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03-04-2008 Regular MeetingCity of Clermont MINUTES PLANNING AND ZONING COMMISSION March 4, 2008 Page 1 The meeting of the Planning & Zoning Commission was called to order Tuesday March 4, 2008 at 7:00 p.m. by Chairman David Pape. Members present were Bill Banzhaf, Robert Boyatt, Bill Gray, David Outlaw, Judy Proli and Cuqui Whitehead. Also in attendance were Curt Henschel, City Planner, Barbara Hollerand, City Planner, Dan Mantzaris, City Attorney, and Rae Chidlow, Administrative Assistant. MINUTES of the Planning and Zoning Commission meeting held February 5, 2008 were approved as written. REPORTS There were no reports. Judy Proli introduced herself to the other Board members. 1. REQUEST FOR CONDITIONAL USE PERMIT OWNER: Citrus Commercial Center, LLC APPLICANT: Dr. Raquel M. Fox, DVM REQUESTED ACTION: A request for a CUP in C-2 (General Commercial) to allow for a Veterinary /Kennel facility. EXISTING ZONING: C-2 (General Commercial) LOCATION: 1381 Citrus Tower Boulevard, Suite 101 EXISTING LAND USE: 8,000 square foot office building FUTURE LAND USE DISTRICT: Undeveloped District 2 (UD-2) FUTURE LAND USE CLASSIFICATION: Commercial City planner Curt Henschel stated that the applicant requests a CUP for aveterinarian/ kennel business in C-2 (General Commercial) zoning district. He said the parcel currently has an 8,000 sq. ft. building that is used for a mixture of professional office and medical uses. Mr. Henschel stated the applicant proposed to provide vaccinations, surgery, dental care, senior care, and routine medical care of domestic dogs, cats, and small animals. Overnight care is proposed for surgical patients and ill patients. In order for the applicant to establish clientele, boarding of animals is proposed to promote the veterinarian business. Mr. Henschel stated that staff recommends APPROVAL of the request for a CUP to allow aveterinary/ kennel business on this C-2 (General Commercial) zoned parcel. The property has the proper land use and zoning designations. The proposed use is appropriate at this location; therefore, staff recommends approval with the following conditions. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 4, 2008 Page 2 John Fox, 11325 Sipe Ln., Howey in the Hills, stated he was here to answer any questions. Commissioner Banzhaf asked about the dog walk. He stated it looks like you cross the parking lot to get to the dog walk behind the hedges. Mr. Fox stated that you exit the back of the building, exit down the sidewalk and then there is a walk area adjacent to the north side of the building as well as a walk area to the back of the property. He stated the agreement with the landlord is that those areas will be monitored on a routine basis and kept up by normal maintenance of the area. Commissioner Boyatt asked how many animals will be boarded. Mr. Fox stated that the main practice is veternarian practice. He stated they will typically house about a dozen ill animals and surgical patients, with a maximum of up to 20 animals. However, he stated the layout of the facilities will dictate how many they will be able to house at one time. Commissioner Gray asked how many square feet the facility is. Mr. Fox stated that it is 2,000 square feet. Chairman Pape asked who the other tenants were in the building. Mr. Henschel stated there was an insurance office, an oral surgeon and a dentist. Mr. Fox stated that the dentist is the owner of the building. Commissioner Proli asked how the other tenants would feel about the noise from the animals. Mr. Fox stated that this had been discussed with the other tenants and it is a concern of the owner of the property. He stated that the kennel facility would have to be positioned in the back of the building. He stated they are buffered on the north side by a stairwell that goes up to the second floor. He said they would have to use some type of sound barrier to buffer the noise from the oral surgeon that is next to him. Commissioner Whitehead asked if they would be available for after hour's emergencies. Mr. Fox stated that they would be there for regular business hours; however, there may be an occasional exception. He stated there is an emergency facility located in Leesburg. Commissioner Whitehead asked if the walking area would be kept clean. Mr. Fox stated that the area is maintained by the common area maintenance fees and they made a commitment to the owner of the building to monitor those areas on a routine basis and keep it clean. Commissioner Jones moved to approve the request, seconded by Commissioner Gray. The vote was 7-1 to recommend for approval to City Council, with Commissioner Boyatt opposing. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 4, 2008 Page 3 2. REQUEST FOR COMPREHENSIVE PLAN AMENDMENT 08-1 Large-Scale Amendment... City planner Barbara Hollerand stated that this is a large-scale comprehensive plan amendment at the transmittal stage. She mentioned that a visioning meeting is being planned for later this month to begin the process of rewriting the comprehensive plan. Planning & Zoning Commission are encouraged to attend the meeting. She stated that it will go before the City Council at the end of the month and, if approved, will be back to the Council for adoption in May or June. Ms. Hollerand explained to the public the Florida Department of Community Affairs citizen courtesy information list form. She stated that they could provide their name and address on one of these forms and the Florida Department of Community Affairs will let them know when the Notice of Intent will be published in the Orlando Sentinel. Ms. Hollerand said this is an administrative amendment for text changes to the Future Land Use Element. She stated that the proposed amendment adds policies the Goals, Objectives and Policies pertaining to preservation of historic resources. Ms. Hollerand said the City adopted a historic preservation ordinance in 2001. However, the Future Land Use Element of the City's comprehensive plan currently contains only three policies addressing the protection of historic resources. She said no new historic preservation policies have been added since adoption of the comprehensive plan in 1991. Ms. Hollerand stated that since annexations can potentially bring additional historic resources into City, it is important to have comprehensive plan policies that address their protection and preservation. She said the City's Inland Groves park property is an example of a property that could potentially be included on the Florida Master Site File for possessing "cultural resources." Ms. Hollerand said last month, the Council approved a contract for an archeological assessment of the second phase of Inland Groves. Should "cultural resources" be found on the property-or if there is a strong likelihood that they might be found on the property-the City could earn 10-15 additional points on its application for the Phase II property. She stated that five of these additional points are granted if the local government has policies in its comprehensive plan that support the preservation of historic resources. Ms. Hollerand stated that upon Council approval, this amendment would be transmitted for review by the Florida Department of Community Affairs (DCA), Lake County and the five reviewing agencies. She stated that DCA would issue an Objections, Recommendations and Comments letter on the proposed amendment around May, and it could come back to the Council for adoption (and batching with any other transmitted large-scale amendments) in the summer. Ms. Hollerand said that Staff recommends approval of the text changes to the Goals, Objectives and Policies of the Future Land Use Element. Commissioner Boyatt asked for an example of a cultural resource. City of Clermont MINUTES PLANNING AND ZONING COMMISSION March 4, 2008 Page 4 Ms. Hollerand stated that it could be an artifact from Indians or even a later period. She stated that anything that is over 50 years old could be considered historic resource. Commissioner Outlaw asked about future developments coming into the City. He asked if future developers would be required to do an archeological review. Ms. Hollerand said that this was not the intent of this amendment, which was solely to update the plan's policies for the Inland Groves grant. Ms. Hollerand stated that as the comprehensive plan is rewritten in the next year, historic preservation may immerge as an issue, but right now, the proposed amendment is to support the grant efforts. Commissioner Whitehead moved to approve the request, seconded by Commissioner Boyatt. The vote was unanimous to recommend for approval to City Council. Chairman Pape asked for nominations for Chairman. He was nominated and he accepted. Chairman Pape asked for nominations for Vice-chairman. David Outlaw was nominated and he accepted. There being no further business, the meeting was adjourned at 7:25. ATTEST: Ra Chidlow -Administrative Assistant