The City of St. Augustine Planning & Zoning Board on May 6 approved a series of land-use and conservation overlay requests, granted several variances, and continued two applications to the board’s June 3 meeting.

The board approved a request to construct a 30-inch seawall and 70 feet of new floodwall at 28 N. St. Augustine Blvd.; it approved removal of significant trees at Spring Street to allow construction of a single-family house after the applicant reduced the number of trees proposed for removal; it approved an after-the-fact mitigation and replanting plan for removed trees on Wheaton Street; it approved modifications and new terminal work for docks at 211 Inlet Drive and at 201 Inlet Drive; and it approved removal of significant trees at Pelican Reef Drive with conditions to retain two identified trees. The board also approved a rezoning amendment for the 36 Granada PUD and a set of variances at 134 Oneida Street and at 208 Alcazar Street. Two Hibiscus Avenue applications were continued to June 3 so applicants can submit clearer tree surveys, arborist mappings and grading plans.

Why it matters: the board’s approvals affect shoreline structures, conservation-overlay protections for tree canopy, neighborhood drainage and whether off-site mitigation (including tree donations to the Lincolnville CRA or payments) will be accepted to meet city code. Several items drew follow-up directions to staff to ensure clear recordkeeping before final permits are issued.

Votes at a glance (items taken from the May 6 agenda and staff reports)
- PZB 2025-0018 (28 N. St. Augustine Blvd.): Conservation overlay development to construct a seawall on an existing bulkhead and a floodwall in Zones 2 and 3 — APPROVED by roll call. (Board motion and second recorded; roll call indicated affirmative votes from the listed board members.)

- PZB 2025-0019 (Spring Street): Conservation overlay development to remove 8 trees (3 significant) for a single-family home; applicant revised plans to save additional trees — APPROVED by roll call.

- PZB 2025-0021 (Hibiscus Ave., Lot A) and PZB 2025-0022/23 (Hibiscus Ave., Lot B): Requests for placement of fill and removal of significant tree canopy in Conservation Overlay Zones 1 and 2 — CONTINUED to the June 3 meeting at applicants’ request so they can supply clearer, oversized tree surveys, updated arborist reports tied to survey tree numbers, and a consolidated submission showing final grading and mitigation plans.

- Wheaton Street (after-the-fact removal at 59A Wheaton St.): Request for removal of eight trees (five significant). Applicant presented an on-site replanting/mitigation plan (proposing ~30 inches of new trunk-caliper credits, composed of three 6-inch live oaks and additional palms). The board approved the mitigation plan and authorized staff to finalize whether the applicant will donate trees or provide an equivalent monetary settlement for planting in Lincolnville as coordinated with CRA staff.

- PZB 2025-0028 (211 Inlet Drive): Modification to an existing dock (additional decking, relocation of low-profile lift and floating dock) — APPROVED.

- PZB 2025-0029 (Pelican Reef Drive): Conservation overlay removal of 8 significant trees for a single-family home (17 trees total removed). Staff found applicant consistent with Pelican Reef requirements to retain or plant cedars and with Chapter 25. The board approved the removal with direction to save two specific trees (identified in the record as #2 and #6) where feasible.

- PUD amendment (36 Granada St.): Applicant requested changes to previously approved elevations and to PD text; the board recommended approval to the City Commission with a direction that, in lieu of the previously discussed painted mural, the developer provide an exterior historical reference or interpretive display describing prior uses of the site (and retain interior archival photographs) and that parking language remain tied to the applicable code provisions — RECOMMENDED to City Commission.

- Variance PZB 2025-0026 (134 Oneida St.): Variance requests for reduced front/side setbacks and increased lot coverage to allow a screened porch in the rear/side yard on a small, nonconforming corner lot — APPROVED with the modification that the porch alignment meet the northern building line and with the applicant’s commitment to remove existing concrete pavers to reduce impervious surface.

- Variance (208 Alcazar St., PZB 2025-0032): Request to increase fence height within a front/side yard condition on a corner lot so a portion of the home’s side yard functions as backyard privacy — APPROVED.

- Use-by-exception (8 Grant St.): Request to register a vacation rental where the applicant proposed one off-site parking option in the municipal parking garage after extensive outreach to nearby businesses and property owners — APPROVED (board directed that short-term rental listings clearly state the garage as the available off-site parking option).

What the board asked applicants and staff to do
- Provide a single “clean” submission for tree and grading plans (oversized, labeled maps with tree numbers matching the arborist report) for the Hibiscus Avenue items before the continuance hearing.
- For Wheaton and other tree mitigation items, staff and applicant to coordinate whether off-site plantings will be donated trees installed by the city/CRA or an equivalent monetary settlement; staff to confirm precise mitigation-credit math and planting/installation responsibility.

Speakers (selected)
- Christina Tucker, Chairperson, Planning & Zoning Board (board chair)
- Charles Pappas, Board member
- Carl (Paul) Blow, Board member
- Matthew Schafer, Board member
- Susan Johns, Board member
- Mike Davis, Board member
- Steve Lawrence, applicant (28 N. St. Augustine Blvd.)
- Amanda Michoud, applicant (Spring Street)
- Keenan Wong, applicant (Hibiscus)
- Nathan Bussey, applicant (Wheaton St.)
- Bridal Carter, applicant (211 Inlet Drive)
- Kevin Marks, applicant (Pelican Reef)
- James McGarvey, applicant (36 Granada PUD)
- Jack Banks, applicant (8 Grant St.)
- Jacob Thromberg, representative, CURELEAF (medical cannabis applicant, item presented to the board)

Authorities referenced in meeting
- Section 11-29 (responsibilities of the Planning & Zoning Board for conservation overlay reviews) — referenced in multiple staff reports
- Section 28-29 (variance and use-by-exception review standards) — referenced in staff reports
- Chapter 25 (tree protection and mitigation/credits) — referenced for tree mitigation calculations

Context and next steps
Several items (notably two Hibiscus Avenue applications) were continued so applicants can return with clearer, consolidated evidence tying arborist observations to the survey. Staff will finalize planting/mitigation arrangements for after-the-fact removals and will prepare the PUD amendment recommendation for City Commission action.

Ending
The board scheduled continued hearings for the Hibiscus cases for June 3 and directed staff to verify final submittals and to work with applicants on precise mitigation language before final permits issue.