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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