model home permitting and temporary certificates of occupancy orange county bcc january 27, 2015

Model Home Permitting and Temporary Certificates

of Occupancy

Orange County BCC

January 27, 2015

Presentation Outline

PurposeCurrent ProcessHomebuilders’ ResolutionStaff RecommendationsBoard Direction

Presentation Outline

PurposeCurrent ProcessHomebuilders’ ResolutionStaff RecommendationsBoard Direction

Purpose

Public comment from December 2, 2014Explain permitting and issues related to model

homesHomebuilders’ draft resolution to allow

Temporary CO (TCO) for a model home in limited circumstances

BCC direction

Presentation Outline

PurposeCurrent ProcessHomebuilders’ ResolutionStaff RecommendationsBoard Direction

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

Current Process

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 5Resolution inconsistent with current code

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

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 areaAdequate parking

Life safety

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

Building, logistics

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

Presentation Outline

PurposeCurrent ProcessHomebuilder’s ResolutionStaff RecommendationsBoard Direction

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

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

Presentation Outline

PurposeCurrent ProcessHomebuilders’ ResolutionStaff RecommendationsBoard Direction

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

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)

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

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

Staff Recommendations

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

Presentation Outline

PurposeCurrent ProcessHomebuilders’ ResolutionStaff RecommendationsBoard Direction

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