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2023-05-18 V. A. 23-001-TRC Staff Report 23-001—TRC Site Plan Revievy Staff Report • AP + sir , i ��-.w.�.-a- -.ra x- _ 4.- twft Rt. 11. . . 8. ' •. - 1 _ .fir. ! 11►$J NF 51 I I tiS I _ , r R �4 -. 1 -ii 7b y�+ } .. '..P'' "'I W g _ " Boa �j am —is!T H S it w: .L w moot.r II j�M�;D �D D '7 FL „.., --- E--- -sar _ . Aw____7....A - .i...1. . ' 1....,,,,r it 114 1 - . ' ,,, - +. I A, 4. R T NW31411S1 la _ r..r.. NE 3FD5i ....0 •111) 1 0.,.. li jg 1. 2 _ ., , li 1 r • L Alma t `1 D 1 e I �, ...PIE 2 ND S i I" .,... Applicant I Glenwood Park, LLC Site 13-15-37-35-0010-01100-0010 (33778); 3-15-37-35-0010-01210-0010 (36847) 0�A•0F.aKe L T 0 1 , - r • - > t _ - .g` u6 6. � � Prepared for The City of Okeechobee MORRIS DEPEW Site Plan Application Review 4/19/2023 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 a 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 East Single Family Residential, 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 (TRC) 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.This request was initially reviewed by the TRC at their February 16, 2023 meeting. Revised plans have been submitted and this report provides staff's analysis of those revised plans. Areas of deficiency or concern are highlighted in yellow. CITY OF OKEECHOBEE MORRIS DEPEW Site Plan Application Review 4/19/2023 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 will not be detrimental to the adjacent church properties. The development provides moderate density housing options in close proximity to the 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 4/19/2023 Staff Report Petition No. 23-001-TRC Compliance with Land Development Code Regulation Requirement Compliance Notes Permitted Uses Single-family and 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 In compliance 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 Minimum Lot Width 50 feet for single family In compliance §90-196(1) dwellings 100 ft for two family dwellings Allowable encroachment A required yard shall be open Cannot determine compliance.The §90-448(2) from ground to sky revised site plan is not consistent with unobstructed,except for... the previously submitted elevations and Building overhang,eaves, floor plans. Updated elevation and floor cornice,gutter,sill,screen, plans which are consistent with site plan chimney,fire escape, not must be submitted. exceeding two feet projecting into the required yard. Min front yard setback 25 Feet Duplex: Likely in compliance, although §90-196(2)(a) the updated elevation and floor plans should be submitted to confirm consistency. Single-family: 23'front yard setback. CITY OF OKEECHOBEE 3 MORRIS DEPEW Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Minimum secondary front Any yard adjoining a street shall In compliance yard setback be considered a front yard.That §90-447 yard upon which the property is §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 ft In compliance Setbacks §90-196(2)(a) Minimum Required Rear 10 ft 'In compliance Yard §90-196(2)(a) Max lot coverage 40% Likely in compliance though it is not clear §90-196(3)(a) that lot coverage calculations include all covered porches and overhangs.Also, lot coverage must be calculated for each potential lot per 90-450. Max impervious surface 60% Likely in compliance though it is not clear §90-196(3)(a) that impervious surface calculations include all covered porches and overhangs. Also, impervious surface must be calculated for each potential lot per 90-450. Single Family Unit Min 800 sf In compliance Area §90-196(5) Max height 45 feet Likely in compliance,though updated §90-196(4) elevation plans should be submitted to confirm. 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 j MORRIS DEPEW Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Min parking space 9' by 20' 9' by 20' parking space dimensions dimensions indicated on site plans. §90-511(b) In compliance. SFR min driveway width 8 ft In compliance §90-511(d)(1) Duplex min driveway 24'for 902 parking spaces In compliance width §90-511(d)(2)(a) Paving Each parking and loading space In compliance §90-511(e)(1) shall be paved Parking and loading space Each parking space shall be In compliance layout designed to permit access §90-511(e)(2) without moving another vehicle. Parking Requirements 2 spaces per dwelling unit; In compliance Sec. 90-512(1) 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 4/19/2023 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 In Compliance frontage on NE 5'St requires 2,700 sf of landscaped area with 9 trees and 27 shrubs 240 linear ft of non-driveway Only 6 trees and 13 shrubs frontage on NE 3'd Ave requires 2,400 sf of landscaped area with 8 trees and 24 shrubs 270 linear ft of non-driveway Only 7 trees and 20 shrubs frontage on NE 4th St requires 2,700 sf of landscaped area with 9 trees and 27 shrubs 240 linear ft of non-driveway Only 4 trees and 11 shrubs frontage on NE 2nd Ave requires 2,400 sf of landscaped area with 8 trees and 24 shrubs South Parcel 270 linear ft of non-driveway Only 6 trees and 18 shrubs frontage on NE 4th St requires 2,700 sf of landscaped area with 9 trees and 27 shrubs 255 linear ft of non-driveway Only 6 trees and 13 shrubs frontage on NE 3'd Ave requires 2,550 sf of landscaped area with 9 trees and 26 shrubs 270 linear ft of non-driveway Only 8 trees frontage on NE 3'd St requires 2,700 sf of landscaped area with 9 trees and 27 shrubs 255 linear ft of non-driveway Only 6 trees and 7 shrubs frontage on NE 2nd Ave requires 2,550 sf of landscaped area with 9 trees and 26 shrubs CITY OF OKEECHOBEE 6 MORRIS DEPEW Site Plan Application Review 4/19/2023 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 specifics are not included in plan vehicular and pedestrian the landscape plan, although it is §90-538(a) circulation systems,and site included in 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 In compliance,the site plan includes a structures planted in a location where at note that consideration will be made to §90-538(d) their maturity they would protect overhead utility lines at the time interfere with utility services. of installation,will meet the requirements. CITY OF OKEECHOBEE 7 I MORRIS DEPEW Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Utility Corridor No tree shall be planted where it In compliance, Silver Buttonwood and Requirements could, at mature height, conflict Crape Myrtle are proposed under utility §90-543(b) with overhead utility lines. lines. Larger trees(trees with a mature height of 30 feet or more)shall be planted no closer than a horizontal distance of 30 feet from the nearest overhead 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 MORRIS DEPEW Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Sidewalks Sidewalks shall be provided The plans depict sidewalk dimensions, §78-36 along each right-of-way. striping details,and detectable warning strips. Pedestrian access shall be provided from the development In compliance. 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. No revised elevations or floor plans have been submitted. Previously submitted elevations and floor plans are not consistent with latest site plan. Please provide updated elevations and floor plans which are consistent with site plan. 2. Primary front setbacks shall be at least 25 feet for all structures. 3. Site plan must provide lot coverage calculations and impervious surface calculations for each lot, 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. Landscape plans shall demonstrate compliance with landscape buffer standards per§90-534(2) or TRC may approve alternate landscape plan per§90-539 upon finding that applicant has demonstrated that the landscape and buffer requirements can be more effectively met by an alternative landscape plan. 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 April 19, 2023 Okeechobee Technical Review Committee Hearing: May 18, 2023 CITY OF OKEECHOBEE 9 MORRIS DEPEW, Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Future Land Use Map - 1111M--1 1—.. —L—LI 1. �- N_ 6THS- • _ c ! a _ r 5 4 3 2 1 E 11; _ - z 8g c 1 88 7 B 9 i10 t1 12 z 9 9 I '0 '1 '2 i B I I NE 5TH ST �- 7 ' ' ' 12 5 8, - 1 F-' 411' ' 39 1 9 10 '1 NE 4TH ST 4 FITU 5 4 9I2I - - ! 5 7 33y ` 1I 1 0 • 1 1 IL ! NE 3RD ST (.r, .1 _ 1J ii um , In _•• 5 = t-J L. uJ IIIIII 1111 Li_ J NE 2NC S- ali4 R:. I I : II z 2 I 5 5 4 3 21 5 3 4 3 _ 1 LI SINGLE - FAMILY RESIDENTIAL MULTI - FAMILY RESIDENTIA_ COMMERCAL CITY OF OKEECHOBEE 10 MORRIS 1 DEPEW Site Plan Application Review 4/19/2023 Staff Report Petition No. 23-001-TRC Zoning Map /1-7 PUNT 11_ ill 1 1 I 1 I I 1 1 i 0 NE 6TH ST TRII: cr 4 —11r— w ....... 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