HomeMy WebLinkAbout2000 04 10 Public Hearings D First Reading - Ordinance 2000- 10 Land Use Element Of The City's Comprehensive Plan
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COMMISSION AGENDA
ITEM D
Consent
Informational
Public Hearing X
Regular
April 10, 2000
Meeting
~
Mgr. /
Authorizati n
REQUEST:
The Community Development Department - Planning Division requests the City Commission
hold a public hearing for first reading and consideration of Ordinance 2000-10 adopting the large
scale comprehensive plan amendment (LG-CPA-1-99) that would create a Future Land Use Map
designation "Town Center" and add goal, objectives, and policies to the text of the Land Use
Element of the City's Comprehensive Plan (Volume 2 of2).
PURPOSE:
The plan amendment is intended to establish a Town Center in the Comprehensive Plan that
would allow creation of a "primary civic, business, and service focus for the City".
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.3184(15)(b) F.S. which state: "The local governing body shall hold at least
one advertised public hearing on the proposed comprehensive plan or plan amendment as
follows:
1. The first public hearing shall be held at the transmittal stage pursuant to
subsection (3). It shall be held on a weekday at least 7 days after the day that the
advertisement is published.
2. The second public hearing shall be held at the adoption stage pursuant to
subsection (7). It shall be held on a weekday at least 5 days after the day that the
second advertisement is published."
CDD/Apri13, 2000/2:04 PM
APRIL 10, 2000
PUBLIC HEARING AGENDA ITEM D
Page 2
CONSIDERATIONS:
. In 1997, The S.R. 434 Corridor Vision Plan outlined a "Town Center" located around the
intersection of S.R. 434 and Tuskawilla Road.
. Policy 3)c. of the Traffic Circulation Element the City's Comprehensive Plan refers to
the "creation in the undeveloped central area of Winter Springs ofa primary civic,
business, and service focus for the City".
. The City Commission has approved a Town Center concept Plan prepared by Dover,
Kohl & Partners.
. A specific Town Center Vision Statement has been included to set the framework for the
development of the Town Center, as is encouraged by 163.3167(11) F.S.
. The Local Planning Agency, at its November 3, 1999 and November 24, 1999 meeting
recommended the City Commission transmit the Town Center large scale comprehensive
plan amendment (LG-CPA-I-99) to the Florida Department of Community Affairs for its
review and comment (ORC Report).
. The Florida Department of Community Affairs (DCA) has issued its ORC Report (see
attached) and has complimented the City noting: "The effort put into the proposed
Town Center is evident, and once developed should provide the City with an attractive
focal point." Only two (2) technical issues with the proposed Town Center land use
designation were raised by DCA
FISCAL IMPACT:
None
FINDINGS:
. The proposed future land use change from "Mixed Use" , "Commercial", "Rustic
Residential", "Conservation", "Recreational" and "Public Buildings", to "Town Center
District" in the subject area is compatible with surrounding land use designations, since the
land on the south side of S.R. 434 opposite the subject land is FLUM designated
"Commercial". On the north side of Orange Ave. are areas designated in the county
enclave as "Suburban Estates" and "Conservation". The Town Center will be compatible
with these designations since the City's Central Winds Park, the Winter Springs High
CDD/March 31, 2000/]:29 PM
APRIL 10,2000
PUBLIC HEARING AGENDA ITEM D
Page 3
School, and the single family subdivisions, Tuskawilla Trace and St. Johns Landing
provide an appropriate separation from the higher density/intensity development of the
Town Center to the south.
. The comprehensive plan amendment is compatible with the other elements of the City's
Comprehensive Plan
. The comprehensive plan amendment is compatible with and furthers elements of the State
Comprehensive Plan, in Chapter 187 F.S.
. The comprehensive plan amendment is compatible with and furthers elements of the East
Central Florida Comprehensive Regional Policy Plan.
. The Florida Department of Community Affairs (DCA) has issued its ORC Report (see
attached) and has complimented the City noting: "The effort put into the proposed Town
Center is evident, and once developed should provide the City with an attractive focal
point." Only two (2) technical issues with the proposed Town Center land use designation
were raised by DCA.
STAFF RECOMMENDATION:
Staff recommends the Commission hold a public hearing for first reading and
consideration of Ordinance 2000-10 to adopt the large scale comprehensive plan
amendment (LG-CPA-I-99)
IMPLEMENTATION SCHEDULE:
The ordinance would take effect upon notification by DCA in its "Notice of Intent" to find the
comprehensive plan amendment consistent with the State Comprehensive Plan, Regional Policy
Plan, and the City's Comprehensive Plan, approximately June 14,2000.
ATTACHMENTS:
A. Ordinance 2000-10.
B. ORC Report and Response to ORC Report.
C. Town Center Large Scale Comprehensive Plan Amendment Transmittal to DCA.
COMMISSION ACTION:
CDD/March 31, 2000/1:29 PM
ATTACHMENT A
ORDINANCE NO. 2000-10
AN ORDINANCE OF THE CITY OF WINTER SPRINGS, SEMINOLE
COUNTY, FLORIDA, RELATING TO COMPREHENSIVE PLANNING AND
THE CREATION OF THE TOWN CENTER; SETTING FORTH AND
ADOPTING COMPRE-.:IENSlYE PLAN TEXT AMENDMENT
REFERENCED AS LG-CPA-1-99 WmCH SHALL AMEND THE
COMPREHENSIVE PLAN BY ADDING GOALS, OBJECTIVES, AN
POLICIES RELATING TO THE CREATION OF THE CITY OF WINTER
SPRINGS TOWN CENTER; PROVIDING FOR THE AMENDMENT OF THE
FUTURE LAND USE MAP BY DESIGNATING CERTAIN REAL
PROPERTY LOCATED GENERALLY AT AND AROUND THE
INTERSECTION OF TUSKAWILLA ROAD AND STATE ROAD 434 AND
LEGALLY DESCRIBED HEREIN AS 44TOWN CENTER"; PROVIDING FOR
THE REPEAL OF PRIOR INCONSISTENT ORDINANCES AND
RESOLUTIONS; PROVIDING FOR SEVERABILITY; PROVIDING FOR
INCORPORATION INTO THE COMPREHENSIVE PLAN; AND
PROVIDING AN EFFECTIVE DATE AND LEGAL STATUS OF THE PLAN
AMENDMENTS.
WHEREAS, section 163.3161 et. seq., Flo~da Statutes (1987) established the Local
Government Comprehensive Planning and Land Development Regulation Act; and
WHEREAS, section 163.3167, Florida Statutes, requires each municipality in the State of
Florida to prepare and adopt a Comprehensive Plan as scheduled by the Florida Department of
Community Affairs; and
WHEREAS, section 163.3167(11), Florida Statutes, encourages local governments to
articulate a vision of the future physical appearances and qualities of its community; and
WHEREAS, the City Commission of the City of Winter Springs previously retained the
services of several planning consultants, consisting of Dover, Kohl & Partners, Gibbs Planning
Group, Inc., and Michael Design Associates, Inc., to study and recommend a master plan for the
development of a Town Center within the City of Winter Springs; and
WHEREAS, the planning consultants developed a written Winter Springs' Town Center
Master Plan, dated March 23, 1998 ("Town Center Master Plan"); and
WHEREAS, the City Commission of ilie City of Winter Springs hereby adopts the findings
and conclusions contained in the Town Center Master Plan by this reference for purposes of
supporting and justifying the Town Center Comprehensive Plan goals, objectives, and policies and
future land use amendments adopted pursuant to this Ordinance; and
WHEREAS, the City Commission also finds that the City does not currently have a Town
Center to which the citizens of Winter Springs and Seminole County can congregate for a variety
of family and community oriented activities and recreation; and
WHEREAS, the City Commission further finds that a Town Center will create a stronger
sense of community in the City of Winter Springs and that the Town Center will serve to satisfy a
City need for creating more public places where people can congregate for community and family
oriented activities and recreation; and
WHEREAS, pursuant to, and in furtherance of, section 163.3167(11), Florida Statutes, the
. City Commission of the City of Winter Springs, through a collaborative planning process with
meaningful public participation, desires to create a Town Center by adopting the comprehensive
plan policies, goals, and objectives and future land use map amendments stated herein (LG-CP A-
--> which are intended to create a the blue print by which the City of Winter Springs and private
land owners and developers will create a Town Center; and
WHEREAS, the Local Planning Agency of the City of Winter Springs held a duly noticed
public hearing, in accordance with the procedures in chapter 163, part II, Florida Statutes, on the
proposed Comprehensive Plan amendments and considered findings and advice of staff, citizens,
and all interested parties submitting written and oral comments and has recommended adoption to
the City Commission; and
WHEREAS, on- .january 4,2000 ....the City Commission of the City of Winter Springs
held a duly noticed public ne'aring on the proposed Comprehensive Plan amendment and considered
findings and advice of staff, citizens, and all interested parties submitting written and oral
comments, and after complete deliberation, approved the amendment for transmittal to the Florida
Department of Community Affairs; and
WHEREAS, on March 16,2000, the Florida Department of Community Affairs issued its
Objections, Recommendations, and Comments Report ("aRC Report") to the City and made
recommendations to bring the subject Comprehensive Plan amendments in compliance with Rule
9J-5, Florida Administrative Code, and Chapter 163, Part II, Florida Statutes; and
WHEREAS, the City Commission has evaluated the ORC Report and has accepted the
recommendations contained therein by making the necessary modifications to the Comprehensive
Plan amendments originally transmitted to the Florida Department of Community Affairs in order
to bring the amendments in compliance with Rule 9J-5, Florida Administrative Code, and Chapter
163, Part IT, Florida Statutes; and
WHEREAS, pursuant to section 9J-11.006, Florida Administrative Code, this
Comprehensive Plan amendment will not cause the City to exceed its twice yearly submittal
allowance for comprehensive plan amendments; and
City of Winter Springs
OrdiRage ~<ofoBo-IO
WHEREAS, on April 10 ..,,2000, the City Commission of the City of Winter Springs held
a duly noticed public adoptiuJI nearing on the proposed amendments set forth hereunder and
considered findings and advice of staff, citizens, and all interested parties submitting written and
oral comments and supporting data and analysis, as well as the Objections, Recommendations, and
Comments of the Florida Department of Community Affairs, and after complete deliberation,
approved and adopted the proposed amendments hereunder; and
WHEREAS, the Comprehensive Plan amendments adopted by this Ordinance comply with
the requirements of the Local Government Comprehensive Planning and Land Development
. Regulation Act and the amendments are in the best interests of the public health, safety, and welfare
of the citizens of Winter Springs, Florida.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA, AS FOLLOWS:
Section 1. Recitals.
herein by this reference.
The foregoing recitals are true and correct and are fully incorporated
Section 2. Authority. This Ordinance is adopted in compliance with, and pursuant to, the
Local Government Comprehensive Planning and Land Development Regulations Act, sections
163.184 and 163.187, Florida Statutes.
Section 3. Purpose and Intent. It is hereby declared to be the purpose and intent of this
Ordinance to clarify, expand, correct, update, modify and otherwise further the provisions of the
City of Winter Springs' Comprehensive Plan.
Section 4. Adoption of Text Amendment to Comprehensive Plan. The City of Winter
Springs' Comprehensive Plan, Future land Use Element, shall hereby be amended to include the
following Goal, Objectives, and Policies regarding the Town Center:
GOAL
The City of Winter Springs seeks to create a Town Center. based upon traditional design
standards for development. that will become the identifying focus of the City's downtown. The
primary and fundamental purpose of the Town Center shall be a place where people can reside in
a mix of single and multiple family dwellings. and also gather to shop. relax. recreate. be
entertained. attend community events. and eniov the natural beauty of lands located in the Town
Center. The Town Center should be created throu~h public and private investment and
development.
OBJECTIVE
City of Winter Springs
OrdiRage Blcofo&:>-] 0
A2 The Town Center should be located in close proximity to existing public facilities
such as the City HalL Winter Springs High School, Central Winds
Community Park, and U.S. Post Office. The Town Center should be a compact area
centered around the intersection S.R. 434 and Tuskawilla Road, as depicted on the
City's Future Land Use Map.
POLICIES
D From time to time, the City Commission may revise the Future land Use Map
to designate land "Town Center" consistent with this Objective.
II The City should maintain a leadership position to protect the integrity of the
Town Center and promote public and private investment and growth therein
l) From time to time, the City Commission may adopt appropriate
transportation maps to identify future roads and traffic patterns related to the
Town Center that assure best routes through land while attempting to
maximize development potential and opportunities consistent with the Town
Center Goal. The final location of future Town Center roads will be
determined by the City during the development permit procedure.
1) The City Commission may enter into a public/private partnership
arrangement with property owners or a developer to develop the Town
Center.
11 To the extent financial resources are available, public money should be spent
as a catalyst to encourage private investment within the Town Center. In
coordination with private development. the City may undertake capital
improvements for public infrastructure (e.g., sewer, water, roads, parks,
storm water) to enhance or assist private development to achieve the Town
Center Goal.
Q} To the extent financially feasible, the City should encourage private
investment.in the Town Center by enacting policies to provide economic
incentives to private developers building within the Town Center, provided
such development is consistent with the Town Center Goal. To the extent
allowed by law, incentives may include, but not be limited to waiving permit.
impact. and other City fees~ providing impact fee credits~ subsidizing loans~
reserving infrastructure capacity~ improving right-of-ways~ providing public
infrastructure: streamlining permit processing: providing free and pre-
approved designs.
City of Winter Springs
OrdiRatge N<ofo&>-] 0
]J All proposed developments within the Town Center shall be subiect to review
by the Development Review Committee (DRC). The DRC shall have
authority, within development review criteria established by the City
Commission, to approve all aspects of site planning and exterior architecture
within Town Center, including aesthetic appropriateness, environmental
implications, traffic impacts, and any other site-specific matters related to
development.
OBJECTIVE
ill Promote and enhance the development of the Town Center by allowing a mixed-use
higher density/intensity neo-traditional urban pattern.
Policies
l.} Create innovative land development re~lations to encourage a mixed-use
higher density/intensity neo-traditional Town Center, utilizing, to the extent
practical, the fundamentals and urban design concepts in the Town Center
Master Plan:
· Urbanity and high density.
· Walkable community.
· Predictability in design/flexibility in land uses.
· Visibly different section of State Road 434.
· Important sites for special public places.
· Preserve and connect the natural environment with a "green network"
of parks and open spaces.
· Network of connected streets and blocks.
. Special public spaces of defined character.
· Special sites for civic buildings.
n Promote and permit a variety of places to gather, shop, relax, recreate and
enjoy the natural beauty of the Town Center. Sites for public spaces will be
chosen because of their uniqueness or existing physical features.
J.) Promote and develop a network of public green spaces such as parks, squares,
preserves, and open spaces that form the framework for the Town Center,
and in doing so, promote and develop connectivity of natural features for
habitat, continuity and sustainability, scenic vistas, and trail systems. Parks
may include both passive and active parks.
1.} Through the enactment of creative and flexible land development regulations,
City~~&iS~jngs
Orrlinllnc.p. No 2000- 10
permit a variety of mixed-uses consistent, compatible, and in harmony with
the Town Center GoaL including single family residentiaL multiple family
residential. commercial retail and services, public services and buildings,
parks, and schools.
2.) Unless mitigated in accordance with law and pursuant to a development
permit issued by the City and other iurisdictional governmental agencies,
wetlands will be preserved as conservation preserve areas, parks, squares,
and trails. To the extent feasible, these areas shall be connected to promote
the natural drainage and ecological viability of the Town Center and to
further uphold the City's designation as a "Tree City U.S.A." Jurisdictional
wetlands located within the Town Center shall be designated conservation
on the Future Land Use Map.
Q.) High residential density shall be permitted in the Town Center through the
adoption of land development regulations, but such density shall not exceed thirtv-
nine (39) units per acre.
7J. High density and intense commercial development shall be allowed in the
Town Center through the adoption of land development regulations, but such density
and intensity shall not exceed a floor area ratio of six (6.0) and a building height of
sixty-five (65) feet.
ID The City shall endeavor to create a minimum mix of land uses in the Town
Center as follows: a) Retail = 50%: b) Commercial Office = 15%: and c) Residential
= 15%.
C) Establish an area wide stormwater master plan for the Town Center
Policies
1) The City shall coordinate the development of an area wide stormwater master
plan for the Town Center by FY 2001-2002.
2) The City should design and approve a stormwater master plan for the Town
Center in order to free up land in the Town Center for private development.
the Plan should respond to existing runoff concerns, and improve water
quality through a system-wide approach. The Plan should also shorten the
approval process to save developers time and money, provided the
development is consistent with the Town Center goal. Retention ponds shall
be designed to enhance neighborhood edges and aesthetics and to provide
buffering when appropriate.
3) Any stormwater master plan for the Town Center shall be consistent with and
Cityl&~Al&:fS~ings
Orciimmc.e No 2000-10
complementary to the goals, objectives and pOlicies found in the Storm water
and Natural Groundwater Aquifer Recharge Sub-element of the
Infrastructure Element of the City's Comprehensive Plan,
Section 5. Adoption of Amendment to the Future Land ll.se. Map. The City of Winter
Springs' Comprehensive Plan, Future Land Use Map, is he"reby amended by designating the real
property depicted on Exhibit 1 as "Town Center." Exhibit 1 is attached hereto and fully
incorporated herein by this reference. Any real property With a conservation future land use
designation depicted on the Future Land Use Map on the effective date of this Ordinance shall
'maintain its "Conservation" designation.
Section 6. Transmittal to the Department of Community Affairs. The City Manager or his
designee is hereby designated to sign a letter transmitting these adopted Comprehensive Plan
Amendments to the Florida Department of Community Affairs, in accordance with section
163.3187( 1)( c)( 4), Florida Statutes, and section 9J-ll, Florida Administrative Code.
Section 7. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior inconsistent
ordinances and resolutions adopted by the City Commission, or parts of ordinances and resolutions
in conflict herewith, are hereby repealed to the extent of the conflict.
Section 8. Severability. If any section, subsection, sentence, clause, phrase, word or provision
of this Ordinance is for any reason held invalid or unconstitutional by any court of competent
jurisdiction, whether for substantive, procedural, or any other reason, such portion shall be deemed
a separate, distinct and independent provision, and such holding shall not affect the validity of the
remaining portions of this ordinance.
Section 9. Incorporation into Comprehensive Plan. Upon the effective date of the
Comprehensive Plan Amendments adopted by this ordinance, said Amendments shall be
incorporated into the City of Winter Springs Comprehensive Plan and any section or paragraph
number or letter and any heading may be changed or modified as necessary to effectuate the
foregoing.
Section 10. Effective Date and Legal Status of the Plan Amendments. The effective date of
the Comprehensive Plan Amendments adopted by this Ordinance shall be the date a final order is
issued by the Florida Department of Community Affairs, or the Administration Commission finding
the Amendments in compliance with section 163.3184, Florida Statutes. No development orders,
development permits, or land use dependent on these Amendments may be issued or commenced
before it has become effective. If a final order of noncompliance is issued by the Administration
Commission, the Amendments may nevertheless be made effective by adoption of a resolution
affirming its effective status. After and from the effective date of these Amendments, the
Comprehensive Plan Amendments set forth herein shall amend the City of Winter Springs
Comprehensive Plan and become a part of that plan and the Amendments shall have the legal status
of the City of Winter Springs Comprehensive Plan, as amended.
Cit yl&!:wir7t& fS~ings
()rclin;Jnr.~ No ?()()()-1 ()
ADOPTED by the City Commission of the City of Winter Springs, Florida, in a regular
meeting assembled on the _ day of April, 2000.
Paul P. Partyka, Mayor
ATTEST:
Andrea Lorenzo-Luaces, City Clerk
APPROVED AS TO LEGAL FORM AND
SUFFICIENCY FOR THE CITY OF
WINTER SPRINGS ONLY:
Anthony A. Garganese, City Attorney
Transmittal Hearing:
Adoption Hearing: April . 2000
Cityl&mi&&fS~ings
Orciimmc.e No 2000-10
EXHIBIT 1
"TOWN CENTER"
A. Town Center District Boundary Map
TO'N'N CENTER ~ District Boundary
._ ~_~::=-:::.:::=--..x.:- -- County Enclaves (not in city)
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EXHIBIT "B"
TOWN CENTER DISTRICT
VISION, GOAL, OBJECTIVES, POLICIES
TOWN CENTER VISION:
A traditional Town Center is the physical place where many basic needs of citizens are
conveniently and tightly focused: shopping, working, gevernance, entertainment,
dwellings, and the arts all happen together in a town center because it is pragmatic to do
so. But the motivation to create a town center runs deeper and the payoff much greater
than mere convenience. Human settlements have centers because human society craves
contact and connectedness, A proper town center is a symbol of the community, a
reflection of its values and aspirations. Winter Springs residents and business owners
have given clear indication to its elected leaders of their desire to create such a space in
the City to capture the young City's imagination, to project an image of its bright future,
to become a place where fond memories are born and the bonds of civil society are
forged, and becoming the most valuable real estate within the City. Relatedly, the
leadership ofthe City visualizes the Town Center as the root of the local and regional
economy, and the key to a sustainable tax base. .
)
The City Commission of the City of Winter Springs desires to implement the requirement
of Policy 3 c of Objective A under Goal 1 of the Traffic Circulation Element which
indicates that there be "creation in the undeveloped central area of Winter Springs of a
primary civic, business and service focus for the City." In accordance with 163.3167(11)
Florida Statutes, the City Commission developed a collaborative planning process
involving a series of advertised public meetings to consider input from the residents,
property owners, business community, consultants and City and county staff to formulate
a Town Center Concept Plan, and later a Town Center Design Code. It is the declaration
of the City Commission, based on the numerous public meetings, that the Town Center
will be developed in the "neo-traditional" or "new urbanism" approach, involving mixed
uses with increased densities and intensities. As part of the Town Center plan, the City
seeks to establish a partnership with the private sector in the development of the Town
Center.
The City of Winter Springs' Comprehensive Plan, Future Land Use Element, shall be
amended to include the following Goal, Objectives, and Policies regarding the Town
Center:
GOAL
4)
The City of Winter Springs seeks to create a Town Center, based upon traditional
design standards for development, that will become the identifying focus of the
City's downtown. The primary and fundamental purpose of the Town Center
shall be a place where people can reside in a mix of single and multiple family
dwellings, and also gather to shop, relax, recreate, be entertained, attend
community events, and enjoy the natural beauty of lands located in the Town
Center. The Town Center should be created through public and private
investment and development.
)
OBJECTlVE
)
A)
The Town Center should be located in close proximity to existing public [acilities
such as the City Hall, Winter Springs High School, Central Winds Community
Park, and U.S. Post Office. The Town Center should be a compact area centered
around the intersection S.R. 434 and Tuskawilla Road, as depicted on the City's
Future Land Use Map.
Policies
1) From time to time, the City Commission may revise the Future Land Use
Map to designate land "Town Center" consistent with this Objective.
2) The City should maintain a leadership position to protect the integrity of
the Town Center and promote public and private investment and growth
therein.
3) From time to time, the City Commission may adopt appropriate
transportation maps to identify future roads and traffic patterns related to
the Town Center that assure best routes through land while attempting to
maximize development potential and opportunities consistent with the
Town Center Goal. The final location offuture Town Center roads will be
determined by the City during the development permit procedure.
)
4)
The City Commission may enter into a public/private partnership
arrangement with property owners or a developer to develop the Town
Center.
5) To the extent financial resources are available, public money should be
spent as a catalyst to encourage private investment within the Town
Center. In coordination with private development, the City may undertake
capital improvements for public infrastructure (e.g., sewer, water, roads,
parks, stormwater) to enhance or assist private development to achieve the
T own Center Goal.
6) To the extent financially feasible, the City should encourage private
investment in the Town Center by enacting policies to provide economic
incentives to private developers building within the Town Center,
provided such development is consistent with the Town Center Goal. To
the extent allowed by law, incentives may include, but not be limited to,
waiving permit, impact, and other City fees; providing impact fee credits;
subsidizing loans; reserving infrastructure capacity; improving right-of-
ways; providing public infrastructure; streamlining permit processing;
providing free and pre-approved designs.
)
7)
All proposed developments within the Town Center shall be subject to
review by the Development Review Committee (DRC). The DRC shall
have authority, within development review criteria established by the City
Commission, to approve all aspects of site planning and exterior
architecture within the Town Center, including aesthetic appropriateness,
environment<ll irnplic<ltions, trafTic impacts, and any other site-specific
matters rel<lted to development.
)
OBJECTIVE
B) Promote and enhance the development of the Town Center by allowing a mixed-
use higher density/intensity neo-traditional urban pattern.
Policies
1) Create innovative land development regulations to encourage a mixed-use
higher density/intensity neo-traditional Town Center, utilizing, to the
extent practical, the fundamentals and urban design concepts in the Town
Center Master Plan:
.
Urbanity and high density.
Walkable community.
Predictability in design/flexibility in land use.
Visibly diffefent section of State Road 434.
Important sites for special public places.
Preserve and connect the natural environment with a "green
network" of parks and open spaces.
Network of connected streets and blocks.
Special public spaces of defined character.
Special sites for civic buildings.
.
.
.
.
.
.
)
.
.
2) Promote and permit a variety of places to gather, shop, relax, recreate and
enjoy the natural beauty of the Town Center. Sites for public spaces will
be chosen because of their uniqueness or existing physical features.
3) Promote and develop a network of public green spaces such as parks,
squares, preserves, and open spaces that form the framework for the Town
Center, and in doing so, promote and develop connectivity of natural
features for habitat, continuity and sustainability, scenic vistas, and trail
systems. Parks may include both passive and active parks.
4) Through the enactment of creative and flexible land development
regulations, permit a variety of mixed-uses consistent, compatible, and in
harmony with the Town Center Goal, including Single family residential,
multiple family residential~ commercial retail and services, public services
and buildings, parks, and schools.
5)
Unless mitigated in accordance with law and pursuant to a development
permit issued by the City and other jurisdictional governmental agencies,
wetlands will be preserved as conservation preserve areas, parks, squares,
and trails. To the extent feasible, these areas shall be connected to
promote the natural drainage and ecological viability of the Town Center
and to further uphold the City's designation as a "Tree City U.S.A."
)
OBJECTIVE
)
)
)
C)
Establish an areawide stormwatcr master plan for the Town Center.
}>olicics
1) The City shall coordinate the development of an areawide stormwater
master plan for the Town Center by FY 2001-2002.
2) The City should design and approve a stormwater master plan for the
Town Center in order to free up land in the Town Center for private
development. The Plan should respond to existing runoff concerns, and
improve water quality through a system-wide approach. The Plan should
also shorten the approval process to save developers time and money, aOO
provided the development is consistent with the Town Center Goal.
Retention ponds shall be designed to enhance neighborhood edges and
aesthetics and to provide buffering when appropriate.
3) Any stormwater master plan for the Town Center shall be consistent with
and complementary to the goals, objectives and policies found in the
Stormwater and Natural Groundwater Aquifer Recharge Sub-element of
the Infrastructure Element of the City's Comprehensive Plan.
ATTACHMENT B
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
CITY OF WINTER SPRINGS
PROPOSED AMENDMENT 00-1
CONSISTENCY WITH RULE CHAPTERS 9J-5 AND 9J-ll. F.A.C.. AND CHAPTER
163. F.S.
I. FUTURE LAND USE MAP and TEXT AMENDMENTS
A. The following Objections and Comment are raised to Amendments LG-CP A-
1-99, and LG-CP A-2-99.
1. Objection
The amendment does not designate wetland and floodplain areas currently designated as
Conservation on the County's Future Land Use Map as Conservation. The amendment site has
not been demonstrated to be suitable for the proposed land uses and the allowable densities and
intensities of use. Adequate data and analysis has not been provided assessing the sites
suitability for development considering on-site wetlands and floodplain. Absent this data and
analysis the Amendment fails to direct incompatible land uses away from wetlands and is
inconsistent with the City of Winter Springs Land Use Element Objectives 2A and 2B, and
Policies 2A-l, 2A-2, 2A-3c,and 2B-l and Conservation Element Objectives Band C, and
Policies B-1, B-2, B-5, C-5, and C-6, which address protection of wetlands, floodplain, and
environmentally sensitive areas.
Rules 9J-5.005(2) and (5), 9J-5.006(2), 9J-5.006(3)(b)1., and 4., 9J-5.006(4), 9J-5.013(I), 9J-
5.013(2)(b)2., 3., and 4., 9J-5.013(2)(c)1., 3., f., and 6., and 9J-5.013(3), F.A.C.
Sections 163.3177(6)(a) and (6)(d), F,S.
Recommendation
Revise the amendment to designate areas currently designated Conservation in the
County as Conservation in the City. Alternatively, provide analyses which identify and evaluate
the suitability of the site for development considering wetlands and I o O-y ear floodplain on site. .
The importance of upland areas to the life cycle of wetland dependent species should be
evaluated and protected in order to ensure that the habitat value of wetland areas is protected.
After completing this suitability analysis, revise the proposed amendment to be based upon and
consistent with the analysis.
2. Objection
The public facilities analysis did not adequately address the availability of potable water,
solid waste, and transportation facilities and services. Absent this analysis, the amendment has
not demonstrated consistency with the data and analysis requirements of Rule Chapter 9J-5,
F.A.C., or Potable Water Element Objectives A and B, and Policies A-I, B-2 and C-l, Sanitary
Sewer Element Objective A, and Policy A-I, and Traffic Circulation Element Objective C, and
Policies C-l, C-2, C-3, C-4, C-5, and C-6, of the City's Comprehensive Plan.
Rules 9J-5.005(2), 9J-5.005(6), 9J-5.006(2), 9J-5.006(3)(b)1., 9J-5.006(5), 9J-7.007(2), 9J-
5.007(3)(b)1., and 2., 9J-5.011(1), 9J-5.011(2), 9J-5.016(2), and 9J-l1.006(3), F.A.C. Section
163.3177(6)(a)-(d), (6)(f)1.a., and d., and (6)0), F.S.
Recommendation
Revise the analysis of the impact of the proposed land use designation upon facilities and
services and their adopted level-of-service (LOS), This analysis should specify and be based on
the maximum amount of sewer, water, and roadway trips that would be generated by the most
intensive levels of development allowed on the parcels by the proposed land use designation.
The analysis should consider impacts attributable to approved but unbuilt development and
growth projected to occur in the short (5-year) and long range (2010) planning timeframes. The
analysis should identify the need for new and/or improved facilities and current plans of
providing and siting such facilities and an assessment of costs and sources of revenue for
providing needed facilities and/or services. Revise the amendment s necessary to be consistent
with and supported by the data and analysis.
Comment
The Department of State indicated that the sites include and/or abut known archaeological
resources. The City should survey the tracts to revisit known sites and to determine if
archaeological or historic sites are present and, if so, they need to be preserved and protected by
the City.
B. The foJlowing Objection is raised to Amendment LG-CPA-1-99.
3. Obiection
The effort put into the proposed Town Center is evident, and once developed should
provide the City with an attractive focal point. However, the Department has identified two
technical issues with the proposed Town Center land use designation. The proposed Goal,
Objectives, and Policies establishing the Town Center land use designation do not provide for a
percentage distribution among the mix of uses and do not include maximum density and intensity
standards for the land uses allowed within this mixed-use land use designation, as required by
Section I 63.3177(6)(a), F.S., and Rule 9J-5.006(3)(c)7., and 9J-5.006(4)(c), F.A.C.
Rules 9J-5.005(6), 9J-5.006(3)(c)7., and 9J-5.006(4), F,A.C.
Sections 163.3177(5) and 163.3177(6)(a), F.S.
Recommendation
Revise the Goal, Objectives, and Policies to provide for a percentage distribution of the mix of
uses and to establish maximum densities and intensities for the land uses to which the increases
would apply.
III. Consistency with the State Comprehensive Plan
Obiection:
The proposed amendment is inconsistent with the following goals and policies of the
State Comprehensive Plan:
Goal 8 (Water Resources): Policies 2, 5, 8, 10, and 12;
Goal 10 (Natural Systems and Recreational Lands): Policies 1 3, 7, and 10;
Goal 16 (Land Use): Policies 1,2,3, and 6;
Goal 18 (Public Facilities): Policy 1.
Goal 20 (Transportation): Policies 3, 9, and 12,
Recommendation:
Revise the plan amendment, based on data and analysis, to be consistent with the above
referenced goals and policies of the State Comprehensive Plan, in accordance with the objections
and recommendations contained elsewhere in this report.
TO: KIP LOCKCUFF
At: 4073276695
-', ---, -- .-.-...., I~I'- .....). ....~"- .
April 3,2000
CPH Engineers. Inc.
1117 E. RObinson St. Suite C
Orlando, FL 32801
Phone:(407)425~52
Fax: (407) 648-1036
www.cphengineers.com
Mr. Kipton Lockcufr, P.E.
Utilities Director
City of Winter Spring:>
1126 East S.R. 434
Winter Springs. Florida 32708
RE: ORC Report
Responses to Objection 2
CPH Project No. W0403.10
Dear Kip:
Enclosed please find Amendment 4 to the Master Water and Wastewater Plans. Amendment 4
addresses the water and sewer capacity issues for the undeveloped areas north ofS.R. 434 and
includes the Town Center. No significunt changes in water and sewer flows resulted from the
proposed land use designation changes. We believe that your previous planning efforts for
facilities/infrastructure will accommodate the flow demands from these areas. Please fOIWard
Amendment 4 as necessary in response to the ORC Report.
Tn reference to lhe traffic circulalion element and the concerns of DCA , please forward to them
lhe August 1997 Transportation Sludy and the December 1999 Supplt:ment No.1 to DCA.
These documenls should answer any questions they have concerning t.raffic circulation.
Sincerely,
TMZlja
J:\403.10\WD\ORC 1tl.:1'()RT RfiSPONSESDOC
SANFORD . ORLANDO . DELAND . PALM CITY . CAPE CORAL . JACKSONVILLE
-...... -J' _......~o-_.. . ..... '0-" ........ ..<u_..._....
~. ..... ... -~ ... ..... .... OJ J
""-'1 """"1 "".... .............., J~rTJ...VJI ...~'ti.,; c.:.
AMENDMENT 4
MASTER WATER AND WASTEWATER PLANS
APRIL 3, 2000
Prepared By:
CPH Engineers. Inc.
1117 E. Robinson Street
Orlando. Florida 32801
(407)425-0452
CPH Project No, W0403.10
- - .. ~ -- J .
.. .... ...... -.. .... -'..... J
...-" "-'>04,........ '...........J .IlkUJ4...-IJ"""....vJ' "-''::1'" ....,.
The purpose of this Amendment is to identify the changes between the original planning
documents and the proposed Town Center designation and other land planning changes
for the undeveloped areas north of SR. 434 in Winter Springs. Although there have been
some changes to the configuration of the traffic zones (splits have occurred), we utilized
the traffic zone areas as outlined in Amendment 2 as our basis of comparison. The Town
Center area is located in two traffic zones: 85 and 86 (now 785 and 86). The other land
development changes are in Zone 71 (now 71 and 776). At this time most of these areas
are undeveloped.
Table 1
Population Equivalents Comparison
TZ Am. 2 Projections Am. 4 Projections
Res. Comm. Res. Comm.
71 564 1380 1773 2880
85 459 3200 1522 1680
86 754 5520 1197 2395
Table 2
Water Flows (GPO)
IZ
Am. 2 ProiectiQOs
BR Comm.
Am. 4 Proiections
Res. Comm.
71
85
~
Total
64,860
52.785
84.710
204.355
158,700
368.000
634.800
1.161,500
203.895
175.030
137.6q5
516.580
331,200
193.200
275.429
799.825
- 1 -
-....... -J. ...._...,_..~ . ............. ........,~ ..~~Il.L-V
""u, v..,.'" IVoJU)
V~JV~JVV IC"~J J~N~~VJ' a~~ ~/'
Table 3
Wastewater Flows
IZ
Am. 2 Prolections
Res. Comm.
Am. 4 Proiections
Res. Comtllt
71
85
86
Total
56,400
45,900
75,400
177.700
138,000
320,000
.552,000
1,010,000
177,300
152,200
119.700
449,200
208.000
168,000
239.500
695.500
The proposed land USe designations allow a greater variability in the mix between
commercial and residential. OUT projections are based on the best available data at this
time. For the Town Center area, we assumed a greater flow capacity because of the
possibility of multi-story buildings. The land use designation change in Zone 71 yielded
some increased density, but overall, the demands for water and sewer in these areas
yielded a decrease of approximately four (4) percent. We do not perceive significant
demand changes resulting from the change in land use designation. Therefore, we do not
recommend any new course of action and we recommend that the City continue in the
course of development outfined in the Master Water and Wastewater Prans. The land use
designation changes are consistent with the Comprehensive Plan.
Potable Water Section
Policy A-1: The level of service of 115 GCPD was utilized for this analysis
of changes.
Policy B-2: The land use designations do not increase the expected demand.
Therefore, no changes are required.
Policy C-1 : The land use designations do not increase the expected demand.
Therefore. no changes are required.
- 2 -
.... J' ..........."... .... . ............. ............... . ....,.......'-~
....v. U""'U IVoJUJ
V~IVv/VV I~.~~, J~A-H~4u,raY~ JII
Sanitary Sewer Section
Policy A-1: The level of service of 100 gallons of domestic wastewater per
capita per day was utilized for this analysis of changes. We used 2.60 gpd
per multi-family unit. 300 gpd per single-family unit, 200 gpd per 1000 square
feet of commercral property outside the Town Center, and 300 gpd per 1000
square feet of commercial property inside the Town Center because of
possible multi.story buildings and higher occupancy. Previous planning used
200 gpd per 1000 square feet of commercial property.
- 3 -
--". -J. ..........,--.. ,.......-.. ......... ............_u
........ ....-...... 'v..........,
v~/VV/VV I'.'~) J.E.l.LIIA.-t1:J....vJ'ayc U/I
Back-up Data - 2010 Projections
Proiections for Zone 71 (Now 71 an~ 71m
Zone 71 Proiects Res.
Schrimscher
Casscell 270 MF
Springs landing 60 SF
Zone 776 Res,
Morse 206 SF
Casscell 120 MF
Comm.
46.6 Ac.
67.5 Ac.
C9mm.
30Ac.
Popul~tion: 2.5 peopJe/MF
3.0 people/SF
20 people/Ac. Comm. (2000 GPD/Ac.)
30 people/Ac, Comm. (3000 GPD/Ac.) Town Center
to accommodat~ higher density
390 x 2.5 =
975 people
266 x 3.0 =
798 people
144 Ac, x 20 =
2880 people
J,IWil40, .11)1INP~MFNOMF.NT A.WPO
- 4 -
~~I'''' ~1' ~VI"'Io..."'I' . VI. I ,-'I _I',"" IIVIo...".i-~
.....Vl U-"U IVoJV,
V~/V~/VV I'.C~J J~H~~U,rd~~ II'
Back-up Data. 2010 Projections
SChrimscher
St. John's Landing
113x3 =
448 )( 2,5 :;
56 x 30 ;;:
Pfojections for Zone~
~
1&al.rt1
113 SF: 448 MF 56 Ac.
21 SF
339 people
1120 people
1680 people (higher multi-story density)
30 people per Acre
Projections for Zone 86 (Now 86 and 785)
Blumberg
Kingsbury
Parker
Parkstone
High School
City Hall
Central Winds Park
389 x 3
=
69.7 Ac. x 30;: 2091
Other
=
,1-\WOol01,1 O\\.oV('\AMI:NUMC:NT ~ .WPD
~ Comn::t.
36 SF
353 SF
10 Ac.
27 Ac.
19Ac.
13.7 Ac.
285 Equiv. People
12.5 Equiv. People
6.0 Equ;v. People
1167 people
304 (Put in Commercial category)
.5-
RESPONSE TO ORC REPORT
PER OBJECTION 2 RELATING TO TOWN CENTER PLAN AMENDMENT
PUBLIC FACILITIES PROVISION - SOLID WASTE:
Solid waste service will be provided by Florida Recycling Service, Inc. through franchise
agreement with the City;
PER OBJECTION 2 RELATING TO TOWN CENTER PLAN AMENDMENT
PUBLIC FACILITIES PROVISION - TRANSPORTATION FACILITIES:
The City is updating the Traffic Circulation Element which includes the impact of the
Town Center. A new road network for the Town Center is planned to accommodate the
land uses and traffic generation. Transportation facilities and services will be provided
by the City in part and by the developer(s) in accordance with the requirements of the
City's Comprehensive Plan, to maintain Level of Service Standard for State Road 434
and other appropriate roads associated with the Town Center.
ATTACHMENT C
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (407) 327-1800
Community Development Dept.
Planning Division
January 4, 2000
. Mr. Ray Eubanks
Florida Department of Community Affairs
Bureau of Local Planning - Division of Resource Planning
Plan Processing Team
2555 Shumard Oaks Blvd.
Tallahassee, FL 32399-2100
Dear Mr. Eubanks:
The City of Winter Springs submits the enclosed proposed large scale comprehensive plan
amendments to DCA and other appropriate agencies for its review, as part of its Spring
amendment cycle (first round) transmittal, per 9J-l1.006(1)(a) F.A.C.
1. The Local Planning Agency held an advertised public hearing on the following enclosed
proposed plan amendments: [per 9J-l1.006(1)(a)1. F.A.C. ]
LG-CPA-1-99
LG-CP A-2-99
LG-CP A-4-99
November 3, 1999, and November 24, 1999
November 3, 1999
November 3, 1999
2. The City Commission of Winter Spring held an advertised public hearing on the
following enclosed proposed plan amendments: [per 163.3184(15)(b)1. F. S. and
9J-l1.006(1)(a)2. F.A.C. ]
LG-CPA-1-99
LG-CP A-2-99
LG-CP A-4-99
December 13, 1999
December 13, 1999
December 13, 1999
The City is also submitting copies of these proposed plan amendments to the following agencies
concurrently with this transmittal to DCA: [per 9J-11.006(1)(a)2. FAC ]
*
East Central Florida Regional Planning Council
St. Johns River Water Management District
>I<
*
*
Florida Department of Transportation
Florida Department of Environmental Protection
3. The City submits the enclosed proposed plan amendments for review by the Florida
Department of Community Affairs and other appropriate agencies. The following is a
summary of each proposed plan amendment: [per 9J-I1.006(l)(a)3. FAC]
LG-CPA-1-99:
The purpose of the plan amendment is to create a new Future Land Use Map designation
"Town Center on the Future Land Use Map, along with text (GOPs) in the Land Use
Element in order to carry out the mandate of Policy 3)c. under Objective A of Goall of
the Traffic Circulation Element.
LG-CP A-2-99:
The purpose of the plan amendment is to change the Future Land Use Map designation of
a 59.45 acre (resurveyed to 68 acres) parcel that was recently annexed into the City from
county FLUM designation A-I 0 "Agriculture" to City FLUM designation "Lower Density
Residential"
LG-CP A-4-99:
The purpose of the plan amendment is to state where in the City of Winter Springs public
school facilities would be considered an allowable use in the Future Land Use Map
designations, and provide school siting criteria.
4. The City Commission intends to hold a second public hearing 60 days after the receipt of
the ORC Report from DCA [per 163.3184(7) F.S.] - possibly March 27, 2000, or after
clarification and resolution of items in the ORC Report with DCA. The City requests
the Department of Community Affairs expedite the review ofLG-CPA-1-99 "Town
Center" plan amendment and LG-CPA-4-99 "Public Schools Location" plan
amendment.
5. The proposed plan amendments are not in/or applicable to an area of critical state
concern.
6. The proposed plan amendments do not apply to the Wekiva River Protection Area
pursuant to Chapter 369, Part III, Florida Statutes.
7. The proposed plan amendment LG-CPA-1-99 and LG-CPA-2-99 are not an exemption to
the twice per calendar year limitation on the adoption of comprehensive plan
amendments, but LG-CPA-4-99 (the Public Schools Location plan amendment) is
exempt.
8. The City has sent a copy of its complete adopted comprehensive plan including
amendments with all support documents which includes data and analyses to all of the
review agencies listed in Rules 9J-ll.009(8)(a) through (h) F AC.
These copies have been sent concurrently with the transmittal to the Department of
Community Affairs.
As of the date of this letter, no other unit of local government or government agency has
filed a written request with the City for copies of the plan amendments.
.9. The proposed plan amendments are not proposed to be adopted under ajoint planning
agreement pursuant to 163.3171 Florida Statutes.
10. The contact person for the City concerning the proposed plan amendments is:
Thomas Grimms, AICP Comprehensive Planning/Zoning Coordinator
(407) 327-1800 # 303
Winter Springs City Hall
1126 East State Road 434
Winter Springs, FL 32708-2799
Enclosed are six (6) copies of the proposed amendments per 9J-l1.006(1)(b) F.A.c. Included
with these copies are six (6) copies of the staff report, and the minutes of the Local Planning
Agency and the City Commission recommendation per 9J-l1.006(1)(c) F.A.C.
As mentioned, the City requests the Department of Community Affairs expedite the review
ofLG-CPA-1-99 "Town Center" plan amendment and LG-CPA-4-99 "Public Schools
Location" plan amendment.
Sincerely,
~~
Thomas 1. Grimms,
Comprehensive Pia . g/Zoning Cordinator
cc: Charles Carrington, AICP Community Development Director
1999 Plan Amendment File
Read File
:
CITY OF WINTER SPRINGS
MINUTES
CITY COMMISSION
REGULAR MEETING - DECEMBER 13. 1999
Page 3 of 17
No action was needed or taken.
.:. .:. AGENDA NOTE: THE NEXT AGENDA ITEMS WERE HEARD IN THE
FOLLOWING ORDER. .:. .:.
~ V PUBLIC HEARINGS
, 'Ko Community Development Department _ Planning Division
Requests The City Commission Hold A Public Hearing To Transmit The Elizabeth
Morse Foundation Property Large Scale Comprehensive Plan Amendment (LG-
CP A-2-99) To The Florida Department Of Community Affairs, That Would Change
The Future Land Use Map Designation From (County) A-lO "Agriculture" To
(City) Designation "Lower Density Residential".
Commissioner David W McLeod returned to the Commission Chambers at 7:05 p.m.
Staff briefly introduced this Agenda Item.
Mayor Partyka opened the Public Input portion of this Agenda Item.
There were no comments.
The Public Input portion of this Agenda Item was then closed.
Mayor Partyka said, "We need some kind of Motion to transmit".
"I MAKE A MOTION". MOTION BY COMMISSIONER MARTINEZ.
SECONDED BY COMMISSIONER BLAKE. DISCUSSION. VOTE:
COMMISSIONER MARTINEZ: AYE; COMMISSIONER BLAKE: AYE;
COMMISSIONER MILLER: AYE; COMMISSIONER McLEOD: AYE;
DEPUTY MAYOR GENNELL: AYE. MOTION CARRIED.
H. Community Development Department - lanning Division
Requests The City Commission Hold A P lic Hearing For The Second Reading
And Adoption Of Ordinance 749 To D gnate The Elizabeth Morse Foundation
Property (59.45 Acres) R-lA "One Fam' Dwelling District" On The City's Zoning
Map.
Brief discussion on the quantity of _ anned lots.
Attorney Garganese read Ordinance 7
Duncan Bowman, 2804 South S. cond Street, Jacksonville Beach, Florida: advised the
Commission about the 115 lots lanned.
CITY OF WINTER SPRINGS
MINUTES
CITY COMMISSION
REGULAR MEETING- DECEMI3ER 13.1999
Page IOafl?
VOTE: COMMISSIONER BLAKE: AYE; DEP TY MAYOR GENNELL: AYE;
COMMISSIONER MILLER: AYE; COM SSIONER MARTINEZ: AYE;
COMMISSIONER McLEOD: AYE. MO ARRIED.
Mayor Partyka then said, a Motion was neede ,'to "Delay the third reading of Ordinance
707 to some type of future date".
"SO MOYED". MOTION BY COMM SIONER MARTINEZ. SECONDED BY
COMMISSIONER McLEOD.
COMMISSIONER MARTINEZ ED TO HIS MOTION, "TO FEBRUARY
14TH". SECONDED (AGAIN) BY COMMISSIONER McLEOD. DISCUSSION.
YOTE: DEPUTY MAYOR G NELL: AYE; COMMISSIONER MILLER:
AYE; COMMISSIONER INEZ: AYE; COMMISSIONER McLEOD:
~~ AYE; COMMISSIONERBLA : AYE. MOTION CARRIED.
~ . Mayor Partyka spoke about ge g documents for a meeting in a more timely manner.
D. Community Development Department - Planning Division
Requests The City Commission Hold A Public Hearing To Transmit The Large
Scale Comprehensive Plan Amendment (LG-CPA-1-99) To The Florida Department
Of Community Affairs, That Would Create A Future Land Use Map Designation
"Town Center" And Add Goal, Objectives, And Policies To The Text Of The Land
Use Element Of The City's Comprehensive Plan (Volume 2 Of2).
Mr. Thomas Grimms, AlCP, Comprehensive Planning Coordinator introduced this
Agenda Item as part of the "Fall 1999 Submission Cycle To DCA".
Mayor Partyka opened the Public Input portion of this Agenda Item.
Joe DeMinico, 985 Troon Trace, Winter Springs, Florida: apologized, and then spoke
about the Mayor's previous comments about documents being available prior to
meetings.
The Mayor closed the Public Hearing portion of this Agenda Item.
Micky Grindstaff, 20 North Orange Avenue, Suite 1000, Orlando, Florida: stated "Just
for the record, to state that Schrimsher Group was not in favor of the Town Center Comp
Plan change to the Town Center zoning change without the companion agreement that
addresses facts and situations probably that are unique to Schrimsher, which we have
been talking about now - for over twelve (12) months, and I don't think there is any
reason to get back into it; I just want it to be on the record as this new Ordinance was
working its way through; just to point that out. And, I commend the P & Z for - over one
(1) year later, after they heard the Town Center Design Code Ordinance, to also taking
similar action, when they heard the Town Center Comp Plan Amendment Ordinance, in
CITY OF WINTEI{ SPRINGS
MINUTES
CITY COMMISSION
REGULAR MEETING - DECEMBER 13. 1999
p"gc I I of 17
that they recommended approval of - with the exclusion of the Schrimsher properties,
and any other property that didn't have an agreement that dealt specifically with it".
"I MOVE TO FORWARD THIS COMPREHENSIVE PLAN, TO MOVE IT
FORWARD, TO TRANSMIT IT TO DCA". MOTION BY DEPUTY MAYOR
GENNELL. SECONDED BY COMMISSIONER MARTINEZ. DISCUSSION.
VOTE: COMMISSIONER MARTINEZ: AYE; COMMISSIONER BLAKE:
AYE; DEPUTY MAYOR GENNELL: AYE; COMMISSIONER MILLER: AYE;
~, COMMISSIONER McLEOD: AYE. MOTION CARRIED.
~ F. Community Development Department - Planning Division
Requests The City Commission Hold A First Public Hearing To Transmit The
Large Scale Comprehensive Plan Amendment (LG-CP A-4-99) To The Florida
Department Of Community Affairs, That Would Change The Future Land Use
Element Of The Comprehensive Plan By Replacing Existing Policy 2)a., b. Under
Objective B Of Goal 3 With New Language (As Policy 2) Which Would Identify The
Land Use Categories In Which Public Schools Are An Allowable Use And Provide
School Siting Criteria.
Mr. Grimffis introduced this Agenda Item.
Mayor Partyka opened the Public Input portion of this Agenda Item.
There were no comments.
The Mayor closed the Public Hearing portion of this Agenda Item.
"I MAKE A MOTION THAT WE TRANSMIT THIS LARGE SCALE
COMPREHENSIVE PLAN AMENDMENT TO THE DEP ARTMENT OF,
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS - AS REGARDS THE
LAND USE CATEGORIES IN WHICH PUBLIC SCHOOLS ARE AN
ALLOWABLE USE, AND PROVIDES SCHOOL SITING CRITERIA". MOTION
BY COMMISSIONER MARTINEZ. SECONDED BY DEPUTY MAYOR
GENNELL.
COMMISSIONER MILLER THEN SAID, "I'D LIKE TO MAKE AN
AMENDMENT TO THAT, TO INCLUDE THAT DCA EXPEDITE THE
REVIEW". AMENDMENT BY COMMISSIONER MILLER. SECONDED BY
DEPUTY MAYOR GENNELL. DISCUSSION. VOTE (ON THE AMENDMENT):
COMMISSIONER McLEOD: AYE; COMMISSIONER BLAKE: AYE; DEPUTY
MAYOR GENNELL: AYE; COMMISSIONER MILLER: AYE;
COMMISSIONER MARTINEZ: AYE. MOTION CARRIED.
CITY OF WINTER SPRINGS
MINUTES
CITY COMMISSION
REGULAR MEETING - DECEMBER 13. 1999
Page 12 of 17
VOTE (ON THE MAIN MOTION): DEPUTY MAYOR GENNELL: AYE;
COMMISSIONER McLEOD: AYE; COMMISSIONER MARTINEZ: AYE;
COMMISSIONER MILLER: AYE; COMMISSIONER BLAKE: AYE. MOTION
CARRIED.
G. Community Development Department - Planning Division
Requests The City Commission Hold A Second Ppblic Hearing To Adopt Three (3)
Large Scale Comprehensive Plan Amendments q.G-CP A-2-98, LG-CP A-3-98, LG-
CP A-4-98) Dealing With Land Conservation An Resource Protection.
Brief discussion.
Mayor Partyka opened the Public Input portion
Joe DeMinico, 985 Troon Trace, Winter Sprr.' gs, Florida: asked to have the "titles
expanded upon", .
Mr. Grimms explained what the abbreViatifo. "LG-CP A-2-98, LG-CP A-3-98, and LG-
CP A-4-98" meant.
Mayor Partyka then asked that it be noted tlt Mr. DeMinico spoke on this Agenda Item.
The Mayor closed the Public Input portio. of this Agenda Item.
Attorney Garganese suggested that an Or. inance should be included with this transmittal.
Brief discussion followed regarding rela d advertisements.
Commissioner Blake then asked to h e copies of Ordinances, and related advertising
included In each Agenda packet. Mayor Partyka asked for a consensus of the
Commission regarding this. The C nsensus of the Commission was to have related
advertisements included in Agenda p ckets.
"MOTION TO POSTPONE NTIL JANUARY 11 TH,,*). MOTION BY
COMMISSIONER MARTINEZ SECONDED BY DEPUTY MAYOR GENNELL.
DISCUSSION. VOTE: CO ISSIONER MILLER: AYE; COMMISSIONER
McLEOD: AYE; COMMIS ONER MARTINEZ: AYE; COMMISSIONER
BLAKE: AYE; DEPUTY MA OR GENNELL: AYE. MOTION CARRIED.
*NOTE: The date of January Ilh that was stated, actually was a reference to the first
meeting in January, which is t s meeting - the meeting of January 10,2000.
Mayor Partyka asked about ecks and balances to ensure that everything is included in
Agenda packages.
'l':~>
i
'")
CO'MMISSION AGENDA
ITEM D
Consent
Informational
Public Hearing X
Regular
December 13, 1999
Meeting
~~
Mgr. I '.'.. e t.
Authorization
REQUEST:
)
The Community Development Department - Planning Division requests the City Commission
hold a public hearing to transmit the large scale comprehensive plan amendment (LG-CPA-1-99)
to the Florida Department of Community Affairs, that would create a Future Land Use Map
designation "Town Center" and add goal, objectives, and policies to the text of the Land Use
Element of the City's Comprehensive Plan (Volume 2 of2).
PURPOSE:
The plan amendment is intended to establish a Town Center in the Comprehensive Rlan that
would allow creation of a "primary civic, business, and service focus for the City".
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.3184(3)(a) F.S. which state: "Each local governing body shall transmit the
complete proposed comprehensive plan or plan amendment to the state land planning agency,
the appropriate regional planning council and water management district, the department, and
the Department of Transportation immediately following a public hearing pursuant to subsection
(15) as specified in the state land planning agency's procedural rules. The local governing body
shall also transmit a copy of the complete proposed comprehensive plan or plan amendment to
.any other unit oflocal government or government agency in the state that has filed a written
kequest with the governing body for the plan or plan amendment."
CDDlDecembcr 2, 1999/4: 18 PM
/
DECEMBER 13, 1999
PUBLIC HEARING AGENDA ITEM D
Page 2
The provisions of 163.31 84(l5)(b) F.S. which state: "The local governing body shall hold at least
one advertised public hearing on the proposed comprehensive plan or plan amendment as
follows:
1. The first public hearing shall be held at the transmittal stage pursuant to
subsection (3). It shall be held on a weekday at least 7 days after the day that the
advertisement is published.
2. The second public hearing shall be held at the adoption stage pursuant to
-" " subsection (7). It shall be held on a weekday at least 5 days after the day that the
second advertisement is published."
CONSIDERATIONS:
· In 1997, The S.R. 434 Corridor Vision Plan outlined a "Town Center" located around the
intersection of S.R. 434 and Tuskawilla Road.
)
.
Policy 3)c. of the Traffic Circulation Element the City's Comprehensive Plan refers to
the "creation in the undeveloped central area of Winter Springs of a primary civic,
business, and service focus for the City".
· The City Commission has approved a Town Center concept Plan prepared by Dover,
KoW & Partners.
· A specific Town Center Vision Statement has been included to set the framework for the
development of the Town Center, as is encouraged by 163.3167(11) F.S.
· The Local Planning Agency, at its November 3, 1999 and November 24, 1999 meeting
recommended the City Commission transmit the Town Center large scale comprehensive
plan amendment (LG-CP A-1-99) to the Florida Department of Community Affairs for its
review and comment (ORC Report).
FISCAL IMPACT:
None
")
CDDlDeccmbcr 2. 1999/4: 18 PM
DECEMBER 13, 1999
PUBLJC HEARING AGENDA 1TEM 0
Page 3
FINDINGS:
. The proposed future land use change from "Mixed Use", "Commercial", "Rustic
Residential", "Conservation", "Recreational" and "Public Buildings", to "Town Center
District" in the subject area is compatible with surrounding land use designations, since the
land on the south side of S.R. 434 opposite the subject land is FLUM designated
"Commercial". On the north side of Orange Ave. are areas designated in the county enclave
as "Subm:ban Estates" and "Conservation". The Town Center will be compatible with these
designations since the City's Central Winds Park, the Winter Springs High School, and the
single family subdivisions, Tuskawilla Trace and St. Johns Landing provide an appropriate
separation from the higher density/intensity development of the Town Center to the south.
· The comprehensive plan amendment is compatible with the other elements of the City's
Comprehensive Plan
· The comprehensive plan amendment is compatible with and furthers elements of the State
Comprehensive Plan, in Chapter 187 F.S.
)
· The comprehensive plan amendment is compatible with and furthers elements of the East
Central Florida Comprehensive Regional Policy Plan.
STAFF RECOMMENDATION TO THE LOCAL PLANNING AGENCY AND TO THE
CITY COMMISSION:
[November 3rd meeting of LPA] That the City Commission hold a first (transmittal) public
hearing and transmit to the Department of Community Affairs the proposed large scale
comprehensive plan amendment (LG-CPA-1-99), creating a new Future Land Use Map
designation "Town Center District" in the text and on the Future Land Use Map of the
Comprehensive Plan Land Use Element Goals, Objectives and Policies (Volume 2 of2); and
hold a second public hearing, after receiving and reviewing the ORC Report, to adopt the plan
amendment.
[November 24th meeting of LPA] That the City Commission hold a first (transmittal) public
hearing and transmit to the Department of Community Affairs the proposed large scale
comprehensive plan amendment [LG-CP A-I-99] establishing new goals, objectives and policies
for the proposed Town Center in the text of the Comprehensive Plan Land Use Element (Volume
20f2).
)
CDD!Decembcr 2, 1999/4: 18 I'M
,DECEMBER 13, ]999
PUBLIC HEARING AGENDA ITEM D
Page 4
LOCAL PLANNING AGENCY RECOMMENDATION TO THE CITY COMMISSION:
At the November 3rd meeting, the Local Planning Agency recommended that the City
Commission approve (transmit) the proposed Town Center large scale comprehensive plan
amendment to the Florida Department of Community Affairs.
The following motion was made:
"l'dJike to make a motion that this body recommend to the City Commission to approve
the proposed change zone Future Land Use Map designation from "Mixed Use",
"Commercial", "Rustic Residential", "Conservation", "Recreational", and "Public
Buildings" to "Town Center District". The motion was amended by adding "amend my
motion to include also a recommendation to hold a second public hearing, after receiving
and reviewing the ORC (Objections, Recommendations and Comments) Report, to adopt
the plan (LG-CP A-1-99)."
MOTION PASSED
) At the November 24th meeting, the Local Planning Agency recommended that the City
Commission (transmit) the proposed Town Center large scale comprehensive plan amendment
to the Florida Department of Community Affairs.
The following motion was made:
)
"I want to again reiterate for the record that we have participated in numerous public
hearings, there has been quite a bit of input from consultants, as well as staff, we have
attended planning sessions and work sessions and we do feel that a Town Center is
appropriate and therefore since we have passed the Town Center District Code and made
other recommendations I am going to be moving to recommend to the City Commission
that they transmit this large scale comprehensive plan amendment LG-CP A-I-99 to the
Department of Community Affairs (DCA). Mr. Grimms, do we get a ORC (Objections,
Recommendations and Comments) Report on.this? and then, as appropriate, to schedule
a public hearing to consider any objections, recommendations or comments ofthe DCA,
but, as far as the Schrimsher property is concerned and I believe we have some others,
the Spring Landing Investment Limited, the Jessup Shores Limited, and the Euro-
American Investors Group, represented by Sunbelt Investors Group, Mr. A. C. Leerdam,
that this recommendation for transmittal be inapplicable to those particular properties
unless, until a satisfactory developers agreement is negotiated with the property owners
or the property is purchased by other owners who are willing to be bound by it, and/or a
master developer. now, I am recommending that with certain changes. that on page
CDDlDcccmbcr 2, 1999/4: 18 PM
. DECEMBER J 3, 1999
PUBLIC HEARING AGENDA ITEM D
Page 5
three, under the Town Center Vision, at the end there, that we delete the 'master
developer would assume the lead role and work in cooperation with a development
team', that be deleted. that on page four, objective a), that we change the language such
that 'the Town Center should be a compact area centered around the intersection of State
Road 434 and Tuskawilla Road as depicted on the City's FLUM (Future Land Use Map)'.
that under A) 4), under policies, that 'the City Commission may meet with public/private
partnership arrangement with property owners or developers to develop the Town
Center'. under six of a), under policies, that may be modified to delete 'offering City-
owned land' and in place there of substitute 'reserving infrastructure capacity'. that on
page five, b) 1), that we delete three bullet points that start
. buildings fronting streets and public spaces.
· buildings positioned close together and up to the street or square.
. parking lots located behind or to the side of buildings.
)
that those three bullets be deleted. in so far as on page six, under objective b) 5), i am
talking about, on page six, that it read, 'unless mitigated in accordance with law and
pursuant to a development permit issued by the City and other jurisdictional
governmental agencies, wetlands will be preserved as conservation preserved areas,
parks, squares and trails. to the extent feasible, these areas shall be connected to promote
the natural drainage and ecological viability of the Town Center and to further uphold the
designation of winter springs as tree City, U.S.A.', and under objective c) 2) on page six,
that it be changed to read 'the City should design a improved storm water management
plan for the Town Center in order to free up land in the Town Center for private
development. the plan should respond to existing runoff concerns, and improve water
quality through a system-wide approach. the plan should also shorten the approval
process to save developers time and money, provided the development is consistent with
the Town Center' and including the 'retention ponds shall be designed to enhance
neighborhood edges and aesthetics and to provide buffering when appropriate.' i make
this motion based on the findings that the goals, objectives and policies ofthe Town
Center comprehensive plan and amendment are compatible with the other elements of
the City's comprehensive plan, with the state's comprehensive plan in chapter one
eighty-seven (187) and with east central Florida regional planning council comprehensive
policy plan.
MOTION CARRIED.
)
CDDlDcccmber 2, 1999/4: 18 PM
CITY OF WINTEf1 SPf1INGS. FLOf1ID^
1126 E^ST ST^TE RO^O ~3~
WINTER SPRINGS. FLORI()^ 32-/00.2799
Telephone (~07) 327-1000
Community Development Depl.
Planning Division
DEVELOPMENT REVIEW COMMIlTEE
OCTOBER 19) 1999 DEVELOPlv1ENT REVIEW CO:M:MITTEE
MINUTES
)
Submitted by: Tania Haas
Administrative Secretary
Community Development Department
)
CITY OF WINTER SPRINGS
MINUTES
DEVELOPMENT REVIEW COMMJTfEE
REGULAR MEETING
OCTOBER 19, ) 999
1.
CALL TO ORDER
The Development Review Committee meeting was called to order Tuesday, October 19,
1999, at 9:30 a.m. by Chairman Charles Carrington, AlCP in the East Conference Room
of the Municipal Building (City Hall, 1126 East State Road 434, Winter springs, Florida
32708).
Roll Call
Carrington
Grimms
Cook
Jenkins
Houck
Hall
Dallas
LeBlanc
Tolleson
)
ll.
REGULAR AGENDA
A. Winter Springs Executive Park
Pre-Application Meeting, Final Engineering
The above referenced final engineering, pre-application meeting for Winter Springs
Executive Park. There was discussion between City staff and D. Cathcart and J. Cathcart
who represented the project. Stan Mann ofFDOT made comments also.
B. Elizabeth Morse Foundation Property
Large Scale Comprehensive Plan Amendment LG-CPA-2-99
Changing the Future Land Use Map (FLUM) Designation from
County A-IO "Agriculture" to City FLUM Designation "Lower
Density Residential".
The Development Review Committee considered the Elizabeth Morse Foundation
Property Large Scale Comprehensive Plan Amendment to the Land Use Element,
Changing the Future Land Use Map Designation from County R-1 0 "Agriculture" to
"Lower Density Residential". Randy Kirkwood represented Harling Locklin
Associates. Staff members present were Carrington, Grimms, Cook, Jenkins, Houck,
Hall, Dallas, LeBlanc and Tolleson.
)
Randy Kirkwood noted the property is located north of S.R. 434 and south of Lake
Jessup, west of the beltway and east of Spring Avenue.
The Chairman noted for the record that the subject property was approved for annexal ion
at the September 27, ] 999 Commission meeting and is pending rezoning "pproval
Houck, LeBlanc, Jenkins, Hall, Dallas and Tolleson had no comments at this time.
Grimms discussed the boundary survey that calculated greater acreage from 59.45 to
67.85 acres.
Grimms made a motion that the Development Review Committee make the following
recommendation to the Local Planning Agency:
1. That the City Commission hold a first (transmittal) public hearing and transmit to
the Department of Community Affairs the proposed Large Scale Comprehensive
Plan Amendment (LG-CP A-2-99), to change from Future Land Use Map (pLUM)
-designation R-lO "Agriculture" (1 DU per 10 acres maximum) to the City's
FLUM designation of "Lower Density Residential" (1.1 - 3.5 DU per acre) the
Elizabeth Morse Foundation property on the Future Land Use Map of the
Comprehensive Plan Use Element (Volume 2 of2); and
2. Hold a second public hearing, after receiving and reviewing the ORC Report, to
adopt the plan amendment.
Tolleson seconded the motion. The chairman called for any discussion. Hearing none, the
chairman called for the vote. All were in favor. Motion passed.
C. Tuscawilla PUD - Parcel 7 and Parcel 8
Large Scale Comprehensive Plan Amendment LG-CPA-3-99
Changing the Future Land Use Map Designation from "Recreation"
to Designation "Lower Density Residential".
The Development Review Committee considered the Tuscawilla PUD Parcel 7 and
Parcel 8 Large Scale Comprehensive Plan Amendment to the Land Use Element, the
Future Land Use Map Designation .from "Recreation" to "Lower Density Residential".
Rob Holland and Steve Loveland represented Tuscawilla Country Clubs Inc.
John Howell represented the firm Holland and Knight. Joel Ivey represented Ivey, Harris
and Walls, Inc. Staff members present were Carrington, Grimms, Cook, Jenkins, Houck,
Hall, Dallas, LeBlanc and Tolleson.
Joel Ivey presented a brief overview of the proposed project and stated a commitment to
deliver a project consistent with the proposed amendment and also noted his commitment
to deliver a product acceptable to the marketplace.
Grimms summarized Section IV- Findings located in the memo and staff report attached.
)
Houck raised the question how this would impact the tennis court and golf course areas
and had staff made a determination if what has been proposed coincides with the
development agreement.
Joel Ivey stated after a brief discussion that there would be no impact on the tennis court
and golf course areas.
Cook sought clarilication on casements. Joellvey noted that casements would be
J))"int"ined.
)
Hall discussed concerns as they relate to Howell Creek and asked if a wetland survey had
been performed.
Dallas had no comments at this time.
Grimms made a motion that the Development Review Committee make the following
recommendation to the Local Planning Agency:
1. That the City Commission hold a first (transmittal) public hearing and transmit to
the Department of Community Affairs the proposed Large Scale Comprehensive
Plan Amendment (LG-CP A-3-99), to change the Future Land Use Map (pLUM)
~esignation "Recreation" to the FLUM designation of "Lower Density
Residential" (1.1 - 3.5 DU per acre) the Tuscawilla PUD Parcel 7 and Parcel 8
property on the Future Land Use Map of the Comprehensive Plan Land Use
element (Volume 2 of2), and
2. Hold a second public hearing, after receiving and reviewing the ORC Report, to
adopt the plan amendment.
)
Houck seconded the motion. The chairman called for any discussion. Hearing none, the
chairman called for the vote. All in favor except LeBlanc. Motion passed. LeBlanc
began discussing inclusion of additional language to motion as passed. Houck added that
he agreed with LeBlanc's suggestion for additional.language.
LeBlanc requested the chairman to entertain a second motion modifying the motion as
voted. The chairman accepted the request, but remarked that there must be a motion to
amend a previously adopted motion. LeBlanc stated "so moved"; seconded by Houck.
LeBlanc stated the he makes the following motion:
That the development conform to the existing Development Agreement and that any
development meets all the current regulations of the City.
Houck seconded the motion. The chairman hearing no further discussion called for the
vote. Motion passed unanimously.
D. Town Center
Large Scale Comprehensive Plan Amendment LG-CPA-1-99
Creating a New Designation "Town Center".
The Development Review Committee considered the Large Scale Comprehensive Plan
Amendment to the Land Use Element, creating a new designation "Town Center" to the
Future Land Use Map. Staff members present were Carrington, Grimms, Cook, Jenkins,
Houck, I-Jail, Dallas, LeBlanc and Tolleson.
)
Chairman Carrington bricny discussed the proposed project's history and informed staff
the third reading of Ordinance 707 dealing with the Town Center District boundary and
(Zoning) Code was scheduled for the October 25, 1999 Commission meeting.
Grimms discussed the current status of the Town Center Large Scale Comprehensive
Plan Amendment. (memo and staff report attached)
LeBlanc, Cook, Jenkins, Dallas, Tolleson, Hall had no comments at this time.
Grimms made the motion that the Town Center Large Scale Comprehensive Plan
Amendment be forwarded to the City's Local Planning Agency. Grimms noted the
suggested DRC recommendations to the LPA (attached). All voted aye.
There was much discussion on staff s preference of obtaining legal advice from the City
Attorney upon submittal of site plans that are contrary to the adopted guidelines.
ill.. FUTURE AGENDA ITEMS
(None)
fV. ADJO~NT
Hearing no further business, the Chairman adjourned the meeting at 10:47 am.
)
)
CITY OF WINTER SPf1INGS, FLORIDA
112G EAST STATE ROAD '13'1
WINTER SPRINGS. r-LORID^ 32700-2799
Tclcphonc ('107) 327-1000
Community Development Dept.
Planning Division
LOCAL PLANNING AGENCY
JUNE 2, 1999
LOCAL PLANNING AGENCY lvlINUTES (part)
)
Submitted by: Andrea Lorenzo-Luaces
Deputy City Clerk
')
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I'A' d" ) OF .\
11.
REGULAR AGENDA
A. Town Center L:lrge SC:lle Comprehensive Pl:ln Amendment to the L:lIHl
Use Element, Volume 2 0(2 Future L:lnu Use Map (20JO) (LG-CPA-J-99)
Mr. Thomas Grimms, AlCP, Comprehensive Planning/Zoning Coordinator briefed the
Board on the Findings and the Recommendations from tonight's report.
There was discussion on Attachment "A" regarding a cut-off; the 240 acre parcel; and the
proposed area comprising the expanded Town Center. .
The Board discussed potable and re-use lines. Mr. Grimms agreed to change the double
reference involving the potable lines; and he agreed to change the reference to water lines
mentioned with sanitary lines. Mr. Grimms also agreed to amend the references to
endangered species, to include animals and fauna.
')
The Board next discussed whether borings .or geotechnical reports were performed; if any
enclaves were being considered; suggestions of possible land speculation; the proximity
of the planned Town Center; wetlands; the closeness of the planned Town Center to Lake
Jessup; how the City's Comprehensive Plan is involved; the future of McDonald's; and
the current status of a new grocery store to be located in the Town Center.
The timeline and the Development of Regional Impact (DRl) was next discussed. Mr.
Grimms agreed to provide the Board with additional information regarding this.
Chairman Tom Brown asked Mr. Grimms, "For the record, bring us to date on some of
the lands - like with the map of the Kingsbury, the lands that were in the dotted line
section, as to their status". Chairman Brown then added, "The progress that he has made
for the record, in various areas and areas where he is working, and if there is any
information on the overpass of the trail which is going to go across 434; if that is still a
possibility or what you do know about it. I think that would fill us in a little bit on some
of the questions".
Mr. Grimms and the Board further discussed individuals moving for the right price;
enclaves; the Dover Kohl study; the Kingsbury property; and what other areas we would
like to consider for annexation.
Regarding the Trail, Mr. Grimms explained the funds that may be available for this
project; and that his understanding was that horses could traverse the overpass. There
were further comments about the Cross-Seminole Trail; the projected path; green spaces
that are interlocked into this plan; and the relationship to the planned Town Center.
)
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The Board and Mr. Grimms spoke or the public's preference to NOT have the typical
strip shopping centers in the city, lInd that the Commission h(ls responded accordingly.
They (llso discussed the current public-priv(lte partnership thLlt is currently going on.
Chairman Tom Brown then said to Mr. Grimms, "Again, for the record. and for our
information, even though we're not voting on the amendment for the amended second
phase. which could be - could you give us an overview. I know there was one - but for
the record, and for everyone on this Board. so that we know that they have heard it, I
would also appreciate it if you would give us an overview on the other area - for
information purposes".
Mr. Grimms further explained an Agreement involving the Casscells Trust in relation to
the GreeneWay Interchange District. There was further discussion on the "expanded
town center"; and what it might encompass. Discussion.
)
Chairman Brown next stated, "For the record again, I'd like to get it into the record, I
think there's a lot of great opportunities here, that's being missed. A few years ago,
matter of fact, about five or six years ago, 1 had written a lot of articles to various people
to try and get the trail to be a Trolley. and now - it would have taken the kids to th~ high
school - it would have taken the children to the Tuscawilla area, it could have ran down
the middle of 434 and 17-92 and it could eliminate a lot of school bussing, and of course,
we would not have a trail. we'd have a trolley. But, now with this Town Center, I think it
was a good idea. now, and in hind sight, I think it was a tremendous idea I had, even
though no one picked it up and pursued it".
Chairman Brown further spoke about diggings in the area, and he suggested that some
type of historical type of building for historical items should be included in the area. He
asked that Mr. Joshi (of Joshi and Associates) be informed of this. Discussion.
The Board further discussed preserving nature; that the shores of Lake Jessup should not
be blocked from the general public; environmentally sensitive land; preserving Lake
Jessup; and mitigation.
Tape I/Sidc B
)
"I WOULD MAKE A MOTION THAT THE LOCAL PLANNING AGENCY,
WEARING THAT HAT, RECOMMEND TO THE CITY COMMISSION THAT
THEY -HOLD A FIRST TRANSMITTAL PUBLIC HEARING AND TRANSMIT
TO D.C.A. THE PROPOSED LARGE-SCALE COMPREHENSIVE PLAN
AMENDMENT (LG-CPA-1-99), CREATING A NEW (FLUM) FUTURE LAND
USE MAP DESIGNA nON CALLED THE "TOWN CENTER DISTlUCT" IN
THE COMPREHENSIVE PLAN LAND USE ELEMENT GOALS, OBJECTIVES,
AND POLICIES OF VOLUME 2 OF 2; AND FURTHER THAT THE CJTY
)
)
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MINIIII,\
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I'ALI: ~ ()I: "
COMMISSION - WE RECOMMEND THEY HOLD ^ SECOND PUBLIC
HE^RING, ^FrEr~ GETTING THE ORC REPORT FROM D,CA. TO ADOPT
THE PLAN. THAT IS BASED UPON THE FINDINGS THAT HA VI!: BEEN
PROVIDED TO US, BY STAFF, IN THE REPORT, THAT PRECEEDED THE
STAFF'S RECOMMENDATIONS AND THE VARIOUS BULLET POINTS IN
THOSE FINDINGS OF ROMAN NUMERAL IV".
MOTION BY BILL FERNANDEZ. SECONDED BY ROSANNE KARR.
DISCUSSION. VOTE: CARL STEPHENS, JR.: AYE; MARC CLINCH: AYE;
BILL FERNANDEZ: AYE; ROSANNE KARR: AYE; TOM BROWN: AYE;
AYE. MOTION CARRIED.
AGENDA ITEM
FOR THE LOCAL PLANNING AGENCY
NOVEMBER 24TH MEETING
)
)
0ECEMBER 13, ] 999
PUBLJC HEARJNG AGENDA JTEM D
") Page 6
Another motion was made:
"I move to recommend to the City Commission that they transmit LG-CPA-4-99, for
transmittal to the Department of Community Affairs and to further schedule an
appropriate public hearing to receive any objections, recommendations or comments
from DCA, I understand on an emergency type basis, with the following changes. under
B) 3) e) on page five, that the end of the first sentence will read, 'and will not materially
adversely impact historic or archaeological resources or existing residential
neighborhoods"
Motion was amended by the initiator of the original motion:
"By the way, that recommendation is based on the one, two, three, four, five bullet point
findings under Roman numeral three, together with the additional findings that it meets
the City's policies, goals and objectives as well as the state's, as well as the East Central
Florida Regional Planning Council."
MOTION CARRIED
) IMPLEMENTATION SCHEDULE:
The City Commission would hold a second (adoption) public hearing within sixty (60) days after
receiving the ORC Report from DCA (estimated to be received around the first part of March).
Staff then develops any needed response to the ORC Report. The second public hearing is
advertised and held (estimated to be in May). The ordinance would take effect immediately
upon adop~ion by the City Commission
ATTACHMENTS:
A. Map of location of the proposed Town Center.
B. Staff Reports for November 3rd and November 24th, 1999 LP A meetings.
C. Minutes of November 3rd and November 24th, LPA Meetings.
D. Revised language incorporated into Town Center Vision Goals, Objectives and
Policies per LPA Meeting of November 24, 1999.
COMMISSION ACTION:
.,
J
/
CDDlDcccmbcr 2.1999/4: 18 PM
ATTACHMENT A
) .
)
)
)
i'
A. Town Center District Boundary Map
t.t:.r.......u"'l District Boundary
- - County Enclaves (not in city)
~ Jurisdictional Wetlands
)
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ATTACHMENT B
)
)
)
AGENDA ITEM
FOR THE LOCAL PLANNING AGENCY
NOVEMBER 3RD MEETING
)
)
C,-IY 01' WINTEH SPldNGS. Fl_onl{)^
11~G EAST STArE nOA[) <13<1
wlNTEn SI'nINGS_ FLonlDA 3270U-2799
Telephone (<107) 327-1000
Communily Developmenl Depl.
Planning Division
PLANNING & ZONING BOARD I LOCAL PLANNING AGENCY
AGENDA ITEM:
II. D.
TOWN CENTER
LARGE SCALE COMPREHENSIVE PLAN AMENDMENT
LG-CP A -1-99
STAFF REPORT:
)
The Community Development Department - Planning Division Staff Report to the
Development Review Committee on the above proposed comprehensive plan amendment
is attached along with the minutes of the DRC on this item.
NOTE:
This proposed plan amendment came before the Local Planning Agency
on June 2, 1999 for review and recommendation for the Spring, 1999
Amendment Cycle. Due to various changes to the proposed Town Center
Concept, the plan amendment was not submitted to the Florida
Department of community Affairs for the its review and comment during
the Spring, 99 Amendment Cycle. As a result it is now being resubmitted
as part of the review process for the Fall, 1999 Amendment Cycle.
NOTE:
Minutes of the LP A June 2, 1999 meeting is attached (behind the DRC
-_minutes of October 19, 1999).
)
)
CI T Y 0 F WIN T I: Il SPill N G S. I- Lon I () ^
--------.- .-~._._-_.__._- -.. ..-~--- -. ---" --. -..--~-_._--_._..._---------_._--- _.~.. -----._~-
11%6 EASl ~;TME nOAO -13-1
w,r,riEn SpnINGS. FLOHIOA 32i'01l.2i'99
Tclcr>honc (-107) 37.7.1000
Community Development Depl.
Planning Division
MEMORANDUM
TO:
Development Review Committee
FROM:
Thomas Grimms, AICP Comprehensive Planning/Zoning co~ ~
October 14, 1999
DATE:
RE:
DRC Review of Proposed Town Center Large Scale
Comprehensive Plan Amendment for October 19th meeting.
)
Current Status of the Town Center Large Scale Comprehensive
Plan Amendment
DRC REVIEW OF PROPOSED TOWN CENTER PLAN AMENDMENT:
The proposed Town Center will have a significant impact on the City's development and
image within central Florida. Town centers are roots of the local and regional economy,
and are key to a sustainable tax base. The development of the Town Center requires the
transmittal of a major comprehensive plan amendment to the City's Comprehensive Plan
and will also require a new zoning district be created to realize the Town Center Concept
Plan prepared by Dover, Kohl & Partners and adopted by the City Commission. The
Development Review Committee historically has been the staff level forum to review
developments. proposed in the City. As the proposed plan amendment will have a
significant impact on how land development will occur within the boundaries of the
proposed Town Center, the DRC needs to review and make recommendation to the Local
Planning Agency (LP A). The LP A will review the amendment and make
recomm~ndation on 11/3//99 to the City Commission whether the plan amendment
should be transmitted to the Florida Department of Community Affairs and whether it
should be adopted, adopted with changes, or voted down at a second public hearing to be
held by the Commission.
)
CURRENT STATUS:
The Town Center plan amendment is scheduled for the November 3rd Local Planning
Agency meeting. The recommendation of the LPA then goes to the City Commission.
[per 163.3174(4)F. S. and 9J-11(1)(a)1. F.A.C.] The plan amendment will be
scheduled for the City Commission meeting on December 13th as the first public hearing
(transmittal) on the proposed amendment. [per 163.3184(15)(b)1. F.S. and
9J-11.(1)(a)(2. F.A.C. ]
Presently, the area of the Town Center as indicated in the Dover Kohl plan has the
following Future Land Use Map (pLUM) designations:
Mixed Use
Commercial
Rustic Residential
Public Buildings
Recreation
Conservation
NATURE OF THE PROPOSED CHANGE:
)
The Town Center plan amendment would create a new FLUM designation of "Town
Center". While the Town Center FLUM designation also allows mixed use, it
emphasizes greater flexibility compared to the present "Mixed Use" FLUM designation.
The present Mixed Use category restricts residential density to no more than 10 DU per
acre. The proposed Town Center FLUM designation has no restriction. The present
Mixed Use FLUM designation also states a proportion of uses; "No mixed use shall have
a non~residential use exceeding 50% of the gross land area. Open space shall not be less
than 20%, and public uses, utilities or wetland conservation easements no less than 5%.
Residential uses may take up to 75% of the gross land area." The Town Center PLUM
category proposes no such restriction.
BACKGROUND:
)
The Town Center large scale comprehensive plan amendment arose out of the City
Commission's intent to carry out the requirement of the Traffic Circulation Element of
the Comprehensive Plan in Goal 1) Objective A, Policy 3 c which states in part". . . the
creation in the undeveloped central area of Winter Springs of a primary civic, business
and service focus for the City." The Commission held a series of meetings encouraging
public input on a proposed Town Center. At those meetings, the Commission heard loud
and clear from the residents that they did not want anymore strip shopping centers or "big
box developments". This input prompted the Commission to consider alternative
development approaches with the eventual decision to embark upon a "neo-traditional" or
"new urbanism" concept for the Town Center. Dover, Kohl & Partners were contracted
by the Commission for their expertise in type of development. Gibbs Planning Group,
Inc. was brought on board to perform the economic study for the Town Center, which
they did. Dover, Kohl held workshops to receive input from residents and property
owners, which resulted in a Town Center Concept Plan being adopted by the City
Commission. The Commission directed Dover Kohl & Partners to prepare a Town
Center (Zoning) Code, which they did. A first reading of Ordinance 707 to adopt the
Town Center Code was held, but the second reading and adoption was rescheduled a
number of times due to concerns and objections of principally one property owner. The
previous master developer, experiencing difficulties with certain property owners,
particularly one, notified the City of its desire to withdraw from the Town Center project.
A new master developer was contracted by the City. The new master developer
expanded the TownCenter project from the original 230+ acre concept to include
approximately 900+ acres. The Master Developer proposed development of a hotel-
convention complex near the beltway on the Casscells Trust property and on the
Elizabeth Morse Foundation property. This proposed development and the "expanded"
Town Center Concept is still under study with the master developer trying to secure
commitments from property owners. The proposed Town Center plan amendment that is
scheduled to go before the LP A on November 3rd only includes the original area proposed
by Dove-Kohl & Partners.
)
)
PLAN AMENDMENT REVIEW PROCESS:
October 19, 1999
. November 3, 1999
December 13, 1999
Near End of February, 2000
I~, April, 2000
In May, 2000
)
[ Fall Amendment Cycle]
Development Review Committee
review and recommendation to the
Local Planning Agency
Local Planning Agency review and
recommendation to City Commission
City Commission votes to transmit
plan amendment to DCA for its
review and ORC Report.
DCA sends ORC Report to City.
City responds to ORC Report and
advertises for 2nd public hearing.
City Commission holds 2nd public
(adoption) hearing.
CITY 01: WIr'-JrI::11 SPI\lr--lCS. FL()I1IDA
____.__ ..________~_______________+________.____~___n__.___.._" __..._.__..._..~.__... -~.._.____
11;>G E^ST ~';TME flO^() <1:J<1
WINTC,fl SPIIINGS. F'-OIlIO^ 32700-%799
Tclcr>honc (<10"1) 327-1000
Community Development Depl.
Planning Division
DEVELOPMENT REVIEW COMMITTEE AGENDA ITEM:
II. LARGE SCALE COMPREHENSIVE PLAN AMENDMENT TO THE LAND
-USE ELEMENT, VOLUME 2 OF 2 FUTURE LAND USE MAP (2010)
CREATING A NEW DESIGNATION "TOWN CENTER". (LG-CPA-1-99)
COMMUNITY DEVELOPMENT DEPARTMENT-
PLANNING DMSION STAFF REPORT TO THE DRC
APPLICABLE LAW AND PUBLIC POLICY:
The Development Review Committee (DRC) has historically been the staff level forum to
review developments proposed in the City.
The provisions of 163.3174(4) Florida Statutes which states "Be the agency (Local Planning
Agency) responsible for the preparation of the comprehensive plan or plan amendment and
shall make recommendations to the governing body regarding the adoption or amendment of
such plan. During the preparation of the plan or plan amendment and prior to any
recommendation to the governing body, the Local Planning Agency shall hold at least one
public hearing, with public notice, on proposed plan or plan amendment.
The provisions of Sec. 2-57 of the City Code which state in part". . .the planning and
zoning board shall serve as the local planning agency pursuant to the county comprehensive
planning act and the local government comprehensive planning act ofthe state. . ."
I. BACKGROUND:
APPLICANT:
)
City of Winter Springs
1126 East S.R. 434
Winter Springs, FL 32708
(407) 327-] 800
Development Review Committee
October 19. ) 999 mceti,,);
1-":"1 i\H1C'ndmcnt Cycle. 1999
To......n Center Amcnwncnt
LG-CP1\-1-99
)
)
REQUEST:
For the Development Review Committee to review and make recommendation to the Local
Planning Agency on creating a new Future Land Use Map designation WTown Center", in
the Comprehensive Plan Land Use Element Goals, Objectives and Policies (Volume 2 of2).
PURPOSE:
The City intends to carry out the mandate of Policy 3)c. under Objective A of Goal 1 of the
Traffic Circulation Element which states in part ". . .the creation in the undeveloped central
area of Winter springs of a primary civic, business and service focus for the City."
AREA OF PROPOSED NEW "TOWN CENTER DISTRICT" FLUM DESIGNATION:
Approximately 240 acres.
GENERAL LOCATION:
)
The area of the Town Center would encompass the area around the intersection of S.R 434
and Tuskawilla Road, an area just south of Wagner's Curve and the majority of the area
north of S.R 434 between Wagner's Curve (the smoothed curve of S.R 434) to Howell
Creek, with the exception of the county enclave along Lake Jesup and Tuskawilla Trace and
St. Johns Landing residential subdivisions. (See map)
LEGAL DESCRIPTION:
(Not Applicable)
EXISTlNG LAND USE OF SUBJECT PROPERTY: (TOWN CENTER AREA)
Approximately 85% vacant; approximately 60% wooded. The major buildings are: the
Winter Springs High School; the City Hall; the U.S. Post Office. There are three (3)
commercial ~uildings around the intersection of S.R. 434 and Tuskawilla Road, and
scattered residential structures elsewhere.
CHRONOLOGY OF SUBJECT PROPERTY: (TOWN CENTER AREA)
The area of the Post Office and the three (3) properties immediately east of the City Hall
were annexed prior to 1971. The area of the high school was annexed March, 1993.
Development Review Commillcc
October 19. 1999 Illeet inG
Fall Amendment Cycle. I')')')
To\vn Center Amendment
2
LG.cr A.I.,),)
II. CONSIDERATIONS:
EXISTING LAND USES ADJACENT TO SUBJECT PROPERTY:
North:
South:
East:
West:
vacant, treed area and single family residential towards Lake Jesup in the
county enclave.
vacant land, manufactured home community.
Howell Creek wetland area.
largely vacant area; county enclave with single family residential and soon
to be build 352 residential unit Parkstone Subdivision; large wetland area
south of S.R. 434 in a north-south alignment.
FUTURE LAND USE DESIGNATION OF SUBJECT PROPERTY:
Existing:
)
Requested:
"Mixed Use", "Rustic Residential", "Commercial", "Recreational" ,
"Conservation" and "Public Buildings".
New FLUM designation "Town Center".
FUTURE LAND USE DESIGNATIONS ADJACENT TO SUBJECT PROPERTY:
North:
South:
East:
West:
)
[ Lake Jesup and county enclave] "Suburban Estates" (lDU per acre
max.) and "Conservation".
[county enclave] "Medium Density Residential" (10 DU max per acre),
"Conservation" and "Industrial" and [in City] "Moderate Density
Residential"
"Commercial" and "Conservation"
[county enclave] "Suburban Estates (1 DU per acre max) [in City]
"Commercial", "Conservation", "Moderate Density Residential" (3.6 to
6.5 DU per acre)
Development Review Comrnincc
Oelober 19. ) 999 mCclin!:
F'II Amcndmcnt Cycle. ) 999
To",,, Center Amenwncnl
3
LG.CPI\.]-99
)
III. COMPREHENSIVE PLAN AMENDMENT ANALYSIS:
The following summarizes the data and issues which staff analyzed in reviewing this application:
· Town Center Master Plan - Winter Springs, Florida (prepared by Dover, Kohl & Partners,
Gibbs Planning Group, Inc., and Michael Design Associates, Inc., March 23, 1998.)
· Commercial Planning Study for the Town Center of Winter Springs, Florida (prepared by
Gibbs Planning Group, Inc., March 23, 1998)
A. PlJBl,IC FACILITIES:
1. ROADSffRAFFIC CIRCULATION:
a. Availability of Access:
S.R. 434 and Tuskawilla Road traverse the area of the proposed Town Center
and form one of the major intersections of the City.
b. Function Classification:
S.R. 434 is an urban arterial 4-lane east west roadway. Tuskawilla Road is a
minor urban arterial.
c. Improvements/expansions (including right-of-way acquisition) already
programmed or needed as a result of the proposed amendment.
Florida Department of Transportation has recently completed road widening to
four (4) lanes that portion between the intersection ofS.R. 434 and /S.R 419
and the intersection of S.R. 434 and Tuskawilla Road. FDOT is now in the
process of widening to four (4) lanes that portion ofS.R. 434 east ofTuskawilla
Road to the Beltway.
2. SANITARY SEWER, SOLID WASTE, STORMW ATER MANAGEMENT,
POTABLE WATER:
POTABLE WATER:
a. Facilities serving the site.
None.
)
Development Review Comrnillcc
October I '). I ')')') meeting
1"11 Amendment Cycle. 199')
Town Center J\mendmcnt
<1
LG.CP^-I-,),)
b. Imp-fovcmcnts/cxpansions needed as a result of prop-osed amendment:
The City will be responsible for engineering aspects of all potable lines in the
Town Center area. The City will negotiate with the Master Developer on laying
all water lines within the Town Center area.
SANITARY SEWER:
a. Facilities serving the site.
None.
b. Improvements/expansions needed as a result of proposed amendment:
The City will be responsible for engineering aspects of all sewer lines in the
Town Center area. The City will negotiate with the Master Developer on laying
all sewer lines within the Town Center area.
RE-USE WATER SYSTEM:
)
a.
Facilities serving the site.
None.
b. Improvements/expansions needed as a result of proposed amendment:
The City will be responsible for engineering aspects of all re-use water lines in
the Town Center area. The City will negotiate with the Master Developer on
laying all water lines within the Town Center area.
DRAINAGE/STORMW ATER:
a. Facilities serving the site.
None.
D.
Improvements/expansions needed as a result of proposed amendment:
:)
If the property is developed, then the project must meet Sec. 9-241 City Code
requirements. Post development runoff cannot exceed pre-development runoff.
(Use 25 year storm, 24 hour storm standard) Stormwater Calculations required
~velopmenl Review Comminee
October 19.1999 meeting
Fall ^mendmenl Cycle. 1999
Town Cenler Amendment
5
LG-CP^-1.99
)
)
in retention ponds arc to be constructed with storm pipes or swales. There must
be a clear recorded easement for the pipes and/or swales. The easement must be
definitive for maintenance of structural facilities.
SOLID WASTE:
a. Facilities serving the site.
The City has an exclusive franchise agreement with Browning Ferris Industries
for collection.
~. Improvements/expansions needed as a result of proposed amendment:
None.
3. RECREATION AND OPEN SPACE
a. Facilities serving the site.
None.
)
b.
Improvements/expansions needed as a result of proposed amendment:
None, if commercial development with no residential component is proposed. If
residential component proposed then recreation and open space or fees in-lieu
will be required.
B. LAND USE COMPATIBILITY:
1.
SOILS:
The Soil Survey of Seminole County. Florid!!, published by the Soil Conservation
Service of the US. Department of Agriculture notes: "While many factors other than
soils are important in planning for orderly development, soil quality is a basic and
continuing factor. It demands full consideration, not only as a guide in determining
:use but also as a measure of the kind and magnitude of problems that must be
overcome for specific uses. The decisions on urban uses are not necessarily
detennined on the basis of suitability. The physical characteristics and qualities of the
soil become paramount, and interpretations are more directly concerned with the
limitations, restrictions, or hazards and suggests corrective practices needed to prevent
serious mistakes."
Development Review Commillec
October 19. 1999 meeting
Fall ^mendment Cycle. 1999
Town Center Amendment
6
LG-CP!\-1-99
')
The soils in the proposed Town Center area are: [ (#) - indicates soil map designation]
(6) Astatula-Apopka fine sands, 0 to 5%
(9) Bassinger and Delray fine sands
(l0) Bassinger, Samsula, and Bontoon soils, depressional
(l ]) Bassinger and Smyrna fine sands
(13) EauGallie and Immokalee fine sands
(20) Myakka and EauGallie fine sands
(24) Paola-St. Lucie sands, 0-5% slopes
(27) Pomello fine sands, 0-5% slopes
(3]) Tavares-Millhopper fine sands, 0-5%
(35) Wabasso fine sand
')
(6) Astatula-Apopka fine sands, 0 to 5%. The soils in this map unit are nearly level
to gently sloping and excessively drained and well drained. These soils are on
hillsides and ridges on the uplands. Astatula soil is excessively drained, and
Apopka soil is well drained. The soils in this map unit are used mainly for
homesites and other urban development.
(9) Bassinger and Delray fine sands. The soils in this map unit are nearly level and
poorly drained and very poorly drained. Basinger soil is poorly drained and
Delray soil is very poorly drained. These soils are in sloughs and poorly defined
drainageways. The slopes are dominantly less than 2%. The soils in this map
unit are poorly suited to use for homesites and other urban development. The
main limitation is wetness. To overcome wetness, a water control system is
needed to provide for subsurface drainage and to remove excess surface water.
(10) Bassinger, Samsula, and Hontoon soils, depressional - The soils in this map unit
are nearly level and very poorly drained. These soils are in swamps and
depressions. The slopes are dominantly less than 2 percent. In their natural
state, the soils in this map unit are not suited to use for homesites, commercial or
recreational development, or sanitary facilities. The main limitations are
ponding, excess humus, low strength, and subsidence.
(13) EauGallie and Immokalee fine sands: The soils in this map unit are nearly level
and poorly drained. The slopes are dominantly less than 2 percent. The soils in
t~s map unit are poorly suited to use for sanitary facilities, building sites, or
recreational development. The main limitations are seepage and wetness. Water
control, including drainage outlets, is needed to overcome wetness. Fill material
should be added to make these soils suitable for most urban use.
(;20) Myakka and EauGallie fine sands: The soils in this map unit are nearly level and
poorly drained. The slopes are dominantly less than 2 percent., The soils in this
map unit are poorly suited to use for sanitary facilities, building sites, or
recreational development. The main limitations are seepage and wetness. Water
control, including drainage outlets, is needed to overcome wetness. Fill material
should be added to make these soils suitable for most urban use.
)
Development Review Committee
October 19. 1999 meetinG
r,1I Amendment Cycle, 1999
Town Center AIncndrncnl
7
I.G.CPA-I-?9
)
(3)) Tavares-Millhopper fine sands, 0 to 5% slopes. The soils in this map unit are
nearly level to gently sloping and moderately well drained. These soils are on
low ridges and knolls on the uplands. The slopes are 0 to 5% in 80% of the map
unit. The soils in this map unit are well suited to use for homesites, other urban
use, or recreational development.
(35) Wabasso fine sand. This soil is nearly level and poorly drained. It is on broad
plains on the flatwoods. The slopes are dominantly less than 2%. This soil is
poorly suited to use for homesites, other urban development, recreational
development, or sanitary facilities. Water control is needed to overcome
wetness.
2. TOPOGRAPHY:
-The subject area ranges from a high offorty-five (45) feet (above mean sea level) in a
north-south direction encompassing the areas on the west side of S.R. 434 and on the
east side of Tu skawill a Road to twenty-five (25) feet toward Winding Hollow
residential subdivision and toward Howell Creek wetland area.
3.
FLOOD PLAIN AREA:
)
A review of the FEMA National Flood Insurance Program Rate Map (12117C0135-E;
April 17, 1995) indicates the eastern portion of the subject area towards Howell Creek
is located within the 100 year flood plain area.
4.
NATURAL RESOURCES, mSTORIC RESOURCES.
No natural or historic resources are known to exist on the subject land at this time.
5. WlLDLIFE AND SPECIES DESIGNATED AS ENDANGERED, THREATENED
OR SPECIAL CONCERN:
No federally listed endangered plants are known to exist in the county. It is essential
that surveys of such species be completed prior to site development of parcels
containing native vegetation communities. The subject parcel does !lot have native
vegetation communities due to prior clearing and replanting with long-needle pine.
6. NUISANCE POTENTIAL OF PROPOSED USE TO SURROUNDlNG LAND
USES.
The proposed future land use change from "Mixed Use" to "Greenway Interchange
District" should not negatively impact adjacent land uses, since on the north side of
S.R. 434 the land is designated FLUM "Commercial" also or "Conservation". The land
on the south side of S.R. 434 opposite the subject land is FLUM designated
"Commercial".
)
Local Planning AGCIlcy
JUne 2, 1999 meetinG
SprinG Amendmelll Cycle, 1999
Tov..'T1 Center Amenruncnt
8
LG-CPA-I-99
1
5. FLORA AND FAUNA SPECIES DESIGNATED AS ENDANGERED,
THREATENED OR SPECIAL CONCERN:
No federally listed endangered plants or animals are known to exist in the county. It is
essential that surveys of such species be completed prior to site development of parcels
containing native vegetation communities. The subject area does not have native
vegetation communities due to prior clearing and replanting with long-needle pine.
c.
ECONOMIC DEVELOPMENT:
)
It hau>een the desire of the City Commission and the City Administration to vary the tax
base and to provide a civic, government and business focus for the City. The proposed
Town Center will achieve both goals. The proposed commercial area will be part of a 240
acre mixed use Town Center development. The commercial focus of this development will
be the comer of the intersection of S.R. 434 and Tuskawilla Road. A Commercial Planning
Study for the Town Center of Winter Springs. Florida. prepared by Gibbs Planning Group.
Inc.. March 23. 1998 forecasts expenditure potential of the recommended tenant mix at
sales of$ 19,593,500 concludes "that the trade areas of the proposed Winter Springs,
Florida mixed use development can support an estimated 92,500 square feet of commercial
development in the early phases of residential buildout. Th recommended development is to
be a cohesive mix of general/convenience retail/service within a well designed urban Town
Center. The commercial development is recommended to be primarily located on the north
side ofS.R. 434 running along both sides of Tuskawilla Road and extending into some side
streets. This study also suggests that the proposed commercial buildings be multi-storied
and include both residential and office." The report goes on to "that the commercial
component of the proposed mixed-use development in Winter Springs, Florida should have
a combination of community-oriented and neighborhood-oriented retail. This center will be
geared primarily to residents of Winter Springs; however, consumers will likely shop this
commercial component from western Oviedo, and northern Casselberry."
D.
CONSISTENCY/COMPATIBJLITY WITH CITY, STATE, AND REGIONAL
COMPRElmNSIVE PLANS:
1. WIlli THE CITY COMPREHENSIVE PLAN:
*
The creation of a Town Center is compatible with and consistent with the City's
Comprehensive Plan. It implements Policy 3)c. under Objective A of Goal 1 of
the Traffic Circulation Element which states in part:
)
". . . .creation in the undeveloped central area of Winter Springs of a
primary civic, business and service foclIs for the City."
Development Review Commitlc.;
October 19. 1999 meelin!;
1',11 Amendmenl Cycle. 1999
Town CcntCl An'lCndn1CY)\
<)
LG.CPA-I.99
>to
The Town Center area is envisioned to be a mixed use development involving
retail commercial, residential, and office uses. The mixed use concept of these
land uses is compatible with the county's Future Land Use Map "Commercial"
and "Office" designation to the south in the county enclave and with the City's
"Commercial" designation to the west along S.R. 434
'"
The comprehensive plan amendment is compatible with and not in conflict with
the other elements of the City's Comprehensive Plan, specifically:
Land Use Element:
Objective A under Goal 3
Objective B of Goal 1
Objective A under Goal 2
Policy 1 of Objective B under Goal 3
Conservation Element:
Policy 2 of Objective B under Goal 1
Policy 8 of Objective B under Goal 1
)
Recreation and Open Space Element:
Policy 1 of Objective H under Goal 1
Policy 2 of Objective H under Goal 1
Objective J under Goal 1
Sanitary Sewer Sub-Element:
Policy 2 of Objective C under Goal 1
Storm Drainage and Natural Groundwater Aquifer Recharge Sub-Element:
P.~licy 1, 3,4 of Objective B under Goal 1
Policy 8 of Objective C under Goal 2
Intergovernmental Coordination Element:
Policy 1 of Objective D under Goal 1
Objective E under Goal 1
Policy] a, 1 d of Objective F under Goal 1
)
Dcvcloprncnt Review Commillcc
October 19. 1999 meetinG
1',11 Amendment Cycle. 199~
Town Cenlcr Amendment
]0
LG-CPA-I-99
2.
WITH THE STATE COMPREIIENS)VE PLAN:
163.3) 77( I O)(A) F.S.
\
I
The comprehensive plan amendment is compatible with and furthers goals and policies
of the State Comprehensive Plan in Chapter 187 f. S.
List of goals, objectives and policies that indicate consistency with the State
Comprehensive Plan: 9J-5.021(4) F.A.C.
STATE COMPREHENSIVE PLAN
(16) Land Use
Goal (a), Policy 1
(18) Public Facilities
Policy 4
(22) The Economy
Policy 1,3, 12
)
NOTE: A Local comprehensive plan shall be consistent with a Comprehensive
Regional Policy Plan or the State Comprehensive Plan if the local plan is
compatible with and furthers such plans. 9J-5.021(1) F.A.C.
The term Ucompatible with" means that the local plan is not in conflict with
the State Comprehensive Plan or appropriate comprehensive regional
policy plan. The term Ufurthers" means to take action in the direction of
realizing goals or policies of the state or regional plan. 9J-5.021 (2) F.A.C.
For the purposes of determining consistency of the local plan with the State
Comprehensive Plan or the appropriate regional policy plan the state or
regional plan shall be construed as a whole and no specific goal and policy
shall be construed or applied in isolation from the other goals and policies
in the plans. 9J-5.021(2) F.A.C.
3. WITIfTHE EAST CENTRAL FLORIDA COMPREHENSIVE REGIONAL
POLICY PLAN: 186.507 F.S.; 27-E-4 F.A.C.
The comprehensive plan amendment is compatible with and furthers goals and
policies of the East Central Florida Comprehensive Regional Policy Plan.
List of goals, objectives and policies that indicate consistency with the East
Central Florida Comprehensive Regional Policy Plan: 9J-5.021 (4) F.A.c.
)
Development Review Cornnlittcc
To\....n Center ArncnJrncnt
October 19. 1999 meelin/;
rail Amendment Cycle, 1999
II
LG-CPI\-1.99
EAST CENTI\AI. F!.OIUI)/\ COMPIU~III:NSIVE
REGIONAL POLICY PLAN
Policy 57.1: I, tJ, 5
Policy 58.1
Policy 64.7: 4
Policies 65.4, 65.5
Policy 67.2
NOTE:
A Local comprehensive plan shall be consistent with a
Comprehensive Regional Policy Plan or the State Comprehensive
Plan if the local plan is compatible with and furthers such plans.
9J-5.021(1) F.A.C.
)
The term Ncompatible with" means that the local plan is not in
conflict with the State Comprehensive Plan or appropriate
comprehensive regional policy plan. The term Nfurthers" means to
take action in the directio.n of realizing goals or policies of the state
or regional plan. 9J-5.021(2) F.AC.
For the purposes of determining consistency of the local plan with
the State Comprehensive Plan or the appropriate regional policy
plan the state or regional plan shall be construed as a whole and no
specific goal and policy shall be construed or applied in isolation
from the other goals and policies in the plans. 9J-5.021(2) F.A.C.
IV. FINDINGS:
*
The proposed future land use change from NMixed Use" , "Commercial", "Rustic
Residen~ial", "Conservation", "Recreational" and "Public Buildings", to NTown
Center District" in the subject area is compatible with surrounding land use
designations, since the land on the south side of S.R. 434 opposite the subject land is
FLUM designated NCommercial". On the north side of Orange Ave. are areas
designated in the county enclave as "Suburban Estates" and "Conservation". The
Town Center will be compatible with these designations since the City's Central Winds
Park, the Winter Springs High School, and the single family subdivisions, TuskawilJa
Trace and St. Johns Landing provide an appropriate separation from the higher
density/intensity development of the Town Center to the south.
Development Review COllllllillee
October 19. 1999 meeling
Fall Amendment Cycle. 1999
To\.-\'T1 Ct:nlcr Amcndrncnt
12
LG.CPA.I-99
)
..
The comprehensive plan amendment is compatible with the other elements of the
City's Comprehensive Plan
..
The comprehensive plan amendment is compatible with and furthers elements of the
State Comprehensive Plan, in Chapter] 87 F.S,
..
The comprehensive plan amendment is compatible with and furthers elements of the
East Central Florida Comprehensive Regional Policy Plan.
. V. SUGGESTED DRC RECOMMENDATION TO THE LPA:
The Community Development Department - Planning Division requests the Development
Review Committee make the following recommendation to the Local Planning Agency:
1. That the City Commission hold a first (transmittal) public hearing and transmit to
the Department of Community Affairs the proposed Large Scale Comprehensive
Plan Amendment (LG-CP A-1-99), creating a new Future Land Use Map
designation "Town Center District" in the text and on the Future Land Use Map
of the Comprehensive Plan Land Use Element Goals, Objectives and Policies
(Volume 2 of2); and
2. Hold a second public hearing, after receiving and reviewing the ORC Report, to
adopt the plan amendment.
ATTACHMENTS:
A. Map of subject land proposed to be included in new FLUM designation "Town Center
District".
B. Town Center Master Plan - Winter Springs. Florida (prepared by Dover, Kohl &
Partners, Gibbs Planning Group, Inc., and Michael Design Associates, Inc.
C. Commercial Planning Study for the Town Center of Winter Springs. Florida (prepared
by Gibbs Planning Group, Inc,.
Development Review Committee
October 19. 1999 mceling
rail Amendment Cycle. 1999
Town Center Amendment
13
LG-CPA-I-99
)
)
)
TOWN CENTEH DISTRICT BOUNDARY
LAKE JESSUP
! ;.
'.
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ATTACHMENT B
Town Center Master Plan - Winter Springs. Florida
(prepared by Dover, Kohl & Partners, Gibbs Planning Group, Inc. and Michael Design
Associates, Inc.)
TOWN CENTER MASTER PLAN
Designer s NOles
Winter Springs, Florida
DOVER, KOHL &. PARTNERS
town planning
Gibbs Planning Group, Inc.
Michael Design Associates, Inc.
March 23, 1998
Contents
The Heart of Winter Springs ..........................2
How This Plan Was Created ...........................3
Fundamentals ..................................................4
The Illustrative Plan ........................................6
Points of Interest in the Town Center ............7
The Commercial Planning Study .................17
Implementation ..... ............ ........ .... ............ ... .18
Framework of Streets &Blocks ....................20
Existing & Proposed Infrastructure ..............21
Next Steps ........ .............. ...... ......... ........ ........23
Winter Springs Town Center
Dover, Kohl & Partners, et al
.1.
The Heart of Winter Springs
A traditional Town Center is the physical place
where many basic needs of citizens are
conveniently and tightly focused: shopping,
working, governance, being entertained,
dwelling, and the arts all happen together in a
town center because it is pragmatic to do so.
But the motivation to create a town center runs
deeper (and the payoff much greater) than mere
convenience. Human settlements have centers
because human socie~ craves contact and
connectedness. A proper town center is a symbol
of the community, a reflection of its values and
aspirations. Winter Springs citizens gave clear
instruction to the designers: the Town Center
here is to capture the young city's imagination
and project an image of its bright future.
Not surprisingly, the urge to create such places
in maturing suburbs is now a nationwide
phenomenon. Cities are incomplete (and they
do not feel or function like healthy cities)
without centers, and that's why the town center
will make Winter Springs a better place to live.
For example, today local citizens travel far to
find many things they will find here, once the
main shopping street is started. Likewise, the
new office locations will create alternatives to
the miserable commutes many professional
business owners endure today. Given the city's
maturing population, an urbane residence in the
town center will also be ideal for empty-nesters
who would enjoy, say, easy walks to a
restaurant.
If well designed, the town center is a place
where fond memories are born and the bonds of
civil society are forged, and, not coincidentally,
it tends to become the most valuable real estate.
Town centers are roots of the local and regional
economy, and are key to a sustainable tax base.
In our time the traditional town center form has
been rediscovered as smart business. The real
estate industry has learned that "lifestyle"
market positioning is lucrative. In retail,
residential, office and entertainment, developers
are now reintroducing the physical features of
the livable and walkable downtown neighborhoods
one finds in historic American towns. These
include Main Streets with wide sidewalks,
elegant squart:s, a rich mix of urban
architecture,-and tree-lined streets. Building
these features today takes a concerted effort by
both local government and developers; it
almost always requires a thorough re-tooling of
the official land development regulations, and
tends to require some rethinking on the part of
developers' consultants, too. The concerted
effort has proven worth it to the bottom line on
developments, such as, for example, Mizner
Park in Boca Raton.
In nearby Winter Park, one can vividly see how
a high-quality town center boosts property
values and desirability citywide. Brokers will
tell you that homebuyer prospects are driven by
Park Avenue and Central Park first, before
visiting the house for sale, because the well-
designed public realm in that city's downtown
adds value to all the neighborhoods, too.
Design matters!
Winter Springs Town Center
Dover, Kohl & Partners, et al
.2.
How This Plan Was Created
In February, 1998 the City of Winter Springs
created this plan through a design session
involving the. community and a team of design
professionals. The session lasted seven days,
... with the first 2 1/2 days devoted to interviews
with community leaders and stakeholders
concerning their visions for the Town Center.
These participants included property owners,
presidents of Homeowners Associations within
the city, developers, the Mayor and City
Commissioners, City staff, Seminole County
staff, and representatives from the Tourist
Development Council, the Economic
Development Council and the Florida
Department of Transportation.
The design session began with a presentation of
comparable Town Centers and modern retail
planning. The Gibbs Planning Group presented
a preliminary commercial market study. Design
began immediately with ongoing interviews and
site analysis. A "pin-up" review of initial ideas
was held midway through the process. After the
pin-up the public participated in a hands-on
session for more feedback and new ideas. The
designers then combined all the input from the
various meetings into a single plan. This plan
was presented as a work-in-progress at the close
of the design session.
This report presents the plan and design
illustrations from the design session,
incorporating certain refinements. They
capture a vision of what can be created in this
unique location through teamwork and
vigilance.
Winter Springs Town Center
Dover, Kohl & Partners, et al
.3.
Fundamentals
The interviews were a continuous brainstorming
session which generated a large number of ideas.
. The ideas were synthesized into a set of
drawings allil fundamental principles:
Urbanity & high density are OK, but "strip
malls" aren't
A walkable community
Predictability in design. / flexibility in land use
Visibry different section of State Road 434
Important sites for special public places
Preserve & connect the natural environment
Design. for the long term & near term
No one'''deal killer"feature
Urbanity and High Density are OK, but
"Strip Malls" Aren't
The Town Center is where people gather and
events occur. To support this synergy, buildings
must also move closer together rather than
farther apart. For the Winter Springs Town
Center this means higher density and mixed
uses, but with high standards of design.
Conventional strip shopping centers with
oversized parking lots in the front will not be
tolerated.
A Walkable Community
Walkability is a key feature in the design of the
Town Center and its adjacent neighborhoods. It
results from mixing land uses and from using
building placement to deliberately shape
agreeable public spaces in the streets and
between buildings. Walkability is dependent
upon connected, shaded streets and trails.
Truly walkable places have buildings fronting
streets and sidewalks, and destinations for
pedestrians like Main Street, squares, and parks.
Predictability in Design / Flexibility in
Land Use
Another fundamental idea echoed throughout
the interviews was to allow flexibility in the use
of buildings, but to raise the standards for their
design and placement. In a Town Center,
building type and placement matter more than
the uses inside. This means the uses inside a
building can change over time naturally the way
they normally do in real life. It also explains
why conventional "zoning" of segregated uses
will not generate a Town Center.
Winter Springs Town Center
Dover, Kohl & Partners, el al
-4.
Visibly Different Section for State Road
434 at the Town Center
For most people SR 434 will be their way to the
Town Center. This is a special place; the usual,
generic highway-looking standard design is not
good enough! Therefore, changing the
character of the part of SR 434 adjacent to the
Town Center is very important. Landscaping
and building placement combined with adjacent
infrastructure are basic tools for making this
adjustment.
Important Sites for Special Public Places
The people of Winter Springs want a variety of
places to gather, shop, relax, recreate and enjoy
the natural beauty of their town. Sites for
public spaces have been chosen because of their
unique location or existing physical features.
Special sites for civic buildings and anchor
tenants have also been located within the plan.
Civic buildings are located on the most
geometrically important sites; for example, they
are situated at the end of a dramatic vista or
facing a square.
Preserve & Connect the Natural
Environment
The Town Center site contains wetlands,
uplands, unique soils, and stands of existing
trees. These are preserved in the plan as
preserve areas, parks, squares, and along streets
and trails.- These areas are connected within the
plan to promote natural drainage and maintain
ecological viability.
Design for the Long Term & Near Term
The Town Center plan is based on a long term
perspective. The plan contains a number of
stages and phases including: initial projects
which can be started immediately; intermediate
projects which might take a generation to
complete; and long term projects which might
take 50 years or more to be realized. Initial
projects are important to create early visible
results. Later stages will build upon this
success. The key is that each project provides a
more complete Town Center for the citizens of
Winter Springs and should not foreclose the
ability to create the full ideal in the long term.
No one "Deal IGller" Feature
A strong plan does not depend on one physical
component, a "magic key" without which the
plan would fail. Nor can the plan hinge upon
one aspect of the development program. For
instance, if the grocery store is not built on one
particular site or the County does not choose
this location for the Conference Center, the
plan is nevertheless still viable. Since the plan
contains a long term design vision, such short
term setbacks should not substantially effect
the final product.
Winter Springs Town Center
.5.
Dover, Kohl &' Partners, et al
Illustrative Plan
This drawing shows a hypothetical future stage
of the basic development which might be
accomplished "in our generation." Building
rooftops are shown with civic buildings in red.
This is meant to serve as a guide to City staff,
a network of connected
streets and blocks
buildings fronting streets
and public spaces
."
:',
'.
special public spaces of
defined character
special sites for civic
buildings
elected officials and property owners. It shows
several important urban design concepts which
should be followed as the Town Center is built:
buildings positioned close
together and up to the
street or square
parJdng lots located behind
or to the side of buildings
.,\,
connected "green network" of parks
and open spaces
identifiable
neighborhoods
Winter Springs Town Center
Dover, Kohl & Partners. et al
-6.
Points of Interest in the Town Center
The Market Plaza
.
is the "action center" most of the time
commercially oriented, visible and accessible
from both SR 434 and Tuskawilla Road
diagonal parking on the street, and parallel
parking on one side of the plaza
geometry opens a "window" into the heart of
the Town Center
a fountain as a focal point, terminating the
vista looking south along the main street
buildings fronting the square at least two
stories tall; three stories are ideal
retail / restaurants on the first floor
upper stories can be occupied by any use
awnings, arcades, colonnades and/or upper
floor balconies are required
.
.
.
.
.
.
.
.
Winter Springs Town Center
Dover, Kohl & Partners. el al
-7-
Tuskawilla Road as Main Street
.
Jinks the Market Plaza to Magnolia Square
two lanes with diagonal parking on the
street
easy turns to parking behind buildings
sidewalks minimum 12 feet wide
buildings fronting Main Street at least two
stories tall; three stories is ideal
retail/restaurants on the first floor
upper stories can be occupied by any use
awnings, arcades, colonnades and/or upper
floor balconies are required
block layout can support proposed
Conference Center
.
.
.
.
.
.
.
.
Wimer Springs Town Center
-8-
Dover. Kohl & Partners. el al
.
--
.
.
.
.
Magnolia Square
. is the "quiet center" most of the time
. contains a large public fountain symbolizing
the "springs" in Winter Springs
. eastern end connects with the picturesque
natural edge of existing wetlands
. center of the square provides a large open
space for public events such as holiday
celebrations and outdoor festivals
outdoor pavilion or bandshell on the
southern end
trailhead on southern end where square
meets Cross Seminole Trail
a future City Hall could anchor one corner
of the square
a future Cultural Arts Center could anchor
another corner
a future Hotel would benefit Main Street if
located on the northwest corner of the
square
Winter Springs Town Center
-9.
Dovor. Kohl & Partners. at al
Existing view along SR 434
Computer simulation of trees planted at regular intervals
State Road 434
. features formal tree plantings identifying the
Town Center District
. retention areas along SR 434 create softened
edge
. frontage road set back from the highway
. frontage road allows for on-street parking and
circulation of local traffic
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Winter Springs Town Center
-1D-
Dover, Kohl & Partners, et al
flickory Grove Neighborhood
. surrounds portion of cxisting stand of
hickory trces preserved within a public park
. a branch library or other civic use site is
reserved for the southeast corner of the
Hickory Grove Park
. police / fire station at west end of park,
accessible to SR 434
. existing City Hall can convert to a mixed-
use building or office building if and when
City government moves to Magnolia Square
. Street-oriented, traditional urban buildings
encourage walking to the Main Street
. Typical Office Street Section
Winter Springs Town Center
-11-
Dover, Kohl & Partners. el al
Blackwater Creek Neighborhood
.
has predominantly street-oriented,
traditional buildings along Tuskawilla and
SR 434
Apartments or rowhouses along the back
edges facing the wetlands
the town branch of the Cross Seminole Trail
passes through the neighborhood
.
.
Typical Edge Road section
Winter Springs Town Center
-12-
Dover. Kohl & Partners, el al
Lakeside Neighborhood
. featurcs a boulcvard connecting Magnolia
Square to Lake Jesup
· opportunity for public access to Lake Jesup
with pier
. civic building site, which could be used for a
church for example
. mixture of housing types possible: detached
houses, rowhouses, courtyard apartment
buildings
. scenic branch of the Cross Seminole Trail
passes through the neighborhood and along
its edge
. single family detached houses located on the
north edge of the neighborhood could make
a transition to the neighboring houses
Typical Bou/evardSeciJon' .
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Winter Springs Town Center
-13.
Dover, Kohl & Partners, et at
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Tuskawilla Trails Neighborhood
.
has opportunities for connecting as an
integral neighborhood
a new street parallel to SR 434 for internal
traffic circulation and to reduce demand on
the regional road
The area between Tuskawilla Trails and SR
434 redeveloped as mixed use buildings
along SR 434 and residential adjacent to the
existing subdivision
.
.
Tuskawilla Road & Public Lake
Overlook
. includes sidewalks extending to Lake J esup
. a small lookout pier extends into the lake at
the end of Tuskawilla Road
. traffic calming design where the Cross
Seminole Trail crosses Tuskawilla Road to
provide extra safety to the pedestrians,
equestrians and cyclists
Infill along Orange Avenue
. includes retention pond on south side of
Orange Avenue
. mostly single-family detached houses with a
few rowhouses and apartment buildings
. a new small neighborhood green
. there is no urgent need to redevelop the
county enclave area, but over time the City
should support creation of a more urban
residential district along the waterfront if
desired by the property owners
Winter Springs Town Center
.14- Dover, Kohl & Partners, el al
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The Green Network
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includes parks, squares, preserves, and open
space
preserves existing natural features like
wetlands, stands of old growth trees, and
habitat
preserves connectivity of natural features for
habitat continuity and sustainability, scenic
vistas, and trail systems
includes passive and active parks
includes stormwater retention areas
helps resolve retention, drainage, and water
quality issues
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Winter Springs Town Center
-15.
Dover, Kohl & Partners, el at
Trail Access & Trailheads
. Cross Seminole trail splits at Town Center
. edge route for equestrians and hikers
. internal route directs cyclists, rollerbladers,
joggers, etc. to the Town Center
. Magnolia Square trailhead with amenities
like restrooms, and storage lockers
. smaller trailheads offer easy access on and
off trail with adjacent on-street parking
. parking would be in greater supply at the
Central Winds Park trailhead
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Winter Springs Town Center
.16-
Dover. Kohl & Partners. et al
Commercial Planning Study
Gibbs Planning Group of Birmingham, Michigan performed a market analysis of the retail potential
for the site. This included a "void analysis" and a field review of the existing shopping opportunities
in the area....c.ombined with the information gleaned from the interviews. These studies tell us that
the area can support approximately 92,500 square feet of new retail right now. This includes a
grocery store, a hardware store, two restaurants and other various retail establishments. For a more
in-depth review, please refer to the Gibbs report published separately.
Immediate Commercial Development Program
3,500
8,000
10,000
10,000
III Grocery
. Hardware I Home Impr.
~ Pharmacy
. Storefront Uses
ill Restaurant with Liquor
o Restaurant w/o Liquor
. Video I Entertainment
fjJ Personal Services
lil Cards & Gifts
92,500 Square Feet of Ground Level Uses
Winter Springs Town Center
-17-
Dover, Kohl & Partners, et al
Implementation
~~/,
Phases of Implementation
By funding this design exercise, the City of
Winter Springs has taken the lead. The City
should now maintain its leadership position to
protect the integrity of the plan and promote its
growth. But the community cannot expect
government to pay for everything or to sustain
it; when public money is spent on pieces of the
plan it should be with an eye toward catalyzing
the next private investment. The initial phase
shown below depicts a combination of public
and private investment to implement the
Market Square, Tuskawilla as main street, and
the public infrastructure for Magnolia Square.
j,A I. I.. ur
Existin Conditions 1998
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Stage J
Winter Springs Town Center
.18.
Dover, Kohl & Partners, el al
The rest of the plan will not. happen overnight. Some changes will occur soon while other features
of the plan are expect.ed to occur far in the future. Most of t.he future development shown in the
plan is dependent upon the first phase of implementation, moreover, the first development will set
the tone and begin establishing the "positioning"of the Town Center in the minds of consumers,
investors, and tenants. If the Market Square is built first, but ends up looking like a strip shopping
center, the apartments above shops and other mixed use buildings will be hard to implement.
Worse, the confidence of the citizenry in the Town Center vision will be lost. Therefore, quality
control should be very tight at the beginning.
Below are possible scenarios showing the build-out of the Town Center over time.
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Stormwater Retention Areas
. Area-wide retention plan frees up land in
town center for development
. responds to existing runoff concerns
. shortened approval process saves developers
time and money and promotes plan
. better water quality through more efficient
system-wide approach
. if designed well, without fences, retention
areas can enhance neighborhood edges and
Winter Springs Town Center
Dover, Kohl & Partners, et al
-19.
Frameworl( of Streets and Blocl(s
Winter Springs Town Center
-20-
Dover, Kohl & Partners. et al
Existing & Proposed Infrastructure
Legend'
Existing Streets ..
- New Streets.
Neiv Trails
New Al/rys
11111
Winter Springs Town Center
-21.
Dover, Kohl & Partners, el al
Predictability in Design /
Flexibility in Use
The plan is flexible in terms of both land use
and development scenarios. The framework of
blocks and streets can support a wide range of
buildout scenarios. This flexibility is illustrated
below. Building types and placement will be
reasonably regulated in the code written for the
plan.
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Winter Springs Town Center
Dover. Kohl & Partners. et al
-22,
Next Steps
J. The City Commission should immediatery pass an
Adoption-itl-Concept resolution giving the Plan
ifficial standing.
This will not give the details of the plan the
force of law at this stage, but it will send an
important message to property owners and
residents that the City Commission supports
this plan and intends to implement its
principles. The Commissioners should also
authorize the drafting of a new graphic code
based upon the plan.
2. Confirm physical and regulatory conditions.
Base information should be checked with
individual surveys (existing or newly
commissioned) to verify property lines and
right-of-way dimensions. A district-wide
solution for drainage & water quality should
continue to be pursued with the St. John's River
Water Management District.
3. Consider performing a residential "target market
anarysis" and an absorption anarysis for both
residential and office development.
These market studies must be performed by
specialists in economic studies for traditional
neighborhood development. These tools, while
limited, will provide insight many investors will
want; compiling this information proactively at
City expense is a reasonable way of using public
resources to diminish the initial risk for
"pioneering" developers.
4. Create and adopt a new graphic code following the
plan.
Create a specific, simplified, graphic code for
the Town Center. This code should be a
wholesale replacement of the existing zoning.
This would give the regulatory ideas in the plan
the force of law, and should constitute pre-
approval of compliant projects, Widely
distribute the new design code, highlighting the
reforms and incentives.
5. Continue to promote the ]Own Center concept and
the plan.
Secure press coverage of the new vision. Parade
the image of the first completed project in the
press, at public meetings, at service clubs, on
cable TV, in travelling exhibits, on poster &
postcards! Provide realtors with handouts
highlighting what's coming in Winter Springs.
Encourage private investment with incentives:
waive fees, subsidize loans, offer city owned
land, couple public improvements in the rights-
of-way with private projects, provide free and
pre-approved designs. And above all cut red
tape for developments that follow the plan.
6. The City should consider participating direct!y in
the development process as a motivator to get the ]Own
Center started soon and started well.
For example, the City could undertake capital
improvements to public infrastructure
coordinated with the developers' construction of
private buildings. This effort would be
channelled into a location of great importance
and visibility. For example, the City could agree
to construct (or pay for) the public spaces of the
Market Plaza and first couple of blocks of the
main street, while the developers construct the
buildings that frame these spaces. Such an
incentive, if practical within government
resources, should naturally be offered if and onlY
if the developers agree to the place envisioned in
the plan and illustrations!
Winter Springs Town Center
Dover, Kohl & Partners, et al
.23-
DOVER, KOHL &:. PARTNERS
town planning
5879 Sunset Drive. Suite I
South Miami. Florida 33143
GIBBS PLANNING GROU~ INC.
Retail Planning
101 West Brown Street
Birmingham. Michigan 48009
MICHAEL DESIGN ASSOCIATES, INC.
Landscape Architects
400 West New England Avenue
Suite 100
Winter Park. Florida 32789
SR 434
Municipal
BIdg
Post Office
Tuskawilla
Trails
Tuskawilla
Road
Central Winds Park
Winter Springs High School
Existing Conditions
Town Center · Winter Springs, Florida
March,. 1997
Michael Design Associates
Lan d sea pe A re h i teetu re
DoVER, KoHL &: PARINERS
lown planning
Gibbs Planning Group
R e ta ill E con 0 m i c Analysis
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March, 1997
Michael Design Associates
Landsca pe Arch i tectu re
DoVER, KOHL &: PARfNERS
town planning
Gibbs Planning Group
Retail/Economic Analysis
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lown planDIDg
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Tuskawilla Looking North from SR 434
Town Center · Winter Springs, Florida
March 1997
Michael Design Associates
La n d s ea pe Are h i tee t u re
DoVER, KOHL & PARTNERS
lown planning
Gibbs Planning Group
Retail! Econom ic A na Iys i s
Magnolia Square
Town Center · Winter Springs, Florida
March, 1997
Michael Design Associates
Lan ds ca pe Arc h i Ie CI u re
DoVER, KOHL CSt PARTNERS
lown planning
Gibbs Planning Group
Retail/Economic Analysis
Rowhouse Street
Town Center . Winter Springs, Florida
March, 1997
Michael Design Associates
Land sea pe A reh iteetu re
DoVER, KOHL &. PARINERS
lown planning
Gibbs Planning Group
R e ta i II E con 0 m i cAn a I y s i s
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Lakeside Pier
Town Center · Winter Springs, Florida
March 1997
Michael Design Associates
La n d 5 ca pe A rc h i tectu re
DoVER, KOHL & PARINERS
lown planning
Gibbs Planning Group
Retail/Economic A naly~i~
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Town Center · Winter Springs, Florida
March, 1997
Michael Design Associates
Lan d scape Architectu re
DovER, KOHL &: PARmERS
lown planning
Gibbs Planning Group
Retail/Economic Analysis
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March, 1997
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La nd 5 ca pe Arch i tectu re
DoVER. KoHL &: PARTNERS
lown planning
Gibbs Planning Group
Retai I/Econom ic A nalys is
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Town Center · Winter Springs, Florida
March 1997
Miehael Design Associates
La n dsca pe Arch i tectu re
DoVER, KOHL Cst PARTNERS
lown planning
1.1 II
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Relail/Econom ic A nalys is
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Town Center · Winter Springs, Florida
Marr:h. 1997
DoVER, KOHL & PARTNERS
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Alternative Development Scenarios for the Plan
Michael Design Associates
Land sea pe Arch i tectu re
Town Center · Winter Springs, Florida
March 1997
DoVER, KOHL &: PARTNERS
lown planning
Gibbs Planning Group
ReI a i II E con 0 m i cAn 8\ ys i s
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Scale Comparisons
Town Center · Winter Springs, Florida
Marr:h,1997
DoVER. KOHL &: PARTNERS
lown planning
Gibbs Planning Group
Retail/Economic A nalys i~
ATTACHMENT C
Commercial Planning Study for the Town Center Of Winter Springs. Florida
(prepared by Gibbs Planning Group, Inc.)
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COMMERCIAL PLANNING STUDY
fa- the Town Center cr
Winter Springs, Florida
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~by
Gibbs Planning Group, Inc.
March2:i 1998
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1[' ABLE OF CONTENTS
Winter Springs. Florida - Commercial Planning Study
INTRODUCTION
Sununary,..... ......... ... ... ...... ............ ......... ...... ............... .....................1
Background... ... ... ... ... ... ... ... ... ... ... .... ... ... '" ... ,.. ... ... ... ,.. '.. .,. ... .... '" .....3
Methodology................:................ ... ........................................................................ 5
Assumptions... ... ... ... ... ... ... .................. ................................... .................... ....... 6
PROPOSED MARKET CHARACTERISTICS
The Trade Area. .. .,. ... ... .. .. ... ... ... ... . .. ... ... ... . .. ... ... ... . .. ... . . . ... . .. ... ... ... .7
Denwgraphic Characteristics... ... ... ... ........ ... ... ... ... ... ... ... ... ... ... .... ... ....7
Primary Trade Area... . ... ... ... ... . .. ... ... ... ... ... ... ... .,. ... ... ... ... ... .., ... ... .... .8
Secondary Trade Area... ... ... ......... ...... ... ......... ... ...... ... ... ........ ......... .9
Total Trade Area... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .., .,. ... ... ..... 10
';:';:/-:';~~~F:'
SITE CHARACTERISTICS
Location... ... , .. . .. ... ... ... ... ... ... ... ... ... ... ... . . . ... ... ... ... .. . ... ... ... ... ... ... ... 10
Other Shopping Areas.,. ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..12
RECOMMENDATIONS... ... ... '" ... '" ... ...... ... ... ....................................... ..14
Rationale... ... .. . ... . .. . .. ... ... ... ... ... .... ... ... ... .. . .. . ... ... ... ... ... ... ... ... . .. . .. .. .17
Sununary......... .................. ...... ...... ... ......... ... ... ...... ... '" ......... ......20
APPENDICES... '" ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... '" ... ... ... ... ... ... ..21
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The proposed commercial town center will be constructed primarily on the
northwest and northeast comers of State Route 434 and Tuskawi//a Road as
pictured above.
INTRODUCTION
- Summary
This study concludes that the trade areas of the proposed Winter
Springs, Florida mixed use development outlined in this report
can support an estimated 92,500 square feet of commercial
development in the early phases of residential buildout. The
recommended development is to be a cohesive mix of
general/convenience retail/service within a well designed urban
town center. Such a mixture is proposed to provide supportive
development for the residential uses planned in the project and
should compliment existing retail and serve the general needs
of the Winter Springs residents as the population of the area
Increases.
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This study includes a proposed hotel/convention center for
illustrative purposes, A feasibility study of a hotel/convention
center to be included as a part of the town center was not part of
the scope of services as set forth in this report. The square
footage of these buildings is not a part of the recommended
92,500 square foot.
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The commercial development is recommended to be primarily
located on the north side of Route 434 running along both sides
of Tuskawilla Road and extending into some side streets. This
study also suggests that the proposed commercial buildings be
multi-storied and include both residential and office
components when appropriate. The structures should face and
meet street edges and should be planned and designed to reflect
the architectural character of this central Florida are'a.
;~~~;~~:~~~.;~
--.
The City of Sanford, Florida, located north of the Winter Springs; Florida
study area site is an example of an authentic central Florida city.
2
Background
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Gibbs Planning Group, Inc. (GPG) was retained as a consultant
by Dover-Kohl and Partners Urban Design, Miami, Florida to
conduct an evaluation of supportable retail in the vicinity of the
intersection of Sanford Oviedo Road (Route 434) and
Tuskawilla Road for the City of Winter Springs, Florida. This
study is in conjunction with an urban design planning study and
design session conducted by Dover-Kohl and Partners Urban
Design, Miami, Florida with Michael Design Associates,
Orlando, Florida. Currently operating at this intersection are
Mobil and Citgo' gas stations and a new McDonald's.
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A recently constmcted McDonalds drive-through res/en/rant is located on the
north east corner of the proposed commercial town center.
Otherwise~ much of the land in this vicinity is undeveloped.
The commercial area, as proposed, includes the four comers of
the intersection of Sanford Oviedo Road (Route 434) and
T!lskawilla Road, and is part of a larger study area bounded by
Lake Jessup to the north. The study area covers 230 acres and
would, as planned, be developed as a traditional town center
with mixed uses,
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100,000
90,000
80,000
70.000
60,000
50.000
40,000
30.000
20,000
10,000
o
The following issues were addressed as part of this study:
· Is retail supportable as part of this 230-acre
mixed-use development in Winter Springs?
· If so, to whom would this retail appeal?
.
What retail, entertainment and food components
are supportable?
· What are the population and demographic
characteristics of trade area residents? How do
they impact the viability of retail on this
property?
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POPULATION & HOUSEHOLDS
IN THE TOTAL TRADE AREA
. 1997 0 2002 . 1997 . 2002
Population Population Households Households
4
Methodology.
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To address the above issues, a detailed field evaluation of the
Winter Springs market area (to include Oviedo, eastern
Longwood, Casselberry and portions of northern Orlando) was
conducted during January 1998 and again in February 1998. As
part of this field evaluation, GPG representatives evaluated all
major existing and planned shopping centers in and surrounding
the defined trade area(s), met with city officials where
appropriate, and visited and evaluated the major existing and
-planned retail concentrations in the area.
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. Most of the existing retail concentrations are located around the perimeter
of the Winter Springs community and are large strip power centers on highly
trafficked thoroughfares.
The study area was visited during the daytime as well as the
evening to' gain an understanding ofthe traffic-flow patterns
throughout the study area during different day parts. We then
defined primary and secondary trade areas for the proposed
retail components of this mixed-use development. Population
and demographic characteristics of primary and secondary trade
area residents were collected from national sources and updated
based on information gathered from various local sources.
5
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Much of the present housing in the Winter Springs community is in gated
neighborhoods that are not connected to one another.
Finally, based on the population and demographic
characteristics of the trade area, existing and known planned
retail competition, traffic and access patterns and retail
gravitational patterns, an assessment was developed of the
proposed retail component in the commercial area which would
be part of the 230-acre mixed-use town center development.
,,::::;:::~p.;;-~~;.
Assumptions
-Any market study uses not only the available empirical data, but
also field evaluations and qualitative judgements. Should any
of the study's supplied data or assumptions vary, the findings of
this report may significantly change. It is important for the
readers oHhis report to understand that the recommendations of
this study are based upon the following assumptions:
1. A stable overall national and regional economy.
2. That there will be no large-scale new urbanism town
centers constructed within the identified trade areas that
would be equal to, or larger than, the proposed town
center at the Winter Springs site,
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3.
That the residential components of the proposal be
implemented as a new urbanism project and that the
commercial components of the project are designed to
link with the adjacent neighborhoods and road networks,
That the population and other demographic data
obtained from both local and national sources are
reliable.
That parallel or perpendicular parking is made available
at storefronts along Tuskiwilla Road and on streets in
and round the town center.
That speed limits through the town center be reasonably
limited to acceptable levels for pedestrian crossing and
shopping.
4,
5.
6.
The Trade Area
"V:;'\':'~:":
Two trade areas, a primary and secondary, were defined for the
proposed retail component in the vicinity of Sanford Oviedo
Road (Route 434) and Tuskawilla Road in Winter Springs. The
primary trade area includes residents of part, but not all, of
Winter Springs. The secondary trade area includes the balance
of Winter Springs and portions of Oviedo, northern Orlando and
Casselberry. Residents living within the primary and secondary
trade area, as defined on the attached map, will account for
nearly all of the sales of the recommended retailers in this
vicinity. Minimal sales will be achieved from beyond these
areas. Please refer to the map in the Appendix for a visual
depiction of the trade areas as defined.
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Demographic Characteristics
Using data from National Decision Systems, population and
demographic characteristics of both trade areas were obtained.
7
Population and household data were then updated, based on
conversations with local authorities, to accurately reflect
projected growth in the area.
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Primary Trade Area
j
The primary trade area, as defined, currently has an estimated
residential population of approximately 20,400 persons. This
residential population is expected to increase nearly 15.0% to
approximately 23,400 persons by 2002. The population growth
-is' expected to slow with an estimated 2007 population in the
primary trade area of24,OOO persons.
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The demographic characteristics of the primary trade area
resident are typical of upper-middle-income, white-collar
households. The median household income of primary trade
area residents is currently estimated at $47,715. This household
income, however, is expected to increase 20% between 1997
and 2002 (with the median household income expected to reach
$57,000 by 2002). The primary trade area income of$47,715 is
slightly, less than the total trade area income of $48,956,
however, the primary trade area has household incomes that are
41% higher than the State of Florida median ($33,828). The
. median age of residents of the primary trade area is young,
estimated at 35 years. This is significantly younger than the
State of Florida median age of 40 years, but similar to the
United States median age of 36 years. Households in the
primary trade area are also rather large, estimated at 2.66
persons. Though similar to the United States average of2.60
persons, the average number of persons per household in the
primary trade area is much greater than that of the State of
Florida average (2.41 persons). Sixty-five percent (65%) of
primary trade area residents 18 years of age and older are
employed in white-collar occupations.
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8
Secondary Trade Area
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The secondary trade area, as defined, also has a large and
growing population, The current estimated secondary trade
area population total of 32,700 persons is expected to increase
22% to 39,850 persons by the year 2002. Demographic
characteristics of the secondary trade area are very similar to
the primary trade area, with a median household income of
$59,339 (slightly higher than the $57,321 median household
income found in the primary trade area). An even greater
-percent of those residents 18 years of age and older are
employed in white-collar occupations (72% in the secondary
trade area, compared to 65% in the primary trade area). Also,
the composition of the secondary trade area households are
smaller than the primary trade area households (2.54 persons
compared to 2.66 persons). The median age of the primary and
secondary trade areas are similar.
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TRADE AREAS AND COMPETITION
FOR A PROPOSED RETAIL DEVELOPMENT IN
WINTER SPRINGS. FLORIDA
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Total Trade Area,
-.,
The combined primary and secondary trade area has a current
population of 53,000 persons. The total trade area is expected
to see a 19.3% increase in population to a 2002 trade area total
of 63,300 persons. Average persons per household of the total
trade area is 2.58 persons. This is similar to the national
average. The total trade area is quite well educated with 19%
of adults having earned a bachelor's degree and 8% having
earned a graduate degree.
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Interestingly, in the total trade area, 54% of households consist
of dual wage earners, while 11 % consist of three or more wage
earners, Therefore, any food component recommended in the
market should be strong in prepared foods-to-go. The median
age of the total trade area resident is 35 years, similar to the
national average, but less than the State of Florida median of 40
years. The median household income of the total trade area,
currently estimated at $49,000, is expected to increase nearly
20% to $58,600 by the year 2002.
~.~~~~s;
SITE CHARACTERISTICS
. Location.
The proposed commercial area will be part of a 230-acre
mixed-use town center development. The commercial focus of
this development will be the comer of the intersection of
Sanford Oviedo Road (Route 434) and Tuskawilla Road in
Winter Springs, Florida. Most of the 100-acre parcel is
undeveloped; however, a small portion of it houses a municipal
city hall complex. Further, a portion of the parcel includes a
municipal park (Central Winds Park).
10
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The study area's 230-acre parcel will incorporate a mixed use of residential,
office, and a commercial development encompassing the central area of the
above-reduced master plan.
The study area, as defined, is not in a regional location; thus,
regional access is very limited. Highway 417 intersects with
Sanford Oviedo Road (Route 434) approximately three and a
half miles east of the proposed commercial area. Due north of
the proposed mixed-use development is Lake Jessup, which
limits the ability of the commercial development to pull from
the north.
Local access to the proposed commercial area is adequate,
though less than optimal. Sanford Oviedo Road (Route 434) is
a two-lane road with a turning lane much of the way through
Winter Springs. Tuskawilla Road, though not heavily traveled
in the immediate vicinity of the proposed commercial area, is
well traveled by Winter Springs residents heading south out of
W:inter Springs. Route 434 turns into Orlando Boulevard
approximately two and a half miles west of the proposed
commercial area. Orlando Boulevard intersects Dixie Highway
(Route 17/92), a major north/south commuter artery.
11
Other Shopping Areas
As part of this field evaluation, (GPG) representatives visited all
major shopping areas in and on the periphery of the proposed
commercial development in Winter Springs.
Currently, there is not a major supermarket located in Winter
Springs. Winter Springs residents choosing to shop a full-
service supermarket must travel west to Dixie Highway (Route
17/92), east to Route 434 (Central Avenue) in Oviedo or south
to-the interchange of Tuskawilla Road and Red Bug Lake Road.
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.There are presently no supermarkets existing in the Community of Winter
Springs and this report recommends construction of a large market in the
study area.
There is a new regional mall due to open in Oviedo, along the
border between Winter Springs and Oviedo. Oviedo
Marketplace Mall, a 1.0 million GLA center, is due to open in
mid-March 1998 and will be anchored by a 150,000 square foot
Dillard's, a 150,000 square foot Gayfers and a 75,000 square
foot Regal Cinema. Much of the current regional mall
shopping of Winter Springs residents is occurring either in
Altamonte Springs or at the Seminole Town Center, a 1.1
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million square foot shopping center in Sanford,
There are two smaller shopping centers located in Winter
Springs, which include Winter Springs Center and the Village
Marketplace, both located along Route 434, Both centers are
older and offer a very limited tenant mix.
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There are presently two (2) small strip centers in Winter Springs located
west of the study area site. These centers provide primarily convenience
oriented goods and services.
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Winter Springs residents living on the west side of town will
likely travel to the west to shop centers located near the
intersection of Highway 17/92 (Dixie Highway) and Orlando
Boulevard. Tenants at this intersection include Big Lots, The
Fun Machine, Albertson's, and Central Auto Parts. Publix,
Target, PETsMART and The Home Depot are found further
south along Dixie Highway in Casselberry. At the intersection
of Tuska willa Road and Red Bug Lake Road, just south of the
Winter Springs city boundary, are three shopping centers
~nchored by Kmart, Albertson's, Walgreens, Publix and Eckerd.
In Oviedo to the east is the new Oviedo Marketplace Mall, as
mentioned above, due to open in mid-March 1998, A Target
unit located on that mall's periphery and a number of
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neighborhood and community shopping centers are located
along Alafaya Trail, near its intersection with Mitchell
Hammock Road.
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Please refer to the map in the Appendix for a visual depiction of
the trade area, as well as the attached detailed population and
demographic characteristics table and competitive profile.
RECOMMENDATIONS
As a result of our analysis, we believe that the commercial
component of the proposed mixed-use development in Winter
Springs, Florida should have a combination of community-
oriented and neighborhood-oriented retail. This center will be
geared primarily to residents of Winter Springs; however,
consumers will likely shop this commercial component from
western Oviedo, and northern Casselberry.
;'i~~:;;:';;;'P';i
The development at the study area site will take on a community flavor that
incorporates strong connections between the neighborhoods and the
commercial center. The proposed square pictured above will provide a
connection of restaurants and other uses to the residential areas.
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Given the new Oviedo Marketplace Mall, located
approximately four miles to the south of this proposed mixed-
14
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use development, the commercial area in Winter Springs should
compliment, not compete with, the mall. Therefore, it is
imperative that the recommended tenants appeal strictly to the
nearby market.
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It is our professional opinion that approximately 92,500 square
feet of retail is supportable near the intersection of Sanford
Oviedo Road (Route 434) and Tuskawilla Road.
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Following are our suggested tenants for this vicinity:
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45,000 square/oot supermarket, preferably
strong in perishable departments' and prepared
foods-to-go such as Gooding's. Though there are
a significant nwnber of supermarkets
surrounding Winter Springs, there are none
within the town itself. Given the better
demographics of the area, it is important that this
food store be strong in its quality perishable
products and specialty foods.
.;:.;i~';;~:~:'::.
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10,000 square/oot chain-oriented drugstore,
such as Eckerd or Walgreens.
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9,000 squarefeel of hardware, to include a store
such as Scotty's Hardware which sells paint,
wallpaper and general hardware items.
..
4,800 squarefeel o/restaurants with liquor, to
include a strong, quality-oriented, family-style,
locally-based restaurant. We doubt that any
national chains (such as Applebee's, Chili's, Lone
Star Steakhouse, etc.) would likely deploy in
Winter Springs. A strong local operator, well-
accepted in the Orlando market, should be the
target of leasing efforts for this sit-down
restaurant.
.
2,000 squarefeet of additionalfast-food, to
compliment the nearby McDonald's.
~~::~f~:~~:.
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2,200 squarefeet of other food, to include an
1,100 square foot coffeehouse and an 1,100
square foot yogurt and ice cream stand.
~~~~~~~~it?=-~~'j~~>~~~.;;.-~~,::.;,-;~. ...~~.,..-'-~
A Bmeggar's Bagels or ice cream store may be one of a number of food
specialty stores in the town center.
16
· 2,500 square Jeet oj card and gift shops, to
include a Hallmark card shop,
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4,500 squareJoot video store, to include a chain
operator such as Blockbuster Video
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3,000 squareJoot bank.
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9,500 square feet of miscellaneous stores, to
include a 3,000 square foot daycare center, a
2,000 square foot real estate office, a 1,000
square foot store specializing in window
treatments to appeal to the new housing in the
area, a 1,200 square foot beauty salon, a 1,300
square foot dry cleaner and a 1,000 square foot
mail and packaging store s~ch as Mailboxes Etc.
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In addition to the proposed commercial development it is recommended that
the second and third floors of the commercial stmctllres be lIsed for offices
or residential units as pictured above.
Rationale
The rationale for recommending the above tenants is presented
below:
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1)
Substantial and Growing Trade Area POJlulation.
The total trade area, as defined, is substantial, currently
estimated at 53,000 persons. This population base is
expected to increase 19% to approximately 63,300
persons by the year 2002 and up to 65,300 persons by
the year 2007. This population base is comprised of
strong, dual wage-earner households with an average
median income currently estimated at $49,000. This
median household income of the total trade area resident
is expected to increase to $58,600 by 2002.
2)
Need for a Quality-Oriented Supermarket. There is
currently not a full-service supermarket in Winter
Springs. Most Winter Springs residents travel to the
intersection of Orlando Boulevard and Dixie Highway to
the west, the Tuskawilla Road and Red Bug Lake road
intersection to the south, and to the Route 434 (Central
A venue) corridor to the east for their supermarket needs.
Given the better demographics of the area, we suggest
that the full-service food store be a store such as
Gooding's, which offers excellent variety, quality and
selection of perishable products and prepared foods-to-
go. We believe that this major supermarket will 1) be
the strongest destination in the commercial component
of the mixed-use development and 2) provide the largest
number of shopping trips to this location.
The New Growth of the Area Will Be Higher-Income
with Higher Housing Values. As mentioned above, the
Winter Springs market is experiencing a significant
population growth, The estimated median property
value of the primary trade area (which includes part, but
not all of, Winter Springs) is $93,000. However, much
18
of the new housing growth is of a higher price point,
which will bring more affluent residents to the area,
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4) Development of a Destination Retail Hub. Combined,
the deployment of the full-service supennarket, full-
service drugstore, sit-down restaurants, hardware store,
video store and Hallmark card shop will be a strong
destination for nearby neighborhoods and the
community at large.
"::~~\~{~~~"
The development of a destination oriented retail hub with restaurants,
specialty stores and specialty foods that ties in with civic and other uses is a
desired goal of this proposed development. Pictured above is a common
_ area in Sanford, Florida which provides a unique shopping environment.
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5) Strong: Retail Competition on the Periphery of the
Trade Area. As mentioned earlier in this report, there
are a significant number of neighborhood and
community centers and the new regional mall, which are
located on the periphery of the trade area. As such,
retail dollars are currently leaking out of Winter Springs
to the communities of Longwood, Casselberry, Orlando
and Oviedo, The development, as proposed, would be
unique to this market, limiting the leakage of retail
dollars to neighboring communities.
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Based upon the potential retaiVservice spending patterns of
residents, the Winter Springs study site has the ability to support
the recommended level of additional retail development,
justifying its emergence as a distinct town center development
within the central Florida area. Presently, the areas residents
shop outside of Winter Springs and as such there is significant
leakage of retail, service, restaurant, and entertainment
expenditures to other retail areas.
It is essential that the stores and restaurants that locate in the
town center provide the most up-to-date goods and services as
well as account for constant changes in consumer demographics
and lifestyles in their selection of offerings to the customer.
s:';;;h~~~k
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Appendix
]
Commercial PlAnning Stud)"
'Vinter Spring!;, Florida
']
OccupAtionAl ChAracteristics of the trade area
PopulAtion And Households in the tow trAde areA
PopulAtion ChArActeristics Table
RAce, Occupation And Education ChAracteristic Table
Housing ChAracteristics Table
Age and Income ChAracteristic TAble
PrimAry' }\rea Demographics {pAges 1 - 7}
SecondAry' T rAJe ~-'\rea DemogrAphics {pAgeS 1-7}
T oul TrAde ~'\reA DemographicI> {pAges 1-7)
Recommended T enADt 1\'iix
ImmediAte Commercial D~elopment ProgrAm
T enAut !\'1ix Plan
T uska",;IlA Road Looking north from SR 434
In Our Generation {Sketch Plan)
A.lten1ati~e Grocery Store Plan
Change o~er time
.Major Shopping Center Competition (3 Pages)
TrAde .-'\reAs And Competition diAgram/map
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Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
Appendix H
Appendix I
A ppeu d.ix .Jl
Appendix K
Appendix L
Appendix 1\'1
Appendix :"
Appendix 0
Appendix P
Appendix Q
Appendix R
;'~~';':'::":~':'
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, . .
O'CC..U,PATIO,N~:L '.CHARACTE'RI'$Tlt~:S
OF PO'P.:U.:LATIO,fi4: .t.6 YEARS & ABOV:e'lN
. ' .
TH'.E T()T~L T:RADE .AREA
. ~." . ..".
3%
':!._ Executive & ,M.ariageri~1
, ~Professional Specialty
,~,.. 'Te,chnical Support
. Sales
'0, Administrative Support
. ':~. S.ervice: Protective'
, Service: Other
:i.'Farming, Forestry, Fishing
II 'Precision Product & Craft
o Ma~hi~e Operator
. Transportation/Materials Moving
Laborers
16%
4% .
16%
3%
3%
17%
10%
2%
16%
2%
8%
APPENDIX A
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'PO" 'p'U..,:AT'IO'l\.J"',&:' HO'i"'lhE"H' '0' "':L' 'D":8'
. . .... ":L.r\:.':.' 'I.~:':' . . j:~iv. .' .: . ,'\,,: :",'
. .
<IN TH,E 'T.OT~L T:RAD.:'E .AREA
..
..
..~.
100,000
90,000
80,000
70,000
60,000
50,000
,
40,000 .
,
30,000 "
20,000 ,
10,000
0
. 1997 ~ 2002 ~. 1997 . . 2.002
';' Population ~ Population .... Households' . . . Households
APPENDIX B
I
/
I...--
--....
L...-- ~
----
L-........
i.....-J
'-----
L-.J
-
I...--.i
'---.J
POPULATION CHARACTERISTICS TABLE
GIBBS - WINTER SPRINGS
WINTER SPRINGS, FLORIDA
1997 2002
1997 2002 2007 1997 2002 2007 Persons Persons 'J.
Population Population Population Households Households Households Per P.r G ro u p
till) Uillill {Jmill w.u Uu2j} 00ll Household Household Q.ltutfn
Primary Trade 20,362 23,419 24,030 7,662 9,135 9,430 2.66 2.56 0.12%
Area Totals
Secondary Trade 32,675 39,849 41,284 12,841 15,878 16,485 2.54 2.50 0,26%
Area Totals
Total Trade 53,037 63,268 65,314 20,503 25,013 25,915 2.58 2.53 0,20%
Area Totals
State of Florida
14,450,334 15,545,534 15,764,574 5,864,543 6,405,537 6,513,735
2.41
2.37
2.38%
^PPENOIX C
1
'---'
---.i
i....-
...........
iooo-..l
"--
~
L-..J
I....-....
L-J
, I
'------'
~
RACE, OCCUPATION AND EDUCATION CHARACTERJSTlCS TABLE
GIBBS - WINTER SPRJNGS
WINTER SPRJNGS, FLORJDA
"
'llo I'nclaion " " " " " " " ,,~~ ,,~ 'll.
'llo Ah1u,... Ct.., 8nd 'enn. ~ Trlnlportatloo Blue Ad ml nl.u lrtJof1 T echnlul " Admlnllftrltion WhIt. HIQ/I IotNO ~ Or.. I.U'<..
~ AmtikAl) ~ l.l1Ih. r. MovIng CQI.lac ~ ~ I&1u r.C~1 CQI.lac khQQl ~ ~ ~ Ut
~Tr~ 91,9% 3.8% 11.6% 2.3% 3,1% 35.1% 14.6% 4.6% 14.9% 16.0% 6-C. e% 27.-4 % 2S,g-'l(, 16,'(" 5,S'"
NU TotAh
~Tr~ 92,-4% 2.8% 9.0% 1.6% 2.7% 28.4% 17.4% 3.7% 18.3% 15.7% 71.6% 2H)% 25.5% 20.0% 9,( ~
NU TOUla
loul Tr..s. 92,2% 3,2% 10.0% 1.9% 2.9% 31.1% 16.3% 4.0% 16.9% 15.8% 68.9% 25,3% 25.7% 18.6% 7.', ';i,
NU TOUla
!Ut. 01 ~ 81,2% 1-4.-4% 11.5% 2.6% 3.9% 40.6% 12.6% 3.6% 14.2% 16.3% 59.-4% 30.1% 19..(% 12.0% 6,3%
APPENDIX 0
,.'
J
~ ---.. "'--
L--o ~ ~ L..........; L-J
L- L-.J "--' i.....-.l ~
'-
HOUSING CHARACTERISTICS TABLE
GIBBS - WINTER SPRINGS
WINTER SPRINGS, FLORIQA
%01 %01 "I. Of 'J. Of
'.4 Households Households Households Househo ds
'.4 '.4 Three or More Earning Earning Earning Earnln .-
'.4 % One-Worker Two-Worker Worker $35,000- $50,000- $75,000- Over
.urtan Rual Household~ Household~ Household~ $50.00Q $75,OOQ S100.000 S100,OQQ
Primary Trade 98.6% 1.4% 27.2% 52.4 % 12.7% 19.0% 25.1% 8.9% 13,1OA
Area Totals
Secondary Trade 97.3% 2.7% 26.5% 54.6% 10.4% 16.4% 25.5% 11.0% 13.3%
Area Totals
Total Trade 97.8% 2.2% 26.8% 53.7% 11.4% 17.3% 25.4% 10,2% 13.2%
Area Totals
Slate of Florida
84.8% 15.2%
28.2%
41.7%
10.9%
16.3%
16.9%
6.3%
8,9%
APPENDIX E
.}
I~
--.;
-
........
'---J
'---
~
"--i
L....-o
J.'.. ,
~
l..-...,;
AGE AND INCOME CHARACTERISTICS TABLE
GIBBS - WINTER SPRINGS
WINTER SPRINGS, FLORIDA
1997i 2002
Median Median
1997 2002 Household Household
Median Median Income Income
~ &ul W1l lW)
Primary Trade 34.55 35.18 $47,715 $57,321
Area Totals
Secondary Trade 35.17 35.69 $49,818 $59,339
Area Totals
Total Trade 34.93 35.50 $48,956 $58,598
Area Totals
State of Florida
39.62
40.26
$33,828
$41 ,041
APPENDIX F
...~
z.
',~
CUSTOM SUMMARY REPORT
(PC? r.1'I~':": FULl" n.....T".. :-:EPOH.'P~
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
I PRIMARY TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
-, ------------------------------------------------------------------------
, DESCRIPTION TOTALS
------------------------------------------------------------------------
I POPULATION
2002 PROJECTIoN
1997 ESTIMATE
1990 CENSUS
1980 CENSUS
GROWTH 1980 - 1990
I HOUSEHOLDS
. 2002 PROJECTION
1997 ESTIMATE
1, 1990 CENSUS
J 1980 CENSUS
GROWTH-1980 - 1990
"11997 ESTIMATED POPULATION BY RACE
i WHITE
BLACK
] ASIAN & PACIFIC ISLANDER
OTHER RACES
1997 ESTIMATED POPULATION
J HISPANIC ORIGIN
'OCCUPIED UNITS
OWNER OCCUPIED
RENTER OCCUPIED
1990 AVERAGE PERSONS PER HH
'1997 EST. HOUSEHOLDS BY INCOME
$150,000 OR MORE
" $100,000 TO $149,999
$ 75,000 TO $ 99,999
J $ 50,000 TO $ 74,999
$ 35,000 TO $ 49,999
$ 25,000 TO $ 34,999
j $ 15,000 TO $ 24,999
$ 5,000 TO $ 15,000
UNDER $ 5,000
J997 EST. AVERAGE HOUSEHOLD INCOME
997 EST. MEDIAN HOUSEHOLD INCOME
~997 EST. PER CAPITA INCOME
22,909
20,362
16,629
9,259
79.60%
8,890
7,662
5,882
3,089
90.41\
20,362
91.95\
3.83\
1. 93\
2.29%
20,362
10.35%
\~~~~~~\..
5,882
77.95%
22.05%
2.82
7,662
4.40%
8.69%
8.88%
25.14%
18.97%
12.26%
11. ~4%
8.5'%
1. 5 ~
$63,587
$47,715
$23,945
J
J
J
J
APPENDIX G
,
I PRIMARY TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
-I::~::::::::-------------------------------------------------------~:~:::
CUSTOM SUMMARY REPORT
(1-':=-- _-:.=-_J: F:.'~~ :-:,TA r..':::::'~=--,-:::'j
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
------------------------------------------------------------------------
11997 ESTIMATED POPULATION BY SEX
HALE
FEMALE
kITAL STATUS
SINGLE MALE
SINGLE FEMALE
HARRIED
PREVIOUSLY MARRIED MALE
PREVIOUSLY-MARRIED FEMALE
YOUSEHOLDS WITH CHILDREN
. HARRIED COUPLE FAMILY
OTHER FAMILY-HALE HEAD
OTHER FAMILY-FEMALE HEAD
NON FAMILY
20,362
49.48%
50.52%
]
12,702
11. 86%
8.83%
62.93%
5.51%
10.87%
]
2,611
79.37%
5.18%
14.05%
1. 41%
J
.J
J
J
.l
J
]
.J
J
J
j--997 ESTIMATED POPULATION
UNDER 5 YEARS
. ' 5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30 TO 34 YEARS
35 TO 39 YEARS
.40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO,69 YEARS
70 TO 74 YEARS
75 + YEARS
BY AGE
20,362
7.10%
8.26%
8.72%
4.97%
3.80%
4.30%
5.92%
7.48%
9.43%
17.28%
9.40%
2.79%
3.30%
2.96%
4.30%
~.;~.:::~~.;;.~;
MEDIAN AGE
AVERAGE AGE
34.63
34.55
CUSTOM SUMMARY REPORT
I
I PRIMARY TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
-I::::::~:::-------------------------------------------------------~:~:::
In,.~ ~_"'_=TS = :'_'~~_. DATA ~'~~~~~~r::.;
BY EQUIFAX'NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
------------------------------------------------------------------------
\1997 ESTIMATED FEMALE POP. BY AGE
UNDER 5 YEARS
5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30 TO 34 YEARS
35 TO 39 YEARS
40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO 69 YEARS
70 TO 74 YEARS
75 + YEARS
FEMALE MEDIAN AGE
_ FEMALE AVERAGE AGE
JboPULATION BY HOUSEHOLD TYPE
FAMILY HOUSEHOLDS
NON-FAMILY HOUSEHOLDS
GROUP QUARTERS
-'J
]
1
10,288
6.76%
8.00%
8.17%
4.45%
3.70%
4 . 14 %
5.72%
7.75%
9.75%
17.59%
9.52%
3.01%
3.55%
3.05%
4.84%
35.67
35.50
.J
HOUSEHOLDS BY TYPE
] SINGLE MALE
SINGLE FEMALE
MARRIED COUPLE
-, OTHER FAMILY-MALE HEAD
'J OTHER FAMILY-FEMALE HEAD
." NON FAMILY-MALE HEAD
NON FAMILY-FEMALE HEAD
joPULATION BY URBAN VS. RURAL
URBAN
RURAL
16, 629 ~il.,<,<:c'
89.52%
10.36%
0.12%
5,882
6.42%
9.40%
65.58%
3.49%
9.37%
3.90%
1.83%
'J
-'J
16,667
98.59%
1. 41%
J
J
I
J
J
CUSTOM SUMMARY REPORT
; ~- ..:.~- :'--ACTS: :-:..:.::.=-.. "JATA ::=;:-:=-__.:. ~
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
. PRIMARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
.------------------------------------------------------------------------
.
TOTALS
'DESCRIPTION
00:00.00
------------------------------------------------------------------------
\FEMALES 16+ WITH CHILDREN 0 - 17: BASE
, WORKING WITH CHILD 0 - 5
NOT WORKING WITH CHILD 0 - 5
NOT IN LABOR FORCE WITH CHILD 0 - 5
WORKING WITH CHILD 6 - 17
NOT WORKING WITH CHILD 6 - 17
NOT IN LAB. FORCE WITH CHILD 6 - 17
WORKING WITH CHILD 0 - 5 & 6 - 18
NOT WORKING WITH CHILD 0-5 & 6-18
NOT IN LAB.-FORCE W/CHILD 0-5 &6-18
WORKING WITH NO CHILDREN
NOT WORKING WITH NO CHILDREN
NOT IN LAB. FORCE WITH NO CHILD.
]
]
F
]
POPULATION 16+ BY EMPLOYMENT STATUS
J EMPLOYED IN ARMED FORCES
EMPLOYED CIVILIANS
UNEMPLOYED CIVILIANS
NOT IN LABOR FORCE
1oPULATION 16+ BY OCCUPATION
EXECUTIVE AND MANAGERIAL
PROFESSIONAL SPECIALTY
TECHNICAL SUPPORT
SALES
ADMINISTRATIVE SUPPORT
SERVICE: PRIVATE HOUSEHOLD
SERVICE: PROTECTIVE
SERVICE: OTHER
FARMING FORESTRY & FISHING
PRECISION PRODUCTION & CRAFT
MACHINE OPERATOR
TRANS. AND MATERIAL MOVING
LABORERS
BY AGE BY POVERTY STATUS
ABOVE POVERTY UNDER AGE 65
ABOVE POVERTY AGE 65 +
BELOW POVERTY UNDER AGE 65
BELOW POVERTY AGE 65 +
]
]
1
J
1
J
J
J
6,411
7.44%
0.28%
3.48%
15.62%
0.58%
3.99%
4.21%
0.38%
2.21%
34.18%
1.92%
25.71%
5,875
80.16%
15.04%
3.63%
1. 17%
12,432
0.53%
69.68%
3.24%
26.55%
8,663
14.57%
14.85%
4.57%
14.87%
16.04%
0.17%
1. 75%
9.17%
2.26%
11.63%
3.66%
3.05%
3.40%
--...
~".lU.j,. ..'-..., -, ....--......
CUSTOM SUMMARY REPORT
l POP :-:,-:::T's. FUL:::" D,-,-:i, :\.EPOF.:-;
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
I
. I PRIMARY TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
.'1 ------------------------------------------------------------------------
DESCRIPTION TOTALS
------------------------------------------------------------------------
I
~FAKILIES BY NUMBER OF WORKERS
NO WORKERS
ONE WORKER
TWO WORKERS
THREE + WORKERS
4 , 644
7.65%
27.25%
52.37%
12.73%
l HISPANIC POPULATION
NOT HISPANIC
.. MEXICAN
PUERTO RICAN
CUB~
OTHER HISPANIC
BY TYPE
16,629
93.00%
0.61%
3.77%
0.58%
2.04%
1
-11997 HISPANICS BY RACE: BASE
. WHITE
BLACK
ASIAN
j OTHER
. ~PULATION BY TRANSPORTATION
DRIVE ALONE
CAR POOL
PUBLIC TRANSPORTATION
DRIVE MOTORCYCLE
WALKED ONLY
OTHER MEANS
WORKED AT HOME
2,108
74.79%
::!.OO%
1. 09%
22.12%
TO WORK
8,615
82.58%
12.77%
0.03%
0.71%
0.72%
0.43%
2.77%
::~f.::':~);~ '
J
'\
,I
.J
J
J
J
J
"J >OPULATION BY TRAVEL TIME TO WORK
UNDER 10 MINUTES / WORK AT HOME
.. 10 TO 29 MINUTES
30 TO 59 MINUTES
60 TO 89 MINUTES
90+ MINUTES
AVERAGE TRAVEL TIME IN MINUTES
. I, ~OUSEHOLDS BY NO. OF VEHICLES
.J NO VEHICLES
1 VEHICLE
2 VEHICLES
3+ VEHICLES
ESTIMATED TOTAL VEHICLES
8,615
11. 39%
46.91%
37.00%
4.16%
0.54%
24.93
J
5,892
2.98%
, 30.92%
45.48%
20.62%
11,068
CUSTOM SUMMARY REPORT
::-':~ 7.'"__1'5: ~..~~~_~ :..:"A R!::'~:-:~;
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
PRIMARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
00:00.00
DESCRIPTION
.........'=''- v
------------------------------------------------------------------------
TOTAlS
. POPULATION 25+ BY EDUCATION LEVEL
. ELEMENTARY (0-8)
SOME HIGH SCHOOL (9-11)
I HIGH SCHOOL GRADUATE (12)
) SOME COLLEGE (13-15)
ASSOCIATES DEGREE ONLY
BACHELORS DEGREE ONLY
GRADUATE DEGREE
- ;
>OPULATION ENRQLLED IN SCHOOL
'1 PUBLIC PRE- PRIMARY
PRIVATE PRE- PRIMARY
._1 PUBLIC ELEM/HIGH
PRIVATE ELEM/HIGH
ENROLLED IN COLLEGE
, }
:OUS ING UNITS
] OCCUPIED
VACANT
ACANT UNITS
J
BY OCCUPANCY STATUS
FOR RENT
FOR SALE ONLY
SEASONAL
OTHER
] WNER OCCUPIED PROPERTY
UNDER $25,000
$25,000 TO $49,999
$50,000 TO $74,999
$75,000 TO $99,999
$100,000 TO $149,999
$150,000 TO $199,999
$200,000 TO $299,999
$300,000 TO $399,999
. $400,000 TO $499,999
j $500,000 +
_ ::DIAN PROPERTY VALUE
)TAL RENTAL UNITS
] ~DIAN RENT
VALUES
J
J
]
J
J
J
10,551
4.19%
10.84%
27.38%
25.93%
9.50%
16.39%
5.76%
4,541
3.39%
5.44%
61. 53%
4.98%
24.67%
6,321
93.05%
6.95%
..::..:;,~:~:~~;.:.,
439
21.24%
37.42%
18.40%
22.94%
3,602
0.20%
4.23%
28.16%
31. 46%
23.60%
7.12%
3.55%
0.91%
0.34%
0.43%
$93,428
1,244
$482
CUSTOM SUMMARY REPORT
(PC:' eo' "::':'5: ~"_'~!_ 2,~.;^ RE:'r:':r<T~
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
. PRIMARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
TOTALS
~./,'
II
I
!DESCRIPTION
00:00.00
------------------------------------------------------------------------
.,PERSONS IN UNIT
~ 1 PERSON UNITS
2 PERSON UNITS
3 PERSON UNITS
4 PERSON UNITS
5 PERSON UNITS
6 PERSON UNITS
7 + UNITS
-,
I
..1
YEAR ROUND UNITS IN STRUCTURE
SINGLE UNITS DETACHED
SINGLE UNITS ATTACHED
DOUBLE UNITS
3 TO 9 UNITS
10 TO 19 UNITS
20 TO 49 UNITS
50 + UNITS
MOBILE HOME OR TRAILER
ALL OTHER
J
1
-rl
J
;INGLE/MULTIPLE UNIT RATIO
jIOUSING UNITS BY YEAR BUILT
BUILT 1989 TO MARCH 1990
BUILT 1985 TO 1988
BUILT 1980 TO 1984
BUILT 1970 TO 1979
BUILT 1960 TO 1969
BUILT '1950 TO 1959
BUILT 1940 TO 1949
BUILT 1939 OR EARLIER
J
]
.1
]
J
1
J
J
5,882
15.83%
32.74%
20.67%
19.77%
7.67%
2.20%
1.12%
6,321
71.45%
4.69%
0.32%
5.97%
2.32%
0.14%
0.26%
14.66%
0.20%
8.46
,,.'.....;,,...,
~:~;~~,..':.~..I
5,892
5.07%
18.72%
29.84%
38.51%
5.54%
1. 86%
0.23%
0.22%
.J.J.i.UJ.... ... C.k..J J, .J...:J:10
CUSTOM SUHHARY REPORT
(Pul~ FiH....l..S: FULL UI..'.l.'h REP()!{'l'j
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
, SECONDARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
h.lCJC 1
00:00.00
DESCRIPTION
I ------------------------------------------------------------------------
TOT ALS
------------------------------------------------------------------------
POPULATION
2002 PROJECTION
1997 ESTIMATE
1990 CENSUS
1980 CENSUS
GROWTH 1980 - 1990
-1
r HOUSEHOLDS
..J 2002 PROJECTION
1997 ESTIMATE
1990 CENSUS
1980 CENSUS
GROWTH 1980 - 1990
11997 ESTIMATED POPULATION BY RACE
~ WHITE
BLACK
ASIAN & PACIFIC ISLANDER
OTHER RACES
~l
_.)
"J
J
1997 ESTIMATED POPULATION
J HISPANIC ORIGIN
OCCUPIED UNITS
OWNER OCCUPIED
J RENTER OCCUPIED
1990 AVERAGE PERSONS PER HH
'11997 EST. HOUSEHOLDS BY INCOME
$150,000 OR MORE
,. $100,000 TO $149,999
$ 75,000 TO $ 99,999
J $ 50,000 TO $ 74,999
$ 35,000 TO $ 49,999
$ 25,000 TO $ 34,999
1 $ 15,000 TO $ 24,999
.. $ 5,000 TO $ 15,000
UNDER $ 5,000
~997 EST. AVERAGE HOUSEHOLD INCOME
~997 EST. MEDIAN HOUSEHOLD INCOME
1997 EST. PER CAPITA INCOME
1
.I
.J
J
38,654
32,675
24,481
8,155
200.19%
15,372
12,841
9,224
2,976
209.98%
32,675
92.37%
2.78%
2.50%
2.35%
~ii~P~l~
32,675
10.55%
9,224
74.56%
25.44%
2.65
12,841
3.82%
9.48%
10.98%
25.52%
16.36%
11.69%
11.20%
8.61%
2.34%
$63,454
$49,818
$24,991
APPENDIX H
CUSTOM SUMMARY REPORT
(POr :::. '::'-:::-.=: FUL::'" =.-.':: j, ;,EPOh":' ~
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
. SECONDARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
00:00.00
i
! DESCRIPrION
'dye /.
------------------------------------------------------------------------
TOT ALS
(1997 ESTIMATED POPULATION BY SEX
, MALE
FEMALE
lMARITAL STATUS
, SINGLE MALE
SINGLE FEMALE
HARRIED
PREVIOUSLY MARRIED MALE
PREVIOUSLY_MARRIED FEMALE
'bOUSEHOLDS WITH CHILDREN
_r~ HARRIED COUPLE FAMILY
OTHER FAMILY-MALE HEAD
1 OTHER FAMILY-FEMALE HEAD
NON FAMILY
_~997 ESTIMATED POPULATION
J UNDER 5 YEARS
5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30 TO 34 YEARS
35 TO 39 YEARS
40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO 69 YEARS
70 TO 74 YEARS
75 + YEARS
BY AGE
J
I
J
J
J
1
]
J
J
]
J
MEDIAN AGE
AVERAGE AGE
32,675
49.14%
50.86%
19,174
11.76%
9.53%
62.10%
5.51%
11.09%
3,608
80.91%
3.69%
14.07%
1.33%
32,675
6.68%
7.73%
8.11%
4.61%
3.72%
4.27%
6.47%
7.82%
9.52%
17.70%
9.82%
3.18%
3.26%
2.80%
4.31%
:...H;v.;:.....
35.31
35.17
CUSTOM SUHMARY REPORT
\ ~ OP F:.::''::::. :-:;:..,:.... DATi, ~~LL vnl )
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
.. L'':j L ..J
SECONDARY TRADE AREA
WINTER SPRINGS, FL
. COORD:
00:00.00
00:00.00
'1 DESCRIPTION
------------------------------------------------------------------------
TOTALS
------------------------------------------------------------------------
1997 ESTIMATED FEMALE POP. BY AGE
UNDER 5 YEARS
5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30 TO 34 YEARS
35 TO 39 YEARS
40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO 69 YEARS
70 TO 74 YEARS
75 + YEARS
FEMALE MEDIAN AGE
FEMALE AVERAGE AGE
JPOPULATION BY HOUSEHOLD TYPE
FAMILY HOUSEHOLDS
NON-FAMILY HOUSEHOLDS
GROUP QUARTERS
"
i
16,619
6.41\
7.36\
7.53\
4.23\
3.56%
4.17\
6.55\
8.14\
10.02%
17.41%
9.86%
3.38%
3.41\
2.86%
5.13%
36.03
36.11
I
)
]
J
SINGLE MALE
SINGLE FEMALE
MARRIED COUPLE
OTHER FAMILY-MALE HEAD
OTHER FAMILY-FEMALE HEAD
NON FAMILY-MALE HEAD
NON FAMILY-FEMALE HEAD
J' 'OPULATION BY URBAN VS. RURAL
URBAN
RURAL
j
iOUSEHOLDS BY TYPE
J
J
2 4 , 4 8 1 :~';,:~i;;;.;..
86.76%
12.98\
0.26%
9,224
8.10%
10.78%
62.80%
2.77%
8.58%
4.29%
2.70%
J
J
J
J
J
J
24,361
97.34%
2.66%
BY EQUIFAX
CUSTOM SUMMARY REPORT
In:-... FAC-:~. ;____~.:... fJ,,~'A RLr........u)
NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
- -~:J........ .
~ SECONDARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
00:00.00
_.": ------------------------------------------------------------------------
i
I DESCRIPTION TOTALS
------------------------------------------------------------------------
\
,. FEMALES 1,6+ WITH CHILDREN 0 - 17: BASE
WORKING WITH CHILD 0 - 5
NOT WORKING WITH CHILD 0 - 5
'I NOT IN LABOR FORCE WITH CHILD 0 - 5
WORKING WITH CHILD 6 - 17
NOT WORKING WITH CHILD 6 - 17
NOT IN LAB. FORCE WITH CHILD 6 - 17
',..j\ WORKING WITH CHILD 0 - 5 & 6 - 18
NOT WORKING WITH CHILD 0-5 & 6-18
NOT IN LAB~-. FORCE W/CHILD 0-5 &6-18
1 WORKING WITH NO CHILDREN
1 NOT WORKING WITH NO CHILDREN
NOT IN LAB. FORCE WITH NO CHILD.
9,638
5.45\
0.33\
3.71\
14.23%
0.65%
4.67%
3.24%
0.14%
2.02%
37.75%
1.81%
26.00%
-\HH
.~
BY AGE BY POVERTY STATUS
ABOVE POVERTY UNDER AGE 65
ABOVE POVERTY AGE 65 +
BELOW POVERTY UNDER AGE 65
BELOW POVERTY AGE 65 +
9,356
78.87%
14.75%
4.46%
1.93%
1
J
.1
J
J
J
]
J
J
POPULATION 16+ BY EMPLOYMENT STATUS
_.J- EMPLOYED IN ARMED FORCES
_ EMPLOYED CIVILIANS
UNEMPLOYED CIVILIANS
NOT IN LABOR FORCE
~OPULATION 16+ BY OCCUPATION
EXECUTIVE AND MANAGERIAL
PROFESSIONAL SPECIALTY
TECHNI CAL SUPPORT
SALES
ADMINISTRATIVE SUPPORT
SERVICE: PRIVATE HOUSEHOLD
SERVICE: PROTECTIVE
SERVICE: OTHER
FARMING FORESTRY & FISHING
PRECISION PRODUCTION & CRAFT
MACHINE OPERATOR
TRANS. AND MATERIAL MOVING
LABORERS
. .'.,' '...~~...I t/,.
. -"."
18,882
0.35%
69.15%
2.98%
27.51%
13,057
17.37%
16.57%
3.67%
18.29%
15.68%
0.40%
1.30%
7.74%
1.63%
8.97%
2.97%
2.74%
2.67%
CUSTOM SUMMARY REPonT
~:-.::..:.' -:-:.'='::S: ~-:..:=-::'" -:.,;,;;, REr.::::I')
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
SECONDARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
00:00.00
DESCRIPTION
. ...- ":.J '- -J
------------------------------------------------------------~-----------
TOTALS
FAMILIES BY NUMBER OF WORKERS
NO WORKERS
ONE WORKER
TWO WORKERS
THREE + WORKERS
HISPANIC POPULATION
NOT HISPANIC
MEXICAN
PUERTO RICAN
CUBAN
OTHER HISPANIC
BY TYPE
J
1997 HISPANICS
1
BY RACE: BASE
WHITE
BLACK
ASIAN
OTHER
J POPULATIO~ BY TRANSPORTATION
DRIVE ALONE
CAR POOL
PUBLIC TRANSPORTATION
DRIVE MOTORCYCLE
WALKED ONLY
OTHER MEANS
WORKED AT HOME
TO WORK
I
I
-'
J- POPULATION BY TRAVEL TIME TO WORK
UNDER 10 MINUTES / WORK AT HOME
10 TO 29 MINUTES
30 TO 59 MINUTES
] 60 TO 89 MINUTES
90+ MINUTES
, AVERAGE TRAVEL TIME IN MINUTES
rOUSEHOLDS BY NO. OF VEHICLES
. NO VEHICLES
1 VEHICLE
2 VEHICLES
J 3+ VEHICLES
ESTIMATED TOTAL VEHICLES
J
J
J
J
6,949
8.53%
26.47%
54.57%
10.43%
24,481
92.67%
0.58%
3.98%
0.72%
2.05%
3,447
75.19%
1.15%
1.36%
22.31%
12,948
85.54%
10.07%
0.16%
0.39%
1.01%
0.70%
2.12%
;~:'~:~~~.:':t-:
12,948
9.64%
49.31%
37.10%
3.52%
0.42%
24.74
9,260
2.75%
32.74%
46.59%
17.91%
16,969
..lJJU.... .. '-....... -'I .J..'J:;O
CUSTOM SUMMARY REPORT
~ POP l' j\\..-..l.~; FULL !..m'n\ H1:;!-'UH'1')
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
, SECONDARY TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
-1 ----------------------------------------------__________________________
,
.
00:00.00
~ DESCRIPTION
PClgC 6
------------------------------------------------------------------------
TOTALS
POPULATION 25+ BY EDUCATION LEVEL
ELEMENTARY (0-8 )
SOME HIGH SCHOOL (9-11)
HIGH SCHOOL GRADUATE (12)
SOME COLLEGE (13-15)
ASSOCIATES DEGREE ONLY
BACHELORS DEGREE ONLY
GRADUATE DEGREE
POPULATION ENR-G-LLED IN SCHOOL
-, PUBLIC PRE- PRIMARY
, PRIVATE PRE- PRIMARY
, PUBLIC ELEM/HIGH
PRIVATE ELEM/HIGH
ENROLLED IN COLLEGE
)
i
HOUSING UNITS
OCCUPIED
VACANT
BY OCCUPANCY STATUS
-..,
j
VACANT UNITS
J FOR RENT
FOR SALE' ONLY
SEASONAL
. OTHER
bWNER OCCUPIED PROPERTY
UNDER $25,000
,'J $25,000 TO $49,999
$50,000 TO $74,999
$75,000 TO $99,999
$100,000 TO $149,999
J $150,000 TO $199,999
$200,000 TO $299,999
$300,000 TO $399,999
1 $400,000 TO $499,999
$500,000 +
_EDIAN PROPERTY VALUE
TOTAL RENTAL UNITS
]EDIAN RENT
VALUES
J
J
J
J
16,201
3.27%
9.80%
23.98%
25.48%
8.49%
19.97%
9.01%
6,509
4.70%
5.72%
55.31%
7.28%
26.98%
10,103
91.30%
8.70%
879
33.93%
29.24%
15.96%
20.87%
.:.:.;~..;::~':.';<.
5,634
0.22%
2.57%
17.23%
32.30%
29.00%
10.58%
6.50%
1. 09%
0.37%
0.13%
$106,173
2,203
$507
~~~............ ..._.o..J _, .........-J..-Ju
.I. U":1t.; I
CUSTOM SUMfu\RY REPORT
\POP i.:j,,~_J..J. ..JLL L,;~:;:-H jU.:"L"vnl')
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
.SECONDARY TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
.,------------------------------------------------------------------------
j
I
I DESCRIPTION TOTALS
------------------------------------------------------------------------
jPERSONS IN UNIT
, 1 PERSON UNITS
2 PERSON UNITS
3 PERSON UNITS
4 PERSON UNITS
5 PERSON UNITS
6 PERSON UNITS
7 + UNITS
, ,
!
, J
9,224
18.88%
35.69%
19.36%
17.51%
6.08%
1.73%
0.75%
YEAR ROUND UNITS
'1 SINGLE UNITS
SINGLE UNITS
DOUBLE UNITS
. 3 TO 9 UNITS
l 10 TO 19 UNITS
f 20 TO 49 UNITS
50 + UNITS
MOBILE HOME OR
ALL OTHER
I
J
SINGLE/MULTIPLE UNIT RATIO
}
~OUSING UNITS BY YEAR BUILT
.- BUILT 1989 TO MARCH 1990
BUILT 1985 TO 1988
)1 BUILT 1980 TO 1984
BUILT 1970 TO 1979
BUILT 1960 TO 1969
BUILT 1950 TO 1959
BUILT 1940 TO 1949
BUILT 1939 OR EARLIER
'J
J
1
.J
J
1
d
J
IN STRUCTURE
DETACHED
ATTACHED
10,103
65.89%
7.66%
1. 23%
6.91%
5.88%
2.02%
0.50%
9.52%
0.40%
4.45
",::t::i.:':':',:
TRAILER
9,260
5.77%
29.41%
30.42%
25.79%
5.17%
1.93%
0.93%
0.58%
'l'hur Yeb 5, 2998
j
I TOTAL TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
-1 ------------------------------------------------------------------------
DESCRIPTION TOTALS
CUSTOM SUMHATIY REPOPT
(POP YAL"l'oS: FULL DATA REPORT)
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
Pi:lgc 1
------------------------------------------------------------------------
..,
, .'
I POPULATION
2002 PROJECI'ION
1997 ESTIMATE
1990 CENSUS
1980 CENSUS
GROWTH 1980 - 1990
!HOUSEHOLDS
. 2002 PROJECTION
1997 ESTIMATE
1990 CENSUS
1980 CENSUS
GROWTH 1980 - 1990
1~997 ESTIMATED POPULATION BY RACE
. WHITE
BLACK
ASIAN & PACIFIC ISLANDER
OTHER RACES
61,563
53,037
41,110
17,414
136.08%
24,262
20,503
15,106
6,065
149.08%
-1
J
53,037
92.21%
3.18%
2.28%
2.33%
...;-.,...;....;.,;.
1997 ESTIMATED POPULATION
J HISPANIC ORIGIN
OCCUPIED UNITS
OWNER OCCUPIED
} RENTER OCCUPIED
1990 AVERAGE PERSONS PER HH
'1997 EST. HOUSEHOLDS BY 'INCOME
J $150,000 OR MORE
.-. $100 , 000 TO $14 9 , 9 9 9
$ 75,000 TO $ 99,999
J $ 50,000 TO $ 74,999
- $ 35,000 TO $ 49,999
$ 25,000 TO $ 34,999
\ $ 15,000 TO $ 24,999
I $ 5,000 TO $ 15,000
UNDER $ 5,000
J-997 EST. AVERAGE HOUSEHOLD INCOME
997 EST. MEDIAN HOUSEHOLD INCOME
" 997 EST. PER CAPITA INCOME
53,037
10.47%
15,106
75.88%
24.12%
2.72
20,503
4.04%
9.19%
10.19%
25.38%
17.34%
11.90%
11. 33%
8.59%
2.05%
$63,504
$48,956
$24,589
J
I
.J
J
A PPENDl X 1
Tour t'ea :J, J.~~U
rdye /.
CUST0l1 SUHHARY REPORT
l.r'OP FACTS: r ULL UJ\'l'A RE1JUH(1)
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
'TOTAL TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
'1------------------------------------------------------------------------
DESCRIPTION TOTALS
------------------------------------------------------------------------
)1997 ESTIMATED POPULATION BY SEX
MALE
j FEMALE
~ITAL S'rATUS
SINGLE MALE
-,I SINGLE FEMALE
) ~IED
PREVIOUSLY MARRIED MALE
PREVIOUSLY-MARRIED FEMALE
~kOUSEHOLDS WITH CHILDREN
HARRIED COUPLE FAMILY
OTHER FAMILY-MALE HEAD
OTHER FAMILY-FEMALE HEAD
NON FAMILY
53,037
49.27%
50.73%
31,876
11. 80%
9.25%
62.43%
5.51%
11. 01%
6,219
80.26%
4.31%
14.06%
1. 36%
J
'j997 ESTIMATED POPULATION
. UNDER 5 YEARS
~. 5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30 TO 34 YEARS
35 TO 39 YEARS
40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO 69 YEARS
70 TO 74 YEARS
75 + YEARS
BY AGE
53,037
6.84%
7.93%
8.35%
4.75%
3.75%
4.28%
6.26%
7.69%
9.48%
17.54%
9.66%
3.03%
3.28%
2.86%
4.31%
,i>t!\iill:
~
,]
J
1
J
J
J
J
J
MEDIAN AGE
AVERAGE AGE
35.08
34.93
CUSTOH SUMMARY REPORT
\ POP :-.~.=-=-.::; ;--:';:;-"L Dl,~;, ;~.:::~ .::,~,'':'- j
BY EQUIFAX NATIONAL DECISION SYSTEMS' 800-866-6510
PREPARED FOR
GIBBS
TOTAL TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
00:00.00
i
[DESCRIPTION
"J- ~
~997 ESTIMATED FEMALE
I UNDER 5 YEARS
5 TO 9 YEARS
10 TO 14 YEARS
15 TO 17 YEARS
18 TO 20 YEARS
21 TO 24 YEARS
25 TO 29 YEARS
30" TO 34 YEARS
35 TO 39 YEARS
40 TO 49 YEARS
50 TO 59 YEARS
60 TO 64 YEARS
65 TO 69 YEARS
70 TO 74 YEARS
75 + YEARS
FEMALE MEDIAN AGE
FEMALE AVERAGE AGE
POP. BY AGE
------------------------------------------------------------------------
TOTALS
.i
1
1
1
...:PoPULATION BY HOUSEHOLD TYPE
FAMILY HOUSEHOLDS
J. NON-FAMILY HOUSEHOLDS
GROUP QUARTERS
HOUSEHOLDS BY TYPE
\ SINGLE MALE
) SINGLE FEMALE
MARRIED COUPLE
OTHER FAMILY-MALE HEAD
'J OTHER FAMILY-FEMALE HEAD
~ NON FAMILY-MALE HEAD
NON FAMILY-FEMALE HEAD
"'pPULATION BY URBAN VS. RURAL
URBAN
RURAL
1
.J
J
J
,]
J
26,906
6.54%
7.60%
7.77%
4.31%
3.61%
4.16%
6.23%
7.99%
9.91%
17.48%
9.73%
3.23%
3.47%
2.94%
5.02%
35.90
35.88
41,110
87.88%
11.92%
0.20%
15,106
7.45%
10.24%
63.88%
3.05%
8.88%
4.14%
2.36%
41,028
97.85%
2.15%
~ ~ ~......... ........: Jo...I ...I I .J.. ..J ..J u
'" U":JC "t
CUSTOM SUMMARY REPORT
\ ,,-uP Fl~-=-':""::. ';';~.l..J DAT;~ j'u.:L'vn.. J
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
I GIBBS
) TOTAL TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
'1 ------------------------------------------------------------------------
DESCRIPTION TOTALS
------------------------------------------------------------------------
.1
!
\
JFEMALES 16+ WITH CHILDREN 0 - 17: BASE
WORKING WITH CHILD 0 - 5
NOT WORKING WITH CHILD 0 - 5
NOT IN LABOR FORCE WITH CHILD 0 - 5
WORKING WITH CHILD 6 - 17
NOT WORKING WITH CHILD 6 - 17
NOT IN LAB. FORCE WITH CHILD 6 - 17
WORKING WITH CHILD 0 - 5 & 6 - 18
NOT WORKING WITH CHILD 0-5 & 6-18
NOT IN LAB..-FORCE W/CHILD 0-5 &6-18
WORKING WITH NO CHILDREN
NOT WORKING WITH NO CHILDREN
NOT IN LAB. FORCE WITH NO CHILD.
16,049
6.24%
0.31%
3.62%
14.78%
0.62%
4.40\
3.63%
0.24%
2.10%
36.32%
1. 85%
25.89%
l
.J
ill.
:-.
..,
J
J
J
]
J
J
J
J
]HH
l
;,;).
POPULATION 16+ BY EMPLOYMENT STATUS
J EMPLOYED IN ARMED FORCES
EMPLOYED CIVILIANS
. UNEMPLOYED CIVILIANS
NOT IN LABOR FORCE
l
PoPULATION 16+ BY OCCUPATION
EXECUTIVE AND MANAGERIAL
PROFESSIONAL SPECIALTY
TECHNICAL SUPPORT
SALES
ADMINISTRATIVE SUPPORT
SERVICE: PRIVATE HOUSEHOLD
SERVICE: PROTECTIVE
SERVICE: OTHER
FARMING 'FORESTRY & FISHING
PRECISION PRODUCTION & CRAFT
MACHINE OPERATOR
TRANS. AND MATERIAL MOVING
LABORERS
BY AGE BY POVERTY STATUS
ABOVE POVERTY UNDER AGE 65
ABOVE POVERTY AGE 65 +
BELOW POVERTY UNDER AGE 65
BELOW POVERTY AGE 65 +
15,231
7~.36%
14.86%
4.14%
1. 64 %
;.:,.:.;.;:: ~.:~/,:'"
31,314
0.42%
69.36%
3.08%
27.13%
21,720
16.26%
15.88%
4.03%
16.93%
15.82%
0.30%
1.48%
8.31%
1. 88%
10.03%
3.25%
2.86%
2.96%
Thur Feb 5, 1998
:'1'_~~~':"I SU}~' J"..:~~' ~~:-':'RT
(POp FACTS: FULL DATA REPORT)
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
TOTAL TRADE AREA
',WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
TOTALS
DESCRIPTION
Pi1gc 5
00:00.00
.------------------------------------------------------------------------
'FAMILIES BY NUMBER OF WORKERS
NO WORKERS
ONE WORKER
TWO WORKERS
THREE + WORKERS
iHISPANIC POPULATION BY TYPE
NOT HISPANIC
MEXICAN
-} PUERTO RICAN
\ CUBAN
OTHER HISPANIC
BY RACE: BASE
}1997 HISPANICS
1 WHITE
BLACK
ASIAN
OTHER
-;
j
POPULATION BY TRANSPORTATION TO WORK
J DRIVE ALONE
CAR POOL
PUBLIC TRANSPORTATION
DRIVE MOTORCYCLE
WALKED ONLY
OTHER MEANS
WORKED AT HOME
}oPULATION BY TRAVEL TIME TO WORK
UNDER 10 MINUTES / WORK AT HOME
10 TO 29 MINUTES
30 TO 59 MINUTES
60 TO 89 MINUTES
90+ MINUTES
AVERAGE TRAVEL TIME IN MINUTES
10USEHOLDS BY NO. OF VEHICLES
NO VEHI CLES
1 VEHICLE
2 VEHICLES
3+ VEHICLES
ESTIMATED To.TAL VEHICLES
I
J
J
]
]
J
J
J
11,593
8.18%
26.78%
53.69%
11.35\
41,110
92.80%
0.59%
3.90%
0.66%
2.05%
5,555
75.04%
1. 47%
1.25%
22.24\
21,563
84.36%
11.15\
0.11%
0.52%
0.89%
0.59%
2.38%
:.;:;~~ ;::.~.~.'~~
21,563
10.34%
48.35%
37.06%
3.78%
0.47%
24.82
15,152
2.84%
32.03%
46.16%
18.96%
28,037
TIIur reo ::', l~~U
rpr-70M SUMHARY HEPOHT
(POP FACTS: FULL DATA REPORT)
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
TOTAL TRADE AREA
WINTER SPRINGS, FL
COORD:
00:00.00
------------------------------------------------------------------------
00:00.00
DESCRIPTION
P<:Igc G
------------------------------------------------------------------------
TOTALS
POPULATION 25+ BY EDUCATION LEVEL
ELEMENTARY (0-8)
SOME HIGH SCHOOL (9-11)
HIGH SCHOOL GRADUATE (12)
SOME COLLEGE (13-15)
ASSOCIATES DEGREE ONLY
BACHELORS DEGREE ONLY
GRADUATE DEGREE
.\
l
POPULATION ENROLLED IN SCHOOL
]
1
PUBLIC PRE- PRIMARY
PRIVATE PRE- PRIMARY
PUBLIC ELEM/HIGH
PRIVATE ELEM/HIGH
ENROLLED IN COLLEGE
HOUSING UNITS BY OCCUPANCY STATUS
-1 OCCUPIED
J VACANT
VACANT UNITS
J FOR RENT
_ FOR SALE ONLY
SEASONAL
'j OTHER
,bWNER OCCUPIED PROPERTY
UNDER $25,000 .
$25,000 TO $49,999
$50,000 TO $74,999
$75,000 TO $99,999
$100,000 TO $149,999
$150,000 TO $199,999
$200,000 TO $299,999
$300,000 TO $399,999
lm. $400,000 TO $499,999
· $500,000 +
:' DIAN PROPERTY VALUE
TOTAL RENTAL UNITS
}EDIAN RENT
VALUES
J'.
, .
J
]
J
J
J
26,752
3.63%
10.21%
25.32%
25.66%
8.89%
18.56%
7.72%
11,049
4.16%
5.61%
57.87%
6.33%
26.03%
16,424
91.97%
8.03%
.; ;:;?~..~>f!~r.
1,319
29.70%
31. 96%
16.78%
21.56%
9,236
0.21%
3.22%
21. 49%
31.98%
26.89%
9.23%
5.35%
1. 02%
0.36%
0.25%
$101,202
3,446
$498
'1 J J U 1. r e U J, J. ';J ';J 0
CUSTOM SUMXARY REPORT
(pal"' YACT;j: FULL DATA REPOHT)
BY EQUIFAX NATIONAL DECISION SYSTEMS 800-866-6510
PREPARED FOR
GIBBS
l>agc I
TOTAL TRADE AREA
WINTER SPRINGS, FL COORD: 00:00.00 00:00.00
-l ------------------------------------------------------------------------
DESCRIPTION TOTALS
--------------------------------------------------------------------.----
! PERSONS IN UNIT
1
]
YEAR ROUND UNITS IN STRUCTURE
'q SINGLE UNITS DETACHED
I SINGLE UNITS ATTACHED
DOUBLE UNITS
',"J 3 TO 9 UNITS
10 TO 19 UNITS
20 TO 49 UNITS
50 + UNITS
J ~~I~~~ME OR TRAILER
1 PERSON UNITS
2 PERSON UNITS
3 PERSON UNITS
4 PERSON UNITS
5 PERSON UNITS
6 PERSON UNITS
7 + UNITS
15,106
17.69%
34.54%
19.87%
18.39%
6.70%
1.92%
0.89%
16,424
68.03%
6.52%
0.88%
6.54%
4.51%
1.30%
0.41%
11.50%
0.32%
':::'.::::::;:{Y;:\:
SINGLE/MULTIPLE UNIT RATIO
~OUSING UNITS BY 'YEAR BUILT
BUILT 1989 TO MARCH 1990
BUILT 1985 TO 1988
J BUILT 1980 TO 1984
. BUILT 1970 TO 1979
BUILT 1960 TO 1969
].. BUILT 1950 TO 1959
BUILT 1940 TO 1949
BUILT 1939 OR EARLIER
]
]
]
]
J
]
J
5.47
15,152
5.50%
25.25%
30.20%
30.73%
5.32%
1.90%
0.66%
0.44%
-.
r
Recommended Tenant Mix
Gibbs - Winter Springe
J Winter SDrtnOI. Florida
Recommended Forecasted
J Expenditure Retail Forecasted Sales Per
CQl~gory Potentlal Sp8ce SA1u. Square Foot
] Department Stores $126,338,000 0 $0 $0
Men's & Boy's Apparel- $16,961,000 0 SO $0
] Women'. AppurQl $21,548,000 0 SO SO
Children's & Intant Wear $12.207,000 0 $0 $0
Jewelry $8,988,000 0 $0 $0
1 Shoes/Accessones $10,165,000 0 SO SO
Restaurants With Liquor S6,432,000 4,800 $816,000 $170
J Restaurants WIthout Liquor $52,086,000 4,200 5734,000 $175
Grocery Stores $197.226,000 45,000 $13,520,000 $300 .:."::~'::'~!~:':':-
Meat & Fish Markets $15,451.000 0 $0 $0
J Retail Bakeries 56,647,000 0 SO $0
Books & Music $8,584,000 0
] Cards & Gifts $3,852,000 2,500 $325,000 $130
Computers & Accessories $5,828,000 0 $0 $0
Toys, Games and Hobbies $6,059,000 0 $0 SO
J Drug StorelPharmaceutical $23,775,000 10,000 $2,300,000 $230
Florists $3,58Q,000 0 SO $0
Furniture Stores $7,599,000 0 $0 $0
HardwareJHome Improvement $15,385,000 10,000 $1,050,000 $105
1 OpticalNision Care $2,476,000 0 $0 $0
Pel Supply $4,635,000 0 $0 $0
Sporting Goods $6,214,000 0 $0 $0
J TelevIsion, Radio and Appliance Store $25,267,000 0 $0 $0
VideoJEntertsinment $13,032,000 4,500 $427,500 $95
Personal Services $7,327,604 3,500 $421,000 $120
J other Non-Retail Tenants:
Bank N1A 3,000 N/A N/A
Real Estate Office N1A 2,000 N/A N/A
I Day CarelNursery N/A 3,000 N/A N/A
Total $807,671,604 82,500 $19.693,500 $212
)
J
] A PPENDI X J
A PPFNDTX K
"
-
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,
,
I
J'
TENANT MIX. PLAN
APPENDIX L
~:
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-
Tuskawilla Looking North from SR 434
Town Center · Winter Springs, Florida
APPENDIX M
March 1997
Michael Design Associates
L aodsca peA rchitecture
DOVER. KOHL &:. PARTNERS
town planning
Gibbs Planning Group
Rei a ill E COD 0 m i C Analysis
.',~:;'
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LA K E J-E-S UP
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Sketch Plan "In Our Generation"
Town Center 0 Winter Springs, Florida
APPENDIX N
March 1997
Michael Design Associates
Laodscap e Architecture
DoVER, KoHL &:. PARTNERS
town pl.nnlng
Gibbs Planning Group
Retail/EcoDomic Analysis
.~.; .
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'--- '--'--'
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'--
Another Possible Grocery Store Location
Town Center · Winter Springs, Florida
March 1997
APPENDIX 0
Michael Design Associates
Lon d 5 cope A rc h i te cture
DoVER, KOHL &: PARTNERS
lown planning
Gibbs Planning Group
Rei a i II E con 0 m i cAn a I ys i I
I::
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~
---
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Exlstlng Condi11ons
'AI. JI.U,
Phase III
Michael Design Associates
Lands ca pe Arch i tecture
Phase I
LAIIJ68'"
"
Phase IV
Change Over Time
Town Center · Winter Springs, Florida
Marr:h 1997
DoVER, KOHL &: PARTNERS
lown planning
:~-.
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~H."",I
-....:
Phase II
,. ,. ""~
'-
Phose v
APPENDI X P
Gibbs Planning Group
RelaillEcODomic AnllYlil
'--~'---'''''''Iiioooo-.J___~'''"--.J
L- L-J
'--' ~
MAJOR SHOPPING CENTER COMPETITION
WINTER SPRINGS, FLORIDA
Map Center
Code Center Name Location GLA Anchors Anchor Year
! GLA B uflt
22 Oxford Plaza Rte 436/0xford nla Builders Square 80,000 rJa
Casselberry Pet Superrmarket n/a
Eckerd n/a
23 Sam's Club Rte 4361Fern Park 100,000 ....--- ----- .........
Fem Park
24 Casselberry Square Rte 4361Kewanee Tr. 99,000 Winn-Dixie 41 ,393 1974
Casselberry
25 Gooding's Plaza Rte 4361Red Bug nla Gooding's Supermarket n/a rJa
Casselberry Hollywood Video n/a
26 Country Lake Village . Red BugfTuskawilla 216,222 Kmart 88,931 1990
Winter Springs Albertson's 61,841
27 Red Willow Plaza Red BugfTuskawilla nla Walgreens n/a rJa
Winter Springs
28 Willa Springs Village Red BugfTuskawilla nla Publix n/a rJa
Winter Springs Eckerd n/a
29 Target Red Bug/Oviedo Marketplace 110,000 .-.-. ------ .............
Oviedo
1.mr.w'n.gib
me
11'1 A
1...-
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-
~
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--
I.-
tlL...-J
MAJOR SHOPPING CENTER COMPETITION
WINTER SPRINGS, FLORIDA
Map Center
Code Center Name Location GLA I Anchors Anchor Year
!
GLA Built
1 Alafaya Square Rte 434/A1afaya Woods 143,000 Publix 55,681
Oviedo Scotty's Hardware 10,000 1988
World Gym 13,000
2 Oviedo Square Rte 434/Mitchell Hammock 120,900 Albertsons n/a 1993
Oviedo
3 Lockwood Village Shopping Center lockwood/Mitchell Hammock 59,000 Winn Dixie 43,393 1995
Oviedo
4 Oviedo Shopping Center CentraVBroadway 55,487 Tru Value Hardware n/a 1989
Oviedo Bad cock Fumiture 11 ,374
5 Tuscawilla Bend W. BroadwayN/inter Springs nla Publix nla n/a
Oviedo
6 Oviedo Marketplace Mall Red Bug LakelHwy 417 1 ,000,000 Dillards 150,000
(under construction) Oviedo Gayfers 150,000 1998
Regal Cinema 75,000
7 Seminole Center Hwy 17/92 & Americana 305,000 Waf-Mart 99,155 1985
Sanford Ross Dress for Less 43,393
Publix 39,337
8 Village Market Place of Lake Mary Hwy 17/92 & lake Mary 59,120 Winn-Dixie nla 1982
Sanford
9 Victoria Square Hwy 17/92 & Weldon 53,960 Regal Theaters 31,936 1989
Lake Mary (10 screens)
10 Unnamed Center Hwy17/92 & Rte 434 nla Big Lots n/a n/a
Longwood The Fun Machine n/a
(.mr.win.gib
me
APPENDIX Q
"-- ~
"'--" ~ '- I.-- ------.- __ i.-..-- L---.;
MAJOR SHOPPING CENTER COMPETITION
WINTER SPRINGS, FLORIDA
Map Center
Code Center Name Location GLA Anchors Anchor Year
I GLA Built
11 Longwood Lakes South Hwy 17/92 & Hwy 434 50,000 Albertson's n/a 1983
Longwood
12 Winter Springs Centre Rte 434/Moss . n/a none u_ n/a
Winter Springs
13 The Village Market Place Rte.434 n/a Badcock Furniture n/a n/a
Winter Springs
14 Longwood Lakes South Extension Hwy 17/92 & Wildermere n/a Central Auto Parts n/a n/a
Longwood
15 Casselberry Collection Hwy 17/92 & Button 89,180 Publix 47,489 1962
Casselberry
16 The Home Depot Hwy 17/92 so. of Button 130,000 ----- --......... 1996
Casselberry
17 Casselberry Shopping Center Hwy 17/92 n/a Target 100,000 n/a
Casselberry PetS mart 40,000
18 Periwinkle Plaza Hwy 17/92 & Fernwood 18,240 Musicians Superstore n/a n/a
Fern Park
19 Fern Park Shopping Center Hwy 17/92 & Fernwood 133,020 Kmart (vacant) 80,000 1976
Fern Park
20 Casselberry Plaza Rte 436 & Hwy 17/92 69,508 Service Merchandise n/a n/a
Casselberry
21 Fenn Park Plaza Hwy 436 & Hwy 17/92 131,894 Bed, Bath & Beyond 47,521 1967
Fern Park Georgia Carpet Outlet 8,800
Office Max 21,696
Books-A-Million 23,780
'.mr,wln.glb
me
~~.
APPENDIX R
TRADE AREAS AND COMPETITION
FOR A PROPOSED RETAIL DEVELOPMENT IN
WINTER SPRINGS. FLORIDA
'::"'..~~i'.
PROPOSED VICINITY
PRIMARY TRADE AREA BOUNDARY
SECONDARY TRADE AREA BOUNDARY
COMPETTTlON
CITY OF ININTr=:n SI:>nINGS, r::LOIlI()^
. 11%6 EAST ~jTAl E nOA() ":l~
wINH:r1 SPflINGS. f'Lonll)A 3%700.;>799
Telephone (~07) 327.\000
Community Development Dept.
Planning Division
PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY
AGE~DA ITEM:
II. B.
TOWN CENTER LARGE SCALE-COMPREHENSIVE PLAN
AMENDMENT LG-CPA-1-99 (ADDffiON OF GOALS, OBJECTIVES,
AND POLICIES)
COMMUNITY DEVELOPMENT DEPARTMENT - PLANNING
DIVISION STAFF REPORT TO THE LPA:
Nom:
This proposed plan amendment came before the Local Planning Agency on June
2, 1999 for review and recommendation for the Spring, 1999 Amendment Cycle.
Due to various changes to the proposed Town Center Concept, the plan
amendment was not submitted to the Florida Department of Community Affairs
for the its review and comment during the Spring, 99 Amendment Cycle. As a
result it is now being resubmitted as part of the review process for the Fall, 199~
Amendment Cycle.
)
The Local Planning Agency at its November 3, 1999 meeting voted to
recommend to t~e City Commission transmittal of Town Center plan amendment.
. The City Attorney advises that a set of goals, objectives and policies relating to
the Town Center be a direct part of the transmittal rather than as part 0[ another
plan amendment, the S.R 434 Corridor Vision Plan amendment. As a result, the
accompanying goals, objectives, and policies for the proposed Town Center need
a ~eview and recommendation to the City Commission as part of the Town Center
plan amendment previously reviewed by the LP A at its November 3rd meeting.
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.3167(11) F.S. which states in part "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. "
)
LocaJ Planning Agency
November 24, 1999
Fall Amendment Cycle. 1999
Town Center Plan Amendment
LG-CP A-I-9,)
'\
1.
BACKGROUND:
APPLICANT:
City of Winter Springs
1126 East State Road 434
(407) 327-1800
REQUEST:
For the Local Planning Agency to review and make recommendation to the City
Commission that the proposed vision, goals, objectives, and policies for the Town Center
be transmitted with the Town Center large scale comprehensive plan amendment (LG-
CP A-1-99) to the Florida Department of Community Affairs for its review and comment
(ORC Report).
PURPOSE:
The City intends to carry 9ut the mandate of Policy 3)c. under Objective A of Goal 1 of
the Traffic Circulation Element which states in part ". . .the creation in the undeveloped
central area of Winter Springs of a primary civic, business and service focus for the
City."
AREA OF PROPOSED NEW "TOWN CENTER DISTRICT" FLUM DESIGNATION:
Approximately 240 acres.
n. CONSIDERATIONS:
. City staff prepared the proposed Town Center goals, objectives and policies and sent the
draft to Dover, Kohl & Partners for their review and comment and to the City Attorney
for his review and comment.
. A Town Center Vision Statement has been included to set the framework for the
developm~.nt of the Town Center as is encouraged by 163.3167(11) F.S.
. The City Commission has approved a Town Center Concept Plan prepared by Dover,
Kohl & Partners.
III. COMPREHENSIVE PLAN AMENDMENT ANALYSIS:
The goals, objectives, and policies were based on the following data and issues:
)
.
Town Center Master Plan - Winter Springs, Florida (prepared by Dover, Kohl &
2
Local Planning Agcncy
Novcmbcr 24, 1999
Fall Amcndlllcnl Cycle, 1999
Town Center Plan Amendment
LG-CP A-I-99
Partners, Gibbs Planning (jroup, Inc., and Michael Design Associates, Inc.
March 23, 1998).
)
.
Commercial Planning Study for the Town Center of Winter springs, Florida
(prepared by Gibbs Planning Group, lnc., March 23, 1998).
A. PROPOSED LANGUAGE OF THE TOWN CENTER VISION, GOALS,
OBJECTIVES AND POLICIES: [ The following to be added after
Objective B) Policy 6) on page 25
TOWN CENTER VISION: or Vol. 2 of2 in the Compo Plan)
A traditional Town Center is the physical place where many basic needs of citizens are
conveniently and tightly focused: shopping, working, governance, entertainment,
dwellings, and the arts all happen together in a town center because it is pragmatic to do
so. But the motivation to create a town center runs deeper and the payoff much greater
than.mere convenience. Human settlements have center.s because human society craves
contact and connectedness. A proper town center is a symbol of the community, a
reflection of its values and aspirations. Winter Springs residents and business owners
have given clear indication to its elected leaders of their desire to create such a space in
the City to capture the young City's imagination, to project an image of its bright future,
to become a place where fond memories are born and the bonds of civil society are
forged, and becoming the most valuable real estate within the City. Relatedly, the
leadership of the City visualizes the Town Center as the root of the local and regional
economy, and the key to a sustainable tax base.
,)
The City Commission of the City of Winter Springs desires to implement the requirement
of Policy 3c of Objective A under Goal 1 ofthe Traffic Circulation Element which
indicates that there be "creation in the undeveloped central area of Winter Springs of a
primary civic, business and service focus for the City." In accordance with 163.3167(11)
Florida Statutes, the City Commission developed a collaborative planning process
involving a series of advertised public meetings to consider input from the residents,
property owners, business community, consultants and City and county staff to formulate
a Town Center Concept Plan, and later a Town Center Design Code. It is the declaration
of the City Commission, based on the numerous public meetings, that the Town Center
will be developed in the "neo-traditional" or "new urbanism" approach, involving mixed
uses with increased densities and intensities. As part of the Town Center plan, the City
seeks to establish a partnership with the private sector in the development of the Town
Center. A Master Developer would assume a lead role and work in cooperation with a
Development Team.
The City of Winter Springs' Comprehensive Plan, Future Land Use Element, shall be
amended to include the following Goal, Objectives, and Policies regarding the Town
Center:
GOAL
)
5)
The City of Winter Springs seeks to create a Town Center, based upon traditional
design standards for development, that will become the identifying focus of the
3
Local Planning Agency
Novembcr 24, ] 9')')
F;JII Amcndmcnt Cyclc. !'n9
Town Centcr Plan Amcndmcnt
LG-CPA-l-,),)
\1
,I
OBJECTIVE
City's downtown. The primary and fundamental purpose of thc Town Center
shall be a place where pcoplc can rcside in a mix of single and multiple /;II11ily
dwellings, and also gather to shop, relax, recreate, be entertained, attend
community events, and enjoy the natural beauty of lands located in the Town
Center. The Town Center should be created through public and private
investment and development.
A) The Town Center should be located in close proximity to existing public facilities
such as the City Hall, Winter Springs High School, Central Winds Community
Park, and U.S. Post Office. The Town Center should be a compact area primarily
located on the north side of Route 434 along both sides ofTuskawilla Road, as
depicted on the City's Future Land Use Map.
) \
))
Policies
1) From time to time, the City Commission may revise the Future Land Use
Map to designate land "Town Center" consistent with this Objective.
2) The City should maintain a leadership position to protect the integrity of
the Town Center and pr.omote public and private investment and growth
therein.
3)
From time to time, the City Commission may adopt appropriate
transportation maps to identify future roads and traffic patterns related to
the Town Center that assure best routes through land while attempting to
maximize development potential and opportunities consistent with the
Town Center Goal. The final location of future Town Center roads will be
determined by the City during the development permit procedure.
\
4) The City Commission may enter into a public/private partnership
arrangement with a Master Developer(s) to develop the Town Center.
5) To the extent financial resources are available, public money should be
spent as a catalyst to encourage private investment within the Town
Center. In coordination with private development, the City may undertake
capital improvements for public infrastructure (e.g., sewer, water, roads,
parks, stormwater) to enhance or assist private development to achieve the
Town Center Goal.
6)
To the extent financially feasible, the City should encourage private
investment in the Town Center by enacting policies to provide economic
incentives to private developers building within the Town Center,
provided such development is consistent with the Town Center Goal. To
the extent allowed by law, incentives may include, but not be limited to,
waiving permit, impact, and other City fees; providing impact fee credits;
subsidizing loans; offering City owned-land; improving right-of-ways;
4
Local Planning Agency
November 24, 1999
Fall Amcndmenl Cycle. 1999
Town Cenler Plan Amendment
LG-CP A-I-99
providing public infrilstructurc; strciln1lining pcrmit proccssing; providing
free ilnd prc-ilpprovecl dcsigns.
7) All proposed developments within the Town Center shall be subject to
review by the Development Review Committee (DRC). The DRC shall
have authority, within development review criteria established by the City
Commission, to approve all aspects of site planning and exterior
architecture within the Town Center, including aesthetic appropriateness,
environmental implications, traffic impacts, and any other site-specific
matters related to development.
OBJECTIVE
B) Promote and enhance the development of the Town Center by allowing a mixed-
use higher density/intensity neo-traditional urban pattern.
Policies
1) Create innovative land development regulations to encourage a mixed-use
higher density/intensity neo-traditional Town Center, utilizing, to the
extent practical, the fundamentals and urban design concepts in the Town
Center Master Plan:
))
._.J
.
Urbanity and high density.
Walkable community.
Predictability in design/flexibility in land use.
Visibly different section of State Road 434.
Important sites for special public places.
Preserve and connect the natural environment with a "green
network" of parks and open spaces.
Network of connected streets and blocks.
Buildings fronting streets and public spaces.
Buildings positioned close together and up to the street or square.
Parking lots located behind or to the side of buildings.
Special public spaces of defined character.
Special sites for civic buildings.
.
.
.
.
.
.
.
.
.
.
.
2) Promote and permit a variety of places to gather, shop, relax:, recreate and
enjoy the natural beauty of the Town Center. Sites for public spaces will
be chosen because of their uniqueness or existing physical features.
3)
))
Promote and develop a network of public green spaces such as parks,
squares, preserves, and open spaces that form the framework for the Town
Center, and in doing so, promote and develop connectivity of natural
features for habitat, continuity and sustainabiJity, scenic vistas, and trail
systems. Parks may include both passive and active parks.
5
Local Planning Agency
Novcmbcr 24, t 999
Fall Amcndment Cyclc, 1999
Town Center Plan Amendmenl
LG-CP A-I-99
)
OBJECTIVE
4)
Through the enilctment of creative and flexible land developmcnt
regulations, pcrmit il vilriety of mixed-uses consistent, compatible, and in
harmony with the Town Center Goal, including Single family residential,
multiple family residential, commercial retail and services, public services
and buildings, parks, and schools.
5) Unless mitigated in accordance with law and pursuant to a development
permit issued by the City and other jurisdictional governmental agencies,
wetlands, uplands, unique soils, and strands of existing trees will be
preserved as preserve areas, parks, squares, and trails. To the extent
feasible, these areas shall be connected to promote the natural drainage
and ecological viability of the Town Center.
C) -.. Establish an areawide stormwater master plan for the Town Center.
)
Policies
1) The City shall coordinate the development of an areawide stormwater
master plan for the Town Center by FY 2001-2002.
2)
The City should designed and approve a stormwater master plan for the
Town Center in order to free up land in the Town Center for private
develop~ent. The Plan should respond to existing runoff concerns,
shorten the approval process to save developers time and money, and
improve water quality through a system-wide approach. Retention ponds
shall be designed to enhance neighborhood edges and aesthetics and to
provide buffering when appropriate.
3) Any stormwater master plan for the Town Center shall be consistent with
and complementary to the goals, objectives and policies found in the
Stonnwater and Natural Groundwater Aquifer Recharge Sub-element of
the Infrastructure Element ofthe City's Comprehensive Plan.
B. CONSISTENCY/COMPATIBILITY WITH CTIY, STATE, AND
REGIONAL COMPREHENSIVE PLANS:
1. WITH TIIE CITY COMPREHENSIVE PLAN:
)
*
The creation of a Town Center is compatible with and consistent with the
City's Comprehensive Plan. It implements Policy 3)c. under Objective A
of Goal 1 of the Traffic Circulation Element which states in part:
" . . .creation in the undeveloped central area of Winter Springs of a
primary civic, business and service focus for the City."
G
Town Cenler Plan Amendment
LG-CPA-I-99
Local Planning Agency
Novcmbcr 24. 1999
F;]II Amendment Cycle. 1999
-+
The Town Center area is envisioned to be a mixed lIse development
involving retail commercial, residential, and office uses. The mixed use
concept of these land uses is compatible with the county's future Land
Use Map "Commercial" and "Office" designation to the south in the
county enclave and with the City's "Commercial" designation to the west
along S.R. 434
'"
The comprehensive plan amendment is compatible with and not in conflict
with the other elements of the City's Comprehensive Plan, specifically:
Land Use Element:
Objective A under Goal 3
Objective B of Goal}
Objective A under Goal 2
Policy 1 of Objective B under Goal 3
Conservation Element:
Policy 2 of Objective B under Goall
Policy 8 of Objective B under Goal 1
Recreation and Open Space Element:
)
Policy 1 of Objective H under Goall
Policy 2 of Objective H under Goal 1
Objective J under Goal}
Sanitary Sewer Sub-Element:
Policy 2 of Objective C under Goall
Stonn Drainage and Natural Groundwater Aquifer Recharge Sub-Element:
Policy}, 3, 4 of Objective B under Goal 1
Policy 8 of Objective C under Goal 2
Intergovernmental Coordination Element:
Policy } of Objective D under Goal 1
Objective E under Goall
Policy la, ld of Objective F under Goall
)
...
7
Local Planning Agency
November 24, 1999
Fall Amendment Cycle, I~,)~
Town Center Plan Amendment
LG-CP A-I-99
2. WITH TJ.IE STArE COMPREHENSIVE PL^N
16]] I TI( I O)(^) F.S
)
The comprehensive plan amendment is compatible with and furthers goals and
policies of the State Comprehensive Plan in Chapter 187 F.S. List of goals, objectives
and policies that indicate consistency with the State Comprehensive Plan
9J-5.021(4) F.A_C.
ST ATE COMPREHENSIVE PLAN
(16) Land Use
Goal (a), Policy 1
(18) Public Facilities
Policy 4
(22) The Economy
Policy 1,3, 12
NOTE:
A Local comprehensive plan shall be consistent with a Comprehensive
Regional Policy Plan or the State Comprehensive Plan if the local plan is
compatible with and fuI:thers such plans. 9J-5.021(1) F.A.C.
The term "compatible with" means that the local plan is not in conflict
with the State Comprehensive Plan or appropriate comprehensive regional
policy plan. The term "furthers" means to take action in the direction of
realizing goals or policies of the state or regional plan. 9J-5.021 (2)
F.A.C.
F or the purposes of determining consistency of the local plan with the
State Comprehensive Plan or the appropriate regional policy plan the state
or regional plan shall be construed as a whole and no specific goal and
policy shall be construed or applied in isolation from the other goals and
policies in the plans. 9J-5.021(2) F.A.C.
3. WITH THE EAST CENTRAL FLORIDA COMPREHENSIVE REGIONAL
POLICY PLAN: 186.507 F.S.; 27-E-4 F.AC.
The comprehensive plan amendment is compatible with and furthers goals and
policies of the East Central Florida Comprehensive Regional Policy Plan.
List of goals, objectives and policies that indicate consistency with the East
Central Florida Comprehensive Regional Policy Plan: 9J-5.021(4) F.A.C.
EAST CENTRAL FLORIDA COMPREHENSIVE
REGIONAL POLICY PLAN:
)
8
Local Planning Agcncy
Novcmbcr 24, 1999
fall Amendment Cycle. 1999
Town Ccnter Plan Amcndmellt
LG-CPA-I-99
Policy 5-/ I: 1,/1,5
Policy 58. I
Policy 64.7: 4
Policies 65.4, 65.5
Policy 67.2
NOTE:
A Local comprehensive plan shall be consistent with a
Comprehensive Regional Policy Plan or the State Comprehensive
Plan if the local plan is compatible with and furthers such plans.
9J-5.021(1) F.A.C.
The term "compatible with" means that the local plan is not in
conflict with the State Comprehensive Plan or appropriate
comprehensive regional policy plan. The term "furthers" means to
take action in the direction of realizing goals or policies of the state
or regional plan. 9J-5.021(2) F.A.C.
For the purposes'of determining consistency of the local plan with
the State Comprehensive Plan or the appropriate regional policy
plan the state or regional plan shall be construed as a whole and no
specific goal and policy shall be construed or applied in isolation
from the other goals and policies in the plans. 9J-5.021(2) F.A.C.
IV.
FINDINGS:
*
The goals, objectives, and policies of the Town Center comprehensive plan
amendment are compatible with the other elements ofthe City's Comprehensive Plan
*
The goals, objectives, and policies of the Town Center comprehensive plan
amendment are compatible with and furthers elements of the State Comprehensive
Plan, in Chapter 187 F.S.
*
The goals, objectives, and policies of the Town Center comprehensive plan
amendment are compatible with and furthers elements of the East Central Florida
Comprehensive Regional Policy Plan.
))
9
Local Planning Agcncy
Novcmbcr 24, 1999
Fall Amcndment Cycle, 1999
Town CCllter Plall Amendment
LG-CP A-I-99
.>>
))
v.
SUGGESTED LPA RECOMMENDATION TO THE CITY
COMMISSION:
~
Staff recommends that the Local Planning Agency make the [ollowing recommendation:
to the City Commission:
That the City Commission hold a first (transmittal) public hearing
and transmit to the Department of Community Affairs the proposed
Large Scale Comprehensive Plan Amendment (LG-CP A-1-99) ,
establishing new goals, objectives, and policies for the proposed
Town Center in the text of the Comprehensive Plan Land Use Element
(V olume 2 of 2).
10
Loc<ll PI<llllling Agency
November 24, ] 999
F;lll Amendment Cycle, ] 999
Town Center PI<ln Amendment
LG-CPA-I-99
)
MJNUTES OF THE
LOCAL PLANNING AGENCY
NOVEMBER 3, 1999 MEETING
)
)
CITY OF WINTEI{ SPRINGS
MINUTES
PLANNING AND ZONING BOARD/LP A
REGULAR MEETING
NOVEMBER 3, 1999
I. CALL TO ORDER
The Planning And Zoning BoardlLPA Regular Meeting was called to order Wednesday,
November 3, 1999, at 7:00 p.m. by Chairman Carl Stephens, Jr., in the Commission
Chambers of the Municipal Building (City Hall, 1126 East State Road 434, Winter
Springs, Florida 32708). The Pledge of Allegiance followed.
Roll Call
Carl Stephens, Jr., Chairman, present
Marc Clinch, Vice Chairman, present
Tom Brown, absent
Bill Fernandez, present
Rosanne Karr, arrived at 7:08 p.m. .
)
Also Present
Charles Carrington, AICP, Community Development Department, Director
Thomas Grimms, AlCP, Comprehensive Planning/Zoning Coordinator
Anthony A. Garganese, City Attorney
Approval Of the October 6, 1999 Planning And Zoning BoardfLocal
Planning Agency Meeting Minutes
The Board discussed changing the word "width" (page two, second paragraph) to
"depths" so the paragraph would read as: "Discussion followed regarding the location of
the property; the boundaries; the lot widths; and the lot depths of other neighboring
properties."
MOTION BY BOARD MEMBER BILL FERNANDEZ. "I MOVE TO APPROVE
THE MINUTES OF OCTOBER 6, 1999 REGULAR MEETING WITH THE
CORRECTION DISCUSSED". SECONDED BY BOARD MEMBER MARC
CLINCH. THE BOARD AGREED TO THE MOTION BY CONSENSUS.
MOTION CARlUED.
II. REGULAR AGENDA
)
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Mr. Thomas Grimms, AICP, Comprehensive Planning/Zoning Coordinator introduced
the Board to the new City Attorney, Anthony A. Garganese. The Board welcomed
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Attorney Garganese to the meeting and requested that in the future the by-laws be
reviewed with the City Attorney present.
A. Discussion with Charles Carrington, AICP
Community Development Director
Mr. Charles Carrington, Community Development Department Director introduced
himself to the Board and spoke of the importance of the Planning and Zoning Board; of
the many "functions" of Planning and Zoning; the "strategy" of annexation; and a joint
meeting of the City Commission and the Planning and Zoning Board in the- future.
Board Member Rosanne Karr arrived at 7:08 p.m.
Discussion followed regarding annexations; the Board being informed of pending issues;
and Staff keeping the Board informed of any annexations in the future.
B. Tuscawilla PUD Parcel 7 and Parcel 8
Large Scale Comprehensive Plan Amendment
Mr. Grimms stated that the applicant, Tuskawilla Investors, Inc. is applying for a change
of Future Land Use Map designation from "Recreation" to "Lower Density Residential"
(1.1 - 3.5 DU per acre). He read the findings from Agenda Item II. B., and the
Development Review Committee (ORC) recommendation to the Local Planning Agency
(LP A).
The Board discussed the Development Review Committee's meeting of October 19,
1999; the Second Amendment to the Mikes Settlement Agreement; and that any changes
regarding the Future Land Use Map should come before the Board for some kind of
recommendation.
Chairman Stephens asked if anyone would like to speak from the audience.
John Howell, Holland & Knight Law Firm. Orlando, Florida: advised the Board that he
represents the -applicant. He then introduced Steve Loveland and Rob Holland, Marsh
Land Development Company; and Joel Ivey, Ivey, Harrison and Wahl. Discussion
ensued that James Mikes is not involved in this project; that the tennis courts and
swimming pool will not be removed: the background of the parcels since 1971; and that
the applicant will return with a proposal in the future.
Discussion ensued regarding the property boundaries; the golf course; that there are no
drawings or plans for the parcels at this time; the creek; that the entrance would be within
the legal description; and traffic.
)
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Joe DeMinico. 985 Troon Trace. Winter Springs. Florida: asked what impact this would
cause to the golf course; creek drainage; and diminishing the conservation area and the
golf course.
Dan Dyche. 846 Bentley Green Circle. Winter Springs, Florida: spoke of his concern that
the green area in the community "can just be given away"; and asked if there is a specific
plan for the parcels. Mr. Dyche also spoke about the driving range and St. Johns River
Water Management District.
Jim Pitts, 904 Augusta National Boulevard, Winter Springs. Florida: ~ked if this a
"done deal".
Terry Scarlata, J 006 Nancy Circle, Winter Springs, Florida: spoke of her concern with
downstream flooding; that the elevation map was done numerous years ago; asked if a
high water mark was ever determined; and inquired about the flood zone plan.
Tape )/Side B
Iris Mennens, 4551 Creekside Circle, Winter Springs, Florida: asked that the developer
keep the trees and the beauty of the land.
) Mr. Grimms spoke of the Arbor Ordinance; the commitment of the City to protect the
trees; that the developer must conform to the City's regulations; the court agreement;
many surrounding developments were at higher density than Parcel 7 and Parcel 8; and
that the citizens should "have confidence" in the City Regulations.
Rolf Utegaard, 797 Austin Court, Winter Springs, Florida: spoke of being on the
Tuscawilla Task Force; Settlement Agreements; and of "past promises."
Al Partington, 1456 Mt. Laurel Drive, Winter Springs, Florida: spoke of being a
member of the Tuscawilla Task Force; the possibility of losing the lighting of the tennis
courts; and the golf practice facility.
John Howell explained that the applicant will not eliminate any of the amenities that
presently exist; the parcels combined will have a total of sixty-five (65) single family
units; that many upgrades have already been completed; and that community meetings
will be held.
Mr. Grimms explained that the applicant is requesting a change of Future Land Use Map
designation from "Recreation" to "Lower Density Residential" (1.1 - 3.5 DU per acre).
)
In light of the comments made before the Board, discussion ensued between the Board
and the City Attorney regarding the validity and enforceability of the Second Amendment
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to the Settlement Agreement and the court's jurisdiction to enforce any provision of the
settlement agreement.
MOTION BY BOARD MEMBER FERNANDEZ. "MR. CHAIR, I WILL
RECOMMEND THAT-LET ME FIND WHAT THEIR FINDINGS AND
RECOMMENDATIONS WERE-AND RATHER THAN GO THROUGH THE
ENTIRE SET OF ROMAN NUMERAL FOUR FINDINGS, SUFFICE IT TO SAY,
ONE, TWO, THREE, FOUR, FIVE, SIX, SEVEN SPECIFIC BULLET POINT
FINDINGS AS WELL AS THE ONE THAT YOU INDICATED MR. CHAIR TO
WIT THAT THE DEVELOPMENT CONFORM TO THE EXISTING
DEVELOPMENT AGREEMENT THAT ANY DEVELOPMENT MEETS ALL
THE CURRENT REGULATIONS OF THE CITY, I WOULD RECOMMEND
THAT THE CITY COMMISSION TRANSMIT TO THE DEPARTMENT OF
COMMUNITY AFFAIRS, THAT THE CERTAIN LARGE SCALE
COMPREHENSIVE PLAN AMENDMENT LG-CP A-3-99 DEALING WITH THE
Tl1SCA WILLA PARCEL SEVEN AND EIGHT".
BOARD MEMBER FERNANDEZ CONTINUED, "THEN I WILL ADD TO THE
MOTION THAT THE CITY COMMISSION THEN SCHEDULE AN
APPROPRIATE SECOND PUBLIC HEARING TO ADOPT THE PLANNED
AMENDMENT AFTER RECEIVING THE ORC REPORT (OBJECTIONS,
RECOMMENDATIONS AND COMMENTS REPORT) FROM THE
DEPARTMENT OF COMMUNITY AFFAIRS".
Chairman Stephens passed the gavel to Vice Chairman Marc Clinch.
SECONDED BY BOARD MEMBER CARL STEPHENS. DISCUSSION. VOTE:
MARK CLINCH: NAY; BILL FERNANDEZ: AYE; ROSANNE KARR: NAY;
CARL STEPHENS: NAY. MOTION DID NOT CARRY.
Discussion followed regarding the procedures of the Planning and Zoning Board
reconunendations being forwarded to the City Conunission; public attendance at the
December 13, 1999 City Conunission Regular Meeting; and other motion(s).
Vice Chairman Clinch passed the gavel to Chairman Stephens.
MOTION BY VICE CHAIRMAN CLINCH. "I MAKE A MOTION TO NOT
RECOMMEND THAT THE CITY COMMISSION FORWARD THIS PLAN TO
DCA (DEPARTMENT OF COMMUNITY AFFAIRS)."
BOARD MEMBER CLINCH CONTINUED, "AND ALSO NOT TO ADOPT THIS
PLAN". BOARD MEMBER ROSEANNE KARR SECONDED. DISCUSSION.
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VOTE: l3lLL FERNANDEZ: NA Yi ROSANNE KARR: ^ YEi
STEPHENS: A YEi MARK CLINCH: AYE. MOTION CARRIED.
CARL
C. Elizabeth Morse Foundation Rezoning I REZ-4-99 I
Large Scale Comprehensive Plan Amendment
Mr. Grimms stated that the applicant is requesting a change of Future Land Use Map
designation from County R-10 "Agriculture" (1 DU per 10 acres maximum) to the City's
"Lower Density Residential" (1.1-3.5 DU per acre)~ the purpose~ the findings~ and the
DRC's (Development Review Committee) recommendation.
The Board discussed the background of the present request of the applicant~ the site
location and boundaries; neighboring developments; and the drainage.
Randy Kirkwood, Harling Locklin Associates; spoke of his company being the Planner
and Engineer for the project; the drainage culvert; the land recently being surveyed; and
the site compatibility. .
)
The discussion continued regarding a possible request for R -1 A zoning; the price of the
homes; and if the Board's recommendation would be submitted with the Board's prior
recommendation.
Janine Ball, 1914 Springs Avenue, Winter Springs, Florida: spoke of her concern of the
lot widths in regards to the size of the home.
)
/
MOTION BY BOARD MEMBER FERNANDEZ. "BASED ON THE FINDINGS
UNDER ROMAN NUMERAL FOUR, THE ONE, TWO, THREE, FOUR
BULLETS THAT ARE CONTAINED THEREIN, I WILL MAKE A MOTION TO
THE CITY COMMISSION THAT THEY HOLD A FIRST TRANSMITTAL
PUBLIC HEARING AND TRANSMIT TO THE DEP ARTMENT OF
COMMUNITY AFFAIRS, THE PROPOSED LARGE SCALE
COMPREHENSIVE PLAN AMENDMENT, LG-CPA-2-99 TO CHANGE FROM
COUNTY FUTURE LAND USE MAP (FLUM) DESIGNATION R-IO
"AGRICULTURE" (1 DU PER 10 ACRES MAXIMUM) TO THE CITY'S
FUTURE LAND USE MAP DESIGNATION OF "LOWER DENSITY
RESIDENTIAL" (1.1-3.5 DU PER ACRE) FOR THE ELIZABETH MORSE
FOUNDATION PROPERTY ON THE FUTURE LAND USE MAP OF THE
COMPREHENSIVE PLAN LAND USE ELEMENT VOLUME TWO OF TWO,
AND FURTHER TO HOLD A SECOND PUBLIC HEARING AFTER
RECEIVING THE ORC (OBJECTIONS, RECOMMENDATIONS AND
COMMENTS) REPORT FROM THE DEPARTMENT OF COMMUNITY
AFFAIRS TO ADOPT THE PLAN AMENDMENT."
)
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MOTION BY CHAIRMAN STEPHENS. "CAN I AMEND THAT TO ALSO
INCLUDE IN THAT MOTION OUR RECOMMENDATION FROM THE
OCTOBER 6T11 MEETING TO ACCOMPANY THAT MOTION."
MOTION BY BOARD MEMBER FERNANDEZ. "SO MOYED." BOARD
MEMBER ROSANNE KARR SECONDED. DISCUSSION. YOTE: BILL
FERNANDEZ: AYE; ROSANNE KARR: AYE; CARL STEPHENS: AYE;
MARK CLINCH: AYE. MOTION CARRIED.
D. Town Center
Large Scale Comprehensive Plan Amendment
Mr. Grimms stated that the "City intends to carry out the mandated Policy 3)c under
Objective A of Go~l 1 of the Traffic Circulation Element"; spoke of the findings; and the
suggested DRC recommendation to the LP A.
Discussion ensued regarding the property boundaries; the pending agreement with the
Schrimsher property; the Cross Seminole Trail; the traffic from the high school; the
Future Land Use Map Amendment; the goals, and policies and objectives of the Town
Center.
)
Tape 21Side A
MOTION BY.BOARD MEMBER CLINCH. "I'D LIKE TO MAKE A MOTION
THAT THIS BODY RECOMMEND TO THE CITY COMMISSION TO
APPROVE THE PROPOSED CHANGE ZONE FUTURE LAND USE MAP
DESIGNATION FROM "MIXED USE", "COMMERCIAL", "RUSTIC
RESIDENTIAL", "CONSERY ATION", "RECREATIONAL", AND "PUBLIC
BUILDINGS" TO TOWN CENTER DISTRICT." BOARD MEMBER KARR
SECONDED.
BOARD MEMBER CLINCH AMENDED THIS MOTION BY ADDING,
"AMEND MY 'MOTION TO INCLUDE ALSO A RECOMMENDATION TO
HOLD A SECOND PUBLIC HEARING, AFTER RECEIVING AND
REVIEWING THE ORC (OBJECTIONS RECOMMENDATIONS AND
COMMENTS) REPORT, TO ADOPT THE PLAN, LG-CPA-1-99." BOARD
MEMBER KARR SECONDED THE AMENDMENT. DISCUSSION. YOTE:
ROSANNE KARR: AYE; CARL STEPHENS: AYE; MARK CLINCH: AYE;
BILL FERNANDEZ: AYE. MOTION CARRIED.
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E. Lamourellx Property
Small Scale Comprehensive Plan Amendment
Mr. Grimms rcad for thc rccord a lettcr addrcsscd to Chainnan Stephens from the City of
Oviedo (Attachmcnt "A"). Mr. Grimms spoke to the Board on various issues regarding
the letter.
The Board discussed the Battleridge Agreement; the applicant's request; what land use
designations are surrounding the Lamoureux property; that site plans and detailed
engineering drawings will be provided in the development review; neighboring
commercial properties; "C-l" categories; Winter Springs Executive Park; and the
possibility of a developer's agreement.
)
MOTION BY BOARD MEMBER FERNANDEZ. "BASED ON THE
INFORMATION PROVIDED AND THE FINDINGS AS INUMERATED UNDER
ROMAN NUMERAL THREE, THE SEVEN DIFFERENT FINDINGS THERE,
I'LL RECOMMEND THAT THE CITY COMMISSION APPROVE A SMALL
SCALE COMPREHENSIVE PLAN AMENDMENT CHANGING (FLUM) THE
FUTURE LAND USE MAP DESIGNATION OF THE 2.5 ACRE LAMOUREUX
PROPERTY FROM COUNTY SUBURBAN ESTATES (1 DU PER ACRE) TO
COMMERCIAL BASED ON THAT THE OWNER AGREE TO ENTER INTO A
DEVELOPERS AGREEMENT WITH THE CITY OF WINTER SPRINGS TO
DEVELOP THIS PROPERTY AND COMPLY WITH ALL OF THE
REQUIREMENTS OF THE 434 CORRIDOR PLAN".
AMENDMENT TO THE MOTION BY BOARD MEMBER CLINCH. "I'D LIKE
TO AMEND THAT MOTION, AND TO BE CONSISTENT WITH THE
BATTLERIDGE AGREEMENT, DATED JANUARY 26, 1999." DISCUSSION.
BOARD MEMBER FERNANDEZ ASKED BOARD MEMBER CLINCH, "ARE
YOU TRYING TO LIMIT IT, MARK, TO WHAT'S MENTIONED IN THIS-
WHAT IS HE, MAYOR-CHAIRMAN, A AND B POINTS DEALING WITH THE
SIZING OF THE TRUNK LINES SUFFICIENT ONLY TO PROVIDE WATER
AND SEWER TO THE BATTLERIDGE PROPERTY AND NO OTHER
SURROUNDING PROPERTIES"? BOARD MEMBER CLINCH RESPONDED,
"YES, THAT'S WHAT I'M TRYING TO ACHIEVE THERE".
SECONDED BY BOARD MEMBER CLINCH.
)
YOTE (ON THE MOTION): CARL STEPHENS: AYE; MARK CLINCH: AYE;
BILL FERNANDEZ: AYE. (BOARD MEMBER KARR DID NOT YOTE).
MOTION CARRIED.
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III.
FUTURE AGENDA ITEMS
· By-Laws
Discussion followed regarding passing the gavel; voting conflicts; and financial gains or
losses.
IV. ADJOURNMENT
By consensus of the Board, the meeting was adjourned at. 10:05 p.m.
Minutes respectfully submitted by: Debbie Gillespie, City Clerk's Office
City of Winter Springs, Florida
APPROVED:
CARL STEPHENS, JR., CHAIRMAN
PLANNING and ZONING BOARDILP A
NOTE: These minutes were approved at the
, 1999 Planning And Zoning Board/LP A Meeting.
DOCSIboards/planninglaIVminUles/ll0399.doc
\
MINUTES OF THE
LOCAL PLANNING AGENCY
NOVEMBER 24, 1999 :MEETING
)
)
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CITY OF WINTER SPRINGS
MINUTES
PLANNING AND ZONING BOARD/LPA
SPECIAL MEETING
NOVEMBER 24, 1999
1.
CALL TO ORDER
The Planning And Zoning BoardlLPA Special Meeting was called to order Wednesday,
November 24, 1999, at 7:01 p.m. by Chairman Carl Stephens, Jr., in the Commission
Chambers of the Municipal Building (City Hall, 1126 East State Road 434, Winter
Springs, Florida 32708). The Pledge of Allegiance followed.
Roll Call
Carl Stephens, Jr., Chairman, present
Marc Clinch, Vice Chairman, absent
Tom Brown, present
Bill Fernandez, present
Rosanne Karr, absent
)
Also Present
Thomas Grimms, AICP, Comprehensive Planning/Zoning Coordinator
Anthony A. Garganese, City Attorney
Approval Of the November 3, 1999 Planning And Zoning Board/Local
Planning Agency Meeting Minutes
The Board discussed the minutes and it was agreed by consensus to table the approval of
the November 3, 1999 minutes to the next Regular Meeting.
II. REGULAR AGENDA
A. To:wn Center
Large Scale Comprehensive Plan Amendment
Mr. Thomas Grimms, AICP, Comprehensive Planning/Zoning Coordinator, spoke about
the past recommendation of the Board in this matter; a set of goals, objective and policies
relating to the Town Center being a direct part of the transmittal; the request for the Local
Planning Agency to review and recommend the goals, objectives and policies to the City
Commission; the purpose; the findings; and the recommendations and changes made to
the goals, objectives, and polices.
)
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The Board requested to view the Town Center boundaries on the City's Future Land Use
Map.
Mickey Grindstaff 20 North Orange Ave, Orlando, Florida: spoke of being the attorney
for the property owner; the history of working with the City regarding the property; of
being "optimistic" that an agreement can be reached; requested specific revisions to the
goals, objective, and policies; distributed copies of an article from New Urban News to
the Board; and read and commented on several sections.
The Board discussed wetlands, uplands, unique soils and strands of trees; parks; the
reason for Planning and Zoning Board's Special Meeting; and City owned-land.
Tape l/Side B
Discussion continued regarding the Town Center being centered around the intersection
of State Road 434 and Tuskawilla Road; "design and approving a stormwater master
plan"; deleting the word "uplands"; language stressing Tree City, U.S.A.; the definition
of a Master Developer; the reserve capacity; the traffic from Winter Springs High School;
and the updating of the Traffic Certification Element.
)
MOTION BY BOARD MEMBER FERNANDEZ. "I WANT TO AGAIN
REITERATE FOR THE RECORD THAT WE HAVE PARTICIPATED IN
NUMEROUS PUBLIC HEARINGS, THERE HAS BEEN QUITE A BIT OF
INPUT FROM CONSULTANTS, AS WELL AS STAFF, WE HAVE ATTENDED
PLANNING SESSIONS AND WORK SESSIONS AND WE DO FEEL THAT A
TOWN CENTER IS APPROPRIATE AND THEREFORE SINCE WE HAVE
PASSED THE TOWN CENTER DISTRICT CODE AND MADE OTHER
RECOMMENDATIONS I AM GOING TO BE MOVING TO RECOMMEND TO
THE CITY COMMISSION THAT THEY TRANSMIT THIS LARGE SCALE
COMPREHENSIVE PLAN AMENDMENT LG-CPA-1-99 TO THE
DEP ARTMENT OF COMMUNITY AFFAIRS (DCA). MR. GRIMMS, DO WE
GET A ORC (OBJECTIONS, RECOMMENDATIONS AND COMMENTS)
REPORT ON THIS? AND THEN, AS APPROPRIATE, TO SCHEDULE A
PUBLIC HEARING TO CONSIDER ANY OBJECTIONS,
RECOMMENDATIONS OR COMMENTS OF THE DCA, BUT, AS FAR AS THE
SCHRIMST AR PROPERTY IS CONCERNED AND I BELIEVE WE HAVE
SOME _ OTHERS, THE SPRING LANDING INVESTMENT LIMITED, THE
JESSUP SHORES LIMITED, AND THE EURO AMERICAN INVESTORS
GROUP, REPRESENTED BY SUNBELT INVESTORS GROUP, MR. A. C.
LEERDAM, THAT THIS RECOMMENDATION FOR TRANSMITTAL BE
INAPPLICABLE TO THOSE PARTICULAR PROPERTIES UNLESS, UNTIL A
SATISFACTORY DEVELOPERS AGREEMENT IS NEGOTIATED WITH THE
PROPERTY O\VNERS OR THE PROPERTY IS PURCHASED BY OTHER
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OWNERS WHO ARE WILLING TO BE BOUND BY IT, AND/OR A MASTER
DEVELOPER. NOW, I AM RECOMMENDING THAT WITH CERTAIN
CHANGES. THAT ON PAGE THREE, UNDER THE TOWN CENTER VISION,
AT THE END THERE, THAT WE DELETE THE 'MASTER DEVELOPER
WOULD ASSUME THE LEAD ROLE AND WORK IN COOPERATION WITH A
DEVELOPMENT TEAM', THAT BE DELETED. THAT ON PAGE FOUR,
OBJECTIVE A), THAT WE CHANGE THE LANGUAGE SUCH THAT 'THE
TOWN CENTER SHOULD BE A COMPACT AREA CENTERED AROUND THE
INTERSECTION OF STATE ROAD 434 AND TUSKA WILLA ROAD AS
DEPICTED ON THE CITY'S FLUM (FUTURE LAND USE MAP)'. THAT
UNDER-A) 4), UNDER POLICIES, THAT 'THE CITY COMMISSION MAY
MEET WITH PUBLIC/PRIVATE PARTNERSHIP ARRANGEMENT WITH
PROPERTY OWNERS OR DEVELOPERS TO DEVELOP THE TOWN
CENTER'. UNDER SIX OF A), UNDER POLICIES, THAT MAY BE MODIFIED
TO DELETE 'OFFERING CITY-OWNED LAND' AND IN PLACE THERE OF
SUBSTITUTE 'RESERVING INFRASTRUCTURE CAPACITY'. THAT ON
PAGE FIVE, B) 1), THAT WE DELETE THREE BULLET POINTS THAT
START
,)
. BUILDINGS FRONTING STREETS AND PUBLIC SPACES.
. BUILDINGS POSITIONED CLOSE TOGETHER AND UP TO THE
STREET OR SQUARE.
. PARKlNG LOTS LOCATED BEHIND OR TO THE SIDE OF
BUILDINGS.
)
THAT THOSE THREE BULLETS BE DELETED. IN SO FAR AS ON PAGE
SIX, UNDER OBJECTIVE B) 5), I AM TALKING ABOUT, ON PAGE SIX, THAT
IT READ, 'UNLESS MITIGATED IN ACCORDANCE WITH LA W AND
PURSUANT TO A DEVELOPMENT PERMIT ISSUED BY THE CITY AND
OTHER JURISDICTIONAL GOVERNMENTAL AGENCIES, WETLANDS
WILL BE PRESERVED AS CONSERVATION PRESERVED AREAS, PARKS,
SQUARES AND TRAILS. TO THE EXTENT FEASIBLE, THESE AREAS
SHALL BE CONNECTED TO PROMOTE THE NATURAL DRAINAGE AND
ECOLOGICAL VIABILITY OF THE TOWN CENTER AND TO FURTHER
UPHOLD THE DESIGNATION OF WINTER SPRINGS AS TREE CITY, U.S.A.',
AND UNDER OBJECTIVE C) 2) ON PAGE SIX, THAT IT BE CHANGED TO
READ .'THE CITY SHOULD DESIGN A IMPROVED STORM WATER
MANAGEMENT PLAN FOR THE TOWN CENTER IN ORDER TO FREE UP
LAND IN THE TOWN CENTER FOR PRIVATE DEVELOPMENT. THE PLAN
SHOULD RESPOND TO EXISTING RUNOFF CONCERNS, AND IMPROVE
WATER QUALITY THROUGH A SYSTEM-WIDE APPROACH. THE PLAN
SHOULD ALSO SHORTEN THE APPROVAL PROCESS TO SAVE
DEVELOPERS TIME AND MONEY, PROVIDED THE DEVELOPMENT IS
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CONSISTENT WITH THE TOWN CENTER' AND INCLUDING THE
'RETENTION PONDS SHALL BE DESIGNED TO ENHANCE
NEIGHBORHOOD EDGES AND AESTHETICS AND TO PROVIDE
BUFFERING WHEN APPROPRIATE.' I MAKE TI-IIS MOTION BASED ON
THE FINDINGS THAT THE GOALS, OBJECTIVES AND POLICIES OF THE
TOWN CENTER COMPREHENSIVE PLAN AND AMENDMENT ARE
COMPATIBLE WITH THE OTHER ELEMENTS OF THE CITY'S
COMPREHENSIVE PLAN, WITH THE STATE'S COMPREHENSIVE PLAN IN
CHAPTER ONE EIGHTY-SEVEN (187) AND WITH EAST CENTRAL
FLORIDA REGIONAL PLANNING COUNCIL COMPREHENSIVE POLICY
PLAN.
BOARD MEMBER BROWN SECONDED. DISCUSSION. VOTE:
MEMBER BROWN: AYE; BOARD MEMBER FERNANDEZ:
CHAIRMAN STEPHENS: AYE. MOTION CARRIED.
BOARD
AYE;
Mr. Garganese departed at 8:33 p.m.
B. Public School Facilities Location/Co-Location
Large Scale Comprehensive Plan Amendment
Mr. Grimms spoke to the Board about the request; the City of Winter Springs being the
applicant; the background; the considerations; the findings; the Staffs recommendation
that the City Commission transmit the proposed amendment to the Florida Department of
Community Affairs for expedited review; and that Brenda Winningham, Florida
Department of Community Affairs for SemInole County, reviewed the documents and
stated "the language was good"; and will ask for an expedited review from the DCA.
Discussion ensued regarding receiving a ORC (Objections, Recommendation and
Comments) report in the future; the Florida Department of Community Affairs; whether
school boards have to abide by the City's zoning regulations; schools impacting
residential neighborhoods; if the plan complies with the City's, the State of Florida, and
the East Central Florida Regional Planning Council objectives, goals and policies; and
that information should be in the findings. .
)
MOTION BY BOARD MEMBER FERNANDEZ. "I MOVE TO RECOMMEND
TO THE CITY COMMISSION THAT THEY TRANSMIT LG-CPA-4-99, FOR
TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY AFFAIRS AND
TO FURTHER SCHEDULE AN APPROPRIATE PUBLIC HEARING TO
RECEIVE ANY OBJECTIONS, RECOMMENDATIONS OR COMMENTS
FROM DCA, I UNDERSTAND ON AN EMERGENCY TYPE BASIS, WITH THE
FOLLOWING CHANGES. UNDER B) 3) E) ON PAGE FIVE, THAT THE END
OF THE FIRST SENTENCE WILL READ, 'AND WILL NOT MATERIALLY
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J'I.ANNINC ANIl i'.ONING I\OAllI)/U'A
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I'Jge 5 or 5
ADVERSELY IMPACT HISTOIUC OR ARCHAEOLOGICAL RESOURCES OR
EXISTING RESIDENTIAL NEIGHBORHOODS"'. BOARD MEMBER BROWN
SECONDED.
BOARD MEMBER FERNANDEZ AMENDED HIS MOTION. "BY THE WAY,
THAT RECOMMENDATION IS BASED ON THE ONE, TWO, THREE, FOUR,
FIVE BULLET POINT FINDINGS UNDER ROMAN NUMERAL THREE,
TOGETHER WITH THE ADDITIONAL FINDINGS THAT IT MEETS THE
CITY'S POLICIES, GOALS AND OBJECTIVES AS WELL AS THE STATE'S,
AS WELL AS THE EAST CENTRAL FLORIDA REGIONAL PLANNING
COUNCIL." BOARD MEMBER BROWN SECONDED. DISCUSSION. VOTE:
BOARD FERNANDEZ: AYE; CHAIRMAN CARL STEPHENS: AYE;
CHAIRMAN BROWN: AYE. MOTION CARRIED.
III.
FUTURE AGENDA ITEMS
. By-Laws
· ERA Update
· LDR
. Traffic Circulation Update
. Topical Index
IV.
ADJOURNMENT
With the consensus of the Board, the meeting was adjourned at 8:54 p.m.
Minutes respectfully submitted by: Debbie Gillespie, City Clerk's Office
City of Winter Springs, Florida
APPROVED:
CARL STEPHENS, JR., CHAIRMAN
PLANNING and ZONING BOARD/LP A
NOTE: These minutes \Vere Jpproved at lhe
, 1999 Planning And Zoning Board/LP A Meeling.
DOC:S/hoards/pIJnning/JlllrninUlcsll ) I 249'),doe
)
REVISED LANGUAGE OF TI-IE TOWN CENTER VISION,
GOALS, OBJECTIVES AND POLICIES PER LPA MEETING OF
NOVEMBER 24, 1999
TOWN CENTER VISION:
A traditional Town Center is the physical place where many basic needs of citizens are
conveniently and tightly focused: shopping, working, governance, entertainment,
dwellings, and the arts all happen together in a town center because it is pragmatic to do
so. But the motivation to create a town center runs deeper and the payoff much greater
than mere convenience. Human settlements have centers because human society craves
contact and connectedness. A proper town center is a symbol of the community, a
reflection of its values and aspirations. Winter Springs residents and business owners
have given clear indication to its elected leaders of their desire to create such a space in
the City to capture the young City's imagination, to project an image of its bright future,
to become a place where fond memories are born and the bonds of civil society are
forged, and becoming the most valuable real estate within the City. Relatedly, the
leadership of the City visualizes the Town Center as the root of the local and regional
economy, and the key to a sustainable tax base.
)
The City Commission of the City of Winter Springs desires to implement the requirement
of Policy 3c of Objective A under Goal 1 of the Traffic Circulation Element which
indicates that there be "creation in the undeveloped central area of Winter Springs of a
primary civic, business and service focus for the City." In accordance with 163.3167(11)
Florida Statutes, the City Commission developed a collaborative planning process
involving a series of advertised public meetings to consider input from the residents,
property owners, business community, consultants and City and county staff to formulate
a Town Center Concept Plan, and later a Town Center Design Code. It is the declaration
of the City Commission, based on the numerous public meetings, that the Town Center
will be developed in the "neo-traditional" or "new urbanism" approach, involving mixed
uses with increased densities and intensities. As part of the Town Center plan, the City
seeks to establish a partnership with the private sector in the development of the Town
Center.
The City of Winter Springs' Comprehensive Plan, Future Land Use Element, shall be
amended to include the following Goal, Objectives, and Policies regarding the Town
Center:
GOAL
4)
The City of Winter Springs seeks to create a Town Center, based upon traditional
design standards for development, that will become the identifying focus of the
City's downtown. The primary and fundamental purpose of the Town Center
shall be a place where people can reside in a mix of single and multiple family
dwellings, and also gather to shop, relax, recreate, be entertained, attend
community events, and enjoy the natural beauty of lands located in the Town
Center. The Town Center should be created through public and private
investment and development.
)
OBJECTIVE
)
A)
The Town Center should be located in close proximity to existing public facilities
such as the City Hall, Winter Springs High School, Central Winds Community
Park, and U.S. Post Office. The Town Center should be a compact area centered
around the intersection S.R. 434 and Tuskawilla Road, as depicted on the City's
Future Land Use Map.
Policies
1) From time to time, the City Commission may revise the Future Land Use
Map to designate land "Town Center" consistent with this Objective.
2) The City should maintain a leadership position to protect the integrity of
the Town Center and promote public and private investment and growth
therein.
3) From time to time, the City Commission may adopt appropriate
transportation maps to identify future roads and traffic patterns related to
the Town Center that assure best routes through land while attempting to
maximize development potential and opportunities consistent with the
Town Center Goal. The final location offuture Town Center roads will be
determined by the City during the development permit procedure.
)
4)
The City Commission may enter into a public/private partnership
arrangement with property owners or a developer to develop the Town
Center.
5) To the extent financial resources are available, public money should be
spent as a catalyst to encourage private investment within the Town
Center. In coordination with private development, the City may undertake
capital improvements for public infrastructure (e.g., sewer, water, roads,
parks, stormwater) to enhance or assist private development to achieve the
Town Center Goal.
6) To the extent financially feasible, the City should encourage private
investment in the Town Center by enacting policies to provide economic
incentives to private developers building within the Town Center,
provided such development is consistent with the Town Center Goal. To
the extent allowed by law, incentives may include, but not be limited to,
waiving permit, impact, and other City fees; providing impact fee credits;
subsidizing loans; reserving infrastructure capacity; improving right-of-
ways; providing public infrastructure; streamlining permit processing;
providing free and pre-approved designs.
)
7)
All proposed developments within the Town Center shall be subject to
review by the Development Review Committee (DRC). The DRC shall
have authority, within development review criteria established by the City
Commission, to approve all aspects of site planning and exterior
architecture within the Town Center, including aesthetic appropriateness,
environmental implications, traffic impacts, and any other site-specific
matters related to development.
)
OBJECTIVE
B) Promote and enhance the development of the Town Center by allowing a mixed-
use higher density/intensity neo-traditional urban pattern.
Policies
1) Create innovative land development regulations to encourage a mixed-use
higher density/intensity neo-traditional Town Center, utilizing, to the
extent practical, the fundamentals and urban design concepts in the Town
Center Master Plan:
.
Urbanity and high density.
Walkable community.
Predictability in design/flexibility in land use.
Visibly different section of State Road 434.
Important sites for special public places.
Preserve and connect the natural environment with a "green
network" of parks and open spaces.
Network of connected streets and blocks.
Special public spaces of defined character.
Special sites for civic buildings.
.
.
.
.
.
.
)
.
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2) Promote and permit a variety of places to gather, shop, relax, recreate and
enjoy the natural beauty of the Town Center. Sites for public spaces will
be chosen because of their uniqueness or existing physical features.
3) Promote and develop a network of public green spaces such as parks,
squares, preserves, and open spaces that form the framework for the Town
Center, and in doing so, promote and develop connectivity of natural
features for habitat, continuity and sustainability, scenic vistas, and trail
systems. Parks may include both passive and active parks.
4) Through the enactment of creative and flexible land development
regulations, permit a variety of mixed-uses consistent, compatible, and in
harmony with the Town Center Goal, including Single family residential,
multiple family residential, commercial retail and services, public services
and buildings, parks, and schools.
5)
Unless mitigated in accordance with law and pursuant to a development
permit issued by the City and other jurisdictional governmental agencies,
wetlands will be preserved as conservation preserve areas, parks, squares,
and trails. To the extent feasible, these areas shall be connected to
promote the natural drainage and ecological viability of the Town Center
and to further uphold the City's designation as a "Tree City U.S.A."
)
OBJECTIVE
)
)
)
C)
Establish an areawide stormwater master plan for the Town Center.
Policies
1) The City shall coordinate the development of an areawide stormwater
master plan for the Town Center by FY 2001-2002.
2) The City should design and approve a stormwater master plan for the
Town Center in order to free up land in the Town Center for private
development. The Plan should respond to existing runoff concerns, and
improve water quality through a system-wide approach. The Plan should
also shorten the approval process to save developers time and money, -and
provided the development is consistent with the Town Center Goal.
Retention ponds shall be designed to enhance neighborhood edges and
aesthetics and to provide buffering when appropriate.
3) Any stormwater master plan for the Town Center shall be consistent with
and complementary to the goals, objectives and policies found in the
Stormwater and Natural Groundwater Aquifer Recharge Sub-element of
the Infrastructure Element of the City's Comprehensive Plan.