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HomeMy WebLinkAboutMinutes - 2-3-26 Planning & Zoning CITY OF CLERMONT PLANNING AND ZONING COMMISSION MINUTES FEBRUARY 3,2026 CALL TO ORDER Chair Colby called the meeting of the Planning and Zoning Commission to order on Tuesday, February 3, 2026, at 6:30 p_rr►. MEMBERS PRESENT. Chair Colby, Vice-Chair Niemiec, Commissioner Tidona, Commissioner May, Commissioner Cramer, and Commissioner Hoisington MEMBERS ABSENT: Commissioner Entsuah ALSO PRESENT: Development Services Director Curt Henschel, Planner I Justine Day, City Attorney Waugh, and Planning Coordinator Rae Chidlow PLEDGE OF ALLEGIANCE MINUTES MOTION TO APPROVE the January 6, 2026, Minutes of the Planning and Zoning Commission meeting as amended,made by Commissioner Cramer, seconded by Commissioner Hoisington_ Motion passed 6-0. NEW BUSINESS Item No_ 1 —Ordinance No_ 2026-004—Perimeter Park West III Small-scale Com�r¢h¢nsiv¢ Plan Item No 2 —Ordinance No 2026-005—Perimeter Park West III Rezoning D¢v¢lopm¢at Sor ices Director Curt H¢nsch¢l presented as follows: The applicant is requesting a voluntary annexation, a small-scale comprehensive plan amendment, and a rezoning on the subject parcel for the purpose of developing an industrial park. The property, approximately 12 acres, is located 'Z+ mile south on Ray Goodgame Parkway from the SR 50 intersection. Due to annexation requests being required to be presented to the City Council for consideration,both the small-scale comprehensive plan amendment and rezoning requests are being presented with the understanding that both applications would be considered concurrently with the annexation request in the near future_ The applicant proposes to amend the future land use map and rezone the property from Lake County's designations to the city's industrial future land use and Planned Unit Development district to develop the property as the third phase of Perimeter Park Industrial Park_ The uses of this phase will be similar to the previous phases in that permitted M-1 Industrial uses shall be permitted, with the exception of no automotive, truck,trailer,motorcycle or boat repairs, sales, or leasing shall be conducted on-site. rage-i Planning&Zoning Commission February 3, 2026 The proposed Planned Unit Development ordinance will be required to be consistent with the applicant's conceptual plan along with the city's Land Development Codes. The conceptual plan includes approximately 185,000 square feet of industrial/warehouse space distributed across three buildings. A 100-foot right-of-way dedication associated with the planned expansion of Hooks Street will also be required. Due to physical site constraints of a relic depressional feature in the middle of the site, waivers will be required for cut/fill. The maximum fill is up to 36 feet over 11%of the site and maximum cut is up to 25 feet over 15% of the site. The city traffic engineer reviewed the traffic study exemption request and, due to the low traffic generation and the established left turn lanes on Hartle Road, concur with granting a Tier 1 Exemption. The change in future land use to the City's Industrial category 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 proposed use is compatible with the adjoining properties as required by the comprehensive plan. Therefore, staff recommends approval of Ordinance No. 2026-004 and Ordinance No. 2026-005. Rebecca Wilson,215 N. Eola Dr., Orlando, stated that she as well as her team were present to answer any questions. The floor was opened for public comments. With no other speakers present, the floor was closed. Commissioner Tidona raised concerns about Phase Three of a warehouse project citing rapid growth and overdevelopment in the area. He referring to historical images from Google Maps and GIS data(2017-2025), stating that the site has become saturated and questioned the addition of a 183,000-sf. warehouse and increased vehicle traffic near Ray Goodgame Parkway and Hartle Road. His concerns included truck congestion, left-turn backups, school bus traffic, unclear warehouse operations, and potential safety risks. He advocated mandatory third-party traffic studies for developments in Clermont. Commissioner May thanked staff for providing a traffic study exemption letter and sought clarification on projected trip counts, confirming that the additional trips from Phase Three, combined with prior warehouse approvals, still qualified as low impact and exempt. She raised questions about the discrepancy between the proposed 165,168 square feet and the allowed 185,000 square feet, with the applicant explaining the extra square footage allowed flexibility for final engineering. She disclosed a personal site visit and clarified that the property is being rezoned from agricultural in the county to a Planned Unit Development(PUD)with M 1 industrial use within the city,mirroring prior approvals. Additional discussion covered environmental conditions, including a forthcoming tree survey,updating the project's construction commencement deadline from three years to two to match current ordinance Page-2 Planning&Zoning Commission February 3, 2026 standards, confirmation that signage regulations align with existing code, standard reimbursement practices for fiber optic infrastructure, and right-of-way requirements. She expressed general caution about converting agricultural land to industrial use and noting that under Florida's Live Local Act, nonresidential properties could allow residential development if plans changed. She voiced support for the project moving forward. Ms. Wilson clarified that all they could fit on the conceptual plan was 165,168 sf.,but engineering is not complete at this time, so they wanted flexibility to allow up to 185,000 square feet. Commissioner Niemiec questioned if Lake County owned the property, or who owned the property. Ms. Wilson stated that the property is owned privately. Commissioner Cramer sought clarification on long-term compatibility and enforcement. He has concerns regarding the traffic under the tier one exemption. Planning Director Curt Henschel confirmed that even if the site were developed to the maximum 185,000 sf., it is allowed under the industrial designation and is compatible with the surrounding uses. He stated that the PUD conditions would run with the land and remain enforceable if the property sold or developed in phases and if any increase in intensity would require an amendment to the PUD. Commissioner Hoisington asked for more details about a previously mentioned sinkhole on the project site. She expressed concern about whether additional construction over or near the sinkhole could trigger further ground instability or new sinkholes,referencing instances where roads have collapsed amid heavy development. Mr. Henschel explained that the property contains an old depressional area identified as a former sinkhole,visible by its mature tree growth, and that this condition is the reason the applicant is requesting cut-and-fill work to stabilize the parcel. He stated that while no one can predict future sinkhole activity with certainty, the developer will be required to conduct extensive geotechnical testing and site stabilization measures to ensure the land is safe and structurally sound before building proceeds. Chair Colby stated that all his questions have been addressed. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2026-004 Perimeter Park West III Small-scale Comprehensive Plan Amendment; Moved by Commissioner Cramer, Seconded by Commissioner Hoisington. Motion passed 4-2. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2026-005 Perimeter Park West III Rezoning adding a tree study;Moved by Commissioner Cramer, Seconded by Commissioner Hoisington. Motion passed 4-2. Page-3 Planning&Zoning Commission February 3, 2026 Item No.3—Ordinance No. 2026-009—Hartle Road Subdivision Small-scale Comprehensive Plan Item No 4—Ordinance No. 2026-010—Hartle Road Subdivision Rezoning Planner I Justine Day presented as follows: Tara Tedrow, as the applicant's representative, is requesting annexation, a small-scale comprehensive plan amendment, and a rezoning on the subject parcels for the purpose of developing a new subdivision served by the City's utilities. The property is located a '/mile south of the Ray Goodgame Parkway and Hartle Road intersection and is approximately 10.41 +/- acres. Due to annexation requests being required to be presented to the City Council for consideration,both the small-scale comprehensive plan amendment and rezoning requests are being presented with the understanding that both applications would be considered concurrently with the annexation request in the near future. The property is undeveloped and surrounded by properties consisting of existing residential development with lower density located on the north and east side of the subject parcel that then transitions to a higher density residential subdivision to the south. The applicant is proposing to amend the future land use map and rezone the property from Lake County's Designations to the City's Low Density Residential category and R-2 Medium Density Residential district. The proposed density is estimated to be at 2.40 dwelling units per acre for a potential of twenty-five(25) single-family residential dwelling units. No variances to the City code are being requested as the applicant is willing to comply with the City's Codes in order to develop the property. A concept plan has been provided in order to show the potential of the site with the understanding that this is just an option in terms of layout and that the site plan will be reviewed and abide by the City's codes prior to approval. The change in the future land use to the City's Low Density Residential category 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 R-2 zoning does not propose a conflict to the existing uses and land uses in the area. The proposed use is compatible with the adjoining properties as required by the comprehensive plan. Therefore, staff recommends approval of Ordinance No. 2026-009 and Ordinance No. 2026-010. Rebecca Wilson, 215 N. Eola Dr., Orlando, stated that this is a down zoning going from 4 units per acre in the county to 2.4 units per acre in the city. The floor was opened for public comments. With no other speakers present, the floor was closed. Commissioner Hoisington raised concerns about the traffic impact of a proposed 25-unit residential development. Page-4 Planning&Zoning Commission February 3, 2026 Ms. Wilson explained that because the project represents a reduction in density compared to what is otherwise allowed, a full traffic study was not required. Instead,the site plan includes projected average daily trips of 281. She further noted that if the property were developed under county standards,up to 40 units could be built,which would generate more traffic than the 25 units currently proposed. Commissioner Cramer asked staff whether approving the proposed rezoning for a 25-lot residential development along Hartle Road could create expectations or set a precedent for similar entitlements in the corridor. Planning Director Curt Henschel responded that there are few remaining parcels of comparable size and that any property owner already has the right to pursue development, so approval would not necessarily trigger new proposals beyond what may already be contemplated. Commissioner Cramer asked whether the rezoning would allow housing types or intensities significantly different from surrounding neighborhoods. Ms. Wilson explained that the site is buffered by industrial development and stormwater areas to the west, a fire station to the north, and unincorporated county land with estate-style homes to the east. She stated that while the proposed lot sizes are generally consistent with other nearby,more recently developed neighborhoods, though some lakefront homes in the area are older and of a different character. Commissioner Niemiec asked the applicant to clarify lot dimensions shown on the concept plan, noting difficulty reading the document. The commissioner confirmed that the proposal would not exceed 25 dwellings and asked about the largest and smallest lot sizes. Ms. Wilson explained that the plan is conceptual but confirmed that lot widths would be 75 feet, consistent with R-2 zoning standards, and that 9,000 square feet would be the typical lot size and the development would consist of 25 dwellings. Commissioner May disclosed visiting the site and described Hartle Road as a constrained two- lane roadway surrounded by larger-lot homes and multiple subdivisions with limited connectivity. She expressed concerns about compatibility and access. She questioned the proposed rezoning from county agricultural and low-density/regional office designations to city R-2, asking why R-1 was not pursued instead. Mr. Henschel explained that it was the request of the applicant. Ms. Wilson stated that R-2 better aligns with the requested density reduction to approximately 2.5 units per acre, down from 4 units per acre allowed under the county and provides a transition between nearby lakefront residential and adjacent industrial uses along Ray Goodgame Parkway. Commissioner May also expressed concern that R-2 zoning could allow duplexes. Page-5 Planning&Zoning Commission February 3, 2026 Mr. Henschel clarified that the comprehensive plan's low-density designation limits development to single-family detached homes, effectively precluding duplexes. Commissioner May added concerns were raised about the lack of a tree survey,landscaping details, amenities, and the reliance on stormwater areas to meet open space requirements. Mr. Henschel confirmed that a tree survey and related environmental requirements will be addressed during the development review process. Ms. Wilson stated that the project meets open space standards, though amenities are limited due to the site's small size. Commissioner Tidona compared the proposal to a previously debated townhome project, expressing concern that traffic impacts are being minimized despite the site's location along Hartle Road,which was described as effectively a long dead-end with limited connectivity and a single point of entry and exit. He warned that adding 50 to 150 more vehicles, especially if combined with nearby industrial development,would worsen congestion at an already constrained bottleneck. He questioned why a traffic study is not required in what they consider an overdeveloped and saturated area, and limited usable open space, and lack of meaningful amenities beyond stormwater areas, suggesting alternative placement for walkable green space. Commissioner Niemiec sought clarification on lot widths shown on the concept plan, noting some measurements appeared below 75 feet. Mr. Henschel explained that 75 feet is the minimum required at the building setback under city code. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2026-009 Hartle Road Subdivision Small-scale Comprehensive Plan Amendment;Moved by Commissioner Cramer, Seconded by Commissioner Hoisington. Motion passed 4-2. MOTION TO RECOMMEND APPROVAL of Ordinance No. 2026-010 Hartle Road Subdivision Rezoning,Moved by Commissioner Cramer, Seconded by Commissioner Hoisington. Motion passed 4-2. TRAINING City Attorney Christian Waugh presented the orientation and training presentation. Deputy City Manager Dan Matthys presented the role of the Planning Commissioners. Economic Director Nathan Norris explained the Charrette Schedule coming up. REPORTS Commissioner Tidona attended the Lake County Comprehensive Plan update presentation on January 15. While the presentation provided a high-level overview, it lacked detailed answers. A Page-6 Planning&Zoning Commission February 3, 2026 key point of concern was that 1,549 survey responses were received,mostly from students, whose priorities focused on conservation,parks,nature trails, and preserving Lake County's rural character. Some audience members expressed concern that more input should have been gathered from homeowners and working residents. He shared articles with the Clermont City Council and the Lake County Board of County Commissioners highlighting research that shows a direct link between tree density and improved mental rest and focus. He referenced the 3-30- 300 rule, supported by a study from the Barcelona Institute for Global Health, which recommends being able to see three trees from your home, living in a neighborhood with at least 30%tree canopy(trees 60 feet or taller), and being within 300 meters (about 1,000 feet) of a small park or forest. He consulted contacts at the Florida Department of Transportation about pedestrian and cyclist safety improvements. He shared information about proven safety countermeasures,potential grant opportunities for bike lanes and crossings, and the state's Complete Streets initiative, which promotes roadways designed for all users. He stated that the District 5 coordinator,James L. Rodriguez, expressed willingness to assist with evaluating projects affecting state roads within a three-mile radius. He stated this outreach is especially timely given the proposed Lake Yale development, which could add 1,400-1,600 homes and nearly 6,000 vehicles to CR452, a road with limited access. He emphasized that early coordination could help ensure developers contribute to necessary road and infrastructure upgrades. Commissioner May had no reports. Vice-Chair Niemiec thank staff for providing larger site plans. Commissioner Cramer had no reports. Commissioner Hoisington had no reports. Chair Colby had no reports. DISCUSSION OF NON-AGENDA ITEMS There were no discussions about non-agenda items. ADJOURNMENT—8:25 pm Chair Colby ATTEST: 4,_� Ui 00 Rae Chidlow Page-7