Official warns apartment talks are happening near S.R. 417 in Winter Springs

Early conversations are happening about possibly developing a key open property in Winter Springs, potentially into apartments, near the intersection of State Road 417 and State Road 434, according to one city official. 

The area is generally known as the Greenway Interchange District, or GID, and is widely considered one of the last open areas of development in Winter Springs.

“Over the last two weeks, I’ve now had conversations relating to our two biggest land pieces about Live Local,” Winter Springs City Commissioner Cade Resnick said at the last City Commission meeting.

You can watch the Winter Springs City Commission meeting here. 

“Are we looking for a hypothetical scenario?” Commissioner Sarah Baker asked. “Is this a credible source that someone actually wants to do Live Local?”

“Yes, it’s the owners and people that they’ve been reaching out to get them to work on it,” Resnick replied. 

Resnick asked the city manager and city attorney to give the city commission a briefing on what the city’s options are when it comes to state law. Florida lawmakers passed the Live Local bill in 2023, amending it in 2025. The law requires cities and counties to allow multifamily or mixed use development if the development reserves 40% of units for residents with incomes up 120% of the area’s median income. The law was passed to combat housing affordability issues, though the law has critics.

In Seminole County in 2025, 120% of the area’s median income would equate to $88,560 for an individual and $126,480 for a family of four. 

A long family history in Winter Springs

A key property being discussed is what’s commonly called the Casscells property. 

The property is actually more than 10 individual parcels on the north side of the S.R. 434, west of S.R. 417. The property has been in the Casscells family since before Winter Springs was incorporated as a city. 

The land is owned by Winnin LLLP, which has Margaret Casscells-Hamby listed as the manager. Winnin LLLP also has a corporation called RTD I listed as an agent, which lists other members of the Casscells family as owners. 

Winnin owns the two parcels east of Integra 360 apartments up to Spring Avenue, totaling 143 acres. Those two properties surround the Integra apartments and go back to Lake Jesup. 

Additionally, Winnin LLLP also owns nine separate parcels east of Spring Avenue to State Road 417; those parcels total another 98 acres. 

“We get inquiries with some frequency and coordinate with the city if there is anything worth discussing,” the family wrote in a statement to Oviedo Community News.

City Manager Kevin Sweet said he’s working with the city attorney to look at options. There might be options to increase the commercial density. 

In an interview with Oviedo Community News, Sweet confirmed he has had meetings with members of the Casscells family about possible development. 

“As property owners, now in the last few months, there’s more desire to get something done,” Sweet said. “I do get the impression they’re at a point that they’re interested in doing something. And we’ve said let us know.”

Sweet said that the current GID zoning is outdated, and that the city is willing to work with the property owners to find a workable option. But the owners have also mentioned Live Local as a possible last resort. 

“We don’t want to miss out on commercial revenue projects,” Sweet said. “Given the proximity to 417 and 434, we don’t want to see only multifamily there. … It is a real concern. And it’s a real potential that could be coming out.” 

In multiple interviews after that meeting, Resnick stressed that the conversations were early. 

“I’m trying to set up meetings with people to stop, if I can, Live Local,” Resnick said. “What are our abilities to say yes, (or) say no? How to manage this, from the attorneys.

“Nothing’s been presented yet, and that’s what I’m trying to stop from happening,” Resnick added. 

So what’s being talked about for the land?

The most likely candidate would be more apartments next to the Integra 360 apartments, which have 360 units for rent on 30 acres. Officials point to the current widening project along S.R. 417, plus an airport spur planned and indoor sports complex planned in Sanford as economic drivers. 

There’s also talk about finding a medical component – like an urgent care or orthopedic clinic – and possibly a medical office building. The Greenway Interchange District allows for most of those uses, including multifamily residential, under certain circumstances. 

“Uses within the district shall be limited to target industry uses that create significant high average wage employment opportunities including corporate business parks, office complexes, technical and research services, financial information services, life sciences, digital media, international trade, sports associated industries, hotels and lodging, conference centers and long stay tourism,” the city code reads.

Sweet said that the location is a perfect area for a hotel. During the Central Florida Scottish Highland Games, which had 85,000 visitors, people stayed outside of Oviedo and Winter Springs because there isn’t a hotel. 

“From day one I’ve said that’s a perfect location,” Sweet said. “They all go to Altamonte Springs, some stay in Lake Mary. … We’re missing out on that from a revenue perspective. Our local business would receive a local impact.”

Still, others have said development on the project might be further off. No official projects have been submitted to the city at this point.

“That’s just people talking,” Commissioner Mark Caruso said, adding that the property owner doesn’t want to allow a developer to work on the project and is trying to develop it independently. 

Ultimately, though, Winter Springs Mayor Kevin McCann said there’s little the city can do to stop something like an apartment complex. 

“Developers have bought Tallahassee,” McCann said. “We truly as a community can no longer determine our future. They will come back to eliminate the rural boundary. They will pave over Seminole County and the State of Florida and Winter Springs will not escape that.”

Abe Aboraya is a Report for America corps member