Planning and Zoning Board/Local Planning Agency

PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING AGENDA THURSDAY, MARCH 5, 2026 - 5:30 PM CITY HALL - COMMISSION CHAMBERS 1126 EAST STATE ROAD 434, WINTER SPRINGS, FLORIDA 1

CALL TO ORDER Roll Call Invocation Pledge of Allegiance Agenda Changes REGULAR AGENDA - PART I 500. Election for Chairperson of the Planning and Zoning Board/Local Planning Agency for the calendar year 2026. 501. Election for Vice-Chairperson of the Planning and Zoning Board/Local Planning Agency for the calendar year 2026. AWARDS AND PRESENTATIONS INFORMATIONAL AGENDA PUBLIC INPUT Anyone who wishes to speak during Public Input on any Agenda Item or subject matter will need to fill out a “Public Input” form. Individuals will limit their comments to three (3) minutes, and representatives of groups or homeowners' associations shall limit their comments to five (5) minutes, unless otherwise determined by the City Commission. CONSENT AGENDA 300. Approval of the Thursday, December 4, 2025 Planning and Zoning Board/Local Planning Agency Regular Meeting Minutes. 2025 12 04 Planning and ZoningLPA Regular Meeting Minutes.pdf PUBLIC HEARINGS AGENDA Pursuant to F.S. § 286.0115, if the mayor or any city commissioner receives and/or sends ex parte communications regarding any application filed with the city, the mayor or any city commissioner must publicly disclose such communications before or during the hearing at which a vote is taken on the quasi-judicial matter, so that persons who have opinions contrary to those expressed in the ex parte communications are given a reasonable opportunity to refute or respond to the communications. 400. Ordinance 2026-03: Small-Scale Future Land Use Map Amendment of three (3) parcels located at 290 and 300 Tuskawilla Rd and 1258 Milky Way Ordinance 2026-03 FLU Amend Staff Report PZB 3.05.2026.pdf Ords. 2026-03, 2026-04 Presentation PZB 3.5.26.pdf 1. Current Future Land Use Map.pdf 2. Proposed Future Land Use Map.pdf 3. Ordinance No. 2026-03.pdf 4. Legal Advertisement.pdf 5. Pre-Annexation and Town Center Redevelopment Agreement - Executed 2026 02 2

09.pdf 401. Ordinance 2026-04: Rezoning of Three (3) Parcels located at 290 and 300 Tuskawilla Rd and 1258 Milky Way Ordinance 2026-04 Rezoning Staff Report PZB 3.05.2026.pdf Ords. 2026-03, 2026-04 Presentation PZB 3.5.26.pdf 1. Current Zoning Map.pdf 2. Proposed Zoning Map.pdf 3. Ordinance No. 2026-04.pdf 4. Legal Advertisement.pdf 5. Pre-Annexation and Town Center Redevelopment Agreement - Executed 2026 02 09.pdf REGULAR AGENDA - PART II 502. Not Used REPORTS PUBLIC INPUT Anyone who wishes to speak during Public Input on any Agenda Item or subject matter will need to fill out a “Public Input” form. Individuals will limit their comments to three (3) minutes, and representatives of groups or homeowners' associations shall limit their comments to five (5) minutes, unless otherwise determined by the City Commission. ADJOURNMENT PUBLIC NOTICE This is a Public Meeting, and the public is invited to attend and this Agenda is subject to change. Please be advised that one (1) or more Members of any of the City's Advisory Boards and Committees may be in attendance at this Meeting, and may participate in discussions. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City of Winter Springs at (407) 327-1800 "at least 48 hours prior to meeting, a written request by a physically handicapped person to attend the meeting, directed to the chairperson or director of such board, commission, agency, or authority" - per Section 286.26 Florida Statutes. "If a person decides to appeal any decision made by the board, agency, or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that, for such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based" - per Section 286.0105 Florida Statutes. 3

REGULAR AGENDA - PART I ITEM 500 PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY AGENDA | MARCH 5, 2026 REGULAR MEETING TITLE Election for Chairperson of the Planning and Zoning Board/Local Planning Agency for the calendar year 2026. SUMMARY Pursuant to City Code, Section 2-41(h), "Unless otherwise provided by state or federal law, each board and committee shall be responsible to elect, by majority vote of the members of each board or committee, a chairperson and vice-chairperson. The election shall occur annually at the first meeting held in January, unless there is no January meeting, then the next meeting held. All newly established boards and committees shall make such elections at their regularly held meeting and then annually as stated above. Alternate members (as provided below) shall not be elected to positions of chairperson or deputy-chairperson." The Chairperson for 2025 was Kok Wan Mah. FUNDING SOURCE RECOMMENDATION Staff recommends the Planning and Zoning Board/Local Planning Agency discuss and elect a Chairperson for calendar year 2026. 4

REGULAR AGENDA - PART I ITEM 501 PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY AGENDA | MARCH 5, 2026 REGULAR MEETING TITLE Election for Vice-Chairperson of the Planning and Zoning Board/Local Planning Agency for the calendar year 2026. SUMMARY Pursuant to City Code, Section 2-41(h), "Unless otherwise provided by state or federal law, each board and committee shall be responsible to elect, by majority vote of the members of each board or committee, a chairperson and vice-chairperson. The election shall occur annually at the first meeting held in January, unless there is no January meeting, then the next meeting held. All newly established boards and committees shall make such elections at their regularly held meeting and then annually as stated above. Alternate members (as provided below) shall not be elected to positions of chairperson or deputy-chairperson." The Vice-Chairperson for 2025 was Michael Ferrante. FUNDING SOURCE RECOMMENDATION Staff recommends the Planning and Zoning Board/Local Planning Agency discuss and elect a Vice-Chairperson for calendar year 2026. 5

CONSENT AGENDA ITEM 300 PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY AGENDA | MARCH 5, 2026 REGULAR MEETING TITLE Approval of the Thursday, December 4, 2025 Planning and Zoning Board/Local Planning Agency Regular Meeting Minutes. SUMMARY FUNDING SOURCE RECOMMENDATION Staff recommends approval of the Thursday, December 4, 2025 Planning and Zoning Board/Local Planning Agency Regular Meeting Minutes as presented. 6

PLANNING AND ZONING BOARD/ LOCAL PLANNING AGENCY REGULAR MEETING MINUTES DECEMBER 04, 2025 CITY HALL – COMMISSION CHAMBERS CITY OF WINTER SPRINGS, FLORIDA CALL TO ORDER Chairperson Kok Wan Mah called the Thursday, December 4, 2025, Planning and Zoning Board/Local Planning Agency Regular Meeting to Order at posted 5:30 p.m., in the Commission Chambers of the Municipal Building (City Hall, 1126 East State Road 434, Winter Springs, Florida 32708.) Roll Call: Chairperson Kok Wan Mah, present Vice-Chairperson Michael Ferrante, present Board Member Louie Hilal, present Board Member Rachel Hood, present Board Member David Mahnken, present Assistant City Attorney Kristin Eick, present Assistant City Clerk Tristin Tarrant, present Also present: Ms. Terrilyn Rolle, Director, Community Development Department A moment of silence was held, followed by the Pledge of Allegiance. Chairperson Mah asked if there were any changes to the agenda and, hearing none, the agenda was adopted. AWARDS AND PRESENTATIONS 100. Not Used INFORMATIONAL AGENDA 200. Not Used PUBLIC INPUT Chairperson Mah opened Public Input. No one addressed the Board. Chairperson Mah closed Public Input 7

CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING – DECEMBER 4, 2025 PAGE 2 OF 3 P L A N N I N G A N D Z O N I N G B O A R D / L O C A L P L A N N I N G A G E N C Y R E G U L A R M E E T I N G | W E D N E S D A Y , | P A G E 2 O F 3 CONSENT AGENDA 300) Approval of the Thursday, November 6, 2025 Planning and Zoning Board/Local Planning Agency Regular Meeting Minutes. "I WILL MOTION TO APPROVE THE MINTUES FROM NOVEMBER 6TH AGENDA ITEM 300.” MOTION BY BOARD MEMBER HILAL. SECONDED BY BOARD MEMBER HOOD. DISCUSSION. VOTE: MAH (AYE); FERRANTE (AYE); HOOD (AYE); MAHNKEN (AYE); HILAL (AYE) MOTION CARRIED 5-0. PUBLIC HEARINGS AGENDA 400) Ordinance 2025-17: Reasonable Accommodation from the City's Land Development Regulations and Certified Recovery Residences Ms. Rolle reviewed the proposed Ordinance to the Board and opened the floor for questions from the Board. Clarification was asked for the definition of a "certified recovery resident". City Attorney Eick clarified the change was required by an adopted Legislative bill and defined a "certified recovery resident" as a "silver home" or drug and alcohol rehabilitation homes. City Attorney Eick reviewed the purpose, process, and requirements related to the certified homes as set out in the Ordinance. City Attorney Eick additionally relayed the accommodations do not stay with the property; they are provided for the person or entity that requested it as well as the process for approval being through Community Development and appeal to the City Manager is necessary. Concerns about the possible loopholes and questions regarding allowing accommodation in Homeowners Associations (HOAs) were asked. Attorney Eick relayed that the residents would need to also seek accommodation with the HOA as well as the city. HOAs should abide by the Fair Housing Laws as well. The residents have to be certified and must have policies in place such as a Good Neighbors policy, relapse policy, and an eviction policy. Additional discussion ensued on if the accommodation would apply to only current buildings and if accessory dwelling units (ADUs) could be used. Attorney Eick responded in kind that it is unlikely for ADUs to be used for the accommodation. Chairperson Mah opened the Public Hearing for Item 400. No one addressed the Board. Chairperson Mah closed the Public Hearing for Item 400. "I MAKE A MOTION THAT WE APPROVE ORDINANCE 2025-17: REASONABLE ACCOMMODATION FROM THE CITY'S LAND DEVELOPMENT REGULATIONS AND CERTIFIED RECOVERY RESIDENCES.” MOTION BY BOARD MEMBER HOOD. SECONDED BY VICE-CHAIRPERSON FERRANTE. DISCUSSION. VOTE: MAH (AYE); FERRANTE (AYE); HOOD (AYE); MAHNKEN (AYE); HILAL (AYE) MOTION CARRIED 5-0. 8

CITY OF WINTER SPRINGS, FLORIDA MINUTES PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY REGULAR MEETING – DECEMBER 4, 2025 PAGE 3 OF 3 P L A N N I N G A N D Z O N I N G B O A R D / L O C A L P L A N N I N G A G E N C Y R E G U L A R M E E T I N G | W E D N E S D A Y , | P A G E 3 O F 3 REGULAR AGENDA 500. Not Used REPORTS PUBLIC INPUT Chairperson Mah opened Public Input. No one addressed the Board. Chairperson Mah closed Public Input Assistant City Clerk Tarrant noted for the Board’s calendar year 2026 meetings will remain the first Thursday of every month except for January since the first meeting falls on the 1st of January. The January Planning and Zoning meeting is scheduled for the 8th of January at 5:30 PM. ADJOURNMENT Chairperson Mah adjourned the Regular Meeting at 5:49 p.m. RESPECTFULLY SUBMITTED: _____________________________________ TRISTIN TARRANT ASSISTANT CITY CLERK NOTE: These Minutes were approved at the _______, 2026 Planning and Zoning Board/Local Planning Agency Meeting. 9

PUBLIC HEARINGS AGENDA ITEM 400 PLANNING AND ZONING BOARD/LOCAL PLANNING AGENCY AGENDA | MARCH 5, 2026 REGULAR MEETING TITLE Ordinance 2026-03: Small-Scale Future Land Use Map Amendment of three (3) parcels located at 290 and 300 Tuskawilla Rd and 1258 Milky Way SUMMARY The Community Development Department requests that the Planning and Zoning Board hold a Public Hearing to consider Ordinance 2026-03 for the Large-Scale Future Land Use Map Amendment of three parcels totaling ±6.13 acres located at 290 and 300 Tuskawilla Rd and 1258 Milky Way from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”. FUNDING SOURCE RECOMMENDATION Staff recommends that the Planning & Zoning Board recommend adoption of Ordinance 2026-03 to the City Commission to change the Future Land Use Map designation from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”, subject to the conditions of the Pre-Annexation and Town Center Redevelopment Agreement executed on February 9, 2026 that is associated with Ordinance 2026-02. 10

TITLE 290 and 300 Tuskawilla Rd and 1258 Milky Way | Small-Scale Future Land Use Map Amendment from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”. SUMMARY/UPDATE The Community Development Department requests that the Planning and Zoning Board hold a Public Hearing to consider Ordinance 2026-03 for the Small-Scale Future Land Use Map Amendment of three parcels totaling ±6.13 acres located at 290 and 300 Tuskawilla Rd and 1258 Milky Way from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”. General Information Applicant Ryan Sheehan, Thomas F. Landers, and Adam R. Alstott Property Owner(s) Ryan Sheehan, Thomas F. Landers, and Adam R. Alstott Location 290 and 300 Tuskawilla Rd, 1258 Milky Way Tract Size ±6.13 acres Parcel ID Number 01-21-30-501-0000-0210, 01-21-30-501-0000-0220, 01- 21-30-501-0000-0100 Zoning Designation Seminole County A-1 Agricultural FLUM Designation Seminole County Medium Density Residential Adjacent Land Use North: Single Family East: Single Family/Tuskawilla Rd South: Single Family/Milky Way West: Single Family Development Permits None Development Agreement None PUBLIC HEARINGS AGENDA PLANNING & ZONING BOARD March 05, 2026 | REGULAR MEETING 11

P U B L I C H E A R I N G S A G E N D A | T H U R S D A Y M A R C H 5 , 2 0 2 6 | P A G E 2 O F 6 Code Enforcement None City Liens None Request: The applicant has initiated a Small-Scale Future Land Use Map Amendment for the subject property, located at 290 and 300 Tuskawilla Rd as well as 1258 Milky Way. Ordinance 2026-03 proposes to change the Future Land Use Map designation from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”. Background Data: The subject site is comprised of three (3) parcels totaling ±6.13 acres. A portion of the Property (Parcels 01-21-30-501-0000-0210 & 01-21-30-501-0000-0220) will be developed as a detached, single-family home subdivision with eleven (11) upscale homes. Parcel 01-21-30-501-0000-0100 will be redeveloped at a later date. Currently, the parcels are located within unincorporated Seminole County in the Agricultural (A-1) zoning district with a Future Land Use designation of Medium Density Residential (MDR). The subject property is concurrently being annexed and rezoned into the City of Winter Springs via Ordinances 2026-02 and 2026-04. The rezone proposal is to change the zoning from Seminole County “A-1” to the City of Winter Springs “T-C Town Center, T4 Transect”. The Future Land Use Amendment proposes to change the Future Land Use Map designation from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”. Public Notices: Public Hearing 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 Winter Springs and located within one-half (1/2) mile of the subject property (58 notices) on February 13, 2026. As required by Florida Statute, a 10-day newspaper advertisement in the Orlando Sentinel was published on February 16, 2026 Comprehensive Plan Amendment Analysis: The following summarizes the data and issues which staff analyzed in reviewing this application: Through Ordinance 2026-03, the applicant is requesting the City of Winter Springs “Town Center District” future land use designation be applied to the parcels. The requested Future Land Use Map designation is intended to bring the property’s Future Land Use designation to be consistent with the City’s Comprehensive Plan. The requested Future Land Use Map designation was determined by evaluating the prevailing character of the immediate surrounding properties as well as by evaluating the use and future goals and objectives of the City. 12

P U B L I C H E A R I N G S A G E N D A | T H U R S D A Y M A R C H 5 , 2 0 2 6 | P A G E 3 O F 6 Future Land Use Map (FLUM) Amendment Analysis: The following criteria is set forth by City of Winter Springs Code of Ordinances Section 15-36 which has been analyzed by staff to form a recommendation: Future Land Use Amendment Criteria & Analysis 1. Whether the proposed amendment will have a favorable or unfavorable effect on the city's budget, or the economy of the city or the region; Analysis: The property is privately owned. The annexation of the property to incorporate within the City of Winter Springs was completed as a voluntary action of the Owner. The proposed amendment is expected to have a favorable effect on the City’s budget by way of increased tax revenue. The property is being concurrently rezoned into the City, and changing the Future Land Use to a category consistent with the City’s Comprehensive Plan will allow for appropriate use of the properties. 2. Whether the proposed amendment will diminish or negatively impact the Level of Service (LOS) of public facilities; Analysis: The proposed amendment is not anticipated to diminish or negatively impact the Level of Service (LOS) of public facilities. The Owner of subject properties will, at its sole cost and expense, design, install, and construct all water, sewer, and reclaim lines, private lift station, and related appurtenances and improvements necessary to serve the Property, and shall connect such facilities to the City’s water, sewer, and reclaim utility systems. 3. Whether there will be a favorable or unfavorable impact on the environment or the natural or historical resources of the city or the region as a result of the proposed amendment; Analysis: There are no foreseen negative impacts on environmental, natural resources, or historical resources of the City or the region. The Owner of subject properties will, at its sole cost and expense, design, install, and construct all water, sewer, and reclaim lines, private lift station, and related appurtenances and improvements necessary to serve the Property, and shall connect such facilities to the City’s water, sewer, and reclaim utility systems. 4. Whether the proposed amendment is consistent with the goals, objectives, and policies of the state comprehensive plan set forth in Chapter 187, Florida Statutes, and the East Central Florida Regional Planning Council, as amended from time to time; Analysis: 13

P U B L I C H E A R I N G S A G E N D A | T H U R S D A Y M A R C H 5 , 2 0 2 6 | P A G E 4 O F 6 The proposed amendment is consistent with the goals, objectives, and policies of the State Comprehensive Plan, most notably Future Land Use Element, Objective 1.5 which promotes land use compatibility. 5. Whether the City is able to provide adequate service from public facilities to the affected property, if the proposed amendment is granted, and whether the proposed amendment will promote the cost/effective use of or unduly burden public facilities; Analysis: The proposed amendment does not alter the population density pattern and will not negatively contribute to public facilities and services as the properties will have the same Future Land Use as surrounding residential properties. In addition, the City’s public facilities will not be overloaded as the property use shall be limited as provided in the Development Agreement. Further, the Owner of subject properties will, at its sole cost and expense, design, install, and construct all water, sewer, and reclaim lines, private lift station, and related appurtenances and improvements necessary to serve the Property, and shall connect such facilities to the City’s water, sewer, and reclaim utility systems. 6. Whether the proposed amendment is compatible with surrounding neighborhoods and land use; Analysis: The proposed amendment from Seminole County “Medium Density Residential” to the City of Winter Springs “Town Center District” is appropriate and compatible with the surrounding neighborhoods and land use of the Town Center. Surrounding properties adjacent to the subject property have compatible Future Land Use of “Town Center District) and Zoning designations of “T-C Town Center, T4 Transect”. The properties located directly south and west of the subject property are also designated Town Center District. 7. Whether approval of the proposed amendment will cause the Comprehensive Plan to be internally inconsistent; Analysis: The proposed amendment is consistent with the goals, objectives, and policies of the City of Winter Springs Comprehensive Plan. The proposed amendment would promote consistency with the Comprehensive Plan by ensuring that the subject property receives an appropriate City Future Land Use Designation which is compatible with the Future Land Use designations of surrounding properties. 8. Whether the proposed amendment will promote or adversely affect the public health, safety, welfare, economic order, or aesthetics of the city or region; Analysis: 14

P U B L I C H E A R I N G S A G E N D A | T H U R S D A Y M A R C H 5 , 2 0 2 6 | P A G E 5 O F 6 There are no foreseen adverse impacts of this project on the public health, safety, welfare, economic order, or aesthetics of the city or region. Moreover, the development of additional housing options may result in promoting the public health, welfare, and aesthetics of the City. 9. The contents of any Evaluation and Appraisal Report (EAR) prepared pursuant to 163.3191, Florida Statutes; Analysis: Not applicable. 10. Whether the proposed amendment is consistent and in compliance with law; Analysis: The proposed amendment is consistent and in compliance with law. 11. Whether the proposed amendment is consistent, and not in conflict, with the legislative policy directives established by the City Commission including, but not limited to, those set forth in the City's Comprehensive Plan and City Code, adopted master plans, economic development goals and objectives, community redevelopment plans, and brownfield areas. Analysis: The proposed amendment is consistent, and without conflict as the property is a former “Medium Density Residential” Future Land Use designation not previously under the jurisdiction of the City’s plans, codes, goals, objectives, or areas. The property’s recent incorporation into City limits necessitates a Future Land Use designation that most appropriately coincides with city plans, goals, objectives, and areas. The “Town Center District” Future Land Use designation most appropriately coincides without conflict with the aforementioned. Applicable Law, Public Policy, and Events: - State of Florida Statues o Sections 163.2511-163.3246: Growth Policy; County and Municipal Planning; Land Development Regulation (Provides that development regulations for municipal planning must be consistent with the Comprehensive Plan). o Section 166.041: Procedures for adoption of ordinances and resolutions. - Code of Ordinances of the City of Winter Springs o Chapter 15, Article 3 – Comprehensive Plan Amendments - Comprehensive Plan of the City of Winter Springs o Future Land Use Element Objective 15 15

P U B L I C H E A R I N G S A G E N D A | T H U R S D A Y M A R C H 5 , 2 0 2 6 | P A G E 6 O F 6 Procedural History: Procedural History: February 16, 2026 Legal Advertisement | Future Land Use Amendment Ord. 2026-03 and Rezone Ord. 2026-04 March 5, 2025 Planning & Zoning Board | Recommendation of Approval on Future Land Use Amendment (Ord. 2026-03) and Rezone (Ord. 2026-04) March 9, 2025 City Commission | Hearing on Future Land Use Amendment (Ord. 2026-03), Rezone (Ord. 2026-04), and Annexation (Ord. 2026-02) | First Reading of Ordinances March 23, 2025 City Commission | Hearing on Future Land Use Amendment (Ord. 2026-03), Rezone (Ord. 2026-04), and Annexation (Ord. 2026-02) | Second Reading of Ordinances Recommendation: Staff recommends that the Planning & Zoning Board recommend adoption of Ordinance 2026-03 to the City Commission to change the Future Land Use Map designation from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”, subject to the conditions of the Pre-Annexation and Town Center Redevelopment Agreement executed on February 9, 2026 that is associated with Ordinance 2026-02. Attachments: 1. Current Future Land Use Map 2. Proposed Future Land Use Map 3. Ordinance No. 2026-03 4. Legal Advertisement 5. Pre-Annexation and Town Center Redevelopment Agreement - Executed 2026 02 09 16

Jenale Garnett, MURP, MPA Senior Planner Planning & Zoning Board COMP-2026-0006 (Future Land Use Amendment): Ordinance 2026-03 & RZON-2026-0003 (Rezone): Ordinance 2026-04 17

Background COMMUNITY DEVELOPMENT Property Address: 290/300 Tuskawilla Road and 1258 Milky Way, Winter Springs, FL 32708 (± 6.13 acres) Parcel ID: 01-21-30-501-0000-0210, 01-21-30-501-0000-0220, and 01-21-30-501-0000-0100 June 25, 2025: Pre-Application Meeting (PREM-2025-0023) February 11, 2026: Comprehensive Plan Amendment Application (COMP-2026-0006) Rezone Application (RZON-2026-0003) February 13, 2026: Public Notice Letters & Signage February 16, 2026: Newspaper Advertisement Applicant: Ryan Sheehan, Christopher Ryan Homes *Annexation Ordinance 2026-02 proposed concurrently with Ordinances 2026-03 and 2026-04. March 5, 2026 AGENDA ITEMS 400, 401 Planning & Zoning Board Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 18

Current Seminole County – Future Land Use & Zone Map COMMUNITY DEVELOPMENTMarch 5, 2026 AGENDA ITEMS 400, 401 Planning & Zoning Board Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 Existing Location: Seminole County Existing FLU: Medium Density Residential (MDR) - max 10 du/net buildable acre Existing Zoning District: Agriculture (A-1) 19

Proposed Future Land Use - Town Center District COMMUNITY DEVELOPMENTMarch 5, 2026 AGENDA ITEMS 400, 401 Planning & Zoning Board Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 20

Proposed Zoning – T-C Town Center, T4 Transect (General Urban Zone) COMMUNITY DEVELOPMENTMarch 5, 2026 AGENDA ITEMS 400, 401 Planning & Zoning Board Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 21

Staff Recommendation COMMUNITY DEVELOPMENT Staff recommends that the Planning & Zoning Board recommend adoption of the following: • Ordinance 2026-03 to change the Future Land Use Map designation from Seminole County “Medium Density Residential” to City of Winter Springs “Town Center District”, subject to the conditions of the Pre-Annexation and Town Center Redevelopment Agreement executed on February 9, 2026 that is associated with Ordinance 2026-02. • Ordinance 2026-04 to rezone the subject property from Seminole County “A-1” to City “T-C, T4 Transect”, subject to the conditions of the Pre-Annexation and Town Center Redevelopment Agreement executed on February 9, 2026 that is associated with Ordinance 2026-02. AGENDA ITEMS 400, 401 Planning & Zoning Board March 5, 2026 Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 22

COMMUNITY DEVELOPMENTMarch 5, 2026 AGENDA ITEMS 400, 401 Planning & Zoning Board ANY QUESTIONS? Future Land Use Amendment: Ordinance 2026-03 & Rezone: Ordinance 2026-04 23

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Ordinance No. 2026-03 City of Winter Springs Page 1 of 5 ORDINANCE NO. 2026-03 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA, RELATING TO COMPREHENSIVE PLANNING; AMENDING THE FUTURE LAND USE MAP FOR THREE (3) PARCELS OF REAL PROPERTY WITHIN THE CITY OF WINTER SPRINGS TOTALING APPROXIMATELY 6.13 ACRES, MORE OR LESS, LOCATED AT 290 AND 300 TUSKAWILLA ROAD, AND 1258 MILKY WAY, SAID PARCELS BEING MORE PARTICULARLY DEPICTED AND LEGALLY DESCRIBED ON EXHIBIT “A” ATTACHED HERETO; CHANGING THE FUTURE LAND USE MAP DESIGNATION ON THE PARCELS FROM COUNTY “MEDIUM DENSITY RESIDENTIAL (MDR)” TO CITY “TOWN CENTER;” PROVIDING FOR THE REPEAL OF PRIOR INCONSISTENT ORDINANCES AND RESOLUTIONS, SEVERABILITY, INCORPORATION INTO THE COMPREHENSIVE PLAN, AND AN EFFECTIVE DATE AND LEGAL STATUS OF THE PLAN AMENDMENT. WITNESSETH WHEREAS, the City and Property Owners (Ryan Sheehan, Thomas F. Landers, and Adam R. Alstott) entered into that certain Pre-Annexation and Town Center Redevelopment Agreement for the subject property, which was approved by the City Commission and executed on February 09, 2026; and WHEREAS, on March 23, 2026, the City Commission adopted Ordinance Number 2026- 02, which annexed the subject property into the City of Winter Springs; and WHEREAS, the City is granted the authority, under § 2(b), Art. VIII of the State Constitution, to exercise any power for municipal purposes except when expressly prohibited by law; and WHEREAS, the future land use map amendment embodied in this Ordinance is a small- scale amendment to the City of Winter Springs Comprehensive Plan in accordance with Section 163.3187(1), Florida Statutes; and WHEREAS, the Local Planning Agency of the City of Winter Springs held a duly noticed public hearing on March 05, 2026, in accordance with the procedures established in Chapter 163, Part II, Florida Statutes, on the proposed comprehensive plan amendment; and WHEREAS, the City Commission of the City of Winter Springs held two duly noticed public hearings on the proposed amendment set forth hereunder and considered findings and advice of staff, citizens, and all interested parties submitting written and oral comments and supporting data and analysis, and after complete deliberation, hereby approves and adopts the Comprehensive Plan Amendment set forth hereunder; and 26

Ordinance No. 2026-03 City of Winter Springs Page 2 of 5 WHEREAS, the City Commission hereby finds that this Ordinance serves a legitimate government purpose and is in the best interests of the public health, safety, and welfare of the citizens of the City of Winter Springs, Florida. NOW, THEREFORE, THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS HEREBY ORDAINS, AS FOLLOWS: Section 1. Recitals. The foregoing recitals are true and correct and are fully incorporated herein by this reference. Section 2. Authority. This Ordinance is adopted in compliance with, and pursuant to, the Community Planning Act, Sections 163.3161, et. seq., Florida Statutes. Section 3. Purpose and Intent. It is hereby declared to be the purpose and intent of this Ordinance to adopt a Comprehensive Plan amendment incorporating the revisions stated herein as part of the City of Winter Springs Comprehensive Plan. Section 4. Adoption of Amendment to the Future Land Use Map. The City of Winter Springs Comprehensive Plan, Future Land Use Map, is hereby amended by changing the designation of the real property legally described and depicted on Exhibit “A” from Seminole County “Medium Density Residential (MDR)” future land use to City “Town Center” future land use. Exhibit “A” is attached hereto and fully incorporated herein by this reference. Section 5. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior inconsistent ordinances and resolutions adopted by the City Commission, or parts of prior ordinances and resolutions in conflict herewith, are hereby repealed to the extent of the conflict. Section 6. Severability. If any section, subsection, sentence, clause, phrase, word or provision of this Ordinance 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 Ordinance. Section 7. Incorporation into Comprehensive Plan. Upon the effective date of the Comprehensive Plan Amendment adopted by this Ordinance, said Amendment shall be incorporated into the City of Winter Springs Comprehensive Plan and any section or paragraph number or letter and any heading may be changed or modified as necessary to effectuate the foregoing. Section 8. Effective Date and Legal Status of the Plan Amendment. The effective date of this Ordinance shall be conditioned upon the adoption of Ordinance No. 2026-02, and this Ordinance shall not become effective unless and until Ordinance No. 2026-02 is adopted by the City Commission. Should Ordinance No. 2026-02 not become effective, then this Ordinance shall become null and void. Should Ordinance No. 2026-02 be adopted, the effective date of this 27

Ordinance No. 2026-03 City of Winter Springs Page 3 of 5 Ordinance shall take effect thirty-one (31) days after the d at e o f it s ad o ptio n, as w rit te n bel ow, in accordance with Section 163.3187(5)(c), Florida Statutes, unless challenged within thirty (30) days after adoption of this Ordinance, in which case this Ordinance shall become effective at such time as the state land planning agency or the Administrative Commission issues a final order determining that the adopted small scale development amendment is in compliance. No development orders, development permits, or land use dependent on this Amendment may be issued or commenced before the Amendment has become effective. After and from the effective date of this Amendment, the Comprehensive Plan Amendment set forth herein shall amend the City of Winter Springs Comprehensive Plan and become a part of that plan and the Amendments shall have the legal status of the City of Winter Springs Comprehensive Plan, as amended. ADOPTED by the City Commission of the City of Winter Springs, Florida, in a regular meeting assembled on the _________ day of ___________________________, 2026. ____________________________________ Kevin McCann, Mayor ATTEST: _________________________________ Christian Gowan, City Clerk Approved as to legal form and sufficiency for the City of Winter Springs only: ____________________________________ Anthony A. Garganese, City Attorney Legal Ad: ___________________________ First Reading: ___________________________ Legal Ad: ___________________________ Second Reading: ___________________________ Effective Date: ___________________________ 28

Ordinance No. 2026-03 City of Winter Springs Page 4 of 5 EXHIBIT A LEGAL DESCRIPTION AND DEPICTION OF PROPERTY LEGAL DESCRIPTION Parcel I: Lot 10, TUSKAWILLA, according to the plat thereof, as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida, together with the West 1/2 of vacated street abutting on the East, pursuant to Resolution recorded in Book 654, Page 353, of the Public Records of Seminole County, Florida. Parcel II: Lots 22 and 23, TUSKAWILLA, according to the plat thereof, as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida, together with the East 30 feet of that certain Right of Way, lying adjacent to Lot 23, which was vacated and abandoned April 27, 1975 in O. R. Book 1050, Page 401, of the Public Records of Seminole County, Florida. Parcel Identification Number: 01-21-30-501-0000-0100 & 01-21-30-501-0000-0220 Parcel III: Lots 21 and 24, TUSKAWILLA, according to the plat thereof, as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida, together with the East 30 feet of that certain Right of Way, lying adjacent to Lot 24, which was vacated and abandoned April 27, 1975 in O. R. Book 1050, Page 401, of the Public Records of Seminole County, Florida. LESS AND EXCEPT that portion of subject property as conveyed to Seminole County in O. R. Book 3476, Page 281, of the Public Records of Seminole County, Florida, more particularly described as follows: Commence at the Northeast corner of Lot 21 "TUSKAWILLA", D. R. MITCHELL'S SURVEY OF THE LEVY GRANT, as recorded in Plat Book 1, Page 5, of the Public Records of Seminole County, Florida; thence run South 03 Degrees 37'58"West along the East lot line of said Lot 21, a distance of 33.04 feet for a Point of Beginning; thence continue South 03 Degrees 37'58" West along said East lot line, a distance of 195.69 feet to the South lot line of said Lot 21; thence departing said East line, run North 87 Degrees 02'48" West along said South lot line a distance of 39.54 feet; thence run North 14 Degrees 08'55" East a distance of 11.66 feet to the point of curvature of a curve concave Southeasterly having a central angle of 01 Degrees 52'03" a radius of 5781.58 feet and a chord bearing of North 15 Degrees 04'55" East thence run Northeasterly along the arc of said curve a distance of 188.46 feet to the Point of Beginning. Parcel Identification Number: 01-21-30-501-0000-0210 29

Ordinance No. 2026-03 City of Winter Springs Page 5 of 5 DEPICTION OF SUBJECT PROPERTY 30

N OF THE CIRCUIT ORIDA rida A002853 an individ- aries, and EN, the un- d grantees, if the unknown d grantees, if nd the un- d grantees, if _____________ D EVISEES, RIES, AND T HE ES- N, THE UN- ES, LEGA- A ND T HE ES- E UN- ES, LEGA- A ND T HE ES- OWEN, IRS, DE- NEFICIA- F ANY, OF . OWEN T MAY IFIED that ainst you for cessity ex- ht or, alter- sement for a portion of e Lake Jes- eminole re particu- ber: 01-20-31- copy of ny, to Plain- Gel, Es- es, Ward & dress is 329 d Floor, Win- efore 2026, and file of this Court aintiff’s at- reafter; oth- tered emanded in _____, 2026. _______ W ITH DIS- isability ation in order eding, you ou, to the nce. Court eminole North Park “Seeking to contact Mr. Roberto Garcia Garcia, biological father of Shelsie Garcia Pina, born on August 12, 2014. His consent is required for her U.S. passport application. He has been ab- sent and out of contact for the past six years. If you have any information re- garding his whereabouts, please con- tact 585-435-3305 or nuryspina@yahoo. com.” 7925974 2/2/2026, 2/9/2026, 2/16/2026, 2/23/2026 NOTICE OF PUBLIC HEARINGS CITY OF WINTER SPRINGS NOTICE IS HEREBY GIVEN THAT THE PLANNING AND ZONING BOARD AND THE CITY COMMIS- SION PROPOSE TO CONSIDER THE FOLLOWING: ORDINANCE NO. 2026-03 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA, RELATING TO COMPREHENSIVE PLANNING; AMENDING THE FUTURE LAND USE MAP FOR THREE (3) PARCELS OF REAL PROPERTY WITHIN THE CITY OF WINTER SPRINGS TOTALING APPROXI- MATELY 6.13 ACRES, MORE OR LESS, LOCATED AT 290 AND 300 TUSKAWILLA ROAD, AND 1258 MILKY WAY, SAID PARCELS BEING MORE PARTICULARLY DE- PICTED AND LEGALLY DE- SCRIBED ON EXHIBIT “A” AT- TACHED HERETO; CHANGING THE FUTURE LAND USE MAP DESIG- NATION ON THE PARCELS FROM COUNTY “MEDIUM DENSITY RESI- DENTIAL (MDR)” TO CITY “TOWN CENTER” PROVIDING FOR THE REPEAL OF PRIOR INCONSISTENT ORDINANCES AND RESOLUTIONS, SEVERABILITY, INCORPORATION INTO THE COMPREHENSIVE PLAN, AND AN EFFECTIVE DATE AND LEGAL STATUS OF THE PLAN AMENDMENT. ORDINANCE NO. 2026-04 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA; AMENDING THE ZONING MAP FOR THREE (3) PARCELS OF REAL PROPERTY WITHIN THE CITY OF WINTER SPRINGS TOTALING APPROXI- MATELY 6.13 ACRES, MORE OR LESS, LOCATED AT 290 AND 300 TUSKAWILLA ROAD, AND 1258 MILKY WAY, SAID PARCELS BEING MORE PARTICULARLY DE- PICTED AND LEGALLY DE- SCRIBED ON EXHIBIT “A” AT- TACHED HERETO; CHANGING THE ZONING MAP DESIGNATION ON THE PARCEL FROM COUNTY “AGRICULTURAL (A-1) TO CITY “TOWN CENTER TRANSECT 4;” PROVIDING FOR THE REPEAL OF PRIOR INCONSISTENT ORDI- NANCES AND RESOLUTIONS, SEV- ERABILITY, AND AN EFFECTIVE DATE. THE PLANNING AND ZONING BOARD PUBLIC HEARING WILL BE HELD ON THURSDAY, MARCH 05, 2026, AT 5:30 P.M. OR SOON THERE- AFTER IN THE COMMISSION CHAMBERS LO- CATED AT WINTER SPRINGS CITY HALL 1126 EAST STATE ROAD 434 WINTER SPRINGS, FL 32708 THE CITY COMMISSION FIRST READING PUBLIC HEARING WILL BE HELD ON MONDAY, MARCH 09, 2026 AT 6:30 P.M. OR SOON THERE- AFTER IN THE COMMISSION CHAMBERS LO- CATED AT WINTER SPRINGS CITY HALL 1126 EAST STATE ROAD 434 WINTER SPRINGS, FLORIDA THE PLANNING AND ZONING BOARD AND/OR THE CITY COM- MISSION RESERVE THE RIGHT TO POSTPONE OR CONTINUE THE PUBLIC HEARING(S) ON THESE ORDINANCES AT THE ABOVE- LISTED MEETINGS WITHOUT FUR- THER NOTICE. The proposed ordinances may be ob- tained by interested parties between 8 a.m. and 5 p.m., Monday through Fri- day, from the office of the City Clerk, located at 1126 E. SR 434, Winter Springs, Florida. For more informa- tion, call (407) 327-1800 #237. Persons with disabilities needing assistance to participate in any of these proceed- ings should contact the Employee Re- lations Department Coordinator, 48 hours in advance of the meeting at (407) 327-1800, #236. This is a public hearing. Interested parties are ad- vised that they may appear at the meeting and be heard with respect to the proposed ordinances. If you decide to appeal any recommendation or de- cision made by any of the City’s Boards or Commission with respect to any matter considered at these meet- ings, you will need a record of the proceedings, and for such purposes, you may need to ensure that a verba- tim record of the proceeding is made upon which the appeal is based. 27646 2/16/26 file in Zoning Division) You may obtain a copy property descriptions by Zoning Division, 407-836 one up at 201 South Rosa First Floor; Orlando, F IF YOU HAVE ANY QU GARDING THESE NOT TACT THE ORANGE CO ING DIVISION, 407-836- Laekin.O’Hara@ocfl.net PARA MÁS INFORMAC ENTE A ESTA VISTA P RESPECTO A UNA AU PUBLICA SOBRE PRO SU AREA/VECINDAD, MUNICARSE CON LA D ZONIFICACIÓN, AL NU 836-5943. If you wish to appeal an made by the Board of C missioners at this meeti need a record of the pro should ensure that a ver of the proceedings is ma record includes the test dence upon which the ap based. If you require special ac tions under the America abilities Act of 1990, ple 836-5631 no later than tw days prior to the hearin tance. Si usted requiere cial bajo la ley de Estad con Discapacidades de 1 llame al 407-836-3111. Phil Diamond, County C As Clerk of the Board of County Commi Orange County, Florida 27650 2/16/2026 NOTICE OF RULE DEVEL EAST PARK COMMUNITY D DISTRICT In accordance with Chap 190, Florida Statutes, Ea munity Development Dis trict”) hereby gives notic tion to develop Amended Rules of Procedure, Rule govern the operations of The Amended and Resta Procedure will address s the Board of Supervisors voting, district offices, pu tion and inspection of rec public meetings, hearing shops, rulemaking proce competitive purchase inc dure under the Consultan tive Negotiation Act, pro ing auditor selection, pur ance, pre-qualification, c contracts, goods, supplie als, maintenance service services and protests wit proceedings, as well as a of the general operation The purpose and effect o and Restated Rules of Pr provide for efficient and trict operations and to en ance with recent changes law. The legal authority tion of the proposed Ame stated Rules of Procedur tions 190.011(5), 190.011(1 Florida Statutes (2025). T laws implemented in the Restated Rules of Proced but are not limited to, se 112.3143, 112.31446, 112.31 119.0701, 120.54, 189.053, 1 (15), 190.006, 190.007, 190. 190.011(5), 190.011(15), 19 218.33, 218.391, 255.05, 255 255.0992, 255.20, 286.0105, 286.0113, 286.0114, 287.017 287.084, Florida Statutes A copy of the proposed A Restated Rules of Proced material proposed to be by reference may be obt tacting Michael Perez at Manager’s Office by mai IMS, 313 Campus Street, Florida 34747, by email a perez@inframark.com, o at (407) 566-1935. District Manager East Park Community D District Run Date: February 16, 27676 February 16, 2026 ion Notice of Public Meeting Other Legal N

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