2023-08-17 V. A. #23-010-TRC, Exhibit 1, Staff Report 23-010-TRC
Plat Review Staff Report
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Applicant Holiday Builders, Inc.
Parcel Identification I See Exhibit D
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Prepared for The City of Okeechobee
MORRIS 1
IIII DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
General Information
Owner:John B. Lashley,Okeechobee Lots LLC,Attn: David Rubin
Applicant: Holiday Builders, Inc.
Primary Contact:Jeffrey M. Sumner, (863)763-9474,Secondary Phone Number: (863) 634-9474
Parcel Identification:See Exhibit D
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
Existing Proposed ~v
Future Land Use Single-Family Residential,Multi- Single-Family Residential, Multi-
Family Residential Family Residential
Zoning Residential Multiple Family, Residential Multiple Family,
Residential Single Family-one Residential Single Family-one
Use of Property Vacant Vacant
Acreage 29.736 Subject to a replat
Future Land Use, Zoning, and Existing Use of Surrounding Properties
Future Land Use Zoning Existing Use
Unincorporated
Unincorporated Okeechobee Okeechobee County:
County: Residential Single-
Urban Residential Mixed-Use Family Single Family Dwellings,Vacant
North land, Stormwater Management
City of Okeechobee: City of Okeechobee: Lake
Single-Family Residential Residential Single
Family-One
Commercial Multi-Family Units, Single-
Commercial, Single Family Professional Office, Family Dwellings, Stormwater
East Residential, Multi-Family
Residential Residential Multiple Management Lake, Vacant
Family Land
Industrial, Single-Family Industrial, Residential Civil Construction Contractor,
South Residential, Multi-Family Multi-Family Units, Single-
Residential Multiple Family Family Unit,Vacant Land
West Single Family Residential Residential Single Vacant Land, Former Single-
Family-One Family Dwelling
CITY OF OKEECHOBEE !MMOORRRIISQ,
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
General Description
The request for consideration by the City's Technical Review Committee is an application for a re-plat and
associated infrastructure plan for a residential subdivision. The current re-plat proposes to divide the
subject property into 91 developable parcels, including 4 stormwater tracts, in addition to the
improvement of 6 roadways. The Applicant is also proposing to donate previously closed alleys back to
the City. Staff analysis of the submitted application and plans is provided below. Areas of deficiency or
concern are highlighted in yellow.
Adequacy of Public Facilities
Potable Water and Sewer: The applicant has indicated the intention to extend OUA potable water and
sanitary sewer lines to provide connections to the proposed parcels. Potable water and sanitary sewer
service availability documentation has not been provided within the application package.
Access and Right-of Way Improvements:The applicant proposes improvement of NW 11th St right-of-way
from NW 7th Ave to NW 3rd Ave.
At the westward terminus of the proposed improvement of NW 11th St,a northward extension of NW 7th
Ave is proposed.The extension of NW 7th Ave will connect to a previously improved roadway, NW 12th St,
in addition to NW 13th St, and terminates at a proposed cul-de-sac.
The applicant also proposes improvement of NW 12th St, between NW 5th Ave and NW 3`d Ave.
A northward extension of NW 3rd Ave is proposed, between NW 12th St and NW 13th St. Additionally, an
extension of NW 12th St between NW 3`d Ave and NW 5th Ave is proposed.
The applicant proposes improvement of NW 13th St from NW 7th Ave to NW 3`d Ave.
Service Vehicle Access and Egress: Sufficiency of fire truck access and egress to be addressed by the Fire
Department.
Infrastructure Plan Comments
LDC Sec.78-36.-Sidewalks,driveways,and pedestrian access.
(a)When required.
(1)All projects,except for those involving only one individual single-family structure,constructed in zoning
districts set out in section 90-71 of this Code,wherein the lands of the owner and/or developer adjoin a
collector or arterial street or city right-of-way,shall provide sidewalks adjacent along each such street or
right-of-way.
(2)Sidewalks shall be provided on residential streets in proposed and replatted subdivisions
(3)If a sidewalk is proposed on only one side of a residential street,the technical review committee must
consider the following prior to approval:
a. City sidewalk improvement plans.
b. Safety considerations.
c. Location of existing or proposed schools and recreation areas,and existing sidewalks.
CITY OF OKEECHOBEE 2 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
Comments
1. Provide detectable warning strips for proposed sidewalks.
2. Sidewalk locations should be based on City of Okeechobee Typical Rural (Non-Gutttered)Section
adjacent to right of way. (Appendix E Chapter 11—Construction Standards and Details.
LDC Sec 86-182-(e)
Areas to be used for water retention purposes shall be designated as "general purpose areas"on the plat and shall not
be shown on the plat in any other way. Such areas shall in no circumstances be given a lot designation in the
subdivision. Such areas shall be held in common ownership and maintained by the property owners'association.
Such property owners'association shall be provided for in the protective covenants specified in section 86-72,with
provisions that provide for maintenance of retention areas and assessment of property owners by the city if the
property owners'association fails to adequately maintain such water retention areas. If the city council agrees to
accept the dedication of the water retention areas,they shall be deeded as general purpose areas in a given block,as
the case may be.
Comments
3. Common detention areas for subdivision should be depicted as"general purpose areas" outside
of the proposed lots on the plat.
4. Label lots and tracts on Lot Geometry plan as depicted on the proposed plat. The plat and Lot
Geometry Plan labels do not match.
LDC Sec.86-185.-Wastewater and water.
Standards for installation of water,wastewater and storm wastewater are as follows:
Installation of any water and wastewater system shall comply with appropriate state regulations and standard
specifications provided in the Public Utilities Manual and the Manual of Standards and Design Construction and
Maintenance for Water and Wastewater Systems,and shall be installed under the direction and supervision of,and
subject to the inspection and approval of,the city. If any defects shall occur in the water or sanitary wastewater
facilities within one year from the date of acceptance by the city,such defects shall be remedied and corrected at the
developer's expense. The specifications and location of fire hydrants shall be approved by the city.
Comments
5. Provide horizontal dimensions between proposed water and sewer mains from existing and
proposed mains.
6. Provide for Fire Hydrant locations.
7. Due to numerous conflicts of storm pipes,water and sewer mains, provide plan and profile
plans for proposed water and sewer main.
8. Provide locations of proposed water service laterals and sewer service laterals to the right of
way limits.
9. Provide proposed lot numbers on utility plans matching the proposed plat numbers to allow for
better reference of water and sewer service locations.
10. Prior to construction commencement, provide a sewage collection/transmission system
construction permit from Florida Department of Environmental Protection and approval from
local sewer authority.
CITY OF OKEECHOBEE 3 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
11. Prior to construction commencement, provide a water main extension construction permit from
Florida Department of Environmental Protection and approval from local water authority.
LDC Sec.86-184.-Bridges and culverts.
(a)All bridges and culverts shall meet the standards specified by the state department of transportation as
contained in Standard Specifications for Road and Bridge Construction.
(b)Locations of bridges and culverts,with construction data and full specifications, shall be shown in an exhibit,
and approval or acceptance of the final plat shall not be accomplished unless such exhibit is transmitted.
Comments
12. Provide for typical driveway design with culverts for future driveways (see also Chapter 46
Article 2) Include calculations for typical driveway culvert size.
Code of Ordinances Sec.34-2.-Fire hydrants.
Fire hydrants shall be provided in all water mains,transmission and distribution systems. Fire hydrants shall be
spaced such that the maximum distance for protection will not be more than 500 feet as the fire hose lays.The
appropriate fire marshal has final jurisdiction on all hydrant and fire sprinkler line locations during plan review.
A fire marshal-approved plan is required with all preliminary plan submissions.Each hydrant shall be capable of
delivering a flow of at least 500 gallons per minute with a residual design pressure of not less than 20 psi. Fire
hydrants shall be of the dry barrel breakaway type conforming to AWWA C502,with two 2%2-inch threaded hose
nozzles and one 4'/2-inch threaded pumpler nozzle. Hydrants shall have a 51/4-inch interior valve opening and be
restrained from the hydrant to the tee at the main. Restraint by use of"all-thread"rods shall not be allowed. At
the discretion of the city administrator,additional protection for fire hydrants shall be provided including, but not
limited to,concrete filled ductile iron traffic posts. Fire hydrant branches(from main to hydrant)shall be a
minimum of six inches inside diameter. Each branch shall be provided with a resilient seat gate valve located as
close as possible to the main. Hydrants shall be located near road lines with the pumper discharge nozzle facing
as directed by the fire marshal. Hydrants shall be laid to minimize their vulnerability to traffic.
Comments
13. Provide Fire Hydrant locations not more than 500 feet as the fire hose lays.
14. Provide correspondence from Fire Marshall that the location and number of fire hydrants as
proposed are sufficient for the development.
LDC Sec. 78-101.- Requirements.
(a)Required stormwater management systems shall comply with state approved standards adopted by the South
Florida Water Management District.
(b)Minimum stormwater management requirements are as follows:
(1)Stormwater treatment and disposal facilities shall be designed for a 25-year storm event of 24-hour
duration.
(2)The first inch of stormwater runoff shall be treated on site.
(3)Post development runoff rates,volumes and pollutant loads shall not exceed predevelopment conditions.
(4)Erosion and sediment controls shall be used during construction.
(5)Minimum road elevation is the crown of the road or 100-year,three-day event,whichever is highest.
Comments
CITY OF OKEECHOBEE 4 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
15. Please provide additional spot elevations of proposed roadside ditches and intersection edge of
pavements.
16. Please provide additional information for the discharge and flow direction of runoff that sheet
flows east of the centerline of NW 3RD Ave and south of the centerline of NW 11th Street.
LDC APPENDIX E,CHAPTER 6,ROADS AND STREETS;TECHNICAL REQUIREMENTS-
2.Pavement marking/signing/signalization.
2.1. Pavement markings; general. The design and construction of pavement marking systems shall be in accordance
with the following standards:
U.S. Department of Transportation, Federal Highway Administration -Manual on Uniform Traffic Control Devices
for Streets and Highways, latest edition.
Florida DOT - Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and
Highways,latest edition.
Florida DOT-Standard Specifications for Road and Bridge Construction,latest edition.
Florida DOT-Roadway and Traffic Design Standards.
American Association of State Highway and Transportation Officials(AASHTO)-A Policy on Geometric Design of
Highways and Streets.
2.1.1.Pavement marking plan.Pavement marking and signing plans shall be submitted to the department of public
works for review and approval as part of the construction plans for development where street or road construction is
included. These plans shall show all new markings including tie-ins to existing markings.Removals of existing
markings shall also be shown.Materials shall be specified and shall be in compliance with FDOT standard
specifications.The location of raised reflective pavement markers shall be identified.
Comments
17. Please provide additional signage and striping design to Department of Public Works for
approval prior to construction. Remote note 2 from sheet D.1.1 requiring the contractor to
provide. The Engineer of Record is to provide Signage and Striping Details. Also, include speed
limit and directional street name signs.
LDC APPENDIX E,CHAPTER 7,SUBDIVISION PLANNING
2.1.1.Maximum length of a cul-de-sac shall be 1,200 feet, unless otherwise approved by the city administrator.
Minimum paved radius shall be 36 feet.
Comments
18. Please provide radius of proposed cul-de-sac.
Plat Comments:
LDC 86-73.-Plats and data for final acceptance or approval.
(1) Subdivision name or identifying title and name of recorded owner.
(16)The plat shall contain on the face thereof an unreserved dedication to the public of all streets,highways, alleys,
parks,parkways,easements,commons,or other public places included within the plat,such dedication to be
subscribed to by the legal and equitable owners of such lands,which dedication shall be checked for accuracy
of description by the city attorney and attested by a notary public.
CITY OF OKEECHOBEE 5 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
Comments for Page 1.Sheet 1 of 2.
19. Certification of Ownership& Dedication;title commitments name different fee simple owners.
20. Certificate of Title;title commitments name different fee simple owners.
21. Legal Description; plat description and survey description don't match title commitments, and
commitments are greater than 90 days old.
22. Typo; Dedication Acknowledgement spelling error. Legal Description: lots 1 through 26, remove
period and add comma.
LDC 86-72.-Plats and data for conditional acceptance or approval.
(10)Location,names where applicable,and width of all proposed streets,alleys,rights-of-way,easements,and
purpose of easements,proposed lot lines with approximate dimensions; lot numbers, and block numbers.
Comments for Page 2.Sheet 2 of 2.
23. Block 2,Stormwater Tract"2B" missing bearings &distance calculation error between PT#1004
and PT# 1011.
24. Block 2, Lot 3, missing bearings. distance calculation error between PT#1012 and PT#1019.
25. Block 5, Lot 5, missing bearings. distance calculation error between PT#1028 and PT#1035.
26. Block 5, Lot 12, missing bearings. distance calculation error between PT#1036 and PT# 1043.
27. Block 8, Lot 12 missing distance following bearing N 89'49'20" E.
28. Block 8, Lot 6 missing bearing preceding distance 149.99'.
29. Block 9, Lot 11, missing distances.
Compliance with Water Management Design Requirements
The applicant has provided a Surface Water Management Report indicating that a concurrent South
Florida Water Management District Environmental Resource Permit (ERP) application has been filed. The
applicant has identified that a portion of the proposed stormwater management pond will remain under
the ownership of the City of Okeechobee.Sufficiency of the proposed surface water management system
will be addressed by the SWFMD.
Recommendation
Based on the foregoing analysis, we find the above comments should be addressed prior to final plat
approval.
Submitted by:
Ben Smith,AICP
Director of Planning
August 8, 2023
Okeechobee Technical Review Committee Hearing:August 17th, 2023
CITY OF OKEECHOBEE 6 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
Supplemental Exhibits
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LAND USE CLASSIFICATIONS
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Exhibit A: Future Land Use Map
CITY OF OKEECHOBEE 7 MORRIS
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
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Exhibit B: Zoning Map
CITY OF OKEECHOBEE 8 MORRIS, j
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
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Exhibit C: Existing Land Use Map
CITY OF OKEECHOBEE 9 i MORRIS _
DEPEW
Plat Application Review 8/8/2023
Staff Report Petition No. 23-010-TRC
Mallard Landing—Parcel IDs
3-15-37-35-0010-00060-0010
3-15-37-35-001C-00060-004C
3-15-37-35-001C-000050-0110
3-15-37-35-0010-00050-00E0
3-15-37-35-0010-00050-001C
3-15-37-35-001C-00050-C14C
3-15-37-35-001C-00050-C17C
3-15-37-35-0010-00050-022C
3-15-37-35-0010-00040-001C
3-15-37-35-0010-00040-00A0
3-15-37-35-0010-00040-014C
3-15-37-35-0C 1C-00110-001C
3-15-37-35-0010-00120-0110
3-15-37-35-0010-00 120-0010
3-15-37-35-0010-00 20-00A0
3-15-37-35-0010-00120-0170
3-15-37-35-00 1C-0013 0-001C
• 3-15-37-35-0010-00130-00A0
3-15-37-3 5-0010-0013 0-014C
3-15-37-35-0010-00220-0010
3-15-37-35-0010-00210-011C
3-15-37-35-0010-00210-0100
3-15-37-35-0010-00210-001G
3-15-37-35-0010-00210-00A0
3-15-37-35-0010-130210-0170
3-15-37-35-0010-0020C-0010
3-15-37-35-0010-00200-OOAC
3-15-37-35-0010-00200-0140
Exhibit D: Subject Parcel Identification
CITY OF OKEECHOBEE 10 MORRIS
DEPEW