2023-07-20 Handwritten Minutes CITY OF OKEECHOBEE, FLORIDA
JULY 20, 2023, TECHNICAL REVIEW COMMITTEE MEETING
HANDWRITTEN MINUTES BY PATTY BURNETTE
CALL TO ORDER
Chairperson Ritter called the meeting of the Technical Review Committee for the City of
Okeechobee to order on Thursday, July 20, 2023, at I A.M. in the City Council
Chambers, located at 55 Southeast 3rd Avenue, Room 200, Okeechobee, Florida, followed by
the Pledge of Allegiance.
II. ATTENDANCE
PRESENT ABSENT
City Administrator Gary Ritter ✓
Building Official Jeffery Newell ✓
Okeechobee County Beptrtq Firms�aief de}lief
Police Chief Donald Hagan 1U(PCU_J he Bour tlU t-+ ✓
Public Works Director David Allen 04.ptit ( a rc nv6 ht! t/
City Attorney Gloria Velazquez ✓
City Planning Consultant Ben Smith Zomt
Okeechobee County Environmental Health Director Dianna May ✓
Okeechobee Utility Authority Executive Director John Hayford erfrirtl
Okeechobee County School Board Representative IOC A)
Board Secretary Patty Burnette ✓
General Services Secretary Keli Trimnal ✓
III. AGENDA
A. Chairperson Ritter asked whether there were any agenda items to be added, deferred,
or withdrawn. There were
B. Motion by ` , seconded by R (c
to approve the agenda as presented.
Chairperson Ritter , Building Official Newell , OCFR Deputy Fire G+tief
; i Hazellief , Police Chief Hagan , Public Works Director Allen . Motion
Carried. att.
C. Chairperson Ritter asked whether there were any comment cards submitted for items
not on the agenda. There were /1-(
IV. MINUTES
A. Motion by , seconded by Alert to dispense with the
reading and approve the June15, 2023, Regular Meeting minutes and the July 5, 2023,
Special Meeting minutes.
Chairperson Ritter , Building Official Newell , OCFR Deputy Fire Chief
cf� Hazellief ✓ , Police Chief Hagan V , Public Works Director Allen tj . Motion
Carried.
V. NEW BUSINESS
A. Site Plan Review Application No. 23-008-TRC, to redevelop a vacant 2,425 square-foot
building formerly used as a convenience store and gas station to a Medical Marijuana
Dispensary, on 1.06± acres located at 510 NE Park Street.
Via 1. City Planning Consultant Mr. Ben Smith of Morris-Depew Associates, Inc. briefly
omit
reviewed the Planning Staff Report.
The subject property meets the definition of a nonconforming structure per LDR 66-1,
as it does not meet current code regarding landscaping, parking, and other provisions.
P. Burnette Handwritten Minutes, July 20, 2023, Page 1 of 12
V. NEW BUSINESS ITEM A CONTINUED
Nonconforming structure means a lawful building or structure existing on the date of
enactment or amendment of these regulations, but which does not conform to the yard,
setback, coverage, height, parking, landscaping, or supplementary regulations of the
district in which it is located.
Due to the vacancy of the property and the recent sale of the property, both LDC 90-35
and 90-37 are pertinent to the redevelopment of the property.
Sec. 90-37. - Discontinued use of nonconforming structure.
When a nonconforming structure is discontinued or abandoned for a period for a year,
any future use of the property shall comply with the following:
(2) Nonconformity. Future use shall not increase the extent of nonconformity by reason
of insufficient yards, setbacks, landscaping or parking, or excessive floor area,
coverage, or height.
The proposed site plan indicates that none of the existing nonconformities are being
increased. In fact, most are being decreased or brought into full compliance.
90-35. - Change or transfer of nonconforming use or structure.
(d) Transfer of a nonconforming structure. In the event of the underlying land on which
exists a nonconforming structure is sold, assigned or in any manner transferred from
the record title holder of said lands, as such ownership is reflected in the records of
the Clerk of Court, and Property Appraiser for Okeechobee County, such
nonconforming structure may continue in the new owner, so long as the land is not
a nonconforming use, and the nonconforming structure is not expanded or repaired
except as authorized in these regulations. The transfer of such nonconforming
structure is further subject to the requirement that the new owner must comply, to
the extent reasonably possible, considering the nature and configuration of the
structure, with all current codes, land use and zoning requirements, except off-street
parking requirements, of the district regulations applicable to the structure. Provided
however:
(1) That, if by physical evidence such as photographs or aerial photography, it
becomes evident to the city that portions of the property have been used for off-
street parking but are unpaved or unimproved, unmarked or otherwise do not
meet the city's design requirements for such parking, the owner shall improve the
quality of such area (or its dimensional equivalent) with "pavers"or other form of
dustless surface acceptable to the city for the purposes of vehicular parking. The
number of spaces to be provided shall be equal to that which can be
accommodated within the geographic area previously used for parking with said
spaces and interior circulation components meeting the city's minimum design
requirements for off-street parking and vehicular use areas.
Whereas 90-37 only dictates that existing nonconformities shall not be increased, 90-35
suggests that the new owner must comply, to the extent reasonably possible, with all
current codes. What is reasonable should be considered by the Technical Review
Committee, considering that it may not be reasonable to require total compliance in
every area of the site, as the applicant's plans demonstrate several improvements to the
site from its current condition.
Regarding adequacy of public facilities, confirmation of water and wastewater from
Okeechobee Utility Authority (OUA) has been provided. The proposed site plan
identifies a dumpster within an enclosure, southwest of the principal structure. A paved
pedestrian walkway extends south from the building to the dumpster enclosure. No
improvements are proposed to provide paved vehicular access to the dumpster location.
The public works director should address whether additional paving is necessary for
solid waste removal.
No Loading zones are proposed or required for this site.
P. Burnette Handwritten Minutes, July 20, 2023, Page 2 of:12-
V. NEW BUSINESS ITEM A CONTINUED
Sufficiency of fire truck access and egress to be addressed by the Fire Department.
The proposed site plan identifies a dumpster within an enclosure, southwest of the
principal structure. A paved pedestrian walkway extends south from the building to the
dumpster enclosure. No improvements are proposed to provide paved vehicular access
to the dumpster location. The Public Works Director should address whether additional
paving is necessary for solid waste removal.
The Applicant has provided a Traffic Impact Statement demonstrating for one (1)
medical cannabis dispensary on the 1.06± acre project area, which utilized the ITE 882,
Marijuana Dispensary use code to determine the average daily trips, indicates an
estimated AM peak of 26 trips, a PM peak of 46 trips, and an average 511 daily trips
generated by the medical cannabis dispensary. This proposed traffic generation at this
location should not impact the surrounding roadway network.
ITE Trip Generation Total Trips
Land Use Code Size Time Rate In Out
In Out Total
Daily I - 211.12 (X) 50% 50% 256 255 S11
Marijuana AM Peak
882 2,422 SI- I - 10.54 (X) 52% 48% 14 12 26
Dispensary Hour
PM Peak
I - 18.92 (X) 50% 50% 23 23 46
Hour
The existing site has multiple access points on SR-70, on SE 6th Ave, and between the
adjacent property to the west. The proposed site plan:
• Removes the existing access points from SR-70, which is desirable to
improve traffic flow on that roadway and was requested by FDOT.
• Preserves the existing northern access point to the adjacent property to
the west.
• Block/removes the existing southern access point to the adjacent property
to the west.
• Reduces the width of the existing northern access point from 6th Avenue
to 24 feet wide.
• Preserves nearly the full width of the existing southern access point from
6th Avenue.
All the above are beneficial improvements except for the last item. The existing southern
access to SE 6th Ave is approximately 105' in width, which creates the opportunity for
multiple vehicles to utilize the driveway simultaneously, which presents potential
concerns to traffic flow on SE 6th Ave. Additionally, the code requires a minimum 10'
wide street frontage landscape buffer which is not provided along that frontage segment.
The applicant is proposing replacement of the sidewalk on SR-70 and provision of a new
sidewalk along a portion of the SE 6th Ave frontage.
P. Burnette Handwritten Minutes, July 20, 2023, Page 3 of 12
V. NEW BUSINESS ITEM A CONTINUED
Regarding internal circulation of the site, the City's LDC requires that two-way drive
pni rp(y aisles are at least 24 feet wide. The plans do not adequately demonstrate that drive
Cleo r aisles are fully 24 feet between the canopy bollards/supports and the curbs/parking
spaces. Demolition plan does not include removal of a raised concrete island located
need_ fb within the drive aisle connecting the northern and southern driveways. This should be
Set, removed if vehicular access to the southern area of the site is being preserved. If that
Cktvt leC� access will not be preserved, the access should be blocked more completely with a
bn' l- more substantial feature. }ktp rle la rtS
Sly a�f- w�ct� Ci t s itsS a by l0
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The southern area of the site is proposed to remain largely unimproved. Blocking of the
existing southern access point to the adjacent property to the west will remove the
possibility of through traffic in that area though it does not provide improved access to
60, the proposed dumpster location.
"Ka
r .t
1�►�w�a.r- yeso��a ti elf a.a-vOLL)�
The subject property is surrounded by commercial uses and is located along the SR-70
commercial corridor, which supports a variety of commercial uses, the proposed use is
consistent with the Comprehensive Plan and the Zoning Code and is compatible with
surrounding uses.
The dimensional standards review appears to meet the requirements of the City's Land
Development Regulations (LDR's) except for the following: Aisle width measurements
do not seem to contemplate the obstruction of the canopy vertical supports, therefore,
plans do no clearly indicate that all drive aisles are at least 24' wide; The southern
portion of the site is proposed to remain mostly unimproved, with no dedicated paved
access to the dumpster enclosure; Landscaping requirements for Parking and Vehicular
use areas are not in compliance; Landscaped buffer along SE 6th Ave. - Not in
compliance; Southern boundary: 97' required buffer: 194 sq/ft 1 tree & 3 shrubs required
and there are None proposed, therefore, Not in compliance; Eastern boundary: 316'
required buffer: 2,680 sq/ft (not including 2 vehicular access driveways, each 24' wide)
9 Trees & 27 shrubs required, 4 trees & 9 shrubs are proposed - Not in compliance. To
fully comply, the width of the southern access to SE 6th Ave., would be reduced to 24'
and the required 10' buffer would be provided along the remainder of the frontage on
SE 6th Ave.; Western boundary: 296' required buffer: 592 sq/ft 2 trees & 6 shrubs
proposed (4 trees existing) - Not in compliance. The site plan proposes a new sidewalk
to be constructed along a portion of the SE 6th Ave. frontage, but not the full length of
the frontage.
wke e access -fi O t. -twits on v/ t :,
The applicant's plans represent a significant improvement to the existing site, which is
currently a vacant, blighted, nonconforming structure. In this situation, the City's
nonconforming provision call for compliance with current code to the extent reasonably
possible. In considering what is "reasonably possible", the code suggests considering
the nature and configuration of the structure. The location and configuration of the
current structure is in the northern portion of the property, oriented toward SR-70. It
should be noted that the plans for that portion of the property mostly comply with current
code.
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P. Burnette Handwritten Minutes, July 20, 2023, Page 4 of 12-
V. NEW BUSINESS ITEM A CONTINUED
The report above outlines some of the areas which the plans do not fully comply with
current code. It will be the Technical Review Committee's decision what additional code
compliance is reasonable to require. For their consideration, the following is a list of
outstanding code deficiencies that may be required as conditions of approval, if deemed
appropriate:
1. Provision of complete landscape buffers
2. Reduction in the width of the southern access to SE 6th Ave
3. Provision of landscaping between the building and parking area
4. The elevated concrete island located within the drive aisle connecting the
northern and southern areas of the site should either be removed, or a
more substantial blocking of that access should be proposed.
5. Provision of improved access to dumpster
6. Demonstration that all two-way drive aisles are at least 24 feet wide.
7. Provision of a sidewalk along the entire SE 6th Ave frontage.
2. Building Official Newell:
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P. Burnette Handwritten Minutes, July 20, 2023, Page 5 of 12"
Caropq
V. NEW BUSINESS ITEM A CONTINUED
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P. Burnette Handwritten Minutes, July 20, 2023, Page 6 of 12-
V. NEW BUSINESS ITEM A CONTINUED
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OUA Executive Director Hayford:
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P. Burnette Handwritten Minutes, July 20, 2023, Page 7 of 11
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V. NEW BUSINESS ITEM A CONTINUED
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3. Mr. Ammar Adnan, Project Engineer on behalf of Applicant, Mr. Nicholas Jones, was
via 706,; present and available for questions. There were .
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") j 5. There were disclosures of Ex-Parte Communications. le () L t' `
6. Motion by i , seconded by i , to approve
fit-' Site Plan Review Application No. 23-008-TRC, as presented in [Exhibit 1, which includes
�, � the Planning Consultant's analysis of findings] with the following conditions:
0-6
1. Provision of complete landscape buffers 0
0� C. 2. Reduction in the width of the southern access to SE 6th Ave qX
e5 3. Provision of landscaping between the buildingand parkingarea 14
1 NkUr
VJ t4. The elevated concrete island located within the drive aisle connecting the
A' northern and southern areas of the site should either be removed, or a more
�.,�' substantial blocking of that access should be proposed.
5. Provision of improved access to dumpster
6. Demonstration that all two-way drive aisles are at least 24 feet wide.
7. Provision of a sidewalk along the entire SE 6th Ave frontage c, ofe
v f• rt. rap vi of ,ear pa rim'J
Maktia I
Chairperson Ritter ' , Building Official Newell " , OCFR Deputy Fire Chief
.ESP i-iaze-ther , Police Chief Hagan Public Works Director Allen . Motion
Carried.
Nuoe< I. it-tt Len Pilo F r-,,z ID c(AW.cA_e
P. Burnette Handwritten Minutes, July 20, 2023, Page 8 of 12" __�
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B. Bridgewater on Taylor Creek Pre-Application Plat Review/Site Plan Application No. 23-
009-TRC, review re-plat of Lots 6 through 10, TAYLOR CREEK MANOR, Plat Book 3,
Page 4, Okeechobee County Public Records, into 12 Lots (one for each townhouse),
common area and access tracts; totaling 1.31± acres located at 116 SE 8th Avenue.
The property was the subject of a previous petition No. 21-005-TRC, which was
approved to allow for the development of twelve (12) townhomes, which is currently
under construction.
1. City Planning Consultant Smith briefly reviewed the Planning Staff Report.
Regarding adequacy of public facilities, the Applicant provided documentation
confirming the availability of potable water and sanitary sewer services as part of the
21-005-TRC.
Regarding Traffic Generation, the previously approved site plan petition, 21-005-TRC,
included a traffic analysis indicating that the 12 townhomes (ITE code 230) are expected
to generate 70 daily vehicle trips, 6 of which will occur during the peak PM hour. The
analysis found that the project will not contribute to a significant increase in traffic on
any local roadways or S.R. 70.
Access and Internal Circulation: The applicant proposed two driveways on SE 8th Ave
to provide ingress and egress to the site. The proposed plat plan identifies both access
points, as approved on the site plan. The plat plan also delineates the on-site parking
area and internal circulation area consistent with the approved plans.
Under Sec. 90-196(c), minimum area for multiple family dwellings (townhomes are
included in the definition of multifamily dwelling), lists the minimum area as "4,356
square feet for each dwelling unit". This requirement is intended to uphold the maximum
density of 10 du/ac allowed in the Residential Multiple-Family district, which this project
complies with. It is staff's opinion that lots smaller than 4,356 sq/ft for each unit can be
permitted, provided there is at least 4,356 square feet of area per unit within the gross
area of the project.
The subject property is approximately 1.31 acres, or 57,064 sq/ft. The twelve (12) platted
lots require 4,356 sq/ft each, or 52,272 sq/ft. The gross area of the subject property is
large enough to accommodate the twelve (12) parcels.
Staff finds that the application is consistent with the subdivision requirements of LDR
Chapter 86.
Plat Correctness
Staff reviewed the preliminary plat for conformance with the City's Land Development
Code and statutory platting requirements. Only one minor formatting error was
discovered on page 2.Abbreviations and Legend table: Legend is covering abbreviation
under SFWMD.
Based on the foregoing analysis, we find the proposed plat plan to be consistent with the
- approved site plan (Petition No. 21-005-TRC), the subdivision requirements of the City's Land
D
Development Code, and the statutory platting requirements. Staff recommends approval of this
request, with the following correction to be made prior to final plat approval:
• Fix formatting� j formatt ng error on page 2 of the plat regarding the Abbreviations and Legend table.
2 o Building Official Newell: IMP vt sect piaS t `f hts n taYuf1
hC tie heat r� �� r�viecJ t
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P. Burnette Handwritten Minutes, July 20, 2023, Page 9'of 12
V. NEW BUSINESS ITEM B CONTINUED
MarSW Srtsc ur
OCFR Deputy Fire Chief Hazettief:
Police Chief Hagan:
3
P. Burnette Handwritten Minutes, July 20, 2023, Page 10 of 17
V. NEW BUSINESS ITEM B CONTINUED
Public Works Director Allen:
County Environmental Health Director May: Absent
OUA Executive Director Hayford:
Chairperson Ritter: If2 5 tAS 1' ht
rotrec r,r'�`
fi i;Ock -D fecei�le
1A 13
P. Burnette Handwritten Minutes, July 20, 2023, Page 11 of 12'
V. NEW BUSINESS ITEM B CONTINUED
3. Mr. John Rice, on behalf of Property Owner, B & T Fair Investments, Inc, was present
and available for questions. There were
q
pri
�6 ' o `L Ilia
4. There were ` ` questions from the public.
5. There were no disclosures of Ex-Parte Communications. l
6. Motion by , seconded by , to approve
The Bridgewater on Taylor Creek Pre-Application Plat No. 23-009-TRC, as presented in
[Exhibit 2, which includes the Planning Consultant's recommendation of approval, with
the following correction to be made prior to final plat approval]:
Fix formatting error on page 2 of the plat regarding the Abbreviations and
Legend table.
• (i fS r1,Q Q d -17) kic. Y\c ,rtA 4--e d i v�r r re-' o 1-fr iE,
• yi 01.0); awfIci. t- 6 of fracf_r 4,u. t-0 Cocet
op rneutirwfr •
Chairperson Ritter ` Building Official Newell /, OCFR Deputy Fire thief f7
6&.4yi•ev Hazellief Police Chief Hagan , Public Works Director Allen . Motion
Carried.
VI. City Administrator update:
VII. Chairperson Ritter adjourned the meeting at ! ?`. A.M.
13
P. Burnette Handwritten Minutes, July 20, 2023, Page 12 of 1.2'
CITY OF OKEECHOBEE, FLORIDA
JULY 20, 2023, TECHNICAL REVIEW COMMITTEE MEETING
HANDWRITTEN MINUTES BY KELI TRIMNAL
CALL TO ORDER
Chairperson Ritter called the meeting of the Technical Review Committee for the City of
Okeechobee to order on Thursday, July 20, 2023, at );)• P5 A.M. in the City Council
Chambers, located at 55 Southeast 3rd Avenue, Room 200, Okeechobee, Florida, followed by
the Pledge of Allegiance.
II. ATTENDANCE
PRESENT ABSENT
City Administrator Gary Ritter ✓
Building Official Jeffery Newell ✓
Okeechobee County Deputy Fire Chief JustinHazellief
Police Chief Donald Hagan COD � . f m J S
Public Works Director David Allen Ch ie r eArdi
City Attorney Gloria Velazquez
City Planning Consultant Ben Smith ✓ ZoD eh
Okeechobee County Environmental Health Director Dianna May Pt ft2,
Okeechobee Utility Authority Executive Director John Hayford ./ /C. �' t
Okeechobee County School Board Representative
Board Secretary Patty Burnette ✓
General Services Secretary Keli Trimnal
III. AGENDA --It Z De
A. Chairperson Ritter asked whether there were any agenda items to be added, deferred,
or withdrawn. There were
B. Motion by , seconded by
to approve the agenda as presented.
Chairperson Ritter , Building Official Newell , OCFR Deputy Fire Chief
Hazellief , Police Chief Hagan , Public Works Director Allen . Motion
Carried.
C. Chairperson Ritter asked whether there were any comment cards submitted for items
not on the agenda. There were rttto
IV. MINUTES Ai
A. Motion by 1 " , seconded by 5_ to dispense with the
reading and approve the June15, 2023, Regular Meeting minutes and the July 5, 2023,
Special Meeting minutes.
Chairperson Ritter , Building Official Newell , OCFR Deputy Fire Chief
Hazellief , Police Chief Hagan , Public Works Director Allen . Motion
Carried.
V. NEW BUSINESS
A. Site Plan Review Application No. 23-008-TRC, to redevelop a vacant 2,425 square-foot
building formerly used as a convenience store and gas station to a Medical Marijuana
Dispensary, on 1.06± acres located at 510 NE Park Street.
1. City Planning Consultant Mr. Ben Smith of Morris-Depew Associates, Inc. briefly
reviewed the Planning Staff Report.
The subject property meets the definition of a nonconforming structure per LDR 66-1,
as it does not meet current code regarding landscaping, parking, and other provisions.
•
K. Trimnal Handwritten Minutes, July 20, 2023, Page 1 of )3
V. NEW BUSINESS ITEM A CONTINUED
Nonconforming structure means a lawful building or structure existing on the date of
enactment or amendment of these regulations, but which does not conform to the yard,
setback, coverage, height, parking, landscaping, or supplementary regulations of the
district in which it is located.
Due to the vacancy of the property and the recent sale of the property, both LDC 90-35
and 90-37 are pertinent to the redevelopment of the property.
Sec. 90-37. - Discontinued use of nonconforming structure.
When a nonconforming structure is discontinued or abandoned for a period for a year,
any future use of the property shall comply with the following:
(2) Nonconformity. Future use shall not increase the extent of nonconformity by reason
of insufficient yards, setbacks, landscaping or parking, or excessive floor area,
coverage, or height.
The proposed site plan indicates that none of the existing nonconformities are being
increased. In fact, most are being decreased or brought into full compliance.
90-35. - Change or transfer of nonconforming use or structure.
(d) Transfer of a nonconforming structure. In the event of the underlying land on which
exists a nonconforming structure is sold, assigned or in any manner transferred from
the record title holder of said lands, as such ownership is reflected in the records of
�� ' the Clerk of Court, and Property Appraiser for Okeechobee County, such
,� 4\ nonconforming structure may continue in the new owner, so long as the land is not
a nonconforming use, and the nonconforming structure is not expanded or repaired
t‘lv except as authorized in these regulations. The transfer of such nonconforming
structure is further subject to the requirement that the new owner must comply, to
�q0- r � the extent reasonably possible, considering the nature and configuration of the
\J` structure, with all current codes, land use and zoning requirements, except off-street
-` �C� parking requirements, of the district regulations applicable to the structure. Provided
l however:
(1) That, if by physical evidence such as photographs or aerial photography, it
becomes evident to the city that portions of the property have been used for off-
street parking but are unpaved or unimproved, unmarked or otherwise do not
meet the city's design requirements for such parking, the owner shall improve the
quality of such area (or its dimensional equivalent) with "pavers"or other form of
dustless surface acceptable to the city for the purposes of vehicular parking. The
number of spaces to be provided shall be equal to that which can be
accommodated within the geographic area previously used for parking with said
spaces and interior circulation components meeting the city's minimum design
requirements for off-street parking and vehicular use areas.
Whereas 90-37 only dictates that existing nonconformities shall not be increased, 90-35
' ...___ suggests that the new owner must comply, to the extent reasonably possible, with all --
current codes. What is reasonable should be considered by the Technical Review
Committee, considering that it may not be reasonable to require total compliance in
every area of the site, as the applicant's plans demonstrate several improvements to the
site from its current condition.
Regarding adequacy of public facilities, confirmation of water and wastewater from
Okeechobee Utility Authority (OUA) has been provided. The proposed site plan
identifies a dumpster within an enclosure, southwest of the principal structure. A paved
pedestrian walkway extends south from the building to the dumpster enclosure. No
improvements are proposed to provide paved vehicular access to the dumpster location.
The public works director should address whether additional paving is necessary for
solid waste removal.
No Loading zones are proposed or required for this site.
K. Trimnal Handwritten Minutes, July 20, 2023, Page 2 of 13
V. NEW BUSINESS ITEM A CONTINUED
Sufficiency of fire truck access and egress to be addressed by the Fire Department.
The proposed site plan identifies a dumpster within an enclosure, southwest of the
principal structure. A paved pedestrian walkway extends south from the building to the
dumpster enclosure. No improvements are proposed to provide paved vehicular access
to the dumpster location. The Public Works Director should address whether additional
paving is necessary for solid waste removal.
The Applicant has provided a Traffic Impact Statement demonstrating for one (1)
medical cannabis dispensary on the 1.06± acre project area, which utilized the ITE 882,
Marijuana Dispensary use code to determine the average daily trips, indicates an
estimated AM peak of 26 trips, a PM peak of 46 trips, and an average 511 daily trips
generated by the medical cannabis dispensary. This proposed traffic generation at this
location should not impact the surrounding roadway network.
ITE Trip Generation Total Trips
land Use Code Size Time Rate In Out
In Out Total
Daily I - 211.12 (X) 50% 50>a 256 255 511
Marijuana AM Peak
8S2 2,422 SF I - 10.54 (X) 52% 48% 14 12 26
Dispensary Hour
PM Peak
1 - 18.92 (X) 50% 50`0 23 23 46
Hour
The existing site has multiple access points on SR-70, on SE 6th Ave, and between the
adjacent property to the west. The proposed site plan:
� • Removes the existing access points from SR-70, which is desirable to
' improve traffic flow on that roadway and was requested by FDOT.
r (, • Preserves the existing northern access point to the adjacent property to
C+ r f
s: the west.
• Block/removes the existing southern access point to the adjacent property
to the west.
• Reduces the width of the existing northern access point from 6th Avenue
to 24 feet wide.
.__ • Preserves nearly the full width of the existing southern access point from
6th Avenue.
All the above are beneficial improvements except for the last item. The existing southern
access to SE 6th Ave is approximately 105' in width, which creates the opportunity for
multiple vehicles to utilize the driveway simultaneously, which presents potential
concerns to traffic flow on SE 6th Ave. Additionally, the code requires a minimum 10'
wide street frontage landscape buffer which is not provided along that frontage segment.
a2 ti ' vj, .
The applicant is proposing replacement of the sidewalk on SR-70 and provision of a new
sidewalk along a portion of the SE 6th Ave frontage.
K. Trimnal Handwritten Minutes, July 20, 2023, Page 3 of 13
V. NEW BUSINESS ITEM A CONTINUED
Regarding internal circulation of the site, the City's LDC requires that two-way drive
aisles are at least 24 feet wide. The plans do not adequately demonstrate that drive
aisles are fully 24 feet between the canopy bollards/supports and the curbs/parking
spaces. Demolition plan does not include removal of a raised concrete island located
within the drive aisle connecting the northern and southern driveways. This should be
removed if vehicular access to the southern area of the site is being preserved. If that
access will not be preserved, the access should be blocked more completely with a
more substantial feature.
The southern area of the site is proposed to remain largely unimproved. Blocking of the
existing southern access point to the adjacent property to the west will remove the
possibility of through traffic in that area though it does not provide improved access to
the proposed dumpster location.
The subject property is surrounded by commercial uses and is located along the SR-70
commercial corridor, which supports a variety of commercial uses, the proposed use is
consistent with the Comprehensive Plan and the Zoning Code and is compatible with
surrounding uses.
The dimensional standards review appears to meet the requirements of the City's Land
Development Regulations (LDR's) except for the following: Aisle width measurements
do not seem to contemplate the obstruction of the canopy vertical supports, therefore,
plans do no clearly indicate that all drive aisles are at least 24' wide; The southern
portion of the site is proposed to remain mostly unimproved, with no dedicated paved
access to the dumpster enclosure; Landscaping requirements for Parking and Vehicular
use areas are not in compliance; Landscaped buffer along SE 6th Ave. — Not in
compliance; Southern boundary: 97' required buffer: 194 sq/ft 1 tree & 3 shrubs required
and there are None proposed, therefore, Not in compliance; Eastern boundary: 316'
required buffer: 2,680 sq/ft (not including 2 vehicular access driveways, each 24' wide)
9 Trees & 27 shrubs required, 4 trees & 9 shrubs are proposed — Not in compliance. To
fully comply, the width of the southern access to SE 6th Ave., would be reduced to 24'
and the required 10' buffer would be provided along the remainder of the frontage on
SE 6th Ave.; Western boundary: 296' required buffer: 592 sq/ft 2 trees & 6 shrubs
proposed (4 trees existing) — Not in compliance. The site plan proposes a new sidewalk
to be constructed along a portion of the SE 6th Ave. frontage, but not the full length of
the frontage.
The applicant's plans represent a significant improvement to the existing site, which is
currently a vacant, blighted, nonconforming structure. In this situation, the City's
nonconforming provision call for compliance with current code to the extent reasonably
possible. In considering what is "reasonably possible", the code suggests considering
the nature and configuration of the structure. The location and configuration of the
current structure is in the northern portion of the property, oriented toward SR-70. It
should be noted that the plans for that portion of the property mostly comply with current
code.
K. Trimnal Handwritten Minutes, July 20, 2023, Page 4 of 13
V. NEW BUSINESS ITEM A CONTINUED
The report above outlines some of the areas which the plans do not fully comply with
current code. It will be the Technical Review Committee's decision what additional code
compliance is reasonable to require. For their consideration, the following is a list of
outstanding code deficiencies that may be required as conditions of approval, if deemed
appropriate:
1. Provision of complete landscape buffers
2. Reduction in the width of the southern access to SE 6th Ave
3. Provision of landscaping between the building and parking area
4. The elevated concrete island located within the drive aisle connecting the
northern and southern areas of the site should either be removed, or a
more substantial blocking of that access should be proposed.
5. Provision of improved access to dumpster
6. Demonstration that all two-way drive aisles are at least 24 feet wide.
7. Provision of a sidewalk along the entire SE 6th Ave frontage.
2. Building Official Newell:
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K. Trimnal Handwritten Minutes, July 20, 2023, Page 5 of 1,3'+
V. NEW BUSINESS ITEM A CONTINUED
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K. Trimnal Handwritten Minutes, July 20, 2023, Page 6 of 13
V. NEW BUSINESS ITEM A CONTINUED
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present and available for questions. There were
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5. There were I � -M disclosures of Ex-Parte Communications.
6. Motion by N (LLDt_. , seconded by -0\Lr , to approve
Site Plan Review Application No. 23-008-TRC, as presented in [Exhibit 1 , which includes
the Planning Consultant's analysis of findings] with the following conditions:
1. Provision of complete landscape buffers
2. Reduction in the width of the southern access to SE 6th Ave
>3. Provision of landscaping between the building and parking area
4. The elevated concrete island located within the drive aisle connecting the
northern and southern areas of the site should either be removed, or a more
substantial blocking of that access should be proposed.
5. Provision of improved access to dumpster
6. Demonstration that all two-way drive aisles are at least 24 feet wide.
7. Provision of a sidewalk along the entire SE 6th Ave frontage
Chairperson Ritter , Building Official Newell , OCFR Deputy Fire Chief
Hazellief , Police Chief Hagan , Public Works Director Allen . Motion
Carried.
110 r)
K. Trimnal Handwritten Minutes, July 20, 2023, Pageft of '13- Try
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