East Nassau Community Planning Area (ENCPA)

CPA22-012 - Future Land Use Map Amendment Application

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Background Information

In 2007, Nassau County began a partnership with landowner Rayonier to master plan the development of 24,000 acres of timberland located in eastern Nassau County. The result of this partnership is the East Nassau Community Planning Area (ENCPA), a State-approved Sector Plan adopted in July 2011. A Sector Plan allows for large-scale planning that recognizes the integral relationships between transportation, land use and urban design. This will allow us to provide a mix of uses that will balance economic development, housing choices, and the protection of natural resources. Our partnership will ensure that future development is fiscally and environmentally sustainable, creating a better quality of life for all County residents.

Long-Term Master Land Use Plan

The Master Land Use Plan for the ENCPA is the first stage of the land-use planning process and outlines the basic patterns of development within the Sector Plan. The Plan is adopted into the County’s 2030 Comprehensive Plan as Objective FL.13 and Policies FL.13.01-17 in the Future Land Use Element and Future Land Use Map Series Map FLUMS-6.

Mobility Plan

The purpose of the ENCPA Mobility Plan is to establish a funding mechanism for the development of a multi-modal transportation system for the Sector Plan. This includes mobility fees and a tax-increment financing district that will reimburse the developers of transportation infrastructure as funds become available. The Mobility Plan will promote compact, interconnected and mixed-use land development patterns that will improve the health, quality of life and sustainability for the residents of the ENCPA and all of Nassau County.

Detailed Specific Area Plans

Detailed Specific Area Plans (DSAPs) are what implement the Master Land Use Plan. Each DSAP is reviewed by the Planning & Zoning Board and must be approved by the Board of County Commissioners. No development may take place in the Sector Plan without a DSAP being approved for the property. State law requires Detailed Specific Area Plans to be consistent with the long-term master plan and  include conditions and commitments that achieve the following:

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  • Development or conservation of an area of at least 1,000 acres consistent with the long-term master plan.
  • Identification and analysis of the location, densities and intensities of of future land uses.
  • Identification and analysis of water resources and water supply development; transportation and other regionally significant public facilities.
  • Specific measures to ensure the protection, restoration and management of preservation lands
  • Guidelines addressing the urban form and the interrelationships of future land uses;
  • Specific procedures to facilitate intergovernmental coordination to address extra jurisdictional impacts.

East Nassau Employment Center DSAP (Approved 2013):

Preliminary Development Plans

Preliminary Development Plans (PDPs) are created for each phase of development within a DSAP. They focus in to a finer level of detail and establish development standards for block and lot size; building height and setbacks; building façades and street orientation; streets and alleys; parking; multi-use pathways and sidewalks; public, civic and park space; landscaping; buffering and screening; signs; and public area lighting. PDPs are reviewed and approved by County Staff to ensure they are in compliance with the Sector Plan and the adopted DSAP. After a PDP is approved, site engineering plans and subdivision plats for individual projects are reviewed through the County site plan review process and approved for permitting.

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Market Street PDP # 1 (East Nassau Employment Center):

Wildlight PDP # 2 (East Nassau Employment Center):

Wildlight PDP # 3 (East Nassau Employment Center):