MEETING DATE:   October 13, 2008


FROM:                       Bill Wiley, AICP Community Development Director


SUBJECT:                  Ordinance to amend the City’s Growth Management Plan, Future Land Use Element, Chapter 1, B. Existing Land Use Data and D. Goals, Objectives and Policies



Staff Recommendation: 

The Planning staff and Planning Commission recommend approval of the proposed amendment to City’s Growth Management Plan, Future Land Use Element, Chapter 1, B. Existing Land Use Data and D. Goals, Objectives and Policies.



The proposed comprehensive Plan text amendment is needed to address the increase in large mixed-use development activity in the city. As proposed, the amendment would create a new Mixed-Use category requiring a mix of residential, commercial, and office uses, and may also include light industrial, office, hotel, and institutional uses. Properties would require a minimum of 300 acres to be eligible to receive this designation.


Property designated Mixed-Use would be developed with a mix of at least three different land uses (i.e. residential, commercial, and office) and could not exceed 4 dwelling units per gross residential acre.


The proposed amendment would require any property assigned the Mixed-Use designation to be zoned and developed as a Planned Unit Development PUD. 


The Planning Commission/Local Planning Agency during a public hearing on April 10, 2008 by a vote of 6 to 0, voted to recommend approval of the Comprehensive Plan text amendment for transmittal to the Florida Department of Community Affairs (DCA) and other reviewing agencies for comments from those agencies.



1.         Approval or denial by the City Commission of the Resolution to transmit the proposed Comprehensive Plan text amendment; and,

2.                  Other such action as the Commission may deem appropriate.

Fiscal Impact:

There is no fiscal impact to the City.


Submission Date and Time:    10/9/08 3:03 PM____



Department: Community  Development

Prepared by:  Bill Wiley, AICP                      

Attachments:         Yes_X___   No ______

Advertised:   ____Not Required ______                     

Dates:   __________________________                     

Attorney Review :       Yes_X__  No ____



Revised 6/10/04


Reviewed by: Dept. Head ____X____


Finance  Dept. __________________                                     


Deputy C.M. ________EFS________                                                                         

Submitted by:

City Manager ___________________


Account No. _________________


Project No. ___________________


WF No. ______________________


Budget  ______________________


Available _____________________











































WHEREAS, the City Commission has received written objections, recommendations, and comments from the City of Leesburg Planning Commission acting as the Local Planning Agency, regarding amendment of the Comprehensive Plan of the City of Leesburg, and has made recommendations to the City Commission for amendment of the Plan; and


WHEREAS, the City Commission of the City of Leesburg has held public hearings on the proposed amendment to the plan, in light of written comments, proposals and objections from the general public; 





Section 1

The Growth Management Plan of the City of Leesburg, adopted by the City of Leesburg on September 22, 2003, pursuant to the Local Government Planning and Land Development Regulations Act of 1985, Chapter 163, Part II, Florida Statutes, after public hearings by the City of Leesburg Planning Commission, is hereby amended in the following manner: 


Goal 1

Quality of Life.  The City of Leesburg shall implement Smart Growth through comprehensive, consistent and effective policies, regulations, capital projects and incentives for effective management of the land use pattern in the City to enhance the quality of life for its citizens; promote economic vitality; and, accommodate population and development growth in an environmentally acceptable manner. 


Policy 1.1.1

Future Land Use Map. The adopted Future Land Use Map shall contain and identify appropriate locations for the following land use categories, as defined in the data and analysis of this element.


Land Use Categories

Maximum Density/Intensity

Estate Density Residential

Up to 4 units/gross acre

Low Density Residential

Up to 8 units/gross acre

Medium Density Residential

Up to 12 units/gross acre

High Density Residential

Up to 18 units/gross acre

Downtown Mixed-Use

4.0 FAR/100% ISR

General Commercial

2.0 FAR/80% ISR


2.0 FAR/75% ISR


2.0 FAR/80% ISR


.25 FAR


Development must comply with applicable regulations.


Refer to Policy 1.14.3


Objective 1.14

The City shall apply the Mixed-Use Future Land Use designation where appropriate.  The Mixed-Use land use designation requires a mixture of compatible uses, which reinforces an efficient pattern of development, reduces excessive travel demands, promotes multi-modal transportation opportunities, is bicycle and pedestrian-friendly, seeks a jobs-housing balance, provides varied housing opportunities, protects and enhances sensitive environmental areas, and provides sites for schools, parks, and other community services.  The Mixed-Use designation is intended for newly developing areas which are suitable for urban development and are under unified control for master planning.  The purpose of the Mixed-Use designation is to encourage flexible and creative site design.


Policy 1.14.1


The Mixed-Use Land Use designation requires a mix of residential, commercial, and office land uses, and allows light industrial, office, hotel, institutional, and recreational land uses.  All development designated Mixed-Use shall be rezoned to a Planned Unit Development (PUD). The PUD ordinance shall establish the permitted development program and may include a land use conversion matrix that will allow the developer to modify the approved acreages and/or square feet permitted for each land use, within certain defined thresholds. Land Use revisions may be made to accommodate changes in market conditions etc. provided they do not exceed 5% of the approved residential units, non-residential floor area ratio, or acreage of the corresponding land use and as long as existing or proposed services necessary to support the change are provided.


Policy 1.14.2


The Mixed-Use designation shall apply to contiguous property that is a minimum of 300 gross acres.


Policy 1.14.3


The maximum floor area ratios for the Mixed-Use designation shall be as provided in Policy 1.1.1 Future Land Use Map and the following mix of uses, calculated as a percentage of gross acreage shall be applied.  The maximum number of residential units permitted in any project shall be four (4) units per net acres designated as Mixed-Use in the project plus the Conservation acreage which shall have one unit per acre. Residential over retail or office shall be permitted in mixed-use areas but the residential component shall be excluded from the percentage calculation of gross acreage below:



LAND USE                                              MINIMUM            

Residential                                                       50%                            

Commercial                                                     5%                              

Office                                                              5%                              

Light Industrial                                                0%                              

Hotel                                                               0%                              

Institutional                                                     N/A                           


Policy 1.14.4


Residential uses shall be located so as to facilitate bicycle/pedestrian access to retail, office, and other non-residential uses, and to future transit links.  Residential uses may be vertically integrated with office and retail uses.  Mixed-Use developments shall include a diversity of housing types to provide options for residents from a wide range of economic levels and age groups. Attached housing units in the form of apartments, condominiums, and/or townhomes, shall be required.


Policy 1.14.5


A bicycle/pedestrian network shall connect the residential neighborhoods with non-residential uses and recreational areas.  A network of interconnected on-site roadways shall be established to reduce travel time and external trips.


Policy 1.14.6


The PUD ordinance shall include design guidelines that emphasize the pedestrian experience and promote a sense of place.  Design guidelines shall include: building mass and form; pedestrian, bicycle, and vehicular circulation; vehicular access; sidewalks; setbacks; open space; parking; service areas; architectural standards; materials; lighting; signage; and streetscapes.


Policy 1.14.7


Office uses shall be positioned to attract high-tech/high-value employment.  Design of office uses may include corporate campus style development.


Policy 1.14.8


Institutional land uses shall be comprised of schools, civic, cultural, and recreational uses. Parks and other recreational facilities shall be located and designed to encourage frequent use and enhance the community’s quality of life.  The design of Mixed-Use developments shall be consistent with the City’s Level of Service standards for parks and recreation, set forth in Policy 1.1.1 of the Recreation and Open Space Element of the Comprehensive Plan.  The location and timing of schools shall be addressed within the PUD ordinance.  Where possible, schools shall be co-located with parks and other public facilities.


Section 2.   

All ordinances or part of ordinances in conflict with any of the provisions of this ordinance are hereby repealed.


Section 3. 

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 __________________, 2008. 




By: _________________________________





City Clerk