This is City info on commercial site review:
Commercial
Site and Development Plan Review
Requirements and
Procedures for the City of Live Oak, Florida
Introduction
Thank you for
your interest in Live Oak and helping it to be a better place to live, work,
shop, recreate or worship.
As The City
Development Manager, I welcome the opportunity to serve the local citizens, as
well as anyone who has a business, land or development interest in the City of
Live Oak.
Please take a few
moments to review this brochure. Commercial Plan Review (including site) is
required for any and all construction/development/re-development, expansions,
renovations, additions, site work, accessory
buildings,
canopies, signage, etc. – except single-family and duplex residential (see Roy
Rogers for those). This includes expanding your establishment with additional
buildings, structures or parking, or if you will be occupying a building which
had a different business type in it before, or one vacant for 6 or more months.
As part of your
development, and before we can give you approval or permits for construction or
to open to the public, we will need to make sure that all the current
requirements and standards of the Land
Development
Regulations have been met.
This can include
the requirement for: certain numbers of paved or rocked parking, handicapped accessibility,
that your driveways and curb breaks are sufficient, that you have the required
landscaping installed, that all the signage on the property is in conformance,
that the zoning will allow for what you want to do, that any buffering with
neighboring properties is installed, that all fencing is according to code and
regulations, that dumpsters and other storage areas are properly screened, as
well as other criteria as needed (see George Curtis, Roy Rogers, Chad Croft and
Brent Whitman).
This brochure is
made available for informational purposes, and nothing contained or listed
herein shall supersede or replace any language or requirements that have been
adopted through Ordinance or Resolution by
the City of Live
Oak.
Zoning Atlas and Future Land Use Plan Map:
Before any new
business, development, re-development, expansions or modifications are
proposed, it is vital that you consult the City Zoning and City Future Land Use
Maps to determine what districts your parcel of land is located in. Having the
right Zoning is a key aspect to enabling your business or development to exist
or to be expanded. Just because a business or development may exist or existed
in the past at your or another location in the City, does not mean it is
permitted by today’s standards. If you determine that your Zoning does not
support
your ambitions,
there is a process that may enable the Zoning and/or Land Use to be amended to
a district which would allow for your project. More information about this
option can be obtained from the Development
Manager’s office.
Land Development Regulations (LDR):
The LDR is a set
of regulations that governs the many aspects of how development and land use
are accomplished within the City. Once you know the districts that apply to
your location, you will be better
prepared to start
reviewing the LDR to learn what can and cannot be done within those districts
and what other requirements will need to be met. All uses which you may want to
conduct, or development which you may
want to initiate
on your property, must be in compliance with the LDR. Also, the LDR gives
specific instructions on how development is to be reviewed, permitted and
allowed for in the City. As the City deems
necessary and
appropriate, amendments to the LDR language will be completed. Your development
must meet all the criteria required by the LDR and Comprehensive Plan.
You can purchase
a bound copy of our current LDR from the Development Manager for $50.00 You can
also access the LDR online at www.cityofliveoak.org, under City Departments -
Planning, Zoning & Development – Ordinances and Land Development
Regulations.
The role of the Development Manager:
The Development
Manager’s (DM) office is your source for one-stop-shopping with the City of
Live Oak. All development related questions, documents and tracking is to be
conducted through this office. The DM will communicate requests to and from:
other city departments, property and business owners, developers, construction
companies, engineers, architects, attorneys, the public, and all other
interested or associated
parties. The DM
will also refer appropriate calls and requests directly to other responsible
City Staff, as deemed necessary.
The DM also can
assist you in setting up a “First-Step/Pre-development” meeting. These meetings
provide developers the opportunity to meet with all City departments including
Fire, Public Works, Building and
Planning and
Zoning. Individuals are encouraged to bring any conceptual site plans,
development plans, or general information regarding their proposed project.
Projects Deemed Commercial:
Any use,
structure or site development, pertaining to a use, structure or development
more intense than one single-family residence on a single lot, and/or one
duplex on a single lot, is deemed to be commercial in nature. All such uses,
structures or site developments, whether principle, by special exception or
accessory in nature, when such is proposed to be established, re-established,
expanded or altered, shall require commercial site and development Plan review
and approval. Non-commercial construction will require review and plans through
the Building Official – Roy Rogers, with certain zoning standards as applicable
for residential development.
In-House Plan Approval vs. Board Review:
In addition to
City Department in-house plan review and approval, such uses, structures and
site developments, as defined below, shall also go before the Planning and
Zoning Board, in a public hearing setting, for comment, consideration, review
and possible: denial, approval as proposed, or approval with conditions as
appropriate.
According to LDR
Section 3.12., in Article 3, P&Z Board review is triggered for- On an
unimproved vacant lot – New proposed construction resulting in 20,000 or more
square feet of total building; or structure footprint, or, any site development
proposed on a parcel two (2) or more acres in size. On redevelopment of a
previously improved lot, proposed demolition and/or new additions or
construction resulting in 20,000 or more square feet of new building or
structure footprint; or, any site development which will alter two (2) or more
acres of land. P&Z Board hearings can take 30-60 days to complete. Fees for
review vary according to the zoning, type of development, and if it requires
only in-house review, or if Board review is also required.
Certain uses may
also require additional application, by method of a hearing before the Board of
Adjustment, to consider a request for a Special Exception. This usually adds
60-90 days to the approval process, with additional fees for the required
public hearing.
In-house reviews
are usually completed within 15 business days of submittal, depending on whether
additional information is requested. Departments which are required to review
and approve the plans are: Building, Fire, Public Works, and Planning and
Zoning (DM). Approvals may also be reliant on satisfying requirements of the Code
Enforcement Officer, Health Department, School Board, F-DEP, F-DOT, Suwannee
River Water Management District, or other Local, State or Federal Agencies.
We are here to
assist you in any way possible. If you have any specific questions or want to
meet with me, George Curtis, to discuss a development or amendment proposal,
please call 386-362-2276, or come by the City Hall Annex at 416 Howard Street
East, Live Oak, Florida.
Zoning Districts are divided into TYPES: ‘I,
II, & III’
The Zoning Type
of your parcel and other related factors is what decides the fee amount.
·
LDR Type
I: CSV; A-1; RSF-1, 2; RSF/MH – 1, 2; RMH-1, 2; C-CBD aka C-D
·
LDR Type
II: RSF-3; RSF/MH-3; RMH-3; RMF-1; RO; O; CN
·
LDR Type
III: RMH-P; RMF-2; C-G; C-I; CSC; ILW; I; PRD
Fees for Site and
Development Commercial Plan Review (
Other application
based fees are listed on the Land Use Brochure, or by contacting the office of
the City Development Manager and City Building Official)
Important Points and the Process Flow for
Commercial Plan Review
1. Is your parcel in the City Limits or would
you be seeking Annexation? Is the land use and zoning currently a ‘city’
district? Parcels zoned ‘county’ must first be changed to ‘city’.
2. Does the Zoning and Future Land Use category
support or allow for the proposed development?
3. Will your proposed use require a Special
Exception?
4. Are City Utilities available at your
location? (Required for Commercial Development)
5. Have you conducted a Concurrency Review? Will
your development increase the Residential Density? If yes, School Concurrency
requires the School Board to evaluate their capacity to serve additional
students and approve your development. Will other Level of Service standards be
maintained for Traffic, Sewer, Water, Drainage, Solid Waste, and Recreation?
6. Are you developing multiple, adjacent parcels
for one development? If yes, the parcels must be replatted in accordance with
Sec. 5.18 to combine and record the parcels. This City Council will consider
the final plat for approval and you will need to submit it to the clerk of the
circuit court for recording.
7. Is your property being subdivided into lots?
If yes, the subdivision will need to be approved by the City Council and
recorded before any plan review or development permitting can commence.
8. Are there any special City implemented
conditions on the lot that might affect your development?
9. Do the standards require a buffer between
your development and adjacent properties or uses?
10.Have you reviewed the Sign Regulations to be
sure you place footers or electrical service at allowable locations? All
proposed signage is reviewed and approved through a separate application
process.
11.Have you determined that you will meet the
minimum parking required, including handicapped / ADA, for your development?
12.Payment of the non-refundable plan review fee
is required at the time of submission. The Building Official may also charge a
separate review fee along with the permit, according to the permit fee
schedule.
13.All plans not permitted within one (1) year
following approval must be resubmitted for re-approval.
14.Please name one contact person for your plan
review, with an e-mail address, that the Development Manager can contact if
issues arise.
15.Plans will not be released for permitting
until all the departments have signed off.
16.No C/O will be issued until inspection and
approval is given by all departments.
Landscaping must
have been installed and inspected in order for C/O. Any
infrastructure/roads
to be dedicated to the City must have been inspected, approved and accepted by
the City Council by Resolution prior to C/O being granted.
You can always
contact the Development Manager to determine the status of the review and estimated
time of competition for the review.
We are here to
assist you in any way possible. If you have any specific questions or want to meet
with me, George Curtis, to discuss a development or amendment proposal, please
call 386-362-2276, or come by the City Hall Annex at 416 Howard Street East,
Live Oak, Florida.
Or email to
gcurtis@cityofliveoak.org
This is the follow-up e-mail with Mr. Curtis:
The above brochure is primarily for
new construction on a vacant lot, or alterations with additional construction
plan submittal, or conversion of a residence to a commercial property if the
zoning is changed.
There are times when an existing
commercial property with an existing building has been vacant for 6 or more
months and if we have no existing plans on file, a set of plans would need to
be submitted in order to show bringing the property up to current standards.
Also a change of use from one
type of business to another can trigger the requirement for alterations and
renovations which may or may not require plan submittal.
If the location is existing and
already improved, and is not non-conforming, the business would submit a
Certificate of Use Application to the Building Official and that would trigger
inspections by myself, the Fire Chief and Building Official to determine what
needs to be done to the building or property in conjunction with the proposed
business.
The Business Tax Receipt website
section has the COU application link on it:
Each proposed business must
first be evaluated as to the proposed type of business and the specific
location on a case by case basis.
We already recommend the interested party come in to discuss to proposed
location as well as the proposed business so that we can guide and direct them
as needed prior to them signing a lease or purchase contract.
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