Zoning Overlays & Bonuses in Daytona Beach, FL

Daytona Beach maintains 131 local ordinances across all categories, and 2 of those deal specifically with zoning overlays & bonuses. Here is a breakdown of what the city actually requires, what is prohibited, and where Daytona Beach falls on the strict-to-permissive spectrum compared to other cities.

Density Bonus Law

In the Redevelopment Beachside - Specialty Retail (RDB-2) and Gateway Residential/Mixed-Use (RDB-3) districts, Daytona Beach lets the City Commission raise the base 20 dwelling-units-per-acre density ceiling to 30 du/ac. Land Development Code Section 4.7.D.3 ties the increase to a public hearing and the residential density bonus provisions in the Redevelopment Element of the comprehensive plan.

Key details: Base density, RDB-2/RDB-3: 20 du/ac. Bonus density ceiling: 30 du/ac. Approval required: City Commission public hearing. Criteria source: Comp plan Redevelopment Element. Districts covered: RDB-2 and RDB-3.

Building at the higher 30 du/ac density without first obtaining City Commission approval after a public hearing is an unauthorized departure from the development order and a Code violation under LDC Section 10.2. The City can revoke the development order, issue a Stop Work Order, and cite the developer for a civil infraction starting at $100 for a first offense and $250 for a repeat one, with Code Enforcement Board administrative fines and a lien for continued noncompliance.

This is not one of those rules that cities tend to ignore. Daytona Beach actively enforces its density bonus law requirements.

Downtown Design Guide

To build above the standard floor area ratio or height cap in Downtown Daytona Beach's Central Business District (RDD-2), a developer has to meet Land Development Code Section 4.7.O.6's design conditions: river views preserved, pedestrian plazas sized to FAR, urban design elements like fountains and textured paving, and a lower building line along Beach Street to keep it walkable.

Key details: District: RDD-2, Central Business District. Base FAR: 3.0. Plaza requirement at FAR 2.0-3.0: 10% of site area. Beach Street height step-back: 40 feet. Min site width (N/S): 200 ft average.

Exceeding RDD-2's base floor area ratio or height cap without satisfying every Section 4.7.O.6 design condition, plazas, river-view protection, urban design elements and the Beach Street height step-back, is an unauthorized departure from the approved development order under LDC Section 10.2. City staff can revoke the development order, issue a Stop Work Order, and cite the developer for a civil infraction of $100 to $250, with Code Enforcement Board fines and a lien for continued noncompliance.

This is one of the stricter rules in Daytona Beach's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

The Bottom Line

Daytona Beach is tougher than many cities when it comes to zoning overlays & bonuses. Out of the 2 rules covered here, 2 are rated strict. If you are a homeowner, renter, or business owner in Daytona Beach, take the time to understand these requirements before they become a problem. Most violations come with fines, and some repeat violations can escalate.

This guide is based on Daytona Beach's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.