Ravaudage Gets $1.2M in Infrastructure Costs

In a ‘No Risk’ Agreement with the City

The City Commission voted 3 – 2 November 13 to give developer Dan Bellows a $1.2 Million reimbursement over a 10-year period for work on city roads in the Ravaudage development.

Ravaudage Background

The Ravaudage area, once known as Home Acres, was re-annexed in 2012 from Orange County into the City of Winter Park after Mr. Bellows had done some initial work on the property under the auspices of Orange County. Orange County permits allowed Bellows to build greater density and provide less green space than he would have under Winter Park rules. When the property went from Orange County jurisdiction back into Winter Park, the terms of the Orange County permits were honored by the City of Winter Park.

Bellows: ‘City Will Benefit’

The interior roads subject to the current agreement include Benjamin, Lewis, Loren, Glendon Pkwy and Kindel, which were paved by Orange County. As part of his redevelopment of the area into commercial, office, multifamily and residential land uses, Bellows proposes to rebuild roads in the City right of way, adding wide sidewalks, drainage inlets, curbing and on-street parking. Bellows’ justification for requesting partial reimbursement for permit fees is that the City will benefit from these improvements, therefore the City should bear part of the cost.

Cooper Sees Troublesome Precedent

Not everyone sees it that way. Commissioner Carolyn Cooper, who was out of town and phoning in to the meeting, noted that while Orange County had approved greater density, more leasable square footage and less green space, the County had never anticipated paying for infrastructure as part of the original agreement.

Cooper said she was opposed to granting Bellows’ request for three reasons. First, infrastructure contributions were not anticipated in Orange County’s original approval. Second, said Cooper, “Windsong and Whole Foods developers demonstrated that we can get quality development without having to give injections of taxpayer funds. And, lastly, it is not fair to other developers.”

“I am totally opposed,” Cooper concluded, “and find the precedent quite troublesome.”

Seidel Searching for the ‘Win-Win’

“I don’t see the win-win here,” Seidel told the Voice. “There is no tangible value to the City for doing this work. The city doesn’t need to improve these roads — Dan Bellows does. On the other hand, the intersection at Lee Road and Executive Drive needs a signal. I would be happy for the City to contribute money to that improvement, because the entire city would benefit.”

Leary, Weldon, Sprinkel See Benefit to City

Mayor Steven Leary supported Bellows’ request, noting that the planned improvements will meet or exceed Winter Park standards. Commissioner Sarah Sprinkel agreed and made a motion to approve. Commissioner Peter Weldon, who seconded the motion to approve, said he could support the deal because, “We get control over the roads, essentially.”

No Risk

Public Works Director Troy Attaway explained that the ‘no risk’ aspect of the agreement refers to the fact that Bellows’ company will receive no reimbursement of fees until the City has received a portion of the permitting fees from him and has seen an increase in ad valorem taxes from the property.

This is not the first time the Commission has been generous with Mr. Bellows. In January 2015, Leary was one of three commissioners who approved a variance for Ravaudage in which one building went from four to six stories while the height of an alternate building was reduced.

The Winter Park-Maitland Observer reported that during the week preceding the 2015 vote, contributions from five corporate entities associated with Mr. Bellows were deposited into the coffers of Leary’s mayoral campaign. See campaign report.

At the time, Leary denied taking campaign contributions from Bellows and accused his opponent of making “spurious connections” between him, Bellows and the money. “Dan Bellows has not made a single contribution to my campaign to this day,” Leary told the Observer. “He has nothing to do with those LLCs.”

Bellows also denied having ownership in the LLCs. The Observer reported, however, that Winter Park City Commission records showed Bellows has represented at least three of those entities before the Commission. Minutes from July 8, 2013 City Commission meeting list Bellows’ name alongside CRDI LLC. At the April 12, 2010 meeting, Bellows represented Venetian LLC, and he represented WFG LTD in a meeting five months later.

Commission Approves Request

The Commission approved the agreement with Bellows on a 3 – 2 vote, with Cooper and Seidel dissenting. The table below, which appears on page 30 of the November 13, 2017 Commission Agenda Packet, shows how the developer will be reimbursed over a 10-year period.

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    By: Anne Mooney

    Anne Mooney has assumed the editorship of the Winter Park Voice from founding editor Tom Childers.

    Mooney got her start in New York as a freelance line editor for book publishers, among them Simon & Schuster and the Clarkson Potter division of Crown Books. From New York, she and her husband and their year-old toddler moved to Washington, D.C., where the two ran a newswire service for Harper’s magazine. “We called it Network News,” said Mooney, “because it was a network of the Harper’s writers, whose work we edited into newspaper style and format and sold to papers in the top U.S. and Canadian markets. We were sort of like a tiny UPI.”

    The newswire ceased operation with the death of Mooney’s first husband, but Mooney continued to write and edit, doing freelance work for Williams Sonoma cookbooks and for local publications in D.C.

    In 2005, Mooney moved to Winter Park, where she worked as a personal chef and wrote a regular food column for a south Florida magazine. She took an active interest in Winter Park politics and was there when the Winter Park Voice was founded. She wrote occasional pieces for the Voice, including the Childers bio that this piece replaces.

    The Winter Park Voice is one of a large number of “hyper-local” publications that have sprung up across the U.S. in response to the decline of the major daily newspapers and the resulting deficit of local news coverage. The Voice’sbeat is Winter Park City Hall, and its purpose is to help the residents of our city better understand the political forces that shape our daily lives.

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