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

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

· **Waterbrooke Phase 7 narrowly survives -- community resistance to continued suburban expansion:** The 4-3 rezoning vote (closest possible for approval with 7 members) signals growing commissioner resistance to continued large-subdivision expansion at Clermont's edges. Eight public speakers from Johns Lake Road neighborhoods opposed the project, citing wildlife displacement, traffic, and quality-of-life impacts. The developer's reduction from 102 to 62 units was not enough for three commissioners. · **Live Local Act response signals Clermont's preemptive density reduction strategy:** The city is simultaneously adopting LLA compliance procedures AND reducing maximum densities in the Comprehensive Plan. Since the LLA allows developers to build at the city's highest permitted density, Clermont is strategically lowering that ceiling. This is a defensive posture that could shape what affordable housing projects look like in the city. · **Self-storage demand on the US-27/Hooks Street corridor continues:** The Hooks Street self-storage approval (7-0) is one of multiple self-storage facilities along the US-27 corridor in 2024, reflecting both population growth driving storage demand and the commercial real estate market gravitating toward low-traffic, low-risk use types on highway-adjacent parcels. · **New Commissioner Bain immediately influential:** In his first meeting, Commissioner Bain proposed the enhanced buffer condition that shaped the Waterbrooke Phase 7 approval and asked pointed questions about the Live Local Act. His arrival appears to shift the board's dynamics toward more community-protective conditions. · **Clermont downtown showing investment momentum:** The new Salt Shack restaurant opening drew multiple commissioner comments as a positive milestone, and the existing auto repair facelift on a 1961 building signals downtown reinvestment reaching beyond new construction.

Meeting Reading

Clermont Planning and Zoning Commission

February 6, 2024

8 items on the agenda

**Waterbrooke Phase 7 narrowly survives -- community resistance to continued suburban expansion:** The 4-3 rezoning vote (closest possible for approval with 7 members) signals growing commissioner resistance to continued large-subdivision expansion at Clermont's edges. Eight public speakers from Johns Lake Road neighborhoods opposed the project, citing wildlife displacement, traffic, and quality-of-life impacts. The developer's reduction from 102 to 62 units was not enough for three commissioners.
**Live Local Act response signals Clermont's preemptive density reduction strategy:** The city is simultaneously adopting LLA compliance procedures AND reducing maximum densities in the Comprehensive Plan. Since the LLA allows developers to build at the city's highest permitted density, Clermont is strategically lowering that ceiling. This is a defensive posture that could shape what affordable housing projects look like in the city.
**Self-storage demand on the US-27/Hooks Street corridor continues:** The Hooks Street self-storage approval (7-0) is one of multiple self-storage facilities along the US-27 corridor in 2024, reflecting both population growth driving storage demand and the commercial real estate market gravitating toward low-traffic, low-risk use types on highway-adjacent parcels.

On February 6, 2024, City of Clermont's Planning and Zoning Commission considered 8 agenda items. **Waterbrooke Phase 7 narrowly survives -- community resistance to continued suburban expansion:** The 4-3 rezoning vote (closest possible for approval with 7 members) signals growing commissioner resistance to continued large-subdivision expansion at Clermont's edges. Eight public speakers from Johns Lake Road neighborhoods opposed the project, citing wildlife displacement, traffic, and quality-of-life impacts. The developer's reduction from 102 to 62 units was not enough for three commissioners. **Live Local Act response signals Clermont's preemptive density reduction strategy:** The city is simultaneously adopting LLA compliance procedures AND reducing maximum densities in the Comprehensive Plan. Since the LLA allows developers to build at the city's highest permitted density, Clermont is strategically lowering that ceiling. This is a defensive posture that could shape what affordable housing projects look like in the city. **Self-storage demand on the US-27/Hooks Street corridor continues:** The Hooks Street self-storage approval (7-0) is one of multiple self-storage facilities along the US-27 corridor in 2024, reflecting both population growth driving storage demand and the commercial real estate market gravitating toward low-traffic, low-risk use types on highway-adjacent parcels.

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THE READINGmeeting record

City of Clermont Planning and Zoning Commission -- February 6, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 7 commissioners present) Duration: ~2 hours 9 minutes (6:30 PM -- 8:39 PM)

Attendance

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

Agenda Items

Item 1: Ordinance No. 2023-030 -- Waterbrooke Phase 7 SSCPA

Type: Comp-plan-amendment
Case Number: Ordinance 2023-030
Location: Southeast corner of Waterbrooke subdivision, adjacent to Phase 6B
Applicant: Mattamy Orlando LLC (Alex Stringfellow)
Request: Small Scale Comprehensive Plan Amendment from Lake County Rural to City Low Density Residential (up to 3 du/acre) for 23.95 acres to add Phase 7 with 62 single-family homes to the existing Waterbrooke subdivision
Current Future Land Use: Lake County Rural
Proposed Future Land Use: City Low Density Residential
Acreage: 23.95 acres
Staff Recommendation: Approve
Action: Approved
Vote: 5-2 (Chair Krzyminski and Vice-Chair Niemiec opposing)
Notable Discussion: Originally proposed at 102 units, reduced to 62. Significant public opposition from Johns Lake Road residents (8 speakers). Attorney Timothy Hoban requested 50-foot natural buffer on south and west boundaries. Concerns centered on wildlife displacement (coyotes eating neighbors' goats after prior phases), traffic, school overcrowding, and peace/quiet disruption. Developer offered 25-foot enhanced buffer with canopy trees every 40 feet and irrigated shrubs instead of 50-foot natural buffer.

Item 2: Ordinance No. 2023-031 -- Waterbrooke Phase 7 Rezoning

Type: Rezoning
Case Number: Ordinance 2023-031
Location: Southeast corner of Waterbrooke subdivision, adjacent to Phase 6B
Applicant: Mattamy Orlando LLC
Request: Rezoning from Urban Estate (default upon annexation) to inclusion in Waterbrooke PUD for 62 additional single-family homes; total PUD increases from 1,100 to 1,165 units on 592.7 acres (1.97 du/acre overall)
Current Zoning: Urban Estate
Proposed Zoning: PUD (Waterbrooke)
Acreage: 23.95 acres
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 4-3 (Chair Krzyminski, Vice-Chair Niemiec, and Commissioner Norton opposing)
Conditions: Maintain current landscape within the 25-foot enhanced buffer on the southern and western boundaries of Phase 7 where feasibly possible engineering-wise
Notable Discussion: Closest vote of the evening. Commissioner Bain proposed the buffer condition amendment. Minimum lot widths 60 feet interior, 75 feet perimeter. Access only from within existing Phase 6 via Ray Goodgame Parkway -- no access from Island Boulevard. Anticipated construction start early 2025.

Item 3: Resolution No. 2024-003R -- JSI European Auto Repair CUP

Type: CUP
Case Number: Resolution 2024-003R
Location: C-1 Light Commercial zoning district
Applicant: Dan Hunter
Request: Amendment to existing CUP (Resolution 2010-08) to allow a covered vehicle drop-off area and facade remodel for an existing automotive repair and detail business (building constructed 1961)
Current Zoning: C-1 Light Commercial
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Characterized as a "facelift" with improved storefronts, garage doors, covered drive-through, and enhanced landscaping. No additional service bays. 10 parking spaces (9 required). Wooden fence with gates on Chestnut Street side. No public speakers.

Item 4: Ordinance No. 2024-010 -- Hooks Street Self-Storage SSCPA

Type: Comp-plan-amendment
Case Number: Ordinance 2024-010
Location: East of US Highway 27, north of Hooks Street
Applicant: Eduardo Bontempo (represented by Michael Rankin, LPG)
Request: Small Scale CPA from Lake County Regional Commercial to City Commercial for a 2.29-acre parcel for a climate-controlled self-storage facility
Current Future Land Use: Lake County Regional Commercial
Proposed Future Land Use: City Commercial
Acreage: 2.29 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0

Item 5: Ordinance No. 2024-011 -- Hooks Street Self-Storage Rezoning

Type: Rezoning
Case Number: Ordinance 2024-011
Location: East of US Highway 27, north of Hooks Street
Applicant: Eduardo Bontempo
Request: Rezoning from Lake County R-6 Urban Residential to City C-2 General Commercial for self-storage facility
Current Zoning: Lake County R-6 Urban Residential
Proposed Zoning: C-2 General Commercial
Acreage: 2.29 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0

Item 6: Resolution No. 2024-004R -- Hooks Street Self-Storage CUP

Type: CUP
Case Number: Resolution 2024-004R
Location: East of US Highway 27, north of Hooks Street
Applicant: Eduardo Bontempo
Request: CUP for a three-story, 74,400 sf, 453-unit enclosed climate-controlled self-storage facility exceeding 20,000 sf in C-2 General Commercial
Current Zoning: C-2 General Commercial (upon rezoning)
Acreage: 2.29 acres
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: Items 4-6 heard together. Traffic study showed 108 daily trips / 11 PM peak hour trips. Gated, secured, no outside storage. Ornamental metal or decorative vinyl/PVC fencing. Vice-Chair Niemiec supported the project but raised concerns about Hooks Street traffic and proximity to Wawa (frequent car accidents). No public speakers.

Item 7: Ordinance No. 2024-012 -- LDC Change: Live Local Act

Type: LDC-amendment
Case Number: Ordinance 2024-012
Location: Citywide
Applicant: City staff
Request: Amend Section 125-527 of the LDC to create local procedures for Live Local Act (Senate Bill 102) projects; replace existing workforce housing language with LLA compliance procedures including mandatory neighborhood workshop requirement
Staff Recommendation: Approve (with addition of whereas clause for LLA compliance)
Action: Approved
Vote: 7-0
Notable Discussion: Live Local Act preempts local government control over density, height, and parking for projects with 40%+ affordable housing units (30-year commitment). Staff researched other jurisdictions and added neighborhood workshop requirement so residents are informed. Commissioner Bain expressed frustration about loss of local control. City Attorney Mantzaris clarified LLA only addresses density, height, and parking -- architectural standards still apply. Some cities challenging the LLA in litigation. No public speakers.

Item 8: Ordinance No. 2024-013 -- Comprehensive Plan Text Amendment: Density

Type: Comp-plan-amendment
Case Number: Ordinance 2024-013
Location: Citywide
Applicant: City staff
Request: Reduce maximum density caps in the Comprehensive Plan by eliminating the workforce housing density bonus program and reducing density bonus within Downtown Mixed-Use District; motivated by Live Local Act adoption making previous programs unnecessary
Staff Recommendation: Approve
Action: Approved
Vote: 6-1 (Commissioner Norton opposing)
Notable Discussion: Previously allowed densities up to 40 du/acre in Downtown Mixed-Use (through density bonus) and up to 25 du/acre for workforce housing projects. Only two density bonus projects ever processed (Graff Building at 32.5 du/acre, Clermont Lumberyard at 36 du/acre). No workforce housing projects ever used. City Attorney clarified the previous density bonus is unnecessary given LLA preemptions. Staff proactively reducing density caps to limit what the LLA could reference as the city's maximum permitted density.

Public Hearings Summary

Number of speakers: 8 (all for Waterbrooke Phase 7)
General sentiment: Strong opposition to Waterbrooke Phase 7 expansion from Johns Lake Road residents; all other items had no public opposition
Key concerns:
- Waterbrooke Phase 7: wildlife displacement (coyotes, foxes attacking livestock), traffic congestion, school overcrowding, loss of peace/quiet, need for 50-foot natural buffer, tree preservation
- Live Local Act: loss of local government control over development decisions

Key Signals

Waterbrooke Phase 7 narrowly survives -- community resistance to continued suburban expansion: The 4-3 rezoning vote (closest possible for approval with 7 members) signals growing commissioner resistance to continued large-subdivision expansion at Clermont's edges. Eight public speakers from Johns Lake Road neighborhoods opposed the project, citing wildlife displacement, traffic, and quality-of-life impacts. The developer's reduction from 102 to 62 units was not enough for three commissioners.
Live Local Act response signals Clermont's preemptive density reduction strategy: The city is simultaneously adopting LLA compliance procedures AND reducing maximum densities in the Comprehensive Plan. Since the LLA allows developers to build at the city's highest permitted density, Clermont is strategically lowering that ceiling. This is a defensive posture that could shape what affordable housing projects look like in the city.
Self-storage demand on the US-27/Hooks Street corridor continues: The Hooks Street self-storage approval (7-0) is one of multiple self-storage facilities along the US-27 corridor in 2024, reflecting both population growth driving storage demand and the commercial real estate market gravitating toward low-traffic, low-risk use types on highway-adjacent parcels.
New Commissioner Bain immediately influential: In his first meeting, Commissioner Bain proposed the enhanced buffer condition that shaped the Waterbrooke Phase 7 approval and asked pointed questions about the Live Local Act. His arrival appears to shift the board's dynamics toward more community-protective conditions.
Clermont downtown showing investment momentum: The new Salt Shack restaurant opening drew multiple commissioner comments as a positive milestone, and the existing auto repair facelift on a 1961 building signals downtown reinvestment reaching beyond new construction.

[THE READING]meeting record