Land Use & Zoning Committee

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan for approximately 1.81 acres at 11153 Beach Boulevard, between Desalvo Road and Cortez Road. The land use designation is being changed from Low Density Residential (LDR) to Community/General Commercial (CGC). This amendment is part of a larger property owned by My Jax, LLC, and is associated with rezoning application L-6043-25c. The amendment underwent multiple public hearings and committee reviews, with a final amendment by the Land Use and Zoning Committee adjusting the acreage and clarifying the land use change. The Greater Arlington/Beaches CPAC recommended denial due to concerns about compatibility with adjacent residential neighborhoods, potential negative impacts on property values from proposed activities (like butchering of animals), and concerns about noise and odors.

Citizen Impact

This amendment changes the future land use designation of 1.81 acres from Low Density Residential to Community/General Commercial. Residents in adjacent neighborhoods have expressed concerns about potential negative impacts on their quality of life, property values, and environmental concerns related to potential future commercial or industrial uses.

Confidence

high

Summary

This ordinance rezones a 6.82-acre property at 11153 Beach Boulevard from Residential Low Density-60 (RLD-60) and Commercial Community/General-2 (CCG-2) to a Planned Unit Development (PUD). The project, by My Jax, LLC, aims to expand an existing multi-tenant commercial center, currently anchored by an international grocery. The expansion includes a new 23,800 square foot standalone commercial building and additional warehouse/storage space, bringing the maximum enclosed nonresidential space to 150,000 square feet.
A significant amendment, overriding other descriptions, limits meat processing to no more than 10,000 square feet on the property. This follows public concerns, particularly regarding live animal processing, which was removed from the general permitted uses in the revised PUD description. The land use designation for a portion of the property will change to Light Industrial (LI) and Community General Commercial (CGC).
Prohibited uses include adult entertainment, dancing establishments, nightclubs, all alcohol sales and consumption, and racetracks. The development will eliminate a 0.48-acre wetland on the site. Traffic on Beach Boulevard (SR-212) is already at 102% capacity, and this project is projected to add 1,442 daily trips.

Citizen Impact

Residents in the area will see an expansion of commercial services and retail options, including an international grocery. While the initial proposal for live animal processing generated opposition, the approved rezoning now caps meat processing at 10,000 square feet, which is expected to occur indoors. However, the development will contribute to increased traffic congestion on Beach Boulevard, which is already operating over capacity.

Confidence

high

Summary

This ordinance, 2025-630, proposes to rezone approximately 2.01 acres of land located at 0 Commonwealth Avenue, between Superior Street and McDuff Avenue North. The property, owned by Charles Powell, is currently zoned Residential Low Density-60 (RLD-60) and is being rezoned to Residential Medium Density-B (RMD-B). The rezoning is considered consistent with the 2045 Comprehensive Plan. The Land Use and Zoning (LUZ) Committee has reviewed the application, and public hearings are scheduled. The ordinance specifies that this rezoning does not exempt the property from other applicable laws and regulations.

Citizen Impact

This rezoning could allow for higher-density housing development on the 2.01-acre property, potentially changing the character of the neighborhood and impacting traffic and infrastructure. Residents should attend public hearings to voice concerns.

Confidence

high

Summary

This ordinance rezones approximately 1.04 acres at 6926 Garden Street from Commercial, Residential and Office (CRO) to Commercial Neighborhood (CN) zoning. The property owner, Joel Arreguin-Aguilar, applied for this change to allow for the construction of a convenience store. The Planning Department recommends approval, finding the rezoning consistent with the 2045 Comprehensive Plan and compatible with surrounding land uses, including nearby residential areas and a church. The rezoning is permissible under the existing Residential Professional Institutional (RPI) land use category without requiring a land use amendment. The ordinance specifies that this rezoning does not exempt the property from other applicable laws and regulations. Public hearings were held by the Land Use and Zoning (LUZ) Committee and the Planning Commission.

Citizen Impact

This rezoning allows for a new convenience store at 6926 Garden Street, potentially increasing local commercial options. The change is considered compatible with the existing neighborhood character.

Confidence

high

Summary

This ordinance rezones approximately 2.47 acres of land located at 0 Airport Road, between International Airport Boulevard and Ranch Road, from a Commercial Community/General-1 (CCG-1) district to a Commercial Community/General-2 (CCG-2) district. The property is owned by Ammar Shakhtour and is in Council District 8. The rezoning is consistent with the 2045 Comprehensive Plan and does not exempt the property from other applicable laws or permits. The ordinance specifies the legal description and graphical depiction of the property in attached exhibits.

Citizen Impact

This rezoning changes the zoning classification of a property near the airport, potentially allowing for different types of commercial development. Residents may see changes in the types of businesses or services available in this specific area.

Confidence

high

Summary

This ordinance rezones approximately 17.99 acres at 3062 Percy Road from Residential Rural-Acre (RR-Acre) to Residential Low Density-50 (RLD-50) district. The property is owned by the Johnson Living Trust and is located between Lem Turner Road and Williard Lane in Council District 8. The rezoning is considered consistent with the 2045 Comprehensive Plan. The North Citizens Planning Advisory Committee (CPAC) recommended against the rezoning as proposed, suggesting a minimum of 60-foot lots and a Planned Unit Development (PUD) due to the existing lot sizes in the surrounding area and concerns about 50-foot lots being too small for single-family homes. The CPAC's recommendation was to deny the current rezoning request and consider modifications.

Citizen Impact

This rezoning could lead to increased housing density in the area, potentially impacting neighborhood character and infrastructure. Residents may see changes in lot sizes and development patterns compared to the existing rural-acre zoning.

Confidence

high

Summary

This ordinance proposes a large-scale revision to the Future Land Use Map Series of the 2045 Comprehensive Plan for approximately 337.29 acres located at 0 Yellow Water Road in Council District 12. The proposed change is from Rural Residential (RR) in the Rural Development Area to Low Density Residential (LDR) in the Suburban Development Area. The property is owned by Yellow Water Land Holdings, LLC, and the application number is L-6082-25A. This item is being transmitted to various Florida state agencies for review, including the Department of Commerce, Department of Transportation, and Department of Environmental Protection, as well as military installations. The process involves public hearings and advisory recommendations from the Planning and Development Department, Planning Commission, and the Land Use and Zoning (LUZ) Committee. The ordinance specifies that this transmittal does not exempt the applicant from other applicable laws and permits.

Citizen Impact

This zoning change could lead to increased residential development in the area, potentially impacting traffic, infrastructure, and the rural character of the surrounding region. Residents should be aware of the potential for future development on this large parcel.

Confidence

high

Summary

This ordinance proposes to rezone approximately 1.7 acres at 11193 St. Johns Industrial Parkway from Industrial Business Park (IBP) to Planned Unit Development (PUD). The property is owned by The Chef’s Garden of Jacksonville, Inc. The rezoning aims to permit office and business park uses, specifically to allow the owner to renovate an existing building for their catering and event services business. The PUD will generally permit professional offices, business offices, warehousing, storage, distribution, light manufacturing, restaurants, and event spaces. Specific development standards for lot coverage, setbacks, building height (35 feet), and parking (maximum 21 spaces) are outlined. The site plan largely replicates the existing property, with minimal anticipated alterations to exterior elements. The rezoning is considered consistent with the 2045 Comprehensive Plan.

Citizen Impact

This rezoning allows a local catering business to renovate and operate from an existing building at 11193 St. Johns Industrial Parkway. The change from industrial to a planned unit development district permits office and business park uses, potentially impacting the character of the immediate area.

Confidence

high

Summary

This ordinance proposes to rezone approximately 5.14 acres at 0 Philips Highway from a Commercial Community/General-2 (CCG-2) district to a Planned Unit Development (PUD) district. The rezoning is sought by LNS Philips Highway, LLC to permit automobile/vehicle garage condominiums and general commercial uses, as described in the Homestretch Car Storage PUD. The property is currently vacant and surrounded by mixed commercial and multi-family residential uses. The proposed PUD allows for a variety of commercial and storage uses, including private automobile/vehicle garage condominiums, travel trailer parks, RV storage, manual car washes, retail sales, service stations, restaurants, and light manufacturing. The maximum building coverage is proposed at 85,000 square feet, with a maximum height of 60 feet. The site development plan indicates provisions for parking, landscaping, and utilities, with water, sewer, and electric to be provided by JEA. The rezoning is consistent with the 2045 Comprehensive Plan and aims to be compatible with surrounding land uses.

Citizen Impact

This rezoning could lead to new commercial and specialized vehicle storage development at 0 Philips Highway. Residents may see increased traffic and commercial activity in the area, with a wide range of potential commercial uses permitted under the PUD, including vehicle-related services and storage.

Confidence

high

Summary

This ordinance, ORD-2025-862, proposes to rezone approximately 0.35 acres of land located at 2078 Rogero Road (between Rogero Road and Pine Summit Drive) from a Commercial Office (CO) district to a Residential Office (RO) district. The property is owned by Master Builder LLC. The rezoning is considered consistent with the 2045 Comprehensive Plan and City land use regulations. The application was introduced by the Land Use and Zoning Committee, with public hearings scheduled for January 21, 2026, and January 13, 2026. The applicants are Lazaro L. Garcia and Ruth A. Velazque.

Citizen Impact

This rezoning could lead to changes in the types of businesses or services permitted at 2078 Rogero Road, potentially impacting neighborhood character and traffic patterns due to the shift from commercial to residential office use.

Confidence

high

Summary

This ordinance (ORD-Q) approves a waiver for minimum road frontage requirements for the property at 5206 Seaboard Ave, owned by Groundfloor Jacksonville, LLC. The applicant requested to reduce the minimum road frontage from 48 feet to 0 feet in the RLD-60 zoning district. The waiver is granted based on findings that there are practical difficulties in applying the strict regulation due to existing adjacent development utilizing Sue Lane, an unapproved roadway, and that the waiver will not substantially diminish property values or alter the character of the area. The property has existing frontage on Seaboard Avenue and also abuts Sue Lane, which is used by seven existing dwellings to the west. The waiver is granted for one year from the effective date.

Citizen Impact

This waiver allows for potential development at 5206 Seaboard Ave by reducing road frontage requirements. Residents in the immediate vicinity may see changes related to access and potential new development, as the property's access relies partly on Sue Lane, an unapproved roadway currently used by existing dwellings.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan. The amendment changes the future land use designation for approximately 3.59 acres located at 0 Tresca Road, between Atlantic Boulevard and Tresca Road, from Medium Density Residential (MDR) and Business Park (BP) to Light Industrial (LI). The property is owned by Iron Forge Property, LLC. The application number for this amendment is L-6075-25C. This change is part of the rezoning process (Rezoning 2025-885) and has gone through public hearings and committee reviews.

Citizen Impact

This land use change from residential and business park to light industrial could lead to changes in the types of businesses and activities allowed in the area near 0 Tresca Road, potentially impacting noise, traffic, and the surrounding environment.

Confidence

high

Summary

This ordinance rezones approximately 4.28 acres located at 0 Tresca Road, between Atlantic Boulevard and Tresca Road, in Council District 1. The property, owned by Iron Forge Property, LLC, is being rezoned from Planned Unit Development (PUD) and Residential Medium Density-D (RMD-D) districts to Conservation (CSV) and Industrial Light (IL) districts. This change is part of a Small-Scale Amendment (Application # L-6075-25C) to ensure consistency between the zoning and the 2045 Comprehensive Plan. The rezoning is contingent upon the adoption and compliance of the companion Small-Scale Amendment with state law.

Citizen Impact

This rezoning changes the land use designation for the 4.28-acre property from residential and planned development to conservation and industrial light. This could lead to changes in the surrounding environment and potential industrial development in the area previously zoned for residential use.

Confidence

high

Summary

This ordinance (2025-887) proposes rezoning approximately 12.45 acres located at 2610 Fairfax Street, between 14th Street West and 19th Street West, in Council District 10. The property, currently zoned Residential Low Density-60 (RLD-60), is being rezoned to Public Buildings and Facilities-1 (PBF-1). The property is owned by the City of Jacksonville. The rezoning is considered consistent with the 2045 Comprehensive Plan and furthers its goals. The ordinance specifies that this rezoning does not exempt the property from other applicable laws and regulations. The effective date is upon signature by the Council President and Council Secretary.

Citizen Impact

This rezoning changes the land use designation for a significant parcel of land from residential to public buildings and facilities. Residents should be aware of potential future public facilities or infrastructure development on this 12.45-acre site, which could impact neighborhood character and services.

Confidence

high

Summary

This ordinance approves a zoning exception (E-25-58) for the property at 2198 Mayport Road, located at the southwest corner of Mayport Road and Fairway Villas Drive. The exception allows for an establishment that includes the retail sale and service of all alcoholic beverages, including liquor, beer, and wine, for on-premises consumption. This is for a business named The Creative Cook Mayport, LLC, operating within the CCG-2 (Commercial Community/General-2) zoning district.

The application was filed by Cyndy Trimmer on behalf of the owner, CC Jax Holdings, LLC. The Land Use and Zoning Committee reviewed the application and recommended approval, finding that the proposed use meets all necessary criteria, including consistency with the Comprehensive Plan, compatibility with the area, no detrimental environmental or traffic impacts, and no overburdening of public services. The exception is granted for one year from the effective date, after which the use must commence or the exception will become invalid.

Citizen Impact

Residents in the vicinity of 2198 Mayport Road may see a new establishment, The Creative Cook Mayport, LLC, which will serve alcoholic beverages for on-premises consumption. The zoning exception was approved after a review determined it would not negatively impact traffic, the environment, or public services in the area.

Confidence

high

Summary

This ordinance approves a zoning exception (E-25-60) for Kassar Nightlife V, LLC, at 3909 Blanding Blvd, located at the southeast corner of Confederate Point Rd & Blanding Blvd. The exception allows for the retail sale and service of all alcoholic beverages, including liquor, beer, and wine, for off-premises consumption. The property is currently zoned CCG-1 (Commercial Community/General-1). The applicant, Kassar Nightlife V, LLC, is converting the building from a strip club to a liquor store, which they argue is a less undesirable use for the community. The application states the building previously served as a liquor store and the conversion will utilize existing parking, ingress, and egress, with a drive-through window being re-established. A liquor survey indicated no other similar stores within a 3,500-foot radius. The Land Use and Zoning Committee and the Planning and Development Department have reviewed and recommended approval, finding the proposed use meets all necessary criteria, including compatibility with the area, no detrimental traffic impact, and no overburdening of public services. The ordinance specifies that failure to commence the use within one year of the effective date will render the exception invalid.

Citizen Impact

This zoning exception allows for the conversion of a former strip club into a liquor store at 3909 Blanding Blvd. Residents may see changes in local business offerings and potentially increased traffic related to the new establishment, though the applicant asserts existing infrastructure will be used and traffic impact will be minimal.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan. The amendment changes the future land use designation from Low Density Residential (LDR) to Medium Density Residential (MDR) for approximately 9.70 acres of property. The affected properties are located at 5735 Morse Avenue, 5807 Morse Avenue, and 6750 Seaboard Avenue, between Seaboard Avenue and Aline Road, in Council District 14. The owners are Kelly Dawn Chatham and Paula Moore, and the application number is L-6068-25C. This change follows public hearings by the Planning Commission and the Land Use and Zoning Committee, and is intended to encourage appropriate land use and address future development needs.

Citizen Impact

This zoning change allows for potentially higher density housing development on the specified properties, which could impact neighborhood character and infrastructure needs. Residents should be aware of potential future development in the area.

Confidence

high

Summary

This ordinance rezones approximately 9.70 acres of land located at 5735 Morse Ave, 5807 Morse Ave, & 6750 Seaboard Ave from Residential Rural-Acre (RR-Acre) to Planned Unit Development (PUD) district. The rezoning allows for the development of a maximum of 89 single-family units. This change is consistent with a Small-Scale Amendment to the 2045 Comprehensive Plan (Application # L-6068-25C). The property is owned by Kelly Dawn Chatham and Paula Moore, with Marshall H. Phillips, Esq. as the applicant. The PUD will be developed according to a written description and conceptual site plan, allowing for single-family detached dwellings, home occupations, family day care homes, amenity/recreation centers, mail centers, essential services, and parks. Minimum lot width is 30 feet and minimum lot area is 2,900 square feet, with a maximum lot coverage of 60% and impervious surface ratio of 70%. Maximum structure height is 35 feet. The development will comply with recreation, stormwater retention, and landscaping requirements. Access will be provided via Morse Avenue. The PUD may be developed in phases.

Citizen Impact

This rezoning will allow for the development of up to 89 new single-family homes on approximately 9.70 acres in the specified Morse Avenue area. Residents may see changes in neighborhood density and traffic patterns as a result of this new housing development.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan for approximately 29.87 acres located at 0 Port Jacksonville Parkway, at the northeast corner of Alta Drive and Port Jacksonville Parkway. The amendment changes the future land use designation from Low Density Residential (LDR) to Light Industrial (LI) on approximately 27.47 acres and from LDR to Conservation (CSV) on approximately 2.40 acres. The property is owned by Stone Mountain Industrial Park, Inc., and the application number is L-6072-25C. The ordinance outlines the legal basis, property description, owner/applicant details, and the effective date, noting it does not exempt the development from other applicable laws.

Citizen Impact

This change will alter the future land use of the specified area from residential to industrial and conservation. Residents may see changes in the surrounding environment and potential for industrial development near Alta Drive and Port Jacksonville Parkway.

Confidence

high

Summary

This ordinance rezones approximately 29.87 acres at 0 Port Jacksonville Parkway (NE corner of Alta Dr & Port Jacksonville Pkwy) from a Planned Unit Development (PUD) to another PUD district. The rezoning, associated with Small-Scale Amendment Application # L-6072-25C, will permit commercial and industrial uses on the property, as detailed in the Northpoint Commercial and Industrial PUD. The property is currently undeveloped and was previously zoned for single-family dwellings under the 2014 PUD. The new PUD allows for up to 210,000 sq ft of industrial uses and 7 acres of commercial uses, with flexibility to substitute between the two. It also designates 2.4 acres for conservation. The rezoning is intended to create a more internally compatible commerce park and is consistent with the City's 2045 Comprehensive Plan.

Citizen Impact

This rezoning allows for the development of commercial and industrial businesses on a previously undeveloped 29.87-acre site. Residents may see an increase in local job opportunities and commercial services, but also potential impacts from increased traffic and industrial activity in the area.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan. The amendment changes the future land use designation from Residential-Professional-Institutional (RPI) to Community/General Commercial (CGC) for approximately 0.63 acres of land located at 2890 University Boulevard West. This property is owned by VyStar Credit Union and is situated between Saint Augustine Road and Suwanee Road. The application number for this amendment is L-6074-25C, and it falls within Council District 5. The ordinance outlines the legal process followed, including public hearings and recommendations from the Planning and Development Department and the Planning Commission. The effective date of the amendment is contingent on whether it is challenged within thirty days of adoption, as per Florida Statutes.

Citizen Impact

This land use change allows for a potential shift in the type of development allowed on the 0.63-acre parcel at 2890 University Boulevard West, moving from RPI to commercial uses. Residents may see changes in the surrounding area's character and potential new commercial services.

Confidence

high

Summary

This ordinance rezones approximately 2.15 acres at 2890 University Blvd W from CCG-1 and CRO districts to a Planned Unit Development (PUD) district. The purpose of this rezoning is to permit the development of a luxury storage facility for personal property, including vehicles, boats, and recreational vehicles, as described in the Carriage House San Jose PUD. The property is located in Council District 5. The rezoning is contingent upon the adoption of a companion Small-Scale Amendment (L-6074-25C) and is subject to all other applicable laws and regulations. The PUD allows for various uses including private automobile/vehicle garage condominiums, personal property storage, service garages for minor repairs, auto laundry/car washes, restaurants, commercial retail sales, and essential services, with specific development criteria outlined in the PUD Written Description.

Citizen Impact

This rezoning allows for the development of a luxury storage facility at 2890 University Blvd W. Residents may see changes in local traffic patterns and the types of commercial services available in the immediate area.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the 2045 Comprehensive Plan's Future Land Use Map Series. The amendment changes the land use designation for approximately 10.90 acres located at 0 Arnold Road, south of Gold Star Family Parkway between Kite Road and Lannie Road, from Light Industrial (LI) to Low Density Residential (LDR). The property is owned by Arnold Road Propco, LLC, and the application number is L-6081-25c. The ordinance specifies that this amendment does not exempt the property from other applicable laws and regulations. The effective date of the amendment is contingent on whether it is challenged within thirty-one days of adoption, with a potential delay if a compliance determination from the state land planning agency or Administration Commission is required.

Citizen Impact

This change will rezone 10.90 acres from industrial to low-density residential use, potentially impacting future development and land use in the 0 Arnold Road area. Residents may see changes in neighborhood character and land use patterns.

Confidence

high

Summary

This ordinance rezones approximately 508.42 acres located at 0 Parete Rd S & 0 Arnold Rd, south of Gold Star Family Parkway, from a Planned Unit Development (PUD) district to another PUD district. The rezoning, identified as application L-6081-25C, permits the development of a residential subdivision with a maximum of 1,000 single-family dwelling units. The property is currently undeveloped, and the proposed development is described in the amended Wright Parcel PUD. The rezoning is consistent with the Future Land Use Map Series (FLUMS) and the 2045 Comprehensive Plan. The PUD criteria allow for single-family detached dwelling units, integrated parking, recreational facilities, parks, and essential services. Minimum lot sizes are 40 feet wide and 4,000 square feet, with a maximum building height of 35 feet. Internal roads will be dedicated to the City and built to a minimum of 24 feet of paving. A minimum of 1 acre of active recreation area per 100 dwelling units will be provided. The development will be subject to mandatory homeowners association dues for common area maintenance. The rezoning is contingent upon the adoption of a companion Small-Scale Amendment and will become effective 31 days after adoption.

Citizen Impact

This rezoning allows for the development of a large residential subdivision with up to 1,000 single-family homes on approximately 508 acres. Residents may see increased traffic and demand on local infrastructure due to the new housing development.

Confidence

high

Summary

This ordinance (2026-14) rezones approximately 0.12 acres at 2063 Blair Street from Residential Medium Density-A (RMD-A) to a Planned Unit Development (PUD) district. The property is owned by the Jacksonville Port Authority (JAXPORT) and is intended solely for secure employee parking for JAXPORT employees, as described in the TMT Employee Parking PUD. The site is currently vacant, and the only proposed physical improvement is a 6-foot tall, 100% opaque PVC fence. Vehicular access will be from Williams Street and Blair Street. The rezoning is consistent with the 2045 Comprehensive Plan and will be maintained by JAXPORT.

Citizen Impact

This rezoning allows for the creation of a private parking facility for JAXPORT employees on a currently vacant lot. Residents will not be directly impacted by this change as it is for employee use only and will be maintained by JAXPORT.

Confidence

high

Summary

This ordinance rezones approximately 14.17 acres of land located at 0 Hemlock St, 3640 Hemlock St, 3653 Newcomb Rd, and 3707 Newcomb Rd from Residential Medium Density-A (RMD-A) to Planned Unit Development (PUD) District. The rezoning permits the development of a residential subdivision named Azalea Grove PUD, which will allow for a maximum of 130 cottage home units. The property owners are William Houston Stephens Revocable Trust, William H. Stephens, Newcomb Terrace, LLC, William Leslie Howell, and Minnie Lou Howell. The proposed development differs from the standard RMD-A zoning by decreasing the minimum lot width for single-family dwellings (cottage homes) from 40 feet to 30 feet. All maintenance for the property will be handled by the Azalea Grove HOA. The rezoning is consistent with the 2045 Comprehensive Plan and meets the standards for Planned Unit Development.

Citizen Impact

This rezoning allows for the development of up to 130 cottage home units on 14.17 acres, potentially increasing housing density in the area. Residents may see changes in neighborhood character due to the new development and a decrease in minimum lot width for homes.

Confidence

high

Summary

This ordinance, Ordinance 2026-16, proposes to rezone approximately 3.14 acres located at 0 Brady Road and 12245 Brady Road from a Residential Rural-Acre (RR-Acre) district to a Residential Low Density-90 (RLD-90) district. The property is owned by Joseph Coppedge, Lisa Coppedge, and Lorraine Court, LLC. The rezoning is considered consistent with the 2045 Comprehensive Plan and City land use regulations. The applicant is Marshall H. Phillips, Esq. The ordinance specifies that this rezoning does not exempt the property from other applicable laws and regulations. The effective date is upon signature by the Council President and Council Secretary.

Citizen Impact

This rezoning will change the allowable density of housing on the 3.14-acre property located between Brady Road and Orange Picker Road. The change from RR-Acre to RLD-90 indicates a shift towards potentially higher density residential development in the area.

Confidence

high

Summary

This ordinance rezones approximately 7.30 acres at 10060 Skinner Lake Drive from a Planned Unit Development (PUD) District (1997-446-E) to a new PUD District. The rezoning, applied for by Sierra Leaf Propco, LLC, will allow for the inclusion of medical offices and ancillary uses in addition to the current corporate bank headquarters and related uses. It also includes modifications to the signage requirements as described in the Corporate Bank Headquarters PUD. The property is designated as Community/General Commercial (CGC) on the Future Land Use Map and is within the Urban Development Area. The rezoning is consistent with the 2045 Comprehensive Plan and meets the standards for Planned Unit Developments.

Citizen Impact

This rezoning allows for the addition of medical offices to the existing corporate bank location, potentially increasing healthcare accessibility in the area. It also modifies signage rules for the property.

Confidence

high

Summary

This ordinance approves a zoning exception (E-25-61) for the property at 1435 Naldo Ave, Unit 1, allowing Tuna Restaurant, LLC d/b/a New Ginger Bistro to sell and serve all alcoholic beverages (liquor, beer, wine) for on-premises consumption. The property is owned by San Marco Union Hall, LLC and is located in the Commercial, Residential and Office (CRO) District. The exception was introduced by the Land Use and Zoning Committee and requires the use to commence within one year of the effective date. The ordinance also adopts recommended findings that the proposed use meets various criteria related to the Comprehensive Plan, compatibility with the area, environmental impact, traffic, future development, noise, public services, and accessibility.

Citizen Impact

Residents in the San Marco area may see an increase in activity related to a new restaurant serving alcohol at 1435 Naldo Ave. This approval allows for the sale of liquor, beer, and wine for on-premises consumption.

Confidence

high

Summary

This ordinance approves a zoning variance (V-25-32) for the property at 1435 Naldo Ave, Unit 1, owned by San Marco Union Hall, LLC. The variance allows the restaurant operating at this location, Tuna Restaurant LLC (dba New Ginger Bistro), to increase its seating capacity from the 60 seats permitted by the Commercial, Residential and Office (CRO) zoning district to 96 seats. The Land Use and Zoning Committee reviewed the application and found that it meets the criteria for a variance, including practical difficulties in adhering to the strict letter of the regulation and ensuring the variance will not negatively impact property values or the character of the surrounding area. The ordinance specifies that the variance will become invalid if the approved use is not commenced within one year of the effective date.

Citizen Impact

Residents in the San Marco area may experience increased activity and potential noise due to the restaurant's expanded seating capacity. The approval is based on findings that it will not negatively impact property values or the character of the neighborhood.

Confidence

high

Summary

This ordinance, ORD-Q 2026-20, approves a sign waiver application (SW-25-07) for the property located at 11307 Main St N, at the corner of US Hwy 17 & Baisden Rd. The waiver, requested by RK2GEN, LLC, reduces the minimum sign setback requirement from 10 feet to 0 feet in the CCG-1 (Commercial Community/General-1) zoning district. The decision was made after considering criteria outlined in Section 656.133(c) of the Ordinance Code, with the finding that the waiver is compatible with the area and does not negatively impact property values, traffic, or public safety. The property is legally described in Exhibit 1 and graphically depicted in Exhibit 2. The application was introduced by the Land Use and Zoning Committee and approved by the City Council.

Citizen Impact

This approval allows a business at 11307 Main St N to have a sign with a 0-foot setback, meaning it can be placed directly at the property line. This is a relaxation of the standard 10-foot setback requirement.

Confidence

high

Summary

This ordinance approves a waiver for minimum required setbacks for a camouflaged cell tower application (WMS-25-01) at 9238 Garden Street. The property is owned by Dinsmore Baptist Church, Inc. and applied for by NexTower Development Group II, LLC. The request is to reduce the minimum required setbacks from 150 feet to 137 feet on the western boundary and from 150 feet to 143 feet on the southern boundary. This waiver is granted under Section 656.1509 of the Ordinance Code, with the Land Use and Zoning Committee and the Planning and Development Department having reviewed and recommended approval. The ordinance specifies that this waiver does not exempt the applicant from other applicable laws and regulations. The effective date is upon signature by the Council President and Council Secretary, with the waiver becoming invalid if not exercised within one year.

Citizen Impact

Residents in the vicinity of 9238 Garden Street may notice a cell tower with reduced setback distances from property lines. This approval allows for the construction of the tower closer to the western and southern boundaries than typically permitted.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan. The amendment changes the land use designation for approximately 1.98 acres located at 9702 Historic Kings Road (between Robin Lane and Lourcey Road) from Low Density Residential (LDR) to Business Park (BP). The property is owned by Eduardo Cesar De Santana and Sandra Santana, and the application number is L-6084-25C. The ordinance outlines the legal basis for the amendment, including public hearings and recommendations from the Planning Commission and Land Use and Zoning Committee. It specifies that the amendment becomes effective 31 days after adoption unless challenged, in which case it becomes effective upon a final compliance order. A disclaimer is included stating that this amendment does not exempt the property from other applicable laws and regulations.

Citizen Impact

This change allows for a potential shift in land use from residential to business park at the specified location. Residents should be aware that this could lead to changes in the surrounding land use and potential development types in the future.

Confidence

high

Summary

This ordinance rezones approximately 1.98 acres located at 9702 Historic Kings Road South from Residential Low Density-70 (RLD-70) and Residential Rural-Acre (RR-Acre) districts to Industrial Business Park (IBP) district. This change is part of a Small-Scale Amendment (Application # L-6084-25C) to align zoning with the 2045 Comprehensive Plan. The property is owned by Eduardo Cesar De Santana and Sandra Santana, with Michael Herzberg listed as the applicant. The rezoning is contingent upon the adoption and compliance of the companion Small-Scale Amendment with state law.

Citizen Impact

This rezoning changes the land use designation for a property in Council District 5 from residential to industrial business park. Residents may experience changes in neighborhood character and potential increases in commercial traffic due to the new zoning classification.

Confidence

high

Summary

This ordinance rezones approximately 3.38 acres of land located at 5348 Moncrief Road (at the corner of Glenvale Road and Moncrief Road) from a Residential Low Density-60 (RLD-60) district to a Commercial, Residential and Office (CRO) district. The property is owned by Clara White Mission, Inc. The rezoning is consistent with the 2045 Comprehensive Plan and furthers its goals and policies. The ordinance specifies that this rezoning does not exempt the property from other applicable laws and regulations. The effective date is upon signature by the Council President and Council Secretary.

Citizen Impact

This rezoning allows for a change in land use from primarily residential to a mixed-use commercial, residential, and office designation. This could lead to new development or services on the property, potentially impacting traffic and neighborhood character.

Confidence

high

Summary

This ordinance approves a zoning exception (E-25-65) for the property at 2952 Roosevelt Blvd to allow the retail sale and service of all alcoholic beverages, including liquor, beer, and wine, for on-premises consumption. The request was made by Matthew Crystal on behalf of the owner, Cynthia Norman. The property is located in the CCG-2 (Commercial Community/General-2) district. The exception is sought to allow the continuation of a long-established use of the property as a neighborhood beer-and-wine bar, which has operated there for nearly fifty years. The applicant states that no changes to the building footprint, parking, or intensity of use are planned, and the establishment will remain a small, low-impact neighborhood bar. The ordinance adopts the findings and conclusions of the Land Use and Zoning Committee, confirming that the exception meets the required criteria, including consistency with the Comprehensive Plan, compatibility with the area, and no detrimental environmental or traffic impacts. The ordinance becomes effective upon signature by the Council President and Secretary, and the exception will become invalid if the use is not commenced within one year.

Citizen Impact

Residents in the vicinity of 2952 Roosevelt Blvd will see the reopening of a long-standing neighborhood beer and wine bar. This zoning exception allows for the sale of alcohol for on-premises consumption, continuing a use that has been present for approximately fifty years.

Confidence

high

Summary

This ordinance rezones approximately 27.08 acres at 5022 Gate Parkway from Industrial Business Park (IBP) to Planned Unit Development (PUD) to permit office and business park uses. The property is currently developed with five office buildings and is owned by Merritt-JAME, LLC. The rezoning allows for the potential subdivision of the property and sale of individual buildings, with a maximum of 250,000 square feet of enclosed commercial space permitted. The PUD designation allows for flexibility in parking, signage, and landscaping, with these elements managed on a property-wide basis rather than by individual parcel after subdivision. The project is consistent with the City's 2045 Comprehensive Plan and aims to promote compatible land use patterns and efficient urban service delivery.

Citizen Impact

This rezoning allows for the subdivision and potential sale of existing office buildings at 5022 Gate Parkway. While it permits office and business park uses, it does not introduce new residential components or significant changes to the existing development's footprint, thus having a limited direct impact on residents beyond the immediate commercial area.

Confidence

high

Summary

This ordinance adopts a small-scale amendment to the Future Land Use Map Series of the 2045 Comprehensive Plan. The amendment changes the future land use designation from Agriculture (AGR) to Rural Residential (RR) for approximately 9.56 acres located at 0 Utsey Road, west of Utsey Road and north of Moncrief Road West. The property is owned by Dexter Bennett and identified by R.E. numbers 002938-0030 and 002955-0100. The application number for this amendment is L-6059-25c. The ordinance specifies that this amendment does not exempt the property from other applicable laws and regulations. The effective date of the plan amendment will be thirty-one days after adoption, unless challenged, in which case it will become effective upon a final order from the state land planning agency or Administration Commission.

Citizen Impact

This change in land use designation from Agriculture to Rural Residential could lead to future development of residential properties in the area. Residents should be aware of potential changes in land use and future development patterns near Utsey Road and Moncrief Road West.

Confidence

high

Summary

This ordinance (ORD-Q) rezones approximately 9.56 acres located at 0 Utsey Road, west of Utsey Road and north of Moncrief Road West, from Agriculture (AGR) District to Residential Rural-Acre (RR-Acre) District. The property is owned by Dexter Bennett and the application number is L-6059-25C. This rezoning is a companion to a Small-Scale Amendment to the 2045 Comprehensive Plan. The rezoning will become effective 31 days after the companion amendment is adopted, with provisions for challenges by the state land planning agency. The ordinance was introduced by the Land Use and Zoning Committee and prepared by Kaysie Cox.

Citizen Impact

This rezoning changes the land use designation for 9.56 acres from agricultural to rural residential. Residents may see future development consistent with a rural residential zoning, potentially impacting local character and infrastructure needs.

Confidence

high

Summary

This ordinance approves the waiver of minimum required road frontage application WRF-25-17 for a 6.00-acre parcel located at 0 Utsey Road, owned by Dexter Bennett (SEONANDSHAWNA, LLC). The applicant, Deshawna Bennett, requested to reduce the minimum road frontage requirement from 160 feet to 0 feet in the Residential Rural-Acre (RR-Acre) zoning district. The waiver is granted because of practical and economic difficulties due to the property's shape and significant wetlands, making it impractical to create new road frontage. The property has an existing ingress, egress, and utility easement providing access to Utsey Road, a public street. The waiver is deemed not to substantially diminish property values or alter the character of the surrounding area, and will not be detrimental to public health, safety, or welfare. The ordinance specifies an effective date and notes that failure to exercise the waiver within one year will render it invalid.

Citizen Impact

This decision allows for the development of a vacant 6.00-acre property zoned for rural residential use, which has existing easement access. Residents in the surrounding rural area are unlikely to see direct impacts as the development will utilize an existing access easement and is consistent with the low-density, rural character of the area.

Confidence

high