HomeMy WebLinkAbout2001 03 07 Regular Item G
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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 Dept.
Planning Division
LOCAL PLANNING AGENCY REGULAR AGENDA ITEM:
II. G.
CHC TUSKA WILLA ROAD SITE LARGE SCALE PLAN
AMENDMENT (LS-CP A-5-00)
STAFF REPORT:
APPLICABLE LAW AND PUBLIC POLICY:
The provisions of 163.317 4( 4) Florida Statutes which state "Be the agency (Local
Planning Agency) responsible for the preparation of the comprehensive plan or plan
amendment and shall make recommendations to the governing body regarding the
adoption or amendment of such plan. During the preparation of the plan or plan
amendment and prior to any recommendation to the governing body, the Local Planning
Agency shall hold at least one public hearing, with public notice, on the proposed plan or
plan amendment."
The provisions of Sec. 20-57 of the City Code which state in part . ".. the planning and
zoning board shall serve as the local planning agency pursuant to the county
comprehensive planning act and the local government comprehensive planning act of the
state. . ."
It is City Administration policy that the applicant must provide the data, inventory and
analysis in support of the proposed comprehensive plan amendment and provide the
response to the ORC Report.
APPLICANT:
OWNER:
CRe Development Company, Inc.
131 Park Lake Street
Orlando, FL 32803
[ same]
LOCALP~GAGENCY
March 7,2001
Tuskawilla Road Site Plan Amendment
LS-CPA-5-00
Page 1 of3
REQUEST:
PURPOSE:
For the Local Planning Agency to review and recommend adoption of the plan amendment
that would change the Future Land Use Map designation from "Mixed Use" to the new
"Town Center" designation on an approximately 29 acre parcel.
NOTE: Since the transmittal of the plan amendment, the developer has reduced the land
under consideration for the large scale plan amendment. Originally the request involved
148 +/- acres.
The property owner of the 29 acres desires to develop the property in accordance with the
Town Center development regulations.
OBJECTIONS, RECOMMENDATIONS AND COMMENTS REPORT (ORC) FROM
THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS:
The consultant for this proposed plan amendment is Boyer Singleton, Inc.. The consultant
received a copy of the ORC Report and has made the responses. [See Attachment 2 ]
FINDINGS:
.
Boyer Singleton, Inc. has provided the response to the ORC Report relating to the
proposed plan amendment LS-CP A-5-00.
.
CHC Development, Inc: has reduced the area for consideration in the plan
amendment to approximately 29 acres instead of the originall48 acres. As a
result of this reduction of area for consideration, a substantial area of wetland is no
longer part of the plan amendment.
.
Wetlands do exist on the subject property although the exact location and extent of
these wetlands are'not known at present because a jurisdictional wetland boundary
has not been established by the appropriate governmental agency.
.
Wetland delineation on the City's Future Land Use Map are understood to be
approximations and only at the time of site development review are they required
to be accurately delineated. [ ref: Goal 2, Objective A, Policy 3)b. of the Land Use
Element and in Goall, Objective C, Policy 5)a. of the Conservation Element]
.
The Future Land Use Map should be modified to reflect the presence of wetlands
on the subject property. [ref: Goall, Objective B, Policy I of the Conservation
LOCAL PLANNING AGENCY
March 7, 2001
Tuskawilla Road Site Plan Amendment
LS,CPA-5-00
Page 2 of3
Element]
.
There is well established permit application process in the development of
. property, whereby a detailed analysis is conducted by the St. Johns River Water
Management District (and sometimes other agencies) to determine the location,
extent, and type of on-site wetlands [ref: Goal 1, Objective C, Policy 5)a. of the
Conservation Element]
.
The Florida Department of community Affairs recognizes the permit application
process of the St. Johns River Water Management District for preservation of
wetlands.
.
The City's Comprehensive Plan provides for preservation of environmentally
sensitive areas through creation of an environmental easement either indicated on
the plat for the development or by a separate instrument approved by the City.
[ref: Goal 2, Objective A, Policy 3)c. oftheLand Use Element]
.
The City has the authority at the time of development review to require a traffic
impact study that can specifically relate to what the development is proposed.
STAFF RECOMMENDATION:
Staff recommends that the Local Planning Agency make the following recommendation to the
City Commission:
That the City Commission hold a second (adoption) public hearing and adopt the
large scale comprehensive plan amendment (LS-CP A-5-00) incorporating the City
staff and the Local Planning Agency's Findings, and the Responseto the ORC
Report as the basis for the adoption of the plan amendment.
ATTACHMENTS:
1. ORC Report for Proposed Plan Amendment (LS-CP A-5-00).
2. Response to he ORC Report for LS-CP A-5-00.
3. LS-CP A-5-00 Plan Amendment Onginal Data & Analysis Submission.
LOCAL PLANNING AGENCY
March 7, 2001
Tuskawilla Road Site Plan Amendment
LS-CPA-S-OO
Page 3 of3
ATTACHMENT 1
DEPARTMENT OF COMMUNITY AFFAIRS
OBJECTIONS, RECOMMENDATIONS AND COMMENTS
FOR THE
CITY OF WlNTER SPRINGS
, AMENDMENT 01-1
January 26, 2001
Division of Community Planning
Bureau of Local Planning
This report is prepued pursuant to Rutc 9J-l1.01O
c. Internal Consistency: Because the amendment has not demonstrated consistency with
statutory requirements for protection of natural resources, for coordination of land uses with
transportation facilities and services, for intergovernmental coordination and urban sprawl, the
amendment has not demonstrated internal consistency with the:
Traffic Circulation: Objective B, Policy 1 and 6, requiring coordination, Objective C,
and Policies 1 through 7 requiring level of serVice maintenance, Objective D, Policies 2
and 3;
Future Land Use Element: Goal 2, Objective A, Policies 1 through 3, requiring
protection of natural resources; Goal 3, Objective A and Policy 1 to prevent urban sprawl;
Conservation: Goal 1, Objective B, Policies 1,2,4, and 5, protecting .natural resources,
Objective c, Policies 6 and 7, regarding protection of floodplains and coordination;
Capital Improvements: goal 1, Objective C, Policy 1, Transportation LOS
Intergovernmental Coordination: Goal 1, Objective A, Policy 6 regarding
coordination; Objective D, Policy 1 regarding coordination; Objective E, Policy 1,
regarding dispute resolution; Objective F Policy 1.b and 3, regarding execution of
interlocal agreement for areas outside City's jurisdiction;
Recommendation: Do not adopt the amendments. Alternatively, make necessary revisions as
listed in parts LA.2.a and b above to justify the amendment.
Sections: 163.3177(1), 163.3177(6)(a), 163.3177(6)(c), 163.3177(6)(d),
163.3177(6)0),163.3177(8),163.3187(2), F.S.
Rules: 91-5.005(2),91-5.005(5), 91-5.006(2)(b) and (c); 91-5.006(3)(b)3, (b)6, (b)10 and (c)2;
9J.5.006(4); 91-5.006(5), 91-5.013(2), F.A.C. .
3. Amendment LS-CP A-S-OO (Tuscawilla):
a. Suitability Based on Natural Resources and Facilities:
The City proposes a Land Use Map amendment revising 148 acres from Mixed use to Town
Center. Staff could not identify, based on the package, how current conservation'areas totaling
+ 100 acres will be treated under the current land use amendment proposal. The current future
land use map shows the area as conservation and the text indicates that some areas will be
retained conservation. None of the proposed maps reflect the conservation intent. Policies in the
Town Center Category require jurisdictional wetlands be reflected as conservation.
Furthermore, it is unclear what the impacts to roadway facilities and services will be since the
analyses do not include an adequate assessment of available and projected capacity based on the
adopted level of services. FDOT commented the City lacked an adequate analysis.
Recommendation: Make applicable revisions as recommended in Part LA.I.a.
4
b. Internal Consistency: Because the amendment has not demonstrated consistency with
statutory requirements for protection of natural resources, and for coordination of land uses with
transportation facilities and services, amendment has not demonstrated internal consistency with
the City's goals, objectives and policies of the comprehensive plan as listed:
Traffic Circulation: Objective B, Policy 1 and 6, requiring coordination, Objective C,
and Policies 1 through 7 requiring level of service maintenance, Objective D, Policies 2
and 3;
Future Land Use Element: Goal 2, Objective A, Policies 1 through 3, requiring
protection of natural resources; and Goal 4 Objective B, Policies 1,3, and 5, regarding
open space and wetland preservation in Town Center Areas;
Conservation: Goal 1, Objective B, Policies 1,2,4, and 5, protecting natural resources,
Objective c, Policies 6 and 7, regarding protection of floodplains and coordination;
Capital Improvements: goal 1, Objective C, Policy 1, Transportation LOS
Recommendation: Make applicable revisions as recommended in Part LA.1.b.
Sections: 163.3177(1), 163.3177(6)(a), 163.3177(6)(c), 163.3177(6)(d),
163.3177(6)(j),163.3177(8), 163.3187(2), F.S.
Rules: 9J-5.005(2), 9J-5.005(5), 91-5.006(2)(b) and (c); 9J;.5.006(3)(b)3, (b)6, (b)10 and (c)2;
9J-5.006(4); 9J-5.006(5), 9J-5.013(2), F.A.C.
B. Traffic Circulation Element
1. LS-CPA-6-00: The City has not met the requirements of the Transportation because certain
tables are not consistent with the FDOT work program and the revised element does not include
a current LOS for all roadways in the City.
Recommendation: Revise Tables 14, 15, and Figures 7,8 for SR. 434, CR419, SR419, and Us
17-92 to be consistent with the FDOT work program. Reflect applicable roadway improvements
as scheduled in the FDOT work program as was recommended in the original 98-1 ORC.
Furthermore, the City has not revised the listing of facilities in the program to be consistent with
Seminole County. The City should revise the element to demonstrate coordination of facilities '
with the County by including a schedule of improvements. .
Other requirements should be met under chapter 163.3177(6)(j), F.S., and 91-5.019(4) and (5),
Florida Administrative Code. The Element should include the current Level of Service for
roadways in the City. Given that the data is from 1996 and 1997, the City should revisit the
issue to determine if this is still the best available data. The map series should include current
level of service for,roadways. The plan includes projected level of service but the table should
be reviewed to see if the information is still applicable.
Sections: 163.3177(6)(b), 163.3177(6)(j), 163,3177(8), F.S.
Rules: 9J-5.006(4), 91-5.019(4), 91-5.019(5), F.A.C.
5
II. ST ATE COMPREHENSIVE PLAN CONSISTENCY
A. OBJECTION
1. The proposed amendments are not consistent with the following goals and policies of the
State Comprehensive Plan: .
a Goal (8) Water Resources, and Policies (b)2, (b)4, (b)8, and (b)10;
b. Goal (10) Natural Systems, and Recreational Lands and Policies (b)1, (b)3, (b)6,
and (b)7;
c. Goal (12), Energy, and Policy (b)3;
d. Goal (16), Land Use, and Policies (b)I, (b)2, (b)3, and (b)6;
e. 'Goal (18), Public Facilities, and, Policies (b)1, and (b)6; ,
f. Goal (20), Transportation, and Policies (b)2, (b)3, (b)13, and (b)15; and
g. Goal (26), Plan Implementation and Policy (b)7.
B. RECO~NDATION
The City should revise the proposed amendment, as necessary, to be consistent with the
above-referenced goals and policies of the State Comprehensive Plan. Specific
recommendations can be found following the objections cited elsewhere in this ORCreport.
6
ATTACHMENT 2
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ORC Report
Plan Amendment LS-CPA-5-00
. Tuskawilla
City of Winter Springs, Florida
Prepared For
....
Carl Cahill, CRC Development Company, Inc.
February 2001
~ V~J'-
Objections, Recommendations, And Comments Report
For the City of Winter Springs
3. Amendment L$-CPA-5-00 (Tuskawilla)
a. Sunability based on Natural Resources and Facilities:
The City proposes a Land Use Map amendment revising 148 acres from Mixed use to
Town Center. Staff could not identify, based on the package, how current
conservation areas totaling +100 acres will be treated under the current land use
amendment proposal. The current future land use map shows the area as
conservation and the text Indicates that some area will be retained conservation.
, None of the proposed maps reflect the conservation intent. PolIcies In the Town
Center Category require jurisdictional wetlands be reflected as conservation.
Furthermore, It Is unclear what the impacts to roadway facilities and services will be
since the analyses do not include an adequate assessment of available and projected
capacity based on the adopted level of services. FOOT commented the City lacked an
adequate analysis.
Recommendation: Make applicable revisions as recommended in Part 1.A.1.a.
Part 1.A.1.a. Recommendation: Revise the amendment to retain the wetland and
floodplain areas in a conservation land use designation or other designation to protect
the natural resources on-site.
Revise the amendment to Include an adequate transportation analysis. The analyses
should Include: 1) An assessment through the planning period of the impacts to
facilities based on the most Intense use Including cumulative impacts (traffic)
generated by proposed amendments herein; 2) Data and analysis demonstrating
coordination of facilities with the proposed land uses; and 3) An assessment of the
timing of provision of services such that all services are provided at the adopted level
of service.
The analyses should assess the demand for services with regard to available capacity
of services. For example, the City should assess traffic generation with regard to
available capacity on existing roadways based on both the peak hour and the daily
average trips; and should take into account the traffic generated by proposed
amendments contained wi1hln this package.
All analyses should be based on the most Intense use proposed for development as
Identified and guided by the future land use map and future land use element policies,
and should assess impacts in the short-term within five years and through the
planning period (to 2015). Again, using the transportation example, the analysis
should Identify current operating LOS for SR 434 and 417, as well as any applicable
local roadways. Include any FIHS facilities. The analysis should then factor in
anticipated Impacts from any proposed amendment such that a comparison of before-
amendment and after-amendment conditions can be made.
The analyses should then identify if and where deficiencies will be realized based on
TSW 1 \Reports\2000
Tuskawilla - Objections, Recommendations and Comments
Plan Amendment LS-CP A-5-00
February 2001, Page 1 of 4
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the LOS maximums as established by the local comprehensive plan and FOOT. ThIs
procedure should be repeated for a projected LOS through 2005 and 2015. For any
Identified deficiencIes wIthin five years, the City should identify how the defIciency will
be remedied through capital improvements planning Including the amount and source
of funding necessary, the type of project, and the expected timing of the project to
coIncide with anticipated demands. If It Is for a facility that Is not wnhln the Cny's
funding jurisdiction then the applicable work program (FOOT, and/or County) should
be used to Identify pertinent projects. Any projects needed should then be reflected
through a change to the comprehensive plan and/or corresponding capital
improvements schedule. For deficIencies identified beyond five years, the City should
Identify the types of planning strategies that will be used to alleviate facility
challenges Including any revIsIons to the plan that may be necessary. The strategies
should address the overall service network countYwide and take into account the
anticipated operational levels through the planning period;
The amendment will be revised to retain the wetland and floodplain areas in a conservation
o~ a similar land use designation to protect natural resources on site.
The amendment will be revised to include an adequate transportation analysis to include the
following:
. An assessment through the planning period (2015) of the impacts of facilities based
on the most intense use (3.5 dulac) and cumulative Impacts (traffic) generated by
the proposed amendments;
. Data and analysis demonstrating the coordination of facilities with the proposed land
uses; and
. Assessment of the timing of provision of services such that all services are provided
at the adopted level of service.
The transportation analysis will determine traffic generated by the proposed amendments and
assess the demand for services with regard to available capacity including the following:
.
Analysis of both the existing peak hour and average daily trips;
Traffic generated by proposed amendments;
Assessment of impacts in the short-term (five years) and through the planning period
(2015);
Identification of current operating LOS for SR 434 and 417, applicable local roadways
and FIHS facilities;
Factor the anticipated impacts from the proposed amendment considering existing
and future conditions;
Identify deficiencies based on the existing LOS maximums;
Identify deficiencies based on projected LOS through 2005 and 2015;
For deficiencies identified within five years, the City will identify a remedy through
capital imprqvements planning;
The FOOT and/or County will be identified for pertinent projects outside the City's
funding jurisdiction;
Any necessary projects will be reflected through a change to the Comprehensive
Plan and/or corresponding capital improvements schedule;
Beyond the five-year timeframe, the City will identify planning strategies to alleviate
facility challenges; and
The City will identify strategies to address the overall service network countywide.
.
.
.
.
.
.
.
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.
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TSW1\Reports\2000
Tuskawilla - Objections, Recommendations and Comments
Plan Amendment LS-CPA-5-00
February 2001, Page 2 of 4
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b. Internal Consistency:
Because the amendment has not demonstrated consistency with statutory
requirements for protection of natural resources, for coordination of land uses with
transportation facilities and services, amendment has not demonstrated Internal
consistency with the City's goals, objectives and policies of the comprehensive plan
as listed:
Traffic Circulation: Objective B, Policy 1 and 6, requiring coordination, Objective C,
and Policies 1 and 7 requiring level of service maintenance, Objective D, Policies 2
and 3;
Future Land Use Element: Goal 2, Objective A, Policies 1 through 3, requiring
protection of natural resources; Goal 4, Objective e, Polley 1, 3, and 5, regarding open
space and wetland preservation in Town Center Areas;
ConservatIon: Goal 1, Objective B, Policies 1, 2, 4, and 5, protecting natural resources,
Objective c, Policies 6 and 7, regarding protection of floodplains and coordination;
CapItal Improvements: Goal 1 , Objective C, Polley 1, Transportation LOS
Recommendation: Make applicable revisions as recommended In Part 1.A.1.b.
Part I.A.1.b. Recommendation: Retain the conservation area as recommended and
perform the necessary analyses for transportation as recommended. Revise the
amendment as necessary to be supported by the conservation and transportation
data.
Response: The amendment will be made as recommended tn Part 1.A.1.b. The amendment
will retain the conservation area as recommended and the City will perform the necessary
transportation analyses.
TSW 1 \Reports\2000
Tuskawilla - Objections, Recommendations and Comments
Plan Amendment LS-CPA-5-00
February 2001, Page 3 of4
ATTACHMENT 3
,
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lBD'WYER
SKNGLETON
& ASSOCIATES, tNCORPORATED
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Comprehensive Plan Amendment
Tuskawilla Road Site
City of Winter Springs, Florida '
Prepared for
Carl Cahill, CRC Development Company, Inc.
August 2, 2000
520 South Magllolia Avellue . Or/alida, Florida. 3280/ . (407) 843,5/20
(
Comprehensive Plan Amendment
Tuskawil/a Road Site
Table of Contents
Land Use Amendment Narrative
I. Site Description ................. .:........................................................................... .,......................... 1
II. Surrounding Uses............................................................. .................. ....................... ................ 1
, III. Amendment Request.. ........................................................... ....... ......... ............................. ....... 1
A. Property 1 ................................................. ..'.............. ............. ....................................... 1
B. Property 2 ..................................................................... ............ ..................... ............... 1
C. Property 3 .. ................................. .......................,. .........................................................2
IV. Statement of Compatibility.......................................... ............. ............................... ...................2
V. Town Center Background ..... ........ ............................. ................................................................ 3
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VI.
Urban Sprawl............................................................... ..... ............. ... ............ .............................4
VII. Land Use Element........ ............. .:......................... ..................................... ............. ................... 6
A. Goal (2) .................................................................................... ......................................6
B. Goal (3)....................................... ............................................. .....................................7
C. Goal (4) ............ ~.. ............................... ...... .......... ...... ....... ..... .........................................7
VIII. Town Center Lane Use Element........... ............................. ........... ...... ..... ..................................7
A. Vision.............................,'.................... ......... .............................................................. 7
B. Goal (5) ....... ............................................................................;.. ...................................7
IX. Infrastructure............................................................................................................................. .8
X Wetlands................................................................................................................................. ...9
XI. Soils................................................................................................ ...........................................9
XII. Flood Prone ..................... ........... ..... .......... ... .... ..........................,..... ....... .................... ... ........ ....9
XIII. East Central Florida Regional Planning Council and Slate Comprehensive Land Use Plan ....9
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Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Exhibit G:
Exhibit H:
Exhibit I:
Exhibit J:
Exhibit K:
Exhibit L:
Exhibit M:
Exhibit N:
Exhibit 0:
TSW11Reportsl5000
Comprehensive Plan Amendment
Tuskawilla Road Site
Table of Contents
Continued
Exhibits
Application
Owner Authorization
Land Use Amendment Narrative
Site Location Map
Aerial Map
Property Boundary Map
Future Land Use Map
Zoning Map
Town Center District Boundary Map
Environmental Assessment Report
Wetland Map
Geotechnical Report
Soils Map and Legend
Property Surveys
Property Legal Descriptions
BoWYER
SJINGlLETON
& AssOCI^TES, INCORPORATED
(
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Exhibit A
Application
CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708-2799
Telephone (407) 327-1800
APPLICATION FOR COl\1PREHENSIVE PLAN AMENDl\1ENT
(TO THE FUTURE LAND USE MAP - 2010)
CAHILL
APPLICANT:
Last
ADDRESS: 131 PARK LAKE STREET
ORLANDO
City
~
PHONE: ( 407) 422-5456
CARL
First
Middle
FLORIDA
State
32803
Zip Code
If applicant does not own the property, provide the following:
OWNER:
(SEE ATTACHED OWNER AUTHORIZATION FORMS)
Last First
Middle
ADDRESS:
City
State
Zip Code
PHONE:
This is a request for change of Future'Land Use designation from
moder'3te density res. & unassigned to Town Center on the property
described below.
Tax Parcel Number: 26-20-30-5AR UDOO-0360 AND 01-21-30-0000-0250
Size of Parcel:
+/- 148 Acres
sq. ft jacres.
Address of Property proposed for change of Future Land Use
Designation:
ADDRESS:
Tuskawilla Road
Winter Springs
Florida
state
32708
Zip Code
City
(
Present Zoning of the Parcel:
RT and Unassigned
Reason for request of change of Future Land Use Designation:
To develop a mixed use single-family development and mixed use tract that
compliment the Town Center District.
TO BE SUPPLIED AT TIME OF SUBMISSION OF APPLICATION:
* A copy of the most recent survey of the subj ect property.
* A copy of the legal description.
* Notarized authorization of the owner (if applicant is
other than owner or attorney for owner) .
* Comprehensive Plan Amendment Application Fee.
Date:
August 2, 2000
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Applicant/ownerSignature:
COMPREHENSIVE PLAN AMENDMENTS ARE SUBJECT TO THE APPROVAL OF THE
CITY COMMISSION AS WELL AS APPROVAL BY THE FLORIDA DEPARTMENT OF
COMMUNITY AFFAIRS. THE AMENDMENT IS NOT EFFECTIVE UNTIL THE
,DEPARTMENT OF COMMUNITY AFFAIRS ISSUES A "NOTICE OF INTENT" TO FIND
THE COMPREHENSIVE PLAN AMENDMENT IN COMPLIANCE WITH THE
REQUIREMENTS OF 163.3184 AND 163.3187, FLORIDA STATUES AND 9J-1l
FLORIDA ADMINISTRATIVE CODE.
APPLICANTS ARE ADVISED, THAT IF THEY DECIDE TO APPEAL ANY DECISIONS
MADE AT THE MEETINGS OR HEARINGS, WITH RESPECT TO ANY MATTER
CONSIDERED AT THE MEETING OR HEARING, THEY WILL NEED A RECORD OF
THE PROCEEDINGS AND, FOR SUCH PURPOSES, THEY WILL NEED TO INSURE
THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, AT THEIR COST,
WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS
TO BE BASED, PER 286.0105, FLORIDA STATUTES.
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CITY OF WINTER SPRINGS, FLORIDA
1126 EAST STATE ROAD 434
WINTER SPRINGS, FLORIDA 32708,2799
Telephone (407) 327-1800
APPLICATION FOR COMPREHENSIVE PLAN ,AMENDl\1ENT
(TO THE FUTURE LAND USE MAP - 2010)
APPLICANT:
CAHILL
CARL
Last
First
Middle
ADDRESS:
131 PARK LAKE STREET
PHONE:
ORLANDO
City
(407) 422-5456
FLORIDA
State
32803
Zip Code
If applicant does not own the property, provide the following:
OWNER: (SEE ATTACHED OWNER AUTHORIZATION FORMS)
( Last First Middle
ADDRESS:
City State Zip Code
PHONE:
This is a request for change of Future 'Land Use'designation from
moderate density res. & unassigned to, Town Center on the property
described below.
Tax Parcel Number: 26-20-30-5AR UDOO-0360 AND 01-21-30-0000-0250
Size of Parcel:
+/- 148 Acres
sq. ft jacres.
Address of Property proposed for change of Future Land Use
Designation:
ADDRESS:
Tuskawilla Road
Winter Springs
Florida
State
32708
Zip Code
City
(
Present Zoning of the Parcel:
RT and Unassigned
Reason for request of change of Future Land Use Designation:
To develop a mixed use single-family development and mixed use tract that
compliment the Town Center District.
TO BE SUPPLIED AT TIME OF SUBMISSION OF APPLICATION:
* A copy of the'most recent survey of the subj ect property.
* A copy of the legal description.
* 'Notarized authorization of the owner (if applicant is
other than owner or attorney for owner) .
* Comprehensive Plan Amendment Application Fee.
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. ere ~8~.1'/~
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ApplicantjOwnerSignature:
Date: August 2, 2000
COMPREHENSIVE PLAN AMENDMENTS ARE SUBJECT TO THE APPROVAL OF THE
CITY COMMISSION AS WELL A$ APPROVAL BY THE FLORIDA DEPARTMENT OF
COMMUNITY AFFAIRS. THE AMENDMENT IS NOT EFFECTIVE UNTIL THE
DEPARTMENT OF COMMUNITY AFFAIRS ISSUES A "NOTICE OF INTENT" TO FIND
THE COMPREHENSIVE PLAN AMENDMENT IN COMPLIANCE WITH THE
REQUIREMENTS OF 163.3184 AND 163.3187, FLORIDA STATUES AND 9J-l1
FLORIDA ADMINISTRATIVE CODE.
APPLICANTS ARE ADVISED, THAT IF THEY DECIDE TO APPEAL ANY DECISIONS
MADE AT THE MEETINGS OR HEARINGS, WITH RESPECT TO ANY MATTER
CONSIDERED AT THE MEETING OR HEARING, THEY WILL NEED A RECORD OF
THE PROCEEDINGS AND" FOR SUCH PURPOSES, THEY WILL' NEED TO INSURE
'THAT A VERBATIM RECORD OF THE PROCEEDINGS IS MADE, AT THEIR COST,
WHICH INCLUDES THE TESTIMONY AND EVIDENCE UPON WHICH THE APPEAL IS
TO BE BASED, PER 286.0105, FLORIDA STATUTES.
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IBoWYER
SlING1LE1DN
& AsSOCIATES, INCORPORATED
IHGINfllUNG . PLaNNING ~SUAVUING.. EHVIAON"'IN'.L
Exhibit B
Owner Authorization
CITY OF WINtER SPRiNGS
LETTER OF AUTHORIZATION
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LEGAL DESCRiPTION or PROPERTY
Township {T)1Q.. Range (R)l!!.. Section (S) 26. Bloc.k (8) 5 AR. Lot/Parcel QPQO 0360
Subdivi~ion Name and Number. DR Mitchell's SurvcY of the Ll:VY Grant
STATE OF: fLORJDA
COUNTY OF: _~EM1NOLE
I, Seminole Pines As~oc.. Ltd. , the simple fee owner of the above descri~d property,
hereby ~uthorize Carl H. CahiU of CHC Development Co.. Inc., to servo as a~cnt on
my behaJf and in stead for the purpose of making and ae'utin~. ar the agent' 3 discrc:1ion,
an a.pplication or applil;ations for development permit approval by the City of WintCl
Springs, Floric:b. 011 the afomncntl(lned property including, but not limited to, applieatiom
for annexatioD, special exception. conditional use permit. comprehensive plan amendment,
zoning amendment, subdivision of land, city code variance and waiver requestS, street and
plat vacations, PUD approval. site plan approval, and engineering and building permit
approval. Any represenration made: on my behAlf by my lluthoriz:ed agOTlt shall be legalIy
bindini on me and my aforesaid property a.s if I myselfhAd made ~:lid representatioLU, and
the City oC Winter Springs hJ.S the righe to rely on uid representations in approvmg or
disapproving any aforc.said application for development ua my aforesaid property
Sworn to and ~ub:lcribed before me
this 2.2... day of ~(WIQ ,..C.&L.
~ r(/;f7JJ.
/NOTARYP~IC, S teofFlorid2
My Commi..sion Expire3:
Pc:uonally Known ( ); or
Type: of Identification Produced
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~ TlMornYc.tEWfON
'. Notary PubUc - Slate of FIafdcI
Mi CommissIon ~ Ma 26.:xm
Commission #- CC720099
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CITY OF WYNTER SPRINGS
LETTER OF AUTHORlZATION
LEGAL DESCRIPTION OF PROPERT'l
Township (T)-2L, Range (R)~, Section (S) ~ Block (B) 0000, LotIParcel 0250
Subdivision Name and Number: Tuskawilla
Metes and Bound Legal: Attached
((){JJ Attach and inirial if necessary.
STATE OF: FLORIDA"
COlJ~'TY OF: SEMIND:LE
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I, L. D. Plante. Inc. . the simple fee owner of the above described property, hereby
authorize Carl H. Cahill of CRe Development Co.. Inc., to serve as agent on my
behalf and in stead for the purpose of making and executing, at the: Clgc:nt'S discretion, an
applicatiao or applications for development permit approval by the City of Winter Springs,
Florida on the aforementioned property including, but not limited to. applications for
annexation, special exception, conditional use permit, comprehensive pian amendment,
zoning amendment, subdivision of land, city code: variance and waiver requests, sU'Cet a.ld
plat vacations, POO approval. site plan approval, and engine-o..ring and building permit
approval. Any reprcsrntation made on my behalf by my authorized agent shall be legally
binding on me: and my aforesaid property as if I myself had made said re?resentations, and
the City of Winter Springs has the right to rely on said representations in approving or
disapproving any aforesaid applic:ation for development on my ~esaid property.
: ~ ,:D. I-AA-vIF./ ~C!.-.
O~Pf~
(Signarure of Owner)
Sworn to and subsg.i.Qed before me
this ~ \ st day or ~') ~ l\ e. ' , ;:;00 ()
G~ ~~ /11 . 411~ C//1
NOTARY f:]mLIC. State ofFJorida
My Comm ission Expires: 1111/111111/1,)/1111"
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......,.v '11 Shirl~ M. PaOcr.lOl1 , : :
Personall y Known ( ./). oc~ Nolllr)' I'Ublic. Sial:: off1o<lGa :.
, , . ('.amJnUsion No, CC M39'72 .
Type ofIde..."1tification Pro i\~y ~ Exp, 0611112001:;
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METES and BOUND LEGAL
Plante Property
THOSE PORTIONS OF LOTS 38, 39, 40, 41.42,43,44,45,46,47,48.57,60 AND 61 LYING
WEST OF TUSKAWILLA ROAD, ftTUSKAWILLA,' D.R. MITCHELL'S SURVEY OF THe LEVY
GRANT, AS RECORDED IN PLAT BOOK 1, PAGE 5, PUBLIC RECORDS OF SEMINOLE
COUNTY, FLORIDA, AND PART Of VACATED RIGHI-OF-WAY, AS RECORDED IN
OFFICIAL RECORDS BOOK i050, PAGE 401, SAID PUBLIC RECORDS, Sf.JD p;,.;:-:CE:" I-.S
FURTHER DESCRIBED IN OFFICIAL RECORDS BOOK i48, PAGES 354-355 ,t:..l~D O::F!Cli\L
RECORDS BOOK 260, PAGES 310-31 i, SAID PUBue RECORDS, BEING MORE
PARTICULARL Y DESCRIBED AS FOLLOWS:
COMMENCE AT mE SOUTHW:::ST CORNER OF LOT 55, "TUSKAWILLA," D.R.
MITCHELL'S SURVEY OF THE LEW GRANT, AS RECORDED IN PLAT BOOK 1, PAGE 5,
PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA: THENCE RUt\" S 870 02' 58" E,
ALONG THE SOUTH LOT LINE OF SAID LOT 55, A DISTANCE OF 219.45 FEET TO A POINT
,LYING ON A CURVE, CONCAVE NORTHWESTERLY, HAVING A CE~TRAL ANGLE OF
03" 33' 15", A RADIUS OF 5677.58 FEET AND A CHORD BEARING OF N 120 08' 25" E;
THENCE RUN NORTHEASTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF
352-20 FEET TO ,THE POINT OF REVERSE CURVATURE OF A CURVE. CONCAVE
SOUTHEASTERLY, HAVING A CENTRAL ANGLE OF 010 27' 37", A RADIUS OF 5781.58
FEET AND A CHORD BEARING OF N 110 OS' 36" E; THENCE RUN NORTHEASTERLY
ALONG THE ARC OF SAID CURVE, A DISTANCE OF 147.34 FEET FOR A PO!NT OF
BEGINNING; THENCE DEPARTING SAID CURVE. RUN NoDe 08' ~3" E, A DISTANCE OF
51.09 FEET: THENCE RUN N 300 24' 55" W, A DISTANCE OF 60.00 FE~: THENCE RUN
N 45030' 24" W, A DISTANCE OF 146.05 FEET: THENCE RUN S 7]0 09' 15" W, A DISTANCE
OF 36.88 FEET; THENCE RUN S 210 O~' 00" W, A DISTANCE 60.84 FEET; THENCE RUN
S 13037' 33" W, A DISTANCE OF 72.97 FEET; THENCE RUN N 520 2S' 55" W, A DISTANCE
OF 52.37 FEET; THENCE RUN ;S 550 28' 45"W, A DISTANCE OF 52.52 FEET; THENCE RUN
S SOC 28' 25" W, A DISTANCE OF 40.33 F:::ET: THENCE RUN S 790 38' 15" W, A DISTANCE
OF 80.50 FEET; THENCE RU~ S 15" 02' 58" E, A DISTANCE OF 70.~ fEET; TI-:Er~CE RUN.
N 820 3~' 46" W, A DISTANCE OF 106.99 FEET; THENCE RUN N 82047' OS" W, A DISTANCE
OF 95.32 FEET; THENCE RUN S 71044' 19" W, A DISTANCE OF 52.82 FEET; Tl-!cNCE RUN
N82" 23' 13" W, A DISTANCE OF 166.51 FEET; THENCE RUN N Sr'14' 19" W, fo. lJISi.A.r-JCE
OF 194A3 FEET; 'THENCE RUN N 21'= 28' 37" E, A DISTANCE OF 69.65 FEET; THErJCE
, RUN N 21" 50' 4S" W, A DISTANCE OF 60.65 FEET; THENCE RUN N 760 22' 07" W, A
DISTANCE OF :61.47 FEET; THENCE RUN S 63" 17' 04" W. A DISTANCE Of 40.69 FEET;
THENCE RUN N 020 57' ~5" E, A DISTANCE OF 185.18 FEET; THENCE RUN S 87002' 04" E.
A DISTANCE OF 966.05 FEET: S 450 3D' 23" E, A DISTANCE OF 213.45 FEET TO A POINT
ON A CURVE. CONCAVE SOUTHEASTERLY, HAVING A CE:NTRAL ANGLE OF 01" 01' 13",
A RADIUS OF 5781.58 FEET AND A CHORD BEARING OF S 12" 20' 01" W; THENCE RUN
SOUTHWESTERLY ALONG THE ARC OF SAID CURVE, A DISTANCE OF 102.95 FEET TO
THE POINT OF BEGINNING.
CONTAINING 5.644 ACRES, MORE OR !...ESS.
AND ALSO
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Own~r's Initials
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EXHIBIT "A"
DESCRfPTIONS:
METES AND BOUND DESCRIPTION: (WRITTEN BY SURVEYOR)
BEGIN AT THE SOUTHVVEST CORNER OF LOT 63. "TUSKAWIU...A," D.R. MITCHELL'S SURVEY OF
THE LEVY GRANT. ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK i, PAGE
5 OF THE PUBLIC RECORDS OF SEMINOL!:: COUNTY, FLORIDA AND F\UN S 870 02' 05" E ALONG
THE NORTHERLY RIGHT-OF-WAY LINE OF THE CE8TAIN 30 FOOT RIGHT-OF-WAY ALONG THE
SOUTHERLY LINE OF SAID "TUSKAW1LLA," 1145.76 FEET TO A POINT ON mE WESTERLY RIGHT-
OF-WAY LINE OF TUSKAWlLLA ROAD AS SHOWN ON SEMINOLE COUNTY PUBLIC WORKS
'DEPARTMENT RIGHT-OF-WAY MAP OF TUSKAWILLA ROAD PHASE IV, SAID POINT LYING ON A
CURVE CONCAVE NORTHWESTERLY. HAVING A RADIUS OF 5577,56 FEET, A CHORD Or 2S1.g
FEET, AND A CHORD BEARING OF N 11049' 43" E; THENCE R'JN NORTHEASTERLY ALONG SAID
CURVE, AND RIGHT-OF-WAY LINE, 291.18 FEET THROUGH A CENTRAL ANGLE OF 2056' 15" TO
THE POINT OF REVERSE CURVATURE OF A CURVE, CONCAVE SOUTHEASTERLY. HAVING A
RADIUS OF 5781.58 FEET. A CHORD OF 147.77 FEET. AND A CHORD BEARING OF /oJ 11" 05' 33" E;
THENCE RUN NORTHEAST=RLY ALONG SAID RIGHT-oF...WAY LINE AND CURVE, 147.77 FEET:
'THENCE DEPARTING SAID CURVE AND RIGHT-OF-WAY LINE RUN N 000 DB' 13" E, 51,09 FEET:
THENCE RUN N 30" 24' 55~ \1\', 50.00 FEET; THENCE RUN N 450 3D' 24" W, 146.05 FEET; THENCE
RUN S 770 09' 15" W. 36.88 FEET: THENCE RUN S 21c 01' 00" W, 60.84 FEET: THENCE RUN
5 13037' 33" W, 72.57 FEET; THENCE RUN N 52028' 55" w. 52.37 FEET; THENCE RUN S 55028' 46"
W, 62.62 FEET; THENCE RUN S 60028' 25" W. 40.33 FEET: THENCE RUN S 790 38' 15" W, 80.50
FEET; THENCE RUN S 150 02' 58" E, 70.34 FEET; THENCE RUN N 82c 34' 46" W, '05.95 FEET:
THENCE RUN N e20 47' OS" W, 95.32 FE=T; THENCE RUN S 710 t.4' 19" W, 62"82 FEET: THENCE
RUN N 82023' 13" W. 166.51 FEET; THENCE RUN N B7e 14' 19" W, 194.43 FEET; T~ENCE RUN
N 27D 29' 37" E, 59.65 FEET; THENCE RUN' N 210 50' 46~ W, 60.65 FEET: THENCE RUN N 7Eo 22' or
W, 61.47 FEET; THENCE RUN S 63e 17' 04" W, 40.69 FEET; THENCE RUN N 02057' 5=" E, 185.18
FEET; THENCE RUN S 87" 02'Ot." E, 966.05 FEET: THENCE RUN S 45030' 23" E, 2i3.45 F=EET TO .4.
POINT ON THE WESTERLY RIGHT-OF-WAY LINE OF TUSKAWILLA ROAD AS SHOWN ON SAD
SEMINOLE COUNTY PUBLIC WORKS DEPARTMENT RIGHT-OF-WAY MAP OF TUSKAWIUA ~OAu,
PHASE IV. SAID POINT BEING ONA CURVE CONCAVE SOUTHEASTERLY HAVING A RADIUS C;:
5781.58 FEET. A CHORD OF 131.69 FEET, AND A CHORD BEARJNG OF N 13029' 0<;8" E; TH=NCE
RUN NORTHEASTERLY ALONG SAID CURVE AND RIGHT-OF-WAY LINE, 131.69 FEET THROUGH A
CENTRAL ANGLE OF 10 18' 1 S" TO THE POINT OF TANGENCY; THENCe RUN N 140 OS' 55" E
ALONG SAID EASTERLY RIGHT-OF-WAY LINE, 239.54 FEET TO A POINT ON THE SOUTHERLY
LINE OF LOT 37 OF SAJD "TUSKA\NILLA:" THENCE DePARTING SAID WESTERLY RIGHT-OF-WAY
LINE RUN S 870 02' OS" E ALONG THE NORTHERLY LINES OF SAID LOT 37 AND LOT ~o OF SAID
"TlJSKAWlLLA" AND WESTERLY EXTENSION THEREOF 328.16 FEET TO A POINT ON THE
CENTER LINE OF THAT CERTAIN RIGHT-OF-WAY LYING BElWE=N LOTS 24 ANS 25 ON THE
NORTH, AND LOTS 58 AND 55 ON THE SOUTH OF SAID "TUSKAWILLA" VACATED IN OFFICIAL
RECORDS BOOK 1050. PAGE 401 OFTHE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA:
THENCE RUN N 03" 38' 32"' E ALONG SAID CENTER LINE, 480.02 FEET TO A POINT ON THE
EASTERLY EXTENSION OF THE NORTHERLY LINE OF SAID LOT 25; THENCE DEPART1NG SAID
CENTER LINE, RUN N e70 02' 07" E ALONG THE SOUTHERLY RIGHT-OF-WAY L1W: OF THAT
CERTAIN RIGHT-OF-WAY LYING BElWEEN LOTS 2 AND 17 ON THE EAST AND LOTS 15 AND 32
ON THE WEST OF SAID "TUSKAWILLA," 930.34 FEET TO THE NORTHWEST CORNER OF SAID lOT
32; THEN::E RUN S 03037' 4'" W ALONG THE EASTERLY RIGHT-OF-WAY LINE OF THAT CER-:-AIN
30 FOOT RIGHT-OF-WAY ALONG THE WESTERLY BOUNDARY LINE OF SAID "TUSKAWlLLA:
1380.05 FEET TO THE POINT OF BeGINNING; CONTAINING 12;2227.16 SQUARE FEE:T (29.6655
ACRES).
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Owner's InitialS
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BoWYER
SIlNGlLETON
& AssOCIATES, INCORPORATED
(NGINUAINC . PlANNINC . SURvnlNC . ENVIAONMIf(IAL
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Exhibit C
Land Use Amendment Narrative
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land Use Amendment Narrative
I. Site Description
The subject site is approximately 148 acres located on the west side of Tuskawilla Road, south of
State Road 434, and contiguous to the current Town Center District. The specific property
boundaries are detailed on Exhibit D, Site Location Map.
II. Surrounding Uses (Please refer to Exhibit E, Aerial Map)
North: Conservation, Tuskawilla Trails Mobile Home Park, U.S. Post Office
East: Tuskawilla Trails Mobile, Meat Packing Plant, Public School
South: Single-Family Residential
West: Conservation
III.
Amendment Request
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This Land Use Amendment consists of a request to amend the Land Use of various sites to Town
Center, or assign Town Center Land Use to recently annexed properties. Because the overall
request involves properties of varying status of assigned Land Use, this application will refer to
the sites as Property 1, Property 2, and Property 3 (please refer to Exhibit F, Property Boundary
Map). The specifics of each property are as follows:
A. Property 1
Property 1 contains approximately 108.49 acres. The Land Use designation for the site
is Moderate Density Residential with a Conservation overlay encumbering i: 99 acres of
the property. The site is currently zoned R;T Mobile Home Park District.
Our request is to amend the current land use to Town Center. This change would
accommodate our application for concurrent rezoning that we have filed with the City for
the Town Center District Zoning. The anticipated development program includes
approximately 12 acres of residential with the remaining:!: 96 acres of the property to
remain as Conservation.
B.
Property 2
Property 2 contains approximately 38.78 acres. The Land Use designation and zoning
for the site are currently unassigned due to the site being recently annexed into the
City of Winter Springs. When the site was in unincorporated Seminole County, the Land
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Use designation was Medium Density Residential (up to 10 dwelling units per acre) with
an A-1 zoning classification.
Our request is to assign the Town Center Land Use to the site. This assignment would
accommodate our application for concurrent rezoning that we have filed with the City for
the Town Center District Zoning. The anticipated development program includes
approximately 17.34 acres of residential, 4.7 acres of mixed-use, 5.64 acres of
stormwater and 11.1 acres of Conservation.
C. Property 3
Property 3 contains approximately .8 acre. The site is currently under consideration for
annexation into the City of Winter Springs. The Seminole County Land Use Designation
for the site is currently Medium Density Residential (10 dwelling units per acre) with an
A-1 zoning classification.
Our request is to assign the Town Center Land Use to the site. This assignment would
accommodate our application for concurrent rezoning that we have filed with the City for
the Town Center District Zoning. The anticipated development program includes
approximately.8 acre that will be incorporated into the 4.7 acre mixed-use tract described
under Property 2.
Please refer to Exhibit G, Land Use Map, and Exhibit H, Zoning Map, for depictions of the
sites.
IV.
Statement of Compatibility
The subject request to amend'the future land use of Properties 1,2, and 3 to Town Center would
be compatible with surrounding development. These are infill properties that are one of perhaps
two sites that could be incorporated into the Town Center while meeting current Comprehensive
Plan Goals, Objectives, and Policies for the district.
The following findings are made with respect to the site's compatibility with the surrounding
development:
A. , Property 1 currently is assigned Moderate Density Land Use that allows up to
6.5 dwelling units per acre: The current zoning is R-T Mobile Home Park District.
The development program for this portion of the site will consist of approximately
20 single-family dwelling units at a density comparable to the density entitlement
currently assigned. Single-family development is less intense than the currently
allowable mobile home units. Also. single family residential is compatible with the uses
allowed in the Town Center district in that it integrates one of the desired uses into the
center.
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B.
Properties 2 and 3 have been recently annexed or in the process of being annexed, into
the City, and therefore, land use is not assigned to the sites. However, the County land
use designation for the properties of Medium Density Residential would allow 10 dwelling
units per acre. The permitted zonings in this land use provide accommodations for
multiple family and residential professional development.
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The proposed uses for the site are single family-residential and a mixed-use tract that
would allow uses that compliment the existing Town Center district. The density for the
single-family tract is currently proposed to be half of that permitted under the County's
land use designation. The mixed-use site is currently proposed for development that is
comparable to that allowed by the County's designation. To enhance compatibility with
the property to the south, a wall will be installed between it and Property 3.
East of the site is an existing meat packing plant in an industrial zoning and a public
school. The future land use for the majority of this area is industrial.
As indicated by the above findings, the proposed land use would be compatible with the
surrounding area.
v.
Town Center Background
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On June 12, 2000, the City of Winter Springs adopted the Town Center Future Land Use Map
designation and assigned the same to approximately 240 acres of property. The creation of ' the
new Land Use resulted from several considerations, including, but not limited to:
· The State Road 434 Corridor Vision Plan outlined a "Town Center" located around the
intersection of State Road 434 and Tuskawilla Road.
· Policy 3(c), the Traffic Circulation Element of the Winter Springs Comprehensive Plan,
refers to the "creation in the undeveloped central area of Winter Springs of a primary
civic, business and service focus for the City.
· The City Commission declared that, based on numerous public meetings, that the Town
Center will be developed in the "neo-traditional" or "new urbanism" approach involving
mixed uses with increased densities and intensities.
According to the City's Comprehensive Plan, the "primary and fundamental purpose of the Town
Center shall be a place where people can reside in a mix of single and multiple family dwellings,
and also gather to shop, relax, recreate, be entertained, attend community events, and enjoy the
natural beauty of lands located in the Town Center."
Please refer to Exhibit I, Town Center District Boundary Map, for a graphic depiction of the Town
Center District.
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VI.
Urban Sprawl
9J-5.006 (5), Future Land Use Element, of the Florida Administrative Code pertains to the review
of plans and plan amendments for discouraging urban sprawl.
The following is a list of urban sprawl indicators with respectiv~ responses as to why this
proposed Plan Amendment does not promote urban sprawl.
A. Promotes, allows or designates for development substantial areas of the jurisdiction to
develop as low intensity, or single-use development or uses in excess of demonstrated
need.
Response: The subject site is an infill property surrounded by lands that are developed.
The development program consists of a mix of uses including residential of moderate
intensity and a non-residential tract. These uses will support those proposed uses in the
Town Center district and will not be in excess of demonstrated need.
B.
Promotes, allows or designates significant amounts of urban development to occur in
rural areas at substantial distances from existing urban areas while leaping over
undeveloped lands which are available and suitable for development.
Response: The subject site is contiguous to the Town Center and is surrounded by
urban development.
c.
Promotes, allows, or designates urban development in radial, strip, isolated or ribbon
patterns generally emanating from existing rural developments.
Response: This site is an inti" property that surrounded is by urban development. The
amendment would not create urban development on radial, strip, isolated or ribbon
pattern.
D. As a result of premature or poorly planned conversion of rural land to other uses, fails to
adequately to protect and conserve natural resources, such as wetlands, floodplains,
native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge
areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant
natural systems.
Response: This proposed ,development program for the site will not impact any flood
prone areas and will protect approximately 98.53 acres (74% of the site) of wetlands as
conservation.
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E.
Fails to adequately protect use of existing public facilities and services.
Response: As this subject site is surrounded by urban uses, public facilities and
services are readily available. Adequate capacity is available for all services provided to
the site.
F. Fails to maximize use of future public facilities and services.
Response: The development program offers a mix of uses at an intensity and location
that maximizes the use of future public facilities and services.
G. Allows for land use patterns or timing which disproportionately increase the cost in time,
money and energy, of providing and maintainin'g facilities and services, including roads,
potable water, sanitary sewer, stormwater management, law enforcement, education,
health care, fire and emergency response, and general government.
Response: The proposed development program will not adversely impact available
capacity for roads, water, sewer service, and storm water management systems.
Furthermore, the development site is located at the center of town within minutes from
law enforcement, education facilitates, health care, fire and emergency response, and
general government.
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H.
Fails to provide clear separation between rural arid urban land uses.
Response: Separation between rural and urban land uses are not an issue for the site in
that the site an infi/! property surrounded by urban development.
I. Discourages or inhibits infill'development or redevelopment of existing neighborhoods
and communities.
Response: The subject property is infi/! development.
J. Fails to encourage an attractive and functional mix of uses.
Response: The request for the site combines a mixture of residential and
non-residential uses. Furthermore, the Town Center district contains architectural
standards and siting requirements that facilitate attractive development.
K.
Results in poor accessibility among linked or related land uses.
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Response: The Town Center district encourages pedestrian movements between
varying uses. In addition, the site will be located within a 5 minute walking distance from
the heart of the Town Center.
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L.
Results in loss of significant amounts of functional open space.
Response: In addition to the:!: 98.53 acres of wetland areas preserved for conservation
that may be utilized as passive recreation, there will also be an active park area
containing various uses that may include, but not be limited to, a ball field, tot lot,
swimming pool, etc.
VII. land Use Element
A. Goal (2)
To preserve the natural drainage features within Winter Springs as assets
complementing the residential and commercial areas.
Comment: The preliminary drainage design takes full benefit of the site's topography by
creating stormwater treatment and storage at the lowest contours of the upland areas of
the site. In a significant rain event, the stormwater will outfall into the:!: 98.53 acres of
conservation.
1.
Objective (A)(2): Perpetuation of the existence and benefit of natural drainage
features, excluding them from uses that require the support of urban
infrastructure.
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Comment: The developable portions of the site are not natural drainage
features; however, the conservation area does serve as a basin into which many
surrounding properties outfall. The conservation area, as a natural drainage
feature, will not require any urban infrastructure related to this development.
2. Objective (8): "The City shall ensure the protection of natural drainage features
and other natural resources such as native vegetative communities, historic
resources and wildlife habitat by providing for clustering of development on
property proposed to be improved in exchange for preservation of natural
resources, and. permitting equivalent increased construction on the remaining
land owned by the same entity.
Comment: The development program proposes the preservation of
:!:98.53 acres (74% of the site) to remain in perpetual conservation. Development
will be clustered onto the upland areas of the property.
· Policy (1 )(c): Residential uses may be transferred to the upland portion
of a parcel designated as residential at a rate of 100% of the permitted
density on. the conservation district area, up to a maximum density of
ten (10) dwelling units per acre on the upland portion of the property.
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Comment: Transferring density from the conservation district area is not
proposed at this time. However, if transfer did take place, it would not
exceed the maximum density of ten (10) dwelling units per acre.
B.
Goal (3)
1. Objective (C): Allocation of acreage and diversity of land uses sufficient for civic,
commercial, and industrial activity, either separately, or within a mixed use
classification.
Comment: The development proposes a mixture of residential units,
non-residential use that compliment the Town Center district, and passive and
active recreation. The addition of the uses further the City's objective to allocate
diversity of land uses.
C. Goal (4)
1.
Objective A, Policy (5): Recreation facilities shall be installed in a neighborhood
park serving the area in which a new subdivision is located..."
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Comment: With the construction of the residential component of the subject
development, active and passive recreation areas will be provided.
VIII. Town Center Lane Use Element
A. Vision
"....The City Commission of the City of Winter Springs desires to implement the
requirement of Policy 3c of Objective A under Goal 1 of the Traffic Circulation Element
which indicates that there be "creation in the undeveloped central area of Winter Springs
of a primary civic, business and service focus for the City....lt is the declaration of the
City Commission, based on numerous public meetings, that the Town Center will be
developed in the "neo-traditiona'" or "new urbanism" approach involving mixed uses with
increased densities and intensities."
Comment: The location of this proposed Land Use Amendment is contiguous to the
current Town Center district, and is therefore, sited in the central area of Winter Springs.
The development program for the site will provide uses that compliment the remainder of
the Town Center as it develops. The design of the site will be in keeping with
"neo-traditional" or " new urbanism" standards.
B.
Goal (5)
The primary and fundamental purpose of the Town Center shall be a place where people
can reside in a mix of single and multiple family dwellings, and also gather to shop, relax,
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recreate, be entertained, attend community events, and enjoy the natural beauty of lands
located in the Town Center."
Comment: The residential and non-residential components of the development will be
designed so as to encourage pedestrian interaction. This will be accomplished through
pedestrian walkways, passive recreation areas, and active recreation areas.
Furthermore, the heart of the Town Center will be located within a 5 minute waking
distance from the subject site.
1. Objective A: "The Town Center should be located in close proximity to existing
public facilities such as City Hall, Winter Springs High School, Central Winds
Community Park, and U.S. Post Office. The'Town Center should be a compact
area primarily located on the north side of Route 434 and along both sides of
Tuskawilla Road, as depicted on the City's Future Land Use Map."
Comment: The subject site is contiguous to the existing Town Center district
making the site in close proximity to the aforementioned public facilities.
The addition- of the subject site would keep the entire Town Center district
compact. The site is located along the west of Tuskawilla Road.
a.
Policy 1: From time to time, the City Commission may revise the Future
Land Use Map to designate land ''Town Center" consistent with this
Objective."
(
Comment: This policy provides the City Commission with clear authority
to add additional lands to the existing Town Center.
b. Policy 4: Through the enactment of creative and, flexible land
development regulations, permit a variety of mixed-uses consistent,
compatible, and in harmony with the Town Center Goal, including Single
family residential, multiple family residential, commercial retail and'
services, public services and buildings, parks, and schools."
Comment: This policy is furthered in that the development program of
the subject site offers a variety of uses that are consistent, compatible,
arid in harmony with the existing Town Center district.
IX. Infrastructure
Roads: The site is situated in an area with a road network that more than meets the needs to
develop the subject site as proposed. The site fronts on Tuskawilla Road. Tuskawilla Road is
currently being four-Ianed by Seminole County. The road will have adequate capacity to
accommodate the subject site at an acceptable Level of Service.
TSW11Reportsl5000
8
BOWYER-SINGLETON
Sanitary: Sanitary service will be obtained from Winter Springs through a connection located to
the south. There is adequate capacity to accommodate development of the subject site at an
acceptable Level of Service.
Water: Water service will be obtained from Seminole County via a 12" water main. There is
adequate capacity to accommodate the site at an acceptable level of service.
X. Wetlands
An environmental assessment report was performed by Morgan Environmental Consulting (copy
attached as Exhibit J). During the assessment period, a wetland line was delineated and
surveyed in accordance with the St. Johns River Water Management District (SJRWMD) and
United States Army Corps of Engineers, (USACOE) standards; a jurisdictional determination is
currently being sought for this line.
All development will comply with the permitting standards of any agency having jurisdiction over
such matters.
Please refer to Exhibit K, Wetland Map for a graphic depiction of the site in relation to wetlands.
XI.
Soils
(
Universal Engineering Sciences has performed a preliminary geotechnical exploration of the site.
According to their report, the existing on-site soils are suitable for development. Also, no muck
was found in the areas to be developed, nor was there any confining soil layer that would inhibit
percolation.
Please refer to Exhibit.L for a copy of the Geotechnical Report. Also, refer to Exhibit M,
Soils Map, for a graphic depiction of the on-site soils.
XII. Flood Prone
According to Flood Insurance Rate Maps, the areas of the site proposed for development do not
contain any flood prone land.
XIII. East Central Florida Regionar' Planning Council and State Comprehensive land Use Plan
This Land Use Amendment Application furthers the Goals, Objectives, and Policies of the East
Central Florida Comprehensive Regional Policy Plan and the State's Comprehensive Plan.
TSWI\Reports\5000
9
BOWYER-SINGLETON
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Exhibit J
Environmental Assessment Report
Morgan Environmental Consulting
740 Florida Central Parkway, Suite 2004
Longwood, Florida 32750
(" June 1, 2000
Mrs. Sandy Bierly
CHC Development
1 31 Park Lake Street
Orlando, Florida 32803
Re: Environmental Status Report
Tuskawilla Trails/Plante Property
Dear Mrs. Bierly:
Per your request, a thorough environment~1 analysis of the subject property
has been performed, including information relating to listed species of
wildlife and plants, as well as a review of wetland issues. All field work has
been completed in conform.ance with applicable regulations and guidelines set
forth by the State of Florida and federal environmental regulatory agencies
as well as state and federal wildlife departments.
( SITE EV ALVA TION
The Tuskawilla Trails/Plante Property is an approximately 200 acre tract
that is located within Seminole County. This parent tract is composed of two
adjacent parcels that are separated by a number of out parcels. The
largest, approximately 1 60 acres, and most northern of these parcels is
referred to as Tuskawilla Trails and consists of a mobile home park. The
Tuskawilla Trails property fronts on the western side of State Road 434,
roughly one-half mile north of Tuskawilla Road. The second of these parcels
is approximately 39 acres in size and is located to the south and east of
Tuskawilla Trails. This parcel" is referred to as the Plante Property and
fronts on the western side of Tuskawilla Road, approximately one-quarter
mile south of State Road 434. The Tuskawilla Trails property is located
within Section 36, Township 20 South, Range 30 East. The Plante property is
located within Section 1, Township 21 South, Range 30 East.
(
*It should be noted that approximately 45 acres of the Tuskawilla Trails
property has previously been developed as a mobile home community.
Therefore, only the remaining :f: 110 acres will be discussed within this
report.
Phone (407) 260-0448 . Fax (407) 260-0446
(
Mrs. Sandy Bierly
Environmental Status Report
June 1, 2000
Page 2
With regard to upland tracts located within the parent parcel, there are
three (3) distinct vegetative communities. The first of these upland
communities is located within the Tuskawilla Trails property, within its'
southeast corner. These uplands can be characterized as a longleaf pine _
xeric oak community (FLUCCS* - 412) that is dominated by a canopy of
long/eaf pine, live oak, and laurel oak; a sub-canopy of scrub oak and wax
myrtle; and a dense understory of saw palmetto, deermoss, and fetterbush~
The second up/and community is located within the Plante property and
consists of the majority of land located north of the retention pond,'
currently being constructed by Seminole County. This community can be
characterized as a pine - mesic oak community (FLUCCS* - 414) that is
dominated by a canopy of slash pine, laurel oak, red maple, and scattered live
oak; a sub-canopy of like-species and cabbage palm; and an understory of
primarily bahia, andropogon, blackberry, and muscadine vine. The final upland
community within the parent tract is located within the southern portion of
the Plante property, south of the above mentioned retention pond. This area
can best be characterized as a pine-flatwood community (FLUCCS*- 411 ) the
is dominated by a canopy of slash pine and scattered longleaf pine and
sweetgum; a sub-canopy of like-species and wax myrtle; and an understory
of dense saw palmetto, fetterbush, braken fern, greenbriar, and muscadine.
With regard to wetlands, one (1 ) system exists on-site that would be claimed
as jurisdictional by local, state, and federal agencies. This wetland, although
contiguous, can be characterized as three (3) separate vegetative
communities. The largest of these wetland communities is located along the
western boundary of the Plante property and within the western and
southern portions of the Tuskawilla Trails property. This vegetative
community can best be described as a pond pine wetland (FLUCCS* - 622)
that is dominated by a canopy of pond pine, loblolly bay, sweetgum, and red
bay; a sub-canopy of like species, dahoon holly, and wax myrtle; and an
understory of palmetto, cinnamon fern, chain fern, and galberry. Due to the
drop in elevation along the western boundary, this system acts as a "seepage
slope" wetland, a wetland typically found on a sloped property, where there is
a confining layer close to the surface that "releases" water along the higher
elevations of :the slope rather that at the lower elevations.
(
Mrs. Sandy Bierly
Environmental Status Report
June 1, 2000
Page 3
The second wetland system within the limits of the parent parcel .is located
within the southern portion of the plant property, just south and adjacent to
the Seminole County retention pond. This system is a mixed wetland
hardwood community (FLUCCS* - .61 7) that is dominated by a canopy of
sweetgum, loblolly bay, red bay, and scattered pond pine; a sub-canopy of
like species, sabal palm, wax myrtle, and dahoon holly; and an understory of
cinnamon fern, chain fern; greenbriar, and muscadine. This portion of the
overall forested wetlands is hydrologically fed from a receiving body located
to the west of Tuskawilla Road. Once the surface water is collected, it
drains west into the subject wetland system via a culvert underneath
Tuskawilla Road. More specifically, it empties into a small pond (FLUCCS* -
524) that is dominated by a blanket of duckweed. Once the surface water
stages up, it then sheetflows into the forested wetland, flowing west and
eventually reaching Lake Jessup.
(
The subject wetland has been delineated via flagging and has been labeled
MEC 101 thru MEC 123 along-the southwestern boundary, MEC 201 thru MEC
213 along the northwestern boundary, and MEC 301 thru MEC 328 along its'
southern boundary. An aerial has been attached for your review with the
approximate boundaries and jurisdictional limits delineated.
SOILS SURVEY
While on-site, the subject property's soils were reviewed and were found to
be consistent with the identification 'of soils as listed within the Seminole
County Soils Survey. Soils found to exist on-site based upon the soils survey
are as follows: Adamsville-Sparr fine sands (2); Basinger, Samsula, and
Hontoon soils, depressional (10); Basinger and Smyrna fine sands,
depressional (11); Felda and Manatee mucky fine sands, depressional (11);
and Myakka and EauGallie fine sands (20).
(
(
Mrs. Sandy Bierly
Environmental Status Report
June " 2000
Page 4
WILDLIFE ANALYSIS
At this time, authorization has only been given for the review of the Plante
property. The Plante property has been extensiv~ly analyzed to determine
the extent of. utilizatio~ by wildlife, with. special.. emphasis given to
endangered, threatened, or special concern species, as listed by the Florida
Fish and Wildlife Conservation Commission (FF&WCC) and the US Fish and
Wildlife Service (USF&WS). The wildlife survey was conducted utilizing
pedestrian transects of the site, in compliance with the FG&FWFC's technical
manual entitled Wildlife Methodologies Guidelines. No species of wildlife
listed as either being endangered, threatened, or of -special concern was
observed residing within or utilizing this property.
(
However, it should be noted that an eagle's nest, which has been previously
determined by the FF& WCC to be active; 'is known to exist off-site to the
west. This nest, SE 002, may be located within 1500' of the subject
properties. If this is the case, the project may be located within the nest's
primary or secondary protection zones and would therefore have certain
development restrictions that may apply. More detailed coordination with
the agencies will occur following submittal of site plan information to the
FF&WCC and USF&WS offices.
. LISTED PLANT SPECIES ANALYSIS
No species of plant listed as being rare or endangered was observed within
the boundaries of the Plante property. However, the following species is
listed as being commercially exploited by the USF&WS commission: cinnamon
fern (Osmunda cinnamomea). Although this species is listed, there are no
restrictions toward the development of the property.
As stated above, no wildlife review of the Tuskawilla Trails property has been
performed or authorized.
(
Mrs. Sandy Bierly
( Environmental Status Report
June 1, 2000
Pag e 5
If you. have any questions or concerns regarding this information, or if you
need any additional information, please contact me at my office. Thank you.
~
Stephen Butler
Morgan Environmental Consulting, Inc.
attachment: aerial with approximate boundary and wetland delineations
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ENCINH"INC . 'lANNINC . SURVEYINC . [NVIlIIONM(HfAI
Prepared For:
CHC Development Co., Inc.
520 SOUTH MAGNOLIA AVENUE
ORLANDO. FLORIDA 32801
(407) 843-5120
FAX 407-649-8664
. Comprehensive Policy
Plan Amendment
7-20-00 TSWl
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Exhibit L
Geotechnical Report
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~ Environmental Sciences' Construction Matenals Testing
Ottices in
. Orlando
. Gainesville
. Fort Myers
. Rockledge
. 51. Augustine
. Daytona Beach
. West Palm Beach
. Jacksonville
. Ocara
. Tampa
. Debary
May 31, 2000
CHC Development Co., Inc.
131 Park Lake Street
Orlando, Florida 32803
Attention:
Mr. Carl H. Cahill
Reference: Preliminary Geotechnical Exploration
Tuskawilla Road Subdivision, BSA 14
Winter Springs, Seminole County, Florida
Project No. 17636-004-01
Report No. .117384
Dear Mr. Cahill:
Universal Engineering Sciences, Inc. has completed the preliminary geotechnical investigation
of the 24-acre property located on State Road 434 in Winter Springs, Seminole County, Florida.
The scope of this investigation was conducted in conjunction with, and authorized by, you.
1.0 PROJECT DESCRIPTION
We understand you are considering developing a 24 acre site located on the west of Tuskawilla
Road, just south of SR 434 in Seminole County. We have been supplied with a faxed tax map
showing the property geometry. Further, you have identified concerns related to the presence
of hardpan soils. This preliminary evaluation will identify the general soils and groundwater
conditions on the site.
This report contains the results of our investigations, information of the general subsurface
conditions, the presence or lack of unsuitable soils, and recommendations on the estimated
seasonal high groundwater conditions, preliminary foundation design, pavement design,
preliminary site preparation and potential geotechnical constraints to the proposed
development.
Page 1 of 5 Pages
3532 Maggie Blvd. . Orlando. FI 32811 . (407) 423-0504 . Fax (407) 423-3106
Project No.
Report No.
17636-004-01
117384
2.0 FIELD INVESTIGATION
At present the subject site is a partially cleared, undeveloped land with moderate to heavy
vegetation consisting mostly of pine and oak trees. As part of this preliminary geotechnical
exploration, the subsurface conditions across the site were investigated with a total of ten hand
auger borings advanced to depths of 7 feet each below existing grades. The approximate
locations of these soil borings (designated as AB-1 through AB-tO) are presented in Appendix
A-1: Boring Location Plan.
The soil borings were performed by manually advancing a 3-inch diameter by 7-inch length,
auger attached to a slender, solid stem into the soil to the required depth. The soil type is
evaluated by visual observation from the cuttings obtained from the auger.
Samples of the soils encountered at each representative soil layers encountered in the test pit
were obtained and saved in glass jars forvisual inspection. These jar samples will be held in
our laboratory for your inspection for 60 days unless we are notified otherwise.
3.0 SUBSURFACE CONDITIONS
(
The subsurface conditions encountered at the boring locations consisted of mostly light brown,
grayish brown to dark brown, fine sands with trace of silt extending from the ground surface to
the depth of termination of 7 feet. At the time of our investigation, the groundwater table was
encountered at a depth of about 6.9 feet at three of the ten soil borings. Groundwater table
was not encountered to the depth of termination of 7 feet in the remaining borings. Deeper soil
borings will need to be performed to evaluate the groundwater table depths and elevations at
the subject site. .
The boring locations and detailed subsurface conditions are illustrated in Appendix A: Boring
Location Plan and Appendix B: Boring Logs. The classifications and descriptions shown on the
logs are generally based upon visual characterizations of the recovered soil samples and a
limited number of laboratory tests. AlsQ, see Appendix B: Soils Classification Chart, for further
explanation of the symbols and placement of data on the Boring Logs.
4.0 PRESENCE OR LACK OF UNSUITABLE SOILS
Overall, the subsurface conditions encountered consisted predominantly of relatively clean fine
sands with varying amounts of silt. While the surficial sandy soils are likely to be loose in
nature and may need extra compaction during site preparation, it should be suitable for support
of lightly loaded building structures. There was no evidence of presence of unsuitable soils
such as organic muck or soft clays within the depths encountered.
Page 2 of 5 Pages
w
Project No.
Report No.
17636-004-01
117384
( 5.0 ESTIMATED SEASONAL HIGH GROUNDWATER CONDITIONS
The groundwater table will fluctuate seasonally depending upon local rainfall. The rainy season
in Central Florida is normally between June and September. Based upon our review of
U.S.G.S. data, Seminole County Soils Survey, and regional hydrogeology, our best estimate
for the seasonal high groundwater table could be on the order of at least 4.5 feet to 5 feet below
the existing ground surface at the soil boring locations. The existing and estimated seasonal
high groundwater table at each location appears in Appendix B: Boring Logs.
It should be noted that the estimated seasonal high groundwater levels do not provide any
assurance that groundwater levels will not exceed these estimated levels during any given year
in the future. Should impediments to surface water drainage exist on the site, or should rainfall
intensity and duration, or total rainfall quantities, exceed the normally anticipated rainfall
quantities, groundwater levels may exceed our seasonal high estimates.
6.0 PRELIMINARY FOUNDATION DESIGN
(
Based on the subsurface conditions encountered at the site, we anticipate that relatively lightly
loaded structures may be founded on conventional, shallow spread foundations or on
reinforced monolithic slabs with conventional site preparation. T~e actual design of the
foundations will most likely be governed by, building structure type, wall and column loads and
the allowable settlement for the structures. A comprehensive subsurface exploration and
analysis are necessary for the final foundation design and the site civil design of pavement
grades and retention ponds. Therefore, we strongly recommend the foundation design should
be based on additional information obtained from a comprehensive subsurface exploration
program.
7.0 PRELIMINARY PAVEMENT DESIGN
We recommend using a flexible pavement section for the design of parking lots and driveways.
Flexible pavements combine the strength and durability of several layer components to produce
an appropriate and cost-effective combination of available materials. For preliminary pavement
designs, we recommend using a three-layer pavement section consisting of stabilized
subgrade, base course, and surface course. A stabilized subgrade may be required due to the
relatively clean nature of the surficial sands since these sands may not provide the necessary
stability during the compaction operations. The three-layer pavement may be placed on
existing, prepared subgrade or compacted embankment fill.
8.0 PRELIMINARY SITE PREPARATION
Based on the subsurface conditions encountered, it is our opinion conventional normal
site preparation procedures should be adequate for support of lightly loaded buildings and for
parking lots over a majority of the soil. We encountered only surficial rootmat and root material
from the dense vegetation; these are anticipated to be stripped away during the initial earthwork
operations. The site preparation procedures may include but not be limited to the following
procedures:
(
Page 3 of 5 Pages
E!3
Project No.
Report No.
17636-004-01
117384
stripping the site of vegetation and removal of surficial topsoil, rootmat and surficial
organic soils completely where encountered;
proof-rolling and proof-compacting the subgrade with a large vibratory roller; extra
compaction may be required due to the loose nature of the surficial sands on the site;
· filling to grade with select fill material in thin lifts and compacting each lift adequately;
· QA/QC on the fill placed and testing of subgrade soils.
We would be glad to provide you with detailed recommendations for the site preparation
procedures once the final geotechnical exploration is completed. .
9.0 POTENTIAL GEOTECHNICAL CONSTRAINTS
Overall,- the subsurface conditions encountered at the site consisted of mostly clean sandy soils
which are favorable for normal construction. Other than some extra compaction efforts to
compact the surficial sands to support light buildings, we do not anticipate any major
geotechnical and subsurface constraints that would adversely affect development costs.
10.0 ADDITIONAL INVESTIGATION
(
Finally, please note that this investigation is preliminary in nature and designed to provide you
information on general subsurface conditions and identify potential subsurface constraints that
may affect the cost of construction. The information obtained from this investigation is not
sufficient for design of foundation system, building and pavement grades, and retention ponds.
We strongly recommend that information obtained from this preliminary investigation be
supplemented with a more comprehensive subsurface exploration once the building, retention
layouts and the site plans have been finalized. The foundations for the building should be
designed based on the information obtained from a comprehensive geotechnical investigation
program.
11.0 LIMITATIONS
During the early stages of most construction projects, geotechnical issues not addressed in this
report may arise. Because of the natural limitations inherent in working with the subsurface,
it is not possible for a geotechnical engineer to predict and address all possible problems. An
Association of Engineering Firms Practicing in the Geosciences (ASFE) publication, "Important
Information About Your Geotechnical Engineering Report" appears in Appendix C, and will help
explain the complex nature of geotechnical issues. Further, we present documents in
Appendix C: Constraints and Restrictions, to bring to your attention the potential concerns and
the basic limitations of a typical geotechnical report.
Page 4 of 5 Pages
f!]
Project No.
Report No.
17636-004-01
117384
( 12.0 CLOSURE
We appreciate the opportunity to have worked with you on this project and look forward to a
continued association. Please do not hesitate to contact us if you should have any questions,
or if we may further assist you as your plans proceed.
Respectfully submitted,
UNIVERSAL ENGINEERING SCIENCES, INC.
//~,
Shridflar S. Rao
Project Engineei
~/A,)lj~ 5'/~/l:Jo
Bruce H. Woloshin, P.E.
P.E. No. 36734
Manager - Geotechr.icai Engineering
SSR:BHW:cc
cc: Client (6)
Attachments
Appendix A-1: Boring Location Plan
Appendix B-1: Boring Logs
Appendix B-2: Soils Classification Chart
Appendix C-1: Important Information About Your Geotechnical Engineering Report
Appendix C-2: Constraints and Restrictions
Page 5 of 5 Pages
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~lBpWlYER
. 0lLr~GLE1DN
& AssOCIATES,INCORPORATED
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Exhibit M
Soils Map and Legend
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Soil
Survey
'BoWYER
SJNGLETON
&: AssOCIATES, INCORPORATED
Tuskawilla
Road Site
Prepared For;
CHC Development Co., Inc.
ENCIHl[fUNC . P'LANNINC . SUIIV[VINC . ENVI"ONM(NfAl
. 520 SOUTH MAGNOUA AVENUE
ORLANDO, FLORIDA 32801
(407) 843-5120
FAX 407-649-8664
Comprehensive Policy
Plan Amendment
7-20~00 TSWl
-)
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SOIL LEGEND
The recommended publication symbols are numerical. Map units without
percent slope designated are either level or nearly level or they are miscel.
laneous areas.
SYMBOL
2
3
4
5
'6
7
8
9
[I[]
11
12
13
14
em
16
17
18
19
~
em
22
23
24
25
26
27
28
29
30
em
32
33
34
35
NAME
Adamsville-Sparr fine sands
Arents, 0 to 5 percent slopes
Astatula fine sand, 0 to 5 percent slopes
Astatula fine sand, 5 to 8 percent slopes
Astatula-Apopka fine sands, 0 to 5 percent slopes
Astatula-Apopka fine sands, 5 to 8 percent slopes
Astatuia-Apopka fine sands, 8 to 12 percent slopes
Basinger and Delray fine sands
. Basinger, Samsula, and Hontoon soils, depressional
Basinger and Smyrna fine sands, depressional
Canova and Terra Ceia mucks
EauGallie and Immokalee fine sands
Felda mucky fine sand, saline, frequently flooded
Felda and Manatee mucky fine sands, depressional
Immokalee sand
Brighton, Samsula, and Sanibel mucks
Malabar fine sand
Manatee, Floridana, and Holopaw soils, frequently flooded
Myakka and EauGallie fine sands
Nittaw mucky fine sand, depressional
Nittaw muck, occasionally flooded
Nittaw, Okeelanta, and Basinger soils, frequently flooded
Paola-St. Lucie sands, 0 to 5 percent slopes
Pineda fine sand
Udorthents, excavated
Pomello fine sand, 0 to 5 percent slopes
Pompano fine sand, occasionally flooded
St. Johns and EauGallie fine sands
Seffner fine sand
Tavares-Millhopper fine sands, 0 to 5 percent slopes
Tavares-Millhopper fine sands, 5 to 8 percent slopes
Terra Ceia muck, frequently flooded
Urban land, 0 to 12 percent slopes
Wabasso fine sand
Soil
Survey
)
Prepared For:
CHC Development Co., Inc.
BoWYER
SJNGLETON
& AssOCIATES, INCORPORATED
ENGIH([ftINC . 'lAHNINC . SUlliV('t'INC . ENVI"OHM[HfAI
520 SOUTH MAGNOUA AVENUE
ORLANDO, FLORIDA 32801
(407) 843-5120
FAX 407-649-8664
Tuskawilla
Road Site
Comprehensive Policy
Plan Amendment
7-20-00 TSWl
(
BoWlYER
SJlNGLElDN
& ASSOCIATES, INCORPORATED
-(
Exhibit N
Property Surveys
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BoWlYER
SJlNGLEroN
& AsSOCIATES, INCORPORATED
INCIHUAINC . PLANNINC . SURVEYING. ENVIRONMENfAl
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Exhibit 0,
Property Legal Descriptions
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Lots 36, 37, 38, 59, 60, 61, 74 and that portion of Lot 73 lyin9 Easterly of the Southerly
projection of the Westerly line of said Lot 74, all being in BLOCK "0" of O. R. MITCHELL'S SURVEY
OF THE LEVY GRAllT ON LAKE JESSUP recorded in Plat Book I, Page 5 Public Records of Seminole County,
Florida and being more particularly described as follows: Begin at the N. W. corner of Lot 38
BLOCK "0" of said O. R. MITCHELL'S SURVEY OF THE LEVY GRANT 011 LAKE JESSUP, thence N83.50' 35"E,
1929.61 feet along the Northerly line of Lots 38, 37 and 36 of said BLOCK "0" to the N. E. corner
of said Lot 36 BLOCK .0"; thence S22.02'47"E, 2140.93 feet along the Easterly I ine, of Lots 36 and
59 of said BLOCK "0. to the Northerly line of TUSKAWILLA recorded in Plat 800k I, Page 5 Public
Records of Seminole County, Florida; thence 1187.04'40"\1,911.83 feet alon9 the Northerly line of
said TUSKAWILLA to the N. W. corner of said TU'SKAWILLA; thence S03.34'20"W, 1988,68 feet along the
Westerly line of said TUSKAWILLA to the Northerly line of GAROENA FARMS recorded in Plat 800k 6,
Pages 23 and 24 Publlc Records. of Seminole County, Florida., thence N84'52'OO"W, 1234.64 feet along
the Northerly line of said GAROEIIA FARMS to Southerly projection of the Westerly line of Lot 74 of
said 8LOCK "0" .rO,R. MITCHELL'S SURVEY OF THE LEVY GRAIIT ON LAKE JESSUP; thence N07"14'15"II,
3634.25 feet along said Southerly projection of the Westerly line of Lot 74 and along the Westerly
line of Lots 74, 61 and 38 of said BLOCK .0" to the Point of Beginning.
Containing 6,B2~,O~2 sq. ft. . 156.773 acres.
ALSO: That portion of Lot 26 BLOCK "B" of O. R. MITCHELL'S SURVEY OF THE LEVY GRAnT ON LAKE
JESSUP recorded in Plat Book I,. Page 5 Public 'Re'cords Seminole County, Florida, bounded on the
West by a platted road. on the East by S.R. 419, on the East by Lot 26 LUTTRELL.PARK recorded in
Pia t Book 11, Page 44 Public Records of Sem i no I e Coun ty, Flori da and on the South by 1 st Street
o~ said LUTTRELL PARK. and being more particularly described as follows:
Begin at the most Northerly corner of Lot 26 LUTTRELL PARK recorded in Plat Book II, Page 44,
Public Records of Seminole County. Florida, thence SI8.49'39"W, 117.93 feet along the Westerly line
of said Lot 26 to the Northerly line of l'st Street of said LUTTRELL PARK; thence N71"30'27"W,
81.S3 feet along said Northerly line to the Westerly line of Lot 26 BLOCK "B" of O,\.R. MITCHELL'S
SURVEY, OF THE LEVY GRANT 011 LAKE JESSUP recorded in PI at Book I, Page 5, Pub 1 i c Records of Semi no Ie.
County, Florida; thence N22002'47"W, 528.84 feet along the Westerly line of said Lot 26 eLOCK "0"
to the Westerly right-of-way of State Road 419 (OVIEDO ROAO recorded In Plat Book 6, Pages 74 and
75 Public Records Seminole County, Florida); thence S38"42'42"E, 506.78 feet along said Westerly
right-of-way; thence S18049'39"W, 9.48 feet to the Point of Be9innin9.
Containing 43,624 sq. ft. . 1.0015 acres.
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Les:: :';at::::"area of the existing Tuskawilla Trails devlopment
as indicated on the enclosed survey.
Property One
Legal
Description
BoWYER
SiNGLE1DN
& AssOCIATES, INCORPORATED
Tuskawilla
Road Site
fNCIHEOUHC . 'lAHNIHC . SUftV(YINC . [NVICIIOHWrHJAI
Prepared For:
CHC Development Co., Inc.
520 SOUTH MAGNOUA AVENUE
ORlANDO, FLORIDA 32801
(407) 843-5120
FAX 407-649-8664
Comprehensive POIiC'/
Plan Amendment
7-20-00 iSWl
<.
(
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LEGAL DESCRIPTION
LOTS 25 THROUGH 32,39 THROUGH 64, THOSE PORT IONS OF LOTS 37, 38.
54 LYI NG WEST 'OF TUSCAWI LLA ROAD, TUSCAWI LLA, AS SHOWN ON D.R.
MITCHELL'S SURVEY OF THE LEVY GRANT, ACCORDING TO THE PLAT
THEREOF AS RECORDED I N PLAT BOOK 1. PAGE 5. PUBL I C RECORDS OF
SEMI NOLE COUNTY. FLORIDA, TOGETHER WI TH ALL RIGHTS OF WAY LOCATED
ADJACENT TO THE ABOVE LOTS AS VACATED BY RESOLUT I ON RECORDED IN
OFFICIAL RECORDS BOOK 1050, PAGE 401. PUBLIC RECORDS OF SEMINOLE
COUNTY. FLORIDA. LESS THE EAST HALF OF THE RIGHT OF WAY LYING
ADJACENT TO LOTS 25 AND 26 ON THE WEST AND LOTS 23 AND 24 ON THE
EAST;
LESS ANO EXECPT FROM THE ABOVE THE FOLLOWI NG;
THOSE PORTIONS OF LOTS 37.38,53,54 AND 55. TAKEN FOR ROAD RIGHT
OF WAY FOR TUSCAWI LLA ROAD DESCRIBED I N ORDER OF TAK I NG RECORDED
IN OFFICIAL RECORDS BOOK 3603. PAGE 1095, PUBLIC RECORDS OF
SEMI NOLE COUNTY. FLORI DA.
Property Two
Legal
Description
BoWYER
SJNGLETON
& AssOCIATES, INCORPORATED
Tuskawilla
Road Site
[NGIH([ftIHC . 'lAHNIHC . su"vrVINC . [NYI"ONW(Nf"-l
Comprehensive Policy
Plan Amendment
Prepared For:
CHC Development Co., Inc.
520 SOUTH MAGNOLIA AVENUE
ORlANDO, FLORIDA 32801
(407) 843-5120 _
FAX 407-649-8664
TSWl
7-20-00
LEGAL DESCRIPTION
(
THAT PORTION OF LOT 73. BLOCK -0- OF D. R. MITCHELL'S SURVEY OF
THE MOSES E. LEVY GRANT AS RECORDED IN PLAT BOOK I AT PAGE 5 OF
THE PUBLIC RECORDS OF SEMINOLE COUNTY. FLORIDA, LYING wEST OF
TUSKAWILLA ROAD PHASE IV AND EAST OF THE SOUTHERLY EXTENSION OF
THE wEST LINE OF TUSKAWILLA AS SHOWN ON SAID D. R. MITCHELL'S
SURVEY OF THE MOSES E, LEVY GRANT; BEING MORE PARTICULARLY
DESCRIBED AS FOLLOWS:
COMMENCE AT THE NORTHWEST CORNER OF OAK FOREST UNIT SEVEN AS
RECORDED IN PLAT BOOK 39 AT PAGES 16 AND 17 OF THE PUBLIC
RECORDS OF SEMINOLE COUNTY, FLORIDA; THENCE RUN S 84048'49- E,
ALONG THE NORTH LINE OF OAK FOREST UNIT SEVEN, A DISTANCE OF
123,67 FEET TO A POINT OF INTERSECTION WITH THE SOUTHERLY
EXTENSION OF THE WEST LINE OF TUSKAWILLA AS SHOWN ON D. R.
MITCHELL'S SURVEY OF THE MOSES E. LEVY GRANT AS RECORDED IN PLAT
BOOK I AT PAGE 5 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY.
FLORIDA. AND A POINT OF BEGINNING; THENCE CONTINUE S 84048'49-
E. ALONG THE NORTH LINE OF OAK FOREST UNIT SEVEN. A DISTANCE OF
1.209.13 FEET TO THE wEST RIGHT-OF-WAY LINE OF TUSKAWILLA ROAD
PHASE IV; THENCEN 14008'55" E. ALONG SAID WEST RIGHT-OF-WAY
LINE. A DISTANCE OF 54,48 FEET TO THE SOUTH LINE OF TUSKAWILLA
AS SHOWN ON SAID D. R. MITCHELL'S SURVEY OF THE MOSES E. LEVY
GRANT; THENCE N 87002'40. W, ALONG THE SOUTH LINE OF SAID
TUSKAWILLA. A DISTANCE OF 1,218.71 FEET TO THE SOUTHwEST CORNER
OF SAID TUSKAWILLA; THENCE S 03037'30- W ALONG THE SOUTHERLY
EXTENSION OF THE WEST LINE OF SAID TUSKAWILLA. A DISTMICE OF
6.38 FEET TO THE POINT OF BEGINNING.
CONTAINING 0.836 ACRE MORE OR LESS.
DESCRIPTIONS FOR STREETS TO BE VACATED
THAT UNNAMED RIGHT-OF-WAY LYING SOUTH OF LOTS 55, 58. 59, 62.
AND 63; SOUTH OF UNNAMED RIGHT-OF-WAY BETWEEN LOTS 55 AND 59 AND
BETWEEN LOTS 59 AND 62; WEST OF TUSKAWILLA ROAD PHASE IV AND
EAST OF THE wEST LINE OF TUSKAWILLA AS SHOWN ON D. R. MITCHELL'S
SURVEY OF THE MOSES E. LEVY GRANT AS RECORDED IN PLAT BOOK I AT
PAGE 5 OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA.
THAT UNNAMED RIGHT-OF-WAY LYING WEST OF LOTS 31,32.47.48.63.
AND 64; WEST OF UNNAMED RIGHT-OF-WAY BETVlEEN LOTS 31 AND 48 AND
BETWEEN LOTS 47 AND 64; SOUTH OF THE NORTH LINE OF LOT 32
EXTENDED WESTERLY AND NORTH OF THE SOUTH LINE OF TUSKAWILLA AS
SHOWN ON D. R. MITCHELL'S SURVEY OF THE MOSES E. LEVY GRANT AS
RECORDED IN PLAT BOOK I AT PAGE 5 OF THE PUBLIC RECORDS OF
SEMINOLE COUNTY. FLORIDA
THE SOUTH 1/2 OF THAT UNNAMED RIGHT-OF-WAY LYING NORTH OF LOTS
37 AND 40; NORTH OF THE UNNAMED RIGHT-OF-WAY 6ETWEE11 LOTS 37 AND
40; EAST OF THE WEST LINE OF LOT 40 AND WEST OF TUSKAWILL~ ROAD
PHASE IV. TUSKAWILLA AS SHOWN ON D. R. MITCHELL'S SURVEY OF THE
MOSES E. LEVY GRANT AS RECORDED IN PLAT BOOK I AT PAGE 5 OF THE
PUBLIC RECORDS OF SEMINOLE COUNTY. FLORIDA.
Property Three
Legal
Description
BoWYER
S]NGLEWN
& AssOCIATES, INCORPORATED
Tuskawilla
Road Site
(HCIH[(ftlNC .. 'l.-.HNINC .. SUftV(Y1NC . (NYI..ON...r,..'....
Prepared For:
CHC Development Co., Inc.
520 SOUTH MAGNOLIA AVENUE
ORlANDO. FLORIDA 32801
(407) 843-5120
FAX 407-649-8664
Comprehensive Policy
Plan Amendment
7-20-1)0 TSWl