Planning board backs Reserve at Strickland plan changes, bars medical cannabis and most smoke shops near school

The Daytona Beach Planning Board on Nov. 21 recommended approval of a small-scale comprehensive plan amendment and a related amendment to the Reserve at Strickland planned development to allow neighborhood-scale commercial uses at a vacant 2.31-acre parcel at the southeast corner of Strickland and Clyde Morris.

Danalee Peddock, senior planner, told the board staff found the proposed change from "office transition" to "mixed use" consistent with the comprehensive plan and noted the city has capacity to serve the site. Peddock said staff’s analysis limited the project to about 83 PM peak-hour trips and recommended forwarding the amendment to the City Commission with a recommendation of approval for first reading Jan. 8, 2025, and a second reading Jan. 22, 2025.

Rob Merril, the applicant’s representative, said the market for office has weakened and the site is better suited for neighborhood retail—"restaurants and retail, a bagel store, a coffee shop"—that residents can reach by walking or biking. He said the plan aims for "internal capture" so commercial uses will not increase net traffic.

Board members pressed the applicant and staff on proximity to a middle school and which commercial uses would be permitted. A board member asked whether drugstores or pharmacies would allow a medical marijuana use. Staff responded that a "drugstore and pharmacy" category could include medical marijuana unless it is explicitly excluded in the PD language; staff indicated they could draft an exclusion.

After discussion, the board directed staff and the applicant to use existing code definitions to carve out specific exclusions. The board agreed to exclude medical marijuana/cannabis dispensaries from the PD’s pharmacy allowance and to exclude smoke shops and vape/paraphernalia shops while allowing cigar shops to be considered a permitted other-retail use.

A board member moved to approve the small-scale comprehensive plan amendment (DEV2024334); the motion was seconded and approved by voice vote. The board then moved and approved the first amendment to the Reserve at Strickland Plan Development Agreement (DEV2024335) with the conditions excluding medical cannabis dispensaries and excluding smoke shops other than cigar shops. Chair announced both motions passed by voice vote.

The approvals recommend the items to the City Commission; staff noted the City Commission will hold hearing dates in January 2025. The applicant and staff said they will supply the exact PD verbiage to implement the exclusions.

What’s next: Both items will go to the Daytona Beach City Commission for public hearings scheduled for Jan. 8 and Jan. 22, 2025.