St. Johns County had a busy week. County commissioners spent hours debating a new state law that fast-tracks big developments, denied one huge project and then reopened two others, and a separate lawsuit over a different piece of land kept moving through the courts. On the lighter side, SilverLeaf is getting a mini golf course, and there's a grocery rumor buzzing near World Golf Village.
If you own a home in Northeast Florida, are building new construction, or are thinking about relocating here, these decisions can affect your property, your schools, your roads, and your home's future value. Here's what happened, explained simply, and what it means for you.
1. What Is Florida's New "Agricultural Enclave" Law?
Florida's agricultural enclave law (Senate Bill 686) took effect July 1, 2026. It gives landowners a faster path to build homes on certain farmland.
Here's the basic idea in plain terms. A property can qualify if it is:
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Located outside city limits and currently undeveloped
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Owned by a single owner
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At least 75% surrounded by land that is already developed
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Located in a county with fewer than 1.75 million residents
If a property qualifies, the county cannot deny it for the usual reasons, like traffic impact or whether it fits the county's long-range land use map. That's a big change. Normally, a large development goes through public hearings, planning staff review, and a county commission vote where residents can speak. This law skips most of that.
2. The Palm Valley Enclave: 4,462 Acres Denied by a 3-2 Vote
The biggest and most talked-about application is a proposal from the Davis family, the founders of Winn-Dixie, through an entity called BR4700 LLC. The land sits north of Nocatee Parkway, west of the Intracoastal Waterway and along the Duval County line, directly across the water from some of the most expensive homes in Ponte Vedra Beach.
The application covers 4,462 acres, just under the state's size cap for this type of fast-tracked review. If approved, the developer's representatives said the plan would build about one home per acre, or roughly 4,462 homes.
County commissioners voted 3-2 to deny the certification, with Commissioners Krista Joseph, Clay Murphy, and Ann Taylor voting to deny, and Commissioners Sarah Arnold and Christian Whitehurst voting against the denial. An attorney hired by a group of local residents argued the land didn't actually meet the legal definition required by the new law, and that argument appears to have influenced the outcome.
3. Heritage East and Heritage West: Approved, Then Back on the Table
Before the Palm Valley vote, the county had already approved two smaller agricultural enclave applications tied to developer Chris Shee's long-running Parrish Farms project near Interstate 95 and State Road 207: Heritage Development East (615 acres) and Heritage Development West (about 551 acres). Both were approved by 3-2 votes.
At the end of the same meeting, Commissioner Christian Whitehurst said he felt the county had moved too quickly on some earlier approvals and asked to bring both Heritage projects back for another look. That motion passed 4-1, with Commissioner Clay Murphy the only one voting no.
In plain terms, this means those two approvals are not final. The county could revisit, and potentially change, the terms of both projects.
4. A Separate Legal Fight: The Robinson Improvement Co. "Agrihood" Case
It's easy to mix this up with the agricultural enclave applications above, but it's a completely different case and a different law. Robinson Improvement Company wants to rezone 2,673 acres between County Road 208 and County Road 214, south of the St. Augustine Outlets, for a mixed-use "agrihood" development of up to 3,332 homes, developed by Freehold Communities.
The county commission unanimously denied the rezoning request in November 2024. Robinson has since filed a federal lawsuit claiming the denial amounted to an unlawful taking of its property and unequal treatment compared to similar approved projects. A special magistrate later found, in a non-binding report, that the county's denial was unreasonable given a 2019 comprehensive plan designation for the land.
The lawsuit has also drawn in private residents who opposed the project; some have received subpoenas from the developer's attorneys seeking their communications with county officials.
Because the commission held part of its September 18 meeting in a private, closed-door session to discuss settlement of this lawsuit, we don't know the substance of those discussions. Background on the case is available from the Jacksonville Daily Record.
5. Durbin Park Area: A Shift from Apartments to Single-Family Homes
The county has scheduled an October 6 public hearing on a proposal to change part of the Durbin Park development plan from 745 multifamily (apartment) units to 330 single-family homes. The applicant says the change would not add to the project's outside traffic impact, though that claim will still need to hold up under the county's own traffic review.
For buyers, fewer, larger single-family homes generally means lower density than the same land developed as apartments. If you're interested in this area, the October 6 hearing is the place to see the details and weigh in.
Trying to make sense of how a pending zoning case or agricultural enclave application might affect a specific neighborhood or lot you're considering? That's exactly the kind of due diligence Greg DeTullio builds into his 9/90/180-day plan for buyers, so you go into a purchase with eyes open instead of finding out after closing.
6. Beach Valley Mini Golf Is Coming to SilverLeaf
SilverLeaf's first public recreational attraction is on its way. Beach Valley Mini Golf, led by Julington Creek residents Michael and Bridgette Goolsby, is a proposed 36-hole facility (two 18-hole courses) on about 2 acres south of SilverLeaf Drive and west of St. Johns Parkway. Plans include a clubhouse, pavilions, and parking, on land owned by The Hutson Companies.
The project has a signed lease and has been through the county's Development Review Committee. No public opening date has been announced yet.
7. Grocery and Restaurant Watch: Trader Joe's Rumor and a New Nocatee Restaurant
There's ongoing chatter that a Trader Joe's could land at the Legends Landing retail center within World Golf Village, alongside names like Olive Garden, LongHorn Steakhouse, Hobby Lobby, Cheddar's Scratch Kitchen, and Floor & Decor, plus an unnamed large anchor store.
We were not able to independently confirm a signed Trader Joe's lease as of publication, so treat it as an unconfirmed rumor rather than a done deal until the company or the county confirms it.
Closer to home in Nocatee, a new Italian restaurant is opening in the space that previously held Catullo's Italian Restaurant in Nocatee Town Center. We were not able to independently verify the new restaurant's name, ownership, or opening date through public records in time for publication.
Local Spotlight
St. Johns County government meetings are open to the public and streamed for anyone who wants to follow along. You can watch commission meetings live or on demand through St. Johns County's government television service, or find recordings on the county's official channels.
For the county's own account of pending land use applications, see St. Johns County's official government site.
Frequently Asked Questions (FAQs)
What is an agricultural enclave in Florida?
It is a legal status created by Senate Bill 686, effective July 1, 2026, that lets qualifying farmland bypass the normal rezoning and public comment process for residential development.
Was the 4,462-acre Palm Valley project approved?
No. The St. Johns County Commission voted 3-2 to deny the agricultural enclave certification for that property near Nocatee and Ponte Vedra Beach.
Are Heritage East and Heritage West still approved?
Their approvals are being reconsidered after commissioners voted 4-1 to bring both projects back for another review.
Is the Robinson Improvement Co. lawsuit related to the agricultural enclave law?
No. That case involves a separate rezoning request denied in November 2024 and is now the subject of a federal lawsuit.
Is a Trader Joe's confirmed for World Golf Village?
Not as of this writing. It is a rumor tied to a planned retail center called Legends Landing.
Thinking About Buying or Building in St. Johns County?
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About Greg DeTullio, Broker/Owner, Living in Jacksonville FL Team
Greg DeTullio is a Florida-licensed Real Estate Broker and the founder of the Living in Jacksonville FL Team. With a decade of industry expertise, he has successfully managed over 200 closed transactions and earned five-star Google reviews. Greg specializes in Jacksonville relocation services and new construction within St. Johns County, proudly serving Nocatee, SilverLeaf, RiverTown, St. Johns, EverRange, Ponte Vedra Beach, and the surrounding Northeast Florida communities.
Living in Jacksonville FL Team | Phone: (904) 599-2125
Equal Housing Opportunity. Greg DeTullio, FL Real Estate Broker License #BK3332620, is a member of the Northeast Florida Association of Realtors (NEFAR). This article is general information only and does not constitute legal, tax, or financial advice. Confirm your specific costs, tax obligations, and transaction details with your attorney, tax advisor, lender, or closing officer.
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