2023-06-15 V. A. #23-003-TRC, Pre App Letter - K. Walpole KATIE EDWARDS-WALPOLE, P.A.
t Attorney. Advocate. Adviser.
January 31, 2023
Ms. Patty Burnette
General Services Department
City of Okeechobee
55 SE Third Ave.
Okeechobee, FL 34974
SUBJ: Pre Application Plat Review/Replat of Price Addition and First
Addition to Price Addition (the "Plat")/Park Street Commerce Center
Dear Ms. Burnette:
I have been appointed by William R. Grigsby, Jr., owner of 17 acres of property in the City of
Okeechobee (the "City") further described herein, to serve as the applicant for permit and
application requests.
To facilitate the pre-application plat review process, I wanted to provide supplemental details
about the property itself since it contains both platted lands and unplatted acreage that, once the
plat and master site plan approval are obtained, will result in the development of Park Street
Commerce Center(the "Project"), a platted subdivision with a master site plan and individual
site plans for development of each lot.
The main proposed features of the Project are as follows:
• Four separate, devisable lots developed for commercial uses consistent with the existing Heavy
Commercial Zoning and Commercial Future Land Use designation;
• The lots will be served by 2 tracts dedicated on the plat for off-site stormwater retention and
drainage, developed and permitted under an Environmental Resource Permit from South Florida
Water Management District;
• In lieu of forming an Owner's Association for the enforcement of covenants and restrictions
specific to the operation and maintenance of common areas and improvements, the
Developer/owner of Lot 4 will retain ownership of these two tracts and any common areas
serving the Project. Lot owners will be subject to covenants and restrictions providing for the
pro rata share of common expenses and standards for the aesthetics, maintenance, and uses of
each Lot.
• Each lot will be accessible to the public for vehicular access from State Road 70/Park Street by
the realignment and construction of NE 13 Avenue to the east and NE 12 Avenue to the west,
pursuant to a Driveway Connection Permit and associated drainage permit from the Florida
Department of Transportation;
• Water and wastewater service will be provided by the Okeechobee Utility Authority(the
"OUA")through the installation of private lift stations, gravity sewers, and water mains,with
Mail:9321 Chelsea Drive South,Plantation,FL 33324 Phone:(305) 281-7323 E-Mail:katie@flfarmlaw.com
utility easements dedicated on the plat and recorded in the public records as required by for
installation, maintenance, service, etc.; and
• The removal of existing,wooden power poles in the NE 13 Avenue right-of-way, dedication
utility easements for underground electrical lines for electric utility service by Florida Power&
Light, and recorded non-exclusive business easements as required for installation, maintenance,
access, etc. of their infrastructure.
As you know, the property is under contract with the buyer proposing to develop the property for
commercial development pursuant to a plat and master site plan as well as required permits from
other agencies with jurisdiction such as Florida Department of Transportation("FDOT") and
South Florida Water Management District("SFWMD"). Separate site plan applications will be
submitted to the City for lot-specific development including any special exception permits.
Preliminary, Conditional and Final Plat Acceptance:
In furtherance of these objectives, we respectfully request confirmation from the City that
applications for the master and individual site plans may proceed pursuant to the City's
conditional approval of the Plat. This conditional approval of the plat reflects the understanding
that some changes may need to be made during the concurrent permitting processes with the
respective agencies such as FDOT and SFWMD. At the conclusion of the permitting process,
the Final Plat will be presented to the City for approval and recording by the Clerk of the Court.
Property Overview:
The property is comprised of five contiguous parcels under common ownership. The property is
under contract for sale. The Okeechobee County Property Appraiser has assigned the following
numbers to each Parcel:
Parcel 1- 3-15-37-35-0210-00010-0010
Parcel 2- 2-15-37-35-0A00-00009-0000
Parcel 3- 2-15-37-35-0A00-00009-A000
Parcel 4- 2-15-37-35-0A00-00010-0000
Parcel 5- 2-15-37-35-0A00-00011-0000
The following aerial shows the general location of the 5 parcels and the extent of a 300-foot
buffer surrounding the Property:
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OKEECHOBEE COUNTY PROPERTY APPRAISERS OFFICE +
Price Addition to Okeechobee City Plat:
Only one parcel has been platted. Parcel 1 consists of the Price Addition to Okeechobee City
Plat(the "Plat"), recorded in the Public Records of Okeechobee County,Florida, at PB 2, PG 17.
The Plat contains no restrictions on usage, such as residential or commercial. However,the
current zoning is Heavy Commercial, and the Future Land Use is Commercial.
Surveyed in 1925, the Plat subdivided the property into twelve (12)lots located north of Park
Street/State Road 70. The image contained on Plat shows the location of these lots as well as the
Streets and Alley. There are three(3) Streets shown on the Plat with their respective length and
width. There is also one (1)Alley that runs east-west and separates Lots 7-12 from Lots 1-6.
Regarding the ownership and use of the Streets and Alleys, language of the Plat provides the
following dedication from the Prices:
"Do hereby dedicate to the perpetual use of the public,the Streets and Alley as graphically
shown on this Plat, the Streets and Alley for highway purposes only,reserving unto themselves
their heirs and assigns the reversion or reversions of same if abandoned the public, or
discontinued by law."
3
Florida law is helpful in interpreting the reversionary language of the Plat. If the heirs or assigns
of the Prices wanted to claim an interest in the Streets or Alley, s. 177.085(2), Florida Statutes
would bar it. Since the Plat was recorded in the public records in 1925, those heirs or assigns
had until June 30, 1973,to file suit in court to establish or enforce any right to the Streets and
Alley. A title search did not produce any records of such suits.
In September 1994, Center Street and the Alley were closed, vacated, and abandoned by the City
of Okeechobee. See Ordinance 671, adopted by the City Council and recorded in the Public
Records of Okeechobee County, Florida, at ORB 359, PG 30.
Ordinance 671 effected the Plat by vacating Center Street/NE 2 Ave. and the 15' Alley/Block 4.
When the City Council, on behalf of the public, abandoned the right to use Center Street and the
Alley for highway purposes, those abandoned portions shown on the Plat reverted to acreage,
and fee ownership of the abandoned dedications are vested in William R. Grigsby, the record
owner of Lots 1-12.
The legal description of the Parcel 1, as demonstrated by Opinion of Title, show that William R.
Grimsby is the apparent fee owner of:
All of Lots 1 through 12, inclusive, lying North of North Park Street(a/k/a S.R. 70 f/k/a Fort
Pierce Road) as now constructed, in Block 4, PRICE ADDITION TO OKEECHOBEE CITY,
according to the plat thereof recorded in Plat Book 2,Page 17, of the public records of
Okeechobee County, Florida.
AND
The alley in Block 4, PRICE ADDITION TO OKEECHOBEE CITY, according to the plat
thereof recorded in Plat Book 2, Page 17, of the public records of Okeechobee County,Florida,
lying between Lots 1 through 6 and 7 through 12, as vacated by Ordinance recorded in Official
Records Book 359, Page 830, Public Records of Okeechobee County, Florida.
AND
The street known as Northeast 2nd Street (f/k/a Center Street) as it runs East from Northeast 12th
Avenue to Northeast 13th Avenue, particularly located North of Block 4, PRICE ADDITION
TO OKEECHOBEE CITY, according to the plat thereof recorded in Plat Book 2, Page 17, of the
public records of Okeechobee County, Florida, as vacated by Ordinance recorded in Official
Records Book 359, Page 830, Public Records of Okeechobee County, Florida.
The graphic included on the Plat is provided below for reference:
4
.. _..._PRICE ADDITION
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OKE9E_E_CHOBEE CI TY
CHOBEE COUNTY FLORIDi ..
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To simplify, the language of the Plat is clear that the Streets and Alley, as graphically shown,
were dedicated by the Prices to the public for vehicular uses. This dedication is not a
conveyance in fee simple to an owner's association, the City of Okeechobee, or other entity.
With Center Street and the Alley abandoned, the analysis now turns to Mobley Street and
Lincoln Street.
The Plat contains two (2) Streets providing access from SR 70: Mobley and Lincoln. Mobley
Street consists of 25' and extends from SR 70/Park Street north to the limit of the Plat's
boundary.
Lincoln Street is depicted as a 50' street, extending from SR 70/Park Street north to the limit of
the Plat's boundary. However, only 25' of Lincoln Street are included in the boundaries of the
Plat. The neighboring plat, Riverside Park Subdivision, contains the eastern 25 feet of Lincoln
Street. Here is the relevant excerpt of the Riverside Park Subdivision, from Plat Book 1, Page
23, Official Records of Okeechobee County,Florida:
William R. Grigsby, Jr. is not claiming an ownership interest in property, streets, or dedications
shown on the Riverside Park Subdivision. Consistent with Sec. 86-4 of the Code of Ordinances
of the City of Okeechobee (the "Code") and s. 177.031(16), Florida Statutes, we believe that
Lincoln Street, as dedicated on both plats, is a right-of-way, as defined, because it is land
dedicated for use as a street by the public for highway purposes. Per Sec. 86-141(p) of the Code
which provides that, "Half or partial streets shall be prohibited. Wherever a half street is adjacent
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to a tract.to be subdivided, the other half of the street shall be platted within such tract."
In accordance with Sec. 86-141(r) of the Code, Street names and lots numbers shall conform to
the street naming and lot numbering plan of the City. Therefore, street names like Mobley and
Lincoln will be replaced with NE 12 Ave. and NE 13 Ave., respectively, and the streets will be
designed in accordance with the applicable land development regulations. Permits from the
Florida Department of Transportation ("FDOT") will be obtained for driveway connection to SR
70/Park Street. A preliminary application with representatives from FDOT was held on
December 1, 2022.
The applicant proposes that all 50' of Lincoln Street, as dedicated and shown on the two adjacent
plats,be handled as follows:
• Rename Lincoln Street to NE 13 Ave. (per Sec. 86-141(r); and
• Align NE 13 Ave. with SE 13 Ave. (to comply with the future traffic circulation map of
the City's Comprehensive Development Master Plan, The Manual of Standards for
Design, Construction and Maintenance for City Streets, a/k/a the Public Works Manual).
As mentioned earlier, most of the Property is not platted. Two unplatted parcels are adjacent to
Lincoln Street, shown as a 25' dedication on the Riverside Park Subdivision: 2-15-37-35-0A00-
00011-0000 and 2-15-37-35-0A00-00010-0000.
The City has indicated an interest in extending NE 13 Street north from SR 70/Park Street to NW
8 Street, thereby allowing access from SR 70/Park Street to the existing Okeechobee Commerce
Center. Currently, the Property is encumbered in the northeast by an existing overhead
transmission and distribution easement in favor of Florida Power&Light. There are also
existing overhead utility improvements on both the Property and the 25' right-of-way(Lincoln
Street) that in portions of NE 5 Street/Tenth Avenue.
This close-up excerpt from the boundary survey demonstrates the challenges in obtaining the
necessary approvals for the relocation and realignment of the existing transmission and
distribution easement as well as the location of the existing 25' street dedication/right of way as
shown on the adjacent Riverside Park Subdivision.
7
OAOO-O4i;V3-B000 1-15.37.35AOM.00100.0060 1.t5-3'.35-0040-OI00-WSO
(06,PG 1995 - - _- O.R.H.SSE.PO.629 O.R9.$05.PG.4!3
P.O.C.PARCEL) y _.-rss ut::ovar.3:;i+ `
NE CORNER y - -.r',0:1:.EA-1.
OF THE SOL r ST 1 4 = --
OF THE SOLTtE1EA.ST 1
OF SI 5.T37S.R35E ..
FND S.r IRON RODE CAP
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STA.\D�ED"ESE^3C LB 7429" — — -- -
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ir' �� C/LNESTH (P)
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PER P3 PG LA P B l PG.23
There is also no approved site plan, subdivision, or plat for the acreage north of the Property.
See, for example, those two properties with the City, each under separate ownership: Parcel 2-
15-37-35-0A00-00003-0000 (unplatted)Parcel 2-15-37-35-0A00-00003-B000 (unplatted). It is
not economically for a Developer to construct and maintain a street at its own expense to benefit
other developments and speculative development.
Furthermore,the Code provides that local streets shall be so laid out that their use by through
traffic will be discouraged. Sec. 86-141(d). The Replat is designed with this in mind.
However,to achieve the City's vision and objectives for NE 13 Ave., we are amenable to
language in the Plat that would dedicate the portion of NE 13 Ave. to the City of Okeechobee in
perpetuity for highway use by the public with the City accepting the obligation to construct and
maintain NE 13 Ave. as a public street. We would be amenable to conveying to the City- in fee
simple- 25' of the eastern boundary of unplatted property, allowing the City to own, control,
maintain and further develop NE 13 Street. The Development Agreement will reflect the details
of this, if the City is interested.
Otherwise, the Plat reflect the detail for streets and alleys without extension of NE 13 Ave. to a
point of termination/dead end that does not connect or provide access to existing, improved
streets or our Plat's proposed lots.
In closing,we look forward the City's responses of the proposed plan and documents prepared
by others so that we may review and revise accordingly on the proposed Plat and Master Site
Plan.
8
Sincerely,
//s//Katie Edwards-Walpole
Katie Edwards-Walpole, Esq.
FOR THE FIRM
Enclosures
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