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12-08-2015 CRA Meeting CITY OF CLERMONT
ORDINANCE NO. 2015-77
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CLERMONT, LAKE COUNTY, FLORIDA, APPROVING A
COMMUNITY REDEVELOPMENT PLAN FOR THE COMMUNITY
REDEVELOPMENT AREA LOCATED IN THE CITY OF CLERMONT;
MAKING FINDINGS; PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, Resolution No. 950 adopted by the City Council of the City of Clermont on
May 27, 1997, determined that a certain area in the City of Clermont was in need of
redevelopment and so designated that area as being the "Community Redevelopment Area," in
accordance with Section 163.340(10), Flonda Statutes; and
WHEREAS, Resolution No. 950 adopted by the City Council of the City of Clermont on
May 27, 1997, created a Community Redevelopment Agency for the Downtown Redevelopment
Area, in accordance with Section 163.357, Florida Statutes; and
WHEREAS, in accordance with and pursuant to the procedures and authorizations set
forth in Part III, Chapter 163, Florida Statutes (the "Redevelopment Act"), a community
redevelopment plan for the Downtown Redevelopment Area was prepared; and
WHEREAS, the City Council of the City of Clermont on August 11, 1998 approved a
Redevelopment Plan for the Downtown Redevelopment Area as described in Resolution No.
950; and
WHEREAS, the City Council of the City of Clermont on September 8, 1998 approved
Ordinance No. 359-M establishing the Community Redevelopment Trust Fund; and
WHEREAS, the Clermont Downtown Community Redevelopment Agency
recommended approval of the revised Redevelopment Plan on January 24, 2005, and the City
Council of the City of Clermont on January 24, 2005 approved a revised Redevelopment Plan as
descnbed in Resolution No. 1465;
WHEREAS, the Clermont Downtown Community Redevelopment Agency
recommended approval of the revised Redevelopment Plan on January 26, 2010, and the City
Council of the City of Clermont on January 26, 2010 approved a revised Redevelopment Plan as
described in Resolution No. 2010-03;
WHEREAS, the City Council of the City of Clermont on October 13, 2015 approved
Resolution No. 2015-36 for the Finding of Necessity dated August, 2015, as recommended by
the Downtown Clermont Redevelopment Agency at its meeting on September 8, 2015; and
1
CITY OF CLERMONT
ORDINANCE NO. 2015-77
WHEREAS, the Proposed Plan has been revised and was reviewed and approved by the
Community Redevelopment Agency on October 13, 2015, and found to be compliant with the
Clermont Comprehensive Plan by the Planning & Zoning Commission acting as the Local
Planning Agency (LPA) on November 6, 2015 and has made a recommendation to the City
Council of the City of Clermont to approve the Redevelopment Plan as amended and dated
December 8, 2015.
WHEREAS, modification of the Community Redevelopment Plan, is in accordance with
Section 163.361, Flonda Statutes; and
WHEREAS, the City Council of the City of Clermont has received the recommendation
to adopt the proposed Redevelopment Plan and has caused a public notice to be published and a
notice mailed to each taxing authonty as required by Section 163.346, Florida Statutes.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF CLERMONT, FLORIDA:
SECTION 1. Findings.
Based on the information presented to it, the City Council does hereby find:
(a) The recitals set forth above (including( c udmg the definitions) are hereby adopted and
incorporated herein to the
rp full extent as if set forth in the text of this Ordinance.
(b) The public hearing required by Section 163.361(2), Florida Statutes, has been
held and closed.
(c) Although no families are anticipated to be displaced as a result of Clermont's
redevelopment activities, a feasible method exists for the location of any such
families in decent, safe, and sanitary dwelling accommodations within their
means and without due hardship.
(d) The Proposed Plan conforms to the general plan of the City of Clermont as a
whole.
(e) The Proposed Plan will afford maximum opportunity, consistent with the sound
needs of the City as a whole, for the rehabilitation or redevelopment of the
Downtown Redevelopment Area by private enterprise.
(0 The Proposed Plan allows for the redevelopment or rehabilitation of the
Downtown Redevelopment Area in accordance with Florida Statutes, Chapter
163, Part III Community Redevelopment.
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CITY OF CLERMONT
ORDINANCE NO. 2015-77
SECTION 2. Adoption of Plan.
The proposed CRA Redevelopment Plan is hereby adopted and shall henceforth be and
constitute the CRA Redevelopment Plan for the Downtown Redevelopment Area.
SECTION 3. Conflicts.
Any and all ordinances or resolutions or parts of ordinances or resolutions in conflict herewith
are hereby repealed.
SECTION 4. Notice.
Proper notice in accordance with Chapter 163.346, Florida Statutes has been given to affected
taxing authorities.
SECTION 4. Effective Date.
This Ordinance shall take effect immediately upon approval and adoption by the Clermont City
Council.
3
CITY OF CLERMONT
ORDINANCE NO. 2015-77
PASSED AND ADOPTED by the City Council of the City of Clermont, Lake County,
Flonda on this 8th day of December, 2015.
o-v 1`1,Ytq-p- c`,- - CITY OF CLERMONT
dOL5?kFy,.,,' '' „l k , 'ti ° !
77�"^'; q, ,(� ` , ;' 4 Gail L. Ash, Mayor
W,,,'� ATTEST:'',, .�4,tt.'',.t 'air°
Tracy ' i oyd, Ci'Clerk
Appro ,4 as to o• and legality:
Exhibit "A"
Ordinance No 2015-77
Adopted 12/8/2015
City of Clermont
Downtown Clermont Redevelopment Agency
CRA Redevelopment Plan
Y'(
CLER ONT
Choice of Champions®
Downtown Clermont Redevelopment Agency
685 W. Montrose St.
Clermont, Florida 34711
1
Clermont Downtown CRA Redevelopment Plan
R140908 01
City of Clermont
Downtown CRA Redevelopment Plan
GAI Project Number: R140908.01
October, 2015
Prepared for: City of Clermont
Prepared by: GAI Consultants
Orlando Office
618 East South Street
Suite 700
Orlando, Florida 32801
6C
CLER$DNI
Choice of Champions®
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Clermont Downtown CRA Redevelopment Plan
R140908 01
Table of Contents
1.0 Introduction 1
1.0 Regulatory Issues 3
1.1 Stormwater Issues' 3
1.2 Parking Issues 3
1.3 Community Connectivity Opportunities 4
1.4 Overall Waterfront Concept Plan 4
2.0 Legal Boundary Description and Map of Redevelopment Area 5
3.0 Redevelopment Objectives and Initiatives 9
3.1 Infrastructure and Environmental Enhancements 9
3.1.1 Development of area wide storm water system 9
3.1.2 Upgrade existing storm water facilities 9
3.1.3 Support low impact designed 'green streets'and sidewalks 9
3.1.4 Incorporate environmentally designed parking facilities, 9
3.2 Access and Mobility within Downtown 9
3.2.1 Develop pedestrian connections from waterfront to Montrose/Minneola 9
3.2.2 Connect trail system to Montrose/ Minneola, 9
3.2.3 Establish a district parking system to support businesses 9
3.2.4 Create a new entryway off State Road 50 around Center Lake 9
3.2.5 Design and install way finding system 10
3.2.6 Develop Lake Avenue/ West Avenue/ 12th Street as key linkages to Minneola/
Montrose 10
3.3 Redevelopment Support 10
3.3.1 Modify land use polices to encourage better utilization of(re)development
opportunities 10
3.3.2 Establish cost sharing policies for infrastructure improvements 10
3.3.3 Develop criteria to identify and support catalytic developments 10
3.3.4 Support land assembly, code enforcement, and demolition, for redevelopment
opportunities 10
3.4 improving Physical Appearance 10
3.4.1 State Road 50 and Center lake entryway redevelopment 10
3.4.2 Design West Lake stormwater facility as a community amenity:
'Wetland Park' 11
3.4.3 Redesign the following as'green streets' 11
3.4.4 Expand Incentive Grant Programs 11
3.4.5 Open Space Enhancements 11
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3.5 Waterfront Development 11
3.5.1' Redesign 'promenade'area for greater utilization (9) - 11
3.5.2 Establish a mooring area for boaters 11
3.5.3 Rehabilitate West Beach Lake edge(2) 12
3.5.4 Continue to enhance supporting facilities for Rowing Center (6) 12
3.5.5 Develop 8th Street Plaza 12
3.5.6 Upgrade Waterfront Park Area (28) 12
3.5.7 Provide enhancements to Northeast Lake edge (30) 12
3.6 Economic Development 12
3.6.1 Support catalytic site opportunities 12
3.6.2 Continue to provide incentives for the retention and recruitment of
businesses along Montrose and Waterfront 12
3.6.3 Establish funding and development jartnerghjp 12
3.6.4 Develop joint marketing opportunities 13
3.6.5 Continue the façade grant program and implementation of design guidelines 13
3.6.6 Support the enhancement of the Historic Village activities and complementary
developments .... 13
3.6.7 Develop a loan pool to support CRA District investment opportunities 13
3.6.8 Continue to support developments through assistance with building permits,
code enforcement, and impact fees ..13
3.6.9 Provide up-to-date communications technology infrastructure.. .13
3.6.10 Improve access to public restroom facilities, 13
4.0 Financial Analysis and Implementation Program 14
4.1 Increment Funding 16
4.2 Special Assessment District 17
4.3 Local Financing 17
4.5 Debt'Financing -18
4.6 Challenge Strategy 18
4.7 Private Investment 18
4.8 Project Equity Position 18
4.9 Leasing 18
4.10 Key Incentives/Funding Sources 18
4.11 Federal 18
4.12 State 19
4.13 Local - 20
4.14 Increment Revenue Projections 20
4.15 Capital Improvement Program 20
4.15.1 Stormwater Management and Utility Improvements 23
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4.16 Government/Redevelopment Administration 24
4.16.1 Agency Administration 24
4.16.2 Land Use and Development Regulations, 25
4.17 Redevelopment Policy 25
4.17.1 Focus on Existing Blighting Influences 25
4.17.2 Prevent the Future Occurrence of Slum and Blight 26
4.17.3 Land Assembly and Demolition 26
4.17.4 Oversee Future Development Proposals 27
4.18 Overall Economic Development Approach 27
4.18.1 Supporting Existing Businesses and New Investment 27
4.18.2 Revitalize Commercial Corridors 28
4.18.3 Market the Redevelopment Area 28
5.0 Statutory Provisions 30
5.1 The Trust Fund 30
5.2 Redevelopment Powers 30
5.3 Relocation Procedures 34
5.4 Duration of Plan 34
5.5 Plan Modification 34
5.6 Severability 35
5.7 Safeguards, Controls, Restrictions, or Covenants 36
5.8 Consistency with Clermont Comprehensive Plan 377
Appendix A 41
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1.0 Introduction
Historical Background
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.
I 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.
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 Façade 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.
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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.
Proposed Expansion Area
The initiative to expand the CRA from 157 acres to 378 acres 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 development activity. A
redevelopment initiative to identify new market potential for the area, 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.
The expanded area is confined to a specific geographic area within downtown Clermont generally shown
in red in Map 1.0. Blue outline denotes existing CRA boundaries.
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Before identifying prospective private sector interest in the area, current blighting influences are to 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 Expanding the current boundaries requires an initial step of identifying blighting influences
within the targeted properties This requires conducting an analysis as required in Section 163, Part III,
and Florida Statutes (F S), commonly known as a Finding of Necessity (FON) A Finding of Necessity
assists in identifying the needs in the proposed expanded redevelopment area A subsequent community
redevelopment plan specifies the desired improvement projects and implementation steps to address
them The CRA will be funded in most part by increment revenues designated specifically to the proposed
redevelopment area
The FON analysis has identified the link between the statutory definition of a "blighted area" and the
Clermont proposed redevelopment area expansion The City Council has determined that such conditions
of blight do exist based on the statutory definitions set forth in Section 163, Part III, Florida Statutes
(F S), and has authorized the preparation and adoption of an updated redevelopment plan that includes
the expanded area See Appendix"A"for Finding of Necessity study
Key issues addressed in all of the forgoing documents include regulatory policies, infrastructure needs,
parking, access to the waterfront, and overall image of the area Supporting policies, programs and
investments incorporated in this update address these issues
1.0 Regulatory Issues
Strong consideration should be given to reviewing current land use regulations within the CRA
boundaries, with special emphasis to the core, commercial area Particular attention to mixing uses,
parking requirements, density and intensity, as well as mass and scale of future developments should be
assessed Modification to exiting regulations should be consistent with the community's vision for the
overall urban design in creating a viable"sense of place "
1.1 Stormwater Issues
The sensitive accommodation of stormwater can provide significant environmental, economic, and
aesthetic assets to the CRA Environmentlly, a well designed stormwater facility will improve the water
quality to both Lake Minneola and Center Lake, not only as a result of improved collection and retention,
but also long term maintence Economically, an area-wide stromwater system provides better utilization
of real estate for development or redevelopment encouraging new investment opportunities
Aesthetically, a well designed system can become an amenity enhancing natural habitats, appealing open
spaces, and an overall attraction for resident and visitor alike
1.2 Parking Issues
While parking for the current uses in the CRA is quite adequate, care must be given to future needs as
addressed in land use regulations for additional uses, particularly accommodating an increase in high
density residential uses Due to the attractive nature of the waterfront, special attention also needs to be
made to accommodate the various events that require additional capacity Accommodation for these
larger parking requirements should be addressed in the design of the lake front amenities for temporary
uses At some point in the future, consideration may be needed to develop a parking structure that would
serve both a more intense development in the core as well as the special event needs along the lake
front
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1.3 Community Connectivity Opportunities
Connectivity to the waterfront is of paramount importance to the future viability of businesses in the core
Though there are only a few short blocks separating Montrose Street from the waterfront, currently there
is not a real sense that they are connected Enhanced lakefront design, improved wayfinding, specific
street and bikeway connections to Montrose and intensifed development of vacant properties will
significantly enhance the visual and physical connections Likewise, redesign of the Center Lake area and
the streets leading from Highway 50 to downtown are key elements to improving business and
investment opportunities
1.4 Overall Waterfront Concept Plan
The recently completed Waterfront Master Plan addresses all of the major elements to making the
downtown core one of the most exciting places for residents and visitors to enjoy in the Central Florida
region The use of the water from power boats to sailing and rowing provides a variety of activities unlike
most other places Tieing the current trails to the expanding statewide coast-to-coast trail system will be
a significant economic boom to the area as the exploding econ-tourism industry continues to expand into
more international markets The CRA's economic growth is tied inextricably to the continued multi-use of
its assets along the lakeshore and development policies need to be able to accommodate the needs of
the various users, residents and visitors alike
The following are areas the Plan addresses
• Developing a place for people
• A great waterfront
• Enhancing the character and image
• Connectivity to the city
• High-performing infrastructure
• Economic investment opportunity
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2.0 Legal Boundary Description of Redevelopment Area
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 CLERMONT, THENCE DEPARTING
SAID EASTERLY RIGHT OF WAY LINE, RUN WEST ALONG SAID SOUTHERLY RIGHT OF WAY UNE 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 UNE OF SAID LOT 31 TO THE EASTERLY LINE OF THE WEST 140 FEET OF SAID LOT
31, THENCE DEPARTING THE NORTH UNE OF SAID LOT 31, RUN SOUTH ALONG SAID EASTERLY UNE
AND ITS SOUTHERLY EXTENSION TO THE SOUTHERLY RIGHT OF WAY UNE OF OSCEOLA STREET AS
SHOWN ON SAID PLAT OF THE CITY OF CLERMONT, THENCE RUN EAST ALONG SAID SOUTHERLY
RIGHT OF WAY UNE 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 UNE OF MINNEOLA AVENUE AS SHOWN ON SAID PLAT OF THE CITY
OF CLERMONT, THENCE RUN WEST ALONG SAID SOUTHERLY RIGHT OF WAY UNE 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 UNE 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 UNE 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
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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 UNE OF SAID BLOCK 126A AND ITS
EXTENSION WEST, ALONG WITH THE NORTHERLY UNE 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 THE NORTHEAST CORNER OF SAID
LOT 10, THENCE RUN WEST ALONG THE NORTHERLY UNE OF SAID LOT 10 AND ITS EXTENSION
WEST, TO A POINT ON THE WESTERLY RIGHT OF WAY UNE OF TWELFTH STREET AS SHOWN ON THE
AFORESAID PLAT OF THE CITY OF CLERMONT, THENCE RUN NORTH ALONG SAID WESTERLY RIGHT
OF WAY UNE TO A POINT ON THE SOUTHERLY RIGHT OF WAY UNE 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 UNE OF THE PARCEL OF LAND AS DESCRIBED IN 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 UNE AND ALSO ALONG
THE WESTERLY UNE 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 UNE, 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 UNE 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 UNE 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 WAY
UNE OF AFORESAID TWELFTH STREET, THENCE RUN NORTHERLY ALONG SAID WESTERLY RIGHT OF
WAY UNE TO THE AFORESAID NORTHEAST CORNER OF BLOCK 145, AND THE POINT OF BEGINNING
CONTAINING 379 ACRES +1-
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3.0 Redevelopment Objectives and Initiatives
3.1 Infrastructure and Environmental Enhancements
The projects and programs described below relate to the common objective to provide facilities designed
to improve the water quality of Lake Minneola & Center Lake and provide more efficient use of
development sites
3.1.1 Development of area wide storm water system
Creating an area-wide storm water system would increase individual site development opportunities
Newer retention facilities could be developed to handle offsite storage,to accommodate development for
the foreseeable future
3.1.2 Upgrade existing storm water facilities
Along with the creation of new facilities, upgrades to existing storm water retention and detention
facilities should be addressed
3.1.3 Support low impact designed'green streets'and sidewalks
All hardscapes such as roadways and sidewalks should be designed to incorporate the latest low impact
techniques in accommodating storm water cleansing
3.1.4 Incorporate environmentally designed parking facilities
As part of the overall assessment of the infrastructure improvements,tall future parking lots should be
designed to maximize the sites ability to collect, detain, retain and cleanse the storm water
3.2 Access and Mobility within Downtown
The movement of pedestrians, cyclists and vehicles to and throught the downtown area and the
waterfront in a safe manner are essential to the long term viability of the area
3.2.1 Develop pedestrian connections from waterfront to Montrose/Minneola
Accommodating the pedestnan along streets that connect Montrose Street and Minneola Avenue to the
_ waterfront should be through well-designed, well-lighted, and easily accessed sidewalks/streetscapes
3.2.2 Connect trail system to Montrose/ Minneola
Similarly to accommodating the pedestrian, support should be provided to establish well designed
corridor connections from the adjacent trail system to Montrose Street and Minneola Avenue
3.2.3 Establish a district parking system to support businesses
Just as the area-wide storm water system is recommended, so, too, is an area-wide parking system that
is environmentally designed, well connected to the pedestrian facilities, and can accommodate growth in
commercial and special event activities
3.2.4 Create a new entryway off State Road 50 around Center Lake
Designing a new entryway off of State Road 50 which incorporates the re-branding of the City and
supports way-finding throughout the area is an essential element to the vitality of the area supporting
connectivity, improving image and enhancing economic activity
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3.2.5 Design and install way finding system
Establishing a well-designed and appropriately installed signage system will enhance access to the area,
improve the overall image and should address all modes of transportation pedestrian, cyclists, and
automobile
3.2.6 Develop Lake Avenue/ West Avenue/ 12th Street as key linkages to Minneola/
Montrose
Define the connections of Minneola Ave and Montrose Street to both State Road 50 and the waterfront by
enhancing specified corridors with streetscaping and way-finding
3.3 Redevelopment Support
This element of the plan addresses regulatory issues with regards to development opportunities, land
use, and code enforcement
3.3.1 Modify land use polices to encourage better utilization of (re)development
opportunities
A thorough review of exiting land use and zoning policies should be made for the area to determine the
the viability as it relates to mixed use developments This review should address aush elements as floor
area ratio (FAR),height restrictions, site permeability requirements, setback, stormwater and parking
requirements
3.3.2 Establish cost sharing policies for infrastructure improvements
As part of creating area-wide stormwater and parking systems, as well as other infrastructure
improvements consideration should be given to establishing cost sharing policies with private sector
developments
3.3.3 Develop criteria to identify and support catalytic developments
A key goal of the plan is to create an environment to enhance the development of key sites that are
currently vacant or underutilized but are in strategic locations and would most likely leverage additional
investments
3.3.4 Support land assembly, code enforcement, and demolition, for redevelopment
opportunities
Through strategic use of existing policies and regulations, the redevelopment/investment environment
can be encouraged through code enforcement and purchase of available sites to support environmental
improvements
3.4 Improving Physical Appearance
Enhancement of the image of the CRA is encouraged to provide greater investment options, improve
tenant recruitment and retention opportunities, enhance overall market brand, and create a greater sense
of pride in the community
3.4.1 State Road 50 and Center lake entryway redevelopment
Create a sense of arrival and create a window to the downtown at the intersection of State Road 50 and
8th Street, new signage, pavement markings, streetscaping and entrance features should be
incorporated, as well as enhanced water features in Center Lake
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3.4.2 Design West Lake stormwater facility as a community amenity: `Wetland Park'
Develop stormwater facilities to accommodate pedestrian activity and provide an improved asthetic focal
point for the surrounding area, creating a connection between the park and the surrounding
neighborhood
3.4.3 Redesign the following as`green streets'
The "green street' design incorporates low impact stormwater drainage techniques with improved
pedestrian streetscapes and form the spine of the connected pedestrian and cycling environment form
downtown to Lake Minneola and the park system
The following are recommended as initial streets to receive this type of treatment
• Lake Avenue
• West Avenue
• Minneola Avenue
• Desoto Street
• East Avenue
3.4.4 Expand Incentive Grant Programs
Continuing to incorporate the various CRA grant programs addressing facades, code compliance, impact
fees, residential renovations, all add to improved physical appearance
3.4.5 Open Space Enhancements
In keeping with the overall goal of enhancing natural assets of the downtown, the following open spaces
or public amenity locations are suggested to receive specific investment attention
• Passive neighborhood park(part of Wetlands Park)
• Lake Avenue switchback gardens
• Desoto Garden Park
• Lake Dot park
• South Lake Trail extension around Crystal Lake
• Sparkling Water Lake Park
Review the existing criteria and policies and determine if modifications are needed
3.5 Waterfront Development
As part of an overall initiative, create opportunities that maximize regulatory, administrative,
infrastructure, and financial incentives to leverage catalytic type investments thoughout the downtown
and along the waterfront
3.5.1 Redesign'promenade'area for greater utilization(9)
Create a design plan for the`promenade'area to entice further development and add energy and activity
to the downtown core
3.5.2 Establish a mooring area for boaters
Enhance accessibility to the area by providing a mooring area for boaters on the 8th Street Pier,
broadening the visitor base to the area
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3.5.3 Rehabilitate West Beach Lake edge(2)
Upgrade existing waterfront facilities to improve accessibility and functionality promotes diversification of
waterfront activities
3.5.4 Continue to enhance supporting facilities for Rowing Center(6)
The Rowing Center provides diversity of activities along the waterfront, continued enhancement of
supporting facilities promotes increased opportunities for athletes, families, and spectators to spend time
in the surrounding areas
3.5.5 Develop 8t Street Plaza
The 8th Street Plaza will draw people to the waterfront area, connecting the waterfront with the
downtown area adds energy and activity to the downtown core
3.5.6 Upgrade Waterfront Park Area (28)
Upgrades to the Waterfront Park Area presents an opportunity to have a linear park experience with
many other leisure and recreational activities
3.5.7 Provide enhancements to Northeast Lake edge(30)
Enhancing the Northeast Lake edge will create a scenic connection along the trail to the waterfront
activity areas, indicating to pedestrians and cyclists along the trail that they are arriving in an activity
center The success of the downtown is dependant upon the foundation of supporting infrastructure
3.6 Economic Development
3.6.1 Support catalytic site opportunities
The ultimate sustainability of a a re-invigorated center city will be determined in large part by the
successful development of quality projects on several key parcels identified in the recently completed
master plan These include the following sites
• Lumber yard site
• 'Bluff'site
• Dormer Police Building site
• "The Landing"site
As noted above, consideration should be given to provide strategic support for thses sites as they are
most likely to be catlysts to leverage additional investment
3.6.2 Continue to provide incentives for the retention and recruitment of businesses along
Montrose and Waterfront
Through the application of four grant programs since 2010 the CRA has awarded over$160,000 in grants
which supported the completion of over $324,000 of projects within the district since 2010 Expanding
these grant programs to the waterfront area will promote investment in the area
3.6.3 Establish funding and development partnerships
Acknowledging that increment resources alone will not be sufficient to implement all of the desired
improvements, partnerships with the County, other public funding agencies, non-governmental
organizations, and the private sector should be sought to leverage CRA assets as part of the overall
redevelopment strategy
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3.6.4 Develop joint marketing opportunities
Visitors and Convention Bureau/Tourist Development Council, athletic and special event promoters,
Central Florida Economic Development Commission, should all be sought as possible partners for various
CRA related activities
3.6.5 Continue the facade grant program and implementation of design guidelines
Since beginning the facade grant program in 2010, the program has awarded over $123,000 in façade
improvement grants Continuation of this grant program along with the implementation of design
standards will promote investment in the area
3.6.6 Support the enhancement of the Historic Village activities and complementary
developments
Working with non-profit organizations identify regularly scheduled activities, determine supporting
programmatic/project needs, land use options on nearby sites, and West Lake's development impact on
the village
3.6.7 Develop a loan pool to support CRA district investment opportunities
Identify local lending institutions willing to collaborate with CRA to develop criteria and policies to
establish a loanpool for businesses and property owners
3.6.8 Continue to support developments with assistance with building permits, code
enforcement,and impact fees
Through the Building Code Assistance program, the Impact Fee Assistance program, and Building Permit
Refund program, the CRA has awarded over$37,000 in grants Continuation of these grant programs will
promote further investment in the area Other assistance could be incorporated to include sidewalk use
for outdoor cafés, meeting ADA and fire code upgrades, to assistance in tenant recruitment, outdoor
security camreras and lighting to leverage greater private investment
3.6.9 Provide up-to-date communications technology infrastructure
Develop an area wide technology infrastructure that provides access to residents and visitors to the latest
communications technology with flexibility for upgrade modifications
3.6.10 Improve access to public restroom facilities
Construct more restroom facilities near City Hall to support events within the downtown
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4.0 Financial Analysis and Implementation Program
The cornerstone of an effective plan is the ability to match resources to the community goals and
objectives Toward that end, it should be understood that the CRA's annual increment revenue is limited
and should be used to leverage other types of internal and external funding There are always more
projects than there is money to fund them It is the intent of the CRA to prioritize the projects and look
for ways to fund or find funding for the high priority projects and programs that can be completed by
2043 Based on the projects and programs identified in Chapter 3 0, below is a chart that suggests
allocation of types of resources recommended for the respective projects or programs In describing
resources that may be allocated, it should be noted that they do not necessarily need to be financial In
fact, the chart includes four distinct categories in which resource support for projects or programs can be
used and are labeled administrative, regulatory, financial, and infrastructure
1 Administrative resources would include such action as the creation of a one-stop permitting,
reorganization of City services to consolidate planning and project management, etc
2 Regulatory resources would deal with the change in land use policies to allow for housing in
commercial areas, increasing the allowable density, signature signing ordinances, loosening parking
requirements for certain uses, code enforcement, etc
3 Financial resources would deal with the direct allocation of funds such as facade grants and loans,
land assembly, business improvement grants, demolition of distressed properties, and incentives that
may be required for transformational public/private partnerships
4 Infrastructure resources would include the construction of an area-wide comprehensive stormwater
management system that would serve multiple sites, construction of parking facilities, connection of
trails and other features incorporating recreational infrastructure, signage, road improvements,
sidewalk improvements, etc
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Resource Allocation Options Regulatory Administrative Financial Infrastructure
Infrastructure/ Environmental Enhancement
3 1 1 -Development area wide stormwater X X X X
system
3 1 2 -Upgrade existing stormwater facilities X
3 1 3 -Support low impact designed'green X X X
streets'and sidewalks
3 1 4 -Incorporate environmentally designed X X
parking facilities
Access and Mobility
3 2 1 -Pedestrian connections X X
3 2 3 -District parking system X X
3 2 2 -Connect trail system X
3 2 5 -Way finding system X
3 2 6 -Links to downtown X X
Redevelopment Support
3 3 1 -Modify land use policies X X
3 3 2 -Establish cost sharing X X
3 3 3 -Criteria for catalytic project X X
3 3 4 -Support land assembly/code X X
enforcement/demolition
Improving Physical Appearance
3 4 1 -Entryway redevelopment X X X
3 4 2 -Design WestLake stormwater facility as X X
'Wetland Park'
3 4 3 -Redesign select streets as'green streets' X X
3 4 4 -Expand Facade Grant Program X X
3 4 5 -Open Space enhancements X X X
Waterfront Development
3 5 1 -Redesign'Promenade'area X
3 5 2 -Establish mooring area X
3 5 3 -Rehabilitate West Beach Lake edge X X
3 5 4 -Enhance support facilities for Rowing X X
Center
3 5 5 -Develop 8th Street Plaza X X
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3 5 6 -Upgrade Waterfront Park Area X X
3 5 7 -Enhancements for Northwest Lake Edge X X
Economic Development
3 6 1 -Support catalytic site opportunities X X X
3 6 2 -Incentives for Business Retention/ X X
Recruitment
3 6 3 -Partnerships X X
3 6 4 -Joint Marketing X X
3 6 5 -Continue facade grant program X X
3 6 6 -Support enhancement to Historic Village X X
3 6 7 -Develop loan pool X X
3 6 8 -Continue to support development with X X
grant programs
3 6 9 -Provide communications technology X X
infrastructure
3 6 10 -Improve access to public restroom X X
facilities
The plan identifies a number of projects that are priorities and establishes a process to review funding
priorities on an annual or bi-annual basis A combination of funding strategies should be considered by
the CRA Board to fund the key projects list as amended from time to time
4.1 Increment Funding
Community redevelopment will not be successful without funding through increment financing Therefore,
the ultimate goal of the redevelopment program is to increase the tax base to generate additional
revenue for capital improvements and services through implementation of projects and programs, as
described in this plan Managed effectively, tax increment resources can be leveraged to enable the
undertaking of a substantial portion of the public projects and also leverage private sector improvements
With this in mind,the following finance and management practices should be employed
1 Coordinate with the City departments to strategically devise annual operating and capital
improvements budgets to maximize the use of anticipated increment revenues
2 Coordinate with appropriate City, County, State and other public officials which may be sponsoring
capital improvements in the area to maximize the leveraging of CRA resources This may include the
Florida Department of Transportation, the Florida Parks System, the Florida Department of
Environmental Protection, and the Citrus County Transportation Planning Organization
3 Work with the City to augment capital budgets through the use of increment financing and other
funding sources for infrastructure improvements such as water, sanitary sewer, electrical, telephone,
cable, Internet, and stormwater conveyance systems These supplemental funds should be used for
the design and construction of infrastructure improvements to ensure capacity to meet demand
based on the future land use activities
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4 Leverage increment revenues through grants, short term commercial loans, or other financial
mechanisms to expedite the completion of projects
5 Work with area banks, the City's finance consultants, and the City Manager's office to research short
term and long term debt instruments for financing major public facilities
6 Work with area financial institutions to develop favorable loan programs for private sector
development and property rehabilitation projects
7 Undertake individual project pro forma analysis on proposed development and redevelopment
projects to determine projected revenues and devise strategies to maximize the use of these
resources on a site-specific project or on an area wide programmatic basis
While increment revenues are the base resource of the CRA, it should not be considered the sole source
The key to the successful implementation of the plan will ultimately be determined on the agency's ability
to leverage other resources, whether they are private or other public funds Below are other types of
funding sources that may, over the course of the planning horizon, be tapped for one or more projects
4.2 Special Assessment District
A Special Assessment District is a special district formed by a local government (County, City, Water
District, etc) and includes property that will receive direct benefit from the construction of new public
improvements or from the maintenance of existing public improvements Special assessment districts
often take Municipal Service Benefit Units (MSBU's) for capital improvements usually assessed on a linear
front footage calculation on private property or Municipal Service Taxing Unit (MSTU's) for services such
as police or recreational services and are generally assessed district wide in areas where the additional
services are received The most common types of public improvements financed include roads, sidewalks,
street lighting and streetscape improvements, sewer facilities and water facilities The local CRA that
forms the assessment district sells bonds to raise the money to build or acquire the public improvement
The CRA then levies a special assessment against each parcel of land within the district, in proportion to
its share of benefit from the improvement The owners of the assessed land repay the bonds over a
period of years through annual assessments, which are included on the'County's general ad valorem
property tax bill
4.3 Local Financing
While increment financing is an essential'component of any redevelopment project, the mechanism may
not generate sufficient revenue to cover all redevelopment investment projects proposed As discussed
above, increment financing uses contributions to the Trust Fund based on increased valuations from new
development and as property valuation increases to assist in paying for improvements that stimulate the
development The CRA should consider utilizing additional or alternative financing methods to fund the
planned improvements that are either currently available or could be secured in the future Some of
these financing methods that are potential revenue sources for funding redevelopment at the local level
include, but are not limited to
1 General Fund Revenue Sources
2 Local Government Half-Cent Sales Tax
3 Local Option Sales Tax
4 , Charges for Services
5 Establishment of a Special Assessment District or Special Improvement District
6 Issuance of General Obligation Bonds Tourist Development Taxes
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4.5 Debt Financing
This method essentially requires a community to sell bonds or otherwise borrow money to be repaid from
an annual automatic lien on the general fund Or a community can pay for its infrastructure in the same
way a person borrows money to purchase a home In both instances, the capital need is immediate and
high, the equity appreciation reasonably assured, and the monthly or annual principal and interest
payments generally fixed Like all forms of infrastructure financing, there are some disadvantages and
nsks This strategy should be used wisely and with caution One major risk is voter aversion to approving
bond issues, which may mean a future increase in property taxes to insure revenues are available to also
properly provide coverage of debt service requirements
4.6 Challenge Strategy
The challenge strategy involves the guaranteed construction of public improvements, but only after
private revitalization actively reaches a certain point This provides incentive for the developer while
ensuring both parties, the City and the developer, desired private development will take place along with
public improvements A recognizable schedule of funding can be determined with this strategy and can
be selectively implemented, usually on a block-by-block or project-by project basis
4.7 Private Investment
Generally, this is the single most important source in revitalization, if successful revitalization is to occur,
private investment usually must exceed public funding by three to four fold Such funding takes the form
of equity investment and conventional real estate loans
4.8 Project Equity Position
When the Redevelopment CRA takes an equity position in a project, the CRA contnbutes cash or land to
the project with a return in the form of profit sharing This CRA participation has the effect of reducing
developer costs and can be used for projects such as redevelopment and parking structures
4.9 Leasing
City-owned land, buildings, equipment, etc can be leased to developers for projects For the developer,
this eliminates the need for capital investment in land, buildings, etc or debt service on money borrowed
to finance the purchase of such things as land, building, and equipment The City receives lease
payments which are deductible from the developer's income tax The lease may also include a purchase
option
4.10 Key Incentives/Funding Sources
In addition to the above, there are numerous federal and state funding sources that, while competitive,
may provide other opportunities for additional outside resources The following is a list of some of the
more programs that may be opportunities for solicitation
4.11 Federal
1 Small Business Administration (SBA)
2 Economic Development Program (EDP)
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3 Economic Development&Growth Enhancement Programs(EDGE)
4 Brownfields Incentives
5 New Market Tax Credits Program (NMTC)
6 Low Income Housing Tax Credits(LIHTC)
7 Community Investment Program (CIP)
8 Affordable Housing Program (AHP)
9 HOME Investment Partnership Program
10 Community Block Grant Program (CDBG)
11 HUD Section 811/202 (Elderly Housing)
12 Good Neighbor Next Door(Law enforcement/teacher home ownership discounts)
13 HUD Section 108 Loan Guarantee Program
14 Keep America Beautiful Grant
15 Intermodal Surface Transportation Enhancement Act Grants (ISTEA)
16 New Markets Tax Credits Program
4.12 State
1 Qualified Target Industry Tax Refund Program (QTI)—Requires participation by a targeted industry
2 High Impact Performance Incentive Grant(HIPI) —Requires participation of a targeted industry
3 Capital Investment Tax Credit(Cm)—Requires participation of a targeted industry
4 Quick Response Training (QRT)—Direct benefit to employer
5 Brownfields Incentives
6 Urban Job Tax Credit
7 Housing Credits
8 State Housing Initiatives Partnership Program (SHIP)
9 Enterprise Zone or Florida Brownfield programming
10 FDOT Highway Beautification Grants
11 Florida Recreation Development Assistance Program (FRDAP)
12 State New Markets Tax Credits Program
This list is not all inclusive but does provide an overview of possible funding sources for a variety of
redevelopment and economic development related programs It should be noted that availability of
resources may be dependent on federal and state budget allocations, competitive applications, and
availability of local matching funds
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4.13 Local
Support from local foundations or institutions should also be solicited as a source for capital or
operational program costs
4.14 Increment Revenue Projections
The following chart provides estimates of the increment revenues projected through 2043
The low projections are based on three assumptions
1 There are no changes in the current millage rate,
2 There is only a modest increase in the taxable valuation of 2% per year over this period,
3 There is no new construction
This should be considered a conservative projection but does provide a near term order of magnitude of
the increment resources that may be available to leverage resources for the highest priorities
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Table 1 Increment Revenue Projections
Estimated Property Tax Increment,Clermont CRA
Lase+ Total TV Ambulance Water
FYE Appreciation Less Base Subject to TIF Clermont* Lake County** MSTU*** Authority**** Total to CRA
2014 $36,284,304 $14,916,236 $ 21,368,068 $ 75,697 $ 109,123 $ 9,379 $ 5,202 $ 199,401
2015 36,469,811 14,916,236 21,553,575 80,373 116,079 9,977 5,505 $ 211,934
2016 37,381,556 14,916,236 22,465,320 83,773 120,989 10,399 5,738 $ 220,899
2017 38,316,095 14,916,236 23,399,859 87,258 126,022 10,832 5,976 $ 230,088
2018 39,273,997 14,916,236 24,357,761 90,830 131,181 11,275 6,221 $ 239,507
2019 40,255,847 14,916,236 25,339,611 94,491 136,469 11,730 6,472 $ 249,162
2020 41,262,243 14,916,236 26,346,007 98,244 141,889 12,196 6,729 $ 259,058
2021 42,293,799 14,916,236 27,377,563 102,091 147,445 12,673 6,992 $ 269,201
2022 43,351,144 14,916,236 28,434,908 106,034 153,141 13,163 7,262 $ 279,600
2023 44,434,923 14,916,236 29,518,687 110,075 158,978 13,664 7,539 $ 290,256
2024 45,545,796 14,916,236 30,629,560 114,218 164,959 14,178 7,823 $ 301,178
2025 46,684,441 14,916,236 31,768,205 118,464 171,091 14,706 8,114 $ 312,375
2026 47,851,552 14,916,236 32,935,316 122,816 177,376 15,246 8,412 $ 323,850
2027 49,047,841 14,916,236 34,131,605 127,277 183,819 15,800 8,717 $ 335,613
2028 50,274,037 14,916,236 35,357,801 131,849 190,423 16,367 9,030 $ 347,669
2029 51,530,888 14,916,236 36,614,652 136,536 197,192 16,949 9,351 $ 360,028
2030 52,819,160 14,916,236 37,902,924 141,340 204,130 17,545 9,680 $ 372,695
2031 54,139,639 14,916,236 39,223,403 146,264 211,242 18,157 10,018 $ 385,681
2032 55,493,130 14,916,236 40,576,894 151,311 218,531 18,783 10,363 $ 398,988
2033 56,880,458 14,916,236 41,964,222 156,485 226,003 19,425 10,718 $ 412,631
2034 58,302,469 14,916,236 43,386,233 161,787 233,661 20,083 11,081 $ 426,612
2035 59,760,031 14,916,236 44,843,795 167,223 241,514 20,758 11,453 $ 440,948
2036 61,254,032 14,916,236 46,337,796 172,794 249,560 21,450 11,835 $ 455,639
2037 62,785,383 14,916,236 47,869,147 178,504 257,804 22,159 12,226 $ 470,693
2038 64,355,018 14,916,236 49,438,782 184,357 266,258 22,885 12,627 $ 486,127
2039 65,963,893 14,916,236 51,047,657 190,357 274,922 23,630 13,038 $ 501,947
2040 67,612,990 14,916,236 52,696,754 196,506 283,804 24,393 13,459 $ 518,162
2041 69,303,315 14,916,236 54,387,079 202,809 292,907 25,176 13,890 $ 534,782
2042 71,035,898 14,916,236 56,119,662 235,703 302,238 25,978 14,333 $ 578,252
2043 72,811,795 14,916,236 57,895,559 243,161 311,802 26,800 14,787 $ 596,550
2044 74,632,090 14,916,236 59,715,854 250,807 321,606 27,642 15,251 $ 615,306
2045 76,497,892 14,916,236 61,581,656 258,643 331,654 28,506 15,728 $ 634,531
2046 78,410,339 14,916,236 63,494,103 266,675 341,954 29,391 16,216 $ 654,236
2047 80,370,597 14,916,236 65,454,361 274,908 352,511 30,299 16,717 $ 674,435
2048 82,379,862 14,916,236 67,463,626 283,347 363,332 31,229 17,230 $ 695,138
2049 84,439,359 14,916,236 69,523,123 291,997 374,424 32,182 17,756 $ 716,359
2050 86,550,343 14,916,236 71,634,107 300,863 385,793 33,159 18,295 $ 738,110
2051 88,714,102 14,916,236 73,797,866 309,951 397,446 34,161 18,848 $ 760,406
2052 90,931,955 14,916,236 76,015,719 319,266 409,390 35,188 19,414 $ 783,258
2053 93,205,254 14,916,236 78,289,018 328,814 421,633 36,240 19,995 $ 806,682
2054 95,535,385 14,916,236 80,619,149 338,600 434,182 37,319 20,590 $ 830,691
2055 97,923,770 14,916,236 83,007,534 348,632 447,045 38,424 21,200 $ 855,301
2056 100,371,864 14,916,236 85,455,628 358,914 460,230 39,557 21,825 $ 880,526
2057 102,881,161 14,916,236 87,964,925 369,453 473,744 40,719 22,466 $ 906,382
Total $8,509,497 $11,515,496 $ 989,772 $ 546,122 $21,560,887
Annual Average $ 193,398 $ 261,716 $ 22,495 $ 12,412 $ 490,020
Note 2 5%Appreciation of Values
*City of Clermont Mlllage Rate=3 729
**Lake County's mlllage rate=5 3856
***Ambulance MSTU=0 4629
****Water Authority Mdlage Rate=0 2554
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Estimated Property Tax Increment,Clermont CRA + Expansion Area
Base + Total TV Water
FYE Appreciation Less Lase Subject to TIF Clermont* Lake County** Authority*** Total to CRA
2014 $ 51,350,780 $ 29,982,712 $ 21,368,068 $ 75,697 $ 109,123 $ 5,202 $ 190,022
2015 51,912,949 29,982,712 21,930,237 81,778 118,107 5,601 $ 205,486
2016 53,210,772 29,982,712 23,228,060 86,617 125,097 5,932 $ 217,646
2017 54,541,041 29,982,712 24,558,329 91,578 132,261 6,272 $ 230,111
2018 55,904,567 29,982,712 25,921,855 96,663 139,605 6,620 $ 242,888
2019 57,302,181 29,982,712 27,319,469 101,874 147,132 6,977 $ 255,983
2020 58,734,735 29,982,712 28,752,023 107,216 154,847 7,343 $ 269,406
2021 60,203,103 29,982,712 30,220,391 112,692 162,755 7,718 $ 283,165
2022 61,708,181 29,982,712 31,725,469 118,304 170,863 8,103 $ 297,270
2023 63,250,886 29,982,712 33,268,174 124,057 179,171 8,497 $ 311,725
2024 64,832,158 29,982,712 34,849,446 129,954 187,685 8,901 $ 326,540
2025 66,452,962 29,982,712 36,470,250 135,998 196,414 9,315 $ 341,727
2026 68,114,286 29,982,712 38,131,574 142,193 205,361 9,739 $ 357,293
2027 69,817,143 29,982,712 39,834,431 148,543 214,532 10,174 $ 373,249
2028 71,562,572 29,982,712 41,579,860 155,051 223,932 10,619 $ 389,602
2029 73,351,636 29,982,712 43,368,924 161,723 233,568 11,076 $ 406,367
2030 75,185,427 29,982,712 45,202,715 168,561 243,444 11,545 $ 423,550
2031 77,065,063 29,982,712 47,082,351 175,570 253,567 12,025 $ 441,162
2032 78,991,690 29,982,712 49,008,978 182,754 263,943 12,517 $ 459,214
2033 80,966,482 29,982,712 50,983,770 190,118 274,578 13,021 $ 477,717
2034 82,990,644 29,982,712 53,007,932 197,667 285,480 13,538 $ 496,685
2035 85,065,410 29,982,712 55,082,698 205,403 296,657 14,068 $ 516,128
2036 87,192,045 29,982,712 57,209,333 213,334 308,111 14,611 $ 536,056
2037 89,371,846 29,982,712 59,389,134 221,462 319,846 15,168 $ 556,476
2038 91,606,143 29,982,712 61,623,431 229,794 331,879 15,739 $ 577,412
2039 93,896,296 29,982,712 63,913,584 238,334 344,213 16,324 $ 598,871
2040 96,243,703 29,982,712 66,260,991 247,087 356,855 16,923 $ 620,865
2041 98,649,796 29,982,712 68,667,084 256,060 369,813 17,538 $ 643,411
2042 101,116,041 29,982,712 71,133,329 298,760 383,096 18,167 $ 700,023
2043 103,643,942 29,982,712 73,661,230 309,377 396,710 18,813 $ 724,900
2044 106,235,041 29,982,712 76,252,329 320,260 410,665 19,475 $ 750,400
2045 108,890,917 29,982,712 78,908,205 331,414 424,968 20,153 $ 776,535
2046 111,613,190 29,982,712 81,630,478 342,848 439,629 20,848 $ 803,325
2047 114,403,519 29,982,712 84,420,807 354,567 454,657 21,561 $ 830,785
2048 117,263,607 29,982,712 87,280,895 366,580 470,060 22,292 $ 858,932
2049 120,195,198 29,982,712 90,212,486 378,892 485,848 23,040 $ 887,780
2050 123,200,078 29,982,712 93,217,366 391,513 502,031 23,808 $ 917,352
2051 126,280,080 29,982,712 96,297,368 404,449 518,619 24,594 $ 947,662
2052 129,437,082 29,982,712 99,454,370 417,708 535,621 25,401 $ 978,730
2053 132,673,009 29,982,712 102,690,297 431,299 553,049 26,227 $ 1,010,575
2054 135,989,834 29,982,712 106,007,122 445,230 570,912 27,074 $ 1,043,216
2055 139,389,580 29,982,712 109,406,868 459,509 589,222 27,943 $ 1,076,674
2056 142,874,319 29,982,712 112,891,607 474,145 607,989 28,833 $ 1,110,967
2057 146,446,177 29,982,712 116,463,465 489,147 627,226 29,745 $ 1,146,118
Total $10,611,780 $14,319,141 $ 679,080 $25,610,001
Annual Average $ 241,177 $ 325,435 $ 15,434 $ 582,045
Note 2 5%Appreciation of Values
*Cty of Clermont Mlllage Rate= 3 729
**Lake County's millage rate= 5 3856
***Water Authority Mlllage Rate=0 2554
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4.15 Capital Improvement Program
Work with the County, FDOT, St Johns Water Management District and other agencies as needed to
ensure provision of the necessary public facilities at acceptable levels of service to accommodate existing
needs as well as new demands as proposed development occurs within the Redevelopment Area All
references to "Agency" refer to the Community Redevelopment Agency (CRA) created as part of this
overall plan
4.15.1 Stormwater Management and Utility Improvements
The creation of a stormwater management system is a key element to the overall improvement of the
area impacting the flooding issues, water quality, and development opportunities
Objectives
1 In cooperation and coordination with the City, County, other agencies, and property owners as
needed, the Agency will formulate an inventory of capital improvement needs to support existing and
future demands anticipated by redevelopment activities It will also formulate a five-year capital
improvement program in which projects are coordinated among all appropriate agencies and will
annually incorporate funding into the budget and amended five-year capital program to coordinate
with the City and other agencies to provide the needed public facilities
2 The Agency will continue to work with all appropriate government, private utilities and property
owners to ensure the efficient provision of adequate services for future development including
electricity, telecommunications, cable television, water, stormwater, sanitary sewer, gas, and solid
waste
3 The Agency will formulate a program of streetscape improvements to assist in implementing the
State Road 50 developments
4 The Agency will coordinate with the City, County, St Johns River Water Management District, other
public agencies, and private property owners as needed to formulate a regional approach to
stormwater management This includes working with regulatory agencies to develop creative
solutions to problems that inhibit rehabilitation and development
5 The Agency will work with the City, County, St Johns River Water Management District and other
public agencies and private organizations as needed to identify and implement alternative water
supplies, re-use systems and other innovative and conservation techniques into public facilities and
infrastructure planning
Roadway and Transportation Improvements
Plan and support a safe efficient traffic circulation system that provides sufficient access for all modes of
transportation between residential and commercial areas within the Redevelopment Area and the balance
of the community
Objectives
1 The Agency will continue to work with FDOT to implement improvements along State Road 50
2 The Agency will work with FDOT to employ access management strategies including reconfiguration
of center medians, and driveway access points, on State Road 50
3 The Agency will work with the City, County, and FDOT to assess existing traffic patterns and pursue
any vehicular transportation improvements which may include access control, vacating of rights of
way, redistribution of traffic, roadway realignment, directional changes in traffic flow, and other
measures which will improve traffic and traveling convenience
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4 The Agency will have the area-wide transit providers, including Citrus County Transit, to encourage
the expansion of an efficient mass transportation system, construction of bus shelters and other
physical improvements which will enhance the comfort and convenience of the system
5 The Agency will work with the City, County, FDOT and private property owners as needed to create a
safe, secure, appealing, and efficient pedestrian system linking the residential, commercial, and
public lands
6 The Agency will encourage pedestrian and bicycle pathways through the redevelopment area,
appropriately designed and separated from auto circulation for safety purposes, to be used as
positive tools to improve the area's environment in conjunction with the use of landscaping and other
visual treatments
7 The Agency will work with the City, County, FDOT and private property owners as needed to provide
interconnection of uses and areas by connecting driveways and parking lots, or constructing new
roadway connections in appropriate areas
8 The Agency will prevent the creation of negative impacts upon pedestrian movement within the CRA
4.16 Government/Redevelopment Administration
Create an administrative framework and financial mechanisms necessary to achieve the goals and
objectives of the Redevelopment Plan Review existing City policies and procedures to ensure timely and
effective levels of service
4.16.1 Agency Administration
Initially set up the management and administration framework necessary to initiate the implementation of
the adopted Redevelopment Plan
Objectives
1 The Agency will be administered initially by assigned City staff
2 The Agency will formulate and adopt by-laws to provide guidelines for the function of the governing
board
3 The Agency will formulate and adopt policies and procedures including, but not limited to
• Finance, debt, and budget policies that will include appropriate procedures for five-year capital
planning and annual budgeting It will also include guidance for the agency regarding the
budgeting and expenditure of funds on operating, capital, and non-capital expenditures
• Policies for the expenditure of increment revenues on privately initiated development,
redevelopment, and renovation projects
• Policies for the acquisition and disposition of real property
• Policies for assisting residents and tenants with relocation in publicly funded acquisition projects
4 The Agency will have the ability to leverage increment revenues with other funds by applying for
grants, commercial loans, or other financial mechanisms to expedite the completion of capital
projects
5 The Agency will annually evaluate its strategic objectives to be consistent with objectives contained
in the City's Comprehensive Plan
6 The Agency will have the ability to participate in the planning process, develop the appropriate
administrative policies, and will coordinate with the City to streamline the permitting process, as
needed, to implement the Redevelopment Plan effectively
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7 The Agency will have the ability to work with the City to facilitate the expeditious approval of private
development projects that further the goals and objectives of the Redevelopment Plan
8 The Agency will have the ability to work with the various public and private leaders
9 The Agency will utilize community leaders'talents to initiate desirable special events and activities to
develop and implement sound marketing and promotional strategies
10 The Agency will have the ability to promote effective communication with the residents and
businesses throughout the community to garner public input, understanding, and support
11 The Agency will have the ability to enhance public information services for all aspects of the
redevelopment program via methods such as newspaper reporting, a more comprehensive city
newsletter, advertisements, speaking engagements at neighborhood and civic organization meetings,
Internet web sites, other electronic media, etc
4.16.2 Land Use and Development Regulations
Work with the City, County, private property owners, and others as needed to implement future land use
and zoning regulations and implement development of the Redevelopment Area
Objectives
1 The Agency will have the ability to utilize available public and private resources through the
redevelopment process, acquire land (if needed), master plan, design, and construct new
development The CRA may develop all or part of the Redevelopment Area independent of or in
conjunction with the pnvate sector, including hiring of design and construction professionals, and/or
disposition of its interest in real property pursuant to the provisions of the Redevelopment Act
2 The Agency will have the ability to implement land acquisition strategies to target sites for demolition
and redevelopment to new improved land uses based on market opportunities ensuring consistency
with objectives contained in the Redevelopment Plan pursuant to acquisition policies of the Agency
3 The Agency will have the ability to promote and locate strategic land use activities of regional
importance within the Redevelopment Area to capture additional market opportunities while
reinforcing the unique character of the community
4.17 Redevelopment Policy
Eliminate the conditions of blight identified in the Findings of Necessity and other such conditions as they
may present themselves from time to time
4.17.1 Focus on Existing Blighting Influences
Initial years'focus should address the higher priority blighting influences identified by the community and
the Finding of Necessity study
Objectives
1 The Agency will have the ability to regularly review its projects and programs to ensure that it is
focused on eliminating the conditions identified in the Findings of Necessity as follows
• The street layout contributes to inefficient and unsafe traffic circulation
• Lots in some residential areas are smaller than the minimum required by Code, and some
commercial lots are too small to be redeveloped using current land development regulations
• There is a general deterioration of housing stock and a number of commercial buildings exhibit
deterioration of site or building conditions
• Diversity of land ownership makes redevelopment difficult
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• There are land use conflicts between commercial and residential with minimal buffers
• There is a lack of pedestnan and vehicular connectivity in parts of the community
• A number of paved roads have no sidewalks, curbs, gutters and show deterioration of the
underlying roadbed
2 The Agency will have the ability to work toward the elimination of other blighting influences
including
• Dilapidated and unsafe structures through land acquisition and the demolition and removal of
derelict structures where it is deemed appropriate
• Existing substandard structures through enforcement of the City's housing and building codes
and the provision of financial incentives for rehabilitation
• Unsanitary and unsightly outside storage conditions through enforcement and revision of City
zoning codes
• Unsanitary and unsightly dumpsters used for the storage and removal of solid waste through
consolidation of service and the revision of contracts with solid waste service providers, which
designate separate service areas
• Nonconforming uses that detract from the character of the community, hindering investment
opportunities through negotiation, acquisition, exchange, transfer of development rights, or any
other available means in cooperation with property owners
4.17.2 Prevent the Future Occurrence of Slum and Blight
The Agency will be proactive in identifying policies, actions, or developments that may contribute to
preventing future blighting conditions
Objectives
1 The Agency will have the ability to work with the city departments, Planning and Zoning Board,
residents of the area, and the City Council to upgrade the zoning classifications within the
Redevelopment Area to include architectural design standards for new construction and rehabilitation
2 The Agency will have the ability to work with area economic development organizations to formulate
economic development strategies for the Redevelopment Area that will ensure future economic
stability and job creation
3 The Agency will have the ability to eliminate conditions that decrease property values and reduce the
tax base
4 The Agency will have the ability to create programs promoting development and rehabilitation of
properties including financial or other economic incentives to facilitate new investment in the
Redevelopment Area thereby increasing the tax base
5 The Agency will have the ability to support programming and invest in those programs designed to
identify, mitigate, or correct conditions of contamination as identified by the Agency, City, County, or
third-party
4.17.3 Land Assembly and Demolition
Encourage the acquisition, demolition, and reuse of those properties, which, by virtue of their location,
condition, or value no longer function at their highest potential economic use, are blighting influences or
have a negative effect on revitalization efforts
Objectives
1 The Agency will have the ability to work with public agencies and private organizations to facilitate
redevelopment of the CRA Area including but not limited to holding events, concerts, farmers'
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markets, etc on the land, renovating and reusing existing structures, and/or soliciting development
partner(s)for the purpose of redeveloping all or part of the area
2 The Agency will have the ability to develop a land acquisition policy to ensure that future acquisitions
provide the greatest impact on fulfilling the objectives of the redevelopment program
3 The Agency will have the ability to work with owners of properties located within redevelopment
project areas to encourage their cooperative participation in Agency sponsored redevelopment
projects
4 The Agency will have the ability to encourage partnerships among the property owners, the private
sector, and the public sector in order to implement proposed redevelopment projects that will achieve
public goals
5 The Agency will have the ability to formulate and adopt acquisition and relocation policies to address
the needs of those whose properties will undergo reuse activities This includes acquisition of
commercial and residential properties, as well as relocation of the respective occupants
6 The Agency will have the ability to formulate and adopt policies and incentive programs to encourage
the private sector to participate in redevelopment projects and programs
4.17.4 Oversee Future Development Proposals
Establishing guidelines and standards that are consistently applied to all development and help ensure
quality and protection of investments in the redevelopment area
Objectives
1 The Agency will have the ability to encourage the City to establish a Community Appearance Board
for review of development proposals
2 The Agency will have the ability to encourage the City to formulate and adopt development design or
architectural standards to improve community appearance
4.18 Overall Economic Development Approach
Establish a diverse, identifiable character for the Redevelopment Area while promoting economic vitality
through private sector investment
4.18.1 Supporting Existing Businesses and New Investment
Create a proactive environment supporting existing businesses and encouraging new business
development and capital investment
Objectives
1 The Agency will have the ability to establish partnerships between the public sector and private
sector for the purpose of promoting the mutual benefits of proposed redevelopment projects with
particular emphasis on the three or four catalysts sites identified in the CRA Waterfront District
Master Concept Plan (August, 2013)
2 The Agency will have the ability to continue to identify opportunities for all sectors of the economy
and work toward successful implementation of projects and programs within the Redevelopment
Area
3 The Agency will have the ability to improve the investment image of the Redevelopment Area and
utilize selected public actions to stimulate private investment including streetscaping, landscaping,
and gateway enhancements, as well as conducting and sponsonng area events and promotions
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4 The Agency will have the ability to expand the economic base of the Redevelopment Area retaining
existing jobs while creating new diverse employment opportunities by implementing improvements to
and around the Citrus Avenue and the waterfront area
5 The Agency will have the ability to create investment opportunities that will increase the tax base
thereby generating additional revenues to finance actions that support public goals
6 The Agency will have the ability to work with the City, County, Chamber, and Economic Development
Council, Tourist Development Council, and other organizations and agencies as appropriate to
establish business retention, recruitment, and expansion programs including but not limited to
creation of a business incubator, small business assistance program, and other programs that can
help local entrepreneurs establish and grow businesses in the Redevelopment Area
7 Provide "brownfields" incentives including clean-up credits, investment credits, and incentive
measures for developers
8 The Agency will have the ability to design and fund financial incentive initiatives to support business
formation, relocation, expansion, and job creation
4.18.2 Revitalize Commercial Corridors
Invigorate the business community and revitalize existing commercial properties
Objectives
1 The Agency will have the ability to support the City, County, Chamber and Economic Development
Council to encourage their integration into the redevelopment process, including the support of
downtown business organizations, non-profit community development corporations, or other
mechanisms as a conduit for sharing information and implementing appropriate redevelopment
programs
2 The Agency will have the ability to consider the creation of programs to assist properties to
implement and develop strategies for public and private sector reinvestment in struggling commercial
properties with high vacancy rates to receive the benefits of such programs that may be developed
3 The Agency will have the ability to evaluate economic development and revitalization tools and work
with members of the community to utilize these tools locally including but not necessarily limited to
creation of,
• Small business incubator or innovation center
• Main Street program (or use of the Main Street approach)
• Community development corporation
• Community development finance institutions
• State recognized Brownfield district
• Other options and opportunities as available and appropriate
4 The Agency will have the ability to formulate a master plan for the revitalization of the Downtown
and Waterfront area including recruitment of employers and construction of infrastructure necessary
to support revitalization
4.18.3 Market the Redevelopment Area
Market the CRA Area as a major destination point to promote recreational and eco-tourism
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Objectives
1 The Agency will have the ability to work with the Lake County Tourist Development Council (TDC)
and the State's Visit Florida and similar agencies, to promote the Redevelopment Area and market its
assets as related to the community's recreational, environmental and eco-tourism attributes and
activities
2 The Agency will have the ability to work with County and State agencies to ensure sufficient funding
for marketing that includes local and regional promotional efforts
3 The Agency will have the ability to maximize marketing opportunities in conjunction with other
promotional organizations in the region and State
4 The Agency will have the ability to project the image of the Redevelopment Area as a safe and
exciting place to go while encouraging both business and family oriented patronage by continuing to
sponsor and hold community events, recreational, eco-tourism, and other promotional activities
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5.0 Statutory Provisions
5.1 The Trust Fund
Chapter 163 387 Redevelopment trust fund
(1)(a) After approval of a community redevelopment plan, there may be established for each
community redevelopment agency created under s 163 356 a redevelopment trust fund Funds allocated
to and deposited into this fund shall be used by the agency to finance or refinance any community
redevelopment it undertakes pursuant to the approved community redevelopment plan No community
redevelopment agency may receive or spend any increment revenues pursuant to this section unless and
until the governing body has, by ordinance, created the trust fund and provided for the funding of the
redevelopment trust fund until the time certain set forth in the community redevelopment plan as
required by s 163 362(10) Such ordinance may be adopted only after the governing body has approved
a community redevelopment plan The annual funding of the redevelopment trust fund shall be in an
amount not less than that increment in the income, proceeds, revenues, and funds of each taxing
authority derived from or held in connection with the undertaking and carrying out of community
redevelopment under this part
5.2 Redevelopment Powers
Upon a "Finding of Necessity" by the governing body and upon further finding that there is a need for a
community redevelopment agency to function in the county or municipality to carry out community
redevelopment purposes, any county or municipality may create a public body corporate and politic to be
known as a "Community Redevelopment Agency " The Agency shall be constituted as a public
instrumentality, and be afforded the authority to exercise the powers conferred by Florida Statute
Chapter 163 Title XI
Part I — Introduction, History & Background describes the redevelopment powers available to the City of
Clermont as provided in the Act However, these powers can only be employed by the Agency if
authorized by the Plan In that regard, the Downtown Clermont Redevelopment Agency is vested with the
following powers pursuant to Florida Statutes, Section 163 370
1 Cities and municipalities may not exercise the power of eminent domain for the purpose of
preventing or eliminating a slum area or blighted area as defined in this part, however, cities and
municipalities may acquire property by eminent domain within a community redevelopment area,
subject to the limitations set forth in ss 73 013 and 73 014 or other general law
2 Every city and municipality shall have all the powers necessary or convenient to carry out and
effectuate the purposes and provisions of this part, including the following powers in addition to
others herein granted
A To make and execute contracts and other instruments necessary or convenient to the exercise of
its powers under this part
B To disseminate slum clearance and community redevelopment information
C To undertake and carry out community redevelopment and related activities within the
community redevelopment area, which may include
• Acquisition of property within a slum area or a blighted area by purchase, lease, option, gift,
grant, bequest, devise, or other voluntary method of acquisition
• Demolition and removal of buildings and improvements
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• Installation, construction, or reconstruction of streets, utilities, parks, playgrounds, public
areas of major hotels that are constructed in support of convention centers, including
meeting rooms, banquet facilities, parking garages, lobbies, and passageways, and other
improvements necessary for carrying out in the community redevelopment area the
community redevelopment objectives of this part in accordance with the community
redevelopment plan
• Disposition of any property acquired in the community redevelopment area at its fair value as
provided in s 163 380 for uses in accordance with the community redevelopment plan
• Carrying out plans for a program of voluntary or compulsory repair and rehabilitation of
buildings or other improvements in accordance with the community redevelopment plan
• Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method
of acquisition of real property in the community redevelopment area which, under the
community redevelopment plan, is to be repaired or rehabilitated for dwelling use or related
facilities, repair or rehabilitation of the structures for guidance purposes, and resale of the
property
• Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method
of acquisition of any other real property in the community redevelopment area when
necessary to eliminate unhealthful, unsanitary, or unsafe conditions, lessen density, eliminate
obsolete or other uses detrimental to the public welfare, or otherwise to remove or prevent
the spread of blight or deterioration or to provide land for needed public facilities
• Acquisition, without regard to any requirement that the area be a slum or blighted area, of
air rights in an area consisting principally of land in highways, railway or subway tracks,
bridge or tunnel entrances, or other similar facilities which have a blighting influence on the
surrounding area and over which air rights sites are to be developed for the elimination of
such blighting influences and for the provision of housing (and related facilities and uses)
designed specifically for, and limited to, families and individuals of low or moderate income
• Acquisition by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method
of acquisition of property in unincorporated enclaves surrounded by the boundaries of a
community redevelopment area when it is determined necessary by the agency to
accomplish the community redevelopment plan
• Construction of foundations and platforms necessary for the provision of air rights sites of
housing (and related facilities and uses) designed specifically for, and limited to, families and
individuals of low or moderate income
D To provide, or to arrange or contract for, the furnishing or repair by any person or agency, public
or private, of services, privileges, works, streets, roads, public utilities, or other facilities for or in
connection with a community redevelopment, to install, construct, and reconstruct streets,
utilities, parks, playgrounds, and other public improvements, and to agree to any conditions that
it deems reasonable and appropriate which are attached to federal financial assistance and
imposed pursuant to federal law relating to the determination of prevailing salaries or wages or
compliance with labor standards, in the undertaking or carrying out of a community
redevelopment and related activities, and to include in any contract let in connection with such
redevelopment and related activities provisions to fulfill such of the conditions as it deems
reasonable and appropriate
E Within the community redevelopment area
• To enter into any building or property in any community redevelopment area in order to
make inspections, surveys, appraisals, soundings, or test borings and to obtain an order for
this purpose from a court of competent jurisdiction in the event entry is denied or resisted
• To acquire by purchase, lease, option, gift, grant, bequest, devise, or other voluntary method
' of acquisition any personal or real property, together with any improvements thereon
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• To hold, improve, clear, or prepare for redevelopment any such property
• To mortgage, pledge, hypothecate, or otherwise encumber or dispose of any real property
• To insure or provide for the insurance of any real or personal property or operations of the
county or municipality against any risks or hazards, including the power to pay premiums on
any such insurance
• To enter into any contracts necessary to effectuate the purposes of this part
• To solicit requests for proposals for redevelopment of parcels of real property contemplated
by a community redevelopment plan to be acquired for redevelopment purposes by a
community redevelopment agency and, as a result of such requests for proposals, to
advertise for the disposition of such real property to private persons pursuant to s 163 380
prior to acquisition of such real property by the community redevelopment agency
F To invest any community redevelopment funds held in reserves or sinking funds or any such
funds not required for immediate disbursement in property or securities in which savings banks
may legally invest funds subject to their control and to redeem such bonds as have been issued
pursuant to s 163 385 at the redemption price established therein or to purchase such bonds at
less than redemption price, all such bonds so redeemed or purchased to be canceled
G To borrow money and to apply for and accept advances, loans, grants, contributions, and any
other form of financial assistance from the Federal Government or the state, county, or other
public body or from any sources, public or private, for the purposes of this part and to give such
security as may be required and to enter into and carry out contracts or agreements in
connection therewith, and to include in any contract for financial assistance with the Federal
Government for or with respect to community redevelopment and related activities such
conditions imposed pursuant to federal laws as the county or municipality deems reasonable and
appropriate which are not inconsistent with the purposes of this part
H To make or have made all surveys and plans necessary to the carrying out of the purposes of this
part, to contract with any person, public or private, in making and carrying out such plans, and
to adopt or approve, modify, and amend such plans, which plans may include, but are not limited
to
• Plans for carrying out a program of voluntary or compulsory repair and rehabilitation of
buildings and improvements
• Plans for the enforcement of state and local laws, codes, and regulations relating to the use
of land and the use and occupancy of buildings and improvements and to the compulsory
repair, rehabilitation, demolition, or removal of buildings and improvements
• Appraisals, title searches, surveys, studies, and other plans and work necessary to prepare
for the undertaking of community redevelopment and related activities
I To develop, test, and report methods and techniques, and carry out demonstrations and other
activities, for the prevention and the elimination of slums and urban blight and developing and
demonstrating new or improved means of providing housing for families and persons of low
income
3 To apply for, accept, and utilize grants of funds from the Federal Government for such purposes
K To prepare plans for and assist in the relocation of persons (including individuals, families,
business concerns, nonprofit organizations, and others) displaced from a community
redevelopment area and to make relocation payments to or with respect to such persons for
moving expenses and losses of property for which reimbursement or compensation is not
otherwise made, including the making of such payments financed by the Federal Government
L To appropriate such funds and make such expenditures as are necessary to carry out the
purposes of this part, to zone or rezone any part of the county or municipality or make
exceptions from building regulations, and to enter into agreements with a housing authonty,
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which agreements may extend over any period, notwithstanding any provision or rule of law to
the contrary, respecting action to be taken by such county or municipality pursuant to any of the
powers granted by this part
M To close, vacate, plan, or replan streets, roads, sidewalks, ways, or other places and to plan or
replan any part of the county or municipality
N To organize, coordinate, and direct the administration of the provisions of this part, as they may
apply to such county or municipality, in order that the objective of remedying slum and blighted
areas and preventing the causes thereof within such county or municipality may be most
effectively promoted and achieved and to establish such new office or offices of the county or
municipality or to reorganize existing offices in order to carry out such purpose most effectively
O To develop and implement community policing innovations
3 The following projects may not be paid for or financed by increment revenues
A Construction or expansion of administrative buildings for public bodies or police and fire
buildings, unless each taxing authority agrees to such method of financing for the construction or
expansion, or unless the construction or expansion is contemplated as part of a community
policing innovation
B Installation, construction, reconstruction, repair, or alteration of any publicly owned capital
improvements or projects if such projects or improvements were scheduled to be installed,
constructed, reconstructed, repaired, or altered within 3 years of the approval of the community
redevelopment plan by the governing body pursuant to a previously approved public capital
improvement or project schedule or plan of the governing body which approved the community
redevelopment plan unless and until such projects or improvements have been removed from
such schedule or plan of the governing body and 3 years have elapsed since such removal or
such projects or improvements were identified in such schedule or plan to be funded, in whole or
in part, with funds on deposit within the community redevelopment trust fund
C General government operating expenses unrelated to the planning and carrying out of a
community redevelopment plan
4 With the approval of the governing body, a community redevelopment agency may
A Prior to approval of a community redevelopment plan or approval of any modifications of the
plan, acquire real property in a community redevelopment area by purchase, lease, option, gift,
grant, bequest, devise, or other voluntary method of acquisition, demolish and remove any
structures on the property, and pay all costs related to the acquisition, demolition, or removal,
including any administrative or relocation expenses
B Assume the responsibility to bear any loss that may arise as the result of the exercise of authority
under this subsection, in the event that the real property is not made part of the community
redevelopment area
The following powers shall remain vested in the Clermont City Council
• The power to determine an area to be a slum or blighted area, or combination thereof, to
designate such area as appropriate for a Community Redevelopment Project, and to hold any
public hearings required with respect thereto
• The power to grant final approval to Community Redevelopment Plans and modifications thereof
• The power to authorize the issuance of revenue bonds as set forth in Section 163 385
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5.3 Relocation Procedures
The Agency shall be constituted as a public instrumentality, and be afforded the authority to exercise the
powers conferred by Florida Statute Chapter 163 Title XI including
To prepare plans for and assist in the relocation of persons (including individuals, families, business
concerns, nonprofit organizations, and others) displaced from a community redevelopment area and to
make relocation payments to or with respect to such persons for moving expenses and losses of property
for which reimbursement or compensation is not otherwise made, including the making of such payments
financed by the Federal Government
5.4 Duration of Plan
From Florida Statute Chapter 163 362 Contents of community redevelopment plan—Every community
redevelopment plan shall
Provide a time certain for completing all redevelopment financed by increment revenues Such time
certain shall occur no later than 30 years after the fiscal year in which the plan is approved, adopted, or
amended pursuant to s 163 361(1) However, for any agency created after July 1, 2002, the time certain
for completing all redevelopment financed by increment revenues must occur within 40 years after the
fiscal year in which the plan is approved or adopted
5.5 Plan Modification
163 361 Modification of community redevelopment plans—
1 If at any time after the approval of a community redevelopment plan by the governing body it
becomes necessary or desirable to amend or modify such plan, the governing body may amend such
plan upon the recommendation of the agency The agency recommendation to amend or modify a
redevelopment plan may include a change in the boundaries of the redevelopment area to add land
to or exclude land from the redevelopment area, or may include the development and
implementation of community policing innovations
2 The governing body shall hold a public hearing on a proposed modification of any community
redevelopment plan after public notice thereof by publication in a newspaper having a general
circulation in the area of operation of the agency
3 (a) In addition to the requirements of s 163 346, and prior to the adoption of any modification to a
community redevelopment plan that expands the boundaries of the community redevelopment area
or extends the time certain set forth in the redevelopment plan as required by s 163 362(10), the
agency shall report such proposed modification to each taxing authority in writing or by an oral
presentation, or both, regarding such proposed modification
(b) For any community redevelopment agency that was not created pursuant to a delegation of
authority under s 163 410 by a county that has adopted a home rule charter and that modifies its
adopted community redevelopment plan in a manner that expands the boundaries of the
redevelopment area after October 1, 2006, the following additional procedures are required prior to
adoption by the governing body of a modified community redevelopment plan
• Within 30 days after receipt of any report of a proposed modification that expands the
boundaries of the redevelopment area, the county may provide notice by registered mail to the
governing body of the municipality and the community redevelopment agency that the county
has competing policy goals and plans for the public funds the county would be required to
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deposit to the community redevelopment trust fund under the proposed modification to the
community redevelopment plan
• If the notice required in subparagraph 1 is timely provided, the governing body of the county
and the governing body of the municipality that created the community redevelopment agency
shall schedule and hold a joint hearing co-chaired by the chair of the governing body of the
county and the mayor of the municipality, with the agenda to be set by the chair of the
governing body of the county, at which the competing policy goals for the public funds shall be
discussed For those community redevelopment agencies for which the board of commissioners
of the community redevelopment agency are comprised as specified in s 163 356(2), a designee
of the community redevelopment agency shall participate in the joint meeting as a nonvoting
member Any such hearing shall be held within 90 days after receipt by the county of the
recommended modification of the adopted community redevelopment plan Prior to the joint
public hearing, the county may propose an alternative modified community redevelopment plan
that meets the requirements of s 163 360 to address the conditions identified in the resolution
making a finding of necessity required under s 163 355 If such an alternative modified
redevelopment plan is proposed by the county, such plan shall be delivered to the governing
body of the municipality that created the community redevelopment agency and the executive
director or other officer of the community redevelopment agency by registered mail at least 30
days prior to holding the joint meeting
• If the notice required in subparagraph 1 is timely provided, the municipality may not proceed
with the adoption of a modified plan until 30 days after the joint hearing unless the governing
body of the county has failed to schedule or a majority of the members of the governing body of
the county have failed to attend the joint hearing within the required 90-day period
• Notwithstanding the time requirements established in subparagraphs 2 and 3 , the county and
the municipality may at any time voluntarily use the dispute resolution process established in
chapter 164 to attempt to resolve any competing policy goals between the county and
municipality related to the community redevelopment agency Nothing in this subparagraph
grants the county or the municipality the authority to require the other local government to
participate in the dispute resolution process
4 A modification to a community redevelopment plan that includes a change in the boundaries of the
redevelopment area to add land must be supported by a resolution as provided in s 163 355
5' If a community redevelopment plan is modified by the county or municipality after the lease or sale
of real property in the community redevelopment area, such modification may be conditioned upon
such approval of the owner, lessee, or successor in interest as the county or municipality may deem
advisable and, in any event, shall be subject to such rights at law or in equity as a lessee or
purchaser, or his or her successor or successors in interest, may be entitled to assert
5.6 Severability
163 395 Property yexem t from taxes and from levy and sale by virtue of an execution —
1 All property of any county, municipality, or community redevelopment agency, including funds,
owned or held by it for the purposes of this part are exempt from levy and sale by virtue of an
execution, and no execution or other judicial process may issue against the same, nor shall judgment
against the county, municipality, or community redevelopment agency be a charge or lien upon such
property However, the provisions of this section do not apply to or limit the right of obligees to
pursue any remedies for the enforcement of any pledge or lien given pursuant to this part by the
county or municipality on its rents, fees, grants, or revenues from community redevelopment
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2 The property of the county, municipality, or community redevelopment agency acquired or held for
the purposes of this part is declared to be public property used for essential public and governmental
purposes, and such property is exempt from all taxes of the municipality, the county, or the state or
any political subdivision thereof However, such tax exemption will terminate when the county,
municipality, or community redevelopment agency sells, leases, or otherwise disposes of such
property in a community redevelopment area to a purchaser or lessee which is not a public body
entitled to tax exemption with respect to such property
5.7 Safeguards, Controls, Restrictions, or Covenants
163 410 Exercise of powers in counties with home rule charters
In any county which has adopted a home rule charter, the powers conferred by this part shall be
exercised exclusively by the governing body of such county However, the governing body of any such
county which has adopted a home rule charter may, in its discretion, by resolution delegate the exercise
of the powers conferred upon the county by this part within the boundaries of a municipality to the
governing body of such a municipality Such a delegation to a municipality shall confer only such powers
upon a municipality as shall be specifically enumerated in the delegating resolution Any power not
specifically delegated shall be reserved exclusively to the governing body of the county This section does
not affect any community redevelopment agency created by a municipality prior to the adoption of a
county home rule charter Unless otherwise provided by an existing ordinance, resolution, or interlocal
agreement between any such county and a municipality, the governing body of the county that has
adopted a home rule charter shall grant in whole or in part or deny any request from a municipality for a
delegation of powers or a change in an existing delegation of powers within 120 days after the receipt of
all required documentation, or such request shall be deemed granted unless this period is extended by
mutual consent in writing by the municipality and county Within 30 days after receipt of the request, the
county shall notify the municipality by registered mail whether the request is complete or if additional
information is required Any request by the county for additional documentation shall specify the
deficiencies in the submitted documentation, if any The county shall notify the municipality by registered
mail within 30 days after receiving the additional information whether such additional documentation is
complete If the meeting of the county commission at which the request for a delegation of powers or a
change in an existing delegation of powers is unable to be held due to events beyond the control of the
county, the request shall be acted upon at the next regularly scheduled meeting of the county
commission without regard to the 120-day limitation If the county does not act upon the request at the
next regularly scheduled meeting, the request shall be deemed granted
163 415 Exercise of powers in counties without home rule charters
The powers conferred by this part upon counties not having adopted a home rule charter shall not be
exercised within the boundaries of a municipality within said county unless the governing body of the
municipality expresses its consent by resolution Such a resolution consenting to the exercise of the
powers conferred upon counties by this part shall specifically enumerate the powers to be exercised by
the county within the boundaries of the municipality Any power not specifically enumerated in such a
resolution of consent shall be exercised exclusively by the municipality within its boundaries
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5.8 Consistency with Clermont Comprehensive Plan
163 362 Contents of community redevelopment plan
Every community redevelopment plan shall
Provide for the retention of controls and the establishment of any restrictions or covenants running with
land sold or leased for private use for such periods of time and under such conditions as the governing
body deems necessary to effectuate the purposes of this part
163 360 Community redevelopment plans
1 Community redevelopment in a community redevelopment area shall not be planned or initiated
unless the governing body has, by resolution, determined such area to be a slum area, a blighted
area, or an area in which there is a shortage of housing affordable to residents of low or moderate
income, including the elderly, or a combination thereof, and designated such area as appropriate for
community redevelopment
2 The community redevelopment plan shall
• Conform to the comprehensive plan for the county or municipality as prepared by the local planning
agency under the Community Planning Act
• Be sufficiently complete to indicate such land acquisition, demolition and removal of structures,
redevelopment, improvements, and rehabilitation as may be proposed to be carried out in the
community redevelopment area, zoning and planning changes, if any, land uses, maximum densities,
and building requirements
• Provide for the development of affordable housing in the area, or state the reasons for not
addressing in the plan the development of affordable housing in the area The county, municipality,
or community redevelopment agency shall coordinate with each housing authority or other affordable
housing entities functioning within the geographic boundaries of the redevelopment area, concerning
the development of affordable housing in the area
3 The community redevelopment plan may provide for the development and implementation of
community policing innovations
4 The city, municipality, or community redevelopment agency may itself prepare or cause to be
prepared a community redevelopment plan, or any person or agency, public or private, may submit
such a plan to a community redevelopment agency Prior to its consideration of a community
redevelopment plan, the community redevelopment agency shall submit such plan to the local
planning agency of the county or municipality for review and recommendations as to its conformity
with the comprehensive plan for the development of the county or municipality as a whole The local
planning agency shall submit its written recommendations with respect to the conformity of the
proposed community redevelopment plan to the community redevelopment agency within 60 days
after receipt of the plan for review Upon receipt of the recommendations of the local planning
agency, or, if no recommendations are received within such 60 days, then without such
recommendations, the community redevelopment agency may proceed with its consideration of the
proposed community redevelopment plan
5 The community redevelopment agency shall submit any community redevelopment plan it
recommends for approval, together with its written recommendations, to the governing body and to
each taxing authority that levies ad valorem taxes on taxable real property contained within the
geographic boundaries of the redevelopment area The governing body shall then proceed with the
hearing on the proposed community redevelopment plan as prescribed by subsection (6)
6 (a) The governing body shall hold a public hearing on a community redevelopment plan after public
notice thereof by publication in a newspaper having a general circulation in the area of operation of
the county or municipality The notice shall describe the time, date, place, and purpose of the
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hearing, identify generally the community redevelopment area covered by the plan, and outline the
general scope of the community redevelopment plan under consideration
(b) For any governing body that has not authorized by June 5, 2006, a study to consider whether a
finding of necessity resolution pursuant to s 163 355 should be adopted,'has not adopted a finding
of necessity resolution pursuant to s 163 355 by March 31, 2007, has not adopted a community
redevelopment plan by June 7, 2007, and was not authorized to exercise community redevelopment
powers pursuant to a delegation of authority under s 163 410 by a county that has adopted a home
rule charter, the following additional procedures are required prior to adoption by the governing body
of a community redevelopment plan under subsection (7)
• Within 30 days after receipt of any community redevelopment plan recommended by a
community redevelopment agency under subsection (5), the county may provide written notice
by registered mail to the governing body of the municipality and to the community
redevelopment agency that the county has competing policy goals and plans for the public funds
the county would be required to deposit to the community redevelopment trust fund under the
proposed community redevelopment plan
• If the notice required in subparagraph 1 is timely provided, the governing body of the county
and the governing body of the municipality that created the community redevelopment agency
shall schedule and hold a joint hearing co-chaired by the chair of the governing body of the
county and the mayor of the municipality, with the agenda to be set by the chair of the
governing body of the county, at which the competing policy goals for the public funds shall be
discussed For those community redevelopment agencies for which the board of commissioners
of the community redevelopment agency are comprised as specified in s 163 356(2), a designee
of the community redevelopment agency shall participate in the joint meeting as a nonvoting
member Any such hearing must be'held within 90 days after receipt by the county of the
recommended community redevelopment plan Prior to the joint public hearing, the county may
propose an alternative redevelopment plan that meets the requirements of this section to
address the conditions identified in the resolution making a finding of necessity required by s
163 355 If such an alternative redevelopment plan'is proposed by the county, such plan shall be
delivered to the governing body of the municipality that created the community redevelopment
agency and to the executive director or other officer of the community redevelopment agency by
registered mail at least 30 days prior to holding the joint meeting
If the notice required in subparagraph 1 is timely provided, the municipality may not proceed
with the adoption of the plan under subsection (7) until 30 days after the joint hearing unless the
governing body of the county has failed to schedule or a majority of the members of the
governing body of the county have failed to attend the joint hearing within the required 90-day
period
• Notwithstanding the time requirements established in subparagraphs 2 and 3 , the county and the
municipality may at any time voluntarily use the dispute resolution process established in chapter 164
to attempt to resolve any competing policy goals between the county and municipality related to the
community redevelopment agency Nothing in this subparagraph grants the county or the
municipality the authority to require the other local government to participate in the dispute
resolution process
7 Following such hearing, the governing body may approve the community redevelopment and the plan
therefore if it finds that
A A feasible method exists for the location of families who will be displaced from the community
redevelopment area in decent, safe, and sanitary dwelling accommodations within their means
and without undue hardship to such families,
B The community redevelopment plan conforms to the general plan of the county or municipality as
a whole,
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C The community redevelopment plan gives due consideration to the_utilization of community
policing innovations, and to the provision of adequate park and recreational areas and facilities
, that may be desirable for neighborhood improvement, with special consideration for the health,
safety, and welfare of children residing in the general vicinity of the site covered by the plans,
D The community redevelopment plan will afford maximum opportunity, consistent with the sound
needs of the county or municipality as a whole, for-the rehabilitation or redevelopment of the
community redevelopment area by private enterprise, and
E The community redevelopment plan and resulting revitalization and redevelopment for a coastal
tourist area that is deteriorating and economically distressed will reduce or maintain evacuation
time, as appropriate, and ensure protection for property against exposure to natural disasters
8 If the community redevelopment area consists of an area of open land to be acquired by the city or
the municipality, such area may not be so acquired unless
A In the event the area is to be developed in whole or in part for residential uses, the governing
body determines
• That a shortage of housing of sound standards and design which is decent, safe, affordable
to residents of low or moderate income, including the elderly, and sanitary exists in the
county or municipality,
• That the need for housing accommodations has increased in the area,
• That the conditions of blight in the area or the shortage of decent, safe, affordable, and
sanitary housing cause or contribute to an increase in and spread of disease and crime or
constitute a menace to the public health, safety,_morals, or welfare, and
• That the acquisition of the area for residential uses is an integral part of and is essential to
the program of the county or municipality
B In the event the area is to be developed in whole or in part for nonresidential uses, the
governing body determines that
• Such nonresidential uses are necessary and appropriate to facilitate the proper growth and
development of the community in accordance with sound planning standards and local
community objectives
• Acquisition may require the exercise of governmental action, as provided in this part,
because of
a) Defective, or unusual conditions of, title or diversity of ownership which prevents the free
alienability of such land,
b) Tax delinquency,
c) Improper subdivisions,
d) Outmoded street patterns,
e) Deterioration of site,
f) Economic disuse,
g) Unsuitable topography or faulty lot layouts,
h) Lack of correlation of the area with other areas of a county or municipality by streets and
modern traffic requirements, or
i) Any combination of such factors or other conditions which retard development of the
area
• Conditions of blight in the area contribute to an increase in and spread of disease and crime
or constitute a menace to public health, safety, morals, or welfare
9 Upon the approval by the governing body of a community redevelopment plan or of any modification
thereof, such plan or modification shall be deemed to be in full force and effect for the respective
gai consultants
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©2015 GAI Consultants Inc
Clermont Downtown CRA Redevelopment Plan 40
R140908 01
community redevelopment area, and the county or municipality may then cause the community
redevelopment agency to carry out such plan or modification in accordance with its terms
10 Notwithstanding any other provisions of this part, 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), 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
• gai consultants
transforming Ideas Into reality®
©2015 GAI Consultants,Inc
Appendix A
• gai consultants
transforming Ideas into reality®
©2015 GAI Consultants,Inc
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
•
CLER)V6NT
Choice of Champions®
• gai consultants
transforming Ideas Into reality®
©2015 GAI Consultants,Inc
City of Clermont CRA
Finding of Necessity Page i
Summer 2015
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
2 1 Land Use 7
2 2 Transportation, Road, and Traffic Conditions 10
2 3 Overall Site and Plat Conditions 111
2 4 Visual Character 12
3.0 Reported Investment and Disinvestment Activity 133
4.0 Blight Findings - 14
4 1 Assessment of"Substantial Number of Deteriorated or Deteriorating Structures" 144
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 Improvement15
5.0 Conclusions 15
6.0 References and Sources 166
©2014 GAI Consultants Inc
1
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 senous 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
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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 "constitute a serious and growing menace,
injurious to the public health, safety, morals, and welfare 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
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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 Ci of Clermont •enerall shown in Ma. 1.
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Map 1 - Study Area and Proposed CRA Boundaries
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.
7`.
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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.
5
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
6
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.
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.
7
City of Clermont CRA
Finding of Necessity
Summer 2015
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
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.
x1 ,'
•
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.
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
8
City of Clermont CRA
Finding of Necessity
Summer 2015
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
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.
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Deteriorating single-family structure Deteriorating commercial structure
9
City of Clermont CRA
Finding of Necessity
Summer 2015
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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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11111
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.
lige
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.
11
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.
1111111111111111
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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.
12
City of Clermont CRA
Finding of Necessity
Summer 2015
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
streetscape as well as pedestrian and cycling facilities (with the exception of the South Lake 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.
13
City of Clermont CRA
Finding of Necessity
Summer 2015
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
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 critena 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
14
City of Clermont CRA
Finding of Necessity
Summer 2015
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
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
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