2004-12-28 LPA
CITY OF OKEECHOBEE
LAND PLANNING AGENCY DECEMBER 28, 2004
SUMMARY OF AGENCY ACTION
I. Call to Order - Chairperson.
Land Planning Agency, December 28,2004, 7:00 p.m. Chairperson Ledferd called the December 28,2004 Land Planning Agency meeting to order at 7 :00
~I. Chairperson, Memher and Staff Attendance - Secretary. p.m.
Board Secretary Cook called the roll:
Chairperson William Ledferd Present
Vice-Chairperson Dawn Hoover Present
Agency Member Daniel Creech Absent (with consent)
Agency Member Kenneth Keller Absent (with consent)
Agency Member Thomas Keller Present
Agency Member Christopher Mavroides Present
Agency Member Douglas McCoy Absent (without consent)
Alternate Member Sandra Jones Present - serving as voting member
Alternate Member Devin Maxwell Present - serving as voting member
Attorney John R. Cook Present
Secretary Katrina Cook Present
Minutes - Secretary.
A. Motion to dispense with the reading and approve the Summary of Agency Action Agency Member T. Keller motioned to dispense with the reading and approve the Summary of
for the August 24,2004 regular meeting. Agency Action for the August 24,2004 Regular Meeting; seconded by Agency Member Jones.
Minutes - Secretary.
A. Motion to dispense with the reading and approve the Summary of Agency Action VOTE
for the August 24, 2004 regular meeting, continued. HOOVER - YEA
JONES - YEA
T. KELLER - YEA
LEDFERD - YEA
MA VROIDES- YEA
MAXWELL - YEA
.. New Business. MOTION CARRIED.
A. Comprehensive Plan, Future Land Use Map Amendment Application No. 04- Jim LaRue, City Planning Consultant, briefly described the Staff Report as follows:
007-SSA. Consider a recommendation to the City Council, to change the land
use designation from Single-Family to Commercial. The subject property is Planning Staff Report Summary of Application: The applicant purchased these lots from the
located at 701 NE 3rd Street. Carey and Gerry Harden are the property owners Stokes Fish Company. In researching the property's history, staff has concluded that the previous
and applicants - City Planning Consultant. business operated without an occupational license. According to the applicant's letter of request
for a land use change, the request is being made to accommodate a commercial fishery and in order
to receive an occupation license for the intended use.
Planning Staff Report Comprehensive Plan Analysis: (A) Consistency with the Land Use
Categories and Plan Policies. The surrounding land uses are Single-Family. In examining these
uses, it appears that the proposed land classification of Commercial would create and isolated land
use designation. Since there are no commercial uses s
ommercial would be inconsistent with the Goals, Objectives, and Policies of the City of
Okeechobee's Comprehensive Plan and would not be considered suitable for the property. (B)
Concurrency of Adequate Public Facilities. Public utilities would be available to the site. The
roads along NE 3rd and NE 7th are paved and maintained by the City. A commercial use on the
subject property will not strain transportation facilities, but the impact of fish processing on the
sewer system is not known at this time. (C) Compatibility with Adjacent and Nearby Land Uses.
As stated earlier, the proposed land use of Commercial would create an adverse impact to the
adjacent and nearby land uses by officially establishing an isolated future land use classification
and consistent commercial zoning. Allowing this request could create an undesirable pattern of
commercial uses along the Taylor Creek area. (D) Compliance with Specific Standards of the
December 28, 2004 - Land - Pa e 3 of 5
IV. New Business, continued.
A. Comprehensive Plan, Future Land Use Map Amendment Application No. 04- Plan. The proposed request is not consistent with the City's Comprehensive Plan. Listed below
007-SSA, continued. are land use policies that staff considered when reviewing the applicant's request. Future Land
Use Element Policy 2.2: In accordance with property rights policies adopted by the Central Florida
Regional Planning Council in the Central Florida Regional Policy Plan, the City of Okeechobee
recognizes and shall continue to protect private property rights. In implementing the
Comprehensive Plan, the City shall continue to ensure that its land development regulations protect
. the use and valued of private property from adverse impacts of incompatible land uses, activities,
and hazards. Planning for land use and public facilities in the City shall consider private property
rights, and ensure citizen input into government land use making decisions affecting property
rights. Policy 3.2: The City ofOkeechobee shall amend its land development regulations, by 2002,
to prevent expansion of existing land uses which are inconsistent with the Future Land Use
Element. These regulations shall be enforce to ensure that when such land uses are discontinued,
they shall not be reestablished. Objective 9: The City ofOkeechobee shall continue to ensure that
proposed land use activities in the Taylor Creek area are not inconsistent with the stated goal of
the Resource Management Plan for the Lower Kissimmee River and Taylor Creek Drainage Basis,
prepared pursuant to Chapter 380, Florida Statutes.
Planning Staff Report Analysis and Conclusions: The applicant's request is inconsistent with
the Comprehensive Plan Goals, Objectives, and Policies. As such, the location of the property and
the intended use are inconsistent with surrounding property and would create an isolated district
within the area. In this instance, it is a separate issue as to whether a nonconforming use has been
to amend the Future Land Use Map from Single Family to Commercial.
Carey Harden, property owner and applicant addressed the Agency. Mr. Harden explained that he
recently purchased the property with the intentions of operating a fish house. When he applied for
his occupational license, it was explained to him that he needed to bring the property into
compliance with the current codes, including upgrading the zoning and future land use to
Commercial. Mr. Harden explained that he has remodeled the property, improving it's overall
appearance. He continued, this location has been a fish house for over forty years, and he would
like to continue operating this use as well as expanding it to better serve the community.
After a brief discussion, City Attorney Cook recommended that the Agency table this petition to
give Mr. LaRue and himself a chance to review the petition.
2004 - Land
VI. New Business, continued.
A. Comprehensive Plan, Future Land Use Map Amendment Application No. 04- Agency Member Mavroides motioned to table the petition until the next regularly scheduled Land
007-SSA, continued. Planning Agency Meeting; seconded by Agency Member Keller.
VOTE
HOOVER - YEA
JONES - YEA
. T. KELLER - YEA
LEDFERD - YEA
McCoy - YEA
MAXWELL - YEA
MOTION CARRIED.
B. Discuss Amending Section 90-311 Central Business District Zoning Regulations Attorney Cook expressed concern that recently there has been an increase in requests for change
- City Attorney. in zoning to Central Business Zoning District (CBD) due to the reduced parking requirements.
There is conflicting wording in the CBD regulations as they are now, the proposed ordinance will
attempt to correct the conflicts. Attorney Cook is recommending that the Land Planning Agency
make a recommendation to the City Council to consider amending the Central Business District
Zoning Regulations as presented in the attached ordinance.
Jeff Sumner, briefly spoke. He recommended that the Board consider leaving some leeway for
staff consideration durin the variance a lication rocesses. Staff ma have more knowled 1
certain areas than the Board Members would, and this input could be helpful to the Board as they
consider the variance applications.
After a brief discussion between the Board Members, Attorney Cook, and Planning Consultant
LaRue Board Member Hoover motioned to recommend to the City Council to consider amending
the proposed ordinance as it is consistent with the City's Comprehensive Plan. Board Member
Hoover also recommends that the City Council consider the following recommendations: look into
Section 90-316 to specify that applications within all zoning districts be considered by the Board
of Adjustments, not just those requested within the Central Business District; there be some leeway
for staff consideration during the variance process; and that no applications requesting to change
the zoning to Central Business District will be accepted after 12/31/04. Seconded by Board
Member Keller.
\~õ December 28, 2004 - Land Planning A~ency - Page 5 of 5
AGENDA II) ,'@,iêffiÌØNLDISCUSSION:2,VÒTE I
IV. New Business, continued.
B. Discuss Amending Section 90-311 Central Business District Zoning Regulations, VOTE
continued. HOOVER - YEA
JONES - YEA
T. KELLER - YEA
LEDFERD - YEA
MCCOY - YEA
MAXWELL - YEA
. MOTION CARRIED.
v. Adjournment- Chairperson There being no further items on the agenda, Chairperson Ledferd adjourned the meeting at 8:00
p.m.
PLEASE TAKE \COTICE AND BE ADVISED that if any person desires to appeal any decision made by the Land Planning
Agency with respect to any matter considered at this proceeding. such interested person will need a record of the proceedings. and
for such purpose may need to ensure a verbatim record of the proceedings is made, which record includes the testimony and
evidence upon which the appeal is to be based. General Services tapes are for e sole pu!pose of backup for 0fici I ds of the
Department. · V ~ \ '
~·t, ~'- V-
A~ C Do1G
\AilIl
Katrina Cook, Secretary
----
. .
PAGE -1-
CITY OF OKEECHOBEE . DECEMBER 28, 2004 .
LAND PLANNING AGENCY· HANDWRITTEN MINUTES
I. CALL TO ORDER· Chairperson:
7:00 p.m.
II. CHAIRPERSON, BOARD MEMBER STAFF ATTENDANCE. Secret ry.
Pre ent Absent
Chairperson William Ledferd \
Vice-Chairperson Dawn Hoover \
.
Board Member Daniel Creech .I
,¡
Board Member Kenneth Keller J
Board Member Thomas Keller J
Board Member Christopher Mavroides V
Board Member Douglas McCoy \
, ..¿ \,,\i,\
Alternate Sandra Jones '~\o\'~~<~
Alternate Devin Maxwelll Gt> \Ì'W,\)ìX) ./
Attorney John R. Cook
Secretary Katrina ~ Coo¥-.. 'I
III. MINUTES· Secretary.
A. Board Member TK. moved to dispense with the reading an approve the Summary of
Agency Action for the August 24,2004 Regular Meeting; seconded by Board Member
c T
fj¡'
VOTE YEA NAY ABSTAIN ABSENT
Creech
Hoover
K. Keller
T. Keller
Ledferd
Mavroides
McCoy
MOTION: CARRIED - DENIED
. .
PAGE -2-
IV. New Business - City Planning Consultant.
A. . Plan Future Land Use Map Amendment Applic tion No. 04-007 -S~A. Consid.er
compre~eenns~::ion t~ the City Council, to change the land use esignation from Smgle-Famlly
:or~~O:merCial. The subject property is loc?ted at 7~1 NE 3rd treet. Carey and Gerry Harden
are the property owners and applicants - City Plannmg Consultant.
--r- lit\{ L~L 'oX' Lc ~ l ~ ...Q../x- p la dLQ , ,~-tC:t .Ç. .ç Kt.pCr b
",) \ Yì'\
to l..\Ll ßcC..lîd r rU_(YibJ., 'y- s ClrlCL C,lÇJ P lu:an 1 IS .
\ T\ C. CnS \0+c.nt I (J L{u L)
\ .' Ccntprctr
LC'lt.n
Cel Ü_,-\ \-\CÜC1-U 1 - hos \ ')C~ OCClA_, C:tlOrcc( LLLlh Sf
U \. tlU YCL).-\ . 1\ \ )a{ C\1..t t (-\ LA 8cG cD ru/x-l ~ (1.,,"-;
.
¿~-to ( Q... (l()q Cp1rCè it rig A CO\ìì f) L( r L.(k...\ tJuSu UjJ.{) .
c+(J ~LWJ fdfVì C{ -~J tl \")C \./2k~
ß::ürc.\ \'íL\.XYlnl , \ ~ \cLVt.\f ì f- nOn-( \¡'){-crrh V)(l .-
C1rd 1Yan3m 0'+ OlAJn)X,SJ1~ I'\CLP~()S
(YìUSt t2z PfCU.qJl i u..f) --ro
'1 n tu YlXJ~ y tY~1 V 1¡1{ I ell S LIi} h t:xJ1 S
tYíl\' Ò -
ÛC£Lp+ . ...-¡
'-0(: Ll .
lé\\L \-l l-\Ct V'OL Li ì - í ~ll\((iL-Ud -Ft~ hULGe Tc
\\ 'Ct \« L:t bLbl(/l
\Ò.11rc1 rYLu n(A/l rðJox /I,) 1LU - h;I{{{J t --fC 7Qí..j (or
mi.¡¿ Qn û dtO-d I ~+r .f£i
..eJ1C1
i\J/SS lUL \.-1 \)rút)j)Q (J{ reO Ltc( Lf eLl{ 0 ~'-)
'~-\s\) JDLtJk t(, U\J( r Ct.-I<: .
l4~1f\..( d - 'Nl~l - c.onrc~ Itì U)Cj -- n1 us ~ Y:J.( f] ytJ U C1 L+-
l/'-'V -to CuI 11A ) LC rc LC'L-t ,
-t\ \Rl leo '?- \ICllSC \n Il I a itc, ì -tc,f'-ì 5 Ij j V U Jt~.
·
\} ~L ~ bloct:.. - ~10U S' ' '\
~µ - Qlúh In froflt
-hsh hJ lt5e Lh t)Ctct .
f\ -\t4 (cot, C~OS( +0 M-t+'brci+ru c'icnq?
~ -t~'\-ls:) CDIVlÇt¡ny) +\¿ -+tea) \f y r~ l \zto
t-\ -
V~a-\ fDYd . vJa \ \¿ LYq d \ S taJ1CR --Pro Pox t J'+.
mDve. LC;-\5 ·fuh \jQCL0'-1 - ,Mol " â fcxxL
; , ... ' ?
\"Q WVLLV ,nQX. --tv ~J- J-,
Jl - .Ç CÂ. II l-\.,(ì¿iUl C,µ v' mQ u .t ~C0{)-h\'o(L '-0u~'
UJ2( ,. no + cl-ppro\.>( tú m ~ 'J It y- Ctél..\ FLli.
Q- lc.xìmY' n') 10 L. D~¿ S
~\-\ - ~o n)Ll(~h CC\\ìlfìì.£VLLôU prQp.t~f N.A¥
\ \..vV~.. .
A~ C.OO\(C -- '(¿CO/ìì/lUrri fu1reJ )rrur QerJ +0
-tCt \,) Lt ~\ A tiì..1 Cce~, -t Lrt Q vel r~, v LL I/Û -t~
pQ~\\ -\\.O\'\'
DO \. -~ C-CJ\\\ \\ LU S ét3 VìQn-confLc n ìll¡-\OJ 5·S' {bl I / hf ?
-
Crn ~OLt ';)£i1-hOrl -to Clll GvJ \Tl SClO
(Q.\/ Ie L-d ) 11(, 8-tcon~
· .
PAGE -3-
, A d' Sect'lon 90-311 Central Business Dist ict Zoning Regulations . City
B. DIscuss men mg
Attorney,
A~ LeG\:.. expressed CCllC.u n oLi ciLu.£ ll.J1S
C1.-,"\ InCX1Iúse. ì...n \9W¡) 0· (Y'QZ(; )L17cyS
-to U6D. C'. ßO has conH IC no¡ v1!OrC1117Cj-
rnn c0Ve v LCI S's /. ~,j/ bU..i I / U)(j f va Vtrn.erLt
1\ \ \üvJS L"-p -to ~c / ~lr l.Lh( ~Gi LtClì017
A ISo 'ÿ] LjS L\ Cl.,t must lOrn ply Ll) /
iYÀ V l LV") 0) I QIlcift o¡JUK"l j {j r a UìO { Q + C .
1 .r'-') t ._
~~\-n-t cÜ.Å!Q \ úPillUl.(.. wetlOfr.¿ 1'; I::CÚrdS'
\\,,,\ éJLv b Y^'Ú \.Ap D\. ~ \ (\LiC,(JC\ {l n¿ c(7(î _
+- {) (ll' \1 ,("! 'i
60 L 60 v.}QS no+ CA Pm Þu.m .
C(J("F; IciL\. r QC 01\'\ \ y. ¡¿n d U70j -tD é c.. evnud
~00 ZeA) It Jq CUç-1:\W+ r~qu£atton _
CUì l\ va YUtno 1¥'c1"ì) Ott.1Uo.. \ ~ JQU 121~ L Lt/\..UJ'Lflt -{oS
(YIUcH l.X UJ ils¡dvuC/ tJlj -tilt ßJR oS' ú!1
V (1\ L{l\ )u _
N I.; \110\<::' CöO ((.200l.ry¡ O(ppJ I ((À lOr)] Ot Ph r /;;¡, /3 i /OV .
:Tun lOJ<Lll. ar~ -t\1¡ œLUlÍl1f1S J 0(' l-fY
JLAIS~,~x:J, ('GD ,U1Lgt DílCUqh)
:) I;\J 'Petr It S+rR-C't - -\ n.u (0[A',nWiUn Œr.wu
N Par Ie Ó-rfUA . no+ 00 (V¡~(CfL
(~\)iJ 51 Ì\.-~LLa l.o-i !2e/ ~\.llnicC~ 101' c¡ p;; r .t utj I u X Li ILl.
\](l\'\{WCi -. U\. Yì V1O-\ Cr {' ct+1..\j OL LOu) h
t\(l(cl3tl~~ .
~O fLQ.v0 SI-!¡'WiìOI7S' - Onllj OW, St1w.o ftOI7S,
·
Dn ~ . QXtQ o~ \\\ Paîl¿ St-ru:t- Whuu govrim+
lJ'~~Cl s O)LQ) ~-.LUìJ 10 DR. Qovvniù un
~ììCllr) ;)-h' -cu haS JLxpahol1ot t!'u> ovunioltuf1
bhÜl -Ç>aVeg:s·t Lq}t-f fJ5is t) pG Gd ma tux¡
\j- moce Glu () down-fo~1Jt'\..
CJ11 - íìú ~y K.~, 110\il' 68- CD UHhouSe 'u {bl7d -If¡ If
ZQh Lnq d\s+-yu:+- --ttuA1 !lVi II pt n ftlAl({trj oJ
ClU . bO --t-o CbO +0 (.e d (¡(ê{ .' r l:JìOj í.r¿c/,
Jl - tú 0 f'LLCtY C 0 \"lr +- ho ~J0e - QXì vu.h d.i v f ( 0 PI n0
Q lA.X) \ \ L Q ct r \L UL\
CA0'( U --t-o sto \) ..Q)< (Xmd In o¡ -th.t ' 'r d..tt: ?
JL - -P\x:Æ-\- \S -th..t OQ\ ¿t\t'lt.f\-t () 0 \10 - no I/\J uJhu'ì
l* l¡) lX\ -fron+ C~ ~ COLW Lk
Lc LÆ.lc{ YJt '1-91 ct LG) d I Q -V-crcfl--{-
L£;hS LtLLIL e'XM-hnq C60 Oh 0.. CQS þ<--{ CaSe b4£'i-f'
\Y -fLo n.. -tL<.. ßO It .
eJrl- ÒArren4 ~(¿e? ÞoA WCtppu{frcv
VOX1[Ul~ i'û fb^ lUl9 - CûrYflX ~kv-e\lvatÙLtU
'JL -+h~o h:XlroJ htBü Sw-hcA 1D (2/vnS tj¡Íi{ -tLz
V ûX l,o<'Xl t¿ S t hc:kn C Q... .
fY10YOc-t-ortA.un \On Q\,\ cBD conuÌÚ( C n'if ('01J0.
- C\S 10 nq CtS' CC S+ÛL( S" v') { / Yl }Xìnd(1~ J ¡¡Un iz 0l1Pc{
-TOn lOJt1 -1. \îQ v1.Ud for Ova,'1'O tCJ t>e-Po(~ u}/t aqú.~,-- _
thnç NQ,wmCUl - \Ç íJropttl""1 CJtNÌ~S lìdhd - muH V,)t
\Jro~cqh+ ltP to cOc({, è'iJ1fl1 CuLt ÝÌO+ Q \€ t-o Pê brouqh.J
L\.-\J -to COO;u, - {Ä t4 e + 9 \^\Q (lty ~t val c,u S
. .
p:) 1-
Jt, ·5-\ \\,\ Cntre t us€- (l- ~ Sz a ro fc lS:s' lA~..(S'
ly\ u.S t c0I1'\0 LL'\ as VY),u, ", ClS phlf~1 c&1J__vj
V.;;SS l YJ lx .
LN - X\.ll~ LChSi nA c-hon \íJ\ L\S -\ y~
ctL\JQ \0P.QÖ-N.¡ lMe. Dtvl iü be
C, V\J L1 \.,\ -to v 8.Jnvu.. on...Q.. -1-ü cit v.{¿ ¡ op +hc L,(
?\v Ç2l),..·\\..,\ ' ~3nì(tu. ~JUS UlU~J /ì)Qn 5 Ctrt
+h.~ 'Q(tC t VJDfU 0+ fh (J CO~ÌlI nLlf1 L TG¡ -
Y\¿lV( W \:)( a b II io S-i..Y V l v'(
Jl- ,-\LM vj Tc00 a~iC G\ïNf\C ä (Dell _
-\-Y\.~\ -rü \2t -P I e. 'I. L lJ\j I S V (! ~l-I d I {PI Cl-l l f
--tv ¿ V\..-¡ S I 'Lla tìOf)
J<?{'{' SlLrì)flL.l- Ii ~\ + fJ La n ru ì Q. e Cn y", CJ J¡ t +({tc/( ,
klCÁ UC1'\ünS' -foy req\ ltL'ì.( ¡)lCtl-fj Cer]) u. iìC L{ Ü<-.¿ ¡.-
()ü Cl \.(i C1 rt£\ ,~. ~oLtC, .
lea V"-C SC(}J;U LMVlbLj .(~y s -t Q (~{- Ihpll+
~.~~ qo 3\Lc. .-
IC, {~ r 0 f-~t ()rc~ , V\J\ \l qo i'O cc.
,) ,
é{o· 3\~.. SOTl( die Clln. Ú{ YY'Oc O\..,j c~ ClCL I~~ç
i\.\ NQ\A-Ol1n- .-7 C.f?JO c"OQS rJ{ (.;0 R ß() Pt .
(Yi1L -h'\J PH ,1})c11en TO reLÜfìlOltrd -J-c CI f COU1)CU
U' 2.'s ..,
~n,.lXì ('( vv i I H1 (I ? -tc arru,rti., Pf'C(t\Sed Cye{ U")(è()(.Q r¿ " CßD ZcnLVì~
'\~ \l ¿, rt vv r /iu¡ ~
'L - COuì êCfì s~ \ S. -\- Cu\ \- \.,\J I CO();\.-p V LClH , -A \Jo too l(
¡ (W(ìlÆS p~
, (vISIon. C\..--\: S e Ci""\Q I q (; '3 I LQ . Vt1r s \J COos ciUllO DL/
16.\J NQIAIJt1tL' TK ~C()nd. P.0r-l .
\f. ~ QU C!hC.l!l~
1+1 IJ - 6C\.<r¡ t(¡¡,\Jli )
-L- no LDIC)L'l
2f i. tpOr¡Ol.t..d.
:<
»
c
(...
0
c:
:::0
z
:s::
m
z
--t
.
(")
::r
OJ
:::;" .
'tJ
CD
....
(
0
::::J
r
CD
Co
CD'
....
Co
OJ
-
cxJ
"?
?
.
"'0
>
G')
m
¥
\j\
CITY OF OKEECHOBEE
LAND PLANNING AGENCY MEETING DECEMBER 28, 2004
OFFICIAL AGENDA
PAGEIOFl
I. CALL TO ORDER: Land Planning Agency, December 28,2004, 7:00 p.m. - Chairperson.
II. CHAIRPERSON, BOARD MEMBER AND STAFF ATTENDANCE - Secretary.
. Chairperson William Ledferd
Vice-Chairperson Dawn Hoover
Board Member Daniel Creech
Board Member Kenneth Keller
Board Member Thomas Keller
Board Member William Ledferd
Board Member Christopher Mavroides
Board Member Douglas McCoy
Alternate Sandra Jones
Attorney John R. Cook
Secretary Katrina Cook
III. MINUTES - Secretary.
.
. IV. NEW BUSINESS.
A. Comprehensive Plan, Future Land Use Map Amendment Application No. 04-007-SSA. Consider a recommendation to the City
Council, to change the land use designation from Single-Family to Commercial. The subject property is located at 701 NE 3rd Street.
Carey and Gerry Harden are the property owners and applicants - City Planning Consultant.
B. Discuss Amending Section 90-311 Central Business District Zoning Regulations - City Attorney.
V. ADJOURNMENT - Chairperson.
PLEASE TAKE NOTICE AND BE ADVISED that if any person desires to appeal any decision made by the Land Planning Agency 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. Tapes are for the sole purpose of backup for official records of the Department of General Services.
. .
r
, City of Okeechobee Date: \ 1/ ~q 104 Pet tion No. 04-007-~.'\J.
General Services Department Fee Paid: J " ~Q 104 Jur sdiction: L P A
55 S.E. 3rd Avenue, Room 101 1st Hearing: I~ Jasd 04 2n Hearing: I I y. J 05
Okeechobee, Florida 34974-2903
Phone: (863) 763-3372, ext. 218 Publication Dates:
Fax: (863) 763-1686 Notices Mailed:
Comprehensive Plan J.\ilap Amendment Appli, ation
V Please Check One:
_ Small Scale Amendment (Under 10 Acres) _ Large Scale AD endment (Over 10 Acres)
V Name of property owner(s): C þ,C'c,,,\ þ- }J,1'I,.,kN a.crnt (;.. Jl1tM,.,. I
A Owner mailing address: ~Ol (IJ" '3 ~ S&-' ô\,<q. ~ I. 1q4\'1 "2..
p
~ Name of applicant(s) if other than owner (state relationship):
~ Applicant mailing address: r-¡òl f1lG- "Jr...t 51-. Jt........J:"(. 3l.{C1"'J-z....
A
N Name of contact person (state relationship): r,.wW/,^-, Cre.~" /-1 M.tc.".) br'w.c.r
T
Contact person daytime phone(s): ts<:'? L{G;/1 -r<.('-"2... Fa..'c ?
V Property address I directions to property: ?b £,.,¡,.. ",0 '1 J"',trll. . -v"'; /<~/.. f 4J 1'" ð4L 'JocJ.r no ~JuI.
Parcel Identification Number: .3 -IS-~ '37 - 3 )~OCIQ -0 Lbo - 00- 0
Size of the Property (in acres): , ·0"2.. At
p Current Zoning Designation: \(ø:, \d.1.r>'t\O.. \ 6LnC\ \(. 'i' üm ~ - \
R Current Future Land Use Designation: AA¡j ,.,¡J:...(
~ Existing Use of the Property: Pf{V¡Qr.J"'í S{-6.loeC...S (:..., e.~..., ~
E Proposed Future Land Use Designation: tcmme.Y"c,\ Cl \
R
T Proposed Use of the Property:
y ~() b-f'" fI1 F ; 1) '" c: ~ ...".,,. "''''
. . .. I \1'" AAAJ' ...AlVd ~ ~lt-fr
DescnptlOn ofSurroundmg PropertIes: -+4 ~ ~t)h..~ .. "yo A.L.
,-/0 I VJ4(!J!r1\Jl.. L.~~ ~ "".. -;., -1,..)rN"j ;"-:), \)'-"' 4'1.\e~ C r<e.'-1" -+0 ..,.., to /".,.~ .pAIk· ~-..
..\. fl,:Jor...... ~ ø.:. rbo...1r- S ~~.... ..r\-'5 J-;~""~ ~.(-\ ~ ¡)rð.t~ -I:.
0"" ..., , ( z.
Legal Description of the Property (Lengthy Description May be Attacbpd):
L óh '7 - (z. ð lock fI" ðl.(.¿L (Hc."rJ¡~ .J.c, J1..d, ¡o11ft' )~dJ¡:' . A~c"/'tJ
~ ~ plw&- 4- lII..roF- f"cC'Orol.......-' k.. .,,"'f.- 06.os.- 5""" PIl14. r ,o,jI,{,'"c.. ~""..(, ( ~
~ ~~ C~....~'(. f CII('cC",
. .
-
..
V Required Attachments
~ Survey of Property (11" x 14",20" Scale) _ Applic ation Fee (non-refundable)
~ Letter Outlining Request ~ City L ocation Map
- Notarized Letter of Owner's Authorization
V Confirmation of Information Accuracy
I hereby certify that the infonnation in this application is correct. The infor nation included in
this application is for use by the City of Okeechobee in processing my requ st. False or
misleading information may be punishable by a fine of up to $500.00 and ir lprisonment of up to
30 days and may result in the summary denial of this application.
~~~ C. p.(' (f..( E 1'\l'\rJ~~ II / Ie. /0«
Si!IDatu e Printed Name )ate
.... "C- T _ _ J ,r__ A ........1:.........,.;....,," I...... ''11111' Page 2 of 2
. .
.
.
Carey E. Harden
701 NE 3rd ST
OKEECHOBEE, FL 34972
Letter of request for land u e change
To Whom it may concern:
The property located at 701 NE 3rd St. , reviously owned
by Stokes Fish Compant of Leesburg, has een a liscensed
fish processing facility for 40 or more ears.
I purchased the property with the intent on of keeping it
as the same business. If I am givœn the equested use change,
it would bænœfit many' Okeechobee residen s, as there are
several commercial fishermen and thier f milies wmæbh earn
thier living selling thier catch to fish companies. These
same fishermen provide income to many ot er people such as
line rackers, bait suppliers,aand other ired help. There
will also be several jobs provided by th fish company, like
fish cleaners and laborers. My family an I will provide
a clean, safe, respectable place to buy ish. When the
tourist come to buy some famous "Lake Ok echobee Catfish"
they will feel good about buying from ou company and won't
hesitate to return or recommend us to ot ers. We will also
be able to help supply local restaurants with catfish. We will
help our surrounding neibors by cleaning up a previous
eyesore in the community, as the tenants efore our purchase
did not maintain the property. As a 3rd g neration commercial
Fisherman myself, I am knowledgable in ev ry aspect oftthis
business, and I will maintain an operatio that the fishermen
can be proud to be a part of.
Thank you for y ur time and consideration
Since ely,
Carey . Harden and family
?keechobee County propeypraíser - Map Printed on 8/23/2004 '02 PM Page 1 of 1
.
.
.....~- \ I
c
~ W
::,I
:z
8 9 It 11 12 IJI S 6 7 8 9 (If")
~.""'"
-«
:r: / I 1CU.1/"
50 ~ 50 50 50 100 . øc
,,-
~ , I œ>1
Z , lInER
I ~
I
50 50 I
I I
I
,
1 ¡ 6 S 4 3 2 1
S 4 3 2 ¡ ~
L104l
$ $ \
3~S~7-35~D~1SO~ ;---¡
~ STOKES WILLIAM K, STOK ~J¡¡ ---J
11 t1tl 004 - $SO j.)OD - I.'U 12 I
8 9 It 11 12 7 . .. It 11 12 -- ¡
50 so ~I
It J
N t.. 3Y(Â St. 99-28 €
k 9
50 ~
S S 4 3 2 (fI() ~l
4 3 2 1 l
.0f6 øc /
$ (CALC.)
I I-~ I
/
~ ~ , ~ 11/ ¡ ..
¡l! '" "
~I
::.. l k~
2:
8 9 11 11 12 IJI 6 7 8 9/ 4 .. I ".~_
~.-:'"r / CIK) j . i ~
-«
:r: ,/'
50 ~ 50 50 .67 AC f--~/ f')
":
Okeechobee County Property Appraiser 0 &0 120 180 ft N
"'*E
W,C. "Bill" Sherman, CFA - Okeechobee. Florida - 863-763-4422
PARCEL: 3-15-37-35-0010-01160-0070 - SINGLE FAM (000100)
:s
CITY OF OKEECHOBEE LOTS 7 TO 121NC BLOCK 116,
Name: STOKES WILLIAM K, STOKES B N J LandVal $27,485.00
Site: 701 NE 3RD ST, Okeechobee BldgVal $40,777.00
Mail: POBOX 490298 ApprVal $70,497.00
LEESBURG, FL 34749 JustVal $70,497.00
8/1/1993 $100.001/ U Assd $70,497.00
Sales 12/1/1986 $100.001/ U Exmpt $0.00
Info 11/1/1984 $50,000.001/ U Taxable $70,497.00
This information, Last Updated: 6/25/2004, was derived from data which was compiled by the 0 echobee County Property Appraiser's
Office solely for the governmental purpose of property assessment. This information should ot be relied upon by anyone as a
determination of the ownership of property or market value. No warranties, expressed or implied, re provided for the accuracy of the data
herein, it's use, or it's interpretation. Although it is periodically updated, this information may not reflect the data currently on file in the
Property Appraiser's office. The assessed values are NOT certified values and therefore are subj ct to change before being finalized for
ad valorem assessment purposes.
".IPrint _ Map,asp?pjdoahgpkgkmahomlblchf1chmahefdihfeddppmpngc ~famopmoeikeijgomfh08/23/04
~ P.rceJIDNII",ber: 3.15.37-3.01160-0010 .
.
l'I(:lurc(1 by. SlJ:ue BURl',
HrJurn try
Ohl!'- rantl" Tille CONlJ)lny, Ine:
105 NW 6th Sn~t
Œ:~echobC',::, Florida 34972
Fff F NO. 26075
Warranty Deed
This Indenture, Executed ¡¡,¡" Octobet 22, 2004 A.D. ßCIWer.n
BERYL N. STOKES, JR., TRUSTEE and WILLIAM K. STOJŒS A/K!A W. .. ~:HHmS,
w1l03. oddress is POST OFFICE BOX 490298, LEESBURG, FL 34749, hereillAOer ,·.lIed II", ".'"111 II, [..
CAREY E. HARDEN and GERRY G. lIAIIDEN. UUSBAND olld WIFt<:,
who.. post offic. .ddressl4: 88th STIlBBT, OKEECHOBBE, FLORIDA 34974, hereioaner col,", Iho gralllee:
(Whlnevcr I.IiGd herein Ihe b:rm "¡rantor" nd "grantee" inølud(l .11 th. partt.. lo thl.J tnJ1rum~1 :.n<1 h~ "Þ/r!i", I"I! 1 r~fll(".~IQ\Î'.ei IiIf...1 U~ili'l\S I,r
individuals. 8Jld the succtssort and .u¡lþs of corporation&)
'Vltnesseth, that tÍte grantor, fOl onc1 in cÙMlderation of the Sum of Tel' P..!,,,, ($ ¡ 0.00) and oil.., '.01.,.1>1,
cnnsiderat1Dns, receip1 whereof is hereby ac:knowl~d¡cd> hereby grrmts, bar¡BtnS, sells, ¡dien.'), rcttlis _5. r('I~~ses, COIJVcys anrl C'onfìrn13
ml10 the grant.., all that oo:l1ain land situate in OKEBCHOBEE Cawuy, Florida, viz:
Legal Description as Bxhibit "A"
TIm CAPTIONED PROPERTY DOES NOT CONSTITUTE THE HOMESTEAD OF rHT11E OF T.HE GRANIORS.
P01'Cel ID Nwnb<r: 3-15-37-35-0010.01160-0070
Subject to covenants, rostrictions, Easements of recQrd and taxcs fQr tht'l em I emf Yi"..'tl.
Together ".fth all the t.nemon"', beredilan>enIB and appurtmances thereto belong;n?, or R")wi.e npl'erlaÎ.(ljllS
To Have and to Hold, the same In rec simple forever,
And Ihe grantor hereby covenants with said grantee that the grantor i. I.....ñllly ,oi.zed '.1 ,a¡d land i" fce simple; rJ131 UIe
grantor htls good right and Jawful authority to se.ll and convey fiaid land¡ t.b.t the gfDnfor JlClcby full)' '~rrSI.JJtg the title to s:Jid l~ud and
will defend the <em. against the lawful claJuu; of at! per.ons whomsoever; and thot .aid la..d i, ftce f.1I encumbra"ets except laxe'
accruing subsequenrto December 31, 2004,
In Witness '''hereof, the said gnntol b.. signed and sealed IJle.e pre,elll6 IlIe day an.
q~e(l, sealed and ..1.,1
D (Seal)
./~*V~~._ ~øi/ (Seal)
- J )(, STOKF.'; AlI\/A " K. STOlŒS
WIIn"'PiÍT1"ðN.me~I.....A-"'" '-7.....\"-........ Add....: POST OFFICI! BOX 4')01 R, LEESBURG, FL 34749
St.l^. of Florida
County of \..... ..... «.
'!1,è fo,egoing instrument was acknowledged before me this October 2. 2004, by BERYL N. S OKES, JR., TRUSTEB and
WI1..UAM K. STOKES AiKJA W. K. STOKES, who j~ personaUy !moWß to im)'r who h.. ro<luced a drivers licen.,. ..
IdeollficaUoll. ~
~ ~~ -
Notary 1'111111 ..- -- .--- ----------
PrlDt N.m"_~~'"'"\\..~~b-.;:Y--"'"~-..h6.1-
My C,mþll"ion 'Errir..~ .._.___t..::._, ~~_______
--~...=~
"';-:¡""!;~¡;-" MARVD II L. PULLUM
f:fA. .."~:" MY COMMI, SION I DD 060[:.;02 ,
;"..'.,M,~,,' EXf'1I1ES: ¡¡nnary 14. 2006
"".,." '''"'''' ..,,, "" "" "'-"' ]
'..~~~,~~~'~~ -:~_-.:...__.- .....,.:.;;.:-;:.;:-.::-.:::-;.¡:;y;.;;;..
L[ UIDN MAP
I I L~í
ITf
_ J~,~\ _ Ue.¡t::'°~¡;:pI?'.J'r; 1~llJI-tIKfe.o-.t~: ? .bLl~'Í ·?~O,,,I~.t.\.~'") , 9.2r!1ì -!¡
I í?CJro' [1") ,:?O,O'LP) ~CJ,o'(p) :.-CJ,o'(p) ,=,0,0 (;» Çð,.O L"f") ¡2n St ::T » <OJ-!;
, I ~ L
I :eeclîob e I . I
't ~íÎ 1,í~ kð- hLo krtL hE- fjjj-!I~f~¡~
~ ~LO¿:,KII b LEGAL DESCRIPTION:
~ /:\ LOTS 7 TO 12, BLOCK 116, OKEECHOBEE,
I-J"qrl ~ t ACCORDING TO THE PLAT THEREOF, RECORDED
\,\ 1"=7' , _<:\ TO THE PLAT THEREOF RECORDED IN PLAT BOOK
~ 7~' \ - , 5, PAGE 5, PUBLIC RECORD OF OKEECHOBEE
. i~ ~ ~~
W -1:\.
> Î' I w t _] ADDRESS: 701 NE 3RD STREET
« \-,- ." - r /.' ~i) OKEECHOBEE, FLORIDA
:..¡ I "<>'" ( Ir a
:t ~ _1:1 -~~ '9fHAL.t _\)
t--. -~ i ~ ~ Þ'A!2.kILl/ '2:0 ' \ b,<;;~ SURVEY NOTES:
>;)[ , '"1) ,(: .." _,
1" \;\ , _4,"",
~ "7'1..'1. _ . °1: 7f"17-1 "() 1. NOT VALID UNLESS SEALED IJITH AN EMBOSSED
I ::I 'N f'01UH "', ü . .S. U>HH£,UIAI.. SURVEYOR'S SEAL.
71..r;'.1Ì "" ~Øv, ",' -s.uI 1.j?IVíC¡ ~ t 2. LANDS SHOIJN HEREON IJERE NOT ABSTRACTED
GoO '{G, ... '\f\ FOR RIGHTS-OF-\,fAY, EASEMENTS, DR O'w'NERSHIP.
" e.;r~Pf 7 ' ~ 3, LAND DESCRIPTION HEREON 'w'AS PROVIDED BY
. '7 r THE CLIENT.
I -to!. c:. _ . ü, - 17," t..g"í'. 4. BEARINGS SHOIJN HEREON ARE BASED ON THE
J '" - 1\1 \I V~ .4..1. I _ ! CENTERLINE.
I ,..!" ü' ~~ . .~ ~ 5. THIS SURVEY NOT TO BE USED FOR FENCE
! ' I '...- ' I to! \I II I ± \ INSTALLATION, SPRINKLER SYSTEMS, SHRUBS, DR
i",?t:;",c::' J¡o,o F) !fo,o(x) ';70,0 LP) t;;(),o(p) 7.Ç O,0(1") <;;o.o("'r» ANY OTHER UTILITIES WITHOUT REVERIFICATION OF
- -¡ - - - I L ,.... ...... .....-'\ , ....ò Ii 1.1 ....."0 0 I /..,.oJ ) 7\,0,,,, PROPERTY CORNERS.
i 7 -I..... v <-,..., ,-. .. ~ (...\ -\ -~ "'-. y 'Cue., 6. ELEVATIONS SHOWN HEREON ARE BASED UPON
' I (:J' E.«v/ P I N.G.V,D. 1929.
I -'\II ....1<f.Ç», ~ \) I 7. SURVEY NOT COVERED· BY PROFESSIONAL
I . LIABILITY INSURANCE.
~I It' 8. DIMENSIONS PREVAIL OVER A
I 4--1~ "7't.17 -?T1¿~Eí CERTIFIED TO:
, I CAREY E. HARDEN
"Z.4 'Þ-'7l"H !..L.-r ...,0 !2-/¡....1 GERRY G. HARDEN
V ~ FLOOD ZONE: "X" HARBOR FEDERAL SAVINGS BANK
~/ UNMAPPED OKEE-TANTIE TITLE CO., INC.
UNITED GENERAL TITLE INSURANCE CO.
SURVEYOR'S CERTIFICATE LEGENDI FIELD \,fORK COMPLETΠ09/01104 TICOR TITLE INSURANCE COMPANY
R . FIRST AMERICAN TITLE INSURANCE CO.
I HEREBY CERTIFY THAT THIS SURVEY MAP IS PER RECORD DESCRIPTION · -FOUND CONC ETE MONUMENT
. -FOUND IRON ROD
AND IS TRUE AND CORRECT TO THE BEST OF MY KNOIJLEDGE AND BELIEF 0 -SET IRON ROD MciNTOSH AND ASSOCIATES BOUNDARY SURVEY
AS SURVEYED IN THE FIELD, I FURTHER CERTIFY THAT THIS SURVEY
COMPLIES IJITH THE MINIMUM TECHNICAL STANDARDS SET FORTH IN It -CENTER LINE SURVEYING & MAPPING
CHAPTER 61-G-17-6 BY THE FLORIDA BOARD OF LAND SURVEYORS FFE -FINISH FLOOR ELEVATION PREPARED ON THE ORDER OFI
PURSUANT TO S ON 472.027 FLORIDA STATUTES. AND THAT THERE PSM -PROFESSIONAL SURVEYOR 325 SIJ SOUTH QUICK CIRCLE
ARE NO AB G UND ENCROACHMENTS OTHER THAN SHOIJ~ AND MAPPER PORT ST. LUCIE, FLORIDA 34953 HARBOR FEDERAL SAVINGS BANK
~ f RN -RIGHT-OF-\JAY
, q ¿; PC -POINT OF CURVE (772)878-7568 (office So fax) SCALE' DRAIJN BY' FILE NO.1
ATE t D -DEL TA ANGLE
A -ARC LENGTH CERTIF. OF AUTHORIZATION NO. LB7332 1·=30' TM\,f 08-053-04
116427 ,:§~<::, -TYPICAL ELEVATION
i-
. .
, 1375 J ckson Street, Suite 206
Fort M ers, Florida 33901-2845
Phone: 39-334-3366 Fax: 239-334-6384
Staff Report - Sm II Scale
Comprehensive Ian
Amendment
Prepared jòr: The City ofOlœech bee
Applicant: Carey E. Harden
From: Single Family to Co
Petition No. 04-007-SSA
.
Staff Report Applicant: Carey E. Hartten
Small-Scale Comprehensive Plan Amendment Petition No, 04-007 -SSA .
Applicant:
Applicant Address:
Applicant Phone Number:
Future Land Use Map Classification Single Family Commercial
Zoning District RSF -1 RSF -1
Use of Property Fish processing co. Same
Acreage 1.03 1.03
Access NE 3r Street
Location: Northeast corner ofNE 7th Avenue and NE rd Street
Legal Description: Lots 7 to 12, Block 116, Okeechobee, acco ding to the plat there of,
recorded to the Plat thereof recorded in PIa Book 5, Page 5, Public
Records of Okeechobee County, Florida.
Request:
The applicant is requesting a small scale amendment to the ity ofOkeechobee's Future
Land Use Map. The property is in the RSF-l Zoning Distri and has a Single Family
Future Land Use classification. The applicant would like to se the property as a
commercial fishing company. It has been used in this fashio in the past but evidently,
not authorized by a City occupational license. It has obviou ly, at best, existed as a
nonconforming use.
North: Future Land Use Map Classification:
Zoning District:
Existing Land Use:
East: Future Land Use Map Classification: Single Fam ly
Zoning District: RMH
Existing Land Use: V acantlT ay or Creek
South: Future Land Use Map Classification: Single Fam'ly
Zoning District: RSF-l
Existing Land Use: Vacant
West: Future Land Use Map Classification: Single Fami y
Zoning District: RSF -1
Existing Land Use: Vacant
1
. .
'staff Report Applicant: Carey E. Harden
~ Small-Scale Comprehensive Plan Amendment Petition No. 04-007 oSSA
Background Summary:
The applicant purchased these lots from the Stokes Fish Company In researching the property's
history, staff has concluded that the previous business operated wi hout an occupational license.
According to the applicant's letter of request for a land use change the request is being made to
accommodate a commercial fishery and in order to receive an occ pation license for the intended
use.
Comprehensive Plan Analysis
A. Consistency with the Land Use Categories and Plan Pol cies.
The surrounding land uses are Single-Family. In examining t hese uses, it appears that the
proposed land classification of Commercial would create d isolated land use
designation. Since there are no commercial uses surroundin the property such a request
to Commercial would be inconsistent with the Goals, Obje t ives, and Policies of the City
ofOkeechobee's Comprehensive Plan and would not be co sidered suitable for the
property .
B. Concurrency of Adequate Public Facilities
Public utilities would be available to the site. The roads alo g NE 3 rd and NE 7th are
paved and maintained by the City. A commercial use on the subject property will not
strain transportation facilities, but the impact of fish process' ng on the sewer system is
not known at this time.
C. Compatibility with Adjacent and Nearby Land Uses
As stated earlier, the proposed land use of Commercial wou d create an adverse impact to
the adjacent and nearby land uses by officially establishing isolated future land use
classification and consistent commercial zoning. Allowing t . s request could create an
undesirable pattern of commercial uses along the Taylor Cre k area.
D. Compliance with Specific Standards of the Plan.
The proposed request is not consistent with the City's Comp ehensive Plan. Listed below
are land use policies that staff considered when reviewing th applicant's request.
Future Land Use Element
Policy 2.2: In accordance with property rights pol i ies adopted by the Central
Florida Regional Planning Council in e Central Florida Regional
Policy Plan, the City of Okeechobee re ognizes and shall continue
to protect private property rights. In im lementing the
2
·
Staff Report Applicant: Carey E, Har~n
Small-Scale Comprehensive Plan Amendment Petition No. 04-007 -SSA ,
Comprehensive Plan, the City shall ontinue to ensure that its land
development regulations protect the se and valued of private
property from adverse impacts of inc mpatible land uses, activities,
and hazards. Planning for land use nd public facilities in the City
shall consider private property right , and ensure citizen input into
government land use making decisio s affecting property rights,
Policy 3.2: The City of Okeechobee shall amend its land development
regulations, by 2002, to prevent exp nsion of existing land uses
which are inconsistent with the Futu e Land Use Element. These
regulations shall be enforce to ensur that when such land uses are
discontinued, they shall not be reest lished
Objective 9: Tlte City of Okeechobee shall conti ue to ensure that proposed
land use activities in the Taylor Cre k area are not inconsistent
with the stated goal of tlte Resource Management Plan for the
Lower Kissimmee River and Taylo Creek Drainage Basis,
prepared pursuant to Chapter 380, lorida Statutes.
Analysis and Conclusions
The applicant's request is inconsistent with the Comprehensive PI Goals, Objectives, and
Policies. As such, the location of the property and the intended us are inconsistent with
surrounding property and would create an isolated district within t e area. In this instance, it is a
separate issue as to whether a nonconforming use has been aband ed or not because of
changing operators/owners.
Staff recommends denial of the request to amend the Future Land se Map from Single Family
to Commercial.
Submitted by:
James G. LaRue, AICP
December 16, 2004
3
. .
City of Okeechob e
December 27,2004
MEMO
To: planning and zoning
Re: amend CBD requirements
Following is a proposal to change the existing CBD code; s rry we didn't get it to you
sooner, but the Holidays intervened and I was out of town for a wee.
This proposed ordinance may not be the best solution to the roblem, which is that many
commercial property owners would like to be zoned CBD so they c use the less restrictive
requirements for parking and impervious surface coverage. This is I ss expensive to develop, but
means potentially giant parking problems for new development, as ell as property line set-back
issues.
It is not necessary under the LDR's that you approve this pro sed ordinance as written if
Mr. LaRue comes up with other ideas, or a board member or membe of the public offers an idea
as well. What is necessary is that the board come to a consensus that the CBD ordinance is in
need of amendment, and that this is sent to the city council for actio by ordinance, which they
can further amend if they wish.
J;:~
John Cook
City Attorney
55 S.E, Third Avenue· Okeechobee, Florida 34974~2903· (863) 763-3372. Fax: (863) 763-1686
. .
,
ORDINANCE NO.
AN ORDINANCE OF THE CITY OF OKEECHOBE , FLORIDA AMENDING
ORDINANCE NO. 716, CODE OF ORDINANCES, P TICULARL Y
CHAPTER 90, DIVISION NINE THEREOF, CENT BUSINESS DISTRICT
(CBD) ZONING CATEGORY, SET OUT IN SECTIO S 90-311 THROUGH 90-
316 THEREOF; AND SECTION 90-485, REDUCTIO OF PARKING SPACE
REQUIREMENTS; PROVIDING FOR ELIMINATIO OF THE ZONING
CA TEGOR Y FOR FUTURE LAND DEVELOPMEN WITIllN THE CITY OF
OKEECHOBEE; PROVIDING FOR PRESERV ATIO OF THE ZONING
CATEGORY FOR EXISTING LANDS DESIGNATE AS CBD ZONING;
PROVIDING FOR RESTRICTIONS TO ALLOW AB DEVIATION FOR
OFF-STREET PARKING IN EXISTING CBD ZON G DISTRICTS;
PROVIDING GUIDELINES TO GRANT EXCEPTIO S TO PARKING AND
LOADING, SET-BACKS, & IMPERVIOUS SURFAC COVERAGE
IN CBD ZONING DISTRICTS; PROVIDING FOR C NFLICTS; PROVIDING
FOR SEVERABILITY; PROVIDING FOR AN EFFEC lVE DATE.
WHEREAS the City of Okeechobee, Florida has histori ally contained a
downtown commercial business district, typically described as orth and South Park
streets, that were constructed and in use well prior to the existe ce of any zoning
regulations in the City in ordinance number 271, and as revised by ordinance number 402
in 1978; and
WHEREAS the downtown business district is characteri ed by street-front
structures with no front or side set-backs, and virtually no off-s eet parking, which was
recognized in ordinance number 402 by codification of Central usiness District zoning
category, with the stated intent being that the category was "..,a pecial district designed
to meet the needs of the central area of the City...to maintain a c mpact, viable and
pleasing central business area...".; and
WHEREAS the intent of the original ordinance was to a ly the CBD zoning
category to the existing central business area of the City, in rece t years the category has
expanded outside of Park street into other commercial areas of wntown Okeechobee,
with the development of new commercial structures; and
WHEREAS the City Council and staff are concerned that the use of CBD zoning
categories for new construction creates the opportunity for devel pers to obtain
significant reductions in off-street parking requirements for a co ercial structure, that
. .
"
tend to cause congestion of traffic, inadequate parking for cus mers, pennit parking in
areas not intended for such use, and generally to create a busin ss district that is incapable
of meeting city codes and constitutes poor urban planning; an
WHEREAS the City Council finds that it is to the bene t to the city as a whole and
to citizens within and without the City that visit commercial es ablishments to require
proper yet viable urban planning; to provide greater study and upervision for exceptions
to CBD zoning requirements; to cause development to meet a evel of service and
construction designed to plan and create commercial structures that will meet the needs
of the future, and be able to comply with all applicable city co es;
THEREFORE, upon proper notice, deliberation and pu lic discussion, the City
Council for the City of Okeechobee, Florida by majority vote pproves and adopts the
following amendments to Chapter 90, ofthe Land Developme Regulations:
1. THAT division 9, land development regulations, shall be amended in the
following respects:
Sec. 90-311. Generally.
(a) no change
(b) no change
( c) This zoning district shall be limited to those parcels land in the City of
Okeechobee that are currently zoned as Central Business Distri t (CBD) as of December
31, 2004, or those parcels which have a pending zoning change pplication to CBD with
the City as of said date,
(d) Any parcel zoned as Central Business District as of ecember 31, 2004, or a
parcel that has a pending zoning change application to CBD as f December 31, 2004
which is hereafter granted, shall continue to adhere to all requir ments of Chapter 90,
Division 9, or as hereafter amended. Nothing in this ordinance ill prevent a parcel zoned
CBD to seek a zoning change to another commercial category, t the extent the parcel
meets city code requirements applicable to that zoning district.
Sec. 90-312 through 90-316, no change.
. .
. .
Sec. 90-317. Exceptio.ns.
(a) Any parcel zo.ned as Central Business District (CB ) may apply to. the City to.
o.btain an exceptio.n to. strict adherence to. the requirements o.f t is zo.ning district.
(b) Any exceptio.n So.ught from CBD zo.ning requireme ts shall be co.nsidered a
variance, and heard by the bo.ard o.f adjustments, including pa ing space reductio.ns.
(c) The bo.ard o.f adjustments, in co.nsidering such a vari ce request, shall co.nsider
the requirements o.fsectio.n 70-374 herein, and the bo.ard shall also. co.nsider the
guidelines o.f sectio.n 90-485 herein, as to. whether to. grant suc variance.
(d) The bo.ard o.f adjustments shall also. co.nsider that m y o.f the co.mmercial
structures existing in CBD zo.ning districts pre-date the creatio. o.fthis zo.ning category,
so. the bo.ard shall no.t co.nsider the elements in sectio.n 70-374 at the problem so.ught to.
be remedied by the variance was self-created, o.r that special ci cumstances exist due to.
the actio.ns o.f the applicant.
90-485. Reductio.n o.fparking space requirements in co. ercial districts.
(a) In co.mmercial, and public use zo.ning districts, the Ci co.uncil may reduce the
number o.f parking spaces if the technical review co.mmittee fm s that there is a surplus o.f
o.n-street parking in the immediate vicinity o.f the propo.sed use hat is no.t required fo.r
o.ther uses, o.r that the applicant has provided sufficient o.ff-stre parking by alternative
means, such as but no.t limited to. a parking garage, lease o.r lice se fo.r parking with
co.mmercial property o.wners within two. blo.cks o.f the co.mmerci I o.r public use, o.r
adequate parking lo.ts immediately adjacent to. the propo.sed use.
(b) no. change
(c) In the CBD zo.ning catego.ry, any deviatio.n in parking requirements shall be
heard as a variance by the bo.ard o.f adjustments, and the number o.f parking spaces shall
no.t be reduced by mo.re than 80 percent fro.m that o.therwise req ired in these regulatio.ns,
{\Cf~I1\~j¡'q rlffi~lÍ11~ f\"lf r!Jl!!I~ÌI!~' flw fJlII!!~19' IJfRIf-~fm'1 ¡1I'fM~ '1f!I!~~ sþ~¡ II!~!I in~Im!~
demo.nstrating alternative means, such as ut no.t limited to. parki g garage, ease o.r
Hce~s~ fo.r p~~~g' wí~h .~þ.mm~r~"Mprp~~rw piYn~fß Wmnn'f;W" mHÇ~$ pffh~'Ç~P H~~,
qr nq~qpfl~Q Pffr~Jn~ lQf~' mmw4'M~Jr~~~ç9m H~ fh~ rmJw~çq 4:. ~~' . . . . .
, (q) nQ ch~gf " .,.. .
fF) l1q ~bål1~¢ ,
:., , . - : i· I
LARuE PLAING & MANAGEMENT EAcES, Inc.
1375 Jackson Street, Suite 206
Fort Myers, Florida 33901-2845
239-334-3366 · FAX: 239-334-6384
e-mail: larue-planning@att.net
Memo
To: City Mana!f.: Council Members and I.PA
!iï~'
From: James . L ue, AICP
Date: December 28, 2004
Subject: Central Business District (CBD)
In researching the history of the CBD, the City forefathers hinted at their i tentions in an older version of
the Okeechobee Code. Their intent was specific in tenus of what the CDB Zoning District was to
accomplish, however, geographic specifications cannot be speculated upo at this time from written
ordinances, et cetera. Even so, this is the only written evidence of what th writers intended:
Intent - The C-CBD, Central Business District, Commercial, is a s ecial district designed to
meet the needs of the central area of the City. Pennitted or penni sible uses are generally
those of the C district, excepting those that are not in keeping wit the character of the C-
CBD district. Other differences are in yard and certain other requi ements. It is intended to
use the C-CBD district to maintain a compact, viable, and pleasing central business area, to
encourage development and redevelopmentfor business purposes, nd to maintain the area
as the center of the City s shopping, service, governmental and ec nomic life.
In reading this, it is my interpretation that when this Zoning District was cr ated, it was intended that the
CBD would be used for the "central area" of the City of Okeechobee, whic to me would mean the
Downtown Okeechobee area. The original Comprehensive Plan (1992) ap ears to contemplate the
possibility of 85% lot coverage in some commercial areas. Coincidentally, his area is found only in the
CBD Zoning District. It also seems logical that in creating this District the ity forefathers did foresee the
possibility of the district expanding outside the "boundaries" of the then D wntown area but there does not
appear to be written evidence of that assumption. As such, with the City ev r-changing it would be
unreasonable to believe that this District will not expand or would remain ographically static. Again,
there may be a historical purpose that is opposed to this logic, but I am not ware of such evidence.
Secondly, we should also consider whether parking in the CBD District is s lax that it becomes an
incentive for business owners to not meet the parking standards set forth in he Land Development Code.
We should determine how feasible it would be for us to consider limiting th CBD parking to existing
buildings over a certain age versus all commercial development, It is my op nion that in order for the CBD
to be beneficial to both the City and business owners we need to address thi issue as soon as possible. The
above topics will be our focus of conversation at the December 28th meetin
JGL:lk
. 'i05 P02 DEC 23 '04 13:28
.
V LARuE PLA.~NING & MANAGEMENT SE VICES, Inc.
1375 Jackson Street, Suite 206
Fort Myers, Florida 33901-2845
239-334-3366· FAX: 239-334-6384
e-mail: larue-planning@att.net
Memo
To: City M~: Council Members and LPA
9 '
From: James G LaRue, AICP
Date: Deœm~ 23, 2004
Subject: Central Business District (CBD)
In researching the history of the CBD, the City forefathers hinted at their in
the Okeechobee Code. Their intent "W8S specific in terms of what the CDB ing District was to
acc;omplish, however, ¡eographic specifications oannot be speculated upon at hìs time &om written
ordinances, et cetera. Even so. this is the only written evidence of what the tets intended:
/lItent- The C-CBD. Centml Business Di3irict. Com1MTCial, is a spec I district designed to
meet the rreeds of the centra! area of/he City. Permitted or permissi Ie USe3 an. generally
those of the C district, excepting those that are not in keeping with t Charader of the c-
CBD dùtriCl. Other differencu are in yard and certain other requi ents. /1 is intend.ed tQ
use tM C-CBD dl3trict to maintaîn a compact, viable, and pleasìng c ,ral business area, to
en<:ðurage development and rede.wJ/opmat for busines~ pwrpOles, Q to main/ain the area
as the center of the City ~ $hC1Pping. service, governmental and econo ic life.
In reading this, it is my interpretation that when this Zoning District was creat , it was intended that the
CBD would be used for the "oentral area" of the City of Okeechobec, which t me would mea.'1 the
Downtovm Okeechobee area, When the original Comprehensive Plan (1992) i examined it contemplates
the possibility of 8S % lot coverage in some commercial areas, this coinciden Iy is found only in the CBD
Zonina District. It also seems lo~ that in creating this District the City fore thers did foresee the
possibility of the district expanding outside: the "boundaries" of the then Do town area but there does not
appear to be Mitten evidence of that assumption. As such, with our City ever hanging it would not be
unreasonable for UII to believe that this District ever not expand or have to re in geo¡rapmcaUy static.
Again, there may be a matorical purpose that is opposed to this logic, but I am not aware of such evidence.
Secondly, we should also (¡onsider whether parking in the CBD District is so that it beçomes an
in¢~tíve for business owners to not meet the park:Jng standards set forth in th Land Dev~Iopment Code.
We should detennine how feasible it would be for us to consider limiting the BD p~king to existing
bund~ over a certain age versus an commercial development. It is my opini that in order for the CBD
to be beneficial to both the City Emd business owners we need to addres$ this i e as soon as possible. The
above topics win be our focus of conversation at the December 28111 meeting.
JGL:lk
., - --" w I
f
OKEF.CEOilEE CODE .~P?~HmÁ .....-Z01\l~C ORDC';A~'CI.
C-CBD-CENTRAL ßUSJNE-SS DIfTRJCf. M:inlat:uu [.1M R'4iHi"~mcnt.fi (M.. &nd Width):
COMMERCIAL AI for C. ~ f\ if#; ö1
-
IGUllt: ""'mum fAt COYer.le by AU Buflclinp:
-..... ,
1'he G-CBD. Central B:.:.siness District, Commercia!, 11 a All for C. ~ p~ tl&46
!i¡¡ecW òi&trk:t des!gned to meet the ot.eda of the cen~l'al "ru i Miaba\Ub YIni Requi.....m.t. (Depth 01 FnlGla Rat y..:
Qf the City. Permitted or permissible lUes are generäJly tno¡e
of the C di8trict. exœptht« those that are not ir.keepin, with ~ WIdth Df SId,e Yard_);
t
1 the character of the C.CBD diltrict. Other dUferenCt'B are in : CommerciAl. aervict\, Qt' offiee aetívitjfl;
yard and certain other r~u1rement&, It is 1!1ten~ed to uron
¡ the C.CBD dh!uitt to maintain a eompact. viahle, and plu... Front: None.
t ing cer.b-af bu&incsa aln.. tc encourage deve1o;)Jne.at and n- Slde~ MUlIt be ncme, or ebe 8 ft.. ext'.ëp~ where G-CUD
deveIopme.nt for bU61nesa purpo8e3, and to ::taintain the area ):;, ~buta land zoned resident:a!, with or without
a. the cent~ of the City's shopping, si!rvÎœ. llo\'ernmenul. ir.t.t;ntening $treet or älJey. th~n 10 I~. &110 yud
alld eoonor.Üc life. must M provided on G-CBD lot.
PcnnJitd Prindp¡J Uaeø And StrudUl'ee~ Rear: None. exeept where C·CBD lot Abuts Janel mned
1, ltam, 1. 2, 3, t, 5, 6, 7, 8. 10, 13. 14. and 16 under C. resideniia1. with or witñout an jntuve11ÏDC street
or sjley. then 10 ft. re.ar yard mud be plOvjdt4
Permìtted Uses. Sa ~ .~ + 1..,1,3 on {;..CBD lot.
2, City or County gOvernmental building! and activitìu, Other pçl'mitted or penniuible Ule'~ AA for C.
not otherwiu diatricted &I GU,
3. I!.em:!! 4 &. 6. RSF. Pennítted Uses. ~ ~ ~s.t Muimuca Belpt of St.nactureø:
to Item 2, RSF. SpccialExu})tious. &.t. ~~ 11t5~ No þOrtiQ.& flnall exceed 41S !to
- 5.
Private .tlubø and Jodge&. l.Îmit&tior5 on Sips;
...
~ Rj'~~ (~t~_~ ;1:';":1- ;-::c,,~i;)n lC) ~C~
As f (¡. C. ~o 8:g.:$ jDte~¿ed to !:Ie N4:ië from off the pnm:lfl Uc.ep1:
r
dI PrvItiWted Uæt and St.rudures: Aa tor C, exc~.j;t maxIm¡,¡m a¡-e& ot 1:g&age ahsll not excœd
&. P!j J~ Q
I A& lor C. 250 tq, it. a.nd no activit), thaI: .j;ø.pla, more tbAn 2. ligoa. vJ
-- SpuW E'tc:eptioœ: Mhdm.ma OllaCreet ParkÏ11r B.eqail'Øll.uiA:
J~
Permjs~;ble by twud ~! adjustment aftu p\.lb~ic Di)tke and iRee ft1l\o SectiQil 1.13; icr olfð~reet. loadinr requln>-
bearing and. aubject to Aþpl"(rpriate collditioÛ8 aDd Ja1~U&1'd~ mtntl aef Section '1.13, m-p) "t
(au Section 13.3): A. for C. Ò.
Ck" (~I
NoPe. C .¡:,.
, .
So.tpp. W1I, ~ -,""
1668 1669 o 0J
(t£D D ~,
&hD .",[1
,
OIŒEClrODEE CODE j þ'P!'!:tiliU. Á-ZONJNG OKDINANCE
lubdiviaion FOperty w)aile under de"'~op:nent to .¿. lUs¡'l. le~-;¡':." ahopA ùr l'riaûui, &utomotive service Ñ-
veJtile the ale of Iota. provided IUth aips IhaU be ~1 UOll or t;.-uá "1c~ ~ir ~r aenrl-.-:e p.rqe, motor
1'81IIoved whoa 10~ ot the individual mobi1e home aab- veh:cle tody shop. Nn~ u1 automotive veh¡de8 or
¿jyiaion iota have been aold. ~ trailer., bar or taven for Oll-plemi.. conaumption of
4- For ~tbClr })elmÍ~ or penniuiblo in llIobüe home alcoho.lic bevenps, aUi:~jo~ hOWle or pawnlhop, ".r-
palla; ~ AI IpeCifJed for the use concerned ti... in.dan. duce or music atudio, and aimUAr I(tivitfa.
where in these regu)atioDa. (j) Hotel, and motela.
.1111... OIfetr-ee1 Parldn« ØeqtÚrcMcatl: @ Banks and financial initit~t:OJ:s~ professioaal and bUIi~
lIobiJe. nome park: See SectioD S.B(k). DetlOfficea.
Mobile home lubdivilÌoø: 2 IP8UI to be 10C.&ted on each @ Commercial l8CTeatÎ(;n facilltiel in completely enclosed
buiJdi1!g& 8vcb as motion picturE! theater, b;1Jiard J &r-
mobile home 101- Jor. howHng alley, akating rink, uignt club.
IR aUitlou, tor other usee, o!C.tr6et parkiDI' requirementa ;
abalI be u for 1be WI8 apecitied e1nwhel't in this ordlZWIce. 1 @ Vocatiooal. trade, or business achoo1s.
J ~ Telephone exchaD¡e and buaiDeu office.,. 1NItor b"l
ç.colDfERClAL DISTRICTS.. termma1, commercia) 1*'kiDi' loti aad parkin. prq-e..
lata. : @ EmpJoyment Qttkel. unioD .ball.
neR diårid. .... intAmded primarily lor commercial &<:_ 9. Palmi.ta, utroloailt.a. psychics, dairvoyan~, Of phru·
tivitT. Betail u1ee and aerviœ elublilbmentø are. .founå .in ololÌata.
W. diltric:t .. permitted uaca.. with 1fholeaa1e.aDd warehoule @ Off-lÌte advertiliDg sign. (See Section 10.ö} ,
-=tivity pemõ..lble at! &peel&! exceptlon.. .ReaideJatial \AIel .. t
diacourapd, for the diatrict i. DOt r.¡dati&! iu dw'.cter. 11. l"empc,rary r~vìva1 and gospel catabli!.l~muta,
VelJ limited lelldeDUal una are permitted or permJaathle by 12. Commercia! and non-oommercial mar~u, c!odu. plera,
apec:lal exception. Ii i. DOt the ínter.t of ~b tifltric:t t9at it ek., !r.cludi&g remova1 of boat from water lor repair
~ U!eå for uteßa:on or 4U:COUT eDlcn 0 ~ flU rt'p&IT 0_ reo~rs.
. Vh1. ,au t e d:lltict ia app:ieë where there an eX¡3~jt1g f ® Bakeries, bU:: I:ot ivr ;.,rc,¿ud;on 1Jf goo~ DO" to be
])Ittema 01 .trip c:omœer.::ial activUr .. of the d&~ 0: adop-
trOD o! thIs zouJ... ord¡~uce. sold on pltm1ies.
. I @ LauDdries, dry clea&lng and laundry .gencies, and dry
PenaiUed PriIIå,.I Uøes ad Stnlet1lhø: clea:úng plan~t provided only DOli-fJammabla to1uuts
(9 E.tablia1t.mcøt. fOT the Mle of J:oodt: at retaiL but Bô aN uled ud steam ud odor i. Dot detectable to nonna!
rna.nufattwir.g eøtabli.hmeÐt uoept &I apeciCic:alb' aenlu from off the PNmiUI. ¡O
permitted or permiu1b1e. ® R8Iider.1ia1 UIe exi.üna at date of adoption of this l. -
C1
® Senioe eàabliùu:OI!llCa. &Uch as òarbe:r or beauty .hop. OTdinance. ,Ó ~
. I 'CD Q
t:J .f>,
reataUI1IDt Oi' drive-in n:rt&urant. hD.era1 home or moJ'- 1& Items 2, 3, 4, It 5. RSF. PennJt+'ed Use.. ()
I -u ,..,.
1662 1&63 0 0J
f1 e r0
'.0
,
c. ß(x)t.J- .UJI'l::mU }-Z(}}>òI}fG ORD¡:-iA,:',CE
OKEJ.;CHOBEE C{)DE
17. Itern. 2 4\ õ~ RSJo", SpeciaJ Exceptions. G. Multiple !amIy dw~=~inrl. pro,,·ided minimUDJ lot IJ'U
~
18. Items 1 " 1, BO, Sþfda: EJcceptio.DJ. ¡hall M atlcut. ,(0,000 1Iq. tt. and aU o~er require-
I men4 as for RG ahaJ be met,
Penaitted A~ U.. &lid 8~t.~: ! 7, Itern S. RSF, Special EXcePtiOr:B,
¡
1. Are cultolDllüy at:Ul101"1 &J1d du.rly incidental .~d I lI1"u. Lot IleqaJreaeo~ (Area IIIUI Width):
.ubol'dia&te t~ penaJ.tted or permi.ilaib1e usee aad -true-
turea. - None, except a@ needed to meet all o~er requirsment. øet
2- An located on the WIle jot II the permitted or ])er. GlO t berein.
miDlbIe un 01' structure.. or on a CGDtil'..ioal lot in the Mu.ill\UJn Lot Coverage by AU~~uild¡np:
aatne OWDe1'lÀip. , Unrutrided. except at neeë.ed to Jr.~t an ether req:JÌre-
3. Do not involve OperatioDI or str~cture.s not in keepiD&' ~ 1I1ft~ tlet o:¡t herei:t
~ith the character of the diltrid. . !fininuUII Yant Req.¡reDleDb (De,ptb 01 Fnmt &: Rear y~;
,
On the _am. IU'ØlDìeea aad in conueclwn wJth I*'IIûtted 01"
Pt11IÙUible princ:jJJal QIleR &1td Itructures, dweUiq- QIÚ~ onJy j !WIll of Side Yar~):
for OCCU))IDC.y b7 OWDII, <or etnp!oyees. ComlDelcial. øerflt.(!, wal'1lhotlBe. or office a::tiviUea:
boJtfbflù u.e. qd Stndune: . Front: 20 ft.
Side: lIUlt be Done or else 8 It., except where C Jot
Any II.le or structure Dót .peclficaJJy. provisior.aDy. or by I abuta land reaidettial. wItk <or without an inter.
lU&ODabk jmplic:atioll pennUfA!d herein. vening atreet or &11ey. then 20 It. aide yard JDuat
be provided on C Jot.
SpedaI E:aeepUeQ: I Rear ~ 10 ft'J ~xtept where C 10t abutt fand zoned rni-
PermilBibJe hI' board of adjt1at.ment after p"hUe notie& ud dentUJ, 9i:h Dr wjtJ:.aut an fhter\'~Dh:a .tree~ or
Haring and aatePUd. (_e aectioll 13.3): i alley, then 20 ft. rear yard rea.t be r:¡vη
J. W::oIeøa:e, Yt·.r~ouse, or \~r.1
. .-
iC l:oragC of ffamr.:~bl.e J:~:¡fdlS. Ma.dJl\1UD lIeight of 5tructW"CI:
2. B~iJd;!:g tra:le6 contractor with .storage ~'ard for equi,p. No portion shall e.~ceed .ß n.
meat and materi&l. on pff.lnllea. I
it Crematory, LlaútaUuaa OQ Sips:
¡ (See 81eo SediGD 10) tf
4. Raw:;) or televialoJl tlall.8m:1tar; ea.ble televiljon rec.ep- 1 m
n
! S:> ahm! 5nten~ed to ~ lead !rom off the preIDÍðea exœpt~
tion aDd operational tac:iIitiea. I .. f'J
CJ
~. OutdooF recreatioDaI .divide. 8Udt a. IlÛJÚatura aoIf , IDwninaïed or DOJ1-iDllmillated wall, 8'1'0 u r:d. pyloa.
1, ~
GJ
coW'a.e. DlotÎon pic:t11re thuter, archery rUft. POllY j canopy. mlU'q.1et. or proj(!ctmg &ips to advertise IUV- A
ride. lain. and tanli\'aI" iets or salu of pl'OCluct.t on the øremiJel. ,...,.
G.J
1664 I 1 iS65 ..
I (..)
, GJ
J1 ! ~
kJ3 OK.V.CHO.BU roDe ...yp:¿<-;nu j..-ZONUiC. OJ11)INANCE
!K'BEDULE OF
DJS'I1Ucr RBGULAn0N8
BSF-RES.lDENTrAL
SINGLE FA.1IILY DlSTRIC'rS
lat.!:
SllCnON 14. U'JI'BCnVB ~TB TheM districts are InteÞded to pro.Jde tor detached .ia¡fe
ft. IOO1n.r ordln,nce ahd tab eff¡ , lQÚly reaidGntia( \Ilea,. c.rtaia .hucture. ADd u.aea deeiped
.D bEilI¡o fDat to serve gGvUlUbental, e¡Jucatio.nat. reügic¡uI, nonaC01nmercial
ia tlte oUiœ of tÀe 8ecretaQ 01 ot Florida. TeCl'eaticn&l. and other immediate øeeda of. IUch &reu an:
PÁI!8BD AND 411OPl'ED z' eo.aciI ti1 tile CIty pena1ttd or are pel'Ø:Ùaã!bJe &1 epeeia' ex:ceptÌó¡u. 8ubject
of 0keeeMbee. F1orida. at 11 lïeeti~ he)d ~ 8th 'to requireménte DeCeMary to PI'ÞUTe ed protect their aillKla
., of Á.upat, 1978. úmi1,J re&identiaJ character-.
!Jr¡ __ __ PaWn.. PriIIdpai u.. ud. Stroctunø:
r RUMe1 V. Domer
Pr.Went CitT COUDeÜ I, stnBle tamil)' deta.c1Mìd dwe)!Íl'8I.
City of Ok~ 2- Publle and priVAte ~eme.ntary, Junior hieh. aJ1d h1¡h
Florida '. 1IChooÙ1 otfeñq CODYeutlOnal academic cunlculutD8"
3. PlIbtie )1Irks. JIkYglOUtldJ. þ)ayf'teIda. aad Cltr or
County bUildh'1l' m keepiu¡ ....ith t)¡e charuter aDd
requireme.ta 01 the diltrid; public libraries,
@ Ex.i.ting rAilroad ri,-bt...of-way, but not Í11dudiar
5WÌkhillJr. (leight. or .tora e If .
. flee , rue \Ire&.
' " .
/-/ '4" _.~ ø Hou8e!! of worø,hip, provided ¡;art"..el ß.i¡:e ~ha1l rwt oc
AudIt)' Duhui Jell Hum õ acre..
.-.,- . Pc.iU.ed Au r tiT u.. .... 8tnd..:
City of O~ ~
I lI'Iøri4& .. UIe. and structure. "Which:
/
I 1. An cuatouw-i1y &ttft8Ol7 aud dearly illddaut&J ADd
aubordinde to permittAd U6eI &r2d lc.rudUl'f'.J_ (')
Z. Do lICIt Úlvo!?e the œaduet 01 boliDes, (napt 110m. e '&
_ .-f-.
O(r¡;¡paUoD&) OIl the premia&. '-~
lWJ '-0 0./
, 1651 9 . .~
K~F . , .....
'.
,
t 1
i·
I
f OX£ECH08CJ-; CODE APP~:S:'TX A-ZO~[~G ORDl"'ASCE
3. An. l~ted on the ømð Jot AI the penDitted or .I*'~ ¡r.E' nei¡:tborhood. (no: ind'Jèj~K f!eT\'i~e IT ator.e_ I
miuible principal uses or atrudure. or OL . contiruoUl yard!). 8uc~ :faci.!i:je!õl 1'111 I;} bP. åP.l'lif!T.ed, ~:ted, and
1 lot in the I&ZDe ownership. landscAped to preserve compatibmty wb~ a I.Ùlgle
t. Are oot i)f & Dature to .tttact.- vi.iÚ2ra i. larger lUnl1- family nejl'~~orhcod.
òera than would Dormally be ~:xpe~d in a 1111,1& t.mill 3. Private neiaì:~ar!:ood or œmmmdt)· (oor..pu~lIc) me.
! rell í:ent.ìaJ aeirhborbood. reatioa faeiEty. :J'i:J\ôd:r.g ter.nis or racquet dub. ~o
5. Do DOt involve opetltiolll 01" aU'uctun. Z13t in keepin.c automo:.h·f varkir.g sht.lI Qe located wi:hj~ SO ~, 01 any
¡ other þroperty in ac~arate öwnership. No building .han
f wiUl. the character of arngle tam!;¡ J'esident.i&l de- be located within 10~ ft.. o~ any othe: prcperty in
t veJopment. leþuoate ownership. Outðoo:- Hghted recrer.tl~r. faeiJi-
~
i NOJ1-.œmmerciaJ plant Dt:n.eriel ud IreeD house&, pn!e7\1, tie¡ shall not be us.e:ì aiter 10 ~.m,
,
II servAntts quartet's, private g.ng~. and carports {attacbed
,; qd J:ot proìecLiJlfr beyond hont of prindp.) Itrudu7A), too: 4. Homu cc::cpalicr. (!tlC Section 22.47).
houaq ~n4 garcHn abeda, garden work ep\un. chil4ren's pla)' 5. !louse of worst:p with leu ~!lan Ii acres Jot size.
~ are&a and pia)' eq¡¡ipment. private barœcu6 ¡¡it" patio., pri.
vate IwimmÎII, pool.. doclr.a &.Del wJ ~8I. I.IId tbe JUre are 6. Guest houae or garage apa:-:'ment, pJ'O",ided lot uea
~ permitted AI accellOfy u.scl ÚI thue di.trkta, . shan not be leu than 12.500 SQ. ft. tor detached .iDg1e
falnily dwelUn¡r and one gU8!t house or one ,-rap
ProItlblted U.. ad Structurea: 6pntmen t.
AD, ule or Structure. not specifically, provision"'I,¡, or b). "
7. Ofbtreet parking a:td (or .acceas for or to property
re&aoDabJe ÎJnpUcation permitted herein or pVmÍlIÎble by zoneè commercial and on whìch comme.r<:ia1 activity ia
apeciaJ eJ[C!eptioD. cond1iCted.
Spedù &'œpUona: ;> MJniœo.m Lot Requ¡Tfmen~ (AI'_ and Widtb):
- Pennjssib2e by board of adjustment after public notice and 1
harbg and subject to .pprcp:ria~ conditions ....d safeguardt SìngJe FamH D ' ;
"t _"..... . : W:it:-,: -¡!j ~t.
~ Ar,,'2.: 1 ~.\:lÏ~ ~. {l. (,.,j
1. Golf courae and ~()UDtry club (tio)t Including mjoÎatare , I~
.1 golf course ot' separatA! prat't:ce drMr.g ranare) pr~vjded I Other ?erm~~~d or Permissible ('lieS au;] S~n;.CU;.les: ~~one.
lot çompr;,es at least 90 .lues 01 hlDd for a 9 bole .~ except a. needeó to meet aU other req¡¡irementa herein J-J
coure and ISO acres tor an i8 haJe COl1r&e and that any !oet 0'.1:,
j
I'eq¡,;ired parkIng area is located .t k.ut 100 it. aDd 1 _ö
....m
any buildiog ¡s Joc.ate¡j at Just 300 ft. from any otbu MaximUJD 1At. CoTerage by All Bu;]djDP: On
reeideatiaUy zoned property. _I\J
'.1 ~ LJ
"Ii S¡agl~ F4m1Jy DweùiDg: 30% .
o Public utiJit.7 building &lid faciUtie.a except thol. in- I h ,~;
Other permitted or pe..o.n!M;ble U&eJl and Ittructureø : 2fi~ ;x,'"
dueled under SectJoa 1,9 üeceall.t1 ro aene Iu.rrOuM- ;).1>.
'p
1652 1663 ... L·J
C...
') t;:F jk1
. DEC 23 '04 13:33
flA..<; Nn'I' RF.F.N
'1t) 'l'BB CODI. PLEASE
ORDfNANCENO.-W... TO ~ IN IftUS 0lU>
~ mE I«)ST aø::DIT & ~.
T..G
AN ORCfNANCE OF THe CITY OF OKEecttOBEB. FLOR DA AMENOING
ORDINANCE NO. 711, LAND DEVELOPMENT BOULA TlONS,
PARTICULARLY seCTIONS. 482 MODIFtCAT1ON OF ARKING AND
LOADING SPACE AEQUlREME'NTS, seCTION 4U EDUCTION OF
PARKING SPACE AEQUf"EMeNTS IN COMMERCIAL STRICTS AND
SICTION -'74 OFf·STReET PARKING SPACE eGULA TIOH9
INmTUTlO~ USES¡ PROVIDING FOR INCLUSION P PUBLIC USE
ReGULAnONS¡ PROVIDING FOR OFF..sTREETVARlANC ¡ PROVIDING
FOR AN EFFEC11VE DATE.
WHER£Ut the City Council of the CiIy of Ok..cI'Iobee. Florida has ad teeS Ordinance Number
716 krlown IS the Land Development Regulation.. and in luded requirement. fOl
parking and Ioedîng: end for off-.treet parkîng. in varioU5 zani or use distrt(;ts within
the City; a"d
WHERlAI. upon review of seme, the City of Okeechobee. thro gh ,taff analysis, has
cletetmlned that public use or public facility Mure land 'se dlwicts should be
.~lC8ay addreSMd withi" these reguletjgns; and
WHEREAS. the Cit)' of Okeechobee h.. determined !hat setting forth peçific parldng and off·
site requlrementl for pubic us.. are in the best interests of e City of OkeechObeB,
and an .ppropriat. and n.ce...¡y promulgation of its author
NOW THIRIIfOAl, be it ordained by the City Coundl of the City of bee, Florida that:
SECTlQN 1. Sections 452, 4640474 of Ordinance No. 716
9O-t83 ~ MOOIFlCATlON OF PARKING ANO LOADING SPAC REQUIREMENTS
1 The number of spaces may be Increased, deCfe sed, or deferred by the
City Council when:
a A parking study demonstrates that the pr poSed use would have
a demand In excess or, 01' IeM tha." th requirements of these
Reguletions.
b A pelÜ1g'~ demonstrates that the h rs of need for ma (irnum
ø8rking for two or more joint u..s do not normally overlap.
ç A buDding Is in a" hiatorlc district or is of i&torlc interest.
d A bUilding In I tI'te Commercial 9uslM&s Distrlct-2[
f'ubIic Use Zoning Catecloríea.
Item. 2 through 5 in SectIon 452 remain the 88me.
90-485 - ReOUCTfON FOR PARKING SPACe REQUIREME T5 IN COMMeRCIAL.
DISTRICTS '.
(a) X
.
!Angøge 10 be ~ ,. undertned
t.-,guao. 10 be ~ ill ...."",..." Page1Q! 3
305 P09 DEC 23 '0.~ 13:::;";
. .
(b) J:r City C<XKIçí may requIre the ~pplbnt to p olrldft a parking stUdy, gc
avidence I , and may
aUI1d'1 conditions to en apprQvecI parking apace rGductfon.
(c) X In the ceo the number of p.r/(in~ sP_cet sh II not be reduced by mOf'e
thi111 80 perœnt fmm that 0tl1tD!tiSé reðl, lreçf
Cd) - In Off!er CommerciaJ lQ!!ing districts ttÞe numb r of P8rlcing space. Ihalf
net /)e redU(:ffd by more than 20 percent hst otherwise reouireq lI:J
these f4KjulatiQDI.
(e)
-~
90-513(4) ~ INSTITUTIONAL USES (OFF4TREET PARKWG S"ACE . EQUI.AT1ONS
Go..,.,,,,.,( otJ!ca, Ccurthott~ gr
otlMlt Dybllc twdllttu
PI8c:a of Pvb/lc 8191'11bSv Of' ~'hip 1 per 3 persons in main
HospbI 1 per èed
Nurwg Ham. 1 ~r 4 bed.. plu, 1 for
JilIriDf Hl;h Sçhoc 3 f*' cllllllrClQm
IMnIor High $ohOCll 1 )or 6 .ltIØern., pI~ 1. ICe ~r '18ft rnen,øe r
Collage 1 PfII' 3 liudtnta, pille 1 $ PIIr .tlft l1iem~r
D.1y Care, ¡:þf'IJ SotIoor, Nurury " per 5 IllCUdenâl, plus 1 s per ,taft memÞer
In lieu of student parting. day c..re, prelct)ool and nLlrse es may provÎde an off-
street drop off and pick up area.
I
holdinn cells. ~~ :;:
~(1dud th~ reçuh!r bUIIIn.,; f fa ¡ i ,
SEOT.ION Z. CONFLICT
AI! ordiMnces or partl of crdlltance$ in oonflict tterewttn are here 'I repeaJed.
S&<;'TfON 3. SevefWJIUTY
If any prO\liliotl or pottïon of thi. ordlnstlee is declared by any rt of competent
jurisdiction to b. void. unCOOStitutiona . or unel1forceaÞle. ft1en all n;t 'ning Provisions
and portlOnl of th.. Oldinance shall remain In full force I1l1d effect.
Sa:ncw 5. EFfI1!CTWI 0...1"1'
This Ordil,ance sh." take effect Immediately upon ib pa$$age,
I..In;II.1o be ackI<ed " ~
!.anvil. to Þedeleled Is ~, ,II h4~" P61~;:Qf 3
. 305 P 10 DEC 23 '134 13:35
. .
INTftODUCED for rnt rHdl"8 and set for final public hearing on IhJø
t' I r..
1,1· r. I "', OJ.
.... .....~..I./.;.'~,~..,."
'" , . Q ,
. AmSTt- .',: "" .,\ ';..~
I . .' , ~¡. ,:.. '. ~'
. " '., f..;.!.L.J \. : ~..
. .:1': '. .~"~ ~ ,:;...
PASSeD AND ADOPTED after Second and Fin., Public Hearing thi
un·
, ,
_D~IENCY'
~ÝÂ
John R. Cook, City Attomey
"
LqUlØ't 10 ..lidded " und~
I.aI1gll«ØllIO þedMl/eCt '- ......., ,,,'lIth P8g. 3 of 3
305 Pll DEC 23 '04 13:3S
. .
APPENDIX D
CENT.R.AL BUSINESS DISTRICT BUILDING ESIGN GUIDELlNES*
*Editol''' not_Pril)~ herein II the centnIJ busmesa district bUildinr defip gu' ðlinea,4i adopt.éd by Re/JO ution Number
98-12 on October 6. 1998. Amendmen~ to the reIIoJution art in4Ì<:ated by parentheticai tory noW. following amended provieions.
'l'he abanee ot It h.íltory note indicates tbat th. prwision rell14ÙU ~ ûom th ortrinal re.oIuQon. ObviOUI miaapellinp
and pun¡;tuaUon erl'OrI have IINzI CCIn'ected without natation, For IléJliIIUe purpø..., adin¡s and eatchUn.. have bMn made
uniform IU1d the aame 'yaiem or capitaJiqtion, citation to ltate ltatUtfl. aad expreaion of QlUnben ÌlI text III appears in the Code>
of OrdJfWtœa hu been uMd. J\dd!tiona made tol' clarity In i.ndicated by bJ'acbte.
Cl"OU NteN1tCe-8ulineal.. ch. 14.
CDD:l
. .5 P12 DE:~ 23 04 13~36
APPENDIX D--CBD BUILDING DESIGN G DltLIN¡s
RESOLUTION NO. 98-12 mttnts. The rhythm of major verti(:a!
Theee building design JUidelines provide infor- elements, column bays, and win~
<lows in fine ex:iating buildings (;bould
matíon to assÍlt the buildi.n( desirner to integrate be echoed in new bui1dinp.
public and commercial buildin,8 within. the urban
landscape. c. Covered arcad'lt canopiØ$, and exte-
They are intended to encoW"a,. creation of a riel' courtø should be incorporatæ to
improve livability in the Flo¡-ida cli-
high quality em ironment for busin"'t work and mate, to reduce apparent buùdi."\g'
shopping are.8S, and alert arcb.i~, engineetS1 mass, and to add interest.
and develop.n 'to teatw:ea that .hould be givetl. 3, Exte at bUilding materialB.
careful consideration durin, project development.
'The bui1dirJ.g design suidenne. contain no man- a. B,dldii1f constructiQn m.atmÀ:¡;js. CO¡!-
datory requirement., struction materials should be of last·
1. Oll.rail buildint d88ì¡n, ing quality,. properly used, i..'\Stslleà
Buildings should have a strong wú· and mainta.ïr.ed, Fa.cing brick and
a. stone (each of fairly uniform (;0101"),
fled arch.it:ecturaJ image, and all síde$ teJ:tu;red concrete, tens cotta, and.
of bui1dínp, si¡ns, fences, landscap- stuc:co 00. maaon..ry are acr:eptable
ing, ügb:tiAl, walb, and other amtt1- primary building materiala tor pu.b-
ities should be detailed conJistently. lie andcon:unerf.."iaJ StructurðS. Fake,
b. Building fonnø øhould be appropri· . itation and nondurable mater1ab
ate for the south central Florida cli· uld Dot be used. Canvas canopies
matt, incorporating ov81'han,a for d Ilwninp may be used, provided
shadin" and provision for natural y are properly maintained and
buildin, ventilation and air move· eplaced before they det.eriorate.
mant, b. îlll treøtmeM. Window and door
e. Projects should be planned and de. 'tes should b. well st:aled qua1íty
sirned to be compatible with adj.· ures; bronze, anodized .lumi·
cent well-deeigned buildings and Uf- um. and bardwood uníts are :recom-
ban ludscape. nended. Extentdve tU'eas of refl.c.
d, Where a :u.torica1 architecturalatyle 've glasB window wall, 9'1ny1, plastic.
ìs used, it should be ccn.ti$tent in eta! and wood siding, and jalolldie
detailinl and materials. . dews should be avoided,
e. There showd be an honest e:q:>res- c. f treatm,ent. Low pitched sloping
5ìon ín construction and desi.en. fs with clay tiles are ret~ommende:i
achieved through proper uae ofbuüd- hen appropriate to the building
ing forma, quality material.. and ju. N. Flat room may be U3ed, pro-
dicious UM of color and textures. 'ded all mechanical equipn~ent is
2. BuilditV mal#t~ ond relaticmshipa. nCtlaled from public view.
Buil<fu1,s should be related to hu- d. rJuin.g treatm.ent. Modu.lar paving
a, at.eria1s ate :f'scomffiended over
man. scale and sbould not be planned onolithic surfaces for pedestt1Lm
as onè íar¡e unarticulated mus. eu, PaviAg modu1es sbould bit' de-
b, Building forma and e1eznents should d to acccm.mcdate U¡:hting units.
be related to corresponding elements ating. trash. recøptacle6, trees.
on adjacent buildings. Major horizon. lanters, dtaína and similar item!.
tal f.atllret, windows. floor and :roof xtUl'ed and colored pavin¡ sur·
levels, arcade.; and canopies should ces such as clay brick pavers, (not
recognize adjaoent building align- ing bdoka) are :recom.mended
CDD:S
. 305 Pi3 DE': 23 '04 13:37
.
.
.
OIŒECHOBEE CODE
rather than amooth and grey fiA. c. Pockets of ead 'pace along shop.
ishee, PaVÏD8 zuteriab on private ping streets to be avoided, Where
property may vary !rom. but should exterior co or m~or building fa-
complement, adjacent public and pri- cade 8& occur, entranœs sbould
vaw walkwaJ'. in pattern and tex. be pl'Ovided,
ture. Pedestrian paving materials and d. Arcadel, . es and awningB should
pattem. .bauld b. used to identíty be provided On&' pedestrian walks
crosswalU in parkinr lots, for .un and rain protectioa.. They
e. Color and tmure. Ove:a1l buDding should be a lNit eight feet wide,
colors scbem88 should be co=patiblt with a clear ad room of nine feet.
with adjacent quality b'1ilqinp. Light They should be permanent design
and pastel colon shouJd predomi- elements, bu may bave movable and
nate, darker accent colors may be replaeeable mponeø.ts.
used to add deftnitiœ and interest e. Public amenì . 88 such as fi.xed seat-
around elements such as door and ine in aba areu, trash recepta-
wmdow openin¡s. Wher. r..6ihle, tex- cles, drinki fountains, xeriøcape
ture and color should be an inteeral drousht tote t landscaping, light-
part olth. building material. Strongiy ing wûta, wa el' features, sculpture,
testured permanent materiaJs and ir.formation . Mea, ¡hould be pro-
decorative clay product are I'tcom- vided.
mended. PDliahed stainlt!ss steel, zoe.. 5. Li8hting.
t1ectìve mirror glue and similar glarv
producing materiaIa should not be a. Architectural. safety, emergency and
used exten6Îvely. Hirh1y contrastÏAg &tcurity ligh 'n" should be inte-
pa~rn.ed color Icbem81 in black and grated into building deøi¡n.
white Of tied and wbite. ({ot example, b. Pedestrian Ii tin&' sbculd safely il-
schemes r.m.iniseent or motor .peed- lun:ùnate wal ays, either from light
way tracks), should be avoided as standards or lower level, van~
they are a visual CÜ$ruption in the da1 resistant, ccent lights. set at a
urban landaœpe. uniform hei¡h ,
4. Pede3trian circulation {8alurel and aIM"'- c. Lowintenaity scape lighting may
£ties. be used.
a. Pedestrian circulatiQn sbould be bar. d. Automatic s 'ty lic'bting should
riel" free and ramp. are to be pro- illuminate all around the bui1<i-
vided fQr th. handicapped, in accord in¡ and show not create shadow
with Florida reJUlationa. Pedestrian peckett.
circulation .hould b. planned and e. Lighting sho be directed away
inteørated in design with adjacent from streets d adjacent propI!Jrty
projects. and should not ate annoying glare.
b. Commercial buildìD(, first floor level f. Energy eftici t li,hting equipment
ìacadee should be attractive and pro- should be uøe . Metal halide are
vide visual intereat, with .hop win. recommended be ua.c! in pedes-
dows, display unita, en.t:rancel, and trian areas higb pruaure 80-
public amenities. Larp areas ofb1a.nk dium in parlùø areaa.
walls ate to be avoided. No more ¡. Whit. light i. recommended, and
than 80 percent of the ftrat floor multicolored tit1g is to be avoided.
building elevation adjacent to a pub- especially when it might conJ11ct with
lie walkway should be solid wall. trafBc signall.
CDD:4
. 305 P14 DEe: 23 '04 13:38
.
APPENDIX D--CBD BUILDING DESIGN UIDEL1N£S
6. Service (ocüitie. end nuclu:mical ,quip.
ment.
a. Service entrances an.d service diJ..
posa1 facilities ehould be screened
&om view, and should be located so
as not to diSt'\1pt ped-man move-
IÞnt.
b. Mechanical equipment and utility
servicea should be located and
screened 10 as not to be visible from
public areal adjacent property.
c. N oile frOJ.11 mechanical aervice.
should not be apparent in outside
public areas,
d, Power and cnmmunícatiom transmis-
sion liens {lin.I] should ~ under·
ground in public areas.
s. Provision should be made tor natu·
ral vea.ti1ation and air circulation. to
reduce energy costa and noise.
r, Window air conditioning U1Út3 should
not be used.
CDD:5