Franklin County Zoning

Planning & Zoning Applications

PZA BOARD APPLICATION TYPES

The Planning & Zoning Adjustment (PZA) Board handles the following types of cases:

APPLICATION FORMS

All forms may be found on the Documents Page under the Zoning Applications category. Completed applications with required documents can be emailed to the contact below

The applicant and/or a representative of the applicant MUST BE present at the scheduled Planning and Zoning Adjustment Board meeting either in person or via zoom or the application will be automatically tabled for no show.

BUILDING WITHOUT A PERMIT OR BOARD APPROVAL WILL RESULT IN DISCIPLINARY ACTION

  • Any project started without a permit will result in a STOP WORK ORDER.
  • Any project started without obtaining Board Approval with result in a STOP WORK ORDER.
  • Failure to obtain Board Approval before starting a project will result in a penalty and/or disciplinary action.
  • Failure to obtain a permit before starting a project can result in a penalty and/or disciplinary action.
  • You will not be permitted to continue until you are in full compliance with all requirements to be issued a permit.
  • If you are unsure if your project requires a permit or Planning & Zoning Board approval, please contact the office before you start any work on your property.

CONTACT INFORMATION

For questions contact the Zoning Department:

What happens if I submit an incomplete application for a Planning and Zoning Board Meeting?

  • The deadline for application submittal is the SECOND TUESDAY of each month before 12:00 NOON (NON-NEGOTIABLE).

  • Incomplete applications will not be accepted.

  • An application is incomplete if it is missing documentation and information.

  • An incomplete application will NOT be placed on the agenda for the requested month’s meeting.

COMMERCIAL DEVELOPMENT

New Commercial Developments

  • Incomplete applications will not be accepted
  • No new commercial buildings, commercial additions, or commercial accessory structures can be permitted until the site plan has been approved by the Planning and Zoning Adjustment Board and the Franklin County Board of County Commissioners.
  • For decision information visit the Board Decisions section on the Boards and Committees page

Required Documents

  1. Completed Application - The Commercial Development application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)
  2. Site Plan (Drawn to scale) - Site plan must depict the proposed project and distance from each setback
  3. Site Survey (If no wetlands are present)
  4. Topographical Survey (If wetlands are present)
  5. Parking plan (Drawn to scale) - Commercial parking requirements can be found on the Documents page under the Ordinances tab.
  6. Stormwater Site Plan (Needs to depict how you plan to deal with the water runoff on your property, for example, swell, retention pond, etc.)
  7. Water and Sewer availability letter or proposed septic location

Fees

  • Commercial Site Plan Review Application Fee…$250.00
  • Failure to obtain Board Approval before starting a project will result in a penalty and/or disciplinary action.

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CRITICAL SHORELINE

Docks, Piers, Boat Lifts, Seawalls, Retention Walls

  • Incomplete applications will not be accepted
  • No new Docks, Piers, Boat Lifts, Seawalls, Retention Walls, or any additions to current Docks, Piers, Boat Lifts, Seawalls or Retention walls can be permitted until site plan has been approved by the Planning and Zoning Adjustment Board and the Franklin County Commissioners.
  • For decision information, please visit the Board Decisions section on the Boards and Committees page

Required Documents

  1. Completed Application - The Critical Shoreline application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)
  2. Site Plan (Dawn to scale) - Site plan must depict the proposed project and distance from each setback
  3. Building area (For Docks) (your site plan must demonstrate that there is enough buildable land for a single-family home that will meet the required setbacks)
  4. Site Survey (If no wetlands are present)
  5. Topographical Survey (If wetlands are present)
  6. DEP (Department of Environmental Protection) Permit or Exemption
  7. Army CORPS Permit or Exemption

Fees

  • Critical Shoreline Application Fee…$125.00
  • Failure to obtain Board Approval before starting a project will result in a penalty and/or disciplinary action.

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PRELIMINARY PLAT

Subdivisions

  1. Completed Application - The Preliminary Plat application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)

  2. Topographical Survey

  3. Building area for each proposed lot (plan must demonstrate that there is enough buildable land for a single-family home that will meet the required setbacks without a need for a variance)

    1. Residential Development Standards apply

      a. Minimum Lot Size: One Acre with a minimum of 100 feet in width and 100 feet in depth

      b. Minimum Building Square Footage: 1,000 square feet heated and cooled space for Property zoned (R-1) & 450 Square feet heated and cooled space for property zoned (R-2)

    2. Residential Building Setbacks apply

      a. Minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road

      b. Minimum of 10 feet from any other property line

      c. Minimum of 50 feet from any wetlands and/or mean high water line

  4. See page 2 of the Preliminary Plat Application for the checklist of required documents

The Board after reviewing the material presented, shall approve, approve with conditions, or disapprove the preliminary plat. Approval shall constitute authorization to submit a final plat. Application for final plat approval shall be submitted within one year following approval of the preliminary plat.

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SKETCH PLAT

Subdivisions

The Board shall be responsible for reviewing and approving sketch plats

  1. Completed Application - The Sketch Plat application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)

  2. Topographical Survey

  3. Building area for each proposed lot (plan must demonstrate that there is enough buildable land for a single-family home that will meet the required setbacks without a need for a variance)

    1. Residential Development Standards apply

      a. Minimum Lot Size: One Acre with a minimum of 100 feet in width and 100 feet in depth

      b. Minimum Building Square Footage: 1,000 square feet heated and cooled space for Property zoned (R-1) & 450 Square feet heated and cooled space for property zoned (R-2)

    2. Residential Building Setbacks apply

      a. Minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road

      b. Minimum of 10 feet from any other property line

      c. Minimum of 50 feet from any wetlands and/or mean high water line

  4. See page 2 of the Preliminary Plat Application for the checklist of required documents

    The Board will advise the developer of its approval or the specific changes it will require as a prerequisite to recommending approval of the subdivision plat. Approval of the sketch plat shall constitute authorization to submit the preliminary subdivision plat in the case of a major subdivision and the final plat in the case of a minor subdivision.

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FINAL PLAT

Subdivisions

The Board shall be responsible for reviewing and recommending to the Board approval of final plats

  1. Completed Application - The Final Plat application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)

  2. Topographical Survey

  3. Building area for each proposed lot (plan must demonstrate that there is enough buildable land for a single-family home that will meet the required setbacks without a need for a variance)

    1. Residential Development Standards apply

      a. Minimum Lot Size: One Acre with a minimum of 100 feet in width and 100 feet in depth

      b. Minimum Building Square Footage: 1,000 square feet heated and cooled space for Property zoned (R-1) & 450 Square feet heated and cooled space for property zoned (R-2)

    2. Residential Building Setbacks apply

      a. Minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road

      b. Minimum of 10 feet from any other property line

      c. Minimum of 50 feet from any wetlands and/or mean high water line

  4. See page 2 of the Preliminary Plat Application for the checklist of required documents

Fees

  • Flat fee of $100.00
  • Plus $2.00/Lot

The Board shall review the final plat, the construction plans, and the report submitted by the county planner. The commission shall recommend to the board that the final plat and construction plans be approved, be approved with conditions, or be denied.

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REZONING & LAND USE CHANGE

  • Incomplete applications will not be accepted
  • The Planning and Zoning Adjustment Board will advise a decision that will go before the Board of County Commissioners for final decision.
  • The decision will be to approve or deny for Public Hearing.
  • If your application is approved, the Zoning Department will schedule a Public Hearing for the proposed change.

Fees

  • Re-Zone Change Application Fee…$250.00
  • Land Use Change Application Fee…$250.00

Required Documents

  1. Completed Application - The Rezoning & Land Use application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)
  2. Proof of Ownership or Deed
  3. Any necessary documents or information supporting your request
  4. Site Survey

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SPECIAL EXCEPTION

To hear and decide such special exceptions, such questions are involved in the determination of when special exceptions should be granted; and to grant special exceptions with the appropriate conditions and safeguards and to deny such requests when not in harmony with the purpose and intent served by the Franklin County Zoning Ordinance:

  • In granting any special exception, the Board shall find that such grant will not adversely affect the public interest.
  • In granting any special exception, the Board may prescribe appropriate conditions and safeguards in conformity with the standards set forth in the Franklin County Zoning Ordinance, the Franklin County Comprehensive Plan, and any other applicable land development regulation adopted by the Board. Violations of such conditions and safeguards, when made part of the terms under which the special exception is granted, shall be deemed a violation of this ordinance.
  • The Board may prescribe a reasonable time limit within which the action for which the special exception was granted shall be commenced, completed or both. Unless some other period is prescribed by the Board, the special exception shall expire six months after its grant unless such action has commenced.
  • The Board shall confer with the Commission in all cases involving requests for special exceptions

Fees

  • Special Exception Application Fee…$250.00

Required Documents

  1. Completed Application - The Special Exception application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)
  2. Site Plan depicting proposed special exception request
  3. Site Survey

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VARIANCE

In order to authorize any variance from the terms of the Franklin County Zoning Ordinance, the Planning and Zoning Adjustment Board must find:

  • Incomplete applications will not be accepted
  • That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same zoning district.
  • The special conditions and circumstances are not the result of an action by the applicant.
  • That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, buildings, or structures in the same zoning district.
  • That literal interpretation of the provisions of this ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of this ordinance and would work unnecessary and undue hardship on the applicant.
  • That the variance granted is the minimum variance that will make possible the reasonable use of the land, building, or structure.
  • That the grant of the variance will be in harmony with the general intent and purpose of the Franklin County Zoning Ordinance and that such variance will not be injurious to the area involved or otherwise detrimental to the public welfare.

More Information:

  • In granting any variance, the Board may prescribe appropriate conditions and safeguards in conformity with the standards of the Franklin County Zoning ordinance, the Franklin County Comprehensive Plan and any other applicable land development regulation adopted by the Board. Violation of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of this ordinance.
  • The Board may prescribe a reasonable time limit within which the action for which the variance was granted shall be commenced completed, or both. Unless some other period is prescribed by the Board, the special exception shall expire six months after its grant unless such action has commenced.
  • Under no circumstances, except as permitted in this section, shall the Board grant a variance to permit a use not generally or by special exception permitted in the zoning district involved or any use expressly or by implication prohibited by the terms of this ordinance in the zoning district. No nonconforming use of neighboring lands, structures, or buildings in the same zoning district and no permitted use of lands, structures, or building in the other zoning districts shall be considered grounds for the authorization of a variance.

Fees

  • Zoning Variance Application Fee…$250.00

Required Documents

  1. Completed Application - The Variance application can be found on the documents page under the Zoning applications section (Incomplete applications will not be accepted)
  2. Site Plan (drawn to scale)
  3. Site Survey (If no wetlands are present)
  4. Topographical (If wetlands are present)

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