Nassau County Planning and Zoning Board

Nassau County Planning and Zoning Board 5:45 PM, January 6, 2026 James S. Page Governmental Complex, 96135 Nassau Place Yulee, FL 32097 OFFICIAL MINUTES Call to Order at 6:00 p.m. Invocation and Pledge of Allegiance Roll Call PRESENT: Board Member Jerry Hinson, Board Member Wynn Fendig, Board Member Tyrone Blue, Board Member Linda Morris, Board Member Mary Valenta, and Board Member Todd Ericksen ABSENT: Board Member Karen Brantley ALSO PRESENT: Denise May, County Attorney, and Abigail Martini, Deputy Clerk Approval of Minutes (Tab A) Approval of November 4, 2025, Meeting Minutes Note: Chair Ericksen advised that the minutes from the meeting held on November 4, 2025, were previously approved. (Tab B) Approval of November 18, 2025, Meeting Minutes Motion: Approve the minutes from the meeting held on November 18, 2025. Maker: Board Member Blue Second: Board Member Fendig Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. Legislative Public Hearings Ms. May read the Non-Quasi-Judicial Hearing procedures applicable to Tabs C and D. 1/9260106 PZB

(Tab C) Consider and approve CPA25-028 - comprehensive plan amendment for the reclassification of 10.05 acres of real property located on the south side of SR 200 between Arrigo Blvd. and Mt. Zion Loop from Commercial (COM) to Urban Corridor Zone (T-4.5). Swamp of North Florida, LLC., owner. Nassau County, agent. Chair Ericksen opened the floor to public discussion. Staff Presentation: William Righter, Planning Department, came forward to review the request. He reviewed the location map, Timber 2 Tides Design Overlay Maps, current land use, zoning district, and Comprehensive Plan consistency. He advised that the application is consistent with the Comprehensive Plan and Policy FL.01.04 (A) through (G) of the Future Land Use Map (FLUM) criteria, and therefore, staff recommend approval of application, CPA25-028. Chair Ericksen 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.J.1, Policy FL.02.06.C.1, Policy FL.02.06(D), and Policy FL.01.04 (A) through (G) of the Nassau County Comprehensive Plan, and therefore, motion is to recommend approval of application, CPA25-028. Maker: Board Member Hinson Second: Board Member Blue Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. (Tab D) CPA25-027: Consider and recommend approval of an amendment to the Future Land Use Map (FLUM) of approximately 0.85 acres located on the north side of SR 200 between Morrison Dr. and North Prince Dr. from Medium Density Residential (MDR) to Urban Transitional Zone (T-3.5). Fannie Burroughs Estate c/o Victoria Thomas Jordan, Nassau County, Agent. District 2. Note: Chair Ericksen advised that he has a conflict of interest with this request, therefore, he would be abstaining. Board Member Blue assumed the position as Chair for the duration of Tab D. Chair Blue opened the floor to public discussion. Staff Presentation: Mr. Righter came forward and reviewed the location map, Timber 2 Tides Design Overlay Maps, current land use, zoning district, and Comprehensive Plan consistency. He advised that the application is consistent with the Comprehensive Plan and Policy FL.01.04 (A) through (G) of the Future Land Use Map (FLUM) criteria, and therefore, staff recommend approval of application, CPA25-027. Chair Blue closed the floor to public discussion. 2/9260106 PZB

Motion: Approve based upon the record, evidence, and testimony received, find that the plan amendment is consistent with Policy FL.01.02. J.1, Policy FL.02.06. C.1, Policy FL.02.06(D) and Policy FL.01.04 (A) through (G) of the Nassau County Comprehensive Plan, and therefore, my motion is to recommend approval of application, CPA25-027. Maker: Board Member Valenta Second: Board Member Morris Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, and Board Member Valenta. Absent: Board Member Brantley. Abstain: Board Member Ericksen Note: Chair Ericksen resumed duties of the Chairman. Quasi-Judicial Public Hearings Ms. May read the Quasi-Judicial hearing procedures applicable to Tabs E, F, G, H, and I. Note: Jon Lasserre agent for Tab E, and Paul Clark, owner for Tab F, came forward to waive their rights to a presentation. (Tab E) Consider and recommend approval of R25-015, the rezoning of an approximately 1.57-acre portion of an approximately 63.07-acre lot located on the east side of Beach Walker Road between Captain’s Court Dr. and Beach Wood Rd. from Residential, General 2 (RG-2) to Recreation and Open Space (ROS). Application filed by Rogers Towers, P.A. c/o Jon C. Lasserre, owner Omni Amelia Island, LLC. Ex-Parte Disclosure: None Documents submitted into the record for application, R25-015: Staff Report - 4 Pages; Application for Rezoning - 23 Pages; Draft Ordinance 2025-064 - 4 Pages; Nassau County Business Impact Estimate - 2 Pages; and Staff Presentation - 11 Pages. Motion: Approve the documents submitted into the record for application, R25-015. Maker: Board Member Fendig Second: Board Member Blue Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. Chair Ericksen opened the floor to public discussion. 3/9 Abstain: Board Member Ericksen260106 PZB

Staff Presentation: Mr. Righter came forward and was sworn in to provide a PowerPoint presentation. He provided several location maps, land use as Recreation (REC) and current zoning district as Residential General 2 (RG-2), noting the application is requesting to change the zoning to Recreational and Open Space (ROS). He reviewed Land Development Code (LDC) Article 24 and Article 24.03, the Comprehensive Plan Policy FL.01.02 consistency, and rezoning criteria. He advised that the application is consistent with the Future Land Use Policies FL.01.02 (E), LDC Section 5.02 (E), and LDC Section 5.02 (D) (1) - (8), and therefore, staff recommends approval of application, R25-015. Public Comment: William Scott came forward and was sworn in to provide public comment regarding a previously filed application. Rebuttal: Jon Lasserre, applicant, came forward and was sworn in to provide rebuttal and clarify that this application is not related to the wedding venue mentioned during the public comment section. Board Discussion: The Board requested clarification regarding the presence of residential housing being on or near the site in question. Chair Ericksen 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 (E) of the Nassau County Comprehensive Plan, and Section 5.02(C) and Section 5.02(D) (1) through (8) of the Nassau County Land Development Code and therefore, motion to recommend approval of application, R25-015. Maker: Board Member Fendig Second: Board Member Blue Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. (Tab F) Consider R25-004, the rezoning of approximately 10.05 acres located on SR 200 between Arrigo Blvd. and Mt. Zion Loop from Open Rural (OR) to Urban Corridor Zone (T-4.5). Application filed by the Nassau County Planning Department, owner Swamp of North Florida, LLC. Ex-Parte Disclosure: None Documents submitted into the record for application, R25-004: Staff Report - 6 Pages; Application for Rezoning - 8 Pages; Rezoning Criteria - 2 Pages; Draft Ordinance 2026-001 - 5 Pages; Nassau County Business Impact Estimate - 2 Pages; and Staff Presentation - 12 Pages. Motion: Approve the documents submitted into the record for application, R25-004. Maker: Board Member Blue 4/9260106 PZB

Second: Board Member Fendig Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. Chair Ericksen opened the floor to public discussion. Staff Presentation: Mr. Righter came forward to provide a PowerPoint presentation. He reviewed the location map, Timber 2 Tides District Overlay Maps, the current land use as Commercial (COM) and current zoning district as Open Rural (OR), noting the application is requesting to change the zoning to Urban Corridor Zone (T-4.5). He reviewed LDC Article 44 and Article 44.05, the consistency with the Comprehensive Plan Policy FL.08.06, and rezoning criteria. He advised that the application is consistent with the Future Land Use Policies FL.01.02.J.1, FL.02.06.C.1, FL.08.06 (A) through (G), LDC Section 5.02 (C), and LDC Section 5.02 (D) (1) - (8), and therefore, staff recommends approval of application, R25-004. Chair Ericksen 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.J.1, Policy FL.02.06.C.1, Policy FL.02.06(D), and Policy FL.08.06 (A) through (G) of the Nassau County Comprehensive Plan, and Section 5.02(C) and Section 5.02(D) (1) through (8) of the Nassau County Land Development Code and therefore, motion to recommend approval of application, R25-004. Maker: Board Member Blue Second: Board Member Valenta Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. (Tab G) R25-022: Consider and recommend approval of an amendment to the Future Land Use Map (FLUM) of approximately 0.85 acres located on the north side of SR 200 between LS 200 Morrison Dr. and North Prince Dr. from Residential, Mixed (RM) to Urban Transitional Zone (T-3.5). Fannie Burroughs Estate c/o Victoria Thomas Jordan, owner. Nassau County, agent. Ex-Parte Disclosure: Chair Ericksen stated that he had a conflict of interest with this request, and therefore he would be abstaining from the conversation and vote for Tab G. Board Member Blue assumed the position as Chair for the duration of Tab G. All other members had no ex-parte communication. Documents submitted into the record for application, R25-022: Staff Report - 6 Pages; Application for Rezoning - 24 Pages; Rezoning Criteria - 2 Pages; Draft 5/9260106 PZB

Ordinance 2026-007 - 5 Pages; Nassau County Business Impact Estimate - 2 Pages; and Staff Presentation - 12 Pages. Motion: Approve the documents submitted into the record for application, R25-022. Maker: Board Member Hinson Second: Board Member Fendig Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, and Board Member Valenta. Absent: Board Member Brantley. Abstain: Ericksen Chair Blue opened the floor to public discussion. Staff Presentation: Mr. Righter came forward to provide a PowerPoint presentation regarding the application. He reviewed the location map, Timber 2 Tides District overlay Maps, the current land use as Medium Density Residential (MDR) and current zoning district as Residential Mixed (RM), noting the application is requesting to change the zoning to Urban Transitional Zone (T-3.5). He provided an overview of LDC Article 44 and Article 44.05, the consistency with the Comprehensive Plan Policy FL.08.06, and rezoning criteria. He advised that the application is consistent with the Future Land Use Policies FL.01.02.J.1, FL.02.06.C.1, FL.08.06 (A) through (G), LDC Section 5.02 (C), and LDC Section 5.02 (D) (1) - (8), and therefore, staff recommends approval of application, R25-022. 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.J.1, Policy FL.02.06.C.1, Policy FL.02.06(D), and Policy FL.08.06 (A) through (G) of the Nassau County Comprehensive Plan, and Section 5.02(C) and Section 5.02(D) (1) through (8) of the Nassau County Land Development Code and therefore, motion to recommend approval of application, R25-022. Maker: Board Member Morris Second: Board Member Valenta Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, and Board Member Valenta. Absent: Board Member Brantley. Abstain: Ericksen Note: Board Member Ericksen resumed duties of the Chair. 6/9 Abstain: Board Member Ericksen Abstain: Board Member Ericksen260106 PZB

(Tab H) CU2025-019 Mother-in-Law dwelling - Approve a conditional use permit pursuant to Article 22, Section 22.03(A), which allows for supplemental regulations for certain conditional uses listed under Article 28, Sec. 28.14(J) for the construction of a mother-in-law dwelling in the Open Rural (OR) zoning district. Application filed by Jimmy Higginbotham. owner Donna Page. Ex-Parte Disclosure: None Documents submitted into the record for application, CU2025-019: Staff Report - 5 Pages; Application for a Conditional Use - 7 Pages; and Staff Presentation - 11 Pages. Motion: Approve the documents submitted into the record for application, CU2025-019. Maker: Board Member Blue Second: Board Member Fendig Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. Chair Ericksen opened the floor to public discussion. Staff Presentation: Mr. Righter came forward to provide a PowerPoint presentation. He reviewed location and aerial maps, noted the land use and zoning, and reviewed the consistencies with the Future Land Use Map (FLUM), zoning, and conditional use criteria. He advised that the application is consistent with the conditional use criteria in LDC Section 5.04, and therefore, staff recommends approval of application, CU2025-019 with the following conditions: [1] The rights entitled shall run with the applicant and shall not be transferable; and [2] This exception must be renewed annually. The person or persons identified in this application as requiring care or having financial hardship, shall send a notarized letter to the Planning Department of Nassau County, Florida providing proof that Spencer Hayden still resides at the property. Failure to provide this information will result in the termination of the exception. Once the exception has been terminated, the owner shall have three (3) months to remove the mother-in-law dwelling from the property. Public Comment: Angelica LaRochelle came forward and was sworn in to express concerns regarding the application. The group discussed the existing use of the site and clarification of the conditions upon approval of the application. Chair Ericksen 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 Land Development Code (LDC), Section 22.03(A), Section 28.14(J) and Section 5.04 (A) through (K), Conditional Use Review Criteria, and therefore, motion is to approve application, CU2025-019, subject to the following conditions: [1] The rights entitled shall run with the applicant and shall 7/9260106 PZB

not be transferable and; [2] This exception must be renewed annually. The person or persons identified in the application as requiring care or having financial hardship, shall send a notarized letter to the Planning Department of Nassau County, FL. Providing proof that Spencer Hayden still resides at the property. Failure to provide this information will result in the termination of the exception. Once the exception has been terminated, the owner shall have 3 (three) months to remove the mother-in-law dwelling unit from the property. Maker: Board Member Hinson Second: Board Member Blue Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. (Tab I) CU2025-020 - Mother-in-Law dwelling located at 85127 Amanda Ct. - Approve a conditional use permit pursuant to Article 22, Section 22.03(A), which allows for supplemental regulations for certain conditional uses listed under Article 28 Sec. 28.14(J) for the construction of a mother-in-law dwelling the Open Rural (OR) zoning district. Application filed by Jimmy Higginbotham, owners Brian Bove and Anjanette Bove. Ex-Parte Disclosure: None Documents to be submitted into the record for application, CU2025-020: Staff Report - 5 Pages; Application for a Conditional Use - 18 Pages; Staff Presentation - 11 Pages. Motion: Approve the documents submitted into the record for application, CU2025-020. Maker: Board Member Blue Second: Board Member Morris Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. Chair Ericksen opened the floor to public discussion. Staff Presentation: Mr. Righter came forward to provide a PowerPoint presentation. He reviewed the location and aerial maps, noted the land use and zoning district, and reviewed the consistencies with the Future Land Use Map (FLUM), zoning, and conditional use criteria. He advised that the application is consistent with the conditional use criteria in LDC Section 5.04. and therefore, staff recommends approval of application, CU2025-020 with the following conditions: [1] The rights entitled shall run with the applicant and shall not be transferable; [2] This exception must be renewed annually. The person or persons identified in this application as requiring care or having financial hardship, shall send a notarized letter to the Planning Department 8/9260106 PZB

of Nassau County, Florida providing proof that Carol Failla still resides at the property. Failure to provide this information will result in the termination of the exception. Once the exception has been terminated, the owner shall have three (3) months to remove the mother-in-law dwelling from the property. Chair Ericksen 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 Land Development Code (LDC), Section 22.03(A), Section 28.14(J) and Section 5.04 (A) through (K), Conditional Use Review Criteria, and therefore, motion is to approve application, CU2025-020, subject to the following conditions: [1] The rights entitled shall run with the applicant and shall not be transferable and; [2] This exception must be renewed annually. The person or persons identified in the application as requiring care or having financial hardship, shall send a notarized letter to the Planning Department of Nassau County, FL. Providing proof that Carol Failla still resides at the property. Failure to provide this information will result in the termination of the exception. Once the exception has been terminated, the owner shall have three months to remove the mother-in-law dwelling unit from the property. Maker: Board Member Valenta Second: Board Member Blue Action: Approve Aye: Board Member Hinson, Board Member Fendig, Board Member Blue, Board Member Morris, Board Member Valenta, and Board Member Ericksen. Absent: Board Member Brantley. General Public Comment: Byron Treadwell came forward to speak regarding traffic increases, if the Ford dealership were to expand. Board Business: Next meeting to be held on January 20, 2026, at 6:00 p.m. Adjournment at 7:41 p.m. Approved on February 3, 2026 ____________________________________ Todd Ericksen, Chairman 9/9260106 PZB