HomeMy WebLinkAbout2003 10 01 Public Hearings Item A
PLANNING & ZONING BOARD/LP A AGENDA
PUBLIC HEARING- ITEM A
October 1. 2003
Meeting
REQUEST:
The Community Development Department- Planning Division requests that the Planning &
Zoning Board/Local Planning Agency hold a Public Hearing to consider a Large Scale
Comprehensive Plan Amendment (Ordinance 2003-35) changing the Future Land Use Map
designation from "Low Density Residential" to "High Density Residential" for three (3) parcels
located at the northwest corner of Parks tone Blvd. and SR 434, within the Parkstone PUD.
APPLICABLE LAW AND PUBLIC POLICY:
Florida Statute 163.3174 (4) The Local Planning Agency shall have the general responsibility for
the conduct of the comprehensive planning program. Specifically, the Local Planning Agency shall:
(a) Be the 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. . .
(b) Monitor and oversee the effectiveness and status of the comprehensive plan and recommend to
the governing body such changes in the comprehensive plan as may from time to time be required...
Winter Springs Article III. Comprehensive Plan Amendments
Section 15-37. Local Planning Agency Review and Recommendation.
Prior to the City Commission's consideration of the application, the Local Planning Agency shall
consider the application(s) at a Public Hearing, along with the staff review board's recommendation,
and recommend that the City Commission approve, approve with modifications (text only), or deny
the application for transmittal to the Department of Community Affairs. At a minimum, the Local
Planning Agency shall consider the same factors considered by the staff review board. The LP A shall
hold at least one (1) public hearing prior to making its recommendation to the City Commission.
Section 15-36. Review criteria.
The recommendation of the staff review board shall be based on the following minimum factors, if
applicable:
\'(!hether the proposed amendment will have a favorable or unfavorable effect on the city's budget,
or the economy of the city or the region;
Whether the proposed amendment will diminish the level of service (LOS) of public facilities;
\'(!hether there will be a favorable or unfavorable impact on the environment or the natural or
historical resources of the city or the region as a result of the proposed amendment;
\'(!hether the proposed amendment is consistent with the goals, objectives, and policies of the state
comprehensive plan set forth in Chapter 187, Florida Statutes, and the East Central Florida Regional
Policy Plan, adopted by Rule 29F-19.001, Florida Administrative Code;
Oct. 1, 2003
P&Z/LPA Public Hearing Item A
\\1hether the city is able to provide adequate service from public facilities to the affected property, if
the amendment is granted, and whether the amendment will promote the cost/effective use of or
unduly burden public facilities;
Whether the amendment is compatible with surrounding neighborhoods and land use;
\\1hether approval of the amendment will cause the comprehensive plan to be internally inconsistent;
\\1hether the proposed amendment will promote or adversely affect the public health, safety, welfare,
economic order, or aesthetics of the city or region; and
The contents of any Evaluation and Appraisal Report (EAR) prepared pursuant to 163.3191, Florida
Statutes.
Florida Statute 163.3184 Process for adoption of comprehensive plan or plan
amendment.
(15) PUBLIC HEARINGS.--
(a) The procedure for transmittal of a complete proposed comprehensive plan or plan
amendment. .. shall be by affirmative vote of not less than a majority of the members of the
governing body present at the hearing. The adoption of a comprehensive plan or plan amendment
shall be by ordinance. For the purposes of transmitting or adopting a comprehensive plan or plan
amendment, the notice requirements in chapters 125 and 166 are superseded by this subsection,
except as provided in this part.
(b) The local governing body shall hold at least two advertised Public Hearings on the proposed
comprehensive plan or plan amendment as follows:
1. The first Public Hearing shall be held at the transmittal stage pursuant to subsection (3). It shall
be held on a weekday at least 7 days after the day that the first advertisement is published.
2. The second Public Hearing shall be held at the adoption stage pursuant to subsection (7). It shall
be held on a weekday at least 5 days after the day that the second advertisement is published.
(c) The local government shall provide a sign-in form at the transmittal hearing and at the adoption
hearing for persons to provide their names and mailing addresses. The sign-in form must advise that
any person providing the requested information will receive a courtesy informational statement
concerning publications of the state land planning agency's notice of intent. The local government
shall add to the sign-in form the name and address of any person who submits written comments
concerning the proposed plan or plan amendment during the time period between the
commencement of the transmittal hearing and the end of the adoption hearing. It is the
responsibility of the person completing the form or providing written comments to accurately,
completely, and legibly provide all information needed in order to receive the courtesy informational
statement.
(d) The agency shall provide a model sign-in form for providing the list to the agency which may be
used by the local government to satisfy the requirements of this subsection.
(e) If the proposed comprehensive plan or plan amendment changes the actual list of permitted,
conditional, or prohibited uses within a future land use category or changes the actual future land use
map designation of a parcel or parcels of land, the required advertisements shall be in the format
prescribed by... s. 166.041 (3) (c)2.b. for a municipality.
Winter Springs Article III. Comprehensive Plan Amendments
Section 15-30.. Authority. purpose and intent.
The City Commission of Winter Springs shall have the sole authority to amend or supplement the
comprehensive plan in accordance with the mandatory requirements of Sections 163.3184, 163.3187
and 163.3189 Florida Statutes and this article. This article is enacted to establish the procedures for
processing amendments to the city's comprehensive plan and to establish a schedule whereby
applications for amendments to the plan will be accepted. This article is also intended to implement
the relevant requirements of Chapter 163, Part II, Florida Statutes and Chapter 9)-11, Florida
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Oct. 1, 2003
P&Z/LPA Public Hearing Item A
Administrative Code. Said requirements shall govern in the case of any conflict between the
provisions of this article and these chapters cited.
Florida Statute 163.3187 Amendment of adopted comprehensive plan.
Amendments to comprehensive plans adopted pursuant to this part may be made not more than two
times during any calendar year. . .
Winter Springs Charter Section 4.15 Ordinances in General.
CHRONOLOGY:
July 05, 1995- P&Z Meeting for Rezoning to PUD and approval of Master Plan
Sept. 3, 1997- P &Z approved Master Plan revision reducing Tract C from 13 to 2 acres
and redesignated Tract C&D from Flexible Land Use to Neighborhood
Commercial and Professional Office
Nov. 23, 1998- Commission approved final engineering (less 43 lots)
July 12, 1999- Commission approved final engineering for remaining 43 lots.
Aug. 06, 2003- Application received for Large Scale Comprehensive Plan Amendment
Aug. 19,2003- StaffDRC review of the applicant's submittal
Aug. 22, 2003- Public Noticing in Orlando Sentinel of LP A Public Hearing
Sept. 03, 2003- P & Z Board (LP A) hears the request and postpones making a
recommendation until property owners are notified.
Sept. 04, 2003- Adjacent property owners within 150' Notified by Certified Mail of
Public Hearings schedule.
Sept. 04, 2003- Property posted with signage noticing upcoming meetings
Sept. 23, 2003- Public Noticing in Orlando Sentinel ofLP A Public Hearing
Oct. 01, 2003- P & Z Board (LP A) hears the request and makes recommendation to
Commission
CONSIDERATIONS:
Applicant - Lyder Johnson, Limited Partner Oviedo V Ltd.
Owner- Oviedo V Ltd.
2648 W. SR 434 #B; Longwood, FL 32779
Phone: 407-862~9990
Parcel #s: - 35-20-30-5PH-OAOO-0000
3 5-20-30-5PH -OBOO-OOOO
35- 20-30-5PH -OCOO-OOOO
Acreage-
12.015 Gross Acres
General Location - The property is located on the northwest comer of Parks tone Blvd. &
SR 434 in the Parkstone PUD in the center of the City.
Legal Description - Tracts A, B, C of Parks tone Unit 1, Plat Book 56, Page 17 thru 21.
Chronology of Subiect Property - The Parkstone PUD project was originally conceived in
1995. The final Master Plan was approved in 1997 and final Engineering was approved
Page 3 of 11
Oct. 1, 2003
P&Z/LPA Public Hearing Item A
in 1998 and 1999. The recorded plat along with the phasing plan indicates that Tracts A,
B & C are Commercial. City records indicate that the Commercial designation was
changed from "Flex-Use" to "Commercial" in 1997. To date, all of the Parkstone
subdivision is developed to the north, west, and immediately east of the subject property.
Approximately half of the remaining houses on the east side of the subdivision are
developed, while the remainder are under construction.
Existing Land Use - The three parcels are currently undeveloped, vacant property. It is
anticipated that the development of the subject property will proceed soon after the large-
scale comprehensive land use amendment is approved. Adjacent land uses are identified
in the consultant's attached report.
Development Trends - Rapid infill development along SR 434 is taking place in the area
of the subject property. Development of the subject property would continue this trend.
Proposed Future Land Use Classification - The proposed future land use map designation
from City of Winter Springs "Low Density Residential" to City of Winter Springs "High
Density Residential" is appropriate and compatible with adjacent land uses.
LetterslPhone Calls In Favor Or Opposition - None, as of August 22,2003.
COMPREHENSIVE PLAN AMENDMENT ANALYSIS:
The following summarizes the data and issues which staff analyzed in reviewing this
application:
Justification for Future Land Use Designation - The applicant is requesting the land use
change to allow the construction of multi-family townhouse units (not exceeding 12
dwelling units per acre). Although the current Future Land Use Map designation is "Low
Density Residential", the development plans previously approved by the City allowed for
Neighborhood Commercial use on these three (3) parcels. It is not clear why the Future
Land Use designation of "Low Density Residential" was applied to the entire
development when it was the intent (as illustrated on the Master Plan) that these parcels
were to be developed as Commercial.
Regardless, the applicant's request for a change in land use is appropriate given the
prevailing character of the immediate area and in evaluating the surrounding land use and
the future goals and objectives of the City.
Public Facilities - The necessary infrastructure capacity is in place to support the increase in
population which would result if the proposed FLUM change is accepted. Availability as
well as improvements or expansions needed as a result of the proposed amendment are
addressed in the consultant's report.
Nuisance Potential Of Proposed Use To Surrounding Land Uses - As part of the first phase
of the development, the developer constructed a solid brick wall along the perimeter of
the subject property. This wall provides a visual barrier from SR 434 to the single family
development and was intended to buffer the residences from the future commercial use.
Page 4 of 11
Oct. 1, 2003
P&Z/LPA Public Hearing Item A
The proposed FLUM designation will allow a controlled gradation of residential intensity
from SR 434 into the development. The proposed designation also results in less traffic
impact (as illustrated in the consultant's attached report) on Parkstone Blvd. and the
Parkstone neighborhood. The proposed townhouse development will be a higher quality
product and will provide more stability to the Parkstone community than a commercial
development with tenants that come and go.
This change will provide a transition between the existing low density residential use to
the high density residential to the commercial corridor along SR 434.
Natural Lands Compatibility- A portion of the Parkstone PUD (along Lake Jessup) is
already designated as conservation on the Future Land Use Map. No changes are
proposed to the conservation area.
The subject property was cleared for construction previously, so is devoid of trees. The
property does not include any wetlands and there are n~ environmental concerns known.
The property is relatively flat and is not subject to flooding and does not have any historic
significance that has been recorded.
Consistency With The Comprehensive Plan - The application for a Large Scale
Comprehensive Plan Amendment changing the Future Land Use map designation is found
to be in compliance with the Goals and Objectives of the Winter Springs Comprehensive
Plan Housing Element (pages III-41 through III-48), related to the location of residential
subdivisions:
GOAL 1: PROVISION OF HOUSING. To ensure an adequate supply of a wide range of
housing types, at various levels of affordability, to accommodate the needs of the residents of
Winter Springs.
Objective 1.t: Housing Supply. Assist the private sector to provide approximately 1,124 new
dwelling units of various types, sizes and costs between 2000 and 2005, plus an additional 2,249
units between 2005 and 2010 necessary to house the City's anticipated population through the
planning horizon.
Objective 1.2: Infill. The City shall promote infill development by supporting alternative
development standards consistent with the existing zoning standards, where necessary and feasible.
FINDINGS:
. The request is consistent with all applicable goals, objectives and policies of the City's
adopted Comprehensive Plan.
. The request is in conformance with the purpose and intent of the City Code and with
all applicable requirements.
. Considering the type and location of uses involved and the general character of the
area, the change of the FLUM designation will not result in any incompatible land
uses, including such factors as height, bulk, scale, intensity, traffic, noise, drainage,
dust, lighting, appearance, and other factors deemed important.
STAFF RECOMMENDATION:
Page 5 of 11
Oct. I, 2003
P&Z/LP A Public Hearing Item A
Based on Staff review of the application and Consultant's report, Staff recommends that
the Planning & Zoning BoardlLP A hold a Public Hearing and recommend Approval to
the City Commission for First Reading/Transmittal Hearing and Adoption of Ordinance
2003-35, a Large Scale Comprehensive Plan Amendment changing the Future Land Use
Map designation of the subject property at Parkstone Blvd. and SR 434, from "Low
Density Residential" (City of Winter Springs) to "High Density Residential" (City of
Winter Springs).
IMPLEMENTATION SCHEDULE:
Oct. 01,2003- P & Z Board (LPA) hears the request and makes recommendation to
Commission
Oct. 16, 2003- Public Noticing in Orlando Sentinel of Commission Public Hearing for 1 st
Reading
Oct. 27,2003- Transmittal Hearing / 1 st Reading of Ordinance 2003-35
Transmittal to DCA and other agencies
DCA Review and ORC Report Generated
Response to ORC Report
Public Noticing 5 days prior to Adoption Hearing
2nd Reading / Adoption Public Hearing
Transmittal to DCA and other agencies (within 10 days of Adoption)
ATTACHMENTS:
A- Rendering of Proposed Townhouse Architecture
B- Ordinance 2003-35 including Map & Legal Description
C- Consultant's Report (Application for Comprehensive Plan Amendment to the City
of Winter Springs, Florida for Large-Scale Future Land Use Designation Change)
PLANNING & ZONING BOARD/LP A ACTION:
Page 6 of 11
Oct. 1,2003
P&Z/LPA Public Hearing Item A
ATTACHMENT "A"
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A~C!-'IT€CTl,RE .\: =''..ANN1NS
NO. 20502
OCTOBER 24. 2002
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Page 7 of 11
Oct. I, 2003
P &Z/LP A Public Hearing Item A
ATTACHMENT "B"
ORDINANCE 2003-35
AN ORDINANCE OF THE CITY OF WINTER SPRINGS,
sEMINOr.E COUNTY, FLORIDA, ADOPTING A LARGE
SCALE COMPREHENSIVE PI.AN AMENDMENT
REFERENCED AS LS-CP A-02-o3 PROVIDING FOR THE
AMENDMENT Olt' THE FUTURE LAND USE MAP BY
DESIGNATING CERTAIN REAL PROPERTY WITHIN THE
CITY OF WINTER SPRINGS GENERALI.YDESCRIBED AS
THREE (3) PARCELS OF LAND CONT AllNlNG 12.01 GROSS
ACRES MORE OR LESS LOCATED ON THE NORTHWEST
CORNER OF STATE ROAD 434 AND PARKS TONE
BOUI.EVARD, MORE PARTICULARI.Y LEGALLY
DESCRIBED HEREIN iN EXHIBIT "A" ATTACHED
HERETO AND FULLY INCORPORATED HEREIN BY THIS
REFERENCE, lFROM "LOW DENSITY RESiDENTIAL" TO
"HIGll DENSITY RESIDENTIAL"; PROVIDING ADOPTION
OF AMENDMENT TO THE FUTURE LAND USE MAP;
PROVIDING FOR TRANSMI'IT AI. TO THE DEPARTMENT
OF COMMUNITY U't'AIRS; PROVIDING FOR REPEAL OF
PRIOR INCONSISTENT ORDINANCES AND
RESOl':UTI0NS, SEVERADILITY, AND AN EFFECTIVE
DATE AND LEGAL STATUS OFTHE PLAN AMENDMENT.
WHEREAS, Section 163.3161 et. seq., Florida Statutes (1987) established the Local
Govemment Comprehensive Planning and Land Development Regulation Act; and
WHERRAS, Sectioll 163.3167, Florida Statutes, requires each municipality in the State of
Florida to prepare and adopt a Comprehensive Plan as scheduled by the Florida Department of
Community Affairs; and
WHEREAS, the Local Platming Agency of the City of Winter Springs held a duly noticed
public hearing. in accordance with the procedures in Chapter 163, Part n, Florida Statutes. on the
proposed Comprehensive Plan amendment and considered tindings and advice of start: citizens, and
all interested parties submitting written and oral comments and has recommended adoption to the
City Commission; and
WHEREAS, the Local Planning Agency recommended the City Commission transmit the
subject property large scale comprehensive plan amendm~nl(LS-CPA-02-03) to the Florida
Department of Community Affairs for its review and comment; and
WHEREAS, the City Commission hereby fInds that this Ordinance is in the best interests
of the public health, safety, and welfare of the citizens of Winter Springs, Florida; and
y
Page 8 of 11
Cily ofWinler Springs
Ordinance No. 20U3-35
Page I (11' 3
Oct. 1, 2003
P&Z/LPA Public Hearing Item A
7
NOW, THEREFORE, THE CITY COMMISSION OF THE CITY OF WINTER
SPRINGS HEREBY ORDAINS, AS FOtLOWS:
Section 1. RecItals. The foregoing recitals arc true and correct and aTe fully incorporaled herein
by this reference.
S~tiOB 2. Authority. This Ordinance is adopted in compliance with) and pursualltto, the Local
Government Comprehensive Planning and Land Development Regulations Act, Sections 163.184
and J63.187, Florida Statutes.
Section 3. Purpose and Intent. The purpose and intent is to adopt the large scale
comprehensive plan amendment (LS-CP A-02-03) designating the subject property from "Low
Density Residential" to "High Density Residential:'
Section 4. Adoption of Amendment to the.}'uture Land Use Map. . The City of Winter
Springs' Comprehensive Plan, future Land Use Map, is hereby amended by designating thc real
propcrtydcpicted on Exhibit A as "Low Density Residential" to "High Density Residential." Exhibit
"An is attached hereto and fully incorporated herein by this reference.
Section 5. Transmittal to the Department of Community AJTalrs. The City Manager or his
designee is hereby designated to sign a letter transmitting the adopted Comprehensive Plan
Amcndm~nt to the Florida Department of Community Affairs, in accordance with Section
163.3187(1 )(c)(4), Florida Statutes, and Section 9J-II, Florida Administrative Code.
Section 6. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior inconsistent
ordinances and resolutions adopted by the City of Commi~!;i()n,or parts of ordinances and
resolutions in conflict herewith, are hereby repealed to the extent of the conflict.
Section 7. Severahllity. 'fany section, subsection sentence, clause, phrase, work or provision
of this ordinance is for anY.fCason held invalid or unconstitutional by any court of competent
jurisdiction, whether for substantive, procedural, or any other reason, such portion shall be deemed
a separate, distinct and independent provision, and such holding shall not affect the validity of the
remaining portions of this ordinance.
Section 8. Effective Date and Legal Status of the Plan Amendment. The effective date of
the Comprehensive Plan Amendments adoptoo by this Ordinance shall bc the date a final order is
issued by the Florida Department of Community Affairs, or the Administration Commission finding
the Amendments in compliance with section 163.3184, Florida Statutes. No development orders,
development permits, or land use dependent on these Amendments maybe issued or commenced
before it. has become effective. If a final order of noncompliance is issued by the Administration
Commission, the Amendments may nevertheless be made effective by adoption of a resolution
affinning its effective status. Aller and from the effective date of these Amendments, the
Comprehensive Plan Amendments set forth herein shall amend the City of Winter Springs
y
City of Winter Sllring$
Ordinance No. 2003-35
Page 2 of ;\
Oct. 1, 2003
P&Z/LPA Public Hearing Item A
MAP
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LEGAL DESCRIPTION (Metes & Bounds)
Begin at the Southwest comer of Lot 7, Block "D", D.R. MITCHELL'S SURVEY OF
THE LEVY GRANT ON LAKE JESSUP as recorded in Plat Book 1, Page 5 of the
Public Records of Seminole County, Florida; thence run N83053'03"E along the South
line of said Lot 7 for a distance of 209.43 feet; thence run N06006'57"W for a distance of
666.00 feet to the point of curvature of a curve concave Southwesterly having a radius of
25.00 feet; thence run Northwesterly along the arc of said curve through a central angle of
62020'10" for a distance of27.20 feet to the point of reverse curvature ofa curve concave
Northeasterly having a radius of 115.00 feet and a chord bearing ofN51 035'33"W; thence
run Northwesterly along the arc of said curve through a central angle of 33043 '06" for a .
distance of 67.68 to a point of non-tangency; thence run S83054'55"W for a distance of
653.70 feet; thence run S06005 '05"E for a distance of 735.00 feet to the South.'line of Lot
"D" as shown on the plat of CHASE AND COMP ANY'S SUBDIVISION OF
WAGNER, as recorded in Plat Book 6, Page 64 of said Public Records; thence run
N83054'55"E along said South line for a distance of 505.62 feet to the POINT OF
BEGINNING.
Lying in Section 35, Township 20 South, Range 30 East.
TOGETHER WITH that strip of land approximately five (5) feet in width, lying South of
Lot 7, Block D, of D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE
JESSUP, and North of old CSX railroad right-of-way (which CSX right-of-way is
Page 9 of 11
Oct. 1, 2003
P&Z/LP A Public Hearing Item A
described in that certain quitclaim deed recorded in Official Records Book 3177, Page
0632, of the Public Records of Seminole County, Florida); and which strip may
sometimes be described as a portion of the northerly five (5) feet of Hicks Avenue, as
shown in D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP,
TOGETHER WITH an Access and Utility Easement as set forth and described in that
certain document recorded on December 18, 1998 at Official Records Book 3556 at page
1777, Seminole County, Florida, from The Board of Trustees of the Internal Improvement
Trust Fund of the State of Florida to the Grantor.
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P&Z/LPA Public Hearing Item A
ATTACHMENT "c"
Consultant's Report-
Application for
Comprehensive Plan Amendment
to the
City of Winter Springs, Florida
for Large-Scale Future Land Use
Designation Change
Page 11 of 11
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August 2003
Prepared By:
CPH Engineers, Inc.
500 W. Fulton Street
P.O. Box 2808
Sanford, Florida 32772-2808
407 -322-6841
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Table of Contents
A. Introduction
B. Application, Legal Description, Acreage, Survey
C. Maps of Subject Property with Abutting Properties,
Boundaries & Surrounding Street Network
. location Map
. Zoning Map
· Development Plan - Parkstone
· Existing land Use Map
· Present Future land Use Map
· Proposed Future land Use Map
D. Availability & Demand on Public Facilities:
. Sanitary Sewer
. Solid Waste
. Drainage
. Potable Water
. Traffic Circu~ation
. Recreation
E. Compatibility of the Proposed land Use Amendment
with the land Use Element Objectives and Policies, and
those of Other Affected Elements
F. Supplementary Materials
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Introduction
On behalf of Oviedo V Ltd., we are pleased to submit an application for a large-
scale amendment to the City of Winter Springs Comprehensive Land Use Plan.
The owner proposes to change the future land use designation of the 12.02-acre
site, made up of three (3) parcels, from Low Density Residential to High Density
Residential (9.1 to 21.0 units per acre). Upon approval of the amendment,the
owner envisions an upscale, owner-occupied townhouse/condominium
development with a density of 9-12 units per acre.
The property is located within the Parkstone Planned Unit Development, on the
northwest corner of Parkstone Blvd. and S.R. 434 in the City of Winter Springs,
FL.
Although the property has a future land use designation of Low Density
Residential, the Parkstone PUD Master Plan & Plat for Parkstone Unit 1
identifies the three tracts as being for Commercial use, and the property was
envisioned to correspond to Neighborhood Commercial guidelines as outlined in
the City of Winter Land Development Code.
In this package, we have provided information relating to the descriptions of the
site and abutting properties, including zoning and land use maps. We have also
.included site-speCific information regarding availability and demand on public
facilities, justification for the future land use change, and consistency of the
amendmentwith Comprehensive Plan goals and objectives.
We have provided a comparative analysis of impact for the site based on the
potential Neighborhood Commercial Use (as identified in the Parkstone PUD
Master Plan & Plat for Parkstone Unit 1) and the proposed High Density
Residential Use. Even though the analysis is based on a density of 21.0 units
per acre in the High Density Residential Use, it is the owner's intention to limit
the density to a maximum density 9f 12-units per acre.
The site is not located in a flood prone area, and no wetlands exist on the site.
The site is not subject to the Wekiva River Protection Area (see attached
exhibit). The site is not applicable to an area of critical state concern.
It is goal of the owner to provide a high-quality development that will seNe to
meet the housing needs of the City of Winter Springs and enhance the value of
the surrounding community.
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Applicant - Lyder Johnson, Limited Partner
Oviedo V Ltd.; 2648 W. SR 434 #B
Longwood, FL 32779; 407-862-9990
Owner - Oviedo V Ltd.; 2648 W. SR 434 #B
Longwood, FL 32779; 407-862-9990
Parcel Numbers - 35-20-30-5PH-OAOO-0000
35-20-30-5 P H-OBOO-OOOO
35-20-30-5PH-OCOO-0000
AcreaQe- 12.015 Gross Acres
General Location - The property is located within the Parkstone Planned Unit
Development, on the northwest corner of Parkstone Blvd. and S.R. 434 in the
City of Winter Springs, FL.
LeQal Description - Begin at the Southwest corner of Lot 7, Block "0",
D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP as
recorded in Plat Book 1, Page 5 of the Public Records of Seminole County,
Florida; thence run N83053'03"E along the South line of said Lot 7 for a distance
of 209.43 feet; thence run N06006'57"W for a distance of 666.00 feet to the point
of curvature. of a curve concave Southwesterly having a radius of 25.00 feet;
thence run Northwesterly along the arc of said curve through a central angle of
.62020'10" for a distance of 27.20 feet to the point of reverse curvature of a curve
concave Northeasterly having. a radius of 115.00 feet and a chord bearing of
N51 035'33"W; thence run Northwesterly along the arc of said curve through a
central angle of 33043'06" for a distance of 67.68 to a point of non-tangency;
thence run S83054'55"W for a distance of 653.70 feet; thence run S06005'05"E
for a distance of 735.00 feet to the South line of Lot "0" as shown on the plat of
CHASE AND COMPANY'S SUBDIVISION OF WAGNER, as recorded in Plat
Book 6, Page 64 of said Public Records; thence run N83054'55"E along said
South line for a distance of505.62 feet to the POINT OF BEGINNING.
Lying in Section 35, Township 20 South, Range 30 East.
TOGETHER WITH that strip of land approximately five (5) feet in width, lying
South of Lot 7, Block D, of D.R. MITCHELL'S SURVEY OF THE LEVY GRANT
ON LAKE JESSUP, and North of old CSX railroad right-of-way (which CSX right-
of-way is described in that certain quitclaim deed recorded in Official Records
Book 3177, Page 0632, of the Public Records of Seminole County, Florida); and
which strip may sometimes be described as a portion of the northerly five (5) feet
of Hicks Avenue, as shown in D.R. MITCHELL'S SURVEY OF THE LEVY
GRANT ON LAKE JESSUP,
TOGETHER WITH an Access and Utility Easement as set forth and described in
that certain document recorded on December 18, 1998 at Official Records Book
3556 at page 1777, Seminole County, Florida, from The Board of Trustees of the
Internal Improvement Trust Fund of the State of Florida to the Grantor.
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A REPLAT OF A PORTION OF BLOCKS C AND D, D.R. MITCHELL'S SURVEY
. OF THE LEVY GRANT ON LAKE JESSUP. PLAT BOOK 1, PAGE 5
CHASE AND COMPANY'S SUBDIVISION OF WAGNER, PLAT BOOK 6, PAGE
IN SECTIONS 35 AND 36, TOWNSHIP 20 SOUTH, RANGE 30 EAST
CITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA.
AND
LOCA TED
64
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DETAIL "8"
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TRACT E
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MANAGEMENT AREA
(DRAINAGE [AS[MI'N I)
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LEGEND cfI,,l@/ /
C17= CURVE NWeER (SEE TABLE)
U4 = UNE NUMBER (SEE TABLE)
" - CEN mAL ANGLE
R = RADIUS
L g ARC LENGT><
CB .; CHORD BEARING
It - CENTUlUNE
R/W ., RieHl-OF-WAY
NT _ NON- T ANCENT
(R) - RADIAL
PT ... POINT OF TANGENCY
PC - POINT OF CURYA TURE
PCC... PONT or CQUPOUND CURVA nJRt
PRC - POIN T OF REVERS!: CURY A lURE
ORB- omaAL Rf:CORD BOOK
PB ~ PLA T BOOK
PG "PAGE , ,
DE ~ DRAINAGE EASEMENT
UE - UTlU1Y EASEMENT
S'M.E = SIGN, WALL AND LANDSCAPE EASEMEN T
LE ~ .'LANDSCAPE EASEMENT
D & U E = DRAINAC{' AND unUTY EAS!:MENT
Cl.I = CONCRETE "ONUMENT
lB - UCENS[D BUSINESS
PlS = PROFESSIONAL lAND SURVEYOR
CCR - CERnFlED CORNER Rf:CORD
SEC 35-20-30 - SEcnON 35. TO'M<lSHIP 20 SOUTH.
RANGE 30 EAST
--I\.. - DENOTES PERlAANENT REFERENCE lAONUMENT
" . (SET .'X4' CONCRETE lAONUlAENT 15359
UNLESS DT><ER'MSE NOTED)
PER CHAPTER 177. Fl.ORIDA STATUTES.
"+-- ... DENOTES PERU ANENT CONTROL POIN T
(SET 60 PENNY NAlL AND DISK jlS3S9)
PER CHAP1ER 177. Fl.DRIDA STATUTES,
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ca--- 68"06'Z1;;-.- 1I~.po !J6.70 128.79 n.12 SJ."'''J'~.[
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clS - J2',~7'50-- /15,00 ;'1.I9 70.23 36.59 NS2'J6'aJ.r.
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\ (oRB J582. p~~.-.~~B~ .1 -SBJ'S4-SS-W 19005 ~ s8J~J $83 ~ '
\- - - - NaJ=54'55-f~~~~'55.W 505.62. 1 0 ;!~ .. - OJ'W ~i~~~-~~' A:Cc(SS ~NO -:nur~}2AOS[J~) NT , ~o
\ ;>00.' ) Nf. LO _ _-..,' '.,. (~8 3582. ~AIJL ....
NOTICE: this plot, OS 'ecorded In Ita graphic form. is '" I' \~(ORB 3177,' P.AGE 632 -,,, S U .. .\ ~.
the officlc:ll depiction of the subdivided Ionde described :: I '-.', P'OlNT OF BEGINNING ", c:'.' ' _ .. \'
herein and wBI.in' no circumstances be supplanted In 0 /---- ____':-~- W RLS It585
Quthority by.any other graphic or dl91tdl form of the ~-- -~'~, -ACCE~BA;-5'."np:J:~ E~ii~fNT 34 ~~~~~~~ ~ LOT 7 BLOCK -0" _, ~
plot. There may be addItIonal restrictions that ore not {OR J;.J . . 0 4 '
,ecorded, on thl. plot that may be found In the public '." STA TE ROAD N . 100 0
records of thl~ county, . ...
1__1 DONALD W. MciNTOSH ASSOCIATES, INC, 8, ~
..TAil ENGINEERS PLANNERS SURVEYORS
2200 PARI< Av(Nu( NORTH. WINTER PARK. 'UJRlO.A J27B9 (407) 644-4068 .t-_.
IO'UE
DETAIL "C
J "=100'
/
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200
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LOCATION MAP
N
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SUB.JECT SITE
11'12,02 .~CRES ~'~~.........
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LAK:E: J ESSLI P
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CITY OF WINTER SPRINGS
ZONING MAP.. JUNE 2003
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ZONING CLASSIFICATION LEGEND
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(Minimum ti.61JO sq. ft. ion
R-IA
(MUlimum 8.000 sq. n. lot'
R-lAA
O..Jinimum 10,000 sq. ft. lot)
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f Aom:.xed. Zl\ning Pending.)
GID
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(Greetl~wu.y Imcn:b:mgc District)
Engineers
Planners
Landscape Architects
Surveyors
Construction Management
DesigtVBuild
W<l'U'.i.'1'hengiueus..,oflt
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ft!ASlllii . t be de..loped in five ~klted recreation / open space
1) The project ,s . ~'e family units I< as"..,Cloted 'ecreall.on j open space
Phose I: 86 S~~ngle family units I< ~:soclaled 'ecreotl~nn / open space
Ph os. II, ~~ sln91e fam'y units ~ associated 'ecreat\~n / open space
Phose 111,. 86 single fam'y ~n,ts &: associated 'ecrea
Phose IV. . gle family units
'"-" " " I . ~,.",.' ." , """,.. mOM'
will, be obi. 10 ~xlSl os an in d Independent of resldent'al p
2) Each phase , 7 Ac.) w", be develope
Commercial/Office tracts (1 J..
3) conditions permi\., .
--'ix
-:file __
n"1)T"
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-'::' - ;~TER SPRINGS
CITY O~ONED C 2
LAND USE: VACANT
--~_.
.-
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SEMINOLE COUNTY
ZONED A 1 RVA TION
LAND USE, CONSE
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LAND USE CLASSIFICATION LEGEND
,-<; .
Rustic
Residential
(1 DU f Acre or less)
Low Density
Residential
(1.1 DU to 3.5 DU f Acre)
Medium Density
Residential
(3.6 DU to 9.0 DU I Acre)
Mixed Use
~;~~fJ .
f.t2g Commercial
Industrial
Recreation
[a~}:.,:<
"'",'.;-;.
'~';-l"'~,,",,~
-'"
High Density
Residential
(9.1 DU to 21.0 DU: Acrel
Conservation
Public Buildings
r---"--I Town Center
!__.___~ District
Greeneway
Interchange
fNI
~
"""'~
u.~
CITY OF WINTER SPRINGS
PRESENT FUTURE LAND
lJSE MAP -2010
JUNE 2003
Engineers
Planners
Landscape Architects
Surveyors
Construction Management
DesigtVBuild
U'u'W.cphellgi1!eer;;.cr.m
J:L 12141CORELIlAND USE1.CDR
LAND USE CLASSIFICATION LEGEND
E3 Commercial
L.... ;.'
Rustic
Residential
(1 DU! Acre or less)
Low Density
Residential
(1.1 DU to 3.5 DU / Acre)
Medium Density
Residential
(3.6 DU to 9.0 DU / Acre)
Mixed Use
Industrial
Recreation
~.~..
t~:~,.~ i::;j
;:,~.~~~,
High Density
Residential
(9.1 DU to 21.0 DU I Acre)
Conservation
i'; r :.']
L'~':~'j
Public Buildings
r'--''''! Town Center
[__.....1 District
Greeneway
Interchange
N
t
CITY OF WINTER SPRINGS
PROPOSED FUTURE LAND
USE MAP e2010
JUNE 2003
Engineers
Planners
Lamhcape Architects
Surveyors
Construction Management
DesigrVBuild
WU'iv.cphengil,eers.<,atn
J:l1214/CORELIlANO USE.COR
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Existina Land Uses
The property currently is undeveloped and vacant. The Parkstone PUD
surrounds the property on the west, north, and east sides. To the south of the
property is State Road 434. Across S.R. 434, there is a single-family residential
subdivision, a large retention pond, and commercial-use lots, of which two are
under construction and two are undeveloped, wooded areas. To the southeast
of the property, there is also an enclave of Seminole County, zoned agricultural,
that is undeveloped and vacant. Existing land use designations, zoning and
future land use designations include the following:
Existing La~d ~se ~ 11 . I ; Future Land Use
i i Zonmg
Subject Undeveloped, Vacant PUD (WS) Low Density Residential
Site
North Single-Family Re~idential PUD (WS) Low Density Residential
[Parkstone PUD]
------.- ---~-----------------,._-- -------
South SR. 434, Arterial Road
(From Commercial, under construction C-1 (WS) Commercial
West to Vacant PUD (WS) Mixed-Use
East)
Single-Family Residential PUD (WS) Mixed-Use
FDOT Retention Pond -- --
Undeveloped, Wooded C-2 (WS) Commercial
Undeveloped, Vacant A-1 (SC) --
---~--- ___'_'R_ -
East Single-Family Residential PUD (WS) Low Density Residential
[Parkstone PUD]
e--.------- ------- ------ 1-------
West Single-Family Residential PUD (WS) Low Density Residential
[Parkstone PUD]
(WS) Winter Springs; (SC) Seminole County
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Availability & Demand on Public Facilities
. San ita-ry Sewer
Facilities servinq the site:
. An 8" sanitary sewer line is available adjacent to the site on Parkstone Blvd. It
has been stubbed to the site for the specific purpose of providing a wastewater
collection for the Parkstone PUD Commercial Parcels. The property will
discharge to "an existing lift station on the Parkstone Subdivision parcel, which is
pumped to the City of Winter Springs Wastewater Treatment Plant.
Improvements/expansions needed as a result of proposed amendment:
The lift station will be analyzed for its ability to accommodate the additional
wastewater flows. If upgrades to the. system are needed the owner/developer
will address those needs in the construction phase of the project. Based on
indications from the City of Winter Springs (Comprehensive Plan, Infrastructure
Element page IV;..2), its wastewater collection, transmission and treatment .
systems have ample capacity to accommodate the additional anticipated flow.
Please see attached Table IV-A-1 from the City of Winter Springs
Comprehensive Plan.
· Solid Waste
Facilities servino the site:
Florida Recycling Services, Inc. located at 1099 Miller Drive in Altamonte Springs
. provides the. City of Winter Springs with solid waste collection and recycling
services. The solid waste is disposed of within. Seminole County's Osceola
Landfill and Central Transfer Station.
Improvements/expansions needed as a result of proposed amendment: No
improvements are. anticipated; the existing infrastructure and management
system presently in place is adequate to accommodate the impact.
· Drainage/Stormwater
Facilities servino the site:
The existing Parkstone stormwater collection, treatment and disposal system is
in place. and currently accommodates the stormwater run-off from the subject
property.
Improvements/expansions. needed as a result of proposed amendment:
When the property is developed! it must meet City Code (Sec. 9-241), FDOT,
SJRWMD, and other applicable requirements. Post development run-off cannot
exceed pre-development runoff. The system will be designed to meet all local,
. state and federal stormwater management criteria governing such development.
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· Potable Water
Facilities servinq the site:
A 12" potable water line is available adjacent to the site on Parkstone Blvd. It
has been stubbed to the site for the specific purpose of providing a potable water
and fire protection for the Parkstone PUD Parcels. The property will receive
water service from the City of Winter Springs Water Plant. .
Improvements/expansions needed as a result of proposed amendment:
The potable water system will be extended throughout the proposed
development in accordance with City of Winter Springs Utility, Engineering and
Fire Protection requirements and FDEP potable water distribution system
requirements. The existing system will be analyzed for its ability to
accommodate the needs of the development. If upgrades to the system are
needed the owner/developer will address those needs in the construction phase
of the project. Based on indications from the City (Comprehensive Plan,
Infrastructure Element page IV-16), The City of Winter Springs potable water
distrlbution system and water plant have ample capacity to accommodate the
additional anticipated flow. Please see attached Table IV-B-1 from the City of
Winter Springs Comprehensive Plan.
. Fire
Facilities servinq the site:
No need currently for fire service for the undeveloped, vacant lot.
Improvements/expansions needed as a result of proposed amendment:
The City of Winter Spring Fire/Rescue Division will provide emergency response
service to the property. Based on recent City input, the response time would be
approximately three (3) minutes from Fire Station #24, which is less than one (1)
mile away.
. Police
Facilities servinq the site:
No need currently for police service for the undeveloped, vacant lot.
Improvements/expansions needed as a result of proposed amendment:
The City of Winter Sp~ing Police Department will provide police service and
emergency response service to the property.. The site will be served by the
police station at 300 N. Moss Rd, Winter Springs, which is less than two (2) miles
. away.
· Traffic Circulation,
Availabilitv of Access:
Direct access is available from Parkstone Boulevard. Parkstone Boulevard has
direct access to S.R. 434.
Function Classification:
S.R. 434: A principal arterial that runs from Edgewater Drive near Orlando to
Altamonte Springs, then east to Oviedo, and then south to East Colonial Drive.
S.R. 434 within the City of Winter Springs is a four-lane facility and had a Year
2000 Level of Service "D."
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Arterials: Provide regional mobility via both uninterrupted flow and interrupted
flow segments. Arterials provide mobility around and through urban and
community cores, and accommodate relatively long trip lengths as opposed to
providing access to adjacent properties. Arterials are sometimes further
classified for performance as Class I, II, and "' based on the number of signals
per mile, access controls, geometric cross sections, and speed limits. Arterial
roads within the City include S.R.434, U.S. 17-92, S.R. 419, and Tuskawilla
Road.
The Average Daily Volume for SR 434 in the vicinity of the site is 32,916
(Seminole County Engineering Department, April 2003) while the L.O.S. "0"
Daily Capacity Volume is 35,000 (City of Winter Springs Comprehensive Plan,
Transportation Element, 2000).
Improvement/expansions (includinq riQht of way acquisition) alreadv
proqrammed or needed as a result of the proposed amendment:
No improvements are a"nticipated for Parkstone Boulevard or SR 434 to
accommodate the development. The change from neighborhood commercial to
residential will result in a substantial reduction in the amount of daily trips to/from
the site~ A traffic impact analysis will be conducted during the development
phase of the project and any conditions recommended in the study will be
addressed at that time.
· Recreation
Facilities servinQ the site:
None currently.
Improvements/expansions needed asa result of proposed amendment:
Recreation facilities internal to the development will be considered during the
site-planning phase and will be, at a minimum, in comRliance with the City of
Winter Springs Comprehensive Land Use Plan and Zoning Code regarding
recreational facilities.
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Comparison of Impacts
The Parkstone PUD Development Plan designated the three parcels that make
up the subject site as commercial tracts. Allowable uses within a neighborhood
commercial district might include a shopping center, a bank, and a sit-down
restaurant for land similar in size to the subject site.
The following table reflects a comparison between the proposed high density
residential use and potential commercial uses as identified under the Parkstone
PUD. The potential commercial use assumes a 116,695 SF shopping center on
tract C (8.93-acres at 0.30 Floor Area Ratio), a 5,000 SF Sit-Down Restaurant
(150 seats) on tract A (1.74-acres), and a 3,000 SF Bank Facility on tract B
(1.35-acres), which equals a gross area of 12.02 acres.
Even though the analysis is based on a density of 21.0 units per acre in the High
Density Residential.Use, it is the owner's intention to limit the density to a
maximum density of 12-units per acre.
. . Potential CommerciaH- '. : J" I' ~... .
Proposed High . Increase or
I - - I Densit~ Re~idential . . . <Decrease>
- Use as Permitted under
the parkston1e PtJO-- - I .- Use (25~ uQits) on Impacts
Subject Parkstone PUD Commercial Parkstone High Density
.Site (apply City of Winter Springs Residential, 252 units
Neighborhood Commercial)
116,695 SF Shopping Center,
5,000 SF Restaurant,
3,000 SF Bank
Traffic Shopping Center 5,009 TPD 252 units 1477 TPD <4726 TPD>
Generation Restaurant 725 TPD
Bank 469 TPD
Total 6,203 TPD
1---. Shopping Center 11,670 GPO
Potable 252 units 88,200 GPO 70,080 GPO
Water Restaurant 6,000 GPO
Bank 450 GPO
Total 18,120 GPO
. Sanitary Shopping Ctr 11,670 GPO 252 units 75~600 GPO 57,480 GPO
Sewer Restaurant 6;000 GPO
Bank 450 GPO
Total . 18,120 GPO
.-...----- --.------------.--.- -.---
Solid Total 1,247 LBS/DAY 252 units 2,028 LBS/OA Y 781 LBS/OA Y
Waste
GPO = gallons per day
TPD = trips per day
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Compatibility of the Proposed Land Use Amendment
with the Land Use Element Objectives and Policies, and
those of Other Affected E~ements
ChronoloQV of Subiect PD"Opertv -
The PUD for the Parkstone development was approved by the City in the
summer of 1999. As shown on the Parkstone Development Plan, the subject
site was designated for commercial use. Immediately following the approval, '
Centex Homes commenced the construction of the infrastructure to support the
development. Th~ plat for Parkstone Unit was recorded August of 1999 and the
Parkstone residential portions are currently being developed. To date, all of the
Parkstone subdivision is developed to the north, west, and immediately east of
the subject property. Approximately half of the remaining houses on the east
side of the subdivision are developed, while the remainder are under
construction. It is anticipated that the development of the subject property (High
Density Residential) will proceed soon after the large-scale comprehensive land
use amendment is approved.
Justification for Future land Use Desianation - The requested future land
use designation has been determined by evaluating the prevailing character of
the immediate area as well as evaluating the land use and the future goals and
objectives of the City. The use of the subject property as residential would be
more compatible with the surrounding uses than the existing commercial
designation. Buffering, landscaping, and other enhancement techniques will be
used to serve as a buffer between the single family residential and high density
. residential. The residential subdivision will also serve to meet the need for
additional housing in the City of Winter Springs (Comprehensive Plan, Housing
Element page 111-12), and due to the "infill" nature of the property, it will serve to
lessen the impacts of urban sprawl. Please see Table 111-16 from the City of.
Win~erSprings Comprehensive Plan. Also included in this submittal is.a letter
from the owner regarding further justification for the land use designation
change.
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Nuisance Potential Of Proposed Use To Surroundina land Uses - The
nuisance potential resulting from the change of land use designation from Low
Density Residential (Parkstone PUD Commercial tracts) to High Density
Residential to the surrounding properties should be minimal in view of the
following:
· The proposed FLUM designation will be more consistent with the
proposed use of the site than the current designation. Per the City of Winter
Springs Land Development Code, the intent of a Planned Unit Development is,
among other things, "To allow for a controlled graduation of density, compatible
and harmonious with and complimentary to permitted land uses on abutting
properties." The Comprehensive Plan provides for transition from Low Density
Residential and High Density Residential Land Uses to commercial and/or
industrial uses. The proposed change provides the transition of the Low Density
Residential single family development of the Parkstone Subdivision setback from.
theSR 434 Roadway and Commercial areas. This change is well suited to the
intention of the FLUM to provide the transitional uses between lower and higher
intensity uses.
Consistency With The Comprehensive Plan
The proposed administrative Large Scale Comprehensive Plan Amendment
changing the Winter Springs land use designation of "Low Density Residential" to
"High Density Residential" is <:;ompatible and consistent with the use of the site
for a residential subdivision. The FLUM change will also bring the land use into
consistency with the goals, objectives and policies of the Future Land Use
Element.
Per the City of Winter Springs Comprehensive Plan Housing Element (pages 111-
41 through 111-48), the future land use element objectives related to the location
of residential subdivisions are listed below:
GOAL 1: PROVISION OF HOUSING. To ensure an adequate supply of a wide
range of housing types, at various levels of affordability, to accommodate the
needs of the residents of Winter Springs.
Objective 1.1: Housing Supply. Assist the private sector to provide
approximately. 1,124 new dwelling units of various types, sizes and costs
between 2000 and 2005, plus an additional 2,249 units b~tween 2005 and 2010
necessary to house the City's anticipated population through the planning
horizon.
Policy 1.1.1:
The City's Future Land Use Map shall include adequate
amounts of land to accommodate the projected housing growth.
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Policy 1.1.2:
Policy 1.1.3:
Policy 1.1.4:
Policy 1.1.5:
Ensure, through the Concurrency Management System, that
necessary infrastructure capacity is in place for the new
dwelling units, population, and the secondary non-residential
development expected from an increase in the housing stock
and population.
The City should continue reviewing ordinances, codes,
regulations, and the permitting process to eliminate excessive
requirements and to encourage private sector participation in
meeting housing needs.
The City shall, through the land development regulations,
encourage the development/redevelopment of housing that will
integrate diverse choices of housing across all neighborhoods.
The City shall continue to assist developers of residential
dwelling units by providing technical and administrative support
regarding permitting and regulations to maintain a housing
production capacity level sufficient to meet the demand.
Technical assistance includes, .but is not limited to, assistance
meeting the development review requirements of the City and
other regulatory agencies; referral to appropriate agencies for
information and assistance in meeting infrastructure standards
and requirements imposed by the City; and provision of data
regarding housing needs and conditions.
Objective 1.2: Infil/. The City shall promote infill development by
supporting alternative development standards consistent with the existing zoning
standards, where necessary and feasible.
Policy 1.2.1:
Policy 1.2.2:
The City shall develop a vacant residential parcel map and
database utilizing, if possible. the Seminole County Property
Assessors Office as a base.. Such a system should include the
size, location, physical characteristics, utilities, zoning, and
ownership data.
The City shall make available the vacant land database and
map to interested developers and/or builders.
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SUPPLIMENTARY MATERIAL
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August 15, 2003
Eloise Sahlstrom, AICP, ASLA
Senior Planner
City of Winter Springs
1126 E. SR 434
Winter Springs, FL 32708
RE: DRC Meeting
Comp Plan Amendment
Dear Eloise:
It was a pleasure speaking with you this afternoon. You raised a very interesting
question and I would like to address that in letter form so that you may share this with
other staff members. .
The question being why would we convert commercially zoned property to a less
intense use, such as what we are applying to amend in this particular case. No, there is
n'o economic advantage by down zoning. The purpose for us to apply for residential
versus commercial applies primarily on three main issues:
1-. The first issue being the traffic impact to the site from 434 through Parkstone
entry. Given the scenario if we had procured a high quality retailer coupled with
"local shop" type users to accompany the site, this would generate a tremendous
number of trip generations on Parkstone Boulevard. The Parkstone PUD was
designed without taking into consideration this impact. As in other developments
that have commercial based in front of residential, you will normally find the entry
roads with median dividers and the roadways stretching longer distances prior to
the entry ihto the subdivision. Also in many cases you will find that water
retention, be it wet ponds with fountains, etc., normally provide additional
separation to soften the impact between the two developments. Obviously, we
do not have the same situation at Parkstone, however, the commercial
application will still work but will be less attractive to the homeowners of
Parkstone.
.1
2.. We have a very attractive piece of real estate, which under the commercial
zoning would be considered a secondary or infill commercial site. . The
commercial located at Tuscawilla & 434 would be more Of a primary commercial
hub, which would also attract more of the higher end commercial use. Currently
we have looked at a number of users demonstrating interest in our location.
What we are finding is the type of use anywhere from automotive services to
Salvation Army type thrift stores. This type of development product is not in our
goals and therefore we would find ourselves turning the property owner to' a
developer that finds this type of product acceptable.
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3. Economically we are far from the value of commercial versus residential, but
given the proper residential density we feel that it is possible for us to receive a
fair return on our investrT)ent. The big winners would be the residents of not only
Parkstone, but Winding Hollow alike. So you c6ula say this is a "win, win" deal
for everybody.
I hope this will answer your question appropriately.
Sincerely,
Lyder R. Johnson
President
Lincoln Commercial Properties, Inc.
General Partner
Oviedo V, L TO
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Parkstone Commercial 116,695 SF - Existing Allowable
Summary of Trip Generation Calculation
For 116.695 T.G.L.A. of Shopping Center
August06,2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 42.92 21.39 1.00 5009
7-9 AM Peak Hour Enter 0.63 0.00 1.00 74
T.9 AM Peak Hour Exit 0.40 0.00 1.00 47
7-9 AM Peak Hour Total 1.03 1.40 1.00 120
4-6 PM Peak Hour Enter 1.80 0.00 1.00 210
4-6 PM Peak Hour Exit 1.94 0.00 1.00 226
4-6 PM Peak Hour Total 3.74 2.73 1.00 436
Saturday 2-Way Volume 49.97 22.62 1.00 5831
Saturday Peak Hour Enter 2.58 0.00 1.00 301
Saturday Peak Hour Exit 2.39 0.00 1.00 279
Saturday Peak Hour Total 4.97 3.11 1.00 580
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
J:\L 1214\Parkstone\ParkstoneCommerciaI116695existallow.ARC.doc
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Parkstone HDR
Summary of Trip Generation Calculation
For 252 Dwelling Units of Residential Condominium / Townhouse
August 06, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 5.86 3.09 1.00 1477
7-9 AM Peak Hour Enter 0.07 0.00 1.00 18
7-9 AM Peak Hour Exit 0.37 0.00 1.00 93
7 -9 AM Peak Hour Total 0.44 0.69 1.00 111
4-6 PM Peak Hour Enter 0.36 0.00 1.00 91
. 4-6 PM Peak Hour Exit 0.18 0.00 1.00 45
4-6 PM Peak HourTotal 0.54 0.76 1.00 136
Saturday 2-Way Volume 5.67 3.10 1.00 1429
Saturday Peak Hour Enter 0.25 0.00 1.00 63
Saturday Peak Hour Exit 0.22 0.00 1.00 55
Saturday. Peak Hour Total 0.47 0.71 1.00 118
. Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
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Parkstone tract A Sitdown Restaurant - Existing Allowable
Summary of Trip Generation Calculation
For 150 Seats of High Turnover (Sit-Down) Restaurant
August 06, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 4.83 0.00 1.00 725
7-9 AM Peak Hour Enter 0.24 0.00 1.00 36
7-9 AM Peak Hour Exit 0.23 0.00 1.00 35
7-9 AM Peak Hour Total 0.47 0.70 1.00 71
4-6 PM Peak Hour Enter 0.24 0.00 1.00 36
4-6 PM Peak Hour Exit 0.18 0.00 1.00 27
4-6 PM Peak Hour Total 0.42 0.75 1.00 63
Saturday 2-Way Volume 6.21 0.00 1.00 932
Saturday Peak Hour Enter 0.51 0.00 1.00 77
Saturday Peak Hour Exit 0.37 0.00 1.00 56
. Saturday Peak HourTotal 0.88 1.07 1.00 132
.Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
Trip Generation, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
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Parkstone tract B - 3000 SF Bank - Existing allowable
Summary of Trip Generation Calculation
For 3 Th.Gr.Sq.Ft. of Walk-in Bank
August 06, 2003
Average Standard Adjustment Driveway
Rate Deviation Factor Volume
Avg. Weekday 2-Way Volume 156.48 0.00 1.00 469
7 -9 AM Peak Hour Enter 0.00 0.00 1.00 0
7-9 AM Peak Hour Exit 0.00 0.00 1.00 0
7-9 AM Peak Hour Total 4.07 0.00 1.00 12
4-6 PM Peak Hour Enter 0.00 0.00 1.00 0
4-6 PM Peak Hour Exit 0.00 0.00 1.00 0
4-6 PM Peak Hour Total 33.15 0.00 1.00 99
Saturday 2-Way Volume 13.70 0.00 1.00 41
Saturday Peak Hour Enter 0.00 0.00 1.00 0
Saturday Peak Hour Exit 0.00 0.00 1.00 0
Saturday Peak Hour Total 4.81 0.00 1.00 14
Note: A zero indicates no data available.
Source: Institute of Transportation Engineers
. Trip GeneratiOn, 6th Edition, 1997.
TRIP GENERATION BY MICROTRANS
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
INFRASTRUCTURE ELEMENT
Table IV-B-1: City of Winter Springs Water Treatment Plants - 2001
WTP #1 _.__851 Nor..Q1e~ W~__ ____.2.615 MGD
WTP #2 700 Sheoah Blvd. 0.814 MGD
--.-------------.
WTP #3 110 West Bahama Av~. 0.813 MGD
Total 4.242 MGD
12.0 MGD
Source: Winter Springs Utility Department and Land Design Innovations, Inc.
Table IV-B- 2: City of Winter Springs Existing Potable Water Customers - 2001
Residential
General Service
Total
11,042 meters
222 meters
11,264 meters
100 %
100 %
100%
o meters
1 meters
1 meters
0%
0%
0%
Source: Winter Springs Utility Department and Land Design Innovations, Inc.
IV-19
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
INFRASTRUCTURE ELEMENT
Table IV - A -1: City of Winter Springs Wastewater Treatment Plants - 2001
East WWTP 1560 Winter Springs
Boulevard
-----.-------.-..-------------.
West WWTP 1000 West S.R. 434
1.055MGD
2.012 MGD
0.98 MPD
2.035 MGD
2.07 MGD
4.082 MGD
Total
Source: Winter Springs Utility Department and Land Design Innovations, Inc.
T able IV - A - 2: City of Winter Springs Existing Sanitary Sewer Customers - 2001
Residential
11,299 connections
98.3 %
22 connections
0.2%
General Service
148 connections
1.3 %
24 connections
0.2%
Total
11,447 connections
99.6%
46 connections
0.4 %
Source: Winter Springs Utility Department and Land Design Innovations, Inc.
IV-7
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
Table III-16: Estimated and Projected Demand of Housing Units by Tenure, 1995-2010
Owner-Occupied
Renter-Occupied
Total Occupied Units
7,463 9;549 10,500 12,275
2,228 2,754 2,861 3,198
9,691 12,303 13,361 15,473
2,086
526
2,612
Vacancy Rate 6.1 %
SOlltce: Shimberg Center for Affordable Housing, DCA, version 3.0, 2/12/98 (HopLsem/TENURE)
Prepared by: Land Design Innovations, Inc.
Table III- 17: Projected Demand and Need for Housing by Building Type
3,037
633
3,670
4,812
970
5,782
Single Family
Multi- family
T otai Demand
9,662
1,235
10,897
14,614 1,960
1,862 246
16,476 2,206
11,622 12,619
1,481 1,608
13,103 14,227
2,957
373
3,330
Source: Shimberg Center for Affordable Housing, DCA, version 3.0, 2/12/98 (Hopj_sem/TYPE, locally defined)
Prepared by: Land Design Innovations, Inc.
4,952
627
5,579
III-34
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