Commission adopts PUD amendment for Shipyards parcel after debate over tree mitigation

The St. Augustine City Commission on July 14 adopted an amendment to the Planned Unit Development (PUD) for 1500 Arapahoe Avenue — described as the southern portion of the Shipyards project — allowing a modification of the previously approved tree removal and mitigation plan.

Amy Skinner, director of the city’s Planning and Building Department, told the commission the amended PUD does not change the allowed uses or the layout of the development; it updates the tree mitigation approach. "The applicant provided a proposed tree mitigation plan with credits that exceed the deficits," Skinner said during her presentation.

James Whitehouse, attorney for the applicant, told commissioners the PUD revision primarily addresses tree mitigation and that the application had been reviewed multiple times by the Planning and Zoning Board. He said the planning board had unanimously recommended approval of the mitigation plan and that the traffic analysis for the 55‑home PUD fits under the improvements anticipated in the area’s development agreement.

A resident, BJ Kaledi, spoke during public comment opposing an unrelated provision she referenced in the development‑agreement materials and asked that a subsection labeled “III” be eliminated from the agreement language; she said the developer should clearly be responsible for the estimated traffic signal cost at Arapahoe and U.S. 1. "Owners should not be eligible to apply for transportation credits. It should be clearly stated the cost over $500,000 for a traffic signal at Arapahoe and US 1 South will be the responsibility of Windward, not city taxpayers," Kaledi said.

Several commissioners focused discussion on tree replacement size and verification. Commissioners asked staff to require an arborist report at the time of permitting for the adjacent townhome development to confirm the health and need to replace cedars that had been moved. Commissioner comments during the meeting noted a difference between the DBH (diameter at breast height) of trees that were lost and the DBH offered in replacement credits; commissioners requested proof that the new planting plan provides an adequate increase in DBH credits.

Commissioner Barbara Blonder cast the lone recorded “no” vote during the roll call on adoption; other commissioners voted to adopt the ordinance on second reading. The adopted amendment requires follow‑up at permitting: staff will confirm the status of relocated trees and request an arborist report to ensure mitigation meets the intent of the original approvals.

Why it matters: The Shipyards PUD converts a portion of the former industrial area to 55 single‑family lots with associated docks and boat slips. Tree canopy and mitigation were central to the commission’s review; commissioners specifically sought verifiable mitigation and an arborist assessment before final permitting to ensure proposed plantings satisfy the code and the commission’s intent.

What’s next: Staff will require an arborist report and verify tree mitigation credits when associated development permits come forward, and the development agreement remains a separate document with its own review and timeline.