Certificates; Documents; Requirements; Etc.

Tampa City Code ch. 27, art. II, div. 8, subpt. 1.2

in effect

Tampa City Code § 27-153.2 Applications, documentation.

Sec. 27-153.2. - Applications, documentation. (a) The order, sequence and prerequisites for making applications for service shall be as designated by the subdivision coordinator. (b) The city may require plans, specifications or drawings and such other information as it may deem necessary and pertinent prior to the granting of approval. If the city determines that the plans, specifications, drawings, descriptions or other information furnished by the applicant is in compliance with this chapter, the rules and regulations of any other department having jurisdiction and any other laws, rules and regulations pertaining to construction, it shall approve the documents. (Ord. No. 89-261, § 2(35-31), 10-12-89; Ord. No. 96-241, § 7, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 3, 5-16-2013)

Tampa City Code § 27-153.2.1 Stages of subdivision review.

Sec. 27-153.2.1. - Stages of subdivision review. Except as provided below, the review and approval for subdivision plats under these procedures shall be divided into three (3) stages: preliminary plat, construction drawings and final plat. (Ord. No. 89-261, § 2(35-32), 10-12-89; Ord. No. 96-241, § 8, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.2 Phased developments.

Sec. 27-153.2.2. - Phased developments. (a) Generally. Any subdivision involving phased or staged development shall be identified in written and graphic form in the application for preliminary plat review and shall designate, for information purposes only, all construction phases and the proposed development schedule. (b) Independent operation. All construction phases in a development shall be constructed to be capable of operating independently or in conjunction with other constructed phases with respect to drainage, vehicular circulation, utilities and other public improvements and services. (c) Modifications to approved phase boundaries. Modifications to approved phase boundaries may be administratively approved by the department following submission of a new written and graphic description of such modifications, provided that such phasing does not conflict with any previously approved construction drawings or subsection (b) above. (Ord. No. 89-261, § 2(35-33), 10-12-89; Ord. No. 96-241, § 9, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.3 Preliminary plat—Generally.

Sec. 27-153.2.3. - Preliminary plat—Generally. The purpose of the preliminary plat is to safeguard the developer from unnecessary loss of time and expense involved in having final engineering drawings and specifications prepared which do not conform to the standards herein. The preliminary plat, therefore, will serve to demonstrate consistency with subdivision standards and with the comprehensive plan. It does not imply approval of construction drawings or final plat. The preliminary plat requires the scale, dimensions and general location of certain improvements. (Ord. No. 89-261, § 2(35-34), 10-12-89; Ord. No. 91-89, §§ 4, 5, 5-30-91; Ord. No. 96-241, § 10, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.4 Same—Preapplication plat conference and simultaneous submittal of PD final site plan and preliminary plat.

Sec. 27-153.2.4. - Same—Preapplication plat conference and simultaneous submittal of PD final site plan and preliminary plat. (a) To facilitate the preparation of a preliminary plat, the developer and/or surveyor, engineer or land planner is encouraged to discuss informally the preliminary studies and sketches for the subdivision of land with the department and other city departments and governmental agencies to facilitate the preparation and design of a plat which conforms with these procedures. (b) The PD final site plan and preliminary plat may be submitted for review simultaneously provided that the preliminary plat is not approved until the PD final site plan is approved by city council. (Ord. No. 89-261, § 2(35-35), 10-12-89; Ord. No. 96-241, § 11, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.5 Same—Filing of applications; administrative review.

Sec. 27-153.2.5. - Same—Filing of applications; administrative review. The owner or owner's authorized representative shall submit to the department the required number of copies of the documents for preliminary plat approval, prepared and submitted in accordance with section 27-153.2.21. Following receipt of this application, all appropriate city departments and other reviewing agencies shall review the plat and return comments to the department. (Ord. No. 89-261, § 2(35-36), 10-12-89; Ord. No. 96-241, § 12, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.6 Same—Action by city.

Sec. 27-153.2.6. - Same—Action by city. (a) Within a reasonable period of time following receipt of the city staff's recommendation, the city shall approve or disapprove the preliminary plat, stating in writing any reasons for disapproval. (b) When plans have been disapproved, the applicant has three (3) months from the notification date to make any revisions and resubmit plans for review. After three (3) months, the plans become subject to any changes in the City Code. (Ord. No. 89-261, § 2(35-37), 10-12-89; Ord. No. 96-241, § 13, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.7 Same—Effect of approval.

Sec. 27-153.2.7. - Same—Effect of approval. (a) Approval of a preliminary plat shall acknowledge the basic design of the subdivision and consistency with the comprehensive plan and zoning code. It shall not constitute approval of construction drawings or the final plat; it shall not authorize recording or acceptance of improvements or dedications. Upon approval of the preliminary plat, the developer has six (6) months to submit construction drawings. If the construction drawings are not submitted within six (6) months from the date the preliminary plat is approved, then the preliminary plat approval shall expire. The developer may request an extension of the approval for an additional six (6) months, upon written notice provided ten (10) days before the six (6) month expiration date. (b) Any person developing a subdivision involving phased development may request a long-term extension of preliminary plat approval by written notice provided before the six (6) month expiration date. (c) If preliminary plat approval lapses, the plans become subject to any changes in the City Code. (Ord. No. 89-261, § 2(35-38), 10-12-89; Ord. No. 91-89, § 6, 5-30-91; Ord. No. 96-241, § 14, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.8 Construction drawings—Generally.

Sec. 27-153.2.8. - Construction drawings—Generally. (a) The purpose of the review and approval of construction drawings by the city is to ensure satisfaction of the city design and specification requirements for the improvements that are to be constructed to serve the subdivision. (b) Prior to submission of the final plat, the developer shall submit construction drawings for the installation of improvements that are to be constructed to serve the subdivision. (Ord. No. 89-261, § 2(35-39), 10-12-89; Ord. No. 91-89, § 7, 5-30-91; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.9 Reserved.

Tampa City Code § 27-153.2.10 Same—Filing of application; administrative review.

Sec. 27-153.2.10. - Same—Filing of application; administrative review. (a) Filing of application. The owner or his authorized representative shall submit to the department the required number of copies of documents for construction drawing approval, prepared and submitted as required by section 27-153.2.22. Construction drawings, which are consistent with the preliminary plat, may be submitted simultaneously with the preliminary plat. Following receipt of these documents, all appropriate city departments shall review the construction drawings and return comments to the department. (b) Conformance with preliminary plat. Construction drawings shall substantially conform to the approved preliminary plat; provided, however, that the construction drawings shall be subject to subdivision, zoning, environmental, health and all other applicable regulations in effect at the time of construction drawing submission. (c) Administrative review. (1) After receipt of construction drawings, all reviewing agencies shall approve or disapprove the construction drawings, stating in writing any reasons for disapproval. (2) When plans have been disapproved, the applicant has three (3) months from notification date to make any revisions and resubmit plans for review. After three (3) months, the plans become subject to any changes in the City Code. (d) Commencement of construction activities. Except as provided herein, no clearing, grading, drainage or other construction activities connected with the subdivision application, except testing, land alteration activities and brush removal necessary to complete surveying, shall commence on the site until all required construction drawings are approved and all applicable permits are obtained. Authorized brush removal shall not be deemed to include the removal or damaging of any trees protected by the City Code. (e) Townhome developments. For townhome development projects, the developer may submit one (1) set of plans containing all of the information required for construction drawings and commercial site plan review. The subdivision coordinator shall coordinate the plan review for the subdivision construction drawing review and the commercial site plan review as one review. Construction shall not commence until the plans have been approved for both. Upon completion of the commercial site plan review and the construction drawings review and approval of the plans, the developer may begin construction to the extent prescribed in section 27-153.2.11 of this Code. (Ord. No. 89-261, § 2(35-41), 10-12-89; Ord. No. 91-89, § 9, 5-30-91; Ord. No. 96-241, § 16, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.11 Same—Effect of approval.

Sec. 27-153.2.11. - Same—Effect of approval. (a) Upon approval of the construction drawings and obtaining the applicable permits, the developer may: (1) Obtain those permits to construct those improvements described on the approved construction drawings; or (2) File for final plat approval and pursuant to section 27-153.2.15 elect to post performance security prior to city council approval of the plat. (b) Upon approval of the construction drawings, the developer may submit building permit applications to construct model homes/sales centers, golf courses, swimming pools, pool cabanas, perimeter walls, and entry features including, but not limited to, wall signs, security guard stations and entry walls. (c) Upon approval of the construction drawings, the developer has six (6) months to begin construction of the required improvements as shown on the approved construction drawings. If construction does not begin within six (6) months, the developer may request an extension for a maximum of six (6) months by providing written notice to the department before the original six (6) months expiration date. The request will be forwarded to all infrastructure departments for review. Should revisions to the plans be necessary, then a resubmittal of the plans will be required. (d) If construction drawing approval lapses, the plans become subject to any changes in the City Code. (Ord. No. 89-261, § 2(35-42), 10-12-89; Ord. No. 91-89, § 10, 5-30-91; Ord. No. 96-241, § 17, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.12 Final plat—Generally.

Sec. 27-153.2.12. - Final plat—Generally. (a) The purpose of the review and approval of the final plat by the city is to ensure that all requirements of these procedures have been satisfied. (b) The developer may submit a final plat for approval for the entire subdivision when any one (1) of the following conditions exist: (1) All private improvements, if any, have been installed and approved by the city and all public improvements, if any, have been installed and accepted by the city; (2) In the absence of the completion of all improvements referenced in subsection (b)(1) above, provision of security for such installation as required by section 27-153.2.15; or (3) In the absence of any required improvements, as determined by the preliminary application conference. (c) The developer may submit a final plat for review prior to construction drawing approval. However, the final plat will not be accepted until one (1) cycle of the construction drawing review has been completed. The submission of the final plat does not imply approval of the construction drawings. (d) Any project that is subject to commercial site plan review may be submitted for that review simultaneously with the preliminary plat review and/or construction drawing review. The developer may submit one (1) set of plans containing all of the information required for preliminary plats or construction drawings and commercial site plan review. The subdivision coordinator shall coordinate the plan review for the subdivision preliminary plat or construction drawing review and the commercial site plan review as one (1) review. If preliminary plat and/or construction drawings are not required for a particular project, the commercial site plan may be submitted with the final plat as one (1) set of plans containing all of the information required for commercial site plan review and final plat review for a simultaneous review coordinated by the subdivision coordinator, provided that the commercial site plan is not approved before the city council approves the final plat and it is recorded in the public records of Hillsborough County. (Ord. No. 89-261, § 2(35-43), 10-12-89; Ord. No. 91-89, § 11, 5-30-91; Ord. No. 96-241, § 18, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.13 Same—Filing of application; administrative review.

Sec. 27-153.2.13. - Same—Filing of application; administrative review. (a) Filing of application. The owner or owner's authorized representative shall submit to the department an original and the required number of copies of documents required for final plat approval. Such documents shall be prepared and submitted in accordance with section 27-153.2.23. Following receipt of these documents, they shall be reviewed by all appropriate city departments, and comments from the reviewing city departments will be submitted to the department. (b) Administrative review. (1) Upon receipt of the application for final plat approval, the department shall forward copies to all appropriate city departments for review. Because final plats cannot be conditionally approved and must be accurate for recording in the public records, the developer, engineer of record, surveyor or other appropriate parties may be called upon to make appropriate corrections. Once a determination is made by city staff that the plat and all supporting documents conform to city requirements, the final plat will be forwarded to the city council for approval. (2) When plans have been disapproved, the applicant has three (3) months from the notification date to make any revisions and resubmit plans for review. After three (3) months, the plans become subject to any changes in the City Code. (Ord. No. 89-261, § 2(35-44), 10-12-89; Ord. No. 96-241, § 19, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.14 Same—Standards for approval; effect of approval.

Sec. 27-153.2.14. - Same—Standards for approval; effect of approval. (a) Standards for approval. No final plat shall be approved for recording, unless: (1) The final plat is substantially in conformance with the approved preliminary plat; (2) The final plat is in compliance with all applicable regulations, approved construction drawings and as-built drawings; (3) All improvements have been installed, inspected and accepted in accordance with section 27-153.3.4 of these procedures or, when approved by the city, the developer has provided adequate performance security in accordance with section 27-153.2.15 of these procedures and the developer provides to the city adequate defect security in accordance with section 27-153.2.16 of these procedures; (4) The developer has paid all application and recording fees required by the city; (5) When construction of improvements is required, a subdivision agreement in substantial conformance with the model agreement provided by the city has been executed by the developer; and (6) The developer has provided one (1) copy of all homeowners documents (articles of incorporation, bylaws, and deed restrictions) for review by the city attorney and three (3) copies of the approved homeowners documents. (b) Contingent approval. Final plat approval shall be contingent upon the developer providing proof of: (1) All required permits from the Florida Department of Transportation, Department of Environmental Protection and the U.S. Corps of Engineers; (2) Filing with the Department of State of the bylaws and articles of incorporation for the Homeowners Association; and (3) All required state and local permits for wells and septic tanks. (c) Effect of approval. No lot may be sold until all contingencies have been fulfilled. (Ord. No. 89-261, § 2(35-45), 10-12-89; Ord. No. 91-89, § 12, 5-30-91; Ord. No. 96-241, § 20, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.15 Performance security.

Sec. 27-153.2.15. - Performance security. (a) Performance security required. (1) Full performance security. In order to receive final plat approval before the installation of all improvements, the developer shall provide and maintain sufficient full performance security guaranteeing the installation and approval of all private on-site or off-site improvements and the installation and acceptance of all public on-site or off-site improvements, except sidewalks. When providing full performance security, the developer shall submit the performance security on forms provided by the city two (2) weeks before to city council action; such security shall be effective as of the date city council approves the subdivision. Such performance security shall comply with all statutory requirements, the requirements of section 27-153.2.22(7) of this Code, and be satisfactory in form to the city attorney and appropriate city staff and be in an amount equal to one hundred twenty-five (125) percent of the developer's contract for the work or a certified engineers estimate, subject to approval of the appropriate city staff. When providing a bond for performance security, the bonding company shall have a B+ or better rating in accordance with "Best Bond Book." (2) Partial performance security. In order to receive final plat approval after installation and approval of a specific private improvement or the installation and approval of a specific public improvement but prior to installation and approvals of all private improvements and the installation and approval of all public improvements, the developer shall provide sufficient partial performance security guaranteeing the installation of any remaining improvements not yet installed in the amount of twenty (20) percent of the developer's contract for the installation of the entire of the improvements being partially secured. Partial performance may be provided at the point the city and the developer deem the improvement substantially complete as certified by the developer's engineer of record. Partial performance security may be posted for the completion of a particular improvement, although other improvements are yet to be completed. Partial performance security may not be posted if only a percentage of a particular improvement is completed. Approval for posting a partial performance security must be given by the appropriate infrastructure department as it relates to the improvement. When providing partial performance security, the developer shall submit the partial performance security on forms provided by the city two (2) weeks prior to city council action; such security shall be effective as of the date of city council approval of the subdivision. Such performance security shall comply with all statutory requirements, be satisfactory in form to the city attorney subject to approval by appropriate city staff and be in an amount acceptable to the city so as to equal the full estimated cost adjusted to cover inflation and administration for installation of any remaining improvements not yet installed, approved and/or accepted; in no case will the amount be less than one hundred twenty-five (125) percent of the developer's contract for the installation of the remaining improvements. (b) Performance security not required. If all private improvements have been approved and inspected by the city and all public improvements have been approved and accepted by the city, the developer shall not be required to provide performance security upon final plat approval by staff prior to city council action. (c) Effective period; extensions. The effective period of the performance security shall not be less than one (1) year from the date city council approves the subdivision; provided, however, that the city may permit or require extensions by renegotiation of the security amount and execution of a new security and subdivision agreement. Performance security for streetlights will not be extended more than the allotted twelve-month time frame if one-third (⅓) or more of the total number of units in the subdivision have received their certificates of occupancy. Under no circumstances will performance security for streetlights be extended beyond one (1) year from the expiration date of the original security provided. (d) Default of performance security. Where approved performance security has been provided and the improvements have not been installed according to the approved construction drawings, the City Code or the terms of the performance security instrument, the city may, upon ten (10) days' written notice to the parties to the instrument, declare the performance security to be in default and exercise the city's rights thereunder. Upon default, no further permits or approval shall be granted for the project until adequate progress toward completion of the remaining improvements is shown as determined by the city. (e) Release of performance security. Subject to the terms of such security and subdivision agreement, the performance security shall be released by the city when all private improvements are installed, inspected and approved and when all public improvements are installed, inspected and accepted pursuant to section 27-153.3.4 of these procedures. (Ord. No. 89-261, § 2(35-46), 10-12-89; Ord. No. 91-89, § 13, 5-30-91; Ord. No. 96-241, § 21, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.16 Defect security; release of defect security.

Sec. 27-153.2.16. - Defect security; release of defect security. (a) Defect security. Upon final acceptance of improvements by the city, the developer shall post security, in an amount equal to ten (10) percent of the actual construction costs of improvements for the purpose of correcting any construction, design or material defects or failures within public rights-of-way or easements in the development or required off-site improvements. The form and manner of execution of such securities shall be subject to the approval of the city attorney. The effective period for such security shall be one (1) year and thirty (30) days following the city's acceptance of the installed improvements. Upon default, the city may exercise its rights under the defect security instrument, upon ten (10) days' written notice by certified mail to the parties to the instrument. (b) Release of defect security. Subject to the terms of such security and subdivision agreement, the defect security shall be released by the city at the expiration of its effective period. (Ord. No. 89-261, § 2(35-47), 10-12-89; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.17 Final plat—Effect of approval.

Sec. 27-153.2.17. - Final plat—Effect of approval. (a) Upon approval of the final plat by city staff, the city council shall: (1) Approve or disapprove the final plat and any legal instruments; (2) Authorize the recording of the plat and supporting documents for all purposes under state law. (b) Application for building permits may be submitted after final plat recordation. (Ord. No. 89-261, § 2(35-48), 10-12-89; Ord. No. 96-241, § 22, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.18 Same—Recording and reproducing.

Sec. 27-153.2.18. - Same—Recording and reproducing. (a) Following approval by the city council, the original final plat and original copies of any supporting legal documents required to be recorded in the public records shall be submitted by the developer to the department who will in turn submit such plat and supporting documentation directly to the clerk of the circuit court for recordation within the public records of the county. Following recording of the plat, the clerk of the circuit court, in coordination with the department, shall have prints and reproducible copies of the final plat made for distribution. (b) In addition to the above, copies will be prepared for the developer upon prior written request to the department. The actual cost of recording and preparing all required copies, prints and reproducibles shall be paid by the developer. (c) Notwithstanding any other provisions of these procedures, if a final plat is not recorded within six (6) months from the effective date of the resolution approving the final plat for the subdivision, then administrative approval of the preliminary plat, construction drawings and final plat previously approved shall expire. (Ord. No. 89-261, § 2(35-49), 10-12-89; Ord. No. 96-241, § 23, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.19 Same—Requirements subsequent to recording.

Sec. 27-153.2.19. - Same—Requirements subsequent to recording. (a) Upon construction completion and acceptance of improvements, a defect security bond shall be required pursuant to section 27-153.2.16. (b) When installation of improvements has occurred subsequent to final plat recordation, the surveyor's certificate of installation of P.C.P.'s, P.R.M.'s, etc., in accordance with F.S. § 177.091(8), shall be submitted. (Ord. No. 89-261, § 2(35-50), 10-12-89)

Tampa City Code § 27-153.2.20 Same—Amendments.

Sec. 27-153.2.20. - Same—Amendments. (a) Vacating and replatting. Whenever land comprising all or part of an existing plat of record is proposed as all or part of a new plat, it shall be properly vacated prior to final plat approval of the new subdivision in accordance with the procedures set forth in F.S. § 177.101(3), (4), (5). (b) Revision of final plat after recordation. No changes, erasures, modifications or revisions shall be made on any final plat after approval has been given, unless the plat is resubmitted to the city council for its approval. This shall not affect the right to file an affidavit confirming an error on a recorded plat as provided by law. (c) Minor amendments. (1) When it is necessary to modify a plat which has been duly recorded, the applicant may do so through the minor amendment or single amendment process. a. The minor amendment process shall consist of submission of a final plat to the department including the modifications for recording in the public records of the county. The minor amendment process shall apply if two (2) or more of the following modifications are proposed: 1. Lot line adjustment, provided that the number of lots does not increase and the individual lot sizes still meet the minimum lot sizes prescribed in Chapter 27 of this Code; 2. Minor adjustments in street alignments; 3. Release or dedication of easements; or 4. Street name changes. b. The single amendment process shall apply where only one (1) modification described in subsection (c)(1)a. is necessary. The single amendment process shall consist of submission of a final plat or, at the city's option, submission of an alternate document recordable in the public records as prescribed by the department, provided that the changes are approved by the city council and recorded in the public records of the county. (Ord. No. 89-261, § 2(35-51), 10-12-89; Ord. No. 91-89, § 14, 5-30-91; Ord. No. 96-241, § 24, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.21 Application submission requirements for preliminary plats.

Sec. 27-153.2.21. - Application submission requirements for preliminary plats. All applications for preliminary plat approval shall be submitted to the department in the required number of copies and shall include the information as specified in the subdivision review technical manual, provided that the department or other appropriate departments may waive or modify such submittal requirements if a determination is made that such information is currently available to the city or is otherwise unnecessary. All determinations to waive or modify submittal requirements shall be made at the preapplication conference. The application for preliminary plat approval shall include the following: (a) Boundary drawing. A sketch showing a metes and bounds description of the property proposed to be platted, total acreage, existing easements, utilities, streets, general topography, floodplain and flood zone boundaries and other significant features existing at the time of submission; (b) Legal description. A legal description of the property, including the citation and general description of any existing easements, covenants or other restrictions affecting the use and development of the property existing at the time of submission. The legal description shall include the total acreage of the parcel or tract of land to be platted; (c) Vicinity map. A vicinity map at a convenient scale showing the site, including existing roads and waterways, street rights-of-way and street intersections on all four (4) sides; (d) Development schedule and plan. A proposed development schedule indicating the approximate starting and completion dates for the entire project and any phases, complete with a plan identifying and describing such phases; (e) Subdivision name. The name of the plat shall be shown in bold legible letters of uniform size and type, including the words "section," "unit," "replat," "amended," etc., although the latter need not be in bold letters of the same size as the basic name. The name of the subdivision shall be shown on each sheet included. Such name shall not be so similar to another recorded subdivision in the city or county so as to confuse their identities. Subdivision names are subject to approval by the city; (f) Transportation analysis. A transportation analysis shall be prepared by a professional traffic engineer. The analysis shall include the total trips generated by the project and the distribution of the trips onto adjacent streets. Institute of traffic engineers (ITE) trip generation rates or another approved source shall be used as the basis for trip generation calculations. (Note: Required only if analysis not previously prepared in association with another development approval, i.e., DRI, rezoning, etc., approved for the same project.) This requirement may be waived if the transportation division determines that the transportation impact will not be significant. In addition, the detailed traffic analysis shall include, but not be limited to, the following: (1) Level of service calculations at each project access point for both the a.m. and p.m. peak hours; (2) A determination of need for auxiliary lanes; (3) A determination of need for traffic signalization or other control devices; (4) Other transportation factors as may be appropriate as determined by the city's transportation division, based upon generally accepted traffic engineering practices; (g) Concurrency review for transportation. All submissions for preliminary plat review shall include an application for a concurrency management transportation review. The transportation division will determine if the proposed project is concurrent. If a project is found not to be concurrent, the developer will be advised to schedule a methodology meeting with the city's traffic engineer. When a project is in compliance with concurrency, a temporary certificate of concurrency will be issued upon approval of the construction drawings. The final certificate of concurrency will be issued upon recordation of the final plat. The final certificate of concurrency will be required to apply for all building permits; (h) Preliminary plat. A preliminary plat prepared in accordance with and including the following information: (1) Graphic standards. a. Sheet size. Drawings shall be on one (1) or more sheets twenty-four (24) inches by thirty-six (36) inches in size. A three-inch margin shall be provided on the left edge and one-half-inch margin on the remaining three (3) edges of all sheets; b. Scale. All plans shall be at a scale which is no smaller than one (1) inch equals one hundred (100) feet; c. Dimensions. All dimensions shall be feet; d. North arrow. All drawings shall have a north arrow pointing to zero degrees north; and e. Title block. A title block shall be located in the lower right corner of the format of all sheets and shall contain the following information: 1. Subdivision name; 2. City, county and state; 3. Sheet number and total number of sheets; 4. Name, address and phone number of the responsible individual or professional; and 5. Preparation date and date of any revisions; (2) Existing site conditions. a. The location of the property with respect to adjoining development, together with the existing zoning on adjoining property and existing land uses adjacent to the property (one-hundred-foot band at a minimum); b. The name, location and width of existing or platted streets and street rights-of-way within or contiguous to the site; c. The size and approximate location of sewers, water mains, storm drains and other underground facilities within or in close proximity to the site; d. The location and width of easements for all utilities, such as electric power lines, within and adjacent to the site; e. Topographic contours at one-foot intervals (five-foot contours in areas of steep slope when authorized by the department of public works), based on mean sea level datum. Topographic information shall be furnished by USGS, SWFWMD or a certified land surveyor; f. National flood insurance program's flood zone boundaries and categories; g. The location of trees or tree groupings and watercourses and other significant natural features, which shall be by reference on an aerial photograph at a scale of not less than one (1) inch equals one hundred (100) feet and the location and gross acreage of all wetlands and jurisdictional areas; and h. The location and nature of existing land uses, historic sites and structures, buildings and existing zoning; (3) Subdivision design. a. The location and approximate dimensions of all lots. All lots shall be numbered. In mixed-use developments, general designations of intended use shall be included; b. The location, nature and intended purpose of any proposed easements, reservations or dedications; c. The location and approximate dimensions of reserved or dedicated recreational open space, including the total acreage of open space; d. The nature, location and approximate dimensions of any buffer or other areas; e. The name, location, width and curve radii of all proposed streets and rights-of-way; f. The nature, location and approximate dimensions of all sidewalks, pedestrian ways and bike ways; g. The general location and method of the potable water source; h. The general layout of the stormwater management system, designed to specifications of the city; and i. The approximate location of any proposed security guard houses, entry walls, entry gates, fences, perimeter walls and street medians; and (4) All other information reasonably required by the city. (Ord. No. 89-261, § 2(35-52), 10-12-89; Ord. No. 91-89, §§ 15—17, 5-30-91; Ord. No. 96-241, § 25, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.22 Submission requirements for construction drawings.

Sec. 27-153.2.22. - Submission requirements for construction drawings. All construction drawings shall be submitted to the department in the required number of copies and shall conform to specifications and requirements of the city and the requirements listed in the subdivision review technical manual. Construction drawings shall be prepared and certified for all improvements by a state-registered professional engineer. All revisions shall be prepared and submitted as required for original drawings. Construction drawings shall include the following: (a) Legal description. A legal description of the property, including the citation and general description of any existing easements, covenants or other restrictions affecting the use and development of the property existing at the time of submission; (b) Existing site conditions. (1) Location, size, elevation and other appropriate descriptive information of existing facilities and features shown on the approved preliminary plat and the point of connection to proposed facilities and utilities. All water bodies shall show approximate high- and low-water elevations; (2) Topographic contours at one-foot intervals, based on mean sea level datum. Topographic contours may be shown at the same scale as presented in the approved preliminary plat; and (3) Flood elevation data and flood zones delineated; (c) Subdivision design. (1) Proposed grading and/or spot elevations at sufficient detail to define the proposed drainage patterns; (2) Lot, block and street design showing radii of all curves and corners; (3) Profiles depicting existing and proposed elevations along centerlines of all roads and intersections; (4) Cross sections of all street intersections; (5) Plans and profiles depicting the location and typical cross sections of all required improvements; (6) Details illustrating connections to existing and proposed utility systems; (7) Details showing sidewalks, all traffic-control, striping and street signage in accordance with requirements of the city; and (8) Location of fire hydrants; (d) Other information submitted in graphic and/or narrative form. (1) All stormwater calculations and descriptions, prepared by a state-registered engineer, needed to show compliance with city, state and federal requirements; (2) Type and location of any erosion and sedimentation controls which will be used during the construction process; (3) All calculations and descriptions, prepared by a state-registered engineer, used in sizing water and sewer mains, including any impact on existing systems and fire flow requirements; (4) All plans, calculations and descriptions necessary to show that the sewage disposal system is in compliance with all applicable federal, state, county and city requirements; (5) All plans, calculations and descriptions required to determine that the potable water supply system is in compliance with all applicable federal, state, county and city requirements; (6) Copies of permits or approvals from the Environmental Protection Commission and Southwest Florida Water Management District; (7) Identification of all wetland encroachments; (8) Calculations for storage lane capacity, where applicable; and (9) All additional information as required by the city; and (e) Graphic standards. (1) Sheet size. Drawings shall be on one (1) or more sheets twenty-four (24) inches by thirty-six (36) inches in size. A three-inch margin shall be provided on the left edge and one-half-inch margin on the remaining three (3) edges of all sheets; (2) Scale. All plans and profiles shall be at a horizontal scale of one (1) inch equals fifty (50) feet and a vertical scale of one (1) inch equals five (5) feet; (3) Dimensions. All dimensions shall be feet and decimals of a foot; (4) North arrow. All drawings shall have a north arrow pointing to the top of the drawing zero degrees north; and (5) Title block. A title block shall be located in the lower right corner of the format of all sheets and shall contain the following information: a. Subdivision name; b. City, county and state; c. Sheet number and total number of sheets; d. Name, address and phone number of the responsible individual or professional; and e. Preparation date and date of any revisions. (Ord. No. 89-261, § 2(35-53), 10-12-89; Ord. No. 91-89, §§ 18, 19, 5-30-91; Ord. No. 96-241, § 26, 10-31-96; Ord. No. 96-241, § 26, 10-31-96; Ord. No. 2013-67, § 1(Exh. A), 5-16-2013)

Tampa City Code § 27-153.2.23 Submission requirements for final plats.

Sec. 27-153.2.23. - Submission requirements for final plats. All final plats shall be prepared in compliance with these procedures and other applicable laws. An original and the required number of copies shall be submitted to the department and include the information specified in the subdivision review technical manual: (a) Application form and required processing fees. On forms provided by the city, a complete application and affidavit bearing the signatures and acknowledgement of all current property owners of record and all processing fees required by the city; (b) Certification required on final plat. In conformance with forms established by the city, all final plats shall be prepared to include the following certifications which shall be printed on the original plat: (1) Certificate of survey; (2) Certificate of approval of the city council; (3) Certificate of ownership and dedication and, when desired, separate mortgagee's joinder in and ratification of subdivision plat and all dedications and reservations thereon may be submitted as a separate instrument; and (4) Certificate of approval of the clerk of the circuit court; (c) Certificates, legal instruments and other documents required. In conformance with forms established by the city and in addition to the certifications required in subsection (b) and the requirements specified in section 27-153.3.4, the following shall be provided prior to final plat approval by the city council: (1) When improvements are constructed, completed and accepted prior to final plat recordation, the following documents shall be provided: a. Title certification; b. Subdivision agreement; c. Certificate of cost estimate (or actual installation cost) d. Defect security bond; e. Surveyor's certificate of installation of P.C.P.'s in accordance with F.S. § 177.091(8); and f. Signed and sealed as-built drawings; (2) When improvements are constructed, completed and accepted subsequent to final plat recordation, the following documents shall be provided: a. Title certification; b. Subdivision agreement; c. Certificate of cost estimate (or actual installation cost); d. Performance security bond; and e. Defect security bond (after improvements are accepted for maintenance by the city); and (3) When a subdivision is a replat of subdivided lands, the appropriate documentation shall be recorded as prescribed by the city; (d) Provision and assurance for maintenance of common facilities. (1) All documents and other assurances, including deed restrictions, articles of incorporation and bylaws, prepared in accordance with the laws of the state and satisfactory to the city attorney, to establish a means of common ownership and management of all common areas, facilities or improvements intended for use by some or all of the occupants of the subdivision, but not proposed to be provided, owned, operated or maintained at general public expense; (2) Any subdivision project which will remain in single ownership need not create a separate legal entity to guarantee maintenance of required improvements. However, deed restrictions which provide for maintenance of the improvements must be submitted; and (3) All documents that are required pursuant to the provisions of this section must be recorded by the city at the developer's expense subsequent to approval by the city attorney's office and before or simultaneous with the recording of the plat in the public records of Hillsborough County. (e) Flood data. Flood zones and flood elevation data, if applicable, shall be provided; (f) Original mylars. The applicant shall provide an original Mylar, and two (2) reproducible Mylars prior to submission to the city council. The scale on the original Mylar and the copy shall be no smaller than one (1) inch equals one hundred (100) feet. The two (2) sets of reproducible Mylars shall be at a scale of one (1) inch equals two hundred (200) feet; (g) Final plat. In addition to required certifications, final plats shall be prepared to include the following: (1) Graphic standards. a. Material. An original drawing made with black permanent drawing ink on a good grade linen tracing cloth or stable base film a minimum of .003 inches thick. Marginal lines, standard certificates and approval forms shall be printed on the plat with a permanent black drawing ink. A print or photographic copy of the original drawing shall be submitted with the original drawing; b. Size, margin. The size of each sheet shall be eighteen (18) inches by twenty-four (24) inches and shall be drawn with a marginal line or may be printed completely around each sheet and placed so as to leave at least a one-half-inch margin on each of three (3) sides and a three-inch margin on the left side of the plat for binding purposes; c. Multiple sheets. When more than one (1) sheet must be used to accurately portray the lands subdivided, each sheet must show the particular number of that sheet and the total number of sheets included, as well as clearly labeled matchlines to show where other sheets match or adjoin; d. Scale. The scale used shall be of sufficient size to show all detail and shall be both stated and graphically illustrated by a graphic scale drawn on every sheet showing any portion of the lands subdivided; e. Subdivision name. The name of the plat shall be shown in bold legible letters of uniform size and type, including the words "section," "unit," "replat," "amended," etc., although the latter need not be in bold letters of the same size as the basic name. The name of the subdivision shall be shown on each sheet included. Such name shall not be so similar to another recorded subdivision in the city or county so as to confuse their identities. Subdivision names are subject to approval by the city; f. North arrow. A prominent north arrow shall be drawn on every sheet, including showing any portion of the lands subdivided. The bearing or azimuth reference shall be clearly stated on the face of the plat in the notes or legend; and g. The plat shall include in a prominent place, the following statement: "NOTICE: There may be additional restrictions that are not recorded on this plat that may be found in the public records of this county."; and (2) Required information. a. Location. 1. Coordinates. Each plat shall show the section, township and range, as applicable, or, if in a land grant, the plat will so state. If the subdivision is in an area where state plane coordinates have been established, the legal description shall refer to the coordinates; 2. Jurisdiction. The names of the "City of Tampa," "Hillsborough County," and "State of Florida" shall appear under the name of the plat; 3. Property description. Each plat shall show a description of the lands subdivided, and the description shall be the same as in the title certification. The description must be so complete that from it, without reference to the plat, the starting point and boundary can be determined; 4. Section lines; metes and bounds; land grants. All section lines and quarter section lines occurring in the map or plat shall be indicated by lines drawn upon the map or plat, with appropriate words and figures. If the description is by metes and bounds, the point of beginning shall be indicated, together with all bearings and distances of the boundary lines. If the platted lands are in a land grant or are not included in the subdivision of government surveys, then the boundaries are to be defined by metes and bounds and courses. The initial point in the description shall be tied to the nearest government corner or other recorded and well-established corner; 5. Contiguous properties; resubdivisions. All contiguous properties shall be identified by subdivision title, plat book and page or, if unplatted, land shall be so designated. If the subdivision platted is a resubdivision or a part of the whole of a previously recorded subdivision, sufficient ties shall be shown to controlling lines appearing on the earlier plat to permit an overlay to be made; the fact of its being a resubdivision shall be stated as a subtitle following the name of the subdivision wherever it appears on the plat; b. Permanent reference monuments. Each P.R.M. shall be shown on the plat by appropriate designation; c. Permanent control points. All P.C.P.'s shall be shown on the plat by an appropriate designation. It is the land surveyor's responsibility to furnish the clerk or recording officer of the county his certificate that the P.C.P.'s have been set and the dates the P.C.P.'s were set, in accordance with a surveyor's certification form established by the county; and d. Design. 1. Streets, waterways. Location, width and names of all streets, waterways or other rights-of-way shall be shown on the plat; 2. Easements. Location and dimensions of all easements shall be shown on the plat, shall be described in the notes or legend as necessary and their intended use shall be clearly stated; 3. Lot and block numbers. All lots shall be numbered by progressive numbers and, if numbered by blocks, each block shall be progressively numbered or lettered, except that blocks in numbered additions bearing the same name may be numbered consecutively throughout the several additions; 4. Corner radii. Block corner radii dimensions shall be shown; 5. Survey data. Sufficient survey data shall be shown to positively describe the bounds of every lot, block, street, easement and all other areas shown on the plat. When any lot or portion of the subdivision is bounded by an irregular line, the major portion of that lot or subdivision shall be enclosed by a witness line showing complete data, with distances along all lines extended beyond the enclosure to the irregular boundary shown with as much certainty as can be determined or as "more or less," if variable. Lot, block, street and all other dimensions, except to irregular boundaries, shall be shown to a minimum of hundredths of feet. Sufficient angles, bearings or azimuth to show direction of all lines shall be shown, and all bearings, angles or azimuth shall be shown to the nearest second of arc. All measurements shall refer to horizontal plane and in accordance with the definition of a foot or meter adopted by the United States Bureau of Standards; 6. Curvilinear lots. Curvilinear lots shall show the radii, arc distances and central angles or radii, chord and chord bearing or both. Radial lines will be so designated. Direction of nonradial lines shall be indicated; 7. Street centerlines. The centerlines of all streets shall be shown with distances, angles, bearings or azimuth, P.C.'s, P.T.'s, P.R.C.'s, P.C.C.'s, arc distance, central angles, tangents, radii, chord and chord bearing or azimuth or both; 8. School, park and recreation parcels. School, park and recreation parcels, as applicable, may be so designated or the developer may provide a schedule of uses; 9. Excepted parcels. All interior excepted parcels shall be clearly indicated and labeled "not a part of this plat"; 10. Dedications and reservations. The purpose and location of all areas dedicated or reserved must be clearly indicated or stated on the plat; 11. Conservation and preservation areas. Exact locations of all conservation and preservation areas, including natural wetlands, mitigated wetlands and upland preserves, shall be identified; 12. Curve details. When it is not possible to show curve detail information on the map, a tabular form may be used; and 13. Street-lighting plan. In conformance with the standards of the department of public works, shall be submitted with the application for final plat. (h) Covenants, etc. A draft of any proposed protective covenants, property owners association articles of incorporation and bylaws; and (i) Itemized cost estimate of improvements or bid. When posting performance security under the provisions of section 27-153.2.15, itemized cost estimates of all required improvements made by a state registered engineer or a bid from a reputable bondable contractor shall be submitted prior to final plat approval of construction drawings. a. If the engineers cost estimate is determined to be inadequate when compared to the city's cost to install the improvements, then the city shall modify the engineers estimate to meet city cost. b. If a developer chooses to utilize the bid from the contractor who was awarded the job and the city finds the bid amount to be inadequate when compared to the city's cost to install the improvements, then the following requirements are applicable: 1. The contractor's bonding company must have no less than a B+ rating as determined by Best Bond Book; and 2. If the contractor's total bid is insufficient when compared to the city's cost to install the improvements, then the city will require a certified letter from the contractor on the contractor's stationary stating that the contractor will install the improvements for the City of Tampa at the same bid price contracted with the developer. 3. The city will require a certified letter from the developer stating that the bid for infrastructure was awarded to a specific contractor, naming the contractor and stating the total bid price under contract for the required improvements. (j) Application for streetlight assessment program. (Ord. No. 89-261, § 2(35-54), 10-12-89; Ord. No. 91-89, §§ 20, 21, 5-30-91; Ord. No. 96-241, § 27, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.24 Express subdivision review.

Sec. 27-153.2.24. - Express subdivision review. (a) Small subdivisions. Small subdivisions are eligible for express subdivision review. Small subdivision review allows for the waiver of both the preliminary plat and construction drawing requirements; provided that all lots within the proposed subdivision are for single-family use, have approved access and existing potable water and sanitary sewer facilities. (b) Minor subdivisions. Minor subdivisions are eligible for express subdivision review. Minor subdivision review allows for the waiver of the preliminary plat requirements in certain circumstances as set forth in subsection (c)(1). (c) Criteria for express subdivision review. (1) In order to waive the preliminary plat requirement, a preliminary application conference must be requested by the developer. Upon scheduling the conference, the developer shall provide the city with a survey of the proposed subdivision. The subdivision coordinator may waive the preliminary plat requirements in any of the following circumstances: a. All of the single-family residential lots within the proposed subdivision have approved access and existing potable water and sanitary sewer facilities; b. The proposed subdivision includes a maximum of two (2) lots which will be developed for commercial, industrial, or multifamily uses, and all of the lots within the subdivision have approved access and existing adequate improvements and utilities; or c. The proposed subdivision relates solely to roadways, provided that code requirements for construction drawings and a final plat materials are otherwise fulfilled. (2) In order to waive the construction drawing requirement, a preliminary application conference must be requested by the developer. Upon scheduling the conference, the developer shall provide the city with a survey of the proposed subdivision. The subdivision coordinator may waive the construction drawing review requirements in any of the following circumstances: a. No improvements are required by these procedures or any other provision of the City Code; b. All required improvements will be installed by the city and the developer has paid for such improvements; c. All of the lots within the proposed subdivision have approved access and existing adequate improvements and utilities; d. The proposed subdivision includes a maximum of two (2) lots which will be developed for commercial, industrial, or multifamily uses, and all of the lots within the subdivision have approved access and existing adequate improvements and utilities; or e. The proposed subdivision relates solely to roadways, provided that code requirements for construction drawings and a final plat materials are otherwise fulfilled. (Ord. No. 96-241, § 28, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013)

Tampa City Code § 27-153.2.25 Affordable housing subdivisions.

Sec. 27-153.2.25. - Affordable housing subdivisions. Exceptions to the requirements of these procedures may be made for subdivisions which have been certified by the city as affordable housing subdivisions and have been underwritten through the Mayor's Challenge Fund or other bona fide housing programs administered through the community redevelopment agency as follows: (a) Affordable housing subdivisions may be exempt from the requirements of installing a stormwater retention/detention facility located within a common area and establishing a homeowners association which addresses stormwater requirements if: (1) A subdivision is certified by the City of Tampa as affordable housing project and is so recorded on the final plat; (2) The subdivision is comprised of less than ten (10) platted lots; (3) The subdivision is not located on a stormwater management advisory list; (4) The subdivision is not located in a volume sensitive basin; and (5) The subdivision would not be contributory to an identified flooding problem. (b) Affordable housing subdivisions may also be exempt from subdivision technical requirements if the project incorporates or is an innovative design. (c) The developer shall not be required to provide defect security upon the final acceptance of all required improvements by the city. (d) Affordable housing subdivisions may be eligible for express subdivision review. (Ord. No. 96-241, § 29, 10-31-96; Ord. No. 2013-67, §§ 1(Exh. A), 4, 5-16-2013; Ord. No. 2020-166, § 26, 12-17-2020)

Tampa City Code § 27-153.2.26 Electronic data.

Source: City of Tampa, Code of Ordinances and Charter and Related Laws (Municode Library, library.municode.com)URL: https://library.municode.com/fl/tampa/codes/code_of_ordinances?nodeId=COOR_CH27ZOLADE_ARTIIADGEPR_DIV8SUPR_SD1.2CEDOREETFetched: 10/28/2026