Okaloosa/Destin

*This page is NOT FINISHED as of 4/10/24* /cries because there's so much more to read through-Kayla

https://www.cityofdestin.com/

A building permit cannot be issued for a project that does not meet the requirements of the Land Development Code. Development Permit: (Form A, B, & C under checklists) No development order or permit shall be issued unless the proposed development activity:

A. Is authorized by a development order issued pursuant to this Code; and
B.Conforms to the Florida building codes and fire codes as adopted by the City; and
C. Conforms to the engineering standards labeled "TECHNICAL CONSTRUCTION STANDARDS" and any other engineering standard for stormwater, sewage, water, streets, traffic and other engineering concerns as may be adopted by the City of Destin.

Construction/ Building Permit Requirenments:

911 Address & Land Zone District
Deed
HOA? Restrictions & Covenants?
Survey by Surveyor
Plot/Site plan by CTH
Architech/Engineer stamped plans
City Manager Approval
Florida Department of Health for onsite sewage treatment and disposal systems
Right-of-way (ROW) permit to FDOT specs
Landscape plan
- By a professional landscape architect registered in the State of Florida) Except for single-family detached or duplex dwelling units (Still need plan, just not architect) See reqs, for single & duplex below
Flood Plain Permit
- Any owner or owner's authorized agent (hereinafter "applicant") who intends to undertake any development activity within the scope of these regulations, including buildings, structures and facilities exempt from the Florida Building Code, which is wholly within or partially within any flood hazard area shall first make application to the Community Development Department and shall obtain the required permit(s) and approval(s).
- Preliminary, Form, & Final Elevation Certificate-Required only if property is in "A" or "V" zones on Federal Emergency Management Agency (FEMA) maps of the City of Destin.
- Delineation of flood hazard areas, floodway boundaries and flood zone(s), and base flood elevation(s). Coastal Construction Control Line (CCCL)
Wetland Protection Zones/Environmentally sensitive lands
1. All development proposed to be undertaken in a protected environmentally sensitive zone shall require the review and approval of the City Council and the federal and/or state agencies having jurisdictic
2. Wetland Determination
  - All such lands shall include, as a minimum, Norriego Point (see figure 11.01.05A) and all lands within the defined coastal high-hazard area and functioning wetlands.
  - Development plans submitted shall include soil tests conducted by testing agencies licensed by the State of Florida to establish soil compatibility specifically in the site of proposed development in environmentally sensitive areas
  - The Northwest Florida Water Management District; F.S. § 373.036.
  - Florida Department of Environmental Protection for construction, reconstruction, changes, or physical activities for shore protection or other activities seaward of the coastal construction control line; F.S. § 161.141.
  - Florida Department of Environmental Protection for activities subject to the Joint Coastal Permit; F.S. § 161.055.
  - Florida Department of Environmental Protection for activities that affect wetlands and alter surface water flows, in conjunction with the U.S. Army Corps of Engineers; Section 404 of the Clean Water Act. River and Harbor Act
Fill Material Approval
- Zone 1: White sand must be used as fill material which is to remain uncovered in Zone 1. Other materials may be used under special conditions stipulated by Section 11.07.05. Driveways and parking lots in Zone 1. Oyster shell, granite, and washed, coarse aggregate rock meeting DOT Standard Specifications Sections 901-2.1 and 901-2.2 may be used for final parking lot material if contained by concrete curbing extending not less than one foot below grade. These materials may not be otherwise spread on the site as exposed fill material
- Zone 2: White sand, sandy soil which is indigenous to Zone 2, or other sandy soil which is as light or lighter than the undisturbed indigenous soil on site may be used in Zone 2. Other materials may be used under special conditions stipulated by Section 11.07.05. Driveways and parking lots in Zone 2. Oyster shell, granite, and washed, coarse aggregate rock meeting DOT Standard Specifications Sections 901-2.1 and 901-2.2 may be used for final driveway or parking lot material, but must be contained to those areas and may not be otherwise spread over the site as fill material.

Dune Restoration Program
- Whenever construction is to be undertaken in the area between the coastal construction control line (CCCL) and the landward limit of the shoreline protection zone, and if said construction would alter any portion of the primary dune, the City shall require the implementation of a City Council approved dune restoration program to mitigate any damage which would result from the construction. The dune restoration program shall be forwarded to the department of environmental protection, division of beaches and shores, for review and comment.

Certificate Of Occupancy / Certificates of zoning compliance

Notice
- NOTE: Certified copy of "NOTICE OF COMMENCEMENT" shall be filed with the clerk of the circuit court after receipt of building permit and before first inspection of completed construction.
Park Impact Fee ($186-$649)
Public Library Impact Fee ($62-$217)
Police Protection Impact Fee ($9-$31)
Trasportation Impact Fee ($583-$1,896)
Foundation Survey-
- For all building projects which require construction of a foundation of 100 square feet or more, a foundation survey shall be submitted to the City Building Division prior to the dry-in inspection. Such foundation survey shall be prepared by or under the direct supervision of a registered land surveyor and certified by same. Any work undertaken prior to submission of the foundation survey shall be done at the builder's risk.
As-Built Survey
- For all building projects requiring a foundation survey, an as-built survey shall also be submitted to the City Building Division prior to the issuance of a certificate of occupancy. The as-built survey shall be prepared by or under the direct supervision of a registered land surveyor and certified by same. No certificate of occupancy shall be issued until the Building Division has received and the Planning Division has examined the survey to determine there are no violations of city code requirements. If a violation is determined to exist, no certificate of occupancy shall be issued, no permanent electric power shall be connected and the structure shall not be occupied until the violation has been remedied.
Landscape Plan Completion-
- No certificate of occupancy shall be issued unless and until the Community Development Department has determined, after final inspection, that the required site landscape has been installed according to the approved application and plan; provided, however, that if circumstances preclude completion of the landscape plan at the time of application for the certificate of occupancy, then the applicant shall post a bond deposit in an escrow account in favor of the City in an amount equal to 120 percent of the estimated costs of the landscape improvements. Estimated costs of the landscape improvements shall be prepared and provided by a Florida-registered landscape architect (signed, sealed and dated). Such bond or escrow account shall be considered sufficient upon the approval of the City Manager or his designee. If the provisions of the landscape plan are not completed within 30 calendar days, unless a one-time extension of an additional 30 calendar days is approved by the City Manager or his designee, after the certificate of occupancy is issued, the bond of or escrow shall be forfeited to the City.
Floodplain stuff-
- For projects proposing to enclose areas under elevated dwellings, include signed Declaration of Land Restriction (Nonconversion Agreement); the agreement shall be recorded on the property deed prior to issuance of the certificate of occupancy

Notes:

The development order is not a construction permit.

- Exceptions to the requirement for a development order. A construction permit may be issued without a development order if any of the following conditions apply:

E. A minor replat granted pursuant to procedures in Section 2.19.01 of this Code; F. Clearing and grading of land:
1. A construction permit may be issued without a development order if any of the following conditions apply: Single-family lots: the clearing and grading is limited to the proposed development area. The applicant shall submit a site plan indicating the proposed development area prior to issuance of the clearing permit.
2. All other lots: the clearing and grading is limited to the proposed development area. The applicant shall submit:
  1. 1. A site plan indicating the proposed development area;
    2. An existing tree survey with all trees of 12-inch diameter at breast height or greater;
    3. A landscape plan, in accordance with Section 12.04.07, which identifies the trees and landscaping to be replanted (reforestation, front perimeter, common areas, and soil erosion control) after the clearing and grading is completed;
    4. An erosion and sedimentation control plan; and
    5. All applicable federal and state permits.

All items identified within the submitted landscape plan must be planted within 30 days after the completion of the clearing/grading. Clearing, grading, and replanting activities shall be completed within 90 days of the issuance of the permit. Failure to satisfy these requirements will result in a code violation and the doubling of the required tree counts for the site; and

Single-family and duplex dwellings are exempt from Fire District Review

20.12.00. - Underground utilities.

All new development projects that include erecting a new building and/or structure shall be required to place all existing and proposed above-ground utility lines, located on the subject property regardless of who the utilities serve, underground. This regulation applies to the construction of new single-family and duplex dwellings and minor and major development order projects on infill lots. All redevelopment projects where above-ground utility lines currently exist on site regardless of who the utilities serve, shall convert said aboveground utility lines underground when said projects are classified as a major development order.

Landscape Development:

Front perimeter/common boundary landscape. Single-family detached and duplex properties shall provide a minimum five-foot wide landscape area abutting the right-of-way. Width of sidewalks shall not be included within the five-foot wide front boundary perimeter landscape area. A minimum five-foot wide common boundary landscape area abutting adjacent property lines shall be landscaped. These regulations do not apply within the Old Destin MMTD sub-area.
- Landscaped buffer yard.(NOT buffer ZONE) The remainder of the front perimeter landscape shall be landscaped with grass, ground cover, shrubs, hedges, other landscaping treatment or native plants, excluding paving. A visual screen of vegetation running the entire length of all common boundaries shall be installed within the five-foot side yard landscaped strip. Such vegetation shall provide a minimum of 50 percent opacity for that area between the finished grade level at the common boundary line and six feet above said level and horizontally along the length of all common boundaries within three years of planting. Single-family detached and duplex properties are exempt from the "visual screen of vegetation" requirement.
- All landscaping shall be installed in a sound workmanlike manner and according to generally accepted good planting practices. Adequate irrigation is required. The type of vegetation used in complying with these requirements shall be indigenous or of a noncompeting exotic species. Any vegetation that dies, becomes diseased or is damaged by vehicular traffic, acts of God or vandalism must be replaced within 30 days after notification of a violation of this section. Nothing in this section is intended to prohibit access between abutting uses where appropriate for automotive and pedestrian movement, if approved by affected parties.
- All accessways through the front perimeter landscape areas of single-family or duplex properties shall have a minimum width of ten feet and a maximum width of 27 feet.
- Fencing. Fencing shall not be located forward of the required front perimeter landscape area except for single-family detached and duplex residences. Single-family detached and duplex properties may have up to a three-foot tall fence located in the five-foot front perimeter landscape area. The City Manager or designee may approve up to an eight-foot fence located in the five-foot front perimeter landscape area of a single-family or duplex property provided that it is determined that the fence height will not impact safety of pedestrians, bicyclists, or motorists.

Single-family detached and duplex properties located on corner lots, where the total frontage of the lot consists more than 60 percent of the total perimeter of the lot, shall only be required to provide the front perimeter landscape area along a property line abutting a right-of-way where one or more of the following conditions exists or is proposed:

An accessway/driveway intersects the property line and connects to the street,
The main formal entry door to the building is oriented toward the abutting right-of-way, orThe name of the abutting right-of-way/street is used in the assigned address.

Single-family detached and duplex properties located on reverse frontage lots shall only be required to provide the front perimeter landscape area along a property line abutting any right-of-way where one or more of the following conditions exists or is proposed:

An accessway/driveway intersects the property line and connects to the street,
The main formal entry door to the building is oriented toward the abutting right-of-way, or
The name of the abutting right-of-way/street is used in the assigned address.

Single-family detached residences are exempt from interior parking landscape requirements

11.03.00. - Mitigation.

Mitigation procedures must be followed in any case where development degrades estuaries, wetlands, bayous, harbors or other natural resources. Degradation means any modifications, alterations, or effects on waters, associated wetlands, surface area, species composition, or usefulness for human or natural uses which are or may potentially be harmful or injurious to human health, welfare, safety or property, to biological productivity, diversity, or stability or which unreasonably interfere with the reasonable use of property, including outdoor recreation. Degradation shall also include secondary or cumulative impacts.

Determination of adequate mitigation- Development projects reviewed and approved by appropriate state or federal regulatory agencies shall be deemed to comply with the City's mitigation provisions and standards and any permit, authorization or statement by the regulatory agency of no jurisdiction due to the absence of such resource at the project site shall be acceptable to the City. The applicant for development approval shall submit to the City copies of any permit, authorization or statement prior to receiving any development permit from the City if activities conducted pursuant to such City-issued permit would impact any natural resource requiring mitigation under this section. Conditions of the permits of state and federal agencies shall also be binding conditions of the City as part of the development order for a project.
Dune Restoration. Whenever construction is to be undertaken in the area between the coastal construction control line (CCCL) and the landward limit of the shoreline protection zone, and if said construction would alter any portion of the primary dune, the City shall require the implementation of a City Council approved dune restoration program to mitigate any damage which would result from the construction. The dune restoration program shall be forwarded to the department of environmental protection, division of beaches and shores, for review and comment.

Floodplain Management

Plumbing notes: The City shall implement water saving regulations so as to effect a 20 percent reduction in wastewater demand. The following procedures when issuing permits and conduction final inspection for plumbing fixtures shall be adhered to:

No tank-type water closet shall be installed having a tank capacity in excess of 3½ gallons of water.
Any tank-type closet with a tank capacity in excess of 3½ gallons shall only be permitted is such water closets are equipped with a device which reduces the average water consumption to no more than 3½ gallons per flush.
No showerhead or faucet shall be installed which allows a flow of more than an average three gallons of water per minute at 60 pounds of pressure per square inch.
Waterwells 10.05.00. - Natural groundwater aquifer recharge/sand-and-gravel aquifer.

Drafting Notes:

2.18.02. General plan requirements.