HomeMy WebLinkAbout2009 01 29 Regular 600 Request Local Planning Agency Review Housing ElementPLANNING & ZONING BOARD /
LOCAL PLANNING AGENCY
ITEM 600
January 29, 2009
Special Meeting
Consent
Information
Public Hearin
Re ular X
REQUEST: The Conu»unity Development DepartmentPlarming Division requests that the Local
Planning Agency review, give comment and make a recommendation on the draft Housing Element
(previously distributed).
PIURPOSE: To give opportunity for the Board to review, discuss and provide their
recommendation on the draft Housing Element to the City Commission.
APPLICABLE LAW AND PUBLIC POLICY:
Florida Statute s. 163.3177 (Required elements o9~the Comprehensive Plan)
Florida Statute 163.3174 (4) (related to responsibilities of the LPA regarding the comprehensive plan)
BACKGROUND:
Tl~ie City's Comprehensive Plan has proven to be a good guide for developing the City. Generally the
objectives have been met and the policies implemented. However, the Florida Statutes describes the
local government comprehensive planning program as a continuous and dynamic process.
An Evahiation and Appraisal Report (EAR) is required every seven years by each local government to
assess the progress of implementing the local government's comprehensive plan. [The EAR process is
designed to respond to changes in state, regional, and local policies on planning and growth
management, changing conditions and trends, to ensure effective intergovernmental coordination, and to
identify major issues regarding the community's achievement of its goals.] Florida law establishes
minimum requirements for the City's planning data to ensure predictability, certainty, and integrity in the
local growth management process. The City's Comprehensive Plan must be amended to address the
needs oCthe City into the next planning period.
The F.,valuation and Appraisal Report (EAR) on the City of Winter Springs 2001 Comprehensive Plan
lays the groundwork for undertaking a comprehensive update of the City's Comprehensive Plan and
offers a forthright evaluation and assessment of the City's current comprehensive plan.
The EAR was developed over a 18-month period and involved numerous public workshops. During the
spring of 2007, the City identified six Major Issues as the core emphasis of the EAR [Section
163.3191(1)(c), F.S.]: These included:
,Ianua-y 29, 2009
Regular Agenda Item 600
• Greenway Interchange Employment District
• Elderly Mousing & Medical Care
• affordable and Work-Force Housing (Section 163.3177(6)(f), F.S. and Kule 9J-5.0]0 F.A.C.)
• State Road 434 Corridor
• Population, Housing Density and Greenspace
• Redevelopment of West Side
Data was collected and analyzed on each issue as well as an assessment of how things could have been
done differently to better achieve the goals, objectives and policies of the comprehensive plan as they
related to the major issues. In addition to the analysis of the major issues section, evaluation and
asp>essment was provided with respect to each policy of the adopted Comprehensive Plan. The EAR
identified needed changes to improve or otherwise refine the Comprehensive Plan.
The EAR also addressed the requirements of Section 163.3191(2), Florida Statutes. These included:
population growth and changes in land area, the location of development that occurred relative to where
it .vas anticipated in the comprehensive plan, the extent of vaca-1t and developable land, the financial
feasibility of implementing the comprehensive plan and in providing necessary infrastructure through the
Capital hnprovements Element.
CONSIDERATIONS:
Winter Springs submitted its Adopted EAR to the Florida Department of Community Affairs (DCA) on
April I7, 2008. Subsequently, the City received notice from the DCA on June 23, 2008, that the EAR
was determined to be Sufficient pursuant to Section 163.3191(2). The DCA also commended the City's
efforts in preparation of the EAR and indicated support for many of the recommendations made in the
EF~R. The EAR provides the foundation for the subsequent comprehensive plan amendments. The
statutory deadline for this Adoption of the EAR-Based Comprehensive Plan Amendments is 18 months
after the determination of Sufficiency for the EAR or no later than Dec. 14, 2009.
In~IPLEMENTATION SCHEDULE:
"fhe schedule of special I_,PA meetings and the elements to be reviewed are as follows:
Thurs., January 29 Housing Element
Wed., February 4 Recreation & Open Space Element, Conservation Element
Tues., February 10 Conservation Element (cont'd), Intergovernmental Coordination Element
Wed., February 1 S Transportation Element
Wed., l~ebruary 25 ]nii-astructure Element
Wed., March 4 Future Land Use Element
"['he Public School Facilities Element and ('apical h~~provements Element is not expected to require a special
meeting as the only changes required, will be those needed for consistency as a result of changes to the other
elements.
March 2009 - Production of 2°~ draft
~>ril 6 2009 (c 6:00 PM- Jt. LPA/CC Special Meeting for the review of the recommended draft
Anil 20, 2009 ~r>, 6:00 PM-Jt. LPA/CC Special Meeting for the review of the recommended draft
Ahril 2009- Revisions based on Jt. LPA/CC Meetings
M ~ 6, 2009 - LPA Public Hearing on EAR-Based Amendments
May 26, 2009- City Commission Transmittal Public Hearing on EAR-Based Amendments
Aur r~_2009 - Receive ORC Report from DCA
Revise and produce final EAR-Based Amendments for Adoption
Nov. 23, 2009- City Commission Adoption Public Hearing on EAR-Based Amendments
January 29, 2009
Regular Agenda Item 600
STAFF RECOMMENDATION: The Community Development Deparnnent Planning
Division requests that the Local Planning Agency review, give comment and provide their
recommendation on the draft Housing Element to the City Commission.
ATTACHMENTS:
Dr~:~ft Housing Element- [Previously Distributed]
LOCAL PLANNING AGENCY RECOMMENDATION:
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
Updated B y:
Planning Communities, LLC
2510 Wild Tamarind Blvd.
Orlando, FL 32828
2001 Plan Prepared By:
Land Design Innovations, Inc.
CITY OF WINTER SPRINGS
COMPREHENSNE PLAN HOUSING ELEMENT
TABLE OF CONTENTS
A. GOALS, OBJECTIVES, AND POLICIES ...................................................................................4
B. INTRODUCTION ................................................................ ................................................. 16
1. Purpose of the Element ................................................ ................................................. 16
2. Growth Trends ............................................................. ................................................. 17
C',. HOUSING INVENTORY ...................................................... .................................................20
1. Existing Housing Characteristics .................................. .................................................20
a. Age of Housing Stock ....................................................... ..........................................................2U
b. Dwelling Units by Type .................................................... ..........................................................21
c. Dwelling Units by Tenure ................................................. ..........................................................2~
d. Cost of Housing ................................................................. .......................................................... 24
e. Cost to Income Ratio ......................................................... .......................................................... 25
2. Housing Conditions ..................................................... ................................................. 26
a. Physical Conditions ........................................................... .......................................................... 26
b. Overcrowding ................................................................... .......................................................... 28
3. Government Subsidized Housing ................................ .................................................28
4. Group Homes ............................................................... .................................................29
5. Mobile Homes .............................................................. .................................................29
b. Historic Housing ........................................................... .................................................30
7. Housing Construction Activity ...................................................................................... 30
I). ANALYSIS ......................................................................... ..................................................32
1. ..
Household Characteristics ...........................................
..................................................
a. Household Size ................................................................. ...........................................................33
a. Population by Age .......................................................... ........................................................... 35
b. Households by Income ..................................................... ...........................................................37
2. Projected Housing Needs ............................................ ..................................................40
a. Housing Tenure, Type and Cost .................................... ........................................................... 40
b. Housing for Special Populations ................................... ........................................................... 41
c. Group Homes ................................................................... ........................................................... 41
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COMPREHENSIVE PLAN HOUSING ELEMENT
d. Dwelling Unit Demolitions and Conversions ........................................................................... 42
3. Land Requirements and Availability for Projected Housing Needs ..............................42
4. The Housing Delivery System .......................................................................................44
a. Financing .......................................................................................................................................44
b. Regulatory and Administrative Process .................................................................................. 45
c. Infill Housing Development ........................................................................................................45
d. Mobile Homes ..............................................................................................................................46
e. Infrastructure Requirements .......................................................................................................4G
f. Sustainability, Energy Efficiency, 8~ Renewable Energy Resources ................................... 47
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LIST OF TABLES -WILL UPDATE
LIST OF MAPS
M,ap III- 1: Mobile Home Parks and Cooperatives -WILL BE UPDATED ............................................48
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CHAPTER III
HOUSING ELEMENT
A. GOALS, OBJECTIVES, AND POLICIES
GOAL 1: PROVISION OF HOUSING. To ensure an adequate supply of a wide range of
housing types, at various levels of affordability, to accommodate the needs of the residents of
V~/inter Springs.
Objective 1.1: Housing Supply. Assist the private sector to provide a sufficient number of
appropriate housing units through the end of the planning period.
Policy 1.1.1: 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 place for the new dwelling units, population,
and the secondary non-residential development expected from an
increase in the housing stock and population.
Policy 1.1.3: The City should continue reviewing ordinances, codes, regulations, and
the permitting process to eliminate excessive requirements and to
encourage private sector participation in meeting housing needs.
Policy 1.1.4: The City shall encourage the development redevelopment of housing
that will integrate diverse choices of housing.
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 production capacity level
sufficient to meet the demand. Technical assistance includes, but is not
limited to, assistance meeting the development review requirements of
the City and other regulatory agencies; referral to appropriate
agencies for information and assistance in meeting infrastructure
standards and requirements imposed by the City; and provision of
data regarding housing needs and conditions.
Policy 1.1.6: 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 and collector roads; and they should be located
within reasonable proximity to community facilities.
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Policy 1.1.7: 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 1.1.8: The City shall limit the development of high-density housing to the Town
Center and the U.S. 17-92 Community Redevelopment Area (C.R.A.)
Corridor. Within these areas high-density housing should be
encouraged.
Policy 1.1.9: The City shall develop criteria to allow multi-family housing in
commercially zoned areas contingent upon the provision that it
preserves greenspace elsewhere.
Policy 1.1.10: 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
has as its basic premise that the physical environment can be changed
or managed to produce behavioral effects that will reduce the
incidence and fear of crime, thereby improving in the quality of life,
and enhancing profitability for business.
Policy 1.1.11: The City shall 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.
Policy 1.1.12: The City shall cooperate with private and non-profit participants
involved in the housing production process through the following
activities:
• Investigate partnerships, if necessary, with private and non-profit
sector housing providers. Such investigation shall include a
professional market analysis, cost benefit analysis, impact of the
partnership on the private sector housing supply, and cost to
taxpayers. Such partnership may include, but is not limited to,
impact fee subsidies 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
contracting community.
Policy 1.1.13: The City shall maintain a database of building permit activity
organized to maintain a current inventory of new housing units by type
and tenure characteristics.
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Policy 1.1.14: In order to preserve the urban character of the Town Center and to
~- achieve a residential density that will achieve and support the desired
commercial activity within the Town Center, new residential
development density shall be developed at a minimum density of 10
units per acre.
Objective 1.2: Relocation. The City shall coordinate with the appropriate agencies to
offer relocation assistance to city residents who are displaced by Federal, State, or local
government programs and projects. The displacing agency shall be responsible for providing
assistance, which includes, but is not limited to, financial means and methods.
Policy 1.2.1: When residents are displaced by City actions, through public
development or redevelopment, the City shall attempt to ensure the
residents are able to relocate to standard, affordable housing.
Policy 1.2.2: The City shall require that zoning or structure use changes be evaluated
as to their impact on the surrounding area.
Policy 1.2.3: The City shall coordinate with appropriate agencies to prepare plans
of action regarding relocation of residents, before programs are
enacted that will create displaced households. Such plans shall include,
but are not limited to, the following:
• Timing of the relocation,
• Assessment of the need for the program which will displace
households,
• Costs associated with the displacement of such households, and
• An assessment of the households needs and the impact of the
relocation on the household, including:
o Location and the effect of a new neighborhood location on the
households distance to job, schools, and social activities, and
o The adequacy of public transit, if applicable, to serve the
displaced household.
Objective 1.3: Very Low, Low and Moderate-Income Households. The City shall encourage
and assist the private sector in the provision of safe, clean and affordable housing for special
needs populations of the City, including the very 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 density compared to adjoining properties, adequacy
of infrastructure, buffers, and project size.
Policy 1.3.3: The City shall examine 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 1.3.4: The City shall establish a program of density development bonuses in
return for developer contributions to affordable housing.
Policy 1.3.5: The City shall examine the need to establish a program that provides
developers with a reduced traffic level of service (LOS) for
development applications to encourage geographic dispersal and
expansion of affordable housing opportunities.
Policy 1.3.6: The City shall evaluate all infrastructure charges and fees to determine
whether adjustments can be made for low and moderate-income
housing projects. In addition, consideration should be given to
providing funds to offset fees in situations where they cannot be
reduced. The City should also encourage the County to assist in this
effort as the provision of housing needs benefits the larger area as
well as the City itself.
Policy 1.3.7: 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.
Policy 1.3.8: Promote mixed uses, which include provisions fora wide variety of
housing types and prices, in large tract developments.
Policy 1.3.9: Continue allowing a wide range of housing types, such as cluster homes,
single-family attached, zero lot line homes, through the Code of
Ordinances.
Policy 1.3.10: To supplement the need for workforce housing in the Town Center and
to add density, the City shall require that residential projects include a
certain number of workforce housing units. The City shall also evaluate
the potential to establish requirements for the provision of a certain
proportion of garage apartments along with single family detached
units.
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HOUSING ELEMENT
Policy 1.3.11: Efficiently plan and operate utility systems to provide for cost effective
service operations.
Policy 1.3.12: The City shall investigate means and methods for subsidization of
impact fees to development that provide housing for low and
moderate-income families. Include criteria and administrative rules for
such subsidies in the City~s land development regulations.
Policy 1.3.13: The City shall coordinate the provision of affordable housing with other
agencies and municipalities in the area.
Policy 1.3.14: 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.
• Establish a maximum size for new stand-alone housing
developments.
• Require a strong, local management company for rental
developments.
Policy 1.3.15: The City shall continue to coordinate with Seminole County and review
~- the research and guidelines developed under the Seminole County
Workforce program to ensure coordination with this regional approach
to address workforce housing needs.
Policy 1.3.16: The City shall periodically review affordable housing statistics and
amend this element when warranted.
Policy 1.3.17: The City shall partner with private and non-profit developers to pursue
funding through programs such as:
• Supportive Housing Investment Partnership,
• HOME Investment Partnerships Program, and
• Community Workforce Housing Innovation Pilot Program (CWHIP).
Policy 1.3.18: The City shall work with non-profit groups and community organizations
to provide for education on affordable housing topics such as available
grant programs, rehabilitation, and maintenance to further engage low
and moderate income homeowners in the entire process from purchase
and rehabilitation to maintenance, upkeep, and care of housing.
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Objective 1.4: Special Needs Households. The City shall ensure that adequate sites are
a~railable for special needs populations, such as the elderly and disabled.
Policy 1.4.1: The City shall maintain standards for the location of community
residential homes and special needs housing, including group homes, in
accordance with applicable law. Such standards shall ensure
compatibility and consistency with surrounding land uses.
Policy 1.4.2: The City shall utilize the development review process to review any
proposed projects or City Code amendments that impact housing for
special need populations.
Policy 1.4.3: The City shall continue to support organizations that assist elderly and
handicapped citizens in finding decent, accessible, and affordable
housing. Such support may include technical assistance and alternative
design standards and code requirements.
Policy 1.4.4: 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 City shall
allow for the placement of retirement communities and elderly care
facilities in areas of residential character as long as they are designed
in a manner that is compatible with the character of the neighborhood.
Policy 1.4.6: The City shall investigate the need to allow the development of
innovative retirement multi-generation housing including adaptive
construction techniques, "Granny Cottages~~, and accessory apartments.
The City shall establish strict design compatibility guidelines to allow
Accessory Dwelling Units as a conditional use in single family zoning
districts.
Policy 1.4.7: The City shall create incentives for developers of projects with a certain
percentage of townhomes and condominiums to meet "Communities for
a Lifetime" standards and to incorporate universal design principles in
rehabilitation projects. The City shall work with programs that address
elder housing policies to educate private and non-profit developers on
"Communities for a Lifetime" standards and universal design principles.
Policy 1.4.8: The City shall explore attracting additional assisted living facilities
(ALF) including studying potential locations, size requirements, market
demand and timing, as well as potential partnerships and funding
sources. The City shall investigate the Elderly Housing Community Loan
program, which provides loans of up to $750,000 to developers
making substantial improvements to elderly housing.
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Policy 1.4.9: Maintain a working relationship with the State of Florida Agency for
'a" 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 may include providing education to seniors on senior
housing and other issues such as available medical, health, and
community resources.
Policy 1.4.11: The City shall identify additional programs, groups or other
opportunities to link with non-profit groups and community
organizations with the purpose of provide for education to seniors, not
only on senior housing, but also on issues such as medical, health, and
community resources.
OUjcctive 1.5: Energy Efficiency and Susfainabilify. The City shall support sustainability and
energy conservation in new housing development and redevelopment.
Policy 1.5.1: New construction, structure rehabilitation, and future developments shall
be encouraged to pursue Leadership in Energy and Environmental
Design (LEED) Certification by the US Green Building Council (USGBC).
The City shall consider the implementation of a fee structure that
encourages buildings which are LEED-certified.
Policy 1.5.2: The City shall develop a scale of incentives for the different levels of
LEED Certification; i.e. a LEED Platinum rated project should receive a
greater incentive than one rated as LEED Silver.
Policy 1.5.3: The City shall identify specific building options and elements available
to meet its energy performance goals such as:
• Solar water heating;
• Energy-efficient appliances such as "Energy Star";
• Energy-efficient windows, doors and skylights;
• Low solar-absorption roofs, also known as "cool roofs";
• Enhanced ceiling and wall insulation;
• Reduced-leak duct systems;
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COMPREHENSIVE PLAN HOUSING ELEMENT
• Programmable thermostats; and
• Energy-efficient lighting systems.
Policy 1.5.4: All new housing developments in the City shall implement cost-effective
energy-efficient technologies, must facilitate and promote the use of
cost-effective energy conservation, energy-demand management and
renewable energy technologies in buildings and must have energy
performance which complies with the Florida Energy Efficient Code for
Building Construction.
Policy 1.5.5: The City shall identify specific building and landscaping options and
elements available to meet its storm water management performance
goals such as:
• Green roofs;
• Bio-swales;
• Permeable or porous pavers;
• Use of cisterns and rain barrels;
• Native species landscaping;
Policy 1.5.6: Runoff control shall be mandated by the City for all construction sites to
mitigate erosion and sediment or chemical discharges from construction
activities.
GOAL 2: PRESERVATION. Encourage the preservation of decent, safe and sanitary housing for
tFie present and future residents of Winter Springs.
C)bjective 2.1: Housing Units. The City shall continue to assist in extending the life of the
existing housing stock, to stabilize neighborhoods and create community pride.
Policy 2.1.1: 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 City shall encourage low-income residents to apply for housing
rehabilitation assistance individually or through the programs managed
by the County.
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Policy 2.1.3: Rehabilitation of existing buildings shall be in conformity with the
Florida Building Code.
Policy 2.1.4: The City shall maintain a database which identifies residential units that
may be in need of rehabilitation or demolition.
Policy 2.1.5: The Code Enforcement division shall coordinate with the Building
division to update the housing conditions database and conduct the
necessary code enforcement inspections to keep the number of
substandard and deteriorated units to a minimum.
Policy 2.1.6: The City shall continue enforcing the International Property
Management Code to address substandard and deteriorated housing
conditions.
Policy 2.1.7: The City 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 Development.
• Florida Neighborhood Housing Services grant administered by the
Florida Department of Community Affairs. (Chapter 420.429, F.S.).
• Florida Small Cities CDBG Program Funds administered by the
Florida Department of Community Affairs (Chapter 290.0401 -
290.049. F.S.).
Policy 2.1.8: By duly adopted procedures, the City shall condemn and require
demolition of those units that are determined by the City unsuitable for
rehabilitation. The City has adopted the International Property
Management Code 2006 edition which delineates the procedures for
condemnation and demolition of unsuitable units.
Q~bjective 2.2: Neighborhoods. The City shall promote housing opportunities for new
households in already established neighborhoods and insure the stabilization of all neighborhoods
through the following policies, when applicable.
Policy 2.2.1: Identify neighborhoods that are in need of rehabilitation or are
experiencing instability based on any and all of, but not limited to, the
following criteria:
• Proliferation of crime,
• A large percentage of substandard housing units,
• Fragmentation of land uses, and
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COMPREHENSIVE PLAN HOUSING ELEMENT
• 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, implementing neighborhood
watch programs, 'Safe Neighborhoods" programs, and Community
Development Block Grant programs.
Policy 2.2.3: Provide for a high level of resident and owner participation in any
plan or program implemented for the purpose of improving and~or
stabilizing neighborhoods.
Policy 2.2.4: Investigate funding sources, for these plans and programs, which may
include but are not limited to, special taxing districts, "Safe
Neighborhoods Act" funding, and Community Development Block Grant
Funding.
Policy 2.2.5: Promote and support home ownership within older neighborhoods by
providing incentives and~or credits to home owners for "sweat equity's
rehabilitation within targeted neighborhoods.
Policy 2.2.6: The City shall prohibit the expansion of non-compatible uses within
residential neighborhoods.
Policy 2.2.7: The City shall require 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.
Policy 2.2.8: The City shall continue to require the implementation of the Town
Center Code so that the concept of `eyes on the street' is maintained to
ensure safe, pedestrian friendly streets."
Policy 2.2.9: The City shall identify infrastructure deficits in existing neighborhoods
and implementation strategies to mitigate them through partnerships,
grant funding, or as part of capital budgeting.
Policy 2.2.10: The City shall require an interconnected network of sidewalks in new
residential developments to support walking and neighborhood
friendliness.
Policy 2.2.11: The City shall encourage property upgrades which enhance
neighborhoods.
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C-bjective 2.3: Hisforic Preservation. As the housing stock begins to age, the City shall
develop a process of identifying potential historic properties.
Policy 2.3.1: The City shall identify buildings that have the potential to be historic or
significant structures.
Policy 2.3.2: The City shall establish standards for rehabilitation of historically
significant structures..
C-bjective 2.4: Infill. The City shall promote infill development by supporting alternative
development standards consistent with the existing zoning standards, where necessary and
feasible.
Policy 2.4.1: The City will work to identify acceptable locations, priorities, and
implementation strategies for potential infill development and
redevelopment. Opportunities for residential, commercial, and mixed
use shall be identified and categorized. The City will encourage mixed
use and higher density and intensity development in priority infill
development and redevelopment areas identified through these efforts.
Policy 2.4.2: The City shall maintain a vacant residential parcel map and database
which includes location information, acreage, physical characteristics,
utilities, zoning and ownership data. The vacant residential parcel map
will be enhanced to identify infill and redevelopment opportunities.
Policy 2.4.3: The City shall conduct a workshop with staff and the Commission to
discuss barriers to redevelopment and infill and create standards that
will guide and support a strategic approach to redevelopment
planning that will also help meet the projected shortfall in housing units.
Policy 2.4.4: The city shall prioritize the creation of redevelopment and small area
plans identified through the strategic review of infill development and
redevelopment opportunities.
Policy 2.4.5: 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 infrastructure
and combats urban sprawl, the City shall consider a system of impact
fee credits or other incentives to be applied, when appropriate.
Policy 2.4.7: The City shall establish design compatibility guidelines to allow
accessory dwelling units as a conditional use in residential districts to
support development or redevelopment that integrates diverse choices
of housing.
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Policy 2.4.8: The City shall implement neighborhood design standards and review
_. criteria that encourage infill compatibility while allowing for increased
density and~or mixed use.
Policy 2.4.9: The City shall support the conversion of older residential homes located
along arterial roadways to live-work or commercial use with proper
rehabilitation.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN ROUSING ELEMENT
B. INTRODUCTION
"~Ninter Springs is committed to Smart Growth, which can be defined as growth that is
e~~onomically sound, environmentally friendly, and supportive of community livability-growth that
enhances the community's quality of life". Housing is an important element in the analysis of
present and future characteristics of a community. The type, structure, and condition of an areas
housing stock influence the community's quality of life. Neighborhoods play an important part in
determining the vitality, stability, and way of life of the residents within a community. Astable
community offers a variety of housing units that appeal to a wide range of age groups, income
levels, and family sizes. A proper mix of different housing types and housing which lends itself to
accommodating different life styles helps to encourage the development of a well-balanced
community. Without a heterogeneous population, a community is limited in the most efficient
allocation of economic resources necessary to sustain a valuable, economically vibrant community.
Housing also impacts the economic strength of a community and provides a basis for directing the
manner and type of economic development within an area. Since housing helps determine the
economic strength of a community, it should be the objective of the City to protect existing housing
values and develop policies that result in the appreciation of existing neighborhoods. In addition,
tl-ie objective of new development should be to contribute to favorable quality of life conditions
within the community, as well as reduce housing deficiencies that presently exist.
1. Purpose of the Element
The purpose of the Housing Element is to:
• Identify present conditions and types of housing stock within the community.
• Analyze housing trends and determine the deficiencies and causes of those trends,
which may negatively affect the community in the future.
• Develop appropriate plans, programs, and policies to meet the objective of providing
adequate and safe housing for the residents of the community.
The Housing Element analyzes the present condition of housing within Winter Springs by
examining the characteristics and conditions of the current housing stock, as well as the
characteristics of the households in the City. An overview of current low to moderate-
income housing is presented, as well as an inventory of group homes and institutional
housing.
Based on population projections and trend indicators of housing growth, the demand and
supply of housing is discussed, including a determination of the need for replacement of
existing substandard housing. The demographic characteristics of the present and
projected City residents are useful in determining the future demand for housing types
and the location of these units. The private sector normally takes care of the housing
supply, but an analysis of projected demand is presented. Recommendations are made to
respond to the failures of the private sector to meet the housing needs for all of the
community.
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
Ill.-1 G
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
demand based. This suggests that developers have not viewed Winter Springs as an
„_ area for speculative development. Demand based development means that units are not
constructed for an assumed market that leads to demographic conditions created by
development. The demographic and economic forces, which naturally form a community,
have been the predominant influence on new development in the Winter Springs area. A
shift toward denser housing is now occurring in the City, particularly in the Town Center;
this trend toward denser housing may also assist the City in meeting its workforce housing
needs.
The purpose of this Element is to provide an inventory of existing housing; to forecast
trends of the housing market; to locate possible deficiencies within the private sector and
suggest ways to aid the private sector in eliminating those deficiencies; and to reinforce
the policies and recommendations of the previous Comprehensive Plan that are still
appropriate. Of prime importance in this area is the continuation of zoning and building
policies that exist to promote public safety and community harmony. At the same time,
these policies provide support for new development of higher quality that meets the needs
and goals of the community.
It is not the purpose of this Plan to dictate control over natural market forces that exist in
the private sector. In fact, tampering with the market would be counterproductive
considering the efficiency of the private sector in meeting housing demand in the past.
2. Growth Trends
Winter Springs is predominately a residential community of 34,433 persons in 2007. The
original Village of North Orlando consisted of standard suburban homes on quarter-acre
or larger lots centered around the western section of State Road 434. The Village served
as a bedroom community to the City of Orlando. Through the early to mid 1960's, the
City also functioned as a small residential community to the Sanford Naval Air Station, but
the homes that were occupied by military families were abandoned by 1968. In 1970,
the City's population was only 1,1 61 persons and concentrated on the western side of
town. In 1971, the name was changed to Winter Springs to avoid the confusion
associated with the geographic location reference implied by the original name. The
name Winter Springs was decided upon, as it was the name of the significant new
Planned Unit Development (PUD), now known as Tuscawilla. The name of the PUD was
adapted from the name of the main access road known as Tuskawilla Road. By 1 980, the
new Tuscawilla PUD began attracting a great number of residents to the eastern half of
the City.
The majority of the City's growth occurred between 1970 and 1980 as it increased by
approximately 792%, or from 1,161 residents to 10,350 residents. Between 1980 and
1990, the population increased by 1 1,801 residents, slightly more than double. Between
1990 and 2000, population growth continued to be robust, but began to slow, increasing
by 39% or 8,709 residents over this time period, an average annual growth rate of
3.6%. Table III-1 a shows population figures for the City and the County for the last 47
years, and Table III-1 b also includes population projections through 2030. Growth for
Winter Springs from 2000 to 2010 was anticipated to occur at a slower rate than from
1990 to 2000, even prior to the recent decline in housing values and sales. The City's
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COMPREHENSNE PLAN
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population actually fell slightly from 2007 to 2008.
Table III-1: Population
Winter Net Percent Seminole Percent City to
Year Springs Change Change County Change County
1960 609 -- -- 54,947 -- 1.1
1965 885 276 45.3 73,000 32.9 1.2
1970 l,l bl 552 31.2 83,692 14.6 1.4
1975 3,467 2,306 .198.6 1.35,600 62 2.6
1980 10,350 6,883 198.5 179,752 32.6 5.8
1985 15,315 4,965 48 226,304 25 9 6.8
1990 22,151 6,836 44.6 287,521 27.1 7.7
1995 25,673 3,522 15.9 324,100 .,_.,,12.7 _ _ _ 7.9_
2000 30,860 5,187 19.5 365,196 12.7 8.5
2005 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
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
1990-2000 9,515 43 77,675 27
2000-2007 3, 573 1 1.6 12.1
Total Change 1960-2007 33,824 5,547 354,562 645.3
Average Annual Change 731.7 8.9 7,543.9 1.0
Source: Shimberg Center for Affordable Housing, September 2006, U.S. Bureau of the Census 2000;
University of Florida, Bureau of Economic and Business Research; City of Winter Springs
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CITY OF WINTER SPRINGS
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Table III-1 b: Population Forecasts
Year
Forecast Shimberg Center
Forecast Winter Springs
Comp 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
S~~urce: Shimberg Center for Affordable Housing, City of Winter Springs; Sievers 8~ Associates
Seminole County experienced a significant increase in population between 1970 and
1990. The U.S. Census Bureau indicated a population of 365,1 96 for the year 2000.
Population growth in Winter Springs consistently exceeded growth trends in the County
from 1960 through 2000 and the population of the City grew from 1.1 % to 8.5% as a
proportion of the County population. In particular, between 1975 and 1980, the City
experienced a 198% increase in population, while the County only experienced a 47%
growth during the same time period.
As this indicates, while Seminole County is experiencing growth, some parts of the County
are growing faster than other. For example, Oviedo's population while still less than that
of Winter Springs has been growing more quickly in recent years and is anticipated to
exceed the Winter Springs population by sometime after 2010. Population growth has
also been substantial in Sanford, as well as in Lake Mary, although Lake Mary's total
population is still less than half of the Winter Springs population. Population growth has
been nearly flat in Altamonte Springs, Casselberry and Longwood since 2000.
Neighboring cities, Lake Jesup, and unincorporated areas consisting of developed areas
and conservation lands encircle the City. The remaining developable acreage in the City
is somewhat limited, with the Town Center and the Greeneway Interchange District
providing the largest future development areas. Nearly 30 enclave areas have also been
identified, but these total less than 400 acres. The City analyzed buildout population
based on these constraints and prepared population projections. Based on the evaluation
of population trends and buildout conditions, geometric extrapolation projections were
selected for the overall updated Comprehensive Plan population projections.
The population projections used in this Comprehensive Plan anticipate a population of
35,857 for the year 2010, 40,319 for 2020, and 44,538 for 2030. These figures are
lower than corresponding figures from the Shimberg Center for Affordable Housing
(36,929, 43,114, and 47,921, respectively). White the City finds the Shimberg
population projections to be higher than anticipated and exceeding the projected buildout
population, for the purposes of the Housing Element and projection of housing needs, the
Shimberg data are used as they provide very detailed information that would otherwise
not be available. The Shimberg data is thus useful in assessing the detailed distributions
III-19
CITY OF WINTER SPRINGS
COMPREHENSNE PLAN HOUSING ELEMENT
across categories (e.g. age, income), while the total figures are considered in light of the
City's projected buildout and population projections.
The following sections will analyze how this tremendous growth has impacted the provision
of housing, and what can be expected through 2030.
C. HOUSING INVENTORY
Tliis section deals with the characteristics and conditions of the existing housing stock in the City,
the availability of subsidized housing developments, the protection of significant housing, and
h~~using construction activity. The primary sources of statistical information used in the updating
process were the Shimberg Center for Affordable Housing and the 2000 Census.
1. Existing Housing Characteristics
a. Age of Housing Stock
The City of Winter Springs has been experiencing a significant amount of new housing
construction since the seventies. The trend in new housing construction between 1980 and
1990 was, on average, 520 units per year. Housing unit construction averaged
approximately 392 units per year between 1990 and 2000. Figures from this decade
show that the City is now seeing somewhat less than 200 units per year. New housing
(units built between 1 980 and March 2000) comprised approximately seventy-one (71 )
percent of the City~s total housing stock in the 2000 Census. At the other end of the
spectrum, units built prior to 1 960 constituted only one (1) percent of the existing housing
stock, a reflection of the fact that the City incorporated in 1959. Table III-2 shows the
'~ age of housing units in the City and the County.
The condition of the older housing stock is generally standard. Although there has not
been a formal housing conditions survey conducted for the City, less than one (1) percent
of units in the City meet the general definitions of substandard or deteriorated.
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C[TY OF WINTER SPRINGS
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Table III-2: Age of Housing Stock
City of Winter
Year Housing Built Sprin gs Seminole County
_ Units % Units
1999 to March 2000 622 5.1 4,704 3.2
_.
1995- 1998
1,497
12.2
13,818
.
1990- 1994
1,752
__ ___
14.2
_
_
19,258
__
_.
13.1
_.
1980-1989 4,612
__ 37.5.,_. 48,832 33.2
1.970-79 3,251
__ 26.4
__ 36,071 24.5
'1960-69 415
_ 3.4
_ _ 12,865 8.7
1950-59 117 0.95 7,755, 5.27
_ ._
1940-49 9
.
__ 0.07
.....__ ..................... ... 1,805
_. 1.23
_ _ __
1939 and Earlier 3 0.02 2,519 1.7
'fotaf Units Year 2000 12,306 100 147,079 100
NOTE: See Table III-9 for recent construction activity.
Source: STF3A, 2000 Census and Building Permit Statistical Data, U.S. Census Bureau
b. Dwelling Units by Type
Table III-3 shows that, in 2000, there were 12,296 dwelling units in the City of Winter
Springs. More than seventy four (74) percent of these were single-family detached
homes, nearly six (6) percent were single family attached, half of one (1 ~2) percent were
duplexes, fourteen (14) percent were multifamily units, and four (4) percent were mobile
homes. Since 2000, the City has seen a significant increase in the development of single
family attached units in the Town Center City data indicates that single-family attached
homes comprised 10 percent of the City's housing stock in 2005.
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CITY OF WINTER SPRINGS
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T~~ble III-3: Housing Units by Type, 2000 8~ 1995
2 000 19 90
Winter Springs Seminole Winter Springs Seminole
Type of Unit Units % Units % Units % Units.
Single Family Det.
_ 9,120
_ 74.17
__ 95,809 6.5.1 6,179__ 70.97 74,389 63.12
__ _
Single Family Att. 728 5.92 8,557 5.8
__ 666
_ 7.65
__ 8,063 6._84
Duplex 64 0.52 2,688 1.8 27
_. 0.31
_ .___2,196___. 1.86.
Multi-Family 1,821 14.81 34,779
__ 23.65
__ 1,220,. 14.01 ..27,787 23.58
Mobile Homes 563 4.58 5,066 3.4 614 7.05 5,410 4.59
Total 12,296 100.00 147,079 100.00 .8,706 7.05. 117,845 100.0
I~lote: Single Family Detached includes "Other"; Single Family Attached includes townhomes;
Condominiums are included in Multi-Family
Source: 2000 U.S. Census Bureau; 1990 U.S. Census Bureau
c. Dwelling Units by Tenure
°~ According to the 2000 Census, approximately ninety-six (96) percent of the housing units
in Winter Springs were occupied (see Table III-4a). Of the City~s 11,774 occupied
housing units, 9,458 units or eighty (80) percent were owner-occupied; and 2,316 units, or
twenty (20) percent were renter-occupied. By comparison, sixty-nine (69) percent of all
occupied housing units in the County were owner-occupied. The number of rental units
increased over 400% between 1980 and 1990. The increase during the nineties,
however, was not as significant (21 %).
Estimates of occupied units for 2005 prepared by the Shimberg Center for Affordable
Housing show a very slight increase but no proportional difference from the 2000 Census
between owner and renter occupied units.
At the time of the 2000 U.S. Census, about four (4) percent of the City and five (5)
percent of the County housing units were found to be vacant. This figure compared
favorably with that of the State, where almost thirteen (13) percent of the housing units
were vacant.
There were 532 vacant units in the City of Winter Springs in 2000. Of those vacant units,
twenty two (22) percent were for sale, forty three (43) percent for rent, and over fifteen
(15) percent were seasonal units. The vacancy rate declined in the City from b.l % in
1990 to 4.3% in 2000. There were no migrant worker units within the City of Winter
Springs, and only four (4) units in the County.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
As foreclosures have been increasing in recent years across the country, Florida has
consistently been among the top five states with the highest foreclosure rates. This is likely
to have increased the vacancy rate in the City since the 2000 Census. However, to what
degree the vacancy rate has been affected is unclear as estimates by the Metro Orlando
Economic Development Commission projected a doubling of the vacancy rate to 9.2
percent for the City in 2006, while the 2005-2007 American Community Survey by the
U.S. Census Bureau indicates a decrease to a vacancy rate of 3.6 percent for the City.
Economic trends in 2007 and 2008 are likely to have increased the Census estimated
figure somewhat.
Table III-4a: Housing Units by Tenure
2005 2000 Census
Winter Springs .Seminole County Winter Springs Seminole County
Units % Units % Units % Units
'total Units 12,306 100 .147,079 100
'total Occupied
IJnits 12,638 100 159,502 100 11,774 95'.68 139,572 94.9
-total Owner
Occupied Units 10,158 80.38 1 10 946 __69.56 _9,458 80.3.3 96,949 69.46
Total Renter
Occupied Units 2,480 24.41 48,556 43.77 2,316 19.67 42,623 30.54
'total Vacant
IJnits 532 4.32 7,507 5.1
`/acant -For Rent 230 43.23 2,819 37.55
`/acant -For Sale
Only
___ _ _ _ _ 119
_ 22.37
_ _ __1,319 17.57
Rented~Sold, Not
Occupied
- _ _.
_ _ 45 8.46 676 _ 9
:ieasonal,
Recreational, Occ.
iJse 83 15.6 1,174 15.64
1=or Migrant
'~Norkers
__ 0
_ 0
_ 4 0.05
Other Vacant 55 10.34 1,515 20.18
Source: 2000 Census, STF1 A, U.S. Census Bureau. 2005 from Shimberg Center for Affordable
Housing 2006.
Although there has been much growth and new residents have moved to Winter Springs,
many residents have also lived in the city for some time as illustrated in Table III-4b which
shows the year residents moved into their home for owners and renters as of the 2005-
TII-23
CITY OF WINTER SPRINGS
COMPREHENSNE PLAN HOUSING ELEMENT
2007 American Community Survey by the U.S. Census Bureau. According to the survey,
Census more than 43 percent of residents living in homes that they owned had resided
there since prior to 2000 and approximately 15 percent had resided there since prior to
1990.
Table III-4b: Year Householder Moved into Unit, Owner Occupied Housing
City of Winter Springs
Year Householder Moved In Units
Dotal: 13,078 100.00
Moved in 2005 or later 2,315 17.70
Moved in 2000 to 2004 5,050 38.60
Moved in 1990 to 1999 ___ 3,668 28.00
Moved in 1980 to 1989 1,476 1 1.30
Moved in 1970 to 1979 _
468 3.60
_
_
Moved in 1 969 or earlier 101 0.80
Source: 2005-2007 American Community Survey, U.S. Census Bureau.
d. Cost of Housing
2000 median gross rent information for the City of Winter Springs and Seminole County is
contained in Table III-15 at the end of the Housing Element. Median gross rent for renter-
occupied units in the City of Winter Springs was $727 in 2000, an increase of
approximately 20 percent from the 1990 gross rent of $609. The 2000 figure was
slightly less than the median gross rent in Seminole County ($731) which also increased
more sharply from 1990 to 2000. Nearly four (4) percent of the rental units in the City,
and eleven (11) percent in the County, had rents below $500. Approximately 5.73
percent of rental units in the City had no cash rent in 2000. It is probable that these
rentals are occupied by custodians of seasonal units, the elderly renting from relatives or
site management for no cash rent.
The median contract rent for the City was $631 in 2000 increased from $496 in 1990.
This indicates that expenses relating to rentals, above contract rent, were over $100 per
month in 2000. This figure would include services and utilities not included in the rental
price of the unit, such as electricity and insurance.
The 2000 Census shows that the median value of housing units in the census tracts in the
western portion of the City continues to be lower than the median value of housing units in
the eastern part of the City. This is due to the lower cost of housing in the older portions
of the City, as opposed to the country club setting of the Tuscawilla PUD on the east side.
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CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
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Table III-16 at the end of the Housing Element shows owner-occupied housing units by
home value in 2000 for both the City of Winter Springs and Seminole County. Housing
values in the City are generally higher than those in the County, with approximately
seventy (70) percent of the units in the City valued at $100,000 or more. The housing
stock can accommodate different income needs and provide housing for numerous family
income groups. The median value of owner-occupied housing in 2000 was $1 89,000, as
reported by the U.S. Census, nearly double the 1990 median value of $96,400. In
comparison, the median value for owner-occupied housing in Seminole County was
$169,200, a smaller increase compared with the City, but still substantially higher than the
1990 value of $91,100 for the County.
Less than fifteen (15) percent of owner-occupied housing in Winter Springs was not
mortgaged, according to the 2000 Census. Of the 8,545 owner-occupied units calculated
by the Census Bureau, 7,297 units had a mortgage at that time. The median owner costs
for non-mortgaged units in the City was $333 per month, and $1,144 for mortgaged
homes. The median costs in the County were $317 and $1,102, respectively. A detailed
breakdown of housing costs in the City and the County is presented in Table III-17 at the
end of the Housing Element.
e. Cost to Income Ratio
The Florida Department of Community Affairs (DCA) estimates that a family is paying too
high a percentage of their income for housing if the cost to income ratio is greater than
thirty (30) percent. It is more common in rental housing than in owned housing for a fairly
high percentage of families, usually those with low to moderate income levels, to spend a
greater than acceptable share of their income on housing. Households are defined as
very low, low, and moderate income based on thresholds tied to the median income of a
county or metropolitan statistical area. These thresholds are 50, 80, and 1 20 percent of
the County's median income, respectively. The 1999 and estimated 2007 median
household incomes for the City of Winter Springs and Seminole County are shown in Table
III-5.
Cost to income and rent to income ratios for 2000 are presented in Table III-b.
Approximately twenty-one (21) percent of the City's home owners and thirty-seven (37)
percent of renter households spent more than thirty (30) percent of their income on housing
in 2000. These figures are slightly lower than Seminole County where twenty-nine (29)
percent of County owners and thirty-eight (38) percent of the renter households were
paying more than thirty (30) percent of their incomes on housing.
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CITY OF WINTER SPRINGS
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Table III-5: Median Household Income
Dollars ($) Winter Springs Seminole County
I~Aedian Household Income in 1999
I~Aedian Household Income 2007 Estimate 53,247
73,174 49,326
57,318
Source: Census Bureau, 2000 Census, 2005-2007 American Community Survey
Table III-b: Cost Burden
City of Winter Springs Seminole County
x:000 Rent or Cost to Income Ratio Owner Renter Owner Renter
Less than 20% 4,495 571 22,877 1 2,616
20%-24% 1,251 429 6,235 6,902
2.5%-29% 946 301 4,137 4,754
30%-34% 610 246 2,620 3,837
>_35% 1,196 599 8,678 1 2,365
Not Computed 47 139 482 2,076
Total Cost Burden 30% or More 1,806
(21 %) 845
(37%) 11,298
(29%) 16,202
(38%)
1990 Rent or Cost to Income Ratio Owner Renter Owner Renter
Less than 20% 2,353 503 30,504 9,868
20%-24% 974 336 10,266 6,295
25%_2q% 604 360 6,870 4,662
30%-34% 448 194 4,422 3,508
>_35% 859 473 9,748 10,124
Not Computed 8 31 327 1,022
Total Cost Burden 30% or More .1,307
(25%) 667
(35%) 14,170
(23%) 1.3,632
(36%)
Source: 1 990 and ZUUU Census
2. Housing Conditions
a. Physical Conditions
Based on the fact that most housing units in the City are less than thirty years old, it is
evident that there are no major deterioration problems in the City. The older homes that
were part of the original town are in most part still occupied. Asa result, very few
III-2G
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
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 objectives of this element will require that the City
conduct a periodic detailed survey to determine the structural conditions of the City's
housing stock. The following terms and definitions shall be used in the survey:
Standard is defined as those units that are structurally sound with minimal defects that are
easily remedied through normal maintenance. Units that display environmentally
questionable conditions, but have no major structural defects are also considered
"standard."
Substandard is defined as a unit that has deteriorated, but can be brought up to standard
conditions with reasonable rehabilitation
Deteriorated is defined as a structure that has deteriorated to where rehabilitation would
exceed 50% of replacement value.
The City maintains a database of complaints regarding built structures that is able to tract
repairs and document information related to the building condition. Also, the 2000 Census
provides an indicator of housing that is substandard by measuring certain "quality of
housing" indicators such as the lack of complete plumbing, kitchen or heating equipment.
Table III-7, which summarizes these statistics for the City and the County, indicates that the
majority of housing condition indicators of the City's housing stock compare favorably to
those of the County.
The City has no knowledge of how units described in the Census (Table III-7) would be
lacking complete kitchens or plumbing fixtures, unless units have been allowed to
"" deteriorate or if garages have been leased for housing.
The City enforces the Florida Building Code for rehabilitation of existing buildings and
construction of new buildings which requires all units to have complete kitchens and
plumbing fixtures prior to receiving a certificate of occupancy. In 2008, the City adopted
the International Property Management Code 2006 edition, which delineates the
procedures for condemnation and demolition of unsuitable units. Adoption of this
document has enabled the City's Code Enforcement division to take action against
property owners who are letting their properties deteriorate or who are leasing
substandard housing to tenants. Generally, Code Enforcement is made aware of the
problem by tenants who file a complaint against their landlord.
The 2004 hurricane season impacted many houses in Winter Springs. With the exception
of one home with substantial roof problems that remains unrepaired, the hurricane
damages resulted in improvement (especially roof replacements) covered by insurance.
This is likely to have had an effect on the quality of housing figures from the 2000 Census.
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CITY OF WINTER SPRINGS
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Table III-7: Comparison of Housing Conditions
City of Winter Springs Seminole County
2000 Census Units % Units
Total Housing Units 12,296 147,079
Lacking Complete Plumbing 43 0.35 495 0.34
Lacking Complete Kitchens 21 0.17 467 0.32
No Fuel Used 22 0.1 8 655 0.45
Overcrowded Occupied Units
(1 .Ol or more persons per room)
217
1.76
4,824
3.28
1990 Census
Total Housing Units 8,706 117,845
Lacking Complete Plumbing 7 0.08 299 0.25
Lacking Complete Kitchens 15 0.17 417 0.35
No Fuel Used 19 0.22 335 0.28
Overcrowded Occupied Units
(1.01 or more persons per room)
141
1.62
3,1 14
2.64
S~~urce: 2000 Census, 1990 Census.
b. Overcrowding
Overcrowding is also an indicator of substandard housing. According to the U.S. Bureau
of the Census, overcrowding exists if there are more than 1.01 persons per room living in
a dwelling unit. In making these computations, a ~~room~~ is defined as a living room, dining
room, kitchen, bedroom, finished recreation room, or enclosed porch suitable for year-
round use. Excluded are bathrooms, open porches, balconies, halls and utility rooms.
Table III-7 shows that 217 dwelling units, or less than two (2) percent of the homes in
Winter Springs were considered to be overcrowded (similar to 1990 overcrowding
conditions), compared to 3.29 percent in the County.
3. Government Subsidized Housing
The City of Winter Springs has worked in recent years to provide full-scale accessible
housing for those residents whose income, health, or family situation does not allow them to
take full advantage of traditional private housing. In 2000, the City facilitated the
rehabilitation and conversion of 52 units into home ownership town homes through its
revolving Rehabilitation 306 Fund. All of these units have been sold. However, the
foundation working on a multi-phase conversion plan including additional units became
financially insolvent. Currently 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 currently own one unit, obtained as an equity conversion when the
foundation became insolvent.
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CITY OF WINTER SPRINGS
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In late 2008, Shimberg Center resources showed that there were no public housing or
rental-assisted housing units in the City of Winter Springs.
4. Group Homes
The Department of Children and Family Services licenses and monitors group homes; foster
care homes, nursing homes, and family childcare homes. According to the Seminole County
Health Department, there are two licensed group homes, with a third facility pending, and
16 foster care homes in Winter Springs and the nearby vicinity. The Agency for Health
Care Administration licenses and monitors assisted living facilities, adult family care homes,
and adult day care centers. Although there are no facilities within the city limits of Winter
Springs, there are several facilities within close proximity, some of which even have a
Winter Springs address. These include two Assisted Living Facilities and a Nursing and
Rehab Center on Willa Springs drive, as well as small facilities on East Lake Drive and
Tuskawill Road.
The Grove Counseling Center, a non-profit organization, was founded in 1971 by a
group of concerned citizens. However, the Center's 40 bed program for male and female
youth 13-17 yrs old was shut down by the Dept of Juvenile Justice. The Center is now
running a voluntary mental health substance abuse program for girls only. The City of
Winter Springs recognizes the importance of providing group homes, but also needs to
address the architectural compatibility of these facilities with adjacent neighborhoods.
Group Homes are regulated under Chapter 419, Florida Statutes [Adult Family Care
Homes]; Data is compiled by the Agency for Health Care Administration, Department of
Elder Affairs and the Agency for Person with Disabilities who track the number and
location of licensed community residential homes. Homes of six or fewer residents which
otherwise meet the definition of a community residential home are allowed in single-family
or multifamily zoning without approval by the City, provided that the facility is not be
located within a radius of 1,000 feet of another existing facility with six or fewer
residents. Notification of the City is required of the intent to establish such a facility, as
well as upon licensing by the state.
5. Mobile Homes
Based on the 2000 U.S. Census, approximately five (4.6) percent of the City's housing
stock in 2000 consisted of mobile homes, similar to the share of mobile homes in the
County (4.4%). Table III-8 shows an inventory of mobile home parks, cooperatives (co-
ops), and subdivisions located in Winter 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
623 lots. This includes 595 occupied units leaving 28 vacant lots if all mobile homes are
within these two parks. The co-op structure of Hacienda Village works to eliminate
deteriorated units, periodically resulting in some vacant lots.
III-29
CITY OF WINTER SPRITIGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
Table III-8: Cooperatives and Mobile Home/Recreational Vehicle Parks, 2008
Name Location Total Lots Total Units Vacant Lots
Hacienda Village 280 La Vista Drive West 447 421 26
Tuskawilla Trails
1070 Cheyenne Trail 176 174 2
(Including Phase II)
Totals 623 595 28
Source: City of Winter Springs, 2008; Florida Department of Health, December 2008.
Modular or manufactured homes can be located in other zoning areas provided they are
located on a stationary foundation and meet aesthetic compatibility requirements. The
City recognizes the importance of housing alternatives to meet the housing needs of
different types of households. As such, mobile home communities can help support the
heterogeneous environment beneficial to the City as a whole.
b. Historic Housing
The Division of Historical Resources of the Florida Department of State maintains a central
archive for Florida's historical and archaeological sites known as the Florida Master Site
File (FMSF). These properties are usually at least fifty years old, and adequately located
and documented. These sites represent the known physical remains of Florida's prehistoric
and historic cultural heritage. As there are over 170,000 historical structures and
archaeological sites included in the FMSF and these properties are not required to meet
any minimum level of historical or scientific importance, a more useful tool for determining
sites with historical value might be the National Register of Historic Places (NRHP). To be
included on the NRHP, a property must meet age, integrity, and significance criteria. A
December 2008 online search showed that there were no properties listed on the National
Register of Historic Places in the City of Winter Springs.
7. Housing Construction Activity
The City of Winter Springs tracks housing construction activity through the building permit
process. A summary of building activity, by month, is reported to the U.S. Census Bureau
in "Reports of Building or Zoning Permits Issued and Local Public Construction" (Form C-
404). Table III-9 presents housing construction activity by type of housing units permitted.
The City has issued permits for approximately 1,411 new dwelling units between 2000
and 2007. The majority of these units, 1,353, have been single-family units. In this data,
townhomes and mobile homes are included in the single-family designation. Data from the
City indicates that nearly half of the single-family units were townhomes in the time
period. The City issued 1 68 certificates of occupancy for townhomes in 2007 and 2008
and only 21 certificates of occupancy for single family detached homes over the same
two-year period.
1TI-30
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELF,MENT
T..F,Io III_4• I-In~~cinn Cenctrucfien and Annexation Activity, 1990 -December 2007
1(ear Single
Family Multi-
Family Total New
Units Annexed
Units Demolished
Units Total All
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 b75 5,859 133 15 5,953
of Total 88.5 11.5 100 81.3
Note: Mobile Home starts and townhomes are included under Single Family;
Condominiums are included in Multi-Family
Source: Census Bureau (1996-2000), Shimberg Center for Affordable Housing
(1990-1995) U.S. Department of Housing and Urban Development, State of the Cities
Data System, accessed December 2008
Table tll-9 does not present data regarding the number of units removed from the housing
stock through demolition, conversions, or mobile home removals. Some demolitions
occurred on properties that were annexed into the City and then were developed at a
higher density within the Town Center. There have been very few demolitions in the last
ten years. The City does not keep information on conversions. However, as noted
previously, it is known that 52 rental units in the Moss Cove area were renovated for home
ownership in 2000 and have been sold.
The City has also added to its housing stock through the process of annexation. This data
is also presented in Table III-9. Annexations in the decade of the 1 990~s, contributed 1 1 0
units to the City~s housing stock.
III-31
C1TY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
)C-, ANALYSIS
Based on the information presented in the previous section, the following statements can
summarize the current housing situation in the City of Winter Springs:
• Single family is the most predominant housing type. The proportion from 1990
increased slightly by the 2000 Census, and remains higher than in Seminole
County. Single family includes townhomes (attached units). The City will continue
to see a decrease in single family detached units as it nears build-out.
• Between 1990 and 2000, the City experienced a substantial drop in the
proportion of mobile home units (from 7.1 % to 4.6%). Seminole County also saw
mobile home units drop during that period, falling from 4.6% of all units to 3.4%.
• Over 80% of the homes in Winter Springs were occupied by owners in 2000,
compared to over 69% in the County. Preliminary figures from the 2005
Shimberg data indicate that the percentages have remained consistent in both the
City and the County
• The vacancy rate in the City was lower than in the County in 2000 (4.3% and
5.1 % respectively).
• As of the 2000 Census, the average single family home was built in 1987.
• Home values in the City of Winter Springs in 2000 were about 1 2% higher than
the values in the County, while rents were only slightly lower (approximately 1
lower).
• In 2000, 21 % of homeowners were paying 30% or more of their income for
housing, while 37% of renters were paying 30% or more of their incomes for rent.
The corresponding rates for Seminole County were 29% for owner-occupied
housing and 37% for renter-occupied housing.
• Housing conditions in the City are excellent, with very low percentages of
substandard housing or overcrowding.
The following section will forecast housing needs based on population projections, and will
address land requirements, expected housing supply, and the system of housing delivery. The
information contained in this section was obtained from the following sources: 1990 and 2000
Uinited States Census, and the Shimberg Center for Affordable Housing. Shimberg Center
population projections are higher than those of this Comprehensive Plan, but proportionate trends
are expected to be similar.
I-lousing statistics provided in this element are only projections based on statistical models and
past trends. These projections may not reflect actual conditions or future housing demands and
trends of the Winter Springs community, private property owners, and housing policies and
strategies duly adopted by the City. For example, the City has been focusing on areas like the
Town Center to intensify residential development and has also focused services and amenities to
serve as an attractive location for retirees. These local trends are discussed as relates to the
F~rojection data available from the Shimberg Center.
11I-32
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
1. Household Characteristics
In order to adequately plan for future housing demand and City service needs, population
and housing projections have been developed. The following section will address
expected changes in household age, size, and income, as these factors will influence the
type and size of housing that will be needed.
a. Household Size
The size of households is one of the most important elements in determining the housing
need of the population. The smaller the household, the smaller the size of the dwelling unit
necessary to house the family in a comfortable, safe manner. Also, given a certain
household size, alternatives to the traditional detached single family dwellings on quarter
(1 ~4) acre lots may better serve the needs of certain households. Such alternatives
include mobile homes and smaller, higher density multi-family units.
In 2000, the average household size in the City was 2.69, slightly higher than that of the
County at 2.59 persons per household and higher still than the household size of 2.46 for
the State. There has been a trend toward the reduction of household size in the U.S. and
Florida since the 1 960~s. Household size projections prepared by the Shimberg Center for
Affordable Housing reflect this trend.
Table III-1 0 shows that the most predominant household size in the City is 1 -2 persons per
household, with almost 56% percent of the total. Households with 3 to 4 persons
accounted for 34.8%, and with 5 or more persons accounted for 9.7%. The average
household size has decreased from 2.74 in 1990 to 2.69 in 2000. The City's household
size is projected to continue to decrease to 2.40 in 2030 reflecting various factors such as
the aging population, smaller family sizes, and increase in smaller housing units in areas
such as the Town Center.
The projections, shown in Table III-10 indicate that the City had 12,637 households in
2005, and can expect to have 17,348 households by the year 2020. The projections of
household composition are associated with the Shimberg population projections, which
exceed the population projections prepared by the City for the Comprehensive Plan and
the anticipated buildout population. Therefore the projection of the total number of
households in 2030 presented in Table III-10 exceeds the total number of households
anticipated by the City's population projections (18,557 units). However, the trends in
household size and tenure are anticipated to be reasonably reflected by the Shimberg
data.
llI-33
CITY OF WIi~1TER SPRII~TGS
COMPREHENSIVE PLAN HOUS1IvG ELEMENT
Table III-10: Household Composition, 2000-2030
2000 2005 2010 2015 .2020 2025 2030
Size HH % HH % HH % HH % HH % HH % HH
1-2 6,529 55.51 7,019 55.54 7,959 55.65 8,831 55.82 9,716 56.01 10,509 56.16 11,264 56.30
3-4 4,093 34.80 4,393 34.76 4,955 34.65 5,455 1 34.48 5,953 34.32 6,394 34.17 6,809 34.03
5+ 1,140 9.69 1,225 9.69 1,387 9.70 1,535 9.70 1,679 9.68 1,810 9.67 1,935 9.67
Total* 11,762 100 12,637 100 14,301 100 15,821 100 .17,348 100 18,713 100 20,008 100
Owner 9,444 10,158 11,528 12,835 14,175 15,381 16,514
Renters 2,319 2,480 2,774 2,986 3,172 3,331 3,494
Persons/HH 2.69 2.64 2.58 2.54 2.49 2.44 2.40
Total Pop 30,860 33,319 36,929 40,135 43,114 45,633 47,921
Note: The household estimates and projections for "all household" are estimated separately; therefore, owner and renter households do
not add up to total households. The differences are minor.
Source: Shimberg Center for Affordable Housing, 2006
III-34
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
a. Population by Age
In order to project the type of housing needed through the year 2030, projections of the
age of the City residents were calculated. The age of the City residents is an important
factor because it influences the type of housing necessary to house different individual
lifestyles and family life cycles. Elderly households require different housing than younger
households. Families desire larger dwelling units with adequate storage, and placed in
areas accessible to schools and recreation areas. Younger seniors, age 55-74 tend to
have a more active lifestyle than more elderly seniors, 75 and over. This quickly growing
younger group, often comprised of so-called "Empty Nesters" and the newly retired, may
require a different set of amenities than the elderly or younger family households. These
younger seniors may not require the larger dwelling units and proximity to schools
favored by families nor the care-giving of elderly seniors. Thus, smaller dwelling units
with ample access to active leisure and recreational facilities are often a higher priority.
Also, age reflects levels through the lifetime income cycles of individuals, i.e., dissaving,
saving, and retirement. These income periods, correlated with age, provide insight into
the cost of new housing that will be in demand.
Table III-1 1 presents expected changes in the age of the population between 1990 and
2030 as projected by the Shimberg Center for Affordable Housing. While the Center
projects the population of the City to grow 51.33% between 2000 and 2030, all age
categories through age 44 are anticipated to grow at rates lower than that. Significantly
higher increases are projected for the 55-64 category (88.95%), the 65-74 category
(194.41%), and the 75+ category (299.16%). The 35-44 age group will retain the
highest proportion of the population in 2030 of any of the age categories shown at
13.8%, but will decrease from the proportion of 17.9% in 2000. As noted previously,
while the total population projections appear high, the trends in the City's age distribution
are anticipated to be reasonably reflected by the Shimberg data.
Table III-11: Winter Springs Population By Age, 1990-2030
,Age Range 1990 2000 2005 2010 2015 2020 2025 2030
0-14 5,035 6,947 6,835
__ 7,124
__ __ 7,622
_ 8,063 8,303_.
_ 8,430
15-24 2,919
___ 3,924
__ 4,197
__ 4,556
_ 4,557
__ 4,553 4,826 5,089
__
25-34 3,565
_ 3,644
_ _ 3,842 4,367 4,730
_ 4,866 4,703. 4,609
__ _
35-44 4,374 5,671
-_ 5,396 5,317_ 5,629 6,1.42 ___6,488 6,595.
45-54 2,514 5,188
__ 5,399 5,775
___ 5,729
_ . _ 5,501
__ _.._5,712 6,_192.
__
55-64 _
1,696
_ 2,859
_ _ 3,822 ___4,947 5,483. 5,755 _.5,650_ 5,402
__
65-74 _
1,403
_ 2,004
___ 2,129 2,764
__ 3,906 5,047
___ 5,603, 5,900.
__
75+ _
645 1,429 1,699 2,079 2,479 3,187 4,348 5,704
Total l5+ 17,116 24,719 26,484 29,805 32,513 .35,051 37,330 39,491
of Total 77.27% 78.06% 79.49% 80.71 % 81.01 % 81.30% 81.80% 82.41
Total Pop. 22,151 31,666 33,319 36,929 40,135 43,114 45,633 47,921
Source: 2000 Census, STF3A, U.S. Census Bureau; Shimberg Center for Affordable Housing 2006
III-35
CITY OF WINTF,R SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
As reflected in the projections of population by age, the City's population is aging. The
~' median age in the City has gone from 34.05 in 1990 to 37.4 in 2000. The City's need
for elderly housing, including assisted living facilities, will continue to increase. There are
a number of programs and approaches the City may encourage or implement to achieve
the goal of providing housing options to support the aging population. Options may
include:
• Assisted Living - a term used to reference the housing arrangement for people
who are able to continue to live on their own and do not require full time
medical care but need assistance in taking care of daily activities such as,
personal care, cooking, and~or assistance with housekeeping, etc. ALFs are
residential communities that are equipped with supportive, personal and health
care services (non-medical) and encompass a variety of living arrangements
such as continuing care, group homes or in one's own home. Types of ALFs
include:
o Adult Family Care Homes -single family homes in which room and
board, supervision and personal care services are provided to no
more than five adult residents at a time.
o Continuing Care Retirement Communities - private home
communities that offer active seniors a variety of resources in which
to socialize and enjoy their golden years. This option allows elders
the opportunity to purchase services, amenities and future medical
care, at the same time that their home in the community is
purchased.
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
55 years old or older, often targeting the younger, independent
and more active seniors.
o Nursing Homes - long-term care facilities that provide 24-hour
medical and personal care, housekeeping services and
rehabilitative services to seniors who are suffering from chronic
illnesses, recovering after major surgery or who are physically
weak and unable to live on their own.
~ Communities for a Lifetime (CFAL) - is a statewide program initiated by the
Florida Department of Elder Affairs aimed at creating a safe and nurturing
place for people of all ages, especially elderly citizens. Participating
municipalities use existing resources and state technical assistance to make
crucial civic improvements such as:
o Increase housing options to support independent living and active, adult
communities, serving people age 55 or older,
11I-36
C[TY OF WINTER SPRINGS
C~~MPREHENSNE PLAN
HOUSING ELEMENT
o Provide health care services and elderly facilities such as senior centers,
o Provide for safe and affordable alternative to driving,
o Ensure equitable accessibility and safer transportation routes,
o Foster business partnerships,
o Distribute community-wide education programs on available resources
and services,
o Implement encourage a more efficient use of natural resources, and
o Support volunteer opportunities.
b. Households by Income
One of the most influential variables that affect housing type and community trends is the
income of an area`s households. Income impacts "housing affordability", which in turn
impacts housing cost, housing type and size, lot size, and neighborhood composition.
Based on standard criteria for various public assistance programs, households were
divided into four income groups:
Very Low Income -less than 50 percent of the Area Median Income (AMI).
Low Income - 50 to 80 percent of AMI.
Moderate Income - 80 to 1 20 percent of AMI.
Middle fo High Income -greater than 1 20 percent of AMI.
According to the U.S. Department of Housing and Urban Development (HUD), the
generally accepted definition of affordability, as it pertains to housing, is for a household
to pay no more than 30 percent of its annual income on housing. "Cost-burdened"
households pay more than 30% of income for rent or mortgage costs.
Table III-12a presents the percentage of income paid for rent or mortgage costs by
income range. In 2005, 3,005 Winter Springs households (24%) paid more than 30% of
income for housing. By comparison, 25% of Seminole County households and 29% of
households statewide are similarly cost-burdened. Households paying 50 percent or more
of their annual income are considered "severely cost burdened." 1,110 households in
Winter Springs (9%) pay more than 50% of income for housing. By comparison, 10% of
households in Seminole County and 29% of households statewide are severely cost-
burdened. (Shimberg, 2007)
Table III-1 2b below shows historic and projected households by income range for the City
and the County, and Table III-18 show projections of household income by tenure. As
presented in Table III-5, the median household income in the City in 1999 was $53,247,
while in the County it was $49,326. In 1999, the majority of the City households were in
the moderate to high income categories. However, 1 2.5% of City households were in the
low category and 27.2% of City households were in the very low category.
IlI-37
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
The household income projections, which were prepared by the Shimberg Center for
Affordable Housing, show that the distribution of households by income is expected to
remain constant over the next ten years. The proportion of very low-income household
group is expected to have a slight increase, while the middle-to-high group is expected to
have a proportional decrease. As noted previously, while the projections of total
population and total households appear high, trends in the distribution of the City's
households by income are anticipated to be reasonably reflected by the Shimberg data.
Table III-12a: Households by Income and Cost Burden, Winter Springs, 2005
`Household Income as Amount`'af lncome'Paid for Housing
Percentage of Area Median
Income (AMIj 0-30% 30-50%0 50% ar more
<=30% AMI 195 112 452
.30.01-50% AMI 248 267 361
50.01-80% AMI 744 675 175
80.01 +% AMI _
8,446 841 122 _
'I'ota I 9,633 1, 895 1,1 10
Note: The income ranges are calculated using the County's Median Household Income. the Lensus
excludes one-family houses on 10 acres or more from the count of specified units.
Source: Florida Housing Data Clearinghouse, Housing Profile for the City of Winter Springs, Accessed
December 2007
Table III-126: Projected Households by Income, 2000-2030
Household Income as a
Per<:entage of Area
Median income
1990
2000
2005
2010
2015
2020
_
2025
2030.
<=30%AMI 9,613 10,949 12,428 13,944 15,483 17,039 __18,534_
Seminole
Count
30-50% AMI
1 3,31 2
10,596
1 2,050
1 3,766
15,651
17,621
1 9,691
_ 21,671__
y
50-80% AMI 17,018 18,978 21,631 24,569 27,532 30,517 33,498 _ 36,354
80-1 20% AMI 1 8,595 30,680 35,066 39,646 43,81 3 47,81 5 51,542 55,097
>120%AMI 59,189 69,565 79,806 90,156 99,023 107,406 114,770 121,624.
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
Winter -
30-50%AMI
i
S
583
809
876
1,021
1,182
1,364
1,526
__1,685_
ngs _
pr
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
>120% AMI 5,054 6,277 6,723 7,535 8,198 8,821 9,376 9,885
Total 8,078 1 1,763 1 2,638 14,302 15,821 17,347 1 8,71 2
TI_ 20,008
Note: The income ranges are caiculatea using me ~.ounry s rv~eu~uii ~ I~~~Cll~lu 111~~~11~. 111.
Census excludes one-family houses on 10 acres or more from the count of specified units.
Source: 2000 Census; 2000-2030 Shimberg Center for Affordable Housing, 2006
ILI-3H
CITY OF WINTER SPRINGS
COMPREHENSNE PLAN HOUSING ELEMENT
While housing in the City of Winter Springs is more affordable in relation to Seminole
~" County overall, the availability of affordable and work-force housing is an issue for
communities across the County including Winter Springs. The cost of housing has risen
significantly in recent years in the area, while wages have not grown at the same rate. In
addition, the City, due to growth in the last twenty years, is getting closer to reaching
"buildout", meaning that there is little vacant developable land remaining.
To ensure community viability, the City's housing stock should include diverse, affordable,
and accessible "for sale" and "rental" units. Options for affordable and work-force
housing should be created that do not diminish neighborhood character. Seminole County
(Workforce Housing Task Force) defines Work-force housing as housing available for
working households that earn up to 140% of the Area Median Income (AMI)..A number of
additional programs are available which may support the City in addressing affordable
and work-force housing, including:
~ Supportive Housing Investment Partnership (SHIP): Low-interest loans to
developers and Community Housing Development Organizations (CHDOs)
for acquisition, rehabilitation, or new construction of affordable rental
housing, or payment of impact fees associated with such.
• HOME Investment Partnerships Program: 1) Low-interest loans to
developers and CHDOs for acquisition, rehabilitation, or new construction
of affordable rental housing; 2) Grants to CHDOs for operating expenses;
and 3) Grants or loans to CHDOs for acquisition, rehabilitation, new
construction, demolition reconstruction, and site improvements infrastructure
for affordable rental or owner housing.
• Florida Affordable Housing Guarantee Program: Works in concert with
federal, state and local government financing sources, as well as other
qualified lending institutions, to effectively lower the overall cost of
borrowing capital for the construction and rehabilitation of affordable
multifamily rental housing. These cost savings are achieved by the
Guarantee Program guaranteeing the payment of mortgages that secure
multifamily mortgage revenue bonds.
Communi~ Workforce Housing Innovation Pilot Proaram (CWHIP): Competitive funds to
public-private entities seeking to build and manage affordable housing for Florida's
workforce. CWHIP will provide flexible funding toward the construction or rehabilitation
of housing in the form of loans with interest rates of one percent to three percent, which
may be forgivable if the housing meets long term affordability requirements. At least 50
percent of the affordable housing units built using CWHIP funds should be set aside for
essential services personnel. Plan amendments certified by the local government as
CWHIP amendments will receive 30-day expedited review by DCA, and may proceed
straight to adoption rather than through the multi-step process now required by DCA.
The City allows density increases and mixed uses in areas like the Town Center that can
provide for more affordable housing options (type and number). The City has
discouraged concentrations of affordable housing and employed housing surveys and
III-39
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
code enforcement to ensure quality of housing. However, the City has identified that
additional measures are needed to encourage more affordable and workforce housing.
Constraints in land development regulations may still present a barrier to development of
low and moderate-income housing projects. In addition, there are opportunities for the
City to further utilize redevelopment programs, to extend partnerships with private and
non-profit housing providers, as well as residents ("sweat equity", neighborhood planning,
housing programs education), and to establish an Affordable Housing Trust Fund to assist
low-income households in obtaining and maintaining affordable housing. The City also has
opportunities to provide incentives through subsidization of impact fees and increased use
of density development bonuses for developers who contribute to affordable housing.
2. Projected Housing Needs
Housing need projections were prepared by the Shimberg Center for Affordable Housing
based on household projections, household income and housing costs.
a. Housing Tenure, Tyke and Cost
According to the Shimberg Center for Affordable Housing, there were 1 2,638 households
in 2005 in the City of Winter Springs. The Center estimates that there will be 17,347
households by 2020 and 20,008 households by 2030. Shimberg estimates that between
2005 and 2020, there will be a demand for approximately 4,709 new housing units with
an additional 2,661 new housing units needed by 2030. Shimberg further specifies the
housing needs by tenure, showing a need for additional 6,356 units for ownership and
1,014 units for rent by 2030. As noted previously, the Shimberg projections for
population and number of households are considered to be high with respect to analysis
of the City's growth and buildout population. Therefore the need for new housing units is
likely to be overstated. Table III-1 3 shows the projected demand for housing by year and
tenure as indicated by the Shimberg data.
Table III-13: Demand for Housing Units by Tenure
Estimated Demand Growth in Households
Type of Unit 2005 - 2010 - 2020 -
2005 2010 2020 2030 2010 2020. 2030
Owner-Occupied 10,158 11,528 14,175 16,514 1,370 2,647 2,339
Renter-Occupied 2,480 2,774 3,172 3,494 294 398 322
Total Occupied 12,638 14,302 17,347 20,008. 1,664 3,045 2,661
Units
Source: Shimberg Center for Affordable Housing
III-40
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
b. Housing for Special Populations
With an aging of the population anticipated for the City during the planning period, the
projected demand of housing by the elderly is expected to increase. A greater emphasis
on units designed with certain features that the elderly population will require, such as
smaller units that are barrier free and easily accessible, may be required.
Little data exists with respect to the disabled population. The housing problems of this
population relate largely to accessibility. Physical barriers such as narrow doorways, lack
of ramps, counter heights, and appliance design limit the supply of housing suitable for this
group. Winter Springs has adopted the Florida Building Code which addresses handicap
accessibility more stringently than the Americans with Disabilities Act (ADA).
Because the City of Winter Springs does not exist within an area of high agricultural use,
separate estimates for rural and farm worker households were not made. According to the
2000 Census, only 12 City residents were working in the farming, fishing, and forestry
occupations. Therefore, their housing needs are not expected to impact the housing
market.
There are no specific areas in the City of Winter Springs targeted for the provision of
housing for the very low, low, and moderate-income households. Federal programs that
offer rental subsidy, such as Section 8, allows the applicant to choose the location of the
home. The City has a variety of zoning categories that allow for different types of
housing and densities, including the provision of mobile homes. The Medium Density land
use category of the Future Land Use Map allows mobile home zoning districts. Affordable
housing does exist in the resale market. Most of these units are older single-family houses
in good structural condition. A number of these older structures in the City could provide
adequate housing for a number of low-income housing if improvements to these units are
made. The improvements include minor rehabilitation of electrical and plumbing
infrastructure, improved insulation, and re-roofing. Most of these improvements would not
only add value to the structure, but also provide benefits to the resident in terms of
energy cost savings, reduced maintenance costs, and increased fire safety.
Low and very low-income households are expected to require a total of 5,864 housing
units (for ownership and rental) by 2030. The private sector is expected to provide
housing for most of these low-income families.
As noted in previous sections, the City has worked on specific projects to provide full-scale
accessible housing for low-income residents. All of the 52 units that were renovated in
2000 have been sold. In addition, over $1 million remains available in the City's
Rehabilitation 306 Fund.
c. Group Homes
Based on the fact that the percentage of the elderly population is expected to increase in
the next few years, it can be assumed that there will be a need for additional group
home facilities for the elderly. When any new facilities open, they should be encouraged
to be small scale if possible and to be located in close proximity to bus routes,
III-41
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
neighborhood shopping areas, and other essential personal service uses. The facilities
should have a residential character as opposed to an institutional look and scale.
d. Dwelling Unit Demolitions and Conversions
According to the 2000 Census, approximately 562 housing units will be 50 years or older
by the year 2020. Given the age of the housing stock the City does not expect any major
demolition or conversion activity in the next 1 0 years.
The City of Winter Springs has an active and effective code enforcement system that has
helped maintain a sound condition for the older housing stock. Nonetheless, units do fall
into disrepair and neglect for many reasons, including lack of economic incentives for
maintenance. For planning purposes, it is anticipated that two (2) percent of units 50 years
old and older will become substandard each year. Five (5) percent of these substandard
units may at that time be categorized as deteriorated.
The City Building Division works in coordination with the Code Enforcement Division when
deteriorated housing is identified. During 2008 an increased level of deterioration was
reported by the City associated with recent foreclosure activity.
For conversions, the City requires compatibility and harmony to be maintained within
established neighborhoods, which is regulated as part of the permit approval process.
3. Land Requirements and Availability for Projected Housing Needs
Based on the figures provided by the Shimberg Center for Affordable Housing, a total of
20,008 dwelling units will be needed to serve the household population of the City by the
year 2030, an increase of more than 6,500 units over the 2007 estimate. However, the
City's population projections indicate a total demand for 18,557 dwelling units to serve
the City in 2030, an increase of approximately 5,000 units. Table III-14 shows the
acreage of vacant residential lands per land use category. The amount of vacant land
designated for residential use in the Future Land Use map accounts for approximately
275 acres. There are also approximately 53 acres of Mixed-Use and 221 acres of Town
Center. It is estimated that approximately half of those acreages will be developed with
residential uses. Under current policies, residential use is limited to occupy no more than a
quarter of the 179 acres of Greeneway Interchange land use that are currently vacant.
The Greeneway is needed as an employment center for the City and thus housing may be
further limited to inclusion as part of a vertical mix.
III -42
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
Table III-14: Vacant Land Analysis
Future Land Use
Categories. Maximum Density/Intensity. Vacant:..
Acreage Density Factor Potential
Additional Units
Rural Up to 1 du~gross acre 1 37.89 0.7 97
Lo~N Density 1 .l to 3.5 du~gross acre 64.74 2.45 1 59
Medium Density
_ __ 3.6 to 9 du~gross acre
_
__ 67.81
___
__ 6.3
_ _ ___ 427.
__
Hiclh Density 9.1 to 21 du~gross acre
___ 4.10
_ 15 62
Mixed Use 1.0 FAR~12 du~ac
___ 26.45*
_ 10
___ _.265___
Town Center 2.0 FAR**~36 du~ac 1 10.46*
_ __ 20
_ __ 2,209
__ __
Greeneway 44.75 200***
Interchange
TOTAL 319.29 3,419
* In order to estimate the residential holding capacity of the Mixed-Use and Town Center
categories, it has been assumed that approximately 50% of the vacant lands within those
categories will be developed with residential uses. The actual quantity of developable vacant
land in these categories is twice what is shown in this table.
*'k (Ord. 2005-07; 09-12-05)
* k* City staff estimates that 200 residential units will be made available through a vertical mix of
development in the Greeneway Interchange District. The quantity of developable vacant land in
tFiis category under current policy is 25 percent of the vacant acreage in the District.
Source: Future Land Use Element, City of Winter Springs Comprehensive Plan.
The acreage of residential lands was converted to units, using density factors based on the
densities permitted in each category, allowing for the provision of retention areas and
rights-of-way. For Rural, Low and Medium density residential categories, thirty (30)
percent of the land area was determined to be needed for retention and ROW, netting
0.7, 2.5 and 6.3 dwelling units per acre, respectively. High density residential was
analyzed at 15 dwelling units per acre based on historical trends. For the Mixed-Use and
Town Center categories, it was estimated that approximately fifty percent of the vacant
acreage will develop with high density residential uses at densities of approximately 10
dwelling units per acre for the Mixed-Use and 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 Interchange District.
As the tab-e shows, the City will be ab-e to accommodate approximately 3,419
additional units, approximately 3,000 units fewer than anticipated to be needed by the
year 2030 according to the Shimberg Center projections. However, it should be noted
that the Shimberg Center projections have already proved to be higher than actual, and
this trend has become even stronger in recent years. For example, the projected figure of
housing units for the year 2000 by the Shimberg Center was 13,103, when the actual
ITI-43
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
figure for that year as reported by the Census was 1 2,306. Using the City's projections,
"` the shortfall in units is anticipated to be approximately 1,600 units. Thus, there may be
the need to encourage densities closer to the maximum allowable within each residential
category. It is anticipated that with such measures implemented, the Future Land Use Map,
combined with potential future annexations, will provide for an adequate supply of land
to satisfy the housing needs of the 2030 population of the City of Winter Springs.
4. The Housing Delivery System
While the City of Winter Springs can estimate future housing needs, it cannot take a major
role in supplying housing. That aspect is controlled for the most part by the private sector.
The City can only assist in the delivery of housing by developing flexible regulations,
providing appropriate land use designations and zoning categories, and by planning
infrastructure facilities and services that are adequate to serve future development. The
private sector is currently meeting the needs of the community in terms of providing much
of the needed housing. The vacancy rate in Winter Springs was 4.32% percent in 2000,
considered within the range where the housing supply is adequate. As discussed
previously, data for 2006 from Metro Orlando and the American Community Survey
indicate that the vacancy rate may have either increased or decreased. It is anticipated
that more recent economic circumstances will have increased the vacancy rate, which may
help absorb some of the projected need in housing units, or at least delay the rate of
increase in that need.
a. Financing
Private sector housing delivery is divided into two parts, owned and rental. The delivery
of financing for owned housing is based solely on affordability. As discussed earlier in
this Element, affordable housing costs are calculated to be thirty (30) percent of gross
income. Monthly payments for owned-housing is based on two factors: mortgage rates
and the price of the housing unit. Forecasting future trends of these two factors is difficult
and highly unpredictable, particularly at this point in time. Mortgage rates are
dependent on national economic conditions and not local factors. Housing prices are
dependent on the inflation rate for housing, and local supply and demand forces.
Financing for housing presents challenges and opportunities based on recent economic
trends. While interest rates have fallen, the availability of credit has become more
restrictive and mortgage lending standards have been tightened. The City may need to
consider requiring developers to provide a certain percentage of affordable units within
their developments as a requirement for development approvals. An alternative to the
requirement could also be a contribution to an affordable housing fund that can be used
for housing rental assistance to lower income households.
The City should also look into the programs offered through the County for capital
improvements, rehabilitation or down payment rental assistance, including those discussed
in the analysis section, and make those programs available to City residents.
III-44
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
b. Regulator and Administrative Process
The process of housing development includes several players, including government
officials in multiple jurisdictions, design consultants, lenders, contractors, attorneys and the
buyer or renter. The process, which at times can be lengthy, adds costs to the
development of housing. Many ingredients of housing development such as interest rates,
labor and material costs, and State Laws, are beyond the control of the City.
Nonetheless, a community can adopt an attitude that will affect the cost of housing. By
taking a proactive position, the City can start instituting several actions to address
affordable housing.
The first step would be to do a thorough review of the Code of Ordinances as it relates to
housing affordability. Areas to address include:
• establishing a definition of affordable housing,
~ expediting the permitting process for affordable housing projects,
• establishing density bonuses for the provision of affordable units,
• establishing certain zoning waivers such as parking, landscaping and setbacks, and
• modifying street right-of-way requirements.
Another important aspect of reducing the cost of providing affordable housing is reviewing
current development costs charged by the City. The City should review processing and
impact fees and establish reductions or waivers for affordable housing projects.
c. Infill Housing Development
y Infill housing occurs in areas that are close to residential "build-out" with at least 90
percent of its residential land already developed. This traditional type of infills involves a
small number of vacant parcels that were bypassed during the normal course of
urbanization. In this process, individual lots or small clusters of lots remained vacant due to
a variety of reasons. There are very few residential lots in this category within Winter
Springs. However, recent bankruptcies by developers have left some developments only
partially complete. Unfortunately, these have occurred within the Town Center impacting
its perceived viability. Winter Springs may need to develop strategies to encourage the
infill of these vacant residential parcels with new housing compatible with the Town
Center.
Large numbers of "passed over" parcels can often lead to lower market and assessed
values for adjacent developed residential properties. It may often lower property values
in entire neighborhoods where large numbers of vacant parcels exist.
Most of the vacant lands in Winter Springs are located within recently platted subdivisions
or in large tracts on the east side of the City. However, there are still a few vacant lots
within the older part of the City. It is important for Winter Springs to develop strategies
and programs which encourage the infill of these vacant residential parcels with new
housing compatible with the established neighborhoods.
III-45
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
d. Mobile Homes
Mobile homes and mobile home developments have long had a reputation of being
visually unattractive. Often, localities have had the tendency to regulate these housing
types to undesirable areas of the community, such as adjacent to industrial areas and
railroad tracks and areas which lack utilities or community facilities. Mobile homes were
rarely allowed or encouraged in areas well suited for residential development. However,
as the cost of single-family dwellings has gone beyond the reach of many households,
communities have started to change their local decision making process regarding the
location of mobile homes. Rule 9J-5 requires that policies be developed which ensure
adequate sites for mobile homes. These requirements will also alter local governments
traditional decision-making process regarding mobile homes. In consideration of these
factors the following general criteria have been provided for the designation of future
mobile home or manufactured home developments.
• Mobile home parks and co-ops should be located adjacent to areas with a
comparable density of development or near small-scale convenience or
neighborhood commercial activity.
• They should be in areas accessible to arterial and collector roads;
• They should also be located on sites presently served by public water or
sanitary sewer service, or in areas programmed for such service in the City~s
five-year capital improvements program;
• They should be located within reasonable proximity to community facilities.
Where mobile home development or individual mobile homes are designated to be
located adjacent to residential uses, especially those of lower densities, buffer areas
should be required to make the transition in density more compatible to the general
neighborhood and community.
In addition to these general provisions, the issue of improving existing substandard mobile
home development should be addressed. These areas should be upgraded to modern
mobile home planning and design requirements.
e. Infrastructure Requirements
The infrastructure needed to support housing for very-low, low and moderate-income
households is similar to that required to support other development activity. The
adequacy of this infrastructure is evaluated in various elements and summarized in the
Future Land Use Element. Generally speaking, improvements to the road system, the
water and sewer systems, and the drainage system will be necessary to support future
land development activities, including low and moderate income housing. The City has
several programs that are being planned or are underway to make these improvements.
One consideration is the cost and methods for funding these improvements. New
development is required to make dedications of land and site related improvements and
to contribute to the larger system capacity increases to meet concurrency. The City also
requires payment of impact fees to cover the cost of needed improvements. Once the
III-4G
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
property is developed and sold, the new landowners are required to pay periodic
assessments to fund operations and capital improvements.
In the case of low and moderate-income projects, funds for development and operation
are usually limited. The result is that extra fees can be expected to be a problem,
occasionally enough to destroy the financial feasibility of the project. Under the theory
that these are fees for services or benefits received, these fees and charges cannot be
reduced for low and moderate-income projects. On the other hand, provision of
adequate housing for low and moderate-income persons and households is a benefit to
the public at large.
f. Sustainabilit~y, Energy Efficiency & Renewable Energy Resources
There has been increasing information and focus on environmental impacts and issues such
as climate change, in addition to awareness of the potential cost-savings from energy
efficient construction and sustainable development practices. New construction and major
rehabilitation and renovations in the City should include plans for greater energy
efficiency in their design and construction. Furthermore the use of recycled materials and
renewable energy resources should be encouraged. As these practices can cut long-term
energy costs, they are encouraged for all types of housing.
The US Green Building Council (USGBC) administers the Leadership in Energy and
Environmental Design (LEED) Green Building Rating System. LEED for Homes is a rating
system that promotes the design and construction of high-performance green homes. New
construction can be rated to meet one of the LEED for Homes tiers: Certified, Silver, Gold,
or Platinum. Florida LEED for Homes is administered by the Florida Solar Energy Center.
III-47
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
~ Map III- 1: Mobile Home Parks and Cooperatives -WILL BE UPDATED
I~
t~--
•~
•r~
~.~
~. _~ ~. . ~
~ ~ .
~r~-
.•
~ ~
~~~ ~ ~_'
Source City of Winter S.a ny~,. Auyusl 2CD1
Map III-2: Mobile Nome Parks and Subdivisions
N CITY OF WINTER SPRINGS MUNICIPAL BOUNDARY
N MAJOR ROADS
STREETS
~ WATER FEATURES
MOBILE HOME SUBDIVISIONS
MaP it: for grephk: representation purposes Doty.
aGual data roust tx: verified by Cdy star
I
1 U t 6'~las
___~
N
~n o. r~,.v., a, ~ ;
w,~... F,,.. ,_, ,, ..
a I ~o, 97s i ~~
III-48
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
Tcable I11-15a: Gomparlson of Monthly Gross Kent ~uuu
Gross Rent City of W inter Springs Seminole County
Units** % Units**
Less than $200
_ _ _ 10
__ __ 0.44 _ 685. _ 1..,.,61.
$200-$299
__ 0 0 _ _ 650 __ 1._53
$300-$4.99 _ __ _ 76 _3.33 _ 3,591. _. _ 8.44
_._
$:i00-$749 1,146 50.15 17,148 40.3
$;~50-$999 657 28.75 13,194 31.01
$ 1000-$1499 228 _ 9.98 __ _4,863_ _ _ 1 1 .43
$ 1500+ 37 1.62 1,060 2.49
No Cash Rent 1 31 5.73 1,359 3.19
Total Rental Units 2,285 100 42,550 100
Median Contract Rent 2000 $631' ' $633
Median Gross Rent 2000 $727 $731
*" Specified Units (The census excludes one-family houses on 10 acres or more from the count of
sK>ecified units).
S~~urce: 2000 Census, STF1 A and STF3A, U.S. Census Bureau
117UIC 111-1.7A: ~..V flI l.7UfIJVn V~ nwnn~~r v~vaa ~.c~.~ ...v
Gross Rent City of Winter Springs Seminole County
Units** % Units**
Less than $200
__ 921 2.6.0% 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%
_ _ 31 3
_ 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 trom the count of
specified units).
Source:1990 Census, U.S. Census Bureau
ilI-49
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
T,.hlo III_7 h.. Vnlnn nF (7wnar_(7rrunied Housing. 2000
Specified Value City of Winter Springs Seminole County
2000 2000
Units* % Units*
Lerss than $15,000 4 0.05 152 0.1 8
$1 5,000 to $19,999 0 0 41 64.06
$20,000 to $24,999 0 0 87 1 35.9
$25,000 to $29,999 0 0 168 193.1
$30,000 to $34,999 8 0.09 232 266.7
$35,000 to $39,999 24 0.28 407 175.4
$40,000 to $49,999 102 1.19 1,151 282.8
$50,000 to $59,999 1 85 2.17 2,295 563.9
$60,000 to $69,999 485 5.68 4,255 1 85.4
$70,000 to $79,999 564 6.6 5,943 259
$80,000 to $89,999 554 6.48 7,048 1 1 8.6
$90,000 to $99,999 661 7.74 8,287 139.4
$100,000 to $124,999 1,367 16 16,168 195.1
$125,000 to $149,999 1,370 16.03 12,145 75.12
$150,000 to $174,999 815 9.54 7,779 48.1 1
$175,000 to $199,999 481 5.63 5,625 72.31
$200,000 to $249,999 881 10.31 5,993 77.04
$250,000 to $299,999 534 6.25 3,590 59.9
$300,000 to $399,999 323 3.78 2,438 40.68
$400,000 to $499,999 1 1 3 1.32% 882 36.18
$500,000 to $749,999 59 0.69% 724 82.09
$750,000 to $999,999 0 0.00% 237 26.87
$1,000,000 or more 15 0.1 8% 162 68.35
$100,000 or more 5,958 69.55 55,743 64.96
Totals ' 8,545 100 85,809 100
11Aedian Value $189,000 $169,200
* Specified Units (I he census excludes one-ramify Houses on
specified units).
Source: 2000 Census, STF3A, U.S. Census Bureau.
10 acres or more from the count of
III-5U
C[TY OF WINTER SPRINGS
COMPREHENSIVE PLAN
HOUSING ELEMENT
T,~hlo ni-1 F,h Value of Owner-Occuaied Housing, 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 to $39,999 1 2 0.23 870 1.4
$40,000 to $49,999 69 1.31 2658 4.28
$50,000 to $59,999 470 8.96 4295 6.91
$60,000 to $74,999 809 15.42 9,676 15.57
$75,000 to $99,999 1,461 27.85 18,553 29.86
$100,000 to $124,999 746 14.22 8,889 14.31
$1 25,000 to $149,999 680 1 2.96 5,506 8.86
$150,000 to $174,999 282 5.38 3,321 5.34
$175,000 to $199,999 219 4.17 2,023 3.26
$200,000 to $249,999 296 5.64 2,191 3.53
$250,000 to $299,999 91 1.73 1,1 31 1.82
$300,000 to $399,999 70 1.33 739 1 .19
x;400,000 to $499,999 20 0.38 281 0.45
$500,000 or more 1 1 0.21 383 0.62
x;100,000 or more 2,415 46.02. 24,464 39.38
Totals 5,246. 100 62,137 100
Median Value $96,400 $91,100
~iource: 1 990 Census
III-51
CITY OF WINTER SPRINGS
COMPREHENSIVE PLAN HOUSING ELEMENT
_ ... .~ .~. _______.t___ _1 ~A_..a1.1., /'..ci .,F (l.unor_nrrunied Housintl, ZO00
Cit of Winter S rings Seminole Caunt
2000 2000
Units* % Units*
~/ith Mortgage: 7,297 85.39 71,1 b0 82.92
Less than $200 0 0
_ _ _ 45
_ 0.06
__ _
$200-$299
_
_ _ _ 29
__ _ 0.4
__ __ 240 0.34
$300-$399
_ _ 14 0.1_,9 _ 641 0.9
__. _
$400-$499 _
_ 105 1.44
__ __ 1,457
_ 2.05
_
__
$500-$599 _ _ 202 _. 2.77 2,450 3.44
$600-$699 395 5.41 4,159 5.84
$700-$799 _
_ _ _ 522 _ 7.1.5 _ 5,781 8.1.2
_
_.......... _.
$800-$899 _ _
................__........._. .
_ _ 735
__
_ _ 10.07
___.7,457
10.48
_ _
$900-$999 __ ___
_ _ 79.2 _ 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
~Aedian 1,144 1,102
~~ledian as % of 1999 HH Income 20.7 21.4
Not Mortgaged: 1,248 14.61 14,649 17.07
Less than $100
_ __ _ 0
_ 0
_ _ . 1 80 1.23
__ _
__
$100-$149
_ _ _ _ _ 8
__. 0.64 _ 473 ,.,_3.23
_
~>150-$199
_ . _
__ _ __ 33 2.64 1,275
_ _ __8.7
_-
$200-$249
_ _ __ 14.5 _ 1 1.62 _ 2,063 1.4.08
__
S250-$299
__
_ 250
__ _ 20.03
_ _ 2,585 17.65
_ _
_. _
:>300-$349
..........._.._...........
_ _ ____ 287
_ _ 23 2,156
___ 14.72
_ _
,6350-$399
_.
:6400 or more _ 159
_
366 1 2.74
__
29.33 __ 1,849
,068 1 2.62
__ .._..._..
27.77
'total Not Mortgaged 1,248 100 14,649 100
Median 333 317
Median as % of 1999 HH Income 10 10
'i t I O ner-Occu ied 8,545 100.00 85,809 100.00
oa w
"` Specified Units (the Census excludes one-family houses on 1 0 acres or more from the count of
specified units).
Source: 2000 Census, STF3A, U.S. Census Bureau; 2006 Shimberg Center for Affordable
Housing
III-52