Commercial/Site Plan Review Frequently Asked Questions

Purchasing, Developing or Improving an Existing Commercial Property

I want to purchase, develop a new property, or improve an existing property. What information can the Engineering Department provide?

The Engineering Department will be able to provide information regarding driveway locations, offsite roadway improvements, drainage issues, discharge location, discharge rate, offsite drainage improvements, and general site layout issues related to the parking layout or drainage.

What is the best way to obtain this information from the Engineering Department?

Call (772) 871-5177, request to speak with someone in the Commercial Site Plan Review Division, and schedule a meeting.

Who can answer questions about water and sewer utilities?

The City of Port St. Lucie Utilities Systems main phone number is (772) 873-6400.

Who can answer questions about zoning, land use, setbacks, architectural requirements, required number of parking spaces, architectural standards, landscaping standards, conversion areas, scheduling and submittal requirements for the review committees or boards?

The City of Port St. Lucie's Planning and Zoning Department whose telephone phone number is (772) 871-5212. You may also go to the Planning and Zoning page for additional information.

I am not sure how to properly install the swale liner; can I get details on how to do this?

Download the swale liner detail, or call (772) 871-5177 for additional information.

Where can I go to find the City's land development regulations?

Go to the city's Code of Ordinances to locate any information that you may need.

Commercial Site Plan Review Process

I have a preliminary site plan for a commercial project. Can I come in to review and discuss this plan with the Engineering Department?

Please call (772) 871-5177 and request to speak with someone in the Commercial Site Plan Review Division to schedule a meeting.

Please note: This is a courtesy review and our staff will not have all the information to say with 100 percent certainty that the plan is perfect and no further comments will be generated. The Engineering Department reserves the right to complete a thorough review of the project and comment accordingly upon review of the "official" site plan through the Site Plan Review Process.

How do I start the review process for new or revised site plans?

The Planning and Zoning Department is the department that oversees the commercial review process within the City. They are located in "Building A" on the first floor. Visit the office or call (772) 871-5212 for assistance.

When I submitted the information to Planning and Zoning, I received a Project Number, "P0x-xxx". What is this number?

The "P" number is the project identification number used by the Planning and Zoning Department. This number is needed by the Engineering Department to start our files and accounting system for the project. The Engineering Department is not able to accept fees until this number has been established by the Planning and Zoning Department. Essentially, the project does not exist in our database until the "P" number is created by Planning and Zoning.

My project is scheduled for the Site Plan Review Committee (SPRC). Are there review fees for Engineering? If so, what are the fees and when do they need to be paid?

The Engineering Department will determine the fees once the project is on a SPRC agenda. The Engineering Department will send a fax to the Applicant with the application and fees. The fees should be paid or other arrangements made prior to the Site Plan Review Committee Meeting. You may check out the Commercial Fee Schedule on our Web site.

What does the Engineering Department review and what kind of comments can I expect from the Engineering Department?

The Engineering Department's main objective is to review the impact of the proposed development on the city's roadways and drainage infrastructure as well as meeting the city's Land Development Regulations. Our comments may include, but are not limited to, requests for more information, offsite roadway improvements, offsite drainage improvements, parking layout (traffic circulation), site grading, or storm water management system.

Will I get the comments from the Engineering Department before the Site Plan Review Committee meeting?

Yes, provided that review fees are paid or other arrangements have been made. Comments are faxed to the applicant the Monday before the Site Plan Review Committee meeting.

I received the Engineering Comments on Monday. Do I have time to revise and resubmit prior to the Site Plan Review Committee Meeting on Wednesday?

Unfortunately, no.

Who is on the Site Plan Review Committee?

The committee is comprised of representatives from the Planning and Zoning Department, Building Department, Planning and Zoning Board, Public Works Department, Engineering Department, Utilities Department, School Board, and Fire District. The School Board and Fire District are non-voting members of the committee.

What happens at the Site Plan Review Committee?

The committee reviews and discusses the projects on the agenda. The committee votes to either recommend approval with conditions, table, or deny the project. Projects recommended for approval with conditions or projects that are denied are sent to the next review level (Planning and Zoning Board or City Council). Projects that are tabled will return to the Site Plan Review Committee.

How do I know if the Engineering Department will be in a position to support my project with conditions, table, or deny?

The Engineering Department Reviewer will call the applicant prior to the Site Plan Review Committee Meeting to discuss projects that the Engineering Department recommends tabling or denying. Keep in mind that the Engineering Department is only one member of the committee.

How can I help the project go as quickly as possible?

Here is a list of ways that the applicant can help us:

Schedule a preliminary review of the site plan with the Engineering Department.
Use the "P" number assigned to the project by the Planning and Zoning Department in ALL correspondence (letters, memos, e-mail, faxes) and when requesting information via phone.
Perform a complete and thorough quality review of the project prior to submittal to the City. Incomplete plans, obvious errors, multiple typos, and inconstancies are grounds for the Engineering Department to recommend that the project return to the Site Plan Review Committee with corrections rather than being approved with conditions.
Provide a written statement or transmittal letter with the plans being submitted. It should indicate the "P" number, name of the project, date, and a statement of what is being requested.
Provide a written response to the review comments from the Engineering Department. Make sure to address the comments and revise the plans accordingly. The written response should indicate the "P" number, name of project, date, and statement of what is requested. Please call us if you have a question regarding the comments.
Plan and schedule accordingly. Our division works on the "first one in, first one out" theory. We are not able to "push" other projects aside to accommodate someone with a deadline or scheduling issue.
Identify and provide ONE contact person for a project.
When you leave phone messages, speak clearly. Please leave your name, the name of your project, the "P" number of the project, and phone number (including area code, if needed).

Permitting Process

My project was approved by City Council. I want to clear the site and/or start construction. What is the process?

Start the process by completing a Compliance Form for Clearing Permit and/or a Compliance Form for Commercial Building Permit, along with the needed plans and information to the Planning and Zoning Department. Contact the Planning and Zoning Department at (772) 871-5212 with questions.

Planning and Zoning will contact the applicant to pick up the compliance form and plans. Follow the steps on either application to see which departments will need to sign off, and the order in which those departments will sign off on the package. Each department will contact the applicant when it is ready for pick up.

What is NPDES?

NPDES stands for National Pollution Discharge Elimination System.

Do I need to install sediment and erosion controls prior to clearing or construction?

Yes. Perimeter sediment and erosion control measures and turbidity control, if applicable, must be in place and inspected prior to issuance of the engineering permit, commencing clearing, or construction.

How do I get perimeter sediment and erosion controls inspected?

The Engineer of Record (EOR) will need to call and request this inspection. This inspection cannot occur until the Engineering Department has received the Compliance Form for Clearing Permit from the Planning and Zoning Department. Call (772) 344-4128 to set up this inspection.

How do I get the Clearing Permit?

After the Engineering Department completes and approves the Compliance Form for Clearing Permit, the Applicant will be phoned letting him/her know that the package is ready for pick up. The Applicant may pick up this information from the Engineering Department. This packet is the clearing permit for the site, and will not need to go to the Building Department.

Is there a fee for the Clearing Permit?

No. The fee is already included with NPDES.

Can I install sediment and erosion controls without a Clearing Permit?

Yes, per City Code, Section 153.23.

What does an Engineering Permit include?

This permit allows construction of the infrastructure including the utilities, storm drainage system, roadways, driveways, off-site improvements, and site grading.

How do I get an Engineering Permit?

Follow these steps:

Revise the plans and address the issues identified as part of the conditional approval of the project.
Submit a Compliance Form for Commercial Building Permit request along with the required submittals to the Planning and Zoning Department. Please contact the Planning and Zoning Department at (772) 871-5212 with questions.
An itemized cost estimate for the total site work signed and sealed by the Engineer of Record (EOR), or a copy of the contractor's bid with a letter from the engineer of record certifying that the bid is acceptable for the project.
Complete an Engineering Permit Application and submit to the Engineering Department.
Provide a copy of the approved SFWMD Permit or Permit Modification to the Engineering Department, if applicable.
For projects disturbing one acre or more provide one copy of the NOI submitted to DEP for inclusion under the City's NPDES Permit.
Provide THREE sets (folded) of signed and sealed Civil/Site plans to the Engineering Department.
For projects disturbing one acre or more provide three sets (folded) of the Stormwater Pollution Prevention Plan to the Engineering Department.
Have the perimeter sediment and erosion control measures and turbidity control, if applicable, inspected and accepted by the Engineering Department.
Pay the Engineering permit fee. The fee is based on the site work cost estimate and the Engineering Department will advise you of the fee amount after they have reviewed and accepted the cost estimate.
For a Residential Subdivision: Provide an electronic copy (include lot lines/numbers, setbacks, finished floor elevations, and street names).
Any other required permits requested by the City (i.e., FDOT, ACOE, County, etc.).

What are the Engineering Permit Fees?

Download the latest Engineering Permit Fee schedule.

How do I get a permit to build the structures?

After the Engineering Permit is issued to the Contractor, the Contractor will be able to take the approved plans along with the approved Compliance Form for Commercial Building Permit to the Building Department. The Building Department will then process the request for the Building Permit. Should you have questions regarding the Building Permit, please call (772) 871-5132.

Inspection Process

Who is the inspector on this project and how do I contact him/her?

After receiving the Engineering Permit you may call (772) 871-5177 to find out who the Inspector is for your project, and if you have any questions for that Inspector.

What is the process to determine the swale inverts (stakeout) and driveway culvert sizes?

The Engineer of Record (EOR) will need to call and request this information and inspection. Please call (772) 871-5177 to set up the stakeout and begin work on sizing the driveway culvert. The City Survey Crew will determine the horizontal and vertical location of the swales and culverts within the City right-of-way. In addition, the Engineering Department will determine and provide the required RCP culvert size(s).

How can I obtain the cutsheet?

Once the swale stakeout has been completed, you can come to the Engineering Department to pick up the cutsheet. They are located in the front lobby of the department on the wall in the bottom bin.

How do I get the swale and culvert inspected?

The Engineer of Record (EOR) will need to call (772) 871-5177 to request this inspection.

What is required at the final swale and culvert inspection?

No tolerance is allowed for culverts that are set too high. A one-inch tolerance is allowed for inverts that are set too low. The culvert is to be free and clear of debris. The swale and right-of-way shall be clear of debris, swale liner installed (where appropriate), ground stabilized, sodded and graded to promote proper drainage. Restoration of adjacent properties and swales (including the lot(s) directly across the street) is also required. Grading and location of the swale shall be in accordance with the stakeout by the city Survey Crew.

What site work will be inspected on this project?

The inspectors will make unscheduled site visits to determine how the work is proceeding. We ask that the Engineer of Record (EOR) or a representative be on site during the following inspections:

Drainage: The City Inspector will observe the pipe and pipe joints, prior to the pipe being backfilled. The City Inspector also observes backfill operations.
Concrete: The City Inspector will inspect the overall line/grade of the forms for concrete work outside the limits of the building including slabs, sidewalks, pavement, curb and gutter. The City Inspector may also observe the placement of concrete.
Pavement Subgrade: The City Inspector will verify the compaction by visual inspection. The City Inspector will require the Contractor to string the subgrade.
Pavement Base: The City Inspector will verify the compaction by visual inspection. The City Inspector will require the Contractor to string the base rock.
Asphalt: The City Inspector will observe paving operations.
Final: The site work will be inspected for overall condition and conformance to the construction plans (retention/detention areas, control structures, drainage structures, pavement surface, pavement markings, signage, sidewalks, site grading and other specifications shown on the plans).

Certificate of Occupancy (CO) Process

What does the Engineering Department need in order to complete the sign off on the CO?

The following items are needed:

An acceptable final engineering inspection.
An acceptable final swale and culvert inspection, if applicable.
Letter of construction certification from the Engineer (signed and sealed).
Copy of letter from SFWMD accepting the Engineer's Construction Completion Certification.
Electronic copy of the Construction Drawings (AutoCAD).
Hard copy of the Record Drawings (signed and sealed).
Inspection test results.