2023-11-16 V B Exhibit 2 Review Staff Report23-007-TRC
Site Plan Review Staff Report
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Applicant I Park Street Okeechobee, LLC
Parcel I d e n t i f i c a t i o r! 2-15-37-35-OA00-00009-0000, 2-15-37-35-OA00-
00009-A000, 2-15-37-35-OA00-00010-0000
Prepared for The City of Okeechobee
MORRIS
DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
General Information
Owner: William R. Grigsby, Jr.
Applicant: Park Street Okeechobee, LLC
Primary Contact: John Herbert IV, PE, johnny@americancivilengineering.com, (407)-376-1777
Parcel Identification: 2-15-37-35-OA00-00009-0000, 2-15-37-35-OA00-00009-A000, 2-15-37-35-OA00-
00010-0000
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.11www.cityofokeechobee.com/agendas.html
Future Land Use, Zoning, and Existing Use of Subject Property
Future Land Use
Zoning
Use of Property
Acreage
Existing
Commercial
Heavy Commercial
Vacant
1.581 Acres (Replat, Lot 1)
Proposed
Commercial
Heavy Commercial
Automated Carwash
1.581 Acres
Future Land Use, Zoning, and Existing Use of Surrounding Properties
Future Land Use Zoning Existing Use
North Commercial Heavy Commercial (CHV) Vacant
East Commercial Heavy Commercial (CHV)
Vacant, proposed Culver's
restaurant
South Commercial Heavy Commercial (CHV) SR-70, post office, service
commercial
West Commercial Heavy Commercial (CHV) Gas station/convenience store
CITY OF OKEECHOBEE MORRIS --
DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
General Description
The request for consideration by the City's Technical Review Committee is an application for site plan
approval of a car wash facility. A special exception application (23-002-SE) has also been submitted for
approval of the car wash use in the CHV district. The subject site is Lot 1 of the recently approved Park
Street Commerce Park plat (23-003-TRC). Please see application 23-003-TRC for more information related
to the replat and associated infrastructure plans. The site plan includes:
• 3 vehicle entry lanes, each with a menu board for customers to select car wash options and make
payment
• a 4,596 sq/ft automated carwash building
• 5 spaces intended for employees
• 19 vacuum spaces
The applicant is requesting that the TRC approve a parking reduction as part of the site plan approval. The
LDC requires 31 parking spaces for the 4,596. 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: OUA has provided a letter indicating the water and sewer plants have available
remaining capacity and that any extensions or upgrades necessary due to the designs or demands of the
proposed project will be at the owner's expense.
Traffic Generation: A Traffic Impact Study has been provided within the submittal package, completed for
an automated car wash. The Traffic Study, which utilized ITE 11 land use code 948 and Gross Floor Area
to determine the average daily trips, indicates an estimated PM peak of 33 trips, and an average 375 daily
trips generated by the car wash.
Access and Internal Circulation: The site plan indicates that two access points are proposed.
• Access is provided by a cross -access easement on the eastern property boundary, providing
through -access to the adjacent property, which connects to proposed NE 13th Ave.
• Direct access to SR-70 is proposed.
One item of note is that one of the vehicle entry lanes is proposed at only 8.8 ft wide. The other two lanes
are 9' and 10.2' wide. While 8.8' is a fairly narrow lane, it is not a city code compliance issue and the travel
speed should be low as vehicles approach the menu boards.
Additionally, the applicant has provided a queuing analysis with the special exception application. The
analysis demonstrates that the site contains sufficient vehicle stacking capacity to accommodate peak
demand without causing vehicle stacking to exceed the boundaries of the site.
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.
CITY OF OKEECHOBEE 2 MORRIS
DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
C. Dumpster Location and/or Trash Collection
The site plan depicts a dumpster within a 10'x12' enclosure with direct access via the cross access
easement/roadway on the north side of the site. Sufficiency of the dumpster enclosure and
location will be addressed by Okeechobee Public Works dept.
Consistency and Compatibility with Adjacent Uses
The subject property is located in an area of the City with existing commercial uses along SR-70 which is
considered one of the City's commercial corridors. The site is located with a recently platted commercial
park where other commercial uses are anticipated. The proposed carwash provides a consumer service
along SR-70, a Major Arterial roadway. The proposed use is consistent with the comprehensive plan and
the zoning code, contingent on approval of the concurrent Special Exception Application, and is
compatible with surrounding uses.
Compliance with Land Development Code
Regulation
Permitted Special
Exception Uses
§90-283
Minimum Lot Area
§90-196(1)
Minimum Lot Width
§90-285 (1)
Min front yard setback
§90-285(2)(a)
Minimum Required Side
Setbacks
§90-285(2)(a)
Minimum Required Rear
Yard
§90-285(2)(a)
Max lot coverage
§90-285(3)
Max impervious surface
§90-285(3)
Max height
§90-285(4)
Parking spaces location
§90-511(a)
Requirement
Car wash is not an outright permitted
use in the CHV district. However, it
may be allowable special exception
use.
6,250 sf for all uses
50 ft
Provided
Approval of the proposed site
plan is contingent on the
approval of a special exception
for a car wash.
1.581 acres (68,868.4 sq/ft).
216 ft
20 ft to buildings; 10 ft to parking and In compliance
driveway
8 ft; 20ft abutting residential zoning In compliance
district
10'; 20' abutting a residential zoning In compliance
district.
50%
85%
45 ft
Required off-street parking and
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
8% proposed.
60% proposed.
In compliance
26 ft
In compliance
CITY OF OKEECHOBEE 3 MORRIS
DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Min parking space
9' by 20'
All spaces meet minimum 9' x 20'
dimensions
dimensions.
§90-511(b)
Loading Space
Minimum 10' wide by 30' long with 14'
No loading spaces required, none
Requirements
vertical clearance
proposed
§90-511(c)
Min parking access
a. Parking spaces between 75' and
Parking aisles 24' wide for 90
width
90° to the driveway: 24'
degree parking and two-way
§90-511(d)(2)
b. Parking spaces angled from 60°
access.
up to but not including 75° to the
driveway: 20'
c. Parking spaces any other angle to
the driveway: 16'
Paving
Each parking and loading space shall
Access from SR-70 and cross
§90-511(e)(1)
be paved
access paved with asphalt.
Remainder of site paved with
concrete
Parking and loading
Each parking space shall be designed
In compliance
space layout
to permit access without moving
§90-511(e)(2)
another vehicle.
Parking and loading
Buildings, parking and loading areas,
In compliance
space layout
landscaping and open spaces shall be
§90-511(e)(3)
designed so that pedestrians moving
between parking areas and buildings
are not unreasonably exposed to
vehicular traffic hazards.
Parking and loading
Paved pedestrian walks shall be
In compliance
space layout
provided along the lines of the most
§90-511(e)(4)
intense use, particularly between
building entrances to streets, parking
areas, and adjacent buildings.
Parking and loading
For new construction, no parking
Incompliance
space layout
space accessed via a driveway from a
§90-511(e)(6)
public road shall be located closer
than 20 feet from the right-of-way line
of said public road.
Min number of parking
1 space per 150 sq/ft of floor area
19 vacuum spaces and 5
spaces
employee spaces proposed for
§90-512(2)
4,596 / 150 = 31
total of 24 spaces
Applicant is requesting parking
reduction per 90-483
Parking Reduction Applicants that submit site plans for Applicant has provided examples
Requests review by the technical review of other car washes throughout
§90-483 committee may request approval of the state, identifying number of
parking reduction concurrently with spaces at each site. No other
site plan approval information (i.e. facility
dimensions or operational
CITY OF OKEECHOBEE MORRIS �m
DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Min number of ADA
parking spaces
FL Accessibility Code
§208.2
Min ADA parking space
dimensions
FL Accessibility Code
§502
Off-street loading space
requirement
regulations;
Commercial, Industrial
§90-513(2)
Required Landscaping
§90-532
Applicants shall demonstrate that the
parking reduction request is
appropriate, justified and in the public
interest
CHV zoning districts the number of
parking spaces shall not be reduced by
more than 20 percent
metrics) are provided.
Additionally, the requested
reduction exceeds the amount
allowed per city code. The
applicant is proposing 24 spaces,
though the minimum that may
be permitted (after reduction) is
25.
31x0.2=6
31-6=25
1 ADA space required for 25 parking In compliance
spaces
12' by 20' w/ a 5' wide access aisle 14' by 20' w/ a 5.5' wide access
aisle
1 for 5,000 to 25,000 square feet floor No off-street loading space
area provided or required.
No loading space required for
proposed 4,596 sg/ft structure
At least 1 tree and 3 shrubs shall be 23 trees and 69 shrubs required.
planted for every 3,000 sq/ft of lot
area, excluding areas of existing 27 trees and 118 shrubs
vegetation which are preserved. proposed.
In compliance
All vehicular use areas containing eight or more parking spaces, or containing an area greater than
2,400 square feet, shall provide perimeter and interior landscaping as follows: (90-533)
Landscaping
At least 18 square feet of landscaped In compliance
Requirements for
area for each required parking space.
Parking and Vehicular
Use Areas
31 x 18 = 558
§90-533(1)
Landscaping
At least one tree for each 72 square In compliance
Requirements for
feet of required landscaped area.
Parking and Vehicular
Use Areas
558 - 72 = 8
§90-533(2)
Landscaping
Shade trees shall be planted at no In compliance
Requirements for
more than 20 feet on centers
Parking and Vehicular
Use Areas
§90-533(3)
CITY OF OKEECHOBEE
9
MO411�DiE�PEW'
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Landscaping
Requirements for
Parking and Vehicular
Use Areas
§90-533(4)
Landscaping
Requirements for
Parking and Vehicular
Use Areas
§90-533(5)
Landscaping
Requirements for
Parking and Vehicular
Use Areas
§90-533(6)
Landscaping
Requirements for
Parking and Vehicular
Use Areas
§90-533(7)
Landscape buffer areas
§90-534(1)
Landscape buffer areas
§90-534(2)
Landscape buffer areas
§90-534(3)
A minimum two feet of landscaping
shall be required between vehicular
use areas and on -site buildings and
structures, except at points of ingress
and egress.
The minimum dimension for any
required landscaped area within a
parking or vehicular use area shall be
four feet except for that adjacent to
on -site buildings and structures.
A landscaped island, minimum five
feet by 15 feet and containing at least
one tree, shall be required for every
ten parking spaces with a maximum of
12 uninterrupted parking spaces in a
8.4' buffer provided
In compliance
15 uninterrupted spaces
proposed.
row.
The remainder of a parking landscape Bahia sod proposed for all
area shall be landscaped with grass, disturbed areas
ground cover, or other landscape
material.
Minimum width of buffer along street
frontage shall be ten feet and on other
property lines, two feet.
At least 1 tree and 3 shrubs for each
300 sq/ft of required landscaped
buffer
216 linear ft of north property line
requires 432 sf of landscaped area
with 2 trees and 5 shrubs
In compliance
4 trees and 6 bushes
295 linear ft of non -driveway east 4 trees and 23 bushes
Property line requires 590 sf of
landscaped area with 2 trees and 6
shrubs
192 linear ft of non -driveway 7 trees and 24 bushes
frontage on SR70 requires 1,920 sf of
landscaped area with 7 trees and 19
shrubs
319 linear ft of west orooertv line
reauires 638 sf of landscaped area
with 2 trees and 7 shrubs
Trees may be planted in clusters, but
shall not exceed 50' on centers
abutting the street
6 trees and 6 bushes
In compliance
CITY OF OKEECHOBEE
! MORRIS
7 DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Landscape buffer areas
§90-534(4)
Landscape design and
plan
§90-538(a)
Landscape design and
plan
§90-538(b)
Species diversification
§90-538(c)
Tree spacing from utility
structures
§90-538(d)
Landscape design and
plan
§90-538(e)
Landscape design and
plan
§90-538(f)
Landscape design and
plan
§90-538(g)
Drought tolerance
§90-540(b)
Min tree size
§90-540(c)
Utility Corridor
Requirements
§90-543(b)
The remainder of a landscape buffer
Bahia sod proposed for all
shall be landscaped with grass, ground
disturbed areas
cover, or other landscape material.
Proposed development, vehicular and
In compliance
pedestrian circulation systems, and
site drainage shall be integrated into
the landscaping plan.
Existing native vegetation shall be
Native vegetation is not
preserved where feasible, and may be
preserved on the proposed
used in calculations to meet these
landscape plan.
landscaping requirements.
When more than ten trees are
4 tree species proposed.
required to be planted, two or more
species shall be used.
Trees and shrubs shall not be planted
In compliance
in a location where at their maturity
they would interfere with utility
services
Trees should maximize the shading of
In compliance
pedestrian walks and parking spaces.
Landscaping ground covers should be Bahia sod proposed for all
used to aid soil stabilization and disturbed areas
prevent erosion.
Landscaping shall be protected from
vehicular encroachment by means of
curbs, wheel stops, walks or similar
barriers.
At least 75 percent of the total
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.
Trees shall be at least ten feet high
and two inches in diameter measured
four feet above ground level at the
time of planting.
No tree shall be planted where it
could, at mature height, conflict with
overhead utility lines. Larger trees
(trees with a mature height of 30 feet
In compliance
In compliance
In compliance
In compliance
CITY OF OKEECHOBEE
7
MORRIS
L DEPEW
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Sidewalks
§ 78-36
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.
Sidewalks shall be provided along
each right-of-way.
Pedestrian access shall be provided
from the development to the ROW
facilities.
The site plan indicates a
proposed pedestrian walkway
connecting the subject property
to the existing sidewalk, which is
in the SR-70 ROW.
Recommendation
Based on the foregoing analysis, we recommend approval with the following conditions:
1. Plans must be consistent with final plat approval and all conditions of that approval.
2. Provide at least 25 parking spaces, which is the minimum that may be permitted after granting of
parking reduction request.
3. Provide a landscape island consistent with 90-533(6).
4. Provide an additional bush within the eastern landscape perimeter buffer.
5. Revise landscape plan to depict all proposed plantings in appropriate locations. (current landscape
plan depicts a tree in parking space)
6. Approval of this site plan is contingent on approval of special exception request 23-002-SE.
7. Approval of this site plan is contingent upon obtaining all necessary approvals related to the
proposed SR-70 access point.
8. No building permit may be issued until all conditions of approval of 23-003-TRC have been met.
Submitted by:
Ben Smith, AICP
Director of Planning
November 9, 2023
Okeechobee Technical Review Committee Hearing: November 16, 2023
CITY OF OKEECHOBEE
I
MORRIS
UMI-MVVII
Site Plan Application Review
Staff Report
11/9/2023
Petition No. 23-007-TRC
Supplemental Exhibits
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LAND USE CLASSIFICATIONS
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SINGLE - FAMILY RESIDENTIAL
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MIXED USE RESIDENTIAL
MULTI - FAMILY RESIDENTIAL
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INDUSTRIAL
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PUBLIC FACILITIES
Exhibit A: Future Land Use Map
CITY OF OKEECHOBEE 9 MORRIS
DEPEW
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Site Plan Application Review 11/9/2023
Staff Report Petition No. 23-007-TRC
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Exhibit C: Existing Land Use Map
CITY OF OKEECHOBEE 11 MORRIS —i
DEPEW