City Projects Preliminary Plat Review
Preliminary Plats are now applied for using the online application portal at https://cityprojects.talgov.net and documents are submitted electronically through City Projects. Until an applicant is comfortable enough with this new submittal process to do it from their own office, they should contact the Growth Management Records Management Section for training or review. If you have questions or would like to make an appointment to submit, please contact our Records Management section via email or call (850) 891- 7078.
Preliminary Plats are reviewed by the Development Review Committee (DRC). The DRC is comprised of the directors (or their designees) of the following City departments:
- Growth Management
- Public Works
- Utility Support Services
- Leon County School Board
Prior to submitting a Preliminary Plat, you will need to have applied for and received a Land Use Compliance Certificate. Also, a Natural Features Inventory (NFI), required by Chapter 5 of the City of Tallahassee Land Development Code, shall be applied for, unless otherwise exempted by the Growth Management Department. The NFI must be approved or conditionally approved prior to the acceptance of the Preliminary Plat application.
Once all documentation has been uploaded to the project folders, the applicant must email intake staff to notify them of the completed document submittal. This should be done using the Project Email and selecting the LI_Intake group from the list of contacts.
Once these items are received, a sign must be posted. The sign-posting affidavit (PDF) must be completed, electronically signed by a notary and then uploaded to the City Projects review, along with a picture of the posted sign. This will constitute a substantially complete application. The deadline for completing all submittal requirements (including sign posting) is 10:00 a.m. on a DRC submittal day.
The DRC meets approximately twice a month in the Growth Management Conference Room located at 435 N. Macomb St. The applicant and/or his or her representative should be in attendance at the meeting. In accordance with the City of Tallahassee Land Development Code, meetings of the DRC are administrative in nature and not subject to the quasi-judicial provisions of Florida Statutes. No testimony may be received from any applicant or member of the public during the course of a DRC meeting. Each DRC member is responsible for providing written findings, which identify whether the application meets the applicable criteria and standards imposed by codes, regulations, and adopted standards of the City. The written findings are transmitted to other members of the DRC, the applicant, and made available for public inspection at least one (1) working day prior to consideration by the DRC. The written findings are the basis for the DRC to approve, approve with conditions, or deny the application. Please be advised that, according to Florida Statute 197.192, all property taxes must be paid prior to the final approval of the division or subdivision of any land, or declaration of condominium of such land.
Once the DRC has met, and if the application is approved, the applicant will be informed of the DRC's approval and any conditions of approval, if applicable. After the applicant has addressed the Conditions of Approval and incorporates all changes, revised copies of the plans should be submitted within ninety (90) days of approval. One ninety (90) day extension for submittal of the revised plans may be granted by the Land Use Administrator, upon written request by the applicant. If the revised plans are not submitted within the time frames specified, the approval shall be deemed null and void. Please be advised that the revised plans should only reflect changes that are necessary to satisfy the approval conditions, otherwise the revised plans should be identical to the original submittal. The DRC members will review the revised plans, and if all of the above-referenced conditions have been satisfied, the DRC Chair will issue final approval.
The decision of the DRC, becomes final thirty (30) calendar days after it is rendered unless a person who qualifies as a party under Chapter 2 of the City of Tallahassee Land Development Code files a petition for formal proceedings before the Tallahassee-Leon County Planning Commission in accordance with Chapter 2 of the City of Tallahassee Land Development Code and pays the appropriate filing fee. The determination of who qualifies as a party is made by the Planning Commission after a petition for formal proceedings is filed. The petition for formal proceedings must be filed within thirty (30) calendar days after the decision sought to be appealed is rendered. Notices to the Tallahassee-Leon County Planning Department should be delivered to City Hall, 4th Floor, Tallahassee, Florida 32301. Notices to the Planning Commission Attorney should be delivered to Chris Bentley, 2548 Blair Stone Pines Drive, Tallahassee, Florida 32301. Failure to file the petition within the time specified herein will result in a waiver of the right to formal proceedings. The Planning Commission Clerk will dismiss any late filed petition.
You are hereby notified that in accordance with Section 286.0105, Florida Statues, should you decide to appeal any decision made by the DRC or take exception to any findings of fact with respect to any matter considered at the meeting referred to above, you may need to ensure that a verbatim record of the meeting is made. Such a record shall include evidence upon which the appeal is to be based.
Under the Florida Land Use and Environmental Dispute Resolution Act, any owner who believes a development order issued by the City is unreasonable or unfairly burdens the use of the owner's land may file a request for relief pursuant to the City Commission Policy No. 414CP for Special Master Proceedings. Before an owner may seek relief under the Act, any appellate proceedings available under Chapter 2 of the City of Tallahassee Land Development Code must be exhausted. A request for relief under the Act must be filed within 30 days after conclusion of the appellate proceedings or the expiration of 4 months. A PDF copy of City Commission Policy No. 414 is available on Talgov.com or you may contact the Growth Management Office.