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Model Home Permitting and Temporary Certificates of Occupancy Orange County BCC January 27, 2015.

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Presentation on theme: "Model Home Permitting and Temporary Certificates of Occupancy Orange County BCC January 27, 2015."— Presentation transcript:

1 Model Home Permitting and Temporary Certificates of Occupancy Orange County BCC January 27, 2015

2 Presentation Outline  Purpose  Current Process  Homebuilders’ Resolution  Staff Recommendations  Board Direction

3 Presentation Outline  Purpose  Current Process  Homebuilders’ Resolution  Staff Recommendations  Board Direction

4 Purpose  Public comment from December 2, 2014  Explain permitting and issues related to model homes  Homebuilders’ draft resolution to allow Temporary CO (TCO) for a model home in limited circumstances  BCC direction

5 Presentation Outline  Purpose  Current Process  Homebuilders’ Resolution  Staff Recommendations  Board Direction

6  Permitting Requirements for any Construction – Prohibits vertical construction prior to approval of plat (OC Code Sec. 30-83(b)) – Prohibits erection of building unless access via public street (OC Code Sec 30-92(2))  Permitting of Model Homes – Allow model homes to be ready concurrent with final plat / completed infrastructure Current Process

7  1995 Resolution (95-M-20) – Allows for construction of model homes prior to completion of plat Utilize preliminary plat with proposed street names No CO issued until amended permit with final address No CO issued until Certificate of Completion for subdivision At applicant / developers risk and expense  Limited to 20%, but no more than 5  Resolution inconsistent with current code

8 Current Process  Certificate of Occupancy for Model Homes – OC Code - No CO (temporary or permanent) prior to plat – 1995 Resolution – No CO (temporary or permanent) prior to Certificate of Completion – Developer acknowledgement via affidavit

9 Current Process  General life-safety requirements for vertical construction – Florida Fire Prevention Code – Florida Building Code – Utilities (water, wastewater, power)  Public access to an active construction area  Adequate parking

10 Life safety

11 Current Process  Issues with Permitting / CO – No official address for emergency response – May be no stabilized infrastructure – May be inadequate water supply  Florida Fire Prevention Code (Chapter 16) – Fire Department access – Water Supply – Before combustible materials accumulate – Underground water mains and hydrants – Prior to commencing work on structure

12 Building, logistics

13 Current Process  Issues with Permitting / CO – Inspector access  Florida Building Code – Electrical for permanent power (CO) – Potable water supply (CO) – Sewage disposal system operating (no power to lift stations), Health Department

14 Presentation Outline  Purpose  Current Process  Homebuilder’s Resolution  Staff Recommendations  Board Direction

15 Proposed Resolution  Purpose of resolution – Market conditions have changed Competitive market Developers and builders used to be separate – Platting process more time consuming – Other infrastructure delays  Other local government practices

16 Proposed Resolution  Allow for a Temporary CO prior to Certificate of Completion or Plat  Verified completion of: – Curb from public ROW to lot – Stabilized road base – FDEP potable water clearance and fire hydrant – FDEP wastewater clearance or storage tank – Public restroom – Fire hydrant within 500’ – Emergency vehicle access – Temporary or permanent power

17 Presentation Outline  Purpose  Current Process  Homebuilders’ Resolution  Staff Recommendations  Board Direction

18 Staff Recommendations  Adopt code amendments regarding the issuance of building permits for model homes  Enforce current code that requires Plat and Certificate of Completion prior to any TCO or CO for model homes  Staff has suggested amendments if BCC provides direction

19 Staff Recommendations  Building Permit Conditions – Curb and stabilized road base from public ROW to lot – Substantial completion of drainage infrastructure – Accessible, functional fire hydrant within 500’ – Acknowledgement of risk affidavit, Hold Harmless agreement – Limited number of homes – Location of homes in subdivision (no more than 500’ from existing, maintained road)

20 Staff Recommendations  Temporary CO Conditions (modifications to homebuilder resolution)  Verified completion of: – Curb from public ROW to lot – Stabilized road base – Asphalt surface complete to lot – Complete drainage infrastructure to lot – Traffic control devices in place to lot – Temporary or permanent street signs for emergency response to lot

21 Staff Recommendations  Verified completion of (continued): – All building inspections complete – FDEP potable water clearance and fire hydrant – FDEP wastewater clearance or storage tank – Permanent public restroom – Temporary or Permanent power – Accessible, functional fire hydrant within 500’ – Emergency vehicle access

22 Staff Recommendations  Fee schedule does not address review or inspections associated with the issuance of temporary certificates of occupancy

23 Presentation Outline  Purpose  Current Process  Homebuilders’ Resolution  Staff Recommendations  Board Direction

24 Board Direction  Board direction regarding amendments to Orange County Code and the establishment of fees regarding the issuance of permits and temporary certificates of occupancy (TCO) for model homes


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