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11-03-2020 P & Z MinutesCITY OF CLERMONT MINUTES PLANNING AND ZONING COMMISSION MEETING November 3, 2020 The meeting of the Planning & Zoning Commission was called to order on Tuesday, November 3, 2020 at 6:30 p.m. by Chairman, Herb Smith. Members present were: Herb Smith, David Colby, Max Krzyminski, Joe Gustafson, Jane McAllister and Tim Murry. Member absent: Ebo Entsuah. Also present for City staff was Assistant City Manager Susan Dauderis, City Attorney, Daniel Mantzaris, Esq., Planning and Development Director Curt Henschel, Planning Manager John Kruse and Senior Planner Regina McGruder. MINUTES: Commissioner McAllister made a comment on the October 6, 2020 minutes that the Clermont Ridge Senior Apartments did not mention the 93 to 84 units to accommodate the 600 sq. ft. units and the council was not made aware. Commissioner Krzyminski believed it was mentioned and Commissioner Murry stated that he thought it was agreed at 600 sq. ft. and the City Council approved at 580 sq. ft. Commissioner Gustafson moved to approve the minutes of the October 6, 2020 meeting as written; seconded by Commissioner Colby. Voting passed 5-1; Commissioner McAllister voting in denial. Commissioner Murry asked that future minutes would include more detail in what was discussed by board members. REPORTS FROM THE COMMISSION: Commissioner Krzyminski reminded everyone that tonight was election night. Planning and Development Director Curt Henschel reported there were four seats becoming vacant for the board and if interested in running again, the City would need a letter of intent by the 20"' of November. Chairman Smith asked if the two term limit pertained to the Planning and Zoning Board. City Attorney Mantzaris stated that only applies to City Council. Director Henschel reported that City Manager Darren Gray has submitted his resignation that would conclude on December 1 Ith and that he has been an exceptional manager and leader to the City and the City wishes him well on his new venture. Also, Director Henschel introduced Susan Dauderis, Assistant City Manager recently appointed as Interim City Manager. She knows all the dynamics of the City and we are in great hands. Interim City Manager Susan Dauderis introduced herself to the board and wanted to thank them for their time to help the City and would be attending these meetings to gain knowledge on the development process. November 3, 2020 PW Meeting Minutes Page - 1 NEW BUSINESS ITEM 1 - Ordinance No. 2020-30 — Encompass Health PUD REQUEST: Consider rezoning of 32 +/- acres along SR 50 between Hancock Road and Emil Jahna for two different uses. Phase 1 is for a 100-bed rehabilitation center and phase 2 is for C-2 General Commercial uses. Planning Manager John Kruse presented the staff report as follows: The applicant, Crawford, Modica & Holt, is requesting a rezoning from Urban Estate Low Density Residential to a Planned Unit Development (PUD) for a 100-bed rehabilitation facility and C-2 General Commercial uses on a 32.46-acre parent parcel. The rehabilitation facility will use approximately 11 acres of the site and the remaining 21 acres will be used for future C-2 General Commercial uses. Phase 1 is the rehabilitation facility and phase 2 will be the C-2 General Commercial use. The vacant site is located south of State Road 50, '/ mile east of the SR 50 and Hancock Road intersection. The property has not been disturbed, except for the placement of a billboard that will be removed prior to construction of the site. The applicant has provided a conceptual Planned Unit Development (PUD) Plan — SP-1 showing the proposed layout of the site for Phase 1. The project will consist of one single -story building, associated parking, and single shared access point off SR 50. The rehabilitation building will be constructed in three phases, with a total approximate square footage of 83,500 square feet, when completed. The first phase will consist of 50-beds, the second phase will be 20-beds, and the third phase will be 30-beds. The site as designed has one waiver to the Land Development Code. The waiver includes: 1. Cut and fill great than 15 feet, up to a maximum of 21 feet, due to the elevation changes on the site. Due to the topography changes onsite and the single story building for Phase 1, the applicant is requesting a cut/fill variance. The western portion of the site will consist of a terraced retaining wall system that consists of three walls no higher than 6 feet each. This area will have more than 15 feet of cut, up to 20.5 feet over 5.75% of the site. The eastern portion of the site will also consist of a similar terraced wall system as well and will have more than 15 feet of fill, up to 19.5 feet over 9.55% of the site. This is detailed in the cut/fill exhibit provided by the applicant. Staff has reviewed the request and finds the proposal does meet the intent of Section 122-315, Review Criteria for a PUD if certain conditions are imposed in the PUD. The City's Traffic Engineering Consultant has reviewed the submitted traffic impact analysis and additional responses from the applicant. The only access point proposed will be from State Road 50. This proposed single access point is not signalized and is not a full intersection, which forces 66% of the outbound traffic to make a U-turn at the signalized intersection of SR 50 and Emil Jahna/Great Hills. The future connection to Hooks Street is paramount and will provide a November 3, 2020 P&Z Meeting Minutes Page - 2 secondary access point for the development, which will allow westbound vehicles leaving the site an alternative route to the west. In addition, a condition has been required to provide cross - access with the parcel to the east the directly fronts on Emil Jahna and will share the single access point on SR 50. This may provide an additional access point in the future at a signalized intersection as well at Emil Jahna and SR 50. Discussions with this property owner have occurred and they are agreeable to cross -access. A condition requiring dedication of Hooks Street right-of-way has been added along with the transportation impact fee credit for construction of Hooks Street. The major obstacle is until Hooks Street is constructed, a single access point for the facility is the only point of entry/exit, which does cause concern, especially when the C-2 General Commercial develops in phase 2. Staff has reviewed the applicant's proposal and the proposed 100-bed rehabilitation facility may be desirable in the Clermont area. The C-2 General Commercial permitted uses under phase 2 is appropriate at this location with the required transportation improvements. The completion of Hooks Street through this corridor will provide the mitigation needed to overcome the current transportation deficiencies identified on SR 50. The Hooks Street construction is linked to the C- 2 General Commercial phase of the project. At the time of phase 2 development, an updated traffic impact analysis will be required as well. The cut/fill of the project is over 15 feet, per the code, but has been granted on other projects. The cut/fill only applies to phase 1 of the project boundary. Staff recommends approval of Ordinance No. 2020-30 to rezone the subject property from Urban Estates (UE) to (PUD) Planned Unit Development to allow for Phase 1: a 100-bed rehabilitation facility and Phase 2: C-2 General Commercial uses. Chairman Smith turned it over to the Applicant/Representative to present their request. Jimmy Crawford, 702 W. Montrose St, representing Encompass Health, which is a nationwide provider for in -patient rehab, home health and hospice care. With 100 locations and 3 local facilities in Altamonte, Ocala, and Clermont. They realized that there was a need in Clermont for a rehabilitation facility and has worked with staff to minimize variances needed for the project. In regard to the Traffic Impact Analysis, Mr. Crawford mentioned the review does not have a category for rehab facilities and used clinic facilities even though they do not produce the same amount of traffic. The applicant intends to cooperate with the Hook St. corridor and presented an alignment design from the county and applicant is donating land worth around $1 million. Mr. Crawford and present Kimley-Horn engineers are here to answer staff's questions. Chairman Smith opened the floor to the public. No one from the public commented. Chairman Smith brought it back to the Board and entertained a motion. Commissioner Murry stated concern on the cut and fill and asked if elevation changes were only for Phase 1. Mr. Crawford confirmed that they were only looking at Phase I of the project and only 5% needed the cut and fill variance. Commissioner Murry also asked about Hook St. and what was the timing for completion. Mr. Crawford stated the County was still in design phase and does not think the completion of the corridor would be for another 2-4 years and the November 3, 2020 P&Z Meeting Minutes Page - 3 applicant will be receiving impact fee credits. Also noted that they are required to give cross access to the neighbors to the east. Commissioner Murry asked if phase 2 would be able to start without Hook Street. Mr. Crawford stated that would be up to the City but there is a chance that if a small commercial project that does not require a CUP could develop land without coming back to the City. Commissioner Gustafson stated there is a need for a facility but is concerned about Phase 2 development without coming to the City before the completion of Hook Street. He stated his concern on the traffic getting on to S.R. 50 and asked what the distance would be to the signalized intersection to make a U-turn. Mr. Crawford stated it is a quarter mile to the signalized intersection and it is not ideal but would better with the completion of the Hooks St. corridor. Commissioner McAllister stated her concern on the traffic and crossing three lanes to get to the signal to make a U-turn on S.R 50. She asked where the access would be for Waterbrooke. Mr. Crawford showed on the map where the access would be for the Waterbrooke development. Commissioner McAllister also stated that the traffic would not only come from Hancock Rd. but also the two exits along 50 before the entrance to the proposed development. Chairman Smith asked if Encompass was going to sell land after development. Mr. Crawford stated they would develop Phase 1 and sell the land for Phase 2. Chairman Smith commented on the neighbor to the right not wanting to develop their part of Hook Street. Mr. Crawford stated that he would hope that the neighbor to the west would change his position in the future. Commissioner Krzyminski expressed his concern on access and traffic going out on S.R. 50 and asked if there was way to mitigate by using a deceleration lane. James Taylor, Kimley-Horn, explained that the crossing of lanes is similar to the exits in the west but with less traffic. Mr. Taylor stated that D.O.T was in agreement that turn -in lanes were not needed because of the small amount of traffic. Also, that many of the problems that are being presented in traffic with Phase 1 will be eliminated with the development of Phase 2 and the Hooks St. corridor to Emil Jahna. Commissioner Krzyminski asked what the comparison would be in traffic numbers from Phase 1 to Phase 2. Mr. Taylor explained that they currently have data on the Phase 1 traffic and it would be 132 a.m. peak hour trips and 127 p.m. peak hour trips and these numbers would be considered conservative because it was done with a category that does not exactly fit the uses of the rehab facility. Commissioner Krzyminski asked what the average turnover rate would be for the rehab patients. Mr. Taylor answered that the average length of stay was 12-13 days. Commissioner Colby sees positives in this type of facility and wanted to hear more about employment. Mr. Crawford stated that it would vary between 100 —130 employees to have around 1.3 employee per bed. Commissioner Colby stated he understands the concern for traffic and that traffic is evolving but wanted to see where the connection would be between Phase 1 and Phase 2. Bill Conerly, Kimley-Horn, shows a cross section agreement that would be made with the property to the east and the subject property as well as access south to Hooks Street. Mr. Conerly also wanted to point on the hospital intends to build first 50 beds and then later build the last 50 beds, so traffic will increase over time. November 3, 2020 P&Z Meeting Minutes Page - 4 Commissioner Gustafson asked if they knew what number of people would be using that U-turn per hour. Mr. Conerly stated that it would be 81 vehicles per hour. Commissioner Gustafson asked when Phase 1 would be operational. Mr. Taylor answered 2022 but also it would be half of the 81 vehicles per hour because it would only have 50 beds for the projects Phase 1. Commissioner McAllister asked what would happen with the cross access if Waterbrooke decides to take 10 years to develop. Mr. Taylor stated that within the PUD, they are able to build a temporary road for cross access. A motion was made by Commissioner Gustafson to approve Ordinance 2020-30, seconded by Commissioner Colby. Vote passed 5-1, with Commissioner McAllister voting in denial. ITEM #2 — Ordinance No. 2020-38 — Sign Code Amendment REQUEST: Consider text amendment to the Land Development Code, Chapter 102 Signs, adding Section 102-26 Other Signs. Planning and Development Director Curt Henschel presented the staff report as follows: Staff is proposing a land development code amendment to add regulations for artistic murals. The code amendment will provide regulations to allow artistic murals to be installed on building walls within the Central Business District. The owner of the building will be required to obtain a permit for the mural, which will be reviewed and permitted by staff. Staff will use the regulations approved within this ordinance for the approval process. The regulations include: • Allowing murals on the sides and rear of commercial building walls • Content of the mural shall not include: corporate logos or advertisements of products • Maximum amount of text within the mural shall be limited to 5% • Artwork may not include any nudity, offensive language or gestures, gang symbols, political affiliations, violence, and no racial or hate messages within its content. • Murals are not permitted for residential only structures and uses. The proposed amendment will allow for a cultural art displays in the downtown district that were previously not allowed. Staff recommends approval of Ordinance 2020-38. Chairman Smith opened the floor to the public. No one from the public commented. Chairman Smith brought it back to the Board and entertained a motion. Commissioner Gustafson showed concern on who would decide on acceptable designs. Director Henschel stated that the Ordinance requires staffs approval. City Attorney Mantzaris mentioned November 3, 2020 P&Z Meeting Minutes Page - 5 there would be an internal review process and can be ultimately brought to the City Council and also that many cities in Florida have these mural ordinances in place. Commissioner McAllister asked if this is only for the CBD and Director Henschel stated that is correct. Commissioner McAllister would hope to have this outside of the CBD to help some of the development walls within the City. Chairman Herb commented this should be outside of the CBD with multiple opportunities outside of the downtown. Commissioner Murry stated his concern on who would be determining what is offensive, racial, or political and that ordinance should develop guidelines. Commissioner Krzyminski agrees that this should be outside of the CBD and also that it would be challenged to determine what may or may not be offensive. Commissioner Colby stated that this is a good first step and needed in the community but could face its challenges. A motion was made by Commissioner Krzyminski to approve Ordinance 2020-38 with the recommendation to be include outside of the CBD, seconded by Commissioner McAllister. Vote passed unanimously 6-0, with everyone voting in favor. November 3, 2020 P&Z Meeting Minutes Page- 6 City of Clermont Minutes Planning & Zoning Commission November 3, 2020 With no further comments, Chairman Smith adjourned the meeting at 7:34 ATTEST: .'� CQ- ohn se, Planning Manager November 3, 2020 P&Z Meeting Minutes Page - 7