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 City PUD (Planned Unit Development).
The project site is approximately 32 acres. The property is generally located on the north side of Sunnyside Drive, west of Fern Drive as shown on the attached General Location Map. The present zoning for this property is City R-3 (High Density Residential) with a Conditional Use for townhouses/condominiums that was approved in 2006 and is expiring. Currently, the property is undeveloped and the proposed uses are for 208 townhouses/condominiums. The maximum density permitted on the property is 8 units per acre, however, the proposed zoning would restrict the development to 6.5 units to the acre The surrounding zoning of adjacent properties is City M-1 (Industrial), City C-3 (Highway Commercial), County R-1 (Rural Residential), County R-2 (Medium Density Residential), County RP (Residential Professional) and City R-3 (High Density Residential) on the north, County R-1 (Rural Residential) on the south and west, and County R-1 (Rural Residential) and City R-2 (Medium Density Residential) on the east. The existing Land Use designation for the subject property is City Low Density Residential.
The proposed zoning district of City PUD (Planned Unit Development) is compatible with the adjacent and nearby properties in the area as proposed with the density restrictions and buffer fence requirements. The proposed zoning is also compatible with the existing future land use designation of City Low Density Residential at 8 units per acre. Approximately six residents from Sunnyside were present at the Planning Commission hearing and three spoke against the rezoning citing density, traffic and environmental concerns
The existing land uses surrounding the property are undeveloped, single family residential and agriculture.
Future development of the property requires City utilities
By a vote of 7 to 0 on July 21, 2011, the Planning Commission voted to recommend approval.
1. Approve the proposed rezoning to City PUD (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 potential for a positive fiscal impact to the City through the future development of 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 32 ACRES GENERALLY LOCATED ON THE NORTH SIDE OF SUNNYSIDE DRIVE, WEST OF FERN DRIVE, LYING IN SECTION 30, TOWNSHIP 19 SOUTH, RANGE 25 EAST, LAKE COUNTY, FLORIDA, FROM CITY R-3 (HIGH DENSITY RESIDENTIAL) TO CITY PUD (PLANNED UNIT DEVELOPMENT); AND PROVIDING AN EFFECTIVE DATE. (Burlynn Farm, LLC, R. Dewey Burnsed Trust and Cliff L. Bridges)
BE IT ENACTED BY THE PEOPLE OF THE CITY OF LEESBURG, FLORIDA, that:
Based upon the petition of Burlynn Farm, LLC, R. Dewey Burnsed Trust and Cliff L. Bridges, the petitioners 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 City PUD (Planned Unit Development), zoning district subject to conditions contained in Exhibit A, to-wit:
See Exhibit B
Alternate Key(s): 1207665, 2802189, 1207673, 2856971 and 1301602
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 , 2011.
THE CITY OF LEESBURG
CASE #: 045-1-072111 EXHIBIT A
PLANNED UNIT DEVELOPMENT CONDITIONS
July 21, 2011
This Planned Unit Development Conditions for a PUD (Planned Unit Development) District is granted by the City of Leesburg Planning Commission, Lake County, Florida to Burlynn Farm, LLC, R. Dewey Burnsed Trust and Cliff L. Bridges (Sunnyside Subdivision) "Permittee" for the purposes and subject to the terms and conditions as set forth herein pursuant to authority contained in Chapter 25 “Zoning”, Section 25-278 “Planned Unit Development “of the City of Leesburg Code of Ordinances, as amended.
BACKGROUND: The "Permittee" is desirous of obtaining a Planned Unit Development (PUD) zoning district to allow construction of a proposed townhouses/condominium development comprised of a maximum of 208 residential units on approximate 32 acres located south of U.S. 441, north of Sunnyside Drive and west of Fern Drive, on a site within the City of Leesburg in accordance with their PUD application and supplemental information.
1. PERMISSION is hereby granted to Burlynn Farm, LLC, R. Dewey Burnsed Trust and Cliff L. Bridges (Sunnyside Subdivision) to construct, operate, and maintain a Planned Unit Development in and on real property in the City of Leesburg. The property is more particularly described as follows:
2. LEGAL DESCRIPTION:
See attached legal Exhibit B.
3. LAND USE
The above-described property, containing approximately 32 acres, shall be used for townhouses/condominium development, pursuant to City of Leesburg development codes and standards.
A. Residential Development
1) The project shall contain approximately 208 townhome/condominium residential units at a gross density not to exceed 8.0 units per acre.
2) The minimum development standards shall be those required for the PUD (Planned Unit Development) district except as amended by the requirements stated herein.
3) As part of the preliminary site plan approval process, city staff shall review final site design standards in accordance with the approved conceptual site plan.
4) Minimum distance between structures shall be 10 feet; measured from building wall to building wall and the roof overhang shall not exceed 40 percent of the distance between the building wall and the property line.
5) The following minimum setbacks shall be maintained:
Front setback – 20 feet;
Rear setback –18 feet; and
Side setbacks – 0’ feet for common walls, 5’ feet other side
6) Corner lots shall have a minimum side yard setback of 20 feet from the public right-of-way.
7) Accessory structures shall have a minimum rear and side setback of 5 feet and single accessory structures that are not attached to the principal structure shall not occupy more than 30 percent of the required rear yard.
8) An attached screened enclosure (no solid roof) must maintain a minimum setback of five (5) feet from the side and rear property line.
9) Impervious surface coverage for shall not exceed 70 percent with open space of 30 percent. Townhouses dwellings shall not exceed 65 percent ISC.
10) City staff as part of the preliminary plan approval process shall approve final lot sizes and setbacks based on the general intent of the PUD for various type units such as town homes, zero lot line, common wall, etc.
11) Maximum building height shall not exceed three stories or 42 feet.
12) Permitted Uses:
a. Townhouses dwellings
b. Condominium dwellings
c. Accessory structures as permitted in the PUD zoning district.
d. Temporary modular sales center office not to exceed one year and a sales center office during construction and sales of new units.
e. All residential units shall be developed through a subdivision plat or condominium instruments.
4. SITE ACCESS
A. Access to the property will be from Sunnyside Drive on the south and Fern Drive on the east. Any additional access shall be subject to the City of Leesburg PUD amendment and site plan application review process.
5. DEVELOPMENT STANDARDS
A. The minimum development standards shall be those required for the PUD district except as amended by these conditions including the Conceptual Plan.
B. Property shall be required to be platted through the City of Leesburg subdivision plan approval process or through condominium documents prior to development of the site.
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. All wetlands on the project site shall be identified and the location and extent of each wetland shall be determined by the Department of Environmental Protection, St. Johns River Water Management District and/or U.S. Army Corp of Engineers. Each wetland shall be placed on a suitable map, signed and sealed by a surveyor registered to practice in Florida and shall be submitted as part of the preliminary plat application.
B. Buildings or structures shall be a minimum of 50 feet from any wetland jurisdiction boundary.
C. Wetlands shall have a minimum upland buffer of 30 feet or the upland buffer established by St. Johns River Water Management District and/or U.S. Army Corp of Engineers; whichever is more restrictive. All upland buffers shall be naturally vegetated and upland buffers that are devoid of natural vegetation shall be re-planted with native vegetation or as required by St. Johns River Water Management District and/or U.S. Army Corp of Engineers.
D. Land uses allowed within the upland buffers are limited to stormwater facilities as permitted by St. Johns River Water Management District.
E. If wetland alteration is permitted by St. Johns River Water Management District and/or U.S. Army Corp of Engineers, wetland mitigation shall be required in accordance with permit approvals from St. Johns River Water Management District or U.S. Army Corp of Engineers, whichever is more restrictive.
F. A wildlife management plan for the project site shall be prepared based on the results of an environmental assessment of the site and any environmental permit required from applicable governmental agencies. The wildlife management plan shall be submitted to the City as part of the preliminary plat application. The Permittee shall designate a responsible legal entity that shall implement and maintain the wildlife management plan.
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 shall be required.
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 IMPROVEMENTS
A. Any transportation improvements or right-of-way that may be required shall be based on projected needs and shall be contingent upon site plan approval by City staff during the development review and permitting process.
B. Vehicular access to the project site shall be provided from Sunnyside Drive on the south and Fern Drive on the east for both primary and emergency access. The accesses shall be a two lane divided boulevard type entrance road. Any other potential accesses such as to adjacent properties will be reviewed by the Development Review Committee during site plan process.
C. The Permittee shall provide all necessary improvements/signalization within and adjacent to the development as required by Lake County, the MPO and City of Leesburg.
D. All roads within the development shall be designed and constructed to meet the City of Leesburg requirements.
E. The Permittee shall be responsible for obtaining all necessary Lake County permits and a copy of all permits shall be provided to the City of Leesburg prior to site plan approval.
F. The City of Leesburg will not be responsible for the maintenance or repair of any of the roads or transportation improvements. The Permittee shall establish an appropriate legal entity that will be responsible to pay the cost and perform the services to maintain the roads and transportation improvements.
G. A traffic/transportation study shall be submitted prior to site plan approval for review and determination of any necessary access improvements, including any off site improvements required by Lake County, the MPO or the City of Leesburg. Said improvements will be the responsibility of the Permittee.
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. In addition, development of the required buffers as shown on the Conceptual Plan shall include an (8) foot high PVC fence with decorative posts and caps as seen on Exhibit D with landscape canopy trees installed along the property lines on the development as a visual buffer to adjacent single-family residential properties.
C. Variations to the landscape requirements of the code may be approved by the Community Development Director as long as the intent of the PUD and the Landscaping Code are maintained including consideration of existing fencing on adjacent properties and existing natural vegetative buffers.
A. With the exception of public utilities, maintenance of all site improvements, including but not limited to drives, internal sidewalks, landscaping and drainage shall be the responsibility of the owner.
12. DEVELOPMENT PHASING
A. The proposed project may be constructed in phases in accordance with the 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 48 months of approval of this Planned Development. In the event, the conditions of the PUD have not been substantially implemented during the required time period, the PUD 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 PUD approval or rezone the property to another appropriate zoning classification.
13. DESIGN REQUIREMENTS
A. All buildings shall utilize at least three of the following design features including garage vehicle doors to provide visual relief along all elevations of the building. Designs may vary by individual units in a common building or by building groups. If design variations are by individual units, they may be repeated in the next building group. If designs are by building groups, every other building must have a different design elevation.
3) Recessed or raised entries
4) Covered porch entries
6) Pillars or decorative posts
7) Bay window (minimum 12 inch projections)
8) Eaves (minimum 6-inch projections)
9) Front windows with arched glass tops and minimum 4-inch trim.
10) Garage vehicle doors shall incorporate the following elements: raised decorative panels, decorative glass panels or panes, decorative hinges, etc.
11) Front doors shall incorporate the following decorative elements: raised decorative panels, decorative glass panels or panes, decorative handles, etc.
B. 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.
C. Other similar design variations meeting the intent of this section may be approved by the Community Development Director.
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.
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 PUD 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 PUD 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 (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.
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.
CASE #: 045-1-072111 EXHIBIT B
Alternate Key(s): 1207665, 2802189, 1207673, 2856971 and 1301602
CONCEPTUAL SITE PLAN EXHIBIT C
CONCEPTUAL FENCE WITH AND LANDSCAPE DETAILS EXHIBIT D