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HomeMy WebLinkAbout2006 08 02 Regular Item 301 EAR . . PLANNING & ZONING BOARD AGENDA ITEM 301 . Consent Information Public Hearin Re ular x August 2. 2006 Meeting Request: Evaluation and Appraisal Report (EAR) Discussion 1. Housing in Winter Springs (please review attachments) Discussion led by Bill Poe & Eloise Sahlstrom 2. Update on Data Collection Efforts Status, Obstacles, Discussion by all 3. Upcoming Public Workshops Suggestions of Time, Place, & Agenda Format j . Seminole County EAR Housing Data (provided by Bill Poe) 3.8 HOUSING EIemont Ov<<vlew The purpose of the Housing Element is to analyze the general makeup and trends of the County's housing mar1<et and to project and provide for the overall future housing demand, with particular focus on the anticipated housing demand of lower income households. The ability to meet these needs is a function of existing housing stock, planned Mure stock, market conditions, availability of developable vacant land, and regulatory climate. As the State of Florida encourages Increased reliance on 'pay-as- you-grow' approaches to provision of infrastructure, pa~rough costs of services such as sewer and water will inflate housing costs. In addition, vacant developable land is scarce in maturing areas such as Seminole County. Adding land scarcity and pa~lOugh costs to community concerns about infill and redevelopment yields challenges for efforts to meet housing needs of moderate and lower income workers. This Element focuses on how existing and future housing needs are to be addressed. The term "affordable housing" is defined in the Vision 2020 Comprehensive Plan as follows: "A dwelling unit occupied by a household of very low, low, or moderate income, in which housing costs do not exceed 30% of the household's gross income for an owner-occupant, and 35% of gross for a renter. A very low income household earns 50% or less of the area's median household income. A low income household earns from 50-80% of the area's median income. A moderate income household earns from 80-120% of the area's median income. Housing costs include mortgage principle, interest, taxes and insurance, or, in the case of a renter, gross rent and utilities: Degree of housing need is a function of income. Income statistics in Seminole County are positive. The County's median household income in 2000 was $49,454 - 26% higher than the statewide median of $39,303 and 18% higher than the Metropolitan Statistical Area's median family income of $41 ,871. The 2005 household median income is $55,100. Claritas Inc., a national socioeconomic data processing firm, projects the County's residents will grow even more affluent in future years. Thus, a significant portion of County residents will be able to meet their housing needs through the private market However, there are and will continue to be a percentage of households experiencing a 'cost burden' - paying more than 30% of their income for housing costs. The following table, taken from the website of the Shimberg Center for Affordable Housing, indicates percentage of Seminole County residents experiencing housing cost burden as of 2002. PERCENT OF INCOME SPENT ON HOUSING, All HOUSEHOlDS 2002 Place less than 30'16 30'16 - 50% More than 5O'l6 Allamonte Springs 68.2 19.9 11.9 Casselberrv 71.1 18.6 10.3 lake Mary 74.5 17.1 8.4 Lonawood n.3 17.9 9.8 Oviedo 74.4 17.9 7.8 Sanford 69.3 19.6 11.1 Winter SDrinas 13.6 17.5 8.9 UnincorDOrated Area 73.0 17.8 9.3 Total Countv 72.0 18.3 9.7 Element Assessment Eight Issues shape the direction of this Element. The issues range from provision of affordable housing programs for very low income households to rehabirrtating deteriorating housing stock, maintaining files of historic properties and addressing needs of the homeless. OVerall, the one goal and nine objectives of the Element have been achieved or are being achieved. The Element has been successful In the following ways: . The County continues to support private sector housing development by streamlining the development review process and expediting the review process for affordable housing development. (Objective HSG 1) . More than 600 lower income families have been assisted with SHIP down payment assistance since the last EAR was completed. (Objectives HSG 3 and 9) Seminole County EAR 2006 Page 104 of 190 . County staff assists developers of affordable housing to locate and identify vacant, developable parcels (Objective HSG 1) . Provision of affordable housing in and near HIP districts (for proximity to jobs and amenities) has been achieved through construction of 1,701 new Housing Credit-assisted rental units in two County HIP districts. Of these, 1,464 affordable rental units have been created (committed 10 households at 60% of median income); 855 were built in the HIP district at Interstate 4 and State Road 46 near the Seminole Towne Center mall, and 609 were built in the HIP district south of Oviedo. (Objective HSG 1) . Since the last EAR, the County assisted redevelopment of several lower Income communities through programs that: demolished and cleared 107 vacant, dilapidated structures; rehabilitated/repaired 102 owner occupied or rental housing uflits; provided new housing construction, both direct development by the County of 17 new owner occupied homes, and subsidies to developers; and operated capital improvement programs to improve infrastructure of lower income neighborhoods, induding six miles of sidewalk and paving of more than 3.5 miles of dirt roads. (Objective HSG 2) . The County, through its SHIP and HOME Programs, continues to maintain an Affordable Housing Trust Fund (funded by both the SHIP and HOME Programs) to subsidize private and public affordable housing development, and the preservation of the existing housing stock. (Objective HSG 4) . The County also uses the Orange County Housing Finance Authority to provide bond-financed mortgages for homebuyers (down payment assistance offered through local mortgage companies) and financing for affordable multi-family projects. Funds were also provided to Florida Community Partners (a local regional nonprofit affordable housing lender) since the last EAR submittal to provide low interest loans for multi-family housing development in Seminole County. (Objective HSG 4) . The County has taken a proactive role by actively seeking and recruiting affordable housing partners (both nonprofit and for..profit housing developers) to participate in subsidized new housing development, such as a joint effort with the Goldsboro Front Porch Council, and Homes in Partnership, Inc. to provide seven new units for very low and low income households as infill development. (Objectives HSG 4 and 9) . The County allows manufactured (modular) housing In all current residential zoning classifications, and many are approved on a monthly basis. Most manufactured housing is Installed on an individual basis on infill lots, rather than in multi-unitdeveloprnents. (Objective HSG 6) . The County's Land Development Code allows group and foster care homes meeting the State's definitions as permitted uses in single family zoning districts, and by spedal exception approval in multi-family zoning districts. In addition, the County has provided $2 million toward the development of a 96-unit facility for victims of domestic violence expected to be completed in 2006, is funding the development of the Lisa Merlin House in the City of Casselberry to house 14 persons in a community residential house, and has funded renovation of three housing units for group homes since Ihe last EAR. (Objective HSG 8) Along with these successes are some shortcomings that the County intends to address. . Only 59 parcels allowing high density residential development in the unincorporated County exist, and only a few are vacant. High density has generally been believed to be necessary to achieve affordable housing; absence of a true mixed use land use in the unincorporated area has, therefore, resulted in a shortage of usable sites. (Objective HSG 1) . Even though the Comprehensive Plan encourages infill development, requests for multi-family housing often receive resistance to infill by local residents. Existing residents tend to resist infill development of even a moderate Increase In density on vacant parcels. Improved lnfill design criteria may assist with this problem. (Objective HSG 1) . As a part of the EAR process, staff is re-examining the policy that promotes affordable housing in HIP districts. Available land in those districts is becoming more scarce and valuable as Seminole County EAR 2006 Page 105 of 190 development takes place and should be reserved for high tech industries and related jobs, as stated in the Economic Element. (Objective HSG 1) . Neighborhood target area revitalization plans were not updated as planned, although extensive improvements have been made to these areas. (Objective HSG 2) . Seminole County does not presently have a process for updating the County's portion of the Florida Master Site File of historic properties, or for assisting property owners to identify historically significant housing and apply for assistance in rehabilitating and/or adaptively reusing historic housing. (Objective HSG 5) . Most mobile homes are approved on a caSEHly-<:ase basis. The Land Development Code Is not conducive to the placement of permanent mobile homes throughout the County. The consultant currently preparing revisions to the Land Development Code is advocating elimination of reference to the term 'mobile home', based on federal standards, and recommending retention of the term 'manufactured housing' only. (Objective HSG 6) . As older and deteriorating mobile home developments age (Le., mobile home parks located in urbanized areas), the trend is for developers to purchase, clear and redevelop mobile home parks with site-built owner occupied housing. The Florida Housing Data Clearinghouse 2005 data indicate that approximately 22 mobile units are eliminated from the County's housing stock annually (Objective HSG 6). Obiective Achievement with Reaards to Maior Issues An assessment of the Element's objectives has been completed to determine how their achievement relates to the major issues identified by the County as part of the Evaluation and Appraisal (EAR) process. The successes and shortcomings of implementing objectives of the Housing Element relate to Neighborhood Protection (Major Issue 1) by supporting the viability of existing neighborhoods through revitalization programs (removing dilapidated structures, renovating usable structures, installing Infrastructure), Infill development of vacant sites and redevelopment of declining areas, and preserving historic areas; Protection of designated High Intensity Planned Unit Development (HIP)/Economic Development Target Areas for Targeted Industries (Major Issue 4), by ensuring lhat sufficient land remains available for target industries and is not completely absorbed in providing affordable housing; Infill Development and Redevelopment (Major Issue 5), by encouraging this development in a manner compatible with and protective of surrounding neighborhoods; and Affordable Housing (Major Issue 7), through updating of objectives regarding location of affordable housing and implementation of infill development. Conclusions and Recomnendations As a result of the issues identified in the foregoing assessment, the County will further analyze the challenges for the Housing Objectives identified above, and accompanying policies, for potential amendments as part of the 7JXJ7 round of EAR~sed amendments. The County, as part of the EAR amendment process, may also evaluate the need for any amendments pertaining to updating of data and dates, as well as the rules of grammar, composition or formatting. Seminole County EAR 2006 Page 106 of 190 Seminole Co. EAR Affordable Housing Data (provided by Bill Poe) 2.7 AFFORDABLE HOUSING STATEMENT OF MAJOR ISSUE: Staff will detennine the effect of development trends, i.e., large house sizes, and policies in the SCCP on the availability of housing options for moderate, low income and very low income families. ISSUE BACKGROUND Land and housing costs have continued to increase in Seminole County. Although the County's residents enjoy a median income better than that of the state, affordable housing was included as a Major Issue to determine how well the County, through its existing SCCP policies and programs, is managing this growing problem. Based on data from the Seminole County Property Appraiser's Office, the average and median sales prices for new housing for 2005 were $304,564 and $276,650, respectively. Rents have not escalated to the same degree as hoUsing sale prices, but many are beyond the reach of low income households. ACCOrding to the Apartment Association of Greater Orlando, Seminole County average market rental rates for the second half of 2005 were $527 for an efficiency apartment, $697 for a one bedroom-one bath, $n2 for a two bedroom-one bath, $905 for a two bedroom-two bath, and more than $1,000 for a three bedroom-two bath unit. Seminole County's 2005 median income was $55,100. Although this means that a significant portion of Seminole County residents can meet their housing needs with market rate housing, there are and will continue to be a percentage of households In the County that experience a 'cost burden' _ defined as paying more than 30% of their income for housing costs. The impact of high housing costs for moderate and low income households means that workers who are important for Seminole County's economy or pUblic safety may be unable to live in the County in which they work. The result for Seminole County is either long commutes for those workers, with greater traffic problems and possible need for costly roadway expansion, or a shortage of workers. A single eamer household receiving minimum wage in Seminole County would have to spend 49.4% of that income for rent. Even a married couple with two minimum wage incomes could not comfortably afford the average one bedroom-one bath Seminole County apartment. Policy changes designed to increase opportunities for households burdened by housing costs are necessary. Current Considerations · Development trends based on data from the Property Appraiser's Office show that the size of the average new home in Seminole County was over 2,400 square feet in 2005. Current minimum dwelling size requirements for single family homes In standard zoning categories of the Land Development Code (LOC) range from a requirement of 1,100 square feet for homes In the R-1A district to a minimum of 1 ,000 feet for homes In the R-1 AAAA district. LDC housing size minimums that exceed building code minimums add to the cost of housing. In addition, since developers are building houses larger than even these min/!11ums, they are responding to an increasing market for larger homes - and larger homes cost mote. · An emerging trend among rental apartment complexes In Seminole County and the Central Florida Region is the conversion of rental units to condominiums. This trend reduces the availability of existing affordable housing options for those unable to buy, or not desiring home ownership at this time. · Existing SCCP policies and the LOC offer an Increase in density on a sliding scale, dependent upon the percentage of units designated for afl'ordable housing development. Developers have not pursued this option. · Existing SCCP policies emphasize the need for land designated for high density residential uses to enable construction of affordable housing. If this emphasis remains, the County will need consider amendments to the Future Land Use Plan Map, because only 29 vacant acres with high density residential land use (allowing greater than 10 dwelling units per net buildable acre) remained available as of 2004. Seminole County EAR 2006 Page 69 of 190 · Existing SCCP policies encourage plan amendments and rezonings of infill development areas to aeate affordable housing opportunities through increased density. However, surrounding property owners generally oppose the changes due to concern forthe impact of increased density. The County has not adopted design standards within its land Development Code (lDC) to ensure compatibility. · Affordable housing experts such as Jaimie Ross, Affordable Housing Director at 1.000 Friends of Florida, no longer concur that density guarantees affordability. Therefore, allowing greater density alone may not resolve the problem. · Approximately 600 lower Income households have been assisted by Seminole COunty through Its State Housing Initiative Partnership (SHIP) and HOME (Federal funding) programs since 1999. These programs provide a combined total of $4 million annually for assistance, but participation is limited by income and purchase price. · A total of 1,701 rental units have been built with the use of House Credit assistance since the last EAR; 1,464 of the units were committed to households earning 60% of the County's median income at the time of construction. However, all the units were built on lands with the High Intensity Planned Development - Target Industries (HIP-TI) land use designation, which limits the COunty's ability to attract higher paying jobs that help residents secure housing. The County is considering comprehensive plan text amendments to. reserve that land use designation for target industry use. · Property Appraisers records Indicate approximately 5,492 mobile homes were In place throughout the County as of January 2006. This total indudes mobile homes in parks and on Individual parcels in rural areas, and represents 3.4'16 of the housing stock of the County. At present, the County's Board of Adjustment receives an average of three requests each month to locate mobile homes in rural areas and most are approved on a temporary basis only. As older urban mobile home parks deteriorate, it is anticipated that land owners will redevelop those sites with other uses, resulting in a loss of this existing aftbrdable housing option. · In discussions with the consultants who are revising the County's lOC, the Board of County Commissioners has expressed an interest in raising minimum lot size requirements. OBJECTIve ACHIEVEMENT REGARDING AFFORDABLE HOUSING (MAJOR ISSUE 7) Objectives throughout the SCCP that have an impact on this Major Issue were identified in the following Plan elements: Future land Use, Housing and Transportation. Wlere a measure was provided In a Policy, rather than 'an Objective, the Policy has been identified. The successes and shortcomings of those objectives and policies are summarized here. EVALUA TION OF PLAN OBJECTIVES WITH RESPECT TO AFFOROABLE HOUSING (MAJOR ISSUE 7) OBJECTIVE CURRENT CONDITIONS COMMENTS (SUCCESSES AND SHORTCOMINGS I &'E1JleIl/fl!jNfLt'/, . ,J: ~ '&f,-4#~~M'}~~.:.,:.'. ~~."." ~' ..,j(, ~"r :~..~ if.:,! ~. '. ~r ~'r' :.rJ' OBJECTIVE FLU 1 Success: Planned developments Clustering housing unks does create Pursuantto Article II. Section 7 of the have used clustering to promote efficiencies of scale in the provision Constitution of the State of Florida. the efficient use of infrastructure and of infrastructure. but this is usually County shall ensure that natural. historic preserve open space, Which are also not enough of a cost savings to and archaeological resources are features of Policy FLU 1.5 enable a developer to reduce protected...through provisions of the Shortcoming: Developers have not housing sale price. given the cost of Land Development Code of Seminole made use of clustering to lower land. Since there Is 8 market willing County and Vision 2020 Comprehensive housing sale prices and achieve to pay the higher cost and no Plan affordable housing. requirement for developers to set and aside a percentage of units that are PolkyFLU 1.5 cost Iimked, there Is no Incentive for The County shall provide for clustering developers to price their unks In any of uses within planned unit other fashion. developments to... promote affordable housln" oooortunities. OBJECTIVE FLU 5 Success: A total of 1.464 affordable Policies that encourage free-standing Th" County shall continue to design and rental unib have been built in tM HIP high densly residential on the ""me enforce innovative planning techniques land use at Interstate 4 and 609 in lands as those set aside for target and land development regulations the HIP land south of the City of industries create an internal conflict. desi"ned to !)fotect residential Oviedo. Even li"ht industrv and office Darks Seminole County EAR 2006 Page 10 of 190 OBJECTIVE neighborhoods. enhance the economic viabil~y of the commun~y. promote the efficient use of infrastructure. and preserve natural resources. The Future land Use Map series embodies strategies designed to build long term commun~y value. discourage urban sprawl and ensure that public facil~ies and services are provided in the most cost...,ffective and efficient manner. And Policy FLU 5.6 The Higher Intens~ Planned Development (HIP) land use designation is designed as a mixed use category which combines an aggressive strategy to attract "target industry". minimize urban sprawl. provide affordable housing opportun~ies. and atternative transportation strategies. This land use is specifically designed to: provide high dens~ residential development and affordable housing In close proxim~y to employment center... promote the development of target industries that will provide jobs.. OBJECTIVE FLU 10 The County shall continue to implement and enforce innovative land development techniques and programs to promote safe and decent affordable housing for existing and future residents to support growing affordable housing needs and ensure the continued viabil~ of low inoome housing by encouraging deconcentration of low income neighborhoods. The County shall continue to support Successes: In accordance I'.ith Policy FLU 10.2 under this Objective. the County has continued to maintain its Affordable Housing Trust Fund with state and federal monies. assisting the housing costs of low and Very low income households. In accordance w~ Policy FLU 10.3 under this Objective. the County continues to provide opportuntties for the use of manufactured housing through the County and mobile homes in specified areas pursuant to approval. Shom:omlng: Policy FLU 10.1 under this Objective provides for dens~y bonuses of up to 7 dwelling units per net buildable acre. on a sliding scale dependent upon the number of low and very low income units provided in the development Developers have not used this option. COMMENTS need to be buffered from impacting residential development Where a community desires employment uses. residential should be an ancillary use. rather than a primary use. The policies should be amended to indicate that residential uses on lands I'.ith the HIP- TI designation must be integrated into such target industry uses as Class A office. or must be part of a muttistory building wtth a first floor containing a nonresidential use. Current mar1<et demands for housing can be met in many other land use categories. The loss of land ideally s~uated for major employment (and in which the public has invested). even if current market conditions have not ripened for that use. represents permanent loss of an irreplaceable asset Affordable housing experts such as Jaimie ROSE. Affordable Housing Director at 1000 Friends of Florida. no longer agree that permitting addttional denstty etther resutts in affordable housing. or is a sufficient incentive alone to encourage affordable housing. In add~ion. the neme of the zoning district that .allows the density bonus (Affordable Housing) Invites public opposition and is not attractive to developers. Although the policy establishing this zoning district includes a statement about emp/oylng standards to avoid concentration of affordable units. rezoning to this district can create a concentration. rather than a 'deooncentration' of lOW income units. Revisions to this policy are under oonsideration in the current updating process of the land Development Code (lOG). As n oled. e 9 ve opment review is a goal of local government for all projects. and may not result in an increase in 0 sats for Page 71 of 190 Seminole County EAR 2006 EVALUA T10N OF PLAN OBJECTIVES WITH RESPECT TO AFFORDABLE HOUSING fIIAJOR ISSUE 7J OBJECTIVE CURRENT COtOTIONs COMMENTS (SUCCESSES AND SHORTCOMINGS) private sector housing production artbrdable housing. capacity sufficient to meet the housing Shorll:omlng: In the event that a needs (market demand) of existing and significant number of applications for future residents. affordable housing are submitted And during the 88me .-;ew cycle, there Policy HSG 1.2 Expedited is no process to prioritize among AIfordable them. In addition, as all local Housing governments sI1Ml for excellent Review customer service and seek to The County shall continue to provide an expedite all applications, it is not expedited priority for artbrdable housing clear that expediting a particular developments throughout the application results in more such development review process. applications. All applicants have lending insttutions that need rapid allDnJVafs. PollcyHSG 1.5 Higher Success: 1,701 new rental units As noted in the Major Issue analysis Intensity have been built in two County HIP for Protection of designated High Planned (HIP) districts since 1999. Of this total (all Intensily Planned Development- Development were Housing Credit -assisted Target Industry (HlP-TI) areas for The County shall continue to provide developments), 1,464 affordable Target Industries (Major Issue 4), incentives for building a variety of rental units haw been created this policy should be considered for affordable housing types and intensities (committed to households at 60% of amendment through use of HIP districts. median incomeH55 were built in the HIP district at Interstate 4 and State Road 46 near the Seminole Towne Center mal, and 609 were built in the HIP listrict south of CMedo. Shor1l:omlng: RecenUy completed studies Indicate that the County's approval of housing projects on HIP- Tllands, where public funds have been invested in infrastructure to attract higher paying Target industries, is reducing the .vail.bilily of this land and thus conflicting with the County's economic dewloprnent goals. Other sites are also suitable for housing. OBJECTIVE HSG :I AFF<mDABLE Success: Approximately 600 lower Increased housing cos1s may mean HOUSING Income householcls haw been lI1at current SemInole COunty The County shall work to provide assisted with down payment residents hoping to retire within the assistance since the previous EAR County to smaller homes may be adequate housing development for very submittal through the SHIP and unable to do so. A study is needed to low and low income households, the HOME Programs, and the assisted project housing needs for eldeny low eldeny, and rural and farm worker households are Iocatsd all 0_ the and moderate income households households. County. Also, Countywide, owr 100 and determine if program owner and renter occupied units haw amendments are needed. In been rehabillated (mostly in lower addition, although the County seeks income neighborhoods), apart from to preserve the character of Its rural owr400 owner occupied units area and does provide housing assisled under the Declared Disaster program assistance to eligible rural strategy following the three residents, active agriculture Is hurricanes in 2004. anticipated to continue to decline. A study may be needed to determine if Shor1l:omings: No newartbrdable addressing the housing needs of housing earmarked for eldeny farm IMlrker households should ocC.upanls has been built since 1999. remain an objecliw of the County's Although congregate living facilities plan. have been built, statistics do not clarify f they are reseMld for the eldeny. Seminole County EAR 2006 Page 72 of 190 EVALUA T10N OF PLAN OBJECTIVES WITH RESPECT TO AFFORDABLE HOUSING AU -ISSUE n OBJECTIVE CURRENT COfDT1ONS COMMENTS (SUCCESSES AND SHORTCOMINGS I PoflcyHSG U Affordable Housing Density Bonus The County shall enforce Land Development Code provisions relating to the A1temalMl Density OptIon (ADO) to encourage dewlopment of affordable housing opportunities that includes provisions for: Allo\'o1ng dewlopment up to 7 dwelling units per net buildable acre under both conventional and planned unk dewlopment zoning classiFICation; providing a density bonus on a sliding scale based on the percentage of units priced for low and very low income households provided on the dewlopment ske; anowing reduoed lot sizes and open space requiremenls, duplex, zero..fot fine and triplex structures and cluster dewlopments; ,,"'ndllrds \0 ensure the in\egl1ltion of conwntional and lower Income units to prevent the undue concentration of lower income units IMthln the dewlopment ske. Objective HSG 4 - Public Private Partnership The County shall continue to develop joint partnerships IMth the private sector through federal and state housing subsidy programs and other local initialMls. And Policy HSG 4.1 Affordable Housing Trust Fund The County shall continue to maintain its federaVstate-funded Affordable Housing Trust Fund to purchase and "wile down" the cost of land, impact fees, supporting infrastructure, and other supplement housing delivery costs as a means of encouraging forl'rofit and nonprofit dewlopers to build and otherwise provide housing for very low and low income households. As of 2002 there were only 27,987 acres of active farmland. Estimated 2005 acreage shows 22,446 of farmland cunenUy, wkh 8 continuing decrease in aclM! farmland projected, especially within the urban service area. With increasing urbanization, there is essentially no housing, subsicized or otherwise, being developed speciflC8l1y for farm wor1ter households. Suc:c:ess: None Shortcoming: Dewlopers have not made use of this option. The option can be applied to a planned development but has not proven attraclM!, as density in a planned development Is typically negotiated as a part of the development approwl prooess. Forslraightzoning approvals, the zoning district that enables the density bonus option is called "Affordable Housing". A rezoning to this classification is fikely to arouse pubic opposition that would work against a development approwl. In ad<ition, as noted above, density alone is not a suflicient incenlMl to encourage a developer to undertake construction of affordable housing, nor is a density increase a guarantee of affordabilky. SUccess: The County uses the Orange County Housing Rnance Authority to provide bond-finanoed mortgages for homebuyers (down payment assistance offered through local mortgage companies) and financing for affordable multHamily projects. Funds wel9 also provided to Florida Community Partners (a local regional nonprofit affordable housing lender) to prollide low interest loans for multHamily housing development in Seminole County. Shorll:omlng: The funds can only be used for very low and low income households as defined by federal and state law. With the increase in housing COSls in Seminole County, an addtional approach is needed to assist with moderate income ('\wrkforce housinlf) needs. Proposed I1!visions to the land dewlopment code are under discussion. This policy should be considel1!d for amendment The County needs to examine dernatiw methods of creating opportunities to enable moderate income households. such as teachers, fire fighters, sales clerks, etc. to live within the County near their jobs, rather than contribute to roal1Mly congestion by commuting from affordable housing oulside of the Cou nty. Seminole County EAR 2006 Page 73 of 190 EVALUA TION OF PLAN OBJECTIVES WITH RESPECT TO AFFORDABLE HOUSING (MAJOR ISSUE 7J OBJECTIVE CURRENT CONDITIONS COMMENTS (SUCCESSES AND SHORTCOMINGS I Success: The County continues with this effort. OBJECTIVE HSG 9 HOUSING PROGRAM IMPLEMENTATION The County, in conjunction with its partners, will take a proactive role in formulating a n effective affordable housing program. f{Eji'EMJ;~'t~N$R<t OBJECTIVE TRA 5 LAND USE AND DESIGN COORDINATION The County shall establish and enforce land use, design and transportation policies, standards and regulations in development corridors and mixed-use centers that coordinate the transportation system adjacent land uses as shown in the Future Land Use map exhiM and that discourage urban sprawl by enabling higher density development through implementation of the following policies. And Policy TRA 5.2 Promote Mixed Use Centers To reduce trip lengths, reduce the demand for automobile travel and discourage urban sprawl, the County shall adolX and enforce land use policies, standards and regulations that increase the County's share of the urban area's retail and employment activities. promote high intendy mixed use developments wIllch Include requirements tor multi-famlly housing including affordable housing and provide convenient shopping adjacent to residential neighborhoods. OBJECTIVE TRA 8 LAND AND DESIGN COORDINATION The County shall establish and enforce land use, design and transportation policies, standards and regulations within neighborhoods that coordinate the tra nsportation system with the residential and residential-supportive land uses shown on the Future Land Use map exhibit and that promote the mixing of uses on a neighborhood scale. And Policy TRA '.5 Transportation/Affordable Housing Coordination The County shall continue to establish policies, standards and regulations that Shortcoming: The funds can only be ue.ed for very low and low inoome households. With the increase in housing costs in Seminole County, an additional approach is needed to assist with moderate income ("'M)rkforce housing") needs. Success: has coordinated development approvals with the capacity of the transportation system and does not presenUy experience a transportation concurrency problem. In add~ion, the County has programmed roadway improvements for those corridors wIlere the Future Land Use Plan Map shows higher density and intens~y land use, and has approved high density developments with access to those roadways and in proxim~y to employment Shortcoming: The County has not taken advantage of the Mixed Use land use designation provided by the Future Land Use Element but has relied on the more specialized High Intenstty Planned Development (HIP) land use to meet these needs. The resuft has been the loss of lands best su~ed to high paying Target Industries wilen affordable housing was approved for those sMs. USE Success: The County has coordinated development approvals with the capacity of the transportation system and does not presenUy experience a transportation concurrency problem. In add~ion, the County has programmed roadway improvements for those corridors wIlere the Future Land Use Plan Map shows higher density and Intens~y land use, and has approved high density developments with access to those roadways and in proxlm~y to employment Shortcoming: The County has not taken advantage of the Mixed Use land use desinnation nrovided bv the The County needs to examine akernative methods of creating opportunities to enable moderate income households. such as teaohers. fire fighters, ....1.... clerks, etc. to live within the County near their jobs. rather than contribute to roadway congestion by commuting from affordable housing outside of the County. 'tF;~~~il~}~t~Wk}I""i,~t;;~~~ili;:'1,;}.~:?~fi\~~%i& As noted in the Major Issue discussion for Protection of designated High Intens~y Planned Development - Target Industries (HIP-Tll, the County needs to consider county-initiated amendmenll; of the future land use plan map to identify Mixed Use areas wIlere affordable housing needs in proximity to jobs and transportation can be met, without the loss of lands needed for higher paying jobs that can assist residents to afford housing. As noted in the Major Issue disoussion for Protection of designated High Intenstty Planned Development - Target Industries (HIP- TI), the County needs to consider county-initiated amendmenll; of the tuture land use plan map to identify Mixed Use areas where affordable hOUSing needs in proxlm~y to jobs and transportation can be met, without the loss of lands needed for higher paying jobs that can assist residents to afford housing. Seminole County EAR 2006 Page 74 of 190 promote affordable housing in close proxim~y to employment opportun~ies and trans~ servlces. OBJECTIVE COMMENTS PROPOSED CHANGES In accordance with section 163.3191 (2)(1), Florida statutes, this portion of the EAR will identify any actions or corrective measures, including whether plan amendments are anticipated to address the Major Issues analyzed in the EAR. The following actions, studies and potential amendments are anticipated. · In accordance with direction provided at a briefing session with the Seminole County Board of County Commissioners on June 13, 2006, stake holders (including representatives of cities, funding agencies, developers and nonprofits) will be invited to discuss potential solutions to the attainablelworkforce housing challenges facing the County. · Based on input from stakeholders and the Board of County Commissioners, the County will consider a potential County-initiated Future Land Use Plan Map amendment designating those portions of HIP lands that are predominantly developing In a residential or residential/commercial mix as "Mixed Development" land use. That area along north State Road 46 may be more appropriately classified as "Mixed Use" because it is less viable for Target Industries and has attracted free-standing residential development. · The County will also consider amending portions of land within the US 17-92 corridor, consistent with the updated redevelopment plan, to 'Mixed Development" from the existing Commercial land use designations and will also consider in all Mixed Development areas the adoption of an Attainable Housing overlay district that includes an Incentive program to provide allow additional square feet of nonresidential use, including,( increased maximum height where appropriate) and additional residential units, ,as incentives for the Inclusion of affordablelWorkforce/attainable housing units in the development proposal. lhe use of a Housing Trust Fund to receive 'in lieu' payments should also be considered, in order to enable the County to provide low-interest loans to households within defined 'workforce' Income range and enable those households to locate where they desire within the County. · The County should identify the HIP designation primarily for lands that will be intended primarily for major employment uses. Maximum residential unit counts for each HIP designation (other than HIP- TI) should be identified and the County should consider requiring that a percentage of any free-standing residential development on land with the HIP designation should be reserved for moderate and low income households. Descriptions of HIP land use designations should be revised to describe the land use as a multiple use category, rather than a mixed development category. · The County will amend the HIP- TIland use designation to indicate that any residential uses in HIP- TI areas need to complement Target Industries and not function as the major land use of the HIP-TI area. To support Target Industries, the County will consider amending objectives and policies that identify allowable uses in the HIP- Tllands in a manner that indicates that residential uses are ancillary to Target Industries. · The County should develop "Target Industry" and the -Mixed Development" zoning classifications called for in Policy FLU 5.16 that will provide design standards unique to these districts, rather than relying on the existing Planned Commercial Development zoning classifICation. "Mixed Development" zoning classifications should include a sliding scale of incentives to increase nonresidential square footage and building height, based on the number of affordablelworkforce/attainable housing units included in the development. Seminole County EAR 2006 Page 75 of 190 · Provisions of the County's land Development Code (lDC) are currently under review for clarification and revision. One potential revision is the replacement of the existing zoning district created to encourage (and entilled) Affordable Housing. The replacement would allow a range of lot sizes and types of housing, with a requirement that the lot sizes and housing types on the periphery of a property so zoned would be compatible with adjacent existing development or zoning. This and other LDC amendments, such as an Inclusionary Housing Ordinance to encourage workforce housing, should be considered. · Should progress in creating attainable housing not be achieved within a three year time period, the County should consider conducting a nexus study to determine the linkage between various development types and the need for workforce and attainable housing. The County should conduct an analysis using an appropriate model, such as the Fiscal Impact Analysis Model (FlAM) to determine the average number of minimum wage jobs and jobs paying less than the County median income to be generated by commercial and service businesses in excess of the square footage typically permitted as a maximum in the Restricted Neighborhood Commercial (CN) and Convenience Commercial (CS) zoning districts. The average number of such jobs per square foot can be used to determine the demand for workforce and affordable housing units generated by these land uses. The County will consider amendments to its Housing Element, Capital Improvements Element, Future land Use Element and LDC to establish a process that requires large scale commercial and service development approvals to either provide, or cause to be provided, that number of affordable housing units as a part of the development approval. In lieu of providing actual dwelling units, the project approval would be contingent upon an 'in-lieu or payment for that number of affordable housing units into a new Vlbrkforce/Affordable Housing Trust Fund that would be available to aSsist County households earning up to 20% more than the County's median income, as adjusted annually. Assistance would be provided in the form of 2% loan for up to 50% of the cost of a home valued at 20% above the yearly average cost of such homes in Seminole County. · Depending upOn guidance provided by the Board of Commissioners of Seminole County, amendments to address attainablelworkforce housing needs may be considered prior to the round of amendments addressing EAR concerns. Here is a sample of proposed comprehensive plan text amendments. Policy FLU 5.2 The County shall encourage properties designated as Commercial on the County's Exhibit FLU: Future Land Use Map to be developed as mixed residentiaVcommercial planned developments and shall comolete a studv bv 2008 to identify those corridors within the County that should be desionated as Mixed Develooment land use. The following residential uses shall be permitted within the Commercial and Mixed Develooment land use designation as an incentive to maintain short travel distances between commercial and residential areas: 1. Attached multifamily units such as condominiums, lreestandino apartments Q! aoartments vertically inteorated into a buildina containino an office or commercial use on the oround floor or floors. and townhouses; and 2. Above store or office flats. B. The County shall encourage mixed use developments to discourage urban sprawl, maintain short travel distances between commercial and residential areas and provide transitional uses between low density residential and nonresidential uses. The County shall provide an incentive to encouraae the Inclusion of affordable and wor1d'orce housina within a mixed use Planned deyeloDment throuah an incentive olOOram that identifies. on a slidino scale based on the number of affordable housino units to be provided. an additional number of SQuare feet of nonresidential uses in a manner comoatible with surroundina land uses and nelahborhoods. Seminole County EAR 2006 Page 76 of 190 Policy HSG 1.5 NiQher Intensity Planned ItIIP) DewlOllRMnt Affordable and Workforce Houslna OPPOrtunities The County ShaD GeAtiRue ta provide incentives for building a variety of affordable and workforce housing types at aooroDriate densities on lands with Low Densitv. Medium Density. Hiah Densitv. Planned Develooment. Commercial and Mixed Use land use desianations. and on lands with HIP land use desianations other than HIP- TIlf.u'oYgllll:1e use of WIP diAic:ts. One incentive shall be to enable a mixed use development to obtain approval for a areater number of SQuare feet of nonresidential use in direct proportion to the number of affordable housina units included within the mixed use development. Seminole County EAR 2006 Page 77 of 190 I" City of Winter Springs Residential Unit Data, August 1, 2006 (provided by Eloise Sahlstrom) " PennIDed II 07-cn.~ In RevIew TZ Developments Single F-aIy .........1IIlIIy TQTAL SF MF P..... BuIlt P.-mld 8ulIt BuIlt APARTMENTS 87 Avery Park Garage Apts I 12 12 72 Courtnev Sorinas Aots !Tusk 15 Parcel1-Cl 252 252 92 Doug's Unit 1 (Cory In) 4-plex (aots) 56 56 92 Fairfax 4-olex Aoartments (No Orlandol 20 20 92 No Orlando (No Edgemon 2-0Iex) 2 2 91 Garden Club Aoartments (4-olexl 40 40 95 Park at laurel Oaks Apts (SR 434) 553 553 95 Golfoointe Aoartments 42 0 42 94 No Orlando Ranches See 11 (Edgemon 4-olex aots) 8 8 92 Lori Ann Acres (apts) 64 64 90 Mosswood Aoartment VillaQe 131 131 90 Moss Glen Townhomes (apts) 10 10 95 Seville on the Green Aoartments 170 170 92 The Highlands Section 6 (Perth Ct 2-plex) 48 48 I 0 0 1408 1368 1368 0 42 CONDOS 94 IBavtree 4, 8, 9, & 10 Condominiums 120 120 94 IBavtree Village Condominiums 62 62 71 Intetehanae Di8trtclt . 71 ICI Condos/Office (SR 434) (Vacant MU) 92 Indian Ridae 1 & 2 Condominiums I 84 84 90 Moss Cove/Pinewood Terrace (Kristi Ann) 32 32 92 Moss Place Quads (Rhoden In condosl 20 20 92 Saratoga Condominiums (SR 434) 84 95 Sheoah Sec. 1 Condominiums 45 45 94 Sheoah Section 2 Condominiums 22 22 94 Sheoah Section 3 Condominiums 28 28 86 Town Center Bldg 17 (JDC Ph Il condos 26 0 26 86 Town Center Bldg 4 (JOC Ph Il condos 15 0 15 86 Town Center (JOC Ph IIAl condos 292 0 292 86 Town Center (JDC Ph liB) condos 84 Tuscanv Place (condominiumsl 156 102 54 86 Villa Grande (condominiums) 152 0 0 902 515 515 0 823 TOWNHOMES 86 Artesian Park (Lincoln Park) (townhomesl 103 71 Barclay Reserve Townhomes I 88 88 82 Braewick Townhomes at Tuscawilla I 47 47 84 Casa Park Villas Ph 1 & 2 Townhomes 324 324 94 Cypress Club Townhomes 75 75 94 Cypress Village Townhomes 21 21 92 Excelsior Place 95 Golfside Villas Townhomes 20 20 95 Harbor Winds (townhomes) (SR 4341 62 0 62. 87 Heritage Park Townhomes (SR 434) 158 158 94 Highland Patio Homes (Glasaow Ct.l 20 20 95 Highlands Glen 29 29 86 Jesup's landing (townhomes) 185 0 185 87 Jesup's Reserve (townhomes) 161 0 161 90 KAI Reserve 86 landings at Parkstone Ctownhomesl 104 0 104 86 lk Jesuo Shores (town homes) leerdam (Vacant TC) 80 90 Mt. Greenwood Unit 2 Townhomes I 76 76 90 Mt. Greenwood Unit 4 Townhomes I 97 97 82 Oviedo MarketPlace (Vacant MU) town homes 84 Schrimsher I 71 Shull I 85 Sonesta Pt (townhomes) Engle (Vacant TC) 92 The Hiahlands Section 6 Replat 32 32 90 The Seasons Townhomes 141 141 95 Wildwood attached units 170 170 95 Winter Place (Ditmer) 83 Woodstream & ReDlat 8 8 0 0 1818 1306 1306 0 695 MOBilE & MANUFACTRO HOMES 90 Hacienda Village Mobile Homes 437 414 23 87 Tuscawilla Trails (Sem. Pines) Mobile 146 144 2 87 Tuscawilla Trails Ph II Mobile Homes 32 25 7 615 583 0 0 583 32 0 Pennltetd b 07-01.2006 In Review TZ o.".lopmenta Single .F!IIIIIIr MuItJoFIIIlIy TOTAL SF Mf" Permtd IIuIlt Permtd IIuIlt IIuIlt SINGLE FAMilY HOMES 90 Alton Creek 3 3 83 Arrowhead Unit 1 (lots 1-12) 12 12 82 Arrowhead Unit 1 (lots 13-19) 7 7 83 Arrowhead Unit 2 28 28 90 Atcher's Place 2 1 1 87 Averv Park (see also apts) 88 88 90 Bahama Ranches 3 3 71 Barrinaton Estates 110 110 72 Bear Creek Estates 67 67 82 Bentley Club 41 41 82 Bentley Green 25 25 72 Carrington Woods Unit 1 & 2 76 76 71 Carroll 86 L:entral Winds 82 Chelsea Parc at Tuscawilla 58 58 74 Chestnut Estates Ph I & II (Tus 14C) 51 51 82 Chestnut Ridae 52 52 83 Country Club Villaae 1, 2 & 3 244 243 1 72 Creeks Run 82 82 82 Davenport Glen 70 70 92 Deersong 152 152 88 Dunmar Estates (inc Moseley) 31 25 6 72 Eagles Watch Ph 1& 2 110 110 82 Fairway Oaks 71 71 82 Fox Glen at Chelsea Pare 102 102 91 Foxmoor East 34 33 1 91 Foxmoor Unit 1 86 83 3 91 Foxmoor Unit 2 104 103 1 91 Foxmoor Unit 3 87 87 84 Georaetown Units 1, 2 & 3 229 228 1 - 82 Glen Eaale Units 1, 2, 3 & 4 257 257 87 Grand Reserve 16 16 82 Greenbriar Ph 1 & 2 198 198 95 GreensDointe 116 110 6 71 Dst- eanero 1 1 94 Hiahland lakes Ph 1 & 2 41 41 94 Hiahland Villaae One (Eaale Glen) 62 62 94 Highland Village Two 74 74 72 Howell Creek Reserve Ph 1, 2 & 3 153 153 89 Morie Subdivision 3 3 90 Moss Rd Ranches 4 4 90 Mt. Greenwood Units 1, 3 & 5 246 246 91 N.O. Terrance Section 1 64 64 91 N.O. Terrance Section 2 41 41 91 N.O. Terrance Section 3 75 75 91 N.O. Terrance Section 4 72 72 91 N.O. Terrance Section 5 45 45 91 N.O. Terrance Section 6 48 48 91 N.O. Terrance Section 8 64 64 91 N.O. Terrance Section 9 58 58 92 North Orlando 75 75 92 North Orlando 1st Addition 93 93 91 North Orlando 2nd Addition 168 168 92 North Orlando Townsite 4th Addition 229 229 92 North Orlando 5th Addition 34 34 92 North Orlando 8th Addition 17 17 89 North Orlando Ranches Sec. 1 18 17 1 90 North Orlando Ranches Sec. 1 40 34 6 91 North Orlando Ranches Sec. 1 4 4 87 North Orlando Ranches Sec. 10 112 112 89 North Orlando Ranches Sec. 1A 39 32 7 89 North Orlando Ranches Sec. 1 B 26 25 1 90 North Orlando Ranches Sec. 2 54 51 3 90 North Orlando Ranches Sec.2A 197 191 6 91 North Orlando Ranches Sec. 3 33 28 5 90 North Orlando Ranches Sec. 4 12 11 1 90 North Orlando Ranches Sec. 5 24 19 5 ... MuJIIOf. In Review TZ Developments JOT~ SF MF PenlIId ... ....... 8uIlt 8ullt SINGLE FAMILY HOMES, Continued 89 North Orlando Ranches Sec. 6 40 38 2 89 North Orlando Ranches Sec. 7 46 44 2 90 North Orlando Ranches Sec. 8 72 72 87 North Orlando Ranches Sec. 9 111 111 88 Oak Forest Unit 1 116 113 3 88 Oak Forest Unit 2, 2A & 28 163 163 88 Oak Forest Unit 3 114 114 88 Oak Forest Unit 4 76 76 87 Oak Forest Unit 5 lots 468 to 561) 94 94 87 Oak Forest Unit 6 lots 562 to 715) 155 155 87 Oak Forest Unit 7 716 to 808) 93 93 87 Oak Forest Unit 8 lots 809 to 940) 132 132 91 Oakhill Estates 4 4 86 Parkstone 395 395 84 Plante 71 Rook 1 '. 1 85 SI. Johns Landing 31 31 90 Seibert Manor 1 1 88 Seville Chase 110 109 1 71 Shull 1 1, 87 Stone Gable 50 50 89 Susan Woods 3 3 88 Tali's Crossing (Renshaw) 4 0 4 94 The Hiahlands Section 1 119 117 2 94 The Highlands Section 2 26 26 94 The Hiahlands Section 4 90 90 95 The Highlands Section 5 41 41 94 The Highlands Section 7 & 8 58 58 94 The Oaks 27 27 84 The Reserve @Tuseawilla Ph 1, 1A & 89 88 1 86 Town Ctr B1umbera-141 OorenDr. 1 1 86 Town CtrCharl.11360ran0AAv 1 1 86 Town Ctr Estes TU8 4 .. 86 Town Ctr Eateves-1112 0ran0A Av 1 t 86 own Ctr MeIer- 1184 0rBrlGIa' A"l 1 1 . > 86 Town Ctr~.1_ OI'IIIlaAA.. . 86 own Ctr R()b8rts.l120OI'arlC:I8 A.. 1 1 86 Town 150,T\l8kIlWIIIa' 1 1 . '., " 87 Town CtrAnnl".; 1281 NIdu,...Wa 1 '1 83 Tusea Oaks 136 136 84 Tuseawilla Parcel 90 (Arbor Glen) 15 15 83 Tuseawilla Parcel 90 (Arbor Glen) 23 23 88 Tuseawilla Trail 3 3 88 Tuseawilla Unit 5 7 7 83 Tuseawilla Unit 6 89 89 83 Tuseawilla Unit 7 (lots 1-3) 3 3 82 Tucscawilla Unit 7 (lots 4-79) 76 76 84 Tuseawilla Unit 8 78 78 84 Tuseawilla Unit 9, 9A & 98 164 164 72 Tuseawilla Unit 11 32 32 72 Tuseawilla Unit 11A 34 34 72 Tuseawilla Unit 118 34 34 82 Tucawilla Unit 12 & 12 A 92 91 1 82 Tuseawilla Unit 13 37 37 72 Tuseawilla Unit 14A 140 140 72 Tuseawilla Unit 148 80 80 74 Tuseawilla Unit 148 73 73 86 Tuskawilla Trace 24 24 90 Vanderoraff Estates 3 3 91 Walden Terrace 63 63 71 Weaver 84 Wedaewood Tennis Villas 233 233 83 Wedgewood Units 1, 2 & 3 128 128 83 Wicklow Greens 48 48 95 Wildwood 122 122 87 Windina Hollow 392 392 83 Winter Springs Unit 2 (lots 29-94) 66 66 83 Winter Sprinas Unit 3 (lots 95-204) 130 130 83 Winter Springs Unit 4 (lots 225-603) 379 379 83 Wood stream & ReDlat 20 19 1 8135 1783 0 0 9783 72 0 10450 10346 4128 3187 13533 104 1360 City of Winter Springs Reside ntial U nit Types Built as of August 1,2006 . Apts- 100/0 . Condos- 4% o Townhms- 100/0 o ~bile/Mnftd- 4 % . Single Fam ily- 72% City of Winter Springs Residential Unit Types Built or in Review as of August 1, 2006 . Apts- 90/0 . Condos- 7% o Townhms- 170/0 o ~bile/Mnftd- 4% . Single Family- 63% City of Winter Springs Reside ntial U nit Types BUILT as of August 1,2006 (In the Town Center ONLY) ~< 'Oi\ , ~.. . Apts- 11~,fo . Condos- 00/0 o Townhms- 00/0 o IVobile/Mnftd- 00/0 . Single Family- 890/0 City of Winter Springs Reside ntial U nit Types Built or in Review as of August 1, 2006 (In the Town Center ONLY) . Apts- 10/0 . Condos- 430/0 o Townhms- 470/0 o MobilelMnftd- 00/0 . Single Family- 90/0 City of Winter Springs Residential Unit Types BUILT as of August 1, 2006 (Not Including the Town Center) . Apts-10% . Condos- 4% o Townhms- 10% o ~bile/Mnftd- 40/0 . Single Fam ily- 72% City of Winter Springs Residential Unit Types Built or in Review as of August 1, 2006 (Not Including the Town Center) -j " . Apts- 10% . Condos- 5% o Townhms- 11 % o ~bile/Mnftd- 40/0 . Single Fam ily- 70%