City of Winter Park Planning & Zoning Board — July 7, 2026

Meeting Overview

Type: Regular Meeting Quorum: Yes (6 of 7 members present) Duration: 2 hours 21 minutes (4:59 p.m. – 7:20 p.m.) Location: City Hall Commission Chambers, 401 S. Park Avenue

Attendance

• Present: Alex Stringfellow, Jason Johnson (Chair), Charles Steinberg, Michael Dick, Vashon Sarkisian, Samuel King
• Absent: Bill Segal
• Staff Present: Dan Langley (City Attorney), Allison McGillis (Director of Planning & Zoning), Nicholas Lewis (Planner II), Corinna Lundgren (Planner I), Mary Jean (Administrative Coordinator)

Agenda Items

Item 1: Annual selection of Chair and Vice Chair

• Type: Board organization
• Action: Jason Johnson elected Chair (Michael Dick moved, Charles Steinberg seconded; Johnson accepted). Charles Steinberg elected Vice Chair (Michael Dick moved, Alex Stringfellow seconded; Steinberg accepted).
• Vote: Both by roll call, unanimous 6-0 (Segal absent)
• Notable Discussion: No contest on either seat. Johnson is retained as Chair for a second consecutive year; Steinberg fills the Vice Chair seat vacated by David Bornstein.

Consent: Minutes of June 2, 2026

• Type: Consent
• Action: Approved
• Vote: 6-0 (Alex Stringfellow moved, Michael Dick seconded; Segal absent)

Item 2: SPR #26-08 — 161 Palmer Avenue detached accessory structure, Lake Maitland — TABLED

• Type: Site Plan Review (lakefront)
• Case Number: SPR #26-08
• Location: 161 Palmer Avenue, on Lake Maitland
• Applicant: Ryan Raczkowski, Factotum Worldwide LLC
• Request: Construct a two-story, 1,000 sq ft detached accessory structure.
• Current Zoning: R-1AAA
• Proposed Zoning: No change
• Staff Recommendation: [not reached]
• Action: Tabled to the August 4, 2026 regular meeting at the applicant's request. Announced by Chairman Johnson; the item was not heard.
• Vote: [none recorded]

Item 3: SPR #26-07 — 2154 Lake Drive addition, Lake Killarney

• Type: Site Plan Review (lakefront) with a setback variance
• Case Number: SPR #26-07
• Location: 2154 Lake Drive, on Lake Killarney
• Applicant: William Wendorf
• Request: Construct a two-story, 582 sq ft addition to the existing single-family home.
• Current Zoning: R-1A
• Proposed Zoning: No change
• Staff Recommendation: Approve
• Action: Approved
• Vote: 6-0 (Charles Steinberg moved, Vashon Sarkisian seconded; Segal absent)
• Conditions: None added
• Notable Discussion: Lundgren confirmed compliance with floor area ratio, impervious coverage, lakefront setback, building height, and stormwater management, with a swale added for runoff, no tree removal, no pool changes, and no retaining walls. The existing home predates current land development regulations and carries nonconforming side setbacks; the addition follows the existing garage footprint, producing a small first-floor setback encroachment and a second-floor setback that would otherwise make the addition impossible under current code. The requested variance was limited to maintaining the existing footprint rather than creating a new encroachment. Adjacent homes sit farther toward the lake, so no view obstruction. Staff confirmed the proposed guest suite will not include a kitchen and the existing kitchen remains unchanged. Board questions covered outdoor air conditioning equipment location, addition dimensions, the scope of the variance, and neighboring setbacks. No public speakers.

Item 4: SPR #26-09 — 147 Virginia Drive addition, Lake Virginia

• Type: Site Plan Review (lakefront)
• Case Number: SPR #26-09
• Location: 147 Virginia Drive, on Lake Virginia
• Applicant: David Runnels, on behalf of the homeowners
• Request: Construct a new single-story, 1,382 sq ft addition to the existing single-family home.
• Current Zoning: R-1AAA
• Proposed Zoning: No change
• Staff Recommendation: Approve
• Action: Approved
• Vote: 6-0 (Charles Steinberg moved, Michael Dick seconded; Segal absent)
• Conditions: None added
• Notable Discussion: Lewis confirmed the addition meets required side setbacks, includes a 77-foot lakefront setback, preserves all existing specimen trees, and adds a swale to satisfy stormwater retention. No change to the existing two-story structure, walls, or pool. The addition sits behind neighboring homes and beyond the lakefront setback, and the shoreline curvature prevents significant view impact. Board questions covered a 2022 tree removal permit on the property, why the request required board review, and whether staff had received neighbor comments. No public speakers.

Item 5: SPR #26-06 — 681 Balmoral Road new home, Lake Berry

• Type: Site Plan Review (lakefront)
• Case Number: SPR #26-06
• Location: 681 Balmoral Road, on Lake Berry
• Applicant: Charles Fitzgerald
• Request: Construct a new two-story, 6,054 sq ft single-family home.
• Current Zoning: R-1AAA
• Proposed Zoning: No change
• Staff Recommendation: Approve
• Action: Approved
• Vote: 6-0 (Alex Stringfellow moved, Vashon Sarkisian seconded; Segal absent)
• Conditions: None added
• Notable Discussion: Lewis confirmed compliance on setbacks, stormwater, terrace walls, and tree preservation, with no specimen trees affected. A small portion of the home — an open covered lanai — sits at an 86-foot rear setback; Lewis found it compatible with neighboring properties and noted both adjacent property owners submitted letters of support. Home placement, shoreline curvature, and existing vegetation prevent significant impact on neighboring lake views. No public speakers.

Item 6: CU #26-01 — 210 E. Morse Boulevard townhomes and synagogue — TABLED

• Type: Conditional Use
• Case Number: CU #26-01
• Location: 210 East Morse Boulevard (townhomes fronting Morse) and Knowles Avenue (synagogue)
• Applicant: GAI Consultants, Inc., on behalf of El Cortez, LTD (property owner), in conjunction with Chabad of Greater Orlando
• Request: Conditional use approval for five two-story townhome units fronting Morse Boulevard with partially below-grade basement garages, plus a three-story synagogue fronting Knowles Avenue including an underground parking garage, a place of worship with rooftop deck, and a daycare facility.
• Current Zoning: R-4
• Proposed Zoning: No change
• Acreage: [not stated]
• Staff Recommendation: [not reached]
• Action: Tabled to the August 4, 2026 regular meeting at the applicant's request. Announced by Chairman Johnson; the item was not heard. Agenda time estimate had been 60 minutes.
• Vote: [none recorded]

Item 7: CU #26-04 — 301-seat restaurant and 50-seat café at 1560 N. Orange Avenue (the Hub / "The Plaza")

• Type: Conditional Use
• Case Number: CU #26-04
• Location: 1560 North Orange Avenue (a 1970 office building), with an off-site parking parcel across Orange Avenue; adjacent to Hooper Mini Park and the Orwin Manor neighborhood
• Applicant: WP Station Tower, LLC (property owner); attorney Rebecca Wilson, Lowndes Law Firm, 215 N. Eola Drive, Orlando; principal Alex Ekbatani; traffic engineer James Taylor, Kimley-Horn & Associates
• Request: Conditional use approval to establish a 301-seat restaurant and a 50-seat café within the existing office building.
• Current Zoning: O-1 (office)
• Proposed Zoning: No change
• Acreage: [not stated]
• Staff Recommendation: Approve with 11 conditions
• Action: Approved with conditions
• Vote: 5-0. Alex Stringfellow moved, Vashon Sarkisian seconded. Charles Steinberg recused himself for a declared conflict of interest; Bill Segal absent.
• Conditions (as adopted — 11 total):
  1. Execute and record a Community Benefit Agreement acceptable to the city, memorializing parking arrangements, maintenance obligations, and public improvements, before permits issue for the restaurant/café use.
  2. The off-site parking parcel across Orange Avenue shall remain available to support the approved use and shall not be sold, redeveloped, or converted without prior city review and approval; it shall not be used for restaurant/café patrons or valet.
  3. Valet parking shall be provided during peak operating periods as necessary so parking demand does not adversely impact surrounding neighborhoods.
  4. Before building permits issue, provide an acoustical analysis by a qualified professional covering restaurant operations, outdoor seating, mechanical equipment, and amplified sound; identified mitigation shall be built into final construction plans and implemented before the Certificate of Occupancy. If noise impacts appear after opening, additional reasonable mitigation is required.
  5. Café limited to 50 seats, 7:00 a.m.–4:00 p.m. daily; restaurant limited to 301 seats, 10:00 a.m.–10:30 p.m. daily.
  6. Outdoor restaurant and café seating limited to 7:00 a.m.–10:30 p.m.; no outdoor service outside those hours.
  7. All signage shall comply with the city sign code, except existing signage may be replaced like-for-like as to size; further relief must be sought by variance to the Board of Adjustments.
  8. Any new pad-mounted transformers or back-of-house equipment shall be fully screened from public rights-of-way.
  9. No outdoor speakers, music, projection screens, or televisions.
  10. The Westchester Avenue access point shall be closed permanently, and one of the three Vivian Avenue access points shall be closed.
  11. The applicant shall work with the city's Public Works & Transportation Department to explore neighborhood traffic-calming measures including a speed hump on Leith Avenue and a stop sign at the Westchester/Norfolk intersection.
• Notable Discussion: McGillis explained the project repurposes space within the existing building — no new construction — and converts the underutilized basement to a medical spa, permitted by right. Recent code changes allow restaurant uses in O-1 office zoning and permit projects within 300 feet of residential properties where enhanced buffering is provided. Parking: the use would normally require 352 spaces; the applicant used the Urban Land Institute shared-parking analysis, which accounts for differing peak demand across office, medical, and restaurant uses, and demonstrated that the 315 spaces on site and on the adjacent lot satisfy the requirement. The applicant proposed facade improvements, rebranding to "The Plaza," site-wide landscaping, and assuming responsibility for improving and maintaining Hooper Mini Park including reconstructing the historic Orwin Manor entry gates. Proposed signage exceeded the sign code; staff recommended compliance. Wilson framed the project as adaptive reuse of a 1970 building originally designed for two office towers — which is why it carries excess parking and an existing plaza now repurposed for outdoor dining. A traffic impact study found no roadway or intersection deficiencies and modest traffic increase, with limited existing Orwin Manor cut-through; Taylor acknowledged the study measured aggregate activity on Westchester Avenue and did not track individual neighborhood routes or vehicle origins. Ekbatani said actual peak utilization is expected around 65 percent of the 301 seats, described the concept as fine dining rather than a sports bar, and committed to double-pane glazing on main-level exterior windows and height-appropriate landscaping for sound buffering. The building's Orange Avenue facade will have no operable doors or windows. Chairman Johnson disclosed a friendship with Ekbatani, stating he had not known of Ekbatani's involvement and that it would not affect his decision. Wilson asked to change the outdoor-seating condition from a 9:30 p.m. close to a 9:00 p.m. last seating; the board instead preferred a single enforceable closing time and set both indoor and outdoor operations to end at 10:30 p.m. with patrons required to vacate — a net extension of one hour over staff's recommendation.

Public Hearings Summary

• Number of speakers: 6, all on CU #26-04. Zero on the three lakefront site plan reviews.
• General sentiment: Opposed or unresolved. Opposed: Kay Carpenter (1510 Norfolk Avenue), Karina Verma (1597 Cherry Ridge Drive, Lake Mary), Charles Hooper (1444 Norfolk Avenue), Trever Burger (1441 Norfolk Avenue). Position not stated: Lorianne Woldehanna (1551 Norfolk Avenue), Julie Riggs (1420 Leith Avenue).
• Key concerns:
  • Cut-through traffic through the Orwin Manor neighborhood, concentrated on Norfolk, Leith, and Westchester Avenues
  • Noise from a 301-seat restaurant and outdoor plaza dining adjacent to single-family homes
  • Parking spillover into residential streets and the reliability of the shared-parking analysis
  • Lighting spillover from the parking areas
  • Whether the acoustical analysis should have preceded the board's recommendation rather than following at permit stage

Key Signals

• Winter Park approved a 301-seat restaurant inside an office building without a rezoning, a variance, a parking waiver, or a height exception — the entitlement came from a code change and a 1970 parking surplus. Recent amendments permit restaurants in O-1 office zoning and allow them within 300 feet of residential where enhanced buffering is provided. The Hub qualifies because it was built for two office towers that were never both constructed, leaving 315 spaces against a 352-space nominal requirement that a shared-parking analysis reconciles. This is the adaptive-reuse-friendly-arterial-density-hostile-filter pattern at full strength: Winter Park will admit one of the largest restaurants in the city into an existing envelope while refusing new envelope elsewhere. For anyone reading Orange Avenue and 17-92, the over-parked mid-century office stock is the development pipeline.
• Four opposed residents and zero supporters produced a 5-0 approval — with conditions closing two neighborhood street connections. The board did not side with the neighbors on the use, and did not dismiss them either. It permanently closed the Westchester Avenue access, closed one of three Vivian Avenue access points, and ordered the applicant to work with Public Works on a Leith Avenue speed hump and a Westchester/Norfolk stop sign. Compare the May 5 El Car Wash denial, where nine opposed residents produced a 6-0 rejection. The distinguishing variable is not turnout — it is whether the project needs the neighborhood's road network. El Car Wash's traffic went through the neighborhood; the Hub's could be engineered out of it.
• The board traded a later closing time for a simpler one, and the applicant gained an hour. Staff recommended a 9:30 p.m. last seating with an 11:00 p.m. vacate and a 9:30 p.m. outdoor-seating cutoff. The applicant asked for a 9:00 p.m. last outdoor seating. The board discarded both structures as unenforceable and set a single 10:30 p.m. end for all indoor and outdoor operations. Winter Park's conditions are drifting toward enforceability over restrictiveness — a real pattern for anyone negotiating conditions here, because the simplification can cut either way.
• The City Commission then nearly doubled the conditions — 11 became 21. Reported by the Planning Director at the July 28, 2026 work session. Read against the Commission's outright denial of the P&Z-approved 436 N. Knowles lot split on March 25, 2026, Winter Park's elected body is intervening on P&Z recommendations in both directions within a single quarter. The commission-board-philosophical-inversion pattern holds here with a Winter Park variation: the Commission escalates conditions on commercial projects and reverses on residential subdivisions. A P&Z approval in Winter Park is not the end of the negotiation.
• Lowndes attorneys now appear on both sides of Winter Park's two biggest 2026 items. Tara Tedrow carried CPA #25-05 through a 4-2 approval on June 2; Rebecca Wilson of Lowndes carried CU #26-04 to a 5-0 approval on July 7. McGregor Love — also of 215 N. Eola Drive, Orlando — carried the El Car Wash conditional use to a 6-0 denial on May 5. Three consecutive marquee Winter Park hearings, three attorneys from the same downtown Orlando bench. This is the the-shared-counsel-substrate and cross-corridor-legal-counsel-network patterns registering in Orange County, not just on the US-27 corridor.
• Private capital is being routed into public assets through the Community Benefit Agreement, again. The applicant assumes improvement and maintenance of Hooper Mini Park and reconstructs the historic Orwin Manor entry gates. Two months earlier, the Holler/Orlando RV approval was conditioned on a recorded Community Benefit Agreement, donated right-of-way for an FDOT turn lane, an upsized stormwater pond, and a discounted parcel sale to the city for affordable housing. Winter Park has made the CBA its standard instrument for commercial conditional uses — the entitlement is priced in public improvements, and the enforceable obligations live in a recorded contract rather than the zoning map.

Raw Notes

• Source platform note: Harvested from the July 7, 2026 PZB agenda (fileId 6316) and approved Minutes (fileId 6430) — CivicClerk winterparkfl tenant, agendaId 1517, event 2727. Minutes approved by the board on August 4, 2026.
• Meeting structure: Call to Order → Selection of Chair and Vice Chair → Consent (June 2 minutes) → Public Comments (none) → Public Hearings (SPR #26-08 tabled, SPR #26-07, SPR #26-09, SPR #26-06, CU #26-01 tabled, CU #26-04) → Action Items → Non-Action Items → Staff Updates → Board Comments → Upcoming Agenda Items → Adjournment.
• Both tablings were announced from the chair as applicant requests; the minutes record no motion or vote on either, unlike the May 5 El Car Wash sequence where City Attorney Langley required a board vote on a table.
• Six items advertised, four heard, three lakefront approvals at 6-0 and one conditional use at 5-0 with a recusal. The board disposed of three lakefront site plan reviews in roughly the first forty minutes.
• Two conflict disclosures at one meeting: Vice Chair Steinberg's recusal from CU #26-04, and Chairman Johnson's disclosure of a friendship with applicant principal Alex Ekbatani (disclosed, not recused).
• Adjourned 7:20 p.m. Attested by Mary Jean, Board Administrator.