Tracking All 16 Agricultural Enclave Applications Submitted in St. Johns County to Date

St. Johns County has received 16 agricultural enclave certification (ENCERT) applications for 13 distinct projects since July 1.

That's the date Senate Bill 686 took effect, which critics say creates a fast-tracked process for developers to rezone qualifying parcels for housing.

At the County Commission’s Oct. 20 meeting, commissioners approved certifications for Carter Road Associates and Pacetti Oaks, while a reconfigured Adler Creek application was withdrawn for the second time.

Commissioners continued the reconfigured Star IV application to the Nov. 3 meeting, which will feature two other ENCERT applications. An additional application is slated for the Nov. 17 meeting.

To date, commissioners have certified three applications and denied three others, while four are still pending. Six have been withdrawn by applicants before reaching the board.

Here is the status of every ENCERT application received to date, organized by outcome.

Approved: 3 applications, totaling up to 676 homes

AFI Property, received Aug. 6 — 310 acres west of Pacetti Road and north of County Road 208. The County Commission approved the certification Sept. 15, with the applicant agreeing to a density of 1.08 homes per acre, allowing up to 335 homes. At the statutory maximum of six homes per acre, the site could have theoretically accommodated up to 1,860 homes.

Carter Road Associates, received Sept. 1 — 200.75 acres at the northern end of Carter Road, west of Thompson Bailey Road. The County Commission approved the certification Oct. 20, with the applicant committing to 260 homes and more than half the site remaining wetlands, open space or conservation area. Based on the statutory maximum of 13 homes per acre, the site could have theoretically accommodated up to 2,610 homes.

Pacetti Oaks, received Sept. 1 — 40.5 acres at 3975 Pacetti Road, south of State Road 16. The County Commission approved the certification Oct. 20, allowing up to 81 homes at the applicant’s committed density of two homes per acre. At the statutory maximum of five homes per acre, the site could have theoretically accommodated up to 202 homes.

Pending: 4 applications, totaling up to 935 homes

Star IV (resubmission), received Sept. 1 — 70.83 acres west of State Road 16, south of the Grand Oaks development and north of Windward Ranch. The applicant proposed capping density at three homes per acre, or about 200 homes after accounting for wetlands, half the statutory maximum of six homes per acre. Commissioners continued the item to Nov. 3 after county staff issued conflicting reports on whether the property met the statutory requirements for agricultural enclave certification.

Osceola Lakes North (resubmission), received Sept. 14 — 103.29 acres south of Wildwood Drive and north of Watson Road, about a mile west of U.S. 1. The property covers part of the original 143-acre Osceola Lakes filing, which was withdrawn in August and split into north and south applications. The applicant has not specified a requested density for either application. The maximum allowable density for the north parcel is six units per acre, or 619 homes. The application is tentatively scheduled for a County Commission public hearing Nov. 3.

Osceola Lakes South (resubmission), received Sept. 14 — 40 acres in the same area, south of Wildwood Drive and north of Watson Road, about a mile west of U.S. 1. The maximum allowable housing density is two units per acre, or 80 homes. The application is tentatively scheduled for a County Commission public hearing Nov. 3.

King, received Sept. 21 — 36.626 acres at 9400 Byrd Road in Hastings. The applicant requested a maximum density of one home per acre, allowing up to 36 homes. The application is tentatively scheduled for a County Commission public hearing Nov. 17.

Denied: 3 applications, totaling up to 19,620 homes

North Palm Valley Road, received July 1 — 4,462 acres north of Nocatee Parkway, west of the Intracoastal Waterway. The applicant requested a density of one home per acre, potentially allowing up to 4,462 homes. The County Commission denied the application Sept. 28.

Heritage Development East, received July 7 — 615 acres east of Interstate 95 and south of State Road 207. The applicant requested a density of 13 homes per acre, potentially allowing up to 7,995 homes. Commissioners initially approved the application Aug. 19 but reversed course and denied it 3-2 on Sept. 28.

Heritage Development West, received July 7 — 551 acres west of Interstate 95 and south of State Road 207. The applicant requested a density of 13 homes per acre, potentially allowing up to 7,163 homes. It was also initially approved Aug. 19 before it was reversed Sept. 28.

Withdrawn: 6 applications, totaling up to 3,196 homes*

Osceola Lakes, received July 1 — 143 acres in the same area. The applicant did not specify a requested density, but the statutory maximum could theoretically have allowed up to 858 homes, based on six homes per acre. Withdrawn Aug. 11, and later split into the pending North and South applications mentioned above.

Adler Creek, received July 1 — 610 acres east of Pacetti Road and the Grand Lakes development, west of the future County Road 2209. The applicant did not specify a requested density or use, but the statutory maximum could have allowed up to 3,660 homes. Withdrawn Aug. 10.

Star IV Investments, received July 1 — 176 acres west of State Road 16, south of the Grand Oaks development and north of Windward Ranch. The applicant did not specify a requested density, but the statutory maximum could have allowed up to 1,056 homes. Withdrawn Aug. 7.

Sandy Creek, received July 29 — 379 acres east of Interstate 95 and south of County Road 210 West. The proposal called for up to 150 homes. Withdrawn prior to the Sept. 15 meeting.

Entrada, received Aug. 12 — 51.34 acres on the west side of Lightsey Crossing Lane. The applicant did not specify a requested density, but the statutory maximum of six homes per acre could theoretically have allowed up to 308 homes. Withdrawn Sept. 16.

Adler Creek (resubmission), received Sept. 1 — 594 acres, with no requested density. A 2021 ordinance limits the property to 1,682 homes. Withdrawn Oct. 19.

The home totals listed above are theoretical estimates based on applicable density limits, except where a developer’s proposed home count is specified. In practice, developers rarely can build to the maximum allowable density on a property, due to site layout, wetlands and other environmental constrains.

It's also important to note that agricultural enclave certification is only a first step in the process and does not mean a development is approved for construction. Projects must still secure other required development approvals and permits before homes can be built.

Commissioners have also voted to seek an injunction against SB 686, though it is unclear where the litigation stands.

*Resubmitted applications are not counted in the 3,196-home figure