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Home My WebLink About2009 04 06 Housing Element~ EAR-Based Amendments REQUEST: The Community Development Department -Planning Division requests that the City Commission review the recommendations of the Local Planning Agency related to the draft Evaluation and Appraisal Report (EAR)-Based Amendments, provide comment, and give direction to any desired revisions. As requested, the draft elements are being distributed one-at-a-time so that you will have ample time for review, prior to the April 6 8~ April 20 Joint Local Planning Agency~City Commission Meetings. GENERAL NOTE -Staff Analysis Executive Summary Format Attention has been given, to creating a document that is clear and easy to use. Existing policies have been edited to emphasize the action required by the City and an attempt has been made to eliminate unnecessary words. [Despite this effort, additional edits likely are still needed. Your editorial comments are encouraged, so that this effort may be fully accomplished.] Goals, objectives and policies have been placed at the beginning of each element to emphasize their importance and to make it easy to turn to them quickly, for reference. Following the goals, objectives and policies are the supporting data and analysis, which is provided in a descriptive narrative. Although many local governments have moved away from including this material within the adopted element, it has been retained herein, because it is an excellent resource, not only for Staff, but for anyone wishing to learn more about the City. Implementation of the 2008 Evaluation and Appraisal Report Numerous revisions to the Comprehensive Plan are being proposed to implement the EAR. Broken down by element, the substantive changes are included herein for your review and are listed by Major Issue topic: ^ Affordable and Work-Force Housing ^ Elderly Housing and Medical Care ^ Redevelopment of the West Side ^ State Road 434 Corridor ^ Greeneway Interchange Employment District ^ Population, Housing Density, and Greenspace ^ Energy Efficiency and Sustainability -New legislation adopted in 2008 requires local governments to address energy efficiency and Sustainability within their comprehensive plans. r~ u III. HOUSING ELEMENT -Staff Analysis Executive Summary Numerous revisions to the Housing Element are being proposed to implement the EAR. The substantive changes are listed by Major Issue topic: AFFORDABLE AND WORK-FORCE HOUSING - (5 new policies) (Policy 1.3.5, new) Pursue the use of transportation concurrency exception areas to encourage geographic dispersal and expansion of workforce housing opportunities. (Policy 1.3.10, new) Encourage developers in the Town Center to address the need for workforce housing by including a certain percentage of workforce housing units in their developments. Additionally, encourage developers of single family detached units, to include a minimum of twenty (20) percent of the residential units with accessory dwelling units (such as garage apartments). (Policy 1.3.15, new) Continue to coordinate with Seminole County and review the research and guidelines developed under the Seminole County Workforce program to ensure coordination with this regional approach to address workforce housing needs. (Policy 1.3.17, new) Partner with private and non-profit developers to pursue funding through programs such as: • Supportive Housing Investment Partnership, • HOME Investment Partnerships Program, and • Community Workforce Housing Innovation Pilot Program (CWHIP). (Policy 1.3.18, new) Work with non-profit groups and community organizations to provide for education on affordable housing topics such as available grant programs, rehabilitation, and maintenance to further engage very-low, low and moderate-income homeowners in the entire process from purchase and rehabilitation to maintenance, upkeep, and care of housing. ELDERLY HOUSING AND MEDICAL CARE - (3 new policies; 2 revised) (Policy 1.4.6, revised) Establish strict design compatibility guidelines to allow Accessory Dwelling Units as a conditional use in single family zoning districts. (Cross Reference: See Housing Element Policy 2.4.7) (Policy 1.4.7, new) Work with programs that address elderly housing policies to educate private and non-profit developers and encourage implementation of "Communities for a Lifetime" standards and universal design principles. (Policy 1.4.8, new) Explore attracting additional assisted living facilities (ALF) including studying potential locations, size requirements, market demand and timing, as well as potential partnerships and funding sources. Investigate the Elderly Housing Community Loan program, which provides loans of up to $750,000 to developers making substantial improvements to elderly housing. (Policy 1.4.10, revised) Support programs that address elderly housing policies through the area Councils on Aging, and State and Federal efforts. Such support may include providing education to seniors on senior housing and other issues such as available medical, health, and community resources. (Policy 1.4.1 1, new) Identify additional programs, groups or other opportunities to link with non- profit groups and community organizations with the purpose of providing for education to seniors, not only on senior housing, but also on issues such as medical, health, and community resources. REDEVELOPMENT _(10 new policies: 4 revisedl (Policy 2.1.3, revised) Rehabilitation of existing Building Code. • • (Policy 2.1.4, revised) Maintain a database which identifies residential units that may be in need of rehabilitation or demolition. (Policy 2.1.5, revised) The Code Enforcement division will coordinate with the Building division to update the housing conditions database and conduct the necessary code enforcement inspections to keep the number of substandard and deteriorated units to a minimum. (Policy 2.1.6, new) Continue enforcing the International Property Management Code to address substandard and deteriorated housing conditions. (Policy 2.1.8, revised) By duly adopted procedures, condemn and require demolition of those units that are determined by the City as unsuitable for rehabilitation. The City has adopted the International Property Management Code 2006 edition which delineates the procedures for condemnation and demolition of unsuitable units. (Policy 2.2.9, new) Identify infrastructure deficits in existing neighborhoods and implementation strategies to mitigate them through partnerships, grant funding, or as part of capital budgeting. (Policy 2.2.1 1, new) Encourage property upgrades which enhance neighborhoods. (Policy 2.4.1, new) Work to identify acceptable locations, priorities, and implementation strategies for potential infill development and redevelopment. Opportunities for residential, commercial, and mixed use shall be identified and categorized. The City will encourage mixed use and higher density and intensity development in priority infill development and redevelopment areas identified through these efforts. (Policy 2.4.3, new) Conduct a workshop with staff and the Commission to discuss barriers to redevelopment and infill and create standards that will guide and support a strategic approach to redevelopment planning that will also help meet the projected shortfall in housing units. (Policy 2.4.4, new) Prioritize the creation of redevelopment and small area plans identified through the strategic review of infill development and redevelopment opportunities. (Policy 2.4.6, new) Consider a system of impact fee credits or other incentives to be applied, when appropriate for infill development, recognizing that infill development makes use of existing infrastructure and combats urban sprawl. buildings shall be in conformity with the Florida (Policy 2.4.7, new) Establish design compatibility guidelines to allow accessory dwelling units as a conditional use in residential districts to support development or redevelopment that integrates diverse choices of housing. (Cross Reference: See Housing Element Policy 1.4.6) (Policy 2.4.8, new) Implement neighborhood design standards and review criteria that encourage infill compatibility while allowing for increased density and~or mixed use. (Policy 2.4.9, new) Support the conversion of older residential homes located along arterial roadways to live-work or commercial use with proper rehabilitation. STATE ROAD 434 CORRIDOR - (no new policies) see Policy 1.3.5 already included under the issue of "Affordable and Work-Force Housing" GREENEWAY INTERCHANGE EMPLOYMENT DISTRICT - (no new policies. 1 revised (Policy 1.3.8, revised) Promote mixed use developments which include provisions for a wide variety of housing types and prices in large tract developments, except within the Greeneway Interchange District. POPULATION. HOUSING DENSITY AND GREENSPACE - (5 new policies, 1 revised) (Policy 1.1.1, revised) Include adequate amounts of land for housing on the Future Land Use Map to accommodate the City's projected population. (Policy 1.1.8, new) Limit the development of housing with a density greater than 18 dwelling units per acre, to the Town Center and the U.S. 17-92 Community Redevelopment Area (C.R.A.) Corridor. Development of higher density housing must take care to minimize adverse impacts to adjacent established residential neighborhoods through site layout, orientation of buildings, and a transition of densities. (Policy 1.1.9, new) Amend the City's land development regulations by 2012 to include criteria allowing multi-family housing in commercially zoned areas contingent on the developer preserving greenspace either onsite or elsewhere in the City. (Policy 1.1.14, new) Support the desired commercial activity and urban character desired for the Town Center by requiring a minimum average density of seven (7) units per acre for any residential development, approved after 2008 within the Town Center. The use of accessory dwelling units are encouraged and may be utilized in meeting the average density figure. (Policy 2.2.8, new) Continue to require the implementation of the Town Center Code so that the concept of `eyes on the street' is maintained to ensure safe, pedestrian friendly streets. (Policy 2.2.10, new) Require an interconnected network of sidewalks in new residential developments to support walking and neighborhood friendliness. ENERGY EFFICIENCY AND SUSTAINABILITY - (1 new objective• 6 new policies• no revised) New legislation adopted in 2008 requires local governments to address energy efficiency and sustainability within their comprehensive plans. This has been addressed in the Housing element with the addition of one (1) new objective and six (6) new policies: (Objective 1.5, new) The City shall support sustainability and energy conservation in new housing development and redevelopment. (Policy 1.5.1, new) New construction, structure rehabilitation, and future developments shall be encouraged to implement Leadership in Energy and Environmental Design (LEED) principles established by the US Green Building Council (USGBC). (Policy 1.5.2, new) Develop a scale of incentives for the different levels of LEED Certification; i.e. a LEED Platinum rated project should receive a greater incentive than one rated as LEED Silver. Consider incentives for buildings/developments that are determined to be LEED compliant. (Policy 1.5.3, new) Encourage the use of specific building options and elements available to meet the City's energy performance goals such as: • Solar water heating; • Energy-efficient appliances such as "Energy Star"; • Energy-efficient windows, doors and skylights; • Low solar-absorption roofs, also known as "cool roofs"; • Enhanced ceiling and wall insulation; • Reduced-leak duct systems; • Programmable thermostats; and • Energy-efficient lighting systems. (Policy 1.5.4, new) Encourage the use of cost-effective energy-efficient technologies. Facilitate and promote the use of cost-effective energy conservation, energy-demand management and renewable energy technologies in buildings and encourage energy performance which complies with the Florida Energy Efficient Code for Building Construction. (Policy 1.5.5, new) Identify specific building and landscaping options and elements available to meet the City's storm water management performance goals such as: • Green roofs; • Bio-swales; • Permeable or porous pavers; • Use of cisterns and rain barrels; • Native species landscaping; (Policy 1.5.6, new) Runoff control shall be mandated for all construction sites to mitigate erosion and sediment or chemical discharges from construction activities. • City of Winter Springs • Comprehensive Plan HOUSING ELEMENT October 2001 Amended, September 2005 Draft EAR-Based Amendments, February 1 b,. 2009 Prepared For: City of Winter Springs Community Development Department 1 126 East State Road 434 Winter Springs, Florida 32708-2799 Update Prepared Br Planning Communities, LLC 2510 Wild Tamarind Blvd. Orlando, FL 32828 • ~~ ~n rr,. a„ n..~, c •+ 4 ~ „~av;v'/ai 1 ~ T~ ~ '~ Q ~ ~7 Inc ~cr/ T.T i~ I ~C I '~'I LL ' CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • ~. 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F Feasui.gTe~rnee, Tjq~e eat 6est .............................................................................................. }2 b. ! leesa3g€er S~peeisl Pepainge~n~ ............................................................................................. }2 III-2 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN • HOUSING ELEMENT • • III-3 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT ~. n ~ ~ " ~n ~ ~Te$ Rt36 ................... ............ ......... ....................... ....... ................... ................................. , ~ "-i z~ ~ gE i-~ . ' z ~ i r lfn ~ v ~ n ~ ~ 3 e 63 z i n car i v ~ ~ - ............. ................................. - ~I -I-H-~ u- ~ ¢ va cj D ~ znn~ i~ ~ ~g e a T 6 cz r6fi~ ccE~ iic C nr s ..... .................. ... ~ ~~~~ ~~ ~ ~ ~ nnn 27 : 9H3C i6 t2E9rcn, ..... ......... ............................... .................. ................................. ...... ....... NO INDEX ENTRIES FOUND. • III-4 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT TABLE OF CONTENTS A. GOALS OBJECTIVES AND POLICIES ...... .. .. ..... .........................86 B. Introduction ................................................................................................................................21 ~8 1. Purpose of the Element .............................................................................................. 218 2. Growth Trends ........................................................................................................... 2244 C. Housing Inventory ...................................................................................................................... 25~- 1. Existing Housing Characteristics ................................................................................ 25~ a. Age of Housing Stock. . 2522 b. Dwelling Units by Type .......................................................................................................... 2623 c. Dwellina Units by Tenure ....................................................................................................... 2724 d. Cost of Housing ....................................................................................................................... 2926 e. Cost to Income Ratio ............................................................................................................... 312 2. Housing Conditions ................................................................................................... 322$ a. Physical Conditions ................................................................................................................. 322$ b. Overcrowdina ......................................................................................................................... 3539 3. Government Subsidized Housing .............................................................................. 35~ 4. Group Homes ............................................................................................................. 3631 5. Mobile Homes ............................................................................................................ 3731 6. Historic Housing ........................................................................................................ 3833 7. Housing Construction Activitx ................................................................................... 3833 D. Analysis 413,5 1. Household Characteristics ......................................................................................... 42~ a. Household Size ........................................................................................................................ 4236 b. Population by Age .................................................................................................................. 4538 c. Households by Income ............................................................................................................ 4748 2. Projected Housing Needs. . 5143 a. Housing Tenure, Type and Cost ........................................................................................... 5143 b. Housing for Special Populations .......................................................................................... 5244 c. Group Homes .......................................................................................................................... 5343 d. Dwelling Unit Demolitions and Conversions ....................................................................... 3. Land Requirements and Availability for Projected Housing Needs ........................:.. III-5 544§ 5445 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT 4. The Housing Delivery System ....................................................................................5748 a. Financing .5745 b. Regulatory and Administrative Process ..............................................................................5841 c. Infill Housing Development. .5844 d. Mobile Homes. .5989 e. Infrastructure Requirements ...................................................................................................6058 f. Sustainabilit~ E;~ I.~~ C~ III-6 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-1 a: LIST OF TABLES Population. .23 Table III-1 b: Population Forecasts ............................................................................................................24 Table III-2: Aqe of Housing Stock ..........................................................................................................26 Table III-3: Housing Units b~Tvpe, 2000 8~ 1990. . 27~ Table III-4a: Housing Units by Tenure .....................................................................................................28 Table III-4b: Year Householder Moved into Unit, Owner Occupied Housing ..................................29 Table III-5: Median Household Income ............................................................................................ 323-~ Table III-b: Cost Burden ...................................................................................................................... 323-~ Table III-7: Comparison of Housing Conditions .............................................................................. 3533 Table III-8: Cooperatives and Mobile Homef Recreational Vehicle Parks, 2008 ................... 3836 Table III-9: Housing Construction and Annexation Activity, 1990 -December 2007............ 393 Table III-10: Household Composition, 2000-2030 .......................................................................... 444$ Table III-1 1: Shimberg Projected Winter Springs Population By Age, 1990-2030 ................. 454 Table III-12a: Households by Income and Cost Burden, Winter Springs, 2005 ........................... 4844 Table III-12b Projected Households by Income, 2000-2030 .......................................................... 4944 Table III-13: Demand for Housing Units by Tenure. . 5146 Table III-14: Vacant Developable Land Analysis ............................................................................ 5636 Table III-15a: Comparison of Monthly Gross Rent 2000 .................................................................. 6336 Table III-15b: Comparison of Monthly Gross Rent 1990 .................................................................. 6336 Table III-1 ba Value of Owner-Occupied Housing, 2000 ................................................................ 6437 Table III-1 bb Value of Owner-Occupied Housing, 1990 ................................................................ 653$ Table III- 17: Comparison of Monthly Cost of Owner-Occupied Housing. 2000 ........................ 6666 LIST OF MAPS Map III- 1: Mobile Home Parks and Cooperatives .............................................................................61~ III-7 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT A. GOALS, OBJECTIVES, AND POLICIES GOAL 1: PROVISION OF HOUSING. To ensure an adequate supply of a wide range of housing types, at various levels of affordability, to accommodate the needs of the residents of Winter Springs. Objective 1.1: Housing Supply. Assist the private sector to provide a}~re~ ' , sufficient number of appropriate housing units ' ' through the end of the planning fir. ep riod• Policy 1.1.1: 'Include adequate amounts of land for housing on the Future land Use Map to accommodate the City's projected k~sip~population. Policy 1.1.2: Ensure, through the Concurrency Management System, that necessary infrastructure capacity is in place for #~new dwelling units, population, and tHe-seEe-~de~y--non-residential development • Policy 1.1.3: Revise ordinances, codes, regulations, and the permitting process to eliminate excessive requirements and to encourage private sector participation in meeting housing needs. Policy 1.1.4: Encourage the development redevelopment of c~property that will integrate diverse choices of housing Policy 1.1.5: ~= ~'~'~ _.".~!! =continue to assist developers of residential dwelling units by providing technical and administrative support regarding permitting and regulations to maintain a housing production capacity level sufficient to meet the demand. Technical assistance includes, but is not limited to, assistance meeting the development review requirements of the City and other regulatory agencies; assistance with the City's permitting process; referral to appropriate agencies for information and assistance in meeting infrastructure standards and requirements imposed by the City; and provision of data regarding housing needs and conditions. Policy 1.1.6: ~e--Eity~~eContinue to allow mobile homes in certain residential zoning districts where adequate public facilities and services are available. Mobile home parks and co-ogs should be located adjacent to areas with a comparable density of development or near small- scale convenience or neighborhood commercial activity, in areas III-8 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT accessible to arterial and collector roads; and they should be located within reasonable proximity to community facilities. Policy 1.1.7: Th Continue to allow modular homes in residentially zoned areas, provided that such housing is compatible with surrounding development and meets applicable building code regulations. Policy 1.1.8: Limit the development of housing with a density greater than 18 dwelling units per acre to the Town Center and the U.S. 17-92 Community Redevelopment Area (C.R.A.) Corridor. Development of higher density housing must take care to minimize adverse impacts to adjacent established residential neighborhoods through site layout, orientation of buildings, and a transition of densities. Policy 1.1.9: Amend the CitX's land development regulations by 201 2 to include criteria allowing multi-family housing in commercially zoned areas contingent on the developer preserving greenspace either onsite or elsewhere in the City. i~ a~~~, ~~ ~; ~ ~ ~ ~~~:~ x. ~.. ~ ~ _ _ Utilize Crime Prevention Through Environmental Design (CPTED) principles in order to increase the safety of housing developments. CPTED is a branch of situational crime prevention, which has as its basic premise that the physical environment can be changed or managed to produce behavioral effects that will reduce the incidence and fear of crime, thereby improving i+~the quality of life, and enhancing profitability for business. l~~ai~~~,~ i,~~ ~,~ ~~~ _ _~ :_______~ _ontinue providing or requiring the provision developers of adequate supporting infrastructure, i.e. paved streets, sanitary sewer, drainage, potable water, etc., throughout the City to enhance and complement the housing stock. ~~~_~__ ~~ ~ ': ~ °`.k ~ e _ooperate with private and non-profit participants involved in the housing production process through the following activities: • Investigate partnerships, if necessary, with private and non-profit sector housing providers. Such investigation shall include a professional market analysis, cost benefit analysis, impact of the partnership on the private sector housing supply, and cost to taxpayers. Such partnership may include, but is not limited to, impact fee subsidies-oed• density bonuses, and workforce housing_cred its. • Provide technical assistance, legislative updates, and pertinent housing construction information, and availability of housing • III-9 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT construction incentives to the Seminole County building and contracting community. ~`~~> ~ ~ qy ~ '~~_~ a. k : ~~ ,T-h~Ei#-• ~"~" °°~°'~'~°'~Maintain a database of building permit activity, ~ ~ ~ organized to maintain a current inventory of new housing units by type; and tenure characteristics. Policy 1.1.14: SuRport the desired commercial activity and urban character desired for the Town Center by requiring a minimum average density of 7 units per acre for any residential development, approved after 2008 within the Town Center. The use of accessory dwelling units is encouraged and may be utilized in meeting the average density figure. Objective 1.2: Relocation. The City shall coordinate with the appropriate agencies to offer relocation assistance to city residents who are displaced by Federal, State, or local government programs and projects. The displacing agency shall be responsible for providing assistance, which includes, but is not limited to, financial means and methods. Policy 1.2.1: When residents are displaced by City actions, ~throu h public development or redevelopment,, ;e. ~''•-• ~"~" ~ttempt to ensure the residents are able to relocate to standard, affordable housing. Policy 1.2.2: Tk- Require that zoning or structure use changes be evaluated as to their impact on the surrounding area. Policy 1.2.3: T"~ r~a-• ~"~" •-~oordinate with appropriate agencies to prepare plans of action regarding relocation of residents, before programs are enacted that will create displaced households. Such plans shall include, but are not limited to, the following: • Timing of the relocation, • Assessment of the need for the program which will displace households, • Costs associated with the displacement of such households, and • Are--assessment of the households needs and the impact of the relocation on the household, including: o Location and the effect of a new neighborhood location on the household's distance to job, schools, and social activities, and o y'PI~~Adequacy of public transit, if applicable, to serve the displaced household. • III-10 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Objective 1.3: Very-Low, Low and Moderate-Income Households. The City shall encourage and attempt to assist the private sector in the provision of safe, clean and affordable housing for special needs populations of the City, ~~a~-l~includina the very low, low and moderate- income households. Policy 1.3.1: Th Review and revise +tsCity land development regulations to remove undue constraints on the development of very-low, low and moderate-income housing projects, where such constraints are not supported by a valid concern for the health, safety, or welfare of the community. Policy 1.3.2: They--sl~ll-Examine the need ~ 2012 to amend the zoning ordinance to permit density increases for the development of very-low, low and moderate-income housing. Any such amendments will~e wee-s#~1~4 establish conditions under which such increases may be permitted ~~-..~h~~ These conditions may include but are not limited to: differences in density compared to adjoining properties, adequacy of infrastructure, buffers, eee~project size and percent of anx development devoted to very-low, low and moderate-income housinq. Policy 1.3.3: Examine the need by 2012 to establish aH Federal/State-funded Affordable Housing Trust Fund to purchase and subsidize the cost of land, impact fees, sueporting infrastructure, and other housinq delivery costs as a means of encouraaing nonprofit developers to build and otherwise provide housing for very low and low income households. edsir~g: - Policy 1.3.4: T#~e-C~-~#-p~l;-•~ ~'-~ ~-' ~F~plore the need fc~r establish a program of density development bonuses in return for developer contributions to affordable housing. Policy 1.3.5: Pursue the use of transportation concurrency exception areas to encourage g_eoaraphic dispersal and expansion of workforce housinq opportunities. ~";~i . ~ ~ °~ . ~ -~; _ ___~e-{i#~~-eEvaluate all infrastructure charges and fees • ~. to determine whether adjustments can be made for very-low, low and moderate-income housing projects. In addition, consideration should be given to providing funds to offset fees in situations where they cannot be reduced. The City should also encourage the County to assist in this effort as the provision of housing needs benefits the larger area as well as the City itself. • III-11 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT ~ t~°- ~~ ~.:~ ~j~, ~_ ~ ~ Promote the refurbishment of existing housing structures by providing incentives and/or credits to homeowners for "sweat equity" rehabilitation within neighborhoods in need, by defining the criteria for such incentives and/or credits in the City's Code of Ordinances. #~~~~i~~~~~ ~to:~~ ~~_~~~~~ o ~; a__Promote mixed uses developments, which include provisions for a wide variety of housing types and prices, in large tract developments, except within the Greeneway Interchange District. ~~~~~~~ ~.* ~~ ~'`3yi ~ ~.' ~~ _,.,..Continue allowing a wide range of housing types, such as cluster homes, single-family attached and zero lot line homes, through the Code of Ordinances. Policy 1.3.10: Encourage developers in the Town Center to address the need for workforce housing by including a certain percentage of workforce housing units in their developments. Additionally, encourage developers of single family detached units, to include a minimum of 20 percent of the residential units with accessory dwelling units (such as garage apartments). ~~:~ ~ -I. ~ ~~~~i,~c ~ i.~~, ; :' ___Efficiently plan and operate utility systems to provide for cost effective service operations. ~ ~ ~ `~ >~ -: I_._ ~_.The-t~,ry--"~~~,"~~Investigate means and methods for subsidization of impact fees to development that provide housing for low and moderate-income families. Include criteria and administrative rules for such subsidies in the City's land development regulations. ghe~;is~~ ~ ~~ 3~.+`~;~ __ _oordinate the provision of affordable housing with other agencies and municipalities in the area. ~~~~~~~.~ ~.:~ ~ ~ , s ~~ , ° _ w ~e--Ei#~--s~Amend the City Code to address the following issues in the provision of affordable housing: • Discourage the concentration of affordable housing units. • Encourage the provision of affordable housing within the older neighborhoods through redevelopment of existing units. • Establish a maximum size for new stand-alone housing developments. • Require a strong, local management company for rental developments. Policy 1.3.15: Continue to coordinate with Seminole County and review the research and guidelines developed under the Seminole County Workforce • III-12 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT program to ensure coordination with this regional approach to address workforce housingneeds. Policy 1.3.16: , Periodically review affordable housing €esstatistics and amend this element ~~ °,.n,.,.~ .~. ~r~~°~~~~when warranted. Policy 1.3.17: Partner with private and non-profit developers to pursue funding through programs such as: • Supportive Housing Investment Partnership, • HOME Investment Partnerships Program, and • Community Workforce Housing Innovation Pilot Program (CWHIPl i3~~¢~ 4~~ ~~~.~'_~~ .~ ,:~ ~~s..__ Work with non-profit groups and community organizations to provide for education on ffordable housing topics such as available grant proarams, rehabilitation„ and maintenance to further engage very-low, low and moderate-income homeowners in ~ ~ the entire process from purchase and rehabilitation to maintenance, upkeep, and care of housing. Objective 1.4: Special Needs Households. The City shall ensure that adequate sites are available for special needs populations, such as the elderly and disabled. Policy 1.4.1: ~er~+Maintain standards for the location of community residential homes and special needs housing, including group homes, in accordance with applicable law. Such standards shall ensure compatibility and consistency with surrounding land uses. Policy 1.4.2: ~ Utilize the development review process to review any proposed projects or City Code amendments that impact housing for special need populations. Policy 1.4.3: T"= C''; =~z!! =continue to support organizations that assist elderly and handicapped citizens in finding decent, accessible, and affordable housing. Such support may include technical assistance and alternative design standards and code requirements. Policy 1.4.4: ~ Continue to ensure compliance with Federal and State laws on accessibility. III-13 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT Policy 1.4.5: In an effort to address problems of housing for lower income elderly residents and other households with special housing needs, #k-e-cam shall allow for the placement of retirement communities and elderly care facilities in areas of residential character as long as they are designed in a manner that is compatible with the character of the neighborhood and area consistent with the zoning code standards for the area as well as any applicable overlay districts. Policy 1.4.6: , ~~ ~~ Establish strict design compatibility guidelines to allow Accessorx Dwelling Uniis ers cr conditior~crl use in sincale fcrmil~z.or~inc~ cli~tricts, Policy 1.4.7: Work with programs that address elderly housing~olicies to educate private and non-profit developers and encourage implementation of "Communities for a Lifetime" standards and universal design principles. • Policy 1.4.8: Explore attracting additional assisted living facilities (ALF) including studying potential locations, size requirements, market demand and timing, as well as potential partnerships and funding sources. Investigate the Elderly Housing Community Loan program, which provides loans of up to $750,000 to developers making substantial improvements to elderly housincL ~'~;,~~~ .. r ~.~i~ ~~. ~ ___Maintain a working relationship with the State of Florida Agency for Health Care Administration (AHCA), Seminole County Health agencies, and organizations with an interest in the housing of disadvantaged populations, including consideration of subsidy programs offered by these agencies. Policy 1.4.10: T~'^ ~~•-• -'~~" -Support programs that address elderly housing policies through the area Councils on Aging, and State and Federal efforts. Such support may include providing education to seniors on senior housing and other issues such as available medical, health, and community resources. Policy 1.4.11: Identify additional programs, groups or other opportunities to link with non-profit groups and community organizations with the purpose of providing for education to seniors, not only on senior housing, but also on issues such as medical, health, and community resources. • III-14 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT Objective 1.5: Energy Efficiency and Sustainability. The City shall support sustainability and energy conservation in new housing development and redevelopment. Policy 1.5.1: New construction, structure rehabilitation, and future developments shall be encouraged to implement Leadershie in Energy and Environmental Design (LEEDS principles established by the US Green Building Council USGBC . Policy 1.5.2: Develop a scale of incentives for the different levels of LEED Certification; i.e. a LEED Platinum rated project should receive a greater incentive than one rated as LEED Silver. Consider incentives for buildings developments that are determined to be LEED compliant. Policy 1.5.3: Encourage the use of specific building options and elements available to meet the City's energy performance goals such as: • Solar water heating; • Energy-efficient appliances such as "Energy Star"; • Energy-efficient windows, doors and skylights; • • Low solar-absorption roofs, also known as "cool roofs"; • Enhanced ceiling and wall insulation; • Reduced-leak duct systems; • Programmable thermostats: and • Energy-efficient lighting systems. Policy 1.5.4: Encourage the use of implement cost-effective energy-efficient technologies. Facilitate and promote the use of cost-effective energy conservation, energy-demand management and renewable energlr technologies in buildings and encourage energy performance which complies with the Florida Energy Efficient Code for Building Construction. Policy 1.5.5: Identify specific building and landscaping options and elements available to meet the City's storm water management performance goals such as• • Green roofs; • III-15 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • Bio-swales; • Permeable or porous pavers; • Use of cisterns and rain barrels; • Native species landscapingi Policy 1.5.6: Runoff control shall be mandated for all construction sites to mitigate erosion and sediment or chemical discharges from construction activities. GOAL 2: PRESERVATION. Encourage the preservation of decent, safe and sanitary housing for the present and future residents of Winter Springs. Objective 2.1: Housing Unih. The City shall continue to assist in extending the life of the existing housing stock, to stabilize neighborhoods and create community pride. Policy 2.1.1: _ontinue applying the City'si#~ unsafe building abatement policy to reduce the amount of substandard housing and preserve the available housing stock. Policy 2.1.2: T"~?a~ :!:erN-eEncourage very-low and low-income residents to apply for housing rehabilitation assistance individually or through the programs managed by the County. Policy 2.1.3: Rehabilitation of existing buildings shall be in conformity with the Florida Building_Code. Policy 2.1.4: Maintain a a~database which identifies residential units that may be in need of rehabilitation or demolition. Policy 2.1.5: The C-~ ode Enforcement division will coordinate with the Buildina division to update the housina conditions database and conduct the ecessarv code enforcement inspections to keep the number of substandard and deteriorated ~~-units to a minimum --~" ~~~ ~~~°~°~~ ~~ ~ ~e • III-16 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT t~~~I~~ ~ -~. # ~+ Pcal~c_~~_:1 ~> ___ ___Continue enforcing the International Property Management Code to address substandard and deteriorated housing conditions. ~~~~~~ ~ '-.~ ~~ ~°~~_~ ,~ ._.~, ~`. ~ Continue to apply for housing rehabilitation grant funds and subsidy programs such as: • Community Development Block Grant (CDBG) funds administered by the U.S. Department of Housing and Urban Development. • Florida Neighborhood Housing Services grant administered by the Florida Department of Community Affairs. (SectionE~ter 420.429, F.S.). • Florida Small Cities CDBG Program Funds administered by the Florida Department of Community Affairs (Sectione~ 290.0401- 290.049. F.S.). • Policy 2.1.8: By duly adopted procedures, ~e--E~ty--s~ef~condemn and require demolition of those units that are determined by the City as unsuitable for rehabilitation. The City has adopted the International Property Management Code 2006 edition which delineates the procedures for condemnation and demolition of unsuitable units. Objective 2.2: Neighborhoods. The City shall promote housing opportunities for new households in already established neighborhoods and insure the stabilization of all neighborhoods through the following policies, when applicable. Policy 2.2.1: Identify neighborhoods that are in need of rehabilitation or are experiencing instability based on any and all of, but not limited to, the following criteria: • Proliferation of crime, • A large percentage of substandard housing units, • Fragmentation of land uses, and • Poor or deteriorating infrastructure, including water, sewer, and drainage systems and inadequate traffic and pedestrian systems. Policy 2.2.2: Develop neighborhood plans, and implement programs, which strive to reduce or eliminate destabilizing neighborhood conditions, and include in such plans and programs activities which include, but are not limited • III-17 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT to, greater levels of code enforcement, implementing neighborhood watch programs, "Safe Neighborhoods" programs, and Community Development Block Grant programs. Policy 2.2.3: Provide for a high level of resident and owner participation in any plan or program implemented for the purpose of improving and~or stabilizing neighborhoods. Policy 2.2.4: Investigate funding sources, for these plans and programs, which may include but are not limited to, special taxing districts, "Safe Neighborhoods Act" funding, and Community Development Block Grant Funding. Policy 2.2.5: Promote and support home ownership within older neighborhoods by providing incentives and~or credits to home owners for "sweat equity" rehabilitation within targeted neighborhoods. Policy 2.2.6: Prohibit the expansion of non-compatible uses within residential neighborhoods. Policy 2.2.7: Requir ,adequate buffering and screening of residential neighborhoods from incompatible uses, which could adversely impact existing neighborhoods. Landscape buffering -and transitional uses shall be Polio 2.2.8: Continue to require the implementation of the Town Center Code so that the concept of `eves on the street' is maintained to ensure safe, pedestrian friendly streets. Policy 2.2.9: Identify infrastructure deficits in existing neighborhoods and implementation strategies to mitigate them through partnerships, grant funding, or as part of capital budgeting Policy 2.2.10: Require an interconnected network of sidewalks in new residential developments to support walking and neighborhood friendliness. Policy 2.2.11: Encourage property uegrades which enhance neighborhoods. Objective 2.3: Historic Preservation. As the housing stock begins to age, the City shall develop a process of identifying potential historic properties. Policy 2.3.1: Identify buildings i~BeEember~9A-3 that have the potential to a historic or significant structures. • utilized to further this policy. III-18 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT Policy 2.3.2: T'"' ~°•-• ~'-~" Establish ~~~i~t-standards for rehabilitation f historically significant structures: Objective 2.4: In~ll. The City shall promote infill development by supporting alternative development standards consistent with the existing zoning standards, where necessary and feasible. Policy 2.4.1: Work to identify acceptable locations, priorities, and implementation strategies for potential infill development and redevelopment. Opportunities for residential, commercial, and mixed use shall be identified and categorized. The City will encourage mixed use and higher density and intensity development in priority infill development and redevelopment areas identified through these efforts. Policy 2.4.2: T~~"~ :~~11~Maintaindeveiel3 a vacant residential parcel map and database , ~ , ,which includes location information, acreage, physical characteristics, utilities, zoning; and ownership data. The vacant residential parcel map will be enhanced to identify infill and redevelopment opportunities. • Policy 2.4.3: Conduct a workshop with staff and the Commission to discuss barriers to redevelopment and infill and create standards that will guide and suaport a strategic approach to redevelopment planning that will also help meet the projected shortfall in housing units. ~~~.a~~k ~'~o~ l.i°~~i, ~' `~ -~~ Prioritize the creation of redevelopment and small area plans identified through the strategic review of infill development and redevelopment opportunities. i'~.=~ ...~ ~.- ~~~.>.~. = t ~~ ~ T"~ ~~'-• ~"~" Make available the vacant land database and map to interested developers and/or builders. Policy 2.4.6: Consider a system of impact fee credits or other incentives to be an~lied, when appropriate for infill development, recognizing that infill development makes use of existing infrastructure and combats urban sprawl. Policy 2.4.7: Establish design compatibility guidelines to allow accessory dwelling units as a conditional use in residential districts to support development or redevelopment that integrates diverse choices of housing. Policy 2.4.8: Implement neighborhood design standards and review criteria that encourage infill compatibility while allowing for increased density and~or mixed use. III-19 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Policy 2.4.9: Sueport the conversion of older residential homes located along arterial roadways to live-work or commercial use with proper rehabilitation. • • III-20 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT B. INTRODUCTION "Winter Springs is committed to Smart Growth, which can be defined as growth that is economically sound, environmentally friendly, and supportive of community livability-growth that enhances the community's quality of life". Housing is an important element in the analysis of present and future characteristics of a community. The type, structure, and condition of an area's housing stock influence the community's quality of life. Neighborhoods play an important part in determining the vitality, stability, and way of life of the residents within a community. Astable community offers a variety of housing units that appeal to a wide range of age groups, income levels, and family sizes. A proper mix of different housing types and housing which lends itself to accommodating different life styles helps to encourage the development of awell-balanced community. Without a heterogeneous population, a community is limited in the most efficient allocation of economic resources necessary to sustain a valuable, economically vibrant community. Housing also impacts the economic strength of a community and provides a basis for directing the manner and type of economic development within an area. Since housing helps determine the economic strength of a community, it should be the objective of the City to protect e_~tttli~:~existinq housing values and develop policies that result in the appreciation of existing neighborhoods. In addition, the objective of new development should be to contribute to favorable quality of life conditions within the community, as well as reduce housing deficiencies that presently exist. 1. Purpose of the Element The purpose of the Housing Element is to: • Identify present ~ ~-•nonditions and t-retypes of housing stock within the community. • Analyze housing trends and determine the deficiencies and causes of those trends, which may negatively affect the community in the future. • Develop appropriate plans, programs, and policies to meet the objective of providing adequate and safe housing for the residents of the community. The Housing Element analyzes the present condition of housing within Winter Springs by examining the characteristics and conditions of the current housing stock, as well as the characteristics of the households ••ZPi;~Trz~~in the City. An overview of current low to moderate-income housing is presented, as well as an inventory of group homes and institutional housing. Based on population projections and trend indicators of housing growth, the demand and supply of housing is discussed, including a determination of the need for replacement of existing substandard housing. The demographic characteristics of the present and projected City residents are useful in determining the future demand for housing types and the location of these units. The private sector normally takes care of the housing slupply, but'7a~ n analysisl of proljeeted fie€-ieie-cler~r<-i~~,teserZ~~:--1=~=ie`r~te~-t3~.3r-I~ei tttiF'E'tl -S~nT; ~3t:E:i:3~tt~-~'<>2-ttie~-~~-~irici izcc-iicccii~~f-i[iti~YHici~ ictiC[-trl7~ciR~'Y"~'~c-icc ••-<~-,IU~~~'1-.demand is presented. Recommendations are made to respond to the failures of the private sector to meet the housing needs for all of the community. III-21 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Because of the size of the City of Winter Springs, and its suburban location relative to the rapidly growing Orlando urban area, the housing market has predominantly been demand based. This suggests that developers have not viewed Winter Springs as an area for speculative development. Demand based development means that units are not constructed for an assumed market that leads to demographic conditions created by development. The ~, ~ -.demographic and economic forces, which naturally form a community, have been the predominant influence on new development in the Winter Springs area. - ,, l>eet3-t33et-~~trrt~;-~~ece~~-i~-Este-t~rket des A shift toward denser housing is now occurring in the City, particularly in the Town Center; this trend toward denser housing may also assist the City in meetina its workforce housing needs. The purpose of this Element is to provide an inventory of existing housing; to forecast trends of the housing market; to locate possible deficiencies within the private sector and suggest ways to aid the private sector in eliminating those deficiencies; and to reinforce the policies and recommendations of the previous Comprehensive Plan that are still appropriate. Of prime importance in this area is the continuation of zoning and building policies that exist to promote public safety and community harmony. At the same time, these policies provide support for new development of higher quality that meets the needs and goals of the community. • It is not the purpose of this Plan to dictate control over natural market forces that exist in the private sector. In fact, tampering with the market would be counterproductive considering the efficiency of the private sector in meeting housing demand in the past. 2. Growth Trends Winter Springs is predominately a residential community ofd-,-f~H34,433 persons=l=lie - ~~ . e;r4ter+~-}~xr-e-H~t~-~~~~- in 2007. The original Village of North Orlando consisted of standard suburban homes on quarter--acre or larger lots centered around the western section of State Road 434. The Village served as a bedroom community to the City of Orlando. Through the early to mid 1960's, the City also functioned as a small residential community to the Sanford Naval Air Station, but the homes that were occupied by military families were abandoned by 1968. In 1970, the City's population was only 1,161 persons and concentrated on the western side of town. In 1971, the name was changed to Winter Springs to avoid the confusion associated with the geographic location reference implied by the original name. The name Winter Springs was decided upon, as it was the name of the significant new Planned Unit Development (PUD), now known as Tuscawilla. The name of the PUD was adapted from the name of the main access road known as Tuskawilla Road. By 1980, the new Tuscawilla PUD began attracting a great number of residents to the eastern half of the City. The majority of the City's growth occurred between 1970 and 1980 as it increased by nine-fold from 1,1 bl residents to 10,350 residents. Between 1980 and 1990, the population increased by 11,801 residents.-, slightly more than double. Between 1990 and 2000, population growth continued to be robust, but began • III-22 i~ CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT to slow ~~-' :~....,.,...,.a, increasing by 4339% or ~~8.709 residents. '''~t-r~~71ri~ ~--1- over this time period, an average annual growth rate of 3.6%. Table III-1 a shows population figures for the City and the County for the last ?A47 years, and Table III-1 b also includes population projections.- through 2030. Growth for Winter Springs from 2000 to 2010 was anticipated to occur at a slower rate than from 1990 to 2000, even prior to the recent decline in housing values and sales. The City's population actually fell slightly from 2007 to 2008. Table III- 1 a: Population Count Winter Net Change Percent Seminole Net Percent Cit to S rin s Chance County Chance Chance County Year i 9~n ~nq -- -- sa 9a~ = -- i _ i 3.467 ~ 2,306 ~ 198.6 i• I~ 1985 15,315 4 840 46.0 226,304 46,552 25.9 6_8 1990 22,151 6.836 44.6 287,521 61,217 27.1 7_7 1995 25,673 3 522 15.9 324,100 36,579 12.7 7.9 2000 30.860 5 187 19.5 365.196 41,096 12.7 8_5 2005 ..............._2 006........._. 2007 33, 321 3 3, 971 34,433 2 461 65.0......_. 462 8_0 2=0 1.4 409.509 44,313 8 4 2008 34.390 -43 -0.1 1960-1970 552 90.6 28,745 52.3 1970-1980 9.189 791.5 96,060 114.8 1990-2000 8,709 43.0 77,675 27.0 2000-2007 3,573 11.6 12.1 University of Florida, Bureau of Economic and Business Research; Florida Office of Economic and Demographic Research, City of Winter Springs III-23 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-1 b: Population Forecasts Shimberg Center Winter Springs Year Forecast Comp Plan Forecast 2010 36,929 35,857 2015 40,135 38,363 2020 43,1 14 40,319 2025 45,633 42,376 2030 47,921 44,538 Source: Shimbera Center for Affordable Housing, City of Winter S rings: Sievers 8~ Associates Seminole County experienced a significant increase in population between 1970 and 1990. , ~i4x-re4~i=i'iriiccci .i-Fr?"'tl-its}-e:ts~-~3E'f'lE`~H ~~?~'~-xi'1E~ ~: The U.S. Census Bureau indicated a population of 365,196 for the year 2000. Population growth in Winter Springs onsistently exceeded growth trends in the County--~~~# from 1960 through 2000 and the population of the City grew from 1.1 % to 8.5% as a proportion of the County population. In particular, between 1975 and 1980, the City experienced a 198% increase in population, while the County only experienced a 47% growth during the same time period. • ~~ -- As this indicates. while Seminole County is experiencing growth, some parts of the Count are growing faster than other. For example, Oviedo's population while still less than that of Winter Springs has been growing more quickly in recent years and is anticipated to exceed the Winter Springs population by sometime after 2010. Population growth has also been substantial in Sanford, as well as in Lake Mary, although Lake Mary's total population is still less than half of the Winter Springs population. Population Growth has been nearly flat in Altamonte Springy Casselberry and Longwood since 2000. Neighboring cities, Lake Jesua, and unincorporated areas consisting of developed areas and conservation lands encircle the City. The remaining developable acreage in the City is somewhat limited, with the Town Center and the Greeneway Interchange District providing the largest future development areas. Nearly 30 enclave areas have also been identified, but these total less than 400 acres. The City analyzed buildout population based on these constraints and prepared population projections. Based on the evaluation of population trends and buildout conditions, geometric extrapolation projections were selected for the overall updated Comprehensive Plan population projections. The population projections used in this Comprehensive Plan anticipate a population of 35,857 for the year 2010. 40,319 for 2020, and 44,538 for 2030. These figures are III-24 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT lower than corresponding figures from the Shimberg Center for Affordable Housing (36,929, 43,1 14, and 47,921, respectively). While the City finds the Shimberg population projections to be higher than anticipated and exceeding the projected buildout population, for the purposes of the Housing Element and projection of housing needs, the Shimberg data are used as theYprovide very detailed information that would otherwise not be available. The Shimberg data is thus useful in assessing the detailed distributions across cote oq ties ~e.a. age, incomej< while the total figures are considered in light of the City's projected buildout and population projections. The following sections will analyze how this tremendous growth has impacted the provision of housing, and what can be expected ~~ ~'~~~ •~••: ~ ~~••~ :-••~°: through 2030. C. HOUSING INVENTORY This section deals with the characteristics and conditions of the existing housing stock in the City, the availability of subsidized housing developments, the protection of significant housing, and housing construction activity. The primary sources of statistical information used in the updating process were the Shimberg Center for Affordable Housing, ~'~••'2••••••;••- •~~'~~•~~~•~-~~ ~~~' ~~•-••~~~•-•• a ~r.. ~cxu~ ~~ r~ ~~.. c.. ~t_ ~~ ~nnn ,~ and the 2000 Census. 1. Existing Housing Characteristics • a. Age of Housing Stock The City of Winter Springs has been experiencing a significant amount of new housing construction since the seventies. The trend in new housing construction between 1980 and 1990 was, on average, 520 units per year. Housing unit construction averaged approximately 392 units per year between 1990 and 2000. - : Fi ures from this decade show that ~ _ .. ?+~~•-~-'rthe City is now seeing somewhat less than 200 units per year. New housing (units built between 1980 and March 2000) ~re~:et~k~'-e~-'r}secomprised approximately seventy-one (71) percent of the City's total housing stock in the 2000 Census. At the other end of the s ectrum units built riot to 1960 ~' •~',a„°` P p {4(~-~~ ~ . . =ti_onstituted only one (1) percent of the existing housing stock~~'?~ a reflection of the fact that the City incorporated in 1959. Table III-2 shows the age of housing units in the City and the County. The condition of the older housing stock is generally standard. Although there has not .. been a formal housing conditions survey conducted for the City, ~~ : ~~}•• ~•_ ,. •• ~'~••` ~....:a,... ~1-,. TT._.... D.....1 „1.;,-h 1., ~ (~ percent of ~~mtT~-~rt-k~ i°t>ee~4less than one 1 °~'~~'~~'~~°~~-~~ ~'°~°~ ~°~ •~•• units in the City-t-1~~ meet the general definitions of substandard or deteriorated. • III-25 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN I Table III- 2: Age of Housing Stock City of Winter Year Housing Built SS r~ in95 Seminole Count Units ~ Units 1999 to March 2000 622 5.06 4,704 3.20 1995- 1998 1,497 12.20 13.818 9.40 1990- 1994 1,752 14.27 19.258 13.10 1980-1989 4,612 37.55 48,832 33.20 1970-79 3 251 26.47 36,071 24.50 1960-69 415 3.39 12,865 8.70 1950-59 91 0.95 7,755 5.27 1940-49 27 0.07 1,805 1.23 1939 and Earlier 29 0.02 2 519 1.70 Total Units Year 2000 12,296 100 147,079 100 NOTE: See Table III-9 for recent construction activity Source: SF3, H34, 2000 Census, U.S. Census Bureau HOUSING ELEMENT *The data available for these census characteristics come from the Census Summary File 3 (SF3) file. The SF3 file is derived from a sample of households reporting on long forms and is weighted to reflect the entire population. Due to this process there are minor differences in estimates (in this case total housing units1from the Summary File 1 (SF1) 100-Percent Data. b. Dwelling Units by Type ~~I~ Table III-3 shows that, in ~-9s3(~2000, there were approximatelx B~Af 12,296 dwelling units in the City of Winter Springs. This total and the other housing figures in this table were derived from the Census Summary File 3 (SF3) file sample, long= form data and differ slightly from the Summary File 1 (SF1) 100-Percent Data, which shows a total of 12,306 dwelling units in the City in 2000 as reflected in Table III-4a. ~esfMore than seventy-t}i~{~1 four 74) percent of the housing units as shown in Table II-3se were single-family detached homes, nearly six (6) percent were single familx attached, half of one (1 ~2) percent were duplexes, fourteen (14) percent were multifamily units, and seue~{-four 4) percent were mobile homes. ~°+~~~^*°:' ^r°^~r~~ ~~~ Since 2000, the City has seen a significant increase in the development of single familx attached units in the Town Center City data indicates that single-family attached homes comprised 10 percent of the City's housing stock in 2005. • III-26 •I • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-3: Housing Units by Type, 2000 ~ 1990 2000 1990 Winter Springs Seminole County Winter Springs Seminole County Type of Unit Units ~ Units ~ Units ~ Units Single Family Det. 9,120 74.17 95.809 65.10 6.179 70.98 74 8 63.13 Single Family Att. 728 5.92 8,557 5.80 666 7.65 8063 6.84 Diu lex Multi-Family 64 1821 0.52 14.81 2 688 34,779 1.80 23.65 27 1.220 0.31 14.01 2 196 27 ,787 1.86 23.58 Mobile Homes and , Other 563 4.58 5,246 3.40 614 7.05 5.410 4.59 T l 12~29b 100.00 147L079 100.00 8,706 100.0 117,845 100.0 ota Note: Single Family Detached includes "Other"; Single Famil~Attached includes townhomes; Condominiums are included in Multi-Family; Mobile Homes and Other includes boats, RVs and vans Source: SF3 2000 U.S. Census Bureau• 1990 U.S. Census Bureau *The data presented come from the Census Summary File 3 (SF3) file sample, long-form data and total housing units differ slightly from the Summary File 1 (SF1) 100-Percent Data. c. Dwelling Units by Tenure According to the -~9~N2000 Census, approximately ninety-t~c~}-six 96 percent of the housing units in Winter Springs were occupied (see '''~'~~irl--^T}:Table III-4a1. Of the City's ~1}(~1 1,774 occupied housing units, Fr,1k149,458 units or 7{ieight~(80) percent were owner-occupied; and ~9f172,31 6 units, or twenty--F?~~) percent were renter- occupied. By comparison, sixty-4t:~=er3 {Fj~nine 69) percent of all occupied housing units in the County ;~-f}3c=Tt:~.`~-were owner-occupied. The number of rental units 13xd-x--}ii~k ~r-r:~e-increased over 400% between 1980 and 1990 - ° , _. The increase during the nineties, however, was not as significant (21 %). Estimates of occupied units for 2005 prepared by the Shimberg Center for Affordable Housing show a very slight increase but no proaortional difference from the 2000 Census between owner and renter occupied units. At the time of the ~-~31E32000 U.S. Census, about e(~four 4) percent of the City and five (~ percent of the County housing units were found to be vacant. This figure • III-27 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT compared favorably with that of the State, where almost thirteen (13) percent of the housing units were vacant. There were (~~532 vacant units in the City of Winter Springs in ~~19{12000. Of those vacant units, '"twentYtwo (22) percent were for sale, ~l~rira`F~-?forty three j43) percent for rent, and over fifteen (15) percent were seasonal units. The ~er-e-et~a~e-c~€ .. ~~t=-lC>t~=e~-tl~-vacancyrate declined in the City from 6.1 % in 1990 to 4.3% in 2000. There ~t-~s-c~~rkT-f~~e-were no migrant worker t-units within the City of Winter Springs, and only Fifour 4 units in the County. As foreclosures have been increasing in recent years across the country, Florida has consistently been among the top five states with the highest foreclosure rates. This is likely to have increased the vacancy rate in the City since the 2000 Census. However, to what degree the vacancy rate has been affected is unclear as estimates by the Metro Orlando Economic Development Commission projected a doubling of the vacancy rate to 9.2 percent for the City in 2006, while the 2005-2007 American Community Survey by the U.S. Census Bureau indicates a decrease to a vacancy rate of 3.6 percent for the City. Economic trends in 2007 and 2008 are likely to have increased the Census estimated figure somewhat. • • Table III-4a: Housing Units by Tenure 2005 S himberg 2000 Census Winter Springs Seminole Coyne Winter Springs Seminole ~o~nt~ _ Units ~ Units °;~_ Units ~ Units ° Total Units 12,305* 100 147,079 10~_ Total Occupied Units 12,638 100 159.502 100 i 1,774 95.58 139.572 94.9 Total Owner Occupied Units 10.158 80.38 1 10.946 69.56 9.458 80.33 96.949 69.46 Total Renter Occupied Units 2,480 19.62 48.556 30.44 2 316 19.67 42.623 30.54 Total Vacant Units 532 4.32 7.507 5.10 Vacant -For Rent 230 43.23 2.814 37.55 Vacant -For Sale Only Rented~Sold. Not Occupied 119 45 22.37 8.46 1319 676 17.57 9.01 III-28 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Seasonal, Recreational, Occ. For Miarant 55 ~ 10.34 0.05 Source: 2000 Census, STF1 A U.S. Census Bureau. 2005 from Shimberg Center for Affordable Housing 2006. Although there has been much growth and new residents have moved to Winter Springs, many residents have also lived in the city for some time as illustrated in Table III-4b which shows the year residents moved into their home for owners and renters as of the 2005- 2007 American Community Survey by the U.S. Census Bureau. According to the survey, Census more than 43 percent of residents living in homes that they owned had resided there since prior to 2000 and approximately 15 percent had resided there since prior to 1990. • Table III-4b: Year Householder Moved into Unit, Owner Occupied Housing City of Winter S~rinas Year Householder Moved In Units Total: 13,078 100.00 Moved in 2005 or later 2 315 17.70 Moved in 2000 to 2004 5,050 38.60 Moved in 1990 to 1999 3 668 28.00 Moved in 1980 to 1989 1,476 1 1.30 Moved in 1970 to 1979 468 3.60 Moved in 1969 or earlier 1 O1 0.80 Source: 2005-2007 American Community Survey, U.S. Census Bureau. d. Cost of Housing ~=ke2000 median gross rent information for the City of Winter Springs and Seminole County is contained in Table III-15 at the end of the Housing Element,_ Median gross rent for renter-occupied units in the City of Winter Springs was $727 in 2000, an increase of approximately 20 percent from the 1990 gross rent of $609 ~~ '~~". "r''~~:~. The 2000 figure was 13-~#erslightly less than the median gross rent in Seminole County ($~3}: • III-29 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT ~~~rt~?~731) which also increased more sharply from 1990 to 2000. Nearly four L4) percent of the rental units in the City, and ~]~i~~~--~~~('eleven j l 1) percent in the County, had rents below $500. _Approximately X5.73 percent of rental units in the City had no cash rent in 2000. It is probable that these rentals are occupied by custodians of seasonal units, the elderly renting from relatives or site management for no cash rent.=l"-l~e ei3~; e:;t i-H3atec~ ~~.,, ci,:....~... r-,. - ..~.~ .r.,, o on,,..,.~_ r .' c 1 i, grcnn j'I]'L, ~ ~ ~ 11 L. L~.L1I311Y LVl I.JJ 1110.11 .W/VV l~~.i ~. O 1 The median contract rent for the City was $631 in 2000 increased from $496 in 1990. This indicates that expenses relating to rentals, above contract rent, were over $100 per month in 2000. This figure would include services and utilities not included in the rental price of the unit, such as electricity and insurance. ~'c~, t. -,.. a mot,,. -t','s-:~-zarrc'rt' "fit--f~lf-f'R-s~-iiicrZZlc - ,~ , .gym-a~6S-i~9E~ The 2000 Census shows that the median value of housing units in the census tracts in the western portion of the City continues to be lower than the median value of housing units in the eastern part of the CjtY• This pis due to the lower cost of housing in the older portions of the City, as opposed to the country club setting of the Tuscawilla PUD on the east side. "''~'-nTable III-16 at the end of the Housing Element shows owner-occupied housing units by home value in -1432000 for both the City of Winter Springs and Seminole County.~'~:'~•-~'~••~ ~4-}~~~~r~~ Housing values in the City :~~;r=~r-~mu~fi~4-n~ ~`~~~=are generally higher than those in the County, with approximately =t (-~Esevent~(70) percent of the units in the City valued at $100,000 or more. The housing stock can accommodate different income needs and provide housing for numerous family income groups. The median value of owner-occupied housing in -f~9F1--2000 was $3f-1189,000, as reported by the U.S. Census.-, nearly double the 1990 median value of $96,400. In comparison, the median value for owner-occupied housing in Seminole County was $~1-E3(-1169 200, a smaller increase compared with the City, but still substantiallX higher than the 1990 value of $91,100 for the County. Less than ~lfifteen j15) percent of owner-occupied housing in Winter Springs was not mortgaged, according to the -1-92000 Census. Of the ~;?=~r8,545 owner-occupied units calculated by the Census Bureau, -1;7?h7,297 units }vei-e-rr~~~r~'had a mortq_age at that time. The median owner costs for non-mortgaged units in the City was $?~1~333 per month, and $ ' ' 1 ,144 for mortgaged homes. The median costs in the County were $k--?317 and $~?~;1 102, respectively. A detailed breakdown of housing costs in the City and the County is presented in "~'nT'1~II- ?.Table III-17 at the end of the Housing Element. • III-30 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT e. Cost to Income Ratio The Florida Department of Community Affairs (DCA) estimates that a family is paying too high a percentage of their income for housing if the cost to income ratio is greater than thirty (30) percent. '~~'~.. . °t-"~ F,,v s-~1-€-rc}xtir~~; -r~~rtt~t~-let~ler-~-ire . , tee; ~t~c~-a It is more common in rental housing than in owned housing for a fairly high percentage of families, usually those with very-low to low or#e moderate income levels, t,3i+5rto spend a greater than acceptable share of their income on housing. Households are defined as very low, low, and moderate_ income based on thresholds tied to the median income of a county or metropolitan statistical area. These thresholds are 50, 80, and 120 percent of the County's median income, respectively. "' ;, ~~~ ~^" ~'? The 1999 and estimated 2007 median household incomes for the City of Winter Springs and Seminole County are shown in Table III-5. l~~J J Cost to income and rent to income ratios for -1s~~3E-~-2000 are presented in ''~:'~-~~li~~-I-1- ~Table III-6. Approximately twenty-e~;}}~ {?8one 21) percent of the City~s home owners and thirty-~~seven (37) percent of renter householdsspent more than thirty (30) percent of their income on housing in T9902000. These figures are c~->tls~~ra~kt~sliyhtlx lower than Seminole County where twenty-f~~=e-~?5nine 29) percent of County owners and thirty-~i~e,-{~5~)eight (38Lpercent of the renter households were paying more than thirty (30) percent of their incomes on housing. .. .. .. , III-31 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-5: Median Household Income Dollars ($) City of Winter Springs Seminole County Median Household Income in 1999 53,247 49,326 Median Household Income 2007 Estimate 73,174 57,318 Source: Census Bureau, 2000 Census, 2005-2007 American Community Survey • Table III-6: Cost Burden City of Winter Springs Seminole County 2000 Rent or Cost to Income Ratio Owner Renter caner Renter less than 20% 4,495 571 22,877 12,6'1 b 20%-24% 1,251 429 6 235 6 902 25%-29% 946 301 4,137 4,754 30%-34% 610 246 2 620 3.837 >35% 1,196 599 8,678 12,365 Not Computed 47 139 482 2,076 Total Cost Burden 30% or More 1,806 21 ° $45 370' 11.298 290 16,202 380 1990 Rent or Cost to Income Ratio Owner Renter Owner Renter Less than 20% 2,353 503 30,504 9,868 20%-24% 974 336 10,266 6,295 25%-29% 604 360 6,870 4,662 30%-34% 448 194 4 422 3,508 >35% 859 473 9,,748 10,124 Not Computed 8 31 327 1,022 Iota! Cost Burden 30° or Mare 1307 667 3~,,,_5°Ig_~ 14,170 Z3o 13,G32 ago Source: 1990 and 2000 Census 2. Housing Conditions a. Physical Conditions • III-32 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Based on the fact that most housing units in the City are less than thirty years old, it is evident that, '~••°~~•'•~:• ~'~~~ '''•~~ :• "•~:•~' °°~~•~--t~~i-Ak-3<~~ there are no major deterioration problems in the City. The older homes that were part of the original town are in most part still occupied. As a result, very few properties have been left unattended or allowed to degrade below standard. The City of Winter Sgrings has actively been pursuing the rehabilitation of any deteriorating structures in the City. The goals and objectives of this element will require that the City conduct a periodic detailed survey-~-2EN~? to determine the structural conditions of the City's housing stock. The following terms and definitions shall be used in the survey: Standard is defined as those units that are structurally sound with minimal defects that are easily remedied through normal maintenance. Units that display environmentally questionable conditions, but have no major structural defects are also considered "standard." Substandard is defined as a unit that has deteriorated, but can be brought up to standard conditions with reasonable rehabilitation Deteriorated is defined as a structure that has deteriorated to where rehabilitation would exceed 50% of replacement value. • ~-~~The City maintains a database of complaints regarding_ built structures that is able to tract repairs and document information related to the building condition. Also, the 2000 Census provides an indicator of housing that is substandard by measuring certain "quality of housing" indicators such as the lack of complete plumbing, kitchen or heating -r„t.t., TTt n equipment, - ~, _~-~, Table III-7, which summarizes these statistics for the City and the County, indicates that the ajority of housing condition indicators of the City's housing stock x~re ompare favorably to those of the County. ''.'h•~ •~~~~~ ~~~}~~-' ~: The City has no knowledge of how units described in the Census jTable III-7) would be lacking complete kitchens or plumbing fixtures, unless units have been allowed to deteriorate or if garages have been leased for housing. The City enforces the Florida Building Code for rehabilitation of existing buildings and construction of new buildinas which requires all units to have complete kitchens and plumbing fixtures prior to receiving a certificate of occupancy. In 2008, the City adopted the International Property Management Code 2006 edition, which delineates the procedures for condemnation and demolition of unsuitable units. Adoption of this document has enabled the City's Code Enforcement division to take action against property owners who are letting their properties deteriorate or who are leasing substandard housing to tenants. Generally, Code Enforcement is made aware of the problem by tenants who file a complaint against their landlord. • III-33 • • • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOl1SING ELEMENT The 2004 hurricane season impacted many houses in Winter Springs. With the exception of one home with substantial roof problems that remains unrepaired, the hurricane damages resulted in improvement (especially roof replacements) covered by insurance. This is likely to have had an effect on the quality of housing figures from the 2000 Census. III-34 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN I Table III-7: Comparison of Housing Conditions • HOUSING ELEMENT Cit of Winter S rin s Seminole Count 2000 Census Units ~ Units Total HousinclUnits 12,296 100,0 147,079 100.0 Lacking Complete Plumbing 43 0.35 495 0.34 Lacking Complete Kitchens 21 0.17 467 0.32 No Fuel Used 22 0.18 655 0.45 Overcrowded Occupied Units j1.01 or more persons qer roomy 217 1.76 4,824 3.28 1990 Census Total Housing Units 8,706 100.0 117,845 100.0 Lacking Complete Plumbing 7 0.08 299 0.25 Lacking Complete Kitchens 15 0.17 417 0.35 No Fuel Used 19 0.22 335 0.28 Overcrowded Occupied Units j 1.01 or more persons per room1 141 1.62 3.1 14 2.64 Source: SF3, 2000 Census. 1990 Census. *The data presented come from the Census Summary File 3 (SF3~ file sample, long-form data and total housing units differ slightly from the Summary File 1 (SF1) 100-Percent Data. b. Overcrowdingt Overcrowding is also an indicator of substandard housing. According to the U.S. Bureau of the Census, overcrowding exists if there are more than 1.01 persons per room living in a dwelling unit. In making these computations, a "room" is defined as a living room, dining room, kitchen, bedroom, finished recreation room, or enclosed porch suitable for year- round use. Excluded are bathrooms, open porches, balconies, halls and utility rooms. ~:}h-le-1-I1--S3Table III-7 shows that -1-N217 dwelling units, or less than two (2) percent of the homes in Winter Springs were considered to be overcrowded; (similar to 1990 overcrowding conditions), compared to ?.Fi3.29 percent in the County. 3. Government Subsidized Housing The City of Winter Springs; has worked in is-stt--ii-~33~=recent years to provide full-scale accessible housing for those residents whose income, health, or family situation does not allow them to take full advantage of ~~ traditional private housing. "'~~ ~: '~~. .,~~ ~' -'~ ~'~ n r.. ~; "~~ -'~~~'~ • III-35 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT . . c~~~2 In 2000, the City entered into a partnership arrangement with the~Wyman Fields Foundation to acquire and rehabilitate over a seven-year period 232 apartments/townhouses around the Moss Road area. Phase I consisted of the acquisition of 52 quadro-glex rental units in April 2000 and the rehabilitation of those 52 units for conversion into home ownership within atwo-year period. The 52 units located on Rhoden Lane and Kristi Ann Court were completed and sold. However, before additional phases of the project on Lori Ann Lane and Cory Lane could be completed, the foundation became financially insolvent. The City utilized $909,655 of the "Improvement Revenue Refunding Bonds, Series 1999" as start-up funds with the intent that the loan would be paid back to the 306 Revolving Rehabilitation Fund, as the units were sold. The intent was to recover at least 101 % of the initial investment. With the sale of these units, the City actually recovered 104% of its investment. Currently there are no plans for future rehabilitation work; however, the 306 Revolving Rehabilitation Fund has a balance of over $1 million available for any improvement project that the City would deem appropriate. Additionally, the City does currently own one unit, obtained as an equitX conversion when the foundation became insolvent. ~- - ~ , In late 2008. Shimberg Center resources showed that there were no public housing or rental-assisted housing units in the City of Winter Springs. 4. Group Homes The Department of Children and Family Services licenses and monitors group homes; foster care homes, nursing homes, and family childcare homes. `,a,a:~:.».•".~ ~h~~According to the Seminole County Health Department, there are two licensed group homes, with a third facility~ending, and 16 foster care homes in Winter Springs and the nearby vicinity. The Agency for Health Care Administration licenses and monitors assisted living facilities, adult family care homes, and adult day care centers. ~ ~, , :, ,, ~, . , I~ Although there are no facilities within the citX limits of Winter Springs, there are III-36 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • • several facilities within proximity some of which even have a Winter Springs address. These include two Assisted Living Facilities and a Nursing and Rehab Center on Willa Springs drive as well as small facilities on East Lake Drive and Tuskawilla Road. n~~r~~ ~~~' ''. ~~'~~~-~. ~-~~_'~-.'~~ The Grove Counseling Center, anon-profit organization, was founded in 1971 by a group of concerned citizens. f'~lze- cet3tfr: -~er-~ -~ 1 ~, o~ ° ', ...~ ~• eke- However the Center's 40 bed program for male and female youth 13-17 years old was shut down by the Dept of Juvenile Justice. The Center is now running a voluntary mental health substance abuse grogram for girls only. The City of Winter Springs recognizes the importance of providing rou homes but also needs to address the rchitectural compatibility of these facilities with adjacent neighborhoods.. ,~ ~ ,..~.a..,..... ~,..,.~ ..,.,, .. Group Homes are regulated under Chapter 419, Florida Statutes (Adult Family Care Homesl• Data is compiled by the Agency for Health Care Administration Department of Elder Affairs and the Agency for Person with Disabilities who track the number and location of licensed community residential homes. Homes of six or fewer residents which otherwise meet the definition of a community residential home are allowed in single-family or multifamily zoning without approval by the City provided that the facilit~is not be located within a radius of 1,000 feet of another existing facility with six or fewer residents. Notification of the City is required of the intent to establish such a facility, as well as upon licensing by the state. 5. Mobile Homes Based on the 2000 U.S. Census, approximately five f4.6) percent of the City's housing stock in "'2000 consisted of mobile homes, ~• '~"'~ w- °~~ ~'~~~~similar to the share of mobile homes in the Count °" ' ~---r~-4.4% . Table III-8 shows an inventory of mobile home parks, cooperatives Lo-ops~ and subdivisions located in Winter Springs, and Map III- 1 ~Aep-IN-~- displays their locations. The total capacity of all of the mobile home parks and co-ops within the City in 2008 is FiA~623 lots. This includes 595 occupied units leaving 28 vacant lots if all mobile homes are within these two parks. The co-op structure of Hacienda Village works to__elmnate deteriorated units, periodically resulting in some vacant lots. • III-37 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-8: Cooperatives and Mobile Home/Recreational Vehicle Parks, 2008 Name Location Total Lots Total Units Vacant Lots Hacienda Villaae 280 La Vista Drive West 447 421 26 Tuskawillp Trails (IncludincLPhase II) 1070 Cheyenne Trail 176 174 2 Totals 623 595 28 Source: City of Winter Springs 2008; Florida Department of Health, December 2008. Modular or manufactured homes can be located in other_zo_n_n_g areas provided they are located on a stationary foundation and meet aesthetic compatibltY__reguirements. The City recognizes the importance of housing alternatives to meet the housing needs of different types of households. As such, mobile home communities can help support the heterogeneous environment beneficial to the City as a whole. • ~• 6. Historic Housing The Division of Historical Resources of the Florida Department of State maintains a central archive for Florida's historical and archaeological sites known as the Florida Master Site File (FMSF). These properties are rtHt--r~~~ref~-t~ - '` "' '`'~ , ~.' usually~e at least fifty years old, and adequately located and documented. These sites represent the known physical remains of Florida's prehistoric and historic cultural heritage. ' . F ?n"' ~'~ ~ ~ ~. ~ wr ~~Y _ . , , As there are over 170 000 historical structures and archaeological sites included in the FMSF and these properties are not required to meet any minimum level of historical or scientific importance amore useful tool for determining sites with historical value might be the National Register of Historic Places (NRHP). To be included on the NRHP, a property must meet age, integrity, and significance criteria. A December 2008 online search showed that there were no aroperties listed on the National Register of Historic Places_n_the__CtY of Winter Springs. 7. Housing Construction Activity The City of Winter Springs tracks housing construction activity through the building permit process. A summary of building activity, by month, is reported to the U.S. Census Bureau in "Reports of Building or Zoning Permits Issued and Local Public Construction" (Form C- • III-38 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • • 404).~'~'-T Table III-9 presents housing construction activity by type of housing units permitted. The City has issued permits for approximately =}~(j`~1-1,41 1 new dwelling units between ~-1~~(-12000 and ~~fa~-elr-?a~K32007. The majority of these units, +~>-?bl ,353, have been single-family units. In this data townhomes and mobile homes are included in the single-family designation. Data from the City indicates that nearly half of the single-family units were townhomes in the time period. The City issued 168 certificates of occupancy for townhomes in 2007 and 2008 and only 21 certificates of occupancy for single family detached homes over the same two-year period. Table III-9• Housing Construction and Annexation Activity, 1990 -December 2007 Single Multi- Total New Annexed Demolished Total All Year Famy Fami Units Units Units Units 1990-1995 2,415 12 2 427 0 n "a 2,427 1996-1999 1,416 605 2,021 1 10 n a 2,1 31 2000 195 8 203 0 0 203 2001 127 8 135 $ 7 136 2002 204 0 204 1 0 205 2003 186 0 186 4 0 190 2004 205 42 247 8 6 249 2005 159 0 159 2 2 159 2006 274 0 274 0 0 274 2007 3 0 3 0 0 3 Total 5,184 675 5,859 133 15 51977. of Total 88.5 11.5 100.0 100.0 Note• Mobile Home starts and townhomes are included under Single Family; Condominiums are included in Multi-Family Source• Census Bureau X1996-2000, Shimberg Center for Affordable Housing j1990-1995) U S Department of Housing and Urban Development, State of the Cities Data System, accessed December 2008 ~~le-1-l1--l~-Table III-9 does not present data regarding the number of units removed from the housing stock through demolition, conversions, or mobile home removals. Some demolitions occurred on properties that were annexed into the City and then were developed at a higher density within the Town Center. There have been very few demolitions in the last ten years. The City does not keep information on conversions. • III-39 C7 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT .However, as noted previously, it is known that 52 rental units in the Moss Cove area were renovated for home ownership in 2000 and have been sold. The City has also added to ~+its housing stock through the process of annexation. This data is also presented inT~'~---I-3:Table III-9. Annexations in the decade of the 1990~s, contributed 1 10 units to the City's housing stock. • III-40 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT D. ANALYSIS Based on the information presented in the previous section, the following statements can summarize the current housing situation in the City of Winter Springs: • Single family is the most predominant housing type. #~T~T-=~-~t1= ~~r-cleclit3e The proportion from 1990 {?a'r't»}-~~~-1.0~j;increased slightly by the ~ 2000 Census, and remains higher than in Seminole County_ Single family includes townhomes (attached unitsl. The City will continue to see a decrease in single family detached units as it nears build-out. • 'I'}~Between 1990 and 2000, the City 13xs-experienced a ~e-t~3e3-eftsesubstantial drop in the proportion of mobile .~•~~~~~:~ : ~~~~~~ ' """ dome units (from 7.1 % to ' 4.6%). Seminole County - .^° }:also saw mobile home units drop during that period falling from 4.6% of all units to 3.4%. • Over ~Fi80% of the homes in Winter Springs were occupied by owners in ~-3~1(~2000, compared to Fr?over 69% in the County. Preliminary figures from the '?~'-.~-~~2005 Shimberg data indicate that the percentages have nR remained consistent in both i~-the City and the County {tom-eta"-Y, : •~--~~_'~-'~~0~, ~,y~rt~i~'el~`~ • The vacancy rate in the City was lower than in the County in ~-~f~(~-{~-`-'-n-:fir"-~j; -> > ~~ `'~~ '~ "' t« 2000 (4.3% and 5.1 ~T~«-,~ar~~-ic~e~a~lt ~ respectively). • " . ; ~ ~, . ".' As of the 2000 Census, the average single family home was built ~~'~~in 1987. • Home values in -I~the City of Winter Springs in 2000 were about Hey-12% higher than the values in the County `h~•~ ~•~ `'-~~ ~;~~-, while rents were apt-manly slightly lower approximately 1 % lower.-~ • In 1~9t); ~f32000, 21 % of homeowners were paying e~~-er--30% or more of their income for housing, while X37% of renters were paying c>~=e~-30% or more of their incomes for rent. The c~~-ire-eke-corresponding_rates for Seminole County were '?c°'- r._.. ~ ~•' 2"29% for .. ~rc1-tt ~~~ „rr~_a„i_,._ .. ~~--caner-occupied housing and 37% for renter-occupied housin . • Housing conditions in the City are excellent, with very low percentages of substandard housing or overcrowding. The following section will forecast housing needs based on population projections, and will address land requirements, expected housing supply and the system of housing delivery. The information contained in this section was obtained from the following sources: 1990 and 2000 United States Census, and the Shimberg Center for Affordable Housing. =:=~~ c"~~~~-~ ~~~~^~ • III-41 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Iier~~. Shimberg Center copulation protections are higher than those of this Comprehensive Plan but proportionate trends are expected to be similar. Housing statistics provided in this element are only projections based on statistical models and past trends. These projections may not reflect actual conditions or future housing demands and trends of the Winter Springs community, private property owners and housing policies and strategies duly adopted by the City. For example the City has been focusing on areas like the Town Center to intensify residential development and has also focused services and amenities to serve as an attractive location for retirees. These local trends are discussed as relates to the projection data available from the Shimberg Center. 1. Household Characteristics In order to adequately plan for future housing demand and City service needs, population and housing projections have been developed. The following section will address expected changes in household age, size, and income, as these factors will influence the type and size of housing that will be needed. a. Household Size The size of households is one of the most important elements in determining the housing need of the population. The smaller the household, the smaller the size of the dwelling unit necessary to house the family in a comfortable, safe manner. Also, given a certain household size, alternatives to the traditional detached single-_family cl~~-ellidwellings on quarter (1 /4) acre lots may better serve the needs of certain households. Such alternatives include mobile homes and smaller, higher density multi-family units. -'. f-r}c~-~;-ire-tti=:3~~~ie-.• .. mot..-~-~t~tt; ~tr~c ~~ , ate- ~e-In 2000, the average household size in }-the City ;was 2.69, slightly higher than that of the County mat 2.59 persons per household --'~~'~• ~` ---~: ''.~~ ~~~~nd higher still than the household size of 2.46 for the State. There has been a trend toward the reduction of household size in the U.S. and Florida since the 1960~s. Household size projections prepared by the Shimberg Center for Affordable Housing 4hej~~=reflect this trend. ~I~le-El-t---1-2-Table III-10 shows that the most predominant household size in the City is 1-2 persons per household, with almost ~Fi56% percent of the total T~--~.~~T;7~ne~T-~rtk--tlie ~zo; ,.c.,n ~i~e~~-ririeli~~fa:;-~-~~.,r~,rT~__u~ouseholds __ with 3 to 4 persons accounted for X34.8%, and with 5 or more persons accounted for 9.~-7%. The average household size has decreased from 2.74 in 1990 to 2.~?69 in 2000. The CitX's household size is projected to continue to decrease to 2.40 in 2030 reflecting various factors such as the aging_population, smaller family sizes, and increase in smaller housinciunits in areas such as the Town Center. n ~J III-42 • • • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT The projections, shown in " '. ~ . , .Table III-10 indicate that the City had 1 2 637 households in 2005 and can expect to have 17.348 households by the year 2020. The projections of household composition are associated with the Shimberq population projections which exceed the population projections prepared by the City for the Comprehensive Plan and the anticipated buildout population. Therefore the projection of the total number of households in 2030 presented in Table III-10 exceeds the total number of households anticipated b~ the Cites population projections (18.557 unitsl. However the trends in household size and tenure are anticipated to be reasonably reflected by the Shimberq data. III-43 !~ W W V z 0 • uz ~~ as W tail ~_ I-' cn zz 3z ~~ oa o U U „„, „ , ~~ • • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT b. Population by Age In order to project the type of housing needed through the year ~~~)2030, projections of the age of the City residents were calculated. The age of the City residents is an important factor because it influences the type of housing necessary to house different individual lifestyles and family life cycles. Elderly households require different housing than younger households. Families desire larger dwelling units with adequate storage, and placed in areas accessible to schools and recreation areas. Younger seniors, ape 55- 74 tend to have a more active lifestyle than more elderly seniors, 75 and over. This quickly growingyouunger group, comprised of so-called "Empty Nesters" and the newly retired may require a different set of amenities than the elderly or younger family households. These younger seniors ma~not require the larger dwelling units and proximity to schools favored by families nor the care-giving of elderly seniors. Thus, smaller dwelling units with ample access to active leisure and recreational facilities are often a higher priority. Also, age reflects levels through the lifetime income cycles of individuals, i.e., dissaving, saving, and retirement. These income periods, correlated with age, provide insight into the cost of new housing that will be in demand. =1=:~I>1e-11-1---];Table III-11 presents tl3f:-expected changes in the age of the population between 1990 and ?E-1-E-32030 as projected by the Shimberg Center for Affordable Housing. -c~i~t-tiljti~H+f3--t:~-f~ee~eel-~~ :'~ ~1..•r--~-rke ~, _ .. _ 0 ° .. °,~ - While the Center aroiects the population of the City to Grow 51.33% between 2000_ anci 2030, all age categories through age 44 are anticipated to grow at rates lower than that. Significantly higher increases are~rojected for the 55-64 category (88.95%), the 65-74 category (194.41 %l, and the 75+ category (299.16%). The 35-44 age group will retain the highest proportion of the population in 2030 of any of the age categories shown at 13.8%, but will decrease from the proportion of 17.9% in 2000. As noted previously, while the total population projections appear high, the trends in the City's ape distribution are anticipated to be reasonably reflected by the Shimberg data. • III-45 Table III-11: Shimberg Projected Winter Springs Population By Age, 1990-2030 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT ......._.._ ......................................................... 75+ .................._...~._...._..... 645 ......._.._...............___.. .. .. 1,429 ..... J....,........ 1 699 2,079 ` 2 479 3,187 4348 5,704 Tota115+ 17116 24,719 26.484 29,805 32,513 35,051 37,330 39.491 of Total 77.27° 78.06° 79.49° 80.71 ° 81.01 ° 81.30° 81.80° 82.41 ° Total Pop. 22,151 31,666* :?"~;3_~9 36,929 40,135 43 114 45,633 47921 *This population figure reflects the 2000 Census prior to being adjusted down to 30,860. Source• 2000 Census STF3A U S Census Bureau• Shimberg Center for Affordable Housing 2006 As reflected in the projections of population by age the City's population is aging. The median age in the City has gone from 34.05 in 1990 to 37.4 in 2000. TFie~~as--a W 111 .,.. TJ l\J 11T. u~.~.wu.-~, vi laid .. ~,v ui ti,s,a ~.,.ua.a......i ... a+.v ....._.-.i...__ ..~) -` -•• ---r------ ..---_- .--- .. .The City's need for elderly housing including assisted living facilities, will continue to increase. There are a number of programs and approaches the City may encourage or implement to achieve the goal of providing housing options to support the aging~op_ulation Options may include• • • Assisted Living - a term used to reference the housing arrangement for people who are able to continue to live on their own and do not require full time medical care but need assistance in taking care of daily activities such as, personal care cooking an~or assistance with housekeeping, etc. ALFs are residential communities that are equipped with supportive personal and health care services Lnon-medical) and encompass a variety of living arrangements such as continuing care group homes or in one's own home. Types of ALFs include• o Adult Family Care Homes -single family homes in which room and board supervision and personal care services are provided to no more than five adult residents at a time. o Continuing Care Retirement Communities private home communities that offer active seniors a variety of resources in which to socialize and enjoy their golden years. This option allows elders the opportunity to purchase services amenities and future medical care. at the same time that their___home in the community is purchased. o Senior Apartment Complexes - private apartment communities, which provide limited communal services, such as activity programs, • III-4C CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT transportation services and evening meals to its residents. Owners of these housing complexes usually only rent to individuals that are 55 Years old or older, often targeting the younger, independent and more active seniors. o Nursing Homes -long-term care facilities that provide 24-hour medical and personal care, housekeeping services and rehabilitative services to seniors who are suffering from chronic illnesses, recovering after major sur~c ery or who are physically weak and unable to live on their own. • Communities for a Lifetime (CFAL) - is a statewide program initiated by the Florida Department of Elder Affairs aimed at creating a safe and nurturing place for people of all ages, especially elderly citizens. Participating municipalities use existing_ resources and state technical assistance to make crucial civic improvements such as: o Increase housing options to support independent living and active, adult communities, servingpeople aae 55 or older, o Provide health care services and elderly facilities such as senior centers, o Provide for safe and affordable alternative to driving, o Ensure equitable accessibility and safer transportation routes, o Foster business partnerships, o Distribute community-wide education programs on available resources and services, o Implement encourage a more efficient use of natural resources, and o Support volunteer opportunities. In 2005, Winter Springs adopted Resolution 2005-46, supporting the Communities for a Lifetime initiative. c. Households b~lncome One of the most influential variables that affect housing type and community trends is the income of an area's households. Income impacts "housing affordability", which in turn impacts housing cost, housing type and size, lot size, and neighborhood composition. Based on standard criteria for various public assistance programs, households were divided into four income groups: Very Low Income -less than 50 percent of •~-~~~'~. ~~ ~~,~~~~~~~.the Area Median Income (AMID Low Income - 50 to 80 percent of ~-~efi,4t~AMI. Moderate Income - 80 to 1 20 percent of ~AMI. • III-47 CITY OF WINTER SPRINGS • COMPREHENSIVE PLAN HOUSING ELEMENT Middle to High Income -greater than 1 20 percent of ~AMI. .According to the U.S. Department of Housing and Urban Development (HUD), the generally accepted definition of affordability, as it pertains to housing, is for a household to pay no more than 30 percent of its annual income on housing. "Cost-burdened" households pay more than 30% of income for rent or mortgage costs. Table III-12a presents the percentage of income paid for rent or mortgage costs by income range. In 2005, 3,005 Winter Springs households (24%)._paid more than 30% of income for housing. By comparison, 25% of Seminole County households and 29% of households statewide are similarly cost-burdened. Households paying 50 percent or more of their annual income are considered "severely cost burdened." 1,110 households in Winter Springs (9%) pay more than 50% of income for housincl. By comparison, 10% of households in Seminole County and 29% of households statewide are severely cost- burdened. (Shimbergt 2007 • Table III-12b below shows historic and projected households by income ranae for the City and the County, and f',.1.1,. TTT , [ ..~..~._... Table III-18 show projections of household income by tenure. T~}e-As presented in Table III-5, the median household income in the City in ~9~}1999 was $~:~Fr~53,247, while in the County it was $~;-Er_~49,326. In ~~3~ _ 1999, the majority of the City households were min the moderate to high=income categories ~. However, 12.5% of City households were in the low category and 27.2% of City households were in the very-low category. The household income projections, which were prepared by the Shimberg Center for Affordable Housing, show that the distribution of households by income is expected to remain constant over the next ten years. The proportion of very low-income household group is expected to have a slight increase, while the middle-to-high group is expected to have a proportional decrease. As noted previously, while the projections of total population. .and total households appear high, trends in the distribution of the Citv's households by income are anticipated to be reasonably reflected by the Shimberg data. Table III-12a: Households by Income and Cost Burden, Winter Springs, 2005 Household Income_o_s Amount of Income Paid for Hous_®ng, f ercentage of Area Media=a -30~ 30-50° 50°!o ar more ~.-__.~_ ,..~.~,F 9 • III-48 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Note: The income ranges are calculated using the County's Median Household Income. The Census excludes one-family houses on 10 acres or more from the count of specified units. Source: Florida Housing Data Clearinghouse, Housing Profile for the City of Winter S rp~ings, Accessed December 2007 Table III-126: Projected Households by Income, 2000.2030 H ou ehold Income as a , ~rcentage of Area 1990 ~t~t~ 2005 2010 2015 202 ,202= ~' ,s<,. Median Income i l S <=30% AMI 9,613 10,949 12428 13 944 15483 17039 18.534 no em County 30-50% AMI 13.312 10.596 12,050 13.766 1 S,b51 17,621 19.691 21.671 50-80% AMI 17,018 18.978 21.631 24,569 27,532 30,517 33.498 36 54 - 80-120%AMI 18.595 30.680 35.066 39.646 43,813 47,815 51,542 55.097 - > 120% AMI 59,189 69,565 79,806 90,156 99,023 107,406 1 14,770 121,624 Total 108.114 139,432 159502 180.565 199,963 218,842 236.540 253,280 <=30% AMI 701 759 871 992 - 1,121 1.239 1.355 Winter S rin s 30-50% AMI 583 809 876 1 021 1.182 1,364 1,526 1.685 _ 50-80% AMI 1 1 bb 1 476 1,594 1 833 2,081 2 348 2,588 2,824 - 80-120% AMI 1,275 2 500 2 686 3.042 3,368 3,693 3.983 4,259 - > 120% A,MI 5.054 6,277 6,723 7,535 8,198 8,821 9,376 9 885 Total 8 078 1 1,763 12,638 14,302 15,821 17,347 18.712 20,008 Note: The income ranges are calculated using the County's Median Household Income. The Census excludes one-family houses on 10 acres or more from the count of specified units. Source: 2000 Census; 2000-2030 Shimberg Center for Affordable Housinq, 2006 While housina in the City of Winter Sprinas is more affordable in relation to Seminole County overall, the availability of affordable and work-force housing is an issue for communities across the County including Winter Springs. The cost of housing has risen significantly in recent years in the area, while wages have not grown at the same rate. In addition, the City, due to growth in the last twenty years, is getting closer to reaching "buildout", meaningthat there is little vacant developable land remaining, To ensure community viability, the City's housina stock should include diverse, affordable and accessible "for sale" and "rental" units. Options for affordable and work-force housina should be created that do not diminish neighborhood character. Seminole County, (Workforce Housing Task Force) defines Workforce housing_ as housing available for working households that earn up to 140% of the Area Median Income (AMI)..A number of additional programs are available which may support the City in addressing affordable and work-force housing, includin • Supportive Housinq Investment Partnership (SHIP): Low-interest loans to developers and Community Housinq Development Organizations (CHDOs) • III-49 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT for acquisition rehabilitation or new construction of affordable rental housing or payment of impact fees associated with such. • HOME Investment Partnerships Program• 1 L Low-interest loans to developers and CHDOs for acquisition rehabilitation, or new construction of affordable rental housinq• 2) Grants to CHDOs for operating expenses; and 3) Grants or loans to CHDOs for acquisition, rehabilitation, new construction demolition reconstruction, and site improvements f infrastructure for affordable rental or owner housinq. Florida Affordable Housing Guarantee Program: Works in concert with federal state and local government financing_sources, as well as other qualified lending institutions to effectivelx lower the overall cost of borrowing capital for the construction and rehabilitation of affordable multifamily rental housinq These cost savings are achieved by the Guarantee Program guaranteeing the ~ayment of mortgages that secure multifamily mortgage revenue bonds. • Community Workforce Housing Innovation Pilot Program (CWHIP): Competitive funds to public-private entities seeking to build and manage affordable housing for Florida's workforce. CWHIP will provide flexible funding toward the construction or rehabilitation of housinq in the form of loans with interest rates of one percent to three percent, which may be foraivable if the housinq meets long__term affordability requirements. At least 50 percent of the affordable housing units built using CWHIP funds should be set aside for essential services personnel. Plan amendments certified by the local government as CWHIP amendments will receive 30- day expedited review by DCA and may proceed straight to adoption rather than through the multi-step process now required by DCA. The City allows density increases and mixed uses in areas like the Town Center that can ,provide for more affordable housing options ape and number). The City has discouraged concentrations of affordable housing and employed housinq surveys .and. code enforcement to ensure qualit~of housinq. However, the City has identified that additional measures are needed to encourage more affordable and workforce housinq. Constraints in land development regulations may still present a barrier to development of low and moderate-income housing projects. In addition, there are opportunities for the City to further utilize redevelopment programs to extend partnerships with private and non-profit housing~roviders as well as residents ("sweat equity" neighborhood planning housinq~rog_rams educationj, and to establish an Affordable Housing Trust Fund to assist low-income households in obtaining and maintaining affordable housinq. The City also has o~,portunities to provide incentives through subsidization of impact fees and increased use of densityf development bonuses for developers who contribute to affordable housinq. • III-50 • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT 2. Projected Housing Needs Housing need projections were prepared by the Shimberg Center for Affordable Housing based on household projections, household income and housing costs. a. Housing Tenure, Type and Cost According to the Shimberg Center for Affordable Housing, there were c'~12,638 households in 1-X52005 in the City of Winter Springs. T~ ~: ": ~~~~~•~°~]The Center estimates that there will be T5;-4-X17,347 households by 21 E1-E)2020 and 20,008 households by 2030. Shimberg estimates that,-~~~=:1 between 2005 and 2020, there will be a demand for approximately~14,709 new housing units _ _ with an additional 2,661 new housing units needed by 2030. Shimberg further specifies the housing needs by tenure, showing a need for additional -~;~}?6,356 units for ownership and ~4-11,014 units for rent by 2030..- ~r,.t~-i--T,-,t~Trr -1-~i t ~r, t t., rrr ~~ ;t.,..., , As noted previously the Shimberg projections for population and number of households are considered to be high with respect to ana~sis of the City's growth and build-out population Therefore the need for new housing units is likely to be overstated. Table 111- 13 shows the projected demand for housing by year and tenure as indicated by the ShimbercLdata. • o :, ,].]' . .. C 704 CC ] t 1 '.. C.. , 1. .t.: T:~ __ 1 l ~Z 1+,. l ~ ,]„ .] ~ ` ~ • , iI iT T , lT l l l. Table III-13: Demand for Housing Units by Tenure Estimated Demand Growth in Households Type of Unit 2005 2010 2020 2030 2005 - 2010 2010 - 2020 2020_- 2030 Owner-Occupied 10,158 1 1,528 14,175 16,51=1 1,370 2 647 2 3: Renter-Occupied 2,480 2,774 3,172 3,494 294 398 3.` Total Occupied 12,638 14,302 17.347 20.008 1,664 3,045 2,66 III-51 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Units Source: Shimberg Center for Affordable Housing b. Housing for Special Populations '''~~'~'~~ 'T' ?~ :~'~~~---;With an aping of the population anticipated for the City during the planning period, the projected demand of housing by the elderly .r.. ~~_ ~~.. :n ~. .~ c~. ~},r~;_;«,;;~;`i~F ~~~.~is expected to increase. A :_, greater emphasis on units designed with certain features that the elderly population will require, such as smaller units that are barrier free and easily accessible may be required. Little data exists with respect to the disabled population. The housing problems of this population relate largely to accessibility. Physical barriers such as narrow doorways, lack of ramps, counter heights, and appliance design limit the supply of housing suitable for this ~~ group. 'ri. i. ,_ -~i~lr~4--~ecle~ Winter Sprinas has adopted the Florida Building Code which addresses handicap accessibility.- more stringently than the Americans with Disabilities Act (ADA). Because the c~City of Winter Springs does not exist within an area of high agricultural use, separate estimates for rural and farm worker households were not made. =4=ke-rcrr~I According to the 2000 Census only 12 City residents were working in the farming, fishing, and forestry occupations. Therefore, their housing needs are not expected to impact the housing market. There are no specific areas in the City of Winter Springs targeted for the provision of housing for the very_low, low, and moderate-income households. Federal programs that offer rental subsidy, such as Section 8, allows the applicant to choose the location of the home. The City has a variety of zoning categories that allow for different types of housing and densities, including the provision of mobile homes. The Medium Density land use category of the Future Land Use Map allows mobile home zoning districts. Affordable housing does exist in the resale market. Most of these units are older single-family houses in good structural condition. A number of these older structures in the City could provide adequate housing for a number of low-income housing if improvements to these units are made The improvements include minor rehabilitation of electrical and plumbing infrastructure improved insulation and re-roofing. Most of these improvements would not only add value to the structure but also provide benefits to the resident in terms of energy cost savings reduced maintenance costs, and increased fire safety. III-52 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT ' . 1. , l... t , ] t C~ . t. -tH-13E'~~`--~TE}tt42t3~- ~ r ~''T-r~c-~rrrA``' •... ,.'z'icr--~*tfH~~~` _ r, Low and very- low-income households are expected to require a total of ~?~,9Fr5.864 housing units (for ownership and rental) by ?E}i 02030. The private sector is expected to provide housing for most of these low-income families. As noted in previous sections, the City ~.~-~~~reh<< •~'•~~~; •, ~~-~}~-~~.~~~--E==~=PTT #~~~3cia~irn3has worked on specific projects to provide full-scale accessible housing for low-income residents. .. - ;-re}.z#~~e~~~-~ .. < _ _ .. < _ All of the 52 units that were renovated in 2000 have ~--been sold. "' ,- , " ~ a~ec~-t}e e~c~er~--- 4 ~,r,,....;oa t~~,,..i.. z ~, ,_ _ In addition, over $1 million remains available in the City's 306 Revolvina Rehabilitation3A6 Fund. n. ~ . c. Group Homes Based on the fact that the percentage of the elderly population is expected to err c~rr~~~:3~3~increase in the next few years, it can be assumed that there will rn~-be a need for additional group home facilities for the elderly. ~'~~--•••-~~•••, :'~~•••'~'When any new facilities III-53 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT open, they should be encouraged to be small scale if possible and slkito be located in e-lase--proximity to bus routes, neighborhood shopping areas, and other essential personal service uses. The facilities should have a residential character as opposed to an institutional look and scale. .. .. :, C' :4t- ~.~ ~^- d. Dwelling Unit Demolitions and Conversions According to the -}s)t)(;~-.2000 Census-€r~, approximately 41562 housing units will be 50 years or older by the year ~ ....2020. Given the age of the housing stock the City does not expect any, major •'•~--,•~~uemolition or ~H~~er4~eji3ticonversion activity in the next 10 years. The City of Winter Springs has an active and effective code enforcement system that has helped maintain a sound condition for the older housing stock. Nonetheless, units do fall into disrepair and neglect for many reasons, including lack of economic incentives for maintenance. For planning purposes, it is anticipated that two (2) percent of units 50 years old and older will become substandard each year. Five (5) percent of these substandard units may at that time be categorized as deteriorated. The Cit~Building Division works in coordination with the Code Enforcement Division when deteriorated housing is identified. During 2008 an increased level of deterioration was reported by the Citesassociated with recent foreclosure activity. For conversions the City requires co ~atibility and harmony to be maintained within established neighborhoods, which is regulated as part of the permit approval process. . 3. Land Requirements and Availability for Projected Housing Needs Based on the figures provided by the Shimberg Center for Affordable Housing, a total of ~-~>;-lr(,20,008 dwelling units will be needed to serve the household population of the City by the year ?43(1 2030 an increase of more than 6 500 units over the 2007 estimate-~->~ ~.... , _~e ,_ ,.. ..a • III-54 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • • z Q, n ,. ._r. ..:a,,..~:,.> >,.~a , -,~„~_~., T,T` ~~ However, the City's population pro'ecl tions indicate a total demand for 18,557 dwelling units to serve the City in 2030, an increase of approximately 5,000 units. Table III-14 shows the acreage of vacant residential lands per land use category. The amount of vacant land designated for residential use in the Future Land Use map accounts for -1-~-~e~-e5--~~5,--xcre~-Fri'-~~~'-'.~~«~~ia}-:~3cl--t-^~~-:~ei-es-H€ ',-~--mgr-T~ri~t-~}-«~proximately 275 acres. There are also ~sa~proximately 53 acres of Mixed-Use; f6~ and 221 acres of Town Center,-. ' ' ~O ~ c ~~ '~~•.-..'~=n~~~-lxt~ . _It is estimated that approximately half of those acreages will be developed with residential uses. Under current policies, residential use is limited to occupy no more than a quarter of the 179 acres of Greeneway Interchange land use that are currently vacant. The Greeneway is needed as an employment center for the City and thus housing may be further limited to inclusion as part of a vertical mix. III-55 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • Table III-14: Vacant Developable Land Analysis Future Land Use Vacant Potential Maximum Densityjlntensi y Density Factor Categories _, Acreage Additional Units, Rural Up to 1 du/„gross acre 1 37.89 0.70 97 Low Densit 1.1 to 3.5 du ross acre 64.74 2.45 159 edium Densit 3.6 to 9 du/gross acre b7.81 6.30 427 i h Densit 9.1 to 21 du,Lgross acre 4.10 15.00 62 fixed Use 1.0 FAR/12 du~ac 26.45* 10.00 265 own Center 2.0 FAR**/36 du/ac 1 10.46* 20.00 2,209 reenewa 39.75 200*** Interchan e OTA L 451.20 3,419 * In order to estimate the residential holding capacity of the Mixed-Use and Town_Center categories, it has been assumed that approximately 50% of the vacant lands within those categories will be developed with residential uses (This assumption was previously utilized in the 2001 Comprehensive Plan. The actual quantity of developable vacant land in these categories is twice what is shown in this table. ** The total acreage includes vacant County enclaves adjacent to the existing Town Center boundary that are expected to be annexed and added to the Town Center sometime prior to 2030. *** City staff estimates that 200 residential units will be made available through a vertical mix of development in the Greeneway Interchange District. The quantity of developable vacant land in this category under current policy is 25 percent of the vacant acreage in the District. Source: 2008 Evaluation and Appraisal Report; Future Land Use Element, City of Winter Springs Comprehensive Plan. The acreage of residential lands was converted to units, using density factors based on the densities permitted in each category, allowing for the provision of retention areas and rights-of-way. For Rural, Low and Medium density residential categories, thirty (30) percent of the land area was determined to be needed for retention and ROW, netting 0.7, 2.5 and 6.3 dwelling units per acre, respectively. High density residential was analyzed at 15 dwelling units per acre based on historical trends. For the Mixed-Uses and Town Center~~~-~m~~ -1r3rer~ar~e categories, it was estimated that approximately fifty percent of the vacant acreage will develop with high density residential uses at densities of approximately 10 dwelling units per acre for the Mixed- Use and ~-TTee~re~~~~:r~,=; ar~f~-20 dwelling units per acre for the Town Center land use category. (These density factors were previously utilized in the 2001 Comprehensive Plan.) City staff estimates that 200 residential units will be made available through a vertical mix of development in the Greeneway Interchange District. • III-56 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT As the table shows, the City will be able to accommodate approximately 3,419 additional units, ~~~~~ ~ ~~~~~' ~~~ ' ~ ~'~ t~',; .~ ,' _ approximately 3,000 units fewer than anticipated to be needed by 2~1 the year 2030 according to the Shimberg Center projections.. ,' .. However, it should be noted that the Shimberg Center projections have already proved to be higher than actual-=-l~e, and this trend has become even stronger in recent wears. For example, the projected figure of housing units for the year 2000 by the Shimberg Center was 13,103, when the actual figure for that year as reported by the Census was 12,3061Note: Summary File 3 sample data totals to 12,2961. ''''~ ~ '~~ ~ ~~~~ : ~•~~~',~ ~.. ~~' ~'~~` Using the City's projections, the shortfall in units is anticpated to be approximated 1 600 units. Thus there may be the need to encourage densities closer to the maximum allowable within each residential category. It is anticipated that with such measures implemented, the Future Land Use Map-~}~ej~r-s~ combined with potential future annexations will provide for an adequate supply of land to satisfy the housing needs of the futtfite-2030 population of the City of Winter Springs. 4. The Housing Delivery System While the City of Winter Springs can estimate future housing needs, it cannot take a major role in supplying housing. That aspect is controlled for the most part by the private sector. The City can only assist in the delivery of housing by developing flexible regulations, providing appropriate land use designations and zoning categories, and by planning infrastructure facilities and services that are adequate to serve future development. The private sector is currently meeting the needs of the community in terms of providing much of the needed housing. ~-1~e1t~t p~rice4 "~ ~ i~~;:~-~r~e-}~i~-~=-t'=~sr~~a~c~~'r€ ~, , -The vacancy rate in Winter Springs was 4}.32% percent in 2000, ~13~c-1~ ~~~'~~~`--: `'~°`-onsidered within the range where the housing supply is adequate. As discussed previouslX, data for 2006 from Metro Orlando and the American Community Survey indicate that the vacancy rate may have either increased or decreased. It is anticipated that more recent economic circumstances will have increased the vacancy rate, which may help absorb some of the projected need in housing units or pt least delax the rate of increase in that need. a. Financing Private sector housing delivery is divided into two parts, owned and rental. The delivery of financing for owned housing is based solely on affordability. As discussed earlier in this Element, affordable housing costs are calculated to be thirty (30) percent of gross income. Monthly payments for owned-housing is based on two factors: mortgage rates and the price of the housing unit. Forecasting future trends of these two factors is difficult and highly unpredictable.-, particularlx at this point in time. Mortgage rates are dependent on ?" ' ' : !:.,.,a":,_~~ rational economic conditions and not local factors. Housing prices are dependent on the inflation rate for housing, and local supply and demand forces. III-57 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Financing for housing ._ ;, , -e~-:~a~rrpresents challenges and opportunities based on recent economic trends. While interest rates have fallen the availability of credit has become more restrictive and mortgage lending standards have been tightened. The City may need to consider requiring developers to provide a certain percentage of affordable units within their developments as a requirement for development approvals. An alternative to the requirement could also be a contribution to an affordable housing fund that can be used for housing/rental assistance to lower income households. The City should also look into the programs offered through the County for capital improvements, rehabilitation or down payment/rental assistance, including those discussed in the analysis section, and make those programs available to City residents. b. Regulatory and Administrative Process The process of housing development includes several players, including government officials in multiple jurisdictions, design consultants, lenders, contractors, attorneys and the buyer or renter. The process, which at times can be lengthy, c=~~3-tee ~~- e~~Eee~sar~adds costs to the development of housing. Many ingredients of housing development such as interest rates, labor and material costs, and State Laws, are beyond the control of the City. Nonetheless, a community can adopt an attitude that will affect the cost of housing. By taking a proactive position, the City can start instituting several actions to address affordable housing. The first step would be to do a thorough review of the Code of Ordinances as it relates to housing affordability. Areas to address include: establishing a definition of affordable housing, £expediting the permitting process for affordable housing projects, establishing density bonuses for the provision of affordable units, I;establishin~c certain zoning waivers such as parking, landscaping and setbacks, and ~modifyin street right-of-way requirements. Another important aspect of reducing the cost of providing affordable housing is reviewing current development costs charged by the City. The City should review processing and impact fees and establish reductions or waivers for affordable housing projects. c. Infill Housing Development ~r..~.a:.:._.,~ii.. :•,~>>Infill housing ~-~«~~~ccurs in areas that zF=ereare close to residential "build-out" with at least 90 percent of its residential land already developed. This traditional type of ~-t€i1-1-~.~Er}~ec~-tvtt}~infills involves a small number of vacant parcels that were bypassed during the normal course of urbanization. In this process, individual lots or small clusters of lots remained vacant due to f>Eid~ ~.~ ~ ~~r~~lec III-58 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT :, . ., ., ., ~a~r~s; ete:}-a variety of reasons. There are very few residential lots in this category within Winter Springs However recent bankruptcies by developers have left some developments onlypartially complete Unfortunately these have occurred within the Town Center impacting its perceived viability Winter Springs maY need to develop strategies to encourage the infill of these vacant residential parcels with new housing compatible with the Town Center. Large numbers of "passed over" parcels can often lead to lower market and assessed values for adjacent developed residential properties. It may often lower property values in entire neighborhoods where large numbers of vacant parcels exist. Most of the vacant lands in Winter Springs are located within recently platted subdivisions or in large tracts on the east side of the City. However, there are still a few vacant lots within the older part of the City. It is important for Winter Springs to develop strategies and programs which encourage the infill of these vacant residential parcels with new housing compatible with the established neighborhoods. d. Mobile Homes Mobile homes and mobile home developments have long had a reputation of being visually unattractive. Often, localities have had the tendency to regulate these housing types to undesirable areas of the community, such as adjacent to industrial areas and railroad tracks and areas which lack utilities or community facilities. Mobile homes were rarely allowed or encouraged in areas well suited for residential development. However, as the cost of single-family dwellings has gone beyond the reach of many households, communities have started to change their local decision making process regarding the location of mobile homes. Rule 9J-5 requires that policies be developed which ensure adequate sites for mobile homes. These requirements will also alter local governments' traditional decision-making process regarding mobile homes. In consideration of these factors the following general criteria have been provided for the designation of future mobile home or manufactured home developments. • Mobile home parks and co-ops should be located adjacent to areas with a comparable density of development or near small-scale convenience or neighborhood commercial activity. • They should be in areas accessible to arterial and collector roads; • They should also be located on sites presently served by public water or sanitary sewer service, or in areas programmed for such service in the City's five-year capital improvements program; • They should be located within reasonable proximity to community facilities. Where mobile home development or individual mobile homes are designated to be located adjacent to residential uses, especially those of lower densities, buffer areas • III-59 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT should be required to make the transition in density more compatible to the general neighborhood and community. In addition to these general provisions, the issue of improving existing substandard mobile home development should be addressed. These areas should be upgraded to modern mobile home planning and design requirements. e. Infrastructure Requirements The infrastructure needed to support housing for very-low, low and moderate-income households is similar to that required to support other development activity. The adequacy of this infrastructure is evaluated in various elements and summarized in the Future Land Use Element. Generally speaking, improvements to the road system, the water and sewer systems, and the drainage system will be necessary to support future land development activities, including low and moderate income housing. The City has several programs that are being planned or are underway to make these improvements. One consideration is the cost and methods for funding these improvements. New development is required to make dedications of land and site related improvements and to contribute to the larger system capacity increases: to meet concurrence. The City also requires payment of impact fees to cover the cost of needed improvements. Once the property is developed and sold, the new landowners are required to pay periodic assessments to fund operations and capital improvements. In the case of low and moderate-income projects, funds for development and operation are usually limited. The result is that extra fees can be expected to be a problem, occasionally enough to destroy the financial feasibility of the project. Under the theory that these are fees for services or benefits received, these fees and charges cannot be reduced for low and moderate-income projects. On the other hand, provision of adequate housing for low and moderate-income persons and households is a benefit to the public at large. f. Sustainability, Energy Efficiency, 8~ Renewable Energy Resources There has been increasing information and focus on environmental impacts and issues such as climate change, in addition to awareness of the potential cost-savings from energy efficient construction and sustainable development practices. New construction and major rehabilitation and renovations in the City should include plans for greater energy efficiency in their design and construction. Furthermore the use of recycled materials and renewable energy resources should be encouraged. As these practices can cut long-term energy costs, then are encouraged for all types of housing. The US Green Building Council (USGBC) administers the Leadership in Energy and Environmental Design (LEED) Green Building Rating System. LEED for Homes is a rating stem that promotes the design and construction of high-performance green homes through a certification system. New construction can be rated to meet one of the LEED for Homes tiers: Certified Silver Gold or Platinum. Florida LEED for Homes is administered by the Florida Solar Energy Center. III-60 • r. ~~' 4~ r ,.. . ~. `' ~ S ° > T ~-' r _ ~~ ~` ~ j ~ ~ § 1: if l _ ~ ` F "~~ k .. ' .. ..f ..L. t ~ ~ , ti ~ '~ r :: V :~ ~ ~ 1, • ~ ~ o" '~ G. rn ~ ~ _ - __ a ~ ' ~ _~ J. t _-- t ~ ~ L y, - r ~ -„y rr *~`+ ~. ~ ~. + ~."" ~ r .: .,, n i , ~„ , ~ ~~; ~ s ~ ~ __ # s7 f ~ . 9, r ~ ~ ~ 7, 1 - f-_ ~ ~ . ~ / _ r A , + c' a ~~ . _ ~ k ~ ~ ; ~ ~ 's ~ ' -- ~ ,. i ~ ~ ~ {' } ~ ~ iS I .~ ~ - ~ ~ K ~ ~ •, ~7- , ~ r'~ -- _-- x ~ " , ~~. ~ - _~ ~.- ~ ~ __ -- , ~ ,~ ~ . - , Y ~,._-- ~. ~ ~• +~., , ~ ~\ j _ _-- r ._ f: ~ , i. I i i ~` ~~ ~~ _. ~~~ _ ~~I L~ ~a "# ~ G ~ ~ ~ ~ ~ E z ~; ~ f f V O 8~' ~, CCCa A mE~i o ~ c$ ~~ ~ , ~~,' j gw .~ I ~ r ~ -a } i ~ r ~ f r ~ I ~Z • ~ ~ • . _ i` J °"h~v,,$ ~ ~ Q Z ~ ~~ ~ '_~ m ~ ~ ~ .. ~ ~ ~ 4- ~ '~ ~ ~ i ar ~ t9 L ~ i ~ 1 ~ ~ ~ ~` ~ ~ ~ ---~ ~ `- ~' ~' Z ° ~- ~ ` ~ i ~ a~~H ~ ~~' a t)~s~n~ ~~ CITY OF WINTER SPRINGS COMPREHENSIVE PLAN ~ ~ I I I i• HOUSING ELEMENT Table III-15a: Comparison of Monthly Gross Rent 2000 Gross Rent City of W inter SQrinas Seminole County Units* ~ Units* Less than $200 10 0.44 685 1.61 $200-$299 0 0 650 1.53 $300-$4_99 76 3.33 3.591 8.44 $500-$749 1,146 50.15 17,148 40.3 $750-$999 657 2 .75 13,194 31.01 $1000-$1499 228 9.98 X863 1 1.43 1500+ 37 1.62 1060 2.49 No Cash Rent 131 5.73 1,359 3.19 Total Rental Units 2,285 100 42,550 100 Median Contract Rent 2000 631 633 Median Gross Rent 2000 727 731 Table III-156: Comparison of Monthly Gross Rent 1990 * Specified Units (The Census excludes one-family houses on 10 acres or more from the count of specified units). Source:2000 Census. STF1 A and STF3A, U.S. Census Bureau Gross Rent City of Winter Springs Seminol e County Units* ~ Units* Less than $200 0 0.00% 921 2.60% $200-$299 10 0.53% 1 151 3.24% $300-$499 380 20.03% 10.776 30.37% $500-$749 1,1 1 1 58.57% 16,260 45.83% $750-$999 _..... ._... ... . .. . ..... ... .. ......_..................................... ...._....._..---... _ 313 ..... 16.50° ............._...._....._...._.... _... 3 8_88 ..................._..---- _... 10.96% .... ..._.._..........__._......._...... . .. . . . _ .. . . . _ 1000+ Jr2 2.74% ~,731 4.88% No Cash Rent 31 1.63% 752 2.12% Total Rental Units 1,897 100 35,479 100 * Specified Units (The Census excludes one-family houses on 10 acres or more from the count of specified units). Source:1990 Census, U.S. Census Bureau III-63 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT • • • Table III-16a Value of Owner-Occuped_Housina, 2000 Specified Value City of Winter Sprincts Seminole County 2000 2000 Units* ~ Units* Ise Less than $15,000 4 0.05 152 0.18 $15,000 to $19,999 0 0 41 64.06 $20,000 to $24,999 0 0 87 135.9 $25,000 to $29,999 0 0 168 193.1 $30,000 to $34,999 8 0.09 232 266.7 $35,000 to $39,999 24 0.28 407 175.4 $40,000 to $49,999 102 1.19 1,151 282.8 $50,000 to $59,999 185 2.17 2,295 563.9 $60,000 to $69,999 485 5.68 4,255 185.4 $70,000 to $79,999 564 6.6 5,943 259 $80,000 to $89,999 554 6.48 7,048 118.6 $90.000 to $99,999 661 7.74 8,287 139.4 $100,000 to $124,999 1,367 16 16,168 195.1 $125,000 to $149,999 1,370 16.03 12.145 75.12 $150,000 to $174,999 815 9.54 7,779 48.1 1 $175,000 to $199,999 481 5.63 5,625 72.31 $200,000 to $249,999 881 10.31 5 993 77.04 $250,000 to $299.999 534 6.25 3 590 59.9 $300,000 to $399,999 323 3.78 2,438 40.68 $400,000 to $499,999 1 13 1.32% 882 36.18 $500,000 to $749,999 59 0.69% 724 82.09 $750,000 to $999,999 0 0.00% 237 26.87 $1,000,000 or more 15 0.18° 0 162 68.35 $100,000 or more 5,958 69.55 55,743 64.96 Totals 8,545 100 85.809 100 NE 189 000 ~1 ,`, c. * Specified Units (The Census excludes one-family houses on 10 acres or more from the count of specified units). Source: 2000 Census, STF3A, U.S. Census Bureau. III-64 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III-166 Value of Owner-Occupied Housing, 1990 r~ 1990 City of Winter Springs Seminole County Specified Value Units* % Units* Less than $15,000 0 0 301 0.48 $15,000 to $19,999 0 0 160 0.26 $20.000 to $24.999 0 0 249 0.4 $25,000 to $29.999 10 0.19 450 0.72 $30,000 to $34,999 0 0 461 0.74 $35,000 to $39,999 12 0.23 870 1.4 $40,000 to $49,999 69 1.31 2658 4.28 $50,000 to $59,999 470 8.96 4295 6.91 $60.000 to $74,999 809 15.42 9,676 15.57 $75,000 to $99,999 1,461 27.85 18,553 29.86 $100.000 to $124,999 746 14.22 8 889 14.31 $125,000 to $149,999 680 12.96 5,506 8.86 $150,000 to $174,999 282 5.38 3,321 5.34 $175,000 to $199,999 219 4.17 2,023 3.26 $200.000 to $249.999 296 5.64 2,191 3.53 $250,000 to $299,999 91 1.73 1,131 1.82 $300,000 to $399,999 70 1.33 739 1.19 $400.000 to $499.999 20 0.38 281 0.45 $500,000 or more 1 1 0.21 383 0.62 $100,000 or more 2,415 46.02 24,464 39.38 Totals 5.246 100 62x137, .100, My Source: 1990 Census III-65 • • • CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT Table III- 17: Comparison of Monthly Cost of Owner-Occupied Housing, 2000 2000 City of Winter Sprir~s Seminole Countv Specified Value Units* ~ Units* With Mortgage: 7.297 85.39 71,160 82.92 Less than $200 0 0 45 0.06 $200-$299 29 0.4 240 0.34 $300-$399 14 0.19 641 0.9 $400-$499 105 1.44 1.457 2.05 $500-$599 202 2.77 2 450 3.44 $600-$699 395 5.41 4159 5.84 $700-$799 522 7.15 5 81 8.12 $800-$899 735 10.07 7,457 10.48 $900-$999 792 10.85 7,089 9.96 $1,000 or more 4,503 61.71 41,841 58.8 Total Mortgaged 7,297 100 71160 100 Median 1,144 1 102 Median as % of 1999 HH Income 20.7 21.4 Not Mortgaged: 1,248 14.61 14 49 17.07 Less than $100 0 0 180 1.23 $100-$149 8 0.64 473 3.~? ____... $150-$199 33 2.64 1 275 $200-$249 145 11.62 2 063 14.' $250-$299 250 20.03 2 585 17~ $300-$349 287 23 2,156 14. $ 350-$399 159 12.74 1849 12.~ $400 or more 366 29.33 4 068 27.: Total Not Mortgaged 1,248 100 14,649 10~. Median 333 317 Median as % of 1999 HH Income 10 Total Owner-Occugied 8,545 100.00 85,809 100.0 * Specified Units (The Census excludes one-family houses on 10 acres or more from the count of specified unitsl. Source: 2000 Census, STF3A, U.S. Census Bureau; 2006 Shimberg Center for Affordable Housing III-66 CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT i• • ~'-ea-~ ~x~ ~ E ~ee~t~ Se~ne~e ~e~ee~ e -I-9~5 ~~ ~ ~ X999 ~ -1-~ ~9 '~ ~ ~ ~ ~ -I-:4 -I~ X396 ~-9~ -I-CAB ~?A ~}8A ~A ~8-~~ ~~ ~ ~?C ~-9~~ ~~ 4 ~H5 4~-8 X94 , x-999 ~~ ~;8-3C 4~4.-6 ~8~3~~ ~9-9C ~4 88k ~ ~9; A88 ~5 ~A ~-9~ ' "'~ , ^~ 99~ ~ AAA ~b ~-I- ~99~ 74~ 9~8 ~4 AAA -~9~9~1 ~8 8~b ~-9 ~~9 ~9A9 'z-^~ ~4 ~I-96 9€~9- ' ~-9 ~8- 9SA ~~1 ~~ ~4:$ ~-989- ~499 ~ ~-x-4.9 g9~9 ~ 9'98 - - ~999 9~-I-S 4~9 ~9 ~-I;AS'~ ~99~~ ~A~49 s64~ ~r4 ~-&4 ' '~ -~4~-~ , ~~ ~'eree-a~-~ ?989 ~~ '' 9 ~^ ~9 ~A6 ZZ 4~~ ~9 4~9 ~1-~4 • III-67 i~ CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT €~g S9QiC~1}~I-}~2 -~1 ~` ~ ~ i ~ c°« F AfF «.a.,l.lo '~ c l' v c ` ~} }l6 i6 A l~ T iC c a-vr ririi cir cr g T~~,,,~;.,,. 1;01.«.,.,«„ 1 ~~4 ~'~~r~ I~+~~~~~~rl~~-I~1g~~~ E'i~~-~~ ~~,'~~~~.~°~ ~$.~a~~ ber~i~.~sle-fie ~x-i~s I °~ I i~ni~s I ATl1TL'. 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E~ ~ nQn ~,roa:.,., u,.,,~ot,,.~~i r„,,,.,.„o ezc ~~~ ico.,,:,,,,~o r,,,,,,..,~ _. _ ~~} i T~1~21. CITY OF WINTER SPRINGS COMPREHENSIVE PLAN HOUSING ELEMENT c ~iijil( [-~C tif~-t}4tt~~} IEEE ~J ft1~S o _ ATo,..,r:.,o «, .,,l+o.~ ;.,.T:.,.,r~ ., ,To~.,:r ,.F„F~ ,..T.,L.Io , .,;tom T (14n 1\~fo,T;.,., u~„no>,.,Trl r„,.,,„,~ Q2c ~~~ ico.,,;,,,.To r,,,,.,t.,~ ,. ~ _ • ~ ~ ~ _ III-86 • • •