HomeMy WebLinkAbout2000 11 13 Public Hearings M Large Scale Comprehensive Plan - The Springs Land/ Jessup Shores Property
COMMISSION AGENDA
ITEM M
Consent
Informational
Public Hearing X
Regular
November 13, 2000
Meeting
REQUEST: The Community Development Department - Planning Division requests the City
Commission hold a public hearing to consider transmitting a large scale
comprehensive plan amendment (LS-CPA-4-00) to the Florida Department of
Community Affairs, which would change the Future Land Use Map designation
from "Mixed Use" to the new "Town Center" designation on the Springs Land /
Jessup Shores property.
PURPOSE:
The purpose of this large scale comprehensive plan amendment is to consider changing the
Future Land Use Map designation from "Mixed Use" to the new "Town Center" designation on
a 18+/- acre parcel in order to develop the property according to Town Center development
regulations.
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 of local government or government agency in the state
that has filed a written request with the governing body for the plan or plan amendment."
The provisions of 163.3184(15)(b) F.S. which state: "The local governing body shall hold at
CDD/Novernber 6, 2000/9:54 AM
NOVEMBER 13, 2000
PUBLIC HEARING AGENDA ITEM M
Page 2
I. 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. "
The provisions of9J-I1.006(1) F.A.C. which state "Each proposed amendment including
applicable supporting documents which include data and analyses shall be submitted directly to
the Florida Department of Community Affairs, Division of Resource Planning and Management,
Plan Processing Team, the appropriate regional planning council, water management district(s),
Department of Transportation and Department of Environmental Protection. Proposed plan
amendments, except those discussed under the exemption provisions of Rule 9J-lI.006(1)(a)7.
F.A.C., shall be consolidated into a single submission for each of the two plan amendments
adoption times during the calendar year. The comprehensive plan submitted pursuant to Section
163,3167 F.S., shall be counted as one of the two plan amendment adoption times during the
calendar year; however, only the submittal requirements of Rule 9J-I1.004 F.A.C. must be
followed. "
CHRONOLOGY:
.
The property has been in the City prior to 1971 and was the subject of a vested rights
claim for commercial with a proposal to build a strip shopping center.
.
At its June 12, 2000 meeting the City Commission adopted the "Town Center" Future
Land Use Map designation and the Town Center (Zoning) District Code.
CONSIDERA TIONS:
.
This general area along S.R. 434 around this site is developing with single family
subdivisions such as Park Stone and Winding Hollow. The City has finalized the Town
Center Future Land Use Map designation and area and established the Town Center Zoning
District. Developers have been contacting the City with increasing interest now that the
Town Center concept and regulations have been finalized. First groundbreaking is expected
around the intersection of S.R. 434 and Tuskawilla Road with a grocery store and offices on
the former Kingsbury Property at the northwest corner.
.
An informal discussion was held with the developer who expressed a desire to build an
apartment or condominium complex on the site as one potential use of he property.
CDD/November 5, 2000/2: 15 PM
NOVEMBER 13, 2000
PUBLIC HEARING AGENDA ITEM M
Page 3
FUNDING:
No funds are required to transmit the large scale comprehensive plan amendment to the
Florida Department of Community Affairs.
FINDINGS:
.
This general area along S.R. 434 around this site is developing with single family
subdivisions such as Park Stone and Winding Hollow, The City has finalized the Town
Center Future Land Use Map designation and area and established the Town Center Zoning
District. Developers have been contacting the City with increasing interest now that the
Town Center concept and regulations have been finalized. First groundbreaking is expected
around the intersection of S.R. 434 and Tuskawilla Road with a grocery store and offices on
the former Kingsbury Property at the northwest corner.
.
The proposal to redesignate the Springs Land/Jessup Shores property from "Mixed Use" to
the new Future Land Use Map designation "Town Center" is consistent and compatible with
the City's Comprehensive Plan due to the property being adjacent to the area already
designated on the Future Land Use Map for "Town Center". The Town Center
designation allows for and encourages a mixed use development pattern of commercial and
residential. The current designation of the subject property is "Mixed Use" which also
allows for commercial and residential development. The intention of the property owner is
to develop the property with both commercial and residential components in accordance
with the "Town Center" Future Land Use Map designation and the Town Center (Zoning)
District Code.
.
The surrounding properties are essentially vacant. Any development of involving
commercial and high density residential i.e. apartments/condominiums in the near future
should not present a nuisance to surrounding properties.
.
At the time of site development, a traffic impact analysis will be required to determine the
measures required to offset the impacts and maintain traffic flow.
· The City has development standards in its land development regulations to ensure minimal
impacts on surrounding properties, such as buffering. The State can require deceleration
lanes and center turn lanes to maintain traffic flow. The City's land development regulations
and the site plan review process of the Development Review Committee can help prevent or
minimize potential nuisances.
CDDlNovember 5, 200012:15 PM
NOVEMBER 13, 2000
PUBLIC HEARING AGENDA ITEM M
Page 4
.
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:
Based on the Staff Report and the Findings, staff recommends the Local Planning Agency make
the following recommendation to the City Commission:
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 (LS-CPA-4-00), to change the Future Land Use Map (FLUM)
designation from "Mixed Use" to "Town Center" on the Springs Land / Jessup Shores
Property on the Future Land Use Map of the City's 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.
LOCAL PLANNING AGENCY RECOMMENDATION:
MOTION BY BOARD MEMBER BROWN:
"Madam Chair, I would like to make a motion that based on the staff recommendation of the
findings, and staff recommends the Local Planning Agency make the following 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
(LS-CPA--4-00), to change the Future Land Use Map (FLUM) designation from 'Mixed Use' to
'Town Center' on the Springs Land / Jessup Shores property on the Future Land Use Map of the
City's comprehensive plan land use element (Volume 2 of 2) and, item two (2), hold a second
hearing, after receiving and reviewing the ORC Report, to adopt the plan amendment."
Seconded by Vice-Chairman Fernandez. "Madam Chair, Bill Fernandez speaking, I'll second Mr.
Brown's motion with the understanding, and I believe I heard him say it, that it includes staff's
findings under roman numeral three on page eleven (11) and twelve (12)." Discussion.
CDDlNovember 5, 2000/2: 15 PM
NOVEMBER 13, 2000
PUBLIC HEARING AGENDA ITEM M
Page 5
VOTE:
Board Member Tom Brown: aye
Vice-Cairman Bill Fernandez: aye
Chairperson Rosanne Karr: aye
Board Member Carl Stephens: aye
Board Member Brent Gregory: aye
Motion carried.
ATTACHMENTS:
A. Map of Subject Property.
B. Local Planing Agency Agenda Item II. B.
C. Supporting Data, Inventory & Analysis for the Proposed Comprehensive Plan Amendment
LS-CPA-4-00 (This Attachment same as LPA Agenda Item II. D. Attachment B)
D. Legal Notice.
COMMISSION ACTION:
CDD/November 5,2000/2:15 PM
ATTACHMENT A
...
as '
.
. ~
.....:,.
.'?;~':~
>~~.~
...~.'." . Vi."
'>F
...
.-:"
;" -. ~I;
'.
~~ .
SPRINGS LA~~6~~~ SHORES
]V
---...
-......... .,
,",,' ;
~.'J
.: .....;
I
J
I
i
i
!
i
~ ~i
.,
r:---......
ATTACHMENT B
CITY OF WINTER SPRINGS, FLORIDA
. 1126 EAST STATE ROAD 434
WINTER SPRINGS. FLORIDA 32708-2799
Telephone (407) 327-1800
Community Development Dept.
Planning Division
LOCAL PLANNING AGENCY AGENDA ITEM
II. D.
SPRINGS LAND/ffiSSUP SHORES LARGE SCALE
COMPREHENSIVE PLAN AMENDMENT LS-CPA-4-00
Staff Report
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163 .3174( 4)(a) Florida Statutes which states in part "Be the 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 the proposed plan or plan amendment.
CONSIDERATIONS:
I. SUMMARY OF APPLICATION:
APPLICANT:
OWNER:
Springs Land/Jessup Shores JV
175 Lookout Place, Suite 201
Maitland, FL 32751
( same)
REQUEST:
The applicant is requesting a change of Future Land Use Map designation from "Mixed
Use" to the new "Town Center" designation.
PURPOSE:
To develop the property according to Town Center development regulations.
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CP A-4-00
A. SITE INFORMATION
1. PARCEL NUMBER
20-30-26-5AR-OOOO-018C
20-30-36-5AR-OOOO-0200
2. ACREAGE:
18 +/- acres
3. GENERAL LOCATION:
West side FDOT retention basin just east of the U.S. Post Office on the south
side of the curve along State Road 434.
4. LEGAL DESCRIPTION:
(See First Attachment)
5. CHRONOLOGY OF SUBJECT PROPERTY:
The property has been in the City prior to 1971 and was the subject of a vested
rights claim for commercial with a proposal to build a strip shopping center.
6. DEVELOPMENT TRENDS:
This general area along S.R. 434 around this site is developing with single family
subdivisions such as Park Stone and Winding Hollow. The City has finalized the
Town Center Future Land Use Map designation and area and established the
Town Center Zoning District. Developers have been contacting the City with
increasing interest now that the Town Center concept and regulations have been
finalized. First groundbreaking is expected around the intersection of S.R. 434
and Tuskawilla Road with a grocery store and offices on the former Kingsbury
Property at the northwest corner.
7. EXISTING LAND USE OF SUBJECT PROPERTY:
The whole of the property is vacant with tree cover.
8. LETTERS/PHONE CALLS IN FAVOR OR IN OPPOSITION:
None at the time of writing of this Staff Report.
2
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CP A -4-00
B. EXISTING LAND USES ADJACENT TO SUBJECT PROPERTY:
North:
Vacant, partly treed.
South:
Vacant, treed.
East:
FDOT retention pond, Post Office.
West:
Vacant, completely treed.
C. FUTURE LAND USE DESIGNATION OF SUBJECT PROPERTY:
Existing:
"Mixed Use".
Requested:
"T own Center"
D. FUTURE LAND USE DESIGNATIONS ADJACENT TO SUBJECT PROPERTY:
North:
"Mixed Use".
South:
"Mixed Use"
East:
"Public Buildings"
West:
"Commercial" and "Conservation"
E. ZONING OF SUBJECT PROPERTY:
Existing:
C-I "Neighborhood Commercial" and C-2 "General Commercial and
Industrial" .
Requested:
[ no request made at this time]
F. ZONING ADJACENT TO SUBJECT PROPERTY:
North:
C-I "Neighborhood Commercial"
South:
R-3 "Multiple Family Dwelling", and C-l "Neighborhood Commercial".
East:
C-l "Neighborhood Commercial".
West:
C-2 "General Commercial & Industrial".
3
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
II. COMPREHENSIVE PLAN AMENDMENT ANALYSIS:
The following summarizes the data and/or issues which staff analyzed in reviewing this
application.
NOTE: It is City policy that the applicant of a large scale comprehensive plan amendment
provide the necessary data and analysis in accordance with 9J-5.005(2) Florida
Administrative Code, and Rule 9J-11. 006(1 )(b) 1. - 5. Florida Administrative Code.
City staff performs the analysis of "consistency/compatibility" of the proposed large
scale comprehensive plan amendment with the City, State and Regional comprehensive
plans. [ per 163.3 I 77(IO)(A) F.S., 9J-5.001(9) F.A.C. and 9J-5.021 (4) F.A.C. ]
A. PUBLIC FACILITIES:
1. ROADS/TRAFFIC CIRCULA nON:
a. Availability of Access:
Access is to State Road 434.
b. Function Classification:
S.R. 434 is classified as an urban arterial.
c. Improvements/expansions (including right-of-way acquisition) already
programmed or needed as a result of the proposed amendment.
At the time of development of the property, the developer would have to meet
the requirements of the City of Winter Springs Land Development Code,
specifically Chapter 9.
2. SANITARY SEWER, SOLID WASTE, STORMWATERMANAGEMENT,
POT ABLE WATER:
POTABLE WATER:
a. Facilities serving the site.
None.
b. Improvements/expansions needed as a result of proposed amendment:
The developer would tap into the 12 inch water main that runs along the south
part of the property
4
Local Planning Agency
October 25,2000
Springs Land/Jessup Shores Property Amendment
LS-CP A -4-00
SANIT ARY SEWER:
a. Facilities serving the site.
None,
b. Improvements/expansions needed as a result of proposed amendment:
The developer would tap into the sewer trunk line in the back of the FDOT
retention pond adjacent on the west side of the U.S. Post Office.
RE-USE WATER SYSTEM:
a. Facilities serving the site.
None.
b. Improvements/expansions needed as a result of proposed amendment:
Can put in own shallow well for irrigation. No requirement to
DRAlNAGE/STORMW ATER:
a. Facilities serving the site.
None. No structural drainage system,
b. 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 and SJRWMD and other applicable requirements. Post
development runoff cannot exceed pre-development runoff (Use 25 year, 24
hour storm event for design). There must be a clear recorded easement for the
infrastructure. 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 a solid waste hauler, Florida
Recycling, until 2006.
5
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
b. 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:
The property would involve a residential component; hence there would be a
requirement for recreational facilities or payment in lieu per Goal 1, Objective E,
Policy I of the Recreation and Open Space Element in the Comprehensive Plan.
4. FIRE:
a. Facilities serving the site.
None.
b. Improvements/expansions needed as a result of proposed amendment:
None. The response time would 4 minutes from Fire Station #24.
5. POLICE:
a. Facilities serving the site:
None.
b. Improvements/expansions needed as a result of proposed amendment:
None. The response time to the subject property would be 4.5 minutes:
Emergency response time is 3.5 minutes. Non-emergency response time is 4.5
minutes. The average is 4.3 minutes over the whole City.
B. CONCURRENCY MANAGEMENT:
The request is for a large scale comprehensive plan amendment which is viewed as a
preliminary development order (where no approval for construction is made) is not subject
to Concurrency. Concurrency review is deferred until application for a final development
6
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
order for the subject property, in accordance with the Concurrency Management System
established in the City's Comprehensive Plan Volume 2 of2.
C. LAND USE COMPATmILITY:
1. SOILS:
The Soil Survey of Seminole County, Florida, published by the Soil Conservation
Service of the US. Department of Agriculture notes: AWhile 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
determined 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."
The soils on this property are: (#) - indicates soil map designation
(06) Astatula-Apopka fine sands, 0 to 5 percent. The soils in this map unit are
nearly level to gently sloping and escessively drained and well drained
. These soils are on hillsides and ridges on the uplands,. The slopes are
smooth to convex. The soils in this map unit are mainly used for homesites
and other urban development.
(11) Basinger and Smyrna fine sands, depressional.. The soils in this map unit
are nearly level and very poorly drained. These soils are in 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 and seepage. Water control, including drainage outlets, is needed
to overcome wetness. Fill material should be added to make these soils
suitable for most urban uses.
(29) St. Johns and EauGalle fine sands. The soils in this map unit are nearly
level and poorly drained. These soils are on low broad plains on the
flatwoods.. The slopes are dominantly less than 2 percent. The soils in this
map unit are poorly suited to use for sanitary facilities, building sites, and
recreational development. The main limitations are seepage and wetness.
Water control, including surface and subsurface drainage, is needed to
overcome wetness. Fill material should be added to make these soils
suitable for most urban uses.
7
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CP A -4-00
2. TOPOGRAPHY:
The subject property ranges from 10 feet toward Lake Jessup to a high of 25 feet
toward the south boundary (mean sea level),
3. FLOOD PLAIN AREA:
A review of the FEMA National Flood Insurance Program Rate Map (12117CO 13 5-E;
April 17, 1995) appears to show the whole of the subject land is outside the 100 year
flood plain area. The subject property is in Zone X in areas determined to be outside
500-year floodplain.
4. NATURAL RESOURCES, HISTORIC RESOURCES.
No natural or historic resources are known to exist on the subject land.
5. WILDLIFE 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, A wildlife survey of those species
designated as endangered, threatened or species of special concern is required prior to
final development approval for this property per 39-27.003.005 F.A.C.
D. CONSISTENCY /COMPA TIBILITY WITH THE COMPREHENSIVE PLAN:
The proposal to redesignate the Springs Land/Jessup Shores property from "Mixed Use" to
the new Future Land Use Map designation "Town Center" is consistent and compatible with
the City's Comprehensive Plan due to the property being adjacent to the area already
designated on the Future Land Use Map for "Town Center". The Town Center
designation allows for and encourages a mixed use development pattern of commercial and
residential. The current designation of the subject property is "Mixed Use" which also
allows for commercial and residential development. The intention of the property owner is
to develop the property with both commercial and residential components in accordance
with the "Town Center" Future Land Use Map designation and the Town Center (Zoning)
District Code.
E. NUISANCE POTENTIAL OF PROPOSED USE TO SURROUNDING LAND USES.
The nuisance potential of the proposed use resulting from the change of Future Land Use
Map designation from "Mixed" to "Town Center" to the surrounding properties should be
minimal in view of the following:
8
Local Planning Agency
October 25, 2000
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
· The surrounding properties are essentially vacant. Any development of high density
residential i.e. apartments/condominiums in the near future should not present a
nuisance to surrounding properties.
· At the time of site development, a traffic impact analysis will be required to determine
what measures will be required to offset the impacts and maintain traffic flow.
· The City has development standards in its land development regulations to ensure
minimal impacts on surrounding properties, such as buffering. The City's land
development regulations and the site plan review process of the Development Review
Committee can ensure the prevention or minimization of any potential nuisances.
F. CONSISTENCY/COMPATmILITY WITH CITY, STATE, AND REGIONAL
COMPREHENSIVE PLANS:
The City of Winter Springs Comprehensive Plan fully' complies with the State
Comprehensive Plan adopted pursuant to Chapter 187, Florida Statutes, and the Strategic
Regional Policy Plan of the East Central Florida Regional Planning Council pursuant to
Chapter 163 Florida Statutes.
I. WITH THE CITY COMPREHENSIVE PLAN:
The comprehensive plan amendment is compatible with and not in conflict with the
other elements of the City Comprehensive Plan, specifically: those that are supportive:
Land Use Element
Policy 3 under Objective A of Goal 1
Policy 4 under Objective A of Goal 1
Policy 2a under Objective A of Goal 3
Sanitary Sewer Sub-Element:
Policy 5 under Objective A under Goal I
Policy 10 of Objective A under Goal I
Intergovernmental Coordination Element:
Policy I under Objective D of Goal 3
Objective E under Goal I
Policy 1 a, 1 d under Objective F of Goal I
Local Planning Agency
October 25, 2000
9
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
2. WITH THE STATE COMPREHENSIVE PLAN:
163.3177(10)(A) 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.
STATE COMPREHENSIVE PLAN
(8) Water Resources
Goal (a) Policies 5, 10, 12
(16) Land Use
Goal (a) Policy 3
(22) The Economy
Policy 3
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.
3. WITH THE 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.
Local Planning Agency
October 25, 2000
10
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
EAST CENTRAL FLORIDA COMPREHENSIVE REGIONAL POLICY
PLAN:
Policy 57.1: 1,4, 5
Policy 58.1, 2
Policy 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.AC.
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.
G. INTERGOVERNMENTAL COORDINATION:
In accordance with the 1985 Interlocal Agreement [on notification and planning
coordination - (Book 119, Page 89-188)] and Policy I under Objective D and Policy I
under Objective F of the Intergovernmental Coordination Element of the City's
Comprehensive Plan, the following governmental agencies have been notified of the this
proposed comprehensive plan amendment:
[ none '- completely within the City of Winter Springs.]
III.
FINDINGS:
.
This general area along S.R. 434 around this site is developing with single family
subdivisions such as Park Stone and Winding Hollow. The City has finalized the
Local Planning Agency
October 25,2000
11
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
IV.
Town Center Future Land Use Map designation and area and established the Town
Center Zoning District. Developers have been contacting the City with increasing
interest now that the Town Center concept and regulations have been finalized. First
groundbreaking is expected around the intersection of S.R. 434 and Tuskawilla Road
with a grocery store and offices on the former Kingsbury Property at the northwest
corner.
.
The proposal to redesignate the Springs Land/Jessup Shores property from "Mixed
Use" to the new Future Land Use Map designation "Town Center" is consistent and
compatible with the City's Comprehensive Plan due to the property being adjacent to
the area already designated on the Future Land Use Map for "Town Center". The
Town Center designation allows for and encourages a mixed use development pattern
of commercial and residential. The current designation of the subject property is
"Mixed Use" which also allows for commercial and residential development. The
intention of the property owner is to develop the property with both commercial and
residential components in accordance with the "Town Center" Future Land Use Map
designation and the Town Center (Zoning) District Code.
.
The surrounding properties are essentially vacant. Any development of involving
commercial and high density residential i.e. apartments/condominiums in the near
future should not present a nuisance to surrounding properties.
.
At the time of site development, a traffic impact analysis will be required to determine
what measures will be required to offset the impacts and maintain traffic flow,
.
The City has development standards in its land development regulations to ensure
minimal impacts on surrounding properties, such as buffering. The State can require
deceleration lanes and center turn lanes to maintain traffic flow. The City's land
development regulations and the site plan review process of the Development Review
Committee can ensure the prevention or minimization of potential nuisances.
.
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:
Based on the Staff Report and the Findings, staff recommends the Local Planning
Agency make the following recommendation to the City Commission:
Local Planning Agency
October 25,2000
12
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
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 (LS-CP A-4-00), to change the Future Land Use Map (FLUM)
designation from "Mixed Use" to "Town Center" on the Springs Land/Jessup
ShoresProperty on the Future Land Use Map of the City's 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.
ATTACHMENTS:
A. Map of Subject Property.
B. Supporting Data, Inventory & Analysis for the Proposed Comprehensive Plan Amendment
LS-CP A-4-00
Local Planning Agency
October 25, 2000
13
Springs Land/Jessup Shores Property Amendment
LS-CPA-4-00
ATTACHMENT A
.K_
,'1, .TrucI;Cmler .-~
~ }'.' (.iii, rJ'\,...... \. @:
.'~ . :/ '(<j!\ ' ~ fi' ~~-i'''''''''
U.ru" // , ;;.:r F J
~'~':D /.17~ ~-~~
ViCinity;J).:.:-J-7 ~ "S ...
J
lo4arl<ham R~ '
\
"lo4 Att>or
~
~
"
a::
..
~"
~
,E
. ,., t
~~~~:~:
:"" j
t
1
,
J
'<24:
~--...
1
cy..
.6'
.,
~'
. I'-"e
;. r ",
l ::
\ .
;,;;:;: '
'~:" ; .
: '. .'
~'! '
.\" ,
.,,:, " i.rt;:; ,
I';
t
, '
. ,.'
:,:\'-,,,
.,' ~ :.t":l:j I:~;,,},,~t
.' H,' .. ~ .J~'
i ~ \, ' :
~ ~,~ l ,
, ,;.;c..'tlI 3.' , .
0;1<<1 ,
(' .'
":"';,
. ~ ,;
~
" '~'.\
',0 ,
)'. ;"
\:
~ '" "NaltiesWoy
,
..
!, ," '~
Nil<yWoy
. ,
,Site 'Location
1
J
1
daly design group inc.
Land Planning, Landscape An:hitecture, Project Management 0eveI0pmefIt Consulting
861 W. Morse Blvd,. Sulta 125. v..Inter Pall<, Aor1da 32789 (407) 740-7373
~
'Mdwey @!I
-
+
~
6'
" -.~
ftl~~. .~
. Showtil.
. '"
,. .',
;,
i2
t
fJj
~
, !
::, ~
I "
\\...
--..,:
Location Ma
Springs Land
Lake Jessu N
DA IE: 8/28/00
ATTACHMENT B
ATTACHMENT C
ATTACHMENT D
W~~~~~~~r, : ,':.i:~~~~~i~:!:~~~,~'_~".
,"'1....
.;._..:..b~;:{~;:
"NOTICEOF;;CHANG~'TQ:cTHE'
': "FUT.URE:'LANDi;US:EfMA'P'-::,:.,;
:":~sE~~s~i~jESSUP:'SH'ORES"'PROpiRT~. '
~rf9if~~~~r~~~tN.p~~t~i,~.cQ:Y:~9MMi:s~J9~~9K*~'~SIT~
trQE,~~~~Sr,RINGS:~LL:.HQLD A n~T:~NSMrr:r.~l-X ~YI3L1C '
~~g;P.N:A,J;.AR,qE>SCALJ?: ~Or-~t~!~J~I;lE~SIVI;; ~LAl;I A~JjqM.ENT
:"p'goPO~.~~' CHAN.GE THEFUTIJ.RE 'I4!'ITtUSE Mi)..P ~DESlp$A1;I()t-l
:, FROM "MIXED uSE"tb "TOWN CEN1ER',' ,ON THE SPRINGS l.;.4.ND/.m:5.
..SUP SHqRES PROPERTY< ~oqA1EDON THE.S,btfrH.:SlpE...6.F'. STATE
'; ROAD 434AT TIlE CURVE AND ADJACENT ON THE NOR1JI Sl.OEOFTHE
~~:~'gOST.~OFFICIN\Vi1.i~~; sPrliNqs BRANCH (SEE'MAP);:..' '..:, 'u;....
;:.
. "'-.~
I
<
t
.
'"
:j
'.A"
I
. ~:
, .
.. .
; ~:
1:
, '
. ,
. ,
:7: ..
.. .'
~1;t:
~ J '1 "" ,J-
~Diu::A L~-LUACE5
CITY CLERK
~, (. ,
'i:c
:. "
-.;: '.
:-. i
--------..--\c.
...- 'i 7C.~:
:-: "
!
f
,
. '~::
. ~.: ':::
'.. ?~
~,
~~;
i";"
~?
~
(.-
iI;"
If,;',
,~
;~~
~ .r!.
~ 'i~
:.~" ~~
, ....:~
-::::' I~'
-
,....
~ .-
-.....
..... .-'.
,..:
t-:: I
,<~~.;'): #.
-,
~:,:'.';!
.ot ....l..
~
. :
'"
~
~
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
1
1
1- - . -
North
~
.8
S 1: ) I[ ~ ;[ )'f (( .~ S
I... . \.. ,L ~ J.....
.~!ll,A\ l[J = 20 [0
{' j[ /(' . n /
0"['1
l i l
, .
;~~' ][ 1\ /11 .[~:
Jr., .A\ N J[)
IZ
]r;lll J jf I II r ][ { IE:
t ! S ]f-~:
:/ ",
1000 0
r\o._~""~'_
~ f
i:
II
; j
! :
. ",.'r;
:..--'~:..
./:: S'~"jF
LN\D lJSL LECENO
'COO 2000
JOOO
4000
]
sc.ou: .. rEE"T
~
~tj Commercial
E='ooooo~ lIixed
l:iooaj Us..
II Recreotionaf
. ConlOrvolion
~ Pubic
~ S...1dingo
, '
_-1 L._
__no: ,.-"" .....
.: .
i! ;-.-'\
., i {", =~~ ..
J] f " -";:J
Ii .,
;; </'"
! i L' j
.-........
','
//
, ,
, ,
I I
/;"
, ,
, ,
,
/
~:.
~\:~-
~..z:;n;
,'I"'
I
, I
I
: r I
\ ~
.. ::1::,..
: I j
, I
I'
I '
="~IoIrNOl' 8tvo
--'-~:-:=-~:"'-;~~:~,:,,::.~:.:. .
. '-'-'
,.
"
/~'
f
.....-....
tl
'1
"'.
"
., "
~~~~~~. . .
:)lJ
LEGEND
./-;....,--
,';'
"'Grol 01
/
_." l'....".
...,....... ....,.. ,f .1\
_t. '.1-'_ . rill A'.,..
"'''Wfj....rr ...11" ,t ",
_ ",'-'_ O.al....
. .
, :
,. :
.:
t
'I,
Ruetlc
Ruidontlol
LOw'"
Denelly
Ruldontlol
Woderote
Den.;ty
Reoidentlal
"odium
Denoity
Ruidontlol
ligher
Oen.;ty
Residen tiol
Urban
Denelty
Ruldontiol
UtiGly
Inolollotiono
Indu a trial
ENGINEERING & LAND SYSTEMS Inc.
I
I
I
I
I
I
I
I
I
I
EXHIBIT C
Property Zoning Map
September, 2000
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661
I
I
I
I
I
I
I
-
--
~~
-.-,
"
"
,
,
,
,
"
"
daly design group inc.
Land Planning, Landscape ArcIritectum, Project Management. Development Consulting
861 W. Morse Blvd" Suite 125. Wnter Park. Florida 32789 (407) 740-7373
DATE: 8/28/00
I
I
I
I
I
I
I
I
I
EXHIBIT D
Project Photographs
September, 2000
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661
I
I
I
I
I
I
I ,...
:-" ~ ,,:
~'..,' .
, .
I "i I
~,
I
I
I
.
-
-
.
Property Front
~ ,
l
I
f
t
I
I
s
I
~
.
.
;
~
g
j
i
!
f
tialy design group inc.
Land Planning. Landscape Architecture, Project Management. Development Consulting
861 W, Morse Blvd,. Suite 125, 'Alnter Par1<, Florida 32769 (407) 740-7373
,,,:~,;r;!';
, ,....~\"
,.t
~ 'f' ~
""tr,' ,il
;j !'r"
, !, ,
~ " J.~ '" \~~" r 'i!., :','
.......1 J _ _ ;;I'
~'
l" ' l'
"~ll41.;",,
~~,3' ' .'6(,
. . :'lIi'" 'J":. '-1"
'"
Property Rear
,...
':_r~~.'
DATE: 8/28/00
I
I
I
I
I
I
I
I
I
EXHIBIT E
Soils Map and Legend
September, 2000
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661
I
I
I
I
I
I
I
.
.
daly design group inc.
Land Planning, Landscape AIr:hitecture, Project Management, Development ConsuJUng
861 W, Morse Blvd., Suite 125, 'Alnter Pari<. Ronda 32769 (407) 74()'7373
DATE: 8/28/00
I
I
I
I
I
I
I
SOIL LEGEND
The recommended publication symbols are numerical. Map units without percent slope
designated are either level or they are miscellaneous areas.
SYMBOL
NAME
.
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
Adarnsville-Sparr fine sands
Arents, 0 to 5 percent slopes
Astatula fine sand, 0 to 5 percent slopes
Astatula fine sand, 5 to 8 percent slopes
Astatula-Apopka fine sands, 0 to 5 percent slopes
Astatula-Apopka fine sands, 5 to 8 percent slopes
Astatula- Apopka fine sands, 8 to 12 percent slopes
Basinger and Delray fine sands
Basinger, Samsula, and Hontoon soils, depressional
Basinger and Smyrna fine sands, depressional
Canova and Terra Ceia mucks
EauGallie and Imrnokalee fme sands
Felda mucky fine sand, saline, frequently flooded
Felda and Manatee mucky fine sands, depressional
Imrnokalee sand
Brighton, Sarnsula, and Sanibel mucks
Malabar fine sand
Manatee, Floridana, and Holpaw soils, frequently flooded
Myakka and EauGallie fine sands
Nittaw mucky fine sand, depressional
Nittaw muck, occasionally flooded
Nittaw, Okeelanta, and Basinger soils, frequently flooded
Paola-St. Lucie sands, 0 to 5 percent slopes
Pineda fine sand
Udorthents, excavated
Pomello fine sand, 0 to 5 percent sloped
Pompano tme sand, occasionally flooded
St. Johns and EauGallie fine sands
Seffner fine sand
Tavares-Millhopper fine sands, 0 to 5 percent slopes
Tavares-Millhopper fine sands, 5 to 8 percent slopes
Perra Ceia muck, frequently flooded
Urban land, 0 to 12 percent slopes
Wabasso fine sand
.
I
I
I
I
I
I
I
I
I
EXHIBIT F
-
Environmental Report
September, 2000
Presented by
I
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(4071 740-7373 Fax 740-7661
4072600446 MORGAN ENVIRONMENTAO
521 P02 SEP 14 '00 17:45
I
I
I
I
I
I
I
Morgan Environmental Consulting, Inc.
740 Florida Central Parkway, Suite 2004
Longwood, Florida 327S0
September 14, 2000
Mr. Alan M. Whitney
EuroCapitaJ Partners
, 75 Lookout Place
Suite 201
Maitland, Florida 32751
Re: Environmental Status Report
Springs Landing Property -
-
.
Dear Mr. Whitney:
Per your request, a detailed environmental status report is attached for
your review. This report includes Information relating to listed species of
wildlife and plants, as well as a review of wetland issues relating to this
property, following a thorough analysis of the site. If you have any questions
regarding the contents, please contact me at your convenience. Thank you.
.
Sincerely, ,_,/\ ~
~\l:E$-:)
Stephen Butler
Morgan Environmental Consulting, Inc.
cc: Mr. Thomas Daly; Daly Design Group, Inc. (wi xerox of aerial)
Phone (407) 2ti().0448 · Fu" (407) 260.0446
4872600446 MORGAN ENVIRONMENTAO
521 P03 SEP 14 '00 17:46
I
I
I
I
I
I
ENVIRONMENTAL STATUS REPORT
SPRINGS LANDING PROPERTY -::t 11 ACRES
SITE EV ALUA TION
-
-
.
The Springs Landing Property Is an approximately acre tract that is
located within the limits of the City of Winter Springs, Florida. The property
fronts on both the southern and western side of State Road 434, situated
within the interior of one of State Road 434'5 curves, and is located
approximately 1.S miles east of State Road 419 and approximately 0.5 miles
northwest of Tuscawilla Road. The property is bordered to the south by
undeveloped lands and the retention ponds associated with the Winter
Springs Post Office and to the west by undeveloped lands. Surrounding
properties consist primarily of rural and single-family residential as well as
commercial development. The property rests in Section 36, Township 20
South, Range 30 East.
With regard to uplands, the majority of the Springs Landing Property would
be classified as such. These uplands can be categorized Into three (3)
distinct vegetative communities. The first of the communities can be
described as other hardwoods (FLUCCS'" - 439) and is located within the
eastern..most portion of the property. These hardwoods are dominated by a
canopy of laurel oak; a sub-canopy of like-species, cabbage palm, and
scattered wild citrus; and a sparse understory of caesarweed, beauty berry,
and greenbriar. The second upland community is located within the central
portion of the property and consists of an inactive stand of planted pine
(FLUCCS* - 441) that is dominated by a canopy of planted slash pine and
scattered laurel oak; a sub-canopy of like-species, cabbage palm, and
scattered wild citrus; and an understory of lantana, assorted upland
grasses, muscadine vine, greenbriar, and caesarweed. The third and final
upland community is located primarily within the western half of the
property. This community consists of the majority of the site's uplands and
can best be described a live oak community (FLUCCS* - 427) that is
dominated by a canopy of live oak, laurel oak, water oak, magnolia, and
scattered sweetgum and slash pine; a SUb-canopy of like-species and
cabbage palm; and an understory of bracken fern, saw palmetto, sabal palm,
greenbriar, and muscadine vine.
4072600446 ~URGAN ENVIRONMENTAO
521 P04 SEP 14 '00 17:47
I
I
I
I
I
ENVIRONMENTAL STATUS REPORT
SPRINGS lANDING PROPERTY
PAGE 2
.
.
With respect to wetlands, one (1)- system exists onRslte that would be
claimed as jurisdictional by the various local, state and federal regulatory
agencies. This system, Wetland 1, is located within the western-most
portion of the property and has been delineated via flagging and labeled MEC
101 thru MEC 116. Wetland 1 is an isolated system that can be
characterized as a mixed forested wetland (FLUCCS* - 630) that Is
dominated by a canopy of cypress, sweetgum, red maple, and scattered ash;
a sub-canopy of like-species, cabbage palm, wax myrtle, and scattered
elderberry; and an understory of scattered royal fern, swamp fern,
cinnamon fern, and buttonbush, During the time of field Inspection the
central interior of the system was inundated with approximately 1" to 3" of
surface water. In addition, cypress knees were located that were
approximately 6" to '211 in height. It should be stated that the. cypress were
located within the northern portion of the system, that portion which is
nearest to State Road 434.
I have attached an aerial with the approximate property boundaries and
jurisdictional limits delineated,
... FLUCeS. Based on the florida L,and Use and tover tlassification System,
Level"'.
SOil SURVEY
While on-site, the subject property's soils were reviewed and were found to
be consistent with the identification of solis as listed within' the Seminole
County Soils Survey. Soils found to exist on-site are as follows: Astatula-
Apopka fine sands, 0 to 5 percent slopes (6); Basinger and Smyrna fine
sands, depressional (11); Pamello fine sand, 0 to 5 percent slopes (27);
and, St. John's and EauGa/lle fine sands (29).
4072600446 r1JRGAt~ ENU I RONr-ENTAO
521 P05 SEP 14 '00 17:47
.
-
-
I
-
ENVIRONMENTAL STATUS REPORT
SPRINGS lANDING PROPERTY
PAGE 3
WIt..OLlfE UTIUZA TION
The Springs Landing Property has been extensively analyzed to determine
the extent of utilization by wildlife, with special emphasis given to
endangered, threatened, or special concern species, as listed by the Florida
Fish & Wildlife Conservation Commission (FF&WCC) and the US Fish and
Wildlife Service (USF&WS). A wildlife survey was completed via pedestrian
transects over 100% of the property at 20' to 50' intervals (depending on
the visibility), as specified in the FF&WCC's Wildlife Methodology Guidelines.
No species listed as being endangered, threatened or species of special
concern was observed utilizing or residing within the limits of the subject
property.
LISTED PLANT SPECIES ANALYSIS
No species of plant listed as being rare or endangered was observed within
the boundaries of the Springs Landing Property. The site was, however,
found to contain the following species which have been listed as
"commercially exploited" by the State of Florida Department of Agriculture
and Consumer Services (FDA); royal fern (Osmunda regaJis) and cinnamon
fern (Osmunda cinnamomea). Although these species are listed, there are no
restrictions towards the development of the subject property.
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
SPRINGS LAND/JESSUP SHORES JV
PROPOSED LAND-USE AMENDMENT
DATA & ANALYSIS REPORT
September, 2000
Prepared For:
Springs Land/Jessup Shores JV
175 Lookout Place, Suite 201
Maitland, Florida 32751
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661
I
I
I
I
I
I
I
I
I
I
I
I
Land Use Amendment Narrative
J. Site Description
The subject site is approximately 15 acres located on the south of State Road 434, and continues to
the current Town Center District.
II. Surrounding Uses
North: Vacant
East: Post Office
South: Vacant
West: Conservation
III. Amendment Request
A. Future Land Use
The proposed development program will include a mixture of residential and commercial. The
existing land use designation on the city of Winter Springs Future Land Use Map is mixed
use. Therefore the proposed uses are consistent with the current land use designation.
I
Property to the north is also designated mixed use, with a portion of this property being
owned by the applicant. The lands lying to the south are designated as moderately dense
residential and public use the public use property is a large retention pond used for storm
water management of State Road 434. Property to the east is designated town center. The
property to the west is designated for commercial. Central Winds Park is located directly
north east of the proposed amendment.
B. Zoning
The current zoning for this property is a mixture of C-1 and C-2 both allowing commercial
uses under the city of Winter Springs Zoning Code. Property north of the site is also zoned C-
, ,
'./ "
1
doly design group, Inc. . 861 west morse blvd, . suite 125 . winter park. fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
I
I
1 while lands lying west of the proposed amendment is zoned C-2. Finally, property to the
south consists of R-3 (multi-family) and C-1 commercial. The proposed amendment of town
center will be compatible with the zoning designations on the adjacent properties.
IV.
Statement of Compatibility
The subject request to amend the future land use of this property from mixed use to town center will
be compatible with the surrounding zoning and development pattems. This property can be
incorporated into the Town Center District while meeting current Comprehensive Plan Goals,
Objectives and Policies.
The following findings are made with respect to the site's compatibility with the surrounding
development.
A. The site is contiguous with the current town center boundaries
B. The mixed use nature of this proposal will be consistent with the current land use
designation.
C. Properties surrounding this project are zoned and contain a future land use
designation of either commercial or multi-family. Both uses are proposed for this site.
V.
Town Center Background
I
On June 12, 2000, the City of Winter Springs adopted the Town Center Future Land Use Map designation
and assigned the same to approximately 240 acres of property. The creation of the new Land Use resulted
from several considerations, including, but not limited to:
-
· The State Road 434 Corridor Vision Plan outlined a "Town Center" located around the intersection of
State Road 434 and Tuskawilla Road.
.
Policy 3(c), the Traffic Circulation Element of the Winter Springs Comprehensive Plan, refers to the
""creation in the undeveloped central area of Winter Springs of a primary civic, business and service
fQCus for the City".
, ,.
,
,
,
./ "
2
daly design group, Inc. . 861 west morse blvd, . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
. The City Commission declared that, based on numerous public meetings, that the Town Center will be
developed in the "nee-traditional" or "new urbanism" approach involving mixed uses with increased
densities and intensities.
According to the City's Comprehensive Plan, 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".
VI. Urban Sprawl
9J-5.006(5), Future Land Use Element, of the Florida Administrative Code pertains to the review of
plans and plan amendments for discouraging urban sprawl.
The following is a list of urban sprawl indicators with respective responses as to why this proposed
Plan Amendment does not promote urban sprawl.
A. Promotes, allows or designates for development substantial areas of the jurisdiction to
develop as low intensity, or single-use development or uses in excess of demonstrated need.
.
Response: The subject site is an infill property. The development program consists of a
mix of uses including residential of High Density and a non-residential tract. These uses will
support those proposed uses in the Town Center district and will not be in excess of
demonstrated need.
.
iiii
B.
Promotes, allows or designates significant amounts of urban development to occur in rural;
areas at substantial distance from existing urban areas whole leaping over undeveloped land
which are available and suitable for development.
Response: The subject site is contiguous to the Town Center and is surrounded by
urban development.
c. Promotes, allows, or designates urban development in radial, strip, isolated or ribbon patterns
generally emanating from existing rural developments.
3
daly design group, Inc, . 861 west morse blvd, . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
I
Response: This site is an infill property that surrounded is by urban development. The
amendment would not create urban development on radial, strip, isolated or ribbon pattern.
D.
As a result of premature or poor1y planned conversion of rural land to other uses, fails to
adequately to protect and conserve natural resources, such as wetlands, floodplains, native
vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas,
lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural
systems.
Response: This proposed development program for the site will not impact any flood
prone areas and will protect any conservation areas found on the site.
E.
Fails to adequately protect use of existing public facilities and services.
Response: Public facilities and services are readily available. Adequate capacity is
available for all services provided to the site.
F.
Fails to maximize use of future public facilities and services.
Response: The development program offers a mix of uses at an intensity and location
that maximizes the use of future public facilities and services.
G.
Allows for land use patterns or timing which disproportionately increase the cost in tirne,
money and energy, of providing and maintaining facilities and services, including roads,
potable water, sanitary sewer, storm water management, law enforcement, education, health
care, fire and emergency response, and general government.
I
I
Response: The proposed development program will not adversely impact available
capacity for roads, water, sewer service, and storm water management systems.
Furthermore, the development site is located at the center of town within minutes from law
enforcement, education facilities, health care, fire and emergency response, and general
government.
H. Fails to provide clear separation between rural and urban land uses.
Response:
Separation between rural and urban land uses are not an issue for the site.
,I,
, I
<:--
4
daly design group, Inc, . 861 west morse blvd. . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
I
I. Discourages or inhibits infill development or redevelopment of existing neighborhoods and
communities.
Response:
The subject property is infill development.
J. Fails to encourage an attractive and functional mix of uses.
Response: The request for the site combines a mixture of residential and non-residential
uses. Furthermore, the Town Center district contains architectural standards and siting requirements
that facilitate attractive development.
K. Results in poor accessibility among linked or related land uses.
Response: The Town Center district encourages pedestrian movements between
varying uses. In addition, the site will be located within a 5 minute walking distance from the
heart of the Town Center and lies across from central Winds Park and is adjacent to the city
post office.
L. Results in lies of significant amounts of functional open space.
Response: Open space will be provided to the residents via walking trails, a recreation
center, also directly adjacent to the site is the cities Central Winds Park.
-
VII.
Land Use Element
A. Goal (2)
To preserve the natural drainage features within Winter Springs as assets complementing the
residential and commercial areas.
Comment: The preliminary drainage design takes full benefit of the site's topography by
creating storm water treatment and storage at the lowest contours of the upland areas of the
site. In a significant rain event, the storm water will outfall into the conservation areas.
1.
Objective (A)(2): Perpetuation of the existence and benefit of natural drainage
features, excluding them from uses that require the support of urban infrastructure.
5
daly design group, Inc. . 861 west morse blvd. . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
Comment: The developable portions of the site are not natural drainage
features; however, the conservation area does serve as a basin into which many
surrounding properties outfall. The conservation area, as a natural drainage feature,
will not require any urban infrastructure related to this development.
2. Objective (B): "The City shall ensure the protection of natural drainage features and
other natural resources such as native vegetative communities, historic resources,
and wildlife habitat by providing for clustering of development on property proposed
to be improved in exchange for preservation of natural resources, and permitting
equivalent increased construction on the remaining land owned by the same entity.
Comment:
Development will be clustered onto the upland areas of the property.
B.
Goal (3)
-
.
1. Objective (C): Allocation of acreage and diversity of land uses sufficient for civic,
commercial, and industrial activity, either separately, or within a mixed-use
classification.
-
.
-
Comment: The development proposes a mixture of residential units, non-
residential use that compliment the Town Center district, and passive and active
recreation. The addition of the uses further the City's objective to allocate diversity of
land uses.
C.
Goal (4)
1. Objective A, Policy (5): Recreation facilities shall be installed in a neighborhood park
serving the area in which a new subdivision located."
Comment: With the construction of the residential component of the subject
development, active and passive recreation areas will be provided.
,
: ~,
6
daly design group, Inc, . 861 west morse blvd, . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
VIII.
Town Center Lane Use Element
A. Vision
"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 or the City. It is the declaration of the City Commission, based on
numerous public meetings, that the Town Center will be developed in the "nee-traditional" or
"new urbanism" approach involving mixed uses with increased densities and intensities,"
Comment: The location of this proposed Land Use Amendment is contiguous to the
current Town Center district, and is therefore, sited in the central area of Winter Springs. The
development program for the site will provide uses that compliment the remainder of the
Town Center as it develops.
B. Goal (5)
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."
.
.
Comment: The residential and non-residential components of the development will be
designed so as to encourage pedestrian interaction. This will be accomplished through
pedestrian walkways, passive recreation areas, and active recreation areas. Furthermore, the
heart of the Town Center will be located within a 5 minute walking distance from the subject
site.
-
-
-
1. Objective A: "The Town Center should be located in close proximity to existing
public facilities such as 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 and along both sides of Tuskawilla
Toad, as depicted on the City's Future Land Use Map."
Comment: The subject site is contiguous to the existing Town Center district
making the site in close proximity to the aforementioned public facilities.
7
daly design group, Inc. . 861 west morse blvd, . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
a.
Policy 1: From time to time, the City Commission may revise the Future
Land Use Map to designate land "Town Center" consistent with this
Objective. "
Comment: This policy provides the City Commission with clear authority
to add additional lands to the existing Town Center.
b.
Policy 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."
Comment: This policy is furthered in that the development program of
the subject site offers a variety of uses that are consistent, compatible, and in
harmony with the existing Town Center district.
IX.
Infrastructure
-
.
Roads: The site is situated in an area with a road network that more than meets the needs to
develop the subject site as proposed. The site fronts on State Road 434. The road has adequate
capacity to accommodate the subject site at an acceptable Level of Service.
Sanitary: Sanitary service will be obtained from Winter Springs There is adequate capacity to
accommodate development of the subject site at an acceptable Level of Service.
Water: Water service will be obtained from Winter Springs. There is adequate capacity to
accommodate development of the subject site at an acceptable Level of Service.
x. Wetlands
An environmental assessment report was performed by Morgan Environmental Consulting (see
T ".'
, "attached). During the assessment period, a wetland line was delineated and surveyed in accordance
,
'\
8
daly design group, Inc. . 861 west morse blvd. . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
I
I
with the St. Johns River Water Management District (SJRWMD) and United States Army Corps of
Engineers (UACOE) standards; a jurisdictional determination is currently being sought for this line.
Please refer to Exhibit K, Wetland Map for a hraphic depiction of the site in relation to wetlands.
XI. Soils
Please refer to Soils Map, for a graphic depiction of the on-site soils.
XII. Flood Prone
According to Flood Insurance Rate Maps, the areas of the site proposed for development do not
contain any flood prone land.
XIII. East Central Florida Regional Planning Council and State Comprehensive Land Use Plan
This Land Use Amendment Application furthers the Goals, Objectives, and Policies of the East
Central Florida Comprehensive Regional Policy Plan and the State's Comprehensive Plan.
.
-
-
-
-
9
daly design group, Inc. . 861 west morse blvd, . suite 125 . winter park, fl 32789
phone 407-740-7373 . fax 407-740-7661
I
I
I
I
I
I
I
I
I
List of Exhibits
-
Exhibit A Site Location Maps
Exhibit 8 Future Land Use Map
Exhibit C Property Zoning Map
Exhibit D Project Photographs
Exhibit E Soils Map and Legend
Exhibit F Environmental Report
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIBIT A
Site Location Maps
September, 2000
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661
I
I
I
~~~:?
+
~WJd'N~.@i ~~ '~:'_~pr~7P'o~:
f-'t~2- - (-('~
< "l~l
(~~ \
\~'.) ~:
(/ r~b
.CMreron~.: -"{'-/ ~d
/r' 'li, ';";;
'f~lrL~-: '__'"\.,
1'-)r':'5-~-<+' '..
l,f~ ~j C.d,.~
.;;..>0.. -,
,.,i~
.'1'-
,..-/:1'
f~-
:''-'1--1
'1"y)
fi
,'I
"Q.'
..'_>-
[7 . Marf<ham Rc-:--=:~
,(
I'
I
~)
,
t;~ Mar
,
"
'"
"
,-',
t; L/"
(-I ,~
('- .)
~. .
.-./
I
,t':
;i t
" ,
{r '
}
i'
t
"
~
'"
" 1':
", ~
E
f
," ;;!
2'
I
.t;\,
''',''
Geneva.
I
'J
~J
(:1 t, f)
.~/ i Buda b
',.1 00
I
\
I ht."'t,.
'. 6'"""
" "J;a.
'. "-, ~
-\...) /
f:~'~('\""
I
r-"
I
I '
f.... ,\,.
Redflug Lake R~,
.-
~.....~
Snow, HiI.
..KoIotee
.TrucI< Coiner IowoCty
, . @ ,
~OkeCium r1.,s';"k.='~"l/.'r\ "'.-'\.,,'"
<;'> [' ,
(\ -
\;
\'.
I,//~ T 9
'l ,'c~ ,J";> 'Ctuiuolo"
) Ii NMlIt c'J / ,,\;
",11m \"-' '/",r/./'
"..f' " (
/ I I "~I
.~'t' {
I
LAke OJ'
'0
I>:
~
0''';'
'" ,'~.,
'-",
I
'"
'"
~ 1"!1~),
r;) r.... ,}./
! Ket,;,edy ElIC
.1 ~...
,
(
dO r'~"\ /
V~dnitY~~.
I
L
~...-:-.., .-
~-
'-
\:,
:~
:-.~.>"";--"-
'~...,.... ..........._~----......~.-,...,..
1
.--.4---'
I
I~ !,
S'
,1 ,<
':1. .
~
~.
$
~ <:Bfton
!'
~!\9.,
" "l..
"f.' ;...,
I
.~'
, ,'-----:~-~;~,
'.',
0.....,...-...
'J
I
....,....
I
2>,q~. :
. . " /
" I,:.j,t:
"o,~;,
#'" .
l'
I
" ii,
.\; fl' ~ ..q- .
~~.~
~IJ'/';;" 1tl ~.
.-;;;a,
'6t
40
,....T"
..3'
1'.
\-
/.">,,:,,,
, \
l,
'Site Location
'..."
d!'
I
Pi.
\
/
,/
"/ "',
i
,
".(
I
.',\
. ~
~\IIesWay :
I
~~~~
IIlIIIIII
~
\...
.,
-
daly design group inc.
Land Planning, Landscape AfChitecture, Project Managemmt, DevElopment Consufling
861 W. Morse Blvd" Suite 125, IMnter Par1<, Flaida 3Z789 (407) 740-7373
Location Ma
Springs Land
Lake Jessu N
DATE: 8/28/00
I
I
I
I
I
I
I
I
I
I
I
I
I
I
EXHIBIT B
Future Land Use Map
September, 2000
Presented by
daly design group, inc.
861 W. Morse Blvd. Suite 125
Winter Park, Florida 32789
(407) 740-7373 Fax 740-7661