The Future Land Use Map Amendment (FLUMA) Application is the form the City of Cape Coral, Florida, City Planning Division uses to request a change to the future land use designation of a property. It is one of the Cape Coral permit and approval applications published in the Planning Division's document center. Property owners, their applicants and authorized representatives use it, with a letter of intent, notarized signatures and a traffic projection. On this page you can fill out the form online on FillingPDF and download or print the completed PDF; the form and the city's submission options are published by the City of Cape Coral.
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What is Future Land Use Map Amendment (FLUMA) Application – Cape Coral, FL?
The Future Land Use Map Amendment (FLUMA) Application is the City of Cape Coral form used to ask for a change to the Future Land Use Map for a specific property, so that the property carries a different land use designation.
The City Planning Division, part of the Department of Development Services, issues the form. It is an eight-page packet. Page 1 lists the application requirements, page 2 holds the fee statement and the owner, applicant, representative and property information, and page 3 holds the signed and notarized certification. Page 4 is the estimated peak hour trip and site-data sheet, page 5 is the Acknowledgement Form, and page 6 is the Authorization to Represent Property Owner(s). Pages 7 and 8 set out the purposes of amendments, how an amendment may be initiated, the review criteria and the effective date, which follows Chapter 163, Florida Statutes.
Amendments are reviewed by the Planning and Zoning Commission, which advises City Council, and by City Council. The form refers to Section 3.5.2 of the city's code for more information. It is a plan-map amendment application, not a zoning or building document: it asks for the current and proposed land use and the current zoning of the parcel.
Who needs to file Future Land Use Map Amendment (FLUMA) Application – Cape Coral, FL?
The property owner or the applicant uses this form to request a Future Land Use Map amendment for a parcel in the City of Cape Coral. The form collects up to two owners, an applicant if different from the owner, and an authorized representative if applicable.
The form says an amendment may be initiated in four ways:
- by City Council on its own motion;
- by the Planning and Zoning Commission on its own motion;
- by the City Manager, for city-initiated requests;
- by a petition of one or more property owners of at least 51% of the property owners of an area proposed for amendment.
All forms (Application, Acknowledgement Form, Authorization to Represent) must be signed by the property owner or the applicant. If the authorized representative is an attorney, the attorney may sign the application and the Acknowledgement Form, and the Authorization to Represent form is not required. Every owner must be listed on the Authorization to Represent; if an owner is a corporation, the City Planning Division needs a copy of the corporation papers.
When to file Future Land Use Map Amendment (FLUMA) Application – Cape Coral, FL
File the application when you are ready to ask for a land use change for the property. The form sets no calendar deadline, but it states that the completed application must be legible and that all items must be provided at the time of submission.
After filing, the form describes the sequence. The application is reviewed for completeness and invoiced, according to the Planning Division's page. City Council holds a submittal hearing (1st public hearing) before amendments go to DEO, and only approved amendments are sent. DEO then has ninety (90) days to review and respond. After DEO comments or objections arrive, the local government has sixty (60) days to approve, deny, or approve with modifications. Advertising costs are billed and must be paid before the hearing. Hearing dates are confirmed by the Notice of Public Hearing. Any decision is subject to a thirty (30) day appeal period, and work done during that time or during an appeal is at the applicant's risk.
Documents you need
- Letter of intent stating the actual request and why the request is being made; required with the application.
- Notarized signatures: the Application, Acknowledgement Form and Authorization to Represent must be signed by the property owner or applicant; the applicant's portion must be typewritten.
- Copy of any deed restrictions, if there are deed restrictions on the property.
- Certified survey done within the past six (6) months, when the city requires it; the form says one MAY be required.
- Typewritten list of affected property owners in label format (name, address, city, zip-code), if the subject property is within 500 feet of any County properties.
- Traffic projection of the trips anticipated from the revised land use, including their distribution onto the roadway system; a more detailed traffic impact analysis may also be required.
- Source of the traffic projection, if 300 or less peak hour trip ends are projected.
- Traffic impact study, if more than 300 peak hour trip ends are projected.
- Copy of corporation papers, if an owner is a corporation, supplied to the City Planning Division.
- Authorization to Represent Property Owner(s), if someone other than the owner presents the request, unless the representative is an attorney who signs the application and Acknowledgement Form.
- Seventeen (17) copies of any item on a sheet larger than 11 x 17, for distribution.
How to fill out Future Land Use Map Amendment (FLUMA) Application – Cape Coral, FL
Enter the owner information
Under OWNER(S) OF PROPERTY INFORMATION, give owner name, phone, email, address, city, state and zip for each owner; the form has room for two.
Add applicant details if different
Under APPLICANT INFORMATION (If different from owner), enter the applicant's name, phone, email, address, city, state and zip.
Add the authorized representative
If applicable, complete AUTHORIZED REPRESENTATIVE INFORMATION with the representative's name, phone, email and address.
Describe the property
Enter Unit, Block, Lot(s), Subdivision, Property Address, Plat Book, Page, Current Zoning, Strap Number and Acreage. Then enter the Current Land Use and the Proposed Land Use.
Sign before a notary
Print the name and sign on page 3 to certify the information is correct. Complete the notary block (state, county, date, identification, commission number); the form allows physical presence or online notarization.
Complete the site data sheet
On the ESTIMATED PEAK HOUR TRIP page, enter parcel width, depth, square feet and acreage, soil type, Urban Services Area (Infill or Transition Reserve), natural resources and any listed animal species.
Estimate development and trips
Enter estimated total lot coverage (%), building floor area (sq. ft.), the type and percentages of future development, and estimated peak hour trip ends. Mark City Sewer and City Water YES or NO.
Complete the Acknowledgement Form
Enter the date, the corporation/company name, the owner's name and signature, and have the notary block completed.
Complete Authorization to Represent
If a representative will present the request, enter that person's name, the unit, block, lot(s), subdivision or legal description, and the owner name and signature and title of every owner, notarized.
Gather the supporting documents
Prepare the letter of intent, traffic projection and the other attachments listed on page 1 that apply to your property.
Review, download and assemble
Check that every section is complete and every signature is notarized. Download or print the completed PDF from FillingPDF and assemble the package described under How to submit.
How to submit Future Land Use Map Amendment (FLUMA) Application – Cape Coral, FL
The City of Cape Coral Planning Division encourages applicants to submit online through the CSS online portal; for help with an application, contact [email protected]. The form's header lists the City Planning Division at Tel. (239) 574-0553, Fax (239) 574-0591, P.O. Box 150027, Cape Coral, FL 33915-0027.
- Online: use the CSS online portal, as linked from the Planning Division Applications and Documents page at capecoral.gov.
- Questions: [email protected] or Tel. (239) 574-0553.
Submit the complete package: the signed and notarized forms, the letter of intent and the supporting documents listed under the requirements. If any item is on a sheet larger than 11 x 17, the applicant must supply seventeen (17) copies for distribution.
A fee applies, based on acreage and stated on page 2 of the form, plus the required advertising costs; ask the Planning Division for the current amount. The Acknowledgement Form says fees are submitted with the application, and the Planning Division's page says that once the application is received it is reviewed for completeness and invoiced. The city states it will never request payment by electronic funds transfer (EFT), wire transfer or third-party payment apps such as Venmo, Cash App, PayPal or Zelle.
FillingPDF lets you fill out and download the PDF; submission follows the city's channels above.
Common mistakes to avoid
- Submitting the application with items missing; the form says all items must be provided at the time of submission and the application must be legible.
- Leaving signatures un-notarized; the certification, Acknowledgement Form and Authorization to Represent each carry a notary block.
- Handwriting the applicant's portion when the form requires it to be typewritten.
- Omitting the traffic impact study when more than 300 peak hour trip ends are projected, or the source of the projection when 300 or less.
- Leaving out the owner list in label format when the property is within 500 feet of any County properties.
- Submitting oversized sheets (larger than 11 x 17) without seventeen (17) copies.
- Forgetting corporation papers when an owner is a corporation.
- Expecting to pay advertising costs after the hearing; they are billed and must be paid prior to hearing.
- Paying by wire, EFT or a payment app; the city says it will never request payment that way.
Frequently asked questions
What is the Cape Coral FLUMA application?
It is the City of Cape Coral's Future Land Use Map Amendment (FLUMA) Application, the form used to request a change to a property's future land use designation. It is reviewed by the Planning and Zoning Commission and City Council.
Does the FLUMA application have to be notarized?
Yes. The form says the applicant's portion must be typewritten and the signature notarized, and it includes notary blocks on the certification, Acknowledgement Form and Authorization to Represent. Notarization may be by physical presence or online notarization.
Is there a fee for a Future Land Use Map Amendment in Cape Coral?
Yes. An application fee based on acreage applies, plus required advertising costs billed to the applicant and payable before the hearing. The fee statement is on page 2 of the form; confirm the current amount with the Planning Division.
Who can start a future land use map amendment?
Per the form: City Council, the Planning and Zoning Commission, or the City Manager (for city-initiated requests), or a petition of one or more property owners of at least 51% of the property owners of the area proposed for amendment.
When is a traffic impact study required with the FLUMA application?
When more than 300 peak hour trip ends are projected, a traffic impact study must be submitted. If 300 or less are projected, you must provide the source of the traffic projection instead.
Can an attorney sign the FLUMA application?
Yes. If the authorized representative is an attorney, the attorney may sign the application and the Acknowledgement Form, and the Authorization to Represent form is not required.
How long does the FLUMA review take?
The form gives only statutory steps: after the City Council submittal hearing, DEO has ninety (90) days to respond, then the local government has sixty (60) days to approve, deny or approve with modifications. Hearing dates come in the Notice of Public Hearing.
Can I submit the application online?
The Planning Division encourages online submission through the CSS online portal; contact [email protected] for help. You can also fill out the PDF on FillingPDF and download it; FillingPDF is independent, not affiliated with the city and does not file or submit applications.
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