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Neighbors oppose large Las Colinas commercial expansion; board records recommendation with conditions
Summary
Residents strongly opposed a request to expand neighborhood commercial space on US 1 from 19,000 to 49,000 square feet. After hours of testimony the board recorded a motion to recommend approval with conditions that removed Abbotts Way access and capped building height at 45 feet; the recommendation will go to the County Commission.
A proposed major modification to the Las Colinas PUD that would raise the site’s neighborhood‑commercial cap from 19,000 to 49,000 square feet drew large public turnout and heated debate at the Jan. 15 meeting of the St. Johns County Planning and Zoning Agency.
James Whitehouse, attorney for the applicant, said the request adds commercially entitled square footage but does not change permitted uses or the PUD’s design criteria. He told the board the owners removed proposed access through Abbotts Way after neighborhood concerns and that environmental review showed no wetland impacts. "We've met with FDOT; we will access from US 1," Whitehouse said.
Residents, HOA leaders and community representatives disputed that account and urged the board to deny the change. Kensington and Marshall Creek speakers said the parcel was intended as a modest neighborhood commercial parcel under the Marshall Creek DRI, warned that a large increase would trigger traffic and service impacts, and objected to the prior inclusion of Abbotts Way access that crosses HOA land. "Increasing it 2.5 times is not appropriate, especially if you do not specify uses," said Zach Miller for the Kensington HOA.
Board members discussed whether the Development of Regional Impact (DRI) and its build‑out agreement continued to constrain entitlements, whether a notice‑of‑proposed‑change to the DRI would be required for more square footage, and whether conditions could mitigate neighborhood concerns (access location, height limits, wetland protections). Staff confirmed the development must comply with the county comprehensive plan and LDC and that final access and engineering would be reviewed at construction plan approval.
After extensive public comment, board member Spiegel moved to recommend approval of Major Modification 2025‑09 with six findings of fact and conditions including no access onto Abbotts Way and a 45‑foot height cap. The motion was seconded and entered on the record; the board asked that no further motions be pending before the recommendation is transmitted to the Board of County Commissioners for final action.
What’s next: Because the Las Colinas parcel sits within a larger DRI and has been the subject of prior master approvals, any change to the DRI entitlements or final approval of the larger design will be considered by the County Commission; the PZA’s recorded recommendation and conditions will be part of that record.
Speakers quoted (first reference): James Whitehouse, applicant attorney (SEG 3676); Zach Miller, Kensington HOA (SEG 3994); John Smith, resident (SEG 4502).
