Planning commission approves comprehensive plan amendment and rezoning to allow RC park revitalization and light commercial uses on State Road 207

The Putnam County Planning Commission on June 11 voted unanimously to recommend approval of a small-scale comprehensive plan amendment (CPA25-000002) to change several parcels near State Road 207 from Agriculture to Urban Service and to recommend approval of REZ25-000007 to rezone the same parcels to Commercial General (C-3). The applications were submitted by Steven Stratton, Inc.; the applicant’s agent, Bob Morgan of RGM Engineering, presented on behalf of the owner.

Zachary Baker, Planning and Development Services, said the three larger parcels are governed by an existing PUD development agreement (ordinance 2015-07) and the applicant seeks to replace the PUD and accompanying agricultural zoning with a C-3 designation to allow revitalization of the RC race track and future low-impact office/warehouse uses, limited outdoor storage and replacement of dilapidated structures. Baker said staff finds the proposed future land use and rezoning consistent with the comprehensive plan and surrounding urban service designations to the north and west.

Bob Morgan, the agent, described plans to tidy the site, replace unsafe structures, improve the existing pond and use buildings for small contractors and limited recreational uses associated with the RC facility. “He’s wanting to do that also. Kind of make it more organized out there. Instead of a big giant mud pit like it is now,” Morgan said.

Several nearby residents and property owners spoke in opposition or raised concerns about noise, traffic and property values. Betty Smith, a resident on Cracker Swamp Dirt Road, described traffic and dust concerns and opposed additional development. Willie McKinnon, who lives along State Road 207, said existing traffic congestion makes additional uses a concern and that noise from the RC track had been disruptive in the past.

Staff and commissioners discussed utilities: Baker said county water and sewer infrastructure runs along State Road 207 on the west side of the road and that a connection would require permitting (directional drilling under the roadway if necessary) and construction work at the applicant’s expense. County staff said water capacity is sufficient for the proposed uses; sewer capacity is determined at permitting and DEP approves permit capacity; staff noted that several developments are competing for sewer capacity in the area.

Commissioners moved and approved two separate motions: one recommending approval of the comprehensive plan amendment (CPA25-000002) and one recommending approval of the zoning map amendment (REZ25-000007). The rezoning motion included a condition that the applicant post a sign on the property listing hours of operation (10 a.m. to 10 p.m.) consistent with prior PUD hours; staff also said conditions such as hours and buffering could be reflected on the DRC site plan and enforced through site plan review and code enforcement.

What happens next

Both recommendations will be forwarded to the Putnam County Board of County Commissioners for final action. If the county commission approves the rezoning and the applicant pursues development, the project will return to the Development Review Committee for technical site-plan review, permitting and any required agency approvals.