1-11 /(~ - Citrus County, Florida

Transcription

Item No.:
C,1
Date:
1-11 /(~
Approved
for
Agenda:
J-;yy
AGENDA MEMORANDUM
HEARING.
_,
Vincent A. Cautero, AICP, Director; Department of Dev. ServicesH1~
THROUGH:
Kevin A. Smith, AICP, Director; Planning
Division~~~c,
,......._
CL\X -
FROM:
Cynthia L. Jones, Transportation Planner; Planning Division
SUBJECT:
CPA/AA-PD0-11-03, James A. Neal, Jr., Esq. for John H. EdenU
Esq. for New Horizon Funding, Inc.
AGENDA DATE:
July 12, 2011
BRIEF OVERVIEW:
Conduct a public hearing for the transmittal phase of a large-scale amendment to the
Comprehensive Plan, Generalized Future Land Use Map, and the Land Development Code
Atlas., (as part of the 2011 Second Large Scale Amendment cycle). Due to the context of this
application, the public hearing will be held after 5:01 P.M., in accordance with Board Policy
provided the Board approves the agenda request by majority vote. Executive summary is
attached.
I BUDGET IMPACT/FUNDING SOURCE: N/A
Account No.
I
Account
Title
Current
Budget
YTD
Expenditure
s
Encumbran
ces
Available
Balance
$0
RECOMMENDED ACTION:
a. Conduct a public hearing to consider CPA/AA-PD0-11-03, James A. Neal, Jr., ESQ. for
John H. Eden, ESQ. for New Horizon Funding, Inc.; an amendment to the Citrus County
·Comprehensive Plan (Ordinance No. 89-04 as amended) and the Land Development
Code Atlas with a Planned Development Overlay (Ordinance No. 90-14 as amended).
b. If approved, transmit the application to the State Land Planning Agency and required
agencies for review and comment.
AGN-11-65
PL 1-11-034
EXECUTIVE SUMMARY
Agenda Item:
Agenda Request: CPA/AA-PD0-11-03, James A. Neal, Jr., ESQ. for John H. Eden,
ESQ. for New Horizon Funding, Inc.
Department I Division I Office:
Planning Division
Purpose: This request is for an amendment the Citrus County Generalized Future
Land Use Map (GFLUM) by redesignating the future land use of approximately 206
acres from CL, Low Intensity Coastal Lakes to RVP, Recreational Vehicle Park and
amending the Citrus County Land Development Code Atlas (LDCA) by redesignating
the zoning of approximately 206 acres from CL, Low Intensity Coastal Lakes to RVP,
Recreational Vehicle Park, with a Planned Development Overlay. Located in Sections
14 and 15, Township 19 South, Range 20 East, on E. Gulf to Lake Hwy, Inverness.
The applicant has proposed 439 RV pads, a 9-hole executive golf course, a
clubhouse/general store, a canoe livery and launch, and other amenities. This site had
a previous application in 2006 (CPA/AA-06-07) for 499 RV pads which was denied by
the Board of County Commissioners.
Cost: N/A.
application.
The applicant has paid for advertising and notification fees for this
Action Required:
a. Conduct a public hearing to consider CPA/AA-PD0-11-03, James A. Neal, Jr.,
ESQ. for John H. Eden, ESQ. for New Horizon Funding, Inc.; an amendment to
the Citrus County Comprehensive Plan (Ordinance No. 89-04 as amended) and
the Land Development Code Atlas with a Planned Development Overlay
(Ordinance No. 90-14 as amended).
b. If approved, transmit the application to the State Land Pla'nning Agency and
required agencies for review and comment.
AGN-11-65
PL 1-11-034
PM1-11-033
•
DEPARTMENT OF DEVELOPMENT SERVICES
PLANNING DIVISION
2011 2nd CYCLE LARGE SCALE
COMPREHENSIVE PLAN/ATLAS AMENDMENT
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CP/AA NUMBER: CPA/AA-PD0-11-03
ELEMENT: Amendment to the Comprehensive Plan and Land Development Code Atlas
SUBJECT: James A. Neal, Jr., ESQ. for John H. Eden, IV, ESQ. for
New Horizon Funding, Inc.
PREPARED BY: Cynthia L. Jones, Transportation
DATE: June 23,2011
___"____ ----- -
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--------- --- ---- -- -. ------ !:'~':'~!1~!!.. ~!-~!!!li!l_9 Q}y_~~-~()_(_1__ ---------- --------- -
REQUEST FOR REVISION TO GENERALIZED FUTURE LAND USE MAP DESIGNATION, and ... LAND
DEVELOPMENT CODE ATLAS DESIGNATION
•
GENERALIZED
FUTURE LAND USE
MAP(GFLUM}:
LAND DEVELOPMENT
CODE ATLAS (LDCA):
LOCATION:
SURROUNDING
EXISTING LAND
USES:
SURROUNDING
GENERALIZED
FUTURE LAND USES:
SURROUNDING LAND
DEVELOPMENT
CODE ATLAS
DESIGNATIONS:
SOIL INFORMATION:
•
FLOOD ZONE:
From: CL, Low Intensity Coastal Lakes
To: RVP, Recreational Vehicle Park
From: CL, Low Intensity Coastal and Lakes
To: RVP, Recreational Vehicle Park
Sections 14 and 15, TownshiQ 19 South, Range 20 East
Further described as a portion of Parcel10000; (Inverness Area)
A complete legal description is on file.
North- Single family residential, mobile home parks (two), convenience store, fraternal
organization, and vacant residential and commercially committed properties
South - Single family residential and wetlands
East - Wetlands and vacant property
West - Wetlands and residence on acreage
North - CL, Low Intensity Coastal Lakes
South - CL, Low Intensity Coastal Lakes
East - CL, Low Intensity Coastal Lakes
West - CL, Low Intensity Coastal Lakes
North - CL, Low Intensity Coastal and Lakes; CLC, Coastal and Lakes Commercial;
MHP, Mobile Home Park; CLR, Coastal and Lakes Residential
South - CL, Low Intensity Coastal and Lakes and CLR, Coastal and Lakes Residential
East - CL, Low Intensity Coastal and Lakes
West - CL, Low Intensity Coastal and Lakes
According to the Soil Survey of Citrus County, Florida ( 1988), the upland soil types found
on the property are listed as follows: Adamsville fine sand; Tavares fine sand, 0 to 5
percent slope; Astatula fine sand, 0 to 5 percent slope and 5 to 8 percent slope; and
Orsino fine sand, 0 to 5 percent slope. These soils are generally level and somewhat
poorly to moderately well drained. The limitations for site development are slight.
Soils within the wetlands are listed as follows: Myakka fine sand; Okeelanta muck;
EauGallie fine sand; EauGallie fine sand, depressional; and Terra Ceia-Okeelanta
association, frequently flooded. No development is proposed for these areas.
According to the Flood Insurance Rate Map (FIRM), the subject property appears to be
located in Flood Zone C, B and A3 as found on Community-Panel Number 12006302608.
PDRB MEETING- June 2, 2011
BCC MEETING- July 12, 2011
CPNAA-PD0-11-03
June 23, 2011
Page 2
BACKGROUND:
The applicant is proposing to develop an RV Park (Class "A" motor coach resort) with a maximum of 439 pads
and related amenities. The proposed amenities include a 9-hole executive style golf course (with artificial greens
and tee boxes), a clubhouse/general store(± 15,000 SF), swimming pool, tennis courts, and a 2.26 acre storage
area. Proposed amenities located near the water include a picnic area, fishing pier, canoe livery and canoe
launch. The applicant had previously submitted a similar plan for 499 RV pads (CPNAA-06-07). That application
was presented to the BCC but was not approved.
•
The subject property is currently vacant. The site was developed and used as a citrus grove until the 1980's. A
dilapidated house and garage remain on the site. The location of the former citrus grove is now an open grassy
area. The site is surrounded on three sides with a forested wetland and contains several isolated wetlands.
These wetlands have broad vegetative buffers along their edges and on the uplands. The upland buffers consist
of mature hardwood forest with a palmetto understory.
The resort will have 439 RV pad sites resulting in a gross density of 2.13 dwelling units (du) per acre. This is
consistent with the density and uses of neighboring properties. Development density in this area ranges from one
du/20 acres (or more) to over five du/acre. Immediately south of the project site Bellamy unrecorded subdivision
was approved with 3.3 du/acre, and Harrison's Great Oaks subdivision was approved with 4.9 du/acre. North and
northwest of the application site are two mobile home parks-- Oak Pond with 5.9 du/acre and Shady Acres with
2.5 du/acre. Hickory Hills and other subdivisions near the project site have gross densities between three and five
du/acre. This area also has large undivided tracts both in private and public ownership.
The proposed resort is designed with distinct "neighborhoods" within the master development. The neighborhoods
have varying pad sizes and amenities, and some areas are proposed to be gated. A recreational center with
tennis courts, swimming pool, meeting rooms, and bowling alley will be constructed in a central location. A
general store is proposed to sell basic groceries and sundries. Lake access is proposed along the projects 7000
linear foot boundary by way of a cart path to the picnic area, fishing pier, canoe livery and canoe launch on Big
Lake Spivey. The applicant had stated that motorized watercraft will not be allowed. An outdoor storage (vehicles
and boats) area is located near SR-44 and adjacent to a storm water retention area. The project is designed to be
as self-contained as possible with recreational and day-to-day necessities available within the resort.
•
In early June the applicant conducted a meeting with several area residents to describe the proposed project and
receive feedback. As a result of this meeting the applicant has chosen to relocate the canoe livery and canoe
launch from the canal side to the lake side of the development. This change was discussed at the PDRB meeting.
After the June 2, 2011 PDRB meeting the applicant submitted a revised master plan that relocated the canoe
related amenities to the lake side of the development. This staff report is based on the revised master plan.
The following were adequately addressed as part of this application and are on file with the Division of Planning:
Biological/Environmental Report, Tree Survey, Solid Waste Analysis, Drainage Analysis, Karst Evaluation and
Archeological Assessment.
SUMMARY OF AGENCY COMMENTS: No concerns have been expressed by other agencies to date. During
review of the prior application, CPNAA-06-07, it was noted that a letter had been received from South West
Florida Water Management District. The water management district owns property immediately east of the project
site. They were concerned about smoke and their ability to continue using controlled burns to maintain their
property. To date a similar comment has not been received.
SUMMARY OF PUBLIC COMMENTS: Public comments in opposition of this request have been received and
include concerns for the increased traffic on SR-44, noise, and degradation of the lake system.
PDRB MEETING -June 2, 2011
•
•
CPAIAA-PD0-11-03
June 23, 2011
Page 3
STAFF ANALYSIS:
1.
•
2.
Concurrencya)
Sanitary Sewer- The applicant will extend regional sanitary sewer service to the site to meet sanitary
sewer needs. This project will provide sanitary sewer service to the surrounding area. Septic systems
are a major source of nutrients to the Tsala Apopka chain of Lakes. This project will make it possible
to provide sanitary sewer to an environmentally sensitive area with numerous septic systems.
b)
Potable Water - The applicant will extend regional water service to this site to meet potable water
needs. This project will provide central water service to the surrounding area.
c)
Traffic- A major traffic study was submitted and reviewed for this project. The project is expected to
generate 1,971 daily and 162 PM peak hour trips. The traffic study evaluated the impact of the
development on several segments of SR-44 and US-41. All road segments evaluated will operate at
the adopted level of service. Conditions of approval of the traffic study include construction of an
eastbound right turn lane at the project driveway and coordination with the FOOT to ensure proper Uturn considerations are provided.
d)
Solid Waste- The Citrus County Landfill has sufficient capacity to accommodate the development.
e)
Drainage - Drainage will be provided through a series of on-site stormwater management facilities
including Best Management Practices for water quality and quantity, and designed to minimize the
impacts on the existing wetlands and the Tsala Apopka chain of lakes.
f)
Recreation - Recreational facilities will be provided on site for the benefit of the residents of the park .
Facilities proposed include a 9-hole executive style golf course, a clubhouse/general store, swimming
pool, tennis courts, canoe livery/launch, picnic area, fishing pier and approximately three miles of
nature trails with wild life viewing areas.
Consistency with Comprehensive Plan -
Policy 3.1.3 During construction in the vicinity of water bodies or wetland areas, the following
criteria shall be met: A buffer of 15 feet or greater shall be established to reduce adverse
impacts on natural vegetation.
The master plan provides for a 25-ft wide natural undisturbed vegetative buffer which exceeds the
minimum 15-ft buffer requirement.
Objective 17.6 The County shall provide for a range of commercial densities and uses in the
Future Land Use Plan and County LDC.
Since the creation of the RVP land use district it has been applied only to existing RV parks. There is
no vacant inventory of lands designated RVP. Existing RV parks available for redevelopment are
significantly smaller than the proposed project. This application will provide suitable land to develop a
new resort.
•
Policy 17.6.5 Specialized commercial needs, such as water-dependent and water-related uses,
shall be provided for within the Future Land Use Plan and standards for development provided
within the County LDC.
The property contains extensive wetlands and has over 7,000 linear feet of access to the Lake Tsala
Apopka chain of lakes. The natural beauty and access to the water makes the site particularly
attractive as a resort. This application will provide the land use necessary to develop a resort around
the natural features that surround the site on three sides. The master plan exceeds the standards
specified within the LDC for RV resorts. The proposed resort works around the wetlands, clustering
CPAIAA-PD0-11-03
June 23, 2011
Page4
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development on the uplands portions of the property and provides extensive buffering between t11e
resort and adjacent properties.
Policy 17.6.12 Recreational vehicle (RV) parks and campground shall be designed according to
a detailed master plan, shall preserve a minimum of 30 percent of the property in open space,
shall provide a minimum of an additional 10 percent of the property as recreation areas, and
generally shall conform to the commercial development standards in the Land Development
Code. The number of RV units or campsites does not confer any vested residential
development rights.
•
This project is designed to minimize the impact on the natural landscape and wetland areas. Forty
five percent (93.88 acres) of the site will remain as open space. This far exceeds the 30% required.
Open space will consist of approximately 20 acres of wetland preserve, 16 acres of active recreation,
and 58 acres of undeveloped open space (buffers and parks).
3.
Impacts on Affordable Housing - The proposal should have minimal impact on permanent affordable
housing; compliance with LDC Section 4663.8.1 Recreational Vehicle (RV) Parks/Campgrounds limits
occupancy to a maximum of 180 days.
4.
Technical Review Team comments: The application for an RV Park Master Development Plan was
reviewed by the Technical Review Team (TRT). In summary the TRT comments, concerns, and/or
requests for additional information for review prior to the issuance of County Development Order for the
Master Development Plan are as follows:
a. Division of Land Development: Approval with Conditions. See memo dated May 18,
2011, from Joe Hochadel, Planner.
b. Division of Land Development, Engineering Section: Approval with Conditions. See
letter dated April 15, 2011, from Jeffrey W. Rogers, P.E., Engineer 1, approving the traffic
study.
c. Division of Land Development, Engineering Section: Approval with Conditions. See
memo dated April 6, 2011, from Larry Parker, Engineering Design Technician.
d. Environmental Health: Approval. Connect to City of Inverness water and sewer or apply
for a DEP approved water and sewer system.
e. Division of Fire Rescue: Approval with Condition. See memo dated April 7, 2011 for
condition regarding provision of fire hydrants.
f. Division of Building: Approval.
g. Division of Utilities: Approval. Citrus County Utilities has no objection and recommends
approval of this application with the following comment: Project is located in City of
Inverness Service area. Please contact them for all utility questions.
5.
•
Other Factors/Additional Information - The master plan of development must meet the requirements of
LDC Section 4663, Recreational Vehicle (RV) Parks/Campgrounds. The following issues are addressed
(LDC 4663.8.4):
1.
Streets - Road access is provided via SR 44, a four-lane principal arterial currently operating at LOS
A. A full traffic study has been completed for this project. The traffic study is addressed in the
2.
3.
conditions of approval. Internal roadways are proposed as 20 ft wide two-way streets with a sidewalk
per standards stated in the LDC. This project is designed to accommodate very large motor coaches.
The internal road system will accommodate emergency vehicles.
Utilities- Regional sanitary sewer and water will be provided by the City of Inverness.
Lots- Pads will vary in size between 40' X 70' (low range) to 75' X 125' (premium). Ownership will be
through condominium sales. Each lot would be allowed one 60 sq. ft. accessory storage building and
an outdoor cooking area. No other permanent structures will be allowed on the individual sites.
BCC MEETING -July 12,2011
•
•
•
CPA/AA-PD0-11-03
June 23, 2011
Page 5
Storm Water Management -A master drainage plan is under development. All surface runoff will be
stored and treated on site. The project will employ Best Management Practices to maintain surface
water quality.
5. Buffers - The project site is surrounded on three sides by wetlands. Adjacent to the wetlands are
upland buffers that range in size between 50-foot to over 200-foot. The buffers consist of hardwood
forest with mature trees. They provide a very substantial buffer between the motor home sites and
adjacent properties. The wetlands surrounding the property are vegetated with brush and mature
cypress swamp. An outdoor storage area, wetlands, and thick oak woods are located along the north
edge of the property. This will provide buffering between the motor home sites and land uses along
SR 44. Native vegetation will be utilized in all planted buffers.
6. Open Space - Forty five percent {93.88 acres) of the site will remain as open space. This far
exceeds the 30% required. Open space will consist of approximately 20 acres of wetland preserve,
16 acres of active recreation, and 58 acres of undeveloped open space (buffers and parks).
7. Recreational Areas and Facilities - It is the intent of this application to provide significant active and
resource-based recreational opportunities. A club house will include a swimming pool, tennis courts,
indoor bowling area, theater, great room, and several multi-purpose rooms.
8. Sidewalks/Pedestrian Paths -·-Internal roadways will include a paved sidewalk. A comprehensive
three mile trail network is proposed connecting all the amenity areas. The trail network will link with
the sidewalk along SR 44. The trail network includes several wild life viewing areas.
9. Landscaping - Existing tree lines and significant tree stands are intended to be used as part of the
overall landscape and buffering standards.
10. Signage has not been proposed. The project will be limited to one free-standing sign along SR 44.
The location must be shown on the site plan.
11. Buildings and other Improvements The resort will provide extensive common amenities and
facilities. The general store will provide sundry-type items, grocery, deli, etc. All facilities will be
accessible by internal roads only and will serve the park residents. Laundry and rest room facilities
·
will be located throughout to serve individual neighborhoods.
4.
FINDINGS OF FACT:
1. The application requests the redesignation of 206 acres from Low Intensity Coastal and Lakes on the
GFLUM and LDC Atlas maps to RVP on both the GFLUM and LDC Atlas maps.
2. A conceptual master plan of development has been provided and is referenced in the Conditions of
Approval.
3. The application would allow for the construction of a motor coach resort with up to 439 RV sites.
4. The application appears to be consistent with the Citrus County Comprehensive Plan.
RECOMMENDATION:
STAFF RECOMMENDATION: Based on the findings of fact and the TRC comments, staff recommends
APPROVAL of the Comprehensive Plan Amendment and APPROVAL with the following conditions for the
Atlas Amendment with Conceptual Master Plan.
•
1.
All development shall be as shown on the Master Development Plan for the Eden RV Resort (date stamped
May 20, 2011 ), and as required by LDC Section 4663. Recreational Vehicle (RV) Parks/Campgrounds). This
Master Development Plan shall include up to 439 RV spaces, a private nine-hole golf course, and related
infrastructure and amenities. The following phasing is proposed:
a. Phase 1 - 137sites, 9 hole golf course, clubhouse, swimming pool, fishing pier, and picnic area,
b. Phase 2- 138 sites, storage area,
c. Phase 3- 164 sites, hiking trails, canoe launch, and canoe livery.
2.
Minor modifications to the approved Master Development Plan may be approved by the Director of the Land
CPA/AA-PD0-11-03
June 23, 2011
Page 6
~~~mww~~~·as·~·2m·~e~~emmmEmmm~~~5E~e~~~mm~mm=m~~smma~~msEm~mm~~~memm~~me
Development Division as outlined in LDC Section 2273. Modification of a Planned Development Overlay.
Major modifications to the approved Master Development Plan shall require reapplication.
3.
All requirements for development are as specified within the Land Development Code unless otherwise
specified within these conditions of approval or on the approved Master Development Plan.
4.
The possibility of smoke and other risks due to the use of controlled burns on public conservation areas must
be disclosed to all buyers. Disclaimers specifically addressing smoke and the use of controlled burns on
public lands must be provided on the final plat and in all deeds.
5.
Special events must meet the requirements of the Citrus County Noise Ordinance.
6.
No motorized vessels will be allowed to be launched from the proposed facility.
7.
Signage is limited to one free standing sign on SR-44 and must meet the requirements of LDC Section 7000.
8.
The entire property must be maintained in single ownership. Subdivision for any purpose other than to
establish conservation easements will render approval of the master plan null and void.
9.
Covenants of Condominium must include the following provisions:
a.
b.
c.
d.
All resort residents (with sole exception of an on-site manager within their own private residence)
must evacuate during all mandatory evacuations as ordered by County officials.
Occupancy is limited to a maximum of 180 consecutive days.
All motor homes must be maintained in a road ready condition.
No permanent structures may be affixed to the motor homes.
Wetlands, Buffers and Open Space
10. A minimum of forty-five percent (45%) of the gross site area shall be preserved as open space, as delineated
on the Master Development Plan. To the greatest extent possible and to meet the requirements of LDC
Section 4663, the site design shall provide open space beyond this minimum. The open space shall include
the following:
·
a. Tree buffer and trail system shall be allocated to passive recreation.
b. Open space, buffers and non-recreation shall meet the LDC Section 4663 definition of open
space.
c. All of the wetland areas identified on the Boundary & Jurisdictional Survey shall be protected.
•
•
11. A 25 foot natural undisturbed vegetative buffer must be maintained along all wetland lines. This buffer must
be clearly marked at all times during construction. Silt fence must be installed prior to clearing and maintained
until all surfaces are stabilized.
12. Type "C" landscape buffers, or the equivalent, are required along all upland property lines. Utility, maintenance,
and/or storage (boat/vehicle) areas are required to have at least the equivalent of a type "D" landscape buffer
where it abuts adjacent properties.
13. All structures, including storage sheds, utility buildings, restrooms and commercial buildings must maintain at
least a 35-foot setback to all JD wetland lines. A berm and swale that meets LDC requirements must be
maintained between any structure less than 50-foot from the wetland, and the wetland. Motor home sites
bordering wetlands must be designed so the pads drain away from the wetlands.
14. The developer shall create a cooperative association, property owner's association, or other appropriate legal
entity that shall be responsible for the maintenance and upkeep of common open space in perpetuity.
•
•
CPNAA-PD0-11-03
June 23, 2011
Page 7
..,,;,
Reco~·dable instrum;Ts providing for"t'he;;:mon-ownership lands shall b·;·submitted for review with the ....,
application for a development order.
Landscaping and Tree Preservation
15. A landscaping and irrigation plan that demonstrates compliance with LDC 4300 standards and the following
conditions must be submitted and approved by the TRT prior to issuance of site development permit.
a.
b.
c.
d.
e.
f.
Only low water use plants shall be utilized within required buffers. Low water use plants do not need
supplemental water beyond natural rainfall after initial establishment. All turf grass must be drought-tolerant.
Landscaping and irrigation systems shall be consistent with the Florida-Friendly Landscaping principles.
Irrigation plans must be designed, operated, and maintained according to the Florida Green Industries Best
Management Practices for Protection of Water Resources in Florida (2002).
All automatic irrigation systems shall be designed to avoid runoff, over spray, or comparable conditions
where water flows onto/over non-irrigated areas or impervious surfaces. Only drip, micro-spray, or other low
volume emitters are permitted within parking lot landscape islands or within ten feet of any impervious
surface.
Moisture sensing and/or rain shut-off switch equipment are required. Said equipment shall consist of an
automatic mechanical or electronic sensing device or switch that will override the irrigation cycle of the
sprinkler system when adequate rainfall has occurred.
All landscape vegetation must be native or drought tolerant.
16. Invasive exotic plant species listed as Category I or Category II by the Florida Exotic Pest Plant Council shall not
be used for installed plantings.
•
17. Removal and mitigation for specimen tree identified within the Tree Survey (date stamped April1, 2011) shall be
addressed at time of permitting. Mitigation shall be required to meet the standards of LDC Section 4350,
Reforestation Standards, and Section 4341, Mitigation Requirements.
18. The golf course design, construction, and management shall be consistent with Best Management Practices for
the Enhancement of Environmental Quality on Florida Golf Courses (FDEP, 2007).
Structures
19. Design of all commercial and recreational facilities must meet LDC requirements for setbacks, parking,
access management, and landscaping as required at the time of permitting. Exceptions to the requirements
of the LDC are only as specified in these conditions.
a. The clubhouse shall be limited to a maximum of a 15,000 square foot structure, provided in one or
more buildings and related recreational amenities.
b. The canoe livery shall be limited to a 5,000 square foot structure.
c. All requirements of the LDC for commercial buildings shall be met.
d. The storage area shall be limited to the 2.26 acre site as shown on the master plan. A twenty-five
·
footwetland buffer shall be maintained along the east and west sides.
e. The clubhouse and other amenities on the site must have adequate parking and other design
standards as specified in the LDC.
20. Storage sheds not exceeding 60 square feet and an outdoor cooking area shall be permitted within each RV
space as optional improvements.
•
21. Neighborhood common areas will include shower and laundry facilities. These facilities shall be located no
more than 800 feet from any RV space .
CPA/AA-PD0-11-03
June 23, 2011
Page 8
Traffic and Roadways
22. Access shall be limited to one entrance from SR-44 (East Gulf to Lake Highway). The gated entrance must
meet the requirements of LDC Section 4244, Gated Entrances.
•
23. Improvements to SR-44 are required based on the approved traffic study and include construction of a 405-ft
(including 50-ft taper) eastbound right turn lane and a 430-ft (including 50-ft taper) westbound left turn lane at
the project driveway. Applicant must coordinate with the FOOT to ensure proper U-turn considerations are
provided.
24. Internal streets shall have 20-foot pavement widths for two-way traffic and include a minimum four-foot wide
sidewalk which should be separated from the road by a minimum four foot wide vegetative buffer. Streets
serving less than 30 spaces may be used as part of the pedestrian circulation system.
25. The applicant shall provide sidewalks and/or intermodal trails along the collector road, connecting all commercial
and recreational facilities, and connecting with the sidewalk along SR 44. Sidewalks shall be at grade in parking
area, of scored concrete or pavers and specifically not striped asphalt.
26. A detailed pedestrian circulation system plan that demonstrates compliance with LDC Section 4663 standards
shall be submitted to and approved by the TRT prior to issuance of the site development permit.
Utilities, Fire and Stormwater
27. The project must be served by regional sanitary sewer and water provided by the City of Inverness.
28. Fire Department access shall be reviewed and approved by the Fire Rescue Division.
29. Fire Hydrants shall be provided in accordance with Citrus County Code Section 102.
30. The storm water management system shall be approved by SWFWMD and Citrus County Engineering.
•
Compliance
31. Noncompliance with or any violation of the above referenced conditions as may be determined by Citrus
County Code Enforcement Proceedings, may, in addition any penalty imposed by Code Enforcement and
subsequent to satisfying all procedural requirements set forth in Section 2223 of the Citrus County Land
Development Code, render this Planned Development Overlay null, void, and of no force or effect.
PDRB RECOMMENDATION:
1.
2.
Comprehensive Plf'ln Amendment -APPROVAL
Atlas Amendment with Planned Development Overlay- APPROVAL
BOARD OF COUNTY COMMISSIONERS ACTION:
1.
2.
Comprehensive Plan AmendmentAtlas Amendment with Planned Development Overlay-
CLJ/jph
Attachments
PDRB MEETING- June 2, 2011
BCC MEETING- July 12,2011
•
Generalized Future Land Use Map
:-------Jo_h_n_E_d_e_n-IV_,_E_s_q_.f-o-r------,
Applicant: New Horizon Funding, Inc.
Sec.
14
15
Twn.
Page 1 of 1
I
Proposed
CPA/AA/PD0- _ 3
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__J
Qtr. SW
NE, SE, SW
21300
CL
14400
v
3
34100
30000
CL
31000
33000
Legend
V- Vacant
S -Single Family
M- Mobile Home
C - Commercial
23000
CL
lf---------=---"7~~22
7
L an dD eveIopmen t C od e Atlas Amendment
Application #: cPAtAAtPD0-11-03
~Proposal:
CL to RVP
Future land Use
Designation:
~L~_e_c_:___,~..u.~_
__.l
John Eden IV, Esq. for
Applicant: New Horizon Funding, Inc.
I
E. Gulf to Lake Hwy.
Location: Inverness, Florida
Low Intensity Coastal Lakes (CL)
I Twn:
19
I I Rge:
23100
20
IQtr: ~~ swl
SE,
21300
14400
CL
3
30000
34100
31000
Legend
V- Vacant
S - Single Family
M - Mobile Home
C - Commercial
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June 2, 2011
.... ·-
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COMPREHENSIVE PLAN AMENDMENT/ATLAS AMENDMENT/PLANNED DEVELOPMENT OVERLAY
----)
.... CPA/AA/PD0-11-03- James A. Neal, Jr., ESQ. for John H. Eden, IV, ESQ. for New Horizon Funding, Inc.
REQUEST: From CL, Low Intensity Coastal Lakes To RVP, Recreational Vehicle Park from CL, Low
Intensity Coastal and Lakes to RVP, Recreational Vehicle Park.
LOCATION: Sections 14 and 15, Township 19 South, Range 20 East. Further described as a portion of
Parcel 10000; (Inverness Area)
STAFF RECOMMENDATION: APPROVAL WITH CONDITIONS
STAFF CONTACT: Cynthia L. Jones, Transportation Planner, Planning Division
Mrs. Jones gave the staff report. Mrs. Pace gave the slide presentation.
Mrs. Jones said the applicant is proposing to develop a class "A" motor coach resort with a maximum of 439
pads and related amenities. She said the proposed amenities include a 9-hole executive style golf course
(with artificial greens and tee boxes), a clubhouse/general store (± 15,000 SF), swimming pool, tennis courts,
and a 2.26 acre storage area. The proposed amenities located near the water include a picnic area, fishing
pier, canoe livery and canoe launch. Mrs. Jones said the applicant had previously submitted a similar plan for
499 RV pads (CPA/AA-06-07), that application was presented to the BCC and was not approved. Based on
the finding of facts staff recommends approval with conditions. Mrs. Jones said there are 31 conditions and
number 23 will be changed and she read the condition into the record.
•
APPLICANT: Jim Neal appeared before the Board and said he represents the applicant New Horizon
Funding Inc. He said the Eden's have owned this property for many years and it was originally a grove until
the 80's with the bad freeze. He said the project is a low density and this is the ideal spot since it is right off
SR 44. Mr. Neal said once visitors see this County he feels people would continue to come back. He said this
would be a three phase project. Mr. Neal said he hopes that the Board will approve this plan and allow it to
go forward to the Board of County Commissioners.
Mr. Czerwinski came before the Board and provided a slide presentation to show the Board members the
area and the plans for this project. He said all the wetlands are preserved and will remain untouched. The
tortoises will have to be relocated. Mr. Czerwinski said 43% of the land will remain as open space. He said
this is compatible with the surrounding area.
PROPONENT: Mr. Eden came before the Board and said he resubmitted this application because of the
recommendation of staff and the BOCC. He said he feels the voices of the neighbors were heard and they
have scaled back the project. Mr. Eden said our economy is hurting and the hope is to create jobs and have
people spend money to go into the economy for the County. He said he hopes the Board will approve this
application.
Mr. Lamb appeared before the board and he and his wife are avid RV travelers and they love some of the
parks they have been to and he feels this is a great place to put the park. He feels this will help our
community and the economy and that is very important.
Mr. Sackiwitz came before the Board and said he is here just to say he feels this is a good project and he is
for this project. He said this will help with the economy since they will pay gas tax and they will spend money
with the local merchants. He was asking the Board to approve this project.
•
Mr. Lobel came before the Board and said he is the Director of the Inverness Old Town Association, which
change the name this week to Greater Inverness Old Town of Association of Businesses. He said the
organization asked the developer to come out and give a presentation to the organization which the developer
did and had a great discussion about this project. Mr. Lobel said his organization is in favor of this project
and he does agree this should help bring some money into this County. He asked the Board members to
please approve this project.
DRAFT
PDRB Minutes
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muuuo,m•;sm;;:;;.;y••
June 2, 201 'I
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Mrs. Overa appeared before. the Board and spoke to this application and she does like to go to RV parks.
She said she hopes people will be mindful when taking down the trees and be aware of the cavity dweller
birds and the time of year it is done. Mrs. Overa said that the trees should not be removed during the mating
season or nesting season. She feels this will enhance things for nature. Mrs. Overa said this project is a good
idea and the Board should approve it.
•
Mr. Smit came before the Board and said he thought one thing that should be considered with this project is a
light at the intersection. He said he liked the idea of the park and hopes the Board will approve this.
Mr. Moore came before the Board and said this is something that should help the economy for this County.
He said the un-employment rate is the highest it has ever been and he hopes this will help. Mr. Moore said
this will have very little effect if any on the schools. He said this is something he feels everyone should
support and asked the Board to please approve this project.
Mr. Eyster appeared before the Board and said he has no objection to this project and he fully supports
another RV park with in the County. He said he does feel this will help the County and get some money put
back into the County.
Mr. Pospiech appeared before the Board and said this is an excellent place to put the RV park and then to
bring in money to help this county. He feels this project has been wonderfully designed and the Board should
approve this application.
OPPONENT: Mr. Tessmer appeared before the Board and said this is just a smaller plan and nothing has
changed from the original plan. His concerns are what would happen if this project fails. He said what type of
changes would come back to this Board would it be considered to be a rental RV park which changes
everything. Mr. Tessmer also asked about the noise ordinance will that be in affect and what can we expect
as far as noise levels.
Mrs. Rusnak appeared before the Board and said this project before and it has changed and improved. She
said she can see from the staff report there will be a meeting room, general store, laundry facility and a
bowling alley this would amount to more than the 5000 square feet under roof.
•
Mrs. Jones said with the planned development overlay allows for more square footage.
Mr. Aare said the PDO process is used when you want to combine different uses and those uses do not meet
the strict requirements of the Land Development Code.
Ms. Jones appeared before the Board and said she is against this project because she is a homeowner in the
Hickory Hills area and said people are trying to sell their motor homes because of the economy. She said this
will bring in more traffic and SR 44 is already a problem. Ms. Jones feels since the people will be on vacation
then they will not treat the lakes the same as if it were their home.
Mr. Lloyd appeared before the Board and said he is neither for nor against the project, but he has comments.
He said is there an economic need for a class "A" RV park. He said in the staff report says ownership will be
through condominium sales and he asked what that meant. Mr. Lloyd said Mr. Neal mentioned it would
attract visitors. He said this is three phase project and why to get approval of the other phases after the first
one works. Mr. Lloyd asked if the owner has the right to sublet.
REBUTTAL: Mr. Neal said this will help bring in some jobs and this will help the county improve the economy.
He said the Eden's have been in this County for many years and this is a good project. Mr. Neal said the
Eden's have no problem with any of the 31 conditions.
DISCUSSION: Mr. Hooper believes this is a good project. Mr. Kellner is for this project. Blodgett said it looks
ok. Mr. Bard said this will help in many ways. Mr. Lundberg said he likes the project. Mr. Dixon said he
wanted to express his views. He said this is a good project and he said he thought it was a good project the
last time they brought it forward. Mr. Dixon feels it is beneficial to the school system and he does support
this. Ms. Ennis said she feels this will help the county and it is a good project
•
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MOTION: By Mr. Kellner and seconded by Mr. Hooper
The Planning and Development Review Board finds application number CPA/AA/PD0-11-03 CONSISTENT
with the Citrus County Comprehensive Plan and Citrus County Land Development Code and that this Board
recommends APPROVAL WITH CONDITIONS of the application to the Board of County Commissioners
based upon the evidence and testimony presented, and the staff report and conclusions regarding this
petition.
•
1.
All development shall be as shown on the Master Development Plan for the Eden RV Resort (date
stamped May 20, 2011 ), and as required by LDC Section 4663. Recreational Vehicle (RV)
Parks/Campgrounds). This Master Development Plan shall include up to 439 RV spaces, a private ninehole golf course, and related infrastructure and amenities. The following phasing is proposed:
a. Phase 1 - 137sites, 9 hole golf course, clubhouse, swimming pool, fishing pier, and picnic
area,
b. Phase 2- 138 sites, storage area,
c. Phase 3- 164 sites, hiking trails, canoe launch, and canoe livery.
2.
Minor modifications to the approved Master Development Plan may be approved by the Director of the
Land Development Division as outlined in LDC Section 2273. Modification of a Planned Development
Overlay. Major modifications to the approved Master Development Plan shall require reapplication.
3.
All requirements for development are as specified within the Land Development Code unless otherwise
specified within these conditions of approval or on the approved Master Development Plan.
4.
The possibility of smoke and other risks due to the use of controlled burns on public conservation areas
must be disclosed to all buyers. Disclaimers specifically addressing smoke and the use of controlled
burns on public lands must be provided on the final plat and in all deeds .
5.
Special events must meet the requirements of the Citrus County Noise Ordinance.
6.
No motorized vessels will be allowed to be launched from the proposed facility.
7.
Signage is limited to one free standing sign on SR-44 and must meet the requirements of LDC Section
7000.
8.
The entire property must be maintained in single ownership. Subdivision for any purpose other than to
establish conservation easements will render approval of the master plan null and void.
9.
Covenants of Condominium must include the following provisions:
a.
b.
c.
d.
All resort residents (with sole exception of an on-site manager within their own private
residence) must evacuate during all mandatory evacuations as ordered by County officials.
Occupancy is limited to a maximum of 180 consecutive days.
All motor homes must be maintained in a road ready condition.
No permanent structures may be affixed to the motor homes.
Wetlands, Buffers and Open Space
•
10. A minimum of forty-five percent (45%) of the gross site area shall be preserved as open space, as
delineated on the Master Development Plan. To the greatest extent possible and to meet the
requirements of LDC Section 4663, the site design shall provide open space beyond this minimum. The
open space shall include the following:
a. Tree buffer and trail system shall be allocated to passive recreation .
b. Open space, buffers and non-recreation shall meet the LDC Section 4663 definition of open
space.
c. All of the wetland areas identified on the Boundary & Jurisdictional Survey shall be protected.
DRAFT
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June 2, 2011
. .................................................................................,
11. A 25 foot natural undisturbed vegetative buffer must be maintained along all wetland lines. This buffer
must be clearly marked at all times during construction. Silt fence must be installed prior to clearing and
maintained until all surfaces are stabilized.
•
12. Type "C" landscape buffers, or the equivalent, are required along all upland property lines. Utility,
maintenance, and/or storage (boaUvehicle) areas are required to have at least the equivalent of a type "D"
landscape buffer where it abuts adjacent properties.
13. All structures, including storage sheds, utility buildings, restrooms and commercial buildings must maintain
at least a 35-foot setback to all JD wetland lines. A berm and swale that meets LDC requirements must be
maintained between any structure less than 50-foot from the wetland, and the wetland. Motor home sites
bordering wetlands must be designed so the pads drain away from the wetlands.
14. The developer shall create a cooperative association, property owner's association, or other appropriate
legal entity that shall be responsible for the maintenance and upkeep of common open space in
perpetuity. Recordable instruments providing for these common-ownership lands shall be submitted for
review with the application for a development order.
15. A landscaping and irrigation plan that demonstrates compliance with LDC 4300 standards and the following
conditions must be submitted and approved by the TRT prior to issuance of site development permit.
. a.
b.
c.
d.
e.
f.
Only low water use plants shall be utilized within required buffers. Low water use plants do not need
supplemental water beyond natural rainfall after initial establishment. All turf grass must be droughttolerant.
Landscaping and irrigation systems shall be consistent with the Florida-Friendly Landscaping principles.
Irrigation plans must be designed, operated, and maintained according to the Florida Green Industries
Best Management Practices for Protection of Water Resources in Florida (2002).
All automatic irrigation systems shall be designed to avoid runoff, over spray, or comparable conditions
where water flows onto/over non-irrigated areas or impervious surfaces. Only drip, micro-spray, or
other low volume emitters are permitted within parking lot landscape islands or within ten feet of any
impervious surface.
Moisture sensing and/or rain shut-off switch equipment are required. Said equipment shall consist of an
automatic mechanical or electronic sensing device or switch that will override the irrigation cycle of the
sprinkler system when adequate rainfall has occurred.
All landscape vegetation must be native or drought tolerant.
•
16. Invasive exotic plant species listed as Category I or Category II by the Florida Exotic Pest Plant Council
shall not be used for installed plantings.
17. Removal and mitigation for specimen tree identified within the Tree Survey (date stamped April1, 2011)
shall be addressed at time of permitting. Mitigation shall be required to meet the standards of LDC Section
4350, Reforestation Standards, and Section 4341, Mitigation Requirements.
18. The golf course design, construction, and management shall be consistent with Best Management Practices
for the Enhancement of Environmental Quality on Florida Golf Courses (FDEP, 2007).
Structures
access management, and landscaping as required at the time of permitting. Exceptions to the
requirements of the LDC are only as specified in these conditions.
a. The clubhouse shall be limited to a maximum of a 15,000 square foot structure, provided in one
or more buildings and related recreational amenities.
•
DRAFT
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All requirements of the LDC for commercial buildings shall be met.
The storage area shall be limited to the 2.26 acre site as shown on the master plan. A twentyfive foot wetland buffer shall be maintained along the east and west sides.
The clubhouse and other amenities on the site must have adequate parking and other design
20. The golf course design, construction, and management shall be consistent with Best Management Practices
for the Enhancement of Environmental Quality on Florida Golf Courses (FDEP, 2007).
Structures
access management, and landscaping as required at the time of permitting. Exceptions to the
requirements of the LDC are only as specified in these conditions.
a. The clubhouse shall be limited to a maximum of a 15,000 square foot structure, provided in one
or more buildings and related recreational amenities.
c. All requirements of the LDC for commercial buildings shall be met.
d. The storage area shall be limited to the 2.26 acre site as shown on the master plan. A twentyfive foot wetland buffer shall be maintained along the east and west sides.
e. The clubhouse and other amenities on the site must have adequate parking and other design
22. Storage sheds not exceeding 60 square feet and an outdoor cooking area shall be permitted within each
RV space as optional improvements.
•
23. Neighborhood common areas will include shower and laundry facilities. These facilities shall be
located no more than 800 feet from any RV space.
Traffic and Roadways
24. Access shall be limited to one entrance from SR-44 (East Gulf to Lake Highway). The gated entrance
must meet the requirements of LDC Section 4244, Gated Entrances.
25. Improvements to SR-44 are required based on the approved traffic study and include construction of a
405-ft (including 50-ft taper) eastbound right turn lane and a 430-ft (including 50-ft taper) westbound left
turn lane at the project driveway. Applicant must coordinate with the FOOT to ensure proper U-turn
considerations are provided.
26. Internal streets shall have 20-foot pavement widths for two-way traffic and include a minimum four-foot
wide sidewalk which should be separated from the road by a minimum four foot wide vegetative buffer.
Streets serving less than 30 spaces may be used as part of the pedestrian circulation system.
27. The applicant shall provide sidewalks and/or intermodal trails along the collector road, connecting all
commercial and recreational facilities, and connecting with the sidewalk along SR 44. Sidewalks shall be at
grade in parking area, of scored concrete or pavers and specifically not striped asphalt.
28. A detailed pedestrian circulation system plan that demonstrates compliance with LDC Section 4663
standards shall be submitted to and approved by the TRT prior to issuance of the site development
permit.
Utilities, Fire and Stormwater
•
29. The project must be served by regional sanitary sewer and water provided by the City of Inverness.
30. Fire Department access shall be reviewed and approved by the Fire Rescue Division.
DRAFT
PDRB Minutes
. . . PagEl.J. .? . . . ,,,.... .,""'"''"'"'""" ..........................................
..... ~une2,?0JJ . .
31. Fire Hydrants shall be provided in accordance with Citrus County Code Section 102.
32. The storm water management system shall be approved by SWFWMD and Citrus County Engineering.
•
Compliance
33. Noncompliance with or any violation of the above referenced conditions as may be determined by Citrus
County Code Enforcement Proceedings, may, in addition any penalty imposed by Code Enforcement and
subsequent to satisfying all procedural requirements set forth in Section 2223 of the Citrus County Land
Development Code, render this Planned Development Overlay null, void, and of no force or effect.
Vote 6- 0
EVALUATION AND APPRAISAL REPORT FOR THE CITRUS COUNTY COMPREHENSIVE PLAN
EAR-11-01: Department of Development Services- Evaluation and Appraisal Report
LOCATION: Citrus County
STAFF CONTACT: Kevin Smith, AICP, Director, Planning Division
Mr. Smith said the Evaluation and Appraisal report is a document we need to do every seven years as
required by law. Legislature passed a bill entitled 7207 which drastically restructures the Growth Management
Act. This is going to effect what is allowed in our Comprehensive Plan and this will need to be considered.
Mr. Smith said he spoke to Mr. Cautero about this and it was decided to bring this forward. This report is due
the same day as the Governor should sign this bill into law so we decided to continue with your meeting and
canceled the meeting with the County Commission on the Evaluation and Appraisal Report.
•
Mr. Aare said we are waiting for the Governor to sign the bill. He said under the current version you go
through this process of a big report as to what has changed in your County review your camp plan when you
see how things turned out as to how you had planned things. Once the Governor signs the bill you will send
in a letter to the State saying you will continue to modify your Comprehensive Plan based on changes in the
County and you won't have to submit the EAR report with all sorts of analysis you will just submit the
Comprehensive Amendments.
Mr. Stillwell stated that we still need to make the changes even if we do not submit an EAR report. He said
we should not miss the opportunity to look at the document and say that page and that text are not necessary
so go ahead and get rid of it.
Mr. Smith said we will bring changes from the Comprehensive Plan to modernize it in accordance with the
new requirements.
Mr. Kellner asked if there will be input from the builders association and the realtors. Mr. Smith responded
yes this will be and open process and we will have workshops on it. He said he just needs the planning Board
to accept the report by staff with the understanding that this will generate future amendments to our
Comprehensive Plan that would be considered in the public hearing process.
MOTION: By Mr. Blodgett and seconded by Mr. Kellner
Vote 6- 0
G. ADDITIONAL ITEMS: There will be no PDRB meeting on June 16,2011
H. ADJOURN
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WALKER A. COCKE, SR.
O.R. 1636, PAGE 0461
205.54 ACRES
CRAPIUC SCALE
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PLAT OF A
SECTION 14 & 15, TOWNSHIP 19 SOUTH, RAHGE 20 EAST
J
•
•
•
l\
EDEN/CPA/AA-)<ci-01/ HWY. 44 EAST
PROPOSED LUXURY MOTOR COACH
RESORT DEVELOPMENT
"PRESENTING A DEVELOPMENT OPPORTUNITY
WHICH FORGES A PARTNERSHIP BETWEEN
PROGRESS AND CONSERVATION TO INSURE
STABILITY IN OUR LOCAL ECONOMY AND
PRESERVE THE ENVIRONMENT FOR FUTURE
GENERATIONS. "
RECEIVED
DEC 012.01.0
CPA;fl;l I I (])
Plan11ing D-i-.,Ji:~)on
CITRUS COUNTY LAND DEVELOPMENT CODE
AMENDED PLANNED DEVELOPMENT OVERLAY APPLICA
l).pplication No.:_ CPACPNAA-PQQ-_1 1.:::03
Date: Orig. 11/10/10, Rev. 3/31
' Written Authorization is required if Applicant is differenftllan Ow-ner.
t\pplicant*
Property Owner
:-Jew Horizon Funding, Inc.
New Horizon Funding, Inc, et.al., c/o John H.
P.O. Box 2755
Inverness, FL 34451
Name: JOHN H. EDEN IV, ESQ.
151 E. Highland Blvd.
City: Inverness
Zip: 34452
State: Florida
Home No.:
Cell No.:
Work No.: 352Fax No.: 352-726726-1224
5199
Email: [email protected]
~ddress:
RECEIVED
APR 0 1 2011
(.PA-jtr*)
IV,
I) -
[Jf,nmng Division
Name: JAMES A. NEAL JR., ESQ.
Address: 213 Courthouse Square
City: Inverness
Zip: 34450
State: Florida
Home No.:
Cell No.:
Fax No.:
Work No.: 352-726-1116
Email: [email protected]
Property
Section: 15 Township: 198
South
Range: ZOE
East
Description:
Legal Description: see attached
Subdivision:
Lot{s):
Block/Parcel:
Alternate Key#: 3113128
Parcel ID: 15 198 20E 10000
Acreage: 206 acres
New Planned Development Yes
Amendment to a Previously Approved Planned
Development No
Applicant Request(s): Planned Development Overlay for RVP (Recreational Vehicle Park)
Master Plan approval
Directions to Property: 8/side 8R 44- approximately 3.0 miles east of City of Inverness
Agent for Property Owner: JOHN H. EDEN IV
•
I am aware that if the property cannot be located using information from the submitted application, this application may be rescheduled
to a later hearing date. I also understand that a sign must be placed (and marking flags may be placed) on the property by the
Community Development Division at least seven days prior to the scheduled meeting.
I understand that approval for the proposed use shown hereon does not in any way relieve me of the responsibility of observing and
complying with any deed restrictions applicable to the subject property.
I hereby authorize Citrus County or its agents to enter upon the property, which is the subject of this application and the date of the
hearing thereon, at any time between the hours of 8:00AM and 5:00 PM for the purpose of gathering any information relevant to this
application.
l DO HEREBY SWEAR THAT THE INFORMATION CONTAINED H
TO ARE TRUE AND
ACCURATE TO THE BEST OF MY KNOWLEDGE.
STATE OF FLORIDA
COUNTY OF CITRUS
I HEREBY CERTIFY that on this day, befo{e me, an officer duly aut~Qfized in. the State and County aforesaid to take
acknowledgements!_gerso,oally appeared~ jD't"" \\. [(\:-":r'\ W
, w.lloJ.s_Qersonal!y known to me or provided
_,,
(\as identification and who did not take an oath.
· \ \ {-\
WiliNESS fTlY hand and, offic1al seal this~ day of \_ ....l,Pf"l)
' )_M ).)
.
~..:0-l._..,.___.,_~-.....~ ~IQSeal
\ _.__ (\
Prin(ed'riJame ),/)
\. f~X L( 'ft J('i. ){ ( \¥7rl
Notary Public- State of Florida
.~~''''
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Date:
Time:
Initials:
S : 00 Pl\fl
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Revised: September,'-2004
'·\
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/~Y't
For Staff Use Only
C
ATF:
0
GFLUM Des:
L
QTR:
FZ:
---===---LUD: ----:("'.'/._ __
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•,":t.P,f.;~i(....··
COR~ LYNN LEE
Notary Pubhc, State of Florida
My Comm. Expires June 16,2014
Commission No. DO 992877
•
~tl\_~<,r.Aed
•
RECEIVED
~
0EC 0 1 Z010
~ ~~
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· ~ { ( ~\)3
ann· g ivision
CITRUS COUNTY COMPREHENSIVE PLAN AND
p
LAND DEVELOPMENT CODE
AMENDMENT APPLICATION
~
C..PAtA A- l \ -0 3
~=~~~----=:.J
· . .
Application No.:
Date: _·_!_1.\LOL1u4ll..l10..:t9_:_·
" Written Authorization is required if Applicant is different than Owner.·
Applicant"
Property Owner
Name: ,John H. Eden rv,
Esq. Pres
Name: New Hori zan Func]i ng, Inc I et al
Address:1s1 E. Highland Blvd., Ste171A?dress:151 E. HighJand Blvd.,
St€~
171
City:
Inverness
C1ty: _ _.,I~n~v.l!..S<e'""r_.n...r.:e=s'-"s,___ _ _ _= : - - - - - - - - - State:
Zip: 3 4 4 52
State:
Zip:
3 4 4 52
Home No.:
Cell No.: 220-5005 Home No.:
Cell No.:
WorkNo.:
726-1224
FaxNo.: 126-5199 WorkNo.:
FaxNo.:
Email:
Email: attyeden@mindspring. com
0
Property Description: Section:
15
Township: 1 9 s
South
Range: 2 o
East
Legal Description: S..:;e....:e-----'A'-"-t=-=t;.:::a::..:c::..:h:=.e=-=d=---------.,--,--------,-..,---,-.,.c-----,-------Subdivision:
Lot(s):
Block/Parcel:
Alternate Key#: 3113128
ParceiiD: 15 198 ?DE 10000
Acreage: _.2"'::::'0~6--=-==-----=--------- - - New Planned Development
N 1~
Amendment to a Previously Approved Planned Development
Previous Application No.: __.N~/A....___ _ __
Land Development Code Atlas Designation
From:
To:
Generalized Future Land Use Map Designation
From: Low· Iritensi ty
To: R~V-£P'-------
Coastal Lakes/CL
Is this hearing being requested as a result of a Code Violation Notice? Yes
lf "Yes", explain on a separate sheet and attach a copy of the Notice of Violation.
•
Applicant Request(s): LargEJ Scale C~A- GF~UM A~endment frC?m
.RVP
1 ~fl.\
1P/ f'/;JN\lv.6 \)eJJ-<.wpY\0.!~ ove,("la.A.t
The Applicant is:
X
One~Owner
Among Several
No
X'-=------
Low Intensity CL
Agent for Property Owner
Other (specify)
I am aware that if the property cannot be located using information from the submitted application, this application may be rescheduled to a
later hearing date. I also understand that a sign must be placed (and marking flags may be placed) on the property by the Community
Development Division at least seven days prior to the scheduled meeting.
I understand that approval for the proposed use shown hereon does not in any way relieve me of the responsibility of observing and
complying with any deed restrictions applicable to the subject property.
I hereby authorize Citrus County or its agents to enter upon the property, which is the subject of this application and the date of the hearing
thereon, at any time between the hours of 8:00AM and 5:00PM for the purpose of gathering any information relevant to this application.
I DO HEREBY SWEAR THAT THE INFORMATION CONTAINED HEREIN
D THE ATTACHMENTS HERETO ARE TRUE AND
ACCURATE TO THE BEST OF MY KNOWLEDGE.
•
Notary Public State ol Florida
Cora Lynn Lee
My commission 00545121
Expires 0611612010
Time:
Initials:
For StalfUse Only
ATF:
QTR:
.ID: ~·
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Revised: October 20
-·~'!fl'.ti!t::-- SABRINA L. GELINAS
~of.Ttfi."'r::~ CorJ!mission # EE 029943 ! - \~
~~·~(<f.< Expires November 14, 2014
'f./{:;
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Bonded T11n!Troy Fain 11\SUfance 800-380.7019
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GFLUM Des:_ _ _ __
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p.17
Jun 01 06 05:58p
•
SUPPlEMENTAL INFORMATION
FOR PLANNED DEVELOPMENT OVERLAY APPLICATION
{TO BE SUPPLIED BY THE APPLICANl)
SINGLE FAMILY RESIDENTIAL
RESIDENTIAL
MULTIFAMILY
'3m~tn"'-· w_,s·;ftre. PrakA~t.)r-.L""tBQ~flah-·l>\.u f>>i~llc, ifJ,Jre!"" &uffk£
Well
Septic
Central Water
Central Sewer
Regiona I Water
Regional Sewer
Number of Dwelling Units
l~~
;- )
~~
~----------
Well
Septic
Central Water
Central Sewer
Regional Water
Regional Sewer
Size of Structure (Sq. Feet)
(
RECEIVED
DEC 0 1 2010
r -tl!/;14 tt o~
Pi'a1';i~g DivisYon
MAJOR SECTIONS FOR CONS lOERATIONS
(Applicant shall check if item is addressed in the submittal)
LDCSECTION
4130
4140
4150
4160
4170
4180
4210
4230
4300
4320
4350
4400
7000
PDQ Amendment
Revised April, 2006
Groundwater and Wellhead Protection
Stormwater Management
Wetlands Protection
Floodplain Protection (if applicable)
Endangered and Threatened Species
Habitat Protection
Historical and/or Archeological Area Protection
Traffic Study Requirements
Off-Street Parking and Loading
Required Buffers
Canopy and Tree Lined Scenic Roads Protection
Accessory Uses and Structures
Signs
•
Jun 01 06 05:59p
•••
p.18
FILING REQUIREMENTS FOR PLANNED DEVELOPMENT OVERLAY APPLICATIONS
1:._
1.
Completed application (additional sheets may be added if more space is needed).
2. An applicable filing fee varies with acreage (consult with a planner). The applicant will also be billed for
advertising and postage fees, to be billed at a later date. In accordance with the requirements of the Citrus
County Land Development Code (Ord. 90-14 as amended), the applicant is responsible for payment of all
costs for public notification of the application review. These costs include notification of abutting property
owners by mail and advertising in a newspaper of general circulation. Applicants shall be billed actual costs
incurred for public notification. No application shall be processed for final adoption until aU fees are
)'(l
-x-
!Paid.
3. Proof of ownership and legal description of property (tax notice or deed may suffice).
4.
Site plan (DRAWN TO SCALE), which shall be no smaller than one inch equals 200 feet on a minimum of an
8 1/2 x 11 sheet. If the site plans and/or booklets are larger than B% x 11,30 copies will need to be
submitted. Include North arrow to indicate orientation. SITE PLANS SHALL SHOW THE FOLLOWING
INFORMATION:
../.
A. Lot area and percentage of lot covered (impeiVious surface ratio).
~ B. Driveway access location and peuking space arrangement included in the site plan.
v
C. All rights-of-way and easements adjacent to and crossing subject property.
D. All water courses, water bodies, jurisdictional wetlands, and floodplains. The mean high water
line (tidal) or line of ordinary high water (non-tidal) must be shown when detennining waterfront
setbacks.
E. Proposed or existing potable water/well and waste disposal system/septic
F. Existing and proposed loca~ion of building/structures including heights and separation.
G. All setbacks between building/structures and property lineslwaterbodiesljulisdictional wetlands.
H. Any walls or fences- give location, height, and material type.
I. Existing and proposed stormwater management systems including proposed or existing swales
and/or berms.
J. Proposed stormwater management systems .
K. Fire hydrant- give location (if provided).
L. Signs- give location, size, and height (as applicable).
_ _ M. Loading- give location and dimensions (as applicable).
"Letter of Authorization", if applicant is other than owner (form provided).
Written directions to the property from Department of Development SeiVices office.
Signed "Appeal Notice" {form provided).
Flood Zone designation including base flood elevation.
A survey, no more than one year old or re-certified by the original suiVeyor no more than one year prior to the
application date. (NOT applicable for residential applications).
--r
if,;/
•
5.
6.
7.
8.
9.
I HEREBY ACKNOWLEDGE THAT FAILURE TO SUBMIT THE ABOVE INFORMATION ALONG WITH
ntE RETURN OF THIS FORM BY NOON ON THE FILING DEADLINE DATE (FOUND ON THE DEADLINE
SHEET INCLUDED IN THIS APPLICATION PACKET) MAY DELAY PROCESSING CAUSING THE
APPLICATION TO 13E RESCHEDULED TO A LATER HEARING DATE.
Return thls application to:
CITRUS COUNTY COMMUNITY DEVELOPMENT DIVISION
3600 W Sovereign Path. Suita 140
Lecanto, Fl 344~ .~
~ .fii-«.o. 1Ju) (./;;,a <:01"" f,JIJ'(}
>
Signature:
Date:
•
LF?jif
1
lt:JI
RECEIVED
PDO Amendment
Revised April, 2006
RECEIVED
AMENaVlENT TO.
')SEJ o12010
0!?J!Ill!/ ~CJ~
REQUIRED INFORMATION
FORA
COMPREHENSIVE PLAN AMENDMENT
Piannmg Division •
Applicaints are encouraged to schedule a pre-application conference before submitting an
applicat:ion. Assistance and information on the following can be obtained at that time.
ALL applications for amendment to the Citrus County Comprehensive Plan are required to include the
following information. Failure to do so will result in a delay of processing the application.
1. A completed Comprehensive Plan application form. (Included in this packet.)
2. Does this application qualify as an exemption from the two times per year limitation on Comprehensive
Plan Amendments? _ _Yes~No
.j
*
3. If this application is for an amendment to the County's GFLUM map(s), a complete legal description
must be attached.
4. If this application is for an amendment to the County's map(s), proof of ownership shall be provided.
JR
5. If this application is for an amendment to the County's map(s), a certified boundary survey must be
submitted. The survey must show all areas that have been identified as wetlands by Southwest Florida
Water Management District {SWFWMD), Department of Environmental Protection (DEP), or US Army
Corp of Engineers.
6. If this application is for an amendment to the text of the County's Comprehensive Plan, the proposed
new text must be submitted.
•
ATTACH THE PROPOSED TEXT ON A SEPARATE PAGE(S)
7. If this application is for an amendment to the County's maps(s), what is the proposed new land use
designation for the property? (i.e. GNC, MDR, IND, etc.).
New designation: _...._'R--'--'V_F'~--·- - - - - - - - - - 8. A map shall be submitted that shows all of the following:
a. The boundary of the property plus all surrounding streets and roads.
b. The existing use of the property and the surround properties.
c. The designation of the existing property and the surrounding properties as it appears on the
Generalized Future Land Use Map (GFLUM).
d. The designation of the existing property and the surrounding properties as it appears on the Atlas of
the Land Development Code (LDC) .
.9. A brief discussion on the availability of public facilities to the property and how much of a demand on
those facilities this proposed change would create shall be submitted. Discuss the following public
facilities:
"f;."f, ~i'iAG+t£1>
5
Sanitary Sewer:
Potable Water:
-=:---
/1-.D{)fiJ
/JV/1!4
-~
Anticipated that there will be an extension of central sewer
and water from the City of Inverness at the developer's
expense. OVersized lines will be constructed to allow for future
expansion and connection from· surrounding residential areas .
II
Revised: October 2008
.
"
"
•
•
Drainage:
RECEIVED
Solid Waste:
Recreation Facilities:
Traffic Circulation:
10. Are there any anticipated impacts on Affordable Housing in Citrus County? _ _Yes )<l No
If YES, describe what the impacts are anticipated to be and how you plan to address them.
11. Is this amendment compatible with the objectives and policies of t~e Future Land Use Element and
other elements that may be affected by this proposed change?_!!:__Yes_ _No
--- -
Briefly describe those objectives and policies that pertain to this application and how this proposal is
compatible or is not compatible with them. SB~ /l'rrr'A(:ttt:-t> N>D-:ct../f)I'JN\
•
Objective:
Objective 17. 6 The County shall provide for a range of commercial
densities and uses in the Future Land Use Plan and County LDC.
Policy:
POLICY 17.6.5 Specialized commercial needs, such as water-dependent
and water-related uses, shall be provided for within the Future Land Use Plan
~cy~andards for development provided within the County LDC.
~l!tiW·
9
Policy
·
POLICY 17.6.12 Recreational vehicle (RV) parks and campgrounds
designated according to a detailed master plan, shall preserve a minimum
of 30% of the property in open space, shall provide an additional 10% as
recreational areas, and conform generally to the commercial development
standards in the Land DEvelopment Code
Policy:
12. Any additional information that may apply to this application .
•
.
Revised: October 2008
REVISED ADDENDUM
(Rev. 4/13/11)
CPAIGFLUM /LDC Atlas Map
Amendment!AA Application
Citrus County File#: CPACPA/AA-PD0-11-03
RECEIVED
C
fPR 15 2011
~ ~\ ~' \l-o3
Plannmg Division
•
History of Pending Application:
1.
The Applicant previously filed an Atlas Map Amendment!PDO application
to supplement its pending CPAIGFLUM application which was filed in 2010.
Both have now been consolidated into the above-referenced file number. This
Addendum has been revised to provide additional information in support of said
application.
Project Description
2.
The joint application is for Planned Development Overlay for a Recreational
Vehicle (RV) Park in association with a request for a comp. plan amendment
and atlas map amendment. The CPA/AAIPDO application seeks approval
for a land use change from Low Intensity Coastal Lakes/CL to Recreational
Vehicle Park (RVP), respectively, including Master Plan approval, for
approximately 206 acres located on the south side of State Route 44, east of
the City of Inverness. The site is further located and identified as follows:
Section: 15
Township: 19S
Range:20E
Alternate Key ID: 3113128
Lot/Parcel: 15 19S 20E 10000
•
It is the intent of this application to comply with the relevant sections of the
adopted Comprehensive Plan and the Land Development Code, including
the applicable sections within Chapters 4 and 5 of the LDC. The attached
summary contains excerpts from documents and compliance with and/or
justification for the requests.
The Applicant proposes and is requesting approval to develop an upscale,
Class "A" Motor Coach Resort which includes a maximum of 439 RV pads,
9-hole executive style golf course (with artificial greens and tee boxes),
approximate 15,000 square foot (sq.ft.) clubhouse/general store, canoe
livery and canoe launching area, fishing pier, significant pedestrian and
bicycle trails, minimum 30% open/common areas, and significant natural
habitat and wetlands preservqtion. The site will be developed in at least
three phases with Phase 1 inCillding approximately 137 RV pads, 9-hole golf
''""-,
course, clubhouse.
The proposed RV areas have been designed as distinct "neighborhoods"
that include varying lot sizes, pad amenities, gated entrances to the
neighborhoods, trail connections, and common areas that may also include
minor laundry facilities and picnic/grilling areas. Based on the attached
master concept plan, the trail system has been designed to incorporate a
1
•
loop-style system approximately 3.0 miles in length once each phase has
been completed. The pad lots will vary between 40' x 70' (low range lots) to
45' x 90' (mid range lots) and 75' x 125' (premium lots) and will be
established per the RV Park requirements for condominium sales, time
limits, density, minimized construction (as noted in items A through D below)
and access. Pictures of typical amenities and the style of development are
attached hereto. Based on the attached concept plan, it is intended that
approximately 45% of the pads will be designed as 45'x90', the remaining
55% as 40'x70'. It is the intent based on this application to further request
the following items:
•
A.
Approximate 60 sq.ft. (i.e., 6' x 10') on-site accessory storage
building;
B.
Outdoor cooking area (i.e., stove, barbeque grill, sink, counter-top,
refrigerator, cabinets)
C.
Neighborhood common areas to include minor laundry facilities.
This use would not be a primary or principal use, nor commercial in
nature. This facility would be incidental and accessory to the development
and the individual neighborhoods.
1. It is requested that these areas would not be included in the
overall general commercial area/building calculations .
•
D.
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General commercial activities at a maximum of 5,000 sq.ft. would
be limited to canoe rentals only (no motorized watercraft rentals
or launching will be allowed within this development,
emphasis added), and 9-hole executive golf course (with artificial
greens and tee boxes), general store facility in the clubhouse (i.e.
sundry-type items, grocery, deli, drinks snacks, pro shop
merchandise, etc .... ) The commercial area in the clubhouse would
only be accessible via the internal roadway system and to the
residents of this development.
1. In addition to the space provided for a general store, the
clubhouse facility may also include a swimming pool, tennis courts,
indoor bowling area, theater, great room and several multi-purpose
rooms. It is the intent of this application to provide significant onsite active and passive recreational activities for the residents of
this development.
The nine (9) hole executive golf course has been redesigned on the master
plan of development so that each hole is located strictly within the open
pasture areas of the subject property to minimize the disturbance of any
existing trees and maximize the efficiency of drainage facilities. Further, the
Applicant will design and build the course utilizing artificial greens and tee
boxes. This practice will minimize water consumption, as well as, minimize
the usage of fertilizers and pesticides.
2
The site contains gently rolling topography (less than 5 percent elevation
change), significant existing/mature tree stands, approximately four (4)
natural wetland areas and is bordered to the south and west by Tsala
Apopka Lake. Land uses within the area include a mixture of rural
residential, commercial, residential (mobile home park) and vacant
properties. The Zoning Atlas Designations for the properties adjacent to and
-------.;...eighboring the site including:
•
North:
-----J
MHP
South:
CLR
CLC
CLR
CL
West:
CLR
CLR
CLC
The adjacent residential developments include single family detached
residential lots with lot sizes ranging from approximately 7,800 sq.ft. to
approximately 12,000 sq.ft. (suburban character) to approximately 2.5 acres
and larger (rural).
Access is provided via S.R. 44, a state-maintained four-lane principal (major)
arterial with a current LOS B. Based on the Citrus County Traffic County by
Road Segment Map, Station 150 (i.e., this segment) trip counts are 12,131
ADT (Average Daily Trip count)/1, 158 trips Peak Hour Count collected on
03/27/09. These numbers are down from the 2004 counts by approximately
6%.
Based on the applicant's review of the available resources including the
Comprehensive Plan, GFLUM, LDC and other sources, we believe the
requested CPA/AA meets and/or further exceeds the following Objectives
and Policies. Additional justification or commentary is included in bold.
•
The entire site has been designed from a master plan perspective that
allows for proper phasing of development, as needed, while minimizing
the impact on the natural landscape and wetland areas. A minimum of
30% of the site has been preserved as open space with a minimum 10%
recreational areas, active and passive. These include a 9-hole
executive golf course, common areas, wetland and habitat
preservation, approximate 3.0 miles of pedestrian and bicycle trails
(internal and peripheral), canoe livery and canoe launch area with
access to Tsala Apopka Lake. It should be specifically noted that no
motorized boats will be permitted to be launched in the proposed
development.
Per the applicable regulations, storm water facilities will be designed to
Citrus County standards and include Best Management Practices for
water quality and quantity. These will also include Groundwater and
wellhead protection, as necessary. A "Preliminary Biological Survey
and Habitat Assessment" and "Karst Sensi,tive Area Assessment" has
been performed by Michael G. Czerwinski, PG, PWS, PAEnvironmental Consultants, outlining the existing conditions of the
3
•
•
•
site. Based on the information provided, the Biological Survey Report
was to
"characterize the native vegetative communities
present on site, identify the presence or likely
presence of listed species and their associated
habitat or protected vegetative communities
occurring on-site, and to delineate jurisdictional
wetland boundaries. Listed species, for the
purpose of this report, are those plants and
animals that are formally listed as Endangered,
Threatened, or a Species of Special Concern, or
listed as a commercially exploited plant by the US
Department of the Interior, Fish & Wildlife Service,
the Florida Fish and Wildlife Conservation
Commission or the Florida Department of
Agriculture and Consumer Services. The wetland
jurisdiction lines were established in compliance
with Chapter 62-340 FAC and the USACOE
Wetland Delineation Manual. The Biological
Survey and Habitat Assessment was designed to
comply with and satisfy the requirements of
Section 4173 of the Citrus County Land
Development Code."
Further, based on the information provided, the Karst Sensitive Area
Assessment was to
"determine that there were no areas on the subject parcel
where the limestone surface representing the Floridian Aquifer
were thinly covered by soils and I or relatively close to the
land surface. Based upon the boring data provided, the report
concluded that the subject parcel would not be classified as
Karst Sensitive as defined in the Citrus County
Comprehensive Plan, Policy 3.18.11. "
A copy of these reports have previously been provided for verification
to the Citrus County Community Development Division for future
reference.
•
This application and the attached master plan provide as follows:
1. a master plan for the entire site, providing for a mixed use RV
Park that provides its own range of amenities capitalizing on
the natural features and landscape;
2. does not create strip commercial development along U.S. 44
as is discouraged;
3. will provide an adequate and suitable buffer to the adjacent
properties,
a. existing tree lines and significant hardwood hammocks
are intended to be used as part of the overall landscape
and buffering standards for the site; additional buffers
4
4.
5.
6.
7.
8.
9.
and setbacks will also be proposed and included as part
of the development;
this Class "A" Motor Coach RV Park is projected to be a lowimpact development and will not put a strain the county's
infrastructure;
has been designed to minimize construction and/or
development impacts on the natural environment (i.e.,
wetlands and Tsala Apopka Lake);
protection and preservation of a significant portion of the .
site's upland acreages;
9-hole executive golf course which will utilize artificial greens
and tee boxes;
a conservation minded development which places top priority
on protection of the surrounding environment;
minimizes off-site traffic impacts by providing:
a. seasonal sales/leasing of RV Pads (not to exceed 180
days)
b. increased on-site amenities and services, reducing the
amount and numbers of off-site travel trips.
This application and requests for the Planned Development Overlay
satisfies the goals and objectives, including the policies, outlined within
the Comprehensive Plan and relevant sections of the LDC (i.e., Chapters 4
& 5). Any item not directly noted, will be complied with per the Plan and
the LDC. The master plan identifies the existing environmental areas that
will be protected and preserved. In addition, additional design and
construction are proposed to increase the aesthetic and functional nature
of this development. It is the intent of the applicant to maintain the
character of the area with preservation of existing peripheral tree stands as
well as increased buffering and design (landscaping) standards.
Recommendations contained within the "Preliminary Biological Survey and
Habitat Assessment" performed by Michael G. Czerwinski, PG, PWS, PAEnvironmental Consultants, will also be applied to this development.
•
•
It should be noted that a formal review of historical and archeological areas
is required by Citrus County and will be included as part of this application
(i.e., prior to BOCC review and approval).
Due to the proximity and location of the site to 1-75 and the Citrus County
arterial road system, minimal impact on transportation and traffic flows are
anticipated. A Traffic Impact Study (TIS) has been prepared as required by
Chapter 55 of the Citrus County Code.
There are existing commercial and other non-residential land use(s) within
the general vicinity of the site. Based on a basic windshield survey
beginning at Sunfish Drive and traveling west to Tsala Apopka Lake, the
following were observed/noted: Hess gas station & convenience store,
Citrus Collision Center, antique store, stained glass store and classes,
Shady Acres (mini-golf), deli and mini-mart, and Rutland Construction.
5
•
•
The timing of this CPAIAA request is appropriate given the guidelines,
including goals and objectives, for developments of this type. The
proposal as requested is more appropriate than the current Comprehensive
Plan and Zoning Atlas designations limiting the site to one (1) du/ 20 acres
given the surrounding and adjacent development patterns, S.R. 44 and its
current, and projected, level of service and the proposed extension of
necessary infrastructure to this site and the surrounding areas (i.e., water
and sanitary sewer).
RECEIVED
•
•
6
r~~iiiia11'TUAl DEVELOPMENT PLAN HAS BEEN PREPARED TO SUPPORT THE APPI.ICATION(S) FOR CHANGE IN LAND USE DESIGNATION AND
ATLAS AMENDMENT.
EXISTING LAND USE DESIGNATION: CL (Low lntenllt)o Coestaland Lek")
PROPOSED LAND USE: RVP (R-..donel Vehicle Perk)
EXISTING ATLAS MAP DESIGNATION: CL (low lntenelty Coestal & Lakes Dtettlc:t)
PROJECT LAND AREA: 20tl.10 ACRW
LDC STANDARDS: U"'- Olh8tWIIe lll8l8d ot depleted on thlll plen, thlll propoHd project Ill dNICtlld to be In complence with the Cltrua County Lend
Development Code (LDC), lndudln& the lltanderde fot RV Pirkl (Section 4ee3).
STORMWATER MANAGEMENT: Conceptual Drllna.. Retention Ar- (ORA) are l hown on thlll plen. T ' - DRA'alhown are ,._.lly locatad at the
natural low point at the pre lnd/ot poet devllopment wetlrlhede and rapresent approximately 10'l6 of aach waterlhecl area. Thill plen helauftlclent
open IPKI a.- to accomodatl OMite drllna.. retention. (S.. 'Drelnl.. and Public FICII!Iel ~· report pral)llrad by Furman & Hilpert
EnllneellnC. Inc.) AI atotmweter manec-ment aystema
be clelllned to meat the raqulremantl of the Cltrua County LDC, SWFWMD and other
applicable Pllmllttln& l&enCINo ORA llzel and locatlonlare aubject to chin.. belld upon final an~& and Pllrmllllna. Th- potantlll
modlllcatlone to DRA'I lhown on thlll plen lhll not be CIUII for a
mocllllcatlon to thlll plan.
WETLANDS PROTECT10N: Jurtadlctlonal Watland boundaries are lhown on thlll pllln. The deYIIopmant pllln malntalnl100'l6 of .. tldatinl wedande
on alta with an additional minimum 2S foot wide natural undllturbed V8jlltltM buffer.
FLOODPlAIN PROTECTION: A majority of the project alta le above the floodplain Mdon of 43.00. There era mlnlmllar- of the pllln that appear
to tel within the 100 ~r floodplllln. Therlle IUfllclant lend OMite for floo6.plaln mltJ8adon WraquRcl. (S.. 'Dralnaee and Public Fac:llltlea
~· report preparad by Furman & Hilpert En8IMerln& Inc.)
TREE PRESERVATION: A ler.. portion of the propoead dellelopment (1'111111 & 3) le located In the open paturlland portion of the properey, thua
raqulrinl minimal tree l'llmOYIIIL The Phlll 2 area of the project
be locatad moatly within a Hardwood 1 Conifer Mixed l8nd UM COWII' and •
require cleartna for deYelopmant. The ex~et~n~ veaetatJon at the property l)llrlmeter, plua the wett.nc1 and wetlend buffer areaa are propoead to
remain • natural tread buffet • - (S.. 'Tree ~rvatiOn Plan' report , preparad by John H. Eden Eaq. for detlll flllrdlnl tree preMMitlon
and mltlptlon.)
WILDUFE: S.. Preliminary lllolotllcal Survey and Habitat AIINement (aaparate document) PfiPIIrad by Michael Czerwlnakl Erwtronmentll
Conaultllntl. for related ftndln.. and racommandatlonl.
RECREATION: Actlva and palllve recreation faclltlellhown on thle plen Include a muitJ.9urpoae clubhoule which may Include a,._., atota,
Indoor bowline. a theatre, a areat aathlrlnl rOotn, -ral multJ.purpoea rooma and IIOIIaupport f1lcllltles. Alao Included le a awlmmlnl pool, 9
'pitch and
tannlll & lhufflebolrd courta, padaatrlal trail and lldewllka, picnic
pier, canoe IMry and canoe
w•
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w•
rv,
IIUILDINGS: urn- otherwlla lll8l8d ot depleted on thlll plen, thlll proJect lhal meat 11 LDC
fot bulldlnllltbeckl, eeparltlon of
bulldlnp, and latbeck from Wlltlendl and waterbodles. The maximum footpllnt total for both bulldlnllln the clubhoule area lhlll not exceed
15,000 aquare teat. The canoe Ivery lhllt not exceed 5,000 aquare feat. The picnic area atructur" are anticipated to Include one lar.. &rOUP
l)llvlllon (up to 2,SOO aq. fl,) and - . 1 arnellndMdual picnic ahelln (up to 300 aq, ft. each)
SIGNAGE, WALlS AND FENCES: AI propoead project IIana... f1lncel and walla wilt be located and dNiilned to meat .. LDC raqulremanta fot size,
lltbeck, he!Cht ate. CT'- minor lmprovementaare not lhown on thll plen)
IMPERVIOUS SURFACE RATIO: The lllltlmatld ISR for thll project Is 18.696 at bulldout. (The allowable maximum ISR fot RVP lind uea le 4096)
INTERNAL RONJWAYS AND ACCESS: Alllntlmaii'OidWII)'S proposed for this project lh.. be two-way tnlfllc with 1 minimum pawmant width of 20
teet. The entrance road connection to Stele Road 4411 propoaed 11 1 dMded I'OidWIIy with alendlclped medlen. Aocall to the RV park lhlll be
from Slatl Road 44, 1 Principal Artlrlll Roadway,
STORAGE AREA: The area desflplatad 11 'Storeae Area' on thle plan II Intended fot uaeaa atorate for equipment, trailers, racraatlonll vehlclel ate.
The propoaed around lhall be lltablllzed with a aravetaurr- and thl site perimeter lhal be ancloled with • e .a foot hiCh lolld fence and locking
pte.
•
DENSITY: RV Pirkl proposed within Coestal Lekes land UM ar1111hall have a maximum danlky of five IIPICII par lfOII acre. Thll propoeed project
hie a proposed 1f011 denllty of only 2.13 IPICN par aroes acre. (439 RV IIPICII/ 208.10 acraa • 2.13 RV IIPICII par acre)
PHASING: This pllln deplcta wee project development p h - Each phall are may be deYeloped In amaler Incrementa• the marl<at dlctatel. The
active and palllve recreation ar111 may be Implemented In p h - or au~- to correapond to the projec:t neede "aach phlle Ill developed.
•PHASE 1· 137 Lots, 9 hole lOW course, clubhoull, awlmmlna pool, tennis and llhutfleboard courta, fllhlng pier, picnic area canoe
launch and canoe livery
*PHASE 2 • 138 Loti, Store.. area & addlllonll hlklnl trilla
*PHASE 3 · 184Lotl & additional hldna trail
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TYPICAL RV LOT
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206.10 Acres
TOTAL RV LOTS • 439
100.00%
DENSITY • 2.13 RV SITES I ACRE
p.33
Jun 01 06 06:05p
•
OVERAll. PLAN OF PROPERTY
EDEN
FARM
SECTION: 15; TOWNSHIP11111110UTH; RAHGE::Z:O EAST
CITRUS coUNTY, Fl-ORIDA
SECTION
SECliOH
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SECTIOH
•
206.09
SECliO»
RECEIVED
•
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CPA(!Jf 1/03
1m
1ing Division
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S'•VF\In10"soCa"..t Una
Sallthwest Flilrida Water
Mana·[jement District
Natiunal WeUands Inventory
RECEIVED
21l-D4 1 r_, OOQQ True Colur •
Pr·eliminary
S~TE
-'
•
•
•
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fftl.
[J
\ill
~
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Coastal
la~cs
loll Density Residential
l'ediu~l
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Professional Ser·ilce nnd Office
Rid~c
Residential
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Recreation
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A~riculture
Q
l:ity
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R3ilroad
Planned ser·Jice Area
llithlacoochee Stale Forest
~ater Bodies
1110
~4/Jls~
Industrial
E:xtract!l·e
-l·~f·t ·-
DEC 0 1 2010
Gennral Co•.:nercial
[§]..
~
RECEIVED
Higb Oensity lll!sident\al
Residential llixcd Use
m
SITE
RUI'al Residr.nt ial
QJ
Ill
.:
loll
Generalize~d
Future
Land Use Ma.P
Citrus County, l'lorida
RECEIVED
APR 0 1 2011
CPA-}A-A /\1-03
Planning rlivision
•
TYPICAL
DESIGN ELEMENTS
•
•
•
•
•
•
•
•
•
•
•
•
APR 0 1 2011
.
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· Plannmg Dtvtston ··. ··
•
.·· .
•
•
•
•
•
RECEIVED
EXAMPLES OF OUTDOOR COOKING
DESIGNS:
APR 0 1 2011
C.,p r:rJ /}t+J )!-D3
Pla~ing Division
•
•
EXAMPLE PICTURE OF A CLASS "A"
MOTOR COACH:
•
RECEIVED
APR 0 1 20\1
C9tt-\ Ml-1
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Pl~i~~ Division
•
•
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"R"Bc"EJ~"BD
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•
PM3-10-009
DEPARTMENT OF DEVELOPMENT SERVICES
COMMUNITY DEVELOPMENT DIVISION
2010 LARGE SCALE
·COMPREHENSIVE PLAN AMEN.;;.D;;.:M.:,EN:,:.T.:..--------,
RECEIVED
CP/AA NUMBER:
ELEMENT:
oE:r·o··rzo1o
CPA-10-01
Future Land Use
SUBJECT:
New Horizon Funding/Eden Farm Unit 11/Highway 44 East
DATE:
February 19, 2010
PREPARED BY:
rPfth!!l
11. Q:5
]h~'lrlg
DtvlSlOll
Kandi K. Harper, Senior Planner
REQUEST FOR LAND USE CHANGE AND TEXT AMENDMENT TO THE COMPREHENSIVE PLAN
GENERALIZED FUTURE
LAND USE MAP(GFLUM):
•
LOCATION:
AREA
SURROUNDING EXISTING
LAND USES:
SURROUNDING
GENERAL~EDFUTURE
LAND USES:
SURROUNDING LAND
DEVELOPMENT CODE
ATLAS DESIGNATIONS:
SOIL INFORMATION:
•
From: CL, Low Intensity Coastal Lakes
RVP, Recreational Vehicle Park and creation of site-specific
To:
policies in the Future Land Use Element to allow for a maximum of
499 RV pad spaces to be served by regional utilities.
No change to the Land Development Code Atlas is requested at
this time .
Sections 14 and 15, TownshiR 19 South, Range 20 East. Further
described as a portion of Parcel1 0000. (Inverness Area)
Approximately 206 acres
North - Single family residential, mobile home parks (two}, convenience
store, fraternal organization, and vacant residential and commercially
committed properties.
South- Single family residential and wetlands
East -wetlands and vacant residential property
West - wetlands and residence on acreage
North- CL, Low Intensity Coastal Lakes
South- CL, Low Intensity Coastal Lakes
East - CL, Low Intensity Coastal Lakes
West - CL, Low Intensity Coastal Lakes
North - CL, Low Intensity Coastal and Lakes; CLC, Coastal and Lakes
Commercial; MHP, Mobile Home Park; CLR, Coastal and Lakes
Residential
South - CL, Low Intensity Coastal and Lakes and CLR, Coastal and
Lakes Residential
East - CL, Low Intensity Coastal and Lakes
West - CL, Low Intensity Coastal and Lakes
According to the Soil Survey of Citrus County, Florida (1988), the upland
soil types found on the property are listed as follows: Adamsville fine
sand; Tavares fine sand, 0 to 5 percent slope; Astatula fine sand, 0 to 5
percent slope and 5 to 8 percent slope; and Orsino fine sand, 0 to 5
percent slope. These soils are generally level and somewhat poorly to
moderately well drained. The limitations for site development are slight.
Soils within the wetlands are listed as follows: Myakka fine sand;
PDRB Hearing -
CPA-10-01
March 4, 2010
Page 2 of 5
FLOOD ZONE:
OTHER INFORMATION
Okeelanta muck; EauGallie fine sand; EauGallie fine sand,
depressional; and Terra Ceia-Okeelanta association, frequently flooded.
No development is proposed for these areas.
According to the Flood Insurance Rate Map (FIRM), the subject property
appears to be located in Flood Zones C, B, and A3 as found on
Community-Panel Number 120063-02608.
A jurisdictional wetland delineation has been performed and is provided
on the survey. There are approximately 21.5 acres of wetlands on this
site.
•
BACKGROUND: The request is to change approximately 206 acres of Low Intensity Coastal and Lakes
(Cl) to Recreational Vehicle Park (RVP) on the Generalized Future Land Use Map and to create sitespecific policies in the Future Land Use Element to allow for a maximum of 499 RV pad spaces to be
served by regional utilities. The subject property is currently vacant. The site was used as a citrus grove
until the 1980s. A derelict house and barn are still present on the site. The former citrus grove is now an
open grassy area with scattered oak trees. Wetlands and water (lake Tsala Apopka Chain of Lakes)
surround the property on three sides. These wetlands have broad vegetative buffers along their edges
and on the uplands. The upland area consists of mature hardwood forest with a rTcl'lmertm'"m''~~!l'l"'l'-ae----..
well as open grassy areas.
SUMMARY OF PUBLIC COMMENTS: No concerns have been identified as a
notification process to date.
SUMMARY OF AGENCY COMMENTS:
SWFWMD: A letter has been received from Southwest Florida Water Management District. The Water
Management District owns property immediately east of the project site. They are concerned about their
ability to continue using controlled burns to maintain their property and the potential impacts on the future
residents of the subject property. The Comprehensive Plan specifically recognizes the value and
necessity of controlled burns to maintain native habitats. The use of controlled burns on adjacent lands
and the associated smoke will be fully disclosed on sale documents and the final plat.
Division of Engineering comments:
1) All development for the parcel must meet the requirements of the Citrus County Land
Development Code (LDC); Chapter 4 and Appendix "B" (or the edition in effect at the time of
permit submittal) for site development and stormwater management;
2) Proof of submittal to FOOT for "Right to Connect" and other State of Florida ROW utilization
permits, must be provided prior to any site plan approvals;
3) Proof of submittal to SWFWMD will be required prior to any site plan approvals;
4) Property may be within a flood zone. Any work, (fill or other site improvements) may/will require
flood plain compensation;
5) If a traffic study (methodology and/traffic impact analysis) is required, it must be submitted to the
Engineering Division;
6) If a traffic study is required, the said traffic study must be approved prior site plan approval; and
7) If the proposed development is to be platted, all roadway and proposed R-0-W must be designed
in accordance the LDC "Appendix A", (or the edition in effect at the time of permit submittal) and
the latest edition of the Florida Department of Transportation's "Standard Specifications for Road
and Bridge Construction"; and 8) If the development is to be gated, it must meet the requirements
for "Gated Entrances" as defined within the LDC. Chapter 4, Section 4244 (or the edition in effect
at the time of permit submittal).
Fire Rescue Division:
1) Project shall comply with 2005 NFPA 1194, Recreational Vehicle Parks & Campgrounds, AND
2002 NFPA 1144, Protection of Life & Property from Wildfire; and
PDRB Hearing - March 4, 201.0.
•
CPA-10-01
•
March 4, 2010
Page 3 of 5
2)
Fire hydrants shall be provided and installed in accordance with NFPA and Citrus County Code
Chapter 102.
STAFF ANALYSIS:
1.
Concurrency
RECEIVED
ngv;/~;)
Z01Cxs
devel~tfirfJ...t~ .of.~n
a) Sanitary Sewer- The applicant has committed to assist in the
existing sanitary sewer facility southwest of the site with Cit 1-Js Co~H~~ll§rfel~'WCffi
Inverness. A force main will be installed along SR 44 to the projli'"'t;.~'·+;.J:<"'ilJi'+fiGl...'"'.;;JT~h·....~::~.O@-I;pjo9!<FI-f~!l--..,..
upgrade of the treatment plant will facilitate installation of sanitary sewer to the surrounding
areas. Unmaintained septic systems are considered a major source of nutrients to the Tsala
Apopka Chain of Lakes. This project will make it possible to provide sanitary sewer to an
environmentally sensitive area with numerous septic systems.
b) Potable Water- The applicant anticipates that there will be an extension of central sewer and
water from the City of Inverness at the developer's expense and that oversized lines will be
constructed to allow for future expansion and connection from surrounding residential areas.
The applicant has been asked to provide supporting documentation from the City of
Inverness.
c) Traffic- U.S. Highway 44 East currently has an acceptable level of service. The traffic study
evaluated the maximum usage of the proposed land use category and concluded that SR-44
from US-41 to CR-470 (Link 140) will operate within acceptable level of service standards.
The traffic study has been approved.
d) Solid Waste -Adequate capacity is currently available and projected to be available through
the long term planning horizon.
e) Drainage - The applicant states that "per applicable regulations, stormwater facilities
designed to Citrus County standards (that) includes Best Management Practices for water
quality and quantity including groundwater and wellhead protection as necessary." LDC
section 4751. Level of Service states: "The Drainage Sub-element of the Comprehensive
Plan contains the following level of service requirements for stormwater facility design and
drainage plans: ... All proposed development 25 year/24 hour storm event, and treatment of
the first one inch of runoff." At the time of development order this site will be required to
properly treat the first one-inch of stormwater and must be designed to minimize the impacts
on the existing wetlands and the Tsala Apopka Chain of Lakes.
f) Recreation - Recreational facilities must be provided on site for the benefit of park visitors of
the site. Applicant will be required to demonstrate that this project does not degrade the level
service for parks and recreation at the time of development order approval.
g) Schools- Not applicable. This proposal is for a recreational vehicle park. Residency is limited
to 180 consecutive days per the Land Development Code in Section 4663.8.1. Recreational
Vehicle (RV) Parks/Campgrounds. Citrus County's Comprehensive Plan, Future Land Use
Element states: "Such parks (RV parks) are intended specifically to allow temporary living
accommodation for recreation, camping, or travel use."
•
2.
Consistency with Comprehensive Plan -
Policy 17.2.7 The County shall guide future development to the most appropriate areas, as
depicted on the GFLUM, specifically those with minimal environmental limitations and the
availability of necessary services. This property is appropriate for this use within the upland
areas based on the soil types because the limitations for site development are slight. Regional
utilities are proposed to be provided to the site thereby limiting the impact of additional private well
and septic in the area. Stormwater Management must be designed on site to minimize the impacts
on the existing wetlands and the Tsala Apopka Chain of Lakes.
•
Policy 17.6.5 Specialized commercial needs, such as water-dependent and water-related
uses, shall be provided for within the Future Land Use Plan and standards for
development provided within the County LDC.
PDRB Hearing- March 4, 2010
CPA-1 0-01
March 4, 2010
Page 4 of 5
The property contains extensive wetlands and has over 7,000 linear feet of access to the Lake
Tsala Apopka chain of lakes. The natural beauty and access to the water makes the site
particularly attractive as an RV Park. This application will provide the land use necessary to
develop a resort around the natural features that surround the site on three sides.
•
Policy 17.6.12 Recreational vehicle (RV) parks and campground shall be designed
according to a detailed master plan, shall preserve a minimum of 30 percent of the
property in open space, shall provide a minimum of an additional 10 percent of the
property as recreation areas, and generally shall conform to the commercial development
standards in the Land Development Code. The number of RV units or campsites does not
confer any vested residential development rights.
The applicant has submitted language to limit the number of RV pad spaces to 499 units and
shall make provision for preservation of the existing natural hardwood buffer along the southern
perimeter of the subject property to insure the preservation of the Lake Tsala Apopka shoreline in
perpetuity, however, without limiting the property owners, or their heirs, and assignees from
having a reasonable right of access to Lake Tsala Apopka from the subject property. The
applicant must comply with the Comprehensive Plan and Land Development Code regulations in
place at the time of development order.
3.
Impacts on Affordable Housing- No impact to affordable housing is anticipated as a result of this
application.
4.
Other Factors/Additional Information- Biological Survey- Gopher Tortoises were found on this
site and must be addressed at the time of permitting. The biological survey has been completed,
and approved by the County.
Development density in this area varies widely. North and northwest of the application site are two mobile
home parks: Oak Pond with 5.9 du/acre and Shady Acres with 2.5 du/acre. Immediately south of the
project site is Bellamy unrecorded subdivision which was approved with 3.3 du/acre, and Harrison's Great
Oaks subdivision which was approved with 4.9 du/acre. Hickory Hills and other subdivisions near the
project site have gross densities between three and five du/acre. This area also has large undivided tracts
both in private and public ownership.
•
Florida Statutes require that the proposed request be evaluated at the maximum use allowed under the
proposed land use designation. The maximum density allowed under Recreational Vehicle Park
designation is 10 pad spaces per acre. At approximately 206 acres, the RVP District allows a maximum
density of 2,060 recreational vehicle park pad spaces. Specific policies within the Comprehensive Plan
reduce the maximum density allowed on this property to 1,230 pad spaces by requiring 30% permanent
open space and 10% dedicated recreation space. To address this concern, the applicant has submitted a
site-specific text amendment to the Comprehensive Plan. The proposed language is included below:
Objective 17.26: Establish RV density cap on Eden Farm Unit II consisting of approximately 206
acres, require utilities at time of development, and require a protective buffer along the perimeter
of the subject property that meets or exceeds the buffer requirements contained in the LDC to
ensure preservation of a natural hardwood buffer and the LakeTsala Apopka shoreline in
perpetuity; and protect the privacy of both future owners of the subject property and neighboring
landowners to the greatest extent possible.
Policy 17.26.1: Eden Farm Unit II, CPA-10-01consisting of approximately 206 acres as described
therein shall not exceed 499 RV units.
Policy 17.26.2: In accordance with F.S. 163.3180(2)(A), regional utili "BSJor Eden Farm Unit II,
CPA-1 0-01, shall be present at the time of occupancy of site.
•
RECENED
_('
'-
0~/II
C2f}
PDRB
Hea~mg
~ 2'"'~0
l UI'
-
arch
~
0
Planning Division
•
CPA-10-01
March 4, 2010
Page 5 of 5
Policy 17.26.3: Any subsequent master plan for Eden Farm Unit II, CPA-10-01, shall make
provision for a protective buffer along the perimeter of the subject property that m.eets or exceeds
the buffer requirements contained in the LDC, to ensure preservation of a natural hardwood
buffer and the Lake Tsala Apopka shoreline in perpetuity, and protect the privacy of both future
owners of the subject property and neighboring landowners to the greatest extent possible,
however, without limiting the owners of the subject property, or their heirs, and assignees from
having a reasonable right of access to Lake Tsala Apopka from said land.
In proposing the site specific language, the applicant has limited the potential build-out of the proposed
RV Park to a maximum of 499 RV pad spaces. By limiting the number of units to 499 pad spaces, the
development will not meet the threshold for a Development of Regional Impact (DRI) outlined in the State
Statutes.
FINDINGS OF FACT:
1.
2.
3.
4.
•
5.
6.
7.
The application requests the redesignation of approximately 206 acres from Low Intensity Coastal
and Lakes (CL) on the GFLUM map to Recreational Vehicle Park (RVP) on the GFLUM map.
The applicant has included text to the Comprehensive Plan limiting the number of RV pad spaces to
499; to require a protective buffer along the perimeter of the subject property that meets or exceeds
the buffer requirements contained in the LDC to ensure preservation of a natural hardwood buffer and
the Lake Tsala Apopka shoreline in perpetuity; and protect the privacy of both future owners of the
subject property and neighboring landowners to the greatest extent possible.
The application would allow for the construction of an RV Park with up to 499 RV pad spaces.
The site will require regional water and sewer be available at the time of development order to ensure
that sewer and water concurrency requirements are met.
Traffic concurrency has been evaluated by Citrus County's traffic consultant, who has evaluated the
maximum usage of the proposed land use category and concluded that SR-44 (Link 140) will operate
within acceptable level of service standards.
The general area contains Mobile Homes Parks and residential subdivision which would appear to be
compatible with the proposed use.
The application is consistent with the intent of the Citrus County Comprehensive Plan.
STAFF RECOMMENDATION: Based on the findings of fact and the TRT comments, staff recommends
APPROVAL of the Comprehensive Plan Amendment and the site-specific text amendment.
PDRB RECOMMENDATION:
1.
Comprehensive Plan Amendment-
BOARD OF COUNTY COMMISSIONERS ACTION:
1.
Comprehensive Plan Amendment-
KKH/bsb
Attachments
RECEIVED
D~C1X010
CM
!c05
Pla n D1v1s10n
•
PDRB Hearing- March 4, 2010..
•
DRAINAGE AND PUBLIC FACILITIES ANALYSI~
!
!
I
FOR
RECEIVED
.
C.V!~'j!l-/.11-t?)
NEW HORIZON
: mung DzVJ.sion
R.V. PARK
'
•
PAGE 1'
PAGE 2~4
PAGE 5;
PAGE6
PAGE7
PAGES
PAGE9
PAGE 10
PAGE 11
PAGE 12
COVER
NARRATIVE
EXHIBIT A- LOCATION MAP
EXHIBIT B- CITY OF INVERNESS CONCURRENCY LETIER
EXHIBIT C- SOIL SURVEY MAP
EXHIBIT D- USGS QUADRANGLE MAP
EXHIBIT E- CITRUS COUNTY AERIAL WITH TOPOGRAPHIC MAP
EXHIBIT F- FEMA FLOOD INSURANCE RATE MAP
EXHIBIT G- CITRUS COUNTY AERIAL WITH WETLAND DELINEATION
EXHIBIT H- PRELIMINARY SITE PLAN
PEPARED BY:
\
FURMAN & HILPERT ENGINEERING, INC.
708 U.S. HIGHWAY 41 SOUTH
INVERNESS, FLORIDA 34450
•
MARCH 2010
; APR 0 1 2011
\
RECEIVED
'
I
I
APR 0· 1 201\
INTRODUCTION
Aif'~ \.t ~ 93
r tLanning D1v1s10n
c_ () f
•
Furman & Hilpert Engineering, Inc. was authorized by Mr. John H. E n IV of
·
Funding, Inc. to prepare this report. Mr. Eden escorted Paul Furman ofFunnan & Hilpert
Engineering, Inc. on a tour of the subject property on March 22, 2011. Several source~ of maps
and other information were reviewed for this property. Some of these are included in this report
as exhibits.
This report is intended to satisfy a Citrus County Future Land Use Map amendment fiiing
requirement for an analysis of Public Facilities and Drainage Facilities regarding the ~roposed
New Horizon R.V. Park (CPAQ/AA-PD0-11-03). The analysis will demonstrate thatithe
I
propo~ed development plan is consistent with the planning and provision for public water and
wastewater facilities and that it is feasible to design and construct a stormwater mana~ement
system for this project which will conform to local design guidelines and which will not
significantly impact tl;le environment or adjacent properties. This report will generally provide
the information suggested in Citrus County Administrative Rule 13.08-03, Sections E and G.
While.this Administrative Rule suggests that the analyses should be based on the max~mum
development potential allowed by the proposed land use designation, consider the following:
1.) The Citrus County Land Development Code allows a density of 5 units per acre fot
recreational vehicle parks in the Coastal and Lakes (CL) district. This density is well in excess
ofthe number of recreational vehicle units being proposed (2.13 units per acre).
!
2.) The proposed recreational vehicle park layout considers wetlands and provides for perimeter
buffers and internal open space, thus conserving otherwise developable area.
·
3.) The proposed development will have a Planned Development Overlay, meaning that the
County approval will specify the number of recreational units allowed.
•
The subject site is located in Section 15, Township 19 South, Range 20 East along the south side
of State Road 44 east of the City of Inverness. See site location map Exhibit A.
:
The proposed land use change is from Coastal and Lakes (CL) to Recreational Vehicl~ Park
1
(RVP). The total land area is 206 acres. The proposed development will consist of
approximately 439 recreational vehicle sites and associated amenities.
ANALYSIS OF PUBLIC WATER AND WASTEWATER FACILITIES:
l
The proposed R.V. park may generate a potable water demand of33,300 gallons per day based
on 75 gallons per day per R.V. unit. The
wastewater flow will be similar.
~
>
I
\
The City of Inverness has confirmed that its water and wastewater facilities have the capacity to
serve this development. See Exhibit B, the City of Inverness concurrency letter dated March 8,
2011.
.
'
2
•
RECEIVED
APR 0 1 2011
•
ANALYSIS OF DRAINAGE FACILITIES:
c_~f1-~ ~ \'\·~ 03
Plannmg Division
l
There are no public drainage facilities which will be impacted by the proposed developmen .
internal, privately operated and maintained stormwater management system will be designed
with consideration for the following:
A. Soils evaluation, demarcation and preliminary hydrology
i
See Exhibit C for a portion of the Soil Conservation Service Soil Survey Map with the, project
area and 9 soil types delineated.
'
The soils in the area proposed for development are mainly Adamsville Fine Sand (Map No.2),
Tavares Fine Sand (Map No. 11), and Astatula Fine Sand (Map Nos. 29 & 30). A smdll area of
the southeast portion of the site is Adamsville Fine Sand. This is a Hydrologic Group C, poorly
drained soil in a nearly level area adjacent to wetlands. The majority of the soils on th~ elevated
and sloping areas oftl;le property proposed for development are Tavares Fine Sand anq Astatula
These are. Hydrologic Group A, well drained soils that are rapidly. permeaBle
Fine Sand.
with a
.
I
seasonal high water table between 40 and more than 80 inches.
~
I
I
.
•
I
Hydrologic soil groups are used to estimate runoff from precipitation. Soils are assigJed to one
of four groups, A through D with group A having the highest infiltration rate and the lowest
runoff potential whenwet and group D having the lowest infiltratioh rate and the high6st runoff
potential when wet.
I
I
Other soil types at lower elevations and in and adjacent to wetlands are Bassinger Fi~~ Sand
(Map No.5), Mayakka Fine Sand (Map No.7), EauGallie Fine Sand (Map Nos. 36 ani:l46), and
Orsino Fine Sand (Map No. 61). Orsino Fine Sand is found in the elevated wooded harnniock at
the northeast quadrant of the site. It is a Hydrologic Group A, well drained and rapidly
permeable soil with a seasonal high water table between 40 and more than 72 inches. The other
soils are, typically, associated with each other and are found on nearly level portions of the
property. They are poorly drained and may be inundated during the wet season. At other times
of the year, the water table will be between 10 and 30 inches below the surface. The Hydrologic
Group for these soils ranges from B to D.
B. Topography ofthe existing site, proposed changes to topography and their impact on adjacent·
properties including abutting roads.
See Exhibits D and E for the site topography. Elevations on the site range from approximately
3 7 to 61 feet above sea level with the highest elevations in the central portion of the onen areas.
The proposed R.V. park layout (Exhibit H) considers the site topography. Roadways are
I
generally aligned perpendicular to the ground slope and there has been adequate area r~served at
the lower elevations for the construction of drainage retention/detention areas including
consideration for buffers from wetlands. The site layout and soil conditions make it practicable
to- design stormwater retention/detention areas with shallow excavations and low berm~. Due to
the physical setbacks proposed for development, it is very unlikely that changes to the·
topography for. the leveling ofRV sites and the construction of drainage facilities will jmpact
i
adjacent properties or roads.
I
•
3
RECEIVED
floo dplazn
· compensatwn
· nee ds an d the a b·1·
· toAPR O~
l lOH\
1 rty o the s1te
accommodat~ the ;ame. Q_ P~
1\ I0_3>
See Exhibit F for a portion of the FEMA Flood Insurance Rate Map iden fying ifllalil.mdg
srision
'""I.fWlt.h.m a floo dv lam.
·
L.
!lfr
•
on and adjacent to the site at elevation 43. There is sufficient area for de~~JJ.M;;w..j;JJ,J~.M.i<I.I.J.&.U..t:>----__.
above the flood zone and little or no impacts to the flood zone are anticipated with the proposed
layout.
D. Any impact to either onsite or adjacent wetland or surface waters.
See Exhibit G for an overlay of wetland areas on the Citrus County aerial map. The proposed
RV park layout has considered the location of wetlands on and adjacent to the site. There is
sufficient area between the area of development and wetland areas for both buffers and
stormwater management facilities.
E. Ability of the site to accommodate all storm water generated by improvements of a 25 year/24
hour storm event.
The site is located in an open drainage area. There proposed site plan has reserved adequate area
for the design of a stormwater management system meeting the required design criteria.
F. Any modification to existing drainage flows from adjacent property either developed or
vacant.
The site topography and the location of owned wetlands and buffers at the perimeter of the
development area limits the potential for contributing runoff from adjacent properties.
CONCLUSION:
Furman & Hilpert Engineering, Inc. has completed a preliminary analysis of the property being
proposed for development as the New Horizon RV Park, including a review of site-specific soils,
topography, floodprone areas, the proposed layout, consideration for the design of a stormwater
management system and the availability of water and wastewater utilities. The proposed
development appears to be consistent with the planning and provision for public water and
wastewater facilities. It also appears that it is feasible to design and construct a stormwater
management system for this development which will conform to local design guidelines and
which will not significantly impact the environment or adjacent properties.
Paul Furman
Project Manager
•
Fred Hilpert, P.E.
Florida Registration No. 50477
4
•
....
. ·
;....·
-RECEIVED
.&, ..
31. ..,..,..
FURMAN & HILPERT ENGINEERING, IN!::. DATE: loiAR.2011
CIVIL AND STRUCTURAL DESIGN
1-:---------l
$CAL£: NTS
INVERNESS, FLORIDA 34450
1=::-:--:c.,..,--:=-o=----l
- TE:LEPH ONE:~ t3S2~ 34 ~-3.SSS
fROJ. liAHAQER: I'RO.ECT 110.:
I::ERT. OF AUTHORIZATION NO. 28687
P.F.
. 11-112
PROJECT NAME:
TITLE:
NEW HORIZON R.V. PARK LOCATION MAP
EXHIBIT:
A
PAGE5
RECEIVED
•
212 \iV. Main Street
Inverness, FL 34<150
(:J52) 726-2321 Phone
W52) 726-5~1.7:J Fax
March 8, 2011
Mr. John H. Eden. IV
Eden Law Group
P.O. Box 27.5.5
Inverness, H. 34451-2755
Re:
•
Concurrency Letter
CPAQ/AA-PD0-11-03, New Horizon Funding/Eden farm Unit 11/Hwy 44E
ParcellD 20E 195 15 10000
Dear Mr. Eden:
The City of Inverness Water Treatment facility and Wastewater Reclamation Facility have
the available capacity to provide service to the proposed motor coach resort development
project located in Citrus County, Fl. Please be advised that the City's water distribution
lines and wastewllter collection system end at points approximately 1 to 1.5 miles from the
proposed project location. The developer would be responsible for the cost of the necessary
line extensions and ancillary equipment needed to extend service to that area.
If you have any additiom1l questions, plc:1se feel free to contact me at the City oflnverness
Public Works Department, 352-726-2321, or email me at [email protected].
Sincerely,
Mi~
Katie Cottrell
Director of Public Works
•
EXHIBIT B - PAGE 6
RECEIVED
•
•
FI,IRMAN & HILPI':RT ENGINEERING, INC:. DATE:: IIAR.2011
1---------1
SCAl£: AS SHO'itl
~~~~~~~~7i, ~:i~:~~~~~=:~~;~
CERT. OF AUTHORIZATION NO. 28687
PR0.111ANAGfR:
P.f.
PRO.ECTHO.:
·11-112
PROJECT NAME:
NEW HORIZON R.V. PARK SCS SOIL SURVEY MAP
EXHIBIT:
c
PAGE7
•
RECEIVED
. ,. '
~~~P;,;.~- ~",~ ~~;c.~""!!i.oi..,.;.:.; . ~ ~:~ !~'~-==...=l··., ."'._-~....J
.,.':=.=-_=
___ ..,..
·':"!~:~ :~81~("
.:r.·~·_,·.
kn'l
m;i
F"URMAN & HILPERT ENGINEERING, INC.
INVERNESS, F"LORIDA ::14450
. TELEPHONE• (::152l ::141.-3555.
"':!
..c:. I
'ij
.!l.
DA!£: MAR.2011
SCAlE:
PROJ. t.IAHAGER:
P.F.
PROJECT NAME:
i
AS 9Kll\!l
PRO.ECT NO.:
11-112
s•
TITLE:
NEW HORIZON R.V. PARK USGS MAP
EXHIBIT:
D
PAGES
RECEIVED
t~~\ f\:14 J \\ - o_3
Plannmg bivision
•
FURMAN & HILPERT ENGINEERING, INC. OAt£: UAR.2011
1----------1
SCALE: N.T.S.
~~~~~~~~~·, ~;-~;/~~ 1::~~;~
I=PROJ.=--:-IIANAGER:::':':":':::---r:FRO.ECT::-::-:=--No.:-·-f
CERT. OF" AUTHORIZATION NO. 28687
P.F.
11-112
PROJECT NAME:
nn.E:
NEW HORIZON R.V. PARKCOUNTY AERIAL WITH TOP
EXHIBIT:
9
PAGEE
•
RECEIVED
APR 0 1 2011
LQ 'A- {Itt\- I \ I - 0~
Plann~ng Division
APPROXIMATE SCALE
10EOD3:::::::E3::::E~===::':J1000 FEET
FLOOD IHSURAHCE RATE MAP
COMMUKffi-PAHEL HUMBER
120063 0260 B
EFFECTIVE DATE:
AUGUST 15, 1984
F"URMAN & HILPERT ENGINEERING, INC. DAlE: UAIU011
SCAlE: AS SI!Ollll
INVERNESS, FLORIDA :34450
PROJ. IIANAGER: PRO£CT
. T'ELEPHONE< 13521 341-355.5
i>.F.
11-112
I
PROJECT NAME:
NO.:
TillE:
NEW HORIZON R.V. PARK FEMA MAP
EXHIBIT:
F
PAGE10
RECEIVED
•
WETRLAND AREAS SHOWN IN BLUE
FURMAN & HILPERT ENGINEERING, INC. DAlE: IIAR.2011
1--------1
SCAI£: N1S
~~~~~~:;~~': ~!,;r;:,l ~~ 1:3-~~;~
PROJECT NAME:
TITLE:
j;PROJ~.~I.IANAG[R:==-r::PRO.ECT:::-::=-:N=D.:-1· NEW HORIZON R.V. PARK COUNTY AERIAL
P.F.
11-112
WITH 'IIEllANDS
EXHIBIT:
G
PAGE11
•
~
)'j----,------'&-1--- g~_
4po
plr-4
NOTE: SITE PLAN BY PAUL GIBBS
F"URMAN & HILPERT ENGINEERING, INC. DAlE: IIAR.2011
t--------1
SCAle 1" • 500'
_~~~~';.~~~~. ~i~:~~~~ {:~~~~
PROJ.IINIAGD!:
PRO.£CT No.;
P.F.
- 11-112
PROJECT NAME:
TillE:
NEW HORIZON R. V. PARK PRELIMINARY SITE PLAN
EXHIBIT:
H
PAGE12
Board of County Commissioners
•
DEPARTMENT.OF PUBLIC WORKS
. SOLIIYWASTE MANAGEMENT DIVISION
P.O.Box340
Lecanto, FL 34460
Telephone: (352) 527-7670 Fax: (352) 527-7672
Citrus Springs/Dunnellon area- Toll Free (352) 489-2120
March 7, 2011
Mr. John Eden IV
Eden Law Group
CenterState Bank Building
151 E. Highland Blvd., Suite 171
Inverness, FL 34452
P.O. Box 2755
Inverness, FL 34451-2755
Re: CPAQ/AA-PD0-11-03
Parcel I.D. -20E19Sl5 10000
Dear Mr. Eden,
•
This letter is in response to your request for a determination of whether sufficient landfill
capacity exists for the referenced parcel if developed as a 439-unit motor coach development on
206 acres.
For comparison purposes, expected waste generation from an RV Park is 0.4 ton per unit per
year, thus the generation from 439 units would be approximately 176 tons per year.
The Citrus County Central Landfill has sufficient capacity to accommodate this development,
depending upon when the property is developed, either in the existing Phase 2 of the landfill, or
in Phase 3 which will be available in mid-20 11.
If you have any questions, please do not hesitate to contact me.
Director
•
RECEIVED
RECEIVED
•
APR 0 1 Z011
CPft-JAAl \J -03
DEPARTMENT ()F PUBLIC ~/QRJK~in~bivision
212 YV. Main Street
hwcmcss, FL 3tL;l50
W52) 726-2a2I Phone
(:J52) 726-s.,m~ F<L\
March 8, 2011
Mr. John H. Eden IV
Eden law C"lroup
P.O. Box 2755
Inverness, fL 34451-2755
Re:
•
Concuncncy Letter
CPAQ/AAPD0-11-03, New Horizon Funding/Eden Farm Unit 11/Hwy 44E
Parcel TD 20E 19S 15 10000
Deiir Mr. Eden:
The City of Inverness Water Treatment Facility and Wastewater Reclamation Facility have
the available capacity to provide service to the proposed motor coach resort development
project loG1ted in Citrus County, FL Please be advised that the City's water distribution
lines and wastewater collection system end at points approximately 1 to 1.5 miles from the
proposed project location. The developer would be responsible for the cost of the necessary
line extensions and ancillary equipment needed to extend service to that area.
If you have any additional questions, please feel free to contact me at the City of Inverness
Public Works Department, 352-726-2321, or email me at [email protected].
Sincerely,
WrbM/
Katie Cottrell
Director of Public Works
•
(
•
rviichael G. Czenvinski, P.A. >;::;:;zy:rcc.r'~
ENVIRONMENTAL CONSULTANTS ~flf;
\
··~
"-..1'
...'-:f
March 31, 2011
Cynthia L. Jones, E.l., Transportation Planner
Citrus County Planning Division
3600 W. Sovereign Path, Suite 140
Lecanto, FL 34461
Re: CPA -AA-1103 John H. Eden IV for New Horizon Funding, Inc.
RECEIVED
MAR 3 1 Z011
c_~tJ"fhiJ~ \\-0~
P't~hriing \Ji vision
Ms. Jones,
This letter is offered in response to your inquiry regarding Florida Master Site File# 8C1 00434
(sic) and your request to Mr. Eden to provide additional information or a mitigation plan if
necessary, pursuant to Citrus County LDC Section 4180.
MICHAEL G. CZERWINSKI, P.A. ENVIRONMENTAL CONSULTANTS has ordered, obtained and
•
reviewed Master Site File Form Report 8Ci 434, which appears on the Master Inventory Map of
the Citrus County Archeological Study, Phase II, 1994-1995, at the request of Mr. Eden (New
Horizon Funding Inc.). A review of the map and the report indicated that the referenced site is
not on the subject site in question, but in fact was a site within the road right-of-way of SR 44,
prior to its widening expansion. The Master Site Record was recorded because it was part of a
preconstruction archaeological survey of the entire roadway expansion project corridor 1 • Master
Site File #8Ci434 reported one single artifact (classified as pre historic ceramic, of no
significance or worthy of registration- in the Pasco Plain date range of 500 B.C.-A.D.1300).
Furthermore, the Master Site File Report indicates that "The site appears to be non-significant
given the limited and mundane nature of the artifact assemblage and absence of associated
cultural features." Ultimately, the site was not on the New Horizon site, was non-significant and
most likely is no longer present as a result of road construction and therefore no actions are
required by the applicant.
I am confident that this should fully address and satisfy your concerns regarding this site. A
copy of the Master Site File Report is attached. While the site is not significant, it is generally
recommended that copies of Master Site File Reports not be distributed without the approval of
the Division of Historical Resources. Thank you for your consideration of this important matter.
Sincerely,
MICHAEL G. CZERWINSKI, P.A., ENVIRONMENTAL CONSULTANTS
Michael G. Czerwins · .G., P.W.S
President and Senior Scientist
C: John H. Eden IV. New Horizon Funding
•
1
A Cultural Resource Survey of SR 44 in Citrus and Sumter Counties, ACIInc, 1991

1-11 /(~ - Citrus County, Florida

Transcription

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