HomeMy WebLinkAbout2012 04 23 Public Hearing 503 Ordinance 2012-05 Comprehensive Plan Amendment
COMMISSION AGENDA
Informational
Consent
ITEM503
Public Hearings
X
Regular
April 23, 2012KSRS
Regular MeetingCity ManagerDepartment
REQUEST:
The Community Development Department – Planning Division requests that the City
Commission hold a Public Hearing for the Second Reading and adoption of Ordinance 2012-
05, amending the Comprehensive Plan related to both the Town Center and Greeneway
Interchange District (GID) along with associated amendments to Policy 1.1.1: Land Use
Categories.
SYNOPSIS:
Several amendments to the Comprehensive Plan related to the Town Center are needed in
order to support the proposed update of the Town Center District Code. Amendments to the
Comprehensive Plan related to the Greeneway Interchange District (GID) are proposed in
order to incentivize compact, vertical mixed use development and to provide minor cleanup
language within said district. Amendments to Policy 1.1.1: Land Use Categories
establishes minimum density/intensity thresholds for each existing land use category within
the City. Transmittal of Ordinance 2012-05 resulted in comments from the following state
agencies:
Department of Education
Department of Environmental Protection
Department of Transportation, District Five
St. Johns River Water Management District
Only the Department of Transportation, District Five, made a suggested
comment/recommendation which has been satisfied through the Commission's adoption of
Ordinance 2012-06 (City of Winter Springs Town Center District Code).
Public Hearings 503 PAGE 1 OF 4 - April 23, 2012
CONSIDERATIONS:
As provided by law, the twice-per year limitation on large-scale plan amendments was
repealed per HB 7207. This provides Winter Springs flexibility in the processing of
amendments and thereby reducing the time needed to obtain approvals.
APPLICABLE LAW, PUBLIC POLICY, AND EVENTS
Florida Statute 163.3174 (4): The Local Planning Agency shall have the general
responsibility for the conduct of the comprehensive planning program. Specifically, the
Local Planning Agency shall:
(a) Be the agency responsible for the preparation of the comprehensive plan or plan
amendment and shall make recommendations to the governing body regarding the adoption
or amendment of such plan…
(b) Monitor and oversee the effectiveness and status of the comprehensive plan and
recommend to the governing body such changes in the comprehensive plan as may from
time to time be required…
Florida Statute 163.3177: Required and optional elements of the comprehensive plan;
studies and surveys.
Florida Statute 163.3184(3) Expedited State Review Amendment Process.
Florida Statute 163.3187 Amendment of adopted comprehensive plan.
Florida Statute 166.041 Procedures for adoption of ordinances and resolutions.
Winter Springs Charter Section 4.15 Ordinances in General.
Winter Springs Article III. Comprehensive Plan Amendments
Section 15-30. Authority, purpose and intent;
Sec. 15-35. Review procedure.
Section 15-36. Review criteria;
BACKGROUND DATA
On March 2, 2012, the Community Development Department – Planning
Division transmitted Ordinance 2012-05 Large Scale Plan Amendment package to the
Winter
Department of Economic Opportunity. Staff received State review comments for
Springs 12-1ESR
on March 30, 2012 which resulted in comments from the following state
agencies:
Florida Department of Economic Opportunity
Department of Education
Department of Environmental Protection
Department of Transportation, District Five
St. Johns River Water Management District
Only the Florida Department of Transportation (FDOT), District Five made a suggested
comment/recommendation which has since been satisfied through the Commission's
adoption of Ordinance 2012-06 (City of Winter Springs Town Center District Code). The
other four (4) responding agencies identified no comments on the proposed amendment
package.
FDOT-5 RECOMMENDATIONS
FDOT has the following recommendations for this amendment:
FDOT does not support the adoption of maximum intensity/density limits within a
document exempt from state review, such as the Town Center District Code. FDOT
recommends that maximum intensity/density limits be documented for the Town Center
future land use category in the Comprehensive Plan.
Public Hearings 503 PAGE 2 OF 4 - April 23, 2012
In the event that the intensity/density limits are increased, then a transportation impact study
should be submitted that identifies the potential State roadway impacts of the amendment in
detail under the maximum development scenario. If this study indicates a need for State
roadway improvements, the City should identify the improvements and coordinate them
with the Future Transportation Map, the Capital Improvements Element, and the Long-
Range Transportation Plan. Near-term projects added to the five year schedule of capital
improvements in the Capital Improvements Element should be identified as 'funded'
or 'unfunded' and should be prioritized in accordance with 163.3177(3)(a), F.S. Potential
improvements include capacity improvements on affected roads, capacity improvements on
parallel roads, investments in alternative transportation modes, Smart Growth initiatives,
Transportation Demand Management strategies, revised Level of Service standards, and/or
other solutions as may be identified by the City.
CITY OF WINTER SPRINGS RESPONSE
To ensure consistency with State Statutes, and promote good planning for land use
compatibility and infrastructure, the City of Winter Springs adopted Ordinance 2012-06
(City of Winter Springs Town Center District Code) on March 12, 2012. City Commission
made no changes to the draft code that was submitted with said Transmittal Package dated
March 2, 2012. The adopted code provides the required standards to control density and
intensity within the Town Center District Future Land Use designation. Furthermore, the
code includes guidelines for the percentage distribution among the mix of uses, and other
standards to guide the mix of uses within the Town Center.
In accordance with Objective 1.6, Future Land Use Element, the City presently ensures that
population density, housing types, employment patterns, and land uses are consistent with
the transportation modes and services proposed to serve the City. In support of establishing
a city-wide Transportation Concurrency Exception Area (TCEA), the City has adopted
mobility strategies to enhance transportation options and to enable a reduction of vehicle
miles traveled. Likewise, Objective 1.7, Capital Improvements Element, requires that the
City continue to operate a Concurrency Management System for the review of all proposed
developments within the City. No development permit order which contains a specific plan
of development, including densities and intensities of development, may be issued unless
adequate public facilities are available to serve the proposed development as determined by
the concurrency evaluation.
Large Scale Plan Amendment Overview
The proposed amendment includes changes to the Future Land Use, Transportation and
Housing Elements. A summary of the plan amendment’s content and effect along with
proof copies of advertisement are attached to this agenda item.
FISCAL IMPACT:
The amendment is not expected to have any negative fiscal impact. To the contrary, staff
feels that these revisions will lay the groundwork in the Town Center and GID areas to
facilitate additional context sensitive mixed-use and target industry uses along with
appropriate ancillary uses that could represent a significant positive impact to both the
residential and non-residential tax base of the City.
COMMUNICATION EFFORTS:
This Agenda Item has been electronically forwarded to the Mayor and City Commission,
City Manager, City Attorney/Staff, and is available on the City’s Website, LaserFiche, and
Public Hearings 503 PAGE 3 OF 4 - April 23, 2012
the City’s Server. Additionally, portions of this Agenda Item are typed verbatim on the
respective Meeting Agenda which has also been electronically forwarded to the individuals
noted above, and which is also available on the City’s Website, LaserFiche, and the City’s
Server; has been sent to applicable City Staff, Media/Press Representatives who have
requested Agendas/Agenda Item information, Homeowner’s Associations/Representatives
on file with the City, and all individuals who have requested such information. This
information has also been posted outside City Hall, posted inside City Hall with additional
copies available for the General Public, and posted at five (5) different locations around the
City. Furthermore, this information is also available to any individual requestors. City Staff
is always willing to discuss this Agenda Item or any Agenda Item with any interested
individuals.
January 22, 2012 - Public Noticing in Orlando Sentinel of LPA Public Hearing
February 1, 2012 - Local Planning Agency/Planning & Zoning Board Public Hearing
February 16, 2012 - Public Noticing in Orlando Sentinel of Public Hearing-Transmittal
February 27, 2012- First Reading of Ordinance 2012-05 -Transmittal Public Hearing
April 12, 2012 - Public Noticing in Orlando Sentinel of Public Hearing - Adoption
April 23, 2012 - Second Reading of Ordinance 2012-05 - Adoption Public Hearing
RECOMMENDATION:
Staff recommends that the City Commission hold a Public Hearing for Second Reading
and adoption of Ordinance 2012-05. In addition, staff recommends that the Ordinance be
submitted to the Florida Department of Economic Opportunity as required by Florida
Statute 163.3184(3) Expedited State Review Amendment Process.
ATTACHMENTS:
A.
Noticing in Orlando Sentinel on April 12, 2012
B.
Draft Ordinance 2012-05
C.
Winter Springs Amendment No. 12-1ESR Review Comments
D.
Large Scale Plan Amendment (Strikethrough/Underline)
Public Hearings 503 PAGE 4 OF 4 - April 23, 2012
ORDINANCE NO. 2012-05
AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF
WINTER SPRINGS, SEMINOLE COUNTY, FLORIDA, AMENDING
THE CITY'S COMPREHENSIVE PLAN RELATED TO THE GOALS,
OBJECTIVES AND POLICIES OF THE TOWN CENTER AND
GREENEWAY INTERCHANGE DISTRICT; PROVIDING FOR THE
REPEAL OF PRIOR INCONSISTENT ORDINANCES AND
RESOLUTIONS, SEVERABILITY, INCORPORATION INTO THE
COMPREHENSIVE PLAN, AN EFFECTIVE DATE AND LEGAL
STATUS OF THE PLAN AMENDMENTS.
WHEREAS, section 163.3161 et. seq., Florida Statutes (2011) established the Community
Planning Act, which was formerly known as the Local Government Comprehensive Planning and
Land Development Regulation Act; and
WHEREAS, the Community Planning Act requires each municipality in the State of
Florida to prepare, adopt, and update a Comprehensive Plan; and
WHEREAS, the City Commission previously adopted goals, objectives, and policies in
the City's Comprehensive Plan regarding the development of the Town Center and the Greeneway
Interchange District, and more recently directed that said goals, objectives, and policies be
reviewed and updated; and
WHEREAS, the City's Community Development Department, with the assistance of the
City's Town Center planning consultant Dover Kohl, has performed a comprehensive review of
the Town Center goals, objectives, and policies and have recommended several amendments to the
Comprehensive Plan; and
WHEREAS, the City's Community Development Department has also performed a
comprehensive review of the Greenway Interchange District goals, objectives, and policies and
has recommended several amendments to the Comprehensive Plan in order to help incentive
compact, vertical mixed use development within said district; and
WHEREAS, the City Commission hereby finds that the Town Center and Greeneway
Interchange District are vital to the future economic well -being of the City and the City's tax base;
and
WHEREAS, the Local Planning Agency of the City of Winter Springs held a duly noticed
public hearing on February 1, 2012, in accordance with the procedures in the Community Planning
Act, on the proposed comprehensive plan amendment set forth in this Ordinance and considered
applicable data and analysis and the findings and advice of staff, citizens, and all interested parties
submitting written and oral comments; and
WHEREAS, the Local Planning Agency recommended the City Commission adopt the
comprehensive plan text amendment set forth in this Ordinance; and
City of Winter Springs
Ordinance 2012 -05
Page 1 of 3
WHEREAS, the City Commission hereby finds that this Ordinance is in the best interests
of the public health, safety, and welfare of the citizens of Winter Springs, Florida; and
NOW, THEREFORE, THE CITY COMMISSION OF THE CITY OF WINTER
SPRINGS HEREBY ORDAINS AS FOLLOWS:
Section 1. Recitals. The foregoing recitals are true and correct and are fully incorporated
herein by this reference.
Section 2. Authority. This Ordinance is adopted in compliance with, and pursuant to, the
Community Planning Act, Sections 163.3161 et. seq., Florida Statutes.
Section 3. Purpose and Intent. The purpose and intent of this ordinance is to adopt a
comprehensive plan amendment incorporating the revisions stated herein as part of the City of
Winter Springs Comprehensive Plan.
Section 4. Adoption of Text Amendment. The City Commission of the City of Winter
Springs hereby amends the Future Land Use Element of the Winter Springs Comprehensive Plan
as set forth in EXHIBIT "A," which is attached hereto and fully incorporated herein by this
reference. (underlined type indicates additions and strikeout type indicates deletions, while
asterisks (* * *) indicate a deletion from the Ordinance of text existing in City Comprehensive
Plan, Future Land Use Element. It is intended that the text denoted by the asterisks and set forth
in this Ordinance shall remain unchanged from the language existing prior to adoption of this
Ordinance).
Section 5. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior
inconsistent ordinances and resolutions adopted by the City Commission of the City of Winter
Springs, or parts of ordinances and resolutions in conflict herewith, are hereby repealed to the
extent of the conflict.
Section 6. Severability. If any section, subsection, sentence, clause, phrase, word or
provision of this Ordinance is for any reason held invalid or unconstitutional by any court of
competent jurisdiction, whether for substantive, procedural, or any other reason, such portion shall
be deemed a separate, distinct and independent provision, and such holding shall not affect the
validity of the remaining portions of this Ordinance.
Section 7. Incorporation Into Comprehensive Plan. Upon the effective date of the
Comprehensive Plan amendments adopted by this Ordinance, said amendments shall be
incorporated into the City of Winter Springs Comprehensive Plan and any section or paragraph
number or letter and any heading may be changed or modified as necessary to effectuate the
foregoing. Grammatical, typographical, and like errors may be corrected and additions, alterations,
and omissions, not affecting the construction or meaning of this Ordinance and the City
Comprehensive Plan may be freely made.
Section 8. Effective Date and Legal Status of the Plan Amendment. The effective date of
the Comprehensive Plan Amendment adopted by this Ordinance shall be thirty -one (31) days after
the state land planning agency notifies the City that the plan amendment package is complete
City of Winter Springs
Ordinance 2012 -05
Page 2 of 3
pursuant to section 163.3184 (3)(c), Florida Statutes. If the plan amendment is timely challenged,
the plan amendment shall not become effective until the state land planning agency or the
Administration Commission enters a final order determining the adopted amendment to be in
compliance. No development orders, development permits, or land use dependent on this plan
amendment may be issued or commenced before it has become effective. After and from the
effective date of this plan amendment, the Comprehensive Plan Amendment set forth herein shall
amend the City of Winter Springs Comprehensive Plan and become a part of that plan and the plan
amendment shall have the legal status of the City of Winter Springs Comprehensive Plan, as
amended.
ADOPTED by the City Commission of the City of Winter Spring:',, Florida, in a regular
meeting assembled on the 23rd day of April, 2012.
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APPROVE 1 AS TO LEGAL FORM AND SUFFICIENCY
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ANTHONY A. GARGANESE
City Attorney
Transmittal Hearing: February 27, 2012
Adoption Hearing: April 23, 2012
Effective Date: See Section 8.
City of Winter Springs
Ordinance 2012 -05
Page 3 of 3
Exhibit "A" to Ordinance 2012 -05
Page 1 of 19
FUTURE LAND USE ELEMENT
A. GOALS, OBJECTIVES AND POLICIES
Policy 1.1.1: Land Use Categories. Identify appropriate locations for the following land
use categories:
Land Use Categories Maximum Density/Intensity
Rural Residential 1.0 dwelling unit / gross acre
Low Density Residential 1.1 - 3.5 dwelling unit / gross acre
Medium Density Residential 3.6 - 9.0 dwelling units / gross acre
High Density Residential 9.1 - 21.0 dwelling units / gross acre
Commercial 0.5 floor area ratio
Mixed Use Up to 12.0 dwelling units per gross acre or
1.0 floor area ratio
Town Center District 36.0 dwelling units per gross acre or 1.0
floor area ratio Subject to the Town Center
District Code
Greeneway Interchange District Up to 21.0 dwelling units per gross acre or
1.0 floor area ratio
(The 1.0 FAR can be exceeded through the use of development
bonuses, but the total FAR shall not exceed 2.0.)
Industrial 0.5 floor area ratio
Public /Semi - Public 0.5 floor area ratio
Recreation and Open Space 0.25 floor area ratio
Conservation Development not Permitted
Conservation Overlay Not Applicable
Exhibit "A" to Ordinance 2012 -05
Page 2 of 19
* **
Policy 2.2.4: Mixed Uses. Permit a variety of mixed uses consistent, compatible, and in
harmony with the Town Center Goal and the Town Center District Code, including single
family residential, multiple family residential, commercial retail and services, public
services and buildings, parks, and schools, through the enactment of creative and flexible
land development regulations.
* **
Policy 2.2.6: Residential Density. Support the desired commercial activity and urban
character desired for the Town Center by encouraging high density residential
development consistent with the Town Center Goal and Town Center District Code carte
thirty six (36) units per gross acre and encourage by seeking a minimum average
residential density of seven (7) units per acre, unless the type of unit would warrant a
lesser density while still meeting the intent of the Town Center District Code.
Policy 2.2.8: Intensity and Building Height. Encourage higher intensity development in
the Town Center subject to the Town Center District Code which does not exceed a floor
1 - . .
Policy 2.2.9: Mix of Uses Defined. The city shall cr ate a minimum mix of land uses in
the Town Center as follows:
Re — 30oi to 60 )
Commercial Office — 10% to 30%
Residential — 30% to 60%
* **
Policy 2.3.2: Studies. Conduct periodic economic development studies, as development
activity, trends or patterns warrant, of the Town Center that are designed to compile
relevant economic data and analysis that will: (1) educate and inform the City about
trends affecting the economic performance of the Town Center; (2) assist the City in
developing and implementing economic development strategies for the Town Center; and
(3) serve as a significant factor in making development and other decisions related to the
Town Center.
Policy 2.3.3 Optimization of Tax Base. Ensurc compatible land uses and development
Exhibit "A" to Ordinance 2012 -05
Page 3 of 19
and economic well being, while complementing and protecting established surrounding
neighborhoods.
2.3.43 Fiscal Impacts of Development. Ensure that City policies, regulations, and
decision making processes not only consider Town Center design planning impacts, but
also consider whether proposed new development will have a positive and acceptable
economic and fiscal impact on the City. In furtherance of this policy, the City
Commission may shall require (unless otherwise exempted by land development
regulation), as a condition of considering the approval or denial of a development project,
that developers provide a written economic and fiscal impact report, prepared by a duly
qualified expert, that details the associated economic and fiscal impacts of any proposed
new development project on the City and the School District. Although the City
recognizes that some projects will have a regional economic and fiscal impact as well,
said report shall predominantly address the economic and fiscal impacts on the Town
Center and the city of Winter Springs as its own economic system. The economic impact
analysis portion of the report shall address the impacts of the proposed project on jobs,
economic output, and wages. The fiscal impact analysis portion shall pertain to the net
fiscal impact of the project over a period of years which is the sum of those revenues
(such as ad valorem taxes, public service taxes, sales taxes, and charges for service)
directly received by the City minus the sum of expenditures incurred by the City (such as
general government expenses, law enforcement, roads, and parks and recreation).
Policy 2.334 Compatibility and Optimization of Tax Base. For purposes of determining
whether a project has a positive and acceptable economic and fiscal impact on the City
pursuant to Policy 2.3.3, the developer shall be required to demonstrate through its
written economic and fiscal impact report that the project is in compliance with the
following objective criteria:
(1) The proposed project and associated land use is not only a permitted use within
the applicable zoning transect, but is also compatible under existing conditions (existing,
permitted, or master - planned development) at the proposed location with other adjacent
or nearby land uses within the Town Center and any established surrounding
neighborhoods.
(2) The market demand for the proposed project is at least minimally feasible based
on current market data including, but not limited to, data set forth in any economic
development study conducted by the City.
(3) Provided said project is first deemed compatible from a land use perspective
under criteria (1) and market demand is deemed minimally feasible under criteria (2), the
proposed project optimally increases and diversifies the Cit 's tax base and economic
well- being. With respect to the phrase "optimally increases," the proposed project's
economic and fiscal impact shall be required to be the best result obtainable for the City
under current economic and land use conditions. In furtherance of determining
consistency with this provision, the developer's written economic and fiscal impact report
shall analyze and compare the proposed project to either the City's preferred project or
projects for the subject location as may be expressly set forth in the City's Town Center
Exhibit "A" to Ordinance 2012 -05
Page 4 of 19
Master Plan or economic development study conducted pursuant to Policy 2.3.2, or if the
plan or study does not so expressly provide, to a reasonable array of other potential
alternative compatible projects authorized in the applicable zoning transect for the subject
location. Furthermore, the term "diversifies" means the extent that the proposed project
reduces the City's reliance upon a residential tax base to fund the City's fiscal budget.
Additionally, if the proposed project is a commercial project, the extent that the proposed
project also provides different and needed services and jobs to the Town Center and the
City.
(4) Such other criteria set forth in the City's land development regulations.
Ensure compatible land uses and development projects within the Town Center that
optimally incrc sc and diversify th- • ' . .. - ... - - - - - -
complementing and protecting established surrounding neighborhoods.
Policy 3.1.2: Future Roads and Mobility Patterns. Periodically update transportation
maps to identify future roads and mobility patterns related to the GID that facilitate
multimodal transportation routes through and that provide safe and convenient access to
the GID, while attempting to maximize development potential and opportunities
consistent with GID Goal. Determine the final location of future roads and mobility
patterns within the GID and adjacent area during the development process in accordance
with the Multimodal Transportation Element. (Ord. 2010 -18; 10- 25 -10)
* **
Policy 3.1.5: Connectivity. ire Promote pedestrian, bicycle and vehicular
connectivity both internally and externally to adjoining developable properties (including
public trail linkages). (Cross Reference: See Recreation and OpenSpace Element, Policy
1.6.4) (previously Policy 3.1.3; Ord. 2010 -18; 10- 25 -10)
* **
Objective 3.2: Land Uses. The intent and purpose of the GID is to attract target industries which
provide higher paying jobs and which, in concert with the Town Center District,
do not compete with the Town Center, and which will increase and enhance the City's tax base.
Policy 3.2.1: Target Industries. Limit land uses within the GID to target industry uses
including: corporate business parks, office complexes, technical and research services,
financial information services, life sciences, digital media, international trade, sports
associated industries, hotels and lodging, conference centers, long stay tourism. Allow
other "basic" businesses and industries with high annual average wages provided the use
complies with this Objective. Allow incidental uses supportive of these industries
(including heliport) to be incorporated into these target industry buildings, but not as a
separate facility.
Exhibit "A" to Ordinance 2012 -05
Page 5 of 19
Policy 3.2.2: Residential Use Limitations. Prohibit residential except as a conditional use,
- - .
o . - . - -
percent (25 %) of any one building must be incidental residential uses associated with a
primary nonresidential use. Additionally, rResidential uses shall not occupy more than
twenty five percent (25 %) of the total floor area of a proposed development in any
approved phase of the Greeneway Interchange District (GID) Master Plan and must be
developed concurrently with the non - residential use (parking garages excluded in the
calculation). The City Commission may permit residential uses by conditional use
pursuant to the standards set forth in the City's land development regulations. for any
proposed phase (parking garages excluded in the calculation) approved by the City
Commission. (Ord. 2010 -20; 10 -25 -2010)
Policy 3.2.3: Sensitive Lands. Require Promote preservation of ecologically sensitive
open spaces in the GID and promote connectivity of these natural features for habitat
continuity and sustainability. Require Encourage a network of public plazas with
interconnected sidewalks to promote an urban pedestrian environment. Calculate FAR
based on total gross acreage, including both ecologically sensitive areas and developable
acreage. (CrossReference: See Recreation and Open Space Element, Policy 1.1.9)
Policy 3.2.4: Intensity and Building Height. Encourage higher intensity development in
the GID by requiring buildings to include at least two (2) stories of occupiable space (as
defined in Florida Building Code, Chapter 2)_ and allowing a FAR up to 1.0.
■ - - - • - •
described in Future Land Use Element, Policy 3.2.5. The City Commission may permit
principal buildings less than two (2) stories in height by conditional use pursuant to the
standards set forth in the City's land development regulations. Ancillary buildings may
be excluded from the two story minimum, by action of the City Commission. (Ord. 2010-
20; 10 -25 -2010)
The City shall permit a Floor Area Ration (FAR) up to 1.0 in the Greeneway Interchange
District. Development bonuses which allow a higher FAR (up to a maximum FAR of
2.0), may be granted for projects within the Greenway Interchange district which create
compact mixed use development through one or more of the following non - exclusive list
of principles:
• Environmentally - sensitive site planning; (Cross Reference: See Conservation Element,
Policy 1.8.2)
• Utilize traditional design standards to create compact, multimodal mixed use (including
horizontal and vertical integration of uses) neo traditional urban development;
• Green building design and energy efficient buildings as determined by USGBC LEED
Certification or equivalent;
Exhibit "A" to Ordinance 2012 -05
Page 6 of 19
• Incorporation of Low Impact Development (LID) practices, such as shared parking
concepts, green roofs capture and use of stormwater for irrigation and /or other grey water
type uses, and rain gardens; (Cross Reference: See Conservation Element, Policy 1.3.4)
• Energy efficient land use which minimizes impervious surfaces, such as inclusion of
one or more parking garages; (Cross Reference: See Conservation Element, Policy 1.8.1)
• Restoration or enhancement of degraded wetlands, native ecosystems, or preservation of
extra upland buffers around critical habitat; (Cross Reference: See Conservation Element,
Policy 1.7.2)
and
• Waterwise practices including sustainable site design through natural landscaping with
Florida native plants. (Cross Reference See Conservation Element, Policy 1.2.6)
(previously Policy 3.2.5; Ord. 2010 -18; 10- 25 -10)
Policy 3.2.6: Development Bonuscs. Development b: • . - • • . • - • _ • - • '
.. . . - .. • • .. - • ' . .1 , - - - - - - - - -- - - - •
Interchange District which demonstrate environmental stewardship through one or more
of the following:
Policy 1.8.2)
Certification or equivalent;
- -- . • - - - • .. ! . .. - P. .. - , . - . : _.. .. ... -
(Cross Reference: See Conservation Element, Policy 1.3.1)
• Energy efficient land use which minimizes impervious surfaces, such as inclusion of
one or more parking garages; (Cross Reference: See Conservation Element, Policy 1.8.1)
• Restoration or enhancement of degraded wetlands, native ecosystems, or preservation of
extra upland buffers around critical habitat; (Cross Reference: See Conservation Element,
Policy 1.7.2)
and
• Waterwise practices including sustainable site design through natural landscaping with
Florida native plants. (Cross Reference See Conservation Element, Policy 1.2.6)
(previously Policy 3.2.5; Ord. 2010 18; 10 25 10)
Policy 3.2.76: Trail Linkages. Require Promote public trail linkages through the GID and
require bicycle facilities (such as bike racks and lockers) to support multimodal access as
included in the adopted Master Plan. (previously Policy 3.2.6; Ord. 2010 -18; 10- 25 -10)
Policy 3.2.87: Diversity in Detailing and Style. Require Encourage development to
include diversity in detailing and style while maintaining aesthetic harmony. (previously
Policy 3.2.7; Ord. 2010 -18; 10- 25 -10)
* **
Exhibit "A" to Ordinance 2012 -05
Page 7 of 19
Policy 3.4.1: Master Development Plan. Require a Master Development Plan which
considers the entire GID and surrounding area, to ensure compatibility of land uses and
compliance with the GID Goal. Future development within the Greeneway Interchange
District (GID) shall be in accordance with an approved phase of the Greeneway
Interchange Master Plan.
Policy 3.4.2: Development. Require Encourage tracts of land to be developed as a whole,
to provide continuity among the various land uses and to create a compact and walkable
workplace.
Policy 3.5.2: Studies. Conduct periodic economic development studies, as development
activity, trends or patterns warrant, of the GID that are designed to compile relevant
economic data and analysis that will: (1) educate and inform the City about trends
affecting the economic performance of the GID; (2) assist the City in developing and
implementing economic development strategies for the GID; and (3) serve as a
significant factor in making development and other decisions related to the GID.
Policy 3.5.3: Optimization of Tax Base. Ensure that the GID optimally increases and
diversifies the City's tax base and economic well being.
Policy 3.5.43 Fiscal Impacts of Development. Ensure that City policies, regulations, and
decision making processes not only consider GID design planning impacts, but also
consider whether proposed new development will have a positive and acceptable
economic and fiscal impact on the City. In furtherance of this policy, the City
Commission may shall require (unless otherwise exempted by land development
regulation), as a condition of considering the approval or denial of a development project,
that developers provide a written economic and fiscal impact report, prepared by a duly
qualified expert, that details the associated economic and fiscal impacts of any proposed
new development project on the City and the School District. Although the City
recognizes that some projects will have a regional economic and fiscal impact as well,
said report shall predominantly address the economic and fiscal impacts on the city of
Winter Springs as its own economic system. The economic impact analysis portion of
the report shall address the impacts of the proposed project on jobs, economic output, and
wages. The fiscal impact analysis portion shall pertain to the net fiscal impact of the
project over a period of years which is the sum of those revenues (such as ad valorem
taxes, public service taxes, sales taxes, and charges for service) directly received by the
City minus the sum of expenditures incurred by the City (such as general government
expenses, law enforcement, roads, and parks and recreation).
Policy 3.5.4 Land Use and Optimization of Tax Base. For purposes of determining
whether a project has a positive and acceptable economic and fiscal impact on the City
pursuant to Policy 3.5.3, the developer shall be required to demonstrate through its
written economic and fiscal impact report that the project is in compliance with the
following objective criteria:
Exhibit "A" to Ordinance 2012 -05
Page 8 of 19
(1) The proposed project and associated land use is a permitted use within the
applicable zoning district.
(2) The market demand for the proposed project is at least minimally feasible based
on current market data including, but not limited to, data set forth in any economic
development study conducted by the City.
(3) Provided said project is first deemed permitted from a land use perspective under
criteria (1) and market demand is deemed minimally feasible under criteria (2), the
proposed project optimally increases and diversifies the City's tax base and economic
well - being. With respect to the phrase "optimally increases," the proposed project's
economic and fiscal impact shall be required to be the best result obtainable for the City
under current economic and land use conditions. In furtherance of determining
consistency with this provision, the developer's written economic and fiscal impact report
shall analyze and compare the proposed project to either the City's preferred project or
projects for the subject location as may be expressly set forth in the City's GID Master
Plan or economic development study conducted pursuant to Policy 3.5.2, or if the plan or
study does not so expressly provide, to a reasonable array of other potential alternative
compatible projects authorized in the applicable zoning district for the subject location.
Furthermore, the term "diversifies" means the extent that the proposed project reduces
the City's reliance upon a residential tax base to fund the City's fiscal budget.
Additionally, if the proposed project is a commercial project, the extent that the proposed
project also provides different and needed services and jobs to the GID and the City.
(4) Such other criteria set forth in the City's land development regulations.
Policy 5.2.6 Pedestrian - Friendly Site Design. Promote pedestrian gathering and
circulation by requiring all of the following:
• Safe and convenient pedestrian connection to commercial shop fronts
from rear parking areas. Connection might to by public sidewalk or
through plazas, courtyards, vias, or corridors;
• Transit stops which are well connected to pedestrian circulation systems
and include shelter from the elements and sitting areas;
• Sidewalk standards shall be as described in the Town Center District Code
Sidewalks that are a minimum of 12' wide along in front of commercial
• Provisions for immediate shade along streets by inclusion of larger caliper
shade trees, expanded awnings or colonnades for commercial shop fronts,
and /or other means;
• Pedestrian lighting and subdued night lighting of display windows and
building interiors along street frontages;
Exhibit "A" to Ordinance 2012 -05
Page 9 of 19
• Room -sized areas of occupiable space (as defined in Florida Building
Code, Chapter 2) along street frontages in commercial shop fronts with
entrances at the same grade as the sidewalk; and
• Streetscape design as set forth in the Town Center District Code.
Policy 5.2.7: General Design of Individual Developments within the Urban Central
Business District. Require all development within the UCBD to comply with the Town
Center Goal and Town Center District Code. Require development to include diversity in
detailing and style while maintaining aesthetic harmony as defined within the Town
Center District Code •,- : - . • . _ - • . • - - • - ' - • ••• - - • -
may be excluded from the two story minimum by action of the City Commission.
C. EXISTING LAND USE DATA AND INVENTORY
* **
1. Existing Land Use Categories
* **
Table 1 -1: Existing Land Use Table (2012 2009)
Existing Land Use Categories Density/Intensity Acreage Percent of
Total
Residential -HOA Common Areas included in residential
acreage
Residential -Rural Density up to 1 du /gross acre 1,161 14 percent
Residential -Low Density 1.1 to 3.5 du /gross acre 2,303 27 percent
Residential - Medium Density 3.6 to 9 du /gross acre 618 7 percent
Residential - Mobile Homes up to 9 du /gross acre 137 2 percent
Residential -High Density 9.1 to 21 du /gross acre 203 2 percent
Residential Town Center Density 21.1 to 36 du /gross acre* 579 7 percent
Town Center Vertical Mix Up to 2.0 FAR or `1 percent
Up to 36 du /gross acre
Commercial UCBD .50 to 2.0 FAR 9 0 percent
Mixed Use Up to 12 du/gross acre; 141 2 percent
1.0 FAR
Commercial -GID
Exhibit "A" to Ordinance 2012 -05
Page 10 of 19
0 0 percent
.50 to 1.0 FAR
Commercial- Neighborhood / up to 0.50 FAR 123 1 percent
General
Industrial up to 0.50 FAR 84 1 percent
Public /Semi - Public up to 0.50 FAR 637 8 percent
Recreation- Private & Public up to 0.25 FAR 682 8 percent
Open Space included in recreation N/A N/A
acreage
Resource Protection- Drainage included in residential N/A N/A
acreage
Conservation not developable 1,434 17 percent
Vacant Constrained likely not developable 343 4 percent
Vacant Developable varies based on FL UM 768 9 percent
TOTAL 8,494 100 percent
NOTES: Existing Land Use Categories Common Area/HOA and Resource Protection /Drainage were integrated into the appropriate
corresponding residential land use for this analysis.
SOURCE: City of Winter Springs and Planning Communities LLC, March 2009
*Subject to the Town Center District Code
As illustrated, several of these categories have little to no acreage associated with them.
They are included to illustrate that the intensities and densities allowed (especially within
the Town Center) have not been realized, to date. In order to achieve the vision of
sustainable economic vitality within the Town Center, the City should require a minimum
residential density, as well as higher intensity development. This can be achieved by
requiring buildings to have at 1 st two floors, so that higher floor ar ratios (as
permitted) arc r ulized.
a. Existing Residential.
vie
The Existing Land Use Map illustrates seven categories of residential uses, based
on density and use. These are: Town Center Density (Subject to the Town Center
District Code 21.1 to 36 du/gross acres), High Density (9.1 to 21 du/gross acres),
Medium Density (3.6 to 9 du/gross acres), Mobile Homes (up to 9 du/gross acres),
Low Density (1.1 to 3.5 du/gross acres), Rural Residential (under 1 du/gross acre)
and Home Owner Association (HOA) Common Areas (undeveloped).
Exhibit "A" to Ordinance 2012 -05
Page 11 of 19
The Town Center District allows greater diversity in housing types than other
areas of the City. Accessory dwelling units, such as garage apartments are
allowed by right and the Town Center has been identified as the area where the
City's highest density of housing is appropriate. By right, residential dcnsity can
be developed up to 36 du/gross acre. To date, less than one acre of land has been
* **
D. LAND USE ANALYSIS
* **
6. Future Land Use and Projected Land Use Needs
* **
a. Residential Future Land Use Categories.
* **
The Housing Element presents an analysis of the vacant residential land uses
within the City. The element identifies a projection of anticipated dwelling units
that might be accommodated within the various land use categories. Maximum
allowable densities within the City's vacant residential land range between one
dwelling unit per gross acre for Rural Residential single - family up to 21 dwelling
units per gross acre for High Density Residential. However, the area most able to
accommodate the greatest residential growth in the City is the Town Center,
- . .. . _ . . . Development within the
Town Center shall be in accordance with the Town Center District Code. The
Mixed Use category can accommodate a significant number of future residential
units as well, with a density up to 12 dwelling units per gross acre. Housing
Element projections include a certain percentage of residential uses within each
category. Map 1 -12: Vacant and Vacant Constrained Properties Map.
* **
d. Town Center Future Land Use
* **
The Town Center District allows greater diversity in housing types than other
areas of the City. Accessory dwelling units, such as garage apartments are
allowed by right and the Town Center has been identified as the area where the
City's highest density of housing is appropriate. By right, residential dcnsity can
be developed up to 36 du/gross acre. Initially, no minimum density was
established, however a policy is now included, which encourages a minimum
Exhibit "A" to Ordinance 2012 -05
Page 12 of 19
average residential density of seven (7) units per acre development, to support the
economic goals of the Town Center.
As previously mentioned, the Town Ccntcr is the only ar- . • - • - • - - - . • -
- . . - • . -- . - •y right. To date, one building has been built
which includes a vertical mix of uses. However, with the economic downturn,
development of condominium units has currently halted and developers are
returning to the detached single family unit prototype. Although a healthy of
housing types is appropriate for the Town Center, a higher density and intensity of
residential units is required to support the cconomic viability of a city center. The
- - - • • . • .. • _ • o a place that feels like `a r ul community
belongs to this place.' There arc only 250 residential units, 84,000 SF of office
space and 165,000 SF of retail constructed to date. Public facilities include: City
- . , • - - - . _ - • : - School, Central Winds Park, and the US Post Office.
- - ... .
/189,000 SF of office and '118,000 SF of retail in development review, with
hotel units expected to be added to the Town Ccntcr, by build out. The Future
Land Use Map includes 579 acres within the Town Ccntcr Future Land Use
category, of which 168 acres arc vacant and developable.
f. Greeneway Interchange District (GID) Future Land Use
The purpose for the GID land use category is to set aside an area of the City, with
proximity to S.R. 417 and the interchange area on S.R. 434, to provide employment
centers for target industries and limited residential opportunities to create an increased tax
base for the City. The GID category was first defined in conjunction with the City's 2001
Comprehensive Plan adoption. Residential land uses are permitted only under certain
limited circumstances, as part of a vertical mix of uses. An appropriate application for
... - - .. - . .. - - . rise offices. Additionally,
residential is to be incidental to the other land uses and therefore, is to be limited to no
- ° :, . - - • . • - - . :, -- . . - . The intent of the
GID designation is to:
• Provide an economic benefit in terms of employment opportunities and increased tax
base;
• Locate higher intensity uses where roadway capacity can accommodate increased traffic
due to short trip distances to major roadways and increased lane capacity at major
intersections;
• Locate higher intensity uses along major roadways and intersections to reduce
development pressures in other areas, thereby minimizing the road congestion and
community compatibility impacts.
Alternative modes of transportation are required in the GID land use category to
encourage pedestrian circulation. Tracts of land must be developed as a whole throughout
Exhibit "A" to Ordinance 2012 -05
Page 13 of 19
the property to provide continuity among the various land uses and to create a compact,
walkable environment. The GID is located within the "target area" identified by
Seminole County in 2007 as the Seminole Way. The identified area runs north from S.R.
426 in the City of Oviedo to Interstate 4 in the City of Sanford, following the S.R. 417
corridor. The intent of this target area is to connect to the similar "Innovation Way" in
Orange County and to attract high quality, higher income jobs to Seminole County. A
variation of Seminole County's High Intensity Planned (HIP) Development land use is
being considered by the County as the model for potential land use changes at
interchanges serving this corridor. . _ .. - - • .. - . • . - - - - ` • - • -
- Financial and Information Services
e-Legal-SeiNiees
o Architectural Services
o Publishers
o Associations
„ n '
o�Cn s
o Headquarters
o Insurance
e-s
o Telemarketing Bureaus
• • . • .
o Credit Bur aus
o Advertising -Agencies
o Consumer -Lending
e
o Title Companies
• Lifc Sciences
o Hospitals and Medical Education
o Diagnostic Imaging Centers
o Medical Laboratories
o Agri science Facilities
o Outpatient Facilities
o Blood and Organ Banks
o Research Laboratories
o Nursing Carc Facilities
o Veterinary Scrviccs
o Pharmaceuticals Manufacturing and Res arch
• Digital Mcdia
o Motion Picture and Video Production
o Simulation and Training
o Teleproduction
o Graphic Design
o Computer Hardware /Software Dcsign and Development
o Animation
Exhibit "A" to Ordina 2012 -05
Page 14 of 19
- Technical and Res arch Services
o General Management Consulting
o Marketing
o Interior Design
o Graphic Design Services
o Human Resources and Executive S rch
o Environmental Engineering and Consulting
o Precision Instruments
o Civil Engineering
o Surveying and
Mapping
o Telecommunications
o Industrial Design
o Lasers and Photonics
- Other
o Tourism
o Convention Center
o44etcls Stay and Lodging
o International Trade
o Sports Associated Industries
• .... .. - - .. - • - • • :h annual average wages
Source: Seminole Way Industry and Facility Analysis; Real Estate Research Consultants,
Inc.; May 1, 2008
As of March 2009 February 2012, no acres had been developed in the GID. The Future
Land Use Map - 2030 illustrates 296 acres within the GID Future Land Use category, of
which all is vacant, but only 169 acres is anticipated to be developable.
Table 1 -2: Future Land Use Table
;f).--77-74,1% 24.44,„wy4;57, 4444* ,- , ''' 4. ., IF''' I : i - ' ' 'GSs�'. % .c, n :.,, ,,,, .,< . �, ✓ /.ih' � /'1�' � <: .., , � //,,�4, .A: - / !✓.,� "i iii �?fl - - 6 ,
Rural Residential 1.0 dwelling acre unit / 98.4 11 % 20 129 17%
gross
Low Density 1.1 3.5 dwelling unit 2,556 30% 16 68 9%
Residential / gross acre
Medium Density 3.6 9.0 dwelling units 962
11% 3 61 8%
Residential / gross acre
High Density 9.1 - 21.0 dwelling 217 3% 0 1 <1%
Exhibit "A" to Ordinance 2012 -05
Page 15 of 19
Residential units / gross acre
Commercial 0.5 floor area ratio 301 4% 37 113 14%
Mixed Use Up to 12 dwelling 141 2% 53 52 7%
units /gross acre; 1.0
floor area ratio
Town Center 2.0 FAR or 36.0 579 7% 87 168 22%
District da/develepable -mss
Subject to the Town
Center District Code
Greeneway Up to 21.0 dwelling 296 3% 127 169 22%
Interchange units /gross acre;
District
1.0 FAR **
(The 1.0 FAR can be
exceeded through the
use of development
bonuses, but the total
FAR shall not exceed
2.0) **
Industrial 0.5 floor area ratio 126 1% 0 7 1%
Public /Semi- 0.5 floor area ratio 508 6% 0 0 —
Public
Recreation and 0.25 floor area ratio 560 7% N/A N/A
—
Open Space
Conservation Not Developable 1,264 15% N/A N/A _
Total 8,494 100% 343 768 100%
NOTES: *Vacant Constrained is derived from the City of Winter Springs Conservation Overlay.
* *Under certain conditions, the 1.0 FAR can be exceeded through the use of development bonuses, not to exceed
2.0.SOURCE: City of Winter Springs and Planning Communities LLC, 2009
** Development bonuses which allow a higher FAR (up to a maximum FAR of 2.0), may be granted for projects within
the Greeneway Interchange District which demonstrate environmental stewardship and or creates compact, mixed
use development.
Exhibit "A" to Ordinance 2012 -05
Page 16 of 19
TRANSPORTATION ELEMENT
Policy 1.11.2: TCEA Zones. Implement the Winter Springs' TCEA as five (5) distinct
Zones, designated as A, B, C, D & E, based on geographic location in relation to the City's
existing transportation network, land use, transit readiness, and future mobility needs. (Ord.
2010 -18; 10- 25 -10)
ZONE A
Zone A is identified as the Central Mobility Hub and is generally located at the heart of the City
at the intersection of State Road 434 and Tuskawilla Rd. and coincides generally with the Town
Center/Urban Central Business District, which is roughly bounded by Tuscawilla Office Park to
the south, Central Winds Park to the west, by Lake Jesup to the north, and by the Cross Seminole
Trail pedestrian bridge to the East as shown on the TCEA Zone Map. Zone A includes major
public facilities such as City Hall, Winter Springs High School, U.S. Post Office, Veteran's
Memorial, Magnolia Park, and Central Winds Park. Zone A has an interconnected network of
streets which connect into State Road 434 and Tuskawilla Rd, and it is also directly accessed by
the Cross - Seminole Trail and by a LYNX fixed route (SR 434 Crosstown route). A future local
circulator or BRT route is planned to connect Zone A and B. The goals of Zone A are fully
described in the Future Land Use Element under Goal 2 (Town Center) and Goal 5 (Urban
Central Business District) and the associated objectives and policies of each. This area
encourages higher intensity development subject to the Town Center District Codesupports a
density of 36 dua (the highest in the City), and vertical integration of uses, along with integration
of multimodal transportation options. Zone A contains both built -up properties and vacant land
suitable for new development. Public facilities and services are available, such as sanitary sewer,
potable water, roads, and recreation areas.
Exhibit "A" to Ordinance 2012 -05
Page 17 of 19
HOUSING ELEMENT
* **
Policy 1.1.15: Support the desired commercial activity and urban character desired for the Town
Center by encouraging high density residential development subject to the Town Center District
Codeup to thirty six (36) units per acre, consistent with the City's eco - - - .. - - - .
and Town Center Master Plan. (Cross Reference: Future Land Use Element, Policy 2.2.6)
* **
D. HOUSING ELEMENT
* **
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 I1I -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. Within the Grccncway Interchange District, residential uses is allowed
only as conditional use, incidental to other uses and may occupy no more than 25% of
. - . • - - grated, mixed use structure.
Table III - 14: Vacant Residential Developable Land Analysis
Future Land Use Maximum Vacant Density Potential
Categories Density/Intensity Acreage Factor Additional
Units
Rural Up to 1 du /gross 137.89 0.70 97
acre
Low Density 1.1 to 3.5 du /gross 64.74 2.45 159
acre
Medium Density 3.6 to 9 du /gross 67.81 6.30 427
acre
Exhibit "A" to Ordinance 2012 -05
Page 18 of 19
High Density 9.1 to 21 du /gross 4.10 15.00 62
acre
Mixed Use 1.0 FAR/Up to 12 26.45* 10.00 265
du /gross acre
Town Center 2.0 FAR * * /36 410.46* 20.00 2,209
dulae Subject to
the Town Cetner 168 ** ** *
District Code
Greeneway 1.0 FAR * * * /Up to 39.75 ** 200 * **
Interchange 21 du /gross acre
169 ** **
Total 45440 3,419
* In order to estimate the residential holding capacity of the Mixed Use category and
- - - . _ • - , it has been assumed that approximately 50% of the vacant lands
within thesc categories this category will be developed with residential uses (This
assumption was previously utilized in the 2001 Comprehensive Plan). The actual quantity
of developable vacant land in these categories this category is twice what is shown in this
table.
* * The residential potential within the Town Center District will be quantified based
upon the economic analysis required within the Comprehensive Plan as defined within
Goal 2 of the Future Land Use Element. The residential potential within the Greeneway
Interchange District (GID) will be quantified based upon the economic analysis required
within the Comprehensive Plan as defined within Goal 3 of the Future Land Use Element
as well as the amount of proposed non - residential development. The total acreage
* * * City staff estimates that no more than 200 residential units will be made available
through a vertical mix of development in the Greeneway Interchange District. The
_ .. • .... - . ., . : 'n this category under current policy is 25 percent of
the vacant acr ge in the District.
Source: 2008 Evaluation and Appraisal Report; Future Land Use Element, City of Winter
Springs Comprehensive Plan.
The acreage of residential lands was converted to units, using density factors based on the
densities permitted in each category, allowing for the provision of retention areas and
rights -of -way. For Rural, Low and Medium density residential categories, thirty (30)
percent of the land area was determined to be needed for retention and ROW, netting 0.7,
2.5 and 6.3 dwelling units per acre, respectively. High density residential was analyzed at
15 dwelling units per acre based on historical trends. For the Mixed Use and Town
Exhibit "A" to Ordinance 2012 -05
Page 19 of 19
will develop with high density residential uses at densities o ... • - . - ! e - • •
Plan.) City staff estimates th ! ! - ' . .. • - . - . . • .. - . - _ - -