The Planning staff and the Planning Commission recommend approval of the proposed rezoning for the subject property from City C-1 (Neighborhood Commercial) to City SPUD (Small Planned Unit Development) with additional revisions by staff addressing development of the project.
The project site is approximately two acres. The property is generally located on the north side of W. Main Street, west of Lone Oak Drive, adjacent to Seminole Drive as shown on the attached General Location Map. The present zoning for this property is City C-1 (Neighborhood Commercial). The current use of the property is a vacant fruit market and undeveloped property. The surrounding zoning designations are City P (Public) and C-1 (Neighborhood Commercial). The surrounding Future Land Use Map designations are City Institutional and General Commercial. The existing Land Use designation for the subject property is City General Commercial.
The proposed zoning district of City SPUD (Small Planned Unit Development) is compatible with the adjacent and nearby properties in the area and with the existing future land use designation of City General Commercial.
The existing land uses surrounding the property are commercial, restaurant, residential and cemetery.
The property has City utilities.
By a vote of 5 to 0 on May 20, 2010, the Planning Commission voted to recommend approval.
1. Approve the proposed rezoning to City SPUD (Small Planned Unit Development) thereby allowing consistent zoning and development standards for this area.
2. Other such action as the Commission may deem appropriate.
There is a positive fiscal impact to the City through the improvements to this property.
Department: Community Development
Prepared by: Bill Wiley, AICP
Attachments: Yes__X_ No ______
Advertised: ____Not Required ______
Attorney Review : Yes_X_ No ____
Reviewed by: Dept. Head __BW_____
Finance Dept. __________________
Deputy C.M. ___________________
City Manager ___________________
Account No. _________________
Project No. ___________________
WF No. ______________________
ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF LEESBURG, FLORIDA, REZONING APPROXIMATELY TWO ACRES GENERALLY LOCATED ON THE NORTH SIDE OF W. MAIN STREET, WEST OF LONE OAK DRIVE, ADJACENT TO SEMINOLE DRIVE, LYING IN SECTION 27, TOWNSHIP 19 SOUTH, RANGE 24 EAST, LAKE COUNTY, FLORIDA, FROM CITY C-1 (NEIGHBORHOOD COMMERCIAL) TO CITY SPUD (SMALL PLANNED UNIT DEVELOPMENT) SUBJECT TO CONDITIONS CONTAINED IN EXHIBIT A; AND PROVIDING AN EFFECTIVE DATE. (Big Boys Toys)
BE IT ENACTED BY THE PEOPLE OF THE CITY OF LEESBURG, FLORIDA, that:
Based upon the petition of Big Boys Toys & Consignments, LLC, the petitioner of the property hereinafter described, which petition has heretofore been approved by the City Commission of the City of Leesburg Florida, pursuant to the provisions of the Laws of Florida, the said property located in Lake County, Florida, is hereby rezoned from City C-1 (Neighborhood Commercial) to City SPUD (Small Planned Unit Development) zoning district subject to conditions contained in Exhibit A, to-wit:
(See Exhibit B for Legal Description)
Alternate Key Numbers: 1291658, 1291976, 1291933, 1292166 & 3878111
This ordinance shall become effective upon its passage and adoption, according to law.
PASSED AND ADOPTED at the regular meeting of the City Commission of the City of Leesburg, Florida, held on the day of , 2010.
THE CITY OF LEESBURG
CASE #:016-1-052010 EXHIBIT A
BIG BOYS TOYS AND CONSIGNMENTS, LLC
REZONING TO SPUD (SMALL PLANNED UNIT DEVELOPMENT)
PLANNED DEVELOPMENT CONDITIONS
May 20, 2010 Revised
These Planned Development Conditions for a SPUD (Small Planned Unit Development) District are granted by the City of Leesburg Planning Commission, Lake County, Florida to, Big Boys Toys and Consignments, LLC (Bill Mahan) "Permittee" for the purposes and terms and conditions as set forth herein pursuant to authority contained in Chapter 25 "Zoning", Section 25-278 "Planned Development Process" of the City of Leesburg Code of Ordinances, as amended.
BACKGROUND: The "Permittee" has submitted an application requesting a SPUD (Small Planned Unit Development) zoning district to permit retail sales /consignment store uses for sporting goods, hunting equipment, ATV’s, RV’s, tractors and small boats on an approximately two acres site within the City of Leesburg in accordance with their Planned Development application and supplemental information.
Permission is hereby granted to Big Boys Toys and Consignments, LLC (Bill Mahan) to operate, and maintain a SPUD (Small Planned Unit Development) development in and on real property in the City of Leesburg. The property is generally located on the north side of W. Main Street, west of Lone Oak Drive, adjacent to Seminole Drive. The property is more particularly described as shown in the attached legal description below.
2. LEGAL DESCRIPTION
See attached legal Exhibit B
3. LAND USES
The above-described property shall be used for SPUD (Small Planned Unit Development) uses as limited herein, and pursuant to City of Leesburg development codes and standards.
1) Uses shall be those listed as permitted uses in this document and shall occupy the approximate area as shown on the Conceptual Plan Exhibit C.
2) Permitted Uses shall be as follows:
a. Commercial uses shall be those listed for the SPUD (Small Planned Unit Development) uses in the Land Development Code as a permitted uses including retail sales/consignment store uses with accessory sales of sporting goods, hunting and farm equipment, and limited recreational vehicle sales for the approximate area as shown on the Conceptual Plan.
3) Uses prohibited shall be as follows:
a. All uses not permitted by the SPUD (Small Planned Unit Development)
b. vehicle service and repairs
c. vehicle sales as a primary use
d. convenience store with or without gas pumps
e. recreation uses - indoor and outdoor
f. crematoriums and funeral parlors
The Impervious surface coverage for this site shall not exceed eighty (80) percent of the gross site area.
C. Open Space
A minimum of twenty (20) percent of the site shall be developed as open space, including retention areas, buffer and landscaped areas. Parking areas and vehicle access areas shall not be considered in calculating open space.
4. SITE ACCESS
A. Access to the property is currently available along W. Main Street with and accessory limited access on Westside Drive. With respect to the existing access points, approval shall be subject to the City of Leesburg Site Plan Application review process.
5. DESIGN REQUIREMENTS
A. Exterior building materials contribute significantly to the visual impact of a building on the community. They shall be well designed and integrated into a comprehensive design style for the project. The total exterior wall area of each building elevation shall be composed of one of the following:
1) At least thirty-five percent (35%) full-width brick or stone (not including window and door areas and related trim areas), with the balance being any type of lap siding and/or stucco.
2) At least thirty percent (30%) full-width brick or stone, with the balance being stucco and/or a “cementitious” lap siding. (A “cementitious” lap siding product is defined as a manufactured strip siding composed of cement-based materials rather than wood fiber-based or plastic-based materials. For example, Masonite or vinyl lap siding would not be allowed under this option.).
3) All textured stucco, provided there are unique design features such as recessed garages, tile or metal roofs, arched windows etc. in the elevations of the buildings or the buildings are all brick stucco. Unique design features shall be reviewed by the Community Development Director for compliance.
B. Other similar design variations meeting the intent of this section may be approved at the discretion of the Community Development Director.
6. DEVELOPMENT STANDARDS
A. The minimum development standards shall be those required for the SPUD district except as amended by these conditions including the Conceptual Plan. A Conceptual Plan shall be submitted for approval by staff within six months and prior to any further development of the property.
B. All operations shall be carried on entirely within an enclosed structure, except as permitted under accessory uses of Section 25-284, City of Leesburg Code of Ordinances, as amended.
C. Display areas for merchandise for sale may include outdoor areas that do not encroach in to the required setback areas. Merchandise in display areas for more than sixty days shall be considered as storage and shall be moved to required storage areas.
D. Outdoor storage areas shall be completely screened from adjacent properties and streets.
E. Areas of property not occupied by structures, displays or paving shall be landscaped and maintained in accordance with City of Leesburg Code of Ordinances, as amended.
A. The permittee shall construct off-street parking spaces within the development per the conceptual site plan, pursuant to the City of Leesburg Code of Ordinances, as amended, which shall include the required number of handicapped parking spaces.
A. Wetlands do not appear to exist on the site. However, should wetlands exist on the site, the following requirements shall apply. Prior to disturbance or development of any wetland area, the "Permittee" shall submit and receive approval from all affected governmental agencies to include, but not limited to, St. John's River Water Management District and the State of Florida Department of Environmental Regulation. Any notice of violation from any affected agency shall be cause for a cease and desist order on permits issued by the City of Leesburg until such time as the violation has been resolved with the appropriate agency(s).
9. DRAINAGE AND UTILITIES
A. Prior to receiving Final Development Plan Approval, the "Permittee" shall submit, if applicable, a Master Site Drainage Plan and Utility Implementation Plan acceptable to the City of Leesburg. Prior to removal, renovation or demolition of any existing development on the site, the permittee shall provide:
1) A detailed site plan demonstrating no direct discharge of stormwater runoff generated by the development into any natural surface waters or onto adjacent properties.
2) A detailed site plan indicating all provisions for electric, water, sewer, and natural gas in accordance with the site plan review process as required by the City of Leesburg Code of Ordinances.
A. Development of the property should not require a traffic study since the site is currently developed and the proposed additional use has limited traffic impacts. A transportation study waiver may be requested from the MPO exempting the project based on the previous use of the property and substantiation of minimum change in traffic impacts.
11. LANDSCAPING AND BUFFER REQUIREMENTS
A. All landscaping and buffering shall be in accordance with regulations contained within the City of Leesburg Code of Ordinances including;
1) For each one hundred (100) linear feet, or fraction thereof, of boundary, the following plants shall be provided in accordance with the planting standards and requirements of the City of Leesburg Code of Ordinances, as amended.
a. Two (2) canopy trees
b. Two (2) ornamental trees
c. Thirty (30) shrubs
d. The remainder of the buffer area shall be landscaped with grass, groundcover, and/or other landscape treatment.
e. Existing vegetation in the required buffer shall be protected during construction.
B. Variations to the landscape requirements of the code may be approved by the Community Development Director because of the existing development of the property as long as the intent of the SPUD and the Landscaping Code are maintained.
A. With the exception of public utilities and sidewalks, maintenance of all site improvements, including but not limited to drives, internal sidewalks, landscaping and drainage shall be the responsibility of the owner.
13. MISCELLANEOUS CONDITIONS
A. The uses of the proposed project shall only be those uses identified in the approved Planned Development Conditions. Any other proposed use must be specifically authorized in accordance with the Planned Development amendment process.
B. No person, firm or corporation shall erect, construct, enlarge, alter, repair, remove, improve, move, convert, or demolish any building structure, or alter the land in any manner without first submitting the necessary plans and obtaining appropriate approvals in accordance with the City of Leesburg Codes.
C. Construction and operation of the proposed use(s) shall at all times comply with City and other governmental agencies rules and regulations.
D. The transfer of ownership or lease of any or all of the property described in this SPUD Agreement shall include in the transfer or lease agreement, a provision that the purchaser or lessee is made good and aware of the conditions pertaining to the Planned Unit Development established and agrees to be bound by these conditions. The purchaser or lessee may request a change from the existing plans and conditions by following the procedures as described in the City of Leesburg Land Development Code, as amended.
E. These SPUD Conditions shall inure to the benefit of, and shall constitute a covenant running with the land and the terms, conditions, and provisions hereof, and shall be binding upon the present owner and any successor, and shall be subject to each and every condition herein set out.
As submitted, the proposed zoning change does not appear to result in demands on public facilities which would exceed the current capacity of some public facilities, such as, but not limited to roads, sewage, water supply, drainage, solid waste, parks and recreation, schools and emergency medical facilities. However, no final development order (building permits) shall be granted for a proposed development until there is a finding that all public facilities and services required for the development have sufficient capacity at or above the adopted level of service (LOS) to accommodate the impacts of the development, or that improvements necessary to bring facilities up to their adopted LOS will be in place concurrent with the impacts of the development.
LEGAL DESCRIPTION EXHIBIT B
The East 47.5 feet of the West 619 feet of the North 110 feet of the Northwest ¼ of the North west ¼ of Section 27, Township 19 South, Range 24 East, City of Leesburg, Lake County, Florida
A part of the Northwest ¼ of the Northwest ¼ of Section 27, Township 19 South, Range 24 East, in Lake County, Florida, bounded and described as follows: Begin at a point that is 110 feet South of a point of the North line of said Section that is 571.5 feet east of the Northwest corner of said Section; run thence South 155 feet, more or less to the North line of the right of way of State Road No. 44; begin at a point of beginning and run 47.5 feet; thence South 153 feet, more or less, to the north line of the right of said State Road No. 44; thence Westerly along the North of said right of way to the point of beginning.
That part of the East 91.5 feet of the West 571.5 feet of the Northwest ¼ of the Northwest ¼ of Section 27, Township 19 South, Range 24 East, in the City of Leesburg, Florida, line North of the Northerly line of the right of way of State Road 44, less the North 145 feet thereof.
SITE PLAN EXHIBIT C