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4724 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