Planning Commission approves permanent outdoor seating for Southern Grounds Coffee at Costa Verda center

The Jacksonville Beach Planning Commission on May 26 approved PC 0426, a conditional use permit allowing outdoor seating for Southern Grounds Coffee at the Costa Verda shopping center to continue without a one‑year sunset.

Planning staff said the location had received a one‑year approval on Sept. 9, 2024 tied to the certificate of occupancy and that staff found no active code enforcement cases or outside complaints; the staff recommendation was to approve the outdoor seating without a time limit. The staff report noted the seating layout was previously reviewed and approved by the fire marshal and that the request would not expand the previously approved configuration.

Mark Angelo, owner and agent for Southern Grounds Coffee Jacksonville Beach LLC, was sworn in and said the business was not seeking additional outdoor seating beyond what was previously permitted. Angelo said the outdoor dining has "activated" the center, increased pedestrian traffic and benefited tenants, and that owners had taken steps—hiring a security company and adding a 10‑minute pick‑up sign—to address operational issues. Angelo told the commission some tenants reported "up to 30% increase in business." (Mark Angelo; sworn testimony.)

Several nearby tenants and residents spoke during the public comment period. Andy Blewett, who said he has an office in the same building, opposed making the approval permanent and said the site’s parking was already congested, that patrons park on sidewalks and that the center’s configuration exacerbates safety risks. Blewett also asserted the landlord had reorganized tenants in a way that expanded Southern Grounds’ space after the original permit was approved.

Property owner Beth Angelo said the owners had invested to revive the center and had completed a parking study showing a peak impact between roughly 10:30 a.m. and 2:00 p.m.; she said the owners planned to manage tenant activity (for example, reducing CoreMotion class sizes) to ease pressure during peak times and described outdoor seating as popular with customers.

A nearby resident, David Page, said he lives across the street and described sidewalks and curbspace sometimes blocked by parked cars; he said he was not sure whether making the seating permanent would worsen conditions.

During discussion commissioners and staff reviewed site plans, fire marshal review and the history of prior approvals. A motion to approve the conditional use permit as presented — without a time limit and subject to transferability requirements in section 34555 — was made and seconded. The chair called roll and the commission declared the motion passed.

The approval allows Southern Grounds’ existing outdoor seating configuration to continue; staff noted the permit applies only to the tenant and the seating shown on the submitted site plan.