EXECUTIVE SUMMARY

The Future Land Use Element focuses on achieving the broad array of community goals and objectives related to land use identified during the planning process. The element is composed of both textual and graphic components, which are intended to be used in concert to achieve an integrated, functional network of urban, suburban and rural living and working environments within the City.

The goals, objectives and policies, and associated provisions of this element provide a framework to guide land development and redevelopment decisions throughout the planning period. A goal is the long-term end toward which programs and activities are ultimately directed. Objectives are specific, intermediate ends that are achievable, and that mark progress towards a goal. Objectives serve as guideposts, enabling the City to move from the present to the future goal. Objectives can also provide a standard by which to measure achievements, evaluate effectiveness, and, if necessary, to take timely corrective action. In combination with the policies, objectives provide a sense of direction. Policies serve several purposes, including achieving the community's specified objectives and ensuring plan implementation, as well as providing consistency in day-to-day decision making.

The graphic and textual portions of the Future Land Use Element are to be used together in land use decision making. Initially, the Future Land Use Map series should be consulted to determine the development rights and constraints associated with geographically specific requests. Then, all applicable portions of the adopted Future Land Use Element should be reviewed, including the goals, objectives and policies, and associated operative provisions. In order to address the broad range of issues that impact the various types of development occurring throughout the City, the goals, objectives and policies are structured to flow from the general to the specific.

Accordingly, the first goal area, "General Development Guidelines," should be applied to all future development and redevelopment decisions. The second goal area, "Special Development Areas," addresses the unique needs of identified geographic areas that require additional protection and/or development guidance. The third goal area, "Development Characteristics," establishes guidelines for the various types of land development (e.g., residential, commercial and industrial). Finally, the fourth goal area, "Implementation," links the 2010 Comprehensive Plan to the City's Land Development Regulations.

In order to determine which objectives and policies apply to any specific development request, the user should:

1. Review all the objective clusters under General Development Guidelines; then

2. determine if the project or request is located within any Special Development Areas, and review any applicable sections; then

3. review any applicable objective clusters under Development Characteristics to determine what specific guidelines for the type of development apply; and

4. finally, review the implementation issue area to determine what development regulations, programs and entities may need to be consulted before, during, and after development occurs.

The objectives and policies in this element include certain dates for implementation. April 1, 1991, is indicated for Land Development Regulations (LDRs) which are required to be implemented within one year after the 2010 Comprehensive Plan is forwarded to the Florida Department of Community Affairs for review pursuant to Chapter 163 (Part II), F.S. If, however, the law is amended prior to April 1, 1991 to change the date for implementing LDRs, this date will automatically change to the new date required by the amended legislation.

GOALS, OBJECTIVES AND POLICIES

GOAL 1

To ensure that the character and location of land uses optimize the combined potentials for economic benefit and enjoyment and protection of natural resources, while minimizing the threat to health, safety and welfare posed by hazards, nuisances, incompatible land uses and environmental degradation.

Issue: Land Development Patterns

Its consolidated form of government gives the City an unusually strong role in promoting integrated land development patterns.

Presently only about 30 percent of the City's total land area is developed in urban and suburban uses. Outside of the Urban Area, most of the new development is spread out in the form of low density suburban land uses.

As a result of an abundance of rural and semi-rural land available for development the City is provided with unique opportunities to guide the emergence of new employment centers and their adjacent residential areas, while protecting the economic and social viability of existing development.

Objective 1.1 Ensure that the type, rate, and distribution of growth in the City results in compact and compatible land use patterns, an increasingly efficient urban service delivery system and discourages proliferation of urban sprawl through implementation of regulatory programs, intergovernmental coordination mechanisms, and public/private coordination.

Policies

1.1.1 The City shall ensure that all new development and redevelopment after the effective date of the 2010 Comprehensive Plan is consistent with the Future Land Use Map series, and textual provisions of this and other elements of the 2010 Comprehensive Plan, as provided in Chapter 163 (Part II), F.S.

1.1.2 By April 1, 1991 the Land Development Regulations shall include locational criteria and standards for densities or intensities of use for each future land use category as described in the Plan Category Description of the Operative Provisions. In order to ensure the development of a variety of neighborhoods and living environments, the Land Development Regulations shall include several zoning districts with different minimum lot size and density of development requirements in each residential land use category.

1.1.3 The Land Development Regulations shall contain several zoning districts in each residential category, which will allow a range of residential densities in order to ensure that the total population capacity in any land use category does not exceed the holding capacity determined in Appendix LA-2 in the FLUE for each planning district.

1.1.4 The Planning Department shall monitor the implementation of the Future Land Use Element by ensuring that the allocation of the various residential zoning districts permissible within each functional land use classification does not exceed the projected holding capacity reflected in Background Report of this Element. The results of this analysis shall ensure that the allocation of residential zoning districts in the Land Development Regulations will be consistent with the range in density and holding capacity established in the above policy. Final Development Orders will not be issued where holding capacity is exceeded.

1.1.5 Ensure that all future development and redevelopment meets or exceeds the requirements of all Land Development Regulations, including, but not limited to zoning, subdivision of land, landscape and tree protection regulations, and signage, as established and adopted by the City, State of Florida and the federal government, unless such requirements have been previously waived by those governmental bodies.

1.1.6 Permit development only if it does not exceed the densities and intensities established in the Future Land Use Element as defined by the Future Land Use map category description and their associated provisions.

1.1.7 Gradual transition of densities and intensities between land uses in conformance with the provisions of this element shall be achieved through zoning and development review process.

1.1.8 Require that all new non-residential projects be developed in either nodal areas, in appropriate commercial infill locations, or as part of mixed or multi-use developments such as Planned Unit Developments (PUDs), cluster developments, Traditional Neighborhood Design (TND) developments, and Locally Designated Historic Preservation Districts, as described in this element.

1.1.9 Permit commercial infill on commercially designated sites outside nodal areas where the infill development would:

1. Create a more compact land use pattern than development of new commercial nodes in the same area;

2. Incorporate shared access with adjacent commercial sites, and/or direct access to a frontage or parallel road facility rather than a collector or arterial street; or

3. Support the commercial integrity of an historic district.

1.1.10 Promote the use of Planned Unit Developments (PUDs), cluster developments, and other innovative site planning techniques in all commercial, industrial and residential plan categories, in order to allow for appropriate combinations of complementary land uses, and innovation in site planning and design, subject to the standards of this element and all applicable local, regional, State and federal regulations.

1.1.11 Ensure that mixed and multi-use projects enhance, rather than detract from, the character of established developed areas by requiring site plan controlled zoning such as Planned Unit Developments (PUDs) for all mixed and multi-use projects and conforming with the following criteria:

1. The type of land use(s), density, and intensity is consistent with the provisions of the land use category, particularly the category's predominant land use;

2. The proposed development is in conformity with the goals, objectives, policies, and operative provisions of this and other elements of the 2010 Comprehensive Plan; and

3. The proposed development is compatible with surrounding existing land uses and zoning.

1.1.12 Exempt the internal arrangement of uses within Developments of Regional Impact (DRIs) from the nodal and other locational criteria of the 2010 Comprehensive Plan, subject to required local and regional reviews.

1.1.13 By 1992, the Planning Department shall develop a land use mediation conflict resolution process to assist public and private entities in siting locally undesirable land uses (LULUs).

1.1.14 By 1992, require mitigation of adverse land use impacts on adjacent uses during development and redevelopment through:

1. Creation of like uses;

2. Creation of complementary uses;

3. Enhancement of transportation connections;

4. Use of noise, odor, vibration and visual/ aesthetic controls; and/or

5. Other appropriate mitigation measures such as requirements for buffer zones and landscaping between uses.

1.1.15 Require public and private infrastructure facilities to be located and designed in a manner which complements surrounding development.

1.1.16 Prohibit scattered, unplanned, urban sprawl development without provisions for facilities and services at levels adopted in the 2010 Comprehensive Plan in locations inconsistent with the overall concepts of the Future Land Use Element.

1.1.17 By 1992, develop incentives through the Planning Department to induce development to locate in or adjacent to the existing urban area where adequate infrastructure capacity is available to serve new development.

1.1.18 Limit urban scale development to the Urban and Suburban Areas of the City, as identified in the 2010 Comprehensive Plan, in order to prevent urban sprawl, protect agricultural lands, conserve natural open space, and to minimize the cost of public facilities and services, except for urban villages and other large scale mixed use developments which are designed to provide for the internal capture of daily trips for work, shopping and recreational activities.

1.1.19 Future amendments to the Future Land Use Map series (FLUMs) must be based on the amount of land required to accommodate anticipated growth and the projected population of the area. The projected growth needs and population projections must be based on relevant and appropriate data which is collected pursuant to a professionally acceptable methodology.

1.1.20 Future development orders, development permits and plan amendments shall maintain compact and compatible land use patterns, maintain an increasingly efficient urban service delivery system and discourage urban sprawl.

Issue: Coordinating Land Use With Urban Service Delivery

Development in the City has occurred, and is continuing to occur, in areas with inadequate recreation, transportation, potable water, sewage, drainage and other facilities and services. This kind of development not only results in unsatisfactory living conditions, but can also be hazardous to the health and safety of the residents and workers in the area. Many of the City's infrastructure deficiencies predate consolidation and have not been corrected due to lack of sufficient funds to retrofit existing facilities while also supporting new development. As a result, the City's urban service delivery system is a combination of public and private systems that make cost effective service difficult, if not impossible in some areas. For example, wastewater disposal is currently provided in various areas through a combination of city-owned sewage treatment facilities, a number of private utility systems, small package treatment plants. In many cases, this has resulted in severe degradation of the water quality in the City's streams and rivers.

By delineating Urban, Suburban, and Rural Areas partially on the basis of the existing and future urban service system, future land uses will be located in a manner that will not only protect the public health, safety, and welfare, but also result in significant infrastructure cost savings to both the public and private sectors over time.

Objective 1.2 Manage the use of land in the City by approving new development and redevelopment only if necessary public facilities are provided concurrent with the impacts of development. Ensure the availability of adequate land suitable for utility facilities necessary to support proposed development. Verify prior to development order issuance that all new development and redevelopment will be served with transportation, potable water, wastewater, solid waste disposal, stormwater management facilities, and parks that meet or exceed the adopted Levels of Service established in the Capital Improvements Element.

Policies

1.2.1 The City shall ensure that the location and timing of new development will be coordinated with the ability to provide public facilities through the implementation of growth management measures such as development phasing, programming and appropriate oversizing of public facilities, and zoning and subdivision regulations.

1.2.2 No development order shall be issued which does not meet the standards of Chapter 9-J5.0055, F.A.C. Specifically, the necessary facilities are in place, the necessary facilities will be in place when the development impacts occur, the necessary facilities are under construction or the necessary facilities are guaranteed by an enforceable development agreement.

1.2.3 Identify areas with excess and deficient capacities for public facilities, and update this information through appropriate City departments no less than once a year. Permit development in areas with excess capacities for public facilities, and deny it in areas with deficient capacities, unless needed facilities can be provided concurrently with development by the public or private sectors in conformance with the 2010 Comprehensive Plan.

1.2.4 Through implementation of a Concurrency Management System, limit urban scale development to the Urban and Suburban Areas of the City, as identified in the 2010 Comprehensive Plan, in order to minimize the cost of public facilities and service delivery, and to conserve open space.

1.2.5 Limit development of institutional, transportation, communication, or utility facilities in the Rural Area, and permit such facilities only when such development provides areawide or regional service, is incompatible with urban uses, and would not attract urban development.

1.2.6 The City shall ensure through the implementation of Chapter 654, Ordinance Code (Code of Subdivision Regulations) that suitable lands and/or easements are available for the provision of utility and transportation facilities necessary to support proposed development, and implement improvements with minimum land use, social and environmental disruption. Consider the location and timing of new public facility construction in requests for Future Land Use Map series amendments.

1.2.7 The City shall, through joint participation agreements among federal, State, and local governments, and the private sector, as appropriate, identify and build needed public facilities, and allocate the costs of such facilities in proportion to the benefits accruing to each.

1.2.8 Ensure that projected growth in the City's Urban and Suburban Areas will be provided with sufficient system capacity to obtain centralized wastewater and potable water, through implementation of the Capital Improvements Element, which shall be updated annually and shall be coordinated with the growth projections for the City.

1.2.9 Require new development and redevelopment in the City's Urban and Suburban Area to be served by centralized wastewater collection and potable water distribution systems when centralized service is available to the site. New septic tanks in this area maybe permitted only as interim facilities pursuant to the requirements of the Sanitary Sewer Sub-Element.

1.2.10 The Public Utilities Department shall continue to extend water and sewer systems to portions of the urban and suburban area currently served by septic tanks, giving priority to areas with malfunctioning septic tanks and areas unsuitable for septic tanks. Include the Planning Department in the review of all extension or expansion plans for utility services to ensure urban growth is directed to areas suitable for development.

1.2.11 Continue to deny development orders or permits until the applicant has demonstrated compliance with applicable federal, state and local requirements for wastewater collection and disposal, and potable water treatment and distribution.

1.2.12 Require developments to participate in recovered water reuse programs when such programs are established in the project's service area.

1.2.13 Develop procedures through the Public Works, Public Utilities,and Recreation and Parks Departments to update facility demand and capacity information as development orders and permits are issued.

1.2.14 The City shall give priority consideration to use of properties acquired in the implementation of the Master Stormwater Management Plan for recreational purposes where facilities are of substantial size.

1.2.15 The City's Land Development Regulations shall include standards and criteria for drainage and stormwater management in all types of development based on Level of Service standards established in the 2010 Comprehensive Plan.

Objective 1.3 Continue to improve coordination between transportation and land use planning efforts in order to optimize transportation system capacity and promote high quality site designs.

Policies

1.3.1 The City shall require that all new non-residential development located along a designated major arterial construct a service drive which connects to the service drive of adjacent properties, unless otherwise approved by the City Traffic Engineer. If adjacent service driveways do not exist, construction of such drives shall be a credit used to offset and mitigate a development's traffic impact.

Further, the City shall prohibit the construction or erection of any barrier or obstacle which would prohibit access to the service drive from a site's major parking area or prohibit sharing access drives with adjacent properties. This policy is not to conflict with or exempt a developer from complying with landscape and tree protection regulations.

Existing non-residential properties shall be required to come into compliance with this policy at such time as application is made to the City for any change in land use, change in zoning or increase in gross leasable square footage.

Specific exemptions to this policy may be granted by the City Traffic Engineer when physical constraints on a currently developed property prohibit the construction of a service road which meets the City's design and clear zone standards.

All existing and future development located within the core area of the CBD shall be exempted from this policy.

1.3.2 For all new arterials and freeways or other limited access facilities constructed after 1991, and for all major arterials for which access and egress are to be reevaluated, the following guidelines are to be used in determining the spacing of driveways:

Limited Access Facilities-rural 1 per 2 miles

Limited Access Facilities-urban

- with frontage roads 1 per mile

- without frontage roads 1 per 2 miles

Major Arterials 4 per mile

Minor Arterials 8 per mile

1.3.3 No zoning variance to reduce the required front yard setback, as established by Land Development Regulations, located on a minor or major arterial or freeway shall be permitted without the written notification of the agency(s) responsible for the maintenance and construction of the adjacent roadway facilities. Said agency(s) shall be permitted adequate opportunity to respond to the variance request and concerns expressed shall be considered prior to variance determination.

1.3.4 Three or more driveway approaches from an arterial or collector shall not be permitted for a single site unless otherwise authorized by the City Traffic Engineer or other appropriate authority. Existing sites having three or more approaches from a particular street shall be required to eliminate the excess drives or convert the excess drives to right-turn-only accesses or egresses at such time as application is made to the City for any change in land use, zoning or increase in gross leasable square footage. Final acceptance of revised driveway approaches shall be subject to the approval of the City Traffic Engineer or other appropriate authority.

1.3.5 New development sites shall be required, wherever possible, to share existing access points.

1.3.6 By 1991, access to new residential parcels with frontage along two or more roadways shall be located on the roadway with the lower functional class, or the lower average daily traffic (ADT) inclusive of development traffic for roadways of the same functional class, unless it can be demonstrated in a traffic study submitted to the City Traffic Engineer that such access restrictions would present a safety hazard, would cause undue congestion or delay on adjacent road facilities, would cause environmental degradation, or would hinder adequate traffic circulation.

1.3.7 By 1991, access to new and redeveloped non-residential parcels with frontage along two or more roadways shall be limited to one access point per roadway. Access from the higher functional class roadway, or roadway with the higher average daily traffic inclusive of development traffic for roadways of the same functional class, shall be limited to right-turn-in/right-turn-out only, unless it can be demonstrated in a traffic study submitted to the City Traffic Engineer, that such access restrictions would present a safety hazard, would cause undue congestion or delay on adjacent road facilities, would cause environmental degradation, or would hinder adequate traffic circulation.

1.3.8 Access for corner lots or parcels shall be located the greatest distance from the corner commensurate with property dimensions. For roadways having a functional classification of collector or higher, access shall not be less than 150 feet from the geometric centerline of intersecting roadways, 100 feet from the outside through lane, or commensurate with property dimensions, where the lot frontage is insufficient to meet these requirements, subject to the approval of the City Traffic Engineer.

1.3.9 The City shall require through the development review process, the interconnections of land uses in order to reduce the need for trip generation and encourage alternative methods of movement. The development review criteria shall include provisions for convenient on-site traffic flow, considering need for vehicular parking.

Issue: Development in the Context of the Natural Environment

Because of its location along the Atlantic Ocean, relatively flat topography, and other geographic features, Jacksonville is blessed with many unique natural resource areas. These include salt and freshwater wetlands, shorelines, beaches, barrier islands, estuaries, and forests. These areas are part of an ecosystem that provides many important functions such as drainage, filtration of stormwater, flood protection, habitat for valuable plant and animal life, air and water quality protection, and groundwater recharge. Because of the highly sensitive nature of these areas, indiscriminate development in or around them can have a severely detrimental effect. Destruction of environmentally sensitive areas and the functions they perform can affect the safety of life and property, in addition to having other long-term adverse impacts on the natural environment's ability to sustain life. Sensitive land development can ensure that most potentially harmful impacts are properly mitigated.

Objective 1.4 Protect areas of unique natural beauty by including consideration of the natural features and physical characteristics of the City, such as soils, topography, vegetation etc., in all development orders.

Policies

1.4.1 The City shall by April 1, 1991 amend the City's development review process to include a review by the appropriate City agencies of soil capability, stability, permeability and other relevant soil characteristics.

1.4.2 The City shall require development to use appropriate methods of controlling erosion and sedimentation to help minimize the destruction of soil resources during site development and use.

1.4.3 The City shall prohibit development lacking centralized sewer and water service in areas where on-site sewage disposal facilities would be located on soils unsuitable for such uses, unless soils on site can be altered to meet requirements of Chapter 10D-6, F.A.C.

1.4.4 The City shall require all development within the 100 year flood plain to be in strict conformance with all applicable federal, State, regional and local development regulations.

1.4.5 Through Land Development Regulations and incentives and other means, the City shall require integration of natural topographic and other physical features in project designs in order to enhance the relationship of development to the natural environment.

Objective 1.5 Maintain, enhance and conserve natural and environmental resources, especially coastal resources, and ensure that all development and redevelopment within the coastal area is consistent with the Conservation/Coastal Management Element, including the Hurricane Evacuation Plan, and Aquifer Recharge Sub-Element.

Policies

1.5.1 The City shall protect the natural environment in part by implementing incentives to locate future urban growth into existing urbanized areas.

1.5.2 Permit no new development, expansion or replacement of existing development in areas designated on the Future Land Use Map series as Conservation, unless development is undertaken by federal, state or local government in the public interest, and the impacts are mitigated.

1.5.3 By April 1, 1992, protect potable water well fields, areas of moderate to high aquifer recharge, known habitat areas of rare, endangered, or threatened species, and other significant natural resources through Land Development Regulations enacted which limit activities having the potential to contaminate soil, ground or surface waters, or otherwise destroy these sensitive areas, consistent with the provisions of the Conservation/Coastal Management Element.

1.5.4 By 2000, develop a computerized natural resource data system through the Bio-Environmental Services Division to inventory natural resources and ascertain capacity for development.

1.5.5 Coordinate the review and approval of development proposals through the Planning Department with applicable federal, State, regional and local environmental agencies. Notify affected public agencies of any land development requests adjacent to environmentally sensitive lands held in public ownership.

1.5.6 Use public lands for appropriate multiple uses, such as parks, stormwater management systems, and preservation of natural habitats.

1.5.7 By April 1, 1991, investigate the feasibility of providing incentives for protecting environmentally sensitive areas on-site, with emphasis on credits for development that is sensitive to, preserves, and maintains the environmental integrity of:

1. Wetlands;

2. High value wildlife habitats; and

3. Sensitive coastal areas.

1.5.8 By April 1, 1991 provide incentives in the Land Development Regulations for the retention of upland natural vegetation community as one of the ways to meet open space requirements.

1.5.9 By 1995, develop a comprehensive program through the Planning Department, which may include tax incentives, transfer of development rights (TDRs), and higher Levels of Service for public infrastructure (e.g., roadways), as a means for reducing densities and clustering development intensity away from environmentally sensitive areas.

1.5.10 All public open space lands within Coastal High Hazard Areas shall be designated for Conservation land use classification.

1.5.11 Limit new construction to areas landward of the primary dune line, except as provided for by Florida's Coastal Construction Control Line regulation pursuant to Chapter 161, F.S. Prohibit the use of non-emergency or maintenance vehicles on the City's primary dune system except as provided pursuant to an approved beach management plan.

1.5.12 By 1991, revise the Land Development Regulations to include provisions designed to protect wetland functions in connection with development in and adjacent to wetlands.

1.5.13 By April 1, 1991, protect moderate and high aquifer recharge areas and areas with high groundwater contamination potential, as identified in the Groundwater Aquifer Recharge Sub-Element, from adverse development impacts through a system of performance standards implemented jointly through the Planning, Public Utilities, and Health, Welfare, and Bio-Environmental Services Departments.

GOAL 2

To enhance and preserve for future generations geographic areas with unique economic, social, historic or natural resource significance to the City.

Issue: Historic Preservation

History is an ongoing biography of an area. Sites and structures of historic and cultural significance are physical reminders that provide important linkages in the continuum of time and changing conditions. Protection of these valuable assets is not only necessary for the preservation of the City's historic and cultural heritage, but also has economic, environmental and psychological benefits. Historic monuments help identify an area, and their protection/restoration enhances not only aesthetic appearance and civic pride, but also stimulates revitalization through an improved investment climate, increased property values, and creation of tourist attractions.

Jacksonville has played a very active role in the history of the nation, as well as Northeast Florida. The area was involved in battles between the French, Spanish, British and American forces for possession of the state. The area was also active in the American Civil War. Several sites of fortifications, battlefields and military camps still exist in the area. Ruins and remnants of 18th and 19th century plantation homes are also found at certain locations, as are Indian mounds and middens dating back to circa 800 B.C. In addition, several unique architectural structures having significance in the development of the City are still in existence.

Objective 2.1 Enhance protection of sites and structures of major historic and cultural significance in the City through enactment of improved regulatory controls and incentives and expansion of the duties of the Jacksonville Historic Landmarks Commission (JHLC), or its successor.

Policies

2.1.1 Complete and maintain a complete inventory of major historic and cultural resources through the Planning Department.

2.1.2 By April 1, 1991 the City shall adopt an historic preservation ordinance for the City.

2.1.3 By 1994 the Planning Department shall develop long range plans for each designated historic district in the City in order to identify and preserve the district's historic character.

2.1.4 Require the adaptive reuse of historic landmarks instead of demolition where physically, structurally, and economically feasible. Maintain a high quality of design for infill and new development within historic districts in order to preserve sites that are not designated in accordance with the provisions established in the Historic Preservation Element.

2.1.5 Continue the efforts of the JHLC, or its successor, to nominate additional sites, structures and areas of historic/cultural value in the City for designation on the National Register, giving priority to existing institutional sites having historic significance.

2.1.6 Develop incentive programs through the JHLC, or its successor, to encourage the restoration, rehabilitation, and adaptive reuse of historic structures, which may include grants, loans, technical assistance, and other programs.

2.1.7 By April 1, 1991, amend the City's Land Development Regulations to enhance the preservation of historic resources through the assignment of intensity bonuses in site plan controlled districts for projects which preserve historic resources, provided, however, activities and uses that would harm or destroy the historic character or value of these resources not be permitted.

Issue: Downtown Development and Redevelopment

Many areas in the City are old and in poor physical condition. Some of these are experiencing decline, decay and blight caused by aging structures, substandard lot sizes, outmoded street layout, crumbling infrastructure, and/or inadequate community facilities and services. Blighted areas pose not only problems of physical and visual pollution, but also encourage crime, hinder economic development, and are hazardous to the health, safety and welfare of local residents. Many of these areas are in and around the old core City, including the Central Business District (CBD), and suffer from long-standing blighted conditions.

In some instances these areas have an abundance of vacant lots, and/or abandoned, boarded-up properties, which could serve as a nucleus for redevelopment efforts. Redevelopment actions by the City, in concert with private efforts, will ensure the continuing dominance of the downtown area as the City's primary employment center and stabilize those close-in residential areas that are not yet in a cycle of decline.

Objective 2.2 By 1995, develop a comprehensive urban revitalization strategy for the City's blighted areas, and those areas threatened by blight, which will address maintenance, improvement or replacement of existing structures, permit the transition of run-down or grossly under-utilized commercial properties to alternate uses, and support the re-emergence of diverse urban neighborhoods in proximity to the City's CBD.

Policies

2.2.1 By 1994, prepare through the Planning Department a detailed and up-to-date inventory of the use and condition of all structures, as well as existing development patterns, in identified redevelopment areas and target neighborhoods.

2.2.2 By 1994, implement an ongoing inspection program through the Housing Safety Division of the Department of Housing and Urban Development (JHUD), which shall be coordinated with the survey referred to in Housing Element Policy 1.4.11 and the inspection program referred to in Housing Element Policy 1.5.4, and prepare or update area revitalization plans through JHUD and/or the Planning and Development Department for all redevelopment areas and target neighborhoods in the City based on the results of these inspection programs and surveys.

2.2.3 Improve through enforcement of the Housing Safety Code by the Housing Safety Division of JHUD, the quality and condition of existing building stock in redevelopment areas and target neighborhoods by eliminating substandard conditions.

2.2.4 Maintain existing stable neighborhoods through coordinated rehabilitation and conservation action by the Housing Safety Division and Planning Department. Protect residential areas from encroachment by incompatible land uses through proper zoning, and from through or heavy traffic by use of buffers and other mitigating measures.

2.2.5 Develop incentive mechanisms to be used by JHUD and the Planning Department to encourage redevelopment of physically or economically depressed areas. Use extension of public utilities and other capital improvement projects, and joint public-private projects, as catalysts to revitalize these areas.

2.2.6 By April 1, 1991, use financial and regulatory incentives and local participation in related state and federal programs to encourage redevelopment and maintenance of declining areas. Develop regulatory incentives through the Planning Department that will relax local site development standards in redevelopment areas and target neighborhoods in order to enhance the market feasibility of redevelopment projects. Such standards shall not adversely affect the existing cultural framework and character of the area nor result in any redevelopment or development approvals that are contradictory to community improvement efforts.

2.2.7 By 1995, develop and implement through the Planning Department and JHUD, urban design guidelines for redevelopment areas identified in the Housing Element.

2.2.8 By 1995, encourage the redevelopment and revitalization of run-down and/or under-utilized commercial areas through a combination of regulatory techniques, incentives and land use planning. Adopt redevelopment and revitalization strategies and incentives for private reinvestment in under-utilized residential and/or commercial areas where adequate infrastructure to support redevelopment exists.

2.2.9 By 1995, develop and implement through the Planning Department urban design criteria that will address the interface of incompatible land uses (e.g., commercial and residential) and provide mitigation techniques to guide the redevelopment of uses affected by road widenings.

2.2.10 Prohibit construction of commercial parking lots and parking garages with access points deep into residential neighborhoods. When access to the parking facility is required to be located off a minor roadway, require access within the maximum and minimum distances prescribed in this element.

2.2.11 Encourage the reorientation of existing curb cuts and/or parking lots and garages in redeveloping areas to minimize the negative impacts of non-residential development on adjacent residential uses.

2.2.12 By 1995, adopt and implement plans through the Planning, Public Works and Jacksonville Housing and Urban Development Departments to facilitate the provision of public facilities in conjunction with the location and timing of neighborhood and commercial redevelopment. Such plans should give priority to neighborhood and commercial redevelopment projects in those areas where conditions of physical, economic, and/or social blight exist.

Objective 2.3 Continue to strengthen Downtown Jacksonville as the regional center of finance, government, retail and cultural activities for Northeast Florida.

Policies

2.3.1 By April 1, 1991, recognize the CBD and its periphery as a significant urban area of the City appropriate for residential and mixed use projects at higher densities/intensities than the remainder of the City. Amend the City's Land Development Regulations to include incentives for development/redevelopment in the CBD.

2.3.2 Require projects using the incentive provisions referenced in the preceding policy to ensure compatibility with existing development both within and outside the CBD periphery by use of land use transition, and provision of amenities and public benefits beyond those required by law. Benefits or amenities that should be awarded bonuses include:

Housing

Transportation improvements

Day care

Pedestrian/streetscape improvements

Water and other natural resource amenities

Open spaces

Public space

Public access

Cultural contributions

Preservation of historic structures

Other innovative amenities or linkages

2.3.3 Consolidation or amendment of existing downtown area DRIs shall not limit or modify vested rights pursuant to Section 163.167(8), F.S., provided that the following criteria are met:

1. The net impact of the consolidated or amended DRIs on transportation facilities located outside of the areas within the existing DRIs is not increased in a manner so as to require a change in the magnitude or location of improvements required by the development orders for the consolidated DRIs; and

2. The approval of the proposed amendment or consolidation maintains adopted Levels of Service in the 2010 Comprehensive Plan for all public facilities reviewed under concurrency, except for transportation facilities.

2.3.4 By April 1, 1991, develop through the Jacksonville Downtown Development Authority (DDA) downtown urban design guidelines to be implemented that will promote high quality private and public development in the downtown area.

2.3.5 Develop through the DDA, and implement through appropriate departments and agencies, landscaping plans adjacent to arterial road rights-of-way in the downtown and its peripheral redevelopment areas. Include tree planting and landscaping in all redeveloped public areas in the CBD.

2.3.6 Provide a network of pedestrian linkages and open spaces between offices, retailing, entertainment and other related areas in plans for revitalization of the CBD. The system should take advantage of the riverfront, making it more accessible to the general public and include a well-designed pedestrian linkage between Hemming Plaza and the Jacksonville Landing on the St. Johns River.

2.3.7 By April 1, 1991, the City shall incorporate incentives and standards for on-site lighting, perimeter landscaping and signage in the Land Development Regulations which will result in high quality site designs, and will require that landscaped buffer areas, pedestrian walkways and other pedestrian and public transit use amenities are provided in site development plans.

2.3.8 Promote downtown redevelopment through the use of incentives that will encourage mixed use residential, office and commercial developments, thereby reducing the number of trips.

2.3.9 By April 1, 1991, amend the City's Land Development Regulations to permit developers locating in the downtown to provide required parking at peripheral locations and to allow all applicants for construction and reconstruction permits to reduce parking when mass transit is available, consistent with the provisions of the Mass Transit Element.

Issue: Intermodal Transportation

Jacksonville's ports, aviation and rail facilities share an important economic niche in the community. Since it was founded on the banks of the St. Johns River, the City's economy has remained closely linked to water activities (i.e., the Port of Jacksonville and the U.S. Navy). Many of the City's most important economic activities still rely on the port, rail and aviation facilities that have made the City a major hub of transportation and distribution activities. A major deepwater port in the south Atlantic, the port's facilities extend along a 10-12 mile stretch of the St. Johns River along its western and northern shoreline, from the Alsop Bridge in downtown to Blount Island on the north side. Three major railroads (i.e., CSX Transportation, Norfolk Southern, and Florida East Coast railways), serve the City and connect the port with other major cities in the nation. Continued support of these vital commerce building transportation activities is essential if the City's economic base is to retain its current diversity.

Objective 2.4 Ensure the continued economic viability of the Port of Jacksonville, while mitigating adverse impacts on water quality and aquatic plant and animal life in the St. Johns River and its estuarine marshes, through appropriate regulatory measures and management programs, such as concentrating heavy industrial uses within the port and surrounding land areas, and by providing appropriate supporting public facilities.

Policies

2.4.1 By April 1, 1991 protect the Port of Jacksonville from new encroachment by incompatible land uses such as residential, through designation of existing and future port and port-related areas as Water Dependent/Water Related on the Future Land Use Map series, and implement Land Development Regulations supporting such designations through the Planning Department.

2.4.2 Redevelopment of areas in the vicinity of Talleyrand Avenue shall be reviewed by the Planning Department and the Jacksonville Port Authority to ensure coordination with plans for the Port of Jacksonville, particularly the Port Master Plan.

2.4.3 The City shall revise and evaluate plans and capital improvement projects for development and redevelopment of port and port-related facilities consistent with all applicable elements of the 2010 Comprehensive Plan and federal, State, regional, and local regulations.

2.4.4 Identify and reserve suitable sites through the Jacksonville Port Authority (JPA) for maintenance dredge disposal, consistent with the requirements of the Conservation/Coastal Management and Ports, Aviation and Related Facilities Elements.

2.4.5 After April 1, 1991, give priority in development approvals to waterfront dependent and transportation related heavy industrial uses in areas designated Water-Dependent/Water-Related on the Future Land Use Map series.

Objective 2.5 By 1992 support and strengthen the role of Jacksonville International Airport (JIA) in the local economy, and recognize the unique requirements of the City's other airports (civilian and military) by requiring that all adjacent development be compatible with aviation-related activities.

Policies

2.5.1 Continue to regulate development in approach zones to airport runways in accordance with the Air Installation Compatible Use Zones (AICUZ) regulations in order to protect the safety and welfare of property owners, residents and businesses in the area.

2.5.2 Continue to participate in reviews of development plans for Jacksonville International Airport and support opportunities for the development of adjacent light industrial and commercial uses.

2.5.3 Continue to review airport development plans to ensure that development is consistent with Federal Aviation Administration (FAA) land use guidance decibel levels in existing developed areas.

Objective 2.6 Encourage rehabilitation of existing, and siting of new, heavy rail terminal facilities in proximity to other ground transportation networks, and investigate the feasibility of developing a rail transit system to serve the City by 2010.

Policies

2.6.1 Require railroad companies to locate general yards in areas that will not create major vehicular traffic or land use impacts. Give preference in land use permitting to siting such facilities in the rural or industrial areas of the City.

2.6.2 Permit development of piggyback trailer on-off loading terminals in industrial areas in proximity to major roadways and concentrations of customers.

2.6.3 Develop plans through the Planning Department and the JTA that will support mass transit objectives related to the development of a rail transit system. Such plans will evaluate the ability of land use planning to reinforce mass transit system objectives, identify rail transit corridors, identify necessary land development regulation amendments, and create a broad framework for future implementation of the plans.

2.6.4 Once rail transit corridors are identified, develop and implement incentives to promote rail and bus transit station interfaces in site designs.

2.6.5 Plan for and construct urban infrastructure in proposed rail transit station areas to attract high-intensity development that will support the operation of rail transit facilities and encourage high intensity developments to locate in proposed rail transit corridors.

Issue: Shoreline, Coastal and Major Recreational Areas

Jacksonville's estuarine system, which includes an extensive branching tributary system that feeds the St. Johns and Nassau Rivers, is the largest in the State. The City's waterways and wetland areas contribute a significant natural feature to virtually every identifiable geographic area. In fact, Jacksonville is best known as a shoreline city, and much of its appeal to residents and tourists alike focuses on its many water-related amenities.

Objective 2.7 Protect and enhance the City's shoreline areas, particularly for recreational uses, in order to improve quality of life and ensure continued function of these critical environmental systems, and enhance the City's economic development efforts.

Policies

2.7.1 By 1995, establish specific guidelines and standards for shoreline and coastal area development and redevelopment that will at a minimum:

1. Aid in the creation of a river corridor open space system accessible to the public in urban and suburban areas;

2. Promote visual access to waterways and their related vistas; and

3. Promote recreational uses of shoreline and related areas.

2.7.2 By 1995, develop and implement open space/public access plans through the Recreation and Parks Department to provide public access to the waterfront through a coordinated, functional system of public and private easements, rights-of-way, and open space.

2.7.3 Pursue the dedication of public access/visual easements along waterfront property by providing incentives to land owners in the development review process to landowners to provide public vistas, dedications of land interests, and pedestrian/bike paths that link public and private property within river corridors into a linear greenbelt system.

2.7.4 Require clustering of water oriented uses along the St. Johns River and its major tributaries, in order to avoid strip development.

2.7.5 Utilize public rights-of-way that adjoin the water for public access (e.g., street stub-outs), wherever economically and physically practical and in accordance with the Recreation and Open Space Element.

Objective 2.8 Maintain and/or improve existing recreation lands and encourage the dedication of properties for recreational uses through appropriate fiscal and regulatory incentives.

Policies

2.8.1 The City shall improve coordination with all levels of government, non-profit providers and private landholders to increase available parkland and facilities, through negotiations and joint participation agreements for acquisition and management or recreational land.

2.8.2 The City shall prohibit the sale or change of use of publicly-owned recreation lands unless properties of equal or better quality, access and/or location are provided, in conformance with Section 122.408, Ordinance Code.

2.8.3 The City shall provide active and passive recreation facilities and opportunities to meet existing and future needs of neighborhoods, consistent with the Recreation and Open Space Element.

2.8.4 The City shall provide easements for public access for recreation and open space uses on public land leased to private interests.

Objective 2.9 By 1992, enhance the appearance and function of roadways through the designation and establishment of scenic transportation corridors in the City of Jacksonville.

Policies

2.9.1 By 1993, establish criteria through the MPO and Jacksonville Planning Department for the identification and preservation of scenic corridors in order to:

1. Create a boulevard system of roadways to connect different neighborhoods within the City;

2. Protect existing roadways that exhibit attractive or scenic characteristics;

3. Enhance the aesthetic appearance of roadways through the use of landscaping and buffering;

4. Protect existing and future collector and arterial roadways that have residential characteristics that are considered desirable to preserve;

5. Protect roadways where significant tree coverage and landscaping already exist from unplanned future commercial development; and

6. Reduce the impact on existing and proposed neighborhoods from the building of new roadways and the rebuilding of existing roadways through residential areas.

2.9.2 By 1993, designate key stretches of roadways serving as gateways into the City of Jacksonville, and make them eligible for special treatment in terms of landscaping, buffering, and street tree plantings, in order to unify and enhance their identity as gateway areas.

2.9.3 Develop all plans for scenic corridors or gateways, and their related landscaping plans, through the public review process, including input from affected citizens and groups, City departments and agencies, and, where applicable, the Florida Department of Transportation.

2.9.4 Amend the sign control provisions of the Land Development Regulations to regulate the amount, type and size of signs within designated scenic corridors in accordance with the intent of the scenic corridor designation.

Issue: Urban Villages

The City, when founded in 1822, was laid out in the form of a formal rectangular grid. Over time, however, growth has resulted in a radial/spread-grid pattern. This pattern consists of several major arterial highways and expressways radiating outward from the CBD, which are intersected by circumferential routes at widely spaced intervals. With medium to high intensity development in the CBD and along the radial routes, the pattern changes to low density suburban development interspersed among rural lands in the outlying areas. The development of the sprawling low density pattern that currently characterizes the City has created opportunities for development of satellite employment centers and communities located in proximity to outlying suburban residential and retail commercial areas.

Properly designed, these satellite communities, or urban villages, have the potential to enhance the compact neighborhood unit growth pattern promoted in this element, as well as reduce traffic congestion and facilitate urban service delivery by concentrating residential and employment areas in proximity to each other. Recognizing the beneficial effects of urban villages in reducing the costs of outlying suburban development, the City will identify these areas as they emerge and build on their residential component through promotion of compatible supporting uses, at a scale consistent with their overall development pattern. Furthermore, urban villages will be designated as receiving areas for the transfer of development rights.

Objective 2.10 Apply the urban village concept to suburban mixed-use development projects as a means of promoting the development of complementary uses that include cultural, recreational, and integrated commercial and residential components, in order to reduce the negative impacts of urban sprawl.

Policies

2.10.1 The City shall incorporate, in the Land Development Regulations, a system of incentives to promote development and redevelopment opportunities through mixed and multi-use projects.

2.10.2 The City shall include incentives in the development review process to encourage residential development with supporting uses such as retail, restaurant, recreation and open space that relate physically and visually to nearby areas of the City through a design concept, which includes, but is not limited to:

1. Residential development with a full range of urban uses and support facilities; and

2. Physically connected neighborhoods bound together by pedestrian paths and public spaces.

2.10.3 The City's Land Development Regulations shall include criteria and procedures for designation of urban villages. Such villages shall be designated as receiving areas for the transfer of development rights from agricultural areas.

GOAL 3

To achieve a well balanced and organized combination of residential, non-residential, recreational and public uses served by a convenient and efficient transportation network, while protecting and preserving the fabric and character of the City's neighborhoods and enhancing the viability of non-residential areas.

Issue: Residential Development Patterns

The neighborhood is the functional unit of residential development. There is a need to protect existing, viable neighborhood units and the neighborhoods that will emerge in the future. However, much newer residential development occurs as enclaves, with little or no functional linkage to surrounding areas. Unplanned low density development has become a familiar land use pattern in Jacksonville as new subdivisions have been developed further and further out, away from the existing urban area. In fact, suburban development has overspilled into adjacent counties to the south, Clay and St. Johns, while thousands of acres remain vacant closer to the City's major employment centers.

Residential land use is a function of population, housing type and density of development. Population projections indicate that the City will grow from 595,536 persons in 1985 to 784,244 persons in 2010, thereby adding another 188,708 persons in the next 25 years. Additional housing units needed to accommodate the projected increase in population growth will be predominately single-family units, since the current trend of low density residential development is projected to continue during the planning period. The Planning Department projects that more than 88 percent of the City's new housing will be developed at an average gross density of less than four dwelling units per acre. Projections also indicate that high density residential development will be located mainly in the CBD, and along the St. Johns River. A little over 11.5 percent of new housing will be developed at medium densities of 7 to 20 D.U.s per gross acre. These multi-family units will be located near the CBD along major highways adjacent to non-residential activity nodes, and in urban villages.

Objective 3.1 Continue to maintain adequate land designated for residential uses which can accommodate the projected population and provide safe, decent, sanitary and affordable housing opportunities for the citizens. Protect single-family residential neighborhoods by requiring that any other land uses within single-family areas meet all applicable locational criteria of the 2010 Comprehensive Plan and subsequent Land Development Regulations.

Policies

3.1.1 The City, shall by April 1, 1991, develop through the Planning Department an incentive program to promote infilling of residential development on vacant land designated for residential use on the Future Land Use Map series.

3.1.2 The City shall eliminate incompatible land uses or blighting influences from potentially stable, viable residential neighborhoods through active code enforcement and other regulatory measures.

3.1.3 The City shall through the implementation of studies conducted by the Planning and Development Department, which identify areas in the City meeting the criteria for residential enclaves as defined in this element protect these areas from premature fragmentation by intrusive non-residential uses through review of development approvals and rezoning requests and according to criteria found in the Land Development Regulations. The LDRs shall include standards and criteria for residential enclave protection by 1993.

3.1.4 The City shall allow expansion of residential uses within identified residential enclaves, and permit renovation and reconstruction of existing structures in these areas.

3.1.5 The City shall provide for development of a wide variety of housing types by area, consistent with the housing needs characteristics and socioeconomic profiles of the City's households as described in the Housing Element.

3.1.6 The City shall provide housing opportunities for low-income and moderate-income households throughout the City through the use of federal, State and local neighborhood improvement programs.

3.1.7 The City shall give high priority consideration to the provision of affordable housing in land development and funding decisions, especially those made relating to public/private cooperative efforts in which the City is participating.

3.1.8 The City shall recognize mobile and modular homes as a viable form of affordable housing, and permit their placement in rural and suburban areas, as provided in the 2010 Comprehensive Plan and the Land Development Regulations.

3.1.9 The City shall include incentives in the Land Development Regulations for projects serving the elderly that are accessible to medical services, transportation, and other necessary support systems.

3.1.10 The City shall require new residential areas to be designed to include an efficient system of internal circulation and connection to adjacent developments and neighborhoods.

3.1.11 The City shall protect residential neighborhoods from cut-through non-residential traffic by providing appropriate traffic control mechanisms (e.g., cul-de-sacs, signalization, 4-way stop signs).

3.1.12 The City shall allow residential land use plan designations adjacent to limited access highways when the negative impacts of the roadway can be mitigated through such techniques as site design, landscaping to buffer visual effects, and the use of sound and barrier walls.

3.1.13 The City shall allow a broad mixture of supporting recreational, commercial, public facilities and services in mixed use residential developments utilizing the "Traditional Neighborhood Design" (TND) concept and in Locally Designated Historic Preservation Districts, in accordance with the standards and criteria in the Land Development Regulations without the application of nodal considerations and other location criteria in this element.

3.1.14 The City shall require the mitigation of impacts of future roadway construction and reconstruction on adjacent residential neighborhoods through such techniques as landscaping to buffer visual effects, and the use of sound and barrier walls.

3.1.15 The City shall by 1991 develop incentives through the Planning Department to promote the development of higher density residential uses as a component of planned developments in and adjacent to existing commercial areas and rail transit station locations.

3.1.16 By April 1, 1991 the City shall, through Land Development Regulations, require higher density residential development and supporting commercial facilities to locate on major arterial or collector roads used for mass transit routes, and in proximity to major employment areas in order to ensure the efficient use of land, public facilities, and services, and transportation corridors.

3.1.17 The City shall adopt criteria and standards in order to limit the location of single-family attached and multi-family housing units to the periphery of established single-family detached neighborhoods and non-residential nodes, along collectors, arterials, and rail transit corridors, unless the higher density residential development is a component of a mixed or multi-use project.

3.1.18 The City shall recognize and maintain neighborhoods through the development and implementation of district plans and/or neighborhood plans, which identify the needs of the City's neighborhoods and the opportunities to improve and maintain those neighborhoods in light of continued growth and development pressures within and surrounding them.

3.1.19 The City shall limit urban residential densities in the Agriculture land use category to locations most suitable for development, avoiding wetlands, natural habitat and other significant natural resources. Large contiguous parcels under common ownership, in the Agricultural Land Use Category which are suitable for agriculture use, shall be left intact through proper site design, and such other methods as clustering, etc.

Issue: Commercial and Industrial Development Patterns

Growth in population is accompanied by increased demand for commercial facilities, requiring additional land for commercial development. The Planning Department's 1985 existing land use inventory revealed the City had 12 acres of land per 1,000 population in commercial use, compared to a national standard of approximately 4 acres per 1,000 population. At the time of the 1985 inventory, approximately 78 percent of all commercial uses in the City were located in strip commercial retail and office areas. If current trends continue, future population growth will generate a demand for over 2,800 acres of additional commercial land during the planning period.

Despite a significant increase in the number of planned centers approved in recent years, little change has occurred in the pattern of strip commercial uses lining the City's arterial and collector roadways. This development pattern is typically inefficient, unsafe, and aesthetically unattractive. It results in multiple curb cuts, sometimes up to 50 per mile, thereby reducing the traffic carrying capacity of highways while at the same time increasing the potential for accidents. With a clutter of signs of all sizes, shapes, color, and design, the appearance of these areas is not only unsightly, it is also distractive for traffic on the highway and can, therefore, be dangerous.

Another problem relating to strip commercial uses has developed as the commercial market has begun to overbuild during the recent national economic expansion cycle. Commercial retail and office space has remained in an over-supply condition (indicated by vacancy rates over 15 percent) for the past several years, and as a result, new space has come on line at square footage costs that create strong competition with existing space. This competitive market results in relocations of existing businesses to newer projects, leaving many older commercial buildings semi-vacant and with little investment benefit to the owners. Without the hope of a reasonable economic return, owners may not invest funds to maintain their structures, and inevitably, commercial blight begins to develop. For these reasons, new commercial development will be strongly encouraged to occur in nodes or clusters in the form of office parks, shopping centers and mixed use developments. Strip commercial expansion along arterial streets will be discouraged, except for commercial infill of uses such as hotels, motels, restaurants, auto sales and service, mobile home sales, convenience stores and gas stations, which will continue to locate along highways.

There has also been a major shift in recent years in the type of industries that are locating or expanding in Jacksonville, from heavy manufacturing to light service-oriented establishments. These latter types of industrial uses are environmentally more acceptable, with few air or water quality impacts, and are designed more like offices, with landscaped buildings located in park-like settings. In the future, the City is expected to maintain and increase its diversified industrial base, including port-related heavy industry, light industry and research and development type industries. In order to maximize the economic potential of industrial development, and to minimize the adverse impacts on other types of land uses, it is necessary to identify geographic areas suitable for various types of industry based on such factors as the labor force, accessibility to specific modes of transportation, need for expansion, and amenity factors for the labor force. From a land use perspective, this will create a desirable development pattern that effectively maximizes the use of the land. From a development perspective, it provides the stability that will ensure that industry remains a vital part of the City's economy.

Objective 3.2 Continue to promote and sustain the viability of existing and emerging commercial and industrial areas in order to achieve an integrated land use fabric which will offer a full range of employment, shopping, and leisure opportunities to support the City's residential areas.

Policies

3.2.1 The City shall promote, through the use of development incentives and other regulatory measures, development of commercial and light/service industrial uses in the form of nodes, centers or parks, while discouraging strip commercial development patterns, in order to limit the number of curb cuts and reduce conflicts in land uses, particularly along collectors and arterials.

3.2.2 The City shall promote, through the Land Development Regulations, infill and redevelopment of existing commercial areas in lieu of permitting new areas to commercialize.

3.2.3 The City shall prohibit the expansion or replacement of commercial uses which do not meet applicable locational criteria of the 2010 Comprehensive Plan and have an adverse impact on adjoining or nearby uses. Consider office and high density residential development as a viable alternative in land use reviews.

3.2.4 The City shall permit expansion of commercial uses adjacent to residential areas only if such expansion maintains the residential character of and precludes non-residential traffic into adjacent neighborhoods.

3.2.5 The City shall require neighborhood commercial uses to be located in nodes at the intersections of collector and arterial roads. Prohibit the location of neighborhood commercial uses interior to residential neighborhoods in a manner that will encourage the use of local streets for non-residential traffic.

3.2.6 The City shall allow a broad mixture of supporting recreational, commercial, public facilities and services in mixed use residential developments utilizing the "Traditional Neighborhood Design" (TND) concept and in Locally Designated Historic Preservation Districts in accordance with the standards and criteria in the Land Development Regulations, without the application of nodal considerations and other location criteria in this element.

3.2.7 The City shall implement the locational criteria of this element for commercial and industrial uses consistent with the character of the areas served, availability of public facilities, and market demands.

3.2.8 The City shall encourage the reorientation and combined use of existing curb cuts and/or parking lots to minimize the negative impacts of non-residential development on adjacent residential uses and the transportation system.

3.2.9 The City shall prohibit construction of parking lots with intrusive ingress/egress into residential neighborhoods in conformance with the provisions of this and other elements of the 2010 Comprehensive Plan. When access is required to be located off a roadway, it should conform to the City's and State's minimum applicable curb cut separation distance requirements.

3.2.10 The City shall encourage redevelopment and revitalization of rundown strip commercial areas through incentives such as the use of residential density credits for infill and mixed use development.

3.2.11 The City shall by 1992 establish public/private partnerships and revitalization strategies that include incentives for private reinvestment in under-utilized commercial areas.

3.2.12 The City shall designate areas inappropriate for less intense development due to conditions such as excessive noise levels and incompatible surrounding land uses for intense commercial and light industrial use. Require that these intense commercial uses are appropriately buffered from adjacent residential or retail commercial development. Uses in the airport noise/accident zones and other restricted use areas, however, shall be guided by the provisions in the Land Development Regulations for such areas.

3.2.1 The City shall require commercial uses at interstate interchanges to be developed as planned, unified projects, when parcelization permits, in order to enable the use of cross access, and encourage other site design measures to minimize impacts to surrounding areas.

3.2.14 The City shall permit consideration of commercial uses, including hotels and motels, at intensities at or above the neighborhood serving commercial scale at locations with direct road access to interstate connectors and within the commercial node of an interstate interchange. Such development within the commercial node must be pursuant to a Planned Unit Development (PUD) zoning district, and subject to all other applicable local, state and federal regulations.

3.2.15 The City shall by 1993 develop design guidelines through the Planning Department that will encourage development and redevelopment of the City's major office and commercial activity centers as pedestrian places (e.g., signage, landscaping, public art, public spaces).

3.2.16 The City shall where feasible, increase open space in site designs beyond what is currently specified by Zoning Code through site design techniques (e.g., clustering of structures), in order to promote a park-like quality in non-residential developments.

3.2.17 By April 1, 1991 the City shall, require the Land Development Regulations to include incentives for new industry to locate in the form of industrial parks, centers, etc., in areas shown for industrial use on the Future Land Use Map series. Allow light industry to locate as a supporting use in mixed use PUD's outside areas designated for industrial use when the locational criteria and other provisions of this element, and all applicable development regulations are met.

3.2.18 The City shall permit business parks in locations adjacent to, or near, residential areas, subject to applicable Land Development Regulations.

3.2.19 The City shall prohibit expansion or new development of non-industrially designated land uses in industrially designated areas unless the use is determined to be an accessory and complementary use to the industrial area, unless otherwise provided for herein. Amend the Land Development Regulations to include standards and/or criteria for location and intensity of these types of non-industrial uses.

3.2.20 Residential uses shall be classified as non-conforming uses within industrially designated areas, except in the case of designated residential enclaves as defined in this element.

3.2.21 The City shall permit development of waterfront dependent and transportation related industrial uses in areas designated Water dependent/Water related on the Future Land Use Map series.

3.2.22 The City shall by April 1, 1991, develop through the Planning Department and implement strict performance standards for any industrial use located adjacent to any water body. Ensure that industrial development in the Water dependent/Water related plan category areas is in conformance with the Ports, Aviation and Related Facilities and Conservation/Coastal Management Elements.

3.2.23 The City shall by 1995, establish an industrial land use data base through the Planning Department and update it on a regular basis to monitor industrial development in the City, and to project the amount of land and public facilities needed to accommodate future industrial uses.

3.2.24 The City shall permit only commercial and industrial activities in the Rural Area that provide agriculture and silviculture related goods and services, or serve the needs of the rural population.

3.2.25 The City shall permit extraction of natural resources only in the Rural Area, and where compatible with existing land uses. Use best management practices in the design and operation of extraction facilities in order to mitigate any adverse environmental impacts.

3.2.26 The City shall encourage industrial uses to relocate from predominantly non-industrial areas through the use of incentives, such as, but not limited to, tax incentives and transfer of development rights.

GOAL 4

To ensure implementation of the Future Land Use Element of the 2010 Comprehensive Plan.

Issue: Future Land Development

Quite often in the past, plans were prepared and adopted but not implemented. The 1985 Local Government Comprehensive Planning and Land Development Regulations Act, as amended, specifically addresses this issue. Sections 163.3201 and 163.3202 F.S., require that the adopted comprehensive plans shall be implemented through adoption and enforcement of appropriate local regulations. This section summarizes regulatory mechanisms which need to be developed in order to implement the policies and other recommendations in this element.

Objective 4.1 By April 1, 1991, adopt citywide Land Development Regulations that are consistent with the 2010 Comprehensive Plan.

Policies

4.1.1 The City shall make all existing and future Land Development Regulations consistent with the 2010 Comprehensive Plan, and all development orders consistent with those development regulations as per the timeframe provided for in Chapter 163 (Part II), F.S. Where a provision in the Land Development Regulations is in conflict with the adopted 2010 Comprehensive Plan, the provision in the Plan shall prevail. Land Development Regulations shall not permit any use(s) which is not permitted in the land use category depicted on the FLUMs.

Determination of consistency between the 2010 Comprehensive Plan and the Land Development Regulations will be made by the Director of Planning and Development. The decision made by the Director of Planning and Development may be appealed to the Council, who shall refer the matter to the appropriate committee of Council for a recommendation prior to acting upon the appeal.

4.1.2 The City shall require that all development conform to the densities and intensities established in the Future Land Use Map series and Operative Provisions of this element and be consistent with the plan.

4.1.3 The City shall establish a set of zoning districts that may be permitted within each land use plan category and incorporate the information in the Land Development Regulations.

4.1.4 The City shall review and revise the Zoning Code (including the Zoning Atlas) for the City through the Planning and Development Department to ensure consistency with the plan, and that all uses permitted in zoning districts are mutually compatible, including zoning execptions.

4.1.5 The City shall amend the Land Development Regulations to provide for the creation of family homestead partitions in Agriculture (A) plan category areas. The intent of this policy is to allow the partition and continued residential use of existing family homesteads.

4.1.6 The City shall revise existing Land Development Regulations and site plan review procedures to include the following:

1. Consideration of natural features in the development review process;

2. Regulation of the type and density/intensity of development in coastal high hazard areas in order to protect the public health, safety and welfare, and the natural environment; and

3. Criteria and standards to define the location of a node, and land area and development rights therein, such as locational and siting considerations, appropriate street and highway frontages and access, and density/intensity.

4.1.7 Continue enforcement of existing Land Development Regulations in the City, which are consistent with this plan, including:

1. Zoning Code;

2. Code of Subdivision Regulations;

3. Flood Plain Regulations;

4. Landscape and Tree Protection Regulations;

5. Housing Safety Code;

6. Unsafe Buildings and Structures Code;

7. Community Redevelopment Programs; and

8. Building Code.

4.1.8 The City shall initiate studies to determine the feasibility of implementing the following mechanisms:

1. Transfer of development rights (JPD, BESD and JHUD).

2. Overlay district(s) for conservation areas (JPD).

3. Cost recovery from users of capital improvement projects (Finance Department).

4. Incentives for infill and contiguous development (JPD).

5. Incentives for revitalization of physically, socially or economically depressed areas (JPD and JHUD).

6. Protection of aquifer recharge areas, natural vegetation along estuarine shoreline and freshwater swamps, and other valuable ecological resources (JPD and BESD).

4.1.9 By April 1, 1991, the City shall adopt the necessary Land Development Regulations in order to implement the 2010 Comprehensive Plan. Thereafter, by 1992, all such regulations shall be consolidated into a single land development code for the City.

4.1.10 The City shall by April 1, 1991, implement a concurrency management system that will ensure development proposals are approved only when utilities and other public facilities and services are available, at or above the Level of Service standards established in the Capital Improvements Element, concurrently with the impacts of the proposed development.

4.1.11 The City shall continue to develop and maintain, with substantial public input, more detailed land use plans for the six planning districts in the City through the Planning Department. Following adoption by the City Council, use these detailed plans to guide zoning decisions in the City.

4.1.12 The City shall establish an administrative procedure by April 1, 1991 for appeals of decisions relating to comprehensive plan consistency and interpretation of the Future Land Use Map series. The procedure will include the Community and Economic Development Committee of the City Council.

4.1.13 The City hereby incorporates Map L-14(7) which depicts Salt Water Marshes, Riverine/Estuarine Wetlands and All Other Wetlands. Notwithstanding the permitted land uses according to the Future Land Use Map series (FLUMs), the permitted land uses within such areas shall be limited to the permitted land uses and associated standards of Objectives 4.1, 4.2, 4.3 and 5.1 and related policies of the Conservation/Coastal Management Element.

OPERATIVE PROVISIONS

Guidelines and Standards

At the core of the comprehensive planning process is the establishment of principles and standards governing the development and location of land uses based on the projection of future demand. Adherence to the provisions of this and other elements of the 2010 Comprehensive Plan will ensure that future growth will occur in an economic and orderly fashion. One of the primary objectives of the Future Land Use Element and other elements of the 2010 Comprehensive Plan is to insure protection of existing and emerging residential areas from encroachment by intrusive commercial, industrial and public/semi-public uses.

Locational Criteria

All of the plan categories described in this element allow for a variety of uses. Each category has a set of primary uses, which are intended to be the indicator of the overall development pattern of the area, and various types of secondary or supporting uses, which may also be allowed. The locational criteria in this section describe the factors to be used in determining appropriate locations for: (1) primary use plan categories in plan amendment requests, and (2) supporting uses in residential and other plan category areas.

The following factors, which were used in determining appropriate land uses and their boundaries on the Future Land Use Map series, will be considered in evaluating all zoning or subdivision site plan requests to determine appropriate locations for future development, redevelopment and expansion of existing uses within the City.

Street Classification: Function, size, design capacity, level of service, programmed.

Public Facilities and Services: Availability of municipal utilities (sewer, potable water), and mass transit in the urban service area, drainage, solid waste disposal, and recreational sites; ability to provide these facilities and services in a manner consistent with the level of service standards contained in the Capital Improvements Element and other applicable elements of the 2010 Comprehensive Plan. Non-mandatory level of service facilities and services, such as the location of school sites to serve residential uses, the location of major health facilities, and police, fire and emergency service protection at applicable urban or rural levels, will also be considered.

Land Use Compatibility: Potential for the development of blighting or other negative influences, conforming with the goals, objectives and policies of this and other elements of the 2010 Comprehensive Plan.

Development and Redevelopment Potential: Stability of the area, development and economic trends.

Structural Orientation and Other Site Design Factors: Orientation of buildings to each other and to major and minor streets, height, bulk, and scale of buildings in relation to surrounding uses, buffering, lighting, signage, and parking.

Ownership Patterns: Single lot or large tract ownership as a guide to determine the appropriate scale and design of potential development.

Environmental Impacts: Demonstration that environmental damage will not occur and/or can be mitigated in conforming with the goals, objectives and policies of this comprehensive plan, and all applicable federal, state and local development regulations.

Primary Uses: Primary uses are land use categories depicted on the Future Land Use map series (FLUMs). Criteria and standards which will be applied in determining appropriate locations for plan category amendments on the Future Land Use map series and in issuance of development orders permitting new non-residential primary use development and redevelopment by type within the City are included in the appropriate land use category description herein or in the Land Development Regulations.

Secondary Uses: Secondary or supporting uses are land uses which may not be depicted on the FLUMs. These uses may be allowed in various primary land use categories shown on the FLUMs.

In order to preserve and enhance existing residential neighborhoods and provide for safe, convenient employment locations within the City, all development order requests for secondary or supporting uses will be subject to review under the criteria described in this element. Nodal development patterns are preferred and new secondary uses will be encouraged to locate in nodes. An exception to this standard may occur in areas where infill can occur on commercially designated sites and where (1) infill would create a more compact secondary use pattern than development of new nodes in the same area, and (2) new development incorporates shared access with adjacent sites and/or direct access to a frontage or parallel facility, rather than a collector or arterial street. Locations for new secondary developments and redevelopment by type within the City shall be based on the location criteria included in this element.

The standards to be prepared as land development regulations and the criteria herein only designate locations that may be considered for secondary uses. Consideration does not guarantee approval of a particular use in any given location. With the exception of utility substations and other similar non-trip generating uses, secondary use sites should abut a roadway classified as a collector or higher facility on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan.

DESCRIPTION AND INTERPRETATION OF THE

FUTURE LAND USE MAP SERIES

The Future Land Use Map series (FLUMs) depicts the generalized land use categories that will guide development and redevelopment through the planning period and has been prepared in conformance with Section 163.3177, F.S. and Section 9J-5.006, F.A.C. Each category permits a range of land uses, densities, and intensities through implementation of the City's Land Development Regulations. The exact type of land use, and the density and intensity appropriate at any one location will be determined using the criteria in this and the other elements of the 2010 Comprehensive Plan, as well as applicable Land Development Regulations.

In addition to the specific uses permitted in each land use category depicted on the FLUMs, as defined in this element, the following uses will be allowed in all plan categories subject to standards and criteria in the Land Development Regulations:

1. Roadways, public and private community facilities and essential services serving the areas;

2. Parks and open space areas;

3. Conservation and other natural areas, and

4. Agriculture, silviculture, and similar other low intensity open space uses.

Because of the graphic limitations of size and scale of maps, five acres is the minimum size land use generally depicted on the FLUMs. In most cases existing or proposed land uses of less than five acres are not normally depicted. Such uses shall be determined to be consistent with the FLUE, if they meet all of the following requirements:

1. The use is allowed as a secondary or supporting use in the predominant land use category depicted on the FLUMs;

2. The use meets the Goals, Objectives, and Policies, and Operative Provisions of this element;

3. The use meets the standards and other requirements of the Land Development Regulations adopted in accordance with 2010 Comprehensive Plan.

DETERMINATION OF FUTURE LAND USE MAP

CATEGORY BOUNDARIES

Individual analysis of the conditions affecting land use locations is necessary in order to determine plan category boundary lines. Generally, the boundaries between different land use categories depicted on the FLUMs follow existing or proposed geographic features such as roadways, rail and utility rights-of-ways, section lines, natural and manmade watercourses, and the edges of water bodies. In areas where such features do not exist, or are inappropriate, existing property boundaries shall be used whenever possible to delineate plan category boundaries.

Where, due to large scale and small size of the adopted FLUMs, the exact location of the boundary between contiguous land uses is not clear, determination of a boundary location will be made by the Director of Planning and Development with the appeal of his decision to the City Council.

PLAN CATEGORY DESCRIPTIONS

This section describes how each category shown on the FLUMs is to be interpreted. The character of each land use category is defined by building type, residential density, functional use, and the physical composition of the land. Each category has a range of potentially permissible uses, which are not exhaustive, but are intended to be illustrative of the character of uses permitted. The plan category names indicate the dominant or primary use that is intended for development within the category. Supporting uses may be developed subject to the provisions of this and other 2010 Comprehensive Plan elements.

Not all potential uses are routinely acceptable anywhere within the land use category. Each potential use must be evaluated for compliance with the goals, objectives and policies of this and other elements of the 2010 Comprehensive Plan, as well as applicable federal, State and local Land Development Regulations.

RESIDENTIAL

The residential categories primarily allow for single-family dwellings, multi-family dwellings, group homes, foster care facilities, community residential homes and other congregate living facilities in appropriate locations. Not included are hotels, motels, campgrounds, travel trailer parks for the transient population, and similar other commercial facilities. Also excluded are facilities such as jails, prisons, hospitals, sanitariums and similar other facilities and dormitories, etc.

Areas depicted for residential uses are shown under four residentially dominated plan categories; Rural Residential (RR), Low Density Residential (LDR), Medium Density Residential (MDR), and High Density Residential (HDR). Various housing types, ranging from detached single-family dwelling units at a density of one (1) unit per acre, to attached multi-family structures at densities of over 20 dwelling units per acre, are allowed in the various categories. In order to encourage infill and redevelopment on existing lots of record within the Urban Area, the net density may exceed the allowable gross density limitation specified herein, provided such density is consistent with the applicable Land Development Regulation for such area. Achievement of the density ranges of the various categories will only be permitted when full urban services are available to the development site, subject to the provisions of this and other applicable elements of the 2010 Comprehensive Plan. It is not the intent of this plan to permit maximum allowable densities throughout the area depicted for a particular land use category on the Future Land Use Map series. Land Development Regulations, which will be developed to implement the plan shall ensure that several development districts are established within each residential category to allow a variety of lot sizes and development densities. Accordingly, the average residential density in each category will be much lower than the maximum allowable density. Notwithstanding the density limitation of the residential categories, one dwelling unit will be permitted on any nonconforming lot of record, which was existing on the effective date of the 2010 Comprehensive Plan. Development on such nonconforming lots of record shall be subject to all other plan provisions.

Certain secondary and supporting non-residential uses are permitted in all residential categories subject to the provisions of this and other elements of the 2010 Comprehensive Plan. These uses may include neighborhood supporting recreation facilities and public facilities, such as schools, churches, day care centers, fire stations, branch libraries, community centers, essential services, as well as supporting commercial and service establishments and home occupations. Golf, yacht, tennis and country clubs, driving ranges, cemeteries and mausoleums but not funeral homes or mortuaries may be allowed in residential categories subject to the applicable Land Development Regulations. Bed and breakfast establishments meeting the performance standards and criteria in the Land Development Regulations are also allowed in appropriate locations in the designated historic residential districts.

In addition to the above, nursing homes, emergency shelter homes, rooming houses, residential treatment facilities, private clubs, animals other than household pets, borrow pits and drive through facilities associated with a permitted use may also be allowed as secondary or supporting uses in some of the residential land use categories.

Not all primary or secondary/supporting uses stated above will be permitted in all residential land use categories. The intensity and range of uses permitted in a specific land use category are subject to the provisions of this and other elements of the 2010 Comprehensive Plan, and all applicable Land Development Regulations. New neighborhood commercial uses shall not be allowed, as secondary/supporting uses, where such uses would constitute an intrusion into an existing single-family neighborhood.

In order to encourage more compact development pattern, mixed use, Traditional Neighborhood Design (TND) planned unit and cluster developments are allowed in all plan categories allowing predominantly residential uses. These types of conditionally controlled developments, whether at a development of regional impact (DRI) scale or below, are exempt from application of the nodal criteria of this element in their internal site designs.

Rural Residential

This category is intended to provide rural estate residential opportunities in the suburban area of the City. Housing developments at a net density range of up to two (2) dwelling units per acre will be allowed when community scale potable water and sewer facilities are available to the site, and one (1) unit per net acre when the site will be served with on-site water and wastewater facilities. Generally, single-family detached housing and mobile homes will be the predominant land uses in this category.

In addition to the secondary and supporting uses for all residential land use categories listed heretofore, borrow pits, animals other than household pets, foster care homes, community residential homes and drive through facilities in conjunction with a permitted use may also be permitted in the RR category subject to the standards and criteria in the Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Low Density Residential

This category permits housing developments in a gross density range of up to seven (7) dwelling units per acre when full urban services are available to the site. Generally, single-family detached housing will be the predominant land use in this category, although mobile homes, patio homes and multi-family dwellings may also be permitted in appropriate locations. Mixed use developments utilizing "Traditional Neighborhood Design" (TND) concept, which are predominantly residential but include a broad mixture of supporting recreational, commercial, public facilities and services are also allowed subject to the standards and criteria in the Land Development Regulations. Minimum lot size shall be half acre per dwelling unit when both centralized potable water as well as wastewater are not available. The lot size shall be reduced to 1/4 acre per dwelling unit if either one of these services are not available. It is not intended to permit the maximum allowable density throughout the area depicted for this category on the Future Land Use Map series. Land Development Regulations shall include several development districts, each with different density range, which will be permitted in this category to permit a varied physical environment.

In addition to the secondary and supporting uses for all residential land use categories listed heretofore, borrow pits, animals other than household pets, foster care homes, community residential homes and drive through facilities in conjunction with a permitted use may also be allowed in the LDR category subject to the standards and criteria in the Land Development Regulations.

Medium Density Residential

This category permits housing developments in a gross density range of up to twenty (20) dwelling units per acre when full urban services are available to the site. Generally, low rise multi-family housing such as apartments, condominiums, townhomes and rowhouses will be the predominant land use in this category, although duplexes, mobile home parks and single family homes/mobile home subdivisions may also be developed in appropriate locations. Mixed use developments utilizing "Traditional Neighborhood Design" (TND) concept, which are predominantly residential but include a broad mixture of supporting recreational, commercial, public facilities and services are also allowed subject to the standards and criteria in the Land Development Regulations. MDR developments may be cited as transitional uses between single-family and commercial or public/semi-public use areas. In the absence of the availability of centralized water and sewer, the density of development permitted in this category shall be the same as allowed in LDR without such services. It is not intended to permit the maximum allowable density throughout the area depicted for this category on the Future Land Use Map series. Land Development Regulations shall include several development districts, each with different density range, which will be permitted in this category to permit a varied physical environment.

In addition to the secondary and supporting uses indicated for all residential land use categories listed heretofore, nursing homes, emergency shelter homes, foster care homes, community residential homes, rooming houses, residential treatment facilities and private clubs are also allowed at appropriate locations in this category subject to the standards and criterial in the Land Development Regulations.

High Density Residential

This category permits housing developments at gross densities of twenty (20) to sixty (60) dwelling units per acre outside the Central Business District (CBD). Residential densities within the CBD shall be based on site development plan approval as part of the development order for the Downtown DRIs. Because of the traffic and other infrastructure impacts such uses generate, HDR areas must be located in close proximity to an arterial road and be supplied with full urban services in order for development to occur. HDR areas shall be sited in or adjacent to mass transit corridors, particularly those served by fixed guideway systems. Generally, high rise multi-family and mixed use developments will be the predominant land use in this category. HDR developments are frequently appropriate transitional uses between residential and commercial or public/semi-public areas. It is not intended to permit the maximum allowable density throughout the area depicted for this category on the Future Land Use Map series. Land Development Regulations shall include several development districts, each with different density range, which will be permitted in this category to permit a varied physical environment.

In addition to the secondary and supporting uses indicated for all residential land use categories listed heretofore, nursing homes, emergency shelter homes, rooming houses, community residential homes, residential treatment facilities and private clubs are also allowed at appropriate locations in this category subject to the standards and criteria in the Land Development Regulations.

COMMERCIAL

This category is primarily intended to provide for all types of sales and service activities, such as retail trade, personal and professional services and storage, offices, hotels, motels, entertainment, and amusement facilities. Commercial recreation and entertainment activities, such as amusement parks and marinas, are also allowed in this category. Single family dwellings and multi-family uses are also permitted consistent with the Medium Density Residential (MDR) and High Density Residential (HDR) plan category descriptions. A limited amount of warehousing, wholesaling, fabrication and light industrial uses may also be allowed subject to the standards and criteria in the Land Development Regulations.

The plan includes five types of commercially dominated land use categories: Residential-Professional-Institutional, Neighborhood Commercial, Community/General Commercial, Regional Commercial, and Central Business District. The primary uses range from a small convenience store, laundry/dry cleaning shop to a large shopping center or a multi-story office building.

Secondary uses allowed in the residential categories are also allowed in all commercial categories. In addition, secondary and supporting uses having external impacts similar to the primary uses described above are also included. Examples of these uses are: trade schools and colleges, hospitals, medical centers, and sanitariums, museums, art galleries, convention, exhibition and trade festival facilities, transit stations, and off-street parking lots and garages.

In addition to the above, criminal justice facilities, transportation terminals and facilities, stadiums and arenas, yard waste composting, dude ranches, riding academies, shooting ranges, commercial fishing or hunting camps, fairgrounds etc.; may also be allowed in some commercial categories.

Not all primary or secondary/supporting uses stated above will be permitted in all commercial land use categories. The intensity and range of uses permitted, in a specific commercial category, are subject to the provisions of this and other elements of the 2010 Comprehensive Plan, and all applicable Land Development Regulations.

Residential-Professional-Institutional (RPI)

This is a mixed use category primarily intended to accommodate office, limited commercial retail and service establishments, institutional and medium density residential uses. Large scale institutional uses, which require supporting residential and office components, are also permitted; as are office-professional uses as well as mixed use developments utilizing the "Traditional Neighborhood Design" (TND) concept, which are predominantly residential but also include a broad mixture of supporting recreational, commercial, public facilities and services, subject to the standards and criteria in the Land Development Regulations.

In addition to the secondary and supporting uses for all commercial land use categories listed heretofore, veterinarians, filling stations, off street parking, nursing homes, residential treatment facilities, day care centers, and other institutional uses such as libraries, public/private schools, colleges and universities, cemeteries, mausoleums but not funeral homes or mortuaries, private clubs, art galleries, museums, theaters and related uses may also be permitted when sited in compliance with this and other elements of the 2010 Comprehensive Plan and all applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

This category permits housing and mixed use developments in a gross density range of up to twenty (20) dwelling units per acre when full urban services are available to the site. Generally, low rise multi-family dwellings such as apartments condominiums, townhomes and row houses will be the predominant land use in this category, although cluster and patio home mixed use projects, single family dwellings, Single Room Occupancies (SROs), and supporting neighborhood commercial retail, professional offices and institutional uses may also be developed in appropriate locations. The scale of individual commercial/residential buildings or developments will depend upon locational criteria established in the Land Development Regulations and on the Functional Highway Classification System Map.

The mix of land uses included in this category is flexible and consists of up to 60 percent residential, up to 50 percent commercial and service establishments, up to 70 percent institutional and up to 80 percent of the land area as professional offices. RPI developments are frequently appropriate transitional uses between residential and non-residential areas.

Neighborhood Commercial Uses

These uses serve the daily needs of contiguous neighborhoods. Neighborhood commercial nodes will generally be located within a ten minute drive time of the service population.

The locational standards will be prepared as Land Development Regulations to ensure that these uses do not penetrate into residential neighborhoods, but rather serve as they are intended, to provide for the daily needs of those areas. Neighborhood commercial uses may include convenience goods, personal services, veterinarians, filling stations and other low intensity retail and office-professional commercial uses developed in freestanding or shopping center configurations. Normally, such centers will be anchored by a food or drug store and will contain four to ten other supporting retail and office uses. New neighborhood commercial uses shall not be allowed as secondary uses in existing single-family residential neighborhoods when such uses would constitute intrusion.

Secondary and supporting uses included in all commercial categories as well as the additional uses allowed in the RPI land use category may also be permitted in this category. The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for neighborhood commercial uses. Consideration does not guarantee the approval of a particular retail or office commercial use in any given location. The location and expansion of secondary, supporting uses in and on the peripheries of neighborhoods should be consistent in location and design with the development standards, as well as all applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Neighborhood commercial sites should abut a roadway classified as a collector or higher facility on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan. Sites with two or more property boundaries on transportation rights-of-way will be considered preferred locations for neighborhood serving uses.

Community/General Commercial (C/GC)

Community/general commercial uses are generally developed in nodal patterns and serve large areas of the City, which include a diverse set of neighborhoods with a combined service population of at least 25,000 people or 10,000 dwelling units. Community/general commercial nodes will generally be located within a fifteen minute drive time of the service population. Such uses may only be developed within the commercial and commercially dominated mixed use plan categories of this element.

This type of development includes outlets and establishments that offer a wide range of goods and services including general merchandise, apparel, food and related items. Neighborhood commercial scale uses and projects may be part of a community/general commercial node. Community/general commercial centers are generally developed with a variety or small department store(s) as its primary anchor. General commercial uses include business and professional offices, financial institutions highway commercial such as auto repair and sales, mobile home/motor home rental and sales, off street parking lots and garages, boat storage and sales, hotel, motel, fast food establishments, commercial recreational and entertainment facilities such as carnivals or circuses, theaters, shooting galleries, skating rinks, athletic complexes, arenas, auditoriums, racetracks, and similar other types of commercial developments. In addition, warehousing, light manufacturing and fabricating could be permitted provided it is part of a retail sales or service establishment, and the use must be located on a road classified as collector or higher on the Functional Highway Classification Map. Commercial uses will comprise 70 to 90 percent of the land area of the category, while warehousing, light manufacturing and fabricating would constitute the remaining 10 to 30 percent. These uses may be developed as freestanding uses within the area of the Community/General Commercial node, or as separate general commercial projects.

In addition to secondary and supporting uses allowed in all commercial categories, multi-family dwelling(s), nursing homes, group care facilities, trade schools and colleges, hospitals, medical centers, sanitariums, museums, criminal justice facilities, art galleries, exhibition and trade facilities and similar other institutional uses, dude ranches, riding academies, private camps, camping grounds, shooting ranges, fishing and hunting camps, fairgrounds, race tracks, stadiums and arenas, transit stations, bus and other transportation terminals (but not freight or truck terminals), personal property storage establishments, crematoria, blood donation and plasma centers, building trade contractors, rescue missions, residences in conjunction with a permitted use, and day labor pools etc. may also be allowed within the Community/General Commercial land use category.

Land development regulations shall include standards for minimum setbacks and buffer zones between different types of uses allowed in this category, as well as locational criteria for such uses.

Not all potential uses are routinely acceptable anywhere within this land use category. Each potential primary or secondary use must be evaluated for compliance with this and other elements of the 2010 Comprehensive Plan as well as applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Nodal development patterns at highway intersections are preferred, and generally all new community/general commercial uses will be developed in this pattern. An exception to this standard may occur in areas where commercial infill can occur on commercially designated sites and where infill would create a more compact use pattern than development of new commercial nodes in the same area.

The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for community commercial uses. Consideration does not guarantee the approval of a particular retail or office commercial use in any given location. Community commercial uses should abut a roadway classified as an arterial or higher facility on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan. Sites with two or more boundaries on a transportation right-of-way will be considered preferred locations for these uses.

Regional Commercial

Regional commercial uses serve the City and outlying communities. Combined service populations generally exceed 80,000 people or 30,000 dwelling units. In size and scale, regional commercial development will meet generally the standards and guidelines for developments of regional impact (DRI) pursuant to Section 380.06 F.S.

Regional commercial nodes will generally be located with convenient access to transit corridors, and within a thirty minute drive time of the service population. Regional commercial uses may only be developed: (1) in a nodal pattern, and (2) within the commercial and commercially dominated mixed use plan categories. This type of development offers a full range of shopping goods, including general merchandise, apparel, home furnishings and related items. Community and neighborhood commercial uses and projects may be developed as part of a regional commercial node. Business and professional offices, financial institutions, other service commercial, entertainment, recreational, institutional and residential uses may be developed within the area of the regional commercial node, or as autonomous office-professional use projects.

Secondary and supporting uses allowed in other commercial categories may also be permitted in this category. Freestanding retail and other supporting uses developed in and around a primary regional commercial center will be sited within the area of the regional commercial node, subject to the provisions of this and other elements of the 2010 Comprehensive Plan. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for regional commercial uses. Consideration does not guarantee the approval of a particular retail or office commercial use in any given location. Regional commercial uses should abut a roadway classified as a principal arterial or higher facility on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan, except for sites located within the DDA's jurisdiction. Sites with two or more boundaries on transportation rights-of-way classified as principal arterials or higher will be considered preferred locations.

Central Business District (CBD)

This is a mixed land use category that is coterminous with the jurisdictional area of the Jacksonville Downtown Development Authority (DDA). The category allows medium to high density residential, commercial, industrial, institutional, recreational, and entertainment uses, as well as transportation and communication facilities. All the area in the CBD is included within the boundaries of the Downtown developments of regional impact (DRIs). The exact location, distribution, and density/intensity of various types of land use in the DDA's jurisdictional area will be guided by the site development plans approved as part of the development order for the Downtown DRI(s).

INDUSTRIAL

These uses are generally considered to be the most likely to create unacceptable impacts on residential areas. Noise, odors, toxic chemicals and wastes, and transportation conflicts are all associated with traditional industrial uses. Permitted uses in this category include mining, processing, manufacturing, packaging, warehousing, transportation and distribution operations. Also included are construction and utility maintenance yards, machinery repair shops, outdoor storage of scrap, bulk storage of inflammable liquids, radio and television studios, transmission towers, transportation facilities including land, air and water freight and passenger terminals, research labs, commercial, retail and service establishments, institutional uses, and business as well as professional offices. In addition, non-industrial supporting uses with similar external impacts are allowed. Such uses include railroad switching yards, truck terminals, bus and train stations, trade and technical training facilities, medical facilities, and utility plants and facilities, including spoil disposal sites, sanitary landfills, transfer stations, recycling centers and other similar facilities. On-site residential facilities for the use of watchmen or caretakers are also allowed in all industrial categories.

Public facilities and commercial uses allowed in residential and commercial categories may also be permitted as secondary or supporting uses in industrial land use categories.

The plan includes four industrial land use categories: Light Industry (LI), Heavy Industry (HI), Water Dependent-Water Related (WD-WR) and Business Park (BP). Although some industries produce adverse impacts, and should therefore be isolated away from residential and other low intensity use areas, many industrial uses can exist in harmony with non-industrial neighbors. Business parks, for example, may include such light industrial uses as research and product development, communications facilities, light assembly and manufacturing, and even some types of warehousing. Not all primary or secondary/supporting uses stated above, therefore, will be permitted in all industrial categories. The type, intensity and range of uses permitted in a specific industrial category is subject to the provisions of this and other elements of the 2010 Comprehensive Plan and all applicable Land Development Regulations.

Business Park (BP)

This mixed land use category is primarily intended to accommodate low to moderate intensity office and industrial parks, which are generally developed as commercial subdivisions. Land uses permitted in this category include business/professional offices including banks and financial institutions, research and development activities, radio and T.V. studios, light manufacturing, fabrication and assembly, service establishments, major institutions, light industrial, and warehousing uses carried out in completely enclosed structures with no open storage. Commercial offices comprise 70 to 90 percent of the land area in this category, while service, major institutional and light industrial uses constitute the remaining 10 to 30 percent. A portion of the land area in this category, not to exceed 25 percent, may be devoted to hotels, motels, restaurants, and similar supporting commercial uses.

In addition to the secondary and supporting uses allowed in all industrial categories, communication facilities, utilities, off-street parking lots, vocational trade, technical or industrial schools, private clubs, churches, day care centers, nursing homes and similar other public facilities meeting the performance standards and criteria in the Land development Regulations will also be allowed in this category. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Business parks shall be located in areas designated for this category on the FLUMs. The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for business parks. Consideration does not guarantee the approval of a particular site for business parks in any given location. Site access to roads classified as arterial or higher on the adopted Highway Functional Classification System Map, which is part of the 2010 Comprehensive Plan, is preferred except for sites located within the Jacksonville DDA's jurisdictional boundaries.

Light Industrial (LI)

This category includes industrial uses which have fewer objectionable impacts such as noise, odor, toxic chemical and wastes. Types of primary uses include light assembly and manufacturing, packaging, processing including scrap processing, manufacturing of paints, enamels and allied products but not the manufacturing of the resins and other components from which such products are made, concrete batching plants, storage/warehousing including bulk storage of liquids, research and development activities, transportation terminals including freight terminals, radio/T.V. studios, transmission and relay towers, yard waste composting, recycling facilities, business/professional offices, medical clinics, veterinarians, vocational/trade schools and building trade contractors. Secondary uses include railroad yards, truck terminals, bus and rail stations, solid waste management facilities including composting and recycling operations, institutional uses, and public facilities such as trade and technical schools, health clinics, fire stations, utility plants, churches and day care centers; commercial, retail and service establishments, broadcasting studios including transmitters, telephone and cellular phone towers, business as well as professional offices including veterinarians, filling stations, restaurants and similar other supporting commercial uses. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Light industrial uses shall be located in areas designated for such use on the FLUMs. The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for light industrial uses. Consideration does not guarantee the approval of a particular light industrial use in any given location. Site access to roads classified as collectors or higher on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan, is preferred except for sites located within the Jacksonville DDA's jurisdictional boundaries.

Light industrial uses serving as complementary or supporting uses serving other primary land use categories may be permitted in mixed use planned unit developments (PUDs) outside the areas depicted for such use on the FLUMs.

Heavy Industrial (HI)

Heavy industrial uses are generally the most likely to produce adverse physical and environmental impacts such as noise, land, air and water pollution and transportation conflicts. Permitted uses in this category include mining, heavy manufacturing, repair, fabrication, assembly, packaging, processing, distribution and transportation operations. This may include manufacture, processing, storage or transportation of paper and pulp, scrap metal, explosives, paint, oil, turpentine, shellac, lacquer or varnish and similar other hazardous and toxic materials as well as petroleum refining including the various components and raw materials thereof. Railroad switching yards, solid waste management facilities, utility plants and similar other uses are also permitted, along with supporting commercial and institutional uses. In addition, all uses allowed in Light Industry category are also allowed in this category.

The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for heavy industrial uses. Consideration does not guarantee the approval of a particular industrial use in any given location. Compatibility of heavy industrial developments with surrounding land uses is a major concern. Heavy industrial land uses must be buffered by other less intense transitional land uses, such as office, light industry or open space, etc., to protect residential and other sensitive land uses; i.e., schools, health care facilities, etc. Heavy industries must be located with convenient access to the transportation network which includes major highways, railroads, airports and port facilities. Site access to roads classified as arterials or higher on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan, is preferred except for sites located within the Jacksonville DDA's jurisdictional boundaries. Sites with railroad access and frontage on two highways are preferred locations for heavy industrial development. The location of heavy industrial uses shall be subject to the provisions of this and other elements of the 2010 Comprehensive Plan, and all applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Water Dependent-Water Related (WD-WR)

This mixed use category is primarily intended for land uses that require deep water access to the St. Johns River. The primary purpose of the category is to protect, support and permit orderly expansion of the Port of Jacksonville. Ports, harbors, industrial docks, facilities for construction, maintenance and repair of vessels; ship supply establishments and facilities; freight, trucking, shipping or other transportation terminals and ancillary/accessory uses such as travel trailer parks, railroad yards, storage including bulk storage of flammable liquids and distribution facilities are the primary land uses in this category. Non-manufacturing, storage, processing, transportation, dredge disposal and other similar uses, which are related to and support the Port are also permitted, even though they may not require deep water access. Other water dependent uses, such as utility plants, water related recreation facilities, and fishing villages along with supporting commercial, service, institutional and public facilities are also permissible activities in appropriate locations. The intensity and range of uses permitted will be subject to the provisions of this and other elements of the 2010 Comprehensive Plan, and all applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

RECREATION AND OPEN SPACE

This category includes lands used for activities that are associated with outdoor recreation, such as parks, playgrounds, golf courses, driving ranges, marinas, fairgrounds and spectator sports facilities in public and private ownership. Pastoral open space managed by the Recreation and Parks Department is also included.

Secondary and supporting uses include dude ranches, riding academies, boarding stables, private camps, campgrounds, travel trailer parks, country clubs, private clubs, sale and service of alcoholic beverages for on-site consumption in conjunction with a permitted use, rifle or pistol shooting ranges, archery ranges, hunting and fishing camps and similar other recreational uses. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Areas designated as national or state forests, parks or preserves, although they offer excellent recreational opportunities, are included in the Conservation category. Private recreation and open space facilities that are part of residential, commercial or institutional land uses approved as integrated developments are also excluded since they are considered to be supporting uses to their projects.

The FLUMs depicts major existing recreational facilities only since neighborhood scale recreational areas are allowed as secondary uses within the residential and commercial categories. The location of new recreational facilities will be guided by the provisions of this and other elements of the 2010 Comprehensive Plan. Recommendations in the more specific planning district, neighborhood or functional plans will also be considered in siting future recreational facilities.

PUBLIC BUILDINGS AND FACILITIES

This is a broad land use category that is intended to identify major public use or community service activities. Uses include all lawful government activities, public buildings and grounds, schools, colleges and universities, criminal justice facilities, military installations, transportation facilities including airports, train stations, terminals etc.; along with ancillary and accessory uses such as warehouses, general aviation uses, hotels, motels, restaurants, car rental agencies, public/private institutions, churches, hospitals, including professional offices, medical clinics, pharmacies, and other uses normally associated therewith, private clubs, sale and service of alcoholic beverages in conjunction with a permissible use, major public utilities, and off street parking lots. Nursing homes, group care homes, homes for the aged or orphans and other uses normally associated therewith are also permitted within this land use category. All types of public facilities; i.e., institutional, communication and utilities, and transportation are combined into one category on the FLUMs. Only major existing plants and facilities are depicted.

Secondary uses in this category include recreation and open space such as ball parks, stadiums arenas and equestrian facilities, etc.; sale and service of alcoholic beverages in conjunction with a permitted activity, off street parking lots, silviculture activities, conservation areas, sanitary landfills, construction and demolition debris landfills, yard waste composting facility including the mulching plant and similar other uses.

Siting public/semi-public facilities that are allowed in commercial, light and heavy industrial, residential and institutional categories as supporting uses will not require plan amendment. Some major uses, however, because of their scale and potential community impacts, may only be sited in this plan category. Not all potential primary or secondary uses are permissible anywhere within this land use category. Each potential use must be evaluated for compliance with the provisions of this and other elements of the 2010 Comprehensive Plan, and all applicable Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

Activities that provide community service functions vary in character and locational need. A primary consideration in locating these uses is to ensure that each use will function as it is intended, as an important part of the urban service delivery system. The standards to be prepared as Land Development Regulations and the criteria herein only designate locations that may be considered for public/semi-public uses, and do not apply to military bases or other uses that do not directly serve the citizens of the City. Consideration does not guarantee approval of a particular use in any given location. With the exception of utility substations and other similar non-trip generating uses, community and regional serving public/semi-public sites should abut a roadway classified as a collector or higher facility on the adopted highway functional classification system map, which is part of the 2010 Comprehensive Plan.

HISTORIC RESOURCES

This category includes sites and structures of historic significance which are listed on the Florida Master Site File (FMSF) of historic sites maintained by the Division of Historic Resources, Florida Department of State. Also included in this category are historic districts which are listed on the National Register of Historic Properties. FLUMs also depict areas which have been surveyed for high probability of containing resources of historic or archaeological significance.

Nomination of additional historic resources shall be in accordance with criteria established by appropriate local, state and federal agencies. Protection of historic resources in the City shall be guided by the provisions in this and other elements of the 2010 Comprehensive Plan and the related Land Development Regulations.

CONSERVATION

Conservation lands are areas with valuable environmental resources, such as sensitive vegetation, high value habitat, wetlands, high aquifer recharge potential, and unique coastal areas. Some resource systems are highly sensitive and easily destroyed by indiscriminate human activity. These will be protected through public or private nonprofit ownership and management over time.

Areas in public or private ownership with unique environmental characteristics, such as coastal lands, may be designated as Special Management Areas (SMA) in accordance with the provisions of the Conservation/Coastal Management Element. In order to enhance and protect their unique resources, these areas will be subject to additional land use controls implemented through their specific management plans. The FLUMs series include an Environmentally Sensitive Areas Map (ESAM), which is used in concert with the Future Land Use Map series (FLUMs). The boundaries of the flood hazard areas on the ESAM are based on the federal Flood Insurance Rate Maps (FIRM), while the location and boundaries of wetlands and other environmentally sensitive areas potentially subject to additional regulatory controls are based on a variety of sources, including St. Johns River Water Management District and generalized United States Geological Survey (USGS) mapping. Accordingly, the location and boundaries of these areas are not precise, but are rather intended to serve as a guide in identifying sites that may be subject to regulatory mechanisms. Exact boundaries will be established for regulatory purposes using detailed site surveys completed prior to the issuance of development orders. These areas are depicted on the FLUMs under appropriate land use categories for which areas around these can be used/developed subject to applicable local, regional, State and federal regulations.

The Conservation category depicted on the FLUMs includes areas which are protected through public or private nonprofit ownership and management. Development potential in these areas is generally limited to open space, resource and recreational uses. Conservation areas may include regional, state or national forests, parks, sanctuaries, preserves and Special Management Areas. More specific uses and activities permitted in these areas are guided by the approved management plans for each area when such plans exist. This category also includes some sites that are presently privately owned, are located in DRIs or PUDs and are protected by development agreements or conveyed development rights, or the sites have been proposed for acquisition.

AGRICULTURE

Most lands in the Rural Area of the City are designated Agriculture. Full urban services and facilities will not be provided by the City in the Rural Area during the planning time frame, and may not reach some portions of the urban service area because of access, topography and other restraints. Accordingly, the primary activities allowed in this category are Agriculture and related uses, such as farming, horticulture, forestry and logging, storage, processing and wholesale distribution of farm supplies and products, and other resource dependent uses. These activities include, but are not limited to, raising of farm animals and poultry, dude ranches, riding academies, game preserves, bird sanctuaries, fish hatcheries and refuges, watersheds, reservoirs, control structures and wells, retail outlets for live plants, fruit and vegetables, feed, fertilizer and farm supplies, animal hospitals, veterinary clinics, animal boarding places, dog kennels meeting the standards and criteria in the Land Development Regulations. Resource based activities, such as conservation, recreation, and mining activities are recognized as consistent uses in this category. Marinas meeting the siting criteria of the Conservation/Coastal Management Element will also be permitted. Construction of single-family houses and mobile homes will be allowed as follows:

(i) One dwelling unit (D.U.) per 100 acres of land for lots of record of 640 acres (section) or more in size at the time of adoption of the 2010 Comprehensive Plan;

(ii) One dwelling unit (D.U.) per 40 acres of land area for lots of record of 160 acres (1/4 section) up to but not including 640 acres (section) in size at the time of adoption of the 2010 Comprehensive Plan;

(iii) One dwelling unit (D.U.) per 10 acres of land area for lots of record of 40 acres and up to but not including 160 acres at the time of adoption of the 2010 Comprehensive Plan.

(iv) One dwelling unit (D.U.) per 2.5 acres of land for single lots of record or the combination of contiguous lots of record under common ownership up to but not including 40 acres which were existing on September 21, 1990. In the event such land area equals 40 acres or more, the allowable number of dwelling units shall be determined according to paragraph (iii) above. Notwithstanding this requirement, one dwelling unit shall be permitted on any nonconforming lot of record which was existing on September 21, 1990. Development on such nonconforming lots of record shall be subject to all other plan provisions.

The above residential density standards vary considerably based on the size of lots of record. The general objective is to hold to a minimum the number of residential units allowed in agricultural areas where full urban services and facilities are not available while nevertheless allowing some residential use for each owner of a lot of record. Another objective of the 2010 Comprehensive Plan is to encourage large landowners in the agricultural area to develop their respective properties in a mixed use type of development in the future. Such development should be so designed as to provide for the "internal capture" of daily trips for work, shopping and recreational activities.

Other non-resource based uses may be permitted provided they meet the following criteria:

1. The provision of the facilities and services is in conformity with the provisions of this and other elements of the 2010 Comprehensive Plan;

2. The use meets all local, State and federal regulatory requirements and performance standards;

3. The location, scale, and design of the facilities is compatible with agricultural and rural activities;

4. The use does not attract spin-off urban development or may not be a desirable activity in the urbanized area because of external impacts on adjacent lands. Such uses include racetracks, solid waste management facilities including sludge disposal, power plants, major utility lines, airport, airstrips, prisons, slaughter houses, radio and television station antennas;

Secondary and supporting uses in the Agriculture category include race tracks, sawmills, bait and tackle shops, commercial hunting and fishing camps, truck stops and similar other supporting commercial uses, sale and service of alcoholic beverages in conjunction with a permitted activity, churches and other public facilities, and home occupations meeting the performance standards and development criteria in the Land Development Regulations. The location, type, scale and density/intensity of the supporting and secondary uses shall be compatible with the overall character of the existing, as well as the proposed future development of the area.

WETLANDS

Wetlands generally include swamps, marshes, bogs and similar areas. Both freshwater as well as saltwater wetlands are shown on the FLUMs. The location and boundaries of wetlands on the FLUMs are based on a variety of sources, including St. Johns River Water Management District and generalized United States Geological Survey (USGS) mapping. Accordingly, the location and boundaries of these areas are not precise, but are rather intended to serve as a guide in identifying sites that may be subject to regulatory mechanisms. Exact boundaries will be established for regulatory purposes using detailed site surveys completed prior to the issuance of development orders. These areas therefore are depicted on the FLUMs under the appropriate land use category for which areas around these can be used/developed subject to applicable local, regional, State and federal regulations.

WATER

This category includes rivers, streams, creeks, sloughs and other waterways, lakes, open reservoirs, bays and estuaries. Only existing water bodies are depicted on the FLUMs. Small borrow pits, stormwater retention ponds, etc., are not shown.

VESTED DEVELOPMENT RIGHTS

In those instances where the 2010 Comprehensive Plan effects any change in the density or intensity of land use, or any other change in the use or regulation of land development, certain property owners may be vested from such provisions, provided that one of the following is shown by substantial competent evidence:

(l) That the development was authorized as a development of regional impact, pursuant to Chapter 380, Florida Statutes, prior to the adoption of the 2010 Comprehensive Plan;

(2) That a final local development order was issued for the development and development has commenced and is continuing in good faith prior to the adoption of the 2010 Comprehensive Plan; or

(3) That a property owner or other similarly situated person:

(a) has acted in good faith and in reasonable reliance;

(b) upon a valid, unexpired act or omission of the government; and

(c) has made such a substantial change in position or incurred such extensive obligations and expenses that it would be highly inequitable or unjust to destroy the rights he has acquired.

By 1991, through the adoption of a land development regulation, the City shall provide an administrative procedure for the presentation of evidence to the City concerning claims to vested rights and for determination of whether such vested rights are valid and enforceable. The burden of proof as to the existence of a vested right shall be on the person claiming the vested right. Upon a determination by the City that such person has a vested right to develop land in a particular manner contrary to the 2010 Comprehensive Plan, such person shall be accorded a vested right to develop, subject always to such conditions as the City may determine to be appropriate. Any vested right determination shall be a development order or permit subject to challenge under Section 163.3215, F.S.

DETERMINATION OF USE CONFORMITY

The Future Land Use Map series (FLUMs) is a graphic translation of the goals, objectives and policies and other provisions of this and other elements of the comprehensive plan. Accordingly, the land uses shown on the FLUMs are presumed to be consistent with the 2010 Comprehensive Plan in its entirety. If a discrepancy is noted between the FLUMs and the provisions of this or other elements of the 2010 Comprehensive Plan, the written provisions of the plan will apply.

There may be cases where existing land uses and/or zoning on a property differ from the primary use of the underlying 2010 Comprehensive Plan category. The fact that the existing land use or zoning is different from the uses generally described in the plan category does not by itself establish inconsistency with the 2010 Comprehensive Plan. In many cases, these uses or zoning are consistent with the provisions of this and other elements because they are appropriate secondary or supporting uses that further the intent of the 2010 Comprehensive Plan.

In such cases, the Director of Planning shall determine the consistency of an existing use or zoning with the 2010 Comprehensive Plan. The decision of the Director of Planning and Development can be appealed to the Community and Economic Development Committee of the City Council.

LOCAL INTEGRATED PLANNING PROCESS

With a land area of approximately 840 square miles, the City has both large urban and rural areas. To accommodate the diverse needs of the various urban, suburban, and rural communities, the City has developed a coordinated "step-down" planning program, which creates a stronger link between planning and implementation. This integrated planning process has historically proved to be successful in guiding growth and development in the City and will be continued through the planning period of the 2010 Comprehensive Plan. Briefly, the program is structured as follows:

The 2010 Comprehensive Plan

The plan, covering the corporate area of the City of Jacksonville excluding Urban Service Districts 2 through 5, has been prepared pursuant to the requirements of Chapter 163 (Part II), F.S. and Chapter 9J-5, F.A.C. The plan is primarily a policy document with generalized maps illustrating existing and future conditions. Definition of land use categories and locational standards, and distribution of those categories on the land use map will result in a development pattern that reflects the goals, objectives, and policies of this 2010 Comprehensive Plan.

Planning District Plans

The Jacksonville corporate area, excluding Urban Service Districts 2 through 5, is divided into six planning districts along census tract boundaries. Separate plans for each district have been or are being developed in conformance with the 2010 Comprehensive Plan. These plans have a great deal of grassroots public involvement and typically include specific recommendations for implementation and capital improvements. The district plan maps are produced at a larger scale and the data, analysis, and proposed land uses are more exhaustive than that found in the 2010 Comprehensive Plan. Because proposed densities and intensities are more exactly defined, these plans will be used to provide guidance for zoning and other reviews.

Special Studies and Neighborhood Plans

Small commercial or residential areas or corridors are sometimes selected for special planning studies as a response to identified community or governmental needs. These plans often include a lot by lot analysis of development trends and result in very site specific recommendations.

Small area and district plans are prepared in conformance with the Comprehensive Plan, which acts as a general guide to the community's long range vision of its future. Discrepancies between the various plans may occur in cases where the special study or district plan has been prepared prior to the 2010 Comprehensive Plan. In the event that the recommendations in existing special study and district plans conflict with the 2010 Comprehensive Plan, the 2010 Comprehensive Plan, as the document adopted under the provisions of Chapter 163 (Part II), F.S., will prevail.

In some instances, the special studies or district plans may contain more detailed information than the 2010 Comprehensive Plan. Upon findings by the City Council that a provision of a specific special study or district plan better serves the needs of the specific area and the City as a whole, the 2010 Comprehensive Plan will be amended, pursuant to applicable statutory and local laws, to reflect the provisions of the special study or district plan.

DEFINITIONS

Definitions of terms used throughout the 2010 Comprehensive Plan rely on the definitions appearing in Chapters 163, 171, 177 180, 380 and 381, F.S. These statutory definitions, and related terms defined in applicable, supporting Florida Administrative Rules, such as Chapter 9J-5, F.A.C., are implicit to this comprehensive planning document. Definitions which appear in the City Ordinance Code are also incorporated.

In cases where the City's Ordinance Code and State statute or administrative rule conflict, the more restrictive of the two shall be considered to govern. Definitions found in applicable Florida Statutes, The Florida Administrative Code and the City Ordinance Code are included. Key words that relate directly to this element of the 2010 Comprehensive Plan, and that may not be defined by Statute, Florida Administrative Rule or the City's Ordinance Code, are defined as follows for the reader's convenience.

Abutting - Having common borders or edges.

Accessory Use - A use incidental or subordinate to the principal use of a building or project and located on the same site.

Adaptive Use - The process of converting a building to a use other than that for which it was originally designed.

Adjacent - To have property lines or portions thereof in common or facing each other across a right-of-way, street or alley.

Agricultural Uses - Activities within land areas that are predominately used for the cultivation of crops and livestock including: cropland, pasture-land, orchards, vineyards, nurseries, ornamental horticulture areas, groves, confined feeding operations, specialty farms and silviculture areas.

Amenity - A building, object, area or landscape feature that makes an aesthetic contribution to the environment, rather than one that is purely utilitarian.

Arterial Road or Street (Arterial) - A roadway providing service which is relatively continuous and of a relatively high traffic volume, long trip length and high operating speed. Arterial roads have restricted parking, access control, with signals at important intersections and stop signs on the side streets. In addition, every United States numbered highway is an arterial road.

Arterial System - A roadway network that supports the function of principal arterials, i.e. the through-movement of motorized vehicles, by minimizing direct access to adjacent properties, reducing median and curb cuts, utilizing right-turn-only curb access offset from median cuts, using common service driveways to connect adjacent non-residential properties, and other such measures.

Beach - The zone of unconsolidated material that extends landward from the mean low water line to the place where there is marked change in material or physiographic form, or to the line of permanent vegetation, usually the effective limit of storm waves.

Blighted Area - An area in which there are a substantial number of slum, deteriorated, or deteriorating structures and conditions which endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals or welfare in its present condition and use; (1) predominance of defective or inadequate street layout; (2) faulty lot layout in relation to size, adequacy, accessibility or usefulness, (3) unsanitary or unsafe conditions; (4) deterioration of site or other improvements; (5) tax or special assessment delinquency exceeding the fair value of the land; and (6) diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or hazardous area.

Building - A structure created to shelter any form of human activity. This may refer to a house, barn, garage, church, hotel, packing house or similar structure. Buildings may refer to a historically or architecturally-related complex, such as a house, jail or barn.

Capacity Analysis (Future Land Use Element) - A determination of the Future Land Use Plan Map series ability to provide adequate areas for residential and non-residential uses based on projected population and employment growth during the planning timeframe.

Capital Improvements - Physical assets constructed or purchased to provide, improve or replace a public facility and which are large scale and high in cost. The cost of a.physical improvement is generally nonrecurring and may require multi-year financing.

Central Business District (CBD) - The business core of the urban center, containing a major concentration of financial, commercial, governmental and cultural functions as shown on the Future Land Use Map series.

Clustering - The practice of grouping residential uses close together rather than distributing them evenly throughout a site while remaining below the applicable gross density ceiling of the land use plan category.

Coastal Zone - The coastal waters (containing a measurable percentage of sea water) and the adjacent shorelands, strongly influenced by each other.

Collector Road or Street (Collector) - Surface streets providing land access and traffic circulation within residential, commercial and industrial areas. Collector roads collect and distribute traffic between local roads and arterial roads. Collectors are roadways providing service which is of relatively moderate traffic volume, moderate trip length and moderate operating speed.

Commercial Infill - Commercial development of the same type and scale as adjacent commercial uses that is sited between those uses in existing strip commercial areas.

Commercial Uses - Activities within land areas which are predominantly connected with the sale, rental and distribution of products or performance of services.

Comprehensive Plan - An official document in ordinance form adopted by the local government setting forth its goals, objectives and policies regarding the long-term development of the area within its jurisdiction. In the City, this refers to the text and maps adopted and amended by the City Council pursuant to Chapter 163 (Part II), et seq., F.S. as amended.

Community Residential Home - A residential unit licensed to serve clients of HRS, which provides a living environment for up to fourteen residents who operate as the functional equivalent of a family, including such supervision and care by supportive staff as may be necessary to meet the physical, emotional and social needs of the residents. The residents of the community residential home shall not be related to the owner/operator by law, blood, marriage or adoption and shall be limited to those persons defined as "residents" in s. 419.001 (d), Florida Statutes.

Concurrency - With regard to the provision of facilities and services, the assurance that the necessary public facilities and services to maintain the City's adopted Level of Service standards are available when the impacts of development occur.

Concurrency Management System - The procedures and/or process the city will use to ensure that development orders and permits when issued will not result in a reduction of the adopted Level of Service standards at the time the impact of the development occurs.

Conservation Uses - Activities within land areas designated for the purpose of conserving or protecting natural resources or environmental quality and includes areas designated for such purposes as flood control, protection of quality or quantity of groundwater or surface water, floodplain management, fisheries management or protection of vegetative communities or wildlife habitats.

Contributing Structure - Means a building or structure which is at least fifty years old and which is within the boundaries of a designated historic district and which contributes to the historic or architectural character of the district and which is identified by the Council in its designation of the historic district.

Convenience Commercial - Small scale commercial developments serving the everyday needs of citizens in immediate surrounding areas including, but not limited to, convenience stores, delicatessens, bakeries and photography studios.

Core Area of the CBD - The portion of the central business district that lies east of Broad Street, south of State Street, west of Liberty Street and north of the St. Johns River.

Demolition - The complete or constructive removal of any or part or whole of a building or structure upon any site when same will not be relocated intact to a new site.

Development - The act of building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any building or other land.

Development Order - Means any order granting, denying, or granting with conditions an application for a development permit.

Development Permit - Includes any building permit, zoning permit, subdivision approval, rezoning, certification, special exception, variance, or any other official action of local government having the effect of permitting the development of land.

Development Phasing - The process by which a large scale project is built in stages over a period of time, concurrent with market conditions or the provision of public facilities.

Educational Uses - Activities and facilities of public or private primary or secondary schools, vocational and technical schools, and colleges and universities licensed by the Florida Department of Education, including the areas of buildings, campus open space, dormitories, recreational facilities or parking.

Established Neighborhood - A neighborhood where platted, or otherwise divided, lands have been at least eighty percent developed and occupied without substantial deterioration since such development.

Expressway - A divided arterial highway for through traffic with full or partial control of access and generally with grade separations at major intersections.

Fiscal Commitment Area - The geographic area of the City that is receiving, or is programmed to receive, full urban services during the short range time frame of the 2010 Comprehensive Plan. Development and redevelopment projects in these areas are eligible for City participation in financing and development of infrastructure necessary to achieve or maintain adopted levels of service.

Fishing Village - A concisely defined contiguous area that has historically been and continues to be characterized by a commercial fishing and related business economy. The dominant occupations are directly related to commercial fishing and associated industries, which operate within the community because of the community's waterfront.

Floodplains - Areas inundated during a 100-year flood event or identified by the National Flood Insurance Program as an A Zone or V Zone on Flood Insurance Rate Maps or Flood Hazard Boundary Maps.

Foster Care Home - A facility located within a single family residence in a residential neighborhood and providing a means of resuming the experience of family living for a child who cannot remain in the home of the natural parents. No more than six foster children can be in a foster care home.

Full Urban Services - Areas receiving, or programmed to receive, centralized sewer and water service, urban service levels for mass transit (where applicable) and other transportation, solid waste, parks and recreation, and drainage facilities, in accordance with the Capital Improvements Element, will be deemed to be full urban service areas. In addition, the provision of education, public safety and health services may be considered as a necessary component in the provision of full urban services when the functional departments and agencies having jurisdiction over these areas have established quantitative service levels for their activities that have been recognized by an action of the City Council.

Future Land Use Element - The long-range development guide that coordinates the various functional plans related to the physical development of the community. This element of the 2010 Comprehensive Plan will guide future growth and development.

Future Land Use Map Series - The graphic aid intended to depict the spatial distribution of various uses of the land in the City by land use category, subject to the goals, objectives and policies of the 2010 Comprehensive Plan and applicable Land Development Regulations.

Goal - The long-term end toward which programs or activities are ultimately directed.

Gross Density - The number of dwelling units per gross acre. Gross acreage is the total amount of raw land, including all developable and undevelopable portions thereof.

Growth Management - A method to guide development in order to minimize adverse environmental and fiscal impacts and maximize the health, safety and welfare benefits to the residents of the community.

Historic District- A geographically definable area, urban or rural, possessing a significant concentration, linkage or continuity of sites, buildings, structures, objects or area, which are united by past events or aesthetically by plan or physical development. A district also may be comprised of individual resources which are separated geographically but are thematically linked by association or history.

Historic Property or Historic Resource - Any prehistoric or historic district, site, building, object or other real or personal property of historical, architectural or archaeological value. The properties may include, but are not limited to, monuments, memorials, Indian habitations, ceremonial sites, abandoned settlements, sunken or abandoned ships, engineering works, treasure trove, artifacts or other objects with intrinsic historical or archaeological value, or any part thereof, relating to the history, government and culture of the State.

Historic Site - A single lot or portion of a lot containing an improvement, landscape feature, or archaeological site, or a historically related complex of improvements, landscape features or archaeological site's that may yield information on history or prehistory.

Industrial Uses - The activities within land areas predominantly connected with manufacturing, assembly, processing or storage of products.

Infill Development - Development on scattered vacant sites within the urbanized/suburbanized area of a community.

Infill Housing - The interspersing of new housing units among older, existing units in established neighborhoods.

Infrastructure - Those man-made structures which serve the common needs of the population, such as: sewage disposal systems; potable water systems; potable water wells serving a system; solid waste disposal sites or retention areas; stormwater systems; utilities; piers; docks; wharves; breakwaters; bulkheads; seawalls; bulwarks; revetments; causeways; marinas; navigation channels; bridges and roadways.

Intensity - A measure of land use activity based on density, use, mass, size and external impact.

Interchange - A system of interconnecting roadways in conjunction with one or more grade separations, providing for the interchange of traffic between two or more roadways on different levels.

Land Development Regulations - Ordinances enacted by governing bodies for the regulation of any aspect of development and includes any local government zoning, rezoning, subdivision, site development review, building construction or sign regulations or any other regulations controlling the development of land.

Land Use Category - A classification used to designate, geographically on a map and/or verbally in text form, which activities are permitted within the area designated.

Landfill or Sanitary Landfill - Land on which solid waste is accepted for disposal in accordance with Chapter 17-701, F.A.C.

Landscape - The totality of the built or human-influenced habitat experienced at any one place. Dominant features are topography, plant cover, buildings, or other structures and their patterns.

Leapfrog Development - An urbanizing growth pattern which occurs when new land development is sited away from an existing urban area, bypassing vacant parcels located in or closer to the urban area that are suitable for development. It typically results in scattered, discontinuous growth patterns in rural areas.

Level of Service - An indicator of the extent or degree of service provided by, or proposed to be provided by a public facility based on and related to the operational characteristics of the facility. Level of service indicates the capacity per unit of demand for each public facility.

Limited Access Facility - A roadway especially designed for through traffic, and over, from, or to which owners or occupants of abutting land or other persons have no greater than a limited right or easement of access. Intersections with major arterials are grade-separated. Signalization does occur at intersections with minor roadways where turning movements constitute less than 20 percent of the total roadway volume of the major roadway.

Locally Designated Historic Preservation District - Means an area that meets at least two of the criteria for eligibility to qualify for historic district designation, in s. 307.105(j), City of Jacksonville Ordinance Code and has as at least fifty percent of the structures identified as contributing structures, and has been so designated by the Council. Non-residential development in this district shall be compatible with and not exceed the intensity levels permitted within the applicable functional land use category described in this element.

Local Road - A roadway providing service which is of relatively low traffic volume, short average trip length or minimal through traffic movements, and high volume land access for abutting property. Typically, average daily traffic volumes on local roads do not exceed 1,600 vehicles per day.

Lot of Record - A lot which is part of a subdivision, the plat of which has been recorded in the Office of the Clerk of the Circuit Court of Duval County, or any parcel of land, whether or not part of a subdivision, that has been officially recorded by a deed in the office of the Clerk, provided such lot was of a size which met the minimum dimensions for lots in the zoning district in which it was located at the time of recording, and was recorded prior to the effective date of the adoption of this plan.

Man-made Water Bodies - For the purposes of determining permitted density, those water covered lands, either existing or to be created as part of a proposed development (including land excavation and lake creation as defined in applicable development regulations), which do not satisfy the definition of "Water Bodies" as defined in this section.

Major Arterial - A term that may be used interchangeably with Principal Arterial.

Mass Transit - Passenger services provided by public, private or non-profit entities such as the following surface transit modes: commuter rail, rail rapid transit, light rail transit, light guideway transit, express bus and local fixed route bus.

Minor Arterial - A facility that connects and augments the principal arterial system. Although its main function is still traffic mobility, it performs this function at a lower level and places more emphasis on land access than does the principal arterial.

Mixed Use - A variety of authorized activities in an area or building, as distinguished from isolated, individual uses.

Mixed Use Projects or Developments - Relatively large scale projects located in proximity to major roadways and intersections that include one or more structures housing two or more employment generating uses, and which may include residential uses of various types. Mixed use projects are characterized by a functional and physical integration of the land use components, which results in an internal orientation for most uses.

Mobile Home - A single portable manufactured housing unit that is:

(a) designed to be used for living, sleeping, sanitation, cooking and eating purposes by one family only and containing independent kitchen, sanitary and sleeping facilities;

(b) designed so that each housing unit can be transported on its own chassis;

(c) placed on a temporary or semi-permanent foundation.

Multi-Family Dwelling Units - Two or more attached dwelling units either stacked vertically above one another and/or attached by both side and rear walls.

Multi-Use Projects or Developments - Medium to large scale projects that are generally developed with two or more kinds of related uses (e.g. offices or retail/service establishments), but which lack either part or all of the integration, scale, orientation and density/intensity of mixed use projects.

Natural Habitat - (Wildlife Habitat) The area or type of habitat in which an organism or biological population normally occurs.

Neighborhood - An integrated, planned area related to the larger community of which it is a part and consisting of residential districts, a school or schools, supporting commercial/office facilities, religious buildings and open space.

Neighborhood Commercial - Commercial and office development, usually located on a collector or arterial street at the edge of a neighborhood, serving the daily needs of contiguous neighborhoods, including convenience goods and personal services. Neighborhood commercial development is limited as to the intensity of the described use as provided in the locational criteria for neighborhood commercial uses.

Neighborhood Unit - The basic building block of the Future Land Use Element's landform concept. Spatially, neighborhood units are generally bounded by arterial and collector roads, or in some cases, natural features such as lakes and watercourses. The neighborhood core, which is surrounded on one or more sides by more intensive residential and non-residential uses located adjacent to collector or arterial streets, rail lines or other transportation corridors, will generally be composed of 200 or more single family (attached and/or detached) units.

Net Density - The number of dwelling units per developable or usable acre remaining after exclusion of non-developable land acreages (e.g., environmental lands, arterial and collector road rights-of-way, utility easements and water bodies).

Node - A focal point within the context of a larger, contiguous area surrounding it. It is an area of concentrated activity that attracts people from outside its boundaries for purposes of interaction within that area. The developed or developable land areas at the confluence of collector or higher classified roadways, which are suitable for medium to high densities and intensities of use for either single, multiple or mixed use developments.

Objective - A specific, measurable, intermediate end that is achievable and marks progress toward a goal.

Office - A structure for conducting business, professional or governmental activities in which the showing or delivery from the premises of retail or wholesale goods to a customer is not the typical or principal activity.

Open Spaces - Undeveloped lands suitable for passive recreation or conservation uses.

Plan - Refers to the City of Jacksonville's adopted 2010 Comprehensive Plan.

Planned - A future project, event or land area use that has been anticipated and prepared for, usually with a site plan, a land use plan and/or the Capital Improvement Program and Budget.

Planned Unit Development (PUD) - Development that is designed as a unit, and which may include only one or a mixture of land uses, and provides common open space, recreation areas or other amenities. Requirements include submission, review, and approval of site plans.

Policy - The way in which programs and activities are conducted to achieve an identified goal.

Principal Arterial - A highway that serves major through movements of traffic between important centers of activity and a substantial portion or trips entering and leaving the area. It also connects freeways with major traffic generators. Service to abutting land is very subordinate to the function of moving through traffic.

Public Buildings and Grounds - Structures or lands that are owned, leased or operated by a government entity, such as civic and community centers, hospitals, libraries, police stations, fire stations and government administration buildings.

Public Facilities - Transportation systems or facilities, sewer systems or facilities, solid waste systems or facilities, drainage systems or facilities, potable water systems or facilities, educational systems or facilities, parks and recreation systems or facilities and public health systems or facilities. All but educational and public health systems and facilities must be provided in accordance with the level of service standards adopted in the Capital Improvements Element of the 2010 Comprehensive Plan.

Redevelopment - A process that is used in developed areas to rehabilitate, infill, to use underutilized areas more efficiently and/or replace blighted areas by changing the types of uses, intensities or densities of the land uses, usually to achieve an economically higher and best use of the land.

Residential Density - The average number of dwelling units per unit of area (acre, square mile, etc.).

Residential Enclave - A geographical area having a residential land use that is partially or totally surrounded by a non-residential land use, which forms a distinct enclosed unit. A small, historically established, residential neighborhood existing in an area that is, or is programmed to, transition to non-residential land uses within the time-frame of the 2010 Comprehensive Plan. Residential enclaves may consist of dwelling units arranged in relation to a neighborhood center and/or significant cultural or natural feature.

Residential Uses - Activities within land areas used predominantly for housing.

Resident Population - Inhabitants counted in the same manner utilized by the United States Bureau of the Census, in the category of total population. Resident population does not include seasonal population.

Revitalization - The imparting of new economic and community life in an existing neighborhood, area or business district while at the same time preserving the original building stock and historic character.

Right-of-Way - Land in which the State, a county, or a municipality owns the fee simple title or has an easement dedicated or required for a transportation or utility use.

Roadway Functional Classification - The assignment of roads into categories according to the character of service they provide in relation to the total road network. Basic functional categories include limited access facilities, arterial roads and collector roads, which may be subcategorized into principal, major or minor levels. Those levels may be further grouped into urban and rural categories.

Rural Area - The predominantly undeveloped portions of the City in areas that generally remain unplatted. Development in these areas tends to be at very low densities and intensities, thus creating little demand for community serving supporting uses. Widely spaced roads typify the area, and result in a small number of intersections per square mile. The area of the City not intended to be developed with urban services or at urban densities and intensities during the long range timeframe of the 2010 Comprehensive Plan. Most of these areas are shown as Agriculture (A), Recreation (R), Conservation (C) or Public Buildings and Facilities (PF) on the Future Land Use Map (FLUM) series.

Seasonal Population - Part-time inhabitants who use, or may be expected to use, public facilities or services, but are not residents. Seasonal population includes tourists, migrant farmworkers and other visitors.

Services - The programs and staff determined necessary by the City to provide adequate operation and maintenance of public facilities and infrastructure, as well as those educational, health care, social and other programs necessary to support the programs, public facilities and infrastructure set out in the 2010 Comprehensive Plan, or required by local, State or federal law.

Shall - The term used to indicate mandatory action.

Should - The term used to indicate an action that is strongly advised.

Shoreline or Shore - The interface of land and water and, as used in the Conservation and Coastal Management Element, those interfaces limited to oceanic and estuarine areas.

Single Family Attached Dwellings - A residential structure containing single family dwelling units with one or both side walls attached from ground to roof.

Single Family Detached Dwellings - A single family dwelling with open space on all sides.

Single Family Dwelling - A residential structure for a single family unit occupancy.

Site - Any tract, lot or parcel of land or combination of tracts, lots or parcels of land which are in one ownership, or are contiguous and in diverse ownership where development is to be performed as part of a unit, subdivision or project.

Strip or Ribbon Development - Involves the location of high amounts of commercial, retail, office and occasionally multi-family residential development in a linear pattern along both sides of major arterial roadways. This type of development is generally characterized by one or two story commercial/office uses that are located immediately adjacent to one another, or in close proximity, extending out in a development pattern, typically along arterial roadways and usually each individual structure has one or more driveway accesses to an arterial.

Subdivisions - The process of laying out a parcel of land into lots, parcels, tracts or other divisions of land as defined in applicable State Statutes and local Land Development Regulations.

Suburban Area - The urbanizing portions of the City in areas that have usually been developed since 1960. Development tends to be at single family residential densities, although multi-family developments may occur near major intersections or on the peripheries of neighborhoods near transit corridors. Curvilinear street patterns typify these areas, and result in a moderate number of at grade intersections per square mile. Suburban areas generally constitute the less densely developed portions of the City that have developed or are developing beyond the urban area in the low density and intensity exclusive use patterns characteristic of post World War communities. Suburban areas do not include lands designated for use under the Agriculture (A) land use plan categories. Suburban areas generally meet the three following criteria:

(1) Up to 70 percent of the geographic area is vacant land;

(2) Most urban services are available or programmed to be provided within the fiscal commitment area during the short range timeframe of the 2010 Comprehensive Plan; or programmed to be provided within the long range timeframe outside the fiscal commitment area.

(3) Development opportunities primarily occur through large and small scale development of raw land.

Townhouses - A multi-level single family attached dwelling unit.

Traditional Neighborhood Design (TND) Development - A mixed use residential development that is designed as a unit along the lines of traditional neighborhoods. In addition to the residential component, it includes a mixture of supporting neighborhood commercial, recreational, public and semi-public uses and open spaces, which shall be compatible with and not exceed the intensity and density levels of the applicable functional land use categories described in this element. Sometimes different uses may be integrated into the same structure.

Transition - In land use, an intensity compatibility concept that establishes a land use hierarchy, which relates use intensity and density, defined by the degree of external impact, to the uses location relative to other uses. Transition is reflected in interrelated, spatial arrangements of varying land uses that exhibit a gradual change from residential to employment based activities.

Transitional Use - Land uses which can be compatibly located between high and low intensity uses (e.g. office or multi-family developments between single family and commercial areas). Transitional uses are generally projects of a large enough scale to accommodate one or more structures and/or uses within the project boundaries (see Mixed Use).

Urban Area - The densely developed portions of the City that have been in residential or employment generating uses since consolidation, and other similar areas. The 1989 Planning Department analysis identified 1990 Census Tracts 1-29, 107-116, 118, 120-126.02, 128-131, 134.01, 134.02, 147-159.01, 160-166.02, 167.11 and 167.12 as those areas generally meeting the following three urban area criteria:

(1) 25 percent or less of the geographic area is vacant, useable land;

(2) Most urban services are available or programmed to be provided within the short range timeframe of the 2010 Comprehensive Plan, and full urban services will be available during the long range planning period;

(3) Most development opportunities occur through infill or redevelopment actions.

Urban Design - A process to shape and regulate the physical form of the cities and towns in response to human needs.

Urban Design Elements - The four general subject elements of urban design are: (a) urban form; (b) open space; (c) circulation; and (d) views.

Urban Form - The integration of all the physical elements of a city into a three dimensional whole.

Urban Sprawl - A terminology commonly used to describe certain kinds of growth and development patterns. It refers to scattered, untimely, poorly planned urban development that occurs in urban fringe and rural areas without provisions for facilities and services. Urban sprawl typically manifests itself in one or more of the following patterns: (1) leapfrog development; (2) strip or ribbon development; and (3) large expanses of low-density, single-dimensional developments.

Water Bodies - For the purpose of determining permitted density, these shall be defined to include river, lake or pond beds and any other permanently or historically water-covered land that occurs naturally at the intended site up to the mean high water level. This definition shall apply for purposes of density credits to areas, defined as environmentally sensitive by regulatory agencies.

Water-Dependent or Water-Related Uses - Activities which can be carried out only on, in or adjacent to water areas because the use requires access to the water body for: waterborne transportation including ports or marinas; recreation; electrical generating facilities; or water supply; or uses that provide goods and services directly associated with the waterway or water dependent use.

Wetlands - Lands which are transitional between terrestrial (upland) and aquatic (open water) systems where the water table is usually at or near the surface, or where the land is covered by shallow water, and such lands are predominantly characterized by hydrophytic vegetation. The presence of hydric soils as determined by the U. S. Soil Conservation Service, and other indicators of regular or periodic inundation, shall be used as evidence of the presence of a wetland area. The existence and extent of these areas shall be determined by the jurisdictional limits defined by Chapter 17-4, F.A.C. and implemented by the Florida Department of Environmental Regulation, or as defined within Chapter 40 D-4 F.A.C. and implemented by the St. Johns River Water Management District.

Zoning - In general the demarcation of an area by ordinance (text and map) into zones and the establishment of regulations to govern the uses within those zones (commercial, industrial, residential, type of residential) and the location, bulk, height, shape, use and coverage of structures within each zone.

Zoning Conformance - The process by which the zoning in areas is maintained or changed to carry out the specific intent of the land use plan categories as defined by the Future Land Use Element and the adopted zoning conformance matrix which illustrates which zoning classifications are permitted in which land use plan categories. State law requires that all Land Development Regulations must be in conformance with the specified and implied intent of a comprehensive plan.

FUTURE LAND USE ELEMENT

TABLE L-19 LAND USE ACREAGE ALLOCATION ANALYSIS FOR THE COMPREHENSIVE PLAN'S FUTURE LAND USE ELEMENTL-14(1) URBAN COREL-14(2) ARLINGTON DISTRICTL-14(3) SOUTHEAST DISTRICTL-14(4) SOUTHWEST DISTRICTL-14(5) NORTHWEST DISTRICTL-14(6) NORTH DISTRICTL-14(7) WETLANDSL-15 MANMADE LIMITATION TO DEVELOPMENTL-16 GENERAL SOILSL-17 100 YEAR FLOOD HAZARD AREAL-18A HISTORIC RESOURCESL-18B HISTORIC RESOURCESL-18C HISTORIC RESOURCESL-19 CITY WATER WELLS AND INTERIM CONES OF INFLUENCE