A proposal to build 478 single-family homes in West Jacksonville moved through the Jacksonville Planning Commission on May 21, placing it a step closer to receiving City Council approval.
Commissioners recommended approval of Ordinances 2026-0289 and 2026-0290 with two 6-0 votes, which would change the land use and zoning on 112.5 acres along Yellow Water Road about 1 mile north of Normandy Boulevard.
Commissioners Sean Hall, Joshua Garrison and Ali Marar were not present for the meeting.
The property is southeast of the Interstate 10 and U.S. 301 interchange.
Ordinance 2026-0289 would change the land use to Low-Density Residential from Agriculture and Rural Residential.
Under Ordinance 2026-0290, zoning would change to Planned Unit Development from Agriculture. A PUD allows uses, regulations and standards tailored to a property.
The PUD application allows for up to 550 homes in the development. Plans attached to the application show 478 homes.
The rezoning request would apply essentially to two separate developments on Yellow Water Road. Those developments, denoted as Yellow Water North and Yellow Water South in a site plan, would be separated by several properties zoned for agricultural use. Those properties have several owners.
Jacksonville attorney Cyndy Trimmer, who represents the developer, said in April that the north and south developments are separated by properties zoned for agricultural use.
She said the owner of one of those properties is involved in the land use change but not the rezoning, and instead is considering development separate from the project involved in the rezoning request.
Trimmer is with the Driver, McAfee, Hawthorne & Diebenow firm.
The subdivisions for the residential development would include 282 40-by-100-foot lots, 112 40-by-110-foot lots and 84 50-by-110-foot lots.
The site plan also lists locations near Yellow Water South as potential future developments.
The PUD application would allow for fewer homes to be developed than a typical zoning. While Low Density Residential zoning allows for up to seven units per acre, the PUD application caps that number at five.
The project developer is listed as Partridge Hill Capital LLC, managed by Andrew Hayman and Morgan McMasters, according to the Florida Division of Corporations.
The development has been in the works for four years, Trimmer said. Partridge Hill Capital worked with Council member Randy White, whose District 12 includes Yellow Water Road, to include “significant” green space along Yellow Water Road and to make the development consistent with a larger development planned across the street.
Developers of that project received approval for a PUD including 1,132 single-family residential units, 90 town homes and commercial retail development on about 587 acres.
Trimmer told the commission that a plan that included 30 acres appeared before the commission and Council previously, but that it received pushback from neighbors. The developer then bought more land to create a larger plan for the area instead of developing a smaller piece of land.
“I do think that the housing that will be provided will be useful to those that are going to be working in that industrial park,” said commissioner Michael McGowan, referencing Cecil Commerce Center, which is east of Yellow Water Road on Normandy Boulevard.
The proposed Yellow Water North and Yellow Water South development is near other planned or existing residential developments, according to the application. The Saddle Brook Landings community, with 195 townhouses on 31.11 acres, is about 2 miles south on Normandy Boulevard.
The Planning Commission is a recommending body on land use and zoning changes. The proposed ordinances will be taken up by the Council Land Use and Zoning Committee before a full Council vote.