HomeMy WebLinkAbout4724 1st Compe Plan Text Amndmnt to facilitate viable Commercial DevelopmentOrdinance No. 2023-4724
An Ordinance of the City of Sanford, Florida amending
the City of Sanford Comprehensive Plan, as previously
amended; providing for modification of the WIC,
Westside Industry and Commerce, and WDBD,
Waterfront Downtown Business District, future land use
designations; providing for legislative findings and
intent; providing for severability; providing for a savings
provision and ratification of prior acts of the City;
providing for conflicts; codification and directions to the
code codifier and providing for the implementation of
the statutory State review process and an effective date.
Whereas, the City of Sanford has enacted its Comprehensive Plan in
accordance with the controlling provisions of State law which Comprehensive Plan has
successfully guided the City for many years in an effort to have high-quality and
sustainable development within the City; and
Whereas, the City of Sanford is committed to an ongoing and vibrant
comprehensive planning program which addresses the needs of the citizens of the City;
and
Whereas, Section 163.3167, Florida Statutes, part of Florida's Community
Planning Act, requires the City of Sanford to maintain a comprehensive plan to guide its
future development and growth; and
Whereas, the provisions of Section 163.3184, Florida Statutes, relate to the
process for the enactment of Comprehensive Plan amendments; and
Whereas, the overall planning goal of the provisions of this Ordinance is to
address the WDBD, Waterfront Downtown Business District, future land use
designation and to ensure a more equitable balance of residential and non-residential
development within areas of the City of Sanford assigned the WIC, Westside Industry
1 1 P a g e
and Commerce, future land use designation; and
Whereas, the City's Planning and Zoning Commission recommended
approval of this Ordinance at its meeting of February 2, 2023; and
Whereas, the pertinent goals, objectives and policies of the Comprehensive
Plan support the approval of the amendment set forth in this Ordinance as well as the
controlling provisions of State law; and
Whereas, the City of Sanford has complied with all requirements and
procedures of Florida law in processing this amendment to the City of Sanford
Comprehensive Plan including, but not limited to, Section 163.3184, Florida Statutes,
as well as other controlling law; and
Whereas, the City Commission of the City of Sanford has the power and
authority to enact this Ordinance under the controlling provisions of State law such as,
by way of example only, the provisions of Article VIII, Section 2 of the Constitution of
the State of Florida and the provisions of Chapter 163, Florida Statutes; Chapter 166,
Florida Statutes, and other controlling law; and
Whereas, the City Commission of the City of Sanford is enacting this
Ordinance in order to protect the public health, safety and welfare; and
Whereas, legislative coding is used in this Ordinance and the following coding
may be used: underlined words shall constitute additions to the current text of the City
Code, *** shall constitute ellipses (spaces where current City Code provisions are
omitted for the sake of the ease of reference), and stFike th ,s. shall constitute
deletions to current text of the City Code; provided, however, as set forth in this
2 1 P a g e
Ordinance, Scrivener's errors may be corrected in the event of non -substantive coding
errors.
Now, therefore, be in enacted by the People of the City of Sanford, Florida:
Section 1. Legislative Findings and Intent.
(a). The City Commission of the City of Sanford hereby adopts and
incorporates into this Ordinance the recitals (whereas clauses) to this Ordinance as well
as City staff report and City Commission agenda memorandum relating to this
Ordinance as the legislative findings of the City Commission.
(b). A primary objective of the City remains the creation of employment
centers recognizing the strategic location assets of land assigned the WIC, Westside
Industry and Commerce, future land use designation. Economic development efforts
within the City remain concentrated in those areas and residential use conflicts are
beginning to reduce the City's ability to attract industrial users. More specifically, the
WIC future land use designation currently allows for residential uses to comprise 10%-
40% of lands assigned that future land use designation, measured in aggregate. The
City's overall economic development goal remains focused on growing the non-
residential tax base, through attraction/retention/expansion of quality jobs that pay
family sustaining wages. The City's growing manufacturing base is beginning to abut
residential uses within the WIC future land use designation and prospective industrial
users considering a location or expansion in the City are aware of residential growth on
adjacent land. Residential proliferation is those areas cause concerns for the affected
business community. Both manufacturing users and residents have concerns with
negative spillover effects associated with these adjacent development patterns.
3i Page
Professional analysis has shown that the current residential use mix is approximately
24% within the WIC land use designation. It has been concluded that the current 40%
cap allowed within the WIC future land use designation will significantly impede the
ability of the City to achieve the employment center objective established in Objective
FLU 1.12 of the City's Comprehensive Plan and adversely impact the economic
development goals of the City.
(c). This Ordinance is internally consistent with the goals, objectives and
policies of the Comprehensive Plan of the City of Sanford.
(d). City staff has concluded that the amendment to the City's Comprehensive
Plan as set forth in this Ordinance are well founded and consistent with sound and
generally accepted practices and principles.
Section 2. Modification Of The WIC, Westside Industry And Commerce,
And WDBD, Waterfront Downtown Business District, Future Land Use
Designations; City Comprehensive Plan. The following provisions of the
Comprehensive Plan of the City of Sanford are revised and amended to read as
follows.
GOALS, OBJECTIVES & POLICIES
GOAL FLU 1:
MANAGE LAND USE DISTRIBUTION AND PROVISION OF SERVICES AND
FACILITIES. THE CITY SHALL PROMOTE AN ORDERLY DISTRIBUTION OF LAND
USES IN AN ECONOMICALLY, SOCIALLY, AND ENVIRONMENTALLY
ACCEPTABLE MANNER WHILE ENSURING THE ADEQUATE AND TIMELY
PROVISION OF SERVICES AND FACILITIES TO MEET THE NEEDS OF THE
CURRENT AND PROJECTED POPULATIONS.
Future Land Use
OBJECTIVE FLU 1.1: Implement the Future Land Use Map Series. The City shall
adopt and implement the Future Land Use Map (FLUM) series in the Future Land Use
Element goals of the Comprehensive Plan. The Future Land Use Map series reflects
the City policy for managing the allocation of future land use. The Future Land Use Map
Series (Base Year 2009) is supported by the Comprehensive Plan - Data, Inventory,
4 1 P a g e
and Analysis (2009). The Future Land Use Map includes the land use categories with
corresponding densities and intensities, and which are further implemented through the
City's Land Development Regulations (LDR). The City shall not approve land use
amendments, zoning changes, or development in conflict with these densities and
intensities. The LDRs shall encourage the use of innovative development techniques to
achieve a mix of uses, where appropriate. The following future land use categories are
contained on the City's FLUM:
Table FLU -1: Future Land Use Densities/Intensities
51Page
DENSITY/INTENSITY
LAND USE DESIGNATIONS
MAP SYMBOL
(MAXIMUM) (5)
Low Density Residential -
Single Family
LDR-SF
6 du/acre
Low Density Residential -
Mobile Home
LDR-MH
6 du/acre
Medium Density
Residential
MDR
10 du/acre
Medium Density Residential
MDR
15 du/acre
High Density Residential
HDR
20 du/acre
Residential
Suburban Estates
SE
1 du/acre
Neighborhood Commercial,
Office
NC
0.35 FAR
General
Commercial
Commercial(4), Office
GC
0.50 FAR
Industrial
1
0.50 FAR
Includes: Education, Public
Facilities Transportation,
Public/semi-public
Private Recreation, and
other Institutional
PSP
0.35 FAR
Parks,
Recreation and
Open Space
Includes Municipal
Recreation and Open Space
PRO
0.25 FAR
51Page
LAND USE DESIGNATIONS
MAP SYMBOL
DENSITY/INTENSITY
(MAXIMUM) (5)
Wetlands and Aquatic
Habitats(l); Floodways
and Drainageways(l);
Resource protection
Aquifer Recharge Area(2);
P
See Notes Below
Wellfield Protection
Areas(2); Upland Wildlife
Habitats(2); Floodplains(2)
Notes:
(1) Within wetlands, aquatic habitats, floodways and drainageways no
development is permitted pursuant to this plan. However, in certain cases, in
order to avoid a taking of property without just compensation, the City shall
negotiate a minimal development right necessary to provide "reasonable"
use of the land. In such cases, development shall be shifted to the upland
portion of the site. However, where no upland exists, development rights
within the wetland, floodways or drainageways shall be negotiated in order to
protect private property rights and preserve "reasonable" use of the land
while preserving the physical and biological functions of the wetlands,
floodways and/or drainageways through mitigation techniques identified in
the policies cited herein.
2) The Floor Area Ratio (FAR) for these areas shall be restricted pursuant to
this plan performance, (See Conservation Element Policy 5-1.2.6). In no case
shall the FAR exceed the FAR for the underlying Comprehensive Plan
Future Land Use designation. However, the building footprint and total
impermeable surface shall be restricted to maximize permeable surface
while preserving a "reasonable" development right pursuant to the policies
identified herein.
(3) Where a Federal, State, or Regional agency has jurisdiction over a resource
protection area, the City shall not grant a development right which exceeds
the development right provided by such agencies having jurisdiction.
(4) Where compatible with adjacent uses, Multifamily residential no greater than
20 units per acre is permitted as a secondary use to the general commercial
uses provided the residential use is not more than 40 percent of the square
footage of the general commercial use on the site. The provision of
residential must result in a no net increase in demand for public facilities (not
including schools) greater than that which would be required for general
commercial uses.
(5) Densities/intensities are subject to compliance with the City's Concurrency
Management System (CMS) (See Policies FLU1.1.9 and M1.1.6). Where
located within designated Transportation Concurrency Exception Areas
6 1 P a g e
(TCEA), developments shall meet the criteria outlined therein in order to
achieve desired densities/intensities (Objective FLU2.3 and M1.2).
The distribution range of uses in the mixed-use designations below represents an area
wide composite land use mix.
Ta61e FLU -2_ Mixed Use Future Land Use Densities/Intensities
LAND USE DESIGNATIONS
MAP
DENSITY/INTENSITY (MIN/MAX)-
SYMBOL
PERCENTAGE DISTRIBUTION (MIN/MAX)
COMMERCIAL
INDUSTRIAL
RESIDENTIAL
1.0 FAR
0.50 FAR
50 du/acre
1-4 High Intensity
HI
0%/10%0/0/40%
50%/85%
° °
Waterfront/
Downtown
WDBD
0.35 2.0 FAR
**
0.5 FAR
50 du/acre
Business
0%/10%
30%140%
District
30%170%
Mixed
Use
Westside
WIC
0.50 FAR
0.50 FAR
10 / 20 du/acre
15%/50%
10%
Districts
Industry &
30%/75%
° **
Residential/
ROI
0.35 FAR
n/a
20 du/acre
0%140%
Office/75%
/ 100%
Airport Industry
& Commerce
AIC
1.0 FAR
1.0 FAR
50%175%
10/5( du/acre
MF
1 du/acre (SF)
25%175%
0%/10%
Notes:
Du/acre = dwelling units per acre as defined in Policy FLU1.2.1; FAR = Floor Area
Ratio; MF = Multifamily; SF = Single Family The percent distribution represents
minimum and maximum percentage mix for each use. The percentage distribution of
uses is measured for the total area of the land use designation. Uses must be
consistent with adjacent land uses.
* Where no density range is provided, it may be assumed that there is no minimum
density requirement, where compatible with adjacent uses.
**
the areas- West Of FFeRGh AveRue, wheFe GOMpatible with adiaGeRt uses. See pelic-y
F 1 1 8 1 for more inform�finn
** Any proposed residential development within the WIC Land Use shall consist of no
7 1 P a g e
less than two (2) uses with a minimum of thirty-five-(35)—percent of the site allocated to
the lesser use.
OBJECTIVE FLU 1.11: Maintain Waterfront/Downtown Business District (WDBD).
The Waterfront/ Downtown Business District is designed to provide centralized residential,
governmental, cultural, institutional, and general commercial activities within the downtown
and waterfront urban area, while preserving the City's historic character and cultural
heritage through context -sensitive design. The designation provides a planning and
management framework for promoting the revitalization, development and redevelopment
of the Lake Monroe waterfront and the historic downtown commercial area as designated
on the Future Land Use Map. This expanded land use category includes the City's historic
central business district and is in response to the goals contained in the Lake Monroe
Waterfront and Downtown Sanford Community Redevelopment Area Plan. The purpose of
the WDBD is to:
• Generate a revitalization effort that attracts private sector investment and
strengthens the City's economy;
• Establish the district as a Regional center;
• Strengthen public/private partnerships;
• Enhance the livability of North Seminole County by encouraging improved
residential, retail, educational, cultural and entertainment opportunities; and
• Provide the framework for redevelopment and infill.
The WDBD is located in Seminole County's Urban Service Area and is comprised of
those areas that are in close proximity to, and have historically, been most influenced
by the St. Johns River and Lake Monroe. The Waterfront/Downtown Business District is
designated as the City's central business district. The western portion of the WDBD
contains commercial uses based upon the railway line, as well as significant
institutional, residential, and recreational facilities located therein.
Policy FLU 1.11.1: Maintain Density/Intensity Standards. Intensity and density
standards within the WDBD have been designed to attract quality private investment
and stimulate the vibrant atmosphere of mixed-use activity that is typical of a thriving
downtown. Developers in the WDBD may utilize the Urban Infill Redevelopment (UIR)
program, outlined in Policy FLU 2.2.7 to further maximize floor area ratios and
multifamily residential densities. The maximum intensity of nonresidential development,
other than industrial, measured as a floor area ratio is 2.0f—fer the areas east of
F=FeRGh AveRue, and 0.35 fer the areas west of FFeRGh Avenue. These floor area ra
diStFiGt „"orad. However, where the future land use affords a greater density or intensity
than the existing zoning classification allows, individual developments may request to
exceed the maximum zoning imposed floor area ratios or residential densities if
approved through the implementation of the UIR program. The maximum density for
residential development shall be 50 units per acre. The maximum floor area ratio for
industrial uses shall be 0.50. Distribution of specific densities and intensities for this
district shall be in accordance with Table FLU -2.
81 Page
Policy FLU 1.11.2: Apply Performance Criteria. All new development shall comply
with the following criteria, all of which shall be implemented through mandatory site plan
review of new development:
a. Historic District Compatibility: The design of future development and
redevelopment within the vicinity of the historic district shall be compatible with
the design of buildings of historic significance which are located within the historic
area and its environs. Site plan review shall incorporate criteria to ensure that the
design of new structures, including building materials, roof lines, fenestration and
setbacks, are compatible with buildings of historic significance.
b. Parking Provisions: New development within the WDBD shall be served by
adequate parking resources. New development shall provide off-street parking
sufficient to serve each proposed new development either on site or through the
provision of a shared parking agreement or shall otherwise comply with the
provisions of this Comprehensive Plan and implementing land development
regulations.
c. Urban Design Amenities: Proposed new development shall provide a higher level
of urban design amenities including landscaping, compatible signage, and
pedestrian linkages together with a broader mix of land uses attractive to potential
users of the downtown area.
d. Site Plan Review Process: The site plan review process shall include
management procedures necessary to implement the WDBD development
criteria, objectives and policies cited in the Comprehensive Plan. Where
appropriate, the site plan review process shall ensure the preservation and
enhancement of the "original" traditional neighborhood by implementing the
recommendations of the historic surveys of the downtown area and the historic
residential area along the Park Avenue Corridor.
e. Reinforce/Regenerate Historic Buildings: Encourage development and
redevelopment of projects that reinforce and regenerate the historic significance
of buildings and corridors within the historic area and its environs.
f. Strategic Parking Resources: Promote development of adequate parking
resources in strategic areas of the WDBD and pedestrian walkways linking major
retail activity centers, as well as social, civic, recreational, or cultural attractions
within the downtown and waterfront area.
g. Mix of Land Uses: Achieve a higher level of urban design amenities together with
a broader mix of land uses attractive to potential users of the downtown and
waterfront area.
h. Regulatory Concepts: Provide a planning and management framework that
incorporates regulatory concepts necessary to implement redevelopment
9 1 P a g e
planning objectives together with the recommendations of the historic surveys
of the downtown area and the historic residential area along the Park Avenue
Corridor.
Policy FLU 1.11.3: Establish Aesthetic Cohesiveness in the City's Lake Monroe
Waterfront Corridor and Historic Downtown District through an Architectural
Design Program. The City shall continue to enforce LDRs that enhance the identity
design, and vitality of the Lake Monroe waterfront commercial area and the historic
commercial district. The Lake Monroe waterfront corridor and historic commercial district
shall continue to be part of an architectural design program which shall be coordinated
closely with the public and private special interest groups concerned with promoting the
central traditional neighborhood.
OBJECTIVE FLU 1.12: Promote Westside Industry and Commerce (WIC). The
"Westside Industry and Commerce" (WIC) area is a mixed use designation intended to
promote the development of employment centers in the vicinity of the West SR 46
corridor and the commuter rail station. The corridor's proximity to 1-4 as well as SR 417
and the SunRail commuter line provides access to Regional markets and a substantial
labor force. The CSX Main Rail Line also provides a transportation amenity of Regional
significance.
Policy FLU 1.12.1 Establish parameters for development within the WIC. The WIC
designation shall be limited to that area of Sanford generally bound by the CSX railroad
to the north and SR 417 to the south. The WIC designation permits both a vertical and
horizontal land use mix of commercial, office, residential, and the maximum intensity for
commercial, office, and industrial development as a floor area ratio is 0.50. The residential
density shall be a minimum of 10 dwelling units per acre and a maximum of 20 dwelling
units per acre, where compatible with adjacent uses. Distribution of specific densities and
intensities for this district shall be in accordance with Table FLU -2.
New development shall be required to address infrastructure needs, provision of
services, development phasing, development intensity and land use compatibility as
part of an integrated design scheme which includes very detailed strategies and
techniques for resolving development impacts. PD proposals in the WIC area may be the
subject of negotiated development agreements. No development order shall be granted
prior to approval by the City of the development agreement. Development within the WIC
area existing prior to the adoption of this Plan will be "grandfathered."
All new development in the Westside Industry and Commerce Area shall comply with the
performance criteria outlined in Policy FLU 1.1.7, as well as the following:
• Requirements and procedures for obtaining a WIC mixed use Future Land Use Map
designation and appropriate zoning;
• Standards for controlled access and internal circulation, including cross access
easements and joint use of driveways;
101 Page
• Development standards for Gateway Corridor Development Districts, including
requirements for buffer yards, landscaping, and screening, off-street parking,
and signage; and
• Planning and management criteria regulating the land use mix, intensity, and
qualitative standards for assuring land use compatibility and consistency with the
Comprehensive Plan.
Section 3. Implementing Administrative Actions.
The City Manager, or designee, is hereby authorized to implement the provisions
of this Ordinance as deemed appropriate and warranted.
Section 4. Savings Provision; Ratification of Prior Actions.
The prior actions of the City Commission and its agencies in enacting and
causing amendments to the Comprehensive Plan of the City of Sanford, as well as the
implementation thereof, are hereby ratified and affirmed.
Section 5. Severability.
If any section, sentence, phrase, word, or portion of this Ordinance proves to be
invalid, unlawful or unconstitutional, it shall not be held to impair the validitrdinorce or
effect of any other action or part of this Ordinance.
Section 6. Conflicts.
All ordinances or parts of ordinances in conflict herewith are hereby repealed.
Section 7. Codification/Instructions to Code Codifier.
It is the intention of the City Commission of the City of Sanford, Florida, and it is
hereby ordained that the provisions of Section 1 (b) and Section 2 of this Ordinance
shall become and be made a part of the codified version of the City of Sanford
Comprehensive Plan and/or the Code of Ordinances of the City of Sanford, Florida.
Section 8. Effective Date.
The Comprehensive Plan amendment set forth herein shall not become
11 1Page
effective, in accordance with Section 163.3184(3), Florida Statutes, until 31 days after
the State land planning agency (Florida Department of Economic Opportunity) notifies
the City that the Comprehensive Plan amendment package is complete. If timely
challenged, the Comprehensive Plan amendment shall not become effective until the
said State land planning agency or the Administration Commission enters a final order
determining the adopted amendment to be in compliance.
Passed and adopted this 24th day of April, 2023.
Attest:
ID
Traci HouchiQ MMC, FCRM
t Clerks
���eYn t
Approved as to form and leg ity:
k0w'�'
William L. Colbert
City Attorney
121Page
City Commission A of the City of
Sanford, Florida
Mayor
FST. 1$i
SkNFORD
CITY OF --�� �� "�'� WS _ RM X
FLORIDA Item No. "r
CITY COMMISSION MEMORANDUM 23-077
APRIL 24, 2023 AGENDA
TO: Honorable Mayor and Members of the City Commission
PREPARED BY: Eileen Hinson, AICP —Planning Director
SUBMITTED BY: Norton N. Bonaparte, Jr., ICMA-CM, C' anager
SUBJECT: First Comprehensive Plan Text Amen ment — 20 — Adoption Hearing
STRATEGIC PRIORITIES:
❑ Unify Downtown & the Waterfront
❑ Promote the City's Distinct Culture
® Update Regulatory Framework
❑ Redevelop and Revitalize Disadvantaged Communities
SYNOPSIS:
The first Comprehensive Plan Text Amendment for 2023 has been prepared to facilitate viable
commercial development within the WDBD, Waterfront Downtown Business District and to
ensure a more equitable balance of residential and non-residential development within the WIC,
Westside Industry and Commerce.
FISCAL/STAFFING STATEMENT:
The modification of the WIC and WDBD land use will afford a greater mix of development and
potential additional of non-residential tax base if adopted.
No additional staffing is anticipated, if the Comprehensive Plan text amendment is approved.
BACKGROUND:
The first Comprehensive Plan Amendment for 2023 consists of proposed text amendments to
update the Westside Industry & Commerce (WIC) as well as the Waterfront Downtown Business
District (WDBD) in the Future Land Use (FLU) Element of the Comprehensive Plan.
On January 5, 2023, the Planning and Zoning Commission held a discussion during staff reports
to discuss the potential changes to the Future Land Use element of the City's Comprehensive Plan.
Staff provided an analysis of the existing development trends and discussed potential language
changes to both the WIC and WDBD.
At the meeting, staff and the local planning agency discussed the possibility of raising the
maximum floor area ratio within the WDBD west of French Avenue/ US 17-92. At that time Staff
proposed raising the FAR to 0.5 west of French Avenue, while leaving the FAR east of French
Avenue at 2.0. After discussion, the LPA recommended to staff to unify the land use district as a
whole under the same FAR. The proposed text amendment unify all lands within the WDBD under
one floor area for commercial and provide an opportunity for more viable infill development. Post
approval of first reading of this item, Staff received a letter of no objection from the Florida
Department of Economic Opportunity (DEO) regarding the subject comprehensive plan text
amendment. On February 27, 2023, the City of Sanford City Commission voted to approve the
First Comprehensive Plan Text Amendment for 2023 to update the WIC as well as the WDBD in
the Future Land Use FLU Element of the Comprehensive Plan.
The current FLU Element Table FLU -2 breaks down the Mixed -Use Land Use classifications into
generalized categories of Commercial, Industrial and Residential and defines the intended mix as
they relate to the overall districts. The following reflects the current table and the proposed
changes.
Chapter 1: Future Land Use Element
Table FLU -2: Mixed Use Future Land Use Densities/Intensities
Notes:
Du/acre = dwelling units per acre as defined in Policy FLU 1.2.1; FAR = Floor Area Ratio; MF = Multifamily; SF = Single Family
The percent distribution represents minimum and maximum percentage mix for each use. The percentage distribution of uses is
measured for the total area of the land use designation. Uses must be consistent with adjacent land uses.
* Where no density range is provided, it may be assumed that there is no minimum density requirement, where compatible with
adjacent uses.
The m—ax-iffluin intensity of nonresidential development, other than indw#rial, measuFed as a flnoraron ratif) 0 fqr flip aroa
east effirene-h Avenue, and 03-5 ffir the Areas west 412reneh Avenue whorp eempaiible with ac�aeent uses. See Pokey Vlnul.84
F nF ati
DENSITY/INTENSITY (MIN/MAX)-
PERCENTAGE DISTRIBUTION (MIN/MA)p
LAND USE DESIGNATIONS
MAP
SYMBOL
COMMERCIAL
INDUSTRIA
RESIDENTIAL
1.0 FAR
0.50 FAR
50 du/acre
I-4 High Intensity
HI
50%/85%
0%/10%
--
0%/40%
Waterfront/
g./ 2.0 FAR—**
0.5 FAR
50 du/acre
Downtown
WDBD
Business District
30%/70%
0%/10%
30%/40%
Mixed
Use
Districts
Westside Industry
& Commerce
WIC
0.50 FAR
0.50 FAR
10 / 20 du/acre
15%150%
30%/75%
109,6/4030%**
Residential/ Office/
Institutional
ROI
0.35 FAR
75%/100%
n/a
20 du/acre
0%140%
Airport Industry &
Commerce
AIC
1.0 FAR
1.0 FAR
10/50 du/acre
(MF)
1 du/acre (SF)
25%/75%
50%/75%
0%/10%
Notes:
Du/acre = dwelling units per acre as defined in Policy FLU 1.2.1; FAR = Floor Area Ratio; MF = Multifamily; SF = Single Family
The percent distribution represents minimum and maximum percentage mix for each use. The percentage distribution of uses is
measured for the total area of the land use designation. Uses must be consistent with adjacent land uses.
* Where no density range is provided, it may be assumed that there is no minimum density requirement, where compatible with
adjacent uses.
The m—ax-iffluin intensity of nonresidential development, other than indw#rial, measuFed as a flnoraron ratif) 0 fqr flip aroa
east effirene-h Avenue, and 03-5 ffir the Areas west 412reneh Avenue whorp eempaiible with ac�aeent uses. See Pokey Vlnul.84
F nF ati
** Any proposed residential development within the WIC Land Use shall be mixed-use and shall consist of no less than two (2l
uses with a minimum of thirty -five -05) percent of the site allocated to non-residential.
WATERFRONT DOWNTOWN BUSINESS DISTRICT
As presented to the Planning and Zoning Commission, the suggested changes in the language for
WDBD were as follows:
Policy FLU 1.11.1: Maintain Density/Intensity Standards. Intensity and density
standards within the WDBD have been designed to attract quality private
investment and stimulate the vibrant atmosphere of mixed-use activity that is
typical of a thriving downtown. Developers in the WDBD may utilize the Urban Infill
Redevelopment (UIR) program, outlined in Policy FLU 2.2.7 to further maximize
floor area ratios and multifamily residential densities. The maximum intensity of
nonresidential development, other than industrial, measured as a floor area ratio
is 2.0 for the aFeas east ef FrenGh AveRue,
the of the UIR ppegram iRdiyid al deyelopmeRtS may ovrocrt
these maximi rn fleer area raties aR d res*dential densities The maximum density
for residential development shall be 50 units per acre. The maximum floor area
ratio for industrial uses shall be 0.50. Distribution of specific densities and intensities
for this district shall be in accordance with Table FLU -2.
The following identifies the changes (in green) being presented to the City Commission
following the discussion.
Policy FLU 1.11.1: Maintain Density/Intensity Standards. Intensity and density
standards within the WDBD have been designed to attract quality private
investment and stimulate the vibrant atmosphere of mixed-use activity that is
typical of a thriving downtown. Developers in the WDBD may utilize the Urban Infill
Redevelopment (UIR) program, outlined in Policy FLU 2.2.7 to further maximize
floor area ratios and multifamily residential densities. The maximum intensity of
nonresidential development, other than industrial, measured as a floor area ratio
Is 2.0ferthe aFeas -east of F=FeRGh Avenue, n.,n„rt�,(1 ` 5 for the areas est of F enGhr
Aveni�TTescve fleei—area— rra ties aF"eco'rnrtended toillustratethe arnGHRt 9T
development OR beth speGifin nnrnels and in the dictriGt overall However, where
the future land use affords a greater density or intensity than the existing zoning
classification allows, individual developments may request to exceed the
maximum zoning imposed floor area ratios or residential densities if approved
through the implementation of the UIR program. The maximum density for
residential development shall be 50 units per acre. The maximum floor area ratio
for industrial uses shall be 0.50. Distribution of specific densities and intensities for
this district shall be in accordance with Table FLU -2.
WESTSIDE IDUSTRY AND COMMERCE
The following objective, FLU 1. 12, identifies the purpose of the WIC:
OBJECTIVE FLU 1.12: Promote Westside Industry and Commerce (WIC). The
"Westside Industry and Commerce” (WIC) area is a mixed use designation intended to
promote the development of employment centers in the vicinity of the West SR 46 corridor
and the commuter rail station. The corridor's proximity to I-4 as well as SR 417 and the
SunRail commuter line provides access to Regional markets and a substantial labor force. The
CSX Main Rail Line also provides a transportation amenity of Regional significance.
However, the primary objective remains the creation of employment centers recognizing the
strategic location assets of WIC designated land. Economic Development efforts within the City
remain concentrated in the WIC area, and residential conflicts are beginning to reduce the City's
ability to attract industrial users. More specifically, the WIC currently allows for residential uses
to comprise 10%-40% of WIC lands, measured in aggregate.
The City's Economic Development overall goal remains focused on growing the non-residential
tax base, through attraction/retention/expansion of quality jobs that pay family sustaining wages.
Sanford's growing manufacturing base is beginning to abut residential uses within the WIC.
Prospective industries looking to locate or expand in Sanford is are aware of residential growth on
adjacent land. Residential proliferation throughout the WIC is causing concerns for the WIC
business community. Both manufacturers and residents have concerns with negative spillover
effects associated with these adjacent development patterns.
Analysis has shown that he current residential use mix is approximately 24% within the WIC.
Economic Development strongly believes that allowing residential use to reach the 40% cap
allowed in the WIC designation will significantly impede the ability to achieve the employment
center objective spelled out in FLU 1.12. Moreover, we believe that further growth of residential
may begin to impact the economic development goals of the City of Sanford.
The City Commission approved the amendment on first reading on February 27, 2023 for the
purpose of transmitting to the Department of Economic Opportunity (DEO) for compliance
review. In compliance with Florida statutes, the amendment was transmitted for state review.
The City received correspondence from DEO on April 5, 2023 confirming review and a
determination of no comment.
LEGAL REVIEW:
This matter is not a quasi-judicial matter as amendments to local government comprehensive plans
are legislative in nature. That being said, if a proposal to amend the City's Comprehensive Plan is
to be recommended for denial, it would be appropriate to state the particular reason for such a
recommendation to be considered by the City Commission - such as the proposal is internally
inconsistent with a goals, objectives or policies of the Comprehensive Plan or inconsistent with
controlling State law or the like.
The Assistant City Attorney has reviewed this item and drafted the proposed Ordinance.
The City Commission approved the first reading of Ordinance No. 4724 on February 27, 2023.
The City Clerk published notice of the 2nd Public Hearing in the Sanford Herald on April 19, 2023.
RECOMMENDATION:
Staff recommends the City Commission adopt Ordinance No. 4724, for the First Comprehensive
Plan Text Amendment for 2023.
Additional comments or recommendations may be presented by staff at the meeting.
SUGGESTED MOTION:
"I move to enact Ordinance No. 4724."
Attachments: (1). Ordinance No. 4724.
(2). Letter of Support from Economic Development
(3). Excerpts of Text Amendment for WIC and WDBD amendments
(3). Communication from the FDEO.
CITY OF
SA.NFORD
ECONOMIC DEVELOPMENT
\ DEPARTMENT
Memo
To: Eileen Hinson- Director, Planning Department
From: 'Motif 'Comerlin. Director, Economic Development
Pamela Lynch, Executive Director, SORA
cc: Tony Raimondo. Director. Planning and Dc clopment Services
Date: December 27. 2022
Ile: Residential Allowance in the Westside Industry & Commerce (WIC)
Future Land Use Designation, City of Sanford Comprehensive Plan
This mento is written in reference to the City's Westside Industry & Commerce Park f=uture
Land Use Designation. hereafter abbreviated as WIC. The land use objective of the WIC is for
the creation of employment centers, as outlined in Objective FLU 1.1? as follows:
OBJECTIVE FLU 1.12: Promote Westside Industry and Commerce (WIC). Thr. "11'estside
Industry am Cominei-c•e" /1V/0 area is a mixed use designation hilended io pl'omore the
development r)l emplovinen►t centers in the vicinih, of fhe 11'esr SR -!h enr►•idor and the c•ommniter rail
station. The c•ol-ridor'.s proximih• l01-4 as tire/( as SR 417 and the .SunRail cominwer lime provides
access to Regional man•kels and a substantial lahol Jorc•e. 'i'!te CSX ,4lain Rail line also provides a
111anspol'tation amenitl• or Regional sli;,n fe'tl!►Ce.
As noted in FLU 1.12. the WIC is intended to be a mixed use designation, however. the primary
objective remains the creation of employment centers recognizing, the strategic location assets
of WIC designated land. Economic Development efforts within the City remain concentrated in
the WIC area. and residential conflicts are beginning to cloud our ability to attract industrial
users. More specifically, tine WiC allows Ibr residential uses to comprise 10%-40% of WIC
lands. measured in aggregate (sec attached table).
The City's overarching Economic Development goal remains focused on growing the
conunercial tax base. through attraction/retention/expansion of quality -jobs that pay family
sustaining wages. Sanford's _rowing manul-acturin�g, base is beginning to abut residential uses
within the WiC. Any prospective firm looking to locate or expand in Sanford is keenly aware
of what is happening on adjacent land. Residential advancement into the WiC is beginning to
cause concerns for the WiC business comnttutity. Both manufacturers and residents are
becoming concerned with ne`_ative spillover effects associated this adjacent development
pattern.
We understand the current residential use mix is approximately 24% within the WIC.
Economic Development strongly believes that allowing residential use to reach the 40% cap
An Woodruff Sheena Britton Kerry S. Wiggins, Sr. Patrick Austin Patty Mahany Norton N. Bonaparte, Jr.
Mayor District 1 District 2 District 3 District 4 City Manager
City Hall. 2 ' Floor - 300N. Pari. Avenue- 1,anfotd, FL 32771-1244 - PO Bor. 1788 • Sanford FL, 32772 1786
p. 407688.5007 - f. 407.6885002• sanfordfLgov
CITY OF
S.,kNFORD
ECONOMIC DEVELOPMENT
DEPARTMENT
allo%ved in the WIC designation will significantly impede the ability to achieve the employment
center Objective spelled out in FLU 1.12. tvloreovcr. eve believe that filrther growth of
residential may begin to impact the overarching economic development goal shared above.
Therefore. please accept this memo as our strong recommendation to consider reducing the
maximum allowable residential mix to a level below the current 40% threshold.
Should you have any questions. please reach out.
II C010MUNITY GROWTH
The distribution range of uses in the mixed-use designations below represents an area wide
composite land use mix.
Table FLU -2: Mixed Use Future Land Use Densities/Intensities
I totes
Dulacie = dwelling units per acre as defined in Policy FLU 12 1. FAR = Floor Area Ratio, MF = Multifamily, SF = Single
Family The percent distribution represents minimum and maximurn percentage mix for each use. The percentage
distribution of uses is measured for the total area of the land use designation Uses must be consistent Willi adjacent
land uses
' Where no density range is provided, it may be assumed that there is no minimum density requirement, where
compatible with adjacent uses
" The maximum intensity of nonresidential development, other than industrial, measured as a floor area ratio is 2 0 for
the areas east of French Avenue, and 0 35 for the areas west of French Avenue. where compatible with adjacent uses
See policy rLlrt 8 1 for more information
Art Woodruff Sheena Britton Kerry S. Wiggins, Sr. Patrick Austin Patty Mahany Norton N. Bonaparte, Jr.
Mayor District I District 2 District 3 District 4 City Manager
City Hall, I I wr • IOU % I'orl. A•n•nuc • .,,u lord, Ft 3-2771 11.1-1 • NO Lox 1788 • Sanfuril FL, 31772 1 788
p, •t07 c fi5.5u0; f. 407.688.5002 - sanfordf slov
DENSITY/INTENSITY (MINIMAX)"
LAND USE DESIGNATIONS
MAP
PERCENTAGE DISTRIBUTION (MIN/MA)g
SYMBOL
COMMERCIAL INDUSTRIAL RESIDENTIAL
1.0 FAR 0.50 FAR 50 du/acre
j
1-4 High Intensity
HI
---
50%/85% 0%/ to% 0%/40%
Waterfront/
0.35 12.0 FAR '
0.5 FAR
50 du/acre
Downtown
WDBD
--- --
30%170%
- --
0%/10%
30%/40%
Business District
i
Westside Industry
0.50 FAR
0.50 FAR
10120 dulacre
Mixed
& Commerce
WIC
- - --- -
15%150%
- -- -
30%175%
- - -- - _
10%140%
Use
-- ---- -
— - -
-
- -
20 dulacre
Districts
Residential/ Office/
0.35 FAR
Institutional
ROI
n/a
° °
0/°/40/
75%/100%
Industry
FAR
1.0 FAR
10/5( (MF) Airport
Commerce
AIC
_-_1.0
—
25%/75%
50%175%
1 du/acre (SF)
0;1C / 10%
I totes
Dulacie = dwelling units per acre as defined in Policy FLU 12 1. FAR = Floor Area Ratio, MF = Multifamily, SF = Single
Family The percent distribution represents minimum and maximurn percentage mix for each use. The percentage
distribution of uses is measured for the total area of the land use designation Uses must be consistent Willi adjacent
land uses
' Where no density range is provided, it may be assumed that there is no minimum density requirement, where
compatible with adjacent uses
" The maximum intensity of nonresidential development, other than industrial, measured as a floor area ratio is 2 0 for
the areas east of French Avenue, and 0 35 for the areas west of French Avenue. where compatible with adjacent uses
See policy rLlrt 8 1 for more information
Art Woodruff Sheena Britton Kerry S. Wiggins, Sr. Patrick Austin Patty Mahany Norton N. Bonaparte, Jr.
Mayor District I District 2 District 3 District 4 City Manager
City Hall, I I wr • IOU % I'orl. A•n•nuc • .,,u lord, Ft 3-2771 11.1-1 • NO Lox 1788 • Sanfuril FL, 31772 1 788
p, •t07 c fi5.5u0; f. 407.688.5002 - sanfordf slov
GOALS, OBJECTIVES & POLICIES
GOAL FLU 1:
MANAGE LAND USE DISTRIBUTION AND PROVISION OF SERVICES AND FACILITIES. THE
CITY SHALL PROMOTE AN ORDERLY DISTRIBUTION OF LAND USES IN AN
ECONOMICALLY, SOCIALLY, AND ENVIRONMENTALLY ACCEPTABLE MANNER WHILE
ENSURING THE ADEQUATE AND TIMELY PROVISION OF SERVICES AND FACILITIES TO
MEET THE NEEDS OF THE CURRENT AND PROJECTED POPULATIONS.
Future Land Use
OBJECTIVE FLU 1.1: Implement the Future Land Use Map Series. The City shall adopt and
implement the Future Land Use Map (FLUM) series in the Future Land Use Element goals of the
Comprehensive Plan. The Future Land Use Map series reflects the City policy for managing the
allocation of future land use. The Future Land Use Map Series (Base Year 2009) is supported by
the Comprehensive Plan - Data, Inventory, and Analysis (2009). The Future Land Use Map
includes the land use categories with corresponding densities and intensities and which are
further implemented through the City's Land Development Regulations (LDR). The City shall not
approve land use amendments, zoning changes, or development in conflict with these densities
and intensities. The LDRs shall encourage the use of innovative development techniques to
achieve a mix of uses, where appropriate. The following future land use categories are contained
on the City's FLUM:
Table FLU -1: Future Land Use Densities/Intensities
LAND USE DESIGNATIONS
MAP SYMBOL
DENSITY/INTENSITY
(MAXIMUM) (5)
Residential
Low Density Residential -
Single Family
LDR-SF
6 du/acre
Low Density Residential -
Mobile Home
LDR-MH
6 du/acre
Medium Density
Residential
MDR
10 du/acre
Medium Density Residential
MDR
15 du/acre
High Density Residential
HDR
20 du/acre
Suburban Estates
SE
1 du/acre
Commercial
Neighborhood Commercial,
Office
NC
0.35 FAR
General Commercial(4),
Office
GC
0.50 FAR
Industrial
1
0.50 FAR
VI SUPPORTING MAP SERIES
Notes:
(1) Within wetlands, aquatic habitats, floodways and drainageways no development is permitted pursuant
to this plan. However, in certain cases, in order to avoid a taking of property without just compensation,
the City shall negotiate a minimal development right necessary to provide "reasonable" use of the land.
In such cases, development shall be shifted to the upland portion of the site. However, where no upland
exists, development rights within the wetland, floodways or drainageways shall be negotiated in order to
protect private property rights and preserve "reasonable" use of the land while preserving the physical
and biological functions of the wetlands, floodways and/or drainageways through mitigation techniques
identified in the policies cited herein.
(2) The Floor Area Ratio (FAR) for these areas shall be restricted pursuant to this plan performance, (See
Conservation Element Policy 5-1.2.6). In no case shall the FAR exceed the FAR for the underlying
Comprehensive Plan Future Land Use designation. However, the building footprint and total
impermeable surface shall be restricted to maximize permeable surface while preserving a "reasonable"
development right pursuant to the policies identified herein.
(3) Where a Federal, State, or Regional agency has jurisdiction over a resource protection area, the City
shall not grant a development right which exceeds the development right provided by such agencies
having jurisdiction.
(4) Where compatible with adjacent uses, Multifamily residential no greater than 20 units per acre is
permitted as a secondary use to the general commercial uses provided the residential use is not more
than 40 percent of the square footage of the general commercial use on the site. The provision of
residential must result in a no net increase in demand for public facilities (not including schools) greater
than that which would be required for general commercial uses.
(5) Densities/intensities are subject to compliance with the City's Concurrency Management System (CMS)
(See Policies FLU1.1.9 and M1.1.6). Where located within designated Transportation Concurrency
Exception Areas (TCEA), developments shall meet the criteria outlined therein in order to achieve desired
densities/intensities (Objective FLU2.3 and M1.2).
VI -2
DENSITY/INTENSITY
LAND USE DESIGNATIONS
MAP SYMBOL
(MAXIMUM) (5)
Includes: Education, Public
Facilities Transportation,
Public/semi-public
Private Recreation, and
PSP
0.35 FAR
other Institutional
Parks,
Recreation and
Includes Municipal
PRO
0.25 FAR
Open Space
Recreation and Open Space
Wetlands and Aquatic
Habitats('); Floodways and
Drainageways('); Aquifer
Resource protection
Recharge Area (2); Wellfield
RP
See Notes Below
Protection Areas(�); Upland
Wildlife Habitats(�);
Floodplains(2)
Notes:
(1) Within wetlands, aquatic habitats, floodways and drainageways no development is permitted pursuant
to this plan. However, in certain cases, in order to avoid a taking of property without just compensation,
the City shall negotiate a minimal development right necessary to provide "reasonable" use of the land.
In such cases, development shall be shifted to the upland portion of the site. However, where no upland
exists, development rights within the wetland, floodways or drainageways shall be negotiated in order to
protect private property rights and preserve "reasonable" use of the land while preserving the physical
and biological functions of the wetlands, floodways and/or drainageways through mitigation techniques
identified in the policies cited herein.
(2) The Floor Area Ratio (FAR) for these areas shall be restricted pursuant to this plan performance, (See
Conservation Element Policy 5-1.2.6). In no case shall the FAR exceed the FAR for the underlying
Comprehensive Plan Future Land Use designation. However, the building footprint and total
impermeable surface shall be restricted to maximize permeable surface while preserving a "reasonable"
development right pursuant to the policies identified herein.
(3) Where a Federal, State, or Regional agency has jurisdiction over a resource protection area, the City
shall not grant a development right which exceeds the development right provided by such agencies
having jurisdiction.
(4) Where compatible with adjacent uses, Multifamily residential no greater than 20 units per acre is
permitted as a secondary use to the general commercial uses provided the residential use is not more
than 40 percent of the square footage of the general commercial use on the site. The provision of
residential must result in a no net increase in demand for public facilities (not including schools) greater
than that which would be required for general commercial uses.
(5) Densities/intensities are subject to compliance with the City's Concurrency Management System (CMS)
(See Policies FLU1.1.9 and M1.1.6). Where located within designated Transportation Concurrency
Exception Areas (TCEA), developments shall meet the criteria outlined therein in order to achieve desired
densities/intensities (Objective FLU2.3 and M1.2).
VI -2
VI SUPPORTING MAP SERIES
The distribution range of uses in the mixed-use designations below represents an area wide
composite land use mix.
Table FLU -2: Mixed Use Future Land Use Densities/Intensities
Notes:
Du/acre = dwelling units per acre as defined in Policy FLU1.2.1; FAR = Floor Area Ratio; MF = Multifamily; SF = Single
Family The percent distribution represents minimum and maximum percentage mix for each use. The percentage
distribution of uses is measured for the total area of the land use designation. Uses must be consistent with adjacent
land uses.
Where no density range is provided, it may be assumed that there is no minimum density requirement, where
compatible with adjacent uses.
the-m"mum4nter4sity-0f-aepr-esideRfial-develepment,ether-4haa-iRdustrial,-measur-ed as a flee a area is 2.0 for
the -areas -east sf F-rensh-Avenue,ad 9 35fA reas-west-ef-F `eRsh-Avenue, where-sempaifble-with-,adjacent-uses.
See-poli^,-FLkt?g.1--fer-moF&4Rfemaatien-
'* A� proposed residential development within the WIC Land Use shall_ consist_ of no less than two =(2)_uses _with _a
minimum of thirty-five-. 35percent of the site allocated to the lesser use..
VI -3
DENSITY/INTENSITY (MIN/MAX)-
PERCENTAGE DISTRIBUTION (MIN/MAS
LAND USE DESIGNATIONS
MAP
SYMBOL
COMMERCIAL
INDUSTRIAL
RESIDENTIAL
1.0 FAR
0.50 FAR
50 du/acre
I-4 High Intensity
HI
50%/85%
0%/10%
0%/40%
Waterfront/
0:31/ 2.0 FAR -
0.5 FAR
50 du/acre
Downtown
WDBD
Business District
30%170%
0%/10%
30%/40%
Mixed
Westside Industry
& Commerce
WIC
0.50 FAR
0.50 FAR
10 / 20 du/acre
15%/50%
30%/75%
10% :%`"'
Use
Districts
Residential/ Office/
Institutional
ROI
0.35 FAR
75%/100%
n/a
20 du/acre
0%140%
Airport Industry &
Commerce
AIC
1.0 FAR
1.0 FAR
10/50 du/acre
(MF)
1 du/acre (SF)
25%175%
50%175%
0%/10%
Notes:
Du/acre = dwelling units per acre as defined in Policy FLU1.2.1; FAR = Floor Area Ratio; MF = Multifamily; SF = Single
Family The percent distribution represents minimum and maximum percentage mix for each use. The percentage
distribution of uses is measured for the total area of the land use designation. Uses must be consistent with adjacent
land uses.
Where no density range is provided, it may be assumed that there is no minimum density requirement, where
compatible with adjacent uses.
the-m"mum4nter4sity-0f-aepr-esideRfial-develepment,ether-4haa-iRdustrial,-measur-ed as a flee a area is 2.0 for
the -areas -east sf F-rensh-Avenue,ad 9 35fA reas-west-ef-F `eRsh-Avenue, where-sempaifble-with-,adjacent-uses.
See-poli^,-FLkt?g.1--fer-moF&4Rfemaatien-
'* A� proposed residential development within the WIC Land Use shall_ consist_ of no less than two =(2)_uses _with _a
minimum of thirty-five-. 35percent of the site allocated to the lesser use..
VI -3
VI SUPPORTING MAP SERIES
OBJECTIVE FLU 1.11: Maintain Waterfront(Downtown Business District (WDBD). The
Waterfront/ Downtown Business District is designed to provide centralized residential, governmental,
cultural, institutional, and general commercial activities within the downtown and waterfront urban
area, while preserving the City's historic character and cultural heritage through context -sensitive
design. The designation provides a planning and management framework for promoting the
revitalization, development and redevelopment of the Lake Monroe waterfront and the historic
downtown commercial area as designated on the Future Land Use Map. This expanded land use
category includes the City's historic central business district, and is in response to the goals contained
in the Lake Monroe Waterfront and Downtown Sanford Community Redevelopment Area Plan. The
purpose of the WDBD is to:
• Generate a revitalization effort that attracts private sector investment and strengthens the
City's economy;
• Establish the district as a Regional center;
• Strengthen public/private partnerships;
• Enhance the livability of North Seminole County by encouraging improved residential, retail,
educational, cultural and entertainment opportunities; and
• Provide the framework for redevelopment and infill.
The WDBD is located in Seminole County's Urban Service Area, and is comprised of those areas
that are in close proximity to, and have historically, been most influenced by the St. Johns River
and Lake Monroe. The Waterfront/Downtown Business District is designated as the City's central
business district. The western portion of the WDBD contains commercial uses based upon the
railway line, as well as significant institutional, residential, and recreational facilities located
therein.
Policy FLU 1.11.1: Maintain Density/Intensity Standards. Intensity and density standards
within the WDBD have been designed to attract quality private investment and stimulate the
vibrant atmosphere of mixed-use activity that is typical of a thriving downtown. Developers in the
WDBD may utilize the Urban Infill Redevelopment (UIR) program, outlined in Policy FLU 2.2.7 to
further maximize floor area ratios and multifamily residential densities. The maximum intensity of
nonresidential development, other than industrial, measured as a floor area ratio is 2.0 fey the
aFeas east ef F=reRGh AveRue, and 9.35 fGF the a.FP_a4S viest ef F=PeRGh AVeRye. These floor area
F249-0 are
iRtel'1
However, where the future land use affords a greater density or intensity than the
existing zoning classification allows, individual developments may request to exceed the
maximum zoning imposed floor area ratios or residential densities if approved through the
implementation of the UIR program. The maximum density for residential development shall be
50 units per acre. The maximum floor area ratio for industrial uses shall be 0.50. Distribution of
specific densities and intensities for this district shall be in accordance with Table FLU -2.
Policy FLU 1.11.2: Apply Performance Criteria. All new development shall comply with the
following criteria, all of which shall be implemented through mandatory site plan review of new
development:
a. Historic District Compatibility: The design of future development and redevelopment within
the vicinity of the historic district shall be compatible with the design of buildings of historic
significance which are located within the historic area and its environs. Site plan review
shall incorporate criteria to ensure that the design of new structures, including building
materials, roof lines, fenestration and setbacks, are compatible with buildings of historic
NMI
VI SUPPORTING MAP SERIES
significance.
Parking Provisions: New development within the WDBD shall be served by adequate
parking resources. New development shall provide off-street parking sufficient to serve
each proposed new development either on site or through the provision of a shared parking
agreement or shall otherwise comply with the provisions of this Comprehensive Plan and
implementing land development regulations.
c. Urban Design Amenities: Proposed new development shall provide a higher level of urban
design amenities including landscaping, compatible signage, and pedestrian linkages
together with a broader mix of land uses attractive to potential users of the downtown area.
Site Plan Review Process: The site plan review process shall include management
procedures necessary to implement the WDBD development criteria, objectives and
policies cited in the Comprehensive Plan. Where appropriate, the site plan review process
shall ensure the preservation and enhancement of the "original" traditional neighborhood
by implementing the recommendations of the historic surveys of the downtown area and
the historic residential area along the Park Avenue Corridor.
e. Reinforce/Regenerate Historic Buildings: Encourage development and redevelopment of
projects that reinforce and regenerate the historic significance of buildings and corridors
within the historic area and its environs.
f. Strategic Parking Resources: Promote development of adequate parking resources in
strategic areas of the WDBD and pedestrian walkways linking major retail activity centers,
as well as social, civic, recreational, or cultural attractions within the downtown and
waterfront area.
g. Mix of Land Uses: Achieve a higher level of urban design amenities together with a broader
mix of land uses attractive to potential users of the downtown and waterfront area.
h. Regulatory Concepts: Provide a planning and management framework that incorporates
regulatory concepts necessary to implement redevelopment planning objectives together
with the recommendations of the historic surveys of the downtown area and the historic
residential area along the Park Avenue Corridor.
Policy FLU 1.11.3: Establish Aesthetic Cohesiveness in the City's Lake Monroe Waterfront
Corridor and Historic Downtown District through an Architectural Design Program. The City
shall continue to enforce LDRs that enhance the identity design, and vitality of the Lake Monroe
waterfront commercial area and the historic commercial district. The Lake Monroe waterfront corridor
and historic commercial district shall continue to be part of an architectural design program which
shall be coordinated closely with the public and private special interest groups concerned with
promoting the central traditional neighborhood.
OBJECTIVE FLU 1.12: Promote Westside Industry and Commerce (WIC). The "Westside
Industry and Commerce" (WIC) area is a mixed use designation intended to promote the
development of employment centers in the vicinity of the West SR 46 corridor and the commuter rail
station. The corridor's proximity to 1-4 as well as SR 417 and the SunRail commuter line provides
access to Regional markets and a substantial labor force. The CSX Main Rail Line also provides a
transportation amenity of Regional significance.
VI -5
VI SUPPORTING MAP SERIES
Policy FLU 1.12.1 Establish parameters for development within the WIC. The WIC
designation shall be limited to that area of Sanford generally bound by the CSX railroad to the
north and SR 417 to the south. The WIC designation permits both a vertical and horizontal land use
mix of commercial, office, residential, and the maximum intensity for commercial, office, and industrial
development as a floor area ratio is 0.50. The residential density shall be a minimum of 10 dwelling
units per acre and a maximum of 20 dwelling units per acre, where compatible with adjacent uses.
Distribution of specific densities and intensities for this district shall be in accordance with Table FLU -2.
New development shall be required to address infrastructure needs, provision of services,
development phasing, development intensity and land use compatibility as part of an integrated
design scheme which includes very detailed strategies and techniques for resolving development
impacts. PD proposals in the WIC area may be the subject of negotiated development agreements.
No development order shall be granted prior to approval by the City of the development agreement.
Development within the WIC area existing prior to the adoption of this Plan will be "grandfathered."
All new development in the Westside Industry and Commerce Area shall comply with the
performance criteria outlined in Policy FLU 1.1.7, as well as the following:
• Requirements and procedures for obtaining a WIC mixed use Future Land Use Map
designation and appropriate zoning;
• Standards for controlled access and internal circulation, including cross access easements
and joint use of driveways;
• Development standards for Gateway Corridor Development Districts, including
requirements for buffer yards, landscaping, and screening, off-street parking, and signage;
and
• Planning and management criteria regulating the land use mix, intensity, and qualitative
standards for assuring land use compatibility and consistency with the Comprehensive Plan.
VI - 6
Ron DeSantis
GOVERNOR
The Honorable Art Woodruff
Mayor, City of Sanford
300 North Park Avenue
Sanford Florida, 32771
Dear Mayor Woodruff:
DE,
FLORIDA DEPARTMENTef
ECONOMIC OPPORTUNnY
April 5, 2023
Meredith Ivey
ACTING SECRETARY
The Department of Economic Opportunity ("Department") has reviewed the proposed
comprehensive plan amendment for the City of Sanford (Amendment No. 23-01ESR) received on March
6, 2023. The review was completed under the expedited state review process. We have no comment on
the proposed amendment.
The City should act by choosing to adopt, adopt with changes, or not adopt the proposed
amendment. For your assistance, we have enclosed the procedures for adoption and transmittal of the
comprehensive plan amendment. In addition, the City is reminded that:
• Section 163.3184(3)(b), F.S., authorizes other reviewing agencies to provide comments directly
to the City. If the City receives reviewing agency comments and they are not resolved, these
comments could form the basis for a challenge to the amendment after adoption.
• The second public hearing, which shall be a hearing on whether to adopt one or more
comprehensive plan amendments, must be held within 180 days of your receipt of agency
comments or the amendment shall be deemed withdrawn unless extended by agreement with
notice to the Department and any affected party that provided comment on the amendment
pursuant to Section 163.3184(3)(c)1., F.S.
• The adopted amendment must be rendered to the Department. Under Section
163.3184(3)(c)2. and 4., F.S., the amendment effective date is 31 days after the Department
notifies the City that the amendment package is complete or, if challenged, until it is found to be
in compliance by the Department or the Administration Commission.
Florida Department of Economic Opportunity I Caldwell Building 1 107 E. Madison Street I Tallahassee, FL 32393
(850) 245.71051 www.FloridaJobs.org I wvrw.Twitter.com/FLDEO I www.Facebook.com/FLDEO
An equal opportunity employer/program. Auxiliary aids and service are available upon request to individuals with
disabilities. All voice telephone numbers on this document may be reached by persons using TTY/7-I'D equipment via
the Florida Relay Service at 711.
The Honorable Art Woodruff
April 5, 2023
Page 2 of 2
If you have any questions concerning this review, please contact Adrian Young, Planning Analyst, by
telephone at (850) 717-8515 or by email at adrian.young@deo.myflorida.com.
Sincerely,
Barbara Powell, Deputy Chief
Bureau of Community Planning and Growth
BP/ay
Enclosure(s): Procedures for Adoption
cc: Eileen Hinson, City of Stanford Department of Planning and Development Services
Tara McCue, Executive Director, East Central Florida Regional Planning Council