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St. Johns zoning board unanimously recommends rejection of 3,300 home ‘Agrihood’ proposal ahead of November vote

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Red barn surrounded by plots of farm.
Freehold Communities announced plans to turn St. Johns County farmland into 3,300 homes like the group's Arden master-planned development in South Florida pictured here. They've dubbed these communities 'agrihoods' for incorporating agricultural elements into a residential setting. (Freehold Communities)

The St. Johns County Planning and Zoning Agency voted 7-0 Thursday to recommend a rejection of a 3,300-home “Agrihood” development ahead of a deciding Board of Commissioners vote next month.

Boston-based developer Freehold Communities, the firm behind Shearwater, wants to change the rural zoning of 2,673 acres to enable the project — dubbed “Verde” — to proceed.

In a rare unanimous tally, board members argued that there were too many outstanding concerns and incomplete elements in the application to wave it through.

Panelists also bristled at only having two days to wade through Freehold’s 244-page proposal.

A total of 18 public speakers voiced their opposition, citing traffic and infrastructure concerns, along with impacts on wildlife and potential strains on other county resources.

Freehold’s “Agrihood” model touts large-scale developments that incorporate pastoral elements like event barns and working farms that amount to a “Farm to Table Lifestyle.”

Arden shop that looks like the interior of a barn.
Freehold wants to turn St. Johns County farmland into 3,300 homes like the group’s Arden master-planned development in South Florida pictured here. (Freehold Communities)

The sprawling tract of land sits between County Roads 208 and 214 west of Interstate 95 – south of the St. Augustine Outlets.

The expanse is currently owned by the Robinson Improvement Company, founded more than a century ago by early St. Johns landowner John Robinson.

His great-great grandson, Len Carter, represented the company Thursday and addressed the board.

“Because of their Agrihood concept and their other excellent developments in Florida, we think it’s a wonderful fit for the property, the area and John Robinson’s legacy,” Carter said.

A red barn in Palm Beach County, Florida.
A red barn which is part of Freehold Communities ‘Agrihood’ Arden development in Palm Beach County, Florida. A similar project is slated for St. Johns County. (Freehold Communities)

He noted that 800 acres of land would be preserved as part of the development deal.

“We’re very proud to be working with Freehold to develop this Agrihood and we respectfully request your approval of this application,” he said.

Freehold Vice President Andy Smith, a lifelong St. Johns County resident, said the concept comports with the area’s agricultural heritage.

Smith said the Agrihood concept has flourished elsewhere, with 98% of residents of a South Florida Freehold development engaging with its working farms and other agricultural amenities.

But board member Dr. Richard Hilsenbeck signaled his opposition early on in the meeting, questioning the proportion of the development that would actually produce fruits and vegetables.

Smith told the panel that roughly 20 acres were devoted to active farms at a similar project — or roughly 1% of the total property.

“With such a little, a small, a fraction of your acreage devoted to that I don’t see how you can really even call this an Agrihood,” Hilsenbeck said.

A resort-style pool at Arden development in South Florida.
Freehold asserts that the communities foster greater agriculturual engagement and understanding among residents. (Freehold Communities)

Smith countered that the agricultural elements extended beyond the working farm, noting that local producers would sell their goods at Verde’s “retail barn” on consignment and that residents would benefit from “edible walking trails.”

“The term Agrihood is not 1% of the acreage, the term Agrihood is what the community is involved in, all the things that are involved with bringing healthy organic sustainable living back to the roots of the people that live there.”

But public speakers were uniform in their opposition, telling the board that Verde would exacerbate traffic and stress resources, casting the concept as a rustic veneer intended to mask runaway development.

“Anyone who has driven down County Road 208, State Road 16, I-95, Allen Nease to 207, or between South Francis to the outlet malls is going to be heavily impacted by this,” said Jesse Howell, 34, of Elkton.

Jesse HOwell
Elkton resident Jesse Howell opposed the plan.

He cited a raft of other concerns during a 15-minute address, including risks to area wastewater systems and the imposition of “urban sprawl” on a historically pastoral area.

Speaker Joe McInerney said the proposal as being rushed through and precluded an adequate vetting.

Speaker Joe McInerney said the proposal was being rushed through.

“This application is here way to soon,” he said. “The existing infrastructure is already inadequate and unfunded…This applicant can come back.”

Christine Binninger Wilson, who said she comes from a long line of local farmers, opposed the plan.

“Let’s protect the area of St. Johns County that is an actual natural resource,” she said. “Our little community on 214 matters more than you’ll ever know, and putting homes in that dense area is a disaster for the real farming community out there.”

In the end, the board sided with the objectors.

Hilsenbeck
Board member Richard Hilsenbeck voted to reject the proposal.

“This whole item is being rushed,” Hilsenbeck said. “There are too many open comments, the materials provided are incomplete, and we had inadequate time to review it. That’s such an important item both for me as a PZA member and for the citizens who are interested in this proposal. It’s way premature, and its time has not come, in my opinion, so I can’t support it.”

But the panel’s recommendation is only advisory, and the St. Johns County Board of Commissioners will give a thumbs up or down on Nov. 5.

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4 Responses

  1. This is BS. They keep trying to push everything they can through before the County Commission seats of Dean And Alamo’s are replaced by Ann Taylor & Clay Murphy. Something as big as this development needs to be decided after the Nov 5 election is over. And with the Planning and Zoning Committee voted 7-0 against the just reaffirms that this shouldn’t be push through until it is really thoroughly reviewed. This will have a negative impact on SJC as we have too many issues not being resolved already, with main concerns being infrastructure & Flooding. Please as a taxpayer who lives and pays your salary and I speak for many others Please DO NOT continue to go against what’s Best for SJC.

  2. There are multiple accidents with serious injuries and death every single day now in SJC due to all the extra vehicles on our roads that are in disrepair with cones alongside sections with large equipment that has been sitting there for two years now, never see anyone working. Old Moultrie, US1, SR 16 is a mess and so on. We must repair our roads and flooding. What about the impact on our schools? We already have an influx of students, many of which speak little English, our schools are being impacted by the extra unchecked influx of all these homes being built. Not to mention the animals suffering silently as they are displaced. When are we going to stop allowing outside developers from wreaking havoc on our infrastructure? They don’t care about the locals who live here, they don’t live here. Stop the Growth! Build it and they will come! We have enough already! We are full! Those in charge of these zoning decisions need to put our citizens first.

  3. Please do not let Freehold develop any more properties in St Johns County until they come back and fix the many things they did wrong in Shearwater. They did a great job with some things but messed up many others. Such as…

    A beautiful amenity center that is not big enough for all of the homes that are currently built and there are still many homes to be built. We need another pool in the southern section.

    Not enough parking at the amenity center. Make some.

    Landscaping that has deteriorated to huge areas of weeds. Freehold controls the CDD which is responsible for landscaping. Need to re-sod.

    Roads that have also deteriorated with many potholes. As controllers of the CDD they have not limited construction vehicles to the south entrance where all of the new construction is taking place. Make construction vehicles use the south entrance.

    There has been vandalism that the CDD has not made the known culprits pay for. Instead the community has had to pick up the cost. Make Freehold pay.

  4. Thank you to the St. John’s Sherriff’s Office. I called in a serious pothole entering Nocatee Parkway from Cross Water that had cars swerving to avoid it. It was fixed the next day. Good government!

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