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Zoning FAQs (Frequently Asked Questions)

If you need additional clarification after reviewing the following information you may contact the Zoning Section at (904) 255-8300 or the Current Planning Division at (904) 255-7800 and request to speak with a planner.

1. What is zoning?
2. How can I verify the land use and/or zoning on my property?
3. I received a Notice of Public Hearing in the mail. What does this mean?
3. What can I do in my Zoning District?
4. Where can I find information on the setbacks, maximum lot coverage, minimum roadway frontage, height or density allowed on my property?
5. Where can I find a copy of the Zoning Code?
6. I am considering rezoning, or changing the use of my property. What do I need to do?
7. Where can I find Applications online? Can they also be downloaded and turned in online?
8. I need a letter that confirms the Zoning on my Property. What do I do?
9. How long does an Exception, Variance, and Conventional Rezoning process take? What about Administrative Deviations and Waivers?
10. How can I find a copy of a legislative Ordinance or find out about recent Zoning changes in my neighborhood?
11. There is an upcoming Public Hearing for my Administrative Deviation application. Where can I access a copy of my Staff Report?
12. May I have a home-based business?
13. May I operate a daycare for children in my home?
14. Where can I build a fence on my residential property?
15. What is the difference between a mobile home and a manufactured home? May I have either one on a residential property?
16. Can I put a mobile home on my property?
17. Can I have a storage shed or garage that is not attached to my house on my property?
18. Can I split (subdivide) my land?
19. I am looking for a copy of the building plans for my house. Where can I find them?
20. Is a garage apartment allowed?
21. Where can I park my boat or RV?
22. Does my pool or other accessory structure have to meet the same setbacks as my house?
23. I live on waterfront property. Can I build a dock and/or boathouse?
24. How do I register a complaint about a troublesome neighbor or nuisance property in my neighborhood?
 

 
1. What is zoning?
Zoning provides the standards and regulations that apply to land and structures in the City of Jacksonville. These standards and regulations help implement the City's Comprehensive Plan which contain goals, policies and recommendations of how development in the city (long-term) is to be achieved. The City of Jacksonville has numerous zoning districts. Each one has a list of permitted uses and standards for building setbacks, densities, and heights. Some have specific design guidelines. Please refer to the Zoning Code, on www.coj.net, for details on each classification. 

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2. How can I verify the land use and/or zoning of my property?
Zoning and Land Use information can be found by using the city's online mapping information system at https://maps.coj.net/jaxgis/. You can click on 'Duval Maps' in order to access the map or on 'Tutorial' to learn how to use the system.
 
The most direct way to find information on a particular property is to search by the address of the property or by the ten digit real estate number (RE #), also known as the 'tax identification number' or 'property identification number'. Note that the City of Atlantic Beach, City of Neptune Beach, City of Jacksonville Beach, and the Town of Baldwin maintain their own zoning and building departments and zoning regulations are administered separately from the Consolidated City of Jacksonville/Duval County.
 
For land use questions please contact the Planning Department, Community Planning Division.

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3. I received a Notice of Public Hearing in the mail. What does this mean?
The Applicant is required to notify property owners within a 350 foot radius of a property that has been applied to be rezoned or granted an Exception, Variance, Waiver, or Administrative Deviation. A summary description of the proposed application can be found within the body of the notification. A public hearing date for the proposed change is included in your notification. You are invited to attend the hearing to oppose or support the proposed change. Your attendance is optional, but this is the most effective way to voice your opposition or support to the hearing body. Once filed, all application information is public record and may be viewed or copied by any member of the public subject to public records laws.

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4. What can I do in my zoning district?
Copies of all permitted and permissible uses by exception are available at the Zoning Section and on line for customer use. Please contact the Zoning Counter at (904) 255-8300 for Zoning District Summary which gives you an overview of your zoning district.

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These development criteria depend on the zoning district. The zoning district can be found by following the steps outlined above in Question 
6. Where can I find a copy of the Zoning Code?
The Jacksonville Zoning Code is Chapter 656 of the City of Jacksonville Ordinance Code. An online copy can found by accessing the Municode website and by searching for Chapter 656. Copies for purchase can be obtained through Municode. Link to the City of Jacksonville Code of Ordinances.
7. I am considering rezoning, or changing the use of my property. What do I need to do?
Forms are available at Planning and Development Department by calling (904) 255-7865. Prior to filling out and submitting forms it is recommended that you consult with Planning Department staff and schedule a pre-application meeting. A Certificate of Use application is required for any change in the use of a property.

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8. Where can I find applications online? Can they also be downloaded and turned in online?
All City of Jacksonville Zoning Applications are available at Planning and Development Department by calling (904) 255-7865.  Currently forms are not available for download.

Public Records Notice: To view available records, answers to frequently asked questions or to submit a public records request online, go to our Public Records Request Center. The City of Jacksonville is committed to making its website compliant with all state, local, and federal laws, as well as accessible to as many people as possible. The City is currently developing a procedure to make all documents posted ADA accessible. In the meantime, public records that are not currently accessible will not be posted to the City’s website but remain available pursuant to a public records request.
If written documentation of zoning classification is required for a lender, real estate transaction or similar purpose a Zoning Confirmation Letter may be requested from the Zoning Administrator for a fee, see our website for the current fee at https://www.coj.net/departments/finance/city-fees#Planning%20Department.  Please submit a written request by mail, express delivery, or hand delivery to :
 
Zoning Administrator
Zoning Section  
Ed Ball Building, 2nd Floor
214 N. Hogan Street
Jacksonville, FL 32202
 
The written request should include:
1.  Real Estate Number, known as tax parcel ID number.
2.  Address of the parcel in question.
3.  To whom the letter needs to be addressed.
4.  Where the letter needs to be sent, or if you would like to pick it up then provide contact number.
5.  Any other zoning questions you may have related to the specific parcel. 
 
​All letters are written considering the current applicable laws which are subject to change by City Council.
Please allow 7 to 10 business days for a response.

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10. How long does an Exception, Variance, and Conventional Rezoning process take? What about Administrative Deviations and Waivers?

Rezoning (change of zoning district) applications for both conventional zoning districts and Planned Unit Developments are held in a series of Public Hearings before the Planning Commission, Land Use and Zoning Committee, and City Council at City Hall. Applications need to be turned in and all fees paid by the deadline so that it can be scheduled to be heard for the next available Public Hearing. During this time, the applicant will be required to post signs (supplied by the Department) of the proposed change on the subject property and notifications will be mailed to owners of property within 350 feet of the subject property.

Administrative Deviation applications are held in a Public Hearing before the Zoning Administrator at the Planning Department offices in the Edward Ball Building. Applications need to be turned in and all fees paid by deadline so that it can be scheduled to be heard for the next available Public Hearing and notices mailed to owners of property within 350 feet of the subject property. After the Public Hearing, the Zoning Administrator  has up to twenty-one (21) days to render a decision.

Waivers of Road Frontage and Sign Waiver applications are held in a Public Hearing before the Land Use and Zoning Committee of City Council and then go before the full City Council at City Hall. Once an Application has been turned in and all fees paid, it will be scheduled to be heard before City Council at the next available Public Hearing. During this time, the applicant will be required to post signs (supplied by the Department) of the proposed change on the subject property and notifications will be mailed to owners of property within 350 feet of the subject property.

Zoning Exceptions (conditional use permits), Variances (relief from the conditions of the Code), Minor Modifications to the terms of a Planned Unit Development, Cell Tower Waivers, Waivers of Minimum Distance Requirements for Liquor Sales and Waiver of Architectural and Aesthetic Requirements are held in a Public Hearing before the Planning Commission. Once an Application has been turned in and all fees paid, it will be scheduled to be heard before the Planning Commission at the next available meeting. During this time, the applicant will be required to post signs (supplied by the Department) of the proposed change on the subject property and notifications will be mailed to owners of property within 350  feet of the subject property

You can search for recently enacted and proposed ordinances including rezonings, land use amendments, waivers, text amendments to the Comprehensive Plan, planned unit developments (PUDs), or other ordinances and special use districts such as a zoning overlay using the legislative bill  search.
Staff Reports for the upcoming Administrative Deviation hearing are available in PDF format on the Administrative Deviations page.
Home-based businesses are termed 'home occupations' in the Zoning Code. Home occupations meeting certain criteria are permitted in any residential district. Home occupations do not allow outside employees, exterior signage, stockpiling of materials, the emission of odor, dust, gas,  noise, vibration, smoke, heat, or glare beyond the boundary of the lot, business activity between the hours of 10 PM and 7 AM, mechanical equipment not normally used for domestic purposes, the use of more than 25% of the total area under roof for the business, or off-site parking  incidental to the home occupation. A zoning exception may be required for home occupations that generate traffic. Businesses specifically  prohibited as home occupations are barber shops/salons, commercial stables/veterinary offices, dog grooming, massage parlors and restaurants. For full text on home occupations, please refer to Section 656.401 of the Zoning Code.

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14. May I operate a daycare for children in my home?
Yes, with certain conditions. In the Zoning Code, this use is classified as a care center/day care center or family day care home, depending on the age, relation and number of children being supervised.

Family day care homes are defined as 'an occupied residence in which child care is regularly provided for children and which receives a payment, fee, or grant for any of the children receiving care, whether or not operated for profit.' This use is permitted by right in the RR, RLD, RMD and CCG2 districts with the following conditions:

Care center/day care center means 'a service during all or part of the day, which regularly gives care to children, not of common parentage,  whether or not there is a stated educational purpose and whether the service is known as day care center or family day care home. The total number of children receiving care shall be counted, including children or foster children of the owner or operator, in determining the applicability of this definition.' This use is permitted by Exception in the RR, RLD, RMD, RHD, CO, CRO, CCBD, IBP, IL, IH, PBF-2 and PBF-3 districts. The use is permitted by right in the CN, CCG-1 and CCG-2 districts. The use is permitted by right and by exception with the following conditions:
  • The family day care home operator shall reside on the premises and shall not change the outside appearance of the residence and there shall be no other visible evidence to indicate any use other than the residential character thereof, including the allowable sign pursuant to Part 13 hereof.
  • The family day care home shall be conducted in a single-family dwelling and not in a mobile home or accessory structure.
  • The family day care home shall have no more than five children or adults.
  • The family day care home shall provide an adequate off-street area for the stacking of vehicles and required parking.
  • A fenced outdoor play area be provided meeting the minimum requirements set forth by the state licensing agency be provided and located in the rear or side yards of the subject property.
  • The family day care home shall be limited to the following hours of operation: 6:00 a.m. to 7:00 p.m.
  • Child or adult care centers/day care centers located with between one and 14 children or adults shall meet the minimum lot requirements for the district of which it is a part.
  • Child or adult care centers/day care centers in the AGR, RLD, RMD, RHD and RR Zoning Districts shall be limited to a maximum of 50 children or adults. Centers with between 15 and 50 children or adults shall be located on a site not less than two acres in size and be contiguous to a street classified as a collector street or higher classification, as designated on the Functional Highway Classification Map of the Comprehensive Plan unless the center is located within a church or elementary, middle or high school, with no access from local residential streets
  • Child or adult care centers/day care centers in the CO, CRO and CN Zoning Districts shall be limited to a maximum of 150 children or adults.
  • Child or adult care centers/day care centers in the PBF-2 zoning district shall be limited to a maximum of 150 children or adults. Provided however that when the facility has a minimum of two acres of land and is contiguous to a street classified as a collector street or higher classification, as designated on the functional highway classification map of the Comprehensive Plan the facility may have an additional 50 children or adults for each acre over two acres.
  • >Child or adult care centers/day care centers in all other zoning districts shall be limited to a maximum of 300 children or adults.
  • All centers shall provide an adequate off-street area for the stacking of vehicles and required parking.
  • Where a center is contiguous to a residentially-zoned property, a six-foot visual barrier, not less than 95 percent opaque, shall be provided along the property line, excluding any required front yards.
  • Child care centers/day care centers shall provide a fenced outdoor play area which meets the minimum requirements set forth by the state licensing agency and which shall be located in the rear or side yards of the subject property.
  • Day care centers shall be limited to the following hours of operation: 6:00 a.m. to 7:00 p.m.; and that care centers shall have unlimited hours of operation.
The Zoning Code allows you to build a fence on your property line or any other place on your property depending on your zoning district. This does not assume that the sidewalk or curb is where your property line starts. To accurately determine where your property line is, the land needs to be surveyed. The maximum height of a fence is 4-feet within the front yard setback. Beyond that point, towards the rear of your property, the height of the fence can be up to 8-feet. If you wish to vary any of these height requirements, you must apply for an administrative deviation. There is an exception for lots on a corner. A visibility triangle for traffic safety purposes must be maintained. Please refer to section 656.402 of the Zoning Code for full text on fences.

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 A manufactured home dwelling will bear a seal certifying that it is constructed to standards and rules adopted by the Florida Department of Community Affairs (DCA). A mobile home dwelling does not have this certification. It can be towed on its own chassis and can be installed with or without a permanent foundation and used for living purposes. Both types of homes are treated as single family homes and are permitted the same way in residential districts. However, these types of homes are subject to Aesthetic Review as set forth in Part 4, Subpart C of the City's Zoning Code.  

(back to top) Mobile homes are treated as single family homes and are permitted the same way in residential districts. However, these types of homes are subject to Aesthetic Review as set forth in Part 4, Subpart C of the City's Zoning Code. A zoning assistant would need to determine your property's zoning in order to confirm this as a permitted use.

(back to top) Yes, with certain conditions. Please contact the Planning and Development Department to discuss your particular situation.

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19. Can I split (subdivide) my land?
 Whether or not a property is eligible for subdivision requires the analysis of several factors, including the zoning district, road frontage and  access, total acreage, as well as a number of other items. The Zoning Section's staff would be happy to provide you with more information on the  subdivision process. Please contact the Zoning Section to obtain additional information.

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20. I am looking for a copy of the building plans for my house. Where can I find them?
Building plan records requests are handled by the Archives Division of the Building Inspections Division. Please call (904) 255-8387.

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This may be a permitted accessory use depending on the zoning district you are in and whether or not it contains a kitchen. Call the Zoning Section for the specific regulation for your zoning classification.

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Usually, in residential zoning districts, boats, RV's and utility trailers are required to be parked behind or beside your house. They must meet the front yard setback for the zoning district of that particular property. For specific regulation contact the Zoning Office

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23. Does my pool or other accessory structure have to meet the same setbacks as my house?
Generally, no. The setbacks for pools or other accessory structures are usually less than the required setbacks for your house as long as they are built at least 5 feet away from the house. However, these accessory structures can only be located in rear or side yards, not in the required front yard area.

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Docks and boathouses are permitted on waterfront property, provided there is a house on the lot. Docks must be constructed no closer than the zoning district's minimum side yard setbacks. Boathouses may not have more than 900 square feet of area and shall not be higher than 15 feet above the mean high water mark. They may not be used for dwelling purposes or contain any sleeping or living quarters. Permits will be required from the Florida Department of Environmental Protection and/or the U.S. Army Corp of Engineers.

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Property complaints and issues are entered and tracked using the MyJax system. If you have access to a computer or mobile device, you may submit a request online via MyJax or call (904) 630-CITY.  

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Any other questions not addressed by this F.A.Q. can be addressed by calling the Zoning at (904) 255-8300, Current Planning Division at (904) 255-7800 or email.