Big Agenda Items include The Landings at St. Johns and The Landings at Greenbriar
Planning and Zoning Agency (PZA) meetings are held the 1st and 3rd Thursdays of the month at 1:30 PM in the Auditorium at 500 San Sebastian View.
The scheduled PZA meeting has 8 items noted with the last 3 being of particular interest to the Northwest Sector of the County.
Link to the full agenda is here: PZA Agenda
Items of interest are below:
Agenda Item 1 is the annual election of the Chair and Vice-Chair. Will there be a change this year?
Agenda Item 2 is a non-zoning variance for signage in The Shoppes of Tocoi Creek. The monument sign should not be larger than 28 square feet. The applicant is requesting a variance for a 60.7 square foot sign to accommodate the large number of tenants in this shopping center (over 20.)
Details are at this link: Shoppes at Tocoi Creek Signage
Agenda Item 4 is for the Katepally Community Commercial PUD to add a connectivity point and an additional vechicular access point. This will require .58 acres of wetlands to be filled in. The intent of this change is to reduce traffic congestion related to the property.
Details are here: Katepally Community Commercial PUD
Agenda Items 5 – 8 are related to The Landings at Greenbriar and The Landings at St. Johns (Active Adult.)
Agenda Item 5 (370 pages) is The Landings at Greenbriar – “Request for a Small-Scale Comprehensive Plan Amendment to change the Future Land Use designation of approximately 31.8 acres of land, located south of Greenbriar Road, approximately one (1) mile west of Longleaf Pine Parkway, from Rural/Silviculture (R/S) to Residential-B (Res-B) with site specific text amendment stating that in locations where the subject property is contiguous to The Landings at St. Johns site, no Development Edges will be required.”
Agenda item 6 (87 pages) is The Landings at Greenbriar – “Request to rezone approximately 382 acres of land from Open Rural (OR) to Planned Unit Development (PUD) to allow for a maximum 588 single family residential dwelling units. This request is a companion application to CPA (SS) 2022-01”
Agenda item 7 (340 pages) is The Landings at Saint Johns – “Adoption hearing for a Large-Scale Comprehensive Plan Amendment to change the Future Land Use Map designation of approximately 581 acres of land, located south of Greenbriar Road and west of Longleaf Pine Parkway, from Rural/Silviculture (R/S) to Residential-B (Res-B) with a site specific text amendment stating that in locations where the subject property is contiguous to The Landings at Greenbriar site, no Development Edges will be required.”
Agenda item 8 (149 pages) is The Landings at Saint Johns – “Request to rezone approximately 581 acres of land from Open Rural (OR) and Residential, Single Family (RS-2) to Planned Unit Development (PUD) to allow for a maximum 761 age-restricted single family homes. This request is a companion application to COMPAMD 2022-06 The Landings at St. Johns.”
Links to each agenda item are included below.
High level description of the project
These two communities have generated a lot of concern and interest in the Northwest sector. This is the Adoption Hearing for this development as it was approved for Transmittal in May of this year.
Residents Concerns
At the hearings for the transmittal, there were many residents who spoke both for and against the project. There were complaints raised by some of the residents opposed to the project that residents speaking in favor had some affiliation to the project, either directly or indirectly. Regardless of their affiliation, they are still residents of the county and are therefore able to share their opinions on the project.
The opposition to the project is largely around increased traffic on the roads, lack of capacity in the schools today, and the further eroding of Rural Silviculture in St. Johns County and thus the continued removal of trees and impact to wildlife.
What’s included
These items will probably be presented in one presentation that we can anticipate will be lengthy. The complete project is an overall “master planned and interconnected” residential community that will be made up of The Landings at Greenbriar and The Landings at St. Johns.
The Landings at Greenbriar is planned to have 588 single family residential units while the Landings at St. Johns is planned for 761 Age Restricted (55+) single family units.
To mitigate impacts to roads, the project includes a Proportionate Fair Share agreement that would:
- Widen a portion of Greenbriar Road to 4-lanes from Greenbriar Road/Longleaf Pine Parkway intersection west approximately .90 mile at an estimated cost of $8,162,869.
- Widen an additional .5-mile segment of Greenbriar Road extending to approximately 930 feet west of Brambly Vine Drive/Project Entrance intersection for a total of 1.48 miles.
- Include improvements to the intersection of Greenbriar Road and Longleaf Pine Pkwy.
The School District has determined there is no available capacity in the Concurrency Service Area impacted by this development. The applicant has stated they are aware they will need to begin the proportionate fair share mitigation process or wait until there is available capacity.
In the staff review they noted that this region of the county has had “notable impacts” to school capacity and has deficient roadway segments.
The applicant has proposed traffic mitigation that they believe will provide a public benefit. This includes:
• Widen a one (1) mile segment of Greenbriar Road from two (2) lanes to four (4) lanes from just east of its intersection with Longleaf Pine Parkway to the west, including the widening of the Greenbriar Road/Longleaf Pine Parkway intersection to accommodate the four-lane reconfiguration of Greenbriar Road.
• Widen an additional one-half mile section of Greenbriar Road from the terminus of the Landings at Greenbriar project improvements (outlined above) just west of the project entrance.
• Turn lane improvements to Greenbriar Road at the entrances to Switzerland Point Middle School and Hickory Creek Elementary School, which the applicant attests will relieve traffic congestion on Greenbriar Road when school is starting and ending.
• Turn lane improvements to Longleaf Pine Parkway at the entrance to Bartram Trail High School, which the applicant attests will relieve traffic congestion on Longleaf Pine Parkway when school is starting.
Additionally, they note these benefits:
• Providing a provision of funds for the construction of roadway improvements to Greenbriar Road, Longleaf Pine Parkway, or other regional roads that are currently in need of widening.
• Provision of much-needed housing in an area that is surrounded by existing residential communities, schools, parks and other public facilities that are already available to serve project residents.
• The age restricted community will have no impact on school capacity and yet contribute ad valorem tax revenue to the St. Johns County School District.
There is a lot to digest and a lot of background reading necessary to understand the full proposals. For more of the details, check the links below.
Links to each submission are here:
Agenda Item 5 – The Landings at Greenbriar Plan Amendment
Agenda Item 6 – The Landings at Greenbriar PUD
Agenda Item 7 – The Landings at St. Johns Plan Amendment
Agenda Item 8 – The Landings at St. Johns PUD
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Beth Tate 
I enjoy your postings. Great work!
Thank you!