Plain English Guide to Government Planning
Understanding what happens in Planning Commission meetings shouldn't require a law degree. Here's what all those technical terms actually mean.
Planning & Zoning
PUD (Planned Unit Development)
A large mixed-use development project that combines residential, commercial, or office spaces in one area. Think of developments like Town Center or Tapestry Park.
Administrative Deviation
A small change to an approved development plan that city staff can approve without requiring a public hearing. Usually minor adjustments to building placement or design.
Variance
Permission to build something that doesn't meet standard zoning rules, like building closer to the street than normally allowed or making a structure taller than the height limit.
Exception
Permission to use a property for something not typically allowed in that zoning area. For example, opening a daycare in a residential neighborhood or a gas station in a commercial zone.
Land Use/Zoning Change
Officially changing what type of activities can happen on a piece of land - from residential to commercial, agricultural to residential, etc.
Rezoning
Same as a zoning change - officially changing the zoning classification of a property to allow different types of development or use.
Conditional Use
A special use that's allowed in a zoning area only with specific conditions attached, like operating hours or design requirements.
Process & Approval
Staff Recommendation
What city planning experts think the Planning Commission should decide based on their technical review of the proposal.
Planning Commission
A group of appointed citizens (not city employees) who review and vote on development proposals. They meet twice monthly on Thursdays.
City Council
The 14 elected officials plus mayor who make final decisions on some planning matters, especially larger developments and zoning changes.
Public Hearing
A meeting where residents can speak for or against a proposal before the Planning Commission votes. You can attend and have your voice heard.
Deferred
Decision postponed to a future meeting, usually because more information is needed or the applicant requested more time.
Approved with Conditions
Project approved but with specific requirements that must be met, like adding landscaping, limiting hours, or providing additional parking.
Geographic Areas
Council District
One of 14 areas of Jacksonville, each represented by an elected councilperson. You can find your district at
maps.coj.net.
Planning District
Geographic areas used by city planners to organize development review and ensure consistent planning across similar neighborhoods.
Right-of-Way
Public land used for roads, sidewalks, utilities, and drainage. When you see construction affecting traffic, it's usually in the right-of-way.
Setback
Required distance between a building and the property line, street, or neighboring property. Ensures buildings aren't built right on top of each other.
Financial Terms
Estimated Value
How much the developer expects the project to cost to build. This gives you an idea of the project's scale.
Public Infrastructure
Roads, water lines, sewer systems, and other utilities paid for with tax money that serve the entire community.
Impact Fee
Money developers pay to help fund public services (like schools and parks) needed because of new development.
TIF District
Tax Increment Financing - a way to use future tax increases from development to pay for improvements now, like new sidewalks or streetlights.
Common Zoning Codes
RLD (Residential Low Density)
Regular residential neighborhoods with single-family homes. The number after (like RLD-60) refers to minimum lot size.
CCG (Community Commercial General)
Commercial areas for everyday services like grocery stores, restaurants, and small businesses.
CO (Commercial Office)
Areas designated for office buildings and professional services.
RR-Acre (Rural Residential)
Low-density residential areas, typically on larger lots in more rural parts of Jacksonville.