Franklin County Zoning

Zoning Districts and Allowable Uses

ZONING DISTRICTS AND ALLOWABLE USES

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  • Recent zoning changes may not be shown on the map right away but will be updated.
  • Once you’ve confirmed your property’s zoning, you can find your zoning classification, permitted uses, and setbacks below.
  • You can search the GIS with the Parcel ID or by using the location address.

District Symbol & District

The PDF version of the Franklin County Zoning Regulations not otherwise outlined below can be found on the Documents Page under the Zoning Ordinances section.

ZONING MAPS

The PDF version of the Franklin County Zoning Maps can be found on the Documents Page under the Zoning Maps section

The GIS Map can be found on the Documents Page under the GIS Map section

ZONING REGULATIONS

The PDF version of the Franklin County Zoning Regulations can be found on the Documents Page under the Zoning Ordinances section.

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

RESIDENTIAL DISTRICTS

R1 SINGLE FAMILY RESIDENTIAL DISTRICT

District Intent:
  • To ensure the health, safety, and fiscal well-being of residents by limiting the extent and density of single-family residential development and directing growth to those areas where public services are available and where soils are suitable for development
Permitted Uses and Structures:
  1. One Single family detached dwelling per lot
  2. Parks and Playgrounds
Development Standards:
  • Minimum Lot Size: One acre, with a minimum 100 feet in width and 100 feet in depth, or an existing lot of record, as of July 1, 1981
  • Minimum Building Square Footage: 1,000 square feet heated and cooled space
  • Maximum Building Height: 47 feet in height, except where it might be amended by Florida Department of Transportation height restrictions around airports
  • Maximum Impervious Lot Coverage: 50%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R2 SINGLE FAMILY RESIDENTIAL/MOBILE DISTRICT

District Intent:
  • To ensure the health, safety, and fiscal well-being of residents by limiting the extent and density of single-family residential development and directing growth to those areas where public services are available and where soils are suitable for development
Permitted Uses and Structures:
  1. One Single family detached dwelling per lot
  2. Parks and Playgrounds
  3. Mobile Homes
Development Standards:
  • Minimum Lot Size: One acre, with a minimum 100 feet in width and 100 feet in depth, or an existing lot of record, as of July 1, 1981
  • Minimum Building Square Footage: 450 square feet heated and cooled space
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 50%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R3 SINGLE FAMILY ESTATE RESIDENTIAL

District Intent:
  • To limit development in areas not already developed or otherwise served by public facilities which due to the nature of the terrain, drainage patterns, soil, surface waters, future energy conservation, proximity to Class II waters, and other limiting factors require development densities less than single family residential.
Permitted Uses and Structures
  1. Single family detached dwellings
  2. Parks and playgrounds
Development Standards
  • Minimum Lot Size: One single family dwelling unit per five acres. The five acre tract must have a depth and width of at least 200 feet. Clustering of dwelling units shall be allowed so long as there is no more than one single family dwelling per acre and the development complies with the Franklin County Subdivision Ordinance. If any clustering occurs, the property owner shall place a restriction recorded in the public records on the property that is to be left in open space stating that the property does not contain any development rights until the property is rezoned.
  • Minimum Building Square Footage: 1,000 square feet heated and cooled space
  • Maximum Building Height: 47 feet in height
  • Maximum Impervious Lot Coverage: 25%

Building Setbacks:

  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • A setback minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R3MH SINGLE FAMILY ESTATE RESIDENTIAL/MOBILE HOMES

District Intent:
  • To limit development in areas not already developed or otherwise served by public facilities which due to the nature of the terrain, drainage patterns, soil, surface waters, future energy conservation, proximity to Class II waters, and other limiting factors require development densities less than single family residential.
Permitted Uses and Structures:
  1. Single family detached dwellings
  2. Mobile Homes
  3. Parks and playgrounds
Development Standards:
  • Minimum Lot Size: One single family dwelling unit per five acres. The five acre tract must have a depth and width of at least 200 feet. Clustering of dwelling units shall be allowed so long as there is no more than one single family dwelling per acre and the development complies with the Franklin County Subdivision Ordinance. If any clustering occurs, the property owner shall place a restriction recorded in the public records on the property that is to be left in open space stating that the property does not contain any development rights until the property is rezoned.
  • Minimum Building Square Footage: Mobile Homes must be a minimum of 800 square feet of heated floor area. Mobile Homes can not be placed in the Coastal High Hazard Areas as defined by Policy 12.5 in the Coastal Conservation element of the Franklin County Comprehensive Plan.
  • Maximum Building Height: 47 feet in height
  • Maximum Impervious Lot Coverage: 25%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • A setback minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R4 SINGLE FAMILY HOME INDUSTRY DISTRICT

District Intent:
  • To ensure the continued maintenance and support of home related activities associated with fishing which occur in or near the family residence, and for certain cottage industries by providing for areas suitable for such activities.
Permitted Uses and Structures:
  1. One Single family detached dwelling per lot
  2. Parks and Playgrounds
  3. Mobile Homes
Development Standards:
  • Minimum Lot Size: One acre, with a minimum 100 feet in width and 100 feet in depth, or an existing lot of record, as of July 1, 1981
  • Minimum Building Square Footage: 450 square feet heated and cooled space
  • Maximum Building Height: 47 feet in height, except where it might be amended by Florida Department of Transportation height restrictions around airports
  • Maximum Impervious Lot Coverage: 80%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R5 MULTI-FAMILY DISTRICT

District Intent:
  • To provide for areas suitable for multi-family dwelling units.
Permitted Uses and Structures:
  1. Single Family dwellings
  2. Two, three, and four family dwelling units
  3. Townhomes, condominiums and time-sharing units
Development Standards:
  • Minimum Lot Size: One dwelling unit per 10,000 square feet; provided, however, that single family dwellings shall be developed in accordance with the development standards of the R-1 zoning district
  • Maximum Building Height: 47 feet in height. The following minimum square footage of heated floor space for multi-family units will apply; one bedroom, 600 square feet, two-bedroom, 800 square feet, three-bedroom, 1,000 square feet.
  • Maximum Impervious Lot Coverage: 50%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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R6 RURAL RESIDENTIAL DISTRICT

District Intent:
  • To limit development density in residential areas located away from existing infrastructure and development.
Permitted Uses and Structures:
  1. Single Family detached dwellings
  2. Parks and Playgrounds
  3. Mobile Homes
  4. Land intensive recreational uses
  5. Agricultural activities allowed in A-2 District
Development Standards:
  • Minimum Lot Size: The overall density on the property is one dwelling unit per 10 acres with a minimum lot size of one dwelling unit per acre. The lot must have a minimum depth and width of at least 100 feet. If any clustering occurs, the property owner shall place a restriction recorded in the public records on the property that is to be left in open space stating that the property does not contain any development rights until the property is rezoned.
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 50%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands and/or mean high water line

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COMMERCIAL DISTRICTS

C1 COMMERCIAL FISHING DISTRICT

District Intent:
  • To provide for the location of commercial activities related to the seafood industry and the Bay. It is recognized that these activities require proximity to the Bay and this designation will ensure that land is set aside for such activities
Permitted Uses and Structures:
  1. Light intensive seafood processing including, but not limited to oyster, shrimp, and fin fishing processing.
  2. Docking and landing facilities with special provisions for commercial fishing boats.
  3. Support facilities including boat building, marine fueling, marine hardware, net weaving, ice making, seafood storage and warehousing
  4. Marine culture shore facilities including shellfish rearing and fattening and crab culture.
  5. Uses determined by the Planning and Zoning Commission to be similar to the above.
Development Standards:
  • Minimum Lot Size: No minimum lot size or lot area per unit, lot width, depth, or frontage; however, existing lots may not be subdivided
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 80%
Building Setbacks:
  • There is no minimum requirement for lot width, and front, rear, and side yards.
  • Franklin County Ordinance 89-8, Critical Shoreline, and Franklin County Ordinance 88-2, Flood Hazard, are applicable to lands within this district.

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C2 COMMERCIAL BUSINESS DISTRICT

District Intent:
  • To provide for commercial development in the unincorporated county near present concentrations of population.
Permitted Uses and Structures:
  1. Financial, real estate, insurance and other professional services.
  2. Retail sales including such retail services as barber and beauty shops, laundry and dry-cleaning facilities.
  3. Restaurants, lounges, food services, public assembly halls and entertainment centers.
  4. Automotive and engine repair shops and other repair services.
  5. Warehouse and storage facilities.
  6. Uses determined by the Planning and Zoning Commission to be similar to the above.
  7. Hotels and motels (low impact 50 or fewer units).
  8. Resort Condominium Units (low impact 37 or fewer units) that meet all four of the following criteria: (a) are licensed as a transient public lodging establishment pursuant to Section 509.013(4)(a)1, Florida Statutes (2016) and are rented to guests at least three times per year for periods less than 30 calendar days per rental; (b) are located south of U.S. Highway 98; (c) were approved prior to August 3, 2005 and completed prior to November 15, 2007; and, (d) recorded their Declaration of Condominium in Franklin County, Florida, on or before January 7, 2008. For the purposes of this District, Resort Condominium Units (low impact 37 or fewer units) which satisfy all four of the above criteria shall not be deemed to constitute a residential use and an owner of such Resort Condominium Units may occupy such unit during the period such unit is not rented to guests. Any Resort Condominium Units (low impact 37 or fewer units) which does not satisfy all four of the criteria above shall be governed by Franklin County Ordinance 2007-27, which in part limits owner occupation to no more than 30 calendar days per year.
Development Standards:
  • Minimum Lot Size: No minimum lot size or lot area per unit, lot width, depth, or frontage; however, existing lots may not be subdivided
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 80%
Building Setbacks:
  • A setback of twenty-five (25) feet from the boundary of the property line bordering any private, local, arterial or collector road.
  • Setback a minimum of ten (10) feet from any other property line, except for attached or common-wall construction.
Off Street Parking and Loading Requirements
  • Parking should be on a permeable surface, or areas with impervious surfaces must include stormwater holding ponds. Please see Zoning Ordinance page 42-44 for parking requirements

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C3 COMMERCIAL RECREATIONAL DISTRICT

District Intent:
  • To provide commercial services to those using the natural resources of Franklin County.
Permitted Uses and Structures:
  1. Boat ramps and marinas.
  2. Recreation vehicle parking and camping (limited stay facilities).
  3. Fish camps.
  4. Motels and hotel accommodate marinas and fish camp customers.
  5. Restaurant and food services.
Development Standards:
  • Minimum Lot Size: No minimum lot size or lot area per unit, lot width, depth, or frontage; however, existing lots may not be subdivided.
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 80%
Building Setbacks:
  • Franklin County Ordinance 89-8, Critical Shoreline, and Franklin County Ordinance 88-2, Flood Hazard, are applicable to lands within this district.
Off Street Parking and Loading Requirements
  • Parking should be on a permeable surface, or areas with impervious surfaces must include stormwater holding ponds. Please see Zoning Ordinance page 42-44 for parking requirements

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C4 MIXED USE RESDIENTIAL DISTRICT (Commercial/Residential)

District Intent:
  • To provide for a mixture of compatible commercial and residential uses in areas where such development already exists or has historically occurred or where public water and sewer are available.
Permitted Uses and Structures:
  1. Single family detached dwellings.
  2. All uses permitted in the C-2 Commercial District.
  3. Single family dwellings in the C-4 District of Lanark shall comply with the standards for the R-1 Single Family District.
  4. A combination of residence and business within a single structure, however, a combination of residence and business requiring two separate structures will not be allowed on one lot or parcel of land.
Development Standards:
  • Minimum Lot Size: One acre with a minimum depth and width of 100 feet or existing lot of record residential; dwelling units. No minimum lot size or lot area per unit, lot width, depth, or frontage; however, existing lots may not be subdivided.
  • Maximum Building Height: 47 feet in height.
  • Maximum Impervious Lot Coverage: 80%
Building Setbacks:
  • Residential dwelling units to conform with standards for residential housing R-1 and R-2. Business structures to conform to Standards for Commercial Business C-2.
  • Franklin County Ordinance 89-8, Critical Shoreline, and Franklin County Ordinance 88-2, Flood Hazard, are applicable to lands within this district.

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CONSERVATION AND AGRICULTURE DISTRICTS

A1 FORESTRY CONVSERVATION DISTRICT

District Intent:
  • To provide for the long-term protection and management of forest land for timber harvest, wildlife preservation, recreation, and the benefit of future generations.
Permitted Uses and Structures:
  1. Timber harvesting and management
  2. Bee keeping
  3. Resource oriented recreation
  4. Public and semi-public outbuildings
  5. Uses of a similar nature as determined by the Planning and Zoning Commission
Development Standards:
  • Minimum Lot size: Activities in this district shall conform to the US Forestry Service Standards. Franklin County Ordinance 89-8, Critical Shoreline, and Franklin County Ordinance 88-2, Flood Hazard, are applicable to lands within this district.
  • Maximum Impervious Lot Coverage: 10%

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A2 FORESTRY AGRICULTURAL DISTRICT

District Intent:
  • To preserve threatened agricultural land from urban development by permitting agricultural and forestry related activities to function economically while protecting the environmental integrity of Apalachicola Bay and other surface waters from the impacts of urban development.
Permitted Uses and Structures:
  1. Forestry operation.
  2. Bee keeping.
  3. Single family residential uses at one dwelling unit per quarter/quarter (approximately one unit per forty acres), except for established forestry or farm work centers.
  4. Mining and soil excavation.
  5. Mariculture and aquaculture businesses.
  6. Uses of a similar nature as determined by the Planning and Zoning Commission.
Development Standards:
  • Minimum Lot Size: 40 acres with a minimum 200 feet in width and 200 feet in depth. The minimum lot area designated for residential use within this district shall be at least one acre
  • Maximum Building Height: 47 feet in height
  • Maximum Impervious Lot Coverage: 10%
Building Setbacks:
  • A setback minimum of 25 feet from the boundary of property line bordering any private, local arterial or collector road
  • Setback a minimum of 10 feet from any other property line
  • A setback minimum of 50 feet from any wetlands

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