These regulations prescribe requirements for the design and development of new plats, subdivisions, and of re-subdivisions, provide for enforcement, shall be held as minimum requirements for the sole interest of protecting the health, safety and general welfare of the people of the city, and are intended to:

1. Ensure that any proposed development of new plats or subdivisions or of re-subdivisions be generally consistent with the city's comprehensive plan and that the plan shall serve as a guideline to the developer in the design of the proposed new subdivision or re-subdivision;
2. Bring together in coordinated and convenient form, all official requirements pertaining to plats;
3. Ensure that the configuration of lots, blocks, streets and building sites will encourage the development of sound and economically stable communities and the creation of healthy living environments that are compatible with existing residential areas;
4. Provide standards for the design and construction of streets, roads, alleys and highways, to include uniformity in street widths, minimum right-of-way widths, proper street alignment, adequate means of ingress and egress to property, and to afford maximum safety and traffic control;
5. Ensure the design, construction and availability of efficient, adequate and economic availability of utilities, water and sewer, and other city standard services to land development;
6. Ensure adequate drainage for public and private property;
7. Provide public open spaces in land development for recreational and educational purposes; and
8. Ensure that any variance to this chapter is approved and recorded in written form by the City Commission.

(Ord. O-2011-14, passed 5-4-11)

For the purposes of this Article, the following definitions shall apply unless the context clearly indicates or requires a different meaning.

ALLEY. A right-of-way providing a secondary means of access and service to abutting property.

BLOCK. Includes tier or group and means a group of lots existing within well-defined and fixed boundaries, usually being an area surrounded by streets or other physical barriers and having an assigned number, letter, or other name through which it may be identified.

BOUNDARY SURVEY. A survey, the primary purpose of which is to document the perimeters, or any one of them, of a parcel or tract of land by establishing or reestablishing corners, monuments, and boundary lines for the purposes of describing the parcel, locating fixed improvements on the parcel, dividing the parcel or platting. The boundary survey must be performed and prepared under the responsible direction and supervision of a professional surveyor and mapper preceding the initial submittal of the plat to the local governing body. Nothing herein shall be construed to restrict a legal entity from employing one professional mapper and surveyor to perform and prepare the boundary survey and another professional surveyor and mapper to prepare the plat, except that both the boundary survey and the plat must be under the same professional surveyor and mapper or legal entity, whichever applies.

CUL-DE-SAC. A street terminated at the end by a vehicular turnaround.

DEVELOPER. The owner or owners of record executing the dedication required and applying for approval of a plat of a subdivision pursuant to this Article.

EASEMENT. Any strip of land created by a developer for public or private utilities, drainage, sanitation, or other specified uses having limitations, the title to which shall remain in the name of the property owner, subject to the right of use designated in the reservation of the servitude.

IMPROVEMENTS, PUBLIC. Any of the following: street lights, street pavement including subgrade, curbs and gutters, sidewalks, alley pavement, pavement marking and signage, water mains, force mains, lift stations, reuse waterlines, sanitary sewers, storm drains, street name signs, street trees, etc., constructed on public rights-of-way or access easements designated for use by the general public.

LOT. Includes tract or parcel and means the least fractional part of subdivided lands having limited fixed boundaries, and an assigned number, letter, or other name through which it may be identified.

MAY. May is permissive; SHALL and WILL are mandatory and not merely directory.

P.C.P. Permanent Control Points as defined by F.S. Ch. 177.

P.R.M. Permanent Reference Monuments as defined by F.S. Ch. 177.

PERIMETER PLAT. A map or delineated representation of the perimeter of a planned subdivision, being a complete exact representation of the external boundaries and other information in compliance with the requirement of all applicable sections.

PLAT or REPLAT. A map or delineated representation of the subdivision of lands, being a complete exact representation of the subdivision and other information in compliance with the requirement of all applicable sections.

PROFESSIONAL SURVEYOR AND MAPPER. A surveyor and mapper registered under F.S. Ch. 472 who is in good standing with the Board of Professional Surveyors and Mappers.

PUBLIC UTILITY. Includes any private or public utility such as, but not limited to, storm drainage, sanitary sewers, electric power, water service, gas service, or electronic communication lines, whether underground or overhead.

RIGHT-OF-WAY. Land reserved, used, or to be used for a street, alley, walkway, drainage facility, or other public purpose.

STREET. Includes avenue, boulevard, parkway, court, highway, lane, roadway, and expressway.

SUBDIVISION. The division of land into two or more lots or parcels for the purpose of transfer of ownership or development. If a new street is involved, any division of any parcel of land and a tract of land upon which a hotel, an apartment, or a multiple dwelling is to be constructed.

SURVEY DATA. All information shown on the face of a plat that would delineate the physical boundaries of the subdivision and any parts thereof.

WAIVER OF REPLAT. In situations where a re-subdivision of a plat is of same or like kind, a waiver may be issued that in essence negates the need to replat.

(Ord. O-2011-14, passed 5-4-11)

A. Requirements of, and exceptions to platting. No person, firm, corporation or any other association shall create a subdivision of a tract of land anywhere in the city except in conformity with these regulations. No subdivision shall be platted or recorded nor shall any building permit be issued unless such subdivision meets all the provisions of this Article and those of any applicable state and county laws, and has been approved in accordance with the requirements as herein set forth, except that a plat may not be required if:

1. The subdivision involved consists only of the granting of public rights-of-way or easements, and due to unusual conditions and circumstances, the Subdivision Review Committee finds that it is not necessary that a plat be prepared;

2. The land to be subdivided is to be divided into contiguous lots, the land is included within a plat that has been approved and recorded in the official county records subsequent to June 4, 1953, improvements and dedications existing on the land are substantially in accordance with the requirements of these regulations, and the waiving of the requirements for platting, as determined by the Subdivision Review Committee, would not conflict with the purpose and intent of these regulations. In addition to meeting the above criteria, the issuance of a building permit for any principal building within the subdivided property shall be subject to the requirement for conveyance of any land within the lot or parcel necessary for appropriate roadway, highway, street, alley, parks or utilities, including any land which is necessary to comply with the County Trafficways Plan, Florida Department of Transportation or county corridor right-of-way maps, or City Traffic Circulation Plan by deed or grant of easement, at the option of the appropriate public entity. Placement of non-vehicular access lines may be required by the city's traffic engineer;

3. The subdivision of the real property is for the conveyance of land to a federal, state, county or municipal agency, entity or political subdivision or a public utility as defined herein;

4. The proposed subdivision is for the purpose of conveying ownership of real property with a single family unit in a townhouse-type development when such conveyance of real property is the space beneath the unit, plus an area surrounding the unit, which is no greater than the gross ground floor area of the unit. Prerequisites for exceptions to platting in this case are as follows:

a. The minimum overall development size shall be the same as required in the zoning district assigned to the property.

b. The average building length within the townhouse development shall not exceed 160 feet. However, no such building shall contain more than eight units.

c. The proposed subdivision is part of a development project for which the city has granted site plan approval, and is part of a plat recorded after June 4, 1953, or the proposed subdivision is less than five acres in size, and the lots or parcels from which the proposed subdivision is created have been specifically delineated in a recorded plat.

5. Exemption for single family or duplex lots. Replatting is not required in instances involving construction of one single family dwelling unit or duplex unit on a lot or parcel if the lot or parcel was of record as such in the official county records when the land use plan was adopted by the County Commission, March 1, 1989. Single family and duplex lot exemptions are subject to the requirements of the Florida Building Code in effect in Broward County, Florida, as revised from time to time relative to the type of occupancy and that any land which is necessary to comply with the County Trafficways Plan has been conveyed to the public by deed or grant of easement, at the option of the appropriate public entity;

6. Exemption for small parcels platted on or before June 4, 1953. Platting is not required for the issuance of building permits for construction of a multifamily or nonresidential principal building, provided all the following conditions are met:

a. The lot or parcel has been specifically delineated on a plat recorded on or before June 4, 1953;

b. The lot or parcel is smaller than five acres; and

c. All land within the lot or parcel which is necessary to comply with the County Trafficways Plan, has been conveyed to the public by deed or grant of easement, at the option of the appropriate public entity.

d. However, all such subdivisions which are so exempted from platting by this section shall contribute any impact fees which would be applicable by city or county ordinances were a plat to be recorded;

7. The division of a residentially zoned platted parcel permits subdivision into individual zero lot line dwelling sites developed in conformance with the requirements of the Zoning and Land Development Regulations. Prior to any grant of such exemption, documentation shall be received from the developer and reviewed by the appropriate city departments as follows:

a. Application for preliminary site plan shall be submitted.

b. Application (including a resubdivision plat sketch) for plat exemption shall include:

(1) The appropriate specific purpose heading including the label "Plat exemption sketch for the resubdivision of...";

(2) Location sketch showing location of zero lot line development relative to arterial and collector roadways;

(3) North point, graphic scale, and complete legal description of lands to be resubdivided;

(4) Safe and adequate access for police, fire and emergency vehicles and for vehicles removing solid waste, including recyclable materials;

(5) If requested by the Subdivision Review Committee, typical design details of the proposed zero lot line dwelling(s) and accessory structures, including the relationship to the proposed site lines;

(6) Proposed site lines (defined as the line bounding an individual dwelling site as described in a survey of property), and an identification reference for each individual lot line dwelling site. Sites numbered in numerical order beginning with one (1);

(7) Identification and purpose of common and public areas, including a statement defining the entities which will own and maintain the property;

(8) Signature blocks for the City Engineer and City Manager, or his/her designee;

(9) Ownership and encumbrance report provided by a title insurance company or attorney; and

(10) Location of existing and proposed easements and/or encumbrances for access, drainage, utilities and others.

c. All proposed grants and/or abandonments of public easements for access, drainage and utilities must be accepted or approved by the City Commission.

d. Any proposed private street agreement must be executed.

e. The failure to satisfy the intent of the plat exemption regulations for zero lot line development, whether precedent or subsequent to administrative approval, shall be reported to the City Commission and, upon notice to the property owner, a public hearing shall be held. If the City Commission finds that the intent has not been satisfied, the City Commission shall take immediate corrective action to ensure compliance. In addition, all proposed grants of public easement for access, drainage and utilities shall be accepted by the City Commission prior to issuance of any building permit. Prior to issuance of a certificate of occupancy for an individual unit, a legal description for the proposed site, keyed to the approved site reference plan, shall be approved by the City Engineer and then recorded in the official county records at the expense of the developer.

B. Exception pre-application. The developer shall submit a pre-application in the manner prescribed by this chapter with requisite fees as specified by City Commission resolution. The Subdivision Review Committee shall review the pre-application and shall determine if in fact one of the foregoing conditions does exist and, upon such determination, shall waive the requirement for platting. If the Subdivision Review Committee does not feel an exception is warranted, the developer may within 20 days make an appeal in writing to the Planning and Development Board of the Subdivision Review Committee's denial. If the appeal is sustained, the Engineering Division shall waive the requirement for platting. If the appeal is denied, the developer shall proceed to the next stage of plat approval or within 20 days appeal in writing to the City Commission. If the City Commission sustains the appeal, the Engineering Division shall waive the requirement for platting. If the appeal is denied, the developer shall proceed with the next stage of plat approval.

C. Requirements in lieu of platting. If, pursuant to the terms of this Article, platting is not necessary, a certified survey shall be submitted to the Engineering Division in lieu of platting and the City Engineer shall require deeded rights-of-way and easements, reservations or improvements required in connection with platting under these regulations, including the posting of a performance and maintenance bond, as may be necessary to carry out the intent and purpose of these regulations.

D. Recordation. Waiver of plats shall be recorded by the applicant in the official county records. A copy of the recorded documents shall be submitted to the Engineering Division.

(Ord. O-2011-14, passed 5-4-11)

A. For the purpose of coordinating, enforcing and administering this chapter, the City Engineer or his/her designee shall be deemed the administrative officer.

B. There is hereby established a Subdivision Review Committee consisting of the following members, or their duly authorized representatives: The City Engineer or designee, who shall be chairperson; and appropriate representatives from the Engineering Division, Parks, Recreation and Cultural Arts Department, Department of Planning and Development Services, Public Utilities Department, and Public Works Department.

C. The duties of the Subdivision Review Committee shall be to:

1. Review applications for subdivision and perimeter plats;

2. Review all plans as to their compliance with this Article, the laws of the state and all other applicable regulations of the city;

3. Review written applications for variance from the terms of this chapter and recommend to the City Commission its findings and recommendations. No such variance shall be granted if it has the effect of nullifying the intent and purpose of this Article;

4. Review pre-applications for exceptions to platting;

D. The Subdivision Review Committee shall meet at least monthly to review applications, plans or variance requests as required. Subdivision Review Committee meetings shall be open to the public and any person may attend any meeting and present any appropriate matter thereat.

E. Fees for processing review, including subdivision, plat, perimeter plat, plat exemption and waiver of replat, shall be specified by resolution of the City Commission. The application fee shall also be applicable to minor revisions (defined as proposed revisions which do not affect the overall design and layout of the plat exemption sketch).

(Ord. O-2011-14, passed 5-4-11)

A. The land to be platted shall have appropriate zoning and land use designation for the intended use.

B. Unless adequate methods of correction are formulated and approved in accordance with the provisions of this Article, land which is determined to be unsuitable for subdivision due to poor soil quality, flooding for drainage or other features likely to be harmful for the health, safety and general welfare of future residents, shall not be divided.

(Ord. O-2011-14, passed 5-4-11)

A. Submission of Plats.

1. A preapplication conference with the Engineering Division staff shall be required prior to the preparation and submission of any plat. The purpose of this conference shall be for the staff and applicant to discuss overall community goals, objectives, policies and codes as related to the proposed subdivision and to discuss platting procedures.

2. Plats for all proposed subdivisions of land lying within the city shall be filed with the Engineering Division for processing. The plat and necessary supporting data shall be considered at the first regular meeting of the Subdivision Review Committee held not less than 30 days after filing with the Engineering Division.

3. A master plan of the proposed subdivision must be submitted to the Engineering Division for review by the Subdivision Review Committee at the same time that a plat application is made. The design criteria used for the master plan shall be the same as in § 5.3.I.6. of the Zoning and Land Development Regulations and Chapter 155 of the Hollywood Code of Ordinances. The master plan shall contain the following:

a. The location and rights-of-way widths of all proposed streets, alleys, rights-of-way and easements and their purpose, along with the proposed layout of the lots and blocks;

b. Drainage facilities and report, including proposed design water elevations, existing water elevations, drainage structures, canals, ditches and any other pertinent information pertaining to the control of storm and ground water;

c. Utilities such as water, sewer, gas, telephone, power, and the like, on and adjacent to the tract including existing and proposed water treatment plants and sewage treatment plants;

d. All existing property lines, easements and rights-of-way, their purpose, and their effect on the property to be subdivided;

e. Zoning classification of the tract;

f. Site proposed for parks, recreational areas and schools;

g. Topographical conditions on the tract, including all the existing water courses, drainage ditches and bodies of water, marshes and other significant features; and

h. Grades of all roads, streets, alleys, and other rights-of-way, and elevations of several portions of land depicted on the plat, by contour lines or otherwise.

4. Accompanying the plat shall be letters, reports, or, comments concerning the plat received from the county.

5. When a large tract is developed in two or more increments, and the incremental development does not provide for continuous development or does not totally encompass all drainage outfalls, a separate instrument providing drainage easements or rights-of-way must be submitted with the initial plat. Upon submittal of the final plat, the drainage easement or right-of-way instruments shall be submitted, fully executed, in sufficient form for recording.

6. If a subdivision or plat is expected to generate 1,000 vehicle single directional trips or more per day, or 100 vehicle trips or more in a peak hour period, a traffic impact analysis must accompany the plat. The traffic impact analysis shall be used to determine the number of lanes and capacity of the street system proposed or affected by the development, both within and outside the area to be platted based on ultimate permitted development.

B. Processing of plats.

1. A developer seeking approval of a plat shall submit ten copies of the plat, ten copies of the master plan and ten copies of a signed/sealed survey meeting the requirements of the Florida Minimum Technical Standards as outlined in Chapter 61G17-6 of the Fla. Admin. Code and the ALTA/ACSM Standards, to the Engineering Division. Copies shall then be forwarded to the members of the Subdivision Review Committee for review.

2. The Subdivision Review Committee shall examine and check the plat and master plan for general engineering and drainage requirements.

3. The Subdivision Review Committee shall also check the plat and master plan for adequate vehicle access and traffic circulation.

4. The Subdivision Review Committee shall also check the plat and master plan for street name or number designation.

5. In sections of the city where the Parks, Recreation and Cultural Arts Department has indicated a need for recreation areas, a copy of the plat and master plan shall be referred to that department for review and report.

6. The Subdivision Review Committee, in studying the plat and master plan, will take into consideration the requirements of the community of the land being subdivided. Particular attention will be given to width, arrangement and location of streets, surface drainage, water and sewer availability, lot sizes and arrangement as well as requirements for parks, play-fields, playgrounds, school sites, public building sites, parkways and highways. Adequate street connections will be required to ensure free access to and circulation for adjoining subdivisions and lands.

7. The Subdivision Review Committee shall not approve a plat unless the plat has been prepared in accordance with the provisions of state law, and conforms to the following requirements:

a. The plat shall be drawn or printed on 24 inch by 36 inch, mil. (.003) polyester film, blackline double matte or other approved material. The plat shall be prepared by a land surveyor currently registered in this state and is to be clearly and legibly drawn with black permanent drawing ink or veritype process to a scale of not smaller than one inch equals 100 feet.

b. The plat shall contain the signature, registration number and official seal of the land surveyor, certifying that the plat is a true and correct representation of the land surveyed under his/her responsible direction and supervision and that the survey compiled and shown on the plat complies with all the requirements of state law and this Article. The certification shall also state that permanent control points (P.C.P.'s) will be set under the direction and supervision of the surveyor within one year from the date the plat is recorded. When required improvements have been completed prior to the recording of a plat, the certification shall state that P.C.P.'s have been set in compliance with the laws of the state and any applicable code regulations and ordinances of the city and county. When plats are recorded and improvements are to be accomplished under surety posted as provided for by this Article, the required improvements and surety will include P.C.P.'s.

c. There shall be lettered or printed upon the plat a full and detailed legal description of the land embraced in the plat. The description shall show the section, township and range in which the land is situated or, if a land grant, shall state, and must be so complete that from it, without reference to the section map, the starting point can be determined and the boundaries run.

d. The plat shall have a title printed in bold legible letters containing the name of the city, county and state, the section, township and range as applicable or if in a land grant, shall state; and if the plat is a replat, amendment or addition to an existing subdivision, it shall include the words "replat, amendment or addition to an existing subdivision."

e. The plat must be accompanied by a current ALTA survey.

f. The plat shall have a location sketch showing the location of the plat with respect to section lines and surrounding streets and landmarks.

g. The plat shall include a north point, graphic scale and month and year plat drawn.

h. The plat shall show the corporate limits when in or adjacent to the plat.

i. The plat shall indicate boundary lines of the tract with accurate distances to one-hundredth of a foot and angles to the nearest second. These boundaries shall be determined by an accurate survey in the field, which shall be balanced and closed with error closures not to exceed one foot to 5,000 feet. Surveys shall be coordinated and tied into the nearest established section corner or quarter section corner by angle and distance.

j. The plat shall show the exact names, and locations and widths along the property line of all existing or recorded streets intersecting or paralleling the boundaries of the tract.

k. The plat shall have the exact layout of street and alley lines, street names, bearings, angles of intersection and widths (including widths along the lines of any obliquely intersecting streets), lengths of arc and radius, points of curvature and tangent bearings, all easements owned by or rights-of-way provided for public utilities, all lot lines with dimensions in feet and hundredths, and with bearings or angles if other than right angles to the street and alley lines. All intersecting street rights-of-way lines shall be joined by the long cord of a minimum radius of 25 feet with all dimensions shown.

l. The lots shall be numbered in numerical order within each block or lettered in alphabetical order within each block, and blocks shall be numbered in numerical order or lettered in alphabetical order.

m. The plat shall show the accurate location of all permanent reference monuments as prescribed by state law.

n. The plat shall indicate an accurate outline of all property which is to be dedicated or proposed for public use, including open drainage courses and suitable easements, and all property that may be reserved by covenants in deeds for the common use of the property owners in the subdivision with the purposes indicated thereon.

o. The plat shall include names and locations of adjoining subdivisions, the adjacent portions of which shall be in outline form.

p. The plat shall show all existing watercourses, drainage ditches, canals, bodies of water and related easements.

q. The plat shall include an acknowledgment by the owner or owners and all mortgage lienholders of lands included within the plat of the execution of same and the dedication to public use of all streets, alleys, parks, easements and other public places shown upon same.

r. The plat shall include a certificate of the surveyor attesting to the accuracy of the survey and to the establishment of permanent reference monuments according to state law.

s. The plat shall contain upon the face thereof an unreserved dedication to the public of all streets, highways, alleys, parks, parkways, easements, commons and other public places included within the plat, such dedication to be subscribed to by the legal and equitable owners of such lands and by all persons holding mortgages against such lands, which dedication shall be acknowledged before an officer authorized to take such acknowledgments of deeds, etc. Such plat containing such dedication, when properly recorded, shall constitute a sufficient, irrevocable conveyance to vest in the city to be parcels of land dedicated for public use, to be held by the city in trust for the uses and purposes intended, and the approval of the plat by the City Commission shall have the force and effect of an acceptance.

t. The plat shall contain an approval and signature block for the required county agencies.

u. The plat shall contain an approval and signature block for the City Commission stating the following:

This is to certify that this plat was approved and accepted by the City Commission of Hollywood, Florida by Resolution No. , adopted this day of , A.D., , and that by said resolution all thoroughfares and public easements shown on this plat were accepted in the name of said city and all previous plats of this land are cancelled and superseded. Upon adoption of a resolution approving the plat, the Mayor shall execute the plat.

v. The plat shall contain the approval and signature block for the Mayor, the City Engineer, and the City Clerk.

w. Space shall be provided at the bottom of the plat for seals of the various persons who are required to approve the plat.

C. Perimeter Plat. The purpose of this subsection is to provide for timely review of perimeter plat requests. Perimeter plats shall be submitted to the Engineering Division for processing, reviewed by the Subdivision Review Committee and then forwarded to the City Commission for consideration.

1. All of the following criteria must be met in order for a request to be considered under this subsection.

a. The property is not part of an approved or recorded subdivision plan or any map or plan filed in the records of the city;

b. The property intended to be a perimeter plat must comply with all applicable zoning regulations;

c. Approval of the request either will result in no change in the existing or allowed uses or will result in impacts generally equivalent to or less than those of existing allowed uses;

d. All required fees must be paid prior to the approval of the perimeter plat; and

e. If so chosen, a bond will be required in lieu of off-site improvements.

f. All residential properties shall be zoned Planned Development (PD) prior to final plat approval by the City Commission.

2. A perimeter plat must also comply with all regulations listed under subsections a. through w. above.

D. Approval of Plats.

1. At a scheduled public meeting, the Subdivision Review Committee will receive reports on and review the plat to determine its conformance to these regulations.

2. The Subdivision Review Committee may approve the plat as presented or with minor modifications, if found to be in conformance with these regulations, or may disapprove the plat when not found to be in conformance or readily capable of being revised to conform. Approval of the plat, subject to conditions, revisions and modifications as stipulated by the Subdivision Review Committee, shall constitute conditional committee approval of the subdivision as to the character and intensity of development and the general layout and approximate dimensions of streets, lots and other proposed features.

3. The applicant shall revise the plat, if necessary, to conform with the conditions stipulated by the Subdivision Review Committee and submit ten copies to the Engineering Division for distribution and consideration by the members of the Subdivision Review Committee.

4. The plat must be presented to, and approved by, the City Commission within 18 months of approval by the committee, and, if not done within this period, the committee must review the plat again.

5. Two prints of the final plat and one copy of the required supporting data shall be submitted to the committee to be retained in its files.

(Ord. O-2011-14, passed 5-4-11)

The following tangible improvements are required in conjunction with the development of a subdivision within the city. The required improvements shall be completed prior to the recordation of the plat in the manner prescribed in this Article or the developer shall file with the city a guarantee, as provided in this Article, to assure the installation of the required improvements. The required improvements shall be completed within 12 months from the date of approval of the plat or within 12 months from the date of recording the plat, if improvements are undertaken after recordation of the plat.

A. Streets, alleys, curbs, gutters and sidewalks shall be completed to grade and to specifications as shown on plans, profiles and cross sections prepared for the subdivision and approved by the city. The streets shall be graded, surfaced and improved in accordance with construction standards established by the City Engineer. Upon the completion of the street, alley, curb, gutter and sidewalk improvements, as-built plans and profiles shall be filed with the Engineering Division by the developer.

B. Street name signs shall be provided at each intersection in the type, size and location required by the current city standards and shall carry the street name approved on the subdivision plat.

C. Where a subdivision is traversed by canal watercourses, lakes, streams, waterways or channels, bridges or culverts shall be provided as necessary to facilitate the proposed street system. The bridge or culvert requirement is subject to the agency having jurisdiction over the enumerated facilities.

D. An adequate drainage system, including necessary storm sewers, drain inlets, manholes, headwalls, endwalls, culverts, bridges and other appurtenances, shall be required in all subdivisions for the positive drainage of storm and ground water. The drainage system shall provide for surface waters affecting the subdivision. "As-builts" shall be submitted to the Public Utilities Director.

E. Monuments shall be set as prescribed by state law.

F. Permanent Control Points (P.C.P.'s) shall be provided in accordance with state law. Where required improvements are constructed prior to the recordation of the plat P.C.P.'s shall be set prior to the submission of the plat and certified by the surveyor on the plat. Where required improvements are constructed after recordation, the guarantee of such improvements shall incorporate placement of P.C.P.'s and the surveyor's certificate shall indicate that the P.C.P.'s will be set within one year from the date of recording of the plat under surety posted with the county for the required improvements.

G. Park Impact Fees.

1. All persons platting or subdividing land for residential purposes or for hotel/motel purposes pursuant to the requirements of this Article I or who are required to obtain site plan approval for a residential, hotel or motel development pursuant to Article II - Technical Review Process for Site Plan shall be required to pay a park impact fee, to be used for parks, passive or active open space or recreational facilities to meet the needs created by their development consistent with the goals, objectives and policies of the city’s Comprehensive Plan, Recreational and Open Space Element.

2. Fee Imposed. Applicability.

a. There is imposed, and shall be collected, from every person who applies for a building permit for each new dwelling unit or hotel/motel room, a park impact fee which shall be established by a resolution of the City Commission.

b. Redevelopment or replacement of existing development shall be assessed for the net increase in impact of the new development as compared to the previous existing development on the site. For the purposes of this subsection, “existing development” shall be construed to include vacant structures and development demolished no earlier than five years prior to the date of the current application for a building permit.

c. At the time of issuance of a building permit, the park impact fee shall be calculated based on the park impact fee schedule in effect at that time. No building permit shall be issued until the impact fee has been paid in full; provided that, the payment of fees may be phased if the building permits for the development are also phased.

3. Exemptions. The following developments are exempt from the requirements of this section:

a. An addition to or a renovation of an existing residential dwelling unit, provided no additional dwelling units are created.

b. A development involving a change of use, structure, or both, that has no greater impact than the use in existence at that time.

4. Park impact fee account.

a. Park impact fee receipts shall be earmarked specifically and retained in an account established by the city’s Director of Financial Services solely for park impact fees.

b. Funds deposited into the park impact fee account shall only be expended for capital improvements that result in a net expansion of the capacity of the park system as required by the new development. Examples of park system capital improvements include acquisition of park land, development of new parks, and the installation of new equipment, additional landscaping or new paved trails in existing parks. Funds shall not be used for any expenditure that would be classified as a maintenance or repair expense.

c. Annually, the city’s Director of Parks, Recreation and Cultural Arts shall submit a report to the City Manager on the source and amount of all park impact fees collected and the park and recreational purposes that were financed in whole or in part by said fees.

5. Miscellaneous provisions.

a. If a park impact fee has been calculated and paid based on a mistake or misrepresentation, it shall be recalculated.

(1) Any amounts overpaid by an applicant shall be refunded within 30 days after acceptance of the recalculated amount.

(2) Any amount underpaid by the applicant shall be paid to the city within 30 days after acceptance of the recalculated amount.

(3) In the case of underpayment to the city, the city shall not issue any additional permits or approvals for the development for which the park impact fees was previously underpaid until underpayment is corrected, and if amounts owed to city are not paid within such 30-day period, the city may also rescind any permits issued in reliance of the previous payment of such impact fee.

(4) In regard to (1) and (2) above, no refund or underpayment shall be due following the issuance of the Certificate of Occupancy.

b. Refunds.

(1) Park impact fees shall be expended or encumbered by the city for a permissible use within six years of receipt by the city. If the fees collected are not spent or encumbered within six years, the fees shall be refunded without interest to the current owner of the property for which the fee was paid. The city shall notify potential claimants by first class mail posted at the last known address of claimants.

(2) A request for a refund must be submitted in writing within one year of the date the right to claim a refund arises or the date that notice is given, whichever is later. Any park impact fees that are not expended or encumbered by the city within these time limitations, and for which no application for a refund has been made within this one-year period, shall be retained and expended consistent with the provisions of this subsection.

6. Land Dedication in Lieu of Required Impact Fee.

a. A developer and the city may negotiate a dedication of land, or a combination of a dedication of land and payment of a park impact fee, in lieu of the required park impact fee.

b. Land proposed for dedication shall be of a character and location suitable for use as a playground, playfield or other recreational purposes, as determined by a recommendation of the Department of Parks, Recreation and Cultural Arts and subject to approval by a resolution of the City Commission.

7. If the developer does not submit a final site plan at the time of platting, the imposition of the required park impact fee, as required by this subsection, shall be deferred until a final site plan is approved, the required park impact fee shall be computed based upon such final approval of the site plan, and such required impact fee shall be paid before the issuance of building permits (including "foundation only" permits) by the city. Furthermore, any approvals granted to master plans, construction plans or plats for which the park impact fee is deferred because of the absence of a final site plan, shall be understood to be expressly conditional upon the developers meeting the park impact fee requirements of this subsection which were in effect at the time of the approval of plat, provided, however, that the absence of such statement from the plat, as approved by the city, shall in no way be deemed a waiver of the park impact fee requirements of this subsection.

8. The provisions of this subsection shall be liberally construed in order to carry out the purposes of the City Commission in establishing park impact fees.

H. Sanitary sewerage.

1. The developer shall provide the plat or subdivision with a complete public sanitary sewer system, to be constructed in accordance with the standards as set forth by the Public Utilities Director, and all applicable regulatory agencies.

2. Easements shall be provided for all sewer lines and facilities as required by the Public Utilities Director.

3. Upon the completion of the installation of the public sewer system, as-built plans for such system shall be filed with the Public Utilities Director and the City Engineer.

I. Water System.

1. The developer shall provide the plat or subdivision with a complete water main supply system, to be constructed in accordance with the standards as set forth by the Public Utilities Director and all applicable regulatory agencies.

2. Easements shall be provided for all water lines and appurtenances as required by the Public Utilities Director.

3. Upon the completion of the installation of the complete public water main supply system, the as-built plans for such system shall be filed with the Public Utilities Director and the City Engineer.

J. Traffic-control devices. Signage and pavement markings, where required, shall be installed in all subdivisions by the developer in accordance with the city and county standards and the M.U.T.C.D. Traffic lights, where warranted by the State Department of Transportation or by the county, shall be designed and installed by the developer in accordance with the applicable current county standards.

K. Street lights. Street lights shall be installed at each street intersection, at midblock locations where the distance between intersections exceeds 900 feet, and at the end of each cul-de-sac. Such lights shall be required on interior streets, alleys, boundary streets and access paths. Wherever, in the opinion of the city, a dangerous condition is created by sharp curves or irregularities in street alignment, additional lights shall be required. The street lights and mounting poles shall be of a type approved by the city and shall be wired for underground services, except where overhead service is permitted. Upon completion of the development, street lights on public rights-of-way shall be owned, operated and maintained by the city. The city will be responsible for the power bill only.

L. Underground electrical systems and communications lines.

1. All utility lines, including but not limited to those required for electrical power distribution, telephone and telegraph communications, street lighting and television signal service, shall be installed underground. This subsection shall apply to all cable, conduits or wires forming part of an electrical distribution system, including service lines to individual properties necessary to serve the subdivision under consideration; provided that it shall not apply to wires, conductors or associated apparatus and supporting structures whose exclusive function is transmission of electrical energy between generating stations, substations and transmission lines of other utility systems and main distribution feeder electric lines delivering power to local distribution systems. Appurtenances such as transformer boxes, pedestal mounted terminal boxes, and meter cabinets may be placed above ground and shall be located in such a manner as to minimize noise effects upon the surrounding residential properties.

2. It shall be the responsibility of the developer to provide the plat with standard street lighting serviced from an underground supply in accordance with the specifications of the city.

3. Easements shall be provided for the installation of underground utilities or relocating existing facilities in conformance with such size and location of easements as may be determined by the City Engineer to be compatible with all utility companies' requirements.

4. The developer shall pay the necessary costs and complete all other arrangements for such underground installation with each of the persons, firms or corporations furnishing utility services involved.

5. The developer shall submit written evidence of a satisfactory arrangement with each of the persons, firms or corporations furnishing utility services involved before the final plat is submitted to the City Commission.

M. Performance Bonds. When the required improvements are to be completed after recording, the plat shall be accompanied by the following:

1. A certified cost estimate prepared by the developer's engineer, including the cost of all required improvements or the contract bid price for all work required to complete the required improvements.

2. A contract agreement in triplicate between the city and the developer for the construction of the required improvements.

3. An acceptable surety bond in the amount of 125% of the sum of engineering and construction costs based on the developer's engineer's estimate or contract bid prices. Such performance bonds shall be approved by the City Attorney before acceptance.

N. Maintenance Bonds. The developer shall execute an agreement guaranteeing the required improvements against defect in workmanship and material for one year after acceptance of such improvements by the City Commission.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2013-21, passed 11-20-13; Am. Ord. O-2014-07, passed 5-7-14)

A. The dedication of public space, rights-of-way easements or the like on the plat shall not constitute an acceptance of the required improvements by the city. The acceptance of the required improvements shall be indicated by a resolution of the City Commission adopted at such time as all improvements meet or exceed the standards set forth by this chapter. The City Engineer, upon satisfactory completion of the required improvements and receipt of the agreement set forth in § 6.7 herein, shall certify that the developer has complied with all of the provisions of this Article and shall recommend to the City Commission the acceptance of the required improvements. Upon such recommendations the City Commission by resolution shall consider acceptance of required improvements.

B. When a plat has been recorded and the developer fails to complete the required improvements as required by this Article, the City Commission shall complete the required improvements under the guarantees provided by the developer. In such case, the City Commission shall direct the City Engineer to call upon the guarantees to secure satisfactory completion of the required improvements. Upon the completion of such action, the City Engineer shall report to the City Commission and the Commission shall consider the acceptance of the required improvements and maintenance responsibility as indicated on the plat. In such cases, the remaining guarantees posted by the developer shall be retained for a period of one year after completion in lieu of the agreement. Any defects occurring during this period shall be repaired using funds remaining in the guarantee.

C. Where a developer has elected to install the required improvements prior to recordation of the plat and fails to complete such improvements within the time limitations of this Article, all approvals of the subdivision shall be null and void and the land shall revert to its original state. No reference shall be made to the plat with respect to the sale of lots or issuance of building permits, unless and until the plat has been resubmitted with all of the supplementary material and the approvals as herein prescribed have been granted.

(Ord. O-2011-14, passed 5-4-11)

A. A plat and/or improvement plans for a subdivision that have been approved under previous subdivision regulations adopted by the City Commission, and amendments thereto, currently active and under development, shall be completed as approved under those regulations with respect to the approved plans and/or plat. However, additions thereto which have not been approved and are not actively under construction shall be subject to the requirements of this Article.

B. In situations where a developer wishes to further divide a piece of land which has been platted previously, and the Subdivision Committee has granted its approval, a waiver of replat will be granted. Waiver of replats shall be recorded by the applicant in the official county records. A copy of the recorded documents shall be submitted to the Engineering Division.

(Ord. O-2011-14, passed 5-4-11)

A. When, because of the size of the tract to be subdivided, its topography, the condition or nature of adjoining areas or the existence of other unusual physical conditions, literal or strict enforcement of the provisions of this Article would cause an unusual, exceptional, unnecessary or undue hardship or injustice, the City Commission, after report by the Subdivision Review Committee, may vary or modify the requirements set forth herein.

B. Variances to this Article shall not be granted unless a written preapplication for a variance has been submitted to the Subdivision Review Committee demonstrating:

1. That special conditions and circumstances exist which are peculiar to the land involved and which are not applicable to other lands;

2. That a literal interpretation of the provisions of this Article would deprive the applicant of rights commonly enjoyed by other properties;

3. That the special conditions and circumstances do not result from actions of the applicant; and

4. That the granting of the variances requested will not confer on the applicant any special privilege that is denied by this Article to other lands. No pre-existing conditions on neighboring land which are contrary to this Article shall be considered grounds for the issuance of a variance.

C. Upon the recommendation of the Subdivision Review Committee, the City Commission shall set a public hearing on the proposed variance. The City Commission may grant the proposal variance, provided the City Commission shall make the following findings:

1. That the requirements of this section have been met;

2. That the reasons set forth in the application justify the granting of the variance to make possible the reasonable use of the land; and

3. That the granting of the variance would be in harmony with the general purpose and intent of this chapter, would not be injurious to the surrounding territory, would not impair the desirable general development of the neighborhood or the community, as proposed in the comprehensive plan, and would not otherwise be detrimental to the public welfare.

D. In granting any variance, the City Commission may prescribe and require appropriate conditions and safeguards in conformity with this Article. Any variance granted shall be noted in its official minutes along with the reasons which justify the granting thereof and any required conditions and safeguards. Upon granting of a variance, the conditions and safeguards placed upon the variance by the City Commission shall be enforced by the Engineering Division and shall be considered as part of the provisions of this Article.

E. No variance shall be deemed to be granted by any approval of plat or plans unless such variance is granted in accordance with this section.

(Ord. O-2011-14, passed 5-4-11)

A. For purposes of this section, duplex shall mean two dwelling units that are either attached or semi-attached and designed in a compatible and complimentary manner so as to function as a singular and integrated structure.

B. In all zoning districts, within which duplexes are permitted, the property owner may file an application with the Department of Building and Engineering Services to subdivide an otherwise legally sited duplex structure into two separate ownerships. The Department of Planning and Development Services and the Engineering Division of the Department of Public Utilities shall review the application based upon the below criteria:

1. The applicant has filed a parallel application for subdivision of the lot and structures into two separate single family residential properties.

2. That the structure proposed for division is designated, sited and subdivided in a manner which will not impact detrimentally on the character of the surrounding area.

3. That all proposed modifications of the standard requirements for permitted uses have been listed within the legal notification of the public hearing on the proposed application.

4. That the requested subdivision will not create any non-conforming conditions with the City's Code of Ordinances, Zoning and Land Development Regulations and the Florida Building Code in effect in Broward County, Florida, as revised from time to time.

(Ord. O-2011-14, passed 5-4-11)

The purpose of this review procedure is to encourage a more desirable and compatible character of development within the City and to promote logic, imagination, innovation and variety in the design processes related thereto.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

1. The following development projects must be submitted to the Development Review Committee for site plan review—regardless of the approval mechanism—to evaluate the technical merits of the proposed project, as outlined in § 6.22 of this Article:
   1. New residential. All new residential development projects that involve the construction of more than ten (10) dwelling units on a single plot.
   2. New nonresidential. All new nonresidential development.
   3. Existing residential. All modifications to existing residential development projects that result in a total of ten (10) or more dwelling units on a single plot.
   4. Existing nonresidential. All modifications to existing nonresidential development which involves the development of over 10 percent of the property; results in a change in the building footprint; or alterations to on-site traffic circulation patterns.
2. The following projects or developments shall be exempt from the provisions of this Article but may be subject to Administrative Site Plan review pursuant to Article 5, subsection 5.4, irrespective of cost, where such projects or developments are not required by City regulations or as a condition of specific City review:
   1. Fire sprinklers.
   2. Replacement of existing electrical.
   3. Installation of burglar or fire alarms.
   4. Other voluntary life safety responsive projects when endorsed as such by the Fire Marshal or Chief Building Official.
   5. Developments that meet the following criteria:
      1. Residential exemptions.
         1. New development projects of ten (10) or less units on one parcel.
         2. Modifications/additions to existing developments that result in a total of ten (10) or less units on one parcel.
         3. New projects of four units or less on one parcel.
         4. Modifications/additions to existing developments which result in a total of four or less units.
      2. Non-residential exemptions. Existing vacant commercial, office or industrial buildings containing 20,000 sq. ft. or less of floor area.
      3. Construction and change of use that affect required parking:
         1. Existing non-residential developments: Modifications that involve development of ten (10) percent or less of the site area.
         2. A change of use within an existing building that results in an increase of less than 50% of the number of required parking spaces.
         3. At-grade parking lots.
      4. Rehabilitations and additions.
         1. Rehabilitation of an existing building when on-site traffic circulation patterns are not impacted.
         2. Additions that contain less than 50% of the gross floor area of main existing building when on-site traffic circulation patterns are not impacted.
      5. PEDD Port Everglades Development District. Uses allowable within § 4.17 of the Zoning and Land Development Regulations are exempt from complying with the site plan review procedures.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

A pre-application conference with the Division of Planning and Urban Design staff shall be required prior to the preparation and submission of any site plan required pursuant to this Article. The purpose of this conference shall be for the staff and applicant to discuss overall community goals, objectives, policies and codesrelated to the proposed project and to discuss the technical review procedures of the site plan and development review process.

The pre-application conference shall include, at the discretion of the Director of Development Services or designee, members of the Development Review Committee. Staff will prepare a checklist of required deliverables, materials, and plans that will constitute a complete application at the time of formal submission.

An application for a pre-application conference shall include:

1. An ALTA survey based on the current title work, dated after the Ownership and Encumbrance Report. The survey must be certified and extend to the centerline of all adjacent streets and alleys. The survey of the site shall include the following:
   1. Angles and bearings, including light and utility poles, catch basins, manholes, and fire hydrants.
   2. Natural features (topography: existing and proposed contours and/or spot grades)
   3. The location of buildings, including the location and size of berms and walls.
   4. The location of underground facilities.
   5. The location of intersections, bridges, sidewalks, driveways, curbs and streets.
   6. Abutting and internal streets and their widths, including existing curb cuts/driveways to the surrounding properties within 100 feet.
   7. Easements and/or dedications with O.R. or plat book(s) and page number(s) provided.
   8. In square footage and acreage, identify the net size of the property and if proposing residential or hotel include the gross size of the property.
   9. If the project is in the Regional Activity Center, the survey shall include the existing number of residential units or hotel rooms and/or commercial or office square footage.
2. A location map shall be provided on the site plan sheet and/or cover sheet.
3. The site plan shall include the following categories and shall set forth the information required under each category:
   1. Title block.
      1. Development name, address or general location description, site plan date and all subsequent revision dates.
      2. Architect’s and/or Engineer’s name, address and telephone number.
   2. Tabular information.
      1. Legal description of the subject property including but not limited to the subdivision name, plat book and page number, lot and block, or metes and bounds information if unplatted.
      2. Current Land Use and Zoning designations. If applicable, requested Land Use and Zoning designation(s).
      3. Identify required and provided amounts for pervious and impervious areas in square footage, acreage and percentage. When applicable: buffer area, landscape area, building footprint, walkways, vehicular use area, recreation area, etc. (include calculations where necessary) shall be provided.
      4. Height of structure(s) in accordance with § 6.22.D.5.
      5. A note stating the maximum foot-candle level at all property lines.
      6. A residential site plan shall include:
         1. Net and gross size of site including square footage and acreage;
         2. Total floor area of each type of residential unit including a breakdown of air conditioned and non-air conditioned space (i.e. balconies, garages, terraces, etc.);
         3. Number of dwelling units in each building including the number of bedrooms/bathrooms for each unit type;
         4. If the subject property is a zero lot line, site widths as measured along the chord at the frontage is required;
         5. Total square footage of each building or structure;
         6. Total floor area of any recreation building;
         7. Number of parking spaces provided and required, including loading, guest and handicapped spaces, and the methods of calculation; and
         8. Total number of allowed and proposed dwelling units and density per acre (including calculation).
      7. A Non-Residential Site Plan shall include:
         1. Net size of site, including square footage and acreage;
         2. Total gross floor area of building including a breakdown of common areas such as restrooms, power equipment rooms, and meter rooms; and
         3. Number of parking spaces provided and required, including loading and handicap parking spaces and methods of calculation.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

1. A proposed site plan meeting the criteria of section 6.19 of this Article shall be submitted to the Division of Planning and Urban Design and will be forwarded to the Development Review Committee following the preapplication conference. The purpose of this submission shall be for review of the basic design quality of the proposed development.

2. The Division of Planning and Urban Design shall be responsible for the overall coordination and administration of the development site plan review process, including site plan review.

   For purposes of considering an application pertaining to review of a site plan, a Development Review Committee shall be created and composed of representatives from the following administrative departments/divisions of the City:

   1. Building,

   2. Community Development

   3. Engineering, Transportation, and Mobility,

   4. Planning and Urban Design,

   5. Police,

   6. Fire,

   7. Public Utilities,

   8. Public Works,

   9. Parks, Recreation and Cultural Arts, and

   10. Other divisions of City administration as determined by the City Manager.

   11. In addition, if the project is within a CRA District, the respective Executive Director of the CRA District or designee will participate in the review process.

       
       The Development Review Committee is not a decision-making body and is to be created solely for the purpose of fact-finding and information gathering on proposed development proposals. Reviews are carried out based on the merits of an application with regard to the specific policies and codes governing the respective disciplines that make up the membership of the committee. The committee does not vote or weigh options to come to a decision, and a recommendation may be made with conditions to the Local Planning Agency or Director of Development Services or designee.

       The of Planning and Urban Design shall coordinate and administer the Development Review Committee. If required, as part of the Development Review Committee’s site plan review process, the Committee shall hold a meeting with the applicant to review comments and/or discrepancies of a proposed site plan. If this meeting is deemed to be required, it will be held prior to the approval of the application.

3. An application for technical review of a site plan shall be in writing and in such form and content as prescribed below. Any such application must contain the consent of the property owner, or be submitted by the Florida Department of Transportation to address nonconformities that may result from a FDOT corridor improvement project. The application form may be obtained from the Division of Planning and Urban Design.

   Within 15 days of receiving an application or a supplement to a pending application, the Division of Planning and Urban Design shall determine and notify the applicant whether the information in the application is sufficient to enable the Technical Advisory Committee to review the site plan or shall request any additional information needed. The applicant shall either provide the technical information requested or notify the Division of Planning and Urban Design in writing that the information will not be supplied and the reasons thereof. If the applicant does not respond to the request within 120 days, the application for technical review of the site plan approval will be deemed withdrawn. Within 35 days after acknowledging receipt of a sufficient application, or of receiving notification that the information will not be supplied, the Development Review Committee shall make a recommendation to the Planning and Development Board to approve, approve with conditions, or deny the site plan, with the reasons thereof; or shall make a recommendation to the Planning and Development Board or Historic Preservation Board with respect to the proposed development.

4. Recommendations of the Development Review Committee.

   1. The Development Review Committee is not a decision-making body and is tasked with fact-finding and information gathering on proposed development proposals. The Development Review Committee shall provide recommendations to the pertinent approval authority regarding a project’s compliance with Federal, State, County, and local regulations, including the Zoning and Land Development Regulations.

   2. In considering a final site plan of development projects consisting of 30,000 square feet or less or less than 31 units, and in full compliance with the Zoning and Land Development Regulations, or projects otherwise preempted by State Statute the Development Review Committee may recommend approval, approval with appropriate conditions, stipulations and/or limitations deemed necessary to protect adjacent properties and the public interest, or recommend denial of the site plan to the Director of Development Services or designee. Such recommendations shall be made through the Sign-off Process, where applicants shall satisfy all comments and applications are deemed substantially compliant by each member of the Development Review Committee.

   3. In considering a final site plan for development projects requiring Board or City Commission consideration, pursuant to §5.3(D), the Development Review Committee shall make a recommendation to the Planning and Development Board, Historic Preservation Board, or City Commission to approve the request, approve with condition(s), or deny the site plan.

   4. If the Development Review Committee recommends approval of a request, Director of Development Services or Designee shall send a letter setting forth the Administrative Decision along with any conditions, stipulations, safeguards, or limitations (including without limitation, covenants running with the land) prescribed by the Development Review Committee, as deemed necessary to further the purpose of the zoning district or compatibility with other property within the vicinity. A copy of the letter shall be mailed to the petitioner and a copy shall be recorded in the Public Records of Broward County, Florida. Such letter granting the request, in addition to the execution and recordation of any required covenant, shall be authorization for any approval, permit or license incidental to any use of land or buildings as set forth in the letter.
      
      If the Development Review Committee recommends denial of the request, the Division of Planning and Urban Design shall send a letter setting forth the reasons for denial.

5. Site plan requirements. The Division of Planning and Urban Design, in consultation with the Development Review Committee, shall outline the specific studies/information required, noted below, that will be required to constitute a complete submission. The terms of reference for the required studies can be found with the Division of Planning and Urban Design. The Division of Planning and Urban Design may request additional special studies as required:

   At the time an application for site plan review is submitted to the Division of Planning and Urban Design for review by the Development Review Committee, the site plan(s) shall be signed and sealed by the appropriate design professionals, shall be fully dimensioned and include a zoning legend as prescribed by the Division of Planning and Urban Design along with the following information shall be included in the site plan application packet:

   1. An Ownership and Encumbrance Report which must be dated within 30 days of submittal of the site plan packet, and shall include the following:
      1. Legal description of the property;
      2. Names of all current owners of record;
      3. Names of all outstanding mortgage holders of record or a no lien affidavit;
      4. Listing and hard copy of all recorded and unrecorded encumbrances lying within/on the property boundaries. At a minimum, encumbrances shall mean easements, rights-of-way, and non-vehicular access lines; and
      5. Listing and hard copy of any type of encumbrance which abuts the property's boundary and is necessary for legal access to the property, and if there are none, it shall state so.
   2. An ALTA survey based on the current title work, dated after the Ownership and Encumbrance Report. The survey must be certified and extend to the centerline of all adjacent streets and alleys. The survey of the site shall include the following:
      1. Angles and bearings, including light and utility poles, catch basins, manholes, and fire hydrants.
      2. Natural features (topography: existing and proposed contours and/or spot grades).
      3. The location of buildings, including the location and size of berms and walls.
      4. The location of underground facilities.
      5. The location of intersections, bridges, sidewalks, driveways, curbs and streets.
      6. Abutting and internal streets and their widths, including existing curbcuts/driveways to the surrounding properties within 100 feet.
      7. Easements and/or dedications with O.R. or plat book(s) and page number(s) provided.
      8. In square footage and acreage, identify the net size of the property and if proposing residential or hotel include the gross size of the property.
      9. If the project is in the Regional Activity Center, the survey shall include the existing number of residential units or hotel rooms and/or commercial or office square footage.

      10. Provide location and description chart of all existing trees and palms on site, including those in the swale (ROW).

      11. A signed and sealed topographic survey or topographic information

   3. A location map shall be provided on the site plan sheet and/or cover sheet.
   4. The site plan shall include the following categories and shall set forth the information required under each category:
      1. Title block.
         1. Development name, address or general location description, site plan date and all subsequent revision dates.
         2. Architect's and/or Engineer's name, address and telephone number.
      2. Tabular information.
         1. Legal description of the subject property, including but not limited to the subdivision name, plat book and page number, lot and block, or metes and bounds information if unplatted.
         2. Current Land Use and Zoning designations. If applicable, requested Land Use and Zoning designation(s).
         3. Identify required and provided amounts for pervious and impervious areas in square footage, acreage and percentage. When applicable: buffer area, landscape area, building footprint, walkways, vehicular use area, recreation area, etc. (include calculations where necessary) shall be provided.
         4. Height of structure(s) in accordance with § 6.22.D.5.
         5. A note stating the maximum foot-candle level at all property lines.
         6. A residential site plan shall include:
            1. Net and gross size of site including square footage and acreage;
            2. Total floor area of each type of residential unit including a breakdown of air conditioned and non-air conditioned space (i.e. balconies, garages, terraces, etc.);
            3. Number of dwelling units in each building including the number of bedrooms/bathrooms for each unit type;
            4. If the subject property is a zero lot line, site widths as measured along the chord at the frontage is required;
            5. Total square footage of each building or structure;
            6. Total floor area of any recreation building;
            7. Number of parking spaces provided and required, including loading, guest and handicapped spaces, and the methods of calculation; and
            8. Total number of allowed and proposed dwelling units and density per acre (including calculation).
         7. A Non-Residential Site Plan shall include:
            1. Net size of site, including square footage and acreage;
            2. Total gross floor area of building including a breakdown of common areas such as restrooms, power equipment rooms, and meter rooms; and
            3. Number of parking spaces provided and required, including loading and handicap parking spaces and methods of calculation.
      3. Zoning Information.
         1. Distances between existing and proposed building(s), easements, rights-of-way and property lines;
         2. Location of dumpster enclosures, including area for recycling containers;
         3. Dimension of building lengths, if buildings are the same length, a typical building configuration can be provided;
         4. Signage including but not limited to location, size, color and content of signs;
         5. Dimension all types of proposed parking (guests, loading if required, and handicapped spaces), delineating numbers and dimensions of stalls, driveways and access ways;
         6. A vehicular circulation system, including required radii, dimensioned sight distance triangle, and non-access lines as shown on the plat or other separate document;
         7. Location of existing and proposed sidewalks and all pedestrian access ways, including striped crosswalks and drop curbs;
         8. If applicable, dimensions for required stacking spaces on the site plan;
         9. Appropriate regulatory signage and pavement markings that must comply with the standards set forth in the Manual of Uniform Traffic Control Devices;
         10. Dimensions and locations of any existing and proposed easements or rights-of-way on or adjacent to the site. If applicable, provide documentation relating to any abandonment or dedication(s) of easements or rights-of-way;
         11. If applicable, provide the agreement(s) and supporting legal documentation for proposed easements;
         12. Identify curbing for all vehicular impact points (roadway curves, parking islands, etc.);
         13. Location and identification of building projections (air conditioner pads, mail boxes, light poles, overhead utility lines, back flow preventors, etc.);
         14. Provide method of mail delivery; and
         15. Identify the locations for existing and proposed fire hydrants on-site or the closest off-site locations.
      4. General information.

         1. the overall site plan for the project showing:

            1. all existing elements, uses and properties adjacent to the site.

            2. features of City streets and alleys within full City right-of-way from property line to adjacent property lines (Including but not limited to swales, sidewalks, gutters along entire property frontage, edge of pavement and any adjacent features such as neighboring driveways etc. on both sides of the street or alley.

         2. If the subject property is designated as environmentally sensitive (urban wilderness, LAPC or MNRA), provide a survey that has been prepared no more than 30 days prior to the date of submittal that is signed and sealed. Provide in tabular form, trees to remain, to be removed, relocated or that will incur dripline encroachment because of site development.
         3. If the site has wetlands, provide applicable permits from outside permitting agencies.
         4. If the subject property is not environmentally sensitive, a tree sketch identifying all trees that are two inches in diameter at breast height ("DBH") or more shall be provided and must show the location of existing trees. In addition, information must be provided in tabular form (botanical name, common name and caliper measurement) showing the trees that are to remain, be removed, relocated or designating which trees will incur dripline encroachment due to the site development. Clumps of nuisance species trees can be located as clouded area on the sketch.
         5. Placement of trees in the utility easements must be approved by the City's Engineering Division, Department of Public Utilities and the City's Arborist.
   5. Building elevations. To identify building height refer to Height of a Building and Established Grade definitions in the City's Zoning and Land Development Regulations. Provide dimensioned elevations of all buildings or typical. If applicable, other elevations to be included are fences, walls, dumpster enclosure, etc. All elevations shall identify materials and treatments.
   6. Phased development. Whenever the applicant anticipates that the proposed project will be developed in phases the following applies:
      1. The development plan shall show all proposed phase lines which shall be drawn so that the full circulation, required parking to support such phase, landscaping, and full utility service through the site is provided at all times.
      2. All phase lines shall be drawn so that it is clearly delineated that each phase can stand on its own without the necessity of additional phases to provide for the health, safety and welfare of the public.
      3. All residential developments that anticipate phased development shall include all proposed amenities in the first phase of the development. Such amenities must receive Certificates of Occupancy or final inspections being conducted upon such amenities, prior to Certificates of Occupancy being issued on any residential structure.
      4. A backbone master plan for the entire projects water, sewer and access needs is required along with the phasing plan.
   7. Floor plans. Each room/parking area shall be completely dimensioned and all exterior dimensions shown. If floors/buildings are compatible, a typical floor plan or unit plan shall be provided (excluding parking areas).
   8. Landscape plan.
      1. A signed and sealed landscape plan, including detail and specifications on plant material, the percentage of native trees and shrubs and a listing of the botanical name, common name, caliper measurement, and tree disposition in required and provided amounts. If the project is on a plot of 10,000 square feet or more, then the plan shall be prepared by a registered landscape architect or architect.
      2. A breakdown of quantity and requirement type (street trees, buffer areas, perimeter and open space landscaping, landscaping adjacent to rights-of-way and parking interiors) of plant material used to meet each requirement shall be provided.
      3. The following shall be shown on the landscape plan:
         1. Lift stations, dumpsters, backflow preventers and transformer vaults (shall include landscape treatments).
         2. Street tree locations.
         3. Suffer areas.
         4. If applicable, retaining walls with landscape treatment.
         5. Location of existing trees.
         6. Directional signage and lighting plan overlaid on the landscape plan.
         7. Location of all existing and proposed easements, overhead power lines, and underground utilities.
      4. For irrigation systems, a note indicating 100% irrigation coverage will be provided.
   9. Wildlife Protection.
      1. The development of any existing natural land areas in excess of one acre in the City requires the developer to be fully responsible for the safe capture and relocation of any established animal populations, and to ensure no negative impact upon surrounding properties and residents. The developer at their expense shall be required to:
         1. Provide a written report of a qualified, independent, private consultant evaluating the land area's existing conditions, wildlife population numbers and type and specific action plan for the safe capture and relocation of the identified animal population. A detailed budget and cost estimate for the action plan to be implemented must be provided in the consultant's report.
         2. A City approved action plan must be completed prior to issuance of any land clearing, demolition or construction permits being issued.
         3. The total dollar amount identified in the consultant's report shall be placed in an escrow account to be held and utilized by the City to implement the animal relocation plan.
      2. The City shall utilize the escrow funds to contract with a qualified animal capture/relocation expert who will implement the described animal relocation plan under the direction and supervision of the City’s Animal Control Officer.
      3. All steps necessary will be taken by the developer, relocation contractor and City to ensure both the animals' safe capture and relocation, as well as no detrimental impact upon surrounding residents and properties.
      4. Any additional required costs which arise during implementation of the animal relocation plan that were not identified in the original consultant's report, shall be described when recognized and paid for by the developer.
   10. A Civil Site Plan, including but not limited to indicating the following:

       1. Identification of all existing easements and referencing of recorded documents (i.e. OR book & page),

       2. Right-of-way adjacent to parcel including labels, width, and referencing of recorded documents,

       3. Concrete, pavers, and asphalt clearly identified,

       4. Driveway connections that are dimensioned to established survey reference points (i.e. property corners),

       5. Abbreviated legal descriptions for adjacent parcels,

       6. Location of existing and proposed fire hydrants,

       7. Finished floor elevation for all buildings, including all existing buildings referenced in NAVD 88,

       8. Impervious and pervious areas, both in terms of area and percentage,

       9. Dimensions from existing above-ground features to proposed site improvements,

       10. Location of dumpsters and other waste receptacles with dimensions from and to easements and existing underground utilities,

       11. Compliance with applicable accessibility code including:

           1. accessible parking spaces and ramps

           2. accessible path(s) from parking spaces and/or areas

           3. accessible path(s) from adjacent ROW, such as sidewalks adjacent to the subject property

           4. Location of accessible parking signs. These signs should be design to be located at the rear of sidewalks to the extent possible.

       12. Sight triangles are identified and clear of obstructions,

       13. Site related details located on a separate sheet(s),

       14. Vehicular turning radii with adequate vehicular circulation for fire trucks,

       15. All drainage must be maintained on site,

       16. Accessible ramps on sidewalks adjacent to the property,

       17. Utilities, such that:

           1. Existing utility locations, on-site and off-site

           2. Proposed utility locations and connections, on-site and off-site

       18. Sidewalk/pedestrian path connectivity,

       19. Bike facilities,

       20. Pavement restoration, such that all relevant streets/alleys adjacent to the development site are to be full width mill and resurfaced

   11. Utilities Plan shall show the following:
       1. The location of existing and proposed potable water, fire service, and sewage collection facilities onsite and offsite.
       2. Proposed point of connections to existing water and sewer facilities
       3. Include limits of any existing City water main and/or sanitary sewer infrastructure to be removed and/or modified.
       4. Show location of all existing utilities in vicinity of the proposed improvements.
       5. Ensure the provision of the size and material of all existing/proposed Water & Sewer lines that service the parcel.
       6. Proposed new utility easements, if applicable.
       7. Tabulated summary of the estimated water and sewer demand flows calculations.
       8. Schematic Water Distribution, Sewage Collection and Drainage plans including proposed locations, materials and diameters of piping systems, manhole locations, lift stations, point of sewer connection to the City’s system, water taps, backflow preventers, water meters, sewer laterals, sewer cleanouts, etc.
       9. Standard Water and Sewer details.
   12. Drainage Plan shall include the following:

       1. Existing and proposed average site grades and private road grades, corners, and floor elevation of proposed buildings, elevations of decks, back of sidewalks, driveways, impervious areas, garages, parking areas, retaining walls, seawalls, etc.

       2. Existing and proposed drainage manholes, catch basins/inlets with rim and invert elevations, exfiltration trenches, drainage wells, outfall connections.

       3. Finished Floor Elevations of all enclosed areas on ground floor based on most stringent FEMA FIRM or Broward County Future Conditions Flood Maps in effect. All elevations shall reference NAVD 1988.

       4. Illustrate direction of proposed drainage flows, and delineated swales and retention areas.

       5. Demonstrate how stormwater runoff shall be retained on site and how the proposed project improvements will not adversely impact the adjacent properties, right-of-way and waterways.

       6. Provide typical cross sections across all perimeter property limits including transition areas meeting adjacent property grades with 4:1 slopes (maximum 3:1).

       7. Specify back of sidewalk elevation 1/10’ above adjacent centerline/crown of road elevation.

       8. Note and illustrate roof drainage collected and connected to the on-site drainage system.

       9. Erosion and Sediment Control plan and details per FDEP Best Management Practices, including perimeter silt fence, washdown areas and inlet protection, as applicable.

       10. Coordinate landscape plans with drainage plans to accommodate drainage features. Proposed Landscaping shall not obstruct onsite stormwater runoff retention.

       11. Preliminary stormwater drainage report, signed and sealed by a Florida licensed Professional Engineer, demonstrating onsite stormwater retention for 24-year, 3-day storm event; including pre- and post-stage storage calculations complying with the South Florida Water Management District and Broward County Chapter 27 criteria.

   13. Demonstration that the proposed development will be in compliance with the City’s Green Building and other sustainability requirements.
   14. Permits. Copies of driveway connection permits required by federal, state and local agencies. If permits have not been issued, but permit applications have been filed with the applicable agencies, then a copy of the permit application shall be provided.
   15. Elevations reflecting the general character and relationship of surrounding properties.
   16. Proof of Concurrency. All projects requiring site plan review, or development of regional impact review, are required to provide proof of concurrency in accordance with the City's Comprehensive Plan and F.S. Chapter 163, prior to issuance of such site plan approval, or development of regional impact development order. In addition, for purposes of the issuance of development orders and development-related permits, the burden shall be placed upon the applicant to demonstrate compliance with the following.
       Satisfaction of Broward County concurrency standards. If applicable, the development application shall be reviewed to ensure that the proposed development satisfies the Broward County Concurrency Standards for the Regional Road Network as outlined in Section 5-182(a) of the Broward County Land Development Code. The applicant shall provide the necessary documentation from Broward County demonstrating satisfaction of these requirements. The applicant may choose to satisfy the transportation concurrency requirement by making a proportionate share contribution to an eligible transportation project located within the Southeast Concurrency District pursuant to the requirements set forth in Section 5-182(a)(5)(b) of the Broward County Land Development Code. In addition to satisfying the requirements in this subsection, the applicant may also need to provide a proportionate share contribution for its impacts on the City’s roadway system as provided in § 6.23.F.
   17. Planning Rationale. A planning justification report provides information to understand the proposed development; to demonstrate how it is consistent or conforms to applicable state statutes, county and municipal requirements and the planning rationale for a proposed development. This document is intended to help the applicant organize and substantiate the application and to assist staff in the review of the proposal.
   18. Urban Design Brief. The Urban Design Brief will demonstrate how the application for Site Plan approval, Land Use Plan Amendment, Comprehensive Plan Text Amendment, and/or Rezoning meets the principles set out in the City’s Development Design Guidelines. The Urban Design Brief will be used to rationalize design solutions that are context-sensitive and respond to urban design policy context.
   19. Comment Response Matrix. Through the iterative review process. Applicants must demonstrate with each submission how they have addressed the City, agencies, and public feedback received through the public outreach meeting.
   20. Other Information. The following information may be required, if deemed necessary by the Development Review Committee:
       1. At the time of approval of any development that includes structured parking, the Development Review Committee may require designation of specifically delineated dimensions between columns and/or other structures. The Development Review Committee may further require that following construction of footings and establishment of batter-boards for column construction at grade level, that the developer provide to the Development Review Committee, a sealed survey establishing compliance with the previously designated critical dimensions.
       2. Demonstration that the proposed development will not adversely affect any endangered or threatened plant or animal species and will to the greatest extent possible, protect natural areas, native species potable water wellfields, and dune systems, and will provide effective erosion control, and will protect against hazardous waste.
       3. Site plans shall to the greatest extent possible provide maximum clustering of buildings and impervious areas.
       4. Site plans shall to the greatest extent possible provide bicycle and pedestrian paths to join residential development with employment areas and commercial areas and shall combine landscaping to the greatest extent possible with that of adjoining properties.
       5. A parking study or traffic circulation study, including signalization and geometric improvements.
       6. Historic Impact Assessment. A Historic Impact Assessment (HIA) is a study to determine the impacts to known and potential cultural heritage resources within a defined area proposed for future development. An HIA is required for any proposed alteration, construction, or development involving or adjacent to a Historic Site or property within a Historic Overlay, required to demonstrate that it is not adversely affected and propose any mitigation measures. This study shall be completed by a Historic Preservation professional.

   21. Pavement Marking & Signage Plan:

       1. All pavement markings and signage plan, on-site and off-site.

       2. Signage details for nonstandard signs

       3. Include Manual on Uniform Traffic Control Devices (MUTCD) sign names (i.e. R1-1) and sign size

       4. Include note: “All traffic signage and pavement markings to be provided on the site plan in conformance with Broward County Traffic Engineering Division (BCHTED) and MUTCD Standards.”

       5. All off-site pavement marking and signage shall be approved by BCHTED.

   22. Tree disposition plan

   23. Economic Impact Study or Statement

   24. Affordable Housing or Nexus Study

   25. Other plans, diagrams, or studies as deemed necessary by the Development Review Committee to evaluate the impacts of the proposed development.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2016-23, passed 11-2-16; Am. Ord. O-2025-06, passed 18-06-25)

The following standards shall be utilized by the Development Review Committee, the Planning and Development Board, the Historic Preservation Board, and the City Commission in the review, evaluation, and approval of all required plans and exhibits:

1. Natural Environment. All proposed development shall be designed in such a manner as to preserve, perpetuate and improve the existing natural character of the site. Existing trees and other landscape features shall, to the maximum extent possible, be preserved in their natural state,; and additional landscape features shall be provided to enhance architectural features, to relate structural design to the site, and to conceal unattractive uses. In all instances, the City’s tree protection, landscaping and all other applicable regulations shall be fully complied with as minimum standards.
2. Open space. Adequate landscaped open space shall be provided that meets the particular needs and demands of the proposed development and all specific zoning district requirements. Legal methods assuring the continued preservation and maintenance of required open space shall be submitted to and approved by the City Attorney. The type and distribution of all open space shall be determined by the character, intensity and anticipated residential or user composition of the proposed development.
   1. Passive open spaces (those areas not planned for intensive activity) shall be arranged as to enhance internal spatial relationships between proposed structures, to provide buffers between the project and adjacent less intensive uses, to facilitate pedestrian movements within the development, and to improve the overall visual quality of the site.
   2. Active open spaces (those areas containing activities such as playgrounds, tennis courts, swimming pools and other active recreational facilities) shall be located so as to permit easy access to all residents or users within a development. Private recreational facilities and activities within specific projects shall, wherever possible, complement, rather than duplicate, nearby public recreational activities.
3. Circulation and parking. All circulation systems and parking facilities within a proposed development shall be designed and located in such a manner as to comply with the following:
   1. A clearly defined vehicular circulation system shall be provided that allows free movement within the proposed development while discouraging excessive speeds. These systems shall be separated insofar as practicable from pedestrian circulation systems. Pavement widths and access points to peripheral streets shall be provided that adequately serve the proposed development and are compatible and functional with circulation systems outside the development.
   2. Whenever possible in proposed residential developments, living units should be located on residential streets or courts that are designed to discourage nonlocal through traffic.
   3. Off-street parking areas shall be provided that adequately accommodate maximum vehicle storage demands for the proposed project and are located and designed in such a manner as to conveniently serve the uses to which they are accessory and not create incompatible visual relationships.
   4. Safe and efficient access to all areas of the proposed development shall be provided for emergency and service vehicles, as required by the Florida Building Code in effect in Broward County, Florida, as revised from time to time.
   5. Sidewalks shall be provided as required by the city regulations.
   6. Handicapped Accessibility shall be provided as required by all applicable regulations.
4. Community services and utilities. All proposed developments shall be designed and located in such a manner as to ensure the adequate provision, use and compatibility of necessary community services and utilities.
   1. An adequate sanitary sewer collection system, including all necessary extensions and connections, shall be provided in accordance with City standards for location and design. Where necessitated by the size of the development and/or by the unavailability of City treatment facilities, sanitary sewage treatment and disposal systems must be provided in accordance with City and state standards and regulations.
   2. An efficient solid waste collection system, including the provisions of an adequate number of properly screened local receptacles in locations that afford maximum use and collection convenience, shall be provided in accordance with all applicable City standards.
   3. An efficient solid waste collection system, including the provisions of an adequate number of properly screened local receptacles in locations that afford maximum use and collection convenience, shall be provided in accordance with all applicable City standards.
5. Building and other structures. All buildings and structures proposed to be located within a development shall be oriented and designed in such a manner as to enhance, rather than detract from, the overall quality of the site and its immediate environment. The following guidelines shall be followed in the review and evaluation of all buildings and structures:
   1. Proposed buildings and structures shall be related harmoniously to the terrain, other buildings and the surrounding neighborhood, and shall not create through their location, style, color or texture incompatible physical or visual relationships.
   2. All buildings and structures shall be designed and oriented in a manner insuring maximum privacy of residential uses and related activities both on the site being developed and property adjacent thereto.
   3. All permanent outdoor identification features intended to call attention to proposed projects and/or structures shall be designed and located in such a manner as to be an integral part of the total project and/or structural design and shall not exceed a size and scale necessary for the recognition from vehicles moving along adjacent streets at prescribed legal speeds.
6. Level of service standards. For purposes of the issuance of development orders and permits, the City has adopted level of service standards for public facilities and services that include roads, sanitary sewer, solid waste, drainage, potable water, and parks and recreation. All applicants are required to prove concurrency pursuant to the City's Comprehensive Plan and F.S. Chapter 163, as amended from time to time.
7. Other requirements. Requirements and recommendations as provided in the City tree and landscape regulations shall be observed as will the requirements of all applicable standards and regulations.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

All applications requiring technical site plan review from the Development Review Committee shall require the posting of a Detailed Notice Sign, pursuant to Section 5.1, to provide notice of the Public Outreach Meetings to be facilitated by the applicant and subsequent Planning and Development Board meetings, as required.

The Division of Planning and Urban Design shall advise the applicant what information needs to be included on the sign (proposal description, appropriate graphic, planner information and file number).

The development notice sign shall be prepared and posted, by the applicant, along each public frontage of the development site within 15 days of submitting for site plan review.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

Upon approval of a site plan pursuant to the provisions of this chapter, the applicant shall have up to 24 months to apply for a valid construction permit from the Department of Development Services. One additional extension of up to 24 months may be granted by the Development Review Committee. Any application for such extension must be filed prior to the expiration of the 24 month period. If the applicant fails to submit a valid application for a construction permit within this period, all previous staff approvals shall be null and void and the applicant shall be required to reinitiate the technical review and development review process.

(Ord. O-2011-14, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

1. Minor modification. The Director of Development Services or Designee, shall administratively approve "minor" changes or amendments to a site plan that have been previously approved, which are in compliance with the provisions and intent of this Article and which do not depart from the principal concept of the approved plan. These amendments include the following:

   1. Changes that reduce the floor area or height of a proposed or existing building.

   2. Modifications to the interior of an existing building that do not affect its external appearance.

   3. Minor cosmetic alterations to the external facade of an existing building, such as new or renovated signage, louvres, awnings, and architectural detailing, as long as the overall architectural character and the intent of the design remains unchanged. This does not include design modifications to architectural screenings for parking structures.

   4. Adjustments that increase yards or setbacks, provided that the zoning district does not have a "build to" requirement. If removing any part of a structure leads to an increase in yard or setback, the original architectural and site character must be preserved, and the department may set conditions of approval to ensure compliance with this requirement.

2. Major modification. The Director of Development Services or Designee shall determine that requested changes and deviations from an approved plan constitute a substantial alteration to the character of the approved development and as such represent a "Major Modification" and require resubmission as a new application. Substantial changes include:
   1. A change in the use, character, or intensity of the proposed development.
   2. An increase in overall coverage of structures.
   3. An alteration in traffic circulation patterns.
   4. A reduction in required open space.
   5. Significant changes affecting drainage design concepts and details due to:
      1. A decrease in site storage capacity.
      2. A decrease in site retention or detention area.
      3. An increase of impervious area or decreased of pervious area.
      4. A change in the method of stormwater runoff disposal.
3. Notification requirements. Public notice is not required for minor modifications to approved site plans. Public notice requirements for major modifications to an approved site plan shall be the same as those that were required for the original application. For an application submitted by the Florida Department of Transportation to address nonconformities that may result from a FDOT corridor improvement project, the City shall send notice of such request to the property owner of record at least 30 days prior to administrative approval of the minor modification or the meeting at which the Development Review Committee reviews the major modification.

(Ord. O-2011-13, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

Appeal of a Planning and Development Board decision shall be pursuant to the appeal procedure set forth in Article 5 of the Zoning and Land Development Regulations.

(Ord. O-2011-13, passed 5-4-11; Am. Ord. O-2025-06, passed 18-06-25)

All fees relating to the site plan review process shall be established by the City Commission.

(Ord. O-2011-13, passed 5-4-11)

The violation of any provision of a Site Plan, or condition placed upon a Site Plan, issued/approved by the city shall constitute a violation of the City Code.

(Ord. O-2011-13, passed 5-4-11)