Nassau County board approves Northgate PUD and comp‑plan change over neighbors' traffic, drainage concerns

The Nassau County planning board voted 6-0 to approve a rezoning to Planned Unit Development (PUD) and a companion comprehensive‑plan amendment that changes about 24.63 acres from low‑density residential to high‑density residential, clearing the way for as many as 190 residences (95 duplexes).

Staff recommended approval, saying the request is consistent with the county comprehensive plan and the Timber to Tides overlay and that infrastructure is available. Stephanie Kaiser of the planning department told the board the project “allows a maximum of 10 dwelling units per upland acre” and that the proposal “provides for an interconnected street network with internal sidewalks” and would preserve wetlands and provide open space and neighborhood parks.

Neighbors at the hearing urged the board to consider traffic and drainage impacts. Angela Stallings Lee, who lives on Emerald Lane and owns property on Robert Street, said, “I have very, very deep concerns about any kind of drainage that’s going to be happening,” and argued that Robert Street and the subdivision’s interior roads were not built for through traffic. Peter Procko, who identified himself as a nearby resident, told board members he and neighbors have raised repeated concerns about the project’s traffic analysis and asked the board to read attorneys’ letters he submitted.

The developer’s agent, Greg Matovina, said the PUD “does not contemplate that connection” to Robert Street for routine use and described the planned access controls. “Right now, this PUD contemplates all the traffic going in and out of Yanny Road, except if there's an emergency, in which case the bollards would be removed at the connection at Roberts Street,” Matovina said, adding that bollards would be reinstalled after any emergency and that the main entrance would be to Yanny Road. Planning staff and the applicant also told the board the developer provided a traffic study and that county staff and a third‑party reviewer examined it; the administrative record includes a 205‑page traffic study.

Staff reported the PUD would provide about 8.69 acres of open space and about 2.18 acres of neighborhood parks, and said the development would not be phased. Staff also noted required wetland buffers and that the PUD must meet local, state and federal standards for stormwater, transportation and utilities.

Board member Henson moved to recommend approval of the comprehensive‑plan amendment and the rezoning; the motion was seconded by board member Flick and passed on a voice vote, recorded as 6 ayes, 0 nays.

The board’s approval does not itself build the project; subsequent site‑level permits and any final engineering approvals will be required before construction. Several speakers asked for a firm, enforceable guarantee that the Robert Street connection would remain emergency‑only; the applicant and staff said the preliminary development plan and notes show removable bollards or a gate with a Knox box for emergency access and that the county would require those controls, but residents asked for explicit, recorded guarantees.