Open Letter to Mayor & Commissioners

If there is no parking deficit, why spend tax dollars on parking garage for Rollins?

Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.  

Open Letter to Mayor & Commissioners

Guest Columnist Beth Hall

Dear Mayor and Commissioners:

I am writing to you about the issue of the commission’s handling of public parking in the city versus the public trust. The public trust is perishable. Once lost, it is mighty difficult, if not impossible, to regain.

The issue I have with the handling of parking matters at this time is that the city is feeding the public one story and then taking actions that would indicate that precisely the opposite story is true. The left hand appears not to know what the right hand is doing.

As P & Z and the commission prepare to vote on the proposed changes to our parking codes, it is apparent that you are placing the city on a “parking starvation” diet. Sort of like the traffic diet approach on Denning and what’s proposed on Corrine, for instance.

Because the Kimley Horn study indicates that Winter Park’s “current parking resources are being underutilized” and any parking problem is illusory, the idea is to reduce dramatically the parking requirements we currently insist upon in the city. Because we don’t use what we have, the code won’t require so much parking going forward.

Where offsite parking used to be at a distance of 300 feet, 450 feet is the new standard. Where one space was required for every 250 sq. feet of retail/office space, now it will be one spot for every 350 sq. feet. The first story of a building will need so many spaces but other stories will require fewer.

Yet, at the very same time, the city is allocating millions of dollars to partner with Rollins on a new parking garage at the Lawrence Center. If we have no parking deficit to begin with, per K-H, why the allocation of citizen tax dollars to partner on a five or six level parking garage in which the city has no ownership interest?

If the City intends to build a parking garage in the city with the people’s tax dollars, wouldn’t it be better to build such a structure at the new library and events center? This is what was actually PROMISED in the bond referendum language. This would at least possess superior optics. If we do not need the additional parking anyway, you should put a parking structure where you made a legally binding promise to the citizens to do so.

Another issue I have with changes to the parking code combined with a new garage is that together these will allow for the approval of the Battaglia project with inadequate parking to serve the building. The proposed reduction in parking spots required, based on square footage, combined with a nearby parking garage built at taxpayer expense means Battaglia’s parking woes will be solved on the tax payer’s dime. This will be so although he never, ever shared a single parking spot at the Bank of America garage with the public. We the public may be blind, but we are not stupid.

Rollins can well afford a parking garage. They are not using public tax money to build it. You cannot say the same.

If there is no parking deficit, do not partner with Rollins on a 5 or 6 level garage. If you insist on building a garage, then use the CRA or other city funds from people’s taxes to pay for the library parking garage as promised. Just how many citizens do you suppose really want a huge garage at the Lawrence center site?

If there is a parking deficit, then it is appropriate to either leave the parking code as is or make it even more stringent. Mixed use parking standards can be dealt with at the appropriate time going forward.

Sincerely,

Beth Hall

WPPL Shifts Gears - Focus on Fundraising

Shawn Shaffer Resigns, Interim E.D. Steps In

WPPL Shifts Gears – Focus on Fundraising

Shawn Shaffer has left her position as Winter Park Public Library Executive Director effective August 3. Consultant Cynthia Wood will step in as interim executive. director while the Library Board of Trustees engages in a nation-wide search for Shaffer’s replacement.

Cynthia Wood Named Interim E.D.

Cynthia Wood was Vice President of Institutional Advancement at Rollins from 2002 until 2008. In 2009, she formed a consulting firm, Cynthia Wood, Philanthropy Partner LLC. She has guided various organizations in capital and programmed fundraising readiness, strategic planning and establishing sustainable fundraising systems.

Among Wood’s clients was the Bach Festival Society. Bach Festival Executive Director Betsy Gwinn described Wood’s work as Development Consultant for the Bach Festival Society’s 75th Anniversary campaign. “Cynthia worked with Board and staff members to develop a strategic fund raising campaign,” wrote Gwinn. “The Society has seen a tremendous difference in its development efforts under her guidance.”

Funding Pro Minana Hall Joins Team

The Library Trustees have also engaged Minana Hall as full-time capital and annual development professional. Hall brings 25 years of experience changing the development face of various institutions such as the University of Tampa, the University of South Florida at St. Petersburg and UCF. She has experience working with foundations and volunteer boards to develop major and planned gifts and annual giving.

Sabrina Bernat to Oversee Daily Operations

Sabrina Bernat, who was Shawn Shaffer’s assistant director, will oversee day-to-day library operations. Since Bernat has been involved with the library design team from the outset, she provides continuity and operational expertise.

A representative of the Library Board of Trustees issued the following statement.
“The board is extremely grateful for Shawn’s many contributions to the organization since she joined it five years ago. With the new facility comes new responsibility for fundraising and related initiatives. We have redefined the leadership skills needed to fulfill the new responsibilities and expectations. The library board is excited about our future library and all that it can mean for Winter Park. The board looks forward with enthusiasm to its role in shaping the future of this important institution.”

WPV Video – Mixed Use Zoning

Unedited Video of July 10 Commission Work Session

WPV Video – Mixed Use Zoning

The Voice has received numerous requests to post the video of the July 10 Commission work session on Mixed Use Zoning. Here it is.

The meeting lasted an hour. The video was made strictly for purposes of documentation. Although you cannot always see the face of the speaker, you can hear what was said. The recording was made on a 10-year-old Canon Vixia HF R300 video cam – nothing fancy.

Why Does It Take the City So Long to Post?

In response to the question posed by “Partly Cloudy” in the Comment section beneath the column on mixed use: “What do they do with the recordings during those two days?” The answer is probably that they are uploading the digital files. It takes a long time. A really long time.

Mixed Use – Mandated in the 2017 Comp Plan

The subject of Mixed Use designation comes up at this time because of Policy 1-2.4.14 of the Comprehensive Plan. In 2017, as the Comp Plan was undergoing revision, the City Commission and Planning Department decided to remove the ‘Planned Development’ designation and replace it with a ‘Mixed Use’ designation. They gave themselves one year to accomplish that. That year has come and gone. You can watch all or part of the video to see how they are going about figuring out how to develop a policy governing Mixed Use Development in our city.

Mixed Use on Orange Avenue

Trojan Horse – or Manna From Heaven?

Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.  

Mixed Use on Orange Avenue

Guest Columnist Beth Hall

Citizens of Winter Park: beware the Trojan Horse.

Before she “left the building,” retired planning director Dori Stone may have deployed one. The Orange Avenue corridor is in developers’ cross hairs. Rumors even include a possible new rail station.

Apparently unwilling to develop their sizable Orange Avenue holdings under the strict limits imposed by our current land use laws, Stone said that over the past 18 months, owners of larger properties along the corridor have approached the city about opening the door to development of greater intensity.

With property owners anxious to make big changes to the corridor, planning staff has brought forward to the commission the idea of a “mixed use overlay.” Once in place, this alternative zoning would give land owners the option to develop parcels they own on a scale that will vastly exceed the existing zoning parameters. In return, they would give back to the city in a way that benefits all residents. Is this the rumored train station?

Video obtained of the duly noticed “mixed use workshop” held at City Hall on July 10, 2018, shows the city planning director exhorting the commission that as a “legislative body” they have a responsibility to the community to “make this happen” and to “let the community know what this corridor needs to look like.”

Stone insisted the 2017 comprehensive plan must be a “fluid” document, one that “changes with the times,” noting that some of Winter Park’s most “iconic places” are examples of “mixed use” development done before the city had a comp plan or stricter land use laws. Does this mean the comp plan is now an obstacle on the path to progress?

Taller, more massive buildings would “make a statement.” Land holders on the avenue could choose to re-develop under the new mixed-use guidelines or use existing zoning guidelines. An urban design expert should be hired to devise a master plan for a “mixed use overlay. “

Stone cited the Medical Arts District rising around Winter Park Hospital as an example of this idea. Orange Avenue would serve as a test case.

There was no mention of the fact that Orange Avenue is already a thriving mix of shops, businesses and eateries. City ownership of a large parcel on the Orange Avenue corridor was noted. The mayor’s ownership stake in four other parcels was not. Also, omitted was the fact that West Fairbanks has seen the deployment of many millions of dollars in infrastructure improvements, which the City could begin to recoup.

If you think you might like to hear the discussion of mixed use that took place or if you want to hear for yourself how individual commissioners viewed the idea, I fear you’re out of luck.

The audiotape of the meeting posted by the city is very poor quality and the city says enhancement efforts have proven unsuccessful. Had I not obtained a video of the meeting independently, I could not have written this piece. I would not be aware that the posted minutes from the meeting do not accurately reflect city staff in attendance . . . omitting as they do a city attorney who spoke and gave advice.

Mixed use — Trojan horse or manna from heaven? Only you can decide, but as of this writing, becoming informed will not be a simple task.

When Zoning Gets Creative

When Zoning Gets Creative

Zoning rules experienced a creative twist at the July 23 Commission meeting..

Smith Barney Building Will Convert to Condos

Developer Dan Bellows, representing Greenhouse Partnership Ltd., had a simple enough request. He sought to convert the Smith Barney office building at 338 W. Morse Blvd. into condominiums.

But Greenhouse didn’t want to rezone the property from office to medium-density residential to accomplish that. It wanted C-2 commercial zoning, even though no commercial use is contemplated at the site.

The owner got its wish, with a 4-1 Commission vote.

Why Commercial Zoning?

C-2 commercial zoning, it turns out, entitles the owner to much more than R-3 residential ever could. Building intensity can be almost twice what R-3 allows. The developer even could pave over the entire parcel — although Bellows assured commissioners that was not his intention. C-2 also would let the owner avoid the pesky city rule prohibiting short-term rentals such as VRBO or Airbnb.

Bellows said the office building will be converted to five residential condominiums, each with an attached garage that will have a second-floor guest suite. He also plans to build a new three-story building with three residential condominiums in the parking lot next to the existing building.

According to the City Planning Staff report, Greenhouse Partnership Ltd. wants the zoning change to make the property more economically viable, Even though the exclusively residential project could just as easily achieve economic viability if it were zoned medium-density residential R-3.

Staff’s Not Sure Why It’s Still Zoned Office – Except, It’s an Office

The existing two-story office building was built in 1998 and was leased to Smith Barney. In keeping with its intended use, the building was zoned O-2 for office. After Smith Barney merged with Morgan Stanley in late 2012, they moved their offices to a different location. Another tenant leased the first floor, but the second floor has remained vacant.

According to the staff report presented at the meeting: “For whatever reason, this property on Morse Blvd. was excluded from being eligible for CBD [Central Business District] future land use and C-2 zoning. The staff has no specific recollection of the rationale but assume that the authors felt the property was developed with the Smith Barney office building and did not envision another redevelopment scenario.”

The Guy across the Street Got Commercial

But right across the street, architect-developer Phil Kean is completing a townhome development that is designated CBD and C-2, although it is not clear if any of that development will include commercial use. In fact, all of the other properties on Morse, from New York to Capen, are eligible for C-2 zoning. Of course, all those properties include some commercial use, except for Park West condos, which are residential.

Staff’s Not Sure Why It Shouldn’t Be Residential

The staff report stated: “It is interesting that this project, while requesting commercial designations, is actually an R-3 multi-family project, with two variances. Unless the condo owners are planning to use their units for Air B&B’s (sic) or VRBOs, this could just as easily be done via R-3 zoning with no changes to the Comp Plan or Zoning text.”

But if Phil Kean could get CBD/C-2, Dan Bellows thought he should get it, too.

The Commission voted to change the zoning along with the Comprehensive Plan for Future Land Use, with Commissioner Carolyn Cooper casting the dissenting vote.

Discussion Resumes at the End of the Meeting

Even though they had reached a final decision, commissioners rehashed the project again in their discussion period at the end of the meeting.

Commissioner Carolyn Cooper was concerned that, by approving C-2 zoning for a residential project, the Commission had just created future entitlements that far exceed the scale and character appropriate for that section of Morse Blvd.

Commissioner Peter Weldon pointed out the need for the Commission to remain flexible to see where the market forces might take us. “The market drives to what, in the end, becomes the result,” said Weldon. ”And we, as a commission, have to be flexible to recognize where the market realistically addresses the character we’re all trying to create.”

Mayor Steve Leary also did not share Cooper’s concerns, and stated, “I believe we should have the flexibility to hear from our property owners on every one of their applications and not create any barriers to them asking the question.”

Commissioner Cooper’s response is worth watching.

Mixed Use Zoning

Coming Soon to Orange Avenue

Mixed Use Zoning

Orange Avenue may be in line for a major facelift. There is even a chance we will finally see some progress at Progress Point. What’s going on?

Commissioners met early on the morning of July 10 to discuss Mixed Use zoning on Orange Avenue. The discussion was led by Planning Director Dori Stone. The purpose of the meeting, said Stone, was to “discuss . . . the development of a Mixed Use Future Land Use category and companion zoning district.”

City Codes Already Permit Mixed Use Development.

Mixed Use districts are not new to Winter Park. Successful examples are Park Avenue, Hannibal Square and Winter Park Village. These districts are low intensity, a product of historic development patterns and are of walkable pedestrian scale. All have some form of shared parking. And what draws people to all three areas and persuades them to leave their cars for a while is open, visible, accessible green space with park amenities and plenty of trees.

So, why not stick with what we have?

Presently, Mixed Use zoning is allowed in certain areas — mostly downtown. The Commission’s discussion was about gateway corridors that are not part of the downtown Central Business District. The main gateway corridors — 17-92 from the north and south and Aloma / Fairbanks from the east and west – are crying out for Mixed Use. As they are now, these roads are better suited to fast cars than they are to foot traffic. To accommodate those cars that do occasionally stop, surface parking consumes a large, usually over-heated area – again, not friendly to folks on foot. Would the City be better served to create incentives in these areas for developers who would like to show some love to these unlovely corridors and create some attractive human-scale development that would draw some pedestrian and bicycle traffic?

Why Not Start with West Fairbanks?

After all the millions spent on sewers, lighting, repaving and undergrounding on West Fairbanks, wouldn’t this be the logical place for a Mixed Use pilot program? Instead, the City has chosen to tackle a more manageable corridor – Orange Avenue. According to Florida Department of Transportation (FDOT) figures, Orange Avenue carries about 15,600 cars each day. Compare that with Aloma, which carries as many as 46,000 cars a day. FDOT website notes these figures are 10 years old – so today’s counts are possibly higher.

Orange Ave. Property Owners Have Repeatedly Approached the City

When she was asked why the City chose Orange Avenue for what will probably become a Mixed Use pilot project, Planning Director Dori Stone wrote in an email, “Staff has done quite a bit of work on Orange Avenue already and it seems a natural choice with large property owners along the Orange Avenue corridor that are interested in working with the city.”

According to Stone, over the past 18 months or so, the City has been working with property owners like Mary Demetree, Roger Holler, Jewett Orthopaedic, Lumber Yard LLC and, not least, the City of Winter Park to determine what can be done to create a ‘sense of place’ along Orange Avenue that would make it compatible with the rest of Winter Park.

Developers Seek ‘Flexibility’ Beyond Current Limits

In a memorandum prepared for the July 10 Commission work session, Stone wrote, “Many of the larger property owners would like to see the flexibility to move beyond the commercial development limits of an FAR (floor-area ratio) of 45 to 60 percent.” She continued: “. . .several of them are interested in making improvements that would provide infrastructure and open space improvements along the corridor that may not be limited to their property, but would benefit the entire city.”

‘Trickle Down’ Development

The theory is that if the City grants these developers greater density and intensity, in return they would cooperate with one another to create a pedestrian-friendly environment with more open green space and park amenities, improved traffic circulation and shared parking within the zone of the pilot project. In this way, substantial benefit would accrue to all the citizens.

Mixed Use Overlay

Stone is suggesting a Mixed Use zoning category called an ‘Overlay.’ The Overlay zoning would “sit on top of the current zoning.” In essence, this would enable a developer who wants Mixed Use to build it, while a present or future landowner whose property does not conform to Mixed Use and who does not want to redevelop could continue to operate within the existing zoning guidelines.

“The City Needs to Take the Lead”

Stone pointed out that the main reason Hannibal Square is so successful is that at the outset, there was a professionally produced master plan. She urged the City to engage an urban designer to create such a master plan for Orange Avenue – before any code is written or any development is approved.

Stone noted that both Hannibal Square and Winter Park Village had a single developer, so there is a certain homogenous quality to them that would not be present on Orange Avenue, which has several large landowners. Nonetheless, this is an opportunity to create another district within the City that has a distinct identity. Rather than approving projects one-by-one on a piecemeal basis, here is a chance to create a neighborhood with continuity and its own sense of place.

Comfort Zone is 10,000-Sqare-Feet

As the City embarks on formulating standards for Mixed Use, we should not lose sight of the fact that currently, any building over 10,000 square feet requires Conditional Use approval. The City’s comfort level with the size of a building has a well-defined limit – and the body politic has felt strongly enough to articulate it in the Comprehensive Plan and to require a developer to participate in a public hearing process to obtain approval to build anything that exceeds that limit.

How Far are We Willing to Move Out of Our Comfort Zone?

That Conditional Use provision has identified our comfort level. Will we be able to reconcile mixed use standards that allow buildings that large or larger as a matter of entitlement — without public hearing or input? Depending on how it is written, Winter Park’s Mixed Use overlay can end up looking like Winter Park Village – or it could look like Mills 50, both of which are successful Mixed Use developments.

From the Winter Park Comprehensive Plan:

Sec. 58-61, Establishment of Districts, article (a) (5)
“The city has developed over the years as a city with a unique character and environment. Since a primary goal of the city is to retain this environment as much as possible, this article must impose certain extraordinary restrictions on the use of land within the corporate limits of the city to insure that future development is in keeping with the existing development.“

Aloma Townhome Development Reverts to Single Family

Ansaka LLC Does a Graceful Pivot

Aloma Townhome Development Reverts to Single Family

Ansaka LLC, the developer who made bright yellow ‘No Density’ signs sprout like daffodils from lawns along Aloma last April, returned to P&Z July 10 with a request to subdivide 1.45 acres of the property into six single-family building lots.

Neighbors Balk at 18 Townhomes

In April, Ansaka appealed to the City for Comprehensive Plan future land use and zoning changes to build 18 residential townhouses on the north side of Aloma Avenue between Lakemont and Phelps. City staff and the Planning & Zoning Board gave the project a thumbs up. When the project came before the Commission on April 9, however, neighbors’ concerns had manifested in the form of bright yellow “No Density” signs, and 24 residents spoke in opposition to the project. The Commission voted to table the item, giving the developer, Andrew Ryan, time to regroup.

Application Tabled

Ryan subsequently met individually with each Commissioner and with the design team to come up with an alternate plan. Ryan also heeded neighbors’ concerns in coming up with what he called “the most conservative pivot plan available.”

Graceful Pivot to Plan B

Ansaka now proposes to replat the entire property, which includes 1.45 acres zoned R1A, single family, and approximately 17,700 square feet of land zoned O2, office. The R1A portion of the property, measuring 250’ x 250’, will be subdivided into six single-family building lots. The office zoned portion will be developed at a later date, but was included in the replat so that future users would have access to the common drive, which provides safe access to Aloma.

The six-lot single-family subdivision will have three lots to the south, toward Aloma, and three lots directly behind them to the north. The lots will have shared driveways and parking.

Approval Recommended

The City Planning staff recommended approval of the redesigned development, stating it will be “. . .good for Winter Park, its residents and the neighboring community.” The plan maintains current zoning, allows an access easement for the commercial property to improve future traffic patterns, preserves existing heritage live oak trees and incorporates street trees that will enhance the Aloma frontage.

In the next step, Ansaka will request approval from the Winter Park City Commission.

Local Developers Make Good Neighbors

This is the second developer this year – the other being Zane Williams of Z Properties — to run the gamut of public scrutiny and come to the City with an application that takes into account the needs and wishes of the entire community. Served well are the neighborhoods in which they seek to build, the neighbors, the City, the Comprehensive Plan – and the developers themselves. Both developers are Winter Park residents who exhibit an understanding for and sensitivity to what Winter Park is all about.

See the entire plan here. Graphic above is on page 32.

Let’s Make a Place for Our Big Green Friends

Guest Columnist Todd Weaver

Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.  

Let’s Make a Place for Our Big Green Friends

The one thing of note in an uncharacteristically brief June 11 Commission meeting was a presentation by Planning Director Dori Stone about Mixed Use Development. Her presentation focused on a single question, the answer to which will determine the way Winter Park grows into the 21st century.

The Question

Are current land use and zoning categories sufficient to promote the best development in Winter Park, or does the City want a specific mixed use development option for properties located along gateway corridors within the city limits?

WP Already Has 3 Mixed Use Developments

Currently, Winter Park has three mixed use developments – Park Avenue, Hannibal Square and Winter Park Village. The single word that describes all three is walkable. Each development has a mixture of shops, offices and residences. Each is a popular destination with wide sidewalks and plenty of shade – resulting in plenty of foot traffic. Buildings are pedestrian in scale, allowing life to flow easily in and out of doors. Each location has a well-defined sense of place.

They All Have Trees

While they have different architectural designs, street layouts and building heights, they all have one essential attribute — deciduous trees. Trees with wide branches. Trees with lots of leaves. Trees that provide cool shade and a sense of place.

Regardless of architectural design, without the shelter of these leafy branches all three areas would be hot, blinding, forbidding environments of reflective and refractive masonry, asphalt and glass. People would avoid them whenever possible, except possibly at night. Who among us doesn’t choose the shady parking spot over the one baking in the harsh Florida sun?

We All Need Trees

Our affinity for trees is in our DNA. Our ancestors relied on trees for security from predators, for foraging, for shelter from the elements, and for gathering places for social contact. Our love of trees is innate. No man-made structure ever has the same elemental and calming effect.

Builders who ignore the need for a stately tree canopy in their developments are doing a disservice to their clients, their tenants, the customers of those tenants and to their own legacies. Trees are good for our peace of mind, the environment – and they’re good for business.

What Kind of Canopy Will Be Left at the ‘Canopy’?

In this vein, many are concerned that at the new Winter Park Library – Event Center at “The Canopy,” the majestic trees that currently form the canopy on the Rachel Murrah Civic Center site will meet with the chain saw — despite the branding term. When that happens, the glare and reflected heat from all that glass, metal and masonry will change the character of the MLK Park dramatically. Although new, smaller trees can be brought in, it will take decades to achieve the current sense of place afforded by the existing site trees.

Don’t Cut Them Down; Dig Them Up!

This does not have to happen. A reasonable solution would be to dig up the specimen trees, roots and all, and store them in MLK Park in wooden crates until the construction is completed and they can be safely replanted.

Sound Impossible?

While this may seem incredible, it is actually standard technology. The land that the retired El Toro Marine Air Station occupied was deeded to the City of Irvine, CA in the early 2000s. Before redevelopment began, 543 large shade trees, which included 10 species, were saved in this manner. The average weight per tree was 40 tons. The city crated them and cared for them for about five years until, one by one, they were strategically replanted as redevelopment progressed. The sense of place was preserved by this brilliant and caring move, and the homes in those developments sold as quickly as they were built.

Trees Are Our Brand

Canopy trees are part of our unique Winter Park brand. They shelter nearly every street and enhance every neighborhood. The promulgation of mixed use standards presents a fleeting window of opportunity. We must act now to ensure that mixed-use will enhance our gateway corridors for generations. Let’s make a big green splash!

Trees Should Be Part of the Mix

Let’s make room for our big green friends in our Mixed Use code. Let’s promote reasonable street setbacks and adequate pervious areas for these natural wonders. After all, our big trees enhance and promote our businesses, our neighborhoods and our sense of place in Winter Park. And, for Winter Park, a sense of place is a sense of home.

Todd Weaver is a semi-retired aerospace engineer and UCF graduate. He holds a Florida general contractors license. He currently runs a Winter Park-based business, TruGrit Traction, Inc, which designs and manufactures specialty wheels for pipe inspection robots for the public works industries. Weaver has served on Lakes Management advisory boards for Orange County and Winter Park.

Happy Times at P&Z

Yes, You Read That Right

Happy Times at P&Z

The June Planning & Zoning Board meeting looked like it might be a contentious one. Several items on the agenda were repeats that had met with rigorous public opposition when they’d been to City Hall before. Among them were the old bowling alley property at 1111 W. Fairbanks and the Villa Tuscany Holdings property at 1298 Howell Branch Road. Also scheduled were requests by Z Properties to build an office building and parking lot, and by Sydgan for a zoning change — both in the Hannibal Square neighborhood. To round things out, there was a request for a lakefront lot split, something specifically forbidden in the Comprehensive Plan.

But, this time, the system worked for everyone. Staff and applicants were well-prepared with requests that fell squarely within the spirit of what the Comprehensive Plan spells out as good for the city – and everyone gave as good as they got.

Officers Chosen, Elevations Approved

The first order of business was the selection of Ross Johnston to Chair and Shelia DeCiccio to Vice Chair the P&Z Board for the coming year. This was followed by approval of final building elevations for the west end of the Winter Park Corners shopping center on Aloma and Lakemont and for the office building on the former bowling alley property at 1111 W. Fairbanks. Both sailed through with little or no discussion.

Villa Tuscany Forgets Memory Care

Villa Tuscany Holdings LLC was up next, but instead of another version of the memory care center at 1298 Howell Branch Rd., they presented a request to subdivide the property into four large residential lake-front lots. Former opponents of the memory care project, Barry Render and Nancy Freeman, spoke in support of the proposed residential subdivision, and P&Z voted to approve.

Z’s Dilemma . . .

The next issue was a complicated request by Z Properties for zoning and future land use changes at 301 N. Pennsylvania Ave. in the heart of the Hannibal Square neighborhood. The lot is 100 feet wide by 200 feet deep and has a split Future Land Use designation. The half fronting Pennsylvania Ave. is zoned commercial and the rear half is zoned residential. The applicant wanted to erect an office building on the commercial half, but to do that, he needed part of the residential half as a parking lot to satisfy the City parking requirements for the proposed office building. That would necessitate rezoning part of the land from R2, residential, to PL, parking lot.

Finds an Elegant Solution

The developer, Zane Williams, explained that he had approached this development “in a different way.” At the outset, he requested meetings with city planner Jeff Briggs and with Mary Daniels and several other neighbors from the west side community. In the course of these meetings, Williams learned that people living on the west side were deeply concerned about the rate at which the area is losing residential. So, Williams said, “What would happen if I give you a part of my land and build you a house there?”

Williams: “And I Learned Something in the Process”

Z Properties entered into a contract with the Hannibal Square Community Land Trust to build a new single-family home on 33 feet of the residential portion of the property and to deed over the home and the property to the Land Trust. The new home will be an affordable home in perpetuity. The new owner who eventually moves into the house will own only the building. Ownership of the land on which the home sits will remain with the Land Trust. Any profit the owner of the house might realize from a future sale is capped, ensuring the property will remain perpetual ‘affordable housing’ overseen by the Land Trust.

Lake Front Lot Split

Following Sydgan’s request for rezoning, which turned out to be an administrative ‘clean-up’ with no controversy attached, Amy Black came with her request to subdivide a large 3-acre parcel on Lake Killarney into three single-family one-acre lots. The amendment to the Comprehensive Plan allowing the lake-front split would apply only to Lake Killarney and would not affect any of the Chain of Lakes. The result of this lot split would be three so-called estate lots – one acre or larger – where now there is only one.

This lot split would also enable Ms. Black’s mother to remain in her home of many years with security in her retirement. “I know your job is to protect and do what’s best for the City and for the beautiful lake,” said Ms. Black, “while my main concern is for the health and well-being of my mother. We are confident that this action will honor and serve both interests.”

After being assured by the City attorney that the policy change applied only to Lake Killarney, and that nothing would change the ‘estate lot’ status of the property, P&Z voted to approve the request.

And everyone went home at a good hour, all the better for having participated in the process.

WP History Museum Launches Hotel Exhibit

WP History Museum Launches Hotel Exhibit

“Wish You Were Here: Hotels & Motels of Winter Park”

Mark your calendar – Thursday, June 7, 5:00 to 8:00 pm – The Winter Park History Museum will open its new exhibit, “Wish You Were Here: The Hotels and Motels of Winter Park.” This is a family friendly event that will feature food, friends and the music of Frank Sinatra.

Hotels and Rollins Built Winter Park

The vision Loring Chase and Oliver Chapman had for Winter Park consisted of two key elements. One was Rollins, established 1885, and the other was luxury hotels that would appeal to the wealthy ‘carriage trade’ from the northeast. To that end, they set aside three elevated five-acre lakefront lots for the large luxury hotels that became the Virginia Inn, the Seminole Hotel and the Alabama.

Every Hotel Lobby Had a Land Sales Office

The purpose of the hotels was to appeal to the type of guest who was wealthy enough to invest in the town and intellectually liberal enough to create a community that would be attractive to the academics who would create Rollins.

The lobby of every luxury hotel featured a land sales office offering land for homesteads, commercial development and citrus production. Tours of citrus groves were a central feature of the sales presentations.

Hotels at Center of Community Life

As time passed, Winter Park became more established and the large hotels became centers of local community activity. Residents could buy memberships to use the hotels’ recreational facilities. The hotels provided a place for larger business and social events. It is fitting that Rollins has come full circle with the Alfond Inn, which serves as a watering hole for locals and as the repository for the Alfond family’s extensive collection of contemporary art – in addition to accommodating visitors from around the world.

Motels and Boarding Houses

The show will include a study of smaller boarding houses and hotels that accommodated the working class tourists and staff who traveled with the wealthy luxury hotel patrons. There will also be a section devoted to the classic Florida motels that grew up around Lake Kilarney and 17-92, which became popular tourist destinations in the 1940s.

The event is free and open to the public. For more information, visit www.wphistory.org

or call 407-647-2330.