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HomeMy WebLinkAbout2018 08 13 Public Hearings 401 Special Exceptions on Blumberg PropertyCOMMISSION AGENDA ITEM 401 REQUEST: Informational Consent Public Hearings X Regular August 13, 2018 KS BF Regular Meeting City Manager Department The Community Development Department requests the City Commission hold a Public Hearing to consider five special exception requests, based on a revised conceptual plan, on a 6.46 -acre property north of Blumberg Blvd and west of Tuskawilla Road in the T4 Transect of the Town Center. The special exceptions are to permit a multifamily residential use (senior condominiums) in the T4 transect, plus four related special exception requests based on the proposed location and orientation of the buildings. SYNOPSIS: The applicant, Ms. Juanita Blumberg, is requesting approval of a special exception request to permit multifamily residential units (senior condominiums) on the eastern portion (6.46 acres) of a 12.3 acre property located in the T4 Transect of the Town Center. The City Commission reviewed this request at the June 11, 2018 City Commission meeting and postponed it to a future meeting date. The conceptual site plan has been modified based on the City Commission's feedback. The applicant is also seeking approval of four additional special exceptions based on the revised location and orientation of the proposed buildings. Approval of any special exceptions at this time does not constitute a Final Engineering Plan review, Aesthetic Review, or issuance of a permit for any kind of construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans and Aesthetic Review. CONSIDERATIONS: APPLICANT AND PROPERTY INFORMATION: Applicant/Property owner's name(s): Juanita D. Blumberg Public Hearings 401 PAGE 1 OF 6 - August 13, 2018 . Property addresses: 141 Bear Springs Drive . Property Parcel ID numbers: 26-20-30-5AR-OB00-028E . Current FLUM Designation: Town Center District . Current Zoning Designations: Town Center T4 (General Urban Zone) . Previously Approved Development permits such as conditional use, waiver, or variance if any): None . Development Agreements (if any): None . Pending Code Enforcement Actions (if any): None . City Liens (if any): None APPLICABLE LAW, PUBLIC POLICY, AND EVENTS: Home Rule Powers Winter Springs Code of Ordinances City of Winter Springs Comprehensive Plan Winter Springs Town Center District Code, Section 20-321(b) (2) Winter Springs Town Center District Code, Section 20-321(c) DISCUSSION: The applicant, Ms. Juanita Blumberg, is requesting approval of a special exception request to permit multifamily residential units (senior 55+ condominiums) on the eastern portion (6.46 acres) of a 12.3 acre property located in the T4 Transect of the Town Center. The City Commission reviewed this request and conducted a Public Hearing at the June 11, 2018 City Commission meeting. At the June 11 meeting, the City Commission provided feedback to the development team and postponed a final decision on the special exception to a future meeting date. The conceptual site plan has been modified based on the City Commission's feedback (see Attachment 1). The applicant is also seeking approval of four additional special exceptions based on the revised location and orientation of the proposed buildings. In the revised conceptual plan, the condominium buildings have been moved away from Blumberg Blvd and Tuskawilla Road. In addition, the property would have permanent full access points for ingress and egress off of Blumberg Blvd and to the school access road. Having a permanent access point at the school access road enables the City to close Blumberg Boulevard periodically for special events. Based on the revised layout, Staff is recommending that the community be gated for site security and to prevent cut through traffic to and from the adjacent high school. In total, the special exceptions requested at this time consist of the following five (5) items: 1. Multifamily residential use in the T-4 Transect District of the Town Center. (Sec. 20 -323 Permitted Uses) 2. Thoroughfares shall be faced with the fronts and side of buildings and lots and the Public Hearings 401 PAGE 2 OF 6 - August 13, 2018 front setback shall be a maximum of 18 -feet. (Sec. 20-324 (11) General Provisions and 20-325 — T-4 Transect Standards). 3. Garage door(s) shall be positioned no closer to street, squares or parks than (20) feet behind the principal plane of the building frontage. (Sec. 20-324 (8)(e) — General Provisions) 4. Minimum 60% frontage buildout using principle buildings. (Sec. 20-325 — T-4 Transect Standards) 5. Accessory Building Front Setback (20) feet min. + building setback from front property line. (Sec. 20-325 — T-4 Transect Standards) Approval of any special exceptions at this time does not constitute a Final Engineering Plan review, Aesthetic Review, or issuance of a permit for any kind of construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans and Aesthetic Review. The developer, Beazer Homes, has submitted a proposed development plan for "The Gatherings at Winter Springs," an age restricted (55+) fee -simple owned senior condominium project. The development consists of four (4) residential buildings of twenty-seven (27) units each, for a total of 108 condominium units. All four residential buildings will be 4 -stories, and units will feature private balconies and 1 -car garages located on the ground floor. Site amenities include a clubhouse, pool, pickleball court, green space, and walking trails. Additional surface parking spaces are provided onsite for residents, employees, and visitors. The property subject to the special exception requests is the 6.46 acre eastern portion of the overall parcel, as depicted on the attached conceptual site plan and boundary survey. The overall 12.3 acre parcel will need to be split in order to create the 6.46 acre lot as depicted. The western 5.8 acres of the 12.3 acre parcel currently has one single family residence. Approval of the special exception requests does not constitute a Final Engineering Plan review, Aesthetic Review, or issuance of a permit for any kind of construction. All aspects of the site are subject to staff review after the applicant submits an application for review of the Final Engineering Plans and Aesthetic Review. The four additional special exception requests are primarily related to the relocation and reorientation of the buildings onsite. The buildings have been moved back off of Blumberg Boulevard and Tuskawilla Road, based on feedback at the City Commission meeting, which introduces the need for the four additional special exception requests based on dimensional requirements in the Town Center Code. These four additional special exception requests are summarized below and are both shown and described in Attachment 1. 1. Thoroughfares shall be faced with the fronts and side of buildings and lots and the front setback shall be a maximum of 18 -feet. (Sec. 20-324 (11) General Provisions and 20-325 — T-4 Transect Standards). Summary: The primary thoroughfares at the subject property are Blumberg Boulevard and Tuskawilla Road. The principle buildings do not front these streets, as shown in Attachment 1 and therefore require a special exception. The buildings also do not have a clearly established front setback relating to the primary Public Hearings 401 PAGE 3 OF 6 - August 13, 2018 thoroughfares, and the conceptual plan clearly does not show the condominium buildings with front setbacks within the maximum of 18 -feet from the front property lines. 2. Garage door(s) shall be positioned no closer to street, squares or parks than (20) feet behind the principal plane of the building frontage. (Sec. 20-324 (8)(e) — General Provisions). Summary: The first -floor garages on the condominium buildings are located flush with the principal and side planes of the buildings, as shown in Attachment 1. Minimum 60% frontage buildout using principle buildings. (Sec. 20-325 — T-4 Transect Standards) Summary: The revised site plan essentially has no frontage buildout, as the frontage is now primarily a stormwater retention pond, access roads, and parking areas. 4. Accessory Building Front Setback (20) feet min. + building setback from front property line. (Sec. 20-325 — T-4 Transect Standards). Summary: Several accessory buildings are located in front of Buildings 1, 2, and 3, as shown in Attachment 1. Accessory buildings are required to be located behind the front plane of the buildings, plus 20 -feet. Special Exception Review Criteria: Per the Winter Springs Town Center District Code, Section 20-321(c), special exceptions in the Town Center District must meet the following criteria: (1) The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception, the city commission must find by substantial competent evidence that: a. The proposed development contributes to, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. The proposed development will be designed to implement the goals and policies of the Comprehensive Plan as they relate to the Town Center, and to continue a harmonious land use pattern with existing development. The site will be self- sufficient in terms of stormwater design, parking, etc., but also open to interaction with the civil, recreation, retail, and social amenities that the Town Center has to offer. b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. The proposed development is expected to have a favorable effect on the Public Hearings 401 PAGE 4 OF 6 - August 13, 2018 economy of the Winter Springs Town Center by generating tax revenue. Residents in the proposed development may do their shopping, dining, and recreating within the Winter Springs Town Center, which will be within walking distance. c. The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 20-324(9) for these limitations. At this time, the project abides by the code, except for the specific special exceptions requested herein. The project is still conceptual in nature, and thus Staff cannot yet determine if all aspects the proposed development abide by all rules in the code other than the requested special exceptions. d. The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. The City Commission may impose additional conditions, or more specifically define and/or restrict the special exception, such as having it be only for an age restricted (55+) fee -simple owned senior condominium project of not more than 108 -units. e. With respect to each waiver requested, the specific waiver shall comply with all of the following: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; The Permitted Uses matrix in Section 20-323 allows multifamily residential to be approved by special exception only in the T4 transect. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; The requested special exceptions are the minimum waivers necessary to allow multifamily residential use in the T4 transect, and to comply with the City Commission's feedback regarding the location and orientation of the condominium buildings. 3. Is in harmony with the general intent and purpose of the town center regulations; The special exceptions can be in harmony with the applicable town center regulations if the final engineering plans and building aesthetics are prepared in compliance with the Town Center Code. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and The proposed development will be an age restricted (55+) condominium neighborhood. The fee simple ownership of the senior condominium units provides a housing option that is not currently available in the Town Center District. Additionally, the proposed development is not an assisted living facility (ALF), congregate care facility, or independent living facility (IL,F). Public Hearings 401 PAGE 5 OF 6 - August 13, 2018 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. The proposed development was designed with the above taken into consideration. The proposed development will be designed in accordance with the Town Center Code, and will be carefully planned to the Code's standards to ensure there will be no adverse impact on public services, including water, sewer, surface water management, police fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. Planning & Zoning Board Action: At the August 1, 2018 Planning & Zoning Board meeting, the Board voted 3-1 to recommend approval of the five special exception requests. FISCAL IMPACT: If the special exceptions are approved, and the project is developed as an age restricted (55+) fee -simple owned senior condominium project with 108 units, then the project will provide an increase to the City's taxable value. The potential tax revenue of the proposed project is still to be determined; however, the project at completion is preliminarily estimated to have an assessed taxable value of $30 million. COMMUNICATION EFFORTS: This Agenda Item has been electronically forwarded to the Mayor and City Commission, City Manager, City Attorney/Staff, and is available on the City's Website, LaserFiche, and the City's Server. Additionally, portions of this Agenda Item are typed verbatim on the respective Meeting Agenda which has also been electronically forwarded to the individuals noted above, and which is also available on the City's Website, LaserFiche, and the City's Server; has been sent to applicable City Staff, Media/Press Representatives who have requested Agendas/Agenda Item information, Homeowner's Associations/Representatives on file with the City, and all individuals who have requested such information. This information has also been posted outside City Hall, posted inside City Hall with additional copies available for the General Public, and posted at six (6) different locations around the City. Furthermore, this information is also available to any individual requestors. City Staff is always willing to discuss this Agenda Item or any Agenda Item with any interested individuals. RECOMMENDATION: Staff recommends the City Commission hold a Public Hearing for consideration of five special exception requests on a 6.46 -acre property north of Blumberg Blvd and west of Tuskawilla Road in the T4 Transect of the Town Center. ATTACHMENTS: 1. Conceptual Plan and Special Exception Application Public Hearings 401 PAGE 6 OF 6 - August 13, 2018 Attachment 1 WINTER SPRINGS SITE DATA HIGH SCHOOL I- Suz-d.,-rq Gated, Ewh aA TOTAL AREA: +/- 22Z ACRES PHASE 1: +/- 6.5 ACRES PHASE 2 FUTURE DEVELOPMENT: +/- 5.9 ACRES CONCEPTUAL DEVELOPMENT PROGRAM TOTAL FOR SALE UNITS: 108 VU/AC, 16.6 I PHASE 2 Cc,w� FUTURE DEVELOPMENT 0. & Paul 5.8 AG 4 Ewetgevcy `� PHASE 1 1fl.5 AG El ,2 1 24'r3—L gsumk Preherved1 70' S -iL Ll" Sao -k, f3LUM3ER6i BLVD Priv q Gated, J Ev tra*Lce GONGEPTUAL SITE PLAN G GATHERIMI S AT WINTER SPRINGS 0 100 200 M DESIGN NORTH AUGUST 2, 2012 STUDIO CITY OF WINTUR SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 STATE ROAD 434 WIfNTER SPRINGS, FL 32708 407-327-5966 F'AX;407-327-6695 130ARD OF ADjus'rmr=NT APRLIGATION 12 CONDITIONAL USE / SPECIAL EXCEPTION ❑ VARIANCE NzaTITMAMU APPLICANT: Blumberg Juanita D 1: d First Middle MAILING ADDRESS. P.Q. BOX 195430 Winter Springs FL 3.2719 City State_ Zip Code PHONE & EMAIL Iuarlitablu(a�gniail.corri POINT OF CONTACT: J. Marc Jones, P.A. Office/Cell: (407) 359-9900 If Applicant does NOT own the property: PROPERTY OWNER: X.ast First Middle. MAILING ADDRESS: Ciy stab Zip Code PHONE & EMAIL This request is for the real propetty described below: pRoPERTy ADDRESS; 141 Bear Springs Dr. Winter Springs, FL. 32708 TAX PARCEL, NUMBER: 26-20.30-5AR-OBOO-028E SIZE OF PARCEL: +/- 535,788 s .ft. +/- 12.3 ac. square Feet Acres EXISTING LAND USE; Single -Family Home / Town Center CwtdntFUTURE LAND USE Classification: Town Center Current ZONING classilacation; Town Center District T-4 (General urban Zone Please stag YOUR REQUEST: Please see the attached narrative M=b 200s The APPLICANT IS RESPONSIBLE for posting the blue notice card (provided by the City) on the site at least SEVEN (7) DAYS prior to the Board of Adjustment Meeting at which the matter will be considered. Said notice shall NOT be posted within the City right-of-way. All APPLICANTS shall be afforded minimal due process as required by law, including the right to receive notice, be heard, present evidence, cross- examine witnesses, and be represented by a duly authorized representative. The CITY COMMISSION shall render all final decisions regarding variances, conditional uses and waivers and may impose reasonable conditions on any approved variance, conditional use or waiver to the extent deemed necessary and relevant to ensure compliance with applicable criteria and other applicable provisions of the City Code and Comprehensive Plan. All formal decisions shall be based on competent substantial evidence and the applicable criteria as set forth in Chapter 20, Zoning. APPLICANTS are advised that if, they decide to appeal any decisions made at the meetings or hearings with respect to any matter considered at the meetings or hearings, they will need a record of the proceedings and, for such purposes, they will need to insure that a verbatim record of the proceedings is made, at their cost, which includes the testimony and evidence upon which the appeal is to be based, per 286.0105, Florida Statutes. Any CONDITIONAL USE, VARIANCE, or WAIVER which may be granted by the City Commission shall expire two (2) years after the effective date of such approval by the City Commission, unless a building permit based upon and incorporating the conditional use, variance, or waiver is issued by the City within said time period. Upon written request of the property owner, the City Commission may extend the expiration date, without public hearing, an additional six (6) months, provided the property owner demonstrates good cause for the extension In addition, if the aforementioned building permit is timely issued, and the building permit subsequently expires and the subject development project is abandoned or discontinued for a period of six months, the conditional use, variance or waiver shall be deemed expired and null and void. (Code of Ordinances, Section 20-36.) THE FOLLOWING ITEMS ARE TO BE SUPPLIED WITH THIS APPLICATION: ❑ A copy of the most recent SURVEY of the subject property. ❑ A copy of the LEGAL DESCRIPTION reflecting the property boundaries. ❑ 11 x 17 MAP showing ADJACENT STREETS and ZONING AND LAND USE classifications on the ADJACENT PROPERTY. ❑ JUSTIFICATION for the Request (See Attached List) ❑ NAMES and ADDRESSES of each property owner within 150 ft. of each property line. ❑ Notarized AUTHORIZATION of the Owner, IF the Applicant is other than the Owner or Attorney for the Owner (see below). ❑ APPLICATION FEES: FEES are as SHOWN BELOW plus ACTUAL COSTS incurred for ADVERTISING or NOTIFICATION, and for REIMBURSEMENT for TECHNICAL and/or PROFESSIONAL SERVICES which may be required in connection with the review, inspection or approval of any development (based on accounting submitted by the City's Consultant) , payable prior to approval of the pertinent stage of development. CONDITIONAL USE / SPECIAL EXCEPTION $ 500 WAIVER $ 500 VARIANCE $ 500 TOTAL DUE March 2005 By submitting this application you hereby grant temporary right of entry for city officials to enter upon the subject property for purposes of evaluating this application. FOR USE WHEN APPLICANT IS OWNER OF THE SUBJECT REAL PROPERTY: This is to certify that I am the Owner in fee simple of subject lands described within this Application for Board of Adjustment consideration: of Owner Sworn to and subs ribed bef e me this day of i 20 1, Personally Known Pr�odueed Identi cation �� ,/( y pe) Did take an Oath Did Not take and Oath FOR USE WHEN APPLICANT IS NOT C a, Nota ubli ` My Commission � tt1199i REAL PROPERTY: do hereby, with my notarized signature, allow to represent me in this Application related to my property. The property is identified as: Tax Parcel Number(s) Located at Signature of Owner(s) Sworn to and subscribed before me this day of 20 Personally Known Produced ID: (Type) _ Did take an Oath Did Not take and Oath 3 Notary Public My Commission expires: Ma -cb 2005 WAIVER REQUEST A waiver request requires the property owner to clearly demonstrate that the applicable term or condition (the subject of the waiver request) clearly creates an illogical, impossible, impractical, or patently unreasonable result [Winter Springs Code of ordinances, section 20-34 (a)]. Please explain how your request meets this requirement (use a separate sheet if necessary). In addition to the standard set forth in Section 20-34 (a), a waiver requires compliance with all six (6) criteria enumerated in the Winter Springs Code of Ordinances, Section 20-34 (d). Address each of the following conditions related to the variance request. Attach additional paper as necessary: ❑ What is the Waiver you are requesting? ❑ Is the proposed development plan in substantial compliance with Chapter 20 of the City's Code of Ordinances and in compliance with the Comprehensive Plan? ❑ Will the proposed development plan significantly enhance the real property? ❑ Will the proposed development plan serve the public health, safety, and welfare of the City of Winter Springs ? CONTINUED ON NEXT PAGE 4 March 2005 ❑ Will the waiver diminish property values in or after the essential character of the surrounding neighborhood? ❑ Is the waiver request the minimum waiver that will eliminate or reduce the illogical, impossible, impractical, or patently unreasonable result caused by the applicable term or condition under this chapter? ❑ Is the proposed development plan compatible with the surrounding neighborhood? March 2005 VARIANCE REQUEST Taken from Winter Springs Code of Ordinances, Section 20-32(d): Address each of the following conditions related to the variance request. Attach additional paper as necessary: ❑ What is the Variance you are requesting? ❑ What special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same zoning district? © Are these special conditions and circumstances the result of actions by the applicant? ❑ How will a literal interpretation of the provisions of the zoning district deprive the applicant of rights commonly enjoyed by other properties in the same zoning district and work unnecessary and undue hardship on the applicant? March 20fl5 ❑ Will granting the variance, confer any special privilege that is denied to other lands, buildings or structures in the same zoning district? ❑ Is the variance, as requested, the minimum variance that will make possible the reasonable use of the land, building or structure? 0 How is the variance in harmony with the general intent and purpose of the zoning district? ❑ Will granting the variance be injurious to the neighborhood or otherwise detrimental to the public welfare? ❑ Identify how the request is consistent with the objectives and policies of the Comprehensive Plan: Ivfmb 2005 CONDITIONAL USE PERMIT REQUEST Taken from Winter Springs Code of Ordinances, Section 20-33(d): All Conditional Use recommendations and final decisions shall be based on the following criteria to the extent applicable. Attach additional paper as necessary: ❑ What is the Conditional Use you are requesting? Please see the attached narrative 0 How is the Conditional Use (including its proposed scale and intensity, traffic - generating characteristics, and offsite impacts) compatible and harmonious with adjacent land uses? Please see the attached narrative ❑ Will the Conditional Use adversely impact land use activities in the immediate vicinity? If no, why- not? Please see the attached narrative ❑ Demonstrate how the size and shape of the site, the proposed access and internal circulation, and the design enhancements are adequate to accommodate the proposed scale and intensity of the conditional use requested. The site shall be of sufficient size to accommodate design amenities such as screening buffers, landscaping, open space, off-street parking, and other similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. Please see the attached narrative 8 Mard, 2005 ❑ Will the proposed use have an adverse impact on the local economy, including governmental fiscal impact, employment, and property values? If no, why not? Please see the attached narrative ❑ Will the proposed use have an adverse impact on natural environment, including air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards? If no, why not? Please see the attached narrative ❑ Will the proposed use have an adverse impact on historic, scenic and cultural resources, including views and vistas, and loss or degradation of cultural and historic resources? If no, why not? Please see the attached narrative ❑ Will the proposed use have an adverse impact on public services, including water, sewer, surface water management, police, fire, paries and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities? If no, why not? Please see the attached narrative ❑ Will the proposed use have an adverse impact on housing and social conditions, including a variety of housing unit types and prices, and neighborhood quality? if no, why not? Please see the attached narrative 9 M=h zoos Request The applicant is requesting Special Exception approval for certain provisions of the Town Center District Code. Specifically, the applicant is requesting Special Exception approvals for the following: • Residential, Multifamily use in the T-4 Transect (General Urban Core Zone) District of the Town Center. (Sec. 20-323. — Permitted Uses) • • Thoroughfares should be faced with the fronts and side of buildings and lots. (Sec. 20-324 — General Provisions) • Garage door(s) shall be positioned no closer to street, squares or parks than (20) feet behind the principal plane of the building frontage. (Sec. 20-324 — General Provisions) • Minimum 60% frontage buildout using principle buildings. (Sec. 20-325 —Transect Standards) • Accessory Building Front Setback (20) feet min. + building setback from front property line. (Sec. 20-325 — Transect Standards) The Special Exception request is being submitted for consideration in accordance with Section 20-321(c) of the Town Center District Code. Background The applicant previously submitted a Special Except request for Residential, Multifamily use in the T-4 Transect (General Urban Core Zone) District of the Town Center. (Sec. 20-323. — Permitted Uses). This request was approved by the Planning and Zoning Board on June 6, 2018. Subsequently the request went before the City Commission on June 11, 2018. The City Commission was unable to render a decision on the Special Exception request as it did not meet the procedural requirements. Specifically, the Town Center District Code requires that the public hearing before the City Commission shall be held no sooner than seven (7) calendar days following the planning and zoning board hearing. During the City Commission meeting, the applicant received a considerable amount of comments from the City Commission and the public. While some of the comments from the public were objections to the multi -family use, there were many concerns expressed about impacts to view corridors and the aesthetics of Blumberg Blvd. For example, there were concerns that the building setbacks would impact the functionality and aesthetics of Blumberg Blvd. Having multi -story building(s) directly adjacent to Blumberg Blvd. would create a tunnel affect and negatively impact the linear park setting that currently exists. It was noted that multiple public events and festivals are held throughout the year along Blumberg Blvd. and proposing two ingress/egress points into the development would create traffic conflicts during those events. To accommodate and address the feedback received, the applicant has revised the conceptual site plan. The revisions to the plan address many of the concerns that were expressed. However, due to the conceptual site plan changes the applicant, along with staff, has identified additional special exceptions that are needed to implement the revisions to the plan. 1 Justification for the Reauest The following are responses to the criteria outlined in the Conditional Use Permit Request Application: 1) How is the Conditional Use (including its proposed scale and intensity, traffic generating characteristics, and offsite impacts) compatible and harmonious with adjacent land uses? The proposed Special Exceptions are to facilitate development for a portion of the subject property as an age restricted (55+) condominium neighborhood within the Winter Springs Town Center identified as "The Gatherings at Winter Springs." A determination has been made that the Winter Springs Town Center would be an ideal location to introduce this new community. The proposed homes will be owned by individual buyers and will not be an apartment rental project. It is also important to stress that these homes are for 55+ active adult buyers and the community is not an assisted living facility (ALF), congregate care facility or independent living facility (ILF). All single level homes will served by an elevator and will have open living spaces, private balconies, and 1 - car garages. Amenities will include a clubhouse, pool, pickle ball court, a pond, green space and walking trails. All homes within "The Gatherings at Winter Springs" are intended to be Energy StarT"° Certified. As noted earlier, the conceptual site plan has been significantly amended to address many of concerns communicated at the June 11, 2018 City Commission meeting. For example, the buildings have been pulled back from the Blumberg Blvd. frontage which has afforded the opportunity to create a park setting adjacent to the boulevard. The movement of the buildings has eliminated the tunnel or "Rize- effect" that results from putting multi -story building directly adjacent to the roadways. A majority of the parking and drive -aisles are now located interior to site. The re -located retention pond will feature fountains and the area heavily landscaped throughout producing an open space area that complements the existing linear park along Blumberg Blvd. and Tuskawilla Rd. In addition, the applicant has removed an ingress/egress point on Blumberg Blvd. which will reduce potential vehicle and pedestrian conflicts and minimize impacts during community and special events. The +/- 4 acre open space area located directly east of the subject property will continue to be preserved and complement the remainder of the Blumberg Blvd. frontage. Attached are exhibits showing the conceptual elevations and conceptual amenity renderings. These exhibits are illustrative only and have been provided to conceptually communicate the intended design and quality of "The Gatherings at Winter Springs" community. The applicant will work with City Staff and the applicable approval boards to further define the building elevations as the process moves forward to ensure a harmonious relationship with the Town Center. The City, through its collaborative effort with many local community stakeholders, policy makers and regional partners determined that this property was critical in helping implement the vision for the Town Center. This property has been designated T-4 (General Urban Core Zone) since the adoption of the Town Center District Code. Per the Town Center District Standards, the general character of T-4 consists of mixed-use but primarily residential urban fabric in a more compact area that is close to the core of the town center. A wide range of building types, both residential and commercial in nature, are found in this T-4 zone. "The Gatherings at Winter Springs" will been designed to implement to goals and policies of the Comprehensive Plan as they relate to the Town Center and to continue the land use pattern in harmony with existing Town Center development. The site will be thoughtfully planned to be self-sufficient in terms of the storm water design, parking, etc. but also open to interaction with the civic, recreation, retail and social amenities that the remaining areas of the Town Center have to offer. 2) Will the Conditional Use adversely impact land use activities in the immediate vicinity? If no, why not? No. As mentioned previously, the site will be thoughtfully planned to be self-sufficient in terms of the storm water design, parking, etc. but also open to interaction with the civic, recreation, retail and social amenities that the remaining areas of Town Center have to offer. The original vision of Town Center by its creators will be preserved and the plan for development becomes more defined. For example, the Town Center standards include a variety of residential and nonresidential uses to encourage a mix of uses that is necessary for the economic viability of a city center. It is important to note that up until a City initiated Code Amendment that became effective in April of 2016, the T-4 Transect (General Urban Core Zone) Zone District allowed multifamily as a Permitted Use under the Town Center District Code. This proposed Special Exception to allow for multifamily uses will further the objective of the master plan that was created in 1998 for the Town Center. 3) Demonstrate how the size and shape of the site, the proposed access and internal circulation, and the design enhancements are adequate to accommodate the proposed scale and intensity of the conditional use requested. The site shall be of sufficient size to accommodate design amenities such as screening buffers, landscaping, open space, off-street parking, and other similar site plan improvements needed to mitigate against potential adverse impacts of the proposed use. Phase is proposed to be comprised of four (4) residential buildings of twenty-seven (27) homes each, for a total of 108 homes. As noted above, one of the primary entrances from Blumberg Blvd. has been removed and an emergency access easement will be proposed to the north onto the Winter Springs High School access road. The site plan will also incorporate detached garages, additional parking, a clubhouse with pool and recreational amenities, a pond, green space and a walking trail. The proposed neighborhood will be heavily landscaped throughout. Residential uses already exist within the Town Center and specifically in the T-4 Zone. The special exception that is requested will facilitate development that is in character with similar T-4 zones, as well as the overall Town Center area. 4) Will the proposed use have an adverse impact on the local economy, including governmental fiscal impact, employment, and property values? If no, why not? No. The community will be designed and is geographically located to take advantage of the adjacent retail, restaurant and commercial uses within the Town Center. It is envisioned that the homeowners will do a majority of their shopping, eating and recreating within the Town Center. There are no foreseen governmental fiscal impacts and the community is not projected to negatively impact property values. The Net Economic Benefits are: • Homeowners will be active adults that embrace walkability of communities. The high walkability in the Town Center translates into direct spending on goods and services within the Town Center. • Because the homeowners are age 55+, there will be no impact on schools. • Homes are individually owned, and therefore taxed as such. Average sales prices are projected in the mid 300's. At full completion of the Phase 1, net annual property tax generation is estimated at $378,000. (Based on $3,500 per home average). • Active Adult homeowners tend to drive during non -peak hours, having minimal impact on peak traffic congestion. • Privately owned and maintained internal roads, reducing the maintenance cost to the City of Winter Springs. 5) Will the proposed use have an adverse impact on natural environment, including air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards? if no, why not? No. Currently the 6.46± acre portion of the property, identified as Phase 1, is vacant and has had no history of development. The remaining 5.8± acre portion, identified as Phase 2, currently has one existing single- family home belonging to the applicant. There are no known protected species or vegetation on the property. There are no known wetlands, flood zones or water features within the boundaries or immediate vicinity of the property. The site, when developed, will provide for on-site storm water management to minimize any offsite drainage impacts to adjacent properties. Prior to development, approvals from the applicable review agencies will be required to ensure compliance with local and state regulations as they relate to air, water, and noise pollution, vegetation and wildlife, open space, noxious and desirable vegetation, and flood hazards. 6) Will the proposed use have an adverse impact on historic, scenic and cultural resources, including views and vistas, and loss or degradation of cultural and historic resources? if no, why not? No. There are no known historic, scenic or cultural resources within the property. Directly north of the subject parcel is the access road, parking lot and athletic fields serving Winter Springs High School. Immediately east is the Rize at Winter Spring rental apartment complex, a vacant parcel and a conservation easement that was dedicated by the applicant to the State of Florida Land Trust in 2001. Blumberg Blvd. frames the property along its southern border along with a 4 -story apartment/multifamily rental property known as Tuskawilla Town Center. Tuskawilla Rd. runs along the properties eastern border along with an extension of the Florida Trial. The property across the street to the east is currently vacant and is designated at C/P (Civic/Public) in the Town Center District Code. Prior to development, approvals from the applicable review agencies will be required to ensure compliance with local and state regulations as they relate to historic, scenic and cultural resources. 4 7) Will the proposed use hove on adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities? if no, why not? No. The T-4 (General Urban Core Zone) was created to implement the vision of the Town Center. The Town Center was carefully planned with density and intensity criteria to ensure there would be no adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. As part of the review for development, the City and applicable agencies will utilize the concurrency management system that is in place. The concurrency management system will measure the potential impacts of any proposal development permit or order upon the City's multimodal transportation network and the established minimum acceptable levels of service (LOS) for public schools, sanitary sewer, solid waste, drainage, potable water, and parks and recreation facilities. 8) Will the proposed use hove on adverse impact on housing and social conditions, including o variety of housing unit types and prices, and neighborhood quality? if no, why not? No. As mentioned earlier, "The Gatherings at Winter Springs" will be an age restricted (55+) condominium neighborhood within the Winter Springs Town Center. The proposed homes will be owned by individual buyers and not an apartment rental project. This fee simple ownership condominium design will break the current pattern of "for rent" multifamily developments that inherently creates a transient population. As noted above, "The Gatherings at Winter Springs" is not an assisted living facility (ALF), congregate care facility or independent living facility (ILF). The high-end quality of the development, amenities and pride of ownership will implement what was envisioned by the original stakeholder and creators of the Town Center plan. As mentioned above, all homes within "The Gatherings at Winter Springs" are intended to be Energy StarT"° Certified. The City of Winter Springs has a rapidly growing population that has limited housing opportunities for home ownership with maintenance free living. "The Gatherings at Winter Springs" provides a unique lifestyle that heavily focuses on amenities, walkability, neighbor interaction, and maintenance free living. The majority of the housing near the Town Center is either rental or homes with steps. "The Gatherings at Winter Springs" will contribute to a diversity of housing by creating something unlike anything else in the Town Center. 20-321(c) Town Center Special Exceptions (1) The city commission may by special exception waive strict compliance with provisions of this code in furtherance of promoting the town center policies adopted by the city. In granting a special exception, the city commission must find by substantial competent evidence that: a. The proposed development contributes to, promotes and encourages the improvement of the Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs Town Center regulations. The proposed Special Exceptions are to facilitate development for a portion of the subject property as an age restricted (55+) condominium neighborhood within the Winter Springs Town Center identified as "The Gatherings at Winter Springs." A determination has been made that the Winter Springs Town Center would be an ideal location to introduce this new community. The proposed homes will be owned by individual buyers and will not bean apartment rental project. Itis also important to stress that these homes are for 55+ active adult buyers and the community is not an assisted living facility (ALF), congregate care facility or independent living facility (ILF). All single level homes will be served by an elevator and will have open living spaces, private balconies, and 1 -car garages. Amenities will include a clubhouse, pool, pickle ball court, a pond, green space and walking trails. All homes within "The Gatherings at Winter Springs" are intended to be Energy Starr' Certified. Attached are exhibits showing the conceptual elevations and conceptual amenity renderings. These exhibits are illustrative only and have been provided to conceptually communicate the intended design and quality of "The Gatherings at Winter Springs" community. The applicant will work with City Staff and the applicable approval boards to further define the building elevations as the process moves forward to ensure a harmonious relationship with the Town Center. The City, through its collaborative effort with many local community stakeholders, policy makers and regional partners determined that this property was critical in helping implement the vision for the Town Center. This property has been designated T-4 (General Urban Core Zone) since the adoption of the Town Center District Code. Per the Town Center District Standards, the general character of T-4 consists of mixed-use but primarily residential urban fabric in a more compact area that is close to the core of the town center. A wide range of building types, both residential and commercial in nature, are found in this T-4 zone. "The Gatherings at Winter Springs" will been designed to implement to goals and policies of the Comprehensive Plan as they relate to the Town Center and to continue the land use pattern in harmony with existing Town Center development. The site will be thoughtfully planned to be self-sufficient in terms of the storm water design, parking, etc. but also open to interaction with the civic, recreation, retail and social amenities that the remaining areas of the Town Center have to offer. b. The proposed development will not have an unfavorable effect on the economy of the Winter Springs Town Center and complies with the economic fiscal impact requirements set forth in the City's Comprehensive Plan and Code. The community will be designed and is geographically located to take advantage of the adjacent retail, restaurant and commercial uses within the Town Center. It is envisioned that the homeowners will do a majority of their shopping, eating and recreating within the Town Center. There are no foreseen governmental fiscal impacts and the community is not projected to negatively impact property values. The Net Economic Benefits are: • Homeowners will be active adults that embrace walkability of communities. The high walkability in the Town Center translates into direct spending on goods and services within the Town Center. • Because the homeowners are age 55+, there will be no impact on schools. • Homes are individually owned, and therefore taxed as such. Average sales prices are projected in the mid 300's. At full completion of the Phase 1, net annual property tax generation is estimated at $378,000. (Based on $3,500 per home average). • Active Adult homeowners tend to drive during non -peak hours, having minimal impact on peak traffic congestion. • Privately owned and maintained internal roads, reducing the maintenance cost to the City of Winter Springs. c. The proposed development abides by all rules in this code other than those specially excepted. Special limitations apply to large footprint buildings (greater than twenty thousand (20,000) square feet); see subsection 20-324(9) for these limitations. Other than those special exceptions that are the subject of this application, the development abides by all rules in the code. d. The proposed development meets any reasonable additional conditions, restrictions or limitations deemed necessary by the city commission in order to preserve and promote the intent of the Winter Springs Town Center District Code. The applicant previously submitted a Special Except request for Residential, Multifamily use in the T-4 Transect (General Urban Core Zone) District of the Town Center. (Sec. 20- 323. — Permitted Uses). This request was approved by the Planning and Zoning Board on June 6, 2018. Subsequently the request went before the City Commission on June 11, 2018. The City Commission was unable to render a decision on the Special Exception request as it did not meet the procedural requirements. Specifically, the Town Center District Code requires that the public hearing before the City Commission shall be held no sooner than seven (7) calendar days following the planning and zoning board hearing. During the City Commission meeting, the applicant received a considerable amount of comments from the City Commission and the public. While some of the comments from the public were objections to the multi family use, there were many concerns expressed about impacts to view corridors and the aesthetics of Blumberg Blvd. For example, there were concerns that the building setbacks would impact the functionality and aesthetics of Blumberg Blvd. Having multi -story building(s) directly adjacent to Blumberg Blvd. would create a tunnel affect and negatively impact the linear park setting that currently exists. It was noted that multiple public events and festivals are held throughout the year along Blumberg Blvd. and proposing two ingress/egress points into the development would create traffic conflicts during those events. To accommodate and address the feedback received, the applicant has revised the conceptual site plan. The revisions to the plan address many of the concerns that were expressed. However, due to the conceptual site plan changes the applicant, along with staff, has identified additional special exceptions that are needed to implement the revisions to the plan. e. With respect to each waiver requested, the specific waiver shall comply with all of the following: 1. Is a result of special conditions and circumstances which are peculiar to the land, site plan, structure or building involved and which justify granting the waiver in the context of the overall proposed development being successful within the town center; As noted above, During the City Commission meeting, the applicant received a considerable amount of comments from the City Commission and the public. While some of the comments from the public were objections to the multi family use, there were many concerns expressed about impacts to view corridors and the aesthetics of Blumberg Blvd. For example, there were concerns that the building setbacks would impact the functionality and aesthetics of Blumberg Blvd. Having multi -story building(s) directly adjacent to Blumberg Blvd. would create a tunnel affect and negatively impact the linear park setting that currently exists. It was noted that multiple public events and festivals are held throughout the year along Blumberg Blvd. and proposing two ingress/egress points into the development would create traffic conflicts during those events. To accommodate and address the feedback received, the applicant has revised the conceptual site plan. The revisions to the plan address many of the concerns that were expressed. However, due to the conceptual site plan changes the applicant, along with staff, has identified additional special exceptions that are needed to implement the revisions to the plan. 2. Is the minimum waiver from the town center regulations necessary to make possible the reasonable use of the land, building or structure; Yes. The revisions to the plan address many of the concerns that were expressed. However, due to the conceptual site plan changes the applicant, along with staff, has identified additional special exceptions that are needed to implement the revisions to the plan. 3. Is in harmony with the general intent and purpose of the town center regulations; Yes. The high-end quality and design of the development, amenities and pride of ownership will implement what was envisioned by the original stakeholder and creators of the Town Center plan. 4. Will not be injurious or incompatible to the town center and any surrounding neighborhood or property; and No. Residential uses already exist within the Town Center and specifically in the T-4 Zone. The special exceptions that are requested will facilitate development that is in character with similar T-4 zones, as well as the overall Town Center area. "The Gatherings at Winter Springs" will be an age restricted (55+) condominium neighborhood within the Winter Springs Town Center. The proposed homes will be owned by individual buyers and not an apartment rental project. This fee simple ownership condominium design will break the current pattern of 'for rent" multifamily developments that inherently creates transient population. The T-4 (General Urban Core Zone) was created to implement the vision of the Town Center. The Town Center was carefully planned with density and intensity criteria to ensure there would be no adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. The high-end quality of the development, amenities and pride of ownership will implement what was envisioned by the original stakeholder and creators of the Town Center plan. 5. Will not create a public nuisance or be detrimental to the public health, safety, and welfare relative to public services including water, sewer, surface water management, police, fire, parks and recreation, streets and traffic patterns, public transportation, marina and water ways, bicycle and pedestrian facilities. The T-4 (General Urban Core Zone) was created to implement the vision of the Town Center. The Town Center was carefully planned with density and intensity criteria to ensure there would be no adverse impact on public services, including water, sewer, surface water management, police, fire, parks and recreation, streets, public transportation, marina and waterways, and bicycle and pedestrian facilities. As part of the review for development, the City and applicable agencies will utilize the concurrency management system that is in place. The concurrency management system will measure the potential impacts of any proposal development permit or order upon the City's multimodal transportation network and the established minimum acceptable levels of service (LOS) for public schools, sanitary sewer, solid waste, drainage, potable water, and parks and recreation facilities. The Gatherings at Win ter Spfings Conceptual -For Illustrative Purposes Only — Final Design TBD Conceptual -For Illustrative Purposes Only — Final Design TBD Conceptual -For Illustrative Purposes Only — Final Design TBD Town Center District Transect Map Special Exception Area �. 1 a ,� aa . r- f r tr. � 1� r1 T! �� - r.t, ti is FS •# L .ir titi'. s ! •4� ,�� � T ti +4 -Town Ce nter DIstrl ct Code — Transe ct Lege nd T1 (Natural one) T4 (Genera I Urban Zone) T5 (Urban C enterZone) CIP (CIW CIPUbli C ur. PROPERTY OWNERS WITHIN 150' aJ PARCEL: 2620305AROB000190�� PARCEL: 2620305AROB00028B OGS OWNER. SEMINOLE COUNTY OWNER: TIITF/GREENWAYS & ��, SCHOOLBOARD TRAILS OVIEDO SPRING HAMMOCK ADDRESS: E 434 SR, WINTER f ADDRESS:, WINTER SPRINGS FL SPRINGS FL 32708 32708 /. < 28 PARCEL: 2620305AROB000280 27.0 1 OWNER: KMF Al WINTER SPRINGS LLC KLINGBEIL CAP MGMT LTD ADDRESS: 150 BEAR SPRINGS DR, WINTER SPRINGS FL 32708 PARCEL: 2620305AROB00028A OWNER: TIITF/GREENWAYS & }� TRAILS OVIEDO SPRING HAMMOCK ADDRESS:, WINTER SPRINGS FL n PARCEL: 3620305SG00000060 r OWNER: DEVON ORLANDO/WSTC LLC ~ f ADDRESS: LEW BLUMBERG BLVD, WINTER SPRINGS FL 32708 ~ 1.o 7v 9 Subject Property 5.6 ` PARCEL: 2620305AROB00030A OWNER: TIITF/GREENWAYS & TRAILS OVIEDO SPRING HAMMOCK � ,ADDRESS: 1300 BLUMBERG BLVD, �f f � .. � RLu.3 fi`� �P WINTER SPRINGS FL 32708 PARCEL: 3620305SG00000020 zr� PARCEL: 3620305SG00000030 OWNER: CIG TUSKAWILLA PARK 4 1, OWNER: DEVON ORLANDO/WSTC LLC pt.LLC ADDRESS: LEW BLUMBERG BLVD, ADDRESS: 154 TUSKAWILLA RD, 5a� WINTER SPRINGS FL 32708 dg WINTER SPRINGS FL 32708 c PARCEL: TFUCT F 2620305AROA000050 ° OWNER: CITY OF WINTER SPRINGS 6'°s ADDRESS: TUSKAWILLA RD,° WINTER SPRINGS FL 32708 [ PARCEL: 31203130000300000x`4 OWNER: TIITF/SEMINOLE CO OVIEDO- r� SPRING HAMMOCK TRAIL l9 ADDRESS:, WINTER SPRINGS FL 32708 PARCEL: 2620305AROBOOOOU3 OWNER: SEMINOLE COUNTY DEV ocxsT CO LLC ADDRESS: 150 TUSKAWILLA RD, WINTER SPRINGS FL 32708 q - 1..06101\ a:all :i1I1l1yey9 Property Record Card Parcel: 26-20-30-5AR-OB00-028E Property Address: 141 BEAR SPRINGS DR WINTER SPRINGS, FL 32708 y Seminole County GIS Legal Description Value Summary Tax Amount without SOH: $19,809.52 2017 Tax Bill Amount $7,145.17 Tax Estimator Save Our Homes Savings: $12,664.35 Does NOT INCLUDE Non Ad Valorem Assessments PT OF LOTS 28 29 & 30 BLK B DESC AS BEG 333.41 FT S 71 DEG 24 MIN 38 SEC E OF NW COR LOT 28 RUN S 71 DEG 24 MIN 38 SEC E 533.01 FT SELY ON CURVE 244.59 FT S 26 DEG 28 MIN 45 SEC E 237.47 FT SELY ON CURVE 111.53 FT S 71 DEG 28 MIN 45 SEC E 253.56 FT SELY ON CURVE 17.87 FT S 59 DEG 55 MIN O5 SEC E 40.83 FT SLY ON CURVE 47.12 FT S 30 DEG 04 MIN 55 SEC W 261.86 FT SWLY ON CURVE 10.29 FT S 69 DEG 24 MIN 02 SEC W 53.25 FT N 60 DEG 43 MIN 32 SEC W 136.29 FT N 1 DEG 24 MIN O5 SEC W 498.39 FT N 18 DEG 35 MIN 55 SEC E 137.55 FT N 71 DEG 24 MIN O5 SEC W 293.20 FT N 200.02 FT N 83 DEG 31 MIN 22 SEC W 105.03 FT N 71 DEG 24 MIN O5 SEC W 162.54 FT N 18 DEG 35 MIN 55 SEC E 325.13 FT TO BEG (12.303 AC) BLK B D R MITCHELLS SURVEY OF THE LEVY GRANT PB1 PG lazes 2018 Working Values 2017 Certified Values Valuation Method Cost/Market Cost/Market Number of Buildings 1 1 Depreciated Bldg Value $161,828 $152,501 Depreciated EXFT Value $1,400 $1,400 Land Value (Market) $1,054,152 $1,054,152 Land Value Ag $471,535 Just/Market Value" $1,217,380 $1,208,053 Portability Adj Fire Fund Save Our Homes Adj $745,845 $746,217 Amendment 1 Adj $0 $421,035 P&G Adj $0 $0 Assessed Value 1 $471,535 1 $461,836 Tax Amount without SOH: $19,809.52 2017 Tax Bill Amount $7,145.17 Tax Estimator Save Our Homes Savings: $12,664.35 Does NOT INCLUDE Non Ad Valorem Assessments PT OF LOTS 28 29 & 30 BLK B DESC AS BEG 333.41 FT S 71 DEG 24 MIN 38 SEC E OF NW COR LOT 28 RUN S 71 DEG 24 MIN 38 SEC E 533.01 FT SELY ON CURVE 244.59 FT S 26 DEG 28 MIN 45 SEC E 237.47 FT SELY ON CURVE 111.53 FT S 71 DEG 28 MIN 45 SEC E 253.56 FT SELY ON CURVE 17.87 FT S 59 DEG 55 MIN O5 SEC E 40.83 FT SLY ON CURVE 47.12 FT S 30 DEG 04 MIN 55 SEC W 261.86 FT SWLY ON CURVE 10.29 FT S 69 DEG 24 MIN 02 SEC W 53.25 FT N 60 DEG 43 MIN 32 SEC W 136.29 FT N 1 DEG 24 MIN O5 SEC W 498.39 FT N 18 DEG 35 MIN 55 SEC E 137.55 FT N 71 DEG 24 MIN O5 SEC W 293.20 FT N 200.02 FT N 83 DEG 31 MIN 22 SEC W 105.03 FT N 71 DEG 24 MIN O5 SEC W 162.54 FT N 18 DEG 35 MIN 55 SEC E 325.13 FT TO BEG (12.303 AC) BLK B D R MITCHELLS SURVEY OF THE LEVY GRANT PB1 PG lazes Taxing Authority Assessment Value Exempt Values Taxable Value County General Fund $471,535 $50,500 $421,035 Fire Fund $471,535 $50,500 $421,035 Schools $471,535 $25,500 $446,035 City Winter Springs $471,535 $50,500 $421,035 SJWM(Saint Johns Water Management) $471,535 $50,500 $421,035 County Bonds $471,535 $50,500 $421,035 Winter Springs Bonds $471,535 $50,500 $421,035 Sales Description Date Book Page Amount Qualified Vac/Imp SPECIAL WARRANTY DEED 5/1/2005 05789 0941 $100 No Vacant PROBATE RECORDS 2/1/2003 04719 1663 $100 No Vacant Find Comparable sales Land Method Frontage Depth Units Units Price Land Value http://parceldetail.scpafl.org/Parcel Detail lnfo.aspx?PID=2620305AROB00028E 1 /2 1to] 0G\W�=ITIM9WZ.Vl016111W-11:Z01.1111a1Yey9 ACREAGE I 0.00 0.00 12.1 $87,120.001 $1,054,152 II Building Information Is Bed/Bath count incorrect? Click Here. # Description Year Built Fixtures Bed Bath Base Area Total SF Living SF Ext Wall Adj Value Repl Value Appendages Actual/Effective 1973 11 1 SINGLE 4 2.5 2,185 3,438 2,585 SIDING $161,828 $212,931 Description Area FAMILY GRADE 3 UTILITY 80.00 FINISHED BASE SEMI 400.00 FINISHED GARAGE 743.00 FINISHED OPEN PORCH 30.00 FINISHED Permits Permit # Description Agency Amount CO Date Permit Date No Permits Extra Features Description Year Built Units Value New Cost PATIO 2 7/1/1973 1 $800 $2,000 FIREPLACE 1 7/1/1973 1 $600 $1,500 http://parceldetail.scpafl.org/Parcel Detail lnfo.aspx?PID=2620305AROB00028E 2/2 BOUNDARY SURVEY ALSO BEING ALTA / ACSM LAND TITLE FOR m CERTUS LLC - WINTER SRRIN0S TOWNE CENTER IN NAL SECTION 26 -TOWNSHIP 20 SOUTH- SITE RANGE 30 EA§T CITY OF WINTER SPRINGS, 4 SEMINOLE COUNTY, FLORIDA iti fit VICINITY MAP NOT TO SCALE Legal 'DescrlptiOn LEGALCDESCRIPTION (AS WRITTEN BY SURVEYOR) Parent Tract Legai DeB,aription: A portion of Lofs 29 .,d 30;'0. R. MifcM1 Loke Jessup os per plat thereof as S4ervey NOteS: (PROVIDED BY OTHERS FOR REFERENCE) acortl f Boo f [he b c Recaras j. 5 County, b fcu ae:orb a rolmwak i) C SURVEYOR INE -E R 0FLORIDA g MAPS R A pori on of Lots 28 29 and 30 D R MR -11'. II S sy of the Levy GFont on Lake asap p ' BEE the o! as recorded H Plat Boak t t' N'rthwsst corner AT LIE 28 EN. Mitelell s Surve f the Lev Grant oc ' ok J 2) BE RN AD BASED R 1, Poge 5 of the Publ c Records of Sem nate County Flordo' bang mor p R Marty dB -i ed tis foilowe. plat fh f rd d r Plot Book 1 Itq 5 f IF. ''- b c E -d. of Sem'na a County FI Id d S 11 ' 9ontli a tar 4 2 he South GR ON L J SECONDSTRE A ' SEB BA HER. C ]124 3e ANT K BOON 1. EASE 5. ASSUMED AS Commence of the Northwest comer of Lot 28 D R M t h II 5 y f lM1 L y G t o ssup os per p at thereof as fcortled L . 2 Book 1 Poe 5 f I Publ c Records of Gemnole County Flord d n SautF 71 VBj East 'long the North Ilne of sold Lata and 29 and the South rghl of way Ile of Second Street for o tl t f 33341 Lt h POINT OF BEGINNING, thence dist RIE, 4.0 Eat along s d an feat to poi t tang t ve Southwesterly tevng o tanCTS gent be g f 5 Uth 65}728. t nd a }) AS LAND WIT PRINARY COVIDANCE 11 s. N NT WOODED URIS IOTION WE WERE NOTEp DELINEATED N ue SouM ]15438 E f along sad Ing RIF o dstance of 53301 f t i 1 ve S kF .t.Hy hoving a radius of 35000 feet th d p t g sod N.Hh Ir a BE Lots 28 and 29 and the South rght of way ne Second Street Soukheaslsrly tF f K d khrough 14'4155" for ORK EOUESIEO TO BE SURVEYp AS APART .1 IF P J EGI tangent be lIg of S ih 653]28 East and a AOID. of 35¢00 feetAlg Id Na+tM1-II f Lots 28 antl 29 one the oaf and run ala g curve o central angle of dlatance of 91.84 feet to 11, PO 5. lheosiery Dong tM1 �) n'O South Night of way U., of Second Street. antl run Southeoafedy Dong t PH sea n; h q frdl Doge of 39'0843 faro AT. F.. of 24459 feat to the Pont of Tangency thence N n South 262845 E t dl t feet ta'. Pont of Curvature concave Sauthwesie. y n 358. f i d 8 rd beo g f 5 h E' u Southeast o ong the ar t gh rel angle Bf 24'2640" SEA BB ore dBER 152. HAVE BEEN LOCATED EXCEPT IH SE SHOWN HERB N. R OJENT REOUEs1 ve NF. d h ' a Fad us: of 142.00 feel and o central doge 44].00 th 5 lh sBE 2 along EF.of s i f tl . f 111 53 feet to the Palnt of Tangency, thence run d ce f 253.58 to the Pont of Tangen y t' S t 26284 Eask a d'f- A of 23] 4], feel B f Polnl of Curvature antl Fa g a 114200 feet and e t gl. f 450000 th curve c."" 5) EAB TM Y6 N E GOBNTT THERE MAYCT NOT E LC RECORD .,r ve 5 herly and gh . a tangent be of SbutF ] ASO, DR 7. RNU­ of 8200 feet;. thence ouMeasterlynolon9ufhe .racof s tl th gh a central ¢ogle of 12'29'09' f a tl f 1] 87 f t t thI III f AlNortheasterly un Southeaaferly aong the arc of sodt. E.., l; hely on' 6) E PE➢GRA 000 INSURANCE RATE MAP Tag 93 a of 4083 feet to a Po'ni of Cury q ourve: W rly n aving a. rad Nay - c of cold curve tFFou9h a central laf 90'tl0100 f dl t e d4],12 bear ng f oatF ]2'24 4 E t and'rotl 9 ¢200 £eeF th ng tF (FIR )ON 19i1]r<dt, EFFECTIVE➢ATF i TEM6ER_ie 206] g GI of fe f T h S h 30V45 W song h qi f y l of T k II R d (I ry thrdu h I e F 1229 09":for d t ce rrf 1].8] feet fonthe P t f Toc'genay E South 55 t ter tl BADa THI DP SS {E 'HAS A: OETERBNED BASE FLODD ELEVAPON OIT.TSb O THF,£Otl v CO. 20NE. B Iky ) o S. 1 f .-91.88 hP rt n§ stlld:-ry W Y ?.e . Ip th N th ly a of P _el 6 as - radius f 3.,00 t't ,e Fun Southey ong iFe x -e. ld F a th-gh a aer5s dh§)z m J�OuyD `,to, ..P: , , p LEW Y d rded 0 d Boak 4164, Poga 1552 of the Putil R ca.{Is Of -Gem ole Oauhty, _;Fld/ida S,, fFe : following courses from o Point of Curvature of o curve concave NorU tarty and ho:Vn9 0 odlus"af 15.00 feet thence a tlieta➢ce of 4].12 feat t0 lne Po'M': of T g cy, shar e run South'30tl455" Weat slang the Westerly rlgFt. of >) N FeR'IE yUq8,CrOF PpaPit WPS: PR BY IHE-ED YOR PE CLIENT REQUEST IE'LED ikGGRiPi10N FA EPR BE \VAS PEONOED BY CLIENT AND tun Southwesterly along the arc of sod curve through o central angle of 39'19 0]" for o dfat na, .1.10, 29 Leet to the Point df Tangency way'! ne of Tuskaw Io :Road (formtry)Br n A r f' .. d' t f 26 f t F de IT ng sA[d right , pR EO OT bLfE85 ANU (v9, PLATED PER EON FOR INFbR1AAi DNAL PURPOSES: thence run South 69'2402" West for a dls[aace of 53.25 Meek; thettce North 60'43'}2" West far 4letonde of 136:29 feel; thanes North ]12405° We t f defence f 49839 feet thence departng II N ""'y Inc p m 6 na I t8 bud y I' of o` way d Fud dlo g tM1 N rtherly ll f P EIa p th W dnty Deed as record d Off 1 R r11 Book ESP Page 1552 of the PublE "K.- of Sem n.10 County Flortla for the following co Fses, from a Point of Cu t f rl anrg f 1 eei, DR.— run - t ong a Parcel 4 as per th W sty Oaea a detl n Offcal Record, Book 4 56 P g f 0428 f H8 Pelf R tl f 5 C - y, thea f Id tF gh antra gl f 39 9m ante df 1 f t. o th p t fery FI d 1 th f Ito g fve (5). cou nce run North 18'3555 E t f tli t nee f 5 G - N rth ]12 t Edlatance of 293.20 feet, thence run North 00'0000° West for o dlstonce of 20002 feet, :hence A.Uh E_ 22 West, o dsidnces B Tangency, t- run 3 th 6 2402'. W t f d farce f 5325 f et; th N th 6C'4332 A- for a dlstonce of 13629 fee., thence North 712405 Wesl " c dstocce of 498.39 feet, H..ce d p rt'ng sad 10503 *eel' IN- N N 124G5' W t o dlstonce of 16254 feet t, p i E k Ny t of p h W Deed a corded In Off�c al Records B.ok 4423 Poge. 1]9] of the Publl R c of 5 e GBanty ,Flo d0; thence run Northam -I.Ty ce u0 Blong th b d y IS f. 1 4 p, F W y d a iK Ofi FN Recortls Book 4056, PagB 0428 Nbl" R-; 7 of Semn.e C y, ForlNA DR,- run North 18'3555'rFaAt .long sold Eatery ne for a d lt-K, f 325.13 feet to the POINT CF BEGINNING. ' 18'35'55° E. for o tli,tonce dt 909.48 feeteto a pant on lM1e aforesaid South right-of-way line of Gecontl Conform 1230 Acr more or ass. - - Street and to the POINT OF BEGINNING.- -- - Conte ns 6.48 Acres, m or less - sUPoQNDE CCAwaxY y EaQ xs1BExF Abbreviation Legend: Reference Materials: Q xTwLExwrBrs x;Symbol Legend:.. E s.ALE FPEcnvE UAlrAuslro-r]zao>ew 1/_ - CEAT,R HE Il C11111 -AILVENT 0 HA RAD RA, , DSALCT o. ri ta]s N oFLIJAGEMENT "IF I'll I p _ CIIIN LIE LEE" ANNE DRON Tal R UNBER m DnTEFORSARES BY GU_R - F AN MIN111 RAIM IGINFLEY All" 11 ANI 1ENGF1 ;LGEO AIS- ROAD I 111R 5 C EP... ak PPA Pnc �' 0 4/n/1Bnz FOR SiAIE R N0 F NaLE GW"TEDNttNE " SEv. I) PP _ O _ DA. (BBEHLA su cT NO -H- NF RugnaNAL.FTIC� - .PCC SAN ARY SE R 1.1A.10 E E_E- C ^P IN s ^ ` D _ _ PO'. G. nbY Nv: - IN. RT U L V A. - Wi -. 1H - AAN'H^LE SIU LLCIRc ® L _�..AI PAPUA NCTLb; _. =rT Rac LEC -. as If>IDIX OF SHITS Line Legend: ,e INHb F11 In s�L` cH v., ,Fill. POWER AND LGH- DRAINAGE MArEHD_ ENb - ND ' SEE-. -ILL .T.NI _ ( ...) r' o�NOASY SHEET --ss d E r n- UA ASEAN, L L - bL ,y .. -. I- 414 .bvTre TE .oN .uF - o FGOT Nc , IL1IQIAL LINES T - $urveyorrs Certification: -. inn vE= Ac AL pIIIFRF,E ,. - - DF D� 1 6D E � ( - - e.I rP ARE An N c a E BAN t U _ RANIE 3C IASI D BECTON 'Il _N cL111 CUT _INFLE TELPIUNEIT LBR §: FICTION 6 v nE -TIA II N LIF rvar 111MMSIBI.d .1 ­Ht.1 ALTA 4c * Y RAE 7 .A _ T _ FcJ _ LEF _ FICENCE1 P11-1 _ sC 1LE - W Eo I Y o cudry rnss eandsur texmedt s F, .. /Dw ON ' ' T WS w - - - cLEIHIIII BLDG, Nc y R k TEFILUNED wA1E> sp NKPR A ARE IVIN 111 -= I'll -ID TRAFFIC LINES A/,, SIDEMALI tom rmnne eRro b�+m HU, mn ADICANE1 PTAIFI I I INFS I p s'"IH 1e - -Rlr :R u0x 1NE s: M,v RI. DIA- CANHOLF NOTE:_4fs:-OCT --BEEF ] f 16 tiYl/ BF Ux_' _ _ ALL THIS SURVEY IS NOT VALID 1NTHOOT SHEETS j THROUGH 2 OF 2 I P Fartls i POINT OF COMME—ENTPARENT - - INT OF SEGINNINGP PER ER \ PAOE TRA 1 R 35800' \ / e \ 6EAR/NO 0-14'41'55. O l 9 PARENT TRACT F-- 5 J6 f( M) Ce9 85'16'59"E (O5e)0 _ TA ENT BEARING- R t� 5653728 a39V8543 ✓ ^� i .v / �\ —N 460307 W F\ �, C=239 H6 'W s rym ru+ ANOENT DEARINO FIAT—Pn SIS-7.26"E(D) v„ _ SUBdECi PARCEL \ A 35tl O0' 1152.71' \ 1CD N.Ia0420 11 B 3 5^� 0 51 mh -sTA ANIK T� N rva3 �y°�wM) i T we zee Ps se l .IIAIIIA R. �" l Z w \ I/ ZfiaIM M ! �` \ _TA (.) OVERAIT =8 TA` 2 R e2p0 R ego' \ \ f 1 �:�a 9"\ �I i A1 11 L. 1793 „ s n� 45" OB -N -0 B -N 9e No Ca=Nfie l9. N655s'10'W CHIC=17.93 C 17.90' Tll / o 560'0 �. L4C.63 E 1'16 E(M) 1 \ q O ^_RALL CURVE DATA R -142.00(M) R -14200(D) \ L L-111 63 T / L^ ALL CURVE DA OVER DATA 1 1` e p ° •� ��to=io ar // 1( foo, �44'S959' fi t" 2 25 \ �' CP=54B59'5el !>-45V0 00 CB 5485995E - / (0) (M) L ,L p�/ _\ q _ .r_ / F C9-N491729"E 8=N48'S1125"E AIT ..r =AS .. / OF 1.. -L vv uC5 5. d..! .0 .T1' -I f\T \ ��53.25'(M) b- M1 41411 353 M) lAT LY4J.02 >101a i M90tl000 0-1-11 09=9145505 CB N14'5f'19'W H <� i �,� // / /� 8 RIBIANT (vn01q I i 2 _ - GRAPHIC SG41h',•+ ... ._ >� I 'may/ S 48 OJ W(a). 33 aa- � �, ,r.: c/ EDJl Z K.) 11 �O Qhs l- n u, V m Q rn • J \ / j o / 661 O ^_RALL CURVE DATA 1 1` e p ° •� ��to=io ar .EP Ha 29.Dz"w(D) DR IT_ �. - 2a 23�Ow 139}B 17" 37'21'45 i 69 (M) _\ q _ .r_ / F C9-N491729"E 8=N48'S1125"E AIT ..r =AS .. / OF 1.. -L vv uC5 5. d..! .0 .T1' -I f\T \ ��53.25'(M) 6,1 n 41411 AIII J FEE RIF 1� 11 H 2 _ - Dr_ c/ EDJl Z A �O Qhs l- n u, V m Q rn • J \ / j o / 661 Sheet No. Z I� 01 `VT / THIS SURVEY IS NOT VALID WITHOUT SHEETS 1. THROUGH 2 OF .. of 2