Developer seeks rezoning of about 9 acres in Jacksonville's District 10; residents cite old dumps, sinking houses

Councilwoman Renee (District 10) convened a community meeting where a property owner asked the city to rezone roughly 9 acres near Myrtle Avenue to allow higher-density residential development.

Erin Abney, a planner with the City of Jacksonville Planning Department, told the meeting, "The property owner came to us seeking to rezone their property" and said the applicant is seeking to change the parcel's zoning so that the site could host more apartment units. Abney described current zoning as a mix of RLD-60 (residential low density) and RMD‑B (residential medium density, about 10 units per acre) and said the owner seeks a conventional rezoning to RMD‑D, which would allow up to about 20 units per acre.

The request has already passed earlier review stages: Abney said the application "...was heard by planning commission... They voted approval, and then it went to... Land Use and Zoning. They voted approval, and now where we're at is... the full city council." Abney told residents the item was scheduled for a full council hearing on September 23.

The most contested issue at the meeting was the site's history and safety rather than the zoning labels. Sari Hal Rice, who described herself as a developer and owner representative, said a wetland survey showed roughly 20% of the parcel is wetlands and that the team has requested an environmental study. "We have already requested environmental study," Rice said. She said the mixed zoning across the parcel complicated earlier plans and that a conventional rezoning would give the owner flexibility while still requiring compliance with landscaping, setbacks and other code requirements.

Jeff Foster, supervisor in the City of Jacksonville Solid Waste Division, told residents he reviews developments proposed on or near known former dump sites and that he has authority under the city's solid-waste ordinance to require mitigation and testing. "I also, have the authority through our ordinance, which is ordinance 3 80, to review any development on a former dump site," Foster said. He described the city's review focus as whether contamination could reach "environmentally sensitive receptors" by vapor, contact or ingestion, and said mitigation can range from engineered liners for stormwater ponds to changes in utility design and construction techniques to prevent differential settling.

Several residents described past problems in nearby neighborhoods built over former disposal areas. An attendee identified in the meeting as a resident recounted longstanding structural problems: "A lot of us didn't know nothing about the Casalino dump. We didn't know nothing about the door boy dump," and described houses that later required jacking and underpinning because of sinking foundations. Residents referenced Fairway Oaks as a local example where houses experienced differential settling after development.

Councilwoman Renee and staff walked residents through civic options for input. City staff and neighborhood coordinators encouraged participation at the Citizens Planning Advisory Committee (CPAC) and at the Land Use & Zoning (LUZ) and full council hearings. The council member said staff cannot stop applicants from filing but can ensure tests and studies are required and that residents' comments are entered into the public record.

No final construction permits have been issued. City staff and speakers repeatedly said environmental testing and required regulatory review would occur before permits are issued and that mitigation measures would be specified if tests show hazardous conditions. Foster said some mitigation and design requirements come at the development plan or permitting stage, when building plans trigger the solid-waste review.

What happens next: the rezoning request remains on the council agenda for a full vote (Abney said it was scheduled for September 23), and developers said they were awaiting environmental-study results. Residents were urged to attend CPAC and the council meeting and to submit written comments if they want the community's concerns recorded in the permitting and review process.

Ending: The developer representative said tests were pending and that the project team would return to share results and next steps; the city solid-waste official said the ordinance and permitting process give the city tools to require mitigations if contamination or structural risks are confirmed. Residents were directed to the District 10 office for follow-up contact information and to CPAC for community comment opportunities.