Escambia planning board approves rezoning for 810 Veil Road to low-density mixed use

The Escambia County Planning Board voted Feb. 4 to recommend rezoning 810 Veil Road from low-density residential (LDR; 4 dwelling units per acre) to low-density mixed use (LDMU; up to 7 dwelling units per acre).

Meredith Bush, agent for Neil Development LLC, told the board the request is consistent with the county comprehensive plan and the mixed-use suburban future land-use category. “I have reviewed staff’s findings and believe they are supportive of the request,” Bush said.

The rezoning request would allow a mix of neighborhood-scale retail and services in addition to residential uses, and staff told the board that the LDMU district is intended to “provide a mix of neighborhood scale retail sales, services and professional offices with greater dwelling unit density and diversity than the low density residential district.” Staff also said the proposed LDMU could function as a transition between existing low-density residential and adjacent heavy commercial/light industrial (HCLI) uses.

Two residents who live near the site spoke in opposition during the public hearing. Sharon Colburn said the area is “not suburban. It is rural,” and described large lots, two- to three-acre parcels and a dead-end road, adding that LDMU allows conditional uses she found troubling, including “medical marijuana dispensing facility, tattoo parlors, restaurants … nursing homes, assisted living facilities” and telecommunication towers. Jacqueline Rogers said the materials used in the application were “slim” and questioned whether the parcel had been legally combined with the adjacent lot; she urged denial and emphasized the lack of surrounding commercial development.

Board members asked staff and the applicant questions about lot combination, access and density. Staff confirmed the parcels have been combined in the property appraiser’s records though county maps had not yet been updated, and clarified that the combined parcel includes an HCLI portion fronting Highway 29. Staff noted access for potential development would be addressed through the development review process and said any larger projects would require additional approvals that include size and use review by the board of adjustments.

After discussion, a board member moved to approve Z-2024-20 “as presented.” The motion received a second and the board voted by voice/raised hands; the transcript records the motion carried.

The planning board’s recommendation will go to the Escambia County Board of County Commissioners, which will make the final decision.