Minutes - 04.07.2020 - City Council WorkshopCity of Clermont
MINUTES
COUNCIL WORKSHOP
April 7, 2020
The Clermont City Council met at a semi -virtual workshop on Tuesday, April 7, 2020, in the
Council Chambers at City Hall. Mayor Ash opened the workshop at 6:30pm with the following
Council Members present: Brishke, Travis, Purvis, and Bates.
Other City officials present were City Manager Gray, City Attorney Mantzaris and City Clerk
Howe.
Ouenine Statements
Mayor Ash provided an update on Coronavirus pandemic statistics on a local, state and national
level. She informed the Council and the public that the City is diligently communicating with all
authorities regarding controlling the virus. She highlighted several major events that had occurred in
recent weeks such as the Declaration of Local Emergency issued on March 17, as well as the launch
of the City's Covid-19 information and resource dedicated webpage.
Mayor Ash stated that four (4) first responders had been quarantined after working with a Lake
County Emergency Medical Service who had been diagnosed with Covid-19. She concluded by
encouraging residents to observe Center for Disease Control (CDC) guidelines and to practice social
distancing, and she reminded everyone that the community will get through this crisis together.
1. Workforce Housing Uudate
City Manager Gray informed the Council that this workshop was a follow up to the workshop held
in January after a moratorium was issued on multi -family housing in October 2019. He told the
Council that the moratorium is set to expire the following day on April 8, 2020. At this time the
City has no pending multi -family housing applications which was verified by Development
Services Director Curt Henschel.
City Manager Gray stated he invited Dr. Levey back who has addressed the Council in the past after
the Council started talking about the lack of affordable housing in the community. He also reminded
the Council that since this is a workshop, no votes can be taken, but staff is looking for a consensus
of the Council if this is something that should be further investigated.
Before turning it over to Dr. Levey, City Manager Gray reviewed the three (3) methods for the
public to participate in the discussion.
Dr. Richard Levey. Levey Consulting, Orlando, FL. — Dr. Levey presented a PowerPoint
presentation to the City Council with regards to multi -family developments and land use. He
presented an update on the multi -family moratorium. He reviewed the existing affordable housing
ordinances.
According to his review, the base maximum density citywide is twelve (12) dwelling units per acre.
The city code provides for a density bonus in two (2) other areas of the City: Hooks Street Corridor
(up to 20 dwelling units per acre); and Wellness Way excluding properties fronting Hartwood
Marsh Road (up to 25 dwelling units per acre).
City of Clermont
MINUTES
COUNCIL WORKSHOP
April 7, 2020
As a conclusion of the review, they came to the determination that the current formula does not
result in meaningful number of workforce units. The current code is 5 — 15 percent of bonus units,
not regular units, to be affordable. The current code does not produce enough to warrant a developer
to seek a density bonus.
Another issue is that the ordinance does not address the household size. The household size is what
drives affordability and workforce based incomes. Dr. Levey went over statistical values involved
with their methodology.
Dr. Levey discussed the tools available to the City with its comprehensive plan, and specifically
addressed recommendations for the city's Central Business District.
In summary, the existing Affordable Housing ordinance requires an update to increase yield in the
`Workforce Housing' supply. A policy change in the Medium Density future land use category
could encourage increase in housing supply within walking distance of downtown. The Central
Business District housing code (ownership and building materials) has been viewed by the
development community as a hindrance to new housing in the district. He added that accessory
dwelling units are becoming a very common tool for cities and counties to increase housing supply
at lower cost due to smaller size units.
City Manager Gray informed the Council that what staff was hearing when the discussion on the
moratorium occurred was that the business community would like to see an increase in affordable or
"workforce" housing in the Clermont area. Employers who came to the workshop in January
expressed that their employees cannot live within the City due to lack of affordable housing both for
purchase and rent.
Council Member Travis referred to the example on page five (5) in the PowerPoint presentation and
asked of the ninety (90) units deemed workforce housing, how many would be one (1), two (2), and
three (3) bedroom. She asked if in a new ordinance, it should be specified what size the units should
be to avoid having all the units being one (1) size. Dr. Levey responded that they are recommending
that they leave that decision to the marketplace and allow the developer to decide. City Manager
Gray added that from staff conversations, staff is recommending leaving the language out of the
ordinance, and having the developer make a presentation to the City Council at which time the City
Council Members can provide input on unit sizes.
Council Member Travis stated that in Clermont, it is tough to find anything for rent for $971.00 and
if the decision is left to the developer they are always going to want to get the higher number. City
Manager Gray reminded the Council that any density bonus a developer gets has to be approved by
the City Council.
City Manager Gray stated that when it comes to this type of ordinance it is difficult to write one
where one size fits all. Mayor Ash agreed and stated that the size of the developments have an
impact on whether the developer seeks a density bonus for affordable housing.
Council Member asked about page ten (10) in the PowerPoint presentation.
City of Clermont
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COUNCIL WORKSHOP
April 7, 2020
She wanted to know if removing fee simple or condominium ownership structures (which means
apartments) if those developers would also have to abide by the 30% workforce housing. City
Manager Gray responded that they would not under the current code. Right now the workforce
housing is only allowed in the Hook Street Corridor and in Wellness Way; downtown is currently
not included. Council Member Travis stated that this is the only way she would allow apartments
downtown.
Mayor Ash stated that the downtown is so limited in space that she believes they would have to hear
a developer's proposal and make a decision at that time.
Council Member Purvis stated he agrees with Council Member Travis about maintaining the ratio.
He also asked that Dr. Levey create a matrix to use as a baseline. He does not want to see a
developer come in with a 200 unit development and all the affordable housing units are one (1)
bedroom units. He understands how that may work better for the developer, but it may not be better
for the city. He would like to see this baseline matrix included in the ordinance so developers know
what to expect before they come to the City Council.
Council Member Purvis stated that his second concern was with the recommended reduction in
quality building products. He does not see the need to reduce further than what the City already has
in the code. Other than these concerns, he believes that this is a direction where the City, needs to
go.
City Manager Gray responded to Council Member Purvis's second concern by stating that the City
only requires concrete as a building requirement in the Central Business District. All other areas of
the City may use what materials the developer or builder deems best.
There was a discussion between City Manager Gray and the Council regarding building materials.
Council Member Brishke asked if thought had been given to the size of units designated as
affordable housing. Director Henschel stated that they would have to be the same size as other units
in the development and mixed in so that all the affordable housing units would not end up in the
same building of a development.
Mayor Ash asked if there were any comments from the public.
City Manager Gray reviewed the three (3) methods for public input. He asked City Clerk Howe if
there was any member of the public that wished to address the Council. City Clerk Howe indicated
that there was one (1) member of the public that wished to speak.
Joe Gustafson, 3639 Corsica Lane, Clermont, FL — Mr. Gustafson disclaimed that he is a member of
the City's Planning & Zoning Commission, but that he was speaking tonight as a private citizen and
not a representative of that board. He asked what is the City's primary motivation for
workforce/affordable housing; why is there pressure to do this.
City of Clermont
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COUNCIL WORKSHOP
April 7, 2020
Mayor Ash responded that she feels that the issue is important because employees of local
businesses cannot afford to live here due to only making minimum wage. She feels that there is a
shortage of help because people cannot afford to live near the local businesses and getting there
from a distance is too expensive.
City Manager Gray stated that this is an issue everywhere that governments are working to address.
He recalled an example from the last workshop where they discovered that the average of a two (2)
bedroom apartment was costing over $1,800 per month to rent. Mayor Ash added that a one (1)
bedroom apartment was priced over $1,400 per month. City Manager Gray told Mr. Gustafson that
local businesses are saying their employees are having issues finding suitable living near work.
Mr. Gustafson would like to meet with Development Services to better understand what the long
term impact of this decision. He would like to look at what the City would look like with affordable
housing and without.
2. Other
Attorney Mantzaris spoke to the Council about an upcoming resolution for the April 14, 2020
meeting. He explained that the Governor has allowed for Communication Media Technology
(CMT) meetings which normally are not consistent with the Sunshine Laws. The easy part is the
participation of the elected officials in the meeting, the more difficult part is maintaining public
access which the Governor DeSantis's executive order did not address.
Attorney Mantzaris stated that he was glad that this workshop occurred so that it could be used as a
test run for upcoming meetings where CMT would need to be utilized. He continued that he is
putting the authorization forward as a resolution because it will formalize how the public can
communicate with City, and also give the City Manager the authority to tweak meeting operations
so a discussion is not needed at every City Council meeting.
Attorney Mantzaris reviewed the three (3) methods the public can use to communicate with the City
regarding agenda items. He informed the Council that the resolution will have built in flexibility in
case things need to change. He also told them that rules of procedure in terms of being recognized
to speak would be vitally important so that participants did not end up talking over each other.
Mayor Ash stated that City Manager Gray and city staff were doing a phenomenal job to keep
providing services in every department. She recalled a compliment she received from the public.
She wants to let everyone know that the she and the City Council appreciates everyone's hard work
and that the citizens appreciate it as well.
City of Clermont
MINUTES
COUNCIL WORKSHOP
April 7, 2020
Conclusion: The workshop concluded at 7:32pm with no further comments
APPROVED:
ATTEST:
Tracy Ackroyd Howe, City Clerk
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