HomeMy WebLinkAbout2024 01 04 Public Hearing Item 400 - Chau Medical Plaza - Phase 2
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TITLE
Chau Medical Center Phase 2 – Aesthetic Plan Review, Final Engineering Review,
and Second Modification to the Development Agreement.
SUMMARY
The Community Development Department requests that the City Commission
hold a Public Hearing to consider Aesthetic Plan Review, Final Engineering Review,
and Second Modification to the Development Agreement in order to construct a
48,810 sq. ft., 47-unit independent living facility on the subject property.
General Information
Applicant Chau Family Holdings III, LLC (Dr. Son Chau)
Property Owner(s) Chau Family Holdings III, LLC
Location West of the intersection of Hacienda Drive and S.R. 434
Tract Size ±5.08 Acres
Parcel ID Number 34-20-30-5AW-0000-048A
Zoning
Designation
Neighborhood Commercial Districts (C-1)
S.R. 434 Corridor Overlay District
FLUM Designation Commercial
Adjacent Land Use North: East S.R. 434 / ROW
East: Commercial (Vacant)
South: Hacienda Village
(MDR)
West: Hacienda Drive / ROW
Setbacks Minimum 25 feet Maximum 100-feet
Height C-1: Up to 50 feet S.R. 434: Up to *Five stories
(*Limited to three-stories per the
Development Agreement)
Setbacks (C-1) Front: 25 ft. Rear: 15 ft. Side: 15 ft. _______
Development
Standards
Lot Coverage: 75%
Development
Permits Waiver | Pending
Development
Agreement
Development Agreement | Pending
Code Enforcement Not applicable
PUBLIC HEARINGS AGENDA ITEM
PLANNING & ZONING BOARD
THURSDAY, January 4, 2024
REGULAR MEETING
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 2 OF 11
City Liens Not applicable
Background Data:
The Community Development Department received an application from Chau
Family Holdings III, LLC to construct a multi-phased development in May of 2018.
The City Commission approved the site plan and development agreement for the
entire site on November 16, 2020. The proposed development was broken into 3
phases. Phase 1 involved mass grading of the entire site, master stormwater and
utilities infrastructure, perimeter landscaping, a wall located on the south side of
the property, and the central medical office building.
This proposed phase falls under Development Area 3 as identified in the
Development Agreement and will involve the construction of a 44,559 sq. ft., 47-
unit Independent Living Facility. The applicant is required to seek Aesthetic Review
for this phase. The applicant is also seeking site plan/final engineering review as
well as a modification to the existing Development Agreement because the
proposed ILF differs from what was originally approved in that it will have fewer
units and a different building footprint. The Development Agreement for the
Winter Springs Medical Office/Chau Family Holdings, Recorded in the Official
Records of Seminole County, Book 9768, Page 982-995 (the “Original Development
Agreement”), provided that Development Area 3 would consist of a 114-bed, 49,380
square-foot assisted living facility. The Developer was required to substantially
commence vertical construction of all buildings in Development Area 2 and 3
within five (5) years of receiving certificates of occupancy for the medical office,
which was issued on March 15, 2022. The proposed Independent Living Facility is
well within the five-year time period to begin construction.
Notices were mailed to all owners of real property adjacent to and within
approximately five-hundred feet (500) of the subject property and all Homeowner’s
Associations on file with the City of Winter Springs (215 notices).
A Community Workshop was held on August 13, 2019, as a part of the approval for
the overall project concept, with approximately 50 persons in attendance and no
objections regarding the proposed use.
Final Engineering Plans Criteria, Sec. 20-33.1:
(a) Site and final engineering plans and the subdivision of land shall also be
subject to the technical requirements set forth in Chapter 9 of the City Code. It is
the intent of this section to apply to applications for site and final engineering plans
and to any subdivision of land requiring a plat, if applicable, and does not include
review and approval of a lot split application.
Please see discussion below regarding technical requirements of Chapter 9. The
Final Engineering Plans have been reviewed by the City’s contract engineer,
concluding that the Plans satisfy the technical requirements provided the
conditions of approval set forth below are met.
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 3 OF 11
(b) Except in situations involving one (1) single-family home, the planning and
zoning board shall be required to review all site and final engineering plan and
subdivision of land applications and make a written recommendation to the city
commission. Such recommendation shall include the reasons for the board's
recommendation and show the board has considered the applicable criteria set
forth in this section.
(c) Upon receipt of the planning and zoning board's recommendation, the city
commission shall make a final decision on the application. If the city commission
determines that the planning and zoning board has not made a recommendation
on an application within a reasonable period of time, the city commission may, at
its discretion, consider an application without the planning and zoning board's
recommendation.
(d) Except in situations involving one (1) single-family home, all site and final
engineering plan and subdivision recommendations and final decisions shall be
based on whether the site and final engineering plan and subdivision of land
complies with all the technical requirements set forth in chapter 9 of the City Code
and the following criteria to the extent applicable:
(1) Whether the applicant has demonstrated the site and final engineering plan
and subdivision of land, including its proposed density, height, scale and intensity,
hours of operation, building and lighting design, setbacks, buffers, noise, refuse,
odor, particulates, smoke, fumes and other emissions, parking and traffic-
generating characteristics, number of persons anticipated using, residing or
working under the plan, and other off-site impacts, is compatible and harmonious
with adjacent land uses, and will not adversely impact land use activities in the
immediate vicinity.
Analysis: The proposed scale and intensity of the structure as depicted in the Final
Engineering Plans is consistent with previously approved developments along the
S.R. 434. The proposed ILF’s hours will require residents to be able to enter and
leave the facility twenty-four (24) hours a day seven (7) days a week. Impacts related
to noise, refuse, odor, particulates, smoke, fumes, and other emissions are
anticipated to be negligible given the nature of the project. Parking and
transportation are addressed thoroughly below. The development is compatible
and harmonious with adjacent land uses and will not adversely impact land use
activities in the immediate vicinity.
(2) Whether the applicant has demonstrated the size and shape of the site, the
proposed access and internal circulation, and the design enhancements to be
adequate to accommodate the proposed density, scale and intensity of the site and
final engineering plan requested. The site shall be of sufficient size to
accommodate design amenities such as screening, buffers, landscaping, open
space, off-street parking, safe and convenient automobile, bicycle, and pedestrian
mobility at the site, and other similar site plan improvements needed to mitigate
against potential adverse impacts of the proposed use.
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 4 OF 11
Analysis: The size and shape of the site, the proposed access and internal
circulation, and the design enhancements are adequate to accommodate the
proposed development. Access to the site will be provided via the existing full
access driveway opposite Sherry Avenue and a right-in/right-out driveway on S.R.
434. The existing street network provides multiple options for residents to reach
their desired destinations. The on-site improvements include landscaping buffers,
streetscape, landscape screening for the trash receptacle, bicycle parking, and
pedestrian paths to mitigate against potential adverse impacts of the proposed
uses as previously approved with the site plan/final engineering for the entire site.
Transportation and parking elements are discussed below.
(3) Whether the proposed site and final engineering plan and subdivision of land
will have an adverse impact on the local economy, including governmental fiscal
impact, employment, and property values.
Analysis: The proposed ILF is a permitted use within the C-1 Neighborhood
Commercial District and the S.R. 434 Corridor Overlay District and was articulated
as part of the initial overall site concept approved previously. The development is
not expected to have an adverse impact on the local economy, but to add to the
economy.
(4) Whether the proposed site and final engineering plan and subdivision of land
will have an adverse impact on the natural environment, including air, water, and
noise pollution, vegetation and wildlife, open space, noxious and desirable
vegetation, and flood hazards.
Analysis: The total gross area for all proposed buildings is 65,970 SF and the
maximum impervious cover proposed for the site is 48.67%, the maximum
impervious cover allowed is 75%. The Applicant is maintaining an ample amount of
open space on-site by not building up to the maximum allowed impervious of 75%.
At this time, a noise study to analyze proposed noise levels for an independent
living facility (Development Area 3) is not required by the City, as the peak hours of
operation are daytime hours and will emit low noise levels. The site is not located
within a flood plain, the proposed building/lot lies in Zone “X,” based on Flood
Insurance Rate Map No. 121170160F, Community No. 120295, City of Winter Springs,
Seminole County, Florida. According to the FIRM panel legend – Zone X is for areas
that are determined to be outside the 0.2% annual chance floodplain. The
stormwater collection system and retention pond are designed to meet the
SJRWMD and City of Winter Springs criteria for storm event attenuation and
treatment. The pond overflows into Hacienda Drive and into the open grate of the
existing stormwater collection system and ultimately discharges into Gee Creek
and Lake Jesup. The site has already been cleared of trees. The Original
Development Agreement addressed tree removal and mitigation. The Developer
was required in Phase One to plant at least 639 credits of new replacement trees,
and the remaining 150 credits to be placed in Phases Two and Three. There are 74
credits of trees proposed for replacement associated with the construction of the
independent living facility, leaving 76 to be replaced with the retail building phase.
The City currently holds a Landscape Performance and Maintenance Bond
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 5 OF 11
ensuring planting and installation of the required trees that automatically extends
until all landscaping requirements have been completed. To the extent that
Developer adds any additional trees beyond the 150 required in Development Area
2 and 3 and they are planted within three years of receiving a certificate of
occupancy for the medical office, reimbursement will be provided.
(5) Whether the proposed site and final engineering plan and subdivision of land
will have an adverse impact on historic, scenic, and cultural resources, including
views and vistas, and loss or degradation of cultural and historic resources.
Analysis: It is not anticipated that the proposed development will have an adverse
impact on any historic, scenic, or cultural resources, including views and vistas, and
loss or degradation of cultural and historic resources.
(6) Whether the proposed site and final engineering plan and subdivision of land
will have an adverse impact on public services, including water, sewer, stormwater
and surface water management, police, fire, parks and recreation, streets, public
transportation, marina and waterways, and bicycle and pedestrian facilities.
Analysis: See below for discussion regarding impact on public services.
(7) Whether the site and final engineering plan and subdivision of land, and
related traffic report and plan provided by the applicant, details safe and efficient
means of ingress and egress into and out of the neighborhood and adequately
addresses the impact of projected traffic on the immediate neighborhood, traffic
circulation pattern for the neighborhood, and traffic flow through immediate
intersections and arterials.
Analysis: See below for discussion regarding impact on regarding traffic
circulation.
(8) Whether the proposed site and final engineering plan and subdivision of land
will have an adverse impact on housing and social conditions, including variety of
housing unit types and prices, and neighborhood quality.
Analysis: The proposed development is not anticipated to have an adverse impact
on housing and social conditions. The proposed independent living facility will
provide additional housing options for seniors in the community.
(9) Whether the proposed site and final engineering plan and subdivision of land
avoids significant adverse odor, emission, noise, glare, and vibration impacts on
adjacent and surrounding lands regarding refuse collection, service delivery,
parking and loading, signs, lighting, and other sire elements.
Analysis: It anticipated that the proposed development will not emit odors, noise,
glares, or vibrations that will adversely impact adjacent property. There is adequate
shared parking, lighting, and refuse collection, within the development.
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 6 OF 11
(10) Whether the applicant has provided an acceptable security plan for the
proposed establishment to be located on the site and final engineering plan and
subdivision of land that addresses the safety and security needs of the
establishment and its users and employees and minimizes impacts on the
neighborhood, if applicable.
Analysis: The applicant has previously stated that a security guard will employed
on-site for the independent living facility. Staff does not anticipate any security
issues or concerns.
(11) Whether the applicant has provided on the site and final engineering plan
and subdivision of land an acceptable plan for the mass delivery of merchandise
for new large footprint buildings (greater than twenty thousand (20,000) square
feet) including the hours of operation for delivery trucks to come into and exit the
property and surrounding neighborhood, if applicable.
Analysis: Not applicable.
(12) Whether the applicant has demonstrated that the site and final engineering
plan and subdivision of land have been designed to incorporate mitigative
techniques and plans needed to prevent adverse impacts addressed in the criteria
stated herein or to adjacent and surrounding uses and properties.
Analysis: The Final Engineering Plans, in conjunction with the conditions included
in the Original Development Agreement, prevent adverse impacts. Primarily, the
Development Agreement and Plans include enhanced streetscape along S.R. 434
to ensure the maintenance of open space in the development.
(13) Whether the applicant has agreed to execute a binding development
agreement required by city to incorporate the terms and conditions of approval
deemed necessary by the city commission including, but not limited to, any
mitigative techniques and plans required by City Code.
Analysis: The Applicant has previously agreed to execute a binding Development
Agreement and has agreed to execute the Second Modification to the
Development Agreement, which is attached hereto as an Exhibit.
Water and Sewer:
Water and sewer service for the entire site was designed and approved as part of
phase 1 of the development. Phase 2 will tie-in to the existing utility infrastructure
which was installed during construction of phase 1. The City’s water and wastewater
systems and treatment plants have capacity to serve this development.
Stormwater:
Phase 2 will utilize the existing on-site stormwater collection system and retention
pond which was designed to handle all 3 phases of development on the site.
Transportation:
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 7 OF 11
The traffic analysis was conducted as part of the review and approval process for
phase 1 as well as the overall site design. Access to the site is provided via a full
access driveway opposite Sherry Avenue and a right-in/right-out driveway on S.R.
434. At the full-access driveway located opposite Sherry Avenue, a westbound left
turn lane is provided. Projected traffic conditions for the project buildout were
analyzed using daily traffic volumes for the roadway segments and P.M. peak hour
traffic volumes for the intersections. The projected traffic volumes used in the
analysis consisted of background traffic volumes plus project trips. Background
traffic volumes were estimated with the use of an annual growth rate of 2.0% or a
growth factor. A trends analysis of historical traffic counts on S.R. 434 revealed
annual growth rates ranging from -0.84% to -0.55%. The proposed development
was projected to (at full build-out of all 3 phases) generate a total daily traffic
volume of 1,212 new net daily trips, of which 55 will occur in the A.M. peak hour and
114 will occur P.M. peak hour. The study roadway segments currently operate at
adequate Levels of Service and will continue to operate at satisfactory Levels of
Service when project trips are added. The study intersections currently operate at
satisfactory overall Levels of Service and will continue to do so in the projected
conditions except for northbound approach of the proposed driveway opposite
Sherry Avenue for the P.M. peak hour. This approach is expected to experience
delays due to the stop control, but the volume-to-capacity ratio of this approach is
below 1.0 indicating no capacity deficiency. Seminole County Public Works
Department/Engineering Division reviewed the Traffic Impact Analysis and stated
that the development does not appear to impact County roadways. The proposed
Phase 2 development is smaller in scale than what was originally proposed, and
therefore staff expects traffic impacts to be less than what was originally
anticipated.
Parking:
The project previously proposed a 114 unit assisted living facility and would have
required 57 parking spaces and 3 handicapped spaces. The applicant is now
proposing a 47 unit independent living facility (47), which will only require 24
parking spaces and 1 handicapped space. The applicant is providing 43 parking
spaces and 4 handicapped spaces. The proposed parking is in excess of the
minimum requirements of the City’s code.
Aesthetic Review:
Pursuant to Section 9-603, which sets forth guidelines and minimum standards for
Aesthetic Review packages, staff has utilized the below criteria in Section 9-603 to
determine the following. The attached Aesthetic Review package (Exhibit 2)
includes all of the submittal requirements for aesthetic review as set forth in
Section 9-600 through 9-607 and include the following: (a) a site plan; (b) elevations
illustration all sides of structures facing public streets or spaces; (c) illustrations of
all walls, fences, and other accessory structures and the indication of height and
their associated materials; (d) elevation of proposed exterior permanent signs or
other constructed elements other than habitable space, if any; (e) illustrations of
materials, texture, and colors to be used on all buildings, accessory structures,
exterior signs; and (f) other architectural and engineering data as may be required.
The procedures for review and approval are set forth in Section 9-603.
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 8 OF 11
Aesthetic Review
1. The plans and specifications of the proposed project indicate that the
setting, landscaping, proportions, materials, colors, texture, scale, unity,
balance, rhythm, contrast, and simplicity are coordinated in a harmonious
manner relevant to the particular proposal, surrounding area and cultural
character of the community.
Analysis: The independent living facility (ILF) includes architecture that is
complementary to the diverse styles of architecture on the west side of the
City while also being compatible with the architecture of the phase 1 medical
office building. The neutral complementary color scheme with a variation
of straight clean uniform lines is harmonizing to the surrounding area.
2. The plans for the proposed project are in harmony with any future
development which has been formally approved by the city within the
surrounding area.
Analysis: The plans for the ILF are part of a larger, multi-phase development
that was previously approved by the City Commission. The proposed ILF is
in harmony with the surrounding area.
3. The plans for the proposed project are not excessively similar or dissimilar to
any other building, structure or sign which is either fully constructed,
permitted but not fully constructed, or included on the same permit
application, and facing upon the same or intersecting street within five
hundred (500) feet of the proposed site, with respect to one or more of the
following features of exterior design and appearance:
a. Front or side elevations;
b. Size and arrangement of elevation facing the street, including reverse
arrangement; or
c. Other significant features of design such as, but not limited to: materials,
roof line, hardscape improvements, and height or design elements.
Analysis: The proposed ILF building features a façade and materials which
are similar to that of the existing phase 1 medical building. The architectural
style is not overly similar to any other development in the area.
4. The plans for the proposed project are in harmony with, or significantly
enhance, the established character of other buildings, structures or signs in
the surrounding area with respect to architectural specifications and design
features deemed significant based upon commonly accepted architectural
principles of the local community.
Analysis: The proposed ILF will contribute to and enhance the established
character of the surrounding area. This project is near the west end of town,
and as such has many older homes and developments. This new
development features an aesthetically-pleasing architectural design which
will elevate the character of the area.
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 9 OF 11
5. The proposed project has incorporated significant architectural
enhancements such as concrete masonry units with stucco, wrought iron,
columns and piers, porches, arches, planting areas, display windows, and
other distinctive design detailing and promoting the character of the
community.
Analysis: The proposed units are designed to contribute to the quality
architectural styles that are in line with those used in the phase 1 medical
building on the site. This project represents a progressive addition to the City
of Winter Springs. Significant design features include architectural design
elements columns, straight lines, and neutral colors and facades of brick and
stone finishes on the structure.
Reports:
The Final Engineering submittal is required to include the following reports or
updates of previously prepared reports for the same property.
Reports
March 16, 2018 Geo Technical Report | Terracon
June 12, 2018 Fire Flow Calculations | FEG
June 20, 2018 Surface Water Management System Report | FEG
June 22, 2018 Bio-Tech Consulting, Inc.
July 11, 2018 Water Flow | FEG
July 11, 2018 Water Demand | FEG
July 2018 Traffic Impact Analysis | Traffic Planning and Design,
Inc.
October 16, 2018 Jurisdictional Verification | Army Corp of Engineers
December 21, 2018 Permit 154309-1 | St. Johns River Water Management
District
February 19, 2019 Addendum Surface Water Management System
Report | FEG
June 2019 Addendum Traffic Impact Analysis | Traffic Planning
and Design, Inc.
August 15, 2019 Driveway Permit Package
October 28, 2019 Sewer Application Office Phase 1 | FDEP
October 28, 2019 Sewer Application Phase 1 | FDEP
December 2019 Wastewater Collection | FDEP
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 10 OF 11
February 20, 2020 Wastewater Flow Estimate | FEG
February 20, 2020 Water Demand Estimate | FEG
February 20, 2020 Fiscal Impact Statement
Procedural History:
July 21, 2023 Final Engineering/Site Plan Review Application |
SP2023-0039
October 10, 2023 Development Agreement Application | DA2023-0069
November 21, 2023 Aesthetic Review Application | AR2023-0074
January 4, 2024 Planning & Zoning Board/Local Planning Agency
| Recommendation on Final Engineering, Aesthetic
Review, and Second Modification to the Development
Agreement
January 22, 2024 City Commission | Consideration of Final Engineering,
Aesthetic Review, and Second Modification to the
Development Agreement
Applicable Law, Public Policy, and Events:
Florida Statutes 163.2511-163.3246: Growth Policy; County and Municipal Planning;
Land Development Regulation (Provides that land development regulations for
municipal planning be consistent with the Comprehensive Plan).
Home Rule Powers
Code of Ordinances City of Winter Springs.
Section 20-1. Definitions.
Section 20-34 Waivers
Ch20, Section 20-605. – Streetscape Requirements.
C-1 Neighborhood Commercial Districts
S.R. 434 Corridor Vision Plan
S.R. 434 Corridor Overlay District
Ch5, Section 5-8. - Specimen or historic trees.
City of Winter Springs Comprehensive Plan.
Future Land Use Element, Policy 1.1.6
Fiscal Impact:
Fiscal impact for the entire development was evaluated as part of the review and
approval process for the master site plan and development agreement. Although
this modified proposal for phase 2 is smaller in scope than was originally
anticipated, there will still be positive tax revenue generation for the city.
Development Agreement:
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PUBLIC HEARINGS AGENDA ITEM 401 | THURSDAY, JANUARY 4, 2024 | PAGE 11 OF 11
The Applicant has previously agreed to specific conditions of approval as outlined
in the Development Agreement. The draft Second Modification to the
Development Agreement is enclosed as an Exhibit hereto.
STAFF RECOMMENDATION
Staff recommends that the Planning & Zoning Board recommend approval of the
Final Engineering/Site Plan, Aesthetic Review, and Second Modification to the
Development Agreement in order to construct an independent living facility on the
subject property.
Attachments:
Exhibit 1 – Vicinity Map
Exhibit 2 – Final Engineering Plans
Exhibit 3 – Aesthetic Plans
Exhibit 4 – Second Modification to the Development Agreement
20
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 1 of 11
THIS INSTRUMENT WAS PREPARED BY
AND SHOULD BE RETURNED TO:
Anthony A. Garganese
City Attorney of Winter Springs
Garganese, Weiss, D'Agresta & Salzman, P.A.
111 N. Orange Avenue, Suite 2000
Orlando, FL 32802
(407) 425-9566
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
Winter Springs Medical Office
THIS SECOND MODIFICATION TO DEVELOPMENT AGREEMENT ("Second
Modification") is made and executed this ______ day of _________________, 2024, by and
between the CITY OF WINTER SPRINGS, a Florida Municipal Corporation (“City"), whose
address is 1126 East S.R. 434, Winter Springs, Florida 32708, and CHAU FAMILY
HOLDINGS III, LLC, a Florida Limited Liability Company, whose address is 1287 Semoran
Boulevard, Suite 200, Orlando, FL 32807.
WITNESSETH:
WHEREAS, Developer is the owner of approximately 5.15 acres, more or less, of real
property located west of the intersection of Hacienda Drive and SR 434, in Winter Springs,
Seminole County, Florida, zoned C-1 (Neighborhood Commercial) more particularly described
herein (“Property”); and
WHEREAS, Developer previously entered into that certain Development Agreement
dated November 9, 2020, recorded in the Official Records of Seminole County, Book 9768, Page
982 (the “Development Agreement”), and that certain First Modification to Development
Agreement, recorded in the Official Records of Seminole County, Book ___, Page ___; and
WHEREAS, on November 16, 2020, the City approved the Final Engineering/Site Plan,
Aesthetic Plans for the Medical Office, Specimen Tree Removal, and certain Waivers from the
City Code for the First Phase of the Development in order to construct a Medical Office as well
as all associated common infrastructure for the entire development, which at the time included an
anticipated Assisted Living Facility, and Retail building in Phases Two and Three; and
WHEREAS, the Developer has applied for final engineering/site plan approval for the
second phase of the Development, which is now intended to be an independent living facility on
FOR RECORDING DEPARTMENT USE ONLY
21
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 2 of 11
the portion of the Property previously identified as Development Area 3 in the Development
Agreement; and
WHEREAS, pursuant to Chapter 20 Zoning, Article II, Division 1, Section 20-29.1 of
the Winter Springs City Code (“City Code”), a community workshop for the Project was held on
August 13, 2019; and
WHEREAS, Section 20-29(c) of the City Code requires that all site plans and waivers
shall be binding on the use of the subject property and, further, that as a condition of approval by
the City Commission, all development projects requiring a community workshop pursuant to
Section 20-29.1 of the City Code shall be required to be memorialized in a binding development
agreement; and
WHEREAS, this Second Modification shall be recorded against the property so that the
terms and conditions of approval related to the Project shall run with the land; and
NOW THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties mutually agree as follows:
1.0 Recitals. The foregoing recitals are true and correct and are hereby incorporated
herein by this reference.
2.0 Authority. This Agreement is entered into pursuant to the Florida Municipal
Home Rule Powers Act.
3.0 The Property. The real property subject to this Agreement has a tax parcel
identification number of 34-20-30-5AW-0000-048A and is legally described in EXHIBIT “A”,
attached hereto and fully incorporated herein by this reference (“Property”).
4.0 Updated Project Description and Requirements. Developer shall, at its
expense, design, permit and construct an Independent Living Facility, which shall be
approximately 44,559 square feet in size, with 47-units and supporting parking and landscaping.
(Hereinafter the project description and requirements are referred to as the “Phase Two
Project”).
The provisions of the Development Agreement shall remain intact and binding except to the
extent that they are modified in this Agreement. The “Overall Master Site Plan attached to the
Development Agreement shall be modified as provided herein, and shall be superseded and
replaced with the “Overall Master Site Plan” attached hereto as EXHIBIT “C” for convenience
and incorporated herein by this reference, which depicts the three “Development Areas”: (1)
Development Area 1 (Medical Office, previously constructed), (2) Development Area 2 (Future
Building), and (3) Development Area 3 (Independent Living Facility).
22
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 3 of 11
The Developer shall construct the Phase Two Project in a manner consistent with the approved
Final Engineering/Site Plans and Aesthetic Plans are on file with the City with the following file
numbers and consistent with the requirements contained in this Agreement:
File No: 2023-0039 Final Engineering/Site Plans,
File No: 2023-0074 Aesthetic Review
Waivers that were previously approved by the City Commission in File No. WA2020-0020 for
the Overall Master Site Plan shall continue to apply.
5.0 Future Permitting. The Developer shall be required to obtain Final
Engineering/Site Plan approval and Aesthetic Review approval for Phase Three, as well as
building permits, as required by the Winter Springs City Code. Future permitting were
established in Section 4.1 of the Development Agreement and remain unchanged.
6.0 Representations of the Parties. The City and Developer hereby each represent
and warrant to the other that it has the power and authority to execute, deliver 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. The Developer further agrees and
makes the following representations and warranties to the City:
A. The Developer is lawfully seized of the Property in fee simple and has full and lawful
authority to execute this Agreement and bind the Property as set forth herein.
B. The Property is free and clear of all mortgages and liens.
This Agreement will, when duly executed and delivered by the City and Developer, constitute a
legal, valid and binding obligation enforceable against the parties hereto. Upon recording of this
Agreement in the Public Records of Seminole County, Florida, the Agreement shall be a binding
obligation upon the Property in accordance with the terms and conditions of this Agreement.
Developer represents that it has voluntarily and willfully executed this Agreement for purposes
of binding himself and the Property to the terms and conditions set forth in this Agreement.
7.0 Successors and Assigns. This Agreement shall automatically be binding upon
and shall inure to the benefit of the City and Developer and their respective successors and
assigns. The terms and conditions of this Agreement similarly shall be binding upon the
Property, and shall run with title to the same upon being duly recorded against the Property by
the City.
8.0 Applicable Law; Venue. This Agreement shall be governed by and construed in
accordance with the laws of the State of Florida. The venue of any litigation arising out of this
Agreement shall be in Seminole County, Florida or, for federal court actions, in Orlando, Florida.
23
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 4 of 11
9.0 Amendments. This Agreement shall not be modified or amended except by
written agreement duly executed by both parties hereto (or their successors or assigns) and
approved by the City Commission.
10.0 Entire Agreement; Exhibits. This Agreement and all attached exhibits hereto
supersede any other agreement, oral or written, regarding the Property and contain the entire
agreement between the City and Developer as to the subject matter hereof. The Exhibits
attached hereto and referenced herein are hereby fully incorporated herein by this reference.
11.0 Severability. If any provision of this Agreement shall be held to be invalid or
unenforceable to any extent by a court of competent jurisdiction, the same shall not affect in any
respect the validity or enforceability of the remainder of this Agreement.
12.0 Effective Date. This Agreement shall become effective upon approval by the
City Commission and execution of this Agreement by both parties hereto.
13.0 Recordation. Upon full execution by the Parties, this Agreement shall be
recorded in the Public Records of Seminole County, Florida by the City. The Developer shall be
responsible for all recording fees associated with this Agreement.
14.0 Relationship of the Parties. The relationship of the parties to this Agreement is
contractual and Developer is an independent contractor and not an agent of the City. Nothing
herein shall be deemed to create a joint venture or principal-agent relationship between the
parties, and neither party is authorized to, nor shall either party act toward third persons or the
public in any manner, which would indicate any such relationship with the other.
15.0 Sovereign Immunity. The City intends to avail itself of sovereign immunity and
other applicable limitations on City liability whenever deemed applicable by the City. Therefore,
notwithstanding any other provision set forth in this Agreement, nothing contained in this
Agreement shall be construed as a waiver of the City’s right to sovereign immunity under section
768.28, Florida Statutes, or other limitations imposed on the City’s potential liability under state
or federal law. As such, the City shall not be liable under this Agreement for punitive damages
or interest for the period before judgment. Further, the City shall not be liable for any claim or
judgment, or portion thereof, to any one person for more than two hundred thousand dollars
($200,000.00), or any claim or judgment, or portion thereof, which, when totaled with all other
claims or judgments paid by the State or its agencies and subdivisions arising out of the same
incident or occurrence, exceeds the sum of three hundred thousand dollars ($300,000.00).
16.0 City's Police Power. Developer agrees and acknowledges that the City hereby
reserves all police powers granted to the City by law. In no way shall this Agreement be
construed as the City bargaining away or surrendering its police powers.
24
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 5 of 11
17.0 Interpretation. The parties hereby agree and acknowledge that they have both
participated equally in the drafting of this Agreement and no party shall be favored or disfavored
regarding the interpretation to this Agreement in the event of a dispute between the parties.
18.0 Third-Party Rights. This Agreement is not a third-party beneficiary contract and
shall not in any way whatsoever create any rights on behalf of any third party.
19.0 Specific Performance. Strict compliance shall be required with each and every
provision of this Agreement. The parties agree that failure to perform the obligations provided
by this Agreement shall result in irreparable damage and that specific performance of these
obligations may be obtained by a suit in equity.
20.0 Attorney's Fees. In connection with any arbitration or litigation arising out of
this Agreement, each party shall be responsible for their own attorney’s fees and costs.
21.0 Development Permits. Nothing herein shall limit the City's authority to grant or
deny any development permit applications or requests subsequent to the effective date of this
Agreement in accordance with the criteria of the City Code and the requirements of this
Agreement. The failure of this Agreement to address any particular City, County, State and/or
Federal permit, condition, term or restriction shall not relieve Developer or the City of the
necessity of complying with the law governing said permitting requirement, condition, term or
restriction. Without imposing any limitation on the City’s police powers, the City reserves the
right to withhold, suspend or terminate any and all certificates of occupancy for any building,
trailer, structure or unit if Developer is in breach of any term and condition of this Agreement.
22.0 Default. Failure by either party to perform each and every one of its
obligations hereunder shall constitute a default, entitling the non-defaulting party to pursue
whatever remedies are available to it under Florida law or equity including, without limitation,
termination of this Agreement, an action for specific performance, and/or injunctive relief. Prior
to any party filing any action as a result of a default under this Agreement, the non-defaulting
party shall first provide the defaulting party with written notice of said default. Upon receipt of
said notice, the defaulting party shall be provided a thirty (30) day opportunity in which to cure
the default to the reasonable satisfaction of the non-defaulting party prior to filing said action.
23.0 Termination. The City shall have the unconditional right, but not obligation, to
terminate this Agreement, without notice or penalty, if Developer fails to receive building
permits and substantially commence vertical construction of buildings in accordance with the
timelines established in Section 4.1 of the Development Agreement. The Developer may apply
to the City Commission for an extension of this Agreement, which may be granted upon good
cause shown. In addition, the City shall have the right, but not obligation, to terminate the
Agreement if Developer permanently abandons construction of the Project, provided, however,
the City shall first deliver written notice and an opportunity to cure to the defaulting party as set
forth in Section 22.0 above. If the City terminates this Agreement, the City shall record a notice
of termination against the Property in the public records of Seminole County, Florida.
25
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 6 of 11
24.0 Indemnification and Hold Harmless. Developer shall be solely responsible for
designing, permitting, constructing, operating and maintaining this Project. As such, Developer
hereby agrees to indemnify, release, and hold harmless the City and its commissioners,
employees and attorneys from and against all claims, losses, damages, personal injuries
(including, but not limited to, death), or liability (including reasonable attorney’s fees and costs
through all appellate proceedings), directly or indirectly arising from, out of, or caused by
Developer and Developer’s contractor’s and subcontractor’s performance of design, permit and
construction, and maintenance activities in furtherance of constructing the Project and
maintaining the improvements of this Project. This indemnification shall survive the termination
of this Agreement.
25.0 Force Majeure. The “Force Majeure” provisions of the Development Agreement
are stricken and replaced as follows:
The parties agree that in the event that the failure by either party to accomplish any action
required hereunder within a specified time period (“Time Period”) constitutes a default under the
terms of this Agreement and, if any such failure is due to acts of God, acts of government
authority (other than the City’s own acts), acts of public enemy or war, riots, civil disturbances,
power failure, shortages of labor or materials, injunction or other court proceedings beyond the
control of such party, or severe adverse weather conditions (“Force Majeure Event”), then,
notwithstanding any provision of this Agreement to the contrary, that failure shall not constitute
a default under this Agreement and any Time Period proscribed hereunder shall be extended by
the amount of time that such party was unable to perform solely due to the Force Majeure Event.
The extended Time Period shall be agreed to in writing by the parties and said agreement shall
not be unreasonably withheld by either party. The City Manager shall have the authority to grant
an extended Time Period. An extension of any Time Period for reasons of a Force Majeure
Event shall be requested solely as provided in this Section. Developer hereby waives and
relinquishes the right to notify the City of the intent to exercise the tolling and extension of any
permit related to the Project, including Time Periods under this Agreement, development orders,
and building permits, available under Section 252.363, Florida Statutes, as the result of a
declaration of a state of emergency issued by the Governor for a natural emergency.
26. Notice. Whenever either party desires to give notice to the other, notice shall be
sent by hand delivery or certified mail, return receipt requested, and shall be sent to:
For the City:
City Manager
City of Winter Springs
1126 East S.R. 434
Winter Springs, Florida 32708
With additional notice to:
Anthony A. Garganese, City Attorney
Garganese, Weiss, D’Agresta & Salzman, P.A.
26
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 7 of 11
111 N. Orange Avenue, Suite 2000
Orlando, FL 32802
For Developer:
CHAU FAMILY HOLDINGS III, LLC
Attn: Truc T. Nguyen
1287 Semoran Boulevard, Suite 200
Orlando, FL 32807
Either party may freely modify their respective contact person and address contained in
this Paragraph by providing written notice of the modification to the other party. Any Notice
given as provided herein shall be deemed received as follows: if delivered by personal service,
on the date so delivered; and if mailed, on the third business day after mailing.
27.0 Assignment. Prior to completing the construction of the Project and reaching
final build-out of the Project, Developer shall not assign this Agreement without the prior written
consent of the City. Such assignment shall also require the written approval of the City by
amendment to this Agreement, which shall not require a public hearing and shall not be
unreasonably withheld. However, Developer shall be entitled to assign its rights and obligations
under this Agreement to a parent, subsidiary, or affiliated entity in which Developer or its
members are members or interest holders without City consent, provided that the City is given
notice of such assignment in accordance with Section 26.0 herein. Any assignment authorized
by this subparagraph shall require the assignee to be a formal signatory to this Agreement and
fully assume all of Developer’s obligations, commitments, representations, and warranties under
this Agreement. In any assignment, the rights and obligations contained herein shall be binding
on successors in interest to the Property, and the terms and conditions of this Agreement shall
bind and inure to the benefit of the parties hereto and any respective successors and assigns.
IN WITNESS WHEREOF, the parties have hereunto set their hands and seal on the
date first above written.
CITY OF WINTER SPRINGS
By:
Kevin McCann, Mayor
ATTEST:
By:
Christian Gowan, City Clerk
Date: _______________________________
27
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 8 of 11
CITY SEAL
APPROVED AS TO FORM AND LEGALITY
For the use and reliance of the City of Winter Springs,
Florida only.
Date:
By:
Anthony A. Garganese, City Attorney for
the City of Winter Springs, Florida
STATE OF FLORIDA
COUNTY OF SEMINOLE
The foregoing instrument was acknowledged before me by means of (___) physical
presence or (___) online notarization, this ______ day of ___________, 2023, by Kevin
McCann, Mayor of the City of Winter Springs, Florida, a Florida municipal corporation, on
behalf of the corporation, who is personally known to me or produced ___________________
_______________ as identification.
(NOTARY SEAL)
(Notary Public Signature)
(Print Name)
Notary Public, State of
Commission No.:
My Commission Expires: ________________
Signed, sealed and delivered in the
presence of the following witnesses:
Signature of Witness
Printed Name of Witness
Signature of Witness
Printed Name of Witness
CHAU FAMILY HOLDINGS III, LLC
Print name and title: ________________________
Date: _______________
STATE OF
COUNTY OF
28
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 9 of 11
The foregoing instrument was acknowledged before me by means of (___) physical
presence or (___) online notarization, this ______ day of ___________, 2023,
by____________________, the __________________of Chau Family Holdings III, LLC, a
limited liability company, on behalf of the company, who is personally known to me or produced
___________________ _______________ as identification.
(NOTARY SEAL)
(Notary Public Signature)
(Print Name)
Notary Public, State of
Commission No.:
My Commission Expires:
DEVELOPER IS HEREBY ADVISED THAT SHOULD DEVELOPER FAIL TO
FULLY EXECUTE, AND DELIVER TO THE CITY, THIS AGREEMENT WITHIN
THIRTY (30) DAYS FROM THE DATE THAT THE CITY COMMISSION APPROVES
THIS AGREEMENT, THIS AGREEMENT, AND THE DEVELOPMENT PERMIT
APPROVALS REFERENCED HEREUNDER, SHALL AUTOMATICALLY BE
DEEMED NULL AND VOID.
29
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 10 of 11
EXHIBIT A
PROPERTY LEGAL DESCRIPTION
30
SECOND MODIFICATION TO DEVELOPMENT AGREEMENT
City of Winter Springs and Chau Family Holdings III, LLC
Page 11 of 11
EXHIBIT C
OVERALL MASTER SITE PLAN
31
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs, Florida 32708
customerservice@winterspringsfl.org
Project Site
Parcel ID #34-20-30-5AW-0000-048A
32
NOT TO SCALE
PLAN INDEX
CONSTRUCTION PLANSINDEPENDENT LIVING FACILITYEAST STATE ROAD 434WINTER SPRING, FLORIDA
23-015_COVER.DWG
C-8
SITE UTILITY PLAN
SITE PAVING, GRADING, AND DRAINAGE PLAN
SITE GEOMETRY PLAN
LEGEND, NOTES, AND SPECIFICATIONS
BOUNDARY & TOPOGRAPHIC SURVEY (1 OF 2)
C-5C
C-4B
C-3
C-2A
C-6
C-7
SITE CONSTRUCTION DETAILS
C-9
L-1 SITE LANDSCAPE PLAN
SITE CROSS SECTIONS
C-1 COVER SHEET
L-2 SITE IRRIGATION PLAN
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
C-11 SITE FIRE TRUCK AUTO TURN PLAN
C-4A
SITE GEOMETRY NOTESC-5D
SITE
(407) 327-7588
UTILITY COMPANIES
SEWER:
WATER:
GEOTECHNICAL:
ENVIRONMENTAL
(407) 327-7588
(407) 629-1010
(561) 997-0240
ELECTRIC:
SURVEYOR:
ORLANDO, FL 32807-3530
E-MAIL:
1287 N SEMORAN BLVD., SUITE 200
OWNER/APPLICANT: CHAU FAMILY HOLDINGS III, LLC
CITY OF WINTER SPRINGS
CITY OF WINTER SPRINGS
DUKE ENERGY
AT&T
FAX:
PHONE:
WINTER PARK, FL 32789
TERRACON CONSULTANTS, INC.
FAX:
PHONE:
ORLANDO, FL 32803
3025 E. SOUTH STREET
BIO-TECH CONSULTING, INC.
PHONE:
ORLANDO, FL 32803
2012 E. ROBINSON STREET
1675 LEE ROAD
ACCURIGHT SURVEYS OF ORLANDO, INC.
DRCHAU54@YAHOO.COM
(407) 740-6110
(407) 740-6112
(407) 894-5969
(407) 894-5970
(407) 894-6314
(407) 532-8092CABLE: CHARTER COMMUNICATIONS
(386) 624-8833GAS: FLORIDA PUBLIC UTILITIES (407) 665-5642
SITE VICINITY MAP
PARCEL I.D. No. 34-20-30-5AW-0000-048A
BOUNDARY & TOPOGRAPHIC SURVEY (2 OF 2) C-2B
C-10 CITY DETAILS
PHONE: (407) 948-8328
OVERALL MASTER SITE PLANC-5A
OVERALL MASTER SITE NOTESC-5B
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ǁǁǁ͘ĐĐƵƌŝŐŚƚ^ƵƌǀĞLJƐ͘ŶĞƚ
hΛĐĐƵƌŝŐŚƚ^ƵƌǀĞLJƐ͘ŶĞƚ
W,KE ͗;ϰϬϳͿϴϵϰͲϲϯϭϰ
ZtEz͗dtZ
:Kηϰϳϴϴϭ
^h/s/^/KEED ͗
&η^> ͗ϭΗсϰϬΖ
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d^
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d
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^E,dKWK'ZW,/^hZs z/EZ ^W /&/ z>/ EdϬϱͬϬϮͬϮϯ ϱϲϵϬϴ
OFSHEET
SHEET NO.
F.E.G. PROJECT NO.23-015
18
C-2A
2
34
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OFSHEET
SHEET NO.
F.E.G. PROJECT NO.23-015
18
C-2B
3
35
NOTED
18
23-015_GeneralNotes.dwg
LEGEND, NOTES, AND SPECIFICATIONS
C-3
4
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
36
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18
23-015_Demo.dwg
SITE DEMOLITION & STORMWATER
POLLUTION PREVENTION PLAN
C-4A
5
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
37
NOTED
18
23-015_Demo.dwg
SITE DEMOLITION & STORMWATER
POLLUTION PREVENTION NOTES
C-4B
6
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
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18
23-015_MasterPlan.dwg
OVERALL MASTER SITE PLAN
C-5A
7
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
39
1"=30'
18
23-015_MasterPlan.dwg
OVERALL MASTER SITE NOTES
C-5B
8
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
40
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SITE GEOMETRY PLAN
C-5C
9
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
41
NOTED
18
23-015_Geometry.dwg
SITE GEOMETRY NOTES
C-5D
10
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
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SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
42
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18
23-015_Grading.dwg
SITE PAVING, GRADING, AND
DRAINAGE PLAN
C-6
11
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
͟͟͟
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18
23-015_Utility.dwg
SITE UTILITY PLAN
C-7
12
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
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44
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
NOTED
18
23-015_Details.dwg
SITE CONSTRUCTION DETAILS
C-8
13
45
NOTED
18
23-015_CrossSections.dwg
SITE CROSS SECTIONS
C-9
14
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
46
NOTED
18
23-015_CityDetails.dwg
CITY DETAILS
C-10
15(SEE NOTE 2)TRENCH BACKFILL12" LIFTS MAXIMUMW/ SIZE OF PIPE
VARIES
SEE NOTE 4
PIPE O.D.COMMON FILL
BEDDING MATERIAL
12" (TYP)
UNDISTURBED EARTH
FINISHED GRADETRENCH WIDTH
SELECT COMMON
FILL
INITIAL
BACKFILL (SEENOTE 1)(SEENOTE 3)HAUNCHING
BEDDING(SEE NOTES 7 & 8)
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
47
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23-015_Autoturn.dwg
SITE FIRE TRUCK AUTOTURN PLAN
C-11
16
Orlando, FL 32809
Phone: 407-895-0324
Fax: 407-895-0325
www.feg-inc.us DESIGNED BY DRAWN BY CHECKED BY APPROVED BY
PROJECT NO.
SCALE
DATE
SHEET NO.
SHEET OFDATE REVISIONS BY
23-015
JUNE 20, 2023
FLORIDAENGINEERINGGROUP
Engineering the Future
FEG
SAM J. SEBAALI, P.E.
LICENSE NO. 42075
FLORIDA ENGINEERING GROUP, INC.
CERTIFICATE No. EB-0006595
INDEPENDENT LIVING FACILITY
EAST STATE ROAD 434 PRINTED COPIES OF THIS DOCUMENT ARENOT CONSIDERED SIGNED AND SEALED
AND THE SIGNATURE MUST BE VERIFIEDON ANY ELECTRONIC COPIES.
SJS ET SJS SJS
CONSTRUCTION PLAN
WINTER SPRINGS, FLORIDA
48
49
50
INDEPENDENT LIVING FOR:THE CHAU CORPORATION5127 SOUTH ORANGE AVE.SUITE 110 ORLANDO , FL. 32809TEL - 407-490-0350FAX - 407-232-6000info@rabits-architect.comwww.rabits-architect.comARCHITECTUREPLANNINGANDDESIGNAA26002490INDEPENDENT LIVING FOR:THE CHAU CORPORATION5127 SOUTH ORANGE AVE.SUITE 110 ORLANDO , FL. 32809TEL - 407-490-0350FAX - 407-232-6000info@rabits-architect.comwww.rabits-architect.comARCHITECTUREPLANNINGANDDESIGNAA26002490INDEPENDENT LIVING FOR:THE CHAU CORPORATION5127 SOUTH ORANGE AVE.SUITE 110 ORLANDO , FL. 32809TEL - 407-490-0350FAX - 407-232-6000info@rabits-architect.comwww.rabits-architect.comARCHITECTUREPLANNINGANDDESIGNAA26002490INDEPENDENT LIVING FOR:THE CHAU CORPORATION5127 SOUTH ORANGE AVE.SUITE 110 ORLANDO , FL. 32809TEL - 407-490-0350FAX - 407-232-6000info@rabits-architect.comwww.rabits-architect.comARCHITECTUREPLANNINGANDDESIGNAA2600249051
INDEPENDENT LIVING FOR:THE CHAU CORPORATION5127 SOUTH ORANGE AVE.SUITE 110 ORLANDO , FL. 32809TEL - 407-490-0350FAX - 407-232-6000info@rabits-architect.comwww.rabits-architect.comARCHITECTUREPLANNINGANDDESIGNAA2600249052
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53
TITLE
310 Wagner Point | Small-Scale Future Land Use Map Amendment
SUMMARY/UPDATE
The Community Development Department requests that the City Commission hold a
Public Hearing to consider Ordinance 2024-02 for the Small-Scale Future Land Use Map
Amendment for the ±1.04-acre lot located on the west side of Central Winds Park and
north of State Road 434.
General Information
Applicant City of Winter Springs
Property Owner(s) City of Winter Springs
Location West of Central Winds Park, east of Wagner Point, and
north of State Road 434
Tract Size ±1.04 acres
Parcel ID Number 26-20-30-5AR-0D00-003C
Zoning Designation None (Seminole County A-1)
FLUM Designation None (Seminole County Suburban Estates)
Adjacent Land Use North: Residential
East: City Park &
Recreation
South: State Road 434
West: Vacant
Development
Permits
None
Development
Agreement
None
Code Enforcement None
City Liens None
Request:
The Community Development Department initiated a Small-Scale Future Land Use Map
Amendment for the subject property, located on the north side of State Road 434, west of
Central Winds Park, and east of Wagner Point. Ordinance 2024-02 proposes to change the
PUBLIC HEARINGS AGENDA
PLANNING & ZONING BOARD
THURSDAY, January 4, 2024 | REGULAR MEETING
54
PUBLIC HEARINGS AGENDA | THURSDAY, JANUARY 4, 2024 | PAGE 2 OF 5
Future Land Use Map designation from Seminole County “Suburban Estates” to the City
of Winter Springs “Town Center District”.
Background Data:
The subject property was used as agricultural land in the 1900’s adjacent to the SAL
railroad until the early 1970’s when the agricultural business discontinued operation and a
small home was constructed on the property. The property was acquired by the City of
Winter Springs on July 23, 2021 and, in 2022, by Ordinance 2022-06 the property was
annexed into the City of Winter Springs. The dilapidated home located on the property
was subsequently condemned and demolished. The subject property has remained
vacant since.
Public Notices:
Public Hearing Notices were mailed to all owners of real property adjacent to and within
approximately five-hundred (500) feet of the subject property and to all Homeowner’s
Associations registered with the City Winter Springs and located within one-half (1/2) mile
of the subject property (35 notices) on December 13, 2023.
Comprehensive Plan Amendment Analysis:
The following summarizes the data and issues which staff analyzed in reviewing this
application:
Through Ordinance 2024-02, staff is requesting the City of Winter Springs “TC (Town
Center)” land use designation be applied to the 1.04 acre parcel. The requested Future
Land Use Map designation is intended to remove the existing Suburban Estates/A-1
(agricultural) designations from the property, thereby protecting the property so it may
be used for purposes beneficial to the public such as parks and recreation, and/or
government uses. The requested Future Land Use Map designation was determined by
evaluating the prevailing character of the immediate surrounding properties as well as
by evaluating the land use and future goals and objectives of the City.
Future Land Use Map (FLUM) Amendment Analysis:
The following criteria is set forth by City of Winter Springs Code of Ordinances Section 15-
36 which has been analyzed by staff to form a recommendation:
Future Land Use Amendment Criteria & Analysis
1. Whether the proposed amendment will have a favorable or unfavorable
effect on the city's budget, or the economy of the city or the region;
Analysis:
The proposed amendment is not expected to have an adverse effect on
the City’s budget. Moreover, additional property set aside for parks has the
potential to have a positive impact on nearby property values. The
proposed Future Land Use designation is consistent with the City’s goals
of providing first class park amenities which is a factor in attracting future
growth (See Recreation and Open Space Element policy 1.1.10 and Future
Land Use Element policies 2.1.6 and 2.2.3).
55
PUBLIC HEARINGS AGENDA | THURSDAY, JANUARY 4, 2024 | PAGE 3 OF 5
2. Whether the proposed amendment will diminish or negatively impact the
Level of Service (LOS) of public facilities;
Analysis:
The proposed amendment will allow for the preservation of a FLU
designation which will have a low impact on the LOS of public facilities, as
use of the property will be reserved for civic and public uses. The
property may be used to complement or enhance existing Central Winds
Park amenities, which may include parking, open space, or other public
uses. Given that the property is only one acre in size, the amendment will
not negatively impact the level of service of public facilities such as
sanitary sewer, solid waste, and potable water.
3. Whether there will be a favorable or unfavorable impact on the
environment or the natural or historical resources of the city or the region
as a result of the proposed amendment;
Analysis:
There are no foreseen negative impacts on environmental, natural
resources, or historical resources of the City or the region. Preserving the
property for civic or public uses may have a favorable impact on the
environment or natural resources of the City.
4. Whether the proposed amendment is consistent with the goals,
objectives, and policies of the state comprehensive plan set forth in
Chapter 187, Florida Statutes, and the East Central Florida Regional
Planning Council, as amended from time to time;
Analysis:
The proposed amendment is consistent with the goals, objectives, and
policies of the State Comprehensive Plan, most notably Recreation and
Open Space Element policy 1.1.10 which encourages acquisition of park
land.
5. Whether the City is able to provide adequate service from public facilities
to the affected property, if the proposed amendment is granted, and
whether the proposed amendment will promote the cost/effective use of
or unduly burden public facilities;
Analysis:
The proposed amendment will not pose any significant increase in public
facilities (water, sewer, etc.) and will promote the effective use of public
facilities. The property is intended, for now, to be held as open space and
therefore will not lead to a significant increase in the use of public facilities.
6. Whether the proposed amendment is compatible with surrounding
neighborhoods and land use;
Analysis:
56
PUBLIC HEARINGS AGENDA | THURSDAY, JANUARY 4, 2024 | PAGE 4 OF 5
The surrounding neighborhoods and land uses are similar to and
compatible with that of the subject property. Vacant properties are located
to the west. The single-family homes on agriculturally zoned land to the
north are buffered by vegetation and will be protected from commercial
development by the proposed amendment, which would allow only for
civic and public uses on the property. Central Winds Park is to the east and
is compatible with the proposed amendment and the character of the
surrounding neighborhoods.
7. Whether approval of the proposed amendment will cause the
Comprehensive Plan to be internally inconsistent;
Analysis:
The proposed amendment is consistent with the goals, objectives, and
policies of the City of Winter Springs Comprehensive Plan. The proposed
amendment would promote consistency with the Comprehensive Plan by
ensuring that the subject property receives an appropriate City Future
Land Use Designation which is compatible with the Future Land Use
designations of surrounding properties.
8. Whether the proposed amendment will promote or adversely affect the
public health, safety, welfare, economic order, or aesthetics of the city or
region;
Analysis:
There are no foreseen adverse impacts of this project on the public health,
safety, welfare, economic order, or aesthetics of the city or region.
Moreover, preserving the subject property for civic and public use may
result in promoting the public health, welfare, and aesthetics of the City.
9. The contents of any Evaluation and Appraisal Report (EAR) prepared
pursuant to 163.3191, Florida Statutes;
Analysis:
Not applicable.
10. Whether the proposed amendment is consistent and in compliance with
law;
Analysis:
The proposed amendment is consistent and in compliance with law.
11. Whether the proposed amendment is consistent, and not in conflict, with
the legislative policy directives established by the City Commission
including, but not limited to, those set forth in the City's Comprehensive
Plan and City Code, adopted master plans, economic development goals
and objectives, community redevelopment plans, and brownfield areas.
Analysis:
57
PUBLIC HEARINGS AGENDA | THURSDAY, JANUARY 4, 2024 | PAGE 5 OF 5
The proposed amendment is consistent and in compliance with legislative
policies established by the city commission, including the comprehensive
plan and city code, adopted master plans, economic development goals
and objectives, and community redevelopment plans, as the subject
property, as amended, will provide the potential for uses which serve the
public benefit such as parks and recreation, conservation areas, and
government uses which serve the adjacent communities and the City of
Winter Springs as a whole (see Future Land Use Element policies 2.1.6 and
2.2.3).
Applicable Law, Public Policy, and Events:
- State of Florida Statues
o Sections 163.2511-163.3246: Growth Policy; County and Municipal Planning;
Land Development Regulation (Provides that any development regulations
for municipal planning be consistent with the Comprehensive Plan).
o Section 166.041: Procedures for adoption of ordinances and resolutions.
- Code of Ordinances City of Winter Springs
o Chapter 15, Article 3 – Comprehensive Plan Amendments
o Section 20-31. - Rezoning
o Section 20-325. - Transect Standards
- Comprehensive Plan City of Winter Springs
o Future Land Use Element Item 6(d)
o Recreation and Open Space Policy 1.1.10.
Procedural History:
Procedural History:
December 12, 2022 Annexation approved by City Commission
Recommendation:
Staff recommends that the City Commission adopt ordinance 2024-02 to change the
Future Land Use designation from Seminole County “Suburban Estates” to City “Town
Center”.
Attachments:
1. Current Future Land Use Map
2. Proposed Future Land Use Map
58
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