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Commission approves Canopy Shores rezoning over residents' objections, adds stem-wall condition
Summary
Developers won approval to convert three commercial parcels bordering Canopy Shores Park into nine single-family lots; residents urged the county to purchase the land for park expansion and flagged wetlands, wildlife and deed-restriction conflicts; the board approved the modification 3-2 and required stem-wall construction.
After a lengthy hearing that drew scores of neighborhood speakers, the St. Johns County Board of County Commissioners approved a major modification to a 1970s-era PUD to allow nine single-family lots on three former commercial parcels adjacent to Canopy Shores Park.
Developer representatives said the proposed design uses elevated, stem-wall construction to minimize fill, preserve mature trees where possible, and place garages under living space because the site slopes significantly from Shore Boulevard to the back of the lots. The developer said the parcels were zoned commercial but that a residential approach would be less impactful than a typical commercial redevelopment.
Neighbors and community groups urged the county to instead add the land to the park, cited wetland and wildlife concerns and said deed restrictions and architectural-review covenants could conflict with the proposed homes. Dozens of residents said the change would bring incompatible housing types and erode public access and wildlife habitat.
After debate the board approved the modification by a 3-2 vote and added a condition requiring stem-wall construction in the master development plan to address elevation and drainage concerns.
Next steps: Staff will incorporate the stem-wall construction language in the MDP and oversee compliance during permitting; opponents said they will review legal and administrative options but no appeal was filed at the meeting.
