The Planning staff and Planning Commission recommend approval of the proposed rezoning for the subject property from County A (Agriculture) to PUD (Planned Unit Development).
The project site is approximately 92 acres. The property is generally located at the southern terminus of Cabballo Road, south of Youngs Road and El Rancho Drive, as shown on the attached General Location Map. The present zoning for this property is County A (Agriculture). Currently, the property is undeveloped and the proposed uses are single family and townhouse residential uses. The surrounding zoning designations are County A (Agriculture) to the north and west, and City P (Public) to the south and east.
The proposed zoning district of 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 Low Density Residential.
The existing land uses surrounding the property are undeveloped property, single family residential and closed City landfill.
Development of the parcel shall require connection to City utilities at the owner’s expense.
By a vote of 5 to 2, 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. 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 92 ACRES GENERALLY LOCATED AT THE SOUTHERN TERMINUS OF CABBALLO ROAD, SOUTH OF YOUNGS ROAD AND EL RANCHO DRIVE, LYING IN SECTION 33, TOWNSHIP 19 SOUTH, RANGE 24 EAST, LAKE COUNTY, FLORIDA, FROM COUNTY A (AGRICULTURE) TO 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 Debrock Properties LLC (Lafayette Square Estates), 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 County A (Agriculture) to PUD (Planned Unit Development), subject to conditions contained in Exhibit A, to-wit:
(See Exhibit B for Legal Description)
Alternate Key Number: 3847535
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 #:055--2-070407 EXHIBIT A
LAFAYETTE SQUARE ESTATES
REZONING TO PUD (PLANNED UNIT DEVELOPMENT)
PLANNED DEVELOPMENT CONDITIONS
MAY 2, 2007
(Revised July 16, 2007)
(As revised and approved by Planning Commission July 19, 2007)
This Planned Development Conditions for a PUD (Planned Unit Development) District is granted by the City of Leesburg Planning Commission, Lake County, Florida to Debrock Properties LLC (Lafayette Square Estates) "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 Code of Ordinances, as amended.
BACKGROUND: The "Permittee" is desirous of obtaining a PUD (Planned Unit Development) zoning district to allow construction of a proposed mixed use development comprised of a residential subdivision consisting of a maximum of 135 single family residential units and 210 town house residential units on approximate 93.57 acres located south of the intersection of Caballo Road and Youngs Road and El Rancho Drive, on a site within the City of Leesburg in accordance with their PUD application and supplemental information.
1. PERMISSION is hereby granted to Debrock Properties (Lafayette Square Estates) 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 shall be used for mixed use residential development, pursuant to City of Leesburg development codes and standards and the Conceptual Development Plan dated December 18, 2006 as follows:
A. Residential Development
1. The project shall contain a maximum of 345 residential units on approximately 93.57 acres at a gross density for the residential areas not to exceed 3.7 units per acre.
2. The minimum lot size shall be 7,000 square feet for single-family detached units. Lot sizes for single family attached units along the interior divided boulevard type road shall be a minimum of 6,800 square feet. Lot sizes for single family attached urban-style, traditionally designed townhomes shall be determined by City staff as part of the preliminary plan approval process.
3. Minimum lot widths shall be 50 feet for single-family detached units as shown for various type lots on the Conceptual Development Plan. Minimum lot depth shall be 90 feet. The mix of 135 single family residential units and 210 town house residential lots shall not exceed the total number of approved dwelling units and density as described in this section.
4. The minimum yard setbacks shall be as shown on the Conceptual Development Plan for the various types of units except as follows:
Front setback –20feet;
Rear setback –18 feet except townhomes; and
Side setbacks - minimum 15/5 feet except townhomes. The total for both setbacks must be at least the first figure. Total for one side must be at least the second figure. Side setbacks for townhomes of 0’ feet for common walls and 5 feet for other side setbacks shall be required. 50’ wide or smaller lots shall have a minimum of 5 feet each side. A zero lot line setback will necessitate a maintenance easement.
5. Minimum distance between structures shall be 10 feet; measured from building wall to building wall and the roof overhang shall not exceed two feet.
6. Corner lots shall have a minimum side yard setback of 15 feet from the public right-of-way.
7. Accessory structures shall have a minimum rear and side setback of 5 feet and single accessory structures that are not attached to the principal structure shall not occupy more than 30 percent of the required rear yard.
8. An attached swimming pool screened enclosure must maintain a minimum setback of five (5) feet from the rear property line.
9. The Planning Commission as part of the preliminary plan approval process shall have the ability to adjust final lot sizes and setbacks where necessary for the proper design of the project based on the general intent of the PUD for various type units such as town homes and single-family etc.
10. Impervious surface coverage for single-family detached shall not exceed 65 percent for residential uses. Other types of development may exceed this percentage; however, the overall project shall maintain open space of 30 percent.[FAM2]
11. Maximum building height shall not exceed two and one-half stories or 35 feet.
12. Permitted Uses:
a. Single-family dwellings detached;
b. Townhouses and condominium;
c. Accessory structures;
d. Temporary [FAM3] modular sales center and construction office until completion project.
e. All residential units shall be developed through a subdivision plat or condominium instruments.
13. Based on the mix of housing types and lot sizes, this project complies with the diversity of housing required by the City’s adopted Growth Management Plan, Future Land Use Element, Goal I, and Objective 1.2.[FAM4]
B. Recreational Development
1. Recreational development provided on the site shall include active and passive uses, as well as enclosed or un-enclosed recreational space, devoted to the common 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 which provide access to the public trail system.
3. Within each respective community, the single family community and the town-home community, sidewalks or trails or a combination thereof shall be provided throughout the communities to provide pedestrian access from all residences to all amenities.
4. Recreational vehicle parking shall be restricted through deed restrictions/covenants which shall prohibit unenclosed parking within the development unless 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.
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. 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 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.
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/historical/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.
The developer and the City acknowledges that there maybe an eagle nests just south of Youngs Road in the vicinity of (but not in the proposed right-of-way of) the proposed Bypass. The City and developer of the property shall comply with all State and Federal regulations pertaining to the protection of eagles during construction of the property.
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 Land Development Code.
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.
f. Along El Rancho Drive and Youngs Road, a landscaped berm of a minimum of three in height or a six foot high vinyl fence shall be required for screening and restricting access.
E. Development Phasing
1. The Property shall be developed as two distinct communities, consisting of a town home community and a detached single family community. 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 this Planned Development. In the event, the conditions of the PUD have not been implemented during the required time period, the PUD shall be scheduled with due notice for reconsideration by the Planning Commission at their next available regular meeting. The Planning Commission will consider whether to extend the PUD approval or rezone the property to 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.
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
access to the project site shall be provided by a one divided boulevard type
road on the east end of the property that will create a new road to Neely Drive
and Lucas Drive, as shown on Exhibit C,
Lafayette Square Conceptual Development Plan. A second future access point
shall be provided from the proposed north/south bypass road, which will be
constructed from South
the proposed development. Two access points are required per Sec.25-348(3) of
the Land Development Code and per the Comprehensive Plan Traffic Circulation
Element Goal I, Objective 1.2, Policy 1.2.3.
These primary accesses shall be divided boulevard type roads for the entrances. In addition, one emergency access es
shall be provided from the proposed development which shall be aligned with Caballo Road. Actual
location and design of the accesses shall be determined during the Preliminary
Subdivision Plan review process and shall include consideration of sidewalks,
recreation paths etc. Other potential vehicular and pedestrian accesses will be
reviewed during the development review process,
including establishment of the previously noted
north/south bypass road from South Street across the development.
B. The Permittee shall provide all necessary improvements/right-of-way/signalization within and adjacent to the development as required by Lake County, FDOT and City of Leesburg. The proposed new road to the east as well as Neeley Drive and Lucas Street shall be designed and constructed as collector roads which shall require additional right-of-way per the City of Leesburg code. For the proposed north/south bypass road only the right-of-way shall be required by the City with no improvements except as shown on the conceptual plan.
C. All roads within the development shall be designed and constructed by the developer to meet the City of Leesburg requirements excluding the north/south bypass road.
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 construction plan approval.
F. The City of Leesburg will not be responsible for the maintenance or repair of any of the roads or transportation improvements unless specifically accepted by formal action of the City Commission. The town home community may provide for private roads. 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 the time of preliminary plan approval, the Permittee shall become responsible for their pro-rata share of the cost of the signal(s) as determined by City staff and the traffic study submitted therewith.
J. Bypass Right of Way. City has expressed a desire to reserve and set aside certain portions of the Property for future public use, specifically to accommodate a future bypass road (the “Bypass”). Owner shall dedicate a maximum of 10 acres of the property described in Exhibit A to City to be used as right of way for the Bypass. This dedication shall occur at the time of final plat, and shall be essentially in the location depicted on the conceptual plan. The portion of the property to be dedicated and set aside for the Bypass shall not exceed 100 feet in width.
The project contemplated herein, and approvals necessary therefore, shall not be contingent on the approval or construction of the Bypass. City acknowledges that upon approval of the plat and the dedication of the Bypass right of way thereon, and as between the parties, City shall have all responsibility for the construction and maintenance of the Bypass and right of way and that Owner shall have no responsibility, financial or otherwise, for any aspect, phase, or portion of the development, construction and maintenance of the Bypass or any right of way improvements.
City shall require any entity constructing the Bypass to mitigate any adverse impacts to the project contemplated herein caused by the construction of the Bypass, including, but not limited to, replacement of any gates, communication systems, entryway roads, walls, fencing, and entry features, and shall ensure that the ingress and egress points into the project are kept open at all times. In addition to any temporary mitigation undertaken during the actual construction of the Bypass, City shall cause a permanent noise reduction buffer to be constructed on each side of the Bypass simultaneous with the construction of the Bypass road. City shall require any entity constructing the Bypass to adhere to all permitting, mitigation and other requirements of any governmental agencies having jurisdiction over Bypass construction.
5. DESIGN REQUIREMENTS
A. Residential Development
1. Building Design
Designs shall meet the following general conceptual standards and will be reviewed during the development review and permitting process.
a. Detached single-family homes shall have garages located with the following provisions.
1) Front access garages must be off set a minimum of five (5) feet from the attached primary structure or the front building line.
2) Side entrance garages may be in line with or off set from the primary structures front setback provided the garage has front facade windows.
3) Homes with covered front 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.
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) Repetitive windows with minimum 4-inch trim.
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 detached single family dwellings and the town home buildings constructed on the property shall be constructed to give an appearance substantially similar to the elevations attached hereto.
C. 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 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 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.
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.
The Southeast ¼ of the Northeast ¼ of Section 33, Township 19 South, Range 24 East, Lake County, Florida; Less the North 25.00 feet there of;
The Southwest ¼ of the Northeast ¼ of Section 33, Township 19 South, Range 24 East, Lake County, Florida; Less the West 532.28 feet of the East 570.00 feet of the North 510.00 feet of
the Southwest ¼ of the Northeast ¼ of Section 33, Township 19 South, Range 24 East, Lake County, Florida.
The East ½ of the Southeast ¼ of the Northwest ¼ of Section 33, Township 19 South, Range 24 East, Lake County, Florida.
Conceptual Development Plan
[FAM1]This reference is redundant since the document itself is Exhibit “A”
[FAM2]The interpretation of this is not clear.
[FAM3]Do you want to define or limit the “temporary” nature of this use?
[FAM4]It is inconsistent to count garage apartments toward affordable housing goals if they are not considered housing units for density purposes, also in reality how many garage apartments in a development like this will really be made available for housing use?