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ST. LUCI E COUNTY
COMPREHENSIVE PLAN UPDATE
FUTURE LAND USE ELEMENT
Prepared by:
St. Lucie County
Board of County Commissioners
St. Lucie County
Department of Community Development
January 9, 1990 LAND USE
FUTURE LAND USE ELEMENT
TABLE OF CONTENTS ,
PaQe
INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . 1 - 1
INVENTORY . . . . . . . . . . . . . . . . . . . . . . . 1 - 1
General Description . . . . . . . . . . . . . . . . . 1 - 1
Existing Land Use Overview . . . . . . . . . . . . . 1 - 5
Major Development Philosophy . . . . . . . . . . . . 1 - 6
Description of Existing Land Uses . . . . . . . . . . 1 - 9
Land Use in Adjacent Municipalities and Counties 1- 11
ANALYSIS . . . . . . . . . . . . . . . . . . . . . . . . . 1 - 19
Population . . . . . . . . . . . . . . . . . . . . . 1 - 19
Projected Land Use Needs . . . . . . . . . . . . 1 - 22
Considerations in Land Use Decision Making 1- 26
Soils . . . . . . . . . . . . . . . . . . . . . 1 - 26
Historic Resources . . . . . . . . . . . . . . . 1 - 26
Mineral Resources . . . . . . . . . . . . . . . 1 - 29
Wellfield Protection . . . . . . . . . . . . . . 1 - 29
Redevelopment/Renewal Potential . . . . . . . . 1 - 33
Floodprone Areas . . . . . . . . . . . . . . . 1 - 33
North Fork of the St. Lucie River 1- 36
Availability of Facilities and Services 1- 39
Urban Service Areas . . . . . . . . . . . . . . 1 - 40
FUTURE LAND USE . . . . . . . . . . . . . . . . . . . . . 1 - 41
Future Land Use Map . . . . . . . . . . . . . . . . 1 - 41
Future Land Use Designation . . . . . . . . . . . . . 1 - 43
Land Use Categories . . . . . . . . . . . . . . . . . 1 - 46
Agriculture - 5 (AG-5 ) . . . . . . . . . . . . . 1 - 46
Agriculture - 2.5 (AG-2.5) . . . . . . . . . . . 1 - 46
Residential Estate (RE) . . . . . . . . . . . . 1 - 47
Residential Suburban (RS) . . . . . . . . . . . 1 - 48
Residential Urban (RU) . . . . . . . . . . . . . 1 - 48
Residential Medium (RM) . . . . . . . . . . . . 1 - 48
Residential High (RH) . . . . . . . . . . . . . 1 - 49
Mixed Use Development (MXD) . . . . . . . . . . 1 - 49
Special District ( SD j . . . . . . . . . . . . 1 - 50
Commercial (COM) . . . . . . . . . . . . . . . . 1 - 50
Industrial ( IND ) . . . . . . . . . . . . . . . 1 - 51
Public Facilities (P/F) . . . . . . . . . . . 1 - 51
Transportation/Utilities (T/U) . . . . . . . . . 1 - 51
Historic ( H ) . . . . . . . . . . . . . . . . . . 1 - 52
Conservation . . . . . . . . . . . . . . . . 1 - 52
Residential/Conservation (R/C) . . . . . . 1 - 52
Conservation-Public (CPub) . . . . . . . . 1 - 53
Non-Residential Uses . . . . . . . . . . . . . 1 - 53
GOALS, OBJECTIVES, AND POLICIES . . . . . . . . . . . . . 1 - 55
APPENDIX
A, Population Projection Justification . . . . . . . 1 - 91
i
LIST OF FIGURES
FiQUre paue
1-1 General Location Map . . . . . . . . . . . . . . 1 - 3
1-2 Physiographic Features . . . . . . . . . . . . . 1 - 4
1-3 Community Development Districts . . . . . . . . 1 - 7
1-4 Existing Land Use Distribution . . . . . . . . . 1 - 10
1-4A Adjacent County Land Use . . . . . . . . . . . . 1 - 16
1-4B Generalized Land Use Map (Port St. Lucie) 1- 17
1-4C Generalized Land Use Map (Ft. Pierce) 1- 18
1-5 General Soil Map . . . . . . . . . . . . . . . . 1 - 27
1-5A Historic Resources . . . . . . . . . . . . . . . 1 - 28
1-5B Mineral Extraction Operations . . . . . . . . . 1 - 30
1-5C Wellfield Protection Zones . . . . . . . . . . . 1 - 32
1-6 Generalized 100 Year Flood Plain 1- 35
1-7 North Fork of the St. Lucie River 1- 38
1-8 Future Land Use Map . . . . . . . . . . . . . . 1 - 42
1-9 Urban Service Areas . . . . . . . . . . . . . . 1 - 62
1-10A Indrio Mixed Use Activity Area . . . . . . . . . 1 - 67
1-lOB Harbor Branch Oceanographic Mixed Use
Activity Area . . . . . . . . . . . . . . . 1 - 68
1-lOC Treasure Coast Industrial Mixed Use
Activity Area . . . . . . . . . . . . . . . 1 - 69
1-lOD St. Lucie International Airport Mixed Use
Activity Area . . . . . . . . . . . . . . . 1 - 70
1-10E St. Lucie Boulevard Mixed Use Activity Area 1- 71
1-lOF Orange Avenue/I-95 Mixed Use Activity Area 1- 72
1-lOG Okeechobee Road/I-95 Mixed Use Activity Area 1- 73
1-lOH Midway/Glades Mixed Use Activity Area 1- 74
1-10I Gatlin Mixed Use Activity Area . . . . . . . . . 1 - 75
1-lOJ West Orange Mixed Use Activity Area 1- 76
ii
LIST OF FIGURES
(continued)
Fiqure pacie
1-11 Preferred Residential Areas . . . . . . . . . . 1 - 80
LIST OF TABLES
, Table paqe
1-1 Land Use Classification Data, 1988 1- 12
1-2 Existing Land Use Data, 1988 . . . . . . . . . . 1 - 13
1-3A County-Wide Population Projections . . . . . . . 1 - 20
1-3B Unincorporated Population Projections 1- 21
1-4 1988 Land Use Ratios . . . . . . . . . . . . . . 1 - 23
1-5 Minimum Additional Land Use Requirements
by the Year 2 015 . . . . . . . . . . . . . 1 - 2 4
1-6 Land Use/Zoning District Compatibility Table 1- 44
iii
ST. LIICI E CODNTY
FDTQRE LAND IIS8 ELEMSNT
I . IP't'RODIICTI ON
This Element, through both written and visual format, presents a
pattern of development for the future growth of St. Lucie County.
The Future Land Use Element, along with the Plan as a whole, will
attempt to evaluate the needs of this community for the next five
(5) years as well through the year 2015. This Element is intended
to serve as the foundation for the balance of the remaining
Elements of the St. Lucie County Comprehensive Plan.
The Future Land Use Element has been divided into a series of
sections which analyze the existing patterns of development
within the community, portray future patterns of development and
recognize unique or special areas within the community that
should be considered in future land use determinations. Integral
to the success of the Comprehensive Plan are the Goals,
Objectives, and Policies which will be used to direct the
location and intensity of development for the variety of uses
necessary for a healthy and diversified community.
II IHV~ITORY
GE~iERAL DESCRI PTI ON
St. Lucie County is located along Florida's southeast coast, in
the upper reaches of the South Florida geographic region.
Locally, this area is referred to as Florida's Treasure Coast
because of the many Spanish Treasure Galleons shipwrecked along
this part of the coast. The County comprises approximately 600
square miles, of which 513 square miles are considered as
unincorporated area and sub~ect to the land use and regulatory
authority of the St. Lucie County Board of County Commissioners.
The balance of the County consists of territory located within
the incorporated municipalities of Ft. Pierce, Port St. Lucie,
and St. Lucie Village. Figure 1-1 indicates the relative
location of the County within the State of Florida along with an
identification of its internal communities.
St. Lucie County may be characterized as slightly rectangular in
shape. At its widest points, the County measures 24 miles,
January 9, 1990 1- 1 LAND USE
north/south and 29 miles east/west. Physiographically, the County
is divided into three primary regions, the Atlantic Coastal Ridge
(including the barrier islands), the Eastern Valley and the
Osceola Plai n. These physiographic regions are identified in
Fi gure 1- 2.
The dominating physiographic region of the east/central portion
of the County is known as the Eastern Valley. The Valley extends
from the Atlantic Coastal Ridge to the central part of the
County. Elevations in this area range from +15 to +30 feet above
sea level. The land within this area falls generally to the
southeast.
The vast citrus and ranching areas of central and western St.
Lucie County are contained within the physiographic areas known
as the Sebastian/St. Lucie Flats, Allapattah Flats and the
Osceola Flats. Except where drained for agricultural activities,
these areas are characteristically pocketed with surface wetlands
and have limited natural draiaage. Elevations in this area are in
the range of +30 to +60 feet, with the general fall of the land
being from the northwest to the southeast.
The Atlantic Coastal Ridge forms the eastern border of the
County and includes the coastal barrier island, locally known as
Hutchinson Island. Elevations range from Sea Level to about
+15/+17 feet on the barrier islands to as much as +60 feet along
the western shorelines of the Indian River Lagoon. The western
terminus of the Atlantic Coastal Ridge lies along the shoreline
of the Indian River south of Ft. Pi~erce and along the US #1
alignment north of Ft. Pierce.
Located within the Eastern Valley is the single principal
freshwater estuary in St. Lucie County, the North Fork of the St.
Lucie River. Secondary water courses include the North Fork's
two primary tributaries, Five Mile and Ten Mile Creeks. An
unconnected freshwater marsh network, known as the Savannas, is
located immediately to the west of the Atlantic Coastal Ridge.
The Savannas represent a vanishing natural feature that was once
found along the entire length of the Indian River Lagoon, from
Volusia County to Northern Palm Beach County. Through time, and
mans development of the coastal regions, much of this area has
been lost, with the exception of portions of St. Lucie and
northern Martin County. Through the continued effort of the
State of Florida's Conservation and Recreational Land (CARL)
acquisition program, privately held properties within this area
are being acquired for perpetual public preservation.
Lying between the western edges of the Atlantic Coastal Ridge and
the barrier island is the Indian River Lagoon. This saltwater
estuary is part of a larger ecosystem which extends 115 miles
from Volusia County to Northern Palm Beach County. More detailed
discussions on the function and vitality of the Indian River
Lagoon system can be found in the Conservation and Coastal
January 9, 1990 1- 2 LAND USE
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Management Elements of this Comprehensive Plan.
Chapter 258.39(8), (9) and (12), Florida Statutes, provides for
the official designation of the Indian River Lagoon and portions
of the North Fork of the St. Lucie River as Aquatic Preserves.
The Florida Department of Natural Resources, charged with
administration and supervision of these preserves, has adopted
specific management plans for both areas, conducting both
research and enforcement actions within them.
In addition to its inland estuary and isolated wetland network,
St. Lucie County has 18 miles of Atlantic Ocean shoreline, much
of which is currently undeveloped. Through the efforts of the
citizens of St. Lucie County and the State of Florida,
approximately 4.5 miles of this unincorporated oceanfront are
under public ownership. Another two (2) miles of oceanfront
property are owned by the Florida Power & Light Company, and are
to be maintained in their present natural state in conjunction
with the operation of the St. Lucie Power Plant facilities. The
balance of the remaining oceanfront properties is held in private
ownership and available for development activities, which have
historically been residential in charaater. Presently,
approximately 40~ of this privately held frontage is developed
for residential or business purposes.
S%I S~ HG LAND USR O~VSRVI E~1
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As previously mentioned, the intent of this element is to
summarize the future land use patterns for St. Lucie County.
. The distribution of the various Future Land Use designations
: should be reasonably related to a projected need; they should be
able to be provided with supporting services and facilities
when, or as, they are developed; and, they should reflect the
needs and desires of the local residents in how they wish their
community to develop.
The County's current master plan, the Growth Management Policy
Plan (GMPP), was adopted in 1981 in accordance with the Local
Government Comprehensive Planning Act of 1975. That Plan provided
a general guide for land use decisions in the unincorporated
regions of the County. It recognized the importance of a mix of
land uses and gave the County leverage, through its
implementation, in determining the appropriateness of proposed
land use activities on a case-by-case basis. The GMPP also set
forth policies for a wide spectrum of environmental issues.
As indicated in Table 1-3a, population growth in St. Lucie County
was explosive in the early and mid-1980' s. An unintentioned
fault of the Growth Management Policy Plan was that it failed to
provide for the dynamic flexibility that is necessary to meet
the demands of a rapidly growing community. This shortcoming
resulted in the necessity to constantly consider major
January 9, 1990 1- 5 LAND USE
amendments that cumulatively served to denigrate the
effectiveness of the plan.
This Plan takes the foundation laid by the County's original
master plan (GMPP), and builds upon it to meet the revised intent
of Chapter 163.08, Florida Statutes. In doing so, the following
issues and concerns have been acknowledged and addressed:
o To preserve, maintain, and enhance the County's
natural resources, including:
- the I ndi an Ri ver Lagoon,
- the North Fork of the St. Lucie River,
- the Savannas,
- the coastal barrier islands system,
- isolated inland wetland systems,
- aquifer recharge areas,
- native upland habitat;
o The increased pressures of western deveZopment
mi grati on;
o The emergence of the I-95/Florida Turnpike corridor as
a major force in future development consideration;
o The desire of the community to attract high-quality
employers; and,
o The efficiency in traffic circulation associated with
providing residential areas near employment hubs.
The County's philosophy for future land use is discussed further
in the land use designations and the Goals, Objectives, and
Policies of this Element. Figure 1-8 represents the Future Land
Use Map itself.
MAJOR DEV$LOPMSNT PHILOSOPHY
Over the years, the County has been requested to approve develop-
ment proposals that would permit the encroachment of urban uses
in areas previously used for agricultural purposes. Many of
these areas are outside of what may be considered the communities
existing urban form or pattern. As discussed later in this
element, the cost of providing the necessary community services
to these development sites is becoming an increasing community
concern. One mechanism that is available to assist in the
provision of these necessary urban services to those areas is the
Community Development District, as further described in Chapter
190, Florida Statutes.
January 9, 1990 1- 6 LAND USE
Y p D I 1 1 A 1 f E A
` ° ° " ' ` COMMUNITY DEVELOPMENT
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A Community Development District is defined as a unit of special
purpose government, which is created by following specific
provisions and procedures and that provides for specialized
functions that may normally be unavailable to a particular area.
Within St. Lucie County, three (3) such distriots currently
exist: the Capron Trails Community Development District; the Lake
Lucie Community Development District; and, the St. Lucie West
Services District, which is located in the City of Port St.
Lucie. A fourth district, the Pine Valley Community Development
District, was created in 1982, but was never activated. The
property encompassing the Pine Valley District is now a part of
the Development of Regional Impact known as The Reserve. Al1 of
the presently active Community Development Districts are
indicated in Figure 1-3.
A Community Development District would typically be established
in those areas outside of the planned urban service area. Under
special or unique circumstances, it may be appropriate for such a
district to be created within the urban service area; however,
careful consideration should be given before the establishment of
any such district so that there is not a problem of duplication
of service.
These districts may be used as a financing tool to provide
facility needs such as utility service, drainage services and
community recreation facilities. The establishment of such a
district would provide services to its constituents which would
not otherwise available. All development that takes place within
a lawfully established Community Development District should be
under the County's Planned Unit Development regulations in order
to ensure that maximum attention is paid to the timing and
provision of the infrastructure necessary to support that
development.
In addition to identifying those existing community development
districts, Figure 1-3 also indicates the location of all approved
developments of regional impact within unincorporated St. Lucie
County. These developments are, for the most part, residential
and typical of most residential communities constructed in South
Florida over the past several years. Recognizing that projects
of this scale have impacts that clearly reach beyond the
immediate areas of their boundaries, St. Lucie County has pursued
an aggressive approach in seeking development order
responsibility from these projects to mitigate all impacts that
result from their development.
As a part of the County's land development regulations,
provisions will be included within the concurrency monitoring
system, and the basic development approval procedures that assure
either the provision of all necessary facilities concurrent with
development.
January 9, 1990 1- 8 LAND USE
DESCRI PTI ON OF SSI STI NG LAND IIS$S
The 1981 St. Lucie County Growth Management Policy Plan
established 15 separate future land use categories. These
categories were further divided by the St. Lucie County Community
Development Department into 30 separate use designations, in
order to provide for a detailed monitoring of the rate and type
of land consumption. Because of the level of detail required to
maintain an accurate data base, the County employs a 1:200 base
map series for monitoring its land use consumption. Due to the
map scale limitations of this plan, it is not possible to
accurately portray each of these 30 separate land use categories
on one composite map. Therefore, the County has undertaken to
consolidate like designations into broad land use categories for
the purposes of this plan.
Rule 9J-5.006(1)(a), FAC, requires the following designations be
depicted on the existing land use map. The land use designations
represented in Figure 1-4 are compliant with this requirement,
albeit using slightly different terminology. The following
compatibility chart should be referred to in order to identify
the required designations.
EXISTING LAND USE MAP
Rule 9J-5.006(1)(a) Equivalent St. Lucie
FAC.. Desiqnation County Designation
Residential Residential
Commercial Commercial
I ndus tri al I ndus tri al
Agricultural Resource Production
Recreational Conservation/Recreation
Conservation Conservation/Recreation
Educational Public Services
Public Buildings & Grounds Public Services
Other Public Buildings Public Services
January 9, 1990 1- 9 LAND USE
~ p o ~ ~ ~ r~ ~ c o u e r r
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A Ji E IN7i i0 SL1LC. F~R SPPqGIt PlA4L ~ES11NAilOMS,
m~ A T t ~ t e u N i v ~onieat mWUr+t~r oevE~uwEr~ o~rnniwm, si mcik ~ou~nr.~ 1- 10
Rule 9J-5.006(1)(a) Equivalent St. Lucie
FAC Designation County Designa 'on
Vaaant/Undeveloped Vacant/Undeveloped
Historic Resources Public Services
Table 1-1 below indicates the existing acreages associated with
the County's current land use plan (GMPP). Table 1-2 identifies
the amounts of land being used for different activities within
the County. Figure 1-4, the Existing Land Use Map, provides for
a generalized depiction of the uses identified in Table 1-2
within the unincorporated areas of the County.
The major use of land within the unincorporated areas of the
County is agriculture. Well over 60~ of the County is presently
used for the production of citrus, cash crops or ranching
activities. These agricultural activities account for St. Lucie
County being ranked among the top citrus producers in the State
of Florida, contributing substantially to the local and regional
economy.
The largest urban use of land within the unincorporated area of
the County is for detached, single family residential dwelling
units. As referenced in Tab1e 1-2, this use accounts for
approximately 13,000 acres. Multi-family and mobile home
development activities account for about 4,000 acres of the
remaining developed portions of the County.
Existing commercial and industrial activities account for
approximately 4,500 acres. The remaining urban portions of the
County are comprised of public services/recreation and
transportation/utility activities.
LAND IISE IN ~DJACENT 1~IJ~TIQPALITIES AND COQN't'IES
While not specifically addressed in this Element, land use
decisions made by the muni.cipalities of Ft. Pierce, Port St.
Lucie and St. Lucie Village can be expected to have an impact on
the land use activities that will occur within the unincorporated
areas. As such, a brief discussion of the nature of these
communities is necessary.
The City of Ft. Pierce is the oldest incorporated municipal body
in St. Lucie County. Ft. Pierce serves as the County Seat and
has historically been the center for both commercial and
industrial activity for the entire County. Ft. Pierce is
currently estimated to have a permanent population of about
40,OOQ (1988), with seasonal increases primarily attributed to
tourism and labor demands from the agricultural industries.
January 9, 1990 1- 11 LAND USE
TABLE 1-1
LAND IIS$ CLASSIFICATION DATA, 1988
ST. LIICI E COQNTY, FLORI DA
DI~TI NCORPORATSD AREA
The designations below represent a summary of the various Land
Use designations used in the 1981 St. Lucie County Growth
Management Policy Plan.
~ OF
UNI NC.
~D QSE CATSGORY ACREAG$ COIINTY
1. RESIDENTIAL
a. SI NGLE FAMI L~ 1 17, 14 6. 6 5. 2~
b. MULTI -FAMI L~ 5, 8 6 5. 7 1. 8~
c. MOBI LE HOME 3, 2 50. 4 0. 1~
2. COMMERCIAL3 3, 785. 7 1. 1~
3. INDUSTRIAL4 5 8, 575. 0 1. 9%
4. PUBLIC SERVICES/UTILITIES6 3, 427. 0 0. 1~
5. RECREATION~ 5, 096. 5 1. 5~
6. AGRI CULTURAL 2 6 3, 8 O 1. 0 7 9. 2~
7. WATER 21, 933. 9 . 6%
TOTAL 332, 881. 7 g7, 6$$
(1) derived from RL Land Use Designation
( 2) deri ved f rom R1~I & RH Land Us e Des i gnati on
(3) derived from CG, CH and CT Land Use Designations
(4) derived from CHv, IL and IH Land Use Designations
(5) includes all material extraction operations
(6) derived fromPI and Iu Land Use Designations
(7) derived from OSc and OSr Land Use Designations
(8) total does not equal 100~ due to rounding
January 9, 1990 1- 12 LAND USE
TABLE 1-2
8%I STI NG LAND IISl3 DATA, 19 S 8
ST. LIICI I~ CODNTY, FLORI DA
DrII NCORPORATRD ARSA
The designations below represent a summary of the use of land
data assembled by the St. Lucie County Department of Community
Development.
~ OF
UNI NC.
I~ND IISl3 CATSGORY ACRRAGE COIINTY
1. RESIDENTIAL 16, 900. 0 5. 1~
a. SI NGLE FAMI LY DETACHED 13, 000. 0 3. 9~
b. MULTI-FAMILY 1, 200. 0 0. 3~
c. MOBILE HOME 2, 700. 0 0. 8~
2. COMMERCIAL1 2, 250. 0 p,
3. INDUSTRIAL2 2, 100. 0 0. 6~
4. PUBLIC SERVICES3 424.0 0. 1~
5. CONSERVATION/RECREATION 6, 000. 0 1, g~
6. TRANSPORTATION/UTILITIES 1, 200. 0 0. 3%
7. RESOURCE PRODUCTION 211, 428. 0 63. 9~
8. VACANT/UNDEVELOPED LAND 68, 166. 0 20. 6$
9. AQUATIC PRESERVE 15, 677. 8 4, '7$
11. OTHER (WATER) 6, 256. 9 1, 8$
TOTAL 330, 402. 7 gg, 6~5
(1) Includes neighborhood, general, hospitality and business
commercial uses.
(2) Includes both heavy and light uses.
(3) Includes gen. Govt. services, educational, cultural and
historic facilities.
(4) Includes roads, railroads, canals, and drai nage rights-of-
way.
(5) Does not equal 100 due to rounding
Source: St. Lucie County - Community Development Department
January 9, 1990 1- 13 LAND USE
The City of Ft. Pierce represents an environment closer to the
classic conception of a city. There is a defined, albeit small,
Central Business District (CBD), along with a number of
residential neighborhoods. Typical of most established urban
communities, the Ft. Pierce CBD is in the process of transforming
itself from a retail-oriented business center into a more
specialized business/office center. General retail activities
are located in the "suburban" fringe areas of the City.
The City of Ft. Pierce represents a community essentially built.
Future growth for the City will depend on the redevelopment and
conversion of lower use/intensity areas to higher intensity uses
or through the annexation of additional property into the City.
Ae mentioned above, the City of Port St. Lucie and St. Lucie
Village are dominated by residential use. Non-residential
development activities within these communi.ties are limited to
essentially strip commercial development along the US #1 Corridor
(Port St. Lucie and St. Lucie Village) and isolated neighborhood
development throughout the City of Port St. Lucie. On the whole,
when compared to the County's future land use plan, there do not
appear to be any points of significant land use conflict with the
adjacent municipalities of Port St. Lucie or St. Lucie Village.
Land use distributions within the City of Ft. Pierce are typical
of most Florida cities its size and development age. For many
years, the US #1 corridor has served as the commercial core of
the community. This land use pattern has carried out into the
unincorporated areas of the County and is indicated on the
future land use maps, recognizing existing conditions.
Development to the west has typically been residential with the
exception of an emerging commercial area around the intersection
of Virginia Avenue and Okeechobee Road. On the whole, however,
just as with Port St. Lucie and St. Village, there does not
appear to be any points of significant land use conflict between
the City and the County.
In 1961, articles of incorporation were filed with the State of
Florida, creating the City of Port St. Lucie. In 1960, there
were estimated to be approximately 100 persons living in what
would become Port St. Lucie. In 1970, the number of residents
was recorded as 330, and by 1980 the number of residents was
recorded as 14,690. By 1988, the estimated population of the
City was 41,864, which represents a 185~ increase over 1980
levels.
Port St. Lucie may best be described as a pre-platted, single
family residential community. The City encompasses approximately
80 square miles, yet because of the large number of platted,
individually owned, single family lots, there is very limited
existing opportunity for large/medium scale multi-family,
commercial or industrial development within the city limits. The
recently approved St. Lucie West Development of Regional Impact
will provide the City with an opportunity to allow a centralized
downtown to develop, and address the needs of central focus
January 9, 1990 1- 14 LAND USE
necessary for the healthy success of any community.
Population projections for Port St. Lucie indicate a continued
high rate of residential growth. As in the past, the majority of
this growth will be detached, single family dwelling units,
located on individual 10-12, 000 square foot lots. This form of
community development is typical of the land sales/development
practices of Florida in the 1960' s and 1970' s. This pattern is
extremely inefficient for the economical provision of municipal
services. At this time, reconsolidation of these properties is
not a financially feasible option, as each is individually owned.
St. Lucie Village is a small residential community located along
the west banks of the Indian River, north of Ft. Pierce. The
Village was incorporated in 1960 and contains about 3 square
miles.' The estimated April, 1988, population of the Village was
550. Until such time as the remaining undeveloped tracts within
the Village are built upon, there is not expected be any
significant increase in the Village's population. There are no
significant areas of commercial or industrial development within
the jurisdiction of St. Lucie Village.
St. Lucie County is bordered by three (3) other counties. Martin
County is to the south, Indian River County is to the north, and
Okeechobee County lies to the west. The Atlantic Ocean serves as
the eastern County boundary. The dominant land use along each of
the County's boundaries is agriculture and/or community
service/facility (parks, landfills, correctional centers, etc. )
development. The most intense urban designations are found within
an approximately 10 mile strip parallel to the Atlantic
coastline. Review of the various Future Land Use Drafts to the
Comprehensive Plans for Martin and Indian River Counties
indicates no significant change in the existing Future Land Use
pattern. Okeechobee County has not yet completed a draft of
their revised Comprehensive Plan for review by St. Lucie County.
However, based upon existing conditions, it may be inferred that
no significant change to the existing land use pattern should be
expected. Figures 1-4a, 1-4b and 1-4c indicate, in a generalized
fashion, the adjacent land uses in the neighboring counties and
cities of Ft. Pierce and Port St. Lucie and St. Lucie Village.
January 9, 1990 1- 15 LAND USE
` P-:- i RES eE.
~ A A r t A ~ 1 GENERALIZED LAND USE MAP
RP `
RES ADJACENT COUNTIES
I _ ~ _ _ _ ~ P. P $ RES C/R
~ a ° ` ' a LEGEND
I R.P. 4 ~ VAC ~ e~ E
yp~ 5
~ ~ qES c ° 5Y~1BOL USE
M ~ vnC ~ vn
a R~~~ v tN ° RE5 RESIDENTIAL .
~ i P P " ~ °a COM COMMERCIAL
, ~ E IND INDUSTRIAL
' I "`S z R. P. RE50UACE PRODUCTION
o ~ P. AfS ~
~ ~~c C/fl CONSERUATION/RECREATION
.
„ I f L5 ~ . PS PUBLiC SERVICE
`s - T/U 1PAN5PORTAIION/UiILITY
, R P v r
I AES +fs PS ~ nE VPC VACANT
~ ,n~ Q ~,K ~
. I us a~ E ~ ~ AC
~ s ~
P.P,
I V1C 5 Cp
I R. P. ~~6p~~S` o R. P I y(DY ~ C~ I
1 I ~ t~S ~5 Z
I = ~pW.os ~ O
F. P. ~ IND ~
a I ~auraur~ x'=. RESy
~ ~ e P P PO VAC ND RES ~ ~
~ ~ o
N RES S
i
¦ a ~ r. ~ r
RES RES AC
, ' C
I ~
F ~A~ EASY 5*
a I R. P. 5
u ~ ~ ~ ~/R T/~
~ ~ ~ s
I R
. ~
r
" I ° RES RES ~ ~ ~
~ ~ R.P. mm+ns~ E n
~
~ ~ R. P. RES '
~ YAC
~ ~ 5
i
e
s
I p v INO ~ c~ RES ~ ~
i
I wuF e. rs nn
4~
~ R. P.
~ U9C ~ VAC RE` RE
I RES /DRT S . lUtl~
a R. P.
~ o vAC I~NJ(~~L~ (~ONJ~~~(
~ P. P. ~ VAC RES AES 6LO~1DA
~°9 ~
i ti. I
_ _ - FIGURE 1-4A
R. p. P. P. A. P. ~ AC RES i~* ia scuc. voq ~emn~ neai nrsia~e~iws.
14 ! A T I N PS C 0 U A T 1~ corrt~e! m~nNiir oEVnor~t+r pcew7~n'~, s+. wnf mu~7e.l 1- 16
~~i~i~(;r~~ 1 ?E~ ~<<1~~ U~E ~~~AP
~ ~ i~vn ~~~~PES ~ ~ ~~f'` ~ ~ ~ , ~~L~~ ~
N uI[1 AY PD ~Il ~ ' j// ~ ~
~ vu ~a~ N ~~i i r PES PES AC
~ ~
~ A~ ~p~ ~ ~A~ ~~,ES~ a LEGEND
~ EASY 5,.
SiMBO~ U5E
? C/R ~ T~ RES P,ESIDENTIAL
N ~ A
pES - s COM COMMERCIAL
~ ~ ,
_ IND INDUSTRIAL
r`~ RES iNO 5~ PES ~ ~ RESOURCE PP,ODUCi i0N
~PRIqA VI$ Q.F- p R. P.
~ES I G
~ ~ ' ~_i~ R~.~ 1 C/P CONSERVATLON/RECREAiION
RES
. ~ P,ES ~ .H~ ~
`\VAC ~ ~
N ~-I ~qq~ E °S PUBLIC ~~RV1~~
vae y,~' E ~ ~c 5,
~ ~ ~Ip,' \ 7/U TRANS?ORIAITON/UIT~TTY
, ~ ~ ' ~ ' - 5 '~9,b~'0'46 ~ ~ ~
r i
~ ~ G P,E~ R~s VAC ~ ;IACANT
~ \ o I `
~~~q` ~ ~ ~ e~ ~
. PE~NA A ~ ~ rsi gvp_ ~y/ ~
/ iuc~E & _
E5 ~E
~ S,nM1 Gi~
R. P. ~ I P al E '
vac ~ °
~~~q ~ . ~~J~II~
~i ~RES . ?ES
si
RESNAC o I~ ppll_ ~ ~ ~O~UU~~
ar ,U`,e ,E U
9~
vac RES ~d0(~~DA
vne ~
~
ChnnL C-73 ~~d
~ , ~ FIGURE 1-4B
_ e ~
P~ 39 L R af,~~~~
1 - 17
GE~ERA~IZED ~AND USE MAP
(F I . P IERCE)
~EGEND
SYMBOL USE
IND R ~ ~ PES
. ~~r. ' [ ~itro ~ 9
tN~ S ~ i %
VAC I RES PESIDENIIAL
0 CiR p a u
/~ES-- I -o ~ c,P COM COMMERCIAL
unc PS r;4 ~ Res ~
. ~ Rp qkS IND INDUSTRIAL
~o~ ~~-~,„~EA,~. Pg~~~~ R. P. P~ESOURCE PRODUCTION
~ ~ ; C%P CONSERVAIION%PECRERIiON
~IP ~
~ PES ~ va~ ~ PS PUBLIC SEP~VICE
T/~ TRANSPOPTAIION/UI_T~ITY
VAC J
COM ,
~ ~ ~ UA~ ~a~aNT
LDM G~ ~
O ; ~ ow
b PES ~ik~h'i~Sb" ~'f'i'~ , r1;, '
~ ~
~EDw1PD5 P.9. i .
VA q~~'"'"S~
~ ~ IND ~ "
RES
UAC 1~~0 RE5 ~S
c
0
N RE5 ~ Es
- ~w. - ~
~
~U~~~ ~O~~~u
~d~G~~~Q
F IGURE 1-4 C
1 - 18
I I I AN~LYSI S
POPULATI ON
St. Lucie County, along with the entire Treasure Coast Region,
has experienced a steady population increase since the mid-1970's
as depict~d in Table 1-3a. Since 1980, St. Lucie County has
conducted a review of the development activities throughout the
County and based upon the number of building permits and
Certificates of Occupancy issued, proceeded with establishing its
own population pro~ections. The County has consistently found
these population estimates to be within 3~ of the hiqh annual
popul ati on proj ecti ons rel eas ed by the Uni vers i ty of Fl ori da,
Bureau of Economic and Business Research (BEBR). In recognition
of thie trend, and in accordance with provisions of Rule 9J-5.005
( 2)( e), St. Luci e County has chos en to us e the " hi gh" popul ati on
projection figures, as provided by BEBR, for the official
population projections for the purpose of this Plan. The
methodology and rationale behind the use of the high population
projections was accepted by the Florida Department of Community
Affairs in October of 1987. Copies of the methodology justifying
the use of these numbers and the notice of this acceptance is
provided as Appendix A of this Element.
Table 1-3a illustrates the projected permanent population of St.
Lucie County through the year 2015. Table 1-3b indicates the
population projections for the unincorporated areas of the
County during this same 25 year period. These figures were
developed using the BEBR figures as the base, and carrying
forward a straight line projection based upon an average of the
historic rate of percentage change in population of the major
areas of the County.
In addition to the permanent population of the community, an
estimate of the increases resulting from a seasonal adjustment to
the permanent population has been included. Although St. Lucie
County is not presently considered to be a primary tourist
destination, indications are that the profile of the seasonal
visitor to this community is changing rapidly, partially as a
result of the introduction of the New York Mets major league
baseball training complex, as well as the expanded tourist use of
the area~s aquatic resources.
The seasonal adjustment factor used in these population estimates
is 20~ of the permanent population. This multiplier was developed
utilizing information provided through the Florida Department of
Transportation 1985 Highway Capacity Manual and by Dr. James
Nicholas, Ph.D., Technical Memorandum on the Methods Used to
Calculate Road Impact Fees, St. Lucie County, Florida (1989). No
local surveys or empirical studies have been conducted that would
January 9, 1990 1- 19 LAND USE
TABLE 1-3a
ST. LUCI E COUNTY
COUNTY-WI DE POPULATI ON PROJECTI ONS
PERMANENT PERCENT SEASONAL SEASONAL
YEAR POPULATION INCREASE MULTIPLIER POPULATION
1970 50,836~1~ N/A N/A
1980 87, 182 ~ 1 ~ 71. 50~ N/A N/A
1985 116, 235 ~ 2~ 33. 32~ N/A 139, 482
1986 124, 296~2~ 6. 90~ 2. 1(a) 149, 155
1987 128, 451 ~2~ 3. 34~ 2. 1(a) 154, 141
1988 135, 715~2~ 5. 65~ 2. 1(a) 162, 858
1989 143, 134 ~2~ 5. 46~ 2. 1(a) 171, 760
1990 151, 700~3~ 30. 51~(b) 2. 1(a) 182, 040
1995 186, 200 ~ 3~ 22. 74~ (b) 2. 1(a) 223, 440
2000 218, 900~3~ 17. 56~(b) 2. 1(a) 262, 680
2005 253, 100 ~ 3 ~ 15. 65~ (b) 2. 1(a) 303, 720
2010 290, 100~3~ 14. 61~(b) 2. 1(a) 348, 120
2015 318, 650 ~ 3 ~ 9. 85% (b) 2. 1( a) 382, 380
SOURCES: (1) United States Department of Commerce - Census Bureau
(2) St. Lucie County - Community Development Department
(3) University of Florida, Bureau of Business & Economic
Res earch ( Jan. 8 8, no. 8 3)
NOTES:
(a) Assume seasonal population at 12.0~ of permanent population
(b) Increase over previous five year period
January 9, 1990 1- 20 LAND USE
TABLE 1-3b
ST. LUCIE COUNTY
UIJI NCORPORATED POPULATI ON PROJECTI ONS
PERMANENT PERCENT SEASONAL SEASONAL
YEAR POPULATION INCREASE MULTIPLIER POPULATION
1970 20,357~1~ N/A N/A
1980 38, 097 ~ 1 ~ 87. 10~ N/A N/A
1985 47, 706~2~ 25. 20~ 1. 2(a) 57, 247
1986 51, 226~2~ 7. 30~ 1. 2(a) 61, 471
1987 52, 280 ~ 2 ~ 2. 10~ 1. 2(a) 62, 736
1988 54, 266~2~ 3. 70~ 1. 2(a) 65, 119
1989 56, 436~2~ 3. 90~ 1. 2(a) 67, 723
1990 59, 466 ~2~ 5. 31~ (b) 1. 2(a) 71, 359
1995 69, 266~2~ 16. 15~(b) 1. 2(a) 83, 119
2000 77,052~2~ i1.20~(b) 1.2(a) 92,462
2005 84, 029 ~ 2 ~ 9. 15~ (b) 1. 2(a) 100, 834
2010 90, 511~2~ 7. 70~(b) 1. 2(a) 108, 613
2015 93, 045~2~ 2. 80~(b) 1. 2(a) 111, 654
SOURCES: (1) United States Department of Commerce - Census Bureau
(2) St. Lucie County - Community Development Department
NOTES:
(a) Assume seasonal population at 120~ of permanent population
(b) Increase over previous five year period
January 9, 1990 1- 21 LAND USE
provide a more definitive statistical base.
Table 1-3b indicates that in 1985, St. Lucie County had a
permanent, unincorporated population of approximately 47,706
with a seasonal population totaling approximately 57,247. By the
year 2015, the expected county-wide permanent population will be
318,650 with a seasonal population increase up to 382,380. This
represents a 174~ increase in pe~manent population over the 30
year period. Based upon current population distributions, the
uni.ncorporated portions of the County can expect to account for
about 29~ of the total population in the year 2015. The
estimated unincorporated area population in the year 2015 will
be 93, 045.
Over the next 25 years, it is expected that the City of Port St.
Lucie will attain the dominant position in regard to overall
population in St. Lucie County. In 1988 the City of Port St.
Lucie accounted for about 30~ of the total County population,
while at the same time the unincorporated areas of County
accounted for 40~ of the overall permanent population. This
represents a 3~ decrease from the 1980 percentage of the total
population. Projecting this rate of decrease forward, it is
estimated that, while still increasing numerically, the
percentage of the unincorporated County population, compared to
the whole, will decrease by .4~ per year. This will result in
approximately 29~ of the year 2015 population residing in the
un~.ncorporated regions of the community.
PBIa~7ECTSD LAND IIS$ NEBDS
Table 1-3b indicates that by the year 2015 over 93,000 people can
be expected to be living in unincorporated St. Lucie County, with
seasonal population increases taking this total up to 111,654.
With this growth in population will come a need for additional
properties to be used for residential, commercial, industrial and
community service activities.
For the purpose of determining the future land use needs in the
community, a ratio has been established which is based upon
current (1988) development conditions. This ratio was determined
by dividing the seasonal population of the County in 1988 by the
estimated amount of land consumed by broad land use category
type. The County has limited itself to specific review of only
three land use categories, Residential, Commercial and
Industrial. The remaining land use categories - Conservation,
Transportation/Utility, and Public Services are a product of
specific facility demand. Within the other elements of the
Comprehensive Plan, additional details are provided as to
specific facility needs for such items as parks, ~ solid waste,
transportation, etc.
January 9, 1990 1- 22 LAND USE
Table 1-4 indicates the ratio of land use groups to County
population that is intended to serve as a guide for the future
development needs of the community. This table indicates that
based upon the population of the unincorporated area in April,
1988, approximately 312 acres of residentially designated land
(all types included) was needed per 1000 population. This table
also indicates that between 39-42 acres of land was needed for
supporting non-residential development, per 1000 population. It
needs be noted that these ratios are intended for guidance
only, in order to ascertain whether or not community needs are
being met. These ratios vary in each community, so that the
standards applied in one community may not necessarily be
applicable to another. These standards are intended to serve as
minimums rather than as maximums. They are intended to indicate
the minimum amount of land that can be made available within a
given land use grouping.
T~BLE 1-4
ST. LIIGI $ COD~ITY
1988 LaHD IISg R~TIOS
ACRES/POPULATION = RATIO PER 1, 000 POP.
RESIDENTIAL: 16, 900/54, 226 = 312 AC. PER 1, 000
COMMERCIAL: 2, 250/54, 226 = 42 AC. PER 1, 000
INDUSTRIAL: 2, 100/54, 226 = 39 AC. PER 1, 000
Table 1-5 illustrates both the minimum amount of land that will
be needed by the year 2015 and the amount of land indicated on
the Future Land IIse Map by similar category. The additional
acreage needed for these future uses will, for the most part, be
found in those areas lying along the Florida Turnpike/I-95
corridor.
In order for the Plan to give direction and not become
inflexible, lands must be designated in excess of minimum needs.
Actual utilization will become further defined through a
multiplicity of factors, not the least of which is the timi.ng of
the provision of necessary infrastructure. Other factors that
have been included for consideration include in part the
following:
i. ) maintaining the funetion of the market place;
2.) adequate provision of areas suitable for low and moderate
January 9, 1990 1- 23 LAND USE
i nc omi ng hous i ng; and,
3.) greater requirements for preservation and/or mitigation of
impacts upon the natural systems.
It is the position of St. Lucie County that in order to permit
the mechanics of the free market system to operate openly, there
must be a choice in where to locate future development.
Offering the possibility of various development areas, when
located within the defined urban service area, is not supportive
of a pattern of urban sprawl.
TABLE 1-5
DHI NCORPOBATSD ST. LIICI $ CO~N'1'Y
1sI HI1~IJ1~I ADDI TI ONAL L~BiD IISE
~4~~5 BY THE YF~R 2015
~CRSS 1988 ADDITION PR~OJl3CTSD FD'i'ORS
Pffit ~STIHG ACRB~Gg LA~iD IIS$ ~A~1D
L~iD IISE 1, 000 L~ND IISE ~i8SD8D YSAR 2015 IIS$ M~P
CATSGOxY pOr- ~CRS~G$ BY 2015 ACRS~G$ AgSIG.
RESIDENTIAL 312. 0 16, 900. 0 17, 936. 0 34, 836. 0 70, 989. 0
COMMERCIAL 42. 0 2, 250. 0 2, 439. 5 4, 689. 0 8, 502. O1
INDUSTRIAL 39. 0 2, 100. 0 2, 254. 5 4, 354. 5 9, 411. O1
Notes: 1.) Includes areas designated as MXD under the
assumption that 40~ of the land area within these
zones will be for the specified nonresidential
us e.
Source: St. Lucie County - Community Development Department
The Housing Element of this Comprehensive Plan cites the need to
provide for adequate amounts of low and moderate income housing.
As basic land development cost increases, it is essential that a
local community not artificially effect the value of property by
arbitrarily restricting its uses when services can be provided
in accordance with other elements of this plan.
From a land utilization perspective, this Future Land Use Plan
(Figure 1-8) is reflective of a land consumption rate of .42
January 9, 1990 1- 24 LAND USE
acres per person in the unincorporated County. Urban use includes
all residential development in excess of one unit to the acre,
all commercial, all industrial, public services, transportation
and utility uses. This consumption rate is significantly less
than the 2.2 acres per person for all urban uses that has been
determi.ned to exist within the Treasure Coast Region. This
determination was made by the Treasure Coast Regional Planning
Council staff when developing the Regional Comprehensive
Plan, utilizing 1980 census data. Citing this rate of
consumption, the proposed overage of land use designations is in
line with the basic philosophy of contained urban sprawl, while
still affording a reasonable choice in development locations
within the urban service area.
Both the Cities of Ft. Pierce and Port St. Lucie have limited
areas, existing or proposed, available for new industrial
activity. The maj ority of the industrial and maj or commercial
property will be located in the unincorporated areas of St. Lucie
County. The location and distribution of these designations is
addressed further in the Future Land Ose section of this Element.
January 9, 1990 1- 25 LAND USE
CONSI DBR~TI OHS I N LAND IISE DEC~I SI ON 1~KI NG
SOI LS
In considering lands that are potentially available for
development, the sensitive nature of the environment and its
ability to support that development must be carefully
considered. Development activities in much of St. Lucie County
need to address the issues of poorly drained soils. Typical of
this region, the dominating soil series is the Pineda-Wabasso-
Riviera and Winder-Riviera soil groups. These are classified by
the U.S. Soil Conservation Service as being soils of swamps,
marshes, and very wet areas that are subject to ponding or
flooding. They are not considered as prime for development in
their natural state. However, it should be noted that through
the application of proper bui.lding practices, these soils may be
used for urban development purposes. Figure 1-5 provides a
generalized description of the various soil types found in St.
Lucie County.
HISTORIC BESOIIRCBS
Within St. Lucie County there are several historical sites and
places, identified on both State and National registers. These
sites and facilities consist of both onshore locations as well as
offshore treasure wrecks. The region~s name, Treasure Coast, was
in large measure brought about because of the number of Spani.sh
treasure ships lost in storms off the coastal areas.
Within the unincorporated areas of the County only one nationally
recognized historic structure is identified, the Casa Caprona
Apartment site. Built during the first quarter of this century
in conjunction with what is now called the Florida East Coast
Railroad, the Casa Caprona facility served as a hotel for the
traveler from the north and land purchaser during the early
Florida land boom periods. The facility, constructed in the
typical Mediterranean style of the time, is now used as a co-op
apartment complex. Its inclusion on the National Historic
Register will assist in its preservation for the future.
The protection of historic resources is important for both
preserving the heritage of an area and providing guidance for the
future development of a community. Many of the identified
historic resources in the County are archaeological in nature,
unique hammock habitat, Indian mound areas and undersea wreck
sites. Structural facilities are few and are typical of the
early 20th century Florida Cracker style of architecture.
Figure 1-5a identifies the location of the various historic
January 9, 1990 1- 26 LAND USE
, " ° , ^ ° ` " ` " `5° ~ ' l~ 12 P GENERAL SOIL TYPES
X ]i [ ~~~~_~~~~E _ I ~ _ _ ~ .
LEGENO
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,~W~_ _ _
A 11 ~ P P » , P 1 (
m e A T 7 W . 0 U A Y tl S7URCC- SOIL SUBVCY Oi ST LI1C1E COUNrI', fIDRIDh
d.S. $QIl CONSCflVAi1pN S[P,VICE, 1050
1 - 27
I N 9 1 A A A~ r F A
, ~ _ ~ ` ~ ~ ~ ~ _ a ,o E HISTORIC RESOURCES
~ * 45 SANDHILL diASE (S(') ,
~ # s~ n~enrioKEE w~~uo~x ~s?) ~ ~ LEGEND
~
i ~ ~ o ~a NR - NAIIONAL REGISTER
, ~ SR - 51ATE REGISTER
. fi8 KI 'S CASfLE' (~R~ ~ SI LOCI[ ~10 D~S?1 NH ' NI$TOftICA~ H~E$
~
2 Si LU.CiE ~1ID EN (SF)
~ I ~ ,
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° ~ ,5 (N , 14 CORAL COVE (SR) . .
~ ~ 35 FI.ORIDA STATE TURNPiKE ~SR el FO T CAP N(SR ~I
~ 69 GA A CAPA A/ ~ 44 (HH) Q
~ 42 OftON~JOSH1 (SP,) * ~IARKE? APAAT- 34 SHOWb0A1
' I #46 iNDIAN NA~I~G(F i_SR)~ WREO( (SP ,
_ ~ n w r
~ I i 50 CJ~PSIT HAI/~OG( ISRj - C.
~ 47 HANS HOLE I ~SR.)* ~~p«
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I HAMMO SR ~IF ITHEW HAMI~OCY 2( RJ ~
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M I nour vn _ 31 ( FIH)
~ ( b(HH) ~5 (H~) 13 BLIND CAEEK I(SR)
o I ~9 44 BLIND CREEK (SR)
_ ' Eur st 20
i i
° N i 's3 SWAMP NRECK (SR)
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~ 23,24 (HH)
e I ~
# 40 ST. tUCIE 25 (HHl
~ EAATNWORKS (SR) , ~
* 70 GERV~ANY CANAL 37 SH~AR~RY (SRj
~ MOUNDS ~SA) 3Z (NH)
~ ~ ~ ~27~~HN)
i 'ff 9 MOUNT
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E ~ R II E
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~
~ FIGURE 1-5A
- .
fl.3 E P 1 I
P]1 l P 7C L
Y A A~~ b C 0 V N i 0
1 - 28
resources/facilities within the County. There are no historic
districts or other areas of accepted concentration of historic
resources in unincorporated St. Lucie County.
As a part of the County's Land Development Regulations, efforts
should be made to strengthen local historic preservation
regulations by regulating development that is in known historic
areas, by establishing historic preservation guidelines for
implementation into any historic district or area that may be
created, and by encouraging the adaptive reuse of historic
structures.
However, as important as preserving a community's past and
heritage may be, it is acknowledged that there may be instances
when for the greater good of the community it is necessary to
alter or relocate a historic site or facility. In those
instances, the removal or relocation of any facilities should be
done only as an action of last resort and only in a manner that
will ensure the maintenance of the character of the relocated
facility. In those instances where it is necessary to remove an
archaeological site, efforts shall be given to permitting the
complete exploration of the site, in accordance with State
regulations, prior to the alteration/destruction of that
resource. ,
1~HSR8L BESOIIRCES
Mining and mineral extraction operations in the unincorporated
areas of the County hane historically been limited to sand and
fill material and coquina rock. There are presently 21
authorized extraction operations within the County. With the
exception of three, all are sand or fill material operations.
Under the County's mining regulations, a permit approval is
required before any type of extractive operation may commence
that results in the off-site removal of more than 100 cubic yards
of material. These mi.ning permi.ts may vary in length from 5
years (Class I) to 20 years (Class II). The Class II permits are
issued only for those operations removing rock material, and are
to be reviewed every five years. Class I permits can be renewed
every five years, subject to compliance with all applicable
standards. In addition to all required County approvals, all
mineral extraction operations are required to comply with
applicable South Florida Water Management District standards.
Further regulations governi.ng the operations and permitting
procedures for mining operations are found in the County's Land
Devel opment Regul ati ons .
In considering areas for new development, the County has
historically looked unfavorably upon the introduction of
extraction operations near or otherwise adjacent to residential
January 9, 1990 1- 29 LAND USE
, ~ o ~ A A p ~ ~ f a ` ° " ` " P ,o ~ MINERAL EXTRACTION
R~,~ R~~
- pPERATIONS
,
a ~5 (PEft~I11iED AS OF I-I-901
i v q ~ 3 0 MINC ~fATERIAL
d
i u l LEWIS S4ND
i~ 2. LAGANA SAND
' ~ ~ STEWARI (HALBE) SANO
9Da
~j Q I e.? a srEwnRT ([uensanl snr+o
a i T7 9 5. [DENFIE~D S4ND ~
~Y SAND
y~ g 6. ~RISCOLL-BYAD
' I s iv sinr rw~ n u, s,~ d.`' 7. ~AGGETi SAND
~ ~ 2 Fi. OLUEFIEL~ SPND
~ ~ ` P,~Gt
° ~ ,E. ~ = , ~J. 1R@ASURE COAST M]NING S~~
- o Ip, PDPE
I~. FT. PIERCE SAND i82 SAND
~ ~ ~ ~ A1 12 STEWAft1 (LEIffER) SAND
I I[ACk
owwee e~+u~ Enew~a ~~,K 13. BLACI(BURN-CARLiON SAND
~ ~ 6 I : S 14. PALLS R04D TRUST S0.ND
~ ~ ~ I5. FLA. AGGREGATF AOCK
' ~ ~ „u,n, ~ .
„ I , ~ IG. FLA. ROCN, ING ~0~
~ ~ 17. SIEWART (SWEETLAN~) SAND
" ~ r ~
I 3 18 DICKERS~I SAND
~ _ ~ i9. 5'fEWART (S1RAZlULLA) SAND
~~aa~°~, . ~:q~ ° Zp R[VCRLAN~ GRDVES SAN~
I ~
~ ~ 2i. NoRIZONiAL CONSiROCi1GN SAND
~ W ( ~ ~ 72. StEWART, BEN SAND
i go $ ~
~ ~ mmer ~ ~ ~ I
m i ~iour e~ i - -
~ ~
~ ~ I~ ~ e~sr s+ ~ ~ .
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w ' I ° 4 ~
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~
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FIGURE 1-5B
P]B L ' F.3 E P ~ L
A C
tl A A i 1 R C 0 U N i tl
1 - 30
environments. The County in 1984 instituted new permitting
procedures that call for a special zoning designation, Industrial
Extraction (IX), before any type of final mining permits can be
issued. In considering the future land use allocations, the
County has taken efforts to ensure that all existing activities
are adequately separated from residential encroachment. Although
the Industrial Extraction designation is considered to be
compatible within any land use category because of the required
public review/hearing procedures, the County has committed
through the development polices in this, and the Conservation
Element, to continue to review these procedures. Where
warranted, these regualtions will be strengthened to ensure
adequate protection of both surface and groundwater as well as
ensuring the reasonable protection of unwarranted intrusion into
residential areas.
Figure 1-Sb identifies fihose approved mining operations within
the uaincorporated areas of the County.
WSLLFI ELD PRO'1'I3CTI ON
In 1989, St. Lucie County adopted an Interim Wellfield
Protection Ordinance designed to be the first step in a
comprehensive wellfield protection program for the entire County.
Figure 1-Sc identifies the outside perimeter of the one thousand
(1000) foot area of impact around each of the major producing
wellfields in the County. The 100Q foot impact area is the area
in which the underground water table is to be protected by the
County's Wellfield Protection Regulations. In the southern and
extreme northern regions of the County, the major land use within
these zones of influence is residential. The zones around the
City of Ft. Pierce reflect a more diverse use of land and are
subject to greater monitoring as called for in the Wellfield
Protection Ordinance.
Although most of the production wells for the Ft. Pierce
Utilities Authority are located within the City of Ft. Pierce,
the areas of influence extend for some distance into the
unincorporated regions of the County. Many of these areas
currently have incompatible uses that if left unmonitored could
potentially lead to contami.nation of the wellfield and its loss
as a producing source.
Under the County's interim regulations, uses within a 1000 foot
radius of each producing public well are required to comply with
a strict set of design and permitting standards intended to
reduce the risks of contamination. It is the intention of St.
Lucie County to expand upon these regulations as necessary to
ensure the continued protection of this resource. The issue of
wellfield protection and underground water resources is discussed
further in the Conservation and Infrastructure (Potable Water)
Elements of this plan.
January 9, 1990 1- 31 LAND USE
I p D I A A A 1 ! E A ~ 0 U A i i
~ _ _ _ _ _ ~ ~ ~ _ a _ _ P~ ~ N(ELLFIELD PROTECIION ZONES
~ ~ r - APPROXIMATE 1000-FOOT RADIUS '
I t
~
~ 2 Y ~ j~ LEGEND
~ ~Y V 3 ~ ,
~ o . SPAfiISH LAKES C C VILLaCe ~PUli 3 WELLS
i
C`-~" SPANISd LAKES FP.IPWAYS ipVll ~lELLS
~ ~ NOIIDAY PINES (P~i) ~ wF~~'
ay~ >
~ ~ \ ~ Q° ~ q, uEP~Uw00D COUN'Rl' CWB (PVl; 3 u'EL~S
~ ~ ~ ° ~ S. Fr. Pi@ACE UTfLiT]ES - PU~ti. 7 WEI~S ~
~ ~ r.un t ;ue =.~a.:.. ~ . ~"i ~ ~ - t WELLS
o FL PIEACC Ui1L ~IES PU~iIC
o ' ~ ~ Z P~SEP.UE U~ILiTY CORP (PV11 6+IR LS
~ ~ - =~=n`~~ ~ c. GENERAL ~JEVELOPAI[N1 bT[~?li[~ (pVil 14 WCIIS
~11
~ - ,r,', ~ 3. S?ANISd LAYES 1(PVi) 3 WEtLS
i - I AY
p~~At~ ~ ~O. HARBOUR RIOGE (PV1) 2 NELLS
I OfiANGE AVENUE
I : ` NOiE~ FOR SPLCIFIC iOCAlION Oi- WE~lflEi~ !Y:°4L7 A?L4S
~ 9EFER ?0 SL LGCIE COONiY F£LLflEI~ PRDiECr!ON OPDINPNC[.
~ I 3 ~I~ - 4 ~ 4~
I l `
~ , ~ o-c~a c ~rn.eo ' `
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- - -P , ~ ` F I GURE 1- 5C
w~,E -
g1 A R P ! ~ P U R 1 P
1 - 32
RSDEVSLOPMENT/RSNEW~L pOTSNTI~L
With the exaeption of a few isolated areas, most all of the major
development activity that has taken place in the unineorporated
areas of St. Luaie County is less than 25 years old. Rule 9J-
5. 00 5( 2)( B), FAC, does not requi re that detail ed ori gi nal data
studies be undertaken to determine the exact extent of any areas
of blight, o~ substandard housing conditions. Although no
specific studies have been conducted that could be used to
identify such areas in need of redevelopment, the fact that most
of the County's development is less than 25 years old would lend
credence to the position that areas of "blight" are not a
significant problem within the unincorporated areas of the
County.
Although no specific areas of blight have been identified within
the unincorporated areas, the County should strive to enaat,
through its Land Development Regul ations, incentive programs that
would serve to keep areas from becoming blighted so as to avoid
the detrimental effects that it creates on the community, both in
appearance and on its economic base. The County should, in
conjunction with the goals, objectives and policies of the
Housing Element, strive for the establishment of minimum housing
standards that would be used to prevent the deterioration of
established residential areas. In con~unction with these
minimum codes, the County should strive to locate its land use
activities in such a manner'~o as to provide optimum separation
of incompatible uses.
FLOODPRONR ARB~S
Typical of the southeast coast of Florida, St. Lucie County is
generally level with an anerage elevation above sea level of 30
feet. With the exception of the area along the Atlantic Coastal
Ridge, there are no pronounced physiaal relief features in the
County. Surface water flows in the eastern 4/5ths of the County
are generally northwest to southeast, with the primary receiving
water courses being the North Fork of the St. Lucie River and
Indian River Lagoon. Surface water flows in the western 1/5th of
the County are generally westerly into the Kissimmee River Basin
and Lake Okeechobee.
As indicated by the Federal Emergency Management Administration
(FEMA) Flood Hazard Maps for St. Lucie County, most all of the
areas east of the Atlantic Ridge are within a special flood
hazard zone. Portions of the County along the North Fork of the
St. Lucie River and areas adjacent to the Savannas are also
indicated as being within areas of special flood hazard, sub~ect
to shallow flooding in a 100 year, or greater, storm event. It
should be noted that specific site conditions may cause localized
flooding to occur during storm events of less than 100 year
January 9, 1990 1- 33 LAND USE
rainfall. Areas that are indicated as being outside of the 100
year flood plain may experience localized inundation during a
major storm event due to local conditions. This flooding is not
necessarily indicative of being within a flood plain but may in
fact be demonstrating the need to review the basic stormwater
management system in a given area. Stormwater Management and its
related impacts are addressed in greater detail in the
Infrastructure Element, Drainage Subelement, of the Comprehensive
Pl an.
FEMA has identified two specific flood zones, or areas, that
would be subject to more considerable impacts from flood water
and storm surge conditions. These areas of particularly special
hazard are the "V" (velocity) Zone and the Floodway. Within St.
Lucie County the "V" Zone has been defined as that area lying
east of the Barrier Island Coastal Dune and selected areas along
the base of the western shoreline of the Indian River Lagoon,
south of Ft. Pierce. Current St. Lucie County regulations, as
well as those of the Florida Department of Natural Resources, and
Florida Department of Environmental Regulation limit the type of
construction activity in this zone to "breakaway" structures such
as dune crossovers and boat piers. However, were it possible to
construct any residence or other permanent structure in these
areas, then all applicable flood and storm protection
requirements would have to be complied with.
A floodway has been defined by FEMA authorities ~c~ mean the
channel of a river or other watercourse and the adjacent land
areas that must be reserved in order to discharge the base flood
without cumulatively increasing the water surface elevation more
than one foot. In the Base F1ood Insurance Study for St. Lucie
County issued in February, 1981, the concept of floodways was
discussed and dismissed because of the relatively slight
topography and the apparent width of the flood plain. As such,
a floodway designation is not included within any of the
identified flood prone areas within unincorporated St. Lucie
County. However, should Federal authorities eventually provide a
quantitative means to define such an area within the confines of
the local community, then the County's Flood Damage Prevention
Regulations, which will be included as a part of the Land
Development Regulations, will need to be amended. Figure 1-6
identifies, in general perspective, the areas identified as
within the 100 year flood plain. These flood areas are
identified only as generalized reference and prior to any
building activity, verification of flood zone location is
accomplished through the St. Lucie County Community Development
Department. As of this date, only the eastern 1/4 of St. Lucie
County has been mapped by FEMA authorities. The remaining
unincorporated portions of St. Lucie County have not yet been
mapped. However, when mapping studies are conducted in this
area, it will be necessary to expand the County's flood plain
protection regulations to include newly identified flood areas.
January 9, 1990 1- 34 LAND USE
~ A ° , A p a ` ° ` " ` ° ° " ` ~ GENERALIZED
P~~ a~E P,~~
N v E ,
~ -R, ~ ~ 100-YEAR FLOOD PLAN
, ~ ~
I ~a ~ i00-YEAft FLDOD PLAN
~ NOTE~~ FOR SPECIfIC PROPERiY P.FVIEWS, REFER
Y TO F@A~n 1984 fL00D 1NS~RANCE RATE
. ~ ~ MAPS AvaILABLE IN iNE S1. IUCIE
s ~ CDUNiY OFFICE OF C~hI~ONITY DFVELOPMENI.
= I ~ v, , ,
i g i
° I u _
' ~
I 6 AT
I (FR[h
OP44E ~.1YENIIE EYffF51p g Nun4 ~4
I 3' ~'b S~
~ 3 `o auw.3'
I 3, NI
n I ~~I ~ pC,~ t,µw`
i _il ~ ~t~^~`
~ ~ - _ ~.~~~n .
' 'I'
' ~ e
~ I ~
i u~o.~er n~ norer en
~ I ~
~
O I EASY '.i
¢ I
s
u ~ /
N I .
fNUt ~'t~ E..~_::~__.::'
d '
Y I
e i ~ vA1w VISi
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~ fI I
ll
I
~ ~ ~
~ wnE a. ~n nn.
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n i s vowr s ius~~
I £ ~ u . ~SU~lS~ ~~VIN u ~
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4
I ~ ` ~ FIGURE 1-6
= - -
~ P 15 L . P'5 f... ~ fl 1 i
P 37 E
li R A T ~ b C 0 U k f 7
1-35
St. Luaie County currently participates in the National Flood
Insurance Protection Program. All new construction located
within any identified flood hazard zone must meet all appliaable
flood-proofing requirements. It is not the intent of St. Lucie
County to prohibit all development activities within the
identified flood plain. The intent is to ensure that whatever
construction does occur is done in such a manner as not to oause
danger to the occupants of a structure; as not to adversely
impact upon adjacent property owners, upstream or downstream; and
not to cause any net inarease in public expenditures to correct
locally caused flooding problems.
In the event that any existing structures located within the 100
year flood plain are damaged or destroyed, their replacement can
be authorized provided that all new construotion is compliant
with regulations in effect at the time of the new permit.
issuance. As indicated by Figure 1-6, most of the identified
flood hazard areas in the County are used for residential or
conservation purposes. No high intensity development is
permitted within these identified high hazard areas. This
overall idea of limiting development intensities is indicated by
the various future land use designations depicted on Figure 1-8.
NORTH FORR OF THE ST. LIICIE RZVSR
Beginning in central St. Lucie County, the North Fork of the St.
Lucie River provides an example of a unique Florida resouroe that
is rapidly vanishing. The North Fork has been designated an
Aquatic Preserve by the State of Florida. This Preserve is
characterized by both freshwater hardwood swamps in its northern
reaches and tidally influenoed brackish mangrove areas in its
southern reaches.
As described further in the drainage sub-element, the North Fork
has been utilized as the "main drain" for the central portion of
the County. This has resulted in much of the upper reaches of
the river being channelized for water control purposes. However,
there remain several areas of native hardwood vegetation that
warrant some degree of special attention.
In 1980, the Board of County Commissioners adopted regulations
governing certain development activities along the banks of the
North Fork of the St. Lucie River. These regulations were first
designed to limit the effects of soil erosion and river
siltation, which were contributing to local flooding. As a by-
product of this original intent, some degree of shoreline
conservation was achieved. However, its effeots were limited due
to provisions in the law that allowed for the removal of native
vegetation and in their place the introduction of non-indigenous
plants and tree species.
January 9, 1990 1- 36 LAND USE
Noting this unanticipated side effect, as well as the
increasing concern over the control of siltation and its effect
on stormwater removal, it is recommended that the following
policies be incorporated into the County's Land Development
Regulations, to supplement those of Article II, Chapter 1-7.5,
Drainage and Erosion Control, St. Lucie County Code and Compiled
Laws. The water course identified below are the only major
inland waterways in the unincorporated County. The segments
identified still represent a close proximity to natural
conditions in that they have not been irreparably altered
through channelization efforts.
Effective area: Unincorporated areas only
(reference Fi gure 1-7)
Horth Fork of the St_ Lucie River - from the Martin County Line
to the confluence with Five & Ten Mile Creeks
Five Mile Creek - from the confluence of the North Fork of the
St. Lucie River to the Florida East Coast
R~il~oad, r~ 3dE3 Cu~-Off Branch Lin~.
Ten Mils Cresk - from the confluenc~ of North Fork of the St.
Lucie River to McCarty Road.
(Beyond these points, channelization effects are so
great that natural course and habitat are lost)
ZOHE A 0 to 75 feet from the average high water mark
No development activity or shoreline alteration other than
that associated with the oonstruction of a private access
point, includi ng docks if permitable under applicable
laws, to the river~s edge shall be permitted. The
indiscriminate remonal of native or indigenous vegetation
is prohibited, with exaeption of selective clearing for
maintenance or safety considerations. Such vegetative
removal shall be in accordance with the provisions of the
St. Lucie County Land Devel opment Regulations.
SON$ B 75 to 150 feet from the average high water mark
No development activity that would permit the introduction
of any permanent structure that did not aomply w~.th the
provisions of St. Lucie County's Flood damage prevention
regulations is to be permitted.
January 9, 1990 1- 37 LAND USE
~ ~ ~ ~ ~ N " ' ' ` A ` ° " " ' ' ' P ,o t NORTN FORK OF TNE
A ]l [ P. ]9 L _ '
~ ~ E, ~ ~ ST. LUCIE RIVER
j \ y 3 ° S P E C I A ~ P R O T E C T I O N AREAS
~ ~ ~ ~ REfER POLICY i. ~.8.8
~ Ip o o, ~ FUTURE LAND USE ELE~tENT
r
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~ ~ ~ 4 ~ ~ ~ NORTN FORN OF THf S1. ~UCIE A1VER
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1 - 38
ZONS C 75 to 300 feet from the average high water mark
No road right-of-way (publi c or private), on-site drainage
retention pond or system (except for lawfully permitted
drainage conveyance outfalls), wastewater lift station,
petroleum or chemical storage area, or other activity that
would contribute to the degradation of the water quality
within the North Fork system, without the benefit of
pretreatment activities, is permitted. Exceptions to the
above would be for any lawfully permitted existing use, or
any use constructed for the public good (ie, County or
State roadway expansion projects) not including the
private development of vacant property.
Exeeptions to the above requirements can be made for
existing lots or parcels of reoord, as defined within the
St. Lucie County Zoning Ordinance, with the noted
exoeption that the date of effect for this determination
be August 1, 1989. Upon presentation of suitable cause,
and in accordance with the standards for the granting of
variances as set forth in the St. Lucie County Zoning
Ordinance, relief may be granted as provided for in the
County's Land Development Regulations from the dimensional
requirements of this policy without necessary amendment to
this comprehensive plan.
It should be noted that nothing within these regulations is
intended to usurp or abridge the lawful permitting authority of
any other regulatory agency. In those cases where multiple
jurisdictional authority exists, the more stringent of the
regulations applies.
AVgI I,gBI LI TY OF FACI LI TI ES AND SERVI CES
With some limited exceptions, principally associated with
transportation, the existing community facilities and services in
St. Lucie County have been determined to adequately meet the
needs of the present population. Within the various other
elements of this Plan, detailed discussion can be found on issues
rel ated to I nfras tructure, Traf fi c Circul ati on, and the Parks &
Recreation needs necessary to accommodate future growth in the
community.
As provided for uncler the requirements of concurrency, new
development activities are only to be authorized in conjunction
with the availability of public services to support that
development. "New development" includes all that activity
requiring some form of local government approval. It is not the
intention of this section, or through the development of any
subsequent implementing program for concurrency monitoring, to
January 9, 1990 1- 39 LAND USE
~
permit any development that cannot be adequately served with
community facilities, as required in this plan.
As part of the Land Development Regulations, a detailed
concurrency management system as generally outlined in the
Capital Improvements Element will be enacted. This system will
provide the monitoring necessary to ensure that no development
takes place that would cause failure in any required area of
service.
IIRHAN SRRVI CL ~REAS
Figure 1-9, found under Objective 1. 1.4, identifies that portion
of the unincorporated County that is within what may be termed
as the Urban Service Area. This area represents the preferred
regions for development at urban intensities. The area indicated
is the most likely to have aentralized water and wastewater
services provided by either a municipal utility or a privately
operated regional enterprise. The intent of the urban service
area designation is to restrict the negative impacts of a
sprawling low density development pattern and the fiscal burden
that pattern of development has on the ability of the community
to meet its service needs.
The Urban Service Area is not designed to be a permanent or
static limitation on growth. Rather, it is intended to indicate
the areas of the County that can reasonably be expected to be
provided with necessary community services during the fiscal
planning periods of this plan.
Policy 1.1.4.3 of the Future Land Use Element speaks to the
definition of the boundary of the Urban Service line. This
Policy provides for some flexibility in the exact location of
this line as depiated in Figure 1-9, by as much as 1, 500 feet,
without the need to amend the Comprehensive Plan. This
flexibility is based upon the recognition that as properties
develop they may in fact have boundaries that lie in part
beyond the defined Urban Service boundary as depicted on
Figure 1-9. It is not the intention of this plan to penalize
these properties for being partially within and partially outside
o.f this area.
For example, it is conceivable that a property could be divided
by the Urban Servioe boundary, but through particular topographic
conditions it may be possible for that entire site to receive the
full range of community utility services. The Urban Service
designation is not intended to be a line of absolute demarcation
for the provision of these services.
January 9, 1990 1- 40 LAND USE
FDTQRS LAND IIS$
Future Land IIs e 1Kap
Figure 1-8 represents the Future Land Use Classifications for St.
Lucie County at a scale of approximately one inch equals one
mile. This is the adopted scale for submission of this
Comprehensive Plan. However, specific figures throughout this
Element and the remaining elements of the Comprehensive Plan may
be reduced for presentation purposes.
In conjunetion with the adoption of thia plan by the Board of
County Commissioners, the Department of Community Development
shall prepare and be responsible for maintaining a oounty-wide
map series at a scale of one inch equals 200 feet, or as
otherwise may be available from the St. Lucie County Property
Appraiser's map data base. The purpose of this map series is for
delineati ng the future land use designations on a property
specific basis. Amendments to the land use designations on these
maps, once approved, shall be in accordance with the provisions
of Chapter 163.08, Florida Statutes.
As ~eferenced in Table 1-5, it is acknowledged that the Future
Land Use Map designates more land use acreage than is projectecl
to be required to accommodate the minimum year 2015 population
needs. Additional urban land uses have been included:
1) To provide choice of location;
2) To be able to take into account environmental
constraints; and,
3) To recognize site specific limitations.
One of the fundamental philosophies of the 1985 Growth
Management Act is that a local community must provide for the
service demands of its current and new residents. One method to
provide both efficient and adequate services is through the
containment of "urban sprawl". Urban sprawl for the purpose of
thi~ plan can be defined as that spatial pattern of development
that fails to account for the service demands placed upon the
local community resulting in a greater and disproportionate share
of financial impact falling upon that part of the community
already in place.
The Future Land Use Map indicated in Figure 1-8 reflects this
fundamental philosophy of containment. In the most general
descriptive terms, the future land use maps direct future
development away from the environmentally sensitive areas of the
coastal and estuarine environment to more concentrated employment
and housing centers along the I-95/Florida Turnpike corridor. It
January 9, 1990 1- 41 LAND USE
] A E] A A R~ ~ F A ~ 1 U A I 1
AsE w~~ A~E p~~E Ne ~ FUTURE LAND USE MAP
~ pE tl~ ~ ~E
~ Ru ° e A LEGEND
~ b RU' ~ ~
~ a ~r ~ ~E (REFER Tp POLICY I. i. i. i)
~ 5. p, o
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' n I u 5 A~ $Y616~1 U$E
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~ ~m AG-2. S A6RICOLTURAI-2.§
~G 5 9
= i RE rN o ~ RE RESIDENTIAL ESTATE
i ~ RS AESIOEN1IAl SUBURBAN
' ~ ' as , q RU RESI~EfVTIAL URBAN
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w~vse AvouE . flu , ~ , IIERO ~
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P~ as IND SNDUSTRIAL
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ec-i.s ~ s TN TRANSPORTAlION/NILITIES
u ~ R~ p ~ H NISTORIC
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R 11 E AU
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- ~ FIGURE 1-8
R 31 E R'~8 F A 7b E M 1 F
(N01 i0 SWIE. i0A SPECIFlC P{p[~ ~ESS6NATIONS, 1 - 4z
Y A 1 T 1 M 0 0 U N i tl rnr~t~cr mWwnr oevFto~u~xr ov~wrxtw or si. .uci[ owxlr. ~
should also be noted that most of the intense land use designa-
tions correspond with those areas identified as vacant or
undeveloped of the existing land use map, Figure l-4.
This particular pattern of development is somewhat different than
the typical aoastal community in Southeast Florida. Yet it
should be pointed out that St. Lucie County has certain physical
differences that serve to discourage the intense urbanization of
its easternmost regions. Concerns about the further degradation
of the quality of the riverine systems of the Indian River
Lagoon, th~ North Fork of the St. Lucie River as well as the
Savannas, which could be aacelerated through the discharge of
stormwater run-off, has lead St. Lucie County to recognize the
need to move west with its more intense development patterns.
Other considerations for developing areas along the western edges
of the current urban form are the physical and fiscal constraints
faced with increasing development intensities, and providing the
necessary transportation and community services in this area. By
directing future land development into areas that do not have
major environmental constraints, it will be possible to more
effectively provide for the future needs of the community.
Future Land IIse Designations
The following descriptions are those of the future land use ~
designations portrayed on the Future Land Use Map (Figure 1-8).
These descriptions provide the intent as well as recommend
permitted/preferred uses within each designation. Further
descriptions include other uses related to the predominant use ~
which are consistent with the intent of the designation and which
would be permi.tted at the discretion of the County. All
residential densities are given in dwelling units per gross acre
(du/ac).
Also included in this section is a description of how the Future
Land Use Map addresses certai n non-residential uses. As
explained later, specific non-residential uses are permitted
within a variety of future land use designations without
requiring amendments to the map.
Finally, Table 1-6 provides a land use district/zoning district
compatibility chart that is intended to provide assistance in the
application of compatible zoning districts, as currently found in
St. Luci e County' s Land Devel opment Regul ati ons .
January 9, 1990 1- 43 LAND USE
_ABLE 1-6 ~
~ ST. LUCIE COUNTY ,
~ LAND USE DESIGNATION/ZONING DISTRICT
~ COMPATABILITY C(~RRT
W
fi
K
~ LAND USE
~ DISTRICT ZONING DISTRICT
~
~
ip AG-5 AG-2.5 AG-1 R/C AR-1 RE-1 RE-2 RS-2 RS-3 RS-4 RM-5 RMH-5 RM-7 RM-9 RM-11 RM-1:
O
AG-5 . X
AG-2.5: X X
RE . X X X X X X
RS . X X X X X X X X
RU . X X X X X X X X X X
r
RM . X X X X X X X X X X X X
1
,p RH . X X X X X X X X X X X
.c~
R/C . X X
,
Cpub . ~
COM .
IND .
P/F . X X X
MXD . X X X X X X X X X X X X X X X X
SD . ' ~
H .
r
~
z
v
c
~
~
TAaLG 1-G
(continued)
ST. LUCIC COUNTY ,
~ LAND USE DCSIGNATION/ZONING DISTRICT
w COMPATABILI'PY CIiA[2T
~ '
~
W
~ LAND USE
K
DISTRIC'C ZONING DISTRICT
~O
i-+
~ CN CO CT CG IL IH IX U I RE PUD PNRD HIRD MXD RVP
~p - - - - - - - - - - -
O
AG-5 . X X X X X X X X X
AG-2.5 . X X X X X X X X X
RE . X X X X X X X X X X
RS . X X X X X X X X - X X
RU . X X X X X X X X X X
RM . X X X X X X X X X X
1
RH . X X X X X X X X X X
~
~ R/C . X X X X X X X X
,
Cpub . X X X ~
COM . X X X X X X X X X X X X
IND . X X X X X X X X
p~F , X X X X X X X X
MXD . X X X X X X X X X X X X X X X
SD . . Jf ' X X X X
H . X X X X X X X X X X
r
~
z
0
~
~
eh
LAND USE CATEGORIES
AGRI CIILTURAL - 5 (.AG-5 )
The AG-5 land use designation is intended for those areas of the
County outside of the planned urban service area which are
associated with agricultural and agricultural-related activities.
These areas are recognized for first being appropriate for the
production of citrus, cash crops, or ranching activities. These
areas are acknowledged as potentially suitable for limited
residential development under the following eriteria:
o Al1 residential development must be in accordance with
applicable standards and restrictions as set forth in
the Land Development Regulations;
o All residential development proposals in excess of 10
units must be approved through the Planned Unit
Development (PIID) process as provided for in the Land
Development Regulations;
o Any activity other than crop or food product related
production, including combinations of properties/uses,
, in excess of 200 acres should be in con~unotion with
the establishment of a Community Development District,
pursuant to Chapter 190, Florida Statutes, for the
purpose of providing the necessary infrastructure
facilities to support that development; and,
o Residential densities are set at a maximum of one (1)
unit per 5 gross acres.
AGRICIILTQR~I. - 2_ 5 (AG-2. 5 )
The AG-2.5 land use designation is intended for those areas of
the County outside of the planned urban service area which are
associated with agricultural and agricultural-related activities.
These areas are recognized for first being appropriate for the
production of citrus, cash crops, or ranching activities. These
areas are acknowledged as potentially suitable for limited
residential development under the following criteria:
o All residential development must be in accordance with
applicable standards and restrictions as set forth in
the Land Development Regulations;
o All residential development proposals in excess of 10
units must be approved through the Planned Unit
Development (PUD) process as provided for in the Land
Development Regulations;
January 9, 1990 1- 46 LAND USE
o Any activity other than arop or food product related
production, including combinations of properties/uses,
in excess of 200 acres should be in conjunction with
the establishment of a Community Development Distriot,
pursuant to Chapter 190, Florida Statutes,' for the
purpose of providing the necessary infrastructure
facilities to support that development; and,
o Residential densities are set at a maximum of one (1).
uni.t per 2. 5 gross acres.
RSSIDSNTIAL $STATS (RE)
The Residential Estate (RE) land use category is intended to act
as a transitional area between the agricultural areas and the
more intense residential areas in the eastern portion of the
County. This aategory is found predominantly along the western
edge of the urban form, but is also appropriate for areas of
special environmental concern such as along the North Fork of the
St. Lucie River and the Indian River Lagoon.
The RE designation is intended for large lot, single-family
detached residential dwellings, at a density of one unit per
gross acre. These areas are not required to be served with
central utilities, however when at all practical, service
connections should be provided.
The RE designation is acknowledged as potentially suitable for
limited residential development under the follawing criteria:
o All residential development must be in accordance with
applicable standards and restrictions as set forth in
the Land Development Regulations;
o All residential development proposals in excess of 10
units must be approved through the Planned Unit
Development (PUD) process as provided for in the Land
Development Regulations;
o Any residential development in excess of 200 acres
should be in conjunction with the establishment of a
Community Development District, pursuant to Chapter
190, Florida Statutes, for the purpose of providing
the necessary infrastructure facilities to support
that development; and,
o Residential densities are set at a maximum of one (1)
unit per one (1) gross acre.
January 9, 1990 1- 47 LAND USE
x~sz n~~ svso~N ( Rs )
The Residential Suburban (RS) land use category is intended to
act as a transitional area between the agricultural areas and the
more intense residential areas in the eastern portion of the
County. This category is found predominantly along the western
edge of the urban form, but is also appropriate for areas of
special environmental concern suoh as along the North Fork of the
St. Lucie River and the Indian River Lagoon.
The RS designation is intended for large lot, single-family
detached residential dwellings, at a density of one to two units
per gross acre. These areas are not required to be served with
central utilities, however when at all practical, service
connections should be required.
RRSI DI~NTI~L IIRB~i ( RII )
The Resider~tial Urban (RU) classification is the predominant
residential land use category in the County. This residential
land use category provides for a maximum density of 5 dwelling
units per gross acre. The RU designation is generally found
between the identified urban service areas and the transitional
RS areas. These properties need to be serviced with central
water and wastewater services. These sernices may be provided by
either a public utility or through private on-site facilities, as
would be permitted in acaordance with all applicable regulations.
New development in the RU areas can ocour using traditional
si.ngle-family or multi-family zoni.ng designations or through the
Planned Unit Development process.
RSSIDENTIAI. lSBDIIIlS (Rl~)
The Residential Medium (RM) land use category is to be applied to
those areas that are within, or planned to be within, areas of
central community services. A maximum residential density of
nine dwelling units per gross acre is permitted under this land
use designation. I f required, the actual density is subj ect to
the satisfactory completion of the rezoning process, which would
include complete review of the physical suitability of the
property for development at the proposed intensity.
Medium density residential land uses can act as a transition
between the lower intensity RU areas and the more intense land
use designations. Zoning applications within the RM land use
area include single-family, multi-family, or PUD zoning.
January 9, 1990 1- 48 LAND USE
RSSI DEN'lZ AL HC GH ( RH )
Areas designated Residential High (RH) are intended to
accommodate high density development, not to exceed 15 dwelling
units per gross acre. In order to develop at this intensity, it
must be possible to connect into a central water and wastewater•,
service facility, and the subject property must be located in an
area of the County which has available all urban services and
facilities inclucling fire protection, police, recreation,
roadways, and schools.
1~II %ED USE DEVSLOPI~NT ( l~~ )
The intent of the Mixed Use Devel opment (MXD) designation is to
identify those areas where innovative land use concepts are
encouraged. Application of this district should be with
prudence, and should be only to those areas where traditional
land use classifications do not afford the desired flexibility
_
and community input in land use planning necessary to address
loaal ooncerns. Candidates for this distriat include all I-95
interchange areas, the St. Lucie County International Airport,
Gommunity Development Districts created pursuant to Chapter 190,
Florida Statutes and areas of special or unique environmental
consic~eration that may not be appropriate for traditional land
us e des i gnati ons .
Uses wi~Y~a~~ ~h~ areas ~la~s3.fied a~ Mixed Use should be
segregated as to intensity and indicated in the form of a concept
master plan which is to be included as a part of the the land use
designation process. The following eriteria, in addition to
those as cited in Objective 1. 1..6, are to be used in the
development of Mixed Use areas:
o Unless otherwise compliant with the identified
intensity classification, any change in zoning shall
be to the Planned Unit Development (PUD), Planned Non-
residential Development (PNRD) or Mixed Use
Development (MXD), as described in the St. Lucie
County Land Development Regulations. Those properties
with compatible existing zoning designations are
encouraged to develop under the PUD, PNRD or MXD
regul ati ons .
o Residential development shall be regulated by the
intensity district in which it is to take place. In no
case should gross residential density exceed 15 du/ac.
o All uses shall be compatible with internal and
external adjacent land uses.
January 9, 1990 1- 49 LAND USE
SPEQAL DI STRI CT ( SD )
The intent of the Special District (SD) designation is to
identify those areas where through the specific legislative
action of the Governor and Cabi net of the State of Florida (i.e.;
Chapter 190 Community Development District, Florida Quality
Developments, etc.) approval for a site specific development plan
or concept has been granted. A Special District designation may
not be applied to a traditional application of zoning or
Application for Development of Regional Impact unless specific
approval for that projeat is required from the Governor and
Cabinet. Application of this district should be with prudence,
and should be only to those areas where traditional land use
classifications do not afford the desired flexibility and
community input in land use planning necessary to address local
concerns.
Residential densities within an area designated as a Special
District are limited to what the current land use designation
authorizes. Any increase over the present designation may be
considered only through the Plan Amendment proce~s.
At the date of adoption of this plan, only one area of the County
is scheduled to receive this designation, which is the area 4a
described as the Capron Trail Community Development District. In
1y8~, this area was approved by the Florida Cabinet as a F.S.
Chapter 190, Communi.ty Development District. Included with that
approval was the submission of a development concept that
described how the cre~~iQn of this district would take place and
what its ultimate development profile would be represented as in
this case, residential at a gross density of one unit to the
acre.
The Special District designation applied to this property
indicates an acknowledgment on the part of St. Lucie County of
the special district sanctioned by the State of Florida. This
acknowledgment does in no way relieve or otherwise provide relief
to the owners/developers of these properties from complying with
the concurrency and level of service standards of this plan and
any other lawful development review process. -
CO1~II~ISRCI~L ( COIri )
The Commercial (COM) land use designation is applicable to areas
of future commeraial development, in addition to those existing
developed commercial areas. Future commercial areas should be
located at points of high transportation access, with specific
action taken to prevent the development of new linear commercial
strips.
Although this plan supports the location of higher intensity
commercial uses at the intersection of arterial roadways, it
January 9, 1990 1- 50 LAND USE
should not be interpreted to mean that every intersection should
be designated for commercial activities. Unless otherwise
designated on the future land use maps, applications for
commercial use should be done in conjunction with a detailed
review of the impacts of such development on adjacent property,
specifically noting what, if any, negative neighborhood impacts
could result.
The Commercial (COM) designation is intended to accommodate all
commercial zoning districts as identified under St. Lucie
County's Land Development Regulations. Office and general retail
uses are considered the principal uses within the COM designated
areas .
INDIISTRIAL (IND)
This land use designation is applied to specifia areas of the
County identified as suitable for industrial use. This land use
designation is intended to be implemented through both the heavy
and light industrial zoni.ng districts, with the specific criteria
for zoning application as provided for under the policies of the
Future Land Use Element. ~
Areas designated for Industrial activities must have available
all necessary services and facilities prior to development,
supplied by either public or private souraes as ,permitted. In
adcli~.~~r~, developments gropoeing to incorporate heavy industrial
uses will be required to be adequately buffered from any adjacent
use that would be incompatible.
PUBLIC F~QLITIES (P/F)
The Public Faailities (P/F) land use designation is applied to
properties used for such activities as education and places of
worship. This designation may also be applied to other public
uses such as j ails and admini.strative buildings.
Z`R~NSPORT~12'I OH/D'1'1 LI TI ES ( T/II )
The purpose of this district is to recognize the Transportation
or Utility use of property. This designation may be applied as
appropriate sub~ect to review of the specific application and
intended use of the property.
The Transportation/Utilities (T/U) land use designation has been
applied principally to four areas:
1) St. Lucie County International Airport;
January 9, 1990 1- 51 LAND USE
2) The St. Lucie County Landfill;
3) The St. Lucie Power Plant site located on South Hutchinson
I s 1 and; and,
4) The Florida Power and Light - Midway switching station along
West Midway Road.
HI STORI C ( H )
The Historic (H) land use designation is applied to properties
of historic significance as identified by the national historic
register, or State of Florida.
COHSl3RVATIOH
The Conservation land use desigriation has been divided into two
categories: Residential/Conservation (R/C) and Conservation-
Public (Cpub). These designations are intended to identify areas
of the County which exhibit uni.que or special environmental
characteristics, and may be either publicly or privately held.
Ihe designations are d~~c~ib~d in mo~e ae~cail beio~.
Residential/Conservation (RfC): The Residen~ial/Conservati~n
category is intended to identify those privatelX controlled lands
which contain unique vegetation or have characteristics which
warrant special attention prior to their being developed. The
Residential/Conservation designation is not intended to prevent
development activities. Instead, its purpose is to identify
those areas that, due to special environmental or other unique
constraints, location, property configuration, or topography
should be more closely exami ned before final development
approvals are authorized.
Areas designated Residential/Conservation carry a development.
potential of one (1) dwelling unit per five (5) gross acres.
Areas within the R/C designation should be developed using the
following criteria:
o The development is supplied with central water and
sewer service; unless otherwise permitted by the
appropriate authority.
o Any development within an area designated R/C should,
as a requirement for building permit approval,
demonst"rate compliance with all applicable
environmental protection regulations as set forth in
the Land Development Regulations for St. Lucie County.
o Any residential development proposal in excess of 10
acres, or involving more than 10 units, should be
January 9, 1990 1- 52 LAND USE
under the Planned Unit Development regulations as set
forth in the Land Development Regulations for St.
Lucie County.
Conservation-Public (Cpubl: Areas designated Conservation-Public
are those lands which exhibit unique environmental
characteristics and are owned by federal, state, regional, or
local public agencies. They are intended solely for preservation
and/or recreational use. No residential or commercial
development may occur other than that typically related to park
service and security functions.
Non-Residential IIses
Future development in St. Lucie County will take place in many
different styles, uses, configurations and combinations of uses.
Some of this development may seem contradictory to the land use
designation in which it is located. Non-residential uses which
support residents and provide alternatives to the lifestyles of
future residents are important when considering future land use
issues. Table 1-6 identifies two categories under the current
St. Lucie County Zoning Ordinanoe that would be compatible with
~~ei3 ia3a use cat~~vey identiiied in Lhis plan.
The tollowing zoning districts may occur in one or more of the
future land use categories without rec~uiring a change in land use
designation, provided these performance standards are met.
Commercial Neighborhood. Commeraial Office. Planned Non-
Residential: Limited commercial uses may occur in areas
designated Agriculture or any residential category not indicated
as a Preferred Residential area, if all of the following criteria
are met:
1) The intent of the commercial use is to provide easily
accessible, oonvenience-type uses to immediately
surrounding residents;
2) The property for which the commercial designation is
sought is located on an Arterial or Major Collector;
3) Conversion of the petitioned property would not
promote any strip commercial use of land;
4) The use is compatible with surrounding land uses and
is provided with adequate screening and buffering of
any adjacent residential property;
5) The site does not have direct driveway access onto any
local or Minor Collector street; and,
January 9, 1990 1- 53 LAND USE
6) The property for which the commercial designation is
sought does not exeeed 10 acres.
Industrial Extraction: An extractive use designation may occur
in any future land use designation if all of the following
criteria are met:
1) The extractive operation does not adversely affect
areas determined to be environmentally significant;
2) The use is adequately buffered from surrounding land
us es ;
3) The use is compatible with surrounding land uses;
4) A plan has been developed which will allow for the
reuse of the site in a manner which is compatible with
surrounding land uses; and,
5) The proposed extraction operation is not contrary to
any of the provisions of the remaining elements of
this plan or the county's land development
regul ati ons .
January 9, 1990 1- 54 LAND USE
GOALS, OBJECTIVES, AND POLICIES
GOAL 1.1 ENSURE A HIGH QUALITY LIVING 13NVIRONMENT
T$ROUGH A MIXTURE OF I~AND USES THAT WILL
ENHANC$ ST. LUCIE COUNTY'S NATURAL AND MAN-
MADE RESOURCES WHILE MINIMIZING ANY THREAT TO
THE HEALTH, SAFETY, AND WELFARE OF THE
COUNTY'S CITIZENS THROUGH INCOMPATIBLE LAND
USES AND ENVIRONMENTAL DEGItADATION.
OBJECTIVE l.l.l: To identify on the Future Land Use Map land
use designations sufficient to portray the
future development patterns of St. Lucie
County.
Policy 1.1.1.1: The following land use designations/
intensities, as indicated on the Future Land
Use Maps are provided as the pattern for the
future development of the area within
unincorporated St. Lucie County.
~?LS.l~?IItial ~?_T151~~~/,
Land Use Category Max. Lot Cov. by Structure
AG-5 Agriculture - 5 1 du/5 acres
(.2 du/1 acre)
AG-2.5 Agriculture - 2.5 1 du/2.5 acres
RE Residential Estate 1 du/1 acre
RS Residential Suburban 2 du/1 acre
RU Residential Urban 5 du/1 acre
RM Residential Medium 9 du/1 acre
RH Residential High . 15 du/1 acre
R/C Residential/Conservation 1 du/5 acres
(.2 du/1 acre)
Cpub Conservation - Public 0 du/5 -l0~la
COM Commercial 0 du/40-50$14
IND Industrial 0 du/40-50g1°
May 14, 1991 1- 55 LANDUSE
Residential Density/
Land Use Categor~ Max. Lot Cov. bv Structure
P/F Public Facilities 0 du/40-50$1°
T/U Transportation/Utilities 0 du/40-50$1°
MXD Mixed Use Development .2-15 du/acreZ3
40~ - 50~ °
H Historic 0 du/40-50~1°
SD Special District .2-15 du/acrez3
40~ - 50~ °
1.) Residential uses permitted only as accessory to
primary permitted use. Refer to Zoning/Land
Development Regulations for special restrictions.
2.) Ma~imum Densities s~bject to complianee with
. intensity plans for each mixed use area, as set
forth in Policy 1.1.6.4.
3.) Special restrictions apply. Refer to Policy 1.1.6.5.
4.) For specific non-residential land use intensities,
refer to zoning/land development regulations.
OBJECTIVE 1.1.2: Provide in the land development regulations
provisions for a compatible and coordinated
land use pattern which establishes
agriculture as the primary use outside of the
urban service boundary and promote retention
of agricultural activities, preserve natural
resources and maintain native vegetative
habitats.
Policy 1.1.2.1: Require that new developments within
agricultural land uses not exceed the gross
densities provided in Policy 1.1.1.1;
however, for developments in excess of four
units require approval through the PUD
process and include provisions in the land
development regulations requiring clustering
of such developments.
Policy 1.1.2.2: All future non-agricultural development
within the agricultural land use categories
will be required to preserve open space
(defined as agricultural activities such as
groves and range land as well a preservation
of natural areas) according to the following
criteria:
May 14, 1991 1- 56 LANDUSE
a. developments in excess of 20 units must
retain a minimum of 80~ of the project sit~
as open space;
b. developments in excess of four units up~
to 20 units must retain a minimum of 50~ of
the project site as open space; and,
c. developments of four dwelling units or
less are not required to retain open space
except as may be otherwise required in the
land development regulations or elsewhere in
this Plan; provided that this paragraph shall
not be applied to avoid the remainder of this
policy through further subdivision of land
parcels as existed as to record on January 9,
1990.
Policy 1.1.2.3: Provide the means to manage growth within the
agricultural land use categories through the
orderly delivery of services;eonc~rrent with
the impacts of development. It is anticipated
that over time portions of the agricultural
land use categories will be converted to
urban uses as services are provided. However,
the physical extension of County provided
central sewer and water shall only occur
within areas which are in or have been
converted to urban uses.
Policy 1.1.2.4: The County shall include in its land
development regulations a site assessment
process to evaluate the potential conversion
of existing or designated agricultural land
uses to non-agricultural land uses in a
rational and orderly manner. Such provision
shall require as a condition to such
conversion that the Board of County
Commissioners affirmatively find that the
proposed non-agricultural use:
a. is compatible with adjacent land uses;
b. maintains the viability of continued
agricultural uses on adjacent lands;
c. contains soils suitable for urban use as
defined by the St. Lucie County soil survey;
d. is suitable with existing site-specific
land characteristics;
e. is consistent with comprehensive
development plans;
May 14, 1991 1- 57 LANDUSE
f. will have available the necessary
infrastructure concurrent with the
anticipated demands for development; and,
g. will avoid the extension of the urban
services boundary to create any enclaves,
pockets, or finger areas in serpentine
patterns.
Policy 1.1.2.5: Provide adequate buffering and/or setbacks
between agriculture and non-agricultural uses
to protect such agricultural uses from
adverse impacts associated with encroachment
of non-agricultural development or creation
of nuisances by agricultural operations.
OBJECTIVE 1.1.3 St. Lucie County shall by August 1, 1990,
enact Land Development Regulations which
support the implementation of the Future Land
Use Element, and the other eomponents of the
St. Lucie County Comprehensive Plan.
Policy 1.1.3.1 Adopt and/or amend existing land development
regulations to ensure that they contain the
specific and detailed grovisi ons nP~essarv tc~
implement the adopted Comprehensive Plan, and
which as a minimum include the follawiang:
a. Regulate the subdivision of land;
b. Regulate the use of land and water
consistent with all elements of the St. Lucie
County Comprehensive Plan, to ensure the
compatibility of adjacent land uses and
provide for adequate open space;
c. Protect those areas designated for
Conservation purposes or that contain other
special environmental habitat as identified
in the Future Land Use and other elements of
the St. Lucie County Comprehensive Plan;
d. Regulate areas subject to seasonal and
periodic flooding and provide for drainage
and stormwater management;
e. Protect potable water wellfields and
aquifer recharge areas;
f. Regulate signage;
g. Provide minimum landscaping standards for
all development that encourages the use and
protection of native and drought tolerant
species in lieu of exotic and water
consumptive plants;
May 14, 1991 1- 58 LANDUSE
h. Ensure safe and convenient on-site
traffic flow and vehicle parking needs;
i. Provide that development orders and,
development permits shall not be issued which
result in a reduction of the levels of
service for the affected public facilities
below the level of service standards adopted
in this and other elements of the St. Lucie
County Comprehensive Plan; and
j. Provide for procedures and time schedules
for acceptance of amendments to the St. Lucie
County Comprehensive Plan in accordance with
the provisions of Chapter 163.3187, FS.
OBJECTIVE 1.1.4 Require through the County's Land Development
Regulations, specific performance criteria
(ie; landscaping and use separation
standards, TDR'S), that all new development
be compatible with surrounding land uses,
both existing and future as represented in
this Element.
Policy 1.1.4,1 Fncour~QP the l~c~atinn of urban land use
intensities, through the development of
density bonus and incentive programs in the
Land Development Regulations, to those
areas that lie within the defined urban
service boundary before encouraging/
supporting the conversion of property in the
agricultural and suburban areas to higher
intensity urban uses, but still keeping all
development authorizations in line with the
adopted levels of service within this plan.
Policy 1.1.4.2 Require that new development be designed and
planned in a manner which does not place an
unanticipated economic burden upon the
services and facilities of St. Lucie County.
Policy 1.1.4.3 Encourage the use of .cluster housing and
planned unit development techniques to
conserve open space and environmentally
sensitive areas, through the incorporation of
the following into the County's Land
Development Regulations:
a. The establishment of minimum acreage
reguirements necessary to support a viable
mixed use community providing sufficient
design flexibility to allow innovation and
creativity in all forms of planned unit
developments;
May 14, 1991 1- 59 LANDUSE
b. The establishment of minimum apen space
ratios of 30~ or greater in all planned unit
developments including within the PUD
documents assurances on the part of the,
developer that such areas will remain as open
space to protect existing native habitat, to
provide for minimum setback needs from
adjacent uses, and to provide active and
passive recreational as well as visual
amenities.
c. The establishment of minimum open space
standards;
d. The establishment of provisions ensuring
the long term preservation of remaining open
spaces;
e. The establishment of a mixed use district
combining residential, commercial,
recreational, education~l, and other incame
producing uses providing significant
functional and physical integration among
uses;
f. The establishment of minimum standards
for the provision of on-site shopping, job
opportunities and internal trip capture; and,
g. The establishment of specific
requirements to provide effioient,
centralized infrastructure (potable water and
sanitary sewer). Include specific
restrictions on the use of septic tanks,
individual wells, and package plants in
planned unit developments.
Policy 1.1.4.4 Provide for the calculation of. gross
residential density on lands that lie above
the mean high water elevation. Provide for
the ability to transfer/cluster of
residential density from wetland and other
sensitive or unique environmental habitats to
upland areas on contiguous property.
OBJECTIVE 1.1.5 In coordination with the other elements of
this plan, future development within the
Planned Urban Service Area shall be directed
to areas where urban and community
services/facilities can be provided in the
most efficient and compact manner so as to
discourage the proliferation of urban sprawl.
May 14, 1991 1- 60 LANDUSE
Policy 1.1.5.1 Urban development activities shall be
restricted to that area identified as the
Planned Urban Service Area (Fig. 1-9). Urban
development activities are defined, for the,
purpose of this Policy, as any residential
development activity in excess of two units
to~ the gross acre, any non-agricultural
commercial activity or any
non-extractive/non-agriculturally related
industrial activity.
Policy 1.1.5.2 Until amendment of this Plan to incorporate
the water and wastewater master plan as
provided in Policy 1.1.5.4, the County shall
establish a water and wastewater utility
extension policy and develop rules and
regulations which provide that within the
Planned Urban Service Area, such public
facilities shall be extended so that growth
occurs in an efficient and rational manner
progressing outward from existing urban
development. In accordance with Policy
1.1.11.3, the County will permit only those
proposed locations of such facilities which
maximize the efficiency and minimize the cost
of sPrvices nrnvi~P~ hv makin~ s»~h servi_ces
available according to the following
priority:
aj ~~~~ide se~vic~ to exis~in~ resi~en~ial
urban developments (those areas having a
density in excess of two (2) dwelling units
per acre), or to existing non-residential
urban developments, not presently having
service;
b) provide service to new developments
immediately contiguous to or within one-
fourth mile of existing non residential urban
development or residential urban development
(those areas having a density in excess of
two (2) dwelling units per acre);
Policy 1.1.5.3 Where regional water and wastewater utility
service is not extended the County shall
allow for non-residential development, or
residential development in excess of two (2)
May 14, 1991 1- 61 LANDUSE
~ r. o~ e a a i r e s c o u e~ r
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dwelling units per acre as per Policy
1.1.5.10, where the following factors are
met:
a) the development bears the entire fiscal
im~act of providinq its own water and
wastewater system; and,
b) the developer agrees to connect to a
regional water and wastewater system when
such system becomes available to the site
with none of the cost for connecting to the
regional system passed on to the regional
system.
Policy 1.1.5.4 The County shall complete a potable water and
wastewater master plan to delineate Policy
1.1.5.2 and Policy 1.1.5.3 on or before
December, 1991 and shall thereupon amend this
Plan to incorporate such master plan. ,
Policy 1.1.5.5 The County shall not at public expense
construct any new roadways which will extend
public facilities to areas not presently
served within the Urban Services Area unless
such areas ar_.e immediately contiguous to
existing non-residential or residential urban
developments (those areas having density in
excess of two (2) dwelling units per acre) or
wt~i~h have k~een i~3entifiec~ by the
Metropolitan Planning Organization as part of
its area roadway network to meet areawide
transportation needs.
Policy 1.1.5.6 No urban development activity shall be
permitted outside of the Planned Urban
Service Area that does not address all of its
community infrastructure impacts, both
on-site and off-site. Al1 development
outside the Urban Service Area shall pay the
entire cost of its fiscal impacts on public
facilities and services.
Policy 1.1.5.7 The Planned Urban Service Area is not
intended to be a static line of development.
This area may be extended or contracted only
for a residential classification up to 1,500
feet from that which is indicated on Figure
1-9 without necessitating an amendment to the
Comprehensive Plan where the urban service
area lies contiguous to a residential
classification, the owner of contiguous
property can ensure the provision of
appropriate infrastructure and services, and
the resulting change does not detrimentally
May 14, 1991 1- 63 LANDUSE
impact the established character of the area.
St. Lucie County shall be responsible to
maintain an updated map indicating the
location of the approved Planned Urban
Service Boundary and once every two years
include as a part of its Comprehensive Plan
Amendment process, the latest Urban Service
Area Map.
Any extension of the Planned Urban Service
Area Boundary beyond 1,500 feet, will require
a formal amendment through the Comprehensive
Plan amendment process.
Policy 1.1.5.8 In conjunction with Policy 1.1.5.9, new
industrial development shall be located in
those areas that are serviced with acceptable
water and wastewater facilities that will not
contribute to the degradation of surficial
water quality, or in areas that can be
provided those serviEes con~urrent with the
development of the property.
Policy 1.1.5.9 The use of individual on-site septic disposal
systems for industrial development activities
shall be in accordance with all applicable
state and local regulations, including but
not limited to Rule lOD-6, FAC., and St.
Lucie Environmental Control Ordinance 89-02
(wastewater and sewage disposal regulations).
Policy 1.1.5.10 As provided for under Policy 1.1.5.1,
construction of new residential development
at densities greater than two units per acre
shall only be permitted when central or
on-site water and central or on-site
wastewater systems are available or will be
provided concurrent with the impacts of
development, consistent with the adopted
levels of service found in the plan.
Policy 1.1.5.11 Existing development will be required to
connect to central water and sewer systems
when such facilities are made available in
accordance with applicable Rules and
Regulations, e.g.; Rule lOD-6, FAC.
Policy 1.1.5.12 All new subdivision and site plan development
projects that are proposed to take place
within the approved service area of any duly
authorized water/wastewater utility in St.
Lucie County, shall be required to provide a
"dry-line" central water and wastewater
distribution/collection system, and provide
for the connection to centralized systems as
May 14, 1991 1- 64 LANDUSE
they become available. The standards for
construction of these systems shall be
included as a part of the County's Land
Development Regulations.
Policy 1.1.5.13 Local utility services (i.e., electric
su~stations, wastewater lift stations,
telecommunication sites and other small
scale utility service operationsj necessary
to provide for the utility service needs of
the neighborhood area, may be approved
without the need to amend the Future Land
Use Element so long as the property on which
the activity is to take place is less than
five (5) acres in total area. Zoning
compliance and review procedures are to be as
described in the County's Land Development
Regulations.
OBJECTIVE 1.1.6 St. Lucie County shall reqaire, ~hraugh ~he
County's Land Development Regulations, the
protection of historically significant
structures, facilities and locations within
the unincorporated areas of the County, as
identified by the State of Florida or the
Federal Register of Historic Places.
Policy 1.1.6.1 St. Lucie County shall continue, with the
assistance of the State of Florida and the
St. Lucie County Historical Commission, to
identify significant historic resources
within the unincorporated areas which are in
need of protection and develop management and
restoration plans as appropriate.
Policy 1.1.6.2 Historic resources shall be protected through
designation as historic sites by the State or
the County. ~
Policy 1.1.6.3 St. Lucie County shall include within its
Land Development Regulations specific actions
as prescribed by the Division of Historic
Resources of the Florida Department of State,
that are to be followed in the event
historically significant facilities are
discovered through or threatened by the land
development process.
Policy 1.1.6.4 Adaptive reuse of historic structures shall
be given priority over activities that would
harm or otherwise destroy the historic value
of such resources.
May 14, 1991 1- 65 LANDUSE
Policy 1.1.6.5 St. Lucie County shall by August, 1993, adopt
an Historic Preservation Ordinance.
Policy 1.1.6.6 St. Lucie County shall coordinate and
cooperate with the Treasure Coast Regional'
Planning Council in the inventory and mapping
of` all archaeological and historical ~
resources within the County, by August, 1992.
OBJECTIVE 1.1.7 Future development and redevelopment
activities shall be directed to those azeas
depicted with urban land use designations on
the Future Land Use Map and are to b~
consistent with sound planning principles
contained in the goals, objectives, and
policies of this plan.
Policy 1.1.7.1 Permit and encourage innovative land use
development patterns, by including by August
1990, adequate provision in the County's Land
Development Regulations including Planned
Unit Developments (PUDs) and Mixed Use
Developments (MXDs).
Policy 1.1.7.2 St. Lucie County shall by August 1990, amend
its zoning regulations to be consistent with
the future land use designations indicated on
Figure 1-8, and as identified in Table 1-6,
of this element. Furthermore, the County
shall add interim level zoning districts to
its multi-family designations and include a
single family development density of 1 du/ac,
exclusive of any agricultural activity.
Policy 1.1.7.3 St. Lucie Caunty shall by August 1990,
incorporate into its Land Development
Regulations a formal Mixed Use (MXD). zoning
designation permitting both residential and
non-residential development within a single
planned development. These district
regulations shall contain specific
performance standards governing the mix and
intensity of the land uses within it, but at
a ratio that does not exceed 40$ residential
in the Mixed Use activity areas.
Policy 1.1.7.4 Mixed Use activity areas shall be developed
as indicated in the following sub-area Mixed
Use activity areas plans as depicted in
Figure 1-10a thru 1-lOj.
Policy 1.1.7.5 The following use intensity definitions shall
be used for the purpose of this Plan for the
Mixed Use activity areas:
May 14, 1991 1- 66 LANDUSE
.INDRIO MIXED USE_ , LEG~END
ACTIV(TY AREA ~
N~ED. ~MED~UM ~tJTENSlTY
LOW LOW INTENSITY
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. ` Activity Are3, are restricted in use to
. ~tOW - ~ the equivalent of the R/C Land Use
designation as desorihed in the Future
~ ~ ~
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~ . ~ 2~f ame:.dc3 tnrougn the Comprehensive Plan
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• . - -
~ ~ ' • ~ - , ~ ~1l1lQQ((E11p111IIiili~llQttl(iAilt~1111~.. . Z .
r. ~ ~ ~ t ~ . . - • . ~ ~ t : i ~~i. . a
3 ~ ~ C~~If~ ~ . : ! ' . ~ ~ 1 ~ ~ - .
_ i~; : ~ - ~ ~ << ;;"i~ ~ . .
~t ~ .fri.`RU ~ . ' s , ~ . + ` i_ ~ i -Z '
lOW ~0 _G . ~ p
~ ; - ,
f 5~9. - ;1 f i :`;`l .
• .
• i';_i~ ~ .
'K: - _ ~ <
,,_~J ' r~ t ~
f ~ ~_T i~ ' ~ ~ 'i ~
. _ - - = t _ - : p t FIGUR~ 1-10B
~ ~ ~ ~ - ~ ~ _ - : ~ , ; ;
- -
1_.~.` ;~ui~tnu«~mu«u~u~uiit~i~~ua~i«ujiiun 'inin ;
~ r~~
_
` i ~ .
1 - 6 8
ST. LUCIE INT' L. ~IP,POP,I
M~IXED USE ACITUITY AREA ~
LEG,END ~
~
SEE NDRIO MXD ~ III~ED. MEDIUM ~IVTENSITY
- - ~ o _RM_ ~
~ L01N LOW INTENSITY
s.~.- RS
RM ~ M S.U. SPECIFIC USE ~iREA
_ ~ _ _
_
_ - - ~ ~
S. U. COM/1N
~ p ~ 1~~ The folloNing restrictions. apply to the
Z Q ' SPECiFIC DSE AREAS designated within
95 S. U. - RES(1). ~ _ ~ this Mixed Use Activity area:
~ ~ ~ `1 4'~J~ - means that the uses withia
` U ~ /~j Z 1` this zone qe restricted to those that
U wou1~7 be e uivaleat to the COH, ISD,
i~, PrF ~ ~ T/0, or p/p Land Ose designations as
~ f,L (1 Z ~ 1} desctibed in the Future Land Ose
~ ~ ~ 1 Elem~nt, ualess otherwise amended
~ 1l through the Comprehensive Plan Amendment
Q cn z { I proce~ss.
S. U. - COM/IND ~ S 1- means that the uses within this
~ zone aze =estricted to those that would
I be e~uivalent to the R% Land Use
R~ _ - _ desigaatioq as desctibed in the Future
~ . L CIE BLUD - R ~ad Qse Element, ualess otherwise
ameaded through the Comprehensive Plaa
Z Q Ameniment process.
O ~ " D ~ `11 SS 2- means that the uses withi¢ this
zone are restricted to those that would
z be equivalent to the RS Land Ose
S
p designation as described in the Future
~ Land Ose Elemeat, unless other~rise
ameaded through the Comp=ehensive Plau
Amendwe¢t process.
CQPSERVATIOH - means that the uses
~ withiq this zone axe restticted in use
to the equivalent of the B/C or Cpub
- . Laad qse designations as~described in
~ the Future Land Use Element, unless
otherrrise amended thiough the
Comprehensive Plan Amendment process.
~~~~3%~~ ~ - ~
1 -
i
~
~ ~~~~a
i
I
I
I
I
0
° i ~EGENo
RE ~ ~
~ z MED MEDIUM :iNTENSITY
~t. 1 o I
~ . c F- ~ LOW LOW INTENSIIY
_
\ LOW LOW _ - S. U. SPECI~IC USE _
. MED y
I. ~j The followtiag testzictions apply to the
- ° - - _ _ ~ ~ - ~ s a - _ _ ~ y SPECIFIC OSE AREAS desiqnated withia
~ c c ~ I this Hixed Ose Activity area: ~ ~
y i S.U. - PUD \ AfLC ~ ~c
I J g0o - R0005 OP ST. LQCIS - identifies ~ ggS 2- means that the uses within this
4 w90D5 ~ S?. IUCIE ~ the aiea uader Prelimiaary and Final zone axe restticted to those that aould
SES(9 ~ (partialJ Planaed Oait Development be equivalent to the &S Land Ose
i \ I appioval for the residential pioject designation as described i¢ the Future
~ known as The Woods of St. Lucie. Land Ose Element, ualess otherwise
\ \ GOLOH~ POPOS - identifies the area of amended through the Compiehens~ve Plan
:Amendment p=ocess.
C the approved, and existing, Golden Poad's
S.U.- J. ' n r mobile home development.
ci ro~s TRANS \
K`~ Na changes in use or to the development ~S - means that the uses within this
zoae are restzicted to those that would
approvals, outside of l4inor Site Plaa
~ be equivaleat ta the Rtt Laad Ose
~ ~ Adjustments, may be approved sri thout aa
A^ ~ designatioa as described in the Future
\ amendme¢t to this Fiqure, through the Land Dse Elemeat, unless otherwise
V ~ Compzeheasive Plan Amendne¢t process. amended through the Comprehensive Plao
R C Amendment process.
1` ~J
TR3HSPORTBTION - means that property
owned by the State of Flo=ida associated
vit4 the eaisting Rest Areas along
interstate 95.
FUTURE ~OADINAY
t
1 - 71
~ ORANGE AVENUE - I-95 LEG~END ~
M1XED USE ACTIVITY AREA
HI~l~ F8@~N b4~T~NS~~'Y
~E~~ ~~DlUM ~1NTE~S~TV
FIGURE 1-10F ~o~ ~o,~ ~~T~~S,~-Y
. i
~ . .
' ~l[lilttllll(llEllfEftlL:IIUlIldIE4[EE{EII[Ii9i1Q~fl3Q(fiitilij~. , . . . . : : . '
~ _'_-.•_:.o.rJ.-te!n.~•_vm
4e...,_"" " ~ _ " ' ' ' ' . <.__;'_y """u;_- - " ' - .
' • .y.' ~ E .
. , .
_
_
.
- '
.
. :
' 1~~~~ ~I~`l~ - _ _
~T.
,-_r ~ ~.i ~ .
.
..c ' I
, ~ ~
, ' i ~ i~
. . . . . _
. _ .
i; ~ _ . +~~j~ _ i Rll
! ' .f I '
•Rl! P/F f ~ _
, _ ° ' : :
: ~ k~ =1~1~ , _ ~
/ . V... . ~ HIGH ~ - %~f I~t[1ttUt11lIlfl:till,~lifi ftil6u~l11[iilq ~ .
' `iJ~ ~s''~'- ~F 7 _ ~ I
S ;_;:`:~p~
~ ~ ~i ~i HIGH - ~ ~ i~~
~ I`~-`. ;:r';
~ ~ ~ - `Q ` MED. W ~1( ' I
c.~ ~ I' ~ ' ~ I
i':" : ~ _
;f ~
'I~~f-~.tti •~N~v•SY'~ti. ~ I~~• .
; ~1 '
_ - .
- r - - • . ~ i~
, - ~ - J ~ ,_i
~ ` f "f _ j ~
I~ t: ~f
-rru HIC~H ~I ~
,
, ~ ~ . - ~'"RM= -
~ . ~ ~ ~ - l
~ H1GH ' MED-
. - , _ . _ ~ , .
i : , . ~ : , . I
= Ru I ~ MEO - ~ ~ ~ ~ ~ ~
~ I' ~ `1 ~ " ~ i i ~ I
i ~ Ilj ' fi~
'
{ ! ~ _ . " -
. v..------1-°~__.-.--a:. - -
_ _ _ -
C . - „
-SI ~iIt~1Q(@Q8Ps4?€1<E6ff"{~:fQf~~iblSE~tiif311Efla3c{€~l~St~S:lt!~[~~EEii33t~i~iSFiItiFFillildE°<t <tfti36's~~$~Itt4~ 3~CQi66i@3~i~~EfR!~iiti:ftl~3~~ab~~r --=~'-~I
1-72
/ , IQ~pIII(Ill~llllllltll(lUIIltIIlltllllU1111UUlulltlplqQ11l11tulW
/ ~ =1
OKEECHOBEE ROAD/I-95 -
N ~ s.u. ~ . - R
~VlIXED USE ACTIVITY AREA ~°M.,~~S,9,
_
i = ) : :
I= ~ fllflll111 IlUlltll 1~QQ11 II IE
F
MEO. , = _ _
LECEND ~ _ l -MEO.-_ - _
' I , ~ ,j _ ~ i J~ - =
- ' . . _ . -
(?~ED: - - - - - _ - =
MEDIUM ~NTENSITY ` ~ rr~ _
. - : , ~inumu~imnn?~mmnm , ; ~ ~ ~ w,_
- - _ - ~ ~
i -
, .w ~
. • . _
-
~ ~ -
-.-f-__._l . i~ ' -
'
~ ~i
MED ~ j~~
~
LOW. ~.OW INTENSITY - ~ . LJ.__ ~ _ _ _ = .
, ;
.
_
, _
_ ~ _ ~ _
. .
- _
MED _ ' u ~
/
:.Y- , i ~/r _
' I
i ; f ~w~ ! .
S.U. SPECIFIC USE AREA ~ :.i' '
' Wl1IfUUl1 UIf1II1~fIIpl~ ~a~ ~ .
The following r¢strictions aPP1Y to .the ; - . _
~ : s.~..
SPECIFIC DSE bREAS designated Withia . RS . 3 - ~ --:i~ ~ ' ~ ' ~ ~~~~~~{9~~
tuis tSixed Ose Activity area: 'LOW ~ ~ _
' r' ~ ~ L t ~.::'G ~i -i /
~ S• ~ . ~
- CoM c a - means that the uses within ; , ' -
. T ~ ,
_ _ _ .
this zone axe restricted to those that - _ : ..=-c_ ~`4 ~i , -
crould be equivalent to the COH and Eti : -
~I'', ~
111Sf(~ ~ .
Land Ose designation as described in the ~ ' ' ' - - '
~ S.U. -.~Y,~ ~ _ • ~ ' r•~~
Future Laad Ose Element, unless ' - . . ~~JIIII .11[=' -
otherwise amended thzough the - ' ~1?:I~: C~ ' ~ '
Comprehensive Plan Amendment process. ~ S'_~~n~~`,:
TRANSPORTATION ; M[D. ~ _
RSS 2- means tLat the uses trithia this ~ _ ~ ~.c_ ~ I ~ ~ -,~r
zone are resta.cted to those that would ~fjf~/~ ' _ • f. i_(-="..',: .
be equivalent to the ~Rlt Land IIse ~ ~ ~ = ~ i' i " / ~ ~ ' ~ ~ ~
i~~~1~
desiqnatioa as described in the Future l ( =I
Land Ose Slenent, ualess otherwise I I r_ ~i ; •
~ `~5 .
f..:?_' _ '
amended through the Comprehensive Plan y ~ "'.Q' ~
Ameadment prxess. ~ 4 ~~i~
i~' S.U - 1 ' ~~~i - RM ` -
~065SBVESIOF - meaus that the nses ~if ,fiE$~8} r~ _
vithin this zone are restricted in use I~ ~i~ . ~ _ :
to the eqnivaleat of the B/C Land IIse i- ~ 1~` ' _ ~ =
. ~ f . •
desigaatian as described i¢ the Future ~ ~ l ;
Taad Ose Eleneat, unless otherwise ~ RfC Q~ ; ;
amended thrpugh the Compieheusive Plam ' l - - - ~ ~
Amendmeat process. - ~ ~ ipt~I~ n~ _ ' ~ _ ~ ~J"`4 f
~ i ~~i i.a• ~ ~,r i ^ I
~HSIPSPORSa OF - means that " ~ ~ ~
P P Y k - : ~
ro ert =~J' i S.U. '
or+aed by the state if Florida associated ; ~
with the Florida 2tirnpike. `~i + i:
~ ' i fQ(I1Qt F.~VA110N . ^
i t ~r ~ ~ y~ ' ~ .
- ' ~ - ~ ~ ~ a
, ~i ~ - . ? ` . " . ~ ~ / ~
. . 'i ~ . i . ~ I
` / ~
_ - i \ ~ ~ / i .
_ ' i ~ 1 IIIIIUIiIi}II(l:tllll(iITIU(IlIII111'j~
jI. ~
. ~ ~ RS ~ : ~
~ _ FiGURE 1- R,~
I O G ~ ~1 ' SEE:
SEE: j j,-` GLAOES CUT~OFF MXD
~ GLADES CUT~OF
r---M 0 ` / .
° ~ : . , /
_ _ . , :
1-73
~
~ COM
i~a i MIDWA ~ /G~ADES
, Ru
_ ~ MI XED ~SE nCT 1vITY AREA
\ R'M
- M XD - EDWARDS -P,D~
- RS ,
~
PS LEGEND
RS ~
LON ~ _
- - ~ HIGN - _ _ HIGH AIGH rNTENSITY _
ftiC
~ 1~U IND MED MEDIU~i INTENSTTY
i L
~ 1 W. iv"~TDWAY ~D NIGH IND ~ RS LOW LOW I~JIENSITY
'1,
i
T _ ~
l~I6H ~ J'G1`
Z1
. c~o y\ .
2~1
AG-2.5 ~p~
~i
~1
DII
,
m
i!
il
I~S 9 ~ il
~
D~ ~~G~~~ 1-lO~
~
_ ~
- /F
~ i.
il
1-74
j .
A~-S GAT~ IN B~UD o
/ ~ i//i
~q MI XED USE AC-TIUITY AREA
ti9~
~EGE~D
~ 1.LOW .
l _ _ _ . _ .
- _ . _ _ _
_ _ - j
RU W ~ MED C~9
/ ~
MED MEDIUM TNTENSTTY
~1~ ~EO n ~
_ tow ~ Low ~ LOW LOW ?NTENSITY
FUTURE ROADS
i
~
AG -S ~
~~~1~9l~~ ~
~
- ~
`;v ~
~
, 1-75
~ U~F_S- OPA~IGE
~IiIXED USE ACTIUITY AREA
~EGEi~D
AG-5 _~OW _ _ ~OW II~TE~~ T_ _ _
_ S_TY _
_ . _ _ _
S. U. S~ECIFIC USE
~n~~r ~
Luu~
~ I S: U. - OPAf~GE AUENUE
~
COM/1ND LOW ~ LOW ~ '
~
~ ;
' The following restrictions apply to the
SPECIFIC DSE AREAS designated within
~ this Mixed Use Activity area:
TROWBRIDGE ~~_SNINN COK IND - means that the uses within
/ ~ this zone are restrici;ed to those that
~O" ' ROAD Would be equivalent to the COIi, IND,
AG - 5 T/II, or P/F Land Ose designations as
described in the Future Land IIse
Element, unless otherwise amended
through the Comprehensive Plan Amendment
process.
F_TGURE 1-
? _ _ 10J
1-76
1. High Intensity development areas may include the
following types of land uses;
Residential - 5 to 15 du/acres
Institutional - 1.5 FAR *
Professional Service/Office - 1.5 FAR *
General Commer`cial - 1.0 FAR *
Public Service/Utility - .5 FAR *
Industrial - .5 FAR *
* FAR = Floor Area Ratio
2. Medium Intensity development areas may include the
following types of land uses;
Residential - 5 to 9 du/acres
Institutional - 1.0 FAR *
Professional Service/Office - 1.0 FAR *
General Commercial - .75 FAR *
Public Service/Utility - .25 FAR *
Sndustrial - .~5 F~ *
* FAR = Floor Area Ratio
3. Low Intensity development areas may include the
following types of uses;
Residential - not to exceed 5 du/acres
Institutional - .5 FAR *
Professional Service/Office - .5 FAR *
General Commercial - .5 FAR *
Public Service/Utility - .25 FAR *
* FAR = Floor Area Ratio
4. Specific Use Areas;
Areas with special or unique local character .may be
included within the Mixed Use Designation. These areas,
because of conditions unique or peculiar to them alone,
have been limited to specific activities and zoning
options as set forth in the activity area plans described
in Policy 1.1.7.4. Any zoning application not consistent
with this policy must be accompanied by a corresponding
Comprehensive Plan Amendment indicating the change in
intensity classification.
Application of the Specific Use Area designation is to be
made to those areas recognized by the County as suitable
. for alternative land use as the full spectrum of
community services become available. This designation
would serve to prevent the unplanned or premature
development of such areas until all services were
provided for and are consistent with the Future Land Use
development philosophy of St. Lucie County.
May 14, 1991 1- 77 LANDUSE
The terminology used in the Specific Use designation
identifies the type of permitted activity, maxi.mum zoning
density or maximum zoning intensity. Each Mixed Use
Activity area will identify the type of Special Use
areas in the legends of each area.
Policy 1.1.7.6 St. Lucie County shall review on an annual
basis, beginning one year from the adoption
of this plan, all mixed use activity areas
for consistency with the other elements of
this plan and to determine if any amendments
or further definition of intensity
designation is warranted.
OBJECTIVE 1.1.8 The protection of the single family
neighborhood as a defined residential area
from the encroachment of commercial and/or
other inappropriate land uses will be
provided for through the Land Development
Regulations.
Palicy 1.1.8.1 All new subdivisions, planned unit
developments and site development plans shall
be designed to include an efficient system of
internal traffic circulation, that does not
require internal trips or trips of short
duration from being forced onto the major
roadway network.
Policy 1.1.8.2 Al1 new subdivisions shall be designed so
that all individual lots have direct access
to the internal street system, and that any
lot or property along the periphery of the
development is to be buffered from any major
roadway and incompatible land uses.
Policy 1.1.8.3 In conjunction with the Objectives and
Policies of the Traffic Circulation Element,
St. Lucie County shall develop and implement
by August 1990 a county-wide right-of-way
protection regulation and Right-of-Way
Dedication Ordinance.
Policy 1.1.8.4 Limited development of commercial/non-
residential uses will be allowed within areas
classified for residential use, provided that
these activities are compatible with the
adjacent land uses and meet the following
standards:
1) The intent of the commercial use is to
provide easily accessible, convenience-type
uses to immediately surrounding residents;
May 14, 1991 1- 78 LANDUSE
2) The property for which the commercial
designation is sought is located on an
Arterial or Major Collector;
3) Conversion of the petitioned property~
would not promote any strip commercial use of
land;
4) The use is compatible with surrounding
land uses and is provided with adequate
screening and buffering of any adjacent
residential property;
5) The site does not have direct driveway
access onto any local or Minor Collector
street;
6) The property for which the commercial
designation is sought does not exceed 10
acres; and,
7) Within any area designated as PREFERRED
RESIDENTIAL (PFR), (Figure 1-11j, the
following restrictions shall apply to the
establishment of any congregate living, group
care, or foster care home as defined in the
St. Lucie County Land Development
Regulations;
No Congregate Care, Group Care or Foster Care
Facility shall be authorized that would
permit more than six unrelated individuals to
be housed in that facility.
Any request for a change in zoning or land
use to an Industrial, Commercial,
Institutional or other non-residential land
use designation for property located within
any area designated as PREFERRED RESIDENTIAL
(PRF), must be accompanied by an amendment to
the Comprehensive Plan to remove the
Preferred Residential Designation from the
petitioned property. Such application for
amendment is to be processed in accordance
with the provisions of Section 163.3187,
Florida Statutes.
Policy 1.1.8.5 Require effective visual and light diffusion
barriers between residential and
non-residential uses. Standards and
requirements for such barriers are to be
included in the landscaping and screening
regulations of the St. Lucie County Land
Development Regulations.
May 14, 1991 1- 79 LANDUSE
I p ~ 1 A b A 1 f Q p C 0 U q
Y ~
{ I-~ , - - - 'a ~
i~ PREFERRED RESIDENTIAL (PFR)
PU
I \ Pl ~ ` U NU a` j~ ~ Q
a ~ FUIUPE LAND 'USE DESIGNATIONS
i ~ _ e--< ~
~ ~
. a, o ~ ~ (AEFER i0 POl]Ci' 1 i.l.~!
r ^ I k 3 . P/C o. PN Ab Y t[
e pu ~ P.U k
ps c " SYU001 l1SE
` - I um'
,c., ~ro eu pG-5 AGFICULTUAa~-5
o i ee ~m. ~ _o p AG-2. 5 nGft1CUlIURAI-2.5
v
iN _p, RE RESIDENTUL ESiAiE
~
~ I sa»nnw sr~~e ,uxK„ ~ ° P~ RS Rt51~ENi1Al SUBURBnN
~ M j~ . n' RU RESIOENTIAL URBAN
a I v~;
~ ~ r rs, ~u r4 Y ~
I r-~ PESIDENIIAL uEU]UM
~a u~ t PH RESIDENTIAL NTGN
~ u_5 ~u o
I : u. ; ~ o'!~ A/L P,ESiDENTlALiCAFSERVA?]ON
um
~ FN~ ' K0 ..,,,x ][AC4 C~9 COMSERUAiION•PUBIIC
I ~ . ~ . . ~u.n..c - ~ LOM .
, : , "r ' ~ - - _ _ - - CODUERGIAI
_ _
-
v I . `y :a.': e. ~ri.~ ea.. .
a [NO 1NDUSiPfAI
IQ 0 A `
,`.S ~ u ~ P~F PUBIIC FnC]LiTiES
~ +L-1 5 ' .''Cn.
' ~4a Ym ` iN iPANSPO?iAitpNNllUi?ES
~s ~ . d ~ ~ . i
( ~ . "u .y H HIS70P,IC
; Z
~ i .c s ~ry ~ s s ~ca;~4 ~ e~ ~ ~ ~ ~ ~ . o ~ 1~%~ MIkED 'USE
Sf
_ ~ - {•.u~~ _ ~ u ~ ~ so sPEC~ai OISiP.iG7
~ e~ I ~ YIO ~ _.A
.,ry.' ~ . 0.U Mi~~
~ K~t. k0. ~ iN Jr~ .,'S ~ ff
~ ~ FM 9(S:Al~il[F Y LK'i J]F :9EWklU .
r'1ur Ip ~ 110
~ ~ 'E~E ~o rsuvf t~w us( ¢tKr~i,
e 1 1
a I I p ~ . .~rt fOF fFJPEP.*r ..EC~f[G IIFfAwilff% GE((I. lp
I ~
L Z5 . '.R7' 9~SL wP :fR1C3 uv Fllf qTl l~F 51. tOWC
~~S IG~f !G-1.5 ' .
~ ' ~(4r 51. . . IOWfV CLW1Nfiti 0[Y(LVINI OiIEI:N.
~ e) ~ ~ ~ b.
iN
^ 1 . ~k...___~
„ . .
° ~ I ~ ' ~ IIUITS OF PfR AP.EA
~ ~ Y} P
3
o I ~ IItIM i11 a ~ ~ L ~ ~ M . .
` ? y ~
I ~ . .~n. . vEQEI xoif~
IOn RES~f.lRIWS uq W14w(C lu M
o1L: ~ WIIpIM M llf fFl OES?FNfION,
tl P '
1 K"5 ~ [E~E0. f0 r0.1LY I. '.1.'. 9r 71[ lU1JA[
I u 5 ' Y L Lu0 JSC ROINI.
M qs
i tw q4 e ~ " _-~~a. .
r~
nrt
~a~e !u ~ ~ ~ wn.~ c.r~ xa. . au .
„ ~ ~
r I J A ~I (
Vb . 4 ~Y
' ~ F ~ ~ 60R1 S . illf[4
~ . ~ ~ .c s r'~ Ru
( .
~ ` ~ ~ II l~J lh 1S LS lh ~'J1N U V
i _ i ~ eos .
M1~ ff~SQRIl@A
y
. I
~ _ ~ ? ps,
;.~~E ~ FIGURE 1-li
~
R, ,
~ ~ e p P 1 tl C a u x 7 ,
1 ~ 8~
Policy 1.1.8.6 Eliminate future scattered and highway strip
commercial development by encouraging the
development of commercial centers or nodes
consistent with the Future Land Use Map.
Policy 1.1.8.7 Restrict strip commercial development to
those traffic corridors where such
development patterns now exist. The depth of
these commercial areas should average 600
feet, with the exceptions to be found at
points of arterial intersection.
Policy 1.1.8.8 Concentrate tourist and regional service
related commercial activities to those areas
adjoining the interstate highway system or
that have sufficient regional automobile
access.
Policy 1.1.8.9 Interchange development activities should
not include commercial activities that are
designed to service_a small geo~raphic ma~ket
area. Local service activities should be
located at points away from an interchange so
as to avoid conflicts between regional and
local traffic which can contribute to
accelerated degradation of level of service
in these areas.
Policy 1.1.8.10 Encourage the use of existing commercial and
industrial designated lands within the urban
service area, through requiring a strict
demonstration of service availability, before
authorizing Land Use and Zoning amendments in
areas not presently indicated as having such
a designation.
OBJECTIVE 1.1.9 St. Lucie County shall include within its
Land Development Regulations criteria and
standards for the protection/creation of the
remaining native plant co~unities within the
County. For the purpose of this plan, Native
Plant Communities shall be preserved as
defined in the Treasure Coast Regional
Planning Council's Regional Policy Plan,
Regional Policy 10.1.2.2., "...preserved in
viable condition with intact ground cover,
understory and canopy."
Policy 1.1.9.1 St. Lucie County shall include within its
Land Development Regulations criteria and
standards for the protection and preservation
of both wetland and upland habitat. The
criteria to be included within the County's
Land Development Regulations shall be based
upon, but not limited to, the following:
May 14, 1991 1- 81 LANDUSE
1) Size of the property on which the
development activity is to take place;
2) The type quality and sensitivity of the
native habitat including nesting and'
foraging locations found on site;
3) Methodologies to be employed in
protecting and preserving native habitat;
4) The presence or occurrence of endangered
or threatened species on site and
methodologies to be employed to ensure
their continuing presence on site or
mitigation;
5) The amount of similar habitat in a state
of functional preserve within the same
area; and,
6) Requir~m~nts that all necessary
environmental assessments be prepared by
personnel having the appropriate
expertise to make the necessary
determinations which shall be submitted
in writinq to the Board of County
Commissioners for review prior to their
making a determination regarding any
proposed development.
Policy 1.1.9.2 In conjunction with the implementation of
Policy 1.1.9.1, the County shall consider
the establishment of an impact fee collection
system for the purpose of habitat
acquisition/preservation, in lieu of specific
on-site preservation.
Policy 1.1.9.3 Al1 development concepts that propose to
impact wetland habitat shall be consistent
with all applicable Federal, State and County
regulations.
Policy 1.1.9.4 The land development regulations shall
provide that existing on-site native upland
habitat be incorporated into required site
plans as a part of open space areas, required
landscaping or as a part of minimum yard
areas so that as much of the identified
habitat as is practicable is maintained.
Policy 1.1.9.5 St. Lucie County shall by August 1990,
develop and implement a tree and upland
habitat protection ordinance to prohibit the
premature clearing of land and the concurrent
destruction of native habitats.
May 14, 1991 1- 82 LANDUSE
Policy 1.1.9.6 St. Lucie County shall subject proposed
development in areas designated Residential/
Conservation ( R/C ) on the Future Land Use map
to following criteria prior to approval:
1. Residential development shall not exceed
` one dwelling unit per five (5) gross
acres;
2. All development shall be subject to
specific building restrictions as further
specified in the County's Land
Development Regulations.
3. The clearing of trees and other native
understory, other than Melaleuca
Leucadendra (Punk Tree), Schinus
Terebinthefolius (Brazilian Pepper), and
Casuarina Spp. (Australian Pine) shall be
prohibited, unless specifically permitted
through the County's tree
protection/mangrove protection
regulations.
4. The addition or expansion of structures
that require development orders or
building permit authorization shall be
considered on a case-by-case basis.
5. Any residential development proposal in
excess of 10 acres, or involving more
than 10 units, shall be subject to the
County's Planned Unit Development
regulations, including all standards of
development identified within them, as
set forth in the Land Development
Regulations for St. Lucie County.
Policy 1.1.9.7 Create along the identified water courses
below, the following conservation overlay for
inclusion within the County's Land
Development Regulations.
Effective area: Unincorporated areas only
(reference Figure 1-7)
North Fork of the St. Lucie River - from the Martin County line to
the confluence with Five & Ten Mile Creeks
Five Mile Creek - from the confluence of tfie North Fork of the
St. Lucie River to the Florida East Coast
Railroad, Glades Cut-Off Branch Line.
May 14, 1991 1- 83 LANDUSE
Ten Mile Creek - from the confluence of North Fork of the St.
Lucie River to McCarty Road.
(Beyond these points, channalization effects are so great~
that natural course and habitat are lost)
ZONE A 0 to 75 feet from the average high water mark
No development activity or shoreline alteration other than
that associated with the construction of a private access
point, including docks if permitable under applicable laws,
to the river's edge shall be permitted. The indiscriminate
removal of native or indigenous vegetation is prohibited,
with exception of selective clearing for maintenance or
safety considerations. Such vegetative removal shall be in
accordance with the provisions of the St. Lucie County Land
Development Regulations.
ZON13 B 75 to 150 feet from the average high water mark
No development activity that would permit the introduction of
any permanent structure that did not comply with the
provisions of St. Lucie County's Flood damage prevention
regulations is to be permitted.
ZONE C 75 to 300 feet from the average high water mark
No road right-of-way (public or private), on-site drainage
retention pond or system (except for lawfully permitted
drainage conveyance outfalls), wastewater lift station,
petroleum or chemical storage area, or other activity that
would contribute to the degradation of the water quality
within the North Fork system, without the benefit of
pretreatment activities, is permitted. Exceptions.to the
above would be for any lawfully permitted existing use, or
any use constructed for the public good (i.e., County or
State roadway expansion projects) not including the private
development of vacant property.
Exceptions to the above requirements can be made for existing
lots or parcels of record, as defined within the St. Lucie
County Zoning Ordinance, with the noted exception that the
date of effect for this determination be August l, 1989.
Upon presentation of suitable cause, and in accordance with
the standards for the granting of variances as set forth in
the St. Lucie County Zoning Ordinance, relief may be granted
as provided for in the County's Land Development Regulations
from the dimensional requirements of this policy without
necessary amendment to this Comprehensive Plan. '
May 14, 1991 1- 84 LANDUSE
Policy 1.1.9.8 St. Lucie County shall by August 1990,
include within its Land Development
Regulations requirements for the immediate
(within 5 days of alteration) reseeding or,
stabilization of areas cleared for
development activities. Clearing for site
construction shall not commence until
appropriate authorizations for such
activities have been granted pursuant to the
County's Tree and Habitat protection
regulations, reference Policy 1.1.8.6.
Policy 1.1.9.9 St. Lucie County shall review the permitting
procedures of the Division of Forestry
relative to separation standards for on-site
burning activities in residential areas. If
warranted, the County may include within its
Land Development Regulations additional
separation standards for such activities.
If the County establishes minimum separation
standards in excess of those regulated by the
division of Forestry, the County shall make
provisions, through regulation or the
provision of sites, for the off-site disposal
of land clearing debris and by-products.
Policy 1.1.9.10 The developer of any site shall be
responsible for the on-site management of
runoff in a manner so that post-development
runoff rates, volumes, and pollutant loads do
not exceed pre-development conditions.
Policy 1.1.9.11 Require, through the County's land
development regulations new urban type
developments near agricultural areas to avoid
adverse impacts on the natural resources
essential to production of crops and citrus.
Policy 1.1.9.12 Extraction activities for natural resources
shall be permitted only where compatible with
existing and proposed land uses. All
operations must be in accordance with all
applicable regulatory permitting
requirements. Regulations governing the
permitting approval process for all
extractive operations shall be included as
part of the Land Development Regulations.
Policy 1.1.9.13 A reclamation/restoration plan shall be
submitted as part of the required application
for an extractive use permit.
May 14, 1991 1- 85 LANDUSE
Policy 1.1.9.14 All new construction, reconstruction or
additions to existing facilities, regardless
of type, that is permitted within the
identified 100 year flood zones shall be
subject to the County's Flood Damage~
Protection regulations.
Policy 1.1.9.15 New development activities should be
consistent with the soil conditions in the
area in which the activity is proposed. In
those instances where soil modifications are
necessary, all activities should utilize
best management practices as identified by
the Soil Conservation service.
OBJECTIVE 1.1.10 St. Lucie County shall continue to protect
and manage the unique coastal resources of
the County, balancing the need to provide
reasonable private property use while
assuring a full range of public beach access
and recreational facilities for the residents
of the County.
Policy 1.1.10.1 Incorporate into the Land Development
Regulations by August 1990, the locally
responsible policies and programs as outlined
in the Hutchinson Island Resource Planning
and Management Plan, adopted October 6, 1983.
Policy 1.1.10.2 Continue to enforce the provisions of the
Hutchinson Island Residential District as
described in the St. Lucie County Zoning
Ordinance, and incorporate these regulations
into the revised Land Development
Regulations.
Policy 1.1.10.3 Recognize that in accordance with the
regulations of the Hutchinson Island
Residential District, as described in the St.
Lucie County Zoning Ordinance, the maximum
transient density is 18 units per acre, as
determined on land above mean high water.
Policy 1.1.10.4 Future land development activities within the
identified Hurricane Vulnerability Zone,
shall be consistent with Goal 7.2, its
Objectives and Policies, as identified in the
Coastal Management Element of the St. Lucie
County Comprehensive Plan.
May 14, 1991 1- 86 LANDUSE
OBJECTIVE 1.1.11 St. Lucie County shall continue to work with
the interested groups and agencies to
increase and broaden the County's economic
base while expanding existing business and
industrial opportunities.
Policy 1.1.11.1 St~. Luice County shall actively assist to the
maximum extent practical in the recruitment
of clean high growth industrial activities.
Policy 1.1.11.2 The following standards shall be used in
determining the suitability of new
property(s) for designation as Heavy
Industrial under the County's Land
Development (Zoning) Regulations:
1. Heavy Industrial property should have
available to it central water services
necessary for both domestic and fire
protection purposes.
2. New Heavy Industrial property shall not
be located within 1,000 feet of any
Aquatic Preserve or other specially
designated aquatic habitat.
3. New Heavy Industrial property should not
be located within the 100 year flood
plain.
4. Heavy Industrial property should have
available to it heavy rail services for
the receipt and distribution of products.
5. Heavy Industrial property should have
immediate access to the regional
transportation network without the need
to travel through residential areas.
6. New Heavy Industrial property should not
be located within 1500 feet of any area
designated as Preferred Residential.
7. New Heavy Industrial property should have
a minimum lot area of 10 acres.
8. New Heavy Industrial property should not
be located within any cone of influence,
as identified under the County's
wellfield protection program.
Policy 1.1.11.3 The following standards shall be used in
determining the suitability of new
property(s) for designation as I,ight
Industrial under the County's Land
Development Regulations:
May 14, 1991 1- 87 LANDUSE
1. Light Industrial property should have
available to it central water services
necessary for both domestic and fire
protection purposes. _
2. Light Industrial property should not be
located within 500 feet of any Aquatic
Preserve or other specially designated
aquatic habitat.
3. Light Industrial areas should have
immediate access to the regional
transportation network.
4. New Light Industrial property should not
be located within 500 feet of any area
designated as Preferred Residential.
5. New Light Industrial property should have
a minimum lot size of one (1) acre.
OBJSCTIVE 1.1.12 All development orders and permits for future
development and redevelopment activities
shall be issued only if public facilities
necessarv to meet level of service standards
(which are adopted as part of the Capital
Improvements Element of this plan) are
available concurrent with the i.mpacts of the
development.
Policy 1.1.12.1 Restrict higher densities and intensities of
development to urban service areas, where
public facilities are available.
Policy 1.1.12.2 Time the development of residential,
commercial, and industrial land concurrently
with provision of supporting community
facilities, such as streets, utilities,
police and fire protection service, emergency
medical service, and public schools.
Policy 1.1.12.3 Permit only those proposed locations of
public facilities which: a) maximize the
efficiency of services provided; b) minimize
their cost; and c) minimize their impacts on
the natural environment.
Policy 1.1.12.4 Require that all development in areas not
provided with central water and sewer
services be governed by the provisions of
Section 381.272, F.S., regulating on-site
sewage disposal systems; and Chapter lOD-6,
F.A.C., which regulates the installation o~
individual sewage disposal facilities.
May 14, 1991 1- 88 LANDUSE
OBJECTIVE 1.1.13 The County shall improve coordination with
affected and appropriate governments and
agencies to include their input into the
development process and to mitigate potential
adverse impacts of futu=e development and~
redevelopment activities.
Policy 1.1.13.1 Coordinate requests for development orders or
permits, as appropriate, with the City of
Fort Pierce, Port St. Lucie, St. Lucie
Village, adjacent counties, special
districts, the Treasure Coast Regional
Planning Council, the South Florida Water
Management District and state and federal
agencies.
Policy 1.1.13.2 The County shall request the various
municipal bodies within St. Lucie County, to
provide the County, by January 1990, a Future
Annexation Plan for inclusion within the St.
L~~i~ Gounty ~omprehensiv~ Pl~n.
Policy 1.1.13.3 The County shall encourage the annexation of
any isolated enclave area prior to the
issuance of any County building
authorizations within that enclave.
Policy 1.1.13.4 The County shall coordinate with the
appropriate municipal body, the review of all
devel~gment proposals within the identified
area of future annexation.
OBJECTIVE 1.1.14 St. Lucie County shall develop procedures for
the elimination or reduction of uses
inconsistent with the provisions of the
Comprehensive Plan unless otherwise
referenced through the vesting of development
rights.
Policy 1.1.14.1 The County shall include within its Land
Development Regulations provisions, as
permitted by law, for the amortization of
uses and activities determined non-
conforming or otherwise in non-conformity
with the provisions of this plan.
OBJECTIVE 1.1.15 The County shall continue to provide for the
location of only compatible uses of land
within the vicinity of the St. Lucie County
International Airport.
Policy 1.1.15.1 St. Lucie County shall, by August 1990,
include within its Land Development
Regulations an Airport Overlay Zone which
May 14, 1991 1- 89 LANDUSE
will identify those properties likely to be
impacted trom development activities at the
St. Lucie County International Airport and
specify what special measures or activity
restrictions will be necessary in the
development of these properties to minimize
any adverse impacts.
Policy 1.1.15.2 St. Lucie County shall by August 1990 adopt
and enact an Airport Height Regulation
Ordinance, and shall encourage as
appropriate, the participation of all other
effected units of government in the
implemention of this ordinance.
Policy 1.1.15.3 St. Lucie County shall, in cooperation with
the St. Lucie Port & Airport Authority,
continue to work toward the phasing out of
incompatible land uses within the 65 Ldn line
as identified in the Airport Master Plan.
OBJECTIVS 1.1.16 St. Lucie County shall continue to wo=k with
the Florida High Speed Rail Co~ission in the
development of a High Speed Rail Corridor
between Orlando and Miami., scheduled to
commence operation by 1995.
Policy 1.1.16.1 St. Lucie. County shall encourage the High
Speed Rail Commission to authorizs the
construction of a station facility in St.
Lucie County by the Year 2005.
Policy 1.1.16.2 Any ancillary development activities in
conjunction with the Florida High Speed Rail
system shall be carried out in accordance
with all elements of the St. Lucie County
Comprehensive Plan.
May 14, 1991 1- 90 LANDUSE
f ~
APPENDIX A
POPULATI ON PROJECTI ON JUSTI FI CATI ON
(
January 9, 1990 1- 91 LAND USE
, . , t
- -``w.,~
~ . .
`~r'-~~~~- = u~~ ~ ~
J ~t. ~ t
.
µ ~ ~
~ ~ STATE OF FLORI DA
DEPARTMENT- OF COMMUNITY AFFAIRS
2S7 t EXECU TI VE CEN7ER CIRCLE, EnST • TALLAHASSEE, F;:t.ORIOn 3Z:199
aoe r.+nRriNEZ Octobez' 21, 19 S~I r~~; THO•~1nS G. PEIHnM
~ s~~.<<,~~
c~K~„~.
Mr. Terry L. Hess
Planning Administrator :
St. Lucie County
1200 Virginia Avenue
Fort Pierce, Florida 33482-5652
Dear Mr. Hess:
Thank you for your letter of October 7, which forwarded the
rationale for St. Lucie County's decision to uae hi2~h-ranye pro-
jections. I have reviewed the reasons you outlined in your letter,
as well as the supporting documents, and concur that the high-range
fi ~iirPg gPPm t:n be 1noY'e appronriate fOZ' your planning plll'p~5eS.
St. Lucie County certainly appears to be in the forefront of
Florida's growth phenomenon, and failure to recoc~nize this surge ,
in population during the comprehensive planning process could
( conceivably lead to severe shortages in sez-~,•ices and faciJ.ities
in later years..
our recommendation is that these high-range projections'be
applied appropriately throughout the county and reflected in the
several city plans as well as the St. Lucie County plan. With
the proper coordination of these figures with all local govern-
ments during the early stages of planning, the resultant popu-
lation pro~ections will be much more consistent and rational.
Thank you again for sharing your preliminary planning data
with us. Please give me a call if I can be of further assist-
ance.
Sincerely;
.
John K. Barker
Planner IV
J KB/ rm
cc: James L. Quinn
~ Eh1ERGENCY h1ANAGEMENT • HOUSING AND COMMUNITY OEVfLOPMENT • RESOURCE PIANNING ANO MANAGEMENT
January 9, 1990 1- 92 LAND USE
COUNTY AND CITY PRORATION OF POPULATION FIGURES
Each county and the municipalitiea locatQd within
oach county musst work~ together to ensure the total county
population is appropriately apportioned betwa~n ~nun:f;'cipalities
and the unincorporated county . In practical tar:as, ;~~::this means
that all individual city eatimatas and pro~ections toz;~ a given
tima period, plus ~iqures for unincorporated areaa, ahould
aggregatQ to the total county tigura provided by ottici~dl state
data sources tor that same time period. This will require n
mechanism, mutually Acceptable to the county and the several~
municipalities within the county's ~uriadiction, whereby each
unit aqrees to use a proportionate srare of the Porecast~ popu-
lation data in ~ccordance with rational tormulag tor auch pro-
ration. This is not to ~ay that historical proportions will
nncessarily apply tor current and tuture time periods, but the
responsib~lity for allocating populations must be shared by all
local governmentr. 24orQOVer, a determination ot these formulas
and allocation procedures must be inade early iri ~e plan.ning pY~=
cess in order to preclude individual cities trom possibly fore-
caBting a grossly disproportionate share ot its county's popu-
lation. Failure to agree on thi~ point could conceivably lead to
distortions inI internal population totals and, as a result, to
ilia~~uiu~.ic~ isa uoo j ~°°~c fnY ~tif`~C~lr"1~~t11YP 71T(j
• 11 ~tll1Q~i~a+i~~ V:j l~a.ra.aMai iv~.
services to support these populations. • •
Additionally, each county has a responsibility to generally
~ control its population forecasts to n proportionate share of the
otficial state total figures. Rule 9J-5 peraiits the county to use
either a high or a low pro~ection figure trom otticial state-
provided sourcas, rather than the medium ~iqure, ao long ~s a
"detailed description ot~the rationale" is provided to explain
this selection. (Note that, in this case, the.methodoloqy need
not be explained, since the fiqures themselves are from official
state sources. However, to select other than the mediuzn
projection figures implies that the county has factored in
certain aesumptions which land it to beliave that its qrowth rate
will exceed or lag the state's beat torecaat for the time period
~ in question. There is nothing inappropriate in this process
indeed, the local planning aqency ~aay well have the better ~udqe-
ment and knowledge of local conditions but, trom the Depart-
ment's perspective, all 67 countiea must roughly agqregate to the
state-wide total and, without rationale for using non-standard
figures, the individual cannty's assumptions might be questioned
during the review process.)
The official state population figures published by the
Bureau of Economic and Business Research include data by
(
January 9, 1990 1- 93 LAND USE
CO~/ _
aOARD OF COUNTY ~ DE'~ELOPMEN~
COMMISSIONERS ~ ~ D I RECTOR
' ~ ~ J. GARY AMENT
'
~oR~aP
October 7, 19f3?';.
Mr. Jon~ 8arker
Dept. of Community Affairs
Bureau of Local Resources Planning
2571 Executive Center Circle East
Tallanassee, Florioa 32301
RF~ RaT.innalP fnr Hinn RannP nf Pnniilatin~ Prniartinnc
~ J.......`........
St. ~ucie County ' •
t
Oear Mr. Barker:
f .
As we have discussed on the phone, St. l.ucie County has
deciaeo to carry out comprehensive pla~ning 5asea on tne hlgh
range of pro jections prepared by B.E.B.R., University of Floricla.
Section 9J-5.005 (2) (e) states in part "a detailed aescription
of tne rationale for such a choice" is to be prepared if a
projection range other than medium is to be utili.zed.
Tnere are several reasons for our choice:
1.) tne Metropolitan Plan~ing Organization (MPO) for St.
Lucie County is in tne process of preparing an upaate
to their ~ong Ra~ge Transportation Plan. In doing so,
they made a formal decisio~ to use B.E.B.R. h.lgh range
estimates, aue to tne unrealistically low traffic
volumes projected with tne medium projections (see
enclosed memo from MPO Supervisor). Quite frankly, tive
were not preparea to go to tne MPO and insist tnat, tney
cnange to a lower range. Si~ce the electea officials
(County ano City) of the MPO oecided tnat tne hign
range was more accurate and FOOT concurreci, we felt the
County Comprehensiv~ Plan snould be consistent;
'
January 9, 1990 1-94 LAND USE
October 7, 1987
+ Page 2 ~ ~
2.) tne County Planning Oivision gener,ates a set of'
population estimates for all jurisa;3:ctions in St.
~ucie County. These estimates use 1980~~:-Census data as
a base, and a multiplier baseo on pers:ons per nousing
unit from tnat data. Certificates of'~Occupancy (CO)
are recoroeo for each jurisdiction for .eacn quarterly
perioa. Tne newly issueo CO's are tnen usea to
generate a new population estimate. Since i980,
estirnates are very close to those generatea by tne
University of Florida. Using a straignt line
projection baseo on tne average population cna~ge
utilizing this method, the County Population would be
146,139 by April 1,1990. This falls between tne
medium (142, 400) and hlgh (149, 500) B.E.B.R.
projections, but closer to tne high;
3.) a professional econometrics firm has`~forecast a
considerably nigner population growth for St. Lucie
County in 1987 (ana even for 1988) than the average
y 1 V I~ t. 1 1 1 1 1 lt. I 1~ V t~.. C'.1 V~ n V lJ 1 V J V ln.~ l~. J tti \ J V l~i 1~.. 1 1~^.. 1 V J~ V .
Tnis forecast was based on utility co~nections, data
we do not presently collect. However, we will be ~
doing so in tne future..
~
~
Tnere are otner indicators locally (higher number of persons
employea, lower vacancy rates, fewer homes for sal.e, etc.) that
suggest tnat St. Lucie County is growing very rapidly. Natio~al
figures suggest rapid growtn (see enclosea); and major
aevelopments in tne planning/early development stage suggest St.
Lucie's growtn will continue at a rapid pace.
As the Planning Office for the County, we nave begun to
collect aata whiCh will better enable us to estimate/project both
tne resiaent a~d seasonal populations of St. Lucie County (see
enclosea). We have a four staff-person committee working on this
oata collection ana nope to institute a formal data collection
ano analysis system by the beginning of 1988.
Our seaso~al population estimates will be based on
informatio~ we can gatner froa~ all the sources listed in tne
enclosure. A particularly clifficult factor to estimate for St.
Lucie County is tne migratory population associated wlth citrus
narvesting. Tnere are reports tnat many of these migrants nave
become permanent residents of the County, migratory to other
locations wlth the narvest. The City of Ft. Pierce also feels
tney nave a significant "uncountable" population, consisting of a
num~er of ~ifferent groups.
January 9, 1990 1- 95 LAND USE
October 7, 1987
Page 3
I nope tnat tnis nas given you a brief exp:L!anation oP our
oecision to use tne nign range of projections, ari;d of our plans
to estirnate ano project tne seasonal population of St. ~ucie
County.
I would be pleaseo to nave your response to tnis letter ano
tne information e~closea.
Sincerely,
~ ~!~"1~
Terry . Hess, AICP
Planning Administrator
~
TLH/mg
Enclosures
cc: Community Oevelopment Oirector •
,
C
i
January 9, 1990 1- 96 LAND USE
M E M 0 R A N D U M
T0: Planning Aaministrator
FROM: MPO Supervisor `~I
l
DATE: August 17, 1986 ,
R~: Reasons for tne MPO's Acloption of High Range
Projections for use in the Leve.l II Study (2015)
Tnis merno is in response to your request for ~justifications
gi~en FDOT for the adoption of the "High Range" projections for
use in preparing the Level II Update of the MPO's Long Range
Transportation Plan to Norizon Year 1995.
Tne l.evell Stuoy nad used tne "Medium Range" pro,jections
fLOm the University oP Florida's Bureau of Economic and Business
Researcn. After reviewing the pro~jected Average Oaily Traffic
volumes on selected road sections scheduled foi the highest
priority pro,jects implementing the Level I Study, the MPO
directed me to present the next upoate of tne curr~nt Av~rag~
Oaily Traffic figures for the Urbanized Area. The next update of
tne current ADTs was due at the end of April, 1987.rAt the May
meeting of tne MPO, it was determined that the pro,jections were
too unrealistic to be used in the update of the Long Range
Transoortation P~anj i_P_~ tnP I PVPt rr ~r~~h~, Fnnr ;y~~
representeo in the MPO meeting at wnicn this decision" was made.
After review of the figures t~~lQw, FDOT ~oncurrPb with the '
MPO's aecision to use tne "High Range" pro~jections in the Level
~ II Update.
Tne following are the fi9ures pro,jected in ADT f~or the top
25~ of tne priority schedule of pro,jects included in the Level I
Stuay. Tne projected 1995 AOTs~ are given at mid pro,jection range.
ROAO SECTIONS PROJECTEO ADT !95 APRIL '87 ADT
I I
Port St. Lucie 81vo. ~ 13,000 ~ 24,330
25tn St. I 16,000 ~ 16,094
t~;oway Roao ~ 8,000 ~ 12,785
US~I1 from Mioway to ~ 42,000 ~ 40,006
Prima Vista Blvd. ~ ~
Prima Vista from US~il ~ i1,000 ~ 22,476
to Airoso 81vd. ~ ~
Of tne top five corridors..scheduled for improvement in the
Level I Stuoy, the most critical to FOOT is US •~~1. The fact that
tne ADTs for US ~~1 are already virtually at tne pro~jected level
convincecl FDOT to support the MPO's decision to use the "High
Range" pro,jections from the University of Floricla's Bureau of
Economic and Business Research.
1
1
January 9, 1990 1- 97 LAND USE
In consioering tne use of tne "Hign Range" of population
i pro_jections for overall planing in the County, you mignt want to
consi~er some of the differences in growth in vari,ous parts of
tne rounty. The progress of growth reflected in th:~.current AOTS
as a proportion of tne pro,jectecl AOTs for 199:<5. follow tne
scenarios shown by the "Medium Range" projection~. for the Fort
~ierce Area. In spite of the possibility of undocumented aliens
in any large numbers, A~Ts in Fort Pierce are growing at a rate
tnat is best describecJ by the Level I Study. This difference in
tne rate of growth between Fort Pierce an0 the rest of the County
may b° attributed to the fact that Fort Pierce is much closer to
buildout tnat is the rest of the County.
A second area that does not conform to the overall fast
growtn scenario is South Hutchinson Island. The acioption of the
Hutcninson Island Residential Development (HiRO) fee, since the
writing of the l.evel I Study, has had the effect of greatly
reducing tne rate of growth on South Hutchinson Island..~The
projecteo AOTs from the Level I Study for South Hutchinson
Island range from a high of 34,000 near Ocean Village at which
tne current ADTs from April 1987 show 11,580 to a low of 13,000
near tne power plant at which curr~ent AOTs...from Apr~il 1987 show
3,063. We may want to treat South Hutchinson Island aifferently
C~~~~ty's ~o~~,Nrei~e?~sive Fian. Tne ruture ~growth of South
Hutcninson Island may oepend on such factors as the building of ,
tne Walton Road eridge and the buile~ut •of beachfront to the
soutn of St. Lucie County. In any event, growth on South
~ Hutchinson Islano will be difficult to foreeast.
(
January 9, 1990 1- 98 LAND USE
N E M 0 R A N D U M
~ ~
County Administrator
THRU: Community Development Oirector
FRO~~: Planning Administrator j~~--~--- ~
DRTE: May 11, 1987 ~
SUBJECT: April 1, 1987, Population Estimates
According to figures compiled by the Planning Division of this
office from construction data reported by local governments, the
population of St:.Lucie County is now 128,451.
Th~ table below presents estimated population for April 1,
1987, and population growth since 1980.
% of Total ~
Jurisdiction Population ~Pop• Change County Pop,
1980 & Presenti 1980'- Present 1980 & Present
~
Pierce 33,802 38,463 13.8~ 38.8% 29.9~
Pt. St. Lucie 14,690 37,176 153.1~ 16.8~ 28.9X
St. Lucie Vil. 593 532 -10.39G 0.7~ 0.4~
Unincorporated 38,097 52,280 37.2~ • 43.7~ 40.796
Total 87,182 128,451 47.3%
cc: Chamber of Commerce
PSL Chamber of Commerce
Doug Ballard - City of Ft. Pierce
Patricia Tobin - City of Pt. St. Lucie
St. Lucie County Library
rinance Oirector
Press/Public 8ox
T~H/thru JGA/jb
(
January 9, 1990 1- 99 LAND USE
ST. LUCIE COUNTY
t Population growth in St. Lucic County is forccast to Flgur• 1. P;Opulatlo~ Growth
rcach a high of 7,900 residcnts, as s}iown in.Figu~e '
1. 7~hu strcnsth is bascd on thc ratc of growth oc- ,
curring in resiclcnlial clcctric mc(cr conncctions
ovcr lhc past 12 months ending in April 1987. This ° .
Srowth is unmatchcd by any ycar sincc thc mid ~ s
1970s, with the exccption of 1931. Population ~
Sroutb is forecast to slow over the next two years,
before rebounding to 6,700 in 1990. St. Lucie
County u forecast to rank fifth in percentage gains '
in population ovcr thc forccast horizon, as thc base 2
is cxpandcd by 20.5 pcrccnt. ,
After a year oE lcss than 700 new jobs, St. Lucie a: u .s eo m
County u expected to bounce back creating over
11,500 jobs during the foUr ycar forccast horizon.
Employmcnt grovilh is forecasl to range 6etwcen Figur~ 2. Houting Sta?ts
1,700 and 2,300 a ycar, as shown in the table bclow, s ~ ~
a.s
Thc housin~ market in St. Lucie County is domi- ~
natcd by singlc-(amily construction, as shown in ~~•s
t:.. '1 T_._ 1 _ 1. .1 h TIAI. ~//l/Ja
1 IbiiCG L, 1 Vl~l 3C(IVlly iCdCt]CU L~WU UDII$ lA$I • ~ . ~ / .
ycar. Ovcr thc forccast ycars, housins activity ~~•ill
bc suQ;cicnt to mcct thc incrcascd lcvcl of dcmand. i.
~
/ ~ ,.s
lI ~
o.s
0
w u u u u a~ u to 00
~ ~°s~ ~ . . ~ ~..u
19g5~ 198G 1987 198£3 1989 1990
Po~ulation (000) 117.~ 123.5 131.5 139.1 145.4 152.1
Growth ~3.9 G.1 7.9 7.6 6.3 6.7
% chanSe 43 . 5.2 G.4 5.8 4.6 4.G
Employmcnt (000) 3-J.9 3~.G 37.4 39.1 41.0 43.3
Gro~~th 1.2 ~ 0.7 1.9 1.7 1.8 23
% chan~c 3.7 1.9 52 4.6 4.7 5.7
Income (S bils.) 1.2 1.3 1.4 1.5 1.7 1.9
% chan~e 7.7 7.G 10.1 10.1 93 9.7
Uncmploymcnt 12.7 11.G 7.8 10.4 8.8 8.2
Total starts 2,337 2,G~9 3,270 3,102 3,090 . 3,623
Sinsle 1,53G 1,780 2,429 2,294 2,295 2,747
M u 1 ~ i 800 879 840 809 795 876
~1 Econocast /~f.G. Lc'~VfS ECO1101)IC(llCS 2nd Qa~rter 1987
January 9, 1990 1- 100 LAND USE