HomeMy WebLinkAbout1999 09 13 Regular Item A
COMMISSION AGENDA
ITEM A
September 13. 1999
Meeting
Consent
Informational
Public Hearin
Re ular X
MG~PT
uthonzatIon
REQUEST:
City Manager requesting the Commission to receive an update on the current status on the
Winter Springs Town Center by developer Mr. Rohit Joshi, to discuss certain issues related
to the development of the Town Center, and to consider approving a new revised Exclusive
Negotiating Agreement with Joshi and Associates of Florida.
PURPOSE:
The purpose of this agenda item is for Joshi and Associates to provide the Commission with a
progress report on the Town Center and to consider approving a new revised Exclusive
Negotiating Agreement with Joshi and Associates of Florida.
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.3167(1l)F.S. states "Each local government is encouraged to articulate a
vision of the future physical appearance and qualities of its community as a component of its
local comprehensive plan. The vision should be developed through a collaborative planning
process with meaningful public participation and shall be adopted by the governing body of the
jurisdiction" .
Policy 3c under Objective A of the Traffic Circulation Element of the City's Comprehensive Plan
which calls for the creation of a "Town Center" to serve as a primary civic, business and service
focus for the City". In 1995 the City Commission approved the preparation of a S.R. 434 Vision
Plan that would include a "Town Center".
COD/September 3, 1999/11 :43 AM
SEPTEMBER 13, 1999
REGULAR AGENDA ITEM A
PAGE 2 of4
CONSIDERATIONS:
· The City Commission on March 16, 1999 voted to enter into a ninety (90) day Exclusive
Negotiating Agreement with Joshi and Associates of Florida. The Agreement permitted Mr.
Joshi to conduct feasibility studies on approximately 898.7 acres of land in the proposed
Town Center and other properties. The agreement expired June 16, 1999.
· On May 10, 1999, Add-On Agenda Item G was approved by the City Commission
technically extending the Exclusive Negotiating Agreement until June 15,2000 and
modifying the language to add clauses recommended by the City Attorney. The added
language stated that the Developer has the property under valid contracts.
· The Extension Agreement, although approved by the Commission, apparently was not
acceptable to Mr. Joshi and as a result the original Exclusive Negotiations Agreement was
never modified or extended and expired June 16, 1999.
. Currently there is no binding agreement between the City of Winter Springs and Joshi and
Associates.
· The first reading of the Town Center Design Code was approved on May 10, 1999. The
second reading is scheduled for September 13, 1999.
· On July 15, 1999 Schrimsher Properties notified the developer that the land purchase contract
with Mr. Joshi has been terminated.
· On August 9, 1999, Mr. Joshi explained that he was reducing the scope of the project to deal
exclusively with the acreage owned by the Blwnberg's and Kingsbury's, and that he felt he
could move these properties to development rapidly. Mr. Joshi produced extensions of
Letters of Intent with the Blumberg's and Kingsbury's.
· Consideration of approval of a revised Exclusive Negotiating Agreement with Joshi and
Associates was deferred until September 13, 1999.
COD/September 3, 1999/11 :43 AM
SEPTEMBER 13, 1999
REGULAR AGENDA ITEM A
PAGE 3 of4
The Commission needs to resolve the following issues:
Issue 1: Does the Commission desire to enter into a new Exclusive Net!otiatinl!
Al!reement for a period of time terminatinl! on December 1. 1999 to allow Mr. Joshi
to complete due dilil!ence on the Kinl!sburv and Blumberl! property?
Mr. Joshi will be present to make his case for a new agreement.
Issue 2: H the Commission al!rees to a New Exclusive Nel!otiatine: Al!reement with
Joshi. does the Commission desire to continue allowinl! Mr. Joshi to utilize city
office space. telephones. and staff assistance while completinl! due dilil!ence under
the new 8l!reement?
This is still being reviewed with the Tax Assessor's office.
RECOMMENDATION:
Exclusive Net!otiatinl! Al!reement: Staff is recommending that Joshi be provided a new
Exclusive Negotiating Agreement terminating December 1, 1999, to provide Joshi and
Associates with an opportunity to complete due diligence on the Blumberg and
Kingsbury properties only.
In-Kind Assistance: Staff is recommending that Mr. Joshi continue to be provided office
space, telephones, and staff assistance during the due diligence period if the Commission
decides to approve it.
ATTACHMENTS:
A. Revised Exclusive Negotiating Agreement with Joshi and Associates of Florida.
B. Exclusive Negotiating Agreement with Joshi and Associates dated March 15, 1999.
C. Notification of termination letter from Schrimsher Properties to Mr. Joshi dated
July 15, 1999.
D. Blumberg property Letter ofIntent Extension.
E. Kingsbury property Letter of Intent Extension.
F. Schrimsherletter of August 13, 1999.
G. August 16, 1999 Joshi and Associates letter of response to Schrimsher letter of
August 13, 1999.
COO/September 3, 1999/11 :43 AM
SEPTEMBER 13, 1999
REGULAR AGENDA ITEM A
PAGE 4 of4
COMMISISON ACTION:
COD/September 3, 1999/11 :43 AM
SEPTEMBER 13, 1999
PAGE 1
EXCLUSIVE NEGOTIATING AGREEMENT
This agreement dated September 13, 1999 is hereby entered into
by and between the City of Winter Springs herein referred to as the
"CITY" and Joshi and Associates of Florida herein after referred to
as the "DEVELOPER" pursuant to the terms and conditions as set
forth herein. The parties hereby agree as follows:
RECITALS
WHEREAS, the CITY desires to effectuate the plan of a
phased development of the real properties located within the
Project Area and more specifically identified as approximately
43.40 acres. The exact description of said properties is attached
hereto and marked Exhibit "A". The proposed Development of the
Neo Traditional Town Center for a High Intensity Mixed Use
Development will include commercial, retail, offices, parks, single
and multi family residential, recreational, entertainment, dining and
hotel facilities or as otherwise be agreed upon by CITY and
DEVELOPER, and
WHEREAS, the CITY and DEVELOPER desire to enter into
this agreement in order to set forth the rights and duties of the
parties during the Exclusive Negotiating period.
NOW, THEREFORE, the parties agree as follows:
1. The CITY and DEVELOPER agree that this Exclusive
Negotiating Agreement (ENA) shall expire on or before
December 1, 1999 with the full understanding that during the
contract period the parties to this agreement shall negotiate in
good faith to prepare and execute a Development and Disposition
Agreement (DDA) or alternately an Owner Participation Agreement
(OPA) relating to the development of a first quality, state of the art
technology advanced Mixed Use Project on the above described
real property in conformation with the design guidelines and district
codes of the CITY.
2. During the period while the ENA is in effect, either
party may terminate this agreement for just cause by
providing written notice of termination by certified mail return
SEPTEMBER 13, 1999
PAGE 2
receipt requested stating the reason or reasons for
termination.
3. Developer WILL PROVIDE THE city with at least the
following, prior to execution of a DDA:
a. Land Acquisition Package that includes purchase
of at least one hundred (100) % or more of total
land required for initial phase of Development.
b. Letters of Intent from specialty retailers, hotels,
restaurants, commercial offices and other users
indicating their participation in the initial phase of
Development.
c. Architectural drawings and design layout
depicting the Proposed Master Plan of the subject
site and its' initial phase.
d. Preliminary engineering, construction and
development schedule.
e. Preliminary approval from all applicable
government agencies supporting the proposed
Master Plan and its initial phase.
f. The property valuation, appraisal and other
considerations shall be negotiated during cost
analysis.
g. Pro-forma of income and expense,
predevelopment funding budget and construction
cost analysis.
h. Financial Commitment for the purchase of
properties, land loans, construction and
permanent loss.
4. The CITY agrees not to negotiate with another
developer for the area described in Exhibit "A" during the period the
ENA is in effect.
SEPTEMBER 13, 1999
PAGE 3
5. Neither this agreement nor any interest herein may be
assigned or transferred voluntarily or by operation of law without
the written approval of the CITY.
6. The CITY shall not be liable for any real estate
commission or any broker fees which may arise from performance
of this Agreement by the parties, or any other predevelopment
costs generated by the Agreement.
7. The DEVELOPER is required to make a full disclosure
to the CITY of its principals, officers, stockholders, partners, joint
ventures, employees and other associates and all other pertinent
information concerning the DEVELOPER and its associates.
8. A detailed description of DEVELOPER'S
predevelopment expenses and interim loans will be provided upon
request.
9. In order to expedite an early completion of this project,
the CITY will offer non-monetary assistance by fast tracking
permits and provide assistance for infrastructure, design and land
assemblage. The CITY upon request by the DEVELOPER will
evaluate the benefits of placing the properties and the proposed
project in the Redevelopment Agency (RDA) or Economic
Development Agency (EDA) sphere of influence if applicable
government laws permit. Such placement of the project will enable
the use of tax increment financing or other means of assistance
based on the needs of the project in order to help make the project
economically feasible.
10. The CITY agrees to provide office space, telephones
and staff assistance to Mr. Joshi while the ENA is valid and still in
force.
11. If the negotiations culminate in a development
agreement signed by the DEVELOPER and the CITY, such an
agreement will become effective only after and if the agreement
has been considered and approved by the CITY after the public
hearing and approval of the CITY COUNCIL.
SEPTEMBER 13, 1999
PAGE 4
IN WITNESS WHEREOF, The parties
have executed this agreement as of the date first written
above.
CITY OF WINTER SPRINGS
JOSHI & ASSOCIATES
OF FLORIDA
BY:
BY:
Ronald W. McLemore
City Manager
Rohit Joshi
Chairman
/ I
/
~
EXHIBIT A
18.0
24.B
.,.
c7
o
tit
SHAWNEE TR
{" F'iiV~~~.liOLE
,-,:it ...... .;tt1~., ~~ .
p~!hiE'. S
.. ... ~~ ..'-
7.0
12.0 6.0
13.0 BLOCK A
16.0 ~.O
9.0 EB
EB 1.0
15.0 10.0 J.O
11.0
:':'j,
17.0
21.0
EXCLUSIVE NEGOTIATING AGREEMENT
This agreement dated March 15, 1999 is hereby entered into by and
between City of Winter Springs herein referred to as "CITY" AND Joshi and
Associates of Florida herein after referred to as "Developer" pursuant to the
terms and condition as set forth herein, hereby agree as follows:
RECITALS
WHEREAS, the CITY desires to effectuate the plan of a phased
development of the real properties located within the Project Area and
more specifically identified as approximately 898.7 acres. The exact
description of said properties is attached hereto and marked as Exhibit "A".
The proposed Development of the Neo Traditional Town Center for a High
Density Mixed Use Development, Green-way interchange and State Road
434 areas will include commercial, retail, offices, parks, single and multi
family residential, recreational, entertainment, dining, hospitality,
conference and convention facility components, or as otherwise be agreed
upon by CITY and DEVELOPER, and
WHEREAS, the CITY and DEVELOPER desire to enter into this
agreement in order to set forth the rights and duties of the parties during
the Exclusive Negotiating period.
NOW, THEREFORE, the parties agree as follows:
1. The CITY and DEVELOPER agree for a period of ninety days (90)
from the date of the agreement that the parties execute, the parties may
mutually agree to three (3) additional thirty (30) day extensions with the
understanding that the parties to this agreement shall negotiate in good
faith to prepare and execute a Development and Disposition Agreement
(DDA) or alternatively an Owner Participation Agreement (OPA) relating to
the development of a first quality, state of the art and technology advanced
Mixed Use Project on the above described real properties in conformation
with the design guidelines and district codes of the CITY.
i\1arch 15, 1999
Page 1
2. DEVELOPER willprovL1.~ tile CITY with at lease the
following, prior to execution of a DDA:
a. Land Acquisition. Package that includes purchase of at least
fifty (50) % or more of t{)('~!.land required for initial phase
of DeveLopmeo t."
b. Letters of Intent from specialty retailers. hotels.
restaurants, commercial offices .and other users indicating
their participation' in tue initial phase of Development.
c. Architectural dravt'ings ~W(~ design layout depicting the
Proposed Master. Plan of ch(~ subject site and its' initial
phase.
d. Preliminary engin.eering; ::::Qi.lstruction and development
schedule.
e. Preliminal-Y approval ff():ii:; all applicable government
agencies.supportill.g the p~:oposed Master Plan and its'
initial phase.
f. The property \'aJuation,:~lp'praisal and other considerations
shall be negotiated durio1!. H1C negotiating period.
g. Pro-forrna of income andi ~xpcnscs, predevelopment funding
budget and con.struction (03t analysis.
h. Financial COtnm.itmcllt fu;- &he purchase of properties, land
loans, construction Rnd !!(~nllunent loans.
3. The CITY sholl n~gotiH~C ('..I\elusively with the
DEVF:LOPER and no othcl' [Jtlr'l)" <In.~<;lg the term of this Agreement.
4. Neither this lI(;reCII1Cnt W"', llll)' interes( Ilcrcin may be
nssigl\cd or trnnsfcn'cd vollln~arily 0; iJ)' operalion or Illw without the
writtell :1()provlI( of Ole (Try.
March 15, 1999
Page 3
5. The CITY shall not be liable for any real estate commission or
any brokers fees which may arise from performance of this agreement by
the parties, or any other predevelopment costs generated by this
agreement.
6. DEVELOPER is required to make full disclosure to the CITY of
its principals, officers, stockholders, partners, joint ventures, employees
and other associates and all other pertinent information concerning the
DEVELOPER and it s associates.
7. A detailed description of DEVELOPER'S predevelopment
expenses and interim loans will be provided upon request.
8. In order to expedite an early completion of this project, the
CITY will offer non-monetary assistance by fast tracking permits and
provide assistance for infrastructure, design and land assemblage. The
CITY upon request by the DEVELOPER will evaluate the benefits of
placing the properties and the proposed project in the Redevelopment
Agency (RDA) or Economic Development Agency (EDA) sphere of
influence if applicable government laws permit. Such placement of the
project will enable the use of tax increment financing or other means of
assistance based on the needs of the project in order to help make the
project economically feasible.
9. If the negotiations culminate in a development agreement
signed by the DEVELOPER and the CITY, such an agreement will become
effective only after and if the agreement has been considered and
approved by the CITY after the public hearing and approval of the City
Council.
MARCH 16, 1999
PAGE 4
IN WITNESS WHEREOF, the parties have
executed this agreement as of the date first written above.
CITY OF WINTER SPRINGS
JOSJI & ASSOCIATES
BY: .' E4~./1/J/r! .14,
onald W. McLemore
City Manager
BY: ~~~
Rohit Joshi
Chairman
ORLANDO METROPOLITAN AREA
DEVELOPMENT PROJECTS
WINTER SPRINGS, FLORIDA U.S.A.
PHASE I:
Neo Traditional Town Center
Primary Property - High Intensity Mixed Use Dcvelopment
. Schrimsher Properties
. Kingsbury Property
. Blumberg Property
. McDonald's Property
125 acres
17.4 acres
26 acres
1 acre
Secondary Propcrty - Mixed Use - Adjacent to Town Centcr
. Plant Property
+ Parker Property
. Springs Land/Jessup Shores
167 acres
27.3 acres
26 acres
PHASE II: Greenway Interchangc Office/Commercial Park
. Casscells Property
. Winter Park Land Co.
250 acres
91 acres
PHASE ill: State Road 434 Multifamily Dcvelopment
+ Schrimsher Properties
168 acres
SHUTTS & BOWEN LLP
ATTOIINEYS AND COUNSELLOns AT LAW
IA "AHTNEHSIIII'INCI.lJI>INC "IH)FESSIONALASSOCIATIONSI
RECEIVED
Jut 2 9 1999
20 NOHTII OHANCE AVENUE
SUITE WOO
OHI.ANDO. FI.OHIDA 321101
TELEPIIONE 14071 42:1.3200
I'ACSIMII.E 1407142~.1l:l1!;
CITY OF WINTER SPRINGS
community Qevelopmelll
July 15, 1999
Rohit Joshi
Joshi & Associates
9300 Wilshire Boulevard - #470
Beverly Hills, CA 90212
VIA: FEDERAL EXPRESS
and
Rohit Joshi
Joshi & Associates
1126 East State Road 434
Winter Springs, FL 32708
VIA: FEDERAL EXPRESS
NOTICE OF TERMINATION
RE: AGREEMENT OF SALE AND PURCHASE dated May 5,1999 by and between
SCHRIMSHER LAND FUND 1986-II, LTD., SCHRIMSHER LAND FUND III,
LTD., SCHRIMSHER LAND FUND V, LTD., SCHRIMSHER LAND FUND
VI, LTD., (collectively the "Seller") and ROHIT JOSHI, doing business as
JOSHI & ASSOCIATES, ("Purchaser") (collectively the "AGREEMENT")..
Dear Mr. Joshi:
The purpose of this letter is to formally notify you that the Seller has elected to terminate the
Agreement as a result of the Purchaser's default under the Agreement by failing to deliver to the
Escrow Agent the Second Earnest Money Deposit in the amount of $950,000.00 on or before July
1,1999.
Sincerely,
SHUTTS & BOWEN LLP
,
..
Michael 1. Grindstaff
:\:.~ ~.1l.:1\~ 1:\:.;
FonT '-^lJDEHIJALE
1.();-':D1)~j
;\.11"~1I
OlU.A?'\!)O
::\L1..1'\ll./\SSEE
\VEST ?AL:-1 BEACH
Rohit Joshi
July 15, 1999
Page 2
cc: Michael L. Matkins, Esq. (VIA: FEDERAL EXPRESS)
Michael A. Schrimsher (Via Facsimile: 407/648-9230)
ORL95 121279.1 - LKF
'-"...... ......... JJ
........;...'-J...
'-J"-,-,, ......"-.~.....
~..:...
l"'U_~l(.IO
VUL
Telephone (207) 374-5243
Lewis and Juanita Blumberg
Poot Office Box 304
Blue Hill Maine 04614'
Fax (207) 374-2855
August 17, \999
Joshi & Associates
1126 E. SR 434
Winter Springs. Florida 32708
bear Mr. Joshi:
This will oonfU1lJ tlw Letter oftntctrt executed on March 29, 1999 by and between Joshi &
ksociates and Lewis and Juanita Blumberg shall bo extended to October 1. 1999. at which time
. the final purchase contract shall be rocecuted.
Lewis Blumberg
Date-J/I?/qc;
ate r: 117 /17
Date 2/ \ ':1-/~4
@
Joshi & Associates
August 12,1999
Rohit Joshi
Joshi & Associates of Florida
1126 East State Road 434
Winter Springs, FL 32708
Dear Mr. Joshi:
This letter is to confirm the Letter of Intent dated March 29, 1999 is in full force and
effect for purchase of property by Joshi and Associates.
Sincerely,
'- "
a~ ~#~
P? June Kingsbu .
..~.~.
Laverne
1126 East State Road 434
Winter Springs, Florida 32708
Tel. (407) 327-5985
Fax (407) 327-4753
SCHRIMSHER PROPERTIES
JPtJBCCJE1f\\TJEIQ)
AUG 1 3 1999
VIA - FACSIMILE 246-0482
August 13, 1999
CITY OF' .WINTER SPRINGS
City Manager
Mayor Paul P. Partyka
City of Winter Springs
1126 East State Road 343
Winter Springs, FL 32708
RE: Status Report on the Town Center Development from Rohit Joshi received by the
Commi~iOIl on August 9, 1999 (Informational Agenda Item A)
Dear Paul:
Pcr thc City Manager's request, the purpose of the above agenda item was "to give the
Commission an update on Joshi and Associates progress with development of the Town
Center." Considerations stated were that "recent newspaper articles have suggested that Joshi
and Associates are having substantial difficulties with development of the Town Center. Mr.
Joshi desires to address these issues with the Conunission."
The Exclusive Negotiating Agreement (ENA) between Mr. Joshi and the City was executed
on March 16, 1999, according to the City's press release and the date on its signature page.
Five months have passed and Mr. Joshi's report reveals what the City has to show for it. The
90-day period of the agreement expired on June 14th and if the City has granted all three 30-
day extensions, they will cxpire in four weeks on Scptember 12, 1999. Mr. Joshi incorrectly
stated that the initial period ran from April to JuLy 1, 1999, and that the extensions run from
August to October 31, 1999, skipping the m~mth of July completely and extending the
= ~^"piration date by 49 days.
According to the press release, Mr. Joshi was "to conduct feasibility studies for the
development of a 900 acre planned conununity" and this project was to "include the Winter
Springs Town Center and other properties located along State Road 434 between Central
Winds Park and State Road 417, the Greeneway." Has this been done? The ENA included
an Exhibit "AU which identified the particular properties, tota.li.qg 898.7 acres. Phase r includes
169.4 acres of primary properly that would become the "NeoTraditional Town Center - High
Intensity Mixcd Use Developmeilt" and 220.3 acres of secondary property for "Mixed Use -
Adjacent to Town Center" for a total of 389=7 acres.
t;I'K) f: '....:;, I :t.)I( j:...;,...... I )11.....1. .... ~':I ,,11" I( j{) ,. to,: 'I J'\I'.;t"W,l. ':I.ly. ll'_ll". :)~~tl:J:. ~. ;:.....-: !.1l)'.I1 f~.:.;; :';.'::., , Cj/;Fl;:;:.=. j.t';'J"J\ _::.:~j "/{/eX1
Mayor Paul Partyka
August 13, 1999
Page 2
According to the ENA, Mr. Joshi "will provide the City with at least the following, prior to
execution of a DDA (Development and Disposition Agreement)" on the initial phase:
a) Land Acquisition Package - purchase of at least fLfty percent (50%) or more of total
land (50% of 389.7 acres = 194.85 acres)
b) Letters of intent from specialty retailers, hotels, restaurants, commercial offices and
other users
c) Architectural drawings and design layout depicting the proposed Master Plan
d) Preli.m.inary engineering, construction and development schedule
e) Preliminary approval from all applicable government agencies supporting the proposed
Master Plan
f) Property valuation, appraisal, etc.
g) Pro-forma of income and expenses, pre-development funding budget and construction
cost analysis . _
h) Financial commitment for purchase of properties, land loans, construction and
permanent loans
If Mr. Joshi has provided the City with any or all of the above) please make these materials
available to those of uS whom it may concern.
Has Joshi and Associates made ufuU disclosure to the City of its principals) officers,
stockholders, partners, joint ventures, employees and other associates and all other pertinent
information" as required by the ENA?
Has the City requested that Mr. Joshi provide a detailed description of his pre-development
expenses and interim loans as provided in the ENA? Has he provided these?
RE: Land Acquisition Analysis
-
--:Mr. Joshi stated that "he could buy land near Disney for $40,000 p.er acre" and that we were
asking too much for our property. However, his own hand-out materials show that:
1) He is paying the Blumbergs only 5~ per square foot less than our price and he is paying
the Kingsburys $1.55 per square foot more.
2) The blended rate for aU the properties was only 9q. per square foot more than our price.
3) The blended rate of Kingsbury and Blumberg is 53(,!. per square foot higher than our
price. '.
Obviously, his remarks arc absurd. $3.23 per square foot equals $140,841 per acre. Why would
he pay 3 1/2. limes as much for land in Winter..Springs as he would for land near Disney if the
land were truly comparable? Our property ,ind the Kingsbury and Blumberg properties are
all 7.oned COlTllllcrciaJ.
Mayor Paul Purtyka
August 13, 1999
Page 3
RE: Land Sales Analysis
What kind of "shopping center" does Mr. Joshi propose to build?
· $331 per square foot is a low price for a shopping center site. Mr. Kingsbury was under
contract for $4.25 per square foot before which is why Mr. Joshi has agreed to pay him
that price.
· 250 apartment units on 15 acres is only 16.67 units per acre which is not high density.
$6,000 per unit is a low price for apartments, which results in a low price for the land.
· Using 55 acres for an International School Dormitory is a waste of valuable commercial
land, resulting in a very low price.
· We have no way of evaluating the 12 acre figure for infrastructure because no
information is provided.
· Was Mr. Joshi unaware that a 900 acre project or even a 200..- 400 acre project might
require a DR! or take a Couple of years to complete? We "acquired this property
between 1985 and 1988 so it is difficult to be sympathetic with his cost of holding the
land (interest carry) for two years.
Mr. Joshi's proposal to use the 41 acre Kingsbury I Blumberg parcels for a shopping
center (9 acres), apartments (15 acres), ALe (6 aCJ;'es) and offices (10 acres) leaves no
room for the Hickory Grove Park or anything else contemplated in the Town Center
ordinance. 41 acres is less than 5% of 900 acres.
· Mr. Joshi notes that his analysis does not include the NeD-Traditional Town Center.
How interesting! Why is that?
Despite all the talk and preferential treatment, there seems to be no real evidence of progress
and Mr. Joshi is indeed having substantial difficulties with development of the Town Center.
Sincerely,
- SCHRIMSHER PROPERTIES
-:
~A:~
Michael A. Schrimsher
MAS/wlp
cc: Deputy Mayor Cindy GcnncU (via - fncsimilc- 699-9430)
Commissioner Michad S. Blake (via .- facsimile - 366-41 T/)
COlnmissioncr Edward Martinez, Jr. (via - facsimile - 977-7606)
Commissioner David W. MeL,cod (via - facsimile - 679-5655)
Commissioller I(,obert S. Miller (via. - facsimile - 327-4753)
i I~' 1 , ':
\
- EASEMENT DECbtBAJ10N \ "8-
(M ,. NiJE 11M)\
\ \ ~
\ , \ \
\ ' \
\ \
\ \
\ \
\ \
\ \
\ \ - ~'-"
\ \ ~\i
\ \ I!
\J I
~o \
,
,
,t~' ,:'t
,
.
\
:l
,\
I
I
I
I
I
I
I
I
I
N~
'"
y.
I t;
~I!;
/'iN\' 'I
\V
\
'It
\
\~
4
.
p
";.:'
~!
~~
~G
i---
L.J~
.~
N ~"'~:U"
-. _ 171./1$'
--
OMRONIIENTAL LJNE
4
,---
,
,
,,\
,
,,'
.- --
-"
_ ... .t~'5I
~...
I
-
--
~IOQO 1fNCE
~
.....
,
,
~,~
· I
I
AlPHlLT
,
I
"
\
\
CONSERVATION EASEMENT
(D.R. 16lU, PAGE 1 J,)
--
-- --
-
--
--
,
-
--
- -
t<<XJFDJ CONf).
W.F. CART SHACK
F.F. EJ.EV,......IJ
I
.., r:v 49.0'
. ... u.Q,~ ';ciI
~ ~ 8c~C\'1~ ~
,.., St.~ ~ --
- ~J'-
---
......J.~ ----
-----'----
~~
~ .,....l/Q.. -- ---- . --
~~___ _- N
~ :1'"
frAO ~ ENVIRONMtNTAL UNC ClNTERuNC Of
~ CREEX~
. ~ IN. ~.
1!"f:.M.P.S J
\
\
\
LANDSCAPE CONTRACTOR NOTES:
1) H ~ CONlRACTOR IS RESPCNSIIU FOR WAlHTAIINO. .. FUU... AU. ~OSCAPE
PLANTING NCAS. UNa 1HE JOI IS ACCIPTED IN FULL BY K OMIt ... N.J.' WEANS
WA1ERING. PEST -CONl'ROL. UULQtlHG. MCMNG. fERlWZlNC Nf:) ArsrT1llG lRUS THAT ARE OUT OF PLUMB.
2) THE ~1RAC1OR IHAU. OOMP\DELY OUARANlU ~lNSt PUNT MA'YERIAL
FOR A POIOD CALENDM 'f[M BEGllNNItG ON 1HE 1M . OF t CCMPLElION.
IAKYT~ ~~' PWO' REPLACEMENlS SHALL IE WADE Y AND AT NO ADOmONAL
3)~. SHALL. STAKE THE LOCAlIONS 01 AU..JUNT MATERIAL N#lJ PLNmNG
LId". toR- BY 1HE LANDSCAPE MOIlECT AND 0MJl
4) ~ TOR SHAL.L K>.SIIONSB.E f'OR VERIF1CA1ION OF AU. IRTTEN PLANT
10 NlIATIOMOF1HE wall(. If THE [VENT THAT 1HE PLANS CONTRADICT THE
PI.AH~ PUNS RULE.
5) THE .CCNlRACTOR -..w. I[ F'AMlJAR MTH N#lJ N:l:SPT H EXISllNC SllE CONOf1IClNS
MOR r 01 1HE WOIK. IMV VAlIA 1ION F'ROM 1tC SPICIP1m WOfI( SHALL. IE THE
e) ~ CON~I V~ I:' FOR LOCAtlNC AU. UNDERGROUNo U1IJ1IES.
~ ..-~ olllEll 0I.EClS ..... _T IE DAIlAC!Jl
7) 1'HE 1HE CONlRACTOR IHAU. tiE RESP~ to WAKE AHY AND. ALL NECESSMY REPAIRS TO
OAMA<< IV tIS WQRK AT NO ADbI11ONAL. CCST TO THE o.a OR l.NGSCAPE ARCHI1ECT.
8) THE LANOSCAPE.~~ .. IEPONSaE FOR OIT"'O AU. NECES$ARY PDlUITS.
N#lJ F'0I.L0Wt0 IU. L.OCA CClDES PERTAINING to 1HE ~ DURING 1HE'Q)URSE.
r:I HIS WQN(.
,.,",
+. ~
I'iN\
.
N r't~~,'W
--~.
,.
~
.-a-
-
/- .
- . 'f=1::::-
/!\~
~
,
A$1'HM.1
~---
"\
~\
,
('-UcJr
-- ... --
-
(ii;\ ~'/iA\
\ \..!..I \t!) \!..I
~
\.!:!./
. . . .
1 l
)
- I. -
~ ~~
/...~
'J~
l<t~=;'l
A~/
'I
1 \ \
l
J
i
u
,f'fdtlWJ
r
-
)
"",Y ~ -
~ ::..7." -
~
I
-----J
-
tQ\
\!!.I
i
, ~oF. I (;) I~
I J 'J'4tII..".7I ;w!1:C
1 /D'\ I'Q\ I . . . :.. .
~\U 1\!9 N ~: 1FJa
~. !ll:t' '1 .
~ .
ASPfoW.T
I ~~.
k
~
Cl
Ol)
--~
- . --...;;;;: ~
ON
ILi:'\
\ij
6ii\
\eI
I I
t ..
30
j
16
It
o
I
,
\"
-
ORMNG AANGE
CONe. OR
, '" NO RANGE PAD
'"
-
,.
,.
,.
,.
J
~'-.:::::
,
60
I
'"
_N~4'17-W '6'.21:.._
I
,... 10' WIDE POWER EASEMENT
(O.R. 'O'S. PAG~ ()(U.4)
. -
">'y,a -
..~
I
............... ~
.
."'C _ I
-=-~
- - /'f'lI: IV -
~~.....w_
I~
~I
!~~~
O'
~
~-
--
- j'- - -,
~ ~ lIV.K ....,.
-
i
H
I ONE STORY
CLUBHOUSE. 0/1:,'-
ANo REStROOf.f~ES.
. '. __ F.F.EUY.-41.~
~
\!!I
'-we;
I
I
I
~
I
)
\
-
-
~
~I
~
'+. "..,,,,,,,,,,..-,.,",,
:!i~'~~"_'i" .""[':';~";
~', I.,u' ':.'.'_"'. .
I
:t
30
I[ ,
GRAPHIC SCALE
,. - 30'
tiN\
\.V
IfCC. t/2'.R.
'" (t..&.)
........ --
~ ~
j '\t- )
_ J
'20
I
.
~~~
~', V
~
~~ 'I
(> -""", ~ ~~.
T/~
SELEClI\€L Y PRUNE TO MAINTAIN FORM
.
.
~
~
PROVIDE AGRIFORN FERTlUZER TABLETS AT
THE FOlJ.Ov.1NC RATES: 15 CALIS TABLETS;
JO GAl... 11 0 TABLETS 65 ~/is TABLElS. OR
ONE TA8LET PER EAQt 1/T or lRUNK DlAWETER.
REINFORCED RUBBER HOSE
ORANCE MG ABO~ lURNBUa<l.E
110 GAUGE YME WITH GALVANIZED
TURNBUCKLES AT THREE LOCA lIONS
(120' APART)
MINIMUM 2- MULCH
6- SOL SAUCER
TURN BACK BURLAP ONE THIRD IF BALlED tk
BURlAPPED. REMO~ SYNniElIC BURlAP COWPLETEL Y.
2-x"- X 2'-6- P.T.P. WOOD STAKE
FlUSH WITH GROUND,
PLANlING SOIL MIX - 1/3 SAND. 1/3 PEAT.
1/3 TOPSOIL. CONTRACTOR TO SUBMIT
AHY PROPOSED SU8SlIlUlE FOR APPROVAL.
PRO\1OE CLEARANCE AROUNO
ROOT BALL OF 12- ON ALL SIDES
AND 6- ON BOTTOM.
II ~I
1'0
,
TfEE PL.ANTINQ DET AL
NOT TO SCALE
~~,~~
.Af'l.-, ~ -..~
.!?' II - . , _ , , ,;I.
I11p~ , .J" ~ -. , ,., ItI
., ,,-.,- ~ - .
~ . ~
SELECnVELY PRUNE TO MAINTAIN FORM
PROVIDE ACRIFORM FERnUZER TABlETS AT
THE F0l..1.0WlNG RATES: 15 GAL./~ TABlETS ,
JO GAL./10 TABLETS. 85 9AL./15 TABlETS. OR
ONE TABLET PER EACH 1/2- OF TRUNK DlAJ.tElER.
REINFORCED RUBBER HOSE
11 0 GAUGE WIRE FROM CENTRAL TRUNK
TO THREE STAkES
THREE 2- x 2-x 8' P.T.P. STAKES
MINIMUW 2- WULCH
6- SOIL SAUCER
TURN BACK BURLAP ONE THIRD If BALLED .
BURLAPPED. REWOVE SYNTHETIC BURLAP COMPLElEL Y.
PLANlING SOIL MIX - 1/3 SANa. 1/3 PEAT.
1/3 TOPSOIL. COHlRACTOR TO SUBMIT ANY
PROPOSED SUBSllTUlE FOR APPROVAL.
PROVIDE ClEARANCE AROUND ROOT BALL
OF 12- ON ALL SIDES AND e- ON BOTTOM.
-
rJ
,-
~~ ,4- '/
'~v /
......
UUl.. 11- TRUNK TREE PLANTING DET AL
NOT TO SCALE
;':':';};~:f):~'.:'}:"
PRO\1DE AGRIFClRtII (110-10-5) FERTILIZER
TABlETS AT THE ~\. ..... ,"AlES:
3 GAl.../ 2 TABLETS: .. . . .....
~ .,:. -'......,.:~.;.,....:.:.,,.:t
~. t/'~. ClEAAANCE AROUND
-.r/ s _ BOTTOM}
2- MULCH,...tww - DO NOT CO'V'ER MAIN STEM
\\0
SET TOP OF ROOlBALL 1- A80~ FlNISH GRADE
12. MlNIUtAt DEPlH OF PlANlINC SOL MIX
IN SHRU8/GR~ PLANlINC BEDS.
Pl.ANTlNG SOl. .. - 1/3 SAND. 1/3 PEAT,
1/3 TOPSOIL CClNlRACTOR TO Sl&tIT
ANY PROPOSED SlIISlITUlE FOR APPROVAL.
8I-RJB AN:) GROlNXX)VER PLAN11NQ DETAL
l '
NOT TO SCALE
PLANT LE<3END
OlJANlITV &x SVW80l
OESCRIPnON
mt
10' - 12' TALL.
8'-8' SPRD.
2 1/2- CAL. MJN
SPACINC
0'
o
"
A/S
CANOPY TREES
QlQCUS )\1RGINIANA
(U'tt: OAK
A/S
QV
8'x8' MJN.: FULL
1.5. CAL. t.tIN/WULn
8M
UNDERSTORY TREES
UGUSlRU.. JAPONICU..
(UGUSTRU" lREE)
a
LJ
S
8
HEDGE - IWOO.. ANISA 1UM MIN. 30- HT. x
(ANISE) - SEE NOlE BELOW 18- - 24- SPR.
, 38. O.c. TtP.
3 GAL
Ii ~
AN _
~' @
'" -
COLOR TO~~C~B~OYttD 4" :::'~FW.
10" O.c. TtP.
8
182
<\f,!OUNOCOVER- URlOPE 7-10 PIPS MIN.
~ GIANT FULl / 18" HT.
GROUNDCO~- RAPHIOLEPIS MIN. 12- - 15- HT. x
INOICA JaA' 15- - 18- SPR.
SOD (ST. AUGU5nNE-FlORATAW)
SlENOTAPHRU.. SECUNDA TUM
'FLORA TAW'
2' O.c. TtP.
1 GAL
30" o.c. TtP.
3 GAL
1IQilLWD TO COVER ALL
FREE OF 15 DIS1UR8ED "
" Of . RENOVATED AREAS
S.f'./T.B.D.
.. 60D
.
~ ,fU I)CItTMII.....1'1 ....T _ ~ IITW B<tJWeADD ANI) I'U.~ U1N ... LAYIIIt (JIJ .... aA*....,..
fIIWJ1 TIUt( TO....... TO ~ r>..... CUM. CClNt11U:TIClN ~
*DIa. ,fU fIS.AHT ~ ....T K4~ c:rrT' AN"""" ... .- .-J'AL., ~
til2JIi NIDCIII tMALL ... TO ~ ..- ..t>>n' AN:> ~ QItACITY ~ 12 ~ AN:> _ I"W'frMel) A.T 'M4T
...-.r.
!IKZIIIl mtUJ1'ICN. A.NJ. Y ALIT(:lt1.4T1C U~~.l1ClN .,..1W'1 ~.. ... ~ Me IG""ir~ IITW A
1'1CM'NM __,..... CILIAM ~ _~.
M:ZlIl .-eM fIIL.ANI'Ie ... .w.L .. A. ....... (JIJ .' UCII ANI) 1'U.0C> TO A. i::lP1w (JIJ 2" tT'Y'P.l
*ZJI& ~..T v..... CN Atlr ~1'rIC>>W. NGlIIND ~ -.YCltC IM4T..1WQIIN CN twit fI'LMoL
,~. IDCIITMII1Ma TO ~ - ~ TO ~ 01' CIVL fILAfle PQR 8r'eC_ C'1"YfIIC4)
,~ ~'*..... TO" ~ -..... TO IUIlI'IeY 01' eM&. PL.-. f'ClI' ...CIa ~
':'"
~ ~ ~~
::)
! ....... a't
0 ......'t
<b I rl
~ ~Q)
..(:;: ~ ca
1) ~~~~
a.. ~~ <:)
. <b :8~
0 E\::
~ tj~ )(
:I o ~ ~
~~~~
2 ~...... ~ 8
t) ~~
~~~~
/:
~
..~ ~
i'~
r~
i~
.BI
~S2
z
<(
...J
Q..
W
~.
o
~
z
<(
,...J
.~
CJ)
~
~!
8~!
'i
ii
. !C 8s
Ifm
~i
~
)... ~ I~' .
Iq ~
~ .....:
~
~ ~ I
!
E I ,.
j
, ;1
~
~ i!'l
~
4"
~~~I~.", ~ !t ~
,CI)CI)::)~ C)~ ~~~
SCALE: 1- . JO'
DA 7E: 3/9/i9
DRAtw: TOM PETERSON
CHEcKED:TOM PETERSON
FILENAME: WSGCl4.0WG
JOB NO.
99067
SHEET
L-1
@
Joshi & Associates
MEMORANDUM
Date:
Ronald W. McLemore, City Manager
Rohit Joshi, Joshi & Associates (fj
August 16, 1999
To:
From:
Ref:
Response to Mr. Schrimsher's letter to Mayor Partyka dated
August 13, 1999.
1. ENA
Since the execution of the ENA I have initiated predevelopmenf,oanalysis
starting April 1, through July 1, 1999. This schedule relates to land
assemblage contracts. I was negotiating purchase contracts with the
property owners during the month of July so that the following three (3)
months will be actively used for specific engineering and architectural
planning.
a) I have provided the city with all the land acquisition critical mass
required per ENA during the first ninety days.
b) I have provided the city with Letter of Intent, Interest and Contracts
for various Users and Developers.
c) I have submitted an architectural rendering and design layout of the
900-acre Master Plan.
d) I have submitted a "Bar Chart- Time-Line" Schedule of the Town
Center Project.
e) The City Commission, City Manager and I have conducted several
meetings with County officials and in-house city staff for
govemmental approvals during the ninety- (90) day period.
D No appraisals have been ordered. I have relied on previously
conducted appraisals.
g) I have submitted to the city pro fonna of cost/income and budgets.
h) I have submitted to the city Letter of Intent from financial institution.
i) Joshi & Associates is dba Rohit Joshi.
1126 East Stale Road 434
Winter Springs. Florida 32708
Tel. ('107) 327 .5985
Fax (rl07) ]27 -'1 753
Page 1 of 2
2. Land Sales Analysis and Design
a) Kingsbury/Blumberg Site: The reason this assemblage works
economically is because most commercial frontage can carry the high
cost burden. This is only a 40-acre small site.
b) Schrimsher Site: The reason this site economically will not work is
because no development plan can afford::!: 200 acres at all commercial
value of $120,000 per acre. The site is not capable of absorbing all
commercial use. However, the frontage can easily afford the asking
price but not the entire site.
c) I am not building the shopping center. The preferred developer will
build per acceptable codes.
d) Shopping center developer has agreed to pay such prices because 1)
tenants can only afford such rents on NEC, 2) interest carry to hold
the property until it is developed at NWC, and 3) higher than. normal
construction costs, rent and fee abatement, and financial incentives
to tenants for initial phase of their leases.
e) A reputable apartment builder suggests the type of development from
his demographic analysis.
f) Fifty-five acres of International School may be inadequate for revenue
stream but it may be a good use for the area Town Center and
proximity to school.
g) I am fully aware of DRl process, however, until a development team's
report and negotiations with the County are conducted, I cannot
determine the timeline.
h) Analysis of users and Revenue of NEC is preliminary and will be well
defined during next few months.
i) Neo Traditional Town Center facing Tuscawilla Road will be developed
by me as a developer not a Master Planner so that the project is
guaranteed immediate construction.
fn conclusion, I can only verify that I have completed the first ninety- (90) days
of ENA initial inspection period and have started focusing on detailed
development plans. It is fairly evident that Kingsbury jBlumberg properties can
open doors to Town Center Project and as I proceed to market the development,
Schrimsher properties will also demonstrate its viability provided the pricing
and schedule timing can be accommodated.
F'aQ8 2 of 2