Review FAQs

General

Policy 2.1.9 Subdivision

Addressing

Concurrency


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GENERAL

What is the zoning on my property and what can I place on it?
Your zoning will vary based on where you are located in the County.  Your zoning and the location of your property will determine what type of development may be possible.  Your tax parcel identification number is used to determine your zoning.

Can I sell off some of my land?  If not, why not?  I am not building a subdivision.
In most cases it will be possible to sell off a portion of your property.  However, you will need to contact the Department of Growth and Environmental Management, Development Services Division, at 435 N. Macomb Street, 2nd Floor, prior to selling the property to apply for and receive the appropriate exempt subdivision approval.

Can I add dwelling units to my property?
The ability to add additional units is dependent upon your zoning and the completion of an Additional Dwelling Unit Affidavit and any necessary environmental permits.  Your tax parcel identification number is required to determine your zoning.

Why do I have to obtain a Letter of Exception?
In the County, some properties were sold without proper subdivision approval.  To remedy this defect, a property owner is required to record a Letter of Exception affidavit with the Clerk of the Court's Office prior to permitting if their property was subdivided between January 1, 1984 and October 31, 1990 without County approval.  Subdivision of property after 1990 will require consistency with the Comprehensive Plan and Land Development Regulations.

What is a Permitted Use Verification (PUV)?
The Development Services process includes an initial step wherein staff makes a determination of eligibility of a development proposal for a specific location, based on the Leon County Land Development Regulations and Tallahassee-Leon County Comprehensive Plan.  If the proposal is eligible at the specified location, applicants are informed of the appropriate review steps for the specific proposal.  In most cases, this determination is required to be in the form of a written document known as a Permitted Use Verification (PUV) Certificate. PUVs are required prior to making application for any developments that are subject to site and development plan review, as well as several of the exempt processes.  The purpose of the PUV process is to assist staff and applicants by clarifying land use and permit issues, and to determine the appropriate review type.  PUVs by themselves do not authorize development; they are simply a guide to the approval steps necessary for development. PUVs may be modified during the review process as additional information becomes available.

When is site and development plan review required?
Generally, the following types of development require review under Article VII (Subdivision and Site and Development Plan Regulations) of the Leon County Land Development Code:

• Non-residential or multiple-use development (including additions to existing structures) of 1,000 gross square feet or greater, or a ten percent increase of total on-site impervious area or greater.

• Residential development for more than two dwelling units or lots for dwellings.

• Any residential or non-residential development that has unique location characteristics arising from proximity to existing or approved low density residential development as determined by the County Administrator or designee.

• Any residential or non-residential development which is proposed on a site with 40 percent or more coverage by conservation or preservation areas outside the Urban Service Area (USA) or proposed development on a site inside the USA with 75% or more site coverage by conservation or preservation areas, as defined by the Comprehensive Plan.

• Development on any lot that was created without going through Leon County's subdivision review process.

• Any subdivision of property (note: this includes the deeding of any portion of the property apart from the entire property).

• Changes in tenancy which require substantial modifications to the exterior of a structure or modifications to the associated parking area.

• New or replacement communication towers.

• Establishment of manufactured home parks.

Applicants are required to complete an application for a Permitted Use Verification (PUV) Certificate.  The PUV will determine whether the proposal is subject to review under the subdivision and site and development plan regulations of the Land Development Code.

What types of development are exempt from site and development plan review?
The following types of development are specifically listed in Section 10-7.402 of the Land Development Code as exceptions to the site and development plan review process:

• The construction or modification of one single-family dwelling unit; a two-, three-, or four-family dwelling unit; or a mobile home; or the construction of an accessory building to a dwelling on a lot or parcel with legal access.

• Commencement of home occupations as defined in, and in accordance with, the Land Development Code.

• Development of nonresidential or multiple use development providing for not more than 1,000 square feet of total gross floor area after construction or ten percent increase of total onsite impervious area.  This exemption applies to additions to existing structures and uses, and to new construction and uses on a non-cumulative basis.

• Changes in tenancy in already built space (existing structures), provided that the conversion requires no substantial modification to the exterior of the structure or modifications to the associated parking area. Type A review applies to those changes of tenancy involving substantial modification to the exterior of the building or modification to the associated parking area, as determined by the County Administrator or designee.

• The development or alteration of any building used exclusively for agriculture, horticulture, or floriculture located in the Rural land use district; provided, however, that construction of dwelling units, not otherwise exempt, or commercial or industrial facilities to process agricultural, horticultural or floricultural beyond harvest, storage or sale of the raw materials is not exempt from the site and development plan requirements of the Land Development Code.

• Change of occupancy. The establishment, exclusively through change of occupancy, of new uses in an existing structure shall not be subject to Type A site and development plan review, but shall be required to meet all other applicable development standards.  However, Type A review shall apply to those changes of occupancy involving substantial modifications to the exterior of the building or modification to the associated parking area, as determined by the County Administrator or designee.

• New or expansion of existing industrial uses or development of up to 10,000 square feet, if site is zoned Industrial and infrastructure extensions to the subject site are not required.

• Boundary settlements, conveyances to government and franchisee, creation of equal or larger parcels, corrective instruments, additional dwelling units without subdivision, and judicial exceptions.  All landowners of parcels that are divided or developed pursuant to this exception shall file an affidavit, on a form approved by the County Attorney, with the Clerk of the Court in the public records of Leon County. The affidavit shall specify that the property has been modified or subdivided, the number of new parcels, if any created, the exemption type used for this action, the legal description of the original location of the parcel(s), and the metes and bounds descriptions of each new parcel.

How long does the site plan approval process take?
The approval process for site plans can vary widely depending on the scale of the project, the completion of the initial submittal, and applicant response times.  Times listed below are only an estimate, as issues or complications discovered during site and development plan review may extend review times.

• Generally, Administrative Streamlined Applications (ASAP) can be approved in thirty (30) days, including approval of the Permitted Use Verification (PUV) and environmental review.

• Generally, Limited Partitions can be approved in forty-five (45) days, including approval of the PUV and environmental review.

• Generally, Type A site and development plans can be approved in sixty (60) days, including approval of the PUV and environmental review.

• Generally, Type B site and development plans can be approved in seventy-five (75) days, including approval of the PUV and environmental review.

• Generally, Type C site and development plans can be approved in one hundred six (106) days, including approval of the PUV and environmental review.

• Generally, Type D site and development plans can be approved in one hundred twenty (120) days, including approval of the PUV and environmental review.