Fort Myers, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Bonus (parcels >0.5 acre)
- 30% above base density
- Bonus (parcels ≤0.5 acre)
- 40% above base density
- Community contribution fee
- $10,000 per bonus unit
- Approval route
- PUD rezoning, § 118.5.1
- Applies only in
- Downtown/Midtown Smart Code districts
Summary
Fort Myers grants a 30% bonus above base density for downtown/midtown parcels over half an acre, or 40% for smaller parcels, through the Smart Code's PUD-reviewed bonus allocation program.
a.Maximum bonus allocation. The maximum amount of bonus density, intensity, and height that may be approved for any downtown or midtown property is as follows:1)Parcels greater than 0.5 acres. In addition to the base density, intensity and height allowed within the underlying zoning district, a 30% bonus density, intensity and height may be awarded to parcels which are greater than 0.5 acres.2)Parcels 0.5 acres or less. In addition to the base density, intensity and height allowed within the underlying zoning district, a 40% bonus density, intensity and height may be awarded to parcels which are 0.5 acres or less.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 60).
Full Breakdown
The bonus applies only within the downtown and midtown future land use districts governed by Chapter 118, Article 8 (Smart Code), on top of each district's base density, ranging from 12 units per acre in Urban General up to 70 in Urban Core. Parcels over 0.5 acres qualify for a 30% density bonus; parcels of 0.5 acres or less qualify for 40%. Bonus density, intensity and height are approved only through the planned unit development rezoning process under section 118.5.1, and the developer pays a $10,000 community contribution fee per approved bonus dwelling unit, reducible by providing public gathering space.
Violations & Fines
Building above the district's base density without first obtaining planned unit development rezoning approval under § 118.5.1 and paying the required community contribution fee is unpermitted construction, subject to code enforcement, stop-work action, and denial of certificate of occupancy.
Frequently Asked Questions
How much extra density can a downtown Fort Myers project get?
What does a Fort Myers developer pay to use the density bonus?
Sources & Official References
Other rules in Fort Myers
Florida rules heatmap·Compare Fort Myers to another location·View the Florida zoning overlays & bonuses overview
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