Zoning Overlays & Bonuses in St. Johns County, FL (2026)

2 rules for unincorporated St. Johns County, Florida.

Verified from official government sources

Note: These county rules apply to unincorporated areas of St. Johns County. If you live within an incorporated city, that city's own rules apply: see the city list below.

Density Bonus Law

Unincorporated St. Johns County runs four density bonus programs under LDC Part 5.07-5.10: Workforce/Affordable Housing, Wetland preservation, Variable (PUD), and Optional. The Wetland Density Bonus adds units equal to the lesser of 10% of preserved wetland acreage or 10% of developed upland acreage, multiplied by the Future Land Use Map density. All bonuses need Board of County Commissioners approval tied to a Development Order.

St. Johns County Density Bonus Rules

Some Restrictions

St. Johns County Land Development Code § 5.08.03

There shall be a density bonus allowed for the preservation of Wetlands contained within a proposed Development site, equal to the lesser of: A. Ten percent (10%) of the Wetland acreage preserved, or B. Ten percent (10%) of the upland acreage proposed for Development, Multiplied by the applicable residential density allowed by the Future Land Use Map. In the event this density bonus is exercise...

Full ordinance details →Official source ↗

Downtown Design Guide

Unincorporated St. Johns County enforces a dedicated downtown design code for Vilano Beach: the Vilano Beach Town Center (VBTC) Overlay under LDC Part 3.10.00. It sets architectural style, height, fencing and lighting standards for the beach's compact, pedestrian-oriented mixed-use core, reviewed by the North Coastal Design Review Board.

St. Johns County Vilano Beach Design Rules

Some Restrictions

St. Johns County Land Development Code § 3.10.04.A

The Development Standards and Design Guidelines included in this section shall apply to the entire Vilano Beach Town Center District. ... The Town Center Design Guidelines, made part of the Development Review Manual, incorporates the three preferred Architectural Styles: Florida Vernacular, Art Moderne, and Art Deco for the Vilano Town Center. Each style definition includes a Suggested Color Pa...

Full ordinance details →Official source ↗

All St. Johns County ordinances

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