HomeMy Public PortalAbout01032023 Planning and Development Board Agenda Packet
PLANNING AND DEVELOPMENT BOARD AGENDA
REGULAR MEETING
COUNCIL CHAMBERS
January 3, 2023
6:00 P.M.
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submit questions on any agenda item in advance (by 3:00 p.m. the day of the meeting to cityclerk@cityofcrestview.org.
1 Call to Order
2 Pledge of Allegiance
3 Approve Agenda
4 Public Opportunity to speak on Agenda items
5 Consent Agenda
5. 1. Approval of December 5, 2022 minutes
6 Ordinance on 1st reading/ Public Hearing
6. 1. Ordinance 1915 - Amending Chapter 6 of the Land Development Code
7 Ordinances
8 Final Plats and PUDS
9 Special Exceptions, Variances, Vacations and Appeals
10 Action Items
11 Director Report
11. 1. Director's Update
12 Comments from the Audience
13 Adjournment
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Page 1 of 37
CITY OF CRESTVIEW Item # 5.
Staff Report
PLANNING AND DEVELOPMENT BOARD
MEETING DATE: January 3, 2023
TYPE OF AGENDA ITEM: Action Item
TO: Planning and Development Board
CC: City Manager and City Attorney
FROM: Community Development Services
DATE: 12/19/2022
SUBJECT: 1. Approval of December 5, 2022 minutes
BACKGROUND:
Routine approval of minutes.
DISCUSSION:
Minutes were disbursed prior to the meeting.
GOALS & OBJECTIVES
This item is consistent with the goals in A New View Strategic Plan 2020 as follows;
Foundational- these are the areas of focus that make up the necessary foundation of a successful local
government.
Financial Sustainability- Achieve long term financial sustainability
Organizational Capacity, Effectiveness & Efficiency- To efficiently & effectively provide the highest quality of
public services
Infrastructure- Satisfy current and future infrastructure needs
Communication- To engage, inform and educate public and staff
Quality of Life- these areas focus on the overall experience when provided by the city.
Community Character- Promote desirable growth with a hometown atmosphere
Safety- Ensure the continuous safety of citizens and visitors
Mobility- Provide safe, efficient and accessible means for mobility
Opportunity- Promote an environment that encourages economic and educational opportunity
Play- Expand recreational and entertainment activities within the City
Community Culture- Develop a specific identity for Crestview
FINANCIAL IMPACT
n/a
RECOMMENDED ACTION
Staff respectfully requests a motion to approve the December 5, 2022 minutes.
Page 2 of 37
Attachments
1. 1252022 Planning and Development Board Minutes
Page 3 of 37
1 | Page
PLANNING AND DEVELOPMENT BOARD
Regular Meeting Minutes - Draft
December 5, 2022
6:00 p.m.
1 Call to Order
Chair Mike Roy called the Regular Meeting of the Crestview Planning and Development
Board to order at 6:00 p.m. Members present: Mario Werth, Vice Chair, Michael Gilbert,
Ellis Conner, and alternates Bryan Follmar and Shannon Hayes. Also present were Deputy
City Clerk Natasha Peacock, City Attorney Jonathan Holloway, and staff members. Board
member Malcolm Haynes was excused.
2 Pledge of Allegiance
The Pledge of Allegiance was led by Chair M. Roy.
3 Approve Agenda
Chair M. Roy called for action.
Motion by Board member Ellis Conner and seconded by Board member Bryan Follmar to
approve the agenda, as presented.
Roll Call: Ayes: Ellis Conner, Michael Roy, Michael Gilbert, Mario Werth, Bryan
Follmar; Nays: None All ayes. Motion carried.
4 Public Opportunity to speak on Agenda items
5 Consent Agenda
Chair M. Roy called for action.
Motion by Board member Ellis Conner and seconded by Board member Bryan Follmar to
approve the Consent Agenda, as presented.
Roll Call: Ayes: Ellis Conner, Michael Roy, Michael Gilbert, Mario Werth, Bryan
Follmar. Nays: None All ayes. Motion carried.
Chair M. Roy welcomed Shannon Hayes to the Board.
5. 1. Approval of minutes of November 7, 2022
5. 2. Introduction of Shannon Hayes as an alternate
6 Ordinance on 1st reading/ Public Hearing
6. 1. Ordinance 1912 - Highway 90 West Annexation
Senior Planner Nicholas Schwendt presented Ordinance 1912 - Highway 90 West
Annexation to the Planning Board and asked the Deputy City Clerk to read the
ordinance. He mentioned the zoning requested is mixed use. He went over the
mailings, postings, and advertising per State Statute.
Page 4 of 37
Deputy City Clerk N. Peacock read the Ordinance by Title: An Ordinance Annexing
to the City of Crestview, Florida, ± 542.53 Acres of Contiguous Lands Located In
Section 13, Township 3 North, Range 24 West, and In Section 14, Township 3
North, Range 24 West, and Being Described As Set Forth Herein; Providing For
Authority; Providing For Land Description; Providing For Boundary; Providing For
Land Use and Zoning Designation; Providing for Amendment to the Base, Land Use
and Zoning Maps; Providing For A Comprehensive Plan Amendment; Providing For
Filing With the Clerk of Circuit Court of Okaloosa County, the Chief Administrative
Officer of Okaloosa County and the Florida Department of State; Providing For
Severability; Providing For Scrivener’s Errors; Providing For Liberal Interpretation;
Providing For Repeal of Conflicting Codes and Ordinances; and Providing For an
Effective Date.
Chair M. Roy called for comment from the Board.
Chair M. Roy called for comment from the audience.
Dixie Powell came forward expressing support of the project and appreciated
consideration.
Linda Coleman is a pastor at a church off of Highway 90 and voiced concern,
however, City Attorney J. Holloway stated the property is not part of the annexation.
Samuel Denning had a concern regarding what could be built in the area.
Chair M. Roy called for action.
Motion by Board member Bryan Follmar and seconded by Board member Mario
Werth to recommend the City Council adopt and approve Ordinance 1912.
Roll Call: Ayes: Ellis Conner, Michael Roy, Michael Gilbert, Mario Werth, Bryan
Follmar. Nays: None. All ayes. Motion carried.
6. 2. Ordinance 1913 - Highway 90 West Comprehensive Plan Amendment
Senior Planner Nicholas Schwendt presented Ordinance 1913 - Highway 90 West
Comprehensive Plan Amendment to the Planning Board and asked the Deputy City
Clerk to read the ordinance.
Deputy City Clerk Natasha Peacock read the Ordinance by Title: An Ordinance of
the City of Crestview, Florida, Amending Its Adopted Comprehensive Plan;
Providing For Authority; Providing For Findings of Fact; Providing For Purpose;
Providing For Changing the Future Land Use Designation From Okaloosa County
Agriculture and Rural Residential to Mixed Use (Mu) on Approximately 542.53
Acres, More or Less, In Section 13, Township 3 North, Range 24 West, And In
Section 14, Township 3 North, Range 24 West; Providing For Future Land Use Map
Amendment; Providing For Severability; Providing For Scrivener’s Errors; Providing
For Liberal Interpretation; Providing For Repeal of Conflicting Codes and
Ordinances; and Providing For an Effective Date.
Page 5 of 37
Chair M. Roy called for comment from the Board.
Chair M. Roy called for comment from the audience.
Chair M. Roy called for action.
Motion by Board member Ellis Conner and seconded by Board member Bryan
Follmar to recommend the City Council adopt and approve Ordinance 1913.
Roll Call: Ayes: Ellis Conner, Michael Roy, Michael Gilbert, Mario Werth, Bryan
Follmar. Nays: None. All ayes. Motion carried.
6. 3. Ordinance 1914 - Highway 90 West Rezoning
City Attorney Jonathan Holloway swore in Mr. Schwendt for the quasi-judicial part
of the meeting.
Senior Planner N. Schwendt stated this is the first reading and public hearing of
Ordinance 1914 Highway 90 West Rezoning and asked the Deputy City Clerk to read
the ordinance.
Deputy City Clerk N. Peacock read the Ordinance by Title: An Ordinance of the City
of Crestview, Florida, Providing For the Rezoning of 542.53 Acres, More Or Less, of
Real Property, Located In Section 13, Township 3 North, Range 24 West, and In
Section 14, Township 3 North, Range 24 West, From the Okaloosa County
Agriculture and Residential Rural Zoning Districts to the Mixed Use (Mu) Zoning
District; Providing For Authority; Providing For the Updating of the Crestview
Zoning Map; Providing For Severability; Providing For Scrivener’s Errors;
Providing For Liberal Interpretation; Providing For Repeal of Conflicting Codes and
Ordinances; and Providing For an Effective Date.
Chair M. Roy called for comment from the Board.
Board member E. Conner expressed concern about flooding. Senior Planner N.
Schwendt stated the area contains wetlands. The Code has a 25-foot setback, and the
building code has specific requirements for any buildings, and this would be taken
into consideration upon receipt of a development order. He added that if any other
zoning was submitted, it would have to come back before the Board.
Phyllis Enzor came forward to request a definition of mixed use, and Senior Planner
N. Schwendt said it would be small shops and restaurants. The list could be emailed
to anyone who requested it.
Chair M. Roy called for comment from the audience.
Chair M. Roy called for action.
Motion by Board member Bryan Follmar and seconded by Board member Mario
Page 6 of 37
Werth to recommend the City Council adopt and approve Ordinance 1914.
Roll Call: Ayes: Ellis Conner, Michael Roy, Mario Werth, Michael Gilbert, Bryan
Follmar. Nays: None. All ayes. Motion carried.
7 Ordinances - Nothing brought forward.
8 Final Plats and PUDS - - Nothing brought forward.
9 Special Exceptions, Variances, Vacations and Appeals - - Nothing brought forward.
10 Action Items - - Nothing brought forward.
11 Director Report
11. 1. Director's Update
Senior Planner N. Schwendt went over development orders site improvements at the
FPL yard at 1655 S Ferdon Boulevard, and Princeton Grove, a 107-unit senior adult
living apartment development located at the corner of Aplin Road and Patriot Lane.
He mentioned we have not received any final plats. He added we have two new
applications for Cherry Brooke Estates, which is a proposed 110 lot subdivision
located on an approximately 57-acre site south of Garrett Pit Road and west of Point
Center Road, as well as White Wolf Run, which is a proposed 332 lot subdivision
located on an approximately 116-acre parcel west of Jones Road.
12 Comments from the Audience
Chair M. Roy called for comment.
13 Adjournment
Chair M. Roy adjourned the meeting at 6:22 p.m.
Minutes approved on ________ day of ___________ 2022.
__________________________
Chair M. Roy
ATTEST:
______________________________
Minutes taken by
Natasha Peacock, Deputy City Clerk
On behalf of
_______________________________
Maryanne Schrader, City Clerk
Proper notice having been duly given
Page 7 of 37
CITY OF CRESTVIEW Item # 6.
Staff Report
PLANNING AND DEVELOPMENT
BOARD MEETING DATE: January 3, 2023
TYPE OF AGENDA ITEM: PDB 1st Reading
TO: Planning and Development Board
CC: City Manager and City Attorney
FROM: Community Development Services
DATE: 12/28/2022
SUBJECT: 1. Ordinance 1915 - Amending Chapter 6 of the Land Development Code
BACKGROUND:
Since the adoption of the new City of Crestview Land Development Code in February 2021, staff has routinely
made amendments to the code about every 6 months to better suit new development concepts and further
improve on existing development standards.
DISCUSSION:
The changes in this amendment of the land development code largely apply to commercial developments,
though some may also be applicable to multi-family residential developments. The amendments are primarily
concerned with setback requirements and building height provisions.These changes include:
• Section 6.00.03 - Revising building height compatibility requirements to be more easily measurable and
applicable, reflecting the number of stories in the measurement, rather than the exact structure height
measurement, which may not be easily accessible or easily determined. Additionally, the compatibility
buffer requirement was changed to be measured from the structure itself rather than the property line.
• Sections 6.02.04 and 6.02.05 were moved under a new Section 6.04.00, which was created to
specifically contain the overlay district standards. They were previously under the mixed use section.
• Section 6.03.01 was amended to reduce various setback requirements in commercial zones. Upon
review of a number of parcels, staff determined that the previously required setbacks could significantly
hinder potential development on smaller properties with multiple frontages, which are especially
prevalent within our downtown area, where new development and redevelopment is encouraged. The
proposed setbacks keep the same front setback on major arterial roads, such as Highway 85 or 90, but
reduce the setback on other collector or local roads by half. This will allow for more developable area
on any given site, while maintaining a consistent front setback along a given roadway, based on its
classification. Additionally, the side and rear setbacks for commercial zones were reduced, as any
required adjacent use landscape buffer, per Section 6.08.09, will still provide for setbacks from other
zoning and uses, but where the zoning is the same, the proposed setback of 5 feet would be the
minimum. This would allow for more development options when developing in areas that are
predominantly commercial.
• The new Section 6.04.01, which includes development standards for the Downtown Overlay District
(DOD), was amended to remove a required 5' setback from any alley within the DOD. Staff determined
Page 8 of 37
that almost every alley within the overlay district has at least one building that violates this setback
already. Additionally, staff could not determine any additional benefits that the setback would provided.
The Chapter amendments have been included in the attached 'Attachment 1' with a summary of only the
modifications in the 'Amended Sections Only' attachment.
GOALS & OBJECTIVES
This item is consistent with the goals in A New View Strategic Plan 2020 as follows;
Foundational- these are the areas of focus that make up the necessary foundation of a successful local
government.
Financial Sustainability- Achieve long term financial sustainability
Organizational Capacity, Effectiveness & Efficiency- To efficiently & effectively provide the highest quality of
public services
Quality of Life- these areas focus on the overall experience when provided by the city.
Community Character- Promote desirable growth with a hometown atmosphere
Safety- Ensure the continuous safety of citizens and visitors
Opportunity- Promote an environment that encourages economic and educational opportunity
Community Culture- Develop a specific identity for Crestview
FINANCIAL IMPACT
This item will not result in any direct financial impact.
RECOMMENDED ACTION
Staff respectfully requests a motion to recommend the City Council approve Ordinance 1915 on 1st Reading.
Attachments
1. Attachment 1
2. Amended Sections Only
Page 9 of 37
ORDINANCE: 1915
AN ORDINANCE AMENDING CHAPTER 6 – DEVELOPMENT
STANDARDS, OF THE CITY OF CRESTVIEW LAND DEVELOPMENT
CODE; PROVIDING FOR SEVERABILITY; PROVIDING FOR
SCRIVENER’S ERRORS; PROVIDING FOR LIBERAL
INTERPRETATION; PROVIDING FOR REPEAL OF CONFLICTING
CODES AND ORDINANCES; AND PROVIDING FOR AN EFFECTIVE
DATE.
BE IT ORDAINED BY THE CITY COUNCIL OF CRESTVIEW, FLORIDA AS FOLLOWS:
SECTION 1 – AUTHORITY. The authority for enactment of this ordinance is section 166.041, Florida
Statutes, and The City of Crestview Land Development Code.
SECTION 2 – LAND DEVELOPMENT CODE AMENDMENT. Chapter six of the Land Development Code
is amended to revise various development standards pertaining to commercial and multi-family residential
development, as attached hereto and incorporated herein (Attachment 1).
SECTION 3 – SEVERABILITY. If any word, phrase, sentence, paragraph or provision of this ordinance or
the application thereof to any person or circumstance is held invalid or unconstitutional, such finding shall not
affect the other provisions or applications of this ordinance which can be given effect without the invalid or
unconstitutional provision or application, and to this end the provisions of this ordinance are declared severable.
SECTION 4 – SCRIVENER’S ERRORS. The correction of typographical errors which do not affect the intent
of this Ordinance may be authorized by the City Manager or the City Manager’s designee, without public
hearing, by filing a corrected or re-codified copy with the City Clerk.
SECTION 5 – ORDINANCE TO BE LIBERALLY CONSTRUED. This Ordinance shall be liberally
construed in order to effectively carry out the purposes hereof which are deemed not to adversely affect public
health, safety, or welfare.
SECTION 6 – REPEAL OF CONFLICTING CODES, ORDINANCES, AND RESOLUTIONS. All
Charter provisions, codes, ordinances and resolutions or parts of charter provisions, codes, ordinances and
resolutions or portions thereof of the City of Crestview, in conflict with the provisions of this Ordinance are
hereby repealed to the extent of such conflict.
SECTION 7 – EFFECTIVE DATE. This ordinance shall take effect immediately upon its adoption.
Passed and adopted on second reading by the City Council of Crestview, Florida on the 23rd day of January,
2023.
ATTEST:
_____________________________________
Maryanne Schrader
City Clerk
Page 10 of 37
Approved by me this 23rd day of January, 2023.
______________________________________
J. B. Whitten
Mayor
Page 11 of 37
CHAPTER 6
DEVELOPMENT STANDARDS
6.00.00 - GENERALLY
6.00.01 - Applicability
A. The purpose of this chapter is to provide development standards applicable to all development activity within
the City. Subdivisions, new land uses and structures, and alterations to existing land uses and structures shall
be designed, constructed, and established in compliance with the development standards for the applicable
zoning district and the development standards for all zoning districts as set forth in this chapter.
B. Infrastructure Standards for roads and streets, sanitary sewer, potable water, stormwater drainage, solid waste
and natural groundwater aquifers shall be found in the Crestview Engineering Standards Manual.
6.00.02 - Measurements
A. Lot Width and Lot Frontage.
1. Lot width is the horizontal distance between side lot lines measured at the intersection of the front setback
and the side lot lines.
Figure 6.00.02 (A). Lot Width
2. Lot frontage is the property line affronting a right-of-way.
a. Minimum lot frontage for residential zoned property shall be forty (40) feet, except for flag lots.
B. Setbacks and yards.
1. Setbacks are measured as the shortest distance from the face of the exterior building wall to the property
line.A yard is the space from the property line or right of way line to the vertical face of a building.
2. The rear yard setback for any waterfront lot is measured to the mean high-water line.
3. Eave overhangs of the primary structure shall meet the specifications and requirements of the current
Florida Building Code.
a. Eave overhangs of equal to or less than the limits of the Florida Building Code shall not be included as
a main part of any building.
b. No eave overhang shall be closer than three (3) feet from any property line.
c. The City Building Official may provide additional requirements.
Style Definition: LDC Paragraph
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Figure 6.00.02 (B). Setbacks and Yards
C. Specific measurement requirements for flag lots.
1. The design requirements for platting flag lots are set forth in Section 6.07.00(C).
2. A flag lot is exempt from the frontage requirements set forth in this LDC, provided that the width of the
pole or access portion of the lot is not less than twenty-five (25) feet.
3. The maximum length of the pole portion of the lot, measured from the right-of-way to the end of the pole
at the point of connection to the flag is 150 feet.
4. The setbacks for a flag lot are measured for the flag portion of the lot, excluding the pole portion of the lot.
D. The impervious surface ratio is calculated by dividing the total of all impervious surfaces on the lot by the total
lot area. Water bodies are impervious surfaces.
E. Building height
1. Building height is measured from the top of the floor at the finished floor elevation to the eave of the
highest habitable floor.
2. Calculation of maximum building height shall not include the roof above the eave of the highest habitable
floor.
3. Calculation of maximum building heights shall not include water towers, utility facility, or appurtenances or
attachments such as chimneys, elevator shafts, antennas, decorative architectural features, steeples, air
conditioning equipment enclosures, cupolas, weather vanes, and other similar building features. All
appurtenances or attachments which are exempt for purposes of calculating the maximum height shall not
be habitable. In certain zoning districts, it may be necessary to calculate the height of a building from mean
sea level in order to determine compatibility with the Eglin Air Force Base mission, in which case
appurtenances shall also be considered.
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Figure 6.00.02 (E). Building Height
6.00.03 - Compatibility Standards Pertaining to Building Height in All Zoning Districts
A. Applicability. The standards set forth in this section apply to buildings other than single-family
structuresdwellings when such buildings are located adjacent to parcels zoned to allow single-family residential
usestructures.
B. Maximum height standards
1. The maximum height for buildings located 100 feet or less from a parcel with a single-family residential use
structure shall not exceed two (2) times the average number of stories height of said structure. single-family
dwellings in the adjacent or surrounding block.
1.2. The maximum height for buildings located 100 feet or less from multiple single-family residential structures
shall not exceed two (2) times the number of stories of the tallest structure.
Figure 6.00.03 (B). Building Height & Distance from SFR
6.00.04 - Standards Pertaining to Metal Buildings in All Zoning Districts
A. Applicability
1. The standards set forth in this section apply to principal buildings and accessory buildings larger than 1,000
sq. Ft.
2. The requirement for a veneer applies to metal building facades that are visible from a public right-of-way.
3. Metal buildings within the IN zoning district are exempt from the requirements in this section.
B. Standards.
1. Facades subject to this section shall have a veneer added consisting of brick, stucco, stone, or a similar
decorative material.
2. The decorative material shall be applied to 100 percent of the façade.
C. Waiver Entitlement. The requirements of this section may be waived by the Planning and Development Board,
pursuant to certain review criteria as outlined in Chapter 3.
6.01.00 - DEVELOPMENT STANDARDS IN RESIDENTIAL DISTRICTS
6.01.01 - Site Development Standards
A. Lots existing before the effective date of this Chapter shall continue to be considered as compliant regardless
of any requirements of this Chapter that are not met.
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B. The base standards for development in residential zoning districts are provided in Table 6.01.01.
C. A lot of record is a lot established on or before December 31, 2020. A lot of record is exempt from the lot area
requirements set forth in Table 6.01.01.
Table 6.01.01 - Development Standards in Residential Zoning Districts
Development Feature R-1E R-1 R-2 R-3
Maximum base density (dwelling units per acre) 2 4 6 FLU
Minimum lot area (square feet) 14,000 10,000 7,000 5,000
Minimum lot width (feet) 75 75 50 40
Maximum impervious surface (percent) 50 50 50 75
Minimum setbacks (feet) R-1E R-1 R-2 R-3
Front setback (along right of way) 30 30 25 20
Side setback (Lot line intersecting right of way) 10 10 7.5 5
Rear setback (intersecting side lot lines) 25 25 20 15
6.01.02 - Residential Design Standards
All single-family dwellings, whether site-built or built off-site and moved onto the lot shall comply with the following
design standards. In all cases below, the Florida Building Code, Residential shall be complied with.
A. The minimum length and width of the building shall be twenty (20) feet.
B. The minimum roof pitch shall be 3:12.
C. The minimum roof overhang shall be twelve (12) inches, exclusive of porches and patios.
D. All single family dwellings shall be situated on the lot so that the front door of the home faces the front yard.
1. Mobile homes, manufactured homes, or modular homes not located within a manufactured home
community may be oriented up to 90 degrees to the front yard on the lot in any way which the location of
the front door may face the side yard. In no case shall the front door of the home face a rear yard.
2. Properties containing mobile homes, manufactured homes, or modular homes placed per the provisions of
6.01.02(D)(1) may not have any fences taller than 4 feet located between the front door of the homes and
the front property line.
3. Single Family dwellings located on flag lots may be oriented so that the front door faces the access drive.
4. All other aforementioned development standards in section 6.00.00 shall be required, other than those that
are superseded in this subsection.
E. The building shall be constructed according to standards established by the Florida Building Code, Residential.
F. The exterior siding material shall consist of approved materials in accordance with the Florida Building Code,
Residential. Where vinyl lap siding is used, the siding shall not have a glossy surface or be reflective.
G. The dwelling shall be attached to a permanent foundation system, including supporting, blocking, leveling,
securing, and anchoring the home and connecting multiple and expandable sections of the home. The
foundation shall be designed and constructed according to the requirements of the current Florida Building
Code, Residential.
H. Roof materials shall be any material approved by the Florida Building Code, Residential.
I. For dwellings elevated forty-eight (48) inches or less, the area beneath the home shall be enclosed by brick,
concrete, wood, rock, vinyl or other materials specifically manufactured for this purpose and shall enclose the
space between the floor joists and the ground level, except for the required minimum ventilation and access.
Such access shall remain closed when not being used for that purpose.
J. For manufactured homes, all tongues, wheels, axles, transporting lights and other towing apparatus shall be
removed from the site prior to occupancy.
K. For manufactured homes, none manufactured before June 15, 1976 shall be permitted.
L. At each exterior door, there shall be a landing that is in accordance with the Florida Building Code, Residential.
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M. Duplex (two connected single-family dwelling unit) structures
1. May be placed across a single side property line, at the line of unit separation, provided all other zoning
requirements and setbacks are observed, and the unit-separating wall meets the appropriate standards of
the Florida Building Code and any applicable fire codes.
2. The minimum length and width of each duplex unit shall be twenty (20) feet.
3. All other aforementioned design standards in section 6.01.02 shall be required, other than those that are
superseded in this subsection.
4. Each unit in a duplex structure must have its own utility connections.
N. Recreational Vehicles, Campers, Camp Trailers or mobile dwelling vehicles that are not regulated by the Florida
Building Code, Residential, are not permitted for use as dwellings.
6.02.00 - DEVELOPMENT STANDARDS IN MIXED-USE DISTRICTS
6.02.01 - Site Development Standards
A. The base standards for development in the mixed-use zoning districts are provided in Table 6.02.01, except as
modified below.
B. Specific site development standards apply within the Downtown Overlay District, as set forth in Section 6.02.04.
Standards in the DOD supersede the standards in the underlying zoning district.
Table 6.02.01 - Development Standards in Mixed-Use Zoning Districts
Development Feature MU
Maximum base density (dwelling units per acre) 20
Maximum gross floor area ratio 2.0
Minimum lot area None
Minimum lot width (feet) 50
Maximum impervious surface (%) 80
Maximum building height (feet) 70
Minimum setbacks (feet) MU
Front yard 20
Side yard 7.5
Rear yard 15
6.02.02 - Standards for Mixing Uses on One (1) Lot
A. Uses identified in Table 4.06.00 for the mixed-use zoning district may be combined on one (1) development lot
or parcel.
B. When combining uses, the development may include the maximum number of residential units based on the
density calculation plus the maximum amount of floor area based on the floor area ratio. Residential dwelling
units are not included in the calculation of floor area.
C. Shared parking is required. A parking study shall be prepared according to the standards set forth in Section
8.06.06 to demonstrate the actual parking requirements for the project.
D. Where multiple uses and multiple buildings are proposed on one (1) lot, there is no buffer requirement between
buildings containing different uses.
E. Multiple buildings proposed on one (1) lot shall have an integrated design. An integrated design shall not be
construed to mean that buildings are identical.
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F. Access to residential units shall be separated from access to nonresidential development in order to provide
privacy for residents. A shared entrance to a building may be established, provided that the interior entrances
to the residential areas and nonresidential areas are separated.
G. Balconies, courtyards, plazas, recreation areas, and outdoor gathering places shall be located and designed to
ensure privacy for residents.
H. Buildings may have a common wall. However, when separated, the separation shall be a minimum of five (5)
feet to ensure space for maintenance of each building.
6.02.03 - Standards for Mixing Uses Within One (1) Building
A. Uses identified in Table 4.06.00 for the mixed-use zoning district may be combined within one (1) building. The
building may stand alone on a development parcel or may be integrated into a mixed-use development
consisting of multiple buildings.
B. When combining uses, the development may include the maximum number of residential units based on the
density calculation plus the maximum amount of floor area based on the floor area ratio. Residential dwelling
units shall not be included in the calculation of floor area.
C. Shared parking is required. A parking study shall be prepared according to the standards set forth in Section
8.06.06 to demonstrate the actual parking requirements for the project.
D. Access to residential units shall be separated from access to nonresidential development in order to provide
privacy for residents within the building. This requirement may be met when an elevator serves upper floor
residential units through a secured access method, such as key-activated access to residential floors.
E. Balconies, courtyards, plazas, recreation areas, and outdoor gathering places shall be located and designed to
ensure privacy for residents.
6.02.04 - Site Development Standards for the Downtown Overlay District (DOD)
A. The DOD is intended to provide development standards specific to the downtown area of Crestview. The
boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.02.04 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.02.04, the
standards of the underlying zoning district are required.
C. Buildings within the DOD are not subject to the standards set forth in Section 6.00.03, 6.03.01.
D. In addition to signs permissible subject to the standards set forth in Section 7.02.00, development within the
DOD may have one (1) sandwich sign in compliance with the following standards:
1. The sign shall not exceed two (2) feet in width.
2. The color and font shall be consistent with the color and font of other signs for the business displaying the
sandwich sign.
3. The sign shall include the business name or logo.
4. The sign shall be located on private property. Where five (5) feet of width on the sidewalk can be maintained
free of obstruction, the sign may be placed on the public sidewalk. When a sign is proposed to be located
on the public sidewalk, the owner shall provide proof of insurance naming the City as an insured party.
5. A sandwich sign shall only be displayed during the hours of operation of the business named on the sign.
6. The sign shall have no lights of any kind.
E. New development or redevelopment shall include sidewalks that are consistent with the requirements in the
Engineering Standards Manual of Crestview.
F. Awnings or permanent canopies sufficient to provide weather protection to pedestrians consistent with the
district for all new construction and any modifications exceeding 25% of the value of the building.
G. Development in the DOD is exempt from providing additional off-street parking spaces as set forth in Section
8.06.05 provided that there is sufficient public parking capacity in the block in which the proposed business is
located. Twenty-five (25) percent of the parking in adjacent blocks may be counted.
1. The City shall evaluate the available capacity of public parking in the Downtown Overlay District on a regular
basis and make the information available to applicants upon request.
2. If the City determines that available public parking capacity is insufficient for the proposed business, the
applicant shall provide the required number of off-street parking spaces. The applicant may submit a
parking study acceptable to the City that demonstrates the parking needs of the proposed business.
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Table 6.02.04 - Development Standards Within the Downtown Overlay District
Development Feature Standards
Minimum lot width (feet) None
Maximum impervious surface (%) 100
Maximum building height (feet) 120
Minimum setbacks (feet)
Front setback 0
Side setback 0
Rear setback 0
Setback abutting an alley 5
6.02.05 - Site Development Standards for the Foxwood Overlay District (FOD)
A. The Foxwood Overlay District is intended to provide development standards specific to the Foxwood area of
Crestview. The boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.02.05 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.02.05, the
standards of the underlying zoning district are required.
C. All existing platted lots as of the annexation of this neighborhood shall be deemed to be in compliance with
the LDC.
Table 6.02.05 - Development Standards Within the Foxwood Overlay District
Development Feature Standards
Minimum lot width (feet) 75
Minimum lot frontage (feet) 20
Maximum impervious surface (%) 55
Maximum building height (feet) 45
Minimum setbacks (feet)
Front setback 20
Side setback 10
Rear setback 10
6.03.00 - DEVELOPMENT STANDARDS FOR COMMERCIAL AND INDUSTRIAL DISTRICTS
6.03.01 - Site Development Standards
A. The base standards for development in commercial and industrial zoning districts are provided in Table 6.03.01.
B. Specific site development standards apply within the Downtown Overlay District, as set forth in Section 6.02.04.
C. Proposed building height, including appurtenances and building attachments, in any district shall be analyzed
to determine if it exceeds any limitations of the Eglin Air Force Base. In consultation with an Eglin AFB
representative, the City may establish the maximum height at less than the heights in the table below, but no
less than the maximum structure height (above mean sea level) causing no major negative mission impacts for
Eglin AFB, as depicted in the Map.
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Table 6.03.01 - Development Standards in Commercial and Industrial Zoning Districts
Development Feature C-1 C-2 IN
Maximum gross floor area ratio 2.0 3.0 3.0
Minimum lot area None 32,000 s.f. 65,000 s.f.
Minimum lot width (feet) None 100 100
Maximum impervious surface (%) 80 80 95
Maximum building height (feet) 50 100 None
Minimum setbacks (feet) C-1 C-2 IN
Front Yard Abutting Arterial Road 20 30 40
Front Yard Abutting Collector or Local Road 10 15 20
Side yard 5 10 5 20 530
Rear yard 5 10 5 20 530
6.03.02 - Nuisance/Pollution Standards for Industrial Developments
All uses and activities conducted in the IN zoning district shall conform to the standards of performance described
below. The failure to conform to any such standards is hereby declared to be a public nuisance.
A. Fire and explosion hazards: All activities and all storage of flammable and explosive materials or products at any
place shall be provided with adequate safety devices against the hazards of fire and explosion, including
adequate firefighting and fire suppression equipment, as prescribed by all applicable fire prevention laws,
ordinances, and regulations.
B. Radiation: Any operation involving radiation (e.g. the use of neutrons, protons and other atomic or nuclear
particles) shall be conducted in accordance with the codes, rules, and regulations of State and Federal regulating
agencies. Radiation limitations shall not exceed quantities established as safe by the United States Bureau of
Standards.
C. Electromagnetic radiation: For the purpose of these regulations, electromagnetic interference shall be defined
as disturbances of an electromagnetic nature which are generated by the use of electrical equipment, other
than planned and intentional sources of electromagnetic energy, which would interfere with the proper
operation of electromagnetic radiation for such purposes as communication, experimentation, entertainment,
broadcasting, heating, navigation, therapy, vehicle velocity measurement, weather survey, aircraft detection,
topographical survey, personal pleasure or any other use directly or indirectly associated with these purposes
which does not comply with the current regulations of the Federal Communications Commission (FCC) regarding
such sources of electromagnetic radiation. Further, said operations, in compliance with the FCC regulations,
shall be unlawful if such radiation causes an abnormal degradation of performance of other electromagnetic
radiators or electromagnetic receptors of quality and proper design because of proximity, primary field,
blanketing, spurious re-radiation, conducted energy in power or telephone systems or harmonic content. The
determination of "abnormal degradation of performance" and of "quality and proper design" shall be made in
accordance with good engineering practices as defined in the latest principles and standards of the American
Institute of Electrical Engineers, the Institute of Radio Engineers and the Radio Manufacturers' Association.
D. Toxic or hazardous matter: Any activity involving the use or storage of toxic or hazardous matter shall comply
with all State, Federal and local laws and all regulations of any Federal, State, or local agency concerning
pollution control or toxic substances.
E. Waste disposal: No activity shall be conducted which results in the discharge of any liquid or solid waste,
including industrial wastes, into any public or private sewage system, the ground, or any lake, stream, or other
body of water, in violation of any provision of State, Federal or local law or any regulation of any State, Federal
or local agency.
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F. Vibration: No use of any property shall cause perceptible earth vibrations beyond any property line, except
when pilings are driven for structure foundations. All stamping machines, punch presses, press brakes, hot
forgings, steam board hammers, or similar devices shall be placed on shock absorption mountings and on
suitable reinforced concrete footings. No machine shall be loaded beyond the capacity, as described by the
manufacturers.
G. Heat, cold, dampness, or movement of air: Activities on any property which produce any adverse effect on the
temperature, motion, or humidity of the atmosphere beyond the lot lines are not permitted.
H. Glare: There shall be no direct or sky-reflected glare, whether from floodlights, high temperature processing,
combustion, welding, or otherwise so as to be visible at, or interfere with uses on, adjacent properties.
I. Smoke, dust, and particulate matter: There shall be no emission of visible smoke, dust, dirt, fly ash, or any
particulate matter from any pipes, vents, or other openings or from any other source, into the air which can
cause damage or irritation to health, animals, vegetation, or to any form of property or which results in the
violation of any applicable Federal, State or local requirements.
J. Odor: There shall be no emission of odorous gases or other odorous matter in such quantities as to be offensive
at the points of measurement. Any process which may involve the creation or emission of any such odors shall
be provided with both a primary and a secondary safeguard system so that control may be maintained in the
event of failure of the primary safeguard system.
K. Noise: Reserved
6.04.00- DEVELOPMENT STANDARDS IN OVERLAY DISTRICTS
6.04.01 - Site Development Standards for the Downtown Overlay District (DOD)
A. The DOD is intended to provide development standards specific to the downtown area of Crestview. The
boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.04.01 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.04.01, the
standards of the underlying zoning district are required.
C. Buildings within the DOD are not subject to the standards set forth in Section 6.00.03, 6.03.01.
D. In addition to signs permissible subject to the standards set forth in Section 7.02.00, development within the
DOD may have one (1) sandwich sign in compliance with the following standards:
1. The sign shall not exceed two (2) feet in width.
2. The color and font shall be consistent with the color and font of other signs for the business displaying the
sandwich sign.
3. The sign shall include the business name or logo.
4. The sign shall be located on private property. Where five (5) feet of width on the sidewalk can be maintained
free of obstruction, the sign may be placed on the public sidewalk. When a sign is proposed to be located
on the public sidewalk, the owner shall provide proof of insurance naming the City as an insured party.
5. A sandwich sign shall only be displayed during the hours of operation of the business named on the sign.
6. The sign shall have no lights of any kind.
E. New development or redevelopment shall include sidewalks that are consistent with the requirements in the
Engineering Standards Manual of Crestview.
F. Awnings or permanent canopies sufficient to provide weather protection to pedestrians consistent with the
district for all new construction and any modifications exceeding 25% of the value of the building.
G. Development in the DOD is exempt from providing additional off-street parking spaces as set forth in Section
8.06.05 provided that there is sufficient public parking capacity in the block in which the proposed business is
located. Twenty-five (25) percent of the parking in adjacent blocks may be counted.
1. The City shall evaluate the available capacity of public parking in the Downtown Overlay District on a regular
basis and make the information available to applicants upon request.
2. If the City determines that available public parking capacity is insufficient for the proposed business, the
applicant shall provide the required number of off-street parking spaces. The applicant may submit a
parking study acceptable to the City that demonstrates the parking needs of the proposed business.
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Table 6.04.01 - Development Standards Within the Downtown Overlay District
Development Feature Standards
Minimum lot width (feet) None
Maximum impervious surface (%) 100
Maximum building height (feet) 120
Minimum setbacks (feet)
Front setback 0
Side setback 0
Rear setback 0
6.04.02 - Site Development Standards for the Foxwood Overlay District (FOD)
A. The Foxwood Overlay District is intended to provide development standards specific to the Foxwood area of
Crestview. The boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.04.02 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.04.02, the
standards of the underlying zoning district are required.
C. All existing platted lots as of the annexation of this neighborhood shall be deemed to be in compliance with
the LDC.
Table 6.04.02 - Development Standards Within the Foxwood Overlay District
Development Feature Standards
Minimum lot width (feet) 75
Minimum lot frontage (feet) 20
Maximum impervious surface (%) 55
Maximum building height (feet) 45
Minimum setbacks (feet)
Front setback 20
Side setback 10
Rear setback 10
6.05.00 - RESERVED
6.06.00 - STANDARDS FOR SITE PREPARATION AND IMPROVEMENTS
Site preparation and site improvements for all developments within the City of Crestview shall comply with the
requirements set forth in the Crestview Engineering Standards Manual. Any deviations for any reason from that
Manual shall be only at the sole discretion of the Director of Public Services.
6.06.01 - Site Lighting
Site lighting is required for all new developments. A lighting plan shall be provided as part of the initial submittal to
demonstrate compliance with the following standards.
A. Lighting shall be designed to shine downward and not skyward.
B. Lighting shall be shielded to avoid glare and direct illumination of adjacent properties.
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C. Only full-cut off lighting fixtures shall be permitted.
D. Lighting shall not create glare or other hinderance to any roadways and drivers.
E. Lighting within a subdivision, the light poles must be in place at the time of infrastructure installation, before
the final plat is recorded. The light fixtures shall be in place and operational before each residence receives a
CO. In addition, all lighting shall be in place and operational prior to the end of the applicable warranty period.
F. Streets lights within residential zones must have a spacing of no more than 400 feet.
6.07.00 - DESIGN STANDARDS FOR SUBDIVISIONS
A. Blocks.
1. The lengths, widths, and shapes of blocks shall be determined with due regard to:
a. The provision of adequate building sites suitable to the special needs of the type of use contemplated;
b. The need for convenient and safe access, circulation, and control of pedestrian and vehicular traffic;
c. Zoning requirements as to lot sizes and dimensions; and
d. Limitations and opportunities of topography.
2. Blocks shall be a maximum of 1,320 feet in length.
3. Rights-of-way for pedestrian crosswalks may be required in order to provide direct pedestrian access to
schools, shopping centers, and parks. Such crosswalks shall be a minimum of ten (10) feet in width.
B. Lots.
1. The lot size, width, depth, shape, orientation, and the minimum building setback lines shall comply with the
requirements for the zoning district set forth in this LDC.
2. Corner lots for residential use shall have sufficient additional width to maintain same average buildable
area as adjacent lots.
3. Side lot lines shall be approximately at right angles to straight right-of-way lines or radial to curved right-of-
way lines. Side lot lines are defined as any lot line that intersects a Right of Way line.
4. Double frontage and reverse frontage lots shall be avoided. Where such lots are necessary to provide
separation of residential development from arterial streets or to meet specific orientation requirements,
the access to such lots shall be from the street with the lower functional classification. A landscaped buffer
strip with a fence, in addition to landscaping and buffering required by Section 6.08.05 shall be provided
along the property line abutting the street with the higher functional classification.
C. Specific requirements for flag lots
1. A flag lot is any lot that does not entirely front on a public street. Frontage is provided by a private driveway.
See Figure 6.07.03(C) for an illustration of a flag lot.
2. Flag lots are permissible in the R-1E, R-1 and R-2 zoning districts and shall be measured and meet the
dimensional requirements set forth in Sections 6.00.02(C) and Table 6.01.01.
3. Each private driveway shall serve only up to two (2) flag lots.
4. There shall be no more than two (2) abutting private driveways.
5. The design, dimensions, and construction requirements for driveways shall comply with the Crestview
Engineering Standards Manual.
6. Nothing in this section shall be construed to prohibit flag lots in a planned unit development.
Figure 6.07.03 (C). Illustration of a flag lot
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D. Access requirements
1. Each lot shall have frontage on and permanent access to an existing or proposed paved public street.
a. Private Streets are only allowed where an HOA is established in perpetuity.
b. No streets will be accepted by the City for ownership or maintenance until the streets have met the
standards for all streets as identified in the current edition of the Crestview Engineering Standards
Manual.
2. A subdivision plat shall include streets as established by transportation plans in the Comprehensive Plan,
the Transportation Planning Organization, or other similar plan. The arrangement, character, extent, width,
grade, and location of all streets shall conform to the plans of the State, Okaloosa County, and the City,
respectively, and shall be considered in their relation to existing and planned streets, to topographical
conditions, and to public convenience and safety.
3. Alleys shall be provided to serve multifamily development, commercial development, and industrial
development.
4. All streets shall be designed and constructed in compliance with the standards of the City set forth in the
Crestview Engineering Standards Manual. All costs shall be paid by the developer.
5. Subdivisions shall include sidewalks and bicycle paths or lanes in compliance with the standards set forth in
Chapter 8 of this Land Development Code and the Crestview Engineering Standards Manual.
E. Easements. All lots within a subdivision shall provide easements for stormwater drainage, water systems,
sanitary sewer systems, gas lines, electric lines, cables, telephone lines, and utility poles. Standards for such
utility easements are set forth in the Crestview Engineering Standards Manual.
F. Site improvements.
1. All subdivisions shall be required to have underground utility service (electrical, cable television, telephone,
water, and sewer) unless all lots within the subdivision front existing streets that currently are serviced
above ground.
2. If the subdivision plat proposes more than ten (10) lots, recreation facilities assessment equal to 5% of the
predevelopment land value according to the property appraiser shall be due prior to the issuance of a
Development Order. In some cases, land can be deeded to the City provided that land is deemed of
sufficient size and quality to be utilized as a public City Park. This shall be at the sole discretion of the
Director of Crestview Recreation Enrichment Services Department.
3. Land which is determined to be unsuitable for subdivision due to flooding, bad drainage, or other features
likely to be harmful to the health, safety, and general welfare of future residents, shall not be subdivided,
unless adequate methods of correction and mitigation are formulated by the developer and approved by
the City and any other agency having jurisdiction.
4. All applicable standards set forth in Chapter 5, Environmental and Resource Protection, shall be met.
5. All applicable standards set in the Crestview Engineering Standards manual shall be met.
G. The street and block layout.
1. Streets. The street layout of the subdivision shall be in general conformity with a plan for the most
advantageous development of adjoining areas and the entire neighborhood. This shall apply to all streets,
including private streets.
a. Where appropriate to the design, proposed streets shall be continuous and in alignment with existing,
planned, or platted streets with which they are to connect.
b. Proposed streets may be required to extend to the boundary lines of the tract to be subdivided where
such an extension is required to connect with streets in an existing, platted, or planned subdivision.
The extension or connection requirement by the city will be based upon traffic circulation or public
safety issues and compatibility of adjacent land uses.
c. If the proposed subdivision is adjacent to an undeveloped area, at least one proposed street shall
terminate at a boundary line of the undeveloped area. A temporary turning circle shall be required at
the end of that street or streets with an outside diameter of 60 feet. This requirement may be waived
if the traffic pattern of the subdivision contains more than one exit to a city or county road or if traffic
circulation or public safety requirements do not dictate a street terminus at a boundary line of the
undeveloped area.
d. If an existing half-width public or private street or other right-of-way easement is parallel and
contiguous with the boundary of a proposed subdivision, the other half-width right-of-way will be
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dedicated in the proposed subdivision and shall be the width necessary to create a right-of-way along
the entire boundary of the proposed subdivision which meets minimum width requirements as set
forth in article VIII of this chapter. If the additional right-of-way required to continue the existing
dedicated road or other easement in a continuous, orderly manner is not in the proposed subdivision,
the developer will prepare the agreement or easement for dedicating the additional right-of-way
required and will attempt to obtain such right-of-way. However, the city may assist in acquisition of
such right-of-way when in the public interest, where governmental action is necessary to acquire the
property and the developer advances all costs and expenses incurred by the city in taking such action.
e. A cul-de-sac or local dead-end street shall not exceed 1,320 feet in length.
f. Street lighting shall be provided in accordance with Section 6.06.01 of this code. The Developer shall
make arrangements with the power company and bear the cost of power during the warranty period.
Then the street light electrical account shall transfer to the Home Owners Association serving the same.
H. Subdivision Landscaping Requirements
1. Any subdivision landscaping or island must be in a platted common area, dedicated to the Homeowner’s
Association.
6.08.00 - STANDARDS FOR LANDSCAPE DEVELOPMENT
6.08.01 - Intent
It is the intent of this Section to:
A. Establish minimum landscaping standards for all development within the City;
B. Protect the public's health, safety, and welfare;
C. Protect the natural environment, ecosystem, existing wetlands, and waterways;
D. Improve the quality of appearance of the built environment by preserving natural elements where possible and
incorporating new landscaped areas;
E. Protect and improve property values;
F. Establish an integrated system of landscaping and beautification of the City's corridors;
G. Ensure visual accessibility to businesses.
H. The City of Crestview encourages innovative water conservation planning, design and techniques, including
xeriscape landscaping methods as defined in the Crestview Engineering Standards Manual.
6.08.02 - Definitions
Definitions of terms used in this chapter can be found in Chapter 2 - Acronyms and Definitions.
6.08.03 - Applicability
A. This section applies to all new development.
1. New development within an existing multi-use structure, non-residential, or multi-family development shall
be required to provide landscaping in conformance with this section only to the portions of the site
containing the new development, unless Sub-Section 6.08.03(C) applies.
B. This section shall apply to existing development and redevelopment when any of the following occurs:
1. When a Change in Use requires the construction of additional parking and/or vehicle use area(s).
2. When any principal nonresidential structure or complex of structures is enlarged by 50 percent or more in
gross floor area, the entire site shall conform to the requirements of this Section.
3. When any vehicle use area is constructed or established, or when an existing vehicle use area is enlarged
by 50 percent or greater, the entire vehicle use area shall conform to the requirements of this Section.
a. When an existing vehicle use area is enlarged by less than 50 percent, that portion of the vehicle use
area shall conform to the requirements of this Section.
C. The following development is exempted from the requirements of this section:
1. Single Family detached dwellings.
2. Duplex dwellings.
6.08.04 - Administrative Modifications
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A. The Director of Community Development Services, or designee, shall have the authority to modify the
requirements of this section when he or she determines that it is impossible or, impractical, for a development
to meet the requirements of this Section.
1. This determination shall be based upon the location, placement, or configuration of existing structures, site
dimensions, site topography, underground and overhead utilities, and other physical characteristics of the
development site itself.
2. If it is determined that modifications are required, the Director, or designee, may allow for the following
only:
a. Placement of required trees elsewhere on site;
b. Grouping(s) of required trees;
c. Waiver of a portion of the requirements, provided that the requirements of this section are
implemented to the fullest extent on those portions of the development site that can physically
accommodate these requirements.
6.08.05 - Landscape Plan Required
A. To ensure compliance with the standards of this section, a landscape plan demonstrating how landscaping will
be planted on a development site shall be included as a part of any application for any commercial development.
B. No submittal for any development shall be deemed complete unless a landscape plan has been submitted.
C. No development order or development permit shall be issued until a landscape plan has been submitted and
approved as meeting the requirements of this section.
D. Landscape plans shall include the following contents and information:
1. Location of all protected trees that are on a development site, with their species (common name) and DBH
identified.
2. Denote protected trees to be removed and those to be saved.
3. Locations of all landscaping improvements including species (common name) and DBH of trees and species
of shrubs, grasses and ground cover(s).
4. Total landscaped area, total impervious surface areas, and total project limits.
5. Location of all proposed improvements to be constructed or installed within the required landscape areas.
6. Any utilities, overhead or underground, in the vicinity of the landscape areas shall be shown. Acceptance of
the landscape material by an effected utility company may be required, such as trees adjacent to an
overhead power line.
7. Location of any proposed irrigation system, if applicable.
8. A statement indicating that the balance of all areas within the required landscape, outside of the trees and
shrubs shall be planted with turf grass and or groundcover plants.
9. A statement indicating that all disturbed areas outside of the planned improvements shall be sodded or
seeded.
6.08.07 – Interior Parking Landscape Areas
A. Portions of off-street parking facilities not specifically designed as parking or loading spaces and drive aisles shall
not be paved for vehicle use. Said areas shall be planted and permanently maintained with trees and shrubs and
finished with ground cover or other landscape material.
B. Maximum number of continuous parking spaces. Landscaping areas shall be provided to break up rows
containing more than 15 continuous spaces. These landscaped areas shall have a minimum dimension of nine
feet and a total area of at least 171 square feet. Each area shall contain one tree that measures a minimum of
1.5 inches DBH.
C. Termination of parking rows. Each row of interior parking spaces shall be terminated at each end by a
landscaped area which shall be a minimum of 100 square feet with a minimum dimension of ten feet. These
landscaped areas must have one tree that measures a minimum of 1.5 inches DBH.
D. Vehicles may overhang no more than two feet into landscape areas.
6.08.08 – Right-of-Way Landscape Buffers
A. Excluding driveways, there shall be a continuous landscaped area, a minimum of 10-feet wide, abutting all
rights-of-way.
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1. When parking areas abut ROW Landscape Buffers, wheel stops shall be provided to prevent more than two
feet of overhang into the landscape area.
2. Sidewalks shall not be located within the right-of-way landscape buffer.
B. When a development's disturbed area or project area, does not extend the full length of the right-of-way
frontage of the property, the required ROW landscape buffer may be placed within the dedicated project area
only, provided the landscape plan identifies that the area is to be maintained in a natural state.
1. If this area is developed in the future, then it will be required to meet the requirements of this code.
C. Right-of-way adjacent landscape areas shall provide vegetation in accordance with the following:
1. One tree per 25 linear feet, or fraction thereof, of total right-of-way frontage with 50 percent of the trees
being a shade species.
a. Any required trees deemed to be within the visibility triangle will be required to be planted elsewhere.
b. Any trees that would conflict with existing utilities, such as overhead power, shall be planted
elsewhere.
c. In no case will driveways, utilities, or other such conflicts result in a reduction of the required trees or
landscape area. Such required landscape shall be moved elsewhere within the development.
2. The balance of the landscaped area shall be planted with turf grass and other landscaping treatments.
6.08.09 – Adjacent Use Landscape Buffers
A. Adjacent use landscape buffers shall extend inward from the property line the required width.
B. Adjacent use landscape buffers shall be required between uses with different densities and/or intensities and
between different zoning districts in accordance with the following:
Table 6.08.09 – Adjacent Use Landscape Buffer Widths
R-1E R-1 R-2 R-3 MU C-1 C-2 IN
R-1E N/A 5 feet 10 feet 15 feet 15 feet 20 feet 30 feet 50 feet
R-1 5 feet N/A 5 Feet 10 Feet 15 feet 15 Feet 20 Feet 30 Feet
R-2 10 feet 5 Feet N/A 5 Feet 10 feet 15 Feet 20 Feet 30 Feet
R-3 15 feet 10 Feet 5 Feet N/A 7.5 feet 15 Feet 15 Feet 15 Feet
MU 15 feet 15 feet 10 feet 7.5 feet N/A 7.5 feet 10 feet 15 feet
C-1 20 feet 15 Feet 15 Feet 15 Feet 7.5 feet N/A 5 Feet 5 Feet
C-2 30 feet 20 Feet 20 Feet 15 Feet 10 feet 5 Feet N/A 5 Feet
IN 50 feet 30 Feet 30 Feet 15 Feet 15 feet 5 Feet 5 Feet N/A
C. The buffer requirement may be satisfied by the placement of an eight-foot tall pricacy fence when a single-
family dwelling is redeveloped for commercial use and when:
1. The character of the single-family dwelling is preserved.
2. There are 10 or less required parking spaces.
D. Buffer Yard vegetation requirements:
1. The intent of this section is that a visual and audible barrier or screen is created between dissimilar uses
through the use of aesthetically appealing landscaping, fencing, walls, or other methods.
2. All plants in the buffer shall be bushes and trees of an approved species that will reach a mature height of
no less than 6'.
a. Small shrubs will not be allowed unless coupled with a 6' privacy fence.
3. Buffer Yard approved vegetation list. Vegetation not on this list must be approved by the Community
Development Services Director, or designee:
a. Japanese privet (Ligustrum japonicum)
b. Azalea (Rhododendron spp.)
c. Japanese cleyera (Cleyera japonica)
d. Pampas grass (Cortaderia selloana)
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e. Silverthorn (Elaeagnus pungens)
f. Cherry elaeagnus, Gumi (Elaeagnus multiflora)
g. English holly (Ilex aquiifolium)
h. Chinese holly (Ilex cornuta)
i. Japanese holly (Ilex crenata)
j. Yaupon holly (Ilex vomitoria)
k. Oleander (Nerium oleander)
l. Chinese juniper (Juniperus chinensis)
m. Savin juniper (Juniperus sabina)
n. Rocky mountain juniper (Juniperus scopulorum)
o. Bottlebrush buckeye (Aesculus parviflora)
4. Bushes shall be planted sufficiently close so that at full maturity, there will be no visual space between the
bushes.
5. Walls and fences may be allowed provided they are constructed in such a manner as to create the intended
visual and audible barrier.
a. No wall or fence may be constructed less than 6' in height.
b. All fences and walls will require approval from the Building Department.
6.08.09 - Protected Trees
A. No person shall cut, remove or damage any protected tree in a manner which causes the tree to die within a
period of two years without first obtaining a Land Clearing and Protected Tree Removal permit, or without such
removal being approved as part of a development order that provided a landscape plan as required by 6.08.05.
A one (1) two (2) or three (3) family dwelling is exempt from the requirements of this section except that they
must replant a tree listed on the Protected Tree List or Tree Replant List, with such replacement tree measuring
a minimum of 1.5 inches DBH.
B. Protected Tree List. The following types of species comprise the protected tree list (* denotes shade trees):
1. Species type A: Small, four-inch to seven-inch DBH
a. Dogwood (Cornus florida)
b. Redbud (Ceris Canadensis)
c. Ashe's magnolia (Magnolia ashei)
2. Species type B: Medium, eight-inch to 13-inch DBH.
a. American holly (Ilex opaca)
b. Southern magnolia (Magnolia grandiflora)*
c. Eastern (or Southern) red cedar (Juniperus virginiana)*
3. Species type C: Large, 14-inch and larger DBH.
a. Live oak (Quercus virginiana)
b. Laurel oak (Quercus laurifolia)*
c. Sweet gum (Liquidambar styraciflua)*
d. Sycamore (Platanus occidentalis)*
e. Pecan (Carta illinoensis)*
f. Water oak (Quercus nigra)*
g. Red maple (Acer rubrum)*
C. Trees identified by a certified arborist as diseased or dead shall not be required to be replaced.
D. Every effort shall be made to save the trees on this list during any site development or clearing for any reason.
E. Allowances to the site development may be provided to encourage retaining protected trees. The Director of
Community Development Services, or designee, may review a plan submitted by the developer to determine
the extent of such allowances. Those may include such allowances as reduced parking requirements, reduced
landscape area requirements or other allowances.
F. Trees on this list must be preserved based at a ratio of one tree for each 3,600 square feet of impervious surface
area proposed by any site development.
G. Where protected trees cannot be kept or relocated, they must be replaced by a species listed in the Tree Replant
and Protected Trees list. Enough trees shall be planted to replace a minimum of fifty percent the diameter of
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the removed protected tree. Multiple trees shall be used to reach fifty percent, but in no case shall any of these
replacement trees be less than 2" in diameter.
H. On sites proposed for development where no existing protected trees are identified, the developer shall be
required to plant one new tree from either the Protected Tree List or Tree Replant List per 3,600 square feet of
proposed impervious surface area. One third of trees planted, or fraction thereof shall each be of Species type
A, Species type B, and Species type C, respectively. The size of each new tree shall be no less than 2" in diameter.
I. Tree Replant List. In addition to the three categories of trees identified in subsection (B), the following trees
may be planted to meet the minimum tree replanting requirements. Trees not on this list may be used only if
approved by the Community Development Services director or designee. (* Denotes shade trees):
1. Species type A: Small.
a. Dahoon holly (Ilex cassine)*
b. Fringe tree (Chionanthus virginicus)
c. Red bay (Persea borbonia)*
d. Swamp bay (Persea palustris)*
e. Sassafras (Sassafras albidum)
f. Yaupon (Ilex vomitoria)
g. Wild olive (Osmanthus americanus)
h. Scrubby post oak (Quercus margaretta)
i. Southern crabapple (Malus angustifolia)
j. Eastern Hophornbeam (Ostrya virginiana)
k. Red buckeye (Aesculus pavia)
l. Pindo palm (Butia capitata)
m. Sago palm (Cycas revoluta)
2. Species type B: Medium.
a. Cherry laurel (Prunus caroliniana)*
b. Large-leafed magnolia (Magnolia macrophylla)*
c. American hornbeam (Carpinus caroliniana)
d. River birch (Betula nigra)*
e. Florida maple (Acer barbatum)*
f. Sweetbay (Magnolia virginiana)*
g. Ginko (Ginko biloba)*
h. Bradford pear (Pyrus calleryana "Bradford")
i. Ash (Fraxinus spp.)*
j. London planetree (Plantanus x acerfolia)*
k. Sabal (cabbage) palm (Sabal palmetto)
3. Species type C: Large.
a. Tulip tree (Liriodendron tulipifera)
b. Willow oak (Quercus phellos)
c. Black gum (Nyssa sylvatica)
d. Southern red oak (Quercus falcata)*
e. Shumard's red oak (Quercus shumardii)*
f. Hackberry (Celtis laevigata)*
g. White oak (Quercus alba)*
h. Bald cypress (Taxodium distichum)
i. Walnut (Juglans nigra)*
j. Chinese elm (Ulmus parvifolia)*
k. Hickory (Carya spp.)*
l. Yellow buckeye (Aesculus flava)*
m. Canary island date palm (Phoenix canariensis)
J. Prohibited tree list.
1. The following prohibited species may not be used to meet any landscape requirement:
a. Paper mulberry (Broussonetia papyrifera)
b. Australian pine (Casuarina equisetifolia)
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c. Ear tree (Enterolobium cyclocarpum)
d. Punk tree (Melaleuca spp.)
e. Chinaberry (Melia azedarach)
f. Brazilian pepper (Schinus terebinthifolius)
g. Downy rosemyrtle (Rhodomytrus tomentosa)
h. Bishopwood (Bischofia javanica)
i. Chinese Tallow Tree or Popcorn Tree (Triadica sebifera)
Page 29 of 37
CHAPTER 6
DEVELOPMENT STANDARDS
Figure 6.00.02 (E). Building Height
6.00.03 - Compatibility Standards Pertaining to Building Height in All Zoning Districts
A. Applicability. The standards set forth in this section apply to buildings other than single-family
structuresdwellings when such buildings are located adjacent to parcels zoned to allow single-family residential
usestructures.
B. Maximum height standards
1. The maximum height for buildings located 100 feet or less from a parcel with a single-family residential use
structure shall not exceed two (2) times the average number of stories height of said structure. single-family
dwellings in the adjacent or surrounding block.
1.2. The maximum height for buildings located 100 feet or less from multiple single-family residential structures
shall not exceed two (2) times the number of stories of the tallest structure.
Figure 6.00.03 (B). Building Height & Distance from SFR
Style Definition: LDC Paragraph
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6.02.04 - Site Development Standards for the Downtown Overlay District (DOD)
A. The DOD is intended to provide development standards specific to the downtown area of Crestview. The
boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.02.04 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.02.04, the
standards of the underlying zoning district are required.
C. Buildings within the DOD are not subject to the standards set forth in Section 6.00.03, 6.03.01.
D. In addition to signs permissible subject to the standards set forth in Section 7.02.00, development within the
DOD may have one (1) sandwich sign in compliance with the following standards:
1. The sign shall not exceed two (2) feet in width.
2. The color and font shall be consistent with the color and font of other signs for the business displaying the
sandwich sign.
3. The sign shall include the business name or logo.
4. The sign shall be located on private property. Where five (5) feet of width on the sidewalk can be maintained
free of obstruction, the sign may be placed on the public sidewalk. When a sign is proposed to be located
on the public sidewalk, the owner shall provide proof of insurance naming the City as an insured party.
5. A sandwich sign shall only be displayed during the hours of operation of the business named on the sign.
6. The sign shall have no lights of any kind.
E. New development or redevelopment shall include sidewalks that are consistent with the requirements in the
Engineering Standards Manual of Crestview.
F. Awnings or permanent canopies sufficient to provide weather protection to pedestrians consistent with the
district for all new construction and any modifications exceeding 25% of the value of the building.
G. Development in the DOD is exempt from providing additional off-street parking spaces as set forth in Section
8.06.05 provided that there is sufficient public parking capacity in the block in which the proposed business is
located. Twenty-five (25) percent of the parking in adjacent blocks may be counted.
1. The City shall evaluate the available capacity of public parking in the Downtown Overlay District on a regular
basis and make the information available to applicants upon request.
2. If the City determines that available public parking capacity is insufficient for the proposed business, the
applicant shall provide the required number of off-street parking spaces. The applicant may submit a
parking study acceptable to the City that demonstrates the parking needs of the proposed business.
Table 6.02.04 - Development Standards Within the Downtown Overlay District
Development Feature Standards
Minimum lot width (feet) None
Maximum impervious surface (%) 100
Maximum building height (feet) 120
Minimum setbacks (feet)
Front setback 0
Side setback 0
Rear setback 0
Setback abutting an alley 5
6.02.05 - Site Development Standards for the Foxwood Overlay District (FOD)
A. The Foxwood Overlay District is intended to provide development standards specific to the Foxwood area of
Crestview. The boundary is shown on the Official Zoning Map.
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B. The development standards shown in Table 6.02.05 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.02.05, the
standards of the underlying zoning district are required.
C. All existing platted lots as of the annexation of this neighborhood shall be deemed to be in compliance with
the LDC.
Table 6.02.05 - Development Standards Within the Foxwood Overlay District
Development Feature Standards
Minimum lot width (feet) 75
Minimum lot frontage (feet) 20
Maximum impervious surface (%) 55
Maximum building height (feet) 45
Minimum setbacks (feet)
Front setback 20
Side setback 10
Rear setback 10
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6.03.00 - DEVELOPMENT STANDARDS FOR COMMERCIAL AND INDUSTRIAL DISTRICTS
6.03.01 - Site Development Standards
A. The base standards for development in commercial and industrial zoning districts are provided in Table 6.03.01.
B. Specific site development standards apply within the Downtown Overlay District, as set forth in Section 6.02.04.
C. Proposed building height, including appurtenances and building attachments, in any district shall be analyzed
to determine if it exceeds any limitations of the Eglin Air Force Base. In consultation with an Eglin AFB
representative, the City may establish the maximum height at less than the heights in the table below, but no
less than the maximum structure height (above mean sea level) causing no major negative mission impacts for
Eglin AFB, as depicted in the Map.
Table 6.03.01 - Development Standards in Commercial and Industrial Zoning Districts
Development Feature C-1 C-2 IN
Maximum gross floor area ratio 2.0 3.0 3.0
Minimum lot area None 32,000 s.f. 65,000 s.f.
Minimum lot width (feet) None 100 100
Maximum impervious surface (%) 80 80 95
Maximum building height (feet) 50 100 None
Minimum setbacks (feet) C-1 C-2 IN
Front Yard Abutting Arterial Road 20 30 40
Front Yard Abutting Collector or Local Road 10 15 20
Side yard 5 10 5 20 530
Rear yard 5 10 5 20 530
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6.04.00- DEVELOPMENT STANDARDS IN OVERLAY DISTRICTS
6.04.01 - Site Development Standards for the Downtown Overlay District (DOD)
A. The DOD is intended to provide development standards specific to the downtown area of Crestview. The
boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.04.01 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.04.01, the
standards of the underlying zoning district are required.
C. Buildings within the DOD are not subject to the standards set forth in Section 6.00.03, 6.03.01.
D. In addition to signs permissible subject to the standards set forth in Section 7.02.00, development within the
DOD may have one (1) sandwich sign in compliance with the following standards:
1. The sign shall not exceed two (2) feet in width.
2. The color and font shall be consistent with the color and font of other signs for the business displaying the
sandwich sign.
3. The sign shall include the business name or logo.
4. The sign shall be located on private property. Where five (5) feet of width on the sidewalk can be maintained
free of obstruction, the sign may be placed on the public sidewalk. When a sign is proposed to be located
on the public sidewalk, the owner shall provide proof of insurance naming the City as an insured party.
5. A sandwich sign shall only be displayed during the hours of operation of the business named on the sign.
6. The sign shall have no lights of any kind.
E. New development or redevelopment shall include sidewalks that are consistent with the requirements in the
Engineering Standards Manual of Crestview.
F. Awnings or permanent canopies sufficient to provide weather protection to pedestrians consistent with the
district for all new construction and any modifications exceeding 25% of the value of the building.
G. Development in the DOD is exempt from providing additional off-street parking spaces as set forth in Section
8.06.05 provided that there is sufficient public parking capacity in the block in which the proposed business is
located. Twenty-five (25) percent of the parking in adjacent blocks may be counted.
1. The City shall evaluate the available capacity of public parking in the Downtown Overlay District on a regular
basis and make the information available to applicants upon request.
2. If the City determines that available public parking capacity is insufficient for the proposed business, the
applicant shall provide the required number of off-street parking spaces. The applicant may submit a
parking study acceptable to the City that demonstrates the parking needs of the proposed business.
Table 6.04.01 - Development Standards Within the Downtown Overlay District
Development Feature Standards
Minimum lot width (feet) None
Maximum impervious surface (%) 100
Maximum building height (feet) 120
Minimum setbacks (feet)
Front setback 0
Side setback 0
Rear setback 0
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6.04.02 - Site Development Standards for the Foxwood Overlay District (FOD)
A. The Foxwood Overlay District is intended to provide development standards specific to the Foxwood area of
Crestview. The boundary is shown on the Official Zoning Map.
B. The development standards shown in Table 6.04.02 below supersede and replace the development standards
otherwise required for the underlying zoning district. Where no standard is provided in Table 6.04.02, the
standards of the underlying zoning district are required.
C. All existing platted lots as of the annexation of this neighborhood shall be deemed to be in compliance with
the LDC.
Table 6.04.02 - Development Standards Within the Foxwood Overlay District
Development Feature Standards
Minimum lot width (feet) 75
Minimum lot frontage (feet) 20
Maximum impervious surface (%) 55
Maximum building height (feet) 45
Minimum setbacks (feet)
Front setback 20
Side setback 10
Rear setback 10
Page 35 of 37
CITY OF CRESTVIEW Item # 11.
Staff Report
PLANNING AND DEVELOPMENT BOARD
MEETING DATE: January 3, 2023
TYPE OF AGENDA ITEM: Action Item
TO: Planning and Development Board
CC: City Manager and City Attorney
FROM: Community Development Services
DATE: 12/28/2022
SUBJECT: 1. Director's Update
BACKGROUND:
This is a presentation of development activities that have occurred since the last Planning and Development
Board meeting.
DISCUSSION:
Development
Orders Issued:
On December 20th, a development order was issued for AA Tactical Green Street Phase
1, a proposed 7,200 square foot building and associated parking, paving, and stormwater
improvements at 784 Green St.
On November 22nd, a development order was issued for Princeton Grove, a 107 unit
senior adult living apartment development located at the corner of Aplin Rd and Patriot
Lane.
Final Plats: No final plats have been approved or recorded since the last meeting.
New Development
Applications:
Eagle View Subdivision: Proposed 198 lot subdivision located on approximately 186.48
acres located on Lindley Road.
Vineyard Village Apartments: Proposed, 28-unit affordable housing apartment project on
approximately 1.92 acres of property located between W. Bowers Avenue and W. Field
Avenue.
Page 36 of 37
Follow-Ups: There are a handful of commercial and residential projects mentioned at previous
meetings that are still in the review stage. We expect to see the approval of these projects
in the coming months, as we've made it through the holiday season.
Miscellaneous: N/A
GOALS & OBJECTIVES
This item is consistent with the goals in A New View Strategic Plan 2020 as follows;
Foundational- these are the areas of focus that make up the necessary foundation of a successful local
government.
Communication- To engage, inform and educate public and staff
FINANCIAL IMPACT
Varies per project.
RECOMMENDED ACTION
N/A
Attachments
None
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