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ORDINANCE NO. 06-031
AN ORDINANCE OF ST. LUCIE COUNTY, FLORIDA, ADOPTING
AMENDMENT TO THE COMPREHENSIVE PLAN RELATING TO
THE CREATION OF A RURAL LAND STEWARDSHIP AREA
(RLSA) OVERLAY ZONE WHICH SHALL APPLY TO PROPERTY
GENERALLY LOCATED WITHIN AREA MORE SPECIFICALLY
DEPICTED IN EXHIBIT "A" HERETO, WHICH AMENDMENTS ARE
ATTACHED AS EXHIBIT "B" HERETO; PROVIDING FOR
SEVERABILITY; PROVIDING FOR TRANSMITTAL TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND OTHER
AGENCIES AS REQUIRED BY LAW; PROVIDING FOR
ADOPTION; PROVIDING FOR AN EFFECTIVE DATE; AND
PROVIDING FOR ADOPTION.
WHEREAS, the St. Lucie County Board of County Commissioners (the "Board") has
prepared a Comprehensive Plan Amendment to establish a Rural Land Stewardship Area (RLSA)
Overlay Zone to apply to property depicted within Exhibit A attached hereto; and
WHEREAS, the Board recommended approval for transmittal of the proposed Rural Land
Stewardship Area (RLSA) Comprehensive Plan Amendment to the Florida Department of
Community Affairs; and
WHEREAS, the Board has transmitted the Comprehensive Plan Amendment for the RLSA
to the Florida Department of Community Affairs; and
WHEREAS, on December 30,2005, the Florida Department of Community Affairs provided
Objections, Recommendations, and Comments regarding the proposed RLSA Comprehensive Plan
Amendment; and
WHEREAS, the Board has responded to the Objections, Recommendations, and Comments
with certain changes to the proposed RLSA Amendment that are reflected herein; and
WH EREAS, the adoption of the RLSA Amendment and its implementation by the adoption of
land development regulations shall serve to further guide land use and development within the
County, so that the public health, welfare and safety is protected and rural agricultural and
environmental resources of the County are further enhanced, promoted and protected from
EDWIN M. FRY, Jr., CLERK OF THE CIRCUIT COURT
SAINT LUCIE COUNTY
FILE # 29399121010612006 at 09:12 AM
OR BOOK 2672 PAGE 1447 - 1483 Doc Type: ORDN
RECORDING: $316.00
impairment; and
WHEREAS, the Rural Land Stewardship Area Comprehensive Plan Amendment has
received public input and participation through public hearings before the Local Planning Agency
and the Board in accordance with Section 163.3181, Florida Statutes.
NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS
OF ST. LUCIE COUNTY, FLORIDA, AS FOLLOWS:
Section 1.
confirmed.
Section 2. Adoction of the Rural Land Stewardshic Area Comcrehensive Plan
Amendment. The Board hereby adopts the Rural Land Stewardship Area Comprehensive Plan
Amendment, including the amended Future Land Use Map and RLSA Figures 1-5, attached as
Exhibit B hereto, which amendment shall apply to that property generally located in the Rural Land
Stewardship Area Overlay Zone as more specifically depicted in Exhibit A hereto.
Section 3. Severability. The provisions of this Ordinance are declared to be severable
and if any section, sentence, clause or phrase of this Ordinance shall for any reason be held to be
invalid or unconstitutional, such decision shall not affect the validity of the remaining sections,
sentences, clauses, and phrases of this Ordinance but they shall remain in effect, it being the
legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part.
Section 4. Transmittal. The County Growth Management Director is hereby directed to
ensure that this Ordinance and all necessary supporting data and analysis and other relevant
documents are forwarded to the Florida Department of Community Affairs and other agencies in
accordance with Section 163.3184(3), Florida Statutes.
Section 5. Effective Date. The effective date of the comprehensive plan amendments
shall be the date the Rural Land Stewardship Area Comprehensive Plan Amendment becomes final,
or if a challenge is filed, the date that a final order is issued by the Department of Community Affairs
or Administration Commission finding the amendments in compliance in accordance with Section
163.3184(1 )(b), Florida Statutes, whichever is applicable.
Recitals Adocted. Each of the above stated recitals is hereby adopted and
Section 6.
Adoption.
After motion and second, on second hearing and adoption, the vote on this ordinance was as
follows:
Chairman Doug Coward
Vice Chairman Chris Craft
Commissioner Joseph E. Smith
Commissioner Paula A. Lewis
Commissioner Frannie Hutchinson
PASSED AND DULY ADOPTED this
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Mwater Retention Area: 1,004.76 acres +/-
MHYdrQ!pgiC Stewardship Area: 2,842.53 acres
MHabitat Stewardship Area: 9,314.18 acres +/-
Open: 9,222,24 acres+/-
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA
NATURAL RESOURCE INDEX MAP
JUNE 2006
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RLSA FIGURE 4
St. Lucie County Rural Land Stewardship Area (RLSA) Overlay
Sending Area Land Use Layer Matrix
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Note: roupmgs 0 an ses penmtte m accor ance WIt o ICY .
Residential Land General & Earth Mining and Agriculture Agriculture Restoration and
Use Conditional Use Processing Use Group 1 Use Group 2 Use Natural Resource
Layer Layer Layer Layer Layer Use Layer
Single-family Aircraft storage and Mining and quarry of Agricultural Agricultural Wildlife management,
detached dwelling equipment nonmetallic minerals, production - crops, production - plant and wildlife
with guest house maintenance except fuels citrus, landscape Ranching, livestock conservancies,
1 unit per 5 acres nursery raising & animal refuges and
specialties, pasture, sanctuaries
sod and grazing
Mobile homes Airports and flying, Single-family Agricultural services Cultural, educational Fishing, hunting &
1 unit per 5 acres landing, and take-off detached dwelling and/or eco-tourism trapping
fields unit or mobile home, uses and support
for on-site security facilities, and their
purposes related modes of
transporting
participants, viewers,
or patrons; tour
operations, such as,
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buggies, horse and
similar modes of
transportation
Industrial wastewater Agricultural labor Excavation incidental Hunting Cabins
Family day care disposal housing to Agricultural
homes Operations
Family residential Manufacturing Farm products Single-family Water management,
homes as defined in warehousing and detached dwelling groundwater
the LDR storage unit or mobile home, recharge
1 unit oer 500 acres
Retail trade Forestry Riding Stables Restoration,
mitigation
Sewage disposal Research facilities, Kennels Water supply, well
noncommercial fields
Retail trade and Telecommunication Boardwalks, nature
wholesale trade - towers trails
subordinate to the
primary authorized
use or activity
Mobile food vendors Outdoor shooting
ranges, providing site
plan approval is
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Off-road vehicle Aquaculture
parks, except go-cart
raceway operation or
rentals
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EXHIBIT B
EXHIBIT 8
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by SOCC on September 13, 2006
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
Introduction
The Rural Land Stewardship Area (RLSA) program is an incentive-based system that
encourages the voluntary preservation and private stewardship of natural resources,
retention of rural uses and agriculture and accommodates economic growth and
diversification in a sustainable rural environment. The program involves a comprehensive
analysis of existing natural resources, land use and land cover and other data. The
information is then entered into a GIS database and layers are customized to RLSA
requirements. An analysis of the data is then performed to create the stewardship program,
overlay map (RLSA Figure 1) and credit system,
The Index Map (RLSA Figure 3) illustrates the relative natural resource values of the
property in green and brown colors, with the darkest green tones representing the most
valuable resource areas, and the lightest brown representing the least valuable resource
areas. The Index Map (RLSA Figure 3) is used, along with other data, to determine specific
resource classifications. The St. Lucie County Rural Land Stewardship Overlay Map (RLSA
Figure 1) illustrates three resource classifications: Hydrologic Stewardship Areas (HYSAs);
Habitat Stewardship Areas (HSAs) and Water Retention Areas (WRAs). Protection and
conservation of these areas are implemented through the designation of Stewardship
Sending Areas. Property owners are provided incentives to protect the most valuable areas
through the stewardship credit system.
Stewardship Credits are the currency of the RLSA program. Credits are generated based
on the value of resources on the land multiplied by the development rights that. are removed
from designated Stewardship Sending Areas (SSAs). To simply state the system, the more
environmentally valuable the land, and the more uses eliminated, the greater the number of
Credits generated. Through the generation of Stewardship Credits, natural resources,
agriculture and cultural heritage are protected in perpetuity. Credits are used to plan for and
accommodate future population in new self-sustaining communities.
In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are
referred to as Stewardship Receiving Areas (SRAs). There are three types of rural
communities under this program: RLSA Towns, RLSA Villages or Compact Rural
Developments (CRDs). Suitability criteria are established as performance standards.
Desirable characteristics of sustainable development are part of the plan for these new
communities. They are to be mixed-use, pedestrian oriented and fiscally neutral or positive
to St. Lucie County.
Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship
Receiving Areas results in a conservation and development pattern for the RLSA Overlay,
when considered as a whole, that protects natural resources and cultural heritage, promotes
the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion
in SRAs.
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by soee on September 13, 2006
Goal
St. Lucie County's goal in creating a Rural Land Stewardship Area, pursuant to Chapter
163.3177(11)(d), F.S, is to protect and conserve agricultural lands and to promote
agricultural viability within SSAs, to direct incompatible uses away from wetlands and upland
habitat, to discourage urban sprawl through the RLSA program, and to ensure development
within the RLSA that includes a functional mix of land uses and promotes economic
diversification.
Objective 1. Establish the general purpose and structure to implement the St. Lucie
County Rural Land Stewardship Area Overlay.
Policy 1.1
To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively
contribute to a viable agricultural industry, protection and conservation of natural resources,
sustainable mixed-use development, and enhancement of economic prosperity and
diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall
adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to
implement the goals, objectives and policies of the RLSA Overlay.
Policy 1.2
The intent of the RLSA Overlay is to protect and conserve natural resources and retain and
promote viable agriculture by promoting sustainable mixed-use development as an
alternative to low-density single use development, and provide a system of compensation to
private property owners for the voluntary elimination of certain land uses in order to protect
and conserve natural resources, open space and viable agriculture in exchange for
transferable Credits that can be used to entitle such sustainable development. The
strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found
in Section 163.3177(11)(d) F.S. The RLSA Overlay shall include innovative and incentive
based tools, techniques and strategies that are not dependent on a regulatory approach, but
will complement existing local, regional, state and federal regulatory programs.
Policy 1.3
Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and
Stewardship Receiving Areas (SRAs) results in a conservation and development pattern for
the RLSA Overlay, when considered as a whole, that protects the environment, promotes
the continuation of agriculture, and accommodates growth in a sustainable fashion.
Together, SSAs and SRAs result in a sustainable form of development, whereby large areas
of environmentally and agriculturally valuable lands are restricted from development through
SSAs and sustainable, mixed-use development is accommodated through SRAs. The
combination of SSAs and SRAs facilitate the implementation of innovative planning and
flexible development strategies described in § 163,3177 (11)(d), F.S. and Rule 9J-
5.006(5)(1), F.A.C.
Policy 1.4
This RLSA Overlay to the Future Land Use Map is depicted on the Rural Land Stewardship
Overlay Map (Overlay Map) (RLSA Figure 1), adopted herein as RLSA Figure 1. The
Overlay Map (RLSA Figure 1) is an adopted overlay to the Future Land Use Map (FLUM).
Any additional lands proposed to increase the overall acres of the RLSA Overlay boundary
as shown on RLSA Figure 1 shall require a Comprehensive Plan amendment. Pursuant to
2
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
163.3177(11)(d) F.S., designations of SSAs and SRAs within the RLSA Overlay Area shall
be by Ordinance and do not require a Comprehensive Plan amendment. For informational
purposes and as a ministerial act, the County shall illustrate each approved SSA and SRA
on the FLUM, Overlay Map (RLSA Figure 1), and official Zoning Map at such time as any
other updates are made to the FLUM, Overlay Map (RLSA Figure 1) and official Zoning
Map.
Policy 1.5
Stewardship Credits are created from any lands within the RLSA that are to be kept in
permanent agriculture, open space or conservation uses. These lands will be identified as
Stewardship Sending Areas (SSAs). All privately owned lands within the RLSA are eligible
for designation as an SSA.
Policy 1.6
The range of Stewardship Credit Values is hereby established using the specific
methodology set forth on the Stewardship Credit Worksheet (Worksheet), adopted herein as
RLSA Figure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet
(RLSA Figure 2) and related procedures for SSA designation. Such procedures shall
include but shall not be limited to the following:
(1) The applicant shall provide the following information with the SSA Application for the
County's review and consideration: the legal description of the lands proposed to be
designated as an SSA, the number of SSA credits to be generated by those lands,
the proposed SSA Credit Agreement and Stewardship Easement Agreement
applicable to such lands, on the application form as prescribed by the RLSA LDRs.
(2) After approval by the St. Lucie County Board of County Commissioners (BOCC) of
the SSA Application, the final SSA Credit Agreement with the legal description of the
lands designated as an SSA, the number of SSA credits granted, and the
Stewardship Easement Agreement applicable to such lands, shall be provided by
County staff to the St. Lucie County Property Appraiser and the SSA applicant. The
Stewardship Easement Agreement for that SSA shall be recorded within one-
hundred (120) days by the SSA applicant in the public records of St. Lucie County.
(3) A perpetual Stewardship Easement Agreement shall be recorded for each SSA, in
accordance with the approved SSA Credit Agreement, shall run with the land and
shall be in favor of St. Lucie County and one of the following additional grantees:
Department of Environmental Protection, Department of Agriculture and Consumer
Services, South Florida Water Management District, or a recognized statewide land
trust. In the event that any lands in an SSA are encumbered by a mortgage, the
owner of such lands shall be required to obtain from the holder of the mortgage a
consent and joinder agreeing to the imposition of the Stewardship Easement
Agreement on the lands encumbered by the mortgage, and the subordination of its
mortgage, lien or encumbrance to the Stewardship Easement Agreement.
(4) An approved SSA Application creates the Stewardship Credits, which shall become
effective once the corresponding Stewardship Easement Agreement is recorded in
the public records of St. Lucie County.
(5) For each SSA, the SSA Credit Agreement will identify the specific land management
measures that will be undertaken and the party responsible for such measures,
including performance standards and annual compliance requirements.
3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by saee on September 13, 2006
Policy 1.7
The natural resource value of land within the RLSA is measured by the Stewardship Factors
Index (Index) set forth on the Worksheet (RLSA Figure 2). The Index establishes the
relative natural resource value by objectively measuring characteristics of land and
assigning an index based on each characteristic. The sum of these factors is the index value
for the land. Both the characteristics used and the factors assigned thereto were established
after review and analysis of detailed information about the natural resource attributes of land
within the RLSA so that development could be directed away from important natural
resources. In addition, an Agriculture Factor is established to incentivize the conservation of
agriculture lands. The characteristics of the Index Factors (as shown in RLSA Figure 2)
measured are: Stewardship Overlay Designation, Listed Species Habitat, Soils/Surface
Water, Land Use/Land Cover and existing agriculture activities.
Policy 1.8
A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural
Resource Stewardship Index value for all land within the RLSA Overlay, based on data and
analysis assimilated into the GIS database at the time of the Overlay preparation. The data
factors and associated values are derived from those on the Credit Worksheet (RLSA Figure
2). Credits from any lands designated as SSAs, will be based in part upon the Natural
Resource Index (NRI) values in effect at the time of designation. Any change in the
characteristics of land due to alteration of the land prior to the establishment of an SSA that
either increases or decreases any Index Factor will result in an adjustment of the factor
values and a corresponding adjustment in the Credit value. St. Lucie County shall, through
the RLSA LDRs, adopt procedures to be used by applicants to demonstrate NRI values at
the time of SSA application.
Policy 1.9
The number of Credits generated through designation as an SSA is established in a
calculation as follows, and as set forth on RLSA Figure 2:
Natural Resource Stewardship Credits: Natural Resource Index Factor Values X
Acreage X Land Value Removed = # of Stewardship Credits for Natural Resources
Plus (if any):
Agriculture Stewardship Credits (if applicable): Acreage X Land Value Removed = # of
Stewardship Credits for Agriculture
Plus (if any):
Cultural Heritage Stewardship Credits (if applicable): Acreage X .5 = # of Stewardship
Credits for Cultural Heritage
The methodology for the calculation of Stewardship Credits is based upon: 1) the Natural
Resource or Agriculture Index Factor Value of the land being designated as an SSA; and 2)
the number of Sending Area Land Use Layers eliminated from that land.
4
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 1.10
The St. Lucie County Rural Land Stewardship Area (RLSA) Sending Area Land Use Layer
Matrix, adopted herein as RLSA Figure 4, lists uses and activities currently allowed. Similar
uses are grouped together in one of six separate layers in the Sending Area Land Use Layer
Matrix (RLSA Figure 4). Each layer is discrete and may be removed as part of the SSA
application process, sequentially and cumulatively, in the order presented in the Sending
Area Land Use Layer Matrix (RLSA Figure 4), starting with the residential layer (Layer One)
and ending with the restoration and natural resource layer (Layer Six). If a layer is removed,
all uses and activities listed in that layer are eliminated and are no longer available for that
portion of the SSA. Each layer is assigned a percentage of a base credit in the Worksheet
(RLSA Figure 2). The assigned percentage for each layer to be removed is added together
and then multiplied by the Natural Resource Index value and the Agriculture Resource (if
applicable) on a per acre basis to arrive at a total Stewardship Credit Value of the land being
designated as an SSA. The removal of land use layers and uses are subject to review and
approval by the BOCC through the SSA application process.
Policy 1.11
Credits can be transferred only to lands within the RLSA that meet the suitability criteria set
forth in Objective 4 Policies and designated as "Open" on RLSA Figure 1. The development
of such lands as RLSA Towns, RLSA Villages and Compact Rural Developments shall only
be through approved Stewardship Receiving Areas (SRAs).
Policy 1.12
The RLSA Overlay in the Comprehensive Plan enables the creation, transfer and use of
Credits and the designation of SSAs and SRAs. St. Lucie County shall, through the RLSA
LDRs, also adopt procedures for applications and approvals.
Policy 1.13
Stewardship Credits will be exchanged for mixed-use development entitlements to be used
in an SRA on a per acre basis, as described in Policy 4.17, for the creation of sustainable
communities in accordance with RLSA Figure 5, through the SRA Application process as set
forth in the RLSA LDRs. The creation, transfer or use of Stewardship Credits shall not
require a Comprehensive Plan Amendment.
Policy 1.14
Land becomes designated as an SRA upon the effective date of an ordinance adopted by
the BOCC, pursuant to Section 163.3177(11)(d), F.S., approving an SRA Application by the
property owner. The permitted land use on a parcel of land located within an SRA shall be
specified in the ordinance reflecting the total number of Stewardship Credits assigned to the
parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in
Policy 4,6 and in RLSA Figure 5.
Policy 1.15
Stewardship Credits may be transferred from any approved SSA to an entity or individual, to
an eligible receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies. Stewardship Credits shall only be used within approved SRAs.
5
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 1.16
Pursuant to Section 163.3177(11)(d)6., F.S., the RLSA enables S1. Lucie County to realize
the long-term vision and goals for the 25-year or greater projected population of the RLSA,
which are to protect and conserve large areas of environmental, cultural, historical and
agricultural land, and to accommodate population in concentrated areas of mixed-use and
sustainable communities.
Policy 1.17
Pursuant to Section 163.3177(11)(d)6., F.S., the adoption of this RLSA Overlay, by
ordinance, establishes the methodology for the creation, conveyance, and use of
Stewardship Credits. The RLSA LDRs shall establish the approval process for
implementation.
Policy 1.18
The first area within the S1. Lucie Rural Lands Stewardship Area Overlay consists of 22,384
acres, commonly known as the Adams Ranch and Cloud Grove properties, as shown on the
Future Land Use Map and RLSA Figure 1 (The Adams Ranch Stewardship). The Adams
Ranch Stewardship is a "pilot program" for S1. Lucie County. The Adams Ranch is of
cultural significance in S1. Lucie County, and is highly valued for its natural resources and
agriculture operations. The total SRA development potential allowed for the 22,384 acre
Adams Ranch Stewardship shall be limited to a maximum of 13,428 residential units and the
non-residential uses required to support mixed-use communities as defined by RLSA Figure
5.
Policy 1.19
The S1. Lucie Rural Land Stewardship Area Overlay was designed to implement the multiple
visions of both S1. Lucie County and the Committee for Sustainable Treasure Coast (2005),
specifically as a tool to protect agriculture and natural resources, and provide for a
sustainable pattern of growth in the rural area. A comprehensive review of the Overlay shall
be prepared for and reviewed by S1. Lucie County and the Department of Community Affairs
no later than the five-year anniversary of the adoption of the Overlay. The purpose of the
review shall be to assess the participation in and the effectiveness of the Overlay
implementation in meeting the Goal, Objective and Policies set forth herein. The specific
measure of review shall be as follows:
1. The amount and location of land designated as SSAs
2. The amount and location of land designated as SRAs
3. The number of Stewardship Credits generated, assigned or held for future use
4. A comparison of the amount, location and type of agriculture that existed at the time
of the Overlay adoption and time of review
5. The amount, location and type of restoration through participation in the Stewardship
Credit system since its adoption
6. Working with the agricultural community and professional associations, additional
incentives to support and promote the continuation of the agricultural industry in S1.
Lucie County.
6
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 1.20
Prior to the review identified in Policy 1.19, the St. Lucie County Rural Land Stewardship
program shall be limited to no more than 3 SRA applications of any type (whether RLSA
Town, RLSA Village or CRD), including any expansion of the RLSA area which includes
additional potential SSA or SRA lands.
Policy 1.21
If future expansion of the St Lucie County Rural Land Stewardship program beyond the
22,384 acre "pilot program" Adams Ranch Stewardship area is proposed, the proposed
application shall include a larger planning analysis and additional visioning. This analysis
and visioning shall include opportunities for landowner, stakeholder and other citizen
involvement, with respect to how the proposed expansion area relates to the Adams Ranch
Stewardship area and long-term planning for applicable rural lands outside the urban
services boundary. Any such larger planning analysis and additional visioning that may take
place shall not affect the Adams Ranch Stewardship area, including but not limited to,
consideration and final action on applications for Stewardship Sending Areas, Stewardship
Receiving Areas, infrastructure, development orders and development agreements.
Objective 2. Establish incentive-based policies to protect and conserve agricultural
lands and open space, continue the viability of agricultural production and preserve
cultural heritage in St. Lucie County.
Policy 2.1
Agriculture is an important aspect of St. Lucie County's quality of life and economic well-
being. Agricultural activities shall be protected from duplicative regulation, and in
accordance with the Florida Right to Farm Act.
Policy 2.2
Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing
RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in
RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs
pursuant to Policies 1.5 and 1.6.
Policy 2.3
Agricultural lands will be protected and conserved by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to non-
agricultural uses in exchange for Stewardship Credits.
Policy 2.4
Agriculture lands protected and conserved through the creation and transfer of Stewardship
Credits shall be designated as Stewardship Sending Areas (SSAs).
Policy 2.5
Agriculture is a benefit to St. Lucie County as it provides open space, recharges
groundwater, provides employment and conserves and protects floodplains. If agriculture
activities are protected and conserved by designating agriculture lands as an SSA through
the removal of land use layers more intensive than agriculture as set forth on RLSA Figure
4, Stewardship Credits shall be granted as specified in these goals, objectives and policies.
7
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 2.6
Preservation and conservation of lands with cultural heritage significance within the RLSA
shall be encouraged. Designation as cultural heritage shall apply to lands that have been
recognized as being culturally significant to St. Lucie County for fifty years or more,
historically significant structures, facilities and locations as identified by the Florida
Department of State, State Historic Preservation Officer, the National Register of Historic
Places, or the St. Lucie County Commission. St. Lucie County shall, through the RLSA
LDRs, require any SSA application that includes supporting data and analysis, and requests
Cultural Heritage Credits, be reviewed by the St. Lucie County Historical Commission for
recommendation to the SOCC. All significant structures, facilities and locations shall be
mapped and tabulated in acres. An applicant shall provide research, data and analysis to
support an SSA Application that includes Cultural Heritage Stewardship Credits. Cultural
heritage designation approved by the SOCC in an SSA shall be granted .5 Credits per acre,
which can only be granted once for any particular SSA.
Objective 3. Establish policies to protect and conserve water quality and quantity, as
well as listed animal and plant species and their habitats by directing incompatible
uses away from wetlands and upland habitat through the establishment of Hydrologic
Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where
lands are voluntarily included in the Rural Land Stewardship Area Overlay.
Policy 3.1
Protection and conservation of water quality and quantity shall occur through the
classification of Hydrologic Stewardship Areas (HYSAs), to be implemented by the
designation of SSAs within the RLSA Overlay. HYSAs are delineated on the Overlay Map.
(RLSA Figure 1) These lands form the primary wetland hydrologic systems in the RLSA. The
Overlay provides an incentive to permanently protect and conserve HYSAs by the creation
and transfer of Credits, elimination of permitted land uses (as described in RLSA Figure 2),
and establishment of protection and conservation measures described in Objective 1
Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural
resource value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.2
Listed animal and plant species and their habitats shall be protected and conserved through
the classification of Habitat Stewardship Areas (HSAs), to be implemented by the
designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map.
(RLSA Figure 1) HSAs are privately owned agricultural and/or natural areas, which include
areas with characteristics that make them suitable habitat for listed species. The Overlay
provides an incentive to permanently protect and conserve HSAs by the creation and
transfer of Credits, resulting in the elimination of permitted land uses (as described in RLSA
Figure 2) and the establishment of protection and conservation measures described in
Objective 1 Policies. Not all lands within the delineated HSAs are comparable in terms of
their habitat value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.3
Further protection and conservation for surface water quality and quantity shall be through
the classification of Water Retention Areas (WRAs) , to be implemented by the designation of
8
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by soee on September 13, 2006
SSAs within the RLSA Overlay. WRAs are delineated on the Overlay Map (RLSA Figure 1).
WRAs are privately owned lands that function as agricultural water retention and
conveyance areas, man-made water bodies or other water storage areas. In some
instances, these WRAs may contain native wetland or upland vegetation; in other cases
they may contain above ground water bodies and/or exotic vegetation. WRA's may continue
to be used for agricultural, surface water retention, treatment and/or conveyance, habitat
and passive recreational uses. When located adjacent to or included within an SRA,
acreage within that WRA may only be counted as Open Space, where the same acreage is
not relied upon to generate Stewardship Credits for development within the SRA. The
Overlay provides an incentive to permanently protect and conserve WRAs by the creation
and transfer of Credits, elimination of incompatible uses, and establishment of protection,
appropriate recreational uses and conservation measures described in Objective 1 Policies.
Not all lands within the delineated WRAs are comparable in terms of their natural resource
value; therefore the Index shall be used to differentiate higher value from lower value lands
for the purpose of the RLSA Overlay.
Policy 3.4
Uses as listed in the Sending Area Land Use Layer Matrix (RLSA Figure 4), may be
voluntarily eliminated in HYSAs, HSAs and WRAs in exchange for Stewardship Credits to
the property owner through the removal of one or more land use layers as described in
Policy 1.10.
Policy 3.5
Compensation to the property owner may occur through one or more of the following
mechanisms: creation and transfer of Stewardship Credits, payment for the purchase of
conservation easements, payment for the purchase of a less than fee interest in the land, or
through other acquisition of land or interest in land through a willing seller program.
Policy 3.6
Unless such layers are voluntarily eliminated pursuant to Policy 3.4, agriculture and all other
allowed uses would continue to be an allowed use within HYSAs and HSAs, pursuant to the
Agriculture Group classifications described in the Sending Area Land Use Layer Matrix
(RLSA Figure 4). In existing Ag 1 areas within HYSAs and HSAs, all such activities are
permitted to continue, and may convert from one type of Agriculture to another and expand
to the limits allowed by applicable permits.
Policy 3.7
Ag 2 includes permitted land uses as defined in the Sending Area Land Use Layer Matrix
(RLSA Figure 4). In existing Ag 2 areas within HYSAs, WRAs and HSAs, such activities are
permitted to continue, and may convert from one type of Agriculture to another and expand
to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized
and an owner receives Stewardship Credits by the establishment of an SSA that removes
Ag 1 uses, no conversion of Ag 2 to Ag 1 will be allowed.
Policy 3.8
In certain locations (having an NRI value of 1.4 or below) there may be the opportunity for
natural resource creation, restoration and enhancement. Examples include, but are not
limited to, conversion of citrus grove to pasture having habitat value, creation of
upland/wetland habitat, increased hydro period or water storage, enhanced wildlife corridors
9
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
or habitat function, or as part of a designated Comprehensive Everglades Restoration
Program project. If the SSA applicant agrees to complete restoration improvements and the
eligibility criteria are satisfied, and the restoration plans and specifications are approved by
the SOCC through the SSA Application process, three (3) additional Credits per acre shall
be authorized at the time of SSA approval, to be awarded when the restoration work has
been completed in accordance with the approved plans and specifications (and other
applicable permits, if any). The specific process for restoration incentive credits shall be
included in the SSA Application section of the RLSA LDRs. This policy does not preclude
other forms of compensation for restoration, which may be addressed through public-private
partnership agreement such as a developer contribution agreement or SSA Credit
Agreement.
Policy 3.9
If an SSA applicant can demonstrate that lands within the RLSA function, or could function
with improvements, as a wildlife corridor or interconnected environmental system, and the
plans and specifications are approved the SOCC through the SSA Application process, 0.5
additional Stewardship Credits per acre shall be authorized at the time of SSA approval by
the SOCC. The criteria to determine whether to approve a wildlife corridor or interconnected
environmental system shall be included in the SSA Application section of the RLSA LDRs.
Policy 3.10
Water Retention Areas (WRAs) , as generally depicted on the RLSA Overlay Map (RLSA
Figure 1), are areas that have been, and may continue to function for, agricultural water
retention, treatment and/or conveyance, habitat, and passive recreational uses. WRAs can
be permitted to provide such functions for new uses of land allowed within the Overlay.
WRAs may be incorporated into an SRA master plan to provide water management
functions for properties within such SRA, in accordance with SFWMD permitting
requirements, and may also be used for habitat and passive recreational activities, but are
not required to be designated as an SRA in such instances. When located adjacent to or
included within an SRA, acreage within that WRA may only be counted as Open Space
where the same acreage is not relied upon to generate Stewardship Credits for
development within the SRA. WRA boundaries are understood to be approximate and are
subject to refinement in accordance with SFWMD permitting.
Policy 3.11
During permitting to serve new uses, additions and modifications to WRAs may be required
or desired, including but not limited to changes to control elevations, discharge rates, storm
water pre-treatment, grading, excavation or fill, to be used for water management, habitat
and passive recreation. Such additions and modifications shall be allowed subject to review
and approval by the SFWMD in accordance with SFWMD permitting requirements. Such
additions and modifications to WRAs shall be designed to ensure that there is no net loss of
habitat function within the WRAs unless there is compensating mitigation or restoration in
other areas of the Overlay that will provide comparable habitat function.
Policy 3.12
To the extent any new landfills, utility transmission lines, and/or public roads are sought to
be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in
SSAs, through the use of the exercise of the power of eminent domain, any condemning
authority shall, before the exercise of such eminent domain power, consider the following
10
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
factors as required by Florida law in determining which route or land to condemn: 1)
availability of alternative routes; 2) costs; 3) environmental factors; 4) long-range area
planning; and 5) safety considerations. The protection of natural resources is the
constitutionally declared public policy of the State of Florida, and the promotion of such
policy may be considered in any condemnation action affecting designated SSAs in a
manner not inconsistent with the factors enumerated in this section. Electric transmission
lines sited pursuant to the Transmission Line Siting Act shall follow the applicable provisions
of Chapter 403.501 - 403.536, F.S.
Policy 3.13
The inclusion of lands in designated SSAs provides a public benefit, and the private
stewardship and management of these lands and resources are deemed to promote the
public policy of St. Lucie County and the State of Florida. Accordingly, the protection of the
environmental, agricultural and cultural resources of designated SSA lands shall be
considered before any public ownership or public management of such SSA lands is
formally instituted. The County hereby establishes a presumption that lands within a
designated SSA shall not be condemned by the County or any County agency, except as
necessary for the expansion of County or state transportation facilities (CR 68 or SR 70), as
any other involuntary acquisition would be contrary to the purposes and intent of the rural
land stewardship program and Chapter 163.3177(11)(d), F.S. Further, to the extent that the
County or a County agency does condemn any lands within a designated SSA, the valuation
of such lands shall not be diminished by the SSA Stewardship Easement Agreement.
Objective 4. Establish policies to accommodate future population growth through
sustainable development patterns, while discouraging urban sprawl, providing for the
utilization of innovative land use planning techniques and promoting economic
diversification through the establishment of Stewardship Sending Areas and
corresponding Stewardship Receiving Areas.
Policy 4.1
Innovative land use planning techniques which facilitate a sustainable form of development
shall be implemented by the establishment of SRAs and corresponding SSAs within the
RLSA Overlay. Within the RLSA Overlay, considered as a whole, the establishment of
SSAs will result in large areas of land for permanent environmental, cultural and agricultural
uses, and the development within SRAs will result in a functional mix of uses,
interconnectivity and multi-modes of transportation, and be in the form of RLSA Towns,
RLSA Villages or Compact Rural Developments (CRD), in accordance with policies 4.6.1,
4.6.2 and 4.6.3. St. Lucie County shall facilitate uses that enable diversification of the
economic base of the RLSA. The County shall, through the RLSA LDRs, adopt additional
incentives to encourage and support the diversification and vitality of the rural economy
including but not limited to, development regulations that allow a variety of development
types, expedited permitting review, and targeted capital improvements.
Policy 4.2
The County shall promote the agricultural economy by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to other uses as
shown in the Sending Area Land Use Layer Matrix, RLSA Figure 4 (through the removal of
layers 1, 2 and 3), in exchange for Stewardship Credits, through the establishment of SSAs.
11
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 4.3
The St. Lucie County Business Incentives Overview, October, 2004, outlines the County's
incentives and inducements for economic development within the County. The Treasure
Coast Regional Planning Council's Comprehensive Economic Development Strategy
(CEDS) and Research Coast Economic Development Plan, January 2006, may be used to
provide guidance in promoting economic activity within SRAs, in addition to other resources.
The strategies set forth in the Economic Element of the Comprehensive Plan are also to be
utilized in promoting economic activity within SRAs.
Policy 4.3.1
Extended incentives such as job growth investment grants, ad valorem tax adjustments and
"fast track" permitting to businesses that locate in accordance with the requirements of
Policies 4.6, 4.6.1, 4.6.2 and 4.6.3 shall be encouraged.
Policy 4.3.2
The development of industry and business by supporting public/private partnerships to build
the necessary infrastructure shall be encouraged.
Policy 4.3.3
Initiatives to attract industries that create full-time, year-round, high-wage and high-quality
jobs shall be encouraged.
Policy 4.4
All privately owned lands within the RLSA which meet the criteria set forth herein and are
designated on the Overlay Map (RLSA Figure 1), as "Open" are eligible for designation as
an SRA, except land delineated as a HYSA or HSA, or land that has been designated as a
Stewardship Sending Area (SSA). Land proposed for SRA designation shall meet suitability
criteria and other standards described in these Objective 4 Policies.
Policy 4.5
Land becomes designated as an SRA upon application by the property owner to St. Lucie
County seeking such designation and the adoption of the ordinance by the BOCC granting
the designation. The basis for approval shall be a finding by the BOCC of consistency with
the policies of the RLSA Overlay, compliance with the RLSA LDRS, and confirmation in the
manner as prescribed by the RLSA LDRs that the applicant has acquired or will acquire
sufficient Stewardship Credits to create the type of SRA (whether RLSA Town, RLSA Village
or CRD) for the amount of acres requested in the SRA application. Prior to the designation
of an SRA by the BOCC, the County shall provide the Florida Department of Community
Affairs a period of 30 days to review the proposed receiving area for consistency with the
RLSA Overlay and to provide comments to the County.
Policy 4.6
There are three specific forms of development allowed within SRAs, of which require a
functional and integrated mix of uses in accordance with Policies 4.6.1, 4.6.2 and 4.6.3.
These are RLSA Town, RLSA Village and CRD. The required characteristics of a RLSA
Town, RLSA Village and CRD are set forth in the Stewardship Receiving Area
Characteristics Chart, adopted within this Overlay as RLSA Figure 5. The County shall,
through the RLSA LDRs, adopt specific regulations, guidelines and standards for SRAs in
accordance with these policies. Each development form shall be in accordance with the
12
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
requirements set forth in RLSA Figure 5. The SRA residential density is calculated by
dividing the total number of residential units in an SRA by the overall area inside the SRA
boundary. The SRA residential density does not restrict net residential density of parcels
within an SRA. The size and specific density (between the minimum and maximum set forth
in RLSA Figure 5) for each SRA will be determined during the SRA designation review and
approval process. Upon the last to occur of the following: (1) recordation of a Stewardship
Easement Agreement in the public records of St. Lucie County pursuant to Policy 1.6 for the
SSA or SSAs required for that SRA; (2) if the owner of the SRA is other than the owner of
the SSA, written acceptance of the conveyance of Stewardship Credits by the owner of the
SRA; and (3) approval of the BOCC of the SRA pursuant to Policies 1.14 and 4.5 and the
expiration of any applicable appeal or challenge periods, the underlying density of the SRA
property shall cease to exist. Any form of SRA that meets the Development of Regional
Impact (DRI) threshold, is subject to the DRI process requirements. An SRA application
may be filed, reviewed and approved concurrently with the DR!.
Policy 4.6.1
RLSA Towns are the largest and most diverse form of SRA. RLSA Towns shall be not less
than 1,000 acres or more than 5,000 acres and shall be designed to provide for a broad
range of residential and nonresidential uses in accordance with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5). A master plan is required for a
RLSA Town as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment in a mixed-use town center by co-
locating residential, retail/office, civic and other uses in the town center; creating
functional and aesthetically pleasing spatial relationships between streets, sidewalks
and building facades; providing for shared and alternative parking in the town center;
and locating higher-density residential areas proximate to the town center.
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Town.
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LDRs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths.
· Include a Transportation Demand Management (TOM) program for non-residential
uses in the RLSA Town.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Town's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Town's places of
employment.
· Integrate open space in neighborhoods throughout the RLSA Town through features
such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots.
13
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
· Include in each phase of development for the RLSA Town a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any RLSA
Town master plan.
RLSA Towns shall have parks or public green spaces within all neighborhoods. RLSA
Towns shall include a minimum of 5 acres of community park per 1,000 people.
RLSA Town plans shall be coordinated with the St. Lucie County School Board to provide
for the appropriate range of schools. To the extent possible, schools and parks shall be
located adjacent to each other and be sized and located to enable children to walk or bicycle
to them. In coordination with the St. Lucie County School District, the RLSA Town's master
plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks,
pathways and trails.
Policy 4.6.2
RLSA Villages shall provide for a diversity of housing types and mix of uses appropriate to
the scale and character of the particular RLSA Village. RLSA Villages shall be not less than
500 acres or more than 1,000 acres and shall comply with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5). A master plan for a RLSA Village is
required as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment by co-locating residential,
retail/office, civic and other uses in a village center; creating functional and
aesthetically pleasing spatial relationships between streets, sidewalks and building
facades; providing for shared and alternative parking in the village center; and
locating higher-density residential areas proximate to the village center.
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Village.
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LDRs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths.
· Include a Transportation Demand Management (TOM) program for non-residential
uses in the RLSA Village.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Village's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Village's places of
employment.
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· Integrate open space in neighborhoods throughout the RLSA Village through
features such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots.
· Include in each phase of development for the RLSA Village a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any RLSA
Village master plan.
RLSA Villages shall have parks or public green spaces within all neighborhoods. RLSA
Villages shall include a minimum of 5 acres of community park per 1,000 people.
RLSA Village plans shall be coordinated with the S1. Lucie County School Board to provide
for the appropriate range of schools, as applicable, in accordance with the size of the RLSA
Village. To the extent possible, schools and parks shall be located adjacent to each other
and be sized and located to enable children to walk or bicycle to them. In coordination with
the S1. Lucie County School District, the RLSA Village's master plan shall identify a "Safe
Route to Schools and Parks" through a system of sidewalks, pathways and trails.
Policy 4.6.3
Compact Rural Development (CRD) is a form of SRA that shall support and further S1. Lucie
County's valued attributes and characteristics as defined in the preamble to the
Comprehensive Plan by allowing an eco-tourism lodge, office, welcome center or research
facility that would have a unique set of uses and support services different from a traditional
residential village. It could contain transient lodging facilities and services appropriate to
eco-tourists or researchers, but may not provide for the range of services that are necessary
to support permanent residents. CRDs provide flexibility with respect to the mix of uses and
design standards. A CRD may include, but is not required to have, permanent residential
housing, but only if the housing supports and is associated with the proposed non-
residential use(s).A CRD shall conform to the characteristics as set forth in RLSA Figure 5
with a minimum size of 20 acres and a maximum size of 100 acres.. To maintain a
proportion of CRDs to RLSA Villages and RLSA Towns, a RLSA Village or RLSA Town must
be approved prior to not more than 3 CRDs.
The RLSA LDRs shall set forth the specific information that shall be included on any CRD
master plan.
Policy 4.7
An SRA may be contiguous to an HYSA or HSA designated on the Overlay Map (RLSA
Figure 1), or a designated SSA, but shall not encroach into such areas, and shall buffer
such areas as described in Policy 4.9. An SRA may be contiguous to and served by a WRA
for water management, passive recreation or habitat functions, without requiring special
buffering and without requiring the WRA to be designated as an SRA in accordance with
Policy 3.9.
Policy 4.8
An SRA must contain sufficient suitable land to accommodate the planned development in
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
an environmentally acceptable manner. The primary means of directing development away
from wetlands and critical habitat is the prohibition of locating SRAs in HYSAs and HSAs. To
further direct development away from wetlands and critical habitat, lands having a Natural
Resource Index (NRI) value of greater than 1.4 shall be conserved. NRI values are
illustrated on the Natural Resource Index Map (RLSA Figure 3). NRI values above 1.4 are
shown in green and NRI values of 1.4 or below are shown in brown. The NRI value does
not include the Agricultural Index value of 1.0. SRAs may only be located in areas
designated as "Open" and shown in pink on the Overlay Map (RLSA Figure 1), and having
an NRI value of 1.4 or below.
Policy 4.9
Where an SRA adjoins a HYSA or HSA designated on the Overlay Map (RLSA Figure 1), a
designated Stewardship Sending Area (SSA) or lands designated on the County's Future
Land Use Map as Conservation, open space within that SRA shall be used to provide a
buffer between that SRA and that designated HYSA, HSA or Conservation lands. This
buffer shall be designed to protect adjacent natural resources, based upon specific site
conditions, the resources to be protected, and the location and type of proximate uses in the
SRA. The following uses are prohibited in buffers to designated HYSAs, HSAs, SSAs and
Conservation lands: residential and non-residential development; active recreation areas;
roads and multi-modal transportation corridors except for limited crossings for purposes of
access when designed to protect natural resources; and buildings other than structures
accessory to compatible agricultural or passive recreational uses. Allowable uses within
HYSA, HSA, SSA, and Conservation buffers may include: compatible agricultural uses;
limited crossings for roads or multi-modal transportation facilities for purposes of access
when designed to protect natural resources; connections to present and future regional trail
systems, if any; lakes; passive recreational uses; hiking trails; greenways; habitat
restoration; birdwatching; and similar uses. Best management and planning practices, as
adopted by the applicable government agencies, shall be required to minimize adverse
impacts to such buffers. Use of any fertilizer or pesticide shall be consistent with the
practices in the adjacent HYSA, HSA, SSA or designated Conservation lands and there
shall be no planting of any exotic nuisance species.
Policy 4.10
Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best
management and planning practices, as adopted by the applicable government agencies,
shall be utilized to prevent ground water table draw down or diversion from adversely
affecting the adjacent WRA. Detention and control elevations shall be established to protect
and conserve any such natural areas and be consistent with surrounding land and project
control elevations and water tables.
Policy 4.11
Each SRA must include an edge area to provide a transition from the SRA to adjacent land
uses. The edge area shall be designed to be compatible with the character of the adjoining
property, based upon specific site conditions. The edge area of an SRA may include: open
space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads
or multi-modal transportation facilities; connections to present and future regional trail
systems, if any; active or passive recreational areas; greenways; habitat restoration;
stormwater lakes or ponds; flowways; and similar uses unless otherwise prohibited by Policy
4.9.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Policy 4.12
Each SRA must have either direct access to a County collector or arterial road or indirect
access via a road provided by the developer that has adequate capacity to accommodate
the proposed development in accordance with accepted transportation planning standards.
Connections between SRAs and other portions of the RLSA Overlay shall use rural design
and rural road corridors, as part of the SRA designation, including typical cross sections
consistent with the land uses served by such connections, and opportunities for present and
future multi-modal facilities, and connections to present or future regional trail systems and
greenways. No SRA shall be approved unless the capacity of County collector or arterial
road(s) serving the SRA is demonstrated to be adequate in accordance with the level of
service standards established in the St. Lucie County Comprehensive Plan Transportation
Element in effect at the time of SRA designation. A transportation impact assessment shall
adhere to the requirements specified in the SRA section of the RLSA LDRs. The RLSA
LDRs shall require that an SRA transportation impact assessment shall be prepared and
submitted with the application for SRA approval. The implementation of an approved multi-
use Development of Regional Impact development order in an SRA that meets the
requirements of section 163.3180(12), F.S., may satisfy transportation concurrency by
paying its proportionate fair-share contribution, provided there are sufficient funds to pay for
one or more improvements that will benefit a regionally significant roadway. The
proportionate fair share shall be calculated in accordance with section 163.3180(12), F.S.
For all other development within an SRA, transportation concurrency requirements may also
be satisfied through the proportionate fair-share provisions of St. Lucie County's adopted
proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S.
Policy 4.13
An SRA shall have adequate infrastructure available to serve its proposed development, or
its infrastructure must be provided by the developer concurrently with the demand in
accordance with Section 163.3180 F.S. and the St. Lucie County Concurrency Management
System regulations. The level of infrastructure provided will depend on the type of
development, accepted civil engineering practices, and RLSA LDR requirements
Infrastructure to be analyzed and addressed in the SRA application process includes:
a) Transportation
b) Potable water
c) Wastewater
d) Irrigation water
e) Stormwater management
f) Solid waste
g) Schools
h) Parks and recreation
i) Fire Department
j) Emergency Management Services
k) Sheriff's Department
Centralized or decentralized community water and wastewater utilities are required in RLSA
Towns and RLSA Villages. Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by St. Lucie County Utilities
or another governmental utility provider per an interlocal agreement with the County. As the
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
RLSA Overlay, pursuant to Section 163.3177(11 )(d), F.S., is outside the County's urban
services boundary, and RLSA Towns and RLSA Villages will therefore be outside the
County's urban services boundaries, such water and wastewater utilities shall be included in
the County or other governmental utility service territory without the requirement to move the
urban services boundary. Developer shall have the option of designing, permitting, and
constructing the water and wastewater utility within the RLSA Overlay, for the benefit of the
County, using innovative financing vehicles to fund or provide satisfactory reimbursement for
the developer's investment and unreimbursed expenses in design, permits, construction,
infrastructure, impacts and requirements, including but not limited to community
development districts, or voluntary assessment units. The water and wastewater utility shall
be conveyed to the County upon receipt of the appropriate operating permits. The provision
of water and wastewater utilities in the RLSA Overlay shall not be delayed by any potential
future consolidation of utilities in St. Lucie County into a regional utility system. Innovative
or alternative water and wastewater treatment systems, such as decentralized community
treatment systems, shall not be prohibited by this policy, provided that they meet all
applicable regulatory criteria. Individual potable water supply wells and septic systems,
limited to a maximum of 100 acres, are permitted on an interim basis until services from a
centralized/decentralized community system are available. Individual potable water supply
wells and septic systems may be permitted in CRDs. Any potable water systems shall meet
Department of Environmental Protection standards. Any septic systems shall meet
Department of Health standards.
Policy 4.14
If the infrastructure analysis required as part of the SRA Application, as set forth in Policy
4.13, identifies a need for public facilities beyond that which is included in the County's
Future Transportation Map, Capital Improvements Element or Capital improvements Plan,
then such amendments to the Comprehensive Plan shall be processed concurrently with the
SRA Application and any related Development of Regional Impact application for any SRA
that exceeds the applicable DRI threshold.
Policy 4.15
Central water and wastewater services shall not be provided outside the RLSA Overlay. The
combination of SSAs and SRAs within the RLSA Overlay results in a sustainable form of
development with corresponding large areas of contiguous environmental, agricultural and
cultural resource lands. To further guard against urban sprawl outside of the RLSA Overlay
boundary, the following policies shall be applied:
Policy 4.15.1
Although water, wastewater, and other utilities to serve the RLSA Overlay may run
through areas outside the RLSA Overlay, or as part of a regional system, no
connection of such services outside the RLSA Overlay is allowed unless those
properties are also included in the RLSA Overlay or as otherwise allowed by future
Comprehensive Plan amendment.
Policy 4.15.2
Although no restrictions shall be placed on adjacent lands not within the RLSA
Overlay, the County shall, within two years of the adoption of the RLSA Overlay,
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13,2006
establish additional incentives for property outside any SRA boundary, to provide
buffers, greenways and other separations to any approved SRA.
Policy 4.15.3
Although no restrictions shall be placed on adjacent lands not within the RLSA
Overlay, the County shall restrict any transportation connections to SRA
development from outside the RLSA Overlay to only regional transportation
corridors. For example, transportation connections from lands not within the RLSA
to an SRA that are not part of a regional corridor are prohibited. If such adjacent
property is included in the RLSA Overlay in the future, this prohibition would not
apply.
Policy 4.16
In addition to meeting the Concurrency Management System requirements at the time of
final local development orders, approved development within each SRA must demonstrate
that it will be fiscally neutral or positive to St. Lucie County, including capital and operational
costs. The final development order will define phasing, provide for monitoring requirements
and in the event fiscal neutrality is not met, remedial measures. This demonstration will be
made for each independent unit of government responsible for the services listed below,
using one of the following methodologies:
a. St. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted
and maintained by St. Lucie County.
b. Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal
impact model as indicated above, the applicant may develop an alternative fiscal
impact model using a methodology approved by St. Lucie County. The model
methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM")
developed by the State of Florida. The SOCC may grant exceptions to this policy of
fiscal neutrality to accommodate very low-, low-, and moderate-income housing.
St. Lucie County shall, through the RLSA LDRs, provide for: 1) the demonstration of fiscal
neutrality at the time of development approval within each SRA; 2) the monitoring of fiscal
neutrality; 3) modification of the project or other remedial measures in the event a negative
fiscal impact is identified; and 4) the authorization of techniques that support fiscal self-
sufficiency such as Community Development Districts, Independent Special Districts, private
partnership agreements, and public-private developer or interlocal agreements. The final
development order will define phasing, provide for monitoring requirements and in the event
fiscal neutrality is not met, remedial measures. At a minimum, the fiscal analysis shall
consider both capital and operating costs of the following public facilities and services:
transportation, potable water, wastewater, irrigation water, stormwater management, solid
waste, parks, fire department, emergency management services, sheriff's department and
schools. Development phasing and funding mechanisms under a final development order
shall address any adverse impacts to adopted minimum levels of service standards adopted
in the St. Lucie County Comprehensive Plan and Land Development Code. An enforceable
developer agreement shall be required to ensure that public facilities provided by the
developer are completed in accordance with Florida law. Such a developer agreement may
authorize the developer to assign any obligation for construction, operation or maintenance
of a public facility to a Community Development District, Independent Special District or
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
other unit of local government.
Policy 4.17
Within the RLSA Overlay, agriculture and open space, which by definition shall include
public and private conservation lands, designated SSAs, water retention and management
areas and recreation uses, will continue to be the dominant land use. Within SRAs, Open
Space shall be provided to serve the forecasted population and uses within the SRA. To
ensure that SRA residents have Open Space proximate to their homes, Open Space shall
comprise a minimum of thirty-five percent of the gross acreage of an individual SRA RLSA
Town, RLSA Village, or CROs.
Policy 4.18
Seven (7) Credits shall be required to entitle each acre of land included in an SRA, except
for open space in excess of the required thirty-five percent or for land that is designated for
a public benefit use described in Policy 4.18. In order to promote sustainable, mixed use
development and provide the necessary support facilities and services to residents of rural
areas, the SRA approval shall entitle a full range of uses supportive of the residential
population of an SRA, with densities and intensities of use as provided for in RLSA Figure 5.
Such uses, densities and intensities shall be identified, located and quantified in the SRA
plan.
Policy 4.19
The acreage of an approved public benefit use shall not count toward the gross acreage
limits described in RLSA Figure 5 nor shall it require the consumption of Stewardship
Credits. For the purpose of this Section, public benefit uses include public and private
schools (preK-12), public or private post secondary institutions and ancillary uses, very-low,
low and moderate income housing, future transportation corridors including transit,
community parks exceeding the minimum requirements of RLSA Figure 5, regional parks,
agricultural, environmental or natural resource research centers, and governmental facilities.
Policy 4.20
If an HYSA, HSA or WRA designated in the RLSA Overlay Map (RLSA Figure 1), is
contiguous to an SRA and is available to the public for passive recreation purposes, its
acreage may count toward the thirty-five percent open space requirement outlined in Policy
4.16, so long as the same acreage is not relied upon to generate Stewardship Credits for
development within the SRA.
Policy 4.21
Pursuant to Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing
shall also provide for adequate affordable or workforce housing, in the amount of 8% of the
residential units in that SRA on-site, including very-low, low and moderate income housing,
for the development anticipated in the SRA. Adequate affordable or workforce housing shall
be determined on the basis of an analysis applying the standards under Rule 9J-2.048,
F.A.C., regardless of whether the development within the SRA is required to undergo ORI
review pursuant to Section 380.06, F.S.
Policy 4.22
In order to provide opportunities for the inclusion of very-low, low and moderate income
housing in each SRA having residential housing, the County shall, among other possibilities
20
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
not specifically listed herein, consider opportunities to partner with Habitat for Humanity for
adequate affordable housing in each SRA; consider opportunities to partner with the Florida
Housing Finance Corporation; consider the possibility of creating a Community Land Trust
(allowing for separate ownership of house and land; creation of a non-profit organization that
will own the land for future adequate affordable housing development; and consideration of
opportunities to offer long term leases to individuals, community groups or businesses);
consider accepting the donation of home sites from a developer within an SRA for another
entity to build work force housing on the donated site; consider opportunities for tax
abatement (waive property tax) on work force housing home sites; and the use of available
state and federal assistance and funding programs. This is not an exhaustive list and shall
not be a limitation upon the types of strategies that may be utilized to provide adequate
affordable housing.
Policy 4.23
Intergovernmental coordination with local governments adjacent to SRAs shall be
encouraged to allow those local governments to comment on development regulations,
guidelines and standards for SRAs for those impacts caused by the development to those
local governments and their facilities.
Policy 4.24
SRAs shall be required to utilize a water reuse system to meet all the irrigation needs of the
proposed SRA, to the extent reuse water is available. The water utility infrastructure for
each SRA will be designed to include both potable and reuse water so that landscaped
areas, open space and other potential users can be served by either water system. There
shall be no cross connection between the potable and reuse water. Potable water supply
may only be used for irrigation when a sufficient volume of reuse water is unavailable.
Policy 4.25
Applicants will cooperate with St. Lucie County as it investigates green building technology
and considers adopting green building standards.
Definitions
The terms set forth below shall have the following meanings, only within the RLSA Overlay
and as relates to the associated RLSA LDRs.
ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or
workforce housing within a RLSA Town or RLSA Village shall be demonstrated
through an analysis applying the standards under Rule 9J-2.048, F.A.C., even if the
RLSA Town or RLSA Village is not a Development of Regional Impact. Pursuant to
Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing shall
also provide for adequate affordable or workforce housing, in the amount of 8% of
the residential units in that SRA on-site, including very-low, low and moderate
income housing, for the development anticipated in the SRA.
AGRICULTURE INDEX. A measurement system that establishes a value for
existing agriculture activities where all land use layers above agriculture are removed
through approval of an SSA by the SOCC and recordation of a Stewardship
Easement Agreement.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
BOCC. The Soard of County Commissioners of S1. Lucie County.
CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection
and treatment system that consists of collection sewers and a centralized treatment
facility. Centralized systems are used to collect and treat wastewater from entire
communities.
CENTRALIZED WATER SYSTEM: A potable water system consisting of a water
supply, a water treatment facility and distribution piping to multiple users.
Centralized systems are used to provide water to either a portion of a community or
an entire community.
CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by
established organizations or foundations dedicated to public service or cultural
activities including the arts, education, government and religion.
CLASSIFICATION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water
Retention Areas (WRA) as depicted on the S1. Lucie County Rural Land Stewardship
Area Overlay Map (RLSA Figure 1).
COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that
provides flexibility with respect to the mix of uses and design standards by allowing
an eco-tourism lodge, office, welcome center or research facility that would have a
unique set of uses and support services different from a traditional residential village.
It could contain transient lodging facilities and services appropriate to eco-tourists or
researchers, but may not provide for the range of services that are necessary to
support permanent residents. CRDs provide flexibility with respect to the mix of uses
and design standards. A CRD may include, but is not required to have, permanent
residential housing, but only if the housing supports and is associated with the
proposed non-residential use(s).A CRD shall conform to the characteristics as set
forth in RLSA Figure 5 with a minimum size of 20 acres and a maximum size of 100
acres.. To maintain a proportion of CRDs to RLSA Villages and RLSA Towns, a
RLSA Village or RLSA Town must be approved prior to not more than 3 CRDs.
CONSERVE. To use carefully or sparingly, avoiding waste.
CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that
have been recognized as being culturally significant to S1. Lucie County for fifty years
or more, historically significant structures, facilities and locations as identified by the
State Historic Preservation Officer, the National Register of Historic Places, or the
SOCC.
DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater
systems used to treat and disperse or discharge small volumes of wastewater,
generally from dwellings and businesses that are located relatively close together.
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system
consisting of a water supply, a water treatment facility and distribution of small
volumes though piping to users that are located relatively close together.
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity.
DESIGNATION. A specific area defined as a Stewardship Sending Area or
Stewardship Receiving Area, as approved by the Board of County Commissioners.
ECO-TOURISM. The practice of touring natural habitats and support facilities thereof
in a manner meant to minimize ecological impact.
EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture
Index Factor. The index value is based on the intent of conserving agriculture in St.
Lucie County.
HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the
RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural
characteristics that make them preferred habitat for listed species.
HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated
on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned
wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay
Zone.
LAND USE/LAND COVER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned. For purposes of assigning
values, land use and land cover codes are grouped according to native, hydric,
special habitat designation, and moderate to high species value.
LISTED SPECIES HABITAT INDICES. One of the indices comprising the Natural
Resource Index Value, with values assigned based upon the habitat value of the land
for listed species. Index values are based on documentation of occupied habitat as
established by the intersect of documented and verifiable observations of listed
species with land cover identified as preferred or tolerated habitat for that species.
Listed species include all federal and state listed species, federal wading bird
rookeries, and state wading bird foraging.
NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that
establishes the relative natural resource value of each area of land by objectively
measuring characteristics of land and assigning an index factor based on each
characteristic. The sum of these factors is the Index value for the land. The
characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed
Species, and RLSA Overlay designation.
NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship
Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index
as existent at time of adoption of the Comprehensive Plan amendment which
established the RLSA Overlay Zone.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
NATURAL RESOURCE INDEX VALUE (INDEX VALUE). The sum of the values
assigned to each area, derived through the calculation of the values assigned to
each of the characteristics included in the Index.
OPEN. Privately owned lands delineated on the Rural Land Stewardship Area
Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index
Value of 1.4 or less, and are typically suitable for development.
OPEN SPACE. Any parcel or area of land or water that is set aside, open and
unobstructed to the sky, and designated or reserved for public or private use or
enjoyment. Open space includes active and passive recreational areas such as
parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs,
flood plains, nature trails, buffers, native vegetation preserves, landscape areas,
public and private conservation lands, agricultural areas (not including structures),
easements for underground utilities, and water retention and management areas.
Buildings shall not be counted as part of any open space calculation. Vehicular use
surface areas of streets, alleys, driveways, and off- street parking and loading areas
shall not be counted as part of any open space calculation.
PATHWAY. A defined corridor for the primary use of non-motorized travel.
PUBLIC BENEFIT. The acreage within an SRA devoted to a public benefit use shall
not consume Stewardship Credits and shall not count toward the maximum acreage
limits of an SRA. For the purpose of this Section, public benefit uses include public
and private schools (pre-K-12); public or private post-secondary institutions; Post
Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing;
cultural facilities; future transportation corridors including transit; community parks
exceeding the minimum requirement of two hundred (200) square feet per dwelling
unit; regional parks; agricultural, environmental or natural resource research centers;
and governmental facilities or similar community service uses as determined by the
BOCC in its approval of an SRA application.
RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship
Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and
Open (RLSA Figure 1).
RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay
Zone. The area generally depicted on the Future Land Use Map and specifically
depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area
Overlay.
RLSA TOWN. RLSA Towns are a form of SRA and are the largest and most diverse
form of SRA, with a full range of housing types and mix of uses. RLSA Towns have
high level services and infrastructure which support development that is sustainable,
mixed use, walkable, and provides a balance of land uses to reduce automobile trips
and increase livability. RLSA Towns are comprised of several neighborhoods that
have individual identity and character.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
RLSA VILLAGE. RLSA Villages are a form of SRA and are primarily residential
communities with a diversity of housing types and mix of uses appropriate to the
scale and character of the particular RLSA Village. RLSA Villages are comprised of
residential neighborhoods and shall include a mixed-use RLSA Village center to
serve as the focal point for the community's support services and facilities.
SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land
uses within the underlying zoning that are of a similar type or intensity and that are
grouped together in the same column on the St. Lucie County Rural Land
Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4).
SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the
permitted and conditional land uses within the underlying zoning set forth in Section
4.05.07.B.6 with each Sending Area Land Use Layer displayed as a single column
(RLSA Figure 4).
SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned based upon soil types classified
using the Natural Soils Landscape Positions (NSLP) categories.
SRA - STEWARDSHIP RECEIVING AREA. A designated area within the RLSA
Overlay Zone that has been approved by the BOCC for the development of a RLSA
Town, RLSA Village or CRD and that requires the consumption of Stewardship
Credits.
SRA APPLICATION. An application prescribed by the RLSA LDRs and submitted to
the County, reviewed by staff and subject to approval of the BOCC, to establish a
Stewardship Receiving Area.
SRA CHARACTERISTICS CHART. The chart entitled "St. Lucie County Rural Land
Stewardship Area Characteristics Chart," which identifies the standards and required
characteristics for RLSA Towns, RLSA Villages and Compact Rural Developments
herein as RLSA Figure 5.
SSA - STEWARDSHIP SENDING AREA. A designated area within the RLSA
Overlay Zone that has been approved for the generation of Stewardship Credits in
exchange for the elimination of one (1) or more Sending Area Land Use Layers.
SSA APPLICATION. An application submitted to the County, reviewed by staff and
subject to approval by the BOCC, to designate a Stewardship Sending Area.
SSA CREDIT AGREEMENT. An agreement required by the County between the
County and any landowner petitioning to have all or a portion of land owned within
the RLSA Overlay Zone designated as an SSA and who is to obtain SSA Credits for
the land so designated. SSA Credit Agreements entered into by and between a
landowner and the County that include restoration credits shall reference the plans
and specifications for the restoration activity upon which the restoration credits are
based.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by SDee on September 13, 2006
STEWARDSHIP CREDIT (CREDIT). A transferable unit of measure generated by an
SSA and consumed by an SRA. Seven (7) Credits are required in exchange for the
development of one (1) acre of land in an SRA as provided in Section 4.05.07.B.
STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and
preserve natural resources, cultural and historical areas, and agricultural areas in
exchange for the use of Stewardship Credits to entitle development. The greater the
natural resource, agricultural, historical or cultural value of the area being preserved,
the greater the number of Stewardship Credits can be generated. Credits are
generated through the designation of SSAs and consumed through the designation
of SRAs. Credits may also be created and held for future transfer.
STEWARDSHIP CREDIT WORKSHEET. An analytical tool that describes the
Stewardship Credit calculation process including the Natural Resource Index,
Agriculture Index and Sending Area Land Use Layer components (RLSA Figure 2).
STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be
prepared and submitted by an applicant for an SSA. Such an agreement is required
for all SSA Applications. The agreement shall impose a restrictive covenant or grant
a perpetual restrictive easement that shall be recorded for each SSA, shall run with
the land and shall be in favor of St. Lucie County and one (1) or more of the
following: Florida DEP, Florida Department of Agriculture and Consumer Services,
SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall
identify the specific land management measures that will be undertaken and the
party responsible for such measures, including performance standards and annual
monitoring requirements.
STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising
the Natural Resource Index Value of land, with values assigned based upon the
classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic
Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention
Area (WRA).
TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements
(TCI) can be defined as investments in capital facilities including, but not necessarily
limited to, roads, stormwater management, utilities, public safety facilities, libraries,
and schools located in SRAs. Such investments are sized to meet the needs of the
SRA communities.
TARGETED INDUSTRY: Businesses identified by the St. Lucie County Growth
Management Department in conjunction with the Economic Development Council as
desirable to promote job growth in the County. Such businesses are set forth every
two years as eligible for the Job Growth Investment Grant Program and include a
wide range of commerce; approval by the Board of County Commissioners is
required when proposed within the RLSA Overlay.
UNDERLYING ZONING. The allowable uses, density, intensity and other land
development regulations assigned to land within the RLSA Overlay Zone by the St.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
Final As Adopted by BOCC on September 13, 2006
Lucie County Land Development Code in effect prior to the adoption of the RLSA
Overlay Zone and prior to SSA and/or SRA approval.
WILDLIFE CORRIDOR. Wildlife corridors are avenues along which wide-ranging
animals travel, plants can propagate, genetic interchange can occur, populations can
move in response to environmental changes and natural disasters, and threatened
species can be replenished from other areas.
WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA
Overlay Map (RLSA Figure 1), that serve to function as water retention and
conveyance areas or other water storage areas and that provide surface water
quality and other natural resource value. WRA's may continue to function for
agricultural uses; surface water retention, detention, treatment and/or conveyance;
habitat and passive recreational uses.
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