2023-02-16 V. A. 23-001-TRC Staff Report 23-001-TRC
Site Plan Review Staff Report
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Applicant ' Glenwood Park, LLC
Site 13-15-37-35-0010-01100-0010 (33778);
3-15-37-35-0010-01210-0010 (36847)
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Prepared for The City of Okeechobee
MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
General Information
Owner: Glenwood Park, LLC
Applicant: Glenwood Park, LLC
Primary Contact: Steven L. Dobbs (863)-634-0194
Site Address: 309 NE 4rd Street, Okeechobee, FL 33972
Parcel Identification: 3-15-37-35-0010-01210-0010, 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 RSF-1, CPO Church
Commercial
South Commercial, Multi Family RMF, CHV Offices
Residential
West Commercial CHV Funeral Home, Church, Office
General Description
The request for consideration by the City's Technical Review Committee is an application for Site
Plan Review of a residential development containing 12 duplexes and 4 single-family residences
for a total of 28 dwelling units. The 4.24-acre project area is comprised of two city blocks,
separated by NE 4th Street. Staff analysis of the submitted application and plans is provided
below. Areas of deficiency or concern are highlighted in yellow.
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Adequacy of Public Facilities
Potable Water and Sewer: Availability of potable water and sewer service for this site has been
confirmed previously.
Traffic Generation: The applicant has provided a traffic analysis prepared by Mackenzie
Engineering & Planning, Inc. which demonstrates available roadway capacity for 42 dwelling
units. The traffic analysis was prepared for a greater density than the 28 dwelling units that the
applicant is proposing.
Access and Internal Circulation: A separate driveway is proposed for each structure with direct
access to local roadways.
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
No Loading zones are required, and none are proposed.
C. Dumpster Location and/or Trash Collection
No dumpster enclosure is depicted on the site plans. Each residence will maintain
individual trash cans for waste disposal.
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. Duplexes in this location provide a transition between
commercial property to the west and south and the low density residential to the east and north;
and 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 2 'MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Compliance with Land Development Code
Regulation Requirement Compliance Notes
Permitted Uses Single-family two-family In compliance
§90-192 dwellings are permitted uses in
the RMF zoning district.
More than one principal More than one principal Though subdivision is not proposed at
building on a lot structure may be erected on a this time, plans must demonstrate that
§90-450 lot, provided that surveyed legal parcels could be subdivided with each
descriptions shall be used, and structure and lot meeting the minimum
area,yard and all other zoning zoning requirements.
regulations shall be met for each
structure as though they were
on separate lots. Except for
detached single-family housing,
all other development is subject
to site plan approval.
Minimum Lot Area 6,250 square feet for each 14 dwelling units on each parcel.
§90-196(1) dwelling unit
90,169-6,250= 14.4
94,502_6,250= 15.1
Allowable encroachment A required yard shall be open Cannot determine compliance. Site plan
§90-448(2) from ground to sky does not include all features (including
unobstructed, except for... balconies and overhangs) proposed on
Building overhang, eaves, elevations and floor plans. Plans must
cornice,gutter, sill, screen, demonstrate that balconies and
chimney,fire escape, not overhangs do not encroach further than
exceeding two feet projecting 2 ft into required yards.
into the required yard.
Min front yard setback 25 Feet Cannot determine compliance. Site plan
§90-196(2)(a) does not include all features (including
balconies and overhangs) proposed on
elevations and floor plans.
CITY OF OKEECHOBEE 3 I MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Minimum secondary front Any yard adjoining a street shall Likely in compliance though site plan
yard setback be considered a front yard.That should provide setback measurements
§90-447 yard upon which the property is for all required setbacks.
§90-449 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
Minimum Required Side 10'for two-family dwellings Likely in compliance though site plan
Setbacks should provide setback measurements
§90-196(2)(a) 15 feet and 0 feet for Zero lot for all required setbacks.
line single-family dwelling
Minimum Required Rear 10 feet for zero lot line single- Likely in compliance though site plan
Yard family and two-family dwellings. should provide setback measurements
§90-196(2)(a) for all required setbacks.
Max lot coverage 40% Likely in compliance though it is not
§90-196(3)(a) clear that lot coverage calculations
include all covered porches and
overhangs.Also, lot coverage must be
calculated for lot per 90-450.
Max impervious surface 60% Likely in compliance though it is not
§90-196(3)(a) clear that impervious surface
calculations include all covered porches
and overhangs. Also, impervious surface
must be calculated for lot per 90-450.
Single Family Unit Min 800 sf In compliance
Area
§90-196(5)
Max height 45 feet In compliance
§90-196(4)
Parking spaces location Required off-street parking and In compliance
§90-511(a) 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
CITY OF OKEECHOBEE 4 MORRIS
=NisiL ._4
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Min parking space 9' by 20' From the dimensions provided,the site
dimensions plan demonstrates sufficient parking
§90-511(b) area to accommodate 9'x20' parking
spaces,though it is not clear if all duplex
parking spaces are accessible without
moving another vehicle.
SFR min driveway width 8 ft In compliance
§90-511(d)(1)
Duplex min drive aisle 24'for 90° parking spaces Depending on the proposed
width arrangement of parking spaces for the
§90-511(d)(2) duplexes,this requirement may be
pertinent.
Paving Each parking and loading space In compliance
§90-511(e)(1) shall be paved
Parking and loading space Each parking space shall be Plans do not adequately demonstrate
layout designed to permit access that duplex parking areas can
§90-511(e)(2) without moving another vehicle. accommodate 4 parking spaces,with all
4 spaces accessible without moving
another vehicle.
Parking Requirements 2 spaces per dwelling unit; Plans do not adequately demonstrate
Sec. 90-512(1) that duplex parking areas can
accommodate 4 parking spaces,with all
4 spaces accessible without moving
another vehicle.
Landscape buffer areas Minimum width of buffer along In compliance
§90-534(1) street frontage shall be ten feet
CITY OF OKEECHOBEE 5 MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Landscape buffer areas At least one tree and three
§90-534(2) shrubs for each 300 square feet
of required landscaped buffer.
North Parcel
270 linear ft of non-driveway
frontage on NE 5th St requires In Compliance
2,700 sf of landscaped area with
9 trees and 27 shrubs
240 linear ft of non-driveway
frontage on NE 3rd Ave requires In Compliance
2,400 sf of landscaped area with
8 trees and 24 shrubs
270 linear ft of non-driveway
frontage on NE 4th St requires In Compliance
2,700 sf of landscaped area with
9 trees and 27 shrubs
240 linear ft of non-driveway
frontage on NE 2"d Ave requires In Compliance
2,400 sf of landscaped area with
8 trees and 24 shrubs
South Parcel
270 linear ft of non-driveway In Compliance
frontage on NE 4th St requires
2,700 sf of landscaped area with
9 trees and 27 shrubs
255 linear ft of non-driveway In compliance.
frontage on NE 3rd Ave requires
2,550 sf of landscaped area with
9 trees and 26 shrubs
In Compliance
270 linear ft of non-driveway
frontage on NE 3rd St requires
2,700 sf of landscaped area with
9 trees and 27 shrubs
In compliance
255 linear ft of non-driveway
frontage on NE 2"d Ave requires
2,550 sf of landscaped area with
9 trees and 26 shrubs
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Landscape buffer areas Trees may be planted in clusters, In compliance
§90-534(3) but shall not exceed 50 feet on
centers abutting the street.
Landscape buffer areas The remainder of a landscape Plans indicate the use of mulch around
§90-534(4) buffer shall be landscaped with trees and shrubs.
grass,ground cover, or other
landscape material.
Landscape design and Proposed development, Drainage is not included in the
plan vehicular and pedestrian landscape plan, although it is included in
§90-538(a) circulation systems, and site the plan set.
drainage shall be integrated into
the landscaping plan.
Landscape design and Existing native vegetation shall In compliance
plan be preserved where feasible,
§90-538(b) and may be used in calculations
to meet these landscaping
requirements.
Species diversification When more than ten trees are In compliance
§90-538(c) required to be planted,two or
more species shall be used.
Tree spacing from utility Trees and shrubs shall not be Dahoon Holly,Silver Buttonwood,and
structures planted in a location where at Crape Myrtle proposed under power
§90-538(d) their maturity they would lines. Silver Buttonwood and Crape
interfere with utility services. Myrtle are appropriate selections.
However, Dahoon Holly has a maximum
height of 30 feet and is not an
appropriate species selection under
power lines.
CITY OF OKEECHOBEE 7 MORRIS -:
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Utility Corridor No tree shall be planted where it Dahoon Holly,Silver Buttonwood,and
Requirements could, at mature height, conflict Crape Myrtle proposed under power
§90-543(b) with overhead utility lines. lines.Silver Buttonwood and Crape
Larger trees(trees with a mature Myrtle are appropriate selections.
height of 30 feet or more)shall However, Dahoon Holly has a maximum
be planted no closer than a height of 30 feet and is not an
horizontal distance of 30 feet appropriate species selection under
from the nearest overhead power lines.
utility line. Medium trees(trees
with a height of 20 to 30 feet)
shall be offset at least 20 feet
horizontally from the nearest
overhead utility line. Small trees
(trees with a mature height of
less than 20 feet)shall not be
required to meet a minimum
offset, except that no tree,
regardless of size shall be
planted within five feet of any
existing or proposed utility
implement.
Shade Trees should maximize the Live Oak, Black Olive, and Green
§90-538(e) shading of pedestrian walks and Buttonwood are proposed near parking
parking spaces. areas.
Drought tolerance At least 75 percent of the total In compliance
§90-540(b) number of plants 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 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 In compliance
§90-540(c) high and two inches in diameter
measured four feet above
ground level at the time of
planting.
CITY OF OKEECHOBEE 8 'MORRIS �n-;;�
.r, a!g
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Sidewalks Sidewalks shall be provided Sidewalks provided along ROW
§78-36 along each right-of-way.
Pedestrian access shall be Proposed sidewalks connect to parking
provided from the development areas
to the ROW facilities.
Recommendation
Based on the foregoing analysis, we recommend that the following conditions are satisfied prior to
issuance of any building permit:
1. Site plan must provide lot dimensions for each structure, demonstrating compliance with Section
90-450.
2. Site plan must include all building features and impervious surfaces including balconies,
overhangs, and covered porches.
3. Site plan must provide setback measurements, lot coverage calculations, and impervious surface
calculations for all lots, demonstrating compliance with Section 90-450.
4. Applicant agrees that if utilities are not provided separately to each structure and lot, parcels may
not be subdivided unless a master homeowners association is created to manage shared utilities.
5. Plans shall be revised to remove Dahoon Holly from list of species to be planted under overhead
power lines.
6. Engineering review comments shall be addressed as required by the City Administrator and Public
Works Director.
Submitted by:
Ben Smith,AICP
Director of Planning
February 9, 2023
Okeechobee Technical Review Committee Hearing: February 16, 2023
CITY OF OKEECHOBEE 9 MORRIS :.tat
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Future Land Use Map
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CITY OF OKEECHOBEE 10 MORRIS
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
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CITY OF OKEECHOBEE 11 MORRIS - I
DEPEW
Site Plan Application Review 2/9/2023
Staff Report Petition No. 23-001-TRC
Aerial Identifying Existing Land Use
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CITY OF OKEECHOBEE 12 MORRIS
DEPEW