Land Use & Zoning Committee Meeting - June 2, 2026

The Land Use & Zoning (LUZ) Committee of the Jacksonville City Council met on Tuesday, June 2, 2026, at 5:01 PM in the Council Chamber, City Hall. The meeting was chaired by Joe Carlucci and adjourned at 8:10 PM. All seven members were present; Councilmember Rahman Johnson arrived at 5:41 PM. The committee considered 68 agenda items, including comprehensive plan amendments, rezonings, waivers, appeals, and ordinance changes. Many items were continued or deferred to future meetings, while several were approved unanimously, often with amendments or conditions.

Consent Calendar

The following items were approved unanimously without significant debate or opposition:

• 2026-0274 (0.96 acres at 4578 Blanding Blvd, rezoning from CCG-1 to CCG-2 to permit a non-franchise auto dealership): Approved 6-0 with an amendment correcting the location description.
• 2026-0289 (Large-scale FLUM amendment for ~160 acres on Yellow Water Rd, from AGR to LDR, to extend the suburban area boundary): Approved 6-0.
• 2026-0290 (Companion PUD rezoning for ~112 acres on Yellow Water Rd for single-family dwellings, up to 550 units): Approved 6-0 with three conditions, including a 25-foot natural vegetated buffer and a traffic study requirement.
• 2026-0291 (Small-scale FLUM amendment for 2.67 acres on Pacetti St and 8th St, from LI to CGC, to allow mixed-use development): Approved 6-0.
• 2026-0292 (Companion PUD rezoning for 3.37 acres on Pacetti St for a phased mixed-use development with 77 dwelling units and 25,000 sq ft commercial): Approved 6-0.
• 2026-0296 (Small-scale FLUM amendment for 0.12 acres at 1090 Huron St, from MDR to NC, to allow commercial use): Approved 6-0.
• 2026-0297 (Companion rezoning from RMD-D to CN for the same property): Approved 6-0.
• 2026-0298 (Small-scale FLUM amendment for 0.9 acres on Barnett St, from MDR to BP, to allow a heating and air conditioning business): Approved 6-0.
• 2026-0299 (Companion PUD rezoning for the Barnett St property for warehouse and outdoor storage): Approved 6-0.
• 2026-0300 (PUD rezoning at 2449 University Blvd N for a food truck park): Approved 7-0 with a condition requiring a 5-foot landscape buffer and 6-foot fence.
• 2026-0301 (PUD rezoning at San Jose Blvd for a 15-lot single-family subdivision): Approved 7-0 with an amendment adopting a revised site plan (April 7, 2026) and a condition on bike parking.
• 2026-0302 (Rezoning at 3157 5th St W from RLD-60 to CN for a convenience store): Approved 7-0.
• 2026-0303 (Rezoning at 11662 Flynn Rd from RR-Acre to RLD-90 for three single-family dwellings): Approved 7-0.
• 2026-0305 (Rezoning at 2228 Bulls Bay Hwy from RR-Acre and RLD-120 to RLD-60 for a single-family subdivision): Approved 7-0.
• 2026-0306 (Rezoning at 962 St. Johns Bluff Rd N from CN to CCG-1 for a kitchen and bath remodeling company): Approved 7-0.
• 2026-0310 (Waiver of minimum road frontage at Boots Ln from 80 ft to 0 ft to allow one single-family home): Approved 7-0.
• 2026-0375 (Waiver of minimum road frontage at Exline Rd from 48 ft to 11 ft to allow one single-family home): Approved 7-0.

Public Comments & Testimony

• Appeal 2026-0345 (1604 Margaret St): Thirteen members of the public spoke. Most supported the appeal (opposing the planning commission's approval of a zoning exception for outdoor sales/service and an administrative deviation for parking, driveway width, and landscape buffer). Speakers cited traffic congestion, insufficient parking, pedestrian safety, incompatibility with the residential character area, and the potential for a high-intensity drive-through fast-food restaurant. A few speakers, including the property owner's representatives, supported the planning commission's decision, emphasizing the need to activate a long-vacant building and the minimal nature of the outdoor seating area (eight seats).
• Ordinance 2026-0363 (Private Providers for Subdivision Regulations): Five speakers testified. Four (Zach Miller, Steven Starke, Jean Yoder, Austin Nicklas) supported the bill, arguing it would reduce permitting delays and lower housing costs. One speaker (Chrissy Kinney) opposed but did not elaborate.

Discussion Items

• Target Growth Area Text Amendment (2026-0311): The committee deferred this item to June 16, 2026, after Councilmember Arias requested more time for review and public engagement. The amendment would identify a target growth area to promote resilient and attainable housing by allowing increased density and design flexibility in low-flood-risk areas near transit and the Emerald Trail. Councilmembers expressed a need for a clearer one-page summary and district-specific maps.
• Appeal of Planning Commission Decision (2026-0345): The committee heard a de novo appeal of a zoning exception and administrative deviation for a former bank building at 1604 Margaret St. The appellant argued that the drive-through use (allowed by right) was not adequately considered and that the parking reduction (from 13 to 3 spaces) would exacerbate traffic. The applicant countered that the drive-through is permitted in CCG-1, the outdoor seating is minimal, and the parking reduction is consistent with the walkable Riverside area. After discussion, the committee voted 6-0 to deny the appeal, thereby affirming the planning commission's approval.
• Private Providers Ordinance (2026-0363): Councilmember Diamond presented a substitute bill to amend Chapter 654 (Subdivision Regulations) to allow private providers to review and approve subdivision plans, engineering plans, plats, and landscaping plans, as permitted by state law. He noted an agreement with the Public Works Department on three of four issues (training, city oversight of projects to be turned over to the city, and FEMA compliance) and disagreed on tree mitigation review. The committee approved the substitute with an amendment requiring private providers to certify under penalty of perjury their review of city training materials and all applicable codes.

Key Outcomes

• Appeal Denied (2026-0345): Motion to deny the appeal (affirm planning commission) passed 6-0. The zoning exception for outdoor sales/service and the administrative deviation for parking, driveway width, and landscape buffer at 1604 Margaret St were approved.
• Private Providers Ordinance (2026-0363): Approved 7-0 as substituted and amended. The bill will return to City Council with additional floor amendments to address large-project pre-approval and FEMA documentation.
• Withdrawal of Administrative Deviation Amendments (2026-0364): The committee voted 7-0 to withdraw this ordinance.
• Deferrals: Several items were deferred to June 16, 2026, or later, including: Items 2026-0122/0123 (Old Kings Rd FLUM and rezoning), 2026-0126/0127 (Pitts Rd), 2026-0293/0294/0295 (Heckscher Dr), 2026-0304 (Cleveland Rd), 2026-0309 (Yellow Bluff Rd frontage waiver), 2026-0311 (Target Growth Area text amendment), and multiple items on second reading (e.g., 2026-0365, 2026-0366, etc.) deferred to future public hearings.
• Items on Second Reading: The committee read second reading and rereferred 25 items (2026-0420 through 2026-0443 and 2026-0472) to future public hearings, including rezoning for Baymeadows, Old Kings Rd, Pickettville Rd, Imeson Rd, McDuff Ave, and others.

The meeting concluded at 8:10 PM. The next regular meeting is scheduled for June 16, 2026.