Minutes - 06.04.2024 - Planning and ZoningCITY OF CLERMONT
PLANNING AND ZONING COMMISSION
MINUTES
JUNE 49 2024
CALL TO ORDER
Chairman Krzyminski called the meeting of the Planning and Zoning Commission to order on
Tuesday, June 4, 2024 at 6:32 p.m.
MEMBERS PRESENT: Chairman Krzyminski, Vice -Chair Niemiec, Member Bain, Member
Colby, and Member Grube
MEMBERS ABSENT: Commissioners Guerrero and Norton
ALSO PRESENT: Planning Manager Kruse, Senior Planner McGruder, City Attorney
Mantzaris, and Planning Coordinator Heard
PLEDGE OF ALLEGIANCE
MINUTES
MOTION TO APPROVE the Mav 7. 2024 minutes of the Planninu and Zonine, Commission
meeting made by Commissioner Grube. seconded by_ Commissioner Bain. Motion vassed 5-0 with
Commissioners Guerrero and Norton absent.
REPORTS FROM THE COMMISSION — None
NEW BUSINESS - None
UNFINISHED BUSINESS
Item 1 — Resolution No. 2024-013R The River Church Conditional Use Permit (CUP)
Planning Manager Kruse announced this item has been requested to be tabled to the next
Planning and Zoning Commission meeting scheduled for July 2, 2024.
MOTION TO TABLE Resolution No. 2024-013R The River Church Conditional Use Permit
(CUP) to the Julv 2. 2024 Planning and Zoninp- Commission meetinv: Moved by Commissioner.
Bain: Seconded by Commissioner Grube.
Vice -Chair Niemiec asked what will happen if the July 2°a meeting is canceled. City Attorney
Mantzaris said it will roll over to the next meeting scheduled for August.
After discussion. Motion passed 5-0 with Commissioners Guerrero and Norton absent.
Item 2 — Ordinance No. 2024-018 First Baptist Church Small Scale Comp Amendment
Item 3 — Ordinance No. 2024-019 First Baptist Church PUD Rezoning
Planning Manager Kruse presented as follows:
The applicant/owner, First Baptist Church of Clermont, Inc., would like to develop an assisted
living facility within their campus. Approximately eight (8) acres has been designated as a site in
order to accomplish this. In order to be in compliance with the Comprehensive Plan, the land use
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June 4, 2024
must align with the request. The subject parcel is located on the southeast corner of Hartwood
Marsh Road and Hancock Road. This request is being heard concurrently with a request for
rezoning from the R-1 Single Family Residential to a Planned Unit Development (PUD) to allow
for construction of an assisted living facility with a memory care unit with an independent living
component.
On February 27, 2018, the City Council approved a Conditional Use Permit (Resolution No. 2018-
03), which allowed for the construction of the church sanctuary, multipurpose buildings, Pre-K -
5th grade school, outdoor recreation fields and a parking garage to be used for the church
facility. The approved Conditional Use Permit required a separate public hearing process for the
assisted living facility. The existing Low Density Residential land use does not permit assisted
living facilities and the applicant is requesting to change the land use designation from low density
to high density residential.
The proposed map amendment will change the future land use from Clermont Low Density
Residential, which allows up to three (3) dwelling units per acre, to High Density Residential,
which allows up to twelve (12) units per acre, and a variety of housing types with a Planned Unit
Development (PUD), which includes an assistant living facility. The requested PUD ordinance
will have specific conditions to limit density to 53 independent living units.
The Clermont Comprehensive Plan Objective 1.2:. The City shall consider the compatibility of
adjacent future land use categories during the land use plan amendment process. The City shall
consider potential maximum densities and intensities and the appropriate transition of uses,
densities and intensities.
The Clermont Comprehensive Plan Policv 1.6.3: High Density Residential Land Use
Cateuorv: Areas delineated on the Future Land Use Map for high -density residential development
shall accommodate a maximum of 12 dwelling units per acre; however, densities higher than eight
units per acre shall require a conditional use permit. Nursin, homes, assisted living- facilities and
independent living facilities shall be permitted in hip-h-density residential land use as a planned
unit development (PUD) consistent with the land development regulations and may have a
maximum intensitv of 3.0 FAR.
With the companion Planned Unit Development Ordinance 2024-019, the applicant is requesting
a change from Low Density to High Density with the end result of developing the 8.44 acre parcel
for an assisted living, memory care and independent living facility. Policy 1.6.3 permits the
applicant to develop this project in conformance with the City's Comprehensive Plan. The City
has the ability to serve the project with applicable City services. The traffic impacts from this
project are considered "de minimis". The project is not in conflict with any provision of the City's
Comprehensive Plan. Staff recommends approval of Ordinance 2024-018.
The owner and applicant, First Baptist Church of Clermont, Inc., is also requesting to rezone the
8.44+/- acre parcel from R-1 Single Family Medium Density to Planned Unit Development (PUD)
to allow for the development of an assisted living facility. The current use of the property is a
Master Planned Church Facility and Campus. The applicant is requesting the Planned Unit
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Development zoning in order to comply with the land use policy and to also ensure the project is
held to specific conditions within the PUD ordinance.
The applicant has provided a conceptual site plan, prepared by Highland Engineering, Inc., which
identifies a maximum of 160,000 total building square feet within this project. The proposed
parking layout provides 31 spaces for 124 beds located in the assistant living and memory care
buildings. The independent living portion will have a total of 53 units, and will be constructed in
two phases. Phase one will be 27 units and future phase 2 will have 26 units. The one bedroom
units are calculated at 1.5 parking space per unit, for a total of 80 parking spaces. The total project
provides 112 onsite parking spaces. The maximum building height shall not exceed 55 feet at the
highest elevation point. The project has been redesigned to provide lesser impact on the
surrounding neighborhoods than the previous conceptual site plan that had the proposed project in
the northeast corner of the site. The proposed development has been shifted to a more central
portion of the overall church site, with the 8.44 acre parcel not directly adjacent to any residential
uses.
Staff has reviewed the application and proposed project in regard to Section 125-486 Review
Criteria for a Planned Unit Development. The proposed project will be accessed from Hancock
Road, which is a County Urban Collector roadway, and capacity is available. The project's traffic
impact is considered "de minimis" under Lake Sumter's MPO guidelines and the applicant has
requested an exemption from the required Traffic Impact Analysis Report. The City's utilities
services have sufficient capacity to service the project. The placement of the three-story buildings
to be located in the interior of the project and the 50-foot building setbacks will help minimize any
impacts on adjoining properties. Staff recommends approval of Ordinance 2024-019.
Robin Drage, Esq., Applicant, Shuffield Lo��>rnan, introduced herself and the
applicants/representatives with this project; Bill Lawson, Don Lawson, and Dave Wright. She
informed the commission that the church recently had a community meeting to discuss this
proposed project. She explained some confusion with neighboring residents concerning the future
land use designation of high density residential. She stated they are requesting a Planned Unit
Development (PUD) with high density residential zoning; however, the PUD will have very strict
requirements of what will be allowed, and any modifications will have to come back before the
Planning and Zoning Commission and City Council.
Don Lawson, Lau,son Group Archilects (LGA) & CEO N21 Group, stated the church is not
developing this proposed project. The church is intending to sell their land to LGA in order for
them to develop a senior housing project, which will place it back on the tax roll from a nonprofit
land designation. He explained LGA develops faith -based senior communities with a focus
towards faith, activities and engagement. This proposed project includes an independent living
facility, assisted living facility and memory care. He concluded by expressing this facility will be
a very low traffic generator, because the residents rarely drive, and the facility transports the
residents.
Dave Wright, Trglfic Impact Group, stated he was asked to look at the traffic generation that this
type of project may create. He expressed this project will not generate a lot of traffic, because most
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June 4, 2024
of the residents in this type of facility do not drive. He explained this type of use will generate
approximately half of what a single family development allowed on a parcel this size would
generate. And further, his research resulted in 30 cars in the peak AM hours and 40 cars in the
peak PM hours, which he stated is a very low traffic generator.
The floor was opened for public comments.
Randy Mohundro, Clermont, read a letter in favor from George McMillan, a lifelong Clermont
resident and member of First Baptist Church.
Nina Bedworth, 4453 Davos Drive, spoke in opposition stating concerns with traffic on Hartwood
Marsh Road, and the rezoning to a higher density.
Michelle Bedford, 4453 Davos Drive, spoke in opposition stating concerns with traffic cutting and
speeding through their neighborhood to get to this proposed facility.
Betty Ann Jones, 3205 E. Sonesta Court, spoke in favor stating she would like to move to this
proposed facility to be close to her church family.
Amber Welch, 2712 Kingston Ridge Drive, spoke in opposition stating concerns with changing
the zoning to high density, urban sprawl, traffic congestion, and noise.
Doug Daniels, 2807 A1av Port Street, spoke in favor stating this project is necessary for our
residents with these types of needs and will generate a lot of tax revenue for the community.
Michael Zorn, 4532 Barristor Drive, spoke in opposition stating no zoning changes should be
made until the surrounding roadways are finished.
Kirk Morse, 15622 Paddock Drive, spoke in favor stating the explosion of our older generation
needs this assistance.
Brad Welch. 2712 Kingston Ridge Drive, spoke in opposition stating there are currently six senior
facilities in Clermont with only two at capacity. He stated concerns with overburdened
infrastructure and traffic.
Ron Wells, 3940 Liberty Hills Drive, spoke in favor stating with our aging population services of
these types must be increased as well.
Dustin Williams, 4278 Caplock Street, spoke in opposition questioning the ability of firefighters
being able to control a possible fire with the current setbacks and height of the proposed building
with a 100-foot tower truck. He further stated there is currently an emergency response problem
in the county with ambulances, and some form of action for more ambulances would need to be
taken if this project is approved.
Matt Feeney, 4282 Caplock Street. spoke in opposition with regard to surrounding traffic. and lack
of community engagement with the church.
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Bob Lawson, Lead Pastor of' First Baptist Church, 2751 HarN,00d Marsh Road, stated their
mission as a church is loving, serving, and disciplining. Since 2001 when the church purchased
the land, they always planned to have an assisted living in order to provide faith -based senior
living. He stated various community outreaches the church provides and closed with saying he
supports this rezoning.
Sammi Yakovetic, 4480 Powderhorn Place Drive, spoke in opposition with regard to the rezoning
citing articles, resolutions and meeting minutes.
Kimberly Day, 2646 Hartivood Pines Way, spoke in opposition stating concerns with traffic on
Hartwood Marsh Road and infrastructure.
Cindy Emely, 2633 Hartivood Pines Way; spoke in opposition stating not enough notices were
sent to surrounding neighbors and concerns with infrastructure and traffic.
Jon Nordberg, 1020 Everest Street, spoke in opposition with regard to the surrounding traffic
stating one more car makes a difference everywhere.
Gail Brown, 4084 Foxhound Drive, spoke in opposition with regard to the surrounding
infrastructure and traffic.
Darlene Niemiec, 4569 Barrister Drive, spoke in opposition with regard to infrastructure, noise
and light pollution.
With no further speakers present, the floor ivas closed.
Don Lawson addressed some public comments and clarified that over 65 percent of the building
is one-story. He explained how the buildings would be built with stringent standards for hurricane
protection, and the fire department would have no issues with the proposed buildings. He shared a
virtual model of the entire campus with the topography. Their goal is to save every tree possible
for buffering.
Robin Drage summarized with explaining they are not seeking a rezoning to high density
residential. They are seeking a rezoning to a Planned Unit Development (PUD), which
encompasses various conditions that must be met. She further expressed currently 96 single-family
homes could be built on this parcel, which would greatly impact the surrounding traffic more than
this proposed use. She further clarified that the proposed project would be owned and operated as
a for -profit facility which would add additional tax revenue to the City. She stated this project is
consistent with the City's comprehensive plan and asked the board for recommendations of
approval.
Commissioner Bain stated this project has been before the City Council three separate times in the
past, and he summarized each proposed project: (1) The first rezoning proposal was in 2019 for
6.19 acres, one three-story ALF for 100 residents and one one-story memory care for 32 residents
and one one-story common area, which was denied by the Planning and Zoning Commission 7-0.
(2) The second proposal was in July of 2020 for six acres, three three-story buildings with a total
building square footage not to exceed 62,000 square feet, and a traffic analysis was required, which
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was denied by the Planning and Zoning Commission 4-2. (3) Today's proposal is for 8.4 acres,
three three-story buildings (two independent, one assisted living facility), one one-story memory
care, and one one-story common area, which is an increase of 2.5 acres, two additional buildings
with a 55 foot max height with a total building square footage not to exceed 160,000 square feet.
Commissioner Bain read staff, s reasons for denying the projects in the past, and asked staff why
this current project is being supported today. Planning Manager Kruse stated it is because of the
relocation on the site; and further, he explained the 62,000 square feet did not account for the entire
three stories. Commissioner Bain asked what could be built there today on this site with the current
zoning. Planning Manager Kruse stated a multipurpose building, an outdoor recreational field and
parking garage. Discussion ensued surrounding what would happen if this rezoning was approved
and never developed, the tax ramifications, impact fees, and placement of the buildings.
Commissioner Bain closed by stating he does not know if this project in this location makes sense;
and further, he does not believe the current proposed ordinances address conflicts that were
brought up with the initial iterations in 2019. He addressed the dilemma at hand that the property
owners have rights as well. He further expressed he cannot support the ordinances.
Commissioner Grube stated the population is growing and aging. This type of facility is necessary
now and even more in the future. He emphasized traffic is a big problem all over the city. He
explained he believes this project has a minimum impact for a necessary structure in the
community. He stated he supports the ordinances and likes the project.
Commissioner Colby stated he was on this board with the initial application in 2019. He explained
he would love to support a project like this, but this one has too many negative impacts to the
surrounding neighbors. He expressed his three main concerns being the size, the use being like a
commercial use, and infrastructure issues; and further, stated he cannot support it.
Vice -Chair Niemiec asked staff to explain the rezoning with regards to the future land use. He
disclosed that he did attend the community meeting where he spoke on his behalf only. He asked
the applicant what changes were made in consideration for the surrounding neighbors since the
last time this project was proposed. Robin Drage stated the location of the facility was changed to
a different portion on the parcel.
Bill Lawson explained he thought the current location would be more acceptable to the
neighboring residents. Vice -Chair Niemiec asked why the facility needs to be three stories and
asked for their definition of faith -based. Don Lawson stated some differences in the buildings from
2019 to the current layout and explained their faith -based ministry and outreach. Vice -Chair
Niemiec asked about deliveries, public services, taxes, public notification and surrounding
sidewalks, trees and landscaping.
Chair Krzyminski questioned the trees on the site with the placement of the proposed fire station.
Planning Manager Kruse explained the trees on the fire station site will have to be removed in
order to build the fire station. Chair Krzyminski asked about the taxes, impact fees, public notices,
access and traffic surrounding this proposed project, sidewalks and insurance.
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MOTION TO RECOMMEND DENIAL of Ordinance No. 2024-018 First Bat)tist Church Small
Scale Comprehensive Plan Amendment (SSCPA r Moved by Commissioner Colbv, Seconded by
Vice -Chair Niemiec. Motion passed 4-1 with Commissioner Grube onposinp- and Commissioners
Guerrero and Norton absent.
MOTION TO RECOMMEND DENIAL of Ordinance No. 2024-019 First Bat)tist Church
Planned Unit Development Rezoning (PUD ), Moved by Commissioner Colbv, Seconded by Vice -
Chair Niemiec. Motion passed 4-1 with Commissioner Grube oDt)osinp- and Commissioners_
Guerrero and Norton absent.
DISCUSSION OF NON -AGENDA ITEMS — None
ADJOURNMENT — 8: SS pm
ATTEST:
a by He rd, Planning Coordinator
4ri�
in ent Niemiec, Vice -Chair
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