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Skip Navigation LinksBroward CountyPlanning and Development Management DivisionDevelopment Management & Environmental Review

 Development Management

  

We administer the Land Development Code and also ensure projects comply with the Natural Resource Protection Code as part of the development management process​. ​

​​​FAQ's

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​​​​ENVIRONMENTAL REVIEW

We ensure projects comply with the Natural Resource Protection Code as part of the development management process. We ensure all appropriate environmental construction licenses and approvals have been issued and also advise if any environmental operation licenses will be required after the project is completed.​



TECHNICAL BULLETINS

​2013

Environmental Review of plans for temporary structures, temporary construction buildings, temporary sales / office buildings, temporary guard shacks and temporary residential trailers
Environmental Review of master model plans for individual project approvals where allowed by municipal building departments
General Environmental Resource License requirements for construction and repair of docks, seawalls, bulkheads
Environmental Review of cooling towers and chillers
Environmental Review of plans for emergency generators​

2012 ​  ​ 

Environmental Review Online Application for Registered Users 

Environmental Review Online Application  for Non-Registered Users​



  

PLATTING

Under Florida law, platting is simply the subdivision of property as recorded in the official records. In Broward County, platting is also used to evaluate the impacts of a proposed development on regional facilities and services. Broward County's Land Use Plan provides general rules for when platting is required, however, municipalities can have stricter standards. If your project is located within a municipality, please contact them to determine if platting is required.

​​​Delegation Requests

​Certain projects require a delegation request to appear before the County Commission.​​

Platting Review Process

If platting is required, you must first apply with the municipality and then with us. Both reviews occur at the same time. Your application cannot be scheduled for a hearing by the County Commission until the municipality has approved the plat.

The County’s review includes:

  • Identifying conditions needed for the proposed plat to comply with Broward County’s Land Development Code
  • Identifying corrections to the plat drawing needed to comply with Florida law
  • Providing advisory comments on issues needing addressed after the platting process

Plat applications are reviewed by 23 review agencies​ to ensure compliance with all requirements. Subject areas include:

  • Transportation impacts
  • Water and wastewater services
  • Safe and adequate access
  • Dedication of right-of-ways for major roadways
  • Park and school impacts
  • Impacts on wetlands and designated environmental areas
  • Land Use Plan consistency

For unincorporated area plats, the review also includes issues like fire protection and zoning.​

Platting Review Timeframe

Once you submit your plat applicati​on​, the development review process begins. It can take between 3-18 months for a plat application to be approved by the County Commission. Major factors include municipal approval time and compliance with the Land Development Code. The initial review period is approximately 2 months.

Development Review Report

Once the initial application review period ends, we compile all agency comments into a Development Review Report. This report includes:

  • All conditions necessary for the proposed plat to comply with the Land Development Code
  • A listing of corrections needed to the plat drawing to comply with Florida law
  • Advisory comments on issues needing addressed after the platting process
  • Staff recommendation to approve, defer or deny and justification

Letter of Objections/No Objections

You have 5 months to respond to the Development Review Report and file either a “letter of objections” or a “letter of no objections.” If you do not file within 5 months, your application is considered withdrawn.

A “letter of objections” must state the sections of the report you disagree with and why. We will forward your letter to the appropriate review agencies and provide a written response to you or your agent within 17 working days.

A “letter of no objections” may be combined into a single letter with a “written authorization to proceed” as long as it is filed within 5 months of the report being issued.

Written Authorization to Proceed

Section 5­181(i) of the Land Development Code requires a “written authorization to proceed” to be filed within 10 months of the Development Review Report being issued. This schedules your application for review at the next available County Commission plat meeting. It must include a receipt from the Highway Construction and Engineering Division as proof the municipality has approved the plat mylar and was accepted by the Division.

If there are any objections to the report, they must be stated in the “written authorization to proceed.” If you have any new objections not previously raised in the “letter of objections,” staff may recommend deferral at the meeting. If any new objections are raised after filing, staff will recommend deferral at the meeting.

A valid Trafficways approval is required for a plat to be recommended for approval to the County Commission. Trafficways approval is valid for 10 months. You may request, in writing, a 2­month extension if not previously granted. You request must be received before the Trafficways expiration date.​

County Commission Meeting

Once we receive your “written authorization to proceed,” we will schedule the plat for the next available County Commission plat meeting (typically 3 weeks from the filing deadline).

A copy of the final Development Review Report, forwarded to the County Commission, will be available for your review before the meeting. A blank affidavit will be attached to the report. If you sign the affidavit, agreeing with staff recommendations, the request will remain on the County Commission’s consent agenda. If not signed, the request will be automatically deferred for at least 2 weeks and rescheduled for discussion at a later meeting.

Approval and Recording

The County Commission takes final action on plat applications. If the plat is approved, you have 18 months to record the plat in the public records. In those 18 months:

  • Corrections to the plat drawing must be made
  • All signatures must be received
  • All conditions of plat approval must be either completed or secured through agreement (and a form of security) acceptable to the County Attorney.

Highway Construction and Engineering Division’s Plat Section​ coordinates recording. Except in unusual cases, granted by petitioning the County Commission, no building permits within a plat may be issued until the plat is recorded.

Each plat is approved with a restrictive note limiting the type and amount of development that may be constructed within it. You may return to the County Commission after plat approval, and after recording the plat, to amend the restrictive note. The County Commission will review the application for any additional impacts of the proposed change. You may also return to change other conditions of plat approval.

Findings of Adequacy

Approved plats and amendments to plats that change or intensify the permitted levels of development are subject to the expiration of the findings of adequacy made by the County Commission at the time of approval. These findings, regarding the adequacy of services and facilities expire 5 years from the date of approval if either of the following occurs:

  • No building permit for a principal building (excluding dry models, sales and construction offices) and first inspection approval has been issued.
  • Construction of project water lines, sewer lines, drainage and the rock base for internal roads have not been substantially completed.

Proof that one of these requirements has been meet, from the appropriate governmental office, must be provided to the County by the property owner(s).

If the findings of adequacy expire, no additional building permits can be issued until the County Commission finds the application satisfies the adequacy requirements in the Land Development Code.

Application and Review Process

If the findings of adequacy expire, you must file an application​ for new findings of adequacy. The application and review process are similar to the plat process with 3 exceptions:

  • A letter from the municipality stating agreement with your request for a new findings of adequacy is required.
  • You must record an agreement in the public records amending the note on the face of the plat, extending the findings of adequacy for an additional 5 years.
  • You have 12 months from the date of approval by the County Commission to record an agreement.

Similar to plat approval, at the end of the 37 working day review process, we issue a new Development Review Report, which updates all the conditions necessary for your application to comply with the Land Development Code plus advisory comments on any issues needing addressed before receiving a certificate of occupancy. The report will also include staff recommendation to approve, defer or deny and justification.

After the report is issued, you have 5 months to submit a “written authorization to proceed.” Any objections must be stated in the “written authorization to proceed.” If any new objections are raised after submitting your letter to proceed, we will recommend deferral of your application at the County Commission meeting. If the “written authorization to proceed” is not received within 5 months, your application is considered withdrawn.​

County Commission Meeting

Once we receive your written authorization, we will schedule your application for the next available County Commission plat meeting – typically 3 weeks from the filing deadline​​.

A copy of the final Development Review Report, forwarded to the County Commission, will be available for your review before the meeting. A blank affidavit will be attached to the report. If you sign the affidavit, agreeing with staff recommendations, the request will remain on the County Commission’s consent agenda. If not signed, the request will be automatically deferred for at least 2 weeks and rescheduled for discussion at a later meeting.

Approval and Recording

The County Commission takes final action on your application. If approved, you have 12 months to record an agreement authorizing the new findings of adequacy with a new 5 year period to pull permits.

During this time, all conditions of approval must be completed or secured through agreements (and a form of security) acceptable to the County Attorney. We coordinate the recording process. No building permits for the development affected by the new findings of adequacy may be issued until the agreement is recorded.

Each application is approved with a restrictive note limiting the type and amount of development that may occur. You may return to the County Commission to request changes to the note, after approval or recording the agreement amending the restrictive note. The County Commission will review your application for any additional impacts by the proposed change. You may also return to the County Commission after approval or recording to change other conditions of approval.​​



 
SITE PLAN REVIEW
Generally, most projects in the Broward Municipal Services District and other unincorporated areas in Broward County require either a full final or minor site plan review before applying for a building permit. 

If your project is located within a municipality, please contact them for information on their site planning process.​​​



  
REVIEW PROCESS

Before submitting an application for site plan review, you must attend a mandatory pre-application conference to discuss filing requirements, fees, plat restrictions, neighborhood/municipal notices and sign posting procedures.

45-Day Review Period

Once we receive your application, we have 7 working days to accept or reject it based on completeness. Once accepted, the 45-day review process begins. After 45 days, you will receive an “Approval with Conditions” or “Intent to Deny” letter, including all relevant comments from review, municipal and neighborhood agencies. 

Sign Posting

You have 7 working days after filing for a full final review to post a site plan sign in a visible location along each street frontage and to submit an affidavit as proof of posting. You must get the sign and all hardware from us. A deposit is required for each sign. The sign and all hardware must be returned, disassembled, after the 45 day review period ends and before your site plan receives final approval. Your deposit will be returned after all signs and hardware are returned.

Approval with Conditions

If you receive an “Approval with Conditions” letter, you have 6 months to fix all issues in order to receive a Site Plan Development Order (final approval). After all issues have been corrected, you must route 8 sets of signed and sealed corrected plans, including a survey and landscape and lighting plans, through the review agencies requesting the changes within the 6-month timeframe. You must also respond, in writing, to all written comments from municipal and neighborhood agencies. If not corrected, your site plan will expire.

Intent to Deny

I​f you receive an “Intent to Deny” letter, you have 14 working days to fix all issues. If not corrected, your site plan will be issued an official denial letter.

Site Plan Development Order

Once your site plan receives final approval, you have 6 months to route 3 sets of signed and sealed construction plans for official stamps and signatures of approval by review agencies. If not, your site plan will expire.​

Building Permit Development Order

After you’ve received official stamps and signatures of approval, we will issue a Building Permit Development Order, which you can use to apply for a building permit from either the Environmental Licensing and Building Permitting Division​. You must apply for a building permit within 15 months of receiving a Site Plan Development Order or your site plan will expire.​


REVIEW TYPES

For informational purposes, you may file a conceptual site plan before applying for final site plan approval. You will receive written comments from review agencies which can be used to evaluate the feasibility of the plan. You must submit 22 sets of plans, an application fee and allow 45 days for review. No neighborhood or municipal notification is required. 

Full Review

Any project with 20 or more residential units or 10,000 or more non­residential square feet requires a full review. However, based upon a project's location or use, in conjunction with the neighborhood notification or municipal notification requirements, we have discretion to require a full review for many projects that do not exceed these criteria. You must submit 25 sets of plans, an application fee and allow 45 days for review. Approximately 20 County and State agencies, all unincorporated neighborhood associations within 1 mile of the site and all municipalities within 2 miles of the site are included in the review process.

Minor Review

Most minor reviews are small additions to existing sites, however we have discretion to determine if a project requires a full review. You must submit 3 sets of signed and sealed plans (which include survey, site plan, landscape plan, lighting plan and construction plans), an application fee and allow a maximum of 6 months for review. No neighborhood or municipal notification is required. You will need to deliver the plans to several review agencies for approval.​​​



SITE PLAN REVIEW COMMITTEE

Before submitting a site plan for full or minor review, we recommend you meet with the Site Plan Review Committee, consisting of several key review agencies. This optional meeting occurs on the 1st and 3rd Wednesday of each month at Government Center West in Plantation.

If you do not attend, we recommend you visit the following key agencies before submitting your site plan:

The Process

To schedule a meeting with the Committee, please complete a registration form and return it. You will be given your scheduled meeting date at that time. You should bring the following with you:
  1. Survey
  2. Conceptual site plan
  3. If landscape retrofit, you also need an original copy of the site plan, which you can get from the Environmental Licensing and Building Permitting Division on the 1st floor of the Government Center West in Plantation​.
At the meeting, your project information will be reviewed by each of the members. They will submit comments to the Site Plan Review Coordinator within 5 working days. Final comments will be forwarded to you within 7 working days.

You will be called 2 days before the meeting as a reminder. If you are unable to attend, you must notify the Site Plan Review Coordinator at least 1 day before your scheduled meeting. If you haven’t and you don’t appear, you must pay a $150 fee before you can reschedule.

Meetings will not exceed the allowed time limit by more than 5 minutes. A standby list is maintained in case of cancellations.​


 
 
FINAL SITE PLAN CHECKLIST

Applications for final site plan approval must include the following before they are considered complete:

  1. Pre-Application conference receipt

  2. Completed, notarized application, including:​

  3. Folded sets (9 in. x 12 in.) of site plan, survey, lighting plan and landscape plan (number of sets indicated on pre-application conference receipt)

  4. Copy of Tax Notice from the Records, Taxes and Treasury Division​.

  5. Non-residential site plans within 300 ft. of residential areas must include a submit a statement explaining method(s) of reducing potential impacts to adjacent residential areas.

Minimum Site Plan Requirements

  • All site plans must be 24 in. x 36 in. and drawn at a scale no less than 1 in. = 50 ft. 

  • Site plans must have an accurate legal description, location sketch, a north arrow and a clearly defined boundary. 

  • Building square footage must be equal to proposed square footage indicated on application.

  • A site data table with: 

    • gross acreage

    • net acreage

    • building square footage and proposed use

    • number of dwelling units

    • required number of parking spaces and number of parking spaces provided

    • building height

    • pervious and impervious area figures in square feet and percentage

  • A commercial site plan must have a minimum of 30% pervious area.

  • An industrial site plan must have a minimum of 25% pervious area. 

  • A residential site plan must have a minimum of 40% pervious area.​​​




FEES AND DEADLINES

Fees