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

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

· **First Baptist Church ALF denied for the third time -- Hartwood Marsh corridor development resistance intensifies:** Despite staff reversing from prior denial recommendations to approval, the PZC voted 4-1 to recommend denial. Each iteration has been larger than the last (6.19 acres to 8.44 acres, 62,000 sf to 160,000 sf), yet community opposition has remained firm. Hartwood Marsh Road infrastructure capacity is the central chokepoint -- any significant development at this intersection faces organized resident resistance regardless of project merit. · **Hartwood Marsh Road emerges as Clermont's most contested growth corridor:** 17 public speakers (highest attendance of any 2024 meeting so far) signals this area is a flashpoint. The road's limited capacity, combined with surrounding neighborhoods (Kingston Ridge, Hartwood Pines, Powderhorn Place, Linwood Trace), creates a coalition of opposition that will challenge any density increase in this zone. · **Aging population facility demand is real but location-constrained:** Commissioner Grube was the sole vote against denial, arguing the aging population needs this facility type. The board acknowledged the need but rejected this location three times. This signals that senior living facilities face the same NIMBY dynamics as other density-increasing projects -- the demand exists but acceptable sites are politically scarce. · **River Church CUP tabled for the third consecutive meeting:** Three consecutive tablings suggest either applicant uncertainty or behind-the-scenes negotiations. This item will eventually be withdrawn (confirmed in July minutes).

Meeting Reading

Clermont Planning and Zoning Commission

June 4, 2024

3 items on the agenda

**First Baptist Church ALF denied for the third time -- Hartwood Marsh corridor development resistance intensifies:** Despite staff reversing from prior denial recommendations to approval, the PZC voted 4-1 to recommend denial. Each iteration has been larger than the last (6.19 acres to 8.44 acres, 62,000 sf to 160,000 sf), yet community opposition has remained firm. Hartwood Marsh Road infrastructure capacity is the central chokepoint -- any significant development at this intersection faces organized resident resistance regardless of project merit.
**Hartwood Marsh Road emerges as Clermont's most contested growth corridor:** 17 public speakers (highest attendance of any 2024 meeting so far) signals this area is a flashpoint. The road's limited capacity, combined with surrounding neighborhoods (Kingston Ridge, Hartwood Pines, Powderhorn Place, Linwood Trace), creates a coalition of opposition that will challenge any density increase in this zone.
**Aging population facility demand is real but location-constrained:** Commissioner Grube was the sole vote against denial, arguing the aging population needs this facility type. The board acknowledged the need but rejected this location three times. This signals that senior living facilities face the same NIMBY dynamics as other density-increasing projects -- the demand exists but acceptable sites are politically scarce.

On June 4, 2024, City of Clermont's Planning and Zoning Commission considered 3 agenda items. **First Baptist Church ALF denied for the third time -- Hartwood Marsh corridor development resistance intensifies:** Despite staff reversing from prior denial recommendations to approval, the PZC voted 4-1 to recommend denial. Each iteration has been larger than the last (6.19 acres to 8.44 acres, 62,000 sf to 160,000 sf), yet community opposition has remained firm. Hartwood Marsh Road infrastructure capacity is the central chokepoint -- any significant development at this intersection faces organized resident resistance regardless of project merit. **Hartwood Marsh Road emerges as Clermont's most contested growth corridor:** 17 public speakers (highest attendance of any 2024 meeting so far) signals this area is a flashpoint. The road's limited capacity, combined with surrounding neighborhoods (Kingston Ridge, Hartwood Pines, Powderhorn Place, Linwood Trace), creates a coalition of opposition that will challenge any density increase in this zone. **Aging population facility demand is real but location-constrained:** Commissioner Grube was the sole vote against denial, arguing the aging population needs this facility type. The board acknowledged the need but rejected this location three times. This signals that senior living facilities face the same NIMBY dynamics as other density-increasing projects -- the demand exists but acceptable sites are politically scarce.

CHANGE LENS

THE READINGmeeting record

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

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 of 7 commissioners present) Duration: ~2 hours 23 minutes (6:32 PM -- 8:55 PM)

Attendance

Present: Chair Krzyminski, Vice-Chair Niemiec, Commissioner Bain, Commissioner Colby, Commissioner Grube
Absent: Commissioner Guerrero, Commissioner Norton
Staff Present: Planning Manager Kruse, Senior Planner McGruder, City Attorney Mantzaris, Planning Coordinator Heard

Agenda Items

Item 1: Resolution No. 2024-013R -- The River Church CUP (Tabled)

Type: CUP
Case Number: Resolution 2024-013R
Action: Tabled to July 2, 2024
Vote: 5-0
Notable Discussion: Third consecutive tabling. Vice-Chair Niemiec asked what happens if July meeting is cancelled; City Attorney said it would roll to August.

Item 2: Ordinance No. 2024-018 -- First Baptist Church SSCPA

Type: Comp-plan-amendment
Case Number: Ordinance 2024-018
Location: Southeast corner of Hartwood Marsh Road and Hancock Road (First Baptist Church campus)
Applicant: First Baptist Church of Clermont, Inc. (represented by Robin Drage, Esq., Shuffield Lowman; Don Lawson, LGA/N21 Group; Dave Wright, Traffic Impact Group)
Request: Small Scale CPA from Low Density Residential (3 du/acre) to High Density Residential (12 du/acre) for 8.44 acres to allow development of an assisted living facility with memory care and 53 independent living units through a companion PUD rezoning
Current Future Land Use: Low Density Residential
Proposed Future Land Use: High Density Residential
Acreage: 8.44 acres
Staff Recommendation: Approve
Action: Denied (recommendation of denial to City Council)
Vote: 4-1 (Commissioner Grube opposing the denial motion; Guerrero and Norton absent)
Notable Discussion: This is the THIRD iteration of an assisted living facility at this location: (1) 2019 proposal denied 7-0 by PZC, (2) 2020 proposal denied 4-2. Current proposal is the largest yet: 8.4 acres (up from 6.19), three three-story buildings, one one-story memory care, one one-story common area, 160,000 sf total (up from 62,000 in 2020), 55-foot max height. Commissioner Bain provided detailed history of all three proposals and noted staff recommended denial in prior iterations but now recommends approval. Staff cited relocation to a more central portion of the church site (not adjacent to residential) as the reason for changed recommendation. 17 public speakers (5 in favor, 12 opposed). Opposition focused on Hartwood Marsh Road traffic congestion, infrastructure inadequacy, building height/density concerns, and insufficient community engagement. Supporters emphasized aging population needs and tax revenue benefits. Traffic engineer stated project generates half the trips of equivalent single-family development.

Item 3: Ordinance No. 2024-019 -- First Baptist Church PUD Rezoning

Type: PUD
Case Number: Ordinance 2024-019
Location: Southeast corner of Hartwood Marsh Road and Hancock Road
Applicant: First Baptist Church of Clermont, Inc.
Request: Rezoning from R-1 Single Family Medium Density to PUD for an assisted living facility (124 beds ALF/memory care plus 53 independent living units in two phases), maximum 160,000 sf total building area, maximum 55-foot height, 50-foot building setbacks
Current Zoning: R-1 Single Family Medium Density
Proposed Zoning: PUD
Acreage: 8.44 acres
Staff Recommendation: Approve
Action: Denied (recommendation of denial to City Council)
Vote: 4-1 (Commissioner Grube opposing the denial motion; Guerrero and Norton absent)
Conditions: N/A (denied)
Notable Discussion: Church intends to sell the 8.44 acres to LGA (Lawson Group Architects) for development of a for-profit, faith-based senior living community. Property would move from nonprofit to tax rolls. Parking: 31 spaces for 124-bed ALF/memory care, 80 spaces (1.5 per unit) for 53 independent living units, 112 total. Traffic deemed de minimis. Commissioner Colby cited size, commercial-like intensity, and infrastructure issues. Vice-Chair Niemiec questioned the three-story height and faith-based definition. Commissioner Bain could not support based on unresolved conflicts from prior denials. Only Commissioner Grube voted against denial, arguing aging population need outweighs concerns.

Public Hearings Summary

Number of speakers: 17 (5 in favor, 12 opposed -- all for First Baptist Church ALF)
General sentiment: Strongly opposed; Hartwood Marsh Road traffic/infrastructure is dominant concern
Key concerns:
- Hartwood Marsh Road traffic congestion -- already overburdened
- Building height (55 feet / three stories) incompatible with surrounding single-family residential
- Infrastructure inadequacy (ambulance response, fire department access)
- Insufficient community notification and engagement
- Repeated project submissions after prior denials (third attempt)
- Light pollution, noise, and construction traffic impacts

Key Signals

First Baptist Church ALF denied for the third time -- Hartwood Marsh corridor development resistance intensifies: Despite staff reversing from prior denial recommendations to approval, the PZC voted 4-1 to recommend denial. Each iteration has been larger than the last (6.19 acres to 8.44 acres, 62,000 sf to 160,000 sf), yet community opposition has remained firm. Hartwood Marsh Road infrastructure capacity is the central chokepoint -- any significant development at this intersection faces organized resident resistance regardless of project merit.
Hartwood Marsh Road emerges as Clermont's most contested growth corridor: 17 public speakers (highest attendance of any 2024 meeting so far) signals this area is a flashpoint. The road's limited capacity, combined with surrounding neighborhoods (Kingston Ridge, Hartwood Pines, Powderhorn Place, Linwood Trace), creates a coalition of opposition that will challenge any density increase in this zone.
Aging population facility demand is real but location-constrained: Commissioner Grube was the sole vote against denial, arguing the aging population needs this facility type. The board acknowledged the need but rejected this location three times. This signals that senior living facilities face the same NIMBY dynamics as other density-increasing projects -- the demand exists but acceptable sites are politically scarce.
River Church CUP tabled for the third consecutive meeting: Three consecutive tablings suggest either applicant uncertainty or behind-the-scenes negotiations. This item will eventually be withdrawn (confirmed in July minutes).

[THE READING]meeting record