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Timber to Tides Design Overlay Adopted

On June 23, 2025, the Nassau County Board of County Commissioners (BOCC) unanimously approved the adoption of the Timber to Tides Design Overlay (T2TDO)—a landmark decision that marks a significant step forward in managing growth, enhancing design standards, and preserving the unique character of the State Road 200 corridor and surrounding areas. The T2TDO represents a shift from traditional zoning methods to a form-based approach—a strategy focused on how buildings, streets, and public spaces interact to shape community form and function.

The Overlay emphasizes walkable, mixed-use environments, context-sensitive architecture, improved connectivity, and compatibility with surrounding neighborhoods. It offers a framework for high-quality development while protecting key community values such as housing diversity, economic opportunity, and long-term resilience. This initiative builds on years of public engagement, stakeholder collaboration, and strategic planning. The foundation of the Overlay was laid through prior efforts like the State Road 200/A1A Master Corridor Plan, which identified the need for a more intentional and design-driven approach to growth. The Overlay’s development included numerous public workshops, advisory meetings, and coordination with local residents, developers, and civic leaders. 

Key Actions Taken:

  • Approved CPA25-001 to amend the Future Land Use Element, supporting the implementation of the Overlay through the County’s policy framework and by adopting a regulating plan
  • Approved LDC25-001, which adds new Articles 44 and 45 to the Land Development Code thereby establishing a Transect-based zoning system and requiring increased development standards within the Overlay boundary
  • Affirmed exemptions for single-family homes, mobile homes, religious institutions, and historic sites
  • Provides a 7-month transition period for voluntary rezonings to the new Transect zones.

Key Benefits to the Community:

  • Improves design standards across the SR 200/US 17 corridor to ensure development aligns with community expectations and the built environment reflects a high quality of life
  • Promotes walkability and mixed-use neighborhoods, reducing car dependence and enhancing access to services and amenities
  • Encourages context-sensitive development, allowing flexibility in housing form, while preserving the unique character of Nassau County’s urban and rural communities
  • Establishes a predictable review process, with new tools for administrative interpretation, phased development, and clear development expectations
  • Protects environmentally and culturally significant areas through targeted exemptions and form-based planning strategies that support better site design.

How You Can Take Action (those with property within the Overlay District)

  • Contact the Planning Department to learn how the Overlay affects your property - Planning Department at (904) 530-6320 or email planning@nassaucountyfl.com
  • Request a voluntary rezoning to one of the new Transect districts to access additional development rights
  • Resolve nonconforming use issues by coordinating with the County’s Planning Department and Development Services team.
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