Commission approves historic preservation changes

Winter Park city officials also said they were attempting to help Austin’s Coffee relocate and will try to negotiate a new lease with the Benefit Shop

May 15, 2025

By Beth Kassab

The City Commission approved changes to the historic preservation ordinance that are designed to discourage unapproved demolitions with clear potential consequences and to ensure homeowners don’t deviate from plans approved by the Historic Preservation Board.

Commissioners voted 4-1 to pass “Version 1” of the changes that say owners who knock down or dramatically alter historic structures without permission after going through the certificate of review process can be required to build the structure back exactly as it was, including using authentic exterior materials. In addition, they could lose any variances the historic board granted that allowed the project to move forward.

Commissioner Marty Sullivan was the only dissenting vote because, he said, he wanted “Version 2” of the proposed changes, which included the option of a financial penalty for such unauthorized demolitions capped at 30% of the building’s county assessed value — though Sullivan suggested the cap increase to 60%.

“I think 30% is way too little,” Sullivan said.

The debate over the ordinance, which had been delayed from earlier this year, centered on whether or not to include the monetary penalty, which drew fierce opposition from some in the city’s historic districts who viewed it as far too punitive.

But the version approved by the commission is potentially even more punitive when you consider the cost of losing variances on setbacks or other building rules.

Variances, or exceptions to the usual building code, are viewed as a clear benefit for historic owners to encourage them to preserve the outside architecture of buildings. For example, if the typical required buffer between a home addition and the property lot line is 20 feet, historic owners might be allowed to build to 10 feet.

As a result, losing those variances, as the ordinance says could happen in the case of an unauthorized demolition, is a “huge deal,” said John Skolfield, a builder who was elected earlier on Wednesday to serve as chairman of the Historic Preservation Board.

“If you think about the house in question that started all of this … we approved a beautiful design that brought it to 7,200 square feet,” he told the commission. “You have to build back without the variances, that’s a $500,000 to $800,000 ding.”

He was referring to the house at 965 Lakeview Drive that went before the Historic Preservation Board for a major renovation and addition. The board authorized the plans, but only approved the demolition of a detached garage in the back.

Last year, however, all but a small portion of the first floor and the chimney was torn down. The contractor agreed to pay $100,000 to make amends for the mistake and the project was allowed to go forward.

The episode set off a major debate and led to the ordinance changes.

Winter Park has about 400 historic structures including the College Quarter and Virginia Heights districts and individually designated homes and commercial buildings.

The historic board only has a say when it comes to major exterior alterations of buildings, not minor changes or repairs or interior projects. Window and door replacements or roof replacements, for example, are not required to come before the board so long as they stay consistent with the architectural style and must only follow the typical building permit process.

The new ordinance also requires additional checks on construction plans to make sure what the contractor does matches approvals given by the board. And it requires additional due diligence to make sure owners and contractors are aware earlier in the process if there is a part of the structure they won’t be able to save.

The future of Austin’s Coffee

More than 20 people lined up to once again lambast the City Commission for refusing to renew the lease for Austin’s Coffee, which will expire in October.

The city purchased the property rented by Austin’s and other businesses last year and the coffee shop has known for at least a year that the lease will end so that the city can use the property to add a turn lane on Fairbanks Avenue and make drainage improvements.

City Manager Randy Knight said the city has hired a broker to help Austin’s find a new location, will allow the owners to take anything from the property that they wish to take and will also return the security deposit.

But for Austin’s loyal supporters, that isn’t enough.

Speaker after speaker bashed the city for taking away a place that they said is considered a “sanctuary” by many in the arts community.

Mayor Sheila DeCiccio said she was frustrated by the misinformation she heard.

“We are not evicting Austin’s … they have had over a year to find a new space,” she said. “… We are paying a Realtor to help them.”

She explained that the intersection at Fairbanks and Denning is busy and accident prone and residents deserve a solution. They also deserve a fix, she said, to the drainage and flooding problems that occur in the area.

“Please take that into consideration when you criticize this commission,” she said.

Benefit Shop lease uncertain

The city is attempting to negotiate a new lease with the Benefit Shop, a thrift store that raises money for local charities by selling used household goods and clothes.

The group operated in City Hall for years but the space is now needed by city staff. The Benefit Shop is interested in moving to a small building at MLK Park where the city just spent $10,000 to fix the air-conditioning system.

But the Benefit Shop wants a lease that extends to 35 years with the city covering all major costs such as maintenance and insurance.

DeCiccio and other commissioners said that term was too long and could prohibit future commissions from additional uses of the building. The commission voted to attempt to negotiate a three-year lease for $1 each year at the Lake Island Park building. The Benefit Shop would be responsible for the insurance beginning in its second year.

A final deal, if reached, will come back to the commission for approval.

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