LPA approves rezoning to PUD for 14‑acre site near I‑10 for RV/boat storage and flex space; water and drainage issues noted

The Baker County Local Planning Agency on June 18 voted to approve ordinance 20 26‑10 to rezone a 14.02‑acre parcel on Nursery Boulevard from Commercial‑Highway to a Planned Unit Development (PUD) that would allow a mix of RV and boat storage, climate‑controlled units and flexible commercial space.

Agent Laura Dietrich of Half Associates explained the PUD purpose: the county’s existing code does not allow some modern combinations of storage and flex space in Commercial‑Highway zoning, so the PUD creates an entitlement framework with self‑imposed design and buffering commitments. "We're actually we're putting higher standards on ourselves than you would normally be required," Dietrich told the panel, adding the applicant will impose larger setbacks (20 feet) around the site, architectural requirements to match nearby Island Oaks and restrictions such as no outside storage for certain uses.

The presentation highlighted environmental and infrastructure constraints. Dietrich said the parcel includes isolated wetland pockets and a large drainage ditch that runs along the property line; she said impacts to the small wetland pockets would be limited and that the development includes a retention pond sized to handle site runoff. She also warned that substantial utility work — including potential replacement or upsizing of force mains and upgrades to sewer and water pipes — will be required during civil and engineering review. "When this comes through in civil, engineering plans, this is gonna have to be addressed, the force main," she said, noting developers typically must fund capacity upgrades and negotiate allocations with the town that provides water and sewer service.

Board members pressed for clarity on water capacity, fire protection and landscape buffers. Staff and the agent said the town of Glen St. Mary has allocation capacity for future development but that existing pipes (eight‑inch lines) may need upsizing and that the developer will provide engineering showing availability and any necessary upgrades during development review. The agent noted three site access points, gated RV/boat storage with emergency knock boxes, and a proposed dry hydrant and nearby fire hydrants to address fire‑safety concerns. The board also discussed whether sanitary dump stations for RVs would be included; the agent said that operational details such as dump stations would be addressed by the management company and during the development plan stage.

After additional questions about signage, landscaping and internal building layouts, a committee member moved and the board approved the rezoning to a PUD by voice vote. The agent and staff emphasized that the LPA’s approval entitles the use but does not authorize construction; any future development will require full engineering, stormwater, fire and utility approvals through the county’s development‑review process.

The LPA’s approval was a rezoning action; conditions and engineering requirements will be enforced through development permits and staff review.