Zoning board recommends mixed commercial plan for Garson Point Road parcels after residents raise traffic and drainage concerns

The Santa Rosa County Zoning Board recommended a split zoning approach for a 5.4-acre property at Garson Point Road and Warren: Highway Commercial Development (HCD) for the frontage parcel and Neighborhood Commercial for the rear parcel.

Smooth Property Management, represented by Melissa Simpson of Coldwell Banker, requested the full 5.4 acres be rezoned from single-family residential to HCD and asked the board to amend the future land-use designation from residential to commercial. Simpson said the applicant envisions a small retail and professional-services center if rezoning is approved.

Several neighbors expressed concern about traffic, drainage and impacts on privacy and wildlife. Mark Place, whose son owns the house directly adjacent to the site, said he feared higher traffic and increased water flow into adjacent yards during heavy rain. “If that’s built up, it’s gonna back up his water too,” Place said. Clay Smith, who owns property immediately north of the site, asked how the development would affect his ability to get in and out of his property safely.

Applicant representatives said they prefer to secure HCD for the front parcel so they can design appropriate stormwater retention and buffers, and so the project would not require spot zoning for later adjustments. “We want the space so we can do it the correct way without asking for variances later,” Simpson said. She told the board that detailed engineering and site studies had not yet been completed because those studies can cost tens of thousands of dollars and are usually prepared after entitlement is secured.

Board members suggested a compromise to address neighbors’ concerns. Planning staff noted that the parcel consists of two distinct tax parcels; board discussion focused on allowing HCD for the larger frontage parcel and restricting the 1.45-acre rear parcel to Neighborhood Commercial, which has smaller allowable building sizes and prohibits drive-through restaurants. The applicant agreed to that approach.

The board voted to recommend HCD for the front parcel and Neighborhood Commercial for the rear parcel, with the understanding that final site design, stormwater plans and transportation access would be addressed at site-plan review and by the Florida Department of Transportation where applicable. The recommendation will be forwarded to the Board of County Commissioners for a final decision.