What were the most significant items on the Clermont Planning and Zoning Commission agenda for February 2025?

Q: What were the most significant items on the Clermont Planning and Zoning Commission agenda for February 2025?

· **Downtown parking reform passes with significant dissent:** The 4-3 vote on parking changes signals a divided commission on how aggressively to reduce barriers for downtown development. The $3,000 per-space in-lieu fee (vs. $15,000-$25,000 actual construction cost) and parking elimination in a subset area are pro-development moves, but three commissioners including the Chair found the approach too aggressive or poorly justified. · **CBD CUP threshold doubled to 6,000 square feet:** Unanimous approval of raising the CUP trigger from 3,000 to 6,000 square feet for CBD businesses means most small restaurants and businesses can proceed without the CUP process. This directly reduces regulatory burden for downtown commercial activity. · **Magnolia Pointe fast food expansion signals continued SR 50 commercial buildout:** The unanimous approval to increase fast food restaurants from 3 to 5 in a 22-acre PUD along SR 50 reflects continued commercial demand in this corridor. The proposed tenant mix (Fortuna Bakery, Blended Bistro & Boba, Potbelly) suggests diversifying food options beyond typical chains. · **Downtown Minneola Avenue infill gaining momentum:** The Clermont Retail CUP at 935 W. Minneola Avenue, paired with the recently completed Victory Village across the street, signals active investment in the downtown Minneola Avenue corridor. Right-of-way parking is becoming a standard pattern for CBD projects in Clermont. · **Commissioner Tidona joins as seventh member, adds dissenting voice:** Tidona's first meeting included the lone opposing vote on the Minneola Avenue CUP and a vote against the parking ordinance, signaling a commissioner who will push back on parking and density concerns.

Meeting Reading

Clermont Planning and Zoning Commission

February 4, 2025

4 items on the agenda

**Downtown parking reform passes with significant dissent:** The 4-3 vote on parking changes signals a divided commission on how aggressively to reduce barriers for downtown development. The $3,000 per-space in-lieu fee (vs. $15,000-$25,000 actual construction cost) and parking elimination in a subset area are pro-development moves, but three commissioners including the Chair found the approach too aggressive or poorly justified.
**CBD CUP threshold doubled to 6,000 square feet:** Unanimous approval of raising the CUP trigger from 3,000 to 6,000 square feet for CBD businesses means most small restaurants and businesses can proceed without the CUP process. This directly reduces regulatory burden for downtown commercial activity.
**Magnolia Pointe fast food expansion signals continued SR 50 commercial buildout:** The unanimous approval to increase fast food restaurants from 3 to 5 in a 22-acre PUD along SR 50 reflects continued commercial demand in this corridor. The proposed tenant mix (Fortuna Bakery, Blended Bistro & Boba, Potbelly) suggests diversifying food options beyond typical chains.

On February 4, 2025, City of Clermont's Planning and Zoning Commission considered 4 agenda items. **Downtown parking reform passes with significant dissent:** The 4-3 vote on parking changes signals a divided commission on how aggressively to reduce barriers for downtown development. The $3,000 per-space in-lieu fee (vs. $15,000-$25,000 actual construction cost) and parking elimination in a subset area are pro-development moves, but three commissioners including the Chair found the approach too aggressive or poorly justified. **CBD CUP threshold doubled to 6,000 square feet:** Unanimous approval of raising the CUP trigger from 3,000 to 6,000 square feet for CBD businesses means most small restaurants and businesses can proceed without the CUP process. This directly reduces regulatory burden for downtown commercial activity. **Magnolia Pointe fast food expansion signals continued SR 50 commercial buildout:** The unanimous approval to increase fast food restaurants from 3 to 5 in a 22-acre PUD along SR 50 reflects continued commercial demand in this corridor. The proposed tenant mix (Fortuna Bakery, Blended Bistro & Boba, Potbelly) suggests diversifying food options beyond typical chains.

CHANGE LENS

THE READINGmeeting record

City of Clermont Planning and Zoning Commission — February 4, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 7 commissioners present) Duration: ~2 hours 17 minutes (6:30 PM - 8:47 PM)

Attendance

Present: Chair Bain, Vice-Chair Niemiec, Commissioner Colby, Commissioner Cramer, Commissioner Hoisington, Commissioner May, Commissioner Tidona
Absent: None
Staff Present: Development Services Director Curt Henschel, Planning Manager John Kruse, City Attorney Waugh, Planning Coordinator Kathy Heard

Agenda Items

Item 1: Ordinance 2025-003 — Magnolia Center PUD Amendment (Unfinished Business)

Type: PUD Amendment
Case Number: Ordinance 2025-003
Location: South of SR 50 and east of Magnolia Pointe Boulevard
Applicant: Jean Abi-Aoun, P.E., Florida Engineering Group
Request: Amend PUD to allow up to 5 fast food restaurants (from current limit of 3) within the development, with 4 located on Lot 3; proposed 7,000 square-foot building with 3 fast food restaurants plus a Twistee Treat drive-thru
Current Zoning: PUD with C-1/C-2 permitted uses
Acreage: ~22 acres (overall PUD)
Staff Recommendation: Approve
Action: Approved
Vote: 7-0
Notable Discussion: PUD originally approved in Lake County in 2009 (Ordinance 2009-8), annexed by Clermont in 2018. Existing Dunkin Donut on Lot 2 counts toward the total of 5. Proposed tenants include Fortuna Bakery & Cafe, Blended Bistro & Boba, and Potbelly Sandwich Shop. Commissioner Tidona raised concerns about the drive-thru, traffic, and walkability. Commissioner May expressed concerns about parking and Twistee Treat design. Vice-Chair Niemiec asked about timeline and signage. The applicant stated 58 parking spaces provided (57 required). FDOT has already negotiated and approved the master site plan.

Item 2: Ordinance 2025-001 — LDC Amendment (CBD Permitted Uses) (Unfinished Business)

Type: LDC Amendment
Case Number: Ordinance 2025-001
Request: Increase CUP threshold in CBD from 3,000 to 6,000 square feet; remove duplicative off-street parking section
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 7-0
Conditions: (1) Section 125-370 revised to state "Restaurants over 6,000 square feet" under Conditional Uses; (2) Section 125-373 revised to reference Section 115-14 Table of Minimum Parking Space Requirements rather than being deleted
Notable Discussion: Commissioners Cramer, Niemiec, Colby, and May all attended the Council workshop and returned with their questions answered. Commissioner May provided specific language recommendations that were incorporated as conditions. This was tabled from January pending Council's workshop -- the commission was satisfied after attending.

Item 3: Ordinance 2025-002 — LDC Amendment (Parking Requirements) (Unfinished Business)

Type: LDC Amendment
Case Number: Ordinance 2025-002
Request: Three changes: (1) eliminate parking for retail/office in CBD subset area, (2) $3,000 one-time downtown parking fee per space in lieu of providing parking, (3) increase parking requirements for multifamily (20-34% increase) and rooming/boarding houses (1 to 3 spaces per bedroom) outside CBD; separate ACLF parking from hospital category
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 4-3 (Chair Bain, Commissioners May and Tidona opposing)
Conditions: (1) Add note explaining asterisks in parking table; (2) Add Blocks 94, 95, and 96 to the CBD subset parking-exempt area to "square off" the map; (3) Add five-year limitation period for change-of-use
Notable Discussion: Most contentious vote of the meeting. Commissioner Tidona raised concerns about the $3,000 parking fee being a one-time payment (vs. annual), noting actual parking construction costs $15,000-$25,000 per space. Chair Bain felt the parking-exempt subset area was arbitrary and questioned rationale for increased parking in some categories. Commissioner May was uncomfortable with 3 parking spaces per bedroom for rooming/boarding houses. She also questioned why Suncreek Brewery was excluded from the parking-exempt area.

Item 4: Resolution 2025-005R — Clermont Retail 935 W. Minneola Avenue CUP

Type: CUP
Case Number: Resolution 2025-005R
Location: 935 W. Minneola Avenue
Applicant: Kevin Hebert, P.E., MEI Partners, Winter Park
Request: CUP for a 6,920 square-foot single-story retail, office and restaurant building with outdoor patio, replacing an existing duplex; 6 parking spaces proposed in right-of-way
Current Zoning: Central Business District
Future Land Use: Downtown Mixed-Use
Acreage: 0.46 acres
Staff Recommendation: Approve
Action: Approved
Vote: 6-1 (Commissioner Tidona opposing)
Notable Discussion: Building replaces a duplex on Minneola Avenue. Right-of-way parking mirrors the Victory Village project across the street. Vice-Chair Niemiec asked about the timeline to go vertical and restaurant noise from the patio. Commissioner Tidona expressed concerns about parking adequacy, the outdoor patio adjacent to a daycare, and encroachment. Commissioner Cramer noted at the March meeting that the daycare is actually closed. Chair Bain stated he appreciated infill development in this area.

Public Hearings Summary

Number of speakers: 1 (Ronaldo Camargo, public comment on parking ordinance asking whether employee parking is factored into business requirements)
General sentiment: Minimal public engagement; commissioners drove most of the substantive discussion
Key concerns:
- Parking adequacy and the $3,000 in-lieu fee being inadequate relative to actual construction costs
- Rooming/boarding house parking requirements at 3 per bedroom seen as excessive by some
- CBD parking elimination area boundaries questioned as arbitrary

Key Signals

Downtown parking reform passes with significant dissent: The 4-3 vote on parking changes signals a divided commission on how aggressively to reduce barriers for downtown development. The $3,000 per-space in-lieu fee (vs. $15,000-$25,000 actual construction cost) and parking elimination in a subset area are pro-development moves, but three commissioners including the Chair found the approach too aggressive or poorly justified.
CBD CUP threshold doubled to 6,000 square feet: Unanimous approval of raising the CUP trigger from 3,000 to 6,000 square feet for CBD businesses means most small restaurants and businesses can proceed without the CUP process. This directly reduces regulatory burden for downtown commercial activity.
Magnolia Pointe fast food expansion signals continued SR 50 commercial buildout: The unanimous approval to increase fast food restaurants from 3 to 5 in a 22-acre PUD along SR 50 reflects continued commercial demand in this corridor. The proposed tenant mix (Fortuna Bakery, Blended Bistro & Boba, Potbelly) suggests diversifying food options beyond typical chains.
Downtown Minneola Avenue infill gaining momentum: The Clermont Retail CUP at 935 W. Minneola Avenue, paired with the recently completed Victory Village across the street, signals active investment in the downtown Minneola Avenue corridor. Right-of-way parking is becoming a standard pattern for CBD projects in Clermont.
Commissioner Tidona joins as seventh member, adds dissenting voice: Tidona's first meeting included the lone opposing vote on the Minneola Avenue CUP and a vote against the parking ordinance, signaling a commissioner who will push back on parking and density concerns.

[THE READING]meeting record