Board recommends future land‑use amendment and rezoning at US 1/County Road 325 to allow commercial redevelopment

The planning board unanimously recommended a future land‑use map amendment and companion rezoning to allow commercial redevelopment at the roundabout of U.S. 1, Old Dixie Highway and County Road 325. Simone Kenny, planner, told the board the site now contains small portions of residential low density, commercial high intensity and a remnant conservation sliver; the proposal would create 3.56 acres of commercial high intensity and rezone the property to C‑2.

Kenny said the parcel contains a vacant structure formerly used as the White Eagle Bar, no mapped wetlands on the subject property, and that site utilities would rely on private well and septic. Staff presented a worst‑case resource analysis under the higher‑intensity future land use: a net decrease of two dwelling units and an increase of about 52,097 square feet of commercial floor area, an increase in daily trips to about 1,493, and worst‑case increases in water demand (~14,000 gallons) and sanitary flow (~12,000 gallons). Staff also noted required driveway and County Road improvements identified in the applicant’s traffic impact study.

Kristen Reed, representing the property owner, said the request would consolidate and extend existing commercial zoning across the parcel to support a modern convenience store with fueling stations and related improvements. During public comment, resident Mark Smigelski raised concerns about cut‑through traffic from nearby developments and asked whether wetlands or nearby drain fields would be impacted. Reed replied the applicant’s environmental consultant found no wetlands on the site and that any drain fields outside the parcel would not be impacted; she said a traffic study showing operational improvements was part of the application package.

The board voted separately to recommend approval of the future land‑use amendment and then the rezoning (each motion carried unanimously). Staff noted the rezoning would be conditioned to become effective only when the future land‑use amendment becomes effective 31 days following adoption, unless the amendment is timely challenged.