[{"_1":2,"_75":-5,"_76":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6509914,"mediaKeyId","5418841-f038a2ebec38d92097a3db71cb46bbca","parentId",5418841,"title","Land use committee approves multiple rezoning and waiver requests, advances PUDs including 266-unit Avenues Mall project","audioSeconds",72,"startMs",3057000,"endMs",3129000,"viewUrl","/Search/View?dp=1&key=5418841-f038a2ebec38d92097a3db71cb46bbca&start=3057&end=3129","thumbnailUrl","https://assets.pipeline.soar.com/5418841-f038a2ebec38d92097a3db71cb46bbca/thumbnail_3057000.jpg","articleUrl","/articles/6509914/Jacksonville/Duval-County/Florida/Land-use-committee-approves-multiple-rezoning-and-waiver-requests-advances-PUDs-including-266-unit-Avenues-Mall-project","mediaUrl","https://secure.pipeline.soar.com/6509914-8e49f7059ea73cb7fb4df8f207e78fc8/orig.mp4?Expires=1771178863&Signature=KrfUHbqenwOUFEXKj4RWLncPWXisphD8Xvbhoh411Lvk~1v7pSiP~uHjkIf0ou89SW9JEnB0reU9qdZtKuG6ReTfb1I5rwtFFv3dFc3CiGVTN6zchAS0YVZUMTPEEAtX8TAg3YFU3u-uM8bnotinhksI0xNxxwFbkLVMqfReW34Z6vNyXjFQYuLmo7ghzA8lZTj-Sq53AQYD58q0tVRtCHthWVPv6J9clyu7ThmC7-eYasFm2Poh18gg-XAPHl~AWR28wUXznw~yTG95MGr2gNdELXmEcZBLta-agubCWkqZPbx36wKqQcS4QeAD7kNSO6wWE27jywTZyGCiWfe~sA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Jacksonville, FL","date","2025-07-15T00:00:00Z","article","The Jacksonville Land Use and Zoning Committee on July 15, 2025, approved a string of rezoning ordinances, a pair of road‑frontage waivers and several procedural changes, including removing the city's Tower Review Committee and folding its duties into the LUZ committee. Major approvals included a 50‑unit single‑family PUD on 22 acres, and an amendment to the Avenues Mall PUD to add a 266‑unit multifamily project. Several smaller rezones and a set of waivers for individual lots also advanced; other items were deferred to later meetings or withdrawn by applicants.

Committee members acted largely on staff recommendations and planning‑commission approvals. Planning staff presented findings that the proposals were consistent with the city's 2045 comprehensive plan and existing land‑use categories; the committee recorded unanimous or near‑unanimous votes on the items taken up that night.

The meeting front‑loaded the larger subdivision and PUD requests. The committee approved PUD rezoning ordinance 20250091, a request to rezone about 22 acres at the end of Quiet Country Lane to permit a single‑family subdivision capped at 50 lots and matching RLD‑70 standards. The applicant attached revised written and site exhibits as an amendment; the staff report said units would be clustered outside wetlands, provide a 25‑foot natural buffer along the southern boundary, and designate several lots as limited to single‑story dwellings. The committee approved the amended ordinance (vote recorded as 5 yeas, 0 nays).

The committee also approved PUD rezoning 20250367 for the Avenues Mall site, which adds a proposed 266‑unit multifamily building on approximately 94 acres (an infill parcel currently used for surface parking). Staff said the site lies in the regional commercial land‑use category and would be served by arterial roads, full urban services and the Jacksonville Transportation Authority (JTA) Green Line rapid transit station. The planning commission had recommended approval on June 20; the committee approved the change (vote recorded as 5 yeas, 0 nays).

Other approved items included a large‑scale land‑use amendment and companion PUD rezoning (ordinances 2025363 and 2025364) on roughly 79.33 acres on Brannonfield Road that would change the land‑use from rural residential to low‑density residential and rezone a portion to a Planned Unit Development to allow about 283 single‑family lots (staff reported the net density would be roughly 3.5 units per acre and that lots would cluster outside wetlands). The committee approved those items on the staff recommendation (votes recorded as 6 yeas, 0 nays).

Smaller conversions and conventional rezones also advanced: a 1.27‑acre neighborhood‑commercial to low‑density residential land‑use amendment and companion rezoning to RLD‑60 (ordinances 2025365 and 2025366) were approved to consolidate split zoning and permit single‑family development (votes recorded as 6 yeas, 0 nays and 5 yeas, 0 nays, respectively). A 3.88‑acre rezoning from commercial office to community commercial general (ordinance 2025368) to permit commercial uses was approved (vote recorded in the record). The committee approved a road‑frontage waiver (ordinance 2025371) to allow two lots without the standard frontage, where access will be by a recorded easement; staff cited Section 6.56.407 of the zoning code in explaining frontage requirements (vote recorded as 6 yeas, 0 nays).

The committee approved a bill to eliminate the Tower Review Committee and transfer its duties to the LUZ committee by amending Part 15 of the zoning code; the change is effective Sept. 1, 2025. A technical amendment inserted the word \"department\" in several places and added a November 30 end date for a related advisory committee; the committee approved the amended ordinance unanimously (vote recorded as 5 yeas, 0 nays).

Several items were continued or deferred for additional hearings. Multiple agenda items were re‑noticed and continued to Aug. 5 or Aug. 19, 2025, per the published staff recommendations. One application (file number 2024535) was withdrawn at the applicant's request with a return of fees; planning staff indicated the applicant planned to refile as a zoning exception.

Votes at a glance

- Ordinance 2025363 (large‑scale land‑use amendment, ~79.33 acres, rural residential to low‑density residential): approved (vote recorded in the record: 6 yeas, 0 nays).
- Ordinance 2025364 (companion PUD rezoning, ~79 acres to allow ~283 single‑family lots): approved (6 yeas, 0 nays).
- Application 2024535 (withdrawal with return of fees): withdrawn (6 yeas, 0 nays on withdrawal).
- Ordinance 2025365 (small‑scale land‑use amendment, 1.27 acres, neighborhood commercial to low‑density residential): approved (6 yeas, 0 nays).
- Ordinance 2025366 (companion conventional rezoning to RLD‑60 for 1.27 acres): approved (5 yeas, 0 nays).
- Ordinance 2025368 (rezoning 3.88 acres CO to CCG1 to permit commercial uses): approved (vote recorded in the record).
- Ordinance 2025371 (waiver of road frontage for two lots; access via recorded easement): approved (6 yeas, 0 nays).
- Ordinance 20250091 (PUD rezoning, ~22 acres, up to 50 single‑family lots; revised exhibits attached): approved as amended (5 yeas, 0 nays).
- Ordinance 20250367 (Avenues Mall PUD amendment to add 266‑unit multifamily building): approved (5 yeas, 0 nays).
- Ordinance 2025394 (withdrawal): withdrawn (5 yeas, 0 nays).
- Ordinance 2025410 (amend Part 15 to eliminate Tower Review Committee; duties moved to LUZ committee; effective 09/01/2025): approved as amended (5 yeas, 0 nays).
- Ordinance 2025420 (waiver of road frontage to allow a single family dwelling on subdivided lot): approved (5 yeas, 0 nays).

What happened next and context

Planning staff repeatedly told the committee that the items forwarded by staff had been reviewed for consistency with the 2045 comprehensive plan and that most had received unanimous approval from the Planning Commission at its June 20 session. Several applicants said they had met with district council members and community members, and one applicant, Hayden Phillips, said the team deferred an earlier conventional zoning request after community meetings and then returned with concessions and a revised PUD application and exhibits. Council members who spoke during the items emphasized the projects' role in repurposing existing commercial parking and infill development and, in one exchange, rejected a claim circulating on neighborhood social media that the Avenues Mall apartment proposal was an affordable‑housing subsidy, noting the proposal is market‑rate multifamily development.

Next steps

Most approved ordinances will return for final reading or be transmitted according to the city's legislative process; items continued to Aug. 5 and Aug. 19 will be heard at those dates. The change to Part 15 of the zoning code is set to take effect Sept. 1, 2025. Staff noted some approvals will require additional ministerial steps (recording easements, airport notice zone acknowledgements where applicable, and payment of mobility funds when required).","mediaType","Video","parentTitle","City of Jacksonville, FL - Land Use & Zoning Committee - Jul 15, 2025","oneSentenceSummary","The Jacksonville Land Use and Zoning Committee on July 15, 2025, approved multiple rezoning and land‑use items, including a 50‑lot PUD and a 266‑unit multifamily addition to the Avenues Mall PUD, and advanced several waivers and smaller rezones while deferring other items to August hearings.","taxTitle","Jacksonville, Duval County, Florida","taxId",2881,"location","headline","","shortSummary","actionData","errors"]

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Land use committee approves multiple rezoning and waiver requests, advances PUDs including 266-unit Avenues Mall project