The City is divided into zoning districts as described in Sections 2.01.01 through 2.01.04.

It is the intent of Chapter 2 to describe the zoning districts and permissible uses of land within the City. The zoning districts are established to implement the Comprehensive Plan and to meet the following purposes:

A.

Promote health, safety, and the general welfare.

B.

Encourage the most appropriate use of land throughout the City.

C.

Conserve the value of land and structures.

D.

Facilitate the adequate provision of transportation, water, sewerage, schools, parks, and other public requirements.

E.

Provide adequate light and air.

F.

Secure safety from fire, panic and other dangers.

G.

Lessen congestion in the streets.

H.

Avoid undue concentration of population.

I.

Prevent the overcrowding of land.

Zoning districts and zoning district boundaries are hereby established and declared to be in effect upon all land and water areas included within the boundaries of each district as shown on the map designated the "Official Zoning Map of the City of Fort Walton Beach, Florida." The Official Zoning Map is on file in the Fort Walton Beach City Hall. Such map and all notations, references and other information shown thereon are as much a part of this chapter as if the information set forth thereon was fully described and set out in this section.

A.

R-1E — Residential Single-family Estate Zoning District. The estate residential zoning district is established to provide for waterfront locations for single-family dwellings, accessory dwelling units, and accessory structures customarily associated with residential development. The maximum density is 3.0 dwelling units per acre.

B.

R-1 — Residential Single-family Low Density Zoning District. The low density residential zoning district is established to provide for single-family homes in traditional residential neighborhoods. The R-1 zoning district is limited to single-family homes and accessory structures customarily associated with residential development. Accessory dwelling units may be permissible when standards for such uses can be met, including lot sizes and compatibility standards. The maximum density is six (6.0) dwelling units per acre.

C.

R-2 — Residential Multifamily Low to Medium Density Zoning District. The low to medium density residential zoning district is established to provide locations for single-family and multifamily structures. All styles of housing are permissible: single-family dwellings, mobile homes, duplex and triplex structures, townhouse structures, apartments, and other styles of multifamily development. Accessory uses in this district may include onsite amenities, such as recreation facilities, carports, garages, storage buildings, parking lots, transit stops, and community buildings. Day care centers and public schools may be permissible when complying with supplemental standards set forth in Chapter 5. The maximum density is twenty (20.0) dwelling units per acre. Bonus provisions may be authorized to allow a maximum density up to thirty (30.0) dwelling units per acre.

A.

MX-1 — Mixed-use (Medium Intensity) Zoning District. The mixed-use zoning district is established to provide for a wide variety of land uses, including single-family housing, multifamily structures, commercial and office uses, artisan studios, and cottage industries. Accessory uses for residential developments include onsite amenities, such as recreation facilities, carports, garages, storage buildings, parking lots, transit stops, and community buildings. Accessory uses for nonresidential developments include such onsite amenities as parking lots, parking structures, storage buildings, or transit stops. Open space in the form of plazas and courtyards may be provided. Waterfront locations may include accessory uses such as docks, boardwalks, or facilities for direct water access to support water-dependent uses. Uses within the MX-1 zoning district may be mixed within one (1) parcel or lot and may be mixed within one (1) building. The maximum density is twenty (20.0) dwelling units per acre. Bonus provisions may be authorized to allow a maximum density up to thirty (30.0) dwelling units per acre. The maximum floor area ratio (FAR) for nonresidential development is one (1.0) FAR. Bonus provisions may be authorized to allow a maximum floor area ratio of one and one-half (1.5) FAR.

B.

MX-2 — Mixed-use (High Intensity) Zoning District. The mixed-use zoning district is established to provide for a wide variety of land uses, including multifamily structures, commercial and office uses, artisan studios, and cottage industries. Accessory uses for residential developments include onsite amenities, such as recreation facilities, carports, garages, storage buildings, parking lots, transit stops, and community buildings. Accessory uses for nonresidential developments include such onsite amenities as parking lots, parking structures, storage buildings, or transit stops. Open space in the form of plazas and courtyards may be provided. Waterfront locations may include accessory uses such as docks, boardwalks, or facilities for direct water access to support water-dependent uses. Uses within the MX-2 zoning district may be mixed within one (1) parcel or lot and may be mixed within one (1) building. The maximum density is thirty (30.0) dwelling units per acre. Bonus provisions may be authorized to allow a maximum density up to forty-five (45.0) dwelling units per acre. The maximum floor area ratio for nonresidential development is two (2.0) FAR. Bonus provisions may be authorized to allow a maximum floor area ratio of three (3.0) FAR.

C.

YC — Yacht Club Zoning District. The yacht club zoning district is a specialized district designed for waterfront residential development with integrated private and semiprivate yacht clubs and associated accessory uses. Residential development is limited to single-family dwellings with a maximum density of six (6.0) dwelling units per acre.

A.

CF — Community Facilities Zoning District. The community facilities zoning district is established to provide for civic, cultural, government operations, utility, academic school, and park uses.

B.

CG — Commercial Zoning District. The commercial zoning district is established to provide for offices, a wide range of retail uses, large scale discount centers, personal service uses, day care, light repair (such as small appliances, small equipment, jewelry, shoes, computers and small electronic equipment, etc.), entertainment and hospitality uses, lodging facilities, medical facilities and uses, commercial or trade schools, civic or cultural uses, vehicle sales and rentals, vehicle repair, commercial parking in lots or structures, parks and recreation, and similar activities. Uses may be limited by location due to impacts and compatibility issues. Accessory uses and structures include parking lots and structures, plazas, courtyards, transit stops, and may include employee support facilities such as fitness centers, day care centers, or cafeterias. Prohibited uses include heavy manufacturing, distribution centers, or similar industrial activities. Residential uses are prohibited, except that one (1) onsite caretaker dwelling may be permissible.

C.

CTP — Commerce and Technology Park Zoning District. The commerce and technology park zoning district is established to provide locations for a wide range of industrial and high-tech industrial activities that may be carried out primarily within a building or an enclosed outside space. Included in this zoning district are assembly, fabrication, processing, repair, warehousing or storage, distribution, intense industrial activities that may be associated with nuisance or pollution, and ancillary uses directly associated with the industrial activities such as office operations. Onsite administrative and operations offices for industrial activities are permissible. Permissible uses may be mixed on a development site or within a single building. Accessory uses and structures include parking lots or structures, plazas, courtyards, fences, hedges, walls, dumpsters, storage buildings, transit stops, and may include employee support facilities such as fitness centers, day care centers, or cafeterias. Residential uses are prohibited, except that one (1) onsite caretaker dwelling may be permissible. Freestanding commercial and office uses are prohibited.

D.

MB — Mixed Business and Manufacturing Zoning District. The mixed business and manufacturing zoning district is intended to provide for a mix of light industrial activities, high-tech industrial activities, commercial, and office uses. The industrial activities include assembly, repair, warehousing or storage, and distribution, all conducted within a building or an enclosed outdoor space. Ancillary industrial activities on the industrial site may include such uses as office operations or storage, which may be provided in an enclosed outdoor location. Permissible commercial activities include retail, large scale discount centers, restaurants, personal services, offices, medical facilities and uses, commercial or trade schools, vehicle sales and rentals, vehicle repair, commercial parking in lots or structures, and similar activities. Entertainment, hospitality, and lodging are prohibited. Uses may be limited by location due to impacts and compatibility issues. Accessory uses and structures include parking lots and structures, plazas, courtyards, transit stops, and may include employee support facilities such as fitness centers, day care centers, or cafeterias. Residential uses are prohibited, except that one (1) onsite caretaker dwelling may be permissible.

(Ord. No. 2148, § 2, 2-25-25)

A.

REC — Recreation and Open Space Zoning District. The recreation and open space zoning district is established to provide locations for passive recreation uses, such as passive parks, open spaces, and areas designated for protection, such as water bodies, shorelines, and habitats for protected species.

A.

The Future Land Use Map of the Comprehensive Plan establishes allowable land uses within the City. The zoning districts set forth within this LDC must be consistent with the Future Land Use Map. Any rezoning of land must maintain this consistency. Table 2.01.05 sets forth the allowable zoning districts which are consistent with each land use category from the Future Land Use Map.

B.

From time to time it is necessary to assign a zoning district to land due to annexation or to assign a new zoning district in a rezoning action. The following criteria shall be applied to the determination of the appropriate zoning district.

1.

Whether the requested zoning district is consistent with the future land use category according to Table 2.01.05.

2.

Whether the uses within the requested zoning district are compatible with the uses in adjacent zoning districts. Compatibility is determined by considering scale of use; intensity of use as determined by floor area ratio and impervious surface coverage; hours of operation; impacts from noise in parking lots or structures; noise from outdoor gathering places (recreation areas, plazas, courtyards); noise from outdoor speakers; noise from processes such as from body shops, equipment shops, and industrial activities; lighting from parking lots or structures and vehicles; and security lighting. Compatibility shall consider the range of allowable uses on parcels adjacent to the proposed rezoning parcel and the typical impacts for those uses.

3.

Whether the requested use is substantially more intense or less intense than allowable development on adjacent parcels. The range of uses permissible according to the land use category and zoning district on the adjacent parcels is the basis for determination. The existence of a nonconforming use on adjacent parcels which is substantially more or less intense than the requested zoning shall not establish the sole reason for denial of the requested zoning.

4.

Whether the requested use is based on soil types, topography, protection of natural resources, and protection of designated historic areas.

Table 2.01.05. Relationship Between Zoning Districts and Future Land Use Map Categories

The purpose of overlay districts is to provide a means of modifying the site design and development requirements applicable to the underlying zoning district(s).

The Downtown Design Overlay District (DDOD) is established to preserve and promote the downtown area of Fort Walton Beach. The intent of the DDOD is to provide flexibility in location and design requirements to support and encourage economic development in the downtown area.

A.

The DDOD is intended as a location where specific site design features will be provided to ensure flexibility in the location of activities, accessory structures, and other site design requirements, consistent with a downtown location.

B.

The DDOD is intended to encourage the provision of design features necessary to support economic development and to maintain appropriate the development characteristics within the DDOD.

A.

Within the Table 2.03.01 the letter "P" indicates that the land use is permissible, subject to compliance with the standards of the zoning district.

B.

The letter "S" indicates that the use is permissible, subject to compliance with the standards of the zoning district, and the supplemental standards specified for the use. Supplemental standards are contained in Sections 4.01.02, 5.02.03, 5.04.00.

C.

An empty cell indicates the use is prohibited.

D.

Any use that is not identified in Table 2.03.02 is prohibited unless it is found to be substantially similar by the Development Administrator.

1.

A requested use shall be considered substantially similar when the characteristics of the requested use are equivalent in type, intensity, degree, or impact when compared to a use named in Table 2.03.02. Examples of characteristics to be considered include the following:

a.

Typical hours of operation;

b.

Use of outdoor storage;

c.

Trip generation rates;

d.

Generation of noise, light pollution, odor, smoke, electromagnetic interference, or vibration; and

e.

Customary activities associated with the use.

2.

A requested use shall be consistent with the Comprehensive Plan.

3.

A requested use shall be consistent with the purposes of the zoning district applicable to the parcel.

4.

The administrative interpretation of uses shall be subject to appeal, as set forth in Chapter 8.

Table 2.03.02. Permissible Uses in Each Zoning District

(Ord. No. 1917, § 2, 5-19-15; Ord. No. 1956, § 2, 11-15-16; Ord. No. 1968, § 2, 2-14-17; Ord. No. 1971, § 2, 3-28-17; Ord. No. 1972, § 2, 3-28-17; Ord. No. 2074, § 3, 8-24-21; Ord. No. 2152, § 4, 9-10-24; Ord. No. 2148, § 2, 2-25-25)

A.

The letter "A" indicates the use is permissible as an accessory use subject to compliance with the standards for accessory uses set forth in Section 5.01.00.

B.

A blank cell indicates that the use is prohibited.

Table 2.03.03. Accessory Uses and Structures in Each Zoning District

A.

A request to change the permissible use of a parcel of land or structure shall be considered according to the procedures established in Section 8.01.04.

B.

A change of the permissible use of a parcel of land or structure shall meet the following criteria.

1.

The requested use is permissible according to Table 2.03.02, Permissible Uses in Each Zoning District.

2.

When the requested use has greater impacts than the existing use it shall be established only in compliance with the following site design and development standards.

a.

Parking, loading, handicapped access, stacking lanes, or driveway standards set forth in Chapter 6.

b.

Landscaping and buffering requirements set forth in Section 4.08.00.

c.

Level of service standards set forth in Section 9.03.00.

d.

Impervious surface coverage standards for the applicable zoning district, set forth in Sections 4.01.00 through 4.04.00.

3.

The requested use does not require exterior building alterations, except that such alterations may be permissible in compliance with applicable building and safety codes.

4.

The requested use can be granted a new Certificate of Occupancy.

A.

The general mix of uses within the Mixed-Use future land use category (MU) shall be consistent with the following range of uses.

B.

Table of mixed-uses within the MU future land use category.

The general type of use identified in Table 2.03.05 will be provided in the MU land use category. It is intended that the implementation of the minimum and maximum amount of development shall be evaluated for the entire MU land use category and shall not be applied within a zoning district or development.

Table 2.03.05. Minimum and Maximum Uses Within the MU Future Land Use Category

(1)

Except as otherwise specifically authorized by applicable federal law, it shall be unlawful for any aircraft to land, takeoff or otherwise operate within the City limits or on any public waters of the state located within the limits of, or bordering on, the City of Fort Walton Beach other than in the event of a bonafide emergency.

(2)

Ground-based locations for seaplanes (pick-up and drop off locations) are prohibited.

(3)

Any person who violates any of the provisions of this section or any of the rules or orders issued pursuant thereto is guilty of a misdemeanor of the second degree, punishable as provided in F.S. §§ 775.082 or 775.083.

(Ord. No. 2121, § 3, 5-23-23)

CHAPTER 2
TABLE OF HISTORICAL NOTES AND REFERENCES