Concurrency and Pre-Concurrency

The City's concurrency management program ensures that building permits for new development will not be issued unless traffic and stormwater facilities are available "concurrently", or at the same time, that the permit is issued.

Concurrency and Pre-Concurrency are now applied for using the online application portal. Concurrency and Pre-Concurrency applications are reviewed by the Concurrency Manager.

Submittal Requirements

• Concurrency Plan (conceptual site plan or subdivision plan)
• Project Narrative
• Completed Owner's Affidavit (not required with Pre-Concurrency)
• Stormwater Analysis (not required for Pre-Concurrency)
• Transportation Analysis completed by a qualified professional (applicant may submit an analysis for review or choose to have staff perform the analysis)
• Land Use Compliance Certificate (if applicable)

Apply for a Concurrency or Pre-Concurrency Application Review

Review

In order to satisfy the concurrency provisions of the City of Tallahassee Land Development Code, all proposed new development and redevelopment projects must undergo a "concurrency review" prior to the issuance of a Final Development Order that will permit the start of any actual construction activity, unless the development project is exempt or has been determined to be vested. The density, intensity, magnitude and land use of the development project must be specified.

The time frame for a concurrency review is 14 work days.

The "concurrency review" will determine if there is adequate capacity in each of the concurrency facilities to accommodate the impact of the new development project at or above the adopted level of service (LOS). A "concurrency review" for traffic and stormwater must occur prior to the issuance of the first development order for a specific development project.

Based on the "concurrency review", one of the following will occur:

• If there is adequate available capacity in traffic and stormwater facilities a "Certificate of Concurrency" may be issued. No further concurrency review, and no mitigation of any concurrency impacts is required in this case.
• If there is not adequate available capacity in one (1) or more of the concurrency facilities, the developer has the following options:
  • Withdrawal of the application;
  • Revision of the project to reduce the traffic impact below the applicable significance threshold or to a level that can be accommodated by the existing capacity of the roadway network;
  • Implementation of an approved concurrency mitigation option to address the facility deficiency; or
  • Reapplication for concurrency approval at a future point in time to coincide with proposed roadway improvements.

Approval

If the factual basis of a Concurrency determination is in error, please contact the Growth Management Department's Concurrency Manager. If the factual basis is correct, a Concurrency determination simply serves as a finding of facts and may not be appealed.