AGENDA ITEM ST. JOHNS COUNTY BOARD OF COUNTY … · 2017-05-26 · Restrictions, and current locations of equipment in relation to outdoor living areas. CORRESPONDENCE/PHONE CALLS

5 AGENDA ITEM

ST. JOHNS COUNTY BOARD OF COUNTY COMMISSIONERS

Deadline for Submission - Wednesday 9 a.m. – Thirteen Days Prior to BCC Meeting

6/6/2017

BCC MEETING DATE

TO: Michael D. Wanchick, County Administrator DATE: May 5, 2017

FROM: Beverly Frazier, Planner PHONE: 904 209-0589

SUBJECT OR TITLE: MAJMOD 2017-06 Oxford Estates

AGENDA TYPE: Ex Parte Communications, Ordinance, Public Hearing

BACKGROUND INFORMATION:

MAJMOD 2017-06 Oxford Estates, a request for a Major Modification to the Oxford Estates Planned Unit Development (PUD) to add a waiver to LDC, Section 2.02.04.B.5 to allow mechanical and pool equipment to be located a minimum of three (3) feet from the side or rear lot line. The Planning and Zoning Agency recommended approval at the May 4, 2017 regular meeting with a 5-0 vote. Please refer to the attached Growth Management Department staff report for modification details.

1. IS FUNDING REQUIRED? No 2. IF YES, INDICATE IF BUDGETED. No

IF FUNDING IS REQUIRED, MANDATORY OMB REVIEW IS REQUIRED:

INDICATE FUNDING SOURCE:

SUGGESTED MOTION/RECOMMENDATION/ACTION:

APPROVE: Motion to enact Ordinance 2017-_______, MAJMOD 2017-06 Oxford Estates, based upon six findings of fact. DENY: Motion to deny MAJMOD 2017-06 Oxford Estates, based upon six findings of fact.

For Administration Use Only: Legal: PS 5/12/2017 OMB: DC 5/12/2017 Admin: DML 5/17/2017

Growth Management Department DIVISION REPORT

Application for Major Modification to PUD

MAJMOD 2017-06 Oxford Estates PUD

To: Board of County Commissioners Through: Planning and Zoning Agency

From: Beverly Frazier, Planner

Date: May 5, 2017

Subject: MAJMOD 2017-06 Oxford Estates PUD, request for a Major

Modification to the Oxford Estates PUD to add a waiver to LDC,

Section 2.02.04.B.5 to allow mechanical and pool equipment to be

located a minimum of three (3) feet from the side or rear lot line.

Applicant: John N. Day

Oxford Estates, LLC

Hearing date(s): Planning and Zoning Agency – May 4, 2017

Board of County Commissioners – June 6, 2017

Commissioner

District: District 1

Page 2 MAJMOD 2017-06 Oxford Estates PUD

MAP SERIES

Location Map: The subject property is located on the west and east sides of Longleaf Pine

Parkway north of Greenbriar Road and Roberts Road.


Future Land Use: The subject property and lands to the west are designated Residential-B

(RES-B). Lands surrounding the property are designated Mixed Use District to the south,

Residential-C to the north and Rural/Silviculture to the east.


Zoning District: The subject property has a zoning classification of Planned Unit

Development (PUD), which was originally approved by Ordinance 2013-16 for 102 dwelling

units on approximately 75 acres. Ordinance 2015-23 approved a Major Modification to the

PUD with the addition of 109 acres of land and 188 dwelling units for a total allowance of 290

single family homes to be constructed within the Oxford Estates PUD. Nearby properties are

primarily zoned Open Rural (OR), Worthington PUD (The Reserve at Greenbriar), Mill Creek

Landing PUD, and Aberdeen PUD.


Aerial Imagery: The subject property is partially developed with Phases 1, 2, and 3 located

in Oxford Estates West and Phases 4, 5 and 6 located in Oxford Estates East to begin

development in near future. Properties are improved with single family homes to the west

along Roberts Road and the south along Greenbriar Road. In addition, approved but unbuilt

lots within the Aberdeen PUD lie to the north.


Master Development Plan (MDP) Map: The current Master Development Plan (MDP) Map

is not affected by the proposed modification. The Oxford Estates Planned Unit Development

(PUD) is currently approved for a total of 289 single family homes with a development area

of approximately 151 acres of land. The subdivision will preserve over thirty-three (33)

acres of wetlands and provide upland buffers for wetland areas, scenic edge buffer from

Roberts Road and Longleaf Pine Parkway and development edges for the remainder of the

project boundary.


APPLICATION SUMMARY

The Applicant requests the Major Modification to the Oxford Estates PUD to allow a

reduction of the minimum setback from five (5) feet to three (3) feet for air conditioning and

heating units, pool equipment, equipment pads, and permanent installation of emergency

electrical generators and their fuel systems designed to serve the main structure. The

modification provides any wall and/or screening provided for the equipment will also meet

the proposed three (3) foot setback. The Master Development Plan (MDP) further restricts

swimming pools, pool decking, screen enclosures, mechanical equipment and masonry

wall/fences from location within the boundaries of any drainage easement. All other

previously approved development standards are not affected by the requested

modification.

Development Standards (Single-family)

Setbacks: Front Yard. 20 feet to face of garage or home

Side Yard. 5 feet (minimum 10 feet between structures)

Rear Yard. 10 feet

Minimum Lot Width: 83 feet

Minimum Lot Area: 10,000 square feet

Maximum Lot Coverage by Buildings: 60% (per lot) & 25% (overall)

Maximum Impervious Surface Ratio: 70%

Maximum Height: 35 feet

Open Space: Minimum 25% of total land

Recreation: Minimum 3.54 acres

Phasing: Two (2) five-year phases, to commence within five (5) years of the PUD

effective date and completion within ten (10) years of commencement.

Waivers:

There is one (1) new waiver being requested with this modification.

1) Mechanical Equipment Setbacks (LDC, Section 2.02.04.B.5)

The applicant is seeking a waiver to reduce the minimum setback for mechanical and

pool equipment from five (5) feet to three (3) feet. This waiver would diversify house

elevations and options to accommodate seventy (70) foot wide home products

offered by local and national builders, such as rear or side entry garage layouts. The

Applicant provides that the current setback has the unintended consequence of

placement of the mechanical equipment to the rear of the home, and that this waiver

would promote usable backyards by allowing mechanical equipment to be placed in

the side yard.

The following waivers were previously approved and would remain in effect:

2) Unified Sign Plan (LDC, Section 5.03.03.F): To eliminate the requirement to provide a

USP for the single use (residential) development as part of the Planned Unit

Development.

3) Special Event Signage (LDC, Section 7.05.01): To allow special event type pennants

within the PUD for up to two hundred (200) days each year for builder advertising to

be competitive in the housing market. The locations of such signs are confined to the

entrance area of the property.

4) Incremental MDP for Recreation Details (LDC, Section 5.03.02.G): To allow the use of

incremental MDP’s to provide details regarding the improvements proposed for


active recreation areas within the PUD for design flexibility for future tenants input.

5) Development Edge (Comprehensive Plan Policy A.2.1.3): To allow the thirty-five (35)

foot Development Edge to be averaged to provide enhanced buffering adjacent to

existing single family homes along the western PUD boundary. The averaged buffer

exceeds the required acreage while addressing concerns from existing

homeowners.

DEPARTMENTAL REVIEW

This application was routed to all appropriate reviewing departments. There are no open

comments.

Office of the County Attorney Review: Major Modifications to Planned Unit Developments

are handled in the same manner as the original approval and are also considered rezonings.

The Applicant bears the initial burden for approval of demonstrating that the proposed

modification is a) consistent with the Goals, Objectives, and Policies of the Comprehensive

Plan and b) complies with the procedural requirements of the existing and current Land

Development Code. The Agency/Board may approve or deny the application if there is

competent substantial evidence that keeping the existing Master Development Plan (and

therefore the prior PUD zoning approval) serves a legitimate public purpose. A legitimate

public purpose in keeping the previous development may include that the

modification/rezoning: produces an urban sprawl pattern of development, is spot zoning;

produces an incompatibility or deviation from an established or developing logical and

orderly development; produces significant adverse impact upon property values of the

adjacent or nearby properties; or detracts from the character and quality of life in the

neighborhood by creating excessive noise, lights, vibration, fumes, odors, dust, physical

activities and other detrimental effects or nuisances.

Technical Division Review: All site engineering, drainage and required infrastructure

improvements will continue to be reviewed pursuant to the established Development

Review Process to ensure that the development has met all applicable local regulations and

permitting requirements. No permits will be issued prior to compliance with all applicable

regulations.

Planning and Zoning Division Review: The request for a reduced setback requirement for

mechanical equipment was prompted by requests from homebuyers and sales agents for

the Oxford Estates community to promote usable backyards for swimming pools, screened

enclosures, open lawns, etc. The reduced setback would not impede a property owner’s

ability to maintain or service mechanical equipment. Additionally, the proposed

modification will not affect the requirement that structures maintain a five (5) foot side yard

(with no permitted projections) to provide a minimum clearance of ten (10) feet between

structures. Staff research finds that similar allowances for reduction of setbacks for

equipment have been approved as part of the Ashford Mills (Shearwater) and Nocatee

Planned Unit Developments to maximize lot area. Lastly, staff does not believe that the

reduced setback for mechanical equipment would have an effect on the character of the

community given the size of the equipment in comparison with the size of the homes that can

be as large as 70 feet in width, 75 feet in depth and 35 feet in height.

Oxford Estates is currently in development with Phases 1-3, in the western portion of the

PUD, with approximately 104 out of 132 lots permitted for construction of single family

homes. Subdivision Plans for Phase 4 are currently in review with Phases 5 and 6 to follow.


The proposed modification, reduction of the required equipment setback, will apply to the

entire Planned Unit Development and may be applied to existing and future homes located

in all construction phases.

NORTHWEST SECTOR COMMUNITY MEETING

The Northwest Sector community meeting was held at 6:30 pm on Monday, April 17, 2017 at

the Oxford Estates model home. The applicant signed an affidavit stating that the community

meeting was properly noticed in accordance with the requirements of Section 33 of the

Development Review Manual, NW Sector Community Meeting Notice Procedures. Several

community homeowners attended the meeting in addition to the applicant, representatives

from David Weekley Homes, and staff. The discussion focused on possible noise impacts to

adjacent properties, screening of equipment required by the HOA Covenants and

Restrictions, and current locations of equipment in relation to outdoor living areas.

CORRESPONDENCE/PHONE CALLS

All property owners within the Oxford Estates community were sent the Adjacent Property

Owner notice (Attachment 5). No correspondence or phone calls have been received as of

the date of this report.

PLANNING AND ZONING AGENCY

The Planning and Zoning Agency heard this item on May 4, 2017 at its regular meeting and

recommended approval with a 5-0 vote. The Agency briefly discussed the possible impacts

resulting from the reduced distance of the equipment from the adjacent homes and the

market demand for usable backyard areas.

RECOMMENDED ACTION

STAFF RECOMMENDATION IS NON-BINDING.

Staff has no objection to the request and recommends approval of MAJMOD 2017-06 Oxford

Estates, subject to six (6) findings of fact. These findings are based on the following

information: application materials, consistency with the Residential-B FLUM classification,

the Land Development Code and Comprehensive Plan, and other relevant information

available to staff. However, such findings may be subject to other competent substantial

evidence and materials received or presented during the quasi-judicial public hearing.

ATTACHMENTS

1. Recorded Documents Section

2. Application and Supporting Documents

3. Northwest Sector Community Meeting

4. Cited Comprehensive Plan and Land Development Code Provisions

5. Adjacent Property Owner Notification Map

FINDINGS OF FACT

MAJMOD 2017-06 Oxford Estates PUD

APPROVE DENY

1. The request for a Major Modification

has been fully considered after public

hearing pursuant to the legal notice

as required by Florida law and the St.

Johns County Land Development

Code.

1. The request for a Major Modification

has been fully considered after public

hearing pursuant to the legal notice

as required by Florida law and the St.


Code.

2. As modified, Oxford Estates PUD is

consistent with Section 5.03.05.C of

the Land Development Code, which

provides conditions for Major

Modifications to approved PUDS.


not consistent with Section 5.03.05.C

of the Land Development Code,

which provides conditions for Major

Modifications to approved PUDS.


consistent with applicable portions of

the St. Johns County Comprehensive

Plan.


not consistent with applicable

portions of the St. Johns County

Comprehensive Plan.


consistent with Part 5.03.00 of the St.


Code, which provides standards for

Planned Unit Developments and with

the General Standards of section

5.03.02 with respect to (B) location;

(C) minimum size, (D) compatibility,

and (E) adequacy of facilities.


not consistent with Part 5.03.00 of the

St. Johns County Land Development

Code, which provides standards for

Planned Unit Developments.

5. The Master Development Plan Map

and Text for Oxford Estates PUD meet

the all requirements of Section

5.03.02.G of the St. Johns County Land

Development Code.

5. The Master Development Plan Map

and Text for Oxford Estates PUD do

not meet the all requirements of

Section 5.03.02.G of the St. Johns

County Land Development Code.

6. As modified, Oxford Estates PUD

does not adversely affect the orderly

development of St. Johns County and

is compatible and consistent with the

development trends of the

surrounding area.

6. As modified, Oxford Estates PUD

does adversely affect the orderly

development of St. Johns County and

is compatible and consistent with the

development trends of the

surrounding area.

ATTACHMENT 1

RECORDED DOCUMENTS SECTION

ORDINANCE NUMBER 2017 - ________

AN ORDINANCE OF THE COUNTY OF ST.

JOHNS, STATE OF FLORIDA,

APPROVING A MAJOR MODIFICATION

TO THE OXFORD ESTATES PLANNED

UNIT DEVELOPMENT (PUD),

ORDINANCE NO. 2013-16, AS AMENDED;

MAKING FINDINGS OF FACT;

PROVIDING A SAVINGS CLAUSE;

REQUIRING RECORDATION; AND

PROVIDING AN EFFECTIVE DATE.

BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF ST. JOHNS

COUNTY, FLORIDA:

WHEREAS, the development of the lands within this Major Modification shall proceed in accordance

with the application, dated February 27, 2017, in addition to supporting documents and statements from

the applicant which are a part of Zoning File MAJMOD 2017-06 Oxford Estates, for a Major

Modification to the Oxford Estates PUD, Ordinance Number 2013-16, as amended and as approved by

the Board of County Commissioners, and incorporated by reference into and made part hereof this

Ordinance. In the case of conflict between the application, the supporting documents, and the below

described special provisions of this Ordinance, the below described provisions shall prevail.

SECTION 1. That development of lands within the Oxford Estates PUD described in the attached

Exhibit A, shall be zoned and proceed in accordance with Ordinance Number 2013-16, as amended,

including the Application for Major Modification and attached hereto and made a part hereof as Exhibit

B.

SECTION 2. That the need and justification for modification of the Oxford Estates PUD, Ordinance

Number 2013-16, as amended has been considered in accordance with Section 5.03.05.C of the St. Johns

County Land Development Code and the St. Johns County Comprehensive Plan, whereby:

1. The request for a Major Modification has been fully considered after public hearing with legal

notice duly published as required by law.

2. As modified, the Oxford Estates PUD is consistent with the goals, objectives and policies of the

2025 St. Johns County Comprehensive Plan.

3. As modified, the Oxford Estates PUD is consistent with Part 5.03.05.C of the St. Johns County

Land Development Code, which provides conditions for Major Modifications to approved

PUDs/PRDs.

4. As modified, the Oxford Estates PUD is consistent with Part 5.03.00 of the St. Johns County

Land Development Code, which provides standards for Planned Unit Developments and with the

General Standards of Section 5.03.02 with respect to (B) location; (C) minimum size, (D)

compatibility, and (E) adequacy of facilities.

5. The Master Development Plan Map and Text for the Oxford Estates PUD meet all requirements

of Section 5.03.02.G of the St. Johns County Land Development Code.

6. As modified, the Oxford Estates PUD does not adversely affect the orderly development of St.

Johns County and is compatible and consistent with the development trends of the surrounding

area.

SECTION 3. That all other provisions of Ordinance 2013-16, as amended, not in conflict with the

provision of this Ordinance shall remain in full force and effect.

SECTION 4. Except to the extent that they conflict with specific provisions of the approved development

plan or PUD Ordinance, all building code, zoning ordinance, and other land use and development

regulations of St. Johns County, including, without limitation, the Concurrency Management Ordinance

and the St. Johns County Comprehensive Plan, as may be amended from time to time shall be applicable

to this development, except modification to approved development plans by variance or special use shall

be prohibited except where allowed by the Land Development Code. Notwithstanding any provision of

this ordinance, no portion of any impact fee ordinance, concurrency provision, building code,

comprehensive plan or any non-Land Development Code ordinance or regulation shall be deemed waived

or varied by any provision herein. Notwithstanding any provision of this ordinance, no portion of any use

restriction, title conditions, restriction or covenant shall be deemed waived or varied by any provision

herein.

SECTION 5. That the terms of this modification to the Oxford Estates PUD shall take effect

immediately upon receipt of this Ordinance by the Secretary of State.

SECTION 6. This ordinance shall be recorded in a book kept and maintained by the Clerk of the Board

of County Commissioners of St. Johns County, Florida, in accordance with Section 125.68, Florida

Statutes.

PASSED AND ENACTED BY THE BOARD OF COUNTY COMMISSIONERS OF ST. JOHNS

COUNTY, FLORIDA, THIS DAY OF 2017.

BOARD OF COUNTY COMMISSIONERS

OF ST. JOHNS COUNTY, FLORIDA

BY:

James K. Johns, Chair

ATTEST: Hunter S. Conrad, Clerk

BY:

Deputy Clerk

EFFECTIVE DATE:

(PARCEL A)

A PORTION OF THE FRANCIS P. FATIO GRANT, SECTION 39, TOWNSHIP 5 SOUTH, RANGE 27 EAST, ST. JOHNS COUNTY, FLORIDA

AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

BEGIN AT THE INTERSECTION OF THE WESTERLY RIGHT OF WAY OF LONGLEAF PINE PARKWAY (COUNTY ROAD 244 A 150 FOOT

RIGHT-OF-WAY AS NOW ESTABLISHED) WITH THE NORTH LINE OF SAID FRANCIS P. FATIO GRANT SECTION 39; THENCE SOUTH

02°39'37" EAST, ALONG SAID WESTERLY RIGHT OF WAY LINE OF LONGLEAF PINE PARKWAY, 72.31 FEET TO A POINT OF

CURVATURE TO THE WEST AND HAVING A RADIUS OF 1425.00 FEET; THENCE SOUTHERLY ALONG AND AROUND SAID CURVE TO

THE WEST AN ARC DISTANCE OF 916.04 FEET, SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF SOUTH

15°45'21" WEST, 900.35 FEET TO THE POINT OF TANGENCY, SAID CURVE ALSO BEING THE SAID WESTERLY RIGHT-OF-WAY LINE;

THENCE SOUTH 34°10'18" WEST ALONG SAID WESTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 1667.74 FEET TO THE

NORTHERLY LINE OF OFFICIAL RECORDS BOOK 807, PAGE 567, SAID PUBLIC RECORDS; THENCE DEPARTING SAID WESTERLY

RIGHT-OF-WAY LINE NORTH 76°38'13" WEST ALONG SAID NORTHERLY LINE, A DISTANCE OF 531.25 FEET TO THE EASTERLY

RIGHT OF WAY LINE OF ROBERTS ROAD (A 60 FOOT RIGHT-OF-WAY); THENCE NORTH 13°35'47" WEST, ALONG SAID EASTERLY

RIGHT OF WAY LINE, A DISTANCE OF 899.19 FEET TO THE SOUTHWEST CORNER OF LOT 21, BLOCK 1, MILLS COVE, ACCORDING

TO THE PLAT THEREOF AS RECORDED IN MAP BOOK 15, PAGE 41, OF THE PUBLIC RECORDS OF SAID COUNTY; THENCE SOUTH

89°52'03" EAST, ALONG THE SOUTH LINE OF SAID LOT 21, BLOCK 1, A DISTANCE OF 299.56 FEET TO AN ANGLE POINT; THENCE

NORTH 87°11'07" EAST, CONTINUING ALONG THE SOUTH LINE OF SAID LOT 21, A DISTANCE OF 438.90 FEET TO THE

SOUTHEAST CORNER THEREOF; THENCE NORTH 13°37'03" WEST, ALONG THE EASTERLY BOUNDARY OF MILLS COVE, 647.26

FEET TO AN ANGLE POINT; THENCE NORTH 07°30'03" WEST, CONTINUING ALONG THE EASTERLY BOUNDARY OF MILLS COVE, A

DISTANCE OF 719.39 FEET TO AN ANGLE POINT; THENCE NORTH 07°40'33" WEST, CONTINUING ALONG SAID EASTERLY

BOUNDARY OF MILLS COVE, A DISTANCE OF 1660.86 TO THE SOUTH LINE OF LANDS DESCRIBED IN OFFICIAL RECORDS BOOK

2385, PAGE 1634, OF THE PUBLIC RECORDS OF SAID COUNTY; THENCE NORTH 82°19'27 EAST ALONG SAID SOUTH LINE, A

DISTANCE OF 164.38 FEET TO ITS INTERSECTION WITH THE AFOREMENTIONED NORTH LINE OF THE FRANCIS P FATIO GRANT

SECTION 39; THENCE SOUTH 40°45'40" EAST, ALONG THE NORTH LINE OF THE FRANCIS P FATIO GRANT, SECTION 39, A

DISTANCE OF 2256.67 FEET TO THE POINT OF BEGINNING.

THIS PARCEL CONTAINS 86.88 ACRES, MORE OR LESS.

TOGETHER WITH:

(PARCEL B)

A PORTION OF SECTION 16, TOWNSHIP 5 SOUTH, RANGE 27 EAST AND TOGETHER WITH A PORTION OF THE FRANCIS P. FATIO

GRANT, SECTION 39, TOWNSHIP 5 SOUTH, RANGE 27 EAST, ST. JOHNS COUNTY, FLORIDA AND BEING MORE PARTICULARLY

DESCRIBED AS FOLLOWS:

BEGIN AT THE INTERSECTION OF THE EASTERLY RIGHT OF WAY OF LONGLEAF PINE PARKWAY (COUNTY ROAD 244) WITH THE

NORTH LINE OF SAID FRANCIS P. FATIO GRANT SECTION 39; THENCE SOUTH 40°45'40" EAST, ALONG SAID NORTH LINE OF

SECTION 39, A DISTANCE OF 394.50 FEET; THENCE NORTH 17°53'27" EAST, A DISTANCE OF 16.50 FEET; THENCE NORTH

51°16'28" WEST, A DISTANCE OF 45.08 FEET; THENCE NORTH 14°39'27" EAST, A DISTANCE OF 70.63 FEET; THENCE SOUTH

40°11'54" EAST, A DISTANCE OF 21.28 FEET; THENCE NORTH 00°24'46" WEST, A DISTANCE OF 44.35 FEET; THENCE NORTH

48°11'06" EAST, A DISTANCE OF 11.62 FEET; THENCE NORTH 66°17'35" EAST, A DISTANCE OF 55.89 FEET; THENCE NORTH



17°09'56" EAST, A DISTANCE OF 30.52 FEET; THENCE NORTH 22°00'56" WEST, A DISTANCE OF 37.10 FEET; THENCE NORTH

10°13'33" WEST, A DISTANCE OF 39.23 FEET; THENCE NORTH 26°16'12" EAST, A DISTANCE OF 30.79 FEET; THENCE SOUTH

Exhibit A

63°43'48" EAST, A DISTANCE OF 379.10 FEET; THENCE SOUTH 76°25'46" EAST, A DISTANCE OF 238.41 FEET; THENCE SOUTH









00°51'35" WEST, A DISTANCE OF 76.55 FEET; THENCE SOUTH 11°33'44" WEST, A DISTANCE OF 51.14 FEET; THENCE SOUTH


48°38'10" WEST, A DISTANCE OF 147.15 FEET; THENCE NORTH 60°56'30" WEST, A DISTANCE OF 79.44 FEET; THENCE NORTH

44°33'01" WEST, A DISTANCE OF 35.17 FEET; THENCE NORTH 23°28'28" WEST, A DISTANCE OF 66.53 FEET; THENCE NORTH

13°52'01" WEST, A DISTANCE OF 36.79 FEET; THENCE SOUTH 86°21'05" WEST, A DISTANCE OF 26.13 FEET; THENCE NORTH



01°44'55" EAST, A DISTANCE OF 36.49 FEET; THENCE NORTH 89°08'29" WEST, A DISTANCE OF 263.18 FEET TO THE NORTHERLY

LINE OF LANDS DESCRIBED IN OFFICIAL RECORDS BOOK 807, PAGE 567, OF THE PUBLIC RECORDS OF SAID COUNTY; THENCE

NORTH 76°40'03" WEST, ALONG THE NORTH LINE OF SAID OFFICIAL RECORDS BOOK 807, PAGE 567, A DISTANCE OF 2686.18

FEET TO ITS INTERSECTION OF THE EASTERLY RIGHT OF WAY LINE OF LONGLEAF PINE PARKWAY (COUNTY ROAD 244); THENCE

NORTH 34°10'18" EAST ALONG SAID EASTERLY RIGHT OF WAY LINE OF LONGLEAF PINE PARKWAY A DISTANCE OF 847.93 FEET

TO A POINT OF CURVATURE OF A CURVE CONCAVE TO THE WEST AND HAVING A RADIUS OF 1575.00 FEET; THENCE

NORTHERLY ALONG AND AROUND SAID CURVE AN ARC DISTANCE OF 12.63 FEET TO THE SOUTHWEST CORNER OF TRACT B, AS

SHOWN ON MAP BOOK 59, PAGE 56 OF THE PUBLIC RECORDS OF SAID COUNTY, SAID CURVE BEING SUBTENDED BY A CHORD

BEARING AND DISTANCE OF NORTH 33°56'31" EAST, 12.63 FEET; THENCE SOUTH 61°45'55" EAST, A DISTANCE OF 207.16 FEET

TO THE SOUTHEAST CORNER OF SAID TRACT B; THENCE NORTH 28°14'05" EAST, A DISTANCE OF 300.00 FEET TO THE

NORTHEAST CORNER OF SAID TRACT B; THENCE NORTH 61°45'55" WEST, A DISTANCE OF 207.09 FEET TO A POINT ON A CURVE

CONCAVE TO THE WEST AND HAVING A RADIUS OF 1575.00 FEET, SAID POINT BEING THE NORTHWEST CORNER OF SAID TRACT

B AND AFORESAID EASTERLY RIGHT OF WAY LINE OF LONGLEAF PINE PARKWAY (COUNTY ROAD 244); THENCE NORTHERLY

ALONG AND AROUND SAID CURVE AND THE EASTERLY RIGHT OF WAY LINE OF SAID LONGLEAF PINE PARKWAY, AN ARC

DISTANCE OF 585.55 FEET,SAID CURVE BEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 12°07'54" EAST,

582.18 FEET TO ITS INTERSECTION WITH THE NORTH LINE OF SAID SECTION 39 AND THE POINT OF BEGINNING.

LANDS THUS DESCRIBED CONTAIN 97.10 ACRES, MORE OR LESS

2/23/17

EXHIBIT B

OXFORD ESTATES PUD

MASTER DEVELOPMENT PLAN TEXT

This Master Development Plan Text is part of an application for rezoning to Planned Unit Development (“PUD”) as required by the St. Johns County Land Development Code, Section 5.03.02G1. The application is filed on behalf of the applicant and the owner, Oxford Estates, LLC (“Oxford Estates”).

A. Project Description. This is a Major Modification to the existing Oxford Estates PUD.The Oxford Estates PUD that was approved by a subsequent Development Plan, underordinance number 2013-16, was for a residential development that is located in theNorthwest Sector of St. Johns County. The project is on Longleaf Pine Parkway justnorth of Roberts Road. The project is south of a proposed subdivision, and east ofexisting single family residences. This development will provide housing in this portion ofthe County where the urban infrastructure is already in place. The developer of theproject has existing demand from builders with whom it has ongoing relationships forsingle family housing in this area. Primary access to the property will be from LongleafPine Parkway. The property is 0.6 miles from Greenbriar Road, 2.9 miles from StateRoad 13 and 7.7 miles from I-95. Because of its proximity to existing development andinfrastructure, the project will not contribute to urban sprawl. The development will alsoincorporate some Low Impact Development principals, which will include no more than50% of each lot having high flow irrigation and a minimum of 50% of plantings beingnative species. Other Low Impact Development principals will also be encouraged,which may include but are not limited to using retention ponds for irrigation water,reducing the size of stormwater management systems, using pervious concrete inparking areas, reducing cleared and filled areas and leaving existing vegetated areas.An application for a Comprehensive Plan Amendment is also under review as well asthis Major Modification. The Application number is COMP AMD 2014000003 for furtherreview.

B. Development Size. There are a total of 183.98 acres of property within the PUD, with aFuture Land Use Map designation of 94.76 acres on Residential B and 89.22 acres onSilviculture currently. Originally the development size was 75.01 acres.

C. Wetlands. There are a total of approximately 39.6 jurisdictional wetland acres within thePUD that are presently intended to be preserved. It is presently anticipated that 6.39 acresof wetlands will be impacted. Any impacts to the jurisdictional wetlands will only occur inaccordance with all appropriate permits and required mitigation. The exact location andacreage of preserved wetlands will be determined in connection with final St. Johns RiverWater Management District permitting. A Site Plan that depicts the State jurisdictionalwetland line signed by the SJRWMD Environmental Manager will be provided to the Countyonce the jurisdictional wetland lines are approved. The developer plans to ultimately placethese areas under conservation easements but there may be wetland enhancement andmitigation projects within the PUD.

D. Development Area. The Property consists of approximately 183.98 acres, of whichapproximately 144.38 acres are upland and approximately 39.6 acres are wetland, of whichapproximately 6.39 acres are wetlands that will be impacted. The project is residential and

2/23/17

features a maximum of 290 single-family residential units consistent with the Residential B comprehensive plan category and Section 2.02.01.D of the LDC, as of the date of the approval of the PUD.

E. Dwelling Units and Density. This Major Modification is an addition of 188 detached single family homes to the existing approved PUD of 102 units. Residential development shall be limited to 290 detached single family homes. This unit number is consistent with the Comprehensive Plan, which limits the project to a maximum density of 302 residential units. Further, it is consistent with the base density for Comprehensive Plan Residential B category of 2 units per acre on 150.77 acres of developable uplands including impacted wetlands. The gross density of the project is 1.58 units per acre based upon 290 residential units on a total of 183.98 acres and the net density is 1.92 units per upland acre based upon 290 units on 150.77 upland acres. The projected population within the project is 708 persons based upon 2.44 persons per household, the St. Johns County concurrency standard. The estimated number of school age children within the project is currently 241 based upon the St. Johns County School Board estimation of 0.83 school age children per household in the Project. The project will conform to all School Concurrency requirements.

The residential density of the project is lower than would be permitted within the Residential “B” designation indicated on the Future Land Use Map (FLUM) of the St. Johns County Comprehensive Plan as well as the notation that exists in the Future Land Use Element of the Plan, capping the maximum number of units to 290.

F. Non-Residential Development. None.

G. Site Development Criteria.

I. Single Family Detached Residential.

1. Residential Development. 290 residential units shall be developed with detached single-family homes with fee-simple form of ownership. Lot development criteria shall be as follows: minimum lot width shall be 83 feet (as calculated pursuant to Section 6.01.03A of the Land Development Code) with a minimum lot size of 10,000 square feet and a maximum lot coverage by buildings of 60% (25% overall). The maximum impervious surface coverage is 70%. The maximum building height for all structures shall be 35 feet, not including chimneys.

2. Setbacks. The following setback requirements shall apply to all single family detached residential structures. The setbacks specified in this MDP Text are the minimum setbacks that are currently required. In the event that the minimum setback requirements under the Land Development Code are reduced, the setbacks required within the Project may be reduced accordingly as allowed by the Land Development Code. The setbacks shall be measured in accordance with the definition of “Yard” contained in Article XII of the Land Development Code and set forth below and in accordance with the following subsections of Section 6.01.03 of the Land Development Code as set forth in Section G.2.g below:

a. Side Yard. The minimum side yards setback shall be 5 feet with no permitted projections, providing for a minimum clearance of 10 feet between any structures. Driveways may be located within the side yard setbacks.

b. Front Yard. The minimum front yard setback shall be 20 feet to the nearer of the face of the garage or home. Driveways may be located within the front yard setbacks.

2/23/17

c. Rear Yard. Minimum rear yard setbacks shall be 10 feet.

d. Corner Lot. The setbacks for corner lots shall be in accordance with the requirements of the Land Development Code.

e. Flag Lot. All flag lots will have a minimum width of 25 feet.

f. Accessory Structures. Accessory Structures shall be allowed as per Section 2.02.04 of the Land Development Code. Detached Accessory Structures (other than guest houses) that are separated from the main Structure by not less than 10 feet may be located in a required Side or Rear Yard but not less than 5 feet from any Lot line.

g. Equipment Pads. Air conditioning and heating units, pool equipment, equipment pads, and permanent installation of emergency electrical generators and their fuel systems designed to serve the main structure (along with any wall and/or screening) may be located in any required side or rear yard but not less than three (3) feet from any Lot line. The applicant is requesting a waiver to allow for this in section T below. There shall be no swimming pool, pool deck, pool enclosure, air conditioning equipment, electrical equipment, or masonry wall/fence located within the boundaries of a drainage easement.

In addition, the 75 foot scenic edge along Longleaf Pine Parkway will be consistent with Section 5.03.03.B.1.e of the Land Development Code requiring a 50 foot setback and screening for any lots adjacent to arterials and/or major collector roadways.

II. Yard Measurements, Setbacks, Parking, Fencing, Signage and Excavation Activities.

1. Definition of Yard. A required open space other than a court unoccupied and unobstructed by a Structure or portion of a Structure from thirty (30) inches above the general ground level of the graded Lot upward; provided, however, that fences, walls, poles, posts, and other customary yard accessories, ornaments, and furniture may be permitted in any Yard subject to height limitations and requirements limiting obstruction of visibility. As applied to attached residential structures, yards, setbacks and coverage measures shall be applied to the entire building itself and not any individual multi-family unit or platted townhome lot.

a. Except as applied to attached residential structures in paragraph 1 above, yard measurements shall be in accordance with Section 6.01.03 of the Land Development Code.

b. Mechanical equipment, such as air conditioning units, pumps, heating equipment, solar panels, and similar installations, and screening, housing for such equipment and permanent emergency generators and fuel systems, may project into the required Side Yard(s) or Rear Yard(s) but shall be not located within three (3) feet of any Lot, and may not project into the required Front Yards.

2. Parking. Parking for two vehicles shall be provided outside of the right-of-way within the parking area, driveway or a garage for each residential unit. Sufficient parking to serve any model homes will be located outside of the right-of-way within the driveway of the model homes or on adjacent lots/stabilized areas capable of accommodating more than two vehicles.

2/23/17

3. Fencing. Rear and side yards may be fenced with a maximum 6-foot high wood, vinyl, aluminum, wire, chain-link or similar type fence and front yards may be fenced with a maximum 4-foot high wood, vinyl, aluminum, wire, chain-link or similar type fence. No fencing shall be allowed within any undisturbed upland buffers.

4. Signage

For the purpose of on-site signage, the PUD is a single premise. All signs will be consistent and conform to the requirements of the Land Development Code (LDC), including Section 7.02.00, 7.03.00, 7.04.00, 7.05.00 and 7.06.00.

a. Project Identification Signs. The project identification signs shall be permitted at or near the main entrances to the property. The project identification signs may be monument or ground signs and may be incorporated into a wall, fence, or other structure. The project identification signs may be no more than fifteen (15) feet in height and a maximum ADA of thirty-two (32) square feet per allowable sign face. The subdivision signs may be lighted or externally illuminated and shall be landscaped. The subdivision entrance signs may be located within a median provided such tract is not a part of a public right-of-way.

b. Temporary Signs. Temporary signage relative to lot and home sales (i.e. for sale, informative contractor signs, identity and informational signs, model home signs, rental information signs, and speed limit signs) will be allowed in accordance with requirements of Section 7.02.01 and 02 of the LDC, where applicable. Special Event Signs, per Section 7.05.01 will also be allowed. In addition, the applicant is requesting that Special Event Signs, per Section 7.05.01 also be allowed for pennants only. The applicant is requesting a waiver to allow for these within this residential community and provide for additional display time (up to two hundred days per calendar year).

5. Excavation Activities. Excavation activities shall be shown on construction plans and shall be allowed within approved Development Areas (as defined by approval of construction plans) within the Project for the construction of stormwater management systems and ponds, wetland creation and/or wetland enhancement and other similar uses and structures in conjunction with the development of the project, subject to all applicable permitting requirements. Additionally, fill dirt may be brought onto the project as needed to develop the project. The removal of dirt from the property is allowed only during construction of the infrastructure for the subdivision once Subdivision Construction Plans are approved; not after As Built approval. This PUD shall allow early land clearing and the deposit and leveling of fill material removed from construction of the master drainage system and road rights-of-way subject to permitting requirements of St. Johns County and the St. Johns River Water Management District appropriate for the stage of development. Prior to any such early clearing activity, the Developer shall provide to the County a tree survey of protected trees as defined in Chapter XII of the Land Development Code within the limits of the clearing for the road rights-of-way and the master drainage system. The Developer shall mitigate for any protected trees to be removed by such early clearing activity as required under Chapter IV of the Land Development Code.

H. Infrastructure.

1. Stormwater. Stormwater will be handled on site with a series of ponds or lakes throughout the site and conveyed via the roadways and/or piping within appropriate

2/23/17

easements. The drainage structures and facilities will be designed and constructed in compliance with the Land Development Code in effect at the time of permitting, subject to the permitting requirements of the St. Johns River Water Management District. The drainage easements for the stormwater lakes and ponds depicted on the Master Development Plan will be dedicated to an approved property owners association on future plats for maintenance, drainage and access purposes. The stormwater ponds and lakes may have fountains. Any stormwater discharged from the project shall be treated in accordance with applicable requirements of the St. Johns River Water Management District and the Florida Department of Environmental Protection. Stormwater ponds located within the scenic edge will be designed as an amenity as detailed in H.4. below.

2. Vehicular Access/Interconnectivity. All roads, streets, and parking areas shall conform to the design standards specified in the St. Johns County Land Development Code. Any modification to the roadways will comply with the requirements of Section 5.03.05 of the Land Development Code. Right and left turn lanes will be installed on Longleaf Pine Parkway at the project entrance. All signs and pavement markings in County rights-of-ways shall meet requirements of LDC 6.04.07.J.

a. Internal Roads. Access to the Property will be by one (1) entrance off of Longleaf Pine Parkway. The internal roadways will be privately owned by an approved property owners association. The exact location and configuration of the internal roads shall be depicted on construction plans submitted for approval. Access to the property will be gated at the entrance.

b. Interconnectivity. Pedestrian/bicycle access from the PUD to adjacent properties may be constructed by the Developer where and if practicable. Vehicular interconnectivity with adjacent properties has been contemplated to the north, east and south of the portion of the property east of Longleaf Pine Parkway. Vehicular interconnectivity on the portion of the property west of Longleaf Pine Parkway is not feasible. The property adjacent to the west is all single family residential with finished homes on most of the lots. The property adjacent to the north is a small undeveloped piece of land that is part of the Aberdeen DRI. The property adjacent to the south is undeveloped and at the corner of Roberts Road and Longleaf Pine Parkway, and is very likely to be some sort of neighborhood commercial in the future. The internal roads will be privately owned, and the neighborhood will be gated. Any gating of the community is subject to the LDC and any other applicable standards.

3. Sidewalks. A 4-foot sidewalk shall be provided on one side of each road within the project. The developer may provide pedestrian connections between residential parcels and other residential and recreation areas and through any open space and preservation areas, subject to meeting applicable permitting requirements and construction plan approval. Sidewalk construction will comply with the Florida Accessibility Code for Building Construction, to the extent required by such Code. Internal sidewalks shall be connected to existing sidewalks along Longleaf Pine Parkway.

4. Parks/Recreation/Open Space.

Several active recreational areas and trails, containing a minimum of 3.54 acres, will be provided to serve the residents of the Project. The recreational areas will provide at a minimum at least one gazebo, picnic area, hiking/running trails connecting street sidewalks, park benches and playground equipment, and may contain, at the option of the Developer, a pool and cabana with restroom facilities. All of the facilities and

2/23/17

elements for each park, open space, recreational area and/or amenity center or the like shall meet the requirements of the Florida Accessibility Code for Building Construction (FACBC) adopted pursuant to Section 553.503, Florida Statutes and based on the ADA Standards for Accessible Design. The amount of recreational acreage on a per capita basis exceeds the County standard described in LDR Section 5.03.03.D.1. Additional passive and active recreation may be provided through pedestrian connections between residential parcels and other residential and recreation areas and through any open space areas, subject to compliance with applicable permitting requirements and construction plan approval. The Developer shall be responsible for the construction of the park improvements described in this Subsection, and an approved property owners association or community development district shall be responsible for the maintenance of the improvements. The project shall include open space of 25% of the PUD acreage consisting of parks, wetlands and scenic edges, development edges and buffers, and will have a minimum of 5% conservation of upland natural vegetation in compliance with Section 5.03.03.A.3 of the LDC. Retention areas located within the scenic edge will be designed as an amenity. The edges of these ponds have been scalloped to soften the bank, native grasses will be planted around the top of the bank along the scenic edge, and the internal sidewalk system will be connected by a walking path (and bench) around the top of the bank where feasible. These ponds will also have at least 1 5hp fountain.

5. Potable Water/Sanitary Sewer. Central water and sewer service shall be provided by JEA. The exact location of any required lift station will be determined upon construction plan approval.

6. Fire/EMS Protection. Development shall be in compliance with Section 6.03 of the LDC.

7. Solid Waste. Solid waste collection shall be provided by the County-contracted waste collection company. Based upon an estimated generation of 5.71 pounds times 2.44 persons per dwelling unit, solid waste generation for 290 residential units results in an estimated 4,040 pounds per day.

8. Utilities. All electrical and telephone lines will be installed underground on the site. Electrical power will be provided by Florida Power and Light Company.

9. Natural Gas. Natural Gas will be installed underground on the site. Gas will be provided by Teco Peoples Gas.

I. Potable Water/Sanitary Sewer. Central water and sewer service will be provided by JEA. Connection or extension to existing lines will be done at Developer expense. Water distribution and wastewater collection/transmission facilities will be dedicated to St. Johns County. Based upon an estimated use of 350 gallons per day per single family residence, water and sewer use for 290 residential units results in an estimated 101,500 gallons per day for potable water and an estimated 101,500 gallons per day for sanitary sewer. The source for irrigation onsite shall be reclaimed water. If reclaimed water is unavailable, stormwater management facilities larger than one half acre shall be used as a source of irrigation, when not impracticable, until such time as reuse becomes available consistent with Comprehensive Plan Policy D3.2.6, D.5.3.1, E.2.1.6.g.

J. Soils. A copy of the Soils Map reflecting the soils within the PUD is attached to the Application. A total of nine soil types were identified on-site: Tavares Fine Sand, Zolfo

2/23/17

Fine Sand, Pomona Fine Sand, Smyrna Fine Sand, Ona Fine Sand, Riviera Fine Sand, Tocoi Fine Sand, Holopaw Fine Sand, and Bakersville muck. Detailed information is contained in the natural resources assessment attached.

I. Descriptions

Tavares Series: The Tavares series consists of moderately well drained, nearly level to gently sloping soils that formed in sandy marine sediments. These soils are on narrow to broad ridges and knolls in the flatwoods and on slopes adjacent to drainageways. The water table is between depths of 40 and 80 inches for more than 6 months in most years, but recedes to a depth greater than 80 inches during droughts. Slopes range from 0 to 5 percent. Smyrna Series: The Smyrna series consist of poorly drained, nearly level sandy soils that formed in thick deposits of marine sandy materials. The water table is at a depth of less than 10 inches for 1 to 4 months and 10 to 40 inches for more than 6 months in most years. During the rainy seasons the water table rises above the surface briefly. Slopes range from 0 to 2 percent.

Ona Series: The Ona series consists of nearly level, poorly drained soils formed in sandy marine sediments. These soils occur in flatwood areas. The water table is at a depth of 10 to 40 inches for periods of 4 to 6 months during most years. It recedes to a depth of more than 40 inches during very dry seasons. Slopes range from 0 to 2 percent. Tocoi Series: The Tocoi series consist of poorly drained, nearly level soils that formed in sandy marine sediments. These soils are in flatwoods. The water table is at a depth of less than 10 inches for 2 to 4 months during most years. It is at a depth of 2 to 4 months during most years. It is at a depth of 20 to 40 inches for more than 6 months during most years. Slopes range from 0 to 2 percent. Holopaw Series: The Holopaw series consists of nearly level, poorly drained soils formed in thick beds of sandy over loamy marine sediments. These soils are on broad low flatlands and in well defined drainageways. The water table is at a depth of less than 10 inches for 2 to 6 months, but recedes to a depth of 10 to 40 inches for 3 to 4 months during most years. Drainageways are flooded for more than 1 month in most years. During extended dry seasons, the water table recedes to a depth of more than 40 inches. Slopes range from 0 to 2 percent. Bakersville Series: The Bakersivell series consists of very poorly drained, nearly level soils that formed in thick beds of sandy and loamy marine sediments. These soils occur in depressions in

2/23/17

the Flatwoods. The water table is above the surface for 6 months or more in most years. Slopes are less than 1 percent.

Soil Suitability: Oxford Estates

The following soil suitability parameters are taken directly from the Soil Survey of

St. Johns County (Natural Resource Conservation Service, 1983), Table 10 –

Building Site Development. The development parameters have been

paraphrased to address only those specific activities proposed to occur within the

Oxford Estates project. The true suitability of the on-site soils for each proposed

development type will be determined during an independent geotechnical

investigation.

Map Symbol

and Soil Name

Shallow

Excavations

Dwellings without

Basements

Small

Commercial

Buildings

Local Roads

and Streets

Lawns and

landscaping

06 – Tavares

fine sand

Severe: cutbanks

cave.

Slight. Slight Slight. Severe: droughty.

09 – Pomona

fine sand

Severe: cutbanks

cave, wetness.

Severe: wetness. Severe: wetness. Severe: wetness. Severe: wetness.

11 – Smyrna

fine sand

Severe: cutbanks

cave, wetness.


12 – Ona

fine sand

Severe: cutbanks

cave, wetness.


34 – Tocoi

fine sand

Severe: cutbanks

cave, wetness


46 – Holopaw

fine sand

Severe: cutbanks

cave, wetness.

Severe: wetness. Severe: wetness. Severe: wetness. Severe: wetness,

droughty.

69 – Bakersville

muck

Severe: cutbanks

cave, ponding.

Severe: ponding. Severe: ponding. Severe: ponding. Severe: ponding,

excess humus.

K. Site Vegetation. The Florida Land Use Cover and Classification System (FLUCCS) Map is attached to this application. A total of four designations exist on the Property: Coniferous Pine Plantation (FLUCFCS 441), Hydric Pine Plantation (FLUCFCS 441w), Cypress (FLUCFCS 621), and Wetland Forested Mix (FLUCFCS 630). Detailed information is contained in the natural resources assessment attached.

2/23/17

L. Significant Natural Communities Habitat and Listed Species. Florida Ecosystems, LLC has conducted a natural resources assessment to determine the existing site conditions of the Property. The resulting report is attached to this application. No significant natural communities’ habitat or listed species were identified upon the Property.

M. Historic Resources. A Cultural Resource Assessment Survey (Phase I) will be conducted for the Project if it is deemed to be necessary.

N. Landscape Buffers. A minimum 35-foot development edge shall be provided around the boundary of the property. An average 75-foot wide, minimum 50 foot wide scenic edge will be provided alongside Longleaf Pine Parkway. Scenic Edges, Development Edges, and buffers shall be included on all construction plans submitted for review and shall be recorded on the plat. Land clearing plans will be submitted for the roads, recreation areas and drainage facilities with the construction plans. Lot clearing will be allowed individually by permit through the County. The development will conform to all land clearing and tree credit/replacement requirements outlined within the Land Development Code effective at the time of permitting.

O. Special Districts. Project is not located in any special districts.

P. Temporary Uses. All temporary uses allowed within the PUD will comply with the requirements of the Land Development Code. Development of this site and construction of the improvements may require temporary uses such as construction trailers, sales offices, storage/sales sheds, or other trailers, temporary signage or temporary access. Temporary sales and construction trailers and other temporary improvements shall be removed from a lot or parcel before any improvements on such lot or parcel receive a certificate of occupancy from the County. Temporary construction trailers will be shown on engineering and construction plans. Model homes may be used as temporary sales centers and construction offices. Parking for the model homes and sales offices will be located within the driveway or on adjacent stabilized areas until roadway improvements have been approved by the County. Model homes may have one sign each, located on the lot. No individual non-builder lot sales may occur prior to recording a plat. As allowed by the Land Development Code, model homes may be constructed prior to platting. Model homes must be located on a residential lot. Model homes shall not equal more than 10% of the total number of lots allowed under an approved development permit. No certificates of occupancy shall be released until a final plat has been recorded and as-builts have been approved by the County.

Q. Accessory Uses. All temporary uses and structures as provided in the Land Development Code are allowed within the project, provided such uses are of a nature customarily incidental and clearly subordinate to the permitted or principal use of the structure. The setbacks for accessory uses for residential development are addressed in subparagraph G. above. Accessory uses, such as home offices, pets, etc. will be allowed as per the requirements for residential districts stipulated within the Land Development Code. Accessory commercial uses will also be allowed, with standards as outlined within the LDC.

R. Phasing. The development will be developed in two (2) 5-year phases. The first phase will consist of 130 lots, and the second phase will consist of 160 lots. The phase will commence within five (5) years of the effective date of the PUD rezoning ordinance. “Commencement” for purposes of this Section R is defined as approval of horizontal construction plans. The

phases will be completed within ten (10) years of commencement. “Completion” of development shall be defined as County approval of the as-builts for all improvements within the phase. The Developer will dedicate all recreational areas to an approved property

2/23/17

owners association and will clear, grade, and construct the improvements within the recreational areas described in Section H.4 above.

S. Project Impact. The project will provide on-site stormwater drainage facilities. The overall design incorporates generous green space, open space and varied active and passive on-site recreational opportunities. JEA has capacity and will provide all of the water and sewer facilities for the project. The project will therefore have minimal impact on the facilities and infrastructure of St. Johns County. The project is located within an area designated for residential development in the St. Johns County Comprehensive Plan and is located within an area which is experiencing strong demand for housing in northern St. Johns County. The existing zoning district would not permit the property to offer any of the benefits that can be achieved under this proposal. The PUD zoning, rather than conventional residential zoning, allows the developer a broader range of uses to meet the market demands and the County, a greater control over development within this project.

T. Waivers. The following waivers are requested:

I. A Waiver is requested to Sections 5.03.03E of the Land Development Code relating to unified sign plans as such requirements apply most directly to commercial development, and this project is solely residential.

II. A Waiver is requested from Section 7.05.01 to allow for Special Event signs per Section 7.05.01 (for pennants only) within the residential properties, for up to two hundred (200) days each year, to allow builders to advertise within the development. The location of the signs would be confined to the entrance area of the Property. The applicant has found that in order to be competitive in the market, builders need the recognition afforded by such pennants. The applicant will obtain any necessary permits to allow for such signs.

III. A Waiver is also requested to 5.03.02.G.1 to allow use of the incremental MDP’s for recreational details. The applicant does not have specific designs at this time and requests this flexibility to work with future tenants and/or buyers.

IV. A Waiver is also requested from Policy A.2.1.3 to reduce the perimeter buffer along part of the development to less than thirty five (35) feet. The average perimeter buffer still exceeds the minimum requirement, but the reduction is being sought to allow for additional buffering adjacent to existing single family homes along the western development edge as requested by homeowners that attended the community meeting.

V. A Waiver is also requested to 2.02.04.B.5 to reduce the minimum distance that any HVAC pad and unit, pool equipment and/or other equipment and pads designed to serve the main Structure may be located from any Lot line from five (5) feet down to three (3) feet. This waiver is being requested in order to allow for innovative design techniques and alternative development patterns by allowing a wider range of house elevations and options, opening up the standard 70 foot wide product lines that most local and national builders offer, as well as many side and rear entry garage layouts that greatly increase the variation and desirability of the subdivision. It also allows the builder to reduce the impact of noise on adjacent homeowners by allowing HVAC units to be placed between the homes, and not be forced to locate equipment in the backyard. The deeper lots in this neighborhood are designed to promote useable backyard living areas, and the current setback has had the unintended consequence of forcing HVAC units

2/23/17

to be placed in the backyard, eliminating some of the more desirable features of this neighborhood. This is a similar request as the one requested and approved for Ashford Mills and in Nocatee.

The Applicant requests no other waivers, variances or deviations from the Land Development Code or other land development regulation within this PUD, however, the applicant maintains the right to request small adjustments, minor and major modifications to the PUD in accordance with the standards set forth for Planned Unit Developments within the LDC.

U. Ownership/Agreement. All successors in title to the Property shall be bound to and agree to comply with the commitments and conditions of the approved PUD.

V. Future Land Use Designation. The property is located within the Residential B and Rural Silviculture designation on the 2025 Future Land Use Map (FLUM) of the St. Johns County Comprehensive Plan. A Comprehensive Land Use Map Amendment was submitted on April 7, 2014 under 2014-003 to change the Rural Silviculture to Residential B to be consistent with the rest of the property.

NEIGHBORHOOD PROFILE / NORTHWEST SECTOR COMPLIANCE

The goal of the Northwest Sector Plan is to ensure that the Northwest Sector of St. Johns County will grow in the form of complete communities and neighborhoods within a framework of connected development edges and recreational trails, an orderly roadway and transportation circulation system, that will sustain and provide a high quality of life, protection of the natural environment, a sound economy, efficient movement of goods, services, and people and provide a healthy social and cultural environment for all residents. The Oxford Estates PUD, which will consist of 290 single family residents, will be of a very high quality, adding to the already established residential surroundings. The location and proximity to Longleaf Pine Parkway will offer residents good access to other employment and retail centers, as well as schools, parks, and other community amenities. The proposed development conforms to the intent of the Sector Plan, which promotes enhancing the appearance of the area through preservation of natural features and the provision of open space, maintenance of the character of the existing environment and vistas, and maintenance and enhancement of the native tree canopy and under-story prevalent in the area. It encourages design which strives for efficient use of the land that results in more compact infrastructure, provides for lessened impacts on existing facilities and relieves the burdening effect of wasteful distribution of new infrastructure. The uses with substantial buffers, via the Scenic Edge and Development Edge, will meet these standards and objectives.

The PUD complies with all applicable sections of Policy A.2.1.1 (a, b, c, d, e and f). It provides more than the required open space and parks area, contains no strip development, and provides a very efficient roadway network along with development edges, scenic edges, and a recreational trail system. The PUD does not increase the potential density or intensity of the site or surrounding area. There are no connected wetlands on site, and the majority of the wetland areas are being preserved. A community planning public participation meeting will also be held (Policy A.2.1.7), and the county school and transportation departments will be analyzing the impact on area schools and roadways through the fair share mitigation process.

The roadway networks will be consistent with Policy A.2.1.2, accommodating traffic demands by providing left and right turn lanes as needed. Policy A.2.1.4 will also be met, with a 75 foot Scenic Edge along Longleaf Pine Parkway to preserve the rural character and enhance scenic

2/23/17

view sheds. The PUD will also meet Policy A.2.1.3 by providing a 35 foot Development Edge, and by incorporating recreational trails through the development and scenic edges.

The PUD will be consistent with Policy A.2.1.9, and specifically sections a, b, d, e, h, k, l, m, n, o, p, q, r and s. The PUD will also be consistent with Policy A.2.1.10, and specifically sections a, c1, c3, c4, c6, c10, c14 and c16. Overall, the Oxford Estates PUD will enhance the quality of life in the area, protect the natural environment, and provide a healthy social and cultural environment for all residents.

END OF RECORDED DOCUMENTS

SECTION

ATTACHMENT 2

APPLICATION AND SUPPORTING

DOCUMENTS

Location Map

Subject Property

Location Map

Subject Property

ATTACHMENT 3

NORTHWEST SECTOR COMMUNITY

MEETING

NOTICE OF A COMMUNITY MEETING

Regarding the Oxford Estates Planned Unit Development MAJMOD2017-06

NOTICE IS HEREBY GIVEN THAT A COMMUNITY MEETING Sponsored by the Applicant will be held

Monday, April 17, 2017 at 6:00 PM at the David Weekley Model Home

107 Oxford Estates Way, St. Johns, Florida 32259

NOTICE OF NORTHWEST SECTOR COMMUNITY PLANNING PUBLIC PARTICIPATION MEETING REGARDING the Major Modification, Application No. 2017-06, to Oxford Estates Planned Unit Development, Application No. PUD 2012-08, to change the setback for accessory equipment from 5 feet to 3 feet. The public is welcome to attend and participate.

NOTICE TO PERSONS NEEDING SPECIAL ACCOMMODATIONS AND TO ALL HEARING IMPAIRED PERSONS: In accordance with the Americans with Disabilities Act, persons needing a special accommodation to participate in the proceedings should contact Katie Diaz at (904) 209-0653 of the St. Johns County Judicial Maintenance Department. For hearing impaired individuals: Florida Relay Service: 1-800-955-8770, no later than five (5) days prior to the date of the community meeting. In addition, if you have any questions, please call John N. Day at (904) 268-9990 or the St. Johns County Planning and Zoning Department at (904) 209-0675.

Community Meeting MAJMOD 2017-6 Oxford Estates

Monday, April 17, 2017 at 6:00 pm

A community meeting was held on Monday, April 17, 2017 at 6:00 p.m. at the Oxford Estates David Weekley Model Home located at 107 Oxford Estates Way, for application MAJMOD 2017-6 Oxford Estates for the modification of PUD 2012-7 to change the setback for accessory equipment from 5 feet to 3 feet. Some concerns and discussions were brought to our attention regarding the noise of the accessory equipment and how it might increase with a reduced setback. A sales agent and resident of Oxford Estates explained some real life examples of the issues she faces with the current setback. One example of her concerns is that she is unable to sell a spec that is currently in the neighborhood. She has received a lot of negative feedback regarding the AC Unit being placed in the rear of the home, because it creates an eye sore and it does not create an enjoyable environment on the back porch.

ATTACHMENT 4

CITED COMPREHENSIVE PLAN AND

LAND DEVELOPMENT CODE

PROVISIONS

APPLICABLE CODE REGULATIONS - MAJMOD 2016-06

Oxford Estates PUD

LDC Section 2.02.04.B Permitted Accessory Uses, Residential Districts

Each of the following Uses is considered to be a customary Accessory Use, and as such, may

be situated on the same Lot with, but detached from, the principal Use with which it is

associated.

5. Air conditioning compressors including HVAC pad and unit, pool equipment and/or other

equipment designed to serve the main Structure may be located in any required Side or Rear

Yard but not less than five (5) feet from any Lot line.

LDC Section 5.03.03 Specific Standards

Specific standards may be modified or waived if substantial compliance is met through other

means, or to meet other desirable objectives, such as to accommodate traditional

neighborhood design principles, maintain the function of a vegetative community, and

similar issues. Modifications and waivers shall be provided with the PUD Master

Development Plan Text.

B.1 Setbacks, Residential

d. Five (5) foot setback for Accessory Structures

LDC Section 5.03.05 Changes In Approved Planned Unit Developments

Changes to approved PUDs may be made in one of three (3) ways: Small Adjustments, Minor

Modifications and Major Modifications. A Major Modification shall require approval of the

Board of County Commissioners and shall be handled in the same manner as the original

approval pursuant to Section 9.06.04 of this Code.

C. Major Modification

The Board of County Commissioners may approve Major Modifications to approved PUDs,

under the authority of these provisions upon application by the original Applicant or

successors in interest, and upon making a finding that any of the following conditions

are met:

1. The changes will result in an increase in density or intensity of Use, greater than

two thousand (2,000) square feet of usable floor area, or an increase greater than ten (10)

Dwelling Units, or an increase of more than five percent (5%) in the amount of outside land

area devoted to sales, displays, or demonstrations over the entire PUD. In no case shall the

overall intensity or density be increased over the maximum allowed by the Comprehensive

Plan;

2. The changes will result in an increase in Structure height;

3. The changes will result in an addition or deletion of a Use from the specifically

approved PUD Uses. Requests to allow a Special Use referenced in Section 2.03.00 on an

individual Parcel may be processed as a Minor Modification. Such requests shall adhere to

the criteria within Section 2.03.00. Deviations to the criteria may be considered as part of the

Minor Modification application in accordance with the Land Development Code. Requests to

allow for Special Uses within the entire PUD district shall be processed as a Major

Modification.

4. The changes will result in a decrease in required Yards by more than ten percent (10%)

other than for a single residential Lot;

5. The changes will result in an increase in the area allocated to any land Use type,

except open space/recreation area, by more than five percent (5%);

6. The changes will result in a change to the location, number, or type of pedestrian

or vehicular accesses, unless reconfiguration of internal pedestrian or vehicular accesses is

determined by the County Administrator to be of a minor nature that may be approved as a

Minor Modification;

7. The changes will result in an increase in traffic generation by more than five

percent (5%);

8. The changes will result in a change in the location of specific land Use(s) by

more than ten percent (10%) of the total land area of the specific land Use(s); and

9. The change is an extension of more than one (1) year in the commencement or

completion term of the PUD.

The changes shall be in accordance with all applicable regulations currently in effect and

the PUD regulations of this Code.

LDC Section 5.03.02.G General Standards, Master Development Plan Required

Except as otherwise allowed in this Code or by applicable law, all PUD applications shall

include a Master Development Plan Text (Text) and Master Development Plan Map (Map), as

provided below. The Master Development Plan Text and Map create a unified Development

Plan by which the Project shall develop. The Master Development Plan Text and Map shall

apply to any and all Developers, contractors, and buyers within the Project, unless modified

pursuant to the requirements of this Part.

h. The type and location of infrastructure needed to serve the Project, including at a

minimum, drainage facilities, vehicle and pedestrian access to the Project, internal vehicle

and pedestrian access within the Project, interconnectivity access points to adjacent

properties, potential new or expanded thoroughfare or right-of-way location, park, open

space and recreation facilities, types of active recreation that will be provided, the provision

of water and Sewer, fire protection, and solid waste collection. Additional infrastructure

requirements may be addressed based upon the character or location of the Project.

LDC Section 5.03.03.F. Unified Sign Plan

All signage within a PUD shall conform to the provision of Article VII of this Code, unless

signage is authorized and regulated pursuant to an approved Unified Sign Plan as part of the

PUD. Any area of the PUD regulated by the Unified Sign Plan shall be considered a single

premise for the purposes of sign regulations, without regard to ownership of individual PUD

parcels.

LDC Section 7.05.01 Special Event Signs

Special Event Signs are exempt from prohibition, when registered with County

Administration and used as herein detailed. Political Messages are allowed on Special Event

signs. Political Messages on other Signs authorized by other provisions of this code shall not

be restricted or affected by this Section. Special Event Signs may be allowed on any

nonresidential Property. Special Events shall include temporary activities, sales and

promotions (commercial, non-commercial or political). Special Events for each Property

may be used for a cumulative total of one hundred twenty (120) days per calendar year.

Each Person that uses Special Event Signs shall register the Special Event Signs with the

County Administration, at least one business day prior to initially using the Special Event

Signs. Each such Person shall also maintain an accumulative log of all such Signs per

calendar year for comparison to County Event records as necessary. No Special Event Signs

shall be located on the right-of-way. All Special Event Signs shall be removed immediately

after the Special Event. The applicant shall state the type of Special Use Signage that will be

used during the Special Event when registering the Special Event. Upon registering, the

following listed Special Event Signs shall be allowed.

A. Banners or Pennants

Each Banner or Pennant shall not exceed one hundred twenty (120) square feet in size

and no more than three (3) total shall be used per Special Event. Any Banner or

Pennant not registered in advance shall be prohibited.

Comprehensive Plan Policy A.2.1.3 Northwest Sector Development Edges

Development edges and recreational trail systems provide a foundation of the Northwest

Overlay. Development edges that provide natural corridors, passive recreational

opportunities such as trail systems, aesthetics, habitat protection and open space, maintain

rural character and provide screening from roadways and adjacent development.

Development edges and the recreational trail system serve the additional goal of providing

edges for communities and neighborhoods. Development edges are further defined by the

following:

(a) Except in areas where a Scenic Edge is required, development edges shall be a

minimum of 35 feet in width and located along the edge of the development boundary.

Deviations to the 35 foot minimum development edge shall only be allowed where there are

practical difficulties in the meeting the development edge requirement, due to exceptional

shallowness or unusual shape of a specific piece of property, where connectivity to adjacent

development makes a logical pattern or other extraordinary condition of such property.

When a deviation is requested, an average 35 foot development edge shall be maintained

along the edge of development boundary that maintains native vegetation and in sparse

areas shall be revegetated with native plants. Deviations shall be subject to non-zoning

variance or waiver review and approval in accordance with the provisions established in the

Land Development Code. Additional buffer and screening requirements may be imposed as

a condition of approval of the non-zoning variance or waiver to minimize the effect of the

reduced development edge and ensure intent of the Northwest Sector. Except in the case

where non-residential development abuts non-residential development, deviations to the

development edge shall maintain a minimum of 20 feet.

ATTACHMENT 5

ADJACENT PROPERTY OWNER

NOTIFICATION MAP

009880 0000

009893 0000002060 0010

001750 0010

009810 0090

001750 0010

009842 0001

009900 0000

002060 0010

002395 0001

002401 0001

009810 0090

002392 0000

002395 0005

001750 0010

002401 0210

002390 0090

002401 0110

002402 0120

002402 0100

002402 0040002402 0030

002401 0030002401 0040002401 0050002401 0060002401 0070002401 0080

002401 0130

002401 0090002401 0100

002401 0120

002401 0140002401 0150002401 0160002401 0170

002402 0020002401 0020

002401 0190002401 0200

002401 0180

002402 0010

001761 0004

002401 0010

001761 0004

009810 0090

009810 0090

009842 0003

002395 0003001761 0003

002402 0021

001760 0000

002395 0007

002395 0400

002395 0570002395 0580

002395 0440 002395 0450

002395 0510

002395 0920

002395 1170

002395 0630

002395 0830

002395 1090

002395 0840

002395 1240

002395 1110

002395 0290

002395 0210

002395 1150

002395 1020

002395 0010

002395 1050

002395 0930

002395 0970

002395 0530

002401 0011

MAJMOD_2017000006Map Printed: 3/20/2017F Parcels within 300' of

Oxford Estates

THE ST. AUGUSTINE RECORD

Ref.#: P.O.#:

HSMITHINC. 1 SAN JOSE PL JACKSONVILLE FL 32257

17213873D

PUBLISHED EVERY MORNING SUNDAYTHRU SATURDAY

ST. AUGUSTINE AND ST. JOHNS COUNTY, FLORIDA

STATE OF FLORIDA, COUNTY OF ST. JOHNS

Before the undersigned authority personally appeared JAMIE WILLIAMS

~ho on oath says that he/she is an Employee of the St. Augustine Record,

a daily newspaper published at St. Augustine in St. Johns County, Florida:

NOTICE OF 0

A PROPOSED MAJOR MODIFICATION ''

'Nohce IS HEREBY GIVEN that a 'pu~llc·hearln~ will be held ~n 5/412017 at -1 1 :30 pm before the Planning and Zoning Agency in the St. Johns County Auditorium located at 500 San Sebastian View, St. Augustine, Florida and on 61612017 at 9:oo·am before the Board of Coun'tv Commissioners In the St. Johns County Auditorium located at 500 San Sebastian View, St. Augustine; l' Florida to consider. a·Mafor Modification to Oxford Estates Planned Unit Development (PUD) requesting a waiver to Section 2.02.04,B.5 of the Land il Development Code to allow mechanical and poof equipment to be localed a

·minimum of three (3) feet in lieu of five (5) t~t fro_m the side lot line.. _

.AN ORDINANCE OF THE COUNTY·OF ST. JOHNS, STATE OF FLORIDA, · APPROVING A MAJOR MODI Fl.CATION-TO THE OXFORD ESTATES 1 . PLANNED UNIT DEVELOPMENT (PUD); ORDINANCE· NO. 2013-16, AS I

AMENDED; MAKING FIND.INGS OF.FACT;_PROVIDING A SAVINGS 1 CLAUSE; REQUl.RING RECORDATION;'AND PROVIDING AN EFFEC- 'I TIVE DATE.MAKING FINDINGS.OF FACT; REQUIRING RECORDA-: TION; AND PROVIDING .FOR AN EFFECTIVE DATE, · : ' ·

The subiect ·i>ro.perty is located along. Lo.ngleaf Pine Parkway at Oxford ·Estates Way,:north of Roberts Road: See attached map'(Exhibit A). This I file and the· proposed ordinance are maintained' in the.Planning and Zoning· ] Section"of the Growth Management Department located at-the St. Jcihns

1_ ·County Permit Center, 4040 Lewis Speedway, St. Augustine, Florida 32084 , ·and may be inspected by interested parties prior.to said public hearing. I' 1 Items not heard by 6 pm shall automatically be continued until 9 am the fol-.._. lowing day, unless otherwise directed by the Board. ·

I l

I: I. [: I-'

If a person decides to app~al any decisfon;~ade with respect to any matter.· cansidered at such ·mee_llrig ·or heai"lhg, he or she will need a record of the proceedings, and for such purpose, he or she may need.to ensure that aver--

• balim record ·of the· proceedings is made, which record includes the testi' mony ahd evidence upon which the· appeal is to 'be based. t . ' _, ··_:.' . : - J - - • •• • ..·'

i This. matter is SUbfect to.court imposed quasl-fudlclal ·rules of procedure,. 1·

, Interested padies should limit contact.with the Board cif.County.Commis-th t th tt h d f d rt. t b · NOTICE OF HEARING ! . sioners or the F'lannlng' and Zoning Agency members on.'this topic, except in· a e a ac e Copy 0 a Ve lSemen eing a i compliance'wlth Resolution 95-126, to properly noticed public hearings or.to.·

I written communication, care of SJC Plannlna and Zonfrig Sedion, 4040 I I:. Lewls'Speedway, St; 'Augustine, Florida, 32084. ·. :'...'.'. ·: ·:· · .. · ... • l

In the matter of MAJMOD 2017-06 OXFOR - MAJMOD 2017-06 OXFORI1

••. · .. • • · ·, . , , • :· : · • . - . :: ; • , : • . -. • . ' l

t.~irpcE TO PERSON_~ ~EEPI~~ SPE~~~~ ~-C<;!>M~!>.i;!P.<n~~S}~NCLT_Ct_ l was published in said newspaper on 04/12/2017 1; _AL.:L HEARING)MPAIRED .l'ERSONSi In accbrdance With the Ameritans · i : .with Dlsabilities·ACI,, Persons needing special accommodations or an inter:· '

I . prefer- to pa_rli!=f Pate -in !hi~_ Proceeding should contact'the Cou'nty's ADA ; h · Coordinator at (904). 209-0650 or at -the County Administration Building, 500 I I' Sebastlan·View,,St. Augustine, Florlda,•32084. Hearing Impaired persons,

call.Flo~ida Relay Service (1800955 8770), no later than 5 days.Prior to the· I Affiant further says that the St. Augustine Record is a newspaper published m~etlng, · · , . . :. . · ' . (

at St. Augustine, in said St. Johns County, Florida, and that the said newspaper : :: .. ,BOARD oF couNTY coMM1ss10NER.s· '

heretofore has been continuously published in said St. Johns County, Florida, ::· ,:: , , ". _ ._:sT. J~~~si'i~~~~6~·Jg~g~!a~: each day and has been entered as second class mail matter at the post office in l PL'.ANNING AND zof'i1NG f<GENcv. · 1 _. ·'" · ·

. . . "d S J hn C c · d f dl' ST .. JOHNS COUNTY;'FLORIDA " .- : ! City of St. Augustme, m sa1 t. o s ounty, 1or a peno o one year prece · JEFF MARTIN, CHAIR . . . · .

h fi bl. . f h f d . · d f'fi t furth th t · FILE NUMBER: 'MAJMOD-2017000006· t e rrst pu 1catlon o t e copy o a vert1sement, an a ian er says a .·PROJECT NAME: oxford Estates ,_.-.' . 1.

. fi . d" 1_7213873A 'April 12.'201i he/she has neither paid nor promised any person, 1rm or corporation any 1sco , . .. . / rebate, commission or refund for the purpose of securing the advertisement for~-;_,_~-- -· -~--~---- · - ~'--~---··-~-~----.:.. ___ · __ ;_ J publ1cation in the said newspaper.

--day of_A_P_R_1_2_20_17_

ff'Nes

EXPIRES December 22, 2019 FloritlaNojllrySel'llce.COft'

(Seal)