2021-09-07 Ex 04Ordinance No. 1230 Page 1 of 2
ORDINANCE NO. 1230
AN ORDINANCE OF THE CITY OF OKEECHOBEE, FLORIDA; AMENDING
THE CITY OF OKEECHOBEE COMPREHENSIVE PLAN ORDINANCE NO.
635 AS AMENDED, BY REVISING THE FUTURE LAND USE MAP ON A
CERTAIN TRACT OF LAND MORE PARTICULARLY DESCRIBED HEREIN
FROM SINGLE FAMILY RESIDENTIAL TO INDUSTRIAL (APPLICATION NO.
21-004-SSA); PROVIDING FOR INCLUSION OF ORDINANCE AND REVISED
FUTURE LAND USE MAP IN THE COMPREHENSIVE PLAN; PROVIDING
FOR CONFLICT; PROVIDING FOR SEVERABILITY; AND PROVIDING FOR
AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Okeechobee recognizes the need to plan for orderly
growth and development; and
WHEREAS, Chapter 163, Florida Statutes provides for amendment to Adopted
Comprehensive Plans; and
WHEREAS, the City has received and reviewed certain Application (No. 21-004-SSA),
submitted by the property owner Mr. Mitchell Hancock, President of Mitchell G. Hancock,
Inc., for a small-scale amendment to the Future Land Use Map of the City's
Comprehensive Plan, and said Application being reviewed by the City's Planning Board,
acting as the Local Planning Agency, at a duly advertised Public Hearing held on July
15, 2021, which determined such request to be consistent with the Comprehensive Plan
and consistent with the pattern of future land uses within the City; and
WHEREAS, the City Council has agreed with the recommendation of the Planning Board and
finds that the proposed Application complies with the requirements of Florida Statute
163, Part II, and that the proposed Application is consistent with the Comprehensive
Plan and appropriate to the future land uses within the City.
NOW, THEREFORE, it is ordained before the City Council for the City of Okeechobee, Florida;
presented at a duly advertised public meeting; and passed by majority vote of the City
Council; and properly executed by the Mayor or designee, as Chief Presiding Officer for
the City:
SECTION 1: SHORT TITLE.
THIS ORDINANCE shall be known as a "City of Okeechobee Small Scale Development
Activities Comprehensive Plan Amendment," pursuant to Florida Statutes 163.3187,
and shall be effective within the City limits of the City of Okeechobee, Florida.
SECTION 2: AUTHORITY.
This City of Okeechobee Small Scale Development Activities Comprehensive Plan
Amendment is adopted pursuant to the provisions of Chapter 163.3187, Part II, Florida
Statutes.
SECTION 3: REVISIONS TO THE FUTURE LAND USE MAP.
1. The following described land consisting of approximately 1.60 acres is hereby re-
designated for purposes of the Future Land Use Map of the City of Okeechobee
Comprehensive Plan:
Application No. 21-004-SSA, from Single Family Residential to Industrial. The Legal
Description of Subject Property is as follows:
LOTS 1 THROUGH 10, INCLUSIVE, OF BLOCK 62, CITY OF OKEECHOBEE,
PLAT BOOKS 1 AND 5, PAGES 10 AND 5, PUBLIC RECORDS OF
OKEECHOBEE COUNTY, FLORIDA.
Ordinance No. 1230 Page 2 of 2
SECTION 4: INCLUSION OF ORDINANCE AND REVISED FUTURE LAND USE MAP IN
THE COMPREHENSIVE PLAN.
It is the intention of the City Council of the City of Okeechobee, Florida that the
provisions of this Ordinance, and the revisions to the Future Land Use Map which are
incorporated herein by reference, shall become and be made a part of the City of
Okeechobee Comprehensive Plan (City of Okeechobee Ordinance No. 635, as
amended).
SECTION 5: CONFLICT.
All ordinances or parts of ordinances in conflict herewith are hereby repealed.
SECTION 6: SEVERABILITY.
If any provision or portion of this Ordinance is declared by any court of competent
jurisdiction to be void, unconstitutional, or unenforceable, then all remaining provisions
and portions of this ordinance shall remain in full force and effect.
SECTION 7: EFFECTIVE DATE.
The effective date of this plan amendment shall be thirty-one (31) days after the adoption
of this Ordinance, if not timely challenged. If timely challenged, this amendment shall
become effective on the date the State Land Planning Agency or the Administration
Commission enters a final order determining this adopted amendment to be in
compliance. No development orders, development permits, or land uses dependent on
this amendment may be issued or commence before it has become effective.
INTRODUCED AND ADOPTED at First Reading and Final Public Hearing on this 7th day of
September, 2021, pursuant to Florida Statutes 163.3187(2).
Dowling R. Watford, Jr., Mayor
ATTEST:
Lane Gamiotea, CMC, City Clerk
REVIEWED FOR LEGAL SUFFICIENCY:
John J. Fumero, City Attorney
��:�
�
TO BE �OMPLETED BY CITY STAFF:
Verified FLUM
Verifed Zoning Designation:
Plan Amend�nent Type:
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❑ Large Scale (LSA) involving over 10 acres or text amendment
0 Small Scale (SSA) 10 acres or less
❑ Small Scale (SSA) Mar� than 10 but l�ss than 20 acres if the propos�d
amendment will have a positive effect in addressing the problems of low
per capita incomes, low average wages, high unemployment, instability of
emplayment, arid/or other indices of economically distressed
communities.
APPLICANT PLE�iSE 1�C1TE:
Answer all questions completely and accurately. Please print or type responses. If additional space is
needed, number and attach additional sheets. The total number of sheets in your application
is: .
Submit 1(one) copy of the complete application and amendment support documentation, including
maps, to the General Services Depat-tment. Fifteen (15) copies of any documents over 11 X 17 are required
to be submitted by the applicant.
I, the undersigned owner or autharized representative, hereby submit this application and the attached
arnendment support documentation. The information and documents provided are complete and accurate to
the best of my knowledge.
�'� 2 � �.�
Da e
*Attach Notarized Letter of Owner's Authorization
�� `
�,. �, .,;
Signature af Owner or
Authorized Representative*
�'or questions relati�ag to this appiflcation packet, call the General Services I�ept. at (863) -763-3372, Ext. 218
Pabe 1 of 7
APPLICATION FOR GOMPREHEN5IVE PLAN AME'NDMENT
Applicaton for Comprehensive Plan Amendment (6/09)
�:��� , APP�lC,ANT�A��NT�OW�tER'IIVEORMAT101� �� ��_ Y �,.._.. ... . .. ;. . .�... _ b_.__� �.__ . _ ��, _ _.. _�'�.. . .__w: �� � ��_.w,.
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Mitchell G. Hancock
F1p�ItCallt
203 SW 4th Street
Address
Okeechobee
City
Telephone Number�
Steven L. Dobbs
L�gCll t'�
209 NE 2nd Street
Address
Okeechobee
City
Fax Number
Florida
State
Florida
State
34974
Zip
E-Mail
34972
Zip
863-824-7644 sdobbs@stevedobbsengineering.com
Telephone Number Fax Number E-Mail
Mitchell G. Hancock Inc.
€3�v��r�s� �f �eccr�
203 SW 4th Street
Address
Okeechobee
City
Telephone Number
Fax Number
Florida
State
34974
Z1�3
E-Mail
Name, address and qualification of additional planners, architects, engineers, environrnental
consultants, and other professionals providing information contained in this application.
*This will be the person contacted for ail business relative to the application.
For questions retating to this application packet, call the General Services Dept. at (�63) -763-3372, Ext. Bl�
Page 2 of 7
E i
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Applicaton for Comprehensive Plan Amendment (6/09)
A. TYPE: (Check appropriate type)
❑ Text Amendment Q Future Land Use Map (FLUM) Amendment
B. SUMMARY OF REQUEST (Brief explanation):
To change the Future Land Use of the 1.6 acres from Single Family to Industrial.
The owner plans to make the use accessory to his industrial (Contractor's yard)
to the west. The owner's plan is to use the lot for parking of employees personal
vehicles when working aut of town.
1. Site Address: NW 7th Street, Okeechobee, FL 34972
2. Property ID #(s): 3-15-37-35-0010-00620-0010
B. PttorERTY INFox�vtATtoN (Note: Property area should be to the nearest tenth of an acre. For
properties of less than one acre, area should be in square feet.)
1. Total Area of Property: 1.6 acres
2. Total Area included in Request: 1.6 acres
a. In each Future Land Use (FLU) Category:
�
c.
(1)
�2)
(3)
(4)
Total Uplands:1.6 acres
Total Wetlands: 0.0 acres
For questions relating to this apptication packet, call the General Services Dept. at (863) -763-3372, Ext. 218
Page 3 of 7
Applicaton for Comprehensive Plan Amendment (6/09)
3. Current Zoning: �ndustrial '�
Q
5.
Current FLU Categary: �ingie Family �°°
Existi��g Land Use: Vacant
6. Requested FLU Cate�ory �ndusfrial
I�. I�AXIIVpUM DEVELOPMENT POTENTIAL OF THE SUBJECT PROPERTY
Development Type Existing FLU Prapased FLU
Cate or Cate or
Residential 1.6 1.6
Density (DU/Acre) � __
Number of Units g __
Commercial (sq. ft.) __ __
Indushial (sq. ft.) __ 104,544
At a minirnuin, the application shali include the following support data and analysis. These
items are based on the submittal requirements of the State of Florida, Department of Comrnunity
Affairs for a comprehensive plan amendment, and policies contained in the City of Okeechobee
Comprehensive Plan. Staff will evaluate this request based on the support documentation provided by
the applicant.
f3. ts�NERAL INFORMATION AND �'IAPS
Unless otherwise specifed, the Applicant must provide the follawing materials for any
propased amendment that will affect the development potentia[ of properties. If large
r�aps ap•e submitt�d, the App�icani rnay be reyui�ed to �ro�id� �.5'' x Il" maps f�r
incluseon in public hearing packets.
1. Wording of any proposed text changes.
2. A rna�r shawing the b�undaries of the subject property, surrounding street netwoi,k,
and Future Land Use designations of surrounding properties.
3. A map showing existing land uses (not designatians) of the subject property and
surrounding properties.
4. Written descriptions of the existing land uses and how the proposed Future Land Use
designation is consistent with current uses and current Future Land Use designations.
5. Map showing existing zoning of the subject propet�ty and surrounding properties.
6. Certified property boundary survey; date of survey; surveyar's name, address and
phone number; and legal description(s) for the property subject to the requested
change.
For questions relating to this application packet, call the General Services I)ept. at (�63) -763-3372, Ex� 21�
Page 4 of 7
Applicaton for Comprehensive Plan Amendment (6109}
'7. A copy of the deed(s) for the property subject to the requested change.
8. An aerial map showing the subject properCy and surrounding properties.
9. If applicant is noi the owner, a notarized Ietter from the oiuner of the property
authorizing the applicant to represent the owner.
B. PUBLIC FACILITIES 1MPACTS
Note: The applicant must calculate public facilities impacts based on a maximum develop-
ment scenario.
Trafiic Analysis
a. �or Sma1l Scale �tnendm�flts (SSA}
(1) The Applicant shall estimate traffc volames associated with the
proposed change using the most recent edition of Tri�Generation
prepared by the Institute of Trafitc Engineers and assuming maximum
development potential of the property.
(2) If the proposed Future Land Use change will result in an inerease of
100 or more peak hour vehicle trip ends in excess of that which would
result under the current Future Land Use designation, the Applicant
shall attach a Traffic In�pact Study prepared by a professional trans-
portation planner or transportation engineer
b. Far Large Scale Amendments (L�A)
All LSAs sl�all be accompanied by a Traffic Impact Study prepared by a
professional transportation planner or transportation engineer.
c. Traffic �n�pact Sttidies are 'rtltended to determine the effect af the �ro}�osed
land use change on the city's roadway network and the city's ability to accom-
modate traffic associated with the proposed change over a ten-year planning
period.
d. An inability to accommodate the necessary modificatians within the financially
feasible lirnits of the city's plan will be a basis for denial of the �°equested land
use change;
2. Provide estimates of demand associated with maxirnum potential development of the
subject property itnder the curreni and p��oposed Future Land Use designations for
provision potable water, sanitary sewer, and recreation/open space as follows:
a. Potable Water and 5anitary Sewer dei��and based an:
(1} 114 gallons per person per day (gppd} for residential uses
(2) 0.15 gallons per day per square foot of flaor area for nonresidential uses
b. Recreation, and Open Space demand for residential uses of 3 acres per
thousand peak season population.
For questions relatiug to this ap�lacation packet, cal! the ��ner�i S�rvaces Depg. at (�63) -763-3372, ��t. �18
Page 5 of 7
Applicaton for Comprehensive Plan Amendment (6109)
Provide a letter from the appropriate agency substantiating the adequacy of the
existing and proposed faciiities, to suppart development resulting from the propos�d
change, including:
a. Solid Waste;
b. Water and Sewer;
Schools.
In reference to above, the applicant should supply the responding agency with the
information t`rom Section's II and III for their evaluation, as well as estimates of
maximum population and nonresidential square footage developable under the existing
and proposed Future Land Use categories. The application should include the
applicant's correspondence to the responding agency.
C. �+ NVIRONMENTAL IMPACTS
Praposed plan amen�ments shall be accompanied by evidence that the fallowing studies
either have been completed for another permitting agency or are not relevant to the property.
There shall be inventories of:
1. Wetlands and aquifer recharge areas.
2. Soils posing severe tiniitations to devetopiY�tent.
3. Unique habitat.
4. Endangered species of wildlife and plants.
5. Floo�pra:�� �reas.
D. INT�RNAL CUNSISTENCY WITH THE CITY OF OKEECHOBEE COMPREHENSNE PLAN
l. Discuss how the proposal affects established City of Okeechobee population
projections.
2. List all goals and objectives of the City of Okeechobee Comprehensive Plan that are
affected by the proposed amendment. This analysis should include an evaluation of
all relevant policies under each goal and objective.
3. Describe how the proposal affects the County's Comprehensive Plan as it relates to
adjacent unincorporated areas.
4. List State Policy Plan and Regional Policy Plan goals and policies that are relevant to
this plan a►nendment.
For questions relating to this ap�lication packet, call the General Services Dept. at (II63) -763-3372, Ext. 21�
Page 6 of 7
Applicaton for Comprehensive Plan Amendment (6/09)
E. JUSTIFICATION OF PROPOSGD AMENDMENT
Justify the proposed amendment based upon sound planning principles. Be sure to support all
conclusions made in this justification with adequate data and analysis.
iV. FEE SCHEDULE
Large Scale Amendment (LSA) $4,000.00 plus $30.00 per acre
Small Scale Amendment (SSA) $850.00 plus $30.00 per acre
Text Amendment Flat Fee $2,000.00 each
VI. AFFIDAVIT
I� Mitchell G. Hancock , certify that I am the owner or authorized representative of
the property described herein, and that all answers to the questions in this application and any
sketches, data, or other supplementary matter attached to and made a part of this application, are
honest and true to the best of my knowledge and belief. I also authorize the staff of the City of
Okeechobee to enter upon the property during normal working hours for the purpose of investigating
and evaluating the request made through this application.
/�cti�-c�r/`� y 27 7p 2 (
Signature of Owner or Authorized Agent Date
Mitchell G. Hancock
Typed or Printed Name
STATE OF FLORIDA
COUNTY OF �KEECHOBEE
The foregoing instrument was certified and subscribed before me this Z��' day of
� i 20 2� , by MITCHELL G. HANCOCK , who is personally known to me
or who has produced as identification.
���r�.-��,�
20,��,pYP�c s�vE�r �.. DosBs �
�P MY COMMISSION # HH49765
`���� EXPIRES: October O1, 2024 �
�
` /f/(.iil An , � • �
Notary Public
��P� �c,�,� � . � �o � � S
Printed Name of Notary Public
Commission Expires on: 0 I ZD�
For questions relating to this application packet, call the General Services Dept. at (863) -763-3372, Ext. 218
Page 7 of 7
5/24/2021
Detail by Entiry Name
(JIVISIO�d ClF CORPOR�ilONS
, �„,,�
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�"���t.+p� � �M . f ,_ �F_ .,.� � y.�.
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Department of t�tg ! Division of Corporatinns l$�arch Recar �/ Searc,tLby Entity Name /
Detail by Entity Name
Florida Profit Corporation
MITCHELL G HANCOCK INC
Fjlipglnformation
Document Number P03000122238
FEIlEIN Number 20-0346725
Date Filed 10/30/2003
Effective Date 10J30/2003
State Fl
Status ACTIVE
Prineipai Address
704 nw 6th avenue
OKEECHOBEE, FL 34972
Changed: 05J11l2021
Mailln9 Address
704 nw 6th avenue
OKEECHOBEE, FL 34972
Changed: 05/11/2021
$�glSfBfBd Ag�nt Name & Address
FUCHSWANZ, CARI R
203 SW 4TH STREET
OKEECNOBEE, FL 34974
Name Changed: 04/02/2020
Address Changed: 03/12/2012
pfficer/Direetar Detail
Name & Address
TiBe P
HANCOCK, MITCHELL G
5149 NW 30TH STREET
OKEECHOBEE, FL 34972
Annual ReAprts
Report Year Filed Date
2019 02/18/2019
2020 04/OZ/2020
2021 02/03/2027
Pocumentimagg�
09J0312027 — ANNUAI RFPORT Vlew image in PDF format �
....._ _._. .._.... _
p4(07.I2020 — ANNUAL REPORT __ View_image in PDF formaY �
Q2/78/1.079 -- ANNUAL REPpRT Vicw image in PUF format I
_ _._ .___ __..___�.
q7_l7.2)2018 — F�NNUAI.. RFPORT View image in PDF format „., _ C
07I13i20'17 — ANNUAL REPORT V�ew imaye m PDF format ..,�
03l10l7.016 — ANNUAL RFPOFT View image in PDF format �
04/2?/2015 —ANNUAL REPORT � Vie.v image�in PDF format _�
03/06I2014 — ANNUAL RFPORT View image in PDF format �
lYlitchell G. I�ancack Contractor's Oifice
City of �keechabee Comp Plan Amendment Suppori Documentation
A. General Inforanation and Maps
Unless otherv�ise speeified, the Applicant must provide the following materia�ls
fo�• any proposed aynencime�t th�t witt �ff�ct the deve�og�meni �o�ential c�f
properties. If large maps are submitted, ihe Applicant may be required to
provic�e 8.5" x 11" �taps f�r inci�sion i� p►a�blic h�aring p�c�e�s.
�1. Wording of any proposed text changes.
None proposed.
�2. E4 map showing the boundaries of the subject prope�ty, surrounding street
network, �nd �utupe Land Use designations of surrounding properties.
Attached
�°`3. �, map showing existing lancl uses (not designations) of the subject property and
surrounding properties.
Attached
✓4. Writteta descriptions of the existing land uses �nd hovv the p�aposed Future
]Land �Tse designation is consistent with current uses and cu�rent Future L,and
Use designatior�s.
To the north is a parcel that has a Future Land Use (FLU) of Inc�ustrial is being
used as Industrial. To the east of this parcel is vacant with a FLU of Industrial.
Ta the south, all the land has a FLU of Single Family and is being used as Single
Fan�ily. To tlie west the �arcel has a FLU of Industrial and is being used as
Industrial.
The proposed Future Land Use designation is consistent with the current major
developed uses in the area and to the largest extent the surrounding parcels are
Industrial, vacant or Single Family.
�5. 1VIap showi�g ��tisting zoning of tbe strbj�ct p�rape�ty and surrouna�ing
�roperties.
Attached
�b. Certifed g�rope�ty boundary survey; date of surveyy S�rVC�Ql'9S EI`AI��� i���I�eSS
and phone number; and legal descripii�+n(s) for the �roperty subject tm the
requested change.
Attached
✓ 7. E4 copy of the deed(s) for the property subject to the requested change.
Attached
✓8. An aerial inap shovNing the subject property and surrounding properties.
Attached
✓9. If applicant is not tbe o�vner, a notarized letter from the owner of the property
auihorizing the applicant ia represe�t ihe own�r.
N/A
B. �'ublic F'acilities Impacts
Note: The applicant must calculate public facilities impacts based on a maximum
development scenario.
1. 'Y'r�f�c Analysds
a. For Small Scale Amendments (SSA)
(1) The Applicant shall estimate of traffic volumes associated
with �he propased change using the �ast reeent edition of
Trip Generation prepared by the Institute of Traf�i�
�nginee�s and assuaaying ma�i�unt developYnent pot�ntiat
of the property.
The existing FLU for the proposed property is 1.6 acres of
Single Family. The maximum density of the FLU Single
family has a maximum density of 5 units per acre, which
would yield a total of 8 units. For a total traffic coullt of 77
daily trips and 8 peak hour trips. The proposed FLU
Industrial for these parcels would have a maximum density
of 50% coverage 3-stories, for a total of 104,544 SF units
according to the City's Comprehensive Plan, which would
yield a total of 728 daily trips with a peak hour of 101 trips.
This represents an increase of 651 daily trips and 93 peak
hour trips.
(2) If the proposeci Future I,�nd iJse change will result in an
increase of 100 or more peak �our vehicle trip ends in
excess of that which evould result under the current Future
Land Y.1se IDesagnation, the applicant shail attach a'�"raf$ic
Impact Study Prepared by a professional transportation
planner �nr transportation engi�aee��.
^_._�. _ _
Please see the attached trafiic statement. '
_ __ _ _ _ __ .-
_ _ __
b. For Large �cale Amea�dinents (I.SA)
All LSAs shall be accompanied by a'Tr�ffc Impact Study �repare
by a professional ta-ansportation �lanner or transportation
engineer.
N/A
c. Traffic Impact Studies are intended to determine the ef%ct of the
praposed land use cha�ge an t�e city's roadway net�ark and the
city's ability to accommodate traffc associated with the proposed
change ove� a te�-year planning periad.
Acknawledged.
d. A� inability to accammodate the necessayy modifications within
the finaaaci�liy f�asible I�mits of the �ity's pl�n will be � basis far
denial of the requested land use change.
Acknowledged.
2. I'ro�vide estimates of demand associated with maximum potential
development of the subject properiy under the current and proposed Future
Land Use designations for provisian potable w�ter, sanitary sewer, and
recreation/open space as foltoFvs:
a. Potable water and Sanitary Sewer demand b�ased on:
(1} 114 galions per �erson per day (gppd) for resBd�ntiat uses
Assume 2.5 residents per household
Current 8* 285 = 2280 gpd
Future = 0 * 285 = � gpd
(2) 0.15 gallons per day per sqeaare foot of floor area for
nonresidential uses
Current 0* 0.15 = 0 gpd
Future 104,544 �0.15 = 15,682 gpd
Cunrent total= 13,402 gpd
Future total (+ Increase /- Decrease) = 13,402 gpd
b. Recreation, and Open Space demand for residential uses of 3 acres
per thousand peak season population.
Industrial uses have no open space requirements.
3. Provide a letter from the appropriate agency substantiating the adequacy of
the existing and proposed facilities, to support development resulting from
the proposed change, including:
a. Solid Waste;
���gSllf�'� ,. ,,,_ „ � �i�.,;. .,� :�-,,, •�''�' !'li(.i"I:tS_'Ciili'll�
� iC�iS� :>t.:i' ;_i�I�l 1,_�� !�' _ �I iii ��_�:._ .
b. Water and Sewer:
� ilC 11111'i�1Ci O�i l�iC fJCU'1C111i�1� i'��� C�l�i!]�.?i'� i; �ICiC�i'��SS��Ci ill iil:: 1C�ti,l'
�,�-��;-���:��� i�y �t If�.
c. Schools.
�k1CiC!S1i']tll L! i�' �,%l�� 1.t11'C: 11C) llli�)�1CL Oil ,�.:i�C}{l��i.
C. EnvironmentalImpacts
P�•oposed plan amendments shall be accompanied by evidence that the following
studies have been completed for another permitting agency or are not relevant to
the p�•ope�ty.
There shall be inventories of:
1. Wetlands and aquifer recharge areas.
Please see the attached wetland map from the US Fish and Wildlife Service.
rrom this map, there appear to be na wettands on the subject parcel.
2. 5ails posing severe limitatians io deveiopment
The only soil present at this site fi�om the attaehed NRCS Websoil Survey, there is
only one soil type, Immokalee Fine Sand, 0 to 2 percent slopes. The soil present
should cause no development limitations.
3. Unique habitat.
This parcel is native and provides no unique habitat.
4. Endangered species of wildlife and plants.
Since everything around this parcel has been partially developed for many years
and with all the development axound it, including a railroad track to the north, it
does not provide the conducive habitat for endangered species.
5. Floodprone areas.
According to the attached FEMA map 12093C0415C, the subject parcels are
within Zone X and shown as an area of minimal flooding.
D. Internai Consistency with the City of Okeechobee Comprehensive Plan
1. Discuss how the proposal affects established City of Okeechobee population
projections.
This ��a�•cel is ct2�re��tly ulldevelo��ecl. tiUith ihis a;�ticil�atec3 as at� i��dusi�ial
development, the current Cities anticipated �r�owth and Concurrency I'rojection
��ill not be i�z���cted.
2. List all goals and objectives of the City of Okeechobee Comprehensive Plan
that are affected by the proposed aniendment. This analysis should in�lude
an evaluation of all relevant policies under each goal and objective.
T'here is no efiect to tl�e �ompreliensive Plan Amendiileil�'s Folicies and
Objectives from tilis reqt�est. The miuimal increase in density will not change the
abilit; �,�the ciiy c�i a�7}� otller utilities to provici� a�,�ilabl� �vatei•, sewei, o� i-oads.
3. Describe how the proposal affects the County's Comprehensive Plan as it
relates to adjacent unincorporated areas.
This project is au undeveloped parcel but will liave ve�y limited im�act to the
County's Comprel�eilsive plan.
4. I,ist State Policy Plan anrl Regional Policy Plan goals and policies that are
relevant to this plan amendment.
Since the City's Comprehensive Plan has been found to be consistent with all
state requirements, this application is also consistent with the State Policy Plan
and Regional Policy Plan Goals. Since the major concern as stated in Chapter
163.006(5)(I) is to discourabe Urban Sprawl, this application can hardly be
classiiied as Urban Sprawl since it is simply undevelo�ed land inside the City
Limits for cievelopment or infill, which is the preferred development pattern.
E. Justification of Proposed Amendment
Justify the proposed amendment based upon sound planning principles. Be sure
to support all conclusions made in this justification with adequate data and
a�alysis.
Proposed Conditions
For the proposed Industrial Land Use designation, the maximum development is
approximately 50% coverage with 3-stories.
L 1.2.d.
Use Measure Rate Gallons er Da
Single Family 8 units @ 2.5 people 114 gppd 2,280 gpd
(Existing) per unit
Industrial 104,544 @ 0.15 0.15 gpd psf 15,682 gpd
(Proposed) gallons per day per
SF
Net Im act 13,402 gpd —water/sewer
Water and Wastewater Treatment Plants
`��=�ser; ��� �i��� inforrn�ii�i�� o�iain�c? f��orn OE;�ecl�of��ce Utiiiiy /;��tf�o��iiy, ii�� �:,��i��it�ec;
c��aciiy o� �l,� suPiace w�ter fireatment pl�nt is 5.0 ���cl v��irh the groui�d ti+v�'tcE- tre�rme��i
pl�r�t r�tec{ at 1.0 mgci. Th2 wasfewater treatmenl �alant per��niti�d capacity is currenfly
3.0 mgd.
The m�ximu��n daily flow of the comk�ined water tE-eatment �I�nt kinished water productian
is 3.'1 n�gd for the ��erioc! oi i�Iarch 2015 throi.agh i=ebruary 2016. The average c�aily flow
ofi the vvastewater treatment plant is 0.859 mc�d of fihe 3 mgc! plant tor the sam� time
r�rioc.
Police
The nearest City Police station is located at 50 SE 2nd Avenue. No additional Police
stations are scheduled. The existing Police station should be able to maintain its level of
service standard with the proposed amendment given that the project is immediately
adjacent to an existing area already designated for commercial uses. Service availability
from the Police Department will be determined by the local government review.
Fire
The nearest fire statian is located at 55 SE 3rd Avenue. No additionai fire stations are
scheduled. The existing fire station should be able to maintain its level of service
standard with the proposed amendment given that the project is immediately �djacent to
an existing ar�a already designated for commercial uses. Service availability from the
Fire Department will be determined by the local government review.
�olic! VV�ste
Wasie Management operates the regional solid waste landfill. Waste Management has
previously indicated they have a 100 year capacity left in their facility.
St�rmwat�r IiAanagem�nt
The project is located in the City of Okeechobee and according to the attached FIRM
panel 12093C0415C, this parcel is in Flood Zone X.
There are no well�ields within 1,O�Q f�et of the parcel.
Potential adverse impacts to ground and surface waters wilf be minimized by
implementation of appropriate erosion control measures during construction in
accordance with the NPDES Generic Permit for Stormwater Discharge from Large and
Small Construction Activities. Erosion control measures that may be implemented
include stabilizaiion pracfiices such as temporary seeding, permanent seeding, mulching,
geotextiles, or sod stabilization; structural practices such as silt fences, earth dikes,
diversions, swales, sediment traps, check dams, or storm drain inlet protection; and
sediment basins.
Stormwater runoff quantity and quality are strictly regulated by the City and the SFWMD
to ensure that pre-development drainage conditions are maintained. The proposed rate
of discharge from the site will be less than or equal to the existing discharge rate from
the site. The discharges caff-site will be minimized by on-site detention wifihin the
stormwater management system. The drainage system wil! be owned, operated and
maintained by the owner, who's past record of compliance has beens shown ta be a
responsible property owner and should be acceptable to the City and the SFWMD. The
Stormwater Manag�ment System will employ, vuherever practical, a variety of Best
fUianagement Practices (BMP). The following are a list of potential BMP fihat could be
integraied into the Water Management System during the final design and permitting
stage:
. Dil and grease skimmers;
• Environmenta{ sr�vales;
• Minimize "short-circuiting" of pond flow patterns;
• Raised storm inlets in grassed swales;
• Utilize stormwater retention where feasible; and
• Street cleaning and general site maintenance.
Parks and Ftecreaiion
No required parks and recreation for Industrial use.
Hurrican�e Pr�paredn�ss
This project is located outside any praject storm surge areas within fhe City of
Okeechobee. The current Florida Building Code requires impact windows and doors, if
the employees desire ta remain in the unit.
iscell�neous Data
Parcel Control Numbers Subject to this Application
3-15-37-35-0010-00620-0110
Legal Description
Please refer fo the attached legal and sketches that comprise this application for future
land use amendment.
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YAP SCALE: 1 NCH � 10 FEEi
INTENDED qSPUY SC1LLE
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DESCRIPTION:
LOTS 1 THROUGH 10, INCLUSIVE, BLOCK 62, CITY OF OKEECHOBEE, ACCORDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 2, PAGE 17, PUBLIC RECORDS OF ST. LUCIE COUNTY,
FLORIDA. A COPY OF SAID PLAT BEING RECORDED IN PLAT BOOK 1, PAGE 10. PUBLIC RECORDS
OF OKEECHOBEE COUNTY. FLORIDA, AND ORIGINAL PLAT BEING RE-RECORDED IN PLAT BOOK
5, PAGE 5, PUBLIC RECORDS OF OKEECHOBEE COOUNTY, FLORIDA.
PROJECT SPECIFIC NOTES:
1) UNLESS SHOWN OTHERWISE, ALL DIMENSIONS ARE PLAT(P) AND MEASURED(M).
2) SITE ADDRESS: NOT ASSIGNED AT TIME OF SURVEY.
3) PARCEL ID: 3-15-3735-0010-00620-0010. ✓
4) F.I.R.M. ZONE: "X", MAP NO. 12093C0480C, DATED 07/16/15.
5) THIS SURVEY IS NOT INTENDED TO DEPICT JURISDICTIONAL AREAS OR OTHER AREAS OF LOCAL
CONCERN.
6) SURVEYOR WAS NOT PROVIDED WITH ANY TITLE INFORMATION FOR THIS PARCEL. SURVEYOR
ASSUMES NO RESPONSIBILITY OR LIABILITY FOR THE ACCURACY OF EASEMENT DIMENSIONS
SHOWN HEREON, THERE MAY BE OTHER EASEMENTS OR RESTRICTIONS THAT EFFECT THIS PARCEL.
7) THE SURVEY DEPICTED HERE IS NOT COVERED BY PROFESSIONAL LIABILITY INSURANCE.
8) ADDITIONS OR DELETIONS TO SURVEY MAPS OR REPORTS BY OTHER THAN THE SIGNING PARTY
OR PARTIES IS PROHIBITED WITHOUT WRITTEN CONSENT OF THE SIGNING PARIY OR PARTIES.
9) THE DESCRIPTION SHOWN HEREON WAS PROVIDED BY THE CLIENT OR THE CLIENT'S
REPRESENTATIVE.
10) BEARING REFERENCE: THE EAST LINE OF BLOCK 62 IS TAKEN TO BEAR SOUTH 00°12'00" EAST.
11) DATE OF LAST FIELD SURVEY: 03/24/21.
PREPARED FOR THE EXCLUSIVE USE OF:
MITCHELL HANCOCK
LOCATION MAP (NOT TO SCALE)
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��� Officitel Reeords File#202mM?G312 Page(s):3
Sharon Rat�ertson, Clerk of the Circuit Caui-t �4i Comptraller
�keechobee, FL Recorded 7/7/2020 3:10 PM
Fees: RECORI3YNG :627.(}�1 D I}CDCTAX Pli $71�.00
Parcel ILl Atumber: 3-15-37-35-0016-Oa620-OO1Q
i'repered by and return to:
SYLWIA VASQUEZ
Okee-Tantic Titie Company, Inc.
105 NW 6th Strcet
Okeechobee, Ftorida 34972
FiLE t30. 38tJ26
,�� l..�
This Indenture, Executed this Juty 7, 2020 A.D. Between
J�t�10'i�+ S �WEAT, ,
whose address is PO BOX 1908, �kcechobee, Florida 34973, hereinafter called the grantor, to
NII'TdCIIEI�L G. I�A1�I�OCI� Il��.> A 1FI..f� 1�A �C3 f� TI�Dl�T,
,k t
whQse post offace address is: 243 SW 4TH ST, OFce�chcsbee, Florida 34974, hereinafter called the grantee:
(Whenever used herein the tarm "�rantor" and "grantce" inciud� alt the part�es to th'rs instrument and the hetrs, tegal representatives and assigns of
individuals, and the saccessars and assigns of corpuretioas)
Vditmesseth, that the �rantar, far and in consideratian of the sum of Ten DaUars, ($10.Q0) and other valuabie
considerations, receipt whereof is hereby aelrnowledged, hereby grants, bargains, setls, aliens, remises, releases, conveys and confirms
unto the grantee, all that certain land situate in Okeechobee County, Florida, viz:
Legal Description as E�ibit "A"
Parcet IT3 Number: 3-IS-37-35-ti0IQ-0�620-0610
Said property is not the homestead of the Grantor(s) under the laws and Constitution of the State of
Florida in that neither Grantor(s) nor any member of the household of Grantar(s) reside thereon.
�tsbyeet to covenants, restrictians, easements of record and ta�ces for the current year.
'I�Oge#her with all the tenements, hereditaments and appurtenances thereto betongin� or in anywise appertaining.
�'o �I�ve �md to �Yo6ii, the same in fee simple forever.
And the grantor hereby covenants with said grantee that the grantor is IawfitDly seized of said land in fec simpie; that the
grantor has good right and lawful authority to sell and canvey said land; that the grantor hareby fully warrants the title to said land and
will defend the same against the lawful elaims of all persons whomsaever; and that said land is free of all encumbrances except t�es
accruing subsequent to December 31, 20i9.
�ile I�tum # 2024006312 7J7/202Q 2 of 3
I�6 �1itYe�53 Wh�t'e0f, the said grantvr has signed and sealed these presenis the day and year first above written.
Signed, seaded and delivered in our presence.�
Wimess Printed Name ✓ V 1
rl
.------
Witncss Printed Name
����u� v rT��
State of Fiorida
County af Okeechobee
,
�y� (Seal)
ES 5'�V�A'I', .T
, dress: PO BOX 1908, Okeechobee, Florida 34973
The foregoing inshument was acla►owledged before rne l�y rneans of physical presence or [] online notarization, this July 7, 2020,
by JAMES SWEAT, JR, who produced a drivers license as identification. /j
�--� i / .. ..�-�/
SONSUN VIRKAITIS
pAY C4MMISSIQN # GG 037833
gqndad'ih+u N�ary P+�� u"der�i�
�tary Public
Priqt Name: $Qi�sui� ����Y,�
R4y Commisaioa Expirc�
File T�Ium # 2020006312 7/7/2024 3 of 3
�%�llbl� it�o�
LOTS 1 THROUGH 10, INCLUSNE, BLOCI� 62, CITY OF UKEECHOBEE, ACCQRDING TO THE PLAT
THEREOF RECORDED IN PLAT BOOK 2, PAGE 17, PiJBI�IC RE�ORI�S OF ST. LUCIE GOUNTY,
FLORIDA. A COPY OF SAID PLAT BEING RECORDED IN PLAT B04K 1, PAGE 10, PUBLIC
RECO�tD� OF �ICEECH48EE C�UATTY, FLORIDA, EiND fl�IGINAL PLAT BEIl'JG RE-7�ECORD�D IN
PLAT BOOK 5, PAGE 5, PUBLIC RECORDS OF OKEECH(�BEE COUNTY, FLORIDA (da/sbv '06/20)
File Nwnber: 38026
Le�ai I7escription witA Non Homestead
Closer's Choice
Okeechobee County Property Appraiser
ibIicicey L. Sandi, CFA
Parcel: ;«� 3-15-37-35-0010-00620-0010 (33579) �'»'�
Owner & Property Info Result: 1 of 1
MITCHELL G HANCOCK INC
Owner 203 SW 4TH ST
OKEECHOBEE, FL 34974-4334
Site NW 7TH ST, OKEECHOBEE
CITY OF OKEECHOBEE (PLAT BOOK 1 PAGE 10 &
Description� PLAT BOOK 5 PAGE 5) LOTS 1 TO 10 INC BLOCK
62
Area 1.596 AC IS/T/R 15-37-35
Use Code`� VACANT INDUSTRIAL Tax District 50
(4000)
'The Description above is not to be used as ihe Legal Description for this parcel
in any legal lransaclion.
**The Use Code is a Dept. of Revenue code. Please contact Okeechobee County
Planning $ Development at 863-763-5548 for zoning info.
Property & Assessment Values
2019 Certified Values 2020 Certified Values
Mkt Land $42,805 Mkt Land $56
Ag Land $0 Ag Land
Building $0 Building
XFOB $0 XFOB
Just $42,805 Just
Class $0 Class
Appraised $42,805 Appraised
SOH Cap [?] $0 SOH/1o%
Assessed $42,805 Cap [?]
Exempt $0 Assessed $56
Exem t
county:$40,409 P
Total city:$40,409 county:$44,
Taxable otner:$40,409 Total �iry:$44,
s�nooi:$42,805 Taxable otne�:$44,
, 826
$0
$0
$0
,826
$0
450
450
450
scnool:$56,826
Note: Property ownership changes can cause the Assessed value of the
property to reset to full Market value, which could result in higher property
taxes.
�' Sales History
Sale Date Sale Price
7/7/2020 $100,000
6/16/2003 $0
12/29/1995 $0
3/1/1974 $0
2020 Certified Values
updated: 4/29/2021
Aerial Viewer Pictometery Google Maps
' � 2020 � 2019 � 2018 � 2017 � 2015 OSales
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Book/Page � Deed V/I Qualification (Codes) � RCode
2020006312 WD V Q 01
0505/0452 WD V U 02 (Multi-Parcel Sale) - show
0377/1210 WD V U 03
0156/0773 WD V U � 03
'� Building Characteristics
Bldg Sketch I Description* I Year Blt I Base SF I Actual SF i Bldg Value
NONE
� Extra Features & Out Buildings (codes�
Code Description Year Blt Value Units Dims Condition (% Good)
NONE
� Land Breakdown
$56,826 i! ; •
$�';''�,
$56,826 i i��
$12,376 !
Code
0611D1
0611D1
Description
Units
RR VICINITY (MKT) 28,400.000 SF (0.651 AC)
RR VICINITY (MKT) 41,180.000 SF (0.945 AC}
Adjustments
1.0000/1.0000 1.0000/ !
1.0000/1.0000 1.0000/.6000000 /
Eff Rate Land Value
$1 /SF $30,388
$1 /SF $26,438
Search Result: 1 of 1
0 Okeechobee County Property Appraiser I Mickey L. Bandi, CFA I Okeechobee, Fiorida 1863-763-4422 by: GrizzlyLogic.com
Mitchell G. Hancock Industrial Office
City of Okeechobee Future Land Use Amendment Surrounding Property Owners Arial Exhibit
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May 21, 2021
City of Okeechobee
55 SE 3`d Avenue
Okeechobee, FL 34974
Subject: Mitchell Hancock Comprehensive Plan Amendment
Dear Mr. Smith:
Steven L. Dobbs Engineering, LLC, has completed an analysis of the traffic generation statement for the
above referenced facility. The project is to reestablish the pre previous use of a church from the cunent use
as a childcare facility.
This analysis was based on a spreadsheet distributed by the Florida Department of Transportation, which is
based on the Institute of Transportation Engineers (ITE) Trip Generation Manual (8`h Edition). The results
indicate the exiting FLU Residential Single Family proposed 8 houses (ITE code 210) generates 77 total
daily trips with 8 PM peak hour trips, while the proposed FLU Industrial 104,500 sf (ITE code 210)
generates 728 total daily trips with 101 PM peak hour trips. The difference of 93 peak trips is less than the
100 peak trips. This use will not impact the current transportation system negatively.
Should you have any questions or comments, please do not hesitate to call.
Sincerely,
Steven L. Dobbs Engineering
� � • �,�'"l�v
Steven L. Dobbs, P. E.
President
CC: Mitchell Hancock
File
1062 Jakes Way, Okeechobee, FL 34974
Phone: (863) 824-7644 Cell: (863) 634-0194
Email: sdobbs@stevedobbsengineering.com Website: www.SteveDobbsEngineering.com
Mitchell G. Hancock Comp Plan Amendment
Proposed Traffic - Light Industrial
Mitchell G. Hancock Comp Plan Amendment
Existing Traffic - Single Family
Instructions: Trip Generation Rates from the 8th Edition ITE Trip Generation Report
Enter Numbers into the "Expected Units" NA: Not Availa6le KSF ` Units of 1,000 square feet
in the Corresponding Yellow Column DU: Dwelling Unit Fuel Position: # o( vehicles that could be (ueled simulfaneous/y
Occ.Room: Occupied Room
F�cpected
Units
Rate Weekday PM Peak % PM % PM (independent Calculated PM Peak
Description / ITE Code Units Daily Traffic Period Rate In Out variable) Daily Trips Trips - Total PM In PM Out
NalerporUMarine Tertninal O10 Berths 171.52 NA NA NA 0 NA NA �
�ommercial Airporl 021 Emplayees 13.40 0.80 54 % 46 % 0 0 NA �
�ommercial Airoort 021 Avo Fliohts/Dav 104.73 5.75 56 % 44 % 0 0 NA �
Generel Avialion Airporl 022
General Avialion Airport 022
Truck Terminal 030
ParkBRide w/ Bus Service 090
Park&Ride w/ Bus Service 090
Lighl Rail S�alion w/ Park 093
Lighl Rail Slalion w/ Park 093
Generel Lighl lnduslrial 110
General Lighl Indus�rial 110
General Heavy Induslrial 120
General Heavy Induslrial 120
Induslrial Park 130
Induslrial Park 130
Manufacluring 140
Manutacluring 140
Warehousing 150
Warehousing 150
Mini Warehouse 151
Mini Warehouse 151
Mini Warehouse 151
High-Cube Warehouse 152
High-Cube Warehouse 152
Ulililies 170
�e 230
231
Homes
KS
Rooms
Unils
3
6.97 0.97 12% BB%
3.02 0.42 21 % 79 %
1.50 O.6B NA NP
0.82 0.88 NA NP
6.96 0.86 21 % 79 %
3.34 0,46 20% 80%
3.82 0.74 36% 64%
2.13 0.36 44 % 56 %
3.56 0.32 25 % 75 %
3.89 0.59 35% 65%
2.50 0.26 51 % 49 %
0.25 0,02 NA NA
1.90 6.04 52% 4B%
1.44 0.10 33% 67%
NA 0.66 35% 65%
NA 0.76 45 % 55 %
NA 0.�6 90% 10%
4.18
0.
CPY�
8.17
14.34
6.24
0.59
FY:YYl.
0 0 NA NA
0 0 NA NA
0 0 NA NA Cau�ion-Only 3 Sludies.
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
'7 8 5 3
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA Caulion- Onl 1 S�ud .
0 0 NA NA
0 0 NA NA
0 0 NA NA
0 D NA NA
0 0 NA NA
0 0 NA NA
0 0 NA NA
Notes
�
0 0
0 0
0 0
� �
May 31, 2019
Steven L. Dobbs, P.E.
President
SLD Engineering
RE: Waste Management, Okeechobee Landfill Capacity
Mr. Dobbs,
]0800 N.E. 128i° Avenue
Okeechabee, FL 34972
(963) 357-0624
OKEECHOBEE LANDFILL, INC.
The most recent Okeechobee Landfill Volume report calculated a total of 1$2,855,130 cubic
yards of permitted remaining capacity. The calculations aze based on an aerial survey of the
active portion of the facility dated January 2, 219 and a historic survey of the undeveloped
portion of the facility dated December 27, 2010.
At the present waste intalce 1,800,000 cyds/yr., we calculated an overall life of site of over
100 years. At an estimated 4.48 Ibs MSW/day/person, (EPA 2015), the estimated impact
from the development would be less than 600 cyds per year.
Waste Management, Okeechobee Landfill can easily meet the demand of the proposed
development for the next 100 years.
If you have any questions or concerns, feel free to contact us.
Regards,
Charles Orcutt, P.E.
Market Area Engineer
Waste Management, Inc. of Florida
863-824-4010
Co�'�,,,t.i � ,��r_`,� c�_�i
.r��h,
�_
%�\ OKEECHOBEE UTILITY AUTHORITY
�`1, 100 SW 5th Avenue
� � ;�� Okeechobee, Florida 34974-4221
;.:
�'� (863) 763-9460
FAX: (863) 467-4335
April 29, 2021
Mr. Steven L. Dobbs P.E.
Steven L. Dobbs Engineering, LLC
1062 Jakes Way
Okeechobee, Florida 34974
Ref: Wastewater Capacitv Fiequest
Parcel ID No.: 3-15-37-35-0010-00620-0010
Site Address:
near Mr. Dobbs:
Block 62, NW 7th Street
Okeechobee, FL 34972
In refer�nce t� a request of the availability of wastewater capacity to the subject
property, I s;�bmit the follAv�iing .information for your use in the permitting for the
above referenced project.
The Okeechobee Utility Authority owns and operates one regional wastewater
treatment plant with a FDEP permitted capacity of 3.9 MGD. During the twelve
month period from November 2019 to October 2020, the annual average daily
demand was 0.944 MGD, or about 31 % of the current 3.9 MGD treatment
capacity. The OUA does not have a wastewater service line near the subject
property. Ar.y line extensions or upgrades required due to the demands of the
proposed project, will be at fihe project owner's expense.
Should. S�ou have any oth�r questions, comments or concerns with regards to the
wastewater systern capacity, please contact the OUA at 863.763.9460.
�incerely,
� �J ` .
John F. H ford, P.E.
Executive Directflr
� ��,
�/� � OKEECHOBEE UTiLITY AUTHORITY
�'�t 100 SW 5th Avenue
; i � �; Okeechobee, Florida 3497�-4221
,� � ►> ;
,
�"� (863) 763-9460
FAX: (863) 467-4335
April 29, 2021
Mr. Steven L. Dobbs, P.E.
SLD Engineering
1062 Jakes Way
Okeechobee, FL 34974
Ref: Water Capacitv Request
Parcel I D: 3-15-37-35-0010-00620-0010
Site Address:
Block 62, NW 7th Street
Okeechobee, FL 34972
Dear Mr. Dobbs:
In reference to a request for the availability of water capacity to the subject property, I
submit the following information for your use in meeting the potable water demand
requirements for the project.
The Okeechobee Utility Authority owns and operates two water treatment plants with
a combined treatment capacity of 6 MGD. During the twelve month period from
November 2019 to October 2020, the maximum daily flow was 3.3 MGD, or about
55% of capacity. At the present time, the OUA has excess capacity at the treatment
plants. The OUA does not have a potable water distribution main in the road right of
way at the subject property. Any upgrade requirements to the water main
infrastructure due to the demands of the proposed project will be at the property
owners' expense.
Should you have any questions, comments or concerns with regards to the water
system capacity, please contact the OUA at 863-763-9460.
Sincerely,
�
ohn F. r
Executive Director
Okeechobee Utility Authority
Mitchell Hancock New Office
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This map is for general reference only. The US Fish and Wildlife
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Wetlands Mapper web site.
February 10, 2020
Wetlands
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��Sp,� Natural Resources Web Soil Survey 4/22/2021
� Conservation Service National Cooperative Soil Survey Page 1 of 3
Soil Map—Okeechobee County, Florida
(Mitchell Hancock, Inc)
MAP LEGEND
Area of Interest (AOI)
� Area of Interest (AOI)
Soils
Soil Map Unit Polygons
r. Soil Map Unit Lines
� Soil Map Unit Points
Special Point Features
;�;•, Blowout
- Borrow Pit
Clay Spot
Closed Depression
Gravel Pit
Gravelly Spot
Landfill
Lava Flow
Marsh or swamp
' Mine or �uarry
Miscellaneous Water
� Perennial Water
_ Rock Outcrop
- - Saline Spot
Sandy Spot
— Severely Eroded Spot
Sinkhole
Slide or Slip
� Sodic Spot
Spoil Area
Stony Spot
Very Stony Spot
Wet Spot
Other
, Special Line Features
Water Features
Streams and Canals
Trensportation
Rails
, � Interstate Highways
US Routes
Major Roads
Local Roads
Background
- ' Aerial Photography
`' _i
MAP INFORMATION
The soil surveys that comprise your AOI were mapped at
1:24,000.
Warning: Soil Map may not be valid at this scale.
Enlargement of maps beyond the scale of mapping can cause
misunderstanding of the detail of mapping and accuracy of soil
line placement. The maps do not show the small areas of
contrasting soils that could have been shown at a more detailed
scale.
Please rely on the bar scale on each map sheet for map
measurements.
Source of Map: Natural Resources Conservation Service
Web Soil Survey URL:
Coordinate System: Web Mercator (EPSG:3857)
Maps from the Web Soil Survey are based on ihe Web Mercator
projection, which preserves direction and shape but distorls
distance and area. A projection that preserves area, such as the
Afbers equal-area conic projection, should be used if more
accurate calculations of distance or area are required.
This product is generated from the USDA-NRCS certified data as
of the version date(s) list.ed below.
Soil Survey Area: Oke�:chobee County, Florida
Survey Area Data: Version 18, Jun 9, 2020
Soil map units are labeled (as space allows) for map scales
9:5D,OOQ or larger.
Daie(s) aerial images were photographed: Jan 25, 2019-�1an
29,2019
The orthophoto or other base map on v✓hich the soil lines were
compiled and digitized probably differs from the 6ackground
imagery displayed on these maps. As a result, some minor
shifting of map unit boundaries may be evident.
��Sp;� Naturel Resources Web Soil Survey 4/22/2021
� Conservation Service National Cooperative Soil Survey Page 2 of 3
5oii Map--Okeechobee County, Fiorida
. •. ..*r �,
Map Unit Symbol
11
Totals for Area ofinterest
Map Unit Name
Immokalee fine sand, 0 to 2
perceni siopes
Mitchell Hancock, Inc
Acres in AOI Percent of AOI
2,0 100.0°l0
I
- - ------ --- -----t - ----------- -------
2.4 I 100.0%
usi��� Natural Resources Web Soil Survey 4/22/2021
Conservation Service Nationai Cooperative Soil Survey Page 3 of 3
National Flood Hazard Layer FI RMette
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Staff Report
Small Scale
Comprehensive Plan Amendment
Prepared for: The City of Okeechobee
Applicant: Mitchell G. Hancock
Address: NW 7th Street
Petition No.: 21-004-SSA
Request: Change from Single Family Residential
to Industrial
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
1
General Information
Applicant/Owner Mitchell G. Hancock
Applicant Address 203 SW 4th Street
Okeechobee, FL 34974
Site Address NW 7th St
Parcel Identification 3-15-37-35-0010-01210-0060
Contact Person Steven L. Dobbs
Contact Phone Number 863.824.7644
Contact Email Address sdobbs@stevedobbsengineering.com
For the legal description of the project or other information regarding this application, please
refer to the application submittal package which is available by request at City Hall and is
posted on the City’s website prior to the advertised public meeting at
https://www.cityofokeechobee.com/agendas.html
Request
The matter before the Local Planning Agency and City Council is an application for an amendment
to the Future Land Use Map (FLUM) for a 1.6 acre parcel. The parcel is designated Single Family
on the Future Land Use Map. The Applicant is requesting to change the Future Land Use
designation of this property from Single Family to Industrial.
The Applicant received approval for a map change and site plan to construct a contractor’s
office on the adjacent parcel to the west. If approved for this current map change, the Applicant
has stated, the goal is to fence in both parcels and use this subject property to provide a parking
area for employees’ personal vehicles while working out of town.
Future Land Use, Zoning and Existing Use
Existing Proposed
Future Land Use Single Family Industrial
Zoning Industrial Industrial
Use of Property Vacant Parking for Contractor Office
Acreage 1.6 acres 1.6 acres
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
2
Future Land Use, Zoning, and Existing Use on Surrounding Properties
North
Future Land Use Single Family Residential and Industrial
Zoning Industrial
Existing Use Industrial
East
Future Land Use Industrial
Zoning Industrial
Existing Use Vacant
South
Future Land Use Single Family Residential
Zoning Residential Multiple Family
Existing Use Single Family Residences
West
Future Land Use Single Family Residential
Zoning Industrial
Existing Use Contractor’s office
General Analysis and Staff Comments
A. Qualification for Amendment
Based on the size of the property (1.6 acres), this application qualifies under Chapter 163,
F.S. as a Small-Scale Development Activity Plan Amendment (SSA) to the Comprehensive
Plan.
B. Development Potential as Single-Family Residential
The property is currently designated as single family residential on the City’s Future Land
Use Map and Industrial on the City’s zoning map. Future land use Policy 2.1(a) allows a
maximum standard density in the Single-Family Residential Future Land Use Category of
four units per acre or five if the units qualify as affordable housing. With the affordable
housing bonus, maximum development potential for 1.6 acres would be eight single-family
dwellings. However, in order to develop single family dwelling units at this property, a zoning
map amendment would be required, as single family dwelling units are not permitted in the
Industrial Zoning District.
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
3
C. Development Potential as Industrial
1. Practical Maximum Likely Future Development Potential
Policy 2.1(e) of the City’s Future Land Use Element:
Industrial. Permitted uses include large-scale manufacturing or processing activities, business
offices and schools, wholesaling and warehousing, public facilities, public utilities, limited retail
and service uses, and off-site signs, limited agriculture, and accessory uses customary to permissible
uses. Other uses related to and consistent with industrial development such as adult entertainment,
salvage yards, fortunetellers, bulk storage of hazardous materials and manufacturing of chemical or
leather products may be permissible under certain circumstances.
1. Industrial Development shall not exceed a floor area ratio of 3.00 and the maximum impervious
surface for development within this category shall not exceed 85 percent of the site.
2. Zoning districts considered appropriate within this future land use category include only RH
and Industrial (IND).
The Applicant has stated that there are no plans to develop this parcel at this time,
and that it will be used to park vehicles for his abutting facility. However, if this map
change is approved, the property may be developed according to standards of the
Comprehensive Plan and the Land Development Code. While the Industrial Future
Land Use category allows for a maximum FAR of 3.0, the Industrial zoning district only
allows a maximum building coverage of 50% and a maximum building height of 45 feet
(without a special use exception). These limitations allow for a potential three story
structure, a maximum FAR of 1.5 and a theoretical maximum floor area of
approximately 104,544 square feet on 1.6 acres. However, given that a three story
industrial structure is not likely, it may be more practical to expect a one or two story
structure if this map change is approved. A one story structure occupying 50% of 1.6
acres would be about 34,848 square feet of floor area and a two story structure with
the same footprint would have about 69,696 square feet of floor area.
D. Consistency and Compatibility with Comprehensive Plan and Adjacent Uses.
Policy 2.2 of the Future Land Use Element recommends that the City protect the use and
value of private property from adverse impacts of incompatible land uses, activities and
hazards.
Objective 12 states that the City of Okeechobee shall encourage compatibility with adjacent
uses, and curtailment of uses inconsistent with the character and land uses of surrounding
areas and shall discourage urban sprawl.
The railroad right-of-way runs along the northern property line of the subject property with
existing industrial uses operating on the north side of the railway. The adjacent properties
to the east and west of the subject property are vacant and currently designated as single
family residential on the Future Land Use Map. However, those same vacant properties are
zoned industrial and are also adjacent to the railroad.
To the south of the subject property, across NW 7th Street, are several single family
residences. Despite the proximity of these residences, the industrial designation seems
more compatible and consistent with the surrounding area.
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
4
E. Adequacy of Public Facilities
Traffic Impacts
When the Applicant submitted a traffic statement for the abutting contractor facility, the
estimated traffic generation was 33 daily vehicle trips with 5 of those trips occurring during
the PM peak hour. However, the traffic statement provided for this application estimates that
77 daily vehicle trips (with 8 occurring during the PM peak hour) would be generated if the
maximum allowable density of single family residential units were developed at this site; and
that 728 daily vehicle trips (with 101 occurring during the PM peak hour) would be generated
by the maximum allowable industrial development at this site. This represents an increase
of 651 daily trips with 93 of those occurring during the PM peak hour.
In addition to the estimated total vehicle trips, it is also important to consider that industrial
uses are likely to generate more heavy truck traffic than residential uses.
Demand for Potable Water and Sewer Treatment
The applicant has provided an analysis on the potential change in demand for potable water
and sewer services if these map changes are approved. That analysis indicates an increase
of 13,402 gallons per day. We agree with this analysis.
The Applicant has included in his submission letters from the Okeechobee Utility Authority
and indicating that there is adequate excess capacity to accommodate the demand for
potable water and wastewater treatment. Though, at this time, the wastewater generated at
the Applicant’s abutting facility is handled by an on-site septic system.
Demand for Solid Waste Disposal
The applicant has provided a letter from an engineer with Waste Management which
generally states that there is adequate capacity in the landfill for the next 100 years.
F. Environmental Impacts
From the US Fish & Wildlife Service Wetland Inventory Map submitted by the Applicant,
there appear to be no wetlands on the site.
From the FIRM Map submitted by the Applicant, there appears to be minimal risk of flooding.
Aerial photography indicates that this property has been cleared of most vegetation and is
unlikely to contain any significant habitat or endangered species.
The Immokalee fine sand present on the property should not cause any limitation on
development.
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
5
Recommendation
Based on the foregoing analysis, we find the requested Industrial Future Land Use Designation
for the subject property to be consistent with the City’s Comprehensive Plan, reasonably
compatible with adjacent uses, and consistent with the urbanizing pattern of the area. Therefore,
we recommend Approval of the Applicant’s request to amend the Future Land Use Map of the
City’s Comprehensive Plan to change the designation of this property from Single Family
Residential to Industrial.
Submitted by:
Ben Smith, AICP
Sr. Planner
June 7, 2021
Planning Board Public Hearing: July 15, 2021
City Council Public Hearing: (tentative) August 17, 2021
Attachments: Future Land Use, Subject Site & Environs
Zoning, Subject Site & Environs
Existing Land Use Aerial, Subject Site & Environs
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
6
FUTURE LAND USE
SUBJECT SITE AND ENVIRONS
______
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
7
ZONING
SUBJECT SITE AND ENVIRONS
Staff Report Applicant: Hancock
Small Scale Comprehensive Plan Amendment Petition No. 21-004-SSA
8
EXISTING LAND USE
AERIAL OF SUBJECT SITE AND ENVIRONS
DRAFT July 15, 2021, Planning Board Meeting Page 1 of 3
CITY OF OKEECHOBEE, FLORIDA
PLANNING BOARD MEETING
JULY 15, 2021
SUMMARY OF BOARD ACTION
I. CALL TO ORDER
Chairperson Hoover called the regular Planning Board meeting for the City of Okeechobee
to order on Thursday, July 15, 2021, at 6:02 P.M. in the City Council Chambers, located at
55 Southeast Third Avenue, Room 200, Okeechobee, Florida, followed by the Pledge of
Allegiance.
II. ATTENDANCE
Roll was taken by Board Secretary Patty Burnette. Chairperson Dawn Hoover, Board
Members Phil Baughman, Karyne Brass, Rick Chartier, and Mac Jonassaint were present.
Alternate Board Members Joe Papasso and Jim Shaw were present. Vice Chairperson
Doug McCoy and Board Member Felix Granados were absent without consent.
Chairperson Hoover moved Alternate Board Members Papasso and Shaw to voting
position.
III. AGENDA
New Business Item A. was added.
Motion by Member Chartier, seconded by Member Baughman to approve the
agenda as amended. Motion Carried Unanimously.
IV. MINUTES
Motion by Member Brass, seconded by Alternate Board Member Papasso to
dispense with the reading and approve the May 20, 2021, Regular Meeting and
Workshop minutes. Motion Carried Unanimously.
V. CHAIRPERSON HOOVER OPENED THE PUBLIC HEARING AT 6:06 P.M.
Abandonment of Right-of-Way Petition No. 21-001-AC, requests to vacate the 20-
feet wide by 299.75-feet long East to West alleyway lying between Lots 1 through 6
and 7 through 12 of Block 110, CITY OF OKEECHOBEE, Plat Book 5, Page 5,
Public Records of Okeechobee County.
1. City Planning Consultant Mr. Ben Smith of LaRue Planning and Management
Services reviewed the Planning Staff Report recommending approval.
2. Mr. Steven Dobbs was present on behalf of the Property Owner, JKST
Holdings, LLC, and commented even though the Rezoning request to change
the zoning from Light Commercial to Residential Multiple Family (RMF) was
denied by the City Council, (Petition No. 21-002-R), his client still wished to
proceed with the abandonment request. He further commented his client was
going to petition the City Council to administratively rezone the parcel to
Heavy Commercial (CHV).
3. There were no public comments offered.
4. There were no Ex-Parte disclosures offered.
5. Motion by Member Baughman, seconded by Member Jonassaint to
recommend to the City Council approval of Abandonment of Right-of-Way
Petition No. 21-001-AC as presented in [Exhibit 1, which includes the findings
as required for granting a vacation of rights-of-way petitions per Code Section
78-33; Planning Consultant’s analysis of the findings and recommendation
for approval; and the Technical Review Committee’s (TRC) recommendation
to approve] with the following conditions: after abandonment the property will
reflect the current Future Land Use (FLU) and Zoning Map designations;
Florida Power and Light (FPL) is requiring a 10-foot easement be provided
for the full 20-foot width of the subject right-of-way on the West side, adjacent
to Northeast 2nd Avenue; and Century Link has requested a condition that the
Applicant will bear the cost of relocation and repair any facilities that are
found and/or damaged in the vacated areas. Motion Carried. The
recommendation will be forwarded to the City Council for consideration at
Public Hearings tentatively scheduled for August 3, 2021, and September 7,
2021.
DRAFT July 15, 2021, Planning Board Meeting Page 2 of 3
V. PUBLIC HEARING ITEMS CONTINUED
Abandonment of Right-of-Way Petition No. 21-002-AC, requests to vacate the 15-
feet wide by 299.84-feet long East to West alleyway lying between Lots 1 through 6
and 7 through 12 of Block 121, CITY OF OKEECHOBEE, Plat Books 1 and 5, Pages
10 and 5, Public Records of Okeechobee County.
1. City Planning Consultant Smith reviewed the Planning Staff Report
recommending approval.
2. Mr. Dobbs was present on behalf of the Property Owners, Shaun and Desiree
Penrod, and commented even though the Rezoning request to change the
zoning from Residential Single Family-One to RMF was denied by the City
Council, (Petition No. 21-003-R), his client still wished to proceed with the
abandonment request. He further commented his client was going to petition
the City Council to administratively rezone the parcel to CHV.
3. There were no public comments offered.
4. There were no Ex-Parte disclosures offered.
5. Motion by Member Chartier, seconded by Member Baughman to recommend
to the City Council approval of Abandonment of Right-of-Way Petition No.
21-002-AC as presented in [Exhibit 2, which includes the findings as required
for granting a vacation of rights-of-way petitions per Code Section 78-33;
Planning Consultant’s analysis of the findings and recommendation for
approval; and the TRC’s recommendation to approve].with the following
conditions: after abandonment the property will reflect the current FLU and
Zoning Map designations; FPL is requiring a 10-foot easement be provided
for the full 15-foot width of the subject right-of-way on the West side, adjacent
to Northeast 2nd Avenue; and Century Link has requested a condition that the
Applicant will bear the cost of relocation and repair any facilities that are
found and/or damaged in the vacated areas. Motion Carried. The
recommendation will be forwarded to the City Council for consideration at
Public Hearings tentatively scheduled for August 3, 2021, and September 7,
2021.
Comprehensive Plan Small Scale Future Land Use Map Amendment Application
No. 21-004-SSA, from Single Family Residential to Industrial on 1.60± acres located
in the 500 Block of NW 7th Street.
1. City Planning Consultant Smith reviewed the Planning Staff Report
recommending approval.
2. There were no comments offered by the Property Owner or Agent.
3. There were no public comments offered.
4. There were no Ex-Parte disclosures offered.
5. Motion by Member Jonassaint, seconded by Member Baughman to
recommend to the City Council approval of Comprehensive Plan Small Scale
Future Land Use Map Amendment Application No. 21-004-SSA as presented
in [Exhibit 3, which includes the findings as required for granting applications
per Code Section 70-340; and the Planning Consultant’s analysis of the
findings and recommendation for approval]. Motion Carried Unanimously.
The recommendation will be forwarded to the City Council for consideration
at a Public Hearing tentatively scheduled for August 17, 2021.
Comprehensive Plan Text Amendment No. 21-001-CPA, which proposes to amend
the City’s Future Land Use Map (FLUM) and textual amendments to the FLU
Element of the City’s Comprehensive Plan.
1. City Planning Consultant Smith reviewed the Planning Staff Report
recommending approval. He explained on June 29, 2021, House Bill 59
became law. It basically requires every city to adopt a Property Rights section
into their Comprehensive Plan before any other Comprehensive Plan
Amendments that were not initiated prior to July 1, 2021, can be adopted.
Both he and the City Attorney feel this proposed amendment was initiated
before then although the Department of Economic Opportunity does not. This
Board can either make their recommendation to the City Council on this
Amendment tonight or continue it until a date certain to allow time for Staff to
bring forth the proposed Property Rights Element for recommendation.
DRAFT July 15, 2021, Planning Board Meeting Page 3 of 3
V. PUBLIC HEARING ITEM D CONTINUED
2. The Board inquired as to whether they could just recommend to the City
Council for approval of the Property Rights Element as discussed and what
could happen if they made a motion to continue Amendment No. 21-001-
CPA to another meeting in the future. Planner Smith commented the Property
Rights information would need to be advertised before action can take place.
Should the Board wish to continue No. 21-001-CPA to a date certain then no
additional advertising would be required.
3. There were no public comments offered.
4. There were no Ex-Parte disclosures offered.
5. Motion by Member Baughman, seconded by Alternate Board Member
Papasso to continue Comprehensive Plan Text Amendment No. 21-001-
CPA, as presented in Exhibit 4 until the September 16, 2021, meeting to allow
time for the required amendment for the Property Rights Element to be
presented. Motion Carried Unanimously.
CHAIRPERSON HOOVER CLOSED THE PUBLIC HEARING AT 6:42 P.M.
VI. NEW BUSINESS
Planner Smith briefly discussed a potential development and some proposed
changes to the Land Development Regulations he would be preparing for a
workshop regarding the Planned Unit Development (PUD) Zoning Districts. He
explained it would be positive for the city to bring forth a new PUD section which
would allow some flexibility and bring forth some new projects. The Board offered
some suggestions as to mimicking areas where PUD changes have been successful
once allowances were opened and mixed uses were added.
VII. Chairperson Hoover adjourned the meeting at 6:56 P.M.
Submitted by:
__________________________
Patty M. Burnette, Secretary
Please take notice and be advised that when a person decides to appeal any decision made by the Planning Board with
respect to any matter considered at this proceeding, he/she may need to ensure that a verbatim record of the proceeding
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