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03-06-2007 Regular MeetingCity of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 1 The meeting of the Planning & Zoning Commission was called to order Tuesday March 6, 2007 at 7:00 p.m. by Chairman David Pape. Members present were Bill Banzhaf, Nick Jones, David Outlaw, Sy Holzman, Gail Ash, Robert Boyatt, Cuqui Whitehead and Elwood Treadwell. Also in attendance were Jim Hitt, Planning Director, Curt Henschel, Planner, Barbara Hollerand, Planner, Daniel Mantzaris, City Attorney, and Rae Chidlow, Administrative Assistant. MINUTES of the Planning and Zoning Commission meeting held February 6, 2007 were approved as written. REPORTS There were no reports. 1. REQUEST FOR REVOCATION OF CONDITIONAL USE PERMIT DEVELOPMENT NAME: Clermont Town Center OWNER: Home Depot USA, Inc., Lucas Clermont Limited Partnership, Sunner, Inc., Wachovia Bank, Talal Properties Ltd. & Tarek Properties Ltd. REQUESTED ACTION: Revocation of Conditional Use Permit (Resolution No. 1239) GENERAL LOCATION: North of State Road 50 (aka Hwy 50), south of Hunt Trace Blvd., East of Oakley Seaver Dr. and West of Citrus Tower Blvd. EXISTING ZONING: C-2 (General Commercial) EXISTING LAND USE: Commercial FUTURE LAND USE DISTRICT: Undeveloped District 5 (UD-5) FUTURE LAND USE CLASSIFICATION: Commercial The Lucas Clermont Limited Partnership has submitted its fair share payments for the installation of the traffic light that was installed at S.R. 50 and Oakley Seaver Drive. This payment completes all payments for the Clermont Town Center, and staff hereby requests that this item be withdrawn. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 2 2. REQUEST FOR CONDITIONAL USE PERMIT OWNER 1 APPLICANT: KMH, LLC -Kathleen Mathieson Hillary PROJECT NAME: Clermont Crossings at Lost Lake REQUESTED ACTION: A Conditional Use Permit for a Planned Unit Development consisting of a retail stores, restaurants, and gas station/ convenience store SIZE OF PARCEL: 36.04 acres +l- GENERAL LOCATION: Southeast corner of U.S. Hwy. 27 and Steve's Road EXISTING ZONING: C-1, Light Commercial District EXISTING LAND USE: Vacant FUTURE LAND USE DISTRICT: Undeveloped District - 2 (UD-2) FUTURE LAND USE CLASSIFICATION: Commercial Planning Director Jim Hitt stated the request is for a Conditional Use Permit for a commercial Planned Unit Development with 182,954 square feet, which includes an anchor building that is 119,603 sq. ft. and six retail buildings. There are also six out parcels for various restaurants and similar commercial uses along U.S. 27, and a gas station/ convenience store associated with the anchor building. Access to the development includes two access points off U.S. 27 and two access points off Steve's Road (one being a full cut). The connector road coming from Citrus Tower up to Steve's Road will also have three access points. The applicant will also be requesting two variances which include the following: • Cut and fill in excess of 15 feet. • One building over 100,000 sq. ft. With the recent commercial growth within the area, staff believes this area is appropriate for this type of development and recommends approval of the Conditional Use Permit to allow a Planned Unit Development including a shopping center at the proposed location. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 3 Meeting discussion: Borron Owen with Gray Robinson Law Firm, 301 E. Pine St. Suite 1400 Orlando, is representing KMH, Kathy Hillary and Scott Gentry with KCG. He stated they are supportive of the Staff report along with all the conditions set for the project. Scott Gentry, 1700 N. Orange Ave. Orlando, did a presentation of Clermont Crossing site plan. Commissioner Ash stated if anyone drives down Highway 27 you can see that sod is not a good product for slopes because it washes away. She would like to see included in the conditions a ground cover other than sod. Mr. Owen stated he is not a landscape architect so he would not know what other vegetation would be better. Commissioner Jones stated they needed to be careful on what recommendation they make because then they are acting as experts and if they have serious problems they will come back to the City. Chairman Pape stated that since they do not have the knowledge of what other vegetation could be used he would not ask them to respond and would direct this issue more towards Mr. Hitt to come up with an alternative. Mr. Owen asked if this means sod is excluded or is staff directed to consider alternative ground cover.. Chairman Pape stated that if they move forward with a recommendation for approval for the project, that they would include in the motion that staff would be directed to find some other ground cover besides sod. Commissioner Holzman stated he has walked the property and is concerned they would have to do some extensive grading cut and fill. He feels the City does not need another large box retail store in this area. Commissioner Treadwell expressed concern about the traffic pattern and wanted to know if an evaluation had been done to evaluate the number access points to Highway 27 that are not controlled by traffic signals. Mr. Owen stated this issue has been covered in the staff report and staff has made recommendations concerning the access paints to Highway 27. He stated they were in agreement with the recommendations. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 4 Commissioner Outlaw asked if the light that will be located at Steve's Road would be the full responsibility to the developer. Mr. Owen stated that KMH will be responsible for the installation of the traffic light. Chairman Pape stated he is concerned with the overdevelopment of retail space. He has issues with the six parcels along Highway 27. He fears that if they don't stop allowing the development then this portion of Highway 27 is going to look a lot like S.R. 50. He stated there is no more view in Clermont-it is all a matter of out parcels past Hancock Road into Clermont which breeds congestion, distraction and difficulty for the aging population. Putting three more cuts in along with six out parcels will create more distraction. He said this is not a workable plan. Mr. Hitt stated that the right-of--way along Highway 27 is FDOT's so any alterations other than sod would have to be approved by FDOT. Commissioner Ash asked Mr. Hitt what size business (square footage) will be at each outparcel. Mr. Hitt stated they would be anywhere from 3,000 to 8,000 square feet. Commissioner Ash asked what type of businesses. Mr. Hitt stated small restaurants, banks and small retail outlets. Commissioner Ash asked that if the parcel sizes were doubled, what types of businesses would be enabled with larger parcels. Mr. Hitt stated that would be something the applicant in working with the different retailers could look at and combine some of the parcels. Mr. Gentry spoke about terracing. He said it works well to have multiple users along the road so you can create the terracing effect verses trying to put larger buildings along Highway 27. These parcels will terrace down about ten feet apiece so there will be about a hundred feet of nice terracing. He feels in the after scenario you will see more of a grade change then you would before because you will be able to see the uses terracing up and will have six foot walls in between. He feels the eighteen foot walls they have seen are not attractive, so they are staying with the six foot walls and the landscape buffer. They will use more space to do that but it will make for a more attractive site. Commissioner Treadwell asked what would be the maximum slope they will be predicting for the site. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 5 Mr. Gentry stated 4% is what they worked out with staff for the maximum but typically 3% is where retailers like to be. Commissioner Banzhaf stated that when you hit Hancock Road you know you are in Clermont because you see buildings. This is not where the City wants to go. He said he likes the tree- lined site as portrayed in the site plan, but questioned whether it would actually look that way. Mr. Hitt stated that it will not look like the picture straight away, but after a couple years of growth it will be close. Commissioner Jones asked what could possibly be the alternative should the City turn the project down. The owner could conceivably have an option of carving up that site into ten or fifteen commercial plots then the City would have something worse. Then you would have separate owners coming forward with projects. Chairman Pape stated that they are saying the same thing because the six out parcels can be sold. Commissioner Jones stated he understood but you are talking about only a few pieces. Chairman Pape stated he is talking about six along Highway 27 and then a back road behind there and whether it can carry that traffic or not is yet to be seen. He said they are being asked to ratify something that they don't know enough about to determine if that is an adequate traffic use or if it is going to be a distraction. He said this is not S.R. 50 it is Highway 27 which is a major state road with large trucks and other traffic going through at 55 mph. You mix Kings Ridge below it and the people trying to get to and from town there. Then you have a mix of people driving fast and folks on local errands. Commissioner Ash asked if limiting access points makes a difference. Mr. Gentry stated they met with FDOT and they agree with the three access points. Chairman Pape stated he is just not happy with the parcels along Highway 27. If they were cut in half or buffered a little better he would feel better about it. You have Tuscany Village going in on the west side which will be 400,000 square feet of retail going in there. Across the road there will be more retail coming in. On the east there is more retail approved. He said we have more retail on Hancock Road and office buildings as well as more retail and office that is between here and the high school. Does the City really need six more restaurant or bank sites? Commissioner Jones stated that the zoning is C-1. He expressed concern about the Commission turning down projects based solely on personal opinions about market conditions. He said if there are rules in place for people to follow and the expectation is if you own a piece of property City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 6 and you have the proper zoning and you follow the rules the City puts in place then you should be able to develop the property. Commissioner Ash asked if the conditions about the ground cover would have to be added in now. Commissioner Holzman stated the motion would have to be amended. Mr. Hitt recommended that the concerns regarding the number of parcels and ground cover, being it is a road right-of--way, be included as part of the minutes rather than a motion because it might be one of those things that is out of their control. Commissioner Whitehead moved to approve the request as presented, seconded by Commissioner Banzhaf. The vote was 4-S to recommend for denial to City Council. Opposing were Chairman Pape, Commissioners Holzman, Outlaw, Treadwell and Boyatt. Commissioner Holzman moved to deny the application, seconded by Commissianer Treadwell. The vote was 5-4 to recommend far denial to City Council. Opposing were Commissioners Banzhaf, Ash, Jones, and Whitehead. 3. REQUEST FOR CONDITIONAL USE PERMIT PROJECT NAME: A-1 Trailers OWNER/APPLICANT: Highland Industries /Charlie Russ REQUESTED ACTION: A Conditional Use Permit request to amend Resolution No. 1299 to allow additional repairs to a variety of trailers and to allow additional display areas on site. LOCATION: 1993 S. Highway 27 EXISTING ZONING: C-2 (General Commercial) EXISTING LAND USE: Commercial FUTURE LAND USE DISTRICT: Undeveloped District 2 (UD-2) FUTURE LAND USE CLASSIFICATION: Commercial Planning Director Jim Hitt stated the applicant is requesting an amendment to the current resolution to allow for repair of trailers, tire and wheel repairs, body work on trailers, and a City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 7 display area of trailers. The display area would consist of a 20' x 40' area adjacent to Highway 27. The applicant is currently operating a trailer assembly business which was approved in January 2003 by Resolution No. 1299. The existing resolution only allows for final trailer assembly and retail sales of the trailers. The applicant is also requesting to expand the storage area to the south of the property. The proposal would be to fence in an area adjacent to Highway 27 for storage of assembled trailers. The original Conditional Use Permit required all storage areas be screened from public view and did not allow for any trailers or trucks to be parked for display along Highway 27 (Section 2, item 4). The applicant has a limited amount of time to use the property "as is" before the Florida Department of Transportation creates the off ramp to Highway 50 straight through the middle of the applicant's property. At this time the applicant will be required to obtain a new Conditional Use Permit to continue the use of the operation. Provided the applicant landscapes the storage area per code, staff recommends approval of the Conditional Use Permit with particular attention to Section 2, items 3 and 4 limiting the time of the Conditional Use Permit. Meeting Discussion: Charlie Russ, 1993 S. Highway 27, stated they have operated four businesses from this property since 1971, three of which are still in existence. They would like to expand on what they are doing now in hopes that FDOT does not take them completely off the site. FDOT has indicated that the paved part and metal building is a potential swap property for his building that they will remove for the ramp for the Express 50 East route sometime around 2012. FDOT is not sure what they are doing as to whether they will do the swap or if they are taking the front part and just leaving him the parcel in the back which will make it difficult to carry out the operations he has there now. They also may take the entire parcel and make a bus station out of it. They can do any of the three. This is all temporary he and will have to come back to the City in two to three years. Commissioner Treadwell asked if he was doing trailer assembly and repair possibly in the display area. Mr. Russ stated that the CUP existing for A-1 Trailers allows him to bring in boat trailers in a compressed fashion and assemble them specific for the boat that the boat dealer has ordered to be put on that trailer and then they deliver it. At this point they have been doing this for the past three years and will continue to do that along with other trailer sales. Commissioner Treadwell asked if that was in the display area that he is talking about. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 8 Mr. Russ stated yes there are very few moments during the day that there isn't something parked there now. So the fact they want to use it as a display will bring them into compliance so that they can leave something there for display, only, as opposed to the working area they have there now. Commissioner Holzman asked if there is any other place on the property than the southeast corner that can be used for storage. Mr. Russ stated there is no other place on the property that can be used. Commissioner Holzman stated he did not understand how he was going to be able to fence that without taking out all the trees, an option which doesn't appeal to him. Mr. Russ stated the property will have to be fenced and landscaped per code. Commissioner Boyatt asked if the storage area is going to become asphalt or will it stay grassed with trees. Mr. Russ stated the storage area will stay earthen. Most of the trees will be removed for the fence but the trees around the border of the property will stay. FDOT will be taking the trees out when they do the road. He feels he needs to give this a try to find out if trailer sales and repair is a viable business for him on the property if in fact they do the property swap. Commissioner Boyatt asked what type of fence will be put around the property. Mr. Russ stated he is required to put 6' chain link fence. Landscape will be some kind of hedge material 2 feet high which is City's code. Commissioner Ash asked why Staff eliminated the condition that all storage has to be blocked from view especially right on Highway 27. She said chain link fence with bushes around it is unattractive. Commissioner Banzhaf stated it seems like a temporary situation. Commissioner Ash stated they are talking 2 to 4 years and she does not consider that temporary. She would like to see enough foliage to cover the chain link fence. Commissioner Jones moved to approve the request, seconded by Commissioner Banzhaf The vote was 4-5 to recommend for denial to City Council. Opposing were Chairman Pape, Commissioners Ash, Holzman, Outlaw and Treadwell. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 9 Commissioner Treadwell moved to approve the request with the condition to see the foliage covering the view of the six foot chain link fence, seconded by Commissioner Boyatt. The vote was 4-S to recommend for denial to City Council. Opposing were Commissioners Banzhaf, Ash, Jones, Holzman and Outlaw. 4. PROPOSED COMPREHENSIVE PLAN AMENDMENT TRANSMITTAL (DCA 07-1) 1. GOPs (Goals, Objectives & Policies) 2. Southern Fields Phase 3 3. Bosserman 14 4. Real Life Christian Church 5. Bees Auto (Weatherbee) 6. Kings Crossing 7. Gerald Jones Planner Barbara Hollerand introduced and presented supporting documentation for the City's first-cycle 2007 proposed large-scale comprehensive plan amendment. This amendment package includes seven separate items, including two administrative amendments. This submittal also included both map amendments and text changes to Appendix C of the Future Land Use Element as well as text changes to the Goals, Objectives and Policies of the Intergovernmental Coordination Element. Upon Council approval, this amendment package would be transmitted for review by the Florida Department of Community Affairs (DCA), Lake County and the five reviewing agencies. DCA would issue an Objections, Recommendations and Comments letter on the proposed amendment around June, and it could come back to the Council for adoption in the summer. 1. GOPs (Goals, Objectives & Policies) Commissioner Outlaw stated he was concerned with the wording "shall" in Policy 2-5.2 that we shall coordinate with nonprofits. He suggested some word changes to the policy to say that the City will continue to coordinate with nonprofit environmental organizations. He said the way it is worded now; the City would be required to coordinate with nonprofit environmental organizations. Policy 3-5 should also be amended this way, he said. Ms. Hollerand stated the language they were looking for is that we are going to manage our coordination and resources. She believes it can be reworded. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 10 Commissioner Holzman moved to approve the GOP portion with the changing of the wording "shall " in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Boyatt. The vote was unanimous to recommend for approval to City Council. 2. Southern Fields Phase 3 Commissioner Holzman moved to approve the Southern Fields Phase 3 portion in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Whitehead. The vote was unanimous to recommend for approval to City Council. 3. Bosserman 14 Commissioner Holzman moved to approve the Bosserman 14 portion in the Proposed Large- Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Whitehead. The vote was unanimous to recommend for approval to City Council. 4. Real Life Christian Church Commissioner Holzman moved to approve the Real Life Christian Church portion in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Ash. The vote was unanimous to recommend for approval to City Council. 5. Bees Auto (Weatherbee) Wayne Weatherbee, 899 W. Montrose St., stated he was approached by the Chief of Police and Lt. Jensen about the possible purchase of Bee's Auto at its present location. Since he has purchased this new property for parking it is only logical that he moves the business over there. He was told he would have to change the comprehensive plan to allow automotive there. This confuses him because automotive has been there for the last fifty years. Mr. Mantzaris stated the reason why he is here is because the property he does not currently operate on needs to go through the approval process which includes the comp plan changes to be consistent with the area. This is the first step and then he would have to acquire a CUP. The motivating factor is the property to which he wants to move his business currently does not have approval for that use. Steven Franklin, 378 12~' St., was engaged by Mr. Weatherbee to produce plans for the expansion of the building that he purchased. There was an automotive repair place operating in that current location in 1999 despite the fact that the amendment was changed in 1992. He asked how you write out an existing use. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 11 Chairman Pape stated it becomes anon-conforming use when it ceases to operate as that use. According to Ms. Hollerand, the day they stopped doing business that use went away. Mr. Franklin asked if Mr. Weatherbee's current location is also zoned EDB-1 and is also not permitted for automotive. Chairman Pape stated it is anon-conforming use but it is grandfathered in because it continues to exist. Mr. Franklin asked about the paperwork done for Mr. Weatherbee's property. He stated it looked like it was written in two different ways. One part of the document looked like it was adding automotive service and repair to EBD-1 and the other part of the document seemed it was only by CUP. Chairman Pape stated he believed it is a site specify c designation. Mr. Mantzaris stated Mr. Weatherbee would have to go through the CUP process. Charlene Forth, 939 W. Desoto, stated that Mr. Weatherbee has been there for a long time in the downtown and she is in support of Mr. Weatherbee's business. Commissioner Whitehead moved to approve the Bees Auto portion in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Boyatt. The vote was unanimous to recommend for approval to City Council. 6. Kings Crossing Jimmy Crawford, Gray Robinson in Clermont, represented Kings Crossing; LLC which purchased the portion of the existing PUD known as Tuscany Village that is on the Southeast side of highway 27 on both sides of Citrus Tower Blvd. He presented the approved site plan. He stated the owner did not realize when they started looking at this property that there was a separate land use plan amendment that said no full retail on this side of the road. The new buyers have looked at surrounding area and what is going on at the intersection and are asking for a limited amount of retail development at this location. On the new plan there is a maximum of 68,000 square feet which is a reduction of 30,000 square feet from the original plan. They are asking for no more the 37,000 square feet of retail space. Commissioner Whitehead asked about the wetlands. Mr. Crawford stated they were not touching the wetlands. He stated there are 14 acres of usable land out of the 100 year flood wetlands and 43 total. He stated the new plans show a full landscape buffer and a setback; there is a 25' buffer that remains natural from the wetlands then a 50' setback from there. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 12 Commissioner Boyatt asked if there was an entrance off Highway 27. Mr. Crawford showed the three entrances that will enter into the development. Commissioner Banzhaf moved to approve the Kings Crossing portion with the limitation of up to and not to exceed 40, 000 square feet of retail space in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Boyatt. The vote was 7-2 to recommend for approval to City Council. Opposing was Commissioners Outlaw and Whitehead. 7. Gerald Jones Fred Morrison, 1000 W. Main St. Leesburg, stated that he is representing Gerald Jones. He stated Mr. Jones is seeking the text change so that he can continue and expand his auto repair business that he has been operating in the same location for 30 years now. In 1989 he received a CUP to add a bay to his business. Mr. Jones thought he had his business sold and realized the use granted to him personally and would not continue to a new owner. He was faced with losing value. Mr. Jones submitted to the City a set of site plans. He found out he could not do anything with his site plan until he goes through the comp plan process. What Mr. Jones plans to do is construct a new building on the property in the back towards Chestnut Street. He will move all the outside storage and lift inside the new building and park the vehicles he is working on inside so you don't see any of this when you go by. This will benefit the City and public by providing on-site stormwater retention and indoor storage, move the hydraulic inside, improve site access, his dumpster will be internalized and the landscaping and parking will be brought up to code. Mr. Jones is asking for the amendment to allow him to continue doing what he has been doing at this site for many years and to get approval for the site plan on which he has spent money on without being informed by the City until after he has gone through that process that he could not use it. He needs to get through this process, get the site plan approved, get his CUP and get Mr. Jones back in business and solve the problem between him and the City. Charles Forth, 939 W. Desoto, spoke in favor of Gerald Jones' comp plan text change amendment. William Lang, 1401 W. Hwy 50, spoke in favor of Gerald Jones' comp plan text change amendment and his good work ethic. Randy Langley, 11102 Lake Minneola Shores, spoke in favor of Gerald Jones' comp plan text change amendment. Kim Fielding, Cabbage Patch 511 W. Hwy 50, spoke in favor of Gerald 3ones' comp plan text change amendment. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 13 Tim Clarke, 12014 Firemens Canal Dr., spoke in favor of Gerald Jones' comp plan text change amendment. Bill Clarke, 11624 Grace Lane, spoke in favor of Gerald Jones' comp plan text change amendment. Steve Franklin, 3?8 12~' St., spoke in favor of Gerald Jones' comp plan text change amendment. Charlene Forth, 939 W. Desoto, spoke in favor or Gerald Jones' comp plan text change amendment. Mr. Mantzaris informed the board that their job is to review the potential change to the comp plan and not take into consideration any other case or project that has been brought forward. The board needs to understand that this property has an approved CUP and has for some time now that has allowed him to operate his business. The problem has arisen because the failure to comply with the CUP. The property owner has now expanded beyond the approved CUP and is now trying to apply for a new CUP to comply with what he has expanded beyond the original one. He said the Commission needs to consider what surrounds this property and the established future land use around it which are residential and residential professional. But the issue about whether this will put an individual out of business or not is beyond the scope of this issue. He has a business and it is an ongoing business and continues to do business with the approved CUP that he has had for several years. Commissioner Boyatt asked Mr. Hitt if the comp plan gets approved and Mr. Jones does get a CUP would he have to bring the entire property up to code in order to receive his certificate of occupancy. Mr. Hitt stated that yes the property would have to be brought up to code. Commissioner Jones asked what code enforcement cases there are against the Mr. Jones' property. Mr. Mantzaris explained that the violations can be corrected without going through this comp plan process. He stated that this process is a way to resolve those violations but it is not the only way they can be resolved. Commissioner Whitehead asked if there is a way for the amendment to pertain to only this property. She was told it does only apply to this property. Commissioner Ash moved to approve the Gerald Jones portion in the Proposed Large-Scale Comprehensive Plan Amendment Transmittal; seconded by Commissioner Banzhaf. The vote was 8-1 to recommend for approval to City Council. Opposing was Commissioner Whitehead. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 6, 2007 Page 14 David Pape was nominated by Commissioner Holzman for Chairman; seconded by Commissioner Boyatt , Chairman Pape accepted the nomination. Sy Holzman was nominated by Chairman Pape for Vice-Chairman; seconded by Commissioner Ash , Commissioner Holzman accepted the nomination. There being no further business the meeting was adjourne ATTEST: Q~~ ~ ~~~ Rae Chidlow -Administrative Assistant