This is a request to amend the Future Land Use Map in the Future Land Use Element of the 2035 Comprehensive Plan for 2,787+/- acres of land located west of US Hwy 1 and between State Hwy 100 W and State Road 11.

A companion PUD rezoning item will be presented at a later date.

This Future Land Use Map amendment was advertised in the Observer Local News on March 28, 2024.

The applicant, Northeast Florida Developers, LLC, has applied for a Future Land Use Map amendment for 2,787+/- acres on behalf of the owners, JM Properties X LLC and Wayerhaeuser Company. This large-scale amendment is for the mixed-use development known as the Reserve at Haw Creek.

The developers have been in the talks with the City since late 2022. In May 2023, the development team met with City staff to formerly introduce the scope and entirety of the proposed development. Since then, staff and the development team have been in constant communication as they prepared to make a formal submittal. The application was submitted in October 2023. After review there were some comments sent back to the applicant. After a few more meetings, they resubmitted the revised plans and applications. 

The Reserve at Haw Creek is proposed to be an integrated master planned mixed-use community including residential, commercial, light industrial, emergency support services, parks and recreation, and conservation. The community will include housing types ranging from affordable to market rate housing, consisting of attached and detached single-family residences to townhomes, garden homes and condominiums. A village center is proposed in the eastern portion of the subject development that will provide a mixture of neighborhood and community services, retail and commercial spaces, parks and trails, public services and amenities. The development will be adjacent to and expand the current urban core of the City, thus reducing the effects of urban sprawl as regulated by the City's 2035 Comprehensive Plan.

The existing Future Land Use designations are a mixture of Agriculture and Silviculture (AG&S) and Conservation-1 (CON-1). The proposed Future Land Use designations for the community are Rural Estates (RE), Single Family-Low Density (SF-L), Single Family-Medium Density (SF-M), Multifamily (MF), Commerical-Medium (COM-M), Industrial (IND), and Public (PUB). The subject parcels made part of the Reserve at Haw Creek were included in a City initiative to rezone areas that were annexed into the City in 2007 and currently have a redundant Flagler County zoning. The initiative is currently in the final phase which will amend the Future Land Use and rezone the properties containing a conservation-1 designation and change it to Agriculture and Silviculture designation. The subject parcels have since been removed to allow the applicant's application to move forward. The proposed designations will allow for maximum combined density of 5,833 DU/acre spread across the Reserve at Haw Creek community.

The intent of this large-scale map amendment meets the Goals, Objectives, and Policies of the City's 2035 Comprehensive Plan. The PUD rezoning for this development is nearing final review and will come before the Planning, Zoning and Appeals Board while the land use amendment is transmitted to the State Land Planning Agency.

Recommend approval to the City Commission for the applicant's request to amend the Future Land Use Map for 2,787+/- acres of land with the City of Bunnell.