The Marion County Planning & Zoning Commission on Oct. 9 recommended approval of a special-use permit for a 4,500-square-foot small-bay commercial storage warehouse in Marion Oaks after lengthy staff analysis and public comments.

Staff (Eric Kramer and other Growth Services staff) told the board the site is 0.73 acres in B-2 community business zoning within Marion Oaks and that while storage mini-warehouses are permitted by special use, the use may not be the most compatible on this particular lot because the surrounding character is forming into community-oriented commercial and high-density residential. Staff highlighted concerns about buffers, the building footprint intruding into a required 15-foot Type C buffer, and the need to pave an unnamed alley up to county standards where the proposed access would be located. Kramer said staff’s analysis found the use would be more suitable in other B-2 areas closer to County Road 484 or in existing B-5 corridors.

The applicant’s agent, Bill Menadier of Menadier Engineering, said the developer intends the building to serve service-oriented businesses (handyman, HVAC, plumbing, lawn maintenance) rather than heavy industrial uses, that it will provide a perimeter landscape buffer and screen loading bays to the rear, and that the alley would be widened and paved where needed to meet county standards. Menadier said the footprint can be adapted to B-2 character and that outdoor storage and fencing would be avoided.

Opposition came from the nearby Marion Oaks Civic Association president, Florence Charbonneau, who raised compatibility concerns with the community center, adjacent residences and noise, and questioned whether the alley is used by the sheriff and emergency responders. County engineer Stephen Cahoon clarified the alley is county-maintained and would be required to meet two-way standards for commercial access.

After public comment and discussion on conditions — including paving the alley, limiting operations and ensuring buffers and architectural treatments — Commissioner Don Johnson moved to recommend approval with alternate conditions; Commissioner Danny Gaikwad seconded. The motion carried. Staff will forward the record and recommended conditions (including alley paving and architectural/buffer requirements) to the Board of County Commissioners for final action on Oct. 20 at 1:30 p.m.

Why it matters: Staff recommended denial citing future land-use compatibility and building encroachment into buffer areas; the board’s recommendation in favor of the applicant signals the commission favored adaptive reuse and mitigation via conditions rather than outright denial.

Key clarifications: Staff required the alley be brought up to county standards where the site’s driveway will be located, and warned that portions of the building planning to infringe on the Type C buffer must be shifted or obtain a waiver. The applicant acknowledged the need to comply with most conditions and to work with staff on architectural standards.