300 homes, offices and shops planned for IGP

[Jason]

300 homes, offices and shops planned for IGP

Project to add $30 million in road improvements

Posted: February 3, 2010 - 12:09am

By PETER GUINTA
A request by a Jacksonville real estate firm to change the county's future land use map to develop a 580-acre wooded parcel off International Golf Parkway into shopping, offices and housing was unanimously approved Tuesday by the St. Johns County Commission.

The applicant, The Nine Mile Gang, wants to build 300 multi-family housing units, 385,000 square feet of retail space and 97,500 square feet of office space on pasture and wetlands north of IGP and east of Interstate 95.

St. Augustine attorney George McClure, of McClure Bloodworth, representing the developers, said the approvals requested mean only that the project's plans would be reviewed by the Florida Department of Community Affairs.

"Any development on our site would (still) need County Commission approval," McClure said.

The property has 188 acres of wetlands.

The St. Johns County Planning & Zoning Agency approved the project 5 to 1 on Oct. 15.

A previous project, a high-end retail shopping complex called Esplanade, was planned for that same property in 2007.

However, developers Ben Carter and the Devlin Group -- builders of the successful St. Johns Town Center in Duval County -- halted Esplanade's forward movement in 2008. That project consisted of 1,400 homes, 1.4 million square feet of office space, 850,000 square feet of retail space and a 11-bed hotel.
The $28 million that Devlin and Carter committed for road improvements were never raised and the road work never done.

For this project, the Nine Mile Gang promises a total of $32.5 million -- $12.6 million to widen IGP from I-95 to a point 1,000 feet east of the project entrance, and $19.8 million for entrance and exit ramp improvements at I-95 and IGP.

McClure also said the improvements would include flattening the sharp, dangerous curve separating the commercial area of east IGP from the tree-covered, two-lane highway through 12 Mile Swamp to U.S. 1.

Vice Chair Ken Bryan said he'd "love to see the (same) tax base (as the St. Johns Town Center) in St. Johns County," and Commissioner Ray Quinn said his concerns included the traffic impact on Nine Mile Road, the project's environmental impact and the opinion of the neighbors.

McClure said the neighbors were excited about the project.

Commissioner Cyndi Stevenson said, "This looks like the last developable piece in this area. This is appropriately located and we should give them a chance with the (Department of Community Affairs.)"

No building permits will be issued until IGP is four-laned.

In public comment, Fruit Cove resident Ellen Whitmer said she considers this "sprawl."

"I think there is a rush to get (this approved) because the developer knows voters will approve Amendment 4," she said.

Amendment 4 is a proposed constitutional amendment on the November ballot requiring future land use map or comprehensive plan changes to be approved by voters in a referendum, not by local officials who (amendment advocates say) may be influenced or misled by developers.

Opponents say the amendment would slow and stifle growth in Florida, costing thousands of jobs.

David Wiles of Crescent Beach said the Nine Mile Gang project could become another high-profile failure like Twin Creeks, SilverLeaf and Esplanade, all fatally wounded by the busted housing market and credit crunch.

"This county does not have a generalized need (for this development)," Wiles said.

McClure said the developers bought the property in 1985, when it was once part of a 1,200-acre parcel.

The county and state approvals will "facilitate the ability to develop this property when the market turns around," he said. "There is very little affordable housing in that area. I see this area as becoming the future business downtown of St. Johns County."

Source: http://staugustine.com/news/local-news/2010-02-03/300-homes-offices-and-shops-planned-igp

[Jason]

Well, looks like Esplande is oficially dead. 

[JeffreyS]

Alright more wetlands turned into sprawl.

[thelakelander]

I told British Shoe Company that Carter mall project was dead months ago.  Its nice to see some confirmation.

[simms3]

I am not too worried about it.  In this down economy I'll take whatever we can get.  It is not time to get picky.

[Ocklawaha]

Under the road with the kids, NOT across it!

My only worry on this mini-project is 12 Mile Swamp.  Cutting a 4 lane road through that preserve will be like a bull horn in church. However, if we must, can we force it to be slightly elevated for animal safety? Similar to SR 46 West of Sanford, or the UNF perimeter road. The one along the Wekiva uses a combination of deer fencing and selective under crossings, which seem to work pretty well. The benefit being that they have cut WAY down on bear deaths along a route heavily used by both humans y oso's.


OCKLAWAHA

[JeffreyS]

The not being picky about development and financing is the cause of the current economic condition.

[finehoe]

Yay!  Three hundred more houses to be added to an already over-saturated housing market, more offices to add to the 20+% vacancy rate, and more empty retail square footage to add to the 10+% vacancy rate in that sector.

[Shwaz]

Really surprised to see more development planned when there's already so many homes sitting empty even with rock bottom prices.

I saw a 2,700 sq ft brand new home for under $200K... if you can't sell brand new for $75 a square foot why keep going?

[Jason]

I'm with you Ock.  That swamp....key word "SWAMP" is some pretty pristene wilderness.  There is already too much access to the area, in my opinion.

Still, I don't see anything happening with this development for another couple years.  Nothing is final yet and development rights won't be allowed until after the roadwork is finished, which has yet to be approved or designed.

[north miami]

"Future Land Use Map"; FLUM    Now means "Futile Land Use Map"

New land use classification: Rural Urban

Seriously- this most recent proposal is simply a continuation of a process unleashed a decade ago when Nocatee stuck it's big toe in the water with FLUM revisions and discovered very comfortable conditions.(Even the Twelve Mile Swamp conservation lands project noted above contributed to reserved development lands or transfered development rights)
With the exception of the Florida Wildlife Federation (with regional NE Florida office) none of the local enviros have proven astute in this.An interesting untold story.

This will make a dandy poster child for Amendment 4

[tufsu1]

All the developers here have done is get approval of a change to the Future Land Use Map....it does not mean development will actually start anytime soon.

The primary motivation for this change, like many others going on around the state, may be the likely passage of the assinine Amendment 4.

[north miami]

All the developers here have done is get approval of a change to the Future Land Use Map....it does not mean development will actually start anytime soon.

The primary motivation for this change, like many others going on around the state, may be the likely passage of the assinine Amendment 4.

......you speak in circles here.

[reednavy]

Waste, next.

[cline]

McClure also said the improvements would include flattening the sharp, dangerous curve separating the commercial area of east IGP from the tree-covered, two-lane highway through 12 Mile Swamp to U.S. 1.

No building permits will be issued until IGP is four-laned.

So are they proposing four-laning IGP from 95 all the way to US1 (or just flattenig the curve)?  If so that would be a real shame.  As you drive through 12 Mile swamp approaching US1 there is some fantastic old tree canopy over the road.  It really is a scenic drive.  If the road was widened this would all be gone.  Would be a real loss in my opinion.