Project Info: Reserve at Haw Creek

Summary

This page provides updates on significant private development projects taking place within the City. While these projects are led by private land developers, they often generate substantial public interest due to their scale, location, or potential community impact. The goal of this page is to keep residents, business owners, and stakeholders informed about the status, timelines, and key milestones of these developments. By sharing this information, the City aims to support transparency and ensure the public remains aware of major changes occurring in their community.

Project Overview

The Reserve at Haw Creek is a proposed private development covering about 2,788 acres in the City of Bunnell. The project aims to create a new, master-planned community that includes a mix of residential, commercial, and light industrial uses, along with parks, conservation areas, and public facilities.

The development plans for 6,100 residential units, including a variety of housing types such as single-family homes, duplexes, townhouses, and apartments. A central village center will offer shops, services, and community amenities.

Built in phases, the project includes new infrastructure, public service sites, and open space, and is designed to support the City’s long-term growth while enhancing the surrounding community.

Project Updates

06/09/25 - The first reading for the PUD was held on June 9, 2025, and denied by the City Commission. The applicant has the right to appeal the City Commission's decision.

06/23/25 - Commission voted to reconsider hearing the PUD and Developer's Agreement applications. Following the applicants submission of revised documents and staff review/approval, the applications will be advertised for a City Commission meeting in August.

08/11/25 - The applicant resubmitted updated PUD and Development Agreement documents.

08/18/25 - Agenda published with the updated PUD and Development Agreement to be heard on 08/25/25 agenda.

08/25/25 - Commission voted 3:2 approval for the PUD and Development Agreement first hearings. Second hearing will be heard on 09/08/25.

09/08/25 - Commission voted 3:2 approval for FLU Amendment, PUD and Development Agreement second hearings.

09/22/25 - Adopted FLU Amendment submitted to FloridaCommerce for review.

11/07/25 - City of Bunnell received Notice of Intent to find the City of Bunnell Comprehensive Plan in Compliance from FloridaCommerce.

Permit Process and Status

Future Land Use (FLU) Amendment Review Process:

1. Staff reviews the application and recommends approval or denial to the Planning, Zoning and Appeals Board (PZA).
2. PZA reviews the application and recommends approval or denial to the City Commission.
3. The City Commission conducts its initial review of the application during the first public hearing, known as the “transmittal hearing.” At this hearing, the Commission may approve or deny the application. If approved, the City must transmit the application and all supporting documentation to the Florida Department of Commerce within 10 business days, as required under the State Coordinated Review process. Once transmitted, the following agencies are expected to review the application and may provide comments:
   1. FloridaCommerce (State Land Planning Agency)
   2. Florida Department of State (FDOS)
   3. Florida Department of Environmental Protection (FDEP)
   4. Florida Department of Transportation (FDOT)
   5. St John’s River Water Management District (SJRWMD)
   6. Northeast Florida Regional Council (NEFRC)
   7. Flagler County
4. These agencies have 60 days to review the application and provide comments back to the FloridaCommerce. Once completed, FloridaCommerce will issue a Objections, Recommendations, and Comments (ORC) Report back to the City of Bunnell.
5. The City will amend the application as needed to come into compliance with the issued ORC Report.
6. The amended application will return to the City Commission for a second public hearing, known as the “adoption hearing,” during which the Commission will vote to approve or deny the application.
7. Upon approval, the City will have 10 working days to submit the adopted amendment back to FloridaCommerce.

Planned Unit Development (PUD) / Zoning Review Process:

Staff reviews the application and recommends approval or denial to the Planning, Zoning and Appeals Board (PZA).

1. PZA reviews the application and recommends approval or denial to the City Commission.
2. The PUD application is brought to the City Commission for 2 separate hearings where the Commission approves or denies the application. The second hearing cannot take place until after the previous step of the FLUM amendment has been approved at the “adoption hearing”. However this can happen at the same commission meeting.

Developers Agreement Review Process:

1. Staff reviews the application and recommends approval or denial to the City Commission.
2. The Developers Agreement is brought to the City Commission for 2 separate hearings where the Commission approves or denies the application. The second hearing cannot take place until after the previous step of the FLUM amendment has been approved at the “adoption hearing”. However, this can happen at the same commission meeting.

Definitions

Comprehensive Plan

The Comprehensive Plan is a long-range planning document that guides the future growth and development of the City. It outlines and regulates public policies related to transportation, land use, housing, recreation, and more. The plan is available on the City of Bunnell’s website.

Land Development Code (LDC)

The LDC defines zoning designations and the development standards for each zone. It establishes what types of development are permitted and how they must be built. A link to the LDC is also available on the City of Bunnell’s website.

Planned Unit Development (PUD)

A PUD allows for customized development standards that differ from those found in the LDC. This zoning tool is used for projects that require flexibility in design and land use while still aligning with the City’s overall planning goals.

Developer’s Agreement

A Developer’s Agreement is a legal contract between the property developer and the City. It outlines the responsibilities, rights, and obligations of both parties throughout the development process.

Performance Bond

A financial guarantee from a developer ensuring that all required infrastructure improvements—such as roads, utilities, and drainage—are completed according to the City’s approved plans.

Neighborhood Meetings

The developer will organize neighborhood meetings to inform and engage nearby residents about the proposed project. All members of the public are welcome and encouraged to attend and participate.

Updates and Meeting Schedules

Meeting Agendas

• All public meeting agendas are published on the City of Bunnell’s website at least one week prior to each meeting.
• You can subscribe to receive notifications by visiting the City’s website. Click “Subscribe” in the top right corner of the homepage to choose which updates you'd like to receive — including City Commission and Planning, Zoning & Appeals (PZA) meeting agendas.

Public Meeting Dates and Times

• City Commission Meetings are held on the 2nd and 4th Monday of each month at 7:00 PM, unless the date falls on a holiday.
• PZA Meetings are held on the first Tuesday of each month at 6:00 PM.
• Unless otherwise noted, all meetings take place at: 2400 Commerce Pkwy Chambers Meeting Room, Bunnell, FL 32110.