Developers seek RLD‑60 rezoning for 11.6‑acre Cedar Bay Road parcel; neighbors press for site plan, buffers and traffic fixes

Developers seeking to rezone an 11.6‑acre parcel on the north side of Cedar Bay Road told neighbors they plan to convert the property from RR (acre) zoning to RLD‑60 and to build about 47 single‑family lots.

"The subject site is it's 11.6 acres, and it is on the North Side Of Cedar Bay Road," said Hayden Phillips, a land‑use attorney with Rogers Towers who represented the development team. Phillips said the proposal is a conventional rezoning application to change the zoning district from RR (acre) to RLD‑60 and estimated the project would yield roughly four units per acre with average 60‑foot lots (about 7,000 square feet per lot).

The developers — represented at the meeting by Bridal Atlee of Atlee Property Group and Ken Athley, identified as the founding principal of Athley/Attley Development — said the parcel is an infill opportunity close to the urban development area and that civil engineering and traffic review will follow any rezoning approval. "If it's approved, it moves forward and is approved, we will, of course, have to submit engineering plans as part of the civil plan review," Phillips said, adding the city traffic and transportation departments and, where applicable, FDOT would set mitigation requirements.

Neighbors pushed back on several fronts. Some residents said the meeting felt premature because the developers had not provided a site plan. "We're basically supposed to sit here and say, alright. Go ahead and do what you wanna do," one resident said, arguing the community needed a layout showing lot placement, pond location, roads and utility routing. Developers responded that a conventional rezoning does not require a site plan at application and said they are under contract for the property and will provide a site plan in the coming weeks.

Traffic and circulation were recurring concerns. Bill Kerr, a Cedar Bay resident, asked whether a traffic signal or turn lanes would be required at the Cedar Bay/Main Street approach. Developers said a traffic study and any required turn lanes or other improvements will be determined during civil review; they also noted that Main Street is an FDOT road and state jurisdiction can affect signal approvals. Phillips said the project will be assessed for mobility impacts and mobility fees will be paid; residents complained mobility fees sometimes fund broader zone projects rather than local fixes.

Other concerns included tree loss, drainage and buffering between new lots and adjacent larger lots. Developers described a planned stormwater retention pond to be sited in a low area mid‑site and said civil review requires tree surveys and mitigation plans that identify which trees can be removed and what replacement plantings will be required. On buffers, Phillips said the zoning code does not require a buffer between single‑family uses of differing lot sizes but developers said they would consider fencing or other measures where feasible.

Residents also asked whether the subdivision would extend city water and sewer to nearby properties and whether connection would be mandatory. Developers confirmed a water main and sewer force main run along Cedar Bay Road and said neighboring properties could tie in if they choose; they said residents would not be forced to connect.

The developers repeatedly said they expect move‑up (not entry‑level) homes on 60‑foot lots and that builders typically seek smaller lots, so 60‑foot lots generally yield larger homes. They declined to give a target sale price because no builder has been finalized. They also said sidewalks will be required by the city for subdivision frontage and interior sidewalks along one side of internal streets.

Process and next steps: Phillips gave the public process schedule at the meeting. The timeline discussed was a Planning Commission hearing (October 9), a City Council public hearing (October 14), Land Use & Zoning (LUZ) on October 21, and a final City Council vote on October 28, with staff recommendations pending. Developers said they would circulate a site plan and other materials before the LUZ hearing.

What’s next: Neighbors were invited to submit follow‑up questions by email and developers said they will distribute the site plan once it is prepared. The zoning proposal will proceed through the planning commission and council hearings, where residents can speak at the public hearing and the council will take a final vote on the scheduled date or defer if needed.