The Nassau County Board of County Commissioners voted 5-0 on Monday to transmit a comprehensive-plan amendment (CPA 25-021) that would reclassify 3,052.65 acres along State Road 200 from agricultural land (AGR) to a mix of Timber-to-Tides transects ranging from T1 (natural areas) up to T7.5 (Central Nassau Employment Area).

The change, sponsored by Nassau County at the request of Radiant LLC (doing business as Radiant Places and Properties LLC), moves the large block of mostly timberland northwest of I-95 toward a long-term pattern of mixed residential, employment and conservation uses. Commissioners made the motion to transmit the amendment for state review after a staff presentation and extensive public comment; the motion was made by Commissioner McCullough and seconded by Commissioner Martin and passed on a roll call vote of five ayes, zero nays.

Staff said the proposal implements the Timber-to-Tides regulating map the board adopted in June and that the map assigns lower-intensity transects where wetlands and contiguous natural areas require protection, reserving higher-intensity transects nearer planned infrastructure and employment corridors. "The T1 assignment does seek to protect that natural environment," Planning staff said, adding that T1 areas would permit no dwelling units and that detailed wetland delineations and any required mitigation would be handled later through permitting and the St. Johns River Water Management District.

Why it matters: The amendment covers a very large swath of land where the county expects population and employment growth over decades. For residents and small nonprofits near the site, the change raises immediate questions about whether existing farms and community services can continue and whether organizations such as Paramount Adaptive Riding Center will have room to expand.

Speakers representing the riding center and neighbors urged more explicit protections or a rezoning pattern that would allow Paramount to grow. "Paramount currently provides essential therapeutic services to more than 80 individuals," said Roger Andrews, who asked the commission to delay approval and negotiate a dedicated parcel for the riding center so that it would not become boxed in by higher-density zoning. Several parents and volunteers described long waiting lists for adaptive riding therapy and asked for a 10-acre parcel adjacent to the center so the nonprofit could expand. Krista Jurkovich, who identified herself as the founder and CTRI at Paramount, said the farm operates as an agricultural equestrian use and that the regulating map as drawn "jumps" transects around the barn, placing higher-intensity T3 zoning adjacent to their property instead of the T2.5 buffer they requested.

Developer and counsel for Radiant, Wes Hinton, told the board that the vote to transmit is not a final approval of development and "a vote to transmit this tonight is not a vote against Paramount." Hinton said Radiant is willing to work with the center and landowners and noted staffs commitment to bring forward a conditional-use allowance for stables and equestrian uses in T3 so existing programs could expand if they are able to acquire neighboring acreage.

Commissioners and staff repeatedly emphasized the difference between the current action (to transmit the map amendment to state reviewers) and later site-level approvals. "This is to transmit. We would bring it back after receiving any staff comments, and an additional supplemental staff report would be provided to you at that time," Planning staff told the board.

Public safety, traffic and infrastructure were recurring themes. Neighbors warned of increased traffic, school overcrowding and strain on emergency services if the corridor is developed at the higher intensities shown on the regulating map; staff replied that the corridor was selected because it has planned water, sewer and multi-lane road access and that fire and sheriff service planning is part of long-term infrastructure work.

What happens next: Because the board voted to transmit the CPA, staff will forward the amendment to state review and compile comments. Planning staff said they will draft a code change to permit stables and equestrian therapeutic programs as a conditional use in T3, enabling centers such as Paramount to request an expansion if they later acquire adjacent land. Any site-level changes, sales or conditional-use permits would return to the county for review.

Vote and motion: Commissioner McCullough moved to approve CPA 25-021; Commissioner Martin seconded. Roll-call vote: Commissioner McCullough — yes; Commissioner Gray — yes; Commissioner Farmer — yes; Commissioner Martin — yes; Chair Huttman — yes. Outcome: approved to transmit (5-0).

Context and reaction: The hearing drew roughly a dozen public speakers representing the riding center, volunteers and nearby homeowners; commissioners described the exchange as a strong example of the tension between long-range planning and neighborhood-level concerns. Planning staff reiterated that transmission does not authorize construction and that future permitting will require wetlands delineations, stormwater review and, where necessary, mitigation.

Paramount and nearby property owners urged the county to use this transmittal period to clarify the map and to add explicit conditional-use protections for equestrian and stable operations that serve therapeutic and community needs.