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Nassau commissioners reverse PZB, grant height variance for Amelia Island lot
Summary
On Jan. 12 the board reversed the Planning & Zoning Board and granted appeal AP25‑003, allowing a 5‑foot increase in maximum dwelling height for a Miller property in Amelia Island (measurements from natural grade). Staff recommended denial, citing variance criteria and flood‑zone rules; the board found competent substantial evidence to grant the appeal 5–0.
The Nassau County Board of County Commissioners reversed a Planning & Zoning Board denial and granted appeal AP25‑003 on Jan. 12, allowing a variance that increases the maximum height of a single‑family dwelling by 5 feet (to a measured maximum of 40 feet from natural grade) for a lot on Amelia Island.
Planning staff, represented by Adam Olson, recommended denial, saying the variance criteria in the county’s Land Development Code were not met and that the application did not demonstrate the necessary special conditions. Olson told commissioners the natural grade of the lot is roughly 13 feet, the site sits in coastal flood hazard zones and staff finds a majority of variance criteria unmet.
Applicant counsel Sid Ansbacher argued the lot is a transitional property between higher lots to the north and lower lots to the south, that historic fill policies changed in 2021, and that site elevations and design (including stilt construction) minimize impacts. Ansbacher said the Millers’ plan responds to FEMA and FDEP elevation requirements and that granting the variance is the minimum necessary to permit reasonable use of the land.
During deliberations commissioners discussed local precedent, the code’s variance standards and the property’s lower natural grade relative to neighbors. Commissioner Huttman moved to reverse the PZB’s order and grant the appeal; the motion passed on roll call 5–0.
What the board decided: The county will allow the variance as granted; the decision reverses the Planning & Zoning Board denial and authorizes the applicant to pursue building under the approved variance, subject to any remaining permitting requirements and applicable flood‑zone rules.
