HomeMy WebLinkAbout2009 01 20 Attached Documents Referred to During Workshop Re: EARDate: January 20, 2009
The attached documents were referred to during
the January 20, 2009 city Commission
Workshop.
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Evaluation and Appraisal Report City of Winter Springs
Part II -Evaluation of Locally Identified Issues
Major Issue 1 -Population, Housing Density and Greenspace
Background
Winter Springs' growth since the 1950's has predominantly been accomplished through expansion of land
area through annexation of adjacent developing land. By the 1970's the City more than doubled its land
mass with the annexation of the Tuscawilla PUD. Over the last ten years, the City's land mass increased by
only 7%. This reduction in the rate of land expansion has also been reflected in the rate of population
growth- Population growth remained steady, but slowed over the last five years (2002-2007) to half the
rate experienced in the prior five year period, despite the housing boom. Additionally, growth in
population is expected to show a substantial slowing in 2008, due to the subprime mortgage crisis
effectively halting residential construction. However, once this crisis is over, the City should see population
growth resuming to 2007 rates and continuing for the next decade at a steady rate and concentrated
primarily in the Town Center. Growth rates will continue to slow during the last half of the planning period
until the City reaches buildout.
The City has limited opportunity for expansion as it is bounded by adjacent municipalities, aself-imposed
annexation boundary to protect the rural Black Hammock area, Lake Jesup- a major geographic feature,
and urbanized county land to the south. Therefore, geographic growth of the City will be limited to the
annexation of enclaves or annexation of parcels within the City's service area. This will yield less than 400
acres to the City.
The City is in the process of initiating an interlocal agreement with Seminole County to allow the City to
annex enclaves less than ten acres in size that are within the City's service boundaries. Currently there are
just over 65 acres, which could be annexed through such an agreement. It is expected that the geographic
area of the City will be no more than 15 square miles at buildout.
Future Development
The majority of the City's vacant land is in the Greeneway Interchange District (GID) or Town Center. Over
the next decade, the Town Center will develop into the vision portrayed in the original Master Plan as a
concentrated, mixed-use center for the City with parks, conservation areas and public facilities blended
with commercial, office and residential uses. The Comprehensive Plan allows a FAR of 2.0 and an urban
density of 36 dwelling units per acre in the Town Center with up to six stories in height.
With the City's natural and border constraints, Winter Springs is reliant on infill development. Residents
have expressed concerns regarding the development of the City's remaining natural areas, as these lands
see more pressure for development. Residents have also expressed concerns over the density of new
housing development, yet infill development generally requires a higher density.
Compact, mixed use development could help balance preservation of natural areas/greenspace with
future development needs (similar to Randal Arendt's Conservation Subdivision approach). Currently, the
City allows medium density multi-family housing as a conditional use in areas with a commercial C-1 or C-2
zoning. The allowance for multi-family housing in commercially zoned areas could be contingent upon the
provision of greenspace mitigation elsewhere (similar to the transfer of development rights program). If
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Evaluation and Appraisal Report City of Winter Springs
off-site mitigated green space was allowed to be factored into the density calculation, the resulting gross
density may be more palatable to residents, while also accomplishing the preservation of natural areas.
Since the majority of the areas of the City with commercial zoning front on state roadways, the impact to
traffic on these roadways is a consideration for such a program. The approach taken would likely include
the identification of both receiving zones (the three commercial zoning districts) and sending zones (to be
determined). The state roadways not only serve traffic for the receiving zones, but would also serve the
traffic from any development in potential sending zones. This program would not increase total net
allowable densities in the City and as shown in the Recommendations that follow, the City is looking to limit
new high density housing to the Town Center and the U.S. 17-92 Community Redevelopment Area (CRA)
Corridor, as well as considering for the GID. In addition, while this approach would provide some
additional flexibility as the City approaches buildout, only 4.65% of the City (approximately 430 acres)
has a commercial zoning category and the vast majority of that acreage is already developed (only 1 1 1
acres identified as vacant) or in the conservation overlay district. Therefore, no additional impact to state
roadways is anticipated.
With future residential development continuing to provide a variety of housing choices for the City's
residents, consideration must be given to commercial and mixed use opportunities to help balance
residential and non-residential land uses. The City is predominantly residential and economic trends along
with potential legislative changes make this a crucial juncture for the City to diversify its economic base.
This is discussed further in Major Issue 3, Greeneway Interchange District -Development Focus.
The next section reviews the Comprehensive Plan Objectives and Policies to determine how they can be
enhanced to ensure greater protection of natural areas, wildlife, and green space, while accommodating
desired future development.
Assessment
Numerous Objectives in the Conservation, Land Use and Housing Elements of the Comprehensive Plan
address population, housing density and greenspace. Relevant policies in the Land Use Element generally
fall under Objectives 1.1 -Land Use Categories, 1.2 -Natural Resources, 1.4 -Discourage Urban Sprawl
and Encourage Redevelopment, 1.5 -Land Use Compatibility, 1.8 -Annexation, 1.10 -Public Utilities, 2 -
Town Center, 4 -Mixed Use, 5 -Urban Central Business District. Housing Element Objectives 2.2 -
Neighborhoods and 2.4 - Infill are relevant to the housing density issues and concerns of this major issue.
Objectives 1.4 -Wetlands Protection, 1.5 - Floodplains and Floodways and 1.6 -Wildlife Protection of
the Conservation Element are relevant with respect to resident concerns regarding development pressures
on natural areas and environmentally-constrained lands. Each of the related Objectives and Policies has
been achieved to varying extents, but areas of opportunity exist to strengthen and supplement existing
policies.
The City's use of the Conservation Overlay and conservation easements has been viewed as highly
effective in protecting natural areas. Many of the City's other natural resource policies relating to
wetlands, upland buffers, lake buffer/fills, floodplains and water/sewer connections have also been
effective at protecting natural areas while allowing for development. The City has the opportunity to
enhance wildlife habitat protection efforts, pursue targeted acquisition of sensitive lands, and increase
coordination with Florida Department of Environmental Protection to further enhance natural resource
protection. Areas needing natural resource protection should be specifically identified with policies that
support the acquisition and retention of open space. Identification of these resources will help to enable
their preservation. In addition, natural or conservation lands should be managed to preserve, restore and
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Evaluation and Appraisal Report City of Winter Springs
or maintain native ecosystems and the related plants, animals and other factors that make up the area's
biological diversity.
The Town Center has been viewed as effective in promoting compact urban design. Policies on maximum
densities and intensities, zoning districts, and mixed use (PLUM, master plans, maximum on percentage of
any single use) have been viewed as effective in providing appropriate development and housing options,
while providing for protection of natural areas. There are opportunities for the City to improve efforts to
discourage sprawl, to encourage redevelopment and strategically plan for infill opportunities along
corridors (U.S. 17-92, S.R. 434), as well as City-wide, and to strengthen compatibility requirements for
such development to ensure community quality of life. Having policy discussions with respect to the
commercial focus and residential component and developing plans for the area now will allow the City to
maximize the effectiveness of the GID.
No unanticipated changes in circumstances regarding the issue of population, housing density and
greenspace have been encountered.
Recommendations
The focus of development in Winter Springs is shifting to an infill perspective. While the development
recommendations for this issue focus on designated areas or corridors, the City has scattered vacant
parcels as well as numerous enclaves with the potential for annexation. Therefore, it is essential for the
City to put into place a comprehensive framework or strategy to promote quality infill development and to
establish priorities and/or programs that promote targeted infill development.
1. Add a policy that provides mechanisms which further the preservation of significant greenspace as a
part of a greater network of conservation lands. Add a policy that directs the City to adopt Land
Development Regulations that increase the preservation of green space within the City. One such
technique might be the establishment of a maximum percent of impervious surfaces.
2. Add or revise policies under Future Land Use Element, Objective 1.4: Discourage Urban Sprawl and
Encourage Redevelopment, limiting development of new high density housing to the Town Center and the
U.S. 17-92 Community Redevelopment Area (C.R.A.) Corridor.
3. Add a policy to the Future Land Use Element that would allow multi-family housing in commercially zoned
areas, contingent upon the provision of greenspace mitigation elsewhere (similar to the transfer of
development rights program).
4. Add an Objective to the Conservation Element to address the preservation of the rich biological diversity
of Winter Springs most significant natural areas and to establish a strategic approach for the preservation
of these resources. Policies under this Objective would call for performing an area-wide evaluation to
identify environmentally significant pieces of land that would create a network of conservation /
educational resources to protect; develop additional incentives for natural resource and open space
protection; require sound land stewardship management practices to preserve, restore and/or maintain
native ecosystems within conservation lands; prioritize properties to acquire; and identify additional
funding sources for direct acquisition.
5. Add or revise policies under Conservation Element, Objective 1.6: Wildlife Protection to call for the City
to coordinate further with the Florida Department of Environmental Protection to enhance wildlife
protection efforts.
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Evaluation and Appraisal Report City of Winter Springs
6. Add a policy or policies which support the construction of buildings which are Leadership in Energy and
Environmental Design (LEED) Certified and the use of green roofs to reduce stormwater demands.
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Evaluation and Appraisal Report City of Winter Springs
Major Issue 2 -Redevelopment of West Side
Background
As discussed, since Winter Springs will not be sprawling out, it will see more interest in infill development
as it reaches buildout. Redevelopment of existing uses and infill of vacant, skipped over lots will require
special attention to compatibility and appropriate utilization of small lot sizes. The City wishes to ensure
the longevity of quality housing in the city. Because the City has financially participated in housing
redevelopment programs, in the past with mixed success, it will be important to understand what options
exist to improve future endeavors.
Infill and Redevelopment Issues and Opportunities
The redevelopment of existing uses and construction on vacant urban properties may impact adjacent
developed properties and neighborhoods. Therefore it will be important for the updated Comprehensive
Plan to contain standards addressing non-conforming uses and the potential incompatibility of uses likely to
be proposed for infill and redevelopment. In addition, the City may need to address protection of and
upgrades to existing infrastructure to further protect the quality of life of existing neighborhoods as infill
development occurs.
As noted in Major Issue 1, Population, Housing Density, and Greenspace -Future Development and Major
Issue 3, Greeneway Interchange District -Development Focus, consideration must be given to commercial
and mixed use infill and redevelopment opportunities to diversify the City's economic base. Commercial
and mixed use infill and redevelopment will require particular attention to compatibility of uses and
visual/aesthetic compatibility, especially where conversion of use from residential to commercial is
considered.
The Comprehensive Plan contains general policies supporting infill development and redevelopment.
However, there is no comprehensive framework or strategy in place to promote quality infill development
or to establish priorities and/or programs that promote targeted infill development and redevelopment.
Challenges to infill development and redevelopment include regulations, site conditions and constraints,
infrastructure needs, and community opposition, usually due to concerns for potential impacts as discussed
above.
This section reviews the Comprehensive Plan Objectives and Policies to determine how they can be
enhanced to better support infill and redevelopment on the west side of the City, while assuring quality of
life and preserving or enhancing community character.
Assessment
Five objectives in the Future Land Use Element and three objectives in the Housing Element of the
Comprehensive Plan contain policies which address infill and redevelopment. Relevant policies in the Land
Use Element generally fall under Objectives 1.4 -Discourage Urban Sprawl and Encourage
Redevelopment, 1.5 -Land Use Compatibility, and 1.10 -Public Utilities. Housing Element Objectives 2.1
- Housing Units, 2.2 -Neighborhoods and 2.4 -Infill also contain policies addressing the issue. The
objectives and policies related to this issue have been achieved to varying extents, but areas of
opportunity exist to strengthen and supplement existing policies, and to implement a more strategic
approach to infill and redevelopment.
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Evaluation and Appraisal Report City of Winter Springs
The City has identified vacant lands and made some efforts to identify blighted areas in need of
redevelopment. There is potential for the City to further promote infill and encourage revitalization
through more strategic use of the vacant lands map and database, redevelopment plans, streamlined
development order process, incentives for redevelopment, diverse housing options and partnerships
(private, non-profit) for infill development and redevelopment. The City also has the potential to increase
utilization of a number of programs and funding sources to support redevelopment and infill development.
The City's approach to infrastructure (water, sewer, solid waste) provision and requirements for
development are generally viewed as effective at supporting infill and encouraging compact
development; it will be important to involve key staff from various departments in ensuring that
infrastructure policies further support a strategic focus on infill development and redevelopment.
No unanticipated changes in circumstances regarding the issue of infill and redevelopment have been
encountered.
Recommendations
1. As a component of redirecting the City's focus of development to that of a redevelopment and infill
perspective, add a policy or policies under Future Land Use Element, Objective 1.4, Discourage Urban
Sprawl and Encourage Redevelopment, and/or Housing Element, Objective 2.4, Infill, for the City to study
and proactively identify acceptable locations, priorities and implementation strategies for potential infill
development and redevelopment. Updated policies should address residential, commercial and mixed
use opportunities. Include a statement that the City will encourage infill and higher density and intensity
development within the priority infill development and redevelopment areas identified through these
efforts (similar to current statements for the Town Center and Greenaway Interchange District). These
efforts may result in updates to the Future Land Use Map, enhancements to the vacant residential parcel
map and database or development of an additional map illustrating infill development and
redevelopment opportunities.
2. Add a policy or policies under Future Land Use Element, Objective 1.4, Discourage Urban Sprawl and
Encourage Redevelopment, and/or Housing Element, Objective 2.4, Infill, that address the creation of
redevelopment and small area plans identified through the strategic review of infill development and
redevelopment opportunities.
3. Add a policy under Future Land Use Element, Objective 1.4, Discourage Urban Sprawl and Encourage
Redevelopment that supports bike and pedestrian connections to the new S.R. 434 Crosstown bus route.
4. Add a sentence at the start of Future Land Use Element, Policy 1.4.3, to direct the City Commission to
hold a Visioning Workshop to discuss specific issues that impede redevelopment and infill. Participants shall
include key City staff (Police, Fire, Code Enforcement, Community Development, Public Works, and Utilities)
and the Planning and Zoning Board. The results will create development standards that reflect and support
the City's focus on infill development and redevelopment and will generate updates to policies in various
areas of the Comprehensive Plan beyond the Future Land Use and Housing Elements including the
Transportation, Infrastructure and Capital Improvement Elements.
5. Add or revise policies under Future Land Use Element, Objective 1.4, and/or Housing Element, Objective
2.4, to provide for incentives for infill development and redevelopment that support the City's targeted
program priorities.
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Evaluation and Appraisal Report Ciry of Winter Springs
6. Add a policy under Future Land Use Element, Objective 4.2: Mixed Use that the City will allow and
promote vertical integration of uses. Conduct discussions regarding the ten (10) acre minimum requirement
to develop a mixed use site.
7. Add a policy under Housing Element, Objective 2.4: Infill, that the City shall consider allowing accessory
dwelling units as a conditional use in residential districts to support development/redevelopment that
integrates diverse choices of housing.
8. Revise Future Land Use Element, Policy 1.5.8, under Objective 1.5: Land Use Compatibility, to encourage
property upgrades which enhance the neighborhood.
9. Add a policy under Future Land Use Element, Objective 1.5: Land Use Compatibility, which addresses the
incompatibility of non-conforming uses and structures and calls for their removal.
10. Revise Future Land Use Element, Polity 1.5.3 to support the transition of older residential homes located
along arterial roadways to convert to a live-work or commercial use.
1 1. Ensure that policies are in place to address the neighborhood preservation needs of the City, including
design standards and review criteria for infill areas and redevelopment areas to ensure compatibility
even when greater density or mixed use is considered.
12. Identify infrastructure deficits in existing neighborhoods and identify how to address whether through
partnerships, grant funding or as part of capital budgeting.
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Evaluation and Appraisal Report City of Winter Springs
Major Issue 3 -Greeneway Interchange Employment District
Background
The Greeneway Interchange District (GID) Future Land Use category was added to the City of Winter
Springs Comprehensive Plan in 1999, to set aside land near the Central Florida Greeneway (officially
known as the Seminole Expressway or S.R. 417) "in order to provide employment opportunities and an
increased tax base". Approximately 282 acres within the City have the GID designation, with the vast
majority of acreage located in the northwest quadrant of the interchange. The remaining acreage (fewer
than five acres) is located in the southeast quadrant, although it is anticipated that an additional 24 acres
(to the northeast), currently under Seminole County's jurisdiction will be added to the GID through
annexation.
Approximately, 120 acres of the total acreage have a conservation overlay designation. The designation
is intended to protect areas that may contain environmentally sensitive lands; however, it is not intended to
prevent development. The amount of developable acreage may increase based upon site specific data
provided to the City during the development review process. If it is determined that some or all of the
acreage is not environmentally sensitive, or if the area is mitigated, then the underlying land use
designation and its densities and intensities will apply.
Development Focus
The market focus of the Greeneway Interchange District is regional. The Comprehensive Plan allows hotels,
convention centers, professional training facilities, professional office parks, restaurants, and educational
and research facilities within the GID designation. Additionally, the City Commission may also, at its
discretion, allow regional-type commercial uses as well as residential as a conditional use.
Densities and intensities within the GID reflect its prime location with excellent visibility and highway access.
The Floor Area Ratio (FAR) is 1.0 based on gross acreage. This means that over 12,000,000 square feet
of space could potentially be constructed in the GID, allowing development that could host well in excess
of 17,000 employment opportunities. The Comprehensive Plan does not restrict the height of buildings in
the GID (although the zoning code stipulates a maximum height of 75-feet).
The development of the Greeneway Interchange District will offer beneficial opportunities for
diversification of the City's economic base. This diversification will increase the City's tax base and also
allow more Winter Springs residents to find employment opportunities close to their homes. Data from the
2000 Census of Population and Housing showed that Seminole County (including the municipalities) had
190,973 employed persons, but that there were only 151,900 persons working in the County. This
indicates that the County does not have sufficient employment opportunities to accommodate its labor
force. Winter Springs had 16,191 employed persons living in the City in 2000 with a mean travel time to
work of 28.7 minutes, higher than the County average of 27.0 minutes.
In January 2008, Floridians voters approved a property tax cut amendment. The property tax cut
amendment, increases homestead exemptions on primary residences and homeowners would also be able
to keep the tax savings they have accumulated through the Save Our Homes (SOH) amendment, which
limits property assessment increases for homesteaded properties to 3% per year. The tax cut reform also
provides a portability provision that allows homesteaders the ability to keep up to $500,000 in tax
protections when they change residences. Previously, homesteaders were unable to transfer tax
protections under the SOH when they moved. If individuals with substantial SOH tax reductions move to
the City, property tax revenues could decrease even further. The net result of these changes is expected
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Evaluation and Appraisal Report City of Winter Springs
to be a shift of the tax burden toward commercial and rental properties which do not benefit from the
homestead exemption. The tax reform plan is expected to cut local taxes by $9.3 billion (statewide) over
the next five years.
A November 14, 2007 Orlando Sentinel article looking at the proposed constitutional amendment
examined the current status of 81 municipalities in Central Florida in terms of how the property tax
exemptions currently in effect reduce property tax revenue. The article noted that municipalities such as
Winter Springs that already have a high percentage of their tax bases lost to exemptions may be
impacted more than other communities if the amendment passes. A table showed that 41 % of Winter
Springs' tax base is currently lost to the exemptions, ranking it 8th out of the 81 municipalities. The
Seminole County municipality shown as having the next highest percentage of tax base lost to exemptions
was Oviedo which loses 34% of its base, ranking it 20th on the list.
There is limited land available in the City in which diversification of the economic base can occur. Such
diversification can help mitigate the impacts of the property tax exemptions.
Although residential development may be allowed in the GID as a conditional use, current restrictions to
residential development ensure that such development is incidental to other uses: no more than 25% of the
developable land in the GID may be residential, and no residential development may occur until at least
30% of the developable land in the GID has been developed with other land uses allowed. These policies
have been very effective in preventing residential development. Development of residential units is further
restricted by the Future Land Use Element which allows a maximum of 12 units per acre. This is low in
comparison to the FAR. However, given that the intent of the GID is not for residential and that the
percentage of residential is greatly restricted, this density is appropriate if a vertical mix of uses is
realized and penthouse units were to be developed on the upper floors.
Careful consideration should be given to the implications residential development may have and if the
residential option should be eliminated from the Greeneway Interchange District. The benefits of removing
the residential option would be a more diversified tax base and more commercial property. However, a
disadvantage would be more traffic on external roadways due to workers not being able to live in the
GID and less market flexibility. Rather than the elimination of residential uses entirely from the GID, it
would be prudent to continue to allow residential under restrictive conditions, and to include a requirement
that allows residential only as part of a vertical mix of uses, and not as a standalone project.
Incentives
Goal 3 of the Future Land Use Element of the Comprehensive Plan allows the City to invest public funds in
capital improvements and economic incentives within the GID area as a catalyst for development within the
district. Capital improvements may include but are not limited to water, sewer, stormwater, transportation,
and recreation improvements. Economic incentives in support of Goal 3 may take the form of a wide
range of options, including but not limited to providing infrastructure capacity, reserving infrastructure
capacity, improving rights-of-way, loan subsidies, the provision of free and pre-approved designs,
streamlined permitting processes, impact fee credits, and the waiving of permit, impact, and other City
fees.
Rg„gional Collaboration
Currently, Winter Springs is collaborating in a regional effort known as SeminoleWAY. This is a
public/private strategic land use and economic development initiative designed to attract and support
high wage and high value job and business growth in Seminole County along the S.R. 417 corridor and
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Evaluation and Appraisal Report City of Winter Springs
across I-4 to the Port. The partnership involves the Seminole County Regional Chamber of Commerce and
city and county constituents from Seminole County and the cities of Oviedo, Winter Springs, and Sanford
along with airport and port authorities; transportation agencies, environmental groups, property owners
and others. The initial study is expected to be completed during 2008 with an implementation study
completed in 2010. The GID is located within the SeminoleWAY corridor. Implementation of the
SeminoleWay Plan will require new policies to be added into the Comprehensive Plan.
Transportation
Alternative modes of transportation to and within the Greeneway Interchange District will continue to be
examined as planning for the GID proceeds. Highway access to the district is excellent due to its location
at the S.R..417 interchange at S.R. 434. Although a trail connection to the Cross Seminole Trail (which is
also the Florida National Scenic Trait) to the west would be desirable, such a connection would necessitate
a lengthy wetland crossing through private property. At present, there is no transit access to the site and
pedestrian access is not optimal. New Comprehensive Plan policies regarding site access are
recommended.
The opportunity exists to plan for the internal circulation needs of the GID as part of a master plan or
during the site review process for individual parcels. As part of such a process, the City will be able to
ensure that GID workers and residents are oble to use multiple modes of transportation. New
Comprehensive Plan policies to address these opportunities are recommended below.
Assessment
Four objectives in the Future Land Use Element of the Comprehensive Plan focus on the Greeneway
Interchange District. Objectives 3.1 (Location) and 3.2 (Land Use) have been achieved, and future
planning activities are anticipated to ensure that these objectives continue to be achieved. Development of
the GID is a long-term process and Objective 3.3 (Private/Public Investment) is anticipated to be achieved
in the future. Objective 3.4 (Compatibility of Uses) will be achieved through application of Chapter 20,
Article III, Division 13 (Greeneway Interchange Zoning District) of the City Code which addresses
compatibility of land uses.
Future changes and impacts to the Greeneway Interchange District will be seen as lands are annexed to
the northeast and as the SeminoleWAY regional collaboration takes effect.
Recommendations
1. Add a policy or policies under Future Land Use Element, Objective 3.1 to address collaboration in the
regional SeminoleWAY initiative.
2. Add a policy prohibiting stand alone residential development in the Greeneway Interchange District, so
that residential is allowed only, as part of a vertical mix under Future Land Use Element, Objective 3.2.
3. Add a policy under Future Land Use Element, Objective 3.2, that supports building height increases
where sensitive lands are protected, as long as the FAR of 1.0 (gross acreage) is maintained. [Consider
revising the FAR if the objectives of the Greeneway Interchange District cannot be met.]
4. Revise Future Land Use Element, Policy 3.4.4 as follows: "The City shall develop a Master Plan for the
Greeneway Interchange District to ensure compatibility of land uses and compliance with Goal 3:'
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Evaluation and Appraisal Report City of Winter Springs
5. Add policies under Future Land Use Element, Objective 3.4, to address future transit service including
heliport, future transit circulator, trail connections, and bicycle facilities (such as bicycle racks and/or
lockers) as they relate to the Greeneway Interchange District.
6. Revise Future Land Use Element, Policy 1.4.1., to encourage higher intensity within the Greeneway
Interchange District.
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Evaluation and Appraisal Report City of Winter Springs
Major Issue 4 -State Road 434 Corridor
Background
Prior to the preparation of the Evaluation and Appraisal Report, a number of issues and sub-issues related
to State Road 434 were examined at public meetings and a public workshop for residents. Among the
issues raised at these meetings and later included in the City's "List of Issues" submitted to the Florida
Department of Community Affairs (FDCA) was one for the State Road 434 corridor. Topics to be
addressed included transportation connectivity, reduced speeds on S.R. 434 through the Town Center,
retrofitting S.R. 434 through the Town Center, and the implications of using various concurrency
management alternatives.
Roadway Connectivity
On S.R. 434, two maintenance of level of service issues have been identified that may be mitigated
through additional connectivity. The locations of the maintenance of level of service issues are on the
segment immediately east of U.S. 17-92 and on the segment through the Town Center.
S.R. 434 east of U.S. 17-92
The Florida Department of Transportation collects traffic counts at seven locations on S.R. 434 in the City.
According to FDOT's 2006 Annual Average Daily Traffic (AADT) Report, the two westernmost segments
(approximately 0.2 miles and 0.6 miles east of U.S. 17-92) are now operating at level of service (LOS) F.
LOS E is not achievable on the segments because intersection capacities have been reached. Specifically,
the count station nearest U.S. 17-92 has an AADT of 38,500 and the other station has an AADT of 36,000.
LOS D would be achieved if the counts were 35,700, so a reduction of 2,800 trips would meet the City's
adopted level of service for the immediate future. A reduction of this magnitude might occur with the
recent improvements to Seminola Boulevard, an arterial which parallels S.R. 434 approximately one mile
to the south, and the nearly completed widening and realignment of Lake Drive which now aligns directly
with Seminola Boulevard. Any associated reduction in traffic from the increased capacity of this facility
may not be apparent until 2008 or 2009 AADT data are available. Widening S.R. 419 to four lanes
would also likely divert traffic from this segment of S.R. 434, but there are no current plans for this
improvement.
concurrency management alternatives that may be applicable to this segment of S.R. 434 for longer term
solutions are discussed later in this section.
S.R. 434 in the Town Center
Through the introduction of a grid as a key component of the development of the Town Center, the City of
Winter Springs is promoting roadway connectivity around the intersection of S.R. 434 and Tuscawilla
Road. The Town Center is being built with a network of streets that interconnect well and that will provide
opportunities for some vehicular trips to avoid the S.R. 434 /Tuscawilla Road intersection. At buildout,
these opportunities will be present in each quadrant of the Town Center. Proposed Town Center connector
streets are included in the Transportation Element (see Map II-1 and II-7)
The 2006 Annual Average Daily Traffic Report produced by the Florida Department of Transportation
(FDOT) shows S.R. 434 in this vicinity is operating at level of service D. As the potential for longer delays
at the S.R. 434 /Tuscawilla Road intersection increases it will be critical for these connector roads to be
implemented. One connector that is planned is a road just south of the Town Center development that will
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Evaluation and Appraisal Report City of Winter Springs
serve as a bypass for through traffic coming to and from the south and east. Another connector will be a
road going north from S.R. 434 west of Central Winds Park that is an extension to Orange Avenue. These
will provide additional routes to divert traffic from the S.R. 434 /Tuscawilla Road interchange and assist
in maintaining levels of service and preclude the need to 6-lane S.R. 434.
Concurrency management alternatives that may be applicable to this segment of S.R. 434 are discussed
later in this section.
Reaional Transit Connectivity
Presently, LYNX buses serve two routes adjacent to the City. Route 39 generally follows the U.S. 17-92
corridor from Sanford to downtown Orlando. Route 47 primarily serves Oviedo from the University of
Central Florida to Oviedo Marketplace. Neither link provides any service on S.R. 434 in the vicinity of the
Town Center.
An east-west route known as the S.R. 434 Crosstown is planned to connect Routes 39 and 47. This
crosstown service will begin at Oviedo Marketplace, run along Red Bug Lake Road and Tuscawilla Road to
S.R. 434, then generally follow the S.R. 434 corridor through Longwood and Altamonte Springs terminating
at the Rosemont Superstop in northwest Orlando. This service, funded by FDOT and Seminole County, is
planned to begin as a demonstration project in December 2008 fora 2-year period. The route will
provide connecting service to the planned Longwood Commuter Rail Station. Commuter rail service is
scheduled to begin in 2010.
Local Transit Connectivity
The Winter Springs Town Center and the Greeneway Interchange District (GID) will be the locations for the
majority of new development expected in the City. Both of these areas will allow dense development that
includes a variety of land uses, and both are expected to serve as activity centers. Although the S.R. 434
Crosstown transit service to be provided by LYNX will serve the Town Center, it will not provide service
east of the Town Center on S.R. 434. To promote better circulation within and between the centers, and to
maximize capacity on the state road, the City should consider the possibility of creating a transit circulator
along or parallel to S.R. 434 that would conned the two centers.
The basic concept would involve shuttle buses or similar vehicles that would travel on a fixed route with a
few convenient stops located in both the Town Center and the GID. To encourage ridership, service would
be frequent (perhaps 10 or 15 minutes between vehicles) and inexpensive or free to riders. Consideration
should be given to a dedicated right-of-way north of S.R. 434 (which could also be combined with a
bicycle /pedestrian trail) to allow on-time service between the activity centers no matter the level of
congestion on S.R. 434. This alternative would reduce vehicle trips on S.R. 434 and would promote
interaction between the Town Center and the GID, making it convenient for workers in the GID to live and
have lunch in the Town Center. Although such a system may not be justified for some time, comprehensive
plan policies should position the City for its consideration.
A detailed study would need to be performed to determine the feasibility of such a system and to
examine factors such as route, operating agency, headways, hours of operation, projected ridership,
pricing, and potential funding sources for capital and operating costs. This study should involve
consideration of the potential land uses to be considered as the GID development goes through the
approval process.
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Evaluation and Appraisal Report City of Winter Springs
Bicycle and Pedestrian Connectivity
Winter Springs has a network of existing sidewalks, local roads, and a segment of the Cross Seminole Trail
that currently provide bicycle and pedestrian connectivity in the City and in the developed portion of the
Town Center. The City has had recent success in securing funding for bicycle and pedestrian amenities
through FDOT grants and the "Safe Routes to School" program. The City should explore opportunities for
additional interconnecting bike routes and trails.
As the Town Center and GID develop, there may be an opportunity to provide shorter and easier bicycle
and pedestrian connectivity between these activity centers. The configuration of the Cross Seminole Trail
will take the frail from the Town Center south across S.R. 434 via an overpass, then east to the Black
Hammock Trailhead where a second S.R. 434 crossing would be necessary to provide access to the GID to
the north. Options for a more direct bicycle/pedestrian route north of S.R. 434 linking the two centers
could be considered by the City, but is should be noted that a wetland crossing would be required and
undeveloped property might need to be purchased. The City could explore provision of pedestrian
and/or bicycle accommodations along S.R. 434 that would provide a less direct route, but would likely
minimize additional right of way needs. As noted above, the corridor could be shared with local transit
service linking the Town Center and the GID.
Roadwa~Speeds in the Town Center
S.R. 434 is an arterial roadway that links the Central Florida Research Park; the University of Central
Florida; the Greeneway; and the cities of Oviedo, Winter Springs, Longwood, and Altamonte Springs. The
City has coordinated with the Florida Department of Transportation (FDOT) regarding various issues
concerning the highway, and general agreement has been reached on resolving many of these issues such
as access to the Town Center. However, the issue of posted roadway speeds on S.R. 434 through the Town
Center has not yet been resolved.
Generally, FDOT will require a detailed engineering study to justify the City's request for a lower speed
limit. FDOT performs the study using their consultant resources. The following information will be provided
to FDOT as requests for this study are made to the FDOT District Five Traffic Operations Office.
Approximately 1.5 miles of S.R. 434 pass through the area designated on the Future Land Use Map as
Town Center. Presently, this portion of the highway is part of a segment considered a Class I arterial with
less than two signalized intersections per mile. At least one additional traffic signal within the Town Center
area is planned at Michael Blake Blvd., which would result in more than two intersections per mile. As the
Town Center continues to develop, it will be appropriate to readdress how the Town Center area is
viewed in terms of roadway class and to work with FDOT to determine if the Town Center segment's
characteristics should result in the segment being designated a Class II arterial with 2 to 4.5 signals per
mile.
The designation of the segment as a Class II arterial would allow for a change in the speed limit (currently
50 mph) to as low as 35 mph according to FDOT's generalized characteristics of arterial classes. A
reduction in the speed limit would result in an environment much more conducive to the high levels of
pedestrian activity anticipated for the Town Center at buildout. Such a reduction in the speed limit would
be supported by FDOT's mission, the four key components of which are safety, mobility, economic
prosperity, and the quality of the environment and communities.
Although the Class II arterial designation would be based on an approximately 1.5 mile segment (FDOT
guidelines for arterial facility analysis have a general recommended length of at least one mile), it might
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Evaluation and Appraisal Report City of Winter Springs
be appropriate to have a reduced speed limit only in the core of the downtown area. The City has
identified the key corridor as being a 0.6 mile segment from Doran Drive to the Cross Seminole Trail
Bridge. Under the current 50 mph speed limit, a vehicle traveling at the speed limit traverses the key
corridor in 43 seconds if there are no delays associated with traffic signals. If a 35 mph limit were to be
applied to the corridor, a vehicle under the same circumstances would traverse the segment in 62 seconds
for a difference in travel time of 19 seconds.
It should be noted that a 35 mph speed limit is currently in effect on S.R. 434 for an approximately 0.3
mile distance in downtown Longwood.
Retrofit of S.R. 434
To create a central core downtown pedestrian friendly district in the Town Center, retrofits to S.R. 434 will
be essential to the existing streetscape. Coordination will be necessary with the Florida Department of
Transportation to address proposed hardscape and landscaping alternatives including the narrowing of
vehicular travel lanes, the demarcation of bike lanes, and the addition of landscaped medians, on-street
parking and pedestrian crosswalks.
Concurrency Management Alternatives
Several alternatives are available to the City to assist in meeting Florida's concurrency management
requirements in the Urban Central Business District (Town Center) and elsewhere in the community. These
alternatives are provided for in Chapter 163, Florida Statutes and Rule 9J-5 of the Florida Administrative
Code. The statute recognizes that planning and public policy goals may conflict with the requirement that
transportation facilities and services be available concurrent with the impacts of development, and it
provides for exceptions from the concurrency requirement for transportation facilities if certain criteria are
met. Options that may be considered are discussed below.
Transportation Concurrency Exception Area (TCEA)
In recognition that planning and public policy goals sometimes are in conflict, Section 163.3180(5), F.S.
allows exceptions to the transportation concurrency requirements through the implementation of a
transportation concurrency exception area (TCEA). The statute notes that the Legislature finds that often
the unintended result of the concurrency requirement for transportation facilities is the discouragement of
urban infill development and redevelopment.
To designate a TCEA, the proposed development area must otherwise be consistent with and further the
local government's comprehensive plan. Additionally, it must promote public transportation or be located
within an area designated in the comprehensive plan for:
• urban infill development,
• urban redevelopment,
• downtown revitalization,
• urban infill and redevelopment under s. 163.2517, or
• urban service area specifically designated as a TCEA meeting certain specified criteria.
A TCEA is allowable in any of the following types of areas:
an area delineated in the comprehensive plan for urban infill development pursuant to Section
163.3164(27), F.S. The plan must contain objectives and policies specifying actions and programs
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Evaluation and Appraisal Report City of Winter Springs
to promote urban infill development. Such an area must contain no more than 10% developable
vacant land (determined using certain specified parameters). Additionally, depending upon the
predominant land use type, residential gross density may need to be at least five units per
developed residential acre and/or the average non-residential floor area ratio must be at least
1.0 per non-residentially developed acre.
• an area delineated in the comprehensive plan for urban redevelopment pursuant to Section
163.3164(26), F.S. The plan must show that the urban redevelopment area is within an urban infill
area meeting the same area and density criteria as above or that the area is within an existing
urban service area pursuant to Section 163.3164(29), F.S. that does not contain more than 40%
developable vacant land. Additionally, the plan must contain objectives and policies which specify
actions and programs to promote urban development.
• an area delineated in the comprehensive plan for downtown revitalization with the designated
central business district pursuant to Section 163.3164(25), F.S. The comprehensive plan must
include objectives and policies which specify actions and programs to promote downtown
revitalization.
Another TCEA designation requirement that must be met is the establishment of guidelines for granting the
exception that are consistent with and support a comprehensive strategy adopted in the Plan to promote
the purpose of any exceptions. The size and boundaries of a TCEA must also be supported by data and
analysis in the plan.
Additionally, the local government must adopt into its comprehensive plan and implement long-term
strategies to support and fund mobility within any designated exception areas, including alternative modes
of transportation. The comprehensive plan amendment must also demonstrate how strategies will support
the purpose of any exceptions and how mobility within the area will be provided. Strategies must also
address urban design, appropriate land use mixes (including intensity and density), and network
connectivity plans. The comprehensive plan amendment that designated the TCEA must include data and
analysis justifying the size of the area.
To implement transportation concurrency exceptions, a local government should adopt guidelines and/or
policies as an amendment to the comprehensive plan specifying programs to address the transportation
needs of a TCEA. Such guidelines may address timing and staging plans, parking control and pricing
policies, transportation demand management programs, transportation system management programs,
availability of public transportation, and financing tools. It must also be demonstrated by supporting data
and analysis (to include both short and long range traffic analysis) that consideration was given to the
impact of proposed development within the TCEA on the Florida Intrastate Highway System.
A final requirement for a TCEA is that, prior to the designation of the area, the local government must
consult the Florida Department of Community Affairs and the Florida Department of Transportation to
assess the impact that the proposed area will have on the adopted level of service standards established
for Strategic Intermodal System (SIS) facilities and roadways funded through the Transportation Regional
Incentive Program (TRIP). The local government must also, in consultation with the two state agencies,
develop a plan to mitigate any impacts to the SIS. Coordination with METROPLAN ORLANDO is also
encouraged.
Transportation concurrency Manaaement Area (TCMAI
Transportation concurrency management areas are another option for promoting infill development and
redevelopment. A TCMA can only be established in a compact geographic area with an existing network
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Evaluation and Appraisal Report City of Winter Springs
of roads where multiple viable transportation path or mode alternatives are available for common trips.
In a transportation concurrency management area, an areawide level of service standard may be
established if an analysis justifies the standard, explains how urban infill development or redevelopment
will be promoted, and addresses how mobility will be accomplished within the TCMA.
TCMAs must be delineated on future conditions maps of the comprehensive plan. Areawide level of
service standards and maximum service volumes must be established as policies in the plan. Supporting
materials must show how the TCMA is compatible with and furthers the comprehensive plan, include a
justification for the size and boundary of the area, demonstrate the area contains a network of roads and
viable alternative travel paths or modes for common trips, and show how the areawide level of service
and other transportation service and programs will support infill development or redevelopment. The
comprehensive plan should also include objectives and policies that specify actions and programs to
promote infill development and redevelopment. For each TCMA, the local government must adopt and
maintain an integrated and internally consistent transportation, land use, and capital improvement
planning program to maintain the established areawide level of service standard.
Prior to the designation of a TCMA, FDOT must be consulted to assess the impact that the proposed TCMA
is expected to have on level of service standards for the Strategic Intermodal System and any facilities
funded through the Transportation Regional Incentive Program. If impacts to the SIS are expected, the
local government, in cooperation with FDOT, must develop a plan to mitigate any impacts to the SIS
including, if appropriate, along-term transportation concurrency management system. Coordination with
METROPLAN ORLANDO is also encouraged.
Long=Term Transportation concurrency Management System (LTTCMS)
A long-term transportation concurrency management system may be established by a local government in
specially designated districts or areas where significant backlogs exist. An LTTCMS may have a planning
period of up to 10 years, and it is based on the local government's schedule of capital improvements for
the corresponding period. An LTTCMS must be designed to correct existing deficiencies and it must set
priorities for addressing backlogged facilities. Local governments may issue approvals to commence
construction in areas subject to a LLTCMS.
Interim level of service standards may be used in the area encompassed by the LTTCMS. Along-term
transportation concurrency management system must be financially feasible and consistent with the other
portions of the local government's adopted comprehensive plan. The comprehensive plan must contain a
policy stating that a plan amendment is required to eliminate, defer, or delay construction of any road or
public facility or service needed to maintain the adopted level of service standard and which is listed in
the long-term schedule of capital improvements, if one has been established.
If the backlog cannot be addressed within 10 years, the Florida Department of Community Affairs may
allow the local government to develop along-term schedule of capital improvements covering up to 15
years.
A local government that has adopted a LTTCMS must periodically evaluate the system. At a minimum,
progress toward improving levels of service must be addressed in its evaluation and appraisal report.
During the review, the local government must determine any changes necessary to accelerate progress in
meeting the acceptable levels of service.
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Evaluation and Appraisal Report City of Winter Springs
Multimodal Transportation District (MMTD)
A local government may establish a multimodal transportation district in an area designated on its Future
Land Use Map in which vehicular mobility is a secondary priority and where the first priority is "a safe,
comfortable, and attractive pedestrian environment, with convenient interconnection to transit." MMTDs
must incorporate community design features to reduce automobile trips or vehicle miles of travel. Among
the numerous community design features to be incorporated are a complementary mix and range of land
uses including educational, recreational, and cultural uses; an interconnected street network; appropriate
intensities and densities located near transit stops; and pedestrian-friendly streets and squares with
adjoining buildings open to the street. Additionally, an MMTD must support an integrated multimodal
transportation system.
When justified by an appropriate analysis, a local government may establish MMTD level of service
standards that rely primarily on non-vehicular transportation modes. The analysis must demonstrate
financial feasibility for community design capital improvements, and it must also show that the community
design features provide convenient interconnection for a multimodal transportation system. Development
permits may be issued in reliance on the financially feasible improvements.
The Florida Department of Transportation must be consulted prior to the designation of an MMTD to assess
the impact that the proposed district is expected to have on the adopted level of service standards
established for Strategic Intermodal System facilities and facilities funded through the Transportation
Regional Incentive Program. If impacts to the SIS are expected, the local government, in cooperation with
FDOT, must develop a plan, including along-term transportation concurrency management system, to
mitigate any impacts to the SIS.
Transportation Concurrencx Backlog Area (TCBA)
In its 2007 session, the Florida Legislature created an option known as a transportation concurrency
backlog area. A TCBA, which is very similar to a LTTCMS, is established through the comprehensive plan
for an area identified in the plan where there is a transportation concurrency backlog. The establishment
of a TCBA also requires an interlocal agreement between a county, one or more municipalities, and any
affected taxing authorities.
The governing body of the jurisdiction in which a TCBA is located serves as a transportation concurrency
backlog authority. The authority is tasked with the responsibility of adopting and implementing a plan to
eliminate all identified transportation concurrency backlogs within the jurisdiction through concurrency
backlog projects. In addition to roads, concurrency backlog projects may include facilities such as
sidewalks, bikeways, and mass transit so long as they are related to a backlogged facility.
The transportation concurrency backlog plan adopted by a transportation concurrency backlog authority
must be adopted as part of the local government's comprehensive plan within six months of the creation of
the authority -this amendment is not subject to review or approval by the Florida Department of
Community Affairs. The plan must identify all transportation facilities designated as deficient that require
funding to address. It must also develop a priority listing of those deficient facilities that do not meet state
and local concurrency requirements. Finally, the plan must set a schedule for the financing and construction
of projects that will eliminate transportation concurrency backlogs within the jurisdiction within 10 years of
plan adoption -this schedule must also be adopted as part of the comprehensive plan.
The transportation concurrency backlog authority must establish a trust fund upon creation of the authority.
Starting in the first fiscal year after the creation of the authority, the trust fund will be funded by the
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Evaluation and Appraisal ReporT City of Winter Springs
proceeds of a tax increment calculated through a specified formula. Certain specified public bodies and
taxing authorities are exempt from the tax increment.
Upon the adoption of the transportation concurrency backlog plan as part of a local government's
comprehensive plan and the plan going into effect, the area subject to the plan is deemed to have
achieved and maintained level of service standards and to have met the requirement for financial
feasibility for transportation facilities. Limits are also placed on proportionate fair-share mitigation in the
concurrency backlog area.
A recent Florida Supreme Court decision in Strand v. Escambia County determined that under the Florida
Constitution, a local government must obtain approval via a referendum to issue bonds secured by a
pledge of ad valorem tax revenue. No legal opinions have been located that would clarify whether such
a referendum would be required to establish a transportation concurrency backlog trust fund.
Urban Infill And Redevelopment Area
Section 163.2517, F.S. defines an urban infill and redevelopment area as an area designated by a local
government for the purpose of targeting economic development, job creation, housing, transportation,
crime prevention, neighborhood revitalization and preservation, and land use incentives to encourage
urban infill and redevelopment within the urban core:' concurrency requirements, except for
transportation and public schools, may be waived by local governments for urban infill and redevelopment
areas so long as the waiver does not endanger public health or safety.
Urban infill and redevelopment areas require a community participation process along with ongoing
involvement of stakeholder groups with a governance process that involves shared decision-making
authority between the local government and communitywide representatives. A plan must be prepared
that describes the infill and redevelopment objectives of the local government within the proposed area,
commits to comprehensively addressing the urban problems of the area, identifies activities and programs
to accomplish goals, identifies how affordable housing programs will be implemented, identifies and
adopts a package of financial and local government incentives, develops performance measures for
evaluating the success in implementing the plan, and meets other statutory plan requirements. The
Comprehensive Plan would need to be amended to delineate the boundaries of the area.
To be designated as an urban infill and redevelopment area, a number of criteria must be met. These
include:
• the availability or near-term availability of several types of infrastructure,
• the area or at least one neighborhood in the area suffering from pervasive poverty,
unemployment, and general distress,
• a proportion of properties within the area being substandard, overcrowded, dilapidated, vacant,
or abandoned which is higher than the average for the local government,
• access to transit concurrent with the designation, and
• the area including or being adjacent to community redevelopment areas, brownfields, enterprise
zones, or Main Street programs, or the area has been officially designated an urban
redevelopment, revitalization, or infill area under empowerment zone, enterprise community,
brownfields showcase community programs or a similar program
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Evaluation and Appraisal Report City of Winter Springs
Other alternatives that should be considered regarding S.R. 434 include:
- Designating the facility as a constrained roadway
- Lowering the LOS standard to ensure that the state does not require unrealistic
performance
- Lowering the roadway capacity (service volume) that defines the standard
Assessment
All 1 1 objectives in the Transportation Element of the Comprehensive Plan are relevant to a discussion of
S.R. 434 issues. Generally, most of the objectives have been met and the City will take steps to ensure the
objectives continue to be met in the future. Objective 1.3 (Roadway Connectivity) is a longer term
objective that may take a significant period of time to fully implement.
No unanticipated changes in circumstances regarding S.R. 434 have been encountered since the adoption
of the Comprehensive Plan amendments in May 2002. However, as the City's Urban Central Business
District (Town Center) continues to develop, a change in circumstances necessitating a reclassification of a
0.6 mile segment of S.R. 434 to a Class II arterial classification will be justified. Additionally, once the S.R.
434 Crosstown bus route connecting to the Longwood Commuter Rail station in 2010 is implemented, the
S.R. 434 corridor may experience other unanticipated impacts.
Recommendations
1. Add a policy addressing coordination with FDOT to appropriately re-classify S.R. 434 within the
Winter Springs Town Center corridor as a Class II or Class III arterial based on the increased density of
traffic signals along S.R. 434.
2. Strengthen policies requiring interconnection of new development to existing facilities. Ensure that new
development has more than one access point. Adopt pay-as-you go as part of the comprehensive plan
transportation element update to address connectivity as well as capacity enhancements.
3. Add policies under Transportation Element, Objective 1.3, supporting an interconnected trail and bike
route system, trail and bike route identification and utilization.
4. Revise Policy 1.5.12 of the Transportation Element, to read: "The City shall amend the City Code to
require that interconnected sidewalks be constructed concurrently with new development, by the
developer."
5. Add a policy to Objective 1.5 of the Transportation Element regarding feasibility of a route along S.R.
434 connecting the Town Center and the Greeneway Interchange District, with the proposed facility to be
limited to transit, bicycle, and/or pedestrian access. Environmental feasibility and traffic circulation would
be the primary effort of the first phase. If permitting issues are not found to be insurmountable, astudy
would address issues such as potential routes and potential funding sources for capital and operating costs,
and for a transit component, additional factors such as operating agency, headways, hours of operation,
projected ridership, and pricing.
6. Add a policy to Objective 1.9 of the Transportation Element addressing coordination with the Florida
Department of Transportation regarding a reduction in the speed limit on S.R. 434 in the Town Center to
better reflect the pedestrian-friendly environmenT being created in the Town Center.
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Evaluation and Appraisal Report City of Winter Springs
7. Add a policy to Objective 1.9 of the Transportation Element adopting a policy constraint for S.R. 434
west of Vistawilla to ensure that the highway will not be considered for widening by METROPLAN
ORLANDO.
8. Add a policy or policies to the Comprehensive Plan where appropriate to lay the groundwork for
meeting statutory and rule requirements for comprehensive plans regarding any concurrency management
alternatives being considered by the City and which support the Town Center's Urban Central Business
District overlay designation. These policies may include the concurrency alternatives:
8a. Add a policy or policies to the Comprehensive Plan establishing guidelines for granting exceptions to
transportation concurrency for urban infill development, urban redevelopment, downtown revitalization, or
a similar purpose allowed under the Florida Statutes. Ensure any such policies are consistent with and
support a comprehensive strategy adopted in the Plan to promote the purpose of the exceptions (such as
Goals 2, 3, and 5 of the Future Land Use Element).
8b. Add a policy or policies to the Comprehensive Plan designating one or more areas as urban infill
development, urban redevelopment, downtown revitalization, or a similar designation to allow for the
creation of one or more transportation concurrency exception areas within the City.
8c. Adopt into the Comprehensive Plan long-term strategies to support and fund mobility within any
designated transportation exception areas (including alternative modes of transportation) and
demonstrate how the strategies will support the purpose of the exception and how mobility within any
designated exception areas will be provided. The strategies should also address urban design,
appropriate land use mixes (including density and intensity) and network connectivity plans. Data and
analysis justifying the size of the area must also be included.
8d. Consider Transportation concurrency Management Area (TCMA), a Multimodal Transportation District
(MMTD), or a Long Term concurrency Transportation Management System (LTTCMS). Coordinate with
FDOT with respect to the methodology prior to conducting any MMTD, TCMA or TCEA study.
9. Add a policy to Transportation Element, Objective 1.5, which supports the S.R. 434 Crosstown bus route
and linkage to the planned Central Florida Commuter Rail.
10. Add a policy encouraging widening of S.R. 434 (within the extent of the Greeneway Interchange
District) to 4-lanes east of S.R. 417.
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Evaluation and Appraisal Report City of Winter Springs
Major Issue 5 -Elderly Housing 8~ Medical Care
Backaround
The elderly population in Winter Springs mirrors the elderly population cited for Seminole County and is
lower than that estimated for the State of Florida. However, the proportion of elderly residents has risen
slightly in recent years and in anticipation of the future needs of existing residents and the nation's baby
boomers entering retirement, the City of Winter Springs is planning for adequate provision of elderly
housing and medical care to meet future needs. The City wishes to support its elderly residents in
remaining able to live independently, even when they can no longer fully manage their household affairs.
The 65 and older age group totaled 9.2% of residents in 1990, but had increased to 10.8% in 2000.
According to the Shimberg Center for Affordable Housing, 2,441 households in Winter Springs (19.3%)
were headed by a person age 65 or older in 2005, statewide, 27.2% of households were headed by a
person age 65 or older in that year. In addition, 2,191 or 89.9% of elderly households in the City owned
their home in 2005.
664 elderly households (27%) pay more than 30% of income for rent or mortgage costs and are thus
considered "cost-burdened." Cost-burdened households pay more than 30% of income for rent or
mortgage costs. While the City's percentage of cost-burdened elderly households [27%] is lower than that
of Seminole County [30%] and of the state [29%], the percentage is higher than the percentage of cost-
burdened households for Winter Springs general population (24%], and is an issue the City needs to
consider in provision of elderly housing.
Life expectancies have increased substantially in the U.S. in recent decades due in large part to modern
medical care. This will increase future demand for elderly housing and services. Trends in health-related
statistics for adults (obesity, diabetes, lower activity levels, and other related medical/health conditions)
will likely lead to future dependency (assisted living, medical care), potentially at earlier ages, despite
historically increasing life expectancies. The City's need for elderly housing, including assisted living
facilities; medical care and other elderly services; and a network to support mobility, as well as physical
activity, for the City's elderly residents will increase.
Pro rg ams
There are a number of programs and approaches the City may implement to achieve the goal of
providing housing and medical services options to support the aging population. 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, and/or assistance with
housekeeping, etc. ALFs are residential communities that are equipped with supportive, personal
and health care services (non-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.
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Evaluation and Appraisal Report City of Winter Springs
o Senior Apaartment Com Ip axes -Private apartment communities, which provide limited
communal services, such as activity programs, 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.
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 surgery or who are physically weak and unable to live on their
own.
Communities for aLifetime fCFALI - 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,
serving people age 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 Supports volunteer opportunities.
Dependence, financial resources, physical constraints and medical requirements determine the required
level of personal and medical care needed by each individual.
Assessment
Objective 1.4 in the Housing Element of the Comprehensive Plan (Special Needs Households) addresses
issues associated with elderly housing. Objective 1.4 has generally been met as the City implements
policies under this objective. The City has worked with organizations that assist the elderly and
handicapped, but has further opportunities to partner with private and non-profit housing providers and
pursue additional programs to support the development of elderly housing. The City has also had some
success with accessory apartments, which can serve as "Granny Cottages:' There is opportunity for the
City to further encourage the development of elderly housing through additional improvements to land
development regulation standards, the development review process, and evaluation of potential locations
for the placement of retirement communities and elderly care facilities.
No unanticipated changes in circumstances regarding the issue of elderly housing have been encountered.
Recommendations
1. Add policies to the Comprehensive Plan under Housing Element, Objective 1.4, calling for the City to
require and/or implement incentives for a certain percentage of townhouses and condominiums to conform
to "Communities for a Lifetime" standards; to provide incentives for incorporating universal design
principles in rehabilitation projects that incorporate universal design principles; and to work with programs
that provide technical assistance on elderly housing policies to educate private and non-profit developers
on these standards and universal design principles.
Final -April 2008
Page 49
Evaluation and Appraisal Report City of Winter Springs
2. Add a policy to the Comprehensive Plan under Housing Element, Objective 1.4, for the City to explore
attracting an Assisted Living Facility (ALF) including studying potential locations, size requirements, market
demand, and timing. Discuss partnerships and identify funding sources and programs such as the Elderly
Housing Community Loan program, which provides loans of up to $750,000 to developers that are making
substantial improvements to elderly housing.
http~//www floridahousina ora~Home~Developers/SpecialProarams/EHCLProaram.htm
3. Update Housing Element, Policy 1.4.6, regarding the City's investigation of adaptive construction
techniques, "Granny Cottages", and accessory apartments. Add a policy to the Comprehensive Plan under
Housing Element, Objective 1.4, and/or in the Future Land Use Element to allow Accessory Dwelling Units as
a conditional use in single family zoning districts subject to strict design compatibility guidelines to protect
the neighborhood character (similar to Future Land Use Element, Policy 1.5.3: Conversions).
4. Add a policy in an appropriately identified section of the Comprehensive Plan for the City to explore
attracting an Urgent Care Facility.
5. Revise Transportation Elemenf, Policy 1.6.6, and add policies in the Transportation Element addressing
elderly mobility and access to community facilities (public transportation, private transportation providers,
access to services, circulators). Discuss coordination opportunities with private/non-profit service providers.
Senior housing and services should be located with good access to transit, goods and services as well as
workforce housing for caregivers, and the pedestrian network and Cross Seminole Trail.
6. Add a policy or policies under the Recreation and Open Space Element and/or Transportation Element
addressing exercise and health opportunities for elderly residents, based on the changing demographics
of retirees.
7. Revise Housing Element, Policies 1.4.7 and 1.4.8 and/or adding a policy to the Comprehensive Plan
under Housing Element, Objective 1.4, calling for additional coordination with the identified groups and
programs on elderly housing policies and identifying additional programs or groups. The City may be
able to link with non-profit groups and community organizations to provide for education to seniors, not
only on senior housing, but also on issues such as medical, health, and community resources.
Final -April 2008
Page 50
Evaluation and Appraisal Report City of Winter Springs
Major Issue 6 -Affordable and Work-Force Housing
While housing in the City of Winter Springs 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", meaning that there is little vacant developable land remaining.
To ensure community viability, the City's housing stock should include diverse, affordable, and accessible
"for sale" and "rental" units. Options for affordable and work-force housing should be created that do
not diminish neighborhood character. Work-force Housing is defined as "Housing available for working
households that earn up to 140% of the Area Median Income."
This section provides a brief review of the demand for affordable and work-force housing, evaluates the
effectiveness of existing WSCP Goals, Objectives, and Policies related to these issues and makes
recommendations to further address the City's affordable and work-force housing needs.
Housing and Income_Data
Data from the Shimberg Center for Affordable Housing (Shimberg) was reviewed. Data on all local
governments in Florida is provided via the Florida Housing Data Clearinghouse. The average sales price
for a single family home in Winter Springs was $250,278 in 2005, compared to a county-wide average
sales price of $282,417. The median sales price that year was $215,000, compared to a county-wide
median sales price of $242,000 and a statewide median sales price of $226,000. While average and
median sales prices were lower than county- and state- wide figures, sales prices in the City rose
substantially in recent years as illustrated in Figure 2.1. The median sales price for single family homes
rose by 51 % from 2000 to 2005 and the median sales price for condominiums more than doubled from
$62,000 in 2000 to $129,000 in 2005 (108%). The median rent paid by Winter Springs households in
2000 was $727 per month, compared to a county-wide median rent of $731 per month and a statewide
median rent of $641. (Shimberg, 2007)
Figure 2.1 -Median Sales Prices for Single Family Homes and Condominiums in Winter Springs,
1998-2005
Final -April 2008
Page 51
Evaluation and Appraisal Report City of Winter Springs
As discussed in the Community-Wide Assessment, the median household income for Winter Springs in 1999
was $53,247 which compares to the corresponding figures of $49,326 for Seminole County and $38,819
for Florida. In Winter Springs and the surrounding metro area, the HUD-estimated median income for a
family of four is $54,900 in 2007 (Shimberg, 2007), an indicator of the slow growth in wages in the area
in recent years.
According to the 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.
In 2005, 3,005 Winter Springs households (24%) pay more than 30% of income for housing. By
comparison, 25% of Seminole County households and 29% of households statewide are cost-burdened.
Households paying 50 percent or more of their annual income are considered "severely cost burdened:'
l,l 10 households in Winter Springs (9%) pay more than 50% of income for housing. By comparison, 10%
of households in Seminole County and 29% of households statewide are severely cost-burdened.
(Shimberg, 2007) Table 2.1 provides additional detail relating the cost burden of households to the
area's median income.
Table 2.1 -Households by Income and Cost Burden, Winter Springs, 2005
Household Income as Percttnt~fle of Amourif -0~ 1RGOme f aid fof Housing -
Ares Median lrtcome jAMI) 0-30% 30-5Q% 50°/a or mor@
<=30% AMI 195 1 12 452
30.01-50% AMI 248 267 361
50.01-80% AMI 744 675 175
80.01 +% AMI 8,446 841 122
Total 9,633 1,895 1,1 10
Source: Florida Housing Data Clearinghouse, Housing Yrotile for the ury or wmrer apnngs, rcccaaau ~~.._~~~.,
Affordable Housing Programs
While some state and federal affordable housing programs are included in the current Comprehensive
Plan, a number of additional programs are available which may support the City in addressing
affordable and work-force housing, including:
• Sal pportive Housina Investment Partnership (SHIP): low-interest loans to developers and Community
Housing Development Organizations (CHDOs) for acquisition, rehabilitation, or new construction of
affordable rental housing, or payment of impact fees associated with such.
htt~-f /www shipDartners org (default asp2nc=3322&id=2
HOME: 1)Low-interest loans to developers and CHDOs for acquisition, rehabilitation, or new
construction of affordable rental housing; 2) Grants to CHDOs for operating expenses; and 3)
Grants or loans to CHDOs for acquisition, rehabilitation, new construction,
demolition/reconstruction, and site improvements/infrastructure for affordable rental or owner
housing.
htt~//www floridahousina ora/Homq~Developers~MultifamilrPrograms/HOME/default htm
• Florida Affordable Housina Guarantee Program: Works in concert with federal, state and local
government financing sources, as well as other qualified lending institutions, to effectively lower
the overall cost of borrowing capital for the construction and rehabilitation of affordable
Final -April 2008
Page 52
Evaluation and Appraisal Report Ciry of Winter Springs
multifamily rental housing. These cost savings are achieved by the Guarantee Program
guaranteeing the payment of mortgages that secure multifamily mortgage revenue bonds.
http_,f /www floridahousing orgfHom~f Developers/MultifamilyProarams/GuaranteeProaram.htm
ommunit~Workforce Housina Innovation Pilot Program ICWHIPI: 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 housing in the form of
loans with interest rates of one percent to three percent, which may be forgivable if the housing
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.
htta //www floridahousing.ora/Home/Develo emirs/WorkforceHousina/2007CWHIP/2007CWHIP
Default.htm
Assessment
Four objectives in the Housing Element of the Comprehensive Plan address affordable housing. Objective
1.3 specifically addresses low and Moderate Income Households. Objectives 1.1, Housing Supply and
Goal 2, Preservation (Objectives 2.1, Housing Units and 2.2, Neighborhoods) contain policies that also
address the issue of affordable housing. Each of the related Objeatives and Policies has been achieved to
varying extents.
The City has provided for density increases and mixed uses that can provide for more affordable housing
options (type and number); at the same time the City has discouraged concentrations of affordable
housing and employed housing surveys and code enforcement to ensure quality of housing. Constraints in
land development regulations appear to still present a barrier to development of low and moderate-
income housing projects (survey). In addition, there are opportunities for the City to further utilize
redevelopment programs, to extend partnerships with private and non-profit housing providers, as well as
residents ("sweat equity", neighborhood planning, housing programs education), and to establish an
Affordable Housing Trust Fund to assist low-income households in obtaining and maintaining affordable
housing. The City also has opportunities to provide incentives through subsidization of impact fees and
increased use of density/development bonuses for developers who contribute to affordable housing.
No unanticipated changes in circumstances regarding the issue of affordable housing have been
encountered.
Recommendations
1. Add a policy to the Comprehensive Plan under Housing Objective 1.3, to discuss programs and the
City's partnership with private/non-profit developers on additional programs such as SHIP, HOME and
CWHIP (similar to Housing Element, Policy 2.1.6 for CDBG and Florida Neighborhood Housing Services
Grants, which focus on rehabilitation and existing housing stock).
2. Add a policy to the Comprehensive Plan Intergovernmental Coordination Element, Objective 1.2: Land
Use and Housing Coordination, calling for the City to work with Seminole County to address affordable
housing in the region, as well as to potentially develop a workforce housing program for the County.
Final -April 2008
Page 53
Evaluation and Appraisal Report City of Winter Springs
3. Add a policy to the Comprehensive Plan under Housing Element, Objective 1.3, calling for the City To
cooperate 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 low
and moderate income homeowners in the entire process from purchase and rehabilitation of housing to
maintenance, upkeep and care of housing. Involvement of local youth through the school system may also
be applicable.
4. Consider a revision to Housing Element, Policy 1.3.4; calling for the establishment of a program of
density/development bonuses in return for developer contributions to affordable housing (currently calls
for examination of a program).
5. Consider adding a policy to the Comprehensive Plan under Housing Element, Objective 1.3, or further
revising Policy 1.3.4 to call for examination of a program that provides developers with a reduced traffic
level of service (LOS) for development applications to encourage geographic dispersal and expansion of
affordable housing opportunities (i.e. a slight reduction in required traffic performance, see Traffic
Performance Standards Affordable Housing Exception used in Palm Beach County).
b. Consider a policy that requires residential projects to include a certain number of workforce housing
units and encourages developers of large projects in the Town Center to provide a certain number of
workforce housing units for workers to be interspersed into the development.
In addition to these policy recommendations, as illustrated by the Assessment of Comprehensive Plan
Goals, Objectives and Policies, the City has numerous policies in the current Comprehensive plan that
support affordable and workforce housing goals. The implementation of these policies through specific
programs, projects and funding actions would advance affordable and workforce housing goals.
Final -April 2008
Page 54
CITY OF WINTER SPRINGS
EVALUATION AND APPRAISAL REPORT
List o~ ~ssucs
The following are the major issues identified by the City of Winter Springs {s. 163.3191(2), F.S.}:
~jreenway Interc~anae~m~Io~ment District
The Greenway Interchange District (GID) was established as a land use category in the City's Comprehensive
Plan, to provide regional employment opportunities, an expanded tax base, and long-term economic stability
for the City (given its location and regional accessibility at the nexus of the Greeneway and S.R. 434).
Currently, up to 25% of the GID can be developed in medium to high density residential use after a certain
percentage of the GID is developed.
The City will explore the implications of removing the residential housing component of the GID;
The City will review existing Winter Springs Comprehensive Plan (WSCP) Objectives and Policies to
see if they should be enhanced to direct development of valuable GID lands for targeted uses, to
ensure long term economic gain to Winter Springs;
The City will explore the implications of developing the GID as a regional collaborative effort and
will evaluate existing WSCP objectives and policies to determine if new policies are needed.
~~~crlN ~ousir~~ fy Medica~ Care
Most elderly wish to remain living independently, even when they can no longer fully manage their household
affairs; however, they can only do so, if alternative housing options are available.
The City will evaluate the implications of Winter Springs' aging "boomer" population on housing
demand and services;
The City will explore various options to increase elderly housing and services, such as attracting an
Assisted Living Facility; allowing Accessory Dwelling Units to be constructed in single family zoning
districts with strict guidelines to protect the neighborhood character; attracting an Urgent Care
Facility; and/or requiring a certain percentage of townhouses and condominiums to conform to
"Communities for a Lifetime" standards; and
The City will assess Goals, Objectives and Policies of the WSCP to determine what actions or
corrective measures are needed to support the provision of identified elderly housing options and
services.
A{-~orda6~e and Work-~oree ~ousin~(Work-force Housing is defined as "Housing available for
working households that earn up to 140% of the Area Median Income")
To ensure community viability, the housing stock must include diverse, affordable, and accessible "fox sale"
and "rental" units. The cost of housing has skyrocketed in recent years, while wages have remained relatively
flat. Only one out of three City employees resides in the City. Will families that cannot afford to purchase a
single family detached home, purchase townhomes, condominiums, or find available rental property ?
The City will identify opportunities and methodologies and redevelopment initiatives to encourage
the provision of both affordable and work-force housing that do not jeopardize neighborhood
character. The City, due to growth in the last twenty years, is reaching "build-out", meaning that
there is little vacant developable land remaining. Therefore, it will be crucial to consider innovative
options that do not diminish neighborhood character.
The City will evaluate the effectiveness of existing WSCP Goals, Objectives, and Policies related to
affordable and work-force housing;
The City will investigate funding sources, such as state and federal grants.
~cjtatc Road 434 Comdor
S.R. 434 is a major arterial that passes through the City of Winter Springs. As population increases in Winter
Springs and the surrounding communities, S.R. 434 will become more congested. Winter Springs should
explore transportation alternatives and route alternatives to ensure that the LOS will not require widening to
six lanes. S.R. 434 passes through the Town Center, the City's concentrated mixed-use urban center
downtown. The Town Center is apedestrian-oriented environment, but S.R. 434, with a posted speed of 50
mph, is hostile to the pedestrian.
^ The City will review WSCP Objectives and Policies to determine how they can be enhanced to
ensure the timely provision of interconnecting roadways;
^ The City will enhance WSCP Objectives and Policies to support regional transportation connectivity
and multimodal transportation;
^ The City will explore the implications of designating it's Urban Central Business District (Town
Center) as a transportation Concurrenry Management Area {s. 163.3180(5), F.S.} and/or Urban
Infill area {s. 163.2517, F.S.}.
^ The City will enhance WSCP Objectives and Policies to support reduced speeds on S.R. 434, through
the Urban Central Business District (Town Center); and
^ The City will continue negotiations with FDOT to retrofit this segment of the arterial into a roadway
with a character that is conducive to its context within the Town Center.
PoPu~ation, housing Dcnsitt{ and ~rccnsPacc
In the past, the City experienced expansion of its land area through annexation of adjacent developing land.
In the 1970s the City more than doubled its land mass with the annexation of the Tuscawilla PUD. However,
since that time, the City has seen decreased expansion. During the last ten years, the City's land mass
increased by only 7%. With the implementation of an annexation boundary to the east along DeLeon Street,
future increases will be primarily through the annexation of enclaves.
Since Winter Springs will not be sprawling out, it will see more interest in infill development. The majority of
vacant land is in the Greeneway Interchange District or Town Center. The next 5-7 years will see the Town
Center develop into the vision portrayed in the original Master Plan as a concentrated, mixed-use center for
the City with parks, conservation areas and public facilities blended with commercial, office and residential
uses. Currently, the Comprehensive Plan allows a FAR of 2.0 and 36 dwelling units per acre in the Town
Centex.
However, residents have expressed concern regarding the development of the remaining natural areas and
lands constrained environmentally will see more pressure for development. Residents have also expressed
concern over the density of new housing development; however, infill development typically is higher density.
Therefore:
The City will review WSCP Objectives and Policies to determine how they can be enhanced to
ensure greater protection of natural areas, wildlife, and green space; Incentives and policies will be
explored, such as the following:
o In exchange for obtaining additional (and significant) greenspace, Winter Springs may allow
multi-family residential units in commercially zoned areas;
o In exchange for obtaining additional (and significant) greenspace, Winter Springs may allow
building heights up to 6 stories in the Town Center.
o Limit development of new high density housing to the Town Center and the US 17-92 CRA
Corridor;
2
~edevc~opment of Wcstjidc
Since Winter Springs will not be sprawling out, it will see more interest in infill development as it reaches
build-out. Redevelopment of existing uses and infill of vacant, skipped over lots will require special attention
to compatibility and appropriate utilization of small lot sizes. The City wishes to ensure the longevity of
quality housing in the city. Because the City has financially participated in housing redevelopment programs,
in the past with mixed success, it will be important to understand what options exist to improve future
endeavors. To this end:
^ The City will assess Goals, Objectives and Policies of the WSCP to determine what actions or
corrective measures are needed to better support redevelopment of all types on the west side of
town.
Additional ~ssues to 6c ~nc~ude~ for Com~~iance withjtate Re~u~ations
{s. 163.3191(2), Florida Statutes}
choo~s
City Staff is in the process of Finalizing an Interlocal Agreement {s. 163.31777, F.S.} with the other
governments in Seminole County to address the coordination of future land use and residential development
with the capacity of existing and planned schools, establish consistent and appropriate population projections
with the School Board, and assist the School Board in planning and siting of new schools. This document is
expected to be adopted in May. The preparation of the Public School Facilities Element will follow and will
implement a school concurrency program according to the requirements of s. 163.3177(12), F.S. Adoption is
due December 1, 2008. {s. 163.3177(12)(1), F.S.}
The EAR will subsequently evaluate the success or failure of the coordination of the future land use map and
associated planned residential development with public schools and their capacities, as well as the joint
decision making processes engaged in by the local government and the school board in regard to establishing
appropriate population projections and the planning and siting of public school facilities. {s. 163.3191(2)(k),
F.S.}
WatcrSu~P~~{ Pan
The City's Water Supply Plan 2007 and related Comprehensive Plan amendments are in the process of being
transmitted to DCA for review. Adoption is due August 7, 2007. The 2008 EAR will subsequently evaluate
the City's success in identifying and implementing alternative and traditional water supply projects necessary
to meet its water supply needs, including conservation and reclaimed water use programs. {s. 163.3191(2)(1),
F.S.}
thcr
In addition to the Major Issues, the EAR will include a brief assessment of successes and shortcomings
related to each element of the plan using tables, illustrations, and maps, to the extent possible {s.
163.3191(2)(h), F.S.}.
The EAR will also update the comprehensive plan, with text, maps, illustrations, or other media, related to:
^ Population growth and changes in land area, including annexation, since the adoption of the original
plan or the most recent update amendments;
3
The extent of vacant and developable land;
The financial feasibility of implementing the comprehensive plan and of providing needed
infrastructure to achieve and maintain adopted level-of-service standards and sustain concurrency
management systems through the capital improvements element, as well as the ability to address
infrastructure backlogs and meet the demands of growth on public services and facilities; and
The location of existing development in relation to the location of development as anticipated in the
original plan, or in the plan as amended by the most recent evaluation and appraisal report update
amendments, such as within areas designated for urban growth.
4