I think you have to rule it as a benevolent dictator with contracts in place that prevent mob rule, much like the way the motorsport country clubs are run and less like the way golfing communities are run. Something along the lines of no HOA as such can ever exist such that it has any authority to establish or enforce covenants of its own making. My current community is non-HOA, and a couple of rebel attempts have been made to establish one, but there is no way to do so.If interest rates head up, this might be seen as a good time when viewed in retrospect.
I wonder if there's a way to do it that protects your interests. I've heard stories of folks that did this, then years later the residents/owners voted in rules that made the place undesirable to the guy who first took the risk and built it.
IF I were to do this, and again I am sorely tempted and after this summer will need a new project to keep me busy, I would simply structure it so that to purchase a bare plot you agree to have a hangar constructed within 1 year of closing, and a home built within two years of closing, with a minimum of say, 2000sqft. Barndominiums or hangar home designs would need some sort of standard as well, but nothing a guy looking for a hangar in an airpark would object to. Again, much like the motorsport country clubs.