 2023; Second/Final Public Hearing – January 9, 2024

Application Type:   Rezoning
Request: The applicant has requested a rezoning to Neighborhood Residential (NR)
Owner: Emerald Coast Opportunity Fund
Applicant: Emerald Coast Opportunity Fund              
Address/Location: 819 & 821 E 7th Court (Parcel ID: 17280-000-000; 17280-010-000)        
Acreage (+/-): 0.144; 0.144    
Existing FLUM Designation: Residential (Panama City)        
Existing Zoning District: Residential-1 (Panama City)
Proposed Zoning District: Neighborhood Residential (Panama City)
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date (s): First Public Hearing – December 12, 2023; Second/Final Public Hearing – January 9, 2024.

Application Type: Development Agreement
Request: The property owner(s), 23rd at Stanford Investors, Ltd., has requested to enter into a Development Agreement with the City of Panama City. The development agreement seeks to maintain the current land development regulations as provided in the General Commercial-2, GC-2, zoning regulations at the subject property located within the northwest quadrant of the Stanford Road and W 23rd Street intersection.
Owner: 23rd at Stanford Investors, Ltd.
Applicant: 23rd at Stanford Investors, Ltd.
Address/Location: 1002 W 23rd Street
Acreage (+/-):    2.41
Existing Future Land Use (s): General Commercial Panama City
Existing Zoning District (s): General Commercial-2, GC-2
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date: November 28, 2023

Application Type: Unified Land Development Code Text Amendment
Request: Request to amend the Unified Land Development Code of the City of Panama City; amending Article III. – Special Treatment Zones and Overlays and adding Sec. 104-68, Downtown Panama City Social District.  
Applicant: Development Services Department, City of Panama City    
Planning Board Public Hearing Date: November 13, 2023
City Commission Public Hearing Date (s): First Public Hearing: October 24, 2023; Second and Final Public Hearing: November 14, 2023