Board approves final development plans for Tributary PUD units including 50 affordable townhomes in phase 1

The Nassau County Planning Board on June 17 voted 7–0 to approve final development plans for two units of the Tributary planned unit development (PUD), covering Unit 12 and Unit 17.

Staff said the Tributary development is a Development of Regional Impact (DRI) and PUD originally approved in 2006 and covers approximately 1,546 acres with a maximum program entitlement that includes up to 3,200 residential units. Adam Olsen of the planning department told the board that Final Development Plan (FDP) FD24-003 (Unit 12) covers roughly 127 acres and would allow 222 residential units: 50 affordable townhomes (for sale, priced for moderate-income buyers as defined in the DRI development order), 22 market-rate townhomes and 150 market-rate single-family lots. The staff presentation noted that Special Condition 26 of the DRI requires the developer to provide 125 affordable housing units overall, with at least 50 provided before the end of phase 1; Unit 12 contains those 50 units.

Olsen said the FDP also approves associated stormwater ponds, roadways, sidewalks and trails and a new connection onto Edwards Road. For Unit 17 (FDP FD24-004), staff said the plan covers about 38 acres and would allow 123 residential units (one single-family and 122 duplex units), along with required ponding, rights-of-way and open space. Both FDPs were approved previously by the Nassau County Development Review Committee on May 27, 2025 and staff reported the FDPs conform to the amended Preliminary Development Plan (map series H).

Board members asked clarifying questions about the definition and monitoring of "affordable" units. Staff said affordability levels are defined in the DRI development order and reference the Florida Housing Finance Corporation income and price charts; legal counsel and staff noted state statutes and recent statutory programs (referred to in discussion as "live local") set definitions and obligations that county approvals must respect.

A nearby resident, Ken Anderson, asked whether Unit 17 (and Unit 16) would have separate construction entrances or whether construction traffic would access the parcels through the existing development, and about timing for completing the Spine Road to State Road 200. Caleb Hurst from Development Services said the spine road would be built in phases and that only the first phase to extend from the existing roundabout had been submitted; the applicant said it would follow up with specific timing and construction entrance details. Staff noted several outstanding DRI obligations remain in progress, including additional affordable units to be delivered in phase 2 and a community park and fire station work described in the monitoring report.

Board member Flake moved to recommend approval of FD24-003 (Unit 12); board member Finney seconded. The board voted 7–0. For FD24-004 (Unit 17) the board likewise voted 7–0 to recommend approval.