The most newsworthy item discussed was the Mount Royal Air Park Phase 2 replat application, identified as SP24 000000001. This proposal concerns the creation of four additional lots at 110, 12, 14, and Airport Drive in Crescent City, Florida, increasing the total to seven lots within the subdivision. The property, designated for rural residential use and zoned as a planned unit development (PUD), is intended not for residential dwellings but for the construction of airplane hangars for a private fly-in community. This necessitates additional buffering, screening, and setback requirements to mitigate disruptions to nearby residential and historic areas.

During the presentation, technical difficulties were encountered in displaying an aerial view of the property. However, the planning staff confirmed that the proposed plat complies with all zoning regulations and aligns with the county’s comprehensive plan. Consequently, they recommended approval for the preliminary and final plat for the Mount Royal Phase 2 subdivision. A question arose regarding whether a cultural impact study was needed due to the archaeological significance of the site, particularly the presence of an Indian mound. It was clarified that no such study was requested, as the development rights for the property were already established, and the subdivision aimed to facilitate the conveyance of airplane hangars to individual property owners.

Further discussion highlighted the historical context of the archaeological site, which had been excavated in the past. Concerns were raised about potential legal complications regarding access to a particular lot, identified as Lot 25A, which appeared to be landlocked. The board explored the minimum access easement requirements, focusing on whether the parking area could be considered road frontage to satisfy the access requirements. The planning staff confirmed that during the Development Review Committee (DRC) meeting, a private easement had been approved to allow access through the property.

The dialogue demonstrated attentiveness to both the historical significance of the site and the regulatory requirements of land use.

The meeting also included a presentation by Robert Jordan from the Northeast Florida Regional Council, who addressed the evaluation and appraisal report (EAR) related to the county’s comprehensive plan. This process, mandated every seven years, reflects statutory changes since the last comprehensive plan update. Jordan outlined several proposed amendments to the comprehensive plan, including adding a policy to permit affordable housing within commercial or industrial land use, aligning with recent legislation. Another amendment aimed to define “resiliency facility” as a permitted use in commercial and industrial districts, specifically regarding natural gas distribution.

Jordan also discussed the necessity of updating the planning horizon to a 20-year period, extending to 2045, based on population projections provided by Florida’s Bureau of Economic and Business Research. He mentioned that the population is anticipated to grow by 4.1%, a figure that could change based on better data in future updates. The need to update the county’s water supply facility work plan was addressed, as it must reflect changes to the regional water supply plan and comply with state requirements. Jordan highlighted that Mount Royal Air Park has its own water and sewer system, which was not included in the current documents.

The council also discussed recent legislative updates concerning local planning documents, particularly focusing on affordable housing, height restrictions, and utilities. The state requirement for affordable housing within industrial and commercial uses, as dictated by the live local act, was addressed. Changes to height restrictions, specifically near airports, were also highlighted, noting that previous legislation did not account for such constraints, but recent legislative sessions have rectified that oversight.

Additionally, the council mentioned various amendments concerning utilities and resiliency facilities, especially regarding natural gas distribution points and the associated planning procedures. The challenges faced in obtaining accurate and timely statistical data for planning purposes were noted, with reliance on sources such as the U.S. Census Bureau and the Bureau of Economic and Business Research (BEBR).

A member of the council inquired about the definition of affordable housing, prompting a response that it is based on area median income as defined by state statute. This definition varies by jurisdiction, affecting both the county and individual municipalities. Following this inquiry, the council sought clarity on the process for approving the proposed text for the comprehensive plan amendment.

The chair noted that the proposed text does not impose any new restrictions on development but aims to align local documents with state statutes. The council planned to present the text for approval at the upcoming Board of County Commissioners (BCC) meeting, after which it would undergo a state-coordinated review, expected to take 60 to 90 days before returning for final adoption.