The Planning staff and Planning Commission recommend approval of the proposed rezoning for the subject property from City R-3 (High Density Residential) to CIP (Commercial/Industrial Planned).
The project site is approximately 1.95 acre. The property is generally located along the south side of South Street, east of Holiday Lane, as shown on the attached General Location Map. The present zoning for this property is City R-3 (High Density Residential). Currently, the property use is single-family residence and the proposed use is for professional office and apartments. The surrounding zoning designations are City R-3 (High Density Residential).
The proposed zoning district of City CIP (Commercial/Industrial Planned) is compatible with adjacent and nearby properties in the area and with the existing City future land use designation of City Low Density Residential.
The existing land uses surrounding the property are the South Leesburg Church of God, wetlands, and single family and multi family uses.
Development of the parcel may require connection to the 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 CIP (Commercial/Industrial Planned), thereby allowing consistent zoning and development standards for the area.
2. Other such 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 1.95 ACRES GENERALLY LOCATED ALONG THE SOUTH SIDE OF SOUTH STREET, EAST OF HOLIDAY LANE, LYING IN SECTION 27, TOWNSHIP 19 SOUTH, RANGE 24 EAST, LAKE COUNTY, FLORIDA, FROM CITY R-3 (HIGH DENSITY RESIDENTIAL) TO CIP (COMMERCIAL/INDUSTRIAL PLANNED) 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 South Street Properties, 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 R-3 (High Density Residential) to CIP (Commercial/Industrial Planned) subject to conditions contained in Exhibit A, to-wit:
(See Exhibit B)
Alternate Key Number: 3338022
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 , 2007.
THE CITY OF LEESBURG
CASE #:034-1-060707 EXHIBIT A
SOUTH STREET PROPERTIES, LLC
PLANNED DEVELOPMENT CONDITIONS
JUNE 22, 2007
These CIP Conditions for a CIP (Commercial/Industrial Planned) District is granted by the City of Leesburg Planning Commission, Lake County, Florida to South Street Properties, 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 Developments " of the City of Leesburg Land Development Code, as amended.
BACKGROUND: The "Permittee" is desirous of obtaining a CIP (Commercial/Industrial Planned) zoning district to allow construction of a proposed mixed use development comprised of a residential multi-family and professional office development consisting of a maximum of 11 multi-family units and a professional office center on approximately 4,760 square feet located along the south side of South Street, east of Holiday Lane, on a site within the City of Leesburg in accordance with their CIP application and supplemental information.
1. PERMISSION is hereby granted to South Street Properties, LLC to construct, operate, and maintain a Planned Development in and on real property in the City of Leesburg. The property is more particularly described as follows:
See attached legal Exhibit B.[FAM1]
2. LAND USE
The above-described property, containing approximately 1.95 acres, shall be used for mixed use multi-family residential and professional office uses, pursuant to City of Leesburg development codes and standards.
A. Residential Development
1. The project shall contain a maximum of 11 multi-family units on approximately 1.46 acres at a maximum density not to exceed 8 units per acre.
2. The development standards shall be those required for the R-3 Residential district for multi-family residential uses except as amended by these conditions.
3. Distance between buildings. The front or rear of any building may not be closer to the front or rear of any other building than forty (40) feet. The side of any building may be no closer to the side, front or rear of any other building than a minimum of twenty (20) feet.
4. City staff as part of the site plan approval process shall approve final site design standards in accordance with the approved conceptual site plan.
5. Impervious surface coverage shall not exceed 50 percent for the residential development and the overall project shall maintain open space of a minimum of 20 percent.[FAM2]
6. Maximum building height shall not exceed three stories or 50 feet.
7. Permitted Uses:
a. Multi-family dwellings;
b. Accessory structures;
c. Temporary [FAM3] modular sales center office and construction office not to exceed one year from the approval of the final site plan or phase there of.
d. Model units may be used for sales center during the duration of the project.
8. Arrangement of buildings. Adequate provision must be made for light, air, access and privacy in the arrangement of the buildings to each other. Each dwelling unit shall have a minimum of one (1) exterior exposure. Laundry facilities, including washing machines and clothes dryers shall be available for multi-family dwellings on the premises for use by all occupants of the premises.
9. Maximum length. A building group may not be so arranged as to be inaccessible by emergency vehicles.
10. The following minimum project boundary setbacks shall be maintained:
Front setback – 30 feet (South Street);
Rear setback – 20 feet; and
Side setbacks – 10 feet
11. Parking areas where feasible shall be located in areas where visibility from a public right-of-way is minimized as per the approved conceptual site plan.
12. Areas of the property not occupied by buildings or paving shall be landscaped and sodded, or left in natural vegetative cover where there are heavy trees stands.
13. Location of recreational vehicle, trash compactors and maintenance/car wash areas etc. for residents, if applicable, shall be have buffers and screening and shall be have approved by the staff during the site plan review process. Hours of use shall be restricted to 7:00 AM to 10:00 PM.
14. The external architecture of the buildings at a minimum shall incorporate the design elements required in Section 5. DESIGN REQUIREMENTS. Variations with similar characteristics may be approved by the Planning and Zoning Manager.
B. Recreational Development
1. 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.
2. Required stormwater areas and buffer areas shall not be considered as recreational space except for areas developed as recreational trails.
3. The Planned Development shall provide planned accessibility from all areas of the development to any proposed recreational facilities including pedestrian access where possible.
C. Office Area
1. An office area of approximately 1/2 acre shall be development as shown on the conceptual plan. Final determination and location of commercial design shall be approved during the Site Plan review process.
2. Allowable uses shall be those uses as described in the CIP (Commercial/Industrial Planned) 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 CIP (Commercial/Industrial Planned) Zoning District of the Land Development Code. Development standards 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 eighty (80) percent ISR.
5. Maximum building height shall not exceed two stories or 30 feet.
6. Office 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 or as amended by these conditions. A pedestrian access shall be considered for access of residents to the commercial area as part of the site plan approval process.
7. Office development shall have limited access to South Street with final design to be approved by staff during the site plan review process.
D. 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 site 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 be dedicated to St. Johns River Water Management District or another legal entity such as a homeowners association for ownership and maintenance.
8. Landscape buffer areas shall be required as follows:
a. Each property line on the northern half of the property shall have a ten (10) foot landscape buffer with an eight (8) foot decorative fence with landscaping. The exact location of the fence shall be determined after reviewing the location of existing trees that may be incorporated into the buffer area.
9. 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.
E. Development Phasing
1. The proposed project may be constructed in phases in accordance with the Planned Development Master Plan dated March 13, 2007 (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 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 Development. In the event, the conditions of the PD has not been substantially initiated during the required time period, the PD 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 PD approval or rezone the property to R-3 (High Density Residential) or another appropriate zoning classification less intense than the development permitted by these PD 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 shall be required prior to the approval of the final 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, 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 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 shall be provided by one access from South Street with a two lane divided boulevard type entrance road. Actual location and design of the boulevard entrance shall be determined during the site plan review process and shall include consideration of sidewalks, recreation paths etc.
B. The Permittee shall provide their fair share of all necessary improvements/signalization within and adjacent to the development as required by FDOT, Lake County and City of Leesburg.
C. All roads within the development 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 boulevard roads and shall provide cross connections to all recreation and residential areas. Internal road rights-of-ways shall be of sufficient width to contain one sidewalk. All sidewalks shall be constructed in accordance with City of Leesburg Codes.
E. The Permittee shall be responsible for obtaining all necessary FDOT and Lake County permits and a copy of all permits shall be provided to the City of Leesburg prior to final plan approval.
F. The City of Leesburg will not be responsible for the maintenance or repair of any of the roads or transportation improvements. The Permittee shall establish an appropriate legal entity that will be responsible to pay the cost and perform the services to maintain the roads and transportation improvements.
G. A traffic/transportation study, if applicable, shall be submitted prior to site plan approval for review and determination of any necessary access improvements. Said improvements will be the responsibility of the Permittee.
H. 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. All buildings shall utilize at least three of the following design features to provide visual relief along all elevations of the building.
3. Recessed or raised entries
4. Covered porch entries
6. Pillars or decorative posts
7. Bay window (minimum 12 inch projections)
8. Eaves (minimum 6-inch projections)
9. Off-sets in building face or roof (minimum 16- inch trim).
10. Any other treatment which, in the opinion of the Planning and Zoning Manager, meets the intent of this section.
B. Exterior building materials contribute significantly to the visual impact of a building on the community. They shall be well designed and integrated into a comprehensive design style for the project. The total exterior wall area of each building elevation shall be composed of one of the following:
1. At least thirty-five percent (35%) full-width brick or stone (not including window and door areas and related trim areas), with the balance being any type of lap siding and/or stucco.
2. At least thirty percent (30%) full-width brick or stone, with the balance being stucco and/or a “cementitious” lap siding. (A “cementitious” lap siding product is defined as a manufactured strip siding composed of cement-based materials rather than wood fiber-based or plastic-based materials. For example, Masonite or vinyl lap siding would not be allowed under this option.).
3. All textured stucco, provided there are unique design features such as recessed garages, tile or metal roofs, arched windows etc. in the elevations of the buildings or the buildings are all brick stucco. Unique design features shall be reviewed by the Planning and Zoning Manager for compliance
C. Office Building Design
1. Building frontages shall occupy no less than 75% of the street facing entrance.
2. 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.
3. 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.
6. 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 by the Planning Commission 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 CIP 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 CIP 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.
Conceptual Site Plan