Council discussion of Northeast development review board ordinance highlights state Live Local approval of housing near tire recycling site

Jacksonville City Council members and planning staff met in a notice meeting to continue review of an ordinance to create a Northeast Development Review Board and to discuss a separate, state-driven Live Local Act application that planning staff approved for multifamily housing on industrial-light zoned property near a recent tire-recycling fire.

Council Member Mike Gay, who convened the meeting, said the proposed Northeast Development Review Board would mirror the Downtown Development Review Board and cover an area north of the St. Johns River to the Duval County line, roughly east of Main Street and in parts west of the Trout River. Gay said the board would be made up of local residents who have lived in the community at least five years and professionals appointed by the mayor, with appointments confirmed by two district council members. "This is really basically the last frontier to develop," Gay said, arguing the areaincludes wetlands, waterways and 15 named islands unique to Jacksonville.

The meeting turned to a Live Local Act application that planning staff said must be approved administratively if it meets state criteria. Erin Abney, Chief of Current Planning, said the application proposes a multifamily project on properties zoned industrial light that will "have to meet" the Live Local provisions; she said at least 40% of units in the project "will have to meet the requirements of affordable housing" and the project must include a minimum 10% mixed-use component. "After our internal review, we approved it and made you aware of this project that did come into our office that we are required to administratively approve," Abney said.

Council Member Gay said he was not expressing support or opposition but raised safety and siting concerns after a recent fire at a nearby tire recycling facility. "I just see some areas that we really need to consider," Gay said, noting the differences between dust from a concrete facility and tire recycling material and the potential flash point of tire dust. Planning Director Brett James characterized the areaas containing two related local categories: a situational compatibility zone (areas that can be compatible with industrial development under specific rules) and an industrial sanctuary (areas identified for industrial development now or in the future). James said the application at issue includes setback measures required by local standards.

Mary Stapopoulos of the city's Office of General Counsel told council members the Live Local Act "preempt[s] the local governments" in many respects. "Our hands are pretty well tied," she said. "Those projects are all administratively approved. We are obligated to approve them if they meet the criteria." Stapopoulos and Abney said there is some limited ability to apply local buffering and setback standards, but the state framework narrows the city's discretion.

Council Member Reginald Gaffney Jr. said he supported the ordinance language because District 8 and other North-area neighborhoods face rapid growth and inconsistent protections across districts. Gaffney said the bill could create consistent "guardrails" and a citizen forum to address development and infrastructure gaps.

Members asked staff for further analysis. Council Auditor Philip Peterson said the auditor's office does not have a detailed cost analysis of planning department time for CPACs or similar meetings but could perform an in-depth analysis if requested. Brett James said planning staff could provide a projection of departmental costs to support an additional review board and suggested the level of effort for writing staff reports is similar to existing duties though managing an additional board would add "churn." James and staff committed to return with cost projections in a couple of weeks.

Public comments during the two-minute comment period were uniformly supportive of the proposed review board. James Machet said, "If you don't have a seat at the table, you are the food on the table." Dorothy Gillette and other long-time North-side residents cited tree canopy, wetlands and local springs as reasons to add protections. Bridal Grant said the board would give the Northeast community "a voice" after years of feeling neglected.

No formal vote or ordinance adoption occurred at the notice meeting; council members and staff said they expect more notice meetings and follow-up briefings before any bill would be introduced for committee or council action. Planning staff and the city auditor's office agreed to provide cost estimates and additional technical details for future meetings.