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

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

· **Commission overwhelmingly rejects speculative rezoning (1-6):** The Heritage Square denial sends a clear message that this commission will not approve zoning changes without defined development plans. Despite staff recommending approval and the Commercial future land use being compatible, the commission demanded to know what would be built before changing zoning. This precedent will affect future applicants. · **Water conservation codes signal St. Johns regulatory pressure:** The mandatory reduction from 35 to 28 inches annual irrigation budget, smart controller requirements, and 60%-to-25% sod limitation reflect St. Johns River Water Management District tightening water allocations for Clermont. The unanimous approval indicates broad acceptance of water conservation as a planning priority. · **Wellness Way infrastructure equity tension surfaces:** A Wellness Way resident's complaint about being forced to drill private wells while the City regulates irrigation highlights the infrastructure disparity between newer planned developments and established city services. This tension will likely intensify as Wellness Way buildout continues. · **Commissioner Tidona pursuing continuing education as planning voice:** Tidona's enrollment in an Ohio State University planning certification course and his ongoing mobility fee research demonstrate an unusually proactive commissioner. His focus on traffic concurrency, conservation, and historic preservation is building a consistent policy platform. · **Site visit authority remains unresolved:** Commissioner Tidona's concern about not being able to visit sites before hearings and Vice-Chair Niemiec's request to discuss it with City Attorney Waugh signals this procedural issue will come to the agenda soon. City Attorney deferred to the Chair to schedule the discussion.

Meeting Reading

Clermont Planning and Zoning Commission

May 6, 2025

2 items on the agenda

**Commission overwhelmingly rejects speculative rezoning (1-6):** The Heritage Square denial sends a clear message that this commission will not approve zoning changes without defined development plans. Despite staff recommending approval and the Commercial future land use being compatible, the commission demanded to know what would be built before changing zoning. This precedent will affect future applicants.
**Water conservation codes signal St. Johns regulatory pressure:** The mandatory reduction from 35 to 28 inches annual irrigation budget, smart controller requirements, and 60%-to-25% sod limitation reflect St. Johns River Water Management District tightening water allocations for Clermont. The unanimous approval indicates broad acceptance of water conservation as a planning priority.
**Wellness Way infrastructure equity tension surfaces:** A Wellness Way resident's complaint about being forced to drill private wells while the City regulates irrigation highlights the infrastructure disparity between newer planned developments and established city services. This tension will likely intensify as Wellness Way buildout continues.

On May 6, 2025, City of Clermont's Planning and Zoning Commission considered 2 agenda items. **Commission overwhelmingly rejects speculative rezoning (1-6):** The Heritage Square denial sends a clear message that this commission will not approve zoning changes without defined development plans. Despite staff recommending approval and the Commercial future land use being compatible, the commission demanded to know what would be built before changing zoning. This precedent will affect future applicants. **Water conservation codes signal St. Johns regulatory pressure:** The mandatory reduction from 35 to 28 inches annual irrigation budget, smart controller requirements, and 60%-to-25% sod limitation reflect St. Johns River Water Management District tightening water allocations for Clermont. The unanimous approval indicates broad acceptance of water conservation as a planning priority. **Wellness Way infrastructure equity tension surfaces:** A Wellness Way resident's complaint about being forced to drill private wells while the City regulates irrigation highlights the infrastructure disparity between newer planned developments and established city services. This tension will likely intensify as Wellness Way buildout continues.

CHANGE LENS

THE READINGmeeting record

City of Clermont Planning and Zoning Commission — May 6, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 7 commissioners present) Duration: ~2 hours 12 minutes (6:30 PM - 8:42 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 & Economic Development Officer Nicholas Gonzalez, City Attorney Waugh

Agenda Items

Item 1: Ordinance 2025-011 — Heritage Square Florida Rezoning

Type: Rezoning
Case Number: Ordinance 2025-011
Location: Northeast corner of SR 50 and 12th Street (CR 561)
Applicant: Tom Kovatch (represented by Keith Kovatch)
Request: Rezone from PUD (distillery with tasting room, restaurants, retail) to C-2 General Commercial; includes a small adjacent M-1 Industrial parcel
Current Zoning: PUD (Ordinance 2019-47) + M-1 Industrial (small parcel)
Proposed Zoning: C-2 General Commercial
Future Land Use: Commercial
Acreage: 6.01 acres
Staff Recommendation: Approve
Action: Denied
Vote: 1-6 (only Commissioner Cramer in favor)
Notable Discussion: The PUD was approved in 2019 for a distillery concept that became financially unviable after Florida failed to pass legislation allowing distilleries to sell by the glass (requiring third-party distribution instead). The applicant has no contracts or plans for the site and sought C-2 to improve marketability. Commissioner May noted the existing PUD already allows up to 60,000 square feet across six buildings with commercial/office/retail/restaurant uses, and argued that C-2 would actually downgrade the allowed density (anything over 20,000 square feet requires a CUP). She suggested amending the PUD instead. Commissioner Colby called it an important western gateway parcel. Commissioner Tidona expressed concern about downtown losing its "cozy feeling." A resident, Charlene Forth (939 W. Desoto Street), spoke against further commercial development, showing photos and maps of the impact on her residential neighborhood. Chair Bain expressed difficulty rezoning without knowing what would be built, preferring to work with the known PUD. The overwhelming rejection signals the commission wants specific development plans before approving zoning changes.

Items 2 & 3: Ordinances 2025-017 & 2025-018 — Landscaping and Irrigation LDC Amendments

Type: LDC Amendment
Case Numbers: Ordinance 2025-017 (Landscaping), Ordinance 2025-018 (Irrigation & Landscaping Regulations)
Request: Water conservation-focused code changes: (1) definition changes for tree types, soil amendment requirements, updated landscape materials list replacing preferred tree list; (2) mandatory soil amendments (compost layer), smart irrigation controllers, sod limitation reduced from 60% to 25% non-drought-tolerant sod, expanded Florida-friendly plant list via IFAS, annual water budget reduced from 35 inches to 28 inches per year (per St. Johns River Water Management District mandate)
Staff Recommendation: Approve both
Action: Both approved
Vote: 7-0 each
Conditions: Ordinance 2025-017 approved with wording change from "understory" to "accent"
Notable Discussion: Joe Fumasi (Wellness Way) raised concerns about the irrigation regulations being applied to residential but not commercial, and questioned why residents in Wellness Way are required to dig their own wells while the City promotes water conservation. He asked the ordinance be amended to compel the City to explore reclaimed water. Director Henschel stated reclaimed water is a separate issue being worked on. Chair Bain confirmed St. Johns Water Management is mandating the 35-to-28-inch irrigation reduction across all users. The City's PIO is preparing a public education campaign.

Public Hearings Summary

Number of speakers: 2 (Charlene Forth opposing Heritage Square rezoning; Joe Fumasi commenting on irrigation regulations)
General sentiment: Resident opposition to speculative rezoning; concern about water conservation equity between residential and commercial
Key concerns:
- Rezoning without a defined development plan seen as inappropriate by 6 of 7 commissioners
- Downtown character preservation vs. commercial expansion
- Irrigation water conservation mandates falling disproportionately on residents vs. commercial users
- Wellness Way residents required to drill wells while City promotes conservation

Key Signals

Commission overwhelmingly rejects speculative rezoning (1-6): The Heritage Square denial sends a clear message that this commission will not approve zoning changes without defined development plans. Despite staff recommending approval and the Commercial future land use being compatible, the commission demanded to know what would be built before changing zoning. This precedent will affect future applicants.
Water conservation codes signal St. Johns regulatory pressure: The mandatory reduction from 35 to 28 inches annual irrigation budget, smart controller requirements, and 60%-to-25% sod limitation reflect St. Johns River Water Management District tightening water allocations for Clermont. The unanimous approval indicates broad acceptance of water conservation as a planning priority.
Wellness Way infrastructure equity tension surfaces: A Wellness Way resident's complaint about being forced to drill private wells while the City regulates irrigation highlights the infrastructure disparity between newer planned developments and established city services. This tension will likely intensify as Wellness Way buildout continues.
Commissioner Tidona pursuing continuing education as planning voice: Tidona's enrollment in an Ohio State University planning certification course and his ongoing mobility fee research demonstrate an unusually proactive commissioner. His focus on traffic concurrency, conservation, and historic preservation is building a consistent policy platform.
Site visit authority remains unresolved: Commissioner Tidona's concern about not being able to visit sites before hearings and Vice-Chair Niemiec's request to discuss it with City Attorney Waugh signals this procedural issue will come to the agenda soon. City Attorney deferred to the Chair to schedule the discussion.