Item No: 5D.
Meeting Date: August 26, 2013
From: Bill Wiley, AICP, Community Development Director
Subject: Ordinance amending the existing P (Public) and PUD (Planned Unit Development) zoning for the City of Leesburg C.R.470 property to change the permitted uses to allow for development of an Industrial and Technology Park
The Planning staff and the Planning Commission recommend approval of the proposed amendments to the existing P (Public) and PUD (Planned Unit Development) zoning for the subject property.
The City Commission directed staff to develop a strategy to promote economic development in the CR 470 corridor specifically for the City owned property and to incorporate recommendations suggested by the Duke Energy Site Readiness Program. One important aspect of the study was to eliminate obstacles for to development of properties to ensure that a prospective company could have a shortened development schedule and minimal risks. Prospective companies would not have to go through the rezoning process with the associated public hearings and 120 day delays. Those communities with site ready properties with zoning in place will have the competitive advantage for consideration by prospective companies.
The proposed project site is approximately 3,100 acres. The property is generally located north of County Road 48 and east of the Florida Turnpike, and north and south of County Road 470 as shown on the attached General Location Map. The present zoning for this property is P Public and City PUD (Planned Unit Development). The current use of the property is undeveloped, agriculture (hay field), City Wastewater treatment plan and fields and the proposed uses are for development of an Industrial and Technology Park. The surrounding zoning designations are County A (Agriculture) and County R-6 (Urban Residential District) to the north, City P (Public), west, County RM (County Mixed Home Residential), County R-7 (Mixed Residential District) and County A (Agriculture) to the east, and City PUD (Planned Unit Development) to the south. The surrounding Future Land Use Map designations are County Rural and City Conservation to the north, Conservation, SP Mixed Use, Neighborhood Mixed Use and County Rural to the south, City Neighborhood Mixed Use and County Rural to the east, and City Industrial, SP Mixed Use, County Rural to the west.
The proposed amendment is compatible with the adjacent and nearby properties in the area and with the existing future land use designations of City Conservation, Institutional, and Industrial and Technology Park.
Development of the property would require expansion of existing City utilities which are available.
By a vote of 5 to 0 on August 8, 2013, the Planning Commission voted to recommend approval.
1. Approve the proposed PUD (Planned Unit Development) zoning.
2. Other such action as the Commission may deem appropriate.
There is a hug positive fiscal impact to the City through having public property zoned for an Industrial and Technology Park in Leesburg with the future large scale economic development impacts 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
BE IT ENACTED
BY THE PEOPLE OF THE CITY OF
Based upon the petition of City of Leesburg (C.R.470 Industrial And Technology Park), 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 to City PUD (Planned Unit Development) zoning district, subject to conditions contained in Exhibit A, to-wit:
(See Exhibit A for Legal Description)
Alternate Key Number(s): 1029759, 1035333, 1038332, 1038341, 1038413, 1044146, 1068461, 1087856, 1087864, 1088003, 1088071, 1088101, 1294053, 1294061, 1294070, 1295955, 1296056, 1701244, 1741637 1741661, 1774853, 2610808, 3020863, 3340868, 3374291, 3378661, 3409973, 3767501, 3777575, 3860764
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
Mayor David Knowles
Betty Richardson, City Clerk
CASE #: RZ-13-48 EXHIBIT A
CITY OF LEESBURG C.R.470 INDUSTRIAL AND TECHNOLOGY PARK
REZONING TO PUD (PLANNED UNIT DEVELOPMENT) DEVELOPMENT CONDITIONS
August 8, 2013
These Planned Unit Development Conditions for a PUD (Planned Unit Development) district are granted by the City of Leesburg Planning Commission, Lake County, Florida to City of Leesburg C.R.470 Industrial and Technology Park, "Permittee" for the purposes and 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 City of Leesburg "Permittee" is desirous of obtaining a PUD (Planned Unit Development) zoning district to allow for marketing, planning and construction of commercial/office, and industrial/technology park, as amended by these conditions, for approximately 3,100 acres within the City of Leesburg in accordance with their Planned Unit Development application and supplemental information.
Permission is hereby granted to City of Leesburg C.R.470 Industrial and Technology Park, to construct, operate, and maintain a development in and on real property in the City of Leesburg. The property is generally located north of County Road 48 and east of the Florida Turnpike, and north and south of County Road 470. The property is more particularly described as shown in the attached legal description below.
2. LEGAL DESCRIPTION
See attached legal Exhibit G.
3. LAND USES
The above described property shall be used for PUD (Planned Unit Development) uses as limited, pursuant to City of Leesburg development codes and standards.
A. The uses shall be restricted to those uses approved specifically in the PUD conditions for the site.
1) Public, office, commercial and industrial uses shall be those listed for the PUD uses in the Land Development Code except as limited by this PUD and shall occupy the approximate 662 acres (22 percent) of park development area including an estimated 212 acres of actual building area (9,248,800 SF) and approximately 2,438 acres (78 percent) of open space and conservation areas as shown on the Conceptual Master Park Plans Exhibit B.
The impervious surface coverage for the entire Planned Unit Development shall not exceed fifty (50) percent of the gross site area.
C. OPEN SPACE
A minimum of fifty (50) percent of the entire Planned Unit Development shall be developed as common open space and conservation areas.
4. SITE ACCESS
A. Access to the site shall be primarily from C.R. 470 with a divided boulevard type roads for large projects. Site access will be reviewed by staff during the site plan review process.
5. HEIGHT OF BUILDINGS
A. The maximum height of any structure within one and fifty hundred (150) feet of a single-family residential zoning district and Lake County Water Authority property line shall be thirty-five (35) feet or two and one-half (2 1/2) stories. The maximum height for all other structures shall be seventy-two (72) feet or six (6) stories.
6. DEVELOPMENT STANDARDS
A. The minimum development standards shall be those required for the M-1 Industrial district except as amended by these conditions.
B. Hours of operations for uses shall be restricted to 7:00 a.m. to 11:00 p.m. within 300 feet on any existing residential district (See Conceptual Master Park Plan Data Exhibit B).
A. The permittee shall construct off-street parking spaces within the development per City of Leesburg Code of Ordinances, as amended, which shall include the required number of handicapped parking spaces.
8. WETLANDS PROTECTION
The property’s sensitive ecological systems and wildlife habitats shall be protected through the following requirements.
A. All wetlands on the project site shall be identified and the location and extent of each wetland shall be determined by 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 plan application.
B. Buildings or structures have a 25’ minimum/50’ average wetland buffers on-site Environmental Resource Permit (ERP) permit from SJRWMD from any wetland jurisdiction boundary except for LCWA properties shall have a fifty hundred (150) feet buffer setback.
C. Wetlands shall have a minimum upland buffer as 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 hiking trails, walkways, passive recreation activities and 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. To the extent practical, wetlands shall be placed in a conservation easement, which shall run in favor of, and be enforceable by, St. Johns River Water Management District or another legal entity such as a property-owners association. The conservation easement shall require that the wetlands be maintained in their natural and unaltered state. Wetlands shall not be included as a part of any platted lot, other than a lot platted as a common area, which shall be dedicated to St. Johns River Water Management District or another legal entity such as a property-owners association for ownership and maintenance.
9. STORMWATER MANAGEMENT /UTILITIES
Prior to receiving final development approval, the Permittee shall submit a stormwater management plan and utility plan acceptable to the City of Leesburg. Water, wastewater and natural gas services will be provided by the City of Leesburg. Prior to any clearing, grubbing, or disturbance of natural vegetation in any phase of the development, the Permittee shall provide:
A. A detailed site plan that demonstrates no direct discharge of stormwater runoff generated by the development into any wetlands or onto adjacent properties.
B. A stormwater management system designed and implemented to meet all applicable St. Johns River Water Management District and City of Leesburg requirements.
C. A responsible legal entity for the maintenance of the stormwater management system on the plat prior to the approval of the final plat of record. The Permittee shall designate a responsible legal entity that shall implement and maintain the management plan..
D. The 100-year flood plain shown on all plans and lots.
E. The appropriate documentation that any flood hazard boundary has been amended in accordance with Federal Emergency Management Agency requirements, if the 100 year flood plain is altered and /or a new 100 year flood elevation is established in reference to the applicable flood insurance rate map.
F. A copy of the Management and Storage of Surface Waters permit obtained from St. Johns River Water Management District.
G. A detailed site plan that indicates all the provisions for electric, water, sewer, reuse, and/or natural gas in accordance with the City of Leesburg Land Development Codes.
H. Developer shall bear all responsibility, financial and otherwise, for the construction and installation of utility infrastructure and other improvements related to the use and development of the property including such off-site improvements required by the City, all of which shall be constructed to the applicable specifications imposed by the ordinances and regulations of the City in effect at the time of construction.
10. ENVIRONMENTAL ASSESSMENT
A wildlife/archaeological 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 management plan shall be submitted to the City as part of the site plan application for each phase. The Permittee shall designate a responsible legal entity that shall implement and maintain the management plan.
A. 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 Lake County, the MPO and the City of Leesburg, as required.
1) Traffic/Transportation Study
A traffic/transportation study shall be submitted prior to development 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. The study maybe submitted for each phase as they are developed. Said improvements will be the responsibility of the Permittee.
2) Roadway Improvements
The applicant shall provide all necessary roadway and intersection improvements within the development and its connection to County Road 470 and any possible emergency access, based on a current traffic analysis, as required by County or 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.
3) Internal Circulation
Drives shall be constructed within the interior of the development such that continuous vehicular access is available among and between all structures within the development, where feasible. Sidewalks shall be constructed as required by the City of Leesburg Code of Ordinances for the development.
A. Landscaping of any required buffer areas shall be as follows:
1) Plans and site design for the installation of landscape buffers shall be submitted and approved during the site plan review process and prior to issuance of building permits for the development of each phase. All landscaping shall be in accordance with regulations contained within the City of Leesburg Code of Ordinances, or as required by these PUD conditions.
2) A minimum one hundred and fifty (150) foot landscape buffer shall be required along the eastern boundary of the property adjacent to the residential areas on Debbie Road and Bay Avenue and a minimum twenty-five (25) foot buffer shall be provided along C.R. 470. Said buffer shall include a landscape berm, fence or wall with planting as provided below. However, existing natural buffer areas that meet the intent of the code because of existing tree cover and increased buffer width may be considered as meeting the referenced requirements if approved by the Community Development Director
3) For each one hundred (100) linear feet, or fraction thereof, of required landscaping, 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.
4) Walls, Berms and Fences shall be required as follows (See Exhibit E):
a. An eight foot solid buffer wall shall be used as a visual buffer for adjacent residential areas on Debbie Road and Bay Avenue. The wall shall be of a decorative "split face" concrete masonry, decorative brick or standard concrete masonry clad with painted stucco or other masonry veneer that is compatible with the developed C.R.470 Industrial and Technology Park adjacent area. When these materials are used for a visual screen, they shall conform to the architectural style, materials and color of the development. Wood fencing shall not be used and PVC fencing shall be restricted.. The wall shall include a continuous decorative cap and end column features where applicable. The wall shall be placed along the interior buffer boundary of the landscape buffer area from the adjoining property line. As an alternative, said buffer may include an earthen berm 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. In addition, additional landscaping and PVC fencing may be required by the Community Development Director to effectively buffer adjacent land uses.
b. Where a six foot buffer wall or fence is used as a landscape buffering for adjacent public roads or property not located adjacent to residential districts, it shall be of a decorative "split face" concrete masonry, decorative brick, stone or standard concrete masonry clad with painted stucco or other masonry veneer that is compatible with the adjacent park area. When these materials are used for a visual screen, they shall conform to the architectural style, materials and color of the development. They shall include a continuous decorative cap and end column features where applicable. They shall be placed along the interior buffer boundary of the landscape buffer area from the adjoining property line. Wood fencing shall not be used and PVC fencing shall be restricted. As an alternative, said buffer may include an earthen berm no less than three (3) feet in height, containing at a minimum, a double row of evergreen or deciduous trees planted at intervals of ten (10) feet on center. In addition, additional landscaping and PVC fencing may be required by the Community Development Director to effectively buffer adjacent land uses.
c. Permitted fencing shall include black, decorative, aluminum with columns done in brick or stone along adjacent public roads and zoning districts other than residential. Black vinyl coated chain link may be used elsewhere on the site. However, no galvanized chain link, or wood shall be permitted and PVC fencing shall be restricted.
5) Variations to the landscape and fencing requirements may be approved i.e. where walls and berms are used, by the Community Development Director as long as the intent of the PUD is maintained.
13. OPERATIONAL REQUIREMENTS
A. The applicant shall be subject to Section 12-19 Regulation of Public Nuisances of the City of Leesburg Code of Ordinances.
B. A noise/vibration/dust and/or traffic study by the applicant may be required to ensure compliance with this section if reoccurring formal written complaints from multiple complainants related to traffic, noise/vibration/dust are received by the City. The applicant shall have the right to a hearing on the requirement for the referenced study before Planning Commission if they believe the complaints are not valid.
C. The operation of machinery or equipment shall be restricted to the interior of buildings, except for the use of fork lifts etc. to receive and ship products.
D. No activity including but not limited to loading and unloading, truck traffic, storage, fork lifts etc. shall occur in the buffer set back area, as described per Section 12 LANDSCAPING AND BUFFER REQUIREMENTS above.
A. With the exception of public utilities, maintenance of all site improvements, including but not limited to drives, sidewalks, landscaping and drainage shall be the responsibility of the City of Leesburg unless the property is sold or leased by the City with a legally created property owner’s association etc.
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 (See Exhibits C and F).
C. Design of the project shall comply with the intent of the Design Guideline Requirements (See Exhibits C and D).
D. Other similar design variations meeting the intent of the PUD may be approved by the Community Development Director.
16. DEVELOPMENT PHASING
A. The proposed project may be constructed in phases in accordance with the Planned Unit Development Conditions and Conceptual Plans. Changes to the Development Plan, other than those conditions described in this agreement, shall be revised in accordance with the Planned Development review process as amended.
17. MISCELLANEOUS CONDITIONS
A. The uses of the proposed project shall only be those uses identified in the approved Planned Unit Development Conditions. Any other proposed use must be specifically authorized by the Planning Commission in accordance with the Planned Unit 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 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.
F. Any violation of City, State or Federal laws or permit requirements concerning the development of this project will constitute a violation of this permit and will result in all activities on the project site being halted until the violation is satisfactorily resolved and may result in a hearing before the Planning Commission to determine whether a change in the conditions of this PUD are necessary.
G. The proposed project may be constructed in phases in accordance with the Planned Unit Development Master Plan (to be incorporated as part of these conditions). Approval by the Planning Commission and City Commission of the referenced required Master Plan shall be required prior to any development of the property. Changes to the Master Plan, other than those conditions described in this agreement, shall be revised in accordance with the Planned Unit Development review process.
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.
Conceptual Master Park Plan Design with Wetlands - Option A EXHIBIT B
Conceptual Master Park Plan Data- Option A EXHIBIT B
Conceptual Master Park Plan Design with Wetlands - Option B EXHIBIT B
Conceptual Master Park Plan Data- Option B EXHIBIT B
Design Guideline Requirements Exhibit C
A. The following design standards are intended to be used as a design aid by developers proposing large commerce park 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 compliment 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. 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 for building exteriors facing public streets, residential and public parking areas should not include the following unless covered with at least thirty-five percent (35%) full-width brick, decorative concrete masonry units 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 right-of-way, public parking 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 berm 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.
2. 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.
3. 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.
4. 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 C.R. 470 must be screened from view with landscaping or other screening approved by the Community Development Director.
5. 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 six (6) 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 six (6) 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 six (6) 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 Commerce Park shall be permitted for any approved entrance on C.R.470. At proposed street intersections, monument signs identifying the internal business shall be permitted. Monument signs identifying multiple businesses within the park shall be preferred.
3. No electronic message signage or billboards shall be permitted.
4. Signage shall comply with the City of Leesburg sign code for Industrial 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 Sample Park Sites Plan Elements Design EXHIBIT D
Conceptual Sample Park Individual Site Plan Elements Design Exhibit D
Aerial View Conceptual Sample Park Individual Site Plan Elements Design Exhibit D
Conceptual Fence/Wall With Landscaping EXHIBIT E
Earthen Berm If Required EXHIBIT E
Desirable shape for a berm
The transition between the existing grade and the slope of the berm should be gradual. Soft contouring should make the berm appear as a natural part of the landscape. Berms should appear to be gradually emerging from the original grade rather than rising as an abrupt bump. Extra soil may need to be added at the base or the height of the berm to get a more natural effect. The tops of the berms should also be softly contoured rather than having a sharp peak. Moreover, grass berms with flatter crowns are easier to mow. Mowing grass on slopes that are too steep may result in an undesirable "scalped" look.
Note: This photo is not to scale only visual representation
Sample Building Architectural/Landscaping Design Elements EXHIBIT F
Sample Building Architectural/Landscaping Design Elements EXHIBIT F
Sample Building Architectural/Landscaping Design Elements EXHIBIT F
Sample Building Architectural/Landscaping Design Elements EXHIBIT F
Sample Building Architectural/Landscaping Design Elements EXHIBIT F
Sample COMMERCIAL Building Architectural/Landscaping Design EXHIBIT F
Sample COMMERCIAL Building Architectural/Landscaping Design EXHIBIT F
Properties Legal Description EXHIBIT G