A discussion over land-use percentages and the future character of the city dominated the Keystone Heights Planning and Zoning Board’s meeting on Feb. 9, as the board continued work on a comprehensive plan update funded in part by a $60,000 state grant.
The session, led by planning consultant Janis Fleet, centered on community engagement efforts, a proposed future land-use map, and population data, but the sharpest exchanges came over how much commercial versus residential development should be allowed in two distinct areas of the city: the established downtown and a large undeveloped parcel near the edge of town.
Downtown Mixed Use
Fleet recommended eliminating the existing 50/50 commercial-to-residential requirement for the downtown mixed-use district, arguing the restriction has effectively frozen redevelopment for 14 years.
The consultant laid out a concrete example: under the current rule, a business owner who wants to add 500 square feet to an existing commercial building would be required to simultaneously build a matching amount of residential space, even when there is no room for it on the lot. That restriction, she said, has prevented businesses from expanding and property owners from improving their sites.
“The more restrictions you put on developed property that you want to redevelop (,that) is restrictive,” the consultant told the board. “We want to allow for a mixture of uses.”
Mike Bell, who identified himself as a property owner in the downtown area, backed up the recommendation. He told the board that mandatory percentage splits make sense for new development on large vacant tracts — but not for an already built-out small-town downtown.
“Somewhere along the way, somebody made a mistake and put the fifty-fifty in,” Bell said. “Most likely, they copied it from another city’s code.”
The board appeared to reach general agreement on removing percentage requirements for the downtown district, though no formal vote was taken at the workshop.
Undeveloped Land Sparks Disagreement
The discussion grew more contentious over a large undeveloped parcel on the north side of the city, which Fleet recommended designating as a new mixed-use category with a 70/30 residential-to-commercial split at six units per acre.
The parcel, north of Lake Area Ministries and east of American Legion Post 202, is off Fox Run.
Board member Dr. John Zieser pushed back on Fleet’s recommendation, saying he had understood the proposed ratio to be 50/50 and had never agreed to 70/30. He expressed concern about the city losing its character.
“This is such a gem that we live in, and we may want to consider maintaining it as the gem that it is and not turning it into Green Cove Springs or Orange Park or Middleburg,” he said. “It’s very different, and it’s very special.
The consultant maintained that the 70/30 ratio is standard planning practice for large undeveloped parcels, explaining that a certain number of residential rooftops is necessary to support nearby commercial development. “If you do fifty-fifty, it’s not going to happen,” she said. “That’s just how it works.”
Flat Population Growth Surprises Planners
The consultant also presented population projection data from the University of Florida’s Shimberg Center for Housing Studies that showed essentially flat growth for the city. Keystone Heights’ population has grown from about 1,350 in 2010 to roughly 1,500, but official projections do not anticipate significant future increases.
The reason, Fleet explained, is that population projections are driven by building permit data, and the city has issued very few in recent years, just two new homes in the past two years. Board members noted that much of the population increase has come not from new construction but from vacation rental properties converting to year-round residences.
The board noted that the planned Sunrise development could add approximately 200 new residents once building permits are pulled, which would eventually be reflected in future projections.
Community Engagement Underway
The board reviewed progress on a community engagement plan required by the state grant. A dedicated webpage is being developed on the city’s website that will include information about the comprehensive plan update process, a link to the city’s Facebook page for public comments, and a business survey.
Board member Dr. Geraldine Robbins, who said her doctorate is in data collection instrument design, offered to help refine the business survey questions to avoid bias and improve data quality. The board accepted her offer to work on the survey offline.
City staff reported that outreach has already begun, with presentations to the Keystone Lake Region Business Association and a “Business Coffee with Commerce” event that drew about 15 attendees.
