Development Review

The Planning and Zoning team provides support to residents, developers, and builders in processing both small and large-scale development proposals. You can view agendas for all meetings on the City's Online Agenda Portal. 

Most applications will follow the general review process outlined below. 

Step 1: Apply for Your Project

Applications must be submitted electronically in the Planning & Zoning goPost Portal. All applications, forms, and checklists are available on the Applications & Forms page. Before creating your project in goPost, verify you are in the Planning and Zoning Portal in the green menu on the left side. A short instructional video is provided below:

Step 2: Technical Review Committee (TRC)

The TRC is made up of representatives from city departments that review projects for compliance with the City's Land Development Code (LDC). The primary purpose of this committee is to determine whether a project is ready to proceed to public hearing (if applicable). Download the Applicant's Guide to TRC (PDF) for more detailed information about this process.

Meeting Information: 
1st Thursday of the Month
9:00 A.M.
2nd Floor Media Room City Hall (324 E. Pine Street, Tarpon Springs, FL, 34689)
Attendance is Not Required, but Strongly Encouraged

Step 3: Public Hearing (if applicable)

Most projects require a public hearing process. Staff will prepare the required public notice, a staff report which includes a preliminary recommendation, presentation, and other application materials in advance of the hearing(s). Attendance is REQUIRED for ALL public hearings. The Planning and Zoning Department supports three advisory boards which are shown below:

Planning & Zoning Board (P&Z)Board of Adjustment (BOA)Heritage Preservation Board (HPB)
Recommending Body to the Board of Commissioners (BOC).  P&Z reviews:
  • Annexations
  • Conditional Uses
  • LDC & Comprehensive Plan Amendments
  • Rezonings
  • Land Use Amendments
  • Preliminary Planned Developments
  • Site Plans
Meets: Monday at 6:30 P.M. (usually 3rd Monday of the Month)		BOA makes final decisions on:
  • Variances
  • Nonconforming Lot Variances
  • Sidewalk Waivers
  • Floor Area Ratio (FAR) & Impervious Surface Ratio (ISR) Adjustments
Meets: Wednesday at 6:30 P.M. (usually 4th Wednesday of the Month)		HPB makes final decisions on:
  • Certificate of Appropriateness (COA) Applications
  • Economic Hardship Exemption Applications
  • Petitions for Designation Removal
HPB provides recommendations to the BOC on:
  • Designations of Historic Property Applications
Meets: Monday at 6:30 P.M. (usually 1st Monday of the Month)


Step 4: Apply for Building Permits/Business Tax Receipt (if applicable)

Upon approval of your project, apply for any required permits or for a Local Business Tax Receipt if necessary.