Planning board backs map and text amendments for Tributary (formerly 3 Rivers) DRI; boat launch and affordable housing provisions included

The Nassau County Planning and Zoning Board on March 4 recommended approval of a package of amendments updating the long-running 3 Rivers DRI, now called Tributary, including a future land use map change, a Notice of Proposed Change to the DRI development order and matching PUD amendments.

The actions would not increase the project's overall development rights but would replace and clarify master plan maps (map series H), correct text (including the DRI name), refine locations for village center and waterfront elements, and add timing, funding and reporting steps for a public boat launch and for minimum affordable-housing units. The board voted 4-0 on each recommendation.

Why it matters: The Tributary DRI covers more than 1,500 acres and carries long-term commitments for community amenities, public recreation and minimum nonresidential uses. The changes aim to reflect built improvements (fire station, donated park), modernize the plan's maps, and lock in affordable-housing and public-access obligations tied to future phasing and permitting.

Most important facts - The DRI's total entitlements remain the same: up to 3,200 dwelling units, 500,000 square feet of retail, 250,000 square feet of light industrial, 50,000 square feet of office and up to 300 watercraft storage slips (documented as "watercraft dry storage/berths"). - The county staff and applicant presented a new, more detailed Map Series H intended to illustrate how minimum nonresidential and waterfront uses could be located while allowing limited, administratively approved shifts in footprints as the developer refines plans. - The draft development-order language adds detailed timing, permit, cost-estimate and bonding steps for the proposed public boat launch; it also provides an alternative commitment for the county to receive funds to expand regional park water access if permits cannot be obtained. - Affordable housing: the draft amendments set minimum counts and phased timing. Staff and the developer described a requirement for 50 affordable units within Phase 1 (Unit 12) and an additional 75 units to be identified by a later build milestone; the amendments reference Florida Housing Finance Corporation limits and allow for either rental or for-sale units as defined by statute.

Board action and votes - CPA 23-011 (future land use map/text amendment related to Tributary): Motion to recommend transmittal by Board Member Morris; second by Board Member Flick. Voice vote: Henson, Morris, Flick, Chair Blue — all "yes" (4-0). Outcome: recommended for transmittal to the Board of County Commissioners. - NOPC 23-001 (amendment to the Tributary DRI development order): Motion to recommend approval by Board Member Henson; second by Board Member Flick. Voice vote: Henson, Flick, Morris, Chair Blue — all "yes" (4-0). Outcome: recommend approval. Staff noted the BOCC is expected to consider the request at a later meeting (staff identified an anticipated BOCC date of April 28, 2025). - PUD 23-004 (amendment to the Tributary planned unit development): Motion to recommend approval by Board Member Flick; second by Board Member Morris. Voice vote: Henson, Morris, Flick, Chair Blue — all "yes" (4-0). Outcome: recommend approval.

Discussion highlights and constraints - Staff emphasized that the map updates are conceptual and intended to show that minimums for nonresidential, waterfront and affordable housing uses can be met; footprints shown are illustrative and may shift within depicted boundaries if minimums are preserved. - Applicant representative T.R. Hainline (Rogers Towers / representing Greenpoint) said changes reflect built conditions (fire station, donated park) and multi-year negotiations with county staff. On the boat launch he stated: "the boat launch is public." The draft development-order language, however, acknowledges that state and federal environmental permits control what facilities can be built; the DO includes steps and a bonding mechanism that would fund county water-access improvements if permitting prevents construction at the Tributary site. - Staff noted specific phasing dates embedded in the proposed development order: staff quoted Phase 1 completion obligations tied to July 14, 2028, and Phase 2 obligations tied to July 14, 2033 (these dates appear within the draft development-order text and reflect the schedule the county and applicant negotiated). - On berthing/storage: the DO and draft PUD list up to 300 boat storage slips/berths; staff and the applicant said whether slips are wet berths or dry storage will depend on permitting and design and are not guaranteed. The DO treats permanent berths and temporary docking separately and does not require the berths to be public; the boat launch, public promenade and temporary tie-ups are described as publicly accessible amenities.

Next steps and implementation - The Planning and Zoning Board's recommendations will go to the Nassau County Board of County Commissioners for final action. Staff identified an anticipated BOCC hearing for the NOPC and related matters on April 28, 2025; the comp plan amendment transmittal to the BOCC was noted to be scheduled earlier (staff referenced a March 10 transmittal step for the CPA). - Permitting risk: the boat launch is contingent on state and federal environmental approvals. The DO contains explicit deadlines for design submission, permit application, cost estimation, bonding and a 540-day allowance for permit pursuit; if permits cannot be obtained the developer must pay funds to the county for alternative water-access improvements.

What was not decided or remains unknown - Whether the full 300 berths will be built and whether those berths, if constructed, will be public or private is not determined; the DO treats berths as contingent on permitting and developer decisions. - Exact affordable-housing unit types (single-family vs. multifamily) and income level specifics will be set later, consistent with Florida Housing Finance Corporation charts and programs; the DO requires developers to identify unit types, income levels and whether units will be rental or for-sale at specified phasing milestones.

Speakers (selected) included: Elizabeth Bach, Planning Director (staff presenter); T.R. Hainline, Rogers Towers (applicant/representative for Greenpoint/3 Rivers Developers); Casey Dendoor (planner/engineer for applicant); Greg Kern (Greenpoint); Board Member John Morris (mover, CPA motion); Board Member Flick (second/mover on motions); Board Member Henson; Chair Blue.

Ending: The board's recommendations keep the DRI's total entitlements intact while adding more prescriptive map, timing and enforcement steps for waterfront access and affordable housing. Final authority rests with the Nassau County Board of County Commissioners and with state and federal permitting agencies for shoreline and dock infrastructure.