As Jacksonville grapples with the complexities of urban development, the recently proposed legislation on "missing middle housing" aims to promote the construction of multifamily dwellings—specifically duplexes, triplexes, and quadplexes—within established neighborhoods. This topic is set to be discussed by the City Council Land Use and Zoning Committee on Tuesday, January 7. The initiative seeks to increase density and provide more affordable housing options in response to the city's high demand. However, it has also raised concerns among existing property owners.

The Legislation: Infill Zoning

The new ordinances proposed by Jacksonville City Councilman Rory Diamond aim to amend land use and zoning regulations to facilitate multifamily housing development in existing neighborhoods. This approach considers green spaces as underutilized land in urban areas and aligns with Florida Statute 163.2517, which encourages local governments to identify urban infill and redevelopment areas. Importantly, the statute emphasizes collaborative community participation, ensuring redevelopment plans meet the needs and desires of local residents—a crucial point for Jacksonville as the ordinance aims to revitalize urban areas while offering diverse housing options, including affordable workforce housing that we've often promoted especially where it's lacking in city-subsidized new developments in the downtown urban core.

According to the Jacksonville Daily Record, "Diamond’s legislation comprises three ordinances, 2024-0868, 2024-0869 and 2024-0870. 

They would:

• Adopt a Missing Middle Overlay to the Future Land Use Element of the city’s 2045 Comprehensive Plan, its set of comprehensive land use regulations. The overlay would cover an area bordered roughly by the Trout River on the north, Baymeadows Road and south of 103rd street to the south, Monument Road and Southside Boulevard to the east, and Interstate 295 and New Kings Road to the west. It would exclude the Downtown Northbank and Southbank, San Marco, Miramar, San Jose and Beauclerc. The suburban and rural areas of the comprehensive plan also would be excluded." 

The Timeline Ahead

The journey of this legislation has taken significant turns, particularly due to rising tensions between the Jacksonville City Council and the Planning Commission. After the Planning Commission was excluded from its advisory role for deferring and failing to address the proposed three-ordinance packet during the November-December holiday season, Diamond, with City Council support, fast-tracked the legislation for a full Council vote, potentially by January 14. This expedited timeline has fueled concerns among community members and stakeholders who feel they have not had sufficient opportunity for input.

With the January 7 committee hearing scheduled, it’s crucial for residents to share their perspectives on the legislation. While some support the bill’s objectives, others are apprehensive about hurried decisions and the possible adverse effects on their neighborhoods. This discourse echoes the recent opposition faced by the Trevato-owned Allstate campus redevelopment, where Pablo Bay residents contended that the proposed mixed-use development would harm their quality of life and property values. The City Council ultimately denied the rezoning request on December 10. And here we are less than a month from that with a far more sweeping rezoning impacting many more Jacksonville neighborhoods.

Community Voices: Support and Opposition

Supporters of the legislation maintain that these measures are essential to address the increasing housing demand in Jacksonville. They underscore the necessity for a more diverse housing inventory to accommodate residents across different income levels, particularly in urbanized areas enduring ongoing housing shortages.

On the other hand, opponents voice serious concerns regarding the implications of such a rushed legislative process. Many local residents and community organizations fear the proposals could produce developments that conflict with the character of established neighborhoods. A sense of frustration prevails among those who perceive a lack of transparency and adequate consultation. Critics highlight the advisory board’s extensive year-long efforts to update land use regulations, arguing that their insights have been overlooked in favor of expedited decision-making.

A Critical Balance

As discussions unfold in early January, Jacksonville faces the challenge of balancing the urgent need for affordable housing with the equally pressing demand for community input and respect for existing neighborhood dynamics. The implications of these decisions will shape urban growth strategies in the city and serve as a critical example of the importance of inclusive planning practices amid Jacksonville's rapidly changing landscape, which includes significant investments downtown while currently providing limited affordable workforce housing. Regardless of the eventual outcome, this moment represents a pivotal chapter in Jacksonville’s ongoing dialogue surrounding urban infill, sustainable growth, and community engagement. Make your voice heard.