Land Use & Zoning Committee Meeting – June 16, 2026

The Jacksonville City Council Land Use & Zoning Committee met on Tuesday, June 16, 2026, from 5:00 PM to 7:48 PM in the Council Chamber. Chair Joe Carlucci presided. Members present: Joe Carlucci, Terrance Freeman (late arrival 5:20 PM, early departure 7:20 PM), Randy White, Reggie Gaffney Jr., Raul Arias (late arrival 5:18 PM), and Rahman Johnson. Vice Chair Rory Diamond was excused. The committee considered a full agenda including appeals, comprehensive plan amendments, rezoning ordinances, and zoning exceptions, with many items deferred to the next cycle.

Public Comments & Testimony

• Target Growth Area Text Amendment (Item 12): Emily Pierce (1301 River Place Blvd) spoke in support, noting the work of the land development regulation committee since 2016 and the goal of increasing housing and resilience. Jamie Travis-Leonard (address on file) expressed tentative support but raised concerns about food deserts in urban priority areas, urging consideration of grocery access and school capacity.
• Large-Scale Land Use Amendment at Yellow Water Rd (Item 13): Paul Harden (applicant) spoke in support, stating the project has 300 houses under construction and lower density. Jamie Travis-Leonard (oppose) and Samantha Ceres (oppose) declined to speak. Ceres later spoke in opposition, citing environmental concerns about loss of natural land and aquifer recharge.
• Waterfront Road Frontage Waiver (Item 11): Amir Rubashka (applicant) spoke in support, requesting approval to build a single-family home on a subdivided lot with a 30-foot access easement.
• Shops of Granada PUD (Item 21): Several neighbors spoke in opposition: Michael O’Neill (1299 Norwich Rd), Helen O’Neill (same), Art Shultz (neighbor), Jerry Mahanay (disabled Vietnam veteran), Deborah Mahanay (4562 San Jose Blvd), Phillip Parsons (commercial broker), Dr. Ralph Parks (Norwich Rd), and Nancy Parks (not speaking). Opponents cited noise, parking, late hours, and compatibility concerns. Supporters included Dr. Adam Cohlmia (711 Alhambra Dr), Steve Diebenow (applicant), JC Demetree, Robert Newell Jr., and Nicholas Demetree. The applicant proposed conditions to address noise and parking.
• KST Investments PUD (Item 22): Josh Cockrell (200 N Laura St) and Taylor Bratcher (1193 Pulaski Rd) spoke in support, arguing the RV/boat storage would serve growing neighborhood needs and be compatible with the interchange area.
• Other items: Several speakers appeared but chose not to speak or had questions only (e.g., Chris Paul, Folks Huxford, Cyndy Trimmer, Cory Goff, Alex Allaire).

Discussion Items

• Appeal of Planning Commission Decision (Item 48 – 2026-0472): The committee considered an appeal by Michael Herzberg for a zoning exception and administrative deviation at 10344 Atlantic Circle to allow outdoor storage for a propane business. The appellant argued the property is in a CCG-2 commercial area and that a gas station would be allowed by right. Planning staff (Ms. Abney) recommended denial due to compatibility with adjacent residential uses and a 50-foot setback requirement for the propane tank. After discussion, committee members expressed support for the small business owner, noting the property’s commercial zoning. The committee voted 5-0 to grant the appeal, reversing the Planning Commission’s denial.
• Target Growth Area Text Amendment (Item 12 – 2026-0311): Director Parola presented the 2026B Series Text Amendment to identify a Target Growth Area for resilient and attainable housing. The amendment would allow up to 50% density increases within a defined boundary (low flood risk, urban areas, near transit) in exchange for public benefits (20% affordable housing for 30 years or resilient design). The committee discussed concerns about food deserts raised by Ms. Travis-Leonard. Councilmember Arias suggested exploring a food desert fee or trust fund. The committee voted to amend the map (Revised Exhibit 3 dated June 15, 2026) and then approved the ordinance as amended 6-0 for transmittal to the state.
• Large-Scale Land Use Amendment at Yellow Water Rd (Item 13 – 2026-0365): The committee approved a change from RR (rural) to LDR (low-density residential) on 337.29 acres north of Normandy Blvd, with an extension of the suburban development area boundary. The existing PUD allows 1,132 single-family homes; the change reconciles density. Approved 6-0.
• Yellow Water Pines Rezoning (Items 14-15 – 2026-0366/0367): The committee approved a land use change from AGR to LDR (14.36 acres) and then amended the companion rezoning from RLD-50 to RLD-60 after discussion with Councilmember White. Approved 6-0.
• Shops of Granada PUD (Item 21 – 2026-0373): After extensive public testimony and negotiation, the committee adopted three amendments: (1) install sound panels on a new 10-foot fence along the westerly property line abutting 1299 Norwich Rd; (2) close indoor and outdoor dining by 8:00 PM one day per quarter for hood cleaning; (3) install slow-close hinges on the north side door. The PUD rezoning (to increase seating to 120 and allow full alcohol service) was then approved 6-0 as amended.
• KST Investments PUD (Item 22 – 2026-0374): The committee approved an amended PUD to allow boat/RV storage with a 6-foot, 95% opacity fence. Councilmember Gaffney Jr. voted nay. Approved 4-1.
• Other approved items: (7-9) Heckscher Dr downzone and administrative deviation (6-0); (11) road frontage waiver (5-0); (16-17) 63rd St E rezoning (6-0); (18-19) Dundas Dr industrial rezoning (6-0); (44) Perfect Rack Billiards zoning exception (4-0); (45-46) 904 Purr & Pour Lounge zoning exception and administrative deviation (4-0); (47) sign waiver for Society of Saint Pius X (4-0).
• Items continued or deferred: Multiple items were deferred to the July 21, 2026 meeting (e.g., Old Kings Rd, Rampart Rd, Pitts Rd, Dunn Creek Rd, Home Occupations ordinance, and many second-reading items from the 2nd reading calendar).

Key Outcomes

• Appeal granted: 2026-0472 – Motion to grant appeal (reverse Planning Commission denial) passed 5-0. (Carlucci, Freeman, White, Gaffney Jr., Arias, Johnson – all aye; Diamond excused).
• Target Growth Area Text Amendment approved for transmittal: 2026-0311 – Motion to amend with revised map and approve passed 6-0.
• Yellow Water Large-Scale Amendment approved: 2026-0365 – Motion to approve passed 6-0.
• Yellow Water Pines Rezoning approved: 2026-0367 – Amended from RLD-50 to RLD-60 and approved 6-0.
• Shops of Granada PUD approved: 2026-0373 – Three conditions added; approved 6-0.
• KST Investments PUD approved: 2026-0374 – Amended with revised written description; approved 4-1 (Gaffney Jr. nay).
• Cleveland Rd Rezoning denied: 2026-0304 – Motion to approve failed 0-5 (all present voted nay).
• Deferrals: 16 items deferred to July 21, 2026, including Home Occupations ordinance (2026-0376) and numerous other rezoning and land use amendments.
• Second Reading items: 14 items (2026-0475 through 2026-0488) were read and referred without action (public hearings scheduled for later dates).

Next regular meeting: Tuesday, July 21, 2026.