Loading...
08-01-1989 Regular Meeting • CITYOF CLERMONT MINUTES • 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. • • 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: 2 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. 3 • 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. 4 r • 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. ~~~~ ~~ / John N. Sargent, airman ATTEST e Warren P anning & Zoning Technician 5