Commission approves PUD for Fraser Road CPA office after residents raise traffic, privacy concerns

The Clay County Board of County Commissioners voted unanimously May 27 to rezone 1492 Frasier Road from BA‑2/PCD to a planned commercial development to permit a two‑story office for River CPA, subject to use restrictions the board required following public concerns about traffic and privacy.

What the board approved: The board’s motion — passed 5‑0 — accepted the applicant’s request for a PCD but amended the written statement to limit the site’s allowable uses to low‑impact commercial and professional offices (attorneys; accounting, auditing and bookkeeping; engineering offices) and to expressly prohibit medical and dental offices, medical/dental laboratories, and certain other higher‑traffic uses. The PCD also removed conditional uses the board found incompatible at the site, including residential dwelling units and day‑care centers, and included required landscape buffers and a privacy fence as shown in the applicant’s plan.

Why it mattered: Neighbors said the two‑story office, a 4,000‑square‑foot footprint and a 12‑15‑space parking area would be incompatible with the narrow residential character of Frasier Road, where residents said they frequently walk and where some lots already carry commercial zoning. “This rezoning will allow for much heavier traffic onto our already burdened single‑lane road,” said Trina Baker, a next‑door resident. Several residents also said they feared a future owner might convert the property to a different commercial use; commissioners responded by narrowly tailoring the permitted uses in the PCD so that any future owner would need to return to the board to expand allowed uses.

Applicant’s case: Property owner Stan Hunt and agent Josh Cockerell said the firm needs modern office space to retain staff and that staff, clients and accountants increasingly transact business electronically. Hunt told the board, “this building will be used for River CPA staff only; there will be no subletting.” The applicant revised the site plan to move the building closer to State Road 17 and add a 10‑foot undisturbed vegetative buffer along the north property line next to a residential parcel.

Traffic and public safety: County staff and Clay County Fire Rescue confirmed the project must add water‑main and hydrant capacity to meet commercial development standards before permitting. Commissioners and residents asked about construction‑period impacts on the narrow private roads in the area and about a mechanism to ensure future uses respect the site’s parking limits; county staff said any change of occupancy would require a county administrative review of parking and impacts.

Votes and next steps: The rezoning passed 5‑0. The applicant must comply with the PCD’s site plan and buffering conditions; any change to the approved uses or to the development plan would require returning to the board. County staff will follow up on hydrant and utility requirements as part of permitting.

Ending: The board said it would monitor how the PCD text and the site plan are implemented during permitting and urged the applicant and neighbors to use the county’s change‑of‑occupancy process if future tenants seek different uses.