Atlantic Beach approves Davis Blvd. redevelopment concept; mobile‑home residents say they feel rushed to leave

Atlantic Beach officials voted unanimously to advance a concept plan to Phase II for a proposed redevelopment of 12 parcels along Davis Boulevard and North Charlotte Avenue into 17 single‑family lots.

Planning Director Elisabeth Webster told the Planning Board and Council the proposal, submitted by James Stephenson on behalf of the Annie M Piner Family LTD PTNSP, would create 17 single‑family residential lots, replace 629 linear feet of bulkhead, and provide private docks for 10 lots with deeded access to seven community docks. Webster said the project raised no technical review committee issues at this concept stage and that single‑family homes are permitted in the applicable zoning districts.

The proposal prompted emotional public comment from residents of a mobile‑home community on Davis Boulevard who said they were given notice of displacement in December. Gina Bryan, speaking on behalf of 39 families she said still live in the park, said residents are "heartbroken" and described the December letter from the owner as "cold and threatening," adding that some tenants never received individual notice and that families who recently paid lot rent or invested in improvements now face substantial costs to move.

Attorney Wes Collins, representing the property owner, said the owners provided a statutory notice to occupants on Dec. 22 and that the 180‑day notice period was being respected and extended through June 20. "Our client intends to comply with the statutory timeline and is willing to work with residents where possible," Collins said. A representative of the property owner, who spoke from the audience as Ms. Piner, said she has not charged rent this year and cited failing septic systems on the site as a reason the property will not continue to host trailers.

The Planning Board recommended approval of the concept and advancement to Phase II by a 7‑0 vote. The Town Council approved the concept and to proceed to Phase II on a 5‑0 vote (motion by Councilmember Joseph Starling; seconded by Councilmember Austin Waters). No building permits or final approvals were granted at this meeting; the action advances the project into the more detailed Phase II review, where lot layouts, setbacks, heights and infrastructure details will be reviewed.

The council and planning staff noted the distinction between private property rights and the town’s review: the owner may pursue redevelopment, but the town’s approvals are required for subdivision and permitting. Town staff also acknowledged that public‑hearing notices are sent to the recorded real‑property owner per town ordinance, not to individual mobile‑home occupants, which may have contributed to some residents not receiving direct mailed notice.

Next steps: the applicant must submit detailed Phase II materials for review; the town said any significant design changes from the concept plan could require restarting the review process at Phase I.