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HomeMy WebLinkAboutMinutes - 06.03.2025 - Planning and ZoningCITY OF CLERMONT PLANNING AND ZONING COMMISSION MINUTES JUNE 39 2025 CALL TO ORDER Chair Bain called the meeting of the Planning and Zoning Commission to order on Tuesday, June 3, 2025 at 6:30 p.m. MEMBERS PRESENT: Chair Bain, Vice -Chair Niemiec, Commissioner Colby, Commissioner Cramer, Commissioner Hoisington, Commissioner May, Commissioner Tidona MEMBERS ABSENT: ALSO PRESENT: Development Services Director Henschel, Planning Manager Kruse, Planning Economic Development Officer Nicholas Gonzalez, City Attorney Waugh PLEDGE OF ALLEGIANCE MINUTES MOTION TO APPROVE the May 6, 2025, Minutes of the Planning and Zoning Commission meeting made by Commissioner Hoisington, seconded by Vice -Chair Colby. Motion passed 7-0. REPORTS City Attorney Waugh stated that he has prepared a set of rules and policies that will enable the Commission to do site visits if they choose and to have certain discussions that would be up for consideration that will be drafted for the July Planning and Zoning meeting. Commissioner May spoke at the last City Council meeting about updating the Comprehensive Plan. The Council were in agreement with one stating that he would like to have an overlay specific to the downtown area. She stated that there will be a workshop in regard to the downtown area. Commissioner Colby attended the Growth Management session with interesting discussions of becoming a charter county. He stated that the Caribbean Jerk Festival will be at waterfront this Saturday at noon. Vice -Chair Niemiec expressed his concerns about how introductions were handled at the May 13, 2025, City Council meeting. Commissioner Cramer thanked fellow commissioners, he stated that they are an advisory Board tasked with holding public hearings and making recommendations to City Council who has the final authority, and he respects their decisions. Commissioner Hoisington hears what fellow Commissioners are saying and their responsibility as a Board to bring a recommendation. She stated that if they have reviewed, discussed, and voted they have provided their part of a process. Page - 1 Planning & Zoning Commission June 3, 2025 Commissioner Tidona stated that he has finished his course with Ohio State University. He stated that it has prompted him to look and listen more, ask more questions, and see what kind of voice he could be for the Clermont residents. He questioned about Comp Plan Section 10, Policy 1.1.1 stating that 10 acres of open space for every 1,000 residents. He suggested creating a Historic Preservation Committee. Chair Bain stated that Lake County is doing some growth management workshops to decide if they want to be charter county. He stated this would allow them to dictate how many seats are on the Board, whether they will be voted on by district versus county wide, and if they are partisan or nonpartisan races. He stated that he believes City Council is moving forward with the City's Comprehensive Plan update. He also commented on the role of the Planning and Zoning Commission and the process of their role versus City Councils and recommended holding their selves at a higher standard and accountability. NEW BUSINESS Item No. 1 - Ordinance No. 2025-022 - 963 W. Juniata Street Small-scale Comprehensive Plan Amendment Item No. 2 - Resolution No. 2025-011R - 963 W. Juniata Street Conditional Use Permit Planning Manager Kruse presented as follows: The applicant, Dr. Blair Handy, is requesting a small-scale comprehensive plan amendment for the subject property located at 963 West Juniata Street. The single-family home was constructed in 1954 and is approximately 1550 square feet of conditioned space. Dr. Handy would like to convert the home into a medical office for her audiology practice. The size of the property is approximately '/ of an acre. This request is being heard concurrently with a request for a conditional use permit to allow office use in the existing R-3 Residential/Professional zoning. The small-scale comprehensive plan amendment would change the Future Land Use from Medium Density Residential to the Residential/Office. The requested medical office use is not a use designated in the Medium Density Residential Land Use. The medical office use would be allowable in the Residential/Office future land use per Policy 1.7.1 of the City's Future Land Use Element. (Residential/Office indicates that the residential/office category is intended to provide a mixture of predominantly residential uses, while allowing for professional offices that are consistent with the general character of the adjacent residential uses.) Within this City block, Block 98, the current future land uses are Downtown Mixed Use, Medium Density Residential and Residential/Office. One existing parcel within this block is currently designated as Residential/Office future land use. The parcel is being used as office use and is bordered by Medium Density Residential. The proposed medical use would be similar to the existing office use and would be bordered by Medium Density Residential and Downtown Mixed Use. The proposed Residential/Office future land use would provide a more appropriate transition Page - 2 Planning & Zoning Commission June 3, 2025 from Medium Density Residential instead of the Downtown Mixed Use since it may allow more intense uses. Staff is in support of the small-scale comprehensive plan amendment to change the future land use from Medium Density Residential to Residential/Office. Staff recommends approval of Ordinance 2025-022. The applicant is also requesting a Conditional Use Permit (CUP) to convert the home into a medical office for her audiology practice. She intends on using the existing footprint of the house with no plans for additions currently. Dr. Handy will work onsite by herself and the hours of operation will be 10 AM to 2:30 PM, Tuesday through Thursday. She will only see one patient at a time. She would like to add a few parking spaces in the City's right-of-way in front of the property for her clients, similar to the adjacent dentist's office to the east. Public Services has reviewed her proposal and did not see any concerns based upon the submittal. More detailed engineering specifics would be required at the site plan approval stage. The current zoning is R-3 Residential/Professional. Under Section 125-250 Conditional Uses of the R-3 Residential/Professional zoning code, professional offices may be allowed, including doctor'.s offices. Under Section 125-247, the purpose of the R-3 district provides for those professional services not in direct conflict with the residential usage and which do not generate traffic of such a nature as to require industrial or commercial zoning. Due to the nature of a one- on-one doctor -client setting, the small office space, and the provision of five parking spaces, the medical office is not expected to generate a significant amount of traffic over the current residential volumes. With the current placement of the structure and the lot dimensions, adding spaces under the current zoning designation is impossible due to the Land Development Code requirements. The applicant is requesting two special conditions as part of the Conditional Use Permit application. The first special condition is to only add five (5) parking spaces instead of the required eight (8) parking spaces. Five spaces can be added in front of the existing building, as indicated on the site plan prepared by Burkett Engineering. The second special condition is to use a portion of the City's right-of-way to allow construction of the parking spaces. While most of the spaces are within the property, a small portion of the spaces will be in the City's right-of-way. Staff has reviewed the applicant's proposal and has no evidence that granting the Conditional Use Permit at this location would be incompatible with the uses in the area. The adjoining property to the east is a medical office and the property to the south is a house of worship. In addition, within this city block, Block 98, there are a few older single-family homes, an accounting office and a duplex. The accounting office has the same zoning, which is operating under a conditional use permit, (Resolution 670) granted in 1990. The proposed use is in conformance with the proposed future land use of Residential/Office and does not appear to be a detrimental to the health, safety or general welfare of persons residing or working in the vicinity. Staff supports the request for a Conditional Use Permit with the two special conditions and recommends approval of resolution 2025-011 R. Robert Walker, Burkett Engineering, 105 E. Robinson St., Orlando, stated that they agree with the staff report and are present to answer any questions. Page - 3 Planning & Zoning Commission June 3, 2025 The floor was opened for public comments. With no speakers present, the floor was closed. Commissioner May asked when the zoning of the other property on that block behind got changed. Mr. Kruse stated in 1990. Commissioner May asked about the parking requirements for the other property. Mr. Kruse stated that he could not speak on the parking regulations that were in effect in 1990. Commissioner May asked about the church being located in the medium density residential. Mr. Kruse stated that churches are allowed to go in a variety of land uses and zonings with a conditional use permit. Commissioner May asked when the dentist office changed zoning. Mr. Kruse stated that in the last 10 years, he was mainly focused on the subject parcel. Commissioner May asked if the intention of the City for this block to be residential mixed use in the future as an overlay. Mr. Kruse stated that with the current comprehensive plan it is medium residential, but applicants have the right to petition for a change. Commissioner May asked if they are adding a sidewalk. Mr. Kruse stated that they are adding a sidewalk. Commissioner May asked if the property would only be used as office and not as a living area. Dr. Blair Handy, 104 Blackstone Creek Rd., Groveland, stated that there will be no one living on the property. Commissioner Colby stated that he is in favor of the ordinance and the resolution. Vice -Chair Niemiec asked about landscaping. Mr. Walker stated that they will put in landscaping as required by code. Dr. Handy stated that they will do landscape based on code and will let it grow to shield the parking. Vice -Chair Niemiec stated that the parking will be upfront rather than behind the building like the dentist office. He questioned about medical waste. Page - 4 Planning & Zoning Commission June 3, 2025 Dr. Handy stated that there would be no medical waste. Commissioner Cramer stated the proposed plan appears to align with the City's goals with providing a transition from more intense commercial and residential in this area. He stated he would like to see a time limit on the conditional use permit. City Attorney Waugh stated that it is possible to include an expiration date. He stated would have to tie to the health, safety, and welfare for the property to lose an entitlement. Commissioner Hoisington stated that she is in support of this project. Commissioner Tidona asked if there will be any modifications to the interior that will impact building and fire codes. Mr. Walker stated that the building code will require the ADA accessibility so there will be modifications. Commissioner Tidona stated that if they can put the five parking spaces in without taking out the tree, he would prefer that. Chair Bain stated the idea of the conditions brought up by Commissioner Cramer is worthy of some conversation. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-022 963 W. Juniata St. Small-scale Comprehensive Plan Amendment; Moved by Commissioner Cramer, Seconded by Commissioner Colby. Motion passed 7-0. MOTION TO RECOMMEND APPROVAL of Resolution No. 2025-011R 963 W. Juniata St Conditional Use Permit; Moved by Commissioner Cramer, Seconded by Commissioner Niemiec. Motion passed 7-0. DISCUSSION OF NON -AGENDA ITEMS There were no discussions of non -agenda i ADJOURNMENT — 7:54 pm ATTEST: Page - 5