Enclave finds potential new storage lot future in Winter Springs

An enclave of unused land “somewhat near the heart of the city” now has a home inside Winter Springs as the City Commission voted 4-0 to annex it into the city at its meeting on April 8. 

The 8.17-acre parcel of land, near where the Cross Seminole Trail bends northwest at the intersection of State Roads 419 and 434, had sat unused except for a single home on the property. It had remained a disconnected island of unincorporated Seminole County land completely surrounded by Winter Springs. To the north of the property, Layer Elementary School and a Seminole County Schools bus yard border it. 

“We’ve discussed this in detail and we’ve shown the graphs,” Mayor Kevin McCann said of previous talks on the land, which was proposed by developers Youdali International Investments to become a boat and RV storage lot, using the existing house as an office. 

Nothing about the original proposal had changed for the unusually long and narrow plot of land as it approached its final vote, Winter Springs City Attorney Anthony Garganese said. 

The land use of the property was already zoned for A1 agricultural use, with an expected future use of commercial, and isn’t expected to affect surrounding properties, according to city staff. The developer has requested it be changed to C2 commercial zoning to allow the commercial storage facility use, which will be evaluated by city staff. The property has $458,341 in taxable value, but that number would jump to an estimated $900,000 if converted to commercial zoning. 

Winter Springs had recently found itself worrying about future land uses/ as the state passed new laws last year taking away city control over the development of affordable housing projects in certain circumstances, including building them in industrial and commercial zones. Cities, according to the Live Local Act , which went into effect in July of last year, will be forced to approve multi-family and mixed-use residential developments in commercial, mixed use, or industrial areas if the development comprises at least 40% affordable housing. Affordable housing is housing where the resident spends “no more than 30% of his or her income for gross housing costs, including utilities” according to state statute. 

Annexing the remaining disconnected pockets of Seminole County land that polka-dot maps of Winter Springs, Commissioner Cade Resnick said, would help the city maintain control of which developments go where within the city. 

“I’m trying to circumvent that developer going to the county,” Resnick said. 

At the same time, the city had battled the development of an indoor storage building surrounded by residential neighborhoods and near a school. That development sits in another enclave of Seminole County that’s surrounded by Winter Springs. 

When the storage lot idea at the intersection of 419 and 434 saw its first hearing, it was pitched as a more logical location for an outdoor type of storage facility development. 

“There is a very large need for this in this area,” real estate investor Matt Merdian said, presenting the proposal to the Winter Springs City Commission for Youdali International Investments on Sept. 25.

Now that the property has been annexed to become part of the city, the city will connect water and sewer utilities, plus potential reclaimed water. All other utilities and services had already existed or will transfer from Seminole County to Winter Springs services. Meanwhile city staff will evaluate future land use changes for the property to see if the developer’s requested change to commercial zoning will be appropriate.

“Congratulations, gentlemen,” McCann said. “Welcome to Winter Springs.”