Review FAQs

General

Policy 2.1.9 Subdivision

Addressing

Concurrency


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CONCURRENCY

What is concurrency?
"Concurrency" is the requirement whereby local governments are to ensure that proposed developments will be provided the necessary services, such as roads, sewers, parks, storm water drainage, and so forth prior to approval. Concurrency is a requirement mandated by the Florida Legislature in the 1985 Local Comprehensive Planning and Land Development Regulation Act.

The Concurrency Management Ordinance, Chapter 10, Article VI of the Code of Laws of Leon County, and implementing Policies and Procedures Manual were adopted on October 23, 1990. Copies of the Concurrency Management Ordinance and Policies and Procedures Manual are available from the Leon County Department of Growth and Environmental Management at 435 N. Macomb Street, Tallahassee, Florida 32301.

What constitutes "development" that must complete a concurrency review?
All new development or redevelopment, except those projects that are exempt or vested from the Local Comprehensive Plan, are required to complete a concurrency review.

Is there any development that is not required to be consistent or concurrent?
YES. According to the Leon County Vested Rights Review Ordinance (Chapter 10, Article V of the Code of Laws) developments that are "exempt" or "vested" are not required to be consistent or concurrent with the Local Comprehensive Plan. If you have questions regarding this, please call the Development Services Duty Officer at 606-1300.

When do you have to file for concurrency?
A concurrency application must be filed for all proposed projects that have not been determined to be "vested" or "exempt" from the Comprehensive Plan. Once a project has been determined to be "concurrent" and all applicable application fees paid, a Certificate of Concurrency is issued. The Certificate must be obtained prior to the application for a environmental permit or building permit. Note: Please include a copy of the Certificate with each permit application.

How long does it take to process a concurrency application?
Once a complete application has been received by the Development Services Division, a concurrency determination is issued within ten (10) to fourteen (14) business days. A copy of the application is forwarded to the City Management Office for reservation of capacity (if applicable) for countywide parks, mass transit, water, sewer and transportation. The County Development Services Division reserves capacity for boat ramps, solid waste, and transportation.

Can a project elect to waive City of Tallahassee Water and Sewer Capacity Reservation?
YES. All projects are not required to reserve water and sewer capacity. Those that require capacity reservation may elect to waive the reservation of City of Tallahassee water and sewer system capacity until a building permit is issued or the water or sewer tap application is approved, whichever is first. When a Waiver is filed an applicant is issued a Conditional Certificate of Concurrency.

Can an application for a Concurrency Determination be made at the same time that a Comprehensive Plan Amendment or rezoning, subdivision, site and development plan, or Planned Unit Development is applied for?
YES. This is done through the request for a Preliminary Certificate of Concurrency. If the applicant wants to secure a Preliminary Certificate of Concurrency, the applicant should schedule a pre-application conference with the Development Services Division to discuss concurrency issues and the review process.

What happens if a project is not concurrent?
If the initial review indicates that a project is not concurrent, the applicant's options are:

1. Reducing the size of the proposed development project in order to ensure that all capacities will be adequate, or

2. The County and the Applicant may reach an agreement on methods to eliminate the deficiencies prior to the development's impact.

Is there an appeals procedure for denials of concurrency?
YES. Should an appeal be necessary, the following process is available.

1. The appeal should be submitted, in writing, with supporting documentation explaining the basis and justification for the appeal, to the Director of Growth and Environmental Management within ten (10) working days of denial of the issuance of a Certificate of Concurrency or the issuance of a Certificate of Concurrency with conditions unacceptable to the applicant.

2. The Director shall, convene the concurrency appeals committee within 30 working days. The committee is composed of the County Administrator, Director of Growth and Environmental Management , and the County Attorney (or their designees' as approved by the Board of County Commissioners) shall render a decision on the appeal within 15 working days after convening.

3. The decision of the committee may be appealed to the Board of County Commissioners. For additional information on the appeal process please call the Development Services Duty Officer at 606-1300.

How long Is a Certificate of Concurrency valid?
A Certificate of Concurrency is valid for two years. If the Certificate is connected to an approved preliminary development order such as a subdivision, site and development plan, or a Planned Unit Development, the Certificate is valid as long as the development order approval has not expired.