Axe-Throwing Venue Slated for Old Booby Trap Property
Two local doctors plan to breathe new life into the 0.6-acre property at 2600 Lee Road, site of the double-domed Club Harem – variously known as the Booby Trap, Club Harem, Club Rio and Christie’s Cabaret — an adult entertainment venue with a lurid history.
The contract to purchase the land from the City for $950,000 was approved by a 4-1 vote, with Commissioner Carolyn Cooper casting the dissenting vote. Local vascular surgeons Dr. David Varnagy and Dr. Manuel Perez Isquierdo plan to build an axe-throwing facility where the Booby Trap once stood.
Axe Throwing?
A popular pastime in Canada and a feature in lumberjack competitions, axe-throwing is now gaining popularity in the U.S. According to Wikipedia, indoor axe throwing is a sport in which the competitor throws an axe at a target, attempting to hit the bulls eye as near as possible. Today there are commercial locations in Canada, the United States, and the United Kingdom where participants can compete, similar to dart throwing. For a video of axe throwing, follow the link below.
In 2015, the City purchased Club Harem at 2600 Lee Rd. for $990,000, an amount well above market value. Then-Mayor Ken Bradley pushed for the purchase in order to “eliminate alleged illegal activity” at the location. Stories about the building with the breast-shaped roof line include a 2008 undercover police investigation at Club Harem, which led to a lawsuit by its owners against the City. The case was quietly settled in 2011 when the City issued a check for $250,000 to the aggrieved parties.
Sells Low
Explaining her vote against the sale, Commissioner Cooper noted that since 2015, the City has invested around $1 million in the property. She said she thought the City should hold out for a better price. She pointed out that property values in this area have increased by 14 percent in the four years since the City’s purchase. City Manager Randy Knight acknowledged that the City was “not hurting for money” and that there was no pressing need to sell at this time. The City’s broker, Bobby Palta, suggested the City could counter the doctors’ offer with a higher price, but the Commission chose to do neither.
Is Axe-Throwing Conducive to Better Behavior?
In his remarks, Commissioner Todd Weaver wondered if an axe-throwing venue that plans to serve beer and wine was “conducive to better behavior than what was there before.” Even though he expressed concern over mixing alcoholic beverages with axe-throwing, he did vote in favor of the project.
At the time of publication, neither Dr. Perez Isquierdo nor Dr. Varnagy responded to requests for comment.
The planned Canopy project may be the largest public works project ever undertaken by the City of Winter Park. Approved in 2016, the Library, Events Center and Parking Garage referendum garnered a slim majority of 214 votes, out of over 10,618 votes cast.
Campaign Literature in 2015-16 Promised Cost Levels
New Library:
$17,435,700
New Events Center:
$ 3,004,943
Parking Deck:
$ 3,004,943
Shared Costs:
$ 8,405,496
(demolition, design/engineering, landscaping, site work)
Library Board to Raise: $ 2,500,000
TOTAL PROJECT COST $ 29,914,311 with a promised 15 percent contingency
Three years later, why does the public continue to be skeptical about the chances for success?
Why is public trust in this project, funded by taxpayer dollars, continuing to falter? The answers to these questions are not difficult. Look at the project track record over the past four years. Promises were made, then discarded. Trust evaporated. The trend line below speaks for itself.
Original Pledges
$29.9 million project with a 15 percent contingency
50,000 square foot library
LEED-certified building including solar energy capacity
Multi-deck parking garage to ensure easy access, safety and security for patrons
Footprint that takes no more than 1 percent of MLK Jr Park acreage
A site suitable to build upon with no extraordinary contamination or soil stability issues
Storm water plan that could be addressed without taking more parkland
A transparent process open to public comment, with all commissioners kept in the loop
Project focus is a world class library and a community events center
Robust community fundraising support assured
CRA funds unlikely to be needed and should be reserved for other city priorities, like the purchase of the Post Office property.
The Path Forward
Price tag increased to $40+ million and is tilting toward $50 million Note: Taxpayer dollars restricted to the original $30 million bond limit
Greatly reduced contingency fund resulting from a challenging construction environment
Library size reduced to 34,400 square feet with no LEED certification
No parking garage, requiring consumption of more park space for parking lots
No traffic study of Morse & Harper to address congestion and safety issues Note: Plan proposed to model the entire Orange Avenue MLK Park region
Continued flooding of Morse and Harper with no approved storm water plan Note: Lake Mendsen is currently at capacity, per St Johns River WMD
Complex site issues with debris buried to 30-35 feet and muck. Note: Building site has been shifted west to avoid muck pockets.
Trees removed without public notice or involvement. Note: There is a moratorium on future tree removal.
Consumption of MLK Park acreage now in excess of 15 percent of park space, and
Lake Mendsen could be further expanded by taking 1-2 more park acres. Note: There is some effort to dial back the size of the project footprint.
Lack of Transparency — the last comprehensive public forum on the project was the April 9, 2018 City Commission Meeting approving Schematic Designs.
Tourism as priority pitched to Orange County Tourist Development Council (TDC) — our own “I-Drive.”
One commissioner was not informed of TDC meeting and the request for $6 million.
Fundraising from the community still not accounted for, though the deadline was April 2019.
CRA funds will likely be tapped to bail out this project.
Martin Luther King, Jr: still has not been honored as the namesake of this park.
What if This Were Your Own Health?
Citizens have not been presented with a satisfactory explanation for this list of discrepancies. This is the chance for the commission to step forward and demonstrate leadership.
If this project were a medical patient, we could say we have seen the X-Rays and indicators of a potential complication are all there.
If we wait seven more months, until January, when construction pricing comes due, we then face a crisis decision of whether to administer chemo or radiation or both. Why not take preventive measures now? Get a second opinion? If your health was at stake, what would you do?
Maybe change medical providers?
Can We Afford This Project?
For many, the fiduciary handwriting is on the wall: we cannot afford this project.
No wonder the citizenry is concerned.
Cost estimates and overruns will not diminish. Instead, they will likely increase. Change orders will become a major concern. Our Central Florida construction market is robust but stressed, increasing pressure on construction costs. That context has already been established with the I-4 Ultimate, Orlando Airport’s New South Terminal and the building boom.
Commissioners Need the Chance to Talk to One Another
At the June 10 Commission meeting, Commissioner Carolyn Cooper requested a workshop so the Commission as a whole could discuss various budget issues, including the Canopy and the CRA, without having to go through the City Manager. She was dismissed by Mayor Steve Leary, but her suggestion deserves reconsideration.
Recommendation: Give Us the Benefit of Your Shared Vision
Hold a Workshop.
Put the questions on the table and explore some answers together.
Educate a very concerned public.
How Much Can the Camel Carry?
In the case of the Canopy, it is reasonable to say that a $1,000 per square foot public works project is unacceptable. So, what is acceptable? $700 per square foot? $500 per square foot? $350 per square foot? That guide star needs to be established — or at least discussed – and the public needs to hear the discussion.
If we cannot attain that acceptable price per square foot, alternative scenarios need to be explored. When a project moves beyond 60 percent design, the time and money already invested make it increasingly difficult to say “no” or even to change tack.
Think Big: Where is Plan B?
The goal is to maximize all our assets to make this project the best it can be. For this reason, the process deserves heightened public involvement, heightened communication and heightened stewardship by our elected leaders.
Are our taxpayer dollars being wisely spent? If so, show us how.
As Part of Planning Process for Orange Avenue Overlay
What do we do with 54 and one-half acres of valuable, under-developed business/commercial parcels — land along the segment of Orange Avenue that runs from 17-92 up to Fairbanks? The area contains 103 parcels, more than 90 percent of which are less than an acre. The largest is around 6 acres.
What’s an Overlay?
One thing we can do is a Zoning Overlay. An overlay is basically new zoning district that sits atop the existing zoning map, one that adds special restrictions and incentives to make a discrete, identifiable district, a district that can create cultural consistency and equilibrium and avoid piecemeal development.
According to the Center for Land Use Education (CLUE), “. . . regulations or incentives are attached to the overlay district to protect a specific resource or guide to development within a specific area. . . .Potential uses might include: Create a walkable community, connect pathways; Preserve and enhance a special district; Encourage economic development; Protect the quality of surface and groundwater and manage storm water. . . .” www.uwsp.edu/cnr/landcenter/
‘Blight’ on Orange Ave?
According to Planning and Community Development Director Bronce Stephenson, the Orange Avenue corridor has been economically stagnant for a number of years. Those of us who make the daily drive up and down Orange Avenue have become accustomed to the vitality of disconnected stretches of it, like Designers’ Row and the area around Foxtail’s and the Brewstillery. Interspersed among these hubs of activity, however, are parcels that have produced little more than weeds and first responder training facilities since the 2008 recession.
Big Three Stakeholders
Most of that unlovely, under-used land belongs to three large landholders. The Big Three are Demetree Holdings, Holler enterprises and the City of Winter Park. Although most of us wouldn’t call Orange Avenue “blighted” – it’s ours, we’re used to it — Stephenson brings a fresh pair of Okie Eyes (Bronce hails from Tulsa) that see an exciting opportunity for redevelopment that will integrate redevelopment with the culture, spirit and ambiance of Winter Park.
Creation of a Third Place
Toward that end, Stephenson has formed a steering committee where citizens from across the political spectrum will come together, find common ground, and proffer recommendations for a reactivated community that will form a new “Third Place” in Winter Park. For the sake of discussion, a First Place is your home; the Second Place is your work place; the Third Place is where you go for recreation and social interaction. It’s your Fun Place. Stephenson wants to put that place on Orange Avenue.
Give Some to Get Some
A recurrent theme at the first Orange Avenue Overlay Steering Committee meeting was the perceived necessity for the larger stakeholders’ redevelopment plans to include infrastructure assistance for the many existing smaller stakeholders. In return for some increased density, large stakeholders would be expected to provide enhanced storm water retention. Many of the smaller businesses along Orange Ave. experience damaging flooding when there is a significant rain storm. This is caused by inadequate storm water management which, because of the size of their holdings, the Big Three have the opportunity to mitigate for the entire area. Another contribution the major landowners could make would be shared parking and what Stephenson calls “meaningful greenspace” – space everyone can use.
Community-Driven Project
Stephenson sees the Steering Committee as a useful tool to create a community-driven project instead of a developer-driven plan. “This will not be a project where everyone gets every single thing they want,” said Stephenson, “but the hope is that we will have enough people involved who feel like they have a voice and that everybody gets some special part of this . . . . To have an opportunity like this in a built-out city like Winter Park . . . is a unique opportunity and if we don’t get serious and do this now, we may miss the opportunity.”
Opportunity for Public Input Still Exists
Unique to this project is a robust page on the City website devoted entirely to the Orange Avenue Overlay. There you will find a 16-question citizen survey where you can share your thoughts. In addition, the Steering Committee meetings are posted on the City website under ‘Boards and Public Meetings.’ June meetings will be held in Commission Chambers at 5:30 pm June 12 and 26. Public participation is encouraged. https://cityofwinterpark.org/search/?q=Orange%20Avenue%20Overlay
Steering Committee Members
To assist the Planning staff with this project, Stephenson requested the formation of the Orange Avenue Overlay Steering Committee. The mayor and each commissioner appointed one member. In addition, a representative from each of 5 Advisory Boards and the original Winter Park Visioning Committee were asked to participate.
Bill Segal – Economic Development Advisory Board (EDAB)
Jill Hamilton Buss – Transportation Advisory Board (TAB)
Laura Turner – Planning & Zoning (P&Z)
Lambrine Macejewski – Community Redevelopment Advisory Board (CRAB)
Bill Ellis – Keep Winter Park Beautiful and Sustainable Board (KWPB)
Bill Sullivan – WP Visioning Committee
Lamont Garber – Commissioner Sarah Sprinkel appointee
Michael Dick – Commissioner Carolyn Cooper appointee
Phil Kean – Mayor Steve Leary appointee
The Timeline
Stephenson has set an ambitious timeline for the Planning staff and the Steering Committee, though he cautions the schedule is fluid. March and April were devoted to the initial public input meetings. Based on the input received, the team will use the summer months to draft plan documents, perform mobility studies and create renderings.
Fall 2019 should see introduction of draft documents for public review and comment. Draft documents will also go to various boards for their review and recommendation.
In late Fall 2019, the team hopes to bring the final draft of the Orange Avenue Overlay to the City Commission for a vote.
As the Commission voted 3 to 1 Monday night to move the Canopy project to the next phase, the discussion surrounding their decision raised more questions than answers.
Guaranteed Maximum Price Due in October
The Canopy project will move from the Design Development phase into the Construction Documents phase. This phase will conclude in October, when the design team will come back to the Commission with construction drawings and a guaranteed maximum price.
Weaver Wants to Slow Down
With only four commissioners present – Commissioner Carolyn Cooper was absent – Commissioner Todd Weaver tried to persuade the other three to ‘push the pause button’ on the project until the full Commission is present and has all the information necessary to move forward. After a heated exchange with Mayor Steve Leary, Weaver concluded his remarks but stopped short of making a motion to table the project.
Seidel Offers Conditional Support
Commissioner Greg Seidel seemed ambivalent about the decision. “So, I don’t want to make a decision not knowing what the cost is going to be,” said Seidel. “I’m okay to move forward to the next phase . . . and if we’re pretty close in dollars, it’s going to be hard to say no. But if it comes in at $50 or $55 million, we are going to have to have some more discussions . . . .”
Was There ‘Proper and Public Notice’ of Project Changes?
During public comment, former Commissioner Phil Anderson weighed in with a series of pointed questions to Commissioners, City Attorney, Bond Counsel and City Manager about whether “. . . they could guarantee that proper and public notice had been given to residents, bond holders and each commissioner” regarding the following five issues.
The “material change in scope” eliminating approximately 14,000 square feet from the library;
The “change in use” . . . emphasizing international convention tourism adjacent to the expanded Children’s Library program;
The reduction in green space of MLK Park by approximately 2 acres;
The “material changes” in the Total Construction Budget and Operating Expenses and that the City Manager has properly budgeted and reserved sufficient contingency and has a sufficient funding plan for the project in place;
That qualified, licensed civil and structural engineers have approved the drawings and specifications and have certified that the design as budgeted . . . fully meets the existing . . . soil conditions, storm water and parking requirements; and that the City Manager and staff have opined as to sufficiency of those certifications?
Anderson suggested “postponing further action until the City Attorney and City Manager have confirmed the notice of and the content of these questions.”
How Much Will It Cost to Go to Construction Documents Phase?
The final question, posed by Commissioner Seidel, caused the most consternation. The question was, how much will it cost for the design team to create construction documents and come back to the Commission with a guaranteed maximum price? In other words, how much will it cost to go to the next phase?
City Manager Randy Knight said, ‘off the top of his head,’ he didn’t know. Seidel turned to the audience, where representatives of the architectural firm, the construction company and the owner’s representative were sitting, causing considerable back-and-forth among them, but none of them could come up with an answer either.
‘That Number Exists Somewhere’
Mayor Leary got the meeting back on track when he stated, “That number exists somewhere, so why don’t we move forward while you guys get us somewhere in the ballpark.” With that, Leary asked the City Clerk to read the roll. Leary, Seidel and Sprinkel voted in favor of moving forward to the Construction Documents phase, with Weaver casting the sole dissenting vote.
Footnote
City Manager Randy Knight later confirmed the cost of going to the Construction Documents phase is $640,000.
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Sheila DeCiccio
The City of Winter Park looks toward the future of transportation as discussion revs up at the April 23 Planning and Zoning (P&Z) Board regarding a proposed Electric Vehicle (EV) ordinance. The purpose of the ordinance is to bring forth regulations for EV charging, infrastructure and ways to handle development projects that were already in process prior to the EV ordinance.
FL Ranks in Top 5 for EV Sales
Florida ranks within the top five states for sales of electric and hybrid vehicles. In fact, a majority of buyers for electric and hybrid vehicles are located right here in Central Florida. By the year 2030, estimated annual national sales of EV’s will exceed 3.5 million vehicles, accounting for more than 20 percent of vehicle sales in the U.S.
Vehicles Running on Gas are 2nd Greatest Cause of Carbon Emissions
Currently, vehicles that burn fossil fuel – gasoline – are the second greatest cause of carbon emissions. Their replacement by electric cars will result in a reduction in the city’s carbon emissions, quieter and more livable streets and improved air quality.
WP Already Has 6 Charging Stations
Since 2011, Winter Park has installed six electric charging stations. Each charging station can charge two cars, one on either side. Stations are available to everyone, free of charge.
Electric Utility Companies Face Greater Demand for Power
For the sake of our state’s economy, infrastructure, and air quality, Central Florida must not only prepare for electric cars, but must be a leader in setting the stage for parking lots full of EVs. Utility companies, for example, will have to prepare for the increased demand for power as consumers charge their car batteries at home, at work or while shopping. Florida Power has already begun by increasing their capacity with solar panels, but there is more work to be done.
WP Ordinance Will Affect New Construction
The proposed Winter Park ordinance will require builders and developers to provide at least two electric charging stations in commercial parking lots that have more than 50 spaces. The ordinance also requires new residential and multifamily homes to include wiring built into the garage or common-use parking lot.
Incentives Are a Possibility
There may be incentives to help with the cost of wiring, such as a rebate from the utility company. An exact amount has not been determined but is under consideration. Some counties and cities provide rebates as high as $500.
WP Maintains Vision of Healthy, Sustainable Future
The above are just a few of the opening ideas which will go through much discussion. The good news is that the process has begun, and that Winter Park is staying consistent with its vision of promoting a healthy and sustainable future for all generations.
Sheila DeCiccio is an attorney with DeCiccio & Johnson. She has served on the Planning & Zoning Board for the past six years. She and her husband have been Winter Park residents since 1982. Their two children were born here and are being raised here.
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