The Planning staff and Planning Commission recommend approval of the proposed rezoning for the subject property from City PUD (Planned Unit Development) and R-2 (Medium Density Residential) to City PUD (Planned Unit Development).
project site is approximately 513 acres. The property is generally located
south of County Road 48, west of County Road 33, and north of the Ronald Reagan
Turnpike, as shown on the attached General Location Map. The present zoning for
this property is City PUD (Planned Unit Development) and R-2 (Medium Density
Currently, the property is undeveloped.
The proposed use of the site is mixed use, with residential, commercial and
institutional uses. The surrounding zoning designations are City P (Public) and
County A (Agriculture) to the west, and City M-1
(Industrial) and County HM (Heavy Manufacturing) to the east, and County
A (Agriculture) to the south and north.
proposed zoning district
s of City PUD (Planned Unit
Development) is compatible with adjacent and nearby properties in the area and
with the proposed City future land use designation of City Estate Density
The existing land uses surrounding the property are single-family residential and agricultural uses.
Development of the parcel shall require connection to City utilities at the owner’s expense.
By a vote of 6 to 0, the Planning Commission recommended approval.
1. Approve the proposed rezoning to City PUD (Planned Unit Development), thereby allowing consistent zoning and development standards for the area.
2. Such alternative action as the Commission may deem appropriate.
There is no fiscal impact to the City.
Department: Community Development
Prepared by: Bill Wiley, AICP
Attachments: Yes__X__ No ______
Advertised: ____Not Required ______
Reviewed by: Dept. Head ________
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 513 ACRES GENERALLY LOCATED SOUTH OF COUNTY ROAD 48, WEST OF COUNTY ROAD 33, AND NORTH OF THE RONALD REAGAN TURNPIKE, LYING IN SECTIONS 21, 22, 27 & 28 , TOWNSHIP 20 SOUTH, RANGE 24 EAST, LAKE COUNTY, FLORIDA, FROM CITY PUD (PLANNED UNIT DEVELOPMENT) AND R-2 (MEDIUM DENSITY RESIDENTIAL) TO CITY PUD (PLANNED UNIT DEVELOPMENT), SUBJECT TO CONDITIONS CONTAINED IN EXHIBIT A; AND PROVIDING AN EFFECTIVE DATE.
BE IT ENACTED BY THE PEOPLE OF THE CITY OF LEESBURG, FLORIDA, that:
Based upon the petition of Michael Dinkel, Drew Pastures, LLC, 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 City PUD (Planned Unit Development) and R-2 (Medium Density Residential) to PUD (Planned Unit Development), subject to conditions contained in Exhibit A, to-wit:
(See Exhibit B for legal.)
Alternate Key Numbers 3834617, 3834618, 3834619 and 3834620
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 , 2006.
THE CITY OF LEESBURG
CASE #:075-1-070705 EXHIBIT A
DREW PASTURES (MEADOWS)
A PLANNED UNIT DEVELOPMENT CONDITIONS
APRIL 20, 2006
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 Michael Dinkel, DBA Drew Pastures (Meadows), LLC, "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 Land Development Code, as amended.
BACKGROUND: The "Permittee" is desirous of obtaining a Planned Unit Development (PUD) zoning district to allow construction of a proposed mixed use development comprised of a residential subdivision and light industrial development consisting of a maximum of 1999 residential units on approximate 506 acres with a commercial center of approximately 10 acres for a total of approximately 516 acres located North of the Turnpike, East of County Road 48 and West of County Road 33, on a site within the City of Leesburg in accordance with their PUD application and supplemental information.
1. PERMISSION is hereby granted to Michael Dinkel, DBA Drew Pastures (Meadows), LLC 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. LAND USE
The above-described property, containing approximately 516 acres, shall be used for mixed use residential/commercial/public, pursuant to City of Leesburg development codes and standards.
A. Residential Development
1. The project shall contain a maximum of 1999 residential units on approximately 506 acres at a net density (less commercial 10 acres) not to exceed 4 units per acre.
2. The minimum lot size shall be 6,000 square feet for single-family detached.
3. Minimum lot widths shall be 50 feet and minimum lot depth shall be 100 feet.
4. Residential dwelling units located in the north western phase of the development shall be designed as new urbanism (TND) lots with rear alleys, rear access garages and reduced front setbacks as shown on the conceptual master plan.
5. The following minimum yard setbacks shall be maintained for single-family detached:
Front setback – 20 feet;
Rear setback – 18 feet; and
Side setbacks - 5’ feet per side except for attached units (townhomes) which may have zero lot line with 10 feet between blocks of attached structures.
6. 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.
7. Corner lots shall have a minimum side yard setback of 20 feet from the public right-of-way.
8. 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.
9. An attached swimming pool screened enclosure must maintain a minimum setback of five (5) feet from the rear property line.
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, single-family TND etc.
11. Impervious surface coverage for single-family detached shall not exceed 70 percent for residential uses. Other types of development may exceed this percentage; however, the overall project shall maintain open space of 30 percent.[FAM3]
12. Maximum building height shall not exceed two and one-half stories or 35 feet for single-family residential units and four stories or 50 feet for multi-family units.
13. Permitted Uses:
a. Single-family dwellings (detached or attached);
b. Single-family attached villa units (maximum two units each);
c. Multi-family and Townhome single-family dwellings;
d. New urbanism design units with staff approval including rear garages living units;
e. Accessory structures;
g. Model homes may be used for sales center during the duration of the project.
h. All residential units shall be developed through a subdivision plat.
14. In order to comply with the diversity of housing required by the City’s adopted Growth Management Plan, Future Land Use Element, Goal I, and Objective 1.2, projects shall incorporate the following requirements:
a. In order to provide a balance of housing types, more than one type of housing shall be provided such as single-family detached and detached dwellings, town houses, multi-family etc. with each having a minimum of ten (10) percent of the total project except where new urbanism design communities are approved by City staff.
B. Recreational Development
1. Recreational development shall include active and passive uses and consist of a minimum of 9.5 +/- 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 unenclosed 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 play grounds, basket ball, 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. If a connection to the proposed City Turnpike trail system is required, the development shall along the Turnpike provide a public rail to trails access/connection through the development with a minimum of a twenty-five (25) foot wide trail within the required buffer area. Construction of any required trail will be the developer’s responsibility and shall be developed per City trail requirements. Some credit may be allowed toward the required recreation areas depending on final determination of overall recreation and trail development plans. Final location and design shall be determined during the preliminary plan/site plan review process.
6. 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 plan review process. Examples of such uses are sales office, post office, ATM or bank services, coffee shop etc.
C. 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.
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 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.
F. Commercial, Office and Community Facilities
1. Town Commercial Center area of approximately ten (10) acres shall be situated at the entrance boulevard and County Road 48 on the southeast corner as shown on the conceptual plan. Final determination and location of commercial areas shall be approved during the Preliminary Subdivision Plan approval process.
2. Allowable uses shall be those uses as described in the C-1 (Neighborhood Commercial) Zoning District in the City of Leesburg Land Development Code (as amended) and shall also be consistent with the City of Leesburg adopted Growth Management Plan (as amended).
3. The minimum development standards shall be those of the C-1 (Neighborhood Commercial) Zoning District of the Land Development Code. Lot sizes and setbacks may be adjusted by staff during the site plan review process.
4. The gross leaseable area for the designated commercial areas shall not exceed sixty-five (65) percent ISR unless residential units are located above at less fifty (50) percent of the commercial/office areas. With residential units the ISR shall increase to eighty (80) percent.
5. Maximum building height shall not exceed three stories or 40 feet.
6. Commercial development areas shall be properly screened from residential areas with a buffer in accordance with the City of Leesburg Land Development Code (as amended). Minimum buffer width shall be 10 feet.
7. Commercial development areas shall primarily front internal roadways with limited highway exposure.
8. Recreational vehicle parking shall be restricted through deed restrictions/covenants which shall prohibit parking within the development unless with in an enclosed structure or an approved designated area is provided. If provided, the area shall be buffered and final location will be determined by staff as part of the Preliminary Subdivision approval process. Final determination of the location and size of such facilities shall be approved by City staff during the preliminary plan review process.
G. Public Use Area
The ten acre (10) Public Use Area, shall include a school collocated with public open space and recreation areas, as shown on the Drew Meadows Conceptual Development Plan (dated April. 1, 2006). This Public Use Area shall be dedicated to the City of Leesburg for public purposes prior to plat approval of any portion of the development or prior to any building permit issuance, whichever occurs first. The final location of the school within the Public Use Area shall be determined by the City using state of Florida school siting criteria established in Chapter 163, Florida Statutes, and Chapter 6A-2, Florida Administrative Code, and input from the Lake County School District.
In addition, to maximize the buildable area of the school within the 10 acre Public Use Area, any environmental, floodplain, and wetlands impacts on the school site will be mitigated off site; stormwater retention will be retained and treated off-site within the planned unit development; any transportation impacts associated with the school will be included in the total number of vehicle trips approved for the planned unit development; and the school site shall include central potable water and sanitary sewer lines stubbed out to the site, as well as a cleared building area, to facilitate construction of a school in a timely manner.
H. Open Space and Buffer Areas
1. 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.
2. Buildings or structures shall be a minimum of 50 feet from any wetland jurisdiction boundary.
3. Wetlands shall have a minimum upland buffer of 25 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.
4. 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.
5. 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.
6. 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 preliminary plan application. The Permittee shall designate a responsible legal entity that shall implement and maintain the management plan.
7. 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 homeowners 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 homeowners association for ownership and maintenance.
8. Landscaping of the required buffer areas shall be as follows:
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.
9. Due to the location of the proposed project adjacent to the Ronald Reagan Turnpike, the developer shall provide a fifty (50) foot buffer easement and construct a landscape and noise buffer with a possible trail corridor adjacent to the turnpike with design to be reviewed by staff during the preliminary plan review process. Alternate buffer designs may be approved by staff that meets the intent of this section.
I. Development Phasing
1. The proposed project may be constructed in phases in accordance with the Planned Unit Development Master Plan (attached as part of these conditions). Changes to the Development Plan, other than those conditions described in this agreement, shall be revised in accordance with the Planned Unit Development review process.
2. Implementation of the project shall substantially commence within 24 months of approval of the site plan and construction plan approvals for this Planned Unit Development. In the event, the conditions of the PUD has not been substantially initiated 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 RE-1 (Estate Density Residential) or another appropriate zoning classification less intense than the development permitted by these PUD Conditions.
3. 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. A homeowners association is an acceptable maintenance entity.
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, 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. Off site improvements required by the City shall include those necessary for the properties located immediately south of the project including utility all required infrastructure.
I. Developer shall be responsible for the installation of a natural gas water heater and natural gas furnace in eighty percent (80%) of all homes in the development.
4. TRANSPORTATION IMPROVEMENTS
A. Vehicular access to the project site shall be provided by a minimum of four public access points, two on County Road 48 and two County Road 33 on through public four lane divided boulevard type roads. Actual locations and design of the boulevards shall be determined during the Preliminary Subdivision Plan review process and shall include consideration of sidewalks, recreation paths etc. Other public accesses such as to the north will be reviewed during the development review process.
B. The Permittee shall provide their fair share of all necessary improvements / signalization within and adjacent to the development as required by Lake County and City of Leesburg.
C. All roads within the development including potential frontage roads along highways and the Turnpike shall be designed and constructed by the developer to meet the City of Leesburg requirements.
D. Sidewalks shall be provided on both sides of the local internal roads and shall provide cross connections to all recreation and residential areas. Internal road rights-of-ways shall be of sufficient width to contain the sidewalks. All sidewalks shall be constructed in accordance with City of Leesburg Codes.
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 preliminary plat 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. Should the Permittee desire to dedicate the proposed project’s internal road system to the City of Leesburg; the City, at its discretion, may accept or not accept the road system. Prior to acceptance, the Permittee shall demonstrate to the City the road system is in suitable condition and meets City of Leesburg requirements. As a condition of accepting the roadway system the City may create a special taxing district or make other lawful provisions to assess the cost of maintenance of the system to the residents of the project, and may require bonds or other financial assurance of maintenance for some period of time.
H. A traffic/transportation study shall be submitted prior to preliminary plan approval for review and determination of any necessary access improvements. Said improvements will be the responsibility of the Permittee.
I. At such time that traffic signals are warranted at the proposed project entrance(s), the Permittee shall pay their pro-rata share of the cost of the signal(s) as determined by City staff.
5. DESIGN REQUIREMENTS
A. Residential Development
1. Building Design
a. Detached single-family homes shall have garages located with the following provisions.
1) Front access garages must be set back a minimum of five (5) feet from the attached primary structure or the front building line.
2) Rear garages must be setback a minimum of twenty (20) feet from an alley or rear access drive.
3) Side entrance garages may be in line with or off set from the primary structures front setback provided the garage has front facade windows.
4) Homes with covered front entrees and/or porches of a minimum fifty (50) square feet may have front access garages setback in line with the porch or five (5) feet forward of the porch.
b. The distance between any principal building and accessory building shall be a minimum of ten (10) feet.
c. Alternative new urbanism design and rear alley access units shall have the following:
1) Ten (10) foot front setback.
2) Traditional/Cracker style front elevations (See attached Examples urban- style, traditional design).
3) Covered front porches of at least forty percent of the length of the front elevation at a minimum depth of four (4) feet.
d. Garages living units where garages are located at the rear of the lot shall meet the following;
1) Living unit shall not exceed fifty (50) percent of the primary residence living area or 800 sq. ft. which ever is smaller.
2) Shall not exceed two bedrooms.
3) Shall be designed to accent the primary residence.
4) Shall be located adjacent to a rear alley or adjacent to the rear of another garage unit on the adjacent rear lot. Shall not be located within fifty (50) of a primary residence other than on the same lot or on an adjacent lot with a garage living unit.
2. Additional Design Features
a. All buildings shall utilize at least three of the following design features to provide visual relief along all elevations of the building:
3) Recessed entries
4) Covered porch entries
6) Pillars or posts
7) Bay window (minimum 12 inch projections)
8) Eaves (minimum 6-inch projections)
9) Off-sets in building face or roof (minimum 16- inch trim).
10) Repetitive windows with minimum 4-inch trim.
B. Commercial Building Design
1. Building frontages shall occupy no less than 75% of the street facing entrance.
2. Height. The maximum building height may be increased by 10 feet as an incentive for vertical mixed use buildings, except where adjacent to single-story residential uses.
3. Public Entrance. Buildings that are open to the public shall have an entrance for pedestrians from the street to the building interior. This entrance shall be designed to be attractive and functionally be a distinctive and prominent element of the architectural design, and shall be open to the public during business hours. Buildings shall incorporate lighting and changes in mass, surface or finish to give emphasis to the entrances.
4. Building Façade. No more than 20 feet of horizontal distance of wall shall be provided without architectural relief for building walls and frontage walls facing the street. Buildings shall provide a foundation or base, typically from ground to bottom of the lower windowsills, with changes in volume or material. A clear visual division shall be maintained between the ground level floor and upper floors. The top of any building shall contain a distinctive finish consisting of a cornice or other architectural termination as described below, subsection.[FAM6]
5. Storefront character. Commercial and mixed-use buildings shall express a “storefront character”. This guideline is met by providing all of the following architectural features along the building frontage as applicable.
a. Corner building entrances on corner lots.
b. Regularly spaced and similar-shaped windows with window hoods or trim (all building stories).
c. Large display windows on the ground floor. All street-facing, park-facing and plaza-facing structures shall have windows covering a minimum of 40% and a maximum 80% of the ground floor of each storefront’s linear frontage. Blank walls shall not occupy over 50% of a street-facing frontage and shall not exceed 20 linear feet without being interrupted by a window or entry. Mirrored glass, obscured glass and glass block cannot be used in meeting this requirement. Display windows may be used to meet this requirement, but must be transparent and shall not be painted or obscured by opaque panels.
6. Orientation. The primary building entrances shall be visible and directly accessible from a public street. Building massing such as tower elements shall be used to call-out the location of building entries.
C. 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 Planning and Zoning Manager for compliance.
D. Other similar design variations meeting the intent of this section may be approved by the Planning and Zoning Manager.
6. 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 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.
The proposed land use change or approval would result in demands on public facilities which would exceed the current capacity of some public facilities, such as, but not limited to roads, sewage, water supply, drainage, solid waste, parks and recreation, schools and emergency medical facilities. However, no final development order (building permits) shall be granted for a proposed development until there is a finding that all public facilities and services required for the development have sufficient capacity at or above the adopted level of service (LOS) to accommodate the impacts of the development, or that improvements necessary to bring facilities up to their adopted LOS will be in place concurrent with the impacts of the development.
[FAM1]This reference is redundant since the document itself is Exhibit “A”
[wp2]Exhibit B is now well marked
[FAM3]The interpretation of this is not clear.
[wp4]The sales office is not to exceed one year
The contstruction office in not to exceed two years
[FAM5]Do you want to define or limit the “temporary” nature of this use?
[FAM6]I did not find subsection viii as referenced.