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05-02-2017 P&Z Minutes City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 1 The meeting of the Planning & Zoning Commission was called to order Tuesday May 2, 2017 at 6:30 p.m. by Chairman Nick Jones. Other members present were Herb Smith, Tony Hubbard, and Judy Proli. Also in attendance were Barbara Hollerand, Development Services Director, Curt Henschel, Planning Manager, Dan Mantzaris, City Attorney, and Jane McAllister, Planning Specialist. MINUTES of the Planning and Zoning Commission meeting held April 4, 2017 were approved as written. REPORTS Chairman Jones brought up the fact that there is very little low income housing in Clermont. He said that is something that needs to be addressed. 1. REQUEST FOR CONDITIONAL USE PERMIT REQUEST: To allow for a building to occupy more than 3,000 square feet in Central Business District. APPLICANT: Darren Johnson Planning Manager Henschel presented the staff report as follows: The applicant is requesting a conditional use permit(CUP)to allow a building to occupy more than 3,000 square feet of total floor area at 750 West Desoto Street in the Central Business District(CBD). Under Sec. 122-243 of the land development code(LDC), the CBD zoning district allows a variety of uses, but buildings 3,000 square feet or greater require a CUP. The applicant proposes to enlarge the existing 2,500-square-foot building by approximately 1,000 square feet, giving a total building square footage of approximately 3,500 square feet. The applicant proposes to use this building as a restaurant and brewery, which are permitted uses within the CBD zoning district. Additional parking stalls will be required, and the applicant will be seeking a variance for a reduced overall parking count. Staff believes the project meets the intent of the LDC, except for the CUP requirement. Therefore, staff recommends approval of the CUP request. Applicant Darren Johnson, who is the owner of property, said the operating hours would be from 11:00 a.m. to 11:00 p.m. on the weekends, and likely 11:00 a.m. to 10:00 p.m. on week nights. City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 2 He said he would like to build a porch in front of the building so that patrons could enjoy the view of the lake. He stated that there are 42 public parking spaces available, 21 on the street, and another 21 behind the restroom facility. He stated that he is the only business on the block and that the street parking is not utilized. Chairman Jones asked if this issue had been addressed before. Mr Johnson said it was, when he came before the commission and wanted to have a banquet type facility. Jackie Donatuccio, 3756 Fallscrest Circle said this project looks like something that is in Mascotte. She said it will not enhance the downtown area, and whatever goes in needs to be a little more family friendly. She stated that she no longer feels safe in Clermont, and wishes the downtown area would be more like Winter Garden. Mr. Johnson said the building was built in 1925 and has served as many different things. It is a barn roofed building, and he wants to take it back to its original state. He wants the new building to look new, and the old part to look more rustic. He said that breweries are a big draw for many downtown areas. The brewery will service its patrons, and will not be a distribution brewery with trucks picking up product to be sold elsewhere. Commissioner Proli asked if Mr. Johnson was from the Clermont area. He responded that he has been here for 25 years and his wife is 3rd generation. She said there are many families and seniors here in Clermont and this doesn't fit in. She said it should be a restaurant and not a brewery. Chairman Jones said it could be an asset for downtown. Commissioner Smith said he has known Mr. Johnson for many years, and that all of his projects have been done very well. Mr. Henschel explained that the question at hand was not if it can be a brewery,but rather if the building can be over 3,000 square feet in the Central Business District. Commissioner Smith moved to approve the request, Commissioner Hubbard seconded the motion. The request was approved by a vote of 3-1 with Commissioner Proli voting against. 2. REQUEST FOR AN AMENDMENT TO A PLANNED UNIT DEVELOPMENT REZONING. APPLICANT: AC-Fulcrum Planning Manager Henschel presented the staff report as follows: City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 3 The applicant, AC-Fulcrum, is requesting an amendment to a Planned Unit Development rezoning that was originally granted in June of 2016. The original approval is for 10.5 acres of C-2 General Commercial all along Highway 50 and up to 324 multi-family units on the south side of the project fronting Hooks St. The applicant has discovered the originally approved waivers will not allow for their development to be constructed as proposed. The 42+/- acre property is located south of Highway 50, west of Miss Florida Avenue and north and south of Hooks Street. The applicant is proposing to give up the already approved 324 multi-family portion of the project in favor of developing this area as a senior housing or age restricted with 324 units. The applicant believes the multi-family apartments were a source of contention and by eliminating the use of the previously approved apartments will ease the concern of the other needed waivers that are being requested. In order to develop the site as proposed, the applicant still needs waivers to the Planned Unit Development. These waivers are as follows: 1. The currently approved ordinance allows for a cut and fill of up to 15 feet throughout the project. The applicant is now requesting up to 28 feet of fill, and up to a 28 foot cut in portions of the project area. 2. The applicant is also requesting taller monument signs than are allowed by code. Because of the existing DOT berm that runs parallel to Hwy 50, the applicant does not feel the allowable 10 foot tall signs will be effective for the businesses. The applicant is requesting 5 "shopping center" signs to be a maximum height of 22 feet. 3. For the final amendment, the applicant is asking to amend the language for allowable uses on the site. The applicant would like to add uses of: Veterinary use, self-storage use, assisted living facility, daycare, private and charter schools. The existing PUD ordinance still remains in effect with the following waivers: 1. Maximum building height will be 55 feet, measured at the highest point for the multi- family portion. 2. Driveway access and parking for the C-2 General Commercial portion may be below the centerline of Highway 50 and will be subject to the approval of the City Engineer. 3. Retaining wall heights up to 13 feet in height are allowed to deal with the extreme grades on the site. S � City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 4 4. Parking space dimensions shall be allowed at a minimum 9 feet wide by 18 feet deep for 30%of parking requirements. 5. A reduced landscape buffer along Highway 50 is requested due to the presence of a large berm. The landscape buffer shall be a minimum of 10 feet in width and shall have the 30%more landscape required for multi-family and C-2 uses. 6. Automotive dealerships and/or auto parts sales shall not be an allowed use within this Planned Unit Development without an amendment. 7. Required landscape buffering within the Duke Energy easement may be omitted with proper documentation from Duke Energy. Staff acknowledges a portion of the project was identified in the"Strategic Economic Development Plan" (DEO grant funded study) citing topography as a challenge with over 100 feet of elevation change. Staff cannot however support the proposed excessive topography changes and taller monument sign heights requested by the applicant. Chairman Jones opened the floor to the public. Jackie Donatuccio, 3756 Fallscrest Circle said she is ashamed to be living in a development. She said that everything here is done for financial gain with no regard for the fact that developers are destroying the hills. She asked when the building is going to stop. She said she doesn't like the direction Clermont is going: too much traffic, more crime etc. There being no one else who wished to speak, Chairman Jones closed the public portion. Chairman Jones said the elevations that require 30 or 40 foot walls aren't compatible with what Clermont is. He said the severity of the terrain will cause the city to see if there isn't another way to develop this site. He said he finds it hard to support the request. Commissioner Proli spoke about a website called "next door"where people complain about the growth here. She said that people are upset that developers are slaughtering our hills and spoiling our city. Jonathan Moore, the applicant, said this is the third time he has come before the commission. He gave a synopsis of how he got to this point. He said the land is super hilly, and he offered to widen a landscape buffer to allow for trees to hide the 20 foot wall. He said you are going to find that if his request is approved the trees will cover the walls. He said the hills will remain and the walls will be covered up. He is requesting taller signs because the signage that was originally granted would not be seen behind the berm. He said he is getting rid of regular apartments, and instead having apartments for seniors. That will mean less traffic to the site and the surrounding area. t P City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 5 Commissioner Proli asked if the wall will obstruct the view from the assisted living facility. Mr. Moore said that it would not. She then asked why he wants to put in a charter or private school which would add to the traffic on Hooks Street. Commissioner Smith said this is the third time this has come before the commission, and staff has still not approved these plans. He said he doesn't see how it will work. Mr. Hubbard said he is still against this development because the property is too steep. Commissioner Jones said he loves the idea of building into a hill. He said there are ways to develop a piece like this,but it will be a much more painful process. More thought and imagination would allow the creation of a San Francisco type theme on this property. You could make it much more appealing than to develop this property to resemble other developments in the area. He suggested that it could be made into a one of a kind property and be a big draw. Commissioner Proli moved to deny the request, seconded by Commissioner Hubbard. The vote was unanimous to deny approval. There being no further business, the meeting was adjourned at 7:26 p.m. Nick Jones, Chairman ATTEST: Jane C. McAllister—Planning Specialist . • 0 r City of Clermont MINUTES PLANNING AND ZONING COMMISSION May 2, 2017 Page 5 Commissioner Proli asked if the wall will obstruct the view from the assisted living facility. Mr. Moore said that it would not. She then asked why he wants to put in a charter or private school which would add to the traffic on Hooks Street. Commissioner Smith said this is the third time this has come before the commission, and staff has still not approved these plans. He said he doesn't see how it will work. Mr. Hubbard said he is still against this development because the property is too steep. Commissioner Jones said he loves the idea of building into a hill. He said there are ways to develop a piece like this, but it will be a much more painful process. More thought and imagination would allow the creation of a San Francisco type theme on this property. You could make it much more appealing than to develop this property to resemble other developments in the area. He suggested that it could be made into a one of a kind property and be a big draw. Commissioner Proli moved to deny the request, seconded by Commissioner Hubbard. The vote was unanimous to deny approval. There being no further business, the meeting was adjourned at 7:26 p.m. 1 c. 4 4 AI7 ,. 01___• ' Ni F. es, hai Ar ATTEST: 1eZ a C. McAl • ter—Planning Specialist