Rollins seeking to build apartments for faculty west of Central Park
The three-story project proposed between New England and Welbourne avenues would provide affordable housing for people who work on the campus
Dec. 1, 2023
By Beth Kassab
Rollins College is asking the city for approvals for a three-story apartment project west of Central Park that will span more than 80,000-square-feet and hold 48 units.
Affordable housing is a challenge in Winter Park, where the median list price is $600,000 or more than $100,000 higher than the median for all of Orange County, according to Realtor.com.
“This project allows Rollins to attract and retain faculty and staff by providing quality, affordable housing close to campus,” Rollins spokeswoman Lauren Bradley said in a statement. “This workforce housing initiative is another way Rollins can stay competitive in recruiting talented individuals who educate and support our students.”
The request for changes to the city’s comprehensive plan will go before the Planning & Zoning board Jan. 9 and the City Commission on Jan. 24, according to a city notice.
Rollins already owns the land along Welbourne, New England and Virginia avenues. Some of the land is vacant, but an apartment building stands on one of the parcels.
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By: Beth Kassab
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Will Rollins pay property taxes on this, or will it be another freebie for them?
Let’s go on bended knee to Rollins. Heaven forbid we don’t give them every they want . We’ve become second class citizens in our own town
Rollins College pays $800,000+- a year in OC property taxes on 4 downtown structures. The portion to City of WP is $220,000+- per year. Pretty good, IMO.
Until IRS rules change, no use complaining about Rollins paying property taxes on buildings used for educational purposes.
Yeah, gotta love those “non-profits” – especially their administrative and executive salaries. And just how much is that Rollins endowment these days?
The city-wide notice for this proposal asks the City of WP to allow Rollins to “supersede” existing Comp Plan policies. This means that Rollins is asking permission to build something here which neither our comp plan nor zoning codes would allow to be built on these combined parcels unless significant latitude is given. Allowing 3 stories is one of the major departures from what is allowed. Notice that the plan also includes spaces labelled “classroom”, “bookstore” and “coffee shop”. Rollins is a Pac Man with a voracious appetite. This could easily become a student dormitory. Rollins should fix up or tear down the old Sutton Place apartment building at Ollie and Osceola/Fairbanks first. And they should apply to build within what our codes allow as opposed to seeking special permission to supersede development codes which exist for good reason. Trouble is the Commission never says no to Rollins. Never mind that WP more than meets affordable housing requirements as it is.
The strange thing about all this is that a review of the Rollins website shows a total of 13 vacant positions for faculty and staff. I would imagine that half of those would purchase homes or condos as they are high paying jobs. Rollins should demonstrate a clear need for faculty/staff housing or let us know in no uncertain terms, if other uses may prevail if it is not filled with their target population. Fool Me Once as posted above has some critical points that should be examined further before approval.
If Rollins wants to attract staff and faculty pay them better. It works in all sectors of the economy. Rollins is the biggest developer in Winter Park. Live by the same rules as the developers Follow code and pay taxes. If professors are the victims Rollins is to blame. You could put them up at the Alfond Inn and Spa.
I totally agree with Fool Me Once!
What history reveals to me is that Rollins will continue to encroach and invade what precious green space is left in the downtown Winter Park sector, and will continue to erode the charm and ambiance of Winter Park as we know it, if allowed. Have some backbone, take a stand, and say “No!” We certainly don’t support 3 stories here creating even greater density. The proposed building is massive and unattractive.
I objected to building the garage across the street from Sutton Place South (presently student housing). The garage totally blocks the scenic view of the Lake Virginia and Dinky Dock behind it. Now, when one drives by all one can see is a towering cement wall!
The commission better think hard about where people are going to park and make sure this building proposal provides sufficient self parking. Street parking in that area is insufficient now and there is no room for their overflow. Also, the current empty lot is often used for events and Hannibal overflow which will now have to find other places to park. Winter park is becoming much like the Trader Joe’s parking lot debacle: a place to sometimes avoid because of the PITA parking has become. This won’t bode well for the businesses in the area. Time to find a lot to buy for parking and go the way of the Anna Maria trolley if we keep infilling and going up up up.
You can rest assured that parking is another area where Rollins will seek special dispensation. They have a coffee shop, a book store and classrooms included for which parking will be needed. Watch and see how much favoritism they will be seeking from the commission. It will be significant.
Anna Maria doesn’t allow building outside of their codes and comprehensive plans. They never allow variances to go up. That’s why it’s largely still as charming as it has always been. If we aren’t careful we are going to end up with block after block of condos and lose the charm.
I am in favor of the project. The comments posted on 12/3 are mainly projections as as opposed to being based on facts. A 3 story residential building? We live in a condo on the other side of Welbourne that is 4 stories. Good heavens, a coffee shop on W New England? There already is one a hundred yards west. All other facilities are within the complex, not on street frontage. As the city grows, there are going to be many redevelopment projects – how about the huge housing project just east of WP Village? I have faith that Rollins, much like the city, will build an attractive, non-invasive building. Just look at the beauty of the campus.
My first question was the same as asked by Mr. Kiamoto. Will they pay property taxes ? I don’t have the negative feeling about Rollins that others seem to display but every time I see them purchasing/developing Real Estate, off of their original campus, I would like to make sure they pay property taxes.
I think this is smart. It reduces one impediment to filling vacant positions.
Parking isn’t a problem for you if you live in a condo with a dedicated garage and dedicated parking slots. Those of us living in the city coming into the shopping dining areas need parking. The already sparse parking will be used up by the classroom and coffee shop in this affordable housing farce.
Rick Rudy Entitlements stem from the zoning which underlies a parcel and not from what you see built elsewhere in the city on other parcels which may not share the same zoning. Codes and the comp plan future land use map and policies are the rules for development. Rollins is applying to build not just “affordable”, “staff” housing, but a mixed use project which will even include classroom space. Who will be attending these classes? Undergrads from the main campus? Where will they park? Keep in mind, Rollins can build structures which are on the tax rolls today but which can come off tomorrow if the use is changed. Further encroachment by Rollins into the city core must be carefully governed.
If the recently enacted Live Local Act applies to this application by Rollins, the City won’t be able to have a lot of say about it. The laws of the State of FL will pre-empt local government control over what is built in Winter Park.
The ease with which Rollins reps can look residents in the eye and lie is stupefying. Beginning with the building of a parking garage visible from outer space, the new lake view dorms, and applications to build some massive new housing both on campus and off campus, Rollins cements its place in the Three Biggest Lies firmament:
1) The check is in the mail;
2) I am from the government, and I am here to help; and
3) “We are not growing.”
If Winter Park is not careful, Rollins will eat the City alive. The tentacles are spreading and in the case of this new “affordable” housing component, Winter Park taxpayers are actually helping to subsidize the project since the project will not generate a single cent of ad valorem tax revenue. Not a penny for police, not a penny for fire, and not a penny for infrastructure.