Jacksonville, FL Zoning
Districts & Requirements
Every zoning district in Jacksonville with permitted uses, setbacks, height limits, and density requirements — in plain English. Jacksonville is a consolidated city-county (merged with Duval County in 1968), so one zoning code covers 875 square miles. Chapter 656 governs zoning. The Downtown Overlay (CCBD) replaces underlying zoning for all non-PUD downtown parcels. Florida's Live Local Act (2023) preempts local zoning for qualifying multifamily — 40% affordable at 120% AMI gets by-right approval in any commercial, industrial, or mixed-use district with no public hearing.
17
Zoning districts
6
Overlay districts
1,000,000
Population
2024
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| RLD-60 | Standard single-family. 6,000 SF lots, 60-ft wide. Jacksonville's most common residential district. | 35 ft | 50% |
| RLD-80 | Larger single-family lots. 8,800 SF minimum, 80-ft wide. Custom home territory. | 35 ft | 45% |
| RMD-A | Single-family and townhomes only — no apartments. 4,000 SF lots, 40-ft wide. Missing middle entry point. | 35 ft | 50% |
| RMD-B | First multifamily district. 10 units/acre max. Duplexes through small apartments. | 35 ft | 50% |
| RMD-D | Highest medium-density: 20 units/acre. Garden apartments and larger multifamily projects. | 35 ft | 50% |
| RHD-A | 32 units/acre, 45-ft base height (unlimited with setback increase). Mid-rise apartments. | 45 ft (unlimited with 1:1 yard increase above 45 ft) | 60% |
| RHD-B | 60 units/acre, 60-ft base height. Jacksonville's densest residential district. High-rise territory. | 60 ft (unlimited with 1:3 yard increase above 60 ft) | 80% |
| CRO | Mixed residential/office/limited retail. 35-ft base height. Transitional district between residential and commercial. | 35 ft (unlimited with 1:1 side yard increase above 35 ft) | 50% |
| CO | Office-focused district. 60-ft height (45 ft near residential). More intensity than CRO. | 60 ft (45 ft adjacent to single-family) | None specified |
| CN | Small-scale neighborhood retail. 40,000 SF max building footprint. Must front a collector road or higher. | 60 ft (45 ft adjacent to single-family) | None specified |
| CCG-1 | General commercial. 60-ft height, no lot coverage cap. Jacksonville's standard commercial district. | 60 ft | None |
| CCG-2 | Heavier commercial than CCG-1. Same 60-ft height and no coverage cap. Allows outdoor storage and display. | 60 ft | None |
| CCBD | Single downtown zone replacing all underlying zoning. DDRB review required. Maximum flexibility, no height cap. | No fixed max (DDRB review) | Per DDRB approval |
| IBP | Office/industrial flex. 35-ft base height. Must be enclosed — no outdoor operations without exception. | 35 ft (unlimited with 1:3 yard increase above 35 ft) | 65% |
| IL | Light manufacturing, assembly, warehousing. Fewer nuisance impacts than IH. No lot coverage cap. | 45 ft (unlimited with 1:3 yard increase above 45 ft) | None |
| IH | Heaviest industrial. No height or coverage cap. Large setbacks buffer adjacent properties. | None | None |
| PUD | Custom zoning approved by City Council. No preset standards — you negotiate everything. | Per PUD approval | Per PUD approval |
Residential — Low Density
2 districts in Jacksonville
RLD-60
Residential Low Density 60The workhorse single-family district. 6,000 SF minimum lots at 60-ft width — the bread-and-butter suburban product. No duplex or multifamily path without rezoning.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling (with conditions)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
- ✗Subdivision below 6,000 SF lots
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF
- Width
- 60 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 7.5 ft
- Rear
- 10 ft
What this means in practice
50% coverage on 6,000 SF = 3,000 SF max footprint. Two stories gets you ~5,500 SF of living space. Side-opening garages can extend 5 ft into the front setback if doors don't face the street. For spec home builders, RLD-60 is Jacksonville's volume product — well understood by lenders and appraisers.
RLD-80
Residential Low Density 80Larger suburban lots — 8,800 SF at 80-ft width. Found in established neighborhoods and newer subdivisions with more generous lot standards.
What you can build
- ✓Single-family detached home
- ✓Accessory dwelling (with conditions)
- ✓Home occupation
- ✗Duplexes, townhouses, or multifamily
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 8,800 SF
- Width
- 80 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 7.5 ft
- Rear
- 10 ft
What this means in practice
45% coverage on 8,800 SF = 3,960 SF footprint. Two stories gives you ~7,200 SF total. The extra lot width over RLD-60 makes circular driveways and side-loaded garages feasible. If you're assembling RLD-80 lots near a commercial corridor, the rezoning play to RMD or CCG may be worth exploring.
Residential — Medium Density
3 districts in Jacksonville
RMD-A
Residential Medium Density ATownhouse-scale density without apartments. 40-ft wide lots at 4,000 SF minimum. Townhomes are the primary product — no multifamily allowed in RMD-A specifically.
What you can build
- ✓Single-family detached
- ✓Townhomes (per Sec. 656.414)
- ✓Home occupation
- ✗Apartments or multifamily (need RMD-B or higher)
- ✗Commercial or retail
- ✗Duplexes
Key numbers
- Height
- 35 ft
- Lot min
- 4,000 SF
- Width
- 40 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 10 ft
What this means in practice
50% coverage on 4,000 SF = 2,000 SF footprint. Two stories gets you ~3,600 SF per unit. Townhouse projects with 40-ft-wide attached units are the typical RMD-A product. If you need apartments, you need RMD-B or higher — RMD-A is townhouse-only territory.
RMD-B
Residential Medium Density BWhere you get your first apartment entitlement. 6,000 SF for the first two units plus 4,400 SF per additional unit, capped at 10 units per acre. Small-scale multifamily.
What you can build
- ✓Single-family and townhomes
- ✓Duplexes
- ✓Small apartment buildings
- ✓Up to 10 units per acre
- ✗More than 10 units per acre
- ✗Commercial or retail
- ✗Large apartment complexes
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF (first 2 units) + 4,400 SF/additional unit
- Width
- 60 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
On a half-acre (21,780 SF): first 2 units need 6,000 SF, remaining 15,780 SF at 4,400 SF each = 3 more units. Total 5 units on a half-acre. At 50% coverage and 2 stories, you get ~21,000 SF of gross floor area. Multifamily buildings with 4+ units facing each other need 40-ft separation — plan your site accordingly.
RMD-D
Residential Medium Density DThe densest medium-density district. 20 units per acre with 2,100 SF per additional unit beyond the first two. Garden-style apartment complexes and larger townhome projects.
What you can build
- ✓All residential types
- ✓Apartments up to 20 units/acre
- ✓Townhome complexes
- ✓Senior housing
- ✗More than 20 units per acre (need RHD)
- ✗Commercial or retail
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF (first 2 units) + 2,100 SF/additional unit
- Width
- 60 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
On one acre: 20 units at 35-ft height = 3-story garden apartments. At 50% coverage, a 1-acre site yields ~65,000 SF of gross floor area — about 20 two-bedroom units at 900 SF net plus common areas. The 40-ft building separation rule for 4+ unit buildings facing each other constrains your site plan. This is the last stop before high-density — if you need more than 20 units/acre, look at RHD.
Residential — High Density
2 districts in Jacksonville
RHD-A
Residential High Density AMid-rise multifamily at 32 units per acre. 45-ft base height, but unlimited if you add 1 ft of yard per 1 ft of height above 45 ft. The math favors larger sites where increased setbacks don't kill your buildable area.
What you can build
- ✓Large apartment buildings
- ✓Condominiums
- ✓Senior housing
- ✓Townhome complexes
- ✗More than 32 units per acre
- ✗Commercial or retail (need CRO or CCG)
Key numbers
- Height
- 45 ft (unlimited with 1:1 yard increase above 45 ft)
- Lot min
- 1,100 SF per unit
- Width
- None specified
- Coverage
- 60%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 20 ft
What this means in practice
1,100 SF per unit on 1 acre = 39 units max, but 32/acre cap controls. At 60% coverage and 4 stories (~45 ft), a 1-acre site yields ~104,000 SF gross — roughly 100 apartments. Going above 45 ft triggers the 1:1 setback increase: a 60-ft building needs 35 ft of extra yard. On a 2+ acre site, that's workable. On a half-acre, it kills your footprint.
RHD-B
Residential High Density BMaximum residential density in Jacksonville outside the downtown overlay. 60 units per acre, 60-ft base height, unlimited height with 1:3 yard increase. 80% lot coverage. This is where high-rise residential pencils.
What you can build
- ✓High-rise apartment towers
- ✓Large condominium buildings
- ✓Senior living complexes
- ✓Mixed residential projects
- ✗Commercial or retail (need commercial zoning)
- ✗Industrial
Key numbers
- Height
- 60 ft (unlimited with 1:3 yard increase above 60 ft)
- Lot min
- 735 SF per unit
- Width
- None specified
- Coverage
- 80%
- Front
- 20 ft
- Side
- 20 ft
- Rear
- 20 ft
What this means in practice
735 SF per unit on 1 acre = 59 units. At 80% coverage and 6 stories (~60 ft), a 1-acre site yields ~209,000 SF gross — enough for 200+ apartments. The 1:3 yard increase above 60 ft is generous: a 120-ft building only needs 20 ft of extra yard per side. Structured parking is mandatory at this density. RHD-B sites near downtown or the Town Center are the play for institutional-scale apartment projects.
Commercial — Transitional
1 district in Jacksonville
CRO
Commercial, Residential and OfficeThe transitional buffer zone. Allows offices, residential, and limited retail — but not the full commercial mix of CCG. Found between neighborhoods and commercial corridors. Good for professional offices and small mixed-use.
What you can build
- ✓Professional and medical offices
- ✓Multifamily residential
- ✓Limited retail and services
- ✓Day care centers
- ✓Religious institutions
- ✗Drive-throughs
- ✗Auto-oriented commercial
- ✗Big-box retail
- ✗Industrial
Key numbers
- Height
- 35 ft (unlimited with 1:1 side yard increase above 35 ft)
- Lot min
- Varies by use
- Width
- Varies by use
- Coverage
- 50%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
CRO is where professional offices go when they can't get CCG zoning. 50% coverage at 35 ft on a half-acre = ~18,700 SF of office. The unlimited height provision (1:1 yard increase) rarely pencils on small CRO lots because of the setback math. Live Local Act applies here — qualifying multifamily projects bypass the use restriction entirely.
Commercial — Office
1 district in Jacksonville
CO
Commercial OfficePure office and professional district. 60-ft height limit steps down to 45 ft adjacent to single-family. Bridges the gap between CRO's limited intensity and CCG's full commercial.
What you can build
- ✓Office buildings
- ✓Professional services
- ✓Medical offices and clinics
- ✓Financial institutions
- ✓Limited residential by exception
- ✗General retail
- ✗Restaurants
- ✗Auto-oriented commercial
- ✗Industrial
Key numbers
- Height
- 60 ft (45 ft adjacent to single-family)
- Lot min
- None
- Width
- None
- Coverage
- None specified
- Front
- 10 ft (or adjacent residential setback, whichever is greater)
- Side
- None
- Rear
- 10 ft
What this means in practice
No minimum lot or coverage requirements make CO flexible for office assemblages. The 45-ft step-down near residential is the practical constraint — check what's adjacent before designing to 60 ft. CO land near hospitals and medical centers trades at a premium for medical office development.
Commercial — Neighborhood
1 district in Jacksonville
CN
Commercial NeighborhoodNeighborhood-serving commercial — grocery stores, pharmacies, small retail. 40,000 SF max footprint keeps it neighborhood-scale. Must be on a collector road or higher classification.
What you can build
- ✓Neighborhood retail and services
- ✓Restaurants
- ✓Professional offices
- ✓Day care centers
- ✓Gas stations (by exception)
- ✗Buildings over 40,000 SF footprint
- ✗Auto dealers
- ✗Heavy commercial
- ✗Industrial
Key numbers
- Height
- 60 ft (45 ft adjacent to single-family)
- Lot min
- None
- Width
- None
- Coverage
- None specified
- Front
- 10 ft (or adjacent residential setback, whichever is greater)
- Side
- None
- Rear
- 10 ft
What this means in practice
The 40,000 SF footprint cap is the key constraint — it prevents big-box retail and keeps things neighborhood-scale. If you need more than 40,000 SF, you need CCG zoning. The collector-road requirement means not every neighborhood corner qualifies. Good for inline retail with apartments above if you can get the density.
Commercial — General
2 districts in Jacksonville
CCG-1
Commercial Community/General 1Jacksonville's general-purpose commercial district. No minimum lot requirements, no lot coverage maximum. 60-ft height. Allows the full range of commercial uses — this is where most retail, restaurants, and service businesses land.
What you can build
- ✓Retail of all sizes
- ✓Restaurants and bars
- ✓Hotels and motels
- ✓Office buildings
- ✓Auto-oriented commercial
- ✓Entertainment venues
- ✗Industrial manufacturing
- ✗Warehousing and distribution
- ✗Outdoor salvage
Key numbers
- Height
- 60 ft
- Lot min
- None
- Width
- None
- Coverage
- None
- Front
- None
- Side
- None (10 ft when adjacent to residential)
- Rear
- 10 ft
What this means in practice
No coverage cap and no front setback = maximum buildable area. At 60 ft (roughly 5 stories), a 1-acre CCG-1 site with 80% actual coverage yields ~174,000 SF of mixed-use. Live Local Act is the headline play here: qualifying multifamily at 40% affordable gets by-right approval with no public hearing. CCG-1 land near transit or employment centers is the Live Local sweet spot.
CCG-2
Commercial Community/General 2Like CCG-1 but permits heavier commercial — outdoor display and storage, building supply yards, contractor operations. Found along major arterials and highway corridors.
What you can build
- ✓Everything in CCG-1
- ✓Outdoor storage and display
- ✓Building supply yards
- ✓Contractor shops
- ✓Vehicle sales and service
- ✓Self-storage facilities
- ✗Heavy industrial manufacturing
- ✗Junkyards (need IH)
Key numbers
- Height
- 60 ft
- Lot min
- None
- Width
- None
- Coverage
- None
- Front
- None
- Side
- None (10 ft when adjacent to residential)
- Rear
- 10 ft
What this means in practice
CCG-2 is CCG-1 plus outdoor operations. The extra uses (outdoor storage, vehicle sales, contractor yards) make it valuable for commercial users who need open-air operations. If you're looking at CCG-2 land near growing residential areas, the conversion play to mixed-use via PUD or Live Local may yield higher returns than the current commercial use.
Downtown
1 district in Jacksonville
CCBD
Commercial Central Business District (Downtown Overlay)The Downtown Overlay consolidates all non-PUD downtown parcels into one CCBD district. DDRB (Downtown Development Review Board) approval required for all development. Maximum use flexibility — residential, commercial, office, entertainment, hospitality. No fixed height limit.
What you can build
- ✓High-rise mixed-use
- ✓Apartment and condo towers
- ✓Office towers
- ✓Hotels
- ✓Retail and restaurants
- ✓Entertainment venues
- ✗Heavy industrial
- ✗Outdoor salvage
- ✗Projects that fail DDRB review
Key numbers
- Height
- No fixed max (DDRB review)
- Lot min
- None
- Width
- None
- Coverage
- Per DDRB approval
- Front
- Per Downtown Design Guidelines
- Side
- Per Downtown Design Guidelines
- Rear
- Per Downtown Design Guidelines
What this means in practice
DDRB is the Planning Commission for downtown — 9 voting members, appointed by the Mayor. All development and redevelopment requires DDRB approval for consistency with the Downtown Master Plan. The DIA (Downtown Investment Authority) administers incentives including REV grants, tax rebates, and forgivable loans. Downtown Jax is in an active rebuilding cycle — Four Seasons, Iguana Investments projects, and the Shipyards/Lot J redevelopment are reshaping the skyline. Plan for 2-4 months of DDRB review.
Industrial — Business Park
1 district in Jacksonville
IBP
Industrial Business ParkLow-to-moderate intensity office and industrial parks. 70-90% office, 10-30% light industrial/service. All operations must be enclosed — no outdoor storage without a use exception. The cleanest industrial category.
What you can build
- ✓Professional offices (primary use)
- ✓Research and development
- ✓Light manufacturing and assembly
- ✓Warehousing (enclosed)
- ✓Radio and TV studios
- ✗Outdoor storage (without exception)
- ✗Heavy manufacturing
- ✗Residential
- ✗Retail
Key numbers
- Height
- 35 ft (unlimited with 1:3 yard increase above 35 ft)
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- 65%
- Front
- 20 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
65% coverage on 1 acre = 28,300 SF footprint. At 35 ft (2-3 stories), that's ~70,000 SF of flex space. Loading must be at the rear or side and screened from the street. IBP sites near I-95 or I-295 interchanges are prime for last-mile logistics conversions if you can get the outdoor storage exception. Live Local Act applies — qualifying multifamily can go here by right.
Industrial — Light
1 district in Jacksonville
IL
Industrial LightLight industrial with fewer objectionable impacts — no heavy noise, odor, or toxic output. Packaging, light assembly, recycling, transportation terminals. No lot coverage cap gives maximum buildable area.
What you can build
- ✓Light manufacturing and assembly
- ✓Warehousing and distribution
- ✓Transportation terminals
- ✓Recycling facilities
- ✓Scrap processing
- ✗Heavy manufacturing with major environmental impact
- ✗Residential
- ✗Retail (except ancillary)
Key numbers
- Height
- 45 ft (unlimited with 1:3 yard increase above 45 ft)
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- None
- Front
- 25 ft
- Side
- 10 ft
- Rear
- 10 ft
What this means in practice
No coverage cap means you can build nearly lot-line to lot-line (minus setbacks). On a 5-acre IL site, 45-ft clear height accommodates modern logistics and high-bay warehousing. Jacksonville's port-adjacent IL sites are in high demand for distribution — vacancy is tight along Philips Highway and the Westside industrial corridor. Live Local Act applies here too.
Industrial — Heavy
1 district in Jacksonville
IH
Industrial HeavyJacksonville's most permissive industrial zone. Heavy manufacturing, processing, chemical storage, salvage. No height cap and no lot coverage cap. Large setbacks on all sides.
What you can build
- ✓Heavy manufacturing
- ✓Chemical processing and storage
- ✓Salvage operations
- ✓Power plants and utilities
- ✓Large-scale warehousing
- ✗Residential
- ✗Retail
- ✗Office (except ancillary to industrial)
Key numbers
- Height
- None
- Lot min
- 10,000 SF
- Width
- 100 ft
- Coverage
- None
- Front
- 50 ft
- Side
- 25 ft
- Rear
- 25 ft
What this means in practice
The 50-ft front and 25-ft side/rear setbacks are the largest in any Jacksonville district — budget for significant lost buildable area on smaller parcels. IH sites along the St. Johns River and near JAXPORT are the most valuable for port-related industrial. If an IH site is near transitioning neighborhoods, the rezoning to CCG or PUD for mixed-use may significantly increase land value — check the 2030 Comprehensive Plan for future land use.
Planned Development
1 district in Jacksonville
PUD
Planned Unit DevelopmentSite-specific zoning approved through legislative process. Large-scale PUD requires 5+ acres, small-scale is under 5 acres. You propose uses, density, height, setbacks — City Council approves or denies. Most major Jacksonville developments use PUD.
What you can build
- ✓Whatever the approved PUD ordinance allows
- ✓Can mix residential, commercial, industrial
- ✓Custom density and height
- ✓Master-planned communities
- ✗Anything outside the approved PUD terms
- ✗Changes require PUD amendment (back to Council)
Key numbers
- Height
- Per PUD approval
- Lot min
- 5 acres (large-scale) / under 5 acres (small-scale)
- Width
- Per PUD approval
- Coverage
- Per PUD approval
- Front
- Per PUD approval
- Side
- Per PUD approval
- Rear
- Per PUD approval
What this means in practice
PUD is the workaround when conventional zoning doesn't fit your project. Most large mixed-use, master-planned communities, and complex projects go PUD. The legislative process takes 4-6 months through the Planning Commission and City Council. The approved PUD ordinance becomes your zoning — read it carefully when evaluating PUD-zoned sites, because every PUD is different. PUD amendment for changes requires the same legislative path.
Development Bonus Program
Florida's Live Local Act (effective July 2023, amended 2024) is the headline incentive. In any commercial, industrial, or mixed-use district, reserve 40% of units as affordable at 120% AMI for 30 years and you get: (1) by-right, staff-level approval with no public hearing, (2) preemption of local height caps (match the tallest building within one mile or 3 stories, whichever is greater), (3) preemption of local density and FAR limits, (4) 15% parking reduction in qualifying locations, (5) no zoning change, variance, or conditional use needed. Jacksonville also adopted Ordinance 2023-349-E providing property tax exemptions for 50+ unit projects with 20% affordable units. This is one of the most powerful development incentives in the Southeast — run the Live Local pro forma on every commercial or industrial site you evaluate.
Overlay Districts
Downtown Overlay Zone
Replaces all underlying zoning with CCBD for non-PUD parcels downtown. All development requires DDRB (Downtown Development Review Board) approval. The DIA administers incentives including REV grants, tax increment financing, and forgivable loans. Design guidelines govern street-level activation, building massing, and waterfront access. Plan for 2-4 months of DDRB review on any project.
Riverside/Avondale Zoning Overlay
Protects historic character, economic vitality, and aesthetic appeal of the Riverside/Avondale area. Supplemental zoning regulations and development standards apply on top of base zoning. Most of the overlay area is within National Register historic districts governed by Chapter 307. Exterior modifications visible from the public right-of-way require Certificate of Appropriateness. Budget extra time and design costs for COA review.
Springfield Zoning Overlay
Adopted in 2000 to encourage revitalization of the Springfield neighborhood. Preservation regulations protect historic attributes — the neighborhood has significant Victorian and early 20th-century housing stock. Additional design standards apply for new construction and renovations. Springfield is an active infill market with rising values — the overlay adds compliance cost but protects your investment.
San Marco Overlay Zone
Supplemental development standards for the San Marco neighborhood. Regulates building height, lot coverage, setbacks, and design character beyond base zoning. The overlay preserves the village-scale commercial character of San Marco Square and the surrounding residential areas. If you're developing in San Marco, the overlay standards control — not just the underlying zoning district.
Industrial Sanctuary Overlay
Protects core industrial areas from encroachment by incompatible uses — particularly residential. Limits rezoning of industrial land to non-industrial uses. If you're looking at industrial land within the sanctuary for a residential conversion, expect strong opposition. The overlay exists specifically to prevent loss of the industrial land base.
FEMA Flood Zones
Duval County has extensive FEMA flood zones — the St. Johns River, Trout River, tributaries, and coastal areas all carry flood risk. Check the FIRM (Flood Insurance Rate Map) before making an offer. Flood zone designation affects buildable area, foundation requirements (elevation certificates), insurance costs, and financing. Base flood elevation plus freeboard determines your minimum first-floor height. Floodway vs. flood fringe makes a major difference in feasibility.
Frequently Asked Questions
How do I check zoning for a specific property in Jacksonville?
Use the Duval Property Map at maps.coj.net/duvalproperty — enter an address to see the zoning district and any overlays. For what the zoning means for your specific parcel, contact the Zoning Counter at (904) 255-8300 or visit 214 N. Hogan St., 2nd Floor.
What is the Live Local Act and how does it affect development?
Florida's Live Local Act (2023) preempts local zoning for qualifying multifamily projects in commercial, industrial, or mixed-use districts. Reserve 40% of units as affordable at 120% AMI for 30 years and you get by-right approval — no rezoning, no public hearing, no conditional use. Height is preempted to match the tallest building within one mile. Mixed-use projects must be at least 65% residential. The city also offers property tax exemptions for 50+ unit projects with 20% affordable. Projects as small as 4 units can qualify.
What's the difference between CCG-1 and CCG-2?
Both have the same 60-ft height limit, no lot coverage cap, and no front setback. CCG-2 adds heavier commercial uses — outdoor storage and display, building supply yards, vehicle sales, contractor operations. If you need open-air commercial operations, you need CCG-2. If not, CCG-1 and CCG-2 are functionally identical for most retail and office projects.
How does the Downtown Overlay / DDRB process work?
The Downtown Overlay replaces all underlying zoning with CCBD for non-PUD parcels. All development requires DDRB (Downtown Development Review Board) approval — 9 voting members appointed by the Mayor. DDRB reviews for consistency with the Downtown Master Plan and Design Guidelines. The DIA administers financial incentives. Expect 2-4 months for DDRB review. Engage DIA staff before your formal submission to align expectations.
Can I build apartments on commercial-zoned land?
With conventional zoning, multifamily is not a by-right use in most commercial districts (CCG-1, CCG-2, CN). You'd typically need a rezoning or PUD. However, the Live Local Act changed the game — qualifying affordable multifamily projects (40% at 120% AMI) can be built by-right in any commercial, industrial, or mixed-use district with no zoning change. CRO already allows residential by right.
What are the height limits near residential areas?
Several districts step down near single-family: CO and CN drop from 60 ft to 45 ft when adjacent to single-family. CRO is 35 ft base with 1:1 setback increase for additional height. RHD-A is 45 ft base with 1:1 increase, RHD-B is 60 ft base with 1:3 increase. The step-down provisions are critical — always check what's adjacent to your site before designing to maximum height.
Is Jacksonville city or county zoning?
Both — Jacksonville consolidated with Duval County in 1968. One government, one zoning code (Chapter 656), covering 875 square miles. Four municipalities within Duval County maintain separate governments and codes: Jacksonville Beach, Neptune Beach, Atlantic Beach, and Baldwin. Check your property's jurisdiction before assuming Chapter 656 applies.
Get the full property profile for
any address in Jacksonville
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.