The St. Johns County Planning and Zoning Agency voted 7-0 on Thursday to recommend rejecting a proposed 3,300-home “Agrihood” development. The final decision now rests with the Board of Commissioners, which will vote on the project next month.
The plan, submitted by Boston-based developer Freehold Communities, seeks to rezone 2,673 acres of rural land for a project called “Verde.” Freehold, the company behind the Shearwater development, promotes “Agrihoods” as communities that blend farming with residential living.
Concerns Over the Proposal
Board members unanimously opposed the plan, saying it had too many unanswered questions and lacked key details. Some were also frustrated that they had only two days to review Freehold’s 244-page application.
Eighteen residents spoke against the project, raising concerns about increased traffic, strain on infrastructure, and the impact on wildlife.
The planned development would be located between County Roads 208 and 214, south of the St. Augustine Outlets. The land is owned by the Robinson Improvement Company, founded over a century ago by John Robinson. His great-great-grandson, Len Carter, spoke in favor of the project, saying it would honor his family’s legacy.
“Because of their Agrihood concept and successful developments in Florida, we think it’s a great fit for this property,” Carter said. He also noted that 800 acres would be preserved as part of the project.
Debate Over the ‘Agrihood’ Concept
Andy Smith, Freehold’s vice president and a longtime St. Johns County resident, defended the Agrihood concept, saying it connects people with agriculture. He pointed to Freehold’s South Florida development, where 98% of residents engage with farming-related activities.
However, board member Dr. Richard Hilsenbeck questioned how much of the land would actually be used for farming. Smith admitted that only about 20 acres—roughly 1% of the total land—would be used for active farming.
“With such a small portion of land dedicated to farming, I don’t see how you can call this an Agrihood,” Hilsenbeck said.
Smith argued that the community’s involvement in agriculture, such as buying produce from local farmers at a “retail barn” and using “edible walking trails,” justified the label.
Public Opposition and Final Decision
Many residents dismissed the Agrihood concept as a marketing gimmick, saying the development would worsen traffic and overwhelm local resources.
“Anyone who drives down County Road 208, State Road 16, I-95, or near the outlet malls will be affected by this,” said Jesse Howell of Elkton. He also raised concerns about wastewater management and urban sprawl.
Another speaker, Joe McInerney, said the project was being pushed through too quickly.
“This application is here way too soon,” McInerney said. “The existing infrastructure is already inadequate and unfunded.”
Christine Binninger Wilson, who comes from a farming family, urged officials to protect agricultural land.
“Our little community on 214 matters more than you’ll ever know,” she said. “Building homes in that area is a disaster for real farmers.”
In the end, the board sided with the opponents.
“This whole project is being rushed,” Hilsenbeck said. “The proposal is incomplete, and we didn’t have enough time to review it. It’s premature, and I can’t support it.”
While the board’s vote is only a recommendation, the final decision will be made by the St. Johns County Board of Commissioners on Nov. 5.