Commission Meeting Agenda Item
Agenda Item Title
Consideration of approval of the Hammock Oaks Multi-Family Apartments development, referenced by MJSP 05 23-002, owned by SK Hammock Oaks, LLC, on property being 23.05 acres, located south of Highway 466 and east of Cherry Lake Road, within the town limits of the Town of Lady Lake, Florida.
Agenda Item ID
Staff Recommended Motion
Staff recommends approval of the Hammock Oaks Multi-Family Apartments development, MJSP 05/23-002.
On May 24, 2023, applicant Edward Rose Properties, Inc., submitted a new major site plan application, referenced by MJSP 05 23-002, on behalf of SK Hammock Oaks, LLC, for a 312-unit multi-family development located on 23.05 acres lying south of Highway 466 and east of Cherry Lake Road.
The subject property is located in Section 19, Township 18, and Range 24. The property is zoned Lady Lake Planned Unit Development (PUD) and the future land use is Mixed Development District/Traditional Neighborhood District (MDD-TND).
All internal utilities, roads, travel lanes, parking areas, common areas, and stormwater ponds will be maintained by the owner and not conveyed to the Town of Lady Lake. The Town has sufficient capacity in both the water and sewer utility to serve the development at this time.
The traffic study was performed with an assumption of 330-units for the multi-family portion of the Hammock Oaks development which yielded 1,795 trips. At 312-units, that number would be reduced to 1698 trips with 113 occurring in the AM peak hour, and 131 occurring in the PM peak hour. Of the 24 roadway segments evaluated, only two (Rolling Acres Road between US-27 to Oak Street and Rolling Acres Road from Oak Street to CR-466) do not operate at an adequate Level of Service (LOS) under existing conditions. The Town’s third-party engineering consultants have stated in their conclusions that they do not take any exceptions to the traffic impact study report and have no objection to approval. In addition, SK Hammock Oaks, LLC has coordinated with Lake County to enter into a proportionate share agreement to mitigate impacts to Rolling Acres Road.
An administrative variance for a net reduction of 58 parking spaces or nine percent of the 639 required parking spaces was granted on September 28, 2023; however, the engineer has retained area to add the additional parking at a later date should the developer feel the need to do so. In accordance with Chapter 3 Section 13 b), 4), up to 10 percent of the parking spaces may be waived through the administrative variance process; thus, a reduction of nine percent conforms to the Town requirements.
On October 12, 2023, the St. John’s River Water Management District issued permit 194336-2 for the Construction and operation of a Stormwater Management System for the 23.1-acre(s) project known as Hammock Oaks Multi-Family as per plans received by the District on October 5, 2023.
A listed Species Assessment was performed by Mr. Steven M. Dier and Ms. Shannon N. Boyle, PSI biologists, of Professional Service Industries, Inc., dated January 6, 2023. One gopher tortoise burrow was documented on the northern boundary of the Project Area during the assessment. A 100% survey will need to be completed within 90 days of the anticipated start date of construction, and an application for a relocation permit will need to be submitted to FWC to seek authorization for relocation of tortoises if avoidance is not feasible. It was recommended that the Standard Protection Measures for the eastern indigo snake be implemented during construction activities. No burrowing owls were observed during the assessment; however, suitable nesting habitat does exist on the Project Site. It was recommended that a formal survey be conducted prior to construction activities to verify these species are not nesting on the property.
COMMERCIAL DESIGN STANDARDS
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 will incorporate the Craftsman/Bungalow Design Style on the proposed buildings. Please see elevations enclosed.
There is not sufficient capacity in the public school system to accommodate the proposed development, therefore a mitigation payment will be required for 28 student stations at the elementary level and 13 student stations at the high school level. The total mitigation payment is $1,417,325.
On Monday, July 3, 2023, the Town Commission approved Resolution 2023-105 granting a variance to allow the removal of four historic trees located within the Hammock Oaks Multi-Family development. The applicant will retain 8 historic trees, or roughly 75% of the total viable, historic trees, with a total of 339 caliper inches saved.
In total, 3,688 caliper inches are required for the project; the applicant is providing 3,843 caliper inches through new plantings in addition to the 2,417 caliper inches which were able to be preserved. A type “A” buffer being ten feet in width will be provided on the north, south, and east boundaries, and a type “B” buffer being twenty feet in width will be provided on the west boundary.
The site plan was reviewed to determine if it follows 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.
The civil engineering plans, consisting of 27 sheets, have been submitted digitally by Gene B. Losito, Professional Engineer with Kimley-Horn and Associates, Inc., dated October 3, 2023. Landscaping and Irrigation plans consisting of thirteen sheets have been submitted digitally and signed by Richard A. Kesselring, Registered Landscape Architect dated January 18, 2022.
Town staff, Neel-Schaffer Engineering, and the Fire Inspector completed reviews. The following items are included in the packet:
Review Number 3 for the general site development completed by Neel-Schaffer Engineering, dated October 17, 2023 (Satisfied).
Review by Fire Inspector Kerry Barnett dated August 29, 2023 (Satisfied).
Review by Lady Lake Building Official Bill Golberg with Charles Abbott Associates, Inc. dated June 14, 2023 (Satisfied).
Lake County Public Works had no comments regarding the Hammock Oaks Multi-Family Apartments development in an email dated May 26, 2023.
On Monday, July 3, 2023, the Town Commission approved Resolution 2023-105 granting a variance to allow the removal of four historic trees on the property.
The Technical Review Committee reviewed the Hammock Oaks Multi-Family Apartments development, MJSP 05 23-002, and found that the application was ready for consideration by the Town Commission. Site Plans do not receive recommendations from the Planning and Zoning Board.