Our mission is to:
1. Provide professional planning services to the citizens, developers, and government officials of Jefferson County.
2. Assist our citizens in their efforts to comply with federal, state, and local regulations enacted for protection of the overall public
health, safety and welfare when obtaining construction and development permits.
3. Ensure all efforts of the Department are directed toward enhancement of the existing and future quality of life in Jefferson County,
(Note: The Planning Department no longer maintains an email list. Please request being added to the Clerk's email list by sending an email to Kirk Reams <email@example.com>)
Many of the files below are in pdf format and will require the free Adobe Reader to view them.
(Click the image above to open the Adobe Reader download page)
FLOOD INFORMATION PAGE
Please click the link above for important information regarding flooding.
All current and new property owners in Jefferson County should be aware that Land Development Regulations are applicable to all types of development, including subdivisions of property and the construction of buildings (regardless of type) and/or other improvements, such as driveways and power poles.
All subdivisions of land require approval in accordance with the Land Development Code. Verification of approval by the Planning Department should be obtained prior to the recording of all new deeds at the Clerk of Courts Office.
PLEASE NOTE: If property ownership is conveyed to another person/entity without the appropriate Planning Department approval, the future property owner(s) may not be able to obtain building or other construction permits.
Please contact the Planning Department office prior to taking any action, or for answers to any questions, related to land use or the subdivision of property. Building and other types of permits will not be issued for any site without issuance of a Development Permit from the Planning Department.
The following are informational Pdf files available here for viewing, printing, and download - click on the underlined links below:
The 2015 Jefferson County Land Development Code (Adopted 10/20/2015)
Note: Upon opening the above pdf document, there is a lengthy Table of Contents. Your cursor will change from an arrow pointer to a hand with pointing finger. Scroll (wheel works best) to the subject you wish to read and left-click the pointer to go to that suject (it will be at the top of the page).
The LDC contains nine Articles (Chapters) and we tried to make it somewhat like a handbook.
- ARTICLE 1 (General Provisions) outlines the purpose, objectives and definitions of terms of the LDC and when permits are required.
- ARTICLE 2 (Land Use) lists the types of uses by category & the allowable uses in each land use category.
- ARTICLE 3 (Concurrency) This section is required by the Comp. Plan; however, most all of the provisions require just a staff review.
- ARTICLE 4 (Resource Protection) This Article outlines the provisions concerning environmental features and protection.
- ARTICLE 5 (Development Design) The "meat and potatoes" of the LDC (pp 53-93) covers project design for virtually everything.
- ARTICLE 6 (Signs) Pretty much the only design element not covered in Article 5.
- ARTICLE 7 (Non-Standard Development) Basically covers Non-Conforming Developments and Variances.
- ARTICLE 8 (Boards and Agencies) Information regarding the Planning Department, Planning Official, and Planning Commission.
- ARTICLE 9 (Administration) The last Article outlines everything regarding obtaining the various types of Development Permits.
We have tried to provide information in a logical order. If you read Article 1 and then 9, you should find the "tools to use to meet the rules" by reading (in order) from Article Two through Article Seven.
Special Note: Current Land Use Regulations do not require an applicant for any type of subdivision to provide a title opinion for properties to be subdivided (except for Recorded Plats); however, the Planning Department strongly recommends a title opinion be provided. When there are multiple names listed as owners of a parcel, ALL owners must sign ALL applications, etc., or legally appoint a representative authorized to act in their behalf.
The “Vision Plan for a Sustainable Future - Jefferson County, Florida”: Volume I; Volume II; Volume III; Appendix
The 2025 COMPREHENSIVE PLAN (adopted 02/02/2012)
The 2025 FUTURE LAND USE MAP (adopted 02/02/2012, labeled 2011) NOTE: The pdf of the Map is large and may take a while to load. Parcels may be different than as depicted, because the map was last updated 11/19/2012. Saving the pdf map to your computer for future reference will save time. A current version can also be viewed under the Future Land Use layer of the GIS map on the Property Appraiser's Website by doing the following:
1. Click on the link above.
2. When page opens, click on the green box that says "GIS Map".
3. When the map is showing, there is a box to the right of the map with three tabs at the top (Layers, Parcel Info, Tools).
4. Click on the tab labeled "Layers" and then check the box that says "Future Land Use".
5. Zoom to the area of interest.
For information regarding the Jefferson County Planning Commission and Code Enforcement Board: click here.
Planning Commission Meeting Schedule: The Jefferson County Planning Commission does not meet every month; however, when they do, meetings are generally scheduled to begin at 7:00 PM, on the 2nd Thursday of each month. All meetings are advertised a minimum of 10 days (but not more than 30 days) prior to the meeting dates. Meetings are scheduled for:
- · Public Hearings regarding development applications,
- · Public Hearings regarding the adoptions of ordinances,
- · Workshops. Workshops are generally scheduled (& advertised) to occur after "regular" meetings or as separate meetings.
Agenda of upcoming meetings and Minutes of past Planning Commission Meetings are available at the Planning Department office.
Development Applications - Processing Timeframes: Applications for developments may be submitted at any time; however some applications require approval by the Planning Commission or the Board of County Commissioners. For a development project to be scheduled for action by either/both Commissions, a complete application and the related fees must be submitted by the first day of the month prior to the scheduled Public Hearing. This time is required for processing, evaluation and public notification before the application is placed on the meeting agenda. For example: all applications must be submitted on the first day of the month of January for action by the Planning Commission at a Public Hearing on the second Thursday of February. If a project requires approval by the Board of County Commissioners, the Public Hearing for the Board of County Commissioners action will normally be third Tuesday of the month following the Planning Commission Public Hearing. All notification letters and advertisements must reflect these meeting schedules.
Important Notes: A Development Permit must be issued for ANY development - including ANY type of building permit. - An applicant is strongly encouraged to request a pre-application meeting with the Planning Department staff to ensure the applicant is aware of all Land Development Code (LDC) and permitting requirements, including compliance with environmental permitting regulations of the appropriate Water Management District (Suwanee River or Northwest Florida). - The applicant must provide a copy of their Deed to the property and may be required to provide a Boundary Survey, indicating the locations of all existing improvements and delineation of wetlands and flood zones, prepared by a Registered Land Surveyor for Permit Applications. (If the applicant is not the owner, legal authorization to represent the owner must be provided)
For developers and interested citizens: There are many regulations affecting the use and development of land. In addition to the Jefferson County Comprehensive Plan and Land Development Code, there are rules and regulations set forth by various departments of the State of Florida and the U.S. government, including FDEP, EPA, FDOT, NWFWMD, SRWMD, FWC, etc. Please visit the Planning Department Informational LINKS page for links to the agencies listed above. General Information: Administrative procedures are outlined in the Land Development Code in Article Nine.
PLANNING DEPARTMENT FEE SCHEDULE
Please click above link to read/print (opens new browser window)
(All application forms should open in a new browser window)
NOTE: Major Development Applications are not available online. A pre-application meeting is required for all proposed Major Developments (and suggested for all other applications) and application forms and actual submittal requirements may vary depending upon the size and type of development. See LDC Article 9, Section 9.1.4. Designation of Plans as Minor or Major Developments to determine your development type.
Comprehensive Plan Text Amendment or Land Development Code Text Amendment: There are no formal application forms for these requests. If you have a request text amendment (a change to existing language or a suggestion for additional language) in either document, you should call, email, or meet with the Planning Official to discuss the change and appropriate process.
Applications Eligible for Planning Official Approval:
911 Address Application
Business/Home Business Permit Application
Non-Residential Minor Development Application - Less than 25,000 sq.ft. GLA (Gross Leasable Area)
Driveway Permit Application - Requires 911 address plaque to be at center of proposed driveway entrance
Staff Review Minor Subdivisions (Lot Split - Family Subdivision - Minor Replat - Minor Subdivision - Boundary Adjustment)
Temporary Use Permit Application (see LDC Sec. 9.14.0.) Must be Approved and issued to applicant a minimum of 15 days before public announcement of the event. Events limited to a five (5) day duration, with limit of 6 events per year /parcel.).
Unity of Title Form (This is not a required application document; however, it is a form that may be used for certain applications.)
Applications requiring Planning Commission Approval
Variance Application Form - Communications Tower Application Form
These require review by the Planning Official, who makes a recommendation to the Planning Commission to approve, approve with conditions, or deny the application.
Applications requiring Planning Commission & BOCC Approval
These require review by the Planning Official, who makes a recommendation to the Planning Commission to approve, approve with conditions, or deny the application (stating non-obvious reasoning for conditions, etc.). The Planning Commission will forward those recommendations to the BOCC and may add approval conditions or, while forwarding the Planning Official's recommendation, may choose to recommend denial, citing the reasons for the denial recommendation.
Comprehensive Plan Map Amendment To change the Land Use District designation of one or more contiguous properties (example: Three landowners with a combined 125 acres wish to change their three contiguous properties from Agriculture 5 to Residential.
Street Name Request/Change Application Form This application requires three (3) names to be submitted (in order of preference) for review by the Planning Official. Proposed names should not be duplicates or sound close enough to be confused with any existing public or private road in the county (including the City of Monticello).
County Commission approval is only required when requesting the change of an existing name, but not for naming a new public or private road in the county. The Planning Official will generally approve the name of a new road/street as long as it will not duplicate or could otherwise be confused with an existing road name.
For a rename request, the Planning Official will generally make a recommendation to approve the proposed first choice of the applicant that meets the appropriate eligibility requirements.
Petition for Abandonment (County-owned Property, Road R/W, or easement)
NATIONAL WETLANDS INVENTORY INFORMATION
The NWI is available online at http://www.fws.gov/wetlands/Data/Mapper.html When ready to use the mapper (choose “Wetland Mapper VI), you may have to scroll down the page to find and click on the box labeled "Click Here to Open the Wetlands Mapper". After clicking on the "red box" you will see a map and there will be a white box near the upper right corner of the page. Type in an address "XXXX Street name, City, State" (You can substitute the zip code for typing out the city/state). In the box that says "Available Layers", make sure there is a