Commission approves rezoning for 404 Iberia to allow working‑waterfront boat storage, limits restaurants and hotels

The St. Augustine City Commission on Jan. 27 approved Ordinance 2024‑34, rezoning about 30.15 acres at the south end of Riberia Street from Industrial/Warehousing to Planned Unit Development (PUD) to enable a working‑waterfront improvement project focused on boat repair, enclosed boat storage and associated marine industrial uses.

Amy Skinner, the city’s director of planning and building, opened the public hearing on second reading, saying the proposed PUD is “consistent with the marine industrial and open land comprehensive plan land use categories.” James Whitehouse, attorney for the property owner, told the commission the rezoning is intended to preserve marine industrial uses already active at the site and to require stormwater retention and a PUD‑level site plan that would require further review for any future modifications.

The PUD revision removes hotels, motels, full‑service restaurants and special‑event venues from allowed uses and narrows accessory and clubhouse language; the applicant described the clubhouse allowance as a small, on‑site captain’s lounge for people using the facility rather than a public clubhouse. Whitehouse also said landscaping plans require Florida‑friendly and native plantings and that the project will incorporate permeable pavers for on‑site parking areas where feasible.

The applicant said most boats will arrive by water and that the enclosed storage use is low‑traffic compared with a restaurant. Staff presented a consultant traffic analysis the applicant provided showing estimated peak hour trip generation in single‑digits (three AM peak hour trips and six PM peak hour trips) for the proposed marine industrial uses and a net daily trip reduction relative to previously allowed restaurant uses.

Several residents and nearby property owners voiced concerns at the hearing about building heights and viewshed impacts. Linda McViconce, a neighborhood commenter, asked how a 50‑foot height would affect the skyline and noted the conceptual external renderings in the packet appeared taller than the applicant’s representations. BJ Kaledi, who said she reviewed packet images, asked whether alcohol and future restaurants would be permitted; the applicant and staff pointed to the PUD text excluding restaurants and venues and to a map that governs permitted heights and uses.

Commissioners emphasized public benefits the PUD would secure: stormwater retention where the site is currently an outfall, additional landscaping and sidewalks, permeable pavers in parking areas, and preservation of the working waterfront through PUD site‑plan controls. Vice Mayor Barbara Blonder asked that the final site plan clarify permeable pavers for the vehicle parking areas; the applicant agreed to submit a modified site plan addressing that request.

On a roll‑call vote the commission approved Ordinance 2024‑34. The ordinance rezones the property from City of St. Augustine Industrial and Warehousing (IW) to Planned Unit Development (PUD), provides for repeal of conflicting ordinances and becomes effective as provided therein.

What the ordinance does not do: it does not change the city’s comprehensive plan land‑use designation for the property, and the PUD will require the applicant to return for site‑plan modifications or major changes that fall outside the approved PUD map.

Votes at a glance: the ordinance passed unanimously (5–0).

Next steps: staff will incorporate vice‑mayor Blonder’s requested modification to the site plan (permeable pavers for parking areas) and return materials as required for implementation and permit review.