Santa Rosa County
Commercial Permitting
Joshua Dault
Planner III
Santa Rosa County Development Services
Overview
Plug for Development Services Center
Permitting Process & Trends
Common Issues
Handouts Available:
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DS Contact Brochure
Change of Occupancy Brochure
County Process Flowchart
DS Newsletter
SRC Services Directory
Development Services Center
 Development Services Center is hub for permitting
processes for residential and commercial development
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6051 Old Bagdad Hwy, Suite 201
Hours: M-F 7:00 – 4:30
 Satellite office for permitting and intake at South Annex
in Midway
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5819 Gulf Breeze Pkwy
Hours: M, W, F 9:00 – 2:00
 Phone: 850-981-7000
Development Services Center
 Spatial consolidation in 2009 of Building Inspection
Division and Planning & Zoning Division
 Created functional groupings of employees: Commercial,
Residential, Addressing, Board Support, etc.
 Groupings facilitated:
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Interdepartmental communication and learning
Increased efficiency in staff and resources
Process consolidation
Project management approach for commercial projects
Less fragmented regulatory framework
Goal Achieved: Better Customer Service
Development Services Center
Project Management
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Assigned staff point of contact
Regular check-ups on project progress from
pre-application to occupancy
Proactive = problems identified earlier (or
before they happen)
Better communication provides a smoother
process for the customer and the County
Development Services Center
Pre-Application Meetings
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Free service to customers
Meet with the review staff and discuss project
details
Customers receive up-front info before
committing time and money
Better informed customer = happy customer!
Development Services Center
Website www.santarosa.fl.gov/developmentservices
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Website organization mirrors physical organization
Public data available – permit records (GoPermits),
compliance records (GoCompliance), development
orders issued
Regulations, codes and area plans
Robust mapping system (GoMaps)
Request addresses online, submit complaints online –
the list of online tools is constantly growing!
Commercial Permitting Trends
Submitted Site Plans & Pre-Application Meetings Held
250
200
150
Site Plans
Pre-Apps
100
50
0
2004 2005 2006 2007 2008 2009 2010 2011
Commercial Permitting Trends
All Commercial Permits by Area - 1991-2010
885
Pace
854
Navarre Beach
809
Holley-Navarre
647
Midway
366
City of Milton
256
Milton
168
East Milton
129
Avalon
116
City of Gulf Breeze
107
Bagdad
Town of Jay
27
Allentown
26
Munson
23
Jay
17
Harold
13
Berrydale
12
0
100
200
300
400
500
600
700
800
900
1000
Commercial Permitting Trends
All Commercial Permits by Year
600
500
400
300
200
100
0
1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010
Commercial Permitting Process
 Process Overview:
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Investigate, Investigate, Investigate!
Pre-Application Meeting (highly suggested)
Plan Submission, Review & Permitting (cycle)
Construction & Inspections
Occupy!
 County commercial permitting usually involves two
distinct review and approval processes
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Site – Land Development Code & local ordinance
Building – Florida Building Code, Florida Fire Prevention Code & local
ordinance
Some overlap
 Since DSC creation, we’ve added a project management
role for the benefit of our customers
Commercial Permitting Process
Development typically falls into three
“categories”:
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New Construction – vacant site or new building(s)
Change of Use/Occupancy – existing building(s)
Remodel – existing building(s)
Points to consider:
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New construction is often more straightforward
(starting from scratch)
New construction often involves the customer hiring
more design professionals & consultants
Change of Use/Occupancy is typically quicker and
can be less costly (depending on specifics)
However, important point is that requirements are
very site/building specific – no easy checklist
Commercial Permitting Issues
Biggest Permitting Issue = Complexity
 Santa Rosa County is only one piece in the puzzle!
 Projects often involve:
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Federal Agencies (USACOE)
State Agencies (FDOT, FDEP, NWFWMD, Health Dept., etc)
Local Agencies (County, City, Utility Providers, Independent Fire
Districts)
Commercial Permitting Issues
Fire
Districts
(Navarre
&
Midway)
NWF
Water
Management
Army
Corps
Florida
DEP
Customer
Florida
DOT
Florida Hotels
&
Restaurants
City
(inside
city
limits)
Gulf Power/
EREC/
Chelco
Florida Dept
of Ag &
Consumer
Services
Health
Dept
Commercial Permitting Issues
Other Common Issues:
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Lease before you learn
 Often approval is required but not obtained
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Landlord vs. Tenant
 Who is responsible for what?
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Start-Up and Overall Costs
 Permitting cost is typically minor compared to construction
cost
 Tap (impact) fees
 Financing
Commercial Permitting Process
Q&A
Contacts:
Website: www.santarosa.fl.gov/developmentservices
Development Services Phone: 850-981-7000
Joshua Dault: 850-981-7079 or joshuad@santarosa.fl.gov
Leslie Statler: 850-981-7086 or leslies@santarosa.fl.gov