Zoning › Florida › Jacksonville

Jacksonville, FL Zoning

Euclidean-zoning. 33 districts · 3 overlays · 6 applicable state preemptions.
This profile is an earlier edition — some fields may be incomplete. An updated profile is in progress.

Overview

Code type
euclidean
Naming convention
abbreviation-encoded with lot-width numeric suffix for RLD series (RLD-60 = 60 ft min width + 6,000 sf min lot); RMD letter-suffixed (A/B/C/D/MH) by density tier; RHD letter-suffixed (A/B) for high density; C*, I*, PBF*, PUD* for commercial/industrial/public/planned

Traditional Euclidean district-and-overlay code under Ch. 656 of the Jacksonville Ordinance Code. Consolidated city-county jurisdiction (Duval County-wide except 4 beach/rural municipalities). Unique lot-size-encoding convention in RLD series (numeric suffix encodes frontage width, lot area follows pattern). Three form-sensitive historic/design overlays (San Marco, Riverside Avondale, Riverside Avondale Historic) plus AICUZ military overlays at NAS Jacksonville and NS Mayport.

Worth knowing
  • Largest U.S. city by land area (874 sq mi); consolidated city-county jurisdiction covers essentially all of Duval County.
  • RLD-series lot-size encoding: numeric suffix = minimum lot width in feet; lot area follows (RLD-60 = 60 ft width + 6,000 sf lot). Unusual mnemonic convention among top-100 U.S. cities.
  • RLD-TND (Traditional Neighborhood Development) requires alley access or detached garage behind primary home; highest lot coverage (65%) in the RLD series; ADU by right — traditional-urban form standard encoded in a low-density residential category.

+ 5 more in Quirks & notes

Districts

res_sf 14com 6res_mf 5ind 4pub 2planned 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
RLD-120RLD-120res_sf43,560 sf[4]35 ft[5]0.25[6]0.5[7]—2[8]25[1] / 25[2] / 10[3]
RLD-100ARLD-100Ares_sf21,780 sf[12]35 ft[13]0.4[14]0.5[15]—2[16]25[9] / 25[10] / 10[11]
RLD-100BRLD-100Bres_sf14,000 sf[20]35 ft[21]0.4[22]0.5[23]—2[24]25[17] / 25[18] / 10[19]
RLD-90RLD-90res_sf9,900 sf[28]35 ft[29]0.45[30]0.5[31]—2[32]25[25] / 25[26] / 10[27]
RLD-80RLD-80res_sf8,800 sf[36]35 ft[37]0.45[38]0.5[39]—2[40]25[33] / 25[34] / 10[35]
RLD-70RLD-70res_sf7,200 sf[44]35 ft[45]0.45[46]0.5[47]—2[48]25[41] / 10[42] / 7.5[43]
RLD-60RLD-60res_sf6,000 sf[52]35 ft[53]0.5[54]0.5[55]—2[56]25[49] / 10[50] / 7.5[51]
RLD-50RLD-50res_sf5,000 sf[60]35 ft[61]0.5[62]0.5[63]—2[64]20[57] / 10[58] / 7.5[59]
RLD-40RLD-40res_sf4,000 sf[68]35 ft[69]0.5[70]0.5[71]—2[72]20[65] / 10[66] / 5[67]
RLD-TNDRLD-TNDres_sf4,000 sf[74]35 ft[75]0.65[76]0.5[77]—2[78]20[73] / — / —
RLD-TNHRLD-TNHres_sf656 sf[82]35 ft[83]0.5[84]0.5[85]—2[86]25[79] / 25[80] / 10[81]
RMD-ARMD-Ares_mf4,000 sf[90]35 ft[91]0.5[92]0.5[93]—2[94]25[87] / 25[88] / 10[89]
RMD-BRMD-Bres_mf6,000 sf[98]35 ft[99]0.5[100]0.5[101]10[102]2[103]25[95] / 25[96] / 10[97]
RMD-CRMD-Cres_mf6,000 sf[107]35 ft[108]0.5[109]0.5[110]15[111]2[112]25[104] / 25[105] / 10[106]
RMD-DRMD-Dres_mf6,000 sf[116]35 ft[117]0.5[118]0.5[119]20[120]2[121]25[113] / 25[114] / 10[115]
RMD-MHRMD-MHres_mf656 sf[125]35 ft[126]0.5[127]0.5[128]—2[129]25[122] / 25[123] / 10[124]
RHD-ARHD-Ares_sf5,000 sf[133]35 ft[134]0.5[135]0.5[136]—2[137]25[130] / 25[131] / 10[132]
RHD-BRHD-Bres_sf5,000 sf[141]35 ft[142]0.5[143]0.5[144]—2[145]25[138] / 25[139] / 10[140]
COCommercial Officecom5,000 sf[149]35 ft[150]0.5[151]0.5[152]—2[153]25[146] / 25[147] / 10[148]
ROResidential Officecom5,000 sf[157]35 ft[158]0.5[159]0.5[160]—2[161]25[154] / 25[155] / 10[156]
CROCommercial, Residential, Officecom5,000 sf[165]35 ft[166]0.5[167]0.5[168]—2[169]25[162] / 25[163] / 10[164]
CNCommercial Neighborhoodcom5,000 sf[173]35 ft[174]0.5[175]0.5[176]—2[177]25[170] / 25[171] / 10[172]
CCG-1Commercial Community/General-1com5,000 sf[181]35 ft[182]0.5[183]0.5[184]—2[185]25[178] / 25[179] / 10[180]
CCG-2Commercial Community/General-2com5,000 sf[189]35 ft[190]0.5[191]0.5[192]—2[193]25[186] / 25[187] / 10[188]
IBPIndustrial Business Parkind5,000 sf[197]35 ft[198]0.5[199]0.5[200]—2[201]25[194] / 25[195] / 10[196]
ILIndustrial Lightind5,000 sf[205]35 ft[206]0.5[207]0.5[208]—2[209]25[202] / 25[203] / 10[204]
IHIndustrial Heavyind5,000 sf[213]35 ft[214]0.5[215]0.5[216]—2[217]25[210] / 25[211] / 10[212]
IWIndustrial Water Relatedind5,000 sf[221]35 ft[222]0.5[223]0.5[224]—2[225]25[218] / 25[219] / 10[220]
RR-AcreRural Residential-Acreres_sf5,000 sf[229]35 ft[230]0.5[231]0.5[232]—2[233]25[226] / 25[227] / 10[228]
PBF-1Public Buildings and Facilities-1pub5,000 sf[237]35 ft[238]0.5[239]0.5[240]—2[241]25[234] / 25[235] / 10[236]
PBF-2Public Buildings and Facilities-2pub5,000 sf[245]35 ft[246]0.5[247]0.5[248]—2[249]25[242] / 25[243] / 10[244]
PUDPlanned Unit Developmentplanned5,000 sf[253]35 ft[254]0.5[255]0.5[256]—2[257]25[250] / 25[251] / 10[252]
PUD-SCPUD Special Circumstancesplanned5,000 sf[261]35 ft[262]0.5[263]0.5[264]—2[265]25[258] / 25[259] / 10[260]

Confidence: confirmed partial under review not found

Overlays

SMOZ
San Marco Overlay Zone
design_character
c§656.1303 (sign regulations reference confirms SMOZ status); p§656.399 series overlay provisions and adopted San Marco design guidelines (exact section not retrieved this pass)
RAZO
Riverside Avondale Zoning Overlay
design_character
c§656.1303; p§656.399 overlay series and adopted Riverside Avondale design overlay exhibit
RAHD
Riverside Avondale Historic District
historic_preservation
c§656.1303 (sign ref); p§656.399 historic preservation overlay series; adopted Riverside Avondale Historic District design guidelines; National Register of Historic Places nomination

State preemptions

FL Live Local Act — SB 102 (2023) + SB 328 (2024)applies
Qualifying condition
Applies to all Florida municipalities including consolidated city-county Jacksonville (874 sq mi, Duval County-wide). Per-parcel qualifying trigger: site must be zoned commercial (CO, RO, CRO, CN, CCG-1, CCG-2) or industrial (IBP, IL, IH, IW) under Ch. 656 AND >=40% of units affordable at or below 120% AMI. Jacksonville has published detailed LLA guidelines and an application form; eligible zones include all C* and I* Ch. 656 districts.
FL Short-Term Rental Preemption — c§509.032(7), F.S.applies
Qualifying condition
Statewide preemption: Jacksonville cannot regulate STR duration or frequency beyond general rules applicable to all residential dwellings unless an STR-specific ordinance pre-dates June 1, 2011. Jacksonville's pre-2011 STR-specific status requires local ordinance archive review; coastal Duval neighborhoods (Atlantic Beach, Neptune Beach, Jacksonville Beach are separate municipalities — this preemption analysis is for the consolidated Jacksonville/Duval jurisdiction proper).
FL Impact Fee Caps — HB 7103 (2019) + HB 337 (2021)applies
Qualifying condition
Statewide applicability to all FL local governments including Jacksonville. Caps impact fee increases at a phased 12.5% per 4-year schedule; higher increases require extraordinary-circumstance finding plus study within 12 months. Jacksonville operates a Mobility Fee System in lieu of traditional transportation impact fees in much of the consolidated jurisdiction (Ord. 2011-405-E and successors).
FL Bert Harris Act — c§70.001, F.S.applies
Qualifying condition
Statewide: property owners may claim compensation for regulations that 'inordinately burden' existing use or vested rights. Jacksonville's large inventory of rural and semi-rural RR-Acre and RLD-120 / RLD-100A parcels in Northwest and Southeast Duval — many platted decades ago — carries material Bert Harris exposure for any prospective downzoning, conservation overlay expansion, or intensification of RLD-series density caps.
FL Private Property Rights (HB 1309/2021)applies
Qualifying condition
Statewide: local governments must not enact regulations inconsistent with adopted comprehensive plan without compensation and must acknowledge constitutionally protected property rights (self-defense, renting, denying entry, working). Jacksonville's Comprehensive Plan (2030 Mobility Element, FLUE, Housing Element) is the controlling document; Ch. 656 zoning must be consistent with FLUE designations.
FL Building Code Preemption — c§553.73, F.S.applies
Qualifying condition
Statewide preemption of local amendments to the Florida Building Code absent specific authorized local technical amendment. Particularly relevant to Jacksonville's coastal (Atlantic Ocean, St. Johns River, Intracoastal) exposure and periodic hurricane rebuild: wind-load (ASCE 7), flood-construction (FBC-R R322 / R324), and elevation standards are FBC-driven, not locally amendable under Ch. 656.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Largest U.S. city by land area (874 sq mi); consolidated city-county jurisdiction covers essentially all of Duval County.
  • RLD-series lot-size encoding: numeric suffix = minimum lot width in feet; lot area follows (RLD-60 = 60 ft width + 6,000 sf lot). Unusual mnemonic convention among top-100 U.S. cities.
  • RLD-TND (Traditional Neighborhood Development) requires alley access or detached garage behind primary home; highest lot coverage (65%) in the RLD series; ADU by right — traditional-urban form standard encoded in a low-density residential category.
  • RLD-TNH (Townhouse) has a 15 ft minimum frontage (25 ft end unit) — extremely narrow lot widths for attached townhouses.
  • RMD-B/C/D density is a sliding formula (base lot area for first 2 units + per-unit addition), not a straight DU/ac cap; both the formula AND the DU/ac cap must be satisfied.
  • NAS Jacksonville + NS Mayport AICUZ: military-installation noise and accident-potential zone overlays exempt LLA qualifying projects within 1/4 mile of installation boundary from automatic administrative approval.
  • Three Council-designated historic/character overlays (San Marco, Riverside Avondale Zoning, Riverside Avondale Historic) cover the city's three pre-war streetcar neighborhood cores.
  • Downtown Overlay (CCG-1 context) has substantially taller height envelope than outlying CCG nodes — material to Live Local Act height-floor calculations in the 1-mile test.

Formulas

Definitions

height
Grade to highest point of structure.
lot_coverage
Building footprint / lot area.
far
Gross floor area / lot area.
du_ac
Dwelling units per gross acre.
setback_front
Front property line to nearest building face.
setback_side
Side property line to nearest building face.
setback_rear
Rear property line to nearest building face.
parking
Spaces per dwelling unit unless noted.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft
max_stories_approx
max_height_ft / 10

Massing explorer

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Parking
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Citations
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Research status

Data quality

35%completeness13 confirmed33 partial
Documented gaps
  • RHD-A, RHD-B full dimensional standards (§656.307) — partial
  • Commercial / Industrial / PBF / PUD full dimensional tables — partial
  • Full overlay parameter tables for SMOZ / RAZO / RAHD — partial
  • NAS Jacksonville + NS Mayport AICUZ overlay dimensional specifics — not extracted
  • Downtown Overlay (CCG-1 contextual height envelope) — not extracted separately

Known issues

schema:v1-legacypriority:lowfreshness:volatiledata:gaps-present

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