The most notable discussion revolved around proposed amendments to Articles 4 and 11 of the Putnam County Land Development Code. These amendments would change when the DRC reviews PUDs, moving the review to after the Board of County Commissioners (BOCC) adopts them, as opposed to the current preliminary stage. This proposal sparked a thorough debate among commission members and the public, who voiced concerns about the potential loss of meaningful design influence and input from the DRC at critical early stages of the development process.

One commission member expressed dissatisfaction, stating they felt embarrassed by not knowing about the absence of preliminary DRC reviews and attributed this oversight to staff. This member emphasized the necessity of maintaining the current review structure to ensure all information is available for informed recommendations to the BOCC. “I am not going to vote for it because I don’t agree with it,” they stated.

The staff recommended approval of the amendments, arguing they were consistent with the county’s goals and policies. Another member highlighted the importance of preliminary DRC reviews, mentioning a recent PUD application that violated existing land codes. They questioned how the commission could support non-compliant development plans without DRC’s early feedback, which is important for addressing potential regulatory issues before projects reach the commission.

The commission considered how other counties effectively utilize DRC feedback to help shape development agreements and avoid later-stage issues.

The dialogue further explored concerns about the procedural changes aligning code language with staff implementation, potentially compromising transparency and integrity. Participants discussed staff shortages affecting the review process and acknowledged the need for more formalized procedures for appealing DRC decisions. There was unanimous agreement that the DRC’s advisory input is critical for ensuring compliance and preventing complications later in the process.

Additionally, the meeting addressed a zoning change involving a 22-acre parcel owned by Retha Adams, located on North Highway 17 in Palatka. This amendment aimed to change the designation from commercial to urban service, allowing the replacement of a damaged single-family residence with aid from Rebuild Florida. The commission supported the zoning change, emphasizing the homeowner’s long-term connection to the property and the necessity of aligning zoning with its historical residential use.

Concerns about the potential impact of new impact fees were also discussed. Members debated the timing of fee application, with suggestions to trigger fees upon permit application submission rather than upon issuance, to prevent inequitable estoppel issues. The Planning Commission considered recommending this change to the BOCC, acknowledging the need for clarity to avoid confusion and disputes in the application process.

The commission concluded with a decision to recommend against the proposed code amendments, citing misalignment with the county’s comprehensive plan. They also approved the land use map and rezoning requests for the Palatka property.