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HomeMy WebLinkAbout2004 06 28 Public Hearings 408 CITY COMMISSION AGENDA ITEM 408 Consent Informational Public Hearing X Regular June 28. 2004 Meeting ~ Iff Mgr. / Dept Authorization REQUEST: The Community Development Department presents to the City Commission a request for a conditional use to allow multiple family dwellings in the C-l (Neighborhood Commercial) zoning district, pursuant to Section 20-234 of the Zoning Chapter of the City Code of Ordinances. PURPOSE: The purpose of this agenda item is to consider a request by CPH Engineers, on behalf of Morrison Homes, the applicant, to allow multiple-family residential units [town-homes] as a conditional use in the C-l (Neighborhood Commercial) zoning district. The subject property is on the north side of SR 434, generally west of Sheoah Boulevard, between the Winter Springs Golf Course and the Golf Terrace Apartments. APPLICABLE CODE: Sec. 20-234. Conditional Uses. (a) Multiple-family residential units may be permitted as a conditional use as provided by the board of adjustment. (b) Before a conditional use may be granted within the classification, the board of adjustment must, after public hearings, find that the use or uses are consistent with the general zoning and with the public interest. Sec. 20-82. Duties and powers, general. June 28, 2004 Public Hearing Item 408 Page 2 The board of adjustment shall make recommendations to the city commission to grant any variance or special [or conditional use] exception as delineated in this chapter. (1) The board of adjustment shall have the additional following specific powers and duties: b. To hear and make recommendations to the city commission on special exceptions as authorized under the terms of the city's zoning ordinances; to make recommendations to the city commission on such questions as are involved involved in determining when special exceptions [or conditional uses] with appropriate conditions and safeguards, or to recommend denial of special exceptions [or conditional uses] when not in harmony with the purpose and intent ofthe zoning regulations. In granting any special exception [or conditional use] with appropriate conditions and safeguards, violation of such conditions and safeguards, when made a part of the terms under which the special exception is granted, shall be deemed a violation of this chapter. The board of adjustment may recommend a reasonable time limit within which the action for which the special exception is required shall be begun or completed, or both. The board of adjustment may recommend the granting of special exceptions where the applicant is seeking a minor deviation from zoning requirements so long as the granting of such special exception does not cause a change of character in the neighborhood, does not constitute a rezoning of the property in question or does not create a hardship for any of the adjacent property. The board of adjustment may also recommend the granting of special exceptions within C-l neighborhood commercial districts when the applicant has not sought a use listed in section 20-232, when the use sought will not cause an undue hardship to the area of the city, will not create a hazard or threat to the health, safety and welfare of the community, will generally comply with the character of the neighborhood and when the use is in harmony with the intent of the zoning ordinances of the city. Sec. 20-83. Procedures. (a) Upon receipt, in proper form and with appropriate fees, an application for a variance, special exception or conditional use as delineated in this chapter, the board of adjustment shall schedule such application for consideration at a public meeting. (b) All such applications will be process within sixty (60) days of receipt of same. June 28, 2004 Public Hearing Item 408 Page 3 (c) All meetings for consideration of a variance, special exception or conditional use shall be noticed for at least seven (7) days prior to the date of the meeting in the following manner: (1) Posting the affected property with a notice of the meeting which indicates the matter to be considered. (2) Posting in city hall a notice of the meeting which indicates the property affected and the matter to be discussed. (3) At least seven (7) days prior to the meeting, the board of adjustment shall also notify all owners of property adjacent to or within one hundred fifty (150) feet of the property to be affected of the time, date and place of the meeting. Such letter must also indicate the variance, special exception, or conditional use requested, and must require proof of delivery. (d) All interested persons shall be entitled to be heard as such meetings or to be heard by written statement submitted at or prior to such meeting. (e) In the event a special exception, variance or conditional use is not authorized by ordinances of the city, the person requesting the unauthorized action must submit an application pursuant to section 20-28. (f) Appeals to the board of adjustment may be taken by any person aggrieved or by any officer, board or bureau of the city affected by any decision of an administrative official under the zoning regulations. Such appeals shall be taken within thirty (30) days after such decision is made by filing with the officer from whom the appeal is taken and with the board of adjustment, a notice of appeal specifying the grounds thereof. The appeal shall be in such form as prescribed by the rules of the board. The administrative official from whom the appeal is taken shall, upon notification of the filing of the appeal, forthwith transmit to the board of adjustment all the documents, plans, papers or other material constituting the record upon which the action appealed from was taken. (g) The board of adjustment shall fix a reasonable time for the hearing of the appeal, give public notice thereof, as well as due notice to the parties in interest, and make recommendations to the city commission for the appeal within a reasonable time. Upon the hearing, any party may appear in person or by agent or by attorney. For procedural purposes, an application for a special exception shall be handled by the board of adjustment the same as for appeals. (h) Any variance, special exception or conditional use which may be granted by the council shall expire six (6) months after the effective date of such action by the city commission, unless a building permit based upon and incorporating the June 28, 2004 Public Hearing Item 408 Page 4 variance, special exception or conditional use is obtained within the aforesaid six- month period. However, the city commission may renew such variance, special exception or conditional use for one (1) additional period of six(6) months, provided good cause is shown and the application for extension shall be filed with the board at least thirty (30) days prior to the expiration of the six-month period. Any renewal may be granted without public hearing, however, a reapplication fee may be charged in an amount not to exceed the amount of the original application fee. It is intended that provisions contained within this subsection are to be retroactive to the extent that any variance, special exception or conditional use previously granted shall become void if a period oftime in excess of twelve (12) months shall have lapsed, and a building permit based upon and incorporating the variance, special exceptions or conditional uses has not been issued prior to expiration of such time limit. CONSIDERATIONS: The site was included as part of the Highlands, Section 3 (Plat Book 17, Pages 48 and 49, 1972). The approximately 15 acre site is depicted as a separate parcel by the Seminole County Property Appraiser's office. A final subdivision plat to properly create this lot may be required before a site or subdivision plan may be approved. The site has C-1 zoning and a Commercial Future Land Use (FLU) designation. No maximum density is provided in the Comprehensive Plan for property with a Commercial FLU designation. The applicant proposes 99 townhouse units on 15 gross acres (total site, including both uplands and wetlands; the Comprehensive Plan sets forth density for the residential designations per gross acre) - a density of 6.6 dwelling units per acre. This proposed density is consistent with that of a Medium Density Residential Future Land Use designation (3.6 - 9.0 dwelling units per acre). For comparison, the adjacent Golf Terrace Apartments site has a High Density Residential FLU designation, which allows 9.1 to 21 dwelling units per acre. The treed site abuts properties with recreational, multifamily, vacant, and commercial properties. To the north is the golf course, to the east is the golf course country club/restaurant site, to the west are Fountaintree Drive and the Golf Terrace Apartments, and to the south, on the opposite side of SR 434, is an area outside of the City boundaries. There is an approximately 1 acre triangular shaped parcel (the Casselberrys' property) that is located on the north side ofSR 434 and abuts this site but is not a part of the City. Another applicant (Davis Heritage) requested a conditional use to construct apartments on this parcel in 2003. A controversy over affordable housing and City financial involvement led to the applicant withdrawing the application. In contrast, this is a townhouse development, where the property is subdivided and individual sites are owned. Staff would not object to condominiums at this same site (town-homes require subdivision since the land is subdivided, but condominiums require a site plan since, although the units are individually owned, the land remains in common ownership and is not subdivided). June 28, 2004 Public Hearing Item 408 Page 5 A concept subdivision plan is provided for this review. Conditional use approval does not convey any subdivision approval and does not vest the applicant for anything depicted on the plans that may be inconsistent with City regulations (although staff did a brief review of the plan and found it generally consistent with Code). A full subdivision plan submittal and review is required before any site work may begin. Additionally, the City adopted Ordinance No. 2003-43 in January, which requires an applicant to demonstrate that the development meets the City's aesthetic review standards. No building permit may be issued for the site without this approval. Further, any subdivision requires a final subdivision plat, consistent with Chapter 177, Florida Statutes and Chapter 9 of the City Code of Ordinances, before a building permit may be issued. CHRONOLOGY: May 3,2004 - Conditional Use application and fee received by City June 3, 2004 - BOA recommends approval FINDINGS: 1. The site has a C-l zoning and a Commercial Future Land Use (FLU) designation. 2.Stafffinds the concept of multi-family development within the C-l zoning district, at this location, to be consistent with the general zoning and with the public interest. This finding did not address specific site-plan issues. Those issues will be addressed during the site-plan review process. 3. The Comprehensive Plan does not specify a maximum density for residential development within property with a Commercial FLU designation ( the applicant proposes a moderate residential density). BOA ACTION: At its regularly scheduled meeting of June 3, 2004, the Board of Adjustment recommended that the conditional use request be approved. STAFF RECOMMENDATION: The Board of Adjustment and staff recommend that the City Commission approve the conditional use to allow multi-family development, at a density of 6.6 dwelling units per gross acre, in the C-l (Neighborhood Commercial) zoning district at this approximately 15 acre site, pursuant to Section 20-83 and Section 20-234 of the Zoning Chapter of the City Code of Ordinances. CITY COMMISSION ACTION: June 28, 2004 Public Hearing Item 408 Page 6 ATTACHMENTS: A - Authorization B - Conditional Use Application C - Draft BOA Minutes D - Concept Design ATTACHMENT A LETTER OF AUTHORIZATION As authorized agent for the real property more particularly described below and made a part thereof, I authorize CPH Engineers, Inc., its designated representatives, designated consultants and counsel to submit any and all applications related to the conditional use permit for the property described below. Parcel LD.: 33-20-30-515-0102-0000 ~ tor Morrison Homes, Inc. STATE OF FLORIDA COUNTY OF O~L I HEREBY CERTIFY that on this day, before me, an officer duly authorized in the state aforesaid and in the County aforesaid to take acknowledgements, the fC!regoing instrument was acknowledged before me by ~ffiN ~ -r t "-J who is personally known to me or who has produced identification. - WITNESS my hand and official seal in the County and State last aforesaid this M day of ~(LV _ 2004. . . e'" ~TIEf/T~OMP50~. . "'. ..," My CClInI11' Eilp'. 10115105 " ' . No. DO-044023 ~ -, , ' 1(nowII)'~ Oll!er I.D, g;-.. ~&1e:r srn: LJ \.Oumy tlounosIY Stmels . Hydl'Otlgy # SubdMsiOn Lines 0 PalUllS County Zc:Ining ~ ~ p-1J ~ L3 ~ ~ . o o ~.,. ;,'( (..~; .!o::.tc r;::'1 LLJ D EJ fiiJI liliciJ CTl. tslJ ~"~ :~.":M: . ",~,,' III . G"l. ~ rnill;',c,', : ~tcf!' .' ,,~.. A>1~1At:: A"IO RunlIo lC1A<: A>/iR..m.5I\c A>3 Ru;al.3Ac: RC.I C<aray Hcxnes.lAt:: R.1MAA. Sirqe fam.21700 R.llW\ ~ Fam.l35:Xl R.1M~Fa:n,11700 R,'A~FM1'OOXl R.l ~lIFam.8400 R.le S'.1gllI Fam.67\Xl R.1Bn~Fam.5llJ R.2 Otlo lltId T...", Famity.9:XIO R.s.\ 6.l.ts.Famity.1ODU R.3 "htli>Flll'I1~ 13DU ft.4 Md.li>Famity R.AH ~H(J'.J!5itg<6')J ~' Sinj<lFam 6.l~<lHame. R6.l.2 ~Fam 6.l~e Ham... 5llJ fW,J T tlM:l\ T mter PaIl..1S)J RPR~~ O? O!k.e CS~CammelrGii:lt al~Nei~ Ca:nm, C.l RmJ.Cammestia1 Camrttcd)1es C.2~Camm""'*ll C.3GanCamm~lltId Wld~ M.1A Ve:y Lighll:lct~ M.llnd~ M.21mP'd.Gan l:Ict~m;:sl PUO AilE'me:l Uli.l Oev. PeO ~ Commero'8; 0ie1. ~X... .;-,j.'-.; -.',., ~ lLTZJ f"1"'m. "....' '.' . C1J CJJ ~.'.'..'.' ~ . . . . M G CJ I?7T;] ~ II ~ ~ o UC Uriiw<=i.")' Can.muri:1y PU ~ lmd 3nd tm.i'!tl"oMli 0:l1er ... Facilities liill [J Golf Course II Patks Rec Owner Addr Parcel Owner ATTACHMENT C CITY OF WINTER SPRINGS . DRAFT UNAPPROVED MINUTES BOARD OF ADJUSTMENT REGULAR MEETING JUNE 3, 2004 I. CALL TO ORDER The Board of Adjustment Regular Meeting of Thursday, June 3,2004 was called to order at 7:00 p.m. by Chainnan Thomas Waters in the East Conference Room of the Municipal . Building (City Hall, 1126 East State Road 434, Winter Springs, Florida 32708). Roll Call: Chairman Thomas Waten. pte6ent Vice Chairman Jack Taylor, absent Board Member Gary Diller,'present Board Member Kathryn Fairchild) present Board Member Howard Casman, present Board Member Kathryn Fairchild led the Pledge of Allegiance. Under HAgenda Changes," the Regular Agenda Item was pulled by the reconunendation of the City Attorney, Anthony Garganese, II. CONSENT AGENDA CONSENT' A.. Approval Of The May 6, 2004 Regular Meeting Minute~. "I MAKE A MOTION WE APPROVE mE MINUTES AS PRESENTED." MOTION BY :BOARD MEMBER DILLER. SECONDED BY BOARD MEMBER FAIRCHILD. DISCUSSION. WITH CONSENSUS OF THE BOARD THE MOTION WAS APPROVED. MOTION CARRIED. III. PUBLIC HEARINGS AGENDA P\i8UC HEAIUNGS COlDmlUlity Development Department A. Request For A Conditional Use To Allow Multiple Family Dwellings In The C.] (Neighborhood Commerdal) Zoning District, Pursuant To Section 20-234. Of The Zoning Chapter or The City Code Of Ordinances. ''='f'). I "'''''1 ~ 1___ ,...... DRAfT.. (Jj) (t"~ &~~1 .. ~~;.~ II ,(!r:'~ ..., ~.\I:::J;.JJ" ~.....~ !>~ ~ le~...,..":l ~~ f'~'b1 ~t.-.-t1 ;-_9 .I, C'~ ..... CITY OP WINTER SPRINGS DRAFT WAPnOVED MtNUTIiS BOAlJ) OF ADJUSTMENt' REGULAR MEETING - JUNE 3, 2004 PAOE 2 OF 4 Ms. Eloise Sahlstrom, AICP, AS LA, Senior Planner, Conununiry Development Department presented the Agenda Item. Ms. Sahlstrom said, uStaffis recommending approval of this Item." Mr. Zavier Omana. CPH Engineers, Vice President, Planning Operations. 500 w: Fullon Street, Sanford. Florida: Mr. Omana indicated, "This will not be affordable housing. This will not be · Scx:tion 8' housing. These will be townhomes developed by Morrison Homes in the range of - S150,Ooo,00 - $170,000.00 (one hundred fifty thousand dollm- one hundred seventy thousand dollars) plus." Chairman Waters asked. 'C}iow much tree removal do you anticipateT' Mr. Omana said, "We do not know at this tiine.." Mr. Omana added, "We will make every attempt to save as many of the trees out there." Chainnan Waters added, "Can you work around all the wetlands or, are you going to mitigate any?" Mr. Omana said, "We are trying.to work as much as possible to keep the wetlands." Chainnan Waters said, "You say you will make it.[mitigate] offsite?" Mr. Omana said, "That is one of the options. Our initial intent is to . mitigate onsite." Chairman Waters opened the "Public /1Jput " portion o/the Agenda Irem. Ms. Laura Reeve..J, Property Manager, Golf Terrace Apartments, 1 Laurel. Oaks D,.ive, Winter Spring.!, Flan'do.: briefly addressed the Board. Ms, Sahlstrom said to Ms, Reeves, "Usually, Laur~ the City [Winter Springs] will require development to have secondary access points." Ms. Sahlstrom added, "The City's position and Staff is going to be that we very much do want a connection between the two (2) projects:' Chairman Waters confinned with Ms, Sahlstrom, "In this particular case, we do not have to meet the six (6) [Variance] Qiteria.". Ms, Sahlstrom agreed. Thet'e was na other "Public Input ". "I MAKE A MOTION THAT WE RECOM:MEND APPROVAL OF mE 'CONDITIONAL USE" TO ALLOW MUL TI FAMILY DEVELOPMENT AT A DENSITY OF 6.6 (SIX POINT SIX) DWELLINGS UNITS PER GROSS ACRE IN A 'e-I' NEIGHBORHOOD COMMERCIAL ZONING DISTRICT AT THIS FIFrEEN (15) ACRE SITE." MOTION BY BOARD MEMBER DILLER. SECONDED BY BOARD MEMBER CASMAN. DISCUSSION. CHAIRMAN WATERS SAID, "IF YOU VOTE 'YES', YOU ARE VOTING TO RECOMMEND THE [CIT SSION TO APPROVE IT. IF YOU VOTE 'NO', YOU ARE VOTING DENSITY OT TO APPROVE IT. CORRECT?" Ql) ~C)" J';1~ Jr,ah _......, " ... I 1_ ...-.". _' .- .,. - Il~r.= .y, ~:"""'.I'ClZ' ~~ ~~:~:~a:'l ~~~:....':.)' I. .,. .0.. rJ.I;.r~ lt~~ 1IJ.:w:~ 1;1, ':'''~'''''' ..~~;JJ ; . -lU"."" ~~~, t~;--., ~.::":4) j_ .JUI"~-c:::.....l-~~~~ J.J.....J, , ' ""'tt;.ll -.-Ic::;....., '-'1-.-1.1. CITY OF WtNTEkSl'lUNCiS DRAFT UNA11'R.OV~ MINUTES BOARD OF ADJUSTMtNT R.EGULAR MB61'lNO - J\.JNB 3, 2004 PACia 3 OF 4 VOTE: BOARDMEMBERCASMAN: AYE CHAIRMANWATERS: AYE BOARD MEMBER FAIRCIDLD: AYE BOARD MEMBER DILLER: AYE MOTION CARRIED. IV. REGULAR AGENDA Ri:GtJLAR CommllDity Development Departlnetlt A. Request For A Variance By Dei!) Finch From Section 20.103. or The City Code Of Ordinances, To' Encroach 4 Feet (4') Into The is Foot (IS') Rear Building Setback To Replace An ElIsttng Screened Porch Or Florida Room At The Rear Of The House. This 'Agenda Item' has been pulled by the City Attorney, Anthony Garganese. V. FUTURE AGENDA ITEMS No discussion. VI. REPORTS In other business, discussion ensued regazdlng the status ofprevious Agenda Items. Ms. Sahlstrom informed the Board Members that the next Audio Conference Training, lLand Use, Planning, and Environmental Law' will be Wednesday, June 23, 2004 from , 4:00 p.m. to 5:30 p.m. in the Commission Chambers. Board Member Diller announced that he does not wish to be reappointed to the Board of Adjustment. CJ() ,DRAFT r:>~'.. C'CJ+o J~C:- J"''' ~~ W;" -. ...::"!.:.......:.-... , ..,,....,... .l'!~.,._,.,.Il "-01':'>\.1''- ~-~:~~ (t . .J:,,,,,j;/J . _J~"-~ (~~~-e ;~~IU~ ~~ (.........,'1~, ..!"~~ !I>-. "'--" ~~...g:jI /1 S0 . 4~ '~.LOl VII. ADJOURNMENT Chairman Waters asked, "Do I have a Motion to Adjourn?" CITY OF Wum::ll SPRJNCiS DRAn UNAPPROVED MlNlTTES BOARD OP ADJUSTMENT ItEGULAR MEETING - JUNE ), 20D4 rAOE40F4 "SO MOVED." MOnONBY BOARD MEMBER DILLER. SECONDED. DISCUSSION. WITH CONSENSUS OF THE BOARD TIrE MOTION WAS APPROVED. MonON CARRlED. Chairman Waters adjoumed the Meeting at approximately 7;36 p.m. RESPECTFULLY SUBMlTTED BY: JOAN 1. BROWN DEPUTY CITY CLERK APPROVED: .THOMAS WATERS. CHAIRMAN BOARD OF ADJUSTMENT NOiE: Th_ Minlllel were approved ,t the . 2004 Soard or Adjllmnm\ Rell\llar Meetinf). DRAfT <:01" ..I C"CJ t> ;:;7c" ; Clt'J en.., ''''1 ,,... .....,..,...,."" '....1 I I'''''' ~~ f.....:""'ft ~-~~.~ ~: _....~\ C~.;.;~ iI."'~'~ 1I.'u.:1il....... ~~-~ ~~. o,:r'.;r~ r.y~ r~...:mn rl~,k-..;...., ra-~ ~ TOTAL P.05 ATTACHMENT B . , ,BOARD OF ADJUSTMENT APPLICATION CITY OF WINTER SPRINGS 1126 EAST STATE ROAD 434 WINTER'SPRINGS, FL .32708-2799 ( 40 7 ) 3 2 7 - 18 0 0' )1f1J tj'rflJ 7 FOR: x SPECIAL EXCEPTION VARIANCE 'CONDITIONAL USE \ AD~INISTRATIVE DECIS-rO~ APPLICANT: CPH ENGINEERS,. INt./JAVIER E,.;, O~Pl}Wt1E, ADDRESS: 111'7, E. ROBI~SON ST., O~LANDq".FL 32801 CONDITIONAL USE ~O ALLO~ FOR'~~SIbE~TIAL 2 PURPOSE OF REQUEST:. . USE PER SECTI~ 20-234 OF THE CITY OF WINT~K ~PKING~ CUU~ OF ORDINANCES. 1. 407-425-0452, 3. ATTACH A COpy OF THE PARCEL SURVEY. 4. ATTACH AN 11 x'17 HAP SHOWING THE SGBJECT PROPERTY AND SURROUNDING PARCELS. 5. ATTACH LEGAL'DESCRIPTION. 6. TAX,PARCEL ~DENTIFICATION NUMBE~: '33-20-30~515-0I02~OOOO , , 7. LOCATION 'OF PARCEL (street A'ddrE!s's 'aI1d/or ,:Nearest Cross Streets): SR 434/FOUNTAINTREE DRIVE " 8. PRESENT ZONING: C-1 . FUT~RE ,LANI) USE: 'COMMERCIAL By Signing belo~' I understand that City of Winter Sp~ings Officials may enter upon my property to inspect. that portion, as relates to this application; (If the applic~nt is not the owner of the subject property, the applicant must attach a letter of authorization signed by the owner) , J VIER E. \ " . PERSONS ARE ADVISED THAT, IF THEY DECIDE TO APPEAL ANY, DECISIONS MADE AT THESE MEETINds/HEARINGS, THEY WItL NEED A,RECORb OF THE PROCEEDiNGS AND FOR SUCH PURPOSE, THEY WILL NEED TO INSURE THAT A . VERBATIM'RECORD OF THE PROCEEDINGS IS MADE, 'AT'THEIR 'COST, WHICH i ' INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS TO BE):! BASED, PER SECTION 286.0105. Fr.(,,)~TTHI ~"'Il"'TTrt"t;\o 'J' '1 I hf~ff~ r ~~ r"~"'j ~ A.~.~A- =-- GYAN~ UJ"..~ ARCHITeCTURE &: PLANNING TOWNHOMES " .,-~~...-,-_..,.- - . -""I" . . . '. ..--..,. L".- --._,--,..~--:....... .' .. t" " -- -'- . --'.-- ---~_._-..... -~~-...... .- "/ p .I" /II1~I/~ -t~"/ <::.13;~c.., llU1T"':> r-") 4 =-8VANS?lt+ ARCHITECTURE A PLANNING TOWNHOMES W~1~ , '- , ..!. .. 10' UTll"f1'( , ~T - ~ ~ ~ 2: - ~ ~ n ~ ~I I f I I I I , \4! - J / I I I : I I I \ I I I I _, I , -~ 0 I I ~ 0- - I 1,. fX7/F \ ~~~ ~y \ ~ ~~~./J . '/[)l~ ~ · \~ \ '~tJ-- " \ ;~~ ~f . I r-;:::::; 2 - ~KeA~ '(~ IH ~~ 1 ~f' a;vr::~ ~ *" ~ ~ C4- UNrT~) , =1~ ~ ~ ~~ ~~ ~.~ 'J'\, ~ 1 >) ~ .f'"",~ ~~" ~ -,/ . - ~ ~2~- ~, ~~ 7' ?3 Wr311AHD I =I ~~ ;;::,~ r~f0' \ - 7 ~YJ ~ _.J~% - / \ :~~~% / r-- ~~% / / ,~ ~~~e:8 - -- /---- ~~%~r ~ \A~AN !/ 7"X"/ ...- '\ V 'Iv ( lA'11 "- l/~ ~J ' \~ ~ Il>.~~!%" \ ,~ --, ~ ~1~~--\ ) +- --" "\ 7~ I ,~~ ,~ ~ ~ · J ~ , ~ 1=1 ~ l l [J / -- __ ____ t(. ; ~ I ~ / Wf3.T~AND - "- _J~~" ~ ~- 2t//.7//.a-.?'~:"ql /~ ---."\-- ~~;T::'" · 1(f\.t 4(tl. ~/~ /~ ~~~, ~J-> !., ~1 ( . ~ w(~".... -' ../~I A\.!" 'Il.' .J" I~'; \..,/r'\. ;....... ...~~/ ,; · 11111 n" I T11.1 I)\JI rr n TT ni\ '" II I Illl .~~ .. ~ ... I". ~ ~ I~'U' ~ . . I . . ~ . . - ~p r MPAof I TJf". WIH1tf( ~lH~~ ~ a?~ =; \ \ IJ Tt1f~ -rt7T A~ ~~~ - ?J~( VN~I?UHp ~~ ~ MAtH ~\. I \4? un~rrl ~t-... \.~ , , ) -~ ~ ~ r. ... \ """1l -" , . .. . ~.. 0 0 , . , -\\-- .~ .. -"..- 7 /A -L... II. ~~ ~V J~ 7..~~ \~ t' .,::'"7"'t ,.. ;-- ,I 00 rxr ... .... ~ - -... ... ~.. - . ~)l~ ~ ,u~Pr ~vA}-l ~u ~~ . v ~~ V l' ~ o " II 1\;.' ~- -' '" - -.. .. - - .. '''/11 llll U. ill r 11\( . ~ T'.. /' ,- ~V-' ~ J I/~ q, 8 - . I. - .. -. -~ ,~ " - _LL 1 ~I A T ~ K~AP 4-?J+ ,- - - - " , ~~\:- =-~ \ \ , , /--~, \ ~ ~ \ \ \ \ I J \, W~M9 ~ .. o. \ \ 1 ,'~~ \\~..\ : "M~M · \ 1 WIis ,\ ~......... . , \ \ ~ ......-- , ~)) "', \ -. , " ~ ~ J ..... : ~ \.'- ~ ~ - ,......... '-..:: - ... - " ",. l - - . . ',- ~~ - REceiVED JUN 1 8 2004 CITY OF WINTEf~ SPRINGS Current Planning; 01T~ AK'tA :;: UNlT~ P~H~ If. er1 /Je,. ~ -44 U. t,.{P ViA? ) . A' . ~'l . ~(,~~~ : V ~~ VJ "'l ::: - - t ~pl lZ~ ~: ,u:="~ ~49' rAV .~ ~r'i>m' ~: ~l~ ~~ l-t1-o4- ~ - _.~...._~'_.,~-,.............. _. ...' ..__......~.._ ""1- "_.. '._ r. J; ORLANDO, FLORIDA LAND USE SUMMARY TOTAL SITE AREA == TOTAL UNITS == GROSS DENSITY == 14.99 AC. 99 UNITS 6.6 U/AC. CONCEP-rUAL SITE PLAN PREPARED FOR: MORRISON HOMES JUNE 3, 2004