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08-03-2004 Regular MeetingCity of Clermont MINUTES PLANNING AND ZONING COMMISSION • August 3, 2004 The meeting of the Planning & Zoning Commission was called to order Tuesday, August 3, 2004, at 7:00 p.m. by Chairman David Pape. Members present were Maggie Miller, David Lange, Carolyn Mathieson, Sy Holzman and Henry Rhee. , David Outlaw, Richard Tegen and Roger Pierce were absent. Also in attendance were Curt Henschel, Planner, Darren Gray, Assistant City Manager, Daniel Mantzaris, City Attorney and Jane McAllister, Planning and Zoning Clerk. MINUTES of the Planning and Zoning Commission meeting held June 1, 2004 and July 6, 2004 were approved as written. REPORTS Assistant City Manager announced to the Commission that he will be acting as Planning Director until someone is hired to fill that position. He indicated that interviews for that position will likely begin at the end of August, and hopefully there will be a new Planning Director in place by October. City Attorney Daniel Mantzaris informed the Commission that at the last meeting of the City Council they decide to dispense with the swearing in of witnesses except when the applicant requests that it be done. The Commission agreed with the change. Planner Curt Henschel announced that the first two items on the agenda, Southern Fields Rezoning and Ortiz Rezoning, were pulled and would likely be heard at a later date. 1. PROPOSED COMPREHENSIVE PLAN AMENDMENT TRANSMITTAL APPLICANT: Randy Langley OWNER: Marilyn J. Langley REQUEST: To change the land use from Established Residential District-1 to Established Residential District -6. To change the text of Established Residential District -6 to include multifamily which would allow town homes. LOCATION: Parcel generally located on the northeastern shore of Lake Minnehaha and is West of the intersection of Lakeshore Drive and Hooks Street. EXISTING LAND USE: Established Residential District -1, (ERD-1 ). SIZE OF PARCEL: 6 +/-acres City of Clermont MINUTES PLANNING AND ZONING COMMISSION • August 3, 2004 EXISTING ZONING: R-1-A, Residential, single family, low-density. Planner Barbara Holleran introduced this request by saying that the applicant is requesting an amendment to the Future Land Use Map and a second amendment to the Future Land Use Element Appendix C language to allow for a multifamily townhome project with a density of 8 units/acre. The two amendments are being combined as one large-scale comprehensive plan amendment submittal. Because the Established Residential District-1, (EBD-1) land use district only allows single-family detached residences at a density of 4 units per acre, the applicant requests a Future Land Use Map change to the adjacent ERD-6 district,. which does allow densities of up to 8 units/acre. The applicant also requests a text change to the ERD-6 language in the Future Land Use Element Appendix C to include "multifamily", which included townhomes. The applicant plans 48 units on the parcel. Staff recommends denial of the Future Land Use Map change and the denial of the Future Land Use Element Appendix C change for the 6-acre parcel for the following reasons: • This area of the City has been historically built out as R-1-A single family tow-density housing. The proposed multifamily development would encroach into this well-established land use pattern, particularly to the north and west where the single-family neighborhoods are fully developed. The applicant has not demonstrated an existing need for additional multifamily in the City. Randy Langley gave a handout to the Commission that included a conceptual site plan of the proposed development. Randy Langley, 11102 Lake Minneola Shores, Clermont, FL 34711 addressed those present. Mr. Langley stated that he wasn't aware that he did not have City Staff support for this project until this morning. He said there is a mobile home park next to the project and that his proposed project would be a good buffer between that and the single family homes. Commission Chairman Pape asked if the townhomes would be for sale or rentals. • Mr. Langley replied that they would be sold for somewhere between $185,000 and $350,000 depending on the location of the particular townhome. 2 City of Clermont MINUTES PLANNING AND ZONING COMMISSION August 3, 2004 Chairman Pape asked if there was anyone present who would like to address this issue. Bill Banzhaf, 931 W Montrose Street, Clermont, FL 34711, stated that there was a need for townhomes on the lake and that he is in favor of the project. There was no one else who wished to speak and Chairman Pape turned the floor over to the Commission for questions. Commissioner Rhee expressed concern with the traffic at the entrance to the project. He stated that Hooks St. and Lakeshore Drive is a dangerous intersection now without the additional traffic the project will create. Randy Langley said he has been told that the intersection is being redesigned, and that the South Lake Connector road will alleviate the amount of traffic that travels through that intersection. Commission Member Mathieson moved to approve the request; seconded by Maggie Miller. • Commission Member Sy Holzman expressed the opinion that the whole area around the proposed project is single family except for the mobile home park, and with the traffic situation that way it is this might not be the proper time to approve a project like this one. Commission Member Miller stated that they might not find a good time. She said that she doesn't see the density as a problem. Commission Member Lange asked why this area wasn't designated for multifamily in the original Comprehensive Plan. He stated that if it was meant to be other than single family it would have been so designated. He said "Don't throw out the Comp. Plan". Chairman Pape said that this is about moving a line and that times change and the Comprehensive Plan can not remain rigid. Commissioner Mathieson stated that the property should be put to the highest and best use. The vote was 3 to 3 with Commissioners Mathieson Miller and Pape voting for approval and Commissioners Lange Holzman and Rhee voting against approval • • City of Clermont MINUTES PLANNING AND ZONING COMMISSION August 3, 2004 There being no further business the meeting was David C] r: ATTEST: ~ ~ . Jane C. Mc Ilister -Plan mg Technician II 4