2012-05-17 3 7 6 '/�``fffr r- CITY OF OKEECHOBEE
, PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS
o.
MAY 17, 2012 SUMMARY OF BOARD ACTION
PAGE 1 OF 7
AGENDA ACTION - DISCUSSION -VOTE
I. CALL TO ORDER-Chairperson. Chairperson Hoover called the May 17, 2012 meeting to order at 6:00 p.m.
II. CHAIRPERSON, MEMBER AND STAFF ATTENDANCE-Secretary. Board Secretary Burnette called the roll:
Chairperson Dawn Hoover Present
Vice-Chairperson Terry Burroughs Absent(with consent)
Board Member Karyne Brass Present
Board Member Kenneth Keller Present
Board Member Douglas McCoy Present(left meeting at 7:01 p.m.)
Board Member Malissa Morgan Present
Board Member Gary Ritter Present
Alternate Board Member Phil Baughman Present(moved to voting position)
Alternate Board Member Les McCreary Present
Attorney John R. Cook Absent
City Planning Consultant Bill Brisson, Senior Planner Present
Board Secretary Patty M. Burnette Present
III. MINUTES- Secretary.
A. Motion to dispense with the reading and approve the Summary of Member McCoy motioned to dispense with the reading and approve the Summary of Board Action for the February 16,
Board Action for the February 16, 2012 and April 19, 2012 regular 2012 and April 19, 2012 Regular Meetings; seconded by Member Ritter. There was no discussion.
meetings.
VOTE
HOOVER-YEA BURROUGHS-ABSENT BRASS-YEA KELLER-YEA MCCOY-YEA
MORGAN-YEA RITTER-YEA BAUGHMAN-YEA MCCREARY-NIA MOTION CARRIED.
IV. AGENDA-Chairperson.
I
A. Requests for the addition, deferral or withdrawal of items on today's Chairperson Hoover asked whether there were any requests for the addition,deferral or withdrawal of items on today's
agenda. agenda?Workshop Item C was added as well as New Business items A. 1 and 2. Due to the amount of materials to
be covered during the workshop,there was no objection to changing the order of the agenda, New Business items will
be discussed prior to the workshop.
MAY 17,2012-PLANNING BOARDIBOARD OF ADJUSTMENT AND APPEALS•PAGE 2 OF 7 3 7 7
AGENDA ACTION-DISCUSSION-VOTE
V. NEW BUSINESS.
A. Consider any additional requests for amendments to the City's Land Proposed LDR amendments were added for consideration below:
Development Regulations-Chairperson.
1. Consider a recommendation to extend the Impact Fee The City Council along with the Board of County Commissioners and School Board adopted the collection of Impact
Moratorium for another year,July 1,2012 to June 30,2013- Fees.The City's fees are outlined in Code Book Section 71-13 for Public Works,71-23 for Law Enforcement and 71-33
Secretary Burnette- Exhibit 3. for Fire Facilities.Due to the recent economic issues,the City Council suspended the collection of City Impact Fees from
July 1,2011 through June 30,2012.The School Board recently adopted a moratorium on the collection of their impact
fees as well. As the Local Planning Agency, the Planning Board has been requested to review the matter and offer a
recommendation,to the City Council,either to adopt or not adopt the extension of the moratorium to collect Impact Fees
for an additional year, July 1, 2012 to June 30, 2013.
Member Baughman motioned to recommend the City Council adopt the extension of the moratorium to collect Impact
Fees for an additional year,July 1,2012 to June 30,2013; seconded by Member Ritter. There was no discussion.
VOTE
HOOVER-YEA BURROUGHS-ABSENT BRASS-YEA KELLER-YEA MCCOY-YEA
MORGAN-YEA
RITTER-YEA BAUGHMAN-YEA MCCREARY-N/A MOTION CARRIED.
2. Consider a recommendation to amend various sections of As the Local Planning Agency, the Planning Board was requested by Building Official Schaub to review and offer a
the Code Book Chapter 90, changing any reference to the recommendation to the City Council, to amend various sections of the Code Book language from 'Standard Building
Standard Building Code or Housing Code to the Florida Code'or'Housing Code'to'Florida Building Code.'The original LDR's adopted the Southern Standard Building Code
Building Code-Secretary Burnette-Exhibit 4. ,Congress International. However,due to the State requirements in 2002 the City had to amend the LDR's and adopt
the Florida Building Code. The language contained within these sections was not changed at that time.
Member Ritter moved to recommend changes to Code Book Sections 90-35(c),90-168(1)a.,90-168(1)c.,90-168(1)d.,
90-168(1)e.4., 90-168(1)f., 90-168(2)b., 90-168(2)c., 90-169(8), 90-169(8)a.9., 90-169(8)b.4., 90-169(8)b.7., 90-
169(8)c.4.,90-170(c)(4),and 90-170(0,changing any reference to the Standard Building Code or Housing Code to the
Florida Building Code;seconded by Member McCoy.There was no discussion.
VOTE
HOOVER-YEA BURROUGHS-ABSENT BRASS-YEA KELLER-YEA MCCOY-YEA
MORGAN-YEA RITTER-YEA BAUGHMAN-YEA MCCREARY-N/A MOTION CARRIED.
3 7 8 MAY 17,2012-PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS-PAGE 3 OF 7
AGENDA ACTION-DISCUSSION-VOTE
VI. RECESS REGULAR MEETING AND OPEN WORKSHOP-Chairperson. CHAIRPERSON HOOVER RECESSED THE REGULAR MEETING AND OPENED THE WORKSHOP AT 6:07 P.M.
A. Discuss Future Land Use designation and Zoning district conflicts Mr.Brisson began by discussing how to resolve conflicts between the Future Land Use(FLU)designations and Zoning
within the Southwest quadrant- City Planner. districts within the Southwest quadrant.To easily identify specific parcels on both maps,each was assigned a conflict
number. The conflict reference numbers are not listed inclusive nor are they in numerical order.
1. Area between West North Park Street to SW 8th Street, and No. 56, Legal: Lots 3-4 of Block 182,City of Okeechobee has a FLU designation as Multi-Family(MF)-, and Zoning as
from SW 2nd to 7th Avenues,including some parcels just West Heavy Commercial(CHV).The Property Appraiser's Office has the parcel as vacant(former location of Raulerson Art
of 7th Avenue. Gallery). There is a structure on the parcel however, the building was damaged in the 2004/2005 hurricanes. The
property owner removed the roof,windows and doors,then secured the exterior of the structure.The recommendation
is to rezone the property to Residential Multiple Family(RMF).There were no questions,comments or objections noted.
No. 57, Legal: Lots 3-6, 10 of Block 181, City of Okeechobee is split into two sections, to the North (Lots 3-6), is a
Triplex and Quad-Plex and to the South (Lot 10), is a child care facility. The FLU for both is Single Family(SF), with
Zoning as RMF. The recommendation is to change the FLU to MF for both parcels to be consistent with the existing
use. There were no questions, comments or objections noted.
No.59,Legal:All of Blocks 179-180, 186-189, 192,194-195,and Lots 1-6 of Block 193,City of Okeechobee.Block 179
has the existing use of a church, Believers' Fellowship, a single family home, a duplex and two vacant lots. The FLU
is SF,with Zoning of RMF. Blocks 180, 186, 187, 194 and Lots 1-8, 11-12 of Block 188 are owned and utilized by First
Baptist Church of Okeechobee as a church and accessory uses.The FLU is SF,except for Lots 4-6 of Block 188 is MF,
Zoning is all RMF. The remainder of the areas discussed all have a FLU designation of SF and Zoning of RMF. Lots
9-10 of Block 188 is an existing residence. Block 189 has a single family home on Lots 1-3, the remainder is used as
a Child Care Facility(Tender Care). Block 192 is mostly single family homes,with a few vacant lots.The North half of
Block 193 is a duplex and single family home. Block 195 is the Church of Ladder Day Saints.
The recommendation is to change the FLU to MF for all the properties based on the existing and surrounding uses.
Under these circumstances it is believed to be unrealistic to expect the small number of single family and vacant lots
to thrive as a single family enclave.The existing residences can continue as a permitted use with the zoning change.
There were no questions, comments or objections noted.
Continuing with No. 59,eight properties located East of Southwest 3`d Avenue, consisting of five single family homes
and three vacant parcels have been identified within the Transitional Commercial Overlay(Legal:Lots 3-8 of Block 185,
City of Okeechobee and all of Block 218, 1s' Addition to the City of Okeechobee). The FLU is SF and the Zoning is
RMF. The recommendation is to rezone these properties to Residential Single Family-One (RSF-1). There were no
questions, comments or objections noted.
MAY 17,2012-PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS-PAGE 4 OF 7 3 7 9
AGENDA ACTION-DISCUSSION-VOTE
VI. WORKSHOP CONTINUED.
A. 1. Future Land Use designation and Zoning district conflicts within the No. 60, is the Central Elementary faculty parking lot owned by the School Board. (Legal: Lots 7-12 of Block 193, City
Southwest quadrant.Area between West North Park Street to SW Stn of Okeechobee),with a FLU of SF and Zoning of Public Use(PUB).The recommendation is to change the FLU to Public
Street, and from SW 2nd to 7th Avenues, including some parcels just Facilities (PF). There were no questions,comments or objections noted.
West of 7th Avenue continued.
No.61,is an unplatted 0.436 acre parcel located at the corner of Southwest 7th Avenue and 8th Street.The property was
previously used as a Child Care Facility.However,the facility has not been in use for many years.FLU is SF and Zoning
is Light Commercial(CLT). The recommendation is to change the FLU to MF and Zoning to RMF. There was a brief
discussion regarding whether the change could affect a potential sale of this property.The SF designation causes the
daycare to be a non-conforming use.Changing both the FLU and Zoning to MF and RMF would allow the use by Special
Exception.The consensus of the Board was to follow the Planning Staffs recommendation.
No. 62, is located directly South of the previous parcel, Legal: Lots 1-3 of Block 251, 1St Addition to the City of
Okeechobee, and is a fully operational Child Care Facility. The FLU is Commercial (C) with Zoning of RMF. The
recommendation is to rezone the property to CLT.However,it was pointed out during discussion that CLT would create
a non-conforming use. Planning Staff revised their recommendation to change the FLU to MF for consistency with the
surrounding properties. The current property owner will not have to petition for a Special Exception to remain in
compliance unless the property is sold. Notation for the record, Planning Board Member Morgan is one of the owners
of this property,as allowed she participated within the discussion and disclosed her ownership.Since a vote cannot be
considered during a workshop abstaining is not necessary at this time.
No. 63, is located North of Item No. 61 and consists of Blocks 190 and 191, City of Okeechobee, and a 1.6 acre
,unplatted parcel.All three properties have a FLU designation of SF,with Zoning of RMF for Blocks 190-191 and Holding
(H)for the unplatted parcel,as it was part of the abandoned CSX Railroad.The recommendation is to change the FLU
to MF and rezone the Holding parcel to RMF.There were no questions,comments or objections noted.
No.64,are the sports fields for the Freshman Campus owned by the School Board, (Legal: Block 232 and Block 236,
1'Addition to the City of Okeechobee).The FLU of SF and Zoning of PUB.The recommendation is to change the FLU
to PF.There were no questions, comments or objections noted.
I
3 8 0 MAY 17,2012-PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS-PAGE 5 OF 7
AGENDA ACTION-DISCUSSION-VOTE
VI. WORKSHOP CONTINUED.
B. Discuss Future Land Use designation and Zoning district conflicts The discussion now turned to how to resolve conflicts between the Future Land Use (FLU) designations and Zoning
within the Northwest quadrant-City Planner. districts within the Northwest quadrant. To easily identify specific parcels on both maps,each was assigned a conflict
number. The conflict reference numbers are not listed inclusive nor are they in numerical order.
7Y
1. Area between Northwest 6th to 11'Streets, and from 8th to No. 1,is vacant property,(Legal: Lots 4-10 of Block 9,City of Okeechobee),with a FLU of SF and Zoning of RMF. The
12' Avenues, and parcels East of and contiguous to recommendation is to rezone to RSF-1.There were no questions,comments or objections noted.
Northwest 8th Avenue,from 2'to 14th Streets(CSX Railroad
Rights-of-Way). No. 10,is the Church of God by Faith,(Legal: Lots 3-6 of Block 26,City of Okeechobee),with a FLU of MF for Lots 5-6
and SF for Lots 3-4 and all Zoned CHV.The recommendation is to rezone both lots to RMF and change the FLU of Lots
3-4 to MF.There were no questions,comments or objections noted.
No. 17, a and b, are the North 40 feet of Lots 7-12 of Block 44, City of Okeechobee,the property is vacant as it was
recently purchased by Okeechobee Asphalt who demolished all structures previously occupied on the site. No. 17.c,
is the North 40 feet of Lots 14-26 of Block 43 and is vacant.The properties have a FLU designation of SF and a Zoning
of Industrial (IND). The recommendation is to change the FLU to Industrial due to their contiguous proximity to the
railroad. The lots are non-conforming for construction unless they are combined with additional lots and/or property.
Following a lengthy discussion,the consensus of the Board was in agreement with the Planning Staff's recommendation.
No. 18,is an unplatted vacant 0.413 acre parcel located at the corner of Northwest 8th Avenue and 9th Street.There is
no designation on the FLU map and the Zoning is IND.The recommendation is to designate the parcel as Industrial on
the FLU map.There were no comments,questions or objections noted.
No.18 a, Lots 1-6 of Block 44, City of Okeechobee, has a FLU designation of SF and Zoning of RMF. Lots 1-5 are
vacant, Lot 6 has an existing residence. The recommendation is to change the FLU to ME which is the most realistic
approach.Planner Brisson explained in great detail as to his reasoning for this recommendation,as well as introduced,
Mr. Robert Gent, one of the property owners. The subject property is surrounded by First Missionary Baptist Church
properties, vacant commercial lots and industrial uses to the South. Due to the length of time this area has been
designated for single family,the long-time resident and owner of Lot 6 has the right to expect the other lots to be used
for residential purposes.An Industrial FLU and Zoning could be possible should the approval of the single family resident
be obtained or the lot be purchased for some use other than residential.After a lengthy discussion,the consensus was
to follow the Planning Staff's recommendation.
MAY 17,2012-PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS-PAGE 6 OF 7 3 81
AGENDA ACTION - DISCUSSION -VOTE
VI. WORKSHOP-CONTINUED.
B. 1. Discuss Future Land Use designation and Zoning district conflicts. No. 11,was purposely discussed after conflict No. 18 due to their proximity of each other and that the recommendation
Area between Northwest 6th to 11th Streets, and from 8th to 12th for 18 may effect 11.These vacant lots and single family residences,(Legal:Lots 1-10 of Block 41 and Lots 1-7 of Block
Avenues, and parcels East of and contiguous to Northwest 8th 42,City of Okeechobee),have a FLU of SF and Zoning of RMF.The recommendation is to change the FLU to MF which
Avenue, from 2nd to 14th Streets (CSX Railroad Rights-of-Way) would be consistent with the surrounding properties. There were no comments, questions or objections noted.
continued.
No.23,is a single family home,(Legal:Lots 1-5 of Block 14,Northwest Addition),with a FLU of SF and a Zoning of RMF.
The recommendation is to rezone to RSF-1. There were no questions, comments or objections noted.
No. 24, is a sub station for United Telephone, Legal: Lots 1-12 of Block 69, City of Okeechobee,with a FLU of SF and
Zoning of IND. The recommendation is to change the FLU to Industrial for consistency with the similarities of the lots
immediately to the South bordering the railroad which are designated Industrial. There were no questions, comments
or objections noted.
No.25 North,is an unplatted 5.919 acre parcel that is a portion of the CSX abandoned Railroad,with no FLU designation
• and a Zoning of Holding (H). The majority of this property was part of Oak Lake Cattle Company.The structure still on
the property is the barn and office with a studio apartment on the second floor.The property is no longer being used for
the business however,the apartment has a tenant.The recommendation is to designate the property as SF for the FLU
and rezone to RSF-1. There were no questions, comments or objections noted.
No. 25 South, is a portion of the CSX Railroad Right-of-way and adjacent vacant land, located East of NW 8th Avenue
and West of Blocks 64 and 70,with a FLU of SF on the East vacant parcel, no designation on the West side(Railroad
spur) and Zoning of IND. The recommendation is to designate the FLU and Zoning for all to Industrial. There were no
questions, comments or objections noted.
C. Discuss Future Land Use designation and Zoning conflicts for Planner Brisson added 19 mapping conflicts that deal specifically with properties Zoned Holding.
properties shown on the Zoning map as Holding (H) - Planner
Brisson.
Due to the lateness of the hour, and extent of the content to still be discussed, Chairperson Hoover agreed with the
1. Several areas located throughout the City in all quadrants. Boards request to defer discussion of the Holding properties to the June 21 workshop.
3 8 2 MAY 17,2012-PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS-PAGE 7 OF 7
AGENDA ACTION•DISCUSSION•VOTE
VII. ADJOURNMENT-Chairperson. Chairperson Hoover adjourned the workshop and meeting at 7:24 p.m.
PLEASE TAKE NOTICE AND BE ADVISED that if any person desires to appeal any
decision made by the Planning Board/Board of Adjustment and Appeals with respect
to any matter considered at this proceeding,such interested person will need a record
of the proceedings,and for such purpose may need to ensure a verbatim record of the
proceedings is made,which record includes the testimony and evidence upon which
the appeal is to be based.General Services media are for the sole purpose of backup
for official records of the Department.
A_.- tc j
ATTEST: Dawn T. Hoover, Chairperson
r)
r-ips &-titc-ttL
Patty M. 1, rnette,Secretary
INDEPENDENT
NEWSPAPERS
OKEECHOBEE NEWS 107 S.W.17th Street,Suite D,Okeechobee,FL 34974 (863)763-3134
J
STATE OF FLORIDA
COUNTY OF OKEECHOBEE
Before the undersigned authority personally
appeared Tom Byrd, who on oath says he is Publisher
of the Okeechobee News, a three times a week
Newspaper published at Okeechobee, in
Okeechobee County, Florida, that the attached copy of
advertisement being a I../ w - at /i
I
in the matter of --------- 44,t. --e-1(.4r-
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in the 19th Judicial District of the Circuit Court of
Okeechobee County, Florida, was published in said
newspaper in the issues of
I ! NOTICE OF CITY PLANNING BOARD MEETING AND WORKSHOP
5 `t I/ NOTICE: The City of Okdedrobee Planning Board MN meet as the Local
tkx l tAgency on Thursday.. 17,$12 at 6:00 pm.or as soon
Affiant further says that the said Okeechobee News amendments to a�WalDna , 'M the adopted° ommea also lito theio City(o Y
Y All amendments are forwarded,with a recommendation,to the City Coundl
is a newspaper published at Okeechobee, in said final consideration. p
P ing rrlars pa i co::n he er 'Plano, eguer pertain-
Okeechobee County, Florida, and that said newspaper erawa new rubae land um wry entitled -oar nal
Our1Wy'and asspdabed pofcy la to Implement the Aew
has heretofore been published continuously in said as=rally�"ed nlatyear's Evaluation and
P Y and the Zoning Map withi:the SW&NW quahs of the the PLUM
Okeechobee County, Florida each week and has been A���be areas,recommendations
entered as second class mail matter at the post office in A copy of the specific areas and the proposed overlay mans can he re-
AN interested are.enchtaaged to attend.Please contact General
Okeechobee, in said Okeechobee County, Florida, for a services at?6r�-d iz,or weimite diobee.eom,to ol)taln a
Pperiod of one year next preceding the first publication E TM noTICE AND BE ADVISED that no stenog :eoord by a
Y P g P certified court reporter will be made of the foregoing k Accordingly,
of the attached copy of advertisement, and affiant fur- ,May seek i a decision Involving to the no-
and evidence at sa erm upon wftld:ea appeal B to be based.
they says that she has neither paid nor promised any " accordance wNh,me Nhhe,toarhs wah o�a�nnes Aa�AOA�of two per_
sons needing special aorommodaeon to in this
person, firm or corporation any discount, rebate, corn- �' Chairperson
at, nforas "ced'��ioi1d
mission or refund for the purpose of securing this
416574oN5J11/�012
advertiseme iLforpublication in the said newspaper.
Tom Byrd
Sworn to and subscribed before me this
I ' day of y ..0.__/,)"' AD
Notary Public, State of Florida at Large
:‘,.../1/ \i",',, t „., „6. . 7 . '-k-'L.
.........1 ; ANGIE BRIDGES
?.: 4' ::Y MY COMMISSION It EE 177653
. �.a EXPIRES:April 20,2016
;pfd Bonded Thru Notary Public Underwriters
11'$yOF•00 6
�• o�, CITY OF OKEECHOBEE
•. T• PLANNING BOARD/BOARD OF ADJUSTMENT AND APPEALS MEETING MAY 17, 2012
ate- °•' OFFICIAL AGENDA
_---- *i iii 40-
PAGE 1 OF 2
I. CALL TO ORDER-Chairperson.May 17,2012 Planning Board/Board of Adjustment and Appeals Meeting,6:00 p.m.
II. CHAIRPERSON,BOARD MEMBER AND STAFF ATTENDANCE-Secretary.
Chairperson Dawn Hoover
Vice-Chairperson Terry Burroughs
Board Member Kayrne Brass
Board Member Kenneth Keller
Board Member Douglas McCoy
Board Member Malissa Morgan
Board Member Gary Ritter
Alternate Board Member Phil Baughman
Alternate Board Member Les McCreary
Board Attorney John R.Cook
City Planning Consultant Bill Brisson,Senior Planner
Board Secretary Patty Burnette
III. MINUTES-Secretary.
A. Motion to dispense with the reading and approve the Summary of Planning Board/Board of Adjustment and Appeals Action for the February 16,2012 and April
19,2012 regular meetings.
IV. AGENDA-Chairperson.
A. Requests for the addition,deferral or withdrawal of items on today's agenda.
MAY 17,2012-PBIBOA AGENDA•PAGE 2 OF 2
V. RECESS REGULAR SESSION AND OPEN WORKSHOP-Chairperson.
A. Discuss Future Land Use designation and Zoning district conflicts within the Southwest quadrant-Planner Brisson.
1. Area between North West Park Street to SW 8th Street,and from SW 2nd to 7'h Avenues,including some parcels just West of 7th Avenue.
B. Discuss Future Land Use designation and Zoning district conflicts within the Northwest quadrant-Planner Brisson.
1. Area between NW 6th to 11'Streets,and from 8th to 12'Avenues,and parcels East of and contiguous to NW 8'h Avenue,from 2nd to 14"Streets(CSX
Railroad Rights-of-Way).
ADJOURN WORKSHOP AND RECONVENE REGULAR SESSION•Chairperson.
VI. NEW BUSINESS•Chairperson.
A. Consider any additional requests for amendments to the City's Land Development Regulations.
VII. ADJOURN MEETING-Chairperson.
I
PLEASE TAKE NOTICE AND BE ADVISED that all interested parties and citizens shall have the opportunity to be heard at these public hearings.Any person deciding to appeal any decision made by the Planning Board/Board
of Adjustment and Appeals with respect to any matter considered at this meeting or hearing will need to ensure a verbatim record of the proceeding is made and that the record includes the testimony and evidence upon which
the appeal will be based. General Services media are for the sole purpose of backup for official records of the Department.
C i► Plannin
4.1041, '1010
& Management Services, Inc.
Memorandum
To: Planning Board Members
From: Bill Brisson
Date: April 30, 2012
Subject: Materials for April Planning Board Workshop Meeting
Attached are two new sets of materials we would like to discuss at the upcoming Planning Board
meeting. This will not be a public hearing and no official action will be taken. Rather,just as
was the case at our last meeting, we wish to discuss these matters with you and take away with
us, some consensus as to the direction that needs to be taken.
Following are brief summaries and explanations of the three sets of materials:
I. Materials showing conflicts between the FLUM and the Zoning Map that are located in the
southwest quadrant of the City generally between SR 70 and SW 8th Street and between
SW 2nd Avenue and just west of SW 7th Avenue.
II. Materials showing conflicts between the FLUM and the Zoning Map that are located in the
northwest quadrant of the City generally between NW 13th Street and NW 6th Street from
the abandoned RR right-of-way west to about NW 12th Avenue.
The materials covering each of the two areas discussed above includes:
A. Three maps;
(1) a colored map showing the Future Land Use for each of the conflict areas, and
the existing land uses of the affected properties;
S = single-family home; DUP =Duplex V =vacant;
MF = Multi-family; MH= Mobile home
(2) a colored map showing the zoning for each of the conflict areas and
(3) a"Google" aerial of the area identifying each of the conflict areas.
There is also a special map showing the existing land uses in and around Conflict
#59.
Providing Planning and Management Solutions for Local Governments Since 1988
1375 Jackson Street, Suite 206 Fort Myers, FL 33901 239-334-3366 www.larueplanning.com
B. A table summarizing the character of the existing land uses, FLUM and Zoning for
each conflict area and our recommendation to either change the Future Land Use
designation or to rezone the property.
Our recommendations are generally based on the following criteria:
A. Since Future Land Use designations take precedence over zoning, we initially assume
that the Future Land Use designation is correct and will almost always recommend
rezoning the property to be consistent with the FLUM.
B. If we recommend changing the FLU designation, we will not generally recommend a
change to the FLUM that will result in a land use designation that is more restrictive
than presently applied. On occasion you may find a recommendation to change the
FLU designation to a more intensive category to eliminate nonconformities, provided
the change does not encourage an incompatible land use pattern or trend.
Finally, we are providing these materials to you well in advance of the meeting so that you may
call us beforehand if you have any questions.
We look forward to seeing you at the meeting.
tic•remg Florida local(; - nateOtts tin c 19titi
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SW 8th St
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SW 9th St
Multi-family Church property N
380 190 0 380 Feet
j� Commercial Corridor rN Public School Property MI
►o Commercial ; .1 Industrial
b.
I.
RECOMMENDATIONS
CONFLICTS #56—64 (excl. 58)
Conflict # Existing Use(s) FLUM Zoning Recommendation
56 Vacant building Multi-Family CHV Rezone to RMF(consistent w/FLUM).
57 (North) Triplex&Quadplex Single-Family RMF Change FLUM to Multi-Family
(consistent w/existing use).
Stepping Stones Acad. Change FLUM to Multi-Family
57 (South) Child Care Single-Family RMF (consistent w/existing use).
Change FLUM designation to Multi-
Family for all properties in this conflict
area.
The First Baptist Church is All vacant and single-family properties
in this area are surrounded by church
the dominant land use. Single-Family
Other properties are except for one lands, day care centers,with public
largely developed with parcel owned by All school properties to the south, and the
59 single-family homes, a First Baptist that properties commercial corridor to the north and
(W of 3rd Av.) are zoned east. (Please see the map entitled
couple of duplexes, is vacant and RMF. "Existing Land Uses in Conflict#59
another church and a child designated Area") Under these circumstances we
care facility. There are Multi-Family.
seven vacant lots. believe it is unrealistic to expect the
small number of vacant or single-
family lots to thrive as a single-family
enclave. Please refer to the special
graphic showing existing land uses in
and surrounding Conflict#59
Eight properties are within Rezone these properties to RSF1.
the Transitional NOTE: Because these properties are
59 Commercial Overlay area. Single-Family RMF within the Transitional Commercial
(E of 3 Av.) Five are single-family Overlay area they can be rezoned to
homes and three are RMF, CPO, CLT or PUB upon request
vacant. by the property owner.
60 Vacant property owned by Single-Family PUB Change FLUM to Public Facilities
the School Board. (consistent w/existing ownership).
Change FLUM to Multi-Family and
rezone to RMF. This results in the least
61 Child care facility Single-Family CLT intensive use category consistent with
a zoning district that provides for a
child care facility.
62 Child's World child care Commercial RMF Rezone the parcel to CLT in
facility conformance with the FLUM.
Change FLUM to Multi-Family and
rezone property zoned H(Holding)to
63 Vacant Single-Family H&RMF RMF. It is bordered on the north by
Industrial and the west by Multi-
Family.
64 Public School, 5th and 6th Single-Family PUB Change FLUM to Public Facilities
Grade Center (consistent w/existing use).
II.
RECOMMENDATIONS
CONFLICTS: Far NW area
(Conflicts 10, 11, 17, 18, 23, 24, and 25 north and south)
Conflict # Existing Use(s) FLUM Zoning Recommendation
1 Vacant Single-Family RMF Rezone to RSFI.
West lot is Multi- Rezone both lots to RMF and change
10 Church Family; east lot is CI-IV land use designation of east lot to Multi-
Single-Family Family.
Small single-family home Change FLUM to Industrial due to its
and RV, but listed as adjacency to the railroad and fact that the
1 7a vacant by the Property Single-Family IND parcel is so shallow(about 42 feet)
Appraiser. Owned by makes it largely unsuitable for residential
Okeechobee Asphalt use.
17b Vacant; owned by Single Family IND Change FLUM to Industrial for the same
Okeechobee Asphalt reasons as noted in 17a.
17c Vacant; owned by Single Family IND Change FLUM to Industrial for the same
Okeechobee Asphalt reasons as noted in 17a.
Listed as vacant in the
Property Appraiser's
database, but the aerial Designate the parcel Industrial on the
18 shows a building at the No designation IND FLUM.
north end of the property.
The property is owned by
Okeechobee Asphalt.
The most simple cure is to rezone all
three lots to RSF1,thereby bringing the
zoning into consistency with the FLUM.
However, This is a tricky situation. The
entire block is surrounded by Church
properties, a vacant commercial lot
which is likely to be used as offices for
Okeechobee Asphalt, and Conflicts 17a
and 17b to the south, which have been
recommended to be changed to Industrial
on the FLUM.
Aside from the matter of consistency,the
18a
Single-family home and Single-Family RMF only reason to consider retaining the
two larger vacant lots current Single-Family Future Land Use
designation on the property is because
the owner of the single-family residence
at the east end of the block, and the
surrounding church properties, have the
right to have expected any uses on the
two larger vacant lots in this block to be
developed in one form or another of
residential use. We believe a Multi-
Family FLU designation is most
appropriate and Industrial may be
justifiable given the fact of the block's
adjacency to industrial on the south and
east.
Conflict# Existing Use(s) FLUM Zoning Recommendation
Again,the simplest approach is to rezone
all lots to RSFI to bring the zoning into
conformity with the FLUM.
Primarily vacant with a However, if the Future Land Use desig-
couple single-family nation for Conflict 18A is changed to
11 homes and a noncon- Single-Family RMF Multi-Family or Industrial this would
forming office use result in the properties in Conflict 11
being mostly surrounded by more intense
land use and zoning categories. In that
instance we would suggest that these
properties be designated Multi-Family on
the FLUM.
23 Single-family home Single-Family RMF Rezone to RSF1
Change FLUM to Industrial because of
24 United Telephone Single-Family [ND the similarity of the lots immediately
building south which also border the railroad and
are designated Industrial.
Abandoned RR right-of-
Designate property as Single-family on
25 (North) way with what appears to No designation H the FLUM and rezone it to RSFI.
be a residence/office
East lot is Single- Designate the entire property Industrial
25 (South) Railroad right-of-way and Family and west IND on the FLUM and zone it all Industrial.
adjacent vacant land lot is (need aerial/map showing lands to south
undesignated and east).
CONFLICTS: Far NW (W of 7th Av.)
x
1
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Allis ti
SerSin;Florida Local Governments since 1985 ■
CONFLICTS # 56-64 (except 58)
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May 17, 2012 Planning Board Meeting
PLEASE NOTICE:
The following items need to be added to the agenda and noted for the record
by the Chair, during item IV. "Requests for the addition, deferral or withdrawal of
items on today's agenda:"
Add under the Workshop, Item "C." Discuss conflicts between the Future
Land Use and Zoning Maps for properties zoned Holding throughout the
City - Planner Brisson (an additional packet was mailed Friday
containing a memorandum and maps).
Add under VI. New Business item A, two LDR amendment reviews:
1 . Consider a recommendation to extend the Impact Fee Moratorium for
another year, July 1 , 2012 to June 30, 2013 - Secretary Burnette. (A
memorandum is attached and labeled Exhibit 3)
2. Consider a recommendation to amend various sections of Code Book
Chapter 90, changing any reference to the standard building code or
housing code to the Florida Building Code - Secretary Burnette (A
memorandum is attached and labeled Exhibit 4).
Consider Swapping: While adding these items, the Board may want to
consider swapping the order of the agenda for the Workshop (Item V) and
New Business (Item VI) to ensure the LDR amendments are addressed
due to the amount of materials to be covered during the workshop.
Chair - adjourn the workshop AND meeting separately.
These do not require motions by board members. However, if during a
meeting, a Board Member makes a motion to adjourn prior to coming to the
end of the agenda items, the Chair has to recognize the motion, call for a
second, if second is offered, take a vote. If the matter fails, either by no one
seconding the motion or by vote, the meeting continues. If it passes, the
meeting is adjourned as a motion to adjourn is the highest ranking motion.
EhiLst3
,-,..:,!,.
ro . .,,,
° w- MEMORANDUM
TO: Planning Board Members FROM: Board Secretary Burnette/b
DATE: May 16, 2012 SUBJECT: Recommendation on extending
Impact Fee Moratorium for 1 year
As you are aware, the City Council along with the Board of County Commissioners and
School Board adopted the collection of Impact Fees. The City's fee's are outlined in Code
Book Section 71-13 for Public Works, 71-23 for Law Enforcement and 71-33 for Fire
Facilities. Due to recent economic issues,the City Council suspended the collection of City
Impact Fee's from July 1, 2011 through June 30, 2012. The School Board recently adopted
a moratorium on the collection of their impact fee's as well.
The City Council will be considering extending the suspension another year at their June
19 meeting. As the Local Planning Agency, the Planning Board has been requested to
review the matter and offer a recommendation, by motion, to the City Council, either to
adopt or not adopt the extension of the moratorium to collect Impact Fee's for an additional
year, July 1, 2012 to June 30, 2013.
Thank you.
6chi brit 4
r∎f0/FF�
" C
4 MEMORANDUM
TO: Planning Board Members FROM: Board Secretary Burnette
P
DATE: May 16, 2012 SUBJECT: Proposed Changes to the
LDR's regarding 'Standard
Building Code'
As the Local Planning Agency, the Planning Board has been requested to review and offer
a recommendation of approval or denial to the City Council, for the following Code Book
Sections to be amended: 90-35(c), 90-168(1)a., 90-168(1)c., 90-168(1)d., 90-168(1)e.4.,
90-168(1)f., 90-168(2)b., 90-168(2)c., 90-169(8), 90-169(8)a.9., 90-169(8)b.4., 90-
169(8)b.7., 90-169(8)c.4., 90-170(c)(4), and 90-170(f).
The request was made by Building Official Schaub, as the language or reference within
these sections need to be changed from 'Standard Building Code' or 'Housing Code' to
'Florida Building Code.' The original LDR's adopted the Southern Standard Building Code
Congress International. However, due to State requirements, in 2002 the City had to
amend the LDR's and adopt the Florida Building Code. The language contained within
these sections was not changed at that time. In order to maintain consistency, Staff is
requesting this language be cleaned up to reflect the appropriate document or reference.
A motion would be in order to recommend the City Council adopt these proposed changes. The
sections are attached and denoted for your review.
Thank you.
ARTICLE II. -Nq\ CONFORMITIES Page 1 of 3
•
. i s rida. ,.. >>P-p 1 ,r. _Dt'E. ES>>Chapter t -. >>Ai T3CLE II.-NONCOk ..,.a, :a...:, >>
ARTICLE II.-NONCONFORMITIES
Sec.90-31.-Applicability of article provisions.
Sec.90-32.-Development of nonconforming lot.
Sec.90-33 -Completion of nonconforming prolect.
Sec 90-34 -Continuation of nonconforming use and structure
Sec.90-35 -Change or transfer of nonconforming use or structure
Sec.90-36.-Discontinuance of nonconforming use
Sec 90-37 -Discontinued use of nonconforming structure.
Sec 90-38 -Expansion of nonconforming use.
Sec 90-39.-Extension or moving of nonconforming structure
Sec.90-40.-Repair or reconstruction of nonconforming structure or use
Sec.90-41 -Reserved.
Sec.90-42.-Cluster development
Secs.90-43--90-70.-Reserved.
Sec.90-31.-Applicability of article provisions.
The regulations of this article shall apply to nonconforming lots,uses,structures and signs.
(LDR 1998.§750)
Sec.90-32.-Development of nonconforming lot.
(a) Residential lot in separate ownership.A lot in a residential zoning district which is nonconforming because of insufficient area,which has at
least 4,000 square feet and 40 feet frontage,and was in separate ownership on the date of enactment of these regulations,may be used to
build a single-family dwelling.
(b) Nonresidential lot in separate ownership.A lot nonconforming because of insufficient area,which was in separate ownership on the date of
enactment of these regulations,may be used,provided that all other zoning district regulations are complied with.No use that requires a lot
area greater than the district minimum lot area is permissible on a nonconforming lot.
(c) Contiguous lots.When three or more vacant nonconforming lots with continuous frontage are in single ownership,they shall be resubdivided
in such a manner as will make them conforming lots.If resubdivision to eliminate nonconforming lots is impossible,application shall be made
for a variance prior to development of the lots.This subsection shall not apply to contiguous nonconforming lots in single ownership if a
majority of the lots on the street or within 500 feet of such lot in the same zoning district are also nonconforming.
(d) Creation of nonconforming lot.No division of land shall be made which creates a lot or parcel which does not meet the minimum lot
requirements for the zoning district in which such lot or parcel is located.
(LDR 1998,§751)
Sec.90-33.-Completion of nonconforming project.
(a) Completion of approved project.Nonconforming projects that were approved prior to enactment of these regulations may be completed in
accordance with terms of their permits,provided that the permits remain valid.
(b) Completion of phased projects.Projects which are approved and developed in phases shall be completed in accordance with conditions of
approval.Phases which have not received final approval shall conform to the requirements of these regulations.
(LDR 1998.§752)
Sec.90-34.-Continuation of nonconforming use and structure. .
(a) A lawful nonconforming use or structure,existing on the enactment date of the regulations from which this article is derived,may be continued
subject to restrictions and qualifications set forth in this article.
(b) Special regulations for adult entertainment are as follows:
(1) An adult entertainment establishment in existence at the time this chapter became effective and is located in violation of this chapter,
may continue to operate for a period of one year from the date this chapter became effective,and shall cease operation immediately
upon the expiration of such period.
(2) An adult entertainment establishment becoming operational after the effective date of this chapter which had legal rights vesting with
respect to such establishments location arising from a judicial declaration construing any ordinance in effect prior to the adoption of this
chapter,may operate for a period of one year,notwithstanding that it may be located in an area otherwise prohibited by section 90-343
(10).The adult entertainment establishment shall cease operation immediately upon the expiration of such period.
(3) When a nonconforming use of an adult entertainment establishment has been discontinued for 90 consecutive days or more for any
reason,the nonconforming use shall be deemed abandoned,and the future use of the premises or site shall revert only to those uses
permitted on the site on which the establishment is located.
,LDR 1998 §753)
Sec.90-35.-Change or transfer of nonconforming use or structure.
(a) Change.A nonconforming use or structure may be changed to a conforming use or structure for the district in which it is located.Once
changed to a conforming use or structure,no building,structure or land use shall be permitted to revert to a nonconforming use.
(b)
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Transfer of nonconforming commercial use.In the event the underlying lands on which exists a nonconforming use in a commercial,
commercial business district,commercial professional office,or industrial zoning category within the city is sold,assigned,or in any manner
transferred from the record title holder of said lands,as such ownership is reflected in the records of the Clerk of Court or Property Appraiser
for Okeechobee County,such nonconforming use shall cease,and not be permitted to likewise be transferred,and the nonconforming use
shall extinguish.Any such future use of said lands subsequent to transfer shall be in compliance with all Current City Codes,and land use
regulations applicable to such zoning or land use designation.Excluded from this prohibition is the transfer of ownership of said lands to a
corporation,professional association or limited liability company recognized under Florida law whose majority stockholder is the same person
as the previous record owner.
(c) Transfer of a nonconforming residential use.In the event the underlying lands on which exists a nonconforming use in a residentially zoned
category within the city is sold,assigned,or in any manner transferred from the record title holder of said lands,as such ownership is
reflected in the records of the Clerk of Court or Property Appraiser for Okeechobee County,such nonconforming use may continue thereafter
in such use,so long as such use is residential in nature.However,such nonconforming residential use shall not thereafter be expanded,
enlarged or increase in intensity of use,so long as the use remains non-conforming under City Codes.Additionally,such non-conforming
residential use shall not be permitted to continue if the structure does not conform to fire safety code;health codes; s;
or fails to comply with F.S.ch.381 regarding migrant housing. F1 oi:i�i.l)•
(d) Transfer of a nonconforming structure In the event of the underlying land on which exists a nonconforming structure is sold,assigned or in tn" .i I dU i j
any manner transferred from the record title holder of said lands,as such ownership is reflected in the records of the Clerk of Court,and
Property Appraiser for Okeechobee County,such nonconforming structure may continue in the new owner,so long as the land is not a
nonconforming use,and the nonconforming structure is not expanded or repaired except as authorized in these regulations.The transfer of
such nonconforming structure is further subject to the requirement that the new owner must comply,to the extent reasonably possible,
considering the nature and configuration of the structure,with all current codes,land use and zoning requirements,except off-street parking
requirements,of the district regulations applicable to the structure.Provided however:
(1) That,if by physical evidence such as photographs or aerial photography,it becomes evident to the city that portions of the property
have been used for off-street parking but are unpaved or unimproved,unmarked or otherwise do not meet the city's design
requirements for such parking,the owner shall improve the quality of such area(or its dimensional equivalent)with"pavers"or other
form of dustless surface acceptable to the city for the purposes of vehicular parking.The number of spaces to be provided shall be
equal to that which can be accommodated within the geographic area previously used for parking with said spaces and interior
circulation components meeting the city's minimum design requirements for off-street parking and vehicular use areas.
(2) That,as a result of the operation of the business on the site,the city determines that parking has been or is occurring off-site in a
manner that is detrimental to the health,safety and welfare of its residents or has detrimental effects upon the economic well-being of
the surrounding nonresidential area,and that there is adequate vacant land on the site to accommodate some or all of the required off-
street parking for the business,the owner of the property shall provide,to the extent reasonably possible,the number and type of off-
street parking required in the land development regulations.
(3) That,if the use of the property or structure under the new owner is different from the prior use such that application of section 90-512,
space regulations,results in a greater number of off-street parking spaces being required than the number of off-street parking spaces
required of the prior owner and use,the new owner shall provide parking facilities in complete conformance with the land development
regulations as if the use were entirely new.
(LDP 1998 §754.Ord No 788.§1.6-4-2002 Ord No 816 §1 2-4-2003.Ord No,885 §1,3-15-2005.Ord No 1036,§1 1-20-2009)
Sec.90-36.-Discontinuance of nonconforming use.
When a nonconforming use has been discontinued or abandoned for a penod of a year,any future use of the property shall be either,a
permitted use within the district regulations,or after approval a special exception use permitted in the district
(LOP 1998 §755)
Sec.90-37.-Discontinued use of nonconforming structure. ..
When a nonconforming structure is discontinued or abandoned for a period for a year,any future use of the property shall comply with the
following'
(1) Use.Future use shall be either a permitted use within the district or,after approval,a special exception use permitted in the district.
(2) Nonconformity.Future use shall not increase the extent of nonconformity by reason of insufficient yards,setbacks,landscaping or
parking,or excessive floor area,coverage or height.
(LOP 199'5 756)
Sec.90-38.-Expansion of nonconforming use.
(a) Expansion of nonconforming use.A nonconforming use shall not be expanded.Expansion of a conforming use to any part of a
nonconforming use shall not be deemed an expansion of such nonconforming use.
(b) Increase in intensity of nonconforming use.Increase in the volume of business,intensity or frequency of property use at a nonconforming use
is permitted.Change in the equipment or processes used in a nonconforming use is permitted,provided that it amounts only to changes in
the degree of acclivity rather than changes in kind.
(c) Nonconforming use of open land.A nonconforming use of open land may not be extended to cover more land than was occupied by that use
when it became nonconforming,except for a quarry use.
(d) Moving a nonconforming use.A nonconforming use shall not be moved to another part of the property.
(LOP ..,
Sec.90-39.-Extension or moving of nonconforming structure. .
(a)
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Sec, 90-168. - Dwelling foundations.,
Properly designed and constructed foundations are essential for the public safety and
welfare. Regardless of the method of housing construction, securely anchored and installed
dwelling units serve not only to reduce the likelihood of widespread hurricane or storm damage but
contribute to architectural and aesthetic compatibility important to the long term value and viability
of neighborhood communities. The following foundation and onsite installation requirements are
intended to be reasonable, uniformly applied and enforced without distinction as to the type of
dwelling unit.
(1) Foundation requirements for single family dwellings in all zoning classifications except
residential mobile home (RMH).
a. Foundation and elevation requirement. All dwelling units shall be placed on a
foundation in accordance with the ; or the codes ft:O (0
adopted by section 66-10 Land Development Regulations; or for manufactured
homes shall be set up in accordance with the Permanent Foundations Guide
for Manufactured Housing issued by the U.S. Department of Housing and
Urban Development (Handbook 4930.3 1989), the provisions of Chapter 15C-
1, F.A.C. Prior to the pouring of any concrete or the placement of concrete
blocks or footings, the area under which concrete or the unit will be placed shall
be cleared of all organic material and shall be prepared to ensure drainage as
required by applicable codes and approval of the city building official and the
technical review committee. Further, any lot or area where such dwelling unit is
intended to be placed and as permitted by the city, must be filled and/or graded
to ensure that the ground upon which such foundation is to be placed is of an
elevation no less than 12-inches above the crown of the roadways immediately
adjacent to such lot or area. The city reserves the right to increase this
elevation in the event the installation of septic tank service requires a
corresponding increase in overall height.
b. Compaction under concrete slab. Where a concrete slab is utilized, the entire
area under the concrete slab shall be compacted as follows:
1. Remove any organic topsoil and other deleterious materials to their
horizontal and vertical extremities to three-feet beyond concrete slab
lines.
2. Compact the entire area under the concrete slab as needed to achieve a
compaction of at least 95 percent of ASTM D1557 maximum density.
Place fill as needed in not greater than 12-inches compacted thickness
layers. Minimum compaction density shall be 2,000 psf.
c. Perimeter footer. A perimeter footer, where required by the Studer-Bull 1LOW..d
-Cede, shall be in accordance with the i l Q ltd?,-
d. Piers and blocking. Where piers or blocking are utilized to elevate structure
from the slab, poured concrete runners or finished grade, support and
anchoring/tie-down of the structure shall be in accordance with the standard- fi rCdP
building-cede ede requirements incorporated by section 66-10, Land Development
Regulations; or the Permanent Foundations Guide for Manufactured Housing
issued by the U.S. Department of Housing and Urban Development (Handbook
4930.3 1989); or the manufacturer's specifications provided they meet or
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C10` ...J g (i ) ci. exceed the requirements of the F.A.C. Stabilizing plates or collars shall be
required where auger anchors are used. Where piers and blocking are utilized,
the following shall be required.
1. The site shall be graded to ensure adequate drainage away from the
unit;
2. All piers must have the top course filled with concrete or have a solid
cap block;
3. The maximum proposed pier height and the maximum pier height
beyond which the manufacturer requires or recommends that an
engineer design the foundation shall be indicated on the development
permit application;
4. Where a concrete slab or the interior poured runners are not used, the
development permit application shall indicated the bearing capacity of
the soil and the methodology used to determine that bearing capacity;
5. The development permit application shall include the calculations used
to determine the sizing and spacing of footers required based on the soil
bearing capacity and based on other criteria of the manufacturer, such
as piers required to support sidewall openings, heavy appliances or
other load bearing points. The relevant pages from the manufacturer's
specifications shall be included with the application, with the appropriate
calculations and guidelines highlighted. A plot plan or site plan shall
indicate the number, location and construction of proposed piers and
footings;
6. The development permit application shall indicate the type and model of
anchor to be used, the gauge and model of the strap to be used, the soil
type, the methodology used to determine the soil type; and
7. The development permit application shall include all relevant pages from
the manufacturer's specifications and highlight the specific methods to
be used to assemble double-wide or larger units, and to connect utility
systems.
e. Crawl space and closure wall. A crawl space shall be defined as the area
between the slab or finished grade and the floor of any structure elevated
above that slab or finished grade. A closure wall shall be defined as the load
bearing or non load bearing wall structurally attached between the floor or
bottom of the structure and the required perimeter footer, perimeter runner or
the ground. Where a slab is used, and where load bearing points are interior to
the perimeter slab, a perimeter footer or concrete runner is not required, and
the closure wall shall be attached to the slab. All dwelling units installed or
constructed with a crawl space of less than seven feet in height shall have a
closure wall constructed of one of the following:
1. Brick.
2. Concrete block or poured concrete finished by painting or extending the
dwelling siding to the slab or footer. Where the slab or footer is more
than eight inches of the finished grade level.
3. Frame and sheathing finished with either lathe and stucco or by
extending the dwelling siding to the slab or footer. Where the slab is
more than eight inches above the finished grade level, the siding shall
extend to within eight inches of the finished grade level.
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l I IL/b 41, e, 4. Framing, lathing and stucco in accordance with r
requirements incorporated by section 66-10, Land Development
Regulations.
5. Continuous interlocking vinyl skirting provided that the skirting is
architecturally compatible with the residential dwelling, and provided that
the following minimum specifications are met: panel thickness shall be at
least .035 inches; top front and top back rail thickness shall be at
least .050 inches; and bottom rail thickness shall be at least .045 inches.
A crawl space enclosed by vinyl skirting shall not exceed 28-inches in
height from the finished grade to the floor of the dwelling. Perforated
panels may be used for ventilation, provided that such panels shall not
exceed 30 percent of the total number of panels per side of the dwelling.
Vinyl skirting shall be attached to the perimeter concrete footer or runner
where a footer or runner exists or is required to exist. The skirting shall
be fastened using less than '/4-inch in diameter or by rust expansion
anchors no less than 5/16-inch in diameter. The fasteners shall be
spaced no more than 18-inches apart. Where no perimeter concrete
footer or runner exists, or is required to exist, vinyl skirting shall be
attached to the ground using rust-resistant ground spikes no less than
eight inches in length, and spaced no more than 18-inches apart.
Any access point in the closure wall shall be fitted with a removable panel or
door and shall be similar in appearance with the remaining wall unless a vent is
used as an access point. No more than a single three-foot access point per
side shall be permitted.
Dwelling units to be installed or constructed with a crawl space of seven feet or
greater in height shall be submitted to the city building official engineering plans
demonstrating compensating design features and that the proposed dwelling
will be compatible and harmonious with existing structures in the vicinity. The
determination of the building official may be appealed to the Board of
Adjustments and Appeals as provided in section 70-371, Land Development
Regulations. /
f. Standard codes. All foundation types shall meet the rl co(
requirements incorporated by section 66-10 Land Development Regulation.
(2) Foundation and elevation requirements for residential mobile home (RMH) zones.
a. All dwelling units shall be placed either on a permanent reinforced concrete
slab as described in subsection (1) of this section, or on poured concrete strip
footers with blocking and tie-down as provided in subparagraph c. below, or
may be set up according to the manufacturer's specifications, units may be set
up in accordance with Chapter 15C-1, F.A.C., Prior to the pouring of any
concrete or the placement of concrete blocks or footings, the area under which
concrete or the unit will be placed shall be cleared of all organic material.
Further, any lot or area where such dwelling unit is intended to be placed and
as permitted by the city, must be filled and/or graded to ensure that the ground
upon which such foundation is to be placed is of an elevation no less than 12-
inches above the crown of the roadways immediately adjacent to such lot or
area. The city reserves the right to increase this elevation in the event the
installation of septic tank service requires a corresponding increase in overall
height.
b.
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Ce %(4,S' Either foundation type shall meet the requirements 012-4°''
incorporated by section 66-10 Land Development Regulations.
c. Blocking and tie-down shall be in accordance with provisions of the �.1( br G--
--building-eede requirements incorporated by section 66-10 Land Development
Regulations for conventional construction; chapter 15C-1.010, Florida
Administrative Code (or the manufacturer's specifications provided they meet
or exceed the minimum requirements set forth in the Florida Administrative
Code) for manufactured housing. Stabilizing plates or collars shall be required
where auger anchors are used. In addition, the requirements of 90-168(1)d.1.
—7. above must also be met.
d. Where a crawl space exists, the crawl space shall be enclosed by a bearing or
non-bearing perimeter concrete, lathe and stucco, masonry or architecturally
compatible skirting/enclosure. Extending the unit siding to the ground as
described in section 90-169(4) shall be permitted skirting/enclosure provided it
is securely fastened to the ground.
(3) Foundation requirements for mobile home and manufactured home parks. Regardless
of zone, mobile home parks are designed for transitory use by mobile and
manufactured homes. Accordingly, the requirements of subsections (1) and (2) above
to the contrary notwithstanding, where a manufactured home or mobile home is to be
located inside a mobile home or manufactured home park as defined in Section 66-1
Land Development Regulations, mobile home or manufactured home blocking and tie-
down shall be in accordance with the provisions of chapter 15C-1.010, Florida
Administrative Code (or the manufacturer's specifications provided they meet or
exceed the minimum requirements set forth in the Florida Administrative Code). All
such units shall be fully skirted. Stabilizing plates or collars shall be required where
auger anchors are used. Prior to the poring of any concrete or the placement of
concrete blocks or footings, the area under which concrete will be placed shall be
clear of all organic material. In, addition the requirements of 90-168(1)d.1.-7. above
must also be met.
(4) Foundation requirements for miscellaneous dwellings. Foundation requirements for
dwelling units not classified by subparagraphs (1)through (3) above shall be as
described in subparagraph (1) above regardless of zone.
(Ord. No. 846. § 1(Exh. A). 1-6-2004)
Sec. 90-169. - Appearance and design standards.
Any single family dwelling located in a RSF-1; RSF-2; RMF; or RMH, zoning district shall
comply with the following appearance and design standards.
(1) Minimum floor area. The minimum floor area shall be 800-square feet, including the
area of an attached garage (but excluding carport, screened porch or Florida room)
except as provided in subsection (10) herein. To be eligible for calculation as
minimum floor area, such square footage shall be contained under a single integrated
roof system. A roof system designed by the manufacturer to be a single structure shalt
be considered an integrated roof system under this subsection even if delivered in
more than one part and assembled on site.
(2) Roof overhang. All main buildings shall have a pitched roof with a 12-inch roof
overhang on two sides of the dwelling's perimeter walls and a minimum of a six-inch
roof overhang on the remaining two sides such that the overhang is architecturally
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` e- 64) integrated into the design of the dwelling. Where the design of the dwelling is such
that there are more or less than the four sides, the City Building Official shall
determine the overhang necessary for each side pursuant to subsection 90-169.1.
(3) Roofing material. All main buildings and all garages or carports shall have a roof
surface of wood shakes, asphalt, composition or wood shingles, clay, concrete tiles,
slate, or built-up gravel materials.
(4) Siding materials. All main buildings and all garages shall have exterior siding material
consisting of either wood, masonry, concrete, stucco, masonite, fiberglass, vinyl, or
metal lap shall exclude smooth, ribbed or corrugated metal or plastic parts. The
exterior siding cannot have a high-gloss finish and must be residential in appearance.
The exterior siding material shall be extended to ground level, except when a solid
concrete or masonry perimeter foundation is used, the siding material need not extend
below the top of the foundation.
(5) Design suitability. The city recognizes that mobile home/modular
homes/manufactured housing units may be constructed in areas outside the State of
Florida, and such units are sold for their final destination in Florida. Any such home
sought to be permitted within the City of Okeechobee must comply with this Code,
and any other applicable building Codes in effect for South Florida that pertains to
mobile homes/modular homes/manufactured housing.
(6) Minimum width. The minimum width and depth of a dwelling located on a lot outside of
a mobile home park or subdivision shall be 20-feet.
(7) Wheels and axles. All mobile home, manufactured home, or trailer tow bars, wheels
and axles shall be removed when the dwelling is installed outside a mobile home park
or subdivision. Trailer tow bars and wheels shall be removed when the dwelling is
installed within a mobile home subdivision.
(8) Relocation and installation of used dwelling units. Any used dwelling unit built and
remaining in compliance with the incorporated by section 66t012cr-
-10 Land Development Regulations, or the Manufactured Home Construction and
Safety Standards of the U.S. Department of Housing and Urban Development, as well
as the requirements of section 90-170 of this Code, shall be eligible for relocation
and/or placement, replacement, installation, or reinstallation in any residential zoning
district in accord with regulations as established by the Schedule of District
Regulations upon demonstration of continued compliance with the applicable building
codes and standards as well as compliance with the Appearance and Design
Standards of this section and with the provisions of section 90-169 of this Code. There
shall be a rebuttable presumption that a unit that is five years of age or less as of the
date of application meets the appearance and design standards of the city or the
minimum applicable building codes. Except as otherwise permitted by this subsection,
no used dwelling unit shall be placed, replaced, located, relocated, installed or
reinstalled from the site upon which it was first placed, constructed or installed.
a. An application shall be submitted which contains the following:
1. The applicant's name and address and a statement of ownership.
2. Legal description, street address, lot number and subdivision name, if
any, of the property upon which the dwelling is to be located.
3. Size of the property in square feet and acres.
4. Statement describing the type and dimensions of the dwelling proposed
to be relocated on the property.
5.
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(g ) C� Elevations and photographs of all sides of the dwelling proposed to be
relocated on the property.
6. A statement describing the exterior dimensions and roof sloop of the
dwelling proposed to be relocated on the property.
7. A description of the exterior finish of the dwelling, including exterior walls
and roof.
8. A description of the dimensions of the dwelling.
9. Proof that the dwelling continues to meet either the 8trrnd&d-3trilcding PCY--46Z-
•C1mlub incorporated by section 66-10 Land Development Regulations or
the Manufactured Home Construction and Safety Standards of the U.S.
Department of Housing and Urban Development.
10. A site plan drawn to scale illustrating the proposed use and including the
following:
Location of the property by lot number, block number and street
address, if any.
ii. The dimensions of the lot or parcel of land on which the
manufactured home is to be located.
iii. The proposed location of the dwelling on the property, including
all setback information.
11. A schematic design of the dwelling showing the roof, siding and other
improvements.
12. An engineering or architectural plan of the foundation to be utilized.
13. Such other plans, surveys and documentation as may be required
pursuant to section 66-10 Land Development Regulations.
14. For purposes of notification, the names and addresses of property
owners, as they appear on the latest tax roll of Okeechobee County,
within 150-feet of the subject property.
b. Procedure For Review of Application for used units that were constructed or
manufactured more than five-years from the date that a complete permit
application is submitted.
1. Within ten-days after an application has been submitted, the city building
official shall determine whether the application is complete. If the
building official determines the application is not complete, he shall send
a written statement specifying the applicant's deficiencies to the
applicant by mail. The building official shall take no further action on the
application unless the deficiencies are remedied.
2. Within 30-days after the city building official determines the application is
complete, he shall review the application, and shall determine whether
the proposal complies with the appearance and design standards of this
section and whether the unit is consistent with and compatible with
surrounding units at the proposed relocation site and whether the unit is
consistent with and compatible with the general character of the
neighborhood or community.
3. Following the determination of compliance, the city building official shall
place the application for the determination of suitability for dwelling unit
relocation on the agenda of the next available regular meeting of the
board of adjustments and appeals in accordance with the procedures
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contained in this Code. Notice of public hearing shall be given as
�L'" ��'�� �b� provided in section 70-371 Land Development Regulations.
4. The board of adjustments and appeals shall determine whether the
dwelling unit continues to meet the 0 eitz d&_
incorporated by section 66-10 Land Development Regulations, or
Manufactured Home Construction and Safety Standards of the U.S.
Department of Housing and Urban Development, as well as the
requirements of section 90-170 of this Code and the appearance and
design standards of this section, and whether the unit is consistent with
and compatible with the general character of the neighborhood or
community. Within a reasonable time of the conclusion of a public
hearing, the board of adjustments and appeals shall make a
determination as to whether the dwelling unit meets the standards
described in this section. Appeals of the board's determination shall be
in accordance with the provisions of section 70-371 Land Development
Regulations.
5. Notification of the board's decision shall be mailed to the petitioner and
filed with the city building official.
6. A final determination in favor of compliance shall permit the relocation
and replacement/reinstallation of the dwelling unit on the requested site
provided all other provisions of this Code, or any code by reference
incorporated into this Code are met, and subject to any conditions that
the board of adjustments and appeals may impose. Where such
conditions require repairs, renovations, construction or other like activity
in order to meet appearance and designs standards or minimum code
compliance, security shall be required. The security shall be required
prior to issuance of any building or construction permit, and shall be 110
percent of the costs necessary to demolish, remove and dispose of the
unit and appurtenances, including all clean up, administrative, overhead
and other expenses associated with or incidental to restoring the lot to a
conforming condition. If the building, construction or development
activity is not completed pursuant to conditions placed by the board,
including any established time frame for their completion, the applicant
shall forfeit the security and the city may initiate action to demolish,
remove and dispose of the unit and appurtenances.
7. A final determination not in favor of compliance shall prohibit relocation if
the reason for a finding of non-compliance was the failure to meet the �1
incorporated by section 66-10 Land ��Q t(.x°`
Development Regulations or the Manufactured Home Construction and
Safety Standards of the U.S. Department of Housing and Urban
Development. If the reason for a finding of non compliance was the
failure to meet the appearance and design standards of this section or
the failure to determine to be consistent with and compatible with
surrounding units or the failure to be consistent with or compatible with
the general character of the neighborhood or community, the relocation
and replacement/reinstallation of the dwelling unit shall be limited to an
otherwise conforming site located in a residential mobile home (RMH)
zoning district subject to applicable codes and regulations. The failure of
a used unit to meet age standards as established by this Code for the
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9-/69 � ,': `7� i__�._____._ �location, relocation, placement, replacement, installation or reinstallation
of a used unit shall not authorize the relocation, replacement or
reinstallation of the unit in a residential mobile home (RMH) district.
C. Procedure for review of application for used units that were constructed or
manufactured five years or less from the date that a complete permit
application is submitted.
1. Within ten days after an application has been submitted, the city building
official shall determine whether the application is complete, he shall
send a written statement specifying the application's deficiencies to the
applicant by mail. The building official shall take no further action on the
application unless the deficiencies are remedied.
2. Within 30 days after the city building official determines the application is
complete, he shall review the application and shall determine whether
the dwelling unit continues to meet the standard building codes
incorporated by section 66-10 Land Development Regulations or the
Manufactured Home Construction and Safety Standards of the U.S.
Department of Housing and Urban Development, as well as the
requirements of section 90-169 of this Code and the appearance and
design standards of this section, and whether the unit is consistent with
and compatible with the general character of the neighborhood or
community.
3. A final determination in favor of compliance shall permit the relocation
and replacement/reinstallation of the dwelling unit on the requested site
provided all other provisions of this Code, or any code by reference
incorporated into this Code are met, and subject to any conditions that
may be imposed to ensure compliance with applicable city regulations.
Where such conditions require repairs, renovations, construction or like
activity in order to meet appearance and design standards or minimum
code compliance, security shall be required. The security shall be
required prior to issuance of any building or construction permit, and
shall be 110 percent of the costs necessary to demolish, remove and
dispose of the unit and appurtenances, including all clean-up,
administrative, overhead and other expenses associated with or
incidental to restoring the lot to a conforming condition. If the building,
construction or development activity is not completed pursuant to
conditions placed, including any established time frame for their
completion, the applicant shall forfeit the security and the city may
initiate action to demolish, remove and dispose of the unit and
appurtenances.
4. A final determination not in favor of compliance shall prohibit relocation if
the reason for a finding of no compliance was the failure to meet the
incorporated by section 66-10 Land 17(0f-(66-.
Development Regulations or the Manufactured Home Construction and
Safety Standards of the U.S. Department of Housing and Urban
Development. If the reason for a finding of noncompliance was the
failure to meet the appearance and design standards of this section or
the failure to be consistent with and compatible with surrounding units or
the failure to be consistent with or compatible with the general character
of the neighborhood or community, the relocation and
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•
9r.../ (s') a , Lt, replacement/reinstallation of the dwelling unit shall be limited to an
otherwise conforming site located in a residential mobile home (RMH)
zoning district subject to applicable codes and regulations. The failure of
a used unit to meet age standards as established by this Code for the
location, relocation, placement, replacement, installation or reinstallation
of a used unit shall not authorize the relocation, replacement or
reinstallation of the unit in a residential mobile home (RMH) district.
5. An affected party may file an appeal of a final determination to the board
of adjustments and appeals as established by section 70-375 and 70-
376 Land Development Regulations.
(9) Deviations. The city building official may approve deviations from one or more of the
appearance and design standards on the basis of a finding that the architectural style
proposed provides compensating design features and that the proposed dwelling will
be compatible and harmonious with existing structures in the vicinity. The
determination of the building official may be appealed to the board of adjustments and
appeals as provided in section 70-371 Land Development Regulations.
(10) Minimum floor area exemptions.
a. The city is periodically the recipient of federal and state community
development block grants that are a great benefit to the city and its citizens.
The maximization of the impact of these, and other similar funds is in the best
interest of the citizens of the city. As such, the minimum floor area of a dwelling
units described in subsection 90-169(1) of this article shall be reduced from
800 square feet to 600 square feet in the case of construction funded or
assisted by a community development block grant or similar federal or state
grant.
b. As a transitional measure to lessen the immediate cost and disruption to
conforming sites, any existing single family dwelling, mobile home,
manufactured home, or trailer having less than 1,000 square feet that was
lawfully placed upon a conforming lot or parcel in accordance with applicable
codes prior to adoption of the City Land Development Regulations may be
replaced with an otherwise conforming dwelling unit of not less than 800
square feet. For the purpose of this section only, the roof overhang
requirements herein shall be reduced to a minimum of 12-inches on two sides
and zero inches on the remaining two sides and the minimum width
requirement herein shall be reduced to 12 feet.
(11) Restrictions on land use. The city recognizes that certain landowners, mobile home
parks, and others may have placed land use restrictions by recorded deed restrictions
or pursuant to homeowners association by-laws, that may or may not be recorded of
record, that effect the ability of a unit owner to place a mobile home/manufactured
housing unit on such lands, and that these restrictions may contain design or other
standards contrary to those required in this Code. While the city will attempt to honor
such recorded or non-recorded restrictions on a case by case basis, the burden is on
each applicant to discover and deliver to the city all such restrictions that may affect
the lands, and the city will not acknowledge any responsibility or liability for an
application that is inaccurate or incomplete in this regard.
( r! No 846. § 1(E1,1? 4), I-6-Y)04)
Sec. 90-170. - Minimum code compliance review.
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q0" 17L (a) Generally. All mobile homes, manufactured homes, trailers, buildings, or other structures
used or intended to be used for human habitation or the storage of materials associated with
human habitation in the city should be reviewed to ensure that they provide the basic
minimum housing and building construction standards essential for safe and healthful living.
To facilitate such a review, no mobile home, manufactured home, trailer or building shall be
located, placed, deposited, installed or connected or reconnected to utilities in the city unless
and until said mobile home, manufactured home, trailer or building has been either inspected
or exempted in accordance with the provisions of this section. Any person or corporation
transporting, installing or connecting to utilities a mobile home, manufactured home, trailer or
building in violation of this section shall be subject to fine and/or imprisonment in accordance
with sections 66-10; and 18-31 through 18-75, Land Development Regulations.
(b) New dwelling units. All new manufactured homes built in compliance with the Manufactured
Home Construction and Safety Standards (HUD Code), Chapter 320, Florida Statutes and
provisions of the Florida Administrative Code pertaining thereto shall be presumed to comply
with the minimum standards of this Code upon written certification by a mobile home or
manufactured home dealer licensed under Chapter 320, F.S. That the mobile home or
manufactured home was constructed and remains in compliance with said statutes and
codes. Additionally, any permit application intending or proposing to place, replace,
construct, reconstruct, locate, relocate, install or reinstall a new manufactured home or
building in the City of Okeechobee must demonstrate that the unit was constructed to and
remains in compliance with structural design requirements and windstorm protection
provisions for Wind Zone II as established by HUD regulations CFR Part 3280, Sections
3280.305 and 3280.306, or the equivalent code, statute or regulation to which the
construction of a particular building or structure is subject.
(c) Used dwelling units. This section applies to trailers, mobile homes, and used manufactured
homes and buildings and shall ensure safe and liable housing. The provisions of this section
shall not be construed to be more stringent that those standards required to be met in the
manufacture or construction of new dwelling units.
(1) All trailers, mobile homes, and used manufactured homes and buildings located within
the City of Okeechobee on the effective date of this Code shall be inspected by the
city department of planning and development prior to being transported, reinstalled or
relocated in the city. The person transporting or relocating the structure shall make
application with the building department and pay the applicable fees including
mileage, in full, for the off-site inspection. The off-site inspection shall ensure that
trailers, mobile homes, or used manufactured homes and buildings will meet the
requirements of this Code or any code incorporated by reference into this Code but
said requirements shall not by construed to be more stringent than the code to which
the unit was originally constructed.
(2) All used trailers, mobile homes and used manufactured homes and buildings prior to
being transported into the city for the purpose of installation, use as a dwelling or
resale within the city shall have an architect or professional engineer registered in the
state certify that the trailer, mobile home or used manufactured home or building is in
compliance with this Code or any code incorporated by reference into this Code and
affix his impression-type seal and registration number, telephone number and
address. Any permit application intending or proposing to import into the city from
outside of the city a trailer, mobile home, or used manufactured home or building must
demonstrate that the unit was constructed to and remains in compliance with
structural design requirements and windstorm protection provisions for Wind Zone II
as established by HUD regulations CFR Part 3280, Sections 3280.3005 and
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�- ()3280.306, or the equivalent code, statute or regulation to which the construction of the
particular building is subject. Upon meeting applicable requirements and subsequent
relocation to the city, the provisions in paragraph (1) above shall apply. Upon city
inspection, failure to meet the requirements of this Code shall require the immediate
disposal of the unit or removal of the unit from the City of Okeechobee.
(3) The city building official may establish agreements of reciprocity with other cities and
municipalities within this state to conduct inspections required by this section.
(4) Due to the lack of federal building and safety standards for transportable structures
manufactured prior to June 15, 1976, as well as the adoption of local mod- 1(oi(dd (h-
d ilding-eedes•(see section 66-10 Land Development Regulations) that for the most
part would prohibit such structures, any mobile home manufactured prior to June 15,
1976 shall be imported into the City of Okeechobee for use or resale as a dwelling
either temporarily or permanently, nor shall any mobile home manufactured prior to
June 15, 1976 be installed, reinstalled, located, relocated, placed or replaced within
the City of Okeechobee, or moved from one location in the city to another location in
the city. The sale, resale, installation or transportation of a mobile home in violation of
this subsection is strictly prohibited. The city building official may grant limited waivers
for the sole purpose of transporting a substandard mobile home out of the City of
Okeechobee or to a permitted site for demolition and disposal.
(d) Standards for review.
(1) Trailers, mobile homes and used manufactured homes and buildings shall meet the
following standards for safety and structural adequacy.
a. Exterior exit doors, including sliding glass doors, shall be in good and safe
working order.
b. Exterior doors shall have safe and operable locks.
C. If constructed after June 15, 1976, shall have operable egress windows or an
exterior egress door located in each sleeping room.
d. All windows and operators shall be safe and operable and all glass in place.
e. Screens shall be on each window.
f. All floors shall be of solid decking. All holes or damages floors caused by leaks
or broken decking shall be replaced or repaired, as needed.
g. All interior wall coverings shall be in place.
h. The bottom board covering the floor joist shall be insect proof and rodent proof
throughout, and securely sealed.
The roof shall be in good condition with no apparent leaks.
j. There shall be at least three over-the-roof tie down straps, properly spaced and
in good condition, on every single-wide mobile home. All double-wide mobile
homes that were factory equipped with over-the-roof tie down straps must meet
manufacturer's specifications.
k. All running gear such as axles, wheels and springs shall be in good and safe
working order.
Chassis and hitch assemblies shall be in a safe, undamaged condition.
m The exterior wall covering shall be as necessary to prevent the entrance of
water.
(2) Trailers, mobile homes or used manufactured homes and buildings shall meet the
following standards for plumbing adequacy:
a. All plumbing fixtures shall be in place and in good workable condition.
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q . /rG (d ( "\)
b. The relief valve on the water heater shall have unthreaded three-quarter-inch
drain pipe extended beneath the mobile home.
(3) Trailers, mobile homes or use manufactured homes and buildings shall meet the
following standards for heating system adequacy:
a. All heating appliances shall be in place and in good and safe workable
condition.
b. All duct systems shall be in place and in good workable condition.
(4) Trailers, mobile homes or use manufactured homes and buildings shall meet the
following standards for electrical system adequacy:
a. All shall comply with the provisions of article 550 of the National Electrical
Code.
b. Distribution panel boards shall be properly installed, complete with required
breakers or fuses, with a II unused openings properly covered.
c. All electrical fixtures shall be safe and properly installed.
(5) All electrical outlets shall be of the grounded type.
(6) All trailers, mobile homes or used manufactured homes and buildings shall have
approved smoke detectors located outside of each sleeping area.
(e) Certificate of inspection. Upon satisfactory completion of the inspection described in this
section, receipt of a satisfactory written inspection report from a County or municipality of this
state, satisfactory written certification from an engineer in accordance with subsection (c)(2);
above, or the satisfactory written certification from a licensed mobile home dealer, the city
building official shall issue a permit authorizing transportation and installation of the trailer,
mobile home, manufactured home or used manufactured home or building. Provided
however no such permit shall be issued until the site on which the unit is to be place is
determined by the building official to be in compliance with all provisions of this Code. All
permits shall be issued until the site on which the unit is to be placed is determined by the
building official to be in compliance with all provisions of this Code. All permits shall be valid
only for the site inspected. Any subsequent relocation of the trailer, mobile home,
manufactured home or used manufactured home or building shall require another inspection
and permit prior to removal or transportation.
(f) Minimum code review required. Any building or structure used or intended to be used for
human habitation or the storage of materials associated with human habitation not otherwise
reviewed in accordance with this section shall be inspected to ensure that they comply with
basic minimum standards prior to the installation, connecting or provision of utilities in
accordance with the provisions of the . See section 66-10 Land C 1 Q 2da-
Development Regulations. A certificate of inspection shall be issued by the building official, P�ft t.
or as other applicable provisions of this Code shall apply.
Ord. No. 846. § 1(Exit. A). 1-6-2004
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