Marion County Board of County Commissioners Date: 12/29/2015 P&Z: 12/28/2015 BCC: 1/12/2016 Item Number 160113Z Type of Application Rezoning Request From: A-1 (General Agriculture) To: PUD (Planned Unit Development) Single- Family Residential w/ Accessory Community and Rec Facilities Concurrent Comp Plan Amendment: 2016-S02 Owner: Villages of Lake- Sumter, Inc. Applicant: Darrin F. Taylor, Carlton Fields Jorden Bert Parcel #/Acreage 48361-000-01 ±32.33 Acres Future Land Use Employment Center Staff Recommendation Approval with Conditions P&Z Recommendation: Approval with Conditions Project Planner Item Summary Staff is recommending Approval with Development Conditions for a rezoning from A-1 (General Agriculture) to PUD (Planned Unit Development) for a residential development with accessory community and recreation facilities on ±32.33 acres in accordance with Marion County Land Development Code, Article 2, Division 7 Zoning Change. The Planned Unit Development Classification is intended to encourage the development of land as a planned residential, commercial or industrial development complex or as a planned mixed-use development; to encourage flexible and creative concepts of site planning which will preserve the natural amenities of the land by allowing an appreciable amount of land for scenic and functional open space; provide for an efficient use of land resulting in a smaller network of utilities and streets, thereby lowering development and housing costs; and provide for a more desirable environment than would be possible through the strict application of minimum zoning requirements. (LDC, Division 2, Section 4.2.6) Public Notice Notice of public hearing was mailed to 26 property owners within 300 feet of the subject property. No written comments in opposition have been received at the time of this report s distribution. Location The subject property is located ± 850 south SE Hwy 42, beginning at SE 73 rd Avenue and extending ±1,000 east. The south site boundary adjoins the Villages of Marion development project s existing golf course. 1 Page
Christopher Rison, Senior Planner Location: ± 850 south SE Hwy 42, beginning at SE 73 rd Avenue and extending ±1,000 east. Code Enforcement Action: None Background The site is currently zoned A-1 with an Employment Center future land use designation that allows residential, commercial retail, commercial office, and light industrial uses, or combinations of such uses in a mixed use development. The Employment Center land use is intended to provide for community and regional level activities with higher densities and intensities of use in Urban Areas. The applicant is proposing a residential development with accessory community and recreation facilities as part of an expansion of the Villages of Marion project. As such, the project will be a senior retirement (55+) community, and will provide for interconnection to the existing Villages of Marion project via private golf cart/multi-use trail. The site is part of the Urban Area along the SE Hwy 42 corridor which is an extension of the S Hwy 441 corridor to the east. It essentially adjoins the Villages of Marion project, and lies southeast of Orange Blossom Hills and south of the Ecclestone residential project site. The Employment Center land use allows for residential densities or equivalents up to 12 DU/AC or a Floor Area Ratio (FAR) of 2.0 for commercial uses. The following table summarizes the site s adjacent future land use designations, zoning districts and existing uses: Direction of Adjacency North Adjacent Property Characteristics Future Land Use Zoning Designation A-1 (General Agriculture) Employment Request 20160116Z Center PUD (Planned Unit Development) South High Residential PUD (Planned Unit Development) East Employment Center A-1 (General Agriculture) Request 20160114Z R-E (Residential Estate) West Rural Land A-1 (General Agriculture) Existing Use (MCPA Property Code) SFR and/or vacant agriculture tracts Villages of Marion (Golf/Open Space) SFR agriculture tracts Flag parcel access; SFR agriculture tracts Request The applicant is requesting to establish a residential PUD for senior housing. The applicant intends to incorporate the site into the existing Villages of Marion PUD and is proposing using the same development standards as established for that project with some additional modifications in response to Marion County s current Land Development Code (LDC) standards. The overall site consists of ±32.33 acres which will be accessed by a new roadway extending south from Hwy 42 which will also provide access for an adjoining mixed use PUD (Rezoning Application 20160116Z). The concept plan and accompanying documents generally propose a maximum density of 5 DU/AC for the project; however the formal project application is for up to 131 residential units for a resulting gross density of 4.05 du/ac. The proposed residential unit type is the current Villages villa unit which features a narrow lot design in a zero-lot-line form with limited front and year yards while allowing limited accessory facilities (e.g., pool/hot tub, pool enclosures, etc.). The gross residential density for the PUD will comply with the 12 DU/AC 2 Page
density of the site s Employment Center future land use designation. No commercial uses are proposed; however community support and recreation facilities including postal collection/kiosk and club house/recreation center will be provided. Additionally, a golf cart path connecting the PUD to the main Villages of Marion project is anticipated and proposed to begin at the rear southeast corner of the site and then extending east across a proposed estate lot subdivision adjoining the site (20160114Z) and the First Baptist Church at the Villages. The applicant has not proposed a maximum gross height limit for residential structures; however, the Villages villa product is typically a single-story residence to meet the needs of the residents. The area s existing zoning classes of A-1 and R-1 establish a 50 building height limit, and a corresponding limit is recommended for this PUD project. Access to the site will be provided by a roadway extending north to Hwy 42 that will be a shared access with the two properties to the north which are undergoing a separate PUD consideration (20160116Z). Final access designs will be coordinated through the development review process, including provisions for cross access and/or access management for Hwy 42. The Conceptual Plan indicates a buffer tract along the west, southwest and southeast boundaries of the PUD project; however, no design standards are proposed by the PUD. The lands west of the site are Rural designated, A-1 zoned, and occupied by active agricultural uses, which requires a minimum Type E Buffer. A reduced setback of 0 is proposed for all setbacks; however, utility and stormwater easement requirements will also functionally increase setbacks in appropriate locations as the project undergoes further detailed plan review (e.g., Master Plan, Preliminary Plat, Final Plat, etc.). The Development Review Committee (DRC) is schedule to consider the PUD Conceptual Plan at its December 21, 2015 meeting. Staff will present DRC s recommendation regarding granting the PUD at the time the Planning & Zoning Commission considers this PUD request. Analysis In reaching its decision, the Planning & Zoning Commission must address the following: a. Granting the proposed zoning change will not adversely affect the public interest. The site is part of an Employment Center designated area within the S Hwy 441/SE Hwy 42 Urban Area and is in proximity to the existing Orange Blossom Hills and Villages of Marion projects, and is proposed for inclusion within the Villages of Marion project. The requested residential PUD will add to the housing diversity in the area and allow expansion of an existing successful development project. The coordinated access with the adjoining property to the north will ensure access management is addressed along with accommodating cross access along Hwy 42. Marion County Fire Services has noted that the Villages Fire Station #10 is currently experiencing significant call volumes and equipment 3 Page
demands related to Emergency Medical Services (EMS) needs. The proposed PUD is expected to create additional demands on EMS call volumes. This is a key concern due given the Rezoning Applications adjoining this site and in the vicinity (20160112Z, 20160114Z, and 201601016Z). It will be necessary for the applicant to coordinate with Marion County Fire Services and the other referenced projects to ensure sufficient capacities are in place to address the proposed PUD development prior to the finalization and recording of the project s Final Plat. The character of the project, once the concerns of Fire Services are suitably addressed, will accommodate diverse housing types for the surrounding community and provide for the expansion of an existing development project. The proposed PUD will not adversely affect the public interest. b. The proposed zoning change is consistent with the current Comprehensive Plan. The FLU Map 1: Marion County 2035 Future Land Use Map of the Comprehensive Plan designates this property as Employment Center. The proposed development intensity will comply with the gross maximum intensity of the land use designation, and is consistent with the Comprehensive Plan. c. The proposed zoning change is compatible with land uses in the surrounding area. The property is part of a larger overall parcel cluster adjoining the Villages of Marion project, and is slated to be an expansion of that project. The PUD will provide for housing diversity for the surrounding communities, while accommodating the expansion of an existing successful project. The development of complimentary uses for the surrounding community will support the Urban Area nature of the surroundings and support a town center effect with the Villages of Mulberry Grove commercial complex. The proposed PUD is compatible with the land uses in the surrounding area. Infrastructure Access to the property is from SE Hwy 42 via a planned future shared roadway and cross access ingress/egress locations as finally determined with the project s final Master Plan or subsequent plans. Existing Conditions Road Classification Maintenance Surface SE Hwy 42 Collector, Arterial (urban) No. Lanes R/W Width R/W Deficiency State Paved 4 80' 40 Water/Sewer services are to be provided on site by Applicant. Utility Service Area Water Marion County Utilities SE Stonecrest Regional Utilities Sewer Marion County Utilities SE Stonecrest Regional Utilities 4 Page
Staff Recommendation - Approval with the following development conditions: 1. The PUD site is approved and authorized for use in the development of 131 detached senior retirement residential dwelling units. The number of units may be increased to 161 (gross density 5 du/ac on 32.33 acres), subject to filing appropriate updates to the Master Plan, or equivalent, consistent with applicable Land Development Code requirements effective at that time for such increases. 2. The maximum structure height for the development shall be 50 for all development within the project (e.g. residence, accessory structures, etc.). 3. The PUD shall provide a minimum Type E Buffer along the site s western boundaries, abutting the existing A-1 zoned properties, within the buffer area shown on the PUD Concept Plan; however, increased buffer designs (width, planting intensity, etc.) may be provided. 4. Development of the PUD shall ensure that mutual cross access for Hwy 42 between the PUD and the adjoining PUD development project to the north (Rezoning Application 20160116Z) is available. 5. Prior to the approval of the project s Final Plat, the applicant/developer shall coordinate with Marion County Fire Services to ensure that the agency may accommodate the proposed development. This coordination may include participation by other parties, including but not limited to, those parties responsible for Rezoning Applications (20160112Z, 20160114Z, and 20160116Z). 5 Page
CURRENT ZONING ZONING DISTRICT A-1 General Agriculture R-3 Multiple Family Dwelling R-O Residential Office RI Rural Industrial A-2 Improved Agriculture R-4 Residential Mixed Use B-1 Neighborhood Business M-1 Light Industrial A-3 Residential Agricultural Estate MH Manufactured Housing B-2 Community Business M-2 Heavy Industrial RR-1 Rural Residential P-MH Mobile Home Park B-3 Specialty Business I-C Industrial Complex R-E Residential Estate P-RV Recreational Vehicle Park B-4 Regional Business G-U Government Use R-1 Single-Family Dwelling RR Recreational Resort B-5 Heavy Business R-PUD Residential Planned Unit Development R-2 One-and Two-Famiy Dwelling RAC Rural Activity Center RC-1 Rural Commercial PUD Planned Unit Development PROPOSED ZONING 6 Page
PUD General Conceptual Plan 7 Page
Enlarged Aerial Photo 8 Page