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Council approves amended cottage/ADU zoning changes, rejects broader "missing middle" expansion for now
Summary
After extensive public comment, the council approved ordinance 2024-870—with amendments that preserved a homestead requirement for accessory dwelling units and removed parts of an earlier ADU proposal—while deferring wider changes to residential density.
The Jacksonville City Council approved ordinance 2024-870 on a 14-4 vote, adopting changes that expand where cottage-style housing and certain detached townhome options are allowed while keeping limits intended to protect traditional single-family neighborhoods.
Why it matters: Supporters said the changes create more opportunities for homeownership and modest-density housing in urban corridors served by transit and utilities; opponents — and dozens of speakers at public hearings — warned the changes would increase traffic, strain septic systems in older neighborhoods and lead to spot upzoning.
What the council approved: The final, amended bill tightened language to keep the homestead exemption for accessory dwelling units (ADUs), preventing non-owner-occupied rental property from being used to add units; the amendment also clarified that the measure does not convert low-density single-family neighborhoods into multifamily zones.
Council Member Diamond, who sponsored the package of zoning bills, said the ordinance does not change zoning in established single-family neighborhoods and instead aligns zoning with existing land-use allowances in medium-density residential (MDR) areas. "This literally was a cleanup of the bill," Diamond said, adding that cottages are already legal in MDR and the change gives buyers a chance to acquire detached units.
Opponents said the measure would invite higher density development in older neighborhoods with limited infrastructure. Speakers from Arlington-area homeowners'associations, including Colony Cove and Fort Caroline Hills, described traffic backing up on Fort Caroline Road, septic-system limits and safety concerns near intersections. Several speakers asked the council to require impact fees or stronger infrastructure conditions for new development.
Council debate focused on amendments made in LUZ (land-use) committee. Council Member Lisonbee and others said the beaches and some urban neighborhoods already have a mix of housing types and that carefully applied cottage or detached-townhome options can increase homeownership and neighborhood diversity. Council Member Pittman and others said tiny homes and cottages are not the solution for some urban-core neighborhoods that need different forms of affordable housing and direct developer investment.
The council recorded the final vote as 14 ayes and 4 nays. Sponsors said the homestead exemption and language changes are intended to prevent absentee landlords from using ADU rules to create rental-only units.
Ending: The council left more controversial map-based "missing middle" proposals for further discussion and deferred several companion items; opponents signaled they will press for stronger protections for single-family areas as the process continues.
