Council approves contested Morse–Seabard rezoning after heated hearings; site-specific cap set

The Jacksonville City Council voted to approve a controversial land-use amendment and accompanying planned-unit development for property near Morse and Seabard avenues, despite repeated recommendations from city planning staff to deny the change.

Council approved the legislative land-use change (filed as 2026-00006) and the related PUD (2026-00007) after debate and public hearings that lasted multiple hours. The final roll-call tallies were 11 yeas and 6 nays on both measures. Council adopted a site-specific policy limiting the approved density to eight units per acre, a compromise the developer proposed after community opposition.

Why it matters: Planning staff recommended denial, saying the requested change from Low-Density Residential (LDR) to Medium-Density Residential (MDR) was inconsistent with the city's Future Land Use Element and the Southwest Jacksonville Vision Plan. Residents argued that the site is surrounded by established low-density neighborhoods, that local roads are not designed for the extra traffic, and that the change amounted to spot zoning.

Neighbors told the council they feared traffic and safety impacts. "We're talking over 900 to a thousand new vehicles on our road every day," said resident David McClure, who described recent increases in nearby development and called for up-to-date traffic analysis. Samantha Series, another resident, said the planning department's report provides "competent, substantial evidence" recommending denial and urged members to follow that advice.

The developer and supporters argued the project is an infill opportunity with infrastructure nearby and said they had reduced density to address concerns. Hayden Phillips, representing the applicant (Meritage Homes), said the project now proposes 77 detached single-family homes with several concessions: lowering lots from an initial 89 units to 77, increasing minimum lot widths on a portion of lots, enlarging buffers, and adding a neighborhood park. He also told council the planned average sale price was estimated at about $300,000.

Planning department officials emphasized the procedural and policy concerns. Staff said MDR permits a substantially higher density (up to 20 units/acre in many situations) and that granting MDR—even with a short-term site-specific cap—could create precedent pressures. "This is premature and inconsistent with our adopted policies," the planning analyst told the council during the hearing.

What's next: Several council members urged staff and the Rules/Planning teams to pursue a new intermediate category (frequently described in discussion as an "LMDR") so future proposals can avoid ad hoc fixes. Councilmember Dr. Johnson and others said the city should stop "putting band-aids" on the code and instead fix the land-use taxonomy.

The council's action allows the developer to proceed toward site-plan review, where traffic engineers and permitting staff will assess any needed mitigation—turn lanes, intersection work, or other infrastructure upgrades—before building permits are issued.