Escambia County BOA approves conditional use for two duplexes on North Highway 29 over neighbors' objections

The Escambia County Board of Adjustment voted May 20 to approve conditional-use application CU-2026-153315, allowing one two-family (duplex) building on each of two one-acre parcels at 3315 and 3325 North Highway 29.

Staff recommended approval after presenting zoning and technical findings to the board. Christina Smith, urban planner II with Escambia County, said both parcels are zoned RMU (Rural Mixed Use), meet density requirements, have potable water available through Molina Utilities, and will require individual septic permits from the Florida Department of Environmental Protection. Smith also said the applicant received driveway-connection approval from the Florida Department of Transportation and that solid waste service will be provided by Emerald Coast Utilities Authority (ECUA). Smith concluded that the proposed duplex use meets the applicable standards in the Escambia County Land Development Code and recommended approval.

During the public comment period, three nearby residents spoke against the proposal. Victor Climaeras said he opposed the project because, based on his experience renting and observing rental properties, units not owner-occupied often deteriorate over a 10–20 year period and can depress neighboring property values. “If they don't own it, they're not going to take care of it,” Climaeras said. William F. Stalworth, who lives north of the parcels, said he was concerned about vehicle stacking and crashes near the Booth Lake Road intersection and asked how vehicles would enter and exit the site. Loretta Johnson said existing congestion at that location is already a problem and urged the board to deny the request.

Staff responded to those concerns by clarifying that each lot would allow a single building containing two dwelling units (two units per lot), not four separate buildings, and reiterated that FDOT had approved driveway access. The applicant's agent, Kimberly Boyle, said the developer intends to sell the duplexes and that she could not guarantee owner-occupancy, noting the county does not regulate occupancy (rental vs. ownership) under the Land Development Code.

A board member moved to accept staff findings as fact (motion by JC; second by Susan). The board voted to adopt the staff findings and approve the conditional use; the chair announced the motion passed by all members present.

The conditional approval is subject to obtaining any required permits and satisfying site-plan and construction standards in the Escambia County Land Development Code and the Florida Building Code. Those requirements — including septic permitting via FDEP, ECUA service verification, and any screening or buffering conditions the board may attach — will be enforced through subsequent permitting and site-plan review.

The BOA record now reflects the approval; appeals of BOA decisions must be filed in a court of competent jurisdiction within 30 days of the BOA decision, as noted by staff.