Designing to the Dunes: Building Near the CCCL

Building next to the dunes in Paradise by the Sea sounds like a dream. The reality is that one invisible line shapes every decision: Florida’s Coastal Construction Control Line. If you want the views, rental potential, and long-term value without surprises, you need to understand how the CCCL affects design, permits, and resale. This guide breaks it down in clear steps so you can move forward with confidence. Let’s dive in.

CCCL basics in Paradise by the Sea

The Coastal Construction Control Line is a state program that protects the beach and dune system from major storm impacts. If your project sits seaward of the line, special siting and structural standards apply to safeguard dunes, neighboring properties, public access, and sea turtles. You can view the line for any parcel using DEP’s Map Direct tool and get official guidance on siting, storm elevation, and dune protection in DEP’s CCCL publications. For quick reference, start with the locator and guidance below:

• Use DEP’s tool to locate the Coastal Construction Control Line.
• Review coastal design and turtle-friendly practices in the CCCL publications library.

Buyer and seller impacts

Florida law requires a coastal-property disclosure if a parcel lies partially or fully seaward of the CCCL. Under §161.57, the seller must provide a CCCL affidavit or a survey unless the buyer waives it. That disclosure often affects timelines, negotiations, and due diligence for Paradise by the Sea transactions. Read the requirement here: Florida Statute §161.57.

Check your lot location

Before you design or write an offer, confirm the line.

• Map it first. Use DEP’s CCCL locator to see if your lot is seaward of the line.
• Order a survey. Ask for a licensed survey that shows the CCCL relative to lot corners and structures.
• Get the right contact. Identify the DEP reviewer for Okaloosa through the CCCL permit managers list if you need project-specific guidance.

Design choices that get approved

Projects seaward of the CCCL are reviewed for 100-year storm conditions, which can mean higher elevation and stronger foundations than typical code minimums. These strategies tend to permit faster and perform better:

• Favor elevated, open pile foundations with minimal enclosed space below the elevated floor in coastal high-hazard areas. See FEMA’s builder guide for coastal homes: FEMA P‑499.
• Elevate utilities and use corrosion-resistant materials; use breakaway walls or keep lower levels open where required.
• Protect and rebuild dunes with native vegetation, sand fencing, and boardwalk walkovers designed for dune health. DEP provides specifications in its CCCL publications.
• Implement turtle-friendly lighting: low, shielded, and long‑wavelength fixtures that avoid beach glow during nesting season. Lighting practices are also covered in DEP’s CCCL publications.

Permits and realistic timelines

You may not need a state permit for every repair, but new builds and many renovations seaward of the CCCL do require DEP review.

General permits

Low-impact work that is landward of active dunes may qualify for a streamlined general permit with roughly a 30-day process. Confirm eligibility and forms on DEP’s CCCL application page.

Individual permits

Seaward or complex projects typically require an individual permit with coastal engineering, surveys, dune plans, and 100-year storm elevation calculations. Expect review cycles and requests for more information, and plan for several months. Start here: Apply for a CCCL permit.

Emergency permits

After storms, DEP can issue emergency authorizations for stabilization and recovery. See the pathway and conditions: CCCL emergency permitting.

Note: A CCCL permit does not replace local building or zoning permits, or any federal approvals that might be needed. You must obtain all applicable permits before work begins.

Construction do’s near the dunes

Protecting dunes and wildlife is part of getting approved and staying compliant.

• Stage equipment landward of the dune and fence off vegetation.
• Remove materials from the beach each night and restrict vehicle crossings over dunes.
• Follow turtle protections. Local programs treat nesting season as May 1 through October 31. Expect limits on beachfront work and lighting during this period, guided by DEP’s CCCL publications.

Risks if you skip permits

Unauthorized work seaward of the CCCL can trigger stop-work orders, removal requirements, civil fines, and even liens for cost recovery under Chapter 161. Review the enforcement framework: Florida Statutes Chapter 161. Sea turtles are protected under state law, and harming turtles, nests, or eggs can bring serious civil and criminal penalties: Marine Turtle Protection Act.

Quick checklist

Use this to plan your next move with fewer surprises.

• Buyers

  • Check the parcel on DEP’s CCCL locator.
  • Order a survey showing the CCCL and flood data.
  • Budget time for DEP permitting if building or remodeling seaward of the line.
  • Ask your agent to structure timelines around permit and survey milestones.

• Sellers

  • Confirm whether your property is seaward of the CCCL.
  • Prepare the required disclosure. Under §161.57, the seller must provide a CCCL affidavit or a survey unless the buyer waives it.
  • Gather any prior DEP permits, surveys, and elevation certificates to support buyer due diligence.

Who to contact

For permit questions, start with DEP’s local reviewer list for Okaloosa and neighboring Gulf counties: CCCL permit managers. For dune projects and local nesting-season coordination, county coastal resources staff and community turtle patrol programs are active partners.

Plan your next step

Designing to the dunes is absolutely possible when you plan early, choose permit-friendly construction, and follow turtle-safe practices. If you are buying, selling, or preparing a new build in Paradise by the Sea, we can help you map the CCCL, time your due diligence, and align your design with what DEP approves. For local guidance backed by multi-generational expertise on the Emerald Coast, connect with Abbott Martin Group.

FAQs

What is the CCCL and why does it matter in Fort Walton Beach?

• The Coastal Construction Control Line triggers special siting and design standards for projects seaward of the line to protect dunes, property, and sea turtles; see DEP’s CCCL publications.

How do I check if a Paradise by the Sea lot is seaward of the CCCL?

• Use DEP’s interactive map to locate the CCCL for your parcel and follow up with a licensed survey for certainty.

What permits do I need to build near the CCCL?

• Simple work may qualify for a general permit, while most seaward projects need an individual CCCL permit with surveys and engineering; start on DEP’s application page.

When is sea turtle nesting season and how does it affect construction?

• Gulf-area programs treat nesting season as May 1 through October 31, which often limits beachfront work and requires turtle-friendly lighting per DEP’s guidance.

Does a CCCL permit replace local building permits?

• No, you must obtain all applicable local building and zoning approvals and any needed federal authorizations in addition to a CCCL permit.

What happens if I build without CCCL approval?

• You risk stop-work orders, removal requirements, fines, and potential liens under Chapter 161, plus separate turtle-protection penalties under Chapter 379.