2023-06-15 Handwritten Minutes CITY OF OKEECHOBEE, FLORIDA
JUNE 15, 2023 PLANNING BOARD MEETING
HANDWRITTEN MINUTES BY PATTY BURNETTE
CALL TO ORDER
V lee u I called the regular meeting of the Planning Board for the City of
Okeechobee to order on Thursday, June 15, 2023, at (4:OG P.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
Chairperson Dawn Hoover A Weonc,,--
Vice Chairperson Doug McCoy ✓
Board Member Phil Baughman A ik)I ex-rice-of
Board Member Carl Berlin Jr. ✓
Board Member Karyne Brass A i,L) c'6n5e+tf-
Board Member Rick Chartier A EL.)! rorcad-
Board Member Mac Jonassaint
Alternate Board Member Jon Folbrecht A co lcaice,n'.
Alternate Board Member Jim Shaw ✓ mOve -1-h VOIir1� { O 111
City Attorney Gloria Velazquez A
City Administrator Gary Ritter A 14.)J
City Planning Consultant Ben Smith ✓
Board Secretary Patty Burnette
General Services Secretary Keli Trimnal ✓
III. AGENDA ,� fir`
A. Vi Ck CIS f asked whether there were any agenda items to be added,
deferred, or withdrawn. There were
iqo
B. Motion by Board Member r , seconded by Board Member S '`) to
approve the agenda as presented.
Chairperson Hoover A , Vice Chairperson McCoy , Board Members Baughman AA ,
Berlin U Brass i1 , Chartier A , Jonassaint ✓ , , Motion
Carried)Denied.
C. V I OP (k0 ►.4' Mr (16,;( asked whether there were any comment cards
submitted for items not on the agenda. There were f))
IV. MINUTES
A. Motion by Board Member , seconded by Board Member to
dispense with the reading and approve the May 18, 2023, Planning Board Regular Meeting
minutes.
Chairperson Hoover A , Vice Chairperson McCoy , Board Members Baughman A_,
Berlin Brass 17 , Chartier A , Jonassaint , Shot-O , Motion
�arriedl enied.
V. t c' e. ` f e MC eO‘I OPENED THE PUBLIC HEARING AT P.M.
A. Comprehensive Plan Small Scale Future Land Use Map (FLUM) Amendment Application
No. 23-001-SSA, to reclassify from Commercial (C) to Multi-Family Residential (MFR), on
0.33± acres, located in the100 block of NW 11th Street, Lots 25 and 26 of Block 19, CITY
OF OKEECHOBEE, PB 5, Pg 5, Public Records of Okeechobee County.
1. City Planning Consultant Mr. Ben Smith of Morris-Depew Associates, Inc.
reviewed the Planning Staff Report. Per Chapter 163.3187 F.S., this application
qualifies as a Small-Scale Amendment (SSA) to the Comprehensive Plan. The
0.33± acre subject parcel is currently located on NW 11th Street, within the area
generally recognized as the US-441 commercial corridor.
P. Burnette Handwritten Minutes, June 15, 2023, Page 1 of 4
V. PUBLIC HEARING ITEM A CONTINUED
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2. Mr. Roland Mossel, Property Owner, was pr1-esent and available for questions.
P. Burnette Handwritten Minutes, June 15, 2023, Page 2 of 4
V. PUBLIC HEARING ITEM A CONTINUED
3. There were mot. public comments offered.
•
3 po notice /Awe naca- d
4. There were Ex-Parte disclosures offered by the Board.
Planning Staff Findings are as follows: The property is currently designated C on
the City of Okeechobee FLUM. The C Future Land Use (FLU) category allows for a
maximum FAR of 3.0 and a range of commercial uses, the property is currently
zoned Residential Multiple Family (RMF), which is not listed as an appropriate FLU
in the C FLU, and the uses permitted in the C FLU are not consistent with the uses
permitted in the RMF zoning district, very little development potential until the FLU
and Zoning are made to be consistent with one another.
However, if commercial development of this property were to be pursued, and the
applicant were to hypothetically rezone to the Heavy Commercial Zoning District,
the maximum building coverage would be 50% and a potential building height of 45
(three stories), an FAR of 1.5 is the theoretical maximum development potential on
the 0.33 acres for a total potential floor area of approximately 21,562 sq/ft. However,
it is not typical to exceed two stories in the City and the typical intensity of
commercial development in the City is single story with an FAR of 0.25, which
equates to a floor area of 3,600 square feet.
If approved, the property may be developed according to standards of the
Comprehensive Plan and Land Development Code, specifically those that pertain
to the Multi-Family FLU and the RMF Zoning District. The MFR FLU allows
apartments, duplexes, condominiums, and public facilities, limited agriculture, and
compatible accessory uses. Additionally, permitted uses within the SFR FLU
category are permitted. The maximum standard density within the MFR FLU is 10
dwelling unit per acre, allowing 3 MFR dwelling units. The Applicant's intent is to
develop either a triplex or a duplex on the subject property, either of which is
permitted subject to meeting all federal, state, and local requirements.
Regarding consistency and compatibility with Comprehensive Plan and adjacent
uses: Objective 12 states that the City of Okeechobee shall encourage compatibility
with adjacent uses, and curtailment of uses inconsistent with the character and land
uses of surrounding areas shall discourage urban sprawl. The subject property is
located within what is generally considered as the City's US-441 Commercial
Corridor, which the City has previously recognized should be reserved for
commercial and higher density residential uses. A variety of existing land uses
surround the subject property, with a single-family residence to the North, a vacant
property zoned RMF to the South, medical offices to the East, and a residential
triplex to the West. Multifamily residential in this location provides a transition of
development intensity between the commercial to the East, multi-family uses found
to the West, and low-density residential uses to the North. It also represents infill
development in a location surrounded by existing development. The requested
FLUM Amendment is consistent with Objective 12.
P. Burnette Handwritten Minutes, June 15, 2023, Page 3 of 4
V. PUBLIC HEARING ITEM A CONTINUED
Regarding adequacy of public facilities and services, it is generally understood that
the traffic impacts and trip generation associated with residential are typically less
than commercial. The proposed FLU change from C to MFR represents a lessening
of potential intensity thereby a traffic study is not necessary. The Applicant has
provided letter of service availability from the Okeechobee Utility Authority (OUA)
which states that at the present time, the OUA has excess capacity at the treatment
plants, and has a potable water distribution main in the road (NW 11th Street) right-
of-way. Any upgrade requirements to the water main infrastructure due to the design
or demands of the proposed project will be at the property owner's expense. Though
the Applicant has not provided any information regarding the available capacity of
the existing solid waste facilities or the expected demand that will result from the
proposed map amendment, it has been previously confirmed that the landfill has
sufficient remaining capacity to accommodate many years of projected waste
disposal needs.
The subject property does not have any previously identified wetlands. The
Applicant stated that there is no unique habitat or endangered species on the
subject parcel, and the provided NFIP flood map identifies minimal flood risk
associated with the subject parcel.
Based on the materials provided by the Applicant and the above analysis, we find
that this request to change the FLUM designation from C to MFR is consistent with
the City's Comprehensive Plan, reasonably compatible with adjacent uses, and is
consistent with the surrounding pattern of land use therefore recommending
Approval.
Motion by Board Member , seconded by Board Member
r �! to recommend rp ; r yvi to the City Council for
Comprehensive Plan Small Scale FLUM'Application No. 23-001-SSA, as presented
in [Exhibit 1, which includes the findings as required for granting applications per
Code Section 70-340; and the Planning Consultant's analysis of the findings and
recommendation for approval.] The recommendation will be forwarded to the City
Council for consideration at a Public Hearing tentatively scheduled for July 18, 2023,
Motion Carried 1nah I VkiOaSlt(
Chairperson Hoover i l , Vice Chairperson McCoy `/ , Board Members Baughman l _,
Berlin Brass r , Chartier 1 , Jonassaint , Motion Carried/Denied.
CLOSED THE PUBLIC HEARING AT P.M.
VI. CITY ADMINISTRATOR UPDATE
halL
VII. CHAIRPERSON HOOVER ADJOURNED THE MEETING AT t , : / -? P.M.
Please take notice and be advised that when a person decides to appeal any decision made by the Planning Board with respect
to any matter considered at this proceeding, he/she may need to ensure that a verbatim record of the proceeding is made, which
record includes the testimony and evidence upon which the appeal is to be based. General Services' media are for the sole
purpose of backup for official records.
P. Burnette Handwritten Minutes, June 15, 2023, Page 4 of 4
CITY OF OKEECHOBEE, FLORIDA
JUNE 15, 2023 PLANNING BOARD MEETING
HANDWRITTEN MINUTES BY KELI TRIMNAL
I. , CALL TO ORDER
V IC( C gat ✓ 1\AC b called the regular meeting of the Planning Board for the Ci1:y of
Okeechobee to order do Thursday, June 15, 2023, at (.r Po P.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
Chairperson Dawn Hoover A
Vice Chairperson Doug McCoy ✓
Board Member Phil Baughman A
Board Member Carl Berlin Jr. ✓
Board Member Karyne Brass
Board Member Rick Chartier A
Board Member Mac Jonassaint
Alternate Board Member Jon Folbrecht fl
Alternate Board Member Jim Shaw /r1 o yQ d -1 Y b+►
City Attorney Gloria Velazquez
City Administrator Gary Ritter A
City Planning Consultant Ben Smith ✓
Board Secretary Patty Burnette
General Services Secretary Keli Trimnal
III. AGENDA
A. ((\ asked whether there were any agenda items to be added,
deferred, or withdrawn. There were N Onf Q,
B. Motion by Board Member , seconded by Board MemberN4 to
approve the agenda as presehted.
Chairperson Hoover A , Vice Chairperson McCoy v' , Board Members Baughman A_,
Berlin . Brass , Chartier A , Jonassaint v , 3 Y , Motion
Carried/Denied. m -6) V 641
C. c-Cu �� asked whether there were any comment cards
submitted for items not on the agenda. There were
IV. MINUTES
A. Motion by Board Member - , seconded by Board Member 2 ." to
dispense with the reading and approve the May 18, 2023, Planning Board Regular Meeting
minutes.
Chairperson Hoover A , Vice Chairperson McCoy ';' , Board embers Baughman A_,
Berlin Brass '. , Chartier A , Jonassaint , ,,b , Motion
Carried/Denied.
V. mC e o(n OPENED THE PUBLIC HEARING AT P.M.
A. Comprehensive Plan Small Scale Future Land Use Map (FLUM) Amendment Application
No. 23-001-SSA, to reclassify from Commercial (C) to Multi-Family Residential (MFR), on
0.33± acres, located in the100 block of NW 11th Street, Lots 25 and 26 of Block 19, CITY
OF OKEECHOBEE, PB 5, Pg 5, Public Records of Okeechobee County.
1. City Planning Consultant Mr. Ben Smith of Morris-Depew Associates, Inc.
reviewed the Planning Staff Report. Per Chapter 163.3187 F.S., this application
qualifies as a Small-Scale Amendment (SSA) to the Comprehensive Plan. The
0.33± acre subject parcel is currently located on NW 11th Street, within the area
generally recognized as the US-441 commercial corridor.
K. Trimnal Handwritten Minutes, June 15, 2023, Page 1 of 4
V. PUBLIC HEARING ITEM A CONTINUED
2. Mr. Roland Mossel, Property Owner, was present and available for questions.
crbs?JT
K. Trimnal Handwritten Minutes, June 15, 2023, Page 2 of 4
V. PUBLIC HEARING ITEM A CONTINUED
3. There were f D N public comments offered.
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4. There were Qcp.�Q, 1 Ex-Parte disclosures offered by the Board.
tuiv
Pw\ 3 . 4'
Planning Staff Findings are as follows: The property is currently designated C on
the City of Okeechobee FLUM. The C Future Land Use (FLU) category allows for a
_ maximum FAR of 3.0 and a range of commercial uses, the property is currently
zoned Residential Multiple Family (RMF), which is not listed as an appropriate FLU
in the C FLU, and the uses permitted in the C FLU are not consistent with the uses
permitted in the RMF zoning district, very little development potential until the FLU
and Zoning are made to be consistent with one another.
iWt 11119 However, if commercial development of this property were to be pursued, and the
applicant were to hypothetically rezone to the Heavy Commercial Zoning District,
the maximum building coverage would be 50% and a potential building height of 45
(three stories), an FAR of 1.5 is the theoretical maximum development potential on
the 0.33 acres for a total potential floor area of approximately 21,562 sq/ft. However,
it is not typical to exceed two stories in the City and the typical intensity of
commercial development in the City is single story with an FAR of 0.25, which
equates to a floor area of 3,600 square feet.
If approved, the property may be developed according to standards of the
Comprehensive Plan and Land Development Code, specifically those that pertailn
to the Multi-Family FLU and the RMF Zoning District. The MFR FLU allows
apartments, duplexes, condominiums, and public facilities, limited agriculture, and
compatible accessory uses. Additionally, permitted uses within the SFR FLU
category are permitted. The maximum standard density within the MFR FLU is 10
dwelling unit per acre, allowing 3 MFR dwelling units. The Applicant's intent is to
develop either a triplex or a duplex on the subject property, either of which is
permitted subject to meeting all federal, state, and local requirements.
Regarding consistency and compatibility with Comprehensive Plan and adjacent
uses: Objective 12 states that the City of Okeechobee shall encourage compatibility
with adjacent uses, and curtailment of uses inconsistent with the character and land
uses of surrounding areas shall discourage urban sprawl. The subject property is
located within what is generally considered as the City's US-441 Commercial
Corridor, which the City has previously recognized should be reserved for
commercial and higher density residential uses. A variety of existing land uses
surround the subject property, with a single-family residence to the North, a vacant
property zoned RMF to the South, medical offices to the East, and a residential
triplex to the West. Multifamily residential in this location provides a transition of
development intensity between the commercial to the East, multi-family uses found
to the—VVest and low-density residential uses to the North. It also represents infill
development in a location surrounded by existing development. The requested
FLUM Amendment is consistent with Objective 12.
K. Trimnal Handwritten Minutes, June T572023, Page 3 of 4
V. PUBLIC HEARING ITEM A CONTINUED
Regarding adequacy of public facilities and services, it is generally understood that
the traffic impacts and trip generation associated with residential are typically less
than commercial. The proposed FLU change from C to MFR represents a lessening
of potential intensity thereby a traffic study is not necessary. The Applicant has
provided letter of service availability from the Okeechobee Utility Authority (OUA)
which states that at the present time, the OUA has excess capacity at the treatment
plants, and has a potable water distribution main in the road (NW 11th Street) right-
of-way. Any upgrade requirements to the water main infrastructure due to the design
or demands of the proposed project will be at the property owner's expense. Though
the Applicant has not provided any information regarding the available capacity of
the existing solid waste facilities or the expected demand that will result from 'the
proposed map amendment, it has been previously confirmed that the landfill has
sufficient remaining capacity to accommodate many years of projected waste
disposal needs.
The subject property does not have any previously identified wetlands. The
Applicant stated that there is no unique habitat or endangered species on the
subject parcel, and the provided NFIP flood map identifies minimal flood risk
associated with the subject parcel.
Based on the materials provided by the Applicant and the above analysis, we find
that this request to change the FLUM designation from C to MFR is consistent with
the City's Comprehensive Plan, reasonably compatible with adjacent uses, and is
consistent with the surrounding pattern of land use therefore recommending
Approval.
Motion by Board Member r(TAs , seconded by Board Member
ALA to recommend pr. o,. o the City Council for
Comprehensive Plan Small Scale FLUM Application No. 23-001-SSA,\ps presented
in [Exhibit 1, which includes the findings as required-Tor granting applications per
Code Section 70-340; and the Planning Consultant's analysis of the findings and
recommendation for approval.] The recommendation will be forwarded to the City
Council for consideration at a Public Hearing tentatively scheduled for July 18, 2023,
Motion Carried \ yha...l`c\
Chairperson Hoover _ \ , Vice Chairperson McCoy 1/,-Board Members Baughman
Berlin • Brass , Chartier f , Jonassaint •✓ , Motion Carried/Denied.
CLOSED THE PUBLIC HEARING AT P.M.
VI. CITY ADMINISTRATOR UPDATE
VII. CHAIRPERSON HOOVER ADJOURNED THE MEETING AT P.M.
Please take notice and be advised that when a person decides to appeal any decision made by the Planning Board with respect
to any matter considered at this proceeding, he/she may need to ensure that a verbatim record of the proceeding is made,which
record includes the testimony and evidence upon which the appeal is to be based. General Services' media are for the sole
purpose of backup for official records.
K. Trimnal Handwritten Minutes, June 15, 2023, Page 4 of 4