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10-02-2007 Regular MeetingCity of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 1 The meeting of the Planning & Zoning Commission was called to order Tuesday October 2, 2007 at 7:02 p.m. by Chairman David Pape. Members present were Sy Holzman, Bill Banzhaf, Gail Ash, Robert Boyatt, Nick Jones, Bill Gray and Cuqui Whitehead. Also in attendance were Jim Hitt, Planning Director, Curt Henschel, Planner, Daniel Mantzaris, City Attorney, and Rae Chidlow, Administrative Assistant. MINUTES of the Planning and Zoning Commission meeting held September 4, 2007 were approved. REPORTS Planning Director Jim Hitt stated the South Lake Connector is now named Hammock Ridge Road. 1. REQUEST FOR COMPREHENSIVE PLAN AMENDMENT Ord. No. 582-M Small-Scale Comprehensive Plan Amendment (DCA #0752) PARCEL SIZE/LOCATION: Approximately .30 acres, 1230 Hampton Street, between Almond Street and Highland Avenue OWNER /APPLICANT: Bret Jones REQUEST: Change Future Land Use from Non-Established District 4 (NED-4) Residential to Established Business District 2 (EBD-2) Commercial Commissioner Whitehead moved to table this item to the November 6, 2007 Planning and Zoning meeting, seconded by Commissioner Ash. The vote was unanimous. 2. REQUEST FOR REZONING PROJECT NAME: Professional Office OWNER/APPLICANT: Bret Jones REQUESTED ACTION: Request to rezone 0.30 acres from R-2 Medium Density Residential District to R-3-A Residential Professional District. Commissioner Whitehead moved to table this item to the November 6, 2007 Planning and Zoning meeting, seconded by Commissioner Ash. The vote was unanimous. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 2 3. REQUEST FOR CONDITIONAL USE PERMIT PROJECT NAME: Professional Office OWNER/APPLICANT: Bret Jones REQUESTED ACTION: Request for a Conditional Use Permit (CUP) for a professional office in an R-3-A, Residential /Professional zoning district. Commissioner Whitehead moved to table this item to the November 6, 2007 Planning and Zoning meeting, seconded by Commissioner Ash. The vote was unanimous. 4. REQUEST FOR CONDITIONAL USE PERMIT OWNER: Grandview Garden Homes L.C. APPLICANT: Lois Hill REQUESTED ACTION: A Conditional Use Permit (CUP) to allow for amulti-family development with more than 12 units within the R-3-A and C-2 zoning district. EXISTING ZONING: R-3-A / C-2 (Residential/ Professional District) SIZE OF PARCEL: 9.6 acres +/- LOCATION: 840 Grand Highway EXISTING LAND USE: Multi Family Development FUTURE LAND USE DISTRICT: Undeveloped District 5- (UD-5) FUTURE LAND USE CLASSIFICATION: Residential Professional City planner Curt Henschel stated that the request is to allow amulti-family residential development within the R-3-A and C-2 zoning district. This development is considered to be an existing non-conforming use. Under the current Land Development Code, amulti-family development such as this would require a conditional use permit. Currently the development (Grand View Apartments) with 142 units does not have a Conditional Use Permit. The applicant is requesting to enlarge the parking lot by removing the tennis court, improve stormwater runoff, and provide new landscaping along Grand Highway. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 3 Mr. Henschel stated that the applicant is not requesting to add any additional units to the complex and is merely making modifications to improve traffic flow and improve the appearance of the development. Mr. Henschel said the staff recommends approval of the request for a conditional use permit for an existing apartment complex and modifications to the parking lot and landscape buffers. Mr. Henschel stated he did get with the applicant about their concerns regarding the dumpsters, and they have just presented some information showing dumpster enclosures to go on the site. He stated that under site development which would be under section 6 of the CUP, the staff can put that as condition 2. Lisa Collica, 14216 S. Greater Hills Blvd., stated they will place 2 six-yard dumpsters on a 24 x 10 pad on the south side across from building 3, behind building 2 and on the north side of the property. She stated behind building 7 there will be a 12 x 10 pad with 1 six-yard dumpster. She stated it will have fencing on the side and the back and landscaping. She stated all six yard dumpsters will have side doors on them. Floyd Dixon, 1336 Valley Grove Dr., stated the pad standards are higher than the City's requirements. He stated they will enhance the look to the community with the decorative fencing and landscaping. He stated the dumpsters will be upgraded to a larger size and will have closing lids instead of being open like the current dumpsters. Mr. Henschel stated that under section 6, he can put an additional requirement stating that additional dumpster enclosures will be added and meet City requirements. Commissioner Holzman suggested wording it so that it states it will be completed as the preliminary plan shows. Commissioner Boyatt asked what kind of walls will be used around the dumpster. Mr. Henschel showed the diagram of the dumpster enclosures that was presented which shows block walls with steel frames and wood doors. Commissioner Holzman moved to approve the amendment to the CUP by adding the dumpster language, seconded by Commissioner Ash. The vote was unanimous to recommend for approval to City Council. Commissioner Holzman moved to approve the request, seconded by Commissioner Ash. The vote was unanimous to recommend for approval to City Council. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 4 5. PROJECT: OWNER: APPLICANT: REQUEST FOR CONDITIONAL USE PERMIT Tuscany Village PDG /Inland Tuscany Village Venture, LLC Cecelia Bonifay, Esquire, Akerman Senterfitt REQUESTED ACTION: Request for an amendment to a Conditional Use Permit (CUP) to allow a gas station convenience store within the PUD zoning district. LOCATION: South of S.R. 50, East and West of U.S. 27 ~ the intersection of Highway 27 & Citrus Tower Blvd. SIZE OF PARCEL: 92.61 acres +/- (49.66 ac. West side, 42.95 ac. East side) EXISTING ZONING: PUD (Planned Unit Development) EXISTING LAND USE: Vacant FUTURE LAND USE DISTRICT: Undeveloped District - 7 (UD-7) FUTURE LAND USE CLASSIFICATION: Commercial Planning Director Jim Hitt stated that the applicant is requesting an amendment to the Conditional Use Permit (Resolution No. 1442) to allow for a gas station & convenience store to be located in the development west of U.S. 27. Access to the gas station & convenience store will be from within the development's internal circulation roads and the South Clermont Connector, recently renamed Hammock Ridge Road. Mr. Hitt said that the proposed gas station would consist of a convenience store, car wash, and up to 8 fuel islands with 16 fueling stations. The station is proposed to be located on either parcel 11 or 12 but not both. Mr. Hitt stated that staff is not opposed to this request for an amendment to the CUP to allow for a gas station/convenience store within the PUD zoning district. However, staff is concerned regarding the project development and the potential for single buildings in various phases being developed separately, versus entire phases coming online at the same time. In addition, the leasing plan shows one more outparcel (5 parcels) on the south side of Hammock Ridge Road (South Clermont Connector) which was not part of the originally approved CUP plan, which showed four parcels. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 5 Chris Roper, Akerman Senterfitt, 131 Main St. Tavares, stated that there are a couple of new things in this request. The developer provides emergency back up generators on site in case of any emergencies, and the developer has agreed to limit the operating hours of the convenience store to be consistent with Pix and BJ's. He stated the staff report mentions the gas station and convenience store would be closed from midnight to 6 a.m. He stated the midnight closing time was fine, but 6 a.m. opening is an hour later than Pix, so to be competitive with Pix, they are asking to .modify it to 5 a.m. He stated they would also like to ask that the pumps remain operative for business 24 hours, with the convenience store subject to the midnight to 5 a.m. closing. Steven Alafazanos, 2901 Rigsby Lane, Safety Harbor, stated that currently under review are the two retail strips. He stated that to conform to the color rending they have done, they took the color schemes of the retail strip and incorporated them into the gas station. Commissioner Gray asked why does the applicant wish to have the option of either lot 11 or 12 for the gas station and what is the zoning north of parcel 12. Mr. Alafazanos stated that it is a church. He stated that they are looking to expand and develop their property. He said they want the option because they have had interest from different users for either parcel. He said some of them like lot 11 and others prefer lot 12. He stated they have not signed any contracts; they will do either/or but will not put a gas station on both lots. Commissioner Gray asked if the generator would be a permanent generator installation on site. Mr. Alafazanos stated it would be a permanent generator. Commissioner Ash asked what allowances BJ's gas station has in their CUP. Mr. Hitt stated that what they have is the convenience store closed from midnight to 6 a.m., but the gas pumps available all night. Commissioner Ash asked if BJ's gas station is the first gas station that is allowed to be open 24 hours. She stated it bothers her to extend it from BJ's to this gas station. Commissioner Banzhaf moved to approve the request, seconded by Commissioner Whitehead. The vote was unanimous to recommend for approval to City Council. 6. REQUEST FOR CONDITIONAL USE PERMIT OWNER /APPLICANT: South Lake Hospital, Inc. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 6 PROJECT NAME: South Lake Hospital Expansion REQUESTED ACTION: A request to amend a Conditional Use Permit for a Planned Unit Development (Resolution No. 1493) to allow the expansion of the hospital building, and to provide additional uses throughout the Planned Unit Development. EXISTING ZONING: PUD SIZE OF PARCEL: 115 +/- acres GENERAL LOCATION: South of Oakley Seaver Dr. and east of Citrus Tower Boulevard. EXISTING LAND USE: Hospital FUTURE LAND USE DISTRICT: Undeveloped District 5 (UD-5) FUTURE LAND USE CLASSIFICATION: Public Facilities/Institutional Planner Curt Henschel stated that the applicant is requesting an amendment to their PUD to expand the number of beds within the hospital building, and to add specific uses that were not previously approved. Specifically, the hospital is requesting to divide uses within different areas of the Planned Unit Development. These areas will be divided as section A, B, and C. Mr. Henschel stated that the first request is to increase the number of beds allowed to be up to 300. Currently, the hospital is limited to 68 beds from the original PUD. With the growth of South Lake County, the hospital is in need of the requested bed count. Mr. Henschel stated that within section A, the request is to allow for a temporary modular building to house various departments of the hospital while the construction of the hospital expansion is being completed. Other requests within section A are to allow for a daycare facility, and to allow for a parking garage. Mr. Henschel stated that the additional requested uses for section B are permanent storage facilities, public and private schools, parking garage, and daycare facilities. Mr. Henschel said that within section C of the PUD, the requested additional uses would include a restaurant, public and private schools, and daycare facilities. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 7 Mr. Henschel stated that staff believes this is an appropriate location for the additional uses and for the proposed hospital expansion. Staff recommends ap rp oval of the .amendment to the CUP, with the following conditions. John Moore, 1984 Brantley Circle, stated he was available to answer questions. He stated they have been working to add a daycare to the site of the hospital to recruit employees. He stated that is the reason for the use change in section A. He stated the change in section C is due to restaurants. Commissioner Ash asked about possible uses in each area. She is assuming there will not be three daycare areas, but just one in one of those areas. Mr. Moore stated that was correct. Commissioner Boyatt asked how long the temporary facilities will be there. Mr. Moore stated that they are estimating 18 months. Commissioner Boyatt stated they do not want to see an unsightly parking garage. Mr. Moore stated they do not want an unsightly facility either. He stated they are looking at putting the parking garage toward Oakley Seaver Drive, so that the higher ground will hide a parking structure. He stated they do not want a high parking garage. Commissioner Holzman stated he does not have a problem with a parking garage. He stated he would like to see it go up more than being spread out. He asked if they would be putting in the road. Mr. Moore stated that it is currently a private drive but they have just had their budget approved last week and part of that budget includes working with a proposed medical office building and daycare. He stated that working with that would help them in completing that road. Commissioner Holzman stated that what he has a problem with is the private school use. Mr. Moore stated that the reason that was added is for the medical magnet school on the north part of the property. He stated they were working with the college which has the adjoining property to the east. He stated they have been trying to come up with the appropriate site for the medical magnet school and that area to the north seems to be the best location. Chairman Pape asked what kind of structures they are looking to use for permanent storage. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 8 Mr. Moore stated they are working with Special Olympics Florida, which is located on their campus. He stated they currently have a storage issue and Special Olympics also has a storage issue. He stated Special Olympics has been working on getting several grants to build a storage facility, so they were working with them to come up with a location that would benefit both of them. Commissioner Ash moved to approve the request, seconded by Commissioner Whitehead. The vote was unanimous to recommend for approval to City Council. 7. REQUEST FOR CONDITIONAL USE PERMIT AN ORDINANCE OF THE CODE OF ORDINANCES OF THE CITY OF CLERMONT, LAKE COUNTY, FLORIDA, AMENDING THE CODE OF ORDINANCES, CHAPTER 98 PARKING AND VEHICULAR USE AREAS, SECTION 98-14 TABLE OF MINIMUM PARKING SPACE REQUIREMENTS; CHAPTER 102 SIGNS, SECTION 102-7 EXEMPT SIGNS; CHAPTER 110-173 ARCHITECTURAL STANDARDS; CHAPTER 118 VEGETATION, SECTION 118- 38VEHICULAR USE AREA INTERIOR LANDSCAPING; CHAPTER 122 ZONING, SECTION 122-206 YARDS; SECTION 122-226 YARDS; SECTION 122-243 PERMITTED USES; CHAPTER 122. ZONING, DIVISION 2. UE URBAN ESTATE LOW DENSITY RESIDENTIAL DISTRICT SECTION 122-84. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 3. R-1-ASINGLE-FAMILY LOW DENSITY RESIDENTIAL DISTRICT, SECTION 122-104. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 4. R-1 SINGLE-FAMILY MEDIUM DENSITY RESIDENTIAL DISTRICT, SECTION 122-124. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 5. R-2 MEDIUM DENSITY RESIDENTIAL DISTRICT, SECTION 122-145. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 6. R-3-A RESIDENTIAL/ PROFESSIONAL DISTRICT, SECTION 122-165. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 7. R-3 RESIDENTIAL/PROFESSIONAL DISTRICT, SECTION 122-185. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 8. C-1 LIGHT COMMERCIAL DISTRICT, SECTION 122-205. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 9. C-2 GENERAL COMMERCIAL DISTRICT, SECTION 122-225. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 10. CBD CENTRAL BUSINESS DISTRICT, SECTION 122-245. LOT AND HEIGHT REQUIREMENTS; CHAPTER 122, DIVISION 11. M-1 INDUSTRIAL DISTRICT, SECTION 122-265. LOT AND HEIGHT REQUIREMENTS; PROVIDING FOR SEVERABILITY; PROVIDING FOR AN EFFECTIVE DATE, AND PROVIDING FOR PUBLICATION. Planning Director Jim Hitt explained the changes that are being proposed for the LDC. Commissioner Ash pointed out a correction is needed on page 6, Section D. She pointed out that a display area of 6 feet high seems too high. City of Clermont MINUTES PLANNING AND ZONING COMMISSION October 2, 2007 Page 9 Commissioner Jones wants the Council to start looking into incorporating a Board of Adjustments. Commissioner Whitehead moved to approve the request with the limit of 4 feet for the outside displays on page 6 Section 122-243 sidewalk use, seconded by Commissioner Jones. There was discussion among Board members about the change in overall height requirements. Commissioners Whitehead and Ash have concerns about raising the overall height requirements to 55 feet. Chairman Pape took a vote of the Board members to see who was in agreement of changing the limited display area space from six feet high to 4 feet high. The vote was 3-4 with Commissioners Banzhaf, Jones, Holzman, Gray and Chairman Pape opposing the change. Chairman Pape took a vote of the Board members to see who was in agreement of accepting the 55 feet overall height change but with concerns of passing future variances allowing anything over 55 feet. The motion was amended to: Commissioner Whitehead moved to approve the request with their concerns of any variances allowing aver the SS feet overall height requirement, seconded by Commissioner Jones. The vote was unanimous to recommend for approval to City Coz•-°~~' There being no further business the meeting was adjourned.., TEST: Rae hidlow - dministrative Assistant