STOP Ordinance 2026-0364

Protect Public Hearing Rights in Duval County

This proposed zoning code change puts unbridled power in the hands of a single administrator — and takes it away from YOU!

 WHY THIS ORDINANCE IS BAD FOR DUVAL COUNTY

• Removes Public Hearings

  • Decisions shifted from public boards to a single non-elected “administrator.”

  • “Informal” hearings with no requirement for full public process.

  • No official transcript entered into public record as evidence for a potential lawsuit.

• Violates Transparency Principles (Sunshine Law Concerns)

  • Decisions made administratively rather than in open public forums.

  • Reduced oversight by elected officials and boards.

  • Limits public participation and accountability.

• Automatic Approvals Without Review

  • If the City fails to act within 30 days → application is automatically granted

  • Encourages rushed or unchecked approvals.

• Weakens Notice to Citizens

  • No requirement for published notice.

  • Only requires mailing within 300 feet of the proposed change.

  • No broad public notice → most residents remain unaware.

• Expands Power to Override Zoning Protections

  • Allows un-checked reductions in:

    • Lot size

    • Parking requirements

    • Landscaping

    • Buffers between incompatible uses

  • Allows increases in:

    • Building height

    • Lot coverage (density-like impacts)

    • ADA and Resiliency violations

• Creates a “Developer Fast-Track”

  • Administrative deviations bypass traditional zoning safeguards and laws.

  • Reduces scrutiny typically applied in public hearings.

  • Easier approvals for projects that would otherwise face community opposition.

  • With increased speed, often comes increased errors, which becomes increased burden to the public.

• Encourages Subjective, Inconsistent Decisions

  • Based on “economic difficulty” or loosely defined “public interest.”

  • Broad discretion without clear limits.

  • Enhances discrimination for those who “have less” or are disadvantaged socially.

• Appeal Process is Limited and “Burdensome” (violation of SB 180)

  • Only 14 days to appeal.

  • Requires fees.

  • Review is limited — not a full reconsideration.

  • No record of COMPETENT SUBTATIAL EVIDENCE submitted by public.

• Undermines Neighborhood Protections

  • Increased density-like impacts without rezoning.

  • Potential harm to property values and community character.

  • Rewrites the city’s Comprehensive Plan one administrative approval at a time WITHOUT quasi-judicial rulings, violating City charter and State law.

  • Further eroding “Home Rule” while making CPAC ‘S dispensable.

WHAT THIS BILL WOULD MEAN TO YOU

• Even less transparency between policy makers, developers, and the general public!

• More backroom decision-making guaranteeing an increase in “sweetheart” deals!

• More power and profit for developers, lawyers, and bureaucrats, almost none for property owners in neighborhoods!

 LEGAL & CONSTITUTIONAL CONCERNS and VIOLATIONS CASE LAW

• Right To Be Heard (Due Process)

  • Mathews v. Eldridge

    
    

    → Government actions affecting property rights require meaningful opportunity to be heard.

• Public Participation in Zoning Decisions

  • Board of County Commissioners v. Snyder

    
    

    → Zoning actions must follow fair, quasi-judicial procedures.

• Florida Sunshine Law Violations

  • Florida Sunshine Law

    
    

    → Requires decisions affecting the public to occur openly, not administratively behind closed doors.

  • Town of Palm Beach v. Gradison

    
    

    → Public must be included in decision-making process, not excluded.

• Arbitrary and Unequal Treatment Concerns

  • Village of Euclid v. Ambler Realty Co.

    
    

    → Zoning must not be arbitrary or favor select property owners.

TAKE ACTION NOW

• Contact ALL Jacksonville City Council members to OPPOSE Ordinance 2026-0364. www.jacksonville.gov and receive public hearing and committee hearing dates not available through the legislative gateway at this time. (Out of ADA Compliance)

• Demand full public hearings for ALL zoning changes.

• Attend ALL the public hearings to get your Competent Substantial Evidence of opposition on record.