2022-07-21 Site Plan Staff Report22-002-TRC
Site Plan Review Staff Report
Applicant Glenwood Park
Address 1 309 NE 4th Street, Okeechobee, FL 33972
Prepared for The City of Okeechobee
MORRIS
DEPEW
Site Plan Application Review
Staff Report
General Information
07/13/2022
Petition No. 22-002-TRC
Owner: Frank M. Stephens
Applicant: Glenwood Park
Primary Contact: Steven L. Dobbs (863)-634-0194
Site Address: 309 NE 4rd Street, Okeechobee, FL 33972
Parcel Identification: 3-15-37-35-0010-01210-0060, 3-15-37-35-0010-01210-0040, 3-15-37-35-
0010-01210-0030, 3-15-37-35-0010-01210-0010, 3-15-37-35-0010-01210-0070, 3-15-37-35-
0010-01210-0090, 3-15-37-35-0010-01210-0100, 3-15-37-35-0010-01210-0120, 3-15-37-35-
0010-01100-0010.
Note: For the legal description of the project or other information relating 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
Future Land Use, Zoning, and Existing Use of Subject Property(s)
Existing Proposed
Future Land Use Multiple Family Residential Multiple Family Residential
Zoning RMF RMF
Use of Property Vacant Multifamily Residential
Acreage 4.24 4.24
Future Land Use, Zoning, and Existing Use of Surrounding Properties
Future Land Use Zoning
Existing Use
North
Multiple Family Residential
RMF
Single Family Residences
Single Family Residential,
East
Commercial
RSF-1, CPO
Church
Commercial, Multi -Family
South
RMF, CHV
Offices
Residential
West
Commercial
CHV
Funeral Home, Church, Office
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review
Staff Report
General Description
07/13/2022
Petition No. 22-002-TRC
The request for consideration by the City of Okeechobee Planning Board and City Council is an
Application for Site Plan Review of a 44-unit, multifamily residential development. The 4.24 acre
project area is comprised of two city blocks, separated by NE 4th Street, with each block proposed
as a separate development phase. In addition to the 44 dwelling units, the applicant is proposing
storage facilities on both parcels and a pool and office building on the southern parcel. Staff
analysis of the submitted application and plans is provided below. Areas of deficiency or concern
are highlighted in yellow.
Adequacy of Public Facilities
Potable Water and Sewer: Confirmation of available water and sewer service from OUA was not
included in the application package.
Solid Waste Disposal: The site plans do not depict any onsite dumpster enclosures. These should
be provided in appropriate locations which allow for access by waste management and provision
of screening.
Traffic Generation: The applicant has provided traffic analysis prepared by Mackenzie
Engineering & Planning, Inc. which demonstrates available roadway capacity for 42 dwelling
units. Though this is less than the 44 dwelling units that the applicant is proposing, this traffic
report is appropriate as 44 dwelling units exceeds the allowable density of the site.
Access and Internal Circulation:
Site plans for both parcels are designed with throughway access bisecting the middle of the
blocks. This configuration is optimal as the access points are mid -block and ingress/egress is
available on either roadway. Internal circulation of the residential component is sufficient.
However, vehicular access areas are proposed on both parcels for the storage buildings which
seem excessively wide (80 to 93 ft). These features reduce the landscape buffering and create an
unorganized and potentially unsightly curb cut. Redesign of these features should be considered,
as it out of place for a storage amenity that will be utilized only by the residents of this
development.
CITY OF OKEECHOBEE 2 MORRIS
DEPEW
Site Plan Application Review 07/13/2022
Staff Report Petition No. 22-002-TRC
Service Vehicle Access and Egress:
A. Fire Truck
Sufficiency of fire truck access and egress to be addressed by the Fire Department.
B. Loading Zone
The plans depict one dedicated loading space for each parcel. However, only the absence
of wheel stops seems to indicate that the area in front of these spaces should not be
utilized for standard parking spaces. These areas in front of loading spaces should be
marked with striping to denote 'no parking' to ensure loading spaces are clearly evident.
Loading spaces cannot be obstructed.
C. Dumpster Location and Trash Collection
No dumpster enclosure is depicted on the site plans. The applicant should demonstrate a
proposed location for waste storage that will comply with waste management pickup
standards.
Consistency and Compatibility with Adjacent Uses
Consistency and Compatibility Analysis:
The proposed use is consistent with the comprehensive plan and the zoning code and is
compatible with surrounding uses. Multifamily in this location provides a transition between high
intensity commercial property to the west and the low density residential to the east; and should
not be detrimental to the adjacent church properties. The development provides moderate
density housing options in close proximity to US441 corridor and downtown Okeechobee, which
will provide support for the existing commercial in this area.
CITY OF OKEECHOBEE
3
MORRIS
DEPEW
Site Plan Application Review
Staff Report
Compliance with Land Development Code
Regulation--�-- —Requirement
Permitted Uses Multiple -family dwellings are
§90-192 allowed as primary uses.
§90-195
§90-634
Minimum Lot Area
§90-196(1)(c)
Min front yard setback
§90-196(2)(b)
Minimum secondary
front yard setback
§90-447
§90-449
Minimum accessory
structure setbacks
§90-632(c)
Office, pool, and storage
areas permitted as customary
accessory uses or amenities.
4,356 square feet for each
dwelling unit
90,169 - 4,356 = 20.7
94,502 - 4,356 = 21.7
25 Feet
Any yard adjoining a street
shall be considered a front
yard. That yard upon which
the property is addressed is
required to comply with the
minimum depth requirements
of the regulations of this
article. All other front yards
shall be not less than 75
percent of the required
minimum depth.
25 x 0.75 = 18.75 feet
Accessory structures shall
comply with the yard setback
and height regulations
pertaining to the principal
use.
07/13/2022
Petition No. 22-002-TRC
Compliance Notes
In compliance
Storage, office and pool must only be
used as a customary accessory use or
an amenity for use by the residents
of the on -site residential dwelling
units. Commercial public use of the
amenities cannot be permitted.
Plans depict 22 dwelling units on
both parcels, though northern parcel
is only large enough for 20 dwelling
units and southern parcel is only
large enough 21 dwelling units.
Both properties addressed on 4th St.
Southern parcel is in compliance
with required 25 ft setback from 41h
St property line. Northern parcel
only provided with 20 ft setback
from 4th St property line.
Plans do not demonstrate
compliance with required secondary
front yard setbacks for office and
storage structures.
As stated above, not in compliance
CITY OF OKEECHOBEE MORRIS
WMMM�WDEPEWI
Site Plan Application Review
Staff Report
Allowable features in
required yard setback
areas
§90-448
Max lot coverage
§90-196(3)(a)
07/13/2022
Petition No. 22-002-TRC
A required yard shall be open Pool and pool deck permitted in
from ground to sky
setback if height does not exceed 2 ft
unobstructed, except for:
above grade
(1)ground structures, not
exceeding two feet high
Pool fence permitted in setback
above the adjacent grade
level...
(3)fences
40%
Lot coverage is listed as 21% for both
parcels. Calculations should be
provided to demonstrate the
proposed lot coverage of each parcel
separately. Pool and pool deck must ^
be included for the southern parcel
per 90-433.
Max impervious surface ' 60%
§90-196(3)(a)
Max height 45 feet, unless a special
§90-196(4) exception is granted.
Residential pool barrier
required
§90-452(a)
Parking spaces location
§90-511(a)
Pools shall be surrounded by
a wall, fence or other barrier
safety enclosure at least five
feet high. Doors and gates in
the exterior enclosure shall
have a self-locking fastener
installed at least five feet
above the ground level.
Required off-street parking
and loading spaces shall be
'located on the same parcel as
the primary use, unless
approved by TRC upon
submittal of written
agreement to ensure
continued availability
Impervious surface is listed as 49%
for both parcels. Calculations should
be provided to demonstrate the
proposed impervious surface area of
each parcel separately. Pool and
pool deck must be included for the
southern parcel.
26.4 ft
Not in compliance
In compliance
CITY OF OKEECHOBEE I MORRI$
DEPEW
Site Plan Application Review
Staff Report
07/13/2022
Petition No. 22-002-TRC
Min parking space 9' by 20' !All parking spaces provided at 10' by
dimensions 20'
§90-511(b) E
Min ADA parking space 12' by 20' w/ a 5' wide access Incompliance
dimensions aisle
FL Accessibility Code I
§502
Min Loading space
dimensions
§90-511(c)
Min drive aisle width
§90-511(d)(2)
Paving
§90-511(e)(1)
Parking and loading
space layout
§90-511(e)(2)
Pedestrian oriented
design
§90-511(e)(3)
Pedestrian walks
§90-511(e)(4)
Loading space
identification
§90-511(e)(5)
Min parking space
setback
§90-511(e)(6)
10' by 30' w/14' vertical
clearance
i
s In compliance
i
24' for 901 parking spaces 30 ft
Each parking and loadin !As halt millings proposed for parking
p 9 9 p g p p p g
space shall be paved facility. Not in compliance
Each parking or loading space
shall open directly onto a
driveway that is not a public
street, and each parking
space shall be designed to
Area in front of loading spaces
should be marked with striping to
denote 'no parking' to ensure
loading spaces are clearly evident.
permit access without moving Loading spaces cannot be obstructed
another vehicle.
Buildings, parking and loading In compliance
areas, landscaping and open
spaces shall be designed so
that pedestrians moving
between parking areas and
buildings are not
unreasonably exposed to
vehicular traffic areas.
Paved pedestrian walks shall Sidewalks should ideally be provided
be provided along the lines of to storage areas.
the most intense use,
particularly between building :Onsite pedestrian walks should be
entrances to streets, parking
areas, and adjacent buildings. connected to ROW sidewalks
Loading facilities shall be ' Area in front of loading spaces
identified as to purpose and should be marked with striping to
location when not clearly t'denote 'no parking' to ensure
evident loading spaces are clearly evident
No parking space accessed via Not in compliance, though all spaces
a driveway from a public road F are in excess of 20 ft from edge of
shall be located closer than 20 roadway pavement
CITY OF OKEECHOBEE 6 1 MORRIS iiiiijim
DEPEW
Site Plan Application Review
Staff Report
Multifamily Parking
Requirements
Sec. 90-512(1)
Min number of ADA
parking spaces
FL Accessibility Code
§208.2
feet from the right-of-way
line of said public road.
2 spaces per 2 BR dwelling
unit;
2.25 spaces per 3 BR dwelling
unit
North Parcel: 2 x 22 du = 44
07/13/2022
Petition No. 22-002-TRC
55 spaces provided on each parcel
South Parcel: 2 x 11 = 22
2.25x11=25
22+25=47
2% of total resident spaces 2 ADA spaces required on each
plus 1 for guests (each parcel) parcel
2 ADA spaces required per
parcel
Min number of Loading 1 loading space per 20-50
spaces dwelling units
§90-513(2)
Min Landscaping Multifamily 2-4 BR requires 3
§90-532 trees per unit.
22 x 3 = 66 trees per parcel
Landscaping for parking At least 18 square feet of
and vehicular use areas perimeter and interior
§90-533(1) landscaped area for each
required parking space.
Landscaping for parking
and vehicular use areas
§90-533(2)
55x18=990
At least one tree for each 72
square feet of required
landscaped area.
L90 + 72 = 14
Landscaping for parking !A minimum two feet of
and vehicular use areas landscaping shall be required
§90-533(4) between vehicular use areas
j and on -site buildings and
1 unobstructed loading space
provided on each parcel
70 trees provided on each parcel
In compliance
14 trees provided around parking
area for north parcel
Only 12 trees provided around
parking area for south parcel
In compliance
CITY OF OKEECHOBEE
7
MORRIS,
DEPEW'
Site Plan Application Review
Staff Report
Landscaping for parking
and vehicular use areas
§90-533(5)
Landscaping for parking
and vehicular use areas
§90-533(6)
Landscaping for parking
and vehicular use areas
§90-533(7)
Landscape buffer areas
§90-534(1)
Landscape buffer areas
07/13/2022
Petition No. 22-002-TRC
structures, except at points of
_ingress and egress.
The minimum dimension for In compliance
any required landscaped area
within a parking or vehicular
use area shall be four feet
except for that adjacent to
on -site buildings and
structures.
i
A landscaped island, In compliance
minimum five feet by 15 feet
and containing at least one
tree, shall be required for
every ten parking spaces with
a maximum of 12
uninterrupted parking spaces
in a row.
The remainder of a parking In compliance
landscape area shall be
landscaped with grass,
ground cover, or other
landscape material.
Minimum width of buffer
along street frontage shall be
ten feet and on other
property lines, two feet.
At least one tree and three
shrubs for each 300 square
eet of required landscaped
uffer.
lorth Parcel
70 linear ft of non -driveway
'ontage on NE 5ch St requires
,700 sf of landscaped area with
trees and 27 shrubs
20 linear ft of non -driveway
'ontage on NE 3`d Ave requires
,200 sf of landscaped area with
trees and 22 shrubs
In compliance
Only 8 trees and 17 shrubs provided
In compliance
Only 5 trees and 19 shrubs provided
CITY OF OKEECHOBEE J MORRIS —
DEPEW
Site Plan Application Review
Staff Report
270 linear ft of non -driveway
frontage on NE 41h St requires
2,700 sf of landscaped area with
9 trees and 27 shrubs
300 linear ft of frontage on NE
2"d Ave requires 3,000 sf of
landscaped area with 10 trees
and 30 shrubs
South Parcel
270 linear ft of non -driveway
frontage on NE 4th St requires
2,700 sf of landscaped area with
9 trees and 27 shrubs
300 linear ft of frontage on NE
3`d Ave requires 3,000 sf of
landscaped area with 10 trees
and 30 shrubs
270 linear ft of non -driveway
frontage on NE 3`d St requires
2,700 sf of landscaped area with
9 trees and 27 shrubs
220 linear ft of non -driveway
frontage on NE 2"d Ave requires
2,200 sf of landscaped area with
7 trees and 22 shrubs
Landscape buffer areas Trees maybe planted in
§90-534(3) clusters, but shall not exceed
07/13/2022
Petition No. 22-002-TRC
In complianc
Only 8 trees and 12 shrubs provided
In compliance
Only 18 shrubs provided
In compliance
! In compliance
50 feet on centers abutting
the street.
Landscape buffer areas The remainder of a landscape No grass, ground cover or other
§90-534(4) buffer shall be landscaped landscape material (such as mulch)
with grass, ground cover, or indicated on plans.
other landscape material.
Landscape design and Proposed development, In compliance
plan vehicular and pedestrian
§90-538(a) circulation systems, and site
drainage shall be integrated
into the landscaping plan.
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review
Staff Report
Landscape design and
plan
§90-538(b)
Species diversification
§90-538(c)
Tree spacing from utility
structures
§90-538(d)
Shade
§90-538(e)
Landscape area barriers
§90-538(g)
Drought tolerance
§90-540(b)
07/13/2022
Petition No. 22-002-TRC
Existing native vegetation In compliance
shall be preserved where
feasible, and may be used in
calculations to meet these
landscaping requirements.
When more than ten trees
Species types not indicated on plans
are required to be planted,
two or more species shall be
used.
Trees and shrubs shall not be
Notes on plans indicate that
planted in a location where at
considerations will be made to
their maturity they would
protect the overhead utility lines
interfere with utility services.
from mature tree growth though no
other information (including species
type for selections under OHU lines)
is provided.
Trees should maximize the
shading of pedestrian walk
and parking spaces.
Landscaping shall be
protected from vehicular
encroachment by means of
curbs, wheel stops, walks or
similar barriers.
No shade trees are proposed around
s parking area
--- —
In compliance
At least 75 percent of the ` Notes have been provided indicating
total number of plants that species selection will comply
required shall be state native
very drought tolerant species
as listed in the South Florida
Water Management District
Xeriscape Plant Guide.
However, when a landscape
irrigation system is installed,
at least 75 percent or the
a
total number of plants
required shall be state native
moderate or very drought
tolerant species.
Min tree size Trees shall be at least ten feet a In compliance
§90-540(c) high and two inches in
diameter measured four feet
CITY OF OKEECHOBEE I MORRIS
DEPEW'�
Site Plan Application Review
Staff Report
Fencing
§90-639(a )
Sidewalks
§ 78-36
Lighting
§78-71(a)(5)
07/13/2022
Petition No. 22-002-TRC
above ground level at the
time of planting.
(a)Walls and fences may be No fencing proposed at this time.
located in front, side and rear Plans must demonstrate compliance
yard setback areas, and shall with pool barrier requirements.
not exceed a height of five
feet in front of the front
building line, nor a height of
two feet, six inches in a
visibility triangle, nor a height
of eight feet elsewhere.
(b)Walls and fences shall be
constructed with the finished
side facing the adjacent
property.
(c)Barbed wire and similar
fences shall be prohibited on
residential lots.
Sidewalks shall be provided Sidewalks provided along ROW in
along each right-of-way. compliance
Pedestrian access shall be
provided from the
development to the ROW
facilities.
All off-street parking areas,
service roads, walkways and
other common use exterior
areas open to the public shall
have a minimum of one-half
horizontal foot-candle power
of artificial lighting. Lighting,
when provided, shall be
directed away from public
streets and residential areas
and shall not be a hazard or
distraction to motorists
traveling a street.
No connections are provided from
onsite pedestrian paths to ROW
sidewalks
Photometric plan provided with
appropriate intensities for parking
areas and diminishing intensity
approaching the property lines
CITY OF OKEECHOBEE
11
MORMllRIS
�i
DEPEW
Site Plan Application Review 07/13/2022
Staff Report Petition No. 22-002-TRC
Recommendation
Based on the foregoing analysis, we recommend that the following conditions are satisfied prior to
issuance of any building permit:
1. Confirmation of available water and sewer service from OUA
2. Onsite dumpster enclosures shall be provided in appropriate locations which allow for access by
waste management and provision of screening.
3. Areas in front of designated loading spaces shall be marked with striping to denote 'no parking'
to ensure loading spaces are clearly evident.
4. Agreement that public/commercial use of the amenities is not permitted.
5. Reduction of dwelling units. Only 20 units permitted on north parcel. Only 21 units permitted on
south parcel.
6. 25 foot front setbacks shall be provided from property lines upon which a parcel is addressed to
all structures (which are not exempt from setback requirements per code). 18.75 foot setback
shall be provided from all other property lines to all structures (which are not exempt from
setback requirements per code).
7. Pool and pool deck may be located in setback areas provided height above grade does not exceed
2 feet.
8. Lot coverage and impervious surface calculations shall be provided for both parcels separately.
9. Pool shall be surrounded by a wall, fence or other barrier safety enclosure at least five feet high.
Doors and gates in the exterior enclosure shall have a self-locking fastener installed at least five
feet above the ground level.
10. Parking facilities shall be paved.
11. Landscaping shall be provided in conformance with City code.
12. Onsite pedestrian paths shall be connected to ROW sidewalks.
13. Joinders shall be performed on each block to create a single parcel for each block.
We further strongly recommend that the vehicular access for the proposed storage buildings should be
redesigned with narrower curb cuts to provide more organized ingress/egress at these access points.
Submitted by:
Ben Smith, AICP
Director of Planning
July 13, 2022
CITY OF OKEECHOBEE 12 1 MORRIS
DEPEW'.
Site Plan Application Review
Staff Report
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07/13/2022
Petition No. 22-002-TRC
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13
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Wmm�m DEPEW
Site Plan Application Review
Staff Report
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07/13/2022
Petition No. 22-002-TRC
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MORRIS
DEPEW
Site Plan Application Review
Staff Report
Aerial Identifying Existing Land Use
07/13/2022
Petition No. 22-002-TRC
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CITY OF OKEECHOBEE 15 MORRIS
DEPEW