Item No: 5C.
Meeting Date: July 8, 2013
From: Bill Wiley, AICP, Community Development Director
Subject: Ordinance rezoning approximately 55 acres south of Dixie Avenue and east of Lake Street., for an expired City PUD to a new City PUD. (REDUS Florida Land, LLC/Venetian Isle)
The Planning staff and the Planning Commission recommend approval of the proposed rezoning for the subject property to the PUD (Planned Unit Development).
The project site is approximately 55 acres. The property is generally located south of Dixie Avenue and east of Lake Street, as shown on the attached General Location Map. The present zoning for this property is an expired City PUD (Planned Unit Development). Currently, the property is undeveloped. The surrounding zoning of adjacent properties is P (Public), and C-2 (Community Commercial) to the north, City PUD (Planned Unit Development) to the east, City R1-A Single Family Residential) to the south, with C-2 (Community Commercial, R-2 (Medium Density Residential), and R-3 (High Density Residential) to the west. The existing Land Use designation for the subject property is City Neighborhood Mixed Use, and Medium Density.
The proposed zoning district of City PUD (Planned Unit Development) is compatible with the adjacent and nearby properties in the area and with the existing future land use designations
The existing land uses surrounding the property are offices, public, residential and undeveloped. Currently, the property has utilities available. On June 3, 2013, as part of the review process, the developer met with Planning & Zoning Staff and eleven residents of the Mellathon Circle residential area to the south. This discussion concluded with a general consensus of approval for the proposed development.
By a vote of 6 to 0 on June 21, 2013, the Planning Commission voted to recommend approval.
1. Approve the proposed rezoning to a new 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 will be a positive fiscal impact to the City through the proposed 30 million dollar development planned for 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, AMENDING THE ZONING OF APPROXIMATELY 55 ACRES OF AN EXPIRED CITY PUD (PLANNED UNIT DEVELOPMENT) TO A NEW CITY PUD (PLANNED UNIT DEVELOPMENT) TO ALLOW A MIXED USE RESIDENTIAL AND COMMERCIAL DEVELOPMENT FOR A PROPERTY LOCATED SOUTH OF DIXIE AVENUE AND EAST OF LAKE STREET, AS LEGALLY DESCRIBED IN SECTION 25, TOWNSHIP 19, RANGE 24, LAKE COUNTY, FLORIDA, SUBJECT TO CONDITIONS CONTAINED IN EXHIBIT A; AND PROVIDING AN EFFECTIVE DATE. (REDUS Florida Land, LLC/Venetian Isle)
BE IT ENACTED BY THE PEOPLE OF THE CITY OF LEESBURG, FLORIDA, that:
Based upon the petition of REDUS Florida Land, LLC or assigns, the owner 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 an expired City PUD (Planned Unit Development) to a new City PUD (Planned Unit Development) zoning district subject to conditions contained in Exhibit A to-wit:
See attached Legal Description Exhibit B
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 , 2013.
THE CITY OF LEESBURG
Mayor David Knowles
Betty Richardson, City Clerk
CASE #: PUD-13-63
PUD (PLANNED UNIT DEVELOPMENT)
PLANNED DEVELOPMENT CONDITIONS
June 20, 2013
These Planned Development Conditions for a PUD (Planned Unit Development) District are granted by the City of Leesburg Planning Commission, Lake County, Florida to REDUS Florida Land, LLC or assigns, "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 PUD (Planned Unit Development) zoning district to permit a mixed use development consisting of single family residential, assisted living, memory care and ancillary housing uses including a hotel, retail uses, plus commercial facilities and offices to support the local medical community on an approximately 55 acres site within the City of Leesburg in accordance with their Planned Development application and supplemental information.
Permission is hereby granted to REDUS Florida Land, LLC to operate, and maintain a PUD (Planned Unit Development) development in and on real property in the City of Leesburg. The property is generally located south of Dixie Avenue and east of Lake Street.. The property is more particularly described as shown in the attached legal description below.
2. LEGAL DESCRIPTION:
See Exhibit B.
3. LAND USE
The above-described property, containing approximately 55 acres, shall be used for single family residential, assisted living, memory care and ancillary housing uses including a hotel, retail uses, plus commercial uses pursuant to City of Leesburg development codes and standards.
1) Uses shall be those listed as permitted uses in the PUD district as amended in this document and shall occupy the approximate area as shown on the Conceptual Plan Exhibit C.
2) Accessory uses shall be as follows:
a. outdoor commercial recreation
b. bars and lounges within a hotel
c. clubs and lodges within an assisted living facility
d. educational facilities within an assisted living facility or hotel
e. Any other similar uses which are considered accessory to permitted uses which does not adversely impact the adjoining properties do to traffic, noise, dust, etc.
3) Uses prohibited shall be as follows:
a. outdoor commercial recreation
b. commercial bars and lounges except as an accessory use to a hotel
c. clubs and lodges except as an accessory use to an assisted living facility
e. package stores
f. industrial uses
g. educational facilities
h. vehicle sales service and repair
l. truck stops
m. Any other similar uses which are not considered residential, office or commercial in character or intensity which may adversely impact the adjoining properties do to traffic, noise, dust, etc.
B. Residential Development
1) The project shall contain a maximum of 200 (residents) assisted living memory care residential units, 100 independent senior adult living units and 25 detached single family units on approximately 55 acres at a gross density of 12 units per acre for the senior adult site and a gross density of 4 units per acre for the single family site.
2) The minimum lot size shall be 6,000 square feet for the detached single family homes.
3) Minimum lot widths shall be 60 feet. Minimum lot depth shall be 100 feet.
4) The following minimum yard setbacks shall be maintained for single-family detached:
Front setback –20 feet;
Rear setback – 18 feet; and
Side setbacks - minimum of 5 feet.
5) Minimum distance between single-family detached structures shall be 10 feet with 20 feet for assisted living unit building groups; 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.
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 with screen roof must maintain a minimum setback of five (5) feet from the rear property line.
9) City staff as part of the preliminary site plan approval process shall approve final lot sizes and setbacks based on the general intent of the PUD as per conceptual plans.
10) Impervious surface coverage for single-family detached shall not exceed 70 percent.
11) A minimum of thirty (30) 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.
12) Maximum building height for single family detached units shall not exceed two stories or 30 feet except for the assisted living/memory care residential units which shall not exceed five stories or 55 feet.
C. Recreational Development
1) Recreational development shall include active and passive uses and consist of a minimum of 1.5 +/- acres of the project. Recreational development shall meet the requirements of the City of Leesburg Land Development Code (as amended) and adopted Growth Management Plan (as amended).
2) Recreational development provided on the site shall include active and passive uses, as well as enclosed or un-enclosed recreational space, devoted to the joint use of the residents. Such recreation space shall consist of not less than two hundred (200) square feet of space per dwelling unit. In computing usable recreation space, the following items may be considered at one and twenty-five hundredths (1.25) times the actual area.
a. Recreational activities such as tennis and hand ball courts, etc.
b. Developed recreational trails which provide access to the public trail system.
c. Swimming pool, including the deck area which normally surrounds such pools.
d. Indoor recreation rooms provided such rooms are permanently maintained for the use of residents for recreation.
3) Required stormwater areas and buffer areas shall not be considered as recreational space except for areas developed as recreational trails which provide access to the public trail system.
4) The Planned Unit Development shall provide planned accessibility from all areas of the development to any proposed recreational facilities including pedestrian access where possible.
5) Recreational uses may include, but not be limited to the following uses:
a. Satellite recreational centers, clubhouses within the residential areas
b. Tennis courts
c. Swimming pools
d. Shuffle board
e. Jogging Path / Pedestrian Path
f. Horse shoes
h. Softball fields
i. Exercise rooms
j. Wood shop
k. Craft room
l. Media room
m. Card room
n. Billiards room
p. Dressing room
q. Computer room
6) Developer shall provide a covered over look dock on Lake Harris for development residents. In addition, a nature trail/board walk shall be constructed from the overlook dock area to the west to tie into the proposed nature trail/board walk planned through the Royal Palms project, subject to approval by state and local permitting agencies.
D. Limited commercial uses shall be allowed within buildings designated for recreational use and shall be intended for the primary use of project residents. The location and intensity of such uses shall be approved by the City staff as part of the preliminary site plan review process. Examples of such uses are sales office, post office, ATM or bank services, coffee shop etc.
E. The commercial use of a sales office and/or model center shall be a permitted use as long as it is specifically related to the PUD residential development of the site.
4. SITE ACCESS
A. Access to the site shall be provided by a minimum of two access points which maybe gated as shown on the conceptual plans, one on E. Dixie Ave. and one on Lake Ave. The accesses shall be through divided boulevard type roads. The Lake Ave access shall line up with the Royal Palms project access point, where feasible. Any additional access, shall be reviewed through the Traffic Study required and the City’s site plan review process. Final determination of the direction of traffic movement into and out of all permitted access points shall be determined through the Traffic Study as required by the City’s site plan review process.
5. DESIGN/ARCHITECTURAL REQUIREMENTS
A. All buildings shall have a common architectural theme for each phase and the side of buildings which face residential areas or streets (public or private) shall be finished in the same materials as used in the front of buildings.
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 including sides and rear of buildings which shall be integrated with the front elevation materials and design.
C. Mechanical units and roof equipment should be screened from view with parapet or other screening method so that mechanical equipment is not seen from public right-of-way and the adjacent residential property.
D. 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 areas, tile 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.
E. Design of the commercial phase of the project shall comply with the intent of the Design Guideline Requirements (See Exhibit D).
F. Single family detached and assisted living units shall be designed with elevations that are the same or similar to the attached elevations (See Exhibit F).
G. 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 C-3 Highway Commercial district for commercial uses except as amended by these conditions and may limit the permitted uses based on site plan requirements.
B. Minimum building setbacks shall be fifty-five (55) feet except for single family residential uses from any abutting residential district property boundaries and thirty (30) feet from the western boundary.
B. Structures other than single family detached units shall not exceed forty (40) feet in height (three stories) as measured from the first floor, finished floor level on the site except for hotel uses which shall not exceed fifty-five (55) feet and five (5) stories.
D. A wildlife/archaeological management plan for the project site shall be prepared, if applicable, based on the results of an environmental assessment of the site and any environmental permit required from applicable governmental agencies. The management plan shall be submitted to the City as part of the site plan application. The Permittee shall designate a responsible legal entity that shall implement and maintain the management plan.
E. The permittee shall construct off-street parking spaces within the development pursuant to the City of Leesburg Code of Ordinances, as amended, which shall include the required number of handicapped parking spaces.
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).
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
All transportation improvements shall be contingent upon site plan approval by City of Leesburg staff during development review/permit application. Said approval shall also be contingent upon review and approval by the MPO, Lake County and the Florida Department of Transportation where required.
A. Traffic/Transportation Study
A traffic/transportation study shall be submitted prior to final zoning approval for review and determination of any necessary access improvements, including any off-site improvements required by FDOT, Lake County, the MPO or the City of Leesburg. Said improvements will be the responsibility of the Permittee.
B. Roadway Improvements
The applicant shall provide all necessary roadway and intersection improvements within the development and its connection to Dixie Avenue and east of Lake Street, included but not limited to the paving of Lake Street, Clark St., Mellathon Cr., and Monterey Dr. south to Lake Harris. Any offsite improvements required by FDOT, Lake County, MPO and City of Leesburg based on a current traffic analysis shall be the developers responsibility and shall be reviewed by City staff during the site plan review process. Approval of all necessary permits and improvements as required by the City of Leesburg, the MPO, Lake County and FDOT shall include any needed right of way, signalization and improvements required to support the development.
C. Internal Circulation
Drives and accesses shall be constructed within the interior of the development such that continuous vehicular access is available among and between all structures within the development.
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. A vegetative landscape buffer area of a minimum of twenty-five (25) feet shall also be constructed and/or maintained in all areas adjacent to residential zoning classifications. Said vegetative buffer shall consist of existing trees and the required fence. A plan for the buffer shall be submitted to, and approved by, the Planning & Zoning Division during the site plan review process prior to issuance of a building permit.
C. A buffer along adjacent parcels to the east and south consisting of a six (6) foot solid PVC fence shall be used as a visual and security buffer for adjacent residential areas. The fence shall include a continuous decorative cap and end column features where applicable. (See Exhibit E)
D. 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 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 36 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. 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 or assigns 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. If the development requires construction of new distribution mains, since existing facilities in the service area are not adequate, the developer will be required to construct 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.
B. Commitment of Capacity
There are no previous commitments of any existing or planned excess capacity.
C. Ability to Provide Services
The City intends to provide water, wastewater and reclaimed water services within its service area for the foreseeable future.
LEGAL DESCRIPTION EXHIBIT B
CONCEPTUAL SITE PLAN EXHIBIT C
DESIGN GUIDELINE REQUIREMENTS EXHIBIT D
A. The following design standards are intended to be used as a guide for design of large commerce or industrial developments and as an evaluation tool by city staff in the review process.
1) Design standards--Aesthetic character.
a. Facades and exterior walls.
Intent: Facades should be articulated to reduce the massive scale and the uniform, impersonal appearances of large buildings and provide visual interest that will be consistent with the community's identity, character, and scale. The intent is to encourage a more human scale that citizens of the City of Leesburg will be able to identify with their community. The resulting scale will ensure a greater likelihood of reuse of structure by subsequent tenants.
Standard : Developments with facades facing public roads or adjacent residential districts over one hundred (100) feet in linear length shall incorporate wall projections or recesses a minimum of three (3) foot depth and a minimum of thirty-five (35) contiguous feet within each one hundred (100) feet of facade length which shall extend over twenty (20) percent of the facade. Developments shall use animating features such as arcades, display windows, entry areas, or awnings along at least sixty (60) percent of the facade.
b. Detail features.
Intent: Buildings should have architectural features and patterns that provide visual interests, at the scale of the pedestrian, reduce massive aesthetic effects, and recognize local character. The elements in the following standard should be integral parts of the building fabric, and not superficially applied trim or graphics, or paint.
Standard: Building facades shall include a repeating pattern that shall include no less than three (3) of the elements listed below. At least one (1) of these elements shall repeat horizontally. All elements shall repeat at intervals of no more than thirty-five (35) feet, either horizontally or vertically.
1. Color change.
2. Texture change.
3. Material module change (brick, stone etc.).
4. Expression of architectural or structural bay through a change in plane no less than twelve (12) inches in width, such as an offset, reveal, or projecting rib.
Intent: Variations in roof lines should be used to add interest to, and reduce the massive scale of large buildings. Roof features should complement the character of adjoining neighborhoods.
Standard: Roof lines shall be varied with a change in height every one hundred (100) linear feet in the building length. Parapets, mansard roofs, gable roofs, hip roofs, or dormers shall be used to conceal flat roofs and roof top equipment from public view. Where predominantly visible roof sections of buildings are exposed to view, the use of tile, metal or designer roof materials is encouraged. Alternating lengths and designs may be acceptable and can be addressed during the preliminary development plan process.
d. Materials and colors.
Intent: Exterior building materials and colors comprise a significant part of the visual impact of a building. Therefore, they should be aesthetically pleasing and compatible with materials and colors used in adjoining neighborhoods.
1. Predominant exterior building materials shall be high quality materials including brick or stone and at least one of the following, without limitation:
iv. Decorative concrete masonry units
2. Facade colors shall be low reflectance, subtle, neutral, or earth tone colors. The use of high intensity colors, metallic colors, black or fluorescent colors is prohibited.
3. Building trim and accent areas may feature brighter colors, including primary colors, but neon tubing shall not be an acceptable feature for building trim or accent areas.
4. Predominant exterior building materials as well as accents should not include the following unless covered with 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 approved material and/or textured stucco finish:
I. Decorative concrete masonry units
ii. Tilt-up concrete panels
iii. Pre-fabricated steel panels
Intent: Entryway design elements and variations should give orientation and aesthetically pleasing character to the building. The standards identify desirable entryway design features.
Standard: Each principal building on a site shall have clearly defined, highly visible customer entrances featuring no less than three (3) of the following:
1. Canopies or porticos
2. Architectural towers
5. Varied height raised corniced parapets
6. Peaked roof forms
8. Outdoor patios
9. Display windows
10. Architectural details such as tile work and moldings which are integrated into the building structure and design
11. Integral planters or wing walls that incorporate landscaped areas and/or places for sitting
2) Site Design and Relationship to the Surrounding Community
Intent: Large buildings should feature multiple entrances with smaller entrances along the abutting public or private right-of-way and shall feature gateways or pedestrian mall at the intersection corner. Multiple building entrances reduce walking distances from cars, facilitate pedestrian access from parking lots, and provide convenience where certain entrances offer access to individual uses, or identified departments in a large building. Multiple entrances also mitigate the effect of the unbroken walls and neglected areas that often characterize building facades that face bordering land uses.
Standard: All sides of a principal building that directly face an abutting public or private right-of-way shall feature at least one (1) pedestrian entrance per side. Where a principal building directly faces a row of smaller retail stores along the border of more than two (2) abutting public or private rights-of-way, there shall be only two (2) entrances required. The corner entrance shall be designed to provide a gateway or pedestrian mall that provides pedestrian access to the larger uses in the interior of the site. The number of entrances for the buildings shall be addressed at the preliminary development plan stage. Where additional uses will be located in the principal building each such use shall have at least one (1) exterior pedestrian entrance which shall conform to the above requirements.
b. Parking lot orientation.
Intent: Parking areas should provide safe, convenient, and efficient access for vehicles and pedestrians. They should be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural details take on added importance. Parking lots should be oriented between the larger principle buildings and the smaller buildings required along the perimeters of the site adjacent to public streets and off site uses.
Standard: No more than thirty (30) percent of the off-street parking area for the entire property shall be located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and/or parking lots are screened from view by perimeter smaller buildings development.
c. Back and sides.
Intent: The rear or sides of buildings often present an unattractive view of blank walls, loading areas, storage areas, HVAC units, garbage receptacles, and other such features. Architectural and landscaping features should mitigate these impacts. Any back or side of a building visible from a public or private right-of-way or a residential area shall be built in accordance with 1. Design guidelines--Aesthetic character. The Community Development Director may waive this requirement as part of the development plan review process if there are special or unique circumstances.
Standard: The minimum setback for any building facade shall be in accordance with the Land Development Code. Where the facade faces adjacent residential uses an earthen berg shall be installed, no less than six (6) feet in height, containing at a minimum, a double row of evergreen or deciduous trees planted at intervals of ten (10) feet on center. Additional landscaping may be required by the Community Development Director to effectively buffer adjacent land use as deemed appropriate. All additional landscape requirements of the landscape and tree protection code or of other sections of these guide lines shall apply.
d. Outdoor storage, trash collection, and loading areas.
Intent: Loading areas and outdoor storage areas exert visual and noise impacts on surrounding neighborhoods. These areas, when visible from adjoining properties, residential areas and/or public streets, should be screened, recessed or enclosed. While screens and recesses can effectively mitigate these impacts, the selection of inappropriate screening materials can exacerbate the problem. Appropriate locations for loading and outdoor storage areas include areas between buildings, where more than one (1) building is located on a site and such buildings are not more than forty (40) feet apart, or on those sides of buildings that do not have pedestrian entrances. Joint use of loading and screening areas by multiple users will be encouraged where ever possible.
1. Areas for outdoor storage, truck parking, trash collection or compaction, loading, or other such uses shall not be visible from public or private rights-of-way.
2. Outdoor storage areas and heavy equipment or aerial equipment parking areas should be located away from C.R. 470. Aerial equipment (bucket trucks, cherry pickers, etc.) must be parked/stored with the aerial device in the down position.
3. No areas for outdoor storage, trash collection or compaction, loading, or other such uses shall be located within fifty (50) feet of any public or street, public sidewalk, or internal pedestrian way.
4. No delivery, loading, trash removal or compaction, exterior activities and large vehicle movement or other such operations shall be permitted between the hours of 10:00 p.m. and 7:00 a.m. unless the applicant submits evidence that sound barriers between all areas for such operations effectively reduce noise emissions to a level of forty-five (45) dB, as measured at the lot line of any adjoining property.
5. Loading docks, truck parking, outdoor storage, utility meters, HVAC equipment, trash dumpsters, trash compaction, bay doors and other service functions shall be incorporated into the overall design of the building and the landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets, and no attention is attracted to the functions by the use of screening materials that are different from or inferior to the principal materials of the building and landscape. Backflow preventors, fire department connections, and mechanical equipment (including wall-mounted electrical panels) within 100 feet of Dixie Avenue must be screened from view with landscaping or other screening approved by the Community Development Director.
6. Non-enclosed areas for the storage and sale of seasonal inventory shall be permanently defined and screened with decorative walls and/or solid fences. Materials, colors, and designs of screening walls and/or fences and the cover shall conform to those used as predominant materials and colors of the building. If such areas are to be covered, then the covering shall conform to those used as predominant materials and colors on the buildings.
e. Pedestrian flows.
Intent: Pedestrian accessibility opens auto-oriented developments to the neighborhood, thereby reducing traffic impacts and enabling the development to project a friendlier, more inviting image. This section sets forth standards for public sidewalks and internal pedestrian circulation systems that can provide user-friendly pedestrian access as well as pedestrian safety, shelter, and convenience within the center grounds.
1. Sidewalks at least five (5) feet in width shall be provided along all sides of the lot that abut a public or private right-of-way, excluding major highways. The Community Development Director may waive this requirement as part of the development plan review process if there are special or unique circumstances.
2. Continuous internal pedestrian walkways, no less than five (5) feet in width, shall be provided from the public sidewalk or right-of-way to the principal customer entrance of all principal buildings on the site. At a minimum, walkways shall connect focal points of pedestrian activity such as, but not limited to, transit stops, street crossings, building entry points, and shall feature adjoining landscaped areas that include trees, shrubs, benches, flower beds, ground covers, or other such materials for no less than fifty (50) percent of their length.
3. Sidewalks, no less than five (5) feet in width, shall be provided along the full length of the building along any facade featuring a customer entrance, and along any facade abutting public parking areas. Such sidewalks shall be located at least three (3) feet from the facade of the building to provide planting beds for foundation landscaping, except where features such as arcades or entryways are part of the facade.
4. Internal pedestrian walkways provided in conformance with subsection e. above, shall provide weather protection features such as awnings or arcades within thirty (30) feet of all customer entrances, constructed parallel to the facade of the building. This is not intended to extend into the driving aisles or parking areas.
5. All internal pedestrian walkways shall be distinguished from driving surfaces through the use of durable, low maintenance surface materials such as pavers, bricks, or scored concrete to enhance pedestrian safety and comfort, as well as the attractiveness of the walkways. Signs shall be installed to designate pedestrian walkways.
1. A master signage plan will be required at the time of site plan approval.
2. Entry monument signs identifying the center shall be permitted for any approved entrance. At proposed street intersections, monument signs identifying the internal business shall be permitted. Monument signs identifying multiple businesses within the center shall be preferred.
3. Electronic message signage shall be permitted.
4. Signage shall comply with the City of Leesburg sign code for Commercial Uses.
3) Central Features and Community Spaces.
Intent: Buildings should offer attractive and inviting pedestrian scale features, spaces and amenities. Entrances and parking lots should be configured to be functional and inviting with walkways conveniently tied to logical destinations. Bus stops and drop-off/pickup points should be considered as integral parts of the configuration. Pedestrian ways should be anchored by special design features such as towers, arcades, porticos, pedestrian light fixtures, bollards, planter walls, and other architectural elements that define circulation ways and outdoor spaces. The features and spaces should enhance the building and the center as integral parts of the community fabric.
Standard: Each business establishment subject to these standards shall contribute to the establishment or enhancement of community and public spaces by providing at least two (2) of the following: patio/seating area, pedestrian plaza with benches, transportation center, window shopping walkways, outdoor play area, kiosk area, water feature, clock tower, steeple, or other such deliberately shaped area and/or a focal feature or amenity that, in the judgment of the city staff, adequately enhances such community and public spaces. Any such areas shall have direct access to the public sidewalk network and such features shall not be constructed of materials that are inferior to the principal materials of the building and landscape. Although the City of Leesburg does not currently maintain a public bus system, Lake County does offer limited service to commercial areas; therefore, areas should be provided or designed to accommodate bus service and the growing number of private bus services (i.e., senior citizen, nursing home/assisted living facilities, etc.).
CONCEPTUAL FENCE EXHIBIT E
ASSISTED LIVING DESIGN ELEVATIONS EXHIBIT F
SINGLE FAMILY DETACHED DESIGN ELEVATIONS EXHIBIT F