Commission Meeting Agenda Item
Consideration of Approval for the Lighthouse Storage New Major Site Plan ― MJSP 06/21-001 ― A Proposal to Develop a Storage Facility Consisting of an 800-Square-Foot Office, 77,850 Square Feet of Climate Control Mini Storage, 181 Covered RV and Boat Parking Stalls, and 42 Parking Spaces; on Property Located at 41101 and 41109 County Road 25, Referenced by Alternate Key Numbers 1237718 and 1237734; within Lady Lake, Florida
Staff Recommended Motion
Staff recommends approval of the Lighthouse Storage New Major Site Plan ― MJSP 06/21-001, with the following waivers:
- Chapter 10, Section 10-3).c.)1).— To allow a maximum of 11 uninterrupted parking spaces instead of the required 10.
- Chapter 20, Section 20-3C).3)A). — Building Architecture not adhering to one of the four architectural styles recommended in the Town of Lady Lake Commercial Design Guidelines
- Chapter 20, Section 20-3C).4). – Building Façade- To allow building to be constructed without a three-foot parapet (no mechanical equipment to be placed on the roof).
On Wednesday, June 23, 2021, applicant Steve Valentine filed a New Major Site Plan application on behalf of property owner LYNK Investments, LLC for the proposed Lighthouse Storage development at 41101 and 41109 County Road 25, within the town limits of the Town of Lady Lake, Florida. As part of the review of the Land Development Regulations for the Lighthouse Storage new major site plan, it was identified certain elements of the Commercial Design Standard weren’t being met.
COMMERCIAL DESIGN STANDARDS WAIVERS
In accordance with the Land Development Regulations, Chapter 20, Section 20-3C).3).A)., new buildings should adopt and must closely follow one of the four recommended architectural styles: Frame Vernacular, Craftsman/Bungalow, Mediterranean, or Mission. The applicant proposes to refurbish an existing single-story metal building and it would be very challenging applying exterior elements and features of the any of the four recommended architectural styles.
The elevations feature metal wall siding, a covered entrance, transparent glass door and windows, metal doors, and a metal roof. The entrances are recessed and there will be overhead lighting. The applicant proposes classic colors such as white for the exterior walls and black for the trim of the building, trim around the windows and doors, and the covered entrance. The building will feature gutters and downspouts. The building manufacturer is Mako Steel, a nationwide company that specializes in the design, supply, and installation of self storage buildings. No building parapet is proposed as the air conditioning units will be ground mounted.
The applicant meets the landscaping and tree protection regulations. In accordance with Chapter 10-Landscape and Tree Protection, the site is required to provide approximately 4080 tree caliper inches based on the 25.5-acre site development area (160”x 25.5).
The applicant is preserving approximately 2,985 tree caliper inches, providing over 1258 tree caliper inches, including 840 tree caliper inches of proposed canopy and 517 tree caliper inches of proposed understory trees to be planted. In total, if the proposed landscaping plan is completed as proposed, the site will have over 4,243 tree caliper inches.
Additionally, the developer will have six-foot solid vinyl fencing around the northern, western, and southern boundaries of the property.
The following plant material will be installed: Southern Magnolia, Live Oak , and Dahoon Holly Trees and Dwarf Yaupon Holly, Japanese Privet, and Sweet Viburnum shrubs. The site currently features the following vegetation: Cedar, Southern Magnolia, Pine, and Live Oak trees.
Note: The Town Commission granted Resolution 2021-107 for the removal of 13 historic trees.
The site is outside of the Town’s matrix or existing Utilities Service Area for Connection. The applicant will be proposing a well for Potable, irrigation and fire flow requirements. Sewage disposal will be accommodated by a septic tank. The development can obtain approval from the Town of Lady Lake to operate on a private system with an agreement to connect to the regional system when available. System availability occurs when a line and/or lift station exist in a public easement or right-of-way and plant has sufficient capacity. The engineer of record has provided an engineer’s opinion of cost breaking down utilities costs if brought to the site.
The Lake-Sumter MPO stated that this facility can be expected to generate approximately 114 daily trip ends and 12 p.m. peak hour trip ends based on surveys of similar developments throughout the country. It is the Lake-Sumter MPO’s opinion that this project meets the intent of the de minimis criteria in the Lake-Sumter MPO Traffic Impact Analysis Methodology and Guidelines. Accordingly, it is recommended that no traffic analysis for off-site impacts be required. The applicant will still be required to meet all of Lake County Public Works criteria for Left turning lane, driveway permit, and right-of-way utilization permit. A sidewalk will be placed along the frontage of the site and will be located within the CR 25 right-of-way. As of October 20, 2021, a commercial driveway permit has been submitted to Lake County Public Works for issuance.
The applicant’s engineer of record, Charles C. Hiott with Halff Associates, Inc., has submitted an Environmental Resource Permit application, civil plans, and drainage report to the St. John’s River Water Management District. The permit is pending as per plans received by the District on October 20, 2021. The scope of work is for the construction of a new stormwater infrastructure for a commercial self-storage facility for a project area encompassing 25.51 acres with a maximum pool of 19.48 acre-feet depth. The stormwater management system will be private, and the operation and maintenance will remain responsibility of the developer.
The site plan was reviewed to determine if it is in compliance with the Land Development Regulations (LDRs) including drainage, grading and erosion control. The application was determined to be in compliance with the Land Development Regulations (LDRs) and the Comprehensive Plan; with the exception of for the requested waivers and granted variance.
The civil engineering plans, consisting of 12 sheets, have been submitted on 24" x 36"sheets and certified by Charles C. Hiott, Professional Engineer with Besh Halff Associates, Inc., drawn on October 21, 2021. Landscaping and Irrigation plans consisting of four sheets have been submitted on 24" x 36"sheets and certified by Timothy W. Green, Registered Landscape Architect with Green Consulting Group, Inc., and dated October 25, 2021. Sight Lighting and Photometric Plan consisting of four sheets are drawn by Besh Halff, dated July 21, 2021. Architectural Elevation Plans consisting of five sheets are drawn by Relevant Design Group, dated September 24, 2021.
Town staff, Neel-Schaffer Engineering, and the Fire Inspector completed reviews. The following items are included in the packet:
- Review #3 for the general site development completed by Neel-Schaffer Engineering, dated November 4, 2021 (Satisfied with conditions).
- Review by Fire Inspector Kerry Barnett dated October 21, 2021 (Satisfied).
- Review by Lady Lake Building Official dated September 19, 2021 (Satisfied).
- Review by Lady Lake Public Works Utility Supervisor Butch Goodman dated July 14, 2021 (Satisfied).
- Lake-Sumter MPO last comments dated February 3, 2021 (Satisfied).
- Lake County Public Works and St. John’s River Water Management District Permits (In process under review).
At the October 4, 2021, meeting, the Town Commission voted 4 to 1 to approve Resolution 2021-107 granting the removal of 13 historic trees for the development of the Lighthouse Storage Major Site Plan 06/21-001.
At the October 18, 2021, meeting, the Conceptual Commission Workshop reached consensus by a vote of 5 to 0 for the Lighthouse Storage New Major Site Plan 06/21-001 to move forward with the proposed waivers as requested.
Source of Funding