St. Johns County commissioners voted 4-1 to deny a zoning modification for a proposed 250,000-square-foot business park at 3960 Inman Road, putting a land sale contingent on approval in jeopardy.

The Nov. 3 decision rejected changes to the existing Last Mile Distribution Facility planned unit development. Commissioner Ann Taylor moved to deny the request, and Sarah Arnold cast the sole dissenting vote, according to the Jacksonville Daily Record.

The proposal would have allowed six buildings containing light industrial and flexible warehouse space on approximately 58.74 acres near State Road 16 and Interstate 95. It would have doubled the previously approved building area while reducing maximum height from 50 feet to 35 feet.

Traffic concerns drive opposition

County staff said nearby State Road 16 rush-hour traffic was operating at 126% of capacity. Including traffic expected from other approved developments would bring that figure to 184%, before adding the proposed park, the St. Johns Citizen reported.

Staff estimated the project would generate approximately 1,318 weekday vehicle trips. The applicant’s traffic engineer maintained that intersection signals could accommodate additional turning movements despite congestion along the highway.

Taylor said she had received at least 40 opposing emails. Ron Faircloth, representing the neighboring Fraternal Order of Police shooting range, also raised concerns about employee traffic.

Sale depended on approval

Prospective buyer Michael McNaughton told commissioners the purchase depended on their approval. He described the development as space for local trades and estimated it would substantially increase property-tax revenue.

John Stephens, representing the owner’s family, described years of unsuccessful development efforts and continuing financial obligations following his father-in-law’s death in 2021, the Citizen reported.

The site previously received approval for a 125,000-square-foot distribution facility associated with Amazon. That project did not proceed. The board’s latest decision denied the requested modification rather than imposing a blanket prohibition on development.

Hearing reopened before final vote

Commissioners initially voted 4-1 against the application, then reopened testimony after applicant representative Brad Wester said he had not been allowed to respond to public comments.

After hearing additional testimony, the board again voted 4-1 to deny the request.

The Planning and Zoning Agency reviewed the application Oct. 1 and Oct. 15. At the latter hearing, a motion recommending approval with restrictions on distribution-center uses failed 3-4, producing a recommendation for denial, according to the county meeting record.