St. Johns County, FL Zoning Overlays & Bonuses: Density Bonus Law (2026)

The Wetland Density Bonus, LDC Sec. 03, grants a density increase equal to the lesser of ten percent (10%) of the wetland acreage preserved or ten percent (10%) of the upland acreage proposed for development, multiplied by the residential density the Future Land Use Map allows; the preserved wetlands must then be locked in by deed restriction, conservation easement, or other written instrument the County accepts. 07, is discretionary and runs concurrently with a rezoning, PUD amendment, or Special Use application. For rental projects, 20% of the bonus units must serve very low and low income households and 20% moderate income; for ownership projects it is 20% low and 20% moderate.

A Developer must record a guarantee with the Clerk of the Circuit Court preserving affordability for a minimum of ten years for both rental and ownership units, and that guarantee runs with the land against future tenants and purchasers. Any project seeking a density above eight units per acre, or a bonus of 70% or more, must show proximity to transportation networks and employment. Applicants attend a presubmittal conference, and the County Administrator must determine petition sufficiency within five working days, issue any deficiency notice within three working days, and treat the petition as withdrawn if deficiencies are not cured within twenty working days.

The Planning and Zoning Agency makes a recommendation, but the Board of County Commissioners holds final authority and may approve at a lesser density than requested. 10) instead tie added density to PUD processing, central water and sewer service, park and open-space dedication, and extra buffering, with standards set by the Comprehensive Plan rather than a fixed LDC formula.