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09-04-2018 P & Z Minutes (Draft)City of Clermont MINUTES PLANNING AND ZONING COMMISSION September 4, 2018 Page 1 The meeting of the Planning & Zoning Commission was called to order 4, September, 2018 at 6:30 p.m. by Chairman Cuqui Whitehead. Other members present were Herb Smith, Carol Thayer, David Colby, Julie Santos, Max Krzyminski and Tony Hubbard. Curt Henschel Planning Manager, John Kruse, Senior Planner, Regina McGruder, Senior Planner, Dan Mantzaris, Legal Counsel for the City, were also in attendance. MINUTES of Planning and Zoning Commission meeting held on August 7, 2018 were approved as written. REPORTS: Curt Henschel requested a letter from the board for December due to reappointments. REQUEST: Item # 2: Consider amendment to Conditional Use Permit (Resolution 201642) to allow an increase to the square footage for the professional office space for property located at the southwest corner of Oakley Seaver Drive and Citrus Tower Blvd. APPLICANT: South Lake Medical Arts CUP Item has been requested to be tabled for October meeting. Chairman Whitehead entertained motion for item 2. Commissioner Santos moves to approve the requested motion; it was seconded by Commissioner Smith. The vote was unanimous for approval. Motion passed 7-0. REQUEST: Item # 1: Consider a Conditional Use Permit to allow a 42,000 square foot K8 Charter School with an enrollment of up to 700 students on property located at the northwest corner of Steve's Road and Citrus Tower Boulevard. APPLICANT: Citrus Tower Charter School CUP Senior Planner, John Kruse, presented the staff report as follows: The applicant, Summit Construction Management Group, is requesting a Conditional Use Permit (CUP) to construct a K-8 charter school on 5.04 +/- acres located at the northwest corner of Steves Road and Citrus Tower Boulevard. The property is currently vacant and part of the Lost Lake DRI, identified as Parcel "I". Parcel I in the Master Plan Development (Resolution No. 2010-24) can only be used for worship and daycare. In addition to worship uses the parcel can also include daycare and primary educational uses associated with the church; however, daycare and educational uses shall be subject to a conditional use approval by the City. The applicant has applied for a conditional use permit for a standalone charter school without a worship component on Parcel "I". The applicant is proposing a single -story building, up to 42,000 square feet. The maximum school capacity will be up to 700 students, grades K-8. Based upon the latest conceptual site plan, the site will have one access point from Steves Road and an emergency only access point from Citrus Tower Boulevard. The school does not provide any transportation and it will be parent drop-off and pick-up only. This portion of Steves Road is a two-lane collector road. The school's hours of operation will be from 6:00 am till 6:00 pm. Drop-off generally spans from 6:30 am till 8:00 am. For pickup, each parent is given a pick-up window of time for their children based upon grade level and release time. Kindergarten-2nd grade is released and picked -up first, followed by 3rd to 5th grade and finally 6th to 8th grade is released. Each drop-off/pickup window is separated by 30 minutes to minimize traffic on the road. The school will not be operated year round and will follow the traditional public school schedule. The school will offer an afterschool program until 6 pm for working parents. The applicant has indicated that the facility will not be leased out on the weekend for other organizations or uses, such as a church. The initial enrollment will be approximately 400 students with the addition of an upper grade level progressing yearly until the 700 student capacity is reached. The site can accommodate up to 116 vehicles in the stacking area with 62 parking spaces. The applicant has indicated a school resource officer will be provided by the operator. The applicant's traffic consultant, in the submitted traffic impact analysis, identified the addition of a westbound ingress right -turn lane and monitoring the current eastbound left -turn lane on Steves Road. To assist with operational issues at the school driveway, a traffic officer may aid with exiting lefts from the school in the morning, if the need arises. A less desirable option would be to temporarily close off the exiting left turn lane from the school in the morning and direct all exiting traffic westbound on Steves Road. The school resource officer will not direct traffic in the streets. An off -duty sheriff would be hired to perform this function. The Lake Sumter MPO indicated several areas of concern with the traffic resulting from the proposed charter school. These concerns focused on the traffic condition in the area with the existing schools and citizens' concerns, stacking analysis may be too low onsite, and that the traffic counts should be conducted when school is in session in September 2018 to get an accurate idea of the impacts. Staff has identified three schools within 1/2 a mile of the site and two additional schools within 1 mile of the site. The three schools within 1/2 a mile, East Ridge High School, East Ridge Middle School, and Real Life Christian Academy have a total enrollment up to 4,200 students (East Ridge High School: 2400, East Ridge Middle School: 1100, and Real Life Christian Academy: 700). The two additional schools, Family Christian Center School (600 students) and Lost Lake Elementary School (1000 students) add another 1600 students for a total of 5800 students that are being transported within a mile of the proposed charter school site. When evaluating a request for a Conditional Use Permit, the Land Development Code, Section 86-144 requires specific development standards be met for granting the request. Staff has reviewed the proposed development in accordance with the development standards and finds the proposed use does not meet the general criteria for granting the requested Conditional Use Permit. Staff finds the following areas of concern for the proposed charter school at the requested location: 1) traffic from the charter school will cause the existing transportation network to be severely impacted, and 2) the location of the child drop-off and pickup is approximately fifty feet from the adjacent residential properties, which may pose a compatibility issue with the existing residential use, especially noise and lights during drop-off and pickup. Therefore, staff recommends denial of the request for a Conditional Use Permit for a charter school. States that a letter from the proptery manger was received. Applicant Jennifer Cotch, 1201 FL-50 Suite A, Clermont with Langley, Nagel, Crawford & Modica. States that a traffic study was made where the potential future traffic flow of the school would not impact the current schools that are present. Chairman Whitehead opened the floor to the public. There was no one present to speak. Chairman Whitehead immediately closed to public portion of the hearing, and returned it to the Board. Commissioner Thayer is concerned with the current traffic flow that is affecting the area in Excalibur Rd. Commissioner Smith agrees that the current traffic study should be over looked. He requested clarification from traffic engineer. Traffic Engineer, James M. Taylor 189 S. Orange Ave, Suite 1000, Orlando. States a traffic impact analysis study was administered. States the concerns that were made were given prior to them introducing the current traffic study. Implemented an annual monitoring condition to address any operational issues that arise as enrollment increases. Commissioner Santos questioned the numbers on the roads. And if the numbers are during peak hours only or daily? Mr. Taylor stated that the numbers are daily percentages on when the roads would be used. Commissioner Hubbard would like to know where the data is being retrieved from. Mr. Taylor stated that they used data from current and past analysis, and the traffic analysis is very conservative. They are not taking back around trips into account. Chairman Whitehead brought up the concerns with the masterplan stating only daycares and churches are to build. Also brought up the traffic flow concern. Stated the easy -drop of and pick- up would not be provided. She states she is also concerned that there is no public transportation would be used, so traffic flow would increase. Commissioner Colby would like to know how much would this add to the current flow of traffic? Mr. Taylor stated the before and after care would lessen the traffic flow. Chairman Whitehead in concerned with an issue similar to Hartwood marsh school area arise again. Commissioner Thayer is concerned with the 50 feet being away from the residence. Ms. Cotch states that their property would be secured and the residential area would be surrounded by fencing. John Kruse states that the residential area would have a landscape buffer and continuous fencing would be established to the current homeowners. Commissioner Hubbard would like to know the capacity if a daycare were to be build? John Kruse stated that it could be a 5,000 sq.ft building. Chairman Whitehead entertained motion for item 2. Commissioner Santos moves to deny the requested motion; it was seconded by Commissioner Smith. Motioned passed 5-1 REQUEST: Item # 3: Consider a PUD ordinance to allow three single-family residential lots at the southeast corner of Minneola Ave. and Lake Ave. APPLICANT: 607 Lake Ave PUD Rezoning Senior Planner, John Kruse, presented the staff report as follows: The applicant, OMBS LLC, is seeking a rezoning from R-3 Residential/Professional District to Planned Unit Development (PUD) on property that is approximately 0.345 +/- acres in size. This zoning would coincide with the Downtown Mixed Use future land change that is also being requested by the applicant. The property had a residential structure that was removed in the past few years and the site will be redeveloped. The applicant originally sought a rezoning to the Central Business District (CBD). However, with some concerns over the allowable permitted uses in the CBD, the applicant requested a PUD to provide assurance of only single-family residential use would occur on the property. The applicant desires to have three 50 by 100 foot lots for single-family use. The applicant has provided a conceptual site plan showing the lots and the footprint of the proposed structures on each lot. The applicant desires to place the garages on the rear portion of the property behind the residential structure and push the homes up along the street. This type of development is gaining support in urban core areas that allow redevelopment to encourage a wide mix of homes of various sizes and prices mixed into neighborhoods. The setbacks have been reduced to maximize the building area of the lot. The PUD ordinance contains the condition that the site can only be used for single-family residential with no commercial use of the property. The proposed PUD is not in conflict with the Comprehensive Plan. The proposal meets the standards in regards to Section 122-315, Review Criteria for a PUD. Therefore, staff recommends approval of Ordinance 2018-31 for a Planned Unit Development to be developed in substantial accordance with the conceptual site plan listed as exhibit A in the ordinance. Applicant Jason Stringfellow, 1455 Lakeshore Drive, Clermont. Is present to answer questions from audience. Opened to public. Kevin McKenna, 562 W. Minneola Ave, Clermont. Questions whether the site plan should show the driveways. Mr. Stringfellow clarified that there would be a driveway. Mr. McKenna states that he has a concern with three additional driveways. He would also like to know what the aesthetics of the home would be. Mr. Stringfellow stated they would implement a mix homes, those being ranch style and historic aesthetics. He states that the current homes are going to better the current neighborhood and remove the probability of implementing a quadruplex. Mr. McKenna is raising points as they are requirements of the PUD. He states that a plan is not being given. Recommends the covenants should implement strict requirements to rent the current homes. Also states that the lack of storm drainage would be affected as current flooding occurs. Mr. Stringfellow stated this all started with a variance request. They thought bringing smaller homes would work better into the current area. Resident Joy Black, 445 W. Minneola Ave, would like to know if the homes would be a one story or two story. Mr. Stringfellow states they have to be 2-story house. States the homes would fit the current aesthetics. Chairman Whitehead closed to public portion of the hearing, and returned it to the Board. Mr. Smith states that he believes Mr. Stringfellow would be the best homes for the area. He believes that the three homes will over -ride the quadruplex that could go in place. He states he would like to Mr. McKenna to receive the plans that he is questioning. Chairman Whitehead, states she glad that housing is being implemented in the Clermont area. Commissioner Thayer would like to know how close the houses would be to the sidewalk. Mr. Stringfellow stated it is about 12 feet from the front porch. Chairman Whitehead entertained motion for item 2. Commissioner Colby moves to approve the requested motion; it was seconded by Commissioner Smith. The vote was unanimous for approval. Motioned passed 6-0 Meeting adjourned at 7:27 p.m.