Last week, a pitch to Marsh Creek homeowners offered the prospect of annexing and developing a barren 14-acre ICW island on the backyard of homes along Herons Nest Lane, and building 10-12 new homes, each with dock rights, coupled with the promise to the community of a separate marina with 30-40 residents-only boat slips (price not disclosed) and a community pavilion with washrooms. If the community approves, the project developer predicted it could be a reality in as little as 18 months.
The proposal came from Scott Patrou, a local attorney who says he grew up in Marsh Creek and now wishes to return as the owner of one of those aforementioned plots. He is the son-in-law of developer and Marsh Creek resident, Brad Runk, who in February 2024 made a similar community outreach defending a project to build a large boat and vehicle storage site on 10 acres of land at the corner of Mizell Road and 16th Street. That idea drew massive Marsh Creek and Commodore Club push-back, resulting in the City of St. Augustine mediating a potential sale of the property to a land conservation group, and the project has stalled.
Patrou said he “came across the property”, and in his research spotted the vacant lot on Fiddlers (actually on Herons Nest Lane), which could provide possible road access to the island. During Wednesday’s initial information meeting, Patrou did not lay out a detailed plan for the regulatory hurdles he will face with St. Johns County, the St. Johns River Water Management District, or the State of Florida, assuming he wins support of two-thirds of Marsh Creek homeowners.
Mr. Petrou does not own the island nor the vacant lot on Herons Nest Lane, but said he has contractual options on both and 18 months to back out.
The project would require building a 50-foot-wide road through the vacant lot on Herons Nest Lane across to the island using a combination of bulkheads and a bridge that would allow for water flow. Each new home would face the Intracoastal, each lot would be 250 deep. Patrou said the new lots, priced between $1.7 – $2 million each, would be 1500-2000 feet away from existing homes on Herons Nest Lane. He acknowledged there would be a disruption when dirt-bearing construction trucks begin rumbling through the neighborhood, perhaps damaging existing roads.
Pros for Marsh Creek?
- A community marina with resident-only floating boat slips (no price set), limited parking, and an entertainment pavilion with washrooms.
- A “multi-million-dollar community investment someone else pays for” – Scott Patrou
- “No increase in HOA fees” – Scott Patrou
Concerns for Marsh Creek?
- Road damage, increased traffic, a change to the view and tranquility experienced by marsh-side homes
- (Add your own)
In summing up, Patrou said: “This is private land and something is going to go there. Is this, access to water, something the neighborhood wants?”
He hopes it does, and is looking for a community vote by February.
We should not even have a serious discussion about this non-existing project.
It is zoned CONSERVATION and that”s it. Not a single reasons to change the zoning.
Hans Breukhoven
Based on the many posts regarding this endeavor, I want to add a few additional points.
1. Building 10 to 12 houses to the maximum allowed height of 35’ would effectively block off all views that the folks that bought houses along the west side desired. Net effect, potential reduction in property values by taking away one of the features that adds value.
2. What about a fish camp. These are usually single level structures built into the environment. They are usually located along the mainland of a river for a reason of accessibility. The cost of construction, if everything has to be brought in by barge, would be vey expensive for a seasonal entity and I cannot imagine a workable business plan to support this. Without getting into a lot of detail, just the various insurance costs would be prohibitive. To monger fear they say it’s one or the other, i would rather have a seasonal entity that doesn’t block our view or disrupt our neighborhoods for a long time.
3. Construction duration, given the cost of a lot from $1.7 to $2 million, the added high cost of construction of a house and the difficulty of getting the various insurances, this is probably not going to sell out quickly and probably take a decade, at best to complete. Therefore, the disruption to the neighborhood could be very long term.
4. What’s in it for MC, some have speculated that it would be good to have the added HOA fees. Let’s look at this in perspective: let’s say 5 years from now our HOA dues are $4k/yr x 660 lot = $2.6 million. The addition of 10 to 12 houses add $40 to 48 thousand, is that really worth it? Anything else regarding the increase in the value of property as a result of this development is highly speculative and should be ignored – solely my opinion. Question remains, what’s in it for MC?
5. What has not been talked about is the infrastructure financing or potential impacts to our reserves. Will this subdivision have a CDD associated with it to finance the very expensive infrastructure needed to build the causeway, roads, the bulkhead and bring in all the needed utilities? This can affect the desirability of the lots. Will we have to assume the causeway asset and build reserves for its eventual replacement which could affect our yearly fees?
6. Lastly the big unknown is how long would it take the developer just to get all the permits from the various agencies in the state and the county to start the project. Again, how do we as MC residents benefit from this development.
Don, very well stated and we agree with and appreciate all the points you made!
Frank and Maureen Zygmont
A couple of thoughts:
1) there has been no proposal created yet
2) these meetings with homeowners is to share his vision and to obtain feedback from the community to inform his proposal.
3) a no to whatever the proposal is, will be a yes to a fish camp with glamping facilities
4) the community will have no say nor receive any benefits from the fish camp and glamping facilities
5) Pelican Reef has 20 or so deep water boat slips for homeowners only and their property values receive a premium as a result.
couple of thoughts:
1) there has been no proposal created yet
Sure sounded and looked like a proposal
2) these meetings with homeowners is to share his vision and to obtain feedback from the community to inform his proposal.
That’s correct…HIS vision. And the great majority is saying that it is NOT THEIR vision
3) a no to whatever the proposal is, will be a yes to a fish camp with glamping facilities
Not automatically. It will still have to pass muster with all the dozen or so permitting groups
4) the community will have no say nor receive any benefits from the fish camp and glamping facilities
Again, incorrect. We will have a say. Look at what happened to Fish Island!
5) Pelican Reef has 20 or so deep water boat slips for homeowners only and their property values receive a premium as a result.
A false equivalence. Marsh Creek has 663 homes. All varying in size. Pelican Reef is ~16% the size of MC and markets it self as high end homes and boating community.
Tom, sure sounds like you’re lining up for a lot:)
I went to a meeting/presentation scheduled for Tuesday, November 12. Scott Patrou failed to show up for the presentation.
I see no reason to support the proposal. There are too many unknowns. One thing we know for sure, the owners of the properties adjacent to the new road (proposed) did not purchase their homes with the thought of a road so close to their property.
25 years ago when we moved into MC there was a time that a Msrins could have been built. No one wanted it. And the time expired to be able to build the Marina. Again. No one wanted it. Who gave this man permission to speak to the residents. It should be the board speaking to the residents about the project, not someone who has a vested interest in the project. A letter should be sent to all residents explaining tbe project . There’s not enough meetings to explain this to over 600 residents about this project. What about our beautiful protected Marsh with our beautiful Wildlife that would be destroyed. All we here about is how protected the Marsh is and not to touch it. Residents were told they couldn’t put pools in because it was to close to the Marsh. Has all this talk been meaningless. I guess Money Talksardh Creek doesn’t need this. Our house hold Votes NO!
According to MCOA Declarations and Covenants, the “proposed” road with culverts and bridges, pavilion and restrooms, and boat slips would be deeded to MCOA as “common property” which will need to be maintained.
All 663 current owners assessments go to maintenance of common property. These assessments are going up this year.
Additional maintenance assessments, as paid by patio and villa homes, go to specific services as delineated in the Declarations and Covenants.
Assessments may go up in the future.
Thank you, Brian for this article and alerting the community about such a critically important issue. For it to go forward, a 2/3rd approval vote by the residents is required. As you point out, Patrou wants to have this vote by February. It is very apparent that these small meetings he is holding don’t address all the facts in a true, let alone a balanced way. What about the construction noise that would persist for years and the damage to our roads it would cause? What about the impact on the wildlife, what about the disruption of the marshlands and the potential flooding this would bring? What about the neighbors who built their homes next to a lot zoned residential who would be facing a road with cars/trucks pulling boats at all hours of the day? What about security? Patrou’s meetings are merely sales pitches by a greedy developer meant to “divide and conquer” our community. We must not allow ourselves to be swayed be this approach and should a vote come to be, we as residents must soundly reject this attempt to ruin our Marsh Creek.
It’s an island, therefore it needs connection to Marsh Creek for all utilities, including electricity, water and sewer. Also a bridge would need to be built for any and all land transportation to this island and that bridge would also need to be connected to Marsh Creek. So without the approval of Marsh Creek HOA, this island would be more like Gillian’s Island and will have little value to any developer. That’s why this lawyer/developer wants Marsh Creek to annex.
It is not true for anyone to say this will not cost the homeowners. It absolutely will cost the HOA much money down the road for maintenance, insurance and liability for the island common property, including the bridge. Who will be responsible for running and maintaining the marina and the pavilion? Do the homeowners want this type of business and liability for the community? Who on the HOA Board actually thinks this is a good idea??? Common sense tells you this is a non starter for this community.
No, no! One thousand times NO!
If the land is for sale, something will be built.
Worth a discussion.
If the land is for sale, something will be built.
Worth a discussion.
Thank you Brian for this article ! We are very opposed to this future development on Hawkins Island, as we are directly across the street from the vacant lot where the new road would be built.
Thank you Brian for this article ! We are very opposed to this future development on Hawkins Island, as we are directly across the street from the vacant lot where the new road would be built.
Meeting was very informative. Scott did mention there would be no costs to Marsh Creek, however, who would be responsible for the road/bridge in the future, the additional upkeep of the common areas, the increase of liability insurance? My guess it would fall into the hands of all Marsh Creek homeowners.
The construction just to get the land ready to be built on would be a huge disturbance to the homeowners not to mention when the homes are being built. I can’t imagine everything being brought over by a barge.
In honor of Veterans Day tomorrow:
“ Gen. Anthony McAuliffe of the 101st Airborne answered the German call for surrender at Bastogne with the one-word interjection, “Nuts!”
Just say NO Marsh Creek. Just say NO! Terrible idea brought to the community by this developer. It will bring traffic to the already limited roads, add much noise with boat traffic and existing houses on Herons will have their view ruined. Ultimately, who will be responsible for maintaining the infrastructure on this island-boat slips and pavilion? It will be shocking if the River District and St Johns County will allow this type of development in this particular area, given their history of protecting the Marsh.
Adding a few more houses to pay the HOA fees will do NOTHING to help the financial bottom line. It’s a ridiculous proposal that will only benefit this one developer. Is he willing to repair all of the roads he will damage at the tune of millions of dollars??? He’s not offering any real benefit to the existing homeowners. Organize your resistance now to Save Marsh Creek from such a one sided proposal.
I do not support this project. My reasons: (1) Heavy traffic during a lengthy construction period, possibly 4 years or longer, (2) Increased traffic after construction, and (3) Destruction of wildlife habitat
Seems like it would severely damage the values of the homes on that street. I wonder what the elevation of the island is now and how much dirt you would have to bring in to increase the height to meet code. Plus with each home and each dock looking different it might be quite the incredible site to see from the back of your present home if you had a view of the back of that area now
In our meeting I got the impression he said that all construction material and equipment would be delivered by barge and that trucks would have little use of the existing roads until build out. I’m sure there will a lot of pivots as meetings progress.
Thank you Brian. A very informative and helpful article.