St. Johns County's Planning and Zoning Agency unanimously backed two commercial development requests Thursday, Oct. 1, including a shift from office to retail space at the Shoppes at Mill Creek Forest.

The agency recommended approval of a major modification at Mill Creek Forest and separately supported rezoning 9.16 acres along CR 210 West from Open Rural to Commercial General.

More retail, less office at Mill Creek Forest

Property owner Helow Properties Ltd. is seeking to convert 120,000 square feet of permitted professional office space into 41,500 square feet of commercial and retail space at the development near Greenbriar Road and Longleaf Pine Parkway.

The applicant cited decreased demand for office space since the COVID-19 pandemic.

The change would raise the site's maximum commercial and retail footprint from 399,000 to 440,500 square feet while reducing permitted office space from 135,000 to 15,000 square feet. The overall nonresidential development cap would fall by 78,500 square feet, from 534,000 to 455,500 square feet.

The modification would also extend the planned unit development's completion deadline from 2033 to 2041.

The development is about 43.3% built out. Existing businesses include 7-Eleven, AutoZone, Wendy's, Mavis Tire & Brake, Dunkin' and Community First Credit Union, according to county records.

Blair Knighting of Kimley-Horn, the applicant's planning consultant, held a required neighborhood meeting Sept. 14 at Bartram Trail High School. Attendees raised questions about traffic, site access and building locations.

The Planning and Zoning Agency unanimously recommended approval of the modification Oct. 1.

The request is scheduled to go before the St. Johns County Board of County Commissioners on Tuesday, Nov. 3.

Board also backs CR 210 West rezoning

The agency also unanimously recommended approval of a separate request to rezone approximately 9.16 acres on the north side of CR 210 West from Open Rural to Commercial General.

The application, REZ 2026-08, is known as St. Johns Commons Commercial. The property would have direct access from Saint Johns Commons Road.

Commercial General zoning allows a range of retail, service and other commercial uses permitted under the county's Land Development Code.

Both recommendations require action by the St. Johns County Board of County Commissioners before the proposed zoning changes can take effect.

The Planning and Zoning Agency generally meets on the first and third Thursdays of each month at 1:30 p.m. in the County Auditorium, 500 San Sebastian View in St. Augustine.