Duval staff lays out Title 14 overhaul: mixed‑use consolidation, new height measure and relaxed parking rules

On July 7 the Duval City Council reviewed proposed consolidations and substantive changes to Title 14 zoning provisions, with staff seeking council input on mixed‑use district designations, height measurement methods, parking standards and public‑facility zoning.

Director Rob Beatty presented the package as the second of three deep‑dive sessions. Key proposals include consolidating several zoning chapters so each district is handled in one place, renaming and rezoning certain areas to Mixed Use 20 and Mixed Use 30 (with density minimums where residential is proposed), and replacing story‑based height limits with envelope‑style height controls measured from average grade. Beatty recommended a height approach that encourages buildings to follow site contours and avoids boxy silhouettes.

On parking, staff proposed simplifying requirements and allowing applicants to justify lower parking with a parking demand study rather than relying on legacy ratios derived from mid‑20th century models. The package also consolidates park/open‑space and public‑facility districts to reduce redundant requirements that can be impractical for public projects.

Council members asked staff to consider local transit limitations when loosening parking rules and to think about where higher densities will be allowed so growth does not concentrate only at the south end of town. One councilor suggested evaluating whether Main Street zoning should be adjusted to encourage downtown density and commercial activity rather than pushing most mixed‑use capacity to undeveloped areas.

Staff asked for written feedback by July 17 to refine the package before the next steps in the code amendment process.