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HomeMy WebLinkAboutMinutes - 11.4.2025 - Planning and Zoning CITY OF CLERMONT PLANNING AND ZONING COMMISSION MINUTES NOVEMBER 4,2025 CALL TO ORDER Vice-Chair Niemiec called the meeting of the Planning and Zoning Commission to order on Tuesday,November 4, 2025, at 6:32 p.m. MEMBERS PRESENT: Vice-Chair Niemiec, Commissioner Tidona, Commissioner May, Commissioner Colby, Commissioner Cramer MEMBERS NOT PRESENT: Chair Bain and Commissioner Hoisington ALSO PRESENT: Growth Management Director Curt Henschel, Planning Economic Development Officer Nicholas Gonzalez, Planner I Justine Day, City Attorney Waugh, Planning Coordinator Rae Chidlow PLEDGE OF ALLEGIANCE MINUTES MOTION TO APPROVE the October 7, 2025, Minutes of the Planning and Zoning Commission meeting as amended,made by Commissioner May, seconded by Chair Cramer. Motion passed 5-0. REPORTS Commissioner May shared exciting city news, announcing that a new Economic Development Director,Nathan Norris, started about two weeks ago. She also stated that he has a development liaison, Mr. Robert Fox, and emphasized that positive developments are underway for the city. She mentioned that Norris will be working with the team on the comprehensive plan and the form-based code, expressing optimism about the city's progress. Commissioner Colby seconded the excitement that the city is assembling a great team, Commissioner Cramer opened by acknowledging that it was election day and wished a commission colleague and the other city council candidate good luck, expressing appreciation for their willingness to serve the community. He emphasized pride in having residents willing to volunteer and participate in local government. He then highlighted a recent community event, Scaremont, a Halloween celebration held at Waterfront Park on October 28th,noting that it grew significantly from previous years and drew thousands of attendees. He praised the strong community spirit and offered special thanks to local and regional emergency services and first responders for their teamwork in creating a safe, family-friendly event, concluding with gratitude to the community for its enthusiastic participation. Commissioner Tidona thanked attendees and shared research he had communicated to the city and Lake County councils regarding traffic congestion, trip surveys versus traffic studies, and the potential benefits of mobility fees. He referenced recent severe flooding that disrupted roads and Page-1 Planning&Zoning Commission November 4, 2025 emergency access and stressed the need to move away from a"one lane in, one lane out"traffic model and to better mitigate congestion and improve emergency response and evacuation capabilities. He highlighted Clermont and Lake County's growth, opportunities, and new planning tools already underway,but argued that immediate action is needed through measures such as mobility fees, increased impact fees, developer-funded infrastructure, and independent traffic studies. He concluded by emphasizing that city leadership should remain accountable to the residents of Clermont rather than outside interests. Vice-Chair Niemiec encouraged everyone to participate in voting and wished good luck to the two city council candidates, Todd Howard and Commissioner Brian Bain. He referenced recent action by the Lake County Board of County Commissioners, noting approval of a loan of approximately$12 million to begin the Hartwood Marsh expansion project, a key access route into Clermont. He stated that construction is expected to begin as early as March, or by late May at the latest. NEW BUSINESS Item No. 1 —Ordinance No. 2025-039 — Ivey Ride Large-scale Comprehensive Plan Amendment Item No. 2—Ordinance No. 2025-040—Ivev Ride Rezoning Planner Justine Day presented as follows: The City, as the applicant, is requesting a large-scale comprehensive plan amendment and rezoning of the subject property as a follow-up to the staff-initiated annexation request. The property is located southeast of Lake Louisa Road and Hammock Ridge Road intersection and is approximately 57.34+/- acres. The property was approved under Planned Unit Development Ordinance No. 2020-03 in Lake County for up to 155 single-family dwelling units. The property is currently moving forward, and construction activity is starting. The property was annexed prior to building permit issuance to capture$1.8 million dollars' worth of impact fees to the City of Clermont. The City Council, at the June 1 Oth meeting, approved the annexation of the subject property with the understanding that a large-scale comprehensive plan amendment and rezoning would be needed to designate the property with the applicable future land use and zoning designations. Staff is proceeding to complete the process at this time. The current zoning of the property within Lake County is Planned Unit Development with the urban low density future land use category. The compatible zoning within the city would be Planned Unit Development with a future land use designation of low-density residential. The abutting future land use adjacent to the east within the city is low-density residential, which is the established Foxchase subdivision. The change in the future land use to the city's low-density residential does not propose a conflict between the existing uses and land uses within the area. The proposed future land use is Page-2 Planning&Zoning Commission November 4, 2025 consistent with the city's comprehensive plan due to the use being consistent with the remainder of the plan and its goals, objectives and policies. The Planned Unit Development zoning does not propose a conflict with the existing uses and land uses in the area. The proposed use is compatible with the adjoining properties as required by the comprehensive plan. The transfer of Lake County's Planned Unit Development Ordinance 2020-03 into the City's Planned Unit Development Ordinance is a"like for like"with small adjustments made due to code references (County/City). Staff recommend approval of the large-scale comprehensive plan amendment, Ordinance 2025- 039 and rezoning Ordinance 2025-040. The floor was opened for public comments. Paul Shaver, 800 Center Lane, expressed strong opposition to a proposed development, citing safety concerns on local roads such as Hancock Road, Hardwood Marsh, and Lake Shore Drive, particularly at accident-prone areas like"Dead Man's Curve."He argued that infrastructure improvements should be prioritized before allowing further development, emphasizing that public safety must come first. He stated he was not only there for his own concerns but also for residents who cannot attend meetings, ultimately recommending that the development not be approved. With no other speakers present, the floor was closed. Commissioner May mentioned that she lives near the proposed project on Hammock Ridge Road, and expressed concerns about traffic, safety, and the impact of development on the local environment. She criticized the timing of annexation and rezoning decisions, feeling that projects are presented after development has already begun to occur. She questioned whether the project aligns with the city's comprehensive plan,highlighting issues such as increased traffic from adding 155 homes, insufficient site information, lack of tree and habitat surveys, and whether it promotes smart growth or maintains aesthetics and quality of life. She emphasized the need for more thorough information before making a decision and voiced frustration with repeated overdevelopment, particularly projects coming from the county, urging a more holistic approach to planning rather than focusing solely on impact fees. Commissioner Colby raised concerns about safety related to the proposed development, specifically asking staff to explain how lighting, turning lanes, and other infrastructure would be implemented to ensure the project is safely integrated into the city. Planner Justine Day noted that some planning may have occurred before annexation with Lake County but did not have the documents on hand and suggested that Lake County could be asked to provide them. She then deferred to Curt Henschel for any additional information he might have on the matter. Development Director, Curt Henschel, addressed questions about the Hammock Ridge development, showing the latest site plan approved by Lake County. He confirmed that the Page-3 Planning&Zoning Commission November 4, 2025 development includes two access points, turn lanes, and lighting, providing a structured plan to address traffic and safety concerns raised earlier in the discussion. Commissioner May expressed concern about the transition of a development project from county to city jurisdiction,questioning whether the county's conditions would align with the city's comprehensive plan and codes, and whether the city could modify those conditions. They emphasized a lack of evidence and information to determine compatibility. City Attorney Christian Waugh clarified the process, explaining that once the property is annexed and the comprehensive plan amendment is approved,the city can regulate the project under its land development code. He also noted that commissioners can make discretionary judgments about consistency with the comprehensive plan but must base decisions on available evidence. Commissioner Colby questioned if the project would move forward,whether it would proceed under city or county regulations. Mr. Henschel stated that it was correct. Commissioner Cramer stated that all his concerns were answered. He agreed with the frustration of annexing projects approved by Lake County,but he feels the project is better off in the city. Commissioner Tidona expressed frustration with the proposed development, citing negative impacts on his Fox Chase neighborhood, such as a rat infestation from the sewer system and future safety concerns. He questioned whether the city's code should supersede the county's, highlighting that the city's code is outdated and may not adequately regulate the project before the new comprehensive plan is implemented. He criticized the density of the development, projecting 155 homes would generate 325 to 400 additional cars on already unsafe roads like Hammock Ridge Road and Lake Louisa Road, creating traffic hazards and congestion. He emphasized the need for better infrastructure, more traffic lights, and consideration of human behavior in traffic patterns, arguing that impact fees alone are insufficient. He urged more city input on development size, road improvements, and environmental considerations, expressing disappointment at having limited influence over the project. Vice-Chair Niemiec focused on the limitations the city faces regarding the Hammock Ridge development because both Hammock Ridge Road and Lake Louisa Road are county roads. He expressed frustration that the project is already underway, leaving the city with little ability to influence road safety,traffic management, or development density. He highlighted concerns about increased traffic, wildlife hazards, and the negative impact on the Fox Chase neighborhood, emphasizing that the project will proceed regardless of the city council's decision. He stressed that annexing the development into the city would at least allow the city to regulate it in the future and capture the $1.8 million in impact fees,making it a better option than leaving the project entirely under county control. He agreed that while the situation is frustrating and limits local control, annexation provides some future leverage and financial benefit. Page-4 Planning&Zoning Commission November 4, 2025 MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-039 Ivey Ridge Large-scale Comprehensive Plan; Moved by Commissioner Cramer, Seconded by Commissioner Colby. Motion passed 5-0. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-040 Ivey Ridge Rezoning adding a condition to follow the City's landscape code;Moved by Commissioner May, Seconded by Commissioner Colby. Motion passed 5-0. Item No.3—Ordinance No. 2025-041 —McKinnon Groves Large-scale Comprehensive Plan Amendment Item No.4—Ordinance No. 2025-042—McKinnon Groves Rezoning Planner Nicholas Gonzalez presented as follows: The City, as the applicant, is requesting a large-scale comprehensive plan amendment and rezoning of the subject property as a follow-up to the staff-initiated annexation request. The property is located south of Hartwood Marsh Road and west of the Lake/Orange County Line and is approximately 357 +/- acres. The property was approved under Planned Unit Development Ordinance No. 2021-36 in Lake County for up to 660 single-family dwelling units along with 520,249 square feet of non-residential use(commercial, office). The property is currently moving forward, and construction activity is starting. The property was annexed prior to building permit issuance to capture$8.3 million dollars' worth of impact fees to the City of Clermont on the residential portion of the development. No commercial construction has started at the moment. The City Council, at the June 1 Oth meeting, approved the Annexation of the subject property with the understanding that a large-scale comprehensive plan amendment and rezoning would be needed to designate the property with the applicable future land use and zoning designations. Staff are proceeding to complete the process at this time. The current zoning of the property within Lake County is Planned Unit Development with the Wellness Way North future land use category. The compatible zoning within the city would be Planned Unit Development as well, with the current entitlements captured within the Planned Unit Development. The zoning designation abides by the Wellness Way Community guidelines regarding implementation. The preliminary plat and final plat for a few phases have been approved by Lake County. The future land use within the city would be identical to the County's, a future land use designation of Wellness Way North. The future land use designation aligns with the master plan for the Wellness Way Area and is consistent with the City's future land use map and Figure 2.1.5 Wellness Way North district location. The change in the future land use to the City's Wellness Way North does not propose a conflict between the existing uses and land uses within the area. The proposed future land use is consistent with the City's comprehensive plan and its goals, objectives and policies. The Planned Unit Development zoning does not propose a conflict with the existing uses and land uses in the area. The transfer of Lake County's Planned Unit Development Ordinance 2021-36 into the City's Planned Unit Development Ordinance is a"like for like"with small adjustments made due Page-5 Planning&Zoning Commission November 4, 2025 to code references (County/City). Staff recommend approval of the large-scale comprehensive plan amendment, Ordinance 2025-041 and rezoning Ordinance 2025-042. The floor was opened for public comments. Paul Shaver, 800 Center Lane, expressed frustration over the proposed development, comparing it to a previous project that bypassed city input through annexation and county approval. He highlighted severe traffic congestion and safety issues around Hardwood Marsh and Hancock Road, citing long commute times for even short distances and frequent accidents near schools and churches. He criticized the lack of city involvement and planning, describing the project as overdevelopment that disregards community impact, wildlife, and natural infrastructure. He suggested the city should proactively annex land to prevent further uncontrolled developments and questioned when such rapid growth will stop, emphasizing the need for more thoughtful, preventative urban planning. Joe Fumasi, 2693 Jumping Jack Way, criticized the project's inclusion in the Wellness Way sector plan, arguing that it failed to account for secondary water infrastructure needed for irrigation and long-term sustainability. He expressed concern that the cumulative impact of thousands of planned homes,both within the city and still under county control, will worsen existing water shortages and strain public services. He stated the county is using Clermont primarily as a utility provider while offloading poorly planned developments onto the city, effectively forcing annexation decisions. He urged the city to protect and retain impact fees, avoid granting excessive builder credits, and pursue stronger joint planning agreements with the county to prevent what he described as a pattern of uncoordinated growth and infrastructure neglect. Rosie Mulholland, 10240 Lake Minneola Shores, representing the Florida Native Plant Society and speaking as a certified wildlife biologist, raised environmental concerns about the development's proximity to a critical state-managed conservation area containing rare plant species. She explained that while development can coexist with conservation land, it requires thoughtful planning, including buffers,resident awareness of prescribed burning, and ordinance language that supports ongoing land management practices. She also warned about common issues such as invasive dumping along public land boundaries and emphasized the importance of preserving remaining intact habitat on the southern portion of the property. She requested the opportunity to work with landowners to rescue native plants before development, highlighting their organization's successful history of collaborating with developers and noting that preserving existing scrub and sandhill habitat is more effective than attempting to recreate it later. Paul Kuhn, 17825 Terra Vista Ct., spoke about his unique position living at the center of the surrounding development and acknowledged that the project will move forward and that the developer has vested rights. He expressed appreciation for annexation benefits,particularly improved school access for children, and recognized the value of the impact fees. However,he raised concerns about long-term planning, questioning why the city would accept a one-time payment rather than generating ongoing revenue through services such as irrigation water. He also highlighted physical impacts not shown on site plans, including significant elevation Page-6 Planning&Zoning Commission November 4, 2025 differences of 25 feet and at 40 feet near his home, between the new homes and his property, which could affect privacy and character. He urged the city to use the regulatory authority it does have, such as building height, number of stories, and buffer requirements, to better protect adjacent properties and maximize long-term benefits for the City of Clermont. Janette Kuhn, 17825 Terra Vista Ct., explained that she understood development was likely and was relieved it was not high-density housing, she is concerned about how the project has changed the area's rural character and zoning. She questioned whether adequate community infrastructure, such as schools, fire stations, and emergency services, is planned to support the 660 new homes, and asked what additional provisions beyond the$8 million in impact fees could be required to truly benefit Clermont. She also requested stronger landscape buffers between their property and the development to protect wildlife and rural residents and criticized what they described as a pattern of developers using county approvals to pressure the city into acceptance. She urged city officials to carefully weigh the long-term costs to the community, environment, and public services when proceeding with the project. With no other speakers present, the floor was closed. Commissioner May had concerns about the public notice process because she did not see a sign posted when she visited the property. Commissioner Colby states that the situation is clear and closely resembles the previous items discussed. He believes there is no real alternative but to move the matter forward. Commissioner Cramer reiterates his previously stated position, emphasizing that the proposal is better situated within the city where it can be regulated and residents will have a voice. He expressed frustration with Lake County for acting prematurely and acknowledging ongoing concerns,particularly about traffic impacts. He explains that the commissioners are volunteers, not elected officials, motivated by a desire to do what is right rather than by outside influence, and notes that many joined after experiencing similar frustrations as members of the public. While recognizing the limits of their authority and the challenges of government and politics,he states that he will vote in favor of the proposal because having it within the city is preferable to having it outside city control. Commissioner Tidona criticizes the city's handling of negotiations, arguing that the proposed development highlights a failure to secure adequate concessions from developers. He raised serious concerns about the impact of 660 new homes,bringing an estimated 1,300 or more vehicles and up to 3,000 residents, onto a single two-lane access road, Hardwood Marsh Road, which already experiences heavy congestion. He questions whether sufficient planning has been done for schools,hospitals, emergency response times, and public safety staffing, noting the likely need for additional police and firefighters. He stated that the city missed an opportunity to demand stronger commitments, such as road widening and greater financial contributions,before construction began. He compared it to a chronically congested urban infrastructure and warns of long-term traffic, safety, and environmental consequences. Page-7 • Planning&Zoning Commission November 4, 2025 Vice-Chair Niemiec explains that he actively opposed the project at the Lake County level before joining the commission,but despite strong efforts and testimony,the county proceeded without concern. He acknowledged that the development is moving forward regardless. He asked staff to confirm that a portion of funding from each home will go toward schools, which staff affirms is consistent with previous projects. He also addressed concerns about public notice signage, stating that the required sign was present but later moved due to nearby construction. He expressed sympathy for affected residents and noted that Orange County declined involvement in the project and concluded by recognizing that the matter is likely to pass and will proceed to a vote. Commissioner Tidona questioned about the 45 feet height difference between the current resident's property and the project. Paul Kuhn, 17825 Terra Vista Ct., confirms that there is a significant elevation difference between the existing residence and the proposed development. He explained that the project was originally planned with a 25-foot grade change from the property border, which was already sloped, and that the land then drops an additional 18 to 20 feet toward their home. As a result,the total elevation difference from one foundation to the other is estimated to be approximately 40 to 45 feet. Commissioner Tidona raises concerns about stormwater runoff and erosion risks created by the significant elevation change,questioning how the development will prevent nearby residents from being affected by water flow. He asked whether solutions such as retaining walls will be required and emphasized the need for effective measures to control runoff. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-041 McKinnon Groves Large-scale Comprehensive Plan Amendment;Moved by Commissioner Cramer, Seconded by Commissioner Colby. Motion passed 3-2. Commissioner May raises concerns that the ordinance moves ahead of prior agreements and lacks several important conditions that should be included. She emphasizes the need for added requirements related burn management notifications due to potential smoke impacts, confirmation of a secondary water system for irrigation, and adequate buffering to protect nearby homes,particularly given grading concerns. She acknowledged that many drainage and stormwater issues are addressed and that the ordinance is more thorough than earlier versions but is uncertain about the proper procedural method to add these conditions. City Attorney Christian Waugh clarified that any additional conditions must either be accepted as an amendment by the motion maker and seconder or require the current motion to fail so a new motion can be made. Commissioner Cramer and Commissioner Colby agreed to amend their motion to include wording in the ordinance pertaining to a secondary water source for irrigation and burn notification. Commissioner Tidona discussed concerns within the public safety and transportation aspects of the project, noting that the developer is offering three acres for a public safety facility but with Page-8 Planning&Zoning Commission November 4, 2025 the condition that the land would revert to the developer if the city does not build the facility within ten years. He stated this should have been negotiated differently, with the developer responsible for constructing the facility rather than placing the financial and planning burden on the city. He raised issues with the concept plan, which shows multiple potential roadway connections into Orange County, emphasizing uncertainty about their design, capacity, and traffic impacts. He expressed concern about limited access for later phases of the development, particularly Phase 4, suggesting residents could face significant delays exiting the area. Vice-Chair Niemiec clarifies that,based on discussions with county officials, there will be no new entry or exit points into Orange County,regardless of what is shown on the plans. As a result, all traffic from the development will be directed onto Hardwood Marsh Road. He also notes that while there is a retention pond north of the referenced couple's property, they share concerns about the impact on nearby homes to the west, particularly in relation to drainage and runoff issues. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2025-042 McKinnon Groves Rezoning,Moved by Commissioner Cramer, Seconded by Commissioner Colby. Motion passed 4-1. DISCUSSION OF NON-AGENDA ITEMS There were no discussions about non-agenda items. ADJOURNMENT—8:22 pm 'k�,) Chair Colby ATTEST: Rae Chidlow Page-9