HomeMy WebLinkAbout01. Future Land Use Element GOPFUTURE LAND USE ELEMENT
GOALS, OBJECTIVES AND POLICIES
Goal 1.1: Ensure the highest quality living environment possible, through a mixture of land uses
reflecting the needs and desires of the local residents and how they want their community to
develop. The goal shall be implemented by strictly enforced building, zoning and development
codes based on objectives and policies that will enhance St. Lucie County's natural and man-
made resources while minimizing any damage or threat of degradation to the health, safety and
welfare of the county's citizens, native wildlife and environment, through incompatible land uses.
Objective 1.1.1: Land Use. Maintain the Future Land Use Map land with the following use
designations to portray the future development patterns of St. Lucie County,
Policy 1.1.1.1 - The following land use designations/intensities, as indicated on the Future
Land Use Maps are provided as the pattern for the future development of the area within
unincorporated St. Lucie County
Future Land Use Designation
Residential Density
Max Hei ht^ Max Lot
9 Coverage
(For For
Buildings) Buildings)
AG-5
Agriculture-5
1 du/5 acres L.2 du/1 acre)
- -
AG-2.5
A riculture-2.5
1 du/2.5 acres L.4 du/1 acre)
_
- -
RE
Residential Estate
1 du/a acre
-
-
RS
Residential Suburban
2 du/1 acre
-
-
RU
Residential Urban
5 du/1 acre
-
-
RM
Residential Medium
9 du/ 1 acre
-
-
RH
Residential High
15 du/ 1 acre
-
-
R/C
Residential/Conservation
1 du/5 acres (0.2 du/1 acre)
-
-
Cpub
Conservation -Public
0 dul
20 ft
5-10%
COM
Commercial
0 du1.5
60 ft3
40-50%
IND
Industrial
0 dul
80 ft
40-50%
P/F
Public Facilities
0 du'
80 ft
40-50%
T/U
Transportation/Utilities
0 du'
40 fts
40-50%
MXD
Mixed Use Development
0.2-15 du/acre2.5
80 ft
40-50%
H
Historic
0 du'
40 ft
40-50%
SD
Special District
0.2-15 du/acre
80 ft
40-50%
TVC
Notes:
Towns, Villages, &
Countryside
Variable pursuant to special areas
plan. See TVC Element Goals,
Objectives, and Policies. 1-9 du/acre
-
-
1
Residential uses permitted under specific conditions only. Refer to Zoning/Land Development Code for special restrictions
in individual zoning districts.
2
Maximum Densities subject to compliance with intensity with intensity plans for each mixed use area, as set forth in Policy
1.1.87.4
For motel or hotel uses, the building spacing formula as identified in the Land Development Code shall be used to
establish maximum building height, unless otherwise stipulated in the Hutchinson Island Building Height Overlay Zone
section of the Land Development Code, or unless otherwise restricted by Code or Ordinance of the County.
3
4
Unless otherwise stipulated in the Hutchinson Island Height Overlay Zone section in the Land Development Code
5
Motels/hotels shall be allowed up to 36 units/acre-
6
The height of the Treasure Coast Airport shall be regulated by the Airport Zone Height Limitations established in Section
4.00.03, of the Land Development Code, as reviewed and approved by the Federal Aviation Administration (FAA).
Policy 1.1.1.2 - The County's land use categories shall be described as follows:
A. Agricultural-5 (AG-5)
The AG-5 land use designation is intended for those areas of the County outside of the
planned urban service area which are associated with agricultural and agricultural -related
activities. These areas are recognized for first being appropriate for the production of
citrus, cash crops, or ranching activities. These areas are acknowledged as potentially
suitable for limited residential and nonresidential development under the following criteria:
• All residential and nonresidential development must be in accordance with
applicable standards and restrictions as set forth in the Land Development Code;
• All residential development proposals in excess of forty-five (45) units must be
approved through the Planned Development (PD) process as provided for in the
Land Development Code;
• Any activity other than crop or food product related production, including
combinations of properties/uses, in excess of 200 acres should identify appropriate
mechanisms for funding the operation and maintenance of necessary
infrastructure. Any utility infrastructure shall be consistent with the Infrastructure
Element.
• Residential densities are set at a maximum of 0.20 units per gross acre (one unit
per 5 gross acres).
B. Agricultural-2.5 (AG-2.5)
The AG-2.5 land use designation is intended for those areas of the County outside of the
planned urban service area which are associated with agricultural and agricultural -related
activities. These areas are recognized for first being appropriate for the production of
citrus, cash crops, or ranching activities. These areas are acknowledged as potentially
suitable for limited residential and nonresidential development under the following criteria:
• All residential and nonresidential development must be in accordance with
applicable standards and restrictions as set forth in the Land Development Code;
• All residential development proposals in excess of forty-five (45) units must be
approved through the Planned Development (PD) process as provided for in the
Land Development Code;
• Any activity other than crop or food product related production, including
combinations of properties/uses, in excess of 200 acres should identify appropriate
mechanisms for funding the operation and maintenance of necessary
infrastructure. Any utility infrastructure shall be consistent with the Infrastructure
Element.
• Residential densities are set at a maximum of 0.40 units per gross acre (one unit
per 2.5 gross acres).
C. Residential Estate (RE)
The Residential Estate (RE) land use category is intended to act as a transitional area
between the agricultural areas and the more intense residential areas in the eastern
portion of the County. This category is found predominantly along the western edge of the
urban form, but is also appropriate for areas of special environmental concern such as
along the North Fork of the St. Lucie River and the Indian River Lagoon.
St. Lucie County 1-1 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
The RE designation is intended for large lot, single-family detached residential dwellings,
at a density of one unit per gross acre. These areas are not required to be served with
central utilities, however when at all practical, service connections should be provided.
The RE designation is acknowledged as potentially suitable for limited residential and
nonresidential development under the following criteria:
All residential and nonresidential development must be in accordance with
applicable standards and restrictions as set forth in the Land Development Code;
All residential development proposals in excess of eight units must be approved
through the Planned Development (PD) process as provided for in the Land
Development Code;
Residential densities are set at a maximum of one (1) unit per one gross acre
D. Residential Suburban (RS)
The Residential Suburban (RS) land use category is intended to act as a transitional area
between the agricultural areas and the more intense residential areas in the eastern
portion of the County. This category is found predominantly along the western edge of the
urban form, but is also appropriate for areas of special environmental concern such as
along the North Fork of the St. Lucie River and the Indian River Lagoon.
The RS designation is intended for large lot, single-family detached residential dwellings,
at a density of one (1) to two (2) units per gross acre. These areas are not required to be
served with central utilities; however when at all practical, service connections should be
required.
Limited nonresidential uses may be appropriate, in accordance with applicable standards
and restrictions as set forth in the Land Development Code.
E. Residential Urban (RU)
The Residential Urban (RU) classification is the predominant residential land use category
in the County. This residential land use category provides for a maximum density of five
dwelling units per gross acre. The RU designation is generally found between the
identified urban service areas and the transitional RS areas. These properties need to be
serviced with central water and wastewater services. These services may be provided by
either a public utility or through private on -site facilities, as would be permitted in
accordance with all applicable regulations. New development in the RU areas can occur
using traditional single-family or multifamily zoning designations or through the planned
unit development process.
Limited nonresidential uses may be appropriate, in accordance with applicable standards
and restrictions as set forth in the Land Development Code.
F. Residential Medium (RM)
The Residential Medium (RM) land use category is to be applied to those areas that are
within, or planned to be within, areas of central community services. A maximum
residential density of nine (9) dwelling units per gross acre is permitted under this land use
designation. If required, the actual density is subject to the satisfactory completion of the
rezoning process, which would include complete review of the physical suitability of the
property for development at the proposed intensity.
Limited nonresidential uses may be appropriate, in accordance with applicable standards
St. Lucie County 1-2 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
and restrictions as set forth in the Land Development Code.
Medium density residential land uses can act as a transition between the lower intensity
RU areas and the more intense land use designations. Zoning applications within the RM
land use area include single-family, multifamily, or PD zoning.
G. Residential High (RH)
Areas designated Residential High (RH) are intended to accommodate high density
development, not to exceed 15 dwelling units per gross acre. In order to develop at this
intensity, it must be possible to connect into a central water and wastewater service facility,
and the subject property must be located in an area of the County which has available all
urban services and facilities including fire protection, police, recreation, roadways, and
schools.
Limited nonresidential uses may be appropriate, in accordance with applicable standards
and restrictions as set forth in the Land Development Code.
H. Mixed Use Development (MXD)
The intent of the Mixed Use Development (MXD) designation is to identify those areas
where innovative land use concepts are encouraged. Application of this district should be
with prudence, and should be only to those areas where traditional land use classifications
do not afford the desired flexibility and community input in land use planning necessary to
address local concerns. Candidates for this district include all 1-95 interchange areas, the
Treasure Coast International Airport, Community Development Districts created pursuant
to Chapter 190, Florida Statutes and areas of special or unique environmental
consideration that may not be appropriate for traditional land use designations.
Uses within the areas classified as Mixed Use should be segregated as to intensity and
indicated in the form of a concept master plan which is to be included as a part of the land
use designation process. The following criteria, in addition to those as cited in Objective
1.1.7 (PUD, PNRD & PMUD), are to be used in the development of Mixed Use areas:
Unless otherwise compliant with the identified intensity classification, any change
in zoning shall be to the Planned Unit Development (PUD), Planned Non -
Residential Development (PNRD) or Planned Mixed Use Development (PMUD),
as described in the St. Lucie County Land Development Code. Those properties
with compatible existing zoning designations are encouraged to develop under the
PUD, PNRD or PMUD regulations.
Residential development shall be regulated by the intensity district in which it is to
take place. In no case should gross residential density exceed 15 du/ac.
All uses shall be compatible with adjacent land uses.
I. Special District (SD)
The intent of the Special District (SD) designation is to identify those areas where specific
uses or combinations of uses are anticipated. SD designated areas include previously
approved Community Development Districts, areas for which a site specific development
plan or concept has been granted, or areas which by their location have specific issues
and concerns for their development.
Residential densities within an area designated as a Special District are limited to what
the current land use designation authorizes. Any increase over the present designation
may be considered only through the Plan Amendment process.
St. Lucie County 1-3 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
J. Commercial (COM)
The Commercial (COM) land use designation is applicable to areas of future commercial
development, in addition to those existing developed commercial areas. Future
commercial areas should be located at points of high transportation access, with specific
action taken to prevent the development of new linear commercial strips.
Although this plan supports the location of higher intensity commercial uses at the
intersection of arterial roadways, it should not be interpreted to mean that every
intersection should be designated for commercial activities. Unless otherwise designated
on the future land use maps, applications for commercial use should be done in
conjunction with a detailed review of the impacts of such development on adjacent
property, specifically noting what, if any, negative neighborhood impacts could result from
a map amendment.
The Commercial (COM) designation is intended to accommodate all commercial zoning
districts as identified under St. Lucie County's Land Development Code. Office and
general retail uses are considered the principal uses within the COM designated areas.
K. Industrial (IND)
This land use designation is applied to specific areas of the County identified as suitable
for industrial use. This land use designation is intended to be implemented through both
the heavy and light industrial zoning districts, with the specific criteria for zoning
application as provided for under the policies of the Future Land Use Element.
Areas designated for Industrial activities must have available all necessary services and
facilities prior to development, supplied by either public or private sources as permitted. In
addition, developments proposing to incorporate heavy industrial uses will be required to
be adequately buffered from any adjacent use that would be incompatible.
Limited nonresidential uses may be appropriate, in accordance with applicable standards
and restrictions as set forth in the Land Development Code.
L. Public Facilities (P/F)
The Public Facilities (P/F) land use designation is applied to properties used for such
activities as education and places of worship. This designation may also be applied to
other public uses such as jails and administrative buildings.
M. Transportation/Utilities (T/U)
The purpose of this district is to recognize the Transportation or Utility use of property.
This designation may be applied as appropriate subject to review of the specific
application and intended use of the property.
The Transportation/Utilities (T/U) land use designation has been applied principally to four
areas:
1) Treasure Coast International Airport;
2) The St. Lucie County Landfill;
3) The St. Lucie Power Plant site located on South Hutchinson Island; and,
4) The Florida Power and Light -Midway switching station along West Midway Road.
N. Historic (H)
The Historic (H) land use designation is applied to properties of historic significance as
identified by the national historic register, the State of Florida or local designation.
St. Lucie County
Comprehensive Plan
14
Adopted 4.2.2019
Future Land Use Element GOPs
O. Conservation
The Conservation land use designation has been divided into two future land use
categories: Residential/Conservation (R/C) and Conservation -Public (Cpub). These
designations are intended to identify areas of the County which exhibit unique or special
environmental characteristics, and may be either publicly or privately held. The
designations are described in more detail below.
Residential/Conservation (R/C): The Residential/Conservation category is
intended to identify those privately controlled lands that contain unique vegetation
or have characteristics which warrant special attention prior to their being
developed. The Residential/Conservation designation is not intended to prevent
development activities. Instead, its purpose is to identify those areas that, due to
special environmental or other unique constraints, location, property configuration,
or topography should be more closely examined before final development
approvals are authorized.
Areas designated Residential/Conservation carry a development potential of 0.20 dwelling
units per gross acre (one dwelling unit per five gross acres). Areas within the R/C
designation should be developed using the following criteria:
The development is supplied with central water and sewer service; unless
otherwise permitted by the appropriate authority.
Any development within an area designated R/C should, as a requirement
for building permit approval, demonstrate compliance with all applicable
environmental protection regulations as set forth in the Land Development
Code for St. Lucie County.
Any residential development proposal in excess of ten (10) acres, or
involving more than eight (8) units, should be reviewed under the Planned
Development regulations as set forth in the Land Development Code for
St. Lucie County.
2. Conservation -Public (Cpub): Areas designated Conservation -Public are those
lands which exhibit unique environmental characteristics and are owned by
federal, state, regional, or local public agencies. They are intended solely for
preservation and/or recreational use. No residential or commercial development
may occur other than that typically related to park service and security functions.
P. Towns Villages and Countryside (TVC). Areas designated TVC must follow the
policies of the TVC Element in this Comprehensive Plan and the TVC Overlay Zone
requirements in the Land Development Code. The purpose of the TVC land use
designation is to accommodate future growth within the Special Area Plan for North St.
Lucie County in the existing, undeveloped rural areas with a planning strategy that will
ensure a settlement pattern that is sustainable, predictable, protects and enhances the
rural environment and improves the citizens' quality of life. The TVC requires a sustainable
settlement pattern characterized by a mix of uses, building types and income levels within
a compact pedestrian friendly environment that accommodates multiple modes of
transportation and preserves open space. This land use category is appropriate for areas
that have been analyzed in a Special Area Plan, created with a high degree of citizen
participation.
St. Lucie County 1-5 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
Policy 1.1.1.3 — The Future Land Use Map establishes the proposed long-range
distribution and general use of property within the county. The following table shall be
used to determine consistency of future land use designations and zoning districts to
identify compatible zoning districts. Any zoning district that is not consistent with the Future
Land Use designation according to the Consistency Matrix, shall not be applied for,
permitted, or approved; without a corresponding proposed future land use map
amendment request.
Zoning _ FUTURE LAND USE CATEGORIES
D/StrictS AG-5 4 RE
RE RS RU J RM RH RIC Cpub COM IND P/F MXD SD H T/U NC
6
AG-5
X
X
X
X
X
X
X
Agriculture-5
AG-2.5
X
X
X
X
X
Agriculture-2.5
AG-1
X
X
X
X
X
Agricultural - 1
RIC
ResidentiaU
X
x
x
x
X
X
x
X
Conservation
AR-1
Agricultural,
x
x
X
x
X
Residential - 1
RE-1
Residential,
X
x
X
x
X
Estate -1
RE-2
Residential,
x
x
x
X
x
Estate - 2
RS-2
Residential,
X
x
x
x
x
Single -Family - 2
RS-3
Residential,
x
x
x
x
Single -Family - 3
RS-4
Residential,
x
X
x
x
Single -Family- 4
RM-5
Residential, Multi-
X
X
X
x
Family - 5
RMH-5
Residential,
x
x
x
x
Mobile home - 5
RM-7
Residential, Multi-
x
x
x
Fa" - 7
RM-9
Residential, Multi-
X
X
x
Family - 9
RM-11
Residential, Multi-
x
x
Family -11
RM-15
Residential, Multi-
X
x
Family -15
CN
Commercial,
X
X
X
X
X
X
X
X
X
X
Nei hborhood
co
Commercial,
x
x
X
x
x
x
X
X
X
x
Office
CG
Commercial,
X
X
X
X
General
CR
Commercial,
X
X
Resort
IL
X
X
X
Industrial, Light
IH
X
X
X
Industrial, Heavy
St. Lucie County 1-6 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
!x
Industrial,
x
X
x
X
x
X
X
x
X
X
X
X
Extraction
U
x
x
x
x
X
X
x
x
x
x
x
X
x
x
X
x
x
Utilities
!
x
x
x
x
x
X
x
X
X
x
x
x
x
X
x
X
Institutional
RF
Religious
x
x
X
X
X
X
x
x
x
X
X
x
Facilities
PCs
Planned Country
x
Subdivision
PUD
Planned Unit
X
X
x
X
x
x
x
x
X
X
X
X
x
Development
PNRD
Planned Non-
x
x
x
x
)(
X
X
x
X
x
X
x
X
x
Residential
Development
PMUD
Planned Mixed
x
x
x
x
X
X
X
x
x
X
X
X
X
X
Use Development
PRW
Planned
X
x
Retail/Workplace
PTV
Planned Town or
x
X
Village
HlRD
Hutchinson Island
x
x
x
x
X
X
x
x
X
x
Residential
District
RVP
Recreational
x
x
Vehicle Park
—
CPUB
onservation
L
X x
x
X
X
x X X
X
x
X
x
X
x
X
X
x
Public
Policy 1.1.1.4 - Notwithstanding the density limitations set forth in Policies 1.1.1.1 and
1.1.1.2 land upon which a lawfully established residential dwelling unit exists (single family
residence or mobile home) shall be entitled to a density of one dwelling unit per each
recognized lawfully established unit. Such lawfully -established dwelling unit(s) shall not
be considered as nonconforming as to the density provisions of Policies 1.1.1.1 and
1.1.1.2 and the St. Lucie County Land Development Code.
Policy 1.1.1.5 - St. Lucie County shall review land use designations, zoning districts and
consider the creation of appropriate standards for the permitting of accessory dwelling
units in single-family residential or agricultural zoning districts, while maintaining the
single-family character of the primary single-family dwelling unit and the neighborhood. An
"accessory dwelling unit" shall mean an ancillary or secondary living unit, that has a
separate kitchen, bathroom, and sleeping area, existing either within the same structure,
or on the same lot, as the primary dwelling unit.
Objective 1.1.2, Growth Management. St. Lucie County shall manage how and where growth
occurs by using sustainable development and balanced planning practices. The County shall
manage the land use patterns designated on the Future Land Use Map comprehensively,
consistently, and effectively to enhance the quality of life for its citizens, promote economic
vitality, and accommodate projected population growth and development in an
environmentally acceptable manner.
Policy 1.1.2.1 - The adopted Future Land Use Map Series and any amendments shall
promote responsible growth management practices. When considering any amendment
to the Future Land Use Maps of the County's Comprehensive Plan, the County
St. Lucie County 1-7 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
Commission shall make the following findings, supported by the other elements of this
Plan, prior to taking any approval actions granting an individual amendment to the Future
Land Use Maps:
1. That the property under land use amendment application is adjunct to, or within
no more than one -quarter mile of the same or greater type of land use
classification.
2. That the property under land use amendment consideration lies within the Five
Year Capital Improvement Program of the Water and Wastewater Master Plan
for St. Lucie County (or can be reasonably accommodated with an amendment
to the Master Plan) or otherwise meets the requirements of Policy 1.1.5.4
[formerly Policy 1.1.5.3].
Policy 1.1.2.2 — In accordance with Florida Statutes, proposed future land use map
amendments to the County's Comprehensive Plan, shall be based upon the following
analyses:
1. An analysis of anticipated growth;
2. An analysis of the availability of facilities and services;
3. An analysis of the suitability of the plan amendment for its proposed use
considering the character of the undeveloped land, soils, topography, natural
resources, and historic resources on site;
4. An analysis of compatibility of adjacent land uses; and
5. An analysis of the need for job creation, capital improvement, and economic
development that will strengthen and diversify the community's economy; and
6. A consultation with the Florida Department of Transportation when it is
determined that a proposed amendment has the potential to affect facilities on
the Strategic Intermodal System.
Objective 1.1.3: Agricultural Sustainability. Provide in the Land Development Code provisions
for a compatible and coordinated land use pattern which establishes agriculture as the primary
use outside of the urban service boundary and promotes retention of agricultural activities,
preserves natural resources and maintains native vegetative habitats and allows new
development in accordance with the Towns, Villages and Countryside Goals, Objectives and
Policies for settlement outside of the urban service boundary within the Special Area Plan for
North St. Lucie County.
Policy 1.1.3.1 - Require that new developments within the AG-5 and AG-2.5 future land
use categories not exceed the gross densities provided in Policy 1.1.1.1, to maintain a
distinct and sustainable urban — rural interface.
Policy 1.1.3.2 - Any application or petition to divide a lot or parcel of record as of January
9, 1990, in the AG-2.5 or AG-5 future land use categories, into more than forty-five (45)
lots, parcels or tracts, shall be approved only through the planned development process
consistent with the other Goals, Objectives and Polices of this Plan.
If two or more lots, parcels or tracts or combinations of lots parcels or tracts and portions
of lots parcels or tracts which are contiguous to other lots parcels or tracts under single or
common ownership interest and were of record on January 1, 1990, the lands involved
shall be considered to be an undivided parcel for the purposes of this Policy, provided
however, that lots, parcels or tracts separated by an ingress/egress, access or roadway
easement that was of record on January 1, 1990, but specifically excluding any easement
St. Lucie County 1-8 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
limited to utilities, drainage or other non -access purpose, shall not be considered an
undivided parcel for the purpose of this Policy.
Policy 1.1.3.3 — For any planned development project within the AG-5 and AG-2.5 future
land use categories, the PUD may encompass one or more non-contiguous properties. All
of the properties that are included within the PUD shall be considered together for the
purpose of calculating the maximum allowable density and shall be governed by a single
authorizing resolution.
Any planned development project developed within the AG-5 and AG-2.5 future land use
categories in excess of 400 units shall be required to employ proven innovative planning
techniques to reduce the cost of providing public services to the proposed development.
Such techniques may include, but are not limited to, providing for a mix of uses consistent
with the scope and scale of the development and paying appropriate impact fees or
assessments to offset the cost of providing public services.
Policy 1.1.3.4 - Provide the means to manage growth within the agricultural land use
categories through the orderly delivery of services concurrent with the impacts of
development. It is anticipated that overtime portions of the agricultural land use categories
will be converted to urban uses as services are provided; however, , the physical extension
of County provided central sewer and water services shall only occur consistent with the
other provisions of this Plan.
Policy 1.1.3.5 - The County shall maintain a site assessment process to evaluate the
potential conversion of existing or designated agricultural land uses to non-agricultural
land uses in a rational and orderly manner. The site assessment process for a conversion
shall require as a condition to such conversion that the Board of County Commissioners
affirmatively find that the proposed non-agricultural use:
a. is compatible with adjacent land uses;
b. maintains the viability of continued agricultural uses on adjacent lands;
c. contains soils suitable for urban use as defined by the St. Lucie County soil survey;
d. is suitable with existing site -specific land characteristics;
e. is consistent with comprehensive development plans;
f. will have available the necessary infrastructure concurrent with the anticipated
demands for development;
g. will avoid the extension of the urban services boundary to create any enclaves,
pockets, or finger areas; and,
h. Could not be feasibly located on non-agricultural land.
Policy 1.1.3.6 - Provide adequate buffering and/or setbacks between agriculture and non-
agricultural uses to protect such agricultural uses from adverse impacts associated with
encroachment of non-agricultural development or creation of nuisances by agricultural
operations, with the use of Agricultural Best Management Practices.
Policy 1.1.3.7 - The County shall consider and allow for compatible agri-tourism and eco-
tourism uses within the Agricultural area. The proposed use shall not negatively impact
the agricultural area or natural resources of the site and the proposed facility shall utilize
design standards which consider the carrying capacity of the environmental resources,
and the intensity and compatibility of the proposed use. No residential or intense
commercial development may occur other than that typically related to park service and
security functions. Any agri-tourism or eco-tourism facility must be consistent with the
St. Lucie County 1-9 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
provisions of the Coastal and Conservation Elements of this Plan.
Objective 1.11A Implementing Land Development Code. Review and amend, as required,
the County's Land Development Code which support the implementation of the Future Land
Use Element, and the other components of the St. Lucie County Comprehensive Plan.
Policy 1.1.4.1 - The Land Development Code shall maintain the specific and detailed
provisions necessary to implement the adopted Comprehensive Plan, and which at as a
minimum include the following:
a. Regulate the subdivision of land;
b. Regulate the use of land, air, and water consistent with all elements of the St. Lucie
County Comprehensive Plan, to ensure the compatibility of adjacent land uses and
provide for adequate open space;
c. Protect those areas designated for conservation purposes or that contain other
special environmental habitat as identified in the Future Land Use and other
elements of the St. Lucie County Comprehensive Plan;
d. Regulate areas subject to seasonal and periodic flooding and provide for drainage
and stormwater management;
e. Protect potable water wellfields and aquifer recharge areas;
f. Regulate signage;
g. Provide minimum landscaping standards for all development that encourages the
use and protection of native and drought tolerant species in lieu of exotic and water
consumptive plants;
h. Ensure safe and convenient on -site traffic flow and vehicle parking needs;
i. Provide that development orders and development permits shall not be issued
which result in a reduction of the levels of service for the affected public facilities
below the level of service standards adopted in this and other elements of the St.
Lucie County Comprehensive Plan;
j. Provide for procedures and time schedules for acceptance of amendments to the
St. Lucie County Comprehensive Plan in accordance with the provisions of Section
163.3187, F.S.; and
k. Minimize noise and light pollution.
Objective 1.1.5: Urban Sprawl. Consider changes to the future land use plan based upon
smart growth, energy -efficient land use patterns and discouraging the proliferation of urban
sprawl.
Policy 1.1.5.1 - Consistent with other policies, encourage the location of urban land use
intensities, within the defined urban service boundary and authorize density bonuses or
other incentives for developments inside the urban service boundary that conform to the
Settlement Principles outlined in Policy 11.1.4.2 (TVC) and provide affordable/workforce
housing and/or mixed -use development. Discourage the conversion of property in the
suburban areas to higher intensity urban uses except where such conversions conform to
the Settlement Principles outlined in Policy 11.1.4.2. Prohibit the conversion of property in
the agricultural areas to high intensity urban uses except as specifically permitted or
required in the Towns, Villages and Countryside (TVC) Element or other programs
designed to preserve agricultural lands as approved by the Board of County
Commissioners.
Policy 1.1.5.2 - Require that new development be designed and planned in a manner
which does not place an economic burden upon the services and facilities of St. Lucie
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County.
Policy 1.1.5.3 - Retain an urban service area boundary to restrict the negative impacts of
a sprawling low density development pattern and the fiscal burden that pattern of
development has on the ability of the community to meet its service needs.
Policy 1.1.5.4 - Retain Towns, Villages, and Countryside (TVC) Element to develop North
County areas along an urban -to -rural transect with a grid transportation network,
interconnected greenway network, and low impact development standards.
Policy 1.1.5.5 — St. Lucie County shall follow state standards for brownfields to provide
for future brownfield site identification and redevelopment as urban infill projects. The
reduction of environmental hazards on existing commercial and industrial sites is vital to
the reuse of these areas as sources of employment, housing, recreation, and open space
areas. The reuse of industrial land is an important component of sound land use policy for
productive urban purposes which help prevent the premature development of agricultural
areas, open space areas, and natural areas, and reduce public costs for installing new
water, sewer and highway infrastructure.
Policy 1.1.5.6 - Future land use map amendment applications that increase the number
of potential dwelling units within the unincorporated county, should create a balance of
land uses based upon demands of the residential population for the nonresidential needs
of an area and allow the operation of real estate markets to provide adequate choices for
permanent and seasonal residents and business.
Policy 1.1.5.7 — St. Lucie County shall work with FDOT, the Transportation Planning
Organization, and adjacent jurisdictions to review coordinated guidelines for Transit
Oriented Development (TOD), multimodal systems and design standards for compact,
walkable developments.
Policy 1.1.5.8 - St. Lucie County shall continue to implement the greenway and trail
conceptual plans, in coordination with the federal, state and the adjacent jurisdictions, to
provide connectivity between land uses, provide for recreational uses, provide for
alternative modes of transportation, and encourage energy efficiency and greenhouse gas
reduction.
Policy 1.1.5.9 - The County shall continue to support dense, compact development in the
Jenkins Special Area Plan corridor which creates a viable road system and supporting
multi -modal facilities, and to create an innovative, mixed use neighborhood that increases
the internal capture of trips and to include walkable scale and bicycle facilities that increase
the variety of modes of transportation used to make internal trips built with adequate open
space and recreational resources, and to protect natural resources.
Policy 1.1.5.10 — St. Lucie County shall develop, as needed, Land Development Code
amendments to implement recommendations of a Green Jobs and Innovation Corridor
Charrette which may include green collar job creation, green energy, energy conservation,
building standards, landscaping, public meeting places and guidelines to develop the
Research Park so that it will encompass the most current green technology available.
Policy 1.1.5.11 - Calculate gross residential density on lands that lie above the mean high
water elevation and provide for the ability to transfer residential density from wetland and
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other sensitive or unique environmental habitats to upland areas on contiguous property
or non-contiguous property. The transfer of density from a portion of a parcel of land to
another parcel of land, the density transferred away shall be documented via a restrictive
covenant or similar legal instrument which shall not allow density to be reused by
transferring density from the same parcel of land again.
Objective 1.1.6: Urban Service Area Boundary. In coordination with the other elements of this
plan, future development within the Urban Service Area shall be directed to areas where urban
and community services/facilities can be provided in the most efficient and compact manner
so as to discourage the proliferation of urban sprawl.
Policy 1.1.6.1 - Urban development activities shall be restricted to that area identified as
the Urban Service Area in the Future Land Use Map series or to special area plans
adopted within the Towns, Villages and Countryside Element. Urban development
activities are defined, for the purpose of this Policy, as any residential development activity
in excess of two units to the gross acre, any non-agricultural commercial activity or any
non- extractive/non-agriculturally related industrial activity.
The Urban Service Area is not intended to be a static line of development. Using the 1990
urban service boundary line as a base, an individual segment of this line may be extended
or contracted only once for a distance up to 1,500 feet from that which is indicated in the
Future Land Use Map series without necessitating an amendment to the Comprehensive
Plan provided that the urban service area lies contiguous to an existing residential
commercial or industrial land use classification; the owner of the contiguous property can
ensure the provision of appropriate infrastructure and services, and the resulting change
does not detrimentally impact the established character of the area surrounding the area
to be included in the urban service boundary. St. Lucie County shall be responsible for
maintaining an updated map indicating the location of the 1990 Urban Service Boundary,
including any alterations to it and once every two years include as a part of a
Comprehensive Plan Amendment process, the latest Urban Service Area Map.
Any modification of the Planned Urban Service Area Boundary beyond 1,500 feet will
require a formal amendment through the Comprehensive Plan amendment process.
Policy 1.1.6.2 - Prior to the issuance of any final development order within the Urban
Service Area and special area plans adopted within the Towns, Villages and Countryside
Element, the County shall consider the proximity of the proposed development activity to
the availability of urban and community services and facilities. Development which
requires extending any of these services over or through significant distances of
undeveloped land or land not already subject to the issuance of a final development order
shall be discouraged until other lands that are more proximate to the existing services
have been developed.
Policy 1.1.6.3 — St. Lucie County shall ensure that all development and redevelopment
taking place within the unincorporated area of the County does not result in a reduction of
the level -of -service requirements established and adopted by this comprehensive plan.
Facilities for potable water, sanitary sewer, solid waste, drainage and transportation
facilities shall be in place and available to serve new development no later than the
issuance of the certificate of occupancy or its functional equivalent. If facility improvements
are needed to ensure that the adopted level -of -service standards are achieved and
maintained, prior to commencement of construction, a developer is required to enter into
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Comprehensive Plan Future Land Use Element GOPs
a binding and legally enforceable commitment with the County to assure construction or
improvement of the facility. [163.3180, F.S]
Policy 1.1.6.4 - All new subdivision and site plan development projects that are proposed
to take place within the unincorporated area of the County for which water/sanitary sewer
service can be provided to the project as identified in the Infrastructure Element, the
project shall be required to provide a dry -line water/sanitary sewer distribution/collection
system, and provide for connection to such available water/sanitary sewer service as such
service becomes available. The standard for construction of these systems shall be
included as a part of the County's Land Development Code or Utility Extension Policy
Regulations.
Policy 1.1.6.5 - Within the Urban Service Area and special area plans adopted within the
Towns, Villages and Countryside Element, where regional water and wastewater utility
service is not currently available or planned to be made available within the Five Year
Schedule of Capital Improvements, the County shall not allow for non-residential
development, or residential development in excess of two (2) dwelling units per acre
unless the following factors are met:
a) The proposed development bears the entire fiscal impact of providing its own on -
site water and wastewater services; and,
b) The developer agrees to connect to a regional water and wastewater system when
such system becomes available to the site with none of the cost for connecting to
the regional system being passed on to the regional system.
c) At the election of the duty authorized water/wastewater utility in St. Lucie County
in whose service territory the proposed development is located, providing on -site
water and wastewater service facilities for ownership and operation of the utility
service.
Policy 1.1.6.6 - The County shall not at public expense construct any new roadways which
will extend public facilities to areas not presently served within the Urban Service Area
unless such areas are immediately contiguous to existing non-residential or residential
urban developments (those areas having density in excess of two (2) dwelling units per
acre) or which have been identified by the Transportation Planning Organization as part
of its area roadway network to meet area -wide transportation needs.
Policy 1.1.6.7 - No non-agricultural development shall be permitted outside of the Urban
Service Area that does not address all of its community infrastructure impacts, both on -
site and off -site. All development outside the Urban Service Area shall pay the entire cost
of its fiscal impacts on public facilities and services.
Policy 1.1.6.8 - As provided for under Policy 1.1.6.2, construction of new residential
development at densities greater than two (2) units per acre shall only be permitted when
central or on -site water and central or on -site wastewater systems are available or will be
provided concurrent with the impacts of development, consistent with the adopted levels
of service found in the plan.
Policy 1.1.6.9 - Existing development will be required to connect to central water and
sewer systems when such facilities are made available in accordance with applicable
Rules and Regulations and payment of utility fees.
Policy 1.1.6.10 - All new subdivision and site plan development projects that are proposed
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to take place within the approved service area of any duly authorized water/wastewater
utility in St. Lucie County, shall be required to provide a "dry -line" central water and
wastewater distribution/collection system, and provide for the connection to centralized
systems as they become available in accordance with applicable Rules and Regulations
and payment of utility fees. The standards for construction of these systems shall be
included as a part of the County's Land Development Code, or the Rules and Regulations
of the duly authorized water/wastewater utility.
Policy 1.1.6.11- Local utility services (i.e., electric substations, wastewater lift stations,
telecommunication sites and other small scale utility service operations) necessary to
provide for the utility service needs of the neighborhood area, may be approved without
the need to amend the Future Land Use Element so long as the property on which the
activity is to take place is less than ten (10) acres in total area. Zoning compliance and
review procedures for the local utility services are to be as described in the County's Land
Development Code.
Policy 1.1.6.12 - Require that new development be designed and planned in a manner
which does not shift the economic impact of new development to existing taxpayers,
services and facilities of St. Lucie County. Economic impact shall be determined based
upon the goals, objectives, and policies of this Comprehensive Plan and applicable county
regulations.
Objective 1.1.7: Historic Resources. St. Lucie County shall require, through the County's
Land Development Code, the protection of historically significant structures, facilities and
locations within the unincorporated areas of the County, as identified by the State of Florida
or the National Register of Historic Places.
Policy 1.1.7.1 - St. Lucie County shall continue, with the assistance of the State of Florida
and the St. Lucie County Historical Commission, to identify significant historic resources
within the unincorporated areas which are in need of protection and develop management
and restoration plans as appropriate.
Policy 1.1.7.2 - Historic resources shall be protected through designation as historic sites
by the State or the County.
Policy 1.1.7.3 - St. Lucie County shall maintain specific actions as prescribed by the
Division of Historic Resources of the Florida Department of State, which are to be followed
in the event historically significant facilities are discovered through or threatened by the
land development process. The County shall evaluate alterations to locally designated
historic structures to ensure consistency with the U.S. Department of the Interior's
"Standards for Rehabilitation."
Policy 1.1.7.4 - Adaptive reuse of historic structures shall be given priority over activities
that would harm or otherwise destroy the historic value of such resources.
Policy 1.1.7.5 - St. Lucie County shall continue to protect historic structures by enforcing
the St. Lucie County Land Development Code.
Policy 1.1.7.6 - St. Lucie County shall maintain and update, as necessary an inventory
and map of all archaeological and historical resources within the County
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Comprehensive Plan Future Land Use Element GOPs
Objective 1.1.8: Planned Developments. The County shall cGontinue to support and
encourage innovative land use development patterns including planned developments
through the adequate provision in the County's Land Development Code including Planned
Unit Developments (PUD), Planned Non -Residential Development (PNRD) and the Planned
Mixed Use Development (PMUD) zoning designations.
Policy 1.1.8.1 —The County shall continue to encourage the use of planned development
techniques to conserve open space and environmentally sensitive areas, through the
County's Land Development Code which shall include:
a. Minimum acreage requirements necessary to support a viable mixed use
community providing sufficient design flexibility to allow innovation and creativity
in all forms of planned unit developments;
b. Minimum open space ratios of 35 percent in all planned developments and
including assurances that such areas will remain as open space to protect existing
native habitat, to provide for minimum setback needs from adjacent uses, and to
provide active and passive recreational as well as visual amenities;
c. Provisions ensuring the long term preservation of remaining open spaces;
d. A mixed use district combining residential, commercial, recreational, educational,
and other income producing uses providing significant functional and physical
integration among uses;
e. Minimum standards for the provision of on -site shopping, job opportunities and
internal trip capture; and,
f. Specific requirements to provide efficient, centralized infrastructure (potable water
and sanitary sewer). Include specific restrictions on the use of septic tanks,
individual wells, and package plants in planned unit developments.
g. Development consistent with the Towns, Villages and Countryside Element and the
Transfer of Development Rights Program outlined under Objective 11.1.7.
Policy 1.1.8.2 — The County shall a€ncourage the use of the Planned Mixed Use
Development (PMUD) zoning designation which permits both residential and non-
residential development within a single planned development.
Policy 1.1.8.3 — The County shall cGontinue to support and implement the mixed use
activity areas as indicated in the Sub -area Mixed Use Activity Area Plans as depicted by
name in this Element.
Remainder of page is left blank intentionally
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Comprehensive Plan Future Land Use Element GOPs
Policy 1.1.8.4 - The following use density and intensity standards shall be used for the
purpose of this plan for the Mixed Use activity areas:
I I-Pyll IIIMNINLY UCVCIUP[11UIIL dICdb 111dy IIIGIUUC LIIC
IUIIUWIIILY. Lyptlb UI Id11U U5Ub.
Residential
5 to 15 du/acres
1.5 FAR *
1.5 FAR *
1.0 FAR *
Institutional
Professional Service/Office
General Commercial
Public Service/Utility
0.5 FAR *
Industrial 0.75 FAR
* FAR = Floor Area Ratio
2. Medium Intensity development areas may include the following types of land uses:
Residential
5 to 9 du/acres
Institutional
1.0 FAR *
Professional Service/Office
1.0 FAR *
General Commercial
0.75 FAR *
Public Service/Utility
0.25 FAR *
Industrial
0.5 FAR *
* FAR = Floor Area Ratio
3. Low Intensity development areas may include the following types of uses:
Residential
not to exceed 5 du/acres
Institutional
_
0.5 FAR *
Professional Service/Office
0.5 FAR *
General Commercial
0.5 FAR *
0.25 FAR
Public Service/Utility
FIndustrial 0.5 FAR
* FAR = Floor Area Ratio
14. Specific Use Areas: Areas with special or unique local character may be included within the Mixed
Use Designation. These areas, because of conditions unique or peculiar to them alone, have been
limited to specific activities and zoning options as set forth in the activity area plans described in
Policy 1.1.8.3. Any zoning application not consistent with this policy must be accompanied by a
corresponding Comprehensive Plan Amendment indicating the change in intensity classification.
Application of the Specific Use Area designation is to be made to those areas recognized by the
County as suitable for alternative land use as the full spectrum of community services become
available. This designation would serve to prevent the unplanned or premature development of such
areas until all services were provided for and are consistent with the Future Land Use development
philosophy of St. Lucie County.
The terminology used in the Specific Use designation identifies the type of permitted activity,
maximum zoning density or maximum zoning intensity. Each Mixed Use Activity area will identify the
tvrie of Sr)ecial Use areas in the legends of each area.
Industrial and Professional Service/Office uses may receive an intensity bonus of up to 100% of the
FAR, within specific use areas served by Strategic Intermodal System (SIS) facilities operating at or
above the adopted level of service (LOS) and with available water service and wastewater service.
Objective 1.1.9: Residential Areas. Property owners' investments, their quality of life and the
single-family neighborhood, as a defined residential area, shall be protected from the
encroachment of commercial and/or other inappropriate land uses through consistent and
predictable application of the Land Development Code.
Policy 1.1.9.1 - All new subdivisions, planned unit developments and site development
plans shall be designed to include an efficient system of internal traffic circulation that
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Comprehensive Plan Future Land Use Element GOPs
does not require internal trips or trips of short duration to be forced onto the major roadway
network. Connections to new and existing subdivisions shall be encouraged.
Policy 1.1.9.2 - All new subdivisions shall be designed so that all individual lots have direct
access to the internal street system, and that any lot or property along the periphery of the
development is to be buffered from any major roadway and incompatible land uses.
Policy 1.1.9.3 - Continue to implement the county -wide right-of-way protection regulation
and Right -of -Way Dedication Ordinance.
Policy 1.1.9.4 - Limited development of commercial/non-residential uses, that are not
located within a special area plan adopted within the Towns, Villages and Countryside
Element, will be allowed within areas classified for residential use, provided that these
activities are compatible with the adjacent land uses and meet the following standards:
a) Intent of the commercial use is to provide easily accessible, convenience -type
uses to immediately surrounding residents;
b) Conversion of the petitioned property would not promote any strip commercial use
of land;
c) Use is compatible with surrounding land uses and is provided with adequate
screening and buffering of any adjacent residential property;
d) The property for which the commercial designation is sought does not exceed 10
acres.
Objective 1.1.10: Commercial Areas. St. Lucie County shall provide for the establishment of
commercial zoning districts where various types of commercial retail, including commercial
uses for retail trade, office and service activities and general commercial uses for highway -
oriented sales and services; light industrial service uses; and hotel uses may be permitted at
intensities which are consistent and compatible with the surrounding community and the
natural environment.
Policy 1.1.10.1 - The implementation of the County's Land Development Code the
Commercial General (CG) zoning district shall include:
a) New Commercial General (CG) property shall have available to it at the time of
any zoning change central water services, or have an executed service agreement
for the provision of central water services necessary for both domestic and fire
protection purposes.
b) New Commercial General (CG) property shall not be located within 300 feet of any
Aquatic Preserve or other specially designated aquatic habitat or a Category I
Wetland as described in the Conservation Element of this Plan.
c) New Commercial General (CG) areas shall have immediate access to the regional
transportation network.
d) New Commercial General (CG) property shall have a minimum lot size of one (1)
acre, unless the property is being added to another existing commercially (general)
zoned property.
Policy 1.1.10.2 - Require effective visual and light diffusion barriers between residential
and non-residential uses. Standards and requirements for such barriers are to be included
in the landscaping and screening regulations of the St. Lucie County Land Development
Code.
Policy 1.1.10.3 — Eliminate future scattered and highway strip commercial development
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Comprehensive Plan Future Land Use Element GOPs
(linear pattern of commercial retail uses along road corridors) by providing for the
consolidation of access points, installation of landscaping, incorporation of pedestrian
access, adherence to the community architectural standards and encouraging the
development of commercial centers or nodes consistent with the Future Land Use Map.
The County may require a market study to validate land use requests for additional
highway strip commercial development.
Policy 1.1.10.4 - Restrict strip commercial development to those traffic corridors where
such development patterns now exist. The depth of these commercial areas should
average 600 feet, with the exceptions to be found at points of arterial intersection.
Policy 1.1.10.5 - Interchange development activities should not include commercial
activities that are designed to service a small geographic market area. Local service
activities should be located near or within the neighborhoods they serve where a mix of
uses is appropriate and where pedestrian and bicycle traffic can be encouraged and
promoted.
Policy 1.1.10.6 - Encourage the use of existing commercial and industrial designated
lands within the urban service area, through requiring a strict demonstration of service
availability, before authorizing Land Use and Zoning amendments in areas not presently
indicated as having such a designation.
Objective 1.1.11: Natural Resources. Through enforcement of the County's Land
Development Code, the County shall support criteria and standards for the protection/creation
of native plant communities within the County. For the purpose of this plan, Native Plant
Communities shall be preserved as defined in the Treasure Coast Regional Planning
Council's Regional Policy Plan, Regional Policy 10.1.2.2., "...preserved in viable condition with
intact ground cover, understory and canopy."
Policy 1.1.11.1 - St. Lucie County shall protect and preserve both wetland and upland
habitat by evaluating the following for Land Use and Zoning amendments and
development proposals:
a) Size of the property on which the development activity is to take place;
b) The type quality and sensitivity of the native habitat including nesting and foraging
locations found on site;
c) Methodologies to be employed in protecting and preserving native habitat;
d) The presence or occurrence of endangered or threatened species on site and
methodologies to be employed to ensure their continuing presence on site or
mitigation;
e) The amount of similar habitat in a state of functional preserve within the same area;
and,
f) Requirements that all necessary environmental assessments be prepared by
personnel having the appropriate expertise to make the necessary determinations
which shall be submitted in writing to the Board of County Commissioners for
review prior to their making a determination regarding any proposed development.
Policy 1.1.110.2 - In conjunction with the implementation of Policy 1.1.11.1, the County
shall allow fees in lieu of on -site preservation for the purpose of habitat
acquisition/preservation. The Land Development Code criteria and standards drafted for
the protection and preservation of both wetland and upland habitat shall specify criteria
when fees in lieu of on -site preservation shall be allowed. The criteria shall consider
St. Lucie County 1-18 Adopted 4.2.2019
Comprehensive Plan Future Land Use Element GOPs
limitations of size, quality and connectivity of the proposed on -site preservation and shall
provide for off -site habitat acquisition/preservation of higher quality, larger, connected
sites.
Policy 1.1.11.3 - All development applications that include wetland habitat shall be
consistent with all applicable Federal, State and County regulations and the goals,
objectives and policies of the County's Comprehensive Plan. The most restrictive of these
regulations shall be enforced.
Policy 1.1.11.4 - Enforce Land Development Code to provide that existing on -site native
upland habitat be incorporated into required site plans as a part of open space areas,
required landscaping or as a part of minimum yard areas so that as much of the identified
habitat as is practicable is maintained.
Policy 1.1.11.5 - Enforce the Land Development Code to protect trees and upland habitat
by prohibiting the premature clearing of land and the concurrent destruction of native
habitats with appropriate fines and mitigation.
Policy 1.1.11.6 - Enforce the Land Development Code to protect the St. Lucie River. Five
Mile Creek, and the Ten Mile Creek and the Indian River Lagoon. The Land Development
Code shall define these water bodies geographically.
Policy 1.1.11.7 - The County shall require immediate (within five days of alteration)
reseeding or stabilization of areas cleared for development activities. Clearing for site
construction shall not commence until appropriate authorizations for such activities have
been granted pursuant to the County's Tree and Habitat protection regulations.
Policy 1.1.11.8 - Enforce the County's Land Development Code which require the
developer of any site to be responsible for the on -site management of runoff in a manner
so that post -development runoff rates, volumes, and pollutant loads do not exceed pre -
development conditions.
Policy 1.1.11.9 — The County shall continue to require new urban type developments near
agricultural areas to avoid adverse impacts on the natural resources essential to
production of crops and citrus.
Policy 1.1.11.10 - Enforce the County's Land Development Code which requires that
extraction activities for natural resources be permitted only where compatible with existing
and proposed land uses. All operations must be in accordance with all applicable
regulatory permitting requirements.
Policy 1.1.11.11 - Enforce the County's Land Development Code which requires that a
reclamation/restoration plan be submitted as part of the required application for an
extractive use permit.
Policy 1.1.11.12 - Enforce the County's Land Development Code, which require that all
new construction, reconstruction or additions to existing facilities, regardless of type, that
is permitted within the identified 100 year flood zones is subject to the County's Flood
Damage Protection regulations.
Policy 1.1.11.13 - The County shall require new development activities to be consistent
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Comprehensive Plan Future Land Use Element GOPs
with the soil conditions in the area in which the activity is proposed. In those instances
where soil modifications are necessary, all activities should utilize best management
practices as identified by the Soil Conservation Service.
Policy 1.1.11.14 - The County shall work with other agencies to consider the financial
feasibility of a plan to promote (through acquisition) or protect (through incentives), the
establishment of designated wildlife corridors connecting habitat in order to allow the
survival of far ranging species and prevent the isolation of natural communities. This plan
is to be developed in cooperation with the Florida Fish and Wildlife Conservation
Commission, the U.S. Fish and Wildlife Service, the Department of Environmental
Protection, the South Florida Water Management District, Department of Agriculture and
Consumer Services, the US Army Corps of Engineers and affected landowners.
Policy 1.1.11.15 — The County shall continue to support local environmental restoration,
mitigation and adaptive management initiatives, including those related to Everglades
restoration, including the St. Lucie River and the Indian River Lagoon; and coordinate with
other state, regional and national strategic planning efforts to improve the resiliency of
natural lands and systems to climate variability and hurricane intensification.
Objective 1.1.12: Coastal Resources. St. Lucie County shall continue to protect and manage
the unique coastal resources of the County, balancing the need to provide reasonable private
property use while assuring a full range of public beach access and recreational facilities for
the residents of and visitors to the County.
Policy 1.1.12.1 - All proposed developments in the coastal area shall occur in a manner
which protects, conserves, and enhances the natural resources of the coastal area and
the environmental, social and economic benefits attributed to them. All proposed
developments shall comply with the Florida Building Code, floodplain management
standards set forth by FEMA, applicable regulations regarding construction seaward of
the Coastal Construction Control Line and shall consider strategies to reduce potential
vulnerability and provide for recovery actions which increase the resiliency of the County.
Policy 1.1.12.2 — The County shall continue to enforce the provisions of the Hutchinson
Island Residential District. In accordance with the regulations of the Hutchinson Island
Residential District, as described in the St. Lucie County Land Development Code, the
maximum hotel/motel density may not exceed the maximum residential densities set forth
through the Future Land Use designations, as determined on land above mean high water.
The foregoing Policy shall not apply to the Commercial Resort (CR) zoning district.
Policy 1.1.12.3 - Future land development activities within the identified Coastal High
Hazard Area shall be consistent with evacuation plans and the Coastal Management
Element of the St. Lucie County Comprehensive Plan.
Policy 1.1.12.4 — The County shall explore regulatory incentives and criteria that
encourage the preservation of viable water -dependent support facilities, such as public
lodging establishments and boat hauling and repairing and commercial fishing facilities,
and in maintaining the availability of public access to the navigable waters of the state, in
accordance with Section 342.07, F.S.
Policy 1.1.12.5 — The County shall continue to pursue additional public access points to
oceanic estuarine, and riverine coastal resources.
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Comprehensive Plan Future Land Use Element GOPs
Objective 1.1.13: Economic Sustainability. To enhance the quality of life of St. Lucie County
and promote a sound and resilient local economy, St. Lucie County shall continue to work
with the interested groups and agencies to increase and broaden the County's economic base
while expanding existing business and industrial opportunities.
Policy 1.1.13.1 - St. Lucie County shall actively assist to the maximum extent practical in
the recruitment of clean high growth industrial activities and maintain an expedited
permitting process for bona fide economic development projects, especially those within
the Targeted Industry List, and for development projects located within the Foreign Trade
Zone.
Policy 1.1.13.2 - In addition to any other general standard for change in zoning as may
be described in the County's Land Development Code, the following specific standards
shall be utilized for determining the suitability of new property(s) for designation as Heavy
Industrial (IH) under the County's Land Development Code:
1. Heavy Industrial property should have available to it central water services
necessary for both domestic and fire protection purposes.
2. New Heavy Industrial property shall not be located within 1,000 feet of any Aquatic
Preserve, other specially designated aquatic habitat or a Category I Wetlands as
described in the Conservation Element of this Plan.
3. New Heavy Industrial property should not be located within the 100 year flood
plain.
4. Heavy Industrial property should have immediate access to the regional
transportation network without the need to travel through residential areas.
6. New Heavy Industrial property should not be located within any cone of influence,
as identified under the County's wellfield protection program.
8. Heavy Industrial development shall not contribute to the degradation of surficial
water quality.
Policy 1.1.13.3 - In addition to any other general standard for change in zoning as may
be described in the County's Land Development Code, the following specific standards
shall be utilized for determining the suitability of new property(s) for designation as Light
Industrial (IL) under the County's Land Development Code:
1. Light Industrial property should have available to it central water services
necessary for both domestic and fire protection purposes.
2. New Light Industrial property should not be located within 500 feet of any Aquatic
Preserve or other specially designated aquatic habitat or a Category I Wetlands as
described the Conservation Element of this Plan.
3. New Light Industrial areas should have immediate access. to the regional
transportation network.
4. Light Industrial development shall not contribute to the degradation of surficial
water quality.
Policy 1.1.13.4 — The County shall maintain procedures and incentive tools to encourage
business development and assist economic development in St. Lucie County, especially for
business within the Targeted Industry List. This goal shall be further implemented by
developing innovative land use codes to provide an enhanced the quality of life for St. Lucie
County and promote a sound, diverse and resilient local economy.
Policy 1.1.13.5 — The County shall support the expansion of agricultural activities, and
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maintain a sufficient agricultural land base to increase the sustainability, expansion, and
diversification of agricultural activities. The County supports local food production, in order
to meet the multiple goals of reduced emissions and energy consumption, while increasing
the resiliency and long term food security of the community. The development of specialty
foods, farmer's market products, and food processing industries to increase and diversify
the agricultural economic base shall be encouraged.
Policy 1.1.13.6 — The County shall support the expansion and recruitment of specialized
and/or export -oriented manufacturing industries which provide higher wage employment
opportunities and encourage the development of 'secondary' product sector industry and
employment.
Policy 1.1.13.7 — To position St. Lucie County as a competitive regional industrial
environment, the County supports the development of transportation improvements,
including a roadway connection of Interstate 95, the Florida Turnpike to the Treasure Coast
International Airport, to facilitate land, sea and air distribution opportunities.
Objective 1.1.14: Level of Service. Pursuant to the Land Development Code, all development
orders and permits for future development and redevelopment activities shall be issued only
if public facilities necessary to meet level of service standards (which are adopted as part of
the Capital Improvements Element of this plan) are or will be available concurrent with the
impacts of the development.
Policy 1.1.14.1 - The County shall maintain the level of service (LOS) standards for the
following public facility types as required by Section 163.3180, F.S.: sanitary sewer, solid
waste, drainage, and potable water. Additionally, the County shall maintain LOS for roads,
and parks and recreation. The LOS standards are established in Capital Improvements
Element for drainage, roadways, potable water, sanitary sewer, solid waste, park
recreation and schools.
Policy 1.1.14.2 — The County shall restrict higher densities and intensities of development
to urban service areas, where public facilities are available. The County shall tT-ime the
development of residential, commercial, and industrial land concurrently with provision of
supporting community facilities, such as streets, utilities, police and fire protection service,
emergency medical service, and public schools.
Policy 1.1.14.3 - Permit only those proposed locations of public facilities which:
a) maximize the efficiency of services provided;
b) minimize their cost; and
c) minimize their impacts on the natural environment.
County shall incorporate the best available data and science into its policy and planning
decisions for public facilities, recognizing resiliency and the need to withstand increased
storm surge and flooding in evaluating public infrastructure decisions.
Policy 1.1.14.4 - Require that all development in areas not provided or not to be provided
with central water and sewer services be governed by the provisions of Chapter 64E-6,
FAC., and the County's Land Development Code which regulate the installation of
individual sewage disposal facilities.
Policy 1.1.14.5 - Prior to the issuance of any final development order within the Urban
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Service Area and special area plans adopted within the Towns, Villages and Countryside
Element, the County shall consider the proximity of the proposed development activity to
the availability of urban and community services and facilities. Development which
requires extending any of these services over or through significant distances of
undeveloped land or land not already subject to the issuance of a final development order
(unless such services will be provided on -site as set forth in Policy 1.1.6.5) shall be
discouraged until other lands that are more proximate to the existing services have been
developed.
Objective 1.1.15: Intergovernmental Coordination. The County shall continue to improve
coordination with affected and appropriate governments and agencies to include their input
into the development process and to mitigate potential adverse impacts of future development
and redevelopment activities.
Policy 1.1.15.1 - Coordinate requests for development orders or permits, as appropriate,
with the City of Fort Pierce, Port St. Lucie, St. Lucie Village, adjacent counties, special
districts, the Treasure Coast Regional Planning Council, the South Florida Water
Management District and state and federal agencies.
Policy 1.1.15.2 - By January 31 each year, the County shall encourage the municipalities
within St. Lucie County, to develop and provide the County a Future Annexation Plan. The
County shall encourage the annexation of any isolated enclave area prior to the issuance
of any County building authorizations within the enclave. The County shall coordinate the
review of all development proposals within the identified area of future annexation with the
appropriate municipal body.
Policy 1.1.15.3 - St. Lucie County shall coordinate with municipalities, neighboring
counties, regional, state, and federal government agencies, universities, not -for -profit
organizations, nongovernmental organizations and private organizations to coordinate in
updating and analyzing data regarding vulnerability and storm impacts, and to exchange
data and develop coordinated strategies to address energy conservation and mitigation
and adaptation strategies.
Policy 1.1.15.4 - St. Lucie County shall continue to collaborate with and participate in
updating local comprehensive plans, regional strategic plans, disaster mitigation plans,
water management plans, and transportation plans to advance strategies, programs, and
other sustainable initiatives throughout the County and region, that mitigate greenhouse
gas emissions, enhance evacuation routes, and protect and adapt the built and natural
environments.
Policy 1.1.15.5 — The County shall develop and maintain Interlocal Agreements to jointly
plan to address inter -jurisdictional impacts including fees to mitigate impacts on the entire
transportation system.
Policy 1.1.15.6 — St. Lucie County shall continue to support public education and outreach
programs addressing issues including but not limited to: energy efficiency, water
conservation, solid waste reduction and recycling, native landscaping, air quality,
greenhouse gas reduction, and adaptation and response planning.
Objective 1.1.16: Nonconformities. St. Lucie County shall eliminate or reduce land uses
inconsistent with the provisions of the Comprehensive Plan unless otherwise referenced
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through the vesting of development rights.
Policy 1.1.16.1 - St. Lucie County shall continue to implement a program to provide for
the recapturing of previously approved development authorizations that have not been
permitted for construction, excluding those development units or lots recognized as
existing lots of record as further described in the Land Development Code.
Policy 1.1.16.2 - St. Lucie County shall continue to implement a program to provide for
specific maximum time periods in which approved development units or non-residential
square footage must be constructed or the approvals authorizing its construction shall
terminate and the approvals be rescinded.
Policy 1.1.16.3 — The County shall work to eliminate or reduce the frequency of uses
which are inconsistent with the applicable provisions of the land development regulations,
zoning districts, Future Land Use designation categories and the Future Land Use Map.
Objective 1.1.17: Airport. The County shall maintain the Airport Overlay Zone in the Land
Development Code to continue to provide for the location of only compatible uses of land
within the vicinity of the Treasure Coast International Airport.
Policy 1.1.17.1 — The County shall enforce the Land Development Code which identifies
those properties likely to be impacted from development activities at the Treasure Coast
International Airport and specifies what special measures or activity restrictions will be
necessary in the development of these properties to minimize any adverse impacts.
Policy 1.1.17.2 - The County shall enforce the Land Development Code which enacts an
Airport Height Regulation Ordinance, and encourages, as appropriate, the participation of
all other effected units of government in the implementation of this ordinance.
Policy 1.1.17.3 - The County shall vVerify and relocate as necessary the 65 DNL line
within the Airport Master Plan.
Policy 1.1.17.4 - St. Lucie County shall ensure the compatibility of land uses within the 65
DNL line as identified in the Airport Master Plan.
Policy 1.1.17.5 - The Airport Overlay Zone shall prohibit incompatible uses such as
homes, schools, nursing homes, hospitals, and libraries according to the Federal Aviation
Administration (FAA) Land Use Compatibility and Airports, a Guide for Efficient Land Use
Planning and those uses that create electrical interference with navigational signals or
radio communication between aircraft and the airport; result in glare in the eyes of pilots
using the airport; impair visibility in the vicinity of the airport; operate or install lights which
are misleading or dangerous to aircraft operation; create bird strike hazards, or otherwise
in any way endanger or interfere with the landing, takeoff, or maneuvering of aircraft
intending to use the airport.
Policy 1.1.17.6 - In accord with the Part 150 Study, the County shall facilitate noise
abatement and mitigation projects such as the purchase, relocation, or soundproofing of
homes, and noise abatement measures, and other noise mitigation measures.
Policy 1.1.17.7- The County shall update the Land Development Code, as necessary, to
provide for maintenance of up-to-date runway protection information.
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Objective 1.1.18: Educational Facilities. Coordinate with the St. Lucie County School Board,
charter schools, private schools and other educational institutions to locate future educational
facilities in a manner which provides for their needs without undue negative impact on the
proposed school, surrounding land uses, or public facilities.
Policy 1.1.18.1 - Future schools shall be allowable uses in all Future Land Use categories
within the Urban Service Area except: Industrial (IND), Conservation - Public (Cpub),
Residential/Conservation (R/C), Historic (H) and any Special District (SD) which is defined
to exclude educational facilities.
Policy 1.1.18.2 - The Future Land Use designation for land on which a school is
constructed or planned to be constructed shall be changed to Public Facilities (P/F) Land
Use at the earliest opportunity.
Policy 1.1.18.3 - Schools shall not be located outside the Urban Service Area described
in Policy 1.1.6.1 unless (a) the school is to be located on property owned by the School
Board on or before January 1, 2001, or (b) it is demonstrated that the projected enrollment
is primarily students which live outside of the Urban Service Area and are best served by
a school also located outside of the Urban Service Area, or the school's curriculum focuses
on agricultural uses consistent with those found in St. Lucie County.
Policy 1.1.18.4 - Proposed school sites shall meet the following general criteria:
a. The location of schools proximate to urban residential development and
contiguous to existing school sites, and which provide potential focal points for
community activities, including opportunities for shared use and co -location with
other community facilities
b. The location of elementary schools proximate to and, within walking distance of
the residential neighborhoods served;
c. Elementary schools should be located on local or collector streets;
d. Middle and high schools should be located near arterial streets;
e. Compatibility of the school site with present and future land uses of adjacent
property considering the safety of students or the effective provision of education;
f. Whether existing schools can be expanded or renovated to support community
redevelopment and revitalization, efficient use of existing infrastructure, and the
discouragement of urban sprawl;
g. Site acquisition and development costs including the long term costs associated
with the provision of School District and County services;
h. Safe access to and from the school site by pedestrians, bicyclists and motor
vehicles;
i. Existing or planned availability of adequate public facilities and services to support
the School;
j. Environmental constraints that would either preclude or render infeasible the
development or significant expansion of a public school on the site;
k. Adverse impacts on archaeological or historic sites listed in the National Register
of Historic Places or designated by the County as a locally significant historic or
archaeological resource or listed on the Florida Master Site File or archaeological
sites located within an archaeological designated zone;
I. The proposed location is consistent with the comprehensive plan, storm water
management plans, or watershed management plans;
m. The proposed location is not within a velocity flood zone or floodway, as delineated
on pertinent maps identified or referenced in the comprehensive plan or land
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development regulations;
n. The proposed site can accommodate the required parking, circulation and queuing
of vehicles; and
o. The proposed location lies outside the area regulated by Section 333.03, F.S.,
regarding the construction of public educational facilities in the vicinity of an airport.
Policy 1.1.18.5 — The development and siting of charter schools shall be consistent with
and follow the provisions Section 1002.33, Florida Statutes.
Policy 1.1.18.6 - When considering the acquisition and establishment of public facilities
such as active parks, libraries, and community centers, the CGounty shall, to the greatest
extent possible, select a location which allows for the current or future co -location with a
public school.
Policy 1.1.18.7 - When selecting land for preservation, or passive parks and uses, the
CGounty shall consider the possibility of co -location with a school.
Policy 1.1.18.8 - The County shall coordinate with the St. Lucie School Board to ensure
no schools are constructed within School Zones designated on the Treasure Coast
International Airport School Construction Zone Map.
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Goal 1.2: Recognize that land use and transportation must be considered concurrently in all
planning, and to the extent feasible, modify current land use patterns to decrease dependency on
the automobile in order to minimize the need for future roadway expansion, promote the use of
alternate modes of transportation and reduce greenhouse gas emissions.
Objective 1.2.1: Transportation. The County shall cGontinue to explore planning concepts
which provide for fewer and/or shorter automobile trips to address the future needs for
movement of people and goods, and which considers social, economic, energy and
environmental effects including greenhouse gas emissions of the transportation system.
Policy 1.2.1.1 - Explore development patterns which allow for employment and shopping
opportunities in close proximity to residential uses. The restructuring of the physical form
of commercial retail uses from a linear to a nodal pattern shall be encouraged to foster
more compact, clustered pedestrian and transit -oriented, mixed -use development options.
Policy 1.2.1.2 - Provide for transit stop locations within appropriate developments and
explore requiring developments on or near the transit system to contribute fee -in -lieu of
for build out of the system by 2020. The County shall promote increased transit usage and
the provision of bicycle and pedestrian facilities.
Policy 1.2.1.3 - Support efforts to provide fixed route transit throughout the County,
including light rail service.
Policy 1.2.1.4 - Explore the financial feasibility for inclusion in the St. Lucie County budget
of adopting streetscape and develop design standards to promote pedestrian activity in
development and redevelopment by December 2020.
Policy 1.2.1.5 - The County shall consider inclusion in the St. Lucie County budget
financially feasible improvements and coordinate with the St. Lucie TPO and FDOT to
implement the recommendations of the 2008 SLC Bicycle, Pedestrian, Greenways &
Trails Study.
Policy 1.2.1.6 — The County shall evaluate the recommendations from the study on
innovative transportation funding practices that discourage sprawl such as a mobility fee
that charges all new developments with costs varying on location and vehicles miles
traveled (VMT) per the Transportation Element.
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Goal 1.3: Recognize and plan for unique areas within the unincorporated county.
Objective 1.3.1: Identify areas which have common internal characteristics and require
planning as contiguous areas. The Indrio Road corridor, Treasure Coast Education, Research
Development Authority (TCERDA), western lands and other areas designated by the Board
of County Commissioners are examples.
Policy 1.3.1.1 - Define the boundaries of appropriate planning areas.
Policy 1.3.1.2 - Prioritize the identified planning areas for order of consideration.
Policy 1.3.1.3 - Work with citizens of each area to identify issues and seek solutions which
may include changes to local levels of service, available public services including
roadways, future land use and zoning.
Goal 1.4: Ensure through the Comprehensive Plan the development of energy efficient land use
patterns and policies that reduce greenhouse gas emissions through innovative sustainable land
planning tools which discourage urban sprawl, protect native habitat, reduce automobile use, and
maintain open space.
Objective 1.4.1: Create a sustainable plan for the County's western lands that will preserve
and conserve a functioning network of agriculture, open space, and natural areas while
providing economically viable options for agricultural landowners, now and in the future
based upon the Western Lands Study.
Policy 1.4.1.1 - Explore techniques for preservation of agricultural and rural lands
including additional action steps in the Committee fora Sustainable Treasure Coast —Final
Report.
Policy 1.4.1.2 - Consider innovative partnerships between urban areas, local and regional
governmental entities, and rural landowners that take advantage of the services and
benefits that rural lands can provide to urban areas and the region as a whole. Examples
might include compensating rural landowners to support CERP, IRL South Plan, and
research on biofuels.
Policy 1.4.1.3 — Consider amending the Land Development Code to allow the transfer of
development rights among other planning and development tools, to be considered for
approval by the Board of County Commissioners.
Policy 1.4.1.4 - The County shall continue to support economic development activities
that encourage biofuels production per the St. Lucie County Targeted Industry list.
Policy 1.4.1.5 — Consider including strategies in the Land Development Code for
agricultural lands to include targeting agricultural industries and activities that:
• support bio-fuel production,
• promote agri-tourism, eco-tourism,
• promote/support local food marketing and branding, and
• promote mass stormwater farming, storage and treatment.
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Objective 1.4.2: Encourage green building standards in order to reduce greenhouse gas
emissions.
Policy 1.4.2.1 - In accordance with Section 255.2575, F.S. the County will continue to
construct all future County buildings to meet the United States Green Building Council
(USGBC) Leadership in Energy and Environmental Design (LEED) rating system or the
Florida Green Building Coalition standards.
Policy 1.4.2.2 - The County shall encourage the use of the United States Green Building
Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system
or the Florida Green Building Coalition standards for both residential and commercial
properties. The County shall explore incentives for use of green building standards in new
development and redevelopment.
Policy 1.4.2.3 - Ensure the comprehensive plan and Land Development Code do not
prevent the construction of electric substations within the County
Policy 1.4.2.4 —The Land Development Code shall maintain appropriate standards for use
of alternate, renewable sources of energy including the use of solar panels except in
environmentally sensitive areas. The standards are intended to facilitate the commercial
generation and distribution of solar power and the use of on -site solar energy systems to
meet the energy demands of buildings and support facilities in the unincorporated County.
The County shall review the Land Development Code and consider appropriate standards
for the use of other renewable sources.
Policy 1.4.2.5 - The County shall facilitate the creation of low interest loans through the
Solar and Energy Loan Fund to residents and business owners to install energy efficiency
and conservation measures as well as renewable energy technology.
Policy 1.4.2.6 - The County shall continue to develop specific energy conservation goals
for the rehabilitation of County buildings and facilities as improvements are designed.
Objective 1.4.3: Maintain St. Lucie County Greenprint and implement specific actions as part
of the Florida Green Building Council's Green Local Government certification, including:
Policy 1.4.3.1 - Utilizing Florida Friendly Landscaping TM standards, Integrated Pest
Management principles, and Best Management Practices or similar/greater standard for
all County owned and maintained properties.
Policy 1.4.3.2 - Requiring all County facilities to have recycling programs in place.
Policy 1.4.3.3 - Adopting Environmentally Preferred Purchasing policies to the extent
feasible.
Policy 1.4.3.4 - Adopting green cleaning and green maintenance techniques such as
those described by the Florida Department of Environmental Protection to the extent
feasible.
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The following Mixed Use Area Figures represent the mixed use
activity areas described in Policy 1.1.8.3 — Sub -area Mixed Use
Activity Area Plans:
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