02-04-2020 P & Z MinutesCITY OF CLERMONT
MINUTES
PLANNING AND ZONING COMMISSION
February 4, 2020
The meeting of the Planning & Zoning Commission was called to order on
Tuesday, February 4, 2020 at 6:30 p.m. Members present were: David Colby
(Acting as Chairman for tonight's meeting), Tim Murry, Jane McAllister, Joe
Gustafson and Ebo Entsuah. Also present for City staff was City Attorney, Daniel
Mantzaris, Esq., Development Services Director Curt Henschel, Planning Manager
John Kruse, Senior Planner Regina McGruder and acting Recording Clerk, Rosalee
Cohen.
REPORTS FROM THE COMMISSION:
Commissioner Entsuah acknowledged Black History Month and was happy to see
the many in attendance.
Commissioner Murry announced that on February 15th the South Lake Black
Achievers will be honoring the City's Police Chief, Charles Broadway at their
annual Awards Banquet to be held at the Clermont Arts & Recreation Center
beginning at 5:00 P.M. It's a fundraising event, tickets are $50.00 per person and
the proceeds go towards providing scholarships to kids in the community.
Commissioner Gustafson reported that after the last meeting discussing revocation
of the CUP for Mason's Ridge, he thinks that the City council has come to an
agreement with the developer and has resolved the issues. He visited the location
and saw evidence of activity and plans to visit again in three months and will take
photos of any additional progress.
He has two items he would like to bring to the Council: To create a separate TV
station for the City to leverage what we have to offer in light of all the growth and
development. He has met with an engineering and planning organization (and
plans to bring it back to the Commission when it's ready) to discuss the early
stages of a conceptual long-term plan for the City. The current master plan is great
and is working well, but he would like to look a bit further out as to what the City
should look like within the next twenty to twenty-five years based on the growth
that the City is experiencing.
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He thanked and complimented J. Brian Miles of South Lake TV for doing a
fantastic job over the past months, pro Bono, of videotaping the P&Z meetings,
City Council meetings, and other events.
City Attorney Mantzaris corrected, for the record, that the City Council has not yet
made a decision on the revocation of the CUP for the Mason's Ridge project, as
previously stated by Commissioner Gustafson, but rather that item has been
continued to a future date to be addressed by the Council.
REPORT FROM THE CITY: Development Services Director, Henschel
advised that Commissioner Krzyminski is running late, but hopefully will be here
and Chairman Smith will not be in attendance tonight.
NEW BUSINESS
Acting Chairman Colby stated that Staff has received a request for continuance on
Item #5 - Resolution No. 2020-04R -- Milholland Auto Repair CUP.
REQUEST: Consider Conditional Use Permit to allow for an auto repair business
in the C2 General Commercial zoning district for property located at 1320 US
Highway 27.
Acting Chairman Colby entertained a motion for continuance of Item #5. Motion
made by Commissioner Entsuah, seconded by Commissioner Gustafson for
continuance to March 3, 2020. All voted in favor, motion passed unanimously.
ITEM #1 - Ordinance No. 2020-13 - Hartle Road Industrial Park CPA
REQUEST: Consider an ordinance to change the future land use from Lake
County Regional Office to City of Clermont Industrial for property located 3/4
mile south of the CR 455 and SR 50 intersection.
Planning Manager, Kruse presented the staff report.
The Applicant is requesting a large-scale comprehensive plan amendment on the
subject property. The property, approximately 36 acres, is located % mile south on
CR 455 from the SR 50 intersection. The project is adjacent to Senninger Irrigation
plant, which has the City's Industrial Future Land Use. This request is being heard
concurrently with requests for annexation and a rezoning to the City's M-1
Industrial District permitted uses. The property is located within the Interlocal
Service Boundary Agreement (ISBA) and the Joint Planning Area (JPA). The
property has been historically used for agricultural uses in the production and
testing of equipment in the irrigation industry.
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The proposed map amendment will change the future land use from Lake County's
Regional Office to the City's Industrial. Under Lake County's Comprehensive
Plan, the property can be developed at a maximum intensity with a floor area ratio
(FAR) of up to a maximum of 3.0 FAR. The City's Industrial Future Land Use
allows up to 1.0 FAR, which is a reduction by two -fold. The proposed end use of
the property will be an industrial park with flex office space and outdoor storage.
Several policies in the City's Comprehensive Plan support the proposed map
amendment. These objective and policies include:
Policy 1.1.3, Objective 1.10 and Policy 1.12.3. Under approval by the City
Council, the proposed amendment would be transmitted to the Florida Department
of Economic Opportunity (DEO) and other state agencies for review. DEO would
then issue an Objections, Recommendations and Comments letter to the City, and
the amendment would be scheduled for a final public hearing in April.
Staff has reviewed the request and finds the comprehensive plan amendment for
the subject property is not in conflict with the City's Comprehensive Plan and the
City is capable of serving the property. The subject property is adjacent to an
existing future land use and would allow for expansion for industrial uses. Staff
recommends approval of the transmittal of the large-scale comprehensive plan
amendment to change the future land use from Lake County Regional Office to the
City's Industrial Future Land Use.
Acting Chairman Colby turned it over to the Applicant.
Bruce Taylor, with Schmitt Engineering of 12301 Lake Underhill Road, Orlando,
FL appeared on behalf of the Applicant- he agrees with Staff's recommendation
and is available, along with the developer who's also present, to answer any
questions.
Acting Chairman Colby opened the floor to the audience.
David Kassar, resident of John's Lake Estates, at 16002 Lagoon Court, Clermont,
FL — Spoke on behalf of the John's Lake Community. The consensus is that this is
not the best use for this property, as it is more suited for residential use and he
introduced a Petition signed by 96 residents supporting their opposition. He
presented a visual of the proposed lot which is surrounded predominantly by
homes and putting an industrial park in the middle of these residences is a bad
idea. There are several residential communities in close proximity within a quarter
mile to a half mile radius of the site, including high -value and lakefront properties
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off Hartle Road, the Terrace Grove community, John's Lake Landing, John's Lake
Estates, Magnolia Bay, Waterbrooke and Orange Lake communities, and this will
negatively impact future sales of these homes. He showed sales in the last year
within a five -mile radius of the proposed site, all commercial property primarily
along Highways 50 and 27 and were not in the middle of residential communities.
He read the Petition which implored the City of Clermont to consider the negative
impact that this industrial complex will have on the existing and future residential
communities, that it does not conform with the existing infrastructure and provides
no benefit to the residents of the immediate area. The surrounding area consists of
single and multifamily homes and requests that the Commission deny this request
and consider other uses for this property, such as residential. He stated that a
majority of the area's residents did not receive ample notice of this proposed
development, and if they did, they would definitely be opposed to it.
The following individuals voiced their opposition to the project and echoed the
same sentiments of being long term residents who were attracted to and chose the
area because of its quiet location away from the hustle and bustle of the highways
and commercial businesses, their serious concerns of future devaluation of their
properties, how this project will negatively impact their families' quality of lives,
the added burden of additional traffic especially on Hancock Road which is already
atrocious, everyone not receiving ample, timely notice, the poor visibility of the
notices that were posted and their overall concerns about the negative impact that
this project will have on their communities. They implored the Commission to
deny the Applicant's request.
Wanda Wright, of 16069 Lagoon Court, Clermont, FL
Brooke Rivera, of 16008 Lagoon Court, Clermont, FL
Retired Major, Ellis Webb of 16215 Misty Bay Court, Clermont
Matt Sullivan, developer of the property, responded to the residents' concerns. He
chose this property for this project because of all the activity happening on the
other side of town and understands the residents' concerns about an industrial park
but explained that industrial parks today are vastly different from the ones of the
past. He showed images of a project they completed in Winter Garden on Story
Road consisting of four buildings which is very similar to the proposed project.
This project will service the local community, as there are some people active in
the business who live and work in the area and some small e-commerce companies
that work out of the Disney area. The project will look great with heavy
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landscaping, tilt wall construction with lots of glass and awnings which is upscale
and aesthetically pleasing unlike the old, unattractive industrial type metal
buildings of the past. He thinks it would be beneficial to the local community.
Acting Chairman Colby returned it to the Board.
Commissioner Gustafson asked approximately how many people live in the quarter
mile radius. Mr. Kassar stated there are approximately sixty residences and to the
west, which hasn't been developed yet going towards Waterbrooke, he estimates
another thirty to forty additional homes bringing the total to about one hundred
residences.
Commissioner Gustafson asked staff about the current zoning. Planning Manager
Kruse clarified that the site is currently in Lake County and the request is to bring
it into the City of Clermont, and it's currently zoned industrial. There will be a
request in the future since the site is more than ten acres, we are required to do a
transmittal to the state and other state agencies for review and comment which is a
sixty-day process before finalization and that this is the initial step for future land
use. Future land use in Lake County is Regional Office but Regional Office does
allow some industrial uses and the City's future land use map is industrial,
residential to the left and around that is to the east and south is Urban Low Density.
Commissioner Gustafson asked about County Road 455 being widened and if this
was on account of the anticipated increase in traffic. Planning Manager Kruse
confirmed yes, and that Lake county is also working on connecting to Hartwood
Marsh Road further down to the south and this will be one of the major
thoroughfares, as it's been looked at as becoming a four -lane road. He clarified that
this site is not currently residential and will not be residential, unless the future
land use is changed. It is now Lake County Regional Office, zoned Industrial. An
applicant will come to the City to provide water and sewer since it's adjacent to the
City limits, to the west and north. When an applicant requests water and sewer
service from the City, the City requires that they come into the City and go through
the City's process, as is the case with this project. The applicant could potentially
develop the site in Lake County, but they would need City water and sewer.
Commissioner McAllister asked if Lake County has a greater density in their
Industrial area than Clermont. Planning Manager Kruse stated that while he cannot
speak to that definitely, a change from Regional Office in Lake County to
Industrial in the City would change the FAR from three to one, as it's much higher
in Lake County than the City.
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Commissioner Murry asked if County Road 455 will cut through the two
properties. Planning Manager Kruse stated that CR 455 will split the property and
go into Waterbrooke and continue south to Hartwood Marsh Road as a four -lane
road. Commissioner Murry stated that this site has been industrial for years, along
with the site where Waterbrooke is located, and he has no problem with the
proposal. He asked the Applicant approximately how many jobs this project will
provide and the salary ranges.
Mr. Sullivan responded that the complex will be subdivided into various buildings
and leased out to individual tenants, consisting typically of 10,000 square feet of
space with about 1,500 - 2,000 square feet of office space, warehouse space in the
rear manned by a couple people and generally about 10-15 employees in the office
area, so potentially 15-20 employees per building. Based on the overall density of
this project of 330,000 square feet, it could potentially create 450 jobs.
Commissioner Murry asked if there are currently any prospective tenants. Mr.
Sullivan stated not yet but noted that employees are travelling long distances from
home to Orlando to work but would rather work closer to home. There is a need
for this type of development and this project will provide those opportunities.
Commissioner Entsuah clarified that the vote of this Commission is essentially a
recommendation to the City Council and the residents will have an opportunity at a
later date to come before the City Council to express their concerns.
Acting Chairman Colby entertained a motion. Motion made by Commissioner
Murry to approve Ordinance No. 2020-13, seconded by Commissioner McAllister.
Motion passed 4-1, with Commissioner Entsuah voting nay.
ITEM #2 - Ordinance No. 2020-09 - Bloxam Avenue Office CPA
REQUEST: Consider ordinance to change the future land use from Medium
Density Residential to Commercial for property located at 1227 Bloxam Avenue.
ITEM #3 - Ordinance No. 2020-10 - Bloxam Avenue Office Rezoning
REQUEST: Consider ordinance to change the zoning from R2 Medium Density
Residential to R3 Residential/Professional District for property located at 1227
Bloxam Avenue.
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ITEM #4 - Resolution No. 2020-01R - Bloxam Avenue Office CUP
REQUEST: Consider Conditional Use Permit to allow for a professional office
use in the R3 Residential/Professional zoning district for property located at 1227
Bloxam Avenue.
Senior Planner, Regina McGruder presented the Staff Report and stated that Items
#2, #3 and #4 will be presented together for the same project but explained that a
separate motion will be required for Ordinance No. 20-2009, Ordinance
No. 2020-10 and Resolution 2020-01R.
The Applicant is requesting a small-scale comprehensive plan amendment to
change the future land use from Medium Density Residential to Commercial for
property located at 1227 Bloxam Avenue. This request is being presented
concurrently with a request to rezone the subject parcel from R-2 Medium Density
Residential to R-3 Residential/Professional District and a Conditional Use Permit
to allow for a professional office. The Land Development Regulations, Section
122-184 requires a Conditional Use Permit for professional office use in the R-3
zoning district. The subject property was previously used as a single family home.
The parcel located to the east is a law office, with an R3 Residential Professional
zoning category. The parcel located at the southeast corner of Almond and
Hampton Street has a R3A zoning, Residential Professional and has a current use
as a professional office.
This area of the City has been subject to transition from single family residential to
professional office with light traffic patterns. The City has received several
requests for land use changes and rezonings that would allow this type of transition
and not be out of character with the existing neighborhoods. The intent of the
Comprehensive Plan is to allow certain areas the ability to provide a mixture of
residential and professional office uses that are consistent with the character of the
adjacent residential uses. The purpose of R3 Residential Professional zoning is to
provide professional services not in conflict with the residential uses of
neighborhoods. The Conditional Use Permit will require the Applicant to comply
with all land development regulations, any building and fire safety codes to convert
the existing house for commercial use, including landscape buffers and on -site
parking.
Staff has reviewed the application and finds the request to change the future land
use from Medium Density Residential to Commercial is not out of character with
the Clermont Comprehensive Plan goals, objectives and policies, and is consistent
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with the development pattern of the surrounding areas. Staff recommends approval
of Ordinance No. 2020-09 and Ordinance 2020-10 to rezone subject property.
Staff also recommends approval of Resolution 2020-01 R for a Conditional Use
Permit to allow an office use.
Acting Chairman Colby turned it over to the Applicant.
Christopher Germana, of Germana Engineering, 1120 West Minneola Avenue,
Clermont, representative of the Applicant stated that he agrees with staff s
recommendation and expounded a bit on what is proposed the project. He thinks the
improvements will improve the character of the property, concrete driveway, reduce
impervious area of the property. Due to a technological error, the audio for part of
the reports section was not captured. The minutes reflect the notes that were taken
by the recording Clerk.
Applicant/Owner, Roberto Castro said it will not generate much traffic, people will
be coming and going as it's a professional office which will have about six parking
spaces, as opposed to a manufacturing facility and will not add much traffic.
Acting Chairman Colby turned it over to the audience:
Betty Wilson, 1131 Bloxam Avenue, Clermont, spoke against the project. She
thinks it will add traffic, there are no sidewalks and will be dangerous for the area
residents, especially those with children.
Acting Chairman Colby brought it back to the board and entertained separate
motions for each of Item, #2, #3 and #4.
Motion made by Commissioner McAllister to approve ITEM #2 - Ordinance No.
2020-09 - Bloxam Avenue Office CPA. Motion seconded by Commissioner
Gustafson, motion passed 4-1, with Commissioner Murry voting nay.
Motion made by Commissioner McAllister to approve ITEM #3 - Ordinance No.
202010 - Bloxam Avenue Office Rezoning. Motion seconded by Commissioner
Gustafson. Motion passed 4-1, with Commissioner Murry voting nay.
Motion made by Commissioner McAllister to approve ITEM #4 - Resolution No.
202001 R - Bloxam Avenue Office CUP. Motion seconded by Commissioner
Gustafson. Motion passed 4-1, with Commissioner Murry voting nay.
February 4, 2020
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City of Clermont
Minutes
Planning & Zoning Commission
February 4, 2020
With no further comments, Acting Chairman Colby adjourned the meeting at 7:32
P.M.
David Colby,
ATTEST:
EE---Y'PlanningJo Manager
February 4, 2020
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