Zoning › Florida › Santa Rosa County › Navarre

Navarre, FL Zoning

No-zoning-zoning. 11 districts · 5 overlays · 6 applicable state preemptions.

Overview

Code type
no-zoning
Naming convention
mixed

Navarre is NOT an incorporated municipality. It is an unincorporated Census Designated Place (CDP) in Santa Rosa County, Florida. Land use is administered by Santa Rosa County via the LDC under Fla. Stat. Ch. 125 (county home rule) and Ch. 163 (comp-plan consistency). The LDC does, however, codify a dedicated suite of NB-prefix districts (Navarre Beach Single Family NB-SF, Medium High Density NB-MHD, Medium Density NB-MD, High Density NB-HD, Commercial NB-C, Hotel NB-H, Planned Mixed Use Development NB-PMUD, Conservation/Recreation NB-Con/Rec, and Utilities NB-U) per LDC §2.02.01. The Navarre Beach peninsula is a leasehold parcel (Santa Rosa County leases the peninsula from Escambia County, originating from the 1949 Florida legislative grant — Laws of Florida 1949, Ch. 24500). The LDC §4.02.09 explicitly conditions all Navarre Beach development on the relevant lease agreement between the leaseholder and Santa Rosa County. base_districts[] is intentionally empty because Navarre itself has no city-scoped districts; county districts applying to Navarre parcels are captured in districts[] with source_jurisdiction='santa-rosa-county-fl'. | naming_convention_raw=n/a ; sub_flags_raw=[unincorporated-cdp, county-jurisdiction-santa-rosa, navarre-beach-prefix-districts, military-adjacent-eglin-east-reservation, military-adjacent-hurlburt-field, military-adjacent-nas-whiting-field, coastal-high-hazard-area, navarre-beach-leasehold, live-local-active]

Worth knowing
  • Navarre is NOT an incorporated municipality. It is a Census Designated Place (CDP) in Santa Rosa County, Florida, with no city council, city manager, city code, or city-level zoning authority. Any land-use decision on a Navarre parcel is a Santa Rosa County decision under the County LDC, NOT a Navarre city decision. Notably, however, the county LDC explicitly codifies a dedicated suite of Navarre Beach (NB-prefix) districts at LDC §2.02.01 — NB-SF, NB-MHD, NB-MD, NB-HD, NB-C, NB-H, NB-PMUD, NB-Con/Rec, NB-U — and a Navarre-Beach-specific development standards section at LDC §4.02.09. So while there is no Navarre city, there IS a Navarre-Beach-specific regulatory layer codified within the county LDC. — [US Census Bureau CDP listing; Santa Rosa County Charter (county home rule under Fla. Stat. Ch. 125); absence of any Navarre city charter filing with the FL Department of State; LDC §2.02.01 codifies NB-prefix districts; LDC §4.02.09 codifies peninsula development standards]
  • Navarre Beach peninsula is a leasehold — Escambia County holds the underlying state grant title (1949 legislative grant), and Santa Rosa County leases the peninsula parcels from Escambia under a long-term interlocal lease. This produces a cross-county title structure unique among FL Gulf-coast unincorporated beach communities. Lot ownership on the peninsula is via long-term leasehold interests rather than fee simple, and LDC §4.02.09.B explicitly conditions all building permission on the relevant lease agreement — LDC permission alone does not establish a property interest. — [Laws of Florida 1949, Ch. 24500; Escambia County–Santa Rosa County interlocal lease; Santa Rosa County LDC §4.02.09.B]
  • The Navarre Beach Commercial Core Area is precisely defined in LDC §7.07.02 as the area beginning approximately 650 feet west of the westerly Navarre Beach Causeway right-of-way and extending westerly to a point approximately 170 feet east of Arkansas Street, bounded by Santa Rosa Sound on the north and the Gulf of Mexico on the south. Inside the Core, NB-HD and NB-PMUD permit 30 du/ac and the height envelope rises to 16 habitable stories plus 1 parking story for NB-C / NB-H / NB-PMUD; outside the Core those same districts cap at 4 (NB-C) or 12 (NB-H) habitable stories. NB-HD is restricted to the Commercial Core only (cannot be applied off the Core). This is the practical density-and-height pivot for any Navarre Beach feasibility analysis. — [LDC §7.07.02 (Commercial Core Area); LDC §2.02.04.B and Table 2.04.02.a (NB-HD limited to Commercial Core); LDC Table 2.05.01.b notes ***** and ******]

+ 6 more in Quirks & notes

Districts

res_mf 3res_sf 2com 2mu 2spec 1ind 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
NB-SFNavarre Beach Single Family (NB-SF)res_sf—[4]35 ft[5]—[6]—[7]1[8]2[9]25[1] / 7.5[2] / 15[3]
NB-MHDNavarre Beach Medium High Density (NB-MHD)spec—[13]—[14]—[15]—[16]4[17]2[18]25[10] / 7.5[11] / 15[12]
NB-MDNavarre Beach Medium Density Residential (NB-MD)res_mf—[22]—[23]0.25[24]—[25]10[26]2[27]30[19] / 15[20] / —[21]
NB-HDNavarre Beach High Density Residential (NB-HD) — Commercial Core onlyres_mf—[31]—[32]0.25[33]—[34]30[35]2[36]30[28] / 15[29] / —[30]
NB-CNavarre Beach Commercial (NB-C)com—[40]—[41]0.25[42]—[43]30[44]2[45]25[37] / —[38] / 25[39]
NB-HNavarre Beach Hotel (NB-H)mu—[49]—[50]—[51]—[52]—[53]2[54]25[46] / —[47] / 25[48]
NB-PMUDNavarre Beach Planned Mixed Use Development (NB-PMUD) — Commercial Core onlymu—[58]—[59]—[60]—[61]30[62]2[63]30[55] / 15[56] / —[57]
R-1Single Family Residential (R-1) — Mainland Navarreres_sf10,890 sf[67]35 ft[68]—[69]—[70]4[71]2[72]25[64] / —[65] / 25[66]
R-2Medium Density Residential (R-2) — Mainland Navarreres_mf4,000 sf[76]45 ft[77]—[78]—[79]10[80]2[81]20[73] / —[74] / 10[75]
HCDHighway Commercial Development (HCD) — Mainland Navarre US-98 Corridorcom—[85]50 ft[86]—[87]—[88]10[89]2[90]50[82] / 5[83] / 25[84]
M-1Restricted Industrial (M-1) — Mainland Navarreind—[94]50 ft[95]—[96]—[97]—[98]2[99]50[91] / 5[92] / 25[93]

Confidence: confirmed partial under review not found

Overlays

NB-CCA
Navarre Beach Commercial Core Area Overlay
SPEC
Santa Rosa County LDC §7.07.02 (Commercial Core Area) and §2.02.02.F (overlay establishment); cross-referenced in Tables 2.04.02.b and 2.05.01.b density/height footnotes

Codified in LDC §7.07.02: 'Commercial Core Area is hereby established and defined as the area beginning approximately 650 feet to the west of the westerly right of way line of Navarre Beach Causeway and extending westerly to a point approximately 170 feet east of the easterly right of way line of Arkansas Street. The Commercial Core Area shall be bounded on the north by Santa Rosa Sound and to the south by Gulf of Mexico. The Commercial Core shall include those parcels within the Navarre Beach Commercial zoning district located east of the easterly right of way of Navarre Beach Causeway and fronting on Santa Rosa Sound.'

NB-PDS
Navarre Beach Peninsula Development Standards (LDC §4.02.09)
SPEC
Santa Rosa County LDC §4.02.09 — codifies peninsula-wide development conditions distinct from mainland LDC standards

All parcels on the Navarre Beach peninsula governed by NB-prefix districts (NB-SF, NB-MHD, NB-MD, NB-HD, NB-C, NB-H, NB-PMUD, NB-Con/Rec, NB-U). Peninsula parcels are leasehold under the lease between Santa Rosa County and Escambia County; LDC §4.02.09.B explicitly conditions all development on the relevant lease agreement.

EAFB-MAZ
Eglin AFB Military Airport Zone (EAFB MAZ) Overlay
MIL
Santa Rosa County LDC Chapter 8 §8.03.00 (Military Airport Zones and Surfaces); enforced via FAA 14 CFR Part 77, DoD Instruction 4165.57, 32 CFR Part 256, and Fla. Admin. Code 28-42

Per LDC §8.03.01.G, EAFB MAZ boundary is depicted on the attached map incorporated as part of the MAZ overlay to the Zoning Map. Per §8.03.01.I, the EAFB Notification Zone encompasses the EAFB MAZ plus an additional area bounded by East Bay River on the north, the Okaloosa County line on the east, Santa Rosa Sound on the south, and a defined western boundary in township 2 South, range 26 west — this notification footprint expressly covers northern Navarre parcels and the Sound-fronting strip. APZ-1, APZ-2, and Clear Zone polygons are mapped within the MAZ.

MAZ-OTHER
Hurlburt Field AICUZ / NAS Whiting Field MAZ Overlay
MIL
Hurlburt Field AICUZ Study under DoD Instruction 4165.57 and 32 CFR Part 256; NAS Whiting Field North/South AICUZ; applied locally via Santa Rosa County LDC §8.03.01.G with NAS Whiting MAZ extending 0.5 mile from each airfield perimeter and encompassing all AICUZ noise zones

Per LDC §8.03.01.G, the Naval Air Station Whiting Field North/South MAZ boundary extends 0.5 mile from each airfield perimeter and encompasses all AICUZ and noise zones. NOLF Spencer / Harold / Santa Rosa / Site X / Pace MAZs likewise extend 0.5 mile. Hurlburt Field is in Okaloosa County across Santa Rosa Sound; its AICUZ noise contour and APZ polygons cross into eastern Navarre and the peninsula's eastern end via the sound-crossing flight pattern. AC-130/MC-130 low-altitude training produces materially higher sound-energy exposure than jet operations at comparable distance.

CHHA-CCCL
Coastal High Hazard Area + CCCL + LDC Floodplain Overlay
ENV
Santa Rosa County LDC Chapter 3 §3.02.00 (Floodplain Management Ordinance, basis = FIS for Santa Rosa County dated November 19, 2021 plus FIRM panels) and §3.05.00 (Coastal Management/Conservation); Santa Rosa County 2040 Comp Plan Coastal Management Element under Fla. Stat. §163.3178; FL DEP Coastal Construction Control Line under Fla. Stat. §161.053; FEMA NFIP VE/AE zones administered under 44 CFR Part 60

Navarre Beach peninsula in its entirety (Category 1 CHHA per Fla. Stat. §163.3178(2)(h)); Santa Rosa Sound-fronting mainland Navarre parcels within FEMA VE/AE zones; Gulf-facing peninsula parcels seaward of the FL DEP CCCL line. LDC §3.02.07.C adopts the FIS for Santa Rosa County dated 2021-11-19 and accompanying FIRM panels as the basis for flood hazard areas. Hurricanes Ivan (2004), Dennis (2005), and Sally (2020) damage history supports the hazard classification. Single-causeway evacuation topology.

State preemptions

FL-Live-Local-Act-SB102-SB328-SB1730applies
Qualifying condition
Navarre is not a municipality — it is an unincorporated CDP. Population of the Navarre CDP ~45,346 (US Census 2020) is a market-context data point but is NOT a qualifying-threshold input because Live Local applies to all Florida counties (and municipalities) regardless of population. Jurisdiction of application for Navarre parcels is Santa Rosa County (pop 198,003 per Census 2022 PEP), so the operative citation is Fla. Stat. §125.01055(7) (counties), which parallels §166.04151(7) (municipalities). Per-parcel trigger: site within Santa Rosa County's LDC HCD / NC / TC-1 / NB-C / NB-H / mixed-use NB-PMUD / M-1 / M-2 (and the LDC's commercial-and-industrial Future Land Use equivalents) AND ≥40% units affordable at or below 120% AMI. Navarre-specific: mainland Navarre HCD corridor along US-98 / Gulf Breeze Pkwy, R-2 multifamily mainland parcels, and any Future Land Use designation MU substrate are eligible. v1 record erroneously cited c§380.06(19) — that is the Development of Regional Impact (DRI) statute, NOT Live Local. v3 confirms c§125.01055(7) as the operative county citation. | citation: c§125.01055(7), F.S. (county parallel to municipal c§166.04151(7)) ; title=Live Local Act (SB 102 / 2023, SB 328 / 2024, SB 1730 / 2025 Home Rule clarifier)
Effect
By-right multifamily at ≥40% affordability. Density floor = highest residential density allowed anywhere in Santa Rosa County's LDC (the highest published residential cap in LDC Table 2.04.02.a is NB-HD at 30 du/ac inside the Commercial Core Area, and NB-PMUD at 30 du/ac; Table 2.04.02.b also caps NB-C inside Commercial Core at 30 du/ac. Off-peninsula, R-3 at 18 du/ac is the highest mainland residential cap. Per Santa Rosa County 2040 Comprehensive Plan FLUM, the highest-density Future Land Use category is the operative LLA reference). Height floor = tallest of (a) highest zoning height within 1 mile, OR (b) tallest existing adjacent building. Mandatory ≥20% parking reduction per SB 328 (2024). Hotel/motel conversion pathway per SB 328. SB 1730 (2025) Home Rule clarifier limits county administrative-review discretion and tightens the objective-building-code test.
FL-Private-Property-Rights-Actapplies
Qualifying condition
Statewide application to all FL local governments including counties. Applies to Santa Rosa County regulatory actions affecting parcels in Navarre. Navarre-specific exposure: Navarre Beach peninsula leasehold parcels, pre-subdivision mainland platted lots from the 1960s-70s Gulf-coast boom era, and CHHA-constrained parcels where development expectation pre-dates hazard mapping. | citation: c§70.001 (Bert Harris co-located) and c§163.3167(8), F.S. ; title=Property Owner Bill of Rights / Private Property Rights Act
Effect
County must conduct property-owner notice and inordinate-burden review before adopting LDC amendments that materially restrict established property rights. Creates procedural check on new amendments to LDC §4.02.09 or §7.07.02 that would downzone peninsula parcels, or new MAZ coordination restrictions on mainland parcels.
FL-Bert-Harris-Actapplies
Qualifying condition
Statewide. Navarre-specific: AICUZ-constrained parcels (where development expectation pre-dates AICUZ mapping), pre-platted mainland subdivisions, and Navarre Beach peninsula leasehold parcels with pre-existing resort entitlements. Hurricane Ivan (2004), Dennis (2005), and Sally (2020) post-storm regulatory tightening creates Bert Harris exposure for parcels where reconstruction rights were curtailed. | citation: c§70.001, F.S. ; title=Bert J. Harris Jr. Private Property Rights Protection Act
Effect
Property owners may claim compensation for regulations that inordinately burden real property. Santa Rosa County must conduct inordinate-burden review before adopting new overlays or downzoning.
FL-STR-Preemptionapplies
Qualifying condition
Statewide. Materially consequential for Navarre given the Navarre Beach vacation-rental economy (Emerald Coast tourism zone). No pre-2011 Santa Rosa County STR-specific ordinance of record identified that would grandfather under the statute's pre-2011 carve-out for Navarre parcels. | citation: c§509.032(7), F.S. ; title=Vacation Rental State Preemption
Effect
County cannot prohibit vacation rentals in any residential district, cannot regulate frequency or duration of rentals. Permitted: registration, life-safety inspection, taxation, noise/parking enforcement of general applicability. Navarre Beach peninsula resort economy relies heavily on this preemption.
FL-Impact-Fee-Caps-HB7103-HB337applies
Qualifying condition
Statewide. Material to Santa Rosa County given post-Hurricane-Sally infrastructure pressure and Navarre-area growth driven by Eglin/Hurlburt/Whiting military workforce housing demand. County impact fees for transportation, schools, parks, law enforcement all constrained. | citation: c§163.31801, F.S. ; title=Impact Fee Increase Caps
Effect
Impact fee increases capped at 12.5%/yr / 25% over 2 yrs / 50% over 4 yrs without extraordinary-circumstance finding + independent study. Requires public workshops.
FL-Building-Code-Preemptionapplies
Qualifying condition
Statewide. Navarre is within the FBC Wind-Borne Debris Region (but NOT High-Velocity Hurricane Zone — HVHZ is Miami-Dade/Broward). Significant post-Sally (2020) reconstruction activity subject to FBC. CCCL-seaward construction additionally subject to Fla. Stat. §161.053 state standards which stack with FBC. LDC §3.02.04 and §3.02.07.F expressly provide that the Floodplain Management Ordinance is administered in conjunction with FBC and the more restrictive of the two governs. | citation: c§553.73, F.S. ; title=Florida Building Code Preemption
Effect
Local technical amendments to FBC limited; structural/wind/energy minima track FBC 2023 (8th edition) + ASCE 7-22. Santa Rosa County cannot impose alternative structural codes.

Adopted building codes

Statewide — FL Building Code 7th ed

IBC
2021 FBC
IRC
2021 FBC
NEC
2020
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Navarre is NOT an incorporated municipality. It is a Census Designated Place (CDP) in Santa Rosa County, Florida, with no city council, city manager, city code, or city-level zoning authority. Any land-use decision on a Navarre parcel is a Santa Rosa County decision under the County LDC, NOT a Navarre city decision. Notably, however, the county LDC explicitly codifies a dedicated suite of Navarre Beach (NB-prefix) districts at LDC §2.02.01 — NB-SF, NB-MHD, NB-MD, NB-HD, NB-C, NB-H, NB-PMUD, NB-Con/Rec, NB-U — and a Navarre-Beach-specific development standards section at LDC §4.02.09. So while there is no Navarre city, there IS a Navarre-Beach-specific regulatory layer codified within the county LDC. — [US Census Bureau CDP listing; Santa Rosa County Charter (county home rule under Fla. Stat. Ch. 125); absence of any Navarre city charter filing with the FL Department of State; LDC §2.02.01 codifies NB-prefix districts; LDC §4.02.09 codifies peninsula development standards]
  • Navarre Beach peninsula is a leasehold — Escambia County holds the underlying state grant title (1949 legislative grant), and Santa Rosa County leases the peninsula parcels from Escambia under a long-term interlocal lease. This produces a cross-county title structure unique among FL Gulf-coast unincorporated beach communities. Lot ownership on the peninsula is via long-term leasehold interests rather than fee simple, and LDC §4.02.09.B explicitly conditions all building permission on the relevant lease agreement — LDC permission alone does not establish a property interest. — [Laws of Florida 1949, Ch. 24500; Escambia County–Santa Rosa County interlocal lease; Santa Rosa County LDC §4.02.09.B]
  • The Navarre Beach Commercial Core Area is precisely defined in LDC §7.07.02 as the area beginning approximately 650 feet west of the westerly Navarre Beach Causeway right-of-way and extending westerly to a point approximately 170 feet east of Arkansas Street, bounded by Santa Rosa Sound on the north and the Gulf of Mexico on the south. Inside the Core, NB-HD and NB-PMUD permit 30 du/ac and the height envelope rises to 16 habitable stories plus 1 parking story for NB-C / NB-H / NB-PMUD; outside the Core those same districts cap at 4 (NB-C) or 12 (NB-H) habitable stories. NB-HD is restricted to the Commercial Core only (cannot be applied off the Core). This is the practical density-and-height pivot for any Navarre Beach feasibility analysis. — [LDC §7.07.02 (Commercial Core Area); LDC §2.02.04.B and Table 2.04.02.a (NB-HD limited to Commercial Core); LDC Table 2.05.01.b notes ***** and ******]
  • Navarre sits between Eglin AFB east reservation (north), Hurlburt Field (east across Santa Rosa Sound in Okaloosa County), and NAS Whiting Field (inland north-northwest). LDC §8.03.00 codifies the Military Airport Zone (MAZ), Military Airport Influence Area (MAIA), and Notification Zone framework directly into the county code. Per LDC Table 8-3, multiple-family residential structures are NOT ALLOWED in Clear Zone, APZ-1, APZ-2, or MAZ — this completely blocks Live Local Act multifamily on parcels within those polygons. Single-family caps at 35' in APZ-1/APZ-2/MAZ. The EAFB Notification Zone is defined by metes and bounds in LDC §8.03.01.I and explicitly extends to Santa Rosa Sound on the south, covering all of mainland Navarre and the peninsula's western edge. Hurlburt Field AC-130/MC-130 training produces materially higher sound-energy exposure than jet operations at comparable distance. FAA 14 CFR Part 77 imaginary surfaces federally preempt local and state density/height on mapped parcels. — [LDC §8.03.00, §8.03.01, §8.03.02, §8.03.03; LDC Table 8-3 and Table 8-4; Eglin AFB AICUZ Study; Hurlburt Field AICUZ Study; DoD Instruction 4165.57; 14 CFR Part 77; 32 CFR Part 256]
  • Entire Navarre Beach peninsula is classified Coastal High Hazard Area (Category 1 CHHA) per Fla. Stat. §163.3178(2)(h) — single-causeway evacuation topology and Gulf-facing exposure. CHHA density-increase restriction can block Live Local Act density floors on peninsula parcels where evacuation clearance analysis demonstrates unacceptable impact. LDC §3.02.07.C adopts the FIS for Santa Rosa County dated November 19, 2021 and accompanying FIRM panels as the basis for flood hazard areas. Hurricanes Ivan (2004), Dennis (2005), and Sally (2020) produced repeated substantial-damage events. LDC Tables 2.05.01.a/b/c impose a 50' shoreline-protection-zone setback for Gulf, Santa Rosa Sound, Escambia Bay, Blackwater Bay, East Bay, and basins/bayous applying to ALL districts. — [Fla. Stat. §163.3178; LDC §3.02.00, §3.02.07.C, §3.05.00; LDC Tables 2.05.01.a/b/c shoreline-protection setback rows; FIS Santa Rosa County 2021-11-19; post-Sally Substantial Damage determinations]
  • v1 record cited FL Stat. §380.06(19) as the Live Local Act preemption authority. §380.06 is the Development of Regional Impact (DRI) statute, NOT Live Local. Correct Live Local citations: §166.04151(7) for municipalities, §125.01055(7) for counties. Because Navarre's jurisdiction is the county, §125.01055(7) is the operative citation here. Same v1 wrong-citation pattern documented across Cape Coral, Jacksonville, Hialeah, Orlando, Fort Walton Beach — systemic FL triplet fabrication pattern. v2 corrected this; v3 retains the correction. — [Fla. Stat. §380.06 (DRI); Fla. Stat. §166.04151(7) (Live Local municipal); Fla. Stat. §125.01055(7) (Live Local county)]
  • Gulf Islands National Seashore abuts the eastern end of the Navarre Beach peninsula. Federal park-boundary buffer constraints apply to adjacent parcels (visual compatibility, dark-sky, wildlife corridor). National Park Service has no veto over adjacent private parcels but Santa Rosa County coordination is expected. — [16 USC §459h (Gulf Islands NS enabling); Santa Rosa County 2040 Comp Plan Coastal Element]
  • Absence of municipal incorporation means the Live Local Act applies via the county-preemption parallel §125.01055(7) rather than the municipal §166.04151(7). The density floor reference is the highest residential density allowed anywhere in Santa Rosa County's Future Land Use Map / LDC — currently 30 du/ac (NB-HD inside Commercial Core, NB-PMUD inside Commercial Core, NB-C inside Commercial Core). That reference parcel may be geographically distant from a given mainland Navarre site (the NB districts are confined to the peninsula) yet still set the floor for that site. This is a meaningful practical difference from LLA-in-an-incorporated-city cases and warrants explicit buyer/developer disclosure. — [Fla. Stat. §125.01055(7); Santa Rosa County LDC Tables 2.04.02.a/b/c; Santa Rosa County 2040 Comprehensive Plan Future Land Use Map]
  • v2 record used 'C-1' and 'IN' as district labels for mainland Navarre commercial and industrial districts. The actual Santa Rosa County LDC commercial district that applies to the US-98 / Gulf Breeze Pkwy mainland Navarre corridor is HCD (Highway Commercial Development) per LDC §2.02.04.C, not 'C-1'; and the actual industrial label is M-1 (Restricted Industrial) or M-2 (General Industrial), not 'IN'. v3 corrects to LDC-canonical district codes. The LDC has no 'C-1' district at all (C-1M is a Marina district, not a generic commercial). NB-C / NB-H / NB-MD / NB-HD / NB-MHD / NB-SF / NB-PMUD codes were correct in v2. — [LDC §2.02.01 (Establishment of Zoning Districts); LDC §2.02.04 (Purpose of Each Zoning District)]

Formulas

Definitions

height
Grade to highest point of structure per Santa Rosa County LDC §2.05.00; on Navarre Beach measured in habitable stories per Table 2.05.01.a (NB-HD) and Table 2.05.01.b (NB-C, NB-H); CCCL-regulated portions of the peninsula additionally measured from the DEP CCCL datum; LDC §8.03.00 imposes 14 CFR Part 77 imaginary surface limits on parcels within Eglin AFB MAZ / NAS Whiting MAZ.
lot_coverage
Maximum Building Footprint percent per LDC Table 2.04.02.a/b — for NB-MD parcels capped at 25%; for NB-HD parcels stepped 25% (1-4 story) / 23% (5-7 story) / 21% (8-9 story) / 19% (over 9 story); for NB-C Commercial Core 25%/23%/21%/19% by story bands; not specified for most mainland districts (controlled via setback + height + lot size).
far
FAR not generally published per residential district in the LDC; intensity primarily controlled via lot-coverage + height + setback + lot-size. PUD/PBD/PID intensity caps apply (LDC §2.04.02.B.3 = 0.75 FAR aggregate non-residential within PUD). LDC §8.03.00 imposes APZ-1 / APZ-2 FAR caps for specific use categories (Wholesale Trade 0.28 APZ-1 / 0.56 APZ-2; Auto/Marine/Aviation Retail 0.14 / 0.28; Lumber 0.20 / 0.40; Hardware/paint 0.12 / 0.24).
du_ac
Dwelling units per gross acre per LDC Table 2.04.02.a — explicit caps: AG-RR 1, AG-1 1/5ac, AG-2 1/15ac, RR-1 2, R-1 4, R-1M 4, R-1A 6, R-2 10, R-2M 10, R-3 18, HR-1 4, HR-2 8, NB-SF 1 per platted lot, NB-MHD 0-4 per platted lot, NB-MD 10, NB-HD 30. Commercial-residential per Table 2.04.02.b — NC 10, HCD 10, TC-1 10, HC-1 8, NB-C 30 inside Commercial Core / 18 outside, C2M 4. NB-PMUD 30 (Commercial Core only).
setback_front
Front property line to nearest building face per LDC Table 2.05.01.a/b — explicit values vary by district (mainland AG-RR/AG-1/AG-2 45'; RR-1/R-1/R-1M/R-1A 25'-20' or 35' on residential collector; R-2/R-2M/R-3 perimeter 25'; NB-SF canal 20' / interior 25' / gulf 30'; NB-MHD 20-30' by lot type; NB-MD 30'; NB-HD 30'; NB-C 25'; NB-H 25'; HC-1 10'; M-1/M-2 50'; PIT 100'). CCCL adds a seaward setback measured from DEP-surveyed line.
setback_side
Side property line to nearest building face per LDC Table 2.05.01.a/b — residential mainland AG/RR/R districts 10% lot width with cap of 15' or 7' for 70-90' lots; NB-SF/NB-MHD canal 7.5' / interior 7.5' / gulf 10'; NB-MD/NB-HD 15' (10% lot width if non-single-family). Commercial NB-C 10% lot, NB-H 10% lot. Mainland C/M side 5' default with 25' adjacent residential.
setback_rear
Rear property line to nearest building face per LDC Table 2.05.01.a/b — most mainland residential 25', R-1A and multifamily 10', R-3 10', HR 3'; NB-SF/NB-MHD canal 15' / interior 15' / gulf 15' / sound 50'; NB-MD/NB-HD 10% lot depth. Commercial NB-C 25', NB-H 25', HC-1 3'.
parking
Per LDC §4.06.02 mainland and §4.06.03 Navarre Beach. Mainland multifamily 2 spaces/unit, 1-bedroom duplex 1.5/unit, drive-up window 6 stacking spaces. Navarre Beach NB-SF 2 spaces/unit; NB-MHD/NB-MD/NB-HD/NB-C residential 1.5 (1 BR) / 2 (2 BR) / 2.5 (3+ BR) per unit. Shoreline protection setbacks 50' apply Gulf and Sound for all districts.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage_from_ldc_district (Master Plan / Commercial Core reduction by story band on NB-HD, NB-MD, NB-C parcels per Table 2.04.02.a/b)
max_gfa_sf
lot_area_sf * far_from_ldc_district (where published — primarily PUD/PBD/PID and AICUZ APZ-restricted use categories)
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
for NB-HD Commercial Core = 16 habitable + 1 parking; outside Commercial Core for NB-HD = 3 habitable + 1 parking per Table 2.05.01.a; subject to LDC §8.03.00 MAZ/APZ override where mapped (35' SFR cap; multifamily prohibited in Clear Zone / APZ-1 / APZ-2 / MAZ per Table 8-3)

Massing explorer

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Setbacks (F / S / R)
— ft
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Parking
— /unit
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Max density
— du/ac
——
Min lot size
— sf
——
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Santa Rosa County Land Development Code
Planning and Zoning Department revision 2025-11-10 · retrieved 2026-04-25

Wave-6 upgrade: bypassed municode SPA by retrieving the canonical LDC PDF directly from the county DocumentCenter (santarosa.fl.gov/DocumentCenter/View/5820). curl with Mozilla UA returned a 7.2 MB PDF (PDF v1.6, 21,688 lines extracted via pdftotext -layout). Same path used for the 2040 Comprehensive Plan policy document (DocumentCenter/View/228). Section-numbered tables 2.04.02.a/b/c, 2.05.01.a/b/c, 2.06.01.a/b/c verified directly. Navarre Beach overlay text §4.02.09 and Commercial Core overlay §7.07.02 verified. Military Airport Zone framework §8.03.00 verified including Table 8-3 height restrictions and EAFB MAZ boundary clause.

Secondary sources
Citations
  1. [1] §2.05.01-SRC-LDC-Table-a
  2. [2] §2.05.01-SRC-LDC-Table-a
  3. [3] §2.05.01-SRC-LDC-Table-a
  4. [4] §2.06.01-SRC-LDC
  5. [5] §2.05.01-SRC-LDC-Table-a
  6. [6] §2.04.02-SRC-LDC-Table-a
  7. [7] u
  8. [8] §2.04.02-SRC-LDC-Table-a
  9. [9] §4.06.03-SRC-LDC
  10. [10] §2.05.01-SRC-LDC-Table-a
  11. [11] §2.05.01-SRC-LDC-Table-a
  12. [12] §2.05.01-SRC-LDC-Table-a
  13. [13] §2.06.01-SRC-LDC
  14. [14] §2.05.01-SRC-LDC-Table-a
  15. [15] §2.04.02-SRC-LDC-Table-a
  16. [16] u
  17. [17] §2.04.02-SRC-LDC-Table-a
  18. [18] §4.06.03-SRC-LDC
  19. [19] §2.05.01-SRC-LDC-Table-a
  20. [20] §2.05.01-SRC-LDC-Table-a
  21. [21] §2.05.01-SRC-LDC-Table-a
  22. [22] §2.06.01-SRC-LDC
  23. [23] §2.05.01-SRC-LDC-Table-a
  24. [24] §2.04.02-SRC-LDC-Table-a
  25. [25] u
  26. [26] §2.04.02-SRC-LDC-Table-a
  27. [27] §4.06.03-SRC-LDC
  28. [28] §2.05.01-SRC-LDC-Table-a
  29. [29] §2.05.01-SRC-LDC-Table-a
  30. [30] §2.05.01-SRC-LDC-Table-a
  31. [31] §2.06.01-SRC-LDC
  32. [32] §2.05.01-SRC-LDC-Table-a
  33. [33] §2.04.02-SRC-LDC-Table-a
  34. [34] u
  35. [35] §2.04.02-SRC-LDC-Table-a
  36. [36] §4.06.03-SRC-LDC
  37. [37] §2.05.01-SRC-LDC-Table-b
  38. [38] §2.05.01-SRC-LDC-Table-b
  39. [39] §2.05.01-SRC-LDC-Table-b
  40. [40] §2.06.01-SRC-LDC
  41. [41] §2.05.01-SRC-LDC-Table-b
  42. [42] §2.04.02-SRC-LDC-Table-b
  43. [43] u
  44. [44] §2.04.02-SRC-LDC-Table-b
  45. [45] §4.06.03-SRC-LDC
  46. [46] §2.05.01-SRC-LDC-Table-b
  47. [47] §2.05.01-SRC-LDC-Table-b
  48. [48] §2.05.01-SRC-LDC-Table-b
  49. [49] §2.06.01-SRC-LDC
  50. [50] §2.05.01-SRC-LDC-Table-b
  51. [51] §2.04.02-SRC-LDC-Table-b
  52. [52] u
  53. [53] §2.04.02-SRC-LDC-Table-b
  54. [54] §4.06.03-SRC-LDC
  55. [55] §2.05.01-SRC-LDC-Table-c
  56. [56] §2.05.01-SRC-LDC-Table-c
  57. [57] §2.05.01-SRC-LDC-Table-c
  58. [58] §2.06.01-SRC-LDC
  59. [59] §2.05.01-SRC-LDC-Table-c
  60. [60] §2.04.02-SRC-LDC-Table-c
  61. [61] u
  62. [62] §2.04.02-SRC-LDC-Table-c
  63. [63] §4.06.03-SRC-LDC
  64. [64] §2.05.01-SRC-LDC-Table-a
  65. [65] §2.05.01-SRC-LDC-Table-a
  66. [66] §2.05.01-SRC-LDC-Table-a
  67. [67] §2.06.01-SRC-LDC-Table-a
  68. [68] §2.05.01-SRC-LDC-Table-a
  69. [69] §2.04.02-SRC-LDC-Table-a
  70. [70] u
  71. [71] §2.02.04.B-SRC-LDC
  72. [72] §4.06.02-SRC-LDC
  73. [73] §2.05.01-SRC-LDC-Table-a
  74. [74] §2.05.01-SRC-LDC-Table-a
  75. [75] §2.05.01-SRC-LDC-Table-a
  76. [76] §2.06.01-SRC-LDC-Table-a
  77. [77] §2.05.01-SRC-LDC-Table-a
  78. [78] §2.04.02-SRC-LDC-Table-a
  79. [79] u
  80. [80] §2.02.04.B-SRC-LDC
  81. [81] §4.06.02-SRC-LDC
  82. [82] §2.05.01-SRC-LDC-Table-b
  83. [83] §2.05.01-SRC-LDC-Table-b
  84. [84] §2.05.01-SRC-LDC-Table-b
  85. [85] §2.06.01-SRC-LDC-Table-b
  86. [86] §2.05.01-SRC-LDC-Table-b
  87. [87] §2.04.02-SRC-LDC-Table-b
  88. [88] u
  89. [89] §2.04.02-SRC-LDC-Table-b
  90. [90] §4.06.02-SRC-LDC
  91. [91] §2.05.01-SRC-LDC-Table-b
  92. [92] §2.05.01-SRC-LDC-Table-b
  93. [93] §2.05.01-SRC-LDC-Table-b
  94. [94] §2.06.01-SRC-LDC-Table-b
  95. [95] §2.05.01-SRC-LDC-Table-b
  96. [96] §2.04.02-SRC-LDC-Table-b
  97. [97] u
  98. [98] §2.04.02-SRC-LDC-Table-b
  99. [99] §4.06.02-SRC-LDC

Research status

Publication gates

primary url presentpassed
no aggregator citedpassed
confidence tags full formpassed
overlays have parameters trigger confidencepassed
preempt section city specificpassed

Data quality

78%completeness47 confirmed4 partial6 inferred2 not found
Documented gaps
  • Hurlburt Field AICUZ contour polygon over Navarre parcels not retrieved at the GIS-layer level — qualitative confirmation only via LDC §8.03.01 and known geography
  • Eglin AFB current AICUZ Study revision date and per-parcel contour mapping not captured at the layer level; LDC text confirms framework
  • FEMA FIRM panel effective date confirmed as 2021-11-19 (FIS) but specific FIRM panel numbers for Navarre Beach not enumerated
  • Santa Rosa County Future Land Use Map highest-density category cell (the Live Local density-floor reference) — comp plan retrieved but FLUM raster identification deferred
  • Specific Maximum Building Footprint percentages for several NB-prefix districts (NB-SF, NB-MHD, NB-H, NB-PMUD) — Table 2.04.02 a/b/c shows blanks for those rows; intensity controlled via setback + height + lot size for those districts

Verification

last_verified_at2026-04-25T00:00:00Z
verifier_specialistverification-pass
verifier_version1.0
verification_resultpassed
atomic_claims_checked52
atomic_claims_passed52
atomic_claims_failed0
failed_claims
verification_notesv3 atomic claims verified directly against the LDC PDF text: (1) NB-prefix district codification at §2.02.01; (2) NB-MD 10 du/ac at Table 2.04.02.a; (3) NB-HD 30 du/ac inside Commercial Core at Table 2.04.02.a and §2.02.04.B; (4) NB-C 30/18 du/ac inside/outside Core at Table 2.04.02.b; (5) NB-C/NB-H 16+1 inside Core / 4+1 or 12+1 outside Core at Table 2.05.01.b notes ***** and ******; (6) Commercial Core Area boundary at §7.07.02 verbatim; (7) §4.02.09 peninsula standards (lease consistency, no mobile homes, sidewalks, 20% landscaped open space); (8) §8.03.01.G EAFB MAZ + NAS Whiting MAZ + NOLF MAZ definitions; (9) Table 8-3 height restrictions for SFR/multifamily/non-residential by zone; (10) §3.02.07.C FIS effective date 2021-11-19; (11) Table 2.05.01.a/b/c 50' shoreline-protection setback for Gulf/Sound/Bays.
narrative_refnarratives/navarre-fl/navarre-2026-04-25-v3.json

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