Land Use & Zoning Committee - 2026-01-06
Meeting Intelligence Preview
Meeting Summary
The Land Use & Zoning Committee approved an appeal allowing a daycare at 15 25th Street to continue operating despite being within 1,980 feet of a registered sexual predator's residence (variance from 2,500 feet requirement). The committee also approved a conventional rezoning of 11.25 acres on Cedar Bay Road from RR Acre to RLD-60 for 47 single-family homes, and approved multiple commercial and flex warehouse developments across Jacksonville.
Key Decisions (15)
Daycare Variance Appeal at 15 25th Street
Appeal granted for Variance 25-22 allowing daycare center to operate at 15 25th Street despite being 1,980 feet from a sexual predator residence (2,500 feet required by city code). The daycare has operated at this location for over 20 years. Owner Tanya Brock purchased the business after previous owner passed away. Vote was 6-0 in favor of granting the appeal.
Rezoning at Cedar Bay Road for 47 Single-Family Homes
Conventional rezoning of approximately 11.25 acres from RR Acre to RLD-60 to permit development of 47 single-family dwellings. Developer Ken Atlee with Atlee Development Group; builder will be Chuck Hires with Ashley Homes. Located along Cedar Bay Road, quarter mile east of Main Street North. Developer committed to monetary donation for recreational facilities in adjacent Cedar Bay neighborhood.
PUD Rezoning at 103rd Street and Harlow Boulevard
PUD rezoning of approximately 5.5 acres from CCG-1 and CCG-2 to allow personal property storage facility on Parcel B and commercial/medical uses on Parcel A, including a 24,000 square foot freestanding emergency department. Located at southwest corner of 103rd Street and Harlow Boulevard. Applicant represented by Hayden Phillips.
Land Use Amendment near I-10 and US 301 Interchange
Small scale land use amendment of 2.49 acres from Agriculture (AGR) to Community General Commercial (CGC) for 1.74 acres and Neighborhood Commercial (NC) for 0.75 acres near I-10 and US 301 Bypass interchange. Located near Town of Baldwin. Applicant represented by Michael Sitner.
PUD Rezoning near I-10 and US 301 for Commercial Uses
Companion PUD rezoning of approximately 3.69 acres from CCG-1 and AGR to permit commercial uses near I-10 and US 301 Bypass. Includes increased setbacks and buffering for neighboring residences. All access from Brandy Branch Road only. Applicant represented by Michael Sitner.
Land Use Amendment on St. Johns Bluff Road
Small scale land use amendment of 2.45 acres from Residential Professional Institutional (RPI) to Business Park (BP). Located on west side of St. Johns Bluff Road between Beach Boulevard and Alden Road. Applicant represented by Megan Perkins.
PUD Rezoning on St. Johns Bluff Road for Flex Warehousing
Companion PUD rezoning of 2.45 acres from Commercial Residential Office to PUD for flex warehousing and office uses typically allowed in IBP zoning district. Located on west side of St. Johns Bluff Road, quarter mile north of Beach Boulevard. Development clustered away from wetlands on western portion. Applicant represented by Megan Perkins.
PUD Rezoning on Brookview Circle for Flex Warehouse
PUD rezoning of approximately 1.38 acres from CCG-1 to PUD for flex warehousing and mixed use development. Located on Brookview Circle north of Atlantic Boulevard and west of I-295. Site plan shows two flex warehouse buildings of approximately 9,500 and 4,600 square feet. Applicant Kelly Delmonico.
Conventional Rezoning on 103rd Street
Conventional rezoning from CCG-1 and CO (split zone) to CCG-2 to bring entire property under one zoning district. Located on north side of 103rd Street. Rezoning needed to allow outside storage of trucks via companion zoning exception.
Zoning Exception for Outside Truck Storage on 103rd Street
Zoning exception to allow outside storage of trucks (but not trailers) within CCG-2 zoning district. Companion to rezoning ordinance 2025-830. Located on 103rd Street in heavily commercialized area.
Ordinance 2025-487 Deferred
Item deferred without discussion.
Ordinance 2025-488 Deferred
Item deferred without discussion.
Ordinance 2025-859 Deferred
Item deferred without discussion.
Ordinance 2025-860 Deferred
Item deferred without discussion.
Ordinance 2025-862 Deferred
Item deferred without discussion.
Zoning Changes (9)
15 25th Street
Tanya Brock (represented by Paul Harden)
Cedar Bay Road, quarter mile east of Main Street North
Ken Atlee / Atlee Development Group (represented by Hayden Phillips)
Southwest corner of 103rd Street and Harlow Boulevard
Represented by Hayden Phillips
Near I-10 and US 301 Bypass, south of Town of Baldwin
Represented by Michael Sitner
Near I-10 and US 301 Bypass, extending from Brandy Branch Road to New Brandy Branch Road
Represented by Michael Sitner
West side of St. Johns Bluff Road between Beach Boulevard and Alden Road
Represented by Megan Perkins
West side of St. Johns Bluff Road, quarter mile north of Beach Boulevard
Represented by Megan Perkins
Brookview Circle, north of Atlantic Boulevard
Kelly Delmonico
North side of 103rd Street
Not specified
Development Activity (5)
Cedar Bay Road Single-Family Subdivision
47 single-family homes on 11.25 acres, RLD-60 zoning with 60-foot wide lots, average lot size approximately 7,000 square feet. Builder will be Chuck Hires with Ashley Homes focusing on move-up market products.
103rd Street Medical and Storage Development
5.5 acre PUD with personal property storage facility and 24,000 square foot freestanding emergency department (Baptist Medical). Parcel A for commercial/medical uses, Parcel B for storage.
I-10/US 301 Commercial Development
2.49 acres for commercial development with 1.74 acres CGC and 0.75 acres NC. Coordinating with City of Baldwin for utility access.
St. Johns Bluff Road Flex Warehouse
2.45 acres for flex warehousing and office uses. Development clustered away from wetlands on western portion of property.
Brookview Circle Flex Warehouse
1.38 acres with two flex warehouse buildings - approximately 9,500 square feet and 4,600 square feet. Uses include AC, electrical, plumbing contractors, dental labs, cabinet shops, assembly and storage - all indoor uses.
Market Signals (6)
Housing Demand
Strong demand for affordable childcare services on Jacksonville's North Side, with the approved daycare described as one of the most affordable childcare providers in the area.
Housing Demand
Developer noted infill development opportunity on Cedar Bay Road within the I-295 loop, indicating continued urbanization pressure in suburban areas.
Commercial Demand
Multiple flex warehouse developments approved along St. Johns Bluff Road and Brookview Circle corridors, indicating demand for small-scale industrial/flex space near major arterials.
Infrastructure
City of Baldwin utility coordination required for development near I-10/US 301 interchange, as Jacksonville utility services do not extend to that area.
Sentiment
Community resistance to density on North Side continues, with residents requesting larger lot sizes and expressing concerns about tree canopy loss, though developments are still being approved.
Commercial Demand
Baptist Medical planning 24,000 square foot freestanding emergency department on 103rd Street near I-295, indicating healthcare sector expansion in suburban corridors.