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2007-09-26 MINUTES OF THE TECHNICAL REVIEW COMMITTEE WEDNESDAY, SEPTEMBER 26, 2007, 10:00 A. M. CITY OF OKEECHOBEE 55 Southeast 3rd Avenue Okeechobee, Florida 34974 A. CALL TO ORDER - Chairperson The meeting was called to order by Chairperson Brian Whitehall. B. STAFF ATTENDANCE - Secretary PRESENT: Administrator Whitehall Building Official' Schaub Chief Davis Chief Smith Engineer Bermudez ************************************** Non-Voting Ex-Officio Member ************************************** PRESENT: Attorney Cook OUA Hayford Planner Brisson Secretary Clement ABSENT: Public Works Director Robertson School Representative (no representation) County Health Department Trent C. Minutes - Secretary Chief Smith moved to dispense with the reading and approve the July 25, 2007 Technical Review Committee Minutes regular meeting; seconded by Engineer Bermudez. Motion carried (5-0). D. New Business - Chairperson 1. Southern Trace. The application was submitted by Steven Dobbs, P.E. on behalf of applicant Curt Lundberg and property owner Insite Development Group, LLC. The application is for site development improvements with 238 units on 37.73 acres, multi-family residential development, to be developed in two phases for property located one Block West of Highway 441. Legal description: Lots 1-26, Block 4; Lots 1-6, Block 11; Lots 1-26, Block 12; Lots 1-26, Block 13; Lots 1-26, Block 20, Lots 1-26, Block 21; and Lots 1-6, Block 22, City of Okeechobee Subdivision, Okeechobee, Florida - Planning Consultant. Bill Brisson from LaRue Planning and Management presented the LaRue Planning Staff recommendation as follows: Staff recommends that the site plan be approved, with the following conditions: a. The Department of Community Affairs and Florida Office of Tourism, Trade and Economic Development (OTTED) have no objection to Small Scale Amendment #07 -005-SSA. b. Development Agreement is executed incorporating provisions relating to the aforementioned two recreation areas and "fair share" of transportation related improvements. c. Design changes are made to the vehicular use areas to break-up the continuous expanse of paved areas. Mr. Whitehall asked Mr. Dobbs, the Engineer for Southern Trace, about the developer agreement. Mr. Dobbs replied that he has sent the agreement to the developer for comments and is waiting on his response. As soon as Mr. Dobbs receives, he will supply to the City. Mr. Whitehall then asked whether there were any comments from the staff? Schaub, no comment, Chief Smith, no comment, Engineer Bermudez asked whether Mr. Dobbs received SFWMD permit? Mr. Dobbs answered he has not received the permit yet because he has them on waiver/holding until the project was approved. He will have the permit released and supply to the City. Attorney Cook had no comments. Chief Davis inquired on the agreement of the traffic lights. There being no further discussion, Chief Smith moved to approve the Southern Trace site development improvements with 238 units on 37.73 acres, multi-family residential development to be developed in two phases for property located one Block West of Highway 441; seconded by Engineer Bermudez with the following contingencies: 1. Development agreement executed incorporating provisions relating to the two recreation areas and "fair share" of transportation related improvements. 2. SFWMD permit. 3. Approval of The Department of Community Affairs and Florida Office of Tourism, Trade and Economic Development (OTTED) of Small Scale Amendment No. 07-005-SSA; seconded by Engineer Bermudez. Motion carried (5-0). 2. Big Lake Home Health Services, Inc. The application was submitted by Mohammad Noorudin on behalf of property owner A.M.SA Holdings. The application is for a parking lot for conducting business (No public allowed) for the Home Health Care office for property located at 608 Northeast 2nd Avenue. Legal description: Lots 3, 4, 5, and 6, Block 78, City of Okeechobee, according to the Plat thereof as recorded in Plat Book 5, Page 5, of the Public Records of Okeechobee County, Florida - Planning Consultant. Mr. Brisson stated there appears to be some conflicting information. The surveys depict the subject property as Lots 3 - 6; the Parking Layout Plan shows only Lot 6; and the application refers to an area of 14,000 square feet. If the subject property contains 14,000 square feet, it would have to include the combination of Lots 5 and 6. It also appears that the existing structure intrudes into Lot 6. This is indicated by the fact that the existing front setback of 11.5 feet and the depth of the building, 44.33 feet total more than the platted 50 foot Lot. LaRue Staff believes that the proposed use should be attributable to the combination of Lots 5 and 6 so that the parking could be moved Eastward sufficiently to accommodate the required 10 foot setback and buffer from Northeast 2nd Avenue. Therefore Staff recommends the site plan be modified by moving the parking area further East to accommodate the required 10 foot setback from Northeast 2nd Avenue, and that appropriate landscaping be provided in all required buffered areas as set forth in Sections 90-534 and 90-335. After discussion by the Committee is was decided the applicant must submit a new site plan for the October 24, 2007 meeting. 2 3. Bass Okeechobee Funeral Home & Crematory. The application was submitted by Paul Mitchell on behalf of applicant and property owner Family Heritage Holdings, LLC. The application is for a proposed funeral home and associated vehicular use. This is the second phase of previously planned two phase development. The property is located at the Southeast corner of the intersection of US 441 and Northwest 13th Street. Phase one was completed in 2001 which consisted of 6,661 square feet of commercial use and associated vehicular use. Legal description: Lots 1-6 and Lots 24-26, Block 14, Okeechobee, according to the Plat thereof as recorded in Plat Book 1, Page 10, of the Public Records of Okeechobee County, Florida - Planning Consultant. Mr. Brisson explained the LaRue Staff recommendation is based solely on the second phase of the proposed two phase site plan. Unless otherwise noted, the comparison of LDR requirements with the actual proposals by the Applicant relates only to the proposed improvements associated with Phase Two. LaRue Planning Staff recommends approval of the site plan provided that the applicant increases the setback buffer along Parrott Avenue to meet the 10-foot minimum required in the LDRs. Mr. Hayford stated there is ample water available for the site and there is also a privately owned lift station in the area. Ingress and egress were discussed in length. Chief Davis expressed concern over traffic control and where the ingress/egress was located. Mr. Cooper is requested to check with the Department of Transportation (DOT) on this matter, and produce a letter with DOT weighing in on this matter. Mr. Bermudez reported the first building does not meet required setbacks. Also concerned about water retention. Mr. Cooper, engineer for the project stated the drainage system was designed seven years ago, Mr. Bermudez replied, what was approved seven years ago, does not mean it would be approved today. Parking issues were discussed. Mr. Conway, one of the applicants stated he spoke with Jim LaRue for parking requirements, and was told it was one space per 300 square feet, that is what the site plan parking requirements are based on. Mr. Cook interjected for assembly there needs to be one space per three people. Need to check and see how the parking spaces were figured for the Buxton Funeral Home. Mr. Cook explained, if parking is an issue, it will require a major revision of the site plan. To keep the project moving ahead, refigure the site plan to move back the extra foot and a half on the required ten foot frontage, and give preliminary approval to the site plan based on the one per 300 square foot parking requirements, subject to Attorney Cook reviewing the Buxton site plan. Mr. Mitchell, one of the applicants stated there are rarely more than 100 people attending a funeral. If there is a large group expected, it is usually held at one of the local churches. . NOTE: Secretary Clement spoke with Jim LaRue on Thursday, October 04, 2007, and Mr. LaRue reported Buxton Funeral Home parking requirements were based on the one per 300 square foot of building, (approx. 20,000 square foot building). Assembly area was not taken into consideration. Administrator Whitehall asked whether the Committee had any further questions. Chief Smith reported the nearest hydrant available is located on Northwest 13th Street. He said he did not know the status of the hydrant. Mr. Hayford said OUA would have to do a flow test to determine. He stated it was on a 10 inch water main. Chief Smith said the hydrant is approximately 450 feet from the intersection of Hwy 441. Building Official Schaub stated he did not have any comments at this time. Engineer Bermudez said he would like to have a traffic study submitted by the applicant. Mr. Brisson had no further comment. Chief Smith was concerned regarding ingress/egress. Mr. Whitehall expressed concern over the letter from DOT expressing approval/disapproval of the ingress/egress and traffic flow. "l .) Chief Smith made a motion to approve Bass Okeechobee Funeral Home and Crematory site plan review for developing a funeral home and associated vehicular use for property located at the Southeast corner of the intersection of US Highway 441 and Northwest 13th Street, subject to confirming that 1. the parking ratio is correct, 2. the 10 foot setback be met, 3. the flow test on hydrant is acceptable, 4. the project meets the proposed lighting standards recommended by the Planning Board and approved by the City Council before breaking ground on this project, S. the letter from DOT on the Northwest 13th Street access be received, and 6. Sec. 78-36 Sidewalks, driveways, and pedestrian access. (1) All projects constructed in zoning districts set out in Section 90-71 of the City Code, except residential districts, 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.; seconded by Chief Davis. Engineer Bermudez voted nay. Motion carried (4-1). 4. The Lakehouse. The application for conceptual site plan review was submitted by John D. Cassels, Jr. on behalf of property owner 15th Street Homes, LLC. for recommendation to the Planning Board for rezoning request of Planned Unit Development - Residential (PUD-R). The proposed Lakehouse Community comprises approximately 50 acres in the Southwest section of the City and is made up of multiple parcels separated only by Southwest 9th Street. Brief legal description: All that part of Section 21, Township 37 South, Range 35 East, Okeechobee County - Planning Consultant. Mr. Brisson stated assuming the applicant provides acceptable explanations of, or modifications to, the proposed concept plan relative to LaRue Staff concerns over the rear yard setbacks, LaRue Staff finds the concept plan to be in conformance with the intent, standards, and requirements of the PUD-R District. Mr. Sumner, Engineer of Record on the project, distributed a colored neighborhood plan detail to the committee. He commented that they want to set the bar high for future projects of this nature. Mr. Whitehall stated that the committee was new at this process. Mr. Brisson explained to the committee, at this stage, the committee should be looking at the layout for the general transportation circulation, road width, fire service and or protective services, and physical attributes in the City Staff area that might cause problems. Primarily safety concerns and provision for utilities. Mr. Hayford stated the applicant recently submitted plans for their usage of water and wastewater. They entered into an agreement with OUA last November for wastewater service only. There is ample water supply in the area for the project. Currently OUA is reviewing their plans. Mr. Schaub inquired as to the type of community that is planned? Mr. Sumner answered, no age restrictions, and community would be open to the public with the exception of the clubhouse. Mr. Schaub expressed concern regarding the radius of turning into the garages from the street. Might be a traffic problem with residents backing out of their driveways across from each other at the same time. Mr. Sumner explained the alley is almost as wide as the standard road. There are nine foot drive lanes, two-way traffic in the alley, so it is not a single use, like a twelve foot alley lane where two vehicles are trying to pull into. Similar to front loaded garages. Mr. Brisson interjected, stating that he lives in a little subdivision that has nine foot driving lanes with aisles of trees in between, all front loading garages and typically there are no problems. Mr. Sumner said he would measure out turning radius's for typical vehicles and make sure there is not a problem. Chief Smith stated, the measurements would have to made for more than typical to accommodate the fire vehicles. Chief Smith also inquired as to the height of the trees and their clearance from the ground? The drawing shows the trees hanging over the roadways, fire trucks may have a problem. Mr. Sumner reported not getting that far into the landscaping to determine that aspect. If you provide us with the vertical separation criteria we will make sure the landscape meets the criteria. Also, Chief Smith said he would provide the turn radius for the fire vehicles. The project will provide for 20 feet of pavement for each entrance from the alley for the stabilizer for the ladder truck. 4 The alleys will be built to the City road standards. Hydrants will have to be supplied in all areas. Chief Smith asked what the houses would be made out of. The answer was cement block. Mr. Hayford commented on the design of the water system for the hydrants. OUA standards are very minimum, 500 gallons per minute (gpm) from the hydrant. We rely on the design engineer to look at the emergency services required based on density of project. It was determined 1,000 gpm would be the starting point. The project is closer to townhouses in net density. Mr. Sumner stated they would start with 1,000 and if the City wanted anything higher to let them know. Engineer Bermudez added the engineering department would be looking into all permitting from SFWMD, DEP and all other agencies. Mr. Sumner replied, we will get them all. Also we will be reviewing all drainage issues. Chief Davis asked about street lighting. Mr. Sumner replied we will be proposing street lighting. Mr. Cassels commented, one of the advantages with this type neighborhood, is that you actually have access to all four sides, where in the typical neighborhood you really only have access to the front. Chief Smith made a motion to approve the Lakehouse concept plan and move it on to the Planning Board for recommendation to City Council for rezoning request of Planned Unit Development-Residential (PUD-R) for approximately 50 acres in the Southwest section of the City; seconded by Engineer Bermudez. Motion carried (5-0). E. Adjournment - Chairperson. There being no further items on the agenda, Chairperson Whitehall adjourned the Technical Review Committee meeting at 11 :55 a.m. PLEASE TAKE NOTICE AND BE ADVISED that any person desiring to appeal any decision made by the Technical Review Committee with respect to any matter considered at this proceeding, such interested person will need a record of the proceedings, and for such purpose may need to ensure a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be bases. General Services media are for the sole purpose of backup for official records of the Department. ;;t: 5 PAGE -1- CITY OF OKEECHOBEE SEPTEMBER 26, 2007 TECHNICAL REVIEW COMMITTEE HANDWRITTEN MINUTES I. CALL TO ORDER - Chairperson: September 26.2007 Technical Review Committee MeetinQ. 10:00 a.m. II. STAFF ATTENDANCE - Secretary Present Absent Engineer Bermudez Public Works Director Robertson 'A (W/~ Administrator Whitehall Building Official Schaub Chief Davis Chief Smith Non-Voting Ex-Officio Member: Attorney Cook County Health Department Trent Planner LaRue 81; QUA Hayford School Representative Secretary Clement 14.;11.- ~/O.I{A^ III. MINUTES - Secretary. A. Motion to dispense with the reading andapprove the Summary of Technical Review Committee Minutes for the July 25,2007 regular meeting. W moved to dispense with the read,Wg and approve the Summary of Technical Review Committee Minutes for the July 25, 2007 regular meeting; seconded by U~(};l; . VOTE YEA NAY ABSTAIN ABSENT Bermudez Davis Schaub Robertson A Sfllith "'" \'I 11 /Whitehall \ , APPROVED U DENIED I '. ./ .,..".~ -,- ~ PAGE -2- IV. NEW BUSINESS - Chairperson. A. Southern Trace. The application was submitted by Steven Dobbs, P.E. on behalf of applicant Curt Lundberg and property owner Insite Development Group, LLC. The application is for site development improvements with 238 units on 37.73 acres, multi-family residential development, to be developed in two phases for property located at one Block West of Highway 441. Legal description: Lots 1-26, Block 4, Lots 1-6, Block 11, Lots 1-26, Block 12, Lots 1-26, Block 13, Lots 1-26, Block 20, Lots 1-26, Block 21 and Lots 1-6, Block 22, City of Okeechobee Subdivision, Okeechobee, Florida - Planning Consultant. Recommendation: Discussion:_Du6<-.J fit7iJ.IJ) ~ ~ ~p, rJ~ ~ &~ . UJwd f) {}Ii.. 0Iu- ~ Cfh tar . u ~h~/4d&v-~- ~f {; - ~ SC6Y'--- ~ ,\) ~ tn~ . ilit.- .'Y\D ~~ ~p- O~ -t~-Jl~ . PAGE -3- J ~ \- I ,- i~'- I I I I I I I I I I I , ~ / :' ' u is ~ '- .r :I) II: , t: 5 ~ IIC ~ Z ~ ~ 0 i - ... i!i .. E -! dIi 1M .. ... W IollN -=00 Q' D ~1 . .... .. ~ 0 .... . IL . . . i i ~ I ~ : ra. : G . ;z , I ~ , '--- _-1 I!II ''\,. iii ~ -- -- ~ t'; ~ 0 t! . ~ ~ ~ Z ~ . l ::I I ,~ :" .. ~lIII ('I ~t f L'!l ill I iill n .-. ..... ic6 ~ .... :5 :, :5 III I ..., m l ;] ~,,- , ~. , .. ~ ~: - --N- DiU. "' ( s. ~ ~ ::s \~ II. lit ", .... ~ '" 'J a III il ... ~ r -- ~ .. -] ..- ! ,; ~.~.;.....,..".~- -~ , . I , I I I ~ it ;,;I' , !S ~ ... I -~j;d , ....... ",' , I -'T'" O'-ft - - ..j-J 'I#- I ;;; l __ -.0""",_""",,,_,/ __ :g ~ I "i;; : i.:.! - .- i : L');r~' )t091{Jt .; -11i1~ ..' ,.. ~ :0 -:ni.!tf. ".... _ -I. _ _ ~b..__ _ --a..--- ~ ~~ ..o...i.O ~11 'ii 4~s~r PAGE -4- MotionM made a motion to,,;~:'~ Southern Trace srte development improvements with 238 units on 37.73 acres, multi-family re~ider:ltfal developme~ to be developed in two phases for property located at one Block West of Highway441; seconded by D ~ . c~es: ~ dw, ~ -5FwN1Q. - ()\Lb~ VOTE YEA NAY ABSTAIN ABSENT Bermudez Davis Schaub Robertson Smith Whitehall MOTION: r " I --- ,,--,..,.. /' V"\ (/ APPROVED ) ""-:~ y. r DENIED B. Big Lake Home Health Services, Inc. The application was submitted by Mohammad Noorudin on behalf of property owner A.M.S.A. Holdings. The application is for a parking lot for conducting business (No public allowed) for the Home Health Care office for property located at 608 Northeast 2nd Avenue. Legal description: Lots 3, 4, 5, and 6, Block 78, City of Okeechobee, according to the Plat thereof as recorded in Plat Book 5, Page 5, of the Public Records of Okeechobee County, Florida - Planning Consultant. Recommendation: PAGE -6- 't~~ ~.vf---v0 IJ ' 0- " fftJ - W~ ~\CU <-fo~- ~- ~ W t.~ . 1 ~...o ~. -' oss..U<..~ \00 +0 ~11 \?~ ~ ~ ~u;f-w"f+ f'n6Yi+!.. . made a motion to approve/deny Big Lake Home Health Services, site plan review for developing a parking lot for conducting business (No public allowed) for the Home Health Care office for property located at 608 Northeast 2nd Avenue; seconded by . Motion: Contingencies: VOTE YEA NAY ABSTAIN ABSENT Bermudez Davis Schaub Robertson Smith Whitehall MOTION: APPROVED DENIED ~k)./-7 (~ ~ '-,~~~ "'~C-6~J ,Qd-. O~tk ~ ~~:1:N ~JoUI)_ tJ ~ /)<A-r~, vJL~+~kJ~6L~~6\J:J _ ...\ I~~~~ :~~~Q-<-,L j",W-- INl fc~ Y1)~ ~lk> I '0-) <r''-I ~ -AruJ~ ~ - ~ - ~ 1* ~ f~ '1~^"-<-- ~ ~.~ 'f .L ~~~Cj(Juc~),. . ~k. ~W-~~~ L:u /0>0./ ~~'-'- ;L, f~k76 ~ . f~ E~~~tJ;>~h Q~(W-<.. ty(f:~ S).0w'-j .' · -~ '^f..~'-#v.-d:;1T,J! 1J:ii-~ . (tW - ~te.~ b)'J~tfu~ ~r)<1 ~ CiL-~~~4- . ~ tW.~ ~I() ck, oJudI ,"-)if( CI-k. ~ !J:,I'~ ~ ffhl-~ ~}(J. ~~o(AJ~~ . !Iv I)O~~ r6 J~,','/ D~M "ch Cd, RECEIVED AUG 2 1 2007 City of Okeechobee if07-o/o.-IRL 55 Southeast 3rd Avenue Okeechobee, Florida 34974 Phone: (863) 763-3372 Fax (863) 763-1686 Application for Site Plan Review Name of Project: 13 ) d Uk e /Ioyy>~;;eu ( /Ii S~VI m f /IJ L- . Applicant: /Yl/Alttf!/lVV1Yfl1J-J NU("2U())f/IJ Property Owner: lYla/l-It7lJ/77/IIJAlOtJ.//P/.JP/N (j1m.:~.J} . rW~)1ft Description of project: . vvth ^ PrfL. t (. I. ~ L1;-r1d1A tit p/1/'--'1 /-/d~ !k-4r!IJ c:..e::- . Proposed use(s) for the entire building: ~ cf(ffC-i<- Number/description of phases: [JffJ: - Location of /Directions to the project: 618 Ne :;d ~- ------ V)~(L.~dw~~el PL- -3Gt112 Existing improvements on property: ~ 1d1l--'UCf W- Is proposed use different from existing or prior use? ( ~es) (_No) (_N/A) Total Land area in square feet: l4o(JO 5. F or acres: Existing impervious surface: 1 'R fl 'f}!DfF square feet l7,oS]acres r!J1,3 % of site Additional impervious surface: square feet acres % of site Proposed total impervious surface square feet acres % of site Source of Potable Water: GL ptj /jV ~ Method of sewage disposal: fNq5fJ? ., /t1fk Current zoning: thJyY).(V{ u{'-cvL tP&ment Future Land Use: CoYn.T}/l/Jl(dd. Parcel identification number: 3 -- / S-~ '5"] - 5) ~ 0 0/ ~ - DC; 7 6>D ~ D 6S."u '." ; ,J " ' " Application for Site Plan Review Page 2 Name of project: IS J(r Wu- ~ ~fJJ geuJ /aU //IIC. Applicant: m vJ\ ~ ~ IU & r) I2-U'}) D / ;..J Address: f · 0, fn;;L l.f {..j 8 . 07iee ~I F{~ Phone: 'fl [,3.-- b ( () .-.1 [..10 C( Fax: Other phone: ?63 - 0( t 7- c;117 Contact Person: rn /J1.//tMY7'YVl-~ fl/j)pJL.t/1 j) j) / d Address: (l (0 . 130 J'- - vf vi g . / 1J1ue t/twb.t~ fL-3t/j?3 Phone: 163-&/0-/401::/ Fax: lJt3-165---6bl/_ Other phone: iP b 3 - ~I b 7 ,.- / C; 7 7- Property Owner: A - m. '7 -,t' ~- t ttf(/ L-l--- L- . Address: 10 G 5u"~~~J--zvt jtW~J?il/t!.~--_._--~ ~~I1'Y1 Cfd f Fl-~ 3'191D Phone: f 63 -/ b JIJ/' /[/0 L( Fax: ?;6 .3 ~ 76 j. {;, 6 (f Engineer /f;wIYl4 $ It. (!1 /k !Net( :J fl. P, (; l U f pC f Address: j') v (f/J> ~ Il.. /) ,\!~~/)U O&L P L' 3?, 0 d- :, Cj<;"i(. P17-to31 Fax: 9r'1. q(",( - 303; Surveyor: -, y q Ie tv) N.s." /}/} 5-.f/ /}Iud 1 /c# /# C. , 3 t-t 715 J63-- 763-6617. Phone: Address: J.O cJ 'i0l ~ r-:! ;h;c.e:.. , {}74;J-ect1.ilu--e--<: J PL- '] '-;17l1 Phone: Kt5;, . 76.3 -,J-cf J- Fax: PAGE -7- c. Bass Okeechobee Funeral Home & Crematory. The application was submitted by Paul Mitchell on behalf of applicant and property owner Family Heritage Holdings, LLC. The application is for a proposed funeral home and associated vehicular use. This is the second phase of previously planned two phase development. The property is located at the Southeast corner of the intersection of US 441 and Northwest 13th Street. Phase one was completed in 2001 which consisted of 6,661 square feet of commercial use and associated vehicular use. Legal description: Lots 1-6 and Lots 24-26, Block 14, Okeechobee, according to the Plat thereof as recorded in Plat Book 1, Page 10, of the Public Records of Okeechobee County, Florida - Planning Consultant. ~ ~ - hJw-lU~5.E:~ O~ -h~c/kLLCfp,; ~S~~- (j;~t!t1- ~ LUti4-- ~,~ - 5ZJ?o ~.~ - PAGE -8- t ~~ ~~~~Jj ., tL~ -~)~ k 1~;l+cft>~ =L",,- ~- (i~~'U p c\!tL~T~~' () VJLL I Pt.~ ')}~v~V~~~i k..1-J~ -- ' CtnwCb- k~T - ~ ~ ' II "h~'~ ~~o:tc<-~~ ~ ~1?J,~l{) 11'1:1 st. ~ ~b 6~~.~ - ~ ~- .lDI~~Yl.L~~~ ~ ~/L~ 1~-aa0 It ~E JVP~/~ f ~. Cftu- ~. :/t-1 (-'f-e-- - - -- - - (;c:? jl~~ f ~ . ~oO- fJ ()vU L( ~ ' CODt, ~ucO--i1>:J <-10 - /:. I ') ':;., Ir ~ ,1_ \ )-<>ffD ~~r~i ~L4h~~l"1 s, OS~- fa..k.~t/J.a.f! k ~~ /- 3611 v4 YloivoJ , CL* - ()1u4J 7J(.uj- et[J~ .u--ri~ - -,. C ,- ~.. c0~ ~~. }0-7 ~wJL- JnL: 'r~ ~l-~ Yvt.~ c{) ..~~:7f ~~~~ fWi~. .Vv..,)4 O~~ ck iY~~. ~ fJtY1 . . ~lAL0- - . ' ~~ ~. ~~ ~ J1l-L;/ )~u<-- - D ~ )1-'oi nJ ~- CL 'N~ .f.a<u'-L- - D()~ .~.. /U@J- ~.. 1/U~4h 4 ~ !tJC'&f.~-4"cL- ~ Fe -~d!fJt~/~ L)~)A'6_~.--j ~'Uu-~~ ~ w6ik. Y)l&<.--. '- ~~. I ()" CfJocd- )~~~~-//- Cf<;()1 ~ .~ /;~- ~. vi ~..-uo- Po ~~ - AJ, ~ It> r-~'/I-N>l<... r:3Je> - No CleU J (!{!rnL/YI~ O ' , I " . .6(!~/V - Yl,D . .... /) ,U~ cfOt - Pl1--th'7~- JIU-..~.?fl /JA-~. tf).~~ k~, .~ft.-- !jlJl /0 ' 5J;u.;.L I~ 3 tlJ ~$v./yw- ~ ~-0 . /-r"~ 7~ - (fro, ,P-- &-- k. ~ " lid<- ~ 61:- [, .ff/:;- /~~ '-tUw~ Wd/,LL1/ it. tl /~A__. -f)S~1.- .1 _.-11- p~ -uf~-rffl/' 6p--bt~(;M-f~~ 137i, /N'il/JiS- IJl r1!J w/~-!U ~ lJ)-t~ 1 PAGE -9- Motion: ~~;f ~ (hy{PA~'~Or.~ A~ <~ )~ t(0(?K-- made a motion to approve/deny Bass Okeechobee Funeral Home & Crematory, site ~ plan review for developing funeral home and associated vehicular use for property 10 ated at the~ Southeast corner of the intersection of US 441 and Northwest 13th 9treetj. se nded by ;< 'fJ "'-. ~ ~~ ~ Contingencies: ~~ ~.. \....L.- ..-i. Ci~~~_ ~>~ ,.~ ---#- ~ 4570'/J!l $7~_ ~, VOTE YEA NAY ABSTAIN ABSENT ^- Bermudez 'I... Davis V Schaub X. Robertson K- Smith X 7 Whitehall ....... 'X"'" ...., -,,"".' MOTION: / APPROVED ) DENIED "-- ...........,.......// D. The Lakehouse. The application for conceptual site plan review was submitted by John D. Cassels, Jr. on behalf of property owner 15th Street Homes, LLC. for recommendation to the Planning Board for rezoning request of Planned Unit Development - Residential (PUD-R). The proposed Lakehouse community comprises approximately 50 acres in the Southwest section of the City and is made up of multiple parcels separated only by Southwest 9th Street. Brief legal description: All that part of Section 21, Township 37 South, Range 35 East, Okeechobee County - Planning Consultant. Recommendation: b6e~ la{~ 71 U-to q'tfytrlf- ftJo- (~ Nes-( , ~aM~~'-J5~a~ . ~ - PdT N/r>~Y~ Js I '1'" ~ · ~'-k> k ~- - (' Ce:o~-~~~'~O-1f' . ~-(l~~~ - (() "'.. . A!~~ 77~.51 '1:'-&.~~r~~~ /O(J?~ PAGE -10- :~~ 1;;:j1:/::!f~t ~ -~?/L<_ cwh4. ~ ~d WJ~? AIt ~,.~ ~~ - /flJt:':;:kr M / C/-.1~~~ d~~'~~":/'~:JIh~k<- , q/~.,b~ ' / { ~ // F ~~ . )'J(~- r OS~-(}Jlttvw.0~ 7r::vJ~ l)€f~ ~~ ~~l~~ PAGE -11- ~fk'-~o ~ ~.- ~ ~~ ?o-.o ~..I.) - ~ jJ./' . O~JJAdrJlf. 'f~t ~.~ PAGE -12- Motion: A 11 A (\J.v~ made a motion tofa;proveJ eny The Lakehouse conceptual site plan review for rezoning request of Planned Unit Developme - idential (PUD-R). The proposed Lakehouse community comprises approximately 50 acres in the Southwest section of the City and is made up of multiple parcels separated only by Southwest 9th Street; seconded by ()jOfL--._ . Contingencies: VOTE YEA NAY ABSTAIN ABSENT Bermudez Davis Schaub Robertson Y Smith t\ f Whitehall /...... "d'\. MOTION: / " APPROVED) DENIED ~ // V. There no furtheTim"mso~ the a enda Chair erson ad'ourned the Technical Review Committee Meetin atJl'.6~ga.m. 9 p ~ 9 MEMORANDUM GENERAL SERVICES DEPARTMENT TO: FROM: DATE: SUB~ECT: Brian Betty September 26, 2007 Health Dept. MESSAGE: Brian, Eddie Trent called. He is unable to attend the TRC meeting this morning. He reported he had no comments on an ofthe reviews. CITY OF OKEECHOBEE TECHNICAL REVIEW COMMITTEE OFFICIAL AGENDA SEPTEMBER 26, 2007 CITY HALL, COUNCIL CHAMBERS 55 SOUTHEAST 3RD AVENUE OKEECHOBEE, FLORIDA 34974 I. CALL TO ORDER: September 26,2007, 10:00 a.m. - Chairperson. II. STAFF ATTENDANCE - General Service Coordinator. Voting Members: Ray Schaub, Building Official Denny Davis, Police Chief Donnie Robertson, Public Works Director Herb Smith, Fire Chief Oscar Bermudez, Engineer Brian Whitehall, Administrator Non-Voting Ex-Officio Member: Eddie Trent, Okeechobee County Health Department Jim LaRue, LaRue Planning and Management John Cook, City Attorney John Hayford, Okeechobee Utility Authority School Representative Betty Clement, Secretary III. MINUTES - Secretary. A. Motion to dispense with the reading and approve the Summary of Technical Review Committee Minutes for the July 25, 2007 regular meeting. III. NEW BUSINESS - Chairperson. A. Southern Trace. The application was submitted by Steven Dobbs, P.E. on behalf of applicant Curt Lundberg and property owner Insite Development Group, LLC. The application is for site development improvements with 238 units on 37.73 acres, multi-family residential development, to be developed in two phases for property located at one Block West of Highway 441. Legal description: Lots 1-26, Block 4, Lots 1-6, Block 11, Lots 1-26, Block 12, Lots 1- 26, Block 13, Lots 1-26, Block 20, Lots 1-26, Block 21 and Lots 1-6, Block 22, City of Okeechobee Subdivision, Okeechobee, Florida - Planning Consultant. III. NEW BUSINESS Continued. B. Big Lake Home Health Services, Inc. The application was submitted by Mohammad Noorudin on behalf of property owner A.M.S.A. Holdings. The application is for a parking lot for conducting business (No public allowed) for the Home Health Care office for property located at 608 Northeast 2nd Avenue. Legal description: Lots 3, 4, 5, and 6, Block 78, City of Okeechobee, according to the Plat thereof as recorded in Plat Book 5, Page 5, of the Public Records of Okeechobee County, Florida - Planning Consultant. c. Bass Okeechobee Funeral Home & Crematory. The application was submitted by Paul Mitchell on behalf of applicant and property owner Family Heritage Holdings, LLC. The application is for a proposed funeral home and associated vehicular use. This is the second phase of previously planned two phase development. The property is located at the Southeast corner of the intersection of US 441 and Northwest 13th Street. Phase one was completed in 2001 which consisted of 6,661 square feet of commercial use and associated vehicular use. Legal description: Lots 1-6 and Lots 24-26, Block 14, Okeechobee, according to the Plat thereof as recorded in Plat Book 1, Page 10, of the Public Records of Okeechobee County, Florida - Planning Consultant. D. The Lakehouse. The application for conceptual site plan review was submitted by John D. Cassels, Jr. on behalf of property owner 15th Street Homes, LLC. for recommendation to the Planning Board for rezoning request of Planned Unit Development - Residential (PUD-R). The proposed Lakehouse community comprises approximately 50 acres in the Southwest section of the City and is made up of multiple parcels separated only by Southwest 9th Street. Brief legal description: All that part of Section 21, Township 37 South, Range 35 East, Okeechobee County - Planning Consultant. IV. ADJOURNMENT TECHNICAL REVIEW COMMITTEE MEETING - Chairperson. PLEASE TAKE NOTICE AND BE ADVISED that if any person desires to appeal any decision made by the Technical Review Committee with respect to any matter considered at this proceeding, such interested person will need a record of the proceedings, and for such purpose may need to ensure a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Media is the sole purpose of backup for official records of the Department. 2 City of Okeechobee 55 Southeast 3rd A venue Okeechobee, Florida 34974 Phone: (863) 763-3372 Fax: (863) 763-1686 Application for Site Plan Review Name of project: Southern Trace Applicant: Curt Lundberg Property Owner: Insite Development Group Description of project including all proposed uses: Owner proposes site development improvements with a 238 unit 37.73 acre multi- family residential development Number/description of phases: Two Phases Location off directions to project: 1 Block West ofHWY 441 Existing improvements on property: None Is proposed use different from existing or prior use? eX_Yes) (_No) (_N/A) Source of potable water: OUA Method of sewage disposal: OUA Total project area in square feet: or acres: 37.86 Existing impervious surface: square feet 2.5 acres 6.6 % of site Additional impervious surface: square feet 14.53 acres 38.5 % of site Proposed total impervious surface: square feet 17.03 acres 45.1 % of site Current/Proposed zoning: RSF & RMF Future land use: RSF & RMF Parcel Identification number: Parcel ID 3-15-37-35-0010-00040-0010, 3-15-37-35- 0010-00040-0140, 3-15-37-35-0010-00130-0010, 3-15-37-35-0010-00130-0140, 3-15- 37 -35-0010-00200-0010, 3-15-37-35-0010-00200-0140, 3-15-37-35-0010-00120-0010, 3-15-37-35-0010-00120-0170, 3-15-37-35-0010-00120-0110, 3-15-37-35-0010-00210- 0010, 3-15-37-35-0010-00210-0040, 3-15-37-35-0010-00210-0060,3-15-37-35-0010_ 00210-0070, 3-15-37-35-0010-00210-0080, 3-15-37-35-0010-00210-0100, 3-15-37-35- 0010-00210-0170, 3-15-37-35-0010-00210-0110, 3-15-37-35-0010-00110-0010, and 3- 15-37 -35-0010-00220-001 0). Application for Site Plan Review: Name of project: Southern Trace Applicant: Curt Lundberg Address: 2 Niblick Lane Columbine Valley, CO 80123 Phone: 303-909-1017 Fax: 303-795-0304 Other Phone: 321-356-1356 Contact person: Steven L. Dobbs Address: 210 NW Park Street Suite 204 Okeechobee, FL 34972 Phone: 863-467-0076 Fax: 863-467-0091 Other Phone: 863-634-0194 Property owner: Insite Development Group, LLC Address: 2 Niblick Lane Columbine Valley, CO 80123 Phone: 303-909-1017 Fax: 303-795-0304 Other Phone: 321-356-1356 Engineer: Steven L. Dobbs, P.E. Address: 210 NW Park Street Suite 204 Okeechobee, FL 34972 Phone: 863-467-0076 Fax: 863-467-0091 Surveyor: Expedition Surveying & Mapping, Inc. Address: P.O. Box 1610 Okeechobee, FL 34973 Phone: 863-357-6688 Fax: 863-357-6684 Project Name: Southern Trace March 12,2007 City of Okeechobee 55 Southeast 3rd Avenue Okeechobee, Florida 34974 Dear Reviewer: Subject: Southern Trace - Technical Review Committee Meeting, October 25, 2006 Okeechobee County, S 16/ T37S / R35E In response to the Technical Review Committee Meeting on October 25, 2006 enclosed please find additional information requested in reference to Southern Trace. The committee's comments follow in regular type and responses to the comments are in italics. 1. Existing Site Information Required - Property and Topographic Survey, with adjacent properties within fifty (50) feet of the project boundaries showing existing elevations, all existing utilities, easements, perimeter streets and interceptions with Right of Way widths, one benchmark (NGVD) for each control structure with one benchmark minimum per project. Sheet 2 of the submitted plans shows the existing conditions as requested above. 2. Site boundaries dimensions for existing QUA lift station are not clearly determined. Sheet 2 of the submitted plans shows the fencing and easements that exists for the existing OVA lift station. 3. Parking layouts are not indicated in the drawing. The parking has been modified to meet the City's LDR's that do not allow access directly to a public road or allow stacked parking. The parking layout is as follows; one car in the garage, one in front of building unit one on either end of each unit. 4. Sidewalk along the entire sub-division will be required within the project limits. (LDR 78-36) Sidewalks have been extended to both sides of the street throughout the project with the exception of the northwest portion, where the land is remaining undeveloped 5. SFWMD permit for storm water management and drainage positive drainage outfall route will be required. Also inventory of wetlands and its approval from SFWMD to be used. A SFWMD permit application has been submitted and the response to the Request for additional information is attached to this response. 6. Landscaping Plans were not included. ;210 MY fh1 _<i1Pd . SUire, ?.-ctr . Ck-~. ft}?ft<Tl7- . fl1L1t1t7 J63'-b,67476 . fix J63'-/!67-alJ! Southern Trace January 24, 2006 Page 2 Landscaping plans were submitted during the Technical Review Committee meeting. 7. Provide description of measurements to implement during construction to mitigate adverse effects to water quality and quantity of the project and offsite areas and bodies of water. The erosion control and sediment measures are included in the Construction Drawings. 8. Proposed Site Plan with all development information required - Location of all proposed buildings, setbacks and separation dimensions for all structures, roads, parking, landscaping and buffer plan and details, wheel stops/curbing, fITe hydrant locations and sidewalks. Additional information requested has been added to the Horizontal Control Plan. Wheel stops and curbing have not been included as these units are planned as Townhomes as shown on the enclosed typical plan with elevations. 9. City Alleys are accounted but the Developer had not submitted applications to abandon those. The Alley Abandonment Applications have been submitted to the City of Okeechobee, the ordinance first reading was approved by City Counci/1-16-2007 and the second reading was approved on February 20, 2007, and the second reading was approved February 20, 2007. 10. The Technical Review Committee requested the developer extend NW 13th Street to the west into the project. Please note the plans have been revised to tie NW 13th Street into the project as requested. If you should have any additional questions or require additional information, please call me at 863-467- 0076. Sincerely, J- Steven L. Dobbs, P. E. Senior Project Manager cc: Curt Lundberg Mary Hinton Engineer's Report Okeechobee County Preliminary Site Plan & SFWMD ERP Approval For Southern Trace City of Okeechobee, FL September 20, 2006 Revised November 21, 2006 Revised March 6, 2007 By: Steven L. Dobbs, P.E. # 48134 Rudd Jones, P. E. & Associates, P. A. 210 Northwest Park Street, Suite 204 Okeechobee, FL 34974 ~~ Steven L Dobbs, P.E. MAR 09 2007 48134 - Purpose: The purpose of this report is to provide the South Florida Water Management District (SFWMD) and Okeechobee County with the calculations and documentation necessary to demonstrate the proposed surface water management system complies with state and local criteria. Proiect Description: The site is made up offive full blocks and two half blocks in the City ofOkeechobee and includes Blocks 4, 11, 12, 13,20,21, and 22. This project includes all lands encompassed by NW 11th Street, NW 3rd Avenue, NW 13th Street, and NW 7th Avenue and the two half blocks west of NW 7th Avenue (north ofNW 11th Street and south ofNW 13th Street) and the block north ofNW 13th Street (east ofNW 5th Avenue and west ofNW 3rd Avenue). Each full block is approximately 4.84 acres in size and each half block is 1.08 acres in size. The entire site is approximately 37.86 acres in size (drainage basin = 37.73 acres). This project includes the construction ofNW 11th, NW 12th and NW 13th Streets (from NW 7th Avenue east to NW 3rd Avenue) and NW 3rd and 7th Avenues (from NW 11th Street to NW 13th Street) and also a portion ofNW 5th Avenue (from NW 12th Street to NW 13th Street). This project is located in Section 15, Township 37 South, Range 35 East - east of US Highway 441 (parcel ill 3-15-37-35-0010- 00040-0010, 3-15-37-35-0010-00040-0140, 3-15-37-35-0010-00130-001 0, 3-15-37-35-0010-00130-0140, 3-15-37-35-0010-00200-0010, 3-15-37-35-0010-00200-0140, 3-15-37-35-0010-00120-0010, 3-15-37-35- 0010-00120-0170, 3-15-37-35-0010-00120-0110, 3-15-37-35-0010-00210-0010, 3-15-37-35-0010-00210- 0040, 3-15-37-35-0010-00210-0060, 3-15-37-35-0010-00210-0070, 3-15-37-35-0010-00210-0080, 3-15- 37-35-0010-00210-0100, 3-15-37-35-0010-00210-0170, 3-15-37-35-0010-00210-0110, 3-15-37-35-0010- 00110-0010, and 3-15-37-35-0010-00220-0010). The historic and current discharge is sheet flow across the parcels and into previously constructed road Right of Ways then to the north into the City Line ditch east to Taylor Creek. The owner proposes to construct residential buildings and a parking area to support a condominium complex with dry detention areas and a wet detention area with drainage offsite to Taylor Creek. The drainage calculations and routing will cover water quality and quantity for the proposed site improvements. The Soils Map for Okeechobee County indicates that this parcel's soil is made up ofImmokalee soil, which is very poorly drained in the natural state. However, the drainage system in this area has been improved as it is a part ofOkeechobee County's drainage system and the Immokalee soil's characteristics are improved with a drainage system and the drainage system is sized accordingly by incorporating the poorly drained soils. The site is currently partially developed with road right of ways developed and NW 5th A venue constructed between NW 11th and 12th Streets and NW 12th Street constructed between NW 5th Avenue and NW 7th Avenue with 4 houses constructed on the existing portion ofNW 12th Street. It is located in the S-133 Basin. Proposed Use: The owner proposes construction of238 multi-family residences. Storm water runoff from the proposed development will be collected by a series of interconnected inlets and conveyed to 8 separate dry detention areas within the project. The dry detention areas will then convey the runoff to the proposed 1.78 acre lake located in the northeast sector of the project. Runoff shall discharge through a control structure located in the proposed lake to the existing City Line ditch which runs along the northern boundary of the project site. Water quality treatment and attenuation will be provided for the site prior to discharge. Draina2e Considerations: To attenuate the increased run off generated by the proposed improvements and to insure that water quality standards are met, we propose to pass all drainage through the dry detention areas and lake. The high water table is set at elevation 26.00 ft-NGVD based on the attached geotechnical report prepared by Universal Engineering. The control elevation for the proposed lake has been established at 26.00 ft-NGVD, and the bottom elevations for the proposed dry detention areas have been set a foot above control at 27.00 ft-NGVD. Allowable discharge for the S-133 basin is 15.6 csm for the 25 year - 3 day storm event: Q= 15.6 csm / 640 acres * A A discharge rate of 0.92 cfs is calculated for the project using the above equation. However, a conservative pre-development run off analysis performed over the site using ICPR shows the run off generated for the pre-developed site to be 36 cfs (see attached pre-development run off analysis). Considering this information, we are proposing to use 2.35 cfs as a discharge rate for the developed site. This discharge rate will allow the control structure bleeder to be adequately sized to allow for recovery of the run off volume associated with the 25 year, 72 hour storm event within 12 days as required by Section 6.9 of the SFWMD Basis of Review (see attached ICPR recovery graph). Technical Data Basin area breakdown: Land Use Category Total Impervious Building Lake @ control Pavement Pervious Dry Det. Area (TOB) Green Area 18.81 acres 6.76 acres 1.78 acres 10.27 acres 18.92 acres 2.52 acres 16.40 acres Total Basin Area 37.73 acres Determine Curve Number: The following curve numbers will be used in the storm routing: 70 for the hydrologic group B soils of which all pervious areas are designated in accordance with SCS TR-55 and 98 for the impervious areas, and as recommended by SCS TR-55. Weighted Curve # = CN = [(70 x (I 8.92/37.73)) + (98 x (I 8.81/37.73))] = 83.96 Water Ouality Water quality treatment is provided in the form of dry and wet detention for the project drainage area. Water quality calculations are provided as follows: Req. WQ Volume = 1" * (37.73) * (1 '/12") = 3.14 Ac-Ft; or 2.5" x % impervious x WQ area/12 = 2.5" x ((10.27 acres/29.19 acres) x 35.95 acres)/12 = 2.64 acre-feet. . One inch over the site is the controlling equation for this project. The control structure bleeder has been sized at 7" (circular) to allow for proper recovery and treatment of the required water quality volume. The bleeder shall be set at the control elevation of 26.00 ft-NGVD. The control structure grate has been set at 30.00 ft-NGVD, which is above the routed 25 year, 72 hour design storm elevation. Due to the low allowable discharge rate, the only control structure orifice provided for storm water discharge below the 25 year, 72 hour design elevation is the proposed 7" circular bleeder. Water Ouantity This project is located in the Taylor Creek Basin which gravity discharges into Lake Okeechobee. As previously noted, the discharge rate to be utilized for this project is 2.35 cfs. The stormwater management system for the proposed site has been designed to operate using the above discharge rate. The 10 year, 24 hour storm (5.0") wldischarge, the 25 year, 72 hour storm (9.0") wldischarge, and the 100 year, 72 hour storm (10.0") wlo discharge has been evaluated based on the proposed plan. Please refer to the attached AdlCPR flood routing input/output parameters. 2 A summary of the flood routings is provided as follows: 10 Year Storm (5.0") Peak Stage Peak Rate '(ft-NGVD) (cfs) 25 Year Storm (9.0") Peak Stage Peak Rate (ft-NGVD) (cfs) 100 Year Storm (10.0") Peak Stage (no discharge) (ft-NGVD) 28.80 2.04 29.63 2.35 30.09 Environmental: There are no South Florida Water Management District or Corps jurisdictional wetlands on-site. Construction Recommendations: Run-off and any water generated by short-term dewatering during construction shall be contained on-site. However, there is some potential for transport of sediment to off- site areas should heavy rainfall occur. We therefore recommend installation of temporary silt fence around the entire construction area during site work to reduce the potential of any off-site transport of sediment or turbidity. 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Hn.3:UCl(Q~::r:: Southern Trace Proposed Site Input Report ==== Basins ==================================================================--==-======== ====================================-===================================================== =================================================================================-======== Name: SITE Group: BASE Node: SITE Type: SCS Unit Hydrograph Status: Onsite Unit Hydrograph: Uh256 Rainfall File: Sfwmd72 Rainfall Amount (in) : 9.000 Area (ac) : 37.730 Curve Number: 84.00 DCIA(%): 0.00 Peaking Factor: 256.0 Storm Duration (hrs) : 72.00 Time of Conc(min): 20.00 Time Shift (hrs) : 0.00 Max Allowable Q(cfs): 999999.000 Southern Trace Proposed Model ========================================================================================== ========================================================================================== ==== Nodes ===================================================================- __======== Name: DITCH Group: BASE Type: Time/Stage Base Flow (cfs) : 0.000 Init Stage (ft) : 26.000 Warn Stage (ft) : 30.000 Node for Tailwater Time (hrs) Stage (ft) 0.00 100.00 26.000 26.000 ------------------------------------------------------------------------------------------ Name: SITE Group: BASE Type: Stage/Area Base Flow(cfs): 0.000 Init Stage (ft) : 26.000 Warn Stage (ft) : 30.000 Southern Trace Proposed Model Stage (ft) Area (ac) 26.000 27.000 28.000 29.000 30.000 1.7800 1.9600 3.8600 4.9400 28.9400 ==== Drop Structures ===================================================================== ========================================================================================== ========================================================================================== Name: CONTROL STR From Node: SITE Length (ft) : 55.00 Group: BASE To Node: DITCH Count: 1 UPSTREAM DOWNSTREAM Friction Equation: Average Conveyance Geometry: Circular Circular Solution Algorithm: Automatic Span (in) : 24.00 24.00 Flow: Both Rise (in) : 24.00 24.00 Entrance Loss Coef: 0.500 Invert (ft) : 17.500 17.500 Exit Loss Coef: 1.000 Manning's N: 0.012000 0.012000 Outlet Ctrl Spec: Use dc or tw Top Clip (in) : 0.000 0.000 Inlet Ctrl Spec: Use dn Bot Clip (in) : 0.000 0.000 Solution Incs: 10 Upstream FHWA Inlet Edge Description: Circular Concrete: Square edge w/ headwall Downstream FHWA Inlet Edge Description: Circular Concrete: Square edge wI headwall Control Structure 7" circular bleeder @ 26.00 ft-NGVD Grate @ 30.00 ft-NGVD .., Weir 1 of 2 for Drop Structure CONTROL STR Count: 1 Type: Vertical: Mavis Flow: Both Geometry: Circular Span (in) : 7.00 Rise (in) : 7.00 .., Weir 2 of 2 for Drop Structure CONTROL STR Bottom Clip(in): 0.000 Top Clip(in): 0.000 Weir Disc Caef: 3.130 Orifice Disc Coef: 0.600 TABLE Invert (ft) : 26.000 Control Elev(ft): 26.000 Interconnected Channel and Pond Routing Model (ICPR) @2002 Streamline Technologies, Inc. Page 1 00 - Southern Trace Proposed Site Input Report TABLE Count: 1 Type: Horizontal Flow: Both Geometry: Rectangular Bottom Clip (in) : 0.000 Top Clip (in) : 0.000 Weir Disc Coef: 3.130 Orifice Disc Coef: 0.600 Span(in): 54.00 Rise(in): 36.00 Invert (ft): 30.000 Control E1ev(ft): 30.000 ========================================================================================== ==== Hydrology Simulations ==~~~===~======~~======~~==================~~========~~===== ========================================================================================== Name: 100Y3D Filename: P:\2006-202 Insite Deve1opment\Drainage Revised 2\ICPR3\100Y3D.R32 Override Defaults: Yes Storm Duration (hrs) : 72.00 Rainfall File: Sfwmd72 Rainfall Amount(in): 10.00 Time (hrs) Print Inc(min) 80.000 5.00 ---------------------------------------------------------------------------------------------------- Name: 10YID Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\10YID.R32 Override Defaults: Yes Storm Duration (hrs) : 24.00 Rainfall File: Flmod Rainfall Amount (in) : 5.00 Time (hrs) Print Inc(min) 40.000 5.00 ---------------------------------------------------------------------------------------------------- Name: 25Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\25Y3D.R32 Override Defaults: Yes Storm Duration(hrs): 72.00 Rainfall File: Sfwmd72 Rainfall Amount (in) : 9.00 Time (hrs) Print Inc(min) 360.000 5.00 ==============================================================================--=========== ==== Routing Simulations ================================================================= ========================================================================================== Name: 100YR3D Hydrology Sim: 100Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\100YR3D.I32 Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z(ft): Time Step Optimizer: Start Time (hrs) : Min Calc Time (sec) : Boundary Stages: 1.00 10.000 0.000 1. 0000 Delta Z Factor: 0.01000 End Time (hrs) : 80.00 Max Calc Time(sec): 60.0000 Boundary Flows: Southern Trace Proposed Model Time (hrs) Print Inc(min) 56.000 64.000 68.000 90.000 15.000 5.000 15.000 60.000 Group Run BASE Yes ---------------------------------------------------------------------------------------------------- Name: 10YRID Hydrology Sim: 10YID Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\10YRID.I32 Interconnected Channel and Pond Routing Model (ICPR) <<;)2002 Streamline Technologies, Inc. Page 2 on Southern Trace Proposed Site Input Report Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z(ft): Time Step Optimizer: Start Time (hrs) : Min Calc Time (sec) : Boundary Stages: 1.00 10.000 0.000 1.0000 Delta Z Factor: 0.01000 End Time(hrs) 40.00 Max Calc Time(sec) 60.0000 Boundary Flows Southern Trace Proposed Model Time (hrs) Print Inc(min) 8.000 20.000 40.000 15.000 5.000 15.000 Group Run BASE Yes ---------------------------------------------------------------------------------------------------- Name: 25YR3D Hydrology Sim: 25Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\25YR3D.I32 Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z(ft): Time Step Optimizer: Start Time (hrs) : Min Calc Time (sec) : Boundary Stages: 1.00 10.000 0.000 1. 0000 Delta Z Factor: 0.01000 End Time (hrs) : 360.00 Max Calc Time (sec) : 60.0000 Boundary Flows: Southern Trace Proposed Model Time (hrs) Print Inc (min) 56.000 64.000 68.000 90.000 360.000 15.000 5.000 15.000 60.000 300.000 Group Run BASE Yes ===============================================--========================================== ========================================================================================== ~==~ Boundary Conditions ==~==~~===~~=~_==~===~_==__=~~~_=====~==~~==~==_~==_~~=====~=== Interconnected Channel and Pond Routing Model (ICPR) <!J2002 Streamline Technologies, Inc. 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II) o l-l QJ (u)afielS .5 CJ)o..~ o o ...,. o o '" - St>~e\~ ~<..<. ?r~ - ~....lop f-"\c.f\+ '(Z...t..t(l ~.q~ J\.{SiS DO Advanced Interconnected Channel & Pond Routing (ICPR Ver 2.20) Copyright 1995, Streamline Technologies, Inc. [ 1] ********** Basin Summary - DEHAYS ********************************************** -------------------------------------------------------------------------------- *** Basin Name: Group Name: Node Name: Hydrograph Type: Spec Time Inc (min): Comp Time rnc (min): Rainfall File: Rainfall Amount (in): storm Duration (hr): status: Time of Cone. (min): Lag Time (hr): Sub Ele Area (Ac) Curve Number ---------------------------------------------------------------- DCIA (%) STRACEl BASE STRACEl OV 2.00 2.00 SFWMD72 9.00 72.00 ONSITE N/A 0.00 Length (ft) Time Max (hrs): Flow Max (cfs): Runoff Volume (in): Runoff Volume (cf): 60.33 36.14 5.33 733048 Mannings N Slope (%) 1 6.37 70.00 144.00 0.35 0.00 0.14 2 6.37 70.00 144.00 0.35 0.00 0.14 3 6.37 70.00 144.00 0.35 0.00 0.14 4 6.37 70.00 144.00 0.35 0.00 0.14 5 6.37 70.00 144.00 0.35 0.00 0.14 6 1.20 70.00 72.00 0.35 0.00 1.40 7 1.20 70.00 72.00 0.35 0.00 1.40 8 1.20 70.00 72.00 0.35 0.00 1.40 9 1.20 70.00 72.00 0.35 0.00 1.40 10 1.20 70.00 72.00 0.35 0.00 1.40 Sub Max Time Max Flow Max Vel Elem Rain Excess Ele (hrs) (cfs) ( fps ) (in) ---------------------------------------------------------- I 59.97 14.00 0.046 5.33 2 60.03 20.53 0.054 5.33 3 60.47 26.40 0.060 5.33 4 60.70 29.00 0.062 5.33 5 60.93 31.76 0.110 5.33 6 60.07 32.61 0.191 5.33 7 60.17 33.52 0.193 5.33 8 60.23 34.33 0.195 5.33 9 60.30 35.25 0.197 5.33 10 60.33 36.14 0.199 5.33 , - Engineer's Report Okeechobee County Preliminary Site Plan & SFWMD ERP Approval For Southern Trace City of Okeechobee, FL September 20, 2006 Revised November 21,2006 Revised March 6, 2007 By: Steven L. Dobbs, P.E. # 48134 Rudd Jones, P. E. & Associates, P. A. 210 Northwest Park Street, Suite 204 Okeechobee,FL 34974 ~~ Steven L Dobbs, P.E. MAR 09 2007 48134 Puroose: The purpose of this report is to provide the South Florida Water Management District (SFWMD) and Okeechobee County with the calculations and documentation necessary to demonstrate the proposed surface water management system complies with state and local criteria. Proiect Description: The site is made up offive full blocks and two half blocks in the City ofOkeechobee and includes Blocks 4, 11, 12, 13, 20, 21, and 22. This project includes all lands encompassed by NW 11th Street, NW 3n1 Avenue, NW 13th Street, and NW 7th Avenue and the two half blocks west of NW 7th Avenue (north ofNW 11th Street and south ofNW 13th Street) and the block north ofNW 13th Street (east ofNW 5th Avenue and west ofNW 3n1 Avenue). Each full block is approximately 4.84 acres in size and each half block is 1.08 acres in size. The entire site is approximately 37.86 acres in size (drainage basin = 37.73 acres). This project includes the construction ofNW 11th, NW 12th and NW 13th Streets (from NW 7th Avenue east to NW 3n1 Avenue) and NW 3n1 and 7th Avenues (from NW 11th Street to NW 13th Street) and also a portion ofNW 5th Avenue (from NW 12th Street to NW 13th Street). This project is located in Section 15, Township 37 South, Range 35 East - east of US Highway 441 (parcel ill 3-15-37-35-0010- 00040-0010, 3-15-37-35-0010-00040-0140, 3-15-37-35-0010-00130-0010, 3-15-37-35-0010-00130-0140, 3-15-37-35-0010-00200-0010, 3-15-37-35-0010-00200-0140, 3-15-37-35-0010-00120-0010, 3-15-37-35- 0010-00120-0170, 3-15-37-35-0010-00120-0110, 3-15-37-35-0010-00210-0010, 3-15-37-35-0010-00210- 0040, 3-15-37-35-0010-00210-0060, 3-15-37-35-0010-00210-0070, 3-15-37-35-0010-00210-0080, 3-15- 37-35-0010-00210-0100, 3-15-37-35-0010-00210-0170, 3-15-37-35-0010-00210-0110, 3-15-37-35-0010- 00110-0010, and 3-15-37-35-0010-00220-0010). The historic and current discharge is sheet flow across the parcels and into previously constructed road Right of Ways then to the north into the City Line ditch east to Taylor Creek. The owner proposes to construct residential buildings and a parking area to support a condominium complex with dry detention areas and a wet detention area with drainage ofIsite to Taylor Creek. The drainage calculations and routing will cover water quality and quantity for the proposed site improvements. The Soils Map for Okeechobee County indicates that this parcel's soil is made up of lmmokalee soil, which is very poorly drained in the natural state. However, the drainage system in this area has been improved as it is a part ofOkeechobee County's drainage system and the lmmokalee soil's characteristics are improved with a drainage system and the drainage system is sized accordingly by incorporating the poorly drained soils. The site is currently partially developed with road right of ways developed and NW 5th A venue constructed between NW 11th and 12th Streets and NW 12th Street constructed between NW 5th Avenue and NW 7th A venue with 4 houses constructed on the existing portion of NW 12th Street. It is located in the S-13 3 Basin. Proposed Use: The owner proposes construction of238 multi-family residences. Storm water runoff from the proposed development will be collected by a series of interconnected inlets and conveyed to 8 separate dry detention areas within the project. The dry detention areas will then convey the runoff to the proposed 1.78 acre lake located in the northeast sector of the project. Runoff shall discharge through a control structure located in the proposed lake to the existing City Line ditch which runs along the northern boundary of the project site. Water quality treatment and attenuation will be provided for the site prior to discharge. Draina!!e Considerations: To attenuate the increased run off generated by the proposed improvements and to insure that water quality standards are met, we propose to pass all drainage through the dry detention areas and lake. The high water table is set at elevation 26.00 ft-NGVD based on the attached geotechnical report prepared by Universal Engineering. The control elevation for the proposed lake has been established at 26.00 ft-NGVD, and the bottom elevations for the proposed dry detention areas have been set a foot above control at 27.00 ft-NGVD. Allowable discharge for the S-133 basin is 15.6 csm for the 25 year - 3 day storm event: Q= 15.6 csm / 640 acres * A A discharge rate of 0.92 cfs is calculated for the project using the above equation. However, a conservative pre-development run off analysis performed over the site using ICPR shows the run off generated for the pre-developed site to be 36 cfs (see attached pre-development run off analysis). Considering this information, we are proposing to use 2.35 cfs as a discharge rate for the developed site. This discharge rate will allow the control structure bleeder to be adequately sized to allow for recovery of the run off volume associated with the 25 year, 72 hour storm event within 12 days as required by Section 6.9 of the SFWMD Basis of Review (see attached ICPR recovery graph). Technical Data Basin area breakdown: Land Use Category Total Impervious Building Lake @ control Pavement Pervious Dry Det. Area (TOB) Green Area 18.81 acres 6.76 acres 1.78 acres 10.27 acres 18.92 acres 2.52 acres 16.40 acres Total Basin Area 37.73 acres Determine Curve Number: The following curve numbers will be used in the storm routing: 70 for the hydrologic group B soils of which all pervious areas are designated in accordance with SCS TR-55 and 98 for the impervious areas, and as recommended by SCS TR-55. Weighted Curve # = CN = [(70 x (18.92/37.73)) + (98 x (J 8.8 l/37.73))] = 83.96 Water Ouality Water quality treatment is provided in the form of dry and wet detention for the project drainage area. Water quality calculations are provided as follows: Req. WQ Volume = 1" * (37.73) * (1'/12") = 3.14 Ac-Ft; or 2.5" x % impervious x WQ areaJI2 = 2.5" x ((10.27 acres/29.19 acres) x 35.95 acres)/12 = 2.64 acre-feet. One inch over the site is the controlling equation for this project. The control structure bleeder has been sized at 7" (circular) to allow for proper recovery and treatment of the required water quality volume. The bleeder shall be set at the control elevation of 26.00 ft-NGVD. The control structure grate has been set at 30.00 ft-NGVD, which is above the routed 25 year, 72 hour design storm elevation. Due to the low allowable discharge rate, the only control structure orifice provided for storm water discharge below the 25 year, 72 hour design elevation is the proposed 7" circular bleeder. Water Ouantity This project is located in the Taylor Creek Basin which gravity discharges into Lake Okeechobee. As previously noted, the discharge rate to be utilized for this project is 2.35 cfs. The stormwater management system for the proposed site has been designed to operate using the above discharge rate. . The 10 year, 24 hour storm (5.0") w/discharge, the 25 year, 72 hour storm (9.0") w/discharge, and the 100 year, 72 hour storm (10.0") w/o discharge has been evaluated based on the proposed plan. Please refer to the attached AdICPR flood routing input/output parameters. 2 A summary of the flood routings is provided as follows: 10YearStorm (5.0") Peak Stage Peak Rate '(ft-NGVD) (cfs) 25 Year Storm (9.0") Peak Stage Peak Rate (ft-NGVD) (cfs) 100 Year Storm 00.0") Peak Stage (no discharge) (ft-NGVD) 28.80 2.04 29.63 2.35 30.09 Environmental: There are no South Florida Water Management District or Corps jurisdictional wetlands on-site. Construction Recommendations: Run-off and any water generated by short-term dewatering during construction shall be contained on-site. However, there is some potential for transport of sediment to off- site areas should heavy rainfall occur. We therefore recommend installation oftemporary silt fence around the entire construction area during site work to reduce the potential of any off-site transport of sediment or turbidity. Conclusions: In my professional opinion, the proposed construction should have no impact to existing drainage patterns off-site and should have no impact on off-site areas. The recommendations above should be followed during and after the site work until such time as the ground surface has been adequately stabilized to prevent the off-site transport of any soil or suspended solids. The proposed design and construction will meet all local, state and federal requirements. 3 (J) w~~ 0';>- ""'8:5 ~N::> zdg IX:z"'" ~t;~ ~~~ Ooz U)g:~ c u .. s '" <= .5 g .5 ~ ;z = ~ o ;z = .... .. .,; .. .. '" .,; .. ~ ;z c e " ~ " .2 ;: I> :g S <= <= g .5 g g~!5re~~ v:~~~g~ Uo" II II :.. c;N~N~~ ~ ~: r-.....""N_- ...~..; ~...' ~ ~ ~ ~ ~ 9 e> ~ Q ~ ~ ~ ~ ~ e> ~ -t~~ - '=! C"'i ligif ~~.t 2 N '" ~ e ~ ~ l' g M 0 ~ ~ 'jj' ::-- I > ~ > ~ o ... QQQ >>> ~~~<=c::; "5ca!:==gg~ !::l . '" ~ ~ !::l ~ :5 .0 l . 8~ :~:~ ~ =x.~ ~ ~-2e . is:r ~~~ !.s ~ OMe ~ :p ~ ~'g ~ II gJ N Q<~ " .. 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CD .5 Southern Trace Proposed Site Input Report ----===--=-="""'=-=- =-=- Basins -=~=--=~----=-=--=-=-= ====_==-.======~ -=-======---=-==--==-=-=-...=-~-=- Name: SITE Group: BASE Node: SITE Type: SCS Unit Hydrograph Status: Onsite Unit Hydrograph: Uh256 Rainfall File: Sfwmd72 Rainfall Amount (in) : 9.000 Area (ac) : 37.730 Curve Number: 84.00 DCIA(%): 0.00 Peaking Factor: 256.0 Storm Duration(hrs): 72.00 Time of Cone (min) : 20.00 Time Shift(hrs): 0.00 Max Allowable Q(cfs): 999999.000 Southern Trace Proposed Model ===-=-==-==--=--==-==--=-=- =-~--==--=-==....===-~-=-==- =- Nodes ======= ==>=====~-==-=========-o:..:=-= =---==-==--==--=-===-==--=-===_===o:====~====-========-=-==-"'"=~==== Name: DITCH Group: BASE Type: Time/Stage Base Flow (cfs) : 0.000 Init Stage (ft) : 26.000 Warn Stage (ft) : 30.000 Node for Tailwater Time (hrs) Stage (ft) 0.00 26.000 100.00 26.000 ------------------------------------------------------------------------------------------ Name: SITE Group: BASE Type: Stage/Area Base Flow(cfs): 0.000 Init Stage (ft) : 26.000 Warn Stage (ft) : 30.000 Southern Trace Proposed Model Stage (ft) Area (ac) 26.000 27.000 28.000 29.000 30.000 1.7800 1.9600 3.8600 4.9400 28.9400 ==:z.==Z:==""""'"""==:z::=====-==-=-_-=--=- ==- Drop Structures -===:&==-===_=-=--=-~_=-==-=--==-===-=-==-_ ==--=-=--===--======--=-===-=-= =-=-==~=-_....=--==-=-=--===< Name: CONTROL STR From Node: SITE Length(ft): 55.00 Group: BASE To Node: DITCH Count: 1 UPSTREAM DOWNSTREAM Friction Equation: Average Conveyance Geometry: Circular Circular Solution Algorithm: Automatic Span(in): 24.00 24.00 Flow: Both Rise(in): 24.00 24.00 Entrance Loss Coef: 0.500 Invert (ft) : 17.500 17.500 Exit Loss Coef: 1.000 Manning's N: 0.012000 0.012000 Outlet Ctrl Spec: Use dc or tw Top Clip (in) : 0.000 0.000 Inlet Ctrl Spec: Use dn Bot Clip (in) : 0.000 0.000 Solution Ines: 10 Upstream FHWA Inlet Edge Description: Circular Concrete: Square edge w/ headwall Downstream FHWA Inlet Edge Description: Circular Concrete: Square edge w/ headwall Control Structure 7" circular bleeder @ 26.00 ft-NGVD Grate @ 30.00 ft-NGVD ... Weir 1 of 2 for Drop Structure CONTROL STR Count: 1 Type: Vertical: Mavis Flow: Both Geometry: Circular Bottom C1ip(in): 0.000 Top Clip(in): 0.000 Weir Disc Coef: 3.130 Orifice Disc Coef: 0.600 TABLE Span (in) : 7.00 Rise (in): 7.00 Invert(ft): 26.000 Control Elev(ft): 26.000 ... Weir 2 of 2 for Drop Structure CONTROL STR Interconnected Channel and Pond Routing Model (ICPR) @2002 Streamline Technologies, Inc. Page I oB Southern Trace Proposed Site Input Report TABLE Count: 1 Type: Horizontal Flow: Both Geometry: Rectangular Bottom Clip(in): 0.000 Top Clip (in) : 0.000 Weir Disc Coef: 3.130 Orifice Disc Coef: 0.600 Span (in) : 54.00 Rise (in) : 36.00 Invert (ft) : 30.000 Control Elev(ft): 30.000 == Hydrology Simulations ~==~~=--=~= ====-====--===-======-=======-00:===-=-=====-===--=====--=====-==== Name: 100Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\100Y3D.R32 Override Defaults: Yes Storm Duration (hrs) : 72.00 Rainfall File: Sfwmd72 Rainfall Amount(in): 10.00 Time (hrs) Print Inc(min) 80.000 5.00 Name: 10YlD Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\10YlD.R32 override Defaults: Yes Storm Duration (hrs) : 24.00 Rainfall File: Flmod Rainfall Amount(in): 5.00 Time (hrs) Print Inc(min) 40.000 5.00 Name: 25Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\25Y3D.R32 Override Defaults: Yes Storm Durarion(hrs): 72.00 Rainfall File: Sfwmd72 Rainfall Amount (in) : 9.00 Time (hrs) Print Inc(min) 360.000 5.00 ==== Routing Simulations Name: 100YR3D Hydrology Sim: 100Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\100YR3D.I32 Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z (ft) : Time Step Optimizer: Start Time (hrs) : Min Calc Time(sec): Boundary Stages: 1.00 10.000 0.000 1. 0000 Delta Z Factor: 0.01000 End Time (hrs) : 80.00 Max Calc Time (sec) : 60.0000 Boundary Flows: Southern Trace Proposed Model Time (hrs) Print Inc(min) 56.000 64.000 68.000 90.000 15.000 5.000 15.000 60.000 Group Run BASE Yes ---------------------------------------------------------------------------------------------------- Name: 10YRlD Hydrology Sim: 10YlD Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\10YRlD.I32 Interconnected Channel and Pond Routing Model (ICPR) <<;l2002 Streamline Technologies, Inc. Page 2 oB Southern Trace Proposed Si te Input Report Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z(ft): Time Step Optimizer: Start Timelhrs): Min Calc Timelsec): Boundary Stages: 1.00 10.000 0.000 1.0000 Delta Z Factor: 0.01000 End Timelhrs): 40.00 Max Calc Timelsec): 60.0000 Boundary Flows: Southern Trace Proposed Model Time lhrs) Print Inclmin) 8.000 20.000 40.000 15.000 5.000 15.000 Group Run BASE Yes ---------------------------------------------------------------------------------------------------- Name: 25YR3D Hydrology Sim: 25Y3D Filename: P:\2006-202 Insite Development\Drainage Revised 2\ICPR3\25YR3D.I32 Execute: Yes Alternative: No Restart: No Patch: No Max Delta Z(ft): Time Step Optimizer: Start Timelhrs): Min Calc Time (sec) : Boundary Stages: 1.00 10.000 0.000 1.0000 Delta Z Factor: 0.01000 End Time(hrs): 360.00 Max Calc Timelsec): 60.0000 Boundary Flows: Southern Trace Proposed Model Time (hrs) Print Inc(min) 56.000 64.000 68.000 90.000 360.000 15.000 5.000 15.000 60.000 300.000 Group Run BASE Yes =-=-==-=-=-===--==""'========-c:c::=--=-=-=-=-==--=_==========="== = Boundary Conditions =====--=====-==-=-=_=~..._======""====_=-==-_ --=---=--==--====---==--=-==-=---=--==--==---==--==-=--=--=--==-===== Interconnected Channel and Pond Routing Model (ICPR) ~2002 Streamline Technologies, Inc. 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(I) 0 J...I (I) (u)a6eIS 1:: Ulp..o:: ...... o o ..,. o o (') S~e\(\. ~<.:c. iJr~ -c:k..c..9...1op I-'\U\+ ~4(l ~ ~~J"fSjS []J Advanced Interconnected Channel & Pond Routing (ICPR Ver 2.20) Copyright 1995, Streamline Technologies, Inc. [1] ********** Basin Summary - DEHAYS ********************************************** *** Basin Name: Group Name: Node Name: Hydrograph Type: Spec Time Inc (min): Comp Time Inc (min): Rainfall File: Rainfall Amount (in): Storm Duration (hr): status: Time of Conc. (min): Lag Time (hr): Sub Ele Area (Ac) Curve Number STRACE1 BASE STRACE1 OV 2.00 2.00 SFWMD72 9.00 12.00 ONSITE N/A 0.00 Length (ft) Time Max (hrsl: Flow Max (cfs): Runoff Volmne (in): Runoff Volmne (cf): 60.33 36.14 5.33 733048 Mannings N DCIA (%) Slope (%) 1 6.37 70.00 144.00 0.35 0_00 0.14 2 6.37 70.00 144.00 0.35 0.00 0.14 3 6.37 70.00 144.00 0.35 0.00 0.14 4 6.37 70.00 144.00 0.35 0.00 0.14 5 6.37 70.00 144.00 0.35 0.00 0.14 6 1.20 10.00 72.00 0.35 0.00 1.40 7 1.20 70.00 72.00 0.35 0.00 1.40 8 1.20 70.00 72.00 0.35 0.00 1.40 9 1.20 70.00 72.00 0.35 0.00 1.40 10 1.20 70.00 72.00 0.35 0.00 1.40 Sub Max Time Max Flow Max Vel Elem Rain Excess Ele (hrs) (cfs) (fps) (in) ---------------------------------------------------------- I 59.97 14.00 0.046 5.33 2 60.03 20.53 0.054 5.33 3 60.47 26.40 0.060 5.33 4 60.70 29.00 0.062 5.33 5 60.93 31. 76 0.110 5.33 6 60.07 32.61 O~191 5.33 7 60.17 33.52 0.193 5.33 8 60.23 34.33 0.195 5.33 9 60.30 35.25 0.197 5.33 10 60.33 36.14 0.199 5.33 , - InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Comnliance with Okeechobee County Comnrehensive Plan The proposed amendment is consistent with the following objectives and policies of the Comprehensive Plan which are relevant to the subject request. As the CGMP has been found to be internally consistent as required by State statutes, the proposed amendment is thus also consistent with the remainder of the Comprehensive Plan. Future Land Use Element Objective 1 - The location of future development in the City of Okeechobee shall continue to be guided by the availability and efficient use of public facilities and services as well as site characteristics such as soil conditions and topography. With public water and wastewater already onsite, this site is most advantageous for the change of future land use from Residential Single Family to Residential Multi- family. While the soils are not the most advantageous for urban development according to the Soil Survey of Okeechobee County, the two concerns for this soil type are wetness and high water table. With improved drainage, which this site will benefit from and the existing public sewer system these items will not be a concern for this development. The topography of this site has been partially developed due to road beds in the City Right of Way being prepared and is well suited for this level of development. This site is perfectly located to provide attainable multi-family housing for the resident of the City of Okeechobee due to its strategic location just blocks from downtown, an elementary school, middle school, freshman campus and senior high school. This site meets and exceeds this objective. Policy 2.1.a/b - The primary purpose of these categories is to manage future growth. Since the current future land use on this parcel is Single-Family Residential and land to the south and east is multi family, it is reasonable to change this area to a higher density classification to help curtail urban sprawl. This project will help manage the future growth by providing higher density housing. Transportation Element Objective 7 - Calls for the City to establish levels of service standards that are acceptable for existing and future conditions. Please refer to the traffic statement prepared by McMahon Associates, Inc. Housing Element Policy 1.1 - The City is to permit new residential development only where facilities such as roads, sanitary sewer, and potable water are available and adequate. There is an adequate road system available as seen in the traffic statement prepared by McMahon Associates, Inc., adequate water and sanitary sewer service is available onsite and capacity exist at the plants to serve this project refer to water and sewer statement prepared by Rudd Jones, P. E. & Associates. Sanitary Sewer, Solid Waste, Drainage, Potable Water, and Natural Groundwater Recharge Element Page 1 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Objective 1 - The City determine availability of service capacity based on the minimum level of service and the demand generated by development. Please refer to Sanitary Sewer and Potable Water and the Drainage statement prepared by Rudd Jones, P. E. & Associates for compliance with this objective. Conservation Element Goal- The City is committed to conserve, protect, and appropriately manage the natural resources to promote the highest environmental Conversion to the Multi-Family Residential designation will allow for a development program to be brought forward that will be sensitive to natural systems of the area. Recreation Element . Objective R.1 - Requires that recreation facilities meet the existing and future needs of the County's population through the planning period. Please refer to the Adequate Public Facilities Analysis section of this report for a specific analysis of the additional demand for public facilities caused by this request. Objective R.2 - Requires the County to coordinate with the private sector to provide recreational facilities. The proposed project can easily accommodate the recreation needs of its anticipated population through the provision of on-site facilties. In addition, through a fair-share cost basis, the proposed project, at time of development application, can also provide for its required recreation needs. Compliance with State Growth ManaQement Requirements. Florida's Department of Community Affairs evaluates local plan amendments for consistency with Rule 9-J5, Florida Administrative Code, which sets out criteria for determining whether a proposed plan amendment demonstrates consistency with the mandates of the Local Government Comprehensive Planning and Land Development Regulation Act and the State Comprehensive Plan. The applicant must demonstrate that the proposed plan amendment is consistent with all state requirements. Since the City of Okeechobee's Comprehensive Plan has been found to be consistent with all state requirements, a demonstration of compliance of the proposed amendment with the City of Okeechobee Comprehensive Plan in turn demonstrates compliance with all state requirements. Please refer to the section titled Compliance with City of Okeechobee Comprehensive Plan for the applicant's demonstration of compliance. The proposed future land use must also not encourage urban sprawl as outlined in Sections 9J5- 006.(5)(g) through (5)(j) of the Florida Administrative Code. The noted regulations set forth the major components of a methodology to determine the presence of urban sprawl. Paragraph (5)(g) identifies 13 primary indicators of urban sprawl which are to be applied and analyzed as set forth in the rule. Paragraph (5)(h) describes how land use aspects of a plan shall be analyzed. The land use element, including both the future land use map and associated objectives and policies, represents the focal point ofthe local government's planning effort. Paragraph (5)(i) describes the unique features and characteristics of each jurisdiction which provide the context of the analysis and which are needed to evaluate the extent, amount or frequency of an indicator and the significance of an indicator for a specific jurisdiction. Paragraph (5)(j) recognizes that land use plans generally may be significantly affected by other development policies in a plan which may serve to mitigate the presence of urban sprawl indicators based on the land use plan alone. Page 2 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Paragraph (5)(j) describes development controls which may be used by a local government to mitigate the presence of sprawl. In general, Section 9J-5.006(5)(l) states that provision of innovative planning such as urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, mixed-use development and sector planning that allow the conversion of rural and agricultural lands to other uses will be recognized as methods of discouraging urban sprawl and will be determined consistent with the provisions of the state comprehensive plan, regional policy plans, Chapter 163, Part II, F.S., and the Florida Administrative Code regarding discouraging the proliferation of urban sprawl. As such, the proposed future land use amendment to the MULTI- FAMILY RESIDENTIAL district, which allows the creation of mixed-use development, urban villages, and open space, is thus consistent with the requirements for discouraging urban sprawl. Nevertheless, a detailed urban sprawl analysis is provided below. Our analysis of consistency is provided within a text block following each indicator. Analysis of primary indicators 1. Promotes, allows or designates for development substantial areas of the jurisdiction to develop as low-intensity, low-density, or single-use development or uses in excess of demonstrated need. The proposed request to Multi-Family Residential will actually increase densities within the urban area of the City in close proximity to the urban center while also ensuring a balanced mix of uses and their intended benefits. 2. Promotes, allows or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while leaping over undeveloped lands which are available and suitable for development. The proposed request to Multi-Family Residential will actually increase densities within the City in close proximity to the urban center. The proposed request is also adjacent to an existing designation of Multi-Family Residential on the future land use map. 3. Promotes, allows or designates urban development in radial, strip, isolated or ribbon patterns generally emanating from existing urban developments. The location of the proposed future land use amendment is not in a radial, strip, isolated or ribbon pattern generally emanating from existing urban developments. 4. As a result of premature or poorly planned conversion of rural land to other uses, fails adequately to protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems. The proposed request to a Multi-Family Residential future land use will not result in the premature or poorly planned conversion of undeveloped land to other uses. Adequate site design techiques will be employed to adequately to protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other Page 3 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential significant natural systems. 5. Fails adequately to protect adjacent agricultural areas and activities, including silviculture, and including active agricultural and silvicultural activities as well as passive agricultural activities and dormant, unique and prime farmlands and soils. The location of the proposed future land use amendment is within a future land use of Single- Family Residential and will not impact agricultural operations to the west. From the SCS Soil Survey of Okeechobee County designated the soil in this area as not productive for Agriculture. 6. Fails to maximize use of existing public facilities and services. The proposed site will be served by a full complement of existing urban services. 7. Fails to maximize use of future public facilities and services. A higher utilization of this site will ensure that future pubIc services are minimized within outlining areas. 8. Allows for land use patterns or timing which disproportionately increase the cost in time, money and energy, of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, storm water management, law enforcement, education, health care, fire and emergency response, and general government. The proposed site will be served by a full complement of existing urban services. Because the property is within the public facility service area, it will enable public facilities and services to be extended in an orderly manner without disproportionate increases in cost. 9. Fails to provide a clear separation between rural and urban uses. The proposed site is adjacent to other lands within the City ofOkeechobee with a Multi-Family Residential future land use designation and thereby maintains clear separation between urban and rural uses. 10. Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities. This project is iOOll of existing lands designated for housing and only looks to increase the density allowed by changing the Future Land Use Classification from Single-Family Residential to Multi- Family Residential. 11. Fails to encourage an attractive and functional mix of uses. The proposed site being adjacent to other lands designated Multi-Family Residential, Public and Single-Family Residential allows for an attractive and functional mix of uses. 12. Results in poor accessibility among linked or related land uses. Page 4 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential The proposed project will provide for reasonable connections to surrounding development to ensure among linked or related land uses. 13. The proposed change will not result in the loss of significant amounts of functional open space. The proposed change will not result in the loss of significant amounts of functional open space. The existing use does not provide functional open space. With the conversion to a Multi-Family Residential future land use, the proposed land use will provide significant amounts of functional open space that will be planned for active and passive recreation by residents of the new community and others. Page 5 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Encroachment of Incompatible development As the City of Okeechobee experiences development, a mix of uses has evolved such as residential, hotels, restaurants, and service businesses, repair shops and retail stores. The residential uses in the area though have remained largely the same stock that has been in place for a number of years. This project will bring to fruition many failed attempts to bring housing to this area. The subject site is bound on the west by a cattle stockyard with an Agricultural future land use designation, to the south by a DOT maintenance yard with a Public future land use designation, to the east by undeveloped land with a Multi-Family Residential future land use designation and to the north by undeveloped land with a Single-Family Residential future land use designation. Given the adjacent existing and future land uses, the proposed request for Multi-Family Residential future land use will not result in the encroachment of incompatible development but will actually complement the existing and planned uses and provide a balanced mix of uses in a well planned development. Natural resource protection The site is currently devoid of native vegetation or wetlands. A full environmental assessment will be conducted for the entire property as part of any future development application. Adequate Public Facilities Analvsis The following analysis demonstrates that adequate facilities are present or planned to accommodate the incremental demand that may be generated by the proposed future land use. The analysis determines the net incremental demand from a worst-case development scenario of the existing and proposed future land use categories. The net demand is then compared to the existing and planned capacity. The current demand from the existing future land use is assumed to be addressed within the background growth assumptions of the City's local concurrency management system and the long term planning horizon of the capital Improvement Element. The later analysis has previously been determined by the Department of Community Affairs to be internally consistent based upon the current future land use maps. Transportation Please refer to the enclosed traffic statement. Schools Currently, the Okeechobee County School District has adequate capacity at the middle and upper school levels; however, the elementary school system is currently at capacity. The School Board has programmed additional elementary school capacity through the State's Rural Schools Program. Funding has been requested through the legislative delegation. Appropriation is expected in FY2007 with construction to commence by 2008. The Okeechobee School District has utilized this funding source for expansion to the school system in the past. Page 6 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential The timing is concurrent with the expected timeframe of proposed project. The request for a future land use amendment is expected to be transmitted to the State Department of Community Affairs in 2007 with final adoption expected by mid-2007. With the State's new requirements for public school concurrency passed during the 2005 legislative session, the proposed project is expected to meet the concurrency requirements through mitigation proportionate to the demand for capacity as allowed by State statutes. As the local government application for site plan approval is not expected to be submitted untillate-2007, with approval granted in early-2008, the certainty of the funding program for the additional capacity will be in place. Site construction would then commence with the first certificate of occupancy in late-2008 - the expected timeline for the construction of the new elementary SChool. Please refer to the enclosed letter of Okeechobee County School Board for confirmation. The closest elementary school, Central Elementary, is located at 610 SW 5th Avenue and is approximately 2 miles from the site. The closest middle school is Yearling Middle located at 925 NW 23rd Lane and is approximately 2 miles from the site. The closest high school, Okeechobee High, is located at 2800 N.W. Highway 441 North and is approximately 2 miles from the site.. The closest Freshman Campus is located at 610 SW 2nd Avenue and is approximately 2 miles from the site. Water & Wastewater The water and wastewater service for this project is provided by the Okeechobee Utility Authority. Application for capacity reservation has been submitted to ~UA. Existing Conditions Under the current Single-Family Residential future land use, the property would be served by a central Water and Sewer System. Proposed Conditions The following is an analysis of the water and wastewater flows for the property with the proposed future land use designation allowing up to 4 units per acre. The analysis is based upon maximum development scenario of 130 units. The estimated water and wastewater flows are as follows: Use Measure Rate Gallons per day Multi Family 118 units 114 GPO - water 13,452 water Residential 130 GPO - sewer 15,340 sewer *Reference: HRS 100-6 Water and Wastewater Treatment Plants Based on information obtained from the Okeechobee Utility Authority, the permitted capacity of the surface water treatment plant is 5.0 mgd with the ground water treatment plant rated at 1.0 mgd. The wastewater treatment plant permitted capacity is currently 1.0 mgd. Page 7 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential The Okeechobee Utility Authority is currently in the construction phase of additional filters which will bring the wastewater treatment plant to a temporary capacity of 1.23 mgd. This work should be completed by June 2006. Additionally, the wastewater treatment plant is under a design/permitting phase for an expansion of 3.0 mgd that will bring the total treatment plant capacity to 4.0 mgd and should be operational by June 2008. The average daily flow of the combined water treatment plant finished water production is 1.93 mgd for the period of January 2005 through December 2005. The average daily flow of the wastewater treatment plant is 0.89 mgd for the same time period. The Okeechobee Utility Authority reports an outstanding water treatment plant flow commitment of approximately 0.25 mgd with an outstanding wastewater treatment plant flow commitment of approximately 0.1 mgd. Sewer 4.00 m d 0.89 m d 0.10 m d 3.01 md Based upon these figures, the Okeechobee Utility Authority will have on or before June 2008 adequate capacity to serve the proposed demand created by the increased density of the proposed future land use amendment. Police The nearest police station is located at 55 SE 3rd Avenue. No additional police stations are scheduled. The existing police station should be able to maintain its level of service standard with the proposed amendment given that the project is immediately adjacent to other land designated for urban development, is within the public service area, and is approximately 3 miles from the site. Fire The nearest fire station is located at 55 SE 3rd Avenue. No additional fire stations are scheduled. The existing fire station should be able to maintain its level of service standard with the proposed amendment given that the project is immediately adjacent to other land designated for urban development, is within the public service area, and is approximately 3 miles from the site. Solid Waste The Okeechobee County solid waste level of service is 4.1 pounds per capita per day and a three year availability of landfill capacity. Given the 100 maximum number of potential units with 2.5 person per dwelling, the maximum demand for the project would be approximately 1,025 punds per day. Okeechobee County operates the regional solid waste landfill. A letter from the solid waste service provider, Waste Management, pertaining to solid waste service was not available. However, confirmation was provided by Joe Fazula, Solid Waste Manager, that 50 years capacity is available. Consequently, the existing landfill has surplus capacity in excess of three years. Page 8 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Stormwater Management The project is located in the City of Okeechobee and FEMA FIRM Panels do not include the City of Okeechobee, however, this site is adjacent to the City Limits Ditch to the north that has a bottom elevation of 17.0 NGVD and discharges in to Taylor Creek to the east, which is controlled at elevation 13.5 NGVD. There are currently no known flooding or erosion control problems associated with the project site. No 100-year flood prone areas exist on site, therefore no structures, roadways or utilities are proposed within any 1 DO-year flood prone areas. There are no existing wellfields located within two miles of the project site. Potential adverse impacts to ground and surface waters will be minimized by implementation of appropriate erosion control measures during construction in accordance with the NPDES Generic Permit for Stormwater Discharge from Large and Small Construction Activities. Erosion control measures that may be implemented include stabilization practices such as temporary seeding, permanent seeding, mulching, geotextiles, or sod stabilization; structural practices such as silt fences, earth dikes, diversions, swales, sediment traps, check dams, or storm drain inlet protection; and sediment basins. Stormwater runoff quantity and quality are strictly regulated by the City and the SFWMD to ensure that pre-development drainage conditions are maintained. The proposed rate of discharge from the site will be less than or equal to the existing discharge rate from the site. The discharges off-site will be minimized by on-site detention within the stormwater management system. The drainage system will be owned, operated and maintained by a public entity or a responsible property owners association acceptable to the City and the SFWMD. The Stormwater Management System will employ, wherever practical, a variety of Best Management Practices (BMP). The following are a list of potential BMP that could be integrated into the Water Management System during the final design and permitting stage: · Oil and grease skimmers; · Environmental swales; · Minimize "short-circuiting" of pond flow patterns; · Raised storm inlets in grassed swales; · Utilize stormwater retention where feasible; and · Street cleaning and general site maintenance. Parks and Recreation The project will be designed to provide residents with a variety of recreational facilities and open spaces to ensure the community's quality of life. No land will be removed that was previously used by residents of the region for any recreational use. No existing recreational trail is designated across the property. Therefore,'~the project doesn't have the potential for impacting a recreational trail designated pursuant to Chapter 260, F.S. and Chapter 160-7, F.A.C. The City's adopted level of service standard for recreation and parks is 3 acres per 1,000 people. Based on the estimated population of 325 people (130 units x 2.5 ppd), the project's minimum acreage requirement for recreation and park space is approxmately 0.975 acres. The project will meet the park Page 9 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential and open space mandates through on-site facilites and provision of fair-share contribution. The planned system of parks and open spaces is consistent with the City of Okeechobee's Comprehensive Plan. HistoricaV Archeological Resources There are no known archeological or historical sites within the project boundaries. A request has been sent to the Florida Division of Historic Resources. Given the improvements made to date (improved pasture), the likelihood of the presence of a historic or archeological site regarded as potentially eligible for listing on the National Register of Historic Sites to occur on the parcel is limited. Hurricane Preparedness According to information in the Treasure Coast Transportation Analysis Hurricane Evacuation Study Update 2003, dated November 2003, the property is not located in any storm surge zone. The property is not within the Category 3 Hurricane Evacuation Area. It is estimated that the majority of people will remain in their homes within the project during a hurricane event, due to the project location relative to the Atlantic coastline. However, in the event of a significant hurricane, the County Emergency Operations Center (EOC) may activate evacuation shelters throughout the County as it deems necessary. The evacuation shelters are typically opened in areas within the hurricane's 100-mile path. Many of the public schools in Okeechobee County serve as evacuation shelters. US-441, east of the project site, is the closest evacuation route. Additionally, SR-lO, approximately 2 miles to the south will assist in evacuation of the area by providing additional evacuation routes. All traffic control devices will utilize hurricane tested mast arms and street lights further minimizing service interruptions and enhancing safety prior to, during, and after a major hurricane. It should also be noted that due to recent changes to the Florida Building Code, specifically, Chapter 16, Structural Design, as well as the construction methods to be used in the project, the residential homes will provide shelter for residents during hurricane events. As a result of the changes in the construction process, residents will have safer and more secure homes, thereby reducing evacuation volumes and shelter space requirements. In addition, underground utilities will be used throughout the development reducing potential service interruptions. Finally, additional mitigation measures for special needs populations will be determined through the local government approval process of the Planned Unit Development. Page 10 InSite Development, LLC Request for Comprehensive Plan Amendment Future Land Use Change from Single-Family Residential to Multi-Family Residential Miscellaneous Data Legal Description Please refer to the attached legal and sketches that comprise this application for future land use amendment. Maximum Allowable Development Existing Future Land Use - Single-Family Residential allowing up to 4 units per acre Proposed Future Land Use - Multi-Family Residential allowing up to 10 units per acre 11.29 x 10 = 113 units The following Blocks make up the total future land use change requested Block Number Block 11 Block 12 Block 21 Block 22 Acreage 11.29 Existing FLU Propose FLU Single-Family Residential Multi-Family Residential Page 11 - Southern Trace Site Section 15, Township 37S, Range 35E, Block 11, 12,21, and 22 Preliminary Water & Sewer Statement Prepared 9/29/2006 By: Rudd Jones, P.E. & Associates, P.A. (#8303) 1905 S. 25th Street, Suite 200 Fort Pierce, FL 34947 772-461-6997 I. Project Description: The referenced project is a 11.29 acre +/- site located in The City of Okeechobee; west of Highway 441 N, just south of the City Limits Ditch on blocks 11, 12, 21, and 22. II. Description of Available Utilities: Potable water and sewer service will be provided to the site by Okeechobee Utility Authority. There is an existing gravity sewer collection system with a liftstation in the area that have to be extended to provide service to this project. The sewer 1iftstation will require an additional pump to provide adequate service once this project is added to the system. There are watermains that run through this project that will again have to be extended to provide service to this proect III. Proposed Utility Construction: The proposed site improvements will require extension of water and sewer services onsite. The water main extensions will be sized to provide adequate fire suppression flow throughout the site. A gravity sewer connection will be all that is required since the liftstation is already in place and with the addition of a pump will have adequate capacity to serve this project. The utilities will be placed in the road right of ways which will provide access to these proposed utilities for operation and maintenance by Okeechobee Utility Authority. The system will be designed to meet the requirements of the Okeechobee Utility Authority and the Florida Department of Environmental Protection. IV. Required Capacity Based on Okeechobee Utility Authority's policy of 250 gallons per ERC, this project would require 111 ERCs or 27, 750 gallons per day. V. Water and Wastewater Treatment Plants Based on information obtained from the Okeechobee Utility Authority, the permitted capacity of the surface water treatment plant is 5.0 mgd with the ground water treatment plant rated at 1.0 mgd. The wastewater treatment plant permitted capacity is currently 1.0 mgd. The Okeechobee Utility Authority is currently permitted to treat 1.232 MGD or wastewater at their current facility; however, while the plant is permitted they are currently in the construction phase of additional filters which will bring the wastewater treatment plant to that capacity of 1.23 mgd. This work should be completed by June 2006. The current capacity of the plant is used up as the current plant is permitted for 1.0 MGD and the average daily flow is approximately 0.89 MGD and they currently have 0.1 MGD of Executed Developer agreements. This portion of the plant has no excess capacity, but once the expansion as described above is complete, there will be sufficient capacity to serve this project. Additionally, the wastewater treatment plant is under a design/permitting phase for an expansion of 3.0 mgd that will bring the total treatment plant capacity to 4.0 mgd and should be operational by June 2008. The average daily flow of the combined water treatment plant finished water production is 1.93 mgd for the period of January 2005 through December 2005. The average daily flow of the wastewater treatment plant is 0.89 mgd for the same time period. The Okeechobee Utility Authority reports an outstanding water treatment plant flow commitment of approximately 0.25 mgd with an outstanding wastewater treatment plant flow commitment of approximately 0.1 mgd. Water Sewer Plant Capacity 6.00 mgd 1.232 mgd A vg. Daily Flow 1.93 mgd 0.890 mgd Committed Capacity 0.25 mgd 0.100 mgd Excess Capacity 3.82 mgd 0.242 mdg Based upon these figures, the Okeechobee Utility Authority will have on or before December 2006 adequate capacity to serve the proposed demand created by the increased density of the proposed future land use amendment. Southern Trace Site Section 15, Township 37S, Range 35E, Block 11, 12, 21, and 22 City of Okeechobee, FL Preliminary Storm-water Statement Prepared 9/29/06 By: Rudd Jones, P.E. & Associates, P.A. 1905 S. 25th Street, Suite 200 Fort Pierce, FL 34947 772-461-6997 I. Proiect Description: The referenced project is a 11.29 acre +/- site located in The City of Okeechobee; west of Highway 441 N, just south of the City Limits Ditch on blocks 11, 12,21, and 22. II. Soil Conditionsffopography: According to the USDA Soil Survey of Okeechobee County, the site is made up of only one soil classification that is hnmokalee Fine Sand. In natural conditions, Immoka1ee Fine is described as smooth slopes that are slightly concave or convex and range from 0 to 2% slope and poorly drained sand with a depth to water table of 0.5 to 1.5 feet from June to September and below 1.5 to 3.5 feet for the remainder of the year. Historic improvements in the general vicinity include single family residences to the east, commercial property to the north, multifamily and agricultural to the west and a FDOT maintenance yard to the south. Just to the north of this parcel is the City line ditch that drains to the east into Taylor Creek that is maintained at elevation 13.5. The bottom elevation of the City Line Ditch is approximately 17.0 which remains dry after rain events while the average elevation of this parcel is approximately 28.0. We have obtained soil borings to determine depth to water table and hydraulic conductivity rates. The soil conditions contained in the report are very similar to the above stated Soil Survey information. III. Existing Drainage: The site currently drains to City Line Ditch via direct sheet-flow and via existing ditches. These ditches are in the City Right of Way on all sides of these parcels and drain throught the adjacent ditches to the north into the City Line Ditch. IV. Proposed Drainage: The proposed drainage system will be designed to meet all of the applicable water quality and discharge rate requirements of the City of Okeechobee and the South Florida Water Management District. These requirements will be met by a combination of wet and/or dry detention areas designed to meet these requirements. The design of this storm-water management system will be typical for project's of this type, in this area of the State. v. Conclusions: The proposed project will be designed to meet the storm-water requirements of all local, state and federal agencies with authority to regulate the proposed improvements. Based on my preliminary evaluation of the site, and in my professional opinion, I find no unusual circumstances that would preclude the development of this site in such a fashion as to meet these requirements. - . . - . - . . 1375 Jackson Street, Suite 206 Fort Myers, Florida 33901-2845 Phone: 239-334-3366 Fax: 239-334-6384 513ff Report - Site Plan Review Prepared for Applicant: City ofOkeechobee Curt LundbergfOr InSite Development Group/Southern Trace Staff Report Site Plan Review Applicant's Name: Curt Lundberg for In Site Development Group General Information Owner: InSite Development Group/Curt Lundberg Owner Address: Contact: Steve Dobbs, PE 210 NW Park Street; Ste 204 Okeechobee, FL 34972 Owner Phone Number: 863-467-0076 Legal Description of Subject Property: 1. CITY OF OKEECHOBEE LOTS I TO 13 BLOCK 4 2. CITY OF OKEECHOBEE LOTS 14 - 26 BLOCK 4 3. CITY OF OKEECHOBEE LOTS I TO 13 INC BLOCK 13 4. CITY OF OKEECHOBEE LOTS 14 - 26 INC BLOCK 13 5. CITY OF OKEECHOBEE LOTS 1 TO 13 INC BLOCK 20 6. CITY OF OKEECHOBEE LOTS 14 TO 26 BLOCK 20 7. CITY OF OKEECHOBEE LOTS 1 TO 10 INC BLOCK 12 8. CITY OF OKEECHOBEE LOTS 17 TO 26 INC BLOCK 12 9. CITY OF OKEECHOBEE LOTS 11 - 16 BLOCK 12 10. CITY OF OKEECHOBEE LOTS 1 23 BLOCK 21 II. CITY OF OKEECHOBEE LOT 4 & E 25 FT OF LOT 5 BLOCK 21 12. CITY OF OKEECHOBEE LOT 6 & W 25 FT OF LOT 5 BLOCK 2 I 13. CITY OF OKEECHOBEE LOT 7 & E 5 FT OF LOT 8 BLOCK 21 14. CITY OF OKEECHOBEE W 42.5 FT OF I DT 8 & E 32.5 FT OF LOT 9 BLOCK 2 I 15. CITY OF OKEECHOBEE W 15' LOT 9 ALL OF LOT 10 BLOCK 21 16. CITY OF OKEECHOBEE LOTS 17 - 26 BLOCK 21 17. CITY OF OKEECHOBEE LOTS II, 12, 13, 14, 15, & 16 BLOCK 21 18. CITY OF OKEECHOBEE LOTS 1 TO 6 INC BLOCK 11 19. CITY OF OKEECHOBEE LOTS I TO 6 INC BLOCK 22 Discussion: This is a site plan review of improvements proposed for the Southern Trace project involving 230 multi-family units on 37.73 acres, which is to be developed in two phases. General Comments: 1. Sec. 82-32 of the LDC requires development proposals to be accompanied by evidence that environmental studies/inventories have been completed or are not relevant to the property as pertain to wetlands, soils, unique habitat, endangered species and floodprone areas. The Applicant has submitted letters from Environmental Services, Inc., the COE and SFWMD substantiating that there are no jurisdictional wetlands or unique habitat or endangered species on the site or floodprone area on the site. 2. The Applicant has submitted a "blow-up" of a typical building and its associated access, buffer, and parking, including dimensions that allows for a better assessment of the proposed design. A copy of this illustration is attached at the end of this Report. Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group 3. Staff had requested that the Applicant include information as to the distribution of units by number of bedrooms. This information has not been provided. However, Staff assumes that all dwelling units will have three or more bedrooms because the number of required parking spaces shown in the plans has been based on 2.25 spaces per unit. Public Facilities Concurrency According to the U.S. Census, the City of Okeechobee averages approximately 2.7 persons per household (Pph). Thus, the development of this property will include up to 114 dwelling units in Phase 1 and 116 in Phase 2, indicating a potential population of 308 persons in Phase 1, and 313 in Phase 2 for a total population of 621 at build-out. Potable Water: The adopted LOSS for potable water is 114 gpcpd. The impact for the proposed development is as follows: Phase 1: 114 units X 2.7 pph x 114 gpcpd = 35,089 gpd Phase 2: 116 units x 2.7 pph x 114 gpcpd = 35,705 gpd Total both phases 70,794 gpd Sanitary Sewer: The adopted LOSS for sanitary sewer is 130 gpcpd. The impact for the proposed development is as follows: Phase 1: 114 units X 2.7 pph x 130 gpcpd = 40,014 gpd Phase 2: 120 units x 2.7 pph x 130 gpcpd = 40,716 gpd Total both phases 80,730 gpd Solid Waste: The adopted LOSS for solid waste is 13 Ibs/person/day. The impacts for the proposed development is as follows Phase 1: 114 units X 2.7 pph x 13 lbs/person/day = 4,001 ppd Phase 2: 116 units x 2.7 pph x 13 Ibs/person/day = 4,072 ppd Total both phases = 8,073 ppd Drainage: The proposed development will be required to meet all standards required by the City ofOkeechobee and the South Florida Water Management District. Parks & Recreation: The adopted LOSS for parks and recreation is 3 acres/1 ,000 persons. Based on the estimated population, the minimum acreage requirement for parks and recreation would be approximately 0.92 acres of recreation for Phase 1 and 0.94 acres for Phase 2, for a total of 1.86 acres. The Applicant has identified the following areas to be designated for recreation use: 1. Four small recreation areas in the centers of Blocks 12, 13, 20 and 21, totaling 0.487 acres. In addition, two other larger recreation areas are indicated in the plans: 2. A 0.445 acre parcel located in the northeast part of the project, just north ofNW 13th Street adjacent to the southwest corner of the propose lake. 2 Staff Report Site Plan Review Applicant's Name: Curl Lundberg for InSite Development Group 3. A 0.837 acres parcel located just outside the project on the south side of NW 11 th Street. The Applicant has agreed to designate the latter two parcels as dedicated to open space/recreation in perpetuity. These two areas will be will be maintained by the Applicant, until the project s turned over to the homeowner/condominium association, at which time maintenance responsibility will be transferred to homeowner/condominium association. Provisions guaranteeing the continued availability of these two areas and their maintenance in a visually pleasing and safe condition are included in the Development Agreement in the Appendix to this Staff Report. State Roadways: The Applicant has prepared Traffic Impact Statements that have shown that the level of traffic on SR 70 and US 441 will not be significant by FDOT standards (i.e., the traffic added will not exceed 100/0 of that associated with the LOS "C" on these roadways). The Applicant has agreed, however, to contribute a ""fair share" towards the cost of a traffic signal at the intersection of US 441 and NW 9th Street. A provision guaranteeing contribution of said '"fair share" is contained in the Development Agreement in the Appendix to this Report Local Roadways: The Applicant will be conducting traffic counts and an assessment of the impact development of the project will have upon the intersection of NW 9th Street and NW 9th Avenue. The Applicant has agreed to contribute a '"fair share" towards the cost of a traffic signal at this intersection. A provision guaranteeing contribution of said "fair share" is contained in the Developer's Agreement in the Appendix to this Report. Specific Comparison of Requirements with Applicant's Proposal: The following table provides a comparison of the applicable standards and requirements of the City's LDRs and the Applicant's proposal. Deficiencies are highlighted. COMPARISON OF REQUIREMENTS AND STANDARDS WITH APPLICANT'S PROPOSAL PHASE 1 PHASE 2 EXISTING PROPOSED EXISTIN G PROPOSED Land Use MF MF SF MF Zoning RMF RMF RSFl MF Existing Uses Vacant Vacant except for 4 single-family units in block 21 ..., -' Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group PHASE I PHASE 2 STANDARD REQUIRED/ALLOWED PROPOSED REQUIRED/ALLOWED PROPOSED Density lO/ac. (4,356 sf/unit) Block 4 4.845 acres = 48 units 18 Block 13 4.846 acres = 48 units 48 Block 20 4.847 acres = 48 units 48 Block 11 1.085 acres = 10 units 10 Block 12 4.845 acres = 48 units 48 Block 21 4.844 acres = 48 units 48 Block 22 1.085 acres = 10 units 10 Min. Lot Area 10,000 sf 211,050 sf 10,000 sf Smallest is 47,250 sf Min. Lot Width 100' 670' 100' 315' Setback Requirements Front 25' 53' 25' 53' Street Side 25' 25-29' 25' 26-28' Side 20' 28' 20' 23' Rear 20' NA 20' 36' : Water Body 20' (block 4) 20' NA NA Min. Between 40' 40 - 71 ' 40' 40 - 71 ' Buildings 4 Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group PHASE I PHASE 2 STANDARD REQUIRED/ALLOWED PROPOSED REQUIRED/ALLOWED PROPOSED Max. Lot Coverage Block 4 40% 10.6% Block 13 40% 28.2% Block 20 40% 28.2% Block 11 40% 26.0% Block 12 40% 28.2% Block 21 40% 28.2% Block 22 40% 26.0% Max. Impervious Area Block 4 60% 59.6% Block 13 60% 59.6% Block 20 60% 59.5% Block 11 60% 58.7% Block 12 60% 59.6% -- Block 21 60% 59.6% .~ I Block 22 I 60% 57.9% ~------ -.- _._----~-- - t----- .....- -. .--- --~-- --"-------i i I Max. Height 45' 2 stories/25' 45' 2 stories/25' 1 5 Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group PHASE 1 PHASE 2 STANDARD REQUIRED/ALLOWED PROPOSED REQUIRED/ALLOWED PROPOSED Off-street Parking Block 4 (18 du's) 41 43 Block 13 (48 du's) 108 116 Block 20 (48 du's) 108 116 Block 11 (10 du's) 23 26 Block 12 (48 du's) 108 116 Block 21 (48 du's) 108 116 Block 22 (10 du's) 23 27 Access Aisle 24' 24' 24' 24' Off-street Loading Block 4 0 1 Block 13 1 2 Block 20 1 2 Block 11 0 2 Block 12 1 2 Block 2] ] 12 Block 22 0 0 Buffer 10' along street 10' 10' along street 10' Sidewalks, Lighting and Landscaping: Sidewalks: The site plan shows six-foot sidewalks along all public roadways and interconnecting each of the blocks within the development. What appear to be four-foot sidewalks are also shown connect- ing parking areas with the residential buildings and connecting these areas with the sidewalks along the street. Lighting Plan: The Applicant has submitted a lighting plan. Landscape Plan: The Applicant has submitted a landscape plan that meets the residential tree planting requirement of three trees per multi-family dwelling unit with two or more bedrooms. Despite the fact that it appears that there will be grass and ground cover in the areas between the street pavement and the parking areas, the vehicular use areas associated with the multi-family dwellings will appear as virtually uninterrupted "sea of asphalt". This is in part due to the fact that the Applicant is providing an excessive amount of parking and loading spaces. The LDRs require 518 parking spaces, but the site plan shows 560. In order to break up the expanse of pavement, the Staff suggests that the areas where the 6 Staff Report Site Plan Review Applicant's Name: Curl Lundberg for InSite Development Group Applicant shows six adjacent parking spaces, the number of spaces could be reduced by at least one, and even possibly two and be replaced with a landscape island with a tree or two. Further, it would appear that one space on each side of the loading zones could be converted to landscape islands, thereby assisting in breaking up the expanse of asphalt. Finally, unless the loading spaces are to be used in association with garbage or trash pickup, it is unlikely they will be used on a frequent basis and could be paved with grass blocks that could withstand occasional use without killing the grass. RECOMMENDATION Staff recommends that the site plan be approved, with the following conditions: 1. The Department of Community Affairs and Florida Office of Tourism, Trade and Economic Development (OTTED) have no objection to Small Scale Amendment #07-005-SSA. 2. A Development Agreement is executed incorporating provisions relating to the aforementioned two recreation areas and "fair share" of transportation related improvements. 3. Design changes are made to the vehicular use areas to break-up the continuous expanse of paved areas. Submitted by: James G. LaRue, AICP Planning Consultant September 18, 2007 Technical Review Committee Meeting - September 20,2007 Attachments 7 Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group 12 n tt U .f,. ,* t t~ " 21 ZJ :{1 ~~ , ~ :: I :ti !:i 11 lJ) . il li&'1~1 tJt44.~~ . ~$ ~n Uti:Jl Z~ zt.2tA~'4 ttW. t3iH STl'tEn 11 !> 1& 1$ ," Iii ;''',1 ~''J-;; ~,4 ;''iJ ~$ ~i . l:t ~ t:" 1 .... I;: t: Q n I~ 9 ~ n j 14 .1 I w ~::~ '~ 1~~i m :.4 :M i.:J ..<! ;~. fi .( r"n~"~~ .' 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'"~;,,!,, ":f;;'-fii-~.L.~.:t~;' ;i'lit~~ iq-i\o;l.P~'i-"j;$.J~~ jto!:~.t" r::'.""'~ ....!'Sl1.1~ .<!'t'w~>""~-I"'~~t\~~:! .".~ M'It '~~"", ~~lc':~:~~Wl':'t " K ]'"0 ~ 0')i B B "BB'~; ,clB'~":TI B'fe6~B;~~'"'6'wi' '---I . ,_I 1- ' '1 .. t 1~ 1"P. t. ..,"r .,.,., ."" I j (. I ~! .. , ,'1 ,< "I" 't " , ~" ''''I JI :~ - . <I T 1:-1 ~,"~~WLft':0J2-;::Z:~j' ::t------='7';7;':'.,~O;= J:'l'f ,,~;;:. i !1 1 ji 10 ". I Ml:Y,\,J\~'N,': t~'.H ~!. t~ ~""". 11 ..._.......,~ ~ 11 d 1tlis -- :tM~ I Bj " .~ i~ l~t,\ ~'~:T:~;Z;<}::<;.'?;: :: ~ it!{ I! :~:),42 si ~I i~l ......................-.,~ d~1 ;l 101)/ ~9~1 <( . Iii ~ts.tw irE ~I Q 1M< !Qal i x llI>i !2 .. t. o! II: iff! C .. .Zt ~61 i'il ...~ ~l "",1b.;~ iUr , "..1.... .... ...,.. ~ ,:,4 :>~>,,;~.) :..ll<'" l"i,fI;"'l ...'V'- . (-..,w _.~V".. ,.--v..... ...-........''-w , ...,11 :.""...':;1"; . i;',.".. "U"U_'~R'_~'_'~",~""~C'''''''-''--'. ...., "" -"\ \, . :r..W "::..: ................mri'H""~.. TYPICAL LAYOUT AND GRADING DETAIL "".,m,,,_._,_,'__~"'''''''''''''''''''''' .. '.'."m_'.._._..__"__....,,'~"'.........,,....~_.._.~...............""""'............,.....~'---- APPENDIX - DRAFT DEVELOPMENT AGREEMENT Following is a draft development agreement for incorporating the applicant's fair share contribution for transportation improvements and open space/recreation obligations associated with the project. The sections that address the substance of the above topics have been highligl1ted. The balance of the agreement contains the more or less standard provisions of such an agreement. Of course, the entirety of the agreement will need to be reviewed for legal sufficiency. ~ldll 1"\t::I-'Ull Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group SOUTHERN TRACE DEVELOPMENT AGREEMENT This Development Agreement is entered into this day of _, 2007 by and between the City of Okeechobee, a municipal corporation under the laws of the State of Florida, having its principal office at 55 S.E. 3rd Avenue, Okeechobee, Florida 34974 hereinafter ("City"); and InSite Development Group/Curt Lundsberg, a Florida Corporation, hereinafter ("Developer"), a Florida corporation, whose address is WHEREAS, the City of Okeechobee is authorized to enter into a Development Agreement to promote certainty in the development approval process, strengthen the public planning process, encourage sound capital improvement planning and financing, assist in ensuring that there are adequate capital facilities for the development, encourage private participation in comprehensive planning, and reduce the economic costs of development; and WHEREAS, the Developer owns a 37.73 acre development located in [insert Section, Township, and Range in Okeechobee, Florida, legally described on the attached Exhibit <<A", on which the developer intends to develop a multi-family residential project known as Southern Trace (hereinafter '<Property"); and WHEREAS, the City acknowledges that the proposed development of the property will benefit the City's residents and is an appropriate use of the property; and WHEREAS, the Parties wish to establish by agreement the terms under which the property may be developed; and NOW, THEREFORE, in consideration of the covenants and conditions contained herein and of benefits accrued to each party, the City and Developer agree as follows: I. Recitals. The foregoing recitals are assumed correct and are hereby incorporated herein by reference. All exhibits to this Agreement are hereby deemed a part hereof. 2. Property Subject to this Agreement. The property described on the attached Exhibit <<A" is subject to this Agreement. 3. Ownership. InSite Development Group/Curt Lundberg, a Florida Corporation, represents that it is the fee owner of the property and as such may lawfully enter into this Agreement. 4. Consistency with the City's Comprehensive Plan. Concurrent with the effective date of this Agreement, the property is proceeding through a Future Land Use Map Amendment to redesignate the Property from Single Family to Multi-Family. Subject to and upon adoption of said Amendment by the City, the development permitted by this Agreement will be consistent with the City's comprehensive plan. 5. Consistency with the City's Land Development Regulations. The property is currently zoned RSFl. Upon the effective adoption of the rezoning to RMF, this Agreement shall entitle the Developer to develop on the property all uses permitted by right in the RMF Zoning District. 6. Development of the Property. The Developer has prepared site plan which demonstrates the 1 Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group Developer's design of the overall project and which has been approved by the Technical Review Committee (TRC) Developer agrees that final development will be in substantial compliance with the approved site plan as attached hereto as Exhibit "B". 7. Development Obligations. In consideration of this Development Agreementandtoassure that the change in the Comprehensive Plan.. classification is suitable, the Developer hereby volunt(trily contributes and the. City of Okeechobee accepts, the following terms for development. a. Transportation Obligations. To miti the City's transportation network, transportation network by making a voluntary. cts of the development of the property on agreed to enhance the City's n to the City. (1) Prior. to the issuance of building permits, at the rate in.effectatthat time, the Developer shall pay to the City within sixty (60) days.oLthe appr(}valand complete execution of this Agreement, a VplUlltary.coIltributionmi]l an amQunt equal to its proportional share of all c(}stsassQciatedwiththe installatiQn ofa traffic signal.ateach ofthe following intersections: 'NW 9th Street and US 441 NW 9th Street and NW 9th Avenue. (a) The amount of this monetary contribution for each traffic signal shall be computed in the following manner: The Developer's "fair share" shall be equal to the percentage of the estimated cost of the traffic signal that results from traffic volume generated by the development at build-out being<divided by the total traffic volume deemed necessary to warrant the need for a traffic signal at the intersection. (b) The City shall deposit the calculated "fair share" monetary contribution into an interest bearing account until such time as the need for the signal is warranted. (c) If a signal is determined to be not warranted, or the signal is not installed by the City, within "X" years of the build-out of the project, the monetary contribution and all accrued interest will be returned to the developer. b. Open SpacelRecreation Obligations. (1) The Developer shall ensure that the two park areas shown on the site plan shall be, in perpetuity, dedicated to open space/recreation use available for use by the general public and that there shall be no signs posted limiting accessibility to said parks to residents of the project. (2) The Developer shall maintain said parks in a clean, visually pleasing and safe condition until such time as the maintenance responsibility is transferred to the homeowner/condominium association with.a provision in the. agreement requiring the continued maintenance by the homeowner/condominium association in perpetuity. 2 Staff Report Site Plan Review Applicant's Name: Curt Lundberg for In Site Development Group 8. Vested Rights. If the Developer fulfills its obligations for the voluntary contribution for transportation impacts and voluntary allocation and continued maintenance of open space/recreation lands, the project shall be deemed concurrent as to transportation and recrea- tion/open space and shall have no other obligations under the City's Concurrency Management Plan as to transportation facilities or recreation/open space facilities. 9. Applicable Land Use Regulations. Pursuant to Florida Statutes S163.3223, development within the property shall be subject to the City's land development regulations and policies governing development at the time the Agreement is executed by the City, except as may be modified by the Agreement. The City may apply subsequently adopted regulations and policies only in accordance with that Statute. The failure of this Agreement to address a particular permit, condition, term or restriction shall not relieve the Developer of the necessity of complying with the law governing said permitting requirements, conditions, terms or restriction. 10. Duration of Agreement. This Agreement shall remain in full force and effect for ten (10) years from its effective date unless terminated earlier as provided in this Agreement. The duration of this Agreement may be extended with the Party's mutual consent in accordance with Florida Statutes SI63.3229. However, the termination of this Developer's Agreement shall not affect the zoning or uses on those portions of the Property if any portion of the Property has been improved or if any portion of the Development has been constructed. 11. Amendments and Termination. This Agreement may only be amended or terminated with the Party's mutual consent. 12. Notices. All notices required are permitted under this Agreement shall be in writing and shall be mailed by certified mail, return receipt requested to the following addresses or to other such persons or addresses as any Party may designate from time-to-time in writing. If to the Developer: If to the City: City of Okeechobee 13. Remedies. Any material breach of this Agreement may be enforced by either Party as against the other in an appropriate action in law or equity filed in a Court of competent jurisdiction; provided, however, no such action may be brought until the defaulting Party has been given notice and thirty (30) days in which to cure the default. If the default cannot be reasonably cured within the thirty (30) day period, such period shall be extended if the cure is commenced within such thirty (30) days and the defaulting Party is proceeding with due diligence for such period of time reasonably required to complete the cure. 14. Governing Law. This Agreement shall be construed and interpreted according to the laws of the State of Florida, and venue with respect to any litigation between the Parties related to this Agreement shall be exclusively in Okeechobee County, Florida. 15. Severability. If any part, term, or provision of this Agreement is held to be illegal, void, or .., .) Staff Report Site Plan Review Applicant's Name: Curt Lundberg for InSite Development Group unenforceable, the remaining portions or provisions of this Agreement shall not be affected or impaired. Each remaining provision shall remain in full force and effect and the rights and obligations of the Parties shall be construed and enforced as if the Agreement did not contain the particular part, term or provision held to be invalid. 16. Entire Agreement. This Agreement embodies the whole Agreement of the Parties. There are no promises, terms, conditions, or obligations other than those contained herein; and this Agreement shall supersede all previous communications, representations, or agreements, either verbal or written, regarding the development of the property between the Parties. 17. Conflicts of Law. If State or Federal laws are enacted subsequent to the execution of this Agreement which are applicable to and preclude either Party's compliance with the terms of this Agreement, this Agreement shall be modified as is necessary to comply with the relevant state or federal laws. 18. Covenants Running with the Land, its Successors and Assigns. The obligations imposed and entitlements created pursuant to this Agreement shall run with and bind the property as covenants running with the land, and this Agreement shall be binding upon and enforceable by and against the Parties hereto, their personal representatives, heirs, successors, grantees and assIgns. 19. Effective Date. This Agreement shall become effective upon the effective date of the City's comprehensive plan amendment designating the property as Multi-Family on the City's Future Land Use Map of the City's comprehensive plan. IN WITNESS WHEREOF, the Parties hereto have hereunto set their hands and seals the day and year first above written. 4 City of Okeechobee 55 Southeast 3rd Avenue Okeechobee, Florida 34974 Phone: (863) 763-3372 Fax (863) 763-1686 RECEIVED AUG 2 1 2007 #lJ1-ol{J-/!l~ Application for Site Plan Review Name of Project: -g) d Lt1Jk e .I-km~ (.t:?u f /Jf c5~VI 'aJ 1/lJ ( . Applicant: MIA~ ll1VVV'nv-7 N/J (2M())/;V Property Owner: rrJii/!:ttzJJmiftJ AI~),h<! &:;;;;ft' Description of project: . "vfh1 ^ PrIL- t. ~ I - -~ tJll/L-i IftJrr1It- fl::-e#/IJ ~- Proposed use(s) for the entire building: ~ 6{jpC-i<- Number/description of phases: plY t5 - Location of/Directions to the project: b f 8 tV IS :J~ ~ . 01,( e..~ dw b~t I PC - '3 (.,'/ q 1 2 Existing improvements on property: ~ 1~IUd w-. Is proposed use different from existing or prior use? ( ~es) (_No) (_N/A) Total Land area in square feet: 14 O{JOS i F or acres: Existing impervious surface: 1 'R 8 f} 9ffF square feet [J,0'67acres (J1. 3 % of site Additional impervious surface: square feet acres % of site Proposed total impervious surface square feet acres % of site Source of Potable Water: e.;, J-rJ wtJii Method of sewage disposal: fJeffJl-- lttdk Current zoning: tvYnM (/(<..cv( tP&rrent Future Land Use: C-bY1J.rrlJ2I(?f4~. Parcel identification number: 3 -- /5-.- '3 7 - 3 $""", 00/ t1 - tJd 76>0.- D G :>"0 RE CEJVED AUG 2 1 2007 -# D7 -01 D~ rife- Application for Site Plan Review Page 2 Name of project: ~ '0 Ui{,~ /-frIwIR..- !/e?J;% geuJ r'cVl /#C Applicant: m/;Jtt:;.~ fJJ-'lt:J I2-U1> D I,LJ Address: _~~X'-- L1 L1 8 . of Lee ~I F[~. 3?ftJ15 Phone: l1b3> --- /:;(0 --/l/o L( Fax: J63 - 763 - (; 617. Other phone: ?63 ~ l/f 6 7- CP117 Contact Person: rn 1,/I//lR//lY77Vl~ ~P/LkllJ j) / d Address: Ie 0 /30 Y- - vI lrl g- . / NG.e-~ t4--rb.e:-.e: R--3t/j?j Phone: ~6?- &/0- /LloC--( Fax: !Jb3 -1-63--6&//_ Other phone: il b 3> ~ Lf b 7 ---- / C;; 7 7- Property Owner: It ~ m. '5 - It jfH-; tire! L-L- L- . Address' _~~&5"J L;<.j..1:t.t !Vih~ hilh/-€-. 'UUq. ~ 111-- rW) C'< f if t F L- - 3 '1'110 Phone: f 63 -- b !()/ jCjo L( Fax: ~6.3.- 76 j - 0> G 17- Engineer: /T;urmtt5 Jr' ()1/f-K'ytJet( ,Ill. p, f [upper Address: i3 Vi l(lp 1vld il /) "';.f){(~ /)V OOZe P L ~ 3 3 D ,)- 3 _ Phone: ()<;I(- r'11-&o31 Fax: 7fLf- qG.! - 303) - /1 .~ ' ,/,1.-" Surveyor: I yq/A,e~)/Vs.:; 1'/(.-\ i 5-.f/rt-udV.-hv/Cc.d" /A-'2:::. / Address: 3-0?! '.Y 01 ~ t'~ M~, {JT~?c-t'1.-(,~ I PL. J i-? 17[; Phone: f.:& 3. 76'3 -;L['[> J-- Fax: I~_J I-- I I r~ , I I 1 I CONSULTING ENGINEER THOMAS H. MAXWELL JR., P.E. lE 116 [~~- --i- - ~-- I ~ ...v. f. ~: r:::;'[ E ~ ~~j .' C'~ ~ i~ ,. u ~~ ~~ d ~~n i~ 8~~11 ;, HI! !j ~"'! I, ...:111 .; r.,..... ! It.. ~:1.i ,I t:~..l !!l~ i:~ I~ liB 1l J:\ ::i i...i <: 1-1-- I w 0..: NI LOCATION MAP NTS PARKING PLAN BIG LAKE HOME HEALTH OFFICE 608 N.E. 2 AVENUE OKEECHOBEE, FLORIDA LEGAL DESCRIPTION: LOTS 3. 4. 5 AND 5. 5LOCK 16, CITY OF DKEECIlOBEE. ACCORDING TOlIjE PlAT THEREOF AS RECORIlED IN PlATBOOK5, PAGf 5. OF THE PUSUC RECORDS OF DKEECHOBEE COUNlY, R.DRIDA w 0 5 z [ ~ 0 ~ .. ~ ~ f- ~w~ :J ~ r:>~ ~aiw CI ~~~ z ~~6 " [( 2W <( m;~ .. - ~_ SItI[lQJl tC:ll ~~O1 1/4 Urban Planner * Design Consultant. Inc. CONSULTANT AND DRAfTING SERVICES 13l1RaMlldRolll,/ioIt:fllIOcld.A.3X123 F'l'rra~Fu:954-B613l3& --- C L_ ' ___ _ _____ _ ___ - r-- - r- - \ ~------~-- ~--- ~ ___n__ ---- ~--_.- -,- - ---- -- ~ SIO ~ Y'~ F ~: z , '3 $.10 '9\ ~~ =l~ ,..-.: 'i~ (tlOi. ~;; t: 00;: '!." ~~ ~; M;;\ ..,~ ~~ ~'t t~ 0 ~c: <;l :J ~ ~.'" 'i' \ I \~~; \:>1 \<5 \~~ \~ \ffi \1!:: \~ \ \~ \ \ ;; %~ g~ ~~ 3o~ ~~ t;! g~ ~~~ 'i'" ~~ ';;0':' > It'" o~ ~@'& ~ b ~--,- c.QZ~ ~~~ ~~ . 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G") (/) n ffi ~ -0 , \~ \ \ \ \~ \ ul \'" \ . \ n ,,' ,'_ _____ _----- ___ _---' ______ - _' _________----------- /_______ ___ - __-1,- \-\\\\i\ \ \111," \ \ 't\\ \ I J;;t I \~j ,--- - ' \ \::~~~~.::'~\ ~o \, "N 2i3;.~~':1 .. \'" II" _ \ -\ ,- ---- -- ,--.-- \1 1 "'I~ 1\ \<- ~'0' \1\---'\\ - Qtr-\~ --1\\\1 \g '\ '" ':,~ I \ II .\' ~\ \\1 I~ I' ",' < __,,, ' '\\---",,---,,- ,)1./ .,1 ~ I \ -,,1\ ii" '"," ' <-- ,-,~--~----- '\ II:'. \ ~\0'r '1 \\".:>-- --, \ '" \' ,'ii' I, \ \ - "- -~,-------:--- --------- - , ' \! \ ,~'~L, I <..\~!F\='\~ :.~~\\ :;1~~~ -~~,~\ \'i ' ,"" --,- /A ,-' \\\\~\ \~ ' \ <90",-.. ~,< <i\\.,L""",lJ,,<~ ~l\ _\. ~~~c-'-------------\\ \ ~ ,----- --<---'" -- -----------'\ \ __...____n \_- \ !' \ \ \ \ \ \ ~ \\\ ,,\~ \ \~ \ \i \ \0 \ \~ \ I \ I \ I \ \-- -,,~.--'. ---- - -------------.. -- --------- .------------.- j\ i ,\i .. .. \------------------- -------"- \ \ --- - ~---- \ '" \ (: \ \ - \ \"0 I'" If I~ \'" if I;;:' \m \~ \ \t I~ \ \ \ ---- \ ~~ \!r"";o~J:.~ .~.f'~.?.r~t.;'~ .n'" ~~ CONSUL T\NG ENGINEER THOMe.s H. MMV'lELL JR.. p.E. ,J.~k1*: .'-W!t~~ ...-..-... ~ ~ ~ \,~~'i& 'l -\> .\"~\ ~ \ "ARKING LA'<OU' "LAN -~>!:'!:!'.':""'....~ ~:';;'-fUlI'II"'.-n \~ ---- ......oou,.._""",.,.fc>!"e......,....,""".......""OI"t.."'Ofmf' ".P,"'<<'\' ""'" ""MoO""...w ~" .,.. "'~ ..,. "E_"'~<> - l~--- k -...J ':f ::t ~ Vj "{ wpP \; ~, ~ if) ------ --~ I WOOD FRAM[ ~ ' I i ~/~ ~\ \ I ~ , I CJl \Cii llj I L :-:::-- \ TO BE I ABANDONED i I' \ ~~~Ji 35.0' --~~~7' i I~l .. \\~\ LJ .. .... i I -t _L/- ,- .... -------_.~ 1. Tap par/ion of lip 25 &: 26 sholl hove reflective plue background with white renective symbOJ and btJrder, 2. Bottom portion shoji hove 0 reflective white background with bJoclc: opaque legend and bord~r_ J FTP 25 &: 26 moy be fabricated on Me pane! or two. 4. Height shall be 7' measured from the ground or sidewalk to the bat/am of "permit onJy" sign or 6' tothe bottom of ~.s250 fine ~ sign. SIGN CONCRm "'r STOr 1 I i :1 i Ii. j ! ~ \ \ J \ I \ i i 1-12'-+ i , I I <t A.D.A. PARKiNG DETAIL -~--~.~- I ~- -~~~---! : I """"",,__:"'ONC.\ ~HoP ;'"ASPflAl!-. s:,,~Pt'~ \ SUlfr~CE :::DtlR~E \ ~ ~~--A-;1 ~=Till'i,ill~~llI~ill~~ill~ \ U~Ul~m~1 I \ PROP_ 5' LIJ./EROCK IlASE a.uRSfAT9d%COMPACTlOI; 1 ._,_-~,---~J ASPHALT PAVING DETAIL N.T.S. -, I~-.-- , I I Site Data: .~~,",-~~~.._--=-,--,--.,-------,=.,~ TctIlSleAnl 14,oouS.F. OJ11G 100'10 --"" 3,393s.F. ,""1<. - ......, Q.rn2JG ....- 1,G55S.F, ....71<. ..... 3125.F ....1<. TatlIlJIeMaUIInI lG,6G1S.F. ..,.1<. Eldllllnt zonlnt: Commercial Future Land Ute: Commercial c---I Build!!:1JLQ.at~~~~_~~ Hame HIIIth 0I'b sp.: 916 Sol'. T"'_ _S.F. Par~!!'.9: tfcIIMHlllthOlbspKr. 966S.F. X lSpppe300S.f.rltIoor~ .4~ TotII NuI!lWrAP\Ir'dIlII Sf*8~: ~ TablNul\IIW~~ScJIce5i'l'lWkW:5 Nc:iI:1SJ*11tllMAJ)J..QlmIlIIIrtln~wltbA.DA~i \ L---..------.-- ..-.j l_ ~_.~---_..- ~~--- ~ _.~----. --------- PARKING PLAN :5/16' 0:" ,.". 1.0.... I' ,: " . Gl .'" 1..... ,.... "'... U E ..;11 '0 h :1 ~~ll 11 inU i~ U lIt " ~~Jh i; ~~Ri II ~~r i~ ~B i: .e ~~ :> UJ 0.. o:::ci UJ, UJ...l ~...l ~UJ Z3 UJ)( ~<1 zI: .. -I- . "~~lfil ...lX-I: Ei' ~(/) ~,! (/)<1 ! ZI: 00 Ux I- z I i 5 D. i I ... :J ~ III C) z ~; ;z '" '" II D. - ',,,""," ~- "" !IIl-\l-IIJ ...'" 3/4 Ii I I i I I I I I I I I I I I '- ~ ~ ~ 'is ~ S l I ~---- I fDGE iJL ASPHALT . '-' ~' -; ~ ;; 235' ;., " " '" ~ WOOD rRAM[ SHED WPP I ~ i CONCRf"c ~ J : ~ (1 '~~ ~I ~ [1' :, '~,:,' 'Yf~, (; ONrr?ET. ~ ' ~ ! I 25.9 __ .. f 235' ~~-< DRilt[ I ~ 35.0' -~-- I CONC/?t TF WATEH~ ( M[Tf~ ~\ 1 t~__~ if ~ Q '"' " G ~ S --~ ---~I I I I I I I ",I I .,~ I I I I I I I I I SEPTIC rANK -~<!J ; " " " co ...i -I C, \ci '" J.9' " ''i '") v DEMOLITION PLAN 3/3Z':I' l, THE D'Effi1\T1CH COlmu.tTO!l. SKlLL toMPlY Wl1ll TIE FLflRlOA BulLDlMG CODE. COOl AND All OTHER API'l.ICABlf Hl.tlIClPAL, STATE AtfJ FEOEJW. RE6l.UTIC.NS. li..'!!i~~~~,~"t.'meANYfi!1!!l\I,T'1Ir, til~E~!M~~~Vlb:L9fcifiM?T1~BE~i'iD'~ ~~t2.~w~I~!F~1:l~~~~~~,RESlllfHT ~r~~~CTRllli""CES, UGtmNG, ClIICIUIT, Eft. """"HOlT, ~m'!L~~~T"G""AlRC"""'''''' ~~?' w.""""" U>ES."'THE INrulOR"" fNJlmllH~~~HTll M PHASED NEW CONSTRUCTIOH AS ~'4.Dlf'!l""c'IiII'lill'fli.N'~""T""" ~~I~mf~lTItN ACTlYlTJES TO MAINTAIN THE 'PRV-lN" aJrIDITllli OF M ~~Jf~~iIR"iIi"lWJM""'';!ll~~'i~~G '- -.0 ~ i:\ , 'is ~ S l_lJ '" ., I '--..J <: I L-l1 i~' , , -- ::: ~ i~ Q; '- ~ ~ ~ i~ 1: Q ;:. IJ-, " C () d j I I L- I I I I SITE PLAN 3/3,':/' WPP '0 fD(f_QC,ASPHAl T "l " "I ='0 ~I I '^i) 6- i~ ... ... .. .. iiiJ I, I, _~._._1l..___.__.____ SITE PLAN NOTES: 1] SUBJECT TO CUENT AND PERMITTlNG AGENCY APPROVAL 2) CONTRACTOR IS TO VERIFY SETBACKSINJ LOCATI().I OF EXISTINGUTlLITIES :>) HO\lSE. OlhlENSIONS SHOWN MAY BE. APPROXlMllTE REFER TO ~PROVED BUILDING PlANS FOR CONSlRl.ICTKlol DIMENSIONS 4) THE ElEVATlONS SHOWN ARE 6AS&l ON.o.N ASSUMED OA.11.JM OF 100-00 FEET. 4) THE B...EVATIONS SHOWN ARE &t.5EO ON THE NATIONAL GEOOETlCVERTlCI\l DATUM OF 1929 [NGVO 1929) 5)PUBlICWATERSUPPLVISAVAlLABLE. c, '" "' PROJECi SPECIFIC NOTES: 1) UNLESS SHOWN 0T1iERWISE. All DIMENSIONS ARE PlAT(p)AND MEASUREO(M). 2} SI1EAOlJRESS: lllIIl N.E. 2N>AVENUE. 3jPAACELIO::).-15-31-36-QQ1lJ..OO18l-Oll5ll. 4) THE DESCRIPTION SHOWN ~RECHWASPROVIOEDBYTHE CUENTORTHE CLJENT'S REPRESENTATIVE. ~) IlEAAING REFERENCE( PROVIDED ay SURVEYOR HIRED BY OYl"lER~ THE t<<lRTH UNE CI' BLOCK 78 IS TAKEN TO BOO NORTH 89'4TJ8" EAST. 8} F .1.1iM. ZONE.: ZONE UNOE'TERMINED, PARCEl lies wmllN nle OKEECHOBEE CfT'( UMITS. 1jnllSPLANISNOfINTENOEOTQOEPlCT JURISDICTIONAL AREAS OR011iERAAEASOf lOCAI.~. 8} THE PLMl DEPICTEO HERE IS NOT COVERED ay PROFESSIONAl. LIABJUTY IWSUJiANCE. ADOn-1ONS OR DE1.ETIONS TO PlAN OR REPORTS BY aTHER 1HAH THE SJGNING PARTY OR PAlUIES IS PROHIBITED WI1liOUT WRITTEN CONSENT 01' THl:; SIGNING PARTY DRPARTlES. I [] Ii E i!11 . -Q ;~ 4!~ /:! !~111 I: ~ol' .! ., I is ,I ~~Il !: ~~!I ,I ,,~ I~ iL~ i~ :iB ,; .n ~ W c... oc~ W"J W...J ~...J ~ e"W Z~ Wx e,,<( Z~ j:::' ...JI =>(J) (J)<( Z~ 00 UI I- w o 1! ~ ~ ~ ~ i!: ~ :) ~w~ 50)- J:,,~ Wili~ ::E):ui (!) ~<>>l Z wNO ~ ~~@ 0: mg~ - u. ~ aul ""'" -1_~ ..n ~,IJJ 2/4 LaRue Planning & Mana ement Services, Inc. 1375 Jackson Street, Suite 206 Fort Myers, Florida 33901-2845 Phone: 239-334-3366 Fax: 239-334-6384 Staff Report - Site Plan Review ';",'. Prepared for: City of Okeechobee Applicant: 07-010- TRC Big Lake Home Health Services, Inc. Muhammad Nooruddin (AMSA Holdings) City of Okeechobee Site Plan Review Applicant: 07-01Q-TRC Big Lake Home Health Services -- Appl'iq~~!~ai;m:~mlDef~;". il_.~"~';t"'i+",'", A.rvI;S.A,HPI~if1Q~~;,bI4C ' Ownet,~;ph<>rf~NprnQar: ' Legal Description: Lots 5 and 6, Block 78, City of Okeechobee, Okeechobee County, Florida. Discussion: This is a site plan review for a parking lot for a 966 square foot home health care office at 608 NE 2nd Avenue (lots 5 and 6 of the above referenced property). This property was recently approved for a Small Plan Amendment from Single-Family to Commercial and a rezoning from RSF-l to CPO. Findings: Existing Proposed - Land Use S ingle- famil y residence Home Health Care Office Future Land Use Map Commercial Commercial Zoning CPO CPO IX ,.., X ',; :R~quired Pro "d d .:.,:Yle . :.,-- "". , Density NA NA Min Lot Area 6,250 sf 14,000 sf Min Lot Width 50 feet 100 feet Setback Requirements Front 20 feet to buildings, 10 feet The setback of the existing to parking building from NE 2nd A venue is 12' and is nonconforming. The first parking space is set back only about 2.5 feet. Sides 8 feet, 20 feet abutting Existing setbacks exceed residential. requirements. Rear 10 feet, 20 feet abutting Existing setbacks exceed residential. requirements. Max Lot Coverage 50% 9.5%% 2 City of Okeechobee Site Plan Review Applicant: 07-010- TRC Big Lake Home Health Services Max Imperv. Surface Maximum Height Parking Number of spaces Landscaping Parking Area 60% 45 feet 24.2% I-story building 1 per 300 sf = 4 4 including one handicapped 18 sf feet! space = 72 sf 150 sf landscaped island. 1 tree/72 sf landscaped area = 1 tree 3 trees Buffer 10 feet along street frontage 2 feet on other property lines Required buffers are as follows: NE 2nd Av. buffer = NE 7th 51. buffer = South buffer = East buffer = Total buffers = 1,400 sf 1,000 sf 200 sf 280 sf 2,880 sf 10 trees and 29 shrubs are needed on the basis of 1 tree and 3 shrubs per 300 sf of re uired buffer area. Comments: There appears to be some conflicting information. The surveys depict the subject property as lots 3 - 6; the Parking Layout Plan shows only lot 6; and the application refers to an area of 14,000 square feet. If the subject property contains 14,000 square feet, it would have to include the combination of lots 5 and 6. It also appears that the existing structure intrudes into lot 6. This is indicated by the fact that the existing front setback of 11.5 feet and the depth of the building (44.33 feet) total to more than the platted 50 foot lot. Staff believes that the proposed use should be attributable to the combination of lots 5 and 6 so that the parking could be moved eastward sufficiently to accommodate the required 10' setback and buffer from NE 2nd A venue. 3 Glty ot OKeechobee Site Plan Review Applicant: 07-010-TRC Big Lake Home Health Services Recommendations: Staff recommends that the site plan be modified by moving the parking area further east to accommodate the required 10- foot setback from NE 2nd Avenue, and that appropriate landscaping be provided in all required buffers as set forth in Sections 90-534 and 90- 535. Submitted by: James G. LaRue, AICP Planning Consultant September 19, 2007 Technical Review Committee Meeting of September 20,2007 Attachments 4 BIG LJl..KE HOME HEALTH CARE SITE AND SURROUNDING ZONING a::: ,._-">>>>>>->>>>>>,-_.....<iJ,._,,,- .~ ZONING _CHV CLT _CPO INO RMF RSF1 ["'->>>"'1 '. 200 I ({) o 200 400 Feet I CIty ot UKeecnot:>ee Site Plan Review Applicant: 07-010-TRC Big Lake Home Health Services Okeechobee County Property Appraiser \il/,C, ';B~!!" ShEerm3n. erA, Okee('hobee" FiOfid.;. 863,7EG-4422 ARCE L: 3-15-31-35-0010-tJ0180-tJ050 HX - SINGLE FAM CITY OF Ol<EECHb13EELotS3 4 5 &6 BLOCK78 Name:WELDER WILUAM S LandVal Site: !"O8 NE2ND AVE. Okeechobee 81dgVal %A M SA HOLDIN GS LLC .ApprVal Mail: 005 SIl\f UGHTHOU SE DRIVE J""tVal PALM CITY, FL34:loo Assd S al es 2/1612]07 $160.000.0011 Q Exm pt lofO 11/1/1994 $0.0011 U Ta><able 1CV1/1991 ro,OOl1 U $72.000 .00 $41,101,00 $118,219,00 $118,219,00 $56.691 .00 $25.000.00 $41,691.00 \'-TI ;",,:,,1'i ~# -. f~~<,," ! This informaiioo. Last U pdaiEd: 9/1012]07. ",,1>> derived from data which was compile,d by the 0< eechobee Count.; Property Appraisefs Office solely for the governmental purpose of properllt assessment, This information should not be relied upon by anyone as a determination of the ownership of property or market value, No warr anties. expressed or implted. are provided for the accuracy at the data herein. ifs use, or ifs interpretation, Although itis periodically updated, thts: infOrmation ma>f not reflectthe data currently on tile in the Property Apprats: er's office. The assessed v..lues are NOT certified values an d therefore are subject to change before being finalized for ad valorem ass essment purposes, 6 City of 0 keechobee General Services Department 55 SE 3rd Avenue Okeechobee, FL 34974 Phone: 863-763-3372 ext. 218 Fax: 863-763-1686 e-mail: .bcIement@cityofokeechobee.com Date: Application No. (j 1-()09'~mL-. , Fee Paid: <( 30 . Lf) Hearing Date: APPLICATION FOR SITE PLAN REVIEW Name of Project: Bass Okeechobee Funeral Home & Crematory ApplicantFamily Heritage Holdings. LLC Property Qwner:Family Heritage Holdings. LLC Description of project including all proposed uses: Proiect consists of a proposed Funeral Home and associated vehicular use Number/description of phases: This is phase 2 of a previously planned 2 phase development Location of/Directions to the project: Proiect is on the southeast corner of the intersection of U.S. 441 and NW 13th Street Existing improvements on property: Phase 1 was completed in 2001 which consisted of 6.661 sqft of commercial use and associated vehicular use. Is proposed use different from existing or prior use? L Yes) QtNo) LN/A) Total Land area in square feet: 67.554 sqft or acres:1.55 Acres Existing impervious surface: 22.968 square feet 0.53 acres 34% of site Additional impervious surface: 23.898 square feet 0.54 acres 35.38% of site Proposed total impervious surface 46.866 square feet 1.08 acres 69.38% of site Source of Potable Water: QUA Method of sewage disposal: QUA via Existing LS Current zoning: CL T Current Future Land Use: Commercial Parcel Identification number: See Attached Deed (Numerous IDs) Application for Site Plan Review Name of project: Bass Okeechobee Funeral Home & Crematory Applicant: Family Heritage Holdings. LLC Address: 205 N E 2nd Street. Okeechobee. FL 34990 Phone: 863-763-2111 Fax: 863-467-6671 Other phone: Contact Person: Tom Conwav/Paul Mitchell Address: Same As Applicant Phone: Fax: Other phone: Property Owner: Same As Applicant Address: Phone: Fax: Engineer: Stephen Cooper. P.E. & Associates, Inc. Address: 209 N.E. Sagamore Terrace. Port St. Lucie. FL 34983 Phone:772-879-7779 Fax: 772-878-5151 Surveyor: DeHays DesiQn Address: 606 West North Park Street. Okeechobee, FL 34972 Phone: 863-467-8889 Fax: 863-467-8111 Page 2 1375 Jackson Street, Suite 206 Fort Myers, Florida 33901-2845 Phone: 239-334-3366 Fax: 239-334-6384 LaRue Planning & Mana ement Services, Inc. Staff Report - Site Plan Review Prepared for: City of Okeechobee Applicant: 07-009- TRC Bass Okeechobee Funeral Horne & Crematory Staff Report Site Plan Review Application No.: 07-0~ TRC Applicant's Name: Family Heritage Holdings, LLC General Information Owner: Owner Address: Owner Phone Number: Family Heritage Holdings, LLC 205 NE 2nd Street, Okeechobee, FL 34990 863-763-2111, FX: 863-467-6671 Legal Description of Subject Property: Lots 1 - 6 and Lots 24 - 26, Block 14, Okeechobee, according to the Plat thereof as recorded in Plat Book 1, Page 10. Discussion: This is a site plan review for phase tow of a previously planned two-phase development. Project consists of a proposed Funeral Home and associated vehicular use. Unless otherwise noted, the comparison of LDR requirements with the actual proposals by the Applicant relates only to the proposed improvements associated with Phase 2. Findings: Existing Proposed Land Use One-story commercial One-story commercial building, building funeral home and associated vehicular use area Future Land Use Map Commercial Commercial Zoning CLT CLT ....... Required ... ..)~ilJ1~tJ; Density NA NA Min. Lot Area (Ph. 1 & 2) 6,250 sf 67,554 sf (1.55 acres) Min. Lot Width (ph. 1 & 2) 50 feet 300 feet Setback Requirements Front 20 feet to buildings, 10 feet Along NE 2nd street the parking to parking, 75% thereof for is set back only 8.5 feet, along side street yards 13th Street it is set back 10.61 feet. The building is set back 64+ feet from NE 2nd St., and 15 feet from 13 th Street. Sides 8 feet, 20 feet abutting NA residential. Rear 10 feet, 20 feet abutting IS' residential. 2 Staff Report Site Plan Review Application No.: 07-009- TRC Applicant's Name: Family Heritage Holdings, LLC Okeechobee County Property Appraiser '1ft' C "8lW ~3hdr:3re,CFi;- Ok~HJII:,tH;;";. Fl;.Hicia~f63-753.4122 PARCE l: 3-15-37 -35.0010-00140-0010 - VACANT COM CITYOF OKEECHOBEE LOTS 1, 2, 3AND 4, BLOCK 14, OKEECHOBEE ACC.ORDIN <? TO. TH.E Name, FAMILY HERITAGE HOLDINGS LLC LandVal S~e: 1211 N PARR OTT AVE, Okeechobee BldgVa' Mail 205 NE 2ND STREET ApprVal OKEEC HOBEE, FL3'll72 JustVal ~9I2007$1,3roDOO,OOI I U Assd Sales 311=01 $12.00000 VI Exmpl Info U T""able 712''l12000 $70,00000 Vd $162,77600 $0,00 $162,77600 $162,77600 $162 ,77800 $0,00 $162,77800 " ,,~" . This information. Last Updated: 9/1012007. was derived from data which was compiled by the (l< eechobee Countv Property Appraise(s Office solety for the governmental purpose of proper'bj" assessment. This information should not be relied upon by anyone as a determination of the olA'oership of property or market value. No wan anties. expressed or implied. are provided for the accuracy of "the data hereIn, Irs use, or irs interpretation. Although it is: periodically updated. this information may not: re11ectthe data curren1ly on 'file in the Property Appr ais e~s- office. The assessed values are NOT certi'fied values and therefore are subject to change be10re being finalized for ad valorem ass essment purposes 5 Staff Report Site Plan Review Application No.: 07-009- TRC Applicant's Name: Family Heritage Holdings, LLC 50% Max. Lot Coverage (ph. 1 & 2) Max Impervious Surface (ph. 1 & 2) Maximum Height Parking Number of spaces 85% 45 feet 1 per 300 sf = 24 (7,250/300) Landscaping Parking Area 18 sf feet per required parking space = 432 sf. One tree per 72 sf of required landscaped area = 6 trees Buffer 10 feet along street frontage; 2 feet on other property lines. Required buffers are as follows: N. Parrot A v.:::: 2,050 sf NE ] 3 Street = ] ,450 sf Alley (NA) Total buffers:::: 3,500 sf 12 trees and 35 shrubs are needed on the basis of 1 tree and 3 shrubs per 300 sf of re uired buffer area Sidewalks and Lighting Lighting is required, but the LDRs contain no specific standards. However, the City is now considering a standard of one horizontal foot candle. 21.3%, 14381 sf 69.4%,46,866 sf I-story building 34 including two handicapped, Std. = 10' x 20' .. h~cJdstreetbutf~r;ls t. It appears that 19 trees are located in association with Phase 2 and the number of shrubs provided is considerably in excess of the 35 required. The landscape plan should be reviewed in light of the entirety of both phases, but it appears that the landscaping plan meets the requirements in the LDRs. Staff suspects that the single light shown in the front may not be adequate. There is a sidewalk in front of the property along Parrot Av. 3 Staff Report Site Plan Review Application No.: 07-009- TRC Applicant's Name: Family Heritage Holdingsy LLC Recommendation: Staff recommends approval of the site plan provided that the Applicant increases the setback/buffer along Parrot Avenue to meet the 10-foot minimum required in the LDRs. Submitted by: James G. LaRue, AICP Planning Consultant September 20, 2007 TRC Hearing date: September 26, 2007 4 CITY OF OKEECHOBEE TECHNICAL REVIEW COMMITTEE CONSEPTUAL SITE PLAN REVIEW DATE: September 26, 2007 TITLE OF PROJECT: The Lakehouse NAME OF DEVELOPER: LBFH Inc. PROPERTY OWNER: 15th Street Homes LLC AUTHORIZED AGENTS: John D. Cassels, Jr. TRC PROCESSING NUMBER: 07-011-TRC [4107-70848.WPD] Exhibit A.3 - Conceptual Site Plan I!2!:b. CONSULTING CIVIL ENGINEERS, SURVEYORS & MAPPERS CIVIL AGRICULTURAL WATER RESOURCES WATER & WASTEWATER TRANSPORTATION SURVFYING & MAPPING CIS "Partners for Results Value by Design" 421 N.W,3"'Street Okeechobep, H 34972 (863) 763-89CJ'I FAX: (863) 76{-6G92 Project No. 05-0260 ADDITIONAL PROJECT STATEMENTS THE LAKEHOUSE OKEECHOBEE~FLORIDA Proiect Descrintion: The Lakehouse is a planned urban development proposed on 50::1:: acres located in the City of Okeechobee. The proposed project is bound by SW 9th Street to the north, SW 15th Street to the south, existing single family residential and SW 10th Avenue to the west, and existing single family residential and SW 7th A venue to the east. The proposed development will include all of the essential stormwater management facilities, roadways, utilities, and preserve area. The utilities proposed include underground power, central water & wastewater service, phone, and cable. Areas to be Dedicated for Public Use: The areas to be dedicated for public use for the Lakehouse will include sidewalks and other infrastructure throughout the project located within the right of way of the arterial roadway. Phasine: Plan and Time Frame for Completion of the Entire Develonment: The project is proposed to be built in one phase and construction for the project is expected to be completed by 2009. Descrintion of Environmentallv Sensitive Areas: Environmentally sensitive areas located within the project include an eagle's nest with 100' primary protection zone and a 492' eagle buffer zone. There are also 3 wetlands located within the project all with 25' wetland buffers and upland preserve areas surrounding them. Please refer to the attached construction plans for the size and location of each of these environmentally sensitive areas. List of Required Re~ionat State. and Federal Permits: . Environmental Resource Permit - South Florida Water Management District . Water Use Permit - South Florida Water Management District (requirement pending) . Consumptive Use Permit (Dewatering Permit) - South Florida Water Management District . Wastewater Collection/Transmission Permit - Florida Department of Environmental Protection . Construction of Water Main Extensions for Public Water Systems - Florida Department of Environmental Protection ro E :i <{ ~ ~ - ... ~ '" i j o "' ~ "Q ,..: <ii J: x LU >- '" (!j Z :J o "' W Cl <{ z ~ o o :J ~ B E x ~ y E ;;; ~ ~ @2007l.1lFHlnc DA.TE BY I _}~L-__ ~{'~,,-~- --~-~ fS:w, 7th AVENUE OaIe'~ VERIFY SCALE BAR IS t::QUAl TO ONE INCH ON ORIGINAL ORA'NlNG 0_' ADJUST ALL SCAlED OI~ENSIONS ACCOROINGI Y .Jt~~ CONSULTING CIVIL ENGINEERS. SURVEYORS &; IlIAPPERS "Fanners }'OT Restdts, Value By Design" DosignElyc___ lJr""nEly: Ch..dll)L__ 421 N.W. 3rd Street, Ok~chobe..., FI 34972 (863) 763.8999 Fox: (863) 763-669:( BPR & FBPE license No: 959 www.lbfh.com REVISIONS :11----- ~====1i tc-:~~ ji L;"J, rq~,~~~ i II.. 'Ii. I~.I ill' \ill.~" :,.1 ~..,. I 1-1 c= .,el: I V ~~: .~ " lll: ::1 1,'-----' , i I.C~kJj 'till Iii J' . .L Ii . 1 'j " .~. .....r- C--. _0':: . I 1'1 - - - - - - ~----------- -:~ -- ., i I I Ii -.J! I i i I i I LEGEND C3 ~ ~,;>::-/;/;:,:; :, -r.. ..,'_,-../,.':_,.... ':~,{.;?;?>-;;,- e SCALE: 1"=100' BOUNDARY LINE WETLAND WETLAND BUFFER 1 THE liKE HOU" CITY OF OKEECHOBEE EXHIBIT B PROJECT BOUNDARY, STREETS, BUIlDINGS, . LAKES 05 0260 SHEET 1 of 1 1 ~+- I I -+----- d _.. .._~r"du~~__ p_l__5:_~t.r~~ _)~J~ .'.".tlo, '"' ^" 10" ,. ,~,- "~'-',-~~~.~L~ __~~!n~.~___ __~O_~~ __.~__ ,,,,,:,,,,, .." .. _~~.t~~e-:__,_~ .... -S~-_._.. -~~ " .._1~.~: 1~ ~~t __ :~!~~_ I +- r -+~ I ~ : "~-- , &lObI= ~ , " . _e.~l~.1n9..~vel!:?p':~.. I"ront. $etbs"k, ~rde e.l!ltb8~k ~n-It.& (Y'tJdth X t::;;e-",1h) prlmar-u/porc;.h &II/". III Inhr!"," POl'''" "ear i!etbac.k Interior L.ot ~d/Corner L.ot riil.'h, ".~h) iiildth "".ahi ~ "'.. Hslaht. ~~~~h_. c;.f"c ;;~" ~&5'~'''''' mLotl ~ ", .... ''''"' , ;.c;;;;;a,.,e/ 8uIIdlM ..' &' '" ""/""~, ,I. "'''00' ~rd lonal . ",,'~x.." .--.'-"'-- 10 i.:i'L:.;H ..'. .' '0 ~ ii.,;;>j sa.., '0 (.,.Lotl ..' &~. "'d;~"'";"" . ":'~~:I ',~'~~',,": I. .....&&..100' .... '; "" no .-- ~_._.--- -"" ~d or: lanai >> .-.. '" " 10' ,I. .1, 100' ,I. ,~, . "","IId!" ,I. &' '0' "'. S' ~WMo/ ..' ,oa' "...M...... '.. _..^"~ "',II',""~ 51" 10.' ""'" "C8, I ---~+- ,",,' .,,,,,, -'-'~IT I '[' I I I I I I I I I I I "C8r -+ I I -+ '. ";,., !-~te:-ijI~~_~~~~I~~~~L~~~~:~:~1I&i;;\;~ren[~1~::P!~~:~:~~:~:~~I~~#;:fe:~~~~~~:_~~~;;.:~e.n~ij~~"EC;;;i~~~2~:~~~~I~i~-:..~~-_~==:: .. . .... ..... -...- ,-~~~:,...~.}9'_~~!'~,.!'.l;:1::~.~~jIl.~~~rTle:~~,i~.~P.~i~.~_~: l~"",.,." _. _.~,,,..,,____,.. f' , ,.,,,........., The Lal~ehous~. A Walkablc, Community Focuscd Development Total Site Area. .orlJnltlit: O\Ierall ~ross 1iee.identld Dene-i IPVJ-",,); lite Ired Per Pro &ed LDC ~e ~: Mwimum AIIowa,le Lot; CCNe (40%): Max. Allow<:ble: 1m rvious 5urrac:.a Area (bO%): Min. n ;;. e ~ ired (40%), t-fln. 1m oved ~reation A~el1 Re ired (15 5.f /du), Pro osed Pe~ Currel"t Plans: __ _ ~d.5__c.cpng~'2E~11 5pa::.e Provic.led ,-- per(.~tiiCe '-..30dsc; ir. I ei"l S ace Pr"cviaed P;3rl;./Su,ferOllen SplICe i..<l<.e-:rNl_~jME fl:!c.inll:!.t U 11I'1a;~;5tin ~tlll'1aIY'li:.l1jn leClr,"I~) 1m rvioos suriaGe calGulctians' Total Lot COver e: Lot Cover e ~rc:.ent e: I'll r~k::I.-l& Hea (f1ri8tlon Let). "'*1.:*,5; ." eNo.ISA:::r~5i!!1ite mpe'rvbJ~ ).rea Mil 8 Let} #aFlot;5: n rviac.e""-rosIOSita: rn ervlC\l~ ....,..e. ('I).J alc:w L..c;t): .oflo\:!i: _l'npervk::u!lA:::!:95~ell:e: hi rv!C\ls,;,rea(CGtt I..clt): - "dlot&. m rvIoulO""-ra=.105Its: -+ I - + -~- l are I"eet. AGree .2;!i9,O'15.68 ~,e1 15& '.6. MS,25O.21 .20.5.2 F'..e rremert5 Met 1.62j,a.45.41 ~_4~ fte uirement5 ~et f,l}$,2:%"..21 .:i!0.a.:i! Rei irement.e. Met :2040 005 4&'>0:46' PI round "1&& ~.~ 1.00_1 .22.13 .... .209 "lIe> 00 i 409,$<'>.001 ~,2S5.00 ~.:i!S."l:5O.53 12.0'7 ..'" 6.21<1.1:2 ,. &1,a-re.,O& 4,&605T " &"1~.41 ,.~."" .. 1'!'T,9'T2.00 - S.1e5,e.+ 56 1~.2"l5.04 I I ! ! i-I I I I I I , f-~ -nr--n'i : i I P06QS<'i,OO -+ ~T'4,200'1 -----.j-- P III ......-< 0... Prepared for: STRAA T Real Estate fH=69(~ i9NVIROSCAP9 I LAND PLANNING & LANflSCAPE ARCillTECTURE. A DrvlSJON OF THE IoVANSGROUP 1(lIIIN,OItA>J(l'EAV'Ec OlU.lI'OO.FLOaIOhJ~1 mllmrn F.u.oo~Jl1 ill +' ..... ill 1 ,......, +- I .- 1k eVANS~ ARCHITECTURE & PLANNING OlllAAIlO,rLO~fl:lAllllll r.u401~))1 0' S0'100' 2m 300' 400 Nurth -+ J - NEIGHBORHOOD PLAN DETAIL , Prepared or: STRAAT Real Estate fH=hA(~ (J 5" ur 2ft 311 40' NOftb The Lakehouse " A Walkable, Community Focused Development " +- . .:''''' '. ~ bi~ .~..~~~~~~ ~-I I;' I eVANS pafJ ! ARCfUTECTIJR.E A PLANNING -----~- I _.._n_ +_ ~,,-~,~ I OIl..II.NDO.PUlUlADIIll WllilU110 FA.lIl'I~ll ,- I -. 1 ~- J , ~+- I ~'.;TOF~"" -"~~~':" _ _ _ _ _ _ _ _ _ ----r- - - - - - - - - - - - - - - - - - - - - - - - - - -- ,-- ""--!~~, -- /// . I NEIGHBORHOOD PLAN DETAIL. The Lal<ehouse Prepared for: STRAAT Real Estate fH=bfl(~ ~ 10 W ~ 00 W Nooh I Fa60~,OO -. '9NVIROSCAP9 I. LAND PLA~NING & LAl"DSCAPE ARCHITECTURE A mV[SION OF THE EVANS GROUP -+ I -I eVANSRUI ARCHITECTURE & PLAI>.'NrN(] -+- I A walkable, Community Focused Development ~ptel'r'berle,:;lOO'lI 1 -+- I " .....-. .~ cO -i-l Il) o ~ cO 0:: (l) -i-l ,~ en I M -.- , -- P'roduGt end L.ol de~jgn ~tandarde. tor ~8sid8ntial Prod UGh "6 Unit!!! tohl 6/:26/:001 Frodu(.t Pi~triGt Mix . 6ulding ~n't'elop~ I"'ront setbac:.k. !lda ~etbllGk. Max fIlur 5e:tbsGk. Int$rior l.ot !nd/Goorner 1.01:. Sarage Unih (VIlidth)( o. th) prlrTllr IPorGh .slrl e InterIor ParGh Hal hl (~Idth)( DI!l th) (riidth x t?e th) 1.0adln Porte Plantallon "0' .. 10% 14 b!5'x 2>6' 10 2. .' 10' ,I. ..;'~ara:lel ii x 100' 61'x 100' cochere 2.4CO -;!cOO ~.f'. e..tilte (rr !..Ct.) e,d/Corner euilding 2 ,car 9rd" ionsl ~orte Villa9" L.ot "' 10% ,. ~'xeb' 10' ,,"' .' 10' ,I. 4'Gara;el 62' x 100' be" x 100' COGhere 1'100 - 2400 d. Village (62' I..ot) 61r:Uo::'orner eullding :2 -Ci!r ;lrd" ianel Sung.low I..ot. Sf '0% " '" x e1 10' n/. .' 10 ,I. 9'Gollrage/ 41' J( 1080' S1'x 10E>' L.ao' 1600 - 1"100 sJ. S\.ingalow (.4.1' Lot) 51d/Corner euildin9 .2 ~ Cer cottage OF 42% SO SO' x e" 10' ,VOl .' 10' n/. 5' Garaae/ 4::' x 10e' 46' x 108' L.ao, 1900 -1E:rOO d. cotta.;!e (4.:l'l..ot) ~J:j/Go~nel" Sl.oilJ:jin.; : -Cer I r- I 50 ;:rel"eet Acre.. :l:,:l:19,Ci"1Sbf> 50.e1 1>. 2>6 Note: rris matrix is believed to be LlJithirr current Ci~ of Okeecl1obee aral't 1.0"- for ~-R, ~ current~ ~howr per b!5/0i meetin;l. Note: A 10' l"'rorrt 'fa-a utilit~ easement i.. Mt"cipated ~ ~ I I I ,_ I """"':""-'_ L ,------ I I The Labehouse I -, ~are FootagelPsta calculations iotal s:te Area lIof'~nib, OIerall ~ross Re~idertl!ll ='e~6i (~~)AcJ: lte uired I"er I"'ro o~eel LDC!i.e !!; ~;;l)(im~m Alloweble I..ot CCver e (4C%); Max. ,t.,llow2t:le 1m ervicui Surfs<::e"'~ea (60%) Mn,O en!!> ea:;ef'e ired(~%); ;;.lln, 'I'" - rOV6d ReG~estion Are' Re ired (15 sVdu). Pro o..eel Per Current PISi!!: l..a'Ide n 10 nSOace Provided' Perce1t el.6ld!G in /0 nSpa::e Provided: I"dr~6ilfltr n t; l.$;.e ,l,re~(~itr-i" I!lllec.ir::,'e): U"llir~~~iit n ~~11t1d ~tri" Ie <::-1":::.", 1m e-.,.;oue e",rlaGe c3~u:ation6' '-"tGover e"'e'.:.ent e 'II r~io.JS ""U (PIM~i~" LOt) ~ of 101;& l're~i=,I,(;rOis..<te l"'er'i~"'ree(Vill&lei.at) ~ 01' lets IT erviQ.lIl ""rC'&'i~ite ml.'ler~i~s Ar"U Ie,n el.:\li ;.c::t~ =oPlcts Itr e~iO.Jsk;ross~ite 1m '~i-::l'SNell(Got t..'-'*t =oflotl; I'" erviCI.Is ",~'os$l!ita c.lubhouse GOVer e rcent e ~aaLll ",\fer e ~r';e1t e 44.~' ~ 'l$' "',o,~, F'd\le"'ent llO'~.O."".Alla''''''''a''''ant Merc,ove- It er,et1t. e' Impervious &urPS(.8 PaI"C1'1 -, I I I I I ~L~~L e.e~,:~o':, 1.SZ"I,e415.41 e.e~.2S0':' >040 20.~: ~ :rement~ Met 50.048 Re u:rement~ Met 20.92 ~ ;rement~ M~ 0,05 046',.;46' ,",' :"a~n.:l "lbb,le1.00 ':2:e 44% Xl~,"If>OO 4.66 "O~.~,OC "1%7 S!i&,:!50=, &Z1 5.2$,"190.5$ 1.2.0-r 24% 6.21'1.,:/ " e.'.o~6.oe ".abO!l~ " bll,le,..l !I,,:l4X " 1,"~~.2X ',li>e.9..:l " l'Il,~O..:l 2!!>,"'e.S.OO O.SS 1,08% .25'1,4'6 11,12% ',e.,'~' "':0 W,'O'l HI! 4_C2a.,"Se..OO _ "'.21 le.,.2!% 1.:15.504'1.59 21.85 ~ '1 !)ep~embe' ", 2c::7i I ,- 1001 'i,ORA!\'GE~\'E. I O~LASDO,I'LORlll^3"UL ,Q', ~;o.1j77{l 'AX,oj'6JO.!" I F'Ob05~.OO -, Prepared for: 19NVIROSCAP9 STRAAT R 1 E t t 'AND'C^,"N<.&C''''''^,URClUHCTURC 1"-100'11" ea s at l:d _, A DrVISIONOFTHEEVA",OROUF fY=bA \ vi ~l!~~~~ ~ fil .......... P-< ~ 4-> ..... m I ,......, 0' 50' H)I} ,- I ,- "",,,00,,,,,,,,"'1 <(" t~Il-!,1(l HXlD.,~SCI-II~71 --t- I A walkable, Community Focused Development 200' 3(~j' 4lfl i\OIth LaRue Planning & Managelllent Services, Inc. , Fort Myers, Florida 33901-2845 Phone: 239-334-3366 Fax: 239-334-6384 Staff Report Concept Site Plan Review Prepared for: City of Okeechobee Applicant: 07-011- TRC The Lakehouse Staff Report Site Plan Review Application No.: 07-Q11-TRC Applicant's Name: The Lakehouse General Information Applicant: . Applicant Address: Jose Rasco, CFO for Owners 701 Brickell Avenue, Suite 1740 Miami, FL 33131 Owner Address: 15 Street Homes LLClMontebello 13 LLC, Joint Venture 701 Brickell Avenue, Suite 1740 Miami, FL 33131 Legal Description of Subject Property: PARCEL I: All that part of Section 21. Township 37 South, Range 35 East, Okeechooee County. Florida, lying West of Blocks 24R and 249, and Southerly extension thereof. "FIRST i\DDlTION TO OKEECHOBFE Fl"ORII)l\.', as recorded in Plat Book 5, Page &. Okeechobee Count} Puhllc Records: South of Southwest 9th SlIce!. North of Southwest 15th Street; and East of Block 202, and Southerly extension thereof, "OKEECHOBEE" as recorded in Plat Book 5, Page 5, Okeechobee County Public Records; and East of Southwest 10th Avenue, within the City Limits of Okeechobee, Florida. LESS AND EXCEPT FROM THE ABOVE DESCRIBED PARCEL: Beginning at the Intersection of Hopkins Meander Line and the South boundary line of Section 21, Township 37 South, Range 35 East, and run Northeasterly along said Hopkins Meander Line 28.6 feet for a POINT OF BEGINNING; thence East paraJJeling said South line of Section 21, aforesaid 56.6 feet; thence North 175 feet; thence West 240 feet; thence South 175 feet; thence East 183.4 feet to the POINT OF BEGINNING; said land lying in and comprising a part of Government Lots 3 and 5 of Section 21, Township 37 South, Range 35 East. ALSO LESS AND EXCEYI FROM THE ABOVE DESCRIBED PARCEL: A 30' wide strip of land as described in Official Records Book 351, Page 618, Okeechobee County Public Records. Parcel ID#: 2-21 -37-35-0AOO-00006-BOOO PARCEL II: Beginning at the intersection of Hopkins Meander Line and the South boundary line of Section 21, Township 37 South, Range 35 East, and run Northeasterly along said Hopkins Meander Line 28.6 feet for a POINT OF BEGINNING; thence East paralleling said South line of Section 21, aforesaid 56.6 feet; thence North 175 feet; thence West 240 feet; thence South175 feet; thence East 183.4 feet to the POINT OF BEGINNING. Said land lying in and comprising a part of Government Lots 3 and 5 of Section 2 l, 2 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse Township 37 South, Range 35 East. LESS AND EXCEPT the East 160 feet. Parcel ID#: 2-21 -37-35-0AOO-00027-BooO PARCEL ill: A parcel ofland lying in Section 21, Townslllp 37 South, Range 35 East, Okeechobee County, Florida. Being more particularly described as follows: Commencing at the intersection of Hopkins Meander Line and the South line of Section 21, bear Northeasterly along the said Hopkins Meander Line, a distance of 28.6 feet; thence bear East parallel to the said South line of Section 21, a distance of 56.6 feet; thence bear North 175.00 feet; thence bear West, a distance of 80.00 feet to the POINT OF BEGINNING; thence continue West, a distance of 80.00 feet; thence bear South, a distance of 175.00 feet; thence bear East, a distance of 80.00 feet; thence bear North a distance of 175.00 feet to the POINT OF BEGINNING. Parcel ID#: 2-2l-37-35-0AOO-00027-0000 PARCEL IV: Beginning at the intersection of Hopkins Meander Line and the South boundary line of Section 21, Township 37 South, Range 35 East, and run Northeasterly along said Hopkins Meander Line 28.6 feet for a POINT OF BEGINNING; thence East paralleling said South line of Section 21 aforesaid, a distance of 56.6 feet; thence North 175.00 feet; thence West 80.00 feet; thence South 175.00 feet; thence East 23.4 feet to the POINT OF BEGINNING. Said land lying in and comprising a part of Government Lots 3 and 5 of Section 21. Township 37 Sourh. Range 35 Ea~t. Okeechobee Counry, Florida, ParcellD#: 2,21.37,35 OAOO-00027,AOOO PARCEL V: A parcel ofJand lying in Section 21, Township 37 South, Range 35 East, Okeechobee County, Florida, being more particularly described as follows: For a POINT OF REFERENCE, commence at the intersection of the Hopkins Meander Line and the South line of Section 21; thence bear Northeasterly along said Hopkins Meander Line a distance of 28.6 feet to the North right-of-way line of Southwest 15th Street; thence bear North 89036'23" East along said right-of-way line (also being 25 feet North of and parallel to the said South line of Section 21) a distance of 56.43 feet to the Southeast comer of the lands described in Official Records Book 153, Page 803 and the POINT OF BEGINNING; Thence departing said right-of-way line. bear North 00018'09" West along the East line of those lands described in Official Records Book 153, Page 803 a distance of 97.24 feet to the Southwest comer of the lands referred to as "Parcel 2" in Official Records Book 581, Page 401; thence bear North 89036'39" East along the South line of said "Parcel 2" a distance of 99.49 feet to the Northwest corner of the lands referred to as "Parcell "in Official Records Book 581, Page 401; thence South 00039'46" East along the West line of said "Parcell" a distance of 97.23 feet to the North right-of-way line of said Southwest 15th Street; thence bear South 89036'23" West along said right-of-way line a distance of 100.10 feet to the POINT OF BEGINNING. Parcel ID#: 221,37-35,OAOO-00028-AOOO 3 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse PARCEL VI: From the Southwest corner of Government Lot 5, Section 21, Township 37 South, Range 35 East, thence East along the South boundary line of said Government Lots to the intersection with the West right-of-way line of Okeechobee Avenue extended South, thence North along said right-of-way line of Okeechobee Avenue 25 feet for the POINT OF BEGINNING; thence North along West right-of-way line of Okeechobee Avenue 97.3 feet; thence West parallel to South boundary line of Government Lot 5,99.6 feet; thence South parallel to East line of Tract, 97.5 feet; thence East parallel to North line of Tract, 99.6 feet, to the POINT OF BEGINNING; being a part of Government Lot 5, Section 21, Township 37 South, Range 35 East, Okeechobee County, Florida. AND From the Southwest comer of Government Lot 5, Section 21, Township 37 South, Range 35 East, run thence East along South boundary line of said Government Lot 5 a distance of 336.7 feet to the intersection with the West right-of-way line of Okeechobee Avenue extended South; thence North along the West right-of-way line of Okeechobee Avenue a distance of 122.3 feet for POINT OF BEGINNING; thence West parallel to South boundary of Government Lot 5 for a distance of 199.7 feet to the intersection with the West boundary line of Government Lot 5; thence Northeasterly along West boundary line of Government Lot 5 a distance of 89:73 feet; thence East parallel to South line of Tract a distance of 154.76 feet to the West right-of-way line of Okeechobee Avenue; thence South along said West right-of-way line a distance of 77.7 feet to the POINT OF BEGINNING. Being a part of Government Lot 5, Section 21, Township 37 South, Range 35 East, Okeechobee County, Florida. Parcel ID#: 2-21-37-35-0AOO-00028-0000 General Description: This is a conceptual site plan review for a residential planned unit development encom- passing approximately 50 acres in the southern part of the City. Existing Proposed Future Land Use Map Single-Family: maxnnum Single-Family Classification allowable density is four d.u.lacre; up to 201 dwelling units are allowed. Zoning District RSF1 PUD-R Use of Property Three single- family homes; two Planned residential devel- are occupied and one is vacant. opment 136 detached The balance of the property is single-family residences undeveloped. in a variety of lot sizes. Acreage Approximately 50 acres Approximately 50 acres 4 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse Adjacent Future Land Use Map classifications and Zoning Districts: North: Future Land Use Map Classification: Single-Family Zoning District: RSFl Existing Land Use: Vacant with church to the northeast. East: Future Land Use Map Classification: Single-Family Zoning District: RSFl Existing Land Use: Single-family South: Future Land Use Map Classification: Urban Residential Mixed Use (URMU. Unincorporated Okeechobee County Plan) Zoning District: Unincorporated Existing Land Use: Single-family West: Future Land Use Map Classification: Single-Family Zoning District: RSFl Existing Land Use; Single- family 5 Staff Report Site Plan Review Application No.: 07~011~TRC Applicant's Name: The Lakehouse Comparison of Proposal with Dimensional Standards (Sec. 90-418) Required Provided Minimum Parcel Size 5 acres 50+ acres Maximum Density 4 d.u./acre 2.7 d.u.lacre Maximum Dwelling Units 201 136 Minimum Perimeter Setback 20 feet 20 - 25 feet Minimum Building Separation 12 feet 12 feet Maximum Lot Coverage @ 40% = 20.32 acres 12.62 acres (24.8%) Maximum Lot Coverage and @ 60% = 30.48 acres 27.85 acres (54.8%) Other Impervious Surfaces Minimum Open Space @ 40% = 20.32 acres 22.18 acres (43.7%) Maximum Water Bodies as @ 50% = 10.16 acres 9.27 acres Percent of Required Open Space Minimum Active Recreation Area @15 sf/d.li. = 2,040 sf 2,116 sf Comments: The proposed concept plan meets all of the above dimensional standards. Staff recognizes that the pun does not set minimum standards for lot size, width or setbacks, other than the minimum separation uf buildings. However. we initially had some concerns with a rear yard setback of only three to four feel. The Applicant subsequently submitted a graphic and explanation of how the small rear yard setback is part of the overall ''Traditional Neighborhood Development" approach to the project and has alleviated our concerns. Concurrency of Adequate Public Facilities According to the U.S. Census, the City of Okeechobee averages approximately 2.7 persons per household (pph). Thus, the development of this property could generate approximately 367 additional residents (2.7 pph x 136 d.u.) Potable Water: The adopted LOSS for potable water is 114 gpcpd. The impact for the proposed development is as follows 136 units X 2.7 pph x 114 gpcpd = 41,838 gpd. The Applicant has submitted a copy of the developer's agreement indicating the ability of OUA to provide the needed potable water to the project. Sanitary Sewer: The adopted LOSS for sanitary sewer is 130 gpcpd. The impact for the proposed development is as follows: 136 units X 2.7 pph x 130 gpcpd = 47,710 gpd. The Applicant has submitted a copy of the developer's agreement indicating the ability of OUA to provide the needed sanitary sewer services to the project. 6 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse Solid Waste: The adopted LOSS for solid waste is 13 lbs/person/day. The impact for the proposed development is as follows: 136 units X 2.7 pph x 13 pounds per person per day = 4,771 ppd. The County has recently commned a considerable level of excess capacity available to serve the solid waste disposal needs of other major developments in the City. It appears reasonable that the volume of solid waste associated with a development of this size can also be accommodated within the capacity of the County's Solid Waste Facility. Drainage: The proposed development will be required to meet all standards required by the City of Okeechobee and the South Florida Water Management District. Parks & Recreation: The adopted LOSS for parks and recreation is 3 acres/l,OOO persons. Based on the estimated population, the minimum acreage requirement for parks and recreation would be approximately 1.1 acres of recreation/open space. The Applicant has identified park areas in the concept plan in excess of this requirement. Traffic: The Applicant has submitted a Traffic Analysis that will be reviewed in greater detail in the Staff Report for the proposed rezoning to PUD-R. The findings of the Applicant's Traffic Analysis are summarized as follows: The proposed project is primarily served by local roads, with access provided by SE 9th and 15th Streets. The overall impact of the project is minimal on local streets and neither will level of service be reduced or nor will turn lanes be necessary. Traffic impacts on hoth SR 70 and US 441/98 will be insignificant. Traffic congestion will continue on SR 70 with or without the project and the impact of the project on this roadway does not reach the level of significance normally acknowledged by the FDOT as being 10% of the volume associated with level of service "C". General Development Review Standards (1) Physical characteristics of the site. The type and pattern of use proposed in the concept plan appears suited to the physical characteristics of the site. (2) Compatibility and relationship to adjacent property. The proposed single-family development, while employing smaller lot sizes than the surrounding area, is of similar density, height and intensity with surrounding development, limits the points access to the surrounding road network, provides for recreational and open spaces for the intended residents and should not materially affect surrounding properties. (3/4) Access and internal circulation. The principal access points are located in a manner that reduces potential conflicts between traffic entering and leaving residences within the project and exterior traffic on the roadways serving the surrounding area. Internal circulation allows for vehicular and pedestrian movement within and among the various residential, recreational and open space areas. 7 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse 5. Natural and historic features. The development is designed in a manner to preserve the existing eagle's nest from adverse influences and to preserve. and in some instances, enhance existing natural wetland areas. 6. Density. The proposed gross density of four dwelling units per acre is consistent with the limitations imposed in the City's Comprehensive Plan. 7. Screen and trash and refuse containers. This standard will be addressed in the final site plan approval stage. Conclusion: Assuming the Applicant provides acceptable explanations of, or modifications to, the proposed concept plan relative to the Staff's concerns over the rear yard setbacks, Staff rmds that the concept plan to be in conformance with the intent, standards, and require- ments of the PUD- R District. Submitted by: James G. LaRue, AICP Planning Consultant September] 8, 2007 TRC Hearing date: September 26, 2007 Attachments 8 Staff Report Site Plan Review Application No.: 07-011-TRC Applicant's Name: The Lakehouse Subject Property City of Okeech bee Future Land Use Map > .. 3' f~T::1 _.....L-._~) .~ _""~"'-_'''u. :1 ~-l .Ii . .". '-1. _.'~~_.- .. . ~ ; ., " ., ; "m_,_,_, I .,. 2~8 ; ,l :i ~ , ~ :.. ~ II> ~rlli'Er ... ~ ! ... [' r: II : I . ~... ~ i .. 1 ~ ~ t "&.W~-tlTl-&TllE"ET;'---'--" { .~ ~ 0 111~l#t1.IJ~ u 1 ; TO i ;f..:. !. 10 I' . [~~:fJ !j;~" ~>>>T~F\:fr:'T:r:= L::.l-_ 5 i ] ~ . ~ _:__ .'" row"j- --~-] ~ .~.rn r-'-i, I I_ ~!, t.dJ \ ] 't. at ___ _._1 9 C ....-4 AFFIDAVIT OF PUBLISHER OKEECHOBEE TIMES 106 5.E. 51h 51., Okeechobee, FL 34974 (863) 763-7283 Published Weekly STATE OF FLORIDA COUNTY OF OKEECHOBEE: Before the undersigned authority personally appeared James A. Hughes, Jr., who on oath says that he is publisher ofthe Okeechobee Times, a newspaper published weekly at Okeechobee in Okeechobee, Florida: Affiant further says that the said Okeechobee Times is a newspaper published at Okeechobee, in said Okeechobee County, Florida, and that said newspaper has heretofore been continuously published in said Okeechobee, Florida as a daily, weekly, or bi-weekly and has been entered as second class mail matter at the post office in Okeechobee, in said Okeechobee County, Florida, for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. ,. "--,m'OOiNicALREVmw'h'h'_' , COMMITTEE MEETING NOTICE NOTICE IS HEREBYGIVEN that the TechnicuJ Review Conunittee Qf the City of Okeechobee will meet: in Regular Session on Wednesday, September 26, 2007, at , 111:00 LID., City HIIII. 55 SE 3rd Ave, Rm 200, OIceechobee, Florida The public is in. vi"" llIId e1lCOuraged to ottend. For a copy of the "llenda COli'laCe the General Setvices Deport. ment (863) 163-3372 x 218, PLEASE TAKE NOTICE AND BEAD- VISED chat if any person desi.... to appeal any decision made by the T..haicaJ Review Commie. tee with respect to any mallei considered at dlis meeting. sudt in......... person will n<od arecool of the proceedings, llIId for such pwpose may need to ens= a verbatim re<ord of theproceed, jogs is_.which r=rd incllUlesthe _ny and evideDce upon which the "I'I'"aI is ro be based. ~-: ~=::~'::ciri-::" of back,up . In accordance 'wilh the Americans wilh Disabilitie~,Act .(AOA):and- Aorida 51atole 286.26. pirioos wilh disabilities needing special accommodation to participate in Ibis proceeding should contac' Lane 6tuWotea. DO laler than two (2) working days prior to the proceeding ar 863. 163.3312 x 214; if you ~ bearing or voice im- paired. call roo 1.800-222.3448 (voice) or I, 888,447.5620 (TIY). by: Brian Whitehall. City Administraror Betty Clement, General Services Coordinaror Published 0012012007 \. ~_~~~.~.li'~~"'h___......'mn.'..__nnm./ that the attached copy of advertisement, being a Technical Review Committee PO#13501 in the matter of City of Okeechobee City of Okeechobee 55 SE Third Avenue Okeechobee. FL 34974-2932 In the Court, was published in said newspaper in the issues of 09/20/2007 ~t1~. Jam A. Hughes, Jr., (Publishe ' Sworn to and subscribed before me 2~ ~. this day of ~0~ ~ A.D. 2007 (SEAL) ;f/~ Notary Public fA ", '" Rosealee A Brennan " ""yp". " 8483 _"'-;'O-;';';":,:"<k':Commission #DD) 1 ~ *: \~i: ''. Expires: lun 25, 2008 ~/~~" 'I.,~ . Bonded Thru ",,;,~~,.~~,, Atlantic Bonding Co" Inc. AFFIDAVIT OF PUBLISHER OKEECHOBEE TIMES 106 S.E. 5th St., Okeechobee, FL 34974 (863) 763-7283 Published Weekly STATE OF FLORIDA CCo MITTEE MEETINGG NOTICE COUNTY OF OKEECHOBEE: NOTICE IS HEREBY GIVEN that the Technical Review Committee of the City of Okeechobee has been cancelled. The next regularly scheduled fleeting will he Wednesday, Before the undersigned authority personally appeared James A. September 26.2007.10:00 a.m.,City Hall,55 Hughes,Jr., who on oath says that he is publisher of the Okeechobee SE 3nl Avn,Rm2ndenc encouraged Okeechobee, attend.The public is invited and encouraged to attend.For Times,a newspaper published weekly at Okeechobee in Okeechobee, a copy of the agenda contact the General Florida: Services Department(863)763-3372 x 218. PLEASE TAKE NOTICE AND BE ADVISED that if any person desires to appeal any decision made by the Technical Review that the attached copy of advertisement, considered this respect meeting,to any matter Ny considered at this nnee[ing,such interested being a Cancelled TRC Meeting Notice PO#013391 person will need a recofi of the proceedings, and for such purpose may need to ensure a in the matter of City of Okeechobee verbatim record of the proceedings is made, which record includes the testimony and City of Okeechobee evidence upon which the appeal is to be based 55 S E Third Avenue Media is used for the sole purpose of back-up for the General Services Department. Okeechobee,FL 34974-2932 it Disabilities Act(A A)and Americans tote Disabilities Act(ADA)and Florida Statute 286.26,persons withdisabilities needing special accommodation to participate in this proceeding should contact Betty Clement,no later than two (2)working days prior to the proceeding at 863- In the Court, 763-3372 x 214;if you are hearing or voice impaired, (voice)aired,call TDD 1-800-222-3448 voice)or was published in said newspaper in the issues of 08/16/2007 1 by: Brian Whitehall,City Administrator Betty Clement, General Services Coordinator Publish:08/1612007 Okeechobee Times Affiant further says that the said Okeechobee Times is a newspaper published at Okeechobee,in said Okeechobee County, Florida,and that said newspaper has heretofore been continuously published in said Okeechobee, Florida as a daily, weekly, or bi-weekly and has been entered as second class mail matter at the post office in Okeechobee,in said Okeechobee County, Florida,for a period of one year next preceding the first publication of the attached copy of advertisement; and affiant further says that he has neither paid nor promised any person, firm or corporation any discount, rebate, commission or refund for the purpose of securing this advertisement for publication in the said newspaper. /7,9 James. Hughes,Jr., (Publisher) Sworn to and subscribed before me this /6 ' � day of A.D. 2007 (SEAL) Notary Public ,a sealer A, Brennan Commission#DD318483 Expires:Jun 25,2008 '724.0F , Bonded Thru Atlantic Bonding Co.,Inc.