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01-04-2011 Supporting DocumentsCITY OF CLERMONT PLANNING AND ZONING COMMISSION AGENDA 7:00 P.M., Tuesday, January 4, 2011 City Hall — 685 W. Montrose Street, Clermont, FL CALL TO ORDER INVOCATION AND PLEDGE OF ALLEGIANCE MINUTES Approval of the Planning and Zoning Commission Meeting held December 7, 2010. REPORTS Director of Planning, Chairman, Commission Members NEW BUSINESS Item No. 1 — Bentley Commons — Request for a small scale future land use SS Future Land Use Amendment amendment from Lake County Urban to Residential/Office located south of Hooks St., east of Citrus Tower Blvd. and west of Excalibur Rd. Item No. 2 — Clermont Hillside Terrace — Request for a CUP amendment to remove Conditional Use Permit a parcel from the current CUP and clarify language for uses to include retail, professional and medical offices, personal ,( service, lounge, financial institution and restaurant uses located at 2400 S. US Highway 27. Discussion of Non -Agenda Items ADJOURN ANY PERSON WISHING TO APPEAL ANY DECISION MADE BY THE PLANNING AND ZONING COMMISSION AT THIS MEETING WILL NEED A RECORD OF THE PROCEEDINGS. FOR THAT PURPOSE, SUCH PERSON MAY NEED TO ENSURE THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, WHICH RECORD INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS BASED. IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT (ADA), IF ANY PERSON WITH A DISABILITY AS DEFINED BY THE ADA NEEDS SPECIAL ACCOMMODATION TO PARTICIPATE IN THIS PROCEEDING, THEN NOT LATER THAN TWO (2) BUSINESS DAYS PRIOR TO THE PROCEEDING, HE OR SHE SHOULD CONTACT THE PLANNING & ZONING DEPARTMENT AT 352-394-4083 Ext. 302. City of Clermont MINUTES PLANNING AND ZONING COMMISSION December 7, 2010 Page 1 The meeting of the Planning & Zoning Commission was called to order Tuesday December 7, 2010 at 7:00 p.m. by Chairwoman Cuqui Whitehead. Other members present were Bernadette Dubuss, Nick Jones, Judy Proli, and Raymond Loyko. Also in attendance were Jim Hitt, Planning and Zoning Director, Barbara Hollerand, City Planner, Dan Mantzaris, City Attorney, and Rae Chidlow, Administrative Assistant. MINUTES of the Planning and Zoning Commission meeting held November 2, 2010 were approved as written. REPORTS Planning Director Jim Hitt handed out his zoning matrix to the Commission. He stated that the matrix is a one -page guide to the City's 14 zoning districts, giving information such as minimum lot size, setbacks and minimum lot width. 1. REQUEST FOR CONDITIONAL USE PERMIT PROJECT NAME: Mad Melon OWNER/APPLICANT: Irma Nyack REQUESTED ACTION: Request for a Conditional Use Permit to allow a restaurant in the CBD Central Business District LOCATION: 658 West Ave. EXISTING ZONING: CBD, Central Business District EXISTING LAND USE: Vacant (previous use was a restaurant) FUTURE LAND USE: Downtown MU (mixed use) Planning Director Jim Hitt stated that the applicant is requesting a conditional use permit to allow for a restaurant within the CBD zoning district. He stated that the proposed restaurant will be open from 11:00 A.M. to 9:00 P.M. (lunch and dinner). He stated that the previous use was the Cozy Cat Caf6 (Res. #1255). Mr. Hitt stated that staff recommends approval of this Conditional Use Permit request to operate a restaurant located at 685 West Ave. with the following conditions as listed. Irma Nyack, 1130 Lake Whitney Dr, Windemere, stated that she would like to make improvements to this property. She stated that it is located next to Clermont Kidz Care, which is also her property. She stated the restaurant will serve soups, salads and sandwiches. Commissioner Proli moved to recommend approval of the request for the conditional use permit; seconded by Commissioner Dubuss. The vote was unanimous to recommend for approval to City Council. City of Clermont MINUTES PLANNING AND ZONING COMMISSION December 7, 2010 Page 2 2. REQUEST FOR CAPITAL IMPROVEMENTS ELEMENT AMENDMENT REQUEST: Amend the Goals, Objectives and Policies of the Capital Improvements Element of the comprehensive plan to update the five-year schedule of capital improvements. APPLICANT: City/Administrative City Planner Barbara Hollerand stated that this is a request for an administrative large-scale comprehensive plan amendment to amend the Goals, Objectives and Policies of the Capital Improvements Element of the comprehensive plan to update the five-year schedule of capital improvements. Ms. Hollerand stated that local governments are required to adopt annual updates to the Capital Improvements Element, which identifies those capital projects needed to maintain adopted Level of Service standards. She stated that as part of this annual amendment, the City updates Policy 1.6.2 to identify the current Lake County Schools facilities master plan and its adoption date. She stated that Appendix B of the element outlines a schedule for construction of necessary improvements to accommodate new growth. She stated that it includes estimates of the cost of public improvements, and it demonstrates the City's ability to finance and construct the improvements. Ms. Hollerand stated that the City updates the schedule by dropping the previous year and adding the fifth year out. Many of the projects are ongoing, and extend to the fifth year and beyond. She stated that Capital Improvement Element updates are treated a little differently by the state. She stated that the usual two-step process of transmittal hearings and then adoption hearings are combined into just an adoption hearing. She stated that if approved by the City Council next month, this amendment will become final after DCA issues its Notice of Intent. Ms. Hollerand stated that staff recommends approval of the text changes to the Capital Improvements Element. Commissioner Dubuss moved to recommend approval of the request for the small scale comprehensive plan amendment; seconded by Commissioner Jones. The vote was unanimous to recommend approval to City Council. There being no further business, the meeting was adjourned at 7:16 pm. Cuqui Whitehead, Chairwoman ATTEST: Rae Chidlow — Administrative Assistant CITY OF CLERMONT Planning & Zoning Memorandum Date: Dec. 17, 2010 From: Barbara Hollerand, Planning Departme To: City Council and P&Z Commission Small -Scale Comp. Plan Amendment Adoption — Bentley Commons, Ordinance #2011-03 M Enclosed is the supporting documentation for Ordinance #2011-03-M, adopting the Bentley Commons property small-scale comprehensive plan amendment. This amendment would change the Future Land Use Map designation on the subject property from Lake County Urban to Residential/Office in the City. The 9.06-acre property is at 13450 Paloma Road, which is south of Hooks Street, east of Citrus Tower Boulevard and west of Excalibur Road. Upon Council approval, this amendment and Ordinance #2011-03-M will be sent to the Florida Department of Community Affairs and the East Central Florida Regional Planning Council. As a small-scale amendment, it will not be reviewed and will become final 31 days after adoption. Public hearing dates are Jan. 4 for P&Z and Jan. 11 (1" reading) and Jan. 25 for City Council. A related request for annexation will be heard Jan. 25. Should you have any questions on this package, please call Barbara Hollerand, 241-7307. P.O. BOX 120219 • CLERMONT, FLORIDA 34712-0219 PHONE: 352/394-4083 • FAX: 352/394-3542 CITY OF CLERMONT PLANNING & ZONING COMMISSION L4K Jan. 4, 2011 CITY COUNCIL Jan. 11, 2011 Jan. 25, 2011 REQUEST: Small -Scale Comprehensive Plan Amendment changing future land use from Lake County Urban to City Residential/Office— Ord. No. 2011-03-M OWNER: Bentley Commons -Clermont, LLC APPLICANT: Aspen Senior Living, LLC PARCEL SIZE: 9.06 acres +/- LOCATION: 13450 Paloma Road, south of Hooks Street, east of Citrus Tower Boulevard, west of Excalibur Road EXISTING LAND USE: Vacant EXISTING FUTURE LAND USE: Lake County Urban (Lake County 2030 comp plan —Regional Office) EXISTING ZONING: Lake County Community Facilities District (becomes urban Estate upon annexation) SURROUNDING CONDITIONS: EXISTING USE ZONING NORTH: Vacant Lake County AR Agricultural Residential SOUTH: Middle school Lake County CFD EAST: Vacant City UE Urban Estate FUTURE LAND USE Lake County Urban (2030 Plan: Regional Commercial) Lake County Urban (2030 Plan: Public Service Facility and Infrastructure) City Residential/Office WEST: Vacant Lake County R-6 Lake County Urban (2030 Plan: Regional Office) Residential ROAD CLASSIFICATION: Hooks Street —Collector; Paloma Road —(unimproved) Local Road UTILITY AREA: City of Clermont —Sewer & Water SITE UTILITIES: City of Clermont —Sewer & Water SITE VISIT: 12-10 SIGNS POSTED: By applicant ANALYSIS: This request is accompanied by a request for annexation. The owner is Bentley Commons -Clermont, LLC. The applicant is Aspen Senior Living, LLC, represented by attorney Tyler Van Voorhees of Reed & Archer. The vacant 9.06-acre property is located at 13450 Paloma Road, which is south of Hooks Street, east of Citrus Tower Boulevard and west of Excalibur Road. To the east of the subject property is the 17-acre Bosserman property, which was annexed in February 2010 and granted the identical future land use change from Lake County Urban to Residential/Office in the City. To the south of the property is East Ridge Middle School. To its west are two vacant properties in Lake County with Urban future land use and R-6 Residential zoning. To the north of the property is a vacant parcel in the county with Agricultural Residential zoning and Urban future land use. Although development plans are not finalized at this time, the owner previously has presented plans for Joint Planning Area review that proposed an assisted living facility on the property. At this time, however, a request for rezoning has not been made. Upon annexation, the property will receive the default zoning of Urban Estate. The City Council in July 2010 approved the identical future land use change for the adjacent Bosserman property to the east. Upon annexation, it is appropriate to assign this property a Residential/Office future land use in the City. STAFF RECOMMENDATION: Staff recommends approval of the Future Land Use Map change to Residential/Office. \\Cityhall\shares\Planning and Zoning\Comp Plan Amendments\1151 Bentley Commons SSA\Bentley Commons 2011-03-M P&Z 01-4 CC01-11&25-11.doc 1 iJ(?'fE�fil r` a Future Land Use —Bentley Commons -Clermont SSA • Present Future Land Use: Lake County Urban Proposed Future Land Use: Residential/Office CITY OF CLERMONT COMPREHENSIVE PLAN FUTURE LAND USE Policy L6.2: Medium -Density Residential. Areas delineated on the FLUM for medium - density residential development shall accommodate a maximum density of up to eight units per acre. Permitted housing types include single-family detached homes, including zero -lot -line and cluster developments, duplexes, townhomes, condominiums and apartments. Policy 1.6.3: High -Density Residential. Areas delineated on the FLUM for high -density residential development shall accommodate a maximum density of 12 units per acre; however, densities higher than eight units per acre shall require a conditional use permit. Permitted housing types include single-family detached homes, including zero -lot -line and cluster developments, duplexes, townhomes, condominiums and apartments. Nursing homes, assisted living facilities and independent living facilities shall be permitted in the high -density residential land use as a planned unit development (PUD) consistent with land development regulations and may have a maximum intensity of 3.0 FAR. Policy 1.6.4: Performance standards for residential uses shall include, but are not limited to, the following: • The land development regulations shall include performance standards for high - density and multi -family residential uses that control the location of proposed buildings in relation to the overall dimension of the site, provide sufficient on- site/structured parking where applicable, and provide open space and recreation amenities. • The land development regulations shall contain requirements for significant open space, landscaping and buffers to effectively screen multi -family developments from low -density residential zoning districts. • Multi -family residential developments of more than 50 units shall provide recreational facilities to meet the needs of the population of the development. • Grid street networks are highly encouraged to serve residential developments and provide connectivity throughout the City. Cul-de-sacs and gated developments are discouraged. • Themes are encouraged for residential developments to include cohesive streetscape design, signage, landscape architecture and streetscape furniture to create an identity for the neighborhoods in the City. Objective 1.7: Mixed -Use Land Use Categories. The mixed -use categories are established to accommodate a mixture of residential, office and commercial uses as single uses on separate parcels or as a mix of uses within a single development. The maximum density for residential uses shall be 12 units per acre; however, densities higher than eight units per acre shall require a conditional use permit. Other uses allowed include supportive accessory uses, churches and schools as conditional uses, minor public utilities (i.e., telephone switching stations, lift stations, drainage infrastructure, and similar facilities), parks and open space, municipal facilities and other civic and cultural uses subject to standards and performance criteria set forth in this plan and in the land development regulations. Policy 1.7.L• Residential/Office. The residential/office category is intended to provide for a mixture of predominantly residential uses, while allowing for professional offices that are consistent with the general character of the adjacent residential uses. Based on current land use Ordinance #621 M I-4 Adopted June 23, 2009 CITY OF CLERMONT COMPREHENSIVE PLAN FUTURE LAND USE trends, the City estimates that the mix of uses in the residential/office category will be 65 percent residential and 35 percent non-residential. The maximum intensity for office development shall be 0.25 FAR. The FAR shall not be applied to the residential portion of a mixed -use development. Policy 1.7.2: Planned Development. The master planned development category is intended to provide for two existing approved developments of regional impact P", King's Ridge DRI and Lost Lake Reserve DRI, the Black West proposed mixed -use development subject to a utility and annexation agreement approved by the City and new master planned, mixed -use projects that shall be applied only upon City Council approval of a development agreement that specifies the allowable types and distribution of land uses and the maximum number/density of residential units, and which demonstrates that public facilities and services meet the requirements of the City's Concurrency Management System. The maximum intensity for office and commercial uses shall be 0.25 FAR; 1.0 FAR for industrial uses; and 0.25 FAR for institutional uses. The FAR shall not be applied to the residential portion of a mixed -use development. Policy 1.7.3: Downtown Mixed -Use. The downtown mixed -use category is intended to provide for a mixture of residential and business uses, as well as cultural and tourist facilities, recognized as characteristic of the City's established downtown central business district Based on current land use trends, the City estimates that the mix of uses will be 70 percent office and commercial uses and 30 percent residential, public facilities/institutional and recreation uses. The maximum intensity for office, commercial and institutional uses shall be 3.0 FAR. The FAR shall not be applied to the residential portion of a mixed -use development Policy 1.7.4: Nursing homes, assisted living facilities and independent living facilities shall be permitted in all mixed -use land use categories as a PUD consistent with land development regulations and may have a maximum intensity of 3.0 FAR. Policy 1.7.5: Performance standards for mixed -use developments shall include, but are not limited to, the following - Mixed -use developments are encouraged to incorporate town or village centers that are sized to serve the needs of residents in the development within a quarter -mile of the center. • Unified architectural and streetscape themes are encouraged for all mixed -use developments. • A mined -use development may include a mixture of land uses on the same site and/or in the same building. • For a mixed -use building, only retail sales and services and restaurants are permitted on the ground floor. Ordinance #621-.11 Adopled ]role 23, 2009 I-5 CITY OF CLERMONT COMPREHENSIVE PLAN AMENDMENT ,_--- Application DATE: June 24, 2010 FEE: $500.00 Project Name (if applicable): Applicant: Aspen Senior Living, LLC Contact Person: Tyler Van Voorhees, Esq. - Reed & Archer LLC Address: 779 West Montrose Street, P.O. Box 120280 City: Clermont State: FL Zip: 34712-0280 Phone: 352-394-1194 Fax: 352-242-3886 E-Mail: Tyler@reed and archer.com OWNER: Bentley Commons -Clermont, LLC Address: 365-B New Albany Road City: Moorestown State: NJ Zip:08057-1105 Phone: 856-222-1000 Fax7856-222-9855 E-Mail: charles.braddy@stevens-real-estate.com; tastevens1@aol.com General Location: 13450 Paloma Road - South of Hook Street and East of Paloma Road Legal Description (include copy of survey): SEE EXHIBIT"A" Property size (in acres or square feet): 9.06 +/- acres Flood hazard area (yes) and approx. acreage (no) X Existing (Actual) Land Use: Vacant Land Existing Zoning: CFD (Community Facilities District) Existing Future Land Use: Proposed Future Land Use: Mixed Use Office/Residential Type of development proposed: Proposed density (dwelling units/acre) or intensity: Proposed Zoning District: Mixed Use Office/Residential Page 1 Comprehensive Plan Amendment, Application Summary of the proposed amendment content and effect that describes any changed conditions that would justify the proposed amendment, and why there is a need for the proposed amendment (use additional sheets if necessary). SEE EXHIBIT "B" The City of Clermont may require additional information to justify, clarify or explain the necessity of the requested Comprehensive Plan Amendment which may include the following: ➢ Information regarding the compatibility of the proposed land use amendment(s) with the Goals, Objectives and Policies of the Future Land Use Element and any other affected comprehensive plan elements. ➢ A description of how the proposed amendment(s) will result in an orderly and logical development pattern with existing and proposed land use(s) of the area. ➢ A description of the present availability of, and estimated demand on the following public facilities: potable water, sanitary sewer, transportation system and recreation, as appropriate. ****** NOTICE****** IF THIS APPLICATION IS SUBMITTED INCOMPLETE OR INACCURATE, IT WILL BE SUBJECT TO A DELAY ON PROCESSING AND WILL NOT BE SCHEDULED UNTIL CORRECTIONS ARE MADE. City of Clermont Planning & Zoning Department 685 W. Montrose St. P.O. Box 120219 Clermont, FL. 34712-021 9 (352) 394-4083 Fax: (352) 394-3542 Page 2 Comprehensive Plan Amendment, Application APPLICANT'S AFFIDAVIT STATE OF COUNTY OF td5WW=TDf4� SS: !vim SSA L.L Before me, the undersigned authority personally appeared Garr) N1 P � 4 , who being by me first duly sworn on oath, deposes and says: 1. That he (she) affirms and certifies that he (she) understands and will comply with all ordinances, regulations and policies of Lake County, Florida, and that all statements and diagrams submitted herewith are true and accurate to the best of his (her) knowledge and belief, and further, that this application and attachments shall become part of the official records of the City of Clermont, Florida, and are not returnable. 2. That he (she) desires a Future Land Use Amendment from Lake Countv Urban to Residential/Office for the property legally described on the attachment of this application. 3. That the submittal requirements for the application have been completed and attached hereto as part of the application. x 66"It' ) //0 OJL--� ffiant - Applica Name (s ,cre) SWORN to and SUBSCRIBED before me by or personally known by me this �>7 �- day of�'i�T��l/3�� , 20Z. Not Public, S&fie LINDA LUGKrN Notary Public, Stew of New York No.W LU6162202 Qualified in Nassau County My Commission Expires: a .S Commission Expires 03/05120_� Comprehensive Plan Amendment, Application OWNER'S AFFIDAVIT STATE OF NEW YORK COUNTY OF NASSAU SS: Before me, the undersigned authority personally appeared Glenn Kaplan , who being by me first duly sworn on oath, deposes and says: 1. That he (she) is the fee -simple owner of the property legally described on the attachment of this application. 2. That he (she) desires a Future Land Use Amendment from Lake County Urban to Residential/Office for the property legally described on the attachment of this application. 3. That the owner of said property has appointed to act as agent on his (her) behalf to accomplish the above. The owner is required to complete the APPLICANT'S AFFIDAVIT of this application if no agent is appointed to act in his (her) stead. x 1404- Affiant — Owner' Name (signoXLwe� SWORN to and SUBSCRIBED before me by or personally known by me this o��' day of_2� � f� , 20, l� ,�Xo't44ry Public, Si6G_,of New York at Large UNDA LUCKMAN Nohry Public, Stab of New York No:01 LU6162202 ' Cmalified in Nassau couft My Commission Expires: Commission ExpMw 03/06/;,u Comprehensive Plan Amendment, Application EXHIBIT "A" LEGAL DESCRIPTION The Northeast '/4 of the Northwest V. of the Southwest '/4 of Section 28, Township 22 South, Range 26 East, otherwise described as Tract 39, according to the Plat thereof of the LAKE HIGHLANDS COMPANY, filed on March 2, 1914, and recorded in Plat Book 2, Page 28, of the Public Records of Lake County, Florida. Also Less and Except from the above lands, that portion conveyed to Lake County, a political subdivision of the State of Florida by virtue of that certain Statutory Warranty Deed recorded February 10, 2003 in Official Records Book 2257, Page 1297, Public Records of Lake County, Florida, more particularly described as follows: That portion of the following described parcel: The Northeast '/. of the Northwest %4 of the Southwest '/4 of Section 28, Township 22 South, Range 26 East, otherwise described as Tract 39, according to the plat of the LAKE HIGHLANDS COMPANY, filed on March 2, 1914, and recorded in Plat Book 2, Page 28, of the Public Records of Lake County, Florida. Lying within 50 feet each side (100 feet total) of the following described centerline: Begin at an aluminum plate stamped "Township 22 South, Range 26 East, 30/29, D.O.T., 10-28- 73", slid point being the West 1/4 comer of Section 29, Township 22 Soutb, Range 26 East; thence South 88 degrees 26 minutes 40 seconds East, along the East-West center of Section line of said Section 29, a distance of 5248.28 feet, to the point of curvature of a curve concave Northerly, having.a. radius of 2083.00 feet and a central angle of 1 degrees 44 minutes 27 seconds; thence Easterly, along the arc of said curve, a distance of 63.29 feet, to the point''of tangency thereof; thence North 89 degrees 48 minutes 53 seconds East, a -distance of 1340-32 feet, to -the point of curvature of a curve concave Northwesterly, having a radius of 1300.00 feet and a central angle of 37 degrees 55 minutes 13 seconds; thence Northeasterly along the arc of said- curve, -a distance of $60.38 -feet, -to -a point -of -reverse- curvature -with a curve concave Southerly, having a radius of 1700.00 feet and a central angle of 67 degrees 44 minutes 14 seconds; thence Easterly, along the arc of said curve, a distance of 2009.80 feet, to the point of tangency thereof, thence South 60 degrees 22 minutes 06 seconds Bast, a distance of 457.88 feet, to the point of curvature of a curve concave Northeasterly, having a radius of 1300.00 feet and a central angle of 29 degrees 42 minutes 17 seconds; thence Southeasterly, along the arc of said curve, a distance of 673.98 feet, to the Point of Tangency thereof, thence Nordi 89 degrees 55 minutes 37 seconds East, a distance of 173.56 feet to a point on the East line of the Northeast '/4 of Section 28, Township 22 South, Range 26 East, and the Point of Termination of this centerline description, said Point being North 01 degrees 07 minutes 43 seconds East, a distance of 8.25 feet from the East %4 comer of Section 28, Township 22 South, Range 26 East. 0217001\I20567\1076609\1 A�T IIO/O slc ToloMl owaaT[ "ox Y cm AOMM.T MOM1 AlNKT MMAo HOOK STREET 700' RIGHT-OF-WAY ;r MOM R T wv AwM T MCTo '6: 643.78' aT m' r T2Ls C*.M rr Q [RACY •39 -- - co n , O a a' u 1- p�.� n- cV •.r 4 O " 1 c&M ` 643.7T .Ma 'Am S89'49T40"W LMM42 vre MOMIM+ 17 Q xICM MW d Sa1.",M ' TRACT 43 TRACT 42 ou►mc scAu awy[rog'S NQT6 A M BEWOM SWMI MORON AW 440 M M 3W7M W Ci TRACT T. MM ILOI. COIAMY SUMN " ToMMlMr = .f WM KAMM ]i LAST O 4Y; WORM no % MAM/o M AWIYm fAvO or SMYr4" L OYVATMMq AN[ � w L COOITT S09w AAA-1TL— M M M .M K ML V .GMT S - - M W w X= So• TM 22 PXM4. RAMO[ r LAST MANIC AN OiVAIAI a /q10', SAIm w Wb W MTOM. S MC UWIwONC VxMa " MW 91 LL = OLSfT M 1KTAK l M 1pMTtM NV MCT MSMACTW TW I i1CS11 MOMM rot WM"Ty UW T-a-tAY w I TMII.V W4 or N:tLO M01 WT A/TTCf M 1•RL M i W lM4 L MCf WAx1 SNIIONI M MNAM AMp COEM4 MA® 1FIJ. K A L MAL OOICrTNII .L T+a.TJm n anR. SURVE"Is Hairs TM a 31 LM JW Uff N wort or WT W ►M.WA MCM YSC IISS M Mm NOR Cr MAY or I/JOI Sm". Lkw Mott m7 cw.y OIpMiMw, 1[Cllw 21 NM191O 9 fOJM MAN4E W UST• IJM[ O}MT. ROO1 ACCOOSIo A M MT TM016F AS MCPSICO) M RAT ODo[ 1 rAAc R rY1x• ALCJIp CJYITR. NCIaoA —I.MIM •W AMU C*"" --MML ILL* MaML: M Ili Carl" TR KK PROPO11O, LLC. O MMaY 1� *rmnr --7 SITE DATA GROSS A CREA at 9.0 ACRES ZWTWQ zomwo R-4 PROPOSED ZOAWJO CFD =9599M� FACXJTr 4W ASSISTED UVMfG FACLITY 38 ALZAVDAMN FAcmjTr 24 TOTAL WTV 209 PARKAVO PRO VJVW 218 LOCATION AlAP ICY fAC10� Wm— CONCEPTUAL MASTER PLAN CLERMONT PROPERTY, LAKE COUNTY, FLORIDA PAPA NATIONAL COMMONLIFE DEVELOPMENT, LLC EXHIBIT "B" Bentley Commons -Clermont, LLC-Owner This is a request for a Comp Plan Amendment rezoning from CDF (Community Facilities District) to Mixed Use Office/Residential. This use reflects the orderly growth which is progressing in this area of South Lake County. As of March, 2010 the subject property is now contiguous to the Clermont City limits. This occurred when the adjacent Bosserman property, Tract 38, AK 3815507 was annexed into the City of Clermont. These changed conditions justify the need for the proposed amendment. Based on the above, the rezoning to Mixed Use Office/Residential will allow for an area within the community which allows for special or substantial community uses and activities which are necessary and desirable. The merits of development of the subject property as a Mixed Use Office/Residential are as follows: • Property is located within the adopted Joint Planning Area (JPA) for the City of Clermont. • The subject property is and was the subject of review and a work -in -progress with Lake County and the City of Clermont proposed wherein the applicant has proposed an 186 Unit Senior Living Facility. Site plans and Engineering work is currently under review for approval by the City of Clermont. This review and approval process took place during 2008 through 2010 under an adopted JPA. The Owners of this property thus have an expectation of utility services to be provided by the City of Clermont. The owners also have the expectation that as part of the pre -approval and review by both the County and City jurisdictions, that a structure of up to five stories in height and a total facility residential unit count of up to 186 units were contemplated by JPA and would be permitted. A copy of the site plan was provided and reviewed by the City of Clermont on April 14, 2010. For your convenience, a copy of the site plan is attached hereto. • Therefore, this application and subsequent approval would permit this use under a required Planned Unit Development by City Ordinance. This application is compelled by City of Clermont ordinances which impose requirements for the annexation of subject property (by fact of adjacency) into the City of Clermont in order to receive utility services, and the owner, by applying for annexation and Comp Plan change, respectfully requests a continuation of the approvals underway for a Senior Facility with the characteristics as described above. • Water, sewer and other infrastructure and services are, or will be, located within one mile of the property. • The property is located along a major thoroughfare with adequate level of service. • The property will be developed under a site plan with conditions necessary to promote general welfare and to secure economic and coordinated land use. 1 Due to a large number of senior citizens living in Lake County, especially in the South Lake area, the approval of a Mixed Use Office/Residential will serve the community and provide a middle ground between independent living and full nursing home care to those individuals needing such supportive services. Assisted living facilities follow a philosophy of personalized care that allows a resident as much autonomy as desired or needed. The proposed rezoning will not negatively impact public services and facilities. The subject property is located within the City of Clermont's Chapter 180 service area. During preliminary discussions with City Staff regarding development of the subject property, it has been indicated that the City has sufficient capacities to provide central water and sewer services to the site. Therefore, provision of central water and sewer to the site is available by the City of Clermont and service to the subject property will not have a negative impact on the City's level of service standards and capacities for sanitary sewer and potable water. The applicant will work with the City of Clermont to enter into a Water and Sewer Utilities Agreement for the provision of central water and central sewer to the subject property. Solid waste services would be provided by the entity which contracts with Lake County for the provision of service to this area. The applicant currently does not envision the need for specialized services. There is adequate capacity to meet the needs of this site. Public safety in the form of fire protection, law enforcement and emergency services will be provided in the same manner and extent provided to similar areas of unincorporated Lake County. All local, regional and state requirements will be met at the time that development is commenced. With regard to roads, potable water, sanitary sewer, parks and solid waste collection, the Lake County Comprehensive Plan contains a concurrency management system to evaluate and review applications for development to ensure that new development is approved in a manner that complies with concurrency management criteria. The owner will comply with all Lake County Concurrency Management requirements. The potential development will be subject to concurrency evaluation and will not be permitted to proceed if level of service standards is exceeded. There is no impact on Lake County Schools given the nature of the project. There is no private residential component to this project. The rezoning of the site will act as infill to the residential and commercial development already in place and will result in the orderly and logical development pattern for this immediate area. The continued urbanization of the immediate surrounding area justifies the proposed rezoning and the need for same. 2 CITY OF CLERMONT PLANNING & ZONING COMMISSION January 4, 2011 ..� CLERMONT CITY COUNCIL January 25, 2011 PROJECT NAME: Clermont Hillside Terrace OWNER: Clermont Hillside Terrace, LLC (Arlene Malik) APPLICANT: Charles C. Hiott, P.E., BESH Engineering REQUESTED ACTION: Request a CUP amendment (Res. No. 1472) to remove a parcel from the CUP and clarify language for uses to include retail, professional & medical offices, personal service, lounge, financial institution and restaurant uses. LOCATION: 2400 S. U.S. Highway 27 EXISTING ZONING: PUD (C-2) EXISTING LAND USE: Clermont Hillside Terrace FUTURE LAND USE: Commercial SURROUNDING CONDITIONS: ZONING DISTRICT EXISTING LAND USE FUTURE LAND USE NORTH: C-2, Commercial Commercial (Cluster Oaks) Commercial SOUTH: R-1-A, Low Density Res. Family Christian Center Public Facilities/Institutional EAST: PUD (C-2) Commercial (Clermont Landing) Commercial WEST: R-1, Med. Density Res. S.F. Residential Low Density Residential ROAD CLASSIFICATION: U.S. 27 - Arterial & Brogden Drive - Collector UTILITY AREA: City of Clermont Water / Sewer SITE UTILITIES: City of Clermont Water / Sewer SITE VISIT: 12/17/10 SIGNS POSTED: By applicant. 1 of Clermont Hillside Terrace - CUP ANALYSIS: The applicant is requesting a Conditional Use Permit (CUP) to remove w Parcel "C" from the CUP. Parcel "B" is going back to the bank. With this proposed property change, the residential uses originally proposed but never built for Parcel "C" will be removed from the CUP. Any further development of Parcel "C" will require normal reviews in accordance with the Code of Ordinances. On parcel B, the existing four buildings A, B, C and D have been completed, and buildings E, F, G and H have not been permitted (or built) yet. As part of the development for the site, a total of 1,407 tree inches were deficient from the overall site which included Parcel B - buildings A, B, C and D, and Parcel C. 1,407 inches equals a minimum of 469 trees at the Code required three inch (3") caliper. The costs for the deficient inches/trees were to be paid into the City's tree fund. To date 600 inches (200 trees) have been paid for (based on replacement tree costs as agreed on with the City). Prior to the permitting of any of the remaining proposed buildings E, F, G or H, or any further development on the site, the remaining tree inches must be paid for in full. Tree costs for the remaining 807 inches (269 trees) and payment timeline is recommended to be negotiated with the City Manager's office. All other conditions as previously approved in Resolution No. 1472 (Exhibit A) shall remain in effect where applicable, with the exception of Parcel C, which will be removed from the CUP. Aerial view: #: I . 2 of Clermont Hillside Terrace - CUP H IK STAFF RECOMMENDATION: Staff recommends approval of the request to amend the CUP removing Parcel C from the CUP along with tree inch payment requirements and remaining CUP requirements as applicable. The amended CUP conditions are presented below: CUP CONDITIONS: Section 1 - General Conditions 1. The conditions as set forth in this Conditional Use Permit shall be legally binding upon any heirs, assigns and successors in title or interest. 2. No further expansion of the use or additions to the facility shall be permitted except as approved by another Conditional Use Permit. 3 of Clermont Hillside Terrace - CUP 3. Formal construction plans, incorporating all conditions stated in this permit shall be submitted for review and approved by the Site Review Committee prior to the issuance of a zoning clearance or other development permits. The conceptual site plans submitted with the CUP application are not the approved construction plans. 4. No person, firm, corporation or entity shall erect, construct, enlarge, alter, repair, remove, improve, move, convert, or demolish any building or structure, or alter the land in any manner within the boundary of the project without first submitting necessary plans, obtaining necessary approvals, and obtaining necessary permits in accordance with the City of Clermont Land Development Regulations and those of other appropriate jurisdictional entities. 5. If any of the stated conditions are violated, the applicant understands and agrees that the City Council may revoke this Conditional Use Permit by resolution or require further conditions as deemed appropriate. 7. The Conditional Use Permit must be executed and processed through the office of the City Clerk within 90 days of its date of approval by the City Council or the permit shall become null and void. 8. The Applicant shall record in the Public Records of Lake County within 90 days of its date of approval by the City Council, a short -form version of this Conditional Use Permit to provide notice to all interested parties, the assigns, successors and heirs of the developer/applicant and all future owners of the above -referenced property that the real property described above is subject to the terms and conditions of the Conditional Use Permit. 9. The final Certificate of Occupancy shall not be issued for each phase until each of the stated conditions has been met. If any of the stated conditions are violated, the applicant understands and agrees that the City Council may open the Conditional Use Permit for further conditions or revoke this Conditional Use Permit by resolution. 10. No business can occupy any portion of the building(s) after construction and final Certificate of Occupancy unless the proposed business has applied for and obtained a Local Business Tax Receipt from the Clermont Planning & Zoning Department. 11. Should this use cease operation for more than one year, a new CUP shall be required for the same or similar operations. 12. In the event that parking at this site proves inadequate the City reserves the right to open the CUP for further review and additional conditions which may include additional parking requirements revocation of the Conditional Use Permit. 13. In the event that the noise levels create a nuisance to the surrounding property owners, the City reserves the right to open the CUP for further review and additional conditions. 14. All backflows must be brought up to code when each individual unit is built out. 4 of Clermont Hillside Terrace - CUP 15. All grease traps must be pumped at a minimum of once per quarter, unless otherwise approved by the Director of Utilities. The City reserves the right to open the CUP for further review and additional conditions if violation of this CUP condition occurs, which may include revocation of the CUP and Code Enforcement actions. 16. All other conditions as previously approved in Resolution No. 1472 (Exhibit A) shall remain in effect where applicable, with the exception of Parcel C, which will be removed from the CUP along with the residential use originally allowed. Section 2 — Land Use 1. The property is approved for the following uses within the C-2 General Commercial zoning District: retail, professional & medical offices, personal service, lounge, financial institution and restaurant uses. All uses must adhere to the requirements of the Land Development Code. Section 3 — Landscaping 1. At the original site development 1,407 tree inches were deficient from the overall site which included Parcel B - buildings A, B, C and D. The costs for the deficient inches/trees are to be paid into the City's tree fund. 1,407 inches equals a minimum of 469 trees at the Code required three inch (Y) caliper (and further code requires 12' ht, 6' spread, 65 gallon containers, Florida grade #1). To date 600 inches (200 trees) have been paid for (based on replacement tree costs as agreed on with the City). Prior to permitting of any of the remaining proposed buildings E, F, G or H, or any further building development on the site, the remaining inches/tress must be paid for in full to the City. Tree costs and a payment timeline for the remaining 807 inches (269 trees) may be negotiated with the City Manager's office. 2. All further landscaping shall adhere to the current Land Development Code. Section 3 - Architectural Design Standards 1. All structures shall be designed and constructed in accordance with the Architectural Standards of the City of Clermont. 2. All fencing within public view shall be ornamental metal or brick, as approved by the Site Review Committee. \\Cityhall\shares\Planning and Zoning\Developments\CUP's\Clermont Hillside Terrace\Clermont Hillside Terrace CUP P&Z1-4,CC1- 25-11.doc 5 of Clermont Hillside Terrace - CUP CITY OF CLERMOA T RESOLUTION NO.1472 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLERMONT, LAKE COUNTY, FLORIDA, GRANTING A CONDITIONAL USE PERMIT TO AMEND RESOLUTION NO. 1308 TO ALLOW FOR RESIDENTIAL, PROFESSIONAL OFFICE, PERSONAL SERVICE, LOUNGE, MEDICAL OFFICE, FINANCIAL INSTITUTION AND RESTAURANT USES. WHEREAS, the Planning and Zoning Commission of the City of Clermont, Lake County, Florida at a meeting held March 7, 2006 approved this Conditional Use Permit to amend Resolution No. 1308 to allow for residential, professional office, personal service, lounge, medical office, financial institution and restaurant uses at the following location: LOCATION 2400 S. Highway 27 The City Council deems it advisable in the interest of the general welfare of the City of Clermont, Lake County, Florida to grant this Conditional Use Permit. NOW THEREFORE BE IT RESOLVED by the City Council of the City of Clermont, Lake County, Florida that: This application for a Conditional Use Permit to amend Resolution No. 1308 to allow for residential, professional office, personal service, lounge, medical office, financial institution and restaurant uses; be granted subject to the following conditions: ;KIIa11Y11DRII&I� Section I - General Conditions 1. The conditions as set forth in this Conditional Use Permit shall be legally binding upon any heirs, assigns and successors in title or interest, 2. No further expansion of the use or additions to the facility shall be permitted except as approved by another Conditional Use Permit. 3. The property shall be developed in substantial accordance with the conceptual site plan prepared by Farrier Barley and Associates, Inc. and dated February 24, 2003. Formal construction plans, incorporating all conditions stated in this permit, shall be submitted for review and approved by the Site Review Committee prior to the issuance of a zoning clearance or other development permits. The conceptual site plans submitted with the CUP application are not the approved construction plans. 6 of Clermont Hillside Terrace - CUP CITY OF CLERMONT RESOLUTION NO.1472 Page — 2 - 4. No person, firm, corporation or entity shall erect, construct, enlarge, alter, repair, remove, improve, move, convert, or demolish any building or structure, or alter the land in any manner within the boundary of the project without first submitting necessary plans, obtaining necessary approvals, and obtaining necessary permits in accordance with the City of Clermont Land Development Regulations and those of other appropriate jurisdictional entities. S. The final Certificate of Occupancy shall not be issued until each of the stated conditions has been met. 6. If any of the stated conditions are violated, the applicant understands and agrees that the City Council may revoke this Conditional Use Permit by resolution. 7. The Conditional Use Permit must be executed and filed in the office of the City Clerk within 90 days of its date of grant by the City Council or the permit shall become null and void. 8. This permit shall become null and void if substantial construction work has not begun within two (2) years of the date of this Conditional Use Permit is executed and signed by the pernvttee. "Substantial construction work" means the commencement and continuous prosecution of construction of required improvements ultimately finalized at completion. Section 2 - Land Use 1. The proposed development may consist of residential, retail, professional office, personal service, lounge, medical office, financial institution, and restaurant uses. 2. The lounge use shall be defined as the following Ultra Lounge: An establishment devoted to serving or providing alcoholic beverages for consumption on the premises, in conjunction with the sale of food and the proper controls in place to maintain the integrity of the establishment while complying with all applicable laws, regulations and ordinances. Conditions/Stipulations. 1. Entertainment — All entertainment shall be conducted internaily. 7 of Clermont Hillside Terrace - CUP CITY OF CLERMONT RESOLUTION NO.1472 Page — 3 — 2. Safety — The security staff located on premises during business hours will maintain the safety and well being of the guests. 3. In the event City Staff determines that the operation of a Lounge creates a concern to the general welfare of the City of Clermont, this resolution shall be presented to the City Council for reconsideration of the approval of the lounge granted herein. Staff concern as referenced herein shall be defined as three documented complaints in a one year period of violations of applicable laws, regulations and ordinances. Section 3 - Excavation and Gradinz/Oneration Plans 1. Detailed grading, erosion control, and dust abatement plans for the entire site shall be submitted to and approved by the Site Review Committee prior to construction plan approval and the initiation of development activity. The dust abatement plan shall detail measures to be taken to eliminate the migration of dust particles from the site. 2. The permitteeldevelopers shall provide ground cover on all disturbed areas, where construction is not immediately intended. Ground cover shall be provided in accordance with an approved ground cover plan acceptable to the City in accordance with best management practices (BMP) of the U.S.D.A. Soil Conservation Service. 3. All excavated material shall be stored in a location approved by the City Engineer. 4. Ingress and egress to the site for construction shall be determined by the City Engineer. 5. The property shall be graded in accordance with the grading plan Prepared by Fanner Barley and Associates and dated March 31, 2003; this allows for a change in elevation of up to 20 feet over a portion of the site as depicted on the grading plan. Section 4 - Transportation Improvements 1. Sidewalks shall be required along all public road frontages. 2. A westbound left turn lane from Brogden Drive into the project shall be constructed prior to the issuance of the first Certificate of Occupancy. 3 8 of Clermont Hillside Terrace - CUP C1TY OF CLERMONT RESOLUTION NO. 1472 Page — 4 — 3. The pertnittee shall contribute a pro reta share of the cost of the future signal at U.S. 27 and Sieves Road, if the signal is not funded by County impact fees. Section S - Utilities 1. Restaurants will be required to install grease traps at a size to be determined by the Public Works Director. 2. Dumpsters shall not be located along the western property boundary adjacent to the Lakeview Hills subdivision. Dumpster enclosures shall be covered. Section 6 — Landscaaint & Siamas!e l . An opaque landscape buffer shall be provided along the western boundary of the project to screen the project from the homes in the Lakeview Hills subdivision. Existing trees and as much other natural vegetation as possible shall be retained in this buffer. 2. All signs for the project shall be monument signs. Section 7 - Architectural Desim Standards 1. Architectural design shall be similar to and contain the major design elements as depicted on the conceptual architecture plans as prepared by Timothy Gaus Architecture. Architectural plans for all buildings must be submitted to and approved by the Site Review Committee prior to construction plan approval. All structures shall be designed and constructed in accordance with the pending Architectural Design Ordinance. 2. The architectural design of the future expansion of the Harley Davidson dealership shall be an extension of the design of the existing structure. The intent is to limit the amount of metal surface visible from public rights -of -way. 3. Parking lot lights shall be aimed straight down and be enclosed in a shroud so that light will not project out in an upward or horizontal direction. 9 of Clermont Hillside Terrace - CUP CITY OF CLERMOAT RESOLUTION NO.1472 Page — 5 — seeder S - Varianceb) 1. The applicant is requesting walls 10 ft. in height rather than the 6 ft. allowed for by code. 2. To allow for 10 ft. of the requited 20 & wide landscape buffer along U.S. 27 to be sloped and 10 ft. to be flat as opposed to the code which calls for the entire buffer to be level flat ground. DONT�, AND RESOLVED BY THE CITY COUNCIL OF THE CITY OF CLERMONT, LAKE COUNTY, FLORIDA THIS 9`h DAY OF MAY 2006. A T: Tracy Ackroyd, City CleiV Harold Turville, Mayor 5 10 of Clermont Hillside Terrace - CUP t CITY OF CLERMONT 4 " CONDITIONAL USE PERMIT (CUP) ,.,,�= APPLICATION DATE: NOV S 0 2010 FEE: PROJECT NAME (if applicable): Clermont Hillside Terrace APPLICANT: Booth, Ern, Straughan & Hiott, Inc. CONTACT PERSON. Charles C. Hiott, P.E. Address: 350 N. Sinclair Avenue City: Tavares State: FL Phone: 352-343-8481 Fax: 352-343-8495 E-Mail: chiott@besandh.com OWNER: Clermont Hillside Terrace, LLC Address: 28828 Beauclaire Drive City: Tavares Phone: 352-787-8051 State: FL Fax: Address of Subject Property: 2400 U.S. Hwy. 27, Clermont, FL 34711 General Location- S.W. corner of Brogden Road and U.S. Hwy. 27, Clermont, FL Legal Description (include copy of survey): See attached. Land Use (City verification required): Commercial with CUP Zoning (City verification required): Commercial Zip:32778 Zip:32778 CITY OF CLERMONT CONDITIONAL USE PERMIT (CUP) APPLICATION Page 2 Detailed Description of request (What are you proposing to do and why is it appropriate for this location? Attach additional page is necessary. The original CUP included Parcel B and Parcel C. Parcel B consists of Clermont Hillside Terrace which has four (4) existing buildings. This parcel is going back to the bank so we are requesting to remove Parcel C from the original CUP. This will allow for a clean transaction between Clermont Hillside Terrace and Me bank. Charles C. Hiott, P.E. Applicant Name (print) Arlene Malik Owner Name (print) x Applicant N X KZ�� Owner Name (kEgvLatu*'e) ******NOTICE****** IF THIS APPLICATION IS SUBMITTED INCOMPLETE OR INACCURATE, IT WILL BE SUBJECT TO A DELAY ON PROCESSING AND WILL NOT BE SCHEDULED UNTIL CORRECTIONS ARE MADE. City of Clermont Planning & Zoning Department 685 W. Montrose St. P.O. Box 120219 Clermont, FL. 34712-021 9 (352) 394-4083 Fax: (352) 394-3542 SI-1 S'IMMFP, MM PD WIN CUP USE OOSAOAL FRONT ANEET: SO SOL 12' [FAR 25' SINE AREA' "am SOFT. (mm AC) SItOW HEIGHT: <35' BU LOW TOPE I= 9EOPD USE IDED USE DEMIAIFIR AREA USAGES AND CALCULATIONS 1. EXISTING BUILDING A: ONE STONY PROPOSED RESTAURANT 2. EXISTING BUILDING C: ONE STORY PROPOSED RETAIWOFFICE SPICES; O. EXISTING BUILDING B: THREE STORY FIRST LEVEL, PROPOSED RETAIL/OFFICE SPICES; SECONO LEVEL, PROPOSED RETAIL/OFFICE SPACES; - TNIRD LEVEL, PROPOSED RETAIL/OFFICE SPICES: 4. EXISTING BUILDING D: THREE STORY ST FIRLEVEL, PROPOSED RETAIL/OFFICE SPACES; - SECOND LEVEL, PROPOSED RETAIL/OFFICE SPICES; THIRD LEVEL. PROPOSED RETAIL/OFFICE SPACES; 5. FUTURE BUILDING E: TING STORY FIRST LEVEL, PROPOSED RETAIL/OFFICE SPACES; 0.6W W. FT. 6ECOND LEVEL, PROPOSEG RESIDENTIAL: S.600 W. FT. TOTAL AREA 7,200 W. FT. (SEE NOTES 1) 6. FUTURE BUILDING F: TING STORY . FIRST LEVEL, PROPOSED RETAIL/OFFICE SPACE; 3,600 SO. FT. - SECOND LEVEL, PROPOSED RESIDENTIAL: D.WO W. FT. - TOTAL AREA 7.200 SO. FT. (SEE NOTES 1) 7. FUTURE BUILDING G: TING STORY FIRST LEVEL, PROPOSED RETAIL/OFFICE SPACES; 3,6W W. FT. SECOND LEVEL. PPOPoSW RESIDENTIAL: S.WO SO R. TOTAL ANEA 7,200 W. FT. (SEE NOTES 1) 8. FUTURE BUILDING N: TBO STORY � FIRST LEVEL, PROPOSED RETAIL/OFFICE SPICES; 3,fi00 W. FT. SECOND LEVEL PROPOSED RESIDENTIAL: SIX, W. FT. - TOTAL MU 7,2W W. FT. (SEE ROTES 1) NOTE 1: SAME FOOTAGE ME FOR LEASABLE SPACE, NOT INCLUDING COIBON AREAS OR EGRESS COMPONENTS. scale: 1 60' 00 0 Bo 120 SCAM SI Par DATA: PARCELPf10.Q-ACRES - MIYFF) HSIF PLAZA 1ST LEWL. 35.aT2 SO. FT. TOTAL RETAL a AWAULWT - ASSSFD 26= SO FT. RETAIL 2WW 2DO - 133 PAIgIF SPACES REVb ASSSFD SM SO FT. RESTAINMR 602 REX USE AREA - [SOD SO FT. 3AO0/ SD - 75 PMOORG SPACES RFOD 20 EWtOVEFS - N PAWOIG SPICES NEOD TOTAL REOD PMW1G FOR RESTAURANT- 92 SPARS TOTAL NEOD PAIM FOR 1ST UNEL- 215 SPACES 2ID LEWL MARC SO FT RETAL OR MICE 12,N0/ 20D - 64 PM11O G SPARS WOD 30 IFTQ. 12 MARIIOM (2 W) 12 X 2 - 24 PARKING SPACES AM 31D LEWL 13M R IT. RETAL OR O II E IIS52 / 2DO - IS PROBING SPACES ROD TOTAL PARKING FM : 225 + 64 + 24 ♦ ! - 311 SPACES TOTAL PARIM NIOSWFO - 3E7 SPAOS TOTAL RESTMPUIO, "M AND RETAL SPACE - "4 SCL IT. TOTAL APARIIF1(T SPACE - 14.400 X FT. 4/- \ \ ` OAD TOTAL USa! AREA (NOT NOIOM OMION AREAS) - 73,524 SD FT. / ll�F /1E11� Wqt AO� J Nn EBER M sit; text A WANK SR ff CITYTv OFOFIYOfT WI MY M1R ODSLNi FIECM FLOW POW LOT 20 \ IMB403C MIT 11I.0IIOE OCEPANY FIE TN OR3700t ON OF all O T ,O / / e' cwn u.41INR1 SOD NLLSIE OSPOSAL: E➢CIt fAINOP9E `yT FTIMS 1FOETA711E COAL 0 NACUIE LMD WIN SIREET ,5 \ PATm in WRgR SNEICRRS LA i mpm 0` LOT 19 PROWPROWID 6 VAGYfVACANT.11Q5 ON ME. SIZE IS UU11D N FEN ZONE Y. LLMNTY PANEL M 12MU NO D FRWRVE ALY 2002 2 / SIE S NOT N A FLOOD POE AMA. 9 / / 945 ON MS PROJECT LOT 18 �. /`.• AS - MTAMA STUD. DARK SURFACE, 0-'.R &OM AID - AnATILA SM4 DNS( SUWAL[ 5r13 &DES AE - ASTAIOA SAM GAIN SURFACE, 12-M SORES UO - LNE sARD. D-EB &DFrS NNPLOOEC OOP A Zl": L2Btaln PM.' M ASSD IATM I INFA LOT 1% ,1 \j•( - ,�S.I NE,�Da,,,ED IN ,I6 PRD.FCT. ECG 1 RECREATION k UTILITY , _ r ayE! \ AREA vEf. ,� �\``�No00 ��''� 60As LOT r6 \ \ \--------- � T S C S \ • . % SZA�p :P y------ ��lllIIIIM NOV 3 0 20T