ISKCON Background Part 1

Transcription

Attachment 1
Neighborhood
Workshop
Documentation
Newspaper Advertisement
Published Notice Affidavit
Mailed Notice
Mailed Notice Affidavit
Mailing Labels
Sign-In Sheet
Workshop Summary
The Gainesville Sun - Jan 18, 2013 - - - B7
Neighborhood Workshop
A neighborhood workshop will be held to discuss a Planned Development for Alachua
County Tax Parcel Nos. 02987-001-000 and 03165-000-000 located on approximately
86 acres at 17306 NW 112th Blvd. (near State Road 235) northeast of the City of
Alachua. The proposed Planned Development is to unify the existing site development
including the existing ISKCON temple, Bhaktivedanta Academy, and farmworker
housing; and to allow for a spiritual retreat.
Date: February 5, 2013
Time: 6:30 p.m.
Place: ISKCON Temple, Outdoor Pavilion
17306 NW 112th Blvd, Alachua, Florida
Contact person: Jay Brown, P.E., Brown & Cullen Inc. (352) 375-8999
This is not a public hearing. The purpose of the workshop is to inform neighboring
property owners about the nature of the proposal and to seek comments. You are
invited to attend. We look forward to seeing you at the meeting.
Mailed January 16, 2013
02996-002-000
KABULI G & DAPHNE A BALKHEIMER
7076 NW 52ND TER
GAINESVILLE, FL 32653-7011
05732-003-000
THOMAS JOAN HOPKE
PO BOX 2362
ALACHUA, FL 32616
02986-000-000, 02990-000-000, 03123010-001, 03173-004-000
JULIAN R & DIANNE D COTTER
17450 NW COUNTY ROAD 239
ALACHUA, FL 32615-4502
02995-001-000
RUTHE MERRICKS
PO BOX 1510
02996-000-000, 02996-002-001
DAVID V & HELEN A JAKUPKO
PO BOX 1445
02992-001-006
RANDALL T & PAMELA J MEIER
PO BOX 1987
02996-001-001
TIMOTHY J & SHERRY S MYERS
12707 NW 77TH TER
ALACHUA, FL 32615
03182-000-000
SHANTI & SARITA KUMARI
KAMLESH
279 SUBHASH MARG DUGAWAN
LUCKNOW U P INDIA, 226004
02992-001-003
ELSEY & GOLDMAN W/H
PO BOX 1094
02996-001-000
JOHNY FILER
2118 NE 7TH PL
02988-003-000
LUNDY & LUNDY
960 A GROVE HAMMOCK WAY
DELAND, FL 32730
03166-002-000, 03166-002-001, 03166002-002, 03166-002-003
GIBBS & GIBBS
11516 W STATE RD 235
ALACHUA, FL 32615
02992-001-004
BALDWIN & DEPOO
PO BOX 4301
KEY WEST, FL 33041 BALDWIN &
DEPOO
KEY WEST, FL 33041
02989-000-000, 03169-000-000,
05732-000-000
CHRIS & JANKIE A BURKE
10524 WEST STATE RD 235
ALACHUA, FL 32615
02987-001-000, 02987-001-001, 03165000-000
ISKCON OF ALACHUA COUNTY INC
PO BOX 819
02988-000-000, 02988-001-000, 02988002-000
A A & SHARON BEUTKE
10930 W STATE ROAD 235
02991-001-000
DOBSON & GORDON
ALACHUA, FL 32615
03173-002-000
JOHNSON & THOMAS JR ET UX
PO BOX B
LA CROSSE, FL 32658-0002
02985-001-000
MICHAEL D SR & PAMELA CARLISLE
OLIVER
PO BOX 699
02985-000-000
MICHAEL D JR & LISA C OLIVER
02992-001-002
SUSAN L SMITH
18103 NW COUNTY RD 239
ALACHUA FL 32615-4559
05737-002-000
NAOMI LUNDY TRUSTEE
504 E LEMON AVE
EUSTIS, FL 32726
03173-005-000, 03173-020-001
ALLENE D PARRISH
PO BOX 2220
03173-020-006
WILLIAM H & ANDREA L WALKER
4277 NW 1ST PL
DEERFIELD BEACH FL 33442
02987-002-000
R L & JOYCE FUNDERBURK
02998-000-000
ROBERT L SR & BEREATHA P
JOHNSON
ALACHUA, FL 32615
05737-000-000
VADA HORNER
10415 W STATE ROAD 235
02992-001-001
NAVEEN & MICHELE KHURANA
PO BOX 1119
05729-001-000
ADRIAN H REBECCA A SCOTT
ALACHUA, FL 32615
02992-001-005
ELSEY & ELSEY
PO BOX 792
ALACHUA, FL 32616
02995-000-000
GWENDOLYN BENNETT
PO BOX 166
05732-003-006
POOJA & JENNY SHARMA
769 TURKEY CREEK
ALACHUA FL 32615
02991-000-000
SANGHA SRI JAGANNATH
CHAITANYA
PO BOX 2912
HIGH SPRINGS FL 32655
03183-000-000, 03168-000-000, 03171001-000
COKER FAMILY INC
PO BOX 250
03166-000-000, 03166-003-000
J J & FERN TOMEU
02987-000-000
VEDA WILLIS
Neighborhood Workshop Summary
For
ISKCON of Alachua Planned Development
February 5, 2012
The neighborhood workshop for the ISKCON of Alachua Spiritual Retreat – Special
Exception Application was held on February 5, 2013 at 6:30 pm at the ISKCON Temple
Meeting Room, at 17306 NW 112th Blvd, Alachua, Florida. Jay Brown of Brown &
Cullen, Inc. (BCI) was in attendance to present the project.
Mr. Brown presented the PD Master Plan on a display board and described the overall
intent of the project and some of the associated details. An agenda for the meeting is
attached. A brief question and answer session between BCI and the two neighbors that
attended followed the presentation.
The two local citizens who were in attendance lived nearby and were primarily interested
in the schedule and the location of the proposed facilities. They were both very friendly
and did not seem to have any opposition to the project
The meeting was adjourned at approximately 7:15 PM.
ISKCON of ALACHUA
Neighborhood Workshop
@ Iskcon Temple 2-5-13
1. Present Master Plan




Review Layout
Discuss Existing & Proposed Features & Facilities
Master Plan is a 20-30 Year Phasing Plan
The County PD is a “Zoning Master Plan”
2. Alachua County PD Rezoning Schedule






02-05-13 Neighborhood Workshop
02-25-13 Submit County Rezoning Application
04-17-13 Planning Commission Public Hearing
05-14-13 BOCC Public Hearing
06-15-12 Final Approval Obtained (Estimated)
Separate Site Plans Required for Construction of each Phase
3. Questions & Answers

Public Participation
Attachment 2
Legal Description
Attachment 3
Property Owner
Affidavit
Attachment 4
Proof of Tax
Payments
VON FRASER, CFC
2012 PAID REAL ESTATE
ALACHUA COUNTY TAX COLLECTOR
NOTICE OF AD VALOREM TAXES AND NON-AD VALOREM ASSESSMENTS
ACCOUNT NUMBER
ESCROW CD
03165 000 000
MILLAGE CD
0300
APPLICABLE VALUES AND EXEMPTIONS BELOW
17300 112TH BLVD NW
THAT PART OF NW1/4 OF NE1/4 N OF
BLACK CREEK RD OR 2205/
See Additional Legal on Tax Roll
PO BOX 819
TAXING AUTHORITY
TOTAL MILLAGE
TAXABLE VALUE
TAXES LEVIED
8.5956
0.2500
1,111,600
1,111,600
1,111,600
1,111,600
0
0
0.00
0.00
0.4124
1.6710
1.3391
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
0
0
0
0.00
0.00
0.00
0.1130
1.3638
1,111,600
1,111,600
1,111,600
1,111,600
0
0
0.00
0.00
1.5000
0.7480
5.3010
1.0000
0.4143
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
1,111,600
0
0
0
0
0
0.00
0.00
0.00
0.00
0.00
22.7082
$0.00
AD-VALOREM TAXES
NON-AD VALOREM ASSESSMENTS
UNIT
RATE
LEVYING AUTHORITY
R720
R806
EXEMPTION(S)
AMOUNT
@ 16.7300
@ 177.8900
720 SOLID WASTE MGMT
33.46
177.89
$211.35
COMBINED TAXES AND ASSESSSMENTS
If Postmarked By Nov 30, 2012
Please Pay
$0.00
$211.35
Dec 31, 2012
$0.00
VON FRASER, CFC
PAY ONLY ONE AMOUNT.
Jan 31, 2013
$0.00
Feb 28, 2013
$0.00
See reverse side for
important information.
Mar 31, 2013
$0.00
PLEASE PAY IN U.S. FUNDS (NO POSTDATED CHECKS) TO VON FRASER, TAX COLLECTOR
PO BOX 142530
Dec 31, 2012
Jan 31, 2013
Feb 28, 2013
Mar 31, 2013
Please Pay
$0.00
$0.00
$0.00
$0.00
$0.00
1011762
PO BOX 819
ACCOUNT NUMBER
03165 000 000
*1+03165000000+2012*
ESCROW CD
MILLAGE CD
APPLICABLE VALUES AND EXEMPTIONS ABOVE
Receipt #
12-0035895
$202.90
0300
Paid 11/28/2012
Please Retain this Portion for your Records.
BOARD OF COUNTY COMMISSIONERS
CNTY GENERAL
BOCC CNTY DEBT LL
MUNICIPAL SERVICES TAXING UNIT
SHERIFF LAW ENFORCE
FIRE PROTECTION SERV
ALACHUA CNTY LIBRARY DISTRICT
LIBRARY BONDS
LIBRARY GENERAL
SCHOOL BOARD OF ALACHUA COUNTY
SCHL CAP28 PROJECT (S01)
SCHL DISCRNRY & CN (S01)
SCHL GENERAL
SCHOOL VOTED (S01)
SUWANNEE RIVER WATER MGT DIST
AD VALOREM TAXES
MILLAGE RATE
ASSESSED VALUE
VON FRASER, CFC
ACCOUNT NUMBER
ESCROW CD
02987 001 000
MILLAGE CD
0300
APPLICABLE VALUES AND EXEMPTIONS BELOW
17404 112TH BLVD NW
W1/2 OF SE1/4 AND E1/2 OF SE1/4 OF
SW1/4 OR 1102/445 ALS
See Additional Legal on Tax Roll
PO BOX 819
TAXING AUTHORITY
TOTAL MILLAGE
TAXABLE VALUE
TAXES LEVIED
8.5956
0.2500
767,100
767,100
767,100
767,100
0
0
0.00
0.00
0.4124
1.6710
1.3391
767,100
767,100
767,100
767,100
767,100
767,100
0
0
0
0.00
0.00
0.00
0.1130
1.3638
767,100
767,100
767,100
767,100
0
0
0.00
0.00
1.5000
0.7480
5.3010
1.0000
0.4143
767,100
767,100
767,100
767,100
767,100
767,100
767,100
767,100
767,100
767,100
0
0
0
0
0
0.00
0.00
0.00
0.00
0.00
22.7082
$0.00
AD-VALOREM TAXES
UNIT
RATE
LEVYING AUTHORITY
R720
EXEMPTION(S)
AMOUNT
@ 16.7300
167.30
$167.30
COMBINED TAXES AND ASSESSSMENTS
Please Pay
$0.00
$167.30
Dec 31, 2012
$0.00
VON FRASER, CFC
PAY ONLY ONE AMOUNT.
Jan 31, 2013
$0.00
Feb 28, 2013
$0.00
See reverse side for
important information.
Mar 31, 2013
$0.00
PLEASE PAY IN U.S. FUNDS (NO POSTDATED CHECKS) TO VON FRASER, TAX COLLECTOR
PO BOX 142530
Dec 31, 2012
Jan 31, 2013
Feb 28, 2013
Mar 31, 2013
Please Pay
$0.00
$0.00
$0.00
$0.00
$0.00
1010682
PO BOX 819
ACCOUNT NUMBER
02987 001 000
*1+02987001000+2012*
ESCROW CD
MILLAGE CD
APPLICABLE VALUES AND EXEMPTIONS ABOVE
Receipt #
12-0035895
$160.61
0300
Paid 11/28/2012
Please Retain this Portion for your Records.
BOARD OF COUNTY COMMISSIONERS
CNTY GENERAL
BOCC CNTY DEBT LL
SHERIFF LAW ENFORCE
FIRE PROTECTION SERV
ALACHUA CNTY LIBRARY DISTRICT
LIBRARY BONDS
LIBRARY GENERAL
SCHOOL BOARD OF ALACHUA COUNTY
SCHL CAP28 PROJECT (S01)
SCHL DISCRNRY & CN (S01)
SCHL GENERAL
SCHOOL VOTED (S01)
SUWANNEE RIVER WATER MGT DIST
AD VALOREM TAXES
MILLAGE RATE
ASSESSED VALUE
Attachment 5
Directions to the Site
Directions to the Site
From Downtown Gainesville
Head north on US 441/13th Street to the City of Alachua
Turn right, north on SR 235 for approximately 3 miles and turn left, north on NW 112th
Blvd
Attachment 6
Planned
Development
Report
ISKCON of Alachua
Planned
Development
PD Report
ISKCON of
Alachua County, Inc.
Revised
April 17, 2013
TABLE OF CONTENTS
I.
Introduction ............................................................................................................... 1
A. Purpose and Intent ................................................................................................ 1
B. Existing Conditions................................................................................................ 2
II. Planned Development Objectives ............................................................................. 3
A. Proposed Land Use Areas .................................................................................... 3
B. Proposed Conditions ............................................................................................. 5
C. Open Space .......................................................................................................... 6
D. PD Phasing Schedule ........................................................................................... 6
E. Legal Instrument for Management of Common Areas .......................................... 7
F. Unified Control....................................................................................................... 7
III.
Consistency with the Comprehensive Plan and Land Development Code ........... 7
IV.
Analysis of Impact on Public Facilities and Services............................................. 9
V. Environmental Resources ......................................................................................... 9
TABLES
Table 1
Table 2
Table 3
Proposed Land Use Areas
Density Calculations
Phasing Plan
ISKCON Planned Development Report
i.
I.
Introduction
The International Society of Krishna Consciousness (ISKCON) of Alachua County, Inc.
proposes a Planned Development to unify the various uses within their existing site
development and to add new facilities to create a Spiritual Retreat. These uses include
the ISKCON temple, the Bhaktivedanta Academy school, agricultural activity, and
farmworker housing. The Planned Development totals 86.4 acres and is located at 17400
NW 112th Boulevard on Alachua County Parcel Nos. 02987-001-000 and 03165-000-000.
The Planned Development is located adjacent to other property under common
ownership. The overall ISKCON of Alachua property consists of approximately 121.44
acres.
The property is currently used as a religious campus with a temple and associated
facilities, residential uses for congregation members actively engaged in working for the
organization both through agricultural and religious, and two schools. The religious
facilities host services daily and larger services on Sunday afternoons. Additionally,
several religious festivals are celebrated yearly on the property. The temple serves almost
five hundred families, making it the largest community of its kind in North America. This
application will combine the existing uses under one unified Planned Development and
allow for the addition of the proposed Spiritual Retreat on the property.
The Spiritual Retreat component will add cabins, lodges, a teaching farm and a Retreat
Center appropriate for events. The proposed Spiritual Retreat will allow ISKCON the
ability to host families and individuals from all over Florida, the United States, and the
world, who desire a restful spiritual retreat. It is part of ISKCON’s religious tradition to give
people the opportunity to learn more about the Vedic spiritual culture and lifestyle,
including yoga, kirtan, vegetarian cooking, organic gardening, tending cows,
woodworking, pottery, scripture study, and philosophical seminars. The Spiritual Retreat
and associated lodging will enable ISKCON to further pursue their mission of offering
spiritual enlightenment and unifying the entire property under a single Planned
Development will allow Alachua County to consider the campus as one development.
A. Purpose and Intent
ISKCON of Alachua has operated on the property since the 1970s and the various
elements of the campus have been developed individually without a unified master
plan. This Planned Development will unify the existing elements of the campus while
providing a planned expansion to include a Spiritual Retreat.
The proposed Spiritual Retreat will be developed under the PD and in accordance
with “Residential Recreation Camp” regulations per the Unified Land Development
Code (ULDC) Section 404.111. Residential Recreation Camps are allowed in areas
with Agriculture zoning with an approved Special Exception. According to the
proposed ULDC, residential recreational camps are “land under single ownership and
management having tents, buildings, or other shelters (not including recreational
vehicles or mobile homes) for recreational or educational purposes, such as ecotourism lodges, religious retreats, or children’s camps.”
The Spiritual Retreat will have multiple components including an “Eco” Teaching
Farm, several cabins, Retreat Center, Lodges, and farmworker housing to care for the
agricultural pursuits of the campus which are integral to the religious life of the
1
members. The Teaching Farm will be a working farm with educational components to
teach visitors organic and traditional farming methods. The Teaching Farm is
intended to include a caretaker residence; craft pavilions; a goshala; farm pavilion;
organic vegetable gardens; pole barn; windmill and other associated structures or
facilities.
Cabins will be concentrated in two areas as shown on the PD Zoning Master Plan
(ZMP) and two lodges will be constructed near the Retreat Center. The maximum
density of cabins, lodges and tent sites for Residential Recreation Camps is one per
two acres. As shown on the ZMP, there are 23 cabins and two lodges planned on the
86.4-acre property. The cabins are planned as one-bedroom units with a range of 400
to 800 square feet per cabin, and will comply with the Florida Building Code. The two
lodges will be located near the Retreat Center and will have a maximum capacity of
25 rooms each.
The Retreat Center will include up to 20,000 square feet of gross floor area (GFA)
and will be designed to provide a venue for community activities, conferences,
meetings, and events. The Center will also include ancillary spaces such as a kitchen
or food preparation area and offices. Parking will be provided near the Retreat Center
to serve the majority of all parking needs for the retreat visitors. The parking is
planned to be primarily grassed, with required paved parking to be provided.
Preliminary designs include a landscaped courtyard area to connect the Center with
the two proposed lodges as shown on the ZMP. In the future, ISKCON proposes to
build a new temple, which will be located adjacent to the Retreat Center and lodges.
The property currently includes nine dwellings that are utilized as a parsonage for the
temple, a security residence for the Bhaktivedanta Academy, and seven units as
housing for farm and temple workers. Farm worker housing is allowed as an
accessory use to an agricultural activity for workers employed on a full-time basis.
The farm worker housing units are primarily mobile homes which will be replaced with
modular site built homes and potentially relocated from their current locations over
the course of the Planned Development. The homes were originally allowed and
permitted by Alachua County to reside on the property under different land
development regulations than exist today.
The Open Space and Farmland area includes the majority of the existing agricultural
operations and will continue to be utilized for natural resource protection, agriculture
including crops, pastures and livestock areas. This open space area may also include
passive and active recreation opportunities such as walking trails, meditation
gardens, sculpture gardens, play areas, and ball fields. As shown in Attachment 8
Environmental Resource Assessment, this area also includes approximately 16.1
acres of wetlands, which will be preserved with an average 75-foot buffer, in
accordance with the Alachua County ULDC.
B. Existing Conditions
The entire ISKCON of Alachua property is comprised of 121.44 acres near the City of
Alachua and has a Future Land Use designation of Rural/Agriculture and a zoning
designation of Agriculture. The Planned Development Property is approximately 86.4
acres and does not include the Alachua Learning Center or six residential lots in the
northern portion of the property that were created in 1987 by Variance recorded in
2
OR Book 1640 Page 2637. BCI is currently working with the Alachua County Property
Appraiser to create these lots as separate parcels. Drawing SUR-1 includes a survey
and legal descriptions for these residential lots, the Alachua Learning Center, and the
Planned Development Boundary.
As shown on the ZMP, the entire property contains several facilities including:
•
•
•
•
•
•
Bhaktivedanta Academy – a 5.6 acre private devotional school (Pre-K-6)
Iskcon Temple – Spiritual Temple for the devotees on 12.5 acres
Iskcon Office
Farms & livestock pasture
Residential dwellings
Open Space
The existing buildings and residential dwellings include one parsonage associated
with the Temple, one dwelling which serves as a security residence for the
Bhaktivedanta Academy, the ISKCON office, and seven residential dwellings which
are utilized as farmworker housing. The ZMP shows these existing buildings, their
locations and designations.
II.
Planned Development Objectives
A. Proposed Land Use Areas
The proposed Land Use Areas, acreages and uses are outlined in Table 1.
Table 1: Proposed Land Use Areas
Area
Area Name
Acreage
A
Temple
12.45 ac •
•
•
•
B
Bhaktivedanta
Academy
5.62 ac
•
•
•
•
•
•
•
•
•
•
•
•
Uses
Existing Temple, associated structures
Parsonage
Parking areas
Alachua County ULDC uses for agriculture
and churches
Stormwater management facilities
Utilities
Parking
Hardscape Facilities
Farmworker Housing
Up to five (5) modular or site built school
buildings not to exceed 16,000 SF and
associated structures such as parking
areas, outside play areas, playing fields,
sheds or storage structures, and entry
roadway.
Alachua County ULDC uses for schools
Stormwater management facilities
Utilities
Parking
Hardscape Facilities
Security Residence
3
C
Teaching Farm
8.79 ac
D
Spiritual Retreat
and
Farmworker
Housing
32.58 ac
E
Open Space
and Farmland
27 ac
• Caretaker residence
• Barns, pavilions, stables, and associated
agricultural areas, facilities and structures
• Craft pavilions
• Stormwater management facilities
• Utilities
• Parking
• Hardscape Facilities
• Retreat Center building suitable for
community based activities and events
such as conferences, meetings, concerts,
weddings. Associated facilities such as
offices, food preparation areas, and
classrooms.
• Up to two (2) lodges with a maximum
capacity of 25 and a minimum of 50 SF per
person
• New temple with a maximum of 15,000 SF
• Up to 23 cabins with a maximum of 800 SF
and associated uses such as picnic areas,
fire pits, recreation, maintenance, etc.
• Up to seven (7) farmworker housing units
in the form of permanent dwellings or
manufactured or mobile homes
• Associated structures such as sheds,
pumps, greenhouses, etc.
• Agricultural activities and associated farm
structures
• Utilities
• Parking
• Conservation Management Areas
• Agricultural activities and associated farm
structures
• Nature trails, meditation gardens, spiritual
and statue gardens
• Passive and active recreational activities
• Utilities
According to ULDC Section 404.111, the maximum density of cabins, lodges and/or
tent campsites shall not exceed 1 per 2 acres calculated as gross density of the site.
Additionally, according to ULDC Section 404.19, farmworker housing provided in the
form of permanent dwellings shall comply with the density requirements of the
underlying land use and zoning of the property. Table 2 shows the density
calculations utilized to determine the number of allowed farmworker housing units
and cabins/lodges.
4
Table 2: Density Calculations
Type
Maximum
Density
Farmworker Housing
1 unit/5 acres
Cabins
1 unit/2 acres
Lodges
1 unit/2 acres
Total
Units
7
23
2
Total Acreage
Required
35 acres
46 acres
4 acres
85 acres
B. Proposed Conditions
General Conditions
1. The boundaries of Area E may be adjusted during development plan
review to fully encompass the wetland areas and associated
buffers. The location of cabins and improvements (septic systems, etc.)
associated with Area D just southwest of Area E may be shifted
westward to account for the 75’ average wetland buffer.
2. A detailed management plan shall be provided at the time of
development plan review that distinguishes activities proposed in
conservation areas from those proposed in farmland open space.
3. At development plan review, an open space plan shall be submitted
showing compliance with the required 20% open space requirement
(Chapter 407, Article 5). A unified open space plan for the entire
property owned by ISKCON shall be required with the first submittal, as
indicated in Note 22 of Bhaktivedanta Academy Administrative
Approval dated 7.29.09.
4. Conservation areas within Area E will be required to be permanently
protected prior to initiating Phase 1 construction. The preferred legal
instrument for permanent protection areas shall be a conservation
easement.
5. All structures and associated utilities located within the wetland buffer
will be relocated to areas outside of the wetland buffer as noted on the
Phasing Schedule.
6. Phasing Schedule included with this Planned Development is not
intended for reservation of capacity on roadways. Development on the
site shall be subject to any concurrency and/or transportation mitigation
that may be in effect at the time of a development application.
Special Use Permit Conditions (Bhaktivedanta Academy)
1. A special use permit is issued to ISKCON of Alachua County, Inc. for a
private school located at the 17300 block of 112th Blvd. Enrollment at
the school shall not exceed 120 students.
2. Exterior lighting of playing/recreational areas (other than security
lighting) shall be prohibited.
5
3. The hours of operation for the private school shall be 8 AM to 6 PM.
4. The private school shall be limited to 20,000 square feet of school
building space including classrooms, offices, storage structures, etc.
Special Exception Conditions (Farmworker Housing)
1. Farmworker Housing shall be limited to no more than seven units on
the property.
2. Residents of the farmworker housing units shall be employed full time
in farming operations on the property.
3. Existing farmworker housing units may be replaced with modular
homes as detailed on the phasing plan.
Special Exception Conditions (Spiritual Retreat)
1. Each retreat lodge shall contain a maximum of 25 rooms for a total
maximum capacity of 50 rooms. A maximum of 23 retreat cabins shall
be located on the property.
2. All retreat structures and associated infrastructure shall comply with
Section 404.111 of the ULDC (Recreational Camps) unless otherwise
specified as part of this special exception.
C. Open Space
The Zoning Master Plan includes generous amounts of open space provided as both
natural open space and farmland. Primary Open Space including approximately 16
acres of wetlands and surface waters will be preserved. Additionally, the remaining
open space will include agricultural activities, nature trails, passive and active
recreational activities, meditation gardens, spiritual and statue gardens. Open space
and Conservation Management Areas will be defined during the first phase of
development and specific activities allowed in Primary versus Secondary Open Space
will be defined at that time.
D. PD Phasing Schedule
The Planned Development will be implemented in phases as shown on the ZMP and
Table 1 below. The phases and schedule are approximate and are subject to change
but are provided to demonstrate the approximate planned build out of the retreat. The
phasing schedule is not designed to reserve transportation capacity.
Table 3: Phasing Plan
Phase Area
Use
1
B, C, • Conservation Management Areas
D, E • Open Space Designation
• Teaching Farm
• Spiritual Retreat Cabins
• Housing Replacement: FWH-1, FWH-3,
FWH-6,5 FWH-6, FWH-7
Schedule
2013-2018
6
•
•
•
Bhaktivedanta Academy Expansion
2
D
Retreat Center and Lodges
Housing Replacement: Parsonage,
Security Residence, FWH-4
3
D
• New Temple
• Farmworker Housing Replacement: FWH2
The farmworker housing units are numbered on the ZMP.
III.
2018-2023
2023-2033
E.
Legal Instrument for Management of Common Areas
The common areas will continue to be owned, operated, managed and maintained by
ISKCON of Alachua, Inc.
F.
Unified Control
The lands within the ISKCON PD, affected by this amendment, are owned by the
petitioner, ISKCON of Alachua, Inc. and will remain under unified control throughout
the life of the PD.
Consistency with the Comprehensive Plan and Land Development Code
The ISKCON PD is compatible and consistent with the Alachua County
Comprehensive Plan and the Unified Land Development Code. Several excerpts from
the ULDC are located below to show how the PD is consistent.
404.111 Recreational Camps
Recreational camps are allowed by special exception in the A, C-1, and MB districts
in accordance with the following standards.
a) The minimum lot area within the A or C-1 districts shall be 40 acres. In the
MB district the minimum lot area shall be 10 acres.
b) Recreational camps in the C-1 district may only be allowed in accordance
with an approved management plan as provided in Chapter 406, Article 20.
c) The maximum density of cabins, lodges and/or tent campsites shall not
exceed 1 per 2 acres. Density shall be calculated as gross density and
include all land area exclusive of major water bodies starting at the high
water mark.
d) Cabins or lodges shall comply with the Florida Building Code and must
contain a minimum of 50 square feet of floor space per occupant with a
maximum capacity of 25. Use of mobile homes or recreational vehicles for
lodging is prohibited.
e) A single permanent residence is allowed.
f) All structures, cabins and tent sites shall be set back a minimum of 200 feet
from the property line unless otherwise approved as part of the special
exception.
g) Vehicular access shall be from a paved public roadway unless otherwise
approved as part of the special exception.
h) A unified plan for water distribution and wastewater disposal meeting the
requirements of the Health Department shall be provided as part of any
application for a recreational camp.
i) Sanitary facilities including showers, toilets, and sinks shall be provided.
j) Recreational camps are subject to Chapter 513, Florida Statutes.
7
The ISKCON PD will comply with Section 404.111. All cabins will comply with the square
foot minimum and maximum capacity. As shown in Table 2, the density of the cabins will
not exceed 1 cabin per 2 acres. All cabins and lodges will be set back a minimum of 200
feet unless an Agricultural buffer is provided.
404.19 Farmworker Housing
Farmworker housing may be allowed through special exception in all zoning districts
except the C-1, Conservation district, as an accessory use to an agricultural activity
for workers employed on a full-time basis, and subject to the following standards.
a) Types of Farmworker Housing: Farmworker housing may be provided in the
form of permanent dwellings or manufactured or mobile homes.
b) Maximum Density
1. Permanent Dwellings: Permanent farmworker housing shall comply with
the density requirements of the zoning district in which the units are
located.
2. Manufactured or Mobile Homes: Dwelling units capable of being moved,
including manufactured or modular housing, may exceed the density
requirement of the zoning district provided that the following
requirements are met.
a. Movable farmworker housing shall be accessory to the operation of
an intensive agricultural activity.
b. The applicant shall submit the following materials:
i. evidence of a current agricultural ad valorem tax exemption
issued by the Alachua County Tax Collector;
ii. an affidavit, signed by the owner or operator of the agricultural
activity stating the farmworker housing shall only be used by
fulltime employees of that activity; and a housing removal
agreement with a requirement that all housing units shall be
removed within 90 days after the agricultural activity has ceased.
Policy 3.2.1 The development regulations shall allow densities for farmworker
housing which may be in excess of the maximum densities shown on the Future Land
Use Map. Such farmworker housing may be permitted by a special use permit or
other appropriate mechanism to allow living accommodations of multiple farm
employees and their families on one parcel without regard to duration, while
performing agricultural labor.
Policy 3.2.2 Alachua County may require farmworker housing which exceeds the
density permitted on the Future Land Use Map to be provided by manufactured
homes which can be removed once the need for provision of farmworker housing is
no longer present. Such ordinance shall ensure that all appropriate federal, state and
local regulations are met especially with regard to the provision of water and
wastewater facilities.
The farmworker housing on-site will be utilized for the residents of the property
currently employed full time as farm workers. The housing is currently provided
as mobile homes which will be replaced with site built homes as noted in Table
3 Phasing Plan. The density of the housing will comply with the density
requirements and not exceed 1 unit per 5 acres.
8
IV.
Analysis of Impact on Public Facilities and Services
The proposed ISKCON Planned Development will have minimal impact on Public Facilities
and Services. The following sections including information related to transportation, water
and wastewater, solid waste, recreation and school facilities.
V.
1.
Transportation and Roadways
See Attachment 7 Trip Generation Report for a detailed traffic generation
analysis.
2.
Water and Wastewater
All facilities will be served by wells and septic facilities. All water and septic
facilities will comply with Alachua County Department of Health septic system
requirements and Florida Department of Environmental Protection (FDEP)
potable water design requirements. Shared septic system and potable water
systems will be allowed to serve multiple buildings in accordance with all Health
Department and/or FDEP requirements. Exact design requirements will be
established with each phase of construction.
3.
Solid Waste
Solid waste generation will not exceed the County’s established level of service
of 0.73 tons of solid waste per capita per Policy 1.1.1 of the Solid Waste
Element. The Alachua County Solid Waste Facility currently has capacity and is
projected to have capacity for greater than 10 years.
4.
Recreation
According to the Evaluation and Appraisal Report, Recreation Level of Service
was met on all applicable recreation elements including active recreation and
passive recreation facilities. This Planned Development will have a no effect on
the Recreation Level of Service. Additionally, the proposed development will
contain recreational facilities for the visitors including potential play areas and
passive recreational areas.
5.
School Facilities
School facilities and capacity are analyzed with the addition of new residential
homes or multi-family residences. As this Planned Development does not include
any additional residences, the school facilities were not analyzed.
Environmental Resources
An environmental evaluation and an Environmental Resources Assessment Checklist
were completed on the property and are included in Attachment 8. The on-site wetlands
and surface waters were mapped and will not be disturbed by the ISKCON Planned
Development.
9
Attachment 7
Trip Generation
Report
Trip Generation Study
Iskcon of Alachua, Inc.
Planned Development
Revised April 17, 2013
I. Introduction
The ISKCON of Alachua Inc. property in Alachua County, Florida is a campus property that
serves a long-standing spiritual community, known as “New Ramin Reti”, which is based on the
principles of the International Society for Krishna Consciousness (ISKCON). ISKCON is more
colloquially known as the “Hare Krishna movement”. The property is a devotional refuge for the
Krishna followers and those wanting to experience the Krishna beliefs and way of life. The
property is located east of the City limits of Alachua, along SR 235, and is 121.44 acres in size.
The devotional community is the largest Krishna community of its kind in North America.
Recently, ISKCON of Alachua has been developing an overall master plan for their property.
The current uses on the property include:
Bhaktivedanta Academy – a private devotional school (Pre-K - 6)
ISKCON Temple – Spiritual Temple for the devotees
ISKCON Offices & spiritual related facilities
Farms & livestock pasture
Residential dwellings – 9 existing residential dwellings
Open Space
The current master plan is for a Planned Development for the majority of the existing uses and
to add new facilities to the overall campus to improve the spiritual experience of the property,
and to better accommodate the many devotional patrons that visit the property. The main
improvements include:
23 Cabins - to house devotional visitors (1 BR units)
A Teaching Farm - with a caretaker residence and assorted facilities
A Lodge – 2 buildings with max 25 rooms each
A Retreat Center – meeting & conference rooms, offices, kitchen facilities
Passive & Active Recreational Facilities – minimal and ancillary for visitors
New Temple Building
The new facilities proposed are intended to be phased in over a minimum 20-year time frame.
The new facilities will encompass a new Spiritual Retreat, and are being planned as part of the
Planned Development.
II. Trip Generation Data
The trip generation data for the Existing Facilities on site are summarized in Table 1 below. All
trip generation data provided utilizes the latest rates from the ITE Trip Generation Manual – 8th
Edition.
1
TABLE 1
Existing Trip Generation Summary
Description
ISKCON Temple
Bhaktivedanta Academy
Single Family Residences
Size
5,751 s.f.
80 students
9
ITE Land Use
560 – Church
536 – Private School K-12
210 – Single Family Residences
Total
Daily Trips
52
198
113
363
The total trip generation data for the Existing and Proposed New Facilities on site are
summarized in Table 2 below. All trip generation data provided utilizes the latest rates from the
ITE Trip Generation Manual – 8th Edition.
TABLE 2
Proposed Total Trip Generation Summary
Description
Size
ITE Land Use
Cabins, Lodges, Retreat Center
73 rooms
310 – Hotel
ISKCON Temple
20,751 s.f.
560 – Church
Bhaktivedanta Academy
120 students
536 – Private School K-12
Single Family Residences
10
210 – Single Family Residences
Total
Daily Trips
596
189
298
125
1,208
It should be noted that the Planned Development includes a new Temple building, although the
provided square footage is approximate. The new Temple building is a long-term master
planning phase and the 15,000 SF may be reduced or increased as appropriate.
The additional facilities proposed within the Planned Development are anticipated to increase
the overall average daily trips generated for the campus from 363 trips to 1,208 trips.
III. Trip Distribution
The trips that are generated from the ISKCON campus property are distributed to State Road
235 (Alachua County Concurrency Roadway Segment S-219). Since the project location is
greater than ½ mile from County Road 239 and State Road 121, the only roadway segment
within the Alachua County Concurrency Management System that is affected by this project is
State Road 235 (Segment S-219).
Since all of the project trips enter and exit to State Road 235, this roadway segment will be
assigned all of the projected daily trips generated by this project. Therefore, of the 845
proposed new trips being generated by the project, all 845 trips (100%) will access State Road
235.
In order to distribute the assigned project trips to State Road 235, it is necessary to estimate the
percentage of trips that will travel east and west on the roadway. This distribution can be
established using available directional traffic counts or other best available information. Since
there was not any directional traffic counts available for this roadway segment, BCI utilized a
general engineering estimate to distribute the trips. It is estimated that 75% of the project traffic
will arrive and depart to the west and 25% of the project traffic will arrive and depart to the east
along State Road 235. The majority split to the east is supported by the Hwy 441 arterial
2
roadway location to the west of the project, which provides a major arterial access for travel to
and from the cities of Alachua and Gainesville. In addition, there is heavier commercial and
residential concentration west of the project, compared to east of the project.
Based on this distributional split, the projected trip generation is assigned and indicated below.
TABLE 3
Trip Distributional Split
Total Trips
845
Daily Trips
SR 235 West Trips
634
SR 235 East Trips
211
Due to the projected distributional split, a maximum of 634 daily trips will be added to State
Road 235. Therefore, 634 trips will be used as the project traffic impact to Alachua County
Roadway Segment S-219 (State Road 235). This trip assignment will be used for the Level of
Service Analysis in the next section of this report.
IV. Level of Service Analysis
As previously described the only roadway segment that is analyzed for available capacity is
Alachua County Roadway Segment S-219 (State Road 235). This roadway segment is a 2-lane
County Roadway operating well below capacity as indicated by the latest available roadway
traffic counts. Table 4 below identifies the impact to the roadway’s available capacity and level
of service.
TABLE 4
Roadway
Segment
S-219
State
Road 235
No. of
Lanes
2
Existing Roadway Level of Service Information
LOS
MSV
Yr 2011 New Available
Class Capacity
AADT
Trips Capacity
C
8,400
3,800
634
3,966
Available
%Capacity
Proposed
LOS
47.2%
B
As Table 4 indicates, State Road 235, Segment S-219 has ample existing and proposed
roadway capacity to handle the proposed project trip impact, and an unacceptable roadway
level of service will not occur.
V. Conclusion
Alachua County Roadway Segment S-219 (State Road 235 between County Road 239 and
State Road 121) was analyzed and has adequate available roadway capacity to accommodate
the proposed additional 634 assigned daily trips generated by the ISKCON Planned
Development project. There will be no change in the roadway level of service as a result of the
proposed project.
3

ISKCON Background Part 1

Transcription

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