What were the most significant items on the Clermont Planning and Zoning Commission agenda for January 2024?

Q: What were the most significant items on the Clermont Planning and Zoning Commission agenda for January 2024?

· **SR 50 corridor hotel expansion signals sustained tourism/business travel demand:** Unanimous approval of a fifth hotel (112-room Towneplace Suites by Marriott) within a one-mile radius along SR 50 reflects strong lodging demand driven by South Lake Hospital, National Training Center, and Lake-Sumter State College proximity. The project replaces older residential homes and a law office -- corridor transition from residential to commercial continues. · **Lennar Swap PUD at Wellness Way sets the scale for south Clermont growth:** 699-unit 55+ active adult community on 247 acres with a dedicated 15-acre elementary school site and potential high school site signals that Wellness Way is transitioning from planning concept to large-scale construction. The $1.29M Community Benefit Agreement and Hancock Road completion commitment indicate infrastructure investment is following residential density. · **Food truck regulations remain unresolved -- market demand outpacing code:** The 5-2 approval of a food truck park against staff recommendation (staff wanted denial) highlights the gap between Clermont's code (which requires all uses in enclosed buildings) and the emerging outdoor dining/entertainment trend. The board recognized the concept's value but the parking formula conflict signals future code amendment needs. · **Downtown CBD commercial investment accelerating:** Two CBD-area projects (7th Street Commercial and Plaza Collina PUD amendment) both approved, signaling active commercial infill along the SR 50 corridor and downtown. The parking agreement for 7th Street suggests the City is actively facilitating downtown density. · **Tree replacement fund expansion reflects maturing environmental policy:** The amendment allowing replacement fees to fund broader landscaping (not just trees) on public property signals the city's urban canopy program is evolving from simple replacement to comprehensive public landscape investment.

Meeting Reading

Clermont Planning and Zoning Commission

January 4, 2024

8 items on the agenda

**SR 50 corridor hotel expansion signals sustained tourism/business travel demand:** Unanimous approval of a fifth hotel (112-room Towneplace Suites by Marriott) within a one-mile radius along SR 50 reflects strong lodging demand driven by South Lake Hospital, National Training Center, and Lake-Sumter State College proximity. The project replaces older residential homes and a law office -- corridor transition from residential to commercial continues.
**Lennar Swap PUD at Wellness Way sets the scale for south Clermont growth:** 699-unit 55+ active adult community on 247 acres with a dedicated 15-acre elementary school site and potential high school site signals that Wellness Way is transitioning from planning concept to large-scale construction. The $1.29M Community Benefit Agreement and Hancock Road completion commitment indicate infrastructure investment is following residential density.
**Food truck regulations remain unresolved -- market demand outpacing code:** The 5-2 approval of a food truck park against staff recommendation (staff wanted denial) highlights the gap between Clermont's code (which requires all uses in enclosed buildings) and the emerging outdoor dining/entertainment trend. The board recognized the concept's value but the parking formula conflict signals future code amendment needs.

On January 4, 2024, City of Clermont's Planning and Zoning Commission considered 8 agenda items. **SR 50 corridor hotel expansion signals sustained tourism/business travel demand:** Unanimous approval of a fifth hotel (112-room Towneplace Suites by Marriott) within a one-mile radius along SR 50 reflects strong lodging demand driven by South Lake Hospital, National Training Center, and Lake-Sumter State College proximity. The project replaces older residential homes and a law office -- corridor transition from residential to commercial continues. **Lennar Swap PUD at Wellness Way sets the scale for south Clermont growth:** 699-unit 55+ active adult community on 247 acres with a dedicated 15-acre elementary school site and potential high school site signals that Wellness Way is transitioning from planning concept to large-scale construction. The $1.29M Community Benefit Agreement and Hancock Road completion commitment indicate infrastructure investment is following residential density. **Food truck regulations remain unresolved -- market demand outpacing code:** The 5-2 approval of a food truck park against staff recommendation (staff wanted denial) highlights the gap between Clermont's code (which requires all uses in enclosed buildings) and the emerging outdoor dining/entertainment trend. The board recognized the concept's value but the parking formula conflict signals future code amendment needs.

CHANGE LENS

THE READINGmeeting record

City of Clermont Planning and Zoning Commission -- January 4, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 7 commissioners present) Duration: ~2 hours (6:32 PM -- 8:33 PM)

Attendance

Present: Chair Krzyminski, Vice-Chair Niemiec, Commissioner Colby, Commissioner Grube, Commissioner Guerrero, Commissioner McAllister, Commissioner Norton
Absent: None
Staff Present: City Attorney Mantzaris, Development Services Director Henschel, Planning Manager Kruse, Senior Planner McGruder, Planning Coordinator Heard

Agenda Items

Item 1: Resolution No. 2024-002R -- Patio Food Truck Park CUP

Type: CUP
Case Number: Resolution 2024-002R
Location: 2531 South US Highway 27 (part of Clermont Crossing Master Development Plan)
Applicant: Nicoletta Buonaccordo (engineer: Dustin Culver, PE, Culver Engineering)
Request: Conditional Use Permit for an open-air food truck park with up to 16 food trucks, outdoor seating, a bar, and live entertainment on a 2.45-acre vacant parcel in a PUD with C-2 General Commercial permitted uses
Current Zoning: PUD with C-2 General Commercial permitted uses
Future Land Use: Commercial
Acreage: 2.45 acres
Staff Recommendation: Denial (parking deficiency -- 76 spaces proposed vs. 89 required based on Orlando formula of 5 spaces per 1,000 sf)
Action: Approved with conditions (against staff recommendation)
Vote: 5-2 (McAllister and Niemiec opposing)
Conditions: Project shall meet the parking formula
Notable Discussion: Staff recommended denial due to parking shortfall and the outdoor food truck concept not fitting the C-2 code requirement that all uses be within enclosed buildings. Applicant's engineer argued 76 spaces are adequate based on comparable projects (40 spaces per 8 trucks). Commissioners generally liked the concept but had concerns about parking, pedestrian safety from BJ's lot crossover, restroom adequacy (3 stalls deemed insufficient by Grube), and potential unfairness to adjacent restaurants (McAllister). Commissioner Norton and Chair Krzyminski saw potential benefits to surrounding businesses. Staff clarified they could support 8 food trucks which would meet parking requirements. City Attorney noted the resolution referenced 8 trucks. Board approved with parking formula compliance condition. No public speakers.

Item 2: Ordinance No. 2024-002 -- Palm Plaza Development SSCPA

Type: Comp-plan-amendment
Case Number: Ordinance 2024-002
Location: Northwest and northeast of SR 50 and Omar Street
Applicant: Clermont Hotels LLC (Rick McCoy, McCoy & Associates)
Request: Small Scale Comprehensive Plan Amendment from Lake County Regional Commercial and City Residential/Professional to City Commercial Future Land Use for approximately 4 acres to develop a 112-room hotel (Towneplace Suites by Marriott) and sit-down restaurant
Current Future Land Use: Lake County Regional Commercial / City Residential/Professional
Proposed Future Land Use: City Commercial
Acreage: ~4 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Heard together with Items 3 and 4 (rezoning and CUP for the same project). Property consists of older residential homes, a law office, and vacant property -- all to be discontinued.

Item 3: Ordinance No. 2024-003 -- Palm Plaza Development Rezoning

Type: Rezoning
Case Number: Ordinance 2024-003
Location: Northwest and northeast of SR 50 and Omar Street
Applicant: Clermont Hotels LLC
Request: Rezoning from Urban Estate Low Density Residential UE/R-3 Residential/Professional (with portion already C-2) to C-2 General Commercial for a 112-room hotel and restaurant
Current Zoning: Urban Estate / R-3 Residential/Professional (partial C-2)
Proposed Zoning: C-2 General Commercial
Acreage: 4.07 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Majority of SR 50 corridor zoning is already C-2. Traffic study showed de minimis impact (50 AM / 74 PM peak hour trips). Cross-access connection to Oakley Seaver/SR 50 signalized intersection required.

Item 4: Resolution No. 2024-001R -- Palm Plaza Development CUP

Type: CUP
Case Number: Resolution 2024-001R
Location: Northwest and northeast of SR 50 and Omar Street
Applicant: Clermont Hotels LLC
Request: CUP to allow a 70,000 sf, four-story, 112-room Towneplace Suites by Marriott hotel exceeding 20,000 sf in C-2 General Commercial; variance for 12 parking spaces per row instead of 10 before landscape island
Current Zoning: C-2 General Commercial (upon rezoning approval)
Acreage: 4.07 acres
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 7-0
Conditions: Language prohibiting outside speaker systems, sound amplification systems and/or broadcasting devices within the outdoor tiki bar and pool deck area
Notable Discussion: Four existing hotels within one mile (Fairfield Inn, Holiday Inn, Home2Suites, Hampton Inn). Vice-Chair Niemiec raised concerns about tiki bar noise/lighting affecting adjacent residential. Heavily wooded steep grade provides natural buffer, with retaining walls and berms planned. No public speakers.

Item 5: Ordinance No. 2023-025 -- Lennar Swap PUD Rezoning

Type: PUD
Case Number: Ordinance 2023-025
Location: East of US Hwy 27, 1.5 miles south of Hartwood Marsh Road (Wellness Way Area Plan)
Applicant: VHB (for Lennar)
Request: Rezoning to PUD for up to 699 dwelling units (55+ active adult gated community) and up to 229,000 sf of non-residential uses including a 15-acre elementary school site; waivers for private streets with gates and cut/fill exceeding 10 feet on up to 17.2% of site
Current Zoning: [Wellness Way area -- annexation]
Proposed Zoning: PUD
Future Land Use: Wellness Way Neighborhood District / Multi Use W District
Acreage: 247 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Conditions: Community Benefit Agreement of $15,000 per dwelling unit for 86 additional units ($1,290,000 total) for offsite improvements; right-of-way donation for Hancock Road improvements
Notable Discussion: Base density 605 units, with 20% density bonus per Policy 2.3.2 bringing total to 699. Lake County School Board under contract for 15-acre elementary school site, also in early discussions for potential high school site on western portion. Developer working with Lake County on Hancock Road Segments E and F to complete connection from Hartwood Marsh to Wellness Way. Commissioner McAllister noted the irony of building a 55+ community adjacent to an elementary school. HOA responsible for streetlight maintenance. No public speakers.

Item 6: Resolution No. 2023-041R -- Plaza Collina PUD Amendment CUP

Type: CUP
Case Number: Resolution 2023-041R
Location: North side of SR 50, east of Magnolia Pointe Boulevard, west of Lake Boulevard (Plaza Collina Mixed Use)
Applicant: KPM Franklin (Jonathan Huels, Esq., Lowndes Law)
Request: Amendment to Plaza Collina PUD to allow internal shared drive aisles and reduced landscape buffers for Pods F and H for restaurants, offices, and commercial uses
Current Zoning: PUD with C-2 General Commercial uses
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Shared driveways will decrease driveway cuts along north frontage road and improve interconnectivity. Chair Krzyminski raised traffic flow safety concerns; applicant explained proposal creates more efficient internal traffic flow. No public speakers.

Item 7: Resolution No. 2023-042R -- 7th Street Commercial CUP

Type: CUP
Case Number: Resolution 2023-042R
Location: Central Business District (CBD)
Applicant: Nexbiz LLC (Jayson Stringfellow)
Request: CUP to allow a 4,950 sf retail and restaurant building exceeding 3,000 sf in the CBD
Future Land Use: Downtown Mixed-Use
Acreage: 0.217 acres
Staff Recommendation: Approve
Action: Approved
Vote: 6-1 (Niemiec opposing)
Notable Discussion: City has a parking agreement with adjacent lot -- no additional parking needed. Niemiec opposed over parking concerns. Building maximum is 5,500 sf. No public speakers.

Item 8: Ordinance No. 2023-032 -- LDC Amendment: Tree Removal & Replacement

Type: LDC-amendment
Case Number: Ordinance 2023-032
Location: Citywide
Applicant: City staff
Request: Amend Section 123-102 to allow tree replacement fees to also be used for landscaping materials (plants, shrubs, and associated materials) on public property, not just tree planting
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 7-0
Conditions: "Associated materials" revised to "associated materials necessary for the health of planting live material"
Notable Discussion: Vice-Chair Niemiec asked about fund allocation (estimated ~80% for trees). Chair Krzyminski and City Attorney Mantzaris debated terminology to ensure funds stay within living vegetation intent. One public speaker (Otis Taylor) supported clarifying the language with line-by-line items.

Public Hearings Summary

Number of speakers: 2 (1 for Tree Removal amendment, 1 applicant representative for food truck park)
General sentiment: Supportive of most projects; parking and traffic were recurring concerns
Key concerns:
- Food truck park parking adequacy and safety for pedestrians crossing from BJ's lot
- Palm Plaza hotel tiki bar noise/lighting impact on adjacent residential neighborhood
- Tree replacement fund language precision

Key Signals

SR 50 corridor hotel expansion signals sustained tourism/business travel demand: Unanimous approval of a fifth hotel (112-room Towneplace Suites by Marriott) within a one-mile radius along SR 50 reflects strong lodging demand driven by South Lake Hospital, National Training Center, and Lake-Sumter State College proximity. The project replaces older residential homes and a law office -- corridor transition from residential to commercial continues.
Lennar Swap PUD at Wellness Way sets the scale for south Clermont growth: 699-unit 55+ active adult community on 247 acres with a dedicated 15-acre elementary school site and potential high school site signals that Wellness Way is transitioning from planning concept to large-scale construction. The $1.29M Community Benefit Agreement and Hancock Road completion commitment indicate infrastructure investment is following residential density.
Food truck regulations remain unresolved -- market demand outpacing code: The 5-2 approval of a food truck park against staff recommendation (staff wanted denial) highlights the gap between Clermont's code (which requires all uses in enclosed buildings) and the emerging outdoor dining/entertainment trend. The board recognized the concept's value but the parking formula conflict signals future code amendment needs.
Downtown CBD commercial investment accelerating: Two CBD-area projects (7th Street Commercial and Plaza Collina PUD amendment) both approved, signaling active commercial infill along the SR 50 corridor and downtown. The parking agreement for 7th Street suggests the City is actively facilitating downtown density.
Tree replacement fund expansion reflects maturing environmental policy: The amendment allowing replacement fees to fund broader landscaping (not just trees) on public property signals the city's urban canopy program is evolving from simple replacement to comprehensive public landscape investment.

[THE READING]meeting record