2003-03 New Co. Courthouse ParkingRESOLUTION NO. 03 -03
A RESOLUTION OF THE CITY OF OKEECHOBEE, FLORIDA
APPROVING A REDUCTION IN OFF STREET PARKING IN A PUBLIC
USE ZON1NG /LAND USE DISTRICT; APPROVAL OF RECOMMENDATION
BY CITY TECHNICAL REVIEW COMMITTEE; APPROVAL OF PARKING
STUDY /PLAN SUBMITTED BY APPLICANT COUNTY OF OKEECHOBEE,
FLORIDA; PROVIDING FOR REQUIREMENT OF SEPARATE INTER
LOCAL AGREEMENT BETWEEN CITY AND COUNTY OF OKEECHOBEE,
FLORIDA TO IMPLEMENT PARKING PLAN FOR COURTHOUSE
EXPANSION AND TO PROVIDE FOR PERIODIC REVIEW OF
PEDESTRIAN AND VEHICULAR TRAFFIC TO DETERMINE NECESSITY
OF ADDITIONAL PARKING IN THE FUTURE; PROVIDING FOR
CONCURRENT REVIEW OF STORM WATER DRAINAGE
REQUIREMENTS IN CONJUNCTION WITH ADDITIONAL PARKING;
PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, applicant County of Okeechobee Florida has submitted for site plan review
its plans for a courthouse facility in a public use zoning and land use district within
the City of Okeechobee, being Block 125, City of Okeechobee; and such plans
were reviewed by the City Technical Review Committee from time to time, and
approved, except for parking layout and compliance with applicable codes; and
WHEREAS, of particular concern to the City of Okeechobee was the plan submitted by
Okeechobee County to comply with City Land Development Regulations concerning
off street parking for the facility; and
WHEREAS, at its meeting of February 26, 2003, the Technical Review Committee
reviewed the parking plan and proposal of Okeechobee County, and determined to
recommend to the City Council a reduction in required off street parking spaces
under applicable code, due to a surplus of on- street parking in the vicinity of the
courthouse; the addition of a parking lot adjacent to the courthouse on the grounds
of the First United Methodist Church of Okeechobee, and contract between the
church and the County that would add 69 off street parking spaces; and the
statistics supplied by Okeechobee County which illustrates the location and number
of available parking spaces, both on- street and off street in the vicinity of the
courthouse; and
WHEREAS, the City Council for the City of Okeechobee, Florida is empowered by the
provisions of Section 454, Land Development Regulations, to reduce the required
number of off street parking spaces by up to 50 percent in public use zoning
districts, upon recommendation of the Technical Review Committee under certain
circumstances;
NOW, THEREFORE, it is hereby resolved and approved by majority vote of the City
Council for the City of Okeechobee, Florida, that:
1. The City of Okeechobee, Florida has the authority under the provisions of
Section 454, Land Development Regulations, as amended, to reduce in
appropriate circumstances the number of off street parking spaces in a
public use zoning district by up to 50 percent of the required number.
2. That the requirement for off street parking for the courthouse facility in Block
125, City of Okeechobee, considering a total of 72,922 square feet of net
usable floor space, is 182 parking spaces, and the County is requesting a
50 percent reduction in such requirement, or a total of 91 off street parking
spaces.
Page 1 of 2
3. That the Technical Review Committee, at its meeting of February 26, 2003,
determined that due of a surplus of on- street parking, and the addition of 69
spaces in a leased parking lot, and the parking plan submitted by the
County, it would be appropriate to make a recommendation to the City
Council to approve a reduction in off street parking spaces, which
recommendation is herein accepted by the City.
4. That the parking plan submitted by the County, (attached as exhibit "A and
incorporated herein by reference), illustrates that the plan, with the use of
both on- street and off street parking, will supply sufficient parking for the
facility at the present time, and such parking plan is approved by the City
Council.
5. That of significant concern to the City however, is that future expansion of
the facility, its personnel, offices, pedestrian and vehicular traffic, and
general use of the courthouse, will present an increase in parking
requirements and spaces, with the concurrent problem of sufficient storm
water drainage from the site.
6. That upon the plans, specifications and documents presented at this time,
and accepting the recommendation of the Technical Review Committee, the
City Council hereby approves the request of the applicant Okeechobee
County, Florida, fora reduction in off street parking at the courthouse facility
in Block 125, from the required number of 182 spaces, to a total of 91 off-
street parking spaces; conditioned however, upon the execution of an
acceptable Inter -local Agreement between the City and County which will
address the future concerns of the City for parking and drainage
requirements.
7. That it is not the intent, and this resolution shall not cause, a variance or
waiver, in any applicable section of the Land Development Codes of the City
of Okeechobee that may be in effect upon an application or permit request
by Okeechobee County in the future for expansion or enlargement of the
physical facility, or modification of, the courthouse facility, its parking or
drainage plan, in Block 125, City of Okeechobee.
8. That this resolution shall become effective immediately upon adoption by the
City Council at its meeting of March 4, 2003; however, should the City and
County not enter into an acceptable Inter -local Agreement to implement the
requirements of future parking and drainage issues within 60 days of this
resolution, it shall lapse and become null and void without further action by
the City Council.
INTRODUCED AND ADOPTED this 4 day of March, 2003.
Reviewed for Legal SufficieI cy:
John R. Cook, City Attorney
Page 2 of 2
James E. Kirk, Mayor
RESOLUTION NO. 03 -03 EXHIBIT A
Okeechobee County Courthouse Expansion Project
Blocks 125 and 138
City of Okeechobee
Request for a Reduction of Parking Spaces in a Public Use District
Okeechobee County is proposing to expand the county courthouse located in the downtown area of
the City of Okeechobee.
Okeechobee County requests that the City of Okeechobee find that there is a surplus of on- street
parking available in the immediate vicinity of the courthouse that is not required by other uses, and
accordingly that the City of Okeechobee grant a 50% reduction in the number of off-street parking
spaces that are required to be provided in association with the courthouse expansion project.
Description of the Okeechobee County Courthouse Expansion Project
The current, historic courthouse is situated in the center of an entire city block and has a footprint
of 13,269 square feet. The total gross floor area of the building is 24,286 square feet. When vacated
by the various court and Clerk functions, the building will be renovated. Following the renovation,
possible uses for the building include county administrative offices or possibly some continuation
of court activities, but a final decision has not yet been made.
The courthouse expansion will occupy the block to the north of the historic courthouse. The portion
of NW 3` Street between the two courthouse blocks has been vacated by the City, allowing for a
unified governmental/judicial district. The new courthouse will have a footprint of 28,058 square
feet.
The interior of the three -story courthouse expansion will be approximately 76,273 square feet. Of
that total are several areas found only on the ground floor that are external to the main structure.
These include the security lobby that comprises the front entrance, and the prisoner sally port,
generator room, and electrical and fire pump rooms to the rear. The front security lobby and the rear
prisoner sally port usually would not be found in a government building, but are provided to ensure
security for the unique functions of a courthouse. Areas such as the unoccupied electrical and fire
pump rooms sometimes are located within a building, but have been located outside of the main
structure for safety and architectural reasons
Subtracting the area of the ground floor external appurtenances, the result is a working gross area
of 72,922 square feet for the three -story building.
City Parking requirements
City of Okeechobee regulations require 1 parking space for each 400 square feet of net floor area for
a government office or courthouse. Using the net area of 72,922 square feet, a total of 182 parking
spaces are required.
00001600.WPD
1
Section 454 of the City's land development regulations, as amended, states that City Council may
reduce the number of off street parking spaces that must be provided if the Technical Review
Committee finds that there is a surplus of on- street parking in the immediate vicinity that is not
required by other uses. The maximum reduction that may be granted by City Council is 50
Accordingly, up to 91 of the required off-street parking spaces may be substituted for on- street
parking if it is available. A minimum of 91 off-street parking spaces would still be required.
Parking available
Off street parking spaces
Of the required 182 parking spaces, 97 will be provided off street. That includes 28 spaces to be
located to the rear of the courthouse expansion, and another 69 that will be provided in a parking lot
that the County will construct on an adjoining block owned by the First Methodist Church.
By providing the 97 off street parking spaces as described, the courthouse expansion project will
exceed the minimum requirement of 91 off street parking spaces, and will have a small surplus of
6 off street parking spaces.
On- street parking spaces
A review of parking currently available or tliat will be constructed in association with the courthouse
expansion indicates that there will be a surplus of 153 on- street parking spaces within one block of
the courthouse. That includes an allowance for businesses in the area that rely on on- street parking
for all or part of their parking needs. The availability of on- street parking spaces is described as
follows:
As part of the courthouse construction project, on- street parking will be constructed adjacent to
Block 125, the block on which the courthouse expansion will be located. On- street parking
contiguous to Block 125 will consist of 15 spaces to be constructed on the east side of NW 4`
Avenue, 13 spaces to be constructed on the west side of NW 3rd Avenue, and the use of 15 spaces
that can be striped on the north side of the block (south side of NW 4 Street).
A total of 43 on- street parking spaces will be constructed or otherwise available surrounding and
contiguous to the courthouse expansion block, all of which can be considered surplus on- street
parking
To the east of the courthouse, all of Block 139 is owned by the First Methodist Church, all of Block
124 is owned by the Episcopal Church, and most of Block 107 is occupied by Okeechobee Rehab.
Because of their hours of operation, on- street parking adjacent to the church properties will be
available during business hours of the courthouse. On- street parking will also be available near
Okeechobee Rehab, as on- street parking there is rarely used. Accordingly, on- street parking on both
sides ofNW 3' Street between NW 2 Avenue and NW 3rd Avenue will be available for use, as well
as parking on the both sides of NW 4` Street between NW 2n Avenue and NW 3` Avenue. In
addition, the County will construct on- street parking on the east side ofNW 3rd Avenue between NW
3` Street and NW 4 Street.
00001600.WPD 2
Allowing for some driveways, a total of 96 on- street parking spaces in this area can be considered
surplus.
North of the courthouse expansion, on the north side ofNW 4th Street between NW 3rd Avenue and
NW 4 Avenue, are 2 residences and one small office building. Providing for a driveway connection
alid buuiuess use by the office, 14 oil pinking spikes Call be considered surplus, not including
2 spaces for use by the professional office.
In the immediate area of the courthouse, a total of 153 on- street parking spaces are or will be
available that are not otherwise in use and can be considered surplus. That includes the spaces
contiguous to the courthouse expansion block, several spaces across the street to the north, and a
number of parking spaces within one block to the east.
Up to 91 on- street parking spaces are required for the courthouse expansion project. The available
surplus of 153 surplus significantly exceeds the number of spaces needed, still leaving an additional
62 on- street parking spaces not allocated for courthouse use.
In addition to the surplus 153 on- street parking spaces available contiguous to or to the north and
east of the courthouse, ample parking is available for the businesses which are located to the west
of the courthouse, most of which rely significantly or exclusively on on- street parking to meet their
parking needs.
Available parking in that area includes both sides ofNW 4 Street between NW 4 Avenue and NW
5 Avenue, where 28 spaces can be provided by striping the existing roadway. Another 22 spaces
already exist on both sides of NW 3rd Street between NW 4 Avenue and NW 5 Avenue. Finally,
16 spaces will be available on the west side of NW 4 Avenue between NW 3rd Street and NW 4
Street. Those 16 spaces will be constructed in association with the courthouse expansion project,
even though it is anticipated that the spaces will be used by nearby businesses and are not intended
for courthouse use. Altogether, a total of 66 on- street parking spaces will be available for use by
local businesses in the area west of the courthouse.
Request for a Reduction of Parking Spaces in a Public Use District
In total, there are or will be 221 on- street parking spaces in the inunediate vicinity of the courthouse
expansion, not including any of the spaces south ofNW 3rd Street that surround the historic, existing
courthouse.
At least 153 of the 221 on- street parking spaces are surplus and are not required by other uses.
Okeechobee County requests that the City of Okeechobee find that there is a surplus of on- street
parking available in the immediate vicinity of the courthouse that is not required by other uses, and
accordingly that the City of Okeechobee grant a 50% reduction in the number of off street parking
spaces that are required to be provided in association with the courthouse expansion project.
This would result in a minimum of 91 parking spaces being provided off street, and the use of up
to 91 on- street parking spaces in the vicinity of the courthouse expansion.
00001600.WPD
3
Okeechobee County Courthouse Expansion Parking Plan
Courthouse Expansion total square feet
Less excluded areas
Total square feet for determining parking requirements
Total parking required at 1 space /400 square feet
Off- street parking required, on -site or off -site at 50%
On- street parking required, up to 50%
Total parking required for Okeechobee County Courthouse Expansion
Parking spaces provided as follows:
Off street parking spaces
Courthouse Expansion property, on -site
First Methodist Church property
Total off street parking provided
Total off- street parking required
Surplus of off street parking spaces
On- street parking
Contiguous to Courthouse Expansion Block 125
NW 4th Street South side from NW 3rd Ave.
NW 3rd Avenue West side from NW 3rd St.
NW 4th Avenue East side from NW 3rd St.
SubTotal
North and East
NW 3rd Street
NW 3rd Street
NW 4th Street
NW 4th Street
NW 4th Street
NW 3rd Avenue
SubTotal
West of Courthouse Expansion area
NW 3rd Street North side from NW 4th Ave.
NW 3rd Street South side from NW 4th Ave.
NW 4th Street North side from NW 4th Ave.
NW 4th Street South side from NW 4th Ave.
NW 4th Avenue West side from NW 3rd St.
SubTotal
Total off street and on- street parking provided
Total off street and on- street parking required
Total Surplus Parking
Total Existing Parking Spaces
Total Parking Spaces to Stripe
Total Parking Spaces to Construct On- Street
Total Parking Spaces to Construct Off- Street
00001420
access via NW 4th St. interior of Block 125 construct
access via NW 3rd Ave. interior of Block 139 construct
to NW 4th Ave.
to NW 4th St.
to NW 4th St.
Okeechobee Rehab, Episcopal Church, First
North side from NW 2nd Ave.
South side from NW 2nd Ave.
North side from NW 2nd Ave.
South side from NW 2nd Ave.
North side from NW 3rd Ave.
East side from NW 3rd St.
to NW 3rd Ave.
to NW 3rd Ave.
to NW 3rd Ave.
to NW 3rd Ave.
to NW 4th Ave.
to NW 4th St.
to NW 5th Ave.
to NW 5th Ave.
to NW 5th Ave.
to NW 5th Ave.
to NW 4th St.
Total on- street parking available in courthouse vicinity
Total on- street parking required for courthouse expansion
adjacent to Block 125 stripe
adjacent to Block 125 construct
adjacent to Block 125 construct
Methodist Church areas
adjacent to Block 124
adjacent to Block 139
adjacent to Block 107
adjacent to Block 124
adjacent to Block 106
adjacent to Block 124
adjacent to Block 126
adjacent to Block 137
adjacent to Block 105
adjacent to Block 126
adjacent to Block 126
Surplus of on- street parking spaces remaining after accounting for courthouse use
existing
existing
stripe
stripe
stripe
construct
existing
existing
stripe
stripe
construct
76,273
3,351
72,922
182
91
91
182
Courthouse Business Total
28
69
97
91
6
0 28
0 69
0 97
15 0 15
13 0 13
15 0 15
43 0 43
16 0 16
20 0 20
20 0 20
20 0 20
14 2 16
20 0 20
110 2 112
0 15 15
0 7 7
O 12 12
O 16 16
O 16 16
0 66 66
153 68 221
91
62
250 68 318
182
68
36 22 58
69 30 99
48 16 64
97 0 97
Total Parking Provided 250 68 318
House
Vacant
Office
House
McAlpin
Cavalcanti
Lewis CPA
Seniors
"R" Able
Okeechobee
Professional
Building
House
Block 105
II
stripe 12
NW 4th St.
s tripe 16
Block 126
existing 15
NW 3rd St.
existing 7
II
Florida Community
Health Center
Farm
Bureau
Insurance
Dorothy's
Hair Studio
Close Construction
Offices
LBFH
Engineers
A.M.
Close
Atlantic
Reporting
Court
Reporters
Block 137
Breakthrough
Recovery
Robertson Appr.
Kennedy Atty
Cassels and
McCall Attorneys
NW 2nd St.
Vacant
Multi -bay
Garage
(Vacant)
Block 158
Gilbert Oil
Building
(Vacant)
Furniture
Store
00001599
Availability of On- Street Parking
Offices
-Pro Med Clinic
N. Wright DMD
House
Block 106
House
House
Fulford
Appraisals
II
stripe 14 2
stripe 15
11
construct parking lot
28 spaces
New
Block 125
Courthouse
Existing
Block 138
Courthouse
Teen
Town
Old
Fire
Dept.
existing 20
existing 17
Elections
and
Parking
Block 157
small
bldg.
Vacant
Wherrell's
Auto Parts
aI a+ d
U C U
7 7
Q
N N
C b C
O M 0
U U
c c
7 Z 7
m
m
z
Dunklin Rest Home
Block 107
Okeechobee Rehab
stripe 20
NW 4th St.
stripe 20
V A C A N T
(Episcopal Church)
Block 124
Pastor's Episcopal
Residence Church
tl
existing 16
NW 3rd St.
existing 20
Vacant
construct
parking lot
69 spaces
Block 139
Fellowship
Hall
First Methodist
Church
NW 2nd St.
Offic es
Conlon
Barber
Parking Lot
Block 156
Offices
Office
02/15/03