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

· **Winter Park is about to codify its lakefront-character defense in the Comprehensive Plan — and the fight is over the mechanism, not the direction.** CPA #25-05 is the single most consequential Winter Park item in the corpus. The current comp plan flatly prohibits lakefront lot splits (Policy 1-5.1.1). Both the applicant and staff want to crack that prohibition — but via opposite levers. Tedrow wants a narrowly-tailored, property-specific entitlement (a 3.5-acre / R-1AAA / Oct-1-2025-existing carve-out that reads as written for one parcel). Staff wants a general historic-preservation gate (splits allowed only when a pre-1950 distinguished home is designated and preserved). Whichever wins sets the template for every future lakefront estate in Winter Park. This is the form-based/code-as-defense move — moving the character fight from discretionary site review into the comp plan text itself. · **A historic home is the hinge — the 1938 James Gamble Rogers II residence at 1020 Palmer Ave.** Staff's entire counter-proposal exists because the subject parcel holds a Florida-Master-Site-File (but undesignated) house by one of Winter Park's signature architects, and staff fears the split path enables demolition. Staff explicitly cites the 1290 N. Park Avenue precedent (another Rogers II house preserved via the same kind of mechanism). For anyone reading lakefront estate values: the entitlement to split may now come bundled with a historic-designation obligation. Watch whether the board adopts the staff gate, the applicant's clean entitlement, or tables for a third path. · **Tara Tedrow is the applicant — a heavily-tracked corridor land-use attorney now working a Winter Park comp-plan amendment.** Tedrow (Lowndes) is a named entity across the US-27 corridor record (Citrus Grove / Citrus Ridge, Minneola). Her appearance as the *applicant and contract purchaser* on a Winter Park lakefront comp-plan amendment — not merely representing a third party — is a strong cross-corridor legal-counsel-network exhibit and a notable escalation: the attorney is principal, not just counsel. Decoder-index relevant. · **Lake Berry lakefront-addition activity is clustering.** SPR #26-05 (1128 Preserve Point, Windsong) is the second Lake Berry addition in two consecutive meetings (after SPR #26-04 at 673 Balmoral on May 5). Both are large-lot, sub-FAR, fully-compliant additions that staff recommends approving. The contrast is instructive: routine additions glide; it is *subdivision* of lakefront estates (CPA #25-05) that triggers the policy fight. The board's tolerance is for building bigger on existing lots, not for creating more lots. · **Forward read on board composition.** This is the first June docket after Vice Chair Bornstein's six-year tenure was publicly recognized at May 5. If June 2 is his last seated meeting, the 60-minute CPA vote may be the last major decision with the outgoing board's center of gravity — relevant to anyone modeling how a leadership transition shifts Winter Park's lakefront-preservation posture.

Meeting Reading

Winter Park Planning & Zoning Board

June 2, 2026

3 items on the agenda

**Winter Park is about to codify its lakefront-character defense in the Comprehensive Plan — and the fight is over the mechanism, not the direction.** CPA #25-05 is the single most consequential Winter Park item in the corpus. The current comp plan flatly prohibits lakefront lot splits (Policy 1-5.1.1). Both the applicant and staff want to crack that prohibition — but via opposite levers. Tedrow wants a narrowly-tailored, property-specific entitlement (a 3.5-acre / R-1AAA / Oct-1-2025-existing carve-out that reads as written for one parcel). Staff wants a general historic-preservation gate (splits allowed only when a pre-1950 distinguished home is designated and preserved). Whichever wins sets the template for every future lakefront estate in Winter Park. This is the form-based/code-as-defense move — moving the character fight from discretionary site review into the comp plan text itself.
**A historic home is the hinge — the 1938 James Gamble Rogers II residence at 1020 Palmer Ave.** Staff's entire counter-proposal exists because the subject parcel holds a Florida-Master-Site-File (but undesignated) house by one of Winter Park's signature architects, and staff fears the split path enables demolition. Staff explicitly cites the 1290 N. Park Avenue precedent (another Rogers II house preserved via the same kind of mechanism). For anyone reading lakefront estate values: the entitlement to split may now come bundled with a historic-designation obligation. Watch whether the board adopts the staff gate, the applicant's clean entitlement, or tables for a third path.
**Tara Tedrow is the applicant — a heavily-tracked corridor land-use attorney now working a Winter Park comp-plan amendment.** Tedrow (Lowndes) is a named entity across the US-27 corridor record (Citrus Grove / Citrus Ridge, Minneola). Her appearance as the *applicant and contract purchaser* on a Winter Park lakefront comp-plan amendment — not merely representing a third party — is a strong cross-corridor legal-counsel-network exhibit and a notable escalation: the attorney is principal, not just counsel. Decoder-index relevant.

On June 2, 2026, City of Winter Park's Planning & Zoning Board agenda lists multiple items for hearing. Item 1: unknown. Item 2: SPR #26-05 — site plan review (lakefront) at 1128 Preserve Point Drive, on Lake Berry (Windsong development, platted as Lot 12, lot type B). Item 3: CPA #25-05 — comprehensive plan amendment (text amendment to the future land use element) at Text amendment to Chapter 58 LDC Article I; tied to the subject property at 1020 Palmer Avenue (~3.67-acre / ~3.5 upland-acre lakefront estate, R-1AAA, Single Family Residential FLU). The agenda is the forward-looking civic record — what is on the docket before the meeting occurs. Vote outcomes, public testimony, and final dispositions land in the corresponding minutes record after the meeting.

CHANGE LENS

THE READINGmeeting record

City of Winter Park Planning & Zoning Board — June 2, 2026 (Agenda)

Meeting Overview

Type: Regular Meeting (forward signal — meeting occurs after harvest date) Quorum: [not yet held at harvest] Location: City Hall Commission Chambers, 401 S. Park Avenue Note: This is a forward-looking agenda harvested from the June 2, 2026 PZB packet. Actions are Pending; the document captures what is being decided, who the applicants/attorneys are, and the staff posture going in.

Attendance

[Not yet recorded — meeting in present-tense at harvest]

Agenda Items

Consent: Minutes of May 5, 2026

The May 5, 2026 PZB regular meeting minutes are the lead consent item (1 minute estimated). See 2026-05-meeting-PZB.md for the full minutes content.

Item 1: SPR #26-05 — Lake Berry Lakefront Additions (1128 Preserve Point Drive, Windsong/PURD)

Type: Site Plan Review (Lakefront)
Case Number: SPR #26-05
Location: 1128 Preserve Point Drive, on Lake Berry (Windsong development, platted as Lot 12, lot type B)
Applicant: Adam Metel, Nasrallah Design Studio (representing owners Thomas & Jana Landreth)
Request: Approval to construct 1,907 sq ft of additions — a 682 sq ft two-car garage in the front and a 1,225 sq ft pool house in the rear.
Current Zoning: PURD (Planned Unit Residential Development) — Windsong Development Standards
Proposed Zoning: No change
Acreage: ~90,933 sq ft unsubmerged (upland)
Staff Recommendation: Approve
Staff Context: Proposed impervious coverage 25,570 sq ft (28%, under the 40% max). FAR for lot-type-B under Windsong standards is 25%; the proposal totals 10,439 sq ft of structure (11% FAR, under the 22,733 sq ft allowable). Lakefront review criteria all met: no trees removed; pool-house/deck elevation matches existing home at 78 feet and does not exceed the 3-foot wall-height limit facing the lake; pool house set back 350 feet from the ordinary high-water line (well beyond the 75-foot PURD lakefront setback) and sits behind the line between the existing neighbor structures, so no significant view impact; two new swale retention areas plus four existing swales provide 2,319 cubic feet, meeting required stormwater retention.
Action: Pending
Notable Discussion: Estimated 10 minutes — routine, fully-compliant lakefront addition. This is the operational baseline item: large lot, low FAR, every lakefront criterion satisfied, staff approval. Useful as the low-friction contrast against the contested CPA item below. Note Lake Berry is the same waterbody as the May 5 Balmoral Road addition (SPR #26-04) — a clustering of lakefront-addition activity on this lake.

Item 2: CPA #25-05 — Lakefront Lot-Split Comprehensive Plan Text Amendment (1020 Palmer Avenue)

Type: Comprehensive Plan Amendment (text amendment to the Future Land Use Element)
Case Number: CPA #25-05
Location: Text amendment to Chapter 58 LDC Article I; tied to the subject property at 1020 Palmer Avenue (~3.67-acre / ~3.5 upland-acre lakefront estate, R-1AAA, Single Family Residential FLU)
Applicant: Tara Tedrow (attorney; applicant and contract purchaser of 1020 Palmer Avenue)
Request: An ordinance adding a new policy to the Future Land Use Element to permit the subdivision or lot split of lakefront property that meets specific criteria. The applicant's proposed Policy 1-5.1.8 would allow splitting a 3.5+ upland-acre, R-1AAA, SF-Residential lakefront lot (existing as of October 1, 2025) into two lots, each with 150 feet of lake and street frontage, each a minimum 1.5 acres, with combined gross floor area capped at 40,000 sq ft (neither lot exceeding 35% FAR).
Current Zoning: R-1AAA (the comp plan currently prohibits lakefront lot splits under Policy 1-5.1.1)
Proposed Zoning: No change to zoning; comp-plan policy change only
Acreage: ~3.67 acres (subject property)
Staff Recommendation: Approve an ALTERNATIVE policy — not the applicant's text. Staff recommends amending the existing Policy 1-5.1.1 to permit lakefront splits only as a discretionary exception tied to historic designation of distinguished homes built before 1950, with either (a) no increase in lakefront lots and no flag lot, or (b) one new lakefront lot allowed if both resulting lots are at least 110 feet wide at street and lake and have at least 52,000 sq ft of upland area.
Action: Pending
Notable Discussion: Estimated 60 minutes — the marquee item. The applicant argues the current single-residence entitlement (up to ~56,000 sq ft under permitted FAR) would be wildly out of scale, and that a two-lot split capped at 40,000 sq ft combined is actually less intense and more compatible. Staff agrees the split reduces development potential favorably, BUT flags that the property holds a 1938 James Gamble Rogers II residence — on the Florida Master Site File but NOT yet on the City's historic register — and worries the applicant's path could enable demolition of the historic home plus set a broad precedent for lakefront splits. Staff's counter-policy ties any split to historic preservation/designation, citing the 1290 N. Park Avenue precedent (another James Gamble Rogers II residence preserved via a similar mechanism). The applicant-vs-staff fork is the decision: a property-specific entitlement (Tedrow's narrowly-tailored Policy 1-5.1.8) versus a historic-preservation-gated general exception (staff's revised Policy 1-5.1.1). This item was previewed at the May 26 work session ("1020 Palmer Ave lot split / Comprehensive Plan Amendment").

Public Hearings Summary

[Not yet held — both Item 1 and Item 2 are public hearings; outcomes in the June 2 minutes.]

Key Signals

Winter Park is about to codify its lakefront-character defense in the Comprehensive Plan — and the fight is over the mechanism, not the direction. CPA #25-05 is the single most consequential Winter Park item in the corpus. The current comp plan flatly prohibits lakefront lot splits (Policy 1-5.1.1). Both the applicant and staff want to crack that prohibition — but via opposite levers. Tedrow wants a narrowly-tailored, property-specific entitlement (a 3.5-acre / R-1AAA / Oct-1-2025-existing carve-out that reads as written for one parcel). Staff wants a general historic-preservation gate (splits allowed only when a pre-1950 distinguished home is designated and preserved). Whichever wins sets the template for every future lakefront estate in Winter Park. This is the form-based/code-as-defense move — moving the character fight from discretionary site review into the comp plan text itself.
A historic home is the hinge — the 1938 James Gamble Rogers II residence at 1020 Palmer Ave. Staff's entire counter-proposal exists because the subject parcel holds a Florida-Master-Site-File (but undesignated) house by one of Winter Park's signature architects, and staff fears the split path enables demolition. Staff explicitly cites the 1290 N. Park Avenue precedent (another Rogers II house preserved via the same kind of mechanism). For anyone reading lakefront estate values: the entitlement to split may now come bundled with a historic-designation obligation. Watch whether the board adopts the staff gate, the applicant's clean entitlement, or tables for a third path.
Tara Tedrow is the applicant — a heavily-tracked corridor land-use attorney now working a Winter Park comp-plan amendment. Tedrow (Lowndes) is a named entity across the US-27 corridor record (Citrus Grove / Citrus Ridge, Minneola). Her appearance as the applicant and contract purchaser on a Winter Park lakefront comp-plan amendment — not merely representing a third party — is a strong cross-corridor legal-counsel-network exhibit and a notable escalation: the attorney is principal, not just counsel. Decoder-index relevant.
Lake Berry lakefront-addition activity is clustering. SPR #26-05 (1128 Preserve Point, Windsong) is the second Lake Berry addition in two consecutive meetings (after SPR #26-04 at 673 Balmoral on May 5). Both are large-lot, sub-FAR, fully-compliant additions that staff recommends approving. The contrast is instructive: routine additions glide; it is subdivision of lakefront estates (CPA #25-05) that triggers the policy fight. The board's tolerance is for building bigger on existing lots, not for creating more lots.
Forward read on board composition. This is the first June docket after Vice Chair Bornstein's six-year tenure was publicly recognized at May 5. If June 2 is his last seated meeting, the 60-minute CPA vote may be the last major decision with the outgoing board's center of gravity — relevant to anyone modeling how a leadership transition shifts Winter Park's lakefront-preservation posture.

Raw Notes

Source platform note: Harvested from the June 2, 2026 PZB agenda packet (CivicClerk winterparkfl tenant, 52-page packet). Actions are Pending; outcomes will appear in the July packet's consent minutes. A re-harvest after July should retrieve the June 2 minutes and confirm the CPA #25-05 disposition.
Meeting structure: Call to Order → Consent (May 5 minutes) → Public Comments → Public Hearings (SPR #26-05, CPA #25-05) → Action Items → Non-Action Items → Staff Updates → Board Comments → Upcoming Agenda Items → Adjournment.
The May 26, 2026 work session previewed three upcoming items: 1020 Palmer Ave lot split/CPA (= CPA #25-05 here), a Conditional Use for a restaurant at 1560 Orange Ave, and a Conditional Use for townhomes/synagogue at 210 E. Morse Blvd — the latter two are not yet on the June 2 agenda and are forward signal for July+. See 2026-05-26-agenda-PZB.md.
Staff's recommended alternative policy text contains a drafting artifact ("provide variance an exception", "circumstances:, if the historic designation is achieved") carried verbatim from the packet — the final adopted language will be cleaned up.
The bare 2026-06-02-PZB-agenda.txt staged file is redundant with this packet and was not separately processed.