Special Hearts Farm project clears hurdle

The Special Hearts Farm proposed project in the Lake Avalon Rural Settlement is one step further along in the approval process following a second community meeting Sept. 18 and an Orange County Planning & Zoning Commission meeting Sept. 19.

The project has been a strong point of contention since the initial community meeting held in May. The residents of the rural settlement say they’re fighting for their community’s rights as they were intended. Special Hearts — which provides life skills in agriculture and agribusiness to adults with special needs —  representatives and families say the location is perfect. The nonprofit organization hopes to set up a larger farm space and build a cluster of small residential care cottages on property located in a protected area off Avalon Road in unincorporated Winter Garden.

Following public comment from residents at the P&Z meeting, Commissioner David Boers, District 1 representative, suggested residents look into crafting language to add to the county code for additional protections.

“Special Hearts is a great organization,” he said. “There’s not enough people like this in the world doing these things. What they do is an amazing thing. This is not an ideal situation for me to vote. It’s probably one of the hardest votes I’ve ever had, because I am a strong supporter of rural, and I’m a strong supporter of what they do. I believe that this is the best fit for them. There’s not a lot of places left like this in West Orange County. They do want to stay in their neighborhood. … As it stands now, staff recommended it.”

Boers made a recommendation for approval of the project subject to 19 conditions listed in the staff report, including one waiver from Orange County Code. 

The proposed project passed unanimously. 

‘RULE MEANS RULE’

Kathy Meena and Jennifer Elliott founded Special Hearts off Ninth Street in Winter Garden about six years ago. The organization has since outgrown its space at the former Maxey Elementary School property.

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The 18.26-acre subject property is located at 4151 Avalon Road, which is in the rural settlement at the northeast corner of Avalon and Dangler roads. 

For Special Hearts to have its new project approved, Orange County would have to change the Future Land Use Map designation from Rural Settlement to Institutional and rezone the land from Citrus Rural District to Planned Development District. 

The full 18 acres would be rezoned, but only 10 acres at the back of the site would be amended to reflect the Institutional designation so up to 30 Special Hearts participants could live on the farm.

The original request was for a 25,000-square-foot training facility, a 5,000-square-foot event barn to be used for a farmers market and petting zoo, and overnight housing for 50 adults in the program. The applicant decreased the sizes of the training facility and event barn to 15,000 and 3,500 square feet, respectively, and lessened the number of overnight residents to 30.

At both of the community meetings, rural settlement residents expressed fear the project would set a precedent that would allow other Institutional development, such as nursing homes, into the area. Concerns for traffic, other institutions submitting applications and the applicant increasing the numbers requested if approved also were voiced.

Planning consultant Ed Williams, Williams Development Services Inc., addressed the traffic concerns, reiterating the participants in Special Hearts do not drive, so most of the traffic would be generated by employees — about 36 cars a day. 

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Rural settlements call for one dwelling unit for every five acres, meaning the applicant, Jim Hall, of Hall Development Services, could have three units on the land. A single-family home and a barn already occupy the property.

“I have nothing against this organization; I think everyone would agree it’s a fabulous organization that does great work,” resident Kathy Sheerin said at the second community meeting. “Our only concern is changing it to the Institutional zoning, because it’s going to set a precedent. What are some of the safeguards that we can instill in our rural settlement? We’re getting awfully tired of having to fight these battles constantly.”

“Rule means rule,” resident Allison Painter said. “For me, it seems like a great thing, but for somebody that was born and raised here, it’s getting way too populated.” 

Property attorney Rick Geller, representing the applicant team, said he has heard the Avalon community loud and clear. 

“The predominant message that I have got is that this is a great program and you love the agricultural elements of the farm, but there’s discomfort about the cottages and the residences,” he said. “I will tell you that that is allowed by state law; it’s allowed by the comprehensive plan. I’ve tried to give some assurance to you all that there are existing protections in the comprehensive plans … this would not set a precedent for other development. … This cannot be initiated by someone in the private sector, but there is a possibility that staff could suggest additional protections for Avalon as a text amendment to make double sure that this project is not used as a justification for any increases in residential density or other undesirable Institutional uses. We’re willing and happy to work with your Orange County commissioner and staff to craft whatever protections are desired.” 

Not all in attendance disagreed with the project.

Henry Wright, Winter Garden resident whose son has attended Special Hearts for three years, felt the community meeting was mostly positive. 

“Commissioner Wilson’s team laid out a clear blueprint of a timeline and process of all of the steps that has happened up to this point,” he said. “The attorney representing the farm answered all questions and cleared up misconceptions. Everyone was given a fair chance to ask any questions and have them addressed. As a parent, the most disgusting comment was made by a lady who said, ‘Why don’t you move them to the green swamp?’ I felt the statement was odd, very insensitive, unwelcoming and very hurtful to all of us. You’re speaking about someone’s son or daughter.”

Elliott was one of the speakers at the P&Z meeting, where she touched on the compromises Special Hearts has made throughout each process for the community.

“I know this is a great concern for the Avalon rural community,” she said. “We want to work with the Avalon community. We want to be good neighbors; we’ve said that from the beginning. We want to belong. We want to have a place where our farmers can live and work, as other farmers do. Lastly, and most importantly, we are a farm. We belong in a rural area.”

The request next will be discussed at an Orange County Board of County Commissioners meeting at a date in the near future.