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Commission approves multiple rezoning and PUD changes, including contentious Vilano Beach parcel
Summary
The County Commission approved several land-use items: rezoning for Old Moultrie Road (5-0), Ashford Mills PUD modification (5-0), Gulf Way Center PUD modification (3-2), rezoning at 177 Surfside Avenue (4-0-1) amid historic-preservation concerns about the Sinclair Lewis house, and a State Road 16 commercial rezoning (4-1).
The St. Johns County Commission approved a slate of land-use actions on June 16, voting on rezoning requests and planned unit development (PUD) modifications after staff presentations, expert testimony and public comment.
Key outcomes
- Old Moultrie Road (3025 Old Moultrie Road): The board enacted an ordinance to rezone a parcel from Open Rural to RS-3 to match adjacent lots and allow subdivision into two single-family lots; the motion passed 5-0.
- Ashford Mills (Shearwater) PUD major modification: Applicants requested a targeted modification to one parcel to allow interconnectivity between adjacent commercial parcels, a reduced internal development edge, and a sidewalk in the PUD buffer for safety. Staff and a traffic engineer said interconnectivity should reduce certain right-turn queuing while slightly increasing a small number of left-turn movements; PZA recommended unanimous approval and the commission enacted the ordinance 5-0.
- Gulf Way Center PUD modification (Gulf Way): The applicant sought multiple updates to an older PUD, including the possible removal of an isolated wetland from long-term preservation. Wetland experts testified the area is degraded and has been draining into nearby ponds; staff said mitigation payments of $392,000 to an established mitigation bank and a conservation-easement release had been approved by the St. Johns River Water Management District. The board approved the modification on a 3-2 vote after discussion.
- 177 Surfside Avenue (Vilano Beach): The board approved rezoning three lots from Commercial Highway Tourist (CHT) to RS-3 to align zoning with adjacent residential parcels. The public record included strong comments both for and against approval: preservation advocates urged the board to protect the Sinclair Lewis house (a locally significant property) and warned that rezoning can lead to demolition; the applicant said rezoning is a separate technical step and that the property will undergo the county's cultural-resources review if a historic resource is identified. The motion passed with a majority vote (4-0-1 recorded).
- State Road 16 parcel rezoning to Commercial-Intensive: The board approved a rezoning of an ~8-acre parcel near I-95 and the SR-16 interchange to a commercial-intensive designation, conditioned on preserving about 3.25 acres of wetland and a strengthened buffer to adjacent homes. PZA recommended approval with conditions; the board adopted the ordinance 4-1.
Across the items, staff emphasized compliance with the comprehensive plan and the work required by other agencies (notably the St. Johns River Water Management District for wetland mitigation). Several citizens urged careful review of wetlands and cultural resources; applicants committed to engaging required mitigation, conservation, or historic review processes where applicable.
Next steps include executing required development permits, mitigation purchases where ordered by state regulators, and any follow-up cultural-resources investigations for the Vilano Beach parcel.
