HomeMy WebLinkAbout1998 10 28 Regular Item A
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS. FLORIDA 32708-2799
Telephone (407) 327-1800
Community Development
PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY
AGENDA ITEM
II. A.
KASH-N-KARRY / COURTNEY SPRINGS APARTMENTS
PRELIMINAR Y ENGINEERING/FINAL DEVELOPMENT
PLAN
Staff Report
Don LeBlanc, Land Development Coordinator will make the presentation on
Kash-n_Karry / Courtney Springs Apartments Preliminary Engineering/Final
Development Plan.
NOTE:
Map and materials will be sent separately to you before the meeting.
PLANNING AND ZONING BOARD
REGULAR AGENDA, ITEM A
October 28. 1998
Meeting
REQUEST: Community Development Department, Land Development Division, presents to
the Planning and Zoning Board the Final Subdivision Plan/Preliminary
Engineering for those projects called Kash n'Karry and Courtney Springs
Apartment in order that the Board make a recommendation to the Commission for
the Commission's action on the projects.
PURPOSE: The purpose of this agenda item is to present to the Planning and Zoning Board
the Staff recommendation on the preliminary engineering/final development plan
for Kash n'Karry and Courtney Springs in order that the Board forward a
recommendation to the Commission for Commission action on the projects. This
project is located in the Tuscawilla PUD, west of Vista willa Drive and to the
south of SR 434.
APPLICABLE CODE:
Section 20-355(10)
Planning and zoning board review: The planning and zoning board shall review
the final development plan and the staff recommendations. The board shall then
either recommend approval, approval with modifications, or denial of the plan to
the city, stating their reasons for such action.
Section 20-357. Final development plan.
The final development plan, which may include all or a part of the preliminary
development plan, shall consist of properly identified exhibits and supporting
materials, and shall include the following:
(I) Identification of the present owners and developers of all land included in the
development.
(2) Identification of all consultants involved in the preparation of the final
development plan.
October 28, 1998
P & Z Agenda Item A
Page 2
(3) A location map indicating the relationship between the area proposed for final
development, the remainder of the area within the approved preliminary
development plan, and the surrounding area.
(4) Boundary survey, legal description, and gross acreage of the area submitted
for final approval.
(5) A preliminary subdivision plan (preliminary plat), if the applicant proposes to
create three (3) or more parcels.
(6) A plot plan with scaled dimensions including, but not limited to the
following:
a. The name, location, right-of-way width, and width of pavement of
proposed streets, easements, pedestrian ways, bicycle paths, and
watercourses.
b. The name, location, width and design of existing streets, including
abutting arterials within two hundred (200) feet of the subject property.
c. The locations, dimensions and uses of all buildings and structures,
including proposes property lines, utility plants and permanent signs.
d. Open and covered off-street parking areas, including landscaping and
external lighting systems.
e. Distance of dwelling units from vehicular accessways and parking areas.
f. Wall, fencing or landscaping between private and common areas, along
streets and highways, drainage ways, railroads, and the perimeters of the
development.
g. Refuse storage areas and method of solid waste disposal.
h. Areas to be conveyed or dedicated and improved for roadways, parks,
playgrounds, school sites, utilities, and other similar public or semipublic
uses.
"'
October 28, 1998
P & Z Agenda Item A
Page 3
1. The number and type of permanent or transient dwelling units, the floor
area ratio of commercial and/or industrial uses; density by number of
dwelling units per gross residential building type; minimum setbacks
and building separations; maximum lot coverage; minimum floor
elevation; and height of structures.
(7) A general landscaping and tree planting plan indicating areas of vegetation to
be preserved and the proposed method of preservation, in addition to proposed
irrigation systems and landscaping materials.
(8) Design elevations and/or renderings of all proposed buildings or structures.
(9) Total acreage and types of open space and recreation.
(10) Specific recreational facilities and improvements.
(11) Preliminary engineering plans for roads, water, fire protection, sanitary
sewer, and stormwater management systems including existing ground surfaces
and proposed elevations; typical cross-sections of proposed grading; streets and
sidewalks; canals and waterways; and proposed types of pavement. All plans
must be approved by the city engineer.
(12) Covenants, conditions, restrictions, agreements and grants which govern the
use, maintenance and continued protection of buildings, structures, landscaping,
common open space, recreational areas and facilities within the development.
Such documents shall indicate to the satisfaction of the city council an acceptable
method of ensuring that all obligations and improvements designated in the final
development plan can and shall be completed. Bonds or an escrow account may
be necessary in order to satisfy this requirement.
a. The covenants, conditions, restrictions, agreements or grants which
govern the use, maintenance, and continued protection of buildings,
structures, landscaping, common open spaces, recreational areas and
facilities within the development shall specifically include a detailed
outline of the following:
1. Uses;
2. Building height limitations;
3. Building area limitations;
4. Front, rear and side yard setbacks;
October 28, 1998
P & Z Agenda Item A
Page 4
5. Lot area coverage;
6. Minimum living area;
7. Any other restrictions pertaining to buildings or building
placement. Examples of such restrictions are "no garage entrance
shall be located on the front street side of dwellings" or "all
appurtenant buildings, swimming pools, screen enclosures, or other
additions shall be at the rear of and within the encompassed by a
rearward extension of the sidelines of primary dwelling;"
8. Off-street parking requirements, both enclosed and open, and
authorized locations for same.
A developer or owner of a planned unit development, as a condition to
receive approval ofPUD zoning or approval of a preliminary final
development plan shall agree as a condition thereof that these
covenants, conditions, restrictions, agreements or grants shall be
enforceable by the city and that the city shall be a proper party plaintiff
to enforce the same in law or equity in any court of competent
jurisdiction. In addition, no permits shall be issued for buildings in a
unit development that does not conform with the requirements above.
b. In currently approved planned unit developments, the requirements of
subsection (12)a. above which are contained in currently listed or
subsequently revised covenants, conditions, restrictions, agreements or
grants shall be enforceable by the city in law or equity in any court of
competent jurisdiction.
(13) All exhibits must indicate the title, name, graphic scale, and date of
submittal and any subsequent revisions.
(14) In order to protect the public interest, the planning and zoning board
and/or the city commission may request any additional information deemed
necessary for the decision-making process. Submittal of this additional
information could result in the denial of the application.
CHRONOLOGY:
July 18, 1998
- Pre-application Meeting with Staff
August 10, 1998
- Conceptual Plan presented to Commission
October 28, 1998
P & Z Agenda Item A
Page 5
August 24, 1998
- Preliminary Engineering/Final Development Plan
Submitted
September 15, 1998 - Preliminary Meeting
October 21, 1998
- Telephone Poll of Staff conducted and Staff
recommended that the project be forwarded to
the P & Z Board for their consideration
FINDINGS: The Staff has determined that the preliminary engineering plans meet the
requirements to proceed to the final engineering submittals contingent upon
the comments listed in the City Engineer Letter dated October 20, 1998 being
addressed.
The applicant has requested some variances on both sites and these are to be
addressed as per the Land Development Coordinator Memo dated October 12,
1998.
The City Attorney has determined (see Guthrie Memo dated September 10, 1998)
that apartments are a valid use on this site.
RECOMMENDA TION:
The Staff Review Board recommends to the Planning and Zoning Board that they
favorably forward these plans to the City Commission for their action.
A TT ACHMENTS:
October 20, 1998
- City Engineer Memo to Land Development Coordinator
October 20, 1998
- City Engineer Letter to Joe Kolb
October 12, 1998
- Land Development Coordinator Memo for Record
October 9, 1998
- City Engineer Letter to Joe Kolb
September 24, 1998 - Public WorkslUtility Director Memo to Land
Development Coordinator
October 28, 1998
P&Z Agenda Item A
Page 6
September 14, 1998 - Comprehensive Planning Coordinator Memo to Land
Development Coordinator
September 14, 1998 - Code Enforcement Specialist Memo to Land
Development Coordinator
September 11, 1998 - Glenn Tolleson Memo to Land Development Coordinator
September 10, 1998 - City Attorney Memo to Mayor and City Commission
August 31, 1998
- Building Official Memo to Land Development
Coordinator
August 31, 1998
- Fire Chief Memo to Land Development Coordinator
- Kash n'Karry Phase I Environmental Site Assessment
- Kash n'Karry Listed Species Report
- Courtney Springs Phase I Environmental Site Assessment
- Courtney Springs Listed Species Report
- S.R. 434 Corridor Vision Plan, New Development Area
- Ordinance 489, Tuscawilla Settlement Agreement
- EngineeringlLandscape Plans
PLANNING AND ZONING BOARD ACTION
NOTE: It is respectfully requested that the Planning and Zoning Board allow the Land
Development Coordinator to schedule this item before the City Commission
prior to the Board approving the minutes of this meeting.
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (407) 327-1800
DATE: October 20, 1998
TO: Land Development Coordinator,
Donald LeBlanc
FROM: City Engineer, /M rf<-
Mark L. Jenkins, P.E. .
SUBJECT: Kash & Kany and Courtney Springs Apartments
Preliminary Engineering
I recommend the subject Preliminary Engineering, received by the City on
October 20, 1998, be fOlwarded to the Planning & Zoning Board for review and then to
the City Commission for their approval.
All the needed corrections, listed in my Preliminary Engineering review letter
dated October 20, 1998, can be corrected in the FIRST Final Engineering submittal.
This includes certain items from my October 9, 1998, review letter.
If you have any questions, please let me know
cc: Community Development Director
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CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (407) 327-1800
October 20, 1998
Joe Kolb, P.E.
Bowyer-Singleton & Associates, Inc.
520 South Magnolia Avenue
Orlando, FL 32801
RE: Kash n' Karry Shopping Center and Courtney Springs Apartments
Preliminary Engineering Review - Plans Sealed October 19, 1998.
Dear Mr. Kolb:
The subject engineering was received for review at 4:15PM, October 19, 1998.
Rae Malave, of your firm, stated last week in a telephone conversation with me that the
subject Preliminary Engineering plans would be submitted to the City for review early
morning, October 19, 1998. Any delay in receiving these comments are directly related to
the late submittal of the subject plans yesterday afternoon. The information you received
by fax yesterday evening were just items that caught my attention before I left for the day.
The following deficiencies were noted:
1. A copy of a letter from ACOE, dated July 20, 1998, was submitted to show they agree
with your realigned wetland boundary. 1be ACOE letter states, "The information you
have submitted, has been reviewed in the office." Since I need to see what they agreed
to, please provide a copy of this submitted information. As the accelerated review
process proceeds, if you and ACOE are both in agreement on the drawn boundaries,
you have no problem. If not, you will have some redesigning to do late in the design
process and submittal stage.
2. Obviously, your 100% FDOT plans and my 100% FDOT plans differ on storm
structure numbers. Whose signature is on the photocopy you submitted? When did
you receive your 100% plans?
3. The question regarding the fire station possibly blocking the drainage of a wetland
could present substantial problems when the time comes to get required permits. What
kind of jurisdictional problems do you envision in this case?
4. Sheet 8 of 9 was missing from the cnginccring plans I rcccived from you yesterday at
4: 15 PM. Please provide the missing sheet so that I may review it.
Joe Kolb, P.E.
Courtney Spgs. Apts. & Kash & Karry
October 20. 1998
Page 2
5. Regarding the previously mentioned reach "98-95"; if this control structure is not
needed, please delete it from the engineering plans.
6. Sheet 2 of 9, please show the existing 2.6 acre lake boundaIy line at the "conservation"
area. On this sheet, there is no delineation between the lake and wetland. It appears to
be correctly drawn on sheet 1 of 1, of the Tree Location sheet at the back of the plans.
7. Sheet 3 of9, in the pond cross section detail, please show the required "IO-foot wide
stabilized maintenance berm" on both sides of the pond.
8. Sheet 3 of 9, in the pond cross section detail, please add the elevation of the design
high water line shown.
9. Sheet 3 of9, please add the elevation numbers to the pond topographical lines shown.
10. Sheet 7 of9, in the pond section detail, you show a wall that appears to be an integral
part of the pond. As shown, the pond would stage up the wall during the design storm.
If the wall is part of the stormwater system, as drawn, it must be submitted with the
Final Engineering and designed for hydrostatic force on the wall. Is this wall part of
the pond in any way?
11. Sheet 7 of9, in the pond section detail, Section 9-241, of the Land Development Code
requires a 10-foot wide stabilized maintenance berm around the whole pond. Please
show this requirement on this sheet. The City will have "emergency only" maintenance
rights on these ponds and there is no way a City maintenance vehicle can make it
around this wet bottom pond as shown.
12. Sheet 7 of9, in the pond section detail, it appears you are showing the 25-year storm
stage at elevation 29.29 feet and the 100-year storm stage at 29.26 feet. Please correct
this error in this detail.
13. Sheet 7 of 9, There is a storm manhole shown right at the southwest comer of the
FDOT pond. Does this have any connection to the FDOT system?
14. Sheet 7 of9, the soil cement note, right above the revisions box, has the words
switched around. Please correct this.
NOTE: Items from my October 9, 1998 letter that I will be checking on the Final
Enginecling submittal are items: (2.a.3), (2.b.4 & 5), (2.c), (2.d), (3.e), (3.g.l) and (8).
Joe Kolb. P.E.
Courtney Spgs. Apts. & Kash & Karry
October 20, 1998
Page 3
Please provide a written response to each of the preceding comments with your
next submittal. If you have any questions, please give me a call at 327-1800 ext. 315.
Sincerely ,
~
Mark L. Jenkins, P.E.
City Engineer
cc: Community Development Director
Land Development Coordinator
Joe Kolb, Bowyer-Singleton, FAX H 649-8664
MEMO FOR RECORD
October 12, 1998
Don leBlanc, Land Development coordinato~
From:
Re:
Preliminary Engineering
Kash n'Karry/Courtney Springs
I have reviewed the preliminary engineering for the above referenced Kash n'Karry/Courtney
Springs Apartments and recommend that they be favorable forwarded to the Planning and
Zoning Board for their action.
The applicants have requested variances to the SR 434 Corridor Vision Plan, New Development
Area. It is recommended that these variances be incorporated into a Development Agreement,
provided that the Commission is in favor of these variances. The variances are:
KASH n'KARRY SITE
1) The applicant is seeking one (1) additional single tenant sign with a height of 8' 9". The new
development area guidelines allow a single tenant sign to be 8' in height.
2) The applicant is seeking a height variance for all store front, building mounted signs to
exceed a height of 14'. The request for the Kash n' Karry sign is from 25'6" at base to 33'6" at
top. The mounting for the liquor store and the eastern most retail store is from 19'6" at base to
21'6" at top. The mounting for the other stores is fi-om 16.6" at base to 21'9" at top.
COURTNEY SPRINGS APARTMENTS
I) The applicant is seeking a reduction of the parking space size for 154 spaces from 10' x 20' to
9' x 20'1
2) The applicant is seeking a variance for the exterior wall to be of concrete block and stucco
rather than brick, decorative or split-faced concrete block. The applicant stated that this is
needed to match the decor of the apartment buildings.
.--
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CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (~07) 327-1800
October Y, 1998
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Joe Kolb, P.E.
Bowyer-Singleton & Associates, Inc.
520 South Magnolia Avenue
Orlando, FL 32801
RE: Kash n' Karry Shopping Center and Courtney Springs Apartments
Preliminary Engineering Review - Plans SeaJed Septem ber 25, 1998.
Dear Mr. Kolb:
111e subject engineering and Kash & K.arry storm calculations were received for
review on September 29, 1998. The following deficiencies were noted:
1. Please comply with comments #2 and #3, of my September 16, 1998 letter. This
deals with organic soils on the Kash & Karry site. Your September 25, 1998 letter
states there are no organic soils at this location. The Universal Engineering soils report
#10085, dated May 11, 1998, states on page 5, "A significantfinding was the
presence of approximately 1-foot of OJ'gonic soils at the locatum of borings B-5
and B-7, at depths of approximately 5 and 7 feet." Proof rolling will not remove
organic soils at that depth. These borings are within the proposed building pad area.
2. On sheet 3 of9, of the engineering plan.s:
a) In the Typical Pavement Detail:
1) Please add a note that states the City's requirement that soil cement meet a
7 -day break strength of 300 psi, from a field break, not pub mill break.
2) Please add that 1.5" swface course and 8" base course are minimum
thicknesses.
3) Please add a detail to the Final Engineering of the "D" curb & gutter.
b) In the Typical Wet Retention Pond Detail:
1 ) You state "wet" but you are drawing down the water table with underdrains
to make it "dry" bottom. Explain.
2) On tilC Final Engineering, please add thc spacing for the underdrains.
3 ) You arc showing the 100-year peak stage lower lhan the 25-year peak stage.
--
Joe Kolb. P.E.
Courtney Spgs. Apts. & Kash & Karry
October 9, J 998
Page 2
e
.
4) The Land Development Code requires a IO-foot wide stabilized maintenance
berm for all ponds. Please make this correction.
5) On the Final Engineering, please show a plan view of the underdrains.
c) On the Final Engineering, please include a detail for the plug in the IS-inch
RCP at the Out Parcell.
d) Please provide "buffer wall" engineering, with wind load calculations, with the
Final Engineering.
3. On sheet 7 of9:
a) According to the "conceptual post-development drainage map", in the
calculations, there is an ACOE wetland limit line that cross the site on the west
side and near building #11. (SEE ATTACHED PHOTOCOPY) Please show
the ACOE line on this sheet and provide mitigation information from ACOE.
b) Response #4, of your September 25, 1998 letter, states the existing lake will
outfall to FDOT structure S-412. According to the 100% plans SR -434 plans, it
appears more like FDOT structure S-411. Please explain.
c) The "conceptual post-development drainage map", in the calculations, shows
basin 95 (wetland) flowing to the area of the just mentioned S-4ll, across the
site that was donated to the City for a fire station. (SEE ATTACHED
PHOTOCOPY) How is this drainage path going to be maintained if the City
builds a fire station on this site?
d) What is the proposed berm slope for the pond adjacent to the wall?
e) On the Final Engineering, please include a detail of the parking space with 2-foot
dedicated overhang.
f) In the "typical pavement section":
1) Please add a note that the 1" surface course and 6" base course are
minimum thicknesses.
2) Please add the subbase specification of FBV=75.
3) Please add the soil cement break strength requirement, mentioned in
comment 2.a.l, of this letter.
g) In the "typical entrance pavement section":
--
Joe Kolb. P.E.
Courtney Spgs. Apts. & Kash & Kany
October 9. 1998
Page 3
.
iii
1) On the Final Engineering, please include a detail of Type "F" curb and
gutter.
2) Please change the FEV specification from 50 to 75.
3) Please add the subbase specification ofFBV=15.
h) The ''typical wet retention section", on the Final Engineering. will need to show
at least 3 feet between the normal water level and the slope transition point (4:1
changes to 2:1).
4. On sheet 8 of 9 Oandscape sheet 1), please submit "6' masonry wall" plans with the
Final Engineering, including wind load calculations.
5. On sheet 9 of 9, please label what appears to be the ACOE wetland line.
DRAINAGE CALCULATIONS
6. As a point of information, the table of contents is incorrect.
7. In the 25-year storm calculation, please explain reach "98-95". Lq this a proposed
control structure for the existing 2.6 acre pond?
8. In the 100-year storm calculations, "nodal minimax time conditions report", for nodes
33, 41, 43, 90, 99, 98, 95, JUNCT, BNDY and 32B are missing. Please provide.
9. In the Universal Engineering report #24139, dated August 20, 1998, they recommend
a "wet" bottom pond. Then in their report #25842, dated September 2, 1998, they are
providing a design for pond that has underdrains to draw down the water table to
make it a "dry" bottom. Since the water table is high in this location, why have you
chosen not to construct a "wet" pond?
10. On page 2, of Universal Engineering report #25842, dated September 2, 1998, Table
1 shows a "base of aquifer elevation" of27.0 feet and a "pond bottom elevation" of
30.0 feet. This does not agree with page A-I, which states "aquifer depth below pond
bottom" of 5.0 feet. Please explain.
11. On page A-2, of Universal Engineering report #25842, it states a warning regarding
the absence of the recommended gravel envelope. Please explain why you are not
using the recommended gravel envelope.
~
Joe Kolb, P.E.
Courtney Spgs. Apts. & Kash & Karry
October 9, 1998
Page 4
e
.
Please provide a written response to each of the preceding comments with your
next submittal. If you have any questions, please give me a call at 327-1800 ext. 315.
a;uz?v #d~
Mark L. Jenkins, P.E.
City Engineer
Attachments: ACOE boundary & fire station site (1 page)
cc: Community Development Director
Land Development Coordinator
Joe Kolb, Bowyer-Singleton, F A.,X # 649-8664
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708
Telephone (407) 327-1800
September 24, 1998
TO:
FROM:
Don LeBlanc, Land Development Coordinator
j/~
Kipton Lockcuff, P.E., Public Works/Utility Director r
RE:
Kash n' Karry Shopping Center/Courtney Springs Apartments
We have reviewed the preliminary engineering for the Kash n' Karry Shopping Center
and Courtney Springs Apartments signed and sealed August 24, 1998 and have the
following comments:
1. The water meter requirements and infrastructure ownership will be determined
during the final engineering process.
2. No water and sewer capacity has been reserved for this project although capacity is
available. 1 and 2 bedroom units are calculated at 250 and 400 gallons each for
sewer and water usage, respectively. 3 bedroom units are calculated at 300 and
500 gallons each for sewer and water, respectively. The maintenance building and
clubhouse are estimated at a total of 1,500 of water and sewer usage. An estimate
for commercial buildings is 0.10 gallons per square foot. Actual flow information
from other similar stores can be provided in lieu of the 0.10 gal./ft. figure. Capacity
currently costs $1.12 per gallon for water and $6.30 per gallon for sewer. Capacity
charges are due at the time of DEP construction permitting.
We recommend the approval of the preliminary engineering for the Kash n'
Karry/Courtney Springs Project.
File
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CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS. FLORIDA 32708-2799
Telephone (407) 327-1800
Community Development
MEMORANDUM
DATE:
Don LeBlanc, Land Development Coordinator
Thomas Grimms, AICP Comprehensive Planning Coordinat~
September 14, 1998
TO:
FROM:
RE:
Kash-n-Karry/Courtn~y Springs Apartments - Revised Engineering Plans
I have reviewed the plans and find that the concerns I have expressed earlier are
addressed under "Community Development" in the letter to Don LeBlanc from Joseph
Kolb, dated August 24, 1998.
I am still reviewing the signage for the project in light of the request to add one single
tenant identification sign and to exceed height.
e
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CITY OF WINTER SPRINGS, FLORIDA
Code Enforcement
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Te~phone (407)327-1800
Fax (407) 327-6288
MEMORANDUM
DA TE:
September 14, 1998
TO:
Don LeBlanc, Land Development Coordinator .
Jimelle Cook, Code Enforcement Specialist @
Kash n'Karry/Courtney Springs Apartments
Revised engineering
FROM:
RE:
Because of a prior commitment, I will not be in attendance at the 9:30 AM preliminary
meeting. However, I have reviewed the submitted landscape plans and find that the type
and number of trees and shrubs meet the requirements of the current regulations. I
would, however, like to have approval for any substitution that may be made for trees
before planting. For protection, barriers need to be installed at the dripline of any
exisiting trees.
"/<
/
II
~
TO: Don LeBlanc, Land Management Specialist
FROM: Glenn Tolleson, Investigations Bureau Commander
DATE: September 11, 1998
SUBJ: Staff Review Discount Auto Parts and Kash n'Karry.
I have 'received the memo and inspected the plans for Discount Auto
Parts,Kash n'Karry and have the following comments;
Discount Auto Parts;
1. No further comments at this time.
Kash n'Karry with Courtney Springs Apartments;
1. No further comments at this time.
..
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L^ w OI.TICES
FRANK KRUPPENBACHER
A Professional Association
Frank Kruppenbacher.
Robert D. Gulluie
P.O. Box 347\
Orlando, Florida 32802-3471
J.
105 E. Robinson Street, Suite ~O I
Orlando, Florida 32801-1622
Telephone (407) 246-0200
Facsimile (407) 426-77 67
. Also Admitted in Colorado
MEMO
~~\tltmY~'@
S EP 11 1998 .
TO:
~ayor an~ City C~mmissioners ,j'
City ofWmter Spnngs nJ /}.../'
Robert D. Guthrie, City AttornV(jlJ
September 10, 1998
fiW It ffll1TER ~~I'HiS
". lIn ~
FROM:
DATE:
RE:
Residential IssueslDensity on Tract 15
Kash 'N Karry Proiect
I was asked to review the issue of whether multi family uses could be permitted on Tract 15
of Tuscawilla Planned Unit Development (Tuscawilla PUD). The Settlement Agreement (Ordinance
489), in addressing Tract 15, allocated residential units to said Tract as a permitted use. This
allocation includes "multi family" use.
Therefore, the use is established by the Settlement Agreement subject to permissible site
related and buffering requirements per the City code and the Settlement Agreement.
A copy of page 4 of the Settlement Agreement for the Tuscawilla PUD establishing
permissible uses on Tract 15 is attached.
City records show that residential uses have previously been allocated to Tract 15 of the
Tuscawilla Tract (Creek's Run).
cc: Ronald W. McLemore
City Manager
. I I
.
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2. The Remaining Property shall be developed in the
following manner:
FARC EL AC~,EAGE LAND USE UNITS
14C 31. 2 Single F2.mily 125
..
1.1 Seneca Boulevard
61 33.0 Single Family 198
1.4 Conunercial
0.6 Service Road
15
67.0
104.0
25.2
3.6
1.5
Conunercial
Single Family
Multi-Family
Vistawilla Drive
Fire Station
416
504
80
74.0
3.0
Multi-Family
Tuscora Drive
1,480
Lake Jessup
Property
20.7
Multi-Family
166
TOTAL
366.3
2,889
3. The acreages described within each Parcel are
approximate acreages only 2.nd shall be finalized 2.t suc~ time as
a final survey of each parcel is obtained. Therefore, the legal
descriptions set forth on Composite Exhibit "A" are subject to
revisions based upon such final surveys and sound land planning
techniques, it being the intent of this Agreement th2.t this'
Agreement be inclusive of all remaining undeveloped real property
within the aforedescribed parcels within the Tuscawill2. POD as of
the date hereof; provided, however~ no boundary of any such
parcel shall be expanded by more than one hundred (100)
addition2.l feet.
4. The units set forth herein for the multi-family and
single family designations are the maximum allowable units within
each such parcel and the acreages set forth herein for the
commercial designations are the maximum 2.llow2.ble 2.cre2.ges for
comme~cial property within each such parcel. Notwithstanding the
foregoing, WSDJV shall have the right to request minor revisions
to such allocations and redistribute units within such parcels to
accommodate sound land planning techniques, provided the ove~all
units and commercial acreages on a gross basis do not exceed
those set forth above, subject to the applicable provisions of
the City Codes.
...
/C/DAE
6786062AMD
06/22/90.3
.
"*
Memorandum
August 31,1998
To: Don LeBlanc, Land Development Coordinator
From: Don Houck, Building Official~
Re: Kash n' Karryl Courtney Springs Apartments
Kash n' Karry:
The preliminary plans indicate that the number of parking spaces is 154 based
upon a requirement of "one space for every 300 feet of floor space excluding storage".
The requirement as quoted is correct however the floor area used to calculate the
parking spaces includes the total square footage of the building with no deduction for
storage.
It was also stated that Kash n' Karry's "studies and experience indicate that the
desired parking ratio is 5 spaces per 1000 sq. ft.". Is the 1000 sq. ft. unit for sales area
only or total building area? We have not received copies of these studies to evaluate.
Regarding parking, my recommendation is to reduce the number of spaces to
comply with our requirement of one space per each 300 sq. ft. of floor space excluding
storage.
Courtney Springs Apartments:
The revised site plan does not show the relocated playground area.
. WINTER SPRINGS .
FIRE DEPARTMENT
102 NORTH MOSS ROAD
WINTER SPRINGS, FLORIDA 32708
TELEPHONE (407) 327-2332
FAX (407) 327-8514
MEMORANDUM
~i:::~yL;B~:~:~~~':~i;:~;;,;~ir ~
August 31,,~@,S .,' ' ~i"
. , .,' . 11},
Site Pla!i),Revie~jEk)arq,i, ,:";;.~, ,", ""'~\
PrelimJ.,~ary ~e'~!i?g ....,~~.~Jj,D'.iKiirry /;~9:purtney'\~prings
ApartmPents /<,.i";~:",'.~'~~~,c '\,:; st." ,.. , .,' w'; ;i
:s," l' ,'/ ;" ..~ ~c. '"Ii,'" . "<'t" !D"r.tip '<'\ ",'1"'; '\ \f;;\"
.,'f! ('''~~1' t f~.) "',~ '<-'~~, p; '~-Y fil! ll~ <(4, Y' ~, ~
The ~ire Departm~~t hrS'r~~j~V{~d ~D~i,~~I~.Q:~;g~~t~~,~b~~~\~f~re\cecltproperty as
submItted d.~ted A\~gu~t 24-, 19~8. ~r~YIOUS ~I'r\~~~~av~.bge~ rei~sed on the plans
an? n~ additional P,' mrr,ents~rr~;,req~'r~p~~\!~.'~~t'~~:ii.wlje fire Drpa~ment has no
objection to the prQ.pos~d dev,eIQpments.w l';); ;f~ '"", (' ~ i II
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p\-\.f.\~ T ~~\J\(),{)t0\'\'"X.~mL- ~\n; ASSb~'(Y\b~~ct No. 19806-001-02
Report No. 98-0528
1.0 SUMMARY
The subject property investigated as part of this Phase I Environmental Site Assessment (ESA)
consists of a parcel of approximately 11.2 acres and is currently vacant and undeveloped. The
subject property is on the southwest comer of State Road (SR) 434 and Vistawilla Drive, in
Orlando, Florida. Please refer to the Site Location Map presented in Appendix A-1 and the Site
Plan presented in Appendix A-2 for additional information.
Based on the findings of this Phase I ESA conducted in accordance with American Society for
Testing and Materials (ASTM) format E1527, we conclude the following:
1. We found no evidence of recognized environmental conditions with respect to past uses
of the subject property or adjoining properties based on our field observations, historiCal
research, and public records review.
,.
2. We found no evidence of petroleum product or hazardous materials storage or use at the
subject property. .
3. We found no evidence indicating the presence of underground storage tanks (USTs),
polychlorinated biphenyls (PCBs), drinking water wells, seeps, unusual odors, or stressed
vegetation on the subject property or on adjoining sites based on our field observations,
interviews, and historical and public records review.
4. No evidence exists indicating the presence of facilities within the ASTM minimum search
distance that contain leaking USTs based on our regulatory agency contact and field
observations.
5. No facilities that formerly or currently generate(d) hazardous waste or use(d) hazardous
materials were identified within the ASTM Minimum Search Distance based on our
regulatory agency contact and field observations.
Based on the conclusions of the Phase I ESA conducted at the referenced property, Universal
Engineering Sciences, Inc. (UES) finds no evidence of recognized environmental conditions
which would warrant further investigation at this time.
2.0 INTRODUCTION
2.1 PURPOSE
The primary purpose of this assessment was to conduct an investigation of the subject property
and surrounding properties for signs of potential hazardous substances or petroleum impacts
and to identify recognized environmental conditions associated with the past or present uses of
the subject property and neighboring properties. This environmental assessment was conducted
following the ASTM E1527-94 Standard Practice for Environmental Site Assessments. This
assessment was also intended to identify potential off-site contaminant sources within the
distances set forth in ASTM E 1527 guidelines.
Page 1 of 10 Pages
w
Project No. 19806-001-02
Report No. 98-0528
This assessment was completed by Tracy L. Tobin, Staff Geologist, under the guidance of Eric
R. Krebill, Professional Geologist, both employees of Universal Engineering Sciences, Inc.
Qualifications of personnel participating in this assessment are provided in Appendix B.
2.2 SPECIAL TERMS AND CONDITIONS
The scope of work does not include an evaluation of asbestos containing building materials, lead
based paint, radon, environmental compliance, site geotechnics (soils, foundations, site retention,
etc.), wetlands, endangered species, or construction materials testing. UES can provide these
additional services, if necessary.
This Phase I ESA meets the requirements as set forth in ASTM E1527. The accuracy;
correctness and completeness of this Phase I ESA is provided with knowledge of the
Comprehensive Environmental Response Compensation and Liability Act (CERCLA) as set forth
in 42 United States Code Section 9601 et seq., as amended. - ;.
This report is intended for the sole use of Zimmer Development Company. Its contents may not
be relied upon by other parties without the explicit written consent of UES. This is not a statement
of suitability of the property for any use or purpose. A copy of the General Conditions is
contained in Appendix C.
2.3 LIMITATIONS AND EXCEPTIONS OF ASSESSMENT
The findings of this report represent our professional judgement; no warranty is expressed or
implied. These findings are relevant to the dates of our site work and the information cited herein.
This report should not be relied upon to represent property conditions on other dates or at
locations other than those specifically cited within the report. UES can accept no responsibility
for interpretations of these data made by other parties.
This report, and the information contained herein, shall be the sole property of UES until payment
of any unpaid balance is made in full. The client agrees that until payment is made in full, the
client shall not have a proprietary interest in this report or the information contained herein. UES
shall have the absolute right to request the return of any and all copies of this report submitted
to other parties, public or private, on behalf of the client in the event of nonpayment of outstanding
fe_es by the client pursuant to UES's General Conditions.
2.4 LIMITING CONDITIONS AND METHODOLOGY USED
Portions of the subject property were covered with dense vegetation which limited access to
these areas. There were no other constraints which would impede our inspection of the property
or obstruct our view, such as perimeter fences or inaccessible structures present.
This report has been prepared in accordance with ASTM Standard Practice for Environmental
Site Assessments: Phase I Environmental Assessment Process (Designation E1527-97).
Methodology followed good commercial and customary practice with a goal to identify' recognized
environmental conditions that would be subject to an enforcement action if brought to the
attention of appropriate government agencies.
Page 2 of 10 Pages
EI3
Project No. 19806-001-02
Report No. 98-0528
3.0 PROPERTY DESCRIPTION
3.1 LOCATION AND LEGAL DESCRIPTION
The subject property, which consists of approximately 11.2 acres of vacant and undeveloped
land, is located at the southwest comer of SR 434 and Vistawilla Drive in Ortando, Seminole
County, Florida. The subject property is located within Section 5, Township 21 South, Range 31
East as referenced in the "Oviedo, Florida" United States Geological Survey (USGS) topographic
quadrangle map presented in Appendix A-1 (Site Location Map). Please also refer to the Site
Plan in Appendix A-2, the 1995 Aerial Photograph in Appendix A-3. The legal description was
not provided to UES by the client.
3.2 PROPERTY AND VICINITY CHARACTERISTICS
At the time of- our investigation, the subject property appeared as a vacant and u-ncteveloped
parcel of 11.2 acres. The property vicinity is characterized by residential developments to the
south and southeast and undeveloped land. Please refer to the Site Location Map in Appendix
A-1, the Site Plan in Appendix A-2, the 1995 Aerial Photograph in Appendix A-3, and Section 3.7
for additional details.
3.3 STRUCTURES, ROADS, AND/OR OTHER IMPROVEMENTS WITHIN THE PROPERTY
At the time of our site investigation, we observed the subject property was vacant and
undeveloped with low lying vegetation. Power lines run parallel with SR 434. A sidewalk runs
parallel with Vistawilla Drive. No other structure(s) or capital improvement(s) to the subject
property were observed.
3.4 INFORMATION REPORTED BY USER REGARDING ENVIRONMENTAL LIENS
No information was provided to UES with respect to any environmental liens on the subject
property.
3.5 CURRENT PROPERTY USE
At~the time of our s~e investigation, the subject property was vacant and undeveloped.
3.6 PAST PROPERTY USES
1
Based on our review of aerial photographs, property title records, and interviews, the subject
property has not been developed or used for any purpose. None of the past uses of the subject
property appear to have presented an environmental concern.
.
3.7 CURRENT AND PAST USES OF ADJOINING PROPERTIES
Currently, the properties adjoining the subject property are used as follows:
Page 3 of 10 Pages
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Project No. 19806-001-02
Report No. 98-0528
Direction From Subject
Property
North
Description of Property Use
Immediately north of the subject property are SR 434 and undeveloped
land.
Immediately east of the subject property are Vistawilla Drive and
undevelo ed land.
Immediately south of the subject property is Vistawilla Drive and a
residential commun. .
Immediatel west of the sub'ect ro e is undevelo ed land.
East
South
West
According to a review of the earliest aerial photograph available (1940), the adjoining properties
surrounding The property were undeveloped. Based on our aerial photograph review, the
adjoining properties to the north, east, and west remained undeveloped from 1940 to the present.
The residential community south of the subject property was first observed on the 1989 aerial
photograph. None of the past or present uses of the properties adjoining the subject property
appear to represent uses of potential environmental concem.
3.8 SITE PLAN
Please review the Site Plan presented in Appendix A-2. The Site Plan shows the proposed
property boundaries, surrounding roads, and easements.
4.0 RECORDS REVIEW
4.1 STANDARD ENVIRONMENTAL RECORD SOURCES, FEDERAL AND STATE
As a part of this assessment, we reviewed information sources to obtain existing information
pertaining to a release of hazardous substances or petroleum products on or near the subject
property. UES obtained an ASTM site search report through Radius Data Corporation (RDC).
A copy of the ROC report is contained in Appendix D. UES also reviewed other available
standard environmental record sources at the Florida Department of Environmental Protection
(FDEP) Central District and the Seminole County Govemment Engineering Division (SCGED),
as needed. The following state and federal sources were consulted during this record review:
State and County Database Review (FDEP and SCGED)
. FDEP, Leaking Underground Storage Tanks (LUST)
. FDEP, Registered Underground Storage Tanks (UST)
. FDEP, Registered Aboveground Storage Tanks (AST)
. FDEP, State Hazardous Waste Sites (SHWS)
. FDEP, Solid Waste Facilities/Landfill Sites (SWF/LS)
. FDEP, EDB Application Zone Delineation Maps of Florida
Page 4 of 10 Pages
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Project No. 19806-001-02
Report No. 98-0528
Federal Database Review [United States Environmental Protection Aaency -(EPA)]
. EPA, Comprehensive Environmental Response, Compensation, and Liability Act
Index (CERCLlS)
. EPA, Toxic Release Inventory System (TRIS)
. EPA, Facilities Index System List (FINDS)
. EPA, Resource Conservation & Recovery Act Index System List (RCRIS)
. EPA, Emergency Response Notification System List (ERNS)
. EPA, RCRA Administrative Action Tracking System (RAATS)
. EPA, National Priorities List (NPL)
Table 2 lists the minimum search distances used during this assessment as set forth in ASTM
E1527.
SOURCE
SEARCH DISTANCE
1.0 mile
0.5 mile
4.1.1 FLORIDA STATE AND SEMINOLE COUNTY RECORDS REVIEW
According to information provided by ROC, the subject property is not listed on the state or county
databases. No site"s in the vicinity of the subject property are listed within the minimum search
distance as specified by ASTM that contain leaking USTs based on our regulatory agency contact
and field observations. Please refer to the ROC report in Appendix D for details.
In addition to reviewing the ROC report, UES performed reconnaissance of the property vicinity
to identify any sites not mapped by due to inadequate or inaccurate address information and to
look for unregistered facilities. No petroleum fueling or storage facilities were observed within a
half mile of the subject property during field reconnaissance performed by UES.
Page 5 of 10 Pages
w
4.1.2 FEDERAL RECORDS REVIEW
Project No. 19806-001-02
Report No. 98-0528
The ROC report indicates that no EPA listed sites are located in the vicinity of the property within
the minimum search distance specified by ASTM. No facilities suspected of generating
hazardous wastes were observed by UES during reconnaissance of the property vicinity.
4.2 PHYSICAL SETTING SOURCES
The "Oviedo, Florida" USGS topographic quadrangle map, Seminole County Soil Survey, Florida
Department of Natural Resources' Environmental Geology Series - Orlando Sheet, and regulatory
files available regarding properties of environmental concern in the property vicinity were
reviewed as sources for obtaining information regarding the physical setting of the subject
property and surrounding vicinity. Analysis of the physical setting is discussed in Section 5.9.
4.3 HISTORICAL USE INFORMATION
4.3.1 AERIAL PHOTOGRAPH REVIEW
\,
To evaluate the previous land uses of the subject property and surrounding areas, a series of
aerial photographs was reviewed. The aerial photographs provide a progressive overview of
parcels pertaining to this assessment.
We reviewed aerial photographs from 1940 to 1995, available at the Seminole County
Government Engineering Division. Please refer to Appendix A-3 for a copy of the 1995 Aerial
Photograph. Descriptions of UES' observations are outlined in Table 3.
Photograph
Date
1940
Scale
1" = 420'
Photograph
Quality
fair
1948
1".= 420'
fair
1957
1" = 400'
fair
1962
1" = 1000'
very poor
1968
1" = 500'
fair
1972
1" = 400'
good
::0
Remarks
The subject property and adjoining properties are
undeveloped. State Road 434 adjoins the property to the
north.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
The subject property is undeveloped. The west and east
adjoining properties are undeveloped with areas of woods.
The south adjoining property is undeveloped. SR 434 and
undeveloped land are adjoining to the north.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
Page 6 of 10 Pages
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Project No. 19806-001-02
Report No. 98-0528
Photograph Photograph
Date Scale Quality
1974 1" ='200' fair
1980 1" = 400' good
1986 1" = 400' good
1989 1" = 400' fair
Remarks
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph.
The subject property is undeveloped with woods on the
southwest portion of the property. The adjoining properties
are undeveloped with wooded areas. SR 434 is.north of the
subject property. Further south is a residential community.
No significant changes were observed to the subject property
or adjoining properties from the previous aerial photograph
with the following exception, Vistawilla Drive under
construction.
The subject property is undeveloped with scattered trees.
The west adjoining property is undeveloped with trees.
Adjoining to the north are SR 434 and woods. The east
adjoining property is Vistawilla Drive and undeveloped land
with trees. The adjoining property to the south is Vistawilla
Drive and residential.
1991
1" = 200'
fair
1993
1" = 200'
fair
1995
1" = 200'
good
4.3.2 PROPERTY OWNERSHIP RECORDS
Past usage of the subject property was evaluated through interviews and a review of historical
aerial photographs.
4.3.3 SANBORN FIRE INSURANCE MAP REVIEW
Fire Insurance Maps generated by the Sanborn Map Company were not required, since
development of the subject and adjoining properties was determined through review of aerial
photographs and interviews. Sanborn maps are not likely available due to the historically rural
nature of the property vicinity.
4.3.4 CITY DIRECTORY REVIEW
Historical street directories listing the former businesses at the street addresses of the subject
property and in the vicinity of the subject property were not reviewed by UES, since the subject
and adjoining properties have remained undeveloped.
Page 7 of 10 Pages
I:!:I
L
Project No. 19806-001-02
Report No. 98-0528
1
4.3.5 LAND USE RECORDS
1
Building records were not reviewed, since past land usage does not indicate the likely presence
of petroleum or hazardous material storage tanks or septic tanks/drain fields.
4.3.6 OTHER HISTORICAL SOURCES
t No other historical sources were reviewed during this assessment.
L
4.4 PRIOR ASSESSMENT
1
No prior environmental assessment reports were provided to UES by the client or current
property owners.
5.0 INFORMATION FROM SITE RECONNAISSANCE AND INTERVIEWS
,.
L
5.1 SITE RECONNAISSANCE
I
L
On April 30, 1998, a walkover inspection of the subject property was completed by Tracy L. Tobin.
The purpose of the site visit was to investigate the current conditions of the subject property. The
inspection included walking the interior of the property through trails and clearings and walking
the property boundaries. This visual inspection of the property focused primarily on its surface
features. Site photographs are included in Appendix E.
L
Our observations during the site investigation were as follows:
The subject property is bounded to the north by SR 434 and to the east by Vistawilla Drive. The
subject property has low lying vegetation and scattered trees. There is a path and a few trails
running east to west from Vistawilla Drive through the subject property. The trails were followed
to inspect for dumping. Several concrete blocks were observed near the center of the subject
property.
We observed no evidence of petroleum product or hazardous materials storage or use at the
subject property. We found no evidence indicating the presence of obvious surface discharges,
indications of solid or liquid waste dumping or disposal, underground storage tanks (USTs),
polychlorinated biphenyls (PCBs), drinking water wells, seeps, unusual odors, or stressed
vegetation on the subject property. No recognized environmental conditions were noted on the
subject property.
5.2 SITE VICINITY RECONNAISSANCE
Reconnaissance of the property vicinity was performed by Tracy L. Tobin on April 30, 1998 to
verify regulatory database infonnation and evaluate land practices in the vicinity which may have
the potential to adversely impact the subject property. No unreported petroleum or suspected
hazardous waste generators were observed in the immediate property vicinity. No facilities were
identified which were suspected to have caused an environmental impact to the subject property.
.I
Page 8 of 10 Pages
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,.
......
Project No. 19806-001-02
Report No. 98-0528
5.9.1 TOPOGRAPHY
The USGS topographic quadrangle map titled "Oviedo, Florida" was referenced as a source for
obtaining information regarding the physical setting of the subject property and surrounding
vicinity. The subject property is located approximately 15 feet above sea level. The topography
in the vicinity slopes gently to the south toward low lying areas. A copy of the USGS Quadrangle
Map is provided as Appendix A-1 (Site Location Map).
5.9.2 SOILS/GEOLOGY
The general geology of Seminole County is characterized by 30 to 50 feet of undifferentiated fine
to medium grained sands and clayey sands of Holocene age over1ying the Miocene age Hawthorn
Group. The Hawthorn is approximately 100 feet thick and is comprised of interbedded layers of
clay, clayey sand, sandy clay, and phosphatic carbonates. The under1ying Tertiary age
carbonates gently dip east under an increasing thickness of younger sediments. _. ~
According to the Soil Conservation Service, Seminole County Soil Survey, surficial soils at the
subject property are classified as Pomello fine sand. This soil is near1y level to gently sloping and
moderately well drained.
5.9.3 HYDROGEOLOGY
The general hydrogeology of Seminole County includes an unconfined surficial aquifer separated
from the Floridan aquifer by the Hawthorn Group. The surficial aquifer is recharged by rainfall
and can yield small to moderate amounts of water to small diameter wells. The Floridan aquifer
may reach 2,000 feet in thickness and is the primary source of the public water supply. The
direction of shallow groundwater flow is generally toward. surface water bodies. The direction of
shallow groundwater flow, based solely on the USGS Topographic Map, is undeterminable.
6.0 ANY OTHER CONDITIONS OF CONCERN
No other conditions of environmental concern were observed.
7.0 FINDINGS AND CONCLUSIONS
We have performed this Phase I ESA in accordance with the scope and limitations of ASTM
Practice E 1527-97 at the 11.2-acre undeveloped parcel located at the southwest corner of SR
434 and Vistawilla Drive in Or1ando, Florida. Any exceptions to or deletions from this practice are
described in Sections 2.2, 2.3 and 2.4 of this report. This assessment has revealed no evidence
of recognized environmental conditions in connection with the property. In conclusion, based on
the findings of this investigation, no further investigation is warranted at this time.
Page 10 of 10 Pages
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Purpose
The purpose of this survey is to determine the presence, or potential for occurrence, of species listed
as threaten~d, endangered or as of special concern by the U. S. Fish and Wildlife Service (USFWS)
and the Florida Game and Freshwater Fish Commission (FGFWFC). This information was collected
in order to' evaluate the regulatory constraints for development of the parcel. This survey was
conducted by a professional environmental scientist. This report was prepared for Zimmer
Development Company pursuant to and in accordance with the terms and standards in the Agreement
between Zimmer Development Company and Bowyer-Singleton and Associates, Inc.
Site Desaription
The site consists of approximately 11.26 acres located south of State Road 434, west of Vista Willa
Drive and northeast of Howell Creek Reserve, a Tuscawilla PUD residential development in Section 5,
Township 21 south and Range 31 east in Seminole County (please refer to Exhibit 1 - Location Map
and Aerial Photograph). Detailed field observations of the site were conducted on July 28, 1998 to
document the vegetative communities and to determine the probability of active wildlife inhabiting the
site. A variety of outside sources were reviewed to develop this site evaluation. Records included
aerial photographs, FGFWFC Eagle Nests of Seminole County Survey, United States Geological
Service (USGS) Quadrangle Maps, and the Seminole County Soil Survey. There is a wetland in the
southwestern area of the site that is contiguous with the forested wetland on the western adjacent
property .
The subject site is lightly to moderately vegetated and lightly wooded. The entire parcel is
undeveloped land cornered within an upcoming residential and commercial area. The canopy
vegetation consists of red maple (Acer rubrum), sweetgum (Liquidambar srtyaciflua), cabbage palm
(Sabal palmetto), scattered slash pine (Pinus elliottl) and scattered longleaf pine (Pinus palustris).
The ground'cover is dominated by bahaia grass (Paspalus notatum) with lantana (Lantana camara),
caesar weed (Urena lobata), false willow (Baccharis halimifolia), water primrose (Ludwigia repens),
wild mint (Labiatae spp.) and blackberry (Rubus spp.) (please refer to Exhibit 2 - Reconnaissance
Photographs ).
Soils
The soil descriptions and locations are from the United States Department of Agriculture Soil
Conservation Service Soil Survey for Seminole County, Florida (please refer to Exhibit 3 - Soils Map).
No soil borings or field testing has been performed to confirm the soil type as it is mapped. Four soil
types are present on the subject site including Pamella fine sand, 0 to 5% slopes (27). Adamsville-
Sparr fine sands (2), Basinger, Samsula and Hontoon soils, depressional (10) and Myakka and
EauGallie fine sands (20).
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One of the soil types on this site is including Pomello fine sand, 0 to 5% slopes. The soils in this map
unit are nearly level to gently sloping and moderately well drained. They are found on the low ridges
and knolls on the f1atwoods. Typically, this soil is has a surface layer of light gray fine sand about 2
inches thick. In most years, a seasonal high water table (SHWT) is at a depth of 36 to 60 inches for 1
month to 4 months. The permeability of this soil is very rapid in the surface and subsurface layers,
moderately rapid in the subsoil and rapid in the substratum. The natural canopy vegetation on this soil
type consists mostly of longleaf pine, sand pine and slash pine. The understory includes lopsided
indiangrass, creeping bluestem, saw palmetto, pineland threeawn, bluestem, panicum and running
oak.
Another soil type on the site is Adamsville-Sparr fine sands. The soils in this map unit are level to
nearly level and somewhat poorly drained. They are found on the low ridges of the uplands and on
low knolls on the f1atwoods. Typically, Adamsville soil is has a surface layer of grayish brown fine
sand about 4 inches thick. Typically, Sparr soil has a surface layer of grayish brown fine sand about
4 inches thick. In most years, the seasonal high water table (SHWT) is within 12 to 36 inches of the
surface of Adamsville and Sparr soils for up to 6 months. The permeability of Adamsville soil is rapid.
The permeability of Sparr soil is rapid in surface and subsurface layers and is slow or moderately slow
in the subsoil. The natural canopy vegetation on this soil type consists mostly of longleaf pine and
slash pine and of laurel, live, water, blackjack and turkey oaks. The understory includes scattered
saw palmetto, pineland threeawn, gallberry and wax myrtle. Field observations generally correspond
to the naturally occurring vegetation found in this map unit.
..
Another soil type on the site is Basinger, Samsula and Hontoon soils, depressional. The soils in this
map unit are nearly level and very poorly drained. They are found in the swamps and depressions.
Typically, Basinger soil is has a surface layer of very dark gray mucky fine sand about 6 inches thick.
Typically, Samsula soil has a surface layer of muck about 30 inches thick. Typically, Hontoon soil has
a surface layer of dark reddish brown muck about 18 inches thick. In most years, the undrained areas
of the soils in this map unit are ponded for 6 to 9 months or more. The permeability is rapid in this
map unit. The natural canopy vegetation on this soil type consists of mixed stands of cypress, red
maple, sweetgum, cabbage palm, sweetbay and blackgum. The understory includes cutgrass,
maidencane, Jamaica sawgrass, sedges, ferns and other water-tolerant grasses. Field observations
generally do correspond to the naturally occurring vegetation found in this map unit in the area close
to the wetland that is located on the western adjacent property.
r
r
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Another soil type on the site is Myakka and EauGallie fine sands. The soils in this map unit are nearly
level and poorly drained. They are found on the broad plains on the f1atwoods. Typically, Myakka soil
is has a surface layer of black fine sand about 5 inches thick. Typically, Eau Gallie soil has a surface
layer of dark gray fine sand about 5 inches thick. In most years, a seasonal high water table (SHWT)
is within 12 inches of the surface for 1 month to 4 months. The permeability of Myakka is rapid in the
surface and subsurface layers and in the substratum and is moderate or moderately rapid in the
subsoil. The permeability of EauGallie soil is rapid in surface and subsurface layers, moderate or
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moderately rapid in the sandy part of the subsoil, and moderately slow in the loamy part of the subsoil.
The natural canopy vegetation on this soil type consists mostly of longleaf pine and slash pine and live
and laurel oaks. The understory includes lopsided indiangrass, inkberry, saw palmetto, pineland
threeawn, bluestem, panicum, wax myrtle and other grasses.
Wildlife and Listed'Species
Observations may consist of evidence of tracks, scat, signs, calls and visual sightings. Potential
habitats of listed species are more often recognized than actual evidence of the species.
Characteristics of poten~ial bald eagle habitat exists near the subject site, however, no potential bald
eagle habitat was obserVed on the subject site. Bald eagle habitat typically includes large stands of
old growth, talllongleaf pine trees. The site does not contain open bodies of water that would provide
foraging habitat for other varieties of listed species such as wetland birds and none were observed
during the field reconnaissance.
Little wildlife was observed during the field reconnaissance. This is likely due to the proximity of State
Road 434 and the surrounding Tuscawilla PUD. Species identified on the project site via visual
sightings include Northern mockingbird (Mimus polyglottos). This animal is not listed by the FWS or
the FGPWFC as listed species.
Review of the FGFWFC eagle nest map for Seminole County indicates that there are 2 documented
bald eagle (Haliaeetus leucocephalus) nests within one mile of the subject site (please refer to Exhibit
4 - USGS Quadrangle Map and Aerial Photograph with Eagle Nest Locations). Bald Eagles are listed
by the USFWS and the FGFWC as a Threatened SpeCies. although the USFWS is considering
delisting the species in Florida. The two nests are designated as OR 03 and OR 03A which indicates
that it is very likely that the same pair has built a second nest or that a juvenile is inhabiting one of
these nests. This family likely forages in Lake Jessup which in located just less than a mile north of
the subject site.
Summary
Based on our survey of the property as described above and except ~or the bald eagle discussed
below, it is our opinion that no other listed species occupy or use the project site.
Two bald eagle (Haliaeetus leucocephalus) nests and habitat are documented to be located near the
subject site, however, none were observed on or near the subject site during the field reconnaissance.
One of the nests is located approximately 500 feet southwest of the southern corner of the site and
the other nest is located approximately 4,600 feet southwest of the southwest corner of the site. Bald
Eagles are listed by the FWS and the FGFWC as a Threatened Species. In the southeast, the bald
eagle nesting period is usually from October 1 to May 15. Individual pairs return to their same
territories year after year, and often territories are inherited by subsequent generations. Although the
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eagle nest itself is protected, it is the nest site that originally attracted the pair that is of critical
importance.
Management of bald eagle habitat is important for areas that are determined to have nests. The
primary zone and secondary zone are critical areas and must be maintained to promote acceptable
conditions for bald eagles. Except under unusual conditions, in Florida the primary zone
encompasses an area extending 750 feet outward from the nest tree. Close proximity of human
activities such as commercial, residential or industrial development, tree cutting, logging, construction,
mining and/or use of chemicals toxic to wildlife are restricted within the primary zone. Unauthorized
human entry should be restricted in the primary zone during the nesting period. Except under unusual
conditions, in Florida the secondary zone encompasses an area extending 750 feet outward from the
primary zone (1500 feet from the nest tree). The precise distance will be dependent upon site-specific
circumstances. Restrictions in this zone are needed to minimize disturbance that might compromise
the integrity of the primary zone and to protect important areas outside of the primary zone. Certain
activities within the secondary zone are likely to be detrimental to bald eagles and in most cases
should be restricted. Such activities include development of new commercial and industrial sites,
construction of multi-story buildings and high density housing developments between the nest and the
foraging area, construction of new roads, trails and canals, and/or use of chemicals toxic to wildlife.
Other activities may take place in the secondary zone, but only during the non-nesting period.
Please note that the primary zone and secondary zone of OR 03 does extend onto the subject site. It
is generally the policy of the regulatory agencies not to allow development within the primary zone of a
nest. It is also generally the policy of the regulatory agencies to allow development within the
secondary zone of a nest at a distance comparable to development which already exists in that area.
Since portions of the primary and secondary zone of this nest have already been developed in nearby
areas, no constraints to the development of this site are expected to result.
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I. Purpose of Work
The Phase I Environmental Site Assessment is designed to identify recognized environmental
conditions. This assessment included research and reconnaissance to evaluate the occurrence of
such conditions. Consistent with good commercial and customary practice and conducted in
accordance with the American Society for Testing and Materials (ASTM) Standard E-1527 (Phase I
ESA Process), the Phase I Environmental Site Assessment investigation did not include sampling or
analysis of potentially hazardous materials which may have been found on or off the subject property.
No additional services were requested by the client and none were performed.
II. Authorization and Access
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Authorization to perform this assessment was given in the form of a signed proposal between
ContraVest, Inc. and Bowyer-Singleton & Associates, Inc. Field reconnaissance was performed on
July 28, 1998. Access to the subject property and an explanation of the property to be included in the
assessment was provided by Mr. Robert A. Yeager of Sullivan Properties, Inc.
III. Findings
A. Research
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Chain of Title
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A Chain of Title was not reviewed as part of this report.
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Interviews
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On July 3D, 1998, Mr. Ross Arbelius of Seminole County Department of Emergency
Management was interviewed by telephone (please refer to Appendix C - Records of
Communication). Mr. Arbelius stated that, to the best of his knowledge, there have been no
hazardous materials spills/incidents or environmental health concerns to which his
department has been called upon to respond to at the subject site.
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On August 3, 1998, Battalion Chief Trigg of Seminole County Department of Public Safety
was interviewed by telephone (please refer to Appendix C - Records of Communication).
The Chief stated that, to the best of his knowledge, there have been no hazardous materials
spillslincidents or environmental health concerns to which his department has been called
upon to respond to at the subject site.
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Property Owner or Representative
On August 3, 1998, Mr. Robert A. Yeager of Sullivan Properties, Inc, CUrrent owner of..
subject property was interviewed by telephone (please refer to Appendix C . RecatdI of
Communication) and an Environmental Questionnaire and Disclosure Statement (eaos) was
completed. During the interview and upon completion of the EQOS, no recognized
environmental conditions were revealed.
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Listings
Pertinent and available listings of environmental concern on or near the subject property were
reviewed for evidence of activities which may have an adverse environmental impact. The source for
the listings is Vista Information Systems, Inc. No. TUS400000 dated July 29, 1998, (please refer to
Appendix D - Site Assessment Plus Report). Off-site distances were checked and verified during the
field reconnaissance and historical aerial review conducted for this report. A summary of our findIngs
follows.
National Priorities List (NPL) - The NPL is an inventory of facilities and/or locations with
confirmed environmental contamination. These sites fall under the Comprehensive
Environmental Response, Compensation and Liability Act of 1980 (CERCLA) and the
Superfund Amendments and Reauthorization Act of 1986 (SARA), and often are referred to
as .Superfund" sites. The NPL is maintained by the Environmental Protection Agency (EPA),
which ranks the sites according to the extent of environmental health and safety concerns,
and schedules them for remedial action. No NPL sites were listed within one mile of the
subject property.
Comprehensive Environmental Response, Compensation and Liability Act Index System
(CERCLlS) - CERCllS is an id~ntification of those facilities and/or locations currently being
investigated by the EPA or associated state environmental agencies to ascertain the
presence of potential or existing contamination. Preliminary site assessments normally are
conducted by either the EPA or the appropriate state environmental agency for all sites
included in CERCllS. Many of the sites investigated through CERCLA will be placed on the
NPL for remedial action and will be included in the Site Enforcement Tracking System (SETS)
for identification of potential liability. No CERCLlS sites were listed within one-half mile of the
subject property.
Resource Conservation and Recovery Act (RCRA) Index System List - The RCRA list reports
those facilities andlor locations handling, storing or transporting hazardous substances or
wastes. Due to the activities relating to the handling of hazardous substances, these sites
possess the potential for environmental contamination. Inclusion on the RCRA list does not
indicate contamination, but rather, the potential due to the presence and handling of
hazardous substances. There were no Treatment Storage and Disposal (TSD) facilities listed
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within one mile of the subject properly. One RCRA Small Quantity generator was listed within
one-quarler mile of the subject properly:
Cornell Garaae Towina. EPA 10# FLD052782414 is located at 1313 W State Road,
Winter Springs. FL 32708 and is approximately 0.11 miles west of the subject
property. No hazardous contamination has been identified in association with this
facility .
Resource Conservation and Recovery Act (RCRA) Administration Action Tracking System
(RAATS) - The RAATS data base provides information regarding RCRA violators and the
results of any action by the EPA against the violator. No RCRA violators were listed within
one-quarter mile of the subject property.
Toxic Release Inventory System (TRIS) - Section 313 of the Emergency Planning and
Community Right-to-Know Act (Also known as SARA Title Ill) of the Superfund Amendments
of Reauthorization Act (SARA) of 1986 (Public Law 94-499) requires the EPA to establish an
inventory of toxic chemical emissions from certain facilities.
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The purpose of this reporting requirement is to inform the public and government officials of
routine and accidental releases of toxic chemicals into the environment. The reporting
requirement applies to owners and operators of facilities that have 10 or more full time
employees, that are in Standard Industrial Classification (SIC) Codes 20 through 39 (e.g.
manufacturing facilities) and that manufacture (including importing), process or otherwise use
a listed toxic chemical in excess of specified threshold quantities. There are no reported
releases of toxic materials within one-quarter mile of the subject property.
Emergency Response Notification System (ERNS) - The Emergency Response Notification
System is a national computer data base used to store information on releases of oil and
hazardous substances. The ERNS list identifies those facilities and/or locations that have
been reported to EPA because of the release of potentially hazardous materials.
The ERNS data base is extremely limited in the locational information provided. It attempts to
identify three locations - the location of the spill, the location of the discharge organization,
and the location of the individual or organization that reported the spill. There were no ERNS
sites or reported releases of oil or hazardous substances within one-quarter mile of the
subject property.
Florida Sites List - The Florida Sites List is associated closely with the CERCLlS list and
identifies facilities and/or locations that the Florida Department of Environmental Protection
(FDEP) has recognized as having existing or potential environmental contamination. There
were no sites listed on the Florida Sites list within one mile of the subject property.
Solid Waste Facilities (SWF) - The Solid Waste Facilities List is concerned with the handling
of solid wastes. The presence of a site on this list does not indicate existing environmental
contamination. but rather, the potential for environmental contamination. No solid waste
facility sites were listed within one-half mile of the subject property.
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Leaking Underground Storage Tanks (LUS7) - The LUST data base is concerned with
petroleum storage systems and includes facilities and/or locations that have reported the
possible release of contaminants. This listing also includes leaking ASTs. One LUST facility
was listed within one-half mile of the subject property:
lil Chamo Food Stores #522. FL 10# 8838050 is located at 1025 SR 434,
Oviedo, FL 32765 and is reported to be 0.23 miles east. of the subject property.
According to the FDEP files, LiI Champ Food Store #522 is located at the intersection
of State ~oad 434 and Mitchell Hammock Road. This intersection is approximately
2.5 miles to the southeast of the sUbject site. Based on the information in the FDEP's
files and on the fact that the facility is located beyond the minimum search distance
outlined in the ASTM E1527-94 standards, the facility poses no environmental threat
to the subject site.
Stationary Tank Inventory System (STI) - The Florida Administrative Code requires the
registration of underground (UST) and above-ground (AST) stationary petroleum storage
tanks. Inclusion on this list indicates the presence of stationary petroleum tanks and therefore
the potential for environmental problems. No UST facilities were listed within one-quarter mile
of the subject property.
· Aerial Photographs
Aerial photographs of the subject and adjacent properties for 1940, 1948, 1957, 1962, 1968, 1972,
1974, 1980, 1986, 1989, 1991, 1993 and 1995 were reviewed to obtain visual evidence of land use
activities which may indicate recognized environmental conditions on the subject and adjacent
properties. These historic aerial photographs were reviewed at the Seminole County Engineering
Division, The Reflections Complex in Sanford, Florida.
Review of the 1940 aerial photograph indicated that the site was moderately to heavily vegetated and
wooded. There were two wetland systems present on the subject property. Surrounding property had
very similar characteristics. The property to the north, south, east and west also appeared moderately
to heavily vegetated and wooded land with wetland systems. State Road 434 was present north of
the subject property. Further north of the subject site, Lake Jessup is present.
Review of the 1948 aerial photograph indicated that few trees on the uplands on the subject property
had been cleared. Several heavy trails became apparent on the subject property. The surrounding
properties to the south, east and west appeared to have undergone similar practices. The property to
the north remains unchanged.
Review of the 1957 aerial photograph indicated that the site had apparently been ditched. Vegetation
was lighter this year although the wetlands still looked healthy. The surrounding properties to the
south, east and west appeared to have undergone similar practices. The property to the north remains
unchanged.
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Review of the 1962 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph with the exception that the ditches appear a lot
deeper and more well defined.
Review of the 1968 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph.
Review of the 1972 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph.
Review of the 1974 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph.
Review of the 1980 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph.
Review of the 1986 aerial photograph indicated that the subject property appears to be more heavily
vegetated. A stormwater pond appears adjacent to and west of the subject property. The
surrounding properties to the south and east appear the same as the former photograph. The
surrounding property to the north still remains unchanged. .
Review of the 1989 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph.
Review of the 1991 aerial photograph indicated that the subject property and the surrounding
properties appear the same as the former photograph with the exception of new trails evident.
Review of the 1993 aerial photograph indicated that the subject property appears the same as the
former photograph. The surrounding properties appear the same as the former photograph with the
exception of a stormwater pond evident to the south of the subject site and Vista Willa Drive evident to
the east of the subject site.
Review of the 1995 aerial photograph indicated that the subject property appears to be the same as
the former photograph. The surrounding properties appear the same as the former photograph with
the exception of a private residential housing development under construction to the south of the
subject property.
· Quadrangle Map Review
Review of the lake Jessup, Florida U.s. Geological Survey Quadrangle Map dated 1956 and photo-
revised in 1980 (based on aerial photographs taken in 1952 and 1977) indicates elevation at the
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subject property ranges between 39 NGVD on the uplands to 25 NGVD in the wetlands. Review of
the USGS Quadrangle Map generally supports the previously discussed aerial photographic
observations.
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B. On-Site Reconnaissance
On-site reconnaissance of the property and improvements for indications of recognized environmental
conditions was conducted on July 28, 1998 by Bowyer-Singleton & Associates, Inc. (please refer to
Appendix A - Location Map). The reconnaissance consisted of systematically traversing the site to
provide an overlapping field review.
Where possible, photographs were taken to document recognized environmental conditions (please
refer to Appendix B - Reconnaissance Photographs). The following items were included in the on-site
reconnaissance.
· Property, Structures ~nd Improvements
Property - The subject property consists of 11.26 acres of moderately vegetated and heavily
wooded, undeveloped land. Two forested wetland systems are present within the limits of the
property. Topography at the site generally slopes to the west towards a stormwater pond
located off-site.
The subject property is located entirely within Section 5, Township 21 South, Range 31 East,
Seminole County, Florida (please refer to Appendix E - Legal Description).
Structures and Improvements - At the time of the reconnaissance, no structures or
improvements were present on the subject site. Silt fencing is present along the north, inner
east and inner west property boundary. It is undetermined whether or not the silt fencing from
the construction is actually imposing onto the subject property.
· Potential Sources of Surface Contamination
The on-site reconnaissance addressed containers, drums, aboveiJround storage tanks
(ASTs) and other aboveiJround storage units containing material which may pose an
environmental concern.
No containers, drums, ASTs or other above-ground storage units containing materials which
pose an environmental concern were observed on-site.
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The on-site reconnaissance addressed dumps, pits, landfills, borrow pits or lagoons which
may have been used for disposal purposes.
A small dump containing abandoned major household appliance was observed on the subject
site. The contents did not appear to have a potential to pose an environmental concern. No
other pits, landfills, borrow pits or lagoons which may have been used for disposal purposes
were observed on the site.
Transformers
No transformers were observed on the site.
Surface Stains
No surface stains were observed on the site.
Stressed Vegetation
No chemically-stressed vegetation was observed on the site.
. Potential Sources of Airborne Contamination
At the time of the site reconnaissance, there was no indication of potential sources of airborne
contaminants.
. Potential Sources of Waterborne Contamination
At the time of the reconnaissance, there was no indication of potential sources of waterborne
contamination.
C. Off-5ite Reconnaissance
A visual reconnaissance of adjacent property and improvements was conducted on July 28, 1998 for
indications of recognized environmental conditions. The observations were limited to areas and
facilities that readily were visible and immediately adjacent to the subject property.
. Surrounding Properties
The subject property is bound to the north by current land clearing practices for a future development,
then State Road 434, then heavily wooded, undeveloped land, and Lake Jessup; to the south by
Howell Creek Reserve, a residential development; to the east by moderately vegetated and wooded,
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undeveloped land, then Vista Willa Drive: and to the west by heavily wooded, undeveloped land and a
stormwater pond.
· Potential Sources of Surface Contamination
No potential sources of surface contamination were observed on the adjacent properties.
. Potential Sources of Airborne Contamination
No potential sources of airborne contamination were observed on the adjacent properties.
. Potentral Sources of Waterborne Contamination
No potential sources of waterborne contamination were observed on the adjacent properties.
IV. Conclusions and Recommendations
A. Conclusions
A review of available Federal and State environmental listings indicated that subject and adjacent
properties are not included.
A review of historic aerial photographs and topographic maps, as well as interviews and
reconnaissance conducted for this report, indicates that the subject site consists of 11 acres of
moderately vegetated and heavily wooded, undeveloped land. The site is generally located within an
upcoming residential and commercial development area.
A Phase I Environmental Site Assessment was performed in accordance with the scope and
limitations of ASTM Practice E-1527 and of ContraVest, Inc. Any exceptions to, or deletions from, this
practice are described in the Purpose of Work section' of this report. This assessment has revealed
no evidence of recognized environmental conditions in connection with the subject property.
B. Recommendations
No additional environmental site assessment is recommended at this time.
v. Warranty
The field observations, measurements and research reported are considered sufficient in detail and
scope to form a reasonable basis for a general environmental site assessment of this property.
Bowyer-Singleton & Associates, Inc. warrants that the findings and conclusions contained herein have
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been promulgated in accordance with generally accepted environmental engineering methods for the
property described in this report.
These environmental methods have been developed to provide the client with information regarding
apparent indications of existing, or potential environmental conditions relating to the subject property
and are limited necessarily to the conditions observed at the time it was prepared. In the event
additional information is provided to Bowyer-Singleton & Associates, Inc. following submission of this
report, it will be forwarded to the client, in the form received, for evaluation. There is a distinct
possibility that conditions exist which could not be identified within the scope of the assessment, or
which were not apparent during the site visit. Bowyer-Singleton & Associates, Inc. believes that the
information provided during the record review of public information, and interviews concerning the
property, is reliable. However, Bowyer-5ingleton & Associates, Inc. cannot warrant or guarantee that
the information provided is complete and accurate.
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Purpose
The purpose of this survey is to determine. the presence, or potential for occurrence, of species listed
as threatened, endangered or as of special concern by the U. S. Fish and Wildlife Service (USFWS)
and the Florida Game and Freshwater Fish Commission (FGFWFC). This information was collected
in order to evaluate the regulatory constraints for development of the parcel. This survey was
conducted by a professional environmental scientist. This report was prepared for ContraVest, Inc.
pursuant to and in accordance with the terms and standards in the Agreement between
ContraVest, Inc. and Bowy~r-Singleton and Associates, Inc.
Site Description
The site consists of 24.06 acres located south of State Road 434, west of Vista Willa Drive and north
of Howell Creek Reserve, a Tuskawilla PUD named unit development in Section 5, Township 21 south
and Range 31 east in Seminole County (please refer to Exhibit 1 - Location Map and Aerial
Photograph). Detailed field observations of the site were conducted on July 28 and August 27, 1998
to document the vegetative communities and to determine the probability of active wildlife inhabiting
the site. A variety of outside sources were reviewed to develop this site evaluation. Records included
aerial photographs, FGFWFC Eagle Nests of Seminole County Survey, United States Geological
Service (USGS) Quadrangle Maps and the Seminole County Soil Survey.
The subject site is moderately vegetated and wooded and contains two heavily wooded forested
. wetlands. The entire parcel is undeveloped land cornered within an upcoming residential and
commercial area. The southeastern and southwestern comers of the site contain wetlands. The
canopy of the wetland portion of the site consists of cypress (Taxodium distichum), red maple (Acer
rubrum), loblolly bay (Gordonia /asianthus), laurel oak (Quercus /aurifo/ia), sweet gum (Uquidambar
styraciflua) and cabbage palm (Saba/ minor). Understory and shrub layer in the wetlands consists of
cinnamon fern (Osmunda cinnamomea), chain fern (Woodwardia virginica), netted chain fern
(Woodwardia areoiata), saw palmetto (Serenoa repens) and an abundance of muscadine grape vine
(Vitis spp.): The uplands are dominated by sweetgum with few live oaks (Quercus virginiana),
cabbage palm (Saba/ pa/metto), scattered slash pine (Pinus e//iottil) and scattered long leaf pine (Pinus
pa/ustris). The groundcover is dominated by bahiagrass (Paspalum notatum) with lantana (Lantana
camara), caesar weed (Urena lobata), false willow (Bacc,haris halimifolia), dogfennel (Eupatorium
capillifolium) and blackberry (Rubus spp.) (please refer to Exhibit 2 - Reconnaissance Photographs).
Soils
The soil descriptions and locations are from the United States Department of Agriculture Soil
Conservation Service Soil Survey for Seminole County, Florida (please refer to Exhibit 3 - Soils Map).
No soil borings or field testing has been performed to confirm the soil type as it is mapped. Several
soil types are present on the subject site including Basinger, Samsula and Hontoon soils, depressional
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(10), Basinger anq Smyrna tine sands, depressional (11), Adamsv!lIe-Sparr fine sands (2), St. Johns
and EauGallie tine sands (29), and fI,1yakka and EauGallie fine sands (20).
The predominant soil type in the wetland systems on the site is Basinger, Samsula and Hontoon soils,
depressional. The soils in this map unit are nearly level and very poorly drained. They are found in
the swamps and depressions. Typically, Basinger soil is has a surface layer of very dark gray mucky
tine sand' about 6 inches thick. Typically, Samsula soil has a surface layer of muck about 30 inches
thick. Typically, Hontoon soil has a surface layer of dark reddish brown muck about 18 inches thick.
In most years, the undrained areas of the soils in this map unit are ponded for 6 to 9 months or more.
The permeability is rapid in this map unit. The natural canopy vegetation on this soil type consists of
mixed stands of cypress, red maple, sweetgum, cabbage palm, sweetbay and blackgum. The
understory includes cutgrass, maidencane, Jamaica saYigrass, sedges, ferns and other water-tolerant
grasses. Field observations generally correspond to the naturally occurring vegetation found in this
map unit.
Another soil type on the site is Basinger and Smyrna tine sands, depressional. The soils in this map
unit are nearly level and very poorly drained. They are found in depressions. Typically, Basinger soil
has a surface layer of mucky ltine sand about 5 inches thick. Typically, Smyma soil has a surface
layer of black fine sand about 2 inches thick. In most years, the undrained areas of the soils in this
map unit are ponded for 6 to 9 months. The permeability of Basinger soil is rapid. The permeability of
Smyrna soil is rapid in surface and subsurface layers, rapid or moderately rapid in the subsoil and
rapid in the substratum. The natural canopy vegetation on this soil type consists of mixed stands of
cypress, sweetgum, blackgum and scattered pond pine. The understory includes chalky bluestem,
blue maidencane and other water-tolerant grasses and sedges. Field observations generally
correspond to the naturally occurring vegetation found in this map unit.
Another soil type on the site is Adamsville-Sparr tine sands. The soils in this map unit are level to
nearly level and somewhat poorly draiAed. They are found on the low ridges of the uplands and on
low knolls on the f1atwoods. Typically, Adamsville soil is has a surface layer of grayish brown fine
sand about 4 inches thick. Typically, Sparr soil has a surface layer'of grayish brown tine sand about
4 inches thick. In most years, the seasonal high water table (SHWT) is within 12 to 36 inches of the
surface of Adamsville and Sparr soils for up to 6 months. The permeability of Adamsville soil is rapid.
The permeability of Sparr soil is rapid in surface and subsurface layers and is slow or moderately slow
in the subsoil. The natural canopy vegetation on this soil type consists mostly of long leaf pine and
slash pine and of laurel, live, water, blackjack and turkey oaks. The understory includes scattered '
saw palmetto, pineland threeawn, gallberry and wax myrtle. Field observations generally correspond
to the naturally occurring vegetation found in this map unit.
Another soil type on the site is St. Johns and EauGallie fine sands. The soils in this map unit are
nearly level and poorly drained. They are found on the low broad plains on the flatwoods. Typically,
St. Johns soil is has a surface layer of black fine sand about 12 inches thick. Typically, Eau Gallie soil
has a surface layer of black tine sand about 3 inches thick. In most years, the seasonal high water
II TUS4\REPORTS\600 1
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table (SHWT) is within 12 inches of the surface for 1 month to 4 months. The permeability of
Sl. Johns is rapid in the surface and subsurface layers as well as in the substratum, and is moderate
to moderately slow in the subsoil. The perm~ability of EauGallie soil is rapid in surface and
subsurface layers. The natural canopy vegetation on this soil type consists mostly of longleaf pine
and slash pine. The understory includes lopsided indiangrass, inkberry, saw palmetto, pineland
threeawn, bluestem, panicum, wax myrtle and other grasses. Field observations generally
correspond to the naturally occurring vegetation found in this map unit.
Another soil type on the site is Myakka and EauGallie fine sands. The soils in this map unit are nearly
level and poorly drained. They are found on the broad plains on the f1atwoods. Typically, Myakka soil
is has a surface layer of black fine sand about 5 inches thick. Typically, EauGallie soil has a surface
layer of dark gray fine sand about 5 inches thick. In most years, a seasonal high water table (SHWT)
is within 12 inches of the surface for 1 month to 4 months. The. penneability of Myakka is rapid in the
surface and subsurface layers and in the substratum and is moderate or moderately rapid in the
subsoil. The penneability of EauGallie soil is rapid in the surface and subsurface layers, moderate or
moderately rapid in the sandy part of the subsoil and moderately slow in the loamy part of the subsoil.
The natural canopy vegetation on this soil type consists mostly of long leaf pine and slash pine and live
and laurel oaks. The understory includes lopsided indiangrass, inkberry, saw palmetto, pineland
threeawn, bluestem, panicum, wax myrtle and other grasses. Field observations generally
correspond to the naturally occurring vegetation found in this map unit.
Wildlife and Listed Species
Observations may consist of evidence of tracks, scat, signs, calls and visual sightings. Potential
habitats of listed species are more often recognized than actual evidence of the species.
Characteristics of potential bald eagle habitat exists near the subject site, however, no potential bald
eagle habitat was observed on the subject site. Bald eagle habitat typically includes large stands of
old growth, talllongleaf pine trees. The site does not contain open bodies of water that would provide
foraging habitat for other varieties of listed species such as wetland birds and none were observed
during the field recennaissance.
Little wildlife was observed during the field reconnaissance. This is likely due to the proximity of State
Road 434. Species identified on the project site via visual sightings include one Florida softshell turtle
(Apa/one ferox) and Northern mockingbird (Mimus po/yg/ottos). Neither of these animals are listed by
the FWS or the FGFWFC as listed species.
Review of the FGFWFC eagle nest map for Seminole County indicates that there are 2 documented
bald eagle (Ha/iaeetus /eucocepha/us) nests within one mile of the subject site (please refer to Exhibit
4 - USGS Quadrangle Nap with Eagle Nest Locations). Bald Eagles are listed by the USFWS and the
FGFWC as a Threatened Species, although the USFWS is considering delisting the species in
Florida. The two nests are designated as OR 03 and OR 03A which indicates that it is very likely that
\\ TUS4\REPORTS\600 1
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BOWYER-SINGLETON
the same pair has built a second nest or that a juvenile is inhabiting an old mist. This family likely
forages in Lake Jessup which in located just less than a mile north of the subject site.
Summary
Based on our survey of the property as described above and except for the bald eagle discussed
below, it is our opinion that no other listed species occupy or use the project site.
Two bald eagle (Haliaeetus leucocephalus) nests and habitat are documented to be located near the
subject site, however, none were observed on or near the subject site during the field reconnaissance.
One of the nests is located approximately 1000 feet from the southeast comer of the site and the
other nest is located approximately 3000 feet from the southwest comer of the site. Bald Eagles are
listed by th'e FWS and the FGFWC as a Threatened Species. I In the southeast, the bald eagle nesting
period is usually from October 1 to May 15. Individual pairs retum to their same territories year after
year, and often territories are inherited by subsequent generations. Although the eagle nest itself is
protected, it is the nest site that originally attracted the pair that is of critical importance.
Management of bald eagle habitat is important for areas that are determined to have nests. The
primary zone and secondary zone are critical areas and must be maintained to promote acceptable
conditions for bald eagles. Except under unusual conditions, in Florida the primary zone
encompasses an area e~tending 750 feet outward from the nest tree. Close proximity of human
activities such as commercial, residential or industrial development, tree cutting, logging, construction,
mining and/or use of chemicals toxic to wildlife are restricted within the primary zone. Unauthorized
human entry should be restricted in the primary zone during the nesting period. Except under unusual
conditions, in Florida the secondary zone encompasses an area extending 750 feet outward from the
primary zone (1500 feet from the nest tree). The precise distance will be dependent upon site-specific
circumstances. Restrictions in this zone are needed to minimize disturbance that might compromise
the integrity of the primary zone and to protect important areas outside of the primary zone. Certain
activities within the secondary zone are likely to be detrimental to bald eagles and in most cases
should be restricted. Such activities include development of new commercial and industrial sites,
construction of multi-story buildings and high density housing developments between the nest and the
foraging area, construction of new roads, trails and canals, and/or use of chemicals toxic to wildlife.
Other activities may take place in the secondary zone, but only during the non-nesting period.
Please note that the a small portion of the primary zone and a large portion of the secondary zone of
OR 03 does extend onto the subject site. It is generally the policy of the regulatory agencies not to
allow development within the primary zone of a nest. It is also generally the policy of the regulatory
agencies to allow development within the secondary zone of a nest at a distance comparable to
development which already exists in that area. Since portions of the primary and secondary zone of
this nest have already been developed in nearby areas, no constraints to the development of this site
are expected to result.
II TUS4\REPORTSI6001
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BOWYER-SINGLETON
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CITY OF WINTER SPRINGS
S.R. 434 CORRIDOR
VISION PLAN
NEW DEVELOPMENT
AREA
Revised per City Commission meeting
November 24, 1997
December I, 1997
22
N~w D~\'d0rl1h..'11t r\t~a
S.R. 434 CORRIDOR VISION PLAN:
NEW DEVELOPMENT
OVERLAY ZONING
DISTRICT REGULATIONS
ARTICLE VI. S.R 434 CORRIDOR VISION PLAN
DIVISION 1. S.R 434 CORRIDOR OVERLAY DISTRICT
Sec. 20-445
Intent.
The purpose and intent of this specialized overlay zoning district is to encourage and provide for
enhanced property development within the S.R. 434 commercial corridor. Some of the objectives
to be attained through the establishment of this district include: enhancement of the commercial
status of the corridor; reduction of visual distraction through uniform sign criteria; enhancement
of physical appearance through increased landscaping of public and private property; provision of
architectural design guidelines to create a unifying theme over time; protection of adjacent
residential land uses; and maintenance of property values.
Sec. 20-446
Creation.
In addition, to and supplemental to, other zoning and land development regulation requirements
heretofore and hereafter, the S.R. 434 Corridor Overlay District includes additional regulations to
promote the orderly development and redevelopment of the corridor, which shall be applied
through imposition and mapping of an overlay district. The regulations are in addition to and not
in substitution of the underlying zoning district regulations which shall also remain applicable to
the overlay zone. The overlay district design standards will govern development within the
corridor and will control where conflicts between regulations occur.
DIVISION 2. GENERAL DESIGN STANDARDS FOR NEW DEVELOPMENT AREA
Sec. 20-447 Applicability to New Development Overlay Zoning District.
The following design standards shall apply to the New Development Overlay Zoning District
which includes all properties adjacent to the S.R. 434 right-of-way from Hayes Road eastward to
S.R. 417 (the GreeneWay) except fOI the Town C.~.I~.t.~!..g.~.~~I.(t.~..~.~I.~.~~.~..P.~~.~.r.i~t...~1.~~.1s..^~:.~:..~?4,
and the exdusioh of the Casscells TI ust property W!(nj:;~~gt~1.:Qnt$;}::mglAAt~9.na.:::Q:(~U9.~n9g:;g;1Z:~!.
Sec. 20-448
Building Height.
No building shall exceed fifty five (55) feet in height. For the purpose of these design standards,
building height shall be measured from ground level to the highest point of the coping of a flat
roof or the mean height level between eaves and ridge for gable, hip or gambrel roofs.
December I, 1997
New Development Area
"
Sec. 20-449
Setbacks.
(1) No improvement shall be located on any property closer to any property line than the
minimum setbacks set forth below:
S.R. 434
Collector Street
Internal Street
Side
Rear
Buildings
50 feet
35 feet
15 feet
10 feet
1 0 feet
Parking
15 feet
15 feet
15 feet
5 feet
5 feet
(2) The narrowest dimension of a lot adjoining a road right-of-way shall determine its front for
the purpose of establishing yard requirements.
(3) On comer lots, the front yard shall be considered as abutting the street upon which the lot
has its least dimension. The rear lot, in this case, shall be opposite the front yard.
(4) The following structures are specifically excluded from the setback restrictions:
a. Steps and walks.
b. Landscaping and landscape berms.
c. Planters three (3) feet in height or less, or
d. Other improvements as may be permitted under applicable regulations of the City.
The Board of Adjustment will consider any request for the placement of such other
improvements within a setback, only after a Design Review Board review and
recommendation. In determining whether to recommend City consent, the Design Review
Board may consider, without limiting the scope of their review, the following: (i) the extent
to which any hardship exists that would justify a variance from the normal setback
requirements; (ii) the aesthetics of the proposed improvements and their visibility from
common roads and adjacent properties; (iii) the consent or objections of adjacent property
owners; and (iv) the nature and use of the proposed improvements. It is the owner's burden
and responsibility to provide such information and documentation as may be requested by
the Design Review Board in order to justify to the Design Review Board that the intrusion
of additional improvements within the normal setbacks is beneficial to the corridor and will
not adversely affect adjacent property owners.
Decemb<..,- I. 1997
2
New Dcvdopl11cnl Area
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Sec. 20-450
Land Coverage.
No parcel within the S. R. 434 Corridor Overlay District shall have more than seventy-five (75%)
percent of its area impervious. In determining land coverage, a water body shall not be considered
an impervious surface.
Sec. 20-451
Off-Street Parking and Driveway Requirements.
(1) Paved Driveway and Parking Spaces: All driveways and parking spaces shall be paved with
asphaltic concrete and/or concrete and shall be curbed.
(2) On-Site Parking: All parking areas shall be on-site and shall be adequate to serve all
employees, visitors and company vehicles.
(3) Rights-Of-Way: Parking is prohibited on rights-of-way or along driveways.
(4) Parking Space Size: Each off-street parking space shall be a minimum of two hundred (200)
square feet, 10' x 20', in addition to space for access drives and aisles. The minimum width
of each space shall be ten (10) feet. The two (2) foot area of paving at the end of each
parking space may be omitted provided the area is landscaped with sod or another
acceptable ground cover. The two (2) foot landscaped area shall be counted toward any
other green space requirement or setback. Lines demarcating parking spaces may be drawn
at various angles in relation to curbs or aisles, so long as the parking spaces so created
contain within them the rectangular area required.
(5) Handicapped Spaces: Handicapped spaces shall be provided and sized in accordance with
316.1955, 316.1956, 316.1958, 320.0843, 320.0845, 320.0848 Florida Statutes.
(6) Access Drive Width: Each access drive shall have a minimum width of twenty-four (24)
feet.
(7) Number of Access Drives: If a site has less than two hundred (200) feet of frontage on a
right-of-way, one (1) access drive shall be permitted unless there is a joint access drive, in
which case two (2) may be permitted. If a site has more than two hundred (200) feet of
frontage on a right-of-way, F.D.O.T permit guidelines (found in 1496-7
Florida Administrative Code) and restrictions shall apply.
(8) Turning Radius: The minimum turning radius shall be thirty (30) feet.
(9) Coordinated joint use of parking areas during off-peak hours shall be encouraged to be
incorporated into the design of projects to reduce the total number of required parking
spaces.
(10) Whenever practical, vehicular and pedestrian circulation systems shall be separated. A
system of multi-purpose walkways connecting buildings, common open spaces, recreation
Decemo"," I, 19'J7
J
New Development Area
areas, community facilities and parking areas shall be provided and adequately lighted for
nighttime use. The intent is to create a pedestrian oriented system to connect all properties
within the New Development Area Overlay Zoning District.,
Sec. 20-452
Landscaping.
The following landscape standards establish the minimum criteria for the development of the
roadways, parking areas, and other features to ensure continuity in aesthetic values throughout
the corridor.
(1) All areas requiring landscaping shall meet or exceed the following general landscape
requirements. Such landscaping requirements are required for:
a. That part of the site fronting a public or private right-of-way that is within the
designated corridor.
b. Around and within all off-street parking, loading and other vehicular use areas within
each site.
c. Along the outside of screening walls and fences.
d. Adjacent to buildings on the site to complement the architectural style.
(2) All landscaping shall be installed according to accepted commercial planting procedures.
Fertile soil, free of lime rock, pebbles or other construction debris shall be used in all
planting pits.
(3) The owner of a site shall be responsible for all landscaping so as to present a neat, healthy
and orderly appearance free of refuse and debris. Any dead or dying plant material,
including sod, shall be promptly replaced or shall be treated to restore healthy growth to
achieve a uniform appearance.
(4) All landscaped areas shall be adequately irrigated with. reclaimed water ~B.'@X::!lJ!$~q
where available, based on the following criteria:
a. An automatic sprinkler irrigation system shall be provided for all landscaped areas.
b. The irrigation system shall be designed to provide full coverage of all landscaped areas
and shall be equipped with rain sensors.
c. The irrigation system shall be designed and operated to prevent or minimize run-off of
irrigation water onto roadways, driveways, and adjacent properties not under the
control of the owner of the site.
December I, 1997
4
N~w Dt:\'dopnh:nt Area
d. The irrigation system shall be maintained so as to be in optimum working order at all
times.
(5) All plant material shall meet or exceed standards for Florida No.1 plants, as specified in
Grades and Standards for Nursery Plants, Parts I and II, 1973 published by the State of
Florida, Department of Agriculture and Consumer Services. Trees shall be selected from
the Recommended Tree Pallet found at the end of these design standards.
(6) The preservation and utilization of a site's natural trees and shrubbery is strongly
encouraged. Existing vegetation shall be incorporated into the landscape concept for a site
wherever practical.
(7) Natural growth may be used to satisfy specific landscape requirements. Relocation of on-
site landscaping material is encouraged.
(8) When an access way intersects a right-of-way, landscaping may be used to define the
intersection provided however that all landscaping within the triangular area described
below shall provide unobstructed cross-visibility at a level between two (2) feet and six (6)
feet above finished grade. Pedestrian sidewalks shall be provided in the triangular area
unless another safe crossing is provided. Landscaping, except grass and ground cover, shall
not be located closer than three (3) feet from the edge of any access way pavement. The
triangular area shall be defined as:
a. The areas of the site on both sides of a~ access way which lie within a triangle formed
by the intersection of each curb of the access way with the street right-of-way with
two (2) sides of each triangle being ten (10) feet in length from the point of
intersection and the third side being a line connecting the ends of the two (2) other
sides.
b. The area of the site located at a corner formed by the intersection of two (2) or more
streets with two (2) sides of the triangular area being measured thirty (30) feet in
length along the right-of-way lines from their point of intersection; and the third being
a line connecting the ends of the other two (2) lines.
(9) All landscape plans and specifications shall be prepared by a landscape architect licensed to
practice in the State of Florida.
(10) For office buildings, office parks and mixed-use developments, not less than twenty-five
(25%) percent of the overall site shall be planted with a combination of trees, shrubs and
ground covers. For commercial sites and commercial sites within mixed-use developments,
not less than fifteen (15) percent of the site shall be planted with a combination of trees,
shrubs and ground covers. Land preserved in its natural state may be used to satisfy this
requirement. Also, lakes and stormwater management systems may be used to satisfy this
requirement if designed as an amenity.
December I. 1997
5
New Development ..\rea
(11) All parking areas and vehicular use areas shall be screened from the public right-of-way by a
landscape screen. This screen may be composed of a berm not less than three (3) feet in
height and not more than five (5) feet in height or a maintenance free wall at least three (3)
feet in height, or a screen oflandscaping at least three (3) feet in height twelve (12) months
after planting. If a wall or hedge is used, a meandering berm a minimum of one and one-half
(1 1/2) feet in height, with a maximum slope of 3: 1 shall be required. Berms shall not be
used where coverage conflicts with existing vegetation. This screening requirement ~ay be
combined with other requirements within the landscape easement. Berm slopes shall vary in
order to provide visual interest; however, the maximum slope shall be 3: 1. The berms shall
be completely covered with grass or other living landscape materials. A berm shall not be
constructed around existing vegetation where the grade will be raised more than six (6)
inches. Walls and shrub screens shall be setback a minimum often (10) feet from the
property line.
(12) Concrete walkways shall be a minimum five (5) feet wide and shall are encouraged to
meander, where appropriate, to create visual interest. The construction of the walkways
shall be coordinated with adjacent properties to ensure continuity of design. Where a
sidewalk intersects a street or driveway, a curb ramp shall be installed.
(13) Landscaping shall be provided between vehicular use areas and the abutting properties as
follows:
a. A hedge or other durable landscape screen at least thirty (30) inches in overall height
above grade when planted, to grow to thirty-six (36) inches within twelve (12) months
under normal growing conditions, shall be used between the common property lines.
When two (2) hedges occur along a common property line, use of the same plant
species is required. If a hedge exists on an adjacent property along a common
property line, a duplicate hedge is not required; however, in all cases, tree planting
requirements for each property shall apply.
b. Live screening material shall be planted in areas not less than six (6) feet inwidth.
Planting areas shall be mulched a minimum of two (2) inches thick with cypress
mulching or other organic mulch.
c. At least one tree shall occur for every seventy-five (75) linear feet, or fraction thereof,
along side (non-street side) and rear property lines. These trees shall be any canopy
tree selected from the recommended plant pallet found at the end of these design
standards.
(14) Landscaping shall be provided for all vehicular use areas so as to provide visual and climatic
relief from broad expanses of pavement and to channelize and define logical areas for
pedestrian and vehicular circulation. The requirements for landscaping in vehicular use
areas are as follows:t
Decemlx:,. 1. 1997
6
N<w D.:wlopm<nt Ar<a
a. Parking areas shall include landscaped curbed islands at the ends of each row of
parking. These islands shall be a minimum often (10) feet wide and as deep as the
combined parking space(s) plus median, ifany, and shall include at least one (1)
canopy tree.
b. Each parking bay shall have no more than ten (10) continuous parking spaces
unbroken by a landscaped island.
c. Parking bays shall have a maximum of forty (40) cars. Where total parking
requirements for a parcel exceed forty (40) cars, parking lots shall be broken into
distinct areas separated by continUDus landscaped islands at least five (5) feet wide.
Landscaped islands shall contain one (I) small, medium, or canopy tree for every thirty
(30) linear feet of island.
d. Each separate required landscaped island shall contain a minimum of one hundred
sixty-two (162) square feet with a minimum interior dimension of nine (9) feet and
shall include at least one (1) tree.
e. As an option, a six (6) foot wide landscaped island may be constructed between rows
of parking which shall count towards the required open space. If this option is used,
the parking spaces abutting the island may be shortened to nineteen (19) feet in length
and the unbroken rows of parking may be extended to twenty (20) spaces. The
landscaped island shall contain one tree for every thirty (30) linear feet of island.
(15) A landscaped unpaved area shall surround each building, occurring between the facade of
the building and paved areas whether a parking area, drive or sidewalk as described below.
a. Along the front and side of an office, building a minimum landscaped area often (10)
feet for the first floor plus three (3) feet for each additional floor shall be maintained.
Sidewalks are not considered part of the landscaped area.
b. Along the rear of an office building, a minimum offive (5) feet oflandscaped area
shall be maintained. Loading areas may be permitted along the rear or side facade of a
building.
c. For retail buildings, paving may be allowed up to the facade of a continuous storefront
building if landscaping is provided intermittently along the facade of the building
consistent with the following:
(1) A minimum of fifty (50%) percent ofth~_front or side with continuous storefront
must be landscaped.
(2) Each landscaped area must have a minimum width of three (3) feet.
(16) Foundation and accent planting shall be provided around all structures for the purpose of
enhancing and complementing the architectural character of the structure.
December 1, 1997
7
New DevdoplIlcnt AreJ
(17) Additional green space and landscaping shall be required at access drives.
(18) Drainage retention areas required on individual sites shall be sodded and designed to blend
with the overall landscaping and landform of the site and may be included in the twenty-five
(25%) percent landscaped area. In no case shall designs be permitted which include fencing.
(19) All stormwater management areas shall conform to the design criteria promulgated by the
City of Winter Springs and the St. Johns River Water Management District.
(20) A tree survey shall be submitted with any application for site plan review showing all trees
over four (4) inches in caliper. Existing trees to be removed and retained shall be shown on
the site plan. Prior to any site clearing activities all existing trees required to remain by the
Design Review Board shall be tagged in the field for inspection and approval. Barriers shall
be erected at the dripline of trees for protection against construction activities.
(21) Any existing tree(s) indicated to remain on construction plans approved by the Design
Review Board that are damaged or removed shall be replaced with new tree(s) consistent
with Chapter 5; Section 5.5 of the City of Winter Springs Code of Ordinances.
(22) All areas not otherwise landscaped, including the right-of-way, shall be sodded with
St. Augustine solid sod by parcel owners. Other suitable sod may be permitted in low
visibility areas or areas subject to periodic water inundation.
(23) A walkway with a minimum width of five (5) feet, shall be constructed to connect the main
public entrance door of a building to the public walkway along rights-of-way. Where the
walkway crosses parking or an access drive, the walkway shall be delineated. A landscaped
area, which includes sidewalk and landscaping, a minimum of nine (9) feet in total width
shall separate the walkway from parking spaces. The use of architectural features and
landscaping is encouraged to define pedestrian gateways. If shrubs are used in the
landscaped area along walks, they shall be set back so as not to form a "wall" along the edge
of the walk.
Sec. 20-453
Buffers and Walls.
(a) Buffers: A minimum fifteen (15) foot landscape buffer shall be provided by the
developer/property owner abutting the designated right-of-way lines at the time of
development order or permit approval. The landscape buffer may be contained within a
landscape easement.
(1) The developerlproperty owner shall be responsible for the purchase, installation,
maintenance and irrigation of all required landscaping.
(2) This area shall be planted with live oaks or other deciduous trees with a minimum two
and one-half(2.5") inch (dbh) caliper and overall height often to twelve (10' - 12') feet
December I. 1997
8
New Developmenl Area
at time of planting no closer than five (5) feet from the back of the right-of-way line.
The trees shall be planted every fifty (50) feet.
(3) A minimum of four (4) sub-canopy trees and two (2) deciduous trees per one hundred
(100) feet offrontage or fraction thereof shall be planted in and about the buffer.
Plantings should be naturalistic rather than formal in order to blend with the natural
landscape.
(4) No existing or dedicated public or private right-of-way shall be included in calculation
of the buffer widths.
(5) Stormwater retention areas may be permitted in the corridor buffer area subject to the
following:
a. No more than sixty (60%) percent of the corridor buffer area can be used for
stormwater retention;
b. Stormwater retention areas shall be naturalistic in shape, dry, sodded, and
designed to blend with the overall landscape theme and landform;
c. Stormwater retention areas may be wet if designed to be part of a water feature;
d. Designs which require fencing shall be prohibited; and
e. No slope shall be greater than that indicated in Sec. 9-241 (d)( I) and (2) City
Code.
(6) Existing vegetation shall be used where possible to meet these requirements.
(b) Walls: All freestanding walls, sound barriers, ground sign enclosures, planters, man-made
structures fronting along the designated roadway or its major intersections shall be of brick,
decorative or split-faced concrete block. When these materials are used for a visual screen,
they shall conform to the architectural style, materials, and color of the development.
Sec. 20-454
Signs.
All signs and sign elements, including shape, form, lighting, materials, size, color and location
shall be subject to approval by the Design Review Board if such signs or sign elements are visible
from adjacent properties or a street right-of-way.
(a) Ground Mounted Multi-Tenant or Project Identification Sign: For each multi-tenant
development under separate ownership, one (I) wide-based monument style, permanent sign
with landscaped base identifying the name of the development and businesses within the
development shall be permitted. For developments with five hundred (500) feet of frontage
December I, 1997
9
New Devclopme,ll Area
or more on a major road, one (1) additional sign may be permitted. The minimum separation
for all signs on an individual ownership parcel shall be two hundred (200) feet and:
(1) Shall only advertise the name of the commercial development companies, corporation
or major enterprises within the commercial development. The primary address of the
building shall be incorporated into the sign with numeralslletters a minimum of eight
(8) inches in height. but the address shall not be counted against allowable copy area.
(2) Shall be located no closer than fifteen (15) feet from front, side, or rear property lines.
(3) Shall have a maximum of two (2) faces.
(4) Shall be consistent in design, format and materials with the architecture of the
proposed building(s).
(5) A entry wall sign shall not be higher than eight (8) feet above the closest vehicular use
area.
(6) Signs shall be in an enclosed base a minimum width of two-thirds (2/3) the width of
the sign. Landscaping shall be incorporated around the base to include low growing
shrubs and ground cover and/or annuals to promote color.
(7) Signs shall be in accordance with the following schedule:
Building Size (Gross Floor Area)
Maximum Copy Area Maximum Height
Under 75,000 square feet
75,000 - 250,000 square feet
Over 250,000 square feet
32 square feet
48 square feet
64 square feet
12 feet
14 feet
16 feet
(8) Multi-tenant centers are permitted additional signs for anchor tenants according to the
following schedule:
Building Size (Gross Floor Area)
Anchor Tenant Additional Signs
Under 75,000 square feet
75,000 - 250,000 square feet
Over 250,000 square feet
2 of 12 square feet
3 of 12 square feet
4 of 12 square feet
An anchor tenant is defined as the major retail store(s) in a center that is/are in excess
of one hundred (100) front feet and a minimum area often thousand (l0,000) square
feet.
(b) Ground Mounted Single-Tenant Identification Sign: One (1) wide-based monument style,
permanent project identification sign shall be permitted per single-tenant parcel. One
December I, 1997
10
N~w D~vdorll1~l1t Area
additional permanent wide-based monument style project identification sign may be
permitted for parcels in excess of one (1) acre with more than one (1) ingresslegress serving
more than one (1) building. The minimum separation for all signs on an individual ownership
parcel shall be two hundred (200) feet.
(1) Shall only advertise one (1) person, firm, company, corporation or major enterprise
occupying the premises.
(2) Shall be located no closer than fifteen (15) feet from the front, side or rear property
lines.
(3) Shall not exceed two (2) faces.
(4) Sign copy area shall not exceed thirty-two (32) square feet per face. For parcels in
excess of 4.0 acres, the project identification sign face may be increased to forty-eight
(48) square feet.
(5) Shall be consistent in design, format and materials with the architecture of the
proposed building.
(6) The sign shall not be more than eight (8) feet in height above the closest driveway or
vehicular use area.
(7) Signs shall be in an enclosed base that is at a minimum the full width of the sign.
Landscaping shall be incorporated around the base to include low growing shrubs and
ground cover and/or annuals to promote color.
(c) Building Mounted Multi-Tenant Identification Sign for Buildings with Separate Exterior
Tenant Entrances: In addition to the ground mounted identification sign, tenant signs shall
be pennitted on the exterior walls of the building at a location near the principal tenant
entrance, and be consistent with the following criteria:
(1) Shall only advertise one (1) person, firm, company, corporation or major enterprise
occupying the premises.
(2) The sign(s) shall be clearly integrated with the architectur-.: of the building, and shall be
consistent in design, format, and materials with the architecture of the proposed
building.
(3) The sign(s) shall not either project above any roofor exceed a height of 14 feet.
(4) Wall signs shall display only one (1) surface and shall not be mounted more than six
(6) inches from any wall.
D.:ccmhcr I, 1997
11
N~w D~vdopflh:nt :-\.(l:a
(5) When more than one (1) tenant sign is used on one (1) building, all tenant sign age shall
be consistent in size, materials, and placement.
(6) The maximum size of sign letters and logos, including any sign backgrounds, shall be
twenty-four (24) inches in height for individual tenants other than anchor tenants. The
maximum height of letters and logos for anchor tenants in a retail center shall not
exceed twenty-five (25%) percent of the building height. An anchor tenant is defined
as the major retail store(s) in a center that is/are in excess of one hundred (100) front
feet and a minimum area often thousand (10,000) square feet.
(7) The length of the sign may occupy up to seventy (70%) percent of the linear feet of
the storefront the business occupies. The anchor tenant may have the signage
permitted for a Building Mounted Single Tenant Identification Sign.
(8) For office buildings .fig@tI;p~t4t~r.IiI1~!~Mfll~~Elt<:l~~wall sign not
exceeding two (2) square feet shall be permitted identifying em :~~~m individual tenant.
The sign shall be located adjacent to the building entrance.
(d) Building Mounted Single Tenant Identification Sign: In addition to the ground-mounted
identification sign, a building mounted identification sign may be permitted consistent with
the following criteria:
(1) Shall only advertise one (1) person, firm, company, corporation or major enterprise
occupying the premises.
(2) The identification sign is located on the exterior wall of a building.
(3) The sign shall be clearly integrated with the architecture.
(4) The sign shall not either project above any roof or exceed the height of fourteen (14)
feet.
(5) The sign shall display only one (1) surface and shall not project more than six (6)
inches from any wall.
(6) Signs shall conform to the following schedule:
Building Size (Gross Floor Area)
Maximum Copy Area
Maximum Letter Height
Less than 50,000 square feet
50,000 to 100,000 square feet
Over 100,000 square feet
16 square feet
32 square feet
48 square feet
2 feet
25% Height of Building
25% Height of building
Dec~"TTlb"," I. 1997
12
New D~vdopl1l~n{ !'-\rCOJ
(e) Additional SignsNariances: Under special circumstances, such as for parcels on corner lots,
additional signs consistent with these design standards may be approved by the City
Commission, upon a request submitted to the Board of Adjustment pursuant to Sec. 20-82
and 20-83 of the City Code. The Board of Adjustment shall recommend variances of this
sign code in specific cases where such variances will not be contrary to the public interest
and where, due to special conditions, a literal translation of this sign code would result in
unnecessary hardship. All requirements, procedures, findings and appeals of sign code
variances shall follow those provisions for zoning variances.
(f) Commercial Outdoor Advertising (i.e. Billboards)
Off-site advertising signs such as billboards are prohibited.
(g) Changeable Copy Signs: In order to create continuity throughout the corridor all
changeable copy signs shall be as follows:
(1) The sign cabinet shall be all aluminum extrusion or better as approved by staff
Changeable copy signs may be incorporated into permitted signs and shall be included
as part of the permitted sign area as described below:
a. Changeable copy signs shall not comprise more than twenty-five (25%) percent
of the permitted sign area;
b. Movie theaters and other performance/entertainment facilities may utilize up to
eighty (80%) percent of the permitted sign area for display of films, plays or
other performances currently showing. Such copy area shall be included as part
of the permitted sign area.
c. Movie theaters may use up to eighty (80%) percent of permitted wall sign area
for display of names, films, plays or other performances currently showing.
d. One changeable copy sign advertising the price of gasoline is permitted on
gasoline station sites provided it shall not exceed twelve (12) square feet per sign
face.
(2) The sign face shall be acrylic Pan X 15 or Equal.
(3) The letters and track shall be Wagner Zip-Change or Equal.
(h) Backlit Signs: Backlighting of awning signs shall be prohibited.
(i) Window Signs: Window signs may be permitted under special circumstances for retail
establishments such as signs inside and on a window or in a display of merchandise when
incorporated with such a display. The total area of all window signs,
shall not exceed twenty (20%) percent of the window glass area to be calculated separately
December I. 1997
13
N~w D..:vdopl1lt:nt Arc:a
for each separate storefront. Window signs shall count against total allowable copy area if
they are permanently attached.
(j) Construction Signs: One (1) construction sign, denoting the owner, architect, landscape
architect, engineer, financial institution, contractors, or containing any statement pertaining
to the project for which a building permit has been obtained, will be permitted during
construction. The construction sign shall not exceed sixty-four (64) square feet in area and
shall not exceed fourteen (14) feet in height or sixteen (16) feet in width. The construction
sign shall be removed from the site by the owner upon substantial completion of all
construction, or upon the issuance of a final Certificate of Occupancy, whichever is sooner.
lfthe sign is not removed when required, it may be removed by the City at the owner's
expense.
(k) Marketing Signs (e.g. "Space for Rent" sign):
(1) Only one (1) marketing sign shall be permitted on each parcel during the building's
"leasing period". At the end of the leasing period, marketing signage shall be removed
from the site by the owner of the site.
(2) All marketing signs shall be submitted to the City for approval and location prior to
the sign's installation.
(3) Marketing signs shall be set back a minimum of twenty-five (25) feet from the front,
side and rear property lines. They shall not create a visibility obstruction to vehicular
traffic.
(4) For parcels in excess offive (5) acres or with frontage on more than one (1) road, one
(1) additional marketing sign may be permitted. Signs must be a minimum of two
hundred (200) apart.
(5) Marketing signs may be double faced. Sign faces shall be parallel and mounted on the
same poles. The total copy area shall not exceed sixty-four (64) square feet and no
more than ten (10) feet in height. The total of a single face shall not exceed thirty-two
(32) square feet.
(6) Marketing signage may be incorporated within the construction signage, but the
signage shall not exceed sixty four (64) square feet in area.
(7) Marketing signs may be lit so as to illuminate the lettering on the sign.
(I) Political Signs only by permit.
(m) Electronic date, time and temperature informational signs are permitted. Such signs shall be
counted as part of the total copy area of the overall sign.
December I. 1997
14
N~w D..:vduplll~nl Arca
(n) Prohibited Signs: The following signs and/or devices are prohibited in the corridor.
(1) Any sign or part of a sign which is designed, devised, or constructed so as to rotate,
spin, gyrate, turn or move in any animated fashion. Signs shall not incorporate
reflective materials so as to create the appearance of motion or neon.
(2) Any sign painted directly on any exterior wall.
(3) Signs projecting more than six (6) inches in depth.
(4) Roof signs.
(5) Bench signs.
(6) Snipe signs (e.g. signs attached to trees and poles).
(7) Freestanding signs unless otherwise provided for herein.
(8) Trailer signs.
(9) Signs attached to temporary structures.
(10) Billboards
(11) Any vehicle with a sign or signs attached thereto or placed thereon with three
exceptions as follows: (a) any vehicle when parked or stored within the confines of a
building; or (b) any vehicle upon which is placed a sign identifying a firm or its
principal product if such vehicle is one which is operated during the normal course of
business and shall be parked in the least visible spot from the road; or (c) a trailer
placed on a job site during construction.
(12) Pole signs.
(13) Balloon signs.
(14) Ribbon signs.
(0) Permanent Flags: Only project flags or governmental flags shall be permitted in
conformance with the following standards:'
(1) One (1) flagpole and one (1) flag may be permitted per parcels of two (2) acres or
more.
(2) The maximum width from top to bottom of any flag shall be twenty (20%) percent of
the total distance of the flag pole.
December I, 1997
15
N~\V D~vdorllh:n{ ...\rea
(3) Flagpoles shall maintain the same setback requirements as project identification signs.
(4) Flagpole heights shall be between twenty (20) and thirtY-five (35) feet in height above
grade.
(5) A project flag shall only contain information permitted on the project identification
sign. A project flag shall be submitted to the Design Review Board for approval.
(P) Temporary signs for special events.
(1) Permits for temporary signs, such as pennant and banner signs, not otherwise
prohibited are allowed for such purposes as auctions, special events, notice of opening
of new businesses, and going out of business sales. Permits for temporary signs shall
authorize the erection of the signs and maintenance thereof for a period not exceeding
fourteen (14) days; and permits cannot be renewed on the same sign, nor shall another
temporary permit be issued on the same location, within ninety (90) days from the date
of expiration of any previously issued temporary permit.
(2) Signs for specific events shall be removed within two (2) working days after
conclusion of the event. A freestanding temporary sign shall be no larger than thirty-
two (32) square feet, and may be double sided. Banner signs may be sized to extend
across roads.
(q) Maintenance: All signs and associated apparatus shall be maintained by the owner of the
site. Violations shall be processed through the City's Code Enforcement Division.
(r) Nonconforming Signs.
(1) Any sign, other than billboards, having an original cost in excess of one hundred
($100) dollars and which is nonconforming as to permitted sign area or any other
reason which would necessitate the complete removal or total replacement of the sign,
may be maintained a period of from one (1) to five (5) years from the effective date of
these design standards. The term of years to be determined by the cost of the sign or
of renovation, including installation cost, shall be as follows:
Original Sign cost or
Renovation Cost
Permitted Years from
Effective Date of Design Standards
$ 0 - $ 3,000
$ 3,001 - $ 10,000
Over $10,000
2
3
5
(2) Any owner of a sign who desires to rely upon an amortization period longer than three
(3) years shall file with the City within one (I) year from the effective date of these
design standards, a statement setting forth the cost and date of the most recent
December I. 1997
16
~h:w D~vdupllll.'nl ...\rt:a
renovation, and a written agreement to remove or bring into conformance the
nonconforming sign at or prior to the expiration of the amortization period applicable
to that sign. The maximum period to amortize a sign shall be five (5) years.
(3) Violations shall be subject to Chapter 2. Article 3. Division 2. Code Enforcement, City
of Winter Springs Code of Ordinances.
Sec. 20-455
Utility Lines.
All new or relocated utility lines within the designated corridor shall be constructed and installed
beneath the surface of the ground unless it is determined by the City that soil, topographical, or
any other compelling conditions, make the underground installation of such utility lines as
prescribed herein unreasonable and impracticable.
(1) It shall be the developer's responsibility on-site to make the necessary arrangement with
each utility in accordance with the utility's established policy.
(2) The underground installation of incidental appurtenances, such as transformer boxes, switch
boxes, or pedestal mounted boxes for the provision of electricity shall not be required.
However, such appurtenances where not rendered impractical by the determination of the
City shall be installed on the site of any development approved after the adoption of this
section. The necessary easements to allow the utility company access and service to such
appurtenances shall be dedicated to the service provider by the developer prior to issuance
of a building permit.
(3) All transformers and switch boxes related to development approved after the adoption of
this section shall be set back a minimum of fifteen (15) feet from any right-of-way and
visually screened using landscape materials or masonry construction in conformance with
these land development regulations.
Sec. 20-456
Corridor Access Management.
(a) A system of joint use curbed driveways and cross access easements shall be. established
wherever feasible along the S.R. 434 Corridor and the building site shall incorporate the
following:
(1) A cross access corridor extending the enti.E~~.~~&.!.~ of each block served to provide for
driveway separation (consistent with the Ei.:ml.Je*l.!:~ access classification system and
standards).
(2) A design speed often (10) mph and sufficient width to accommodate two-way travel
aisles designed to accommodate automobiles, service vehicles, and loading vehicles.
(3) Stub-outs and other design features to make it visually obvious that the abutting
o.:cember I. I ??7
17
N~w D~vdupllh.:n( Art:a
properties may be tied in to provide cross-access via a service drive.
(4) A unified access and circulation system plan that includes coordinated or shared
parking areas is encouraged wherever feasible.
(b) Shared parking areas shall be permitted a reduction in required parking spaces if peak
demand periods for proposed land uses do not occur at the same time periods.
(c) Pursuant to this section, property owners shall:
(1) Record an easement in the public records allowing cross access to and from other
properties served by the joint use driveways and cross access or service drive;
(2) Record an agreement in the public records that remaining access rights along the
thoroughfare will be dedicated to the City of Winter Springs and pre-existing
driveways will be closed and eliminated after construction of the joint-use driveway.
(3) Record a joint maintenance agreement in the public records defining maintenance
responsibilities of property owners.
(d) The City Engineer may reduce required separation distance of access points, except as
provided in (f), where they prove impractical, provided all of the following requirements are
met:
(1) Joint access driveways and cross access easements are provided where feasible in
accordance with this section.
(2) The site plan incorporates a unified access and circulation system in accordance with
this section.
(3) The property owner shall enter a written agreement with the City of Winter Springs,
recorded in the public records, that pre-existing connections on the site will be closed
and eliminated after construction of each side of the joint use driveway.
(e) The Florida Department of Transportation (FDOT) has established minimum spacing
requirements for the GreeneWay (S.R. 417) Interchange Area.
Sec. 20-457
Building and Screening Design Guidelines
(1) Projects shall use materials consistent with materials used in the area. Acceptable materials
include stucco, $.pntff.~p~::::9.r~:~~99tgt!y~ concrete block, reinforced concrete with tile, and
brick and terra cotta accent material. Inappropriate materials are river rock, unfinished
timber (unpainted), shake roofs, reflective/mirror glass, and metal siding. Materials should
be of high quality and well crafted.
Dccemh~r I. 1997
18
N...:w D...:vdo{lllh.:nl Ar..:J.
(2) Mechanical equipment and appurtenances, including but not limited to air conditioner units,
ventilation equipment, remgeration systems, heating units, etc., must be screened so that
they are not visible from any public right-of-way. The screen shall consist of a solid wall,
facade, parapet or other similar screening material which is architecturally compatible and
consistent with the associated building. Such screening material shall extend at least one (1)
foot above the object to be screened. If landscaping is utilized, the plantings must be high
enough within one (1) year of planting to provide a screen which will screen the entire unit.
In the case of satellite dishes, they shall be screened from view from ground level of adjacent
rights-of-way and properties by buildings, dense landscaping or screen walls. The Design
Review Board may permit dishes on buildings if no part of the dish is visible from the
ground of surrounding properties. Setbacks for antennas and satellite dishes shall be the
same as the building setbacks.
(3) Dumpsters and similar facilities shall be screened on all four (4) sides from public view.
Both sides and the rear of such facilities shall be screened by an opaque concrete wall, or
similar material. Dumpsters shall be placed in an area that is least visible from a public right-
of-way.
(4) All storage areas shall be screened from view from the right-of-way and from adjacent
residential zoning districts. Screening enclosures may consist of any combination of
landscaping and opaque building materials. Ifbuilding materials are utilized, such material
shall be consistent with the architectural design of the principal structures.
(5) Side and rear elevations of buildings visible from a public street or adjacent property shall be
designed in the same architectural style as the main facade.
(6) All doors for service entrances or bays shall not face a public street unless they are screened
to obscure service activities.
(7) Outparcels shall conform to the architectural, signage, and landscape theme of the overall
project and must share an internal access with the overall project.
(8) Newspaper, magazine and other stich vending machines, A TM' s, pay telephones, and trash
receptacles shall be encased in a structure that is architecturally compatible and consistent
with the adjacent building and other site details and must meet building setbacks.
(9) Exterior lighting shall be a cut-off light source to protect adjacent properties from glare. All
exterior lighting shall be consistent and compatible throughout the project.
(10) Buildings with multiple storefront entries are encouraged to incorporate overhangs in the
design of front facades as appropriate to promote pedestrian activity.
D~c~ll1h~r I, I 997
19
N..:w O..:vdOfll1l~lll ..-\r~a
(11) Backflow preventers and other above ground valves shall be screened so they are not visible
from the street right-of-way using either landscaping or an opaque building material and
shall be subject to buffer setback requirements.
(12) Drive-thru pick up windows shall not be pedl~tted onlhe front 01 sides of a build;ug
fiOltl;ug on S.R. 434.
Sec. 20-458
Development Agreement
Any developer may propose to enter into a Development Agreement with the City designed to set
forth terms and conditions appropriate to meet the circumstances of the specific proposed
development. Such Development Agreement shall be reviewed and approved by the City
Commission. The City Commission may vary the standards of this ordinat1ce, including building
or perimeter setbacks, parking standards, sign age, and other standards. If.!an increase in building
height beyond fifty-five (55) feet is requested, the City Commission must find that Fire
Department capabilities are adequate to address the change. Such consideration shall be based on
building site constraints or physical characteristics of the property; provided specifically, however,
that any such concessions for a constrained site shall only be considered by the City Commission
in a Development Agreement if enhanced perimeter landscaping or buffering is provided to assure
that the objectives of this ordinance are achieved.
Sec. 20-459
Corridor Design Review Board.
The Development Review Committee shall serve as the Corridor Design Review Board for
developments in the New Development Area Overlay Zoning District of the S.R. 434 Corridor
and shall review such developments for a unifying theme according to the design standards and,
make recommendation(s) to the Planning and Zoning Board. The Design Review Board shall
review and make a recommendation regarding any proposed Development Agreement pursuant to
Section 20-458 of this Code.
Decc:mbcr t, t997
20
N..:w D~vdurllh:111 AreJ.
DEFINITIONS:
*
Place/replace the following definitions in the Sec. 16-51 Definitions (Signs) in the City
Code.
*
Substitute this definition of "Sign" in place of the current definition found in Sec. 16-51
(page 957) of City Code:
Signs - Signs shall mean all names, insignias, trademarks, and descriptive words, back-
lit awnings or material of any kind affixed, inscribed, erected or maintained upon an
individual site or upon any improvement on individual sites.
*
Substitute this definition of "MarketinglReal Estate Sign" in place of the current definition
of "Real estate sign" found in Sec. 16-51 (page 957) of the City Code:
MarketingIReal Estate - For the purpose of these design standards, marketing signs
shall mean all names, insignias, trademarks, and descriptive words of material of any
kind affixed, inscribed, erected or maintained upon an individual site or upon any
improvement on individual sites which contain information relating to the marketing of
space or building(s) on the subject parcel.
*
Add this definition of "Ground sign" in Sec. 16-51 (page 957) of the City Code:
Wide-based monument or pylon style sign - a sign wholly independent of any building
for support, consisting of a solid base with sign on top for monument sign or a base of
foliage with sign immediately the level of the base foliage, and where the subject of the
sign relates to either the identifying of the business name or the activity(s) carried on in
the structure on the same property as the sign.
*
Add this definition of "multi-tenant development" to Sec. 20-1 of the City Code:
Multi-tenant development - Shopping centers and other uses so determined by the
City.
Dcccmbc-r I, 1997
2 [
N~\V D~Ydoplll~lll Af~a
. ~ ....
.l
LARGE SHRUB
\
CO~GYrON NAiYfE
Cherry uurd
Anise
Sweet Viburnum
Wax Lez.fLisnmrum*
;:,
Photinia ·
W2..'C Myrtle
. .
iVIED IUiYr SBR UB
COiYIJYfON NAiYfE
a,'...
".
F'.::
Pittosporum
Variegated Pittqsporum
S211dankwa Viournum
Ee:zii Juniper
Pfuzer Juniper
Shrub Holly
Silvenhorn
A..z2l ea
Yew POdoc.arpus
SiYLllL SBRUB
COiYGYfON NAlYfE
Dwarf Yaupon Holly
Indi2.Il Hawthorn
DwarfPmosporum
Evergr~ Giant
Border Grass
Azalea
T.ayrallis
Yew POdocarpus
GROUNDCOVER
~OiYtMON NAn-IT
Liriope Border Grzss
Mondo Border Gr.tss
Dwarf" Co nferl.. J ~e
"'. Pmonii Juniper
CjDw2.If Shore Juniper
v Alii ClI1 LiI y
DayLily
TAB LE I
RECOi\-L"YIENDED SHRGl3 PALLET
BOT ANTCAL NAiYfE
;\[L"i T\ ITii\ r REr GRT RE 0 DJ:R.EQ
Prunus caroliniana
lllicium anisatum
Viburnum odoratissimum
LigustrUm japonicum
Photinia spp.
Myrica cernera
BOT ANTCAL NAi'YfE
30"
30"
30"
30"
30"
30"
..t.(_
iH1?'i"'Df1J";\-r HEIGHT RE01IIRED
Pinosporum tobin
Pinosporum tobin "V~egata"
Viburnum Suspensum'
Juniperus chinensis var. chinensis uHer.z:ll~
Juniperus chinensis 'CPfitzer2..02."
TIe;:: spp.
E1z.eagIDus pungens
Rhododendron indica
Podocz.rpus macrophyllus
BOT A!'t""ICAL NA!'YIE
24"
24"
24"
24"
24"
24"
24"
24"
24"
i\ II:'th\. fD r HII GRT RE 0 Il1RED
TIa vomittoria "Nana"
R2.phiolepis indica
Pittosporum tobin "Wbeden-
Liriope muscari "Evergre:EGi2.!lt"
Rhododendron indica
Thyrallisglauca
Podocarpus macrophyilus
BOTANTCAL NAiYCE
IS"
13"
IS"
18"
IS"
IS"
18"
iYfThT\ fU?,. r REI GRT REO JJ1R.ED
Liriope rnuscari 10 Pips/dump 9" O.c.
Ophiopogoa japonicus 10 Pips/dump 9" c.c.
Trachdospernum jasminoides "Nana" 1-5" Spread 18" o.c.
Junipaus chinensis 15" Spread 18" o.c.
Juniperus conferta <4Compacta" 12"-15" Spread 18" o.c.
Agapamhus a..fr1canus' - 10 Pips/clump 18" o.c.
Hc::n=:-oca11is spp. 10 Pips/clump IS" o.c.
-j
g.'.
. I:.
il"'
i)
Lantana
Alii can In s
HQUy Fern
L.~.nr2.n2. manrevidensis
Dieres vegeta
Cyr.omium falcacum
15 "sprC:2.d 13~ a.c.
10 Pips/clump IS" o.c.
Gal. CG.n 12"-1 S- spread 24"
O.c.
4" pOts -2-3 plants/pa~12"
a.c.
English Ivy
Hederz hefi."{
*Must be used with a row af lower grawing shrubs in franc.
Note: Pl:1nt list subject to :tdminis"tntive :tmendmenc from time to time..
.I.t-.
"'.
..,
-
.~
. I
CAt"fOPY TREES
COiY.f1yION NAlyrE
Live Oak
LaurdOak
Sycamore
Red lYfaple
S weetgum
OTB:ER LARGE TREES
COlYfiyION NA1Y.(E
i
I:::
......
Tulip Poplar
Bald Cypress
Pines
Southern Magnolia
River Birch
iYrEDIUi:YI TREES
COlYIiYION NA!'YIE
American Holly
Daboon Holly
East Palatka Holly
Golden Rain Tree
Sweet Bay
LobloUy Bay
Drake Elm
Wmged Elm
Cherry Laurd
Weeping Willow
SiYIALL TREES
COiYI1YfON NAl'Yn:
~W2.."'t Myrtie
FJfree Ligust:rum
T.-\B LE 2
RECOiY0ITi'fDED TREE PALLET
i'Y .D?'("J?,.- fUiYr REI G
B:T
BOTAl'ITCAL NAL'YrE
R.E QUlRED
Quercus Vlfginiana
Quercus laurifolia
Plantanus occident2lis
Acer rubrum
Liquidambar styraciflua
10"-12"
12'
12'
12'
12'
. '.(-..
BOTANICAL NA!'YIE
i'r .r::rNJ:i:Yf'CiiYI m:r GRT
REQUJRED
Liriodendron tulipifera
T zxodium distichum
Pinus spp.
Zvfagnolia grandifiora
Benda nigra
12'
12'
12'
12'
12'
B OTA-7\ITCAL NA!'YIE
HEIGHT
REQUIRED
1Ie."'C opaca
II ex cassine
lIex opaea 'East Palar.ka'
Kodreuteria formosana "..
Magnolia virginiana
Gardonia lasianthus
Ulmus parvifoIia sempervirons
'Drake'
Ulmus alata
Prunus caroliniana
Salix baby/oruea
10'
10'
10'
10'
10'
10'
10'
10'
10'
10'
BOTANICAL NAl'Y[E
B:EIGHT
RE QUIRED
Myrica cerifera
Ligust:rum japonicum
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Crape Myrtle'
.Yaupon Holly
Chickasaw Plum
Flowering Dogwood
Redbud
T abebuia
ACCENT P ALivIS
COlYLHON NAi'YrE
Canary Island Date Palm
Washingtoa Palm
Pindo Palm
Cabbage Palm
(Also L. lucidum)
La.gersroremia indicJ
Ilex vOcrUcoria
Prunus anjust;folia
Comus tlonda \
C eras can ad ensis
Tabebuia spp.
S'
S'
S'
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S'
S'
BOTAi'lICAL NAl"Y[E
ID:IGHT
REQUIlU:D
Phoenix canariensis
i,.Vashingtoaia robusu
Butia capirau
Sabal palm . t.,h.
5'
5'
5'
6'
Pruning of= shz11 be allowed to maintain appropriate cI""^"ce for access and minor pruning
sball be allowed to promote healthy growth. The inient is to allow trees to achieve a natur>.! tree
canopy.
Note: PI;:tnt list subj ect to ;:tdministr.ltive ~mendment from time to time-
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ORDINANCE NO. 489
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AN ORDINANCE OF THE CITY OF WINTER SPRINGS,
FLORIDA, ADOPTING A SETTLEMENT AGREEMENT
BETWEEN THE CITY OF WINTER SPRINGS, FLORIDA
AND THE WINTER SPRINGS DEVELOPMENT JOINT
VENTURE; PROVIDING FOR A DEVELOPMENT ORDER;
AMENDING ANNEXATION ORDINANCE NO. 64; WAIVING
MULTI-FAMILY DWELLING UNIT DENSITY LIMITS
PURSUANT TO SECTION 20-354, CODE OF WINTER
SPRINGS; PROVIDING FOR A CERTIFIED MAP;
PROVIDING FOR CONFLICTS, SERVABILITY, AND
EFFECTIVE DATE.
WHEREAS, on October II, 1971, the Village of North Orlando,
Florida, predecessor to the City, adopted Ordinance No. 64
("Annexation Ordinance"), which Annexation Ordinance annexed
certain property comprising what is commonly known as
the
into ("l.)
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of
Tuscawilla Planned Unit Development (the "Tuscawilla PUD"),
the Village of North Orlando, Florida; and
WHEREAS,
the Tuscawilla
PUD originally consisted
approximately thirty-five hundred acres (3,500) and was approved
for development of nine thousand seven hundred forty-seven
(9,747) total dwelling units; and
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WHEREAS, the Annexation Ordinance provided for the U~
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development of the Tuscawilla PUD based upon an overall :;1:;)
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development plan and set forth requirements for open space,
recreation space, and other development matters; and
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WHEREAS,
subsequent to the Annexation Ordinance,
Tuscawilla PUD was developed in accordance with the approved
overall development plan, subject to certain amendments which
redesignate the uses of several parcels within Tuscawilla PUD,
all of which amendments were in compliance with the overall
Tuscawilla PUD concept to better utilize open space and allocate
densities within Tuscawilla PUD; and
WHEREAS, pursuant to such amendments, the overall density of
Tuscawilla PUD was reduced; and
WHEREAS, the developers of the Tuscawilla PUD have asserted
that the Tuscawilla PUD was designed with the concept of a
central core (the "Central Core") of cOlTunercial property, in the
parcel commonly known as Parcel 61, to service the entire
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Tuscawilla PUD, which Central Core was integral in the design of
the overall road system and infrastructure of the entire
Tuscawilla PUD; and
WHEREAS, On January 14,
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1988, Gulfstream Housing Corp.,~
2-;
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Springs Development corporation,~~
~.,
successor by merger to Winter
entered into a contract to sell certain real property to D & Mr~
Investments, which property was located in the Central Core,
which contract was subsequently assigned by Gulfstream Housing
Corp. to WSDJV; and
WHEREAS, the developers of the Tuscawilla PUD have asserted
it was intended under the said Contract that the Central Core
property be developed with a commercial use; and
WHEREAS, the developers thereafter sought to develop a
shopping center within the Central Core; and
WHEREAS, a dispute arose as to the right of the developers
of the Tuscawilla PUD to develop a shopping center within the
Central Core, which resulted in negotiations between WSDJV and
the City and ultimately to a series of public. hearings to
determine vested rights of WSDJV to develop the Central Core with
a commercial use; and
WHEREAS, the City Commission ruled on June 19, 1989, that
WSDJV did not have vested rights to develop the Central Core as a
shopping center; and
WHEREAS, based upon the aforedescribed denial, WSDJV filed a
Petition for Writ of Certiorari and Amended Petition for Writ of
Certiorari in the Circuit Court of the Eighteenth Judicial
Circui t in and for Seminole County, Florida (the "Court"), Case
No. 89-3589-CA-17-L, Winter Sprinqs Development Joint Venture, a
Florida joint venture, through its General Partner, Gulfstream
Housing Corp., successor by merger to Winter Springs Development
Corporation, Petitioner, v. City of Winter Springs I a Florida
municipal corporation, Respondent (the "Petition"); and
WHEREAS, in an attempt to resolve the issue surrounding the
Petition, WSDJV and The City agreed to a mediation of this matter
approved by the Court, which mediation was held on February 2,
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1990; and
WHEREAS, as a method of settlement of the Petition and the
issues surrounding the development of the Central Core, WSDJV and
The City agreed to review the land uses for the remaining
undeveloped properties within the Tuscawilla PUD and amend the
Tuscawilla PUD to reallocate land uses and densities in a manner
to better utilize open space and allocate densities within the fI'
:2
Tuscawilla PUD and in keeping with the original approvals granted~
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relative thereto; and
WHEREAS,
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the property remaining to be developed wi thin the: en
Tuscawilla
consists
PUD
of
approximately
367.2
acres
(collectively
the
"Remaining
Property")
consisting
approximately 32.2 acres designated as Parcel l4C ("Parcel 14C"),
approximately 35.0 acres designated as Parcel 61 ("Parcel 61") ,
approximately 202.9 acres designated as Parcel 15 ("Parcel 15"),
approximately 75.4 acres designated as Parcel 80 ("Parcel 80"),
and approximately 20.7 acres designated as the Lake Jessup
Property ("Lake Jessup Property"), which Remaining Property and
the aforedescribed parcels are described on Composite Exhibit "A"
attached to the Agreement and expressly incorporated herein by
this reference; and
WHEREAS, pursuant to the Agreement, the total number of
residential units and total commercial acreage in the Tuscawilla
PUD will be reduced from the original approval; and
WHEREAS, the Agreement is in the best interest of The City
and promotes the health, safety and welfare of the citizens of
The City; and
WHEREAS, this Agreement does not constitute a substantial
deviation pursuant to Section 380.06(19), Florida Statutes
(1989), as amended, of the original approval granted to the
Tuscawilla PUD; and
WHEREAS, The City has determined that it is in the best
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interest of The City and its citizens to settle the Petition by
adoption of this Agreement; and
WHEREAS, The City and WSDJV desire to amend the Tuscawilla
PUD to reflect the matters set forth within the Agreement.
NOW, THEREFORE, THE CITY OF WINTER SPRINGS,
FLORIDA, HEREBY ORDAINS:
SECTION I:
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The Agreement between the City of Winter Springs,
and Winter Springs Development Joint Venture, a Florida joint;:!
venture, attached hereto marked as Attachment "1", is hereby
accepted and adopted by the City of Winter Springs, Florida, and
made part of this Ordinance as if fully set forth herein.
SECTION II:
The Agreement shall constitute a development order pursuant
to Chapter 163, Florida Statutes (1989), as amended, and shall
govern the City and the developer accordingly.
SECTION III:
Annexation Ordinance No. 64 is hereby amended pursuant to
the terms of the attached Agreement, and any and all approval,
master plans, submissions and other similar matters affecting the
remaining property of the Tuscawilla PUD are hereby automatically
amended to conform to and reflect the provisions of the
Agreement.
SECTION IV:
Pursuant to Section 20-354(b)(4), Code of Winter Springs,
the maximum allowed number of dwelling units per gross
residential acre for mUlti-family dwelling units within the
Tuscawilla PUD is hereby waived to the extent permitted under the
Agreement, upon recommendations from the Planning and Zoning
Board.
SECTION V:
Attached to the Agreement as Exhibit "B" is a proposed land
use plan of the remaining undeveloped property of Tuscawilla PUD.
Exhibit "B" of the Agreement is hereby adopted, approved, and
certified as the land use plan of the remaining undeveloped
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properties in the Tuscawilla PUD.
SECTION VI:
All ordinances or parts of ordinances in conflict herewith
shall be and the same are hereby repealed.
SECTION VII:
If any section, or a portion of a section, or subsection of
this
ordinance
to
be
invalid,
proves
unlawful
unconstitutional, it shall not be held to invalidate or to impair
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a section or subsection or part of this ordinance.
SECTION VIII:
This ordinance shall take effect immediately upon its final
passage and adoption.
Passed and adopted this ~ 3"'-d. day of
rpJJ7
1990.
ATTEST:
CITY OF WINTER
CU(AU
LEANNE M.
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CITY LERK
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First Reading:
May 14, 1990
Second ~ Reading June II, 1990
Posted: May 18, :1.990
Third
Public Hearing and -&eeen4 Reading: June 25, 1990
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SETTLEMENT AGREEMENT AND
AMENDMENT TO ANNEXATION ORDINANCE NO. 64,
THE TOSCAWILLA PLANNED UNIT DEVELOPMENT,
MASTERPLAN FOR THE TOSCAWILLA PLANNED UNIT DEVELOPMENT
AND RELATED MATTERS
THIS SETTLEMENT AGREEMENT AND AMENDMENT TO ANNEXATION
ORDINANCE NO. 64, THE TUSCAWILLA PLANNED UNIT DEVELOPMENT, MASTER
PLAN FOR THE TUSCAWILLA PLANNED UNIT DEVELOPMENT AND RELATED
MATTERS (the "Agreement"), is made. and entered into as of the
day of , 1990, by and between WINTER SPRINGS
DEVELOPMENT JOINT VENTURE, a Florida general partnership
(hereinafter referred to as "WSDJV"), and THE CITY OF WINTER
SPRINGS, FLORIDA, a Florida municipal corporation (hereinafter
referred to as the "City").
WIT N E SSE T H:
WHEREAS, on October 11, 1971, the Village of North Orlando,
Florida, predecessor to the City, adopted Ordinance No. 64 (the
"Annexation Ordinance"), which Annexation Ordinance annexed
certain property comprising what is commonly known as the
Tuscawilla Planned Unit Development (the "Tuscawilla PUD") into
the Village of North Orlando, Florida; and
WHEREAS, the Tuscawilla PUD originally consisted of
approximately 3,500 acres and was approved for development of
9,747 total dwelling units; and
WHEREAS, the Annexation Ordinance provided for the
development of the Tuscawilla PUD based upon an overall
development plan and set forth requirements for open space,
recreation space and other development matters; and
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wtiEREAS, subsequent to the Annexation Ordinance, the
Tuscawilla PUD was developed in accordance with the approved
overall development. plan,. subjeci to certain amendments which
redesignated uses of several parcels within the Tuscawilla PUD,
all of which amendments.were in compliance with the overall
Tuscawilla PUD concept and approvals in effect, and were
effectuated in order to better utilize open space and allocate
densities within the Tuscawilla PUD; and
WHEREAS, pursuant to such amendments, the overall density of
the Tuscawilla PUD was reduced; and
WHEREAS, the develooers of the Tuscawilla PUD have asserted
that the Tuscawilla PUD ~as designed with the concept of a
central core (the "Central Core") of commercial property, in the
parcel commonly known as Parcel 61, to service the entire
Tuscawilla PUD, which Central Core was integral in the design of
1
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the overall road system and infrastructure of the entire
Tuscawilla PUD; and
WHEREAS, on January 14, 1988, Gulfstream Housing Corp.,
successor by merger to Winter Springs Development Corporation,
entered into a Contract to Sell certain real property to D & M
Investments, which property was located in the Central Core,
which contract was subsequently assigned by Gulfstream Housing
Corp. to WSDJV; and
WHEREAS, the developers of the Tuscawilla PUD have asserted
it was intended under the said Contract that the Central Core
property be developed with a commercial use; and
WHEREAS, the developers thereafter sought to develop a
shopping center within the Central Core; and
WHEREAS, a dispute arose as to the right of the developers
of the Tuscawilla PUD to develop a shopping center within the
Central Core; and
WHEREAS, the City refused to allow a shopping center
development within the Central Core; and
WHEREAS, such denial led a series of discussions and
negotiations between WSDJV and the City and ultimately to a
series of public hearings to determine vested rights of WSDJV to
develop the Central Core with a commercial use; and
WHEREAS, the City Commission ruled on June 19, 1989, that
WSDJV did not have vested rights to develop the Central Core as a
shopping center; and
. WHEREAS, based upon the aforedescribed denial, WSDJV filed a
Petition for Writ of Certiorari and Amended Petition for Writ of
Certiorari in the Circuit Court of the Eighteenth Judicial
Ci.rcui t in and 'for Seminole County, Flor ida (the "Court 1/), Case
No. 89-3589-CA-17-L, Winter Sorings Develooment Joint Venture, a
Florida joint venture, throuah its Genera~ Partner, Gulfstream
Housinq Corp., successor by merger to Winter Springs Development
Corporation, 'Petitioner v. City of Winter Springs, a Florida
municipal corporation, Respondent (the "Petition"); and
WHEREAS, in an attempt to resolve the issues surrounding the
Petition, WSDJV and the City agreed to a mediation of this
matter, approved by the Court, which mediation was held on
February 2, 1990; and
WHEREAS, as a method of settlement of the Petition and the
issues surrounding the development of the Central Core, WSDJV and
the City agreed to review the land uses for the remaining
undeveloped properties within the Tuscawilla PUD and amend the
2
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6786062AMD
06/22/90.3
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Tuscawilla PUD to reallocate land uses and densities in a manner
to better utilize open space and allocate densities within the
Tuscawilla PUD and in keeping the original approvals granted
relative thereto; and
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WHEREAS, the property remaining to be developed (which shall
not include real property which presently has or is presently
being reviewed for site plan approval, plat approval, building
permits, or other similar approvals or matters) within the
Tuscawilla PUD consists of approximately 366.3 acres
(collectively the "Remaining Property") consisting of:
approximately 32.3 acres designated as Parcel 14C ("Parcel 14C"),
approximately 35.0 acres designated as Parcel 61 ("Parcel 61"),
approximately 201.3 acres designated as Parcel 15 ("Parcel 15"),
approximately 77.0 acres designated as Parcel 80 ("Parcel 80"),
and approximately 20.7 acres designated as the Lake Jessup
Property (the "Lake Jessup Property"), which Remaining Property
and the aforedescribed parcels are described on Comoosite Exhibit
"A" attached hereto and expressly incorporated herein by this
reference; and
WHEREAS, pursuant to this Agreement, the total number of
residential units and total commercial acreage in the Tuscawilla
PUD will be reduced from the original approval; and
WHEREAS, this Agreement is in the best interest of the City
and will promote the health, safety and welfare of the citizens
of the City; and
WHEREAS, this Agreement does not constitute a substantial
deviation pursuant to Section 380.06(19), Florida Statutes
(1989), as amended, of the original approval granted to the
Tuscawilla PUD; and
WHEREAS, notice of intent to consider this Agreement has
been properly published and given; and
WHEREAS, the City has determined that it is in the best
interes~ 6f the the City and its citizens to settle the Petition
by adoption of this Agreement; and
WHEREAS, the City and WSDJV desire to amend the Tuscawilla
PUD to reflect the matters set forth herein.
NOW THEREFORE, for and in consideration of settlement of the
Petition and other and good and valuable consideration, WSDJV and
the City hereby agree as follows:
1. The foregoing recitals are true, correct and accurately
reflect the matters affecting the Tuscawilla POD and the Petition
as of the date hereof and such recitals are expressly
incorporated herein by this reference.
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06/22/90.3
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2. The Remaining Property shall be developed in the
following manner:
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PARCEL ACREAGE LAND USE UNITS
14C 31. 2 Single Family 125
1.1 Seneca Boulevard
61 33.0 Single Family 198
1.4 Commercial
0.6 Service Road
15
67.0
104.0
25.2
3.6
1.5
Commercial
Single Family
Multi-Family
Vistawilla Drive
Fire Station
416
504
80
74.0
3.0
Multi-Family
Tuscora Drive
1,480
Lake Jessup
Property
20.7
MUlti-Family
166
TOTAL
366.3
2,889
3. The acreages described within each Parcel are
approximate acreages only and shall be finalized at such time as
a final survey of each parcel is obtained. Therefore, the legal
descriptions set forth on Composite Exhibit "A" are subject to
revisions based upon such final surveys and sound land planning
techniques, it being the intent of this Agreement that this'
Agreement be inclusive of all remaining undeveloped real property
within the aforedescribed parcels within the Tuscawilla PUD as of
the date hereof; provided, however, no boundary of any such
'parcel shall be expanded by more than one hundred (100)
additional feet.
4. The units set forth herein for the multi-family and
single family designations are the maximum allowable units within
each such parcel and the acreages set forth herein for the
commercial designations are the maximum allowable acreages for
commercial property within each such parcel. Notwithstanding the
foregoing, WSDJV shall have the right to request minor revisions
to such allocations and redistribute units within such parcels to
accommodate sound land planning techniques, provided the overall
units and commercial acreages on a gross basis do not exceed
those set forth above, subject to the applicable provisions of
the City Codes.
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06/22/90.3
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5. The land use designations set forth herein are inclusive
of less intensive uses under the City Codes for develoDment of
the Remaining Property, subject to the regulations of applicable
governmental agencies.
6. Within the land use classifications set forth herein,
such classifications shall be inclusive of all permitted uses
within such land use under the City Codes and ordinances in
effect as of the date hereof; provided, however, commercial shall
include those uses set forth on Exhibit "B" attached hereto and
expressly incorporated herein.
7. Attached hereto as Exhibit "c" and expressly
incorporated herein by this reference is a depiction of the
Remaining Property and the land uses associated therewith.
Attached hereto as Exhibit "0" and expressly incorporated herein
by this reference is a depiction of ParcellS and the land uses
associated therewith. Exhibits "c" and "0" are intended for
reference only as the City and WSDJV acknowledge that the land
uses shown thereon are an approximation only as to boundaries and
the boundaries of such land uses may vary in order to make better
use of the Remaining Property in keeping the terms and provisions
of this Agreement; provided, however, no boundary of any such
parcel shall be expanded by more than one hundred (100)
additional feet. The parties agree that Exhibits "C" and "0"
shall collectively constitute the certified map and plan of the
Remaining Property in the Tuscawilla PUD. Access points and
roadways show the number and approximate location of 'such
matters, which location will be finally determined at the time of
site plan approval and/or plat approval of the respective
property such minor adjustments and revisions shall be permitted,
provided such changes shall not result in an increase in the
commercial acreage or units on such parcel, except as otherwise
permitted herein or by City Codes.
8. WSDJV agrees to dedicate a one and one-half (1.5) usable
acre site for a fire station located adjacent to State Road 434
in the residential section of Parcel 15, at the location depicted
on Exhibi t "C".
9. WSDJV shall be entitled to transportation impact fee and
other impact fee credits for the dedication, planning,
development and construction of Tuscora Drive and Vistawilla
Drive, which road are determined to be collector roads and other
public dedications in an amount equal to the impact fee credits
permitted under the Transportation Impact Fee Ordinance or other
applicable ordinances adopted or to be adopted by the City, for
right-Of-way, planning, design, development and construction of
such roadways.
10. The access points of the Remaining Property along State
Road 434 shall be of the number and in the approximate locations
5
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06/22/90.3
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as depicted on Exhibits "C" and "0"; however;"'s'~lav'Jccess points
shall be subject to Florida Department of Transportation
requirements, guidelines and standards.
11. In the event of any conflict between this Agreement and
any other ordinance, approval or similar matter regarding the
Tuscawilla PUD, this Agreement shall control and govern the
rights and obligations of the parties hereto and such approval or
similar matter.
12. Any and all approval, master plans, plans, submissions
and other similar matters affecting the Remaining Property are
hereby automatically amended to conform to and reflect the
provisions and intent of this Agreement.
~ 13. Buffering of the Remaining Property shall be subject to
the provisions of the applicable City Codes at the time of site
plan approval.
~
14. In order to develop the Remaining Property, WSDJV shall
be required to comply with the applicable City Codes, it being
the intent of this Agreement that this Agreement constitutes a
revision to the approved map and master plan of the Tuscawilla
PUD and that in order to develop any portion of the Remaining
Property, the remaining approvals necessary consist only of site
plan, final development plan or plat approval and preliminary and
final engineering approval, as provided by the aforedescribed
City Codes regarding Planned Unit Developments and specifically
Chapter 20, Article IV, Division 2, Part A, which applies to the
Remaining Property.
15. WSDJV agrees that the City may, at any time, adopt a
special tax district encompassing that portion of the Remaining
Property and other property located adjacent to State Road 434
from the eastern boundary line of the City to State Road 419, for
improvements and beautification of State Road 434.
16. WSDJVagrees to grant and convey a ten foot (10')
easement to the City over and across the southern boundary of
Parcel 14C and continuing along the southern boundary of the
adjacent real property owned by WSDJV in the City of Oviedo,
Florida, to State Roaa 426, on or before thirty (30) days from
the date this Agreement becomes final and is no longer subject to
appeal.
17. It is the intent of the parties that although the
Petition be dismissed without prejudice, the Court shall retain
jurisdiction over this matter and specifically with regard to
this Agreement, in order that any disputes hereunder shall be
resolved by the Court, pursuant to such proceedings as the Court
may deem necessary in order to accomplish the foregoing. Neither
party hereto admits to any liability whatsoever with regard to
/e/DAB
6786062AMD
06/22/90.3
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1'\
-~_l.-:;:
. ,... -'...
2 2 7 7
o 4 7 5
"the Petition and the subject matter thereof. ~t-fh~~O," r~his
Agreement is in no way intended to affect the appropriateness or
inappropriateness of either parties' position or circumstances
with regard to the Petition or the events, circumstances and
subject matter thereof. In the event that the Court, at any
time, determines not to retain jurisdiction over this matter, the
parties hereby expressly waive and agree not to assert the
defenses of statute of limitations and laches in any subseauent
action related hereto. ~
18. This Agreement shall inure to the benefit of and be
binding upon the City and WSDJV and its or their respective
successors and assigns.
19. The rights and obligations of WSDJV hereunder are fully
assignable and transferable, including but not limited to, in the
event any portion of the Remaining Property is conveyed by WSDJV,
and in such event the City shall look solely to such transferee
or assignee for the performance of all obligations, covenants,
conditions and agreements pursuant to the terms of this
Agreement.
20. This Agreement contains the entire agreement of the
parties hereto. Any change, modification, or amendment to this
Agreement shall not be binding upon any of the parties hereto,
unless such change, modification or amendment is by ordinance and
in writing and executed by both the City and WSDJV and adopted by
the City by ordinance.
21. This Agreement shall be interpreted pursuant to the laws
of the State of Florida.
22. This Agreement is intended to be performed in accordance
with and only to the extent permitted by all applicable laws,
ordinances, rules and regulations. If any provision of this
Agreement or the application thereof to any person or
circumstance shall"for any reason, and to any extent, be invalid
or unenforceable, the remainder of this Agreement and the
application of such provision to other persons or circumstances
shall not be affected thereby, but rather shall be enforced to
the greatest extent permitted by law.
23. In the event of any controversy or dispute arisi~g
between the City and WSDJV in connection with this Agreement,
including without limitation, in any settlement, in any
declaratory action, at trial or in any appellate proceeding, the
prevailing party shall be entitled to recover any and all costs
and expenses associated therewith, in whatsoever nature or form,
including without limitation, reasonable attorneys' fees,
paralegal fees, legal assistants' fees, expert witness fees and
other professional fees and expenses associated therewith.
24. This Agreement and any modification or amendments hereto
/C/DAR
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?~::E
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o 4 7 6
, may be recorded in the Public Records of Semino:'H{:,.c6Jnty,
Florida; however, failure to record this Agreement or any
modification or amendment hereto shall in no way invalidate same.
IN WITNESS WHEREOF, the City and WSDJV have executed this
Agreement as of the date and year first written above,
Signed, s~aled and delivered
i the presence of:
(j
BY:
~
8
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6786062AMD
06/22/90.3
II WSDJV II
WINTER SPRINGS DEVELOPMENT
JOINT VENTURE, a Florida
general partnership
BY:
GULFSTREAM HOUSING CORP.,
a Delaware corporation,
General Partner
""-
..~':.f..:"-J d": ,';.
Wr:#~:/(!.~:~-'
J, Glenn M v. ~ .rr..r--I, .',5- "
Vi c e Pre sid e. ;;~.."."...",
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(CORP?~i~ ~~~h;:>' ~: ~
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HOME CAPITAL CORP ,.;, ,,,"'',"
a California corporation,
General Partn
By:
-2'
is E, Vogt,
Vice President
By: ~ef:r~ .". /'
Assistant Secretary
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( CORPORA~J:; : SoEALJ _ '.":: -
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, ""'"'H.t1\I\\\
Attest: ;n~;;:--~LJ
Mary T. Norton,
City Clerk
/C/DAR
6786062AMD
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2 2 7 7
'THE "CITY"
. ...p -".
. '. ....~ .....~.... '':'''J'''' ,-
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S::!-:);C~E CO. rL.
THE CITY OF WINTER SPRINGS
FLORIDA, a Florida municipal
corporation
By:g~
Leanne M.
Mayor
9
Yh. j MtLJL-
Grovy! /
- -ow...,.,
? Z 7 7
n !: 7 c
'..; '7 u
STATE OF FLORIDA ~
COUNTY OF Q/'A-;J&f:;
SE.~ir\CL::: CO. FL.
I HEREBY CERTIFY that on this day personally appeared before
me, an officer duly authorized to administer oaths and take
acknowledgments, J. GLENN MARVIN, III, as Vice President of
GULFSTREAM HOUSING CORP., a Delaware corporation, which
corporation is a General Partner of WINTER SPRINGS DEVELOPMENT
JOINT VENTURE, a Florida general partnership, to me well known to
be the person described in and who executed the foregoing
instrument and he acknowledged before me that he executed the
same for the purposes therein expressed, on behalf of the
partnership.
WITNESS ~y han~ and of~icial seal r.in ~e ~oun, ty and Sta~te .
last aforesa~d, th~s If(!? cay of 5CfI(;:'rrl~ " 1990. . '
-. . 11.1""""/
.. / ( .~ '.. ,/.,,, '1JI ::... ":'
'Ii f) l ;I'--Y.;j //.-:-t~ . /., i./ ". . .J.. ./~:;:' ~
( (vt./, /Iu..,c...;-IL/ 0, .~, ..'r, . ::. '.
N~arYrPtib\iC / if:: ~/- . 'j I) ': ~
My COrrimiss. on Expires ~::: ~.,. '. '::"" -:':
, I '"/. .n '. .
Nor ~ '~y puat:c T A Tll Oil 4:1. ~R:D~ AT \.>.;,ti~ " .: ~ r- .. .: .~,
1.1)' fOMMIS. .ON ~.x?:RES '::.J~IE. 25, 1;94 .,', ~ '.,.. .... ,. " I
STATE 0.... FL~~ID7A~ ECNu<O -Hr.U A . .(. .... . ."
1: : ; "' I. ~HTO.'1 AGiiNCY, :I-Ic. ..., 0','",. :,'
COUNTY OF ;; V .... ...~.." I ':,." ..,.
I HEREBY CERTIFY that on this day personally appeared before
me, an officer duly authorized to administer oaths and take
acknowledgments, LOUIS E. VOGT, as Vice President of HOME CAPITAL
CORP., a California corporation, which corporation is a General
Partner of WINTER SPRINGS DEVELOPMENT JOINT VENTURE, a Florida
general partnership, to me well known to be the person described
in and who executed the foregoing instrument and he acknowledged
before me that he executed the same for the purposes therein
expressed, on behalf of the partnershtp.
WITNESS my hand an9pfficial
last afores~id: this ~day of
,..11....1. .
"I.,
"I.~
'"
Nota ry Publ' . . ....... :C...... ....-:.;
My Commiss. 0 Expires~'. '0/... ~~ ~'" ~ ~
. ,.. ", . <:) .-
o ARY PUBLIC, STl.Tt ~~LA~DAo:' _ :'~ ;
CO:.1MISSION EXPIr.i::S~ . -.J ' '-' =
BONDeD THRU NOTARY PU' ..d.I'4A ',;'993., ; ~ ~
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10
/C/DAH
6786062AMD
06/22/90.3
2 Z 7 7
n I. ...,{ r
u --: ~:
STATE OF F)89RIDA
COUNTY OFL/~,-o.-,...p~
J .
I HEREBY CERTIFY that on this day personally appeared before
me, an officer duly authorized to administer oaths and take
acknowledgments, JOY DeCARO, as Assistant Secretary of HOME
CAPITAL CORP., a California corporation, which corporation is a
General Partner of WINTER SPRINGS DEVELOPMENT JOINT VENTURE, a
Florida general partnership, to me well known to be the person
described in and who executed the foregoing instrument and he
acknowledged before me that he executed the same for the purposes
therein expressed, on behalf of the partnership.
S::~;r~;]L:.: CO. FL.
WITNESS my hand an~Phficial s~l ~~ the/County and State
last aforesaid, this Lh!:..{day of '-.k..~"~...A. ,1990.
I ....
.... ~. """
(..)... <' ':
Notary Public ~ :" ~ '~ _ .: ~~ ~
- ~ A " 0' -J . _' .'
My Conuniss. L~j.T~eSl!~li\P?'~. / :;:: ~
NOTA . -SIONEXPIRES:t,\A~1-..!'~T~ ,C:::> /:. :
MY C II.::> RT pueUC UH~f\l(!" . ~. .....) "'.'
STATE OF ~IDA BOHCECTtiRUNOTA '"'::. Y' .... v .." ~.~
COUNTY OF J ;"'" ......:~:::.;,-;'.....::
:'t'J .. ". ,\\0.-
, 'I" ,., ~ ~ 1 : ~ .'
I HEREBY CERTIFY that on this day personally appeared before
me, an officer duly authorized to administer oaths and take
acknowledgments, LEANNE M. GROVE, as Mayor and attested by
~~-~Y T. NORTON, as City Clerk of THE CITY OF WINTER SPRINGS,
FLORIDA, a Florida municipal corporation, to me well known to be
the persons described in and who executed the foregoing
instrument and they acknowledged before me that they executed the
same for the purposes therein expressed, on behalf of the .. :......
... '.,::'" .........'.1,. :~
municipali ty. .. .\\:..:.~ '.. \.
..... ~ .~.., . ........ 't 1.
., --- ".' ~ -. ...f
s~~' n the County a nO/Si;:;:'te<:-"<:. ~",,~\-:,!
\.... ' /, 'A ,199 IT .,,:' /...."< p -- ~ ~ :.
~~ / : - . .,,: 0 .:
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WITNESS my hand a}/~!fiCial
last aforesaid, this ~ay of
Notary Pub ic
My Conunission Expires:
nOTARY PUallCj ST4Ti 0' ""0':104 AT UltGE
MY COMMISSION lXI'lRES OfCIMBU OS, 19'n
~D TlfIlU ASMTON AGENCY. 1NC.
/C/DAB
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COU!ii:Y,
CCt1?OSITE EXHIBIT "A"
PJl.RCEL 14C
l ,,:.... -, - ; -" '-' , .-.:
3CQ~ rAC~
2 277
S~~i!iCL:: l:G. rl.
...... " r. n
U ~ 0 1..:
~ c!iO ~E-:e:1":ic~ ~=cc C,
Book ::6, ?oges ,~ cr-Ie
?'lc=ici.=.
T:;SC.:"\\~I:"'=-.~. U!.:::-
~~ c: :~.,e ?t:~lic
LEGtBIL"
fOR .M\C~~DGMfi,.C~
..11 oJ I\!
~
(Page 1 of 15)
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0:
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PARCEL 61
2 2 7 7
~ 1" 0
~ 'j" U
~::."'.j;i:;L.[ eG. fL.
?;.:c:::::.. 1 - ~~:;:a~:
=:"ClTI t:~ ce..~r..e=line c: i--.t..e=sectim c: v;L'1t.e.:" S?=ins:s Ec..:le....c.=:: 2-"16
~:-...:ner:-: \';ay, 2.S Sho.-11 in ?lz~ of y,'bte.= S?=ings Uni"': Fc~ as r~=::.ec.
?la-: Eo:::-k lE, Pages 6, 7 a.~d S, ?\;;:)lic Recc_-:.s c: Se.-:-i.ncle Cc:.=:-:y,
::lo=ic.c..; ::-.=1 1\.86c23'0S"~. alcmS the ce.'1re=li..~e o~ h'i..~t.e= S;;=i.~S"s
Eocle.....c.:;:: 282.25 feet.; t~ce N. 03c36 '55"\\, 60. 00 f~"': t.a the ?Oi.~':. of
be;i......-"1inC; 0:1 the Nc.:-'"'...h ric;:-.t-c:-....oy line 0: WLit.e= S?=:..nqs Ec-..:.le'vc..!'c
(120' R/vo.'); thence ~i S.66023'CS"~. aloog saic No:-...n :::-is"h~-c:-\.:a:,
line 217.25 feet to t~e point 0: cu.........va:ture of a C..L-ve c::::1C2.ve No::-::'~-
E2.Ste...!"ly, 2...'iC having a raCius of 25.00 feet; "thence nm No:-t......-wes-:e=ly
alone t};e c...rc 0: said curve 39. 27 fee~ th..rouch a centrc.l a.'ilae 0: 900
~ - ~
00' DC" t..:> t:.'r-J.e ~int. of tan9ency on the East =ight-of-....cy line 0: Nc::-':h-
e----:-l \.:ay (80' R,/vl); thence run !>:. 03036' 5S"r~, along said ~c;-: =is;:.:.-of-
\..-ay line 90. 78 feet to tile poin\: of C:U=-vc.~e 0: a C'...:_-ve c::J:lczve
;-:>c;~~""'ly a..-;.d havinS a p~; us of 1893.55 feet; the.:-:ce :-..l.~ Nc::-t.:'1e=ly
c..lCiiS ~"1e 2..::"C 0: sc...id a:--ve 8~. 25 feet t:i">..rough 2. c:::e.;.=-al ancle c: 020
32'57" t.c 2. fX)i..'1t; "c.....e...'1ce leaving said Last right-c:-....Gy line, r.=:
J~. 86023 '05 ":::. 270.83 fee':. ':0 the point of c...!....-V2."O.1Z"e 0: 2. c..:....-ve concave
So-.Jt...7west..e=ly, 2....'id h2:ving a raciius of 27.83 fee-:; t.hE..:.~ce :-..=1 Svu-:h-
e2..S-:-~""'ly c..lC':1g the c.:::c of said c...!....rve 40.44. feet tiLrou:;h a ce.:;t..::-al
2....T"Jsle of E3014'O" to t'r1e point of t2.nge.'1C)'; "c.~ence :-..=1 S.lO"22'14":::.
173.8S fe:e": "to a FOi..'1t 'cn tb.e z.iorestic Nc~"1 :::-ight-of-\..'Oy li..'ie of
y;i '1~O- S?=i...qs Eoulev"2Ic., saic ~-i nt bei..'1g on, 2. C:.1...-ve C::J!lczve Nc_ ~.h-
e.=ly, 2....-...:: ;-.EvinS" 2. raCi.us cf 108S. 92 iee~; the.'ice ':l..~" a t.a'iS=E..:.~t
=-ec.=i..'1S ef S. 82016' 07"W., :::--=: w=>-Ste.1:"ly alcmc; t..n.e c.=c of sc..ic c.:-.-ve
2...,d ale:"::: saic. N:::;::-~"'e=ly =i~':-c:-\.-ay li!""le 7E. 01 fee~ ~"'..=ouc;::" c.
ce..i-:=c..l 2...isle of 0~006'S2" t..:> t."r;e p::>i.'1"': of De<;:2"'-"'!lS, c;::)n-:-::''"'.lns
l.411..2:: ac:-es.
(Page 2 or 15)
L: -..J :...: .-\
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PARCEL 61
., "... ~o"'\ .-t
S:.~.),L'L:' I.U. r....
D :: S c r: ; ? -:- : 0 Ii c:- p;:.. r: :: r L "2
F~or;. :he cer,terl';ne of ini.ersec':.~or, of :"'~r.':..er Spiir,~s Eoule-
vcr C Co r, C t,' C ~ : r. e r f, \.,' eye S $ h 0 h' n i r. p i z... 0 f .,' j l\ ., : K S P r, J ,,' G 5 U I, j T
FOUr,. cs reCorGEO in neL Book lEt Pcges t, 7 b E. Public re-
e (I res C f S e It, ~ n (j lee 0 un: )'. r I 0 ~ 1 0 c, run Ii. 8 C e 2 3 . C 5 " [. c ion ~ t r. e
c e r. i. e r I 1 n e 0 f ~'i r, t e r S p r i n c 5 B 0 u ) e \' ere 2 8 2 . 8 S of e e :; ':.. hen c e
,. G ~ t ~ C. , C C "" c. COO J -'. ..
" .) .) I.: .. ". \J. , e E i. t. 0 cpo 1 n i: 0 nth e I; 0 r ':. r, r 1 9 h to.. \0,' e Y
line of saie: ~'~r,ter ~~:-inss Boule.vcrc, scie: point being on c
C l.' r v E con C a v E ii 0 r ':. her 1 y ? n d h a v i ro ~ ere G ius 0 f ) 0 e 5 . S 2 of e e t ~
the n C e fro met a n 9 e n t be 2 :- ins. 0 f Ii. 8 6 0"2 3 I 0:' " E. run E cst e r 1 y
c Ion c the ere 0 i s c i c: cur v e e n c: 2 ion c S c i d I; 0 r :. he i I y r i 0;-' t 0 f
h' c y i i n e i E . 0 1 feE t t h r 0 u 0 hac e n t:- c)" Co n c I e 0 fa!. 0 0"6 I s ~:: t 0
the poir,: of beqinning; i:hencE le2vinQ said Nor:herly right of
h' e y 1 i n E, r u r, I;. 1 0 " 2 '2 ' 1 t; .. \.,'. 1 7 3 . E ~ fee i. tot h e poi n:. 0 f cur v e -
ture of G curvE conCavE Sou~h""'esterlj' end hc.vir,g c. radius of
fl.E:: fEe:; ,hence run Northwesteiiy ,iong ,he erc of s2id
CurVE L.O.l.!; feet through 2 centrel anQ'le of E3C)t.'!:..l" tc- the
po:in., of tanoency; thence run S.86023'O:"\,'. 270,E3 feet ~o"
.poin. oii .he Ecst~rl.r ri 91'.':. of ",'a)' linf of Northein ....'c.y (80'
R/:....) Slid point being on 2 curve conC2ve ~c.ster)y 2nd r,l.\'1ng
e r c. G 1 L' S 0 f ) c ~ 3 . 5: fee:; L hen C e fro IT, l ~ l n 9 E r-, L. bEl r i n 9 0 f
N.Olt'03'SS"\.'. rU,1 ~iori.he:-)y '"long the erc of scio cur-VE and
ciong sc.ici L~s"L.eily rigr,i: of h'cy l1ne 50.08 feE-~ ':.hiOUgh l
cer,:r2'1 2n9ie of Olt'30'S6" to l point; :.hen:e '1::2\'in9 Slid
E 2 S t c r i J' r ~ q r,: o. f ..... a y ',i n e run I;. 86 "2:: I C'S " ~. 2 ~ 7. 95 fEE -: "L. 0
:he Dointof CUiVa!UiE of l curve conCcve Sou:nwes"L.eriy 2nd
heving c. icoius of 17,82 fee:; thence run 5cutne2s:e:-ly 210ng
:he aie of s2~d curve 113.07 fee: :h,ou9h c. cent,c.) 2n9ie cf
E3:'IL.'f:..l" t.o the point of tancenc\'; thenCE run S.10"22'"It."~.
/1 ? 5 _00 fEe t tOe' poi n tor, the ~ for ~ S e i d I~ 0 r : her 'I;' r i 9 h t 0 f 'W 2 Y
line of ~inter Springs Boulevard, Slid pain: being on 2 curve
con C a \' e j~ 0 r t h:? , ) y 2 n 0 h 2 v i n 0 c. . r c G ius 0 f 1 0 e S . 5 2 fee:; the n C e
f.om 2 :cnoen':. b~~rinc of S:7~t'3/'l;6"h'. run h'es:e.iy clonS' the
erc of Sc.id curVE eno-210ne s2id l~orthEr'lv richt of .....2)' line
5 0 . C 2 fee.. "t h r 0 u 0 h Co C e r, -.. r ~ 'I c n c i E 0 of 0 2 0"3 e . 2 i.. !. 0 "t n e poi n "t
o f b e 9 inn; n g, c 6.':; : a in; n S' t. her e i':; o. 5 9 7 Sac reS r.1 0 reo r 1 e s s .
(Page 3 of 15).
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PAR:::EI., 61
" 2 7 7 LI 1, a ,..
, at G
L I ""i
C=~J,J..(:; ;: CO. '-1
.....~, ... .....--- r L...
DI:SCHU'TION - 1',\nCt:!.. ",,-
f'rarr. tI,e centerline interseclian af Winter SorinQS uaulevar<l i1ncl Nar::herr. Way, as sho"'n on the
plat of Wint"r S!'rings Unit 4, recorded in I'lat -1>001\ l8. I'il9Ps (.. 7 ano 8. PUblic r<ecords of
Seminole County. Florida; rUn N.0)")6'SS.w. alony the centerline of Northern Wav 175.78 feet;
thence 1-:.0602)'05-1:. 40.00 feet to a POint On the Cast ri9ht-of-\.Iay line af Nort.hcrn h''')' , ."aid
pOlnt bein') the point of curvo!lture of a Curve: cancave Casterly .:slid havino .. tiHliuE of lU93.5:;
feet; run thence Northerlv along said rioht-o[-"..;,v 11ne clnd alono the arc of sCiic\ curve 30!;.).
teet throu,?h iI Ceneral anole of 09"21' 3G" eo tllp. poillt of bC'9innjng; thence cOntinuE Northerly
..lune: the arc of said curVe 153.J) (eet: throuor. a central anele of IJ",,)'Ol"; thenCE: run 5.70"
3:>'lO"C. ISl.el f(:et; thenCE: N.260I2'2i"E. 20j.35 feet to the Soutr, line of .. 110 tOOt vide
J"larid.. pa....er anel Light Comp..."y F.aselnent; t.hence N.::'<"OS'37"w. alono said South line 16k.00
feet to saie East right-of-",ay line o[ Northern Way; thencc N.2s022:5S.C. along said Cal:t right-
o(-\.I.~y line 126.7. leet to the POlnt of curvature of a r.urve COIlCilVe SOutheasterlv and h..vino a
radius ot 410.00 leet; run thence NnL.thea"terly along the arc of sa~d Curve <30.83 feet thL'O\l9h
.1 Central an')lc of 60"12'23. to the ooint of reverse curvClturc o( a cllrv~. cO"Cilve Northwestcrl}'
"nd h.JVlllg a r.Jdiuli of 296.17 Ceet; run th(!ncc NOrtheasterly 177.65 t"'Ct ulong the arc of suie
t:\Ir\lE: tJ.L'ou~ll: II central angle of )~ 006' 09" to thc Snuth line of 100 foot \.Iide Florloa r'c,wcr
Cor!'oracion C"Sclnent; thence 5.0s010'12-r:. "lonl) said !;auth linE: 90-'.ij fee:: thence: S.270"5'
O~"L:. 17').07 (ce.t. to the ,"orchedy ri9ht-of-";II)' line OC Wint(!r S~>rin9S DOulevhrc. sllid ri9l1t-
o(-"'ay line bein9 on <l curve conCilVE: SOutheasterly and hav'ing " rlldlUS of 1215.10 !eee; thence:
(ronl .. tilnY'::nt beilrino of S. G2"1(' 55....... run SOuth\.lester1y alono said right-oC-lJay line ~.n<.! alor..,
the urc of saId CllrvE' 737.SJ teet through a cencral ..nglp. of 3(046'2~. to thc poin: of lanoency;
~hence S.27"2U'2G"w. 261.56 fece to the point of curvature of a curve Concave NOrth....esterly ilnu
h.Jving a radius of lOeS.92 feet; run t.hence 50uth....estel.'l~. alonu the urc of said curve 960.-'9
[(!et; thcnce N.I0022' 19'."",. ,50.00 feet to the beginnin9 of a curvc Concave NOrthwe$terJy uno
havi/lc" radius of 10JS.92 t~et; thencc f::om a tClnoent bearina of N.7~oJ7'46-!:. ::Ull Northe.:lste::ly
alollo"the al'c of said curve 170.76 fee: throuoh a ~entri:l alloie of 09026'.;(-; thence N.l!'o(U'
~U"W: J.!.5.JO [ee=.; thencc N.e90J2'Jl.,,'. ';19.75 feet to thp. Point Of. uC9innlng. con:aininQ the::e'in
32.9979: ..crcs.
(Page 4 of 15)
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DESCRIPTION:
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That part of the MAP OF THE PHlLLIP R. YOUNGE GRANT, as
recorded in Plat Book 1, Pages 35 through 38 of the Public Records of
Seminole Counry and that pan of Sections 5 and 8, Township 21 South,
Range 31 East, Seminole County, Florida, being described as follows:
Begin at the Northeast corner of said Section 8, Township 21 South, Range
31 East, Seminole County, Florida, thence run S 00024'55" E along the
East line of the Northeast 1/4 of said Section 8, for a distance of 205.56
feet to the Point of Intersection of the Northerly Right-of- "\'lay line of the
Lake Charm Branch of the Seaboard Coast Line Railroad (100' RIW) with
the Easterly Right-of-Way line of the Black Hammock Branch of Seaboard
Coast line Railroad, said Point of Intersection being a point on a curve
concave Nonheasterly having a radius of 799.85 feet and a chord bearing
of N 49002'35" W; thence run Nonhwesterly along the arc of said curve
and said Easterly Right-of-Way line through a central angle of 08011'08"
for a distance of 114.27 feet to a point on a curve concave Northeasterly
having a radius of 651.23 feet and a chord bearing of N 20036'17" W;
thence run along the arc of said curve and said Easterly Right-of- "\'lay line
through a central angle of 54035'00" for a distance of 620.40 feet: thence
- - .
run N 06021'38" E along said Easterly Right-of-Way line for a 1540.55
feet; thence leaving said Easterly Right-of-Way line run S 89032'22" E
along the South Right-of-Way line of State Road No. 434 (60' R/Vl) for a
distance of 131.05 feet; thence run S 00011'57" W along the East line of
the Southeast 1/4 of Section 5, Township 21 South, Range 31 East for a
distance of 1958.31 feet to the POTI\TT OF BEGll\TNlNG.
TOGETHER WIlli:
Commence at the Northeast corner of Section 8, TownshiD 21 South,
"-
Range 31 East, Seminole County, Florida, thence.run S 00024'55" E along
the East line'of the Northeast 1/4 of said .Section 8 for a distance of 205.56
feet to the Northerly Right-of-Way line of the Lake Charm Branch of the
Seaboard Coast Line Railroad (lOO' R/W); thence run N 54034'57" W
along said Nonherly Right-of-Way line for a distance of 293.14 feet to a
point on a Curve concave Southwesterly having a radius of 1959.19 feet and
a chord bearing of N 66056'09" W; thence run Nonhwesterly along the .
arc of said curve and said Northerly Right-of-Way line through a central
angle of 24044'10" for a distance of 845.83 feet to the point of tangency;
(Page :; of 15)
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thence run N 79018'14" \V along said Nonherly Right-of- \Vai l1ne lor a u -1 u :;
distance of 691.26 feet to the point of curvature of a Curve conca~.'.WjCL.:: ce. FL.
Southwesterly having a radius of 2612.09 feet; thence run Northwesterly
along the arc of said curve and said NorLherly Right-of- \Vay line through a
central angle of 11046'38" for a distance of 536.92 feet t6 the point of
tangency; thence run S 88055'08" W along said Nonherly 'Right-of- Way
line for a distance of 96.48 feet to the Easterly Right-of- \Vay line of
Proposed VistawilJa Drive and a point on a curve concave Southeasterly
having a radius of 460.00 feet and a chord bearing of N 44053'28" E;
thence run Northeasterly along the arc of said curve and said Easterly
Right-of-Way line through a central angle of 69000'18" for a distance of
554.01 feet to the point of reverse curvature of a curve concave
Northwesterly having a radius of 790.00 feet and a chord bearing of
N 44050'50" E; thence run Northeaster]y along the arc of said Curve and
said Easterly Right-of-Way line through a central angle of 69005'33" for a
. distance of 952.65 feet to the POINT OF BEGINNING: thence Continue
Northerly along said Easterly Right-of-Way line and said curve having a
radius of 790.00 feet and a chord bearing of N 05022'51" E through a
~ ~
central angle of 09050'25" for a distance of 135.68 feet to a point of non-
tangency; thence run N 06010'16" E along said Easterly Right-of-Volay line
for a distance of 100.50 feet; thence run N 00027'38" E along said Easterly
Right-of-\Vay line for a distance of 214.99 feet to the point of curvature of
a curve concave Southeasterly having a radius of 25.00 feet; thence run .
Northeasterly along the arc of said curve through a cemral angle of
90000'00" for a distance of 39.27 feet; thence run S 89032'22" E along a
line that is 25.00 feet South of and parallel with the South Right-of-Way
line of State Road 434 for a distance of 404.53 feet; thence run
N 00027'38" E for a distance of 25.00 feet to said South Right-of-Way
line; thence run S 89032'22" E along said South Right-of- \Vay line for a
distance of 639.86 feet to the West Right-of-Way line of the Black
Harnmock Branch of the Seaboard Coast Line Railroad; thence run
S 06021 '38" W along sai~ West Right-of-Way line for a distance of 502.66
feet; thence leaving- said West Right-of- \Vay line run N 89032'22" W for a
distance of 1039.34 feet to the POlNT OF BEGlN1\1JNG.
TOGElliER \VI1H:
Commence at the Northeast comer of Section 8, Township 21 South, Range
31 East, Seminole COUnty, Florida, thence run S 00024'55" E along the
East line of the 'Northeast 114 of said Section 8 for a dista.i1ce of 205.56 feet
to the Northerly Right-of-Way line of the Lake Charm Branch of the
Seaboard' Coast Line Railroad (l00' R/W); thence run N 54034'57" W
along said Northerly Right-of-Way line for a distance of 293.14 feet to a
(Page 6 of 15)
,
\
POi.llt o~ 2. cun'e concave SOuthweSterly having a radius of 19.59.] 9 feet 2....:"'ld
a chord bearing of N 66056'09" \\1: thence run Northwesterly along the
2.rc of said curve and said Nonherl)' Right-of-\Vay line through 2. central
angle of 24044'10" for a dist2.nce of 845.83 feet to the point of t2..!""1genc)':
thence run N 79c IS' 14" ~l along said Northerly Right-of- "\Vay line for a
distance of 691.26 feet to the point of cun'arure of a curve concave
Southwesterly having a radius of 2612.09 feet; thence run NorLt,westerly
along the arc of said curve and said Northerly Right-of- \Va)' lL."le h1rough a
centr2.] angle of 11 046'3S" for a distance of 536.92 feet to the poi.rn of
tangency; thence run S 8s055'08" ,V along said Northerly RighI-of- ,Vay
line for a distance of 178.11 to the Westerly Right-of- \Vay line of
Proposed Yisrawilla Drive; thence run N 10023'19" E along said Westerly
Right-of- \Vay line for a distance of 16.23 feet to the point of curvarure of a
curve concave Southeasterlv havin~ a radius of 540.00 feet: thence run
~ - .
2.l0n2 the arc of said curve and said Westerly Ri2ht-of-\Vav line throuQ:h a
- .. - ~ -
central angle of 69000' 18" for a distance of 650.36 feet to the point of
reverse curvature of a curve concave Northwesterly havL-""1g 2. radius of
710.00 feet and a chord bearing of N 71054 '55" E; thence run
Nonheasterly along the arc of said curve and said Westerly Right-of-~7ay
line through a central angle of 14057'22" for a distance of 185.33 feet to
Lf1e POINT OF BEG~TNTNG; L"t]ence leaving said Westerly Right-of- 'Nay
line fl.h"l N 30022'39" V../ along a non-radial line for a distance of 356.04
.::=>"'. ~'h.::>.::> "1 SOC-?'~o" "j: -" p: "''''.0 00 f r>.... .'n'" '" ~ .,
J ........t, Ul,_nc~ run 1" .,.,)_ _0 Y) 101 2. OlSt2.nC_ 01 ...._). .e_~, L! ~nc~ 1 un '
N 00007'21" E for a ciista..1Jce of 100.00 feet; thence run N 47003 '59" E
ror a distance of 292.95 fee~; thence run N 00007'21" E for 2 dis~c.nce or
400.00 reet to the South Right-of-Way line of Sr.ate Road No, 434 (60'
RJVl); thence run S 89052'39" E along said South Right-of-\Vay line for a
ciisL2nce or 1580.00 feet; thence run S 89032'22" E along said Soum Right-
of- \Va)' line for a distance of 611.08 feet; thence leavL."1g said South Right-
of- \Vav line runS 00027'38" W for a distdnce of 25.00 reet; thence run
~
S 89032'22" E along a line 25.00 reet South of and parallel with said SOUL/}
Right-of-Way line for a distance of 395.00 feet to the point of curvature of
2. curve concave Southwesreriy having a radius of 25.00 feet; thence run
Southeasterly along the arc of said curve through a central angle of
90000'00" for a distat"1ce of 39.27 feet; thence run S 00027'38" W along
the Westerly Righr-of- Way line of Proposed VisLawilla Drive for a distance
of 214.99 feet; thence run S 05015'00" E along said Westerly Right-of-
Way line for a distance of 100.50 feet to a point on a curve concave
Northwesterly having 2. radius of 710.00 feet and a chord. bearing of
S 32026'56" W; thence run Southwesterly along the arc of said cU1\~eand
said Right-of-Viay line through a central angle 0'[ 63058'36" for a dist2nce
of 792.79 feet to the POINT OF BEGI1\TNING.
TogeLler conr.::inLT1g 2. total or 66.968 acres more or Jess ~Jd ~~:g sUDjecr
to 2.llY rignts-of-\;.'cy, rest:lciions 2..:...,d e2SeiT1e~ts of record.
(?2ge 7 0:: 15)
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DESCRIPTION:
That part of the 1\1AP OF THE PHILLIP R. YONGE GRANT, as recorded
in Plat Book I, Pages 35 through 38 of the Public Records of Seminole
Count)' ar.d that pan of Section 5, Township 21 South, Ra.-r"Jge 31 East,
Seminole County, Florida, being described as follows:
Commence at the Northeast corner of Section 8, TownshiD 21 South, Ran~e
. ~
31 East, Seminole County, Florida, thence run S 00024'55" E along the
East line of the NorLheast 1/4 of said Section 8 for a distance of 205.56 feet
to the Northerly Right-of-\Vay line of the Lak~ Charm Branch of the
Seaboard Coast Line Railroad (lOO' R/Vl); thence run N 54034'57" W
along said Northerly Right-of-Way line for a distance of 293.14 feet to a
point on a curve concave Southwesterly having a radius of 1959.19 feet and
a chord bearin~ of N 66056'09" W; thence run Northwesterly alon~ the
~ , ~
arc of said curve and said Northerly Right-of-'\Vay line through a central
angle of 24044'10" ror a distance of 845.83 feet to the point of tangency;
thence run N 79018'14" W along said Northerly Right-of-'\Vay line for a
distance of 162.82 feet to the POINT OF BEGINNING; thence continue
N 79018'14" W along said Northerly Right-of-Way line ror a distance of
528. II ~ reet to the point of curvarure of a curve concave Southwesterly
haviIlg a radius of 2612.09 feet; thence fUll NorLhwesterly along the arc of
said curve and said Northerly Right-of-"Way line through a central angle of
11046'38" ror a distance of 536.92 feet to the point of tangency; thence run
S 88055'08" Vi along said Northerly Right-of-Way line for a. dista11ce of
96.48 feet to the Easterly Right-of-Way line of Proposed Visrawilla Drive
and a point on a curve concave Southeasterly having a radius of 460.00 feet
and a chord bearin~ of N 44053'28" E: thence run Northeasterlv a1on~ u1e
- . - ~ -
arc of said curve and said Easterly Right-of-Way line through a central
angle of 69000'18" for a distance of 554.01 feet to the point of reverse
CUIY'ature of a curve' concave Northwesterly having a radius of 790.00 feet
a..TJ.d a chord bearin~ of N 44050'50" E; thence run Northeasterly along the
arc of said CUIY'e and said Easterly Right-of- V'/ay line through a central
angle of 69005'33" for a disrance of 952.65 to a point of non-tangency;
thence leaving said Easterly Right-of-\Vay line run S 89032'22" E along a.
non-radial line for a distance of 1039.34 feet to the Westerly Right-of-'\Vay
line of the Black Hammock Branch of the Seaboard Coastline Railroad;
Ll].ence run S 06021 '38" W along said Westerly Right-of- \Vay line for a
distance of 525.90 feet to the point of curvature of a curve concave
\Vesterly having a radius of 552.67 feet and a choro bearing of
S 12032'48" '\V; thence run Southwesterly along the art of said curve and
said Westerly Right-of-Way line through a central angle of 12022'20" for
a distance of 119.34 feet to a point on a curve concave Nord1wesrerly
(?cge 8 0: 15)
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having a radius of 656.13 feet and a chord bearing of S 51012'30" \V;
thence run Southwesterly along the arc of said curve and said Westerly
Right-of- W ay line through a central angle of 77002'04" for a distance of
882.17 feet to a point on a curve Concave Northerly having a radius of
799..85 feet and a chord bearing of N 85021'14" W; thence run
Northwesterly along the arc of said curve and said \Vestedy Right-of- \-Vay
line and along the arc of said curve through a central angle of 12005'59"
for a distance of 168.91 feet to the Point of Intersection of said Westerly
Right-of- \-Vay line with the Northerly Right-of- \-Vay line of said Lake
Charm Branch of the Seaboard Coastline Railroad Right-of-Way and the
POINT OF BEGINNmG.
TOGETHER Mrr-I:
Commence at the Northeast comer of Section 8, Township 21 South, Range
31 East, Seminole County, Rorida; thence run S 00024'55" E along the
East line of the Northeast 114 of said Section 8 for a distance of 205.56 feet
to the Northerly Right-of-Way line of the Lake Charm Branch of the
Seaboard Coast Line Railroad (lOO' R./VI); thence run N 54034'57" \\1
along said Northerly Right-of-Way line for a distance of 293.14 feet to a
point on a curve concave Southwesterly having a radius of 1959.19 reet and
a chord bearing of N 66056'09" W; thence run Northwesterly along the
arc of said curve aIld said Northerly Right-of-Way line tD..rough a central
angle of 24044'10" for a distance of 845.83 feet to the point of tangency;
LtJence run N 79018'14" W along said Northerly Righr-of-\Vay line for a
dista..T1ce of 691.26 feet to the point of curvature of a curve concave
Southwesterly having a radius of 2612.09 feet; thence run Northwesterly
along the arc of said curve and said Northerly Right-of-\Vay line through a
central angle of 11 046'38" for a distance of 536.92 feet ro the POL."1t of
tangency; thence run S 88055'08" Walong said Northerly Right-of-Way
line for a distance of 178.11 feet to the Westerly Right-of-Way line of
Proposed Vistawilla Drive and the POmT OF BEGlNNING; thence run
N 10023'19" E along said Westerly Right-of-Way line for a distance of
16.23 feet to the point of curvature of a curve concave Southeasterly
having a radius of 540.00 feet; thence run Northeasterly along the arc of
said Curve and said Westerly Right-of-Way line through a central angle of
69000'18" for a distance of 650.36 feet to the point of reverse curvature of
a curve concave Northwesterly having a radius of 710.00 feet and a chord
bearing of N 71054'55" E; thence run Northeasterly along the arc of said
curve and said Westerly Right-of-Way line through a cencral angle of
14057'22" fora distance of 185.33 feet; thence leaving said Westerly Right-
of- Way line run N 30022'39" W along a non-radial. line for a distance of
356.04 feet; thence run N 89052'39" W for a distance of 3675 feet more
(Page 9 of 15)
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or less to the centerline of Howell Creek; thence run SoutherlY alon2 the
centerline of HoweU Creek for a distance of l050 feet more o~r less to the
Nonberly Right-of- \-\lay line of Lake Charm Branch of the Seaboard
Coastline Railroad; thence run N 88055'08" E along said Right-of-Way
line for a distaLce of 3153 feet more or less to the POWT OF
BEGINNING.
Together containing a total of 104.0 acres more or less and being subject to
any right-of-way, restrictions and easements of record.
(Page 10 of 15)
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DESCRIPTION:
That pan of the J\.1AP OF THE PHILLIP R. YONGE GRANT, as recorded
in Plat Book 1, Pages 35 through 38 of the Public Records of Semino'le
County, Florida, bein~ described as follows: '.
~ ~
Commence at the Southeast corner of Section 8, Township 21 South, Range
31 East, Seminole County, Florida, thence run S 00024'55" E along the
East line of the Northeast 1/4 of said Section 8 for a distance of 205.56 feet
to the Nonberly Right-of-Way line of the Lake Charm Branch of the
Seaboard Coast Line Railroad 000' R/W); thence run N 54034'57" W
along said Northerly Right-of- Vial' line for a distance of 293.14 feet to a
point on a curve concaye Southwesterly having a radius of 1959.19 feet and
a chord bearin~ of N 66056'09" V-/; thence run Northwesterlv alon~ the
~ ~ ~
arc of said curve and said Northerly Right-of-Way line through a central
angle of 24044'10" for a distance of 845.83 feet to the point of tangency;
thence run N 79018'14" W along said Northerly Right-of-Way line for a
distance of 691.26 feet to the point of curvature of a curve concave
Southwesterly having a radius of 2612.09 feet; thence run Northwesterly
along the arc of said curve and said Northerly Right-of-\Vay line through a
central angle of 11046'38" for a distance of 536.Y2 feet to the point of
tan~encv; thence run S 88055'08" W alon2 said Northerlv Ri2ht-of-\Vay
- -' -.. - .,I
line for a distance of 178.11 feet to the Westerly Right-of-\Va)' liIle of
VistawiUa Drive; thence run N 10023'19" E along said \Vesterly Right-of-
Way line for a distance of 16.23 feet to the point of curvature of a curve
concave Southeasterly having a radius of 540.00 feet; thence run
Northeasterly along the arc of said curve and said Westerly Right-of-\Vay
line through a central angle of 69000'18" for a distance of 650.36 feet to
the point of reverse curvature of a curve concave Northwesterly having a
radius of 710.00 feet and a chord bearing of N 71054'55" E; thence run
Northeasterly along the aTC of said curve and said Westerly Right-of-Way
line through a central angle of 14057'22" for a distance of 185.33 feet;
thence leaving said Westerly Right-of-Way line run N 30022'39" W along
a non-radial line for a distance of 356.04 feet; thence run N 89052'39" W
for a distance of 2250.00 feet to the POINT OF BEGINNiNG; thence run
N 00007'21" E for a distance of 100.00 feet; thence run N 47003'59" E
for a distance of 292.95 feet; thence run N 00007'21" E for a distance of
190.00 feet; thence run N 89052'39" W for a distance of 311.14 feet;
thence run N 00007'21" E for a distance of 210.00 feet to the South Right-
of- Way line of State Road No. 434 (60' RAV); thence run N 89052'39" \V
alon~ said South Ri~ht-of- Wav line for a distance of 522.20 feet: thence
- - J .
run S 89032'14" W along said South Right-of-\Vay line for a distance of
850 feet more or less to the cemerline of with Howell Creek; thence run
(Po?e 11 of 15)
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Souttlerly along the centerline of Howell Creek for a diSL1nce of 950 feet
!71or~ or less to a point in said centerline of Howell Creek lying
N 89052'39" W a distance of 1425 feet more or less from the POLNT OF
BEGlNl\TL~G; thence run S 89052'39" E for a distance of 1425 feet more
or less to the POINT OF BEGINNmG.
Containing 25.2 acres more or less and being subject to any right-of-way,
restrictions and easements of record.
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DESCRIPTION:
-
That pan of the J\.1AP OF THE PHILLIP R. YONGE GRANT, as recorded
in Plat Book 1, Pages 35 through 38 of the Public Records of Seminole
Counry, Florida, being described as follows: -
Commence at the Southeast corner of Section 8, Township 21 South! Range t"-.:>
31 East, Seminole County, Florida, thence run S 00024'55" E along the (fl r"V
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East line of the Nonbeast 1/4 of said Section 8 for a distance of 205.56 feet ~ ::;
to the Northerly Right-of-\Vay line of the Lake Charm Branch of the ~"2
Seaboard Coast Line Railroad (100' R.!\V); thence run N 54':-34'57" W ~
along said Northerly Right-of-Way line for a distance of 293.14 feet to a ~ ~
point on a curve concave Southwesterly having a radius of 1959.19 feet and:- (..0
C")
a chord bearing of N 66056'09" W; thence run Northwesterly along the :'00) no
arc of said curve and said Northerly Right-of-Way line through a central
angle of 24044'10" for a distance of 845.83 feet to the point of tangency;
thence run N 79018'14" W along said Northerly Right-of-\Vay line for a
distaJ."1ce of 691.26 feet to the point of curvature of a curve concave
Southwesterly having a radius of 2612.09 feet; thence run Northwesterly
along the arc of said curve and said Northerly Right-of- \Vay line through a
central angle of 11046'38" for a distance of 536.92 feet to the point of
tangency; thence run S 88055'08" W along said Northerly Right-of-\Vay
line for a distaJ."1ce of 178.11 feet to the Westerly Right-of-\Vay line of
Proposed Vistawilla Drive; thence run N 10023'19" E along said Westerly
Right-of-vVay line for a distance of 16.23 feet to the point of curvature of a
curve concave Southeasterly having a radius of 540.00 feet; thence run
Northeasterly along the arc of said curve and said \Vester]y Right-of- \Vay
line through a central angle of 69000'18" for a distance of 650.36 feet to
the point of reverse curvature of a curve concave Nonbwesterly having a
radius of 710.00 feet and a chord bearing of N 7I054'55" E; thence run
Northeasterly along the arc of said curve and said Westerly Right-of-Way
line through a central angle of 14057'22" for a distance of 185.33 feet;
thence leaving said Westerly Right-of-Way line run N 30022'39" Walong
a non-radial line for a distance of 356.04 feet; thence run N 89052'39" W
for a distance of 2250.00 feet; thence run N 00007'21" E for a distance of
100.00 feet; thence run N 47003'59" E for a distance of 292.95 feet;
thence run N 00007'21" E for a distance of 190.00 feet to the POINT OF
BEGI1\r.NING; thence continue N 00007'21" E for a distance of 210.00
feet; thence run N 89052'39" W along the South Right-of-\Vay line of
State Road 434 (60' R/W) for a dis.rance of 311.14 feet; thence run
S 00007'21" W for a distance of 210.00 feet; thence run S 89052'39" E
for a distance of 311.14 feet to the POINT OF BEGIN1\'TNG.
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Containing 1.500 acres more or less 2nd being subject to allY rights-of-
way, restrictions and easements of re;::ord.
(?age 13 of 15)
PJ.B.--=-.s 15 and 80
(Ccnbined)
D-:::sc::RlP11ON :
All rlal put of the ld.&p of the P'hillip .R. Y OQ~ Gn..nt ;u recorded in
Pl;lt Boo<<: 1, ~ 35 thrOligh ~ of the Public Records of Seminole
Count)'. Flori..Lh &ad 2. portion of the Sou che.a.%t. 1 /4 DC See no D 5 an d :t
portion of the Nonhe4st 1/4. 0{ . Section !, Township. 21 South, Range
31 ~ Se~le COUnty, F1cm<u. lying South of S.R. ~34, (old S.R.
419r. North of UteL:.U::e 'Ourm .Br.l.nch of the Seaboard CC::~{ L~
Railroad and w( of GARDENA FARMS, TOWN SITES a5 recorded in
Plat Book:: 6, hge 39 of the Public Records of Seminole County..
Floridi.., le~ Riqht-- Of - Way for' B lock Hammock Branch of the S.C.L.
Railroad.
All together containing 278.322 acres more or less.
(?aoe 14 of 15)
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LO!~ I ~!nd 2. Block A. D.R. \lITCIIELL'S SeRVE]' or: T1 IE LEVY GR:\:'\T
:\ccordin; to the rl:ll rcc.ordcd in r!~ll Book 1. r;\~C ~. ()f lhc Puhlic Records
of S~ mi no! ~ C oun I)'. rloricb.
Con::lining 20.7 :Icres more or less.
(Page 15 of 15)
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C/BJM
6786062PCU
07/30/90.1
EXHIBIT "B"
PERMITTED COMMERCIAL USES
The
following uses are permitted in the Tuscawilla PUD:
Administrative public buildings;
Advertising agencies;
Alcoholic beverage sales (package);
Alcoholic beverage, on-premises consumption, provided
food is also served;
Alterations and tailoring, shops and services;
Antique and gift shop;
Appliances, sales and service;
Artists' studios;
Attorneys;
Automotive accessories sales;
Bakery, retail;
Bathroom accessories;
Bicycles, sales and service;
Bookstores, stationery, newsstands;
Bookkeepers;
Bowling alleys, provided either (i) no building may be
located nearer than two hundred fifty (250) feet to
any residential property line or (ii) the proposed
developer shall provide reasonable evidence that noise
emanating from inside such building cannot be heard
from residential property within the Tuscawilla PUD;
Butcher shop, retail only;
Carpets, rugs and linoleum;
Car wash, automated and enclosed, similar to Shiners
and those associated with gasoline service stations;
Churches;
Cleaners;
Coin dealers;
Computers, hardware and software sales and service;
Confectionary and ice cream stores;
Convenience stores and markets, including those which
sell gasoline, provided gasoline pumps shall not be
located within two hundred fifty (250) feet of any
residential prop~rty line;
Dance and music studios;
Day nurseries, kindergartens and day care;
Drug and sundry stores;
Employment agencies;
Financial institutions, banks, sav1ngs and loan;
Florist and gift shops;
Full and self service gas stations (major oil
companies), including those providing mechanical
repair service, car washes and convenience stores,
provided these are located adjacent to State Road 434
and no gasoline tanks are located within two hundred
fifty (250) feet of any residential property line;
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6786062PCU
07/30/90.1
ago
ah.
Furniture, retail;
Grocers, retail; those whose business include and are
limited to the retail sale of groceries including
produce, meats and household goods, but shall not
include the sale of gasoline;
Hardware stores;
Health food;
Hobby and craft shops;
Hospitals and nursing homes;
Ice, retail, when associated with another permitted
use;
Insurance;
Interior decorating and draperies;
Jewelry stores;
Libraries;
Loan companies;
Locksmiths;
Luggage shops;
Medical clinics and laboratories;
Outdoor advertising signs sales offices;
Paint store;
Parking garages when associated with another permitted
use;
Pets shops and grooming;
Photographic studios;
Physical fitness and health clubs;
Post office;
Private clubs and lodges;
Quick printers;
Radio and TV broadcasting studios, excluding towers;
Radio, TV, video and stereo sales and service;
Rental shops;
Regulated professions, offices and professions
licensed and regulated by the department of
professional regulation pursuant to F.S. Ch. 455 and
F.S. ~20.80, as now existing or as hereafter amended:
Restaurants;
Schools, public, private and parochial, service
vocational schools (such as cosmetology, medical and
dental.assistant's training) requiring no mechanical
equipment;
Shoe repair shops;
Skating rinks, provided either (i) no building may be
located nearer than two hundred fifty (250) feet from
any residential property line or (ii) the proposed
developer shall provide reasonable evidence that noise
emanating from inside such building cannot be heard
from residential property within the Tuscawilla PUD:
Sporting goods, retail, such as Sports Unlimited,
Sports Authority, Oshman's, Robby's and specialty
sporting goods stores;
Swimming pools; sales, service and supplies and
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6786062PCU
07/30/90.1
contractors associated therewith;
Taxidermists;
Telephone business office and exchanges;
Theaters, not drive-ins;
Title companies;
Tobacco shops;
Toy stores;
Travel agencies;
Wearing apparel stores;
Hairstylist, barber shops, beauty shops;
Musical instruments, sales and service;
Record stores, music stores;
Optical services and sales; ~
Camera shops, Photographic stores, Photo developers;
Party supplies and services;
Doctors, Dentists;
Department stores and clothing stores, such as
Burdines, Iveys, Jordan Marsh, Ross, Marshalls,
K-Mart, Wal-Mart, Target, Service Merchandise;
Fast food restaurants, including drive-through
services;
Specialty groceries and foods, such as Petty's,
Barney's, delicatessens;
Office buildings and office parks, general;
New car dealerships and customary associated services;
Tire stores and services customarily associated
therewith, such as Firestone, Goodyear, Allied
Discount Tires, Sears, K-Mart;
Automotive services, specialized such as oil change
and tune up centers;
Boat sales and services (new), including customarily
associated services;
Retail sales: Building and Plumbing supplies,
including those associated with hardware stores, such
as Tru-Value, Ace, Scotty's, Handy Dan's, Builders
Square, Home Depot, etc.;
Cabinet sales, retail;
Cold storage and frozen food lockers when used in
conjunction with a primary use such as grocery,
restaurant and similar uses;
Manufacturing and assembly of scientific and optical
precision instruments;
New recreational vehicle dealerships and customarily
associated services uses;
Roofing, retail sales, when associated with another
permitted use;
Mini-Warehouses and storage;
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Pest control and exterminating services, offices, no
chemical storage;
Nursery products and supplies, plants, trees and
associated uses, including stores such as Frank's
Nursery, White Rose, etc., not including manufacturing
and wholesale distribution of bulk materials;
Home improvement stores such as Scotty's, Builder's
Square, Home Depot; and
Video stores, sales and rentals.
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2. The parties agree that intended uses hereunder include those
normally associated with retail commercial areas and
shopping centers. It is the intent of the parties that this
list is not all inclusive of permitted Commercial uses,
provided that additional Commercial uses shall be subject to
the approval of the City Commission. The uses hereunder may
be free-standing or part of an attached shopping center.
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07/30/90.1
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