St. Augustine's Largest Law Group

Ponte Vedra Land Development & Zoning Attorneys

Develop and Build with Confidence in Ponte Vedra

Land development in Ponte Vedra requires far more than simply obtaining a building permit. Many projects must satisfy multiple layers of county regulations, overlay district requirements, architectural review standards, and public hearing processes before construction can begin.

At St. Johns Law Group, our land development attorneys represent developers, builders, investors, commercial property owners, business owners, homeowners, and institutional clients throughout Ponte Vedra Beach, Palm Valley, Nocatee, and St. Johns County.

More than 100 PUDs Approved in St. Johns County
James G. Whitehouse is Board Certified in Local Government Law

Our attorneys routinely guide clients through every phase of the entitlement process, including:

Due diligence
Property acquisition
Rezoning
Planned Unit Developments (PUDs)
Comprehensive Plan Amendments
Variances
Special Use Permit approvals
Architectural Review
Overlay District compliance
Development Agreements
Utility and concurrency issues
Land use litigation
Administrative appeals

Led by Douglas N. Burnett and James G. Whitehouse, former Assistant County Attorneys and former City Attorneys for St. Augustine Beach, our team has helped secure approvals for more than 100 Planned Unit Developments while representing clients before every land use board in St. Johns County.

Why Developers Choose St. Johns Law Group

Development approvals often determine whether a project succeeds or fails financially. Our attorneys understand not only the law but also the practical realities of moving projects through local government.

Our experience includes:

Residential communities – 1,000’s of units
Luxury waterfront developments – 100’s of boat slips
Commercial centers – 100,000’s of square footage
Medical office developments – physicians, dentists, imaging centers, etc.
Retail projects – shopping centers, grocery stores, theatres, strip retail
Office buildings – 100,000’s of square footage
Mixed-use developments – live work, industrial, retail, multi-family
Hospitality projects – hotels
Industrial facilities – 100,000’s of square footage
Multi-family communities – 1,000’s of units
Marinas and Dry Stack Storage – 100’s of units
Golf course communities
Redevelopment projects

A sample of our Ponte Vedra and Palm Valley project approvals:

We are based in St. Johns County and have dedicated our careers to the legal issues confronting businesses and developers in St. Augustine, Ponte Vedra, St. Johns and the beaches. We work alongside clients from the earliest planning stages to identify issues before they become costly delays.

Experienced Before the St. Johns County Board of County Commissioners

Many major development approvals ultimately require action by the St. Johns County Board of County Commissioners (BCC).

Our attorneys regularly represent applicants before the Board on matters involving:

Rezoning applications
Planned Unit Developments (PUDs)
Major Modifications (MAJMOD)
Comprehensive Plan Amendments (CPA)
Development Agreements (DA)
Proportionate Fair Share Agreements (PFS AGREE)
Impact Fee issues (IFC AGREE)
Appeals
Bert Harris property rights claims
Vested rights determinations
Utility agreements

We understand how projects progress from staff review to the Planning and Zoning Agency before reaching the Board of County Commissioners, allowing us to anticipate concerns and prepare successful presentations throughout the approval process.

Representation Before the Ponte Vedra Zoning and Adjustment Board (PVZAB)

The Ponte Vedra Zoning and Adjustment Board (PVZAB) serves a unique role within St. Johns County by reviewing applications governed by the Ponte Vedra Zoning District Regulations. Depending on the type of application, the Board may make recommendations to the Board of County Commissioners or take final action on certain matters.

Our attorneys regularly assist clients appearing before the PVZAB involving:

Commercial development
Residential development
Variances
Special Use Permits
Site development
Building height issues
Setback requirements
Architectural compatibility
Zoning interpretation
Conditional approvals
Development modifications

We prepare complete application packages, coordinate with consultants, work with County staff, and present projects during public hearings.

Ponte Vedra / Palm Valley Architectural Review Committee (PVARC)

Many commercial and mixed-use projects within Ponte Vedra and Palm Valley must also comply with architectural review requirements.

The Ponte Vedra / Palm Valley Architectural Review Committee (PVARC) evaluates projects for compliance with architectural standards established within the applicable overlay districts, including building design, landscaping, lighting, signage, site layout, and compatibility with surrounding development.

Our attorneys work closely with:

Architects
Engineers
Landscape architects
Planners
Traffic engineers
Environmental consultants

We help to prepare projects that satisfy both legal requirements and design expectations.

The Ponte Vedra Zoning District

Ponte Vedra operates under specialized zoning regulations that supplement the St. Johns County Land Development Code.

Because of these additional regulations, many projects require careful analysis of:

Permitted uses
Density
Height and Story limitations
Building setbacks
Lot coverage
Commercial standards
Residential compatibility
Parking requirements
Landscaping
Access management

Our attorneys routinely advise developers and property owners on navigating the Ponte Vedra Zoning District Regulations before investing significant resources into a project.

Palm Valley Overlay District

Development within the Palm Valley Overlay District involves another layer of review intended to preserve the area’s character while encouraging compatible growth.

The Overlay District establishes additional development standards addressing issues such as:

Architectural appearance
Commercial compatibility
Streetscape improvements
Landscaping
Visual impacts
Access management
Building orientation
Signage
Lighting
Corridor aesthetics

Projects located within the Palm Valley Overlay District frequently require review by the Ponte Vedra / Palm Valley Architectural Review Committee in addition to other County approval processes.

Land Development Services

Our Ponte Vedra land development attorneys assist with:

Entitlements

Rezoning (REZ)
Comprehensive Plan Amendments (CPA)
Planned Unit Developments (PUD)
Planned Rural Developments (PRD)
Major Modifications (MAJMOD)
Minor Modifications (MINMOD)
Small Adjustments (SMADJ)

Development Approvals

Special Use Permits
Zoning Variances
Non-Zoning Variances
Development Orders
Site Plan approvals
Concurrency
Utility agreements

Government Representation

Planning & Zoning Agency (PZA)
Board of County Commissioners (BCC)
Ponte Vedra Zoning and Adjustment Board (PVZAB)
Ponte Vedra / Palm Valley Architectural Review Committee (PVARC)
Development Review Committee (DRC)
Design Review Boards
Historic Review Boards

Litigation

Land use litigation
Administrative appeals
Bert Harris claims
Inverse condemnation
Property rights litigation
Declaratory actions
Injunctions

Development Due Diligence

Before purchasing development property, we help clients evaluate:

Existing zoning
Future Land Use designation
Overlay District restrictions
Easements
Title issues
Environmental concerns
Wetlands
Access rights
Utility availability
School concurrency
Transportation impacts
Comprehensive Plan consistency
Development agreements
Existing approvals

Early legal review often prevents expensive surprises after closing.

Pro Tip: Apply for a Zoning Confirmation Letter Before You Buy.

Commercial Development in Ponte Vedra

We represent developers constructing:

Retail centers
Medical offices
Professional office buildings
Restaurants
Mixed-use projects
Hotels
Assisted living facilities
Multi-family communities
Self-storage facilities
Recreational developments

Our attorneys coordinate the legal aspects of development while working closely with engineers, architects, surveyors, planners, and consultants.

Residential Development

Our attorneys represent:

National homebuilders
Regional builders
Local developers
Investors
Private landowners

on projects involving:

Single-family subdivisions
Luxury communities
Townhomes
Condominiums
Build-to-rent communities
Custom home developments
Master planned communities

Why St. Johns Law Group

Developers throughout Ponte Vedra choose St. Johns Law Group because we offer:

Most experienced land use team in St. Johns County
More than 100 PUD approvals
Former government attorneys with inside knowledge of local approval processes
Extensive experience before County boards and committees
Real estate, zoning, litigation, and business attorneys working together
Representation from acquisition through project completion
Administrative appeals and litigation when necessary

Areas We Serve

Our Ponte Vedra land development attorneys represent clients throughout:

Ponte Vedra Beach
Palm Valley
Nocatee
Sawgrass
Marsh Landing
Palm Valley Gardens
Beachwalk
St. Johns
Vilano Beach
St. Augustine
Jacksonville
Northeast Florida

Schedule a Consultation with a Ponte Vedra Land Development & Zoning Attorney

Whether you are planning a new development, seeking rezoning, pursuing a variance, navigating the Ponte Vedra Zoning District or Palm Valley Overlay District, or appealing a land use decision, experienced legal counsel can make a significant difference. Our attorneys represent developers, builders, business owners, investors, homeowners, and property owners throughout Ponte Vedra Beach, Palm Valley, Nocatee, Sawgrass, Marsh Landing, and eastern St. Johns County before the St. Johns County Board of County Commissioners, the Ponte Vedra Zoning and Adjustment Board (PVZAB), the Ponte Vedra/Palm Valley Architectural Review Committee (PVARC), and other local review boards.

From initial due diligence and entitlement strategy to public hearings, development approvals, and land use litigation, St. Johns Law Group provides comprehensive legal representation designed to move your project forward.

104 Sea Grove Main Street, St. Augustine, FL 32080
Phone: 904-495-0400
Email: info@sjlawgroup.com