What were the most significant items on the Winter Park Planning & Zoning Board agenda for March 2026?

Meeting Reading

Winter Park Planning & Zoning Board

March 3, 2026

3 items on the agenda

**The 436 N. Knowles lot split passed 6-1 with Michael Dick as the named dissenter — the cycle's first single-named opposed vote on an R-3-to-double-R-2 lot split.** Three stacked variances (interior setback to 1.5 ft, building coverage to 45%, front setback to 25 ft) all approved in one motion. The board majority added a condition requiring two canopy/understory trees and a "design substantially as presented" lock. Dick's opposition is procedurally rare in Winter Park PZB voting patterns; combined with his earlier no votes on lot splits (Nov 4 1210 Alberta Drive, where he was absent but the 3-2 split was decisive), Dick is emerging as the board's resistance vote on lot splits with stacked variances.
**The Sylvan Drive approval introduces a substantial new tree-protection condition: the remaining 32" sycamore can force redesign of pool, retaining walls, and hardscape at permitting time.** The Urban Forestry department now has the authority to require post-approval design changes to protect a specimen tree. This expands UF's de facto entitlement-shaping role beyond mitigation into real design authority. The applicant accepted the condition. Watch for whether this becomes a recurring lakefront site-plan condition.
**The board declined a joint work session with the Historic Preservation Board on 1020 Palmer Avenue.** Per the Staff Updates discussion: HPB had requested a joint session; the board decided that a joint work session would not be productive unless HPB "can present a clear, concrete plan or viable option for preserving the structure." The two boards have different roles (PZB: policy and land use including the comp-plan amendment; HPB: preservation), and the board didn't want the meeting to drift into informal decision-making. This is a procedural defense of the comp-plan amendment process — and a signal that the 1020 Palmer applicant's path is procedurally constrained.

On March 3, 2026, City of Winter Park's Planning & Zoning Board considered 3 agenda items. **The 436 N. Knowles lot split passed 6-1 with Michael Dick as the named dissenter — the cycle's first single-named opposed vote on an R-3-to-double-R-2 lot split.** Three stacked variances (interior setback to 1.5 ft, building coverage to 45%, front setback to 25 ft) all approved in one motion. The board majority added a condition requiring two canopy/understory trees and a "design substantially as presented" lock. Dick's opposition is procedurally rare in Winter Park PZB voting patterns; combined with his earlier no votes on lot splits (Nov 4 1210 Alberta Drive, where he was absent but the 3-2 split was decisive), Dick is emerging as the board's resistance vote on lot splits with stacked variances. **The Sylvan Drive approval introduces a substantial new tree-protection condition: the remaining 32" sycamore can force redesign of pool, retaining walls, and hardscape at permitting time.** The Urban Forestry department now has the authority to require post-approval design changes to protect a specimen tree. This expands UF's de facto entitlement-shaping role beyond mitigation into real design authority. The applicant accepted the condition. Watch for whether this becomes a recurring lakefront site-plan condition. **The board declined a joint work session with the Historic Preservation Board on 1020 Palmer Avenue.** Per the Staff Updates discussion: HPB had requested a joint session; the board decided that a joint work session would not be productive unless HPB "can present a clear, concrete plan or viable option for preserving the structure." The two boards have different roles (PZB: policy and land use including the comp-plan amendment; HPB: preservation), and the board didn't want the meeting to drift into informal decision-making. This is a procedural defense of the comp-plan amendment process — and a signal that the 1020 Palmer applicant's path is procedurally constrained.

CHANGE LENS

THE READINGmeeting record

City of Winter Park Planning & Zoning Board — March 3, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (7 of 7 members present) Duration: Approximately 1 hour 49 minutes (5:00 PM – 6:49 PM)

Attendance

Present: Alex Stringfellow, David Bornstein, Jason Johnson, Bill Segal, Charles Steinberg, Michael Dick, Vashon Sarkisian
Absent: None
Staff Present: City Attorney Dan Langley, Asst. Director of Planning & Zoning/Zoning Official John Harbilas, Planner II Nicholas Lewis, Planner I Corrinna Lundgren, Administrative Coordinator Mary Jean

Agenda Items

Item 1: SPR #26-02 — 1308 Green Cove Road New Home (Lake Maitland)

Type: Site Plan Review (Lakefront)
Case Number: SPR #26-02
Location: 1308 Green Cove Road, Lake Maitland
Applicant: Redmon Design Company
Request: Construct a new two-story 11,426 sq ft single-family home
Current Zoning: R-1AAA
Staff Recommendation: Approve
Action: Approved
Vote: 7-0 unanimous
Notable Discussion: Met all standards (FAR, impervious coverage, setbacks, stormwater retention). All trees preserved. No impact on lake or neighbor views. Brief discussion of variance status — none requested.

Item 2: SPR #26-01 — 313 Sylvan Drive New Home (Lake Sylvan)

Type: Site Plan Review (Lakefront, with side and front setback variances)
Case Number: SPR #26-01
Location: 313 Sylvan Drive, Lake Sylvan
Applicant: Dillon Muto, Floridian Construction Group
Request: Construct a new two-story 5,119 sq ft single-family home on the narrowest lakefront lot on the east side of Sylvan Drive; 35-ft front setback (matching neighbor to south); 9-ft side setback (vs. 11 ft required) for side-entry garage. Two specimen trees (28" laurel oak in front, 10" sycamore in rear) requested for removal — both endorsed by Urban Forestry.
Current Zoning: R-1A
Staff Recommendation: Approve with one condition (tree mitigation through Urban Forestry)
Action: Approved with two conditions
Vote: 7-0 unanimous
Conditions:
- Two trees designated for removal must be fully mitigated through Urban Forestry's Tree Removal Permit Program
- Remaining 32" sycamore tree to be protected per Urban Forestry conditions at permitting, which may require adjusting the location of pool retaining walls, decking, and other hardscaping
Notable Discussion: Letter of approval from northern neighbor. Extensive board discussion of the remaining 32" sycamore's root system and the need to extend the tree barricade limit. Applicant Dillon Muto (whose firm built another approved Winter Park home in September 2025) expressed flexibility regarding adjustments to the tree barricade or pool location. One supportive speaker: Paul Conway of 301 Sylvan Drive.

Item 3: SUB #26-02 — 436 N. Knowles Avenue Lot Split (R-3 → Two R-2 Single Family)

Type: Subdivision (with three variances)
Case Number: SUB #26-02
Location: 436 North Knowles Avenue
Applicant: Z Properties (Zane Williams, 219 W. Comstock Avenue)
Request: Divide the R-3 / Medium Density Residential FLU property into two single-family lots developed under R-2 standards. Three variances requested:
- 1.5-ft interior side setback for stair towers (vs. 7-ft required)
- 45% building coverage (vs. 40% maximum)
- 25-ft front setback (vs. 35-ft required) to incorporate front-facing garages
Current Zoning: R-3 (developed as R-2 per code)
Staff Recommendation: Approve
Action: Approved with two conditions
Vote: 6-1 split — In Favor: Jason Johnson, David Bornstein, Vashon Sarkisian, Alex Stringfellow, Bill Segal, Charles Steinberg. Opposed: Michael Dick
Conditions:
- Minimum of two canopy or understory trees placed on the property as necessary
- Design should remain substantially as presented
Notable Discussion: Discussion of architectural style and uniformity with the neighborhood, what staff discusses with applicants about architectural style before hearings, removal of the existing three street trees, permeability calculations, requested garage side setback, setbacks between proposed homes, code provisions for variance requests on lot dimensions, requiring street tree planting, accuracy of applicant renderings, and concerns about the closeness of the two proposed homes. One opposed speaker (Linda Kulmann, 257 E. Canton Avenue); two who did not confirm position (Mary Hines, Linda Eriksson). Applicant addressed proposed driveway materials, building aesthetics, and rendering accuracy.

Public Hearings Summary

Number of speakers: 4 (1 in favor of Sylvan Drive; 1 opposed and 2 unconfirmed-position on N. Knowles)
General sentiment: Supportive on lakefront site plans; mixed on the N. Knowles lot split
Key concerns (N. Knowles): Architectural compatibility, three variances stacked together, removal of street trees, closeness of proposed homes

Key Signals

The 436 N. Knowles lot split passed 6-1 with Michael Dick as the named dissenter — the cycle's first single-named opposed vote on an R-3-to-double-R-2 lot split. Three stacked variances (interior setback to 1.5 ft, building coverage to 45%, front setback to 25 ft) all approved in one motion. The board majority added a condition requiring two canopy/understory trees and a "design substantially as presented" lock. Dick's opposition is procedurally rare in Winter Park PZB voting patterns; combined with his earlier no votes on lot splits (Nov 4 1210 Alberta Drive, where he was absent but the 3-2 split was decisive), Dick is emerging as the board's resistance vote on lot splits with stacked variances.
The Sylvan Drive approval introduces a substantial new tree-protection condition: the remaining 32" sycamore can force redesign of pool, retaining walls, and hardscape at permitting time. The Urban Forestry department now has the authority to require post-approval design changes to protect a specimen tree. This expands UF's de facto entitlement-shaping role beyond mitigation into real design authority. The applicant accepted the condition. Watch for whether this becomes a recurring lakefront site-plan condition.
The board declined a joint work session with the Historic Preservation Board on 1020 Palmer Avenue. Per the Staff Updates discussion: HPB had requested a joint session; the board decided that a joint work session would not be productive unless HPB "can present a clear, concrete plan or viable option for preserving the structure." The two boards have different roles (PZB: policy and land use including the comp-plan amendment; HPB: preservation), and the board didn't want the meeting to drift into informal decision-making. This is a procedural defense of the comp-plan amendment process — and a signal that the 1020 Palmer applicant's path is procedurally constrained.
The 11,426 sq ft Green Cove Road home reflects a higher-end lakefront construction range that's becoming more common. Six-figure lakefront homes are routinely 4,500–6,500 sq ft; the 11,426 sq ft home on Lake Maitland represents the upper end. The board approved 7-0 with no conditions — the project met every standard cleanly. Lake Maitland has hosted larger luxury lakefronts than Lake Killarney's mid-range pattern.
Mr. Dick's transformer-placement concern from January was effectively closed. Per the Board Comments: staff's updated permitting checklists for Building/Permitting and Planning/Zoning now address transformer placement and screening. Dick acknowledged this would prevent similar problems in the future and noted his only remaining concern (existing-transformer maintenance citywide) falls outside the board's authority. He plans to follow up with Electric Utilities directly. This is process improvement actually reaching closure within two months.

Raw Notes

Mr. Dick noted satisfaction with the staff's updated permitting checklists for transformer placement and screening; considers the matter effectively resolved at PZB.
City Attorney Dan Langley present (Winter Park City Attorney; recurring in PZB minutes — Clermont's City Attorney is Christian Waugh, distinct individual).
Minutes of February 3, 2026 were approved 7-0.
These March 3, 2026 minutes were approved by the Board on April 7, 2026.