Developers present 250-unit PDP 4 subdivision; staff flag floodplain, wetlands and stormwater requirements

A development team described plans for about 250 residential units in PDP 4, part of DSAP 2, and county staff outlined required design, environmental and utility conditions during a March 4, 2025 meeting of the Nassau County Development Review Committee.

The project, presented by civil engineer Amos Jo Quinn of Kimley-Horn and Associates, would be accessed from River Bluff Parkway and include a mix of 45-foot and 35-foot lot products, internal alleys for rear-loaded 35-foot lots, neighborhood park area and two stormwater ponds that will discharge to Blunt's Branch. "The current use of the site is timberland," Quinn said, adding the site lies about four miles east of already developed areas of the nearby community.

Why it matters: County staff said the proposal must meet multiple Land Development Code and PDP design standards before department heads can grant final approvals. The pre-application meeting provided preliminary, technical comments; the Development Review Committee issues recommendations only, and department heads provide final approvals.

Planning staff advised the applicant to follow PDP 4 design and dimensional standards, including limits on front-facing garage facades and required pedestrian amenities. "Internal sidewalks will be required on both sides of the roadway," Stephanie Kaiser, planning department, said. Kaiser also asked the applicant to provide street-lighting details showing shielding and photometrics, and noted federal and state protections for a bald eagle nest in the vicinity must be met.

Constance Lake of the building department told the applicant the parcel is shown in the X flood hazard zone on FEMA map panels 215 and 214G. "I show this pod 22-7 of PDP 4 to be in the X flood hazard zone per FEMA map panels 215 and 214G," Lake said. Development services staff stressed that pond top-of-bank elevations must be set to accommodate the 100-year storm and that a stormwater infrastructure maintenance plan will be required with the site engineering submission.

Caleb Hurst of Development Services said required roadway cross sections must match the applicable DCF/DSAP documents and that six-foot sidewalks are required on each side of internal roadways. He also noted mail kiosk and bus-stop requirements, approval by the school district for any bus stop location, and that paved access to the site must be provided prior to construction approval.

The Health Department asked for a letter of availability for water and sewer and confirmation of capacity from JEA. "I just need a letter of availability for your water and sewer, make sure you got capacity from JEA," Ronnie Nestor, Health Department, said. Fire department staff recorded no comment at pre-application.

Next steps: Staff said a comprehensive review will occur at full submittal of the preliminary binding site plan, site engineering plan, final development plan or plat. The committee did not take a final action at the pre-application stage; comments were recorded as guidance for the applicant and will be part of the file for later reviews.

Details from the meeting: The applicant said a roundabout planned by ETM will be incorporated into the northern access once engineering drawings are available, and that parks will be provided per PDP 4 requirements. Two stormwater ponds are planned to discharge to Blunt's Branch. Staff referenced multiple Nassau County Land Development Code sections (see authorities).