Planning Commission backs rezoning of 304-acre site to heavy industrial, citing existing industrial context

The Clay County Planning Commission on Feb. 4 recommended that the Board of County Commissioners approve ZON 20437, a request to rezone about 304 acres from Industrial Select (IS) to Heavy Industrial (IB).

Zoning chief Jenny Bridal presented the application and told the commission, "This request is for a change of zoning from industrial select to heavy industrial. The parcel is approximately 304 acres." Bridal said the proposed change would not alter the property's industrial future land use but would expand the range of allowable industrial uses on the site to include heavier uses nested within IB zoning.

Frank Miller, the applicant's representative, described the parcel's boundaries and surrounding uses, saying the site is bounded on the east by a railroad, on the west by County Road 15A and on the south by the First Coast Expressway. Miller told the commission, "We have a recycling facility for solar panels in the works." He said that beyond that potential use the applicant intends to provide general industrial space and that no present intention exists to add a new airstrip or airport.

Assistant County Manager Charice Stewart told commissioners there will be road widening near the northern housing development and that County Road 15A is on the county's list for improvements in coming years: "There will be some road widening to the north of this parcel at this time... it's 1 of the roads on our radar, as in needing some widening in the next few years." Commissioners and staff noted that any development would be required to make intersection improvements at access points and to meet applicable buffer and landscape standards.

Commissioners asked about buffers. One speaker said the landscape-code buffer was "I think it's 25 feet," while another voice briefly interjected "40," and staff did not provide a definitive number at the meeting. Commissioners also discussed the site’s proximity to CSX railroad tracks and the practical difficulty of creating a direct connection to U.S. 17 because freight rail crossings are controlled by the railroad.

After public comment was opened and none was received, a commissioner moved to accept the staff recommendation and the commission voted in favor. The commission's action is advisory; the matter will return to the Board of County Commissioners at its zoning session scheduled for Feb. 25.

Why it matters: The 304-acre rezoning would allow heavier industrial uses on land that sits adjacent to established industrial facilities and a major expressway. Commissioners flagged traffic and access concerns on County Road 15A and recommended that intersection and buffer details be addressed as the project advances to the BCC.

What happens next: The Planning Commission’s approval is a recommendation to the Board of County Commissioners, which will make the final decision at its Feb. 25 zoning session. Any development will still require site-level approvals and road/intersection improvements as determined by county engineering and permitting staff.