Planning Frequently Asked Questions
Q. WHERE IS THE PLANNING DEPARTMENT LOCATED?
A. The Planning Department is located on the 3rdh floor of Frenchtown Renaissance Center, 435 North Macomb Street, Tallahassee, FL 32301 Our telephone number is 850-891-6400, FAX 850-891-6404
Q. WHAT IS THE COMPREHENSIVE PLAN AND HOW DOES IT AFFECT WHAT I CAN DO WITH MY PROPERTY?
A. The Comprehensive Plan is the long-range statement of how and where growth and development in the community is to be located in the future. It is adopted by ordinance, and includes a number of "elements" (or chapters) related to the social, economic, and physical aspects of future development. Each of the elements includes a number of goals, objectives, and policies that are to be applied to public and private land development. Some of the elements also include future conditions maps (such as the future land use map, and the long-range transportation plan maps). All local land development regulations (such as zoning, subdivision regulations, and environmental ordinances) are to be consistent with the Comprehensive Plan.
Q. IF I DO NOT AGREE WITH WHAT IS IN THE COMPREHENSIVE PLAN, WHAT ARE MY OPTIONS?
A. Any citizen has the right to request a Comprehensive Plan amendment. Plan amendments can be processed only twice a year (a statutory limitation). The actual meeting dates for each amendment cycle are publicized. Amendments can be to either the text of the plan or to future conditions maps. There is a filing fee of $200 for map amendments, which partially pays for public notice of the requested amendments. Each cycle of amendments includes review by the Local Planning Agency (Planning Commission), the Tallahassee City Commission, and the Leon County Board of County Commissioners. There are numerous opportunities for written and oral citizen comments throughout the review process. For more specific information, contact the Tallahassee-Leon County Planning Department (891-6400) or access our website at http://www.talgov.com/planning/compln/cp_process.cfm.
Q. IS THE FUTURE LAND USE MAP DESIGNATION THE SAME AS ZONING?
A. No. The future land use map is a part of the Comprehensive Plan. The map includes a number of future land use categories (such as residential and industrial) which provide direction for the more specific land use regulations. Zoning is one of these regulations. All land development regulations are to be consistent with the Comprehensive Plan. Zoning designation on a given parcel of land describes in detail the allowable uses for that land, as well as development standards (such as building setbacks, parking requirements, etc.) that are to be applied to that development.
Q. WHERE CAN I PURCHASE A COPY OF THE COMPREHENSIVE PLAN?
A. These may be purchased from Modern Digital Imaging, 519 North Monroe Street, Tallahassee, Florida 850-222-7514 or you can access an on-line version on the Planning Departments website at http://www.talgov.com/planning/compln/comp_plan.cfm.
Q. WHAT IS THE URBAN SERVICE AREA (USA)?
A. The 1990 Comprehensive Plan includes a projection for where urban growth will occur in the next twenty years to serve an increasing population. This area, known as the Urban Service Area (USA), includes the portions of the City and the County which are to be developed at urban levels of density and can expect the availability of urban infrastructure and services, such as roads, mass transit, stormwater facilities, sanitary sewer, solid waste, and parks. The intent of the Urban Service Area is to 1) promote efficient and compact urban growth; 2) protect the rural character of those areas outside the USA from incompatible uses and densities; 3) assure that local government can afford to provide needed urban services to areas which we designate to receive such services; and 4) make sure that areas we designate for urban development are not "under-utilized."
Q. WHAT IS THE REZONING PROCESS AND HOW LONG DOES IT TAKE?
A. A rezoning is a change from one zoning district to another. Rezonings are requests that are primarily intended to change the permissible uses for a property or properties. Some rezonings may require a change on the Future Land Use Map of the Comprehensive Plan prior to being eligible for rezoning (i.e., from Residential Preservation to Neighborhood Boundary). The following process applies if no future land use map amendment is needed:
Complete application. Applications and information packets including review schedule and submittal review fees are available at the Planning Department (891Â6400) and on Planning Departments website at http://www.talgov.com/planning/zoning/zoning.cfm
- Planning Commission public hearing and recommendation.
- County Commission or City Commission approval.
- Estimated time to complete the rezoning review process is 2 to 3 months.
- The Official Zoning Map and zoning district summary sheets can be found at the Planning Department's website.
Q. WHERE CAN SOMEONE ACCESS COPIES OF CURRENT ZONING MAPS?
A. The official zoning atlas is produced and maintained by the Tallahassee-Leon County Planning Department. Current zoning maps are available from Tallahassee-Leon County GIS http://www.tlcgis.org and can be viewed at the following direct link: http://www.tlcgis.org/zoning/
Q. IS A PLANNED UNIT DEVELOPMENT (PUD) A REZONING?
A. A PUD is a rezoning to a unique district that establishes it's own permissible land uses, intensities, and development standards. You can rezone to PUD in any zoning district and not have to apply for a Comp Plan amendment. However, the minimum size for a PUD is 3 acres. The City/County Land Use Administrators have established that minimum size for PUD' s does not apply where the Comprehensive Plan requires a PUD (i.e., Community facilities adjacent to low density residential -Northeast Branch Leon County Library).
Q. WHAT IS THE PROCESS FOR A PUD REZONING OR AN AMENDMENT TO AN EXISTING PUD?
- Pre-application meeting with staff (mandatory)
- Development Review Committee review and recommendation
- Planning Commission review and recommendation
- County Commission or City Commission approval
- Process takes at least 3 months to complete beginning from submittal of rezoning application for DRC review.