Timber to Tides Design Overlay Adopted

6/27/25 @ 8:30 a.m. - 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 [email protected]
• 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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