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Article Courtesy of The Orlando
Sentinel
By Jeff Weiner
Published September 30, 2016
When Noah Adelman and his wife bought a World War II-era home
in Colonialtown North in 2001, the Miami transplants hoped they had left the
bustle of South Florida behind for more of a small-town feel.
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But in the 15 years since,
other small houses like theirs have been torn down to make way
for two-story duplexes, packing more residents into the downtown
Orlando neighborhood and overloading the narrow, brick-paved
streets.
"We see townhouses going up that are ... very flat, plain
structures," he said. "It's out of character for the
neighborhood and it's not very appealing, if you want to have a
neighborhood that people want to move to and raise a family."
After more than a year of study and debate, the city of Orlando
hopes to move forward soon with new rules to regulate the
development of duplexes and other multifamily housing in the
neighborhoods surrounding downtown.
The proposed restrictions have inspired vocal support and
opposition. When the city's planning staff laid out the latest
draft during a Municipal Planning Board workshop Wednesday at
City Hall, about 50 people turned out.
Bill Murphy, a longtime local developer, argued the city's
proposals would result in "killing the whole idea of duplexes." |
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Old and new homes sit side-by-side in Colonialtown North,
which traditionally has been a single-family neighborhood. Orlando
planners hope to rein in duplex development in downtown neighborhoods,
but face resistance.
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Jeff Schnellmann, representing the Greater Orlando Builders Association, warned
that the restrictions risked taking away the rights of landowners to build what
they want on their property.
Jill Rose, a single mother, argued duplex development is making downtown living
more accessible, allowing her to live in a neighborhood close to her job and
downtown's amenities.
"I can actually afford to live in College Park now," she said
Orlando officials say their goal is not to ban duplexes, but rather to encourage
designs that look more like the single-family homes around them.
Colonialtown North resident Noah Adelman and his wife bought a World War II-era
home in Colonialtown North in 2001 to leave the bustle of South Florida behind
for more of a small-town feel. (Ricardo Ramirez Buxeda / Orlando Sentinel)
The city's primary targets are side-by-side duplexes, which often feature two
identical, two-story units attached to each other with large, front-facing
garages. Planners prefer so-called "tandem" housing, with one unit behind the
other.
The proposed changes are not citywide, but would apply in many downtown-area
neighborhoods.
Currently, officials are considering several new rules, including:
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Prohibiting duplexes on some corner lots, where planners
say their large size is even more apparent.
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Permitting tandem housing wherever duplexes are allowed,
and allowing so-called "court homes," which feature four units, two in front
and two in back, which share a central driveway leading to garages grouped
in the rear.
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Restricting the size of garages to no more than half of a
duplex's front face and requiring them to be set back at least five feet
from the front of the house. These changes aim to reduce the visual impact
of garages.
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Prohibiting the same building from being built on two
adjacent lots, and mandating that side-by-side duplex units with front
garages cannot be mirror images of each other.
Also proposed is an appearance-review process and design
guidelines, to ensure that new duplexes and tandems have an architectural style
in keeping with the neighborhood.
The recommendations drew praise from residents in several neighborhoods that
have seen an influx of duplexes in recent months.
"Within two blocks there's 10 different, giant, monstrosity-box duplexes," said
Joshua Call, a resident of the Milk District, near Orlando Executive Airport. "
... I believe the aesthetic of the city is one of the reasons that people want
to live here."
Colonialtown North resident Eliza Harris Juliano also praised the proposals.
"I've seen some great duplexes in our neighborhood, and I've seen some really
ugly duplexes ... I moved to this neighborhood because it's a walkable
neighborhood, and I want new development to be supportive of that," she said.
Not all builders opposed the proposed restrictions. Micah Clymer of Homes by
Carousel, who said he's built 15 or 20 duplexes in the city, praised the
proposed review process as "fantastic" during the workshop Wednesday.
Planning board Vice Chair Mark Suarez, a College Park resident, argued that
duplexes have been allowed to outgrow their original intended purpose.
"I would be more understanding if it was a duplex meant for a single person, or
an old retired person ... If you're going to build a single family home, build a
single family home," he said.
But board member Jennifer Tobin warned against overreaching.
"I am very hesitant to see the city pursue anything that is going to be
controversial, and I think the property rights question is going to be
controversial," she said.
Dang said planners will recalibrate the recommendations in light of the workshop
discussion, but the board likely won't see a new draft until at least December.
Any rules they approve would also require approval by the City Council.
Having spent more than a decade restoring and repairing it, Adelman said he
doesn't plan on ever leaving his 1940-built house in Colonialtown. His hope is
that the neighborhood won't change too much around him.
"I think, as the city wants to keep its identity as a quaint town, especially in
the neighborhoods like this, that they need to put some rules and regulations in
place to hopefully keep it that way," he said. |
