Atlantic Beach council approves first reading to rezone oceanfront parcels after heated debate

Atlantic Beach Town Council approved the first reading of Ordinance 3-2025 on March 3 to rezone numerous oceanfront parcels to Residential 2 (R-2), a move proponents said would align land-use rules with longstanding deed restrictions and make residential financing easier.

The ordinance’s purpose, Interim Town Manager Linda Cheatham said, is “to support the re-zoning of the majority of the first and second beachfront properties from waterfront one and waterfront two to residential, R-2,” and she told council the request stems from property owners’ asks. Mayor Pro Tem John David argued the change would help owners obtain residential loans and allow town-led improvements such as beach accesses and public restrooms.

The proposal drew sharp questioning from Councilwoman Jacqueline Gore, who said she did not see how changing commercial zoning to residential would benefit the town and pushed back on the claim that deed restrictions are the reason the oceanfront lacked commercial development. “That’s not true,” Gore said during the meeting. Gore repeatedly asked why council would act before the Planning Board has issued recommendations.

Town Attorney Brad Smith answered Gore’s procedural question: a first reading may occur before a Planning Board recommendation so long as the council completes required readings; he noted the Planning Board meeting is scheduled for April 3 and that recommendations would be available prior to the second reading. Mayor Pro Tem David confirmed a second council reading is planned after that review.

Carla Taylor moved to approve the first reading and John David seconded; on roll call Edward Campbell and Carla Taylor voted yes, Jacqueline Gore voted no, and John David voted yes. The motion passed 3-1.

The ordinance intersects directly with the public comment that followed. Resident Leonard Hill asked the council to stop a contractor he said was building “right up against the line,” and invoked a minimum five-foot setback he attributed to an earlier deed map associated with “Mr. Tyson.” Hill told the council lumber had been delivered and a foundation was in place and asked officials to enforce property boundaries immediately: “Mr. Tyson stated a minimum five feet. I can’t get one foot between the draw out or the layout there.” Mayor Pro Tem David and Hill recounted a recent site visit and a prior conversation with the builder but did not report a resolution at the meeting.

Why it matters: rezoning beachfront parcels would change what kinds of development are allowed along the oceanfront and could affect property owners, public access, and future commercial opportunities. Proponents say aligning zoning with deed restrictions will make residential financing more feasible; opponents worry the change could reduce future commercial or public-benefit uses.

Next steps: the Planning Board is scheduled to review the parcels on April 3, 2025; council members indicated a second reading will follow after that review, giving the board’s recommendation and any additional edits to be considered before a final vote.