On June 2, Unicorp’s request to the Planning & Zoning (P&Z) Board for a Comprehensive Plan change, unlike many of their previous efforts, sailed through. Unicorp was requesting permission to add 75 parking spaces at the Lakeside Crossing project on the site of the former Mt. Vernon Inn. The additional spaces will change the garage from two to three levels, amounting to a 3.4 percent increase in Floor-Area Ratio (FAR). According to developer Chuck Whittall, half the spaces will be for Lakeside Crossing use and the other half will be for public parking.

Comp Plan Change to Affect 17-92 Corridor

City Planner Jeff Briggs stated that the change in the Comp Plan would apply to all developments along the 17-92 planning area. Most unusual in this context was Briggs’ smiling countenance as he enthusiastically recommended that P&Z approve the Comp Plan change. P&Z approval was unanimous.

Applicant Seeks West SideUp-Zoning

In an all-too-familiar scenario, the next applicant, land planning consultant Javier Omana, requested a zoning change for a single-family lot on West Lyman Avenue in the Hannibal Square neighborhood. Omana and his partner, Chris Hite, plan to build a single-family dwelling  and wanted the lot re-zoned from R-1 to R-2 to enable them to build a larger house. R-2 zoning would allow them to build a duplex on the property if they chose, and would allow greater square footage.

The subject property is in the middle of a block that is zoned R-1. The Comprehensive Plan specifically prohibits rezoning lots smaller than 50 by 150 feet, which this lot is. Granting the request would set the stage for other lots in that area to be up-zoned.

“No Multi-Family”

Omana assured city staff that he had no intention of building a duplex on the land, that he simply needed an additional 220 square feet in order to complete a two-car garage at the rear of the property. City staff and P&Z Board members suggested possible remedies for the 220-square-foot shortfall and offered to help the applicant obtain a variance, which would require no zoning change.

Omana and Hite insisted on their demand for up-zoning. As part of their justification, they presented an ‘Urban Design Plan’ for the entire neighborhood to show what the area could look like — if only the zoning were different. There was liberal use of buzz words like context, connectivity, place-making, new urbanism, and TOD (Transit Oriented Development). Omana regretted the City’s lack of “institutional and regulatory framework to allow us to do what we’re doing. However,” he said, “we appeal to the City’s sense of doing the right thing.”

Bellows Weighs In

Speaking on behalf of the applicant, developer Dan Bellows supported the application for R-2 zoning, insisting that the City “amends the Comp Plan all the time.” He failed to mention his own experience before this board, which repeatedly turned down his requests for up-zoning in the Hannibal Square neighborhood, finally resulting in a project that is compliant. The Orlando Business Journal reports that Omana has served as a consultant to Bellows on the Ravaudage project.

Neighbors Aren’t Buying

One Winter Park resident approached the podium, somewhat sheepishly admitting that this was “the most awkward way” he had ever found to meet a new neighbor. His back yard adjoins the back of the lot on which Omana plans to build. He stated that he and his wife had made a substantial investment in their home and hoped that the single-family, low-density character of the neighborhood would not be disrupted.

The remarks of Christina Hite’s son brought into sharp relief the difference in perspective between those who live in the Hannibal Square neighborhood now and those who would move in. He stated his belief that history should not be a concern, because there was really “not much there.” In his view, the block is largely empty and up-zoning would create an opportunity for others to move in to the area and improve it.

P&Z:“NO”

Once again, P&Z was unanimous in their decision, this time to deny. Tom Sacha argued for maintaining current zoning, citing previous attempts to change the zoning. In each case, the applicants eventually came back with plans that fit within current zoning requirements. While Sacha did not name the applicants, it was clear that at least one project he referred to had been proposed by Dan Bellows.

Pete Weldon summed up the board’s stance in the interest of the City. “The City should be patient,” he said. “It shouldn’t be stubborn and it shouldn’t be dogmatic, but it should be patient. I don’t see anything here that says we should become less patient than we are.”

In a move that has some asking, “What’s the rush?” on April 7 the Planning & Zoning Board unanimously approved Fifth Third Bank’s application to develop the northwest corner of Aloma and Lakemont– without having seen final plans for the new project.

The Bank requested P & Z to grant both preliminary and final conditional use approvals at the single April 7 meeting. Neighboring residents expressed concern that they had received notice of the meeting only 10 days prior.

P&Z Fast Tracks Fifth Third

The rationale for fast-tracking the project stems from the fact that Fifth Third Bank’s lease on their current Aloma location next to the Mellow Mushroom expires soon.

Bank + Office Building Slated for Aloma

Plans for the new Fifth Third branch on Aloma and Lakemont includea free-standing commercial office building in addition to the new bank branch with drive-through lanes. The combined square footage of the projects will be just over 9,200 square feet and will be built on five combined parcels, one of which is currently zoned R1-A (single-family residential).The others are all zoned commercial.Despite this, there never has been a significantcommercial presence at this location.

In order to build the project, the bank sought conditional use approval for the drive-through lanes plusa Comprehensive Plan amendment and rezoning of the single family lot from R-1A to parking lot (PL). A portion of the rezoned lot willprovide four additional parking spaces and the rest will serve as a retention pond. The R1-A lot abuts three single-family homes on Edwin Blvd.

17-92 Branch Stands Idle

Ironically, Fifth Third owns another Winter Park location in the old K-Mart Plaza across from Winter Park Village which has full signage and completed drive-through lanes – and which currently stands idle and empty. When one resident inquired of bank representatives when they planned to open that branch, the representativesavoided answering the question.

City Recommends Approval

According to the city staff report, all previous applications to develop this corner were denied as too intrusive on surrounding residents.In their report, staff recommended approval of Fifth Third’s application,acknowledging that while there was “no enthusiasm for a bank with drive-though lanes” at this location, the proposed development is significantly smaller than what might be permitted on the 1.25-acre site. Briggs said he thought families in the three homes bordering the residential lot might find a retention pond and parking lot preferable to another single family home.

Neighbors attending the meeting raised concerns about traffic, lighting (especially night time bleeding of light), noise and landscaping. Others opposed the necessity to amend the Comprehensive Plan and rezonethe residential lot. One neighbor who owns an adjoining commercial lot currently for sale supported the project. .

Resident Suggests Green Space

Ann Hicks Murrah suggested the property be developed as greenspace –perhaps bearing the name of her late husband, philanthropist Kenneth Murrah.

Fifth Third Goes to Commission April 27

The P&Z Board dismissed citizens’ reservations about increased traffic. Board member Peter Weldon said that any traffic concerns would have to be addressed by the City after the project is built, once the effects can be evaluated.

Fifth Third Bank had commissioned their own traffic study, which supported their contention that the project would produce almost no new traffic. Bank representatives explained that since Florida law governs lighting requirements for banks, citizens’ concerns about night time light-bleed were subordinate to the safety and security of the financial institution.

The P&Z Board instructed Fifth Third Bank to make several changes intended to address residents’ concerns, but granted final approval without the board or the residents seeing any final plans.The City Commission will take up the bank’s application at their April 27th meeting.

10,000 Apartments Planned

The maps show that in the two counties combined, there are more than 10,000 apartments either planned or already built in the 17-92 corridor between Flea World/Reagan Center and Downtown Orlando. This is the “transit corridor” that is being pushed by Mr. Leary, whose campaign has been generously fueled by development dollars. Click the link below for campaign finance reports.

Nearly Half the Projects Are in Winter Park

The Orange County map shows that 18 projects – close to half – are located in Winter Park. Of those, ten are residential, representing approximately 700 units.

The rest of the units, both north and south of Winter Park, will eventually shelter people who will drive through Winter Park. They will likely begin driving through Winter Park about the time I-4 begins its lengthy, “Ultimate” reconstruction.

Special Election 2015 Section in The Voice

To see full candidate profiles, interviews, filings, positions on various issues and other stories as they are published, click on the “Election 2015” button >  

Campaign Treasurer’s Reports can be found on the City of Winter Park website at http://cityofwinterpark.org/government/city-info/election-info/financial-reports/.