Planning and Zoning Boards & Agencies
All planning board minutes, agendas, and meeting schedules can be found in the calendar below. The calendar below serves as Public Noticing of Overlay Hearings.
Planning and Zoning Agency
Overview
The purpose of the Planning and Zoning Agency is to serve as the County’s Local Planning Agency. The primary responsibility of the Planning and Zoning Agency is to serve in an advisory capacity and recommending body to the Board of County Commissioners on matters relating to land use planning, zoning of land, Comprehensive Plan Amendments, amendment of Land Development Regulations, and Major Modifications to PUD’s.
Meetings, Minutes and Agendas
Planning and Zoning Agency meetings are held on the first and third Thursdays of each month at 1:30 p.m. in the County Auditorium at 500 San Sebastian View, St. Augustine, FL 32084. PZA meetings may be viewed live and are posted for archival viewing on GTV.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below.
Agency Members Contact Emails
| Meagan Perkins District: 4 Position: Member Term Expires: 12/05/2027 E: pza2@sjcfl.us | Robert Olson District: 5 Position: Member Term Expires: 06/03/2029 E: pza1@sjcfl.us |
| Chuck Labanowski District: 2 Position: Member Term Expires: 03/04/2029 E: pza5@sjcfl.us | Henry F. Green District: 5 Position: Member Term Expires: 03/04/2029 E: pza4@sjcfl.us |
| Dr. Richard A. Hilsenbeck District: 3 Position: Chair Term Expires: 12/05/2027 E: pza3@sjcfl.us | Greg Matovina District: 1 Position: Member Term Expires: 11/01/2026 E: pza6@sjcfl.us |
| Judy Spiegel District: 3 Position: Vice-Chair & School Board Member Term Expires: 10/10/2027 E: pza7@sjcfl.us |
Staff Support
Jen Gutt, Planning Coordinator, jgutt@sjcfl.us
Ponte Vedra Zoning and Adjustment Board
Overview
The purpose of the Ponte Vedra Zoning and Adjustment Board is to review, make recommendations or take final action on applications in accordance with the Ponte Vedra Zoning District Regulations that regulate the height and size of Buildings; regulate the intensity of Land use; regulate the area of yards, courts and other space about Buildings, classify and regulate the location of commerce and industries and the location of Buildings designed for specified industrial, commercial, residential and other uses, within that portion of St. Johns County heretofore described as Ponte Vedra Zoning District.
Meetings, Minutes and Agendas
Ponte Vedra Zoning and Adjustment Board meetings are held on the first Monday of each month at 3:00 p.m. in the County Auditorium at 500 San Sebastian View, St. Augustine, FL 32084. PVZAB meetings may be viewed live and are posted for archival viewing on GTV.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below.
Board Members
| Samuel Crozier District: 4 Term: 2 Position: Chair Requirement: PVZD resident Term Expires: 10/01/2028 | John Patton District: 4 Term: 2 Position: Member Requirement: PVZD resident Term Expires: 5/04/2025 |
| C.F. (Chip) Greene District: 4 Term: 1 Position: Vice-Chair Requirement: PVZD resident Term Expires: 06/21/2026 | Anthony Peduto District: 4 Term: 1 Position: Member Requirement: PVZD resident Term Expires: 07/18/2027 |
| Anna Pirgousis District: 4 Term: 1 Position: Member Requirement: PVZD resident Term Expires: 1/16/2028 | |
| Mark Nickerson District: 4 Term: 1 Position: Member Requirement: PVZD resident Term Expires: 11/19/2028 |
Staff Support
Karla Castellon, PV District Planning Advisor, kcastellon@sjcfl.us
Mid-Anastasia Design Review Board (MADRB)
Overview
The purpose of the Mid-Anastasia Design Review Board is to protect natural resources, maintain and enhance the diverse and unique character of the Mid-Anastasia Overlay District, and achieve specific goals and objectives of the St. Johns County Comprehensive Plan. The Design Review Board’s (DRB) primary responsibility is to determine compliance with Part 3.08.00 Mid-Anastasia Overlay District of the St. Johns County Land Development Code.
Public Noticing, Meetings, Minutes and Agendas
Mid-Anastasia Design Review Board meetings are held on the second Thursday of every month at 3:00 p.m. in the Permit Center, 4040 Lewis Speedway, St. Augustine, FL 32084.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below. The calendar below serves as Public Noticing of Overlay Hearings. Agendas should be posted 7 days prior to hearings.
Board Members
| Robert Boese District: 5 Term: 2 Position: Alternate Requirement: Overlay Resident Term Expires: 9/6/2026 | VACANT District: Term: Position: Requirement: Term Expires: |
| Sarah Ryan District: 4 Term: 1 Position: Member Requirement: Overlay Resident Term Expires: 2/20/2028 | Maureen Long District: 5 Term: 2 Position: Chair Requirement: Overlay Resident Term Expires: 9/17/2028 |
| Ginger Borgman District: 3 Term: 2 Position: Member Requirement: Overlay Resident Term Expires: 9/6/2026 | K. Jennifer Cook District: 3 Term: 1 Position: Alternate Requirement: Overlay Resident Term Expires: 2/20/2028 |
| Daniel Greene District: 3 Term: 2 Position: Vice Chair Requirement: Overlay Business Operator Term Expires: 9/6/2026 |
Staff Support
Jackie Williams, Overlay Planner, jwilliams@sjcfl.us
North Coastal Design Review Board (NCDRB)
Overview
The purpose of the North Coastal Design Review Board is to maintain, protect, and enhance the diverse and unique character of the North Coastal Corridor and its established beach community, respect the well-documented history of the area, and achieve specific goals and objectives of the St. Johns County Comprehensive Plan. The Design Review Board’s (DRB) primary responsibility is to determine compliance with Part 3.09.00 North Coastal Overlay District and Part 3.10.00 Vilano Beach Town Center Overlay of the St. Johns County Land Development Code.
Public Noticing, Meetings, Minutes and Agendas
North Coastal Design Review Board meetings are held on the second Wednesday of each month at 4:00 p.m. in the Permit Center at 4040 Lewis Speedway, St. Augustine, FL 32084.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below. The calendar below serves as Public Noticing of Overlay Hearings. Agendas should be posted 7 days prior to hearings.
Board Members
| Sacha Martin District: 5 Term: 2 Position: Vice-Chair Term Expires: 02/06/2028 | Mary Sullivan District: 5 Term: 1 Position: Alternative Term Expires: 07/18/2027 |
| Kyle Sawchuk District: 3 Term: 1 Position: Member Term Expires: 12/17/2028 | William Morton District: 5 Term: 1 Position: Alternate Term Expires: 02/06/2028 |
| Jane Norton District: 5 Term: 2 Position: Member Term Expires: 07/18/2027 | Kathleen Hackett District: 5 Term: 1 Position: Member Term Expires: 03/07/2025 |
| Jean Miller District: 5 Term: 2 Position: Member Term Expires: 12/09/2025 |
Staff Support
Jackie Williams, Overlay Planner, jwilliams@sjcfl.us
Ponte Vedra / Palm Valley Architectural Review Committee (PVARC)
Overview
The purpose of the Ponte Vedra / Palm Valley Architectural Review Committee is to enhance property development within the established Overlay Districts and achieve specific goals and objectives of the St. Johns County Comprehensive Plan. The Architectural Review Committee’s (ARC) primary responsibility is to determine compliance with Part 3.06.00 of the Land Development Code and Part VIII.Q of the Ponte Vedra Zoning District Regulations.
Public Noticing, Meetings, Minutes and Agendas
Ponte Vedra / Palm Valley Architectural Review Committee meetings are held on the fourth Wednesday of each month at 5:00 p.m. in the Ponte Vedra Beach Branch Public Library at 101 Library Blvd, FOL room, Ponte Vedra Beach, FL 32082.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below. The calendar below serves as Public Noticing of Overlay Hearings. Agendas should be posted 7 days prior to hearings.
Board Members
| Chris Brazda District: 4 Term: 1 Position: Member Requirement: PVZD Resident Term Expires: 4/16/2028 | David Christine District: 4 Term: 1 Position: Vice-Chair Requirement: Architect Term Expires: 11/6/22 |
| Sean Mulhall District: 4 Term: 2 Position: Chair Requirement: CCOD Resident Term Expires: 12/15/19 | VACANT District: Term: Position: Alternate Requirement: CCOD Resident Term Expires: |
| Allison McCallum District: 4 Term: 2 Position: Member Requirement: PVZD Resident Term Expires: 12/15/19 | Thomas Baker District: 4 Term: 1 Position: Alternate Requirement: PVZD Resident Term Expires: 12/15/19 |
| Glenn Hettinger District: 4 Term: 1 Position: Member Requirement: Architect Term Expires: 11/6/22 |
Staff Support
Jackie Williams, Overlay Planner, jwilliams@sjcfl.us
South-Anastasia Design Review Board (SADRB)
Overview
The purpose of the South-Anastasia Design Review Board is to protect and preserve the “Old Florida” style, rural beach community in the South Anastasia Overlay District and achieve specific goals and objective of the St. Johns County Comprehensive Plan. The Design Review Board’s (DRB) primary responsibility is to determine compliance with Part 3.07.00 South Anastasia Overlay of the St. Johns County Land Development Code.
Public Noticing, Meetings, Minutes and Agendas
South-Anastasia Design Review Board meetings are held on the fourth Thursday of every month at 3:00 p.m. in the Permit Center, 4040 Lewis Speedway, St. Augustine, FL 32084.
All planning board minutes, agendas, and meeting schedules can be found in the calendar below. The calendar below serves as Public Noticing of Overlay Hearings. Agendas should be posted 7 days prior to hearings.
Board Members
| Stephen Lieberman District: 3 Term: 1 Position: Member Requirement: Overlay Resident Term Expires: 8/17/2025 | Arthur Field District: 3 Term: 1 Position: Member Requirement: Overlay Resident Term Expires: 01/16/2028 |
| Mercer Clarke District: 3 Term: 2 Position: Vice Chair Requirement: Overlay Resident Term Expires: 1/6/2028 | VACANT District: Term: Position: Alternate Requirement: Term Expires: |
| Austin Martin District: 3 Term: 1 Position: Member Requirement: Overlay Business Operator Term Expires: 8/17/2025 | VACANT District: Term: Position: Alternate Requirement: Term Expires: |
| VACANT District: Term: Position: Member Requirement: Term Expires: |
Staff Support
Jackie Williams, Overlay Planner, jwilliams@sjcfl.us
Meeting Schedules, Agendas, and Minutes
The calendar below serves as Public Noticing of Overlay Hearings.
Meetings
Upcoming
2026
9am
Development Review Committee (DRC)
Permit Center, Conference Room 1
Development Review Committee (DRC)
September 16 | 9am
Permit Center, Conference Room 1
4040 Lewis Speedway
St Augustine, 32084
The Development Review Committee (DRC) consists of a representative of each department/program responsible for participating in the review of development plan applications with the intent of providing information regarding development applications. This meeting is held every Wednesday.
This meeting is open to the public, however, there is no public comment portion and is informational in purpose.
1:30pm
Planning and Zoning Agency (PZA)
St. Johns County Auditorium
Planning and Zoning Agency (PZA)
September 17 | 1:30pm
St. Johns County Auditorium
500 San Sebastian View
St Augustine, 32084
This Agency meets on the first and third Thursday of each month at 1:30 PM (with the exception of January and July of 2026) in the St. Johns County Auditorium. Please use GovTV to access the full hearing video and transcripts.
Jennifer Gutt
jgutt@sjcfl.us
6pm
NW Sector Community Mtg: CPA(SS) 26-03 & PUD 26-02 Tractor Supply
Village Church
NW Sector Community Mtg: CPA(SS) 26-03 & PUD 26-02 Tractor Supply
September 17 | 6pm
Village Church
4229 Pacetti Road St.
Saint Augustine, 32092
NW Sector Community Mtg: CPA(SS) 26-03 & PUD 26-02 Tractor Supply
NOTICE OF NORTHWEST SECTOR COMMUNITY PLANNING PUBLIC PARTICIPATION MEETING REGARDING Tractor Supply Company Application for Rezoning (PUD 2026-02) and Small-Scale Comprehensive Plan Amendment (CPA(SS) 2026-03).
This community workshop is being held to provide the public with an opportunity to learn about the proposed Tractor Supply Company project in the Northwest Sector of St. Johns County. The project is located at 4430 State Road16,St. Augustine, Florida 32092, just east of S. Francis Road.
The applicant is requesting approval of (1) a Planned Unit Development (PUD) rezoning and (2) a Small-Scale Comprehensive Plan Amendment for approximately 5.03 acres. The rezoning request would change the property’s zoning designation from Open Rural (OR) to Planned Unit Development (PUD), while the Small-Scale Comprehensive Plan Amendment would change the Future Land Use Map designation from Rural/Silviculture (R/S) to Rural Commercial (RC). The proposed PUD would allow a maximum of 48,745 square feet of Rural Commercial uses, including commercial retail and outdoor display.
If you have any questions prior to the meeting, please contact Jennifer Nylander at (251) 380-8373 or jennifer@hixsnedeker.com
NOTICE TO PERSONS NEEDING SPECIAL ACCOMODATIONS AND TO ALL HEARING-IMPAIRED PERSONS; In accordance with the Americans with Disabilities Act; persons needing a special accommodation to participate in the proceedings should contact the Applicant’s representative, Jennifer Nylander at (251) 380-8373 or jennifer@hixsnedeker.com. For hearing impaired individuals: Contact Florida Relay Service at 1-800-955-8770, no later than five (5) days prior to the date of the community meeting.
9am
Development Review Committee (DRC)
Permit Center, Conference Room 1
Development Review Committee (DRC)
September 23 | 9am
Permit Center, Conference Room 1
4040 Lewis Speedway
St Augustine, 32084
The Development Review Committee (DRC) consists of a representative of each department/program responsible for participating in the review of development plan applications with the intent of providing information regarding development applications. This meeting is held every Wednesday.
This meeting is open to the public, however, there is no public comment portion and is informational in purpose.
5pm
Ponte Vedra / Palm Valley Architectural Review Committee (PVARC)
The Players Community Senior Center
Ponte Vedra / Palm Valley Architectural Review Committee (PVARC)
September 23 | 5pm
The Players Community Senior Center
175 Landrum Lane
Ponte Vedra Beach, 32082
The PVARC meets on the 4th Wednesday of each month.
Jackie Williams
jwilliams@sjcfl.us
CANCELLED
6pm
NW Sector Community Mtg: CPA(SS) 26-08 & REZ 26-16 Fruit Cove Baptist Church of Jacksonville
Mill Creek Academy
NW Sector Community Mtg: CPA(SS) 26-08 & REZ 26-16 Fruit Cove Baptist Church of Jacksonville
September 23 | 6pm
Mill Creek Academy
3750 International Golf Parkway
Saint Augustine, 32092
NW Sector Community Mtg: CPA(SS) 26-08 & REZ 26-16 Fruit Cove Baptist Church of Jacksonville
PROPOSED REZONING PROJECT SITE
NOTICE OF NORTHWEST SECTOR COMMUNITY PLANNING PUBLIC PARTICIPATION MEETING REGARDING a community meeting will be held to discuss the referenced proposed application on Wednesday September 23rd, 2026, at 6:00 P.M. The public is welcome to attend and participate.
Comments and questions will be addressed during the meeting and can also be submitted through email to Casey Dendor (DendorC@etminc.com), or you may also call Casey Dendor directly at (904) 376-6304. A designated access point to attend this meeting is Mill Creek Academy, 3750 International Golf Parkway, St. Augustine, Florida, 32092.
NOTICE TO PERSONS NEEDING SPECIAL ACCOMODATIONS AND TO ALL HEARING-IMPAIRED PERSONS; In accordance with the Americans with Disabilities Act, any persons needing a special accommodation to participate in the proceedings should contact Casey Dendor at (904) 376-6304. Any hearing-impaired persons should contact the Florida Relay Service at 1-800-955-8770, no later than five (5) days prior to the date of the community meeting.