Minutes - 02.07.2023 - Planning and ZoningCity of Clermont
MINUTES
PLANNING AND ZONING COMMISSION
February 7, 2023
Vice Chairman Niemiec called the meeting of the Planning & Zoning Commission to order on
Tuesday, February 7, 2023 at 6:31 p.m. Members present were: Vice Chairman Vincent
Niemiec, Matthew Norton, Jane McAllister, Dieter Grube, and David Colby. Max Krzyminski
and Ariel Guerrero were not present. Also, present for City staff was City Attorney Dan
Mantzaris, Curt Henschel, Planning Director, Planning Manager John Kruse, Senior Planner
Regina McGruder, and Planning Coordinator Rae Chidlow.
MINUTES:
MOTION TO APPROVE the January 3, 2023 minutes of the Planning & Zoning
Commission made by Commissioner Grube; seconded by Commissioner Colby. Passed
unanimously.
REPORTS FROM THE COMMISSION:
There were no reports
NEW BUSINESS
Item #1: Resolution No. 2023-003R — Micro -Hospital Conditional Use Permit
Planning Manager John Kruse presented as follows:
The applicant is requesting a Conditional Use Permit (CUP) to allow a micro -hospital to occupy
more than 5,000 square feet of total floor space in the Tuscany Village PUD, Resolution
1532. The Tuscany Village PUD is located west of the Hammock Ridge Road and US 27
intersection. The Tuscany Village PUD was approved for Light Commercial (C-1) uses in 2005
for a mixed use commercial center not to exceed 459,000 square feet. The applicant is proposing
a 28,700 square foot single -story building with associated parking on 2.82 +/- acres. This
equates to a floor area ratio (FAR) of 0.23, which is below the maximum allowed of 0.25.
The micro -hospital will provide concierge -level emergency and inpatient medical care, allowing
for the treatment of a larger variety of illnesses/injuries with the capability of inpatient care. The
services include, but not limited to; trauma treatment, medical diagnostics and imaging, 8
dedicated patient rooms, an operating room, laboratory, and other associated services with a
hospital, but on a much smaller scale. The micro -hospital will operate 24 hours a day, 7 days a
week, all year long. The anticipated number of employees on a shift will consist of
approximately 10 staff members. The project will be providing 47 parking spaces, which
exceeds the City's requirement for hospitals/clinics. The applicant has not applied for any
variances and has indicated that they can develop the site according to the Land Development
Code. The proposed micro -hospital is consistent with the area as a whole and would be located
in an area that would generate users of the facility. The applicant has been through the City's
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preliminary site plan review process with staff on the proposed project. The proposed building
would be required to meet the City's Architectural Standards.
Staff has reviewed the CUP application in accordance to Sec. 86-144 (d) of the Land
Development Code. The proposed intensity, character and type of development is in compliance
with the City's comprehensive plan for Commercial future land use. The Tuscany Village PUD
has been massed graded and is prepared for site development. A traffic analysis has been done
and it has been determined the proposed project would have less than a total of 50 AM/PM peak
hour trips, which would be considered a "de minimis" impact on the transportation
network. Staff recommends approval of Resolution 2023-003R.
City Attorney Dan Mantzaris stated that Commissioner Guerrero submitted an email pertaining
to the agenda items. He stated that Commissioner Guerrero asked who was paying for the right
turn lane for this project.
Holly Irish, 1449 SW 74a` Drive, Suite 200, Gainesville, stated that she is an Engineer with
Vector Civil Engineering on behalf of Concept Development who is the applicant. She stated
that there is currently a right turn lane existing going to the property. Nutek Health has a strong
emphasis on the quality of patient care on a concierge level. She stated that there are currently 22
facilities across seven states with fourteen more planned. One of the concerns raised was a
possible negative impact on City and County emergency services. While there is not a private
contract plan in place for transport there is a letter provided from Nutek explaining their typical
approach for those services. If a patient requires transport to a larger facilities such as South
Lake Hospital, Nutek will provide private ground transport for those services, so there is no
impact on City or County services. She stated that a condition in the ordinance states that Nutek
must provide an emergency transport plan for review.
Commissioner Norton asked if their organization is affiliated with the other health care facilities.
Ms. Irish stated that they are not.
Commissioner Norton asked that due to this being a smaller facility, could they explain
concierge services.
James Holt, 1449 SW 47a' Drive, Suite 200, Gainesville, stated that Nutek in Florida as far as
concierge services means real time care. It isn't a large facility but it has all the same services as
a larger facility. He stated that concierge from your fellow citizens and doing it affordable and
fast. He stated that the staff will be director level employees.
Commissioner Norton asked that by being limited, do you provide exclusive serves. He asked
how they handle overflow.
Mr. Holt stated that it's inclusive. He stated that the majority patients and why we work towards
a concierge service.
Commissioner McAllister asked if they will have their own ambulance or hire an ambulance
service.
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Mr. Holt stated that they will outsource ambulance service and will not be a burden on the City
or County.
Commissioner McAllister stated that if there is an accident on Highway 27 and Hartwood Marsh
Road, how would the patient get to Nutek?
Dr. James Pruitt, 136 Oakdale Street, Windermere, stated that if someone is in an accident that
person is going to go to the closest facility. He stated that with inter facility transport is a
challenge in every state and community. He stated that the inter facility transport will not be
connected with 911. He stated that when 911 is called due to injury they will be allowed to go to
the closest facility.
Commissioner McAllister stated that didn't answer her question. She asked if she has an
accident, how she would get to the Nutek facility.
Ms. Irish stated that an ambulance will be responsible where to transport the patient based on the
proximity for the care they need. She stated that they will not provide private transport to the
facility, it will be from the facility in the event that patient services is escalated outside the realm
of the services provided by Nutek.
Commissioner McAllister asked how people will get to their facility to begin with.
Ms. Irish stated that a lot will drive to the facility.
Commissioner Norton asked that if 911 is called, do they have the option to come to their facility
Ms. Irish stated that yes they will have the option to come to their facility, they are a public
facility.
Dr. Pruitt stated that patients could come by ambulance or drive up.
Commissioner Grube asked if they are in the queue to receive emergency patients.
Ms. Irish stated that it will be a goal it will be a public facility available to anyone who needs
services.
Mr. Holt stated that yes they are part of the health care community, they have the physicians, and
Nutek is part of the network and are prepared to receive patients.
Commissioner McAllister asked what queue the facility will be in.
Mr. Holt stated he did not know the technical term but he could find out. He stated that there is a
governing body Agency for Health Care Administration (AHCA) that approves hospitals and
ERs. He stated that it is highly regulated in that you have to meet design specifications,
operational specifications, board certified ERs, and so they can accept patients.
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Commissioner Colby asked what micro hospital means.
Mr. Holt stated that micro in size meaning 28,000 square feet verses 150,000 square feet. He
stated that it is just an ER component so they can increase the level of care because they are only
focused on those emergency responses.
Vice Chair Niemiec asked if they are purchasing or leasing the property.
Mr. Holt stated purchasing the property.
Vice Chair Niemiec asked how many ambulances they will own.
Dr. Pruitt stated they won't own any, they will contract with a private company and will be
outsourced.
Vice Chair Niemiec asked where the vehicles will be stored.
Dr. Pruitt stated that they can write a contract to have a vehicle readily available or write a
contract for them to wait at their own location.
Commissioner McAllister asked if the ambulance service will only be for outgoing.
Dr. Pruitt stated that the contracted ambulance service will only be outgoing.
Action:
MOTION TO APPROVE Resolution No. 2023-003R was made by Commissioner
Norton, seconded by Commissioner Grube. Passed with a vote of 3-2, with
Commissioner Niemiec and McAllister opposing.
Item #2: Resolution No. 2023-005R — First United Methodist Church/Wesley Christian
Academy Conditional Use Permit
Planning Manager John Kruse presented as follows:
The applicant is requesting a conditional use permit amendment to allow the construction of a
two-story educational building for private school use at an existing church campus, First United
Methodist Church (FUMC). The property is located in the Central Business District (CBD), in
which requires a CUP for buildings over 3,000 square feet and for private school use. The
property is bounded by SR 50 and Desoto Street; and 7th street and 8th street. The property is
approximately 10 acres. The site is currently under Resolution 1476, which allows the property
to be used as a church campus, including a 35,000 square foot social hall, a 28,000 square foot
sanctuary, a 6,000 square foot administration building, classrooms, and existing uses and
buildings utilized by the church.
The applicant desires to add a 25,000 square foot educational building in the northeast corner of
the site along with a 2,200 square foot pavilion within the lower parking lot area adjacent to the
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new building. The applicant has provided a concept plan, as prepared by Germana Engineering
dated 01-27-2023, showing the building and pavilion addition.
The building will be used to expand their existing educational services and students enrolled at
Wesley Christian Academy. The additional building will increase school enrollment by 184
students and expand the school to include 8th grade classes. The applicant has performed a queue
analysis that focused on the pick-up and drop-off periods for the K-8 students. The school's
queue management system currently operates within its capacity and is projected to operate
within its capacity for all age groups/time periods at the expansion buildout year in 2024. The
total number of students in K-8th will be 350 students and 110 children in the VPK/3-year-old
program.
Staff has reviewed the CUP application in accordance to Sec. 86-144 (d) of the Land
Development Code. The proposed intensity, character and type of development is in compliance
with the City's comprehensive plan for the Downtown Mixed Use future land use. The church
campus and proposed private school expansion is compatible with the surrounding development.
The queue management plan appears to accommodate the additional vehicles on -site with this
expansion. Staff recommends approval of Resolution 2023-005R.
Steven Elmore, 9366 Halsey Drive, Groveland, stated that the congregation at the First United
Methodist Church has deep roots in City of Clermont. They met for the first time in 1886 on the
second floor of the General Store in downtown Clermont. He stated that the Charter in 1891. He
stated that in 1954 the first Kindergarten class was established in the church basement. He stated
that for 69 years they have had a school in the downtown Clermont. He stated that they have not
had an issue with keeping the school traffic within their property. He stated that next year they
project to have 150 children on the wait list trying to get into our school. He stated that the need
is great.
Commissioner Colby stated that it's a great project and needed in the community. He asked
about the coloring of the building.
Mr. Elmore stated that there is a building across the street with stucco and brick and the new
facility will probably be similar to those colors.
Commissioner Colby asked about the pavilion.
Mr. Elmore stated that the pavilion is a metal roof with no walls used for recreation. He stated
that it will provide shade for the children.
Commissioner McAllister asked about the parking for the brewery.
City Attorney Dan Mantzaris stated that the City has an agreement with the Church for the use of
the parking which is on a month to month at this time.
Commissioner Norton stated that he is happy about the project. He asked about the pavilion
access by the children. He asked if the children will access from the north or south of the
building.
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Mr. Elmore stated that there are stairs from Juanita Street that lead down to what they call the
bowl. He stated that it is a large paved pad with a covered structure for shade for the children. He
stated that the pavilion will be built into the hillside and will look intentional. He stated that the
parking agreement with the City is for nights and weekends.
Commissioner Norton asked if they are only adding 8a' grade.
Mr. Elmore stated that they currently have 3 year olds through 7a' grade. He stated that the new
facility will be for pre-k through 5a' and 6a' through 8a' will be in an existing facility.
Commissioner Norton asked about access to the buildings without crossing the road.
Mr. Elmore stated that Juniata looks like a 2-way street however it is a one-way street the City
has given them access to. He stated that when the parking line snakes through it splits to left or
right. He stated depending on which building they go to will determine if they go to the left or
the right.
Vice Chair Niemiec asked if they will have any bussing.
Mr. Elmore stated there will be no bussing.
Commissioner Niemiec asked if it is faith based.
Mr. Elmore stated that they are open to any student that wants to come and learn. He stated that
they do not hide what curriculum is about. He stated that they are one of the best institutions but
not the most expensive.
Commissioner Niemiec asked if it's a charter school.
Mr. Elmore stated that it is not a charter school
Commissioner Niemiec asked about the hours
Mr. Elmore stated that the hours are staggered.
Commissioner Niemiec asked about number of additional vehicles for drop off and pick up.
Mr. Elmore stated that is hard to determine because a lot are current students that are moving
into 8a' grade.
Chris Godwin, Traffic Mobility, 3101 McGuire Blvd., Orlando, stated that the maximum PM
queue was 37 vehicles for their study. He stated with their projections is 60 vehicles and the
maximum capacity is 90 vehicles. He stated that it will operate well below capacity.
Action:
MOTION TO APPROVE Resolution No. 2023-005R was made by Commissioner
McAllister, seconded by Commissioner Colby. Passed unanimously, 5-0.
With no further comments, Chairman Krzyminski adjourned the meeting at 7:23 P.M.
ATTEST:
Rae Chidlow, Planning Coordinator
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