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Nassau County approves multiple comprehensive-plan fixes, transmits 2045 evaluation and appraisal update to state
Summary
The Board approved three future land-use map amendments to align zoning with land use designations, adopted standard procedures for the Live Local Act, and voted to transmit the county’s 2045 evaluation and appraisal update to state review.
The Nassau County Board of Commissioners approved three comprehensive plan amendments and transmitted a package of updates to the Florida Department of Commerce that revise the county’s planning horizon to 2045 and update goals, objectives and policies to reflect statutory and agency name changes.
On Sept. 22 the board approved the following map amendments sponsored by Nassau County acting as agent: CPA 25-006 (reclassification of 0.92 acres at the northeast corner of State Road 200 and Chester Road from Industrial to Commercial, applicant First Federal Bank), CPA 25-007 (reclassification of 18.37 acres on the east side of U.S. Highway 17 south of State Road 200 from Commercial to Medium Density Residential for part of the parcel and Commercial for other portions, applicant FKP Limited), and CPA 25-010 (reclassification of 4.12 acres on the east side of Highway 17 south of State Road 200 from Commercial to High Density Residential, applicant Yulee Villas Limited/Carol Flynn Management). Staff recommended approval of all three, and each motion passed on unanimous roll-call votes (5-0).
The board also approved a resolution adopting standard operating procedures for implementation of the Live Local Act (Tab W). Staff described the SOPs as a process guide for property owners and applicants that includes zoning verification steps and coordination among Planning, OMB and Development Services.
In a separate but related agenda item (Tab AA), the board voted to transmit CPA 25-015, the county’s evaluation and appraisal report (EAR) update and 2045 planning-horizon amendments, to state agencies for the required 60-day review. Consultants from Inspire Placemaking — Chris Daugherty and Jay McLeod — presented the update and said the county’s carrying-capacity analysis found no map changes were necessary to accommodate projected population growth to 2045. Staff said the EAR updates reflect statutory changes (including new statutory references and agency name updates), revised time horizons, updated data maps and other adjustments required under Chapter 163, Part II, Florida Statutes (Community Planning Act).
Commissioners and staff discussed population projections, level-of-service considerations for potable water, sewer and solid waste, and the timeline for returning to the board with adoption after the state review. Commissioners thanked Planning staff for corrections to the future land-use map and for the broader planning work.
All votes on the CPAs, the Live Local Act SOP resolution and the EAR transmittal passed 5-0. Planning staff said the transmittal starts the 60-day state review period after which the board expects to consider adoption in January 2026.
Ending: The county’s transmittal of CPA 25-015 begins the statutory review timeline; the other map amendments align zoning and future land-use designations and become effective once processed under the county’s adoption procedures and applicable state review requirements.
