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R-2015-36 CITY OF CLERMONT
RESOLUTION NO. 2015-36
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CLERMONT, LAKE COUNTY, FLORIDA, RELATING TO
COMMUNITY REDEVELOPMENT; FINDING THE EXISTENCE OF
BLIGHT CONDITIONS IN AN AREA,OF THE CITY OF CLERMONT;
MAKING CERTAIN FINDINGS AND DETERMINATIONS; EXPANDING
THE COMMUNITY REDEVELOPMENT AGENCY AREA; PROVIDING
AN EFFECTIVE DATE.
WHEREAS, the Community Redevelopment Act of 1969, Chapter 163, Part III, Flonda
Statutes as amended, empowers counties and municipalities to undertake community
redevelopment in order to eliminate, remedy or prevent slum and blighted areas; and
WHEREAS, a study has been done of the conditions in that part of the City of Clermont,
generally known and referred to as the "Downtown, Waterfront, and State Road 50," and more
particularly described on Exhibit "A" hereof; such area being referred to herein as the "Area",
finding the Area to meet the definition of blighted and that redevelopment is necessary in
accordance with 163.355, Part III, Florida Statutes; and
WHEREAS, the results of that study dated August, 2015, prepared by GAI Consultants,
Inc., have been presented to the City Council for its consideration and adoption, and included in
the public record on October 13, 2015; and
WHEREAS, after having considered the study's determinations and the facts and
evidence of conditions in the Area and has received and considered such other evidence of the
conditions in the Area as have been presented to it, the City Council has determined that certain
actions are appropriate and necessary and should be taken to address the conditions now present
and expected to be present in the Area;
WHEREAS, the Redevelopment Area is legal description is generally defined as:
THAT PORTION OF LAND LYING WITHIN THE CITY OF CLERMONT, AND BEING IN
SECTIONS 23, 24 AND 25, TOWNSHIP 22 SOUTH, RANGE 25 EAST, LAKE COUNTY,
FLORIDA, DESCRIBED AS FOLLOWS:
BEGIN AT THE NORTHEAST CORNER OF BLOCK 145, JOHNSON'S REPLAT OF
BLOCKS 141, 142, 143, 144, 145, 146, 115, 117, 118, 119 AND 120, ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 8, PAGE 71, PUBLIC RECORDS OF
LAKE COUNTY, FLORIDA; THENCE RUN EAST TO THE SOUTHERLY SHORELINE OF
LAKE MINNEOLA; THENCE RUN EASTERLY ALONG SAID SOUTHERLY SHORELINE
TO THE INTERSECTION OF THE NORTHERLY EXTENSION OF THE EASTERLY
RIGHT OF WAY LINE OF EAST AVENUE AS SHOWN ON THE PLAT OF THE CITY OF
CLERMONT AS RECORDED IN PLAT BOOK 8, PAGES 17 THROUGH 23, PUBLIC
RECORDS OF LAKE COUNTY, FLORIDA; THENCE DEPARTING SAID SOUTHERLY
SHORELINE RUN SOUTH,ALONG SAID EASTERLY RIGHT OF WAY LINE AND IT'S
NORTHERLY EXTENSION TO THE INTERSECTION WITH THE SOUTHERLY RIGHT
OF WAY LINE OF CARROLL STREET AS SHOWN ON SAID PLAT OF THE CITY OF
1
CITY OF CLERMONT
RESOLUTION NO. 2015-36
CLERMONT; THENCE DEPARTING SAID EASTERLY RIGHT OF WAY LINE, RUN
WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE TO THE INTERSECTION
WITH THE EASTERLY RIGHT OF WAY LINE OF FIFTH STREET AS SHOWN ON THE
PLAT OF CREST-VIEW, AS RECORDED IN PLAT BOOK 5, PAGE 60, PUBLIC RECORDS
OF LAKE COUNTY, FLORIDA; THENCE DEPARTING SAID SOUTHERLY RIGHT OF
WAY LINE, RUN SOUTH ALONG SAID EASTERLY RIGHT OF WAY LINE TO THE
NORTHWEST CORNER OF LOT 31, BLOCK 51, AS SHOWN ON SAID PLAT OF CREST-
VIEW; THENCE DEPARTING SAID EASTERLY RIGHT OF WAY, RUN EAST ALONG
THE NORTHERLY LINE OF SAID LOT 31 TO THE EASTERLY LINE OF THE WEST 140
FEET OF SAID LOT 31; THENCE DEPARTING THE NORTH LINE OF SAID LOT 31, RUN
SOUTH ALONG SAID EASTERLY LINE AND ITS SOUTHERLY EXTENSION TO THE
SOUTHERLY RIGHT OF WAY LINE OF OSCEOLA STREET AS SHOWN ON SAID PLAT
OF THE CITY OF CLERMONT; THENCE RUN EAST ALONG SAID SOUTHERLY RIGHT
OF WAY LINE TO THE NORTHEAST CORNER OF LOT 13, BLOCK 50, AS SHOWN ON
SAID PLAT OF THE CITY OF CLERMONT; THENCE RUN SOUTH ALONG THE
EASTERLY LINE OF SAID LOT 13 AND ALSO ALONG THE EASTERLY LINE OF LOT
14 OF SAID BLOCK 50 AND IT SOUTHERLY EXTENSION TO THE SOUTHERLY RIGHT
OF WAY LINE OF MINNEOLA AVENUE AS SHOWN ON SAID PLAT OF THE CITY OF
CLERMONT; THENCE RUN WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE
TO THE EASTERLY RIGHT OF WAY LINE OF FIFTH STREET AS SHOWN ON SAID
PLAT OF THE CITY OF CLERMONT; THENCE DEPARTING SAID SOUTHERLY RIGHT
OF WAY, RUN SOUTH ALONG SAID EASTERLY RIGHT OF WAY LINE TO THE
SOUTHERLY RIGHT OF WAY LINE OF CHESTNUT STREET AS SHOWN ON THE PLAT
OF HIGHLAND TERRACES, AS RECORDED IN PLAT BOOK 5, PAGE 47, PUBLIC
RECORDS OF LAKE COUNTY, FLORIDA; THENCE DEPARTING SAID EASTERLY
RIGHT OF WAY, RUN WEST ALONG SAID SOUTHERLY RIGHT OF WAY LINE AND
ITS EXTENSION WEST TO THE WESTERLY RIGHT OF WAY LINE OF TENTH STREET
AS SHOWN ON THE PLAT OF INDIAN HILLS, AS RECORDED IN PLAT BOOK 8, PAGE
86, PUBLIC RECORDS OF LAKE COUNTY, FLORIDA; THENCE DEPARTING SAID
SOUTHERLY RIGHT OF WAY, RUN NORTH ALONG SAID WESTERLY RIGHT OF
WAY LINE TO THE NORTHEAST CORNER OF LOT 3, BLOCK 109, AS SHOWN ON THE
PLAT OF SUNSET PARK, AS RECORDED IN PLAT BOOK 8, PAGES 17 THROUGH 23,
PUBLIC RECORDS OF LAKE COUNTY, FLORIDA; THENCE RUN WEST ALONG THE
NORTHERLY LINE OF SAID LOT 3 AND ALSO ALONG THE NORTHERLY LINE OF
LOT 4 OF SAID BLOCK 109, TO THE NORTHWEST CORNER OF SAID LOT 4; THENCE
RUN NORTHWESTERLY TO THE NORTHEAST CORNER OF LOT 2, BLOCK 126A, AS
SHOWN ON SAID PLAT OF SUNSET PARK; THENCE RUN WEST ALONG THE
NORTHERLY LINE OF SAID LOT 2 TO THE NORTHWEST CORNER OF SAID LOT 2;
THENCE SOUTH)ALONG THE WESTERLY LINE OF SAID LOT 2 AND ALSO ALONG
THE WESTERLY LINES OF LOTS 3 AND 4, OF SAID BLOCK 126A TO THE
NORTHEAST CORNER OF LOT 7, OF SAID BLOCK 126A; THENCE RUN WEST ALONG
THE NORTHERLY LINE OF SAID BLOCK 126A AND ITS EXTENSION WEST, ALONG
WITH THE NORTHERLY LINE OF BLOCK 126 OF SAID PLAT OF SUNSET PARK TO
THE NORTHWEST CORNER OF LOT 4, OF SAID BLOCK 126; THENCE RUN NORTH
ALONG THE EASTERLY LINES OF LOTS 7 THROUGH 10, OF SAID BLOCK 126 TO
2
1
CITY OF CLERMONT
RESOLUTION NO. 2015-36
THE NORTHEAST CORNER OF SAID LOT 10; THENCE RUN WEST ALONG THE
NORTHERLY LINE OF SAID LOT 10 AND ITS EXTENSION WEST, TO A POINT ON
THE WESTERLY RIGHT OF WAY LINE OF TWELFTH STREET AS SHOWN ON THE
AFORESAID PLAT OF THE CITY OF CLERMONT; THENCE RUN NORTH ALONG SAID
WESTERLY RIGHT OF WAY LINE TO A POINT ON THE SOUTHERLY RIGHT OF WAY
LINE OF MONTROSE STREET ALSO BEING THE NORTHEAST CORNER OF LOT 1,
BLOCK 140, AS SHOWN ON SAID PLAT OF THE CITY OF CLERMONT; THENCE RUN
WEST ALONG THE NORTHERLY LINE OF SAID LOT 1 AND SAID SOUTHERLY
RIGHT OF WAY LINE, TO THE NORTHWEST CORNER OF SAID LOT 1, SAID POINT
BEING SITUATED ON THE EASTERLY LINE OF THE PARCEL OF LAND AS
DESCRIBED IN THE OFFICIAL RECORDS BOOK 54, PAGE 202, PUBLIC RECORDS OF
LAKE COUNTY, FLORIDA, AND BEING DESCRIBED AS THE SOUTH 90 FEET OF THE
NORTH 990.00 FEET OF GOVERNMENT LOT 7, SECTION 23, TOWNSHIP 22 SOUTH,
RANGE 25 EAST, LAKE COUNTY, FLORIDA; THENCE RUN SOUTH ALONG SAID
EASTERLY LINE AND ALSO ALONG THE WESTERLY LINE OF SAID LOT 1, TO THE
SOUTHEAST CORNER OF SAID LANDS; THENCE DEPARTING SAID WESTERLY LINE
OF LOT 1, RUN WEST ALONG THE SOUTHERLY LINE OF SAID LANDS TO THE
INTERSECTION OF THE NORTHERLY RIGHT OF WAY LINE OF STATE ROAD 50 AS
SHOWN ON THE FLORIDA DEPARTMENT OF TRANSPORTATION, RIGHT OF WAY
MAP, SECTIONS 1107-105 AND 1102-104, DATED SEPTEMBER 10, 1951; THENCE
DEPARTING SAID SOUTHERLY LINE, RUN NORTHWESTERLY ALONG SAID
NORTHERLY RIGHT OF WAY LINE TO THE INTERSECTION OF THE WESTERLY
LINE OF SAID LANDS; THENCE DEPARTING SAID NORTHERLY RIGHT OF WAY
LINE, RUN NORTH ALONG SAID WESTERLY LINE TO THE NORTHWEST CORNER
OF SAID LANDS AND ALSO BEING THE SOUTHWEST CORNER OF THE PARCEL OF
LAND AS DESCRIBED IN OFFICIAL RECORDS BOOK 343, PAGE 714, PUBLIC
RECORDS OF LAKE COUNTY, FLORIDA, AND BEING DESCRIBED AS THE NORTH
900.00 FEET OF GOVERNMENT LOT 7, OF SECTION 23, TOWNSHIP 22 SOUTH,
RANGE 25 EAST, LAKE COUNTY, FLORIDA; THENCE RUN NORTH ALONG THE
WESTERLY LINE OF SAID LANDS, TO THE NORTHWEST CORNER OF SAID LANDS;
THENCE RUN EAST ALONG THE NORTHERLY LINE OF SAID LANDS TO THE
SOUTHWEST CORNER OF THE PARCEL OF LAND AS DESCRIBED IN OFFICIAL
RECORDS BOOK 621, PAGE 1514, PUBLIC RECORDS OF LAKE COUNTY, FLORIDA,
AND BEING DESCRIBED AS THE SOUTH 220 FEET OF THE EAST 300 FEET OF
GOVERNMENT LOT 2, SECTION 23, TOWNSHIP 22 SOUTH, RANGE 25 EAST, LAKE
COUNTY, FLORIDA; THENCE DEPARTING SAID NORTHERLY LINE, RUN NORTH
ALONG THE WESTERLY LINE OF SAID LANDS, TO THE NORTHWEST CORNER OF
SAID LANDS; THENCE RUN EAST ALONG THE NORTHERLY LINE OF SAID LANDS,
TO THE NORTHEAST CORNER OF SAID LANDS, SAID POINT ALSO BEING
SITUATED ON THE WESTERLY LINE OF AFORESAID JOHNSON'S REPLAT OF
BLOCKS 141, 142, 143, 144, 145, 146, 115, 117, 118, 119 AND 120; THENCE RUN SOUTH
ALONG SAID WEST LINE AND ALSO THE EASTERLY LINE OF SAID LANDS, TO THE
INTERSECTION OF THE CENTERLINE OF CARROLL STREET AS SHOWN ON SAID
JOHNSON'S REPLAT OF BLOCKS 141, 142, 143, 144, 145, 146, 115, 117, 118, 119 AND
120; THENCE DEPARTING SAID WESTERLY AND EASTERLY LINES, RUN EAST
ALONG SAID CENTERLINE TO THE INTERSECTION OF THE WESTERLY RIGHT OF
3
CITY,OF CLERMONT
RESOLUTION NO. 2015-36
WAY LINE OF AFORESAID TWELFTH STREET; THENCE RUN NORTHERLY ALONG
SAID WESTERLY RIGHT OF WAY LINE TO THE AFORESAID NORTHEAST CORNER
OF BLOCK 145, AND THE POINT OF BEGINNING.
CONTAINING 379 ACRES +/-
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Clermont,
Florida, as follows:
SECTION 1. Whereas Clauses Adopted. The above-stated Whereas clauses and legal
description for the proposed area are hereby adopted and incorporated into the body of this
resolution.
SECTION 2. Findings of Conditions.
The City Council does hereby adopt the August, 2015 report as shown in "Exhibit B" prepared
by GAI Consultants, Inc., and based thereon and upon the evidence, data and facts presented to
it, does hereby find:
(a) Conditions are present in the Area which are detrimental to the sound growth of
the City of Clermont and which substantially impair or arrest the growth within
the Area and adjacent territory, and present conditions in the Area are detnmental
to and endanger public health and safety; morals and public welfare and such
conditions are leading to economic distress; and
(b) A substantial number of deteriorated or detenorating structures are located in the
Area; and
(c) Unsafe and unsanitary conditions exist within the Area; and
(d) Predominance of defective or inadequate street layout, parking facilities,
roadways,bridges, or public transportation facilities; and
(e) Deterioration of site and other improvements has occurred and is occurring within
the Area; and
(f) Incidence of cnme in the Area is proportionately higher than in the remainder of
the City of Clermont; and
(g) Predominance of defective or inadequate parking facilities and pedestrian
accessibility exist within the Area.
SECTION 3. Finding of Necessity.
The City Council does hereby expressly find that the rehabilitation, conservation or
redevelopment, or a combination thereof, of the Area are necessary and in the interest of the
public health, safety, morals or welfare of the residents of the City of Clermont.
4
CITY OF CLERMONT
RESOLUTION NO. 2015-36
SECTION 4. Community Redevelopment Area.
Based upon facts presented to it and contained in the public record, the City Council does hereby
find the Area contains conditions of blight and is a "blighted area" as defined in Florida Statutes,
163.340 (2006), and that such Area, together with the areas designated by adoption of resolutions
by City Council on May 27, 1997, constitutes a Community Redevelopment Area as defined in
Flonda Statutes 163.340(10) (2006).
SECTION 5. Effective Date.
This Resolution shall take effect immediately upon its approval.
5
CITY OF CLERMONT
RESOLUTION NO. 2015-36
—PASSED AND ADOPTED by the City Council of the City of Clermont, Florida on the
,l 3�h day,of October, 2015.
` IV '' f CITY OF CLERMONT, FLORIDA
t / ,, /
i' ,.",,, i,' ,ti' ''C ," Gail L. Ash, a .r
y i 'qt ATTEST:'," ;r,"t
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tstuf
Tracy Ackroyd, City Clerk
Approve. o .o. , and legality:
pp ega ty.
AM
Da . 1 an ares, ity Attorney
6
CITY OF CLERMONT
RESOLUTION NO. 2015-36
EXHIBIT "A"—Legal Descnption
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CITY OF CLERMONT
RESOLUTION NO. 2015-36
EXHIBIT "A"(continued)-CRA Boundary Map
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CITY OF CLERMONT
RESOLUTION NO. 2015-36
EXHIBIT "A" (continued)—CRA Satellite Aerial Boundary Map
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CITY OF CLERMONT
RESOLUTION NO. 2015-36
EXHIBIT "B"
EXPANSION AREA FINDING OF NECESSITY
10
Potential Community Redevelopment
Expansion Area Finding of Necessity
GAI Project Number. R140908.01
August, 2015
Prepared for• City of Clermont
Prepared by• GAI Consultants
Orlando Office
618 East South Street
Suite 700
Orlando, Florida 32801
SC
0
CLERON
n
Choice of Champions"
t
City of Clermont CRA
Finding of Necessity Page i
Summer 2015
II
Table of Contents
1 0 Project Overview 1
1 1 Introduction 1
1 2 General Objectives and Purposes of the Redevelopment Act 1
1 3 Declarations and Process 2
1 4 Historical Perspective and Integrity of the Study Area 3
_ 1 5 Standards for Blight 5
Alternative One 6
Alternative Two 6
Alternative Three 7
2 0 Physical Environment Inventory 7 I
2 1 Land Use 7
2 2 Transportation, Road, and Traffic Conditions 10
2 3 Overall Site and Plat Conditions 11
2 4 Visual Character 12 11
3 0 Reported Investment and Disinvestment Activity 13
4 0 Blight Findings ' 14
4 1 Assessment of"Substantial Number of Deteriorated or Deteriorating Structures" 14
4 2 Unsafe or Unsanitary Conditions 14
4 3' Predominance of Defective or Inadequate Street Layout, Parking Facilities, Roadways,
Bridges, or Public Transportation 14
4 4 Site Deterioration or Other Improvement 15
5 0 Conclusions 15
6 0 References and Sources 16
©2014 GAI Consultants,Inc
I
City of Clermont CRA
Finding of Necessity
Summer 2015
1.0 Project Overview
The purpose of this analysis is to provide data that documents potentially blighting conditions, as
defined in Section 163, Part III, Florida Statutes (F S) (the "Redevelopment Act") within the City of
Clermont study area in Lake County, Florida
1.1 Introduction
The initiative to expand the CRA and update the redevelopment plan for the Clermont area arises from
the need to stimulate reinvestment in the area and identify new funding sources which would improve
existing conditions and generate additional improvement activity A redevelopment initiative to identify
new market potential for the area and the supporting upgrades and additions to the infrastructure,
commercial and/or office uses,and overall physical environment is a necessary component to the broader
goal of attracting investment
Before identifying prospective private sector interest in the area, current blighting influences should be
addressed to begin rebuilding the infrastructure necessary to support and attract investment
Deteriorating conditions of structures, utilities, and general physical environment undermine economic
development efforts and impede the improvement of the area
Identifying resources to remove blighting influences is essential to remain competitive in the economic
marketplace An initial step is creating the CRA with community approved boundaries A Finding of
Necessity (FON) assists in identifying a proposed redevelopment area A subsequent community
redevelopment plan will specify the desired improvement projects and implementation steps to execute
them The CRA will be funded in most part by increment revenues designated specifically to the proposed
redevelopment area
The purpose of this analysis is to support the link between the statutory definition of a"blighted area"
and the Clermont proposed redevelopment area expansion under examination If the determination of
such conditions of blight can be established based on the statutory definitions set forth in Section 163,
Part III, Florida Statutes(F S), the"Redevelopment Act,"the Community Redevelopment Agency(CRA)
can be created, or in this case expanded, in conjunction with preparation and adoption of a
redevelopment plan Analysis of data and documentation of the Clermont Study Area within this report
is evaluated based on the provisions established in Florida's Redevelopment Act, Section 163, Part III,
Florida Statutes(F S)
City of Clermont data, county maps, study area specific maps, and government maintained statistics
have been examined in conjunction with GAI Consultants staff interpretations of supplied data in
assessing the proposed redevelopment area
1.2 General Objectives and Purposes of the Redevelopment Act
The purpose of the Redevelopment Act is to assist local governments in preventing and/or eliminating
blighted conditions detrimental to the sustainability of economically and socially vibrant communities or
areas The following paragraphs describe those blighting conditions, their specific effects, and the
intentions of the community redevelopment regime as a tool for implementing policy and programs
• Section 163 335(1), F S [blighted areas] constitute a serious and growing menace, injurious to
the public health, safety, morals, and welfare of the residents of the state, that the existence of
such areas contributes substantially and increasingly to the spread of disease and crime,
constitutes an economic and social liability imposing onerous burdens which decrease the tax base
and reduce tax revenues, substantially impairs or arrests sound growth, retards the provision of
1
City of Clermont CRA
Finding of Necessity
Summer 2015
housing accommodations, aggravates traffic problems, and substantially hampers the elimination
of traffic hazards and the improvement of traffic facilities, and that the prevention and elimination
of slums and blight is a matter of state policy and state concern in order that the state and its
counties and municipalities shall not continue to be endangered by areas which are focal centers of
disease, promote juvenile delinquency, and consume an excessive proportion of its revenues
because of the extra services required for police, fire, accident, hospitalization, and other forms of
public protection, services, and facilities
■ Section 163 335(2), F S certain slum or blighted areas, or portions thereof, may require
acquisition, clearance, and disposition subject to use restrictions, as provided in this part, since the
prevailing condition of decay may make impracticable the reclamation of the area by conservation
or rehabilitation, that other areas or portions thereof may, through the means provided in this
part, be susceptible of conservation or rehabilitation in such a manner that the conditions and evils
enumerated may be eliminated, remedied, or prevented, and that salvageable slum and blighted
areas can be conserved and rehabilitated through appropriate public action as herein authorized
and the cooperation and voluntary action of the owners and tenants of the property in such areas
• Section 163 335(3), F S powers conferred by this part are for public uses and purposes for
which public money may be expended and police power exercised, and the necessity in the public
interest for the provisions herein enacted is declared as a matter of legislative determination
• Section 163 335(5), F S the preservation or enhancement of the tax base from which a taxing
authority realizes tax revenues is essential to its existence and financial health, that the
preservation and enhancement of such tax base is implicit in the purposes for which a taxing
authority is established, that tax increment financing is an effective method of achieving such
preservation and enhancement in areas in which such tax base is declining, that community
redevelopment in such areas, when complete, will enhance such tax base and provide increased
tax revenues to all affected taxing authorities, increasing their ability to accomplish their other
respective purposes, and that the preservation and enhancement of the tax base in such areas
through tax increment financing and the levying of taxes by such taxing authorities therefor and
the appropriation of funds to a redevelopment trust fund bears a substantial relation to the
purposes of such taxing authorities and is for their respective purposes and concerns
• Section 163 335(6,) F S there exists in counties and municipalities of the state a severe shortage
of housing affordable to residents of low or moderate income, including the elderly, that the
existence of such condition affects the health, safety, and welfare of the residents of such counties
and municipalities and retards their growth and economic and social development, and that the
elimination or improvement of such conditions is a proper matter of state policy and state concern
is for a valid and desirable purpose
According to Chapter 163 356 of the Redevelopment Act, a FON analysis focuses on a determination of
blight and/or slum conditions in an area which may "consritute a senous and growing menace, injurious
to the public health, safety, morals, and we/fare of the residents of the state,"and negatively burden a
community's traffic system, utilities,ad valorem revenues, property values,and social fabric which would
otherwise contribute positively to the economic stability of the community As a simultaneous operation
in conjunction with the finding of such a blighted area, the need for a CRA is established
The CRA will possess the authority to govern the course of action concerning the redevelopment and
rehabilitation of the Study Area, and further, in the corporate limits of the City of Clermont in the case
that the governing body of the City has acceded in the redevelopment plan set forth by the City
2
City of Clermont CRA
Finding of Necessity
Summer 2015
1.3 Declarations and Process
The initial step in pursuing the expansion of an existing CRA is documenting the existing conditions This
analysis of the Clermont Study Area summarizes the extent and effects of blight which lead to the
deterioration of economic,social,and physical components of the Study Area This analysis documenting
the extent of blight, represented through the physical conditions,economic instability,and conclusionary
analysis in support of that documentation is referred to herein as the"Report" GAI Consultants' staff,
along with Clermont staff, has analyzed government maintained statistics and reports and the physical
condition of the area,resulting in the documentation and analysis of the blighting conditions of the Study
Area contained within this Report
1.4 Historical Perspective and Integrity of the Study Area
Clermont is situated in Lake County which was named for its over 1,400 named lakes Strategically
located just west of Orlando and north of Disney World, Clermont has a population of over 29,000 based
on 2013 Census data With over 14 8 square miles Clermont is the second largest city in Lake County
with the largest population of all cities in Lake County Unemployment rates in Lake County and the cities
within Lake County have been on the rise over the last four years According to 2013 Census estimates,
Lake County's unemployment rate was 12 0%, while the unemployment rate in Clermont was 10 8%
These rates represent an increase over the unemployment rates of 2010 when Lake County's
unemployment rate was 8 1%and Clermont's unemployment rate was 8 3%
The city was founded in 1884 and incorporated in 1916 The history of Clermont mirrored that of many
other cities,following a path of decline prior to the creation of the City's Downtown Redevelopment Area
in 1997 In the years following WWII, the automobile and the mobility that it afforded the average
American redefined development patterns and business location decisions As new highways and
interstates were constructed to meet the demands of an increasingly auto-oriented society, many
businesses abandoned downtowns for the increased visibility and accessibility of highway commercial
centers As a consequence, many traditional downtown areas became less economically vital and
attracted less private and public investment Buildings and infrastructure were allowed to deteriorate,
contributing to the decline of downtown viability and property values
In 1997 by adoption of Resolution No 950,the City of Clermont identified the Downtown Redevelopment
Area and created the Downtown Clermont Redevelopment Agency whose charge was to prepare a
redevelopment plan, implement planned projects and obtain the necessary funding The downtown area
continues to be the focal point of a robust and growing community and the continued redevelopment of
the 157 acres within the redevelopment area has been a continuing effort New studies, projects and
cooperation within from the business and residential community within the redevelopment area are
necessary to continue these efforts
The goals and objectives of the plan were kept broad enough to allow for flexibility in the projects which
would be implemented, but also realistic to ensure that they could be accomplished As with any plan,
the redevelopment plan should be updated from time to time in order to take advantage of new ideas
and efforts to continue with redevelopment in the district
In 2005 the original redevelopment plan was updated substantially which assisted in providing continued
diversity allowing the Downtown Clermont Redevelopment Agency the ability to work in a variety of ways
to support the revitalization of the district The 2005 update included streetscape in the West Montrose
Street area consisting of new sidewalks, trees, benches, and new lighting with underground
infrastructure improvements These physical improvements assisted in efforts to stabilize the downtown
area Continued streetscape projects and other new programs were implemented to continue the effort
to revitalize the downtown area and create a new sense of vitality
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City of Clermont CRA
Finding of Necessity
Summer 2015
A minor update to the redevelopment plan was completed in 2010, the update incorporated incentive
programs ranging from facade improvement grants and impact fee assistance to building code
compliance assistance. Additionally, street lighting improvements were included for when LED lighting is
integrated to further improve the downtown lighting conditions. Since the completion of the 2010
redevelopment plan update, the Downtown Clermont Redevelopment Agency has awarded over
$160,000 in grants through four different grant programs available within the district, the Facade
Improvement Grant Program ($123,708.33), the Building Code Assistance Program ($27,762.50), the
Impact Fee Assistance Program ($7,518.43), and the Building Permit Refund Program ($1,911.40). With
the assistance of these grant programs,over$324,000 of projects were completed by 24 grant recipients.
Though the downtown area has undergone significant redevelopment, this redevelopment is hindered
by the limitation of the district boundary. At the periphery of the district boundary additional blighted
areas exist. In pursuit of addressing the conditions of properties surrounding the existing redevelopment
area, the City of Clermont has expressed interest in expanding the district to provide greater diversity
and a broader focus to the rehabilitation of the downtown area. The continuation of the Downtown
Clermont Redevelopment Agency governing the redevelopment efforts within the expanded area will
provide opportunities to encourage new capital investments in the areas of residential, commercial,
recreational, and tourism development. For the purposes of this report, the area under examination will
be referred to as the proposed redevelopment area, as well as the Study Area.
GAI Consultants'analysis of the conditions of the Study Area is confined to a specific geographic area
within the City of Clermont generally shown in Map 1.
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4
City of Clermont CRA
Finding of Necessity
Summer 2015
As can be seen in Map 1, the Study Area is predominately industrial and residential, with some
institutional and recreational areas (76 single-family, 35 multi-family, 21 commercial, 13 industrial, 4
institutional)and vacant(7 residential, 12 commercial, 2 industrial, 14 institutional) parcels. The existing
CRA boundary is demarcated by colored boundary lines in blue, the proposed CRA expansion area is
demarcated by colored boundary lines in red.
•
Waterfront Park overflow parking grass parking lot
The proposed expansion areas of the CRA also include a few large industrial properties. Many of these
properties are deteriorated, many with significant City code violations apparent on visual inspection.
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Overgrown landscaping &dilapidated fencing overflowing dumpster within right-of-way
1.5 Standards for Blight
Having identified the study area as a group of residential, industrial and institutional/recreational
properties, the specific conditions that constitute blight as listed in the Redevelopment Act were
considered.
The Redevelopment Act currently, in effect, establishes three discrete pathways to determine if a study
area is a "blighted area", sufficient to warrant the full application of redevelopment powers conveyed
under Chapter 163.
• "Alternative One" involves the layering of two tests. The first test is broadly conditional and the
second test is criteria specific. Both tests must conclude that the described conditions exist
affirmatively.
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City of Clermont CRA
Finding of Necessity
Summer 2015
• "Alternative Two" involves a specific agreement among parties subject to a prospective Trust Fund
agreement. Where such agreement exists, then the jurisdiction seeking to designate a
redevelopment area needs to pass a less rigorous test. As in the first alternative, this test relates to
specific criteria and it must conclude affirmatively.
• Notwithstanding the requirements for the first or second alternative,"Alternative Three"involves the
Governor certifying the need for emergency assistance under federal law as a result of an emergency
under s. 252.34(3), F.S.
Alternative One
The first of Alternative One's two tests requires that a study area identified as a blighted area
contain a "substantial number of deteriorated, or deteriorating structures, in which conditions,
as indicated by government-maintained statistics or other studies, are leading to economic
distress or endanger life or property." Recent court decisions have affirmed that structures
include infrastructure.
The second of Alternative One's two tests is that the area must then be one in "which two or
more of the following factors are present".
a) Predominance of defective or inadequate street layout, parking facilities, roadways, bridges,
or public transportation facilities;
b) Aggregate assessed values of real property in the area for ad valorem tax purposes have
failed to show any appreciable increase over the 5 years prior to the finding of such
conditions;
c) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
d) Unsanitary or unsafe conditions;
e) Deterioration of site or other improvements;
f) Inadequate and outdated building density patterns;
g) Falling lease rates per square foot of office,commercial,or industrial space compared to the
remainder of the county or municipality;
h) Tax or special assessment delinquency exceeding the fair value of the land;
i) Residential and commercial vacancy rates higher in the area than in the remainder of the
county or municipality;
j) Incidence of crime in the area higher than in the remainder of the county or municipality;
k) Fire and emergency medical service calls to the area proportionately higher than in the
remainder of the county or municipality;
I) A greater number of violations of the Florida Building Code in the area than the number of
violations recorded in the remainder of the county or municipality;
m) Diversity of ownership or defective or unusual conditions of title which prevent the free
alienability of land within the deteriorated or hazardous area; or
n) Governmentally owned property with adverse environmental conditions caused by a public
or private entity.
Alternative Two
The Redevelopment Act also allows that a blighted area may be "any area in which at least one
of the factors identified in paragraphs(a)through (n)of Section 163.40(8), F.S. are present and
all taxing authorities (as such term is defined in the Redevelopment Act) subject to Section
163.387(2)(a), F.S. agree, either by interlocal agreement or agreements with the agency or by
resolution, that the area is blighted.
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City of Clermont CRA
Finding of Necessity
Summer 2015
Alternative Three
The Redevelopment Act also provides that"when the governing body certifies that an area is in
need of redevelopment or rehabilitation as a result of an emergency under s. 252.34(3), F.S.,
with respect to which the Governor has certified the need for emergency assistance under federal
law, that area may be certified as a "blighted area", and the governing body may approve a
community redevelopment plan and community redevelopment with respect to such area
without regard to the provisions of this section requiring a general plan for the county or
municipality and a public hearing on the community redevelopment", Section 163.360(10), F.S.
For example, On September, 1, 2004, Governor Jeb Bush declared a state of emergency for the
entire State of Florida by Executive Order 04-192 because of Hurricane Francis. For example, on
September 4, 2004, FEMA designated Pinellas County as a disaster area by FEMA-1545-DR.
2.0 Physical Environment Inventory
This section of the report documents the land uses, transportation systems, utilities infrastructure, and
visual character of buildings and sites in the Study Area.
2.1 Land Use
These physical characteristics of the area play key roles in the development or utilization of land based
assets.The land use inventory provides more perspective regarding the pattern of development activity,
the inventory of land uses, the compatibility of nearby uses, and the impact of uses that may assist or
deter development activity within the study area.
The study area consists of a variety of single family residential properties and industrial properties.
However, the predominant use is residential properties. There are some government and institutional
properties located in the study area as well.
Historically the downtown area developed as a centralized commercial business district with surrounding
residential and industrial uses. The overall physical condition of the study area is fair. Pockets of
deteriorated housing exist throughout the study area.
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Deteriorated Housing Deteriorated Housing
The bulk of structures within the study area are either single-family, multi-family, industrial properties,
or institutional/recreational properties. 2014 Lake County tax records show that there are 166 taxable
properties within the study area. Of those, 118 (71.1%) properties are single-family/multi-family
residential, 15 (9.03%) are industrial, and 33 (19.9%) are commercial.
In all, there are currently a total of 166 tax-assessed properties within the study area. Of those 166 tax-
assessed properties, 21 of them are currently vacant (unimproved, undeveloped, or cleared) which
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City of Clermont CRA
Finding of Necessity
Summer 2015
represents 12.7% of the entire proposed CRA expansion area. Those 21 vacant properties include 7
vacant residential properties (4.2%), 12 vacant commercial properties (7.2%), and 2 vacant industrial
properties (1.2%). The vacant properties present the City with an opportunity for future development.
Some of these vacant parcels include deteriorating fencing, litter, debris and/or tall weeds and grass on
the site.
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141
•
Vacant Parcel Vacant Parcel
The following table shows the number of properties in the study area from the 2014 Lake County Tax
Collector tax roll for each type of land use designation.
Land Use Parcels Acres
Single Family 76 19.69
Multifamily 35 6.59
Commercial 21 9.20
Industrial 13 17.77
Religious 1 0.55
Institutional 3 33.67
Vacant Institutional 14 19.59
Vacant Residential 7 1.36
Vacant Commercial 12 3.20
Vacant Industrial 2 2.75
TOTAL 184 114.37
A field review indicated that most of the structures within the Study Area are single story or two stories.
Many of these properties are deteriorated or deteriorating and are in need of renovation or
redevelopment. Some of the lots are platted inadequate sizes and are either too narrow or too shallow
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City of Clermont CRA
Finding of Necessity
Summer 2015
for development. Several properties in the proposed expansion area have the potential to be redeveloped
and converted to a commercial or mixed use development.
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Deteriorated industrial structure Deteriorated multi-family structure
Within the study area,a substantial number of the improved properties are deteriorating or deteriorated.
A significant number of properties have deteriorating driveways with crumbling asphalt, particularly
among the multifamily residential properties. Many properties have paved driveways with no distinction
between the driveway and the right of way which significantly increases the appearance of the asphalt
width of the road. Generally, landscaping is overgrown among the multifamily properties. Some
properties in the study area have boarded up windows and other damage. Overall, the condition of the
multifamily residential properties in the study area is generally poor, though some are in fair condition.
14:j ', r
Deteriorating single-family structure Deteriorating commercial structure
9
City of Clermont CRA
Finding of Necessity
Summer 2015
Dumpster in front of commercial building Cracked overgrown driveways&dirt driveways
The decline in the physical condition of many sites in the study area can be attributed, at least in part,
to the age of the structures and the site requirements during the period in which they were built.
According to the 2014 Lake County tax roll, less than 5% of the structures in the study area were built
over the last ten years. In fact, since 2006, a combined total of only 5 properties were developed across
the last eight years. The records demonstrate a lack of new development in the area and the
predominance of materially older building stock.
2.2 Transportation, Road, and Traffic Conditions
Curbs gutters and sidewalks are present within some portions of the study area, however they are not
consistent. With the lack of consistent of sidewalks, pedestrian crossings, and bike lanes, the study area
is not conducive for walking, jogging, or bicycling. As a whole, the study area lacks infrastructure for
other forms of transportation except for vehicles. Furthermore, other improvements such as street light
fixtures, street trees, pavement markings, pedestrian signs, and sufficient turning lanes are generally
inadequate, missing, or in need of repairs or upgrading.
•
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Deteriorated road, lack of curb, gutter&sidewalk Sidewalk on one side only; missing curb&gutter
10
City of Clermont CRA
Finding of Necessity
Summer 2015
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Deteriorated right-of-way Sand &gravel driveways overflowing into right-of-way
2.3 Overall Site and Plat Conditions
The study area suffers from deficient infrastructure. For the most part, basic infrastructure including
sidewalks, curbs, and gutters are lacking in the study area. Wastewater and stormwater infrastructure
is generally inefficient and not to modern standards. These site deficiencies make redevelopment
challenging and encourage lower property values in the area.
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No sidewalks, curbs or gutters No sidewalks
Many of the buildings in the study area are deteriorating. Part of the decline in the physical condition of
buildings in the study area can be attributed to the age of the structures most of which were developed
prior to 1980 (67%). Several of the properties are one or two level industrial structures. Many of these
properties leave very little pervious surface available, using almost all of their lots for buildings and
parking and leaving little room for landscaping, adequate drainage, or open space. The lack of pervious
surface in combination with insufficient stormwater collection and treatment creates unsafe conditions.
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City of Clermont CRA
Finding of Necessity
Summer 2015
2.4 Visual Character
The study area is made up primarily of residential properties with no unifying architectural style and no
design standards. Many roads and driveways are crumbling and showing signs of neglect. The study
area generally lacks uniform landscaping and streetscape improvements. Other factors contributing to
the overall look of deterioration include trash in yards, cracked roads and sidewalks, broken curbs, poor
housing conditions, broken/boarded up windows, vacancies and neglected landscaping. A common
attribute of many of the residential, industrial and commercial properties is unkempt landscape on
properties and in rights-of-way. A visual analysis of the Study Area indicated a significant number of
residential properties can be classified as deteriorated or deteriorating.
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Overgrown landscaping &cracked pavement Neglected building damage
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Neglected structures &overgrown landscaping Cracked Driveway&boarded up windows
Many commercial and industrial properties in the area are fronted by large swaths of asphalt that are
often dilapidated and poorly maintained. Such properties typically have paved most of the land area in
front of the building structure. Because there is virtually no streetscape and little landscaping within the
study area,these paved property frontages contribute to the appearance of continuous asphalt,thereby
increasing the perceived width of the road. They also add to the amount of impervious surface in the
area.
The transportation infrastructure in the study area, upon which the long term sustainability of the
neighborhood and area depends, is not adequate to support a vibrant community. General absence of
12
City of Clermont CRA
Finding of Necessity
Summer 2015 _
streetscape as well as pedestrian and cycling facilities (with the exception of the Lake Minneola Trail)
limits the uses of the network and stunts redevelopment prospects.
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Excess paving/driveway; no landscaping or sidewalk Cracked &excessive paving/driveway
The several conditions documented in this analysis converge to undermine economic values by retarding
a normally functioning real estate market. It is this normally functioning market that acts as the floor for
economic value. If that floor cannot be maintained through a continuing exchange between buyers and
sellers, economic values will eventually erode. Once that pattern is established, it becomes increasingly
difficult to arrest the decline. Additionally, the documented conditions are such that they combine to
create a physical and social context that is not viable for long term stability.
3.0 Reported Investment and Disinvestment Activity
Based on 2014 certified tax rolls, there were an estimated 111 residential property records with building
structures(76 single-family and 35 multi-family)and a total of 35 vacant properties(7 vacant residential,
12 vacant commercial, 2 vacant industrial, and 14 vacant institutional). Homestead exemptions applied
to 54 (49%) of the residential properties. In 2014, the total tax base in the study area was over $15
million.
Less than 8 percent of the structures in the study area were built in the last 20 years,with only 2 percent
added during the last 10 years. The decline in the physical condition of many sites in the study area can
be attributed, at least in part, to the age of the structures.
The city as a whole has seen a decrease in taxable value, the values associated with the proposed CRA
depreciated at a higher rate than those of the city as a whole.The assessed value in the City of Clermont
fell from $2,577,221,700 in the 2009 final tax roll to $2,328,260,688 in the 2014 final tax roll, which
represented a taxable value decrease of 9.7 percent. The assessed value of the study area on the other
hand fell from $19,290,108 in 2009 to $15,066,476, which represented a decrease of 21.9 percent.
4.0 Blight Findings
The following section outlines the blight factors present in the study area according to the criteria
established under Chapter 163 of the Florida Statutes and as outlined in the"Standards for Blight"
section of this report.
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City of Clermont CRA
Finding of Necessity
Summer 2015
Of the fourteen conditions indicative of blight listed in the Redevelopment Act, this analysis indicates
that at least three such conditions exist in the study area and are retarding its immediate and longer
term social, economic, and physical development Below is a summary of the criteria that apply to the
study area
4.1 Assessment of "Substantial Number of Deteriorated or Deteriorating
Structures"
The Redevelopment Act provides little specific criteria or guidance in Section 163 340(8), F S regarding
the definition or attributes of deteriorating structures other than that implied Florida Statutes focus on
a series of indicators which in the aggregate are assumed to lead to economic,physical,or social distress
The representative examples of residential and commercial structures speak to the context of the Study
Area and are functionally deteriorated and rendered functionally and physically obsolete in their current
condition
The infrastructure upon which the long-term economic stability of the Study Area depends is generally
deficient, absent, or deteriorated beyond a level which justifies repair or maintenance The overall
conditions in the Study Area are such that they combine to create a context of functional and physical
deterioration which is conducive to economic, physical and social distress The conditions and
circumstances documented in this report and readily observable in the Study Area evidence a"substantial
number of deteriorated, or deteriorating structures"leading to economic distress which, in their current
condition,are certainly capable of endangering life and property if not substantially modified, retrofitted,
repaired, rebuilt, or redeveloped entirely
4.2 Unsanitary or Unsafe Conditions
An adequate stormwater system in the Study Area is lacking Collector roads, especially in residential
areas, do not exhibit curbs, gutters, or inlet systems to prevent flooding in the event of heavy
precipitation Where curbs and gutters do exist, they tend to be broken and/or overgrown with weeds
and grass making them ineffective and causing accumulation of stormwater in roadways and driveways
4.3 Predominance of Defective or Inadequate Street Layout, Parking
Facilities, Roadways, Bridges, or Public Transportation Facilities
With the exception of a few limited areas,curbs, gutters, sidewalks, and bike lanes are generally absent
throughout the Study Area With the absence of sidewalks, pedestrian crossings, and bike lanes, the
environment is not conducive for walking,jogging, or bicycling Furthermore, other improvements, such
as street light fixtures, pavement markings,and pedestrian signs generally are missing or are in need of
repairs/upgrading The absence of pedestrian transportation infrastructure is evidence of an inadequate
transportation system in the Study Area
In addition, a close examination of the residential neighborhoods shows the deteriorating conditions of
many driveways in front of residential units Paved driveways have broken pavement, while others are
either unpaved or covered in gravel Industrial and commercial properties tend to have asphalt from the
right-of-way to the front of the building structure There were very few industrial and/or commercial
properties that had any balance of pervious surface and landscaping with a paved driveway
The overall transportation conditions outlined in this report contribute to the disinvestment of properties
along the roads
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City of Clermont CRA
Finding of Necessity
Summer 2015
4.4 Site Deterioration or Other Improvements
Many commercial and industrial structures are in disrepair and in need of maintenance, showing peeling
paint, cracked or overgrown roads or sidewalks, and/or an unpleasant face on the street Many of the
residential structures also display signs of neglect, showing cracked stucco, broken and/or boarded up
windows, overgrown and unkempt landscaping, and cracked or unpaved driveways
The industrial area located in the eastern portion of the Study Area includes properties in disrepair
including overgrowth, neglected damage to exterior walls, broken and/or boarded up windows, exposed
dumpsters in rights-of-way, cracked driveways, unkempt dirt and gravel driveways and parking areas,
abandoned structures, overall lack of landscaping, inadequate right-of-way and lack of sidewalks
5.0 Conclusions
When compared to the City of Clermont, conditions of the proposed CRA expansion Study Area are
indicative of blight as documented in this report This review provides documentation of blight in the
area,and through the Redevelopment Act,the area qualifies for assistance in redevelopment efforts and
financing by expanding the boundary of the designated Community Redevelopment Area Government
maintained statistics coupled with staff field observation and documentation of the blighted conditions
indicate the current conditions of the Study Area "are leading to economic distress or endanger life or
property,"according to the Redevelopment Act The current conditions of the area impede the immediate
and long-term physical, economic, and social development
The information summarized in this report justifies the City of Clermont in acknowledging the described
conditions and adopting the requisite resolution declaring the need for the rehabilitation, redevelopment,
and conservation of the Study Area in the interest of public health, safety, morals, and welfare
15
City of Clermont CRA
Finding of Necessity
Summer 2015
6.0 References and Sources
James Hitt, Economic Development&CRA Director(Meetings, emails and phone calls)
Lake County Property Appraiser,Tax Rolls 2006-2014
US Census, 2010-2013 employment and population data
16
