TRADITIONAL NEIGHBORHOOD DEVELOPMENT (TND) DISTRICT

Jacksonville Ordinance Code tit. XVII, ch. 656, pt. 3, subpt. K

in effect

Jacksonville Ordinance Code § 656.380 Purpose and intent.

Sec. 656.380. - Purpose and intent. The Traditional Neighborhood Development (TND) district is designed to ensure the development of land along the lines of traditional neighborhoods. Its provisions adapt the urban conventions which were normal in the United States from colonial times until the 1940s. The TND zoning prescribes the following physical conventions: (a) The neighborhood is limited in area to that which can be traversed in a ten- to 15-minute walk. (b) Provides a mix of housing densities and types. (c) Residences, shops, workplaces and civic buildings are located in close proximity. (d) A well defined and detailed system of interconnected streets serve the needs of the pedestrian and the car equitably, providing multiple routes to all parts of the neighborhood. (e) Physically defined open spaces in the form of plazas, squares and parks provide places for formal social activity and recreation. (f) Civic buildings reinforce the identity of the neighborhood, providing places of assembly for social, cultural and religious activities. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.381 Definitions.

Sec. 656.381. - Definitions. The following definitions shall be applicable in the TND district. When there are conflicts between the terms used herein and definitions provided elsewhere in the Ordinance Code and related rules and regulations, the TND Subpart shall take precedence. Terms used throughout this Subpart shall take their commonly accepted meaning unless otherwise defined in Chapter 656. Terms requiring interpretation specific to this Subpart are as follows: Alley. A vehicular passageway designed in accordance with the land development procedures manual (LDPM) allowing ingress, egress, maintenance and all utilities and which provides secondary and/or service access to the sides or rear of lots. Alley lights. Lighting as designed and provided per developer. Light standard to be uniform and of JEA standard. Artisanal use. The manufacture and sale of artifacts utilizing only hand-held and/or table mounted electrical tools contained within an enclosed structure. Block. A combination of building lots serviced by an alley, the perimeter of which abuts public use lands (in most cases public rights-of-way). Civic building. Any permitted or required civic use building when located in a civic use lot. Colonnade. A roof or building structure, extending over the sidewalk, open to the street and sidewalk except for supporting columns or piers. Cornice line. A molded and projecting horizontal member that crowns an architectural composition. A cornice line shall project a minimum of two inches from the front elevation of the structure. Curb radius. The curved edge of the street at intersections, measured at the edge of the travel lanes. Front porch. A front porch is an un-air conditioned and unglazed, roofed structure attached to the front of the dwelling unit. Frontage line. The property line adjacent to the street or square. In the case of a corner lot, that part of the building lot having the narrowest frontage on any street shall be considered the frontage line. Greenbelt. An optional open space area adjoining the neighborhood proper and no less than 150 feet wide at any place. Guest house. The provision of no more than four bedrooms for letting. Food service may be included between the hours of 6:00 a.m. and 11:00 a.m. The maximum length of stay shall not exceed 14 days. Limited office use. A business or the supply of professional services housed in an area not to exceed 1,000 gross square feet. Maintenance easement. A perpetual exterior wall easement, minimum four feet in width. Meeting hall. A building designed for public assembly, containing an area equivalent to a minimum of four square feet per dwelling unit. The total number of dwelling units shall be established at the time of the TND approval. Neighborhood proper. The built-up area planned for development within a TND, including blocks, streets, squares and parks, but excluding greenbelts or other open green periphery areas. Outbuilding. A secondary structure used for residential, parking or storage use. Park. An open space whose area is delineated by the surrounding building frontage lines within the neighborhood proper. Parking area. Vehicular use area, pursuant to Section 656.1501, but excluding alleys. Pedestrian pathways. Pedestrian pathways are interconnecting paved walkways that provide pedestrian passage through blocks running from street to street. Plaza. An open space area within a town center on which all shopfront lots front. Private open space. That space on each lot that is for the private use of the inhabitants of such lot. Rear lot line. Boundary of the alley adjacent to the rear of a lot. Residential use. Any lot, plot, parcel, or piece of land or any building used for dwelling purposes. Setback. The horizontal distance from the property line on which the enclosed portion of the building shall be built. Shared parking. Any parking spaces intended to be utilized for more than one use occurring on a single lot or within a single building, where persons utilizing the spaces are unlikely to need the spaces at the same time of day. Square. An outdoor, pedestrian public open space tract whose area is defined by adjacent buildings' frontage lines. Street lamp. A light standard not to exceed 16 feet in height located in TND streets #1, 2, 3, or TND village center. Boulevard light heights may be higher than 16 feet where appropriate. Street lighting design shall meet the minimum standards developed by the illumination engineering society. Street tree, large. A tree with a mature height of 50 feet to 100 feet. Examples include: Live Oak, Shumard Oak, Sweet Gum, Tulip Tree, Sycamore, Red Maple, Bald Cypress, Southern Magnolia, and River Birch. Street tree, medium. A tree with a mature height of 30 feet to 45 feet. Examples include: Bradford Pear and American Holly. Street tree, small. A tree with a mature height of 15 feet to 30 feet. Examples include: Dogwood, Crape Myrtle, and Wax Myrtle. Street vista. A view through or along a street centerline which is not less than 600 feet in length. Streetedge. A masonry wall, wood fence or electrostatically-plated black aluminum or wrought iron fence, two and one-half feet to four feet in height, no less than 50 percent opaque, or a hedge which will reach 85 percent opacity and a minimum of three feet in height in two years placed along the frontage line. Streetwall. A masonry or wood wall, or electrostatically plated black aluminum or wrought iron fence six feet in height, no less than 25 percent or more than 50 percent opaque (except for service yards which require no less than 50 percent opacity) built along the frontage line. Any openings shall be gated. The percent opacity shall be calculated including all openings. Through street. A street functionally classified as a collector in the City of Jacksonville comprehensive plan. Town center. A town center is an optional and accessory use to the TND providing for larger scale commercial shopfront uses in buildings that front a plaza. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.382 Required design elements of a TND.

Sec. 656.382. - Required design elements of a TND. (a) Land use. The entire land area of a TND shall be divided into a neighborhood proper and optional natural or greenbelt areas. (b) Size. Within a TND, the minimum size of the neighborhood proper shall be 40 acres and the maximum size shall not exceed 200 acres. Larger parcels shall be developed as multiple neighborhoods proper, each individually subject to all the provisions. A neighborhood proper may be located adjacent to, but shall not be bisected by, a street functionally classified as an arterial, or higher. (c) Density. The total number of dwelling units cannot exceed the functional land use category in which it is located. Except for the public use category, land uses in the TND are regulated by net lot area (street and alley rights-of-way excluded) as a percentage of the gross area of the neighborhood proper. (d) Land use allocation. (1) The following uses shall represent the listed percentages of the neighborhood proper: (A) Public use (five percent or five acres minimum, whichever is greater, excluding public and private rights-of-way); (B) Civic use (two percent minimum); (C) Shopfront use lots (two percent minimum, 20 percent maximum) - Town center use (maximum of 50 percent of shopfront use); (D) Rowhouse use lots (20 percent minimum, 50 percent maximum); (E) House use lots (30 percent minimum, 50 percent maximum); (F) Workshop use lots (three percent minimum, seven percent maximum). (2) Similar land use categories shall face across streets. Dissimilar categories may abut at rear lot lines. Public uses and civic uses are considered similar land use categories with all TND use categories. (3) Land use categories of one category greater or lesser intensity may abut at side lot lines (the street requirements of the greater intensity use shall govern) or face across a square or park. For example, house use may front rowhouse use; rowhouse use may front house use or shopfront use; shopfront use may front rowhouse use or workshop use; workshop use may front shopfront use. (4) The land use for corner lots which front on streets of dissimilar use may be designated the more intensive use category. (e) Lots and buildings. (1) All lots shall share a frontage line with a street or square. (2) All buildings shall have their main entrance opening to a street or square (except outbuildings). (3) All uses shall be conducted within completely enclosed buildings, unless otherwise specified herein. (4) Stoops, front porches and handicap ramps may encroach up to ten feet into the front yard setbacks, and shall not count against lot coverage limitations. (5) Colonnades shall have, at the sidewalk, a minimum clear height of ten feet (excluding signage or lighting) and a minimum clear width of eight feet (from frontage line to inside column face). Colonnades shall be constructed 36 inches from the frontage line. Awnings are permitted within the TND district but are not considered colonnades. Colonnades shall not cause roof drainage into the public right-of-way. (6) A maintenance easement must be provided on a lot adjacent to a zero-lot line property. The easement shall be kept clear of structures. This easement shall be shown on the plat and incorporated into each deed transferring title to the dominant and servient property. The wall shall be maintained in its original color and treatment unless otherwise agreed to in writing by the affected lot owners. Roof overhangs may penetrate the easement on the adjacent lot to a maximum of 24 inches, but the roof shall be so designed that water runoff from the dwelling placed on the lot line is limited to the easement area. The easement shall be maintained, unless otherwise agreed to in writing, by the two affected lot owners. (7) Outbuildings may be a maximum of two stories, not to exceed 26 feet in height and have a maximum building footprint of 500 gross square feet. (8) Any wall, fence or hedge built between the frontage line and a point even with the nearest enclosed edge of the house shall not be of a height greater than the streetedge. (9) The maximum perimeter of all blocks within the TND shall not exceed 2,000 feet. No block face shall have a length greater than 800 feet without an alley or pedestrian pathway providing through-access to another street or alley. (f) Streets, alleys and pedestrian pathways. (1) Traffic control signing shall be established for each community to satisfy intersecting street geometries and shall be installed at entrances and other appropriate locations. (2) Streets shall provide access to all lots. (3) All streets, alleys and pedestrian pathways shall connect to other streets within the TND. Except for local street #3, all streets within the TND shall connect to existing and projected streets outside the TND, if applicable. Cul-de-sacs, T-turnarounds and gated or dead-end streets are not permitted within the TND. (4) TND streets shall be constructed in accordance with the land development regulations relative to TND projects. A neighborhood proper may be located adjacent to, but shall not be bisected by, a street functionally classified as a minor arterial or higher. (5) Street furniture such as trash containers and bus benches shall be permanently secured to the sidewalk. (6) No sign, awning, lighting, wiring or other object higher than 27 inches from the ground shall extend more than four inches horizontally over any sidewalk from the column, post or wall on which it is mounted, nor shall the sign hang down above the sidewalk unless its bottom edge is at least nine feet above the sidewalk. (7) There shall be a continuous network of alleys to the rear of lots within the neighborhood proper, except as may be provided herein. (8) Alleys may be dedicated to the City as right-of-way, parceled out and owned by a homeowners association, or granted as an easement to the City. In any event, it shall be the responsibility of the homeowner's association to enforce clear passage and prohibit encroachment in the alleys. The cost of maintaining the stabilized surface of the alleys shall be as agreed upon at the time of the passage of the TND. (9) Pedestrian pathways shall be not less than ten feet nor more than 20 feet in width with a minimum pavement width of eight feet. Pedestrian pathways shall provide an unobstructed view, from street to street, no less than ten feet wide. (g) Parking. (1) Parking requirements for on-site parking shall be pursuant to Section 656.604, Ordinance Code. However, the applicant may reduce the number of spaces required by 25 percent, except in those instances where the use is exclusively residential or town center. (2) On-street parking directly fronting a lot shall count toward fulfilling the parking requirement of that lot. One parking space credit shall be given for every space in front of a lot that is over 50 percent of the length of the parking space. Civic use lots within or adjacent to public use tracts may count on-street parking fronting the public use tract toward their parking requirements. (3) Off-street parking areas shall be located at the rear or at the side of buildings. Streetwalls shall be built on the frontage line of parking areas. (4) Attached and detached single-family units shall each have a minimum of two parking spaces. (5) Size requirements of parking spaces shall be in accordance with Section 656.607, Ordinance Code. (6) Parking areas and parking garages shall not: (A) Abut street intersections; (B) Be adjacent to squares, parks or civic use lots; or (C) Terminate a street vista. (7) Adjacent parking areas shall have vehicular connections, via an alley. (8) An on-site or common off-site parking area is permitted in shopfront, rowhouse and workshop uses and shall be credited to the required parking for individual uses. (9) Off-street parking requirements may be met through off-site, and/or on-street parking areas within a 600-foot radius of the activity. (h) Landscaping. (1) Street trees should be used as a design element to provide visual identity to the TND and reinforce street hierarchy. Street trees shall be planted along all streets. (2) Spacing between street trees and their placement shall be pursuant to the land development procedures manual. (3) Parking areas with more than six spaces shall be designed pursuant to the provisions of the Landscape Code. (i) Open space. (1) Parks shall be paved for no more than ten percent of their area exclusive of dedicated rights-of-way. They shall be landscaped, and surrounded by building frontage lines whose collective linear footage is equivalent to at least 50 percent of the park perimeter's linear footage. Parks shall have a length-to-width ratio of at least three to one. (2) Plazas shall be limited to parking, landscaping, and permanent architectural and/or water-oriented features. (3) Private open spaces shall be open to the sky except for roofed porches. Atriums, gardens, garden courts, walks, patios, and other similar spaces shall count as private open space. Up to one-third of the private open space area may be a roof terrace. (4) Squares shall include streets on at least three sides. Squares shall be at least 75 percent paved and surrounded by shopfront use lots or rowhouse use lots on at least 60 percent of their perimeter (perimeter being defined as the aggregate of the frontage lines of the surrounding lots). For at least one square, hereinafter referred to as the mandatory square, shopfront uses shall be permitted on all the surrounding lots. Squares shall have a length-to-width ratio of no greater than three to one. (5) A greenbelt area shall be preserved in perpetuity in its natural condition, or enhanced by the owner as for example wetlands, stormwater management facilities, golf courses, or passive recreation. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.383 Prohibited uses.

Sec. 656.383. - Prohibited uses. The following nonexclusive list of uses are not permitted anywhere within a TND: Vending machines, including newspaper, except as an accessory use within a commercial building; detached signs; chemical manufacturing, storage or distribution as a primary use; gun shops, pawn shops, chicken hatcheries, packing houses, tire vulcanizing and retreading, automobile sales and rental, any commercial use in which patrons remain in their automobiles while receiving goods or services, except service stations; on-site enameling, painting or plating of materials for off-site use, except artists' studios and as provided in the workshop land use category; outdoor advertising or billboards; terminal or yard used for the business of carting, moving, or hauling goods, except delivery of goods to businesses within a TND; prisons or detention centers, except as accessory to a police station; manufacture, storage or disposal of hazardous waste materials; scrap yards; mobile homes; sand, gravel or other mineral extraction; or kennels. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.384 Public use.

Sec. 656.384. - Public use. (a) Land use. (1) Land designated for public use shall be tracts consisting of parks, squares, greenbelts, and civic use buildings. (2) The only buildings permitted in public use tracts shall be civic use buildings. (3) A maximum of 15 percent of a park or square may be used as a civic use lot. (4) Large area recreational uses such as golf courses and multiple game fields shall be located outside the neighborhood proper. (b) Land allocation. (1) Each neighborhood proper shall contain at least one square, no less than 60,000 square feet and no greater than 120,000 square feet. No single square or park can be more than 45 percent of the public use area. This mandatory square shall be within a 300-foot radius of the geometric center of the neighborhood proper. (2) The remaining required public use tracts shall be divided into lesser tracts and distributed such that no part of the neighborhood proper is further than a 600-foot radius from a park or square. (3) Squares, parks and waterfronts shall have at least 50 percent of their perimeter abutting public use or semi-public tracts or streets. (c) Lots and buildings. Setbacks for civic use buildings shall be indicated on the master plan at the time of final council approval. (d) Parking. Parking on public use tracts shall be restricted to required parking for civic use facilities located thereon. Such parking shall be graded, compacted and paved. Public use tracts shall permit a maximum of 15 percent of the land area of each tract to be used for civic use lots including required parking. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.385 Civic use.

Sec. 656.385. - Civic use. (a) Land use. Land designated for civic use may include meeting halls, open-air community structures such as bandshells and pavilions, libraries, elementary and middle schools, day care centers, police stations, fire stations, post offices, private clubs, churches, playgrounds, museums, cultural societies and visual and performing arts buildings excluding adult entertainment facilities. (b) Land allocation. (1) Civic use lots shall be located within or adjacent to a square or park tract or on a lot terminating a street vista. (2) The developer shall covenant to construct a meeting hall on a civic use lot, on or adjacent to the mandatory square upon the sale of 50 percent of the lots and/or units of the neighborhood proper. (c) Lots and buildings. Buildings located on civic use lots shall not exceed 40 feet in height, excluding spires, cupolas, monuments, flag poles, and chimneys. (d) Parking. (1) The number of required parking spaces for civic uses shall be in accordance with Part 6 of this Chapter; however, required parking may be provided within a 600-foot radius of the civic use facility provided that the required parking is under common lease or ownership with the civic use building it serves and that the same is approved at a public hearing. (2) Civic uses within or adjacent to a public use tract may utilize the on-street parking fronting the public use tract toward its parking requirement. (3) When on-site parking is provided, no less than 75 percent of the off-street parking places shall be to the rear of the building. Access may be through the frontage. (e) Signage. Two wall signs shall be permitted for each structure, not to exceed a combined total of eight square feet. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.386 Shopfront use.

Sec. 656.386. - Shopfront use. (a) Land use. (1) Commercial uses as permitted in the Commercial Neighborhood (CN) district, residential uses, including guesthouses, and other similar uses as may be approved by the City Council at the time of the TND approval, except those listed as prohibited uses. At least 50 percent of the gross square footage of the shopfront use development shall be allocated to residential and/or guest house use. (2) Residential uses, except for entries and lobbies to residential uses, are not permitted on the ground floors of shopfront use buildings. (b) Land allocation. (1) A maximum of three shopfront use lots may be consolidated for the purpose of constructing a single building. (2) A maximum of 50 percent of all shopfront use lots may be consolidated. (3) A minimum of two shopfront use lots shall front on the mandatory square. (c) Lots and buildings. (1) Shopfront use lots shall have a maximum width of 50 feet and a minimum width of 25 feet. (2) Street-front entries shall be at grade to allow handicap access. (3) Buildings on shopfront use lots shall have the facade or column face of the colonnade built directly on the frontage line along at least 70 percent of their linear frontage. For lots at street intersections, the building shall be built directly on the side street frontage for at least 50 percent of its linear frontage. (4) The unbuilt portion of the frontage line shall have a streetwall built directly upon it. (5) Buildings on shopfront use lots shall have a setback of zero feet along at least one side property line. There shall be a three feet minimum setback from the rear lot line. (6) Buildings on shopfront use lots shall cover no more than 50 percent of the building lot area. (7) Buildings on shopfront use lots shall not be less than 24 feet in height and shall not exceed 40 feet in height (excluding chimneys and elevator towers). When fronting a square, buildings shall be no less than 30 feet in height. A cornice line shall define the first floor. (8) At least 25 percent of the lot shall be reserved for private open space. (9) Unenclosed balconies with a minimum of nine feet of clearance above grade shall be permitted to extend up to six feet over the sidewalk. (10) Colonnades are required when shopfront use lots front on the mandatory square. Enclosed space shall be permitted directly above the sidewalk. (11) An outbuilding is permitted on each lot. (d) Streets and alleys. (1) Shopfront use lots shall front on TND boulevards or TND village center streets as depicted in the band development procedures manual. (2) Posted vehicle speed for shopfront use streets shall not exceed the minimum allowed by law. (3) Shopfront use lots may front on a town center. (4) Shopfront use lots shall have their rear lot lines coinciding with an alley as depicted in the land development procedures manual. (e) Parking. No less than 75 percent of the off-street parking spaces shall be to the rear of the building. Vehicular access may be through the frontage only if an alley or side street providing access to the alley is not within 200 feet of the lot. (f) Signage. Any conflicting provisions of the City sign ordinances (Chapter 320, Chapter 656, Ordinance Code) notwithstanding, all signs shall be wall signs or cantilever signs and shall not exceed a total of 24 square feet per building with no more than three signs. Individual cantilever signs shall be mounted perpendicular to the building face and shall not exceed eight square feet. No sign shall be mounted above the first floor of the structure. All signs shall be nonilluminated. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.387 Town center use.

Sec. 656.387. - Town center use. (a) Land use. (1) The town center shall meet all requirements of the shopfront use category, except as modified below, and all other requirements of the TND, including requirements for parking lots if any part of the plaza is used for parking. (2) A minimum of 35 percent of the gross leasable building area (taken in sum) of the lots fronting the plaza shall be for residential use. (3) Town centers may include, in addition to Commercial Neighborhood (CN) uses, one grocery and/or department store use, each not exceeding 15,000 square feet of building footprint area. (b) Land allocation. (1) The town center buildings shall surround the plaza on at least 35 percent of its perimeter. (2) A maximum of 50 percent of the TND's allocation for shopfront use lots may be transferred to the town center. Any additional commercial area shall only be permitted where designated on the future land use map (FLUM). (3) There shall be no more than one town center in a TND. (4) A maximum of four lots fronting the town center plaza may be consolidated. (c) Lots and buildings. (1) Town center plazas shall extend no further than 600 feet along the through street from the centerline of the intersection and shall have a minimum area of 1,400 square feet per TND acre to a maximum of 200,000 square feet. (2) The town center shopfront uses shall be located no further than a 600-foot radius from other shopfront uses located on the mandatory square. (3) There shall be a direct street connection between the mandatory square and the town center plaza. (4) Colonnades are required on all shopfront use buildings fronting the town center plaza. (5) At least ten percent of the plaza shall be devoid of parking and developed with permanent architectural and/or water features as a focal point for the town center. Such focal point shall be in addition to other landscape requirements as provided in the TND. (d) Parking. (1) A portion of the town center plaza may be used for off-street parking. (e) Signage. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.388 Rowhouse use.

Sec. 656.388. - Rowhouse use. (a) Land use. (1) Land designated for rowhouse use shall contain buildings for residential uses including townhouse, multifamily, limited office as permitted in the Commercial Office (CO) zoning district, guest houses, care centers/day care centers pursuant to Part 4 of this Chapter, and artisanal uses. Nonresidential uses are limited to 50 percent of the gross square footage for rowhouse use development. (2) One hundred percent of the building area above the ground floor shall be designated for residential use. (b) Lots and buildings. (1) A maximum of five rowhouse use lots may be consolidated for the purpose of constructing a single building containing multifamily dwellings. (2) A maximum of 50 percent of all rowhouse use lots may be consolidated. (3) Rowhouse use lots shall have a maximum width of 32 feet. (4) Rowhouse use buildings with the minimum setback shall have their front entry set to one side of the facade. This is to preserve the possibility of retro-fitting a ramp for wheelchair access. (5) Rowhouse use buildings shall be attached (built with no side setback or as a single building) with a minimum of five-unit segments. Lots comprising the end of the block adjacent to the street or alley may be attached in segments of two to five units. (6) Principle structures on rowhouse use lots shall be setback five to 15 feet from the frontage line. Such structures at street intersections shall be setback six feet from the frontage line and side street line. Setback requirements shall apply to the enclosed portion of the buildings only. (7) Principle structures on rowhouse use lots shall have a setback of zero feet from at least one side property line. There shall be a three-foot required rear yard setback. (8) An outbuilding is permitted on each lot. Outbuildings shall have no required side yard setbacks, but shall have a three-foot rear yard setback. (9) Setbacks on consolidated rowhouse use lots shall apply as in a single lot. (10) Principle structures on rowhouse use lots shall cover no more than 40 percent of the lot area. Outbuildings shall not count against lot coverage. (11) No building on rowhouse use lots shall exceed 35 feet in height (excluding chimneys and elevator towers) and a cornice line shall be used to define the first floor. (12) Principle structures on rowhouse use lots shall have a first floor front elevation 18 inches minimum above finished sidewalk grade. (13) A minimum of 30 percent of the building lot area shall be developed as private open space. (14) Rowhouse use lots shall have a streetedge built along the unbuilt parts of the frontage line. (15) Front porches are encouraged and shall count towards private open space requirements. (c) Streets and alleys. (1) Rowhouse use lots shall front on TND boulevards, TND village center streets, or TND local street #1 as depicted in the land development procedures manual. (2) Posted vehicle speeds for rowhouse use streets shall be the minimum allowable by law. (3) Rowhouse use lots shall have their rear lot lines coinciding with an alley as depicted in the land development procedures manual. (d) Parking. All off-street parking places shall be to the rear of the building. Access shall be only through an alley. (e) Signage. Any conflicting provisions of the City sign ordinance (Chapter 330, Chapter 656, Ordinance Code) notwithstanding, all signs shall be wall signs and limited to two signs and shall not exceed a cumulative total of four square feet. No signs shall be mounted above the first floor of a structure. All signs shall be nonilluminated. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.389 House use.

Sec. 656.389. - House use. (a) Land use. Land designated for house use shall contain single-family residential uses which may include home occupation. (b) Land allocation. (1) A maximum of two house use lots may be consolidated for the purpose of constructing a single residence. (2) A maximum of 50 percent of all house use lots may be consolidated. (c) Lots and buildings. (1) Principal structures on house use lots shall be raised a minimum of 18 inches from finished exterior sidewalk grade. (2) Principal structures on house use lots shall be setback five to 20 feet from the frontage line. However, if vehicular access is through the frontage, then the minimum setback, including the front porch, shall be five feet in order to assure a clear viewing zone. Such structures on corner lots shall be setback ten feet from the frontage line and the side street frontage. (3) House use lots shall have a minimum width of 40 feet and a maximum width of 75 feet with a minimum average lot size of 5,000 square feet. (4) Setbacks on consolidated house use lots shall apply as on a single lot. (5) Buildings on house use lots shall be setback from the side lot lines equivalent (in total) a minimum of 20 percent of the width of the lot. The entire setback may be allocated to one side. If buildings have a zero-foot setback on one side, a four-foot maintenance easement shall be required on the adjacent lot. (6) Principal structures on house use lots shall be setback a minimum of 20 feet from the rear lot line. Outbuildings on house use lots shall be setback a minimum of five feet from the rear lot line except on an alley, where it may have a three-foot setback. Side setbacks for outbuildings shall be the same as for the primary structures on the lot. (7) Principle structures on house use lots shall cover a maximum of 40 percent of the lot area. Outbuildings and front porches do not count in lot coverage. (8) No building on house use lots shall exceed 35 feet in height (excluding chimneys). (9) Principle structures on house use lots shall have a streetedge built along the frontage line. (10) All principal structures on house use lots shall have front porches which may count towards private open space requirements. (11) A front porch shall have a minimum depth of eight feet and a minimum width of 12 feet and, except for insect screening, shall only have supporting columns visible above 45 inches from the finished porch floor level. Side and rear porches are not subject to the depth requirements. (12) An outbuilding is permitted on each lot. (d) Streets and alleys. (1) House use lots shall front on TND local streets #1, #2, or #3 as depicted in the land development procedures manuals. (2) Maximum posted vehicle speed for house use streets #1, #2, or #3 shall be the minimum required by law. (3) House use lots shall have their rear lot lines coinciding with an alley, as depicted in the land development procedures manual, except where the rear lot adjoins a greenbelt. (e) Parking. (1) All off-street parking places shall be to the side or the rear of the building. Where no alley access exists and vehicular access is through the frontage, garages or carports shall be located a minimum of 20 feet behind the front plane of the primary structure. (f) Signage. One flush mounted wall sign not to exceed one square foot shall be permitted. All signs shall be nonilluminated. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.390 Workshop use.

Sec. 656.390. - Workshop use. (a) Land use. Land designated for workshop use may contain one or more of the following uses: Artists' studios and accessory gallery Artisanal use Automobile parking garages Automobile minor service and repair shops Bait and tackle shops Bakeries (wholesale) Banks (excluding drive-in teller services) Cabinet shops Cold storage warehouse Dance studios Dry cleaning and dying establishments Gasoline service stations Glass installation Health and exercise clubs Interior design shops Leather goods manufacturing (excluding tanning) Locksmith shops, sharpening and grinding shops Hardware stores Mail order offices and storage Office buildings Photography labs Pottery shops Printing shops Restaurants (excluding drive-through service) Secondhand stores Upholstery and furniture shops Veterinarian hospitals in sound proofed air conditioned buildings Wholesale sales room and storage rooms (b) Land allocation. (1) Workshop use building lots shall constitute a minimum of three percent and a maximum of seven percent of the gross area of the neighborhood proper. (2) Workshop use lots shall not be within 300 feet of the geometric center of the neighborhood proper or the mandatory square. When a TND borders land designated on the FLUM as agriculture or open land, then workshop land use lots shall not be permitted within 330 feet of such neighborhood proper boundary. (c) Lots and buildings. (1) Buildings on workshop use lots shall have a setback of zero or five feet from the frontage line. The setback for corner lots shall not exceed five feet from the frontage line and the side street line. (2) Street-front entries shall be at-grade to allow handicap access. (3) Buildings on workshop use lots shall cover no more than 50 percent of the lot area. (4) A minimum of 15 percent of the lot area shall be developed as landscaped open space. (5) Buildings on workshop use lots shall not exceed 35 feet in height. (6) Workshop use lots shall be separated from other use types at the side and rear lot lines (except an entry on the alley) by a continuous masonry wall no less than six feet nor more than eight feet in height. (7) Workshop use lots shall have a maximum width of 300 feet. (d) Streets and alleys. (1) Workshop use lots shall front on Local Street #1 or #2, as depicted in the land development procedures manual. (2) Posted vehicle speed for workshop use streets shall be the minimum required by law. (3) Workshop use lots may front on through streets if approved by the City Council at the time of submission. (4) Workshop use lots shall have their rear lot lines adjacent to an alley, except where the rear lot line adjoins a greenbelt. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.391 Limitations on variances.

Sec. 656.391. - Limitations on variances. The following provisions of this TND Subpart shall not be varied: (a) The requirement for the use of alleys. (b) Curb requirements. (c) Front porch requirements. (d) Location of on-site parking. (e) Colonnades. (f) Rowhouse and house use with first floor is inches above finished grade. (g) Average block perimeter. (h) Public/semi-public use and civic use land allocation requirements. (i) Minimum land allocation requirements. (j) Street width requirements. (k) Maximum and minimum setback requirements. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.392 Architectural standards required.

Sec. 656.392. - Architectural standards required. Each TND shall contain architectural standards by which the structures will be developed. The purpose is not to demand cookie-cutter sameness, but to ensure design continuity in the neighborhood as a whole. The architectural standards shall be presented as a part of the rezoning application as an attachment to the written description. The standards shall include the process for selecting the review board and the procedures for the administration of the board. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.393 Rezoning procedures.

Sec. 656.393. - Rezoning procedures. (a) Pre-application conference. Prior to the preparation of an application for rezoning to the traditional neighborhood development district, each applicant shall meet with the Planning and Development Department and other affected and/or interested City departments, and where applicable, regional and State agencies, representative of adjacent municipalities and counties, as deemed necessary by the Department, in connection with the preparation of an application for rezoning to the Traditional Neighborhood Development district. The general outlines of the proposal, evidenced schematically by site plan(s) and a written description of the intended plan of development, sufficient for the understanding of the proposed development, shall be provided by the applicant for consideration at such meeting(s), before the filing of such an application for rezoning. The purpose of the pre-application conference shall be to assist in bringing the overall application, as consistently as possible, into conformity with these and other regulations, to define specifically those variations from the usual application of the provisions of the Zoning Code, and to furnish the applicant with recommendations that would inform and assist with the preparation of the components of an application for rezoning to the Traditional Neighborhood Development district. (b) Authorization to file an application for rezoning to Traditional Neighborhood Development district. All applications for rezoning to the Traditional Neighborhood Development district, including applications for minor modifications thereto, shall be submitted to the planning and development department which shall verify that the application is complete and sufficient for review, including any specific requirements from the pre-application conference, prior to filing with the Building Inspection Division. (c) Required exhibits for an application for rezoning to Traditional Neighborhood Development. (1) An application for rezoning to Traditional Neighborhood Development district shall proceed in general as other applications for rezoning and in addition to the information usually required for such applications, a commitment by all owners within the boundaries of the proposed Traditional Neighborhood Development district which requires the following: (i) To proceed with the development in accordance with the site plan(s), written description of the intended plan of development and any condition(s) set forth by the Council in the ordinance which approves the Traditional Neighborhood Development district; and (ii) To bind their successors in title to proceed with the development according to subsection (c)(1)(i) of this Section. (2) An application for rezoning to the Traditional Neighborhood Development district shall, in addition to the aforementioned, be accompanied by the following, in sufficient copies as deemed necessary by the Planning and Development Department for referrals and recommendations: (i) Site plan(s), map(s), and drawing(s), or other graphic documents of the proposed Traditional Neighborhood Development district depicted at an appropriate scale as determined by the Department, shall indicate the following, unless it is determined by the Department that such exhibits are not necessary for review of the same: (A) The existing site characteristics including any significant variation of elevation, water course(s), unique natural features, and natural vegetation. (B) The location of all land uses by acreage, density including the number of dwelling units, intensity, and/or nonresidential floor area of such uses. (C) Dimensioned cross Sections showing the relationship between roadways, sidewalks, street trees and furniture, frontage walls, primary building setbacks, outbuildings setbacks, alleys, underground and aboveground utilities. (D) The existing and proposed vehicular circulation system, pedestrian circulation system, and points of ingress and egress to the development, including rights-of-way and paving widths. In addition, all existing and proposed rights-of-way, driveways, and median openings (if any) within 660 feet of the proposed development. (E) Site plan(s), map(s), drawing(s), traffic studies and/or other studies and reports, as may be required by the Department. All of the aforereferenced required exhibits may be required by the Department in order to make the findings, determinations and recommendations. Additional information as needed may be required by the Department during the review. (F) In addition to the aforementioned required exhibits, the Department may require information detailed to the point of the site plan(s) providing the building layout, elevations and/or other details related to site design for the proposed development consistent with the written description of the intended plan of development. (ii) A written description of the intended plan of development shall be submitted to the Department clearly describing the following: 1. Names of the project and the owner, developer, planner, architects and engineers. 2. Ownership and maintenance agreements of public use and civic use lots and buildings, alleys and roadways. 3. Approximate dates when construction of the phases are to be initiated and completed. 4. Continued operation and maintenance agreements. 5. Architectural standards. A legend including the following applicable information shall be provided as part of the site plan(s) in accordance with the following format: Total gross acreage (minimum 40 acres, maximum 200 acres) _____ | Acres Greenbelt | _____ Gross acres of neighborhood proper | _____ | Acres Acreage and percentage of neighborhood proper of each different land use: _____ Public use tracts | _____ | acres | _____% Civic use lots | _____ | acres | _____% Shopfront use lots (2% minimum, 20% maximum) | _____ | acres | _____% Rowhouse use lots (20% minimum, 50% maximum) | _____ | acres | _____% House use lots (30% minimum, 50% maximum) | _____ | acres | _____% Workshop use lots (3% minimum, 7% maximum) | _____ | acres; | _____% Total number of dwelling units | _____ | d.u. | N/A Total amount of active recreation and/or open space | _____ | acres | _____% Total amount of passive open space | _____ | acres | _____% Amount of public and private rights-of-way | _____ | acres Average block perimeter | _____ | lin. ft. Parking areas (with more than 6 spaces) | _____ | acres Parking spaces | _____ | quantity Trees | _____ | quantity Max. coverage of buildings and structures at ground level | _____ | sq. feet _____ (d) Criteria for review. In evaluation and consideration of an application for rezoning to the Traditional Neighborhood Development district, the Planning and Development Department, Planning Commission and the City Council, including the appropriate committees thereof, shall evaluate and consider the following criteria: (1) Consistency with the comprehensive plan. No Traditional Neighborhood Development may be approved unless it is consistent with the comprehensive plan. (2) Consistency with the concurrency management system. The established levels of service standards adopted in the comprehensive plan. (3) Consistency with the requirements of Chapter 656, Subpart K, Traditional Neighborhood Development District. (4) Compatibility with existing and planned uses of properties surrounding the proposed Traditional Neighborhood Development and not have any avoidable or undue adverse impact on existing or planned surrounding uses. (5) Usable open spaces, plazas and recreation areas to provide appropriate recreational opportunities, protect sensitive environmental areas, conserve areas of unique beauty or historical significance, provide structure to neighborhood design, and encourage compatible and cooperative relationships between adjoining land uses. (6) Consistency with the limitations specified within the wetland categories as defined in the comprehensive plan; i.e., saltwater marshes, riverine/estuarine wetlands, and all other wetlands. (7) Listed species survey as required by the comprehensive plan. (8) Incorporation of appropriate pedestrian and bicycle accessways so as to provide for a variety of movement opportunities. (e) [Enactment of ordinance.] Following review by the Planning Commission, and the public hearings as required for all applications for rezoning, the City Council may enact an ordinance which clearly identifies and/or lists all data, exhibits, information, site plan(s), etc. being approved as part of the Traditional Neighborhood Development district, establishing a Traditional Neighborhood Development district including any conditions related thereto, based upon findings that the Traditional Neighborhood Development district will accomplish the objectives and meet the standards of the district and is consistent with the comprehensive plan. Development within a Traditional Neighborhood Development district shall proceed substantially in accordance with all data, exhibits, information, site plans, etc. submitted and approved for the intended plan of development and any conditions set forth by the City Council in the ordinance which approves the Traditional Neighborhood Development district. (f) Modifications to a Traditional Neighborhood Development district. An amendment to an approved Traditional Neighborhood Development district may be accomplished through either an administrative deviation, minor modification, or by filing an application for rezoning. Any amendment must be in conformance with the criteria of this Subpart. (1) Administrative deviations. In order to facilitate deviations to an approved Traditional Neighborhood Development district, the Director of Planning and Development may authorize administrative deviations which comply with the following criteria: (i) There is no change in the approved land use(s) including the amount, configuration and location thereof, no increase in the number of dwelling units or amount of nonresidential floor area, or any associated characteristics of any use. (ii) Driveways and/or streets are located in the same general location, are the same or fewer in number than originally approved, perform the same general function and maintain the same public and/or private rights therein. (iii) There is no change of any specific dimension or setback depicted on the site plan(s) or in the written description of the intended plan of development. (iv) There is no change to any condition(s) set forth by the City Council in the ordinance which approved the Traditional Neighborhood Development district. The Director is authorized to promulgate the rules and procedures necessary to implement an administrative deviation. (2) Minor modifications. In order to facilitate minor modifications to an approved Traditional Neighborhood Development district, the Planning Commission may authorize minor modifications which comply with the following criteria: (i) That there is no change in the approved land use(s), including the amount and general location thereof, no increase in the number of dwelling units or amount of nonresidential floor area, or any associated characteristics of any use. (ii) Driveways and/or streets do not significantly alter the general distribution of traffic and pedestrian circulation or its relationship to the street or modify the public or private rights therein. (iii) There is no change to any condition(s) set forth by the City Council in the ordinance which approved the Traditional Neighborhood Development district. The Planning Commission is authorized to promulgate the rules and procedures necessary to implement a minor modification. Minor modifications to an approved Traditional Neighborhood Development district shall be advertised and noticed in a manner prescribed herein: Notice of the time and place of the public hearing shall be as required by Section 656.136. (3) Major changes. In order to facilitate any other change to an approved Traditional Neighborhood Development district, an application for rezoning shall be filed in a manner consistent with other applications for rezoning. (g) Verification of substantial compliance with the Traditional Neighborhood Development district. Following the adoption of an ordinance creating a Traditional Neighborhood Development district and prior to any development within the same, three sets of detailed development plans for the portion of the Traditional Neighborhood Development district proposed to be developed shall be submitted to the Department for verification of compliance with the approved Traditional Neighborhood Development. If the plans are found to be in compliance with all approved data, exhibits, information, site plan(s), and written description of the intended plan of development, and any conditions approved as a part of the ordinance that approved the Traditional Neighborhood Development district, an approved copy shall be returned, as soon as practicable, to the developer or the designated agent, an approved copy shall be forwarded to the Building Inspection Division, and one approved copy shall regain on file in the office of the Planning and Development Department. (Ord. 94-607-773, § 1)

Jacksonville Ordinance Code § 656.394 Design review procedure.

Sec. 656.394. - Design review procedure. The procedures for right-of-way and utility design review of a TND project shall be as required by the City's land development procedures manual (LDPM). (Ord. 94-607-773, § 1)

Source: City of Jacksonville, Ordinance Code and Charter and Related Laws (Municode Library, library.municode.com)URL: https://library.municode.com/fl/jacksonville/codes/code_of_ordinances?nodeId=TITXVIILAUS_CH656ZOCO_PT3SCDIRE_SPKTRNEDETNDIFetched: 10/27/2026