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02-07-1989 Regular Meeting• • CITYOF CLERMONT MINUTES PLANNING AND ZONING COMMISSION FEBRUARY 7, 1989 The regular scheduled meeting of the Planning Zoning Commission was called to order on Tuesday February 7, 1989 at 7:30 P.M. by Chairman John Sargent. Members attending were Marilyn George, Don Smith, James Brown, Bonnie Kranz, Adelbert Evans, and Cecil Smart. Member Robert Mitchell was absent and Member Curt Dicamillo was excused. Also attending were James McAllister Planning Director and Jane Warren Planning & Zoning Technician. MINUTES of the meeting held January 2, 1989 were approved as presented. NEW BUSINESS ITEM NO. 1: REQUEST TO AMEND THE COMPREHENSIVE PLAN/ FUTURE LAND USE DISTRICT MAP APPLICANT: City of Clermont PROPERTY: Clermont Heights Lots 275 and 276 GENERAL LOCATION: North of Almond Street, East of Bloxam Avenue, and West of Hampton Street. ACREAGE 2 City Lots LAND USE MAP DESIGNATION: Present NED-4 Proposed: EBD-2 ZONING:Present R-2 Proposed None PURPOSE FOR AMENDMENT REQUEST: To complete the land use pattern currently developing in that area and to delineate the two present land uses. BACKGROUND: Lots 291, 292, 315 and a portion of 316 in Clermont Heights Subdivision were recently reclassified from NED-4 to EBD-2. This reclassification has left lots 275 and 276 virtually surrounded by the EBD-2 classified property. Lots 275 and 276 are currently vacant and owned by Richard Langley who operated a law firm on lots 251 and 252. STAFF ANALYSIS AND RECOMMENDATION: Mr. McAllister suggested the proposed change would complete the land use pattern that is starting to develop in that area, and to further delineate the two land uses. Staff's overall goal is to have these lots act as a buffer between the intensive commercial area to the south and the residential neighborhood to the north. 1 • • Mr. Sargent expressed the thought that the proposed amendment was a necessary attempt by the City to create continuity within the neighborhood. Mr. E. R. Mottolla was present and objected to the proposed amendment, stating his concern was that there should still be the need of a Conditional Use Permit before any business could be established on the mentioned site. Mr. McAllister assured Mr. Mottolla that if this request were granted, it would still be necessary for a future business to go through the Conditional Use Permit procedure. After a brief discussion a motion was made by Mr. Adelbert Evans to recommend to the City Council approval of this request as presented by staff, seconded by Mrs. George and approval by a unanimous vote. ITEM NO. 2: REQUEST TO AMEND THE COMPREHENSIVE PLAN/ FUTURE LAND USE DISTRICT MAP APPLICANT: Patricia and Donald McCaffrey 730 Oak Drive Clermont, Fla. 32711 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. Ol deg 52' 08" W. 30 ' to POB; Thence N. 01 deg 52' 08" W. 476'; thence S.86 deg 22'08" E. 294.36' thence N Ol 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; thence S 87 deg 35' 35 " W. along the R/W of Hook Street to POB. LESS: 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. BACKGROUND: The applicant is requesting an amendment to the City of Clermont Comprehensive Plan so as to allow for a density of 12 dwellings units per acre in the UD-2 Future Land Use District. The proposed change would apply to the applicant's property only. Surrounding land uses include an apartment complex to the north having a gross density of 13.5 dwelling units per acre, an existing church, and a single family subdivision to the west, having a gross density of approximately 3.4 dwelling units per acre. 2 • • Most of the property was occupied at one point in time by the Clermont Drive-In. The eastern portion of the property is relatively flat gradually sloping downward towards the western portion of the property. STAFF ANALYSIS AND RECOMMENDATION: Mr. McAllister stated that staff was recommending that no change in density occur within the City until after the data collection and analysis for the future land use element of the updated comprehensive plan has been completed. Staff has contracted with the East Central Florida Regional Planning Council to collect data required by Chapter 9J-5, FAC as part of the comprehensive plan update process. This data is scheduled to be turned over to City staff in June of 1989. The analysis will determine additional acreage needed to support future population increases, additional residential units by type needed and additional acreage needed for low, medium and high density residential development by the year 2000 and for future water and sewer planning. All of this information, in addition to being a state requirement is needed in order to formulate a policy regarding density changes. Currently, density changes are not based on sound technical information but subjective issues such as land use compatibility. To base comprehensive plan amendments regarding density solely on the compatibly of surrounding land uses issues would not be consistent with good planning as this may lead to premature buildout, future water and sewer capacity problems and other services based on future population projections. Mrs. Patricia McCaffrey was present and stated that since requested amendments to the Comprehensive Plan are only considered twice a year, the time frame suggested by Mr. McAllister was virtually imposing a moratorium on building. Mrs. McCaffrey also expressed her desire to develop her property in a manner that would be suitable to its location and adjacent neighborhoods. Mrs. McCaffrey stated the requested density increase would be desirable to developers that would consider multi-family and apartment complex as desirable investment. Mr. Donald Wyckoff, an adjacent property owner, speaking as spokesman for many of the adjacent property owners, stated that many of the residents would rather see some form of affordable housing developed on this property rather than a retail commercial venture. Mr. Smart also suggest some type of housing would be more suitable at this location and that the proposed density request would be consistent with the surrounding area. Mr. Evans stated he felt concerned for what he considered was piece mealing in cases of density change and suggested the need to proceed with caution, as recommended by staff. Mr. Smith stated that more than likely traffic problems would be more dramatic if this property were developed in anything other than high density. Mr. Smith also suggested the asset of a larger tax base if the property went to a higher density. Mrs. Kranz stated that she felt proposed time frame did impede the 3 • • owner from marketing her property in a lucrative manner. After a brief discussion a motion was made by Mr. Smith to recommend to the City Council approval of this request to increase the density from 8 units per acre to 12 units per acre, seconded by Mr. Smart and approved by a 5-2 vote. Members Sargent and Evans voting nay. ITEM NO. 3: REQUEST TO AMEND THE COMPREHENSIVE PLAN/ FUTURE LAND USE DISTRICT MAP APPLICANT: South Lake County Hospital d/b/a/ South Lake Memorial Hospital 847 Eighth Street Clermont, Fla. 32711 PROPERTY: Section 18, Township 22 South, Range 26 East, Lake County, Florida, Begin at a point 630' S. of the NW corner of Block 55 of the official map of the town of Minneola, according to plat book 9, page 31, public records of Lake County, Run thence S.89 deg. 57' E., 929', more or less, to the westerly right-of-way of Hwy 27, run thence southerly along said westerly right-of-way line of Hwy 27, to the S. line of Tract 62 in Section 18, Township 22 S. Range 26 E. of Lake Highlands Company, plat book 3, page 28, public records of Lake County, Run thence W to the SW corner of said Tract 62, Run thence N to the common corner of Tracts 51, 52 and 62 in said Section 18, Township 22 S, Range 26 E. Lake Highlands Company, Run thence W. along the S. line of Tract 52 and the extension thereof to the centerline of Galena Avenue now vacated; run N to the S line of Division Street; Run thence E. to the E. line of Galena Avenue; Run thence N to the point of beginning, less and excepting therefrom Bloxam Avenue. ALSO: Tract 61 in Section 18, Township 22 S, Range 26 E. GENERAL LOCATION: North of Grand Highway, West of Highway 27, East of Edgewood Place Subdivision. ACREAGE 31 M.O.L. LAND USE MAP DESIGNATION: Present UD-4 Proposed: UD-3, with additional uses, and increased density. ZONING:Present C-1 and R-3 Proposed None PURPOSE FOR AMENDMENT REQUEST: To allow construction of a hospital, medical and professional offices and other healthcare- related business and to increase the density to 12 units per acre. BACKGROUND: The applicant is requesting an amendment to the City of Clermont Comprehensive Plan and Future Lane Use Map so as to allow a hospital facility and ancillary use on a 31 acre tract located on the northwest corner of Grand Highway and U.S. 27. The property is currently zoned R-3 and C-2 and is bisected by the UD- 3 and UD-4 Future Land Use Districts. The proposal would reclassify the entire property as UD-3 and allow for hospital facilities where it had not been previously permitted. The property appears to once have been an orange grove. The easternmost portion of the property is relatively flat with numerous trees situated just east of the Bloxam Avenue right-of- 4 • • way. Progressing westward will see the property slope downward considerably to Edgewood Place Subdivision. No unusual environmental concerns exists on the site other than Edgewood Lake located on the northwest corner of the site. Surrounding land uses consists of Edgewood Place Subdivision to the immediate west, The City of Minneola immediately to the north, an existing motel and two single family homes across Grand Highway to the south and an orange grove across U.S. 27 to the east. Public facilities are available to the site and police and fire protection can adequately serve the site without suffering a reduction in level of service. STAFF ANALYSIS AND RECOMMENDATION: Mr. McAllister stressed that there are numerous issues associated with the reclassification of this property. Inasmuch as the site lends itself to a hospital facility, the issue of compatibility with Edgewood Place Subdivision is one of primary importance. There exists very little vegetation at this end of the property, thereby providing no visual relief for the residents. In addition to the normal conditions associated with hospital. The proposed amendment would reduce the amount of developable residential land within the City by approximately 15 acres. As stated in an earlier report, staff is presently compiling the Future Land Use Element of the Comprehensive Plan and will be calculating the need. The applicant is requesting a density of 12 dwelling units per acres on the site for the adult congregate living facility element. The City has as the maximum density requirement within the U-D 3 District of 8 dwelling units per acre. Staff recommends that until the future land use element is completed, no changes to the density provision occur. Staff has no objection to the entire site being classified as UD- 3 with hospital facilities as a permitted use. The concern over Edgewood Place Subdivision can best be addressed at the Conditional Use Permit stage when the applicant is prepared to proceed with the project . Mr. Pat Smith, Hospital Administrator was present, and stated that the initial and primary reason for the desired purchase of this property if for investment purposes. Mr. Smith also pointed out that the hospital in conjunction with the growth of the community could, in as early as five (5) years, need to expand in order to properly serve the community and the location would be ideal for such. Mr. Smith stated he was aware of the concerns of the adjacent property owners and wished to assure them that the hospital would develop and expand in a manner that would be desirable to all involved. Mr. Warren Thomas, a property owner, was present and objected to the increase density stating that if the hospital did sell this property after an increase in density were granted, that change would go with the property, opening the door to multi-family development which he felt was less desirable than the hospital. Mrs. Chris Schweitzer was present and stated concerns regarding traffic if an increased density were granted. 5 • Mr. Evans stated that Florida Aquifer is adjacent to highway 27 and the entire recharge of that portion of the aquifer is by rainfall only and emphasized the need to consider any type of impervious covering that could be detrimental to this occurrence. Mr. Brown question Mr. Smith as to what facilities would be transferred to the location if necessary. Mr. Pat Smith informed the Commission that the hospital would like to develope the site with possible out patient care, professional offices, medical mall facilities, adult congregate living facilities, day care program for the elderly and others in conjunction with the hospital itself. Mr. Don Smith expressed concern about the tax base of the City which would be affected by the purchase of this property, thereby creating an additional piece of tax exempt property within the City. Mr. Smith also stated that the hospital is owned and operated by the Hospital Corporation of America which has many financial problems, and questioned the hardship that would be imposed on the City by the purchase of this land for investment purposes. Mr. Evans stated he was opposed the requested density increase, suggesting that once again the City was approaching this concern in a haphazard manner. After a brief discussion a motion was made by Don Smith to recommend to the City Council denial of this request for increased density and added uses, seconded by Adelbert Evans and approved by and approved by a 5-2 vote. Members Sargent and Smart voting nay. ITEM NO. 4: REQUEST TO AMEND THE COMPREHENSIVE PLAN/ FUTURE LAND USE DISTRICT MAP APPLICANT: City of Clermont PROPERTY: Tracts 51, 52, Tracts 61 and 62, City Block G, Lots 1, 2, 3, 4, City Block K, Lots 1, 2, 3, and 4. GENERAL LOCATION: West of Hwy 27, North of Pitt Street, East of Bloxam Avenue R-O-W and that area North of Grand Highway, East of Edgewood Place Subdivision. LAND USE MAP DESIGNATION: Present UD-3 Proposed: Same PURPOSE FOR AMENDMENT REQUEST: To add to the permitted uses in that part of the UD-3 District located north of Pitt Street. 1. Tourist Accommodations 2. Professional Offices 3. Health Care Facilities BACKGROUND: The UD-3 Future Land Use District includes that area north of Pitt Street, west of U.S. 27, east of Bloxam Avenue right-of-way and tract 51 and 62 north of Grand Highway. The district currently allows for single family detached, multi-family attached, and 6 retail north of Hunt Street on property with access to U.S.27 and directly related land uses such as parks, school, etc... reclassification. STAFF ANALYSIS AND RECOMMENDATION: Mr. McAllister stated that area in question accounts for a major portion of the undeveloped commercial land within the City. Although half of the area consists of R-3 zoning, it is assumed that development pressures may create the need for additional C-2 zoning in this area. As such staff considers this portion of the UD-3 area as potential C-2 zoning and recommends approval of this request. Mr. McAllister also suggested that additional to tourist accommodations, professional offices and multi-family would not adversely affect the surrounding land uses. The area east of the planned Bloxam Avenue extension is well suited for such land uses and no impacts are expected. Water and sewer are available to serve the area and police and fire protection are capable of serving the site without a reduction in response time. Mr. Smith expressed concern regarding traffic exit and entering on a divided four line highway and suggested deleting proposed use of health care facilities. Mr. Smart did not opposed the requested use of health care facilities and suggested that Bloxam Avenue would be used as a collector street. Mr. Sargent also pointed out that a service road could be a possibility when the property south of Pitt Street is developed. After a brief discussion a motion was made by Adelbert Evans to recommend to the City Council approval of this request as present by staff, seconded by Cecil Smart and approved by a unanimous vote. There being no further business the meeting adjourned. ~~~~.~ ohn N. Sargent, ATTEST: J e Warren, Planning & Zoning Technician n 7