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Planning Commission asks applicant to rewrite ordinance language, continues 3075 US‑17 PCD to June 2
Summary
The commission heard a staff recommendation to approve PUD 25‑00009 (3075 US‑17) with a revised site plan and buffer commitments. Commissioners found the draft ordinance and exhibits contained vague or undefined terms and voted to continue the item to June 2 so the applicant can clarify parking, phasing, signage and lighting.
Clay County planning staff presented PUD 25‑00009 on May 5, a Planned Commercial Development for a 2.45‑acre site at 3075 U.S. 17 that would rezone property to a PCD (allowing a restaurant to continue and adding smaller‑scale commercial uses). Staff said the applicant reduced building count, tightened buffering and added lighting standards and recommended approval of the revised site plan and narrative.
Agent Kelly Hartwig told the commission the applicant had worked to address neighbors’ concerns by reducing the number of buildings, increasing landscaped buffers and adding a 6‑foot opaque fence plus larger trees along the residential edge. Hartwig said the Highway 17 access will be limited to right‑in/right‑out once DOT completes nearby improvements: “The entrance on 17 will be right turn in and right turn out only,” she said.
Commissioners pressed the applicant and staff about the draft ordinance’s enforceability. Commissioner Puckhaber said Exhibit D contains vague language (for example, “retail display” is not defined), unclear phasing references, and unspecified parking assumptions tied to a day/night shared‑parking model; he said the wording gives the applicant too much discretion and that he could not support the ordinance as written. Commissioners also questioned a lighting standard in the draft that called for “0 foot‑candles at any property line” adjacent to residential uses as unrealistic.
Hartwig agreed to rewrite the ordinance text and clarify the site‑plan exhibit to lock down parking calculations, signage/display rules, height limits and buffer/fence specifications. The commission voted to continue the item to the June 2 meeting so staff and the applicant can return with a cleaner, enforceable ordinance for a recommendation to the Board of County Commissioners.
What happens next: The applicant will revise the PCD written statement and exhibits per the commission’s feedback; the item is set for the June 2 Planning Commission hearing and will then go to the Board of County Commissioners for final action.
