Get Your Jacksonville Site Plan – Built for Florida’s Floodplains, JaxEPICS Online Submission & Fast-Track Approval
Stop guessing. Stop redlines. Get a reviewer-ready site plan delivered tomorrow – built for Jacksonville’s unique floodplain rules, tree protection laws, and the new JaxEPICS online portal.
Jacksonville homeowners and contractors face a permitting reality that’s different from the rest of Florida. The city has its own zoning code (Chapter 656) that dictates impervious surface ratios, site clearing rules, and strict tree protection standards. And effective February 28, 2026, all civil plans and plats must be submitted through the new JaxEPICS online portal – no more paper applications. Delays now come from missing digital formatting as much as from technical errors.
We fix that before you click “Submit.” Property lines, setbacks, easements, floodplain notes – we include everything the Jacksonville Development Services Department (DSD) checks. Upload your address. We deliver a PDF ready for JaxEPICS attachment.
What’s Included in Your Jacksonville Site Plan – Built for Local Code Chapter 656
We don’t draw generic Florida plans. We build plans to Jacksonville’s Chapter 656 Zoning Code and Land Development Regulations. Every plan includes:
Verified property lines – From recorded plats, not rounded GIS guesses (prevents the most common “inaccurate boundary” rejection)
Setback dimensions – Measured from the furthest projection (eaves, gutters, support posts) per Jacksonville’s setback rules, which vary by zoning district
Existing house footprint – So the reviewer sees the current structure and can verify compliance with lot coverage rules
Proposed structure – ADU, addition, garage, pool, shed – labeled with dimensions
Impervious surface ratio (ISR) calculation – Jacksonville enforces ISRs that range from 30% in RR-Acre zoning up to 95% in CCBD districts. Your plan must show the calculation. Omit it, and the review stops.
Utility easements – Shown with recorded book/page numbers (DSD requires instrument references for all recorded easements)
Flood zone reference – FEMA panel number and zone (Jacksonville has extensive flood zones and requires a floodplain development permit for any site work – we include the required notes and references upfront).
Tree protection notes – Jacksonville protects trees 6″ DBH or larger within 20 feet of a street right‑of‑way. Your plan must show tree locations and preservation notes. Omit them, and the reviewer will flag “insufficient documentation.”
North arrow and engineer’s scale – DSD reviewers cannot approve a plan they can’t measure. We include both.
Clear “existing vs. proposed” – Different line types for quick scanning by the reviewer.
JaxEPICS‑ready PDF – Sized and formatted for the city’s online portal. No rejection for “file format not accepted.”
24‑hour turnaround for most Jacksonville residential plans. Free revisions if the city asks for changes.
Why Jacksonville Rejects Site Plans (And It’s Rarely a Design Flaw)
Jacksonville’s review process has specific triggers that other Florida cities don’t enforce as strictly. Here’s what actually gets flagged:
| What They Check | Why DIY Plans Fail | Our Fix |
|---|---|---|
| Impervious surface ratio (ISR) | Missing calculation or wrong for your zoning district (e.g., 30% in RR-Acre vs 45% in R-1). | We calculate ISR for your specific zoning district and include the number on the plan. |
| Floodplain note with FEMA panel number | Omitted entirely or “Zone X – no hazard” without the panel number. | We pull the correct FEMA panel number and include a floodplain development permit reference. |
| Tree protection (6″ DBH within 20′ of ROW) | No tree survey or preservation notes. | We show tree locations and add the required protection language. |
| JaxEPICS formatting | File size too large, wrong resolution, no digital signature. | We optimize the PDF for JaxEPICS upload. |
| Setback from furthest projection | Measured from foundation wall instead of eaves/gutters. | We measure from the furthest projection (eaves, gutters, support posts). |
| Easement book/page missing | “Utility easement” label without recorded instrument number. | We research and add the book/page reference from county records. |
Each missing item triggers a correction. Each correction adds 4‑6 weeks to your project because you go to the back of the queue.
Our plans include everything. You submit once.
Jacksonville Permit & Site Plan Rules – Fast Summary
| Requirement | Detail |
|---|---|
| Site plan required | Yes – for any new construction, addition, ADU, garage, pool, or deck |
| Submission portal | JaxEPICS (online only – no paper applications after Feb 28, 2026) |
| Impervious surface ratio (ISR) | Varies by zoning district – 30% (RR-Acre) to 95% (CCBD). Must be shown on the plan |
| Setback measurement | From furthest projection (eaves, gutters, support posts) |
| Tree protection | Any tree 6″ DBH or larger within 20′ of street ROW must be shown and preserved or mitigated |
| Floodplain note | Required for all properties – includes FEMA panel number and zone. Floodplain development permit required for any site work. |
| Easements | Must include recorded book/page number |
| Homeowner in‑person requirement | Homeowners must appear in person at Building Inspection Division (214 N. Hogan St., Room 280) to pull the permit – we provide the site plan, but you still need to show up |
| Plan review timeline | 10–30 days for initial review, but incomplete plans go to the back of the queue |
Source: City of Jacksonville Building Inspection Division, Development Services Department, 2026.
Pricing – Fixed, No Surprises
| Service | Price |
|---|---|
| Basic Site Plan (setbacks, property lines, existing/proposed) | $89 |
| Enhanced Plan (+ utilities, easements, flood note, ISR calculation) | $149 |
| Premium Plan (+ tree protection notes, JaxEPICS‑ready formatting, floodplain permit references) | $249 |
Revisions included free if the city asks for changes.
How It Works – Jacksonville
Upload your address – Tell us where your project is.
We pull public records – Plats, deeds, GIS data, flood maps, easements.
We draft your plan – Built to Jacksonville’s Chapter 656 code and JaxEPICS standards.
You submit via JaxEPICS – Use our PDF with your permit application.
You appear in person (if homeowner) – Go to 214 N. Hogan St., Room 280, to pull the permit after the plan is approved.
No site visit needed. No survey required for most properties.
Jacksonville Case Study: Avondale ADU Rejected Twice Over ISR & Tree Protection
The project: A homeowner in Avondale (zoning R-1) wanted to add a detached ADU.
First rejection: The original site plan showed the ADU dimensions and setbacks – but no impervious surface ratio calculation. The property’s existing house + driveway + patio + new ADU exceeded the R-1 ISR limit (45% of lot area). The reviewer flagged “impervious surface ratio not shown or exceeded.” Rejected.
Second rejection (after homeowner tried to fix): The homeowner recalculated the ISR but didn’t include a tree protection note for a 8″ oak within 18′ of the street right‑of‑way. The city’s tree protection ordinance requires preservation notes for any tree 6″ DBH or larger within 20′ of the ROW. Rejected again.
What we fixed: We recalculated the ISR correctly, added a tree preservation note (“existing oak to remain and protected per Chapter 111”), and included the FEMA flood panel reference (Zone X, panel 12031C0200J). We also reformatted the PDF for JaxEPICS upload (file size under 25MB, 300 DPI).
Outcome: Approved on the next submission. Total delay saved: 7 weeks.
Ready to Get Your Jacksonville Site Plan?
Don’t let a missing ISR calculation, a tree protection note, or JaxEPICS formatting error delay your project. Upload your address – we’ll deliver a reviewer‑ready PDF built for Jacksonville’s Chapter 656 rules.
Order Your Jacksonville Site Plan Now – Strarting from $119
Questions? Call DSD at (904) 255‑8500 Option 4 (homeowners must appear in person at 214 N. Hogan St., Room 280, to pull the permit after your plan is approved). Or contact us – we answer same day.
FAQ – Jacksonville Site Plans
Most plans delivered within 24 hours. Upload before noon, get your PDF tomorrow.
Yes. We calculate ISR based on your specific zoning district (RR-Acre, R-1, R-2, etc.) using Jacksonville’s Chapter 656 standards.
Yes. Any tree 6″ DBH or larger within 20 feet of a street right‑of‑way must be shown on the site plan with preservation notes. We include that.
Yes. We deliver a PDF optimized for the city’s online portal – correct file size, resolution, and layering so your application isn’t rejected before review.
We revise for free. Send us the correction letter, we update the plan, you resubmit. No extra charge.
Yes. We use recorded plats and county GIS data. Only complex boundaries need a survey – we’ll advise.
Yes. We design to Chapter 656 Zoning Code and the Land Development Regulations. If a reviewer asks for an extra note, we add it for free.
Click the button below, enter your address, and checkout. We do the rest.