Looking to tap into knowledgeable folk here. Specifically, in the area of zoning and land development.
A residential parcel in my general neighborhood has just come on the market. It currently has a single-family home on a 2.96 acre lot. The zoning is RLD-60. The house was built in the 1940s and isn't in great shape. I expect the buyer will remove the house. The question is, will they simply replace the house, or will they subdivide the nearly three acres into residential lots?
The Coldwell Banker listing: https://www.coldwellbanker.com/fl/jacksonville/8443-fort-caroline-rd/lid-P00800000HGC89L2J5JNCLe2LGBSOqDSNp7KgDDx
Note, the text says the property is 4.26 acres, but the listing also includes the correct square footage, 128,260 square feet. (At least at the time of making this post.)
The lot is a rectangle, minus a triangle cut off by the diagonal frontage of Fort Caroline Road. The short (west) side is 330', the width is 285', and the long (east) side is 610', with 390' frontage on Fort Caroline.
According to the City Code 656.601, in RLD-60, lots must be at least 60 feet wide, and include 6,000 square feet. The code also says lots must be a half-acre (21,780 sq ft) if no city water or sewer are available; and one-quarter acre (10,890 sq.ft.) if one of those is available. There is city water along Fort Caroline, but no city sewer.
Does the quarter-acre lot provide sufficient room to allow whatever the minimum distance a septic tank must be from a house? Note also, there is an existing subdivision along the eastern border, with just-over quarter-acre lots.
To maximize the number of lots available, the developer would need a road. What is the minimum width of such a road, and the associated right-of-way?
Is there a limit on the number of homes-per-acre in RLD-60, beyond the various size restrictions?
Bottom line, how many single-family homes could appear (like mushrooms) on the parcel?
Could an all single-family development be built without any rezoning, variances or exceptions? As I understand it, if a developer wants to go less than any of the minimums (like lot width) in the code, they need some sort of zoning action (which?). Also, if they want to build townhomes instead of single family, they would need a rezoning.
Would an on-site retention pond be needed? There is an existing one about 500 feet to the west, adjacent to Fort Caroline Road.
If this does subdivide, it would follow a trend along Fort Caroline Road, as larger legacy properties with one house are divided into smaller residential lots.
Charles, my recollection based on experience is below. Others here can check me on this if I misstate something.
-Streets turned over to the City need to have paving 30 feet wide and the ROW needs to be 60 feet.
- A 1/4 acre lot will provide the room needed for a septic tank. If it is above ground, it won't be fun putting it in but it could be accommodated.
- Watch for land use attorney's (who manipulate/lie frequently for their clients about the math) trying to count the road ROW plus other public concessions (like a JEA allocation) toward the 1/4 lots. The rule is supposed to be the lots are 1/4 acre, not counting ROW or other public concessions. They could include a parts of a retention pond in the lot size if there is an HOA to care for it across all the lots but that means the "dry land" left for a septic system on such lots could be tight or inadequate.
- I suggest looking up the zoning code for RLD-60 for any other requirements including set backs. 6,000 sf lots are not 1/4 acre, by the way. 10,890 sf is 1/4 acre. At 6,000 sf, look for about 7.25 homes per acre, exclusive of the road and public concessions.
- At 6,000 sf, getting septic in might not be possible. If Ft. Caroline has a sewer line along it, or near by, and they want to pay to reach it, they might connect to that. I would look around nearby to see if any commercial or other developments do have JEA sewer to be sure.
-I would think for this size property, they might put in a short road ending in a cul-de-sac to minimize the land allotment to a road.
-I believe a PUD operates outside the zoning classification. This can be a double edged sword. It means there isn't necessarily constraints by code for what they can do but it also means every element (access, density, set backs, landscaping, fencing, drainage/retention ponds, cosmetics, etc.) of it can be negotiated.
-If there are hardwood trees on the property of decent size, this is another angle of "attack." There are rules about removing them (if done by developer, not the landowner) that can require specified replacements.
-Another issue to look at is traffic impacts on the surrounding area. The Planning Dept. can assist with this review.
-If you want to fight less than 1/4 acre lots or otherwise, start by calling the City Planning Department for info and your City council member if a variance or rezoning notice shows up.
To have a chance to win out, you need the surrounding neighborhood to fully engage in making their thoughts/opposition known and to lobby the Planning Dept. that makes a recommendation and to show up at LUZ, Planning Commission and City Council meetings where approvals are finally made. Plus, a robust letter writing and phone calling campaign.
Typically, the City council member will convene a neighborhood meeting with the developer/land owner to mediate a "middle ground" or other concessions. I note that most developers apply for far more than they expect to get in these situations so they can make the council member look good by backing down to the real number they want to build. It's a chess game all the way!
Thanks for the detailed response.
On the lot size, my guess is that 6000 square feet is allowable if both water and sewer are provided. Fort Caroline Road, in this section, does not have a sewer collection line, but does have city water (and fire hydrants).
And, yes, there are hardwoods on the site. You can see them in some of the photos on the Realtor's site (https://www.coldwellbanker.com/fl/jacksonville/8443-fort-caroline-rd/lid-P00800000HGC89L2J5JNCLe2LGBSOqDSNp7KgDDx).
Minimum ROW's are 50' & LUZ code won't be the issue for the developer, Florida Health will be.
The septic systems will be required to have setbacks & sufficient lot area for the bedrooms supported.
Ponds & all other civil requirements will be necessary.