Answers to the questions clients ask us most about civil engineering, stormwater and site permitting in Florida. Call (321) 222-6911 or email civil@elmce.com with anything else.
How fast can you start?
Our queue is usually 2–3 weeks from a signed proposal and deposit. Small items like letters, walls and driveways often go sooner.
How long until my plans are ready to submit?
Once the site layout is settled, the construction plans, stormwater report and submittal package for a typical 1–5 acre commercial site take about 4–6 weeks. Smaller jobs go faster.
How long do permits take?
It depends on who reviews it. City or county site plan review and water management district review (SJRWMD or SWFWMD) run at the same time, and typically take 6–12 weeks. Expect at least one round of agency comments (an RAI). We contact the agencies early, because waiting on permits, not design, is usually what sets the schedule.
Do I need a water management district (ERP) permit?
Most commercial sites that add pavement or roof area, or change drainage, do. Some small projects qualify for an exemption or a 10-2 self-certification. We tell you which applies in the first phase, before you spend money on full design.
What do I need to provide?
A current boundary and topographic survey with elevations, and for most commercial sites a geotechnical report. You hire those directly, and we write the exact scope so you get what the agencies need the first time. We also need your signature on agency applications and forms.
What’s included in your price, and what isn’t?
Included: engineering design, stormwater calculations, construction plans, permit submittals, and responses to agency comments. Not included: survey, geotechnical work, and agency or permit fees.
How do you bill?
Fixed fee, paid by milestone: a deposit to start, then payments as plans are submitted and permits are approved. Construction administration is billed hourly with a not-to-exceed amount.
Can you tell me what my lot will hold before I buy or design it?
Yes. Our first phase answers that: how much of the site is left after the city’s requirements for landscaping, parking and the stormwater pond, and which permits apply. You get it in writing with a site plan.
My property is in a flood zone. What does that mean for my project?
First we need a survey with elevations and the FEMA flood line plotted. If the ground is above the base flood elevation, a LOMA can sometimes remove that area from the flood zone. For additions and remodels, the 50% substantial-improvement rule can require bringing the whole building into compliance, so we check that before you commit.
My permit expired, or I got a code violation. Can you help?
Yes. We regularly re-permit sites where a development order or water management permit has lapsed, and help owners respond to city notices with the plans and engineering the city is asking for.
Where do you work?
All of Florida, mainly Brevard, Orange, Seminole and Polk counties, plus Minnesota and Oklahoma. Will Mitchell, P.E. is licensed in Florida (PE 101206), Minnesota and Oklahoma, with a Missouri license in progress. Se habla español.