By Tracy McCormick-Dishman
Nassau County commissioners are on the verge of a vote that could nearly double the impact fees assessed on new construction, a move officials argue is critical to keep pace with soaring infrastructure costs and rapid population growth. The debate comes as the board navigates a complex “extraordinary circumstance” legal process required by Florida statute to raise fees beyond the standard 50 percent cap.
During a workshop on Dec. 1 and a subsequent regular meeting on Dec. 2, county staff laid out a data-heavy case for the increases. Assistant County Manager Marshall Eyerman noted that construction costs have risen by more than 37 percent since the county’s last major fee study in 2020, while housing prices have surged by approximately 60 to 70 percent.
“Impact fees are never a full cost recovery mechanism,” Eyerman told the board, explaining that current fees are failing to capture the revenue needed to maintain the county’s level of service.
The proposed increases are substantial. Under the current structure, the total impact fee for a single-family home is approximately $3,720. The proposal would raise that fee to roughly $7,322—an increase of nearly 97 percent.
In addition to general impact fees, Deputy County Manager and County Engineer Robert Companion presented a study on mobility fees, which fund transportation capacity improvements. Companion noted that while construction costs have soared, mobility fees have remained flat since 2020. The proposal suggests increasing mobility fees significantly depending on the zone. For example, in the East Zone (Zone 1), fees for a single-family home would rise from approximately $1,154 to $2,500.
When combined, a new home in Nassau County could see total fees rise from roughly $4,800 to over $10,000, depending on the location.
Greg Matovina, representing the Northeast Florida Builders Association (NEFBA), addressed the commission during the workshop. While acknowledging the county’s funding gap, he reminded the board that these costs ultimately fall on residents. “We write the check, but the homebuyer pays the check,” Matovina said, urging the commission to consider the impact on housing affordability.
Procedural hurdles and delays
The path to adoption faces a scheduling complication. Under Florida law, adopting an impact fee increase based on “extraordinary circumstances” requires a two-thirds supermajority vote of the commission. Commissioner Jeff Martin announced during the workshop that he requires a medical procedure and will likely be absent for the final public hearing and vote, originally scheduled for Dec. 17.
County Attorney Denise May confirmed that with a full five-member board, four affirmative votes are required. If Martin is absent, leaving only four commissioners on the dais, the vote to approve the increase would have to be unanimous among those present.
During the regular meeting on Dec. 2, Commissioner Martin expressed concern that his absence could jeopardize the vote. “I don’t know what’s going to happen… I recommend that we leave the schedule the way it is,” Martin said, noting the uncertainty of his medical timeline. However, after discussion regarding the risk of a 3-1 vote causing the measure to fail, the board appeared to lean toward rescheduling the final hearing to ensure a full board is present.
Another workshop is scheduled for Dec. 8 to further refine the proposal before the board takes final action.
Other business
Tree Commission Appointment: The board appointed Vanessa Stubbs to the Nassau County Amelia Island Tree Commission for a three-year term.
Legislative Request: The board approved an amendment to the legislative appropriation request to seek $1 million in funding for the initial construction phase of the Public Safety Training Center’s K-9 facility.
