2024-06-20 Item V. A. Ex.1 24-004-TRC
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Applicant I Glenwood Park, LLC
Site 13-15-37-35-0010-01100-0010 (33778).
3-15-37-35-0010-01210-0010 (36847)
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Prepared for The City of Okeechobee
MORRIS
1(.....1 ,
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
General Information
Owner: Glenwood Park, LLC
Applicant: Glenwood Park, LLC
Primary Contact: Steven L. Dobbs (863)-634-0194
Site Address: 309 NE 4th Street, Okeechobee, FL 33972
Parcel Identification: 3-15-37-35-0010-01210-0010, 3-15-37-35-0010-01100-0010.
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(s)
Existing Proposed
Future Land Use Multiple Family Residential Multiple Family Residential
Zoning RMF RMF
Use of Property Vacant Multifamily Residential
Acreage 4.24 4.24
Future Land Use, Zoning, and Existing Use of Surrounding Properties
Future Land Use Zoning Existing Use
North Multiple Family Residential RMF Single Family Residences
Single Family Residential,
East RSF-1, CPO Church
Commercial
South Commercial, Multi-Family RMF, CHV Offices
Residential
West Commercial CHV Funeral Home, Church, Office
General Description
The request for consideration by the City's Technical Review Committee (TRC) is an application
for Site Plan Review of a multifamily residential development containing a total of 10 quadplexes.
Five quadplexes will be located on each of two separate city blocks, for a total of 40 dwelling
units. Each block also includes storage facilities intended for use by the residents.
Areas of deficiency or concern are highlighted in yellow.
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Survey
The submitted survey is not recent and does not accurately reflect the parcel boundaries, as an
alley vacation has been completed for both parcels. Updated surveys should be provided.
Adequacy of Public Facilities
Potable Water and Sewer: Availability of potable water and sewer service for this site has been
confirmed previously.
Traffic Generation: The applicant has provided a traffic analysis prepared by Mackenzie
Engineering & Planning, Inc. which demonstrates available roadway capacity for 42 dwelling
units. The traffic analysis was prepared for a greater density than the 40 dwelling units that the
applicant is proposing.
Access and Internal Circulation: A separate driveway is proposed for each structure with direct
access to local roadways.
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
A loading zone is proposed on each block.
C. Dumpster Location and/or Trash Collection
A 12'x12' dumpster enclosure is proposed on each block. Details of the dumpster
enclosures should be provided.
Consistency and Compatibility with Adjacent Uses
Consistency and Compatibility Analysis:
The proposed use is consistent with the comprehensive plan and the zoning code and is
compatible with surrounding uses. Multi-family in this location provide a transition between
commercial property to the west and south and the low density residential to the east and north.
The development provides additional housing options in close proximity to the US441 corridor
and downtown Okeechobee, which will provide support for the existing commercial in this area.
CITY OF OKEECHOBEE MORRIS j
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Compliance with Land Development Code
Regulation Requirement Compliance Notes
Permitted Uses Multi-Family dwellings are In compliance
§90-192 permitted uses in the RMF
zoning district.
Permitted Uses Storage units are not a The proposed storage units can be
§90-192 permitted use in the RMF zoning allowed but only if they are an accessory
district use to the Residential use in the form of
an amenity or as part of onsite
operations (example maintenance
storage)
Minimum Lot Area 4,356 square feet for each 40 dwelling units proposed
§90-196(1)c dwelling unit
90,043+94,498=184,541
184,541+4,356=42
Allowable encroachment A required yard shall be open Plans shall be updated to depict all
§90-448(2) from ground to sky proposed structures, including access
unobstructed, except for... stairs and balconies,and provide
Building overhang, eaves, setback and building separation
cornice,gutter,sill, screen, measurements for all structures
chimney,fire escape, not
exceeding two feet projecting
into the required yard.
Min front yard setback 25 Feet In compliance
§90-196(2)(b)
Minimum secondary front Any yard adjoining a street shall In compliance
yard setback be considered a front yard.That
§90-447 yard upon which the property is
§90-449 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.
25 x 0.75=18.75 feet
Minimum Required Side 20 ft not applicable
Setbacks
§90-196(2)(b)
Minimum Required Rear 20 ft not applicable
Yard
§90-196(2)(b)
CITY OF OKEECHOBEE 3 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Max lot coverage 40% 26.96%and 25.69%
§90-196(3)(a)
Max impervious surface 60% 53.9%and 52.18%
§90-196(3)(a)
Max height 45 feet Quadplexes: 35.5'
§90-196(4) Storage buildings:—10'
Parking spaces location Required off-street parking and In compliance
§90-511(a) loading spaces shall be located
Ion the same parcel as the
primary use, unless approved by
TRC upon submittal of written
agreement to ensure continued
availability
Min parking space 9' by 20' 10' by 20'
dimensions
§90-511(b)
Min ADA parking space 12' by 20' w/a 5' wide access 12' by 20' w/a 5' wide access aisle
dimensions aisle
FL Accessibility Code§502
Min Loading space 10' by 30' w/14'vertical 10' by 30'w/14'vertical clearance
dimensions clearance
§90-511(c)
Min driveway width 24'for 90° parking spaces 24' driveway width provided
§90-511(d)(2)(a)
Paving Each parking and loading space Parking lot is indicated to be asphalt and
§90-511(e)(1) shall be paved loading area is shown to be concrete
Parking and loading space Each parking space shall be In compliance
layout designed to permit access
§90-511(e)(2) without moving another vehicle.
Pedestrian walkways Paved pedestrian walks shall be In compliance
§90-511(e)(4) provided along the lines of the
most intense use, particularly
between building entrances to
streets, parking areas, and
adjacent buildings.
Loading spaces identified Loading facilities shall be One loading space is labeled on each
§90-511(e)(5) identified as to purpose and block
location
Parking space setback 20' feet from ROW Not in compliance
§90-511(e)(6)
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Min number of parking 2.25 spaces per 3 BR dwelling 48 spaces provided on north parcel
spaces unit 50 spaces provided on south parcel
§90-512(1)
20x2.25=45 spaces required on
each parcel
Min number of ADA 2%of total resident spaces 2 ADA spaces provided on each parcel
parking spaces
FL Accessibility Code 50 x.02=1 ADA space required on
§208.2.3 north parcel
52 x.02=2 ADA spaces required on
south parcel
Min number of loading 1 for 20 to 50 dwelling units, 1 loading space provided on each parcel
spaces. plus 1 for each additional 50
§90-513(1) dwelling units
Required landscaping. Multi-family 2-4 bedrooms 74 provided on each parcel
§90-532 requires three trees per dwelling
20 x 3=60 trees per parcel
Min landscape area for At least 18 square feet of In compliance
q P
Parking Areas landscaped area for each
§90-533(1) required parking space.
45x18=810
Min trees for Parking At least one tree for each 72 12 provided on each parcel
Areas square feet of required
§90-533(2) landscaped area.
810_72=11.25
Min tree spacing for Shade trees shall be planted at In Compliance
Parking Areas no more than 20 feet on centers
§90-533(3)
Landscaping A minimum two feet of No landscaping(other than sod)
Requirements for Parking landscaping shall be required proposed in area between buildings and
Areas between vehicular use areas and vehicular use areas.
§90-533(4) on-site buildings and structures,
except at points of ingress and
egress.
Landscaping The minimum dimension for any In compliance
Requirements for Parking required landscaped area within
Areas a parking or vehicular use area
§90-533(5) shall be four feet except for that
adjacent to on-site buildings and
structures.
CITY OF OKEECHOBEE MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Landscaping A landscaped island, minimum In compliance
Requirements for Parking five 5 by 15 feet and containing
Areas at least one tree,shall be
§90-533(6) required for every ten parking
spaces with a maximum of 12
uninterrupted parking spaces in
a row.
Landscaping The remainder of a parking Plans indicate mulch and grass will be
Requirements for Parking landscape area shall be used for coverage.
Areas landscaped with grass,ground
§90-533(7) cover, or other landscape
material.
Landscape buffer areas Minimum width of buffer along Buffer on north side of north parcel is
§90-534(1) street frontage shall be ten feet less than 10 feet adjacent to driveway
CITY OF OKEECHOBEE 6 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Landscape buffer areas At least one tree and three
§90-534(2) shrubs for each 300 square feet
of required landscaped buffer.
North Parcel
275.671inear ft of non-driveway 15 trees and 32 shrubs provided
frontage on NE 5th St requires
2,756.7sf of landscaped area with
{
10 trees and 28 shrubs
230 linear ft of non-driveway
frontage on NE 3 Ave requires 15 trees and 28 Shrubs provided
2,300 sf of landscaped area with 8
trees and 23 shrubs
275.81 linear ft of non-driveway 15 trees and 31 Shrubs provided
frontage on NE 4th St requires
2,758.1 sf of landscaped area with
10 trees and 28 shrubs
300 linear ft of non-driveway
17 trees and 34 shrubs provided
frontage on NE 2nd Ave requires
3,000 sf of landscaped ed area with 10
trees and 30 shrubs
South Parcel
275.84 linear ft of non-driveway 15 trees and 32 shrubs provided
frontage on NE 4th St requires
2,758.4 sf of landscaped area with
10 trees and 28 shrubs
315 linear ft of non-driveway
frontage on NE3rdAve requires 18 trees and 41 shrubs provided
3,150 sf of landscaped area with 11
trees and 32 shrubs
275.84 linear ft of non-driveway 15 trees and 31 shrubs provided
frontage on NE 3rd St requires
2,758.4 sf of landscaped area with
10 trees and 28 shrubs
245 linear ft of non-driveway
frontage on NE 2nd Ave requires 15 trees and 26 shrubs provided
2,450 sf of landscaped area with 9
trees and 25 shrubs
Landscapebuffer
bu er areas Trees may be planted in clusters, In compliance
§90-534(3) but shall not exceed 50 feet on
centers abutting the street.
CITY OF OKEECHOBEE 7 MORRIS
Now, --
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Landscape buffer areas The remainder of a landscape Mulch and grass proposed.
§90-534(4) buffer shall be landscaped with
grass, ground cover, or other
landscape material.
Landscape design and Proposed development, Drainage specifics are not included in
plan vehicular and pedestrian the landscape plan, although it is
§90-538(a) circulation systems, and site included in the plan set.
drainage shall be integrated into
the landscaping plan.
Landscape design and Existing native vegetation shall In compliance
plan be preserved where feasible,
§90-538(b) and may be used in calculations
to meet these landscaping
requirements.
Species diversification When more than ten trees are In compliance
§90-538(c) required to be planted,two or
more species shall be used.
Tree spacing from utility Trees and shrubs shall not be Note provided that consideration will be
structures planted in a location where at made to protect overhead utility lines at
§90-538(d) their maturity they would the time of installation, will meet the
interfere with utility services. requirements. Plans propose small tree
species under power lines.
Shade Trees Trees should maximize the Live Oak, Black Olive, and Green
§90-538(e) shading of pedestrian walks and Buttonwood are proposed near parking
parking spaces. areas.
Ground Covers Landscaping ground covers Mulch and grass proposed.
§90-538(f) should be used to aid soil
stabilization and prevent
erosion.
Landscaping shall be Landscaping shall be protected Wheel stops are indicated on plans
protected from vehicular from vehicular encroachment by
encroachment means of curbs,wheel stops,
§90-538(g) walks or similar barriers.
CITY OF OKEECHOBEE 8 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Utility Corridor No tree shall be planted where it Note in plans indicates that silver
Requirements could,at mature height, conflict buttonwood and crape myrtle will be
§90-543(b) with overhead utility lines. used in locations under overhead
Larger trees(trees with a mature utilities
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.
Drought tolerance At least 75 percent of the total Landscape Plan note indicates that at
§90-540(b) number of plants required shall least 75%will be taken from the Florida
be state native very drought Water Management Districts Xeriscape
tolerant species as listed in the plan guide
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.
Min tree size Trees shall be at least ten feet Landscape Plan note indicates that trees
§90-540(c) high and two inches in diameter will be at least ten feet high and two
measured four feet above inches in diameter measured four feet
ground level at the time of above ground level at the time of
planting. planting.
Sidewalks Sidewalks shall be provided The plans depict sidewalk dimensions,
§78-36 along each right-of-way. striping details, and detectable warning
strips.
Pedestrian access shall be
provided from the development
to the ROW facilities.
CITY OF OKEECHOBEE 9 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Lighting All off-street parking areas, No photometric plan provided.
§78-71(a)(5) service roads,walkways and
other common use exterior
areas open to the public shall
have a minimum of one-half
horizontal foot-candle power of
artificial lighting. Lighting,when
provided,shall be directed away
from public streets and
residential areas and shall not be
a hazard or distraction to
motorists traveling a street.
Recommendations
Based on the foregoing analysis, we recommend that the following conditions are satisfied prior to
issuance of any building permit:
1. Provide recent surveys which demonstrate correct parcel boundaries.
2. Dumpster enclosure details shall be provided.
3. Parking spaces must be set back a minimum of 20 feet from the right-of-way.
4. Dumpsters and loading zones appear to be located within required landscape buffer. Revise plans
to demonstrate at least 10 ft wide landscape buffers are provided around perimeter, except at
driveway locations.
5. Please depict all proposed structures on site plans, including access stairs and balconies, and
provide setback and building separation measurements for all structures.
6. A minimum two feet of landscaping (shrub plantings, not just grass) shall be required between
vehicular use areas and on-site buildings and structures.
7. Provide a photometric plan consistent with 78-71.
8. Please note that engineering review has not yet been completed, and that additional comments
may be forthcoming.
We also recommend that the following condition of site plan approval:
1. On-site storage units are for use only by residents as an amenity or for site operations.Standalone
commercial storage is not permitted within the RMF district.
Submitted by:
Ben Smith,AICP
Director of Planning
June 13, 2024
Okeechobee Technical Review Committee Hearing:June 20, 2024
CITY OF OKEECHOBEE 10 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
Future Land Use Map
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CITY OF OKEECHOBEE 11 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
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CITY OF OKEECHOBEE 12 MORRIS
DEPEW
Site Plan Application Review 6/13/2024
Staff Report Application No. 24-004-TRC
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CITY OF OKEECHOBEE 13 MORRIS
DEPEW