St. Johns commissioners give consensus to advance 'green line' 2050 Comprehensive Plan to PZA

The St. Johns County Board of County Commissioners on June 3 reviewed revisions to the draft 2050 Comprehensive Plan and gave consensus to transmit a revised “green line” version to the Planning and Zoning Agency (PZA) for further action. Staff said the revisions responded to public feedback and Board direction from a May 20 meeting.

Joy Andrews, County Administrator, introduced consultant Chris Dougherty, who joined Growth Management staff for the presentation. Michael Roberson, Growth Management Director, and Dick D’Souza, Growth Management Assistant Director, discussed specific plan items, including policies on concurrency, density bonuses and affordability timelines. Jacob Smith, Planning Director, explained constraints and the limited effect height-regulation changes would have.

Staff summarized the principal changes the Board asked to keep or remove: retain existing language and standards that had earlier been proposed for relocation to the Land Development Code; remove consideration of increasing height limits; and incorporate “Missing Middle” housing and affordable housing provisions into the Density Bonus program. Commissioners and staff debated wording changes — for example, substituting “encouraged” for “provide” and “investigate” for “establish” — to reflect policy intent without creating unneeded mandates. The Board requested the green-line draft go to the PZA; the transcript records that consensus was given.

Public commenters raised technical and localized concerns. Bob Porter urged preserving an existing workforce zoning category for the Ravenswood neighborhood and defended a two-year requirement used in that program as effective compared with longer restrictions. Beth Breeding requested map updates for utility extensions and conservation areas and suggested revisions to open-space and “missing middle” definitions. Other commenters urged stronger deed restrictions for affordable units — one speaker suggested 30-year deed restrictions — and recommended carve-outs for military members when selling deed-restricted units. The Board reached consensus to allow a military carve-out so that applications under existing conditions could qualify before a 10-year restriction and still receive the full 10 years of restriction.

Commissioner discussion also touched on expanded buffer standards, countywide application of Northwest Sector buffer ideas, public art provisions, and economic development zoning to support advanced manufacturing. The transcript notes Whitehurst’s emphasis on local water management and the need to avoid past state-level errors.

Staff will incorporate the Board’s direction into forthcoming draft documents, which will be reviewed again by the Planning and Zoning Agency and returned to the Board for additional decisions.