HomeMy WebLinkAbout2026 06 08 Public Hearing 400- The Learning Experience - Minor Final Engineering/Site Plan Revision and WaiverPUBLIC HEARINGS AGENDA ITEM 400
CITY COMMISSION AGENDA | JUNE 8, 2026 REGULAR MEETING
TITLE
The Learning Experience, SR 434/419 and Michael Blake Boulevard – Minor Final
Engineering/Site Plan Revisions and Waiver Revision related to Streetscape.
SUMMARY
The development site consists of one lot, totaling 1.02 acres. The City Commission
previously approved The Blake Commons plat, subject to the conditions thereon, which
subdivided the 8.11-acre parent parcel. The Learning Experience is located on Lot 3 of
the Blake Commons plat. The master Development Agreement for the Blake Commons
subdivision is recorded in the Official Records of Seminole County at Book 10887 Page
649. The first Development Agreement which provides for the development of the
Learning Experience on Lot 3 of the Blake Commons subdivision is recorded in the
Official Records of Seminole County at Book 10955 Page 1757.
This Development Agreement is proposed because the Applicant is making minor
revisions to the site plan to add a sidewalk connecting the outside play area of the
daycare to an internal sidewalk, minor changes to the drainage plans, and modifications
to the streetscape location and dimensions adjacent to the sidewalk along State Road
434.
FUNDING SOURCE
RECOMMENDATION
Staff recommends that the City Commission approve the Minor Revisions to the Final
Engineering/Site Plans and Waiver Revision related to the streetscape to maintain the
existing 5’ sidewalk.
547
The Learning
Experience
John Rabon, JD, MPA
Senior Planner
City Commission
548
Background
COMMUNITY DEVELOPMENT
Property Address: East/Northeast of the intersection of State
Road 434 and Michael Blake Blvd
(± 1.02 acres)
April 7, 2024: Preapplication Meeting (PREM-2024-0007)
October 24, 2024: Site Plan Application
(FEDP-2024-0010)
December 11, 2024: Setback Waiver Application (WAIV-2024-
0003); Building Placement (WAIV-2025-0010)
December 12, 2024: Conditional Use Application (CONU-2024-
0002)
January 17, 2025:
Architectural Review Application (AERV-2025-0004)
May 9, 2025: Development Agreement Application (DVAG-2025-
0007)
June 8, 2026
AGENDA ITEM
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Background
COMMUNITY DEVELOPMENTJune 8, 2026
AGENDA ITEM
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City Commission
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June 27, 2025: Streetscape Waiver Application (WAIV-2025-0012)
July 23, 2025: Public Notice Letters & Signage
August 7, 2025: Planning & Zoning Board Public Hearing
August 25, 2025: City Commission Public Hearing
April 23, 2026: Revision Public Notice Letters and Signage
May 7, 2026: Planning and Zoning Board
Applicant: Tuskawilla Retail Partners II, LLC
•Located at corner of Sate Road 434 and Michael Black Blvd.
•Proposal is to establish a day care on Lot 3.
•Property is zoned Town Center District, T-5 Transect.
•Applicant has submitted a Final Engineering/Site Plan revision
and a Waiver revision for the streetscape. 550
Site Plan
AGENDA ITEM 400
Planning & Zoning Board
June 8, 2026
AGENDA ITEM
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City Commission
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Proposed Conditions
COMMUNITY DEVELOPMENT
Staff recommends the Planning & Zoning Board recommend approval of the FEDP-
2024-0010 and WAIV-2025-0021 revisions with the following conditions:
1.All grass on the Property shall be Bahia grass. No St. Augustine grass or grass
types with low drought tolerance shall be permitted.
AGENDA ITEM
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City Commission
June 8, 2026
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COMMUNITY DEVELOPMENTJune 8, 2026
AGENDA ITEM
400
City Commission
ANY QUESTIONS?
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TITLE
The Learning Experience, SR 434/419 and Michael Blake Boulevard – Minor Final
Engineering/Site Plan Revisions and Waiver Revision related to Streetscape.
SUMMARY
The Community Development Department requests that the City Commission
hold a Public Hearing to consider a Waiver amendment to WAIV-2025-0012,
regarding the applicant’s proposed streetscape for a day care in the Town Center
District, T5 Transect, and to consider minor revisions to the Final Engineering/Site
Plan FEDP-2024-0010 for the Project.
General Information
Applicant KW WS Acquisition LLC
Property Owner(s) KW WS Acquisition LLC
Location 1260 E State Road 434
Tract Size ±1.02 Acres (subdivided from 8.11 Acres parent lot)
Parcel ID Number 06-21-31-510-0000-0030
Zoning
Designation
Town Center District, T-5 Transect
FLUM Designation Town Center District
Adjacent Land Use North: Seminole Crossing
Townhomes
East: Cross Seminole Trail
South: State Road 434
West: Commercial
Height 23’4”, 1 story
Setbacks Front: 25 ft,
minimum,
50 ft.
maximum
Rear: 15 ft.
minimum
Side: 5 ft. minimum,
100 ft. maximum
Development
Standards
Lot Coverage 100%
Development
Permits FEDP-2024-0010; WAIV-2025-0012;
Development
Agreement
Development Agreement was recorded on Book 10955,
Page 1757-1768.
PUBLIC HEARINGS AGENDA ITEM
CITY COMMISSION
MONDAY, JUNE 8, 2026
REGULAR MEETING
554
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 J U N E 8 , 2 0 2 6 , | P A G E 2 OF 6
Code Enforcement Not applicable
City Liens Not applicable
Background Data:
The development site consists of one lot, totaling 1.02 acres. The City Commission
previously approved The Blake Commons plat, subject to the conditions thereon,
which subdivided the 8.11-acre parent parcel. The Learning Experience is located
on Lot 3 of the Blake Commons plat. The master Development Agreement for the
Blake Commons subdivision is recorded in the Official Records of Seminole County
at Book 10887 Page 649. The first Development Agreement which provides for the
development of the Learning Experience on Lot 3 of the Blake Commons
subdivision is recorded in the Official Records of Seminole County at Book 10955
Page 1757.
This Development Agreement is proposed because the Applicant is making minor
revisions to the site plan to add a sidewalk connecting the outside play area of the
daycare to an internal sidewalk, minor changes to the drainage plans, and
modifications to the streetscape location and dimensions adjacent to the sidewalk
along State Road 434.
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 all Homeowner’s
Associations on file with the City of Winter on June 10, 2025.
A Community Workshop was held on June 18, 2025, at 7:00 PM at The Foundry
Church. There were no objections raised at the Community Workshop regarding
the proposed development.
A Community Workshop was not necessary for the proposed Minor Revision and
Waiver Revision.
Analysis of Minor Revisions:
Planning Staff have reviewed the minor revisions and concluded that the changes
are substantially in keeping with the City Code. Revisions to the streetscape waiver
(WAIV-2025-0012) are noted separately.
Water and Sewer: Public Works & Utilities Department Staff have confirmed that
sufficient water and sewer capacity exists for this project.
Stormwater:
555
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Not applicable for this project as no drainage was proposed for this project. The
infrastructure included for the development will tie into the existing stormwater
pond. That stormwater system will be private and subject to the Declaration of
Conditions, Covenants, Easements, and Restrictions as recorded in the Official
Records of Seminole County (ORSC), Book 8871, Page 98, as amended by the First
Amendment to the same, as recorded in ORSC, Book 8964, Page 1579. These
documents govern the maintenance and cost allocations among properties in the
Town Center.
Transportation:
A new Traffic Impact Analysis was not required for these revisions.
Parking:
A new Parking Study was not required for these revisions.
Procedural History:
April 7, 2024 Pre-Application Meeting
June 18, 2025 Community Workshop
August 7, 2025 Planning & Zoning Board | Recommendation on
Site/Final Engineering, Aesthetic Review, Waivers,
Conditional Use Application, and Development
Agreement.
August 25, 2025 City Commission | Hearing on Final Engineering
Site/Final Engineering, Aesthetic Review, Waivers,
Conditional Use Application, and Development
Agreement.
May 7, 2026 Planning & Zoning Board I Recommendation on
Minor Revisions and Waiver Revision.
June 8, 2026 City Commission I Hearing on Minor Revisions and
Waiver Revision.
Waiver Review: Pursuant to Section 20-34, Any real property owner may file a
waiver application requesting a waiver (s) for their real property from any term
and condition of this chapter (except from the list of permitted, conditional and
prohibited uses set forth in any zoning district category). The Planning and
Zoning Board shall be required to review all waiver applications and make a
written recommendation to the City Commission. Such recommendation shall
include the reasons for the board's recommendation and show the board has
considered the applicable waiver criteria set forth and analyzed below. Upon
556
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receipt of the Planning and Zoning board's recommendation, the city
commission shall make a final decision on the application. If the city commission
determines that the planning and zoning board has not made a
recommendation on an application within a reasonable period, the city
commission may, at its discretion, consider an application without the planning
and zoning board's recommendation.
Waiver I: A waiver to allow the existing 5’ sidewalk to remain rather than the 6’
sidewalk required.
Previously, the City Commission approved waivers for variations in the streetscape
width and sequencing requirements for The Learning Experience, consisting of a
3.5’ landscape and treescape area adjacent to the SR 434 right-of-way, a 6’ sidewalk,
and a 17.5’ landscape area adjacent to the building.
Waiver Review
1. The applicant clearly demonstrates that the applicable term or condition
clearly creates an illogical, impossible, impractical, or patently
unreasonable result related to the proposed property and development.
Analysis: Staff find that the applicant clearly demonstrates that the
applicable conditions create an illogical, impossible, impractical, or patently
unreasonable result related to the Town Center streetscape requirements.
The applicant has discussed the streetscape with FDOT and both parties
prefer the existing landscape and sidewalk placement along SR 434.
Additionally, maintaining the existing dimensions would be in keeping with
adjacent parcels, which also sought waivers for the landscaping designs
2. The proposed development plan is in substantial compliance with this
chapter and in compliance with the comprehensive plan.
Analysis: Staff find that the variations in the streetscape section widths are
substantially compliant with the Code requirements and the desired goals
for the Town Center as described in the Comprehensive Plan. The
streetscape maintains the 27’ overall width as required by the ordinance
while adjusting the sections to be harmonious with the streetscapes on
adjacent parcels.
3. The proposed development plan will significantly enhance the real
property.
Analysis: Staff find that the proposed variations on the streetscape will
significantly enhance the real property by enhancing the overall appearance
of the streetscape. The applicant is proposing a number of canopy trees and
shrubs beyond what is required that will improve the aesthetic value of the
property .
4. The proposed development plan serves the public health, safety, and
welfare.
557
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Analysis: Staff find that the plan services the public health, safety, and
welfare. The proposed streetscape will increase the quality of life for
residents and visitors by maintaining the current path and providing a more
aesthetically pleasing walkway. The increased number of trees along SR 424
will protect pedestrians along the sidewalk.
5. The waiver will not diminish property values in or alter the essential
character of the surrounding neighborhood.
Analysis: Staff find that the waiver will not diminish property values or the
essential character of the surrounding neighborhood. The proposed waiver
does not affect the location of the sidewalk along SR 434 and if anything,
enhances the aesthetics of the lot, thereby increasing property values and
being more in-keeping with the character of the neighborhood.
6. The waiver granted is the minimum waiver that will eliminate or reduce
the illogical, impossible, impractical, or patently unreasonable result
caused by the applicable term or condition under this chapter.
Analysis: Staff find that this waiver eliminate or reduce the illogical,
impossible, impractical, or patently unreasonable result caused by the
applicable conditions in the Code. The proposed waiver keeps the current
landscape and sidewalk widths so as to be harmonious with the existing
streetscape on adjacent parcels. The total required width of the
streetscape as required by the Code will be unaffected.
7. The proposed development plan is compatible and harmonious with the
surrounding neighborhood.
Analysis: Staff find that the proposed development plan is compatible and
harmonious with the surrounding neighborhood. While the widths of each
section as proposed are not within the Code, they are compatible with the
streetscape for the adjacent parcels and the amount of both canopy trees,
shrubs, and plantings will result in a harmonious landscape for the
surrounding neighborhood.
8. Whether the applicant has agreed to execute a binding development
agreement required by the city to incorporate the terms and conditions of
approval deemed necessary by the city commission including, but not
limited to, any mitigative techniques and plans required by City Code.
Analysis: The Applicant is working on and has agreed to a binding
Development Agreement to incorporate terms and conditions deemed
necessary by the City Commission.
Applicable Law, Public Policy, and Events:
Florida Statutes 163.2511-163.3246: Growth Policy; County and Municipal Planning;
Land Development Regulation (Provides that land development regulations for
municipal planning be consistent with the Comprehensive Plan).
Home Rule Powers
Code of Ordinances City of Winter Springs.
558
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Section 20-1. Definitions.
Fiscal Impact:
A Fiscal Impact Report was not required for these minor revisions.
Development Agreement:
A revised Development Agreement from the City Attorney’s Office is included with
the project materials.
STAFF RECOMMENDATION
Staff recommends that the City Commission approve the Minor Revisions to the
Final Engineering/Site Plans and Waiver Revision related to the streetscape to
maintain the existing 5’ sidewalk..
Attachments:
Exhibit “1” – Site Plan Revision Drawings
Exhibit “2” – Revision Summary Letter
Exhibit “3” – Revised Development Agreement
Exhibit “4” – Setback Waiver Application
559
AT
THE LEARNING EXPERIENCE
PARCEL ID #: 06-21-31-510-0000-0030
DEVELOPER
RICHARD KERPER
KW PARTNERS, LLC
2420 ENTERPRISE ROAD SUITE 201
CLEARWATER, FL 33763
ENGINEER APPLICANT
NV5, INC.
6200 LEE VISTA BLVD.
ORLANDO, FL 32822
FRANKLIN A. PORTER, P.E.
407-896-3317
VICINITY MAP
NTS
LANDSCAPE:
1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY OF WINTER SPRINGS
REGULATIONS AND CODES AND O.S.H.A. STANDARDS.
2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT
LOCATIONS AND DIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS,
EXIT PORCHES, ETC., PRECISE BUILDING DIMENSIONS AND EXACT
BUILDING UTILITY ENTRANCE LOCATIONS.
3. ALL DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED,
MULCH AND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED.
SEE 02900 SPECIFICATION.
4. ALL ISLANDS WITH CURB & GUTTER SHALL BE LANDSCAPED, UNLESS
OTHERWISE NOTED. THOSE ISLANDS ARE TO HAVE CONC. CURB.
5. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS
OTHERWISE NOTED.
6. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE MODIFIED
AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID.
7. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS
OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL
UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS
REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING
AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS
AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE
BID.
8. THE SITE WORK FOR THE PROJECT SHALL MEET OR EXCEED THE "SITE SPECIFIC
SPECIFICATIONS".
9. LIGHTING ELECTRICAL PLANS TO BE PROVIDED BY DUKE ENERGY.
10. ALL SIGNAGE AND STRIPING TO BE INSTALLED IN ACCORDANCE WITH
MUTCD (LATEST EDITION) STANDARDS AND SPECIFICATIONS.
11. ALL CONSTRUCTION DUMPSTERS TO BE WASTE PRO, NO EXCEPTIONS.
12. NO ONSITE BURNING IS ALLOWED AT ANY TIME.
13. ALL ORGANIC OR OTHER UNSUITABLE MATERIALS MUST BE HAULED OFF THE SITE AND
PROPERLY DISPOSED.
14. PAYMENT OF THE 1% SITE INSPECTION FEE IS DUE PRIOR TO BREAKING GROUND. FEE
IS 1% OF THE TOTAL SITEWORK CONSTRUCTION COST, NOT INCLUDING ITEMS COVERED
BY A BUILDING PERMIT.
15. PROVIDE A VIDEO INSPECTION OF ALL SANITARY SEWER MAINS, SANITARY SEWER
LATERALS, AND ALL STORMWATER PIPES. PROVIDE THE CITY WITH A DVD COPY OF ALL
VIDEO INSPECTIONS.
16. ALL WORK PERFORMED WITHIN THE FDOT RIGHT-OF-WAY SHALL BE IN ACCORDANCE
WITH 2017 DESIGN STANDARDS, 2017 STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE
CONSTRUCTION, AND 2010 UTILITY ACCOMMODATION MANUAL.
17. FDOT ITS: NON-LOCATED / UNMARKED FDOT ITS FACILITIES, INCLUDING FIBER OPTIC COMMUNICATION AND
TRAFFIC CONTROL SIGNAL LOOPS/DEVICES, MAY EXIST WITHIN THE PROJECT LIMITS; MAKE TEMPORARY REPAIRS
TO ANY DAMAGE TO A FACILITY WITHIN FOUR (4) HOURS OF THE OCCURRENCE. IF ASSISTANCE IS REQUIRED
REGARDING ITS FACILITIES, CONTACT THE FDOT TRAFFIC OPERATIONS ITS MANAGER AT (386) 943-5000.
18. ALL CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH THE LATEST EDITIONS OF THE DESIGN
STANDARDS, THE STANDARD SPECIFICATIONS FOR ROAD AND BRIDGE CONSTRUCTION AND THE UTILITY
ACCOMMODATION MANUAL (UAM).
19. ALL R/W DISTURBED BY THIS WORK SHALL BE RESTORED TO ITS ORIGINAL CONDITION OR BETTER AND IN
ACCORDANCE TO APPLICABLE FDOT SPECIFICATIONS. ALL DISTURBED AREAS MUST BE SODDED, MATCHING
EXISTING GRASS TYPE.
20. ANY DAMAGE CAUSED BY THE CONTRACTOR SHALL BE REPAIRED BY THE CONTRACTOR/SUBCONTRACTOR AT HIS
SOLE EXPENSE AND ANY DELAY INCURRED SHALL NOT BE CAUSE FOR AN EXTENSION IN THE TIME OF THE
CONTRACT.
21. ALL PROPOSED SURFACES SHALL BE GRADED TO DRAIN POSITIVELY TO ASSURE NO LOW POINTS HAVE BEEN
CREATED, NO FLOODING TO ADJACENT PROPERTIES WILL OCCUR SMOOTH SURFACES ARE MAINTAINED AND NO
STEEP OR UNUSUAL SLOPES ARE CREATED.
SITE GRADING NOTES:
GEOTECH:
NV5, INC
407-695-4800
APOPKA, FLORIDA 32703
2501 S. BINION RD
WATER MANAGEMENT:SITEWORK CONSTRUCTION WATER
WINTER SPRINGS, FLORIDA 32708
1126 EAST STATE ROAD 434
CITY OF WINTER SPRINGS, FLORIDAST. JOHNS RIVER WATER MAN. DISTRICT
WASTEWATER ELECTRIC:
OVIEDO, FLORIDA 32765
2801 WEST STATE ROAD 426
DUKE ENERGY
800-700-8744
SURVEYOR:
407-896-3317
FRANK A. PORTER, P.E.
ORLANDO, FLORIDA 32822
6200 LEE VISTA BLVD.
NV5, INC.
CIVIL ENGINEER:ARCHITECT:
6699 13TH AVENUE NORTH, SUITE 4A
ARC3 ARCHITECTURE, INC.
ST. PETERSBURG, FLORIDA 33710
J. SCOTT LIBERTY
WINTER PARK, FLORIDA 32792
5621 REVELWOOD LOOP
J. SCOTT LIBERTY, LANDSCAPE ARCHITECT
407-719-2124
PROJECT
LOCATION
352-414-4621
CLINTON N. RICKNER, PSM
OCALA, FLORIDA 34471
2100 SE 17TH STREET, UNIT 802
CHW, INC., AN NV5 COMPANY
WINTER SPRINGS, FLORIDA 32708
1126 EAST STATE ROAD 434
CITY OF WINTER SPRINGS, FLORIDA
407-327-8979
WINTER SPRINGS, FLORIDA 32708
1126 EAST STATE ROAD 434
CITY OF WINTER SPRINGS, FLORIDA
GEOTECHNICAL DATA:
1.SITE PREPARATION FOR CONSTRUCTION SHOULD CONSIST OF REMOVAL OF ALL EXISTING
STRUCTURES, FOUNDATIONS, PAVEMENTS, UNDERGROUND UTILITIES, LANDSCAPE, AND
OTHER DELETERIOUS MATERIALS WITHIN PROPOSED BUILDING AND PAVEMENT.
FOOTPRINTS. ANY VOIDS CREATED BY THE REMOVAL OF THESE DELETERIOUS MATERIALS
SHOULD BE PROPERLY BACKFILLED.
2.SITE PREPARATION RECOMMENDED ABOVE SHOULD INCLUDE THE PLANNED STRUCTURE
AND PAVEMENT FOOTPRINTS PLUS A FIVE-FOOT PERIMETER.
3.FILL SOILS SHOULD CONSIST OF EITHER INORGANIC, NON-PLASTIC SAND HAVING LESS
THAN 12% MATERIAL PASSING THE NO. 200 SIEVE. IN PARTICULAR, FILL SOILS PLACED
WITHIN THE UPPER 12 INCHES OF THE SUBGRADE OF BUILDING GRADE SLABS ON GRADE
SHOULD CONSIST OF EITHER SAND WITH LESS THAN 10% PASSING THE NUMBER 200 SIEVE.
4.REPRESENTATIVE SAMPLES OF THE FILL SOILS SHOULD BE COLLECTED FOR
CLASSIFICATION AND COMPACTION TESTING. THE MAXIMUM DRY DENSITY, OPTIMUM
MOISTURE CONTENT, GRADATION, AND PLASTICITY SHOULD BE DETERMINED. THESE
TESTS ARE NEEDED FOR QUALITY CONTROL OF THE COMPACTED FILL.
5.FILL SOILS SHOULD BE PLACED WITH LOOSE LIFT THICKNESSES OF NOT MORE THAN 12
INCHES, MOISTURE-CONDITIONED TO WITHIN THREE (3) PERCENT OF THE OPTIMUM
MOISTURE CONTENT BASED ON ASTM D-1557 AND COMPACTED TO A MINIMUM OF 95
PERCENT RELATIVE COMPACTION. ONE TEST SHOULD BE PERFORMED FOR EACH 2,500
SQUARE FEET OF FILL AREA PER LIFT OF FILL SOIL. IF DURING THE COMPACTION PROCESS
FILL SHOWS EVIDENCE OF YIELDING UNDER THE WEIGHT OF THE ROLLER, IT SHOULD BE
SCARIFIED AND RE-COMPACTED, OR REMOVED AND REPLACED WITH FILL.
6.VIBRATIONS PRODUCED BY THE OPERATION OF THE COMPACTOR SHOULD BE MONITORED
FOR POTENTIAL ADVERSE EFFECTS ON ADJACENT EXISTING STRUCTURES, PAVEMENTS,
AND UTILITIES. IF NEARBY STRUCTURES WILL BE AFFECTED BY THE VIBRATION OF THE
COMPACTOR, THE COMPACTION PROCEDURE MAY REQUIRE MODIFICATION AS APPROVED
BY THE GEOTECHNICAL ENGINEER.
7.FINAL SURROUNDING GRADES SHOULD BE SLOPED AWAY FROM THE STRUCTURE ON ALL
SIDES TO PREVENT PONDING OF WATER. ROOF DRAINAGE SHOULD DISCHARGE TO THE
STORMWATER SYSTEM OR A MINIMUM OF 10 FEET BEYOND THE FOOTPRINT OF THE
PROPOSED STRUCTURES WHERE THERE ARE PERVIOUS SURFACES. SITE GRADES
SHOULD BE SET CONSIDERING THE ESTIMATED SEASONAL HIGH GROUNDWATER.
407-327-8979 407-327-8979
STEVEN J. VINCI, AIA
727-381-5220 407-275-5120
JAMES R. HILL, III, P.E., S.I.
ORLANDO, FLORIDA 32822
6200 LEE VISTA BLVD.
KW
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SITE UTILITY NOTES:SITE PLAN NOTES:
CO
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C01.0
SR 434 & MICHAEL BLAKE BLVD
WINTER SPRINGS, FLORIDA
PROJECT
LOCATION
AERIAL PHOTO
NTS
1.CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF
ANY EXISTING UTILITIES SERVING THE STRUCTURE.
2.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING
UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES,
AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED
ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY
COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF
UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING
UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
3.ALL CUT OR FILL SLOPES SHALL BE 4:1 OR FLATTER UNLESS OTHERWISE NOTED.
4.PRECAST STRUCTURES MAY BE USED AT CONTRACTORS OPTION.
5.EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS.
6.STORM PIPE SHALL BE PER MASTER SITE SPECIFICATIONS SECTION 02630.
7.IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE
CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS
NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER.
8.ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT
STRUCTURE IS WATERTIGHT
9.ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE
TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE.
LIDS SHALL BE LABELED "STORM SEWER".
10.THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE GENERAL
N.P.D.E.S. PERMIT FOR STORM WATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES.
11.CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH
FIT AND CONTINUOUS GRADE.
12.CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND
PAVED AREAS.
13.ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OF TOPSOIL.
CONTRACTOR SHALL APPLY STABILIZATION FABRIC TO ALL SLOPES 3H:1V OR STEEPER. CONTRACTOR
SHALL STABILIZE DISTURBED AREAS IN ACCORDANCE WITH GOVERNING SPECIFICATIONS UNTIL A
HEALTHY STAND OF VEGETATION IS OBTAINED.
14.CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME.
15.ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR INVERT FROM INVERT IN TO
INVERT OUT.
16.TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYOR CONSULTANT. IF
THE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT
EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A
REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.
17.ALL EXISTING MANHOLE RIMS TO BE FLUSH WITH FINISHED GRADE. CONTRACTOR TO INSTALL MANHOLE
RISERS OR ADJUST EXISTING FRAMES AS NECESSARY.
18.EXISTING GRATE ELEVATIONS TO REMAIN. WHERE PAVEMENT OVERLAY IS TO BE PLACED, FEATHER OVERLAY
TO MATCH EXISTING GRATE ELEVATION TO FORM A SMOOTH TRANSITION.
19.SPOT ELEVATIONS ADJACENT TO CURBS REPRESENT EDGE OF PAVEMENT ELEVATIONS, TOP OF CURB
SHOULD BE CONSIDERED 6" HIGHER.
20.CONTRACTOR TO MATCH EXISTING GRADE AT LIMITS OF DISTURBANCE, AS DEPICTED ON SWPPP SITE MAPS
21.STRIP THE SURFICIAL ORGANIC SANDS AND IMPORT A MINIMUM OF 2 FEET OF PRE-APPROVED ENGINEERED
FILL WITHIN THE LIMITS OF PROPOSED BUILDING FOUNDATIONS AND PAVEMENT.
22.AFTER STRIPPING IS COMPLETE, THE EXPOSED SUBGRADE SHALL BE OBSERVED, TESTED AND
PROOF-ROLLED WITH A MINIMUM OF 10 PASSES WITH A HEAVY VIBRATORY ROLLER IN PERPENDICULAR
DIRECTIONS.
23.FILL SHALL BE COMPACTED IN LIFTS NO THICKER THAN 9 TO 12 INCHES IN LOOSE THICKNESS, WITH EACH
LIFT COMPACTED TO AT LEAST 95 PERCENT OF THE SOILS MODIFIED PROCTOR DRY DENSITY, (ASTM D-1557),
AT A DEPTH OF 1 FOOT BELOW THE COMPACTED SURFACE, AS DETERMINED BY IN-PLACE DENSITY TESTS.
24.FILL SHALL BE COMPACTED TO 95 PERCENT OF THE MATERIAL'S MAXIMUM MODIFIED PROCTOR DRY DENSITY
25.IMPORTED FILL OR BACKFILL SHOULD CONSIST OF FINE SAND WITH LESS THAN 15 PERCENT PASSING THE NO.
200 SIEVE, FREE OF RUBBLE, ORGANICS, CLAY, DEBRIS, AND OTHER UNSUITABLE MATERIAL.
26.MOISTURE CONTENT OF THE FILL SHALL BE WITH IN +/-2 PERCENT OF OPTIMUM MOISTURE CONTENT AS
ESTABLISHED IN ASTM D-1557.
27.ONE FIELD DENSITY TEST SHALL BE CONDUCTED PER 2,500 SQUARE FEET (OR FRACTION THEREOF) PER LIFT,
IN THE BUILDING AREA, 1 TEST PER 5,000 SQUARE FEET IN PAVEMENT AREAS.
28.ALTHOUGH THE EXPOSED SUBGRADE IS ANTICIPATED TO BE RELATIVELY STABLE UPON INITIAL EXPOSURE,
UNSTABLE SUBGRADE CONDITIONS COULD DEVELOP DURING GENERAL CONSTRUCTION OPERATIONS IF THE
SOILS ARE WETTED AND/OR SUBJECTED TO REPETITIVE CONSTRUCTION TRAFFIC.
29.LANDSCAPED AREAS BETWEEN RESIDENTIAL BUILDINGS AND SIDEWALKS ALONG PUBLIC ROADS SHALL BE
SLOPED SUCH THAT THE EXPOSED FOOTER OF THE BUILDING IS A MINIMUM OF 1 FOOT AND MAXIMUM OF
2.5 FEET.
1.ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES.
2.CONTRACTOR SHALL NOTIFY THE PROPER UTILITIES AUTHORITIES 48 HOURS PRIOR TO ANY UTILITIES
CONSTRUCTION.
3.SANITARY SEWER PIPE SHALL BE AS FOLLOWS:
8" PVC SDR35 PER ASTM D3034, FOR PIPES LESS THAN 10' DEEP
8" PVC SDR26 PER ASTM D3034, FOR PIPES MORE THAN 10' DEEP
6" PVC SDR35 PER ASTM D3034
DUCTILE IRON PIPE PER AWWA C150
4.WATER LINES SHALL BE AS FOLLOWS, UNLESS OTHERWISE DEPICTED ON PLANS:
6" AND LARGER, PVC C-900 PER ASTM D2241
CLASS 200 UNDER PUBLIC ROADS, OTHERWISE CLASS 150
6" AND LARGER DUCTILE IRON PIPE PER AWWA C150
SMALLER THAN 6" EITHER COPPER TUBE TYPE "L" (SOFT) PER ANSI 816.22
OR PVC, 200 P.S.I., PER ASTM D1784 and D2241.
5.MINIMUM TRENCH WIDTH SHALL BE 2 FEET.
6.CONTRACTOR SHALL MAINTAIN A MINIMUM OF 3'-0" COVER ON ALL WATERLINES AND SANITARY SEWER.
7.LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BY CITY OF WINTER SPRINGS
PUBLIC WORKS BEFORE BACKFILLING.
8.TOPS OF EXISTING MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT
ELEVATIONS, AND TO BE SIX INCHES ABOVE UNPAVED GROUND ELEVATIONS WITH WATER TIGHT LIDS.
9.EXISTING UTILITIES HAVE BEEN FIELD VERIFIED, HOWEVER, EXISTING UTILITIES SHALL BE RE-VERIFIED IN
FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. THE EXISTING SANITARY SEWER SIZE, LOCATION, AND
ELEVATION SHALL BE VERIFIED PRIOR TO CONSTRUCTION AND DEPICTED ON THESE PLANS.
10.REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES.
11.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE
COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL
CONNECTION OF SERVICES.
12.CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND
SPECIFICATIONS.
13.ALL WATER JOINTS ARE TO BE MECHANICAL RESTRAINED JOINTS.
14.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS
LINES (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE DUCTILE IRON PIPE WITH MECHANICAL
JOINTS AT LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATER LINE SHALL HAVE MECHANICAL
RESTRAINED JOINTS AS REQUIRED TO PROVIDE A MINIMUM OF 18" CLEARANCE. MEETING REQUIREMENTS
OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50).
15.ALL SANITARY LATERALS (LESS THAN 6" DIAMETER) SHALL BE SLOPED AT A MINIMUM OF 1.00%.
16.CONTRACTOR SHALL TURN OFF THE CORPORATION STOPS AT THE METERS FOR ALL WATER SERVICES
THAT ARE TO BE REMOVED.
17.WHEN ANY ROOTS OF EXISTING TREES ARE ENCOUNTERED DURING LAND CLEARING AND/OR GRADING OF
THE SITE THE ROOTS MUST BE CUT OFF EVENLY WITH CLEAN SHARP PRUNING TOOLS. CONTRACTOR SHALL
MINIMIZE DAMAGE TO TREE ROOT SYSTEM.
18.A MINIMUM OF 5 FT SEPARATION SHALL BE PROVIDED BETWEEN THE UNDERGROUND UTILITIES AND ANY
PROPOSED LARGE CANOPY TREES.
19.PRIVATE DEDICATED UNDERGROUND FIRE MAINS AND FIRE HYDRANTS MUST BE INSTALLED BY A LICENSED
FIRE CONTRACTOR CLASS I, II, III, IV. COMBINATION FIRE MAINS (SHARED DOMESTIC AND FIRE PROTECTION
SERVICE) AND FIRE HYDRANTS UP TO THE DEDICATED FIRE PROTECTION SYSTEM "POINT OF SERVICE" CAN
BE INSTALLED BY A LICENSED UNDERGROUND UTILITY /EXCAVATION CONTRACTOR, GENERAL
CONTRACTOR, OR PLUMBING CONTRACTOR.
20.UNDERGROUND FIRE MAINS WILL BE DESIGNED AND INSTALLED IN ACCORDANCE WITH NFPA 24-2025
EDITION. STANDARDS FOR THE INSTALLATION OF PRIVATE FIRE SERVICE MAINS AND THEIR
APPURTENANCES.
21.IN PAVED AREAS, ALL CLEANOUT COVERS SHALL BE TRAFFIC RATED.
LEGAL DESCRIPTION:
(PER FIDELITY NATIONAL TITLE INSURANCE COMPANY, COMMITMENT NUMBER: 11911023,
COMMITMENT DATE: 07-26-2024)
PARCEL A (DESCRIPTION PROVIDED BY SURVEYOR)
A PORTION OF LOT 8, BLOCK "A", D.R. MITCHELL'S SURVEY OF THE LEVY GRANT ON LAKE JESSUP,
SAID LANDS LYING IN SECTION 6, TOWNSHIP 21 SOUTH, RANGE 31 EAST, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 1, PAGE 5, OF THE PUBLIC RECORDS OF SEMINOLE
COUNTY, FLORIDA; BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCE AT THE INTERSECTION OF STATE ROAD 434 AND TUSKAWILLA ROAD (PER FLORIDA
DEPARTMENT OF TRANSPORTATION RIGHT-OF-WAY MAP, SECTION 77070-2516, SHEET 10 OF 13,
P.I. STATION 600+32.11); THENCE RUN S38°23'34"E, A DISTANCE OF 1320.11 FEET ALONG THE
BASELINE OF SURVEY AS SHOWN ON SAID RIGHT-OF-WAY MAP; THENCE DEPARTING SAID
BASELINE, RUN N51°36'26"E, A DISTANCE OF 94.94 FEET TO A POINT ON THE NORTHEASTERLY
RIGHT-OF-WAY LINE OF THE AFORESAID STATE ROAD 434, AS SHOWN ON SAID RIGHT-OF-WAY
MAP; THENCE S38°43'16”E, ALONG SAID NORTHEASTERLY RIGHT-OF-WAY LINE, A DISTANCE OF
164.51 FEET TO THE POINT OF BEGINNING; THENCE CONTINUE S38°43'16”E, ALONG SAID
NORTHEASTERLY RIGHT-OF-WAY LINE, A DISTANCE OF 193.14 FEET TO THE INTERSECTION WITH
THE NORTHWESTERLY BOUNDARY LINE OF ACQUISITION PARCEL B (RAILS TO TRAILS CORRIDOR)
AS RECORDED IN OFFICIAL RECORDS BOOK 4092, PAGE 0164, PUBLIC RECORDS OF SEMINOLE
COUNTY FLORIDA; THENCE N50°31'58”W, ALONG SAID NORTHWESTERLY BOUNDARY, A DISTANCE
OF 231.33 FEET; THENCE N38°28'33”W, A DISTANCE OF 188.71 FEET; THENCE S51°37'48”W, A
DISTANCE OF 232.12 FEET TO THE POINT OF BEGINNING.
SAID PARCEL CONTAINS 1.015 ACRES, MORE OR LESS.
M
SHEET
NUMBER SHEET TITLE REVISION 1
03/11/25
REVISION 2
05/23/25
REVISION 3
06/18/25
REVISION 4
07/11/25
REVISION 5
07/31/25
REVISION 6
01/16/26
REVISION 7
02/17/26
REVISION 8
03/31/26
C01.0 COVER SHEET X X X X X X X X
C02.0 SWPPP PHASE 1 PLAN X X
C03.0 SWPPP PHASE 2 PLAN X X
C04.0 SWPPP DETAILS AND NOTES
C05.0 SITE PLAN X X X X X X
C06.0 GRADING PLAN X X X X X X X X
C07.0 UTILITY PLAN X X
C08.0 WATER DETAILS
C09.0 SANITARY SEWER DETAILS
C10.0 GENERAL DETAIL SHEET 1
C11.0 GENERAL DETAIL SHEET 2 X X
C12.0 FIRE TRUCK ACCESS PLAN
C13.0 OVERALL DEVELOPMENT PLAN X
1 OF 2 BOUNDARY AND TOPO. SURVEY X
2 OF 2 BOUNDARY AND TOPO. SURVEY X
L-1 LANDSCAPE PLAN X X X
LI1.0 IRRIGATION PLAN X
LI2.0 IRRIGATION PLAN X
MASTER SPECIFCATIONS UNDER SEPERATE COVER AVAILABLE UPON REQUEST
TREE REMOVAL COORDINATED UNDER SEPARATE PERMIT
JURISDICTION / UTILITIES
CONSULTANTS
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NOTE:
THIS DEVELOPMENT WILL BE PRIVATELY OWNED AND MAINTAINED.
67
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This item has been digitally signed and sealed
by Franklin Porter, PE on the date adjacent to
the seal.
Signature must be verified on any electronic
copies.
Digitally signed by Franklin A Porter
Date: 2026.03.31 11:46:38-04'00'
560
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E
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ICV
ICV
ICV
SV
STE
STATE ROAD NO. 434 - OVIEDO ROAD (R/W VARIES)
F
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PRESCHOOL PLAYGROUND
INFANT/TODDLER
PLAYGROUND
WATER FEATURE
C
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12 12
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Open
12
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48
12
Open
8
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2
NEW 1 STORY BUILDING
10,000 S.F. DAYCARE FACILITY
42 PARKING SPACES
G
15.0'
15
'
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25
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(TYP.)
26
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10.50'
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7
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6 2
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9.6'
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5.0'
6.0'
5.0'
J
27
.
0
'
SR
4
3
4
CO
R
R
I
D
O
R
ST
R
E
E
T
S
C
A
P
E
S/
B
3.
2
'
15.08'
13
5
.
3
7
'
16.10'
15
.
6
7
'
15
.
6
7
'
51.05'
51.54'
24.8'
125.17'
80
.
3
'
5.
0
'
J
R
SWSL/4" (TYP.)SWSL/4" (TYP.)
SYSL/6"
SWSL/6"
SYSL/6"
25' RADIUS
CLEAR ZONE
E
S
3.
0
'
4.
5
'
13
.
5
'
T
PROPOSED PLAYGROUND.
SEE ARCHITECTURAL PLANS
FOR DETAILS
G
U
5.0'
6.
0
'
N
O
R
T
H
40200
SCALE: 1" = 20'
B
D
G
I
SITE LEGEND
ACCESSIBLE PARKING SPACE (TYP). SEE DETAIL FOR ACCESSIBLE PARKING SPACE, SIGN AND SYMBOL (SEE
SHEET C11.0 DETAIL 1)
PAVEMENT MARKINGS (TYP). PER FDOT INDEX 17346
FDOT ADA RAMP WITH DETECTABLE WARNING SURFACE (TYP). (SEE SHEETC11.0 DETAIL 2)
TYPE D CURB . PER FDOT INDEX 520-001
EXISTING CONCRETE SIDEWALK
DUMPSTER ENCLOSURE
189 LF RETAINING WALL WITH MIN. 42" HIGH BLACK ALUMINUM DECORATIVE GUARDRAIL ANCHORED TO TOP
OF RETAINING WALL. GUARDRAIL SHALL COMPLY WITH FLORIDA BUILDING CODE SECTION 1015.3.
SEE NOTE NO. 3 UNDER SITE INFORMATION SECTION THIS SHEET.
FIRE HYDRANT PAVEMENT MARKER (SEE SHEET C10.0, DETAIL 8)
DECORATIVE STOP SIGN (R1-1) - HIGH REFLECTIVE INTENSITY (SEE SHEET C10.0, DETAILS 9 & 10)
CROSS SEMINOLE TRAIL
CONCRETE PAVEMENT (SEE SHEET C10.0, DETAIL 4)
PROPOSED 5' WIDE CONCRETE SIDEWALK (SEE SHEET C10.0, DETAIL 1)
SEE NOTE NO. 1 UNDER SITE INFORMATION SECTION THIS SHEET.
TYPE F CURB AND GUTTER (SEE SHEET C10.0, DETAIL 3)
THICKENED CURB (SEE SHEET C10.0, DETAIL 1)
6' X 6' TRANSFORMER CONCRETE PAD
STOP BAR (SEE SHEET C10.0, DETAIL 6)
EXIST. 6' WIDE CONCRETE SIDEWALK TO REMAIN
EXISTING. FDOT HANDRAIL TO REMAIN
BICYCLE RACK (SEE SHEET C11.0, DETAIL 4)
E
F
H
J
C
A
SINGLE WHITE SOLID LINE / 4" WIDE
SINGLE WHITE SOLID LINE / 6" WIDESWSL/6"
STRIPING LEGEND
SWSL/4"
K
L
M
N
O
PAVEMENT LEGEND
RIGID PAVEMENT (SEE SHEET C10.0, DETAIL 4)
HARDSCAPE PER ARCH. PLANS.
SINGLE WHITE SOLID LINE / 24" WIDESWSL/24"
P
Q
STANDARD DUTY ASPHALT
(SEE SHEET C09.0, DETAIL 5)
R
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C05.0
CONCRETE SIDEWALK (SEE SHEET C10.0, DETAIL 1)
7 PARKING COUNT
NOTE: ALL STRIPING TO BE NON-SLIP PAINT
SINGLE YELLOW SOLID LINE / 6" WIDESYSL/6"
SINGLE YELLOW SOLID LINE / 4" WIDESYSL/4"
S
05
/
2
3
/
2
5
2
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T
S
0
4
/
2
4
/
2
5
T
MAINTENANCE OF TRAFFIC NOTE:
ALL WORK WITHIN S.R. 434 RIGHT-OF-WAY SHALL
CONFORM TO FDOT STANDARD PLANS, INDEX 102-601,
102-602, AND 102-660e, FOR MAINTENANCE OF TRAFFIC
(MOT) REQUIREMENTS.06
/
1
8
/
2
5
3
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56
1
X
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E
E ICV
ICV
ICV
ICV
SV
STE
ST
ST
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ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
STORM MANHOLE
NRE: 35.97'
SW INV: 30.47' (18" RCP)
SE INV: 30.30' (18" RCP)
NW INV: 30.34' (18" RCP)
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
STATE ROAD NO. 434 - OVIEDO ROAD (R/W VARIES)
F
L
O
R
I
D
A
T
R
A
I
L
(
5
0
'
R
/
W
)
PRESCHOOL PLAYGROUND
INFANT/TODDLER
PLAYGROUND
WATER FEATURE
C
18
12 12
12
11
11
Open
12
16
48
12
Open
8
8
C
NO
P
A
R
K
I
N
G
NO
P
A
R
K
I
N
G
2
NEW 1 STORY BUILDING
10,000 S.F. DAYCARE FACILITY
42 PARKING SPACES
FUTURE DEVELOPMENT
FUTURE DEVELOPMENT
0.50 AC
SEA HAWK COVE
62' ROW
F.F.=32.50
GR
A
D
E
B
R
E
A
K
G
R
A
D
E
B
R
E
A
K
GRADE BREA
K
FUTURE DEVELOPMENT
1.27 AC
YD
PROPOSED
RETAINING WALL,
STRUCTURAL DESIGN
BY OTHERS
PROPOSED
RETAINING WALL
SS-01 STS-03
STS-02
STS-04
ROOF DRAIN CONNECTION TO
UNDERGROUND STORM (TYP.)
EP 31.58
EP 30.45 EP 30.45 EP 29.57
EP 29.55
EP 30.88
EP 29.32
EP 30.63
EP 30.18
EP 31.54
EP 31.02EP 31.50
32.47
EP 30.73
EP 30.63
EP 30.15
EP 32.26
EP 32.76
32.78
MEP
32.78
MEP
EP 31.79
EP 31.11
EP 30.23EP 30.57
31.71
32.82
EP 31.39 EP 30.61
EP 31.17
EP 32.14
EX 29.67 EX 28.16 EX 27.96 EX 25.30EX 30.33
EX 31.68
EX 32.90
EX 32.07
EX 32.54
E
P
3
1
.
8
8
32.48
EP 31.62
EX 30.03
EP 32.48
E
P
3
1
.
8
4
32.37
32.37
EP 32.37
EP 32.37
32.00
EX 24.70
2
8
.
3
1
T
W
2
5
.
1
5
B
W
2
8
.
5
3
T
W
2
5
.
3
9
B
W
28
.
7
5
T
W
2
5
.
5
7
B
W
30.29 TW
26.42 BW
EP 30.40
32.44
33.27
33.36
33.40
29.00
EP 29.89
EP 30.83
EP 31.28
EP 31.52
EP 32.52
33.07
EP 32.00
32.00
EX 24.9328.17 TW
25.26 BW
32.5532.46
32.46
33.31
EX 31.97
EX 32.86
EX 32.64
28.07 TW
24.92 BW
EX 30.71
32.00
EP 31.01
32.48
31.73
EP 31.85EP 31.85
TC 32.35
TC 31.85
EP 31.87
EP 31.82
EP 31.85
TC 32.47
TC 31.85
EP 31.85
EP 30.75
32.3432.48
32.45
C D
F
B
B
K
A
30.12
EP 32.49
EP 32.45
EP 31.95
EP 31.78
32.24
EP 32.14
EP 31.62
32.24
3
1
.
2
5
T
W
2
8
.
1
2
B
W
STS-01
E
F.F.
30.69
29.76
29.12
30.47
30.14
30.46
CONNECT TO EXIST. STORM STUB
WITH 24" HP STORM @ INVERT 25.58
33.00
MEP
B.
1
C6
.
0
A.1
C6.0
2
4
2
5
2
6
2
7
2
8
2
9
3
0
3
1
2
6
2
7
2
8
2
9
30
3
1
3
2
3
3
MEP
MEP
32
33
30
31 30
3133
3
3
30
3
1
3
0
3
1
3
1
3
0
29
2
9
31.27
35.30
34.735.6 33.7 30.7
30.47
C.
1
C6
.
0
31
34
35
30
29
28 27
26
32
32.85
32.91
32.87
G
F
F
A
H
A
C
I
IH
FRENCH DRAIN.
MIN. 1.00% SLOPE
SEE SHEET C11.00, DETAIL 5
32.47
EP 32.42
32.42
32.47
32.55
B32.51
32.53
32.42
30.10 TW
26.31 BW
30.80 TW
26.84 BW
31
32.36
32.36
32.92
32.76
32.03
32.03
32.03 J
J
TC 32.35EP 31.9732.44
EP 32.4532.4832.48
INV. 29.40
INV. 29.03
INV. 28.28
INV. 27.80
INV. 27.58
INV. 27.00
INV. 26.70
30.03
30.5
30.7
30.8
TOP OF BERM LOW
POINT ELEV. = 29.5'
31.6833.45
31.9
RETAINING WALL CROSS SECTION
NOT TO SCALE
32.48 32.38FF: 32.50
30.91
26.85
26.77 26.56
8.3'6'
SIDEWALK
3.8'10'
EXIST. CROSS
SEMINOLE TRAIL
6' FENCE
A.1
C6.0
PROP. RET./GRAVITY WALL
THICKENED EDGE SIDEWALK
(SEE SHEET C10.0, DETAIL 1)
PROP. BLACK ALUMINUM
DECORATIVE GUARDRAIL
ANCHORED TO TOP OF
RETAINING WALL
EXISTING CHAIN LINK
FENCE TO REMAIN
12" X 12" CONC.
RIP-RAP
PL1.0'
31.88
30.5
STORM SEWER SCHEDULE
STRUCTURE
NUMBER
STS-01
STS-02
STS-03
STS-04
STS-04A
STRUCTURE
TYPE
TYPE C STORM STRUCTURE
TYPE C STORM STRUCTURE
TYPE C STORM STRUCTURE
STORM MANHOLE
24" HP-STORM STUB
MARKED @ PROP. GRADE
RIM / FLOW
LINE ELEV.
30.47
29.12
29.76
30.46
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STRUCTURE
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26.46' SW
26.24' SW
26.05' SE
25.89' SW
25.58' SE
INVERTS
OUT
26.46' NE
26.24' NW
26.05' NE
25.89' NW
DOWNSTREAM
PIPE LENGTH
64.17'
71.38'
19.80'
77.97'
PIPE SIZE/
MATERIAL
18" HP STORM PP
18" HP STORM PP
18" HP STORM PP
24" HP STORM PP
SWALE CROSS SECTION
NOT TO SCALE
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1. LOT GRADING SHALL NOT IMPOSE ANY ADDITIONAL RUNOFF ONTO NOR
IMPEDE RUNOFF FROM ADJACENT PROPERTIES.
2. ALL SITE WORK SHOWN SHALL BE CONSTRUCTED BY THE GENERAL
CONTRACTOR.
3. ELEVATIONS SHOWN ARE BASED ON NAVD88, SEE BOUNDARY & TOPOGRAPHIC
SURVEY UNDER GENERAL NOTES.
4. SLOPE ALL ROOF DRAIN DOWN SPOUT PIPING AT 1.00% MIN.
5. STORMWATER MANAGEMENT IS PROVIDED THROUGH A MASTER STORMWATER SYSTEM. ALL ONSITE
RUNOFF HAS BEEN ADDRESSED AND ACCOUNTED FOR IN THE SYSTEM. RUNOFF WILL BE CONVEYED
THROUGH A COMBINATION OF PROPOSED SWALE AND UNDERGROUND PIPING TO THE EXISTING
MASTER STORMWATER SYSTEM LOCATED IN SEA HAWK COVE ROW. SJRWMD MASTER PERMIT NO.
95027 SERIES.
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5
6200 Lee Vista Boulevard, Suite 400 | Orlando, FL 32822 | www.NV5.com | Office 407.896.3317 & 407.275.5120 | Fax 407.896.9167
March 31, 2026
City of Winter Springs Engineering Department
1126 East State Road 434
Winter Springs, FL 32708
RE: COMM-2025-0469 – The Learning Experience
Summary of Revisions – Civil Plan Set
Revision 8 – Dated 03/31/26
Dear City of Winter Springs,
The following is a detailed summary of changes incorporated into the civil plan set as part of Revision 7. This summary
identifies the affected sheet numbers, revision dates, and descriptions of the specific modifications made.
In addition to addressing the comments provided by the City Engineer, this revision incorporates modifications to the
S.R. 434 right-of-way streetscape, reverting the sidewalk to its existing condition. The S.R. 434 streetscape revisions are
currently in review with the City under City plan number: WAIV-2026-0023.
COVER SHEET – C01.0
• The Sheet List Table has been updated to accurately reflect all plan sheets revised under Revision No. 7.
• Parcel ID revised to reflect current Seminole County parcel ID.
SITE PLAN – C05.0
• Dimensioning within the S.R. 434 corridor has been revised to clearly indicate that the existing FDOT sidewalk is
to remain in place with no modifications.
• Callout T has been updated to clarify that the FDOT handrail is existing infrastructure and is to remain in place.
• Callout S has been revised to reflect that the 6’ wide concrete sidewalk located within the FDOT right-of-way is
existing and will remain undisturbed.
GRADING PLAN – C06.0
• Cross Section C.1 has been revised to indicate the swale invert at an elevation of 30.9 feet.
• Cross Sections C.1 and B.1 have been updated to clearly reflect that all existing infrastructure within the FDOT
S.R. 434 right-of-way is to remain in place without modification.
• Invert elevations associated with the proposed stormwater cleanouts and French drains have been revised to
ensure a minimum positive drainage slope of 1.00% directed toward Structure STS-01.
LANDSCAPE PLAN – L1.0
• The landscape plan has been revised to incorporate the proposed landscaping improvements within the FDOT
S.R. 434 right-of-way.
IRRIGATION PLAN – LI1.0 and LI2.0
• The irrigation plan has been revised to illustrate the system configuration and coverage necessary to serve the
proposed landscaping within the FDOT S.R. 434 right-of-way.
If you have any questions, feel free to contact me at james.herbert@nv5.com.
Sincerely,
James Herbert
Project Engineer
566
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 1 of 7
THIS INSTRUMENT WAS PREPARED BY
AND SHOULD BE RETURNED TO:
Anthony A. Garganese
City Attorney of Winter Springs
Garganese, Weiss, D'Agresta & Salzman, P.A.
111 N. Orange Avenue, Suite 2000
Orlando, FL 32802
(407) 425-9566
THIRD MODIFICATION TO DEVELOPMENT AGREEMENT
KW WS ACQUISITION, LLC
(Lot 3, The Blake Commons Commercial Development - The Learning Experience)
THIS THIRD MODIFICATION TO DEVELOPMENT AGREEMENT
("Agreement") is made and executed this ______ day of _________________, 2026, by and
between the CITY OF WINTER SPRINGS, a Florida Municipal Corporation (“City"), whose
address is 1126 East S.R. 434, Winter Springs, Florida 32708, and KW WS ACQUISITION,
LLC, a Florida Limited Liability Company with its principal address at 2420 Enterprise Road,
Suite 201, Clearwater, Florida 33763 (“Developer”).
WITNESSETH
WHEREAS, Tuskawilla Retail Partners II, LLC, was the fee simple owner of certain real
property located in the City of Winter Springs consisting of 8.11 acres, more or less, located
Southeast of the corner of Michael Blake Boulevard and East State Road 434, as more particularly
described herein (the “Property”); and
WHEREAS, the Property is subject to that certain Development Agreement dated March
10, 2015, and recorded in the Official Records of Seminole County at Official Record Book 8446
Page 1131, as modified by the First Modification of Development Agreement dated January 9,
2017, and recorded in the Official Records of Seminole County at Official Record Book 8852 Page
1719 (the “Original Development Agreements”), and the Property remains subject to the Original
Development Agreements; and
WHEREAS, the Property is also subject to that certain Development Agreement dated
August 25, 2025, and recorded in the Official Records of Seminole County at Official Record
Book 10887 Page 649 (the “Development Agreement”), executed in association with the City
FOR RECORDING DEPARTMENT USE ONLY
567
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 2 of 7
Commission’s approval of the Sea Hawk Cove Extension Final Engineering Plans/The Blake
Commons final plat on June 23, 2025; and
WHEREAS, Tuskawilla Retail Partners II, LLC, previously received City Commission
approval on June 23, 2025, for the Sea Hawk Cove Final Engineering Plans/The Blake Commons
final plat to commence and construct site clearing and grading activities and the common
infrastructure for the commercial development to be located on the frontage of the Property,
including utilities extensions, stormwater facilities, and the extension of Sea Hawk Cove for access
to and to further subdivide the Property into three commercial frontage lots (Lots 1-3) and a fourth
lot intended for future residential development; and
WHEREAS, Developer KW WS Acquisition, LLC, is purchaser of Lot 3 of the Blake
Commons, as depicted on the final plat thereof; and
WHEREAS, the Developer desires to construct The Learning Experience daycare on the
Property at the Project Area, as defined herein, as one of the individual sites in the Blake Commons
commercial development; and
WHEREAS, Developer previously separately applied for a Final Engineering/Site Plan
Approval, Aesthetic Plan Approval, Conditional Use Approval, and Waivers from the City Code
to construct The Learning Experience daycare on Lot 3, an approximately 1.02-acre parcel located
on the southwestern most portion of the Property (the “Project Area”); and
WHEREAS, the Developer and the City previously entered into that certain First
Modification to Development Agreement, recorded on December 22, 2025, in the Official Records
of Seminole County, Florida, at Book 10955 Page 1757, which outlined the conditions under which
the Developer may construct its Daycare Project in the Project Area consistent with the approved
Final Engineering/Site Plans, Aesthetic Plans, Conditional Use, an Waivers on file with the City
(the “First Development Agreement”); and
WHEREAS, the Developer has now applied for a minor modification to the Final
Engineering/Site Plan (Permit FEDP-2024-0010) and one of the Waivers (Permit WAIV-2025-
0012) granted for the Project Area in order to accommodate minor changes to the construction of
the Project at the Project Area including the addition of a new sidewalk connecting the outside
play area to an internal sidewalk, adjustments to the drainage plans, and modifications to the
streetscaping along State Road 434 to allow for the existing 5’ sidewalk to remain; and
WHEREAS, accordingly, the City and Developer desire to enter into this Agreement to
incorporate the minor modifications proposed to the previously-issued Final Engineering/Site Plan
FEDP-2024-0010 and Waiver WAIV-2025-0012 for the Project Area; and
WHEREAS, this Development Agreement shall be recorded against the property so that
the terms and conditions of approval related to the Project shall run with the land; and
568
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 3 of 7
NOW THEREFORE, in consideration of the mutual promises and covenants contained
herein, the parties mutually agree as follows:
1.0 Recitals. The foregoing recitals are true and correct and are hereby incorporated
herein by this reference.
2.0 Authority. This Agreement is entered into pursuant to the Florida Municipal Home
Rule Powers Act.
3.0 The Project Area. The real property subject to this Agreement consists of tax
parcel identification number 06-21-31-510-0000-0030 (Lot 3 of the Blake Commons plat) and is
legally described in EXHIBIT “A” which is attached hereto and fully incorporated herein by this
reference (the “Project Area”).
4.0 Project Description and Requirements Amended. Developer shall, at its
expense, design, permit and construct an approximately 10,000 square foot daycare facility and
associated parking at the Project Area (the “Daycare”). The supporting infrastructure shall be
constructed in accordance with the Blake Commons final engineering plans as approved in the
Development Agreement for the Blake Commons in a single phase and simultaneously with the
Daycare and associated parking.
(Hereinafter the daycare project description and requirements are referred to as the “Project” or
“Daycare”).
The Developer shall construct the Daycare in a manner consistent with the approved Final
Engineering/Site Plans, Aesthetic Plans, Conditional Use and Waivers that are on file with the City
with the following file numbers and consistent with the requirements contained in this Agreement:
File No.: AERV-2025-0004
File No.: CONU-2024-0002
File No.: DVAG-2025-0008
File No.: FEDP-2024-0010 (as modified)
File No.: WAIV-2024-0003
File No.: WAIV-2025-0010
File No.: WAIV-2025-0012 (as modified)
For convenience, a copy of the Site Plan, as modified to incorporate the Developers changes to the
Final Engineering/Site Plan FEDP-2024-0010 and Waiver WAIV-2025-0012, is attached hereto
and fully incorporated herein by this reference as EXHIBIT “B.” Exhibit “B” in the First
569
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 4 of 7
Development Agreement is hereby superseded and replaced with Exhibit “B” attached
hereto. The official and controlling copy of the Final Engineering/Site Plan is maintained in File
No. FEDP-2024-0010 (as modified), which shall govern in all respects, including the resolution
of any inconsistencies or conflicts with Exhibit B. The official copy should be reviewed for the
complete and authoritative specifications, requirements, and other content of the Final
Engineering/Site Plan.
5.0 Other Terms and Conditions. All other provisions of the First Development
Agreement, Development Agreement, and Original Development Agreements not otherwise
modified by this Third Modification shall remain in full force and effect with respect to the
Property and Project Area.
6.0 Effective Date. This Third Modification shall become effective upon
approval by the City Commission and execution of this Third Modification by both parties hereto.
7.0 Recordation. Upon full execution by the parties, this Third Modification shall be
recorded in the Public Records of Seminole County, Florida, by the City. The Developer shall be
responsible for all recording fees associated with this Agreement.
IN WITNESS WHEREOF, the parties have hereunto set their hands and seal on the date
first above written.
CITY OF WINTER SPRINGS
By:
Kevin McCann, Mayor
ATTEST:
By:
Christian Gowan, City Clerk
CITY SEAL
APPROVED AS TO FORM AND LEGALITY
For the use and reliance of the City of Winter Springs,
Florida only.
Date:
By:
Anthony A. Garganese, City Attorney for
the City of Winter Springs, Florida
570
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 5 of 7
Signed, sealed and delivered in the
presence of the following witnesses:
Signature of Witness
Printed Name of Witness
______________________________
Address of Witness
______________________________
Signature of Witness
Printed Name of Witness
_____________________________________________
Address of Witness
____________________________________________
KW WS ACQUISITIONS, LLC, a
Florida limited liability company
Print name: ________________________
Title:_____________________________
Date: _____________________, 2025
The foregoing instrument was acknowledged before me by means of (___) physical presence or
(___) online notarization, this ______ day of ___________, 2026, by____________________,
the __________________of KW WS ACQUISITIONS, LLC, a Florida limited liability company,
on behalf of the company, who is personally known to me or produced
__________________________________ as identification.
(NOTARY SEAL)
______________________________
(Notary Public Signature)
______________________________
(Print Name)
Notary Public, State of ___________
Commission No.: _______________
My Commission Expires: _________
571
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 6 of 7
DEVELOPER IS HEREBY ADVISED THAT SHOULD DEVELOPER FAIL TO FULLY
EXECUTE, AND DELIVER TO THE CITY, THIS AGREEMENT WITHIN THIRTY (30)
DAYS FROM THE DATE THAT THE CITY COMMISSION APPROVES THIS
AGREEMENT, THIS AGREEMENT, AND THE DEVELOPMENT PERMIT
APPROVALS REFERENCED HEREUNDER, SHALL AUTOMATICALLY BE DEEMED
NULL AND VOID.
EXHIBIT A
PROJECT AREA LEGAL DESCRIPTION
Parcel Identification Number: 06-21-31-510-0000-0030
LOT 3, BLAKE COMMONS, PLAT BOOK 91, PAGE 65.
572
DEVELOPMENT AGREEMENT – THIRD MODIFICATION
City of Winter Springs and KW WS Acquisition, LLC
Page 7 of 7
EXHIBIT B
OVERALL DAYCARE PROJECT SITE PLAN (as modified)
573
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs, Florida 32708
customerservice@winterspringsfl.org
Application – Waiver
2019/10 Page 1 of 5
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 Chapter 20 – Zoning Sec. 20-34. The sufficiency review shall be completed within thirty (30)
calendar days per FL Statue 166.033.
Applicants are responsible for posting notice (provided by the city) on the site at least seven (7) days prior to the
Planning & Zoning Board (PZB) meeting at which the matter will be considered. Said notice shall not be posted
within the City right-of-way.
All applicants shall be afforded minimal due process as required by law, including the right to receive notice, be
heard, present evidence, cross-examine witnesses, and be represented by a duly authorized representative.
Applicants are further advised that a Waiver is quasi-judicial in nature.
Therefore, APPLICANT ACKNOWLEDGES and AGREES, by signing below, that he or she:
• May be sworn-in as a witness in order to provide testimony to the City Commission;
• Shall be subject to cross-examination by party intervenors (if requested); and
• Shall be required to qualify expert witnesses, as appropriate.
Applicants are encouraged to familiarize themselves with Chapter 2 – Administration Sec. 2-30 of the Winter
Springs City Code relating to Quasi-Judicial Rules and Procedures of the City Commission. All Waiver
recommendations shall be based from the required information/documentation provided, the Winter Springs Code
of Ordinances, and the Winter Springs Comprehensive Plan (to the extent applicable).
The City Commission (CC) shall render all final decisions regarding Waivers and may impose reasonable
conditions on any approved Waiver to the extent deemed necessary and relevant to ensure compliance with
applicable criteria and other applicable provisions of the Winter Springs Code of Ordinances and the Winter
Springs Comprehensive Plan. All formal decisions shall be based on competent substantial evidence and the
applicable criteria as set forth in Chapter 20, Zoning. Applicants are advised that if, they decide to appeal any
decisions made at the meetings or hearings with respect to any matter considered at the meetings or hearings, they
will need a record of the proceedings and, for such purposes, they will need to insure that a verbatim record of the
proceedings is made, at their cost, which includes the testimony and evidence upon which the appeal is to be based,
per Florida Statute 286.0105.
A Waiver which may be granted by the City Commission shall expire two (2) years after the effective date of such
approval by the City Commission, unless a building permit based upon and incorporating the Waiver, is issued by
the City within said time period. Upon written request of the property owner, the City Commission may extend
the expiration date, without public hearing, an additional six (6) months, provided the property owner demonstrates
good cause for the extension In addition, if the aforementioned building permit is timely issued, and the building
permit subsequently expires and the subject development project is abandoned or discontinued for a period of six
months, the Waiver shall be deemed expired and null and void, per Chapter 20 – Sec.20-36.
574
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs, Florida 32708
customerservice@winterspringsfl.org
Application – Waiver
2019/10 Page 2 of 5
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:
Future Land Use:
Zoning District:
All waiver requests shall be written in the following format: A waiver is requested from Winter Springs City
Code 'X' to allow 'Y' in lieu of 'Z'. After the request, the applicant shall provide a justification for each waiver
request.
List Waiver(s)(provide additional sheets if necessary):
Demonstrate that the applicable term or condition clearly creates an illogical, impossible, impractical, or patently
unreasonable result related to the proposed property and development?
A waiver is requested from Winter Springs City Code Section 20-601 to allow the The Learning Experience streetscape within the SR
434 ROW to consist of (1) 7.5 foot landscape and treescape area for planting canopy trees, (2) 6 foot sidewalk, and (3)13.5 foot
landscape area in lieu of (1) 16 foot landscape and treescape area for planting canopy trees, (2) 6 foot sidewalk, and (3) 5 foot
landscape area.
Strict enforcement of the 27' streetscape requirement results in an impractical and unreasonable outcome for the proposed daycare
development due to existing site constraints and conflicting agency guidance. The FDOT controlled right-of-way adjacent to SR 434
measures only 13.5' in width and the FDOT sidewalk must remain within the right-of-way, thereby limiting design flexibility. The modified
streetscape proposed meets the overall intent of Code Section 20-601 while keeping the sidewalk within FDOT right-of-way.
James W. Herbert, E.I.06/27/25
6200 Lee Vista Boulevard, Suite 400, Orlando, FL 32822
james.herbert@nv5.com
407-539-4776
Richard Kerper
2420 Enterprise Road, Suite 201 Clearwater, FL 33763
rk@kwequity.com
(727) 723-0254
The Learning Experience
SR 434 & Michael Blake Blvd. Winter Springs, FL 32708
26-20-30-5AR-0A00-007L
1.02 AC
Vacant Land
Commercial
Town Center District
575
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs, Florida 32708
customerservice@winterspringsfl.org
Application – Waiver
2019/10 Page 3 of 5
Demonstrate that the proposed development plan is in substantial compliance with Chapter 20 of the City’s Code
of Ordinances and in compliance with the Comprehensive Plan?
Will the proposed development plan significantly enhance the real property?
Will the proposed development plan serve the public health, safety, and welfare of the City of Winter Springs?
Will the waiver diminish property values in or alter the essential character of the surrounding neighborhood?
Is the waiver request the minimum waiver that will eliminate or reduce the illogical, impossible, impractical, or
patently unreasonable result caused by the applicable term or condition under Chapter 20 – Zoning?
Is the proposed development plan compatible and harmonious with the surrounding neighborhood?
The requested waiver will not diminish property values or alter the essential character of the surrounding neighborhood. The proposed
design maintains a high-quality streetscape that includes a 7.5’ treescape, 6’ sidewalk, and 13.5’ landscape buffer, preserving aesthetic
appeal and pedestrian function along SR 434. The adjustment is a technical necessity driven by FDOT regulations, not a reduction in
visual or functional quality. Additionally, as a commercial childcare facility, the development enhances neighborhood character by
providing a needed community service while maintaining a safe and attractive frontage along SR 434.
Yes, the waiver request represents the minimum necessary adjustment to eliminate the impractical and unreasonable result caused by
the strict application of the 27' streetscape requirement. The design maintains the required 6' sidewalk and shifts it to abut the ROW
line while providing a 7.5’ treescape within the FDOT ROW and a 13.5’ landscaped area on site. This layout preserves the functional
intent of the code while avoiding regulatory issues within FDOT’s jurisdiction. No further reduction to the streetscape elements is
proposed, demonstrating that the waiver is limited strictly to what is needed to resolve the physical and jurisdictional conflicts.
Yes, the proposed development plan is compatible and harmonious with the surrounding neighborhood. It preserves key streetscape
elements such as landscaping, sidewalk access, and a treescape buffer, ensuring visual continuity along SR 434. The project is a
commercial childcare facility, which is an appropriate and beneficial use within the area, providing a needed community service without
introducing noise, traffic, or scale inconsistent with nearby development. The modified streetscape design maintains an attractive and
functional frontage while accommodating both site-specific constraints and agency requirements, ensuring the project blends
seamlessly into the existing neighborhood fabric.
Yes, the proposed development plan will serve the public health, safety, and welfare of the City of Winter Springs. The childcare facility
provides a vital community service by supporting working families and early childhood development in a safe, purpose-built environment.
The modified streetscape design ensures positive drainage towards SR 434 per FDOT standards, reduces the risk of flooding near the
building, and avoids unsafe elevation changes that could create hazards. Additionally, by preserving a landscaped buffer and sidewalk
along SR 434, the plan supports pedestrian safety and maintains the visual integrity of the corridor, aligning with the City’s broader
planning goals.
The proposed development plan is in substantial compliance with Chapter 20 of the City’s Code of Ordinances and aligns with the goals
of the Comprehensive Plan. While a minor waiver is requested from the strict 27' streetscape requirement, the plan preserves the intent
of the code by providing a continuous 6' sidewalk, a 7.5' treescape within FDOT’s right-of-way, and a 13.5' landscaped area on site,
ensuring a visually appealing and pedestrian-friendly frontage. The development supports Comprehensive Plan objectives by
enhancing community services through the addition of a high-quality childcare facility, promoting compatible infill development, and
maintaining public safety through adherence to FDOT drainage and grading standards with SR 434's right-of-way. The overall design is
consistent with the City's vision for balanced growth, safe infrastructure, and functional land use.
Yes, the proposed development plan will significantly enhance the real property. By introducing a well-designed commercial childcare
facility, the project transforms underutilized land into a valuable community asset that meets local demand for early childhood services.
The site improvements proposed, including landscaping, a 6' wide public sidewalk, and treescape elements will enhance the 3' green
strip and 5' wide public sidewalk that is currently located in SR 434's right-of-way.
576
CITY OF WINTER SPRINGS
COMMUNITY DEVELOPMENT DEPARTMENT
1126 East State Road 434
Winter Springs, Florida 32708
customerservice@winterspringsfl.org
Application – Waiver
2019/10 Page 4 of 5
Has the applicant agreed to a binding development agreement required by city to incorporate the terms and
conditions of approval deemed necessary by the City Commission including, but not limited to, any mitigative
techniques and plans required by city code? Yes No
List all witnesses that the applicant intends to present to the City Commission to provide testimony:
Describe with specificity any evidence which the applicant intends to present to the City Commission, including
oral factual testimony, maps, photographs, records or reports and/or expert testimony:
Attach all documentary evidence which the applicant intends to present to the city commission to the back of this
application. The Applicant has a continuing duty to update the list of witnesses, description of evidence, and
documentary evidence throughout the application process. Additional witnesses or evidence will not be admitted
at the city commission hearing if not submitted at least seven (7) days prior to such hearing
REQUIRED DOCUMENTATION (PDF):
___ A complete Application and Fee ($500.00*)
___ A general description of the relief sought under this division
___ A brief explanation, with applicable supporting competent substantial evidence and documents, as to
why the application satisfies the relevant criteria set forth in this division
___ A Legal Description accompanied by a certified survey or the portion of the map maintained by the
Seminole County Property Appraiser reflecting the boundaries of the subject property (To scale).
___ An Excel mailing list with the names and addresses of each property owner within 500 ft. of each property
line, along with the HOA Associations within 1/2 mile of each property line.
___ For all new commercial development and new residential subdivisions of ten (10) or more lots or existing
commercial buildings being altered by 50 percent or greater of the original floor plan or seating capacity
and requiring a modified site plan, or development agreements process under section 20-28.1 of the City
Code, or as otherwise deemed applicable by the city to relevantly and competently examine an
application for compliance with the city code and the affect and impact the proposed use will have on
neighborhood and surrounding properties, applicants shall be required to submit with the following
additional information referenced in Chapter 20 – Zoning Sec.20.29 Applications (7) – (11).
* Fees are as shown above plus actual costs incurred for advertising or notification, and for reimbursement for
technical and/or professional services which may be required in connection with the review, inspection or
approval of any development (based on accounting submitted by the city’s consultant) , payable prior to approval
of the pertinent stage of development.
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Frank Porter, P.E. - NV5 Inc., James Herbert, E.I. - NV5 Inc.
None at this time.
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