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