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Home My WebLink About2026 03 23 Public Hearing 403 - Adoption of Resolution 2026-06: Blake Commons Lot SplitPUBLIC HEARINGS AGENDA ITEM 403 CITY COMMISSION AGENDA | MARCH 23, 2026 REGULAR MEETING TITLE Adoption of Resolution 2026-06: Blake Commons Lot 1 Lot Split. SUMMARY The subject site consists of one 1.316-acre conforming lot of record, Lot 1 from SUBD- 2024-0422, the Blake Commons subdivision, as recorded on the plat thereof in Seminole County Plat Book 91, Page 65. The site is located at the northeast corner of the intersection of S.R. 434 and Michael Blake Boulevard. The subject property is located within the Town Center zoning district, T-5 Transect, and has a Future Land Use (FLU) of Town Center. The property is subject to Development Agreement for the Blake Commons entered into between the City and Tuskawilla Retail Partners II, LLC, on August 25, 2025, recorded in the official records of Seminole County at Official Record Book 10887, Page 649. The subject property is currently undeveloped. There is a historic oak tree on the existing Lot 1 with a dripline of 39 feet. The subject property contains a 15 ft. wide utility easement along its southern boundary, recorded at Official Record Book 7486, Page 155. The applicant is proposing to split the existing Blake Commons Lot 1 (Parcel ID. 06-21- 31-510-0000-0010) into two (2) resulting lots of record. The westernmost new lot of record, Parcel 1A, shall consist of 0.80 acres, more or less, and the easternmost new lot of record, Parcel 1B, shall consist of 0.52 acres, more or less. Each resulting lot of record would meet the lot size and dimensional requirements of the Town Center, T-5 Transect zoning district, as modified by the waivers (WAIV-2025-0005 and WAIV-2025-0008) granted for the subject property. FUNDING SOURCE RECOMMENDATION Staff recommends that the City Commission adopt Resolution 2026-06, approving of a lot split application for Lot 1 of the Blake Commons subdivision, in order to divide the previously-platted Lot 1 with a Parcel ID of 06-21-31-510-0000-0010 into two (2) resulting lots of record. 156 City of Winter Springs Resolution No. 2026-__ Page 1 of 4 RESOLUTION NO. 2026-06 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA; PROVIDING FOR THE DIVISION OF ONE ORIGINALLY PLATTED LOT OWNED BY TUSKAWILLA RETAIL PARTNERS II, LLC, LOCATED AT THE INTERSECTION OF STATE ROAD 434 AND MICHAEL BLAKE BLVD IN WINTER SPRINGS, FLORIDA 32708 (EXISTING PARCEL ID. 06-21-31-510-0000-0010) INTO TWO (2) RESULTING LOTS OF RECORD; PROVIDING FOR REPEAL OF PRIOR INCONSISTENT RESOLUTIONS, SEVERABILITY, AND AN EFFECTIVE DATE. WHEREAS, the City is granted the authority, under Section 2(b), Article VIII, of the State Constitution, to exercise any power for municipal purposes except when expressly prohibited by law; and WHEREAS, section 9-3 of the City Code allows the owner of a single lot of sufficient size which satisfies zoning bulk regulations, except in a platted area of a planned unit development, to divide an originally platted single lot; and WHEREAS, section 9-11 of the City Code authorizes the City Commission to approve such division, generally referred to as a “lot split,” by resolution, and sets forth the prerequisites and application process for lot splits; and WHEREAS, Tuskawilla Retail Partners II, LLC (hereinafter “Owner”) is the owner of Lot 1 of the Blake Commons plat, recorded in the Seminole County Plat Book 91, Page 65, located at the intersection of Michael Blake Blvd. and State Road 434 in Winter Springs, Florida 32708, more particularly depicted and legally described in Exhibit A, attached hereto and fully incorporated herein by this reference, (hereinafter the “Affected Property”); and WHEREAS, Owner has petitioned the City, pursuant to section 9-11 of the City Code, to divide the Affected Property to create two (2) resulting separate lots of record; and WHEREAS, said resulting lots are more particularly depicted and legally described herein; and WHEREAS, the Affected Property consists of one platted lot, which is currently vacant; and WHEREAS, the Affected Property has been assigned a single tax parcel identification number (Tax Parcel Id. 06-21-31-510-0000-0010), is under the common ownership of Tuskawilla 157 City of Winter Springs Resolution No. 2026-__ Page 2 of 4 Retail Partners II, LLC, and is currently and has generally been vacant; and WHEREAS, the Affected Property is subject to that certain Development Agreement between the City and Owner, recorded in the Official Records of Seminole County at Book 10887 Page 649; and WHEREAS, the City Commission finds that Owner has satisfied all the requirements for lot splits set forth in section 9-11 of the City Code; and WHEREAS, the City Commission of the City of Winter Springs finds that this Resolution is in the best interests of the public health, safety, and welfare of the citizens of Winter Springs. NOW THEREFORE, THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS HEREBY RESOLVES, AS FOLLOWS: Section 1. Recitals. The foregoing recitals are deemed true and correct and are hereby fully incorporated by this reference. Section 2. Approval of Lot Split. (a) Subject to the conditions stated below, the City Commission hereby approves, pursuant to section 9-11 of the City Code, the division of the Affected Property (Parcel ID number 06-21-31-510-0000-0010), into two (2) separate lots (Lots 1A and 1B). Said separate lots are more particularly depicted in Exhibit B, attached hereto and fully incorporated herein by this reference (each a “Resulting Lot”). (b) Conditions of Approval. The conditions of approval for such lot split are as follows: 1. Owner agrees that, pursuant to Section 9-11 of the City Code, no further lot splits shall be permitted for each Resulting Lot. Any further subdivision of each Resulting Lot shall require plat approval in accordance with the City Code. (c) Upon recordation of this Resolution in the Official Records of Seminole County, Florida, said two (2) Resulting Lots, which shall consist of the split portions of Lot 1 of the Blake Commons plat, shall each be deemed a lot of record for development purposes pursuant to applicable law. Section 3. Repeal of Prior Inconsistent Resolutions. All prior inconsistent resolutions adopted by the City Commission, or parts of prior resolutions in conflict herewith, are hereby repealed to the extent of the conflict. 158 City of Winter Springs Resolution No. 2026-__ Page 3 of 4 Section 4. Severability. If any section, subsection, sentence, clause, phrase, word or provision of this Resolution is for any reason 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 Resolution. Section 5. Instructions to Staff. Pursuant to section 9-11(b)(2) of the City Code, the City Attorney is hereby directed to record this Resolution in the Official Records of Seminole County, Florida at such time as any applicable conditions of approval herein have been satisfied. At such time, the Community Development Department is hereby directed to modify city maps and documents to reflect the lot split upon recordation of this Resolution. Section 6. Effective Date. This Resolution shall become effective immediately upon adoption by the City Commission of the City of Winter Springs. However, the Resolution shall not be binding upon the Affected Property until recorded by the City in accordance with the requirements of this Resolution. ADOPTED by the City Commission of the City of Winter Springs, Florida, this _____ day of ________________, 2026. ________________________________ KEVIN MCCANN, Mayor ATTEST (City Seal): ________________________________ CHRISTIAN GOWAN, City Clerk Approved as to legal form and sufficiency for the City of Winter Springs only: _______________________________________ ANTHONY A. GARGANESE, City Attorney 159 City of Winter Springs Resolution No. 2026-__ Page 4 of 4 JOINDER OF MORTGAGEE The undersigned, as owner and holder of that certain Mortgage, Security Agreement, Assignment of Leases and Rents and Fixture Filing dated June 26, 2025 and recorded in the Seminole County Official Records Book 10852, Page 606, and as amended by that certain First Amendment to Mortgage, Security Agreement, Assignment of Leases and Rents and Fixture Filing dated November 2, 2025, and recorded in Book 10945, Page 1817, hereby consents to and joins in the recording of the foregoing City of Winter Springs Resolution 2026-___, splitting Lot 1 of the Blake Commons into resulting parcels 1A and 1B, and agrees that the lien of the Mortgage shall be subordinate and subject to said Resolution and all rights created thereunder. MORTGAGEE: RENASANT BANK, a Mississippi banking corporation By:__________________________________ Print name: ___________________________ Title:_________________________________ STATE OF ________________ COUNTY OF ______________ The foregoing instrument was acknowledged before me by means of (___) physical presence or (___) online notarization, this ______ day of ___________, 2026, by____________________, the __________________of Renasant Bank, on behalf of the company, who is personally known to me or produced __________________________________ as identification. (NOTARY SEAL) (Notary Public Signature) (Print Name) Notary Public, State of Commission No.: My Commission Expires: 160 EXHIBIT A AFFECTED PROPERTY Legal Description: Lot 1, The Blake Commons, according to the map or plat thereof, as recorded in Plat Book 91, Page 65, of the Public Records of Seminole County, Florida. Depiction: 161 EXHIBIT B DEPCTION AND LEGAL DESCRIPTION OF RESULTING LOTS Legal Description: 162 Depiction: 163 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs, Florida 32708 customerservice@winterspringsfl.org Application – Lot Split Page 1 of 4 The Community Development Director reserves the right to determine whether this application is complete and accurate. An incomplete application will not be processed and will be returned to the applicant. The application shall be reviewed per City of Winter Springs Comprehensive Plan (CP) and Zoning Code. The sufficiency review shall be completed within thirty (30) calendar days per FL Statue 166.033. Incomplete applications will not be processed and will be returned to the applicant. The following conditions must exist in order to split a parcel under this process per Sec. 9-11. - Lot splits. The City Commission may by resolution at a public hearing grant waivers from the platting requirements of this chapter for divisions of land that constitute a lot split: For purposes of this section, the term “lot split” shall mean a division of a tract of land or lot that will result in the creation of exactly one (1) additional lot or tract of land provided the following conditions are met: (1) The lot or tract of land to be split is a previously platted lot or legal description of record. (2) Each lot or tract of land created hereunder shall abut a public or approved private street, unless perpetual cross-access easements already exist on the lot to be split or are determined not to be necessary, or, if necessary, are provided by separate instrument. (3) The lot split shall in every respect meet the criteria established elsewhere in this chapter and the City Code for the category of zoning and other relevant Codes under which the property is zoned. (b) Every lot split shall be processed in the following manner: (1) An application form provided by the community development department shall be completed and filed with the department, accompanied with the following: a. An application fee approved by the city commission by resolution; b.An e-copy of the proposed lot split; c.A statement indicating whether new streets, water, sewer, drainage structures, or other infrastructure are required off-site to provide sufficient access or municipal services to the subject land; and d.Legal descriptions and acreage of the two proposed lots or tracts of land and a scaled drawing showing the intended division shall be prepared by a duly licensed land surveyor registered in the state. If a lot or tract of land contains any principal or accessory structures, a survey showing the structures on the lot or tract of land shall accompany the application. (2) Upon approval of the lot split by resolution of the city commission, the resolution shall be duly recorded in the public records of Seminole County and recorded on the appropriate city maps and documents. (c) No further division of an approved lot split is permitted under this section, unless a plat is prepared and approved in accordance with this chapter. (Ord. No. 2005-23, § 2, 9-12-05) 164 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs, Florida 32708 customerservice@winterspringsfl.org Application – Lot Split Page 2 of 4 REQUIRED INFORMATION: Applicant(s): Date: Mailing address: Email: Phone Number: Property Owner(s): Mailing Address: Email: Phone Number: Project Name: Property Address: Parcel ID(s): Parcel Size: Existing Use: Existing Future Land Use: Existing Zoning District: Reason for request: __________________________________________________________________________________________ Are there any existing/pending permits for the subject property? (No): _________ (If Yes, indicate on survey): _________ Overall Land Area: _______ Will wells be used? _____ Is adjoining road paved? _____ Is adjoining road private? _____ Is adjoining road public? _____ Are septic tanks proposed or existing? _____ Have these lots been previously subdivided or aggregated? ___ How many total parcels proposed? (3 max): __________ for the purpose of Split___ Reconfiguration___ Aggregation___ Developable land area (less lake and wetlands) for each lot: Lot 1) ___________; Lot 2) ___________; Lot 3) _________ Site Plan No. FEDP-2024-0009 (Sea Hawk Cove extension) Mark Mechlowitz, Manager of Tuskawilla Retail Partners II, LLC 12/09/25 880 Glenwood Avenue, Suite H Atlanta, GA 30316 MarkM@catalystdp.com (678) 666-1282 Mark Mechlowitz, Manager of Tuskawilla Retail Partners II, LLC 880 Glenwood Avenue, Suite H Atlanta, GA 30316 MarkM@catalystdp.com (678) 666-1282 Blake Commons Lot 1 Split N/A 26-20-30-5AR-0A00-007L ± 1.316 AC Vacant T5 Town Center District This request seeks approval to subdivide the existing Lot 1 into two independent parcels, Parcel 1 comprising 0.80 acres and Parcel 2 comprising 0.52 acres. X 1.316 AC No Yes No Yes No No 2 parcels X 0.80 AC 0.52 AC 165 CITY OF WINTER SPRINGS COMMUNITY DEVELOPMENT DEPARTMENT 1126 East State Road 434 Winter Springs, Florida 32708 customerservice@winterspringsfl.org Application – Lot Split Page 3 of 4 REQUIRED DOCUMENTATION (PDF): __ Application __ Application fee of $500.00 __ A general description of the relief sought under this division __ Sketch of property locating any existing structures and/or sketch of proposed land split locating any existing structures. __ Complete legal description of the property to be split or reconfigured __ Legal description(s) and sketch of newly created parcels (Word Doc) __ Dated copy of School Impact Analysis submitted to the School Board (If applicable) PLEASE NOTE: - Created parcels (lots) must have frontage on a public right-of-way. (twenty feet of frontage for each lot) - Newly created parcels shall meet all zoning requirements including minimum buildable lot area - Existing structures must meet the minimum setback requirements after the lot split without a variance. - Your mortgage may be affected by splitting or reconfiguring your property - Sketch of property locating any existing structures and/or sketch of proposed land split locating any existing structures - Topographical survey signed and sealed by an authorized land surveyor may be required based on the amount of property that lies within the 100 year flood plain as determined by FEMA maps (original). - Lot Line Reconfigurations Only: Applicant will be responsible for recording the new Deeds and Sketch of Description for the lot line reconfiguration with the Seminole County Clerk of the Courts Land Records Division. X X X X X NA X 166 167 SITE BENCHMARKFOUND 5/8" IRON & CAPMARKED "TRAV PT LB 8246"ELEVATION: 40.46'N: 1585320.46E: 572685.68XXXXXXXXX40.7841.0640.6837.0037.5037.9638.4039.2239.5239.7339.31SVSTEHTBEHSTST37.1337.1337.1137.4237.6237.135.137.9838.1437.835.837.4037.337.637.8838.7038.536.838.338.4138.4638.8439.0538.837.238.838.9039.2639.4739.337.839.239.4639.7439.9139.738.738.739.740.2940.6640.3140.0040.1940.736.7037.1536.937.1937.0437.6437.437.7037.4838.1437.838.1937.9838.5038.538.938.9438.4339.439.2438.8539.5739.5239.3539.5439.6739.1239.3339.2439.4039.338.9838.938.638.4239.638.938.537.536.736.234.536.234.235.135.937.038.038.639.538.838.037.236.935.734.933.831.832.836.234.032.134.632.736.837.552"LIVE OAK40.39.39.38.38.37.37.38.38.3635353635. 34 . 36 . 37 .38.39. 35 . 36.37.38.39.38.39.STORM MANHOLENRE: 39.06'NE INV: 33.68'(18" RCP)STSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTSTN 51°16'44" E 389.87' (D)N 50°16'21" E 389.87' (M)STATE ROAD NO. 434(OVIEDO ROAD)(RIGHT OF WAY WIDTH VARIES)(PER FDOT R/W MAP, SECTION 77070-2516)15' UTILITY EASEMENTPER O.R.B. 7486, PAGE 155(62' WIDE PUBLIC RIGHT OF WAY)LOT 1(PARENT PARCEL)CONTAINS: 1.316 ACRES,MORE OR LESS"VACANT"LOT 2C1N 38°43'16" W 246.60' (P&M)L2S 38°28'33" E 356.65' (P&M)L1N 51°16'44" E 134.96' (P&M)S 51°37'48" W 170.67' (P&M)MICHAEL BLAKE BOULEVARD(RIGHT OF WAY WIDTH VARIES)SEA HAWK COVE(TRACT RW-1)(62' WIDE PUBLIC RIGHT OF WAY)STORM MANHOLENRE: 36.86'SW INV: 31.88' (18" RCP)SE INV: 31.81' (18" RCP)NW INV: 31.83' (18" RCP)STORM MANHOLENRE: 40.80'SE INV: 35.28'(18" RCP)SOUTHEASTERLY R/W LINEOF MICHAEL BLAKE BOULEVARD(TYPICAL)GUTTER2' CURB &PCPTPARCEL 1A(WAGNER PROPERTY)CONTAINS: 0.80 ACRES,MORE OR LESS"VACANT"PARCEL 1BCONTAINS: 0.52 ACRES,MORE OR LESS"VACANT"219.37' (C)N(S) 51°16'44" E(W) 159.02' (C)194.36' (C)52.24' (C)137.28' (C)P.O.C. PARCEL 1P.O.B. PARCEL 2SOUTHERLY CORNEROF LOT 1P.O.B.PARCEL 125' SR 434 CORRIDOR BUILDING SETBACK25' SR 434 CORRIDORBUILDING SETBACK20' FRONT BUILDING SETBACK20' FRONT BUILDING SETBACK5' SIDE BUILDING SETBACK5' SIDE BUILDING SETBACK5' SIDE BUILDING SETBACK20' FRONT BUILDING SETBACK15' UTILITY EASEMENTPER O.R.B. 7486, PAGE 15539.0'APPROXIMATEDRIP LINE2040100GRAPHIC SCALEN1 OF 11" = 20'25088.1011/11/2025UPDATED B.S.L.WMRPCNRLOT 1 BLAKE COMProfessional Surveyor & Mapper Fla. License No. 7409CLINTON N. RICKNERBOUNDARY AND TOPOGRAPHIC SURVEYLOT 1, BLAKE COMMONSLOCATED IN THE NORTHWEST QUARTER (NW 1/4) OFSECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EASTCITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA= ASPHALT SURFACE= CONCRETE SURFACE= BENCHMARK= CONTOUR LINE30X30.5 = SPOT ELEVATION (PERVIOUS)X 30.45 = SPOT ELEVATION (IMPERVIOUS)= TREE (SIZE/TYPE AS NOTED)= 4' METAL LINK FENCEX= TRAFFIC SIGNLEGEND:(D) = DATA BASED ON OFFICIAL RECORDS(M) = DATA BASED ON FIELD MEASUREMENTSFEMA = FEDERAL EMERGENCY MANAGEMENT AGENCYF.I.R.M. = FLOOD INSURANCE RATE MAPR/W = RIGHT OF WAYID. = IDENTIFICATIONINV = INVERTRCP = REINFORCED CONCRETE PIPEO.R.B. = OFFICIAL RECORDS BOOKPB. = PLAT BOOKPG. = PAGEOAK = OAK TREEPALM = PALM TREEPINE = PINE TREETREE = UNKNOWN TREE = FOUND 4"X4" CONCRETE MONUMENT (AS NOTED) = FOUND 1/2" REBAR & CAP (AS NOTED) = FOUND IRON ROD (NO ID.) = FOUND NAIL & DISK (AS NOTED) = SET 5/8" STEEL ROD & CAP (LB 5075)LEGAL DESCRIPTION:(PARENT PARCEL)LOT 1, BLAKE COMMONS, ACCORDING TO THE MAP OR PLAT THEREOF, AS RECORDED IN PLAT BOOK 91, PAGE 65, OF THEPUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA.PARCEL 1A:COMMENCING AT THE MOST SOUTHERLY CORNER OF LOT 1, BLAKE COMMONS, ACCORDING TO THE MAP OR PLATTHEREOF, AS RECORDED IN PLAT BOOK 91, PAGE 65, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA. THENCENORTH 38°43'16" WEST, ALONG THE NORTHEASTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 434, A DISTANCE OF 36.90FEET; THENCE NORTH 24°10'06" WEST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 48.66 FEET TO THESOUTHEASTERLY RIGHT OF WAY LINE OF MICHAEL BLAKE BOULEVARD; THENCE NORTH 38°43'16" WEST, ALONG SAIDSOUTHEASTERLY RIGHT OF WAY LINE, A DISTANCE 52.24 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE NORTH38°43'16" WEST, ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE, A DISTANCE OF 194.36 FEET TO THE BEGINNING OF ACURVE CONCAVE EASTERLY, HAVING A RADIUS OF 25.00 FEET, AND A CENTRAL ANGLE OF 90°00'00"; THENCENORTHERLY, ALONG SAID CURVE AND SOUTHEASTERLY RIGHT OF WAY LINE, A DISTANCE OF 39.27 FEET (SAID CURVEBEING SUBTENDED BY A CHORD BEARING AND DISTANCE OF NORTH 6°16'44" EAST, 35.36 FEET) TO THE END OF SAIDCURVE; THENCE NORTH 51°16'44" EAST, ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE, A DISTANCE OF 134.96 FEETTO THE SOUTHWESTERLY RIGHT OF WAY OF SEA HAWK COVE (ALSO KNOWN AS TRACT RW-1, BLAKE COMMONS,ACCORDING TO THE MAP OR PLAT THEREOF, AS RECORDED IN PLAT BOOK 91, PAGE 65, OF THE PUBLIC RECORDS OFSEMINOLE COUNTY, FLORIDA); THENCE SOUTH 38°28'33" EAST, ALONG SAID SOUTHWESTERLY RIGHT OF WAY LINE, ADISTANCE OF 219.37 FEET; THENCE DEPARTING SAID RIGHT OF WAY LINE, SOUTH 51°16'44" WEST, A DISTANCE OF 159.02FEET TO THE POINT OF BEGINNING.SAID PARCEL CONTAINING 0.80 ACRES, MORE OR LESS.PARCEL 1B:BEGINNING AT THE MOST SOUTHERLY CORNER OF LOT 1, BLAKE COMMONS, ACCORDING TO THE MAP OR PLATTHEREOF, AS RECORDED IN PLAT BOOK 91, PAGE 65, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA. THENCENORTH 38°43'16" WEST, ALONG THE NORTHEASTERLY RIGHT OF WAY LINE OF STATE ROAD NO. 434, A DISTANCE OF 36.90FEET; THENCE NORTH 24°10'06" WEST, ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 48.66 FEET TO THESOUTHEASTERLY RIGHT OF WAY LINE OF MICHAEL BLAKE BOULEVARD; THENCE NORTH 38°43'16" WEST, ALONG SAIDSOUTHEASTERLY RIGHT OF WAY LINE, A DISTANCE 52.24 FEET;THENCE DEPARTING SAID RIGHT OF WAY LINE, NORTH51°16'44" EAST, A DISTANCE OF 159.02 FEET TO THE TO THE SOUTHWESTERLY RIGHT OF WAY OF SEA HAWK COVE (ALSOKNOWN AS TRACT RW-1, BLAKE COMMONS, ACCORDING TO THE MAP OR PLAT THEREOF, AS RECORDED IN PLAT BOOK91, PAGE 65, OF THE PUBLIC RECORDS OF SEMINOLE COUNTY, FLORIDA); THENCE SOUTH 38°28'33" EAST, ALONG SAIDSOUTHWESTERLY RIGHT OF WAY LINE, A DISTANCE OF 137.28 FEET; THENCE DEPARTING SAID RIGHT OF WAY LINE,SOUTH 51°37'48" WEST, A DISTANCE OF 170.67 FEET TO THE POINT OF BEGINNING.SAID PARCEL CONTAINING 0.52 ACRES, MORE OR LESS.FLOOD ZONE:THIS PROPERTY IS LOCATED IN FEDERAL FLOODZONE "X", AREAS DETERMINED TO BE OUTSIDE THE0.2% ANNUAL CHANCE FLOODPLAIN, ASINTERPOLATED FROM FEMA F.I.R.M. PANEL NO. 160OF 330, COMMUNITY PANEL NO. "120295 0160 F,EFFECTIVE DATE: SEPTEMBER 28, 2007.= CLEANOUTE= ELECTRIC BOXEH= ELECTRIC HANDHOLE= WOOD LIGHT POLEST= STORM SEWER MANHOLESVTB= SEWER VALVE= TELEPHONE JUNCTION BOXTS= TRAFFIC SIGNAL BOX= WATER VALVE= WATER METER= STORM INLETCO= METAL LIGHT POLE= METAL HANDRAILOICV= IRRIGATION CONTROL VALVE= BRICK SURFACELINE DATA TABLELINEL1 (P&M)L2 (P&M)DIRECTIONN 24°10'06" WLENGTH48.66'36.90'CURVE DATA TABLECURVEC1 (P&M)LENGTH39.27'RADIUS25.00'DELTA90°00'00"CHORD35.36'CHORD BEARINGN 6°16'44" EICB= IRRIGATION CONTROL BOXSURVEYORS NOTES:1.MEASURED COORDINATES AND BEARINGS SHOWN HEREON ARE REFERENCED TO STATE PLANE FLORIDA EAST ZONE,NORTH AMERICAN DATUM OF 1983 (NAD 1983).2.OBSERVED EVIDENCE OF UTILITIES HAS BEEN SHOWN PURSUANT TO SECTION 5 PARAGRAPH E (IV) OF THEALTA/NSPS MINIMUM STANDARD DETAIL REQUIREMENTS. THE SURVEYOR MAKES NO GUARANTEE THAT THEUNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH UTILITIES IN THE AREA, EITHER IN SERVICE OR ABANDONED.THE SURVEYOR FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN ARE IN THE EXACTLOCATION INDICATED ALTHOUGH HE DOES CERTIFY THAT THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROMINFORMATION AVAILABLE. THE SURVEYOR HAS NOT PHYSICALLY LOCATED THE UNDERGROUND UTILITIES.3.THE SURVEYOR HAS NO KNOWLEDGE OF UNDERGROUND FOUNDATIONS WHICH MAY ENCROACH.4.THIS SURVEY WAS PRODUCED WITHOUT THE BENEFITS OF FURNISHED TITLE WORK. NO FURTHER INSTRUMENTS OFRECORD REFLECTING EASEMENTS, RIGHTS-OF-WAY, AND OR OWNERSHIP WERE FURNISHED TO THE SURVEYOREXCEPT AS SHOWN, AND NO SEARCH OF THE PUBLIC RECORDS HAS BEEN DONE BY THE SURVEYOR.5.FENCING, SYMBOLS AND MONUMENTATION SHOWN HEREON MAY BE EXAGGERATED FOR PICTORIAL PURPOSESONLY AND MAY NOT BE SHOWN TO SCALE.6.IN THE OPINION OF THIS SURVEYOR, THE PERIMETER LINES AS SHOWN HEREON REPRESENT THE LOCATION OF THEBOUNDARY LINES OF THE SUBJECT PARCEL IN RELATION TO THE DESCRIPTION OF RECORD AND THOSE EXISTINGLAND CORNERS FOUND TO BE ACCEPTABLE BY THIS SURVEYOR.7.INFORMATION FROM FEDERAL EMERGENCY MANAGEMENT AGENCY, (F.E.M.A.) FLOOD INSURANCE RATE MAP(S),SHOWN ON THIS MAP WAS CURRENT AS OF THE REFERENCED DATE. MAP REVISIONS AND AMENDMENTS AREPERIODICALLY MADE BY LETTER AND MAY NOT BE REFLECTED ON THE MOST CURRENT MAP.8.VERTICAL DATUM REFERENCED TO THE NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD 1988) AND WEREDERIVED FROM SEMINOLE COUNTY BENCHMARK DESIGNATION #5172001, WITH A PUBLISHED ELEVATION OF 16.09FEET (NAVD88).9.ONLY TREES 6" IN DIAMETER OR GREATER (MEASURED AT CHEST HEIGHT) ARE SHOWN HEREON.10.TOPOGRAPHIC INFORMATION SHOWN HEREON BASED ON GROUND SURVEY. CONTOURS SHOWN HEREON REFLECT1-FOOT INTERVALS.11.THERE WERE NO MARKED PARKING SPACES OBSERVED AT THE TIME OF THIS SURVEY.12.THERE WAS NO EVIDENCE OF CURRENT EARTH MOVING WORK, BUILDING CONSTRUCTION, OR BUILDING ADDITIONSBEING CONDUCTED AT THE TIME OF THIS SURVEY.13.THERE WAS NO EVIDENCE OF CHANGES IN STREET RIGHT OF WAY LINES, CURRENT STREET OR SIDEWALKCONSTRUCTION OR REPAIRS AT THE TIME OF THIS SURVEY.14.THERE IS NO OBSERVED EVIDENCE OF SITE USE AS A CEMETERY, SOLID WASTE DUMP, SUMP, OR SANITARYLANDFILL.15.DISTANCE TO NEAREST INTERSECTING STREET IS 0 FEET, MORE OR LESS, TO THE INTERSECTION OF MICHAEL BLAKEBOULEVARD AND STATE ROAD 434.16.PROPERTY HAS DIRECT ACCESS TO PUBLIC RIGHTS OF WAY ALONG THE SOUTH (STATE ROAD 434) AND WEST(MICHAEL BLAKE BOULEVARD) PROPERTY LINES.WAGNER PROPERTY GROUPN 38°43'16" W6200 Lee Vista BlvdSuite 400Orlando, Florida 32822(407) 896-3317www.nv5.comLB-8246P.O.C. = POINT OF COMMENCEMENTP.O.B. = POINT OF BEGINNINGTOWN CENTER DISTRICT (T5-URBAN CENTER)BUILDING SETBACKSFRONTREARSIDE20' MINIMUM5'-100'15' MINIMUMSR 434CORRIDOR25'03/02/2026 - 168 MIC H A EL BL A K E BL V D ±134'48.66 ' ± 1 9 5 '±158'± 2 2 1 ' F L H IGHWAY 4 3 4 MAXIMUM FRONT SETBACK 15' P.U.E. APPROX. LOCATION 52" OAK W/78' DIA. DRIP LINE 22' CROSS ACCESS DRIVE APPROXIMATED PER CLIENT PROVIDED DOCUMENTS. BAN K ±3,000 SF 1 8 ' 2 2 ' 1 8 '9'9'2 2 ' 22' 1 0 ' 1 0 ' 6 . 5 ' 9 '20' 1 7 ' 7 6 2 2 ' 4 ' 373'40 400 SCALE : 1" = 40' 48,C. C21CE37S *5283 VISIT OUR WEBSITE AT WWW.QUICKCONCEPTSGROUP.COM SEND YOUR CONCEPT REQUESTS TO REQUESTS@QUICKCONCEPTSGROUP.COM NN DISCLAIMER: THE CONCEPT REPRESENTED HEREIN IS FOR CONCEPTUAL PURPOSES ONLY. INFORMATION SHOWN HEREIN WAS BASED ON PROVIDED INFORMATION BY THE CLIENT AND PRELIMINARY CODE RESEARCH WITH THE SUBJECT JURISDICTION. INFORMATION SHOWN HEREIN SHALL BE CONFIRMED BY SUBJECT JURISDICTION AND MAY BE SUBJECT TO CHANGE. A SURVEY IS RECOMMENDED TO DETERMINE THE PROPERTY BOUNDARIES AND RESTRICTIONS. PROPERTY BOUNDARY GENERATED REFERENCING PROVIDED PDF. PROJECT NAME: BANK IN WINTER SPRINGS, FL ZONE: T5 URBAN CENTER ZONE FLOOD ZONE: X FEMA MAP: 12117C0160F DATED: 09/28/2007 SETBACKS FRONT: 25', 50' MAX. SIDE: 5', 100' MAX. REAR: 15' BUFFERS: 27' ROW L.S. (SR 434) 6' OTHER ROW L.S. (OPTIONAL) PARKING CALCULATION: 1 PER 400 SF GFA 8 REQUIRED STALLS DRAWING DATA DATE: 12/2/2025 PROJECT NO.: 25.1565 / CONCEPT 4 PROVIDED PARKING: 1 ADA STALLS 12 90° STALLS (9' x 18') 3 0° STALLS (9' X 20') 16 TOTAL STALLS DRIVE AISLE: 22' TWO-WAY (MIN.) EXISTING USE: VACANT PROPOSED USE: FINANCIAL INSTITUTIONS, BANKS, SAVINGS AND LOAN (CONDITIONAL USE) ADDRESS: NEC FL-434 & MICHAEL BLAKE BLVD WINTER SPRINGS, FL 32708 PARCEL ID #: 2620305AR0A00007L PARCEL AREA: ±0.80 AC SITE SPECIFIC NOTES: CROSS ACCESS DRIVE APPROXIMATED PER CLIENT PROVIDED DOCUMENTS. JURISDICTION: CITY OF WINTER SPRINGS LEGEND BOUNDARY LINE BUILDING SETBACK LANDSCAPE BUFFER PROPOSED PAVEMENT 169 TITLE Adoption of Resolution 2026-06: Blake Commons Lot 1 Lot Split. SUMMARY The Community Development Department requests that the City Commission review Resolution 2026-XX, providing for the division of Lot 1 of the Blake Commons plat, owned by Tuskawilla Retail Partners II, LLC, located at the intersection of State Road 434 and Michael Blake Blvd. (existing parcel ID. 06-21-31-510-000-0010), into two (2) resulting lots of record. Approval of Resolution 2026-XX will be subject to the conditions stated in the Resolution. General Information Applicant Mark Mechlowitz, Tuksawilla Retail Partners II, LLC Property Owner(s) Tuskawilla Retail Partners II, LLC Location East/Northeast of the intersection of State Road 434 and Michael Blake Blvd Tract Size ±1.316 Acres Parcel ID Number 06-21-31-510-0000-0010 Zoning Designation Town Center District, T-5 Transect FLUM Designation Town Center District Adjacent Land Use North: Sea Hawk Cove East: Vacant South: State Road 434 West: Michael Blake Blvd. Minimum Lot Area Not Applicable Minimum Lot Width/Depth Lot Width: 18 ft min/180 ft max (modified by waiver to 356.65 ft max) Lot Depth: 30 ft min/160 ft max (modified by waiver to 170.67 ft max) See: Case No. WAIV-2025-0008 Setbacks Front: 25 ft. minimum; 50 ft maximum Rear: 15 ft. minimum Side: 5 ft. minimum PUBLIC HEARINGS AGENDA ITEM CITY COMMISSION MONDAY, MARCH 23, 2026 REGULAR MEETING 170 P U B L I C H E A R I N G S A G E N D A I T E M | M O N D A Y , F E B R U A R Y 9 , 2 0 2 6 , | P A G E 2 O F 5 Development Standards Lot Coverage 100% maximum. Minimum FAR is not applicable. Development Permits FEDP-2024-0009 DVAG-2025-0007 WAIV-2025-0005 WAIV-2025-0008 SUBD-2024-0001 Code Enforcement Not applicable City Liens Not applicable Background Data: The subject site consists of one 1.316-acre conforming lot of record, Lot 1 from SUBD- 2024-0422, the Blake Commons subdivision, as recorded on the plat thereof in Seminole County Plat Book 91, Page 65. The site is located at the northeast corner of the intersection of S.R. 434 and Michael Blake Boulevard. The subject property is located within the Town Center zoning district, T-5 Transect, and has a Future Land Use (FLU) of Town Center. The property is subject to Development Agreement for the Blake Commons entered into between the City and Tuskawilla Retail Partners II, LLC, on August 25, 2025, recorded in the official records of Seminole County at Official Record Book 10887, Page 649. The subject property is currently undeveloped. There is a historic oak tree on the existing Lot 1 with a dripline of 39 feet. The subject property contains a 15 ft. wide utility easement along its southern boundary, recorded at Official Record Book 7486, Page 155. The applicant is proposing to split the existing Blake Commons Lot 1 (Parcel ID. 06- 21-31-510-0000-0010) into two (2) resulting lots of record. The westernmost new lot of record, Parcel 1A, shall consist of 0.80 acres, more or less, and the easternmost new lot of record, Parcel 1B, shall consist of 0.52 acres, more or less. . Each resulting lot of record would meet the lot size and dimensional requirements of the Town Center, T-5 Transect zoning district, as modified by the waivers (WAIV-2025-0005 and WAIV-2025-0008) granted for the subject property. Public Notices: Notices were mailed to all owners of real property adjacent to and within approximately five hundred (500) feet of the subject property, and to all Homeowner’s Associations on file with the City of Winter Springs on March 12, 2026. Lot Splits: Section 9-11 of the City of Winter Springs Code of Ordinances sets forth standards and guidelines for processing lot split applications. Staff have utilized the criteria set forth in Section 9-11 to process this application and make the recommendations provided herein. 171 P U B L I C H E A R I N G S A G E N D A I T E M | M O N D A Y , F E B R U A R Y 9 , 2 0 2 6 , | P A G E 3 O F 5 The City Commission may, by resolution at a public hearing, grant waivers from the platting requirements of the City’s Land Development Code for divisions of land that constitute a “lot split.” A “lot split” is a division of a lot or tract of land that will result in the creation of exactly one (1) additional lot of record. The following conditions must be met for a division of land to be considered a lot split: (1) the lot or tract of land to be split is a previously platted lot or legal description of record; (2) each lot or tract of land created hereunder shall abut a public or approved private street, unless perpetual cross-access easements already exist on the lot to be split or are determined not to be necessary, or, if necessary, are provided by separate instrument; and (3) the lot split shall in every respect meet the criteria established elsewhere in this chapter and the City Code and comprehensive plan for the category of zoning and other relevant Codes under which the property is zoned. The procedures for review and approval are set forth in Section 9-11. Lot Split Criteria 1. The lot or tract of land to be split is a previously platted lot or legal description of record. Analysis: Staff finds that this condition has been satisfied. The lot proposed to be split is located in the platted Blake Commons subdivision, which is recorded in the Official Records of Seminole County at Plat Book 91 Page 65. The lot to be split is a conforming lot of record. The property is located within the Blake Commons subdivision. There is not a Homeowners’ Association (or other form of Property Owner’s Association) for this subdivision and, as such, the subject property is not subject to any covenants, conditions, or restrictions that would restrict the lot split. The resulting parcels shall still benefit from the existing Easement Agreement recorded in the Official Records of Seminole County, Book 10968, Page 1570, which affords relevant easements for drainage, utility tie-ins, and cross- access to the newly-created parcels. 2. Each lot or tract of land created hereunder shall abut a public or approved private street, unless perpetual cross-access easements already exist on the lot to be split or are determined not to be necessary, or, if necessary, are provided by separate instrument. Analysis: Staff finds that this condition has been satisfied. Both of the parcels abut Sea Hawk Cove and State Road 434, and Parcel 1A also abuts Michael Blake Blvd. 3. The lot split shall in every respect meet the criteria established elsewhere in this chapter and the City Code and comprehensive plan for the category of zoning and other relevant Codes under which the property is zoned. Analysis: Staff finds the proposal to split the existing lot (Parcel ID 06-21-31- 510-0000-0010) into two (2) resulting lots of record meets all criteria set 172 P U B L I C H E A R I N G S A G E N D A I T E M | M O N D A Y , F E B R U A R Y 9 , 2 0 2 6 , | P A G E 4 OF 5 forth in the Comprehensive Plan for the Town Center FLU and in the zoning code for the Town Center, T-5 Transect district. Each resulting lot of record would meet the minimum dimensional requirements, as modified by the waivers (WAIV-2025-0005 and WAIV-2025-0008) granted for the subject property. The applicant has submitted a scaled drawing of the buildable area of resulting Parcel 1A, showing the intended principal structure which is 3,000 sf in size. The proposed structure can be comfortably constructed on Parcel 1A while still avoiding encroachment on the 15-foot utility easement running along the southernmost boundary of the property and affording ample buffer space from the dripline of the historic tree, which would remain unaffected by the development. A proposal for the development of the resulting Parcel 1B has not yet been submitted to the City; Parcel 1B is currently vacant. It should be noted that accommodating the historic tree will likely result in the developer applying for waivers from setbacks and frontage buildout requirements during the final engineering application process. Staff believes that the lot split will not be inconsistent with the character of the surrounding neighborhood. In addition to the above-referenced criteria in Section 9-11 of the City Code, Section 9-10 – General Criteria for Approval – provides that before any plat, replat, or lot split application is approved by the City Commission, the applicant must demonstrate and the City Commission must find that the proposed plat, replat or lot split meets the following criteria: (a)The application is in compliance with the provisions of this chapter and applicable law. (b)The application is consistent with the city's comprehensive plan and applicable city master plans. (c)The application is compatible and in harmony with the surrounding neighborhood including with respect to the size of existing surrounding lots and development trends in the neighborhood which have been previously approved by the city commission. (d)The application does not create any lots, tracts of land or developments that do not conform to the City Code. (e)The application does not create burdensome congestion on the streets and highways. (f)The application promotes the orderly layout and use of land. (g)The application provides for adequate light and air. (h)The application does not create overcrowding of land. (i)The application does not pose any significant harm to the adequate and economical provision of water, sewer, and other public services. 173 P U B L I C H E A R I N G S A G E N D A I T E M | M O N D A Y , F E B R U A R Y 9 , 2 0 2 6 , | P A G E 5 O F 5 (j)The application provides for proper ingress and egress through a public or approved private street or perpetual cross access easements. Given the nature of the lot split to create one additional commercial lot, impacts on roads and public services will be negligible. As described above, staff’s view is that the proposed lot split is consistent with the city’s comprehensive plan and zoning ordinances. Additionally, relevant facts have been discussed above regarding compatibility and harmony with the surrounding neighborhood and the size of existing surrounding lots and development trends in the neighborhood for the City Commission’s consideration. Procedural History: March 23, 2026 City Commission| Consent Agenda on Lot Split. Applicable Law, Public Policy, and Events: Home Rule Powers Code of Ordinances Sec. 9-11. - Lot splits. Code of Ordinances Sec. 20-141 through 20-148, R-CI Single-Family Dwelling District City of Winter Springs Comprehensive Plan, Future Land Use Element STAFF RECOMMENDATION Staff recommends that the City Commission adopt Resolution 2026-06, approving of a lot split application for Lot 1 of the Blake Commons subdivision, in order to divide the previously-platted Lot 1 with a Parcel ID of 06-21-31-510-0000-0010 into two (2) resulting lots of record. Attachments: Figure “1” – Resolution 2026-06 Figure “2” – Lot Split Application Figure “3” – Blake Commons Plat Figure “4” – Buildable Area Illustration 174