2023-11-16 V C Exhibit 3 Staff Report23-011-TRC
Site Plan Review Staff Report
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Applicant I Westlake Royal Roofing, LLC
Site 1 1289 NE 9` Ave
Prepared for The City of Okeechobee
MORRIS
DEPEW'
Site Plan Application Review
Staff Report
General Information
Owner: Westlake Royal Roofing, LLC
Applicant: Westlake Royal Roofing, LLC
Primary Contact: Chris Hedrick, chedrick@westlake.com, (863) 289-2234
Site Address: 1289 NE 9tn Ave, Okeechobee, FL
Parcel Identification: 3-15-37-35-0020-00000-0070
11/6/2023
Petition No. 23-011-TRC
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/aaendas. html
Future Land Use, Zoning, and Existing Use of Subject Property(s)
Existing Proposed
Future Land Use Industrial Industrial
Zoning Heavy Commercial (IND) Heavy Commercial (IND)
Use of Property Manufacturing, Outdoor Storage Manufacturing, Outdoor Storage
Acreage 10.816 (not confirmed in survey) 10.816
Future Land Use, Zoning, and Existing Use of Surrounding Properties
Future Land Use
North Industrial
East Industrial
South Industrial
West Industrial &
Public Use
General Description
Zoning
Industrial (IND)
Industrial (IND)
Industrial (IND)
Industrial (IND) &
Public Facilities (PUB
Existing Use
Vacant
Manufacturing & Outdoor Storage
Outdoor Storage
Manufacturing & Vacant
The request for consideration by the City's Technical Review Committee is an application for Site
Plan approval for an expansion of an existing manufacturing facility. The site contains an existing
36,000 sf building and an existing 4,624 sf building. Two new buildings are proposed at 30,000 sf
and 6,907.56 sf for a total building area of 77,531 sf. The application should provide additional
information regarding existing and proposed operations of the site. Staff analysis of the
submitted application and plans is provided below. Areas of deficiency or concern are highlighted
in yellow.
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review
Staff Report
Adequacy of Public Facilities
Potable Water and Sewer: Water and sewer statements not provided.
Traffic Generation: No traffic impact statement provided.
11/6/2023
Petition No. 23-011-TRC
Access and Internal Circulation: Site plan does not clearly demonstrate access points or
internal circulation.
Service Vehicle Access and Egress:
Fire Truck: Sufficiency of fire truck access and egress to be addressed by the Fire Department.
Loading Zone : Loading areas not identified.
Solid Waste Collection: Dumpster location not identified. Waste disposal not described.
Compatibility with Adjacent Uses
The applicant is proposing to expand an existing manufacturing use located within the City's
industrial park. As part of the operations, a significant portion of the site is devoted to outdoor
storage. These used are consistent with the comprehensive plan and the city's code; and are
compatible with the other industrial uses in the industrial park.
Compliance with Land Development Code
Regulation
Requirement
Permitted Uses
Manufacturing and Outdoor Storage
§90-342
are permitted principal uses within
the IND district
Minimum Lot Area
As needed to comply with
§90-345(1)
requirements set out in this division
Minimum Lot Width
None
§90-345(1)
Min front yard setback
25'
§90-345(2)
Yards on corner lots
Any yard adjoining a street shall be
§90-447
considered a front yard. That yard
upon which the property is addressed
is required to comply with the
minimum depth requirements of the
regulations of this article. All other
front yards shall be not less than 75
percent of the required minimum
depth.
Provided
In compliance
10+ acres
Setback not provided, though
likely in compliance
Setback not provided, though
likely in compliance
CITY OF OKEECHOBEE 2 MORRIS
DEPEW
Site Plan Application Review
Staff Report
_ Regulation
Minimum Required Side
Setback
§90-345 (2)
Minimum Required Rear
setback
§90-345(2)
Max lot coverage
§90-345 (3 )
Max impervious surface
§90-345(3)
Max height
§90-345(4)
Parking spaces location
§90-511(a)
Min parking space
dimensions
§90-511(b)
Min loading space
dimensions
§90-511(c)
Min parking access
width
§90-511(d)(2)
Paving
§90-511(e)(1)
Parking and loading
spacelayout
§90-511(e)(2)
Requirement
15'; 40' abutting residential zoning
district
20'; 40' abutting a residential zoning
district.
50%
85%
11/6/2023
Petition No. 23-011-TRC
Provided
Setback not provided, though
likely in compliance
Setback not provided, though
likely in compliance
Not provided
Not provided
45 feet, for any structure in which Site plan depicts several features
workers are employed and occupy, or which are not included in the
a structure not occupied but which is elevations.
in the nature of a silo, spire, storage
elevator, towers and similar
structu res
Additional height may be approved
by special exception
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
9' by 20'
10' by 30', with 14' of vertical
clearance
a. Parking spaces between 75° and
90° angles to the driveway: 24'
b. Parking spaces angled from 60'
up to but not including 75° to the
driveway: 20'
c. Parking spaces any other angle to
the driveway: 16'
Each parking and loading space shall
be paved
Each parking space shall be designed
to permit access without moving
another vehicle.
In compliance
Dimensions not provided
Dimensions not provided
Dimensions not provided
Paving not indicated
Vehicle circulation paths not
identified
CITY OF OKEECHOBEE _ MORRIS
DEPEW
Site Plan Application Review
Staff Report
11/6/2023
Petition No. 23-011-TRC
Regulation
Requirement Provided
Parking and loading
Buildings, parking and loading areas,
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
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
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.
Number of off-street
1 per 1,000 sf of floor area up to 80 parking spaces
parking spaces for
20,000 square feet plus 1 per 2,000
Industrial
square feet of floor area to 40,000
§90-512(5)
square feet, plus 1 per 4,000 square
feet of floor area over 40,000 square
feet
77,531 sf proposed
20 spaces for first 20,000 sf
10 spaces for 20-40,000 sf
10 spaces for 40-77,531 sf
40 total parking spaces required
Min number of ADA
4 ADA spaces required for 76 to 100
4 ADA spaces proposed
parking spaces
spaces provided
FL Accessibility Code
§208.2
Min ADA parking space
12' by 20' w/ a 5' wide access aisle
Dimensions not provided
dimensions
FL Accessibility Code
§502
Min number of off-
1 for 5,000 to 25,000 sf, plus
Likely in compliance though
street loading spaces
1 for 25,000 to 60,000 sf, plus
loading areas not identified
§90-513(2)
1 for 60,000 to 120,000 sf, plus
1 for 120,000 to 200,000 sf, plus
1 for each additional 90,000 sf
3 loading spaces reg for 77,531 sf
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review
Staff Report
11/6/2023
Petition No. 23-011-TRC
Regulation Requirement Provided
Required Landscaping At least 1 tree and 3 shrubs shall be No landscape plan provided
§90-532 planted for every 3,000 sq/ft of lot
area, excluding areas of existing
vegetation which are preserved.
471,145 _ 3,000 = 157 trees rep and
472 shrubs reg
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
No landscape plan provided
Requirements for
area for each required parking space.
Parking and Vehicular
Use Areas
40 x 18 = 720
§90-533(1)
Landscaping
At least one tree for each 72 square
No landscape plan provided
Requirements for
feet of required landscaped area.
Parking and Vehicular
Use Areas
702 - 72 = 10
§90-533(2)
Landscaping
Shade trees shall be planted at no
No landscape plan provided
Requirements for
more than 20 feet on centers
Parking and Vehicular
Use Areas
§90-533(3)
Landscaping
A minimum two feet of landscaping
No landscape plan provided
Requirements for
shall be required between vehicular
Parking and Vehicular
use areas and on -site buildings and
Use Areas
structures, except at points of ingress
§90-533(4)
and egress.
Landscaping
The minimum dimension for any
No landscape plan provided
Requirements for
required landscaped area within a
Parking and Vehicular
parking or vehicular use area shall be
Use Areas
four feet except for that adjacent to
§90-533(5)
on -site buildings and structures.
Landscaping
A landscaped island, minimum five
No landscape plan provided
Requirements for
feet by 1S feet and containing at least
Parking and Vehicular
one tree, shall be required for every
Use Areas
ten parking spaces with a maximum
§90-533(6)
of 12 uninterrupted parking spaces in
Landscaping
Requirements for
Parking and Vehicular
Use Areas
§90-533(7)
a row.
The remainder of a parking landscape No landscape plan provided
area shall be landscaped with grass,
ground cover, or other landscape
material.
CITY OF OKEECHOBEE
YVIORRIS
DEPEW
Site Plan Application Review
Staff Report
Regulation
Landscape buffer areas
§90-534(1)
Landscape buffer areas
§90-534(2)
Landscape buffer areas
§90-534(3)
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)
Requirement
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
11/6/2023
Petition No. 23-011-TRC
Provided
No landscape plan provided
803 linear ft of north property line
requires 1,606sf of landscaped area No landscape plan provided
with 6 trees and 16shrubs
—590 linear ft of non -driveway
frontage on 9th Ave requires 5,900 sf No landscape plan provided
of landscaped area with 20 trees and
59 shrubs
—478 linear ft of non -driveway
frontage on 12`h St requires 4,780 sf No landscape plan provided
of landscaped area with 16 trees and
48 shrubs
766 linear ft of west property line
requires 1,532 sf of landscaped area No landscape plan provided
with 5 trees and 16 shrubs
Trees may be planted in clusters, but
shall not exceed 50' on centers
abutting the street
The remainder of a landscape buffer
shall be landscaped with grass,
ground cover, or other landscape
material.
Proposed development, vehicular and
pedestrian circulation systems, and
site drainage shall be integrated into
the landscaping plan.
Existing native vegetation shall be
preserved where feasible, and may
be used in calculations to meet these
landscaping requirements.
When more than ten trees are
required to be planted, two or more
species shall be used.
Trees and shrubs shall not be planted
in a location where at their maturity
they would interfere with utility
services
No landscape plan provided
No landscape plan provided
No landscape plan provided
Site is already developed.
No landscape plan provided
No landscape plan provided
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review
Staff Report
Regulation
Landscape design and
plan
§90-538(e)
Landscape design and
plan
§90-538(f)
Landscape design and
plan
§90-538(g)
Alternative landscape
design and plan
§90-539(a)
Alternative landscape
design and plan
§90-539(b)
Drought tolerance
§90-540(b)
Min tree size
§90-540(c)
Requirement
Trees should maximize the shading of
pedestrian walks and parking spaces.
Landscaping ground covers should be
used to aid soil stabilization and
prevent erosion.
Landscaping shall be protected from
vehicular encroachment by means of
curbs, wheel stops, walks or similar
barriers.
An applicant shall be entitled to
demonstrate that the landscape and
buffer requirements can be more
effectively met by an alternative
landscape plan.
Upon review and recommendation,
the technical review committee may
approve an alternative landscape
plan.
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.
11/6/2023
Petition No. 23-011-TRC
Provided
No landscape plan provided
No landscape plan provided
No landscape plan provided
No landscape plan provided.
However, based on aerials and
street views, it appears the site
contains an existing buffer
consisting of trees and shrubs.
If the applicant can demonstrate
that the existing landscaping is
adequate for this industrial use
at this site that is within the
City's industrial park, the TRC has
the authority to approve these
existing features in lieu of
providing a landscape plan that
meets strict code requirements.
No landscape plan provided
No landscape plan provided
CITY OF OKEECHOBEE
MORRIS
DEPEW
Site Plan Application Review
Staff Report
Regulation
Requirement
Utility Corridor
No tree shall be planted where it
Requirements
could, at mature height, conflict with
§90-543(b)
overhead utility lines. Larger trees
(trees with a mature height of 30 feet
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.
Exclusions from height
In any nonresidential district, the
limits
height limitations do not apply to
§90-453
spires, belfries, cupolas, water tanks,
ventilators, chimneys or other
appurtenances; provided, however,
that they shall not exceed Federal
Aviation Administration height
limitations.
Outdoor Storage
Goods and materials shall not be
§90-454
stored in required yards (setbacks)
Recommendation
11/6/2023
Petition No. 23-011-TRC
Provided
No landscape plan provided
Based on the foregoing analysis, we recommend revisions to the application package to include
the following:
1. Parcel acreage should be provided on survey.
2. A revised site plan for entire parcel to include:
a. Lot coverage calculations
b. Existing and proposed impervious surface area calculations
c. Correct exterior dimensions of existing and proposed structures (mobile
equipment is not required to be depicted)
d. Setbacks for proposed structures from property lines and existing structures
e. Parking space dimensions
f. Access points
CITY OF OKEECHOBEE
8
MORRIS
DEPEW
Site Plan Application Review
Staff Report
g. Driveway and internal drive aisle dimensions
h. Loading area locations and dimensions
i. Vehicle circulation patterns
11/6/2023
Petition No. 23-011-TRC
j. Areas dedicated to outdoor storage
k. Waste storage/disposal location and dimensions
I. Existing and proposed paved areas and types of paving to be provided
m. Areas dedicated to outdoor storage
3. Elevation plans for all proposed structures (not to include mobile equipment)
4. Paving and grading plan
5. If total impervious area is being increased, stormwater management plans shall be
provided.
6. A detailed description of the existing and proposed uses, and the business operations
should be provided, including truck routing, loading and queuing management.
7. Landscape plans shall be provided demonstrating compliance with code, or applicant shall
submit alternative landscape plan to be approved by TRC.
8. Confirmation of water and sewer availability to accommodate proposed expansion
9. Traffic impact statement to include existing and proposed trip generation for all vehicles,
including trucks. Applicant shall demonstrate that proposed expansion will not impact
surrounding roadway network.
10. Light poles may be considered appurtenances allowed to exceed 45' height limit, provided
applicant demonstrates compliance with Federal Aviation Administration height
limitations.
Submitted by:
y�
Ben Smith, AICP
Director of Planning
November 6, 2023
Okeechobee Technical Review Committee Hearing: November 16, 2023
CITY OF OKEECHOBEE
9
MS
DEPEW
Site Plan Application Review 11/6/2023
Staff Report Petition No. 23-011-TRC
Future Land Use Map
CITY LIMITS
Subject
Property
- 9
AE, 12Trt ST
LAND USE CLASSIFICATIONS
SINGLE • FAMILY RESIDENTIAL
INDUSTRIAL
PUBLIC FACILITIES
CITY OF OKEECHOBEE
10
MORRIS
DEPEW
Site Plan Application Review
Staff Report
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11/6/2023
Petition No. 23-011-TRC
Zoning Map
CITY LIMITS
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Subject
Property
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CITY OF OKEECHOBEE
DEPEW
Site Plan Application Review
Staff Report
11/6/2023
Petition No. 23-011-TRC
Aerial Identifying Existing Land Use
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