Overview
Code type
euclidean
Naming convention
mixed
naming_convention_raw=lot-size-encoded residential (R-1, R-3); use-intensity commercial (C-1, C-2); MU prefix with sub-district suffix (MU-V, MU-U); single-letter industrial (IN) ; sub_flags_raw=[small-city-fl-panhandle, military-adjacent-eglin-afb, live-local-active, okaloosa-county]
Worth knowing
- Eglin AFB AICUZ federal overlay constraint — Crestview sits directly north of Eglin AFB and immediately adjacent to Duke Field. Eglin AFB AICUZ noise contours (DNL 65-85) and Duke Field APZ-I/APZ-II footprints extend into southern Crestview. AICUZ and FAA Part 77 federal airspace preemption constrain local zoning on density and height — Live Local Act height floors do NOT override FAA Part 77 imaginary surfaces. Any residential density increase in AICUZ noise contours requires noise attenuation construction and may be prohibited in APZ-I. — [c§32 CFR 256; c§14 CFR 77; DoD AICUZ program]
- Live Local Act density floor = MU-U 35 du/ac — Crestview's highest residential density is MU-U at 35 du/ac. Under FL Live Local Act (c§166.04151(7)), this becomes the by-right density floor for qualifying affordable projects on C-1, C-2, IN, MU-V, and MU-U zoned parcels citywide. Height floor is MU-U 80 ft (subject to AICUZ/FAA override near Eglin/Duke Field). 20% parking reduction mandatory. — [c§166.04151(7), F.S.]
- Downtown Parking Relaxation — Mixed-use districts in downtown overlay allow shared or off-site parking facilities with reduced on-site requirements. Downtown parking more flexible than suburban commercial districts. — [c§LDC Chapter 4 (Downtown Overlay)]
+ 5 more in Quirks & notes
Districts
com 2mu 2res_sf 1res_mf 1ind 1
| Code | Name | Category | Min lot | Height | Coverage | FAR | Du/ac | Parking | Setbacks F/S/R |
|---|---|---|---|---|---|---|---|---|---|
| R-1 | Single-Family Residential | res_sf | — | 35 ft | — | 0.4[1] | — | — | — / — / — |
| R-3 | Multi-Family Residential | res_mf | — | 55 ft | — | 0.8[2] | — | — | — / — / — |
| C-1 | Commercial Local | com | — | 45 ft | — | 0.8[3] | — | — | — / — / — |
| C-2 | Commercial General | com | — | 65 ft | — | 1.2[4] | — | — | — / — / — |
| MU-V | Mixed-Use Village | mu | — | 60 ft | — | 1.1[5] | — | — | — / — / — |
| MU-U | Mixed-Use Urban | mu | — | 80 ft | — | 1.8[6] | — | — | — / — / — |
| IN | Industrial | ind | — | 55 ft | — | 0.8[7] | — | — | — / — / — |
Confidence: confirmed partial under review not found
Overlays
AICUZ-EGLIN
Eglin AFB AICUZ Overlay
SPECMapped AICUZ noise contours (DNL 65, 70, 75, 80, 85 dB) + APZ-I, APZ-II, Clear Zone designations from Eglin AFB / Duke Field AICUZ Study. Triggered where parcels fall within mapped noise contour or APZ footprint. | Portions of Crestview south and southwest toward Eglin AFB main base and Duke Field (Eglin Auxiliary Field 3). Crestview sits directly north of Eglin Reservation; southern portions of the city fall within Eglin noise contours (65-85 DNL) and potentially APZ-II (Accident Potential Zone II) from Duke Field runway extensions.
| residential_density_restriction | Residential and sensitive uses (schools, hospitals) strongly discouraged or prohibited in APZ-I and Clear Zones; density limits in noise contours DNL 65+ per AICUZ compatibility table |
|---|---|
| height_ceiling_faa_part77 | FAA 14 CFR Part 77 imaginary surfaces impose absolute height ceilings near runway approach/transitional/horizontal/conical surfaces; supersedes local max_height_ft in MU-V, MU-U, C-2, IN |
| disclosure_notice | Real estate disclosure of AICUZ status typically required for parcels within mapped contour |
| noise_attenuation_construction | STC (Sound Transmission Class) 25-30+ construction required for residential and noise-sensitive uses in DNL 65-75 contours per DoD guidance |
APZ-DUKE
Duke Field / Eglin Auxiliary Field 3 APZ Overlay
SPECMapped APZ-I / APZ-II / Clear Zone polygons from Duke Field AICUZ study; parcel-in-polygon test. | Southern/southwestern Crestview parcels within APZ-I (inner) and APZ-II (outer) footprints extending from Duke Field runway ends; Clear Zone typically non-developable.
| clear_zone_prohibition | Clear Zone (innermost, ~3000 ft x 1500 ft) — non-residential, low-intensity uses only; effectively non-developable for structures |
|---|---|
| apz_1_restrictions | APZ-I (next 5000 ft x 3000 ft) — low-intensity industrial/warehouse acceptable; residential, hospitals, schools, churches, theaters prohibited or strongly discouraged |
| apz_2_restrictions | APZ-II (next 7000 ft x 3000 ft) — residential allowed at low density (<=2 du/ac typical DoD guidance); concentrated use sensitive receptors discouraged |
| height_restriction | FAA Part 77 runway approach surfaces impose 50:1 slope starting at runway end — parcels under approach paths have height ceilings measured from runway elevation |
DD
Downtown Development Overlay
SPECMapped on city zoning map as 'Downtown Development Overlay' or 'DD'; LDC Chapter 4 overlay designation. Triggered when parcel falls within mapped downtown overlay polygon. | Crestview historic downtown core, centered on Main Street and Highway 90 corridor; exact boundary defined on official zoning map.
| mixed_use_permitted | Mixed residential and commercial uses allowed by-right with vertical integration |
|---|---|
| reduced_setbacks | Front, side, and rear setbacks reduced below base C-1/MU-V standards to support pedestrian-oriented frontages (specific values deferred to direct LDC retrieval) |
| parking_flexibility | Shared, on-street, and off-site parking permitted; reduced on-site minimum ratios vs. suburban commercial |
| pedestrian_orientation | Ground-floor activation requirements; primary entrances to street; limited curb cuts |
AC
Activity Center Overlay
SPECMapped on city zoning map as 'Activity Center Overlay' or 'AC'; LDC Chapter 4 overlay designation. | Designated commercial corridors (likely including Ferdon Blvd / US-90 / SR-85 nodes) and activity center nodes; exact boundaries on official zoning map.
| density_bonus | Density bonus available for commercial and mixed-use projects within activity center polygons (specific bonus formula deferred to direct LDC retrieval) |
|---|---|
| intensity_increase | Higher FAR and lot coverage than base C-1 / MU-V permitted within activity center |
| mixed_use_clustering | Vertical and horizontal mixed-use encouraged; commercial-residential clustering incentivized |
| design_review | Activity center projects may trigger design review consistent with corridor character |
FP
Floodplain Overlay
SPECFEMA FIRM panel mapping — parcel falls into Zone A, AE, AH, AO, or VE triggers overlay. X-shaded (500-yr floodplain) may trigger advisory provisions. | SFHA polygons along Shoal River tributaries, Yellow River tributaries, and other mapped floodplains traversing Crestview; exact extent per current FEMA FIRM.
| base_flood_elevation_plus_freeboard | Lowest-floor elevation at or above Base Flood Elevation (BFE) + freeboard (typically +1 ft minimum per FL Building Code; city may adopt higher) |
|---|---|
| no_rise_certification | Development in floodway requires engineered no-rise certification (zero rise in BFE) |
| substantial_improvement_rule | Repairs/improvements exceeding 50% of pre-damage fair market value trigger full floodplain compliance for entire structure |
| nfip_compliance | Community participation in NFIP; CRS (Community Rating System) class if enrolled reduces flood insurance premiums |
| fill_restrictions | Fill in floodway prohibited; fill in flood fringe requires compensatory storage or hydraulic analysis |
WPO
Wellfield / Aquifer Protection Overlay
SPECParcel falls within mapped wellfield protection zone (WPZ) or aquifer recharge polygon from Okaloosa County / NWFWMD mapping. | Travel-time zones (typically 1-year, 5-year, 10-year capture zones) around municipal wells; Floridan Aquifer primary recharge polygons mapped by NWFWMD.
| prohibited_uses | Typically prohibited in inner WPZ: bulk fuel storage, chemical manufacturing, industrial waste handling, land application of hazardous materials |
|---|---|
| conditional_uses | Outer WPZ: auto repair, dry cleaners, printing — conditional with secondary containment / BMPs |
| stormwater_bmp | Enhanced stormwater treatment required (Florida Stormwater Erosion and Sedimentation Control Inspector standards) |
State preemptions
Qualifying condition
Applies to all FL municipalities regardless of population (Crestview pop ~28,212). Per-parcel trigger: site zoned C-1, C-2, IN, MU-V, or MU-U AND >=40% units affordable at or <=120% AMI. | citation: c§166.04151(7), F.S.
Effect
By-right MF on qualifying C/I/MU parcels; jurisdiction-wide density floor = MU-U 35 du/ac (the highest residential density allowed in Crestview); height floor = MU-U 80 ft (the tallest zoning height within jurisdiction, subject to Eglin/Duke Field AICUZ height ceilings); mandatory >=20% parking reduction (SB 328 2024); hotel/motel conversion pathway available; city cannot deny qualifying projects or impose non-building-code conditions.
FL-STR-Preemptionapplies
Qualifying condition
Statewide. No pre-2011 Crestview STR-specific ordinance of record identified; general residential districts cannot be use-banned or frequency-capped. | citation: c§509.032(7), F.S.
Effect
Crestview cannot prohibit STRs in R-1 or R-3 or impose frequency/duration caps. General registration + life-safety compliance permitted. Does not restrict LDC standards for life-safety, sanitation, or parking.
FL-Impact-Fee-Caps-HB7103-HB337applies
Qualifying condition
Statewide. Material to Crestview given ongoing Eglin AFB-driven growth and Okaloosa County population expansion. | citation: c§163.31801, F.S.
Effect
Impact-fee increases capped at phased 12.5% per year / 25% across 2 years / 50% across 4 years without extraordinary-circumstance finding + study. Any larger increase requires demonstrated need and specific findings.
FL-Bert-Harris-Actapplies
Qualifying condition
Statewide. Crestview-specific exposures: pre-platted subdivisions from mid-20th-century military-support boom; Okaloosa County agricultural-to-residential conversions; AICUZ-constrained parcels where development expectation exists but federal/military noise contour overlay reduces entitlement. | citation: c§70.001, F.S.
Effect
Any new overlay, downzoning, or AICUZ-driven intensification should undergo Bert Harris inordinate-burden review before adoption. Property owners can seek compensation for regulations that 'inordinately burden' vested use expectations.
FL-Building-Code-Preemptionapplies
Qualifying condition
Statewide. Material to Crestview for High-Velocity-Hurricane-Zone adjacency (inland panhandle; wind-borne debris region extends inland of Crestview) and for any federal-base-adjacent construction subject to DoD unified facility criteria. | citation: c§553.73, F.S.
Adopted building codes
Statewide — FL Building Code 7th ed
Click a code label to open its state-by-state adoption atlas.
Quirks & notes
- Eglin AFB AICUZ federal overlay constraint — Crestview sits directly north of Eglin AFB and immediately adjacent to Duke Field. Eglin AFB AICUZ noise contours (DNL 65-85) and Duke Field APZ-I/APZ-II footprints extend into southern Crestview. AICUZ and FAA Part 77 federal airspace preemption constrain local zoning on density and height — Live Local Act height floors do NOT override FAA Part 77 imaginary surfaces. Any residential density increase in AICUZ noise contours requires noise attenuation construction and may be prohibited in APZ-I. — [c§32 CFR 256; c§14 CFR 77; DoD AICUZ program]
- Live Local Act density floor = MU-U 35 du/ac — Crestview's highest residential density is MU-U at 35 du/ac. Under FL Live Local Act (c§166.04151(7)), this becomes the by-right density floor for qualifying affordable projects on C-1, C-2, IN, MU-V, and MU-U zoned parcels citywide. Height floor is MU-U 80 ft (subject to AICUZ/FAA override near Eglin/Duke Field). 20% parking reduction mandatory. — [c§166.04151(7), F.S.]
- Downtown Parking Relaxation — Mixed-use districts in downtown overlay allow shared or off-site parking facilities with reduced on-site requirements. Downtown parking more flexible than suburban commercial districts. — [c§LDC Chapter 4 (Downtown Overlay)]
- Height Transition Zones — Taller structures in C-2 and MU zones require stepdown transitions at edges of residential zones. Prevents visual/shading impact on adjacent single-family areas. — [c§LDC Chapter 4 (transition standards)]
- Activity Center Incentives — Density bonuses available in designated activity center overlays for commercial/mixed-use projects along US-90 / SR-85 / Ferdon Blvd. Encourages clustering and mixed-use integration. — [c§LDC Chapter 4 (Activity Center Overlay)]
- Eglin-driven growth pressure — Crestview is the closest major city to Eglin AFB and serves as a bedroom community for base personnel. Population growth (~28,212 from prior decade baseline) drives Live Local Act and impact-fee cap materiality; FL impact-fee cap (c§163.31801) applies to any Crestview impact-fee increase >12.5%/year. — [c§163.31801, F.S.]
- STR preemption applies — FL c§509.032(7) preempts Crestview from banning short-term rentals in R-1 or R-3 or capping rental frequency/duration. No pre-2011 grandfathered STR ordinance of record. General registration and life-safety compliance permitted. — [c§509.032(7), F.S.]
- Shoal River floodplain exposure — Crestview has significant SFHA exposure along Shoal River tributaries; FEMA Okaloosa County FIRM adoption governs construction elevation and floodway no-rise certification. Substantial-improvement 50% rule applies to flood-damaged rebuilds. — [c§LDC Floodplain Management; FEMA Okaloosa County FIRM]
Formulas
Definitions
- height
- Measured from grade to highest point; rooftop equipment exclusions require verification in Chapter 4. AICUZ height ceilings (Eglin AFB / Duke Field) preempt local maxima near installation approach zones.
- lot_coverage
- Building footprint / lot area; verify accessory structure inclusion.
- far
- Gross floor area / lot area; verify garage and parking structure exclusions.
- du_ac
- Dwelling units per acre; verify gross vs. net acre basis in Chapter 4.
- setback_front
- Distance from property line; verify corner lot and through-lot exceptions.
- setback_side
- Distance from property line per side; varies by zone and lot type.
- setback_rear
- Distance from property line; varies by zone.
- parking
- Spaces per unit or per 1000 SF; verify per-unit vs. per-bedroom basis.
Capacity calculations
- r1_single_family
6 du/ac maximum (7,500 sf minimum lot)- r3_multifamily
18 du/ac maximum (5,000 sf minimum lot)- c1_commercial_local
0.8 FAR, 3.5 parking ratio- c2_commercial_general
1.2 FAR, 4.0 parking ratio- mu_v_village
20 du/ac maximum, 1.1 FAR- mu_u_urban
35 du/ac maximum, 1.8 FAR (jurisdiction-wide density ceiling = Live Local density floor)
Massing explorer
Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.
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Max height
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Max density
— du/ac
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| District | Category | Height | FAR | Coverage | Setbacks | Parking | Density | Min lot | Overlays |
|---|
Sources & references
Primary source
Municode library is a JS-heavy SPA; direct WebFetch often returns shell HTML. Navigation to Chapter 4 dimensional tables may require Chrome MCP. City Planning & Development page links to Municode as canonical LDC viewer.
Secondary sources
Citations
- [1] i
- [2] i
- [3] i
- [4] i
- [5] i
- [6] i
- [7] i
Research status
Publication gates
| primary url present | passed | |
|---|---|---|
| no aggregator cited | passed | |
| confidence tags full form | passed | |
| overlays have parameters trigger confidence | passed | |
| preempt section city specific | passed |
Data quality
55%completeness5 confirmed22 partial35 inferred8 not found
Documented gaps
- Exact setback distances for all districts
- lot coverage percentages for residential districts
- FAR specifications for residential
- parking space standards
- loading zone requirements
- detailed overlay district boundaries (DD, AC polygons)
- AICUZ noise contour polygon extent within Crestview
- Duke Field APZ polygon extent within Crestview
- FEMA FIRM panel effective date
- CRS class if enrolled
- wellfield protection zone geometry
- specific Chapter 4 section references for each dimensional table
- height transition zone mechanics
- density bonus calculation formulas for Activity Center.
Other cities in this state
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