Planning board recommends Canopy Shores modification over neighbor objections; vote 5–1

The Planning & Zoning Agency voted 5–1 to recommend approval of a major modification for the Canopy Shores parcels, endorsing a residential concept the applicant said will conserve tree canopy and avoid large-scale fill by using elevated foundations and semi‑pervious driveways.

Developer Jonathan Napier told the board his firm sought to replace a commercial designation with a boutique single‑family plan that keeps larger lots, minimizes fill and preserves live oaks. Napier said his team offered the county’s LAMP acquisition program a substantial discount but negotiations stalled; he emphasized raised, stem‑wall foundation designs to avoid large fill pads and retain tree canopy.

Multiple residents strongly opposed rezoning, urging denial so the land could remain eligible for LAMP acquisition or remain commercial. Public commenters and neighbors, including Deb Scoggins and Sue Chitwood, warned that the parcel is a transitional bay‑head habitat contiguous with Canopy Shores Park and argued that rezoning and the proposed lotting could harm ecology, increase traffic on Shores Boulevard and remove mature canopy trees. Several speakers pointed to historical denials and deed‑restriction concerns from prior proceedings.

Board members debated compatibility, floodplain and buffer configurations, lot widths and whether conditions could reduce ecological impacts. Matovina proposed adding conditions that foundations be stem‑wall, that minimum lot widths and lot areas match the master development plan, and that setbacks comply with the land‑development code; the applicant accepted those conditions. The motion to recommend approval passed 5–1.

The board noted their role is to rule on the land-use application before them, not on potential LAMP negotiations; staff flagged certain plan details and called for clarifications in mapping for the record.