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Commissioners back comprehensive‑plan change and recommend narrowing PCD uses for convenience‑store/Dunkin' site
Summary
The commission recommended approval of a comprehensive‑plan amendment to unify a parcel and endorsed PCD zoning only after moving to remove uses unrelated to the developer's convenience‑store and Dunkin' drive‑through site plan.
The Clay County Planning Commission voted to recommend approval of a comprehensive‑plan amendment and to recommend PCD zoning for a parcel at County Road 220 and Plantation Drive — but only after commissioners required the applicant to narrow the PCD’s long list of permitted uses.
Staff said the comprehensive plan change (Comp 260018) will convert a southern portion of the parcel from rural fringe to commercial and that the Oakleaf Brandon Ridge CAC recommended approval of both the comp plan and PUD/PCD matters. Staff recommended approval of both items and said the PCD as proposed would allow a convenience store with fuel pumps and a Dunkin' drive‑through as the principal uses.
Several commissioners questioned why the applicant used a Planned Commercial Development instead of straight BA zoning and criticized a lengthy, catch‑all list of permitted uses included with the PCD. "A PCD is supposed to create something better and more specific than straight zoning," said Commissioner Ralph Puckaber, urging the applicant to limit the PCD to the uses needed for the project.
Applicant Janice Fleet said the PCD ties the site plan, buffering and development commitments into the ordinance and preserves flexibility if the convenience‑store use changes in the future. Fleet said she intentionally limited conditional uses relative to BA and conveyed willingness to work with staff to narrow the PCD in the record.
Commissioners voted to recommend the comp plan amendment; they then approved a motion to recommend the PCD only with removal of uses not relevant to the proposed site plan. The recommendation will be forwarded to the Clay County Board of County Commissioners for a final decision; development will remain subject to subsequent site‑plan review and the county’s development‑review committee process.
Commissioners also highlighted the need for lighting restrictions and clear parking/shared‑parking standards as the project advances through staff review.
