Nassau County Planning and Zoning Board

Nassau County Planning and Zoning Board 6:00 PM, October 21, 2025 James S. Page Governmental Complex, 96135 Nassau Place Yulee, FL 32097 OFFICIAL MINUTES Call to Order at 6:00 p.m. Invocation Pledge of Allegiance Roll Call PRESENT: Board Member Todd Ericksen , School Board Member Linda Morris, Board Member Ron Flick, Board Member Karen Brantley, Board Member Jerry Hinson, and Board Member Tyrone Blue (Chairman) ABSENT: Board Member Wynn Fendig ALSO PRESENT: Denise May, County Attorney, Abigail Martini, and Jami Nighbert, Deputy Clerks Approval of Minutes (Tab A) Approval of August 5, 2025 meeting minutes; (Tab B) Approval of August 19, 2025 meeting minutes; and (Tab C) Approval of September 2, 2025 meeting minutes. Motion: Approve minutes from August 5, 2025, August 19, 2025, and September 2, 2025. Maker: Board Member Morris Second: Board Member Hinson Action: Approve Aye: Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, Board Member Hinson, and Board Member Blue. Absent: Board Member Fendig. Legislative Public Hearings Ms. May read the Non-Quasi-Judicial procedures applicable to Tab D. 1/6251021 PZB

(Tab D) Consider CPA24-004, an amendment to the Future Land Use Map (FLUM) of approximately 24.63-acres, located at the terminus of John Street, Clyde Street, Robert Street, and Yanie Road, from Low Density Residential (LDR) to High Density Residential (HDR). Application filed by Northgate of Nassau, LLC, Owner and Gregory E. Matovina, Agent. Chair Blue opened the floor to public discussion. Staff Presentation: Stephanie Keyser, Planning Department, provided a PowerPoint presentation regarding the request. She provided a brief history of the request and noted that the request is consistent with the Comprehensive Plan policies, and the amendment criteria. Ms. Keyser advised that staff recommends approval of the application. Waive Presentation: Greg Matovina, agent, waived his right to presentation and relies on staff for comments. Public Comment: Peter Procko came forward to provide a statement addressing his concerns regarding the request. 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(B) and Policy FL.01.04(A) through (G) of the Nassau County Comprehensive Plan, and therefore, motion is to approve CPA24-004. Maker: Board Member Hinson Second: Board Member Flick Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. Quasi-Judicial Public Hearings Ms. May read the Quasi-Judicial procedure applicable to Tabs E, F, and G. Waive Presentation: Greg Matovina, agent, for Tab G and Jimmy Higginbotham, agent, for Tab F, waived their rights to presentations and rely on staff for comments. (Tab E) Consider R25-010, a request to rezone approximately 12,000 square feet of the back portion of a property from Residential Single Family-2 (RS-2) to Commercial Intensive (CI) to correct a split zoning on the parcel. Application filed by Forshee Investments, LLC, on behalf of Michael Forshee. Ex-Parte Disclosure: None Documents submitted into the record for R25-010: Staff Report- 5 pages; Application for Rezoning- 9 pages; Addressing Rezoning Questions- 1 page; 2/6251021 PZB

Warranty Deed- 2 pages; Draft Ordinance 2025-054- 3 pages; Nassau County Impact Estimate- 2 pages; and Staff Presentation- 7 pages. Motion: Approve documents being submitted into the record for Tab E. Maker: Board Member Flick Second: Board Member Hinson Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. Chair Blue opened the floor to public discussion. Staff Presentation: Ms. Keyser came forward and was sworn in to provide a PowerPoint presentation regarding the request. She noted the location, current Future Land Use Map (FLUM) and zoning for the subject parcel. She stated that the request is consistent with the Comprehensive Plan Policies FL.01.02(C), FL.08.06(A) through (G), Land Development Code (LDC) Section 5.02(C), and criteria for rezoning criteria of the LDC Section 5.02(D) (1) through (8). Ms. Keyser 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(C), Policy FL.08.06 (A) through (G) of the Nassau County Comprehensive Plan, and Sections 5.02(C) and Section 5.02(D) of the LDC therefore, motion is to recommend approval of application, R25-010. Maker: Board Member Flick Second: Board Member Ericksen Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. (Tab F) CU2025-014 Two-Family-Dwelling (Duplex) - The applicant is requesting a conditional use permit pursuant to Section 28.14(L) of the Nassau County LDC to allow for the construction of a duplex in the Residential Single-Family (RS-1) zoning district. Caleb Macabitas and Dustin R. Holloway, owners. Jimmy Higginbotham, agent. Ex-Parte Disclosure: None Documents submitted into the record for CU2025-014: Staff Report - 5 pages; Survey - 1 page; Application - 17 pages; and Staff Presentation - 11 pages. Motion: Approve documents being submitted into the record for Tab F. Maker: Board Member Ericksen 3/6251021 PZB

Second: Board Member Morris Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. Chair Blue opened the floor to public discussion. Staff Presentation: Will Righter, Planning Department, came forward and was sworn in to provide a PowerPoint presentation regarding the request. He noted the location, zoning, FLUM, and survey of the subject parcel. He stated that the request is consistent with the conditional use criteria in LDC, Section 5.04 and advised that staff recommends approval of the application subject to the one following condition: The rights assigned by this order shall run with the land. 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 LDC Section 9.03, Section 28.14(L) and Section 5.04 (A) through (K), Conditional Use Review Criteria, and therefore, motion is to approve application, CU2025-014 subject to the one following condition: [1] The rights entitled shall run with the land. Maker: Board Member Brantley Second: Board Member Morris Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. (Tab G) Consider PUD24-002, the rezoning of approximately 24.63-acres, located at the terminus of John Street, Clyde Street, Robert Street, and Yanie Road, from Open Rural (OR) to Planned Unit Development (PUD). Application filed by Northgate of Nassau, LLC, owner and Gregory E. Matovina, agent. Ex-Parte Disclosure: None Documents submitted into the record for PUD24-002: Staff Report - 10 pages; Application for Rezoning - 21 pages; Owner's Authorization - 1 page; Consent for Inspection - 1 page; Legal Description - 1 page; Bylaws - 8 pages; Declaration of CCR - 44 pages; Written Descriptions - 7 pages; Review Criteria for Rezoning - 4 pages; Location Map - 1 page; Northgate Preliminary Development Plan - 1 page; Public School Concurrency Agreement - 14 pages; School Concurrency - 3 pages; Special Warranty Deed - 8 pages; Drainage Easement - 9 pages; Elevation Exhibit - 1 page; Environmental Assessment Report - 13 pages; Northgate Traffic Study - 205 pages; Nassau County Business Impact Estimate - 2 pages; Draft Ordinance 2025-055 - 4 pages; and Staff Presentation - 14 pages. 4/6251021 PZB

Motion: Approve documents being submitted into the record for Tab G. Maker: Board Member Morris Second: Board Member Ericksen Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Chair Blue opened the floor to public discussion. Staff Presentation: Ms. Keyser provided an PowerPoint presentation regarding the request. She noted the location map, zoning, and FLUM of the subject parcel. She stated that the request is consistent with the Comprehensive Plan FLUM Policies FL.01.02(B), FL.08.04, FL.08.06(A) through (G); the LDC Sections 5.02 (C) and (D); rezoning criteria Section 12(A) through (N); and the PUD criteria Section 25.05(C)(1) through (6). She advised that staff recommends approval of the application. Public Comment: Angela Lee, Betty Benton, and Peter Procko came forward and was sworn in to express their concerns regarding the request. Applicant Rebuttal: Greg Matovina came forward and was sworn in to provide statement regarding public's concerns about request. Board Deliberation: Caleb Hurst, Development Services, came forward and was sworn in to respond to the Board's questions regarding the request. Elizabeth Backe, Planning Department, came forward and was sworn in to provide clarity regarding emergency access for subdivision. 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 Nassau County Comprehensive Plan, Future Land Use Element Policies FL.01.02(B), FL.08.04, and FL.08.06(A) through (G); LDC Section 5.02(C) and (D); and rezoning application criteria Section 12(A) through (N), and PUD criteria Section 25.05(C)(1) through (6), and therefore, motion is to recommend approval of application, PUD24-002. Maker: Board Member Hinson Second: Board Member Flick Action: Approve Aye: Board Member Henson, Board Member Ericksen , Board Member Morris, Board Member Flick, Board Member Brantley, and Board Member Blue. Absent: Board Member Fendig. General Public Comment: None. Board Business 5/6251021 PZB

Chair Blue announced next meeting will be on November 4, 2025, at 6:00 p.m. Adjournment at 7:03 p.m. _____________________________________ Chairman 6/6251021 PZB