Backup Docs 07/29/2024 (Presentation)Land Development Code
Amendment
PL20240008157
Updated Approval
Residential Building
Permits
07-29-2024
F.S. 177.073 Overview
On May 29, 2024, the Governor approved the Florida legislature’s newly created
F.S. Section 177.073: “Expedited approval of residential building permits before a
final plat is recorded ”.
By no later than October 1, 2024 , it requires the County to update the building
permit process so an applicant may request up to 50% (and up to 75% or more by
December 31, 2027) of planned homes or the number of building permits that will
be issued for a residential subdivision or planned community before a final plat is
recorded .
If a governing body has a program in place prior to July 1, 2023, to expedite the
building permit process, it only needs to update the program to approve an
applicant’s written application. Prior to July 1, 2023, the County has been
conducting an existing program.
F.S. 177.073
The statue requires “A two-step application process for the adoption of a preliminary
plat, inclusive of any plans, in order to expedite the issuance of building permits…”
pursuant to Section 177.073 (3) (a). It allows an applicant to identify the percentage of
planned homes or number of building permits. By Ordinance 04 -08, section 3.2.7, the
Board had adopted an optional preliminary plat process (PSP). Staff researched
optional PSP petitions from 2012 through 2022 and found the optional process has
been utilized only 19 times (on average 2 per year) to request substitutions to design
standards as deviations to required improvements prior to final plat approval and/or
final subdivision plat process (PPL). Most developers use the PPL and not the PSP
process.
The second step requires “A master building permit process consistent with F.S.
553.794 for applicants seeking multiple building permits that is valid for 3 years after
its issuance or until the adoption of a new Florida Building Code, whichever is earlier.”
Pursuant to F.S. 553.794, the County already has an existing master building permit
program and process for updating the application of single -family, two-family, and
multi -family master building permits. The current application form will be updated.
F.S. 177.073 Continued
The applicant is allowed to contract to sell, but not transfer ownership of, a residential structure
or building, located in a preliminary plat before the plat is approved by the Board and recorded
in public records. Section 177.073 (7) (a).
The County may issue an address and a temporary parcel identification number for lot lines and
lot sizes based on the metes and bounds of the plat contained in the. Section 177.073 (5) (a).
Pursuant to Section 177.073 (6), the County must issue the number or percentage of building
permits requested by an applicant, provided residential buildings or structures are unoccupied
and the following conditions are met :
❑County has approved a preliminary plat for each residential subdivision or planned community.
❑The applicant provides proof that the applicant has provided a copy of the preliminary plat, along
with approved plans, to the relevant electric, gas, water, and wastewater utilities.
❑Applicant holds a valid performance bond for up to 130 percent of the necessary improvements
that have not been completed. For a master planned community, defined by F.S. 163.3202 (5)
(b), a valid performance bond is required on a phase-by-phase basis.
LDC Changes
❑Rename the “optional Preliminary Subdivision Plat “(PSP) to “Conceptual Plat
with Deviations” (CPD). This allows for deviations from design standards not
elsewhere allowed.
❑In LDC section 10.02.04, rename section to collectively be “Requirements for
Subdivision Plats” rather than preliminary and final subdivision plats.
❑F.S. 177.073 refers to a preliminary plat and final plat. Since the County only has
one submission to the Board for a final plat, it will serve as the “preliminary
plat” under the statue.
❑Allow for an applicant to identify up to 50% of planned homes or number of
building permits that may be issued before a final plat is recorded.
LDC Textual Change 7 -26-24
❑In LDC section 10.02.04, F.3.e., retain the existing first sentence, without any change and modify
the last sentence to read as follows: “This agreement shall be submitted with the final
subdivision plat for review and approval and shall be executed by all parties at the time of Board
approval, if building permits are issued when utilizing F.S. 177.073 or at the time of recording the
final plat.” Page 28 (packet page 122).
❑Administrative Code Chapter 5 Subdivision Procedures informational changes:
❖D. 1. Construction Plans and Final Subdivision Plat-Standard. Under Application Contents
subsection add the following:- item16.f.iv. “For projects with preliminary plat per F.S.177.073,
include the number and percentages of proposed homes to be permitted prior to plat recording .”
Item 28. “For projects with a preliminary plat per F.S. 177.073:
o a. Provide the number or percentage of proposed homes to permitted prior to plat recording;
o b. Construction and Maintenance Agreement; and
o c. Performance bond in accordance with LDC section 10.02.04 F.3.e.”
❖G. Plat Recording. Under Applicability subsection, correct citation to 5.04.04 and add the citation
“and 10.02.04 B.4.”
Recommendation
Staff seeks a recommendation of approval to the LDC textual
changes presented or an approval with conditions
for PL20240008157.
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