Bunnell Zoning

Executive Summary: The 2026 Bunnell Development Framework

Market Dynamics

Bunnell, Florida, is experiencing a period of growth and development pressure, influenced by its proximity to larger metropolitan areas and its relatively affordable land costs. While specific 2026 population figures are unavailable, trends indicate continued population increases since the 2010 and 2020 census periods. This growth is creating demand for new housing, commercial services, and infrastructure, placing pressure on existing resources and requiring strategic planning to manage development effectively. The real estate and development sector is active, with ongoing discussions and occasional controversies surrounding new large-scale developments.

Political & Development Climate

The Bunnell City Council appears to be navigating a complex development climate. Recent decisions, such as the rejection of a large-scale (8,000 house) development proposal, suggest a cautious approach, potentially influenced by concerns from residents regarding flooding, wildlife disruption, and traffic impacts. However, the council also deals with pressures to encourage economic growth and provide housing options. There can be tensions related to balancing development with preservation of existing community character, infrastructure capacity, and environmental concerns.

Key Drivers

• Driver 1: Population Growth & Demand for Housing: The continued influx of new residents fuels the need for diverse housing options, influencing zoning and land use decisions.
• Driver 2: Infrastructure Capacity & Investment: The ability of Bunnell to accommodate growth depends heavily on its infrastructure, including water, sewer, and transportation networks. Strategic investments and careful planning are crucial.
• Driver 3: Economic Development Opportunities: Bunnell seeks to attract businesses and create jobs, which impacts land use planning and zoning for commercial and industrial areas.

Strategic Growth Corridors

Primary Commercial Arteries

U.S. Highway 1 is a major commercial artery running through Bunnell, serving as a primary route for local and regional traffic. This corridor supports a mix of commercial activities, including retail, services, and light industrial uses. County Road 304 and County Road 305 also serve as important corridors connecting Bunnell to surrounding areas. These routes accommodate local businesses and residential areas, making them vital for the city's overall connectivity and economic activity. Strategic planning along these corridors involves balancing commercial development with managing traffic flow and preserving the character of adjacent residential neighborhoods.

Redevelopment Nodes

Bunnell is focusing on revitalizing its traditional downtown area to create a more vibrant and mixed-use environment. This involves encouraging a variety of uses in close proximity, improving pedestrian and vehicular transportation, and enhancing the overall ambiance through design standards. The city aims to reduce crime through increased activity and create a more pleasant environment through design and scale.

• Opportunity: Redevelopment of the downtown area can attract new businesses, create jobs, and enhance the quality of life for residents.
• Constraint: Addressing existing non-conforming uses and ensuring compatibility with the community's character are key challenges in the revitalization process.

Detailed Zoning District Analysis

The city's land use is governed by the following primary classifications:

Residential Districts

Bunnell’s residential districts likely range from low-density single-family zones to higher-density multi-family areas, although specific zoning codes like "R-1" or "R-3" are not explicitly mentioned in the provided search results. The transition between these districts is typically managed through density regulations, setback requirements, and buffer zones to ensure compatibility between different housing types. The city's Comprehensive Plan includes policies to preserve existing residential neighborhoods. The City Commission can also approve affordable housing developments in residential, commercial, or industrial zones.

Commercial & Mixed-Use

Commercial zones in Bunnell accommodate a range of business activities, from retail and service establishments to larger commercial centers. The intensity of commercial development is often regulated through floor area ratios (FAR) and height restrictions. Mixed-use overlays may be implemented to encourage a combination of residential and commercial uses within the same area, promoting walkability and reducing reliance on automobiles. However, specific commercial zoning codes were not found in the search results.

Industrial & Special Purpose

Bunnell designates areas for industrial activities, potentially including light industrial (L-1) and heavy industrial (L-2) districts. These zones are intended to accommodate manufacturing, warehousing, and other industrial operations. Planned Unit Developments (PUDs) are also utilized to allow for flexible development approaches that integrate various land uses within a single project. PUD zoning requires adherence to a specific development agreement, detailing the permitted uses, densities, and design standards.

Recent Code Amendments & Trends

Regulatory Updates

Bunnell adopted its 2035 Comprehensive Plan via Ordinance 2022-01 on April 11, 2022. This plan guides the city's potential growth, including residential, commercial, and industrial development, and establishes goals to accommodate that growth. The city also amended its Comprehensive Plan to incorporate changes recommended by the Evaluation and Appraisal Review. Recent activity includes discussion on rezoning land for industrial use, with a proposal to amend the Official Zoning Map from "AG&S, Agricultural and Silviculture District" to "L-1, Light Industrial District" and "L-2, Heavy Industrial District".

Housing Innovation

While specific details on ADUs or density bonus programs in Bunnell are not available in the search results, the City Commission can approve affordable housing developments in residential, commercial, or industrial zones. The city encourages infill, mixed-use, and cluster policies to increase densities and proximity of land uses, promoting efficient land use patterns. The Live Local Act in Florida also impacts housing development, potentially preempting some local regulations regarding density and height for eligible affordable housing developments.

Infrastructure & Concurrency

Utility Capacity

Availability of potable water and sanitary sewer is a key consideration for development in Bunnell. Developers are typically required to submit information about the current demand, capacity, and approved water withdrawals for proposed map amendments. The city ensures that adequate infrastructure is available to serve new development through its concurrency management system.

Impact Fees & Permits

Bunnell assesses development fees for various permits and approvals, including site plan reviews, zoning map amendments, and platting. These fees help to offset the costs of providing public services and infrastructure to support new development. Flagler County also imposes impact fees, including school impact fees, on new construction. These fees must correspond with anticipated needs and can only be spent on capital improvements. Site plan review fees range from $500 for minimal site plans to $3,000 for major site plans, with additional costs per acre of developable area. There are also fees for re-submittals, concurrency review, and amendments to the Future Land Use Map. Building permit fees are based on the valuation of construction, and re-inspection fees are also applied.