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

Meeting Reading

Clermont Planning and Zoning Commission

November 5, 2024

3 items on the agenda

**Self-storage dominates Clermont's 2024 commercial landscape -- saturation question emerging:** Three self-storage projects in a single year (Hooks Street Phase 1+2, Waterbrooke, US 27 Car Wash) total approximately 350,000+ sf of new storage space. Waterbrooke residents' organized opposition (6 speakers) and their claims of 8-15 existing facilities in the area suggest the market may be approaching saturation. However, the applicant's market study showing 3.94 sf/capita vs. 8.52 national average provides counter-evidence. The board's unanimous approval despite resident opposition signals they view self-storage as a legally permitted, low-impact use.
**"The Shops at Waterbrooke" becomes storage -- community expectations vs. PUD reality:** Residents who bought homes expecting walkable retail/dining were told the PUD legally permits self-storage. Commissioners explicitly said their hands were tied. This is a cautionary signal for homebuyers: PUD commercial designations do not guarantee specific use types. The gap between marketing expectations ("The Shops") and zoning reality is a recurring source of resident frustration.
**Container buildings arrive in downtown Clermont -- micro-retail precedent set:** The first shipping container CUP approval signals the city is open to non-traditional building types in the CBD. The recreational rental concept (bikes, kayaks, paddleboards) aligns with Clermont's outdoor recreation brand and downtown revitalization goals.

On November 5, 2024, City of Clermont's Planning and Zoning Commission considered 3 agenda items. **Self-storage dominates Clermont's 2024 commercial landscape -- saturation question emerging:** Three self-storage projects in a single year (Hooks Street Phase 1+2, Waterbrooke, US 27 Car Wash) total approximately 350,000+ sf of new storage space. Waterbrooke residents' organized opposition (6 speakers) and their claims of 8-15 existing facilities in the area suggest the market may be approaching saturation. However, the applicant's market study showing 3.94 sf/capita vs. 8.52 national average provides counter-evidence. The board's unanimous approval despite resident opposition signals they view self-storage as a legally permitted, low-impact use. **"The Shops at Waterbrooke" becomes storage -- community expectations vs. PUD reality:** Residents who bought homes expecting walkable retail/dining were told the PUD legally permits self-storage. Commissioners explicitly said their hands were tied. This is a cautionary signal for homebuyers: PUD commercial designations do not guarantee specific use types. The gap between marketing expectations ("The Shops") and zoning reality is a recurring source of resident frustration. **Container buildings arrive in downtown Clermont -- micro-retail precedent set:** The first shipping container CUP approval signals the city is open to non-traditional building types in the CBD. The recreational rental concept (bikes, kayaks, paddleboards) aligns with Clermont's outdoor recreation brand and downtown revitalization goals.

CHANGE LENS

THE READINGmeeting record

City of Clermont Planning and Zoning Commission -- November 5, 2024

Meeting Overview

Type: Regular Meeting Quorum: Yes (5 of 7 commissioners present) Duration: ~1 hour 24 minutes (6:30 PM -- 7:54 PM)

Attendance

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

Agenda Items

Item 1: Ordinance No. 2024-039 -- The Shops at Waterbrooke PUD Amendment

Type: PUD
Case Number: Ordinance 2024-039
Location: South of SR 50 at intersection of Emil Jahna Road (Shops at Waterbrooke, Ordinance 2017-49)
Applicant: Jimmy Crawford, Esq.
Request: Amend PUD to decrease commercial acreage and increase residential acreage; allow a three-story climate-controlled self-storage building up to 100,000 sf plus three additional smaller storage buildings (replacing the single 45,000 sf commercial building cap); add multifamily townhomes to Lots 6 and 7 (up to 12 du/acre per Commercial land use)
Current Zoning: PUD with C-2 General Commercial uses
Acreage: 45 acres (overall PUD)
Staff Recommendation: Approve
Action: Approved
Vote: 5-0 (Commissioners Guerrero and Norton absent)
Conditions: Minimum 15-foot landscape buffer with 30% additional plant materials between residential and commercial; multifamily must provide recreational facility per Comprehensive Plan Policy 1.6.4; all buildings must comply with Architectural Design Standards
Notable Discussion: Six Waterbrooke residents spoke in opposition. Concerns centered on: too many self-storage facilities nearby (residents claimed 8-15), loss of promised retail/dining/entertainment ("The Shops" becoming storage), potential property value impacts, light pollution, and townhome residents using Waterbrooke amenities without paying HOA dues. Applicant's attorney (Crawford) countered with market study showing the area is undersupplied (3.94 sf/capita in 3-mile radius vs. 8.52 national average). Townhomes will be sold (not rental) and will NOT be part of the Waterbrooke HOA. Self-storage building would be 10-12 feet taller than two-story townhomes. PUD requires 30% extra landscaping in buffers. Despite strong resident opposition, all five commissioners found the use meets PUD provisions and approved unanimously. Commissioners Colby and Grube explicitly noted their hands were tied by the existing PUD terms.

Item 2: Resolution No. 2024-036R -- Midpoint Rec Container Shop CUP

Type: CUP
Case Number: Resolution 2024-036R
Location: 782 West Montrose Street (Central Business District)
Applicant: Valerie Schuett (represented by Jimmy Crawford, Esq.)
Request: CUP for a 160 sf container building for a recreational bicycle/canoe/paddleboard rental business in the CBD, plus waiver of one required parking space
Current Zoning: Central Business District (CBD)
Staff Recommendation: Approve
Action: Approved
Vote: 5-0 (Commissioners Guerrero and Norton absent)
Notable Discussion: First shipping container building CUP in Clermont. Container replaces a vacant, unsightly lot. Business rents bikes, folding kayaks, and inflatable paddleboards -- no equipment stored on-site. Hours: closed Mondays and Tuesdays, 8 AM - 8 PM other days. Initially taking reservations, hoping to move to on-demand during busy events. One speaker opposed (Joy Ray, downtown property owner, precedent concerns) and one supportive (Tamara Hitzemann, adjacent owner). Commissioner Bain supported the eclectic downtown vibe. Commissioner Colby praised replacing the current eyesore. City Attorney confirmed maintenance language already in the resolution.

Item 3: Resolution No. 2024-038R -- US 27 Car Wash & Self-Storage CUP

Type: CUP
Case Number: Resolution 2024-038R
Location: Adjacent to FDOT Park-n-Ride lot on US 27, southeast of Wawa
Applicant: Bret Jones, Esq.
Request: CUP for a 1,670 sf self-serve car wash facility and a three-story, 100,000 sf climate-controlled self-storage warehouse on ~4 acres in C-2 General Commercial
Current Zoning: C-2 General Commercial
Future Land Use: Commercial
Acreage: ~4 acres
Staff Recommendation: Approve
Action: Approved
Vote: 5-0 (Commissioners Guerrero and Norton absent)
Notable Discussion: Limited access site: right-in/right-out on one-way access road from US 27 to Hooks Street. Staff supported because limited access makes the site best suited for low-traffic generators. Traffic: 59 AM / 93 PM peak hour trips (de minimis). No variances requested. Adjacent to M-1 Industrial zoning to north. Vice-Chair Niemiec asked about storage facility count -- staff confirmed 10 in Clermont (8 city, 2 county). Commissioner Grube concerned about illegal left turns onto Hooks Street. Commissioner Bain concerned about traffic from Wawa taking illegal routes; staff noted future cross-access from Wawa may be warranted when adjacent parcel develops. No public speakers.

Public Hearings Summary

Number of speakers: 8 (6 opposing Waterbrooke PUD amendment, 1 opposing container shop, 1 supporting container shop)
General sentiment: Strong Waterbrooke resident opposition to self-storage; mixed on container shop; no opposition to car wash/storage
Key concerns:
- Waterbrooke PUD: self-storage saturation (residents count 8-15 nearby), loss of promised shops/restaurants/entertainment, property value impacts, townhome HOA separation, light pollution
- Container shop: precedent-setting concern about allowing container buildings in CBD

Key Signals

Self-storage dominates Clermont's 2024 commercial landscape -- saturation question emerging: Three self-storage projects in a single year (Hooks Street Phase 1+2, Waterbrooke, US 27 Car Wash) total approximately 350,000+ sf of new storage space. Waterbrooke residents' organized opposition (6 speakers) and their claims of 8-15 existing facilities in the area suggest the market may be approaching saturation. However, the applicant's market study showing 3.94 sf/capita vs. 8.52 national average provides counter-evidence. The board's unanimous approval despite resident opposition signals they view self-storage as a legally permitted, low-impact use.
"The Shops at Waterbrooke" becomes storage -- community expectations vs. PUD reality: Residents who bought homes expecting walkable retail/dining were told the PUD legally permits self-storage. Commissioners explicitly said their hands were tied. This is a cautionary signal for homebuyers: PUD commercial designations do not guarantee specific use types. The gap between marketing expectations ("The Shops") and zoning reality is a recurring source of resident frustration.
Container buildings arrive in downtown Clermont -- micro-retail precedent set: The first shipping container CUP approval signals the city is open to non-traditional building types in the CBD. The recreational rental concept (bikes, kayaks, paddleboards) aligns with Clermont's outdoor recreation brand and downtown revitalization goals.
Chair Krzyminski's final meeting -- board leadership transition ahead: Krzyminski announced this is his last meeting, thanking mentors Ray Goodgame and Cuqui Whitehead. His departure opens the chair position and potentially shifts board dynamics. Krzyminski was a reliable vote for development with conditions but drew principled lines (e.g., September's church rezoning 2-2 tie). Commissioner Bain, who has been highly active since his February appointment, is a likely candidate for increased leadership.
Election Day meeting highlights civic engagement backdrop: Commissioner Bain's reminder to vote and the election context frame development decisions within broader civic participation patterns.

[THE READING]meeting record