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

Meeting Reading

Clermont Planning and Zoning Commission

September 2, 2025

4 items on the agenda

**Form-based code momentum building for downtown Clermont:** Commissioner Cramer championed form-based zoning for downtown, and Commissioner May reported that City Council approved DPZ (a nationally recognized New Urbanist firm) to lead the downtown form-based code initiative. This signals a potential fundamental shift in how downtown Clermont regulates development — prioritizing building form, walkability, and mixed-use character over traditional use-based zoning.
**Commission rejects retroactive code rewrite for Camping World flagpole (5-1):** The near-unanimous rejection of an ordinance that would have exempted U.S. flag poles from height limits and permits sends a strong signal about commission independence. Commissioners explicitly called out the ordinance as political pandering designed to legitimize a code violation, and prioritized safety, enforceability, and legal neutrality over political pressure.
**Lake County EMS station approved on Bloxam Avenue — emergency services gap confirmed:** The 4-2 approval of an ambulance station in a residential/professional zone reflects a real gap in EMS coverage. Lake County has been searching for a Clermont location "for many years," with the closest stations in Minneola and Groveland. This signals that rapid growth is outpacing emergency infrastructure — a concern for current and prospective residents.

On September 2, 2025, City of Clermont's Planning and Zoning Commission considered 4 agenda items. **Form-based code momentum building for downtown Clermont:** Commissioner Cramer championed form-based zoning for downtown, and Commissioner May reported that City Council approved DPZ (a nationally recognized New Urbanist firm) to lead the downtown form-based code initiative. This signals a potential fundamental shift in how downtown Clermont regulates development — prioritizing building form, walkability, and mixed-use character over traditional use-based zoning. **Commission rejects retroactive code rewrite for Camping World flagpole (5-1):** The near-unanimous rejection of an ordinance that would have exempted U.S. flag poles from height limits and permits sends a strong signal about commission independence. Commissioners explicitly called out the ordinance as political pandering designed to legitimize a code violation, and prioritized safety, enforceability, and legal neutrality over political pressure. **Lake County EMS station approved on Bloxam Avenue — emergency services gap confirmed:** The 4-2 approval of an ambulance station in a residential/professional zone reflects a real gap in EMS coverage. Lake County has been searching for a Clermont location "for many years," with the closest stations in Minneola and Groveland. This signals that rapid growth is outpacing emergency infrastructure — a concern for current and prospective residents.

CHANGE LENS

THE READINGmeeting record

City of Clermont Planning and Zoning Commission — September 2, 2025

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 of 7 commissioners present) Duration: ~3 hours 54 minutes (6:30 PM – 10:24 PM)

Attendance

Present: Chair Bain, Vice-Chair Niemiec, Commissioner Cramer, Commissioner Hoisington, Commissioner May, Commissioner Tidona
Absent: Commissioner Colby
Staff Present: Planning Director Curt Henschel, Planning Manager John Kruse, Planning Economic Development Officer Nicholas Gonzalez, Planner I Justine Day, City Attorney Waugh, Planning Coordinator Rae Chidlow

Agenda Items

Item 1: Resolution 2025-023R — Plaza Collina Pod 1 Conditional Use Permit

Type: CUP
Case Number: Resolution 2025-023R
Location: North side of State Road 50, east of Magnolia Pointe Boulevard, west of Lake Boulevard (within Plaza Collina Mixed Use project)
Applicant: Jessica Gow, Esq. (Cobb Cole Law Firm) on behalf of WMG Development
Request: Amendment to Plaza Collina PUD to allow internal shared drive aisles and reduced landscape buffers for Pod 1
Current Zoning: C-2 General Commercial (within Plaza Collina PUD, Resolution 2015-08)
Acreage: [not specified]
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 6-0
Conditions: Added crosswalk (subject to engineering approval); landscape removed from interior to be redistributed elsewhere within the site
Notable Discussion: Commissioners debated extensively about the tradeoffs between shared drive aisle connectivity and loss of internal landscape buffers. Commissioner Tidona opposed the concept, describing the circulation as a "big U" with limited access that creates traffic and safety concerns, especially given the nearby nine-building apartment complex. Commissioner May insisted on pedestrian-friendly design including crosswalks, sidewalks, and outdoor seating areas. Applicant explained FDOT prohibits additional driveway cuts along SR 50, making internal connectivity the safer alternative. The original DRI approved 1.2 million square feet of commercial space — current buildout remains well below that threshold, so no new traffic study was required. Two earlier motions failed before the final motion passed. Chair Bain suggested a north-south crosswalk at Collina Terrace to improve pedestrian access from nearby residential areas. No public speakers.

Item 2: Resolution 2025-024R — 1227 Bloxam Avenue Conditional Use Permit

Type: CUP
Case Number: Resolution 2025-024R
Location: 1227 Bloxam Avenue (near SR 50/US 27 cloverleaf interchange)
Applicant: Lake County
Request: Conditional Use Permit to allow use of existing building as an EMS/ambulance station in R-3 Residential/Professional zoning district
Current Zoning: R-3 Residential/Professional
Acreage: [not specified]
Staff Recommendation: Approve
Action: Approved with conditions
Vote: 4-2 (Commissioners Hoisington and Niemiec opposing)
Conditions: Hedge row required from front building line to Bloxam Avenue; maximum 2 ambulances on site; maximum 4 on-site personnel; any damage to Bloxam Avenue or city ROW from operations must be repaired by applicant; provision for fire chief to implement future off-site improvements (signage/lighting) without returning to council
Notable Discussion: Lake County Public Safety Director David Kilbury explained that rapid city growth has pushed fire suppression personnel into stations previously used for EMS, creating demand for standalone ambulance locations. The Bloxam site is strategically located near the SR 50/27 interchange. One neighbor (Pamela De Cambre, 1211 Bloxam Avenue) opposed, citing 24/7 operation, noise, light pollution, and neighborhood character concerns — contrasting the proposed use with the prior quiet accounting office. Commissioners were divided: Cramer and Tidona voted in favor citing public safety need; Hoisington and Niemiec opposed citing neighborhood incompatibility. Commissioner Niemiec suggested alternative staging methods (parking ambulances around the city). Kilbury assured sirens would not be used unnecessarily, vehicles would connect to shoreline power (reducing idling noise), and a new "heart-friendly" G2 Phoenix alert system would emit softer tones. Commissioner May successfully pushed for a landscape buffer (hedge row) between the station and adjacent residence.

Item 3: Resolution 2025-026R — Lakehaven on Grand Conditional Use Permit

Type: CUP
Case Number: Resolution 2025-026R
Location: East of South Grand Highway and north of East Highway 50 (behind At Home store)
Applicant: Joe Zagame, Jr.
Request: Conditional Use Permit to allow a 20-unit multi-family development in R-2 Medium Density Residential Zoning District
Current Zoning: R-2 (Medium Density Residential)
Acreage: [not specified]
Staff Recommendation: Approve
Action: Tabled to October 7, 2025
Vote: 6-0 (to table)
Notable Discussion: Confusion emerged over whether the project would be fee-simple townhomes or a multifamily/condominium development. Applicant described fee-simple ownership but the submitted plan showed a single parcel with 20 units — a multifamily configuration. Chair Bain emphasized that fee-simple and multifamily developments are regulated differently under city code for trash collection, emergency access, and site layout. Commissioners directed the applicant to resubmit with a revised plan accurately reflecting the intended ownership structure. Traffic was characterized as de minimis (14 peak-hour trips). Commissioner Tidona raised concerns about trash pickup, tree removal, walkability, and guest parking (only 4 spaces). Single access point via flag-shaped lot configuration.

Item 4: Ordinance 2025-032 — Land Development Code Amendment (Flagpole Regulations)

Type: Land Development Code Amendment
Case Number: Ordinance 2025-032
Location: Citywide
Applicant: City-initiated
Request: Amendment to allow unlimited flagpole heights without permits for flagpoles displaying only the U.S. flag
Staff Recommendation: [not specified]
Action: Denied (motion to recommend approval failed)
Vote: 1-5 (Commissioner Niemiec in favor; Commissioners Hoisington, Cramer, May, Tidona, and Chair Bain opposing)
Notable Discussion: All commissioners except Niemiec voiced strong opposition. The ordinance appeared tailored to retroactively legitimize a 130-foot flagpole installed by Camping World without a permit, violating the existing 55-foot height limit. Commissioner Tidona raised structural safety concerns during Category 5 hurricanes and FAA regulations. Commissioner Cramer warned that removing oversight could lead to unintended consequences from various groups installing oversized flags. Commissioner May advocated for a simple permit process (similar to tree permits) with structural engineering documentation requirements, and differentiation between residential and non-residential zoning. Chair Bain identified constitutional concerns — favoring the U.S. flag over others could expose the city to lawsuits. Multiple commissioners emphasized that patriotism should be expressed within existing regulations or through proper variance processes, not by rewriting code to avoid enforcement.

Public Hearings Summary

Number of speakers: 2 (0 for Plaza Collina, 1 for Bloxam EMS, 0 for Lakehaven, 0 for flagpole ordinance; 1 during Bloxam EMS discussion — Aaron Blake suggesting hedge row)
General sentiment: Opposition to EMS station location from adjacent neighbor; general commission skepticism toward flagpole ordinance
Key concerns:
- Bloxam EMS: 24/7 operation in residential area, noise/light pollution, neighborhood character, traffic on busy Bloxam Avenue
- Flagpole ordinance: safety of unpermitted 130-foot pole, precedent-setting, constitutional issues, enforcement challenges

Key Signals

Form-based code momentum building for downtown Clermont: Commissioner Cramer championed form-based zoning for downtown, and Commissioner May reported that City Council approved DPZ (a nationally recognized New Urbanist firm) to lead the downtown form-based code initiative. This signals a potential fundamental shift in how downtown Clermont regulates development — prioritizing building form, walkability, and mixed-use character over traditional use-based zoning.
Commission rejects retroactive code rewrite for Camping World flagpole (5-1): The near-unanimous rejection of an ordinance that would have exempted U.S. flag poles from height limits and permits sends a strong signal about commission independence. Commissioners explicitly called out the ordinance as political pandering designed to legitimize a code violation, and prioritized safety, enforceability, and legal neutrality over political pressure.
Lake County EMS station approved on Bloxam Avenue — emergency services gap confirmed: The 4-2 approval of an ambulance station in a residential/professional zone reflects a real gap in EMS coverage. Lake County has been searching for a Clermont location "for many years," with the closest stations in Minneola and Groveland. This signals that rapid growth is outpacing emergency infrastructure — a concern for current and prospective residents.
Plaza Collina Pod 1 advancing — SR 50 commercial corridor filling in: The approval of shared drive aisles for the next phase of Plaza Collina (originally approved as a 1.2M sq ft DRI) signals continued commercial buildout along the SR 50 corridor. No confirmed tenants yet, but the mix targets quick-service restaurants and retail. Commissioners pushed hard for pedestrian connectivity and landscape redistribution.
Lakehaven on Grand tabled over ownership structure confusion: The tabling of a 20-unit development behind the At Home store highlights the commission's increasing scrutiny of applicant submissions. The disconnect between stated fee-simple intent and submitted multifamily site plan forced a reset — a signal that developers need to arrive with clear, code-aligned plans.

Raw Notes

Meeting adjourned at 10:24 PM. Commissioner reports included: Commissioner Cramer advocated for form-based zoning for downtown Clermont; Commissioner Tidona completed the Ohio State University Planning and Zoning Basics course, emphasizing strong town mindset, walkability, and reducing urban sprawl; Commissioner May reported DPZ firm approved by City Council for downtown form-based code initiative; Commissioner Hoisington requested alternating council meeting times (3:00 PM and 6:30 PM) for broader public participation; Chair Bain reminded public of first budget hearing for FY2026. City Attorney Waugh noted upcoming resolutions on disclosure rules for commissioners and potential city support for amending/repealing SB 180. Development Services Director Henschel acknowledged inadvertent use of council meeting agenda format instead of board format. Previous meeting (August 5, 2025) minutes approved as amended 6-0.

[THE READING]meeting record