HomeMy WebLinkAbout2023 11 16 Regular 500 - Conditional Use Permit Processing Agreement - Catalyst Development Partners, LLCREGULAR AGENDA ITEM 500
CITY COMMISSION AGENDA | NOVEMBER 16, 2023 REGULAR MEETING
TITLE
Conditional Use Permit Processing Agreement - Catalyst Development Partners, LLC
SUMMARY
The applicant, Catalyst Development Partners, LLC, requests City Commission
reconsideration to execute this Conditional Use Permit Processing Agreement to
receive permission to submit a Conditional Use application for mixed use
development, to include multifamily housing and retail, on the subject site. Additional
multifamily development on the subject site is currently restricted by the existing
development agreement executed January 09, 2017. The applicant presented a Non-
Binding Presentation of the conceptual plan for the proposed development to City
Commission on August 28, 2023. The site is located on the north side of East State
Road 434, at the intersection of Michael Blake Boulevard, in the Town Center District
(T5 Urban Center Zone). The T5 urban center zone comprises the core of the town
center and is synonymous with the city's urban central business district.
FUNDING SOURCE
RECOMMENDATION
Staff recommends the City Commission review the proposed concept plan for a mixed-
use development to include multifamily housing and to reconsider the submission of
a Conditional Use Permit application for the mixed use development.
320
Conditional Use Permit Processing Agreement
Page 1 of 6
CONDITIONAL USE PERMIT PROCESSING AGREEMENT
(Multi-family/Mixed Use Apartment Project – S.R. 434)
THIS AGREEMENT (this “Agreement”) is made as of the ___ day of
________________, 2023 (the “Effective Date”), by and between the CITY OF WINTER
SPRINGS, a Florida municipal corporation (the “City”), whose address is 1126 East S.R. 434,
Winter Springs, Florida 32708, TUSKAWILLA RETAIL PARTNERS II, LLC, a Florida
limited liability company (“Tuskawilla Partners”), whose address is C/O Catalyst Development
Partners, LLC, 880 Glenwood Avenue SE, # H, Atlanta, Georgia 30316.
W I T N E S S E T H:
WHEREAS, the subject property is the remaining undeveloped portion of a multi-phased
Multi-family/Mixed Use Apartment Project located within the Winter Springs Town Center. The
subject property is located east of Michael Blake Boulevard, South of Tree Swallow Drive and
north of State Road 434, and is legally described on Exhibit “1,” which is attached hereto and
incorporated herein by this reference (the “Property”); and
WHEREAS, as of the Effective Date, the Property is encumbered by the Development
Agreement that was approved by the City Commission, dated March 10, 2015 and recorded in the
Official Records of Seminole County, Florida at Official Records Book 8446, Page 1131 – 1144
(the “Original Development Agreement”), as modified by the First Modification of Development
Agreement that was approved by the City Commission, dated January 9, 2017 and recorded in the
Official Records of Seminole County, Florida at Official Records Book 8852, Page 1719 – 1728
(the “First Modification”; together with the Original Development Agreement, the
“Development Agreement”); and
WHEREAS, Section 3(g) of the First Modification currently states that “No additional
multi-family units shall be permitted on the Property;” and
WHEREAS, on October 10, 2023, Tuskawilla Partners made a non-binding presentation
to the City Commission pursuant to Section 20-28.1 of the City Code proposing a conceptual
mixed-use development project on the Property with commercial retail lots fronting S.R. 434 and
multi-family market rate apartments to the north of the proposed commercial retail lots on the
Property; and
321
Conditional Use Permit Processing Agreement
Page 2 of 6
WHEREAS, based on the non-binding, preliminary feedback received from the City
Commission during the non-binding presentation, Tuskawilla Partners desires to file a duly
completed conditional use application seeking approval of the multi-family, market rate
apartments in conjunction with the approval of the conceptual mixed-use development plan
incorporating additional commercial retail lots fronting along S.R. 434 in accordance with
applicable provisions of the City Code (the “Application”); and
WHEREAS, given the existing prohibition for additional multi-family units on the
Property, Tuskawilla Partners is first seeking, and the City Commission desires to grant,
Tuskawilla Partners permission to file and process the Application for purposes of allowing the
City’s Staff, Planning and Zoning Board and Commission to formally consider the Application for
internal Staff review and at subsequent public hearings in accordance with the City’s normal
development permit review criteria and procedures; and
WHEREAS, the Parties acknowledge and agree that if the Application is approved by the
City Commission, the approval will require the Parties to simultaneously agree, as a condition of
said approval, to the terms and conditions of a Second Modification of Development Agreement
approving of the mixed-use development plan consisting of the multi-family, market rate
apartments and commercial retail lots fronting S.R. 434, and if approved, the Second Modification
of Development Agreement will include terms rescinding and superseding the provision in Section
3(g) of the First Modification that currently states that “No additional multi-family units shall be
permitted on the Property;” and
NOW, THEREFORE, in consideration of the mutual promises and covenants contained
herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the City hereby agree as follows:
1.Recitals; Definitions; Incorporation of Exhibit. The foregoing recitals are true
and correct and are hereby incorporated herein by this reference.
2.Authority. This Agreement is entered into pursuant to the Florida Municipal Home
Rule Powers Act and governed by Florida law. The City and Tuskawilla Partners each represent
and warrant to the other that it has the power and authority to execute, delivery and perform the
terms and provisions of this Agreement and has taken all necessary action to authorize the
execution, delivery and performance of this Agreement.
3.Permit Application. Tuskawilla Partners and the City agree that Tuskawilla
Partners is authorized to file a conditional use permit application in accordance with Section 20-
33 of the City Code seeking approval of market rate multi-family apartments on the northern
portion of the Property. The application shall seek approval of the conditional use in conjunction
with the approval of the mixed-use conceptual development plan incorporating commercial retail
development lots fronting S.R. 434. The application shall be substantially consistent with the non-
binding Powerpoint presentation made by Tuskawilla Partners at the August 28, 2023 City
Commission meeting, with the noted exception the proposed R1 retail building will be relocated
for purposes of preserving the existing specimen oak tree located on the southwest corner of the
Property at the intersection of Michael Blake Boulevard and S.R. 434. A complete application
shall be filed by Tuskawilla Partners no later than 120 days from the Effective Date of this
322
Conditional Use Permit Processing Agreement
Page 3 of 6
Agreement, and will be processed by the City in accordance with the City’s normal development
permit review criteria and procedures set forth in the City Code including, but not limited to, the
Parties negotiating the terms and conditions of a Second Modification of Development Agreement
as a condition of approval.
4.Termination. This Agreement shall terminate and no longer be in effect at such
time a final decision on the Application is rendered by the City Commission, or if Tuskawilla
Partners fails to file a complete application as required by Section 3 herein.
5.No Recording. This Agreement shall not be recorded in the Official Records of
Seminole County.
6.Continuation of Development Agreement.All terms of the Development
Agreement shall remain unchanged unless and until a Second Modification of Development
Agreement is mutually agreed to by the Parties as condition of approval of the Application. The
purpose of this Agreement is solely to authorize Tuskawilla Partners to submit the Application and
to authorize City staff to process the Application while the covenant prohibiting multi-family
apartments in Section 3(g) of the First Modification continues to encumber the Property. Nothing
in this Agreement acts to supersede or rescind such covenant, and Tuskawilla Partners
acknowledges and agrees that the Application may be submitted at their sole cost, expense and
risk. Nothing herein requires or obligates the City Commission to rescind the covenant found in
Section 3(g) of the First Modification, which shall be considered in the City Commission’s sole
discretion at such time it considers whether or not to approve the Application.
[SIGNATURES BEGIN ON FOLLOWING PAGE]
323
Conditional Use Permit Processing Agreement
Page 4 of 6
IN WITNESS WHEREOF, the City has caused this Agreement to be signed by its
respective duly authorized officer or representative, and its seal to be affixed hereto, to be effective
as of the Effective Date.
ATTEST:
________________________
Christian Gowan, City Clerk
[CITY SEAL]
CITY:
CITY OF WINTER SPRINGS, a Florida
municipal corporation
By: _________________________
Name: Kevin McCann
Title: Mayor
APPROVED AS TO FORM AND LEGALITY
For the use and reliance of the City of Winter
Springs, Florida, only.
Dated: ________________________________
By: ___________________________________
Anthony Garganese, City Attorney for the
City of Winter Springs, Florida
324
Conditional Use Permit Processing Agreement
Page 5 of 6
IN WITNESS WHEREOF, Tuskawilla Partners has caused this Agreement to be signed
by its respective duly authorized officer or representative, and its seal to be affixed hereto, to be
effective as of the Effective Date.
TUSKAWILLA PARTNERS:
TUSKAWILLA RETAIL PARTNERS II,
LLC, a Florida limited liability company
By: _________________________
Name: __________________
Title: __________________
STATE OF )
COUNTY OF )
The foregoing instrument was acknowledged before me by means of physical presence
or online notarization, this ___ day of ____________, 2023, by _______________________,
the _______________________ of TUSKAWILLA RETAIL PARTNERS II, LLC, a Florida
limited liability company, who is personally known to me or has produced a driver’s license
as identification and who did or did not take an oath.
Notary Public
Printed Name:
State of County of
My Commission Expires:
[SEAL]
325
Conditional Use Permit Processing Agreement
Page 6 of 6
Exhibit 1
Tuskawilla Property
[Attached]
326
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Surveyor's Certificate:
I hereby certify that this legal description and sketch of description of the
described property, is true and correct to the best of my knowledge and
belief, and they conform with the standards of practice as set forth by the
Florida Board of Professional Surveyors and Mappers in Chapter 5J-17, Florida
Administrative Code, pursuant to Section 472.027, Florida Statutes. The seal
appearing on this document was authorized by Amir Moghimi, PSM 7263.
10/11/23
__________
Date signed Amir Moghimi, PSM (For the Firm)
Professional Surveyor & Mapper
Florida License Number LS7263
SURVEYOR'S NOTES:
1) This is a Sketch of Description, as defined in Chapter 5J-17.052(6)(a)-(b) of the Florida Administrative Code. The purpose of this
sketch is to depict the visual representation of A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON
LAKE JESSUP, according to the Plat thereof as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida,
named heron Parcel A1.
2) Instruments of record reflecting easements, encumbrances, rights-of-way, and/or ownership were not furnished to this surveyor,
except as shown. Lands shown hereon were not abstracted for rights-of-way, easements, ownership or other deeds of record.
3) Additions or deletions to survey maps or reports by other than the signing party or parties is prohibited without written consent
of the signing party or parties.
4) Bearings shown hereon are based upon the Florida Department of Transportation Right-of-Way map, Section 77070-2516, sheet
10 of 13, P.I. Station 600+32.11 being S38°23'34"E (R.B.)
5) This sketch and description is intended to be issued as a 3 sheet set. All sheets are invalid without the remainder of the set.
6) THIS IS NOT A BOUNDARY SURVEY.
7) Survey map and report or copies thereof if presented in hardcopy form are not valid without the original signature and raised
seal of a Florida licensed Professional Surveyor and Mapper.
8) Survey map and report or copies thereof if presented in digital form are not valid without the correctly encrypted digital
signature of a Florida licensed Professional Surveyor and Mapper.
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A1).dwg-Sheet 1 Oct 11, 2023 amir.moghimi
Not Valid Without Sheets 1 Thru 3
ABBREVIATIONS:
POB = POINT OF BEGINNING
POC = POINT OF COMMENCEMENTR.B. = REFERENCE BEARING
ID = IDENTIFICATION
P.B. = PLAT BOOK
PG. = PAGE
O.R. = OFFICIAL RECORDS
T = TOWNSHIP
R = RANGEPC = POINT OF CURVATURE
PRC = POINT OF REVERSE CURVATURE
PT = POINT OF TANGENCY
LB = LICENSE BUSINESS
SR = STATE ROAD
R/W = RIGHT OF WAY
NTS = NOT TO SCALE
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 1 OF 3PROJ #
DATE:
23012.20
10/11/23
Sketch & Description
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
327
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A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP, SAID LANDS LYING
IN SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLATBOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA DEPARTMENT OF
TRANSPORTATION RIGHT-OF-WAY MAP, SECTION 77070-2516, SHEET 10 OF 13, P.I. STATION 600+32.11); THENCE
RUN S38°23'34"E, A DISTANCE OF 1320.11 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID
RIGHT-OF-WAY MAP; THENCE DEPARTING SAID BASELINE, RUN N51°36'26"E, A DISTANCE OF 94.94 FEET TO A POINT
ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF THE AFORESAID STATE ROAD 434, AS SHOWN ON SAIDRIGHT-OF-WAY MAP, ALSO BEING POINT OF BEGINNING OF HERON DESCRIBED PARCEL; THENCE ALONG SAID
NORTHEASTERLY RIGHT OF WAY LINE RUN N24°10'06"W A DISTANCE OF 48.66 FEET; THENCE CONTINUE ALONG THE
SAID NORTHEASTERLY RIGHT OF WAY LINE RUN N38°43'16"W A DISTANCE OF 246.60 FEET TO A POINT OFCURVATURE OF A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET AND A CHORD BEARING AND
DISTANCE OF N06°16'44"E, 35.36 FEET ; THENCE RUN NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A
CENTRAL ANGLE OF 90°00'00" A DISTANCE OF 39.27 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF
MICHAEL BLAKE BOULEVARD AS RECORDED IN OFFICIAL RECORD BOOK 7486, PAGE 138; THENCE RUN N51°16'44"E
ALONG SAID EASTERLY RIGHT OF WAY LINE A DISTANCE OF 135.22 FEET; THENCE LEAVING SAID EASTERLY RIGHT OF
WAY RUN S38°28'33"E A DISTANCE OF 484.26 FEET; THENCE RUN N51°37'47"E A DISTANCE OF 61.74 FEET; THENCE
RUN S38°28'33"E A DISTANCE OF 188.71 FEET TO A POINT ON A NORTHWESTERLY LINE OF ACQUISITION PARCEL "B"AS RECORDED IN OFFICIAL RECORDS BOOK 4092, PAGE 0164, PUBLIC RECORDS OF SEMINOLE COUNTY FLORIDA;
THENCE RUN S50°31'58" W ALONG SAID NORTHWESTERLY LINE OF ACQUISITION PARCEL "B" A DISTANCE OF 231.33
FEET TO THE SOUTH CORNER OF HEREON DESCRIBED PARCEL, ALSO BEING A FOUND 1" IRON PIPE (TINKLEPAUGH
LB# 3778) AND A POINT ON THE NORTHEASTERLY RIGHT OF WAY LINE SAID STATE ROAD 434; THENCE DEPARTINGSAID NORTHWESTERLY LINE OF ACQUISITION RUN N38°43'16"W ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE
A DISTANCE OF 357.65 FEET TO THE POINT OF BEGINNING.
CONTAINS 2.8 ACRES MORE OR LESS.
Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 2 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
328
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CURVE DATA
Δ = 90°00'00"R = 25.00'L = 39.27'CHORD
N06°16'44"E35.36'FND 1" IP"TINKLEPAUGH"LB #3778POB
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NORTHWESTERLY LINEACQUISITION PARCEL "B"O.R. 4092, PG. 164Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
MICHAEL BLAKE BLVD(VARIABLE WIDTH PUBLIC R/
W)
S
T
A
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E
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3
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)
Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
Parcel A2
SCALE: 1"=120'
Parcel A1
(2.8± Acres)N51°16'44"E 135.22'S
3
8
°
2
8
'
3
3
"
E
4
8
4
.
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'
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'N51°37'47"E61.74'EASTERLY R/W (O.R. 7486, PG. 138)PCP
T
POC
INSERSECTION SR 434
AND TUSKAWILLA ROAD
FDOT R/W MAP,
SECTION 77070-2516SHEET 10 OF 13, P.I.STATION 600+32.11
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A1).dwg-Sheet 3 Oct 11, 2023 amir.moghimiS:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A1).dwg-Sheet 3 Oct 11, 2023 amir.moghimi
Sketch of Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 3 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
329
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A2).dwg-Sheet 1 Oct 11, 2023 amir.moghimi
Surveyor's Certificate:
I hereby certify that this legal description and sketch of description of the
described property, is true and correct to the best of my knowledge and
belief, and they conform with the standards of practice as set forth by the
Florida Board of Professional Surveyors and Mappers in Chapter 5J-17, Florida
Administrative Code, pursuant to Section 472.027, Florida Statutes. The seal
appearing on this document was authorized by Amir Moghimi, PSM 7263.
10/11/23
__________
Date signed Amir Moghimi, PSM (For the Firm)
Professional Surveyor & Mapper
Florida License Number LS7263
SURVEYOR'S NOTES:
1) This is a Sketch of Description, as defined in Chapter 5J-17.052(6)(a)-(b) of the Florida Administrative Code. The purpose of this
sketch is to depict the visual representation of A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON
LAKE JESSUP, according to the Plat thereof as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida,
named heron Parcel A2.
2) Instruments of record reflecting easements, encumbrances, rights-of-way, and/or ownership were not furnished to this surveyor,
except as shown. Lands shown hereon were not abstracted for rights-of-way, easements, ownership or other deeds of record.
3) Additions or deletions to survey maps or reports by other than the signing party or parties is prohibited without written consent
of the signing party or parties.
4) Bearings shown hereon are based upon the Florida Department of Transportation Right-of-Way map, Section 77070-2516, sheet
10 of 13, P.I. Station 600+32.11 being S38°23'34"E (R.B.)
5) This sketch and description is intended to be issued as a 3 sheet set. All sheets are invalid without the remainder of the set.
6) THIS IS NOT A BOUNDARY SURVEY.
7) Survey map and report or copies thereof if presented in hardcopy form are not valid without the original signature and raised
seal of a Florida licensed Professional Surveyor and Mapper.
8) Survey map and report or copies thereof if presented in digital form are not valid without the correctly encrypted digital
signature of a Florida licensed Professional Surveyor and Mapper.
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A2).dwg-Sheet 1 Oct 11, 2023 amir.moghimi
Not Valid Without Sheets 1 Thru 3
ABBREVIATIONS:
POB = POINT OF BEGINNING
POC = POINT OF COMMENCEMENTR.B. = REFERENCE BEARING
ID = IDENTIFICATION
P.B. = PLAT BOOK
PG. = PAGE
O.R. = OFFICIAL RECORDS
T = TOWNSHIP
R = RANGEPC = POINT OF CURVATURE
PRC = POINT OF REVERSE CURVATURE
PT = POINT OF TANGENCY
LB = LICENSE BUSINESS
SR = STATE ROAD
R/W = RIGHT OF WAY
NTS = NOT TO SCALE
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A2A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 1 OF 3PROJ #
DATE:
23012.20
10/11/23
Sketch & Description
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
330
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A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP, SAID LANDS LYING
IN SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLATBOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA DEPARTMENT OF
TRANSPORTATION RIGHT-OF-WAY MAP, SECTION 77070-2516, SHEET 10 OF 13, P.I. STATION 600+32.11); THENCE
RUN S38°23'34"E, A DISTANCE OF 1320.11 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID
RIGHT-OF-WAY MAP; THENCE DEPARTING SAID BASELINE, RUN N51°36'26"E, A DISTANCE OF 94.94 FEET TO A POINT
ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF THE AFORESAID STATE ROAD 434, AS SHOWN ON SAIDRIGHT-OF-WAY MAP; THENCE ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE RUN N24°10'06"W A DISTANCE OF
48.66 FEET; THENCE CONTINUE ALONG THE SAID NORTHEASTERLY RIGHT OF WAY LINE RUN N38°43'16"W A
DISTANCE OF 246.60 FEET TO A POINT OF CURVATURE OF A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00
FEET AND A CHORD BEARING AND DISTANCE OF N06°16'44"E, 35.36 FEET ; THENCE RUN NORTHEASTERLY ALONG
THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 90°00'00" A DISTANCE OF 39.27 FEET TO A POINT ON THE
EASTERLY RIGHT OF WAY LINE OF MICHAEL BLAKE BOULEVARD AS RECORDED IN OFFICIAL RECORD BOOK 7486, PAGE
138; THENCE RUN N51°16'44"E ALONG SAID EASTERLY RIGHT OF WAY LINE A DISTANCE OF 135.22 FEET
TO THE POINT OF BEGINNING OF HERON DESCRIBED PARCEL; THENCE CONTINUE ALONG THE SAID EASTERLY RIGHT
OF WAY LINE N51°16'44"E A DISTANCE OF 254.65 FEET; THENCE RUN N53°37'06"E A DISTANCE OF 71.07 FEET TO
THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 15.00 FEET AND A CHORDBEARING AND DISTANCE OF N74°09'35"E, 10.53 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE
THROUGH A CENTRAL ANGLE OF 41°04'59" A DISTANCE OF 10.76 FEET; THENCE RUN S85°17'55"E A DISTANCE OF
22.68 FEET TO THE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 15.00 FEET AND
A CHORD BEARING AND DISTANCE OF S64°11'16"E, 10.81 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID
CURVE THROUGH A CENTRAL ANGLE OF 42°13'19" A DISTANCE OF 11.05 FEET; THENCE RUN S43°04'36"E A DISTANCE
OF 31.18 FEET; THENCE RUN N51°24'49"E A DISTANCE OF 1.88 FEET ALONG THE SOUTHERLY RIGHT OF WAY LINE PER
O.R. 7486, PG. 138, AS SHOWN ON THE SEMINOLE CROSSING TOWNHOMES SUBDIVISION REPLAT AS BEINGRECORDED IN PLAT BOOK 8, PAGES 33-36 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA;
THENCE DEPARTING SAID SOUTHERLY RIGHT-OF-WAY LINE, RUN S38°21'49"E ALONG THE SOUTH LINE OF THE
SEMINOLE CROSSING TOWNHOMES SUBDIVISION, A DISTANCE OF 606.04 FEET TO THE SOUTH EASTERLY CORNERAND ALSO THE POINT OF BEGINNING OF SAID SEMINOLE CROSSING TOWNHOMES SUBDIVISION; THENCE DEPARTING
SAID SOUTHERLY SUBDIVISION LINE, RUN S50°31'58" W ALONG THE NORTHWESTERLY LINE OF ACQUISITION PARCEL
"B" AS RECORDED IN OFFICIAL RECORDS BOOK 4092, PAGE 0164, PUBLIC RECORDS OF SEMINOLE COUNTY FLORIDA,
A DISTANCE OF 298.13 FEET; THENCE DEPARTING SAID NORTHWESTERLY LINE OF ACQUISITION RUN FOLLOWINGTHREE COURSES:
1) THENCE RUN N38°28'33"W A DISTANCE OF 188.71 FEET; 2) THENCE RUN S51°37'47"W A DISTANCE OF 61.74 FEET
3) THENCE RUN N38°28'33"W A DISTANCE OF 484.26 FEET TO THE POINT OF BEGINNING.
CONTAINS 5.3 ACRES MORE OR LESS.
Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A2A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 2 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
331
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'N53°37'06"E71.07'CURVE DATAΔ = 41°04'59"R = 15.00'L = 10.76'
CHORDN74°09'35"E10.53'
CURVE DATAΔ = 42°13'19"
R = 15.00'L = 11.05'CHORDS64°11'16"E10.81'S50°31'58"W 298.13'
S85°17'55"E 22.68'
S43°04'36"E 31.18'
CURVE DATAΔ = 90°00'00"R = 25.00'L = 39.27'CHORD
N06°16'44"E35.36'
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NORTHWESTERLY LINEACQUISITION PARCEL "B"O.R. 4092, PG. 164Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
MICHAEL BLAKE BLVD(VARIABLE WIDTH PUBLIC R/
W)
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N51°24'49"E1.88'S
3
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6
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0
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'
Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
NTS
Details A
Details A
SEMINOLE CROSSINGTOWNHOMESSUBDIVISION REPLAT
(P.B. 8, PG. 33-36)
SOUTHERLY CORNERAND POB OFSEMINOLE CROSSINGTOWNHOMESSUBDIVISION REPLAT
(P.B. 8, PG. 33-36)
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Parcel A2
(5.3± Acres)
SCALE: 1"=120'
Parcel A1N51°16'44"E 135.22'N
3
8
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2
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'S51°37'47"W
61.74'N51°16'44"E 254.65'POBEASTERLY R/W (O.R. 7486, PG. 138)
SOUTHERLY R/W LINE
(O.r. 7486, PG.138)
(P.B. 8, PG. 33-36)PCP
T
P
C
PTPTPCPOC
INSERSECTION SR 434AND TUSKAWILLA ROAD
FDOT R/W MAP,SECTION 77070-2516SHEET 10 OF 13, P.I.
STATION 600+32.11
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A2).dwg-Sheet 3 Oct 11, 2023 amir.moghimiS:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle A2).dwg-Sheet 3 Oct 11, 2023 amir.moghimi
Sketch of Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel A2A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 3 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
332
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 1 Oct 11, 2023 amir.moghimi
Surveyor's Certificate:
I hereby certify that this legal description and sketch of description of the
described property, is true and correct to the best of my knowledge and
belief, and they conform with the standards of practice as set forth by the
Florida Board of Professional Surveyors and Mappers in Chapter 5J-17, Florida
Administrative Code, pursuant to Section 472.027, Florida Statutes. The seal
appearing on this document was authorized by Amir Moghimi, PSM 7263.
10/11/23
__________
Date signed Amir Moghimi, PSM (For the Firm)
Professional Surveyor & Mapper
Florida License Number LS7263
SURVEYOR'S NOTES:
1) This is a Sketch of Description, as defined in Chapter 5J-17.052(6)(a)-(b) of the Florida Administrative Code. The purpose of this
sketch is to depict the visual representation of A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON
LAKE JESSUP, according to the Plat thereof as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida,
named heron Parcel W1.
2) Instruments of record reflecting easements, encumbrances, rights-of-way, and/or ownership were not furnished to this surveyor,
except as shown. Lands shown hereon were not abstracted for rights-of-way, easements, ownership or other deeds of record.
3) Additions or deletions to survey maps or reports by other than the signing party or parties is prohibited without written consent
of the signing party or parties.
4) Bearings shown hereon are based upon the Florida Department of Transportation Right-of-Way map, Section 77070-2516, sheet
10 of 13, P.I. Station 600+32.11 being S38°23'34"E (R.B.)
5) This sketch and description is intended to be issued as a 3 sheet set. All sheets are invalid without the remainder of the set.
6) THIS IS NOT A BOUNDARY SURVEY.
7) Survey map and report or copies thereof if presented in hardcopy form are not valid without the original signature and raised
seal of a Florida licensed Professional Surveyor and Mapper.
8) Survey map and report or copies thereof if presented in digital form are not valid without the correctly encrypted digital
signature of a Florida licensed Professional Surveyor and Mapper.
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 1 Oct 11, 2023 amir.moghimi
Not Valid Without Sheets 1 Thru 3
ABBREVIATIONS:
POB = POINT OF BEGINNING
POC = POINT OF COMMENCEMENTR.B. = REFERENCE BEARING
ID = IDENTIFICATION
P.B. = PLAT BOOK
PG. = PAGE
O.R. = OFFICIAL RECORDS
T = TOWNSHIP
R = RANGEPC = POINT OF CURVATURE
PRC = POINT OF REVERSE CURVATURE
PT = POINT OF TANGENCY
LB = LICENSE BUSINESS
SR = STATE ROAD
R/W = RIGHT OF WAY
NTS = NOT TO SCALE
PROJECT:
Winter Spring Town Center
TITLE:
Parcel W1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 1 OF 3PROJ #
DATE:
23012.20
10/11/23
Sketch & Description
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
333
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 2 Oct 11, 2023 amir.moghimiS:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 2 Oct 11, 2023 amir.moghimi
A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP, SAID LANDS LYING
IN SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLATBOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA DEPARTMENT OF
TRANSPORTATION RIGHT-OF-WAY MAP, SECTION 77070-2516, SHEET 10 OF 13, P.I. STATION 600+32.11); THENCE
RUN S38°23'34"E, A DISTANCE OF 1320.11 FEET ALONG THE BASELINE OF SURVEY AS SHOWN ON SAID
RIGHT-OF-WAY MAP; THENCE DEPARTING SAID BASELINE, RUN N51°36'26"E, A DISTANCE OF 94.94 FEET TO A POINT
ON THE NORTHEASTERLY RIGHT-OF-WAY LINE OF THE AFORESAID STATE ROAD 434, AS SHOWN ON SAIDRIGHT-OF-WAY MAP, ALSO BEING POINT OF BEGINNING OF HERON DESCRIBED PARCEL; THENCE ALONG SAID
NORTHEASTERLY RIGHT OF WAY LINE RUN N24°10'06"W A DISTANCE OF 48.66 FEET; THENCE CONTINUE ALONG THE
SAID NORTHEASTERLY RIGHT OF WAY LINE RUN N38°43'16"W A DISTANCE OF 246.60 FEET TO A POINT OFCURVATURE OF A CURVE CONCAVE EASTERLY HAVING A RADIUS OF 25.00 FEET AND A CHORD BEARING AND
DISTANCE OF N06°16'44"E, 35.36 FEET ; THENCE RUN NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A
CENTRAL ANGLE OF 90°00'00" A DISTANCE OF 39.27 FEET TO A POINT ON THE EASTERLY RIGHT OF WAY LINE OF
MICHAEL BLAKE BOULEVARD AS RECORDED IN OFFICIAL RECORD BOOK 7486, PAGE 138; THENCE RUN ALONG SAID
EASTERLY RIGHT OF WAY LINE THE FOLLOWING TWO COURSES:
1) N51°16'44"E A DISTANCE OF 389.87 FEET; 2) THENCE RUN N53°37'06"E A DISTANCE OF 71.07 FEET TO THE POINT
OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 15.00 FEET AND A CHORD BEARING AND
DISTANCE OF N74°09'35"E, 10.53 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE THROUGH A
CENTRAL ANGLE OF 41°04'59" A DISTANCE OF 10.76 FEET; THENCE RUN S85°17'55"E A DISTANCE OF 22.68 FEET TOTHE POINT OF CURVATURE OF A CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 15.00 FEET AND A CHORD
BEARING AND DISTANCE OF S64°11'16"E, 10.81 FEET; THENCE RUN EASTERLY ALONG THE ARC OF SAID CURVE
THROUGH A CENTRAL ANGLE OF 42°13'19" A DISTANCE OF 11.05 FEET; THENCE RUN S43°04'36"E A DISTANCE OF31.18 FEET; THENCE RUN N51°24'49"E A DISTANCE OF 1.88 FEET ALONG THE SOUTHERLY RIGHT OF WAY LINE PER
O.R. 7486, PG. 138, AS SHOWN ON THE SEMINOLE CROSSING TOWNHOMES SUBDIVISION REPLAT AS BEING
RECORDED IN PLAT BOOK 8, PAGES 33-36 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA;
THENCE DEPARTING SAID SOUTHERLY RIGHT-OF-WAY LINE, RUN S38°21'49"E ALONG THE SOUTH LINE OF SAIDSEMINOLE CROSSING TOWNHOMES SUBDIVISION, A DISTANCE OF 606.04 FEET TO THE SOUTH EASTERLY CORNER
AND ALSO THE POINT OF BEGINNING OF SAID SEMINOLE CROSSING TOWNHOMES SUBDIVISION; THENCE DEPARTING
SAID SOUTHERLY SUBDIVISION LINE, RUN S50°31'58" W ALONG THE NORTHWESTERLY LINE OF ACQUISITION PARCEL"B" AS RECORDED IN OFFICIAL RECORDS BOOK 4092, PAGE 0164, PUBLIC RECORDS OF SEMINOLE COUNTY FLORIDA,
A DISTANCE OF 529.43 FEET TO THE SOUTH CORNER OF HEREON DESCRIBED PARCEL, ALSO BEING A FOUND 1" IRON
PIPE (TINKLEPAUGH LB# 3778) AND A POINT ON THE SAID NORTHEASTERLY RIGHT OF WAY LINE STATE ROAD 434;
THENCE DEPARTING SAID NORTHWESTERLY LINE OF ACQUISITION RUN N38°43'16"W ALONG SAID NORTHEASTERLY
RIGHT-OF-WAY LINE, A DISTANCE OF 357.65 FEET TO THE POINT OF BEGINNING.CONTAINS 8.1 ACRES MORE OR LESS.
Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel W1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 2 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
334
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'N51°16'44"E 389.87'N53°37'06"E71.07'CURVE DATAΔ = 41°04'59"R = 15.00'L = 10.76'
CHORDN74°09'35"E10.53'
CURVE DATAΔ = 42°13'19"
R = 15.00'L = 11.05'CHORDS64°11'16"E10.81'S50°31'58"W 529.43'
N
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S85°17'55"E 22.68'
S43°04'36"E 31.18'
CURVE DATAΔ = 90°00'00"R = 25.00'L = 39.27'CHORD
N06°16'44"E35.36'FND 1" IP"TINKLEPAUGH"LB #3778POB
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EEASTERLY R/W (O.R. 7486, PG. 138)NORTHWESTERLY LINEACQUISITION PARCEL "B"O.R. 4092, PG. 164Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
MICHAEL BLAKE BLVD(VARIABLE WIDTH PUBLIC R/
W)
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N51°24'49"E1.88'S
3
8
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2
1
'
4
9
"
E
6
0
6
.
0
4
'
Lot 8, Block "A"
D.R. MITCHELL'S
SURVEY OF THE LEVY
GRANT ON LAKE JESSUP
(P.B. 1, PG. 5)
NTS
Details A
Details A
SOUTHERLY R/W LINE
(O.r. 7486, PG.138)
(P.B. 8, PG. 33-36)
SOUTHERLY CORNERAND POB OFSEMINOLE CROSSINGTOWNHOMESSUBDIVISION REPLAT
(P.B. 8, PG. 33-36)
S
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)
Parcel W1
(8.1± Acres)
SCALE: 1"=120'SOUTH CORNER OFW1 PARCELPCP
T
P
C
PTPTPCPOC
INSERSECTION SR 434AND TUSKAWILLA ROAD
FDOT R/W MAP,SECTION 77070-2516SHEET 10 OF 13, P.I.
STATION 600+32.11
S:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 3 Oct 11, 2023 amir.moghimiS:\job\2023\FW 23012.20 - WSTC Change Order No. 1\DWG\FW 23012.20 - WSTC Change Order No.1 (S&D Parcle W1).dwg-Sheet 3 Oct 11, 2023 amir.moghimi
Sketch of Description
Not Valid Without Sheets 1 Thru 3 See Sheet 1 of 3 for Signature
PROJECT:
Winter Spring Town Center
TITLE:
Parcel W1A PORTION OF LOT 8, BLOCK "A",
D.R. MITCHELL'S SURVEY OF THE
LEVY GRANT ON LAKE JESSUPSHEET 3 OF 3PROJ #
DATE:
23012.20
10/11/23
6200 Lee Vista Blvd.
Suite 400
Orlando, FL 32822
Tel: 407.896.3317
www.nv5.com
LB8246NV5
335
336
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Winter Springs Mixed-Use Project
WINTER SPRINGS TOWN CENTER
RETAIL OUTPARCELS + MULTIFAMILY DEVELOPMENT FRONTING SR-434 360
AGENDA
Developer is requesting to modify
the existing development agreement
so that a mixed -use project can be
further evaluated under the
conditional use application process
set forth in Section 20-33 of the
Winter Springs Code of Ordinances.
Site Plan
Site History
Mixed -Use Synergy
Mixed -Use Myth Vs. Reality
Conclusion
Appendix
1
5
3
2
4
6
361
SITE PLAN (CONCEPT)
*Site plan is conceptual in nature and will be refined during conditional use and site plan approval 362
TOWN CENTER
363
SITE HISTORY
•The site is zoned Town Center T-5 (Urban Center Zone). Per the Town Center Code, it
“comprises the core of the town center and consists of a higher intensity mix of uses
such as retail, offices, and residential.”
•The Blake Apartments was successfully developed in 2018-2019. Since 2017,
Developer has diligently explored alternate uses for this second phase site.
Grocery Store – At the City’s urging, Developer searched for a neighborhood grocer. This use
was prohibited by a private deed restriction on the property.
Commercial Anchored Retail Center – The subject property was put under contract by an
experienced and reputable retail manager. After 9 months of soliciting prospects for a retail
village concept, the contract was canceled due to size of trade (Lake Jessup) area and lack of
roof tops necessary to support concept.
Gas Station, Car Wash, Self-Storage – Majority of interest for commercial has been for Gas
Station, Self Storage or Car Wash Stations. None of these uses are permitted by current zoning.
ADDITIONAL ROOFTOPS ARE NEEDED TO SUPPORT AND ATTRACT RETAIL.
MARKET FEEDBACK IS THAT MIXED-USE IS THE HIGHEST AND BEST USE.364
MIXED USE BENEFITS
Real estate taxes are projected to be $630K per year. This is twice the
amount of taxes generated from a retail only development or thirty times
the amount of taxes paid currently on vacant land
INC. TAX
BASE
There is clear demand for additional market rate housing in
Winter Springs to support critical segments of the work
force and those desiring a more urban lifestyle
HOUSING
Increased population density drives business activity and
neighborhood vibrancy, fulfilling the vision for the Center
MIXED
USE
Mixed-Use spaces can serve as inclusive, experience driven
destinations for communities to come together. These areas are
resilient and adapt to changing demands of the community
IDENTITY
The project will provide residents with an amenitized lifestyle
and walkability to shops, trails, schools, and the community
QUALITY
OF LIFE
Mixed-Use produces less traffic impact than high intensity
commercial due to walkability and differences in peak
demand timing for residential versus commercial users
LESS
TRAFFIC
365
MIXED-USE MYTH VERSUS REALITY
Mixed-Use produces less traffic impact than high
intensity commercial due to walkability and
differences in peak demand timing (EPA, ITE)
Mixed-Use Exacerbates
Traffic Congestion 2
Multifamily units cause 30% to 40% less demand
on school seats than single family construction
(Census, NAHB)
Mixed-Use Will Tax
The School System 3
Mixed use areas face 31% less crime due to “eyes
on the street” and sense of community.
(UPenn Law Review)
Mixed Use Areas
Generate Crime 4
Average rents at The Blake are nearly $2,000 and
the median household income is 7-10% higher
than the median for the City of Winter Springs.
Residential Apartments Only
Serve Low-Income Communities 5
Property values and Quality of Life Scores are
improved by pedestrian connectivity and access
to amenities like retail and restaurants (ULI)
Mixed-Use Negatively Impacts
Nearby Property Value 1
Reality ✔Myth ✘ Vs
366
CONCLUSION
•A Mixed-Use Project Is In Keeping With The Town Center Vision
•There Is Already Proof Of Concept Across The Street - Successful
Multifamily (The Blake) And Retail (Starbucks, Etc.)
•Additional Rooftops Will Help Support Existing And Future Retail
•Impact Fees And Real Estate Taxes Can Help Support Vital Town
Services Within the Center and Throughout Winter Springs
•Based On Market Feedback, This Is The Highest And Best Use
The project still requires discretionary final approval from the
commission after coordination with and input from the staff, P&Z
Board, and public. Further, binding agreements can ensure
Developer compliance with the express wishes of the Commission.
367
APPENDIX
368
ROUNDABOUT VIEW
369
SAMPLE ELEVATION
370
PEDESTRIAN CONNECTIVITY
371
INTERIOR CONCEPT
372
TAX ANALYSIS
373
DEVELOPER PROFILE
374