Q&A Topics

ITEMS TO BE ADDRESSED

• How to Apply for Permits
• Buildable Lots
• Accessory Structures
• Building Department & Permitting Guidance
• Wetlands
• Critical Shoreline District
• Camper Trailers - Travel Trailers - Recreational Vehicles (RV) - Fifth Wheels
• Cell Towers
• Complaints and Concerns
• Water & Sewer Availability

HOW TO APPLY FOR PERMITS

• The Planning & Zoning Department accepts paper applications at 248 HWY 98 in Eastpoint, FL or online through the CitizenServe portal. Applications can be viewed and downloaded on the Documents tab of this website.

  • Paper applications must be submitted to our office either in-person or by mail to 248 HWY 98 in Eastpoint, FL.

  • Digital applications can applied for through the Citizen Serve portal.

    • https://www4.citizenserve.com/Portal/PortalController?Action=showHomePage&ctzPagePrefix=Portal_&installationID=389&original_iid=0&original_contactID=0

• EMAILED APPLICATIONS WILL NOT BE ACCEPTED OR PROCESSED!

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BUILDABLE LOTS

• A parcel of land must be a minimum of one (1) acre or a lot of record prior to April of 2001; there must be proof that a lot that is less than one acre was created prior to April of 2001. (Comp Plan Land Use Policy 1.8)

  • The Clerk of Courts office has a copy of the original deed and acreage on file. It is the applicant’s responsibility to procure and provide this in order to determine if the lot is buildable.

• All components of your build must meet setbacks. Standard setbacks for MOST residential lots are:

  • 25’ front setback
  • 10’ side setback
  • 10’ rear setback
  • 50’ setback from wetlands or water bodies
  • 75’ septic setback from wetlands or water bodies

• How can I confirm that my property is buildable?

  • Franklin County staff cannot confirm that a lot is buildable. You can confirm that your lot is buildable by:

    • 1.) obtaining a copy of the original deed or a survey with acreage to confirm that the lot was either platted prior to April of 2001 or meets the 1-acre size minimum.
    • 2.) placing your proposed build on the property survey, taking all applicable setbacks and utilities into account.

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ACCESSORY STRUCTURES

• Accessory structures cannot be constructed until a principal structure is erected. (Ordinance 2024-07.)

  • Accessory structures are any structure or use subordinate to the principal structure - this includes, but is not limited to, pole barns, pools, and sheds. Sea walls and docks are exempt from this requirement.
  • Example: Pole barns cannot be built on a vacant lot. Pole barns are not allowable until a principal structure (a dwelling for residential lots) has been built.

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BUILDING DEPARTMENT AND PERMITTING GUIDANCE

• Please refer to the Building Department website.

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WETLANDS

• Staff may require a Certified Wetland Delineation as part of a development application when there is potential for wetlands to be present on the property. This is required in order to determine if the Critical Shoreline District regulations and buffers are applicable.

  • Critical Shoreline District Code: https://library.municode.com/fl/franklin_county/codes/code_of_ordinances?nodeId=COLAOR_CH14PLDE_ARTIICRSHDI

• Wetland delineations are required when there is reasonable evidence or indication of wetlands, which may include review of available data sources such as the National Wetlands Inventory (NWI), site conditions, or other environmental indicators. Applicants are encouraged to review their parcel using the NWI Wetlands Mapper; however, this tool is for reference only and not a regulatory determination.

  • National Wetlands Inventory

• Wetlands and flood zones are not the same and do not necessarily correlate. Wetlands are identified based on hydrology, soil conditions, and vegetation, whereas flood zones are determined by flood risk and elevation data.

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CRITICAL SHORELINE DISTRICT

• The Critical Shoreline District consists of all lands within a distance of 150’ landward of waters and wetlands of Franklin County. The intent of the Critical Shoreline District is to assure that all development within this district receives special regulatory attention so as to minimize adverse impacts on the county’s freshwater and marine natural resources. The critical shoreline district includes the Pollution Sensitive Segment and the Critical Habitat Zone.

  • The Pollution Sensitive Segment requires a 75’ septic buffer from all landward waters (MHWL) and wetlands. From 75’ to 150’, the septic system must be aerobic. The purpose of the pollution sensitive segment is to provide a protective buffer between lands suitable for standard septic tanks and sensitive, economically important, freshwater and marine resources.
  • The Critical Habitat Zone requires a 50’ natural buffer from all landward waters (MHWL) and wetlands. This 50’ buffer remain natural, with no development allowed within. The purpose of the critical habitat zone is to retain a natural, low maintenance, vegetated buffer between upland development and wetlands, freshwater and marine resources thereby minimizing shoreline erosion and stormwater runoff.

• ALL DEVELOPMENT WITHIN THE CRITICAL SHORELINE DISTRICT IS LIMITED TO 20% LOT COVERAGE! This includes all impervious surfaces, including but not limited to roofs, concrete or paved driveways, decks, patios and parking areas.

• If you own are looking to buy waterfront property, or property that may contain wetlands, in Franklin County, please read the entirety of the Critical Shoreline District code for details:

  • https://library.municode.com/fl/franklin_county/codes/code_of_ordinances?nodeId=COLAOR_CH14PLDE_ARTIICRSHDI

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CAMPER TRAILERS - TRAVEL TRAILERS - RECREATIONAL VEHICLES (RV) - FIFTH WHEELS

• Prohibited as permanent living quarters in Franklin County. Storage and limited stays are allowable in accordance with Ordinance 82-6.
• NOTE: It is not allowable for vacant lots in Franklin County to hook up to power. (Zoning Code Section 301)

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CELL TOWERS & COMMUNICATION TOWERS

• Before you apply for a Building Permit for a Cell Tower, board approval is required.

  • Cell towers are allowed in all classified zones as a special exception

    • Find applications on the Planning & Zoning Applications page.

      • All cell towers require special exception approval.
      • If over 47 feet tall, a height variance approval is required.

  • Standard setback requirements apply.

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COMPLAINTS AND CONCERNS

By law, no complaint or concern can be submitted anonymously.

• To submit your complaint or concern by using the Report a Concern/Complaint feature, visit the page.

  Compliance Portal

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WATER & SEWER AVAILABILITY

• Contact your area Water & Sewer department:

  • Alligator Point Water: (850) 349-2274
  • Apalachicola Water & Sewer: (850) 653-9319
  • Carrabelle Water & Sewer: (850) 697-2727
  • Eastpoint Water & Sewer: (850) 670-8177
  • St. George Island Water: (850) 927-2648

• If water and sewer are not available, contact the Department of Environmental Protection for septic permits and the North Florida Water Management District for well permits.

  • Septic Permits - DEP (850-245-2118)  
  • Well Permits - NWFWMD (850-539-5999)

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DO YOU HAVE OTHER QUESTIONS NOT LISTED HERE?

• Email our Planning & Zoning Department at zoning@franklincountyflorida.gov

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