Canopy tree. A species of tree that normally grows to a mature height of forty (40) feet or more.

Retention boxes. A pond, pool, or basin used for the permanent storage of water runoff or the controlled release of stored water and groundwater recharge and constructed using a wood or concrete retaining wall at or near ninety (90) degree slope in relation to natural grade.

Structural. Anything constructed, erected or placed, the use of which requires more or less permanent location on the ground, or anything attached to something having a permanent location on the ground.

Understory trees. A species of tree that normally grows to a mature height of fifteen (15) to thirty-five (35) feet.

Vesting. Having an existing right pertaining to the immediate or future development of property.

(Ord. No. 2003-44, § 1, 8-11-03; Ord. No. 2013-15, § 2, 8-12-13; Ord. No. 2014-21, § 2, 10-13-14; Ord. No. 2025-020, § 3, 7-28-25)

These regulations shall apply to all lands within one thousand (1,000) feet of each side of SR 200/A1A stretching from the west side of the Thomas J. Shave Bridge at the Intercoastal Waterway to Wildwood Road, west of I-95 on the effective date of these regulations hereinafter referred to as the A1A Corridor.

(Ord. No. 2003-44, § 1, 8-11-03; Ord. No. 2015-14, § 2, 9-14-15)

Existing development or an approved development order or development agreement or site plan application deemed complete pursuant to the Nassau County Ordinance 97-19, as amended, (Development Review Regulations Ordinance 99-18, as amended), as of the 11, 2003, is exempt from these regulations. Legally established lots of two and one-half (2½) acres or less in size, existing prior to 11, 2003, are vested and exempt from the provisions of this ordinance, but are not exempt from the signage standards of section of the Land Development Code or the setback provisions of the county's approved comprehensive plan and access management standards.

However, such exemption shall lapse under the following circumstances:

1.

If a parcel/outparcel is further divided, all of the parcels/outparcels thus created shall comply with these regulations.

2.

If existing lots are assembled to form a larger lot that exceeds two and one-half (2½) acres, these regulations shall be applied to the larger tract.

3.

Agricultural uses, to include silviculture, are exempt from these regulations. However, should agricultural/silvicultural lands be sold or converted to any non-agricultural/silvicultural use, and the lands are larger than two and one-half (2½) acres, then these regulations shall apply.

(Ord. No. 2003-44, § 1, 8-11-03; Ord. No. 2013-15, § 2, 8-12-13; Ord. No. 2014-21, § 2, 10-13-14; Ord. No. 2025-020, § 3, 7-28-25)

Residential densities shall not exceed those densities approved in the county's adopted comprehensive plan, as amended from time to time.

(Ord. No. 2003-44, § 1, 8-11-03)

Intensities for non-residential development shall be determined by Ordinance 97-19, as amended.

(Ord. No. 2003-44, § 1, 8-11-03)

The permitted uses and structures of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

The permitted accessory uses of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

The conditional uses of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

A.

Pedestrian and bicycle circulation. The extension of pedestrian facilities along the A1A corridor shall be regulated by existing countywide standards. In addition, the following standards relate to pedestrian facilities internal to development parcels within the overlay district:.

Sidewalks on development parcels shall logically extend from the existing or proposed sidewalk system along the right-of-way.

B.

Setbacks. Setbacks on the SR 200/A1A corridor shall be the requirements of the underlying zoning plus an additional twenty-five (25) feet.

(1)

The additional twenty-five-foot setback may be waived by the development review committee (DRC) at the written recommendation of the planning director or designee subject to the following:

a.

Request for waiver of the additional twenty-five (25) feet shall be submitted in writing to the planning. The request for a waiver shall include the material necessary for planning staff and the DRC to review. The request shall, at a minimum, include the following:

1.

Thorough narrative describing the nature of the request and the reason for request.

2.

A site plan that shall include the subject property and the necessary areas of the surrounding lands to determine the interrelationship with the corridor and adjacent properties.

3.

Building elevations.

4.

Facade treatment details.

5.

Material list.

6.

Streetscape plan.

7.

Landscape plan.

8.

Any other material deemed necessary by planning staff, development review committee (DRC) or the planning and zoning board to adequately review and make an informed decision as to the request based on the criteria in section 35.09(B)(1)(b).

b.

The following standards shall be used by the DRC and planning staff to evaluate the request. Projects should demonstrate compliance with the following criteria:

1.

Building orientation.

(i)

Buildings shall be oriented so as to enhance the appearance of the streetscape. It is the intent to create interactive and engaging street level facades. The street, perimeter landscape areas and sidewalk zone shall be engaged and utilized as meaningful public space.

(ii)

Buildings' primary entrance(s) shall face SR 200/A1A and engage with the sidewalk zone and perimeter landscape areas.

(iii)

Buildings located at an intersection shall have the primary entrance at the corner, or an entrance on each frontage with at least one (1) entrance being the primary.

(iv)

Automobile oriented uses such as, but not limited to, banks with drive through tellers/ATMs, carwashes, and automobile service stations/gas stations shall be oriented in such a manner that the vehicular drive through areas/gas pumps/bay entrances and other similar site components are located to the side or rear of the building and not between the building and the street.

2.

Building transitions.

(i)

Ensure height and scale of buildings are compatible with adjacent development, as applicable.

(ii)

Provide transitional elements and architectural features compatible with adjacent development, as applicable.

3.

Exterior design, materials and colors.

(i)

Utilize ornamental and structural architectural details, such as bays, columns, gables, belt courses, lintels and pilasters.

(ii)

Exterior design of all new and renovated structures must incorporate at least two (2) of the following elements: texture change, material change, pattern change, architectural banding. Materials and colors shall be consistent around the building. Vinyl siding and opaque glass is not permitted.

(iii)

New structures shall incorporate at least four (4) of the following features: canopies or porticos; arcades (minimum eight-foot width), raised cornice parapets over windows, doors, rooflines; peaked roof forms; arches; clock towers, bell towers, cupolas and the like; reveals, offsets or projecting ribs through a change in plane no less than twelve (12) inches in width; or building setbacks or projections for two-story or more buildings that are a minimum of three (3) feet in width on upper levels.

4.

Roof design.

(i)

Roof designs are intended to minimize flat roof appearance. Roofs shall be designed to be of such height, bulk, and mass so as to appear structural even when the design is non-structural.

(ii)

Roof designs shall be hip, gambrel, gable, lean-to, shed, jerkinhead or mansard and shall be extended to all sides of the structure.

(iii)

False roofs and parapets can be used only to screen mechanical equipment in instances where the allowed roof designs cannot be accomplished (not due solely to financial reasons).

(iv)

If a flat roof must be utilized for screening, the roof shall be surrounded on all sides by a continuous parapet and shall appear structural in nature. The parapet shall not exceed one-fourth (¼) of the wall height.

(v)

The roof edge, where visible from any street, shall have at a minimum of two (2) locations, a vertical change from the dominant roofline. The change shall be a minimum of a three-foot vertical difference.

5.

Windows, transparency and entryways.

(i)

Pattern of placement, proportions, and materials of windows and doors shall be compatible with adjacent development, as applicable.

(ii)

Ratio of wall surface to openings and ratio of width and height of windows and doors shall be consistent internally to development and with adjacent development.

(iii)

For building facades fronting a street with non-residential uses on the ground floor, a minimum of sixty (60) percent of the area between two (2) feet and eight (8) feet vertical shall be transparent. For stories above the ground with non-residential uses, a minimum of twenty-five (25) percent of the facade shall be transparent.

(iv)

Entryways shall be differentiated from the remainder of the facade through the use of color, change in materials, application of architectural features (arches, columns, etc.), setbacks, offsets, arcade or gallery.

(v)

Entryways that incorporate shading or cover devices and seating are encouraged.

(vi)

All glass shall be clear, not dark or reflective.

6.

Pedestrian connectivity.

(i)

A pedestrian circulation plan shall be provided that encourages both internal pedestrian access and connectivity to adjacent developments and rights-of-way.

(ii)

All pedestrian circulation plans shall provide linkages to existing or planned sidewalks or multi-use trails.

7.

Parking and auto connectivity.

(i)

On-site parking shall not exceed one hundred ten (110) percent of the minimum requirement defined in the land development code.

(ii)

On-site parking may be reduced by fifty (50) percent if off-site parking is provided in the form of on-street parking or shared parking agreements.

(iii)

Parking shall not [be] located between the building and the public ROW or street.

(iv)

New development and redevelopment shall include cross-access for vehicles to adjacent development, rights-of-way and streets.

c.

A decision of the DRC can be appealed to the planning and zoning board of Nassau County, Florida. The planning and zoning board shall consider the appeal within sixty (60) business days of the request being made, or the first regularly scheduled meeting thereafter. The meeting at which the planning and zoning board hears the request shall be publicly noticed. The planning and zoning board shall base their decision on the following:

1.

A demonstration that the DRC has made an error in the application of applicable criteria.

2.

Financial implication on the owner/developer is not a criteria of consideration by the planning and zoning board.

C.

Landscape buffer. A landscape buffer shall be established within the twenty-five-foot setback meeting the requirements of section 37.05 LDC.

D.

Parking areas.

(1)

A minimum of ten (10) percent of vehicular parking areas shall be designated for interior landscaping.

(2)

Planting islands may vary in size in order to protect existing trees.

(3)

Parking areas shall be screened from dedicated rights-of-way through the use of hedge, wall, berm or combination thereof. Walls and fences over three (3) feet in height shall be at least fifty (50) percent transparent for the portions that exceed three (3) feet as measured from finished grade.

(4)

Screening devices shall be a minimum of three (3) feet and a maximum of five (5) feet in height. Such devices shall not impair the visibility of pedestrians or vehicles at entrances or exits.

(5)

See section 37.05 of the land development code for landscape materials.

E.

Screening. The following shall apply to all such facilities within the SR 200/A1A Overlay District corridor which are visible from an adjacent right-of-way:

(1)

Loading areas shall be screened from public rights-of-way through the use of a screening wall, as approved by the planning director or his/her designee. The screening wall shall be interrupted at a maximum of fifteen-foot intervals through surface articulation or adjacent planting materials. If the loading area is otherwise screened from a public right-of-way pursuant to section 35.09(E)(3) of these regulations, these regulations shall not apply.

(2)

Dumpsters, mechanical equipment and outside storage (as permitted by the underlying zoning designation) shall be screened through the use of a wall, which is one hundred (100) percent opaque in conjunction with landscaping, pursuant to section 35.09(E)(3) of these regulations.

(3)

Landscaping adjacent to dumpster enclosures, ground-mounted mechanical equipment and loading area screening walls shall include:

a.

For loading area screening walls, one (1) shrub for every three (3) linear feet of wall or fence. Shrubs shall be clustered in groupings of no less than seven (7) and are required to be spaced no farther than ten (10) feet apart. The shrub hedge shall be maintained at a minimum four (4) feet height.

b.

Two (2) understory trees and one (1) shade tree shall be required for every thirty (30) feet, or fraction thereof—One (1) per ten (10) linear feet of wall or fence unless said fence or wall is less than eight (8) feet in length.

c.

Dumpster enclosures and mechanical devices shall require one (1) shrub for every two (2) feet. The shrub shall be maintained at a minimum of four (4) feet in height.

F.

Reserved.

G.

Regulation of parcels.

(1)

Applicability. These regulations apply to the creation and development of all new parcels and outparcels within the SR 200/A1A Access Management Overlay District.

For the purpose of these regulations, an outparcel is defined as property that is located between a nonresidential development, mixed-use development, multi-family development, or residential subdivision and SR 200/A1A, that is created from a parent tract either by subdivision, lot split, metes and bounds, or, in the case of a single owner, site plan approval and is intended for nonresidential, mixed-use, or multi-family developments. For the purposes of these regulations, new parcel shall mean any parcel of land created from a parent tract or existing parcel of land either by subdivision, lot split, metes and bounds, or, in the case of a single owner, site plan approval.

(2)

Access. Limitations on number of driveways and curb cuts are essential in preserving the long-term operational capacity of the SR 200/A1A corridor. In addition, controlling the number of driveways and curb cuts promotes the public health, safety, and welfare.

a.

Outparcels and new parcels created and developed pursuant to these regulations shall not have direct access to SR 200/A1A, unless there is shared access with an adjacent property and such access is not located within three hundred thirty (330) feet of another driveway (on the same side of the right-of-way of SR 200/AlA).

b.

Rather, access to outparcels and new parcels shall be provided via a driveway to the parent tract, or by frontage roads or rearage roads with priority and focus on rearage roads, whenever possible. The county has no obligation to provide such roads.

c.

The county shall regulate access pursuant to these regulations in site plan review or at time of new parcel and/or outparcel creation, as applicable.

d.

As part of the county's site plan review, all developers and/or owners and applicants shall be required to dedicate a cross-access easement in a manner that connects to adjacent cross-access easements or public rights-of-way.

e.

It shall be the responsibility of the engineering services director or his/her designee to ensure that cross-access easements are dedicated as part of the site plan review process, and that such easements connect or will connect to similar easements on adjacent property.

H.

Access management standards. The following standards are intended to balance private property rights, long-term real estate values, and corridor function. The following regulations are for development fronting SR 200/AlA within the overlay district:

(1)

Primary access. For lots having frontage on SR 200/AlA, primary access shall be from SR 200/AlA, an intersecting public street, or provided through the use of parallel roads side streets, joint access driveways, and cross-access easements connecting adjacent developments as acceptable to the county, with priority and focus on rearage roads, where possible.

a.

Corner lots. For corner lots, where the corner is formed by SR 200/A1A and a side street that is functionally classified as a collector street or arterial road, the primary driveway access shall be from the side street. A corner lot exceeding three and one-half (3½) acres in size, and having at least three hundred seventy-five (375) feet of frontage on SR 200/A1A, may have primary access on SR 200/A1A provided that said primary access is located as far from the intersecting corner roads as possible (minimum) distance of two hundred fifty (250) feet and that the driveway access otherwise meets the upstream spacing criteria of these driveway regulations.

b.

Interior lots. New access points shall be limited to one (1) for every six hundred sixty (660) feet of frontage along SR 200/A1A. Regardless of total frontage length, no more than two (2) access points shall be allowed. New driveway access points shall not be allowed within five hundred (500) feet of any other existing driveway access on that property. In the event that the spacing criteria does not allow for the necessary access, the property may be accessed by frontage roads, rearage roads, or by cross-access easements. The engineering services director or his/her designee may recommend a waiver of the requirements of this paragraph in writing if the requirements cannot be met based upon configuration of the property or a determination that the rearage road, frontage road, or cross-access easement cannot be provided. The director of engineering services or his/her designee may also propose to the board of county commissioners an alternative to the requirements of this paragraph.

c.

Creation of new lots. To preserve the safety and operational efficiency of the A1A Corridor, it is the intent of the county to carefully limit the number of driveway access points that are constructed in the future. However, to balance access management with reasonable use of property, while maintaining the functional importance of the A1A Corridor, the county shall apply the following requirements:

In designing nonresidential, mixed-use or multi-family developments, the creation of outparcels or new parcels is prohibited unless access to said outparcel(s) or new parcel(s) is not directly to SR 200/A1A, but rather a frontage road, a rearage road, direct access to a parent tract, or by a minimum thirty (30) foot wide cross-access corridor. It shall be the responsibility of the applicant to convey any such access-way through dedication or grant of easement and to construct the interconnecting access facility in a manner acceptable to the county.

(2)

Secondary access.

a.

Corner lots. Secondary access, other than primary access, may be provided to corner lots on a permanent or temporary basis in the following manner:

1.

A right-in/right-out may be allowed on SR 200/A1A only if the FDOT approves such access; and

2.

A right-in/right-out may be allowed on SR 200/A1A only if there is no other driveway of any type within six hundred sixty (660) feet of the proposed driveway, of if there is no other practical point of ingress/egress, such as a frontage or rearage road, or a cross-access easement; and

3.

A right-in/right-out may be allowed on SR 200/A1A only if such access does not interfere with the safe operation, as determined by the engineering services director or his/her designee, of existing or planned turn acceleration/deceleration lanes existing along SR 200/A1A.

b.

Internal lots. Secondary access for interior (non-corner) lots shall be either from SR 200/A1A, provided that the minimum spacing criteria can be met, or by frontage roads, rearage roads, or by a cross-access corridor. New driveway access points shall be limited to no more than one (1) per every six hundred sixty (660) feet of frontage. Under no circumstances shall an internal lot be approved for more than two (2) access points (one (1) primary and one (1) secondary). Outparcels shall not be granted a secondary access point on SR 200/A1A.

(3)

SR 200/A1A median openings. All development plans submitted to the county that desire any access connection to SR 200/A1A require FDOT approval. The general policy of the county is to support the spacing standards recognized by the FDOT, provided they are implemented and upheld in a fair, reasonable and pragmatic fashion. Thus, minor deviations in the spacing dimensions may be accommodated if the intent of the regulations is, in the opinion of the county, otherwise being met.

The FDOT has primary authority to allow or provide for median crossing movements on the SR 200/A1A Corridor. The FDOT spacing standard for full median openings on SR 200/A1A is one-half (½) mile per opening (FDOT Access Classification 3). The county policy is to support the pragmatic and reasonable implementation of this standard.

Intermediate openings that provide for some, but not all, movements across a median may occur on a more periodic basis and as permitted by the FDOT. While the FDOT spacing standard between such intermediate openings is one-quarter (¼) mile per opening, the county recognizes the changing character of the A1A Corridor and, as such, may in certain cases support spacing intervals at no less than six hundred sixty (660) feet.

(4)

Cross-access. Within the A1A Access Management Overlay District, all nonresidential, multi-family and mixed-use projects shall be designed to allow for vehicular cross access—to adjacent nonresidential, multi-family, and mixed-use properties, public rights-of-way and streets. Where there are stub-outs on adjoining properties, the site under review shall complete the physical connection with the cross-access, drive aisle or parking area of the adjacent property. Where a vacant lot/tract of land with a commercial, industrial, high density residential or multi-use FLUM designation is adjacent to the site under review, the cross access stub-out shall be constructed to the property boundary with the initial site development or appropriate phase of the project as determined by the development review committee. It shall be the responsibility of the applicant to grant a cross-access easement in a format acceptable to Nassau County allowing for vehicular and pedestrian cross-access in perpetuity.

(Ord. No. 2003-44, § 1, 8-11-03; Ord. No. 2012-11, § 1, 4-30-12; Ord. No. 2013-15, § 2, 8-12-13; Ord. No. 2014-21, § 2, 10-13-14; Ord. No. 2015-14, § 2, 9-14-15; Ord. No. 2018-35, § 2, 10-17-18; Ord. No. 2019-02, § 2, 2-25-19; Ord. No. 2020-13, § 2B, 2-24-20; Ord. No. 2025-020, § 3, 7-28-25)

The minimum lot requirements of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

The minimum yard requirements of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

The building restrictions of the underlying zoning designation shall apply.

(Ord. No. 2003-44, § 1, 8-11-03)

This ordinance shall prevail over all prior ordinances or resolutions or parts thereof in conflict herewith to the extent of such conflict.

(Ord. No. 2003-44, § 1, 8-11-03)