Zoning Library › Florida › Jacksonville, FL
Jacksonville, FL zoning: where a drive-thru restaurant is allowed
Is a drive-thru allowed in Jacksonville, FL?
A drive-thru restaurant is allowed by right (no conditional use permit, special exception or rezoning) in these zoning districts: CCG-1, CCG-1-M, CCG-2, CCG-2-M, IH, IW.
It needs a conditional or special use approval in: CN, CN-S, CRO, CRO-S, IBP.
It is not allowed in 26 districts (mostly residential; see the table).
10 districts are not confirmed yet.
Drive-thru restaurant rule by zoning district
| District | Drive-thru restaurant | What the code says | Section | Source | Read on |
|---|---|---|---|---|---|
| AGR | Not allowed | Restaurants not listed Rezoning needed | 656.331 | jacksonville.gov | 2026-11-10 |
| CCBD | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| CCG-1 Commercial Community/General-1 | By right | Permitted: (a)(1) Commercial retail sales and service establishments - defined to include restaurants, with no drive-thru exclusion Sale, service, preparation and storage must be inside an enclosed building (656.313 IV(h)); drive-thru lane and stacking still need site plan review. Contrast: CN district lists drive-thru only as an exception, and Neighborhood retail excludes drive-thru restaurants. | Jacksonville Ord. Code 656.313 Part IV(a)(1); definition in 656.1601 | jacksonville.gov | 2026-11-11 |
| CCG-1-M Commercial Community/General-1 | By right | Permitted: (a)(1) Commercial retail sales and service establishments - defined to include restaurants, with no drive-thru exclusion Base district CCG-1 rule applies; overlay suffix "M" may add design/height/historic review. Sale, service, preparation and storage must be inside an enclosed building (656.313 IV(h)); drive-thru lane and stacking still need site plan review. Contrast: CN district lists drive-thru only as an exception, and Neighborhood retail excludes drive-thru restaurants. | Jacksonville Ord. Code 656.313 Part IV(a)(1); definition in 656.1601 | jacksonville.gov | 2026-11-14 |
| CCG-2 Commercial Community/General-2 | By right | Permitted: (a)(1) Commercial Retail Sales and Service Establishments; (a)(3) lists restaurants | 656.313 Part V(a) | jacksonville.gov | 2026-11-11 |
| CCG-2-M Commercial Community/General-2 | By right | Permitted: (a)(1) Commercial Retail Sales and Service Establishments; (a)(3) lists restaurants Base district CCG-2 rule applies; overlay suffix "M" may add design/height/historic review. | 656.313 Part V(a) | jacksonville.gov | 2026-11-14 |
| CCG-S | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| CN Commercial Neighborhood | Conditional | Permitted: Restaurants without drive-in or drive-through facilities. Exception: Drive-thru facilities in conjunction with a permitted use Needs a zoning exception for the drive-thru | 656.312 Part II(a)(6), (c)(7) | jacksonville.gov | 2026-11-11 |
| CN-S Commercial Neighborhood | Conditional | Permitted: Restaurants without drive-in or drive-through facilities. Exception: Drive-thru facilities in conjunction with a permitted use Base district CN rule applies; overlay suffix "S" may add design/height/historic review. Needs a zoning exception for the drive-thru | 656.312 Part II(a)(6), (c)(7) | jacksonville.gov | 2026-11-14 |
| CO | Not allowed | Restaurants not listed as permitted or by exception Office district - rezoning needed | 656.311 CO (a), (c) | jacksonville.gov | 2026-11-10 |
| CRO | Conditional | Exception: Restaurants...; Exception: Drive-through facilities in conjunction with a permitted or permissible use Both the restaurant and the drive-thru need an exception; seating limits apply | 656.311 (d)(16), (d)(11) | jacksonville.gov | 2026-11-10 |
| CRO-S | Conditional | Exception: Restaurants...; Exception: Drive-through facilities in conjunction with a permitted or permissible use Base district CRO rule applies; overlay suffix "S" may add design/height/historic review. Both the restaurant and the drive-thru need an exception; seating limits apply | 656.311 (d)(16), (d)(11) | jacksonville.gov | 2026-11-14 |
| CSV | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| IBP | Conditional | Permissible by exception: service establishments including restaurants Restaurant needs a zoning exception; drive-thru not addressed | 656.321 (c)(5) | jacksonville.gov | 2026-11-10 |
| IH | By right | restaurants (including drive-thru restaurants) Listed among service establishments catering to commerce and industry | 656.323 Part III (a)(3) | jacksonville.gov | 2026-11-10 |
| IL | Not confirmed | Not read closely enough to state a rule. | jacksonville.gov | 2026-11-10 | |
| IW | By right | restaurants (including drive-in or drive-thru restaurants) Only as a use directly related to port activities - not a general retail pad | 656.324 (a)(10)(vi) | jacksonville.gov | 2026-11-10 |
| PBF-1 | Not allowed | Permitted: All lawful government uses; restaurants not listed Public buildings district - rezoning needed | 656.332 | jacksonville.gov | 2026-11-10 |
| PBF-2 | Not allowed | Public buildings district; restaurants assumed not listed (PBF-1 read) Rezoning needed | 656.332 | jacksonville.gov | 2026-11-10 |
| PBF-3 | Not allowed | Public buildings district; restaurants assumed not listed (PBF-1 read) Rezoning needed | 656.332 | jacksonville.gov | 2026-11-10 |
| PBF-M | Not allowed | Public buildings district; restaurants assumed not listed (PBF-1 read) Rezoning needed | 656.332 | jacksonville.gov | 2026-11-10 |
| PUD | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| PUD-SC | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| RHD-A | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RHD-B | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD100A | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD100B | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-40 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-50 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-60 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-70 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-80 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-90 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-120 | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-M | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RLD-TNH | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-A | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-B | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-C | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-D | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-MH | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RMD-S | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| RO | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| ROS | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| ROS-M | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 | ||
| RR-Acre | Not allowed | Residential district - restaurants are not a permitted use Rezoning needed | 656.303-656.307 | 2026-11-10 | |
| WT | Not confirmed | Not read closely enough to state a rule. | 2026-11-10 |
"By right" means permitted with site plan and building permit review only. Overlay districts, planned developments (PD/PUD) and conditions attached to a past rezoning can change the answer for a single parcel.
Official zoning map layer
To find the district for a parcel, query the jurisdiction's own GIS zoning layer: https://maps.coj.net/coj/rest/services/CityBiz/Parcels/MapServer/0 (district field: ZON_LABEL)
City of Jacksonville parcel layer; ZON_LABEL = zoning district, LND_LABEL = future land use.
Permit and impact fees
Worked out from the adopted fee schedules linked below for three sample buildings. "Not found" means the schedule did not give a figure, not that the fee is zero.
| One-time fee | 800 sf drive-thru coffee | 3,500 sf restaurant | 22,000 sf grocery |
|---|---|---|---|
| Building permit and plan review | $1,115 | $1,922 | $7,970 |
| Impact / mobility fees | $54,478 | $208,819 | $337,255 |
| Water and sewer impact / capacity | $10,297 | $32,750 | $69,050 |
| Tap and meter | $10,010 | $11,110 | $11,250 |
| Stormwater (one time) | not found | not found | not found |
| State road driveway permit | $250 | $2,000 | $2,000 |
| Total found so far | $76,150 | $256,601 | $427,525 |
State road access: FDOT Rule 14-96.004 by daily trips: coffee Cat B $250, restaurant and grocery Cat D $2,000. Allow 30-90 days (assumed).
Assumptions: Mobility fee dominates and depends on zone, development area and a pass-by study: Zone 4 Suburban with ITE pass-by assumed. JEA capacity uses assumed daily flows. Trade permits not included.
Fee schedules: jacksonville.gov · jacksonville.gov · jea.com · fdot.gov
Sources
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/AGR.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/CCG-1.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/CCG-2.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/CN.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/CO.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/CRO.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/IBP.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/IH.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/IL.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/IW.pdf.aspx?lang=en-US
- https://www.jacksonville.gov/getattachment/Departments/Planning-and-Development/Current-Planning-Division/Zoning-District-Summaries/PBF-1.pdf.aspx?lang=en-US
How to confirm before you buy
- Look up the parcel on the official zoning map to get its district and any overlay.
- Open the code section linked in the table and read the use table and the drive-thru standards.
- Call the planning office and ask whether a drive-thru restaurant needs anything beyond site plan review at that address.
Why this library exists
I'm Luke Smith. I find land for drive-thru brands like 7 Brew, Ellianos Coffee and Starbucks, sign the tenant, build the shop and sell it as a net lease property. Every deal starts with the same question: is the use allowed here without a rezoning? Getting that answer takes too long, so we read the codes (with AI research help), and I publish what we find with a link back to every source so you can check it yourself.
If you have a site that fits a drive-thru, or you want to learn how these deals are put together, join the free Reverse Deal Finder community on Skool, see cap rates and land prices by brand, or call 1-760-392-1525. Brokers welcome: I pay commissions.