HomeMy WebLinkAbout2009 01 29 Housing Element (Strike-Through Version)•
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City of Winter Springs
Comprehensive Plan
HOUSING ELEMENT
October 2001
Amended, September 2005
Amended, XXX 2009
Prepared For.
City of Winter Springs
Community Development Department
1 1 26 East STate Road 434
Winter Springs, Florida 32708-2799
Undated By:
Plonnina Communities. LLC
2510 Wild Tamarind Blvd.
Orlando, FL 32828
2001 Plm Prepared By:
Land Design Innovations, Inc.
140 wT.....u n..i.._a_ e.,.._..,. c.:... 295
W:_.,._ n,._t, clo_:a.. 32789
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a.-1-4TncASUETION ............ ....................................................................................................'
1. Pnrpe3e e€Ehe $lenzenE ................................................................................................. 1-
2.-{'irewE13 Trett&w.-:..- :.- ....................................................................................................2
B: -H9L3$INfs iT`z? TIENTARY ................................................................................................. 3
1. £timisting-Heasing-6hseaete:=sties .................................................................................3
a: : : k ............................................................ ..... -:.................................................'
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e.elli-g-Un'tt • by Tentife . . . . ................................ 4
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e. Ef3st Ffj lnef3rAe -R$s-i5j ....................................................................................................................?
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3-Gever?mentSabsidized?Iet+si ................................................................ . :
4. ?eea? ??e?nes ----------- ..-.:.:..-.................................................... ....... ....... .......... ............-: 7
3. Alebi:e lientes ............................................................................................................... 8
6:--Historie H-ousing :.. ::.-..... --- ...................-8
7-14ees'rrig-6enstruetien Aetivity ..................................................................................... S
? ANALYSIS ..... .
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D. GOALS, ,-i?*F9-P9LIC4Es .................... ........................... 41
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TABLE OF CONTENTS
A. GOALS, OBJECTIVES, AND POLICIES ...................................................................................8
B. INTRODUCTION ................................................................................................................. 20
1. Purpose of the Element ................................................................................................. 20
2. Growth Trends ...............................................................................................................21
C. HOUSING INVENTORY .......................................................................................................24
1. Existing Housing Characteristics ...................................................................................24
a. Age of Housing Stock ................................................................................................................. 24
b. Dwelling Units by Type .............................................................................................................. 25
c. Dwelling Units by Tenure ........................................................................................................... 26
d. Cost of Housing ........................................................................................................................... 28
e. Cost to Income Ratio ................................................................................................................... 29
2. Housing Conditions .......................................................................................................31
. a. Physical Conditions .....................................................................................................................31
b. Overcrowding ............................................................................................................................. 34
3. Govemment Subsidized Housing ................................................................................. 34
4. Group Homes ................................................................................................................35
5. Mobile Homes ...............................................................................................................36
6. Historic Housing ........................................................................................................... 37
7. Housing Construction Activity ......................................................................................37
D. ANALYSIS ...........................................................................................................................40
1. Household CharacFeristics .............................................................................................41
a. Household Size ............................................................................................................................ 41
a. Population by Age ..................................................................................................................... 44
b. Households by Income ................................................................................................................ 46
2. Projeded Housing Needs ..............................................................................................49
a. Housing Tenure, Type and Cost ...............................................................................................49
b. Housing for Special Populations .............................................................................................. 50
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c. Group Homes ..............................................................................................................................52
d. Dwelling Unit Demolitions and Conversions ........................................................................... 52
3. Land Requiremenfs and Availability for Projecfed Housing Needs .............................. 53
4. The Housing Delivery System ....................................................................................... 56
a. Financing ...................................................................................................................................... 56
b. Regulatory and Administrative Process .................................................................................. 57
c. Infill Housing Development ........................................................................................................ 57
d. Mobile Homes .............................................................................................................................. 58
e. Infrastructure Requirements ....................................................................................................... 59
f. Sustainability, Energy Efficiency, & Renewable Energy Resources ................................... 59
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LIST OF TABLES
I Table III- 1 a: Population ..........................................................................................................................65
Table III- 1 b• Population Forecasts .................. ................................................ .............
Table III-2: Age of Housing Stock ......................................................................................................66
Table III- 3: Housing Units by Type, 2000 & 1990 .........................................................................65
Table III- 4a: Housing Units By Tenure, 2005 - 2000 ........................................................................68
Table Ill- 4b: Year Housina Moved Into Owner Occupied Housing ............... .......
Table III- 5: Median Household Income. 1999 & 2007 Estimite ...................................................b9
Table III- 6: Cost Burden .......................................................................................................................70
Table III- 7: Comparison of Housing Conditions, 1990. 2000 ...... Error! Bookmark not defined.
Table III- 8: Cooperatives and Mobile Home /Recreational Vehicle Parks, 2008 .....................72
Table III- 9: Housin Construction and Annexation AdivitY, 1990 - December 2007 .............74
Table III- 10: Household Composition, 2000-2030 ...........................................................................75
Table III- 1 1: Winfer $prings Poeulation By Age 1990-2030 .......................................................76
Table III- 12a: Households by Inmme and Cost Burden Winter Sprinas 2005 .............................77
Table III- 12b: Proieded Households bv Income. 2000-2030 ...........................................................78
Table III- 13: Demand for Housina Units by Tenure ...........................................................................79
Table III- 14: Vacant Land Analysis ......................................................................................................80
Table III- 15a: Comparison of Monthly Gross Rent 2000 .......................................................... .........81
Table 111- 15b: Comparison of Monthly Gross Rent 1990 ...................................................................81
Table III- 16a: Value of Owner-Occupied Housing 2000 ......................................................... .........81
Table III- 16b: Value of Owner-Occupied Housing 1990 ......................................................... .........81
? Table III- 17: Comparison of Monthly Cost of Owner-Occupied Housing, 2000 ......................283
LIST OF MAPS
Map III- 1: Mobile Home Parks and Cooperatives - WILL BE UPDATED ............................................ GO
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A. GOALS, OBJECTIVES, AND POLICIES
GOAL 1: PROVISION OF HOUSING. To ensure an adequate supply of a wide range of
housing types, at various levels of affordability, to accommodate the needs of the residents of
Winter Springs.
Objective LL• Housing Supply. Assist the private sector to provide xppmximately°-?l-24
rrt?w-tiweffinea sufficient number of pppropripte housing units o-€-vario•- • '--""' '•''- e • °~'' '---s'..
'4 hrough the end of the planning htA4wmt.Voriod-
Policy 1.L1: The City's Future Land Use Map shall include adequate amounts of land
to accommodate the projected housing growth.
Policy 1.1.2: Ensure, through the Concurrency Management System, that necessary
infrastructure capacity is in plqce for tb6 new dwelling units, populqtion,
and tkre seco,rt'cfary non-residential development expeded from an
increase in the housing stodc and population.
Policy 1.1.3: 17f'e (;Wy sho?uld conrnue revielwing ordinances, codes, regulations, and
the permitting process to ?eliminate excessive requirements and to
encourage private sedor participation in meeting housing needs.
I Policy 1.1.4: The Cify sh,cflli,-thT-ot?he larx? cie??elc?,rr?e??c?s; encourage the
development/redevelopment of housing that will integrate diverse
? choices of housing .. ftH ..
Policy 1.1.5: The City shall continue to assist developers of residential dwelling units
by providing technical and administrative support regarding permitting
and regulations to maintain a housing produdion capacity level
sufficient to meet the demand. Technical assistance includes, but is not
limited to, assistance meeting the development review requirements of
the City and other regulatory agencies; referral to appropriate
agencies for information and assistance in meeting infrastructure
standards and requirements imposed by the City; and provision of
data regarding housing needs and conditions.
Policy 1.L6: The City shall continue to allow mobile homes in certain residential
zoning districts where adequate public facilities and services are
available. Mobile home parks and co-ops should be located adjacent
to areas with a comparable density of development or near small-
scale convenience or neighborhood commercial activity, in areas
accessible to arterial ond mlledor roads; and they should be locoted
within reasonable proximity to community facilities.
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Policy 1.L7: The City shall continue to allow modular homes in residentially zoned
areas, provided that such housing is compatible with surrounding
development and meets applicable building code regulations.
Policy 1 L8• The City shall limit the development of hiqh-density housing to the Town
Center and the U S 17-92 Community RedeveloAment Area (C R A )
Corridor. Within these areas hiah-densitv housina should be
encouraaed.
Policy 119• The City shpll develop criteria to allow multi-family housing in
commercially zoned areas contingent upon the provision that it
preserves greensoace elsewhere.
- The City shall utilize Crime Prevention Through
Environmental Design (CPTED) principles in order to increase the safety
of housing developments. CPTED is a branch of situational crime
prevention, which hps as its basic premise that the physical environment
can be changed or managed to produce behavioral effecrs that will
reduce the incidence and fear of crime, thereby improving in the
quality of life, and enhancing profitability for business.
The City shpll continue providing or requiring the provision
by developers of adequate supporting infrastructure, i.e. paved
? streets, sanitary sewer, drainage, potable water, etc., throughout the
City to enhance and complement the housing stock.
I _The City shall cooperate with private and non-profit
participants involved in the housing production process through the
following pctivities:
• Investigate partnerships, if necessary, with private and non-profit
sedor housing providers. Such investigation shall include a
professional market analysis, cost benefit analysis, impad of the
partnership on the private sector housing supply, and cost to
taxpayers. Such partnership may include, but is not limited to,
impad fee subsidies and density incentives.
• Provide technical assistance, legislative updates, and pertinent
housing construction information, and availability of housing
construction incentives to the Seminole County building and
contrading community.
` The City shall establisimaintain a database of building
permit activity, ^^,l ,t_„n ..F4:.....,t1y OfS7G1f11ZQCI to
maintain a current inventory of new housing units by type; and tenure
charaderistics.
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Policy1114• In order to oreserve the urban character of the Town Center and to
adhieve a residential densitv that will adhieve and supoort the desired
commercial activi? within the Town Center, new residential
development density shall be developed at a minimum density of 10
units per acre.
Objective 1.2: Relocafion. The City shall coordinate with the appropriate agencies to
offer relocation assistance to city residents who are displaced by Federal, STate, or local
government programs and projects. The displacing agency shall be responsible for providing
assistance, which includes, but is not limited to, financial means and methods.
Policy 1.2.1: When residents are displaced by City adions, thougrthrouah public
development or redevelopment, the City shall attempt to ensure the
residents are able to relocate to stpndard, affordable housing.
Policy 1.2.2: The City shall require that zoning or strudure use changes be evaluated
as to their impact on the surrounding area.
Policy 1.2.3: The City shpll coordinate with appropriate agencies to prepare plans
of action regarding relocation of residenTS, before programs are
enacted that will create displaced households. Sudi plans shall include,
but are not limited to, the following:
• • Timing of the relocation,
• Assessment of the need for the program whidh will displace
households,
• Costs associated with the displacement of such households, and
• An assessment of the household's needs and the impad of the
relocation on the household, including:
o Location and the effect of a new neighborhood location on the
household's distance to job, schools, and social adivities, and
o The adequacy of public transit, if applicable, to serve the
displaced household.
? Objective 1.3: Very Low, Low md Moderale-Income Households. The City shall encourage
and assist the private sector in the provision of safe, clean and affordable housing for special
I needs populations of the City, paftiettltAyincluding the verv low, low and moderate-income
households.
Policy 1.3.1: The City shall review and revise its land development regulations to
remove constraints on the development of low and moderate-income
housing projects, where such constraints are not supported by a valid
concern for the health, safety, or welfare of the community.
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Policy 1.3.2: The City shall examine the need to amend the zoning ordinance to
permit density increases for the development of low and moderate-
income housing. The ordinance shall establish conditions under which
such increases may be permitted, which shall include but are not limited
to: differences in densRy compared to adjoining properties, adequacy
of infrastrudure, buffers, and project size.
Policy 1.3.3: The City shall expmine the need to establish an Affordable Housing
Trust Fund to assist very low and low-income families in the provision
and maintenance of owner-occupied or locally managed renTal
housing.
? Policy 13.4: The City shall exffi-tiine th° ee•' to establish a program of
density/development bonuses in return for developer contributions to
affordable housing.
Policy 1.3.5: The City shall expmine the need to establish a r{o,gram that provides
developers with a reduced traffic level of service (LOS) for
development applications to encourage geographic dispersal and
expansion of affordable housina onportunities.
The City sholl evaluate all infrastrudure charges and fees to
determine whether adjustments can be made for low and moderate-
? income housing projeds. In addition, consideration should be given to
providing funds to offset fees in situations where they cannot be
reduced. The City should also encourage the County to assist in this
effort as the provision of housing needs benefits the larger area as
well as rhe City itself.
promote the refurbishment of existing housing structures by
providing incentives and/or credits to homeowners for "sweat equity"
rehabilitation within neighborhoods in need, by defining the criteria for
such incentives and/or credits in the City's Code of Ordinances.
Promote mixed uses, which include provisions for a wide
variety of housing types and prices, in large tract developments.
I •°.: Continue allowing a wide range of housing types, such qs
cluster homes, single-fpmily attached, zero lot line homes, through the
Code of Ordinances.
Policv 1.3.10: To suoolement the need for workforce housing in the Town Center and
to add density, the City shall require that residential projeds include a
certain number of workforce housing units. The City shall also evaluate
the potential to establish requirements for the provision of a certain
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prouortion of aaraae apartments along with sinale familv detached
unit .
Efficiently plan and operate utility systems to provide for
cost effective service operations.
I The City shall investigate means and methods for
subsidization of impad fees to development that provide housing for
low and moderate-income families. Include criteria and administrative
rules for such subsidies in the City's lond development regulations.
The City shall coordinate the provision of affordable
housing with other agencies and municipalities in the area.
The City shall amend the City Code to address the following
issues in the provision of affordable housing:
• Discourage the concentration of affordable housing units.
• Encourage the provision of affordable housing within the older
neighborhoods through redevelopment of existing units.
• Estoblish a maximum size for new stand-alone housing
• developments.
• Require a strong, local management company for rental
developments.
I Policy 1.3.15: The Citv shall continue to coordinate with Seminole CountY and review
th? research and guidelines developed under the Seminole County
Workforce proaram to ensure coordination with this_recLOnal approach
to address workforce housi_ny needs.
Policy 1.3.16: ,; .h.. G,._,.., 2000 h__..,:_,_ ;....:,.:e, be&,...o,. .,..,,;t„bl..-?;e City shall
periodicallv review affordable housing : t tistia and amend this
element *? -eflect mo=e nceR=a«}n€ormatic>awhen warranted.
Policy 1.3.17: The City shall nartner with nrivate and non-profit developgrs to up rsue
fundinp through proprams such as:
• Supportive Housing Investment Partnership,
• HOME Investment Partnershigs Program, and
• Communitv Workforce Housinq Innovation Pilot Proarpm (CWHIP).
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__,The Ciri shail work with non-profit groups and communitv
oraanizations to provide for education on ave4xbility-H€--c'ffordable
housing toqics such as available grant qroarams, rehabilitation, and
maintenance to further engasae low and moderate income homeowners
in VLinter Spr-ing:the entire process from purchase and rehabilitation to
maintenance. uokeeo, and care of housinp.
Objective L4: Special Needs Househdds. The City sholl ensure that adequate sites are
available for special needs populations, such as The elderly and disabled.
Policy 1.4.1: The City shall irclude -tn -t43r -}x?--eievele?naer+e -regulations
adeq?emaintain sTandords for the location of community residential
homes and special needs housing, including group homes, in accordance
with applicable law. Such stpndards shall ensure compatibility and
consistency with surrounding land uses.
Policy 1.4.2: The City shall utilize fhe development review process to review any
proposed projects or City Code amendmerits that impact housing for
special need populations.
Policy 1.4.3: The City shall continue to support organizations that assist elderly and
handicapped citizens in finding decent, accessible, and affordable
? housing. $uch support may include technical assistance and alternative
design standards and code requirements.
Policy 1.4.4: The City shall continue to ensure compliance with Federal and State
laws on accessibility.
Policy 1.4.5: In an effort to address problems of housing for lower income elderly
residents and other households with special housing needs, the eityCity
shall allow for the placement of retirement communities and elderly
care facilities in areas of residential charader as long as they are
designed in a manner that is compatible with the dharacter of the
neighborhood.
Policy 1.4.6: By- 2092, t?eThe City shall investigate the need to allow the
development of innovative retirement/multi-generation housing
induding adaptive construction techniques, °Granny Cottages°, and
accessory apartments. The City shall establish strict desian
compatibilitv guidelines to allow Accessorv Dwelling Units as a
conditional use in single familv zoninp distrids.
Policy 1.4.7: The City shall create incentives for develo erprojeds with p certain
percentage of townhomes and condominiums to meet "Communities for
a Lifetime" standards and to incorporate universal design principles in
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rehabilitation ?rojeds. The City shall work with qroarams that address
elder housina oolicies to educate private and non-profit develo eg rs on
"Communities for a Lifetime" stondards and universal design r? inciples.
Policy 14 8• The City shall explore attracting additional ossisted living facilities
(ALF) includina studvino ootential locations size reauirements market
demand and timina as weli as ootential partnershios and fundina
sources The City shall investistate the Elderly Housing CommunitY Loan
proqram which provides loans of up to $750 000 to develoners
making substantial improvements to elderly housinp.
Maintain a working relationship with the State of Florida
Agency for Health Care Administration (AHCA), Seminole County
Health agencies, and organizations with an interest in the housing of
disadvantaged populations, including consideration of subsidy
programs offered by these agencies.
Policy 1.4.10: The City shall support programs that address elderly housing policies
through the area Councils on Aging, and State and Federal efforts.
Such support mav indude providing education to seniors on senior
housing and other issues such as available medical, health, ond
communitv resources.
Policy 1411- The City shall identifr odditional programs, prouns or other
opportunities to link with non-profit groups and community
oraanizations with the nur ose of nrovide for education to seniors, not
onlv on senior housina, but also on issues sudi as medical, health, and
communitv resources.
Objective 15• Energy EH'iciencK md Sustdnability. The CitX shall support sustainability and
enerQy mnservption in new housing develo.pment and redevelopment.
Policy 15 1• New construdion structure rehabilifation and future developments shall
be encourpged to pursue Leadership in Energy and Environmental
DPCinn (LEED) Certification bv the US Green Building Council (USGBC).
The City shall consider the implementation of a fee structure that
encourages buildings which are LEED-certified.
Policy l 5 2• The City shall develoo a scale of incentives for the different levels of
LEED Certification• i e a LEED Platinum roted nroied should receive a
greater incentive than one rated as LEED Silver.
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Policv 15 3: The Citr shall identifv specific buiiding oetions and elements available
to meet its enerav qerformance aoals such as:
• $olar water heating;,
• Energy-efficient apnliances sudh as "Energy Star"•
• Energy-efficient windows doors and sk I?ghts;
• Low solar-absorntion roofs, also known as "cool roofs";
• Enhanced ceilina and wall insulation;
• Reduced-leak dud systems:
• Programmable thermostats: and
• Enerav-efficient lightina srsrems.
Polic y 15 4• All new housing develoaments in the City shall implement cost-effedive
Pnergy-efficient technologies must facilitate and promote the use of
cost-effedive energy conservation energy-demond management and
renewable energY tedinologies in buildings and must have enerSY
? t)erformance which mmplies with the florida Energ v Efficient Code for
Buildin Construdion.
Polic y 15 5• The City shall identify soecific building and lands caping ontions and
Plements available to meet its storm water manaa ement performance
aoals such ar
• Green roofs:
• Bio-swales;
• Permeable or oo rous aq vers;
• Use of cisterns and rain barrels;
• Native soecies landsca .in,gs
Polic y 1 5 6• Runoff control shall be mandated bv the Citv for all construction sites to
mitigate erosion and sediment or chemical discharo es from construdion
adivities.
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GOAL 2: PRESERVATION. Encourage the preservation of decent, safe and sanitary housing for
the present and future residenTS of Winter Springs.
Objective 2.1: Housing Uniis. The City shall continue to assist in extending the life of the
existing housing stock, to stabilize neighborhoods and create mmmunity pride.
Policy 2.1.1: The City shall continue applying its unsafe building abatement policy to
reduce the amount of substandard housing and preserve the available
housing stock.
Policy 2.1.2: The Crty shall encourage low-income residents to apply for housing
rehabilitation assistance individually or through the programs managed
by the County.
Pol:._. 2?.3: ?r1.,, i-:t. ; h,.u re-eiew th.. ettrreat i...:ia:.... =.,,1e A.. .t re;at:;°„ .?,
?r
renov8Het3:T- . shotAd . .
eornfnttr2it?s hous.ing . .
Policy 2 13• Rehabilitation of existing buildings shall be in conformity with the
Florida Building Code.
Policy 2.1.4: The City shall ???-??'--?' mnintain a hotising ..
miydatabase which identifies residential units thot may be in need of
rehabilitation or demolition.
Policy 2.1.5: The C-ttyCode Enforcement division shpll eeeoar-a}.,=e-coordinate with the
Buildina division to undate the housina conditions database and
condud the .._.___,..:o.. ..c ;...b,t.....a,._., h..--:•:..,_ ....:.. _,. .h,,..;ecessary
code enforcement inspections to keeg the number of substandard and
deteriorated hatts?g-units to a minimum wi" - . ° -ritte
m?its-t'e??ea?_
seth"'tandard
I'c4wi-2'.1.?: The Citr shall continue enforcinq the Intemational Proqertv
? Management Code to address substandard and deteriorpted housina
conditions.
The Ciry shall continue to apply for housing rehabilitation
grant funds and subsidy programs such as:
• Community Development Block Grant (CDBG) funds administered
by the U.S. Department of Housing and Urban DevelopmeM.
• Florida Neighborhood Housing Services grant administered by the
Florida Department of Community Affairs. (Chapter 420.429, F.S.).
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• Florida Small Cities CDBG Program Funds administered by the
Florida Department of Community Affairs (Chppter 290.0401-
290.049. F.S.).
Policy 2.1.8: By duly adopted procedures, the City shall condemn and require
demolition of those units thqt are determined by the City unsuitable for
rehabilitation. The City has adopted the International Proqerty
Management Code 2006 edition which delineatet the procedures for
condemnation and demolition of unsuitable units.
Objective 2.2: Neighborhoods. The City shall promote housing opportunities for new
households in already established neighborhoods and insure the stabilization of all neighborhoods
through the following policies, when applicable.
Policy 2.2.1: Identify neighborhoods that are in need of rehabilitation or are
experiencing instability based on any and all of, but not limited to, the
following criteria:
• • Proliferation of crime,
• A Iprge percerrtage of substandard housing units,
• Fragmentation of land uses, and
• Poor or deteriorating infrastructure, including water, sewer, and
drainage systems and inadequate traffic and pedestrian systems.
Policy 2.2.2: Develop neighborhood plans, and implement programs, which strive to
reduce or eliminate destabilizing neighborhood conditions, and include
in such plans and programs activities which include, but are not limited
to, greater levels of code enforcement, implemerrting neighborhood
watch programs, "Safe Neighborhoods° programs, and Community
Developmenf Block Grant programs.
Policy 2.2.3: Provide for a high level of resident and owner participation in any
plan or program implemented for the purpose of improving and/or
stabilizing neighborhoods.
Policy 2.2.4: Investigate funding sources, for these plans and programs, whidi may
include but are not limited to, special taxing districts, °Safe
Neighborhoods Act" funding, and Community Development Block Grant
Funding.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
Policy 2.2.5: Promote and support home ownership within older neighborhoods by
providing incentives and/or credits to home owners for "sweat equity"
rehabilitation within targeted neighborhoods.
Policy 2.2.6: The City shall efrntintie-e4c>reirit;--t4;e-rzgtt1n? tffit,- pralvbiti rohibit the
expansion of non-compatible uses within residential neighborhoods.
Policy 2.2.7: The City shall continue-tEr-require;-eE3rcxgE3the-Eit}=-,G<?, adequaTe
buffering and screening of residential neighborhoods from
incompatible uses, which could adversely impact existing
neighborhoods. Landscape buffering and transitional uses shall be
utilized to further this policy.
•
Policv 2 2 8• The City shall continue to re auire the implementation of the Town
Center Code so that the concep t of `eyes on the street' is maintained to
ensure safe, pedestrian friendly streets."
Policy 2 2 9• The City shall identify infrastru cture deficits in existing neighborhoods
and imnlementation strategies to mitiga te them through partnerships,
gram funding, or as part of caq ital budg eting.
Policy 2.2.10: The Citr shall reauire an inter connected network of sidewalks in new
residential developments to supqort walkina and neiahborhood
friendliness.
Policy 2 211• The Citv shall encourage property upgrades which enhance
neighborhoods.
Objective 2.3: Hisforic Preservafion. As the housing stock begins to age, the City shqll
develop a process of identifying potential historic properties.
Policy 2.3.1: The City sholl ?•?-•??uct a sHtve"e€ identify buildings ky Deeer:va-20?
tcridenti€q-those-that have the potential to t>ecrj?hi. ni ;cil-be historic
or significant structures.
Policy 2.3.2: The City shall establish i??ie-City-C?standards for rehabilitation and
de")?j+;tj€-histf3rieof historicallv significant strudures.
Objective 2.4: Inrill. The City shall promote infill development by supporting alternative
development standords consisrent with the existing zoning standards, where necessary and
feasible.
Policy 2.4.E The Citv will work to identify acceptable locations, priorities, and
imalementation strategies for potential infill development and
redevelopment Opportunities for residentipl commercial and mixed
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIISING ELEMENT
use shall be identified and categorized. The Citv will encouraae mixed
use and higher densitY and intensitv develonment in orioritv infill
development and redevelogment areas identified through these efforts.
Policy 2.4.2: The City shall maintaindevelop a vacont residential parcel map and
darabase .. , the . , .. .. .
, , . , , . which includes
location information, acreaae, physical characteristics, utilities, zoning;
and ownership data. The vacant residential parcel map will be
enhpnced to identifv infill and redevelopment opportunities.
Policy 2.4.3: The City shpll conduct a workshop with staff and the Commission to
disass barriers to redevelopment and infill and create standards that
will quide and support a strategic approach to redevelopment
plannina that will also heln meet the nroiected shortfall in housina units.
Pobf,=.-2.4t='E???? 4.1,4;_ The City sholl prioritize the creotion of redevelopment and
small area plans identified through the strategic review of infill
development and redevelopment opportunities.
' . ', ` The City shall make available the vacant land database
and map to interested developers and/or builders.
•
Policy 2.4.6: Recognizing that infill development makes use of existing infrastrudure
and combats urban sprawl, the City shpll consider a system of impad
fee credits or other incentives to be agplied, when approoriate.
Policy 2.4.7: The City shall estpblish desian com atp ibility guidelines to allow
accessory dwelling units as o conditional use in residential distrids to
u?port development or redevelopment that integrates diverse dhoices
of housina.
Policy 2.4.8: The Citv shall implement neighborhood desipn standards and review
criteria that encouragg infill com atp ibility while allowing for increased
density and/or mixed use.
The Citr shall wePort the conversion of older residential homes located alona arterial roadways
to live-work or commercial use with proper rehabilitation.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HO1151NG ELEMENT
B. INTRODUCTION - Formattedo Font: Tw Cen MT
"Winter Springs is committed to Smart Growth, which can be defined as growth that is
economically sound, environmenrally friendly, ond supportive of community livability-growth that
enhances the community's quality of life". Housing is an important element in the analysis of
present and fvture characteristiu of a community. The type, structure, and condition of an area's
housing stock influence the community's quality of life. Neighborhoods play an important part in
determining the vitality, stability, and way of life of the residents within a community. A stable
community offers a variety of housing units that appeal to a wide range of age groups, income
levels, and family sizes. A proper mix of different housing types and housing which lends itself to
accommodaring different life styles helps to encourage the development of a well-balanced
community. Without a heterogeneous population, a community is limited in the most efficienr
pllocation of economic resources necessary to sustain a valuable, economically vibrant community.
Housing also impacts the economic strength of a community and provides a bosis for direding the
manner and type of economic development within an area. Since housing helps determine the
economic strength of a community, it should be the objedive of the City to protect exiti,gexistina .,- Formatted: Font: Tw Cen hrr
housing values and develop policies Thpt result in the appreciation of existing neighborhoods. In
addition, the objedive of new development should be to contribute to favorable quality of life
conditions within the community, as well qs reduce housing deficiencies that presently exist.
1. Purpose of the Element
The purpose of the Housing Element is to:
• • IdenTify present ecmiditir)rxonditions aod tv?etype? of housing stock within the ,- ???: ?nt: Tw Cen MT
_ /
- - Formatted: Font: Tw Cen MT
Community.
• Analyze housing trends and determine the deficiencies and causes of those trends,
which may negatively affed the community in the future.
• Develop appropriate plans, programs, and policies to meet the objective of providing
adequate and safe housing for the residenTS of the community.
The Housing Element analyzes the present condition of housing within Winter Springs by
examining the chqraderistics and conditions of the current housing stock, as well as the
characteristics of the households whe_rr,-?n the City. An overview of current low to - r•ormatbad: Font: Tw Cen Mr
---- ----__ _ ?
moderate-income housing is presented, as well as an inventory of group homes and
institutional housing.
Based on population projections and trend indicators of housing growth, the demand and
supply of housing is discussed, including a determination of the need for replacement of
existing substandard housing. The demographic characteristics of the present and
projeded City residents are useful in determining the future demand for housing types
and the location of these units. The private sector normally takes care of the housing
supply, but an analysis of projected defic-it . retiented. Defieietteiet;
(?rne hfm::ekiolds anfi -tk3e-elc3erl
3
e
-t
i
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--f
i
l
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d
y;
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c? +n>c
eca
e
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jw
vee-sa??
x
}; ?s?ec
r
e«1uatex:demand is presented? Recommendations are made to respond to the failures of Formatted: Font: Tw Cen MT
the private sector to meet the housing needs for all of the community.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOllSING ELEMENT
Because of the size of the City of Winter Springs, and its suburban location relative to the
rapidly growing Orlando urban area, the housing market has predominantly been
demand based. This suggests that developers have noT viewed Winter Springs as an
area for speculative development. Demand based development means that units are not
constructed for an assumed market ThqT leads to demographic conditions created by
development. The detn«igrftphie:clemographi ? and economic forces, which naturally form a_ _,- Pormatted: Font: Tw Cen Mr
community, have been the predominant influence on new development in the Winter
Springs area. . . ..
€orees A shift toward denser housing is now occurring in the City, pprticulprly in the Town
Center; this trend toward denser housing mpy also assist the City in meeting its workforce
housing need?. _ _ ,-- Formatted: Font: Tw Cen MT
The purpose of this Element is to provide an inventory of existing housing; to forecast
trends of the housing markeT; to locate possible deficiencies within tfie private sector and
suggest ways to aid the private sedor in eliminating those deficiencies; and to reinforce
the policies and recommendations of the previous Comprehensive Plan that are still
appropriate. Of prime importance in ihis area is the continuation of zoning and building
policies that exist to promote public safety and community harmony. At the same time,
these policies provide support for new development of higher quality that meets the needs
and goals of the community.
It is not the purpose of this Plan to dictate control over natural market forces thqt exist in
the private sedor. In fact, tampering with the market would be counterproductive
. considering the efficiency of the private sector in meeting housing demand in the past.
2. Growfh Trends
Winter Springs is predominately a residential community of 31,G6634,433_ persons. _Tk3e_, Formatted: Font: Tw Cen MT
p0PtlxFi(-)?foetr,-1s-M)W ti:-lifting t3tvare3 t4ie rasterf???ar? H?f??e (,ir}•: in2007, The original ___- Formatted: Font: Tw Cen MT
Village of North Orlando consisted of standard suburban homes on quarter ; acre or__ _ Formatted: r-ont: Tw Cen MT
larger lots centered around the western section of State Road 434. The Village served as FDrnotted: Font: Tw Cen Mr
a bedroom community to the City of Oripndo. Through the early to mid 1960's, the City
plso functioned as a smoll residential community to the Sanford Naval Air Station, but the
homes that were occupied by military families were abandoned by 1968. In 1970, the
City's population was only 1,161 persons and concentrated on the western side of town.
In 1971, the name was changed to Winter Springs to avoid the confusion associated with
the geographic locoTion reference implied by the original nqme. The name Winter
Springs was decided upon, as it was the name of the significant new Planned Unit
Development (PUD), now known as Tuscawilla. The name of the PUD was adapted from
the name of the main access road known as Tuskawilla Road. By 1980, the new
Tuscawilla PUD began attrading a greot number of residents to the eastern half of the
City.
The majority of the City's growth occurred between 1970 and 1980 as it increased by
approximately 7929/6, or from 1,161 residerrts to 10,350 residents. Between 1980 and
1990, the population increased by 11,801 residerNS-, slightlv more than double; Between ,_- Formatted: Font: Tw Cen MT
1990 and 2000, populption growth continued to be robust, but ?began to slow afid ?-tt,&. Font: Tw Cen MT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
inerex::rd, increasinq by 43?/0-or-9----?5?58,709 residents:- "I'aHle--III-A over this time _-
----`---- -------.....--------=
period an average annual growth rate of 3.6°a Table III-1a shows po -pulation figures_
for the City and the County for the last 3847 _years, and_Tuble III-1 b.also includes populotion projedions.- through 2030 Growth for Winter Springs from 2000 to 2010
was anticipated to occur at a slower rate than from 1990 to 2000, even orior to the rPcent decline in housing values and sales The City's population actuallx fell slightly from ?
2007 to 2008. .
Table III-1: Population
Winter Net ercent Seminole er ent Citv to
I
e ? rin s Chanae Chonae o n h n e County
1960 _ 609 _ _ 54.947
_..
1965
I 885 276 45.3 73,000 32.9 1.2
---------
LM
I - --?_
1.161 . .......... .
552 . . .._._....
31.2 __-
$102
1. 4 ¢
?
---
--
1975
( _
-
3.467 . .... ..
_
2,306 .
198.6
135.600
--- .........
62
_ _
. _ .
?
_
- --- --
I --??--- - -
--10.350 6.,883 ., .
-- 19-5......,... - - 32¢...... .. ........ ...... .................
? 1935 15,315 4.965 48 _226.3?4 25,.9
... . .6.8
? 1990 22151 6.836 44.6 287.521 271 7_7
1995
I --------- 25,673
-------- 3.522 15.9 _ 324.100 12.7
,__._. L _
..
? - -- 2000---- - 30,860 -- _5.187 19.5 365.196
-- 1 27
2005
I --------- 33,321
------ 2.461 8.0
? 2006 33.971 650 2.0
_
? 2007
_..--- 34,433
- -- -- 462 1_4 409.509
-- . 8_4
( 2008 34,390 -43 -0.1
I 1960-1970 552 90.6 28.745 52.3 _
? 1970-1980 9.189 791.5 96.060 114.8 _
? 1980-1990 11,801 114 107,769 60 _
? 199072000 9.515 43 77.675 27 _
? 2000-2007 _ 3.573 11.6 _ 12.1 _
I Total Chonae 1 960-2007 33.824 5.547 354,562 645.3 _
I Averaae Annu al Change 731J 8.9 7,543.9 1.0 _
? Source• Shimb erg Center for Affordable Ho using Seate mber 2006 U S Bureau o f the Census 2000•
niversity of Florido Bureau of Economic and Business Research• it of WiMer 5 ro inas
III-22
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
Table III-1 b: Poaulation Forecasts
Shimberg Center Winter Sprinas
Year Forecast Forecast Com Plan Forecast
2010 35.857 36,929 35,857
2015 38,363 40,135 38.363
2020 40.319 43.114 40.319
2025 42,376 45,633 42.376
2030 44.538 47,921 44,538
Source• Shimberg Center for Affordabie Housina Ciry of Winter Snrinq,g Sievers & Associates
,Seminole County experienced a significant increase- in population between_ 1970 and Forniatted: Font: Tw Cen rrr
19901?'75 and 1999 ?ru., Gottfity .l,. - - .,,?-.. «oi_ inefettse t_ _ i 97?n ,.:. ,
195:_The U.S. Census Bureau indicated a population of 365,196 for the year 2000. ,- Forniatted: r-ont: Tw cen nTr
Population growth in Winter Springs h°: be°-' `°'-'-- " ""°"1-so t::e:.onsistently
exceede.d growth trends in the CountY rom 1960 throuah 2000 and the _- rwmactsd: Font: Tw Cen MT
?- f ----- ------- -?
population of the Citv qrew from 1 1% to 8.5% as a proportion of the Countv population.
In particu? between 1975 and 1980, the City experienced a 198% _increase_ in_ __- Forniatted: Font: Tw Cen MT
population, while the County only experienced a 47% growth during the same time
period. ` _- Forniatted: Font: Tw Cen MT, Not Hghlght
As this indicates while Seminole CountY is experiencing growth some parts of the CountY
ore r? owing faster than other. For example Oviedo's poqulation while still less than that
of Winter Sprinqs has been prowing more cuickly in recent years and is anticipated to
exceed the Winter Sprinas po pulation bv sometime after 2010 Poqulation arowth has
also been substarrtial in Sanfo rd as well as in Lake Marv although Lake Marv's total
population is still less than half of fhe Winter Sprinqs population Population growth has
been nearly flat in Altamonte S Rrings Casselberry and Longwood since 2000.
Neiahboring cities Lake Jesup and unincorporated areas consisting of developed areas
pnd mnservation lands encircle the City The remaining developable aaeage in the Citx
is somewhat limited with the Town Center and the Greeneway Interchange Districr
providing the laraest future development areas Nearlv 30 enclave areas have also been
identified but these total less than 400 acres The Citv analvzed buildout oooulption
based on these constraints and prepored population .rojections Based on the evaluation
of 12opulation trends and buil dout conditions. geometric extraoolation prooedions were
selected for the overoll updated Comprehensive Plqn population projections.
The poqulation r?ooecrions use d in this Comprehensive Plan antiapate a populotion of
35,857 for the year 2010 40 .319 for 2020 and 44,538 for 2030. These figures are
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
lower than corres ondin g figures from the Shimberg Center for Afforda ble Housina
(36.92 9, 43.114. and 47,921, resped ivelv). While the Citv finds th e Shimbera
populp tion projections to be higher than a nticipated and exceeding the proje ded buildout
poaula tion, for the purposes of the Housing Element and projedion of housin g needs, the
Shimberg data are used as they provide very detailed information that wou ld otherwise
not be available. The S himberg data is thus usefvl in as sessinp the detailed distributions
across cateaories (e.q. a ae, income), whil e the total fipures are mnsidered in light of the
City's projected buildout and populption p rojedions.
,The following sedions will analyze how this tremendous growth_has impaded the provision __- Forniatted: Font: Tw Cen MT
------ --- -
of housing, and what can be expeded i- `'- -- e:-• `e- r°°. •hrough 2030? _- Formatted: Font: rw Cen hrr
•
C. HOUSING INVENTORY
This section deals with the charpderistics and conditions of the existing housing stock in the City,
the avpilability of subsidized housing developments, the protedion of significant housing, and
housing construction activity. The primary sources of statistical information used in the updating
process were the Shimberg Center for Affordable Housing; rhe 13t+t•eati nE Eeon<nnie and BusiHess
lteseareh, And_thr 199E1 Fentiri"'. Fn-sFane-?n,fx??,.,,
. . , and the 2000 Census, ,-{ rormatted: Font: rw cen Mr J
1. Existing Housing Characieristics
a. Age of Housing Stock
The City of Winter Springs has been experiencing a significant amount of new housing
construction since the seventies. The trend in new housing construction between 1980 and
1990 was, on average, 520 units per year. Housing unit construction averpged
approximately 392 units per year between 1990 and 2000. Mflre recelic fi};ttresFigures
from this decade show_ that a13i>r<??anatel? 352 bx?iIeli?i?;-pernuts-were_isst?ee?43,eeweerr-ei? ,- Formatted: Font: Tw Cen hrr
the City is now seeing somewhat less thqn 200 units oer vear. New housing (units built _-
between 1980 and March 2000) . _._ om ri ed approximately seventy- _
_---- ----- --- -
one (71) percent of the City's total housing stodc in the 2000 Census At the other end of
the spectrum, units buik prior to 1960 . . onsti ?tuted only_one
(1) percenT of The existing housing SYOCIC. r°?'-rnviciza--^ TTT ?, a reflection of the fact that the Citv ?
incorporpted in 1959. Table III-2 shows the age_ of housing units_ in the City and the
----
County.
Fornwtted: Font: Tw Cen MT
Forniatted: Font: Tw Cen MT
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The condition of the older housing stock is generally standard. Although there has not
been a formal housing conditions survey conducted for the City, ir-is-sx€efFr+?ce-fkat-,
besicleti the ?Moss-Roac?-Ui3iti, -whie43 -af r eiireer3tlt° irj the prf?ctw4less thon one (1) percent of - Forniatted: Font: Tw Cen MT
fekabilitarien-,ehere xre,-tf,units in the City-eliAt meet the general definitions of wbstandard Formacted: Font: Tw cen MT
•------ _
or deteriorated. ? wrmatted: Font: Tw cen hrT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
Table III-2: Aae of Housina Sfock
Year Housin Built City of Winter
5 rin s
Seminole Count
Unifs YA Units YQ
1999 to March 2000 622 5.1 4,704 3.2
1 995- 1 998 ------- ----1.497 1? 13.818 9.4
1 990- 1 994 --
------ ---
1980-1 989 --- 1.752
------
4.612 14.2
---?
37.5
---- 19.258
..........._....--- .........
48•832
............................................ 13.1
...............................
33.2
....__........ ..................... ..
------------
1970-7
1 960-69
-------------
1950-59 -------
3.251
_
415
--------
117 26.4
3_4
------
0.95
---? 36.071
12,865
.........................._.......................
7,755
..... ........ .... _........ ...... ...... ....... ... 24.5
8.7
........----...._...._......
5.27
................. , . . ..
------------
1940-4 --------
9
------- 0.07
------ 1.805
..,..... 1.23
------------
1939 and Earlier 3 0.02 2.519 1.7
Total Units Yeor 2000 12.306 100 147,079 iN
NOTE: See Table III-9 for recent consirudion adivitv.
Source• STF3A 2000 Cenws and Buildina Permit Statistical Data U S Census Bureau
b. Dwelling Units_bv Tvpe ,- Formatted: Font: Tw Cen MT
1.ab}e Ilf- lTabllll-3 shows that, in_19992000, there were_8;7?Fil 2,296 dwelling units in \`-
the City of Winter Springs. MmwitMor_ e than,seventy-rti?-e4 four _74 percent of_these
were single-family detached homes, nearlv six (6) percent were single familv attached; ?.
half of one (1/2) percent were duplexes, fourteen 114)_percent were multifamily_units,_\;
--- - ---- -
pnd :rtE=en-(7four 4_percent were mobile homes. _EA?arrs-prrpared-#y-thrStri??ier?,`? .'
r._...._ c?_ ?rr _.?,.i.le F?<?rvu?g-413c?a??xt-t?e fi'r?>?<>r?ie?""e3E?le-fan?ly-kr?rner :n;-°an
deereft4irig " mtibile . . been . . Since 2000, the`Crtv
has seen a siqnificant increase in the develonment of single familr attached units in the
Town Center City data indicates that single-family attached homes comprised 10 percent_ ?.
of the City's housing stodc in 2005.
III-25
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9
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOllSING ELEMENT
Tablelll-3: HousinaUnitabvTvae.20008.1990 ___________________________ rormaeted:Font:7wCenKr
\ J
2000 1990
Winfer Sprinas Seminole Winfer Sprinqs Seminole
T o ni nit % nits °f,p, nits ni ?
i I F mil D t. 9.120 74.17 95,809 65.1 6.179 70.97 74,389 63.12
Sinqle Family Att. 728 5.92 8.557 5.8 666 7.65 8.063 6.84
_ . .. .............. -- - -_._ ...... . ............
Du I x ?
64 ..._.._ _........
952
2.688
1.?
1
31
0
2.196
----
1.86
Iri-F il
1.821
14.81
34.779
23.65
1.220 ,
-------
14.01
27.787
23.58
Mobile H«nes
563
4.58
5.066
3_4
614
7.05
5.410 ------
4.59
12,296 100.00 147,079 100.00 8.706 7.05 117.845 100.0
Note: Sinqle FamilY Detached includes "Other"; Single Familv Attadhed includes townhomes:
Condominiums are included in Multi-Family
r
Source: 2000 U.S. Census Bureau; 1990 U.S. Census Bureau I ' /
i
Iii
c. Dwelling Units bY Tenure
------ i
According to the 49442.000 Census, approximately ninety-?9?six 96 percent of theJ
housing units in Winter Springs were occupied (see 'Aihle 111--4)-.Ta2le III-4a1. Of the_City's ,,
774 occupied housing units, Fr,?849,458 units or seyent?'7ei ht 80 percent
8770611
- -- - - ,,
were owner-occupied; and 1-,A72,316 units, or twenty-€fmr{?4(-20j percent were renter- ,;-
occupied. By comparison, sixty-seven {67nine 69 percent of all occupied housing units in .-'
the County °-' '? '- ;were owner-occupied. The number-of rental units hac?x-ki,?l3
-----------
?e-increased over 400% between 1980 and 1990 ° : _;, _The , _ -
-- - ------------- -
increase during the nineties, however, was not as significant (21%).
Estimates of ocapied units for 2005 prepared by the Shimberg Center for Affordable
Housing show a verr sliaht inaease but no proportional difference from the 2000 Census
between owner ond renter occupied units.
At the time of the 49902000 U.S. Census, about eit"four 4 percent of the City and
`------ -----'- ,
five (S) percent of th% County housing units were found to be vacant. This figure
compared favorably with thpt of the State, where almost thirteen (13) percent of the
.
housing units were vacant. - _ ?
There were 49-5532,vacant units in the City of Winter Springs in 44982000 Of those
vacant units, tfar?ive {35twentv two (22?) percent were for sale, e13trry-t,?ve> (3-3fortv_three ,-?
j43) percent for rent,_and ovr fifteen (15)_percent were_seasonal_units._The j?erce,}ta?=e-<>€J_-'_
.. . slighfl7 vacancy rate declined in the City from__
III-2G
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?
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
6.1 % in 1990 ro 4.3% in 2000. There was on?i ot-ie were no migrant worker urttE-unit ,,- FormatOed: Font: Tw Cen MT
----------: -?- ------- -
within the City of Winter $prings, and only Fi four _4 units in the Courrty., Formatted: Font: Tw Cen MT
---?:,
, . . . . .. . ? ? . Formatted: Font: Tw Cen MT
.?
, - . -peteent-T-l-e -i e :^ •....e r,._ .?.., ? Formatted: Font: Tw Cen MT
.. seasonal . . Formatted: Font: Tw Cen MT
!Tftrne.
As foreclosures have been increasinp in recent rears across the country. florida has
consistentlY been among the ton five states with the highest foreclosure rates. This is likelv
to have increased the vacancr rate in the City since the 2000 Census. However, to what
degree the vacancv rate has been affected is unclear as estimates by the Metro Orlando
Economic Development Commission projected a doubling of tfie vacancy rate to 9.2
percent for the Citv in 2006, while the 2005-2007 American Communitv Survev bv the
U.S. Census Bureau indicates a decrease to a vacancY rate of 3.6 percent for the City.
Economic trends in 2007 and 2008 are likelr to have increased the Census estimated
fiaure somewh
Table III-4a: Housina Uniis bv Tenure
2005(S himberp) 2000( Censusl
Winter S prings Seminole Couniv Winter Springs Seminol e Coyntv
Units TQ Units .°f.Q nits ya nits °1p.
Total Units 12.306 100 147.079 100
Total Occuqied
nits 12,638 Q 159,502 QQ 11,774 95.68 139,572 94.9
Total Owner
Occuoied Units
10.158
80.38
110,946
69.56
91458
8033
96.949
69.4
Total Renter
Occunied Units
2,480
24.41
48.556
43.77
2.316
19,67
42,623
30.54
Total Vacant
Units
532
4.32
7,507
5.1
Vacant - For Rent 230 43.23 2.819 37.55
---------
Vacant - For Sale ------
Q Ln 1y
-
Rented/Sold, Not
-
-
-
- 119
- _---- 22.37 1,319 _- 17.57
---
Occupied
--_
Seasonal,
Recreational. Occ. 45 8.46 676 9
_--
l l?g
For Migrant
W r r
Other Vacant 83
0
55 15.6
0
10.34 1,174
4
1,515 15.64
0.05
----
20.18
III-27
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
Source• 2000 Census STF 1 A U S Census Bureau 2005 from Shimbera Center for Affordable
Housing 2006.
Althouah there has been much arowth and new residents have moved to Winter Sprinas
many residents have also lived in the city for some time as illustrated in Table III-4b which
shows the year residents moved into their home for owners and renters as of the 2005-
2007 American Communitv Survev br the U.S. Census Bureau. Accordinst to the survev.
Census more than 43 oercent of residents livina in homes that thev owned had resided
there since prior to 2000 and aaoroximately 15 percent had resided there since prior to
1990.
Table III-4b• Year Householder Moved into Unit, Owner Occuaied Housina
Citv of Winter Sprinps
Year Householder Moved In Units ?
Total: 13,076 100.00
Moved in 2005 or later 2.315 17.70
Moved in 2000 to 2004 5.050 38.60
Moved in 1990 to 1999 3.668 28.00
Moved in 1980 to 1989 1,476 11.30
Moved in 1970 to 1979 468 3.60
Moved in 1969 or earlier 101 Q-60
Source• 2005-2007 American Community Survey U.S. Census Bureau.
d. Cost of Housina
aRRroximareir cv prrc.cm iivm nic 1 »v -- --- - .v ..... ... ...... ....,,? .--
- ---------
figure was highersliahtly less`than the median gross rent in Seminole County _($548r__
_ ---- --
'I%vrntv-one{34731) which also increased more sharply from 1990 to 2000. Nearly four
j4J percent of the rental units in the City, and fliir?t4r-?3F'eleven (11. percent in the ,,-
- - - - ------
County, had rents below $500. _(lpproximately 4-65.73?percent of rental units in the City -
-- --
had no cash rent in 2000._ It is probable thpt these rentals are occupied by custodians_of
-- --
seasonal units, the elderly renting from relatives or site management for no cash rent.4-lie ?. .
ct- i Center- f*ir ,cc dabt.. u.....:"._ ,. .t:.......,,? «?.e .,,.....>>._.. ._t,?..ett:_,_ ..i:f.. ?._. _.__t t_ ,
n ? ., ,
III-28
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
r^95. 't'?-e rent - f - - , rent e , ,.a -r,.?.te irr s. ?n ` ;
.. •.: ?
, .? tr:.t,?:.y
?e-?klrrj4?C:..-?;zer -r;?...---??.., ,??? . .. iaH-SSAA-fler
fm(ni{}r, Forniatted: Font: Tw Cen hTf
The median contract rent for the CiTy was $631 in 2000 increased from $496 in 1990 .-, `- Forniatted: Font: rw Cen hrr
This indicates that expenses relating to rentals, above controct rent, were over $100 per 'Formatted: tndent: LeR: 0.5^
month in 2000.. This figure would include services and utilities not included in the rental Formatted: Font Tw Cen MT
price of the unit, such as electricity and insurance.
•
4:1..__.. :.. .. .r.cr.._.__..p :_ ,.....,. b,..__o._n t?... ......t ,...a «?.o • . . .
. . . •- - --?'- ---- --- -'"
.,..?
_„i._., ..c ,. ?.._?... .... !?',.?......,. ..
_?i«aw,?e w? . ..
7... . . , r ? - ? - - - - - -
uras-at4y $8-1,709: The 2000 Census shows that the median value of housina units in the~: ?
census tracts in the western portion of the Citx continues to be lower thpn the median value
o"`f housina -units in the eastern part of the CiYY• This wxsidue to the lower cost of housing
in the older portions of the City, as opposed to the country club setting of the Tuscawilia
PUD on the east side.
.
"FA>]rI3I- FiTable III-16 at the end of the Housing Element shows owner-occupied housing,
units by home value in 19902_ 000 for_ both the City of Winter Springs and Seminole
Covnty. T-he . . ffg-t values in the City .
?'??a,?-`=-are enerally higher than tho-+se in the CountY, wrth q roximatel •? '
" pp - - Y
•---g--
(44seventv (70? percent of the units in the City vplued at $100,000 or more. The housing
-- - --
stodc can aaommodate differeni income needs and provide housing for numerous family
income groups. The median value of owner-occupied housing in IWW-2000 was
_-
$96,-4(4)189,000? as reported by the U.S. Census, nearly double the 1990 median value
of $96,400y In comparison, the_median value for owner-ocapied housing in Seminole
Counry was $9+09169.200. a smaller increase compared with the Citv, but still?,\"
substantipily higher than the 1990 value of $91,100 for the County_ ?•
Less than ten{49fifteen 15 percent of owner-occupied housing in Winter Springs was not ?mortgaged, according to the i3982000 Census. Of the 5-246 8,545, owner-occupied units ?
calculpted by the Census Bureau, 4,--??87,297 units,,vrre?r"e ad a mortgaae at that
h------- - •
time. The median owner costs for non-mortgaged units in the City_was $?()9333 per_?.
_ ------- - - --- - ?
month, and $8681,144 for mortgaged homes. The median costs in the County were '„ ?.
$+?33and $8?81,102,_respectively. A detailed breakdown of housing costs in the City
- - - -
and the County is presented in 4=xa)k-444--7-Table III-17 at the end of the Housing Element;
e. Cost to Income Ratio
The Florida Department of Community Affairs (DCA) estimates that a family is paying too
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high a percentage of their income for housing if the cost to income ratio is greater than ?
Formatted: Font: Tw Cen MT
thirty (30) percent.
liesit-a+3e -ta ctsk sr?nr>tt},?e-k>xn-Hn l?r?;rlic>li?s?:?ese if?,....... .? •?? ?.°-- ce+ aE€erti 1-10using Formatted: Font: Tw Cen MT
It is more mmmon in rental housina thpn in owned housina for
a fairlY hiqh percentoge of families, usually those with low to moderate income levels, -j rvrmatted: Fonr. Tw Cen MT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HO1151NG ELEMENT
nxistLo spend a greater than acceptable share of their income on housing. Households ,- Formatted: rront: rw Cen rrr
---
are defined as very low, low, and moderate income based on thresholds tied to the
medion income of a county or metropolitan statistical area. These thresholds are 50, 80,
i
and 120 percent of the Courrty's median income, respectively. ''''-e ---°d"°- '--o--° '-
.. ,
--1981 . 4n-? ' : 4> u?-n--.~...?:.... ?.........?...ia itteoffie
Srinirit>le E:c-m? tr?; ivai-535,{?'?7 ?
was S44},563,_,ft The 1999 and estimared 2007 median household. incomes for the City_of__,-
---------------- ------ ------- -
Winter Springs and Seminole County are shown in Tpble III-Sr
RratLost to inmme and rent to income ratios for 1990 --2000 `are presented in "T'°'??-
-- - ----------.-__
FrTable III- •--6. Approximately twenty-eigh+ (3?one421 percent of the City's home owners
-- -- - -
and thirty-€-tee-(-3§iseven 37 percent of renter households px?Jspnt more than thirty (30)
percent of their income on housing in 19902000. These figures are efx3sitlerablt=sliahrl'\??\
---
lower thpn Seminole County where twentyfiw (25nine 29 percent of County owners and
thirty-nine i ht 38 ercent of the renter households were paying more _than thirty_??
T,.1,1,. TTT O_l,.l. 1:,... .L.,. C:,......o,. .... ., ,...o,] 1.=. rl?
(30) percerrt of their incomes on housing. .. ????
... \ \ ? ?
ci_:..i_..._ i-,.n..... t,?.. inoc tw..,.....ti ??nin ?
The . . ? ------- ??
Shirnberg . . anti . . figttres. ,
Qty . . .
. . . . . . . ?
?
III-30
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOllSING ELEMENT
Table III-5: Median Household Income
Dollars Winter $orinas Seminole Countv
Median Household Income in 1999 53,247 49,326
Median Household Income 2007 Estimate 73,174 57,318
Source• Census Bureau 2000 Census 2005-2007 American Community Survev
Table III-6: Cost Burden
Less than 20%
946
0
>350/ I 1_19A I 599 I 8.678 I 12.365
I Not Comnuted 47 139 482 2.076
I To4c :?t Burzi 1,80 6
(21 -%j 845
370 11,298
29° 16,202
38°
S
14,170
2. Housing Conditions -----,- wrmatted: Font: Tw Cen KT
p. Physical Conditions
III-31
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIJSING ELEMENT
revitakati)n . . deterieritt n;-ec>t3ditons trr the-?atosti Rt>ad area. Nlap 1II-4
tiNYd'ti-tV?i ere 1 d . . d . &),u11d.
Based on the fad that most housing units in the City are less than thirty years old, it is ,_- Formatted: Font:TwCenMT
- - - _-
i .d . , i Nr._... . n_ ..? ft_,. _,_f .? ,.t_.__... there are no maI'or - deterioration - FornWtted: Font: Tw Cen hTf
?
evident that,
problems in the City. The older homes that were part of the original town are in most part
still occupied. As a result, very few properties have been left unattended or allowed to
degrade below standard. The City of Winter Springs has actively been pursuing the
rehabilitation of any deteriorating structures in the City. The goals and objedives of this Formatted: Font: Tw Cen MT
- --?
element will require that the City conduct a periodic detailed survey-in-?0E} ;to defermine__ Formatted: Font: Tw Cen MT
the structural conditions of the CitY's housin9 stodc. The followin9 terms and definitions Formatted: Font: Tw Cen MT
shall be used in the survey:
Standard is defined as those units that are strudurally sound with minimal defects that are
easily remedied through normal maintenance. Units that display environmentally
questionable conditions, but have no major strudural defeds are also considered
"standard:'
Subsfandard is defined as a unit that has deteriorated, but can be brought up to standard
conditions with reasonable rehqbilitation
Deteriorated is defined as a strudure that has deteriorated to where rehabilitation would
exceed 50%of replacement value.
'Pe 1994The City maintains a daTabase of complaints reaardinq built structures that is
able to tract repairs and document information related to the buildinq tondiTion. Also, the
? 2000. Census provides an indicator of housing thpt is substandard by measuring certain - rwmatted:Font:TwCenhrr
"quality of housing" indicators sudi as the ladc of complete plumbing, kitchen or heating
equipment, mnlthr6tc# +rf a ivxeer sy4rtn f,r rrzeafn 4 di,,posing 4 srwage._, Tpble III-7,
which summarizes these statisdcs for the City and the County, indicates that the i?
clttality-majoritv of housinp condition indicators of the City's housing stock fire-substfififieAy
better om r f vorabl to tho of the County. "rh. ut-its -tea as b,.ft-d--d .__
. Road : hxt-were .
The City has no knowledae of how units described in the Census (Table III-7) would be
ladcing complete kitchens or plumbina fixtures unless units hpve been allowed to
deteriorate or if garages have been leased for housing.
The City enforces the Florida Buildina Code for rehabilitption of existinp buildinas and
construction of new buildings which requires all units to have comnlete kitchens and
plumbing fixture£prior to receiving p certificate of occupancy. In 2008 the City adopted
the International Progerty Management Code 2006 edition, which delineates the
procedures for condemnation and demolition of unsuitable units Adoption of this
document has enabled the Citv's Code Enforcement division to take action aaainst
property owners who are letting their proqerties deteriorate or who ore leasing
substandard housing to tenants. Generally, Code Enforcement is made aware of the
problem by tenants who file a comglaint against their landlord.
III-32
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
The 2004 hurricane season impaded manv houses in Winter Serings With the excention
of one home with substantial roof aroblems that remains unrenaired, the hurricane
damages resuked in improvement (es ep cially roof r1eplacements) covered bv insurance
This is likelY to have had an effect on thequalitv of housing figures from the 2000 Cemus.
•
III-33
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HO1151NG ELEMENT
Table III-7: Comaarison of Housina Conditions
Cit of Winter S rin s Seminole Count
2000 Census Units °[Q Unifa ?
Total Housina Units 12,296 147,079
Ladcina Comalete Plumbing 43 0.35 495 0.34
Ladcing Complete Kitchens 21 0,17 467 0.32
No Fuel Used 22 0.18 655 0.45
Overcrowded Occunied Units
(1.01 or more persons per room)
217
1.76
4.824
3.28
1990 Census
Total Housing Units 8,706 117,845
Lacking Complete Plumbing z 0.08 299 0•25
Lacking ComQlete Kitchens 15 0,17 417 0.35
No Fuel Used 19 0.22 335 0.28
Overcrowded Occuoied Units
(1.01 or morepersons aer rooml
141
1.62
3.1 14
2.64
Source: 2000 Census. 1990 Census.
b. _Overaowding _ _- Formatted: Font: Tw Cen Mr
Overcrowding is also an indicator of substandard housing. According to the U.S. Bureau
of the Census, overcrowding exists if there are more than 1.01 persons per room living in
a dwelling unit. In making these computations, a"room" is defined as a living room, dining
room, kitchen, bedroom, finished recreation room, or enclosed porch suitable for year-
round use. Excluded are bathrooms, open pordhes, balconies, halls and utility rooms.
"'',.,., . TrT "Table III-7 shows that #47217 dwelling units, or less-than-two (2) Percent of the-, r•ormatted: Font: rw Cen hrT
?-----------` -- . ,,
- - - - --- ?
homes in Winter Springs were considered to be overcrowded; (similar to 1990 rormatted:Font:TwCenhrr
overcrowding cond?tions). compared to ?.Ej3.29 percent_in the County. _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ Formatoed: Font: Tw Cen hrT
3. Government Subsidized Housing ? wrmatted: Font: Tw cen Mr
The City of Winter Springs; hqs w ?orked in piir?nefsl+ip - : Formatted: Font: Tw Cen MT
- -- --- --- --- - -
i-;-srrji=ifiigrecent years, to provide full-scale accessible housing for those residents whose__ rormatted: ront: Tw Cen htr
- - - - - - - - - - - - - - - - - - -
income, health, or family situation does not allow them to take full advantage of
traditional privaTe housing.-=Fhe Citv has starred tiwork -(>a-t}3e--AtH;:--Cove Pr )jeet, a=hieh
2ftE-?t3f?CY-f?3C--RCEttHtik$C)H,-fC}3R?k?ilRfilf )t3-, Rftd-fE)fii?CCi}E ?-i3f32L3-around thC
ottt?-efteh In 2000, the Citv facilitated the rehabilitation and conversion of 52 units into
home ownership town homes through its revolving Rehabilitation 306 Fund. All of these
III-34
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
units have been sold. HowevP• the foundation workina on a multi-ohase conversion plan
includino additional units became financiallv insolvent. Currentlv there are no plans for
future rehabilitation work• however, the revolving Rehabilitation 306 Fund has a balance
of over $1 million for this purpose The City does currentlX own one unit, obtained as an
gguitv mnversion when the foundation became insolvent- ____ _ _, - r•ormatted: Fonr. Tw Cen Kr
•
In late 2008 Shimberg Center resources showed that there were no public housing or
rental-assisted housing units in the City of Winter Sprinqs.
4. Group Homes _- rwrmatted: Font: Tw Cen Mr
The DepartmenT of Children and Family Services licenses and monitors group homes; foster
core homes, nursing homes, and family childcare homes. -lckliticni-aly; theAccording to the
Seminole Countv Health Department there are two licensedgroup homes with a third
facility pending and 16 foster care homes in Winter Springs and the nearbv vicinitY. The. ,_- Formatted: Font: Tw Cen MT
Agency for Health Care Administration licenses and monitors assisted living facilities, adult
family care homes, and adult day care centers.- .Aeeort}iag c«the I3er,acrfnrnt <4 Chik}ren
m3d_Fxintlv s;rr vices, the_.. ..
nurtiiflg-ll()fl1C3, -E.3F 4-if3 •
? Although there are no facilities within the citv limits of Winter Sprinas. there are
Sev°rnl fnriliYis+e within rlnce nroximitV. SOf11E Of which even have a Winter Snrinas
pddress These include two Assisted Living Facilities and a Nursing ond Rehab Center on
WillaSprings drive os well as small facilities on East Lake Drive and Tuskpwill Road. ,__ rormattsd: r-ont: Tw cen Mr
,..h.._ _.:,,,._.:.., caea:.:... :- e,... -?
? The Grove -Counselin 9 Center, a-non-Profit or anization, Formatted:ront:TwCenr?ir
? ?------------------------ -'
.
was founded - in - 1971 by_ a_ group of concerned citizens. "`''?? -...._.._ ? - _ Gt„_.
? °__- Formatted: Font: Tw Cen MT
---- - -
efjm?.reliecitiivr servie - -: em-€H- ?_ «.,. ....?..« C' b. ..,., ,.?..,.... ,._.?
--tij-4{ ,,,?a===.?=.=?at?cj rei=entx>tr <r? -,- - - , - - - Formatted: Font: Tw Cen MT
?iueacy?_? c,__..:....i.. `'? ., - - -.- - - ???. . ?. .,.... ._r «?... i-...._.? r,..,... ot?:?,._
x ..
III-35
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0
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
700%
•
s L
- _ J- - - -' ?
- - - - - Forniatted: Font: Tw Cen MT
,
' ` n hTf
C
?
t
F
t
T
d
, , . . . on
w
e
:
Format
e
:
217r However, the Center's 40 bed proaram for male and female vouth 13-17 years old
was shut down bY the Dept of lu venile Justice. The Center is now runnina a voluntary
mental health substance abuse p rogram for giris only. The CitY _of_ Winter Springs_ Formatted: Font: Tw Cen hrT
recognizes the importance of providing Gr-otip : rou homes but_also needs to_ __ _ rormatted: r-ont:Tw Cen MT
address the location/ rch itedural compatiblitr. of these focilities with adjacent
-- Formatted: Font: Tw Cen nrr
neiqhborhoods..
eonsisteney . . Group Homes are regulated rder_ Chapter 419,_, , - r•ormatted: r-onr. Tw cen Mr
Florida Statutes fAdult Familv Car e Homesl• Data is comoiled bv the Aaencr for Health
Care Administration Department of Elder Affairs and the Aaencv for Person with
Disabilities who tradc the number and location of licensed community residenfial homes.
Homes of six or fewer residents whidh otherwise meet the definition of a communitY
residential home are allowed in si nale-familv or multifamilv zonina without apnroval bv
the Citv provided thot the facilit r is not be located within a radius of 1,000 feet of
another existinq facility with six or fewer residents. Notification of the CitY is reauired of
the intent to establish such p facility as well as upon licensing by the state. . ____, - Forniatted: Font: rw cen Mr
•
5. Mobile Homes
-AfTr()kif"rlt• ,rven (?Based on the 2000 U.S. Census, approximatelY five (4.6) percent Forniatted: Font: Tw Cen ntr
._,
of the City's housing stock in 19902000 consisted of mobile homes, x-little tnc>re tkansimilar _?rmatted: Font: Tw Cen MT
to the share of-mobile homes in the County (S??A?- 1(14.4%). Table III-$ shows an _?rmatted: ront: Tw Cen MT
-- - ---
inventory of mobile home parks, cooperatives (co-oas), and subdivisions located in_Winter Formatted: rront: Tw Cen hrr
Springs, and Map III- 1 displays their locations. The total capacity of all of the mobile ?
home parks and co-ops within the City in 2008 is G87623 lots.-This-includes 595 occupied \ ??' Font: Tw Cen MT
------`-------- ---??
units leaving 28 vpcant lots if all mobile homes are within these two parks.- The -co-op Feld Code Chanyed
?? ? -- -
structure of Hacienda Villaae works to eliminate deteriorated units. periodicallv resultina Formalted: Font: Tw Cen MT
in some vacant lots.- - - - - - - - - - __ \\j Forniatted: Font: Tw cen rrr
•
Forniatted: Font: Tw Cen MT
Formatted: Font: Tw Cen MT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOLISING ELEMENT
Table 111-8• Cooaeratives and Mobile Home/Recreational Vehicle Parks, 2008
I Name Loeation Total Lots Total Units Vacant Lots
a Villac?e
aaend 280 La Vistp Drive West 447 421 26
T
'n T n•1,
I 1070 Cheyenne Trail 176 174 2
L
I Totals _ I I 623 I 595 I 28 I
Source• City of Winter S rings 2008• Florida Departmerit of Health, December 2008.
u
Modular or manufactured homes can be located in other zoning areas provided thev are
located on a stationary foundation and meet aesthetic compatibility requirements. jhe ,_ - Formatted: Font: Tw Cen hrr
City recognizes the importance of housing alternatives to meet the housing needs of
different types of households. As such, mobile home communities can help support the
heterogeneous environment beneficial to the City as a whole.
?-11°?:f-1?tfeffla?-(?eve?f?Yt33Cf3i,??ietiti-?f-tt7it'3t?331?}Tf?n3?f[-)ti?ittHttle`r-}x-flig-8tt
kYPtpt?i'C7tllf-RHdi9bYAi3f c'IEifilrRt t)E Ti]e E,1R`"3htmSlri:; ifittx,
6. Pisforic Hovsing - Formatted: r-ont: Tw Cen Mr
The Division of Historical Resources of the Florida Department of State maintains a central
archive for Florida's historical and archaeological sites known as the Florida Mpster Site
File (FMSF). These properties are s
'
.
ut-usually-ffq at least fifty years old, and adequately located and ,
- • e, - r•ormatted: Font: Tw Cen hrr
I
documented. These sites represent the known physical remains of Florida's prehistoric and Formatted: Font: Tw Cen MT
historic cuMural heritage. As <>E??, therr tvrre n<i hi?tffftfa} ,rrircrcier?-vithiri Winter
?fl?i'?:`-?erst<>t?cside-ehe-E:if? lirnits? ?94F1 5priag-Avenue; there tt, a histc)ric-l-,(>rne-Ehat-is
'i: ???•?'-???-- ?'3e-€4?,rida-R4xqer .' . As there are over
170,000 historical structures and arthaeological sites included in the FMSF and these
?roperties are not required to meet any minimum level of historical or scierrrific
imRortancea more useful tool for determining sites with historical value might be the
National Reaister of Historic Places (NRHP). To be included on the NRHP, a oropertv must
meet age integritr and significance criteria A December 2008 online search showed
that there were no ?roperties listed on the National Register of Historic Places in the Citr
of Winter Sprinps` , - Formatted: Font: Tw Cen MT
7. Housing Construction Activity
The CiTy of Winter Springs tracks housing construction adivity through the building permit
process. A summary of building activity, by month, is reported to the U.S. Census Bureau
in °Reports of Building or Zoning Permits Issued and Local Public Construdion" (Form C-
404).- "fixllle 111- 11 Table III-9 presents housing construdion activity by type of housing ,.- rvrmatted: Font:7w Cen MT
III-37
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIISING ELEMENT
0
units permitted. The City has issued permits for approximately 4;6511,41 1 new dwelling ,_- Formatted: rronr. Tw Cen MT
-
units between Apr"9902000 and M*nek-220002007. The majority of these_ units, ?-tbe& Font: Tw Cen hrr
---- _
4,$261,353w hpve been single-fomily unita _ In this data, townhomes and mobile homes are Formatted: Font: Tw Cen MT
included in the sin?le-family designation. Data from the City indicates that nearly half of ?Formatted: Font:7w Cen rtr
the single-family units were townhomes in the time period. The City issued 168 certificates
of occu an for townhomes in 2007 and 2008 and only 21 certificates of occuppncy for
sinale familv detached homes over the some two-vear period. - Formatted: Font: Tw Cen MT
III-38
9
0
\ I
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
Table III-9• Housina C onstrudion and Annexation Acfivi tv, 1990 - December 20U;
Sinale Multi- Total New Annexed Demolished Total All
Year Famil Famil Units Units Units Units
1990-1995 2 415 12 2.427 0 n a 2 427
1996-1999 1,416 605 2,021 110 n a 2.131
2000 195 8 203 0 0 203
2001 127 8 135 8 7 136
2002 204 0 204 1 0 203
2003 186 0 186 4 0 190
2004 205 42 247 8 6 249
2005 159 0 159 2 2 159
2006 274 0 274 0 0 274
2007 3 0 3 0 0 3
Total 5.184 675 5 859 133 15 5 953
° ofTotal 88.5 11.5 100 $1•3
Note• Mobile Home starts and Townhomes are induded under Single Familv;
Condominiums are included in Multi-Familr
Source• Census Bureau (1996-2000) Shimberg Center for Affordable Housing
L1990-19951 U S Department of Housing and Urban Developmerrt. State of the Cities
Data Svstem. accessed December 2008
'Fa'--111-1- Table ?III-9 does not present _data regarding _the number of units removed ,- Formatted: r-ont: Tw Cen hrr
---- - - ----- ---- __-
from the housing stock through demolition, conversions, or mobile home removals. Some
demolitions occurred on properties that were annexed into the City and then were
developed at a hiqher density within the Town Center, There_have_been_verY fewFormatted:Font:TwCenMT
demolitions in the last ten years. The City does not keep information on conversions.
1r --, , t? c2 rentiJ utiitti h.. ?r..,... i-.._... ,._,,.. .......e ,.,.,.,,:_ed b_..?
- - - °
700rl ,...,1 t..,..... 1 ....... n.........,,,,,,.utc..-? . -€ej? '? 'ra?c? w-?c-is'?=-aaF,. However, as ` noted oreviouslv, : rt •
?o-?? - ??-?--?? ?~ is
known that 52 rental units in the Moss Cove area were renovated for home ownershio in
2000 and have been sold. _- Formatted: Font: Tw Cen MT
The City has also added to it'.:+'ts? housing stock through the process of annexation. This - Formacted: Font: Tw Cen MT
- -- --
data is also presented in 'Fable M 11.Tpble 111-9.. Annexotions in the decade of the pormatted:Font:TwCenMT
_
1990's, contributed 110 units to the City's housing stock.
III-39
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.
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
D. ANALYSIS ---------------------------------------------''" Formatted:Font:7wCenMT
Based on the information presented in the previous section, the following statements can
summarize the current housing situation in the City of Winter Springs:
• Single family is the most predominant housing type. r:.•°-- -..:.h °:':.-'" deelin° "
?. ,
_ J'
tnThe proportion trom 1990 (780,,?}-tf) 995-(?49;,),increasedslightlv bv`the
rerfentages- ai•e?t?l12000 Census, and remains higher than in Seminole County_J'
Single family includes townhomes (attached units). The City will continue to see a
deaease in single fomily detached units as it nears build-out
----- - - ,
•The-Between 1990 and 2000, the `City ha ?experienced a_lfrr?;e _iner?sesubstantial J'
drn in the proportion of mobile l?? sinee-199Whome units,(from 7.1 % to 14.§°{01 %-
- -- ---
=;T-z,995),-wkike-ehe4.6%1. SeminoleCounty r-emained-co==staflt _{-l 5°?n} also saw , -
mobile home units drop during that qeriod, falling from 4.6% of all units to 3.4%..
of the homes in Winter Springs were occupied by owners in
• Over T6800
/o
,-'
_
-P9992000, compored to H7over 69% in the County. Preliminary figures from the
?------- _ --y----- ,-
the percentages have irier-ckrsed
indicate that
?000 Genstt,,,2005 Shimber4 data? ?
_
_
remained mnsistent in both ii ;the City_ and the County (t+,--RA`te-s.d-Fi9-0/V,-_
?es?eefisFe?V} `
.-- _ __ ---------- -- -- --------
• The vacancy rate in the City was lower than in the County in 1990 {W4-vt-8.i°
*nd . eonsiderably . . , . 2000 (4.3% and 5.1 %
respectively). '
• T-he . As of the 2000 Census, the averaae
sin9le familY home wa; built tiinee 1980 n 1987.
--------- ?----- - _ ----------
?
°Fi-,?@ -koeaer 12%
• Home values in 4-9?98t he City of Winter Sprins?s in 2000 were about
?
,
,
--------------
-
higher than the values in_the CounTy rhan _in the £ity, while rents were xl3fx3t-5only
--? _- - -
slightly lower (opproximately 1% lower_J.
• In 1998, 9282000, 21 % of homeowners were paying f+ver-30% %f their `
? ---
income for housing, while 3537i/o of_ renters were paying c-rve30% %ore
their incomes for rent. The PerEentages if, fhe-correspondinq rates for Seminole
..
2roi c.)_ ..--•_,_ .. ? xn o i
County were ? . °?? 29/o for . ? :
----------------y------------?-- ------------
`
„
•
,
-------
. . 2000 . . , q \?
fr€ 284 °rfo°'°b'° •- ~--wner-occupied housing and 37% for renter-ocapied
housin
__ --- - ---- ---------_ ---------
??
• Housing conditions in the City are excellent, with very low percentages of
substandard housing or overcrowding.
The following sedion will forecast housing needs based on population projections, and will
address land requirements, expected housing supply, and the system of housing delivery. _The__
information contained in this sedion was obtained from the following sources: 1990 and 2000
United States Census, and the Shimberg Center for Affordable Housing. " ?
III-40
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•
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HO1151NG ELEMENT
provide-, ,_- Formatted: Font: Tw Cen MT
. . . ; . . . . . , - Formatbed: Font: Tw Cen MT
' '
• ----- - ---- - --------
ity ---- - ----------
ptt6tion ---- p"ee6ot"_Mvided
- Formatted: Font: Tw Cen MT
----&---- --'----- ' - ?--- - -
-----------
?_--"=-` $himberg Center population ?rojections are higher than those of this
- - - - - - - - - - - - - -- - - Formatted: Font: Tw Cen hTf
Comprehensive Plan but roportionate trends are expected to be similar Forniatted: pont: Tw Cen KT
Housing statistics provided in this element are only projections based on statistical models and
past trends. These projections may not refled adual conditions or future housing demands and
trends of the Winter Springs community, private property owners` and housin-9 polides and,_- Formatted: Font: Tw Cen MT
strategies duly adopted by the City. For example, the City has been focusing on areas like the
Town Center to intensify residential develooment and has also focused services and amenities to
serve as an attradive location for retirees. These local trends are discussed as relates to the
12roiection dota available from the Shimbera Center, r•ormamad: Font: rw Cen hrr
Household Characteristics
In order to adequately plan for future housing demand and City service needs, population
and housing projections have been developed. The following section will address
expected changes in household age, size, and income, as these factors will influence the
type and size of housing that will be needed.
a. Household Size
.
The size of households is one of the most importanT elements in determining the housing
need of fhe population. The smaller the househoid, the smaller the size of the dwelling unit
necessary to house the family in a comfortable, safe manner. Also, given a certain
household size, alternatives to the traditionol detahed single@ family dlve}4ingdwellings on
quarter (1 f4) aae lot% may better serve the needs of certain households. Such
-----------------
alternatives include mobile homes and smaller, higher density multi-family units.
.
? ? ----?? -- h?)usehold : i. : the : : - , itnd , - s- -
- --- - ' .
State. :P-In 200.
0 the pverage_household size in 4t41 +jthe City my}was 2.69, slightix?
higher thpn that of the County_tivasat?2.759 persons per household and _
_-?_ -
higher still than the household size of 2.46 for,the State. There has been a trend toward `
the redudion of household size in the U.S. and Florida since the 1960s. Household size
projections prepared by the Shimberg Center for Affordable Housing :hie,wrefled this
trend.
"''°'-=Tabl_ e ?I1I-10 shows thpt the most predominant household size in the City is 1 ti2
-:.l_ .?_ '- - -
persons per household, with almost ?Fi56?% Tf -- --1,: ...? __
-. ?,...;...?,..: . ?zo;_ ,:c..n . percent ?... of ?.;.:. the :..?..-.i.-? total. : i? .?... ?:?. uo -
....?,.., .. f?......«.?,., . _ . . . , . ? useholds with 3 to 4 persons accourrted for N7-7-3449/6, and with 5 or more persons accounted for ?
9.17%._The average household size has decreased from 2J4 in 1990 to 2.5--_69 in 2000. ?
- - -- `
The City's household size is projeded to continue to decrease to 2.40 in 2030 refledina
vQrious factors such as the aaina nooulation, smaller familv sizes, and increase in smaller
housina units in areas such as the Town Center, _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ '
III-41
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?
?
?J
L I
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
The projections, shown in''''-' rrr 12 __d_____ h....h, r:.._ ,. e t; h;,ftz_o69
}ou;;ehH}d,- 2)05, , , .Tpble III-10 indicate that the
CitX had 12.637 households in 2005 and can exnect to have 17.348 households by the
year 2020 The projections of household comnosition are associated with the Shimbera
poeulation projedions which exceed the poqulation projections ?repared bv the Citv for
the Comprehensive Plan and the antiapated buildout population. Therefore the proiecrion
of the total number of households in 2030 presented in Table III-10 exceeds the total
number of households anticipated by the City's population projedions (18,557 units).
However. the trends in household size and tenure are anticipated to be reasonably
refleded bv the Shimberg data. ,
III-42
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
b. Population by Age
•
In order to project the type of housing needed through the year 29202030. projections of_ . -? rormatted: Font: Tw Cen Mr )
the age of the City residents were calculated. The age of the City residents is an
important fador because it influences the type of housing necessary to house different
individual lifestyles and family life cycles. Elderly households require different housing
than younger households. Families desire larger dwelling units with adequate storage,
and placed in areas accessible to schools and recreation areas. Younger seniors, age 55-
74 tend to have p more active lifestyle thpn more elderly seniors. 75 ond over. This
guickly growina vounger aroup often mmprised of so-called "EmptY Nesters" and the
newlr retired mav reauire a different set of amenities than the elderlv or vounaer familr
households These younaer seniors may not rgquire the larger dwelling units ond nroximitr
to schools favored by fomilies nor the care-aiving of elderly seniors. Thus, smaller
dwelling units with ample access to active leisure and recreational facilities are often a
higher priority, Also, age reflects levels through_the lifetime income cycles of individuals, ,, - Formatted: Font: rw Cen hrr
i.e., dissaving, saving, and retirement. These income periods, correlated with age, provide
insight into the cost of new housing that will be in demand.
t-}ie-expected changes in the age of the populqtion_,
'T'ab'-.z-
T".---1-T?Tpble III-11 presents
Formatted:Font:TwCenMT
_
between 1990 and ?4?2030`as projected by the Shimberg Center_for_Affordable_
- - - - --- r?ormatted:Font:TwCenMT
?-#?-that t?k ??e
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r E:
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t
n
'
..
i o.t : "i,.
itr1999 fe3 169g; tn 2010P, t d .:n ..i
`r .
'°
_
While the Center projeds the population of the City togrow 51.33% between 2000 and
2030 all Qge categories throuah age 44 are anticiqated to grow at rates lower than
that Significarnly higher increases are ?rojected for the 55-64 cqtegorr (88.95%), the
65-74 categorv (194 41 %)and the 75+ cateaorv 1299.16%l. The 35-44 aae arouo
will retain the hiphest Rroaortion of the poqulation in 2030 of any of the aae cateaories
shown at 13.8%. but will deuease from the proportion of 17.9% in 2000. As noted_, Pormatted: r-ont: Tw cen hrr
previously while the total qooulption proiedions appear high, the trends in the City's aae
distribution are anticipated to be reasonably reflected by the Shimberg data.
Table III-11 • Winter Springs Populafion By Age 1990.2030
I AgtRanae 199 2QQQ 2005 2010 2015 2020 2025 2030
I 0-14 5,035 6,947 6,835 7,124 7,622 8,063 8,303
--- 8,430
I 15-24 2.919
- ---- 3.924 4.197 4,556 4,557 4.553 4.826
--
-- 5.089
2
" _ 4
? .... ... _ 3? _3,- . ?842 4•367
_..---- 4.730_ 4 6 4.703
--- 4.609
_...... _
I 35-44 4.374 5.671 5.396 5,317 5,629 6,142 6,488
--- 6,595
I 4- 4 2.514
-- 5.188 5.399 5.775 5.729_ _5•501 5712 6•192
55-64
? ._ . _...... .- -- . 1.696
--- 29 3.,822 . ........4.947 ..... 5.483 5,755 5,6_50 ..
--- . ?,.42.....
_ .. . .
I 65-74 1,403 2,004 2,129 2J64 3.906 5,047 5,603 5,900
III-44
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
75+
645 .
1,429 .
1.699 .2 . . .....
2079 ------
2.479 -----
3.187
4.348 __..
5.704
Total15+ 17,116 24.719 26,484 29,805 32.513 35.051 37.330 39,491
% of ToMI 77.27° 78.06° 79.49 80.71 ° 81.01 ° 81.30° 81.80° 82.41 °
Total Poo. 22,151 31.666 33,319 36,929 40.135 43,114 45,633 47.921
Source: 2000 Census, STF3A, U.S. Cenws Bureau: Shimberg Center for Affordable Housing 2006
As reflecfed in the projections of population by age, the City's population is agina. _The Formattedc Font: Tw Cen MT ?
median age in the City has gone from 34.05 in 1990 to 37.4 in 2000. The?Eottn?y as a _
. ...... ....t),.pt?..._ :_ .?.,. y
...h,.l.. :. .....,c..,.? t.. ?.,.?.,, ,. . , .l:._?_. :..,._.,..... :._ t?.., 4 ? ,....a . ..
. ou.g?
gratips- .
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, , --- Formatted: Body TexR 3, Indent: Left: 0.5"
. .?
Citr's need for elderlv housing. includinp assisted livina facilities, will continue to increase.
There are a number of programs and approaches the Citr mav encourage or imolement
to achieve the aoal of providinp housinq options to support the asainst population. Options
mpy intludg; _ ,- Formatted: Fonr. Tw Cen MT
0
• Assisted Living - p term used to reference the housing arranaement for oeople
who are able to continue to live on their own and do not reauire full time
medical care but need assistpnce in taking care of daily activities such as.
aersonal care. cooking, and/or assistance with housekeeping, etc. ALFs are
residential communities that are ecuipped with supportive, personal and health
care services (non-medical) and encompass a varietv of living arranaements
such as continuina care, aroup homes or in one's own home. Types of ALFs
include:
o Adult Family Care Homes - sinale 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 Retiremerit Communities - private home
communities that offer active seniors a variety of resources in which
to socialize and enioy their golden years. This option allows elders
the oooortunitv to purchase services, amenities and future medical
care, at the same time that their home in the community is
purchased.
o Senior Apartment Complexes - private apartment communities,
which provide limited communal services, such as activity programs,
transportation services and evening meals to its residents. Owners
of these housing complexes usually only rent to individuals that are
III-45
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
55 vears old or older, often targetina the vounger indenendent
and more adive seniors.
o Nursing Homes - lonq-term care facilities thaf provide 24-hour
medical and personal care housekeepinp services and
rehabilitative services to seniors who are sufferina from chronic
illnesses recovering after major surgery or who are phvsicallv
weak and unable to live on their own.
•
• Communities for a Lifetime (CFAI) - is a statewide nroaram initiated br the
Florida Deoartment of Elder Affairs aimed at creatina a safe and nurturina
place for people of all ages especially elderly citizens. Participating
municipalities use existing resources and state technical assistance to make
cruaal dvic imnrovements sudh as:
o Invease housing ootions to fupnort indeggndent living and active, adult
communities serving peonle aqe 55 or older,
o Provide health care services and elderly facilities wch as senior centers
o Provide for safe and affordable alternative to drivina
o Ensure eauitable accessibilitv and safer transportation routes
o Foster business oartnershios,
o Distribute community-wide education proarams on available resources
and services,
o Implement/encour49e a more efficient use of natural resources, and
o Support volunteer opqortunities.
c. Fiouseholds bv Income Formatted: Font: Tw Cen Mr
One of the most influential variables that affed housing type and community trends is the
income of an area's households. Income impacts "housing affordability", which in turn
impads housing cost, housing type and size, lot size, and neighborhood composition.
Based on standard criteria for various public assistance programs, households were
divided into four income groups:
Very Low Inmme - less thpn 50 percent of eiedian iaeone:the Area Median Income (AMI) _,- Formatted: Font: Tw Cen Kr
Low I nmme - 50 to 80 percent of :xer}tRr?AMI. ,- Formatted: Font: Tw Cen MT
-'---------------- '
Moderate lncome - 80 to 120 percent of inedianAMI, - - - - - - - - - - - - - - - - - - - - - - - - -- ' ' Fo ??d: r?nr. Tw Ceo MT
Middle to High Income - greater than 120 percent of -edi- AMI _ __,,- Formatbed: Font: Tw Cen MT
T bt rri +e t:.... +non h.,._.._h._,., ineorne by ineome --g-• According 10 th@ U.S.
Department of Housinp and Urban Develoqment (HUD) the generally accepted definition
of affordability as it pertains to housing is for p household to pay no more than 30
III-4G
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•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
percent of its annual income on housina. °Cost-burdened" households pav more than 30%
of income for rent or mortgaee msts.
Table III-12a presents the percentaae of income paid for rent or mortaaae costs bv
income ranae. In 2005, 3,005 Winter Springs households (24%) paid more than 30% of
income for housing. BY comparison, 25% of Seminole Countv households and 29% of
households statewide are similarly cost-burdened. Households paving 50 percent or more
of their annual income are considered "severely cost burdened." 1.110 households in
Winter 5 rings (9%) pav more than 50% of income for housing. Bv comnarison, 10% of
households in Seminole Countv and 29% of households statewide are severelv cost-
burdened. (Shimberg, 2007)
Table III-1 2b below shows historic and projeded households bv income ranae, for the City __-
and the County, and'r_h,_ rTr +5 ,ho__; Table III-18 show,projections of household income
by tenure. T4w-As presented in Table III-5, the median household income in the City in _
49$91999 wos $4A;5G353,247? while _in the CounTy it was $35,63749,326. In 1989,
,. , 8)--reree:it1999, the majority, of the City households were ?
- 7) x aci .
widz?nin the-moderate- to hi9h income categoriesceml?ii?#. '{'?iri?e. ere tir.?rii f
-' ----------------- ----- .. ??
. , ??.
?.
. , .. . ?.
. . However, 12.5% of Citv households were in the low cateaorv `
and 27.2% of City households were in the very low wtegory`
The household income projections, which were prepared by the Shimberg Center for
Affordable Housing, show that the distribution of households by income is expected To
Forniatted: Font: Tw Cen MT
Formatted: Font: Tw Cen NfT
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Forniatted: Font: Tw Cen hTf
Forniatted: Font: Tw Cen MT
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remain constant over the next ten years. The proportion of very low-income household
group is expected to have a slight increase, while the middle-to-high group is expeded to
have a proportional deuease. As noted previously, while the projedions of total
population and total households appear high, trends in the distribution of the City's
households by income are anticipated to be reasonabiv reflected br the Shimbera datai Forniatted: rront: Tw Cen hrr
Table 111-12a: Households by Income and Cost Burden. Winter Springs. 2005
Household Income as Amou nt of Income Paid for Housin
Percentage of Area Median 4-300 30-50° 50° or more
Income AM(l
<=30% AMI 1 95 112 452
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
Nofe:The income ranees are calculated usina the Countv's Median Household Income. The Cenws
excludes one-family hovses on 10 acres or more from the count of sRecified vnits.
Source: Florido Housing Data Clearinghouse. Housing Profile for the CiTY of Winter Springs. Accessed
December 2007
III-47
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIJSING ELEMENT
I Table III-12b: Proiected Households bv Income, 2000-2030
H ehold In ome as a
ercenta of Area 1990 2000 2005 2010 2915 2020 ?825 2_0,?0
Median Income
`-30% AMI 9,61 s 10149 12,428 1 3,944 15,48 3 i 7,039 1_8,534
Seminol
County 30-50% AMI 13,312 10.596 12,050 13,766 15,651 17,621 19,691 21,671
50-80%AMI 17,018 18,978 21,631 24.569 27,532 30.517 33,498 36,354
- 80-120%AMI 18,595 30.680 35,066 39,646 43,813 47,815 51,542 55,097
- > 120% AMI 59.189 69,565 79,806 90,156 99,023 107,406 114,770 1 21,624
Total 139,432 139,432 159.502 180,565 199,963 218,842 236,540 253,280
<=30% AMI 701 759 871
- 992 1,121 1,239 1,355
yyinter
rin 30-50% AMI 583 809 876 1,021 1.182 1,364 1,526 1,685
50-80% AMI 1,166 1,476 1,594 1,833 2,081 2,348 2,588 2,824
- 80-120% AMI 1,275 2,500 2,686 3,042 3.368 3,693 3.983 4,259
- >1200o AMI 5,054 6,277 6,723 7,535 8.198 8,821 9,376 9,885
Tota1 8.078 1 1.763 1 2•638 14.302 15 821 17.347 18,712 20.008
Nofe: The income ronges are calculated using the County's Median Household Income. The
Census excludes one-family houses on 10 acres or more from the count of snecified units.
Source: 2000 Census: 2000-2030 Shimberg Center for Affordable Housing, 2006
•
While housing in the Citv of Winter Sprinas is more affordable in relption to Seminole
Countv overall, the availabilitv of affordable and work-force housing is an issue for
communities across the County includinq Winter Springs. The cost of housina 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", meanina that there is little vacant developable land remaining.
To ensure community viobiliry. the City's housinq 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. $eminole Countv
(Workforce Housinq Task Force) defines Work-force housing as housina available for
working households thpt earn up to 140% of the Area Median Income (AMI). .A number of
additional oroarams are available which mav suooort the Citr in addressin4 affordable
and work-force housing, includina:
• Suooortive Housina Investment Partnership (SHIPI: Low-interest loans to
developers and Communitv Housing Development Orsianizations (CHDOs)
for acguisition, rehabilitation, or new construction of affordable rental
housing, or payment of impad fees associated with such.
• HOME Investment Partnerships Proaram: 1) Low-interest loans to
develooers and CHDOs for acauisition, rehabilitation, or new construction
of affordable rental housing; 2) Grants to CHDOs for o erpting ex penses;
III-48
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIISING ELEMENT
pnd 31 G rants or loans to CHDOs for acauisition, rehabilitation, new
constructio n, demolition/recon struction. and site improvements
/infrastrocture
for affordable rental or owne
• Florida Affordable Housing ,
r housing,
Guarantee Program: Works in concert with
federal, st ate and local government financing sources, as well as other
aualified lendina institutions , to effectivelv lower the overall co st of
borrowina caoital for the construdion and rehabilitation of affor dable
multifamily rental housing. These cost savinsts are achieved b Y the
Guarpntee Proaram auarant eeina the oavment of mortaaaes that s ecure
multifomily mortgaae revenue bonds.
Communitv Workforce Housinp Innovption Pilot Proaram (CWHIP): Comoetitive funds to
•
public_private entities seeking to build and manage affordable housing for Florida's
workforce. CWHIP will orovide flexible funding toward the construdion or rehabilitation
of housina in the form of loans with interest raTes of one percent to three nercent, which
maY be forgivable if the housing meets lonp term affordabilitY requirements. At least 50
percent of the affordable housing units built using CWHIP funds should be set aside for
essential services qersonnel. Plqn amendments certified by the local government as
CWHIP amendments will receive 30-dav expedited review bv DCA, and mar proceed
straight to adontion rather than throuah the multi-step nrocess now reauired bv DCA.
The Citv allows densitr increases and mixed uses in areos like the Town Cenfer that can
provide for more affordable housina ootions (tvpe and number). The Citv has
discourpged concentrations of affordable housing and employed housing surveys and
code enforcement to ensure aualitv of housing. However, the City has identified that
additional measures are needed to encourage more affordable and workforce housing.
Constraints in land develonment regulations mav still present a barrier to development of
low and moderate-income housing proiects. In addition, there are opportunities for the
Ciry to further utilize redeveloPmerrt proarams, to extend partnerships with private and
non-qrofit housine providers, as well as residents ("sweat eauity", neighborhood planning?
housing programs education), and to establish an Affordable Housing Trust Fund to assist
low-income households in obtpining and maintaining pffordable housing. The Citv also has
onportunities to provide incentives throuah subsidization of impact fees and increased use
of density_/development bonuses for develoners who contribute to affordable housinq,
f rojected Housing Needs ,- rwnwtted; Font: Tw Cen MT
Housing need projedions were prepared by the Shimberg Center for Affordable Housing --
based on household projections, household income and housing costs. Formatbad: Font: Tw Cen Mr
' Formatted: Indent: Left: 0.5"
a. Housing Tenure. Tvue and Cost
Formatted: Font: Tw Cen MT
According to the Shimberg Center for Affordable Housing, there were 9-,69+1 2,638-,y Formatted: For,t: Tw Cen mr
households in 441,?Q005 in the City of Winter Springs. _?The Center estimates
-? - - - - - - - - - - - - - Formatted: Font: Tw Cen MT
that there will be 15-,P317.347 households by 24482020_and_20.008 households br '
- - - - - - - - - ? ? Formatted: Font: Tw Cen MT
2030. Shimberg_esrimates_that,S between_2005 and 2020, there will be a.'?
. - - J- - - Formatted: Font: Tw Cen MT
III-49
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
demand for approximately 5,57S14J09 new housing units Oggs . :' _- Pormatted: Font: Tw Cen r4r
--- ------------ - -- -
Cf (itCY-. ilSeti--R - i+}it&t?c-N`-fRiC-ft€-f;"r--tFl?f:4t-v.. f>f - . '
,, Btireattwith an additional 2,661 new housing units
needed by 2030` _ Shimberg _further specifies the_housinq needs_by tenure, showing a_, ,- Forroatted: wnt: Tw Cen h?r
need for additional 4;?36,356 units for ownership and 9?81,014_u ?nits for rent_bv_2030.:__ ???; FonL•Tw Cen Ml'
T,.1,1, TTi i/. ,....] '1",.1.1,. TTi 7"1 .1.. .L.,. ., .,.7 ,i.,.,d
for t ?, .. Formatted: Font: Tw Cen NfT
As noted previouslv the Shimbera broiections for noqulation and number of households
are considered to be high with respect to analrsis of the City's growth and buildout
pooulation. Therefore the need for new housing units is likely to be overstpted. Table III-
13 shows the oroieded demand for housina bv Year and_ tenure as indicated by the
Shimbera dato J Formatted: r-ont:TwCenhrr
\ J
Table III-13: Demond for Housing Units bv Tenure
Estimated Demand Growth in Households
Tyoe of Unit
2005
2010
2020
2030 2005 _
2010 2010 _
2020 2020 _
2030
Owner-Occugied 10,158 11,528 14,175 16.514 1.370 2.647 2.339
Renrer-Oaupied 2.480 2.774 3.172 3.494 294 398 322
TotalOccuoied 12.638 14,302 17.347 20.008 1.664 3.045 2.661
Uni}s
Source: Shimbera Center for Affordable Housina
Flousing for Special Populations -???: Font: Tw Cen MT
T,.l.l.. TTT 2+ -A-e__._With an agina of the pooulation anticipated for the Citv durina the
plpnnina oeriodtithe projected demand of housing by_the elderly ____ 7TInfi __-_ _,- r•ormatted: Font: Tw Cen hrr
's ex?ected fo increase. A
approxifr?tely 3,095 hfftv,,wp
III-50
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1?1
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
qreater emphasis orjunits_designed with certain features that the elderly population_will Formatted:Font:TwCenMT
require, such as smaller units that are barrier free and easily accessible, mav be required, Forfftatted: Font: Tw Cen hrr
Little data exists with resped to the criw61ed populcrtion. The housing problems of this
population relate largely to accessibility. Physical barriers such as narrow doorways, lack
of ramps, counter heights, and appliance design limit the supply of housing suitable for this
group. 'Tl3r kousitig t xnd- Intdding -Cer}esc+€ "?-.,,"-,.`-?-optingf-alrrx?3y a?{r3reY;€erlerg -
----- ,_ --- _ Formatted: Font: Tw Cen MT
?ents 4i= Winter Springs has adopted the Florida Buildinq Code which addresses Formatted; Font: Tw Cen MT
handicap accessibility- more stringentlv than the Americans with Disabilities Ad fADA1.. _ Forniatted; Font: Tw Cen MT
Because the eitvCitY. of Winter Springs does not exist within an area of high agricultural Formatted: Fait: rw Cen MT
use, separate estimates for rurd and farm wwker households were not made. 'F--?d
tkc>se empktvef} ift +994,-and 0.7 pereeiit <>€ rhr t<4,A] "rAat?mn-o€-the-Ctty. Aceordina to
the 2000 Census onlY 12 City residents were working in the farming, fishing, and forestrv
occuoations; _Therefore, their_housing needs are nor expected to impact the housing_,,-
-- --- --- - -- --- r•ormatted:r-ont:TwCenMT
market.
There are no specific areas in the City of Winter Springs torgeted for the provision of
housing for the very low, ?ow, and moderafe-income households. Federal programs that
offer rental subsidy, such as Section 8, allows the applicant to choose the locotion of the
home. The City has a variety of zoning categories that allow for different types of
housing and densities, including the provision of mobile homes. The Medium Density land
use category of the Future Land Use Map allows mobile home zoning districts.?4ffordable rormatted: Font: Tw Cen Mr
housinst does exist in the resale market. Most of these units are older single-family houses
in good structural condition. A number of these older structures in the City could rp ovide
adeauate housina for a number of low-income housing if improvements to these units are
mpde The imqrovements include minor rehpbilitation of eledrical and plumbing
infrastructure imoroved inwlation and re-roofing. Most of these imnrovements would not
only add value to the structure but also orovide benefits to the resident in terms of
enerav cost savinqs reduced maintenance costs and increased fire safety.
rrT 20i ,. _ .ti.. .i..re:. ,.F 4f,...d,.hi...,..:.. t ... ............ ....«.....n?
Low and very low-income households are expected to require a total of 21,8465,864_ .,-- rwrmatted: Font: Tw Cen MT
housing units (for ownership and rental) by ?41-0:2030? The private sedor is expected To ? iForniatted; r-ont:TwCenMT
provide housing for most of these low-income families. Formatted: Font: Tw Cen Mf
As noted in previous sedions, the City is-aetivel' v-i++F?rldng -z+ith--dre W'ymxn-F"ie1ds
#4F,uncixrionhas worked on s ecq ific projects` to provide_full-scale accessible housing for_, ,- Formatted: rront: Tw Cen rtr
low-income residents. The . . . ,
, - V --- - qhq?- over a 4 -- - . -- Formatted: Font: Tw Cen MT
--y---- ---?--- - ---------- ------?,
lor-A-ted -K-r-isti ikaii Gotirt? nl.._d..... r,. ...a r..__. 1.fkfie, ..,7 «I.,, A,i,.« Bs?l
III-51
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
area; i ', '? All of the 52 units that were -renovated in ,- Forniatted: Font: Tw Cen rrr
------- ----?
''-"•e are4?>wt?-l?elcr?
2000 have ak-eaeen sold. ''''-° i-c-?-'° °nd ?
?-------?------------------------ ? ----`_- Formatted:Font:TwCenMT
Formatted: Font: Tw Cen MT
? w r....., nt,.,.,, $17,799 (c_....., at14i7c «,. e26900)
0
- Forniatted: Font: Tw Cen MT
Fufiding for the projeet has been • z BarA-
_gh - --- ---- -- -----?
- - - - - - - - - -?etl?telHle-Eat?
- Formatted: Font: Tw Cen MT
. In addition, over $1
? _- Forniatted: Font: Tw Cen MT
million remain; available in the Citv's Rehabilitation 306 Fund. - - - - - - - - - - - - - -
------------------------ ?
Formatted: Font: Tw Cen hTf
?.__._.._ ?.......:_.:.._
C. Grouo Homes - Formacted: Font: Tw Cen hrr
Based on the fad that the percentage of the elderly population is expected to renrain
ncrease The next few years, it can be assumed that there will -t?be a need for - Forniatted: Font: Tw Cen hTT
additional group home fqcilities for the elderly. 17 '-ot•'dWhen any new facilities 'Formatted:Font:TwCenMT
open, they should be encouraaed to be small scale if possible and 4'rHtA4tyo be located in rormattd; Font: Tw Cen hTt
close proximity to bus routes, neighborhood shopping areas, and other essential personal tted: Font: Tw Cen MT
service uses. The facilities should have a residential character as opposed to an
institutional look and scale. _ . , ???? ?t: Tw Cen MT
.:tt e. .. t.. ?
., . ? - ----------------------------------------
d. Dwelling Unit Demolitions and Conversions '-
?. ?
According to the 4s39A-2000 Census-f?es? approximately_ ?7-562 housing uniTS will be
50 years or older by the year ?k}H"see Table the age of_the housing_,-"
--------
stock the City does not expect anY ma?or der_?kEieHSdemolitio ri or
activit in the next 10 years. ___
III-52
Formatted: Font: Tw Cen MT
Formatted: front: Tw Cen MT
Formatted: Font: Tw Cen MT
Forniatted: Font: Tw Cen Mf
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Forniatted: Font: Tw Cen MT
Formatbed: Font: Tw Cen hTf
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
The City of Winter Springs hps an adive and effective code enforcement system that has
helped maintain a sound condition for the older housing stock. Nonetheless, units do fall
into disrepair and negled for many reasons, including lack of economic incentives for
mainTenance. for piqnning purposes, it is anticipated that two (2) percent of units 50 years
old and older will become substandard each year. Five (5) percent of these substandard
units may at that time be categorized as deteriorated.
The City Building Division works in coordination with the Code Enforcement Division when
deteriorated housina is identified. Durina 2008 an increased level of deterioration was
reoorted br the Ciri associated with recent foreclosure activitY.
For conversions, the Citv reauires compatibilRv qnd harmonv to be maintained within
established neighborhoods, which is reaulpted as part of the permit aoproval rg ocess.
p'ufnbing . .
,
. ,
_- Formatted: Font: Tw Cen MT
3. Land Requirements and Availability for Projected Housing Needs
•
Based on the figures provided by the Shimberg Center for Affordable Housing, a total of
1-6;47620,008 dwelling units will be needed to serve the household population of the City ,,- Formatted: r-ont: Tw Cen Kr
by the year 2A?El 2030, an increase of more than 6.500 units over ihe 2007 estimate. E}E
those ' ' - - -'- - - . . . . , - Formatted: Font: Tw Cen hTf T-ble
. : : : _' : _y , ' .-f1?e - Formatted: Font: Tw Cen MT
_ _ _ _ _ _ _ _ _ _ _ _
. 12,306 •--- i ---it - ---- i------'------ FormatteA:Font:TwCenhTf
atid , . . . . . • . . were ' Formatted: Font: Tw Cen MT
sfightly . . , Shimberg . . were . Formatted: Font: Tw Cen hTf
ew eres#imafeE?
:3 g1n ..e_.... ,_<_.,..:a.,_.:..i i.._a ... e m..i_ie rrr 22 However, the City's population projedions
indicate a total demand for 18,557 dwelling units to serve the Citv in 2030, an increase
of approximatelv 5,000 units. Table III-14_shows the acreage of_vacant residential lands_ rormatted:Font:TwCenMf
per land use category. The amourrt of vacant land designated for residential use in the Formatted: Font: Tw Cen htr
Future Land Use map accounts for '°'z ?T n???r---°? (i 5 aeie?of RurRi , i arx?-? 79 aere? o€
?-??*?v}-approximately 275 acres_ There are also t?iaqpro)imately 53: acres of Formatted: Font: Tw Cen hTf
--- - - - -
Mixed-Use;?{r+ and 221 acres of Town Center, Greeneway g Formattsd: rront: Tw Cen hrr
..°.. .'-°` °- .. ??.,f°..,?'.. •.Re,.nt It is estimated that approximately hplf of those acreages ?
, Formatted: Font: Tw Cen hTf
will be developed with residential uses. Under current policies, residential use is limited to Forniatted: Font: Tw Cen MT
occupv no more than a quarter of the 179 acres of Greenewav Interchange land use that
III-53
C1
i
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOIISING ELEMENT
are currentlv vacant. The Greenewav is needed as an emnlovment center for the Citv
and thus housing may be further limited to indusion as part of a vertical mix: Formatted: Font: Tw Cen Mr
•
III-54
CJ
9
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HO1151NG ELEMENT
Table III-14: Vawnt land Analvsis
Future Land Use
Mauimum DensiN/Infensifv Vacant
Density Factor Potential
Categories Acr?ge Additional Units
Rural
_ ..... .......... -------
- Un to 1 du/aross acre
---?-.... -.... .... ... . .................. ............ . 137.89
..._ _........ . . 0_7
.,. ... .--- ...... . .. ......
- 97
----------
ow D i 1.1 to 3.5 du,9ross acre 64.74 2.45 159
edium Den it
.......----.._......_.._.._..___....._
_... 3.6 to 9 du[gross acre
................. ....... ........ ....... ....... ..............._....._.............. _._....... 67.81
. . _....... ....... ........ ....... ........ .......... 6_3
....----...... __..__....._.............
- 427
-- --
i h D nsit
_ ...... . .. _..._,_ ................... -. ---- 9.1 to 21 du/gross acre
.
.
. 4.10 15
__, _. .. _ ._ . ............
- 62
---
---
ix d U ....
.. .
.........
.
1.0 FAR112 du/ac 26.45* 10 ?
265
own Center 2.0 FAR**/36 du/ac 1 10.46* 20 2,209
reenewa 44J5 200*""*
nterchan e
OTAL 319.29 3.419
* In order ro estimate the residential holdina capacitv of the Mixed-Use and Town Center
cateaories, it has been assumed that ap12roximatelv 50% of the vacant lands within those
categories will be developed with residential uses. The adual quantity of developable vacant
land in these cptegories is twice what is shown in this table.
** IOrd.2005-07:09-12-051
*** City staff estimates that 200 residential units will be made available through a verticol mix of
development in the Greenewav Interchanae District. The auantitv of develmable vacant land in
thissategory under currentpolicy is 25 percent of the vacaot acreage in the Distrid.
Source: Future Land Use Element. City of Wirrter Sprinas Comprehensive Plan.
The acreage of residential lands_ was converted_to units, usinv_density factors based on the - Formattsd: Font: Tw Cen hrr
--------
densities permitted in each category, allowing for the provision of retention areas and
rights-of-way. For Rural, Low and Medium density residential categories, thirty (30)
percent of the land area was determined to be needed for retention and ROW, netting
0.7, 2.5 and 6.3 dwelling units per acre, respectively. High density residential was
analyzed at 15 dwelling units per acre based on historical trends. For the Mixed-Use,
categories, it was estimated that- ,- rwmatted: Font: Tw Cen Mr
a own Center mid ' ._ ln?erehant
_
approximately fifty percent of the vacant acreage will develop with high density `? Forniatted: Font: Tw Cen Mr
residential uses at densities of approximately 10 dwelling units per acre for the Mixed-
Use and 6reeneway, and-;20 dwelling units per acre_ for the Town_ Center land use
category. City staff estimates that 200 residential units will be made available through a
vertical mix of development in the Greeneway Interchonae District.
As the table shows, the City will be able to acmmmodate approximotely 3,439d19?
,? , i pproximately
additional units, ?
units fewer thon anticioated to be needed by_204-A_the_vear 2030_according_to the_; ?
Shimbere Cerrter Rrojedion{
III-55
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formatbad: Font: Tw Cen MT
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Forniatted: front: Tw Cen MT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIISING ELEMENT
}w?eetic)fr{;'' 16,476 However, it should be noted that the Shimbera Center ,- rrormatted: Font: Tw Cen MT
_ _- ------ __ _ ----?
projedions_ have_ already proved _to _be _higher than actuaL "F'he, and this trend has _- Formatted: Font: Tw Cen Mr
become even stronger in recent years. For example, tht proiected figure of housing units Formatted: Font: Tw Cen MT
for the year 2000 by the?Shimber$_Cewas_ 13,103, when the actual figure for that FFrmatted: Font: rw Cen hrf
year as reported by the Census was 12,306. Thrrefore;-it -cati he saEelt- As;ttmed- t4ifte
Usinathe Citv's projections, the shortfall in units is anticipated to be approximately 1,600 FOrmatted: Font: Tw Cen MT
units. Thus, there mav be the need to encouraae densities closer to the maximum
allowable within each residential cateaorr. It is anticioated that with such measures
•
the Puture
Land
Use
Map shmws, combined- with- potential future
implemented. `
-------------------
? - Formatted: Font: Tw Cen hrr
'
--
-
-
-
------------
annexations, will provide for aq adequate supply of_land to satisfy the housing needs_of__ __-For,r,atted; Font: Tw Cen Mr
the fufure-2030 nopulation of the ?inter Springs. __-Forniatted; Font:7w Cen MT
4. The Housing Delivery System rrormatted: r-ont: Tw Cen Mr
While the City of Winter Springs can estimate future housing needs, it cannot take a major
role in supplying housing. That aspect is controlled for the most part by the private sector.
The City can only assist in the delivery of housing by developing flexible regulations,
providing appropriate land use designations and zoning categories, and by planning
infrastructure facilities and services that are adequate to serve future development. The
private sector is currently meeting the needs of the community in terms of providing much
of the needed housing. '1'13e 13c>me-}?ricerit3 Winter?j?i?;?re chari--ehe xvera?e 4
h
th
ttew . 1 . . . . ;
tv . .
owever,
rote in Winter Springs
. ; . The
vacancy
,
• ,- Formattsd: Font: Tw Cen MT
_
-
-
----
wds .. thaft : , and :: ).32°/a percent in 2000, wkiF13
wrmatted: Font: Tw Cen Hrr
iftdieates on id r d within th r n wh re The housing supply is adequate. _ As_ Fornotted; Font: Tw Cen MT
discussed previouslX, data for 2006 from Metro Oripndo and the American Community ` ?-mrmatted: Font: Tw Cen MT
Survev indicate that the vacancv rate mav have either increased or decreased. It is
pnticipated that more recent economic circumstances will have increased the vacancy rate.
which may help absorb some of the ?rojeded need in housine units, or at least delay the
rateofinaeaseinthatneed Formatted:Font:TwcenKr
a. Financina
Private sedor housing delivery is divided into two parrs, owned and rental. The delivery
of financing for owned housing is based solely on affordability. As discussed earlier in
this Element, affordable housing costs are calculpted to be thirty (30) percent of gross
income. Monthly ppyments for owned-housing is based on two fpdors: mortgage rates
and the price of the housing unit. Forecasting future trends of these two factors is difficult
and highly unpredictable-, particvlarly at this point in time. Mortgage rotes are _,- Formatted:Font:TwCenMT
dependent on ^' iti e•i' Vefi•ifie-?e Co--•'4it)--s ?ational economic conditions and not local Formatted; Font:7w Cen MT
factors. Housing prices are dependent on the inflation rate for housing, and local supply
and demand forces.
Financing for housing hits . .. . .
rexe4jed-6§-pere , the . . . The , however
.
gornp aon.preserits challenges and opportunities based on recent ewnomic trends. While
interest rates have fallen, the availabilitv of credit has become more restricrive and
III-56
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
mortaape lending standards have been tiphtened, The City may need to consider ,,- Forniatted: Font: Tw Cen Mr
requiring developers to provide a certain percentage of affordable units within their
developments as a requirement for development approvals. An alternative to the
requirement could also be a contribution to an affordable housing fund that can be used
for housing/rental assistance to lower income households.
The City should also look irNo the programs offered through the County for copital
improvements, rehpbilitation or down payment/rental assistance, including those discussed
in the analvsis sedion,,and make those programs available to City residerrts. ___________ __ Forniatted: Font: Tw Cen MT
b. Regulatory and Administrative Process
The process of housing development includes several plpyers, including governmerrt
officials in multiple jurisdidions, design consukants, lenders, contractors, attorneys and the
buyer or renter. The process, which at times can be lengthy, c-At? ?tlcl ttt3+7eee.tihn'adds ,_- Formatted: Font: Tw Cen MT
costs to the development of housing. Many ingredients of housing development such as
interest rates, labor and material costs, and State Laws, are beyond the control of the
City. Nonetheless, a community can adopt an attitude that will affect the cost of housing.
By taking a proactive posiTion, the City can start instituting several adions to address
affordable housing.
The first step would be to do a thorough review of the Code of Ordinmces as it relates to
housing affordability. Areas to address include:
0
--
!£gstablishinq a definition of affordable housings_ _ •? - - - - - -
--------- - ---------?
! Fgxpediting,the permitting process for affordable housing projeds. _ _ _ _ _ _ _ _ _ _? `;
•Egstablishin density bonuses for the provision of affordable units,y
•€Sestoblishing? certain zoning waivers such as parking, landscaping and setbacks,
- - -- ?.
and
-?- - - - - - _ _ _. ? ?
• MmodifyiMstreet right-of-way requiremerrts,,
- - ?
Another important asped of reducing the cosf of provicring afforda6le housing is reviewing
current development costs charged by the City. The City should review processing and
impact fees and establish reductions or waivers for affordable housing projeds.
c. Infill Housina Development
Forniatted: Bulleted + Level: i+ Aligned at:
0.75" + Tab after: 1" + Indent at: 1"
Formatted: Font: Tw Cen MT
Formatted: Font: Tw Cen NTf
Forniatted: Font: Tw Cen hTf
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Forniatted: Font: Tw Cen MT
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Formatbed: Font: Tw Cen Mf
Forniatted: Font: Tw Cen MT
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Formalted: Font: Tw Cen MT
"f'r-Miitic,rIAlJr; iti€rllln_ fily housing occarrevoccurs, in areas that tuei-eare? close to residential - - - Formatbad: Font: Tw Cen MT
°build-out" with at least 90 percent of its residential land already developed. This ? Forniatted: Font: Tw Cen MT
traditional type of i$€ffl- eveilveal withinfilis in ?volves a small number of vacant parcels that r-rmatted: Fonr. rw Cen hrr
were bypassed during the normal course of urbanization. In this process, individual lots or Forniatted: r-ont: rw Cen rrr'
small clusters of lots remained vacant due to old-skapes, rf>e)r xcee::?cAvnexsl3ifl l,rf ja3lem
ehangea;-a? ?jning and-subdivitiion regulaEion,-rec?t?irt?nee;ts? ec?rr€lie?s-wit???tir?c?d?
uses,
varietr of reasons. There are verv few residential lots in this cateqorv within
Winter Sbrinas. However, recent bankruntcies bv develooers have left some
III-57
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
develooments only partiallv comnlete. Unfortunatelr. these hove occurred within the Town
Center impactine its oerceived viabilitv. Winter Sorings mav need to develoq strateaies
to encourage the infill of these vacant residential parcels with new housing com ap tible
withtheTownCenter?_______________________________ - Formatted:Font:TwCenMT
40
Large numbers of "passed over" parcels can often lead to lower market and assessed
values for adjacent developed residential properties. It may often lower property values
in entire neighborhoods where large numbers of vacant parcels exist.
Most of the vacant lands in Winter Springs are located within recently platted subdivisions
or in large trads on the east side of the City. However, there are still p few vacant lots
within the older part of the City. It is important for Winter Springs to develop strategies
pnd programs which encourage the infill of these vacant residentipl parcels with new
housing compatible with the established neighborhoods.
d. Mobile Homes
Mobile homes and mobile home developments hpve long had a reputation of being
visually unattrodive. Often, localities have had the tendency to regulate these housing
types to undesirpble areas of the community, such as adjacerrt to industrial areas and
roilroad tracks and areas which lack utilities or community facilities. Mobile homes were
rarely allowed or encouraged in areas well suited for residential development. However,
as the cost of single-family dwellings has gone beyond the reach of many households,
communities have started to chonge their local decision making process regarding the
location of mobile homes. Rule 9J-5 requires that policies be developed which ensure
adequate sites for mobile homes. These requirements will also alter local governments
traditional decision-making process regarding mobile homes. In consideration of these
factors the following general criteria have been provided for the designation of future
mobile home or manufadured home developments.
,_ - Formatted: Font: Tw Cen MT
• Mobile home parks and co-opz should be located adjacent to areas with a,?- ???: ?t: Tw Cen MT
? ------ - - - - - --..___
comparable density of development or near small-scale convenience or
neighborhood commercial activity.
• They should be in areas accessible to arterial and collector roods;
• They should also be located on sites presently served by public water or
sanitary sewer service, or in areas programmed for such service in the City's
five-year capital improvements progrpm;
• They should be located within reasonable proximity to community facilities.
Where mobile home development or individual mobile homes are designated to be
located adjacent to residential uses, especially those of lower densities, buffer areas
should be required to make the transition in density more compatible to the general
neighborhood and community.
In addition to these general provisions, the issue of improving existing substandard mobile
home development should be addressed. These areas should be upgraded to modern
mobile home planning and design requirements.
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e. Infrpstrudure Reauirements
The infrostructure needed to support housing for very-low, )ow and moderate-income - Formatted: Font: Tw Cen MT
_----
households is similar to that required to support other development adivity. The
adequacy of this infrostrudure is evaluated in various elements and summarized in the
Future Land Use Element. Generally speaking, improvements to the road system, the
water and sewer systems, and the drainage system will be necessary to support future
land development adivities, including low and moderate income housing. The City has
several programs that are being planned or are underway to make these improvements.
One consideration is the cost aod methods for funding these improvements. New
development is required to make dedications of land and site related improvements and
to contribute to the larger system capacity increases- to meet concurrencv.. The City also ,- Formatted: Font: Tw Cen Kr
requires payment of impoct fees to cover fhe cost of needed improvements. Once the
property is developed and sold, the new landowners are required to pay periodic
assessments to fund operptions and capiTal improvements.
•
In the case of low and moderate-income projects, funds for developmenr and operation
are usually limited. The result is that extra fees can be expeded to be a problem,
occasionally enough to destroy the financial feasibility of the projed. Under the theory
that these are fees for services or benefits received, these fees and charges cannot be
reduced for low and moderate-income projeds. On the other hand, provision of
adequate housing for low and moderate-income persons and households is a benefit to
the public at large.
f. Sustainabilitv, Enerar Efficiencv. & Renewable Enerav Resources
There has been increasing information and focus on environmental imoacts and issues such
as climate chanae, in addition to awareness of the potential cost-savinas from enerav
efficient construction and sustainable development pradices. New construction and maoor
rehabilitation and renovations in the City should include plans for greater energX
efficiency in their design and construdion. Furthermore the use of recycled materials and
renewable enerav resources should be enmuraged. As these oractices can cut lona-term
enerav costs, theY are encouraped for all tvaes of housing,
The US Green Building Council (USGBC) administers the Leadership in Energy and
Environmental Design (LEED) Green Building Rating System. LEED for Homes is a rating
srstem that promotes the desian pnd construction of hiah-performance green homes. New
con$truction can be rated to meet one of the LEED for Homes tiers: Certified, Silver, Gold,
or Plotinum. Florida LEED for Homes is administered by the Florida Solqr Energy Center.
III-59
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COMPREHENSIVE PLAN HOl1SING ELEMENT
•
I. I 41-S •-------------------
' wrn,actea
Formatted: Line spacing: single
Formatted: Left, Tab stops: Not at 3.3" +
' 6.5" + 9.86"
?
? FOrnWttEd: FOnt: NOt BOId
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Table III-15a: Comnarison of Monthlv Gross Rent 2000
Gross Rent City of Winter Springs Seminole Counfy
Units** % Units** %
Less than $200 10 0.44 685 1.61
$200-$299
----------------- 0
------- 0
------ 650
---------- 1.53
__..
$300-$499 76 3.33 3,591 8.44
$500-$749
-------- 1,146 50.15
------- 17,148
--------- 40.3
....... ....... ....... .............. ....... ........ __.._ .
-- ----
$750-$999 -------
657 --
28.75 13,194 31.01
$1000-$1499
.._.._.._
----__ ..... .......... . ...... 228 9.98 4,863
_- 11.43
$1500+ 37 1.62 1,060 2.49
No Cash Rent 131 5.73 1,359 3.19
Total Rental Unita 2,285 100 42,550 100
Median Confract Rent 2000 $631 $633
Median Gross Rent 2000 $727 ;731
** Specified Units (The census excludes one-family houses on 10 acres or more from the count of
• specified units).
Source:2000 Census, STF1A and STF3A, U.S. Census Bureau
Tehle 111-156: Cemeericen ef Menfhlv Grexs Renf 1990
Gross Rent City of Winter Springs Seminole County
Uniis** % Units** %
Less than $200
------------------ 921
- - - - - - - - - 2.60% 0
-------- 0.00%
-
$200-$299
---------------- 1,151
--------- 3.24% 10
--------- 0.53%
---------
$300-$499
--------------- 10,776
-------- 30.37% 380
---------- 20.03%
---------
$500-$749 16,260 45.83% 1,111
---------- 58.57%
---------
$750-$999 3,888 10.96% 313 16.50%
$1000+ 1,731 4.88% 52 2.74%
No Cash Rent 752 2.12% 31 1.63%
Total Rental Units 35,479 100 1,897 100
** Specified Units (The census excludes one-family houses on 10 acres or more from the count of
specified units).
Source:1990 Census, U.S. Census Bureau
414 Left, Tab stops: Not at 33" +
6.5" + 9.86"
Formatted: Font: Not Bold
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOllSING ELEMENT
Table III-16a Value of OwnerAccupied Housinq, 2000
Specified Value City of Winter Springs Seminole County
2000 2000
Units* % Units* %
Less than $15,000 4 0.05 152 0.18
$15,000 to $19,999 0 0 41 64.06
$20,000 to $24,999 0 0 87 135.9
$25,000 ro $29,999 0 0 168 193.1
$30,000 ro $34,999 8 0.09 232 266.7
$35,000 to $39,999 24 0.28 407 175.4
$40,000 to $49,999 102 1.19 1,151 282.8
$50,000 to $59,999 185 2.17 2,295 563.9
$60,000 to $69,999 485 5.68 4,255 185.4
$70,000 to $79,999 564 6.6 5,943 259
$80,000 to $89,999 554 6.48 7,048 118.6
$90,000 to $99,999 661 7.74 8,287 139.4
$100,000 to $1 24,999 1,367 16 16,168 195.1
$125,000 to $149,999 1,370 16.03 12,145 75.12
$150,000 to $174,999 815 9.54 7,779 48.11
$175,000 to $199,999 481 5.63 5,625 72.31
$200,000 to $249,999 881 10.31 5,993 77.04
$250,000 to $299,999 534 6.25 3,590 59.9
$300,000 to $399,999 323 3.78 2,438 40.68
$400,000 to $499,999 113 1.32% 882 36.18
$500,000 ro $749,999 59 0.69% 724 82.09
$750,000 to $999,999 0 0.00% 237 26.87
$1,000,000 or more 15 0.18% 162 68.35
$100,000 or more 5,958 69.55 55,743 64.96
Totals 8,545 100 85,809 100
Median Value $189,000 $169,200
* Specified Units (The census exdudes one-family houses on 10 ocres or more from the count of
specified units).
Sou?ce: 2000 Census, STF3A, U.S. Census Bureau.
i r?.
Formatted: Left, Tab stops: Not at 33" +
? 6.5" + 9.86"
? FOrnwtted: Font: Not Bold
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
Table III-16b Value oF OwnerAeeuoied Housina. 1990
Specified Value City of Winter Springs Seminole County
1990 1990
Units* % Units*
Less than $15,000 0 0 301 0.48
$15,000 to $19,999 0 0 160 0.26
$20,000 to $24,999 0 0 249 0.4
$25,000 to $29,999 10 0.19 450 0.72
$30,000 to $34,999 0 0 461 0.74
$35,000 ro $39,999 12 0.23 870 1.4
$40,000 to $49,999 69 1.31 2658 4.28
$50,000 to $59,999 470 8.96 4295 6.91
$60,000 to $74,999 809 15.42 9,676 15.57
$75,000 to $99,999 1,461 27.85 18,553 29.86
$100,000 ro $1 24,999 746 14.22 8,889 14.31
$125,000 to $149,999 680 12.96 5,506 8.86
$150,000 ro $174,999 282 5.38 3,321 5.34
$175,000 to $199,999 219 4.17 2,023 3.26
$200,000 to $249,999 296 5.64 2,191 3.53
$250,000 to $299,999 91 1.73 1,131 1.82
$300,000 to $399,999 70 1.33 739 1.19
$400,000 to $499,999 20 0.38 281 0.45
$500,000 or more 11 0.21 383 0.62
$100,000 or more 2,415 46.02 24,464 39.38
Totals 5,246 100 62,137 1 C0
Median Value $96,400 $91,100
Source: 1990 Census
rr`------------------------------------------------------
Formatted: Left, Tab stops: Not at 3.3" +
' 6.5" + 9.86"
?
? FOrmatted: Font: Not BOId
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
Table 111- 17: Comparison of Monthly Cost of Owner-0ccupied Housing, 2000
* Specified Units (the Census excludes one-family houses on 10 acres or more from the counr of
specified units).
Source: 2000 Census, STF3A, U.S. Census Bureau; 2006 Shimberg Center for Affordable
Housing
Cify of Winter Springs Seminole County
2000 2000
Units* % Units* %
With Mortgage: 7,297 85.39 71,160 82.92
Less than $200
------------------- 0
-- 0 45 0.06
$200-$299 -----
29 _
0.4
240 -----
0.34
$300-$399 14 0.19 641 0.9
$400-$499
105
1.44
1,457 -----
2.05
-----
$5004599 202 2.77 2,450 3.44
$600-$699
------------------- 395
--- 5.41 4,159 5.84
$700-$799
522
7.15 -------
5,781 -----
8.12
$800-$899
---------------- 735
------ 10.07 7,457
------- 10.48
-----
$900-$999 792 10.85 7,089 9.96
$1,000 or more 4,503 61.71 41,841 58.8
Total Mortgaged 7,297 100 71160 100
Median 1,144 1,102
Median as % of 1999 HH Inc«ne 20.7 21.4
Not Mortgaged: 1,248 14.61 14,649 17.07
Less than $100
__ _ _ _ 0 0 180 1.23
$1004149 8 0.64 473 3.23
-----
$150-$199 33 2.64 1,275 8.7
-----
$200-$249 145 11.62 2,063 14.08
$2504299
------------------ 250
------ 20.03 2,585 17.65
-----
$300-$349 287 23 2,156 14.72
$ 350-$399 159 12.74 1,849 12.62
$400 or more 366 29.33 4,068 27.77
Total Not Mortgoged 1,248 100 14,649 100
Median 333 317
Median as %of 1999 HH Income 10 10
TotalOwner-Occupied 8,545 100.00 85,809 100.00
Formatted: Left, Tab stops: Not at 3.3" +
' 6.5" + 9.86"
? FOrmatt¢d: Font: Not BDId
T T?•
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT
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4494 29,228 94-6 2-4 ?J-SJ5,32g 274 84
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2000 4im5 43 8 27-.8
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III-G5
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C?
•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
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121-386 lA8:A9 ?4?,97g M-.W
III-6G
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl1SING ELEMENT
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIJSING ELEMENT
Gross-Rent S efninole- E'ounty
1990 1995 1094t 1-915
tftw,-* % UniEs % UFt+Es*- °6 unots %
r?"" •?? 9 0:A9 9 9:490 ?B A:W 0:54
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--
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4-98 --
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-
----
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-
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4-,644
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1-339
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------------
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254
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11.63
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X,27-8 -
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944
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----
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III-69
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOIISING ELEMENT
. ,1999
4998
unksk
% 4999
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---- 9
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---
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-- 38-1
_
4-60 9-48
26
$28,AAA-$?4;494
---- ------ g
----- --- A w ---- 2? - 0_?}
_ ......... ...... _---------- ..
---- --440
8
------- ---?
---
0,99
- ---- 4-50
461 ----?-2
----------
0:74
Q?c nnn e?n nnn
- 4-2
-- -- 3 ---- 970 ---- 4-40
549;8A8--?44,?199
$459903 ----
?98A-$39;449 -----20
------ 49
4?9
------ ----?-Jg
------0-9-3
8,96 -----??
.------} 46-5 ----- -?-9-?
---- 2,36
-------
6.94
S60,000 $74,944
------------- --
?-5;988-?9'?,?94
-- 90
-------- - ----
4-,464
----- --15 42
------
2-7-.55 ----- 9-,676
---------
1-?353 ----45,57
----- - - -
29.96
S?90,nnn e?w?1?^_ooo
000 e i no 000 -
$125 --?
------- --- }4_--2
----96 --- 8-S99
---- -----4441
------
, 690 5-1506 8-.96
--------
- 2-&2
--- ?g 3142-? 5,34
$173,809-$4-99,999
--------- ---24-9
------- -- 4-.4-7
------ ----24n ------ 326
---- ------ 2-96
-------
? -----?? ?
------
? ------
4-.7-3 ---- 44-34 -------?-z
$390.004-$399,999 78 13-3 7-39 1.19
$4W,008-$499-,949 29 009 284 A:45
Mofe t1an-sSA4,?0 4-4 0?4 393 4:62
Tatak 51 4OG;89 62,4-31 -7 -100.09
MediatFValue $96;400:A8 $91;1AA:9E3 -
* e,. :s:o.7 T T..:*s (T,o census ,.i.,ao o r :i., h,. o i n.. e a. .h 9ttm-of
spe.:aos).
III-70
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•
CITY OF WINTER SPRINGS • -- rbrniaccea: rab stDps: 10°, Rgnr + rar ar r"
COMPREHENSIVE PLAN HOlJ51NG ELEMENT• -- Fomiatted: Tabstops: 10",rtignt+Notat s^
+ 7.5" + 9"
. pied-Het3stng,-1998
r;... ,.e Wr...... . e.._:...... Seminole ,y
-1-99$ 4499
%
V?;+ti n
?,? ? ?ortgng^e.
Less iharr-$2-00 39 0:82 454 0.9=1
------
e?n?n
_ _ _ _ 2-7
_ 9-.5-7 ,-',T 4 3:44
?3a8-?399
_ .._.... _ . . . ._.. . . . .,.. 93
.._. ....... . ...
- 4-.W
------ 21-W
------
- 5:81
-----
?499-$499 m 53-3 3;563
-- 641
------
_ 344 7-38 414W
- 7-.94
-----
?6A8-$H99
... _ . - -
$?AA-$?s14 545
... ....... ...
69-21
- 1-1-:93
-----
1445 3;348
------
4,402
- 1-8:38
----
-12.94
$89A?t894
?988-$?149
.. . .. . . .
$1
AA8
- 5524
47-9
.... .
4
?
- i-i.99
19A-i
------
34
36 64A8
5,82-3
------
? 12.44
4.75
3139
;
e?
t?ere -, . ?
Tetal--A4ertgage? 4,728 19A:-04 51;531 -100:00
Median ? - $92,8- -
H.fodi.,., .,s 0% ..F UCI i..,......o 2z:4 _ 20 _
i e .. t1.,.« ? S,100
..?.?. . ... . _ . . . .
. . . . ....... . . .. -?6
. . . .
80
.... . . ...
- -1:e4
._... .....
15:44
------
. 4442-
:___
2.557
------
- -tv-l-t
...._ .__..
24. 11
-----
............. _.__._. . .--__.._._ ........................ -14?
..........................................
4-1-5 ? ?t
24.13 2;5 B
4-,?
- 2-3.71
---
1$43
_...__...---._...._...._...._......_.........._._........._ ...........
?3A9-?349 7-8
.................... _.... _....... ..... ......... .... ..
22
...... .... _...
-
- 15:96
------
433
----- 1 7, M
----
3-58
----
-
- 1-0:44
-----
5-.49
----
$?SA-$-344 .} ?
__ 3-.04
____
_ ?§
__-- ?9
?4A?er•-r?er? 38 -
7734 448 4,78
m -100:00 10,606 488:A9
Med-taft $288 - $"-2- -
M,,,J:.... ,..- 04 ,.FLIU T..,.,....e 44-7
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
. -- Formatted: Tab stops: Not at 10"
HOllSING ELEMENT` - -Formatted: Tab stops: Not at 3"
. ,
Eityofwi
Spring nter
s
i3trits ? UniEs
Total Housisg Uniis ??
-7 A:A$ 294 A-.M
r.,,.k:.,T r,......iete-I4jtehens 43 047 44-7 n.c
Ne-FaelUsed 0 0,22 33-5 0.N
Seuree of Water
__ ...... ._............... _.._ _ . ............ _..... ..
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_... .__._ .. . . . . .. ......_.._ . .. . . . ... 268
-_._-.-' ___'
. . 349
.... . ... _
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III-74
0
•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
. - Formatted: Tab stops: Not at 10"
HOII$ING ELEMENT' - ?'??? Tab stops: Not at 3^
OQat
Tuvi 1.1 iTT tn l?.it_9 c iz LIvmcc7/Dccicaiiviaar -?n. x a1 V c..1.??r1c .. D,.ax_L,.v?, z.,..a
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COMPREHENSNE PLAN HOl!$ING ELEMENT•- -- natted: Tab stops: Io^, rtgnt + Notat s^
?
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III-79
Formatted: Centered, Tab stops: 4.25",
Centered + 9", Right + Not at 3" + 6"
. ?
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0
CITY OF WINTER SPRINGS
? COMPREHENSIVE PLAN
Formatted: Tab stops: Not at 3" + 6.5" + I
• io^
I Table 111- 15: Household Iaeome by Tenure, 1990-2910
ineameua,ge I W,a 1 499& 1 ;eee 1 2W5 1 uno 1 Wg 1 V)9& 1 aiwo I aAM I ;M I
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CITY OF WINTER SPRINGS
I COMPREHENSIVE PLAN HOUSING ELEMENT-
. , 1995 2010
ol
I
Hoase#eld-tneeme
Raw 1995 2000 2005 281$
$0-$5,000
$5;000 ---$10,998
$1o,980-$i5'AAA (124)
(224)
............ ........ ....... .......
(:325) (100)
(27-34
------
(4-1-0) (206)
0444
--2) (260)
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---(673)
._
(182) E2743 -- (40D ---(57o)
$29,000 ---$25,AA9
$25,000 ,
$30
000 261-
?g,,2 204
4-92 409
:78 (9)
,
,
---------------
-$49
899
$35
009 ? 24-2 7-5
;
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-
$40,908---$45, 9A8
----------
s45?A8 - S50,00E3
_.... _
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}?
f37-y 44;
(844
....... . ..
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(1,016) 34
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---
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(P--1)
-------
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q rormatted: left, Tab stops: Not at 4.25" + 9"
?
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0
•
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOl1SING ELEMENT-
. , 1995 2010
Househeld-lnceme
p-ow 1-995 2000 2805 2010
$0-$5.000
------------
$5;98A (-;?})
E-" (=+a;
040) E4)
0- 0?0
?,?`? 0
$19;890 -$15,99A 0-19) (2" f24-34
-- 045-l
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$23 ...........
....
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442 373 371 3 ; ;
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---
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----------_
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--------._
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----
266
f623
48 ?
4X5
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3
4-63
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(4)
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(4311)
(37)
$49;900 -1- (334) (64-9) (658) (715)
T(1tRI (Z) - (533) l"-"I (9-74)
r
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOl!$ING ELEMENT•-- ' FomiaKedcTabstops:Notat 3^+ 9^
,
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r?A4B -,",I3M-)
4W8 199-5 38A9 2w 2A-18
-
Renter 14ousehold 4,118
----------
144 1,357
----------
4-2-8 1;750
---------
166 2.101
-------
494 2,832
. .. ........
2Fi3
Te{a1 ???? 4,49-5 1.916 2-,300 3-IA95
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