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HomeMy WebLinkAboutMinutes - 08.05.2025 - Planning and ZoningCITY OF CLERMONT PLANNING AND ZONING COMMISSION MINUTES AUGUST 5, 2025 CALL TO ORDER Chair Bain called the meeting of the Planning and Zoning Commission to order on Tuesday, August 5, 2025, at 6:30 p.m. MEMBERS PRESENT: Chair Bain, Vice -Chair Niemiec, Commissioner Colby, Commissioner Cramer, Commissioner Hoisington, Commissioner May MEMBERS NOT PRESENT: Commissioner Tidona ALSO PRESENT: Planning Director Curt Henschel, Planning Manager Kruse, City Attorney Waugh, Planning Coordinator Rae Chidlow PLEDGE OF ALLEGIANCE MINUTES MOTION TO APPROVE the July 1, 2025, Minutes of the Planning and Zoning Commission meeting as amended, made by Commissioner Colby, seconded by Commissioner Niemiec. Motion passed 6-0. REPORTS Vice -Chair Niemiec thanked Camping World for displaying the huge American flag. Commissioner Cramer no report. Commissioner Hoisington stated she attended the city's budget workshops, city council meetings, and a county comprehensive plan meeting held at Aurelia Cole Academy. She found the events informative and engaging, especially the interactive component of placing markers on maps to identify areas of concern. She encouraged others to participate in county surveys and stay informed about the comprehensive planning efforts. Commissioner May introduced a new local advocacy group called Strong Towns Clermont, founded by Anna Sinclair. The group promotes smart growth strategies for Clermont, focusing on stopping urban sprawl, improving transportation, preserving natural resources, and making the city safer and more livable. Their values include efficient use of taxpayer money, safer streets, and sustainable development. She stated that Strong Towns Clermont will hold a public meeting on August 29th at 7:00 p.m. in the boardroom of the Clermont City Center, focusing on parking and transportation and more information can be found on their Facebook page. She shared about new local businesses, including Bambuu Asian Eatery, Brooklyn Bagels, and a Brazilian market, noting the positive momentum in the city's growth. Commissioner Colby no report. Page - 1 Planning & Zoning Commission August 5, 2025 Chair Bain followed up on a previous discussion regarding the creation of a summary of actions taken during Planning & Zoning meetings to keep City Council members informed. He stated that starting with the current meeting, these summaries will be drafted and submitted to the City Clerk and City Manager for distribution to the City Council. He also welcomed South Lake teachers back for the new school year, noting a successful teacher appreciation event with over 1,600 attendees that was hosted at the Wesley Center. He stated with school starting next Monday, the public needs to be reminded to expect increased traffic, allow extra time for commutes, and be cautious in school zones as students and staff settle into their routines. He requested a brief update from the City Attorney regarding the rules presented last month and their progress toward City Council review. City Attorney Waugh stated that a proposed policy regarding disclosure of ex parte communications, site visits, and use of outside expert information by Planning & Zoning Commissioners will be presented to the City Council in resolution form on August 26th. The goal is to ensure transparency and avoid any appearance of bias before votes are cast. He stated that Commissioners are reminded they can still individually communicate with council members to share their opinions on the matter. He stated that there was a suggestion to visit the placement of Commissioner reports on the agenda, but that discussion will be postponed until all Commissioners are present, likely at the next meeting following Labor Day. NEW BUSINESS Item No. 1— Ordinance No. 2025-028 — Bloxam Offices Rezoning Planning Manager John Kruse presented as follows: The applicant, Patrick Harb, is requesting a rezoning for the subject vacant parcel located north of Pitt Street and east of Bloxam Avenue. The 5.65-acre parcel is currently zoned R-3-A Residential/Professional District with a Future Land Use Designation of Commercial. The applicant is requesting to rezone the property to Planned Unit Development (PUD) with Office/Flex space uses. The Planned Unit Development (PUD) would allow for a multi -tenant development consisting of 5 Office/Flex Buildings with 48,500 square feet of space. The PUD shall comply with the R-3-A Residential/Office excluding single-family residential and C-2 General Commercial District Codes and Regulations as indicated in the Land Development Code, Section 122-261. The applicant has provided a list of prohibited uses under Section 3 of the Ordinance. The Office/Flex buildings will consist of office space to include garage doors to utilize for storage capabilities for tenants, catering to businesses that require flexible use. As part of the PUD zoning request, the applicant is requesting one waiver to the City Code. 1. To allow a 14-foot retaining wall adjacent to U.S. Highway 27 instead of the 6 feet required by the Land Development Code due to the existing topography. Page - 2 Planning & Zoning Commission August 5, 2025 Staff have also requested the applicant to have a 30% landscaping material increase on the south buffer that is adjacent to the residential property. Staff also recommend the elevations provided require additional architectural treatment during the Site Review process. The rezoning to Planned Unit Development (PUD) will be consistent with the City of Clermont Comprehensive Plan Goals, Objectives and Policies. The mixed -use development is consistent with the character of the surrounding properties and will be in harmony with the general intent and purpose of the Land Development Codes. Staff recommends approval of Ordinance No. 2025-028, rezoning subject parcel from R-3-A to Planned Unit Development (PUD). Attorney Jimmy Crawford, 702 W. Montrose St., representing the applicant for a rezoning for the proposed Bloxom Offices development. He stated that there will be no public entrance off Bloxam Avenue. He stated that the 14' retaining wall is planned due to elevation it will not be visible from US 27. He stated the project aims to convert a previously troubled and undeveloped property, frequented by homeless camps, into office flex space, consistent with surrounding land uses. He stated that the site will include 30% additional landscaping. The floor was opened for public comments. Judy George, 300 Brookdale Loop, and president of the HOA for the townhomes, expressed concerns and suggestions regarding the proposed Bloxom Offices development. She appreciated the confirmation that there would be no driveway access to Bloxom Avenue, noting that traffic and traffic noise are primary concerns for her and many of her neighbors. She voiced concern over the types of businesses that could potentially occupy the site and their compatibility with the residential area. She noted that the plan packet she previously reviewed lacked full details, but she was encouraged by the businesses that were explicitly excluded as presented. She asked why the 30% increase in landscaping is only on the south side and suggested extending it to the Bloxom (west) side to further buffer residential areas. She proposed considering a frontage road design along US-27, like the setup near McCoy Credit Union, to help manage traffic as nearby properties are developed in the future. Christy Clark, 13221 Rainbow Lane, voiced strong support for the proposed Bloxom Offices project. She noted that the property has long been problematic and efforts to clean it up have been ongoing for years. She emphasized the growing need for office and small bay flex space in Clermont. She pointed out that office users are generally low -impact neighbors, operating Monday through Friday, and typically do not generate weekend noise. She stated that the development would bring valuable tax revenue to the city, and it would help eliminate the recurring homeless encampments on the property. She urged the commission to approve the project, describing it as a quality development that benefits both the city and the surrounding neighborhood. Chair Bain closed public portion. Commissioner Niemiec asked for clarification about traffic access from Bloxam. He pointed out that there appears to be an entrance/exit on Bloxam. He questioned the location of the dumpster. Page - 3 Planning & Zoning Commission August S, 2025 He also had a concern about stormwater runoff from the elevated site to neighboring homes. He asked about the hours of operations. He asked if the 25-foot buffer planned along Bloxam Avenue is per code. Attorney Jimmy Crawford stated that the only potential access from Bloxom would be for emergency -only access, as required by the fire department. He stated that they are meeting the code and indicated a willingness to add additional landscaping along Bloxom if the board recommends it. He stated that an additional buffer is already planned on the south side, adjacent to residential areas. Chris Germana, 1120 W. Minneola Ave., stated that a proposed access point in the northeast corner may allow for future interconnection with adjacent properties as they develop. He stated the main entrance will be from US-27, with approval from Florida Department of Transportation that will be required during site plan review. He stated that the fire department has requested secondary emergency access. He explained that dumpsters are planned for the southwest, southeast, and center -north areas of the site. He confirmed that two dry retention ponds are planned, and the design will comply with St. Johns River Water Management District and city stormwater regulations to ensure no negative impact on adjacent properties. Mr. Kruse stated that the stormwater will be reviewed by an Engineer during site review and pointed out that there is stormwater ponds proposed on the south side of the property. Patrick Harp, 3700 34t' Street, Orlando, stated they are not sure about the hours at this time. The exact operating hours for future tenants are not yet known, but the developer stated that most businesses would have weekday operations. Chairman Bain pointed out that the ordinance includes a restriction prohibiting truck traffic, loading, or deliveries between 9:00 p.m. and 7:00 a.m. Commissioner Cramer stated that the proposed project aligns with the city's future land use designation of commercial development. He stated it will redevelop underutilized property along a major corridor, contributing to revitalization. He asked if all five buildings would be built at one time or in phases. His concern was raised about long-term enforcement of prohibited uses (e.g., liquor stores, dispensaries). He questioned that with oversized parking and roll -up doors, if it would be more of an industrial use. He stated that he is in favor of this project. Mr. Harp stated that the buildings would be built in phases. Mr. Crawford stated that the prohibited uses are clearly outlined in the ordinance and will be included in tenant leases. He stated that the buildings will include flex office space, not industrial use. He stated that they are designed to accommodate businesses like electricians, cabinet makers, or small professional offices. He stated that industrial uses, outside storage, and manufacturing are strictly prohibited. Commissioner Hoisington's key concern was increased traffic on Bloxom Street, especially due to its current congestion and nearby residential area (Pitt Street). She questioned about enhanced Page - 4 Planning & Zoning Commission August 5, 2025 landscaping on the Bloxam Avenue side of the parcel. She stated that she is in support of this project. Mr. Crawford confirmed that there will be no direct entrance from Bloxom. He stated that the emergency access point will be gated and blocked, and accessible only by emergency services using clickers. He stated that this measure is meant to prevent unintended traffic flow into residential areas. He mentioned that a possible service/frontage road that could provide future access to neighboring parcels which would help relieve traffic pressure on Highway 27. He stated this would improve internal site circulation and future connectivity if enforced by the city. He stated that if it's the Commission's desire for enhanced landscaping, they could do so but noted concerns about tree overgrowth over time with the rigid percentage requirements. Commissioner May questioned if there was going to be enough parking for tenants and visitors. She feels that it is best that this development be constructed in phases. She asked if they intend to build to suit and will already know who the tenants are prior to building. She asked if a traffic study was required. She feels that with the main site access being off US 27 and not Bloxam Avenue, that will address the nearby residential traffic concerns. She questioned if there would be any live work and automotive uses on this property. She asked if there would be a sidewalk added to the property. She asked about the signage and whether it would be digital. Mr. Crawford stated that there is no specific parking category in the city code for office -flex development. He stated that staff concluded the proposed parking is in line with similar developments and is adequate for the proposed uses. He stated that not all the tenants will be known, and they will be responsible for their own buildouts, but the owner would be responsible for the shell of the buildings. He stated that live work use is prohibited and can be included in the ordinance. He stated that all signage would meet City code requirements. Mr. Kruse stated that the total number of parking spaces listed on the site plan is 82. He stated that if parking issues arise, they would be required to come back for review. He stated that there was a traffic study performed for this project. He stated that due to the fact they will access this property from US 27 the traffic impact is considered minimal and within FDOT capacity limits. He stated that under the C-2 General Commercial that's referenced in the ordinance, automotive is a conditional use permit requirement. He stated that as part of the PUD the sidewalk would be required. Commissioner Colby stated that all his questions have been answered. He stated that he feels this is much needed in the city and will be supporting this project. Chair Bain agrees with Commissioner Colby saying this being a valuable addition to the city. He questioned what the process would be should FDOT not approve the entrance off US 27, would they be allowed to access from Bloxam Avenue. He requested that a minimum of 82 parking spaces and that no live work businesses are allowed to be added to the ordinance. Mr. Kruse stated that they would have to amend the PUD with a new site plan showing the connection from Bloxam Avenue. Page - 5 Planning & Zoning Commission August 5, 2025 MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-028 Bloxam Offices Rezoning to include adding 82 parking spaces and the live -work exclusion; Moved by Commissioner Cramer, Seconded by Commissioner May. Motion passed 6-0. Item No. 2 — Resolution No. 2025-019R — Church at South Lake Conditional Use Permit Development Services Director Curt Henschel presented as follows: The applicant, Brian Hammond, is requesting an amendment to an existing conditional use permit to allow for the development of a 16,355 square -foot building addition to the existing church campus. The subject property is located within a PUD and is operating under an existing CUP. The Church at South Lake was granted a conditional use permit in 2011 to operate a house of worship in the C-2 General Commercial Zoning District. The proposed expansion would include a new worship auditorium and staff offices. The site plan provided shows the development of a 16,355 square feet building addition being constructed between the two existing buildings. The current auditorium, which seats approximately 500, will be repurposed as space for the church's youth ministry. Upon completion of the expansion, the total seating capacity of the church auditorium will be 700 seats, representing a net seating increase of 200. Parking requirements for churches are calculated at a ratio of 1 parking space per 4 seats in the auditorium. Based on the proposed 700-seat capacity, the site requires 175 parking spaces. Staff have verified that the existing paved parking area, along with the additional parking available on the underdeveloped lots 3 and 4, provides sufficient capacity to meet this requirement. Additionally, peak traffic generation for the church occurs on Sundays, which typically does not conflict with weekday peak travel times. The applicant has submitted an engineer -reviewed letter stating that the anticipated increase in traffic is negligible and has requested an exemption from a formal traffic study. In reviewing an application for a conditional use permit, Section 101-212 (c) of the Land Development Code is consulted. The proposed project expansion is consistent with the existing land use designation and surrounding development pattern. Staff have reviewed the proposed amendment and find it consistent with the City's Comprehensive Plan and Land Development Code. Staff recommends approval of Resolution 2025-019, amending the existing Conditional Use Permit to allow for a 16,355 square foot expansion of the Church at South Lake within the C-2 General Commercial Zoning District. Brian Hammond, Senior Pastor for Church of South Lake, 1860 Hancock Road, stated that he had been the Pastor for 27 years. He stated that they purchased the property in 2011 which at the time were vacant buildings. He stated that the plan from the beginning was to expand and connect the buildings into one. He stated that two years ago they built their Cares building which houses their food and disaster relief ministry. He stated that last year they helped about 60 residents here in South Lake County area recover from storm damage. He stated that the addition would convert their existing worship space into additional ministry activity space as well as Page - 6 Planning & Zoning Commission August 5, 2025 additional administrative space and the new auditorium will be in the middle of the two existing buildings. The floor was opened for public comments. With no speakers present, the floor was closed. Commissioner Niemiec asked about the school zone traffic near the new entrance. He asked about the increase to 700 seats. Mr. Henschel stated that the entrance is an existing entrance. Mr. Hammond stated that they currently have three services, one at 8:15, 9:30 and at 11:00 AM. He stated that both the 9:30 and 11:00 services are at capacity. Commissioner Cramer pointed out that the project is consistent with the city's comprehensive plan and they exceed the city's parking requirement. He stated that the traffic analysis shows minimal weekday peak impact since most services occur on Sundays and Wednesday evenings. He asked how the city will monitor the parking ratio over time and how the grass parking will be maintained to remain functional during rainy conditions. He asked if the expansion would maintain architectural consistency to the existing campus. Mr. Hammond stated that they currently use the grass parking, and it is not at capacity. He stated that they also own the additional land to the west as well which is about 5.9 additional acres so there is plenty of space for overflow for special events. He stated that the grass parking is regularly mowed, and they have been parking on it for the past 12 years. Commissioner Hoisington stated that her main concern is going from 500 seats to 700 seats, any additional traffic on SR 50 and Hancock Road could cause chaos. Mr. Hammond stated that he lives in Groveland and travels SR 50 every day for work, so he understands the concern. He stated that in the 12 years of being in operation at that location, even at their biggest events, they have not needed police to direct traffic. He stated that the ingress and egress happen very fluidly because of the volunteers who direct traffic within the site. Commissioner May stated that her main concerns are the traffic flow and parking. She questioned how many handicap spaces were required. She asked about additional services throughout the week. She questioned the plans for the rest of the property that is not developed. Mr. Hammond demonstrated the flow of traffic and stated that both entrances are open. He stated that volunteers help direct the flow of traffic. He stated that there are 103 parking spaces in the grass area and the volunteers help park the attendees. He stated that there are 10 handicapped parking spaces reserved for Sunday only and it's their goal to make it accessible and friendly to all people. He stated that there is a middle and high school youth ministry on Wednesdays that has about 150 attendees, most of them drive, while others get dropped off. He stated that they currently have no plans to do anything in the undeveloped area, and they do not intend to sell the property either. Page - 7 Planning & Zoning Commission August 5, 2025 Commissioner Colby stated that it's a great project and he fully supports the expansion of the Church. Chair Bain asked for clarification that the underdeveloped lots are used for parking if needed. He asked if they had police directing traffic. He asked if the pervious and impervious parking was included in the parking calculations. Mr. Hammon stated that they are used if needed. He stated that they do currently have a police officer on duty mainly for safety, not to direct traffic. He stated they do not foresee needing police to direct traffic. He stated that they feel confident that the volunteers can handle directing traffic if needed. Mr. Henschel stated that the Church would need to negotiate with the Police Department and there is probably a fee associated with that. He stated that they are allowed to utilize the grass parking, and a portion of the grass parking is included in the parking calculations. MOTION TO RECOMMEND APPROVAL of Resolution No. 2025-019R Church at South Lake Conditional Use Permit; Moved by Commissioner Niemiec, Seconded by Commissioner Colby. Motion passed 6-0. Item No. 3 — Resolution No. 2025-02OR — Samba Bite Cuisine Conditional Use Permit Item No. 3 was withdrawn. DISCUSSION OF NON -AGENDA ITEMS There were no discussions of non -agenda items. ADJOURNMENT — 7.58 pm CZ*- hair Bain ATTEST: Rae Chidlow Page - 8