HomeMy WebLinkAbout2019 09 23 Regular 501 - Dream Finders Townhomes Contract Obligation REGULAR AGENDA ITEM 501
CITY COMMISSION AGENDA I SEPTEMBER 23, 2019 1 REGULAR
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TITLE
Dream Finders Townhomes Contract Obligation
SUMMARY
This Agenda Item requires the City Commission's consideration of a significant
amount of background information regarding the Winter Springs Town Center
and the subject property spanning the course of about 20 years, as follows:
1. The Proposed Project and Property.
DFC Seminole Crossing, LLC ("the Applicant") currently has development permit
applications pending for a proposed townhome project consisting of 114 units,
along with a community pool ("Project") on Parcel No. 26-20-30-5AP-OA00-007K,
currently owned by DFC Seminole Crossing, LLC (the "DFC Property" or the
"Applicant's Property"). The City Commission approved Preliminary Engineering
Plans for the townhome project on January 8, 2018. A copy of the Preliminary
Engineering Plans and related City Commission Agenda Item are attached hereto
as Attachment 1. The Property is located in the T5 Transect of the Town Center,
east of the roundabout on Michael Blake Boulevard.
2. Issue Presented to the City Commission - Small Neighborhood Squares #4
and #5.
A lengthy series of development agreements has encumbered the DFC Property,
beginning in June 2000. These development agreements included the
requirement that, at the time of development, two small neighborhood squares,
referred to as Small Neighborhood Square #4 and #5, would be conveyed to the
City. As explained below, Small Neighborhood Square#4 and #5 are located on the
DFC Property.
At this time, staff requests direction from the City Commission regarding whether
it desires to exercise the right to conveyance of Small Neighborhood Squares #4
and #5 in conjunction with the development of the Property.
3. Pending DFC Seminole Crossing, LLC (Dreamfinders Homes) Development
Permit Applications.
Several development permit applications regarding the Project are pending review
and final consideration by the Planning & Zoning Board and City Commission
including Preliminary and Final Plat, Final Engineering Plans, Aesthetic Review,
and multiple Waivers. Final consideration of the applications for Final Engineering
Plans, Aesthetic Review and multiple waivers have been tentatively scheduled for
P&Z consideration on October 2,2019 and the City Commission on October 14,2019.
Preliminary and Final Plat approval is also a required and a necessary condition for
the Project, but the Applicant is currently completing the plat application process.
Thus, the proposed plat will be scheduled for the City Commission's consideration
at a later date.
4. The Town Center and Series of Development Agreements Since 2000.
A. Town Center History and Plan Related to Squares, Parks, and Street Types.
In February 1998, the City of Winter Springs created a plan for the Town Center
through a series of public design sessions involving the City Commission, City staff,
community and a team of design professionals. The Town Center District
comprehensive plan and zoning regulations were subsequently adopted in 2000.
The comprehensive plan and zoning regulations, though amended over the years,
are largely based on the original plan. Importantly, traditional urban design
conventions were applied to create and require a palette of squares, parks, and
street types to form the framework for the Town Center. Thus, throughout the
development of the Town Center, the City has acquired and required additional
public lands and open spaces in conjunction with development projectswithin the
Town Center to establish the palette of squares, parks, and streets required by the
Town Center plan and regulations.
B. Town Center Development (North) - Phases 1 and 2 References.
Although other projects have been developed in the Town Center, the Winter
Springs Town Center north of SP 434 has generally been referenced over the years
as being developed in two phases. The reference was initiated based on the phased
projects proposed by the initial Town Center developer (James Doran Company).
Phase I includes the property west of Tuskawilla Road and south of Blumberg
Boulevard. Phase 1 consists of the commercial core of the Town Center and
multiple buildings were initially constructed by the James Doran Company and its
affiliates. Phase 1 includes the Publix, the Zoo and surrounding businesses and
development. Phase 11 was originally initiated by Main Street Associates, LLC., an
affiliate of James Doran Company, and includes a substantial portion of the
property east of Tuskawilla Road and along S.R. 434. Although Main Street
Associates, LLC. lost ownership and did not develop the property because of the
financial crisis and economic recession of 2007 and 2008, the property has since
been developed by other parties to include the Blake Apartments and Starbucks
and extends beyond Michael Blake Boulevard to the master stormwater pond that
was initially planned and constructed to serve the area. The DFC Property is
located within originally described Phase II Town Center Property.
The reference to Phases 1 and 2 is important to simply follow the progression of
several development agreement over the course of about 20 years and their
relevancy and applicability to DFC Property.
C. Relevant Development Agreements.
(1) Schrimsher Agreement.
Initially, Schrimsher Land Fund owned much, if not all of the real property
(excluding the McDonalds) located within the Town Center east of Tuskawilla Road
and south of St. Johns Landing Subdivision. Around the time that the City was
adopting the initial Town Center comprehensive plan and zoning regulations, the
City and Schrimsher Land Fund entered into the very first Town Center
development agreement. On June 26, 2000, a Short Form Memorandum of
Agreementwas recorded in the Seminole County Official Records Book3988, Page
1063 (the "Original Schrimsher Agreement"). A copy of relevant excerpts of the
Schrimsher Agreement is attached hereto as Attachment 2. A portion of the
Schrimsher Land Fund property would eventually be acquired by Mainstreet
Associates, LLC and become Phase II of the Town Center. The portion acquired by
Mainstreet Associates, LLC was subject to, and remained bound by, the terms and
conditions of the Original Schrimsher Agreement.
The Original Schrimsher Agreement was heavily negotiated over more than a year
and many staff and City Commission meetings. The Agreement was intended to
establish the vision for the future appearance and qualities of the Town Center
Community and implement the traditional urban design conventions, such as a
palette of squares, parks, and street types as mentioned above. Through this
Agreement, Schrimsher consented to the adoption of the Town Center District
Code and its applicability to the Schrimsher Property. The Original Schrimsher
Agreement established the open spaces that Schrimsher would convey to the City
and to the State of Florida. Particularly, Schrimsher agreed to donate property to
the State for the purposes of realigning the Cross Seminole Trail adjacent to what
is now Wetland Park, which the City improved and has maintained. In addition,
Schrimsher agreed to convey to the City title to Magnolia Park, Lake Trail Park, and
Wetland Park, in addition to several "Small Neighborhood Squares," known as #2,
3, 4, and S. The Agreement established the size of each Small Neighborhood
Square as follows:
#S - .44 acres
#4 - .42 acres
#3 - .44 acres
#2 - .4S acres
Small Neighborhood Squares #4 and #S are depicted in Exhibit A of the Original
Schrimsher Agreement and are located on what is now the DFC Property.
The Original Schrimsher Agreement provided Schrimsher with some limited
flexibility in adjusting the exact location of each Small Neighborhood Square, but
all Squares were to be located on Schrimsher Property and could not overlap with
other Small Neighborhood Squares, Lake Trail Park, Wetland Park, Spine Road,
Edge Drive, East/West Crossroad Segment, the Cross Seminole Trail, or any other
existing park or right-of-way. The conveyances of the Small Neighborhood Squares
were to occur at such time, and as part of, a City-approved Schrimsher
development adjacent to the applicable Square. In consideration of all
conveyances, the Citywas to, at its significant expense, perform the following:
• Extend and connect, i.e., "stub in", City water distribution and sewer
collection facilities to the boundaries of the Schrimsher Property in sufficient
capacity to reasonably accommodate the level of service required for the
Town Center and, further, waive any special water or sewer connection
charge or assessment that could be applied to the Schrimsher Property to
reimburse the City for the expense of extending and connecting the City's
water distribution and sewer collection facilities. The City also guaranteed
sufficientcapacitywithin itssewer and watertreatment plantsto reasonably
accommodate the level of services required for the Town Center and the
Schrimsher property;
• Submit an application to acquire a Master Stormwater Management Permit
from the St. John's Water Management District for the Town Center and to
expedite master Stormwater permitting;
• Process an amendment to the City's Comprehensive Plan,Traffic Circulation
Element, to designate Spine Road (now Michael Blake Boulevard) and
Tuskawilla Road (at the time known as the Main Street) from SR 434to Spine
Road as a collector road [This amendment was offered and adopted by the
REGULAR AGENDA ITEM 501 1 MONDAY, • OF 10
City primarily to make Spine Road eligible for future transportation impact
fee credits.]; and
• Begin designing, engineering, surveying, permitting, and constructing
Spine Road (Michael Blake Boulevard) within 2 years or, alternatively, to
grant impact fee credits in the amount equal to Schrimsher's reasonable
costs for doing so and to convey the Spine Road right-of-way to the City; and
• Begin designing, engineering, surveying, permitting, and constructing the
Main Street Improvements within 90 days after execution of the Original
Schrimsher Agreement and pursue completion within 2 years, for which
Schrimsher would convey an additional 11 feet of right-of-way or,
alternatively,to grant impact fee credits in the amount equal to Schrimsher's
reasonable costs for doing so.
In consideration of Schrimsher's planned conveyances of property, including the
neighborhood squares, the City diligently pursued and completed the "stub in"
obligation and Main Street Improvements through 2002. Specifically, the City
conducted two major projects. First, the City expended approximately
$2,230,667.92 to complete the construction of Hickory Grove Park Road (now
Blumberg Boulevard) and the Main Street Roadway (Tuskawilla Road)
Improvements, which included approximately $134,388.33 to install a water main
and gravity sewer main with stub-outs along the eastern side of Tuskawilla Road
north of SR 434 to High School Road. In addition, the City Commission authorized
the expenditure of$87,968.50 to Conklin, Porter & Holmes Engineers, Inc. (CPH) for
engineering and designing the improvements and an additional $121,603.00 to
CPH for construction administration services for the project. [Sources: Record
Drawings of Hickory Grove Park Road and Main Street Roadway Improvement
Project; January 8, 2001 City Commission Agenda Item Requesting Authorization
to Execute Amendment 69 - Hickory Grove Park Road for Consulting Engineering
Services with Conklin, Porter & Holmes Engineers, Inc.; January 14, 2002 City
Commission Agenda Item Requesting Authorization to enter into a Contractual
Agreement for the Construction of Hickory Grove Park Road and Tuskawilla Road
Roadway Improvements; January 14, 2002 City Commission Agenda Item
Requesting Authorization to Execute Supplement for Construction Administration
Services for Tuskawilla and Hickory Grove Park Boulevard with CPH; December 9,
2002 City Commission Agenda Item Requesting Supplemental Authorization for
the Construction Contract of Hickory Grove Park Road and Tuskawilla Road].
Second, the City also installed a sanitary sewer force main beginning at the
southeast corner of the Schrimsher Property (currently near the Cross-Seminole
Bridge), under SR 434, and continuing east along SR 434, down Tuscora Drive, and
along Winter Springs Boulevard such that sanitary sewer service could be provided
REGULAR AGENDA ITEM 501 1 MONDAY, SEPTEMBER 23, 2019 1 PAGE 5 OF 10
via connection to the City's East Wastewater Treatment Plant. The City expended
$291,831.32 to construct the Town Center Off-Site Sanitary Sewer Force Main. This
amount does not include engineering and design costs. [Source: Record Drawings
of Town Center Off-Site Sanitary Sewer Force Main; Memo to File dated March S,
2002 Re: Final Quantities , Project #ITB-00S-01/GE Town Center Off-Site Sanitary
Force Main; August 27, 2001 City Commission Agenda Item Requesting
Authorization to Enter into a Contractual Agreement for Town Center Force Main
Improvements].
The City has also designated Tuskawilla Road from SR 434 to Orange Avenue and
Michael Blake Boulevard as collector roads in its Comprehensive Plan. [Source: Map
II-7A Future Transportation Map-2030, Multimodal Transportation Element of the
Winter Springs Comprehensive Plan].
(2) Winter Springs Town Center Phase II Implementation Agreement.
On November 20, 2006, the City entered into a "Winter Springs Town Center Phase
II Implementation Agreement" with Main Street Associates, LLC, recorded in the
Seminole County Official Records at Book 6399, Pages 1703-1726, (the "Phase II
Implementation Agreement"), the Phase II developer at the time. The Phase II
Implementation Agreement provided that Main Street Associates had acquired
the Phase II Property from Schrimsher,which consisted of 46.5 acres of property in
the Town Center, north of State Road 434 and east of Tuskawilla Road. In the Phase
II Implementation Agreement, the City and Main Street Associates agreed that the
entire Phase II development would consist of a minimum 383,000 square feet of
retail, 463,000 square feet of office, and 93S multi-family units, all in buildings up to
six (6) stories in height, as well as appropriate private parking structures. Phase II
was to be developed in multiple phases, identified as Phase II-A and Phase II-B.
Phase II-A, which had received Final Engineering and subdivision approval from
the City Commission on July 10, 2006, consisted of 312 condominium units and 33,
240 square feet of retail/restaurant space on 7.75 acres, generally north of the
existing McDonald's and west of what is now Eagle Edge Lane. No final
development plans for Phase II-B had been proposed at the time of the
Implementation Agreement's execution, but the Parties agreed that the Small
Neighborhood Squares #4 and #S would remain binding on the Phase II Property
and located in Phase II-B.
Importantly,the Final Engineering Plans approved bythe City Commission on July
10, 2006 for the Phase II-A Development included a Master Site Plan, depicting
Spine Road (Michael Blake Boulevard) and the roundabout at its intersection with
Tree Swallow Drive. Both of the Future Neighborhood Squares #4 and #S were
depicted just east and slightly north of the planned roundabout on what is now the
Applicant's property. A copy of the Master Site Plan is attached hereto as
Attachment 3.
As noted above, the Development of Phase II -A was stalled by the financial crisis
and economic recession of 2007 and 2008, and the Phase II property was acquired
by the lender and transferred to another developer, Winter Springs Holdings, Inc.
(3) Winter Springs Holdings Agreements.
In August 2010, the City entered into a subsequent Development Agreement with
Winter Springs Holdings, Inc., recorded in the Seminole County Official Records at
Book 7472, Page 1007, and terminated the Phase II Implementation Agreement
because development of the Phase II-A project was no longer economically
feasible. However, the 2010 Development Agreement expressly provided that,
upon Winter Springs Holdings' conveyance of Spine Road to the City, a further
agreement would memorialize two remaining development obligations from the
Implementation Agreement: (1) the conveyance of Small Neighborhood Square#4
(minimum .42 acres) and #S (minimum .44 acres); and (2) the design, permitting
and construction of the master stormwater plan for the Property.
On November 10, 2010, Winter Springs Holdings, Inc. conveyed to the City by
Special Warranty Deed, recorded in the Seminole County Official Records at Book
7486, Page 138, the underlying land for Michael Blake Boulevard. On the same day,
the City and Winter Springs Holdings, Inc., entered into a "Future Development
Commitment Agreement," recorded in the Seminole County Official Records at
Book 7486, Page 146. A copy of the Future Development Commitment Agreement
is attached hereto as Attachment 4. The Future Development Commitment
Agreement restated the existing commitment of the owner to convey Small
Neighborhood Square #4 and #S, at the time the City determined the squares
would be needed in conjunction with the future development of the Property. The
location of the Neighborhood Squares was depicted in an Exhibit to the
Agreement,which utilized the same Exhibit that had been attached to the Original
Schrimsher Agreement from 2000.
On March 10, 2013, the City and Winter Springs Holdings, Inc., entered into another
Development Agreement, recorded in the Seminole County Official Records at
Book 8446, Page 1131, in which a general Concept Plan was approved for the
development of the Phase II Town Center Property. The Concept Plan consisted of
a very general "bubble plan," identifying uses on future parcels of the Phase II
Property. The Phase 11 propertyeast of Michael Blake Boulevard wassimply labeled
as "Future Development," including the Applicant's Property. Importantly,
however, the Agreement acknowledged the Developer pre-existing obligation to
design, permit and construct permanent master stormwater facilities for the entire
Property as memorialized in the Future Development Commitment Agreement
from 2010. The Agreement did not address the Small Neighborhood Squares.
However, it did require the Developer to design, permit and construct the
roundabout at Michael Blake Boulevard and Tree Swallow Drive concurrent with
development.
Finally, in a subsequent First Modification of the March 10, 2013 Development,
recorded in the Seminole County Official Records at Book 8832, Page 1719, the City
and the Developer further addressed the impact fee credits that would be granted
to the Developer for construction of Michael Blake Boulevard and Tree Swallow
Drive, fifteen years after the Original Schrimsher Agreement required its
construction. The First Modification provided that the maximum transportation
impact fees that would be credited to the Developer wou Id be$620,437.41, but that
the final credit would be determined based upon actual construction costs. The
developer of the Blake Apartments is currently gathering cost data to present to
the City to receive impact fee credits. The First Modification also required the
Developer to convey 2.2 acres of real property to be used for municipal purposes.
The Small Neighborhood Squares were not expressly addressed.
(4) Winter Springs Village - Completion of Other Park and Open Space
Schrimsher Commitments
It is further valuable to discuss what occurred with respect to the other
conveyances that were required by the Original Schrimsher Agreement - namely
Small Neighborhood Squares #2 and #3, Lake Trail Park, and Wetland Park. On
March 28, 2011, the City Commission approved the Final Engineering and
subdivision for Winter Springs Village. In the Agenda Item, City Staff specifically
discussed remaining open space requirements from the Schrimsher Development
Agreement. City Staff listed the total acres that were to be conveyed as parks or
squares in the area of the subdivision,specificallyfor Lake Trail Park, Neighborhood
Park #2 and #3. Staff then itemized the substituted open spaces that would be
equivalent and actually greater than the open space acreage that was required
pursuant to the Original Schrimsher Agreement and recommended approval of
the Final Engineering Plans based, in part, upon the increased acreage. Further,
on March 28, 2011, the Winter Springs Village Four Parcel Subdivision was signed,
which dedicated Wetlands Park for municipal park purposes to the City.
D. Summary Timeline
A timeline of relevant events is set forth as follows:
• June 2000 - Original Schrimsher Development Agreement required
conveyance of Small Neighborhood Squares #4 and S, along with #2 and 3,
Wetland Park, Magnolia Park, and Lake Trail Park
• January2001 - December 2002-City completed Main Street Improvements
and "stub-in" for both water and sanitary sewer service to boundary of
Schrimsher Property, expending approximately $2,732,072.74. This figure
does not include engineering costs for the sanitary sewer force main, but
includes the improvements for Blumberg Boulevard, which were not
segregated. Approximately $426,418.87 was expended solely on
construction of the required utility"stub-in."
• July10, 2006-City Commission approved Final Engineering Plans for Phase
II-A Development as proposed by Main Street Associates. Master Site Plan
depicts Small Neighborhood Squares#4 and #S on the Applicant's Property.
• August - November 2010 - City terminated Main Street Associates
Development Agreement. Future Development Commitment Agreement
maintained commitments to convey Small Neighborhood Squares #4 and
#S.
• March - November 2011 - City Wetland Parkwas dedicated and open spaces
were negotiated in lieu of Neighborhood Squares #2 and 3 and Lake Trail
Park.
• March 2013 - January 2017 - City and Winter Springs Holdings enter into
additional Development Agreements to further address the uses that would
be permitted on the Phase II Property and construction of Michael Blake
Boulevard and a master stormwater pond. No development was proposed
on the Applicant's Property during this time period.
• January 8, 2018 - preliminary approval by City Commission of Applicant's
preliminary engineering proposal forthetownhome project consisting of 114
units, along with a community pool, subject to further review
• January 2018 - Present - Applicant processing applications for Final
Engineering Plans, Plat, Aesthetic Review, and associated Waivers.
RECOMMENDATION
The City Commission should review the obligation contained in the Future
Development Commitment Agreement, dated November 10, 2010, recorded in
Seminole County Official Records Book 7486, Page 146, requiring the conveyance
of two small neighborhood squares #4 (minimum .42 acres) and #S (minimum .44
acres) and provide direction regarding the necessityof such squares in conjunction
with the development of Parcel No. 26-20-30-5AR-OA00-007K, currently owned by
DFC Seminole Crossing, LLC.
REGULAR AGENDA ITEM 501 1 MONDAY, • • OF 10
Attachment 1
Preliminary Engineering Plans for Winter Springs Townhomes by
Dream Finders Homes
Approved by City Commission January 8, 2018
COMMISSION AGENDA
Informational
ITEM 500 Consent
Public Hearings
Regular X
January 08, 2018 KS BF
Regular Meeting City Manager Department
REQUEST:
The Community Development Department requesting the City Commission consider a
Preliminary Engineering Plan for Winter Springs Townhomes, a proposed 114-unit
townhome subdivision by Dream Finders Homes located in the Town Center at the
northeast corner of Michael Blake Boulevard and Tree Swallow Drive.
SYNOPSIS:
Winter Springs Townhomes is a proposed 114-unit townhome development by Dream
Finders Homes located in the Town Center at the northeast corner of Michael Blake
Boulevard and Tree Swallow Drive.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
• A oly icam: Dream Finders Homes
• Property Owner: Winter Springs Holdings, Inc.
• Property Location: NE corner of Michael Blake Blvd /Tree
Swallow Dr.
• Property Parcel ID numbers. 26-20-30-5AR-OA00-007K
• Current F'LUNI Designation: Town Center District
Regular 500 PAGE 1 OF 4-January 08,2018
. Current Zoni nit Desi nations: T-C (Town Center)
APPLICABLE LAW PUBLIC POLICY AND EVENTS:
Home Rule Powers
Winter Springs Code of Ordinances
Town Center District Code
City of Winter Springs Comprehensive Plan
DISCUSSION:
Overview:
Dream Finders Homes is proposing a 114-unit townhome subdivision in the Town Center.
The 8-acre parcel is located at the northeast corner of Michael Blake Boulevard and Tree
Swallow Drive (see Exhibit 1). The site is bordered on the north and east by the Cross-
Seminole Trail, on the west by Michael Blake Boulevard, and on the south by Tree Swallow
Drive. The property is in the T-5 transect of the Town Center, which includes single-family
attached units (townhomes)as a permitted use.
Site Background:
The 8-acre site is part of a larger parcel of approximately 46-acres that was previously
owned in its entirety by Winter Springs Holdings, Inc. (IBEW). Winter Springs Holdings
sold portions of the property to other entities, including Catalyst Development Partners,
who is currently building an apartment project on the west side of Michael Blake
Boulevard. The 8-acre property is subject to a Developer's Agreement that includes the
following applicable provisions:
. After the Catalyst Apartment Project (currently under construction), no additional
apartment units are permitted anywhere on the 46-acre property
. Parcels fronting SR 434 and Tuskawilla Road must be developed with a commercial
use
. The property is served by a master stormwater treatment facility that is currently
under construction as part of the Catalyst Apartment Project
Proposed Layout/Unit Type:
The proposed townhomes are all two-stories and are located in 20-buildings ranging in size
from 3 to 10 units per building. Please see Exhibit 2 for the Preliminary Engineering Plan
and Exhibit 3 for photos of existing townhomes that are similar to what Dream Finders is
proposing. The subdivision features a grid of public streets and private alleys, consistent
with the Town Center Code. Townhome units along the perimeter of the development will
front Tree Swallow Drive, Michael Blake Boulevard, and the Cross-Seminole Trail. The
internal buildings will all face public streets. All units have two-car garages accessed from
alleys at the back of the buildings.
Site Amenities:
The central area of the subdivision includes a pool, cabana, and green space / park area. A
main feature of the subdivision will be the immediate access to the Cross-Seminole Trail,
with the ability for residents to use the trail for access to nearby shopping, schools, parks,
and other community destinations.
Water and Sewer:
Water and sewer facilities are available to the site in Michael Blake Boulevard. A lift
Regular 500 PAGE 2 OF 4-January 08,2018
station is being built at the northwest corner of the property that will serve both the Catalyst
Apartment project and the proposed Dream Finders townhome subdivision. The City has
water and sewer plant capacity to serve the 114-unit townhome development
Transportation:
Winter Springs Townhomes will be accessed from both Michael Blake Boulevard and Tree
Swallow Drive. The existing and future Town Center street network provides multiple
options for residents to reach their desired destinations. At the SR 434 / Michael Blake
Boulevard intersection, a traffic signal will be constructed by the City when it meets the
applicable traffic warrants.
Stormwater:
Winter Springs Townhomes will be served by a master stormwater pond currently being
constructed as part of the Catalyst Apartments project. No additional onsite stormwater
treatment is required. Onsite stormwater collection and piping facilities will route
stormwater to the pond located on the east side of the Trail Bridge.
Parking:
All townhome units will have two-car garages. In addition, the subdivision will have
approximately 95 on-street parking spaces. The proposed overall parking ratio of
approximately 2.8 parking spaces per unit is consistent with other townhome projects in the
Town Center, but this will be verified by a more detailed parking analysis to be submitted
as part of the final engineering plans.
Reports.
The Final Engineering submittal is required to include the following reports (or updates of
previously prepared reports for the same property):
• Geotechnical Engineering
• Traffic Study
• Ecological Study (listed species)
• Water and Sewer Analysis
• Parking Analysis
• Stormwater Report
• Fiscal Analysis
In addition, the applicant is required to obtain a SCALD letter from SCPS verifying there is
adequate school capacity for the new students.
Open StaffConitnems:
Exhibit 4 includes the open Staff comments on the Preliminary Engineering plans, and shall
be considered conditions of approval.
Preliminary Pian Approval:
Pursuant to Section 9-49 of the City Code, the approval of a Preliminary Plan shall only be
construed only as authority for submitting a Final Plan.
Exhibit 4 lists the open staff comments that are to be addressed by the applicant as part of
the final engineering plans.
The Preliminary Engineering Plan is scheduled for review by the Planning & Zoning Board
at their January 3, 2018 meeting.
Regular 500 PAGE 3 OF 4-January 08,2018
FISCAL IMPACT:
Development of the subject property as a 114-unit townhome project is anticipated to
provide an increase to the City's taxable value. The potential tax revenue of the proposed
subdivision at buildout is estimated to be $50,000/year.
COMMUNICATION EFFORTS:
This Agenda Item has been electronically forwarded to the Mayor and City Commission,
City Manager, City Attorney/Staff, and is available on the City's Website, LaserFiche, and
the City's Server. Additionally, portions of this Agenda Item are typed verbatim on the
respective Meeting Agenda which has also been electronically forwarded to the individuals
noted above, and which is also available on the City's Website, LaserFiche, and the City's
Server; has been sent to applicable City Staff, Media/Press Representatives who have
requested Agendas/Agenda Item information, Homeowner's Associations/Representatives
on file with the City, and all individuals who have requested such information. This
information has also been posted outside City Hall, posted inside City Hall with additional
copies available for the General Public, and posted at six (6) different locations around the
City. Furthermore, this information is also available to any individual requestors. City Staff
is always willing to discuss this Agenda Item or any Agenda Item with any interested
individuals.
RECOMMENDATION:
Staff recommends the City Commission approve the Preliminary Engineering Plan for
Winter Springs Townhomes.
ATTACHMENTS:
1. Exhibit '1 —Vicinity Map (1 page)
2. Exhibit 2—Preliminary Engineering Plan(3 pages)
3. Exhibit 3 —Townhome Photos (3 pages)
4. Exhibit 4 - Open Staff Comments (1 page)
Regular 500 PAGE 4 OF 4-January 08,2018
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Current Project - Project Markups Listing
ZP2017-00000030 - PRELIM SITE PLAN - RESUBMITTAL
File Name Markup Markup Text Markup Date
P02.0 SITE.pdf BFields Building corner is too close to Alley A;revise at Final Engineering 12/21/2017
P02.0 SITE. df BFields Extend sidewalk to asphalt trail 12 2.1 2017
P02.0 SITE.pdf BFields Locate fire hydrant off of street corner to avoid possible vehicle impacts 12/21/2017
P02.0 SITE.pdf BFields Relocate storm inlet from center of street;locate at curb 12/21/2017
P02.0 SITE.pdf BFields For the two buildings along the north side of Street D,locate them to have the 12/21/2017
same setback. Currently,one is 5-feet and the other 8-feet. Also see comment
regarding the NE corner of the 6-unit building being too close to the alley.
P02.0 SITE.pdf BFields Submit a parking analysis with the final engineering plans,per the Town Center 12/21/2017
Code. The propsoed parking plan appears that it may be short of parking, based
on demands in nearby townhome developments. Seek options for additional
parking,such as in driveways(where possible),on-street parallel parking,and off-
street parking areas.
P02.0 SITE.pdf BFields Locate sidewalk away from the street. See suggested alignment. 12/21/2017
P02.0 SITE.pdf BFields Remove backflow preventer on 8-inch water main 12/21/2017
P02.0 SITE. df BFields Move water main away from the edge of the ri ht-of-wa 12/21/2017
P02.0 SITE.pdf BFields Provide a temporary parking area in front of the kiosk for mail pickup 12/21/2017
P02.0 SITE.pdf BFields On all public streets,provide a minimum 60-foot wide right-of-way with a 6-foot 12/21/2017
green strip between the parallel parking and the sidewalk,per the standard Town
Center Srteet section in the Town Center Code.
P02.0 SITE.pdf BFields Prior to Final Engineering,contact City Staff to discuss options for fire sprinkler 12/21/2017
service to the townhome units.
P02.0 SITE.pdf BFields Water and sewer mains appear to miss several buildings 12/21/2017
P02.0 SITE.pdf BSmith Provide more detail to show how the units on the north and east sides of the 12/21/2017
property will interact with the trail.There will be a significant elevation difference
between the FFE of the east units and existing trail.
P02.0 SITE.pdf BSmith Consider removing the 3-Unit building and using this as additional green space, 12/21/2017
dog park,or playground area.Examples can be provided from other developments
if needed.
P02.0 SITE.pdf BSmith Decorative bollards or another structure should be included at the east end of 12/21/2017
Alley B and north end of Alley D to prevent vehicles from entering the trail.Both
of these entrances should be a minimum of 10'wide,with one being ADA and
bicycle accessible.The other can be stairs.
PO1.0 COVER.pdf Stephanie 1.As part of final engineering,please submit a tree survey showing the location, 12/18/2017
Monica size,and species of all the trees on the site. Please provide a table on the plans
detailing the quantity,size,and associated credit value of all trees proposed for
removal and preservation. Please provide a mitigation plan to replace all trees
removed from the site,in accordance with the City Arbor Ordinance,Chapter 5,
Tree Protection and Preservation.
2.As part of final engineering,please provide a landscape plan detailing the
species,size,and location of all proposed landscape material.
3.As part of final engineering,please provide an irrigation plan.
Attachment 2
Relevant Excerpts of Original Schrimsher Development Agreement
dated June 26, 2000
AGREEMENT
An Agreement made and entered. into thisGeday. of� ODO by and among
Schrimsher Land Fund 1986-II,Ltd.,Schrimsher Land Fund V,Ltd.,and Schrimsher Land
Fund VI,Ltd.,herein referred to as 11Schrimsher"and the City of Winter Springs,a municipal
corporation existing under the laws of the State of Florida herein referred to as"City".
RECITALS
1. WHEREAS,Section 163.3167,Florida Statutes provides that each local government
is encouraged to articulate a vision of the future physical appearance and qualities of its
community as a component of the local comprehensive plan through a collaborative planning
process with meaningful public participation, and
I WHEREAS, the City completed a comprehensive planning study, with extensive
public participation from local residents and local,county,and state officials,which resulted
in the adoption of the Winter Springs Town Center Plan, and
3 . WHEREAS, Schrimsher owns land located within the boundaries of the City of
Winter Springs Town Center, and
4 . WHEREAS, Schrimsher and City desire to memorialize their understandings and
agreement regarding their respective interests,expectations,and intentions contained in this
Agreement regarding the Town Center.
NOW-THEREFORE in consideration of the terms and condition set forth in this
Agreement, and other good and valuable consideration, the receipt of which is hereby
acknowledged by the parties, the City and Schrimsher agree to the following:
I. Incorporation of Recitals.
The foregoing recitals are true and correct and are hereby fully incorporated herein
by this reference as a material part of this Agreement.
OnLOGl12o/007_
5100102G3.121KF Page 1 of 2
engineers and surveyors. Schrinisher's engineers and surveyors shall complete said review
and provide any such input pursuant to the City's reasonable tinic schedule.
d) City and Schrimsher agree to cooperate with each other, Seminole County, the
Florida Department of Environmental Protection and all other necessary governmental
agencies and interest groups to effectuate the Cross Seminole Trail realignment on
Schrimsher Property.
IV. Convey=ances from Schrimsher to the City.
a) Schrimsher agrees that at such time as the City obtains all permits necessary to
construct,install,and extend(i.e.,"stub-in")the sewer and water facilities to the Schrimsher
Property as required in Article V b) below, Schrimsher will convey to the City fee simple
title to Magnolia Park and Wetland Park.
b) Schrimsher also agrees to convey to the City the Small Neighborhood Squares
(#2, 3, 4, and 5), as generally depicted on Exhibit"A", unless said Squares are substituted
by special exception granted by the City Commission of Winter Springs. Special exceptions
will not be unreasonably withheld by the City,provided the substituted Small Neighborhood
Square is of equal or better value than what is proposed in the Town Center District Code
with respect to property value and design. Small Neighborhood Square #5 shall be a
minimum of point forty-four (.44) acres. Small Neighborhood Square #4 shall be a
minimum of point forty-two(.42)acres. Small Neighborhood Square#3 shall be a minimum
of point forty-four(.44)acres. Small Neighborhood Square#2 shall be a minimum of point
forty-five(.45) acres. These minimum acreages of the Small Neighborhood Squares#5, 4,
3 and 2 include all rights-of-way around the perimeter of each Small Neighborhood Square
as depicted on Exhibit "A". In addition, Schrimsher shall also have the right to relocate
Small Neighborhood Square#2 and 3 a maximum distance of 250.feet in any direction from
the location depicted on Exhibit "A'; Small Neighborhood Squares #4 and #5 may be
relocated a maximum distance of 250.00 feet to the east or west, and to the south as part of
any relocation or adjustment ofEast/West Crossroad Segment pursuant to Article XIV ofthis
Agreement. Any relocated Small Neighborhood Square shall.be located on Schrimsher
Property and shall not overlap another Small Neighborhood Square, Lake Trail Park,
Wetland Park,Spine Road,Edge Drive,East/West Crossroad Segment, the Cross Seminole
Trail or any other then existing park or right-of-way. The distance shall be measured
beginning from the boundary of the subject Small Neighborhood Square that is closest to the
direction in which said Square is relocating. The conveyances of the Small Neighborhood
Squares shall occur at such time, and as part of, a City approved Schrimsher development
adjacent to the applicable Small Neighborhood Square,
c) Schrimsher also agrees to convey Lake Trail Park to (he City at the time of the
later to occur of the construction of(i)either a City approved Schrimsher development or a
retention pond adjacent to the north of Lake Trail Park or (ii) the road adjacent to. the
omizcs iooiazc>>zLKr• 11agc 6 of 22'
western boundaryofLake TraiI Park or(iii)the unpaved portion of the Cross SeminoIc TraiI
on the eastern boundary of Lake Trail Park.
d) Schrimsher agrees to convey rights of way and easements and improvements to
rights of way and easements similar to those depicted in the Town Center District Code and
located on Schrimsher Property at such time, and as part of a City approved Schrimsher
development, in a manner in which similar conveyances are required in connection with
similar developments within the City.
e) Except for the conveyances from Schrimsher to the City so described in this
Article IV (i.e. Wetland Park; Magnolia Park; Small Neighborhood Squares #2, 3, 4 and 5
and Lake Trail Park),Schrimsher shall have no further obligation to convey to the City any
property for park, open space or green space purposes.
f) Schrimsher shall not make any claims for extraordinary excess development costs
for single-loaded roads traversing Schrimsher Property in accordance with this Agreement
and the Town Center District Code.
V. Ci Obligations.
In consideration of Schrimsher(i)conveying to the City Magnolia Park,and Wetland
Park, as described in Article IV(a), (ii) conveying to the City the Small Neighborhood
Squares,Lake Trail Park,rights of way,easements, and improvements to said rights ofway
and easements as described in Article IV(b), (c) and (d), (iii) not making any claim for
single-loaded road as described in Article IV(f),and(iv)agreeing to the terms and conditions
contained in this Agreement, the,City, at its expense, agrees to do the following:,
a) Within eighteen(18)months from the effective date of this Agreement,extend and
connect (i.e., "stub in") City water distribution and sewer collection facilities to the
boundaries of Schrimsher Property in sufficient capacity to reasonably accommodate and
guarantee the level of service capacity required for the Town Center and Schrimsher
Property. Except as provided in Article V(c) and V(d) below relating to Spine Road and
Main Street Improvements, the City shall•not be required to extend either sewer or water
facilities into the interior portion of the Schrimsher Property unless agreed upon in future
written developer agreements. The City also guarantees sufficient capacity within the sewer
and water treatment plants to reasonably accommodate and guarantee the level of service
required for the Town Center and Schrimsher Property.The City also agrees that no special
City water or sewer connection charge or assessment will be applied to Schrimsher Property
for purposes of reimbursing the City for the expense of extending and connecting the City's
water distribution and sewer collection facilities to Schrimsher's Property as described
above;'provided,however,individual Iusers within the Schrimsher Property may be charged
the same normal and regular"City-wide"connection fee that is customarily charged to all
ORLOOCS 10014263.12 LKF Page 7 o 22'
OGI 12MO g
other individual users within IIIc City 1OI'Coll IICCt1II�into.Incl utilizing the"City wide"wafer
and sewer Capacity.
b) Promptly Commence and within six (6) months following the date of this
Agreement,submit an application to acquire a Mastcr Stormwatcr Management Permit from
the St. John's Water Management District for the Town Center and expedite to the fullest
extent possible completion ofthe master stormwater permitting within the Town Center and
Schrimsher Property. City agrees that Schrimsher's engineers (who shall be qualified and
experienced in stormwater engineering and permitting)will be able to provide input into the
design and permitting process for the Master Stormwater Management Permit and that any
and all related applications and/or submittals to all applicable governmental agencies that
may affect Schrimsher Property will be subject to reasonable and timely review and approval
by Sch-rimsher's engineers. Schrimsher's engineers shall complete said review pursuant to
the City's reasonable time schedule and shall not unreasonably withhold said approval. In
no event will the Schrimsher Property be required to accommodate a disproportionate
area/acreage of retention ponds or amount(i.e.,volume or rate)of the stormwater generated
in Town Center unless otherwise agreed to by Schrimsher in writing.
c) Designate Spine Road a City collector road and process an amendment to the
City's Comprchensive Plan,Traffic Circulation Element, to so designate. City also agrees,
at its expense, to begin designing,engineering,surveying and permitting Spine Road upon
the effective date of this Agreement; and the City agrees to commence good faith
construction ' ire Road within two (2) years from said effective date and to diligently
pursue completion of such construction. Schirimsher agrees that City shall have the right of
entry and ingress and egress to and from Schiimsher Property for purposes of designing,
engineering,permitting,surveying and constructing Sp'sue Road,and,in such event,the City
agrees,to the extent permitted by law,to indemnify and hold Sclu-irnsher and the Schrimsher
Property harmless against any loss, damage, liens or expenses associated with or resulting
from the City designing,engineering,permitting,surveying and constructing of Spine Road.
However,i f Schrimsher desires to construct Spine Road in accordance with the Town Center
District Code,prior to the City's schedule for said construction provided herein,Schrimsher
may design, engineer, permit, survey, and construct Spine Road at Schrimsher's expense.
Pursuant to Winter Springs City Code,Sections 9-386 through 9-390,Schrimsher shall then
be eligible for and receive in connection with the development of the Schrimsher Property
transportation irn act fee credits in an amount equal to
Schrimsher's reasonable costs for
Zest nin en ' ccring, permitting, surveying and construction of the Spine Road w UQ
costs shall be deemed to be fc�r non-site-re ate tmpravemen's ccrued credits shall be
applied to the development of Schrimsher Property. Regardless of which party constructs
Spine Road, the City, at its expense and concurrently with the construction of Spine Road,
agrees to design,permit,and construct water and sewer utilities for Spine Road required for
the Town Center and Schrimsher Property(the"Spine Road Utilities"). Sclirimsher shall
convey the right of way for Spine Road to the City at such time as the City has obtained all
ORLOOCS 10014267.12 LKF
00112*0 13ageO.of LC.
r
necessary permits for the City to construct Spine Road or at such time that Schrimsher has
completed construction of Spine Road, whichever occurs first.
City agrees that Schrimsher's engineers(who shall be qualified and experienced in
roadway and water and sewer utilities engineering and pennitting)will be able to review and
provide input into the design and permitting process for Spine Road and the Spine Road
Utilities; and that any and all related applications and/or submittals to all applicable-
governmental agencies that may affect Schrimsher Property will be subject to the reasonable
and timely review by Schrimsher's engineers. Schrimsher's engineers shall complete said
review and provide any such input pursuant to the City's reasonable time schedule.
If the City adopts a traffic concurrency management ordinance, the City agrees to
favorably consider the allocation of reasonably sufficient traffic capacity to Town Center
and/or appropriate levels of service to accommodate the development of Town Center as
anticipated in the Town Center District Code. '
d) Designate that portion of Tuskawilla Road between State Road 434 and Spine
Road a City collector road and process an amendment to the City's Comprehensive Plan,
Traffic Circulation Element,to so designate. The City also agrees,at its expense,to design,
engineer, permit, survey and construct the Main Street Improvements substantially within
the alignment shown on 1;xhibit "A". The City also agrees to promptly commence the
design, engineering and permitting within ninety (90) days of the effective date of this
Agrecment,exercise their best efforts to commence construction as soon as possible and to
diligently pursue completion of such construction within two (2)years of the effective date
of this Agreement. The Main Street Improvements shall be consistent with the Town Center
District Code. Schrimsher agrees to donate and convey to the City eleven(11)feet of right-
of-way in order for the City to expand Main Street to eighty-two (82) feet in width in
accordance with the Town Center District Code. The conveyance shall occur at such time
as the City has obtained all permits necessary to construct the Main Street ImprovetnentsAO
Because Schrimsher only owns property on one side of that portion of Tuskawilla Road
described as Main Street, Schrimsher shall only be required to convey the one-half(i.e.,not
more than eleven (11) feet wide) of the needed right-of-way which is located on �c
Schrimsher's side of Tuskawilla Road. Schrimsher agrees that City shall have the right of
entry and ingress and egress to and from the Schrimsher Property for purposes of designing,
engineering,perrnitting,surveying and constructing the Main Street Improvements, and,in
such event,the City agrees,to the extent permitted by law,to indemnify and hold Schrimsher
and the Schrimsher Property harmless against any loss,damage,liens or expenses associated
with or resulting from the City designing, engineering, permitting, surveying and
constructing the Main Street Improvements which costs shall be deemed to be for Tion-site
related improvernents". Notwithstanding the aforesaid, if Schrimsher desires to commence
the Main Street Improvements in accordance with the Town Center District Code, prior~to
the City's schedule for making said improvements,Schrimsher may design,engineer,permit,
survey, and construct the Main Street Improvements at Schrimsher's expense and the
ORLOOCS 100142G3.12 LKF Cage 9 of 22"
OG/12/00
conveyance shall occur at such time Schrimsher has completed construction of said
improvements. Pursuant to Winter Slayings City Code, Sections 9-386 through 9-390,
Schrimsher shall then be eligible for and receive in connection with the development of the
Schrimsher Property transportation impact fee credits in an amount equal to Schrimsher's
reasonablecosts fordesign,engineering,surveying,permitting and construction of the Main
Street Improvements. Accrued credits shall be applied to the development of Schrimsher
Property. City agrees that Schrimsher's engineers (who shall be qualified and experienced
in roadway and water and sewer utilities engineering and permitting)will be able to review
and provide input into the design and permitting process for the Main Street Improvements;
and that any and all related applications and/or submittals to all applicable governmental
agencies that may affect Schrimsher Property will be subject to the reasonable and timely
review by Schrimsher's engineers. Schrimsher's engineers shall complete said review and
provide any such input pursuant to the City's reasonable time schedule.
VI. Inclusion of Pra ort in TO►Vn Centcr District.
Schrimsher consents to the inclusion of the Schrimsher Property into the Town
Center District subject to the terms and conditions hereof.
VII. Ado tion of Town Center District Code.
Sclirimsher hereby consents to the adoption of the Town Center District Code and
its applicability to the Schrimsher Property subject to the terms and conditions hereof.
VIII. Future band Use Change.
Schrimsher and the City acknowledge that the future land use designation for the
Schrimsher Property shall be Town Center at such time said designation is approved by the
City. Specifically, and without limitation, the parties intend for the future land use
designation under the City's Comprehensive Plan to, be amended to accommodate the Town
Center District Code and to correct the future land se designation of the Rustic Residential
Property (to Town Center) which was inadvertently previously changed by City from
commercial to"rustic residential". The City shall immediately administratively initiate and
diligently process through completion said comprehensive plan amendments and also
effectuate any administrative rezoning necessary to implement the foregoing land- use
change. All future land use changes shall comply with the procedures set forth in chapter
163, Florida Statutes and the City Code of Winter Springs.
IX. East Market_Souare Parcel.
Provided that the site and building plan are consistent with the City Code and Town
Center District Code, the City agrees and acknowledges that the past Market Square Parcel
will be allowed to have; (i) a grocery store anchor building consisting of approximately
ORLDOCS 100142G7.12 LKF
OG/12100 Page 10 Of 22
NEIGHBORHOOD PARKS
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SHORT FORM MEMORANDUM OF AGREEMENT
THIS SHORT FORM MEMORANDUM OF AGREEMENT, dated this Arday of
%I;%r. 2001 by and wrmong SCHRIMSHER LAND FUND 1986-11,LTD.,SCHRIMSHER.
LAND FIJ D V,LTD.,and SCHRIMSHER LAND FUND VI,LTD.,herein collectively referred
to as"Schrimsher,and the CITY OF WINTER SPRINGS,a municipal corporation existing under
the laws of the State of Florida,herein referred to as"City".
r-
KNOW ALL MEN BY THESE PRESENTS:
a% x�
A. Schrimsher is the owner of that certain real property located within the City limits
of Winter Springs,Seminole County,Florida,more particularly described on Exhibit' attached W =?
Cn hereto and incorporated herein by this reference(the"Property'). W c
J • �RiG
El
LD a
ac c '= B. Schrirnshcr and the City entered into that certain Agreement dated June 26,2000(the
n•
6'Agrwrnent'�,whereby Schrintsher and the City memorialized theirunderstandings and agreement ,E
�' garding their respoc:tive interests,expectations,and intentions contained therein pertaining to the
i3 co -City of Winter Springs Town Center.
bGCo
'� tT C. Pursuant to Article XXX(Recordation)of the Agreement,Schrimsher and the City
desire to execuie this Short Form Memorandum of Agreement and record the same in the public a
records of Seminole County,Florida, for the purpose of placing all third parties on notice of the eg %5
existence of the Agreement. Ego
o
for
IN WPrNESS WHEREOF.the parties hereto have caused this Agreement to be executed as -3
of the date and year first above written,
"SCHRIMSHER" WITNESSES: '—
SCHRIMSHER LAND FUND 1986-II,
LTD.,a Florida limited partnership
By., Schrimsher Inc.,a Florida Print Name—
corporation
am .corporation
By: _._
Michael A.Schrimsher, it Name= ,+
Vice President
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SCHRIMSHER LAND FUND V,LTD.,a WITNESSES:
Florida limited parmenthip
By: Schrimshe r Inc.,a Florida
corporation Pn�nt Narti ''" ''♦�
By:
Michael A.Schrimsher,
Vice President not Nemo:
SCHRIMSHER LAND FUND VI,LTD.,a WITNESSES:
Florida limited partnership
By: Schrimsher Inc.,a Florida
corporation Print Name: +�
By:� A7 �--►
Michael A.Schrimsher, +� '
Vice President Print Name:
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(3TX, R WINTER SPRINGS WITNESSES:
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OFFICIALAECO DS
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EXHY.BIT"A" SEMINOLE CO..FL
LEGAL DESCRIPTION
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LEGALDESCRIPTION 5LK!iCLL CO..FL
SCHRIMSHEMSKAWILLA
LANDS LYING IN SECTION 31, TOWNSHIP 20 SOUTH, RANGE 31 EAST AND SECTION 6,
TOWNSHIP 21 SOUTH, RANGE 31 EAST, SAID LANDS ALSO BEING PORTIONS OF D.R.
MICTHELL'S SURVEY OF THE MOSES E.LEVY GRANT ACCORDING TO THE PLAT THEREOF
AS RECORDED IN FLAT BOOK 1,PAGE S AND PHILIP R.YONGE GRANT ACCORDING TO
THE PLAT THEREOF AS RECORDED IN PLAT BOOK 1, PAGES 33 THROUGH 38 OF THE
PUBUC RECORDS OF SEMINOLE COUNTY, FLORIDA BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
PARCEL A:
BEGIN AT THE MOST WESTERLY CORNER OF ST. JOHNS LANDING ACCORDING TO THE
PLAT THEROF AS RECORDED IN PLAT BOOK 53,PAGES 4S THROUGH 49 OF THE PUBLIC
RECORDS OF SEMINOLE COUNTY,FLORIDA;THENCE S39'31'38"E 1229.22 FEET;THENCE
N05.518'06"E 36938 FEET; THENCE N65953'28"E 100 FEET PLUS OR MINUS TO THE
SHORELINE OF THE WATERS OF LAKE JESUP. THE PREVIOUS THREE COURSES BEING
COINCIDENT WITH THE SOUTHERLY AND EASTERLY BOUNDARY LINES OF SAID PLAT OF
ST. JOHNS LANDING. THENCE SOITTHFASTI ALY. EASTERLY AND NORTHEASTERLY
ALONG SAID SHORELINE 1750 FEET PLUS OR MINUS;THENCE S25•35'29"W 4210 FEET PLUS
OR MINUS TO THE NORTHEASTERLY RIGHT-OF-WAY LINE OF STATE ROAD 434, SAID
POINT ALSO BERG ON A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF
2843.40 FEET AND A CHORD BEARING OF N4$046'58"W;THENCE ALONG THE ARC OF SAID
CURVE THROUGH A CENTRAL ANGLE OF 13023'48"A DISTANCE OF 664.83 FEET;THENCE
S4r55'OI"W 5.00 FEET TO A POINT ON A CURVE CONCAVE TO THE NORTHEAST HAVING A
RADIUS OF 2848.40 FEET AND A CHORD BEARING OF N40'24'12"W; THENCE
NORTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
03021'44" A DISTANCE OF 167.15 FEET; THENCE N38°43'16"W 78.73 FEET; THENCE
S51016'44"W 5.00 FEET;THENCE N38°43'16"W 554.73 FEET TO THE BEGINNING OF A NON-
TANGENT CURVE CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 7905.47 FEET AND
A CHORD BEARING OF N37000'57"W;THENCE NORTHWESTERLY ALONG THE ARC OF SAID
CURVE THROUGH A CENTRAL ANGLE OF 03.24'3T'A DISTANCE OF 470.55 FEET;THENCE
S51.16'44"W 14.00 FEET;THENCE N38'43'16"W 135.05 FEET TO A POINT ON THE EASTERLY
RIGHT-OF WAY LINE OF THE C.S.X.TRANSPORTATION INC.LAKE CHARM BRANCH RAIL
CORRIDOR,SAME BEING A CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 3607.33
FEET AND A CHORD BEARING OF NII905134"E; THE PREVIOUS NINE COURSES BEING
COINCIDENT WITH SAID NORTHEASTERLY R Gfrr-OF-WAY LME OF STATE ROAD 434;
THENCE NoRTHL'RL.Y ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
080SC25" A DISTANCE OF 562.88' FEET,'THENCE'N13.33'47"E 1147.42 FEET TO-THE
BEGINNING OF A CURVE CONCAVE TO THE WEST HAVING A RADIUS OF 1210.99 FEET AND
k A CHORD BEARING OF N07021'25"E; THENCE NORMRLY ALONG THE IARC OF SAID
CURVE THROUGH A CENTRAL ANGLE OF 18'24'44"A DISTANCE OF 346.8$FEET TO A POINT
ON THE SOUTHEASTERLY RIGHT-OF-WAY LME OF TUSKAWIUA ROAD.THE PREVIOUS
' THREE COURSES BEING COINCIDENT WITH SAID C.SX TRANSPORTATION RIGHT-OF-WAY
UNE; THENCE N30-04.55-E ALONG SAID R101"F-WAY LINE OF TZJSKAWILLA ROAD
$76.47 FEET;IHeWE S59-31'38"E 15.00 FEET TO THE POINT OF BEGINNING.
CONTAINING 164 ACRES MORE OR LESS.
I
TOGETHER WTTII; PARCELS:
COMI4E?CE AT THE MOST WESTERLY CORNER OF ST.JOHNS LANDING ACCORDING TO
THE PLAT THEREOF AS RECORDED IN PLAT BOOK 53, PAGES 45 THROUGH 49 OF THE
PUBLIC RECORDS OF SEMIINOIE COUNTY,FLORIDA;THENCE N59031'38W 15.00 FEET TO A
POW ON THE SOUTHEASTERLY RI01IT-OF-WAY LJNE OF TUSKAWVI A ROAD;THENCE
S30'04.55"W ALONG SAID RIGHT-OF-WAY LINE 1104.90 FEET TO THE POW OF BEGINNING,
SAME BEM THE INTERSECTION OF THE SOUtHEASTERLY RIGHT-OF-WAY LINE OF SAID
1
ti
OFP+C1At rOR.ptv
�g86 1051
TUSKAWILLA ROAD AND THE WESTERLY RIGHT-OF-WAY L NEP1QRI-M'f' S.X.
TRANSPORTATION INC.,LAKE CHARM BRANCH RAILROAD CORRIDOR,SAME ALSO BEING
A POINT ON A CURVE CONCAVE TO THE WEST HAVING A RADIUS OF it 10.99 FFET AND A
CHORD BEARING OF 912'26'ID"W;THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE
THROUGH A CENTRAL ANGLE OF 06'15'13" A DISTANCE OF 111.25 FEET; THENCE
S15133'47"W 1147.42 FEET TO THE BEGINNING OF A CURVE CONCAVE TO THE EAST
HAVM A RADIUS OF 3707.33 FEET AND A CHORD BEARING OF S11.30'48"W; THENCE
SOUTHERLY ALONG THE ARC OF SAH']CURVE THROUGH A CENTRAL ANGLE OF 07'25'54"
A DL57ANCE OF 480.94 FEET TO THE €NIERSECIION OF SAID C.S•X• TPAMPORTA17ON
WESTERLY RIGHT-OF WAY LINE AND THE NORTHEASTERLY RIGHT-OF-WAY LINE OF
STATE ROAD 434; THENCE N38'43'16,W ALONG SAID NORn[EASTMLLY RiGHT-OF-WAY
LINE 309.24 FEET;THENCE H30'04'56"E 220A0 FEEL;IMENCE W38643'16"W 200 FEET TO A
POINT ON THE AFOREMENTIONED SOULITF.ASTERLY RIGHT-OF-WAY LINE OF
TUSIIAWUAA ROAD;THENCE N3"'55"E ALONG SAID SOUTHEASTERLY RIGHT-OF-WAY
LINE 1278.6+3 FEET TO THE POINT OF BEGINNING.
CONTAINIIit#6.85 ACRES MOIL£OR LESS,
TOGS WnN,PARCEL C;
COb04ENCE AT THE MOST WESTERLY CORNER OF ST. JOHNS LANDING ACCORDING TO
THE PLAT THEREOF AS RECORDED IN PLAT BOOK 53. PAGES 45 THROUGH 49 OF THE
PUBUC RECORDS OF SEMINOLE COUNTY..FLORIDA;THENCE N59'31'38W 15.00 FEETTO A
POINT ON THE SOUTHEASTERLY RIGTT .OF•WAY LINE OF TUSKAWILLA ROAD; THENCE
530'04'55"W ALONG SAID RIGHT-OF-WAY LINE 1104.90 FEET TO THE INTERSECTION OF
-= THE SOURLY RIGHT-OF-WRY LINE OF SAID TUSKAWHA A ROAD AND THE
WESTERLY RIGHT-0F•WAY LINE OF THE C.S,X TRANSPORTATION INC„ LAKE CHARM
BRANCH RAILROAD CORRIDOR,SAME ALSO BEING A POINT ON A CURVE CONCAVE TO
' THE WEST HAVING A RADIUS OF 1110.99 FEET AND A CHORD REARING OF 512°26'10 '
TFIENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
06015`13" A DISTANCE QF 121.26 FEET; THENCE S15933'47"W 1147.42 FEET TO THE
': BEGINNING OF A CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 3707.33 FEET AND
A CHORD BEARING OF 510.16'46"W; THENCE SUl7iIiERLY ALONG THE ARC OF SAM
CURVE THROUGH A CENTRAL ANGLE OF 10"34'01" A DISTANCE OF 683.14 FEET TO THE
INTERSECTION OF SAID C.S.X. TRANSPORTATION WESTERLY RIGHT•OF-WAY LINE AND
TTIE SOUTHWESTERLY FIGHT-OF-WAY LINE OF STATE ROAD 434; THENCE S38'45'48"E
146.64 FEET TO•1HE POINT OF BEGINNING;THENCE CONTINUE S38°45'48"E 1478.94 FEET;
THENCE Nd51443'41"E 11.00 FEET TO A POINT ON A CURVE CONCAVE TO THE NORTHEAST
HAVING A RADIUS OF 8980.10 FEET AND A CHORD BEARING OF S3r53151"E; THENCE
i, SOUTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
01017'04"A DISTANCE OF 1%.10 FEET TO A POINT ON A LINE 660.00 FEET NORTH OF AND
PARALLEL WITH THE NORTH LINE OF GARDENA FARMS ACCORDING TO THE PLAT
L:'} T9dFQRQF AS RECORDED IN PLAT BOOK 6,PAGE 23 OF TTjE PUBLIC RECORDS OF SF3�10LE
COUNTY, FLORIDA. THE PREVIOUS FOUR COURSES BEING COINCIDENT WITH SAID
SOUTHWESTERLY RIGHT-0F•WAY LINE OF STATE ROAD 434;THENCE N84'45'06'"W ALONG
?v SAID PARALLEL LINE 872.15 FEET TO A POINT ON THE EASTERLY RIGHT-OF-WAY LINE OF
THE AFOREMENTIONED C.5 X TELANSPORTATION INC.. SAID POINT ALSO BEING ON A
CURVE CONCAVE To THE EAST HAVING A RADIUS OF 2143.74 FEET AND A CHORD
Y'rBE,ARD40 OF N14'31I`04"1V; THENCE NORTHERLY ALONG THE ARC OF SAID CURVE
}: THROUGH A CENTRAL ANGLE OF ir37'34"A DISTANCE OF 661,03 FEEL'TO TIM POINT OF
COMPOUND CURVEATURE OF A CTO CONCAVE O THE BAST HAVING A'RADIUS OF
3607.33 FEET AND A CHORD SEARING OF NOVI PIM THENCE NORTHERLY ALONG TIM
ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 08159158"A DISTANCE OF 766.60
FEET 1'O THE POINT'OF BEGINNING.THE PREVIOUS TWO COURSES BEING COINCIDENT
WUH SAID'FASTERI.Y RIGHT-OF'-WAY LINE OF THE C.S,X TRANSPORTATION INC..
CONTAINING 13.01 ACRES MORE OR LESS.
e:
s
OMC'AI PFfOROS
1988 1058
SEMlIiO_E CO..FL,
TOGL:THE R VAMM PARCEL I7:
001radENCS AT THE bWST WESTERLY CORNER OF ST.JOHNS L ANW40 ACCORDING TO
THE FLAT TF EOF AS REC7ORZ ED IN PLAT BOOK 33, PAGES 45 THROUGH 49 OF THIS
P[F1 W RECORDS OF SEMMOLE COUNW.FLORIDA;THENCE N59-31'38W 13.00 FEET TO A
POW ON THE SOMMELUTERLY RIGHT-Op WAY LDM OF'1'1JSICAWILLA ROAD;T=gM
r &W'+04'S3"1Y ALOW SAm Pimr-OF-WAY LINE 1 iO4.g0 FEST To THE wP1tSFr[`nm OF
THE SOMMASTERLY RI43HT'-0F-1VAY LINE OF SA1D TL181CAWU XA ROAD AND THR
WESTERLY RXW-OF•WAY LINE OF THE C.SX TRANSPORTATION INC'.. LAX CIIAiRJM
ML4NCH RMEAAD CORRIDOR.SAME ALSO BEING A PORNO ON A CURVE CONCAVE TIO
THE WEST HAVM A RADIUS OF 1110.99 FEET AND A CHORD BEARING OF 812024'IprW,
nMKM SOUTHERLY AL+OM TIM ARC OF SAID CURVE THROUGH A COAL ANGLE OF
OVIS'13" A DISTANCE OF i21.26 FEET; THENCE 3I3"33'4rw 1147.42 FEEL TO THE
BEGINIdI'NG OF A CURVE CONCAVE TO THE EAST HAVING A RADIUS OF 370733 FEET AM
A CHORD BEALM OF SlftO'IrW. 7M4M SOUTHERLY ALONG THE ARC OTp SAID
CURVE THROUGH A CMffR,AL ANGLE OF 10'1510"A DWANCE OF 663AO FEET TO THE
F" 1NTN38CYTON OF wD c sx TRANSPORTATION WES MLY RLGLR'4)RWAY LM ANL)
THE SOUTHWESTIMLY RkAff-OF-WADY UNE OF STATE ROAR] 434 AM THE PiOIITT OF
BEGIIrl1TT . TmENcR CONI>riUE SOUTHERLY ALONG SAM WESTERLY RMT-CF-WAY
LINE AND TATE ARC OF SAID CURVE HAVING A CHORD BE'UM OF 5WW*43"W TIHROUGH
A CENTRAL ANGLE OF W21'43"A DISTANCE OF 411.69 FLAT;nMCE N36'56'46-W 142.99
~' FEET: TMWCE NO3°43'22"E 514.43 FEET; THENCE N86'37.23"W 21.83 FEET; THENCE
NMVZ'33"E+66.14 FEET TO A POINT ON THE AFORESAID SoUn WE3TBRLY RIGFIT-OF-WAY
LINE OF STATE ROAD 434; THENCE S3"9'07"E,ALONG SAID RIGHT-OF-WAY LINE 224.61
is FEE I TO THE POINT OF BEGINNING-CONPARGM 1,50 ACRES MORE OR LESS.
SAID LANW LYING IN SEMINOLE COUNTY,FLORIDA AND cDNT'Amm 195 ACRES MORE
OR L$SS.
I
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{„e$lbllity Unsatisfactory POFFICIAt RECORO+F
. fo! Mlcrofllming
SEMINOLE CO.,FL
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EXHIBIT
H CJ L_. i—1 S .�
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INCORP( RATEED ate:':„” SCHRINISHER PROPERTY
PR"Ct NUMBM 40OW
Attachment 3
Relevant Excerpt of Final Engineering Flans for iVlain Street
Associates- phase II Development
Approved by City Commission July 10, 2006
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Attachment 4
Future Development Commitment Agreement dated November 10,
2010
. . ... .... . i�aa�aaaiaNi�u�awwiaaaaa�aaaa®�p�ri�w,.
M11RYR1 1 t CLERK OF CIRCUIT COURT
8K 07486 Pqs 0146 - 1541 t9pgsl
CLERKS it .�.f11U1364G5
PfgMM d by end rtf rn to: R=DED 11/29/21010 Ile r 05152 pN
Andw4Y A.GwZnn=� REC�BDDED BINB Y T Smith
FEES moo f City Attavey o0rad r 5pi tgs
1� Brow%GmVmam WeW&nAgmita,P.A.
111 N.Oruw Avmue,&rb 2000
Orlador Fk"32802
FUTURE DEVELOFM1M
CONUM VT AGREEMENT
/�hTilIMt3 AGREEMENT (the "Agreement") is made and entered into effective this
&'' day of November,2010,by and between Winter Sprluga Hrtfdinp,Ina,a Delaware
oorporadon,whose address is 900 Seventh StrmtNW,Sto. 1020,Wasbington,DC 20001,and its
suo mmrs and assigns(the"Owner',and the City of Winter Springs,Florida(the"City"),a
Florida:Municipal Corporation,whose address is 1126 E. Stato Road 434, Winter Springs, FL
32708.
COMMON REMAIS:
WHEREA6, the Owner is the owner in foe simple title to certain real property (the
"Property") described in E7CIIBVY "A" attached hereto and incorporated heroin by this
reference;and
WHEREAS, the Property was subject to that certain Implementation Agreement (the
"Implementation Agreement', recorded in the Public Records of Seminole County, Florida in
Official Records Book 6599,Pages 1705-1726;and
WYMREAS,the Owner and the City entered into an Agreement,dated August 23,2010,
to temiiante the Implementation Agreement in accordance with the conditions set forth in Section
3 thereof;which shall be recorded in the public Records of Seminole County,Florida prior to tho
recordation of this Agmmic:nt C7ermination Agr"meut');and
WHEREAS, Section 3,6 of the Termination Agreement required that the City and the
Owner enter into this Agreement to memorialize the future development obligations which are
restated from the Tenrruntation Agreement as set forth herein.
WI"4'MLr��i�TII:
NOW THEREFORE, in eouaideration of Ton Dollars ($10.00) and in consideration
of the termination of the Implementation Agreement and in accordance with the Termination
Agreement,the parties ague as follows:
Futuro Development Commiuncut Ag=ment
City of WlaW Spr%&%F 1ntor Sping9 HoldlaA tam
Page L of 6
Book7486/Page146 CFN#2010136465
1. Rgjilplz, The parties agree and acknowledge that the recitals above are true and
correct and that it is the intent of the panics by entering into this Agremont to cmale a iegully
beading contract..
2. FatuKQ QWjntlons on the Propprly, In accordance with Section 3.6 of the
Termination Agreement, Owner hereby restates the following existing commitments with
respect to the Property:
2.1 Owner agrees to convey to the City two small neighborhood squares #4
(nihimrml.42 acres)and#S(minimum.41 acres),such acreage to include all rights-of-way around
the petimcWr at' each neighborhood square, at such time the City dacrmines the squares arc
needed in conjunction with the future development of the Property.The 1=6031 of the neighborhood
squares arc generally deOcted on ll< MIT"13,"which is attached laereto and fully suaorporated
herein by dils nefmnec, However,the t armac and ilea City agree that the patties may mutually agree
in writing in modify the lccation of the neighbortwod squaws in order to necomrnodate the future
devcloprnent plans on the Pmpedy. 'ilia oonveyances shall be at no cost to the City by special
warranty deod for flee simple title.
2.2 Owner shall be responsible for designing, permitting, and constructing a
master stormwater plan for the Property, which is intended to include the harsdlitsg of stormwater
mnoff from Spine Road(Michael Bla m Boulevard) which is being simultaneously conveyed to the
City with the execution and delivery of this Ag=niant. Owner shall construct the permanent
master stormwater facilities at such time the Property is developed in accordaum,with all applicable
5t.,Johns'Water Managernent District("SJRVWrMIY)and any other applicable regulatory pem itting
requirements. The perrrianerii stormwater fhcilities Ionated outside of the Spine Road Property slwll
remain privately owned and mah fined, with a drainage casement dedicated to the City over all
stormwater facilities suppoditig Spine Road at such time the,par ntment facilities are constructed
and approved by the City.In the event that the City chooses to construct Spine Road in advance of
substerstiai development of the Properly and before the permanent stormwater facilities tine in place,
:i Owner shall grant the City a right-0f-cstry to construct and maintain temporary stormwater
fae litics on the Property located outside of the Spine Roast Pmperty in uouordance with a.temporary
drainage case nmt dust is muumlly acceptable to the Ova=and the City. 'lbc area for die temporary
stonnwater frscilities Ahall be gcaerally located in the arum depicted on FT IT "Cr" which is
attached hereto and domed fully incorporated benehi by Luis rekence. lie right-or-entry and
txscnicnt shall remain in p1aa; un it the permanent stormwater facilities are constmeW by the
Owner.At the time the permaneiil tit nage facilities are c:onstrticted and acocpted by the City and
tiso applimble regulatory agencies, 0wase shall be
responsible for the removal of all temporary drainage facilities.In addition to the right-of-entry and
eascumzi Owner shall grant the City authorization to utilize and/or modify any permits applicable to
the constructlou of 5phic Road_ Owner agrees to cooperate with the City regmd.ing any permit
utilization and/or mo-diGcatioa and shall execute applicable per-mit documents authorizing the
Permit utilization or modification to the extent required by the SJRWMD,
3. 11±Iig aneom Iron-1doua.
31 Applicable Lair snd Vanua This Agrecnieat shall be governed by and
Fahue Developmmt CommitmrntAgreemmi
City of Wiater SprfiTr.- atcr Spr1W Holdings,Tac,
Page 2 n1`6
Book7486/Page147 CFN#2010136465
r'
cangtruW under the laws of the State ofFlazid&Iho parties shah att=pt in good ran to resolve any
disptft ung tics Agreemcntt through negotiation and/or med otion ict►wecn authrniaed
relmwentatives.If flwae efi'omts are not Enx lel,and there remains a dispu tc under this Agt+xa=t,
either party may then file an action in the Circuit Court of Smninole County,which shell be the
exclusive venue with respect to arty dlsputeq arising out of this Agreement.This A&i=mcrar shall
not be construed or clrmmotmized as a development agreement under the Florida Local Gov=ertt
AMemcniAct
3.2 Entire Aereemeni.This Agreement is the entire agreement between the
parties related to the subject msiter expmessed herein,and supersedes all previous oral and written
mpreserdat ons, ag=rnenis and rmderstnudlngs betwcen the parties related thereto. Except as
otherwise provided herein,this Agreement shall only be amended or cancelled by mutual written
consent of the parties hereto or by their successors in interest.
3.3 Effective Date The effective date of this Agreement(the "Effective
Date')shall be the date when the last one of the Parties has properly au=dod this Agreement as
determined by the date set ferth inns,cdlrttxly below their respective signatures and shall be binding
upon all snccMM es in interest to the parties.
3.4 Notices, Whenever any of the parties desire to give notice to the
other,such notice must be in writing,sent by US.Mail,postage prepaid,addressed to the party fur
whom it is intended at the place last specified;the place for giving of notice shall remain such
until it is changed by written notice in compliance with the provisions of this pngtnph. Until
otherwise designated by amendment to this Agreement,the parties designate dee following as the
respective plax=for giving notice:
'i
For the owner: Winter Springs Holdings,Inc.
e%IBEW Pension Benefit Fund
900 Seventh SlreetNW,Suite 1020
Wnvhln,gton,DC 20001
Telephone:
Fait:
With a copy to: Potts-Dupre,Difede&Hawkins,chtd.
Attention: Jim Difede,Esq,
900 Seventh Street,NW,Suite 1020
Washington,DC 20001
Telephone: (202)223.0888
Fax:(202)223-3868
With a copy to: CS Capital MAnagement
Attention: Brian Love
Paul Saylor
Ono Overton Park—Suite 240
3625 Cumberland Boulevard
Atlanta,GA 30339
Fukn De%vlopmnat Commltmoat Asmament
City of Wiater Spfing&Mnter springm rinldinge,Inc.
rw 3 of 6
Book7486/Page148 CFN#2010136465
Telephone: (770)818-4040
Fax: (770)8184041
1 F;m the city: City of Winter springs
Atin:City Manager
1126 E.State hoed 434
Winter Springs,FL 32708
Telephone:407-327-5957
Fax:407-327-4753
3.5 Atto rney>r Fens. Each petty shall bear their own attorneys fees regarding the
dra€ mg and implemmtetion of this Agement
3.6 g �lLerFc�nrnoe, If Owner defaults on its;obligatlons ad forth
in F'ruagraixh 2 of this Agmmncrd,the City&hall have the rl&to seek spec to performance ngainat
Ito Owner in order to effectuate the required emwaymm of the neighborhood squaws and the
City's use of the Property for Spine Road stoonvmw pwpom, In such ease,the City shall have the
A&to recover pmvafiing party attorney&fees and costs in the event the City must file an action to
enfD=the tams and oonditions set forth in Pmt 2.
3.8 B_ecordal2n, This Agreement shall be recorded in the Public Records of
Seminole County,Florida,and stall run with the Property.
h
i [SIGNATURE PAGE FOLLOWS1
t
Fuhro Um•dnprnrsn Cammlweot A�roemeut
City of W1nW eplagewlntw aptloga Iloldam JAr.
Pato 4 of 6
Book7486/Page149 CFN#2010136465
IN WITNESS WHEREOF, the Parties hereto have caused this A t, to be
executed b theirappropriate officials as o the ''4°+..
Y f data first atx�vo written.
SPS: CITY OF WINTER.SPRIitiiC
Dy, 0 •. L
siSnabur$) E gy+sr
LJ i C5 4•
(print name) A=, T:
(Signature) dregloreuxo-Imams,city Cl
STATE OF FLORIDA
COUNTY OF SEMINOLE
The foregoing kwh went was acknowledged boforo mo this. [ day of Navembea,
2010, by CHARLES LACEY, Mayor of the City of Winter Springs, (check one) c(who is
personally known to me or a who produced as
identification.
&AW
NN --Public
Print Name:
My Comrmimion expires:
otary Lh0 laltln - e
Oarrietie Harker
M1 WC"r'N 11)L7ti(i337}
�r U,CAff15«(11f
Futuro Davorapmml Commltmmt A m mcat
City a wlatar Sptiapvinta Spdw Aoldh;&%ice.
Pale 3 OM
Book7486/Page150 CFN#2010136465
WI E • WIZV'I'ER SPRINGS HOLDINGS,INC.,a
Delaware corporation
( e �.
tib fir Lindell K.Lee,President
(print name)
Date:
I at e)
_ n1 kII
(print name)
S ►TQ DA
co v sI LE
The foregoing instrument was acknowledged before me this_&' day of November,
2010, by Lindell K. Lee, President of the Winter Springs Holdings, Inc., a Delaware
corporation, (check one) o'who is personally known to me or In who produced
as identification.
Notary Public Jo Ann Bowan
Print Name: Notary Publla,pfsirlct91 Mmblat t.
My Commission expires.
Ift �I WON��'�������•+��e,...
0,•'%•,''ee77 DC7
4'&POP
IyJ G t;, •;.
0,41"+0+.....�.,•,.,..
Future Development Commitment Agreement
City of Winter Sprinp Vinter Sprinp Holdings,Inc.
Pagc6of6
Book7486/Page151 CFN#2010136465
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