08-01-1989 Regular Meeting
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CITYOF CLERMONT
MINUTES
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PLANNING & ZONING COMMISSION MEETING
AUGUST 1, 1989
The regular scheduled meeting of the Planning & Zoning Commission
meeting was called to order on August 1, 1989 at 7:30 p.m. by Vice
Chairman Cecil Smart. Members attending were Robert Mitchell,
James Brown, Don Smith, Curt DiCamillo, Bonnie Kranz, and Adelbert
Evans. Members excused were Marilyn George and John Sargent.
MINUTES of the held July 5, 1989 were approved as presented.
NEW BUSINESS
REQUEST FOR CONDITIONAL USE PERMIT
OWNER: South Lake County Hospital District
d/b/a/ South Lake Memorial Hospital
PROPERTY: City Block 75, Lots 17 and 18.
LOCATION: 664 West Juniata Street
ZONING: R-3 Residential/Professional Office
REQUEST: To allow a professional office in the R-3 District.
RECOMMENDATION:
Mr. McAllister pointed out the surrounding land uses include a
professional office to the west, a vacant lot and a professional
office to the northwest, mini-warehouses to the north, a single
family home to the west and a four-plex to the south.
The existing structure is approximately 1600 square feet in total
floor area thereby requiring eight (8) parking spaces as indicated
on the plan. The applicant will be required to formally submit for
site plan approval once the conditional use permit is obtained.
The applicant will also be required to adhere to the City's
Landscape Code for buffering and interior landscaping requirements.
No letters in opposition to or in favor of this request have been
presented.
Mr. Smart questioned if the applicant would be required to buffer
the property west of the site, adjacent to an existing duplex.
Mr. McAllister stated that the applicant would be required by code
to buffer that portion which is adjacent to a residential district.
Mr. Patrick Smith Hospital Administrator, was present and stated
the intended use for the site would be for a physician's office.
Mr. Evans stated that he did not have any opposition to the
request.
Mr. Smith questioned if the parking was sufficient.
Mr. McAllister informed the Commission that the site plan had been
reviewed by City staff prior to this meeting.
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After a brief discussion a motion was made by Mr. Smith to
recommend to the City Council approval as presented by staff,
seconded by Mr. Evans and approved by a unanimous vote.
REQUEST TO AMEND THE COMPREHENSIVE PLANE
FUTURE LAND USE DISTRICT MAP
APPLICANT: Patricia and Donald McCaffrey
730 Oak Drive
Clermont, Fla. 32711
and
Mr. & Mrs. Jasiel Ball
P.O. Box 55
Monteverde, Fla. 32756
PROPERTY: From the E. 1/2 corner of Sec. 30, Twn 22 S., Rge 26 E.
Lake County, Florida, run S 87 deg. 35' 35" W. a distance of
1321.04 '; thence N. 01 deg 52' 08" W. 30 ' to POB; Thence N. O1
deg 52' 08" W. 476'; thence S.86 deg 22'08" E. 294.36' thence N 01
deg 52' 08" W 52.21'; thence 13deg 38'59", W.537.75' thence N 89
deg 53'16", E. 199.70' to westerly R/W of Hwy 27; thence southerly
along R/W to the N R/W of Hook Street; thenceS 87 deg 35' 35 " W.
along the R/W of Hook Street to POB.
LE5S: Property 20' by 30' belonging to .Lake Apopka Natural Gas
District Hook Street.
SUBJECT: To easements of record to City of Clermont, Florida.
GENERAL LOCATION: West of Hwy 27, South of Hwy 50, North of Hook
Street, East of Sunny Dell Manor Subdivision.
ACREAGE Seven (7) MOL
LAND USE MAP DESIGNATION: Present UD-2
Proposed: No Change
ZONING:Present C-2 Proposed - Same
PURPOSE FOR AMENDMENT REQUEST: To increase density from 8 to 12
dwelling units per acre. SEE APPENDIX B.
Mr. McAllister gave a brief background of the request stating that
this request was first heard by the Planning & Zoning Commission
on February 7, 1989. The Commission recommended approval of this
request to the City Council.
The City Council heard the request on February 14, 1989 and voted
to table the request until staff could obtain additional
information regarding the need for higher density within the City.
This request has somewhat changed, as a portion of the parcel has
been sold by the original applicant, Mr. and Mrs. Donald McCaffrey,
to Mr. and Mrs. Jasiel Ball. Mr. & Mrs. Ball are the present
owners of Clermont Marine and have requested that their portion of
the parcel be included in this request.
The reason for the request of higher density is that according to
the applicants the property cannot be developed as multi-family at
eight (8) dwelling units per acre primarily because of a low profit
margin.
As staff stated in the previous recommendation, changes in the
Future Land Use Map density provision should occur only after the
following questions have been answered:
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1. Will the increased density be compatible with neighboring
land uses and consistent with the character of the
neighborhood?
2. Is there a shortage of high density designated land in
the City so as to create a possible shortage in multi-
family housing?
3. Is the request consistent with the intent of the UD-8
Land Use District and the Comprehensive Plan?
The applicants's property is bordered by low density residential
to the west, high density multi-family to the north and low density
residential to the south. The existing Oak Ridge Apartment
community although developed at over 13 units per acre, does not
negatively impact on the adjacent low density subdivision. Proper
buffers, setbacks and unit placement and size all help to negate
any detrimental impacts. Insofar as 63 units are located on 4.6
acres creating a density of 13.5 units per acres, because of the
small unit size (only 20~ building coverage), approximately 54~ of
the site was able to remain green and as open space.
Staff calculated the need for higher density multi-family by
utilizing long range population estimates. Land requirements for
multi-family units were estimated by using the minimum amount of
land area required for a typical multi-family unit, which is 3630
square feet (12 D.U. per acre) or 0.08 acres. Since multi-family
units represent 25~ of the total City's housing unit count, this
ratio was projected for future housing needs. By 1995, the multi-
family housing need was estimated to be 178 units which would
require 14.24 acres of high density designated land.
Mr. McAllister pointed out that the City currently has
approximately 35 acres available in the UD-8 category for multi-
family, 25 acres in the UD-4 category, 15 acres in the UD-3
category and approximately 25 acres of vacant land scattered in
other land use categories. Therefore, it is safe to assume that
the City has sufficient vacant high density land to support future
multi-family needs.
Mr. McAllister strongly emphasized that The Future Land Use Map and
the density classification are not intended to be used as a zoning
map, but rather as a general indicator of desirable future land use
relationship. As staff emphasized in the previous recommendation
concerning this property, it is unwise to change small areas within
established land use map districts as this only undermines the
comprehensive plan process. Any proposed changes to density
requirements should be addressed district-wide and not as sub areas
within districts.
The Department of Community Affairs in Tallahassee, concurred with
staff's original recommendations on this request and recommended
that no changes in density occur until such time that the
Comprehensive Plan is completed and adopted in 1991
Mr. McAllister recommended denial of this request stating staff
could not support this request as there does not. appear to be a
need to increase the density at this time.
One letter in opposition to this request had been received from
Waldo Chestnut.
Mrs. Pat McCaffrey was present, representing both parties in this
request.
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Mrs.McCaffrey expressed concern regarding density by pointing out
that the district directly south of the UD-2 .property being
considered, is UD-8 which allows a density of 12 units per acre,
and also abuts property which is R-1.
Mrs. McCaffrey stated she had made inquiries into the availability
of rental units under $500 a month and found a shortage in such
housing. Mr. McCaffrey stated this property would be better suited
for housing of that nature.
Mrs. McCaffrey pointed out staff has previously stated that the
Oakridge Apartment complex did not have a negative impact on the
surrounding neighborhood.
Mr. McAllister pointed out Oakridge Apartments were constructed
before the Comprehensive Plan was adopted.
Mrs. McCaffrey strongly suggested that the City as well as other
agencies were putting a moratorium on building by following the
recommendations that no changes in density occur until such time
as the Comprehensive Plan is completed and adopted in 1991.
Mr. Donald Wyckoff an adjacent property owner was present and
speaking on behalf of the Sunnydell residents stated he was not
opposed to this request and expressed greater concern about
possible commercial development on this site.
Mr. Donald Smith suggested that this particular property is unique
because of the neighboring residential homes in the area as well
as abutting a church. Mr. Smith suggested that commercial
development on the frontage road would not be the most desirable
and suggested an increase in density for the development of an
apartment complex would be better suited.
Mr. McAllister pointed out at this time there is no plan for an
apartment complex and if the density were changed the zoning
remains the same, allowing commercial development.
Mr. McAllister emphasized at this time that the concerns of the
Commission should be with addressing the future land use within the
City. Mr. McAllister stated he was very leery of changing the
Future Land Use map for small parcels of land especially when there
is not a need within the City for such, and suggested such changes
would be better suited for large parcels and newly annexed
properties. Mr. McAllister suggested that in the future if the
need for increased density were necessary is should be addressed
district by district, not parcel by parcel.
Mrs. McCaffrey suggested that housing under present restrictions
would be very limited in the future.
Mr. McAllister concurred with Mrs. McCaffrey's conclusion and
stated such an issue would have to be addressed by the Local
Planning Agency, at which time the agency would have to address the
issue of increasing density throughout Clermont or remaining
primarily a single family community.
Mr: Evans pointed out the issue before the Commission was an
amendment to the Comprehensive Plan and Future Land Use Map, not
use. Mr. Evans expressed his concern, as he had in the past, about
the piece mealing of the Comprehensive Plan and suggested any
approval would be equivalent to spot zoning and would not be in the
best interest of the future development of the City.
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Mr. Smart stated he felt the main concern should be the best use
of the site.
Mr. Mitchell suggested that many residents in the City enjoy a
certain quality of life and wish to maintain the existing standard.
Mr. Mitchell stated it would be his desire to see the Commission
develop and maintain a plan that would in the long run preserve the
quality of life for future generations, and emphasized the
importance of proper zoning and planning.
Mr. Evans reiterated the Commission was being requested to address
a possible change to the Comprehensive Plan and the Future Land Use
Map.
After a brief discussion a motion was made by Mr. Mitchell to
recommend to the City Council denial of the request for increased
density, seconded by Mr. Dicamillo.
Mr. Evans requested that Mr. Mitchell amend his motion by stating
that the Planning & Zoning Commission recommend to the City Council
that the requested change to the Comprehensive Plan and the Future
Land Use Map be denied.
Mr. Mitchell amended his motion, Mr. Dicamillo accepted the
amendment to the motion.
The motion was approved by a 4-3 vote. Members Smith, Dicamillo,
Evans and Mitchell voting aye. Members Kranz, Smart and Brown
voting nay.
There being no further business the meeting was adjourned.
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/ John N. Sargent, airman
ATTEST
e Warren
P anning & Zoning Technician
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