🏡 BOCC Agenda Item 20 November 17, 2025 – Jack Crum Road Density Increase

Tomorrow night — Monday, November 17 @ 6:00 p.m. — the Board of County Commissioners will consider two agenda items that show exactly how county-wide housing policy and local land-use decisions intersect.

🗂️ Item 20 – CPM25-04: Jack Crum Road

📍 Location: North side of Jack Crum Road, ~0.85 miles east of Coastal Highway 98 (Lot 3, Gray’s Estate Subdivision)
🗺️ Request: Change future land use from Agriculture to Rural-1

🔎 Current (Agriculture)

• 🏠 Max density: 1 dwelling per 20 acres

• 🏗️ Realistic build-out: 1–2 homes total

• 🚰 Utilities: Individual wells & septic tanks

🆕 Proposed (Rural-1)

• 🏠 Max density: 1 dwelling per 5 acres (Jack Crum Road is paved)

• 🏗️ Realistic build-out: Up to 6 homes total

• 🚰 Utilities: Still no central water/sewer nearby

• 🧭 Zoning: Remains AG (no rezoning required later)

📚 What the Official Record Shows

🏫 Elementary Schools

• School Board says no elementary capacity under current enrollment and Five-Year Work Plan

• Middle & high schools have room

• Concurrency checked later, but shortfall is already on record

🌊 Wakulla Springs Protection (BMAP)

• Parcel sits inside Primary Focus Area 2 — highly sensitive for nitrogen loading

• Even nitrogen-reducing septic systems still add nitrogen and count against county’s reduction targets

🧪 Groundwater Concerns

• A neighbor submitted public records showing a former landfill on/near the property

• Past groundwater contamination documented

• Florida DEP will decide if drinking-water wells can be permitted

🚗 Traffic & Roads

• Traffic study says six homes won’t require a turn lane on Jack Crum Road

🔗 How This Connects to Item 15

(AHAC Incentive Recommendations)

Item 15 proposes county-wide incentives to make housing easier and cheaper to build:

• 💸 Waive permit & sewer fees for homes meeting affordability criteria (who determines affordability criteria?)

• 🏘️ Legalize rental ADUs up to 1,200 sq ft or 50% of main house

• 🚧 Reduce parking, narrow roads, offer priority inspections for qualifying projects

Projects like Jack Crum Road are exactly the kind of rural-lot subdivisions these incentives aim to encourage.

➡️ Once Item 15 tools are in place (2026):

• A similar 6-lot development could qualify for $10k–$15k in waived fees per house

• Each lot could add a large rental ADU under the new rule

🗳️ Tomorrow Night’s Vote

• Item 20 is only on transmittal — sending it to the state for review

• Final local decision comes early 2026 after state comments

• 🗣️ Public comment is open on both items

📄 Full agenda + backup docs: November 17, 2025 Full Agenda

Stay Sharp, Wakulla
— Wakulla Reports