The site plan approval process is established to ensure that new developments within the city will be compatible with surrounding and adjacent areas and will be built in conformance to the land development regulations and other applicable city requirements.

(Code 1985, § 7-1036; Ord. No. 2275, § 77, 5-5-92)

Until such time a site plan has been submitted to the building official and approved according to the procedures contained in section 122-214, it shall be unlawful for any person to conduct any of the following activities on a parcel:

(1)

Construction of a new building or structure, or expansion of an existing building or structure.

(2)

Alteration, change or modification of any parcel.

(3)

Site work, including changing of grade.

A required site plan must satisfy all the city requirements.

(Code 1985, § 7-1037; Ord. No. 2275, § 77, 5-5-92; Ord. No. 2531, § 1, 7-11-95)

(a)

Site plans are not required for the construction of single-family or two family dwellings and accessory structures related to these.

(b)

Minor site plans are defined as nonsubstantial expansions, alterations or changes that are generally those modifications to a developed site that present a minor impact on the drainage requirements, the impervious area of the site, on-site parking, on-site circulation, access to the site and the existing trees and landscaping. Minor site plans are reviewed within seven working days after receipt of a complete application and required fees. A site plan review meeting with staff is not required, and minor site plans shall comply with the requirements of sections 122-222 and 122-223 instead of the requirements of sections 122-215 and 122-216. The building official shall make the determination to allow a proposal to be processed as a minor site plan, provided the following minimum requirements are met:

(1)

The proposal does not include any new buildings, unless there are existing buildings on the site and the new buildings have a building area less than five percent of the building area of all existing buildings on the site.

(2)

The proposal does not include an increase of the greater of: (a) more than 4,000 square feet of total impervious area; or (b) construction of building square footage equivalent to five percent of the existing building area.

(3)

The proposal does not include a reduction in the amount of open space of more than five percent from the amount on the approved site plan, or a change in the area of designated open space that results in the minimum site shade tree requirements not being met.

(4)

The proposal does not include any new driveways.

(c)

Additional site plan requirements for a mobile home park, residential zero lot line development, planned unit development or shopping center development are contained in the particular sections describing those types of projects.

(Code 1985, § 7-1038; Ord. No. 2275, § 77, 5-5-92; Ord. No. 5406, § 3, 7-12-05; Ord. No. 5743, § 1, 10-16-07; Ord. No. 2017-58, § 5, 6-20-17; Ord. No. 2019-37, § 1, 4-16-19)

(a)

Site plans shall be prepared, signed and sealed by a Florida registered professional engineer, architect, landscape architect, or professional surveyor and mapper. Architects, landscape architects, and professional surveyors and mappers shall be allowed to prepare, sign and seal drainage plans and calculations to the extent allowed by state law.

(b)

An applicant seeking site plan approval for a proposed development may meet with growth management staff and appropriate departments to discuss basic site plan requirements and consider preliminary features of the site and the proposed development.

(c)

An application for electronic submittal shall be completed and emailed, mailed, faxed or dropped off to the growth management department. A project will be created within three working days of the receipt of the application and an invitation sent for upload of plans and associated documents. Upon completion of the initial upload, applicant shall notify the department/project administrator/development coordinator that upload is completed for the workflow to begin. Fees must be received within five days of the invitation being sent to the applicant. Approximately 14 working days from the start of the review, a site plan review meeting will be scheduled.

(d)

Drawing files shall be sized as 36 × 24 and uploaded in a landscape orientation.

(e)

Each sheet shall be uploaded as a single drawing file. Drawing file names shall conform to the standards as set forth in the applicant guide for electronic submittals. File names shall include the sheet number and have a very brief description of what the drawing entails.

(f)

During this period, the development coordinator/project administrator shall circulate the site plan to all city departments and agencies that may have a responsibility for some aspect of the site development. Departments shall review the site plan for conformity with city requirements. At least five working days before the site plan review committee meeting, the building official shall conspicuously locate on the property subject to site plan review, or as near as practically possible, a notice that the property is under site plan review, giving the case number and the phone number of the building official. Interested parties may view and comment on the proposed site plan at the office of the growth management department during normal working hours.

(g)

Within 14 working days, or as soon thereafter as possible, of plans being uploaded, fees being paid, and department review tasks being sent, a meeting of the site plan review committee will be convened.

(1)

Attendance at this meeting by the owner or the owner's agent is required.

(2)

At the site plan review meeting, representatives from city departments will inform the owner or the owner's agent of aspects of the site plan that do not conform to city regulations. The city requirements that have not been met by the site plan will be cited by section.

(3)

Review task shall be completed and applicant will receive a corrections task to access comments and markups made during the review.

(h)

After the site plan has been modified to satisfy all city requirements, the site plan will be resubmitted for review and approval.

(1)

Revised drawing files shall be uploaded, retaining the same file name as the initial upload.

(2)

Resubmittal fees shall apply beginning with the third review cycle. Fees will be determined following the upload of the drawing files as they are based on the number of revised files uploaded.

(3)

Development coordinator/project administrator shall accept and begin the next review cycle in ePlans.

(i)

After a site plan has been found to comply with all requirements it will be approved by the city and the applicant may sign and seal the plan digitally in ePlans using an approved certificate authority (CA). Unless approved otherwise by the building official, the applicant shall provide two sets of signed and sealed paper plans from the approved folder in ePlans. The applicant with a plan that is not signed and sealed digitally using an approved certificate authority (CA) shall be required to submit two sets of signed and sealed paper plans along with an electronic version (PDF format) of those approved plans.

(Code 1985, § 7-1039; Ord. No. 2275, § 77, 5-5-92; Ord. No. 4091, § 1, 10-2-01; Ord. No. 5528, § 1, 5-2-06; Ord. No. 5743, § 2, 10-16-07; Ord. No. 2017-58, § 6, 6-20-17; Ord. No. 2019-37, § 2, 4-16-19)

(a)

A site plan shall include the following information:

(1)

The name and owner of the proposed development.

(2)

The name and address of the preparer of the site plan.

(3)

A vicinity map, including scale and north arrow, oriented in the same direction as the site plan.

(4)

The land use and zoning of the project site; and the dates and case numbers of board of adjustment or planning and zoning commission cases, if applicable.

(5)

Adjacent land use, zoning and existing uses.

(6)

Date, north arrow, and a graphic scale of not less than one inch equals 50 feet.

(7)

The percentage of the property covered by structures and impervious surfaces.

(8)

The upper right-hand corner of each drawing file shall be left blank for the electronic approval stamp. Dimensions for the approval stamp can be found in the applicant guide for electronic submittals.

(b)

A site plan must contain a statement describing the general character of the intended development, including intensity or density. Intensity is to include floor area ratio and percentage of building coverage.

(c)

Proof of other required permits must be provided, including but not limited to permits required by the department of environmental protection or the department of transportation, septic tank permits, or permits required by the county. Applicable drawings, applications or approvals must be included with the material submitted for site plan review.

(d)

All site plans submitted to the city for approval shall have their boundaries tied into the city's global positioning system (GPS) horizontal control network. This procedure must meet the standards set forth by section 21-HH-6, Florida Administrative Code, pursuant to F.S. § 472.027.

(e)

All site plans submitted to the city for approval shall have their boundaries tied into the city's global positioning system (GPS) horizontal control network. This procedure must meet the standards set forth by ch. 61G17-6, Florida Administrative Code, pursuant to F.S. § 472.027.

(Code 1985, § 7-1040; Ord. No. 2275, § 77, 5-5-92; Ord. No. 5743, § 3, 10-16-07; Ord. No. 5826, § 1, 2-19-08; Ord. No. 2017-58, § 7, 6-20-17)

(a)

Legal description; identification of adjacent property. A site plan must contain a valid and accurate legal description of the subject property. The site plan drawing must show the information contained in the legal description for the subject property. Adjacent property must be identified and labeled as described in subsection (a)(4) of this section.

(1)

A lot and block description must include the parcel account number, plat book and page, subdivision name, block numbers, lot numbers, lot line bearings, and lot dimensions for the subject property. Section lines, section corners and quarter section corners must be shown, as appropriate.

(2)

A metes and bounds description must include the parcel account number, official records book and page, point of commencement, point of beginning, bearings and distances for the subject property. Section lines, section corners and quarter section corners must be shown, as appropriate.

(3)

A fractional breakdown description must include the parcel account number and official records book and page, property line bearings, and property dimensions for the subject property. Section lines, section corners and quarter section corners must be shown as appropriate.

(4)

Property adjacent to the subject property must be identified and labeled on the site plan drawing with the subdivision name, block numbers, lot numbers, or parcel account number and the phrase "not platted" for non-platted land.

(b)

Property lines. Property lines must be shown and the bearings and dimensions of the property must be shown on the site plan.

(c)

Adjacent streets. Adjacent streets must be shown and identified.

(1)

Distances from centerlines to property lines must be given.

(2)

The width of existing rights-of-way and any proposed future rights-of-way that may affect the development shall be shown.

(d)

Setbacks. Street widening setbacks and building setbacks must be shown and distances given.

(e)

Location, dimensions and elevations of structures. Location, dimensions (including heights) and elevations of all structures must be given.

(f)

Easements.

(1)

All easements on the subject property, and on the abutting property that could be affected by the development, shall be shown and labeled with the following information:

a.

The type of easement; and

b.

Plat book and page or official records book and page.

(2)

The city engineer may require cross access easements to be granted to any adjacent properties where necessary for safety and convenience, and where the proposed site development has a zoning designation that allows nonresidential or mixed uses and is located on a roadway that has a functional classification of either arterial or collector.

(3)

When required to provide cross access easements, the developer shall dedicate, grant, or convey for the benefit of each adjacent property owner and its employees, agents, guests, invitees, mortgagees, tenants, lessees, subtenants, licensees, heirs, successors, and assigns, an appurtenant, non-exclusive easement for vehicular and pedestrian ingress and egress over, on and across all access improvements on the property.

(4)

The choice of the proper location for cross access driveways shall involve consideration of the amount of conflict that can be expected within the parking area and on the abutting streets. One primary concept that shall be followed is to reduce the number of roadway connections to a practical minimum, thus providing fewer locations where conflicts may occur.

(5)

The decision of the city engineer to require a cross access easement may be appealed to city council using the appeals process in section 122-221.

(6)

Construction and maintenance. Each property owner shall be responsible for constructing and maintaining the cross access in a safe and accessible manner.

(g)

Location of utilities. The location of utilities must be provided, including the following:

(1)

Electric utilities.

a.

Existing and proposed utility poles and guy lines shall be shown, and identification numbers of existing poles shall be included.

b.

An electrical riser diagram shall be provided showing proposed metering installation and meter location.

c.

Underground electric lines, existing and proposed, shall be shown. Nonconductive pipe must have a locator wire.

d.

An electrical load data sheet shall be submitted showing main panel size, connected load, running load and proposed service voltage. Connected load information must be broken down as shown on the load data sheet.

(2)

Water service. Water service information must be provided as specified in the city's water and sanitary sewer construction manual, section 485-2.5 (site plans).

(3)

Sanitary sewers. Sanitary sewer information must be provided as specified in the city's water and sanitary sewer construction manual, section 495-2.7 (site plans).

(4)

Telephone lines. Nonconductive pipes must have a locator wire.

(5)

Gas lines, with proposed and existing meters. Nonconductive pipe must have a locator wire.

(6)

Television cables. Nonconductive pipe must have a locator wire.

(7)

Existing and proposed meters for gas.

(8)

Site lighting. Site lighting shall be designed to provide safe, convenient and efficient lighting for pedestrians and vehicles. Lighting shall be designed in a consistent and coordinated manner for the entire site. Lighting and lighting fixtures shall be integrated and designed so as to enhance the visual impact of the project on the community.

a.

Lighting shall blend in with the landscaping and lighting fixtures shall be located so as not to interfere or crowd the natural growth of existing or newly planted trees.

b.

Lighting shall be designed so as to prevent direct glare, light spillage and hazardous interference with automotive and pedestrian traffic on adjacent streets and all adjacent properties.

c.

Light fixtures shall be capped and shielded such that light is not emitted at a vertical angle greater than 90 degrees from straight down.

d.

The minimum setback of the light source from the property line shall be a horizontal distance of ten feet when adjacent to a residential use or zoning district.

e.

Illumination onto adjacent properties shall not exceed one footcandle as shown on a photometric plan.

f.

Light poles are not allowed in buffers.

(h)

Grease traps. Grease trap locations, sizes and construction materials and specifications must be given. Grease traps must be designed so as to produce a clarified effluent meeting the standards of the wastewater monitoring division of the city.

(i)

Fire hydrants. Where underground water mains and hydrants are to be provided, they shall be installed, completed and in service prior to construction work.

(j)

Parking areas and vehicle access areas. Information on parking areas and paved vehicle access areas must be given, including:

(1)

Parking calculations shall be provided indicating the number of parking spaces required and the number to be provided for both regular and handicap parking spaces.

(2)

Parking area construction materials shall be indicated.

(3)

Dimensions and angles of parking spaces shall be shown.

(4)

Location, dimensions and area of landscape islands in parking areas shall be shown.

(5)

Fire lanes must be shown and dimensioned.

(6)

Striping and signage for traffic control must be shown.

(7)

Off-street loading areas must be shown and dimensioned.

(8)

Vehicle stacking for drive-through uses must be shown and dimensioned.

(k)

Driveways. Driveway information must be given, including:

(1)

Driveway locations, widths and radii as required by the driveway policy.

(2)

The distances between driveways within the proposed development, if there are two or more driveways on a single frontage.

(3)

The distances between proposed driveways and existing driveways on adjoining sites.

(4)

Location, width and radii of driveways on property across the street from the subject property.

(5)

Development containing 16 residential units or more shall be designed to provide two means of ingress and egress to the development, one of which may be limited to use by emergency vehicles only. Should the "emergency vehicle only" access be utilized, it shall be placed in a conspicuous, easily recognizable and accessible location with a direct connection to an existing maintained street. The "emergency vehicle only" access shall be shown on the site plan as meeting the minimum width requirements with a 24-foot wide paved driving surface with signage at both ends identifying the access as "access for emergency vehicles only" and a paved driveway apron two feet wide and 24 feet long on the adjacent roadway. The site plan review committee may approve an alternate driving surface material, including a stabilized grass access, or reduce the width of the emergency access if determined necessary due to site constraints. The emergency access may be fenced or gated with a "crash gate."

(l)

Facilities for handicapped persons. Handicap provisions must be shown, including the following:

(1)

Handicapped access must be in accordance with the state regulations.

(2)

Location, size and number of parking spaces and access areas shall be shown.

(3)

Sign locations for handicap parking spaces shall be shown.

(4)

Location, width, length and slope for ramps must be given. Handrails, if required, must be shown and described.

(5)

A flat area of appropriate size must be located in front of the door.

(m)

Recreational sites and facilities. The location and description of any recreational sites and facilities, if required, shall be included.

(n)

Landscaping plan. A landscaping plan is required, which must include:

(1)

Open space calculations. The plan shall state if the open space area includes drainage retention areas.

(2)

Dimensions and area of parking islands, and complete parking area interior landscaping calculations.

(3)

A tree survey giving locations, sizes and types of existing trees. Trees must be labeled as being saved, removed or moved.

(4)

Dimensions and area of open space being provided for the existing trees that will be saved.

(5)

Calculations showing minimum requirements for saving existing shade trees.

(6)

A tree protection diagram.

(7)

Locations, sizes and types of any trees to be planted.

(8)

Yards, if required.

(9)

Buffers, if required, including depth. The types, numbers, sizes and spacing of hedge plants and trees to be planted in a buffer shall be specified. If a wall or berm will be used in the buffer, details must be provided.

(10)

A five-foot landscaped buffer strip between off-street parking areas and drive-in service facilities and bordering the public street. The types of hedge plants shall be listed and plant spacing shall be shown.

(11)

A required four-foot open space around the exterior boundary of the site, except for developments in the FBC district, where a perimeter open space area is not required.

(o)

Water bodies and other natural features. The location and size of any lakes, ponds, streams, canals or other water or waterways shall be shown. Prominent natural or topographic features shall be identified.

(p)

Sidewalks. The site plan shall show sidewalks.

(q)

Trash pickup. The site plan shall show trash pickup information as follows:

(1)

The locations and dimensions of dumpster pads shall be shown.

(2)

Construction details of any proposed enclosure, including required clearance, shall be submitted.

(3)

The height of buildings and height of building overhangs shall be indicated if in the area of dumpster box access.

(4)

All construction must conform to the specifications shown on the city's dumpster pad detail diagram.

(5)

If residential pickup will be used, the location of pickup shall be shown.

(r)

Signs. The site plan shall show the location, height and size of all signage.

(s)

Deficient site plans. Site plans that do not contain the information required by this section will not be accepted for review.

(t)

Architectural review.

(1)

Architectural review shall be required for:

a.

All multi-family developments.

b.

All development within the RO and O-1 districts with the exception of the following uses:

1.

Single-family residential dwelling;

2.

Two-family residential dwelling.

c.

All development within the FBC district.

(2)

Required materials include (but are not limited to):

a.

Front, side and rear elevations of all proposed structures.

b.

Types of building materials to be used in construction.

(3)

The following items shall be taken into consideration (but such review is not limited to these items and this list does not preclude consideration of any other requirements of this chapter):

a.

The size, location and scale of the building shall be compatible with adjacent residential or office buildings.

b.

Exterior building changes or new construction shall be of a design that enhances the built environment of the surrounding area.

c.

Lighting is to be installed in a manner as to ensure that it does not intrude into residential properties. This will include fascia lighting as well as site lighting.

(Code 1985, § 7-1041; Ord. No. 2275, § 77, 5-5-92; Ord. No. 4073, § 9, 8-21-01; Ord. No. 5406, § 4, 7-12-05; Ord. No. 5690, § 3, 6-19-07; Ord. No. 2018-42, § 22, 9-25-18; Ord. No. 2019-37, §§ 3, 4, 4-16-19; Ord. No. 2020-34, § 6, 3-17-20)

Drainage plans, a completed city stormwater management application, specifications and supporting data for the site shall be submitted along with and as part of the site plan, conforming to and in accordance with the following criteria:

(a)

Definitions.

(1)

Re-development is development of property that has previously been developed through past or present development codes of the city or county.

(2)

New development is development of property that previously has not been developed through past or present development codes of the city or county.

(3)

Approved discharge is a discharge facility that is located within a properly recorded drainage easement or existing rights-of-way, properly designed to accommodate the worst-case discharge rate and approved by the city engineer.

(b)

The site plan shall indicate existing contours, at a minimum of one-foot intervals. Sufficient proposed spot elevations shall be shown to clearly indicate points of grade change and at other control points. Adjacent rights-of-way and easements shall be included. Site topography shall extend a minimum of 100 feet beyond the boundaries of the development. Existing city topographic contour maps, beyond 100 feet, may be utilized to provide necessary topographic mapping to establish the entire drainage basin. Elevations shall be NAVD 1988 datum.

(c)

The site plan shall show the proposed general grading plan, location of drainage structures, location of drainage retention/detention facilities, drainage basin boundaries, drainage flow patterns, drainage summary and any other information, that may be pertinent to the drainage system. The site plan shall identify the minimum building pad elevation for the site. The drainage pattern shall be designed so that the stormwater runoff flows towards the proposed drainage retention/detention facility.

(d)

The drainage summary shall include, but is not necessarily limited to the following information:

(1)

A brief description of how the system is to function (i.e., on-site retention/detention, regional facility, private facility).

(2)

If site drainage is utilizing a City of Ocala regional facility, plans must state which facility is being used, and if applicable show the calculation used to determine the amount of the impact fee.

(3)

If site drainage is utilizing a local facility, state previously approved design conditions and runoff from the site to local facility.

(4)

State water management permit number for the off-site facility.

(e)

Plan and profile sheets may be prepared for the proposed stormwater conveyance system, including stormwater pipes and drainage swales. The stormwater conveyance system shall be designed to maintain a minimum scouring velocity (2.5 fps) within the stormwater piping.

(f)

Drainage calculations and water management district permit applications shall be submitted with the site plan.

(1)

Design calculations for on-site storm sewers or other conveyance systems shall be based on a ten-year, 24-hour design storm, using the Rational Method or approved computer model software. Rational Method "C" values shall be based on soil conditions, slopes of the site and corrections for storm event.

(2)

Site runoff volume calculations shall be based on a one hundred-year, 24-hour design storm (defined by the appropriate water management district) using the Soil Conservation Service (SCS) TR-55 or other approved methodology. SCS curve numbers shall be based on soil and ground cover conditions on-site. The USDA NRCS Soil Survey Map for Marion County, FL, shall be used to determine the site soil classifications to generate the SCS curve numbers for the pre-condition. If site-specific soil testing is performed, the soil testing will be used for those areas tested, and a copy of the geotechnical report will be provided with the calculations to determine the SCS curve numbers. Any existing off-site runoff entering the property shall be accommodated through the property with no increase of volume or intensity to the property down-stream. The construction of a diversion berm on the up-stream side shall not be allowed.

(3)

The collection of stormwater runoff shall be by positive gravity means without the use of siphons, pumps or similar devices, unless approved by the city engineer.

(g)

All proposed drainage retention/detention facility volumes shall be designed based on the post minus pre-condition.

(1)

In the case of re-development, as previously defined, the curve number (CN) for the pre-condition shall include the impervious area for the site prior to construction of the site improvements proposed.

(2)

In the case of new development, as previously defined, the pre-condition CN shall reflect the site prior to construction of the site improvements proposed.

(h)

The storm runoff discharge rate shall be less than or equal to the pre-condition runoff discharge rate for the one hundred-year, 24-hour storm, and all storm runoff from the difference between the post-condition runoff and the pre-condition runoff of the one hundred-year, 24-hour storm or the water quality volume, whichever is greater shall be retained on-site unless an agreement is made to use an existing regional drainage retention/detention facility. Any such agreement shall be in perpetuity and recorded in the public records of Marion County. If a regional drainage facility has been developed in the applicable watershed, the city may require the developer to utilize that facility. If the developer wishes to utilize an existing city retention/detention facility that is not permitted as a regional facility, it shall be the responsibility of the developer to re-permit said facility as a regional facility and construct any necessary modifications. Conveyance systems would be constructed at the developer's expense as needed to maintain the level of service requirements of the city's comprehensive plan. Design calculations for storm sewers, shall be based on a ten-year, 24-hour design storm. In a tax increment-financing district, the developer shall be required to utilize regional drainage facilities. In no case shall runoff from the site cause any nuisance or flooding to adjacent property.

(i)

If historical flood records indicate the proposed site is subject to periodic flooding, or is at the lowest point in the drainage basin, a flood hazard area for the 100-year storm event must be established using methods approved by Federal Emergency Management Agency (FEMA) to establish the base flood elevation (BFE). The calculations shall be based on the 100-year, 24-hour storm event. Flood hazard areas shall be clearly delineated on the final plat. The BFE must be determined for all subdivisions that have their required water retention areas within the development boundary that do not have an approved overflow control device. Development and buildings proposed within delineated flood hazard areas shall comply with chapter 90 and the Florida Building Code, as applicable. All centerline elevations of streets must be at or above the BFE. Placement of any development that reduces the volume available for the storage of floodwater within the flood hazard area will be prohibited unless provisions are made to provide for flood storage equal to or greater than the volume of flood storage displaced by the development.

(j)

When a city-owned drainage retention/detention facility is used, the developer shall pay a fee to the city of $0.75 per cubic foot of stormwater as calculated for a one hundred-year, 24-hour storm. The developer shall not be charged a usage fee to retain design volume in a developer constructed and dedicated drainage retention/detention facility for that subdivision. It shall be the developer's responsibility to provide all drainage works to divert the stormwater to the drainage retention/detention facility. The drainage retention/detention facility design shall provide for the recovery of the facility in fourteen days.

(k)

In cases where the proposed development's drainage retention/detention facilities cannot recover in the specified time due to poor soils conditions and there is a city-owned and maintained drainage retention/detention facility accessible to the development. The consultant may design a "bleed down" system to the city's drainage retention/detention facility as long as the city's drainage retention/detention facility has sufficient capacity to handle the "bleed down" intensity and volume. The "bleed down" shall discharge to either an existing drainage structure, existing roadside swale or directly to the receiving facility, it shall not discharge directly to the street. The fee for this capacity shall be calculated based on the total volume at the fee per cubic foot times the percent reduction factor based on the number of days to bleed down rounded to the nearest whole day. The fee reduces by 1/14 (seven percent) for each additional day to draw down the volume. Maximum drawdown compensation time is 14 days.

1 day = 100%

2 days = 93%

3 days = 86%

4 days = 79%

5 days = 72%

6 days = 65%

7 days = 57%

8 days = 50%

9 days = 43%

10 days = 36%

11 days = 29%

12 days = 22%

13 days = 15%

14 days = 8%

EXAMPLE - 10,000 cubic feet total volume

5 days to drawdown

72% x fee/CF x 10,000 cf

(l)

All drainage and draw-down calculations shall be submitted with the plans. The drainage retention/detention facility shall recover within 14-days of the start of the storm event. Percolation may be credited in drainage retention/detention facility sizing. The volume of the drainage retention facility shall be stated, with corresponding water elevation. The plans shall identify and dimension the top and bottom of the drainage retention/detention facility. Should the soils conditions be such that the drainage retention/detention facility cannot recover in 14 days and there is no permitted city facility to "bleed down" to. The volume of the drainage retention/detention facility shall be sized to hold the additional post-minus pre-volume of a second 100-year, 24-hour storm plus the balance of the volume remaining at the end of the 14-day drawdown period.

(m)

A soil boring profile to a depth of ten feet below the proposed elevation of the bottom of the drainage retention/detention facility, stating soil names and hydrologic soil groups shall be submitted. A minimum of two soil borings will be performed within the limits of the proposed drainage retention/detention facility. For proposed drainage retention/detention facilities which cover an area larger than one acre, a minimum of one additional boring shall be performed in each additional acre of the proposed area.

(n)

A certified geotechnical laboratory shall perform a minimum of two permeability tests within the limits of proposed drainage retention/detention facility. If proposed drainage retention/detention facility covers an area greater than 1 acre, a minimum of one additional permeability test will be performed in each additional acre of the proposed area. A geotechnical study shall be prepared from the permeability tests determining the permeability to be used in the draw-down analysis for the proposed retention/detention facility. Permeability shall be determined using measurements made on soils representative of those encountered in the soil boring profile and shall include a minimum safety factor of 2.0. Drawdown analysis shall not consider the effect of flow below the depth of the soil borings. Drawdown shall include the appropriate hydraulic properties including, but not limited to, horizontal permeability (Kh), vertical permeability (Kv), soil porosity, ground water table elevation, wet season water table, confining layers and retention/detention facility geometry. Drawdown analysis shall be performed with software approved by the WMD and shall take into account groundwater mounding.

(o)

All slopes of drainage retention/detention facilities and side slopes of swales shall be four feet horizontal to one-foot vertical or flatter. Side slopes steeper than 4:1 may be allowed if the drainage retention/detention facility is enclosed in a chain link fence with a minimum height of five feet. All side slopes and berms shall be sodded. Drainage retention/detention facility depth should be as shallow as possible, with a horizontal bottom (no deep spots). Maximum depth of the drainage retention/detention area is ten feet. A minimum of three feet of unconsolidated soil material between the surface of limestone bedrock and the bottom and sides of the drainage retention/detention facility is required. Excavation and backfill of suitable material shall be made to meet this criterion. The water management district's regulations and design criteria for karst sensitive areas are hereby adopted by reference to provide adequate protection of groundwater resources and the structural integrity and performance of the drainage retention/detention facility. All disturbed areas within public rights-of-way and drainage easements shall be sodded; however, where expected water velocities and soil types indicate an erosion problem, paving of the area may be required. This does not preclude the use of lakes as aesthetic features as long as the standards of this section are met. Nothing in this section shall be construed to prohibit the use of environmentally sound natural water features or existing terrain for retention/detention purposes.

(p)

Swale design shall be based on the ten-year 24-hour storm event and may be shown by plan and profile sheets and shall have a minimum bottom slope of 0.5 percent.

(q)

The design high water in a drainage retention/detention facility shall not be higher than one foot below the adjacent edge of pavement.

(r)

The plans shall show a typical section for swales, berms, overflow structures and other such facilities.

(s)

Headwalls, splash pads and other drainage facilities shall be required when design velocities indicate erosion will occur. All drainage pipe and structures must be clearly identified and sufficient elevations shown.

(t)

The site plan shall be submitted to all governmental agencies or governmental subdivisions from whom permits, approvals or similar action will be required to construct site improvements including, without limitation, the Florida Department of Transportation, Marion County, the Florida Department of Environmental Protection, and the appropriate water management district. The more stringent regulations of such agencies shall be enforced.

(u)

Areas for drainage retention/detention purposes shall be designated as a "Drainage Retention/Detention Facility "(DRA) on the site plan.

(v)

Six inches of freeboard shall be shown on each drainage retention/detention facility between design high water and top of bank. Freeboard for a natural low point may extend beyond the drainage retention/detention facility property lines so long as it is not higher than one foot below the adjacent edge of pavement.

(w)

No underground effluent filtration/exfiltration system, underdrains, or similar systems shall be allowed for treatment of stormwater unless approved by the city engineer. Underground vaults are not acceptable. All such systems shall be designed to provide the following:

(1)

Minimum 90 percent reduction of total suspended solids (TSS) prior to stormwater being introduced into an underground exfiltration system.

(2)

Provide an acceptable means for inspection of the underground system along with an inspection schedule.

(3)

Provide an acceptable means of cleaning the TSS residue from the system.

(4)

System shall be capable of accommodating an H-20 wheel loading if area of underground system is subject to traffic loads.

(x)

A five-foot-high fence of chain link or other design approved by the city engineer shall enclose drainage retention/detention areas. The fence requirement may be waived if all the following safety criteria are met:

(1)

Drainage retention/detention facility side slopes are four horizontal to one vertical or flatter. Side slopes beyond point two (.2) feet below design normal water level, for wet retention/detention facilities only, may increase to a maximum of three horizontal to one vertical.

(y)

Landscape screening around drainage retention/detention facilities shall be approved by the city planning department based upon criteria to be developed by the planning department and ratified by the city council.

(z)

All drainage plans and submitted documents shall be signed and sealed by a Professional Engineer registered in the State of Florida. Landscape architects shall be allowed to prepare, sign and seal drainage plans and calculations to the extent allowed by law.

(aa)

All surveys shall be in conformance with chapter 61G17-6; F.A.C. As-built/record surveys shall also conform to the requirements of chapter 61G17-6 F.A.C.

(bb)

Proposed maintenance practices and schedules of drainage facilities and systems shall be provided. This should include the identification of the entity responsible for operation and maintenance, including name, address and telephone number. In cases where maintenance is to be provided by a property owners' association, documents shall be submitted verifying the existence of the property owners' association and its ability to accept operation and maintenance responsibility. The operational maintenance requirements of the water management districts, outlined in the Florida Statutes and Florida Administrative Code and any revisions thereto, are hereby adopted by reference. Privately maintained stormwater facilities are subject to inspection performed by the Engineering Department or its designee to assure the systems are being maintained to perform as designed and constructed.

(cc)

A complete description of measures to be implemented during the construction period to mitigate adverse quantity and quality impacts off-site shall be provided. In no case shall a construction activity create a nuisance or flooding problem for adjacent property owners or in the case of re-development in no case shall a previous nuisance or flooding problem be allowed to continue. A stormwater Pollution Prevention Plan (SWPPP) shall be provided to assure no erosion or sediment tracking off-site and to document the person responsible for compliance with the National Pollution Discharge Elimination System (NPDES) requirements. The water quality treatment regulations and design criteria of the State of Florida Department of Environmental Protection and the water management district as outlined in their respective codes and regulations and any revisions thereto, are hereby adopted by reference. The project shall be designed and constructed to the most stringent of the regulation.

(Code 1985, § 7-1042; Ord. No. 2275, § 77, 5-5-92; Ord. No. 2753, § 24, 8-19-87; Ord. No. 5347, § 2(Sch. A), 1-25-05; Ord. No. 5556, § 1, 8-9-06; Ord. No. 5630, §§ 1—8, 2-6-07; Ord. No. 2017-36, § 5, 3-7-17; Ord. No. 2018-19, § 2, 12-19-17)

Cross reference— Stormwater utility, § 70-441 et seq.; flood prevention and protection, ch. 90.

(a)

The building official shall be permitted to grant waivers to the city requirements if the waiver will not violate the intent of those requirements.

(b)

The waiver will be in writing and will be permanently filed with the file copy of the site plan.

(c)

A list of waivers shall be kept in the zoning department.

(Code 1985, § 7-1043; Ord. No. 2275, § 77, 5-5-92)

(a)

Conformance with approved plan. Upon the site plan being approved and a building permit being issued, the development shall be built substantially in accordance with the site plan and the plans and specifications.

(b)

Changes to approved plan. If the owner or the owner's agent, or successors, desire to make any changes to an approved site plan, such proposed changes shall first be submitted to the building official.

(1)

If the building official deems that there is substantial change or deviation from that which is shown on the approved site plan that will affect concurrency, the owner or the owner's agent must submit a new site plan for review by the site plan review committee.

(2)

If, after consultation with affected departments, the building official deems the changes to not be substantial, the changes will be allowed to be made without additional review. A record of the changes must be made part of the permanent record of the site. At the discretion of the building official, this can be accomplished by either submitting a revised site plan or making handwritten corrections to the original plan. Handwritten corrections must be signed and dated by the owner or the owner's agent and a representative of the city.

(c)

Certification of compliance. After completion of the improvements in accordance with the approved site plan and specifications, but prior to the issuance of any certificate of occupancy or final approval relating to the site, a registered engineer or other professional authorized by Florida Statutes to make such certification shall verify that the actual construction is in compliance with and functions in the manner of the approved site plan.

(1)

If the construction is in substantial compliance with the approved site plan, a registered engineer or other professional authorized by Florida Statutes to make such certification shall submit a signed and sealed certification, as follows, to the building official:

PROFESSIONAL'S
CERTIFICATION:

I, ___________, do hereby certify that I have made a final review of the construction of ___________ site development located at ___________ and the actual construction is in substantial compliance with and functions in the manner of the approved site plan.

(AFFIX SEAL)

Florida Registration No. _______

(2)

If the construction is not in substantial compliance with the approved site plan, the construction shall either be corrected to make it conform with the approved site plan and then be certified by a registered engineer or other professional authorized by Florida Statutes to make such certification, or a new site plan may be resubmitted for review by the site plan review committee.

(3)

All as-builts submitted to the city subsequent to the date of aerial photography of that local area in which the project is located must be drawn to a scale of one inch equals 100 feet, with two-foot contours, and verified with spot elevations. These as-builts must conform to the standards set forth by section 21-HH-6, Florida Administrative Code, pursuant to F.S. § 472.027.

(4)

The city will accept an as-built certification from a registered surveyor who has the authority to submit the certification as defined by the Florida Statutes.

(d)

Maintenance of improvements. After completion of the improvements in accordance with the approved site plan and subsequent issuance of the certificate of occupancy, all improvements shall be perpetually maintained by the owner, successor or heirs, as shown on the site plan.

(Code 1985, § 7-1044; Ord. No. 2275, § 77, 5-5-92; Ord. No. 2731, § 1, 5-27-97; Ord. No. 2019-37, § 5, 4-16-19)

Should the site plan be approved, this approval shall be valid for two years from the time of approval, with an automatic one-year extension providing there have been no changes in the city's requirements during that two years. If changes have been made to the city's requirements, a new site plan must be submitted.

(Code 1985, § 7-1045; Ord. No. 2275, § 77, 5-5-92)

(a)

The decision of the site plan review committee that a site plan or portion thereof does not conform to city requirements may be appealed to the planning and zoning commission.

(1)

The appeal must be submitted in writing to the zoning department within 15 working days from the date of the site plan review meeting.

(2)

No public notice or hearing is required for site plan consideration by the planning and zoning commission, but such matters shall be handled as an agenda item at the first available public meeting.

(b)

Appeal of the decision of the planning and zoning commission may be made to the city council.

(1)

The appeal must be submitted in writing to the zoning department within 15 working days from the date of the planning and zoning commission meeting.

(2)

The zoning department will have the appeal placed on the agenda for the first available city council meeting.

(Code 1985, § 7-1046; Ord. No. 2275, § 77, 5-5-92)

(a)

A minor site plan shall include the following information:

(1)

Name, address and phone number of the developer.

(2)

Land use and zoning of the property.

(3)

An existing layout of the property, with any proposed additions clearly shown.

(4)

Total area of the property in square feet.

(5)

Existing impervious area in square feet.

(6)

Proposed new impervious area in square feet.

(7)

The upper right-hand corner of each drawing file shall be left blank for the electronic approval stamp. Dimensions for the approval stamp can be found in the applicant guide for electronic submittals.

(8)

A vicinity map, including scale and north arrow, oriented in the same direction as the site plan.

(9)

Date, north arrow, and a graphic scale of not less than one inch equals 50 feet.

(b)

A statement describing the proposed new improvements to the site.

(c)

Minor site plans shall be prepared, signed and sealed by a Florida registered professional engineer, architect, landscape architect, or professional surveyor and mapper.

(Ord. No. 5743, § 4, 10-16-07; Ord. No. 2017-58, § 8, 6-20-17; Ord. No. 2019-37, § 6, 4-16-19)

(a)

Legal description. The site plan must be submitted with a copy of the deed or tax certificate showing the PID number of the parcel.

(b)

Property lines. Property lines must be shown with bearings and dimensions of the boundary.

(c)

Adjacent streets. Adjacent streets must be shown and identified.

(d)

Setbacks. Building setbacks shall be shown and dimensioned.

(e)

Existing and proposed structures. Location and size of existing and proposed structures shall be shown.

(f)

Topography. May use the city's aerial topography in lieu of actual field surveyed topography.

(g)

Easements. Location and width of all easements affected by the proposed development shall be shown.

(h)

Grease traps or new utilities. Location and size of any new utilities, including grease traps, etc. shall be shown.

(i)

Fire hydrants. Show location of existing fire hydrants within 500 feet of proposed development.

(j)

Parking areas. Show location and dimensions of any proposed new parking areas.

(k)

Driveways. Show relationship of new improvements to existing driveways, show any new driveways.

(l)

Handicap facilities. Show any new handicap facilities, i.e. parking stalls, accessibility to buildings, etc.

(m)

Landscaping and/or tree removal. Show any landscaping required and any tree removal, with remediation, that may be required.

(n)

Sidewalks. Show any new onsite sidewalks.

(o)

Trash pickup. Show any changes to dumpster location.

(p)

Signs. Show any additions or changes to onsite signage.

(Ord. No. 5743, § 5, 10-16-07)