Overview
Code type
euclidean
Naming convention
mixed
naming_convention_raw=density-prefixed residential (LDR, MDR); use-intensity-suffixed commercial (CG general, CB beach); MX prefix with numeric intensity suffix (MX-1 medium, MX-2 higher); two-letter industrial (IG) ; sub_flags_raw=[small-city-fl-panhandle, military-adjacent-eglin-hurlburt, beach-city-gulf, live-local-active, okaloosa-county]
Worth knowing
- Eglin AFB + Hurlburt Field AICUZ federal overlay constraint — FWB sits between Eglin Reservation (northwest) and Hurlburt Field (directly west across Santa Rosa Sound). Hurlburt Field's 8/26 runway approach and APZ-I/APZ-II footprints extend eastward into western FWB. Eglin AFB AICUZ noise contours extend into northern and northeastern FWB. FAA Part 77 federal airspace preemption constrains local zoning on height — Live Local Act height floors do NOT override FAA Part 77 imaginary surfaces. Residential density increases in AICUZ noise contours require 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 = MX-2 30 du/ac, height reference 100 ft — FWB's highest residential density is MX-2 at 30 du/ac, 100 ft height. Under FL Live Local Act (c§166.04151(7)), these become the by-right density floor and height reference for qualifying affordable projects on CG, CB, IG, MX-1, and MX-2 zoned parcels citywide. Height is subject to AICUZ/FAA Part 77 override near Eglin/Hurlburt. 20% parking reduction mandatory. — [c§166.04151(7), F.S.]
- MX-1 / MX-2 Bonus Density — Density and FAR bonuses available in MX-1 (1.0 FAR to 1.5 FAR; 20 du/ac to 30 du/ac) and MX-2 (30 du/ac to 45 du/ac) with specific design features and affordability restrictions. Preserved from v1. — [c§Chapter 18 (MX bonus tables)]
+ 7 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 |
|---|---|---|---|---|---|---|---|---|---|
| LDR | Low Density Residential | res_sf | — | 35 ft | — | 0.5[1] | — | — | — / — / — |
| MDR | Medium Density Residential | res_mf | — | 45 ft | — | 0.75[2] | — | — | — / — / — |
| CG | Commercial General | com | — | 65 ft | — | 1[3] | — | — | — / — / — |
| CB | Commercial Beach | com | — | 75 ft | — | 1.2[4] | — | — | — / — / — |
| MX-1 | Mixed-Use Medium Intensity | mu | — | 75 ft | — | 1 | — | — | — / — / — |
| MX-2 | Mixed-Use Higher Intensity | mu | — | 100 ft | — | 2 | — | — | — / — / — |
| IG | Industrial General | ind | — | 55 ft | — | 0.8[5] | — | — | — / — / — |
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 AICUZ Study. Triggered where parcels fall within mapped noise contour or APZ footprint. | Portions of FWB north and northeast under Eglin AFB main-base noise contours and approach-path airspace. Eglin Reservation wraps northwest of FWB city limits; base operations generate DNL 65-75 contours extending into northern and eastern FWB parcels per Eglin AICUZ Study.
| 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 MX-1, MX-2, CG, IG |
| 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 |
AICUZ-HURLBURT
Hurlburt Field AICUZ Overlay
SPECMapped APZ-I (inner ~5000 ft x 3000 ft) / APZ-II (outer ~7000 ft x 3000 ft) / Clear Zone (innermost ~3000 ft x 1500 ft) polygons from Hurlburt Field AICUZ study; parcel-in-polygon test. FAA Part 77 50:1 approach slope from runway end creates height ceiling tied to runway elevation. | Western FWB parcels, Santa Rosa Sound shoreline, and portions of western FWB under Hurlburt Field 8/26 runway approach / transitional surfaces; APZ-I / APZ-II footprints extend eastward from Hurlburt runway ends into FWB city limits.
| clear_zone_prohibition | Clear Zone — non-residential, low-intensity uses only; effectively non-developable for structures |
|---|---|
| apz_1_restrictions | APZ-I — low-intensity industrial/warehouse acceptable; residential, hospitals, schools, churches, theaters prohibited or strongly discouraged |
| apz_2_restrictions | APZ-II — residential allowed at low density (<=2 du/ac typical DoD guidance); concentrated use sensitive receptors discouraged |
| height_restriction_faa_part77 | 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; LLA height floors do NOT override Part 77 |
| noise_attenuation_construction | STC 25-30+ construction required for residential and noise-sensitive uses in DNL 65-75 contours |
DT
Downtown Mixed-Use Overlay
SPECMapped on city zoning map as 'DT' or 'Downtown Mixed-Use' overlay; Chapter 18 overlay designation. Triggered when parcel falls within mapped downtown overlay polygon. | FWB historic downtown core along Miracle Strip Parkway / US-98 and Eglin Parkway corridors; exact boundary defined on official zoning map.
| mixed_use_permitted | Allowed uses: residential, commercial, office, mixed-use development (vertical integration permitted) |
|---|---|
| setback_modification | Setback addition of +5 ft vs. base to reduce pedestrian conflict at sidewalk edge per v1 extraction — exact direction (addition to front vs. reduction of other) deferred to direct Chapter 18 retrieval |
| height_modification | Height multiplier of -0.05 (v1 extraction) applied to base max height to preserve downtown character — i.e., downtown-overlay-adjusted height floor slightly below base; deferred to direct Chapter 18 retrieval |
| shared_parking | Shared parking facilities and pedestrian connections among buildings permitted; reduced on-site minimum ratios vs. base C/MU |
| pedestrian_orientation | Ground-floor activation requirements; primary entrances to street; limited curb cuts |
CHHA
Coastal High Hazard Area Overlay
SPECMapped CHHA polygon per FWB Comprehensive Plan + FEMA V-zone per current FIRM panels for Okaloosa County + CCCL as set by FDEP. Parcel-in-polygon test. | Santa Rosa Sound shoreline of FWB; Okaloosa Island barrier-island-adjacent parcels (to the extent within FWB limits); FEMA V-zone (velocity / Gulf-surge) and CCCL-seaward parcels.
| density_restriction | Residential density increases in CHHA subject to hurricane evacuation analysis and concurrency finding; density reductions preferred in CHHA per comp plan policy |
|---|---|
| construction_standards | Seaward of CCCL, FL Building Code Coastal Construction provisions apply: elevated pile/column foundations, flood-resistant materials, wind-load ASCE 7 design |
| evacuation_clearance | New development in CHHA must demonstrate compatibility with hurricane evacuation clearance times (FL Comp Plan policy) |
| public_expenditure_limit | Public infrastructure expenditure in CHHA subject to heightened review per c§163.3178(8) |
| insurance_requirement | Flood insurance mandatory; V-zone rates significantly higher than A-zone |
HD
Historic District / Heritage Area Overlay
SPECMapped on city zoning map as historic overlay; Chapter 18 overlay designation. Triggered when parcel falls within mapped historic district polygon. | Heritage Park and surrounding blocks in FWB downtown core; specific overlay boundary defined in Chapter 18 / city historic preservation ordinance; exact polygon deferred to direct retrieval.
| design_review | Exterior modifications, new construction, and demolition subject to Historic Preservation Board review for compatibility with district character |
|---|---|
| demolition_delay | Demolition of contributing structures typically subject to delay period and review |
| setback_character | Setback modifications consistent with historic district character (often reduced or context-sensitive) |
| signage_controls | Enhanced signage standards reflecting historic 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 Santa Rosa Sound shoreline (AE, VE for surge-exposed parcels), inland tributaries and drainage ways throughout FWB; extensive V-zone coverage along Okaloosa Island-adjacent parcels.
| base_flood_elevation_plus_freeboard | Lowest-floor elevation at or above Base Flood Elevation (BFE) + freeboard (typically +1 ft minimum per FL Building Code; FWB may adopt higher in post-Sally updates) |
|---|---|
| v_zone_pile_foundation | V-zone (Gulf-surge) construction requires elevated pile/column foundation; breakaway walls below 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 |
| no_rise_certification | Development in floodway requires engineered no-rise certification (zero rise in BFE) |
State preemptions
Qualifying condition
Applies to all FL municipalities regardless of population (FWB pop ~20,922). Per-parcel trigger: site zoned CG, CB, IG, MX-1, or MX-2 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 = MX-2 30 du/ac (the highest residential density allowed in FWB); height floor = MX-2 100 ft (the tallest zoning height within jurisdiction, subject to Eglin AFB and Hurlburt Field AICUZ/FAA Part 77 height ceilings); mandatory >=20% parking reduction (SB 328 2024); hotel/motel conversion pathway available (material given older US-98 beach-motel inventory); city cannot deny qualifying projects or impose non-building-code conditions.
FL-STR-Preemptionapplies
Qualifying condition
Statewide. No pre-2011 FWB STR-specific ordinance of record identified; general residential districts cannot be use-banned or frequency-capped. Material given FWB beach-tourism economy and proximity to Okaloosa Island. | citation: c§509.032(7), F.S.
Effect
FWB cannot prohibit STRs in LDR or MDR 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 FWB given Eglin AFB + Hurlburt Field-driven growth, Okaloosa County tourism expansion, and post-Hurricane Michael (2018) / Sally (2020) rebuild pressure. | 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. FWB-specific exposures: pre-platted mid-20th-century beach-support-era subdivisions along US-98 corridor; Santa Rosa Sound waterfront lots with pre-CCCL expectations; Okaloosa Island parcels inherited from county with divergent expectation baselines; AICUZ-constrained parcels (particularly west-side parcels under Hurlburt Field 8/26 runway approach) where development expectation pre-dates AICUZ mapping. | citation: c§70.001, F.S.
Effect
Any new overlay, downzoning, CCCL tightening, 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 FWB for wind-borne-debris region (coastal panhandle), CCCL-adjacent coastal construction (FL Building Code Coastal Construction provisions apply seaward of CCCL), Eglin/Hurlburt-adjacent construction subject to DoD unified facility criteria, and seasonal hurricane exposure (Michael 2018 / Sally 2020). | 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 + Hurlburt Field AICUZ federal overlay constraint — FWB sits between Eglin Reservation (northwest) and Hurlburt Field (directly west across Santa Rosa Sound). Hurlburt Field's 8/26 runway approach and APZ-I/APZ-II footprints extend eastward into western FWB. Eglin AFB AICUZ noise contours extend into northern and northeastern FWB. FAA Part 77 federal airspace preemption constrains local zoning on height — Live Local Act height floors do NOT override FAA Part 77 imaginary surfaces. Residential density increases in AICUZ noise contours require 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 = MX-2 30 du/ac, height reference 100 ft — FWB's highest residential density is MX-2 at 30 du/ac, 100 ft height. Under FL Live Local Act (c§166.04151(7)), these become the by-right density floor and height reference for qualifying affordable projects on CG, CB, IG, MX-1, and MX-2 zoned parcels citywide. Height is subject to AICUZ/FAA Part 77 override near Eglin/Hurlburt. 20% parking reduction mandatory. — [c§166.04151(7), F.S.]
- MX-1 / MX-2 Bonus Density — Density and FAR bonuses available in MX-1 (1.0 FAR to 1.5 FAR; 20 du/ac to 30 du/ac) and MX-2 (30 du/ac to 45 du/ac) with specific design features and affordability restrictions. Preserved from v1. — [c§Chapter 18 (MX bonus tables)]
- Coastal High Hazard Area scrutiny (CHHA) — FL Growth Management Act c§163.3178(8) requires FWB Comprehensive Plan to designate CHHA for Category 1 surge-exposed parcels along Santa Rosa Sound and Okaloosa Island-adjacent zones. Density increases in CHHA subject to hurricane evacuation clearance analysis. V-zone construction requires elevated pile/column foundation. — [c§163.3178(8), F.S.]
- Waterfront Rear Setback (mean high water line) — Rear yard setback for waterfront lots measured to the mean high water line rather than property line. Preserved from v1 (originally cited v1 § 4.00.02(A); Chapter 18 section number deferred to direct retrieval). Material for FWB's extensive Santa Rosa Sound frontage. — [c§Chapter 18 (waterfront setback section); v1 § 4.00.02(A) legacy numbering]
- Eave Overhang Rule — Eave overhangs shall not exceed 3 feet and must maintain minimum 8 feet clearance from ground level. Preserved from v1. — [c§Chapter 18 (accessory structure section); v1 § 4.00.02(B) legacy numbering]
- Lot-of-Record Setback Modification — Residentially zoned lots of record may have reduced side yard setbacks (minimum 5 feet or 10% lot width, whichever is greater). Preserved from v1. — [c§Chapter 18 (nonconforming lots section); v1 § 4.00.02(C) legacy numbering]
- STR preemption applies — FL c§509.032(7) preempts FWB from banning short-term rentals in LDR or MDR or capping rental frequency/duration. No pre-2011 grandfathered STR ordinance of record. General registration and life-safety compliance permitted. Material given beach-tourism economy. — [c§509.032(7), F.S.]
- Eglin/Hurlburt-driven growth pressure — FWB is directly adjacent to Eglin AFB and Hurlburt Field; the local economy is military-support plus Gulf-coast tourism. Population ~20,922. FL impact-fee cap (c§163.31801) applies to any FWB impact-fee increase >12.5%/year — material given post-Sally (2020) / Michael (2018) rebuild pressure. — [c§163.31801, F.S.]
- Indian Temple Mound NHL downtown anchor — The Indian Temple Mound (pre-contact Mississippian platform mound, ~800-1500 CE) downtown is a National Historic Landmark and the defining historic asset of FWB. Heritage Park district surrounds it and is the primary FWB historic preservation area. — [c§Chapter 18 (historic section); NHL designation]
Formulas
Definitions
- height
- Measured from grade to highest point of structure. AICUZ height ceilings (Eglin AFB / Hurlburt Field) preempt local maxima near installation approach zones; FAA 14 CFR Part 77 imaginary surfaces apply regardless of local adoption.
- 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 gross acre; verify gross vs. net acre basis in Chapter 18.
- setback_front
- Front property line to nearest building face; corner lot and through-lot exceptions apply.
- setback_side
- Side property line to nearest building face; varies by zone and lot type.
- setback_rear
- Rear property line to nearest building face. For waterfront lots, measured to mean high water line per v1 Chapter 4 quirk (preserved; verify under Chapter 18).
- parking
- Spaces per dwelling unit unless noted per 1,000 SF; verify per-unit vs. per-bedroom basis.
Capacity calculations
- max_footprint_sf
lot_area_sf * lot_coverage- max_gfa_sf
lot_area_sf * far- buildable_width_ft
lot_width_ft - setback_side_ft * 2- buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft- max_stories_approx
max_height_ft / 10- mx_2_urban
30 du/ac maximum, 2.0 FAR, 100 ft max height (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.
Sort by
Max height
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Min lot size
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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 and may 403 on scripted fetch. Navigation to Chapter 18 dimensional tables typically requires Chrome MCP. FWB zoning consolidated under Chapter 18 of Code of Ordinances with related Land Development Code provisions; v1 'Chapter 4' reflected legacy numbering prior to Municode re-consolidation.
Secondary sources
Citations
- [1] i
- [2] i
- [3] i
- [4] i
- [5] 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%completeness3 confirmed28 partial35 inferred5 not found
Documented gaps
- Exact setback distances for all districts (v1 had implausible uniform 25 ft side setbacks — revised to comparator values pending direct Chapter 18 retrieval)
- lot coverage percentages
- FAR specifications for residential and commercial
- parking space standards
- loading zone requirements
- detailed overlay district boundaries (DT, HD, CHHA polygons)
- AICUZ noise contour extent within FWB
- Hurlburt Field APZ polygon extent within FWB
- FEMA FIRM panel effective date
- CCCL as-set coordinates
- CRS class if enrolled
- specific Chapter 18 section references for each dimensional table
- historic district polygon
- transition height zones
- density bonus calculation formulas for MX-1 and MX-2.
Other cities in this state
Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.