Planning board continues Ashford Mills (Shearwater) PUD major modification amid traffic concerns

Blair Knighting, on behalf of the applicant, asked the St. Johns County Planning & Zoning Agency on Tuesday to recommend approval of a site-specific major modification to the Ashford Mills PUD, also known locally as Shearwater, saying the changes will allow interconnectivity with adjacent parcels and make a narrow 2.3-acre commercial parcel usable without changing land use or intensifying allowed uses.

Knighting said the request is limited to adding interconnectivity language, allowing a sidewalk in a perimeter buffer, clarifying dumpster placement in terminal islands and seeking a reduction of the eastern development edge in one location from 35 feet to 10 feet to accommodate the tight site. He also said the applicant would like the option for an exit-only onto Pine Tree Lane if stormwater engineering allows it.

The board’s discussion focused on traffic, stacking at nearby school drop-off times and the potential for cut-through trips that could route traffic through Shearwater Parkway and local streets. Board member Matovina said he was not comfortable approving the modification without a traffic analysis that shows how the proposal’s interconnectivity would change peak-hour patterns. “Perhaps the times for those retail stores work out better,” he said, but added he wanted data before a final vote.

Resident Sam Harley, who represents the nearby Goddard School parcel, told the board he did not expect parking-lot circulation to be used as a primary route for school trips but urged clarity on access that would not increase risky turning maneuvers at the signal on County Road 210.

Planning staff and the applicant’s team said an access analysis would be required at construction-plan stage, and Knighting offered to have traffic engineers prepare counts and stacking estimates. Staff also noted the site benefits from the LDC’s current interconnectivity standards and identified the proposal as compatible with the comprehensive plan if engineering concerns are addressed.

Given the timing of school closures and the need for accurate fall-term school counts, the board voted to continue the item to its June 4 meeting so traffic engineers could supply more complete data and the applicant could consider a narrowly scoped continuation if needed. No final land-use approvals were granted at Tuesday’s hearing.