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2014-10-16MINUTES OF THE TECHNICAL REVIEW COMMITTEE THURSDAY, OCTOBER 16, 2014,10:00 A.M. CITY OF OKEECHOBEE 55 Southeast 3rd Avenue Okeechobee, Florida 34974 Page 1 of 3 I. CALL TO ORDER — Chairperson. The October 16, 2014, Technical Review Committee meeting was called to order at 10:04 a.m. by Chairperson Whitehall. II. STAFF ATTENDANCE - Secretary. Voting Members: City Administrator Brian Whitehall - Present Building Official Jeffrey Newell - Absent Police Chief Denny Davis - Present Fire Chief Herb Smith — Present (accompanied with Lieutenant Crum) Public Works Director David Allen — Absent (Public works Operations Supervisor Robertson present) Non - Voting Ex- Officio Members: City Attorney John R. Cook — Absent City Planning Consultant Bill Brisson — Present City Civil Engineering Consultant — Attendance not requested. County Environmental Health Department Representative Doug McCoy — Present OUA Executive Director John Hayford — Present School District Representative - Absent Committee Secretary Patty Burnette - Present III. MINUTES — Secretary. A. Police Chief Davis moved to dispense with the reading and approve the July 17, 2014, regular meeting minutes; seconded by Fire Chief Smith. Motion carried unanimously. IV. NEW BUSINESS — Chairperson. Site Plan Review Application No. 14- 004 -TRC, was submitted by Ms. Donna Wildes, (dlb /a Beasts & Barbells, LLC) regarding a 20 percent parking reduction for a 4,000 square foot proposed health and fitness club with a 1,500 square foot office area for Lots 7 to 10 of Block 92, City of Okeechobee subdivision, and located at 210 NW 5th Street, and approve a shared parking agreement with the property owners of Lots 1 to 12 of Block 93, City of Okeechobee subdivision, and located at 300 NW 5th Street. Planning Consultant Brisson presented his findings, contained in the Planning Staff Report, explaining, Ms. Wildes submitted an amendment to the Land Development Regulations, Application No. 14- 001 -TA to add personal services to the list of allowable uses in the Commercial Professional Office (CPO) Zoning District. Should amendment be adopted by the City Council, she intends to operate a health and fitness club in the vacant office building. The building contains 6,746 square feet of heated floor space. Ms. Wildes has proposed two options for consideration: 7,600 Square Feet of Floor Area OPTION 1 OPTION 2 4,000 sf fitness center = 26.7 spaces 4,000 sf fitness center = 26.7 spaces 2,400 sf office space = 8.0 spaces 1,500 sf office space = 5.0 spaces 1,200 sf storage space = no spaces 2,100 sf storage space = no spaces Total spaces required: = 34.7 Total spaces required: = 31.7 TRC - October 16, 2014 - Page 2 of 3 IV. NEW BUSINESS CONTINUED. A. Donna Wildes, (dlbla Beasts & Barbells, LLC) 14- 004 -TRC continued. There are 20 parking spaces on the site, one is designated handicapped. In order to use the property as proposed under Option 1, another 15 spaces are required. Under Option 2, only another 12 spaces. In order to meet the parking requirements under either option, Ms. Wildes is requesting approval for five off-site parking spaces under the provisions of Code Book Section 90- 511(a)(2). The off-site spaces are to be leased from the owner of the 300 Plaza, at 300 Northwest 5th Street, which is located immediately to the west of the proposed fitness center. She has obtained permission for these five parking spaces, and they are considered excess for their site. In addition, she is requesting to be approved for a 20 percent parking reduction (maximum amount allowed to request) in the number of required parking spaces by the use of surplus on- street parking as allowable under Code Book Section 90- 485(a). Using Option 1, 34.7 spaces are required, Tess the 20 percent reduction (6.94 spaces), equals 27.76 spaces. However, adding the 20 spaces on -site with the five spaces leased from 300 Plaza, only provides 25 spaces. Using Option 2, 31.7 spaces are required, Tess the 20 percent reduction (6.94 spaces), equals 24.76 spaces. Since parking requirements can be met under this option, it could be considered for recommendation to the City Council provided the five spaces leased are adequately addressed in a written agreement, specifically ensuring the spaces will remain available for use by the patrons of 210 Northwest 5th Street as long as they are needed. The current copy of the agreement does not address this. Therefore, while Option 2 may provide for the required number of spaces, good planning practice dictates that a city should not issue a development order for a use if adequate parking cannot be guaranteed. The following recommendations are offered: Planning Staff endorsed for the TRC to recommend the City Council approve Option 2 with a reduction of up to six required off-street parking spaces along with the five off -site parking spaces located at the 300 Plaza, with the stipulation that the applicant obtains an agreement from the owner of the 300 Plaza that guarantees to the owner of 210 Northwest 5th Street the availability of at least five parking spaces located in the parking lot of the 300 Plaza for the use of patrons of 210 Northwest 5th Street, and which spaces are in excess of the off-street parking requirement for the uses located in the 300 Plaza, for as long as the five parking spaces are needed to meet the off -street parking requirement for the uses located at 210 Northwest 5th Street and that there continue to be at least 20 parking spaces in the parking lot associated with 210 Northwest 5th Street, one of which must be designated parking for the handicapped. Alternatively, lacking an agreement acceptable to the City for the off -site parking, approval could be granted for a reduction of up to five required parking spaces. This would allow Ms. Wildes to develop in a manner supportable by a base requirement for 25 required parking spaces. For example, she could operate 3,450 square feet of gym (requires 23 spaces) and 600 square feet of office space (requires two parking spaces); or, any other variation in the mix that results in an off - street parking requirement of 25 spaces. The balance of the building would be limited to storage of equipment and materials, etc. associated with the gym or office uses. This alternative would be accomplished through a recommendation by the TRC and approval by the City Council of a parking reduction of five spaces and continued provision of 20 on -site spaces. Ms. Wildes accompanied by Mr. Maynard Patterson, both of 1647 Southwest 22nd Terrace, Okeechobee, Florida, were in attendance. Ms. Wildes questioned why she was not able to count the on- street parking spaces. Administrator Whitehall explained the City's Code only allows for a 20 percent reduction in the CPO Zoning District, no matter how many spaces were on the street. When asked whether she would consider reducing the gym and office square footage, Ms. Wildes answered that was not an option for her and that the property owners of the 300 Plaza were willing to provide whatever type of parking agreement that was needed and acceptable to the City. Following lengthy discussion among the Committee Members, the consensus was to recommend Option 2 and that an acceptable parking agreement would be required, as endorsed by Planning Staff and specifically noted previously. TRC - October 16, 2014 - Page 3 of 3 IV. NEW BUSINESS CONTINUED. A. Donna Wildes, (d/b /a Beasts & Barbells, LLC) 14- 004 -TRC continued. County Environmental Health Department: Mr. McCoy noted that should Ms. Wildes consider having tanning beds, saunas, or a Jacuzzi, then additional permitting would be required through the Health Department. OUA: Mr. Hayford inquired of the adequate water and wastewater capacity for the building. He will meet with Ms. Wildes individually to review the details of his concerns. Building Official: Submitted a memorandum noting concerns with the parking agreement and that the City needed a guarantee that the five parking spaces will be dedicated solely to Beasts and Barbells for their use as long as the use exits. Public Works: Supervisor Robertson voiced concems with the fading of the striping of the on- street parking spaces in front of the property and the appearance of a curb cut that is not there which should have hash markings to alert people not to turn there. The decision was made for the City to take care of both of these. Police Department: Chief Davis requested that given this would be a 24 -hour access fitness club, proper lighting should be provided within the parking lot. Mr. Maynard responded there are approximately six lights pointing to the parking lot from the building and one street light. Fire Department: No issues were received. Police Chief Davis made a motion to recommend to the City Council approval of off -site parking for five spaces under Code Section 90- 511(2) with the property owners of Lots 1 to 12 of Block 93, City of Okeechobee subdivision, (located at 300 NW 5th Street), and also recommends approval for a 20 percent parking reduction under Code Section 90-485, provided however that the off -site parking is accompanied by an agreement that is acceptable to the City that guarantees the continued availability of the spaces for a 4,000 square foot proposed health and fitness club with a 1,500 square foot office area for Lots 7 to 10 of Block 92, City of Okeechobee subdivision, located at 210 NW 5th Street, seconded by Fire Chief Smith. Motion carried unanimously. V. ADJOURNMENT— Chairperson. There being no further items on the agenda, Chairperson Whitehall adjourned the Technical Review Committee meeting at 10:36 a.m. PLEASE TAKE NOTICE AND BE ADVISED that any person desiring to appeal any decision made by the Technical Review Committee 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 Service's media are for the sole purpose of backup for official records of the Department. Bri hitehall, Chairpers ice, ATTEST: Patty iiiti. Burnette, Secretary col PHSAA CITY OF OKEECHOBEE OCTOBER 16, 2014 TECHNICAL REVIEW COMMITTEE HANDWRITTEN MINUTES io:C 4 I. CALL TO ORDER - Chairperson: October 16 2014 Technical Review Committee Meeting, 14110 a.m. II. STAFF ATTENDANCE - Secretary `p City Administrator Whitehall Building Official Newell Police Chief Davis Fire Chief Smith Public Works Director Allen Non - Voting Ex- Officio Member: City Attorney Cook City Planning Consultant Brisson City Civil Engineering Consultant County Environmental Health Dept Rep McCoy OUA Executive Director Hayford School District Representative Committee Secretary Burnette III. MINUTES - Secretary. Present Absent A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the July 17, 2014 regular meeting. bCk V I moved to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the July 17, 2014 regular meeting; seconded by r' u f-k . VOTE YEA 1/ ABSTAIN ABSENT Allen 'Po ✓ Pu t4 c 1^,0, ,, s Y opera .,.1? ,.r , , Kok Davis ,✓ v Newell Smith A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the July 17, 2014 regular meeting. bCk V I moved to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the July 17, 2014 regular meeting; seconded by r' u f-k . VOTE YEA NAY ABSTAIN ABSENT Allen 'Po ✓ Davis Newell Smith ✓ Whrteha , , Nv /APPROVED ENIED IV. NEW BUSINESS - Chairperson. A. Site Plan Review Application No. 14- 004 -TRC, was submitted by Ms. Donna Wildes, (dba Beasts & Barbells, LLC) regarding a 20 percent parking reduction for a 4,000 square foot proposed health and fitness club with a 1,500 square foot office area for Lots 7 to 10 of Block 92, City of Okeechobee subdivision, and located at 210 NW 5th Street, and approve a shared parking agreement with the property owners of Lots 1 to 12 of Block 93, City of Okeechobee subdivision, and located at 300 NW 5th Street. 55 requ-t rer d t� has 15 ntects Discussion: a0% reduefio '7.- 7 spaces t rf.rence o Ct9reerni, nf-fbr npaces — s4-itI laconl 3 on 1 it aO/ reAtt,thdr, ca r, I� c ra -n om ` Can no+ as k 4r- 3 o n s1 -re�:- be r use al rea �� as lc i ri 3 go t. s pcwec ) fD� r(r1i Pav`!61 Alre.Q..rlcn� {o s nsc.�rc 5 _Space r roc (�,�.E.i.ltdenq �..s cled.;��k� `� nits- Gt ,t[iQ' ar,ec 4 t 1a(+� � tUa_s ✓KCO�� -e( '—C. �(s) r4 c9wrt 300 &LA t(t.ir y b 14 gV ()ofrerornrrti i Motion: moved to recommend / City Council a request for a 20 percent parking reduction for a 4,000 square foot proposed health and fitness club with a 1,500 square foot office area for Lots 7 to 10 of Block 92, City of Okeechobee subdivision, and located at 210 NW 5th Street, and approve a shared parking agreement with the property owners of Lots 1 to 12 of Block 93, City of Okeechobee subdivision, and located at 300 NW 5th Street.; seconded by 0,A aVa- Contingencies: VOTE YEA NAY ABSTAIN ABSENT Allen / c\ t✓ Davis L.- Newell r--- Smith 4\1hitebatk ,/- - APPROVED DENIED 2 Mc, y narel Pa rson / c..3/ r -S' 1tc,u1 Za rid T.colaCC 0Ku.ch0 hey-, 4L needs Ve.r a r-6 SI reA PeliK hl 61reit I !+ lay d Wakr uses (n ,o:- td1 fl 9Yr ks 0-of l e 3 era ()b Shou)e. rS r w Lire s t'n 4-e) itch W( en t:7 r? L, Con( C+rd a(read j. GO CCrvt, Ce,r)t. 11126"-4 5## vlrrvrns JCcc4Sio 0/4, pp., Lattl 1-(0 n a e...n.3 ----- --- - -- adiq,,att. it (/ec)e ".. olaeu zi s �s 0 �1, t °� re 0.n YZ�iIQ i Sau n t no icsm+s 30� plug& otk ft ` pp(^� S u-p peAs D p+ oy\ al-(hr OcctSS P rz) per Lcq h4- .rj ,\ e; 2 hash rriet/7es d of'' yyrre ccaterNA t' Cth,t's rCSponstiodI hi 4llPP 1..0,e Wit( 4-a ict 0 art, ()-,e have f-o p At_ thifYipskr poL — t n (frrs OALeb u +rui e prey) auS!`4 alopvtiva. SD (011 St-al kj P' (4 I s V. ADJOURNMENT - Chairperson. ),)1 I There being no further items on the agenda, Chairperson Meeting at )0 . 54 a.m. n(10 -'1O(} Z p4.44& • e re_ COnt etS p�O(l tt l puv►t . 4t r 02 C%[ 4k go -6 11 (0) tutx-A_ cac b 0_6_0 er evt,E4(-44.-:,-.) ap p i'tnia.. r �e. -17 rte.. do./ poL4e- iLtkt Y ( 11 ow„ CI t-j v � 7 1`G- �t��t? b,-- I. t vict A Gt�l�- a-1''i �� 1 1�� 5pt4 k. 6 adjourned the Technical Review Committee LU 1 1 C 3 14- 004 -TRC Meeting, 10/16/2014 Patty, Mention in the minutes that the TRC agreed that there is a surplus of on- street parking in the immediate vicinity of 210 NW 5th Street. Motion: Recommend to the City Council approval of the two following requests: 1. A reduction of up to 20% of the required parking for the proposed uses, and 2. Use of five (5) off -site parking spaces located in the parking lot of the 300 Plaza, provided the Applicant obtains a parking use agreement, acceptable to teha City, and signed by the owner of the 300 Plaza, that ensures the availability of the five of-site spaces for as long as they are needed to meet the parking requirement for the proposed uses at 210 NW 5th Street. INTEROFFICE MEMORANDUM TO BRIAN WHITEHALL, CHAIRPERSON TRC FROM: JEFFERY NEWELL, BUILDING OFFICIAL SUBJECT: BEAST & BARBFT LS LLC DATE: OCTOBER 16, 2014 CC: The subject of memorandum is an application for a parking reduction for a proposed fitness facility located at 210 NW 5th Street. 1) Parking Agreement: "... Term: This Agreement shall remain in effect for as long as needed... this Agreement shall expire upon the "use" of either of the subject buildings resulting in a higher, more intensive parking requirement ..." 2) Staff Report: "... the problem we have is that the "Parking Agreement" does not adequately ensure that the five off -site parking spaces in the parking lot of the 300 Plaza will be available for use by the patrons of 210 NW 5th Street far as long as they are needed...the City should not issue an development order for a use if adequate parking cannot be guaranteed ..." Conclusion: I am supportive of "Option 2" provided the "Parking Agreement" can be adjusted to reflect that the five parking spaces are guaranteed for the uses that are being applied for. I am not suggesting an agreement that is specifying "perpetuity" for the use of the five parking spaces but one that is stronger in language that guarantees the spaces under the present circumstances of the existing two properties. Jeffery C Newell, CBO CITY OF OKEECHOBEE TECHNICAL REVIEW COMMITTEE OFFICIAL AGENDA OCTOBER 16, 2014 CITY HALL, COUNCIL CHAMBERS 55 SOUTHEAST 3RD AVENUE OKEECHOBEE, FLORIDA 34974 I. CALL TO ORDER OCTOBER 16, 2014, 10:00 a.m. - Chairperson. 11. STAFF ATTENDANCE - Secretary. Voting Members: City Administrator Brian Whitehall Building Official Jeffrey Newell Police Chief Denny Davis Fire Chief Herb Smith Public Works Director David Allen Non - Voting Ex- Officio Members III. MINUTES - Secretary. City Attorney John R. Cook City Planning Consultant Bill Brisson City Civil Engineering Consultant County Environmental Health Department Representative Doug McCoy OUA Executive Director John Hayford School District Representative Committee Secretary Patty Burnette A. Motion to dispense with the reading and approve the Technical Review Committee Minutes for the July 17, 2014, regular meeting. IV. NEW BUSINESS - Chairperson. A. Site Plan Review Application No. 14- 004 -TRC, was submitted by Ms. Donna Wildes, (dba Beasts & Barbells, LLC) regarding a 20 percent parking reduction for a 4,000 square foot proposed health and fitness club with a 1,500 square foot office area for Lots 7 to 10 of Block 92, City of Okeechobee subdivision, and located at 210 NW 5th Street, and approve a shared parking agreement with the property owners of Lots 1 to 12 of Block 93, City of Okeechobee subdivision, and located at 300 NW 5th Street. V. ADJOURNMENT — Chairperson. ANY PERSON DECIDING TO APPEAL any decision made by the Technical Review Committee with respect to any matter considered at this meeting 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. In accordance with the Americans with Disabilities Act (ADA), any person with a disabilrty as defined by the ADA, that needs special accommodation to participate in this proceeding, contact the General Services Department, no later than two business days prior to the proceeding, 863 - 763 -3372. Please be advised that should you intend to show any document, picture, video or items to the Board in support or opposition to any item on the Agenda; a copy of the document, picture, video or Item MUST be provided to the Board Secretary for the Cdy's records. 1 INDEPENDENT NEWSMEDIA INC. USA Okeechobee News 107 SW 17th Street, Suite D Okeechobee, Florida 34974 863- 763 -3134 STATE OF FLORIDA COUNTY OF OKEECHOBEE Before the undersigned authority personally appeared Katrina Elsken, who on oath says she is the 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 in the matter of /111' _L in the 19th Judicial District of the Circuit Court of Okeechobee County, Florida, was published in said newspaper in the issues of t' (y / Affiant further says that the said Okeechobee News is a newspaper published at Okeechobee, in said Okeechobee County, Florida, and that said newspaper has heretofore been published continuously in said Okeechobee County, Florida each week and has been entered as second class mail matter at the post office in Okeechobee, in said Okeechobee County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement, and affiant further says that she has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. Katrina Elsken Sworn to and s cribed befgr.e m this day of ((. 6-'6- ' l .. .7 Lc. P ` AD Notary Public, State of Florida at Large irtv.to . ANGIE BRIDGES *; !!� I: MY COMMISSION # EE 177653 Tn :� Bonded ThlruNotaA Puti Underwriters TECHNICAL REVIEW COMMITTEE MEETING NOTICE NOTICE IS HEREBY GIVEN that the Technical Review Committee of the City of Okeechobee will meet in Regular Session on Thursday, October 16, 2014, at 10:00 a.m., City Hall, 55 SE 3rd Ave, Rm 200, Okeechobee, Flori- da. The public is invited and encouraged to attend. Contact Patty Burnette at 863- 763 -3372, or website cityofokeechobee com to obtain a copy of the agenda. ANY PERSON DECIDING TO APPEAL any decision made by the Tech- nical Review Committee with respect to any matter considered at this meet- ing will need to ensure a verbatim record of the proceeding is made and the record includes the testimony and evidence upon which the appeal will be based. In accordance with the Americans with Disabilities Act (ADA), any person with a disability as defined by the ADA, that needs special accommo- dation to participate In this proceeding, contact the General Services De- partment no later than two business days prior to proceeding, 863 - 763 -3372. BE ADVISED that should you intend to show any document, picture, video or items to the Committee in support or opposition to any item on the agenda; a copy of the document, picture, video, or item MUST be provided to the Committee Secretary for the City's records. By Brian Whitehall, City Administrator 467557 ON 10/10/2014 �f DOL) 1 C Applicant Name: Donna Wildes dba Beasts & Barbells, LLC Address: 1647 SW 22 "d Terrace, Okeechobee Florida 34974 Contact: 863.634.3023 Date: August 22, 2014 The applicant Donna Wildes dba Beasts & Barbells, LLC is proposing for a 20% reduction on parking as well as approval for the shared parking to meet the parking requirement. The aforementioned applicant currently has obtained a lease agreement with option to purchase the property located at 210 NW 5th Street Okeechobee Florida 34972 as well as purchase of fitness equipment to supply the business needs. Beasts & Barbells, LLC's goal is to provide a convenient center with 24 hours access of fitness services that will allow a more healthy community for its residents and surrounding business employees. The surrounding public includes employees of the Okeechobee County Courthouse, Okeechobee County Sherriff's Department, Okeechobee County Fire Department, local attorney offices, Okeechobee County Property Appraiser/Tax Collector's office. The fitness center is 4000 sqft in which requires 26.6 parking spaces and the office areas are 1500sgft in which requires 5 parking spaces. Currently there are 20 on site parking spaces and another 5 on street parking spaces. With the approval 20% reduction the parking requirement for Beasts & Barbells, LLC will be 25 parking spaces. The applicant has entered into an agreement with the 300 plaza located at 300 NW 5th Street to utilize their 5 excess parking spaces to meet the requirement (see attached agreement). The applicant has discussed all possible recourse with Administrator Brian Whitehall and Planner William Brissom regarding the abovementioned circumstance. Beasts & Barbells, LLC August 2014 Beasts & Barbells, LLC August 2014 Compliance Requirement Option #1: 4000sqft Gym= 1/150sgft 2400sqft Office=1/300sqft 26.6 parking spaces for gym 8 parking spaces for office Total 34.6 x 20% reduction = 6.92 34.6 — 6.92 =27.68 _ 20 on site parking spaces 5 on street parking spaces 5 parking spaces (300 plaza agreement) 20 on site + 5 excess parking spaces in agreement w/ 300 plaza = 25 Short 2.68 parking spaces. Could we utilize the available onstreet parking to avoid dropping sqft of office area? Option #2. 4000sqft Gym= 1/150sgft Reduce office area to 1500sgft Office=1/300sqft 26.6 parking spaces for gym 5 parking spaces for office Total 31.6 x 20% reduction = 6.32 34.6 — 6.32 =25.28 20 on site + 5 excess parking spaces in agreement w/ 300 plaza = 25 Beasts & Barbells, LLC August 2014 Shared Parking Agreement It Is our understanding that the Applicant, Beasts & Barbells, LLC, mentioned below, is, or will be, requesting a business license from the City of Okeechobee and as part of the approval process is required to demonstrate adequate, code compliant parking for the intended use. As owner(s) of the property located at 300 NW 5th Street, Okeechobee Florida 34972, I (we) have determined that our existing parking exceeds the current required parking needs for our facility and hereby agree to share our 5 excess parking spaces with Beasts & Barbells, LLC (applicant) located at 210 NW 5th Street, Okeechobee Florida 34972. Term: This Agreement shall remain in effect for as long as needed to accommodate the Applicant's parking needs for the proposed use. This Agreement shall expire upon the 'use' of either of the subject buildings resulting in a higher, more intensive parking requirement. Please state any additional restrictions (if any): As . the Owner of 300 NW 5u' Street, Okeechobee, FL 34972: gidia-P.o. 14- wner or authorized agent signature - Date Owner or authorized agent printed name, title, and business relationship As to the Appiic - nt at 210 N W5th Street, Okeechobee, FL 34972 sYl?.(911 Applicant or authorized ag ignature Date /Win G W i Id am{ , OtOn..e,b Applicant or authorized agent printed name, title, and business relationship 5 •1•44.q.4.44Z 011:4'216-01•41rN 31• fr't)N I/133N i-UN L tot 44 4,be COK E • r. tc? a5 • en: o 0 0.4 ° 0 WO .13 41. t• EE El! • • d k I . 2 ' • -, : La 1 (..) 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R 3 • • ! +i; 0)! 03,1 •i LLI LJ U') z 5 CY) C.•4 I ; I Hall0 A110 I i i 1 1 1 rine ION CVO ]AV Q-J2 MN LL.1 I 4 cri 444Ti.:! (NI • >tkoNni.91 0- 3 1 ,P.•,4o-1 9 x14,91 C eirli 6pK •1{1.1114IIINsW *Bet Gpa omen ON Ilgll .lyl EkIllh vi sou ion e. C 111 ai a T. Q . 1L• 111 Pi JP( ,410-,91 pl ,1111.,E V Pe d i1 4-,91 AVM() au03 o- a IBUILDING 300 FIRST FLOOR tZ 0 II Staff Report Parking Reduction Prepared for: The City of Okeechobee Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC 1 '�{ J1;!1'lanning & Management Services, Inc. -+' 137 J.:cI sun Street, Suite 206 tort Myers Florida 239-334-3366 Serving Florida Local Governments Since 1988 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC General Information Owner /Applicant Owner Address Site Address Contact Person Contact Phone Number E -mail Address Donna Wildes, dba Beasts & Barbells, LLC 1647 SW 22nd Terr. Okeechobee, FL 34974 210 NW 5th Street Donna Wildes 863 -634 -3023 CEO @laurelpointe.net Legal Description of Subject Property Legal: Lots 7, 8, 9 and 10 Block 92, Okeechobee, Florida Location: 210 NW 5th Street, Okeechobee, FL Parcel Identification Number: 3- 15- 37 -35- 0010- 00920 -0070 General Description Ms. Wildes has submitted an application to add personal services to the list of allow- able uses in the CPO District. If this request is approved by the City Council, the Applicant intends to use the vacant office building space located at 210 NW 5th Street. The building contains 6,746 square feet of heated floor space. Ms. Wildes has proposed two different options for consideration. These involve the following mix of uses: OPTION 1 OPTION 2 4,000 square foot fitness center 4,000 square foot fitness center 2,400 square feet of office space 1,500 square feet of office space 346 square feet of storage space. 1,246 square feet of storage space. In order to meet the parking requirements for the mix of uses under each option, Ms. Wildes is requesting approval for five (5) off -site parking spaces under the provisions of §90- 511(a)(2). The off -site spaces are to be leased from the owner of the 300 Plaza located immediately west of the proposed fitness center. Serving Florida Local Governments Since 1988 1 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC She is also requesting reduction in the number of required parking spaces under §90- 485(a), which allows for the use of surplus on- street parking, that is not needed by other uses, to be counted towards the off - street parking requirement for the uses proposed for 210 NW 5th Street. Basic Site Characteristics Future Land Use Zoning District Use of Property Land Area Existing Commercial CPO Vacant, former office building 0.642 acres Proposed Commercial CPO Fitness Center, office use and associated storage 0.642 acres 'Adjacent FLUM Classifications, ,Zoning ;,Districts, and Existing Land Use Future Land Use North: Zoning District Existing Land Use Future Land Use East Zoning District Existing Land Use Future Land Use South Zoning District Existing Land Use Future Land Use West: Zoning District Existing Land Use Single- Family CPO Two single - family residences Commercial CPO Offices Public North one- third, CPO; balance PUB North one -third vacant, balance County offices Commercial CPO Offices Following is the Staff analysis of the project's consistency with the various City requirements and regulations. Serving Florida Local Governments Since 1988 2 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC Comparison of Proposal with LDC Standards and Requirements Sec. 90 -512, Off - street parking requirements. Health club: 1 space per 150 square feet of floor area Office: 1 space per 300 square feet of floor area Storage No parking required Parking Requirements 210 NW 5th Street 7,600 Square Feet of Floor Area OPTION 1 OPTION 2 4,000 sf fitness center = 26.7 spaces 4,000 sf fitness center = 26.7 spaces 2,400 sf office space = 8.0 spaces 1,500 sf office space = 5.0 spaces 1,200 sf storage space = no spaces 2,100 sf storage space = no spaces . Total spaces required:= 34.7 Total spaces required: = 32 There are presently a total of 20 parking spaces on the site, of which one is desig- nated for the handicapped. Therefore, in order to use the property as proposed under Option 1, another 15 spaces are necessary. Under Option 2, another 12 spaces are required. OPTION 1 Ms. Wildes is employing a two -prong approach to address the need for some of the additional 15 spaces. 1. Part one is to request approval for five off -site parking spaces under Sec. 90- 511(a)(2). She has obtained permission from the owner of the 300 Plaza, located immediately to the west, for the use of five of the 27 spaces located in that building's parking lot. According to the Property Appraiser's records, the 300 Plaza building has 6,746 square feet of heated space. If all of this space is occupied and used only for office uses, the required parking for the 300 Plaza is 22 spaces. [6,746 _ 300 = 22.49 spaces, rounded down to 22 as required under §90- 482(2)]. Since there are 27 spaces in the 300 Plaza parking lot, five of the spaces could be available for lease to Ms. Wildes to meet the off - street parking requirement for her proposed fitness center. Serving Florida Local Governments Since 1988 3 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC The off -site parking spaces would be somewhere between 340 feet and 450 feet from the entrance to the building, depending upon where in the lot the spaces will be located. The route is a direct, unencumbered walk along the sidewalk on the north side of NW 5th Street, with no need to cross any street. We believe the location of the off -site parking would be reasonably convenient and adequately serve the proposed fitness center. The Applicant has submitted a "Shared Parking Agreement" with the owner of the 300 Plaza to "...share our 5 excess parking spaces with Beasts & Barbells, LLC ..." However, the term of the agreement contains a provision that negates the ability of the City to rely upon those five (5) parking spaces being available to Beasts & Barbells for as long as they are needed. Specifically, the agree- ment states "This agreement shall expire upon the 'use' of either of the subject buildings resulting in a higher, more intense parking requirement." The preceding caveat in the parking agreement could result in the 300 Plaza accepting a new tenant, the parking requirement for which would increase the number of required spaces for the 300 Plaza building beyond the minimum of 22 spaces. If this were to occur, the agreement would expire and Beasts & Barbells would not have sufficient parking to meet the number of spaces required by the LDC. The agreement should ensure that the Applicant would have an adequate number of parking spaces as long as they are needed. A development order should not be issued for a use if adequate parking cannot be guaranteed. 2. The second part to the Applicant's approach is to request a reduction in the number of required parking spaces through the use of surplus on- street parking as allowed under §90- 485(a). Section §90- 485(d) limits the reduction to not more than 20% of the required parking. I visited the site recently and observed the on- street parking in the immediate vicinity of the subject property. At 4:00 PM on Tuesday September 30th I found five spaces immediately in front of 210 NW 5th Street and perhaps one or two spaces in front of the 300 Plaza that were not occupied and could potentially be considered "surplus" and available to the patrons of 210 NW 5th Street These seven (7) spaces represent exactly 20% of the parking requirement and could provide the basis for reducing the Applicant's off - street parking require- ment. Therefore, if the TRC determines that these seven (7) on- street parking spaces are "surplus ", the required number of off - street parking spaces for 210 NW 5th Street could be reduced to 28. However, even if the Applicant were guaranteed the availability of the five spaces in the 300 Plaza parking lot, there would still only be 25 off- street parking spaces available (20 on -site and 5 off - site). Three spaces short of the requirement. Serving Florida Local Governments Since 1988 4 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC In her application, Ms. Wildes also asked if she could use the available on- street parking for these three spaces. If allowed, this would mean granting a reduction of 10 spaces which is 28.6% of the 35 required. First, we don't believe that there are three (3) more spaces in the immediate vicinity that could be considered surplus. Secondly, §90 -485 (d) limits the reduction to not more than 20% and the additional reduction for on- street parking would not be allowed. Conclusion: Option 1 does not meet the requirements of the LDC and should not be approved. OPTION 2 Ms. Wildes asked if Option 1 were not viable could she employ Option 2, which reduces the office space from 2,400 square feet to 1,500 square feet, thereby decreasing the off - street parking requirement to 32 spaces. OPTION 2 4,000 sf fitness center = 26.7 spaces 1,500 sf office space = 5.0 spaces 2,100 sf storage space = no spaces . Total spaces required: = 31.7 The use of the five (5) off -site parking spaces located on the parking lot of the 300 Plaza is still the first part of this option. The second part also involves the request for a reduction in the parking requirement based on the presence of surplus on- street parking in the immediate vicinity. However, because the parking requirement has been lowered to 31.7, the maximum allowable reduction is 6.34 spaces, reduc- ing the off - street parking requirement to 25.36. This rounds to a requirement for 25 off - street parking spaces. Conclusion: If the Applicant can obtain an agreement from the owner of the 300 Plaza that guarantees the unconditional continued use of the excess five spaces, and if the TRC determines that the six spaces observed as vacant at 4:00 PM on Tuesday September 30th are surplus and available to the patrons of 210 NW 5th Street, Option 2 could be considered consistent with the LDC and could be recommended to the City Council for approval. Serving; Florida Local Governments Since 1988 5 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC Recommendations The problem we have is that the "Parking Agreement" does not adequately ensure that the five off -site parking spaces in the parking lot of the 300 Plaza will be avail- able for use by the patrons of 210 NW 5thStreet for as long as they are needed. Therefore, while Option 2 may provide for the required number of spaces, because good planning practice dictates that a city should not issue a development order for a use if adequate parking cannot be guaranteed, we offer the following recommendations: 1. The TRC recommend approval to the City Council of Option 2 with a reduction of up to six required off - street parking spaces and the provision of five off -site parking spaces, with the stipulation that: a. The Applicant obtains an agreement from the owner of the 300 Plaza that guarantees to the owner of 210 NW 5th Street the availability of at least five parking spaces located in the parking lot of the 300 Plaza for the use of patrons of 210 NW 5th Street, and which spaces are in excess of the off - street parking requirement for the uses located in the 300 Plaza, for as long as the five parking spaces are needed to meet the off - street parking requirement for the uses located at 210 NW 5th Street. b. There continue to be at least 20 parking spaces in the parking lot asso- ciated with 210 NW 5th Street, one of which must be designated parking for the handicapped. 2. Alternatively, lacking an agreement acceptable to the City for the off -site park- ing, approval could be granted for a reduction of up to five required parking spaces. This would allow the Applicant to develop in a manner supportable by a base requirement for 25 required parking spaces. For example, she could operate 3,450 square feet of gym (requires 23 parking spaces) and 600 square feet of office space (requires two parking spaces); or, any other variation in the mix that results in an off - street parking requirement of 25 spaces. The balance of the building would be limited to storage of equipment and materials, etc. associated with the gym or office uses. This alternative would be accomplished through a recommendation by the TRC and approval by the City Council of a parking reduction of five (5) spaces and continued provision of 20 off - street parking spaces) in the on -site parking lot Serving Florida Local Governments Since 1988 6 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC (one of which would be for the handicapped). Submitted by: Wm. F. Brisson, AICP Planning Consultant October 8, 2014 TRC Hearing date: October 16, 2014 Serving Florida Local Governments Since 1988 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14-004-TRC • • MI.. •• 2 St. 61 FUTURE LAND USE MAP Subject Property 60 NW 7th St. 73 al 1O5 NE 41 c om p LAND REHENSIVE PLAN USE siNGLE- FAMILY MULTI - FAMILY COMMERCIAL INDUSTRIAL PUBLIC FACILITIES RESIDENTIAL MIXED USE Serving Florida Local Governments Since 1988 8 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC 11.1■111 la 62 ZONING MAP Subject ,Property 60 NW 7th St. 95 104 St, 127 94 93 105 -126 ZONING - Cgp CCL ": 5J :!,15.:'. O;sTRI:, ED CitV - NEAVY COMMERCIAL - LIGHT CC MR /ERC IAL CCNIM P40FE^ ffIC NA.;. t, -_ N - NOLOING INO - i NOJS'? LA_ a.)@ - PUBLIC FACGITIsL RIVF RE_IOENTIAL VJ- _TIPAS " v R4'H - RECIDENTIAL MOBILE NOM? R -SF1 - RECIDENTIAL-SINGLE FAMILY =_._ -.EiDEN TIAL SINGLE FAMILY ;2: "4i% 5 z Serving Florida Local Governments Since 1988 106 125 138 1 Fri 107 eN 124 z 139 11111- NE 4th 9 Staff Report Parking Reduction Applicant: Donna Wildes, dba Beasts & Barbells, LLC Petition No.: 14- 004 -TRC AERIAL PHOTOGRAPH SHOWING EXISTING LAND USES allti Serving Florida Local Governments Since 1988 10