by Anne Mooney | May 11, 2018 | Headline, Library, Opinion, Zoning and Development
Empty Promises
New Library: Bait-&-Switch?
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Peter Knowles Gottfried
Have you ever gone to a car dealership to investigate an incredibly good deal only to realize the “deal” really is too good to be true? Or perhaps you were enticed by an ad for a condo with water view only to find that “water” was a retention pond. This is how folks who voted for the proposed “Library-Event Center” must be feeling.
We were promised a beautiful 50,000 square foot Library and new Event Center at the corner of Harper Avenue and Morse Boulevard overlooking Lake Mendsen. We also voted for a parking structure that would adequately service both the new library and the event center. And finally, City literature told us, “The new library, event center and garage footprint will require less than 1percent of additional open space” within Martin Luther King, Jr. Park.
As it develops, however, the situation becomes more and more like being the customer at the car dealership anticipating a shiny new Highlander and being offered a used Yaris instead.
The 50,000 Square Foot Promise.
Let’s begin with the library campaign to win voter approval for a $30 million bond issue for the demolition of the existing Civic Center and the construction of the new library-event center and parking structure. Just about every piece of literature sent to voters spoke of the need for more library space, overcrowding in the youth section and insufficient computer lab space.
One election mailer asked, “What do you do when Winter Park’s Library … has to remove children’s books, even favorites, every time a new book arrives? …doesn’t have enough computers or digital labs? …can’t accommodate emergency rescue equipment above the first floor? …has no space for after-school tutoring rooms?”
Another mailer claimed, “Our children continue to lose out on learning opportunities and materials because of inadequate space.”
Grandma Promise
Grandparents, seniors, and adults will get “fully equipped technology labs with classes for seniors, students and entrepreneurs.” Another mailer promised, “Expanded and climate-controlled history center with exhibit space, genealogy lab and digitization to preserve our shared history.”
It is no wonder that the Library Board, the Commission and Citizens were excited about a new 50,000 square foot library. A letter from the then President of the Winter Park Library Board of Trustees to voters stated that the library would provide early childhood literacy areas, tutoring rooms, digital media labs, make the library safer, and provide for a new parking facility.
Where Did We Get 50,000 Sq.Ft?
Where did the “50,000-square-foot” number for the library appear? The Library Task Force, a committee authorized by the City Commission to come up with recommendations for the new library, stated in their final report that the estimated size of the library was 50,000 square feet, with the existing library at 33,742 square feet. We were getting an additional 16,206 square feet, a significant increase by any measure.
Following that, an email blast from the “yes for winter park library” Political Action Committee (PAC) clearly stated the proposed library was to be 50,000 square feet. That same email stated there would also be a one-story, 220-space parking deck.
The Winter Park Library staff sent an email to “Friends, Neighbors and Patrons” stating that the library will be 50,000 square feet and include a one-story parking deck for 220 cars. And finally, the City issued a Request for Qualifications for Library Design Consultant Services which clearly stated that the project will include “a new 240-space (sic) parking garage, a new 50,000 square foot library . . . .”
Honey, They Shrunk the Library
It must be a disappointment to the Library friends, neighbors and patrons to find that the new library will be barely larger than the existing library. Depending on whose numbers you use, we may be getting 867 or 991 additional square feet for a new library that everyone thought would provide significantly more space. The architect says the new library will be 34,661 square feet. Pizutti, the City’s program manager, says 34,785 square feet.
Parking Structure Promise
The reference to a parking structure is in the ballot language. The ballot clearly stated that $30 million in general obligation bonds were to be issued for the “purpose of financing the Winter Park Library and Event Center to include library facilities, civic meeting and gathering facilities and related parking structure, and improvements….” [emphasis added]
The City website shows the new plans for a library-event center with surface lots spread throughout MLK Park, including parking spaces at the community playground off Denning Drive.
Certificate Concerning Official Statement
On June 1, 2017 Mayor Steve Leary, City Manager Randy Knight and Finance Director Wes Hamil signed the Certificate Concerning Official Statement attesting to the truthfulness of statements made in the May 8, 2017 Bond Resolution.
The execution and delivery of this Official Statement has been duly authorized and approved by the City. At the time of delivery of the Bonds, the City will furnish a certificate to the effect that nothing has come to its attention which would lead to believe that the Official Statement as of its date and as of delivery of the Bonds, contains an untrue statement of a material fact or omits to state a material fact which should be included herein for the purpose for which the Official Statement is intended to be used, or which is necessary to make the statements contained herein, in light of the circumstances under which they were made, not misleading.”
Wikipedia defines parking structure as, “A parking garage also called a multistory, parking structure, parking ramp, parking building, parking deck or indoor parking, a building designed for car parking . . . .”
Now the Commission has decided that a series of surface lots will take the place of the parking structure called for on the ballot. How might the Municipal Securities Rulemaking Board regard some of these directives by the Commission regarding the new Library and Event Center?
Footprint-Will-Use-Less-Than-1-Percent-of Park-Land Promise
One of the documents circulated by the City and the Winter Park Library included a page that stated, “The total area of the new library, civic center, and garage “footprint” will require less than 1 percent of additional open space above the area where the existing parking lot and Civic Center now exist.”
A review of the site plan for the new library-event center and parking shows considerably more space taken than the 1 percent promised. In fact, the new facility is approximately 15 percent of the total MLK Park’s 26.8 acres, or about 8 percent of the total park in excess of the footprint of the existing Civic Center. Eight percent is significantly more green space lost than the 1 percent promised.
Footprint of New Library/Event Center and Surface Parking.
Shortly after voters approved the library/event center in the spring of 2016, a lawsuit was filed challenging the proposed location at MLK Park. No location had been specified in the ballot language.
The Judge in that case ruled that the ancillary documents provided prior to the election – mailers from the Library PAC, emails from the City, Library web pages and presentations by various committees — would lead a reasonable person to conclude that the library was to be built at MLK Park.
The same reasoning can be applied now. The voting public can reasonably conclude the City will build a 50,000 square foot library and event center, and an associated parking structure.
Winter Park voters have the right to question these un-kept promises and to decide if they are happy with the outcome. You can let your elected representatives know they might have some explaining to do by writing them at mayorandcommissioners@cityofwinterpark.org
Peter Knowles Gottfried is an environmental scientist who drew up one of the first plans for Martin Luther King, Jr. Park in 1985. He was a Winter Park Commissioner 1986 to 1996, and then served on the Planning & Zoning Commission from 2011 to 2017.
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by Anne Mooney | May 9, 2018 | Headline, News, Opinion
Straw Wars Comes to Winter Park
Let This Be the Last Straw!
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnists Dr. Leslie Poole and Charley Williams
Think globally, act locally. So, Winter Park, for the moment, Think Locally.
A Garbage Patch the Size of Texas
You may have been reading about the Great Pacific Garbage Patch–an area the size of Texas (or France, your choice). It’s located between California and Hawaii and contains an estimated 1.8 trillion pieces of plastic. This is the planet’s largest mass of plastic. The crisis is reflected in the photos you see of dying marine life – birds, sea turtles, whales and sharks, trapped in this plastic grip of death. They ingest tiny pieces of plastic that interfere with their digestive systems. Humans are not exempt. Scientists are finding plastic microfibers in the very water we drink.
Plastic Straws – One Culprit
Surprisingly those thin plastic straws in bars and restaurants – through which we sip without giving it a second thought — play a culpable role. And it’s something we can control.
According to the U.S. National Park Service, Americans use 500 million straws a day. Most never make it to the recycling bin.
WP Is Making Progress
Don’t get us wrong — Winter Park is making progress in fighting the plastic plague. Barnies is eliminating styrofoam carryout containers in favor of cardboard. Starbucks has devised a sippy-cup container with a wider mouth for its cold drinks, which negates the need for a straw. Many Winter Park establishments have a policy that if you bring your own reusable container – like a coffee cup — they will give you a discount. That’s progress. Be sure and thank them.
But at countless other establishments, plastic straws come with the territory. It’s a habit.
Just Say No
What to do? Change that habit! We have the power. It’s simple. Just say “No”.
Instruct the bartender or server not to bring you a straw and suggest the establishment abandon the use of plastic straws altogether. You have to do it up front when you sit down or are placing your order. Once that straw goes into the glass or is brought to the table, even if it is wrapped, it goes straight from the table into the trash. Nothing gained.
Leave It to Beaver?
The global good news: This year, scientists are prepared to launch the world’s first machine to clean up this mess. It was designed by a teenager no less. More at www.theoceancleanup.com
All Boats Rise on this Tide
Kudos to those Winter Park businesses which are leading the way. If you have new information or an experience, please share with the Voice. We’d all like to know. Awareness is the brightest path to long-term solutions.
Lead by example, learn by observing. All boats rise on this tide.
Read more:
National Geographic “Straw Wars: The Fight to Rid the Oceans of Discarded Plastic” (April 12, 2017; updated February 23, 2018)
https://news.nationalgeographic.com/2017/04/plastic-straws-ocean-trash-environment/
U.K. takes a leadership role: “The Queen Declares War on Plastic….”
https://www.telegraph.co.uk/news/2018/02/11/queen-declares-war-plastic-david-attenborough-documentary/amp/
Dr. Leslie Poole is assistant professor of environmental studies at Rollins College
Charley Williams is past president, League of Women Voters, Orange County
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by Anne Mooney | Apr 28, 2018 | Headline, Library, Opinion
Why, Oh Why?
On the Branding of the Winter Park Library
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Michael Perelman
On March 26, 2018, the concept of creating a unique brand for the to-be-developed new Library and Events Center was brought to the Winter Park Commission. This concept arose from the Library and Events Center Task Force based on a recommendation by Sam Stark at the January 24, 2018 meeting of that Task Force. The recommendation presented was to use ‘The Canopy’ as the brand; this, is in spite of there being a local business already using that brand – the Canopy Café’.
The Commission made no determination at that meeting, but asked that the item be brought back with some style guides. This occurred on April 9 when a number of visuals were presented. These proposals included:
Winter Park Library at the Canopy 
The Venue at the Canopy
Rollin’s Softball at the Canopy
MLK Jr Park at the Canopy
On April 09, the Commission did not take a position, though Commissioner Seidel did highlight a concern about a ‘potential annexation’ of MLK Park.’ The proposal was tabled for further discussion at the next Commission meeting.
The topic did not appear on the agenda of the April 23 meeting; but, a number of members of the public (including myself) did raise the topic during the Citizen Comments part of the agenda. None spoke in favor of the branding concept; all were opposed.
To my mind, it is unclear why these new structures demand a unique brand. We already have a strong brand – Winter Park! Why must this be undermined? And, to suggest that MLK Park, and everything in it, should be a subset of the Canopy is to add insult to injury!
What we need is a ‘Winter Park Library,’ and a ‘Winter Park Events Center.’ These names are self-explanatory, and reflect our values as a community.
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by Anne Mooney | Apr 22, 2018 | Headline, Historic Preservation, Opinion
Lessons from Charleston
Quality of Life Drives Economic Development
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Bob Bendick
I recently traveled to in Charleston, South Carolina, to attended a gathering of people from around the country who are engaged in the conservation of large landscapes for their benefits to people and nature.
What Charleston Can Teach Us
We had the opportunity to take a field trip and to hear from several of the community leaders who have been involved in land conservation and historic preservation in the South Carolina Low Country over the last 30 years. While Charleston itself is much larger than Winter Park, and the Low Country region is larger than the Orlando Metropolitan Area, there are lessons from the Charleston experience relevant to Winter Park and Central Florida.
Knowles Cottage
Legacy of Structures & Green Space
Charleston has an important history and a legacy of historic structures and green space. The people of Charleston have cared for the historic fabric of the city and have adopted local ordinances to ensure that historic structures are protected and that the scale of new buildings in the downtown area fit in with the traditional scale of the community.
Charleston’s Green Belt
Similarly, both within the city and in surrounding areas, there has been a sustained effort to protect open space for its ecological, cultural, and recreational values. This has been accomplished by cooperation with federal agencies, by bonding to finance land acquisition in Charleston County, by creative development plans, and by private landowners donating the rights to develop their rural lands. As a result, there is now a greenbelt of conservation lands two-thirds of the way around the city, and there are many places where people can access parks, refuges and waterways.
Everyone’s History Matters
Another part of Charleston’s history is important to this story. Charleston was the point of entry into North America for a large number of the African slaves brought to this country prior to the Civil War. Charleston is sensitive to this aspect of its past, and has worked hard to ensure that the African American community and its history are recognized and respected as Charleston moves forward.
Public-Private Partnerships Strengthen City Character
One clear reason for the success of conservation and historic preservation in Charleston has been extraordinary cooperation among non-profit organizations, local government, state and federal agencies and private businesses working together to protect the character of the region. Economic development interests have recognized the value of Charleston’s heritage and have contributed to its protection. For example, Boeing made funds available to purchase a key parcel of forest land for conservation to offset the environmental impacts of the construction of its large new aircraft manufacturing plant at the Charleston Airport.
Southern Charm is Strong Economic Driver
The protection of the historic and environmental character of the Charleston Region has not been an impediment to the economy of the city and the surrounding area. In fact, the quality and character of life in Charleston has been a key stimulus to economic development. It has attracted second home construction, tourism and the location of high-wage manufacturing. All of this has made the Charleston region one of the fastest growing in the country.
Protecting Winter Park’s Character is a Wise Long-term Investment
The lessons for Winter Park and Central Florida seem clear–that protecting the historic and natural character, scale, attractiveness and diversity of Winter Park and the surrounding region should not be thought of as opposed to the economic well-being of the city and central Florida, but as a long-term investment in the assets of our community that will attract quality growth while providing a sense of place, history, and belonging to the people who live and work here.
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by Anne Mooney | Apr 20, 2018 | Headline, Opinion, Zoning and Development
Double-Density Cluster Housing
Coming to a Winter Park Neighborhood Near You
Editor's Note: Articles written by citizens reflect their own opinions and not the views of the Winter Park Voice.
Guest Columnist Jan Hommel
On Monday, April 23, developer Dan Bellows will ask the Commission to grant conditional use and associated variances for a rental apartment complex on the property at 301 W. Comstock – formerly City property known as the Blake Yard.
Each of the four rental units will have its own detached two-car garage with a 420- to 480-square foot “accessory living space” above it. To the casual observer, that would be a garage apartment. So, are there four apartments or eight?
Blake Yard sits between the Grant Chapel, the railroad tracks and the Lyman Avenue Villas. The property is easily accessible to Park Avenue via the new walking path on the tracks. The long promised silent train crossings, now under construction, further enhance the desirability of this lot.
About a year ago, the City saw a chance to cash in on Blake Yard. City reserves were at a low ebb at the time and needed bulking up, so it seemed an opportune time to issue a Notice of Disposal (NOD). According to the NOD, the property would be zoned R-2 and allow a maximum of four units. The property appraised at $450,000.
City-Owned Property Merits Special Consideration
The sale of city-owned property usually goes through a rigorous review process. After all, city staff and the Commission have a responsibility to ensure the City is not negatively impacted and receives full benefit from the sale.
Round One — Monkey Business at City Hall
The disposal of the Blake Yard property came before the April 10, 2017 Commission meeting. Two parties, Dan Bellows as Winter Park Redevelopment Agency Ltd., and Rowland and Co., with architect Phil Kean, submitted competitive bids for the property. Both bids were below the appraised value.
After lengthy discussion, the Commissioners decided not to accept either bid and asked Planning Director Dori Stone to negotiate with the two bidders to see if one or both would agree to meet the appraised value. Stone would then bring the issue back before the Commission at the next meeting on April 24, 2017.
Round Two – Back to the Drawing Board
At the April 24, 2017 meeting, following the second phase of the bidding, Dori Stone recommended that the property be sold to Bellows’ Winter Park Redevelopment Agency, Ltd. because he was the highest bidder by $1,000.
The commission was headed in that direction until Rosemary Hayes, the attorney for Rowland & Co., disclosed some information she had gotten from a public records search. She found that on Friday, April 14, 2017, before close of bidding, Rowland & Co. had bid $455,000. Bellows had submitted a bid that offered “$450,000 OR $1,000 higher than another bid.”
Ms Hayes’ public records request also revealed a communications thread between City staff and Mr. Bellows, which included information about the Rowland bid.
City Manager Randy Knight emphasized that all communications between Bellows and City staff occurred after the bidding was closed. Rowland & Co. and their attorney were not party to any of these communications, however.
On a motion to approve Bellows’. bid of $456,000, Mayor Leary and Commissioner Weldon voted yes. Commissioners Seidel, Sprinkel and Cooper voted no. The motion failed and the project was sent back out for bids.
Three’s a Charm
Finally, at the May 22, 2017 meeting, the Commission voted 3-2 to sell the property to Bellows’ Winter Park Redevelopment Agency Ltd. for $481,000. Cooper and Seidel voted no, but this time Sprinkel joined Weldon and Leary to approve the sale.
The sale received final approval on second reading at the July 24, 2017 Commission meeting.
A New High in High-Density Living
In April 2018, Bellows’ plans for the old Blake Yard sailed through Planning & Zoning on a unanimous vote to approve.
Bellows is seeking to introduce a new model for high density living in Winter Park. In the style of the James Gamble Rogers-designed Barbour House Apartments, Bellows plans to build four rental apartments, each with a detached two-car garage – and each of those two-car garages sports a second-floor “accessory living space.”
Pesky Conditional Use Requirement
According to code, the scale of buildings in R-2 should blend in with the neighborhood, in this case, single family homes and duplexes. Bellows’ proposed four-unit apartment building is hardly in keeping with either the adjacent Lyman Avenue Villas or the single family homes on Comstock.
Staff thinks the apartment building blends right in. Evidently Planning & Zoning did, too.
The Neighbors? Not So Much
Since this project requires a conditional use, neighbors’ concerns should have been addressed. Were they? No.
Despite the fact that the neighbors met with City staff to voice their concerns, hired an attorney and showed up in force at the P&Z meeting, their pleas fell on deaf ears. The neighbors should have kept their money and saved their effort.
Neighbors say the scale of the building is a problem. They worry about the variance Bellows received to place his looming building three feet closer to the new bike path than code allows.
Additionally, Bellows must take two valuable parking spaces from Grant Chapel — now Hudson’s Event Venue — to access the apartments from Lyman. The Chapel didn’t have enough parking in its old use. In its new incarnation, the event center is woefully under-parked.
And Those Garage Apartments?
Remember, 301 W. Comstock is zoned for four units. What code loophole allows four units to morph into eight? Here are staff’s arguments supporting the garage apartments:
- The space for the apartments is within the Floor Area Ratio (FAR) limits.
- The garage apartments won’t have separate utility hook-ups.
- The garage apartments don’t have kitchens. According to code, garage apartments are not allowed to have kitchens or cooking facilities. These will not have a 240 volt hook-up, so technically, there is no kitchen. This one got a laugh from those of us who forsake the microwave for the oven only at Thanksgiving.
- City code prohibits short-term rentals and subletting of garage apartments.
No Subletting? No AirBnB? Then What’s the Point?
The neighbors weren’t buying it — and you shouldn’t either. Subletting is more than likely. The garage apartments will make the rental price on the main apartments much more palatable if the tenant sublets or runs an AirBnB. Any way you look at it, the density will double.
There is no Enforcer
The City admits it is unable to police the “no subletting” rule, and they are certainly unable to police the rule against short-term rentals – AirBnB, etc. In fact, Dan Bellows prominently advertises a property on AirBnB, complete with photos of “Host Dan.”
If the units were Condos, with a proper Home Owners Association, perhaps the owners would police each other to prevent illegal subletting, but as rental units, there are no controls.
The neighbors are justifiably concerned about the “double density” of this project. Parking is inadequate for eight units. Residents and their guests will be forced to use nearby streets — Lyman and Comstock.
There is Still Time to Show Your Support – Monday, April 23
This project comes before the Commission on Monday, April 23. Please help stop this green-lighting of ill-conceived projects by the City, the Staff and Planning & Zoning.
Beware the Slippery Slope
If this level of density is allowed in one neighborhood, every neighborhood in town is vulnerable. We are all in this together. Let your voice be heard.
Write to MayorandCommissioners@cityofwinterpark.org, to ask them to reconsider their decision, and show up at the meeting on Monday, April 23rd.
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