With the ever-evolving landscape of Winter Springs, it’s essential for our community to be aware of the development projects in the area. The city’s commitment to transparently updating its residents about these projects remains unwavering. For a comprehensive understanding, below is a summary of the ongoing and upcoming development projects:
Dear residents,
Today, I’d like to share some vital information about our city’s Development Services revenues in the fiscal year 2023.
The projections for this year show a decrease in revenues by approximately $123,500, marking a 12.6% decrease from the previous fiscal year. This reduction is a consequence of several factors, including the impact of hurricanes Ian and Nicole and subsequent changes to our city’s development regulations.
However, the city continues to prioritize diversifying our property tax base. Despite lower construction numbers compared to previous years, single-family residential construction remains steady. We have over 500 units under construction, which includes the 114-unit Winter Springs Townhome Subdivision.
Demand for retirement housing remains robust. Vertical construction has been completed on the Savoy Retirement Residence in the Town Center, and there are new project proposals currently under development review.
Commercial development is showing positive signs as well. There is increasing demand for new construction projects like the Winter Springs Marketplace Shopping Center and Chase Bank. We are also observing a positive trend in the occupancy of previously vacant tenant spaces.
A notable factor affecting the decrease in revenues this year is the development regulation review and assessment – also known as the building moratorium – conducted by the city. This step was taken in response to the devastating impact of hurricanes Ian and Nicole at the beginning of the current fiscal year. The moratorium has temporarily paused development as we work to amend the city code to enhance our stormwater design requirements.
Despite this, we anticipate several permit applications for both commercial and residential developments before the end of the fiscal year. This could potentially mitigate some of the projected decrease in Development Services revenues.
As always, I am committed to keeping you informed about the various aspects of our city’s development. If you have any queries or concerns, please feel free to reach out to me at victoria@mitigationbankinginc.com.
A moratorium on growth enacted by the Winter Springs City Commission in early January has been extended through July 27 while the city implements a new stormwater policy for developers to follow.
The city adopted the original moratorium to temporarily halt new development projects while improvements were made to its stormwater infrastructure following flooding that occurred as a result of Hurricane Ian. The commission voted on March 27 to prolong the moratorium by another 90 days to allow more time for new stormwater standards to take effect.
While at least one apartment developer has backed out of plans for a lower-rent community during the moratorium period, it hasn’t prevented other concepts from coming forward.
Recently, a preliminary plan was presented to bring million-dollar homes to the shore of Lake Jesup.
The latest discussion on the moratorium came after commissioners voted on a game plan for its stormwater systems. The commission directed staff to move toward a policy that aligns with how the Florida Department of Transportation handles its projects.
David Hamstra, stormwater department manager with Pegasus Engineering who brought forward improvement recommendations to the city, said the new direction would result in stormwater ponds accompanying development projects to be built a little larger than what’s currently required by the city.
“This seems to be a good upgrade without getting too far out of the norm,” he told GrowthSpotter. “If engineers (for developers) have been doing this for a while, it will not be a significant increase on their time and effort for those who have done (projects) before through the DOT. As far as the cost to a developer, it’s hard to say. The ponds may get a little larger, maybe by about five percent, but I don’t think they will get much larger than that.”
The DOT follows a model called “Critical Duration Analysis” when it comes to determining the size of stormwater ponds for projects.
FDOT defines it as the following:
“Critical Duration means the duration of a specific storm event that creates the largest volume or highest rate of net stormwater runoff for typical durations up through and including the 10-day duration event. The critical duration is determined by comparing various durations of the specified storm and calculating the peak rate and volume of runoff from each. The duration resulting in the highest peak rate or largest total volume is the “critical duration” storm.”
Hamstra said it requires the developer to evaluate a various number of storm events as opposed to a single one.
“It’s more wide-ranging,” he noted. “They have to make sure the ponds are big enough so they can address large and small storm events of different durations.”
City leaders wanted to find an approach that wouldn’t be too restrictive to developers.
This option is “a proven design approach by the DOT, which has the most facilities in the state,” said interim city manager Philip Hursh. “Without being subjected to lawsuits, you can stand behind the DOT because it’s a proven and sound approach.”
After moving forward on the stormwater plan, the commission then voted unanimously to extend the moratorium that was originally set to expire on April 9.
As part of that extension, the commission stipulated that the moratorium would end upon passage of the new stormwater requirements.
Developers can still bring projects forward for review by staff during the temporary moratorium as long as the applicant agrees to the amended stormwater management and drainage standards adopted by the City Commission.
According to city records, there are 17 development projects currently in some stage of the review process in Winter Springs. One of these projects introduced recently for preliminary review is an upscale 14-lot subdivision on the shores of Lake Jesup. The million-dollar homes would feature a contemporary modern architectural style, according to materials submitted to the city.
Sean Glickman with Colliers International gave a presentation about the concept at the April 10 city commission meeting.
“We believe that a more luxurious style and more contemporary style will be more attractive for the highest payers of taxes that are looking for these types of homes,” he said. “I believe this subdivision will fit very nicely within the area of the town center, but also enhance it dramatically because of the contemporary, European, and luxurious feel.”
He said he believes the homes would sell in the $2 million and $3 million range. City commissioners encouraged the development team to pursue the project.
But at least one developer has abandoned plans amid the moratorium. Third Wave Development wanted to bring one of the company’s Avid-branded apartment communities with 80 units priced below market rate to the city. However, when the company’s CEO Chuck Hollis presented his concept to the commission in January he got little feedback and direction.
“Apartments are a tough one in Winter Springs,” Mayor Kevin McCann told Hollis.
Days later, Hollis informed city staff that he was no longer pursuing the project.
PUBLIC HEARINGS AGENDA
CITY COMMISSION
MONDAY, APRIL 24, 2023 | REGULAR MEETING
Proposed Development: Northeast corner of Tuskawilla Rd. and Michael Blake Blvd., just south of the Mobil Gas Station
The Community Development Department requests that the City Commission hold a Public Hearing to consider the aesthetics for a proposed Ace Hardware with attached commercial space located within the Town Center (T5 Transect).
The project includes a 23,559 sqft hardware store as a permitted use and three vacant tenant spaces of 2,621 sqft, 2,187 sqft, and 2,323 sfqt.
UPDATED: 3/13/2023 12:00PM
You are invited to join me March 14th meeting at 6pm to speak out against the massive self storage facility being proposed on Tuskawilla Rd. Many residents have voiced their concern for this project and time is running out. The meeting is being held at The Foundry Church, 1491 East SR 434, Winter Springs.
David Axel of Axel Real Estate is seeking permission to build Tuskawilla Storage in Seminole, Florida, at the intersection of Avery Lake Drive and Tuskawilla Residents and community leaders adamantly oppose the three-story facility. Plans include 116,000 square feet of self-storage in 75 units. Owned by Anna Ondick, the property has been vacant for 20 years. The application is under review by county staff.
If you have any questions or require more information, please contact the developer at 407-366-6510 x107 or by email daveaxel@axelrealestate.com.
In 2014; county officials encouraged the City of Winter Springs to enter into a joint planning agreement concerning the enclave properties. The city did not move forward. The city did not effectively negotiate with these property owners in these enclaves to effectuate voluntary annexations into the city. This is why the present issue involving the storage unit on the former high flavor meats property exists; and is now in Seminole County Board of Commissioners court.
The Tuskawilla Self-Storage Proposed Development is a 3 story, 100,500-square-foot building, a 1 story 3,900-square-foot building, a 1 story 5,250-square-foot building and a 1 story 6,750-square-foot building with 75 units on 4.82 acres southeast of the intersection.
The project is currently in the planning stage and seeking rezoning and master development approval from the Seminole County. Plan revisions are underway.
The construction timeline has not been disclosed, but is not expected to begin before the fall of 2023.
“In approving a planned development, the Board of County Commissioners shall affirm that the proposed development is consistent with the Comprehensive Plan, and effectively implements any performance criteria that the Plan may provide.
In addition, PD zoning may be approved only when the Board determines that the proposed development cannot be reasonably implemented though existing provisions of this Code, and that a PD would result in greater benefits to the County than development under conventional zoning district regulations.
Such greater benefits may include natural resource preservation, urban design, crime prevention, neighborhood/community amenities, or a general level of development quality.”
Bob Dallari: kyoung@seminolecountyfl.gov
Jay Zembower: dschafer@seminolecountyfl.gov
Lee Constantine: bflores@seminolecountyfl.gov
Amy Lockhart: alockhart@seminolecountyfl.gov
Andria Herr: bmccracken@seminolecountyfl.gov
