Nassau County Planning and Zoning Board

Nassau County Planning and Zoning Board 6:00 PM, August 5, 2025 James S. Page Governmental Complex, 96135 Nassau Place Yulee, FL 32097 OFFICIAL MINUTES Call to Order at 6:01 p.m. Invocation and Pledge of Allegiance Roll Call PRESENT: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue ABSENT: Board Member Flick ALSO PRESENT: Denise May, County Attorney, Abigail Martini, Deputy Clerk, and Jami Nighbert, Recording Secretary Approval of Minutes Motion: Approve minutes from June 3, 2025. Maker: Board Member Fendig Second: School Board Member Morris Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. Legislative Public Hearings County Attorney to read the Non-Quasi-Judicial hearing procedures applicable to Tabs B, C, D, and E. B. Consider CPA25-005, an amendment to the Future Land Use Map (FLUM) of approximately 1.01 acres located at US Highway 1 and the north side of Charwood Drive from Commercial (COM) to Low-Density Residential (LDR). Application filed by Jimmy Higginbotham, agent; and Caleb Macabitas and Dustin Holloway, owners. - 06:05:21 p.m.

Chair Blue opened the floor to public discussion. Staff Presentation: Will Righter, Planning Department, provided a PowerPoint presentation. He summarized the location of the parcel and referenced the zoning and land use map. He stated that the request does meet the approval of the FLUM amendment in Policy FL.01.04(A) through (G) and is consistent with the Comprehensive Plan. He advised that staff recommends approval of the application. Chair Blue closed the floor to public discussion. Motion: Approve based upon the record, evidence, and testimony received, find that the plan amendment is consistent with Policy FL.01.02(8) and Policy FL.01.04(A) through (G) of the Nassau County Comprehensive Plan; therefore, motion to approve CPA25-005. Maker: Board Member Fendig Second: Board Member Hinson Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. C. Consider CPA25-008, Comprehensive Plan amendment for the reclassification of 1.32 acres of real property located on the west side of Good bread Road between Koen Lane and Hamilton Street, from Commercial (COM) and Low Density Residential (LDR) to Commercial (COM). Application filed by Kimberly A. Carter, A L/E, owner; and Nassau County, agent. - 06:15:37 p.m. Chair Blue opened the floor to public discussion. Staff Presentation: Elizabeth Backe, Planning Department, provided a PowerPoint presentation. She reviewed the location of the parcel and referenced the zoning and land use map. She stated that the request does meet the approval of the FLUM amendment in Policy FL.01.04(A) through (G) and is consistent with the Comprehensive Plan. She advised that staff recommends approval of the application. Chair Blue closed the floor to public discussion. Motion: Approve based upon the record, evidence, and testimony received, find that the plan amendment is consistent with Policy FL.01.02(C) and Policy FL.01.04(A) through (G) of the Land Development Code (LDC); therefore, motion to recommend approval of CPA25-008. Maker: Board Member Hinson Second: Board Member Ericksen Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue.

Absent: Board Member Flick. D. Consider CPA25-009 - comprehensive plan amendment for the reclassification of 1.05 acres of real property located on the south side of Pages Dairy Road between US 17 and Palmetto Street, from Medium Density Residential (MDR) to Commercial (COM). Bruce Palmer, LLC, Owner. Nassau County, Agent. District 3. - 06:23:03 p.m. Chair Blue opened the floor to public discussion. Staff Presentation: Elizabeth Backe, Planning Department, provided a PowerPoint presentation. She reviewed the location of the subject parcel and referenced the zoning and land use map. She stated that the request does meet the approval of the FLUM amendment in Policy FL.01.04(A) through (G) and is consistent with the Comprehensive Plan. She advised that staff recommends approval of the application. Chair Blue closed the floor to public discussion. Motion: Approve based upon the record, evidence, and testimony received, find that the plan amendment is consistent with Policy FL.01.02(8) and Policy FL.01.04(A) through (G) of the Nassau County Comprehensive Plan; therefore, motion to approve CPA25-009. Maker: School Board Member Morris Second: Board Member Brantley Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. E. Consider CPA25-012 - comprehensive plan amendment for the reclassification of 2.48 acres of real property located on the east side of US 17 south of SR 200, from Medium Density Residential (MDR) to Commercial (COM). Real Capital Ventures, LLC, Owner. Nassau County, Agent. District 3. - 06:27:21 p.m. Chair Blue opened the floor to public discussion. Staff Presentation: Elizabeth Backe, Planning Department, came forward and provided a PowerPoint presentation. She summarized the location of the parcel and referenced the zoning and land use map. She stated that the request does meet the approval of the FLUM amendment in Policy FL.01.04(A) through (G) and is consistent with the Comprehensive Plan. She advised that staff recommends approval of the application. Chair Blue closed the floor to public discussion. Motion: Approve based upon the record, evidence, and testimony received, find that the plan amendment is consistent with Policy FL.01.02(C) and Policy FL.01.04(A) through (G) of the Nassau County Comprehensive Plan; therefore, motion to approve CPA25-012.

Maker: Board Member Brantley Second: Board Member Ericksen Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. Quasi-Judicial Public Hearings County Attorney to read the Quasi-Judicial hearing procedures applicable to Tabs F and G. Waive Presentation: Jimmy Higginbotham for Tab F and Mike Mullin agent for Tab G came forward to waive their presentation and rely on staff comments. F. Consider R25-002, the rezoning of approximately 1.01 acres on US 1, north of Charwood Dr. from Commercial Neighborhood (CN) to Residential Single- Family (RS-1). Application filed by Jimmy Higginbotham, Owners Caleb Macabitas and Dustin Holloway. District 5. - 06:36:36 p.m. Ex-parte disclosure: None. Documents submitted into the record for R25-002: Staff Report 6 pages; Ordinance 2025 -031 - 3 pages; Application for Rezoning - 10 pages; Nassau County Business Impact Estimate -2 pages; and Staff Presentation - 13 pages. Motion: Approve the documents submitted into the record for application, R25-002. Maker: School Board Member Morris Second: Board Member Fendig Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. Chair Blue opened the floor to public discussion. Staff Presentation: Will Righter, Planning Department, came forward and was sworn in to provide testimony regarding the request. He provided a brief PowerPoint presentation. He reviewed the location of the subject parcel and referenced the zoning and land use map. He stated that the request meets the criteria for the Future Land Use Map (FLUM) amendment in Policies FL.01.02(A) and FL.01.02(C), is consistent with the Comprehensive Plan and satisfies the requirements of Land Development Code (LDC) Sections 5.02 (C) and (D), including criteria for approving a rezoning application in Sections 12 (A) through (N). He advised that staff recommends approval of the application. Chair Blue closed the floor to public discussion.

Motion: Approve based upon the record, evidence, and testimony received, find that there is competent and substantial evidence pursuant to Policy FL.01 .02(B), Policy FL.08.06 (A) through (G) of the Nassau County Comprehensive Plan, Section 12(A) through (N) of the Rezoning Application and Section 5.02(C) and (D) of the Nassau County Land Development Code (LDC); therefore, motion to recommend approval of R25-002. Maker: School Board Member Morris Second: Board Member Brantley Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. G. Consider FD24-007, Final Development Plan (FDP) for Phase 1 B, Unit 13 of the Tributary Planned Unit Development (PUD). This FDP would allow for the construction of 80 townhouse units and associated infrastructure. The subject property is located on the south side of State Road 200, west of Edwards Road. Application filed by England-Thims & Miller, agent, on behalf of Three Rivers Developers LLC, owner. - 06:44:06 p.m. Ex-parte disclosure: None. Documents submitted into the record for FD24-007: Staff Report 4 pages; Approved Final Development Plan (FDP)-5 pages; Tributary Planned Unit Development (PUD) Monitoring Report- 4 pages; and Staff Presentation-12 pages. Motion: Approve the documents submitted into the record for application, FD24-007. Maker: Board Member Fendig Second: Board Member Hinson Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. Chair Blue opened the floor to public discussion. Staff Presentation: Adam Olsen, Planning Department, came forward and was sworn in to provide testimony. He provided a PowerPoint presentation regarding the request. He stated that the Tributary Unit 13 Final Development Plan encompasses approximately 25 acres and will allow for a total of 80 residential units. He concluded his presentation by stating that the request complies with the criteria for a Final Development Plan (FDP) as specified in the Land Development Code (LDC) Section 5.07(C)(2) related to Site Development Plan Review and Submission Requirements, as well as LDC Section 25.05(F) concerning Planned Unit Development Procedures. Mr. Olsen stated that the request aligns with the adopted and amended Preliminary Development Plan (PDP) and adheres to the conditions outlined in the

Tributary PUD Development Order. He advised that staff recommends approval of the application. Board Discussion: The group discussed the development of affordable housing, the status of the percentages related to the Tributary Development program. Chair Blue closed the floor to public discussion. Motion: Approve based upon the record, evidence, and testimony received, find that there is competent and substantial evidence pursuant to Sections 5.07(C)(2) and 25.05(F) of the Land Development Code (LDC), and Ordinances 2006-68, 2019-03, 2021-16, and 2025-006, and therefore, recommend approval of FD24-007. Maker: Board Member Hinson Second: School Board Member Morris Action: Approve Aye: Board Member Ericksen, Board Member Hinson, Board Member Brantley, Board Member Fendig, School Board Member Morris, and Board Member Blue. Absent: Board Member Flick. General Public Comment: None. Board Business Chair Blue announced that the next meeting is scheduled for August 19, 2025, at 6:00 p.m. Adjournment at 6:56 p.m. _____________________________________ Chairman Attest: ______________________________________ Clerk