[{"_1":2,"_96":-5,"_97":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,86],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6350440,"mediaKeyId","2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61","parentId",2233145,"title","Jacksonville panel approves San Pablo Place rezoning after years of legal disputes and new conditions","audioSeconds",4014,"startMs",336000,"endMs",4350000,"viewUrl","/Search/View?dp=1&key=2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61&start=336&end=4350","thumbnailUrl","https://assets.pipeline.soar.com/2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61/thumbnail_336000.jpg","articleUrl","/articles/6350440/Jacksonville/Duval-County/Florida/Jacksonville-panel-approves-San-Pablo-Place-rezoning-after-years-of-legal-disputes-and-new-conditions","mediaUrl","https://secure.pipeline.soar.com/6350440-a343ec79f10f0ab31698a2b7aca78013/orig.mp4?Expires=1771210782&Signature=YcOBhxqudBSGCUzAx6bf02lW~Q~n5dVWoDXD623rkPXudxpLNS5hLFUSbo7EX~~swE0ZAPjEJ8wVxFQR-ZjvGtY7DWJeIpmO79K0mSXFgx30locfNyhzMd67awpNRJgmJ8ICOmapf-6-fqohVDdteZJE5eNQLUJ5aNNgQf5zp3vPIATAx~-pj23-5t2xIRMjKJZ5Hfm-1ows6ZprqeLfXiYTSfaZ4UJVcgzQ8-Q8M0XNW9WbVPuLLw6AFSzYk5qbvafE3JWu2Sc6bZUA5iHb0zJWyCPRqFYwYpNzph6G3fCe7VX4J-E5hde1bBaHxJH1FNPqdVPVfAtK7HsUdoxAkg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Jacksonville, FL","date","2025-02-04T00:00:00Z","article","A rezoning to allow a large residential-and-commercial project at 4915 San Pablo Road South won unanimous approval from the City of Jacksonville Land Use & Zoning Committee on Feb. 4, 2025, after extended public comment and negotiations that surfaced decades-old court orders and private settlement agreements.

The committee approved a Planned Unit Development (PUD) to permit up to 259 multifamily units and about 24,000 square feet of commercial uses on roughly 12.95 acres. Committee members amended the proposal before voting to require a traffic study at civil site-plan review, preserve a 45-foot landscape buffer along the eastern property edge, and require that any residential units be restricted as “housing for older persons” to the fullest extent permitted under the Federal Fair Housing Act.

Why it matters: The site has been the subject of litigation and a private settlement involving neighboring property owners for more than two decades. Neighbors said those agreements and deed restrictions were meant to limit density, setbacks and building heights; the applicant and staff said subsequent PUD approvals and the passage of time affect what the city can legally permit. The committee’s vote advances a project that developers say will reuse an under‑utilized parcel while neighbors warned approving the new PUD would erode the protections they believed were guaranteed by private agreements and court rulings.

Planning staff presented the staff report to the committee, saying the proposal is consistent with the city’s 2045 Comprehensive Plan land-use designation (CGC) and noted the proposed project’s density — about 12.8 units per acre — is below the 20‑units-per‑acre allowed in that land‑use category. Staff recommended approval with revised exhibits and conditions; the Planning Commission previously forwarded a unanimous recommendation of approval with conditions.

Applicants and neighbors: The applicant’s lead attorney, Steve Debonau, and ownership representative Michael Sills said the owners have held the property for 25 years and that the revised PUD reduces traffic impact compared with previously entitled office uses. “Under the current approved zoning, 225,000 square feet of office generates 2,350 daily trips. Under our proposal to do residential as an alternate use, we would generate less than 800 daily trips,” Debonau told the committee.

Opposing speakers — represented at length by multiple attorneys and by longtime neighboring owners including Charles E. Dixon III and other Dixons and representatives of the adjacent hotel — said prior settlement agreements, deeds and earlier court decisions limited the property’s permissible uses and setbacks. Those speakers said a 2001 Court of Appeals decision and a 2002 settlement with deed restrictions had been relied upon by neighbors when building and investing nearby, and they said those private covenants still govern the land. “Approving this proposal will neutralize much of our investments,” said resident Charlie Tom, describing the value that neighbors had placed on the earlier, more restrictive conditions.

Applicant’s response on private agreements: The applicant said earlier PUD approvals (including a 2008 PUD) and the limited time for challenging zoning actions under state rules affect the legal picture. “Those deed restrictions … expire in October of 2026,” Debonau told the committee, arguing some private restrictions are time-limited and that the 2008 PUD changed how earlier settlement terms were implemented.

Key committee actions and conditions: Councilman Rory Diamond offered the amendment package the committee adopted. The final action included:
- A requirement that JEA‑style traffic studies be submitted at civil plan review (LDPM 1.1.11 standards).
- A written condition restricting residential units to “housing for older persons” to the fullest extent permitted by the Federal Fair Housing Act (the applicant explained the federal exception generally requires that 80% of units be occupied by residents 55+ when operating as housing for older persons).
- A requirement to provide access to the adjacent parcel to the south (a cross‑access easement) and clarifications to the revised PUD written description and site plan (exhibits were updated on record).
The Diamond amendment was seconded and carried by voice vote, and the PUD ordinance passed 7‑0 on final committee action.

What remains: Several neighbors and intervening property owners said they may pursue enforcement of private covenants or litigation after the city’s zoning decision. Committee members and city attorneys repeatedly emphasized the distinction between private covenants (enforceable between parties in court) and municipal zoning authority. The applicant said it will continue working with adjacent owners to memorialize agreements about parking and buffers.

Ending: The committee’s approval moves the project to the next steps of civil site-plan review and permitting. The traffic study and the written conditions adopted by the committee will be elements staff reviews during civil plan and building permit review; any changes that materially alter the PUD will require subsequent approvals. Speakers said they would continue to monitor and, if necessary, pursue private remedies in court for disputes about deed restrictions and past settlement agreements.","mediaType","Video","parentTitle","City of Jacksonville Land Use & Zoning Committee Meeting Feb 4, 2025","oneSentenceSummary","The Land Use & Zoning Committee unanimously approved a Planned Unit Development rezoning Feb. 4 to allow a mixed residential‑commercial project at 4915 San Pablo Road South after extended public comment about long‑standing private settlement agreements and deed restrictions.","taxTitle","Jacksonville, Duval County, Florida","taxId",2881,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6350430,"Phoenix Art District expansion cleared by committee; PUD will allow food‑oriented uses and outdoor entertainment",0,15512000,"/Search/View?dp=1&key=2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61&start=15512&end=15512","https://assets.pipeline.soar.com/2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61/thumbnail_15512000.jpg","/articles/6350430/Jacksonville/Duval-County/Florida/Phoenix-Art-District-expansion-cleared-by-committee-PUD-will-allow-foodoriented-uses-and-outdoor-entertainment","https://secure.pipeline.soar.com/6350430-518faaa335d3269b608ad8406de3a84a/orig.mp4?Expires=1771210782&Signature=lbcZ70FqdHypJf1CPtnOfvKS3YRc4T0PEbLpkGXJL1OwM~T~0muiLiFgJaMi96Yaj~tEXpUmWuBfYxNxao-ZWvv-k8y8Au1vfFhS8qneozj6Fcud-ueisxFtNvYaX2euAQi4NPyLLEHlZuok-fR0QQN5gDM1hL5zTGXW7ThanXIqvsAmkP5HMCtWxG9LWfPsRHcufhrKEoioGAZf7S5i52BWvCKReYqH1RzyH73anKfxSmB0Td31o4XPap7GSQ3v8TnaMY5s1mYqxLznm5LMHZ0Cs6Hf13Oz6H3c5AJeIvDsTfeDVXVPZ7Ew-OdHopuyAMrHbHu8nEiu0xH3G7tecQ__&Key-Pair-Id=KUT5TJCACFTXG","A PUD rezoning to convert a former warehouse into a mixed entertainment venue — a combination of indoor food vendors, an art gallery and outdoor amenities such as playgrounds, a splash pad and mini‑golf — received committee approval Feb. 4 with conditions restricting amplified music and site lighting.

Lede: The Committee approved the PUD amendment for a 0.6‑acre site near the Phoenix Art District to enable a “food court / arts / outdoor entertainment” use in a reworked industrial building, with noise and lighting limits to protect nearby residences.

Nut Graf: Planning staff found the PUD compatible with the city’s light‑industrial land use and consistent with nearby creative‑district redevelopment. Because the parcel abuts single‑family homes to the north, the committee adopted two conditions limiting amplified music after 10 p.m. and requiring lighting controls and photometrics to minimize night glare.

Details: The property, originally a 1959 warehouse, is near the emerging Phoenix Art District and close to other arts and entertainment uses. The applicant described plans for a multi‑vendor indoor hall, a small art gallery and outdoor amenities intended to increase pedestrian activity and strengthen the adjacent arts corridor.

Staff said the site meets land‑use criteria for mixed light‑industrial and commercial reuse, and the Planning Commission recommended approval with two conditions to minimize disturbance to the neighborhood: a cutoff time for amplified sound and detailed exterior lighting specifications. Condition language requires that \"there shall be no amplified music after 10 p.m.\" and that lighting be directed away from residences and limited to specified foot‑candle levels at property lines; the applicant agreed to the conditions at the hearing.

Applicant and community: Applicant Hector Zayas told the committee the project intends to activate a previously underused warehouse and provide an arts‑oriented civic amenity. Neighbours offered no recorded opposition at the Planning Commission hearing; the committee discussion focused on buffer, music and lighting limits to preserve nearby residential character.

Next steps: With committee approval, the project advances to civil site‑plan review, where detailed engineering, drainage and the lighting photometrics required by condition will be checked. The committee’s limitations on amplified music and lighting will be part of the verified substantial compliance package, and the planning department will verify compliance before issuing permits.

Ending: The decision supports reuse of a vacant industrial building for arts and food uses while adding enforceable limits intended to reduce nighttime impacts on adjacent homes.","The committee approved a PUD to convert an industrial warehouse into an arts/food court and outdoor entertainment area near the Phoenix Art District, adding conditions on amplified music and lighting to limit impacts on adjacent homes.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":78,"_43":89,"_45":89,"_47":90,"_49":91,"_51":92,"_53":93,"_55":56,"_57":58,"_59":94,"_61":62,"_63":64,"_65":95,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6350435,"Council committee approves Richardson Road townhomes after community seeks lower density and buyer‑sale assurances",9554000,"/Search/View?dp=1&key=2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61&start=9554&end=9554","https://assets.pipeline.soar.com/2233145-ec90f2b11f2b91bf8c6d87db2ea7bc61/thumbnail_9554000.jpg","/articles/6350435/Jacksonville/Duval-County/Florida/Council-committee-approves-Richardson-Road-townhomes-after-community-seeks-lower-density-and-buyersale-assurances","https://secure.pipeline.soar.com/6350435-c410e1b09002918dc18f1bbe2877b0a7/orig.mp4?Expires=1771210782&Signature=J7CoMLrsPUqM8CjlvVczwa9XzVMnDSat6JSqZATgt61cPvD1RC4MjHROev01XOo5w9saPLED2vTUTj5fPDwSmFZkzwnr58IDXcsQJ2X7NSOp9wguZZ5cApEHmkqS312RgzsJ8e2cLVKm64qTKAJ3qhlqwKpYhsOoFpULX6BL2nTZ1RIneQlEqoCThpP66CcIC5l-3kCyNJrl1oPLjfhG33Pm0FI1~G3FY2AUuCEYXU2fiv5yxaAQwxDo9D58-RoP0zHBtV4NF4noaX8zTtE1WuSfB~Wt~Kr9lYccEoc9WKDQawVbxDPu12x4CNMI04P~T0T7XI5OhJSNPIgTNO0Yhg__&Key-Pair-Id=KUT5TJCACFTXG","The Land Use & Zoning Committee voted Feb. 4 to approve a PUD rezoning that would allow roughly 40 townhomes on a 3.36‑acre parcel near New Kings Road and Richardson Road after neighborhood opposition and staff review. Committee members attached conditions intended to limit disruption and respond to neighborhood concerns, including an amendment asking the applicant to offer the units initially as for‑sale homes.

Why it matters: Residents argued the parcel should remain lower density and expressed safety and traffic concerns on Richardson Road, where sidewalks are limited. Proponents said the townhome project is consistent with the 2045 Comprehensive Plan and would provide new housing choices at a price point the developer estimates near $250,000.

What the committee approved: Planning staff told the committee that the site is in the RPI land‑use category, which allows up to 30 units per acre; the applicant proposed 40 townhomes (about 11.9 units/acre) and provided a revised written description and site plan. Council members added conditions at the meeting including: adoption of the revised exhibits, a provision (requested by council) that the townhomes be initially offered as for‑sale units, and clarifying language limiting the parking impacts and requiring the usual civil traffic review. The committee also accepted a developer commitment for a six‑foot vinyl fence along much of the property line and other mitigating measures. The Planning Commission had already recommended approval.

Community response and negotiations: The applicant’s agent, Mike Herzberg, said the project will bring new investment to a neighborhood that last saw large‑scale development decades ago and that site economics require roughly 39–40 units for feasibility. He said the site is a logical place for townhomes because the nearby roadway network and transit access can serve the extra units, and he cited FDOT review noting adequate capacity on nearby arterials.

Neighbors and civic leaders voiced concerns at a well‑attended community meeting and in public comment before the committee. Opponents said the neighborhood’s roads (notably Richardson Road) are narrow and already experience congestion and safety issues; speakers asked for lower unit counts, additional buffers, and clarity about parking and sewer/stormwater impacts. Councilmember Joanna Pittman, who represents the district, said residents are not opposed to housing but asked for conditions that would make the project more acceptable; she and others pressed for sale‑first assurances and for further study of driveway access and street improvements.

Key technical points and conditions:
- Planning staff: Site area 3.36 acres; proposed 40 townhomes = ~11.9 units/acre; RPI land use allows 30 units/acre; FDOT: nearby roadways adequate to accommodate trips in staff analysis. Planning Commission recommended approval.
- Committee conditions adopted: attach revised written description and site plan (dated 12/05/2024), require a 6‑foot vinyl fence on the north/south/west sides (per applicant offer), require traffic study at civil site plan review following LDPM standards, and the applicant agreed to a written commitment that units be initially offered for sale (applicant said he would agree to deed instead if required). The committee also discussed but did not require deed‑restricted 55+ status; the applicant said they would consider deed restrictions if desired but made clear the standard federal “housing for older persons” exception would apply if imposed.

Outcome and next steps: The committee approved the rezoning as amended by voice vote and forwarded the ordinance with conditions. The PUD moves to civil site‑plan review, where staff will check the traffic study, onsite stormwater and required frontage improvements; any deviations from the approved exhibit set would require additional approvals. Neighbors who opposed the rezoning said they will continue to press for additional protections at the site‑plan stage; the developer said it will proceed with engineering and marketing in line with the committee’s conditions.

Ending: The committee’s decision balanced the developer’s stated economic feasibility needs with neighborhood requests for limits and sale assurances. The final product will be shaped further in the civil review process, where engineering standards and the committee’s conditions will be enforced.","LUZ approved a PUD to rezone 3.36 acres at Richardson Road & New Kings Road to allow 40 townhomes following intense local opposition. The committee added conditions: revised site plan, an exhibit limiting units, a requirement to market units for sale initially, lighting/parking clarifications, and an optional 55+ restriction discussed by the appl","actionData","errors"]

Article not found

Jacksonville panel approves San Pablo Place rezoning after years of legal disputes and new conditions

Phoenix Art District expansion cleared by committee; PUD will allow food‑oriented uses and outdoor entertainment

Council committee approves Richardson Road townhomes after community seeks lower density and buyer‑sale assurances