GA RADAR
Every week, BBIA watches city and county government across Bay, Calhoun, Franklin, Gulf, Holmes, Jackson and Washington counties for decisions that affect the building industry and homeowners.
GA Radar is the Government Affairs watch list from Bay Building Industries Association: what is happening, why it matters and when the next meeting is.
All times are Central. Summaries are based on agendas, meeting packets, public notices and minutes posted by each government at the time of each weekly check. Always confirm details with the official record before relying on them.
WEEK OF OCTOBER 19, 2026
Panama City Beach pulled its TNOD moratorium hearing from the Oct 22 agenda. Bay County's new impact fees and higher utility plan-review fees both start Jan 1, 2027. Two large residential rezonings went to the Bay Planning Commission, and Franklin, Gulf, Mexico Beach and Jackson County all had items that touch building and utilities.
PANAMA CITY BEACH: TNOD MORATORIUM HEARING CANCELLED
Panama City Beach Ordinance 1691 would put a six-month freeze on new, expanded or amended Traditional Neighborhood Overlay District (TNOD) applications. The city's public notice says the Oct 22, 9:00 AM first-reading hearing "has been CANCELLED" and that the ordinance "will be considered at a later date." No new date has been posted, and the Oct 22 Council agenda does not list it.
- Background from the city's record: on Sep 24, Council voted 4-0 to direct staff to place a six-month moratorium on TNODs, or until the Planning Board presents revisions. On Sep 9, the Planning Board voted 7-0 to table its TNOD review for three months.
- The staff memo says the freeze would begin only when the ordinance is finally adopted on second reading and would not affect non-TNOD applications.
- The Planning Board met Oct 14 with Ord. 1691 listed as item 6.B. Minutes are not posted yet and the meeting video index does not show action on that item.
- Next Panama City Beach Planning Board meeting: Thu Nov 12 (moved for Veterans Day).
Source: PCB public notices | PCB agendas and video | PCB Planning Board
BAY COUNTY
New fees start Jan 1, 2027
The higher utility plan-review fees were adopted as part of the 2027 Fees and Fines Schedule, by resolution on the Sep 15 County Commission consent agenda. The schedule takes effect Jan 1, 2027 (the solid waste portion took effect Oct 1, 2026). The Chapter 13 impact fee ordinance was also on the Sep 15 agenda. WJHG reports the impact fees phase in over five years and apply to new building permits in unincorporated Bay County. The Sep 15 minutes are not posted yet.
Source: FY2027 Fees and Fines Schedule | WJHG, Sep 16
County Commission, Oct 20
A light agenda with no public hearings. Items included a $948,732 fire engine bought with impact fees for the new Highway 20 station serving Fountain, a $690,869 Military Point filter rehab, a deed returning the former Crooked Creek wastewater plant site (1.16 acres, unused since 2018) to St. Joe, ratifying the local state of emergency for Hurricane Isaias, and FY26 and FY27 budget amendments.
Source: Bay County meeting portal
Planning Commission, Oct 20: two large residential rezonings
Staff recommended approval of both. Youngstown, about 50 acres, Agriculture to Residential (AG-1 to R-2): up to 5 homes per acre with central water and sewer, otherwise half-acre lots on septic. Sand Hills, 12.4 acres, Agriculture to Rural Residential (AG-1 to R-2): 1 home per acre on a paved road, up to 4 per acre with central utilities in the Sand Hills special treatment zone, with a condition to merge with the neighboring parcel because the site has no road frontage. Results and County Commission hearing dates were not posted at the time of this update.
GULF COUNTY AND PORT ST. JOE
Permit fees and land development rules
Official minutes for the Sep 22 meeting, where a Building Department permit fee increase was on the consent agenda, are still not posted. The Oct 14 special meeting on the Land Development Regulations update was held and the video is posted, but the outcome has not been published. The capital improvements and concurrency ordinance is set for second reading on Oct 27.
Source: Gulf County past meetings | Gulf County public notices
Port St. Joe utility rates
Resolution 2026-09 (utility rates) passed 5-0 on Sep 28 (minutes approved Oct 6). The minutes note the city's 2020 rate study called for 3% a year on water and sewer and that the city had not taken an increase.
Source: Port St. Joe agendas
FRANKLIN COUNTY
Rezonings in Carrabelle and Hickory Hammock
473 Mill Rd, Carrabelle (Industrial to Residential, I-1 to R-2): the Planning and Zoning Adjustment Board recommended approval 4-0 on Oct 13, sending it to the County Commission on Oct 21. The board tabled a St. George Island site plan at 139 W Gulf Beach Dr (four condos plus an office) pending parking, unity of title and DEP septic approval. Separately, hearings on 846 Hickory Hammock Rd (40 acres, Forestry Agriculture to Residential, A-2 to R-6) were continued from Oct 7 to Oct 21.
Source: Franklin P&Z agenda | Franklin County Commission Oct 21
OTHER CITIES AND COUNTIES
Mexico Beach water and sewer rates (Ord. 903)
The meeting packet shows water up 8.7% and sewer up 14%. Residential 3/4-inch water: $44.38 base (4,000 gallons) plus $4.00 per 1,000 gallons. Sewer: $62.78 base plus $5.93 per 1,000 gallons. Temporary construction meter: $44.38 a month for up to three months. Inactive accounts (not vacant lots): $28.38 base. Second reading is not on a posted agenda yet.
Source: Mexico Beach council meetings
Callaway Planning Board, Oct 20
Development order for the Whitaker/Douglas Subdivision: 12 single-family lots on 2.03 acres, zoned R-5.
Source: Callaway agenda center
Jackson County water capacity
A $3.8 million state CDBG award will fund a new county water well (about 1,000 gallons a minute) near I-10 and Highway 71 and a 180,000-gallon storage tank near Highway 90 and Highway 71.
Source: Jackson County Oct 13 recap
MEETINGS ON THE CALENDAR
Meetings as posted Oct 19. All times Central. Gulf County, Port St. Joe and Franklin County post in Eastern time; times here are converted.
| WHEN (CT) | MEETING | WHAT IS ON IT |
|---|---|---|
| Mon Oct 19, 5:30 PM | Springfield Commission workshop | Cancelled |
| Tue Oct 20, 9:00 AM | Bay County Commission | Fire engine bought with impact fees ($948,732); Crooked Creek plant site deed; Isaias emergency ratified; budget amendments. No hearings |
| Tue Oct 20, 9:00 AM | Holmes County Commission | Immediate family exemption; data center briefing |
| Tue Oct 20, 11:00 AM | Port St. Joe Commission (noon ET) | Workforce housing update; Back Beach Road |
| Tue Oct 20, 1:30 PM | Bay County Planning Commission | Youngstown (about 50 ac) and Sand Hills (12.4 ac) to R-2, staff recommends approval; 1.3 ac C-2 to C-3 on PCB Parkway; 1106 Everitt Ave to C-3A; Thomas Dr nightclub variance |
| Tue Oct 20, 4:30 PM | Panama City Commission virtual workshop | Non-voting; topics not listed |
| Tue Oct 20, 5:30 PM | Parker City Council | Routine: surplus auction, 2025 resurfacing award |
| Tue Oct 20, 6:00 PM | Callaway Planning Board | Whitaker/Douglas Subdivision, 12 lots, 2.03 ac |
| Wed Oct 21, 8:00 AM | Franklin County Commission (9:00 AM ET) | 473 Mill Rd rezoning (P&Z board approved 4-0); Hickory Hammock 40 ac hearings at 10:00 and 10:05 AM CT |
| Thu Oct 22, 9:00 AM | Panama City Beach City Council | Ord. 1691 not listed (hearing cancelled); stormwater asset inventory task orders ($400,400 and $270,935); Griffin Blvd/Ashley Dr engineering ($453,841); Front Beach Rd box culvert ($248,525) |
| Thu Oct 22 | Washington County Commission | Agenda not found online |
| Mon Oct 26 | Calhoun County Commission | Agenda not posted |
| Tue Oct 27, 9:00 AM | Mexico Beach Council | Agenda not posted |
| Tue Oct 27 | Gulf County Commission | Capital improvements and concurrency ordinance, second reading; agenda and time not posted |
| Tue Oct 27, 4:30 PM | Panama City Commission | Ord. 3320 (ADU water meter exemption) adoption expected; agenda not posted |
| Tue Oct 27, 5:30 PM | Lynn Haven Commission | Agenda not posted |
| Tue Oct 27, 6:00 PM | Callaway Commission | Agenda not posted |
| Thu Oct 29 and Fri Oct 30, 9:00 AM | Mexico Beach LDC workshops | Land Development Code rewrite (third session Thu Nov 5) |
| Mon Nov 2, 5:30 PM | Springfield Commission | Agenda not posted |
WHAT'S QUIET
- Springfield: Oct 19 workshop cancelled; Nov 2 agenda not posted.
- Parker: Oct 20 council agenda was routine.
- Holmes County: Oct 20 had one immediate family exemption and a data center briefing; no fee or land development code items.
- Lynn Haven: only a closed litigation session on Oct 20.
- Panama City: Oct 20 workshop was non-voting.
- Wewahitchka: Oct 13 workshop covered RV permit fees only.
- Calhoun and Washington counties: no agendas found online.
WHAT WE'RE WATCHING NEXT
- Panama City Beach Ord. 1691: a new hearing date, and the Oct 14 Planning Board minutes.
- Bay County: Sep 15 minutes and votes on the impact fee ordinance and the 2027 Fees and Fines resolution.
- Bay County: hearing dates for the Youngstown and Sand Hills rezonings.
- Gulf County: official Sep 22 minutes, the Oct 14 land development rules outcome, and the Oct 27 second reading.
- Panama City: Ord. 3320 adoption on Oct 27; the transportation impact fee suspension ends Jan 2027.
- Mexico Beach: Ord. 903 second reading; LDC workshops Oct 29, Oct 30 and Nov 5; 1100 Hwy 98 development order Nov 17.
- Callaway: Res. 26-15 water and sewer rate changes effective Jan 1, 2027.
WEEK OF OCTOBER 12, 2026
Hurricane Isaias pushed Panama City Beach's TNOD moratorium to Oct 22. Bay County posted its FY2027 fee schedule with new impact fees and much higher utility plan-review fees starting Jan 1, 2027. Gulf County took up permit fee increases, and water and sewer rate changes reached Callaway and Mexico Beach.
PANAMA CITY BEACH: SIX-MONTH TNOD MORATORIUM
Panama City Beach Ordinance 1691 proposes a temporary six-month moratorium on accepting, reviewing and approving new, expanded or amended Traditional Neighborhood Overlay District (TNOD) applications.
- The Oct 8 City Council meeting was cancelled for Hurricane Isaias, and all matters were postponed to the Thu Oct 22 meeting.
- Time change: the city calendar lists the Oct 22 regular Council meeting at 9:00 AM CT (previously 5:00 PM).
- Before that, Ord. 1691 is item 6.B at the Panama City Beach Planning Board, Wed Oct 14 at 1:00 PM CT.
Source: PCB storm information | PCB Planning Board
WHAT'S NEW THIS WEEK
Bay County FY2027 fee schedule posted
The county's FY2027 Fees and Fines Schedule is posted. Chapter 13 impact fees take effect Jan 1, 2027 at about $2,435 per single-family unit and $1,048 per multifamily unit. Utility plan-review fees also rise Jan 1, 2027: water plan review goes from $525 to $790 to $2,150 to $9,590; wastewater from $525 to $790 to $2,825 to $10,090; a new combined review is $3,950 to $13,380; lift station review goes from $400 to $3,700; and a water tap goes from $1,090 to $1,260. Building Safety permit fees are unchanged.
Source: FY2027 Fees and Fines Schedule
Panama City transportation impact fee suspension
The suspension of Panama City's transportation impact fee through Jan 2027 passed 5-0 on Sep 22 after being pulled from the consent agenda. The suspension ends in Jan 2027.
Source: Panama City agenda center
Gulf County permit fees and development rules
A Building Department permit fee increase was on the Sep 22 consent agenda: pools $300; mechanical, electrical and plumbing $150 each; roofing $175; and the land development review fee folded into the permit cost for private-provider applicants. Minutes are not posted, so the vote is not confirmed. The same meeting included amendments on land development rules, stormwater and impervious area, and first reading of the capital improvements ordinance (second reading Oct 27).
Source: Gulf County public notices
Water and sewer rates reaching the cities
Bay County's wholesale water and sewer increases are reaching city customers. Callaway Res. 26-15 (Oct 13) passes rate updates through, effective Jan 1, 2027, and raises the county-road bore fee from $1,500 to $2,500. Mexico Beach Ord. 903 had its first reading Oct 13 (rate details in the Oct 19 update).
Source: Callaway agenda center | Mexico Beach council meetings
Bay County Commission, Oct 6
A light agenda with no impact fee or Chapter 13 items.
Source: Bay County meeting portal
MEETINGS ON THE CALENDAR
Meetings as posted Oct 12. All times Central.
| WHEN (CT) | MEETING | WHAT IS ON IT |
|---|---|---|
| Mon Oct 12, 4:00 PM | Panama City Planning Board | 2046 Comprehensive Plan; Gateway Overlay from 400 ft to 200 ft; recycling centers in Light Industrial; variances |
| Tue Oct 13, 8:00 AM | Panama City Commission (CRA 4:30 PM) | Ord. 3320 ADU water meter exemption; 803 Oak Ave Mixed Use rezoning; Fairy/Grace right-of-way vacations; $800K stormwater master plan grant; Cottage Court award; MLK redevelopment leases |
| Tue Oct 13, 9:00 AM | Mexico Beach Council | Ords. 892/893 General Commercial land use and zoning (second readings); Ord. 903 utility rates (first reading); 1100 Hwy 98 development order postponed to Nov 17 |
| Tue Oct 13, 9:00 AM | Jackson County Commission | Procurement ordinance hearing |
| Tue Oct 13, about 4:30 PM | Franklin P&Z Adjustment Board | 473 Mill Rd, Carrabelle: Industrial to Residential rezoning |
| Tue Oct 13, 5:30 PM | Lynn Haven Commission | Stormwater grant and easement items |
| Tue Oct 13, 6:00 PM | Callaway Commission | Utility billing manual and rates (Res. 26-15) |
| Wed Oct 14, 8:00 AM | Gulf County Commission special meeting | Amendment 3 information; Land Development Regulations update: review board recommendations |
| Wed Oct 14, 1:00 PM | Panama City Beach Planning Board | Ord. 1691 TNOD moratorium (item 6.B) |
| Mon Oct 19, 5:30 PM | Springfield workshop | Agenda not posted |
| Tue Oct 20, 9:00 AM | Bay County Commission | Agenda not posted |
| Tue Oct 20, 1:30 PM | Bay County Planning Commission | About 50 ac in Youngstown and 12.4 ac in Sand Hills, AG to R-2 (private applications) |
| Thu Oct 22, 9:00 AM | Panama City Beach City Council | Ord. 1691 expected per postponement notice; agenda not posted |
Just past this window: Gulf County capital improvements and concurrency ordinance second reading Oct 27; Panama City Ord. 3320 adoption expected Oct 27.
WHAT'S QUIET
- Calhoun, Holmes, Jackson (no fee or land development code items) and Washington counties.
- Parker: Oct 13 planning meeting cancelled.
- Port St. Joe: nothing posted for Oct 12 to 26.
WHAT WE'RE WATCHING NEXT
- Panama City Beach Oct 22 agenda.
- Gulf County Sep 22 minutes and the outcome of the permit fee increase; Oct 14 land development rules details.
- Bay County Oct 20 agenda; signed Chapter 13 ordinance and minutes.
- Panama City transportation impact fee: whether it is renewed before the suspension ends Jan 2027.
- Mexico Beach Ord. 903 rate details.
ARCHIVE
OCTOBER 2026
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