Franklin County Zoning

Rules & Regulations

ITEMS TO BE ADDRESSED

ARMORY RENTALS

The Armory is now open for reservations as of February 1st, 2023.

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BUILDABLE LOTS

  • How do I determine if my Residential lot is buildable?

    • What is Residential zoning? Properties zoned R-1, R-2, R-3, or R-4

    • A parcel of land must be a minimum of one (1) acre or a lot of record prior to August of 1978

    • If the parcel of land is less than one (1) acre, there must be proof that it was created prior to August of 1978

    • To check the original deed, you can contact the Clerk of Courts for a copy of the original deed and acreage.

      • Apalachicola Office: 33 Market Street, Suite 203. Apalachicola, FL 32320 Phone: (850) 653-8861

    • Are there wetlands present? You must be able to meet all setbacks

      • 25 Feet front setback
      • 10 Feet side setback
      • 10 Feet rear setback IF NO WETLANDS ARE PRESENT
      • 50 Feet rear setback IF WETLANDS ARE PRESENT

  • How do I determine if my Agricultural lot is buildable?

    • What is Agricultural Zoning? Properties zoned A-1 or A-2

    • A parcel of land must be minimum of forty (40) acres or a lot of record prior to August of 1978.

    • To check the original deed, you can contact the Clerk of Courts for a copy of the original deed and acreage.

      • Apalachicola Office: 33 Market Street, Suite 203. Apalachicola, FL 32320 Phone: (850) 653-8861

  • How can I ensure that my property is buildable and meets all county setbacks?

    • For a more accurate determination on if your property is buildable, please speak with a local surveyor or Environmental Specialist and ask for a survey of your property with the buildable area outlined. All local surveyors and Environmental Specialists are aware of the Franklin County rules and setbacks and should be able to include that on your survey. If you have any questions, please do not hesitate to reach out to the Zoning Department at 850-653-9783 option 3 or via email at zoning@franklincountyflorida.gov

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BUILDING DEPARTMENT AND PERMITTING GUIDANCE

  • The Franklin County Building Department website has everything pertaining to your Building and Permitting needs. The Building Department provides the services listed below:

    • Review of proposed construction plans
    • Issuance of Building Permits
    • Public permits search portal
    • Performs inspections on construction
    • Investigates building code complaints
    • Registration and disciplinary control of all contractors in Franklin County
    • Flood Zone information
    • To access these services, click the link here

  • 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.

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

  • Can I park my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel on my property? YES

    • Camper Trailers, Travel Trailers, RV’s and Fifth Wheels are allowed to be parked on your property.
    • 14 days is the MAX you can camp on your property with your self-contained Camper Trailer, Travel Trailer, RV, or Fifth Wheel.

  • Can I live in my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel on my property? NO

    • Camper Trailers, Travel Trailers, RV’s and Fifth Wheels are prohibited as permanent living quarters in Franklin County.
    • 14 days is the MAX you can camp on your property with your self-contained Camper Trailer, Travel Trailer, RV, or Fifth Wheel.

  • Can I camp on my property in my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel? YES

    • The Camper Trailer, Travel Trailer, RV, or Fifth Wheel must be self-contained.
    • 14 days is the MAX you can camp on your property with your self-contained Camper Trailer, Travel Trailer, RV, or Fifth Wheel.
    • Camper Trailer, Travel Trailer, RV, or Fifth Wheel cannot be hooked to Power, Water, Sewer, or Septic.

  • Can I live in my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel if I’m building a house on my property? YES

    • If you have an active Building Permit as OWNER BUILDER, you can live on our property while you build your own home.
    • If you have an active Building Permit with a Licensed Building/Residential Contractor, you CANNOT live on your property while your home is being built.
    • Permit must be active with frequent and required inspections.

  • Can I build a concrete pad to store my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel on? YES

    • You can build a concrete pad on your property to store your Camper Trailer, Travel Trailer, RV, or Fifth Wheel but it must remain self-contained
    • 14 days is the MAX you can camp on your property with your self-contained Camper Trailer, Travel Trailer, RV, or Fifth Wheel.

  • Can I attach my Camper Trailer, Travel Trailer, Recreational Vehicle (RV), or Fifth Wheel to Power on my property? NO

    • The Camper Trailer, Travel Trailer, RV, or Fifth Wheel must be self-contained.
    • 14 days is the MAX you can camp on your property with your self-contained Camper Trailer, Travel Trailer, RV, or Fifth Wheel.
    • The Camper Trailer, Travel Trailer, RV, or Fifth Wheel cannot be hooked to Power, Water, Sewer, or Septic.

  • Are there RV Parks or Campgrounds in Franklin County? YES

    • There are a few RV Parks and Campgrounds located in Franklin County.
    • To search for local campgrounds in Franklin County, click here.

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CELL TOWERS & COMMUNICATION TOWERS

  • In what Zone are Cell Towers or Communication Towers allowed?

    • Cell Towers or Communication Towers are allowed in every Classified Zone as a Special Exception
    • To apply for a special exception, you will need to complete the steps found on the Planning & Zoning Applications page under the Special Exception section.
    • All new proposed cell towers require a special exception
    • All new proposed cell towers require a variance if they will exceed the 47 feet max height requirement for Franklin County
    • Building and setback requirements for Cell Towers will be based on what the property is currently zoned. You can check what a property is zoned by searching our GIS MAP with the property address or parcel ID number.

  • Do I need to permit for a Cell Tower or Communication Tower? YES

    • Before you apply for a Building Permit for the Cell Tower or Communications Tower, please be sure to request a special exception. (See question above)
    • Cell Towers or Communication Towers will need to meet the setback requirements for that location zone. For instance, if the property is zoned Residential, you will need to meet the setbacks outlined for Residential parcels/lots.
    • Cell Towers or Communication Towers are restricted to the same maximum building height of 47 Feet.
    • If the proposed Cell Tower or Communication Tower will exceed the maximum building height of 47 feet, you will need to request a variance. To apply for a variance, you will need to complete toe steps found on the Planning & Zoning Applications page under the Variance section.

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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 Zoning Services page.

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COMPREHENSIVE PLAN

  • The 2022 Franklin County Comprehensive Plan can be found on the documents page under the Ordinance section.

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ENCROACHMENTS

  • What happens if someone has built a structure on my property with a permit?

    • You can check the permits portal to see when or if a permit was pulled for the structure.
    • If the permit was pulled, you can file a complaint with the Building Department by emailing permits@franklincountyflorida.com
    • In some cases, structures built with or without a permit on your property are considered civil and Franklin County cannot intervene.

  • What happens if someone has built a structure on my property without a permit?

    • You can file a complaint with the Building Department by emailing permits@franklincountyflorida.com
    • In some cases, structures built with or without a permit on your property are considered civil and Franklin County cannot intervene.

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FENCING - COMMERCIAL & RESIDENTIAL FENCE PERMITS

  • Do you need Planning & Zoning Approval for a Commercial or Residential Fence? No

  • Do I need to pull a permit for a fence? Yes

  • What documents are required when submitting a fence permit?

    1. Completed Application. The fence permit application can be found on the documents page under the Permit applications
    2. Site Plan. A site plan must depict the location of the proposed fence

  • Where do you submit your fence permit application? All completed fence permit applications and required documents can be emailed to zoning@franklincountyflorida.gov

  • Please review Section 464 & Section 301 for fence regulations. The regulations can also be found on the documents page under Ordinances.

  • How long does it take for my permit to be processed once it’s been received? If your application is complete, processing will take approximately 3 to 5 business days

  • How do we make payment? The Zoning Administrator will call and/or email you when your permit is ready to be issued and payment can be made. At this present time, the Zoning Administrator can only take cash or check payments. Fees can be found on the Zoning Permits page

  • How long is my permit good for? Your permit will expire 1 year from the date of issuance

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FLOOD ZONE

  • Does the Zoning Department handle Flood Zone information?

  • How do I determine my property’s flood zone?

    • You can check the flood zone and effective base flood elevation on the Northwest Florida Water Management Portal.

    • For more flood requirement information, you can contact the Flood Zone Administrator by calling the Franklin County Building Department.

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GOLF CARTS

  • Are there Golf Cart rules for Franklin County? YES

    • You can see the rules and restrictions for Golf Carts for St. George Island and Eastpoint on the Municode website here.

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METAL BUILDINGS AND POLE BARN STRUCTURES

  • Can I use a Metal Building or a Pole Barn as a dwelling?

    • There are strict development standards and restrictions for the use of metal structures and Pole Barns as a single-family detached dwelling within Franklin County.
    • To see those standards and restrictions, please see Ordinance NO 2018-03 located on the documents page under ordinances.

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SECONDARY STRUCTURES

  • Can I place an accessory/secondary structure on vacant property? NOT WITHOUT A PRINCIPAL STRUCTURE FIRST

    • An accessory or secondary structure (shed/pole barn/carport/etc) shall not be constructed nor accessory use allowed until a Principal structure (house/dwelling) has been constructed first. (Term Definitions - Section 220.02)

  • Can I place an accessory/secondary structure on my property if there is already a primary/principal structure present? YES

    • All secondary structures require a permit.

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SHORT TERM RENTALS

  • Does Franklin County have any rules or regulations for Short Term rentals and Vacation Rentals? NO

    • Franklin County does not currently have any rules or regulations for Short Term Rentals and Vacation Rentals. Please visit the Florida Department of Revenue to ensure you are in compliance with the State of Florida rules and regulations for Short Term Rentals and Vacation Rentals.

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SIGNAGE

  • What are the rules and regulations for signage in Franklin County?

    • Please see the signage information Section 450 under Signs located on the Documents page under Ordinances.

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TINY HOMES

  • Can I put a tiny home on my residential property? NO

    • A tiny home size can range from 60 square feet to 400 square feet when built on a trailer. The minimum square footage that can be built on a property zoned for Mobile Homes (R-2, R-4, and R-6) is 450 square feet heated and cooled space.
    • You can check your property zoning by using our GIS Map
    • Once you check what your property is zoned, you can check the permitted uses and structures allowed for that zone on our Zoning Classifications page.

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TURTLE LIGHTING

  • What is turtle lighting?

    • In order to provide the highest level of protection for nesting marine turtles and their hatchlings, the county adopted specific standards for existing artificial lighting sources seaward of the Coastal Construction Control Line.

  • What is the Coastal Construction Control Line (CCCL)?

    • The Coastal Construction Control Line (CCCL) Program regulates structures and activities that can cause beach erosion, destabilize dunes, damage upland properties or interfere with public access. CCCL permits also protect sea turtles and dune plants.
    • You can check if your property is located within the Coastal Construction Control Line by using the CCCL Map Direct here

  • If I have an existing home that is seaward of the Coastal Construction Control Line, am I obligated to use turtle lighting? YES

    • Please see the Lighting Ordinance for Marine Turtle Protection of Frankling County, Ordinance NO 2015-1 located on the documents page under Ordinances. This ordinance addresses standards for existing homes as well as new proposed homes.

  • Do I have to have turtle lighting if I’m building a new home on a parcel seaward of the Coastal Construction Control Line? YES

    • Please see the Lighting Ordinance for Marine Turtle Protection of Frankling County, Ordinance NO 2015-1 located on the documents page under Ordinances. This ordinance addresses standards for existing homes as well as new proposed homes.

  • If I have a new home or existing home that is not located seaward of the Coastal Construction Control Line, am I obligated to have turtle lighting? NO

    • The Marine Turtle Protection Ordinance addresses specific standards for new proposed homes and existing homes that are located seaward of the Coastal Construction Control Line.

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WATER & SEWER AVAILABILITY

  • Is there water and sewer availability on my property I’m proposing to build on?

    • The Franklin County Zoning Department does not handle water and sewer availability. To determine whether water and sewer is available for your property, please contact the local water and sewer department for your district.

      • 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 there is no water and sewer availability on my property, will I have to have septic on my property?

    • To determine if your property will need septic, please contact your local health department for your district.

      • Franklin County Health Department (Apalachicola): (850) 653-2111
      • Franklin County Health Department (Carrabelle): (850) 697-4121

  • How do I determine if there is already a septic system on my property?

    • To determine if your property has a current septic system, please contact your local health department for your district.

      • Franklin County Health Department (Apalachicola): (850) 653-2111
      • Franklin County Health Department (Carrabelle): (850) 697-4121

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WETLANDS MAPPER

Wetlands are governed by U.S. Fish & Wildlife Service

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DO YOU HAVE OTHER QUESTIONS OF CONCERN NOT LISTED HERE?

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