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2015-01-156,1 / c'enot tiny S is 1;14 u MINUTES OF THE TECHNICAL REVIEW COMMITTEE THURSDAY, JANUARY 15, 2015, 10:00 A.M. CITY OF OKEECHOBEE 55 Southeast 3rd Avenue Okeechobee, Florida 34974 Page 1 of 4 I. CALL TO ORDER — Chairperson. The January 15, 2015, Technical Review Committee meeting was called to order at 10:02 a.m. by Chairperson Whitehall. II. STAFF ATTENDANCE — Secretary. Voting Members: City Administrator Brian Whitehall - Present Building Official Jeffrey Newell - Present Police Chief Denny Davis - Present Fire Chief Herb Smith — Present (accompanied with Lieutenant Crum) Public Works Director David Allen — 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 — Absent OUA Executive Director John Hayford — Present School District Representative - Absent Committee Secretary Patty Burnette - Present III. MINUTES — Secretary. Police Chief Davis moved to dispense with the reading and approve the October 16, 2014, regular meeting minutes; seconded by Building Official Newell. Motion carried unanimously. IV. NEW BUSINESS — Chairperson. Site Plan Review Application No. 14- 005 -TRC, was submitted by Mr. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, in regards to modifying the approved site plan for converting an existing 5,000 square foot former bank building into a Dunkin Donuts restaurant with drive- through service on Lots 7 to 9 of Block 153, City of Okeechobee subdivision, and located at 205 NE Park Street, by revising the mix of floor space, adding a parking space and requesting a parking reduction. Planning Consultant Brisson presented his findings, contained in the Planning Staff Report, explaining, the Applicant received approvals for Special Exception No. 14- 001 -SE on May 15, 2014, and Site Plan No. 14-003 - TRC on July 17, 2014, for a drive - through service associated with a Dunkin Donuts coffee and donut shop in the former 5,000 square foot First Bank of Indiantown building. The approved site plan was for 1,000 square feet for the restaurant and 4,000 square feet of storage space served by 17 off - street parking spaces. The Applicant now wishes to change the mix of floor space which results in the need for 30 off- street parking spaces. Use Square Feet Parking factor Parking Req'd Restaurant 2,000 One space /75 sq. ft. 26.67 Office 400 One space /300 sq. ft. 1.33 Playroom 300 No parking required 0.00 Storage 2,300 One space /1,000 sq. ft. 2.30 TOTAL (rounded) 5,000 30 TRC - January 15, 2015 - Page 2 of 4 IV. NEW BUSINESS CONTINUED. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, 14- 005 -TRC continued. To address the additional parking required by these changes, the Applicant wishes to modify the site plan by adding a parallel parking space to the southwest corner of Lot 7, thereby increasing the on -site parking to 18. This space would fall in the visibility triangle, which is prohibited. Mr. Steve Dobbs, the Project Engineer, questioned this since the space did not fall within FDOT's site triangle, and should be allowed. Mr. Brisson explained that the City's visibility triangle is formed by a straight line connecting two points located on and 35 feet from the intersection of two street property lines. This parking space occupies almost twelve feet of that area. The Committee conveyed this space was unsafe, as the line of site could be compromised, cause congestion with traffic maneuvering around it, and is within the visibility triangle. In addition, the Applicant is requesting a favorable recommendation for approval of a parking reduction amounting to 12 spaces, representing a reduction of 40 percent. Since the parallel parking space is not appropriate, a parking reduction of 13 spaces, or 43 percent, will be needed. The City code allows for up to an 80 percent reduction in the Central Business District. However, Section 90- 485(a) states that the parking reduction may only be granted to the extent "... that there is a surplus of on- street parking in the immediate vicinity of the proposed use that is not required by other uses..." In regards to the availability of spaces conveniently located, in the immediate vicinity, the "On- Street Parking Exhibit" dated September 30, 2014 in the Traffic Study, shows four new striped angled spaces along the east side of Northeast 2nd Avenue. These four spaces could be considered as potential on- street parking for the purposes of the requested reduction. The Exhibit also shows four, newly lined, angled parking spaces along the west side of Northeast 2nd Avenue, just north of the southernmost driveway entrance to the parking lot of the CVS building. It appears that some spaces previously existed at this location, although the lines have either worn off or painted over so as not to be clearly identified as parking spaces. These four spaces could be considered as potential on- street parking for the purposes of the requested reduction as well. The graphic taken from Appendix F of the Calvin, Giordano and Associates, Inc., (CGA) Traffic Study shows 15 parking spaces on the east and west sides of Northeast 2nd Avenue, which is adjacent to the proposed Dunkin Donuts. Planner Brisson suggested the five spaces on the west side (varying from 300 to 350 feet) and seven of the 10 on the east side (between 190 to 315 feet) are too far for walking distance to the entrance. But agreed the three southernmost spaces (between 190 to 235 feet) are of walking distance to the entrance. It must also be proven that these spaces are not utilized by existing businesses in the immediate area. The CGA engineers based their conclusions that all 15 spaces are within an acceptable walking distance for customers of Dunkin Donuts on two different documents that spoke of shared parking and acceptable walking distances. While there are references to shoppers, shopping centers, and offices, nowhere in either document is there any mention of convenience establishments similar to a Dunkin Donuts. Mr. Brisson suggested that the maximum walking distance from required parking to such types of convenience establishments should be limited to about 200 feet based on observations from nearby establishments. In regards to the availability of spaces that are not needed by other businesses, Mr. Brisson pointed out that obviously since the eight, in total, on- street spaces on the east and west sides of Northeast 2nd Avenue were not identified as such in the past, there is no history of them being needed by other businesses in the immediate vicinity. Therefore, these eight spaces meet both of the requirements of Section 90- 485(a). Parking utilization data was collected by CGA on November 17, 2014, between 7:00 and 9:00 am for the five spaces along the west side and 10 spaces along the east side of Northeast 2nd Avenue. These observations were recorded to evaluate on- street parking conditions during the peak period when trip generation for the Dunkin Donuts and associated uses would be at their maximum. The data showed most of the spaces were being used by other nearby businesses between the hours of 8:00 and 9:00 am. Therefore, Mr. Brisson's opinion was that while some of the spaces are available part of the time during the morning peak, they are not sufficiently available to Dunkin Donuts to be considered unused by other businesses. TRC - January 15,2015- Page 3 of 4 IV. NEW BUSINESS CONTINUED. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, 14- 005 -TRC continued. Mr. Dobbs stated that his observation was the on- street spaces were being occupied by area businesses instead of using their on -site spaces. He further added he was of the opinion that none of the spaces were too far away from the proposed Dunkin Donuts, as people will park wherever they need to in order to get there. Mr. Jankristof Devastey, Engineer, CGA, was present and stated that the parking observation study was conducted for only one day as this is the standard. There is no industry standard for what an acceptable walking distance is. The rule of thumb was between 300 to 600 feet. It was suggested by Planner Brisson that maybe a more thorough, week long parking observation study be conducted that could provide the basis that a Dunkin Donuts location in Okeechobee would have a demand for parking Tess than that required under current parking regulations. Planning Staff recommended limited approval of the parking reduction only to the following extent and under the following conditions: Since the proposed eighteenth on -site parking space violates the visibility triangle, the number of on -site parking spaces remains at 17 as approved on July 17. A parking reduction for up to eight spaces is approved based on the availability of four new on- street angle parking spaces to be marked along the west side of Northeast 2nd Avenue and four new on- street angle parking spaces to be marked on the east side of Northeast 2nd Avenue, as shown on the Applicant's "On- Street Parking Exhibit." The mix of uses in the Dunkin Donuts building is limited to that which can be supported by 25 parking spaces. Chief Davis asked whether there was information as to how much business could be projected to use the drive through. Mr. Al Zakhary, applicant, stated that 60 -65 percent of the business is drive through business received in the morning. A rule of thumb his managers will use is, the drive through customers will be waited on first before those patrons physically coming into the building. Their peak time is between 7:30 and 8:00 am. County Environmental Health Department: No issues were received. OUA: No issues were received. Building Official: Building Official Newell was in agreement with the Planner's report. Public Works: The eight parking spaces along Northeast 2nd Avenue would need to be re- striped by the applicant. Police Department: Chief Davis was in agreement with the Planner's report. Fire Department: Chief Smith was in agreement with the Planner's report. Motion and second offered by Building Official Newell and Public Works Director Allen to recommend the City Council approve the parking reduction of eight spaces based on the following conditions for a Dunkin Donuts restaurant with a drive - through service located at 205 NE Park Street: 1. Since the proposed eighteenth onsite parking space violates the visibility triangle, the number of on -site parking spaces remains at 17 as approved on July 17, 2014. 2. A parking reduction for up to eight spaces is approved based on the availability of four new on- street angle parking spaces to be marked along the west side of Northeast 2nd Avenue and four new on- street angle parking spaces to be marked along the east side of Northeast 2nd Avenue, as shown on the Dunkin Donuts Northeast 2nd Avenue Store On- Street Parking Exhibit dated September 30, 2014. TRC - January 15, 2015 - Page 4 of 4 IV. NEW BUSINESS CONTINUED. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, 14- 005 -TRC continued. 3. The mix of uses in the Dunkin Donuts building is limited to that which can be supported by 25 parking spaces, the 17 previously approved on site spaces and eight on- street spaces deemed to be surplus spaces in the immediate vicinity of the Dunkin Donuts facility. Following is an example of a mix of uses supportable by 25 parking spaces:_1,600 square feet of restaurant (21.33 spaces), 400 square feet of office (1.33 spaces) 2,817 square feet of storage (2.82 spaces) with the remaining 300 square feet of space being devoted to a play room, which requires no parking. Parking requirement is 25.48 spaces and is rounded down to 25. The action is for Site Plan No. 14- 005 -TRC as revised. Motion carried unanimously. V. ADJOURNMENT— Chairperson. There being no further items on the agenda, Chairperson Whitehall adjourned the Technical Review Committee meeting at 10:46 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. Bria Whitehall, Chair. -rson / ATTEST: Pat M. Burnette, Secretary �m CITY OF OKEECHOBEE JANUARY 15, 2015 TECHNICAL REVIEW COMMITTEE HANDWRITTEN MINUTES I. CALL TO ORDER - Chairperson: January 15, 2015 Technical Review Committee Meeting, 1-0:00 a.m. IL STAFF ATTENDANCE - Secretary Administrator Whitehall Building Official Newell Chief Davis Chief Smith Engineer Public Works Director Allen Present Absent Position vacant at this time Non -Voting Ex- Officio Member: Attorney Cook County Health Department McCoy OUA Executive Director Hayford Senior Planner Brisson School Representative Secretary Burnette III. MINUTES - Secretary. A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the October 16, 2014 regular meeting. moved to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the October 16, 2014 regular meeting; seconded by VOTE YEA NAY ABSTAIN ABSENT Allen Davis Newell Smith Whitehall -- APPROVED DENIED CITY OF OKEECHOBEE JANUARY 15, 2015 TECHNICAL REVIEW COMMITTEE HANDWRITTEN MINUTES J.oa, I. CALL TO ORDER - Chairperson: January 15, 2015 Technical Review Committee Meeting, 10:60 a.m. II. STAFF ATTENDANCE - Secretary Administrator Whitehall Building Official Newell Chief Davis Chief Smith Engineer Public Works Director Allen Present Absent Position vacant at this time Non - Voting Ex- Officio Member: Attorney Cook County Health Department McCoy OUA Executive Director Hayford Senior Planner Brisson School Representative Secretary Burnette III. MINUTES - Secretary. A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the October 1 P:i, 2014 regular meeting. �f rid , moved to dispense with the reading and approve the Summary of Technical Review Committee `�, Minutes for the October 16, 2014 regular meeting; seconded by VOTE YEA NAY ABSTAIN ABSENT Allen Davis Newell Smith Whitehall APPROVED DENIED IV. NEW BUSINESS - Chairperson. A. Site Ran Review Application No. 14- 005 -TRC, was submitted by Mr. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, in regards to modifying the approved site plan for converting an existing 5,000 square foot former Bank building into a Dunkin Donuts restaurant with drive - through service located at 205 NE Park Street, Okeechobee, FL. by revising the mix of floor space, adding a parking space and requesting a parking reduction - Senior Planner. Discussion: B. Motion: moved to approveldeny site plan review submitted by Mr. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, in regards to modifying the approved site plan for converting an existing 5,000 square foot former Bank building into a Dunkin Donuts restaurant with drive - through service located at 205 NE Park Street, Okeechobee, FL. by revising the mix of floor space, adding a parking space and requesting a parking reduction; seconded by Contingencies: VOTE YEA NAY ABSTAIN ABSENT Allen Davis Newell Smith Whitehall APPROVED DENIED V. ADJOURNMENT — Chairperson. There being no further items on the agenda, Chairperson adjourned the Technical Review Committee Meeting at a.m. 2 :lpaec if 16 pa vaIle1 5pa 1)0 ce t v►sabl1f --ioau c t14jyts C t3 D �J t S i Nen 1,e, r2) ) 01-- L-c ie plan farm DOT {'k.t.ls Sieve Dobos, af�� car; p)vl� q,e L) .4.4,- 4 -het', a ircL. C w f 4 , ht t: r 5) ct-ts fan. a. /Jilt. 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Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC.14 -005 -TRC continued. Motion aid second offered by Building Official Newell and Public Works Director Allen to recommend the City Council approve the parking reduction of eight spaces based on the following conditionslcriterial: 1.Since the proposed eighteenth onsite parking space violates the visibility triangle, the number of on -site parking spaces remains at 17 as approved on July 17, 2014. 2. A parking reduction for up to eight spaces is approved based on the availability of four new on- street angle parking spaces to be marked along the west side of Northeast 2nd Avenue and four new on- street angle parking spaces to be marked along the east side of Northeast 2nd Avenue, as shown on the Dunkin Donuts NE 2nd Avenue Store On- Street Parking p. chibit dated 9130114. 3. The mi of uses in the Dunkin Donuts building is limited to that which can be supported by 25 parking spaces, the 17 previously approved on site spaces and eight on street spaces deemed to be surplus spaces in the immediate vicinity of the Dunkin Donuts facility. Followincis an example of a mix of uses supportable by 25 parking spaces: 1,600 square feet of restaurant (21.33 spaces), 400 square feet of office (1.33 spaces) 2,817 square feet of storage (2.82 spaces) with the remaining 300 square feet of space being devoted to a play room, which requires no parking. Parking requirement is 25.48 spaces and is rounded down to 25. The action is for Site Plan No. 14-005-TRC as revised. Motion carried unanimously. CITY OF OKEECHOBEE TECHNICAL REVIEW COMMITTEE OFFICIAL AGENDA JANUARY 15, 2015 CITY HALL, COUNCIL CHAMBERS 55 SOUTHEAST 3RD AVENUE OKEECHOBEE, FLORIDA 34974 I. CALL TO ORDER JANUARY 15, 2015, 10:00 a.m. - Chairperson. II. STAFF ATTENDANCE - Secretary. Voting Members: David Allen, Public Works Director Denny Davis, Police Chief Jeffery Newell, Building Official Herb Smith, Fire Chief Brian Whitehall, Administrator Non - Voting Ex- Officio Member: III. MINUTES - Secretary. Doug McCoy, Okeechobee County Health Department John Hayford, Okeechobee Utility Authority Bill Brisson, Senior Planner, LaRue Planning and Management John Cook, City Attorney School Representative Patty Burnette, Secretary A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the October 16, 2014 regular meeting. IV. NEW BUSINESS - Chairperson. A. Site Plan Review Application No. 14- 005 -TRC, was submitted by Mr. Albert Zakhary, on behalf of the property owner, PMA Okeechobee Realty LLC, in regards to modifying the approved site plan for converting an existing 5,000 square foot former Bank building into a Dunkin Donuts restaurant with drive - through service located at 205 NE Park Street, Okeechobee, FL. by revising the mix of floor space, adding a parking space and requesting a parking reduction - Senior Planner. V. ADJOURNMENT TECHNICAL REVIEW COMMITTEE MEETING — 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 disability 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 City'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 in the matter of a -s.,,d i..: in the 19th Judicial District of the Circuit Court of Okeechobee County, Florida, was published in said newspaper in the issues of t ' it 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. Sworn to and-subscribed before me this cri- day of 1,4,,, Notary Public, State of Florida at Large Katrina Elsken AD ANGIE BRIDGES MY COMMISSION # EE 177653 --14,8.4:01:" Bonded EXPIR Thar Notary Public Underwriters PUBLIC NOTICE TECHNICAL REVIEW COMMITTEE MEETING NOTICE NOTICE IS HEREBY GIVEN that the City of Okeechobee Technical Re- view Committee (TRC) will conduct a regular meeting on Thu Jan 15, 2015, at 10 AM, at City Hall, 55 SE 3rd Ave, Rm 200, Okeechobee, FL. The public is invited and encouraged to attend. The agenda may be ob- tained from cityofokeechobee.com or by calling the General Services Office, 863 - 763 -3372 x218. ANY PERSON DECIDING TO APPEAL any decision made by the TRC with respect to any matter considered at this meeting will need to ensure a verbatim record of the proceeding is made and the record includes the testi- mony 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 accommodation to participate in this proceeding, contact the General Services Department 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 ,TRC 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: City Administrator Brian Whitehall 469088 ON 1/9/2015 • CITY OF OKEECHOBEE Application for Site Plan Review Page 1 of 2 Rev. 04/11 �' 0 , (.;Se _ i, 9 ' ),.. .: rn u- ` ` " i Q ° ", `•� 0 vi. �� 1 City of Okeechobee General Services Department 55 S.E. 3 Avenue, Room 101 Okeechobee, Florida 39974 -2903 Phone: (863) 763 -3372, ext. 218 Fax (863) 763 -1686 e-mail: clement@cityofokeechobee.com Date Received N I- -1 t ' r Application No. '� -f�'t t , Fee Paid: �(�, � ' t$= 1 , Receipt No. p K1 �J Hearing Date: i `yam\ APPLICANT INFORMATION 1 Name of property owner(s): PMA Okeechobee Realty LLC 2 Owner mailing address: 6579 Marbletree Lane, Lake Worth, FL 33467 13 Name of applicant(s) if other than owner: Albert Zakhary 4 Applicant mailing address: 4993 Highway 441 South, Okeechobee, FL 34974 5 Name of contact person (state relationship): Steven L. Dobbs (Engineering Consultant) 6 Contact person daytime phone(s): (863) 824 -7644 7 Engineer: Name, address and phone number: Steven L. Dobbs 1062 Jakes Way, Okeechobee, FL 34974 (863) 824 -7644 8 Surveyor: Name, address and phone number: Leland Dyals 304 SW 3rd Ave, Okeechobee, FL 34974 (863) 763 -4909 PROPERTY and PROJECT INFORMATION g Property address /directions to property: 205 N.E. Park Street, Okeechobee, Florida 34972 ; From Highway 441 North and 70 Intersection - one block east. Property is North of S.R. 70E. 10 Parcel Identification Number 3- 15- 37 -35- 0010 - 01530 -0070 11 Current Future Land Use designation: Commercial 12 Current Zoning district: Commercial Business District (CBD) 13 Describe the project including all proposed uses, type of construction and conceptual building layout, how the business or use is expected to operate on the site, including but not limited to: number of employees expected; hours of operation; location, extent and type of any outdoor storage or sales, etc., and fire flow layout. Use additional page if necessary. Drive -Thru Dunkin' Dounuts 14 Describe existing improvements on property (for example, the number and type of buildings, dwelling units, occupied or vacant, etc.). Use additional page if necessary. 1- Vacant Building 15 Total land area in square feet (if less than two acres): 21,257.28 sf or acres: 16 Is proposed use different from existing or prior use (.__ -Yes) (X No) Rev. 04/11 CITY OF OKEECHOBEE Application for Site Plan Review Page 2 of 2 17 Number and description of phases: 1 Phase - Construction of parking lot for service drive -thru 18 Source of potable water: OUA 19 Method of sewage disposal: OUA For questions relating to this application packet, call the General Services Dept. at (863) - 763 -3372, Ext. 218 Rev. 04/11 ATTACHMENTS REQUIRED FOR ALL APPLICATIONS 20 Applicant's statement of interest in property The applicant owns the property. 21 One (1) copy of last recorded warranty deed 22 Notarized letter of consent from property owner (if applicant is different from property owner) 23 Three (3) sealed boundary and topographic, "as is" surveys of the property involved including: a. certified boundary survey, date of survey, surveyor's name, address and phone number b. Legal description of site and parcel number c. Computation of total acreage to nearest tenth of an acre 24 Two (2) sets of aerials of the site. 25 Eleven (11) copies of sealed site plan drawings (see attached checklist for details to be included in site plan) 26 Eleven (11) copies of drawing indicating facades for all buildings, including architectural elevations. 27 Eleven (1.1) copies of landscape plan, including a separate table indicating the number of trees and shrubs by type and showing both the official and common name of each type of tree and shrub. 28 Three (3) copies of sealed drainage calculations 29 Attach a Traffic Impact Study prepared by a professional transportation planner or transportation engineer, if the rezoning or proposed use will generate 100 or more peak hour vehicle trip ends using the trip generation factors for the most similar use as contained in the Institute of Transportation Engineers most recent edition of Trip Generation. The TIA must identify the number of net new external trips, pass -bay calculations, internal capture calculations, a.m. and p.m. peak hour trips and level of service on all adjacent roadway links with and without the project. 30 Nonrefundable application fee: $1,000.00 plus $30.00 per acre. NOTE: Resolution No. 98-11 Schedule of Land Development Regulation Fees and Charges — When the cost for advertising publishing and mailing notices of public hearings exceeds the established fee, or when a professional consultant is hired to advise the City on the application, the applicant shall pay the actual costs. NOTE: Submissions will be reviewed by the City Engineer and City Planner for all necessary documentation. The Applicant will be notified at least 10 days prior to the TRC meeting whether or not additional information is require to proceed or if the review will be rescheduled to the next TRC meeting. Confirmation of Information Accuracy 1 hereby certify that the information in this application is correct. The information included in this application is for use by the City of Okeechobee in processing my request. False or misleading information may be punishable by a fine of up to $500.00 and imprisonment of up to 30 days and may resulting the summary denial of this application. Albert Zackary September 29, 2014 Sign tore Printed Name Date For questions relating to this application packet, call the General Services Dept. at (863) - 763 -3372, Ext. 218 Rev. 04/11 September 30, 2014 City of Okeechobee 55 SE 3rd Avenue Okeechobee, FL 34974 Job No.: 2014 -013 Subject: Dunkin' Donuts Drive - Through TRC Application Dear Reviewer: Enclosed find an application for a City of Okeechobee Site Plan Review Application for a Dunkin' Donuts with a Drive - Through including, two 11 x 17 On- Street Parking exhibits, three signed and sealed Drainage Calculations, 11 signed and sealed copies of the site plan, and a check in the amount of $1,000.00 for the application fee. The Warranty Deed will follow under separate cover. This is a second visit to Site Plan Review for this project and the object is to allow one more parking space onsite as well as request a parking reduction, which has to come from the Technical Review Committee as a recommendation to the City Council. Should you have any questions or comments, please do not hesitate to call me at 863 -824- 7644. Sincerely, Steven L. Dobbs, P.E. President Enclosures Cc: Al Zakhary File 1062 Jakes Way, Okeechobee, FL 34974 Phone: (863) 824 -7644 Cell: (863) 634 -0194 Email: sdobbs @stevedobbsengineering.com Website: www.SteveDobbsEngineering.com Project Name: Dunkin' Donuts Future Land Use: Commercial Zoning: Commercial Business District Setbacks: Front Req 0 Provided 20 E. Side Req 0 Provided 0 W. Side Req 0 Provided 64 Rear Req 0 Provided 0 W/O Parking Reduction and 1 additional space Restaurant 1 space per 75 gross sf Restaurant Dining Area 1075 gross sf +75 sf Required Parking: 14 spaces Storage 1 space per 1000 gross sf Storage Area 3925 gross sf -75 sf Required Parking: 4 spaces 18 With 80% Parking Reduction: Restaurant 1 space per 75 gross sf Restaurant Dining Area 2000 gross sf + 1000 sf Required Parking: 27 spaces Storage 1 space per 1000 gross sf Storage Area 2456 gross sf -1,544 sf Required Parking: 2 spaces Playroom 1 space per 300 gross sf Private Club 144 gross sf +144 sf Required Parking: 1 spaces Office 1 space per 300 gross sf Office Area 400 gross sf +400 sf Required Parking: 1 spaces 31 Handicapped Parking 1 space per every 25 spaces minimum 1 Required Handicapped Parking 1 Hanicapped Parking Provided 1 Total Parking Required 18 Parking Provided 18 Impervious Area Allowable Impervious Area: Proposed ISR 100% 100% Engineer's Report Site Development Improvements Associated with a 0.49 acre Dunkin' Donuts Store for PMA Okeechobee Realty, LLC City of Okeechobee, Florida Prepared September 2014 By: Steven L. Dobbs, P.E. # 48134 Steven L. Dobbs Engineering, LLC Florida Certificate of Authorization No. 29206 1062 Jakes Way Okeechobee, FL 34974 1 Purpose: The purpose of this report is to provide the City of Okeechobee and the Florida Department of Transportation with the calculations and documentation to demonstrate that the proposed modifications to the existing structure and site for Dunkin' Donuts complies with applicable state and local requirements. Existing Conditions: The site is 0.49 acres in size and is located in Sections 15, Township 37 South, Range 35 East. It is located in the City of Okeechobee, on the northeast corner of SR 70 and NE 2' Avenue, on the following parcel (Parcel ID 3- 15- 37 -35- 0010 - 01530 - 0070). The site is currently fully developed with an existing 5,000 sf building and ancillary parking. At the May meeting of the City of Okeechobee Appeals and Adjustments Board, a special exception for a drive thru was granted to the parcel. The current drainage onsite is directed toward an exfiltration system and no changes are proposed for this existing system, which apparently work adequately. At the July 17, 2014 meeting of the TRC, the site plan was approved with 17 onsite parking spaces and allowed in the existing 5,000 sf building to serve 1,000 sf of restaurant space and 4,000 sf of warehouse space. Proposed Project: This request is to modify the approved site plan to add one more parking space to the plan and to request an 80% parking variance since this parcel is in the Central Business District. There are no other changes proposed with this application. Potable water and wastewater service is provided by OUA and no change is proposed. Parking: As shown on the attached exhibit, there are previously lined 4 parking spaces on the west side of NE 2 °d Avenue, which are not typically used, if the City allowed 4 angled parking spaced to be lined on the east side of NE 2' Avenue, which are currently not used, additional on street parking would allow a 50% parking reduction without using any additional spaces on the street. Dunkin Donuts states their peak time is between 7:30 am until 8:00 am. They are basically cleared out by 8:30 am. There are currently 4 businesses in the building north of this facility a Raulerson Hospital Doctor's office to the north of the facility that also uses on- street parking, whose office hours are 8:00 am until 5:00 pm, but they do not start seeing patients until 9:00 am; Flower Petals, whose office hours are 8:00 am until 5:00 pm; Marder Dermotology, whose office hours are 10:00 am — 3:00 pm every other Tuesday; and My Aunt's House, the Closet, which is by appointment only. The difference between the 8 parking spaces identified above and the requested 80% parking reduction are 5 spaces. There are currently 12 spaces to the north half of the block that are available for parking and with the timing of the use there should be not conflict with the neighbors should those spaces be required. Drainage Considerations: The site is currently almost 100% impervious and no changes are proposed and as stated earlier the existing stormwater system will remain intact. Off -Site Drainage: There is off -site drainage anticipated as there are no site modification proposed that will alter the existing flow. Construction Recommendations: Runoff and/or any water generated by short-term dewatering during construction will be contained on -site within the existing stormwater system. Conclusions: In my professional opinion, the proposed construction should have no impact to existing drainage patterns off -site and should have no impact on off-site areas. The recommendations above should be followed during and after the site work until such time as the ground surface has been adequately stabilized to prevent the off -site transport of any soil or suspended solids. The proposed design and construction will comply with applicable state and local requirements. 2 rGt'.2'r JOHN 0, CAZSELS, JR, ?artilv CASSELS /.1".."."Ce 4l);.1)4W zridStract Cforeca=bee. FL 34:ri 74.11131 711P1 11,F..11*171'47,33101,330-00n, t-1.) Warranty Deed cf) 01 1111111111111111111111111111111 11111111 FILE Mill 201 4008ES:n;6 OR BK C I . 1 1 1 P.07.EF. TSOK CLERK OF ::IRC1.1:1 riK F(.14R47E OU4T ? FLORIDA ECORDED 09/1'7/0'; .; 01:17:16 'Pri A117 -36275C".011. F7E:i EE D(1•1, 7-.11:12RDE: F'cr r 7'9 III; tJc toYie INS Date! AI. STs.:710\1 tin CO, r ) Thh littleutury ir.rJ 15th da} oeScptenabcr. :1)14 BcrIltcn HAR8OR COIIMUNITY SANK, 2 Florida corparatios-t tkia FIRST BANK OF iNDL*1 TOWN velaae pot% ce...an h 15588 SW Warfvuld Blvd_ indiamowa, FL 2-4955 « rie Coin af Marto, Zit;z4.9 yr Florida, r3rzraar, 311 ?MA OKEECHOBEE REAL r Y, !Lc. Fiarkla Ornitcd liAtAity company ..,b:sc pt 48.1 571 Port 51. L.14-10 S1141., Port Ziiiin1 Lode., FL 31553 uf U of Saki! Lazlo State f Florida, p7nniar.', Witarmelb itna gare......r, 1:r anc at : is' i 19 ; Aril) ,41:,°co onar gacn an= vahialaaPair.ida.rahaair, aail Tar-aa-ir riala p 177 re,:tiFt aarrrairSaied, h.= .-,4ranted, and :LI the r rnahr4 .Ted graolire.'a zrta ass/gra tzto.vrg dic tic lying r1 r.Gkaacholariro C-ourity Florida, Lobs. 7, 8, id 5, Bice.* 1S3, OKEECF-lO5EE., dirni to the plat thereof rs;cortiW In Pidt, 84:2,9k 5,, Page 5, Public ReCorxls Of 011e',4•utiol:itit4Cottrly, Florida, 72;_ra?:‘,:t, rostv-Nzton% roxe-z, 17,la !"21:."..'. 2F:32 v frald 5Z/71C af. rze, In WillICSS V.hel 1,2'47 ,:;riarc zi daroz.:.ed i, our pres.:rc,::::„ Vsitr/tam,:: 774, V,/tr>71, Stol::: of 1-1nr4K• C",21.uty , 'lilt *regular ath d cf csi rs. l . aafapemb2M R.%1aTS, Pr6!nf A Rr" commimM af d: aurtica. , , pera.,azaliy 'nncAr. r„.1 [XI h z.::: tt.,.,; ttfiIA ye% GOW.11.f>iTTY BANK,. sot,ry tj LTIFFANY NESTOR ,k7111r1../ 7.--XF,,I,.. , . .. , Arri • _0.: SF: "........ - ' -I ..?....atd i•., Lilt: * 1 , 1 7,0 f EXECUTIVE SUMMARY Calvin, Giordano and Associates was retained to perform a traffic study in support of a site plan amendment for a proposed Dunkin Donuts in Okeechobee, Florida. The existing site is being converted from a Walk -In Bank to a Coffee and Donut Shop with a drive - through window. The project has an anticipated build out of December 2014 with the following proposed land uses: • 2,000 square foot Coffee /Donut Shop with Drive - Through Window 400 square foot office 300 square foot playroom 2,300 square foot warehouse Based on input from the City of Okeechobee Planning and Zoning Department, the study area will consist of' the following roadway segments and intersections: Segments SR -70 from N. Parrot Avenue to NE 2nd Avenue NE 2nd Avenue from SR -70 to NE 2nd Street Intersections SR -70 and NE 2nd Avenue (un- signalized) SR -70 and N. Parrot Avenue (signalized) A roadway link analysis was performed, under existing and proposed traffic conditions, for selected roadway segments within the study area. The analysis revealed that under existing and proposed conditions the selected roadway segments within the study area operate and will continue to operate above Okeechobee County's adopted LOS standards. An intersection analysis was performed at two (2) intersections within the study area based. The analysis revealed that the selected intersections operate and will continue to operate at an acceptable LOS (LOS D or better) during the AM and PM peak periods. A queuing analysis was performed to determine if the proposed drive - through can accommodate the traffic generated by the project. The current plans show storage for 8 vehicles (including the pick -up window). The queuing analysis yielded an average queue of 1 vehicles and a 0.03% probability of having more than 8 vehicles in queue. Based on the results of the queuing analysis, the proposed drive - through configuration provides sufficient storage to accommodate the traffic generated without spillback into the public right- o f-way. As part of' the development of the site, the applicant also requested a reduction in the amount of required parking based on Section 90 -484 (Reduction of paved parking space requirements) of the City of Okeechobee Code of Ordinances. As part of this request, the applicant is requesting to substitute a portion of the required on -site parking with available on- street parking. A parking study was completed in justification of the requested reduction and revealed that the parking provided on site supplemented by the on- street parking (existing and proposed) will be sufficient to accommodate the parking demands of the proposed site. Based on the results of this study, the traffic to be generated by the project can be accommodated by the existing roadway network, the drive - through and the reduced number of parking spaces. 2.0 Existing Conditions The study area for the proposed project is mainly agricultural. The following sections provide a brief summary of existing conditions along the roadways to be analyzed as part of this study. SR -70 /0keechobee Road SR -70 /Okeechobee Road is a four -lane divided urban arterial with a posted speed limit of 25 MPH NE 2 "d Avenue NE 2nd Avenue is a two -lane undivided urban collector with no posted speed limit. For the purposes of this study, NE 2nd Avenue will be considered a 25 MPH roadway. 2.1 Data Collection Turning Movement Counts Four -hour Turning Movement Counts (TMCs) were collected during the AM and PM peak periods, at the study intersections on Thursday November 13th, 2014. Based on the proposed type of land use, the AM and PM peak periods were selected to be 7 AM - 9AM and 4 PM - 6PM respectively. The traffic volumes were seasonally adjusted using Peak Season Adjustment Factors of 1.12 based on information from the FDOT Traffic Online website; the FDOT Peak Season Factor Report is provided in Appendix A. The seasonally adjusted traffic volumes for the AM and PM peak periods are presented in Figure 2 and Figure 3 and the raw turning movement counts are presented in Appendix A. 4 2.2 Roadway Link Analysis A Level of Service analysis for selected roadway segments was performed based on the respective AM and PM two -way peak hour Zink volumes; these volumes were derived from the turning movement counts collected at the study intersections. Consistent with procedures set in the Okeechobee County Comprehensive Plan, the respective Levels of Service were determined based on threshold values for Peak Hour Two -Way Volumes from FDOT's 2013 Quality /LOS Handbook. Based on the existing count data and the peak hours suggested by ITE for this type of land -use, the AM and PM peak hours chosen for this analysis are 7:00 AM- 8:OOAM and 4:00 PM -5:00 PM respectively. The analysis shows that under existing conditions both roadway segments operate above Okeechobee County's adopted LOS standards. The results of the Zink analysis are provided in Table 1. Table 1: Existing Conditions Roadway Link LOS Analysis Roadway From To Roadway Type LOS Standard LOS Threshold Adjusted Two -Way Peak Hour Volume (veh /hour) LOS Available Capacity (veh /hour) AM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 4LD C 2,790 1770 B 1,020 NE 2nd Avenue Okeechobee Road NE 3rd Street 2LU D 1,330 64 B 1,266 PM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 4LD C 2,790 2275 B 515 NE 2nd Avenue Okeechobee Road NE 3rd Street 2LU D 1,330 33 F3 1,297 7 2.3 Intersection Analysis A Level of Service analysis for the selected intersections was performed during the AM peak period using Synchro Traffic Analysis software (version 8.0) based on methodologies outlined in the 2010 Highway Capacity Manual. Under existing conditions, the analysis revealed that all the intersections within the study area operate at an acceptable Level of Service (LOS D or better). The results of the analysis under existing conditions are summarized in Table 2 and the Synchro Summary Sheets are provided in Appendix B. Litersection Table 2: Intersection Analysis Summary EB LOS /Delay WB LOS /Delay NB LOS /Delay SB LOS/Delay Overall LOS /Delay ICU LOS / %Utilization AM A/38.6% N. Parrot Avenue C/28.3 C/29.2 C/24.4 C/24.5 C/26.7 PM A/45.5% N. Parrot Avenue D/43.4 C/33.4 3.0 Future Traffic Conditions 3.1 Project Trip Generation C/24.2 C/33.9 Project traffic volumes were developed using trip generation rates for a typical weekday based on values from the Institute of Transportation Engineers' (ITE) Trip Generation Manual (9th Edition). The trip generation analysis was performed for the proposed land -uses is presented in Table 3. 8 Table 3: Trip Generation Summary PM 1 W Entering r M O O O O c cn co c S. Vi ceS .Q N N 7 r, r 74 1 N C a SF 12.13 en v v 0.45 OD Cr) 1 104 1 d' Entering al r r-■ 1 1--I S. vi g ° �, M M 2 -• a 204 tl' N O O O 00 Total Gross Trips Net New Trips to CA O O O O O Land Use Coffee /Donut Shop w/ Drive - Through Window Single Tenant Office Building 3.3 Total Traffic Total Future traffic volumes were developed by adding the trips generated from the project to the forecasted background traffic volumes. The projected total traffic volumes are summarized in Table 4 and presented in Figure 7- Figure 8. Table 4: Total Traffic Projections Roadway From To Adjusted Two -Way Peak Hour Volume (veh /hour) Two - Way Project Traffic Total Traffic AM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 1770 104 1,874 NE 2nd Avenue Okeechobee Road NE 3rd Street 64 101 165 PM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 2275 4 2,279 NE 2nd Avenue Okeechobee Road NE 3rd Street 33 8 41 14 3.4 Roadway Link Analysis -Total Traffic A Level of Service analysis for the selected roadway segments was performed for Total Future Traffic Conditions based on the respective AM and PM peak hour weekday link volumes. The analysis was performed using the projected total AM and PM peak hour traffic volumes as presented in Table 4. The respective Levels of Service were determined based on threshold values for Peak Hour Two -Way Volumes from FDOT's 2013 Quality /LOS Handbook. The analysis shows that, under Future Total Traffic conditions, all the roadway segments are expected to operate above Okeechobee County's adopted LOS standards. The results of the link analysis are provided in Table 5. Table 5: Total Traffic Link Analysis Roadway From To Roadway Type LOS Standard LOS Threshold Total Two -Way Peak Hour Volume (veh /hour) LOS Available Capacity (veh /hour) AM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 4LD C 2,790 1874 E3 916 NE 2nd Avenue Okeechobee Road NE 3rd Street 2LU D 1,330 165 B 1,165 PM Okeechobee Road NE 3rd Avenue N. Parrot Avenue 4LD C 2,790 2279 B 511 NE 2nd Avenue Okeechobee Road NE 3rd Street 2LU D 1,330 41 B 1,289 17 3.5 Intersection Analysis A Level of Service analysis for the selected intersections was performed during the AM and PM peak periods using Synchro Traffic Analysis software (version 8.0) based on methodologies outlined in the 2010 Highway Capacity Manual. Under total future traffic conditions, the analysis revealed that all the intersections within the study area will continue to operate at an acceptable Level of Service (LOS D or better). The results of the analysis under proposed conditions are summarized in Table 6 and the Synchro Summary Sheets are provided in Appendix B. Table 6: Total Traffic Intersection Analysis Summary Intersection EB LOS /Delay WB LOS /Delay NB LOS /Delay SB LOS /Delay Overall LOS /Delay ICU LOS / %Utilization AM N. Parrot Avenue C/28.6 A/41.6% C /31.0 C/24.6 C/24.8 PM c NE 2nd Avenue N. Parrot Avenue A/46.2% CID D/43.4 C/24.2 C/32.9 It should be noted that the Florida Department of Transportation (FDOT) has developed intersection improvements for the intersection of SR -70 and N. Parrot Avenue (FM# 425841-1- 52.01). The proposed improvements include additional turn lanes on the eastbound and westbound approaches which will further increase the capacity of the intersection. The FDOT plans are presented in Appendix C. 4.0 Drive- Through Queuing 4.1 Trip Generation Comparison A comparison between a Donut Shop without a Drive - Through and a Donut Shop with a Drive - Through was performed to determine the anticipated number of trips to be generated on -site by the addition of the drive - through. Vehicular trips were calculated for the peak period of an average weekday using trip generation rates from institute of Transportation Engineers (ITC) 18 Trip Generation Manual (9th Edition). Since the generation rate for the AM Peak period is the most conservative, the analysis was only completed for the AM Peak period. The results of' the trip generation analysis for the proposed development are presented in Table 7. Table 7: Trip Generation Comparison ITE Land Use Code Land Use Intensity Units AM Rate Peak Hour Trips Entering Exiting EXISTING 936 Coffee /Donut Shop w/o Drive- Through Window 2000 KSF 64.21 128 65 63 PROPOSED 937 Coffee /Donut Shop w/ Drive- Through Window 2000 KSF 101.4 203 99 103 Net Generated Traffic 74 34 41 Based on the results of' the trip generation comparison, the drive - through is anticipated to process approximately 34 trips during the AM peak period. 4.2 Queuing Analysis A queuing analysis was performed for the proposed drive - through to determine if the storage provided can accommodate the traffic generated without having traffic spillback into the public right -of -way. The queuing analysis was performed using a single- channel waiting line model with Poisson arrivals, exponential service times and finite queues. The analysis is based on the coefficient of utilization (p) which is the ratio of the average arrival rate of vehicles to the average service rate. The service rate corresponds to the average time it will take a drive - through attendant to process an order before moving on to the next vehicle. The average service rate of 50 seconds per vehicle was utilized in this analysis based on input from the applicant. A queuing report from another Dunkin' Donuts Drive- Through showing the average service times is presented in Appendix D. The equations used to estimate the queue are presented below: 19 The current plans show storage for 8 vehicles (including the pick -up window). The queuing analysis yielded an average queue of 1 vehicle and a 0.03% probability of having more than 8 vehicles in queue. Based on the results of the queuing analysis, the proposed drive - through configuration provides ample storage to accommodate the traffic generated without spillback into the public right -of -way. It should be noted that the processing rate utilized in the analysis was derived from another Dunkin' Donuts with one (1) register and one (1) sandwich maker. Based on input from the applicant, the proposed Dunkin' Donuts will operate with two (2) registers and two (2) sandwich makers which will increase the processing rate at the drive - through and further reduce the probability of spillback into the public right -of -way. The queuing exhibit and queuing calculations are provided in Appendix E. 5.0 Parking Reduction Justification The applicant is also requesting a parking reduction of 50% to the minimum parking requirement mandated by the City of Okeechobee Land Development Code. A parking study was completed in justification of reducing the minimum parking requirements based on Section 90 -484 (Reduction of paved parking space requirements) of the City of Okeechobee Code of Ordinances. It should also be noted that there are fifteen (15) existing on- street parking spaces adjacent to the proposed site and an additional eight (8) existing on- street spaces that are not being utilized because the delineating striping is completely faded. The applicant has agreed to delineate these eight (8) spaces to be used towards the on- street parking for the site. Per Code, the site would be required to provide a minimum of thirty -six (36) parking spaces; the applicant is requesting to provide eighteen (18) parking spaces onsite to be supplemented by the existing fifteen (15) on- street spaces plus the proposed (8) delineated spaces. The delineation plan for the proposed off -site parking is presented in Appendix F. Parking Utilization data was collected on November 17, 2014 between 7 AM — 9 AM along NE 2nd Avenue adjacent to the project site to evaluate on- street parking conditions during the peak period. It should be noted that the trip generation for the proposed land -use is at its maximum during the morning peak period; therefore, parking data was only collected during the morning peak period. Based on the results of the existing parking utilization, it is observed that the existing on- street parking does not reach full occupancy during the morning peak period; 21 therefore, the proposed eight (8) on- street parking spaces were considered to be vacant for the purposes of the analysis. Onsite parking utilization data was also collected on November 20, 2014 between 7 AM — 9 AM at a Dunkin Donuts located at 650 SE Becker Road in Port St. Lucie, Florida which is comparable to the project site. The onsite parking data was collected in an effort to make a more factual assessment of the typical parking demand at a comparable Dunkin Donuts during the morning peak period. The projected hourly parking demand at the proposed site was derived by multiplying the hourly occupancy rates from the existing Dunkin' Donuts to the total number of proposed parking spaces onsite. The parking analysis showed a maximum occupancy of 73% for the existing on- street parking and an anticipated maximum occupancy of 33% for onsite parking. With the addition of the additional eight (8) parking spaces, it is not likely that the parking onsite and along NE 2nd Avenue will reach full occupancy during the morning peak period. Based on the results of the parking analysis, a 50% reduction in the amount of required parking is justified. The results of the parking study are summarized in Table 8 - Table 10 and the off - street and on- street parking data is presented in Appendix F. 22 Number of Spaces Available in ,n v1 111 in .n .n ... O ■■ o a V1 v v; V. 7I. v c ,o ■o VD % Occupied, 0 0 o 0 %0 m 0 o 0 %0 o 0 CI N e e "~ M o o 00 N 0 en M ▪ 43% r 52% 0 0 VI VI 0 0 M b 0 0 r b 0 M t` 0 0 t` 0 0 M t` ✓ 73% 73% ▪ 73% 0 0 O 0 0 O b 0 0 O Parking Space Number 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ■--, --. --, --4 --4 ■--. --• --• a' ti 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 •--• ,-+ --4 ■-+ ■-+ 0 0 0 ", 0 0 0 0 0 0 0 0 0 0 0 --. --+ ,--. •--■ ■--, ,--� -� -� -� -� -� 0 0— 0 0 0 0 0 0 0 0 0 0 0 0 0 --4 '-+ --, --1 --1 r-+ -, •-+ -, ,-+ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 --. r-. --' --. -- --' -' 0 0 0 0 O 0 0 0 0 0 0 O 0 0 O --. -- -- --1 --1 --+ .--.1 -+ --� q 0 0 0 0 0 0 0 0 0 0 0 0 --. --. •-. --. --' --+ --4 •-- .- co O O 0 0 0 0 0 O 4'-4 -. ,--, 4-. .-. .--4, ,--, .-. .--4 4-4 4--4 .--, .--. .--. .--4 .-+ 4--. N, O O O O O O O O O O —' -r -. -r -. -. --4 --, -. -r -. .-. -r -. -. tp 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 --4 --, --, --, --4 --, --4 4-4 v., 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O -4 --4 --4 --4 --, -4 -4 !f 0 0 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 M 0 0 0 0 0 0 0 0 0 0 0 O 0 O 0 0 0 0 0 0 0 0 0 0 0 try 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 0 0 0 , 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 s F n 7:05 AM O t� .n -.ry h O s 725 AM 730 AM n Cl s 7:40AM v, s o 'n s 7:55 AM 8:00 AM n o o0 O 00 8:15 AM 820 AM 825 AM O oo 1 835 AM 1 8:40 AM 8:45 AM O 0o 1 8:55 AM o o rn Table 9: Onsite Parking Data Summary (Comparable Location) Number of Spaces Available 28 N N 27 sO N so N 24 v) N 24 so N so N V) N 26 27 h N N N ✓ 24 M N N N ✓ 27 I so N M N M N V) N tin N • 27 Vo Occupied r 13% s. 0 M .-I 0 h ••• 0 O N 27% 0 O M 0 M N r 23% %0Z 0 O N %OZ 0 O N 7 13% 0 O N r 20% 23% r 33% 1 0 t� ,-, I 17% I %OZ 0 M N 0 O M 0 M N 0 O N c 0 M 1. Parking Space Number CD 0 0 0 -, -, -, -, O O O O O O O O O O O O O O O O O O N0 0 0 0,, 0 0 0 --, --, O -, O O O O -, -, -, -, -, •--∎ 0 0 0 -, 0 -, O -, --, 0 0 0 0 0 0 0 0 0 0 -, 0 0 0 0 0 0 0 0 N0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 -, 0 0 4'1 O 0 O O O O O O O O O 0 0 O O O O O O O O 0 O O O ",1- O O O O 0 O O O 0 O O 0 0 O O O O O O O O O O O O N O O 0 O 0 O O O O O O 0 0 0 O 0 O O O O O O O O O N O 0 O O 0 O O O O O O 0 O O O O O O O O O O O 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 -, -, ,., O C::' 0 0 O 0 O O O O O O O 0 O O 0 O O O O O O 0 O 0 O 0 0 0 0 0 0 0 0 0 0 0 0 0 -, -, -, 0 0 0 0 0 0 0 0 0 °° 0 0 0 0 0 0 0 -, O O O 0 O O O 0 O O O O O O O O O O 0 O O O 0 0 O O 0 O 0 0 O O O O O O 0 O O O O O b O b O O O O O O O O O 0 0 O O O O O O O O O --, O O ti O 0 O O O 0 O O O O O 0 0 O O O O O O O O 0 O O O 0 0 0 0 0 --, O O 0 O 0 0 0 O 0 O O O O O O O O O O 0 0 0 0 0 0 0 -, ,-4 -, O -, O -, --, -, -, O O O O -, -, -, -, N 0 0 0 0 -, -, O -, 0 0 0 0 0 -, O ,-, -, -, --, O -, --, --, 0 0 '", ^, O ,, .-, O -, -, O --, O -, -, -, O O O -, 0 0 0 0 0 0 0 0 0 0 0 0 0 --, -, --, O,, -, 0 0 O O O, -, 0 0 0 0 0 0 0 0 Go O 0 O 0 O O O O O 0 O 0 0 O --, -, -, 0 0 0 0 0 0 0 0 1, 0 0 0 .--, ,, O -, 0 O O O 0 0 O O O O O 0 -, -, 0 O -, O h --, -, -, -, 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 "1h O 0 0 O O O O O O O O 0 O O O O 0 0 O O O O O O O M O 0 O O O O O 0 O O O 0 O O O 0 0 O O O O -, O O O N O O O O O O O 0 O O ,, 0 0 0 O 0 O O O O O O O O O ,■ 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 --, --, --, O O O 7:00 AM vl 7:10 AM Vl h O N r- 1725 AM O m r- v1 m r- I7:40AMI 7:45 AM ,{ O ii h 18:05AMI 00 00 1 820 AM I 825 AM 830 AM 00 00 I8:45AMI 8:50 AM 00 01 Table 10: Parking Analysis Summary . b E-i ,5 c o a+ r C C 00 0 C O r■ 0 O M r■ 0 O in rr 0 O h •• 24% 23% I 0 O N N 0 O r N 0 O 00 N 28% 0 O d• M 0 O h M 0 O O 'V 0 O n et 0 O b M 0 O O\ M 0 O .� 7 0 O N et 0 O �O of 37% I 0 O V1 M 32% I d V = tCCJJ C4 RS Pa c > d O� OO M 00 M IN M 36 '0 M L£ N M M M M M N M r-I M ,-4 M I 6Z 00 N N N et N 00 N N N I 9Z 'D N V1 N 00 N 00 N O M au c g.' r g O H a A N N M, ,A �A et O\ 00 00 a\ O rr O r• N rti M .•O 7 rti C` r.I M, ti ■■• N .• In ■■ b r■ M r■ M .■ ti ,•I Proposed Onsite Parking Parking Available 'O 'O Vl 14 M m d- d- d- d• d- d- 'D d' d• N kr, h d' d• M d- d• \O Anticipated Parking Demand CV N cn d' vi kn d• d- d- d• d• d- N •• d- d- `.0 M M d' d' d- d' N Utilization • M .--i 0 en --. 0 l� .-. %0Z 0 c N 0 O M 23% 23% 20% 0 O N 0 O N • O N 13% %0Z 0 O N 23% 33% r —— . -+ 0 %0Z 0 M N 0 O M 23% 0 O N 0 M .-i Proposed On -Street Parking Parking Available 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 00 Anticipated Parking Demand O O O O O O O O O O O O O O O O O O O O O O O O Utilization 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0% 0 O Existing On -Street Parking Parking Available t 15 15 S1 Existing Parking li Demand 0 ► 0 l 0 I. 0 ► 0 I. 0 I. 0 a d' 1 ► d' l V'1 • '0 • 00 ■ U ► O ■ O ► .-. ► O-4 ► ► ■ ► ,~ ► c ► a ► O1 ► Utilization o 0 o 0 0 0 0 0 0 0 0 0 0 0 0 N 31% 0 N 36% 43% %ZS 0 v1 0 �O 0 O 73% 0 r- ,O 73% 73% 0 M 0 M C` 0 O \O 0 O 0 O r.' 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RELI.SE OF AND IMPROPER RELIANOE ON THIS DOCUMENT NATHJUT WRITTEN AUTHORIZADON AND ADOPTION BY STEVEN L. DOBBS P E SHALL BE WITHOUT LIABILITY TO STEVEN L DOBBS ENOfNEERINL. LLC' JOB Na. 2014-013 SHEET 1 OF 1 DUNKIN' DONUTS NE 2ND AVENUE STORE SCALE VERIFICATION DATE I D °'° Steven L. Dobbs Engineering, LLC 1934 Center Street Okeechobee, Fl 34974 Phone: (863) 824 -7644 Fax: (863) 824 -7638 FLORIDA CERTIFICATE of AUTNORIZA TON No. 0002V206 DRAWN BY SID DESIGNED BY SLO ° ' ONE NCH IS EO ON ORIGINAL TO SOLID B INCH ON SCALLED ED D DI MEENN DRAWING. SIONS STALL ACCORDINGLY CHECKED B SW SITE PLAN ON- STREET PARKING EXHIEIIT RROdECT No 201,013 NoRZ SCALE: 1,60 VERT.SCAIE: WA Panted Date NO. DATE 8Y REVISIONS DADO FILE 2014OI3 BASE N +O +� +M +N + +0 o CO r +M N +7 ti +M +M , +M +N I � CO N t(1 +M +M +N +N up M 0 r +0 +M N +0 10 N f r M +M N N W r M CO _f. 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C c 711 0 �4 D:1 0 m ZO Staff Report Site Plan Review or Revieed Mix of UEs, LOCatiOn o AddiJc i ralkilig pace, and Parking Reduction Prepared for: The City of Okeechobee Applicant: Albert Zakhary Petition No.: 14-005- TRC PLInninp Man32 cmk'nt Scr\'iccs. vjfl rh'rriCI:1 6(0,, Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC GENERAL INFORMATION Owner Owner Address Applicant Applicant Address Site Address Contact Person Contact Phone Number PMA Okeechobee, Inc. 6579 Marbletree Lane Lake Worth, FL 33467 Albert Zakhary 4993 Hwy. 441 South Okeechobee, FL 34974 205 NE Park St. Steven L. Dobbs (Engineering Consultant) (863) 824 -7644 LEGAL DESCRIPTION OF SUBJECT PROPERTY Legal: Lots 7, 8 and 9, Block 153, Okeechobee, according to the plat thereof recorded in Plat Book 5, Page 5, public records of Okeechobee County, Florida Location: 205 NE Park Street, FL Parcel Identification Number: 3- 21- 37 -35- 0010- 01530 -0070 GENERAL DESCRIPTION The Applicant received approval of a Special Exception in May, 2014 and Site Plan approval in July, 2014, for drive - through service associated with a Dunkin Donuts coffee and donut shop in the former 5,000 square foot First Bank of Indiantown building. The approved site plan was for 1,000 square feet of restaurant and 4,000 square feet of storage space served by 17 off - street parking spaces. The Applicant now wishes to change the mix of floor space to: • 2,000 square feet of restaurant customer service and kitchen areas • 400 square feet of office space • 300 square feet for a playroom for children coming to the restaurant with adults • 2,300 square feet as central warehouse /storage area for cleaning supplies, excess signage, unused ovens /tables, etc. for other Dunkin Donuts stores the Applicant is looking to build within a 30 -50 mile radius. 1 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC These changes result in the need for off - street parking as set forth in the table below: Use Square Parking factor Parking Req'd Restaurant 2,000 One space /75 sq. ft. 26.67 Office 400 One space /300 sq. ft. 1.33 Playroom 300 No parking required 0.00 Storage 2,300 One space /1,000 sq. 2.30 TOTAL (rounded) 5,000 30 To address the additional parking required by these changes, the Applicant wishes to modify the site plan with the addition of a parallel parking space at the southern end of the one -way south bound parking /exit aisle, thereby increasing the on -site parking to 18. The Applicant is also requesting a favorable recommendation for approval of a parking reduction amounting to 12 spaces (representing a reduction of 40 %). Following is the Staff analysis of the project's consistency with the various City requirements and regulations. Instances where the Staff believes the submission to be deficient are highlighted. Existing Proposed Future Land Use Commercial Commercial Zoning District CBD CBD Vacant, Former First Bank of Dunkin Donuts restaurant Use of Property with drive - through facility and Indiantown warehouse /storage. Land Area 0.49 ac. (21,257 sq. ft.) 0.49 ac. (21,257 sq. ft.) 2 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC ADJACENT FLUM CLASSIFICATIONS, ZONING, AND EXISTING LAND USE North: East Future Land Use Zoning District Existing Land Use Future Land Use Zoning District Existing Land Use Future Land Use South Zoning District Existing Land Use Future Land Use West: Zoning District Existing Land Use Commercial CBD Retail and offices and single - family homes Commercial CBD Newman AC building beyond which is a vacant lot. Public Facilities PUB Flagler Park Commercial CBD CVS Pharmacy ADEQUACY OF PUBLIC FACILITIES POTABLE WATER AND SANITARY SEWER: The demand for potable water and sewer service associated with the uses described previously are not expected to materially exceed that of the former bank use. SOLID WASTE DISPOSAL: On a number of occasions the County has confirmed a considerable level of excess capacity available to serve the solid waste disposal needs of other developments in the City. It appears reasonable that the volume of solid waste associated with a development of this size can also be accommodated within the capa- city of the County's Solid Waste Facility. DRAINAGE: The site is now almost 100% impervious and no changes are proposed that increase the size of the building or other impervious surfaces. Consequently the existing stormwater system will remain intact. APPROPRIATENESS OF THE PROPOSED PARALLEL ON SITE PARKING SPACE ( #18) The most recent site plan submitted with the Application shows the 18th on -site parking space as a parallel parking space located along the southern property line. This parking space violates the LDC in that it infringes into the visibility triangle by almost 12 feet. The visibility triangle is defined as "the triangle formed by a straight line connecting two points Located on, and 35 feet from, the intersection of the two street property lines." 3 Staff Report Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC TRAFFIC GENERATION AND IMPACTS: TRAFFIC GENERATION: The AM weekday peak hour trips generated by the proposed mix of uses is 204 based on the following calculations: A 2,000 square foot coffee /donut shop w /drive -in window (ITE Code 937) generates 101.4 trips per 1,000 square feet, indicating a weekday AM Peak of 203 trips. A 400 single- tenant office building (ITE Code 715) generates 1.80 trips per 1,000 square feet, indicating a weekday AM Peak of one trip. 2,300 square feet of warehousing (ITE Code 150) generates 0.42 trips per 1,000 square feet, indicating a weekday AM Peak of one trip. ACCESS AND EGRESS: Vehicular access and egress customers receiving service inside the restaurant will be provided in the same manner as described in the site plan as originally approved in July. That is, vehicular entrance to the property will be only via a right -in or left -in from NE 2nd Avenue; no entry will be allowed from SR 70. All egress will be through a right -out onto SR 70; no egress will be provided directly onto NE 2nd Avenue. TRAFFIC STUDY: The LDC requires that a project generating over 100 peak hour trips provide a traffic analysis. Calvin, Giordano and Associates, Inc. (CGA) has prepared a Traffic Study (rev 12- 18 -14) on behalf of the Applicant. The study addresses three areas of potential concern associated with the proposed use: 1. The impact of peak hour traffic generation by the proposed uses upon nearby roadways and intersections. 2. Adequacy of the proposed drive - through to accommodate the vehicles expected to patronize the drive - through service facility. 3. Appropriateness of the requested parking reduction. Impact on roadways and intersections Typically, when a new use replaces a former use, the traffic impact is considered to be the difference between that of the former use and the new use. In this case, there is a significant difference between traffic generated during the AM peak by the former bank and the proposed Dunkin Donuts; but only a minimal difference during the PM peak. For this reason, both the Traffic Study and this Staff Report concentrate on the AM Peak. Since there is no ITE generation rate for the bank during the AM Peak, the entire 204 trips are used to determine the impact of the new uses on nearby roadways and intersections. 4 Staff Report Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC CGA has stated that its Traffic Study shows that both SR -70 from N. Parrot Avenue to NE 2nd Avenue and NE 2nd Avenue from SR -70 to NE 2nd Street will continue to operate within the City's adopted levels of service for both the AM and PM peak hours. Similarly, the Study shows that the unsignalized intersection of SR -70 and NE 2nd Avenue and the signalized intersection of SR -70 and N. Parrot Avenue will continue to operate at an acceptable LOS (LOS D or better) during the AM and PM peak periods. Based on the numbers presented, we believe these to be reasonable conclusions. Drive - throuqh queuing analysis The CGA analysis concludes that the drive - through facility, allowing for storage of eight vehicles as shown on the site plan, will accommodate the expected drive - through patronage with only a very small chance (0.3 %) of spillback into the public right -of -way (i.e., having more than eight vehicles in the queue). We agree that this represents a minimal probability of the drive - through patronage exceeding the storage capacity of the facility. Appropriateness of requested parking reduction. As shown in the table in the General Description section, the mix of use now proposed by the Applicant will require provision of 30 off - street parking spaces unless a parking reduction is granted. Consequently, the Applicant is requesting a parking reduction as allowed by Sec. 90 -512. This section allows, under certain conditions, a reduction of up to 80% of the required parking for a given use located in the CBD Zoning District. The previously approved site plan shows 17 off - street spaces in the parking lot, one of which is designated for the handicapped. The parallel space proposed as the 18th parking space encroaches into the visibility triangle and, therefore, is not a legal parking space and will not be considered as such in this analysis. The Applicant is requesting a parking reduction of 13 spaces. This reduction is 43% of the total required parking. The LDC allows for up to an 80% reduction in the CBD District. However, §90- 485(a) states that the parking reduction may only be granted to the extent "... that there is a surplus of on street parking in the immediate vicinity of the proposed use that is not required by other uses..." The issue here is (a) the availability of conveniently located (i.e., located in the imme- diate vicinity) on street parking spaces that (b) are not needed by other businesses. 5 Staff Report Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC a. Availability of spaces in the immediate vicinity in the submission 1. The "On- Street Parking Exhibit" in the Traffic Study shows four new striped angled spaces along the east side of NE 2nd Street. The location of these spaces mirrors that of the parking spaces on the west side of SE 2nd Avenue in front of the Police Station. In our opinion, all four of the spaces could be considered as potential on- street parking for the purposes of the requested reduction. 2. The Exhibit also shows four, newly Tined, angled parking spaces along the west side of NE 2nd Avenue just north of the southernmost driveway entrance to the parking lot of the CVS building. It appears that some spaces previously existed at this location, but the lines have either been worn off or painted over so as not to be clearly identified as parking spaces. While we originally had concern over the appropriateness of these spaces, correspondence with CGA and others, we now agree that these four spaces could be considered as potential on- street parking for the purposes of the requested reduction. 3. The graphic on the following page was taken from the Appendix F of the CGA Traffic Study. It shows 15 parking spaces lying north of the Dunkin Donuts site on the east and west side of NE 2nd Avenue. We commented in a memo- randum to CGA that we believe all five of the spaces on the west side of NE 2nd Avenue are located too far from the entrance to the Dunkin Donuts (varying from about 300 to 350 feet) to be considered in the immediate area. Similarly, we noted that the ten spaces on the east side of NE 2nd Avenue, are between 190 feet and 315 feet walking distance to the entrance to the Dunkin Donuts. Of these we suggest that the three southernmost spaces, which are located between 190 feet and 235 feet walking distance from the Dunkin Donuts entrance, are the only spaces that could realistically be construed as sufficiently convenient to be considered in the Applicant's request for a parking reduction. However, these spaces must also be proven to not be needed by other businesses in the immediate area. Figures 1 through 7, showing walking distances from various on street parking locations to the Dunkin Donuts entrance, are located in the Appendix to this Staff Report 6 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14-005-TRC et un ta_ 410 Pim/ot- s.pao„L2 1 -15 in a 6Lcia.--ti C) ---1-c) LI- spaces c-6 id-e spacesor s at, of NYE 2(161 st)' a (3 49'4- \) .. 7 Serving Flo (la Local Governments Since 1988 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC In response to our comments, CGA referred us to two documents it relied upon for the conclusion that all 15 of these spaces are within an acceptable walking distance for customers of the Dunkin Donuts. The first of these documents is "Driving Urban Environments: Smart Growth Parking Best Practices" in which the section on shared parking included reference to the fact that the San Diego, CA code and the Eugene, OR code allow shared parking to be 600 feet and 1,320 feet away, respectively, from the uses served. The other reference used is "How Far Should Parkers Have to Walk?" This publication recognizes that "rules of thumb" are not universally applicable and goes on to cite various examples such as "walking distance inside the ring road at major shopping centers as 400 feet..." It also noted that 400 feet has been found to be a "reasonable distance for shoppers in central business districts." The text also notes that an acceptable walking distance is deter- mined by a number of variables including the trip purpose. HOWEVER, while there are references to shoppers, shopping centers, and offices, nowhere in either article is there any mention of convenience establishments such as convenience stores or fast food establishments like a Dunkin Donuts. We suggest that the maximum walking distance from required parking to such types of convenience establishments should be limited to about 200 feet. If you look at the nearby McDonalds, the new parking contains spaces behind the Auto Parts store to the east. The first two rows of this parking contain some of the parking required to support this facility, the furthest of which is about 200 feet from the nearest entrance. Anecdotal observation indicates that, even at this distance, these spaces are seldom used, and even then they are generally occupied by large trucks and semis which have problems parking in the closer -in spaces. b. Availability of spaces that are not needed by other businesses. Obviously, since the four on- street spaces on the east and west sides of NE 2nd Avenue were not identified as such in the recent past, there is no history of their having been needed by other businesses in the immediate vicinity. Therefore, these eight spaces meet both of the requirements of §90- 485(a) Parking utilization data was collected by CGA on November 17, 2014 between 7 AM — 9 AM for the five spaces along the west side, and the 10 spaces along the east side, of NE 2nd Avenue north of the alley just north of the proposed Dunkin Donuts location. These observations were recorded to evaluate on- street parking conditions during the peak period when trip generation for the Dunkin Donuts and associated uses will be at their maximum. Refer to Figure 8 in the Appendix. This table shows the parking utilization data for spaces 6 -15 as recorded by CGA. 8 Staff Report Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC Because all five spaces on the west side of NE 2nd Avenue, and all but the southernmost three spaces on the east side, are located greater than 230 feet walking distance from the Dunkin Donuts entrance, we do not consider them to be sufficiently convenient to serve as parking spaces for a fast food restaurant such as a Dunkin Donuts. Moreover, most of spaces 6 — 15 on the parking diagram are being used by other nearby business between 8 AM and 9 AM. Therefore, it is our opinion that, while some of these spaces are available part of the time during the morning peak, they are not sufficiently available to Dunkin Donuts to be considered unused by other businesses. c. Other information provided by the Applicant In the section of the Traffic Study concerning the justification for the parking reduction, CGA refers to a parking observation survey of the Dunkin Donuts located at 650 SE Becker Road in Port St. Lucie. The facility encompasses about 2,500 square feet including the outdoor dining area. The parking lot contains 30 parking spaces on site. This could be considered reasonably similar in scale to the Dunkin Donuts proposed by the Applicant. CGA conducted a one -day observation of parking at the Becker Road site on November 20, 2014. The data from this observational survey shows only that the business at the Dunkin Donuts on Becker Road did not, on that day, require more than eight parking spaces at any time during the hours of 7 AM and 9 AM. This, however, does not justify a parking reduction for the proposed Dunkin Donuts in accord with the requirements of §90- 485(a) of the Okeechobee LDRs. A more thorough, week -long, parking observation study on the subject property, operating at the intensity approved by the TRC in June, 2014, could provide a basis fo( determining whether or not the proposed Dunkin Donuts location in Okeechobee would have a demand for parking less than that required under the current parking regulations. Such a reduction is provided for in §90- 483(1)a, of the Okeechobee LDRs. CONCLUSIONS The information provided by the Applicant indicates to us that only the eight on- street angle spaces proposed for the east and west sides of the southern part of NE 2nd Avenue nearest to SR 70 meet the requirement for a parking reduction in that they: 1, Are in the immediate area (i.e., are conveniently located to serve the proposed Dunkin Donuts, and 2. Are not needed (being used) by other businesses in the immediate area. 9 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC RECOMMENDATIONS Based on the foregoing analyses, we recommend limited approval of the parking reduction only to the following extent and under the following conditions: 1. Since the proposed 18th onsite parking space violates the visibility triangle, the number of on -site parking spaces remains at 17 as approved on July 17th 2. A parking reduction for up to eight (8) spaces is approved based on the availability of four new on- street angle parking spaces to be marked along the west side of NE 2nd Avenue and four new on- street angle parking spaces to be marked on the east side of NE 2nd Avenue, as shown on the Applicant's "On- Street Parking Exhibit ". 3. The mix of uses in the Dunkin Donuts building is limited to that which can be supported by 25 parking spaces -- the 17 previously approved on site spaces and eight (8) on street spaces deemed to be surplus spaces in the immediate vicinity of the Dunkin Donuts facility. Following is an example of a mix of uses supportable by 25 parking spaces: 1,600 sf of restaurant (21.33 spaces), 400 sf of office (1.33 spaces) 2,817 sf of storage (2.82 spaces) with the remaining 300 sf space Seing devoted to a play room, which requires no parking. Parking requirement is 25.48 spaces and is rounded down to 25. Submitted by: Wm. F. Brisson, AICP Planning Consultant January 6, 2015 TRC Hearing date: January 15, 2015 10 Staff Reiport Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC • FUTURE LAND USE MAP Igo —NE 3rd St. Su • ject Property COM REHENSIVE PLAN LAND USE SINGLE - FAMILY - MULTI - FAMILY am COMMERCIAL INDUSTRIAL PUBLIC FACILITIES RESIDENTIAL MIXED USE Serving F .rich Locai Governments Since 1988 252 11 Staff R Site PI. port Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC • • ZONING MAP Subject Property 'ZQN1NG COD - COMM BUSINESS DISTRICT CHV - HEAVY COMMERCIAL CLT - LIGHT COMMERCIAL CPO - COMM PROFESSIONAL OFFICE - HOLDING ND - INDUSTRIAL PUB - PUBLIC FACILITIES PUD -MIXED PU D-R RMF RESIDENTIAL MULTIFAMILY RMH - RESIDENTIAL MOBILE HOME RSF1 - RE.S,IDENTIALSINGLE FAMILY RSF2 - RESIDENTIAAL SINGLE FAMILY / Serving Fixida Loral Governments Since 1988 12 Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14-005-TRC AERIAL PHOTOGRAPH SHOWING EXISTING LAND USES .00 ',ening rida 10c31 Gmernments Sine 1988 ■ " • ■- <1.1 3 .,CUPUI7gpX%tf.■ .1170 Mal &PM 13 Staff Roport Applicant: Albert Zakhary Site Plan Review Petition No.: 14- 005 -TRC APPENDIX riala t.. .cat i; 33•F lltvni. 'ht. r 19 8ti 14 0 as GC co In N° _0 1— <0 4E' Z • C 00 CL 0_ a) <0 ?U CU Et CU Li) N 4 a) < o Z cu c U 0 Q 0_ a) < 0- crs cr3 N t i a) • d• z O • 0 0_ (1) < 0 .l (. s rnmvfIs \in,e lOss _c cua cu N a) 'q < Z CC o = 0_ 1p 0_ (1) <0 L" 0 1 Lo N 0 _c) 7(. Z O • 0 0- :P 0. a.) < 1. ∎r,%crnuu nle Sint. e 1988 _Y I ccI (13 10 N t9 c) < Z c o CL <0 U t Y l0 O O N N a)'ct < c Z cU c U_ O O. 4) Q Staff Report Site Plan Review Applicant: Albert Zakhary Petition No.: 14- 005 -TRC Figure 8 Parking Utilization Summary (spaces 6 through 15) Location: NE 2 Avenue between SR70 /NE Park Street and NE 2 Street Okeechobee FL Time Parking Space No. Occupied Available 6 7 8 9 10 11 12 13 14 15 7:00 AM 0 0 0 0 0 0 0 0 0 0 0 10 7:05AM 0 0 0 0 0 0 0 0 0 0 0 10 7:10 AN 0 0 0 0 0 0 0 0 0 0 0 10 7:15AIV 0 0 0 0 0 0 0 0 0 0 0 10 7:20 AN 0 0 0 0 0 0 0 0 0 0 0 10 7:25 AN 0 0 0 0 0 0 0 0 0 0 0 10 7:30 AN 0 0 0 0 0 0 0 0 0 0 0 10 7:35 AN 0 0 0 0 0 0 0 0 0 0 0 10 7:40 AM 0 0 1 0 0 0 0 0 0 0 1 9 7:45 AM 0 0 1 0 0 0 0 0 0 0 1 9 7:50 AM 0 1 1 0 0 0 0 0 1 0 3 7 7:55 AM 0 1 1 0 0 0 0 1 1 0 4 6 8:00 ANl 0 1 1 1 0 0 0 1 1 0 5 5 8:05 AM 0 1 1 1 0 0 1 1 1 0 6 4 8:10 AM 0 1 1 1 1 0 1 1 1 0 7 3 8:15 AM 0 1 1 1 1 0 1 1 1 0 7 3 8:20 AM 0 1 1 1 1 1 1 1 1 0 8 2 8:25 AM 1 1 1 1 1 1 1 1 1 1 10 0 8:30 AM 1 1 1 1 1 1 1 1 1 1 10 0 8:35 AM 1 1 1 1 1 1 1 1 1 1 10 0 8:40 AM 1 1 1 1 1 1 1 1 1 1 10 0 8:45 AM 1 1 1 1 1 1 1 1 1 1 10 0 8:50 AM 1 1 1 1 1 1 1 0 0 1 8 2 8:55 AM 1 1 1 1 1 1 1 0 0 1 8 2 9:00 AM 1 1 1 1 1 1 0 1 0 1 8 2 32% 60% 68% 52% 44% 36% 44% 48% 48% 32% Vining 1 °1. idu tors! t1,AVrnnlon(F tinrt. 1985 FEBRUARY 3, 2015 - REGULAR MEETtNG - PAGE 5 OF 7 ,a ,:,, r 3 END�,�,, <v��.K,�u.F� ._.. ,...�...r__,� a... COUNCIL ACTION DISCUSSIQN,1/ ©TE ._z _�, ...,��.- �.xa,�9,� � � �. ,__.,.a _.. N OW VI. PUBLIC HEARING FOR ORDINANCE ADOPTION CONTINUED B. 2. a) Motion to approve the first reading of proposed Ordinance No. 1119 (Revised Version). b) Public discussion and comments. c) Vote on motion. CLOSE PUBLIC HEARING - Mayor VII. NEW BUSINESS A. Consider a Technical Review Committee parking reduction recommendation regarding Application No. 14-005-TRC, submitted by Albert Zakhary, PMA Okeechobee, Inc. - Steven L. Dobbs, Engineering Consultant (Exhibit 3). • Motion and second by Council Members O'Connor and Ritter to approve the first reading of proposed Ordinance No. 1119 (revised version). Mr. Brisson commented these amendments had been on standby over the past year. Council Member Watford questioned whether there were regulations already in place to address Recovery Center /Sober Homes. Mr. Brisson answered, currently there are no regulations. However, it would be addressed immediately once the definition is added and approved. Mayor Kirk asked whether there were any comments from the public. There were none. VOTE KIRK - YEA CHANDLER - YEA O'CONNOR - YEA RITTER - YEA WATFORD - YEA MOTION CARRIED. MAYOR KIRK CLOSED THE PUBLIC HEARING AT 6:15 P.M. Council Member Watford moved to approve a 43 percentparkinq reduction (eight spaces) for Dunkin Donuts Site Plan No. 14- 005 -TRC, submitted by Albert Zakhary of PMA of Okeechobee, Inc., (for Lots 7 to 9 of Block 153, City of Okeechobee, Plat Book 5, Page 5, Okeechobee County Public Records), to utilize five parking spaces along the East side of Northeast 2"d Avenue. with the 17 off - street spaces. as recommended by the Technical Review Committee (TRC), further that the owner may request additional parking reductions directly to the City Council for any expansion or improvements that would result in additional parking requirements: seconded by Council Member O'Connor. The motion came after a lengthy discussion involving the Mayor, Council, Administrator Whitehall, Planner Brisson, Mr. Steve Dobbs (Project Engineer) and Mr. Zakhary. The owner obtained a Special Exception (No. 14-001-SE), in May of 2014 to allow a drive- through service at this site. Then on July 17, 2014, the Site Plan (No. 14-003-TRC) was approved with multiple conditions relating to ingress /egress, parking and based on using only 1,000 square feet (SF) for the coffee shop with the remaining 4,000 SF for storage. That plan required 17 off- street spaces. The applicant submitted a second Site Plan (No. 14-005-TRC) and obtained approval with a recommendation for the parking reduction. This plan proposes a 2,000 SF restaurant, 400 SF office, 300 SF play room and 2,300 SF storage. This will require 30 off- street parking spaces, the site has 17. Mr. Dobbs was successful in convincing the TRC to approve the plan based on the traffic study, using 15 parking spaces along Northeast 2°d Avenue, and the fact that the owner could request up to an 80 percent parking reduction based on the Commercial Business District zoning. In regards to the 15 spaces, five are on the west side, 10 are on the east -side with five of those being next to the subject property (Lot 7). The owner further agreed to absorb the cost to have all these spaces striped for angled parking. VII. NEW BUSINESS CONTINUED A. Consider a Technical Review Committee parking reduction recommendation regarding Application No. 14-005-TRC continued. C. ITEM ADDED: Motion to ratify Mr. Santiago's appointment as the Fifth Member to the City General Employees /Okeechobee Utility Authority Pension Board of Trustees, term being February 2, 2015 to December 31, 2019 - Clerk Gamiotea (Exhibit 4). FEBRUARY 3, 2015 - REGULAR MEETING - PAGE 6 OF 7 NCILACTION DISCUSSION This three -lot site is difficult with the building completed in 1963 as the local post office. Within the block there are homes on two lots, one built in 1920, the other in 1936. Since the post office was built, the other seven lots have developed with commercial uses and State Road 70 East was widened from two to four lanes. Northeast 2nd Avenue runs along the West boundary of this block and is a 70 -foot wide improved road with sufficient space to angle -park along on both sides. The block also has a 15 -foot wide alleyway running East to West, dividing the lots evenly (1 to 6 on the North half, 7 to 12 on the South half). Mr. Dobbs asked whether the owner could obtain a 50 percent parking reduction in an effort to save time and money should the initial endeavor be successful enough to provide the means of expanding the restaurant size or utilize the storage floor area in another capacity. The 43 percent authorizes for only the specific mixed floor allocation as presented. Mr. Zakhary has paid the fees for a special exception, two site plan reviews, and the engineering and traffic study costs, in addition to the amount required for site and facility improvements. The Mayor and Council noted their understanding of the economic importance this investment will bring to the community. Further clarifying that the City made a considerable concession with approving the special exception, now they are being asked to consider another extensive concession. A compromise was reached that the owner could bypass resubmitting to the TRC for additional parking reductions at this site by approaching the Council at a later date. Mayor Kirk asked whether there were any comments from the public. There were none. VOTE KIRK - YEA RITTER - YEA CHANDLER - YEA WATFORD - YEA O'CONNOR - YEA MOTION CARRIED. During the course of the discussion above, it was briefly discussed that parking needs to be addressed citywide, but especially within the commercial concentrated areas. City Staff continues to make concessions that are consistent and within the boundaries of the regulations for businesses to relocate or expand. Many municipalities make their downtown work very successfully with multiple uses, small areas, tight spaces and no parking. It can be a deterrent and missed opportunities for the City when the regulations are too stringent, they need to be reviewed and see what amendments or modifications can be made to ease the problems. Mayor Kirk asked to consider Item C, Exhibit 4 at this time. Motion by Council Member Watford to ratify Mr. Jose Santiago's appointment as the Fifth Member to the City of Okeechobee General Employees /Okeechobee Utility Authority Pension Board of Trustees, term being February 2, 2015 to December 31, 2017; seconded by Council Member Ritter. This fills Linda Tewksbury's vacancy. The Council expressed their gratitude for his willingness to serve.