Board recommends rezoning and form-based transect map changes in William Burgess district for 60.65-acre parcel

The Nassau County Planning and Zoning Board on March 4 recommended approval of a future land use map amendment (CPA 24-003) and a companion rezoning (R24-004) for roughly 60.65 acres south of Clyde Higginbotham Road in the William Burgess District. The actions reclassify about 5.19 acres to Transect 1 (T1, natural area) and about 55.46 acres to Transect 2.5 (T2.5, rural transitional).

Staff and the applicant said the change aligns the parcel's land-use designation with the William Burgess overlay's regulating map and reflects environmental features on the site. Planner Elizabeth Bach told the board that wetlands and a bluff adjacent to Lumber Creek were identified in the applicant's environmental assessment and that gopher tortoise burrows are present; any ground-disturbing activity within 25 feet of burrows will require a relocation permit from the Florida Fish and Wildlife Conservation Commission prior to building permits.

Why it matters: The transect designations reduce potential density on the subject parcel relative to the underlying Medium Density Residential future land use (MDR would allow up to three units per acre in some scenarios), because T1 allows zero dwelling units per upland acre and T2.5 allows a maximum of one dwelling unit per upland acre. Staff said the change implements the William Burgess mixed-use overlay plan, which was adopted to promote compact, walkable development while protecting natural areas.

Key details - Parcel size: approximately 60.65 acres. Location: south side of Clyde Higginbotham Road, west of US 17 and north of the Duval County line; Commission District 3. - Proposed land-use change: MDR to Transect 1 (5.19 acres) and Transect 2.5 (55.46 acres); corresponding rezoning from Open Rural (OR) to T1 and T2.5. - Environmental constraints: wetlands and a bluff adjacent to Lumber Creek; staff-required buffers per Land Development Code section 37.03; presence of gopher tortoise burrows that will trigger FWC relocation permit for ground disturbance within 25 feet. - Staff found the amendment and rezoning consistent with Nassau County Comprehensive Plan policies cited in the staff report and recommended approval.

Board action and votes - CPA 24-003 (future land use map amendment): Motion to recommend approval by Board Member Flick; second by Board Member Henson. Voice vote: 4 ayes, 0 nays. Outcome: recommend approval. - R24-004 (rezoning OR to T1/T2.5): Motion to recommend approval by Board Member Henson; second by Board Member Flick. Voice vote: 4 ayes, 0 nays. Outcome: recommend approval.

Process and next steps - The board's recommendations will be forwarded to the Board of County Commissioners for final action. Staff noted the parcel sits within the William Burgess District overlay and that the rezoning and map amendment implement the overlay's regulating map and policies adopted by the county in 2017. - Future site development review will be required; the developer will need to demonstrate compliance with required wetlands buffers, the multi-use trail requirement and other LDC standards during the development-review process.

Speakers (selected): Elizabeth Bach (planning staff), Greg Matovina (agent for owner WRC Cook Uley LLC), Board members Flick, Henson, Morris and Chair Blue.

Ending: The board concluded the requested form-based transect designations were contextually appropriate and protective of environmentally sensitive areas, recommending the rezoning and comp-plan amendment by unanimous vote. The BOCC will consider the items next.