Happy Times at P&Z
Yes, You Read That Right
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.
Good reporting, Ann. You presented some potentially dull topics in an interesting way with a human touch. It’s always good to hear when the system works.
Land trusts have always mystified me. I guess for a person who wants a nicer home at a cheaper price it might be attractive. But when you don’t own the land beneath your home what do you really have? Sure, they can say you own your home, but what are you going to do, dig it up from its foundations and move it to another lot like you’re some kind of a turtle who carries their house around with you whenever you want to move? And good luck trying to with a big expensive office building next to your house, even if you wanted to. It seems more like a glorified rental home for most intents and purposes. Does the Land Trust charge the homeowner rent for the land while they have their home on it? And how much profit is the owner allowed when they sell their home?
Sounds like the owner of the new home will take all the risks of loss should they need to sell when home market values have fallen, but any potential gains from the sale of the home in a rising market are capped by the land trust rules.
It’s a type of “fool’s gold.” Yes, you can own a new home in Winter Park for much less than you’d pay anywhere else in Winter Park for the same square footage, BUT …
Maybe not so great an idea for the neighbors either, as every new home built just stimulates more gentrification, regardless of whether the home is located within the land trust or not. “Habitat” homes have the same effect.
The deal is reminiscent of when the Indians sold Manhattan for $24 in 1626.