Planning and Zoning Commission (2025-01-07)

CITY OF CLERMONT PLANNING AND ZONING COMMISSION MINUTES JANUARY 7,2025

CALL TO ORDER

Planning Coordinator Heard called the meeting of the Planning and Zoning Commission to order on Tuesday, January 7, 2025 at 6:30 p.m.

MEMBERS PRESENT: Chair Bain, Vice-Chair Niemiec, Commissioner Colby, Commissioner Cramer, Commissioner Hoisington, Commissioner May

MEMBERS ABSENT: None

ALSO PRESENT: Development Services Director Henschel, Planning Manager Kruse, Senior Planner McGruder, Interim City Attorney Waugh, and Planning Coordinator Heard

PLEDGE OF ALLEGIANCE

WELCOME NEW COMMISSIONERS CRAMER, HOISINGTON & MAY

Development Services Director Henschel introduced himself and welcomed the new commissioners and thanked the entire board for volunteering their time. He further introduced Interim City Attorney Waugh.

Commissioner Hoisington asked if they can attain a city email address. Interim City Attorney Waugh indicated if the Board wishes, they can place the request on an upcoming agenda so it can be voted upon. Development Services Director Henschel said he will look into it.

ELECTIONS OF CHAIR AND VICE-CHAIR

Commissioner Niemiec, seconded by Commissioner Cramer, nominated Commissioner Bain for chair for a term ending January 2026. Motion passed 6-0.

Commissioner Niemiec. seconded by Commissioner Cramer, nominated himself for vice-chair for a term ending January 2026. Motion passed 6-0.

Commissioner May had no report and wished everyone a Happy New Year.

REPORTS

Vice-Chair Niemiec welcome the new commissioners and asked staff to make sure that the P&Z meetings are on the City's calendar on the website.

Commissioner Hoisington had no report; and further, stated she is looking forward to serving on the commission and wished everyone a Happy New Year.

Commissioner Cramer had no report and stated he is glad to be here.

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MINUTES

MOTION TO APPROVE the November 5.2024 Minutes of the Planning and Zoning Commission meeting with a revision on Page 3 indicating the height of the building: Moved by Vice-Chair Niemiec, seconded by Commissioner Colby. Motion passed 6-0.

NEW BUSINESS

(Item heard out of agenda order.) Item No.2-Ordinance No.2025-003 Magnolia Center PUD Amendment

MOTION TO TABLE Ordinance No. 2025-003 Magnolia Center PUD Amendment to the February 4, 2025 Planning and Zoning Meeting: Moved by Commissioner Colby. Seconded by Vice-Chair Niemiec. Motion passed 6-0.

Senior Planner McGruder presented as follows:

Item 1 - Resolution No. 2025-001R Lakes of Clermont Health and Rehabilitation Center CUP

The applicant is requesting to amend a Conditional Use Permit (2017-50), to allow for a 14,350 square foot building addition that will provide a 40-Bed expansion for the existing health and rehabilitation center located at 1775 Hooks Street. The subject parcel is located at the southwest corner of Citrus Tower Boulevard and Hooks Street. The property zoning is C-2 General Commercial with a Commercial Future Land Use designation. City Code Section 125-337 allows nursing homes and rehabilitation medical facilities with an approved Conditional Use Permit.

The existing facility is 61,058 square foot and the 14,350 square foot addition will make the new total building area 75,408 square feet. The proposed addition will allow for a 40-bed expansion on the site. The facility is designed to operate 24 hours a day while patients recover. The medical staff is trained to facilitate medical services and therapy programs such as specialized orthopedic, cardiac, and stroke rehabilitation services. A patient's typical stay may last from 20 to 30 days at the facility, and this will not be considered a permanent housing facility. Other programs offered by the facility will include wound care programs, pain management, and dietitian services. The applicant has also submitted a request to allow for an Exemption from a Tier 1 Traffic Impact Analysis Study; the trip generation report dated September 5, 2024, which is based on the proposed 40-bed expansion that is anticipated to generate 122 new daily trips, 6 new trips during the AM peak hour (4 in and 2 out) and 6 new trips during the PM peak hours (2 in and 4 out).

Staff has reviewed the application and finds the proposed use will not be detrimental to the health, safety or general welfare of persons residing or working in the vicinity, and the proposed use will comply with the regulations and conditions as specified. Therefore, staff recommends approval of the request to allow for the Conditional Use Permit amendment for a 14,350 square foot addition to provide for a 40-bed expansion at the existing skilled nursing facility with up to 78,000 maximum square feet of building space in the C-2 zoning district with the conditions contained in Resolution 2025-001R.

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Jason Alligood, P.E., Applicant, Kimley-Horn and Associates, Inc., 109 S. Kentucky Avenue, Lakeland, stated he has been working with staff through this process, and he is available for any questions.

The floor was opened for public comments. With no speakers present, the floor was closed.

Commissioner May asked how many parking spaces are available. Mr. Alligood stated this site requires 57, and the site plan has 107 parking spaces. Commissioner May further commented on their request for an exemption from a Tier 1 Traffic Impact Analysis Study stating the study is required at 100 peak hour trips, and they are adding 122. Mr. Alligood responded the 122 trips are daily trips, not peak hour.

Commissioner Colby asked if the addition will be similar in color and material. Mr. Alligood stated it will match the existing building.

Vice-Chair Niemiec stated a concern with the parking lot shown on the site plan and asked if this is a true depiction of the proposed plan. Senior Planner McGruder explained the site plan is only a conceptual site plan; and further, the site plan will be reviewed by an engineer, building and fire for accuracy and completeness. Vice-Chair Niemiec asked about the current size of the dumpsters on site and whether they are adequate. Mr. Alligood stated they are planning to use the existing dumpsters on site; and further, if an expansion is warranted, there is room to do so. Vice-Chair Niemiec inquired of the size of the current dumpsters. Senior Planner McGruder stated they do not have the size at hand. However, she emphasized that Environmental Services reviews the site plan; and if additional dumpsters are required, that will have to be addressed. Vice-Chair Niemiec stated this location, the corner at the Hooks Street intersection, is very busy at peak time.

Commissioner Cramer had no questions.

Commissioner Hoisington expressed a concern regarding not having all of the facts in order to make a decision such as the number of dumpsters. Senior Planner McGruder explained the Board is only making a recommendation on the use, to increase the size of the facility; and further, when the site plan goes through site plan review, then the engineer and staff will make comments regarding the details ensuring that the site plan meets code regulations. Commissioner Hoisington asked how she can make a recommendation on the use when she is not given all of the information that will go into the recommendation to approve the use.

Vice-Chair Niemiec stated he agrees with Commissioner Hoisington and explained his displeasure about the process in making a recommendation without all of the facts. He further stated his frustration when he sees an applicant present a project at this meeting, but at the City Council meeting the same applicant changes everything around.

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Interim City Attorney Waugh explained this board is a quasi-judicial process just like trials in a courtroom which sometimes has an incomplete record and can be very frustrating.