AGENDA MEMORANDUM

 

 

MEETING DATE:   November 8, 2010

 

FROM:                       Bill Wiley, AICP, Community Development Director

 

SUBJECT:                  Ordinance for rezoning for Lake Sumter Children’s Advocacy Center, Inc., from City R-3 (High Density Residential) to SPUD (Small Planned Unit Development)

 

PROJECT:                 To allow for counseling offices, clinic, child care and medical uses

 

 

Staff Recommendation: 

The Planning staff and the Planning Commission recommend approval of the proposed rezoning for the subject property from City R-3 (High Density Residential) to SPUD (Small Planned Unit Development).

 

Analysis:

The project site is approximately 1.30 acres.  The property is generally located on the East side of S. Canal Street on the north and south side of Pine Street as shown on the attached General Location Map. The present zoning for this property is City R-3 (High Density Residential). Currently, the property is a Children’s Advocacy Center and the proposed use is to expand the center to allow for additional children and uses. The proposed expansion is compatible with all adjacent properties zoned City P (Public), R-2 (Medium Density Residential), R-3 (High Density Residential), C-1 (Neighborhood Commercial)` and C-3 (Highway Commercial). The existing Land Use designations for the subject property are City Low Density Residential and Institutional.

 

The existing land uses surrounding the property are undeveloped, commercial, and Leesburg Community Development Corporation.

 

The property has the required City utilities.

 

By a vote of 7 to 0 on September 23, 2010, the Planning Commission voted to recommend approval.

 

Options:        

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.

 

Fiscal Impact:

There is a positive fiscal impact to the City through the further development of this property.

 

Submission Date and Time:    11/23/10 8:57 AM____

Department: Community  Development

Prepared by:  Bill Wiley, AICP                    

Attachments:         Yes__X_   No ______

Advertised:   ____Not Required ______                     

Dates:   __________________________                     

Attorney Review :       Yes_X_  No ____

                                                

_________________________________           

Revised 6/10/04

 

Reviewed by: Dept. Head __BW_____

 

Finance  Dept. __________________                                     

                              

Deputy C.M. ___________________                                                                         

Submitted by:

City Manager ___________________

 

Account No. _________________

 

Project No. ___________________

 

WF No. ______________________

 

Budget  ______________________

 

Available _____________________

 

 

 


ORDINANCE NO. ______

 

AN ORDINANCE OF THE CITY OF LEESBURG, FLORIDA, REZONING APPROXIMATELY 1.30 ACRES GENERALLY LOCATED ON THE EAST SIDE OF S. CANAL STREET ON THE NORTH AND SOUTH SIDE OF PINE STREET, LYING IN SECTION 26, TOWNSHIP 19 SOUTH, RANGE 24 EAST, LAKE COUNTY, FLORIDA, FROM CITY R-3 (HIGH DENSITY RESIDENTIAL) TO CITY SPUD (SMALL PLANNED UNIT DEVELOPMENT); AND PROVIDING AN EFFECTIVE DATE. (CHILDREN’S ADVOCACY CENTER)

 

BE IT ENACTED BY THE PEOPLE OF THE CITY OF LEESBURG, FLORIDA, that:

 

Section 1

 

Based upon the petition of Lake Sumter Children’s Advocacy Center, Inc., 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 R-3 (High Density Residential) to SPUD (Small Planned Unit Development), zoning district subject to conditions contained in Exhibit A, to-wit:

 

(See Attached Legal Description Exhibit B)

 

Alternate Key Numbers: 1804787, 1804779, 1265576, 1265584 & 1265592

 

Section 2.   

 

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

 

By: _________________________________

            Mayor

ATTEST:

 

 

_________________________________________

City Clerk

 

 

 

 

 

 

 

 

 

 

CASE #:007-1-031810                                                                                                  EXHIBIT A

 

LAKE-SUMTER CHILDREN’S ADVOCACY CENTER

REZONING TO SPUD (SMALL PLANNED UNIT DEVELOPMENT)

                                       PLANNED DEVELOPMENT CONDITIONS

                                                                September 23, 2010

 

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 Lake Sumter Children’s Advocacy Center, Inc. “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 allow expansion of the center with possible overnight stays uses as permitted by these conditions on an approxi­mately 1.30 +/- acres with­in the City of Leesburg in accordance with their Planned Development application and supplemental information.

 

1.       PERMISSION

          Permission is hereby granted to Lake Sumter Children’s Advocacy Center, Inc. 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 east side of S. Canal Street on the north and south side of Pine Street. 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.

A.             Uses

1)       Uses shall be those listed as permitted uses in this document including counseling offices, clinics, child care, temporary over night lodging and medical uses and shall occupy the approximate area as shown on the Conceptual Plan dated February 4, 2010 as revised.

                             

 B.      Uses prohibited shall be as follows:

          1)       All uses not permitted by the SPUD (Small Planned Unit Development)

                    2)       commercial/retail

          

C.      Area  

The Impervious surface coverage for this site shall not exceed eighty (80) percent of the gross site area.

 

          D.      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 from Canal Street. and Pine Street as shown on the location map.  If additional access is requested, approval shall be subject to the City of Leesburg SPUD amendment and Site Plan Application review process.

 

5.       DEVELOPMENT STANDARDS

          A.      The minimum development standards shall be those required for the SPUD district except as amended by these conditions and as represented on the Conceptual Site Plan.

         

B.           Areas of property not occupied by structures or paving shall be grassed, landscaped and maintained in accordance with City of Leesburg Code of Ordinances, as amended.

 

6.       PARKING

A.  The permittee shall have off-street parking spaces within the property 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.

 

7.       WETLANDS

A.      Wetlands shall comply with the following requirements. 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).

 

8.       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.

 


9.       TRANSPORTATION

          A.      Permittee shall make all transportation improvements as required by Lake County, the MPO and the City of Leesburg.  Construction of improvements shall be contingent upon plan approval by City of Leesburg staff during development review/permit application, if applicable. 

                             

          B         A transportation study shall be required unless a waiver is obtained from the MPO exempting the project based on the previous use of the property and substantiation of minimum change in traffic impacts.  

                   

10.     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.        

 

11.     MAINTENANCE

                   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.

 

         12.      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. Additions or new buildings shall carry the same exterior brick design style as the current building.               

 

           B.      Other Features

1)       Other similar design variations meeting the intent of this section may be approved at the discretion of the Community Development Director.

 

        


13.      DEVELOPMENT PHASING

                    A.      The proposed project may be constructed in phases in accordance with the Small Planned Unit Development Conditions and Conceptual Plan. Changes to the Development Plan, other than those conditions described in this agreement, shall be revised in accordance with the Planned Development review process.

                   

                    B.      Implementation of the project shall substantially commence within 36 months of approval of this Planned Development. Completion of any residential, office or veterinary clinic uses shall constitute substantially implemented and shall remove any time period requirements. In the event, the conditions of the SPUD have not been substantially implemented during the required time period, the SPUD shall be scheduled with due notice for reconsideration by the Planning Commission at their next available regular meeting. The Planning Commission will consider whether to extend the SPUD approval or rezone the property to R-3 (High Density Residential) or another appropriate zoning classification less intense than the development permitted by these SPUD Conditions.

 

14.      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. A conceptual plan shall be submitted to the staff prior to any additional development of the site.

 

       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.

 


15.      CONCURRENCY

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 (site plan and 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.

A.       Utilities

           1)      Projected Capacities

                     a.   The City’s utility planning efforts draw upon phasing, capacity and service requirements, based upon information provided by the applicant.  The City develops its plans consistent with sound engineering principles, prudent fiscal practices and due regard for regulatory compliance.

                     b.     The development will require construction of new distribution mains, since existing facilities in the service area are not adequate.  Should the developer wish to accelerate the construction of such facilities to provide service, the developer will bear the cost of design, permitting and construction.  Any such facilities must be constructed in a fashion consistent with the City’s master plans and to the City standards and specifications.

c.     The City is in the process of Consumptive Use Permit renewal.  The application provides for anticipated demands due to this and other potential development.        

          

B.       Commitment of Capacity

           There are no previous commitments of any existing or planned excess capacity.

 

C.        Ability to Provide Services

           1)       The City intends to provide water, wastewater and reclaimed water services within its service area for the foreseeable future.

           2)       The City updates its Ten-Year Capital Improvement Plan (CIP) as part of our annual budgetary process.  Included within the CIP are water, wastewater, and reclaimed water improvements necessary to provide service to proposed development.

           3)       The City has completed an impact fee study, based in part on the CIP in order to assure adequate and appropriate funding for required improvements. The combination of master planning and CIP planning has allowed the City to issue bonds to fund new potable water facilities and substantial reuse facilities, among other infrastructure improvements.

 

 


LEGAL DESCRIPTION                                                                              EXHIBIT B    

 

 

 

 

 

 

 

 

 

 

 

 

 

CONCEPTUAL SITE PLAN                                                                              EXHIBIT C