Application Submittal and Review Information - Land Use | Site Plan/Subdivision
Have an upcoming project and need a permit? Perhaps a certificate or a review of your project? The sections below are available to help you navigate the permitting process. The following permit applications are available through our Customer Permit Portal. If you have any questions about the specific permit types listed in this section, feel free to contact Land Use and Environmental Services at 850-891-7001, option #4.
Land Use
The following items are common among all permits and certificates issued by the Land Use and Environmental Services Division - specifically for Land Use. If a process differs for an individual permit type, it will be noted on the individual permit's information section.
This summary is not intended to replace the Tallahassee Land Development Code (TLDC). If you have questions, please contact one of the Growth Management Department’s planners at 850-891-7100, option #4, or consult the TLDC for more detailed information. You can also reach a planning staff member at zoning@talgov.com.
Online Data Application Requirements
When you're ready to apply for a permit, the City's online Customer Permit Portal will ask you for three key categories of information, including project information, project people, and project details. They are discussed below. First, for project information, you’ll need to know the project name, address, and parcel identification number. Second, for project people, please note that the individual listed as the applicant will be the main contact for the project and will be responsible for paying fees and providing documents. For project people, you’ll need to know who is the applicant, the owner, and the contact person or agent. For each of those persons, you’ll need to have their name, address, phone number, and email address. Third, for project details, you’ll be asked to enter pertinent data relating to the type of permit being applied for and scope of the project. Please note that the required project details will vary based on each project’s unique characteristics.
A land use compliance certificate is the first official step in the development process in the City of Tallahassee. A land use compliance certificate is used to determine whether a proposed use or development is permitted by the TLDC, and which type of permit is required for project approval. The purpose of the LUCC is to document at the start of the process whether the use is allowed, what land use entitlements will be required, and whether there are any major issues that the applicant should be aware of.
Project Details
- What is the address and/or tax I.D. number for the proposed project site?
- What is the proposed land use for that site?
Submittal Requirements
Completed application that notes the owner name, the applicant name, the project address and/or tax I.D. number, the proposed use, and the development density and/or intensity.
Review
Land Use Compliance Certificates are required to be applied for via The Customer Permit Portal. The review process takes up to 7 working days and costs $122.
Approval
An LUCC results in a written certificate that documents why a particular proposed use is allowed, allowed conditionally, or not allowed. LUCCs are prepared by staff and do not require a public hearing.
Appeals
If the factual basis of an LUCC is in error, please contact the Growth Management Department’s Land Use Administrator. If the factual basis is correct, an LUCC simply serves as a finding of facts and may not be appealed.
The City’s concurrency management program ensures that building permits for new development will not be issued unless traffic and stormwater facilities are available "concurrently", or at the same time, that the permit is issued.
Concurrency and Pre-Concurrency are now applied for using the online application portal and documents are submitted electronically through ePlan Review. Concurrency and Pre-Concurrency applications are reviewed by the Concurrency Manager.
Site Development Details
Up to eight new or existing land uses
- Type of Development
- Land Use
- Dwelling Units (Residential)
- Bedrooms (Residential)
- Gross Floor Area (Non-Residential)
Submittal Requirements
Review
In order to satisfy the concurrency provisions of the City of Tallahassee Land Development Code, all proposed new development and redevelopment projects must undergo a "concurrency review" prior to the issuance of a Final Development Order that will permit the start of any actual construction activity, unless the development project is exempt or has been determined to be vested. The density, intensity, magnitude and land use of the development project must be specified.
The time frame for a concurrency review is as follows:
- 14 work days for the initial submittal
- 7 work days for the resubmittal
The "concurrency review" will determine if there is adequate capacity in each of the concurrency facilities to accommodate the impact of the new development project at or above the adopted level of service (LOS). A "concurrency review" for traffic and stormwater must occur prior to the issuance of the first development order for a specific development project.
Based on the "concurrency review", one of the following will occur:
- If there is adequate available capacity in traffic and stormwater facilities a "Certificate of Concurrency" may be issued. No further concurrency review, and no mitigation of any concurrency impacts is required in this case.
- If there is not adequate available capacity in one (1) or more of the concurrency facilities, the developer has the following options:
- Withdrawal of the application;
- Revision of the project to reduce the traffic impact below the applicable significance threshold or to a level that can be accommodated by the existing capacity of the roadway network;
- Implementation of an approved concurrency mitigation option to address the facility deficiency; or
- Reapplication for concurrency approval at a future point in time to coincide with proposed roadway improvements.
Approval
Upon final notice of approval of the Development Order, the Concurrency Manager will:
- Confirm that the project has met concurrency as a result of adequate available capacity in all concurrency facilities, or has paid any amount agreed to for mitigation of impacts to address any facility deficiencies;
- Conduct a final "concurrency review" for the project, based on the project parameters approved,
- Issue a "Certificate of Concurrency" for the project to the applicant, with copies to the appropriate agency(ies).
Appeals
If the factual basis of a Concurrency determination is in error, please contact the Growth Management Department’s Concurrency Manager. If the factual basis is correct, a Concurrency determination simply serves as a finding of facts and may not be appealed.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
A Zoning Verification letter provides a written confirmation that a particular land use is consistent with the zoning district for a specific property. Zoning Verification Reviews should be applied for using the online application portal. A Zoning Verification review will provide you with a written document that outlines the zoning designation of a subject property, along with additional property information. The fee for a zoning verification letter is $72.00.
Project Details
Except for the tax identification number for the property in question, this application currently has no project detail requirements.
Submittal Requirements
The Growth Management Department will need the tax identification number of any parcel to process a Zoning Verification Letter. However, other than that, there are no documentation upload requirements for the Zoning Verification Review. If you have supporting documentation that you would like to include with this application, please contact us.
Review
The Zoning Verification review is performed by a Senior Planner within the Land Use and Environmental Services Division and is completed within 7 working days. Once the review is complete, you will be able to download a copy of your letter from the ePlan Review site.
Site Plan/Subdivision
A pre-submittal is an optional step in the development review process. There is no application fee. Within a week, applicants receive detailed comments on their project proposals. The goal of a pre-submittal is two-fold. First, the City wants to establish early lines of communication between project applicants and City staff so that we can identify potential project challenges and help you resolve them early in the process. Second, a pre-submittal is intended to simplify the process for applicants. Instead of discussing potential projects with multiple departments, the pre-submittal creates a single venue that brings all the relevant departments to the table, thereby saving applicants time and money.
Project Details
- Proposed Development (New, Addition, New Use)
- Development Type (Residential Only, Commercial Only or Mixed-Use)
- Residential Details (Proposed Dwelling Units, Existing Dwelling Units, Existing Density and Proposed Density)
- Non-Residential/Commercial (Proposed Use, Existing Use, Proposed Building Sq. Ft and Existing Building Sq. Ft.)
Submittal Requirements
The following information will constitute a complete application:
- Project Narrative describing the proposal - This is simply a written description of the project, which should include the project name, location, land use, density or intensity, and any other relevant project details. The project narrative is typically ½ page to 2 pages in length, depending on the complexity of the project.
- Preliminary Site Plan - All site plans should have a scale in both written and graphic form. This site plan does not need to be "construction ready". We recognize that applicants will likely be at a conceptual stage when they apply for a pre-submittal. However, the site plan must be to scale and show as many project details as possible. Staff’s ability to provide meaningful feedback is directly related to the level of detail provided in the site plan.
All documents should also be submitted in electronic PDF form using the Standard Naming Conventions (PDF). All applications must be submitted by 10:00 AM each Thursday.
Review
The Site Plan Review Committee meets every Thursday morning (excluding holidays) in the Growth Management Department Conference Room to review applications. The deadline for filing an application is the preceding Thursday, so the review time frame is 5 work days. The Committee is comprised of representatives from the following City and County departments:
- Growth Management
- Solid Waste
- Fire
- Planning
- Traffic Engineering
- Police
- Building
- Gas
- Electric Utilities
- Underground Utilities
- Leon County School Board
The applicant and/or agent will meet with the Committee, which can be in person or remote via conference call. Following the meeting, the applicant is provided with written comments from all reviewing departments as well as contact information for each reviewer.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
Broadly speaking, a site plan will be required for any multi-family project bigger than a triplex and all non-residential development larger than 2,500 square feet. The Tallahassee Land Development Code establishes 4 types of site plans, referred to as a Type A, Type B, Type C, and Type D. A Type A site plan applies to projects which are fully consistent with the Tallahassee Land Development Code and require no variances. Type A Site Plan applications are accepted through the online application portal and documents are submitted electronically through ePlan Review.
Project Details
- Proposed Development
- Development Type
- Existing Property Use
- Proposed Property Use
- Number of Lots
Documents Needed before Applying
- Land Use Compliance Certificate (TCC#)
- Concurrency (TCM#)
- Natural Features Inventory (TNF#)
- Exemption (TEX#), if applicable
- Environmental Impact Analysis (TEI#), if applicable
Pre-Submittal
Although not a requirement, applicants are encouraged to apply for a no-cost Pre-Submittal Review meeting prior to filing the Type A Site Plan application. The Pre-Submittal Review meeting is designed to provide the applicant with information prior to the preparation of a site plan application. The applicant may schedule a Pre-Submittal Review by submitting a Pre-Submittal application to the Growth Management Department, Land Use and Environmental Services Division by 10:00 a.m. each Thursday.
Application Procedures
Type A Site Plans are on a one (1) week review cycle. Prior to submitting a Type A Site Plan, you will need to have applied for and received the following:
- Land Use Compliance Certificate (LUCC)
- Natural Features Inventory (NFI), unless otherwise exempted by the Growth Management Department
- Concurrency, unless otherwise exempted by the Growth Management Department
The deadline for filing a Type A Site Plan application is 10:00 a.m. each Thursday. The following information will constitute a complete application:
Review
The Site Plan Review Committee meets every Thursday morning (excluding holidays) in the Growth Management Dept. Conference Room to review applications. The deadline for filing an application is the preceding Thursday, so the review time frame is 5 work days. The Committee is comprised of representatives from the following City departments:
- Growth Management
- Solid Waste
- Fire
- Planning
- Traffic Engineering
- Police
- Building
- Gas
- Electric Utilities
- Underground Utilities
- Leon County School Board
The applicant and/or agent will meet with the Committee, which can be in person or remote via conference call. Following the meeting, the applicant is provided with written comments or conditions of approval from all reviewing departments, as well as contact information for each reviewer. Any conditions of approval must be addressed before the Type A Site Plan can be approved by the Growth Management Director.
Approval
Once an applicant has received a conditional approval, revised site plans addressing all conditions should be submitted within 90 calendar days for review. One 90-day extension for submission of the revised plans may be granted by the Land Use Administrator, upon a 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. The revised site plan is reviewed to confirm it meets the previously approved conditions of approval. Once it is determined all conditions of approval have been satisfactorily addressed, and any outstanding fees have been paid, the site plan is approved by the Growth Management Director or their designee.
Appeals
The decision of the Growth Management Director becomes final 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.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
Broadly speaking, a site plan will be required for any multi-family project bigger than a triplex and all non-residential development larger than 2,500 square feet. The Tallahassee Land Development Code establishes 4 types of site plans, referred to as a Type A, Type B, Type C, and Type D. A Type B site plan applies to projects which are not fully consistent with the Tallahassee Land Development Code and therefore do require a variance. Type B Site Plan applications are accepted through the online application portal and documents are submitted electronically through ePlan Review. Type B Site Plans 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
- Planning
- Utility Support Services
- Leon County School Board
Prior to submitting a Type B Site Plan, you must apply for and receive a Land Use Compliance Certificate. Also, a Natural Features Inventory (NFI), required by Chapter 5 of the City of Tallahassee Land Development Code, must 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 site plan application.
Project Details
- Proposed Development (New, Addition, New Use)
- Development Type (Residential, Non-residential, Residential and Non-residential)
- Existing Property Use
- Proposed Property Use
- Number of Lots
Documents Needed before Applying
- Land Use Compliance Certificate (TCC#)
- Concurrency (TCM#)
- Natural Features Inventory (TNF#)
- Natural Features Inventory Exemption (TEX#), if applicable
- Environmental Impact Analysis (TEI#), if applicable
Submittal Requirements
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.
Review
The deadline for filing an application with the DRC is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days. The DRC typically meets twice a month in the Growth Management Conference Room located at 435 N. Macomb St. The applicant and/or their representative should attend the meeting. Per 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. While no testimony may be received from any applicant or member of the public during the course of a DRC meeting, a public participation opportunity is provided at the beginning of each DRC meeting during which public comment may be heard on any item on the DRC agenda. 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 and the applicant, and are 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.
Approval
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 90 days of approval. One 90-day extension for submission 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 submission. 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.
Appeals
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.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
Broadly speaking, a limited partition is a simplified subdivision process that is available only to proposed subdivisions that are 10 or fewer lots and that meet other criteria established in the TLDC. Limited Partitions are now applied for through the online application portal and documents are submitted electronically through ePlan Review. Limited Partitions 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
- Traffic Engineering
- Planning
- Underground Utilities
- Leon County School Board
Prior to submitting a Limited Partition, you must apply for and receive a Land Use Compliance Certificate. Also, a Natural Features Inventory (NFI), required by Chapter 5 of the City of Tallahassee Land Development Code, must 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 Limited Partition application.
Project Details
- Development Type (Residential Only, Commercial Only or Residential and Commercial)
- Residential Details (Proposed Dwelling Units and Proposed Density)
- Non-Residential/Commercial (Proposed Use and Building Sq. Ft.)
Submittal Requirements
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.
Review
The deadline for filing an application with the DRC is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days. The DRC typically meets twice a month in the Growth Management Conference Room located at 435 N. Macomb St. The applicant and/or their representative should attend 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.
Approval
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, the following should be uploaded to the project within 90 days of approval:
- Subdivision plan digitally signed and sealed by a Registered Land Surveyor licensed to practice in the State of Florida, which depicts any revisions, which have been made during the course of the review.
- A metes and bounds description of each lot in the approved subdivision.
- The Recording Affidavit with appropriate, digital notary signatures of the property owner(s).
One 90-day extension for submission 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. If all conditions have been satisfactorily addressed, the subdivision will be approved by the DRC and the applicant will be notified of the approval. The applicant will then record the affidavit and subdivision documents with the Leon County Clerk of the courts and upload a recorded copy to the City Projects website. The DRC Chair will then issue a final approval letter for the limited partition.
Appeals
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.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
A preliminary plat is the process used to create a new residential or commercial subdivision that does not qualify as a limited partition. Preliminary Plats are now applied for through the online application portal and documents are submitted electronically through ePlan Review. 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
- Traffic Engineering
- Planning
- Underground Utilities
- 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.
Project Details
- Development Type (Residential Only, Commercial Only or Residential and Commercial)
- Residential Details (Proposed Dwelling Units and Proposed Density)
- Non-Residential/Commercial (Proposed Use and Building Sq. Ft.)
Submittal Requirements
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.
Review
The deadline for filing an application with the DRC is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days. The DRC typically meets twice a month in the Growth Management Conference Room located at 435 N. Macomb St. The applicant and/or their representative should attend 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 and the applicant, and are made available for public inspection at least one (1) working day prior to consideration by the DRC.
Approval
The DRC will either approve, approve with conditions, or deny the application. If the project is approved with conditions, revised copies of the plans should be submitted within 90 days of approval, after the applicant addresses the conditions of approval and incorporates all changes. One 90-day extension for submission of the revised plans may be approved by the Land Use Administrator, when requested in writing by the applicant. If the revised plans are not submitted within the time frames specified, the approval will be considered 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 submission. 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.
Appeals
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.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
The Tallahassee Land Development Code allows certain types of changes to a previously approved site plan to be processed as either a minor or major site plan modification.
Project Details
Modification Authorization - To determine whether the changes you are proposing will be considered a "minor" or a "major" modification, please contact us. Staff will provide a letter authorizing your submission as a "minor" or a "major" modification, based on the scope of work as outlined in Chapter 9 of the Land Development Code. The letter from staff must be uploaded with your modification application into ePlan Review.
Submittal Requirements
Minor Modification:
- Apply for modification review
- Modification Determination Letter
- Modification Narrative
- Boundary Survey
- Site Plan with Changes (PDF)
- Completed Owner's Affidavit
- Land Use Compliance Certification
- All documents should also be submitted in electronic PDF form using the Standard Naming Conventions (PDF)
If no changes have occurred since original project submission to any of the above required documents, and documents are still valid, documentation from original submittal can be used to meet this application’s requirements.
Application Fees - After your application has been applied for and reviewed by intake staff, you will receive an email providing you with a link to make your payment online. The fee for a minor modification is $525.
The review time frame for a minor modification is 7 work days.
Major Modification Application Procedures:
- Apply for modification review
- Modification Determination Letter
- Modification Narrative
- Boundary Survey
- Site Plan with Changes (PDF)
- Completed Owner's Affidavit
- Land Use Compliance Certification
- All documents should also be submitted in electronic PDF form using the Standard Naming Conventions (PDF)
If no changes have occurred since original project submission to any of the above required documents, and documents are still valid, documentation from original submittal can be used to meet this application’s requirements.
Application Fees - After your application has been applied for and reviewed by intake staff, you will receive an email providing you with a link to make your payment online. The fee for a major modification is $698. Be advised that major modifications for Type B site plans, preliminary plats, and limited partitions also require a $475 legal notice fee and are subject to all notice requirements.
The review time frame for a major modification to a site plan or subdivision is the same as the time frame for the original approval.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
In some cases, right-of-way is on a project site that is either no longer used or was never developed. An abandonment application is a process which can potentially result in the return of the unused right-of-way to private use, provided certain standards are met.
Project Details
- Type of Abandonment
- Type of Easement
- Street Name
- Date of Presubmittal Meeting (Presubmittal Meeting is REQUIRED before submission of the application)
Submittal Requirements
Sec. 8-41, TLDC, establishes submittal requirements. An application for abandonment of a right-of-way, release of easement, or a closure of a public street must include the following:
- Name, address, phone number, and email address of the applicant and agent, if any;
- Letter of support from each abutting property owner, or a statement setting forth the reason such letter of support is not available;
- Identification of ownership of property adjacent to a street to be abandoned or closed;
- Applicant's designation of agent, if any;
- A narrative description of the request and the basis for it;
- A map or survey showing the approximate location of all known utilities;
- A legal description of all property proposed for abandonment;
- Any additional information requested by city staff that is necessary to ensure consideration of all relevant issues; and
- An appropriate fee for processing and advertising, which fee shall be established and amended from time to time by resolution of the city commission.
Review
Per Sec. 8-42, TLDC, the review process is as follows:
- Apply for a pre-submittal to discuss the application, the procedures for review and approval, and the applicable regulations and requirements for the review type.
- Submit the application to the Growth Management Department as described above. Within 5 working days, Growth Management will determine if the application is complete. If it is complete, then the application will be referred to the Development Review Committee for a public meeting.
- The public notice standards listed at Sec. 8-44, TLDC, must be met relating to mailed notices, posting of an on site sign, and a newspaper advertisement.
Approval
The deadline for filing an application with the DRC is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days.
The Development Review Committee shall issue a written recommendation with findings of fact to the City Commission to approve, approve with conditions, or deny the application. Abandonment of rights-of-way must be demonstrated to be in the best interest of the general public. Neither abandonment of a right-of-way solely for the purpose of placing it on the tax rolls, nor abandonment of a right-of-way solely to benefit an abutting property owner, is considered to be sufficient to meet the test of "in the best interest of the general public." In order to approve an application for abandonment of a right-of-way, the application shall demonstrate that it is in the best interest of the public through compliance with the following:
- The approval of the application shall not create any safety or public health hazard, including any environmental health hazard;
- The approval of the application shall not result in the substantial diminishment of access to any existing parcel/lot of record;
- The approval of the application shall enhance the public health, safety, and welfare;
- The approval of the application shall not result in the substantial diminishment of access to any publicly maintained facility or infrastructure;
- The approval of the application shall not create any condition inconsistent with the Tallahassee-Leon County Comprehensive Plan, this Code, or the Long Range Transportation Plan;
- The approval of the application will not eliminate or preclude a street or bicycle/pedestrian interconnection that the city commission intends to retain;
- The approval of the application will not eliminate or preclude a bicycle/pedestrian trail that the city commission intends to retain; or
- The approval shall not adversely affect service access required for any official public safety, utility service, or waste collection service provider; the United States Postal Service; Leon County Schools buses; or, StarMetro.
Appeals
A party with standing shall have the right to seek review in circuit court as permitted by law within 30 days from final action on any application resulting in the abandonment of a right-of-way.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
A variance is a change to a development standard based on the specific criteria identified below.
Project Details
- Application Type
- Affected Ordinance - Identify the Code citation that applies to the variance.
- Explanation of Request - Identify whether the development standard is being reduced or increased, and explain purpose of request.
- Hardship Statement
Submittal Requirements
- Completed Application for variance
- Completed Owner’s Affidavit
- Legal description and boundary survey of the parcel which is signed and sealed by a Florida Registered Land Surveyor
- Location map
- Applicable Fees
- Color documents should also be submitted in electronic form in one of the following formats: .tif; .pdf; .jpeg; or .bmp.
- A site plan shall be drawn to an appropriate engineer's scale
- Statistical information, if applicable, including: a. Total acreage of the property; b. Existing and proposed maximum building coverage expressed as a percentage of the total property area; c. Existing and proposed pervious and impervious surface area ratio; d. Existing and proposed principle use and ancillary use ratio; e. Existing and proposed density/intensity for the property.
- For sign variances: a. Dimensioned drawings/renderings of the sign; b. Building elevations, if applicable
- Pictures of the site and the area of the variance request
- A narrative describing the hardship
- Additional relevant information which is deemed to be appropriate by the City to ensure consideration of all relevant issues
Review
Variance applications are submitted to the Growth Management Department. Upon being determined complete, they are forwarded to the Board of Adjustment and Appeals for a public hearing. The public hearing must meet the noticing requirements in Sec. 2-164, TLDC. Sec. 2-158, TLDC, establishes the review criteria for a variance, as follows:
- The variance will not be contrary to the public interest;
- The intent of the regulation sought to be varied will be observed and substantial justice done by granting the variance;
- Where, owing to conditions peculiar to the property, existing structures or buildings thereon, and not the result of the actions of the applicant, a strict and literal enforcement of the regulatory code involved would deprive the applicant of rights commonly enjoyed by and frequently occurring on other properties in the applicant's same zoning district under the terms of this Code, and would result in undue practical difficulty or hardship not shared by other property owners in the zoning district;
- The owner's predicament feasibly cannot be obviated through any method other than the variance;
- The applicant may not have created the practical difficulty or hardship;
- The alleged practical difficulties or hardships which would result from failure to grant the variance extend to the inability to use the land in question for any reasonable legal use which is consistent with the surrounding properties and in conformity with the provisions of this Code and include substantially more than mere inconvenience and inability to obtain a higher financial return;
- The variance shall not substantially interfere with or detrimentally affect the health, safety, or welfare of others whose property would be affected by allowance of the variance;
- The variance shall not adversely affect the delivery of governmental services;
- The variance shall not be in conflict with the comprehensive plan;
- The variance shall not allow establishment or expansion of a nonconforming use;
- A variance shall not be granted because of the presence of nonconformities in the zoning district or adjoining districts; and
- No use variances are permitted.
Approval
The Board of Adjustment and Appeals holds monthly public hearings. Consistent with Sec. 2-161, TLDC, "Every decision of the board of adjustment and appeals shall be final; subject, however, to such remedies as any aggrieved party might have at law or in equity. The decision shall be in writing and shall indicate the vote taken on the matter." The deadline for filing an application with the BOAA is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days.
Appeals
Per Sec. 2-164(b), TLDC, the preliminary decision of the Board of Adjustment and Appeals shall become final 30 calendar days after it is rendered unless a person who qualifies as a party, as defined in section 1-2 pays the required fee and files a petition for quasi-judicial proceedings in accordance with this section and the board of adjustment and appeals bylaws. For additional information regarding the appeals process of a decision by the Board of Adjustment and Appeals, please contact us.
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Excessive, unnecessary parking spaces are contrary to other public goals, such as effectively managing stormwater runoff or promoting green space. Therefore, the Tallahassee Land Development Code permits applicants to present data which justifies a reduced number of parking spaces at their project site.
Project Details
- Parking Standards Information
- Land Use Type
- Number of Required Parking Spaces
- Number of Proposed Parking Spaces
- Number of Required Bicycle Spaces
- Number of Proposed Bicycle Spaces
- Number of Required Loading Berths
- Number of Proposed Loading Berths
- Total amount of building Sq. Ft. existing
- Total amount of building Sq. Ft. to be added
- Any required interconnections proposed to be removed
- Review Request Information
- An increase from the specified on-site parking requirements
- A decrease from the specified on-site parking requirements
- A request for pervious parking
- A modification to the Off-Street Parking Space Standards
Submittal Requirements
- Completed Application Form (original)
- Completed Owner’s Affidavit (original)
- Parking study/justification statement providing a basis for the request. The statement must document the source of data used to justify the request.
- Fully-dimensioned traffic circulation/parking plan at a scale sufficient to show all of the necessary information to conduct a review.
- Color documents should also be submitted in electronic form in one of the following formats: .tif, .pdf, .jpeg, or .bmp.
- Filing fee of $345.
Review
The application is submitted to the Growth Management Department. Upon confirming that it is complete, Growth Management forwards copies of the application to the manager of the Planning Department, the City Engineer, and the Land Use Administrator, who will make a recommendation to the Director of the Growth Management Department. The Director has the authority under the TLDC to approve or deny the application.
Approval
As noted above, the Growth Management Director has the authority to approve, approve with conditions, or deny a Parking Standards Review application. From the day it is determined to be complete, it typically requires 5 working days to respond to the application.
Appeals
Sec. 10-332, TLDC, establishes the process for the evaluation of parking standard review applications. The decision of the Growth Management Director cannot be appealed.
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Broadly speaking, the purpose of a PELUC Certificate is to recognize the validity of an existing non-conforming use that does not meet existing zoning, provided it otherwise meets very strict standards established at the above noted citation. With the passage of time, PELUC applications have grown more rare. Given that Sec. 10-101 through 10-109, TLDC, establish very detailed PELUC standards, interested persons are either encouraged to review the noted citation or to call the Growth Management Department’s planning staff to determine if their site may be eligible for a PELUC. The Growth Management Department can be reached at (850) 891-7001, option 4.
Project Details
The types of projects which are eligible for a PELUC are identified by Sec. 10-104, TLDC, "Eligibility for Waiver".
Submittal Requirements
- Original of the Completed Application Package (including owner’s affidavit) should be submitted to the Growth Management Department
- Color documents should also be submitted in electronic form in one of the following formats: .tif, .pdf, .jpeg, or .bmp.
Review
Sec. 10-105 and Sec. 10-106, TLDC, identify the review process for PELUCs.
Approval
PELUC Certificates are reviewed by the Board of Adjustment and Appeals in an advertised public hearing. The deadline for filing an application with the BOAA is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days.
Appeals
Appeals to the decisions rendered by the Board of Adjustment and Appeals regarding PELUCs are addressed in Sec. 10-109, TLDC.
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There are two types of deviation applications. First, deviation applications may accompany a site plan or a subdivision and are reviewed as part of the overall project applications. Second, a deviation application is occasionally filed which is unrelated to a site plan or subdivision. That type of application is called a stand alone deviation. All deviations are requesting that an alternate development standard be applied to a project based on criteria identified below.
Project Details
- Existing Site Plan or Preliminary Plat (if applicable)
- Development Standard Requirement (Chapter and Section of the City of Tallahassee Land Development Code for which request is being made)
- Deviation Description (including what you are reducing or increasing the requirement to)
Submittal Requirements
- Completed application for deviation
- Completed original Owner’s Affidavit (a digital notary signature may be required)
- Legal description and boundary survey of the parcel which is signed and sealed by a Florida Registered Land Surveyor
- Location map
- Applicable fees
- Color documents should also be submitted in electronic form in one of the following formats: .tif; .pdf; .jpeg; or .bmp.
- A site plan shall be drawn to an appropriate engineer's scale
- Statistical information, if applicable, including: a. Total acreage of the property; b. Existing and proposed maximum building coverage expressed as a percentage of the total property area; c. Existing and proposed pervious and impervious surface area ratio; d. Existing and proposed principle use and ancillary use ratio; e. Existing and proposed density/intensity for the property.
- Pictures of the site and the area of the deviation request
- A narrative describing the hardship
- Additional relevant information which is deemed to be appropriate by the City to ensure consideration of all relevant issues
Review
All deviation applications (both stand alone and those associated with a site plan or subdivision) are filed with the Growth Management Department. After being determined complete and meeting the public notice requirements, they are forwarded to the Development Review Committee (DRC) for a public hearing. The DRC has the authority to approve, approve with conditions, or deny applications for deviations.
Approval
The DRC holds public hearings the second and fourth Monday of each month. The DRC has the authority to approve, approve with conditions, or deny applications for deviations. The deadline for filing an application with the DRC is generally 30 days prior to the meeting. Therefore, the review time frame is also 30 calendar days.
Appeals
The decision of the development review committee shall become final 30 calendar days after it is rendered unless a person who qualifies as a party files a petition for quasi-judicial proceedings in accordance with chapter 2, article III, division 2, subdivision II of the TLDC, and the bylaws of the planning commission. Failure to pay the filing fee, and/or to file the petition as required in this Code is jurisdictional and shall result in a waiver of the right to petition for quasi-judicial proceedings.
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A technical amendment is used to make very minor changes to a lot of record (not a recorded plat), such as minor changes to a lot boundary.
Project Details
- Narrative of the Request
- Property Acreage
Submittal Requirements
- A letter (original) requesting and describing the technical amendment signed by all of the legal owner(s) of the subject properties;
- Completed Owner’s Affidavit (original);
- Tax Parcel Identification Number(s) of subject parcel(s);
- Site plan with legal description showing existing conditions including utility service locations that will be impacted by lot line adjustments;
- Site plan with legal description showing proposed conditions;
- Color documents should also be submitted in electronic form in one of the following formats: .tif, .pdf, .jpeg, or .bmp; and
- Fee of $470 (made payable to the City of Tallahassee).
Review
Sec. 9-97 provides the review criteria for technical amendments, which include the following: A technical amendment shall affect only a portion of the lot of record. Technical amendments are not applicable to recorded plats; No additional lots nor streets are created; The lots resulting from the technical amendment are not reduced below the minimum sizes required by these regulations and the zoning code of the city; There is no change in the orientation of any lot adjacent to streets; No streets are vacated; and There will be no impact resulting from the proposed change which, in the opinion of the land use administrator, would require a public hearing before the planning commission.
Approval
The applicant shall submit the amendment to the land use administrator. The Land Use Administrator shall review the request and if necessary receive input from appropriate agencies. The Land Use Administrator shall notify the applicant of the decision within 30 days.
Appeals
An applicant may appeal the decision of the Land Use Administrator to the Planning Commission.
Information Sheets and Checklists
Document Submission Requirements and Naming Conventions
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