Zoning › Florida › Duval County › Jacksonville

Jacksonville, FL Zoning

Euclidean-zoning. 33 districts · 3 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

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. | naming_convention_raw=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 ; sub_flags_raw=[consolidated-city-county, coastal-fl, live-local-active, aicuz-military, large-jurisdiction]

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

Confidence: confirmed partial under review not found

Overlays

SMOZ
San Marco Overlay Zone
SPEC

Mapped boundary around San Marco Square and the San Marco commercial corridor (Hendricks Ave / San Marco Blvd / Atlantic Blvd) in Council District 5. Overlay geometry appears on the Jacksonville zoning atlas (maps.coj.net/zoning) and in the Planning and Development Department overlay exhibit.

RAZO
Riverside Avondale Zoning Overlay
SPEC

Mapped boundary covering Riverside, Avondale, and Murray Hill segments west of the St. Johns River in Council District 14; boundary appears on the Jacksonville zoning atlas overlay layer and RAZO exhibit.

RAHD
Riverside Avondale Historic District
SPEC

Mapped boundary covering the locally designated Riverside Avondale Historic District; substantially overlaps the RAZO overlay footprint west of the St. Johns River. National Register nomination boundary is substantially coincident.

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. | effect_on_city=On qualifying C* or I* parcels anywhere in consolidated Duval County: (a) multifamily permitted by right; (b) density = highest residential density allowed anywhere in the jurisdiction — RHD-B under §656.307 is Jacksonville's city-wide density ceiling (specific du/ac value partial pending §656.307 live retrieval); (c) height = tallest of highest zoning height within 1 mile OR tallest existing building adjacent to the site — in Downtown (CCG-1 Downtown Overlay) this floor is very tall; in outlying suburban CCG nodes the adjacent-building height may be the governing floor; (d) >=20% mandatory parking reduction (2024 amendment); (e) city cannot deny or impose non-FBC conditions on qualifying projects. Jacksonville has an NAS Jacksonville carveout: projects within 1/4 mile of the NAS Jacksonville or NS Mayport installation boundary are exempt from automatic administrative approval and subject to AICUZ review. ; citation_source=FL Statute c§166.04151(7); jacksonville.gov Live Local Act guidelines page (Dec 2024); state-preemptions/florida.md ; local_integration_note=Jacksonville's LLA program office (Planning and Development) has issued a detailed applicant checklist — requires demonstration of 40% AMI commitment, identification of the 1-mile height-ceiling reference, and identification of the nearest AICUZ line if within either naval installation's APZ.
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). | effect_on_city=Jacksonville cannot ban or frequency-cap STRs in residential RLD / RMD / RHD districts. May require registration, local business tax receipt, resort tax collection, inspection, and general life-safety / noise / parking compliance applicable to all dwellings. San Marco and Riverside Avondale overlays do not override state preemption for STR regulation. ; citation_source=FL Statute c§509.032(7)
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). | effect_on_city=Consolidated city-county impact fee and mobility fee increases capped; material to Jacksonville given the 874 sq mi jurisdiction spans urban-core infill (Downtown, Riverside, San Marco), established suburban (Southside, Arlington, Northside), and greenfield suburban / rural (Northwest, Southeast Duval) contexts — each with very different infrastructure cost profiles. Extraordinary-circumstance findings are the practical vehicle for fee increases beyond the 4-year cap. ; citation_source=FL Statute c§163.31801
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. | effect_on_city=Any new overlay, downzoning, or intensification of environmental or AICUZ restrictions in Jacksonville should undergo Bert Harris exposure review before adoption. Particularly relevant to AICUZ (NAS Jacksonville, NS Mayport) and coastal / wetland restrictions where existing-use vested rights may conflict with updated hazard overlays. ; citation_source=FL Statute c§70.001
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. | effect_on_city=Jacksonville Ch. 656 rezonings must track Comprehensive Plan FLUE designations; standalone zoning-map amendments inconsistent with FLUE are challengeable. Private-property-rights analysis applies to 2024+ overlay expansions and conservation-land designations. ; citation_source=FL Statute c§163.3167(8); FL Department of Commerce Community Planning guidance
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. | effect_on_city=Jacksonville flood-rebuild and coastal standards must track FBC + ASCE 7 wind-exposure categories; local amendments limited. Affects Chapter 656 to the extent any zoning-code construction-adjacent standard would conflict with FBC. ; citation_source=FL Statute c§553.73

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

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Parking
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— du/ac
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Sources & references

Citations
  1. [1] §656.305
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Research status

Publication gates

primary url presentpassedcode_source = http://jacksonville.elaws.us/code/coor_zose_ch656 (elaws / American Legal Publishing — canonical codified source for Ch. 656 Jacksonville Ordinance Code, not an aggregator)
no aggregator citedpassedProfile scan clean — no Zoneomics / Steadily / SitePlanGuide / SiteDesignGuide / SitePlanCreator / Propwire / Zonara / Unzoned references. All citations are Ch. 656 §-references, FL Statute c§166.04151(7)/509.032(7)/163.31801/70.001/163.3167(8)/553.73, jacksonville.gov LLA guidelines, or state-preemptions/florida.md.
confidence tags full formpassedAll retained confirmed claims carry c§656.305 (RLD lot area + coverage + RLD-40..RLD-70 setbacks), c§656.306 (RMD-B/C/D du_ac), or c§656.1303 (SMOZ/RAZO/RAHD sign cross-reference). Partial claims carry p§656.XXX form per FM-8 paired-field rule; their v values are nulled where unconfirmed to avoid template-bleed.
overlays have parameters trigger confidencepassed3 overlays (SMOZ, RAZO, RAHD) — each has non-empty parameters[] (7 entries), explicit geographic_trigger, status=partial, citation=c§656.1303 + p§656.399, and retrieval_failure_reason naming the unretrieved §656.399 series.
preempt section city specificpassed6 FL preemption laws (Live Local Act c§166.04151(7), STR c§509.032(7), Impact Fee Caps c§163.31801, Bert Harris c§70.001, Private Property Rights HB 1309 c§163.3167(8), FBC c§553.73) — each with Jacksonville-specific qualifying_condition_checked + effect_on_city narratives (consolidated 874 sq mi jurisdiction, RHD-B §656.307 density ceiling, NAS Jacksonville + NS Mayport AICUZ 1/4-mile carveout, Mobility Fee System Ord. 2011-405-E, RR-Acre/RLD-120 NW/SE Duval Bert Harris exposure, Atlantic + St. Johns coastal FBC exposure). Aggregate >5,100 chars city-specific text.

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

freshness:volatiledata:gaps-presentretrieval:elaws-503-2026-05-18retrieval:wayback-503-2026-05-18

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