HomeMy WebLinkAboutAgenda Packet 09-22-05SEPTEMBER ZZ, ZOOS
6800 PM
SPECIAL
BOARD OF COUNTY COMMISSIONERS
AGENDA
WELCOME
ALL MEETINGS ARE TELEVISED.
PLEASE TURN OFF ALL CELL PHONES AND PAGERS
PRIOR TO ENTERING THE COMMISSION CHAMBERS.
GENERAL RULES AND PROCEDURES - Attached is the agenda which will determine the order of business conducted at todays
Board meeting:
CONSENT AGENDA — These items are considered routine and are enacted by one motion. There will be no separate discussion of
these items unless a Commissioner so requests.
REGULAR AGENDA — Proclamations, Presentations, Public Hearings, and Department requests are items, which the Commission will
discuss individually usually in the order listed on the agenda.
PUBLIC HEARINGS — These items are usually heard on the first and third Tuesday at 7:00 P.M. or as soon thereafter as possible.
However, if a public hearing is scheduled for a meeting on a second or fourth Tuesday, which begins at 9:00 A.M., then public
hearings will be heard at 9:00 A.M. or as soon thereafter as possible. These time designations are intended to indicate that an item
will not be addressed prior to the listed time. The Chairman will open each public hearing and asks anyone wishing to speak to come
forward, one at a time. Comments will be limited to five minutes.
As a general rule, when issues are scheduled before the Commission under department request or public hearing, the order of
presentation is: (1) County staff presents the details of the Board item (2) Commissioners comment (3) if a public hearing, the
Chairman will ask for public comment, (4) further discussion and action by the board.
ADDRESSING THE COMMISSION — Please state your name and address, speaking clearly into the microphone. If you have backup
material, please have eight copies for distribution.
NON -AGENDA ITEMS — These items are presented by an individual Commissioner or staff as necessary at the conclusion of the
printed agenda.
PUBLIC COMMENT — Time is allotted at the beginning of each meeting of general public comment. Please limit comments to five
minutes.
DECORUM — Please be respectful of others opinions.
MEETINGS - All Board meetings are open to the public and are held on the first and third Tuesdays of each month at 6:00 P.M. and
on the second and fourth Tuesdays at 9:00 A.M., unless otherwise advertised. Meetings are held in the County Commission Chambers
in the Roger Poitras Administration Annex at 23o0 Virginia Ave., Ft. Pierce, FL 34982. The Board schedules additional workshops
throughout the year necessary to accomplish their goals and commitments. Notice is provided of these workshops. Assistive Listening
Device is available to anyone with a hearing disability. Anyone with a disability requiring accommodation to attend this meeting
should contact the St. Lucie County Community Services Director at (772) 462-1777 or TDD (772) 462-1428 at least forty-eight (48)
hours prior to the meeting.
BOARD OF COUNTY"°
COMMISSIONERS
www.co.st-lucie.fl.us
Frannie Hutchinson, Chairman District No. 4
Doug Coward, Vice Chair District No. 2
Joseph E. Smith District No. t
Paula A. Lewis District No. 3
Chris Craft District No. 5
September 22, 2005
6800 P.M.
INVOCATION
PLEDGE OF ALLEGIANCE
PUBLIC HEARING
t. GROWTH MANAGEMENT
Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan Amendment —
Consider staff recommendation to approve the comprehensive plan amendment and
transmit to the State Department of Community Affairs.
NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the
Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the
proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any
party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request.
Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Community Services
Manager at (772) 462-1777 or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting.
COUNTY
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SEPTEMBER Z2, 2005
6800 PM
SPECIAL
BOARD OF COUNTY COMMISSIONERS
AGENDA
WELCOME
ALL MEETINGS ARE TELEVISED.
PLEASE TURN OFF ALL CELL PHONES AND PAGERS
PRIOR TO ENTERING THE COMMISSION CHAMBERS.
GENERAL RULES AND PROCEDURES - Attached is the agenda which will determine the order of business conducted at today's
Board meeting:
CONSENT AGENDA — These items are considered routine and are enacted by one motion. There will be no separate discussion of
these items unless a Commissioner so requests.
REGULAR AGENDA — Proclamations, Presentations, Public Hearings, and Department requests are items, which the Commission will
discuss individually usually in the order listed on the agenda.
PUBLIC HEARINGS — These items are usually heard on the first and third Tuesday at 7:00 P.M. or as soon thereafter as possible.
However, if a public hearing is scheduled for a meeting on a second or fourth Tuesday, which begins at 9:00 A.M., then public
hearings will be heard at 9:00 A.M. or as soon thereafter as possible. These time designations are intended to indicate that an item
will not be addressed prior to the listed time. The Chairman will open each public hearing and asks anyone wishing to speak to come
forward, one at a time. Comments will be limited to five minutes.
As a general rule, when issues are scheduled before the Commission under department request or public hearing, the order of
presentation is: (1) County staff presents the details of the Board item (2) Commissioners comment (3) if a public hearing, the
Chairman will ask for public comment, (4) further discussion and action by the board.
ADDRESSING THE COMMISSION — Please state your name and address, speaking clearly into the microphone. If you have backup
material, please have eight copies for distribution.
NON -AGENDA ITEMS — These items are presented by an individual Commissioner or staff as necessary at the conclusion of the
printed agenda.
PUBLIC COMMENT — Time is allotted at the beginning of each meeting of general public comment. Please limit comments to five
minutes.
DECORUM — Please be respectful of others opinions.
MEETINGS - All Board meetings are open to the public and are held on the first and third Tuesdays of each month at 6:00 P.M. and
on the second and fourth Tuesdays at 9:00 A.M., unless otherwise advertised. Meetings are held in the County Commission Chambers
in the Roger Poitras Administration Annex at 2300 Virginia Ave., Ft. Pierce, FL 34962. The Board schedules additional workshops
throughout the year necessary to accomplish their goals and commitments. Notice is provided of these workshops. Assistive Listening
Device is available to anyone with a hearing disability. Anyone with a disability requiring accommodation to attend this meeting
should contact the St. Lucie County Community Services Director at (772) 462-1777 or TDD (772) 462-1428 at least forty-eight (48)
hours prior to the meeting.
BOARD OF COUNTY
COMMISSIONERf
www.co.st-lucie.fl.us
Frannie Hutchinson, Chairman District No. 4
Doug Coward, Viet Chair District No. s
Joseph E. Smith District Ne.1
Paula A. Lewis District No. 3
Chris Craft District No. S
September 22, ZOOS
61100 P.M.
INVOCATION
PLEDGE OF ALLEGIANCE
PUBLIC HEARING
1. GROWTH MANAGEMENT
Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan Amendment —
Consider staff recommendation to approve the comprehensive plan amendment and
transmit to the State Department of Community Affairs.
NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the
Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of the
proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in. Any
party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon request.
Anyone with a disability requiring accommodation to attend this meeting should contact the St. Lucie County Community Services
Manager at (772) 462-1777 or TDD (772) 462-1428 at least forty-eight (48) hours prior to the meeting.
AGENDA REQUESPOITEM NO. 1
DATE: September 22, 2005
REGULAR
PUBLIC HEARING [X]
CONSENT O
TO: Board of County Commissioners PRESENTED BY:
SUBMITTED BY (DEPT): Growth Management Strategy & Special Projects
Michael Brillhart
SUBJECT: Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan
Amendment
BACKGROUND: Please see attached memorandum
FUNDS AVAILABLE: N/A
PREVIOUS ACTION: N/A
RECOMMENDATION: Staff recommends that the Board of County Commissioners approve the
comprehensive plan amendment and transmit to the State Department of
Community Affairs
COMMISSION ACTION:
PROVED 0 DENIED
0 OTHER:
A,
C«
g6uglefs M. Anderson
County Administrator
Review and Approvals
County Attorney: Management & Budget: Purchasing:
Originating Dept: Other: Other:
Finance: (Check for Copy only, if applicable) Effective: 5/96
\.r
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September 22, 2005
Page 3
Subject: RLSA Amendment
File No.: PA-05-006
1. The Commissioners are concerned that public entities may attempt to purchase land
dedicated as conservation/sending area easements for future uses other than conservation.
2. Consider language within the plan amendment that would allow a sending area owner to
transfer additional credits after several years.
3. Consider the potential impacts upon the private airstrip within Indian River County that is
located adjacent to the canal on the north side of the Cloud Grove property.
4. The Board of County Commissioners should thoroughly review the proposed transfer credit
matrix as part of the plan amendment review process.
5. The Commission is recommending that another workshop relating to this rural lands
stewardship amendment be considered by the Board. Of particular concern is the transfer
credit matrix.
STAFF RECOMMENDATION
Staff recommends that the Board of County Commissioners approve this comprehensive plan
amendment and transmit to the State Department of Community Affairs with the following
conditions:
This application serves as the basis for establishing a Rural Land Stewardship Program
for St. Lucie County through the creation of an "RLSA" land use designation. The
application also identifies the lands depicting the proposed Adams Ranch Stewardship
Sending Area (SSA) and the Cloud Grove Stewardship Receiving Area (SRA). This
application should not formally adopt specific development densities and intensities for
the SSA or SRA. Those will be reviewed for adoption as part of the LDC revision phase
and the SRA site development plan application (future development order) process.
ATTACHMENTS
- Staff comments
- "Promoting Rural Sustainability"
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AGENDA REQUEST ITEM NO. 1
DATE: September 22, 2005
REGULAR 0
PUBLIC HEARING [X]
CONSENT 0
Board of County Commissioners PRESENTED BY:
SUBMITTED BY (DEPT): Growth Management Strategy & Special Protects
Michael Brillhart
SUBJECT: Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan
Amendment
BACKGROUND: Please see attached memorandum
FUNDS AVAILABLE: N/A
PREVIOUS ACTION: N/A
RECOMMENDATION: Staff recommends that the Board of County Commissioners approve the
comprehensive plan amendment and transmit to the State Department of
Community Affairs
COMMISSION ACTION:
PROVED 0 DENIED
0 OTHER:
/-
g6uglds M. Anderson
County Administrator
Review and Approvals
County Attorney: Management & Budget: Purchasing: _
Originating Dept: Other: Other:
Finance: (Check for Copy only, if applicable) Effective: 5/96
AGENDA REQUEST'"0ITEM NO. 1
TO: Board of County Commissioners
SUBMITTED BY (DEPT): Growth Management
DATE: September 22, 2005
REGULAR 0
PUBLIC HEARING [XI
CONSENT 0
PRESENTED BY:
Strategy & Special Projects
Michael Brillhart
SUBJECT: Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan
Amendment
BACKGROUND: Please see attached memorandum
FUNDS AVAILABLE: N/A
PREVIOUS ACTION: N/A
RECOMMENDATION: Staff recommends that the Board of County Commissioners approve the
comprehensive plan amendment and transmit to the State Department of
Community Affairs
COMMISSION ACTION:
VIPIPROVED 0 DENIED
0 OTHER:
g6uglifs M. Anderson
County Administrator
Review and Approvals
County Attorney: Management & Budget: Purchasing: _
Originating Dept: Other: Other:
Finance: (Check for Copy only, if applicable) Effective: 5/96
AGENDA REQUESY` ITEM NO. 1
DATE: September 22, 2005
REGULAR 0
PUBLIC HEARING [X]
CONSENT 0
TO: Board of County Commissioners PRESENTED BY:
SUBMITTED BY (DEPT): Growth Management Strategy & Special Projects
Michael Brillhart
SUBJECT: Proposed Adams Ranch Rural Lands Stewardship Comprehensive Plan
Amendment
BACKGROUND: Please see attached memorandum
FUNDS AVAILABLE: N/A
PREVIOUS ACTION: N/A
RECOMMENDATION: Staff recommends that the Board of County Commissioners approve the
comprehensive plan amendment and transmit to the State Department of
Community Affairs
COMMISSION ACTION:
PROVED 0 DENIED
0 OTHER:
lAv 1'0 ,,,_-, &-- Y2 cr0
NCE:
g6uglds M. Anderson
County Administrator
Review and Approvals
County Attorney: Management & Budget:
Originating Dept: Other:
Finance: (Check for Copy only, if applicable)
Purchasing: _
Other:
Effective: 5/96
`.r
Board of County Commissioners Review:
9/22/05
File Number PA-05-006
MEMORANDUM
TO: Board of County Commissioners
FROM: Michael Brillhart, Strategy and Special Projects Director
DATE: September 14, 2005
SUBJECT: Application of Gunster, Yoakley & Stewart as agents for Family Lands
Remembered LLP to amend the adopted St. Lucie County
Comprehensive Plan to establish a Rural Land Stewardship Area overlay;
establish certain goals, objectives and policies within the Comprehensive
Plan; and amend the future land use designation for certain parcels of
land in unincorporated St. Lucie County.
BACKGROUND
In July of 2001, the State of Florida made revisions to its Rural Land Stewardship Areas (RLSA)
legislation (F.S. 163.3177 11(d)). The revisions allow eligible rural lands in excess of 10,000
acres to participate in a county RLSA program. The purpose of adopting this program locally is
to promote rural land sustainability efforts and environmental protection of natural resources by
creating a RLSA overlay on the County's future land use map. This process is accomplished
through a rural stewardship comprehensive plan amendment that identifies a sending area(s)
that will be protected from future development and designates a receiving area(s) where
development rights credits can be transferred from the sending area(s).
This plan amendment application represents the first part of a three part rural land stewardship
plan amendment process necessary for final approval of any proposed development identified
as a rural receiving area project. A brief summary of the sequence of events for establishing a
RLSA program through a comprehensive plan amendment process includes:
1. amend the comprehensive plan future land use map to add a proposed overlay
and a new "RLSA" land use designation. The County formally establishes a
stewardship area including a map overlay that identifies the proposed sending and
receiving areas. A transfer credit matrix for the sending area is also established. This is
the initial transmittal public hearing phase for establishing this program for St. Lucie
County. Once approved by the Board, the application will be sent to the State for formal
review and comment.
2. adopt implementing land development regulations within the County Land
Development Code that approves the transfer of credits from the sending area and
*#✓
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September 22, 2005
Page 2
Subject: RLSA Amendment
File No.: PA-05-006
regulates development activities for the receiving area. The review period for this
phase occurs after the County has received comments back from the State DCA.
3. approve the assignment of transferable credits and the development order for the
receiving area. Review a formal application of the receiving area development plan,
possibly in the form of a DRI application, and adopt a development order for the
proposed receiving area site plan. The proposed receiving area is identified as the
Cloud Grove property located along Minute Maid Road just north of the Florida
Turnpike.
COMMENTS
Staff has reviewed the proposed amendments as reflected in the RLSA comp. plan amendment
application. Review criteria for the RLSA program and its proposed rural sending and receiving
area(s) as stipulated in F.S. 163.3177 11(d) include the following:
a. compatibility with surrounding uses
b. identify 25 year population projections for the rural land stewardship area
c. acceptance of an environmental habitat credit matrix for the sending area
d. the provision for adequate water and sewer services for the RLSA boundary
e. the development of acceptable design standards for roadways within the RLSA to ensure
the separation between the rural and urban service area boundaries
f. the requirement for mixed use development within the proposed receiving area development
reflective of a rural village settlement pattern
The following comments and concerns summarize the attached staff comments provided within
this report:
1. This amendment application does not represent the application for site specific
development of the Stewardship Receiving Area (SRA) at this time. A more stringent
review of a proposed receiving area site plan/DRI will occur at some time after the State
has reviewed and commented on the initial RLSA comp. plan amendment application.
2. A more detailed analysis on the 25 year population projection for the area represented
by the proposed SSA and SRA must occur during the proposed LDC revision review
period in consideration of the adoption of land development regulations for the specific
RLSA program.
3. At some time when an official site development application for the SRA "Cloud Grove"
property is submitted to the County, a more detailed analysis on road/traffic circulation,
water and sewer service, and open space must take place.
REVIEW BY THE PLANNING & ZONING COMMISSION
At its September 1st meeting, the Planning & Zoning Commission reviewed the Adams Ranch
Stewardship plan amendment application for consistency with State statutes. By a vote of 4 to
3, the Commission approved the motion to forward the plan amendment to the Board of County
Commissioners for review and approval with a recommendation of transmittal to the Department
of Community Affairs with the following considerations:.
September 22, 2005
Page 3
Subject: RLSA Amendment
File No.: PA-05-006
1. The Commissioners are concerned that public entities may attempt to purchase land
dedicated as conservation/sending area easements for future uses other than conservation.
2. Consider language within the plan amendment that would allow a sending area owner to
transfer additional credits after several years.
3. Consider the potential impacts upon the private airstrip within Indian River County that is
located adjacent to the canal on the north side of the Cloud Grove property.
4. The Board of County Commissioners should thoroughly review the proposed transfer credit
matrix as part of the plan amendment review process.
5. The Commission is recommending that another workshop relating to this rural lands
stewardship amendment be considered by the Board. Of particular concern is the transfer
credit matrix.
STAFF RECOMMENDATION
Staff recommends that the Board of County Commissioners approve this comprehensive plan
amendment and transmit to the State Department of Community Affairs with the following
conditions:
This application serves as the basis for establishing a Rural Land Stewardship Program
for St. Lucie County through the creation of an "RLSK land use designation. The
application also identifies the lands depicting the proposed Adams Ranch Stewardship
Sending Area (SSA) and the Cloud Grove Stewardship Receiving Area (SRA). This
application should not formally adopt specific development densities and intensities for
the SSA or SRA. Those will be reviewed for adoption as part of the LDC revision phase
and the SRA site development plan application (future development order) process.
ATTACHMENTS
- Staff comments
- "Promoting Rural Sustainability"
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September 22, 2005
Page 4
Subject: RLSA Amendment
File No.: PA-05-006
COUNTY STAFF COMMENTS
GROWTH MANAGEMENT DEPARTMENT
Planning Division
MEMORANDUM
TO: Michael Brillhart, Strategy and Special Project Manager
FROM: Diana Waite, Planner III
DATE: August 23, 2005
SUBJECT: Rural Land Stewardship Area
The following comments are based on my review of the subject amendments.
• Pursuant to Florida Statute Chapter 163.3177(11)(d)(4)(a) the application is to provide a
process for the implementation of innovative planning and development strategies which
provide for a functional mix of land uses, including adequate available workforce housing,
including low, very -low and moderate income housing for the development anticipated in the
receiving area and which are applied through the adoption by the local government of
zoning and land development regulations applicable to the rural land stewardship area. A
method was not found that will result in providing adequate workforce house, including low,
very low and moderate income housing in the SRA as required under Chapter
163.3177(d)(c)?
To ensure that SRA residents have open space and recreation areas close to their homes,
open space will comprise a minimum of 35% of the gross acreage of an individual SRA
Town, Village or CRD or Hamlet over 100 acres. The proposed SRA Characteristic Chart
(Attachment E proposed LDC Section 4.12.07 1.1) reduces Recreation & Open Space to a
minimum of 1% of gross acres within an Hamlet or CRD 100 acres or less in size. These
smaller developments would not meet the County's LOS for community parks facilities
requiring 5 acres/1000 residents in the unincorporated county.
Based on the 2000 Census persons per household of 2.47 and the maximum dwelling units
allowed within a CRD or Villages 100 acres or less, the resultant population estimate for a
100 acre development would be 494 persons. A minimum of 2.47 acres per 100 gross acres
should be provided to meet recreation and open space level of service standards set forth in
Policy 9.1.1.1.
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September 22, 2005
Page 5
Subject: RLSA Amendment
File No.: PA-05-006
• Natural Soil Landscape Positions were utilized for the projects soil survey, but the map was
not included within the application. Please include the soil map.
• A surface water management permit for the V Bar 2 Ranch was submitted, rather than
Adams Ranch.
• The application includes a map of Wetland Categories, I, II and III which are intended to be
those wetlands identified in Conservation Objective 8.1.14.1 of the County's Comprehensive
Plan. The map includes the stormwater retention area on Cloud Grove as one of these
wetlands. The retention area does not meet the criteria for designation as a Wetland I, II or
III.
• 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,
Agriculture Stewardship Credits shall be granted as specified in the LDC Stewardship
District.
Comment: Pursuant to Policy 1.5, SSA designation requires a perpetual restrictive
easement to be recorded for each SSA that runs with the land. Policy 2.5 would
provide additional dwelling units in perpetuity. At a minimum residential density is
removed from the property designated SSA. It seems inconsistent to grant additional
credits, in perpetuity, that translate into additional residential density. Please explain.
• The last paragraph of Policy 3.6 and entire Policy 3.7 should be eliminated. It appears
to be redundant in that SSAs provide for the removal of layers that will be specified
through the SSA designation process. If Ag1 or Ag2 uses are not removed through a
SSA designation then those uses can continue as allowed under existing regulations.
Alternative language: The property's exiting zoning shall continue to apply to the land
within the RLSA until such a time as the land or a portion of the land becomes
designated as an SSA or SRA. Designation of an SSA or SRA occurs only upon the
request of the property owner and upon the adoption of a resolution by the SLC
BOCC.
• Policy 3.8 — Recommendation: Provide credits only to those that have submitted a
restoration plan and/or obtained permits required to a carry out the proposed
restoration. Restoration credits could be incrementally allocated to ensure that the
restoration has taken place and is successful.
• On Attachment C, indicate the acres of each NRI Index Value.
• Please provide data and analysis that indicates the maximum density/intensity that
could be generated as a result of this amendment. Also, can the maximum credits
generated within the RSLA be accommodated within the potential sending areas?
V
September 22, 2005
Page 6
Subject: RLSA Amendment
File No.: PA-05-006
+xr+r+xrr+xrr+xx++++rrr+rrrr+r+x+xrr+r+r++++r+rr+r+r+xr++++r+x++rr++x+
Attachment B Proposed Amendments to the test of the St. Lucie County Zoning Ordinance
Stewardship Area Overlay.
4.12.01 Definitions
• Context Zones. Areas that establish the use, intensity and diversity within a WIlage
developed area.
• LDC Section 4.12.06(B)(3) — if the applicant asserts demonstrates...., including but not
limited to
a.
d. Stewardship Credits shall may be authorized
e. 0" Two or more of the following eligibility criteria shall be used in
evaluating an applicant's request for Restoration Stewardship Credits:
v. Land vheFe
and e ;G-*oo *..._:ems- Land containing Hydric soils that can be
restored to reestablish historic water flows.
L.r
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September 22, 2005 Subject: RLSA Amendment
Page 7 File No.: PA-05-006
GROWTH MANAGEMENT DEPARTMENT
Planning Division
MEMORANDUM
TO: Michael Brillhart, Strategy & Special Projects Director
FROM: Sheryl Stolzenberg, Senior Planner
DATE: August 24, 2005
SUBJECT: Comments on Rural Stewardship proposal
I have the following comments:
Overall comment:
With any change to a comprehensive plan (even for an overlay), a local government needs to provide data
and analysis showing that there is a need for this specific change. The Rural Stewardship application
identifies that fact that the County is facing development pressures and that agriculture is experiencing
serious problems, but it is not clear that this is enough to support this particular change at this particular
location. At the outset of a rural stewardship application, statute indicates that the local government is to
notify DCA in writing of its intent to designate a rural stewardship (was this done?), and 'describe the basis
for the designation, including the extent to which the rural land stewardship area enhances rural land
values, controls urban sprawl ... etc.'
In order to demonstrate that this approach will control sprawl and not simply allow development outside of
an urban services boundary, the County needs to be able to show a need for all the additional development
that appears to be proposed herein. The present population projections contained in the County's plan
don't reflect the need for this additional residential development — in fact, policies in the plan currently state
that the acreage shown on the future land use map are expected to be sufficient for some time to come.
A greater influx of persons is definitely now underway, and the plan needs to be updated — but no current
population estimate or revised projection has been performed. In order to demonstrate the need for the
stewardship, the County and applicant need to demonstrate why all the additional residential units are
required.
Other specific comments:
1. The enabling legislation in Chapter 163 states that a plan amendment designating a rural
stewardship area shall provide for 'criteria for the designation of receiving areas within rural
stewardship areas in which innovative planning and development strategies may be applied.
Criteria shall at a minimum provide for the following: adequacy of suitable land to accommodate
development so as to avoid conflict with environmentally sensitive areas, resources and habitats;
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September 22, 2005
Page 8
Subject: RLSA Amendment
File No.: PA-05-006
compatibility between and transition from higher density to lower intensity rural uses; the
establishment of receiving area service boundaries which provide for a separation between
receiving areas and other land uses within the rural land stewardship area through limitations on the
extension of services; and connection of receiving areas with the rest of the rural land stewardship
area using rural design and rural road corridors.' I am concerned that the policies as specified do
not provide the needed minimum criteria.
a. The Group 4 policies in the Rural Stewardship application are intended to address
criteria for accommodating development, but are so general that 'criteria' cannot be
said to have been provided.
b. For example, Policy 4.7 states that the perimeter of each SRA (Stewardship Receiving
Area) 'shall be designed to provide a transition from higher density and intensity uses
within the SRA to lower density and intensity uses on adjoining property. The edges of
SRAs shall be well defined and designed to be compatible with the character of
adjoining property. Techniques such as, but not limited to setbacks, landscape
buffers ... etc.' A better approach would have been to require that SRAs restrict their
most intense and dense uses toward the center, with declining intensity as they
approach the (rural) lands at their boundaries, or to match the abutting uses — if the
abutting use is active agriculture, the edge of the SRA should be active agriculture,
etc. Edges of SRAs might logically be places where farmers markets might locate.
C. Policy 4.9 identifies allowable open space areas within or contiguous to an SRA to
provide a buffer between the SRA and conserved areas. Included among the open
space uses is a golf course, but the use of intensive chemical to create the fairways
raises the question of how compatible this use is with surrounding rural lands, and the
amount of water needed to irrigate a golf course means that a golf course would be
competing directly with agricultural uses for water.
d. Policy 4.10 says that an 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. No SRA shall be approved unless the capacity of
County collector or arterial roads 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.'
It is not clear how this fits with the statutory requirements that receiving areas are to
connect with the rest of the rural land stewardship area using 'rural design and rural
road corridors.' Also, at present, the County's Transportation Element does have a
level of service for rural roads — it is LOS C. The County's plan also calls for any
development that is outside of the urban service area boundary to become 100%
responsible for the impacts of development. If the rural road expected to serve an SRA
will not be able to meet the adopted LOS of C, will the SRA developer be responsible
for the road improvement — and, if so, will it still be a 'rural road' as required by
statute?
e. Policy 4.11 indicates that SRAs will be required to address adequacy of infrastructure.
Typically, at the plan amendment stage, an analysis is done to determine if other parts
of the comp plan (i.e., potable water, sanitary sewer,etc, ) will need to be revised to
support a land use amendment. This is not a concurrency reservation — it is an
analysis to determine whether other plan changes are needed. Performing this
analysis requires information on how many housing units or square feet of
../
September 22, 2005
Page 9
Subject: RLSA Amendment
File No.: PA-05-006
nonresidential are anticipated. Since so much of the rural stewardship is kind of a 'first -
come -first -served situation, with applicants seeking designation rather than areas
being idenfied up front as receiving areas, this analysis can't be done until the
development stage when it is too late to make changes in the comp plan. That can be
a critical issue where water is concerned. The County needs, at a minimum, to know
the maximum number of units and square feet that can be allowed overall in the rural
stewardship in order to plan for how much demand will be placed on water supplies,
regardless of who the provider is. The County will be required to specify in its
Conservation Element what the total 'urban' (developed area) demand for water will
be, consistent with the SFWMD Water Supply Plan that will be updated by July 2006.
Again, the issue of population projection assumes great importance here.
f. Policy 4.12 addresses fiscal impact and indicates that techniques such as Community
Development Districts or Special Districts 'shall be encouraged'. Unless the County
changes its existing policies with respect to provision of service beyond the Urban
Services Boundary, CDDs or Special Districts shall need to be required.
g. Policy 4.15 indicates that 'public benefit uses' shall not count toward maximum
acreage limits of the SRAs. One of the public benefit uses listed is municipal golf
course. Since this use will be in direct competition with agricultural uses for water
(unless golf courses are mandated to use grey water), I don't see a golf course in a
rural stewardship as a 'public benefit use.'
2. This may have been addressed, and I simply can't find it — the County would greatly benefit
from having policies in this document that specify which types of areas in the Rural
Stewardship will never be available as receiving areas, and then an analysis of all the
remaining areas to determine the maximum population and employment that could be
anticipated if all other eligible areas apply to be SRAs. This would help the County to
understand exactly how much development might result.
,%W
r./
September 22, 2005
Page 10
TO: Michael Brillhart
FROM: Ron Harris
DATE: August 25, 2005
Subject: RLSA Amendment
File No.: PA-05-006
PUBLIC WORKS DEPARTMENT
Engineering Division
MEMORANDUM
SUBJECT: Adams Ranch Rural Lands Stewardship
I have the following suggestion for the Section 4.12.07 paragraph "G" sub -paragraph 1 located
on page 31 of the proposed text amendments to the LDC;
"The SRA Plan and SRA Master Plan shall be prepared by an urban planner who possesses an
ACIP certification, together with at least one of the following:"
A. Professional Engineer licensed in the State of Florida.
B. A qualified environmental consultant.
C. A Landscape Architect licensed in the State of Florida.
D. Professional Surveyor and Mapper licensed in the State of Florida.
Considering the magnitude of the project and the numerous boundary and right of way lines
which will be an integral part of the proposed project it is imperative that a Surveyor be included.
This is the only discipline licensed under Florida Statutes with the expertise to create and
determine boundary locations.
I suggest that it shall be mandatory that ALL of the above disciplines be included on the
Development Team.
Sub -Paragraph 2, should include the requirement for the submittal of a Boundary Survey and
Topographic Survey.
I will provide additional comments ASAP.
Ron Harris
`11V
September 22, 2005 Subject: RLSA Amendment
Page 11 File No.: PA-05-006
NOTICE OF PROPOSED AMENDMENTS TO THE
rirl ST LUCIE COUNTY COMPREHENSIVE PLAN
NOTICE OF INTENT
NOTICE IS HEREBY GIVEN that the Board of County Commissioners of St. Lucie County, Florida, will
consider adopting County Ordinance No. 05-033 which provides for certain amendments to the St Lu-
cie County Comprehensive Plan to establish a Rural Lands Stewardship Area (RLSA) overlay, amend the
future land use designation on certain parcels of land in the unincorporated area of St. Lucie County,
and amend certain other goals, objectives, and policies of the Comprehensive Plan including:
Establish a Rural Lands Stewardship Area overlay as part of the Future Land Use Element and Future
Land Use Map
Amend Policy 1.1.1.1 to add "RLSA" as a Land Use Category
Establish a Rural Lands Stewardship "sending" area and "receiving" area
;_ St. Lucie County
Comprahen5ive PlanAmendmenl
Proposed Rural Lands
Stewardship Area
I,
(RLSA) Overlay
A PUBLIC HEARING on the proposed amendments will be held before the Board of County Commission-
ers of St. Lucie County on September 22, 2005 at 6:00 p.m., or as soon thereafter as the matter may be
heard in the St. Lucie County Commission Chambers at the St. Lucie County Administration Building
Annex, Third Floor, 2300 Virginia Avenue, Fort Pierce, Florida. Matters affecting your personal and
property rights may be heard and acted upon. All interested persons are invited to attend and be
heard.
Copies of the proposed amendments may be obtained from the St. Lucie County Growth Management
Director's Office, St. Lucie County Administration Building, 2300 Virginia Avenue, Fort Pierce, Florida,
34982, and are also available for viewing during regular business hours (8:00 a.m. - 5:00 p.m.) in the of-
fice of the Clerk of the Board of County Commissioners, 230C Virginia Avenue, Administration Building
Annex, 2300 Virginia Avenue, Fort Pierce, Florida 34982. Changes to the proposed amendments may
be made at the public hearing.
If any person decides to appeal any decision made with respect to any matter considered at the meet-
ings or hearings of any board, committee, commission, agency, council or advisory group, that person
will need a record of the proceedings and that, for such purpose, may need to ensure that a verbatim
record of the proceedings is made, which record should include the testimony and evidence upon
which the appeal is to be based. Upon the request of any party to the Proceedings, individuals testify-
ing during a hearing will be sworn in. Any party to the proceeding will be granted an opportunity to
cross-examine any individual testifying during a hearing upon request
Anyone with a disability requiring accommodation to attend this meeting should contact the St Lucie
County Central Services Director at (772) 462-1441 TDD (772) 462-1428 at least forty-eight (48) hours pri-
or to the meeting.
THIS NOTICE EXECUTED and dated this 9th day of September, 2005
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
/S/ FRANNIE HUTCHINSON, CHAIR
PUBLISH DATE: September 11, 2005
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Attachment C
Application for Amendment to the
Text of the St. Lucie County Comprehensive Plan
Justification
*MW
r./
2. Describe any changed conditions that would justify the proposed
amendment.
St. Lucie County, like much of the State of Florida, has been experiencing record
growth in recent years. As a result, there are significant demands for new
residential, employment, research, educational, commercial, office and retail
opportunities. These demands are competing with the need to protect natural
resources and agriculture. With the uncertainty of recent agriculture activities,
growth pressures have begun to move outside of the Urban Service District into
western St. Lucie County. The proposed Goal, Objective and Policies provides a
system to preserve, protect and conserve existing natural resources and
agricultural activities and at the same time allow responsible, compact
development to occur.
3. Describe why there is a need for the proposed amendment.
The Rural Lands Stewardship Area (RLSA) program provides an innovative
planning solution to the recent growth pressures that agricultural lands outside of
the Urban Service District are experiencing. The 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 character. Opportunities
to preserve, protect and conserve existing agriculture activities and natural
resources and also utilize creative land use planning techniques to guide
development and/or incompatible uses away from these areas should be
considered, especially one that is required to be fiscally neutral or positive to the
local economy, such as is being proposed.
4. Describe whether or how the proposed amendment conforms to the St.
Lucie County Comprehensive Plan.
The responses in the table below outline the specific Goals, Objectives and
Policies of the St. Lucie County Comprehensive Plan with which the proposed
Rural Land Stewardship Area (SA) Overly District Goal, Objective, and Policies
and proposed Stewardship Area Land Development Code (LDC) regulations
comply.
Consistency with Goals Objectives and Policies of the St. Lucie County
Comprehensive Plan
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.
Response I The intent of the Rural Lands Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
511912005152714 V-011-AMEGRATH
upa
D6895.000.001- PWRK- 2M10
I J
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development. These elements are also fundamental to the St.
Lucie County Comprehensive Plan and residents of the County.
The RLSA Overlay program provides a system of compensation to
private property owners for the 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 compact development. (Proposed Policy 1.2
Policy
Provide the means to manage growth within the agricultural land
1.1.2.4:
use categories through the orderly delivery of services concurrent
with the impacts of development. It is anticipated that over time
portions of the agricultural land use categories will be converted to
urban uses as services are provided. However, the physical
extension of County provided central sewer and water services
shall only occur consistent with the other provisions of this Plan.
Response
Stewardship Receiving Area (SRA) requires centralized or
decentralized community water and wastewater utilities in Towns,
Villages, and those Hamlets and Compact Rural Developments
exceeding 100 acres in size. Centralized or decentralized
community water and wastewater utilities shall be constructed,
owned, operated and maintained by a private utility service, the
developer, a Community Development District, Ft. Pierce Utilities
Authority, Port St. Lucie Utility Systems Department, St. Lucie
County Utilities, or another governmental entity. Innovative
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 of any Hamlet or CRD 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 Hamlets and Compact Rural Developments of 100
acres or less in size. Proposed Policy 4.11
Policy
Provide adequate buffering and/or setbacks between agriculture
1.1.2.6:
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.
Insure that Agricultural Best Management Practices are used.
Response
The perimeter of each Stewardship Receiving Area (SRA) shall be
designed to provide a transition from higher density and intensity
51Mr-M5. 152714 Ver: 011-AMEGRATH
GM]
04805,000L001- PW RK- 29010
`W
M
uses within the SRA to lower density and intensity uses on
adjoining property. The edges of SRAs shall be well defined and
designed to be compatible with the character of adjoining property.
Techniques such as, but not limited to setbacks, landscape buffers,
and recreation/open space placement or compatible agriculture
may be used for this purpose. Where existing agricultural activity
adjoins an SRA, the design of the SRA must take this activity into
account to allow for the continuation of the agricultural activity and
to minimize any conflict between agriculture and SRA uses.
Proposed Policy 4.7
Policy
Consistent with Objective 1.1.16 to allow for eco-tourism uses
1.1.2.7:
within the Agricultural areas.
Response
Ecotourism will be an allowed use in the Rural Lands Stewardship
Area (RLSA).
Policy
Require that new development be designed and planned in a
1.1.4.2:
manner that does not place an unanticipated economic burden
u on the services and facilities of St. Lucie County.
Response
Each Stewardship Receiving Area (SRA) must demonstrate that its
development, as a whole, will be fiscally neutral or positive to the
St. Lucie County tax base, at the end of each phase, or every five
(5) years, whichever occurs first, and in the horizon year (build -
out). Techniques that support fiscal self-sufficiency such as
Community Development Districts and/or Special District shall be
encouraged. Proposed Policy 4.12)
Policy
Continue to encourage the use of cluster housing and planned unit
1.1.4.3:
development techniques to conserve open space and
environmentally sensitive areas, through the County's Land
Development Regulations.
Response
The Rural Land Stewardship Area (RLSA) protects Natural
Resources through directing growth to suitable areas. Lands within
the RLSA kept as permanent agriculture, open space or
conservation uses will be identified as Stewardship Sending Areas
(SSAs).
Within the RLSA Overlay, agriculture, open space, which by
definition shall include public and private conservation lands,
undeveloped areas of designated Stewardship Sending Areas
(SSAs), water retention and management areas and recreation
uses, will continue to be the dominant land use. Therefore, open
space adequate to serve the forecasted population and uses within
51192005. ISV14 V., 011-AMEGRATH
0469
Od8B5.000.001• PWRK-29010
%W
the Stewardship Receiving Area (SRA) is provided. To ensure that
SRA residents have such areas proximate to their homes, open
space shall comprise a minimum of thirty-five percent of the gross
acreage of an individual SRA Town or Village, or those hamlets or
Compact Rural Developments exceeding 100 acres. Gross
acreage includes only that area of development within the SRA that
requires the consumption of Stewardship Credits. (Proposed Policy
4.13)
Policy On -site and off -site. All development outside the Urban Service
1.1.5.9: Area shall pay the entire cost of its fiscal impacts on public facilities
and services.
Response Stewardship Receiving Areas (SRAs) are required to be fiscally
neutral of positive. Each SRA must demonstrate that its
development, as a whole, will be fiscally neutral or positive to the
St. Lucie County tax base, at the end of each phase, or every five
(5) years, whichever occurs first, and in the horizon year (build -
out). This demonstration will be made for each 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 ("FIAM") developed by
the State of Florida or with Burchell et al., 1994,
development Assessment Handbook (ULI). The BOCC
may grant exceptions to this policy of fiscal neutrality to
accommodate affordable or workforce housing.
Techniques that support fiscal self-sufficiency such as Community
Development Districts and/or Special District shall be encouraged.
At a minimum, an SRA analysis of fiscal neutrality shall consider
the following public facilities and services: transportation, potable
water, wastewater, irrigation water, stormwater management, solid
waste, parks, law enforcement, and schools. Development phasing
and funding mechanisms shall address any adverse impacts to
adopted minimum levels of service pursuant to the St. Lucie
County Comprehensive Plan and Land Development Code.
511912005-152714 VW: 011-AMEGR TH
upa
01695-000-001- PNRN- 29010
tir
Nad
(Proposed Policy 4.12)
Policy
As provided for under Policy 1.1.5.2, construction of new residential
1.1.5.12:
development at densities greater than two units per acre shall only
be permitted when central or on -site water and central or on -site
wastewater systems are available or will be provided concurrent
with the impacts of development, consistent with the adopted levels
of service found in the plan.
Response
Centralized or decentralized community water and wastewater
utilities are required in Towns, Villages, and those Hamlets and
Compact Rural Developments exceeding 100 acres in size.
Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by a
private utility service, the developer, a Community Development
District, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems
Department, St. Lucie County Utilities, or another governmental
entity. Innovative 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 of any
Hamlet or CRD 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 Hamlets and Compact Rural Developments of
100 acres or less in size. (Proposed Policy 4.11
Objective
St. Lucie County shall require, through the County's Land
1.1.6:
Development Regulations, the protection of historically significant
structures, facilities and locations within the unincorporated areas
of the County, as identified by the State of Florida or the Federal
Register of Historic Places.
Response
Preservation and conservation of lands with cultural heritage
significance within the Rural Land Stewardship Area (RLSA) shall
be encouraged. Cultural heritage shall include those lands that
have an archeological site, structures designed with Old Florida
vernacular or other historic Florida architecture, or lands that have
historical significance to St. Lucie County. (Proposed Policy 2.6
and proposed Land Development Code (LDC) Section 4.12.06.B.3
Policy
Continue to support and encourage innovative land use
1.1.7.1:
development patterns through adequate provision in the County's
Land Development Regulations including Planned Unit
Developments PUD . Planned Non -Residential Development
61191200&1617M V.: 011-AMEGRATH
0469
06896-000-001- PWRK- 29010
`✓
rr/
(PNRD) and the Planned Mixed Use Development (PMUD) zoning
desi nations.
Response
St. Lucie County will encourage and facilitate uses that enable
economic prosperity and diversification of the economic base of the
Rural Land Stewardship Area (RLSA). St. Lucie County will also
encourage development that utilizes creative land use planning
techniques and facilitates a compact form of development to
accommodate population growth by the establishment of
Stewardship Receiving Areas (SRAs). Incentives to encourage and
support the diversification and vitality of the rural economy such as
flexible development regulations, expedited permitting review, and
targeted capital improvements shall be incorporated into the Land
Development Code (LDC) Stewardship District. (Proposed Policy
4.1 and proposed LDC Section 4.12.07.0
Policy
Encourage the use of the Planned Mixed Use Development
1.1.7.2:
(PMUD) zoning designation, which permits both residential and
non-residential development within a single planned development.
Response
The intent of the Rural Land Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development, and provide a system of compensation to private
property owners for the 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 compact development. (Proposed Policies 1.2 and
4.14
Policy
All new subdivisions, planned unit developments and site
1.1.8.1:
development plans shall be designed to include an efficient system
of internal traffic circulation, that does not require internal trips or
trips of short duration to be forced onto the major roadway network.
Response
The Stewardship Receiving Area (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. 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
511912005-152710 Vw:011-AMEGR TH
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shall adhere to the requirements of Section 4.12.07.K.1 or its
successor regulation shall be prepared for each proposed SRA to
provide the necessary data and analysis. (Proposed Policy 4.10
and proposed Land Development Code (LDC) Sections
4.12.07.A.1.h and 4.12.07.1.1.a
Policy
Explore development patterns, which allow for employment and
1.2.2.1:
shopping opportunities in close proximity to residential uses.
Response
Stewardship Receiving Areas (SRAs) are required to provide for a
full range of uses. As such, the new development will result in
employment and retail opportunities. (Proposed Policy 4.14 and
Land Development Code LDC Section 4.12.07.1.1.a
Goal 2.1:
Provide safe and efficient integrated multi -modal transportation
system which addresses the future needs of St. Lucie County for
movement of people and goods, and which considers social,
economic, energy and environmental effects of the transportation
system.
Response
The Stewardship Receiving Area (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. Additionally, the
transportation network shall be designed in an interconnected
system of streets, sidewalks, and pathways. (Proposed Policy 4.10
and proposed Land Development Code (LDC) Sections
4.12.07.A.1.h and 4.12.07.1.2.b.ii)
Goal 8.1:
The natural resources of St. Lucie County shall be protected,
appropriately used, or conserved in a manner which maximizes
their functions, and values.
Response
The intent of the Rural Land Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development, and provide a system of compensation to private
property owners for the 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 compact development. The strategies herein are based
on the principles of Florida's Rural Lands Stewardship Act, Chapter
163.3177(11)(d) F.S. The RLSA Overlay shall include innovative
and incentive based tools, techniques and strategies that are not
W16200fr 162714 Vx Oil-AMEGRATH
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dependent on a regulatory approach, but will complement existing
local, regional, state and federal regulatory programs.
Additionally, agriculture is a valuable benefit to St. Lucie County as
it provides for example, open space, recharges groundwater,
provides employment and conserves and protects floodplains.
(Proposed Policies 1.2 and 2.5)
Policy The County shall require the protection of endangered and
8.1.8.2: threatened plant and animal populations and the conservation of
the native habitat, including intact canopy, understory and ground
cover; upon which these populations depend for survival. Possible
mechanism would include:
a. Assisting in the application of and compliance with federal
and state regulations;
b. Consulting with appropriate federal and state agencies
during development reviews when endangered or threatened
species may be onsite;
C. Establishing management programs with incentives for
private landowners to protect or conserve habitats, such as
reduced parking, landscaping, or credit for park and
recreation impact fees;
d. Using conservation easements, cluster site planning and
micro -siting of buildings; and
e. Assisting the state in developing an education program to
promote the preservation of endangered and threatened
species.
Response Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of Stewardship
Sending Areas (SSAs) within the Rural Lands Stewardship Area
(RLSA) Overlay. In addition, HYSAs and WRAs also provide
habitat value. HSAs, HYSAs and WRAs are delineated on the
Overlay Map. 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, HYSAs and
WRAs by the creation and transfer of Credits, resulting in the
elimination of permitted land uses and the establishment of
protection and conservation measures. (Proposed Policy 3.2)
Policy Land use decisions shall consider the effects of development
8.1.8.10: impacts on fish, wildlife and habitat and the cumulative impact of
development and redevelopment upon wildlife habitat. In cases
where rare, endangered, threatened or species of special concern
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are known to be present, a condition of approval will be that a
management plan prepared and approved by appropriate state and
federal agencies be completed prior to development approval.
Classification of listed fish, wildlife and habitat is defined by the
Federal government, the State of Florida, including the Florida Fish
and Wildlife Conservation Commission and the Florida Natural
Areas Inventory. In addition, this policy shall apply to any species
or native habitat the Treasure Coast Regional Planning Council
determines to be regionally rare, endangered or threatened with
extinction. To ensure adequate protection, protected plants and
animals, which cannot be provided with sufficient undisturbed
habitat to maintain the existing population in a healthy, viable state
on site, shall be effectively relocated in accordance with local, state
and federal regulations.
Response Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of Stewardship
Sending Areas (SSAs) within the Rural Lands Stewardship Area
(RLSA) Overlay. In addition, HYSAs and WRAs also provide
habitat value. HSAs, HYSAs and WRAs are delineated on the
Overlay Map. 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 and the establishment of protection and
conservation measures. (Proposed Policy 3.2)
Policy The County shall require clustering of dwelling units and/or open
8.1.8.16: space for land development projects which contain environmentally
sensitive lands and critical habitats within its project boundaries, in
order to preserve these resources.
Response Open space within or contiguous to an Stewardship Receiving
Area (SRA) shall be used to provide a buffer between the SRA and
any adjoining Hydrologic Stewardship Area (HYSA), Habitat
Stewardship Area (HSA), or existing public or private conservation
land delineated on the Overlay Map. Open space contiguous to or
within 300 feet of the boundary of a HYSA, HSA, or existing public
or private conservation land may include: compatible agricultural
uses, natural preserves, lakes, golf courses provided no fairways or
other turf areas are allowed within the first 200 feet, passive
recreational areas and parks, required yard and set -back areas,
and other natural or manmade open space.
Additionally, in order to promote compact, mixed use development
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and provide the necessary support facilities and services to
residents of rural areas, the SRA designation entitles a full range of
uses, accessory uses and associated uses that provide a mix of
services to and are supportive to the residential population of an
SRA (Proposed Policies 4.9 and 4.14
Policy
Habitats supporting endangered and threatened species should be
8.1.8.17:
preserved, protected and managed so as to continue the value of
the habitat to the endangered and threatened species found to be
dependent on it
Response
Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of as
Stewardship Sending Areas (SSAs) within the Rural Land
Stewardship Area (RLSA) Overlay. In addition, HYSAs and WRAs
provide habitat value. HSAs, HYSAs and WRAs are delineated on
the Overlay Map. 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 and the establishment of protection and
conservation measures. (Proposed Policy 3.2)
5. Provide a statement outlining the extent to which the proposed amendment:
a. Is compatible with existing land uses:
The proposed request is compatible with existing land uses in that what is being
requested is an Overlay to the existing Future Land Use designation. The
underlying land uses on a given property will remain the same until such time as a
property owner voluntarily initiates the Rural Lands Stewardship Area (RLSA)
Overlay program by requesting a designation of Stewardship Sending Area (SSA)
or Stewardship Receiving Area (SRA). The land uses and design guidelines
included in the proposed Comprehensive Plan and Land Development Code
Amendments ensure compatibilities with the existing agriculture uses.
b. Affects the capacities of public facilities, including but not limited to
transportation facilities, sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities:
A detailed analysis of the potential affects on the capacities of public facilities is a
Policy of the proposed Comprehensive Plan amendment. An Impact Assessment
shall be prepared and submitted by a property owner as part of a Stewardship
Receiving Area (SRA) Application for Designation. The SRA Impact Assessment
Report shall address the requirements of proposed Section 4.12.07.J of the St.
501%2005.152714 V-011•AMEGR TH
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err V
Lucie County Land Development Code (LDC). Impact assessments are intended
to identify methods to be utilized to meet the SRA generated impacts on public
facilities and to evaluate the self-sufficiency of the proposed SRA with respect to
these public facilities. Information provided within these assessments may also
indicate the degree to which the SRA is meeting the fiscal neutrality requirements
of proposed Section 4.12.07.K of the LDC. A review of the affect on public
facilities, including fiscal impacts, is required at the end of each phase of
development or every five (5) years, whichever occurs first, as well as at project
build -out, pursuant to proposed Policy 4.12 of the Comprehensive Plan.
c. Affects the natural environment:
The program described in this amendment is designed to have positive impacts on
the natural resources occurring on or adjacent to the amendment lands. A
detailed ecological assessment of the lands involved was undertaken prior to this
submittal. This includes an overall appraisal of the soils, water retention areas,
natural community types, and wildlife. The proposed amendment provides for an
incentive based system to protect high valued natural resources at no cost to the
public. One of the primary purposes of the proposed Comprehensive Plan Text
Amendment is the focus on the natural environment through the preservation,
protection and conservation of prioritized Hydrological Stewardship Areas, Habitat
Stewardship Areas and Water Retention Areas. Opportunities for the creation,
restoration or enhancement of the natural environment are also through proposed
Policy 3.8. The positive effects to the natural environment through the
implementation of the Rural Lands Stewardship Program (RLSA) are infinite.
d. Will result in an orderly and logical development pattern:
The proposed Comprehensive Plan Text Amendment will result in an orderly,
logical and sustainable development pattern by setting the framework of Goals,
Objectives and Policies to implement the Rural Lands Stewardship Area (RLSA)
program. The RLSA program, in conjunction with the Stewardship Area (SA)
Overlay District regulations as adopted in the Land Development Code (LDC), will
set forth the regulations for the development patterns of all new communities
under this program — whether they are a Town, Village, Hamlet or Compact Rural
Development. Detailed planning and forethought has gone into the entire program
including the requirement that design standards for each type of land use
proposed within a Stewardship Receiving Area (SRA) must be provided at the time
of application submittal. All SRA design standards shall be consistent with the
Design Criteria contained in proposed Policy 4.11 and proposed Section 4.12.07.1.
of the St. Lucie County LDC. The criteria requires that the SRAs be designed in a
progressive manner to transition from the surrounding rural environment into the
greatest density, intensity and diversity occurring within the Core of the
community; with the least density, intensity and diversity occurring within the
Neighborhood Edge, if used, resulting in a natural development pattern and
transition back into the rural/agricultural landscape.
5/19 M& 162714 Vx 011-AMEGRA7H
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`AW
14111110
FFICE USE ONLY:
DATE FILED:
REVIEW FEE:
CONCURRENCYFEE:
RECEIPT NO.:
RECEIPT NO.:
SP NUMBER:
RESOLUTION NUMBER
CERT. CAP. NO.:
6 O ST. LUCIE COUNTY
DEPARTMENT OF COMMUNITY DEVELOPMENT
i 2300 VIRGINIA AVENUE, ROOM 201
FORT PIERCE, FL 34982-5652
772- 482-2822
APPLICATION FOR AMENDMENT TO THE
TEXT OF THE ST. LUCIE COUNTY ZONING ORDINANCE
DIRECTIONS FOR SUBMITTAL
Please complete the requested information and submit all items to the St. Lucie County Department at Community
Development, 2300 Virginia Avenue, Room 201. FL Pierce, FL 34982. All applications must be accompanied by the
proper non-refundable application fee. For additional details on the Information necessary for a submission of a site plan
adjustment. please rotor to Section 1102.00. St. Lucie County Land Development Code. For assistance in submitting the
application, please contact the St Lucre County Department at Community Development, Planning Division.
REVIEW FEES
TEXT AMENDMENT $ 800.00
Following notification that the application is complete, this petition will be scheduled for the next available Planning and
Zoning Commission meeting. The Planning & Zoning Commission meets on the third Thursday of each month.
Presentation to the Board of County Commissioners is dependent upon scheduling before the Planning and Zoning
Commission. Please allow a minimum of 90 to 120 days for completion of the public hearing process following the
certification of this petition.
Initial submissions shall include the following:
1) One (1) original of the completed zoning code text amendment application;
Applicant's Name Family Lands Remembered LLLP
Applicant's Address 7128 S E Rivers Edge Road Jupiter FL 33458
Applicant's Phone (561)202-7188
Applicant's Fax (561)745-2459
Agent's Name Gunster, Yoakley & Stewart P.A. (c/o Robert S. Ravnes, Jr., Escl.)
Agent's Address 800 SE Monterey Commons Blvd. Suite 200
Agent's Phone 772)288-1980
Agent's Fax (772)288-0610
ALL APPLICATIONS FOR ZONING CODE TEXT AMENDMENT MUST BE COMPLETED AND FILED WITH THE
DEPARTMENT BEFORE 4:30 PM EACH BUSINESS DAY TO MEET APPLICABLE FILING DEADLINES. FOR AN
APPLICATION SUBMISSION TO BE DETERMINED COMPLETE, ALL REQUIRED MATERIALS MUST BE PRESENT
AT THE TIME OF SUBMISSION.
Stuart 206963.3
ST. LUCIE COUNTY 1%ftv
APPLICATION FOR ZONING TEXT AMENDMENT REV. 1/19/00
THE FOLLOWING INFORMATION YOU PROVIDE IS VERY IMPORTANT IN DETERMINING THE OUTCOME OF
YOUR ZONING CODE TEXT AMENDMENT. IT IS REQUIRED BY SECTION 11.06.00, ST. LUCIE COUNTY LAND
DEVELOPMENT CODE THAT APPROPRIATE FINDINGS BE MADE TO JUSTIFY A ZONING CODE TEXT
AMENDMENT. PLEASE USE ADDITIONAL PAGES, IF NECESSARY, TO JUSTIFY YOUR REQUEST.
1. Provide the precise wording of the proposed amendment to the text of the St. Lucie County Zoning Ordinance.
Please See Attachment B for the proposed text amendment to the Zoning Ordinance
2. Describe any changed conditions that would justify the proposed amendment..
Please See Attachment C for a complete justification
3. Describe why there is a need for the proposed amendment.
Please See Attachment C for a complete justification
4. Describe whether or how the proposed amendment conforms to the St. Lucie County Comprehensive Plan.
Please See Attachment C for a complete justification.
5. Provide a statement outlining the extent to which the proposed amendment:
a. Is compatible with existing land uses:
Please See Attachment C for a complete justification
b. Affects the capacities of public facilities, including but not limited to transportation facilities, sewage
facilities, water supply, parks, drainage, schools, and emergency medical facilities:
Please See Attachment C for a complete iustification
C. Affects the natural environment:
Please See Attachment C for a complete iustification
d. Will result in an orderly and logical development pattern:
Please See Attachment C for a complete iustification.
Stuart 206963.3
ST. LUCIE COUNTY yam/
APPLICATION FOR ZONING TEXT AMENDMENT REV. 1119/00
SPECIAL NOTICE
(PLEASE READ BEFORE SIGNING ACKNOWLEDGMENTS BELOW)
Submission of this application does not constitute the granting of site plan approval. All appropriate requirements must be
met prior to this project being presented for approval to the appropriate authority. St. Lucie County reserves the right to
request additional information to ensure a complete review of this property/project.
Applicant Information (Property Developer)
Name: Family Lands Remembered LLLP
Address: 7128 S. E. Rivers Edne Road
Jupiter, FL 33458
Phone: (5611202-7188 Fax: (561)745-2459
Family Lands Remembered LLLP
By: Family li
Enrique A. Tomeu,
Property Owner Information
ACKNOWLEDGMENTS
partner
Agent Information:
Name: Gunster. Yoakley & Stewart P.A.
Address: 800 SE Monterey Commons Blvd. St 200
Stuart, FL 34996
Phone: (772)288-1980 Fax: (772)288-0610
3
This application will not be considered complete without the notarized signature of all property owners of record which
shall serve as an acknowledgment of the submission of this application for site plan approval. The property owner's
signature below shall also serve as authorization for the above applicant or agent to act on behalf of said property owner.
Please see Attachment A for all property ownership information. Also, please see the attached Limited Power of
Attorney for the Cloud Grove Owner's signature.
Stuart 206963.3
ST. LUCIE COUNTY `4/'
APPLICATION FOR ZONING TEXT AMENDMENT REV. 1 /19/00
Prgper Signature:
MailiMailing
ng Address: P.O. Box 12909
Ft. Pierce, FL 34979-2909
Phone: (772)461-6321
STATE OF FLORIDA
COUNTY OF ST. LUCIE
The foregoing instrument was acknowlgdged before me this ---
day of May 2005, by fi��iL�:
who is personally known -to me or who has produced as identification.
Signature of Notary
Type or Print Name of Ndt'bry
Notary Public Title
7)1) ' Commission Number
(Se a1)
Mailing Address: P.O. Box 12909
Ft. Pierce, FL 34979-2909
Phone: (7721461-6321
STATE OF FLORIDA
COUNTY OF ST. LUCIE
The foregoing instrument was acknowl dged b@fore me this 1?4 t
day of May 2005, by � _ K .y��
who is personally known to me or who has produced as identification.
1&a�W IZ ZI
Signature of Nota��rr��!
Rio v iC, Venn/n e
Type or Print Name of Notatf
Notary Public Title
?9 6 44� Commission Number
(Seal)
Property Owner Name (Please Print)
Adams Ranch Inc.
Property Owner Name (Please Prir
Arcco of Saint Lucie County Inc.
ST. LUCIE COUNTY►
APPLICATION FOR ZONING TEXT AMENDMENT REV. 1/19/00
Property er Signature:
Mailing Address: P.O. Box 12909
Ft. Pierce, FL 34979-2909
Phone: (7721461-6321
STATE OF FLORIDA
COUNTY OF ST. LUCIE
The foregoing instrument was acknowledged before me this
day of May 2005, by Alto Lee Adams, Jr. who is personally known to
me or who has produced as identification.
Si nature of Notary /
%ia&e- e W'ge';"1'nQ
Type or Print Name of Notary
Notary Public Title
an I? /4� 6 Commission Number
(Seal)
OFFICE USE ONLY
Project Reviewer.
DRC Review:
Approval Date:
Comments:
Property Owner Name (Please Print)
Alto Lee Adams, Jr.
%W
Attachment B
V
Application for Amendment to the
Text of the St. Lucie County Zoning Ordinance
Proposed Text
V
r./
4.12.00 ST. LUCIE COUNTY STEWARDSHIP AREA OVERLAY DISTRICT STANDARDS
AND PROCEDURES
4.12.01. Specific Definitions Applicable to the Stewardship Area (SA) Overlay District
As used in the SA Overlay District Regulations, the terms set forth below shall have the
following meanings to the exclusion of any meanings ascribed to such terms in section
2.00.00:
ACCESSORY DWELLING UNIT. A dwelling unit that is supplemental and subordinate
to a primary dwelling on the same premises, limited to 900 square feet.
AGRICULTURE INDEX. A measurement system that establishes a value for existing
agriculture activities.
BUILDING HEIGHT. Refers to the vertical extent of a building. Building height is
measured in Stories.
BUILDING HEIGHT TO STREET WIDTH RATIO. The maximum height of the tallest
building divided by the width of the street. The street width is the distance between two
building facades.
CIVIC AND INSTITUTIONAL USES. Structures developed 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 St. Lucie County Rural Lands Stewardship Area
Overlay Map.
COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides
flexibility with respect to the mix of uses and design standards. A CRD may include, but
is not required to have permanent residential housing and the services and facilities that
support permanent residents. An example of a CRD without permanent residential
housing is an ecotourism CRD that would have a unique set of uses and support
services different from a traditional residential village. It may contain transient lodging
facilities and services appropriate to eco-tourists, but may not provide for the range of
services necessary to support permanent residents.
CONSERVE. To use carefully or sparingly, avoiding waste.
CONTEXT ZONES. Areas that establish the use, intensity and diversity within a village.
Context zones specify permitted land uses, FARs, building height, setbacks, and other
regulating elements to guide the transition of uses back to the surrounding rural
environment.
DESIGNATION. A distinguished area defined as a Stewardship Sending Area or
Stewardship Receiving Area, as approved by the Board of County Commissioners.
LDC Text Amendment
Attachment B
v
2
Section 4.12.01
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 SA
Overlay Map, which consist of areas with natural characteristics that make them
preferred habitat for listed species.
HAMLET. A form of SRA development that are small rural residential areas with
primarily single-family housing and a limited range of convenience -oriented services.
Hamlets serve as a more compact alternative to traditional five (5) acre lot rural
subdivisions currently allowed by the underlying zoning.
HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated on
the SA Overlay Map, which primarily include privately owned wetlands. HYSAs form the
primary wetland Hydrologic systems in the SA Overlay District.
LANDMARK BUILDING. A prominent civic or institutional building that creates a
significant community feature, focal point, or terminating vista.
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 (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 SA Overlay
Designation.
NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Lands Area Natural
Resource Index Map graphically illustrates the Index as existent at time of adoption of
the Comprehensive Plan.
LDC Text Amendment
Attachment B
M
3
Section 4.12.01
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.
NEIGHBORHOOD EDGE. A defining Context Zone that includes the least intensity and
diversity within a Town, Village Hamlet or CRD. The zone may be predominantly single-
family residential and recreational uses. The Neighborhood Edge may be used to
provide a transition to adjoining rural land uses.
NEIGHBORHOOD GENERAL. A defining Context Zone that creates community
diversity with the inclusion of a mix of single and multi -family housing, neighborhood
scale goods and services, schools, parks and other recreational uses, and open space.
NEIGHBORHOOD GOODS AND SERVICES. Areas located within the Neighborhood
General Context Zone that are intended to provide convenient neighborhood scale retail
and office use within proximity to the residential uses in order to support community
walkability.
OPEN. Privately owned lands delineated on the SA Overlay Map, the majority of which
have a Natural Resource Index Value of 1.4 or less, and are typically suitable for
development.
OPEN SPACE. Open space includes active and passive recreational areas such as
parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood
plains, nature trails, native vegetation preserves, landscape areas, public and private
conservation lands, agricultural areas (not including structures), 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.
POST -SECONDARY INSTITUTION ANCILLARY USES. Any use or facility owned by a
public or private post -secondary institution.
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 (preK-12) and public or private post secondary institutions, Post Secondary
Institution Ancillary Uses, affordable housing, future transportation corridors including
transit, community parks exceeding the minimum requirement of 200 square feet per
dwelling unit, municipal golf courses, regional parks, agricultural, environmental or
natural resource research centers, governmental facilities, and other uses as may be
approved by the Board of County Commissioners which are determined to provide public
benefit.
SA OVERLAY DISTRICT. St. Lucie County Stewardship Area Overlay District. The area
generally depicted on the Future Land Use Map and specifically depicted on the Official
Zoning Atlas Map as the Stewardship Area Overlay.
LDC Tent Amendment
Attachment B
4ri
4
Section 4.12.01 (cont.)
SA OVERLAY MAP. The map entitled "St. Lucie County Stewardship Area Overlay
Map," which identifies those areas classified as HYSA, HSA, WRA, and Open.
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 Sending Area Land Use Matrix.
SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the
permitted and conditional land uses within the underlying zoning set forth in Section
4.12.06.13.6 with each Sending Area Land Use Layer displayed as a single column.
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.
SPECIAL DISTRICTS. An area dedicated for certain uses that cannot be incorporated
into one of the Context Zones. Special Districts provide for the inclusion of unique uses
and development standards not otherwise defined in a Context Zone.
SRA - STEWARDSHIP RECEIVING AREA. A designated area within the SA Overlay
District that has been approved for the development of a Town, Village, Hamlet or CRD
and that requires the consumption of Stewardship Credits.
SSA - STEWARDSHIP SENDING AREA. A designated area within the SA Overlay
District that has been approved for the generation of Stewardship Credits in exchange
for the elimination of one or more Sending Area Land Use Layers.
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 acre of land in an SRA as provided in Section 4.12.06.B.
STEWARDSHIP CREDIT DATABASE. A database maintained by the County that
keeps track of all of the Credit transactions (generation of Credits through SSA
designation and the consumption of Credits through SRA designation) approved by the
County.
STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and
preserve natural resources, cultural areas, and agricultural areas in exchange for the
use of Stewardship Credits to entitle compact forms of rural development. The greater
the natural resource agricultural 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.
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.
STEWARDSHIP OVERLAY CLASSIFICATION. One of the indices comprising the
Natural Resource Index Value of land, with values assigned based upon the
LDC Text Amendment
Attachment B
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5
Section 4.12.01 (cont.)
classification of the land on the SA Overlay Map as Hydrologic Stewardship Area
(HYSA), Habitat Stewardship Area (HSA), or Water Retention Area (WRA).
STORY. That portion of a building included between a floor which is calculated as part of
the building's habitable floor area and the floor or roof next above it.
STORY, HALF. The designation of a space on the upper level of a building in which the
walls at the eaves are zero to four feet.
TOWN. 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. Towns have high level services and
infrastructure which support development that is compact, mixed use, human scale, and
provides a balance of land uses to reduce automobile trips and increase livability. Towns
are comprised of several Villages and/or neighborhoods that have individual identity and
character.
TOWN CENTER. A defining Context Zone that is intended to provide a wide range of
uses, including daily goods and services, culture and entertainment, and residential uses
within a Town. The Town Center is an extension of the Town Core, however the intensity
is less as the Town Center serves as a transition to surrounding neighborhoods.
TOWN CORE. A defining Context Zone within a Town. The Town Core is the most
dense and diverse Context Zone with a full range of uses. The Town Core is the most
active area within the Town with uses mixed vertically and horizontally.
UNDERLYING ZONING. The allowable uses, density, intensity and other land
development regulations assigned to land within the SA Overlay District by the St. Lucie
County Land Development Code in effect prior to the adoption of the SA Overlay District
and prior to SSA and/or SRA approval.
VILLAGE. 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 village. Villages are comprised of residential neighborhoods and shall include
a mixed -use village center to serve as the focal point for the community's support
services and facilities.
VILLAGE CENTER. A defining Context Zone within a Village that is intended to provide
a wide range of uses including daily goods and services, culture and entertainment, and
residential uses within a Village.
WRA - WATER RETENTION AREA. Privately owned lands delineated on the SA
Overlay Map, that serve to function as agricultural water retention and conveyance areas
or other water storage areas and that provide surface water quality and other natural
resource value.
LDC Text Amendment
Attachment B
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4.12.02. INTENT
6
Section 4.12.01 (cont.)
This Section is intended to recognize the unique characteristics of certain lands within
unincorporated St. Lucie County and to protect agricultural viability, to direct incompatible
uses away from wetlands and upland habitat, to discourage urban sprawl, and to encourage
development that uses creative land use planning techniques, and promote economic
prosperity and diversification.
Establishment of SA Overlay District
In order to implement the SA Overlay District Regulations, a SA Overlay District, to be
designated as " SAO" on the official zoning atlas, is hereby established.
A. The lands included in the SA Overlay District and to which the SA Overlay District
Regulations apply are depicted by the St. Lucie County Rural Lands Stewardship Area
Overlay Map.
B. Within the SA Overlay District, lands may be designated to implement the Stewardship
Credit system as follows:
1. Establishment of SSA designations. A SA Overlay District classification to be
known as SSAs, and to be designated on the official zoning atlas by the
symbol
2. "A- SAO-SSA", is hereby established. This overlay district classification will be
used for those lands within the SA Overlay District that are designated by the
Board of County Commissioners (BOCC) as SSAs. The placement of this
designation shall be governed by the procedures as prescribed in the SA
Overlay District Regulations.
3. Establishment of SRA designations. A SA Overlay District classification to be
known as SRAs, and to be designated on the official zoning atlas by the
symbol "A- SAO-SRA', is hereby established. This overlay district
classification will be used for those lands within the SA Overlay District that
are designated by the BOCC as SRAs. The placement of this designation
shall be governed by the procedures as prescribed in the SA Overlay District
Regulations.
4.12.03. ESTABLISHMENT OF LAND USES ALLOWED IN THE SA OVERLAY DISTRICT
Permitted land uses allowed within the SA Overlay District are of two types: those allowed
by the underlying zoning prior to designation of SSAs and SRAs, and; those uses provided
for in SSAs and SRAs after designation. The underlying permitted uses within the SA
Overlay District are defined in the underlying agriculture zoning. Upon designation of SSAs
and SRAs pursuant to the SA Overlay District Regulations, the land uses allowed shall be
as provided in sections 4.12.06 and 4.12.07, respectively. Lands that are in the SA Overlay
District but that have not been designated as an SSA or SRA, maintains the same
underlying agriculture zoning and conditional use rights until such time the property owner
voluntarily opts into either an SSA or SRA.
LDC Text Amendment
Attachment B
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4.12.04. IMPLEMENTATION OF STEWARDSHIP CREDITS
7
Section 4.12.04
A. Establishment of a Stewardship Credit Database. As part of the initial
implementation of the SA Overlay, the County Administrator or designee shall cause
to be developed a Stewardship Credit Database to track the generation (by SSAs)
and consumption (by SRAs) of Stewardship Credits within the SA Overlay District.
The database shall be in an electronic form that can be linked to the SA Overlay Map
and can readily produce reports that will afford convenient access to the data by the
public. The database shall be updated upon approval of an SSA or SRA Designation
Application and Credit Agreement.
B. Density and Use. Except as provided herein, there shall be no change to the
underlying density and permitted uses of land within the SA Overlay District, as set
forth in the underlying zoning, until a property owner elects to utilize the provisions of
the Stewardship Credit System pursuant to the provisions of Section 4.12.04. No part
of the Stewardship Credit System shall be imposed upon a property owner without
that owner's written consent. It is the intent of the SA Overlay District Regulations
that a property owner will reserve Stewardship Credits consistent with Policy 3.6 of
the SA Overlay for the voluntary stewardship, protection and conservation of
important agricultural, cultural and natural resources. The underlying zoning and
uses will remain in effect for all land not subject to the transfer or receipt of
Stewardship Credits.
C. Creation of Stewardship Credits/General. Stewardship Credits (Credits) may
be created from any lands within the SA Overlay District from which one or more
Sending Area Land Use Layers are removed. These lands will be identified as SSAs.
All privately owned lands within the SA Overlay District are eligible for designation as
an SSA. Upon petition by the property owner seeking an SSA designation, and
approval by Resolution by the BOCC, land becomes designated as an SSA by the
process outlined herein. For each SSA, a Stewardship Agreement shall be
developed that identifies those land uses that have been removed. Once land is
designated as an SSA and Credits are granted to
the owner, no increase in density or uses that are inconsistent with the Stewardship
Agreement shall be allowed on such property.
D. Transfer of Stewardship Credits/General. Credits can be transferred only to
lands within the SA Overlay District that meet defined suitability criteria and
standards set forth in Section 4.12.07.A.1 and that have been designated as SRAs.
The procedures for the establishment and transfer of Credits and SRA designation
are set forth herein. Stewardship Credits will be exchanged for additional residential
or non-residential entitlements in an SRA on a per acre basis. SRA density and
intensity will thereafter differ from the underlying zoning.
E. Allocation of Stewardship Credits/General. Stewardship Credits generated
from one SSA may be allocated to one or more SRAs, and an SRA may receive
Stewardship Credits generated from one or more SSAs.
LDC Text Amendment
Attachment 8
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8
Section 4.12.04
4.12.05. LANDS WITHIN THE SA OVERLAY DISTRICT PRIOR TO SSA OR SRA
DESIGNATION
All lands within the SA Overlay District have been delineated on the SA Overlay Map.
Unless and until designated as an SSA or SRA, lands within the SA Overlay District shall
remain subject to the underlying agriculture zoning.
A. Underlying zoning and permitted uses. The underlying zoning and permitted
uses shall apply until lands within the SA Overlay District are voluntarily designated
as an SSA or SRA and shall remain in effect for all land not subject to the transfer or
receipt of Stewardship Credits.
B. Density and Intensity. No increase in density or intensity within the SA Overlay
District is permitted beyond the underlying agriculture zoning except in areas
designated as SRAs. Within SRAs, density and intensity may only be increased
through the provisions of the Stewardship Credit System.
4.12.06. SSA DESIGNATION
Lands within the SA Overlay District may be designated as SSAs subject to the following
regulations:
A. Lands Within the SA Overlay District that can be designated as SSAs. Any
privately held land within the SA Overlay District may be designated as an SSA.
1. At a minimum, Residential uses (layer 1) as listed in the Sending Area
Land Use Layer Matrix shall be eliminated as permitted land uses within
an SSA
2. During permitting to serve new uses within an SRA, additions or
modifications to WRAs may be required, including but not limited to
changes to control elevations, discharge rates, storm water pre-treatment,
grading, excavation or fill. Such additions and modifications shall be
allowed subject to review and approval by the SFWMD in accordance
with best management practices. 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 RLSA District that will provide
comparable habitat function.
B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits
(Credits) are created from any lands within the SA Overlay District from which one or
more Sending Area Land Use Layers are removed and that are subsequently
designated as SSAs.
1. Matrix Calculation. The number of Credits generated through designation as
an SSA is established in a matrix calculation as follows:
Stewardship Index Factor Value X Acreage X Base Value = # of Stewardship Credits
LDC Text Amendment
Attachment B
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9
Section 4.12.04
A methodology has been adopted in the Comprehensive Plan for the calculation of
Credits based upon: 1) the Natural Resource Index Value of the land being designated
as an SSA, 2) commitment to the protection of agriculture; and 3) the number of
Sending Area Land Use Layers being eliminated. Incentive Credits are also
established to encourage restoration and protection of cultural heritage as follows:
2. Agricultural Incentive Credits. If an applicant protects and conserves
agriculture activities by designating agriculture lands as an SSA, Agriculture
Stewardship Credits shall be granted. An additional .5 Credits/acre shall be
given for each 10 years thereafter that the lands continue to function in an
agricultural manner.
3. Restoration Incentive Credits. If the applicant asserts that the land being
designated as an SSA has restoration potential, including but not limited to
conversion of citrus grove to pasture, creation of upland/wetland habitat, or
enhanced wildlife corridors or habitat function, an evaluation of the restoration
potential of the land being designated shall be prepared by a qualified
environmental consultant on behalf of the applicant and submitted as part of
the SSA Designation Application Package. Restoration Stewardship Credits
shall be applied to an SSA subject to the following regulations:
a. Two (2) additional Stewardship Credits shall be generated for each acre
of land designated for restoration activities. (The actual implementation of
restoration improvements is not required for the owner to receive such
Credits, as defined in the following paragraphs);
b. Lands designated "Restoration" shall be restricted in accordance with the
Stewardship Credit Agreement and shall be maintained in their existing
condition until such time as restoration activities occur. Upon completion
of restoration, the land shall be managed in accordance with the
applicable restoration permit conditions.
c. If the applicant agrees to complete the restoration improvements and the
eligibility criteria below are satisfied, two (2) to four (4) additional Credits
shall be generated for each acre of land.
d. Stewardship Credits shall be authorized at the time of SSA designation.
Credits shall be proposed and justified by applicant and approved by
BOCC at the time of public hearing.
e. One (1) or more of the following eligibility criteria shall be used in
evaluating an applicants request for Restoration Stewardship Credits:
Land could be converted or restored (i.e. from a grove to pasture
having habitat value);
ii. Documentation of state or federal listed species utilizing the land
or a contiguous parcel.
LDC Text Amendment
Attachment B
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10
Section 4.12.06 (cont.)
iii. Uplands or wetlands that could be restored and managed to
provide habitat for specific listed species.
iv. Lands within foraging distance from a wading bird rookery or other
listed bird species colony, where restoration and proper
management could increase foraging opportunities.
V. Lands where restoration would improve environments for
recreation and eco-tourism activities.
4. Cultural Heritage Incentive Credits. Priority is given to protecting and
conserving lands that are of historical value to St. Lucie County. If the
applicant asserts that the land being designated as an SSA has cultural
value, an evaluation of the of the land being designated shall be prepared by
a qualified historian or archeologist on behalf of the applicant and submitted
as part of the SSA Designation Application Package. Cultural Heritage
Stewardship Credits shall be applied to an SSA subject to the following
regulations:
a. Four to sixteen additional Credits shall be given to each acre of land
containing an archeological site, historical site or containing structures
designed with Old Florida vernacular or other historic Florida architecture
as documented by an archeologist and/or historian. Credits shall be
proposed by applicant and approved by the BOCC at the time of public
hearing.
b. Lands that have been recognized as culturally significant for fifty years or
more in St. Lucie County shall be granted .5 Credits per acre.
5. Indices and Values. A set of Index Factors has been established as part of
the Stewardship Credit Worksheet.
a. Natural Resource Indices.
Land Cover/Land Use Indices
Soils/Surface Water Indices
Listed Species Indices
SA Overlay Characteristic Indices (HSA, HYSA, WRA)
b. Agriculture Index.
Existing Agriculture Activity.
c. Index Values. During the SA Overlay Study, based upon data and
analysis, all lands within the SA Overlay District was assigned a value for
each Index.
d. Index Map. A Natural Resource Index Map adopted as a part of the SA
Overlay, indicates the Natural Resource Stewardship Index Value for all land
within the SA Overlay District. Credits from any lands designated as SSAs,
shall be based upon the Natural Resource Index values in effect at the time
LDC Text Amendment
Attachment B
11
Section 4.12.06 (cont.)
of designation. At the time of designation, the Natural Resource Index
Assessment required in Section 4.12.06.C.3 shall document any necessary
adjustments to the index values reflected on the Index Map. Any change in
the characteristics of land due to alteration of the land prior to the designation
of an SSA that either increases or decreases any Index Value shall result in a
corresponding adjustment in the Credit value.
6. Sending Area Land Use Layers to be Eliminated. A set of Sending Area
Land Use Layers has been established as part of the Stewardship Credit
Worksheet and adopted as the Sending Area Land Use Layer Matrix set forth
below. Each Layer incorporates a number of the permitted or conditional uses
allowed under the underlying zoning. Each Layer listed below has an
established Credit value (percentage of a base Credit) developed during the
SA Overlay Study. At the time of designation application, a landowner
wishing to have land designated as an SSA determines how many of the
Sending Area Land Use Layers are to be removed from the designated lands.
A Sending Area Land Use Layer can only be removed in its entirety (all
associated activities/land use are removed), and Layers shall be removed
sequentially and cumulatively in the order listed below.
Sending Area Land Use Layers.
1 - Residential Land Uses
2 - General and Conditional uses
3 - Earth Mining and Processing Uses
4 - Agriculture - Group 1 Uses
5 - Agriculture - Group 2 Uses
6 - Restoration and Natural Resource Uses
LDC Text Amendment
Attachment 8
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Section 4.12.06 (cont.)
Sending Area Land Use Layer Matrix
Note: Grouoinas of Land Uses permitted in accordance with Policv 1-9
Residential Land
General &
Earth Mining and
Agriculture
Agriculture
Restoration and
Use
Conditional Use
Processing Use
Group'! 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,
but not limited to
airboats, swamp
buggies, horse and
similar modes of
transportation
Family day care
industrial wastewater
Agricultural labor
Excavation incidental
Hunting Cabins
homes
disposal
housing
to Agricultural
Operations
Family residential
Manufacturing
Farm products
Single-family
Water management,
homes as defined in
warehousing and
detached dwelling
groundwater
the LDC
storage
unit or mobile home,
recharge
1 unit per 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
obtained
Off -road vehicle
Aquaculture
parks, except go-cart
raceway operation or
rentals
LDC Text Amendment
Attachment 8
v
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Section 4.12.06 (cont.)
C. SSA Designation Application Package. A request to designate lands(s) within
the SA Overlay District as an SSA shall be made pursuant to the regulations of this
Section. An SSA Application Package shall include the following:
1. SSA Designation Application. A landowner or his/her agent, hereafter
"applicant," shall submit a request for the designation of SSA for lands within
the SA Overlay District to the County Administrator or his designee, on an
approved application form. The application shall be accompanied by the
documentation as required by this Section.
2. Application Fee. An application fee shall accompany the application.
3. Natural Resource Index Assessment. The applicant shall prepare and
submit as part of the SSA Designation Application a report entitled Natural
Resource Index Assessment that documents the Natural Resource Index
Value scores. The Assessment shall include a summary analysis that
quantifies the number of acres by Index Values, the permitted land uses
being removed, and the resulting number of Credits being generated. The
Assessment shall:
a. Verify that the Index Value scores assigned during the SA Overlay
Designation are still valid through recent aerial photography or
satellite imagery, agency -approved mapping, or other documentation,
as verified by field inspections.
b. If this Assessment establishes that the Index Value scores
assigned during the SA Overlay Study are no longer valid, document
the Index Value of the land as of the date of the SSA Designation
Application.
c. Quantify the acreage of agricultural lands, by type, being
preserved;
d. Quantify the acreage of non-agricultural acreage, by type, being
preserved;
e. Quantify the acreage of all lands by type within the proposed SSA
that have an Index Value greater than 1.4.
4. Support Documentation. In addition, the following support documentation
shall be provided for each SSA being designated:
a. Legal description, including sketch or survey;
b. Acreage calculations, e.g., acres of HYSAs, HSAs, and WRAs,
etc., being put into the SSA;
c. SA Overlay Map delineating the area of the SA Overlay District
being designated as an SSA;
d. Aerial photograph(s) at a suitable scale, delineating the area being
designated as an SSA;
LDC Text Amendment
Attachment 8
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14
Section 4.12.06 (cont.)
e. Natural Resource Index Map of area being designated as an SSA;
f. FDOT Florida Land Use Cover and Forms Classification System
(FLUCCS) map(s) at a suitable scale delineating the area being
designated as an SSA on an aerial photograph;
g. Listed species occurrence map(s) from United States Fish and
Wildlife Service, Florida Fish Wildlife Conservation Commission, and
Florida Natural Areas Inventory, delineating the area being designated
as an SSA;
h. United States Department of Agriculture -Natural Resources
Conservation Service (USDA-NRCS) Soils map(s) delineating the
area being designated as an SSA;
i. Documentation to support a change in the related Natural
Resource Index Value(s), if appropriate; and
j. Calculations that quantify the number of acres by Index Values, the
sending area land use layers being removed, and the resulting
number of Credits being generated.
k. If applicable, the number of Credits to be granted for Restoration
Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for restoration;
(2) A map at a suitable scale depicting the land being designated
as SSA, with the lands to be designated for restoration, but which
the applicant makes no commitment to undertake restoration,
identified as Restoration I ("R I"); and the lands dedicated for
restoration and for which the applicant has committed to complete
the restoration identified as Restoration II ("R II");
(3) The number of Incentive Credits to be granted for the lands
designated R I and R II;
(4) A Restoration Analysis and Report, which shall include a
written evaluation of the restoration area's existing
ecological/habitat value and the necessary restoration efforts
required to reestablish original conditions; enhance the
functionality of wetlands or wildlife habitat; or remove exotics so
as to enhance the continued viability of native vegetation and
wetlands; and
(5) When the restoration is to be undertaken by the applicant, a
Restoration Plan that addresses, at a minimum, the following
elements:
(a) Restoration goals or species potentially affected;
(b) Description of the work to be performed;
LDC Text Amendment
Attachment 8
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Section 4.12.06 (cont.)
(c) Identification of the entity responsible for performing
the work;
(d) Work Schedule;
(e) Success Criteria; and
(f) Annual management, maintenance and monitoring.
I. If applicable, the number of Credits to be granted for Cultural
Heritage Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for Cultural
Heritage (i.e. as an archeological or historical site by an
archeologist or historian);
(2) A map depicting the land being designated as SSA, with
the lands to be designated as a cultural heritage site;
(3) The number of Incentive Credits to be granted for the
lands designated a cultural heritage site;
(4) An Archeological and/or Historical Analysis and Report,
which shall include a written evaluation of the area or site, and
the necessary measures to be taken for its preservation and
protection; and
(5) When the preservation and/or protection is to be
undertaken by the applicant, a Preservation/Protection Plan
that addresses, at a minimum, the following elements:
(a) Preservation/protection goals or species
potentially affected;
(b) Description of the work to be performed;
(c) Identification of the entity responsible for
performing the work;
(d) Work Schedule;
(e) Success Criteria; and
(f) Annual management, maintenance and monitoring.
5. SSA Credit Agreement. Any landowner petitioning to have all or a portion
of land owned within the SA Overlay District designated as an SSA and who
is to obtain SSA Credits for the land so designated shall enter into an SSA
Credit Agreement with the County. SSA Credit Agreements entered into by
and between a landowner and the County shall contain the following
applicable success criteria as determined by the permitting or commenting
agency authorizing said restoration:
LDC Tent Amendment
Attachment 8
16
Section 4.12.06 (cont.)
a. The number of acres, and a legal description of all lands subject to
the SSA Credit Agreement;
b. A map or plan of the land subject to the agreement that depicts
any lands designated HYSAs, HSAs, or WRAs and the acreage of
lands so designated;
c. A narrative description of all land uses that shall be removed from
the land upon approval of the SSA Credit Agreement;
d. Calculations that support the total number of SSA Credits that
result from the Natural Resource Index Assessment;
e. A copy of the Stewardship Easement, (or deed if a fee simple
transfer is proposed) applicable to the land, which shall be granted in
perpetuity and shall be recorded by the County upon approval of the
SSA Credit Agreement;
f. Land management measures;
g. Provisions requiring that, upon designation of land as an SSA, the
owner shall not seek or request, and the County shall not grant or
approve, any increase in density or any inconsistent uses beyond
those specified in the SSA Credit Agreement on the land; and
h. Provisions regarding and ensuring the enforceability of the SSA
Credit Agreement.
6. Public Hearing for Credit Agreement. The SSA Credit Agreement shall be
approved by a resolution of the BOCC at an advertised public meeting by
majority vote.
7. Stewardship Easement Agreement or Deed. The applicant shall prepare
and submit a Stewardship Easement Agreement in all cases except when the
property is being deeded in fee simple to a "conservation/preservation
agency," County or State.
a. 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 or more of the following: Florida DEP, Florida Department of
Agriculture and Consumer Services, SFWMD, or a recognized land
trust.
b. The Stewardship Easement Agreement shall identify the specific
land management measures that will be undertaken and the party
responsible for such measures.
c. In the event that the land being designated as an SSA is being
transferred to a conservation or governmental entity by fee simple
title, a deed shall be submitted in lieu of the Stewardship Easement
Agreement.
LDC Text Amendment
Attachment B
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17
Section 4.12.06 (cont.)
D. Waiver of Required SSA Application Package Component(s).
A waiver may be granted by the County Administrator or his designee, if at the time
of the pre -application conference, in the determination of the County Administrator or
designee, the original SSA Designation Application component(s) is (are) not
materially altered by the amendment or an updated component is not needed to
evaluate the amendment. The County Administrator or designee shall determine
what application components and associated documentation are required in order to
adequately evaluate the amendment request.
E. SSA Application Review Process.
1. Pre -application Conference with County Staff. Prior to the submission of a
formal application for SSA designation, the applicant shall attend a pre -
application conference with the County Administrator or his designee and
other county staff, agencies, and officials involved in the review and
processing of such applications and related materials. If an SRA designation
application is to be filed concurrent with an SSA application, only one pre -
application conference shall be required. This pre -application conference
should address, but not be limited to, such matters as:
a. Conformity of the proposed SSA with the goals, objectives, and
policies of the Comprehensive Plan;
b. Review of the Stewardship Credit Worksheet and Natural
Resource Index Assessment for the property;
c. Identification of the recognized entity to be named in the covenant
or perpetual restrictive easement, and;
d. Identification of the proposed land management measures that will
be undertaken and the party responsible for such measures.
2. Application Package Submittal and Processing Fees. The required
number of copies of each SSA Application and the associated processing fee
shall be submitted to the County Administrator or his designee. The contents
of said application package shall be in accordance with Section 4.12.06.C.
3. Application Deemed Sufficient for Review. Within fifteen (15) working
days of receipt of the SSA Application, the County Administrator or his
designee shall advise the applicant in writing that the application is complete
and sufficient for agency review or advise what additional information is
needed to find the application sufficient. If required, the applicant shall submit
additional information. Within ten (10) working days of receipt of the
additional information, the County Administrator or his designee shall advise
the applicant in writing that the application is complete, or, if additional or
revised information is required, the County Administrator shall again inform
the applicant what information is needed, and the timeframe outlined herein
shall occur until the application is found sufficient for review.
LDC Text Amendment
Attachment B
%00(
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18
Section 4.12.06 (cont.)
4. Review by County Reviewing Agencies: Once the SSA application is
deemed sufficient, the County Administrator or his designee will distribute it to
specific County staff for their review.
5. Designation Review. Within thirty (30) days of receipt of a sufficient
application, county staff shall review the submittal documents and provide
written comments, questions, and clarification items to the applicant. If
deemed necessary by county staff or the applicant, a meeting shall be held to
resolve outstanding issues and confirm public hearing dates.
6. Designation Report. Within sixty (60) days from the receipt of a sufficient
application, county staff shall prepare a written report containing their review
findings and a recommendation of approval, approval with conditions or
denial. This timeframe may be extended upon written agreement by the
applicant.
F. SSA Application Approval Process.
1. Public Hearing. The BOCC shall hold an advertised public hearing on the
proposed resolution approving an SSA Application and SSA Credit
Agreement. Notice of the Board's intention to consider the Application and
proposed SSA Credit Agreement shall be given at least ten (10) days prior to
said hearing by publication in a newspaper of general circulation in the
County. A copy of such notice shall be kept available for public inspection
during regular business hours of the Office of Clerk to the BOCC. The notice
of proposed hearing shall state the date, time and place of the meeting, the
title of the proposed resolution, and the place or places within the County
where the proposed resolution and agreement may be inspected by the
public. The notice shall provide a general description and a map or sketch of
the affected land and shall advise that interested parties may appear at the
meeting and be heard with respect to the proposed resolution. The BOCC
shall review the staff report and recommendations and, if it finds that all
requirements for designation have been met, shall, by resolution, approve the
application. If it finds that one or more of the requirements for designation
have not been met, it shall either deny the application or approve it with
conditions mandating compliance with all unmet requirements. Approval of
such resolution shall require a majority vote by the BOCC.
2. Legal Description. Following the BOCC's approval of the SSA Application
and SSA Credit Agreement, a legal description of the land designated SSA,
the SSA credits granted, and the Stewardship easement applicable to such
lands, shall be provided to the St. Lucie County Property Appraiser and the
applicant, and shall be recorded within thirty (30) days by the applicant in the
public records.
3. Update the SA Overlay Map and Official Zoning Atlas. The Official Zoning
Atlas shall then be updated to reflect the designation of the SSA. Sufficient
information shall be included on the updated zoning maps so as to direct
interested parties to the appropriate public records associated with the
designation, including but not limited to Resolution number and SSA
Designation Application number. The SA Overlay Map shall be updated to
LDC Text Amendment
Attachment B
V
19
Section 4.12.06 (cont.)
reflect the SSA designation during a regular comprehensive plan cycle no
later that twelve months from the effective date of the SSA Agreement.
G. SSA Amendments. St. Lucie County shall consider an amendment to an
approved SSA in the same manner described in this Section for the designation of
an SSA. Under no circumstances shall Sending Area Land Use Layers, once
removed as part of an SSA designation, be added back to the SSA.
4.12.07. SRA DESIGNATION
SRA designation is intended to encourage and facilitate uses that enable economic
prosperity and diversification of the economic base of the SA Overlay District, and
encourage development that utilizes creative land use planning techniques and facilitates a
compact form of development to accommodate population growth by the establishment of
SRAs. Stewardship Credits generated from SSAs are exchanged for residential and non-
residential entitlements in an SRA on a per acre basis as set forth herein. Density and
intensity within the SA Overlay District shall not be increased beyond the underlying zoning
except through the provisions of the Stewardship Credit System. The procedures for the
establishment and transfer of Credits and SRA designation are set forth herein. Credits can
be transferred only to lands within the SA Overlay District that meet defined suitability
criteria and standards set forth herein. Land becomes designated as an SRA on the date
that the SRA Credit Agreement becomes effective pursuant to Section 4.12.07.D.10.C. Any
change in the residential density or non-residential intensity of land use on a parcel of land
located within an SRA shall be specified in the resolution, which shall reflect the total
number of transferable Credits assigned to the parcel of land.
A. Lands Within the SA Overlay District that can be designated as SRAs. All
privately owned lands within the SA Overlay District that meet suitability criteria
contained herein may be designated as SRA, except lands delineated on the SA
Overlay Map as HYSA, HSA, or lands already designated as an SSA. WRAs may be
located within the boundaries of an SRA and may be incorporated into an SRA
Master Plan to provide water management functions for properties within such SRA,
subject to all necessary permitting requirements.
1. Suitability Criteria. The following suitability criteria are established to
ensure consistency with the Goals, Objectives, and Policies of the SA
Overlay.
a. An SRA must contain sufficient suitable land to accommodate the
planned development.
b. Residential, commercial, manufacturing/light industrial, group
housing, and transient housing, institutional, civic and community
service uses within an SRA shall not be sited on lands that receive a
Natural Resource Index value of greater than 1.4.
c. Lands or parcels that are greater than one acre and have an Index
Value greater than 1.4 shall be retained as open space and
maintained in a predominantly natural vegetated or agricultural state.
LDC Text Amendment
Attachment B
%W
*./
20
Section 4.12.06 (cont.)
d. Open space shall also comprise a minimum of thirty-five percent
of the gross acreage of an individual SRA Village or those CRDs
exceeding 100 acres. Gross acreage includes only that area of
development within the SRA that requires the consumption of
Stewardship Credits.
e. As an incentive to encourage open space, open space on lands
within an SRA that exceeds the required thirty-five percent retained
open space shall not consume Stewardship Credits.
f. If an HSA or WRA is contiguous to an SRA and designed to be
available for public use (i.e., passive recreation purposes), its acreage
shall count toward the thirty-five percent open space requirement
outlined in Policy 4.13.
g. An SRA may be contiguous to an HYSA or HSA, but shall not
encroach into such areas, and shall buffer such areas as described in
Policy 4.9. An SRA may be contiguous to, or encompass a WRA.
h. The 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.
B. Establishment and Transfer of Stewardship Credits. The procedures for the
establishment and transfer of Credits and SRA designation are set forth herein.
Stewardship Credits will be exchanged for additional residential or non-residential
entitlements in an SRA on a per acre basis, as described in Section 4.12.07.13.2.
Stewardship density and intensity within an SRA will thereafter differ from the
underlying zoning.
1. Transfer of Credits. The transfer or use of Stewardship Credits shall only
be in a manner as provided for herein.
a. Stewardship Credits generated from any SSA may be transferred
to entitle any SRA.
b. Credits can be transferred only to lands within the SA Overlay that
meet defined suitability criteria and standards set forth herein.
c. Stewardship Credits may be transferred between different parcels
or within a single parcel, subject to compliance with all applicable
provisions of these policies.
d. Stewardship Credits may be acquired from any credit holder and
transferred to an SRA subject to the limitations contained in this
Section.
2. Stewardship Credit Exchange. Stewardship Credits shall be exchanged
for development entitlements in an SRA on a per acre basis at a rate of
LDC Text Amendment
Attachment 8
*'` ' 40 21
Section 4.12.07 (cont.)
seven (7) Stewardship Credits per gross acre. Lands within an SRA greater
than one acre, with Index Values of greater than 1.4, shall be retained as
agricultural open space and maintained in a predominantly natural, vegetated
state. Any such lands within an SRA exceeding the required thirty-five (35)
percent shall not consume Stewardship Credits.
3. Public Benefit Uses. 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 (preK-12) and
public or private post secondary institutions, Post Secondary Institution
Ancillary Uses, affordable housing, future transportation corridors including
transit, community parks exceeding the minimum requirement of 200 square
feet per dwelling unit, municipal golf courses, regional parks, agricultural,
environmental or natural resource research centers, governmental facilities
and other uses as may be approved by the Board of County Commissioners
which are determined to provide public benefit.
4. Mixed Land Use Entitlements. In order to promote compact, mixed use
development and provide the necessary support facilities and services to
residents of rural areas, the SRA designation and the transfer of the
Stewardship Credits allows for a full range of uses, accessory uses and
associated uses that provide a mix of services to and are supportive to the
residential population of an SRA and the SA Overlay District. SRAs are
intended to be mixed use and shall be allowed the full range of uses
permitted by the Mixed Use Development (MXD) of the FLUE, as modified by
Policies 4.4 and SA Overlay Attachment E. Depending on the size, scale, and
character of an SRA, it shall be designed to include an appropriate mix of
retail, office, recreational, civic, governmental, and institutional uses, in
addition to residential uses.
C. Forms of SRA developments. SRA developments are a compact form of
development, which accommodate and promote uses that utilize creative land use
planning techniques. SRAs shall be used to 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. These planning strategies and
techniques are intended to minimize the conversion of rural and agricultural lands to
other uses while discouraging sprawl, protecting environmentally sensitive areas,
maintaining the economic viability of agricultural and other predominantly rural land
uses, and, providing for the cost-efficient delivery of public facilities and services.
The following four SRA forms of rural development are permitted within the SA
Overlay District.
1. Towns. Towns are the largest and most diverse form of SRA, with a full
range of housing types and mix of uses. Towns have high level services and
infrastructure which support development that is compact, mixed use, human
scale, and provides a balance of land uses to reduce automobile trips and
increase livability. Towns shall be not less than 1,000 acres or more than
5,000 acres, and maybe comprised of several villages and/or neighborhoods
that have individual identity and character. Towns shall have a mixed -use
LDC Text Amendment
Attachment B
-MO 22
Section 4.12.07 (cont.)
town center that will serve as a focal point for community facilities and
support services. Towns shall be designed to encourage pedestrian and
bicycle circulation by including an interconnected sidewalk and pathway
system serving all residential neighborhoods. Towns shall have at least one
community park. Towns shall have parks or public green spaces within
neighborhoods. Towns shall include both community and neighborhood
scaled retail and office uses, in a ratio as provided in Section 4.12.07.1.1.
Towns shall be the preferred location for the full range of schools, and to the
extent possible, schools and parks shall be located adjacent to each other to
allow for the sharing of recreational facilities.
2. Villages. Villages are primarily residential communities with a diversity of
housing types and mix of uses appropriate to the scale and character of the
particular village. Villages shall be not less than 100 acres or more than
1,000 acres. Villages are comprised of residential neighborhoods and shall
include a mixed -use village center to serve as the focal point for the
community's support services and facilities. Villages shall be designed to
encourage pedestrian and bicycle circulation by including an interconnected
sidewalk and pathway system serving all residential neighborhoods. Villages
shall have parks or public green spaces within neighborhoods. Villages shall
include neighborhood scaled retail and office uses, in a ratio as provided in
Section 4.12.07.1.1. Villages are an appropriate location for a full range of
schools. To the extent possible, schools and parks shall be located adjacent
to each other to allow for the sharing of recreational facilities.
3. Hamlets. Hamlets are small rural residential areas with primarily single-
family housing and limited range of convenience -oriented services. Hamlets
shall be not less than 40 or more than 100 acres. Hamlets will serve as a
more compact alternative to traditional five -acre lot rural subsections
currently allowed under the underlying zoning. Hamlets shall have a public
green space for neighborhoods. Hamlets include convenience retail uses, in
a ratio as provided in Section 4.12.07.1.1.
4. Compact Rural Developments (CRDs). Compact Rural Development
(CRD) is a form of SRA that will 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 and the services and facilities that support
permanent residents. As residential units are not a required use, those goods
and services that support residents such as retail, office, civic, governmental
and institutional uses shall also not be required. However for any CRD that
does include permanent residential housing, the proportionate support
services listed above shall be provided in accordance with the standards for
a Village.
5. Proportion of Hamlets and CRDs to Villages and Towns. In order to
maintain the correct proportion of Hamlets and CRDs of 100 acres or less to
the number of Villages and Towns approved as SRAs, not more than five (5)
Hamlets or CRDs of 100 acres of less may be approved prior to the approval
of a Village or Town. In order to maintain that same proportion thereafter, not
LDC Text Amendment
Attachment B
1%MW
*M0 23
Section 4.12.07 (cunt.)
more than five (5) Hamlets or CRDs of 100 acres or less may be approved for
each subsequent Village or Town approved.
6. Part of a Development of Regional Impact (DRI). SRAs are permitted as
part of a DRI subject to the provisions of § 380.06, F.S. and the SA Overlay
District Regulations.
a. An SRA Designation Application may be submitted simultaneously
with a Preliminary Development Agreement (PDA) application that
occurs prior to a DRI Application for Development Approval (ADA). In
such an application, the form of SRA development shall be
determined by the characteristics of the DRI project, as described in
the PDA.
b. The DRI may encompass more than a single SRA Designation
Application. It is the intent of this Section to allow for the future
designations of SRAs within a DRI as demonstrated by the DRI
phasing schedule.
c. A DRI applicant is required to demonstrate that:
(1) The applicant has the necessary Stewardship Credits to
entitle the DRI as part of subsequent SRA Designation
Applications, or
(2) The applicant owns or has a contract with an owner of
enough land that would qualify as SSAs to entitle the DRI as
part of subsequent SRA Designation Applications, or has the
ability to obtain the necessary Stewardship Credits to entitle
the entire DRI as part of subsequent SRA Designation
Applications.
D. SRA Designation Application Package. A Designation Application Package to
support a request to designate land(s) within the SA Overlay District as an SRA shall
be made pursuant to the regulations of the SA Overlay District Regulations. The SRA
Application Package shall include the follow:
1. SRA Designation Application. An application shall be submitted by a
landowner or his/her agent, hereafter "applicant," to request the designation
of an SRA within the SA Overlay District. The Application shall be submitted
to the County Administrator or his designee, on a form provided. The
application shall be accompanied by the documentation as required by this
Section.
2. Application Fee. An application fee shall accompany the application.
3. Natural Resource Index Assessment. An assessment that documents the
Natural Resource Index Value scores shall be prepared and submitted as
part of the SRA Application. The Assessment shall include an analysis that
quantifies the number of acres by Index Values. The Assessment shall:
LDC Text Amendment
Attachment 8
24
Section 4.12.07 (cont.)
a. Identify all lands within the proposed SRA that have an Index
Value greater than 1.4;
b. Verify that the Index Value scores assigned during the SA Overlay
Study are still valid through recent aerial photography or satellite
imagery or agency -approved mapping, or other documentation, as
verified by field inspections.
c. If the Index Value scores assigned during the SA Overlay Study
are no longer valid, document the current Index Value of the land.
d. Quantify the acreage of agricultural lands, by type, being
converted;
e. Quantify the acreage of non-agricultural acreage, by type, being
converted;
f. Quantify the acreage of all lands by type within the proposed SRA
that have an Index Value greater than 1.4;
g. Demonstrate compliance with suitability criteria contained in
Section 4.12.07.A.1.
4. Natural Resource Index Assessment Support Documentation.
Documentation to support the Natural Resource Index Assessment shall be
provided for each SRA being designated to include:
a. Legal Description, including sketch or survey;
b. Acreage calculations of lands being put into the SRA, including
acreage calculations of WRAs (if any) within SRA boundary but not
included in SRA designation;
c. SA Overlay Map delineating the area of the SA Overlay District
being designated as an SRA;
d. Aerial photograph delineating the area being designated as an
SRA;
e. Natural Resource Index Map of area being designated as an SRA;
f. Documentation to support a change in the related Natural
Resource Index Value(s), if appropriate.
g. At a minimum, the applicant shall provide a letter from the
Department of State Division of Historical Resources documenting
no recorded archeological sites on the proposed site.
5. SRA Plan and Master Plan. An SRA Plan and Master Plan shall be
prepared and submitted by the applicant as part of the SRA Application for
Designation of an SRA. The SRA Plan and SRA Master Plan shall be
consistent with the requirements of Section 4.12.07.G.
LDC Tent Amendment
Attachment 8
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poi 25
Section 4.12.07 (cont.)
6. SRA Public Facilities Impact Assessment Report. An Impact Assessment
Report shall be prepared and submitted by the applicant as part of the SRA
Application for Designation a of SRA. The SRA Impact Assessment Report
shall address the requirements of Section 4.12.07.J.
7. SRA Economic Assessment Report. An Economic Assessment Report
shall be prepared and submitted by the applicant as part of the SRA
Application for Designation of an SRA. The SRA Economic Assessment
Report shall address the requirements of Section 4.12.07.K.
8. Stewardship Credit Use and Reconciliation Application. A Credit Use and
Reconciliation Application shall be submitted as part of an SRA Designation
Application in order to track the transfer of Credits from SSA(s) to SRA(s).
The Stewardship Credit Use and Reconciliation Application shall be in a form
provided by the County Administrator, or his designee. The application
package shall contain the following:
a. The legal description of, or descriptive reference to, the SRA to
which the Stewardship Credits are being transferred;
b. Total number of acres within the proposed SRA;
c. Number of acres within the SRA designated "public use" that do
not require the redemption of Stewardship Credits in order to be
entitled (do not consume Credits);
d. Number of acres of "excess" open space within the SRA that do
not require the consumption of Credits;
e. Number of acres of WRAs inside the SRA boundary but not
included in the SRA designation;
f. Number of acres within the SRA that consume Credits;
g. The number of Stewardship Credits being transferred (consumed
by) to the SRA and documentation that the applicant has acquired or
has a contractual right to acquire those Stewardship Credits;
h. Number of acres to which Credits are to be transferred
(consumed) multiplied by seven (7) Credits / acre equals the number
of Credits to be transferred (consumed);
i. A descriptive reference to one (1) or more approved or pending
SSA Designation Applications from which the Stewardship Credits are
being obtained. Copies of the reference documents, e.g., SSA
Stewardship Credit Agreement, etc., shall be provided, including:
(1) SSA application number;
(2) Pending companion SRA application number;
(3) SSA Designation Resolution (or Resolution Number);
LDC Text Amendment
Attachment 8
26
Section 4.12.07 (cont.)
(4) SSA Credit Agreement (Stewardship Agreement);
(5) Stewardship Credits Database Report.
j. A descriptive reference to any previously approved Stewardship
Credit Use and Reconciliation Applications that pertain to the
referenced SSA(s) from which the Stewardship Credits are being
obtained; and
k. A summary table in a form provided by St. Lucie County that
identifies the exchange of all Stewardship Credits that involve the
SRA and all of the associated SSAs from which the Stewardship
Credits are being obtained.
9. Conditional SRA Designation. If at the time of the approval of the SRA
Designation Application, the applicant has not acquired the number of Credits
needed to entitle the SRA, then the SRA Designation approval shall be
conditional. The applicant shall have sixty (60) days from the date of the
conditional approval to provide documentation of the acquisition of the
required number of Stewardship Credits. If the applicant does not provide
such documentation within sixty (60) days, the conditional SRA Designation
approval shall be null and void. The Stewardship Credit Use and
Reconciliation Application shall be amended to accurately reflect the transfer
of Credits that occurred following the conditional approval of the SRA.
10. SRA Credit Agreement.
a. Any applicant for designation of an SRA shall enter into an SRA
Credit Agreement with the County.
b. The SRA Credit Agreement shall contain the following information:
(1) The number of SSA Credits the applicant for an SRA
designation is utilizing and which shall be applied to the SRA
land in order to carry out the plan of development on the
acreage proposed in the SRA Plan.
(2) A legal description of the SRA land and the number of
acres;
(3) The SRA master plan depicting the land uses and
identifying the number of residential dwelling units, gross
leaseable area of retail and office square footage and other
land uses depicted on the master plan;
(4) A description of the SSA Credits that are needed to entitle
the SRA land and the anticipated source of said Credits;
(5) The applicant's acknowledgement that development of
SRA land may not commence until the applicant has recorded
an SRA Credit Agreement Memorandum with the St. Lucie
County Clerk of Courts; and
LDC Text Amendment
Attachment 8
27
Section 4.12.07 (cont.)
(6) The applicant's commitments, if any, regarding
conservation, or any other restriction on development on any
lands, including wetlands, within the SRA, as may be depicted
on the SRA Master Plan for special treatment.
c. The SRA Credit Agreement shall be effective on the latest of the
following dates:
(1) The date that the County approves the SRA Application;
(2) The date that documentation of the applicant's acquisition
of the Stewardship Credits to be utilized for the SRA is
determined by the County to be sufficient, such sufficiency
shall be determined within five (5) working days after the
receipt of documentation of the acquisition of the Stewardship
Credits to be utilized.
d. If the development provided for within an SRA constitutes, or will
constitute, a development of regional impact ("DRI") pursuant to §
380.06 and 380.0651, F.S., and if the applicant has obtained a
preliminary development agreement ("PDA") from the Florida
Department of Community Affairs for a portion of the SRA land, the
applicant may request the County to enter into a Preliminary SRA
Credit Agreement for those Stewardship Credits needed in order to
develop the PDA authorized development. Commencement of the
PDA authorized development may not proceed until the applicant has
recorded a Preliminary SRA Credit Agreement Memorandum. The
Preliminary SRA Credit Agreement and Preliminary SRA Credit
Agreement shall include the same information and documentation as
is required for an SRA Credit Agreement and an SRA Credit
Agreement Memorandum.
E. SRA Application Review Process.
1. Pre -Application Conference with County Staff: Prior to the submission of a
formal application for SRA designation, the applicant shall attend a pre -
application conference with the County Administrator or his designee and
other county staff, agencies, and officials involved in the review and
processing of such applications and related materials. If an SRA designation
application will be filed concurrent with an SSA application, only one pre -
application conference shall be required. This pre -application conference
should address, but not be limited to, such matters as:
a. Conformity of the proposed SRA with the goals, objectives, and
policies of the Comprehensive Plan;
b. Consideration of suitability criteria described in Section
4.12.07.A.1. and other standards of this Section;
c. SRA master plan compliance with all applicable policies of the SA
Overlay District Regulations, and demonstration that incompatible
LDC Text Amendment
Attachment 8
28
Section 4.12.07 (cont.)
land uses are directed away from HYSAs, HSAs, WRAs, and
Conservation Lands;
d. Assurance that applicant has acquired or will acquire sufficient
Stewardship Credits to implement the SRA uses, and;
e. Consideration of impacts, including environmental and public
infrastructure impacts.
2. Application Package Submittal and Processing Fees. The required
number of SRA Applications and the associated processing fee shall be
submitted to the County Administrator or his designee. The contents of said
application package shall be in accordance with Section 4.12.07.D.
3. Application Deemed Sufficient for Review. Within thirty (30) days of receipt
of the SRA Application, the County Administrator or his designee shall notify
the applicant in writing that the application is deemed sufficient for agency
review or advise what additional information is needed to find the application
sufficient. If required, the applicant shall submit additional information. Within
twenty (20) days of receipt of the additional information, the County
Administrator or his designee shall notify the applicant in writing that the
application is deemed sufficient, or, what additional or revised information is
required. If necessary, the County Administrator shall again inform the
applicant in writing of information needed, and the timeframe outlined herein
shall occur until the application is found sufficient for review.
4. Review by County Reviewing Agencies: Once the SRA application is
deemed sufficient, the County Administrator or his designee will distribute it to
specific County review staff.
5. Staff Review. Within thirty (30) days of receipt of a sufficient application,
County staff shall review the submittal documents and provide comments,
questions, and clarification items to the applicant. If deemed necessary by
County staff or the applicant, a meeting shall be held to address outstanding
issues and confirm public hearing dates.
6. Staff Report. Within sixty (60) days from the receipt of a sufficient
application, County staff shall prepare a written report containing their review
findings and a recommendation of approval, approval with conditions or
denial. This timeframe may be extended upon agreement of County staff and
the applicant.
F. SRA Application Approval Process.
1. Public Hearings Required. The BOCC shall review the staff report and
recommendations and the recommendations of the Planning and Zoning
Commission/Local Planning Agency, and the BOCC shall, by resolution,
approve, deny, or approve with conditions the SRA Application only after
advertised public notices have been provided and public hearings held in
accordance with the following provisions:
LDC Text Amendment
Attachment B
`r+ 29
Section 4.12.07 (cont.)
a. Public Hearing Before the Planning and Zoning Commission/Local
Planning Agency, Recommendation to BOCC. The Planning and
Zoning Commission/Local Planning Agency shall hold one (1)
advertised public hearing on the proposed resolution to designate an
SRA. A notice of the public hearing before the Planning and Zoning
Commission/Local Planning Agency on the proposed resolution shall
include a general description and a map or sketch and shall be
published in a newspaper of general circulation in the County at least
ten (10) days in advance of the public hearing.
b. Public Hearing Before the BOCC, Resolution Approved. The
BOCC shall hold one (1) advertised public hearing on the proposed
resolution to designate an SRA. A public notice, which shall include a
general description and a map or sketch, shall be given to the citizens
of St. Lucie County by publication in a newspaper of general
circulation in the County at least ten (10) days prior to the hearing of
the BOCC. The advertised public notice of the proposed adoption of
the resolution shall, in addition, contain the date, time and place of the
hearing, the title of the proposed resolution and the place within the
County where such proposed resolution may be inspected by the
public. The notice shall also advise that interested parties may appear
at the hearing and be heard with respect to the proposed resolution.
2. Following the effective date of the approval of the SRA, the adopted
resolution, including the SRA Plan and Master Plan, shall become the official
development document for the approved SRA.
3. Update Stewardship Credits Database. Following the effective date of the
approval of the SRA, the County shall update the Stewardship Credits
Database used to track both SSA Credits generated and SRA Credits
consumed.
4. Update the Official Zoning Atlas and the SA Overlay Map. Following the
effective date of the approval of the SRA, the County shall update the Official
Zoning Atlas to reflect the designation of the SRA. Sufficient information shall
be included on the updated maps so as to direct interested parties to the
appropriate public records associated with the designation, e.g., Resolution
number, SRA Designation Application number, etc. The SA Overlay Map
shall be updated to reflect the SRA designation during a regular
Comprehensive Plan amendment cycle, no later than twelve months from the
effective date of the SRA Credit Agreement.
5. SRA Amendments. Amendments to the SRA shall be considered in the
same manner as described in this Section for the establishment of an SRA,
except as follows.
a. Waiver of Required SRA Application Package Component(s). A
waiver may be granted by the County Administrator or his designee, if
at the time of the pre -application conference, in the determination of
the County Administrator or designee, the original SRA Designation
Application component(s) is (are) not materially altered by the
LDC Text Amendment
Attachment B
30
Section 4.12.07 (cont.)
amendment or an updated component is not needed to evaluate the
amendment. The County Administrator or designee shall determine
what application components and associated documentation are
required in order to adequately evaluate the amendment request.
b. Approval of Minor Changes by County Administrator or Designee.
County Administrator shall be authorized to approve minor changes
and refinements to an SRA Master Plan or SRA Plan upon written
request of the applicant. Minor changes and refinements shall be
reviewed by appropriate County staff to ensure that said changes and
refinements are otherwise in compliance with all applicable County
ordinances and regulations prior to the County Administrator or
designee's consideration for approval. The following limitations shall
apply to such requests:
(1) The minor change or refinement shall be consistent with
the SA Overlay, the SA Overlay District Regulations, and the
SRA Plan's amendment provisions.
(2) The minor change or refinement shall be compatible with
contiguous land uses and shall not create detrimental impacts
to abutting land uses, water management facilities, and
conservation areas within or external to the SRA.
(3) Minor changes or refinements, include but are not limited
to:
(a) Reconfiguration of lakes, ponds, canals, or other
water management facilities where such changes are
consistent with the criteria of the SFWMD and St. Lucie
County;
(b) Internal realignment of rights -of -way, other than a
relocation of access points to the SRA itself, where
water management facilities, preservation areas, or
required easements are not adversely affected; and
(c) Reconfiguration of parcels when there is no
encroachment into the conservation areas or lands with
an Index Value of 1.4 or higher,
c. Relationship To Subdivision Or Site Development Approval.
Approval by the County Administrator or designee of a minor change
or refinement may occur independently from, and prior to, any
application for subdivision or site development plan approval.
However, such approval shall not constitute an authorization for
development or implementation of the minor change or refinement
without first obtaining all other necessary County permits and
approvals.
LDC Text Amendment
Attachment B
1%W
`%W 31
Section 4.12.07 (cont.)
G. SRA Plan and SRA Master Plan. Data supporting the SRA designation and
describing the SRA application, shall be in the form of an SRA Plan that shall consist
of the information listed below, unless determined at the required pre -application
conference to be unnecessary to describe the development strategy. The SRA
Master Plan will demonstrate that the SRA complies with all applicable
Comprehensive Plan policies and the SA Overlay District and is designed so that
incompatible land uses are directed away from lands identified as HYSAs, HSAs,
and Conservation Lands on the SA Overlay Map.
1. The SRA Plan and SRA Master Plan shall be prepared by an urban
planner who possesses an AICP certification, together with at least one of the
following:
a. A professional engineer (P.E.) with expertise in the area of civil
engineering licensed by the State of Florida;
b. A qualified environmental consultant; or
c. A registered landscape architect licensed by the State of Florida.
2. SRA Master Plan Content. At a minimum, the master plan shall include the
following elements:
a. The title of the project and name of the developer;
b. Scale, date, north arrow;
c. Boundaries of the subject property, HSAs, HYSAs, and WRAs
located within or adjacent to the SRA, all existing roadways within and
adjacent to the site, watercourses, and other important physical
features within and adjoining the proposed development;
d. Identification of all proposed context zones within the SRA,
conservation/ preservation areas, lakes and/or other water
management facilities, the location and function of all areas proposed
for dedication or to be reserved for community and/or public use, and
areas proposed for recreational uses;
e. The location of all proposed major internal rights of way;
f. Typical cross sections for all arterial, collector, and local streets,
public or private, within the proposed SRA;
3. The SRA Plan shall identify, locate and quantify the full range of uses,
including accessory uses that provide the mix of services to, and are
supportive of, the residential population of an SRA, and shall include, as
applicable, the following:
a. Title page to include name of project;
b. Index/table of contents;
c. List of exhibits;
LDC Text Amendment
Attachment B
32
Section 4.12.07 (cont.)
d. Statement of compliance with the RSLA Overlay and the SA
Overlay District Regulations;
e. General location map showing the location of the site within the
boundaries of the SA Overlay Map and in relation to other designated
SRAs and such external facilities as highways;
f. Property ownership and general description of site (including
statement of unified ownership);
g. Description of project development;
h. Legal description of the SRA boundary, and for any WRAs
encompassed by the SRA;
i. The overall acreage of the SRA that requires the consumption of
Stewardship Credits and proposed gross density for the SRA;
j. Identification of all proposed land uses within each context zone or
increment describing: acreage; proposed number of dwelling units;
proposed density and percentage of the total development
represented by each type of use; or in the case of commercial,
industrial, institutional or office, the acreage or square footage of each
type of use;
k. Design standards for each type of land use proposed within the
SRA. Design standards shall be consistent with the Design Criteria
contained in Section 4.12.07.1.;
I. The proposed schedule of development, and the sequence of
phasing or incremental development within the SRA, if applicable;
m. A Natural Resource Index Assessment as required in Section
4.12.07. D.3.;
n. The location and nature of all existing or proposed public facilities
(or sites), such as schools, parks, fire stations and the like;
o. Typical cross sections for all arterial, collector, and local streets,
public or private, within the proposed SRA;
p. Development commitments for all infrastructure;
q. SRA Plan amendment provisions.
H. DRI Master Plan. If applicable, the DRI master plan, or PDA, shall be included as
part of the SRA Designation Application. The DRI master plan shall identify the
location of the SRA being designated, and any previously designated SRAs within
the DRI.
I. Design Criteria. Criteria are hereby established to guide the design and
development of SRAs to include innovative planning and development strategies as
LDC Text Amendment
Attachment 8
+111111d
11111110 33
Section 4.12.07 (cont.)
set forth in §§ 163.3177 (11)(d), F.S. and Chapter 9J-5.006(5)(1), F.A.C.. The size
and base density of each form of SRA shall be consistent with the standards set forth
below. The base residential density is calculated by dividing the total number of
residential units in an SRA by the acreage therein that is entitled through
Stewardship Credits. The base residential density does not restrict net residential
density of parcels within an SRA. The location, size and density of each SPA will be
determined on an individual basis, subject to the regulations below, during the SRA
designation review and approval process.
1. SRA Characteristics. Characteristics for SRAs designated within the SA
Overlay District have been established in the Goals Objectives and
Policies of the SA Overlay. All SRAs designated pursuant to this Section
shall be consistent with the characteristics identified on the St. Lucie
County SA Overlay SRA Characteristics Chart and the design criteria set
forth in 2. through 6. below.
St. Lucie County SA Overlay District SRA Characteristics Chart
Typical
Town
Village
Hamlet
Compact Rural Development
Characteristics
1,000--5,000 acres
100-1,000 acres
40-100 acres
100 Acres or less
Greater than 100 Acres
ize (Gross Acres)
esidential Units
DUs) per gross acre
—3 DUs per gross
1-3 DUs per gross
112-2 DUs per gross
112-2 DUs per gross
1-3 DUs per gross acre
ase density
cre
3cre
acre
acre
ull range of single
Diversity of single
esidential Housing
amily and multi -family
amity and multi -family
Single Family and
Single family and
Single family and limited
ousing types, styles,
iousing types, styles,
limited multi -family
limited multi-familymulti-family
of sizes
of sizes
Retail & Office - .5
ivic/Governmental/In
Retail & Office - .5
Retail & Office - .5
Retail & Office - .5
Retail & Office - .5
titution-.6
ivic/Govemmental/In
ivie/Govemmental/InCivic/Governmental/In
CivictGovemmentauInsti
Maximum floor area
Manufacturing/Light
stitution - .6
ititution -.6
stitution - .6
tution - .6
ratio or Intensity
Industrial - .45
Group Housing - .45
Group Housing - .45
Group Housing - .45
Group Housing - .45
Group Housing - .45
Transient Lodging - 26
Transient Lodging - 26
Transient Lodging - 26
Transient Lodging - 26
Transient Lodging - 26
upa net
pa net
upa net
upa net
pa net
Town Center with
ommunity and
eighborhood Goods
Village center with
Village center with
nd Services in Town
Neighborhood Goods
Convenience Goods
Convenience Goods
nd village centers:
�inimum
and Services in village
and Services:
and Services:
Neighborhood Goods
Goods and Services
65 SF gross
enters: Minimum 25
Minimum 10 SF gross
Minimum 10 SF gross
and Services in village
Minimum 25 SF
uilding area per DU;
SF gross building area
building area per DU
building area per DUcenters:
gross building area per
orporate Office,
per DU
DU
Manufacturing and
fight Industrial
entralized or
Centralized or
Individual Well and
Individual Well and
Centralized or
LDC Text Amendment
Attachment 13
%me
`" 0 34
Section 4.12.07 (cont.)
Typical
Town
Village
Hamlet
Compact Rural Development
Characteristics
Water and Wastewater
decentralized
decentralized
Septic System:
Septic System:
decentralized
community treatment
community treatment
Centralized or
Centralized or
community treatment
ystemsystem
decentralized
decentralized
system
Interim Well and
Interim Well and
community treatment
community treatment
Interim Well and Septic
eptic
Septic
system
system
ommunity Parks (200
F/DU)
Parks & Public Green
Parks & Public Green
arks & Public Green
Spaces with
Spaces with
paces with
Neighborhoods
Public Green Spaces
Public Green Spaces
Neighborhoods
Recreation and Open
eighborhoods
Active Recreation/Golf
or Neighborhoods
or Neighborhoods
ctive Recreation/Golf
ctive Recreation/Golf
Courses
Minimum 1 % of gross
Minimum 1°% of gross
ourses
Spaces
Courses
Lakesacres)acres)
Lakes
Lakes
Open Space Minimum
Dpen Space Minimum
Open Space Minimum
5% of SRA
5% of SRA
5% of SRA
Wide Range of
Moderate Range of
Limited Services
Limited Services
Moderate Range of
Civic, Government and
Services - minimum 15
Services - minimum 10
Pre K through
Pre K through
rvices - minimum 10
Institutional Services
SF/DU
Full Range of Schools
SF/DU;
Full Range of Schools
Elementary Schools
lementary Schools
F/DU;
ull Range of Schools
Auto - Interconnected
Auto - interconnected
kuto - interconnected
ystem of collector and
system of collector and
ystem of collector and
ocal roads; required
local roads; required
Auto -interconnected
d
ut-interconnected
local roads; required
nnection to collector
nnection to collector
system of local roads
system of local roads
connection to collector
ransportation
r arterial
Interconnected
r arterial
Interconnected
Pedestrian Pathways
Pedestrian Pathways
r arterial
Interconnected sidewalk
idewalk and pathway
idewalk and pathway
Equestrian Trails
Equestr an Trails
and pathway system
system
;ystem
Equestrian Trails
ounty Transit access
Equestrian Trails
ounty Transit access
ounty Transit access
*Those CRDs that include single or multi -family residential uses shall include proportionate
support services.
2. Town Design Criteria.
a. General design criteria.
i. Shall be compact, pedestrian -friendly and mixed -use;
ii. Shall create an interconnected street system designed to
disperse and reduce the length of automobile trips;
iii. Shall offer a range of housing types and price levels to
accommodate diverse ages and incomes; Accessory dwelling
unit shall not count towards the total approved number of
units, provided that the total number of units does not exceed
the maximum density allowed by the Comprehensive Plan.
LDC Text Amendment
Attachment B
,%W
"90, 35
Section 4.12.07 (cont.)
iv. Shall include school sites that are sized and located to
enable children to walk or bicycle to them;
v. Shall provide a range of open spaces including
neighborhood and community parks, squares and playgrounds
distributed throughout the community that are sized and
located to enable children or bicycle to them;
vi. Shall include both community and neighborhood scaled
retail and office uses;
vii. Shall have a high level services and infrastructure which
supports development that is compact, including water
management facilities and related structures, lakes,
community and neighborhood parks, trails, temporary
construction, sales and administrative offices for authorized
contractors and consultants, landscape and hardscape
features, fill storage, and site filling and grading, which are
allowed uses throughout the community.
viii. Shall be designed in a progressive manner to transition
from the surrounding rural environment into the greatest
density, intensity and diversity occurring within the Town Core;
with the least density, intensity and diversity occurring within
the Neighborhood Edge, if used;
ix. Shall provide sufficient transition to the adjoining use, such
as active agriculture, pasture, rural roadway, etc., and
compatibility through the use of buffering, open space, land
use, or other means;
x. Shall include a minimum of three Context Zones: Town
Core, Town Center and Neighborhood General, each of which
shall blend into the other without the requirements of buffers;
A. May include the Context Zone of Neighborhood Edge or
Special District;
xii. Shall allow signs typically permitted in support of
residential uses including for sale, for rent, model home, and
temporary construction signs. Specific design and
development standards shall be set forth in the SRA document
for such signs permitted in residential areas or in conjunction
with residential uses.
b. Transportation Network.
i.The transportation network shall provide for a high level of
mobility for all residents through a design that respects the
pedestrian and accommodates the automobile.
LDC Text Amendment
Attachment 8
�✓ 36
Section 4.12.07 (cont.)
ii. The transportation network shall be designed in an
interconnected system of streets, sidewalks, and pathways.
iii. The transportation network shall be designed in such a way
to provide for future mass transit facilities.
c. Open space and Parks.
i. Towns shall have a minimum of 35% open space.
ii. Towns shall have community parks that include sports fields
and facilities with a minimum level of services of 200 square
feet per dwelling unit in the Town.
iii. Towns shall have passive or active parks, playgrounds,
public plazas or courtyards as appropriate within each Context
Zone.
d. Context Zones.
Context Zones are intended to guide the location of uses and their intensity
and diversity within a Town, and provide for the transition of uses back to the
surrounding rural environment.
i. Town Core. The Town Core shall be the civic center of a
Town. It is the most dense and diverse zone, with a full range
of uses within walking distance. The Core shall be a primary
pedestrian zone with buildings positioned near the right-of-
way, wide sidewalks shall be shaded through streetscape
planting, awnings and other architectural elements. Parking
shall be provided on street and off street in the rear of
buildings within lots or parking structures. Signage shall be
pedestrian scale and designed to compliment the building
architecture. The following design criteria shall apply within the
Town Core, with the exception of civic or institutional buildings,
which shall not be subject to the building height, building
placement, building use, parking, and signage criteria below,
but, instead, shall be subject to specific design standards set
forth in the SRA Plan and approved by the BOCC that address
the perspective of these buildings' creating focal points,
terminating vistas and significant community landmarks.
a) Uses - commercial, retail, office, civic, institutional,
light industrial and manufacturing, essential services,
residential, parks and accessory uses. Such uses may
occur in shared use buildings or single use buildings.
b) The total building area within each block shall not
exceed a floor area ratio of 3.
c) Retail and offices uses per block shall not exceed a
floor area ratio of 0.5.
LDC Text Amendment
Attachment B
n
37
Section 4.12.07 (cunt.)
d) Civic uses per block shall not exceed a floor area
ratio of 0.6.
e) Light industrial and manufacturing uses per block
shall not exceed a floor area ratio of 0.45.
f) The density of transient lodging uses shall not
exceed 26 dwelling units per Town Core gross acre.
g) The maximum building height shall be 6 stories,
excluding roofs and architectural features.
h) There shall be no minimum lot size.
i) The maximum block perimeter shall be 2500 Ft.
j) Minimum setbacks from all property boundaries shall
be 0 feet. The maximum setback from the front
boundary may be increased in order to create public
spaces such as plazas and courtyards.
k) Overhead encroachments such as awnings,
balconies, arcades and the like, shall maintain a clear
distance of 9 feet above the sidewalk and 15 feet
above the street.
1) Seating for outdoor dining shall be permitted to
encroach into the public sidewalks and shall leave a
minimum 6-foot clear pedestrian way between the
outdoor dining and the streetscape planting area.
m) Buildings within the Town Core shall be made
compatible through similar massing, volume, frontage,
scale and architectural features.
n) The majority of parking spaces shall be provided
off-street in the rear of buildings, or along the side
(secondary streets), organized into a series of small
bays delineated by landscape islands of varied sized.
Parking is prohibited in front of buildings, except within
the right-of-way. Parking structures fronting on a street
shall either include ground floor retail or have a
minimum ten (10) foot wide landscaped area at grade.
The amount of required parking shall be demonstrated
through a shared parking analysis submitted with an
SRA designation application. Parking shall be
determined utilizing the modal splits and parking
demands for various uses recognized by ITE, ULI or
other sources or studies. The analysis shall
demonstrate the number of parking spaces available to
more than one use or function, recognizing the
required parking will vary depending on the multiple
LDC Text Amendment
Attachment 8
38
Section 4.12.07 (cont.)
functions or uses in close proximity which are unlikely
to require the spaces at the same time. The shared
parking analysis methodology will be determined and
agreed upon by the County Transportation staff and
the applicant during the pre -application meeting. The
shared parking analysis shall use the maximum square
footage of uses proposed by the SRA Plan.
o) Streets shall adhere to the cross sections contained
in the SRA Plan. At a minimum all proposed streets
shall include sidewalks on both sides of the street,
parallel to the right-of-way, and a five (5) foot
streetscape area between the back of curb and the
sidewalk. In these areas, sidewalk protection shall be
provided. Streets shall maintain a minimum average
building height to street width ratio of 1:1, excluding
landmark buildings.
p) Landscaping minimums within the Town Core shall
be met by providing landscaping within parking lots as
described, and by providing a streetscape area
between the sidewalk and curb at a minimum of five (5)
feet in width, with trees planted forty (40) feet on -
center. The street tree pattern may be interrupted by
architectural elements such as arcades and columns.
q) General signage standards.
i) Signage design shall be carefully integrated
with site and building design to create a unified
appearance for the total property.
ii) Creativity in the design of signs is
encouraged in order to emphasize the unique
character of the SRA.
iii) Signs shall comply with LDC Section 9, or a
signage plan shall be included in the SRA plan.
ii. Town Center. The Town Center shall provide a wide range
of uses including daily goods and services, culture and
entertainment, within walking distance. Like the Town Core,
the Town Center is the primary pedestrian zone, designed at
human scale to support the walking environment. It is the
"Main Street" area of the Town. Buildings shall be positioned
near the right-of-way line, wide sidewalks shall be shaded by
street trees and architectural elements. The following design
criteria shall apply within the Town Center, with the exception
of civic or institutional buildings, which shall not be subject to
the height, building placement, building use, parking, and
signage criteria below, but, instead, shall be subject to specific
LDC Text Amendment
Attachment 8
015
IVAW 39
Section 4.12.07 (cunt.)
design standards that address these buildings' creating focal
points, terminating vistas, and significant community
landmarks and that are set forth in the SRA Plan and
approved by the BOCC.
a) Commercial, retail, office, civic, institutional, light
industrial and manufacturing, essential services, parks,
residential and schools and accessory uses shall be
permitted. These uses may occur in shared use
buildings or single use buildings.
b) The floor area ratio for the total building area within
each block shall not exceed 2.
c) The floor area ratio for retail and office uses per
block shall not exceed 0.5.
d) The floor area ratio for civic uses per block shall not
exceed 0.6.
e) The floor area ratio for light industrial and
manufacturing uses per block shall not exceed 0.45.
f) The maximum density for transient lodging shall be
26 dwelling units per Town Center gross acre.
g) The maximum building height shall be 5 stories,
excluding roofs and architectural features.
h) The minimum lot area shall be 1,000 square feet.
i) The maximum block perimeter shall be 2500 Ft.
j) The minimum setbacks shall be 0 from all property
boundaries from the front right of way line, setbacks my
increase to provide for public spaces.
k) Overhead encroachments such as awnings,
balconies, arcades and the like, must maintain a clear
distance of 9 feet above the sidewalk and 15 feet
above the street.
1) Seating for outdoor dining shall be permitted to
encroach the public sidewalks and shall leave a
minimum 6-foot clear pedestrian way between the
outdoor dining and the streetscape planting area.
m) Buildings within the Town Center shall be made
compatible through similar massing, volume, frontage,
scale and architectural features.
n) Streets shall adhere to the cross sections contained
in the SRA Plan. At a minimum all proposed streets
LDC Text Amendment
Attachment B
CM
*&If 40
Section 4.12.07 (cont.)
must include sidewalks on both sides of the street,
parallel to the right-of-way, and a 5 Ft. streetscape
area between the back of curb and the sidewalk.
Streets shall maintain a minimum average building
height to street width ratio of 1:1, excluding landmark
buildings.
o) Parking space requirements and design are the
same as in the Town Core.
q) Signage requirements are the same as in the Town
Core.
iii. Neighborhood General. Neighborhood General is
predominately residential with a mix of single and multi -family
housing. Neighborhood scale goods and services, schools,
parks and open space diversify the neighborhoods. The
interconnected street pattern is maintained through the
Neighborhood General to disperse traffic. Sidewalks and
streetscape support the pedestrian environment. The following
design criteria shall apply within Neighborhood General:
a) Residential, neighborhood scale goods and
services, civic, institutional, parks, schools and
accessory uses shall be permitted.
b) The maximum allowable building height shall be 3.5
stories.
c) The maximum block perimeter shall be 3500 feet,
except that a larger block perimeter shall be allowed
where an alley or pathway provides through access, or
the block includes water bodies or public facilities.
d) The SRA Plan shall set forth the development
standards for all allowable types of single-family
development, which shall, at a minimum, adhere to the
following:
i) The minimum lot area shall be 1,000
square feet.
ii) Landscaping shall include a minimum of
sixty (60) square feet of shrub planting
per lot, on lots that are 3,000 square
feet or less in area; eighty (80) square
feet on lots that are greater than 3,000
square feet but less than 5,000 square
feet in area; and 100 square feet for lots
5,000 square feet or larger in area.
Plantings shall be in identified planting
areas, raised planters, or planter boxes
LDC Text Amendment
Attachment 8
%W
`4NO 41
Section 4.12.07 (cont.)
in the front of the dwelling, with, at a
minimum, turf grass for the remainder of
the property.
e) Multi -family residential uses shall adhere to the
following:
i) Lots shall be a maximum of 4 acres.
ii) Front and side yard setbacks shall be a
minimum of 10 feet and rear yard setbacks
shall be a minimum of 20 feet for the primary
structure and 5 feet for any accessory
structures.
iii) Porches, stoops, chimneys, bays canopies,
balconies and overhangs may encroach into the
front yard a maximum of 3 ft. 6 in and a
maximum of 3 Ft. into side yards.
iv) Parking space requirements and design are
the same as in the Town Core.
v) A minimum of 100 Sq. Ft. of shrub planting
shall be required for each 2,000 Sq. Ft. of
building footprint, and one tree shall be required
for each 4,000 Sq. Ft. of lot area, inclusive of
street trees, with such plantings in planting
areas, raised planters, or planter boxes in the
front of the building and a minimum of turf grass
for the remainder of the property.
f) Non-residential uses shall adhere to the following:
i) All such uses shall be located at
intersection corners and shall not be permitted
at mid- block locations if a residential unit is
adjacent to either side;
ii) If the non-residential use is a restaurant,
grocery store, or convenience store, it shall be
located on an alley loaded site;
iii) The maximum square footage per single
use shall be 3,000 square feet and per location
shall be 15,000 square feet;
iv) The use shall have a minimum lot area of
not less than the size of the smallest adjacent
lot.
LDC Text Amendment
Attachment B
1%0 42
Section 4.12.07 (cont.)
v) The minimum setbacks shall be as follows:
0 feet from the front property boundary, a
distance from the side property boundary that is
equal to the setback of the adjacent property,
and a minimum of 20 feet from the rear property
boundary for the principal structure and 5 feet
from the rear property boundary for any
accessory structures.
vi) Parking space requirements and design
are the same as in the Town Core, with on -
street parking provided only along the lot street
frontage. No off-street parking shall be permitted
between the front facade and the front property
line. No off-street parking shall be permitted
between the side facade and the street side
property line for corner lots. All off-street parking
shall be screened from the street and adjacent
property by wall, fence and/or landscaping.
vii) Landscaping shall include a minimum of
100 Sq. Ft. of shrub planting per 2,000 Sq. Ft. of
building footprint, and one tree per 4,000 Sq. Ft.
of lot area, inclusive of street trees. Plantings
shall be in planting areas, raised planters, or
planter boxes in the front of the building.
Minimum of turf grass for the remainder of the
property.
g) Signage requirements shall be the same as in
Town Center.
k) At a minimum all proposed streets must include
sidewalks on both sides of the street, parallel to the
right-of-way, and a 5 Ft. streetscape area between the
back of curb and the sidewalk.
iv. Neighborhood Edge (optional). Neighborhood Edge is
predominately a single-family residential neighborhood. This
zone has the least intensity and diversity within the Town. The
mix of uses is limited. Residential lots are larger and more
open space is evident. The Neighborhood Edge may be used
to provide a transition to adjoining rural land uses. The
following standards shall apply with the Neighborhood Edge:
a) The permitted uses within the Neighborhood Edge
are residential, schools, compatible agriculture, parks,
open space, golf courses, and accessory uses.
b) Building heights shall not exceed 2 stories.
LDC Text Amendment
Attachment B
'1.r v.✓
43
Section 4.12.07 (cont.)
c) Lots shall have a minimum area of 5000 square
feet with lot dimensions and setbacks to be further
defined with the SRA Plan.
d) The perimeter of each block may not exceed 5000
feet, unless an alley or pathway provides through
access, or the block includes water bodies or public
facilities.
e) Landscaping shall include a minimum of 100 Sq.
Ft. of planting per lot, and a minimum of turf grass for
the remainder of the property.
g) Streets shall adhere to the cross sections
contained in the SRA Plan. At a minimum all proposed
streets must include a 5-foot sidewalk on both sides of
the street with a 5-foot streetscape area between the
edge of curb and the pathway
v. Special District (optional). The Special District is intended
to provide for uses and development standards not otherwise
provided for within the Context Zones. Special Districts would
be primarily single use districts, such as universities, medical
parks and resorts that require unique development standards
to ensure compatibility with surrounding neighborhoods. The
location of Special Districts shall be illustrated on the SRA
Master Plan, and uses and development standards shall be
defined in detail within the SRA development application for
review by St. Lucie County staff.
3. Village Design Criteria.
a. General design criteria.
i. Villages are comprised of residential neighborhoods and
shall include a mixed -use village center to serve as the focal
point for the community's support services and facilities.
ii. Villages shall be designed in a compact, pedestrian -
friendly form.
iii. Create an interconnected street system designed to
disperse and reduce the length of automobile trips.
iv. Offer a range of housing types and price levels to
accommodate diverse ages and incomes. Accessory dwelling
units shall not count towards the maximum allowed density,
provided that the total number of units does not exceed the
maximum density allowed by the Comprehensive Plan.
v. Be developed in a progressive manner to transition from
the surrounding rural environment into a community with the
LDC Text Amendment
Attachment B
%W
�./ 44
Section 4.12.07 (cont.)
greatest density, intensity and diversity occurring within the
village center, to the least density, intensity and diversity
occurring on the Village Edge.
vi. The SRA document shall demonstrate sufficient
transition to the adjoining use, such as active agriculture,
pasture, rural roadway, etc., and compatibility through the use
of buffering, open space, land use, or other means.
vii. Shall allow signs typically permitted in support of
residential uses including for sale, for rent, model home and
temporary constructions signs. Specific design and
development standards shall be set forth in the SRA document
for such signs permitted in residential areas or in conjunction
with residential uses.
b. Transportation Network. The transportation network for a Village
shall adhere to the same standards provided for within a Town.
c. Parks. A Village shall provide a range of active and passive
parks, squares and playgrounds as appropriate to be located within
each Context Zone and Special District.
d. Context Zones.
General.
a) Villages shall be designed to include a minimum
of two Context Zones: Village Center and
Neighborhood General.
b) Each Zone shall blend into the other without the
requirements of buffers.
c) Villages may include the Context Zone of
Neighborhood Edge.
d) Villages may include Special Districts to
accommodate uses that require use specific design
standards not otherwise provided for within the Context
Zones.
e) The SRA Master Plan shall designate the location
of each Context Zone and each Special District. The
village center shall be designated in one location.
Neighborhood General, Neighborhood Edge and
Special District may be designated in multiple
locations.
f) Context Zones are intended to guide the location
of uses and their intensity and diversity within a Village,
LDC Text Amendment
Attachment 8
`%� 45
Section 4.12.07 (cunt.)
and provide for the transition of uses back to the
surrounding rural environment.
ii. Village Center.
a) The allowable uses within a village center are
commercial, retail, office, civic, institutional, essential
services, parks, residential and schools and accessory
uses.
b) Uses may occur in shared use buildings or single
use buildings.
c) The floor area ratio of any use shall not exceed 2
for the total building area within each block, shall not
exceed 0.5 for retail and office uses per block shall not
exceed 0.6 for civic uses per block.
d) Transient Lodging - 26 dwelling units per village
center gross acre
e) Maximum building height - 5 Stories, excluding
roofs and architectural features.
f) Minimum lot area: 1,000 SF
g) Block Perimeter: 2,500 Ft. max
h) Front setbacks — Minimum 0 feet from the right-of-
way line
i) Side setbacks — Minimum 0 feet
j) Rear setbacks — Minimum 0 feet
k) Overhead encroachments such as awnings,
balconies, arcades and the like, must maintain a clear
distance of 9 feet above the sidewalk and 15 feet
above the street.
1) Seating for outdoor dining shall be permitted to
encroach the public sidewalks and shall leave a
minimum 6-foot clear pedestrian way between the
outdoor dining and the streetscape planting area.
m) The design of civic or institutional buildings shall
not be subject to the specific standards of this
subsection which regulate building height, building
placement, building use, parking, and signage but,
instead, shall be subject so specific design standards
that address the perspective of these buildings'
creating focal points, terminating vistas, and significant
LDC Text Amendment
Attachment 8
M
`` W 46
Section 4.12.07 (cont.)
community landmarks and that are set forth in the SRA
development Document and approved by the BOCC.
n) Buildings within the Village Center shall be made
compatible through similar massing, volume, frontage,
scale and architectural features.
o) At a minimum all proposed streets shall include
sidewalks on both sides of the street, parallel to the
right-of-way, and a 5 Ft. streetscape area between the
back of curb and the sidewalk. Streets shall maintain a
minimum average building height to street width ratio of
1:1, excluding landmark buildings.
p) General parking criteria
i) On- street parking spaces within the limits
of the front property line, as projected into the
right-of-way, shall count towards the required
number of parking spaces.
ii) The majority of parking spaces shall be
provided off- street in the rear of buildings, or
along the side (secondary streets). Parking is
prohibited in front of buildings.
iii) Parking areas shall be organized into a
series of small bays delineated by landscape
islands of varied sized.
iv) Parking lots shall be accessed from
alleys, service lanes or secondary streets.
q) The majority of parking spaces shall be provided
off- street in the rear of buildings, or along the side
(secondary streets ), organized into a series of small
bays delineated by landscape islands of varied sized.
An average spacing between landscape islands shall
be 10 spaces. Parking is prohibited in front of buildings,
except within the right-of-way. Parking lots shall be
accessed from alleys, service lanes or secondary
streets. Parking structures fronting on a street shall
include ground floor retail or shall have a minimum 10
Ft. wide landscaped area at grade. The amount of
required parking shall be demonstrated through a
shared parking analysis submitted with an SRA
designation application. Parking shall be determined
utilizing the modal splits and parking demands for
various uses recognized by ITE, ULI or other sources
or studies. The analysis shall demonstrate the number
of parking spaces available to more than one use or
LDC Text Amendment
Attachment B
`�✓ ` 01 47
Section 4.12.07 (cont.)
function, recognizing the required parking will vary
depending on the multiple functions or uses in close
proximity which are unlikely to require the spaces at
the same time.
r) Landscaping minimums within the village center
shall be met by providing landscaping within parking
lots as described, and by providing a streetscape area
between the sidewalk and curb at a minimum of 5 Ft. in
width. In these areas, sidewalk protection such as root
barriers, continuous three pits, and/or structural soils
shall be provided. Trees shall be planted forty (40) feet
on -center. The street tree pattern may be interrupted
by architectural elements such as arcades and
columns.
s) Signage standards within the village center shall
comply with those provided in the Town Center.
iii. Neighborhood General. Design standards for the
Neighborhood General within a Village shall be the same as
defined within a Town.
iv. Neighborhood Edge (optional). Design standards for the
Neighborhood Edge within a Village shall be the same as
defined within a Town.
v. Special District (optional). The Special District is intended
to provide for uses and development standards not otherwise
provided for within the Context Zones. Uses and development
standards shall be defined in detail within the SRA
development application for review by St. Lucie County staff.
4. Hamlet Design Criteria.
a. General.
i. Hamlets are small rural residential areas with primarily
single-family housing and limited range of convenience -
oriented services.
ii. Hamlets may include the Context Zones of Neighborhood
General and Neighborhood Edge.
iii. Non-residential uses shall be provided in one location,
such as a crossroads, and designed to incorporate the
community green.
b. Open spaces and parks. At a minimum, Hamlets shall provide a
public green equal to a minimum of 1 % of the total Hamlet gross
acreage.
LDC Text Amendment
Attachment 8
"%W *AO#
48
Section 4.12.07 (cont.)
c. Context Zones. Context Zones are intended to guide the location
of uses and their intensity and diversity within a Hamlet, and provide
for the transition back to the surrounding rural environment.
i. Neighborhood General. Neighborhood General is
predominately residential with a mix of single and multi -family
housing. Neighborhood scale goods and services, schools,
parks and open space diversify the neighborhoods. The street
grid is maintained through the Neighborhood General to
disperse traffic. sidewalks and streetscape support the
pedestrian environment. The design criteria applicable within
Neighborhood General are as follows:
a) Uses -residential, neighborhood scale goods and
services, civic, institutional, parks and schools.
b) Building height - 3.5 Stories
c) Block Perimeter: 3500 Ft. max. The maximum may
be greater if an alley or pathway provides through
access, or the block includes water bodies or public
facilities.
d) For single-family residential uses:
i) Minimum lot area: 1,000 SF
ii) Setbacks and encroachments to be defined
in the SRA development Document
e) For multi -family residential uses:
i) Maximum lot area: 4 acres.
ii) Minimum Front yard setbacks - 10 Ft.
iii) Minimum side yard setbacks- 10 Ft.
iv) Minimum rear yard setbacks - 20 Ft. for
primary structure, 5 Ft. for accessory structures
v) Encroachments: Porches, stoops,
chimneys, bays canopies, balconies and
overhangs may encroach into the front yard 3
Ft. 6 In. These same elements may encroach 3
Ft. into side yards.
vi) Parking space requirements and design are
the same as in the Town Core.
vii) Landscaping- Minimum of 100 Sq. Ft. of
shrub planting per 2,000 Sq. Ft. of building
footprint, and on tree per 4,000 Sq. Ft. of lot
LDC Text Amendment
Attachment B
*00, 49
Section 4.12.07 (cont.)
area, inclusive of street trees. Plantings shall be
in planting areas, raised planters, or planter
boxes in the front of the building. Minimum of
turf grass for the remainder of the property.
f) Non-residential uses:
i) Location: at intersection corner. Mid- block
locations are not allowed.
ii) Maximum square footage per use is 5,000.
iii) Maximum square footage per location is
20,000.
iv) Min. lot area: No less than the min. lot area
of the smallest adjacent lot.
v) Front setbacks - Equal to the smallest
utilized setback of the adjacent lot
vi) Side setbacks - Equal to the smallest
utilized setback of the adjacent lot
vii) Rear setbacks -minimum 20 feet for the
principal structure and 5 feet for any accessory
use
viii) Parking. Parking space requirements and
design are the same as in the Town Core. On -
street parking must be provided along the lot
street frontage. No off- street parking shall be
permitted between the front facade and the
front property line. All off- street parking shall be
screened from the street and adjacent property
by wall, fence and/or landscaping.
ix) Landscaping. Minimum of 100 Sq. Ft. of
shrub planting per 2,000 Sq. Ft. of building
footprint, and on tree per 4,000 Sq. Ft. of lot
area, inclusive of street trees. Plantings shall be
in planting areas, raised planters, or planter
boxes in the front of the building. Minimum of
turf grass for the remainder of the property.
x) Signage within Neighborhood General shall
comply with the standards provided in the Town
Neighborhood General.
xi) At a minimum all proposed streets must
include sidewalks on both sides of the street,
parallel to the right-of-way, and a 5 foot
LDC Text Amendment
Attachment 8
50
Section 4.12.07 (cont.)
streetscape area between the back of curb and
the sidewalk.
ii. Neighborhood Edge. Neighborhood Edge is predominately
a single-family residential neighborhood. This zone has the
least intensity and diversity. The mix of uses is limited.
Residential lots are larger and more open space is evident.
The Neighborhood Edge may be used to provide a transition
to adjoining rural land uses.
a) Uses - residential, parks, golf courses, schools,
agriculture
b) Building height - 2 Stories
c) Minimum lot area 5000 square feet
d) Setbacks to be further defined within the SRA
development Document
e) Block Perimeter: 5000 feet max. The maximum
may be greater if an alley or pathway provides through
access, or the block includes water bodies or public
facilities.
f) Landscaping. Minimum of 100 Sq. Ft. of shrub
planting per lot. Minimum of turf grass for the
remainder of the property.
h) Streets. At a minimum all proposed streets must
include a 5-foot sidewalk on both sides of the street
with a 5-foot streetscape area between the edge of
curb and the pathway.
5. Compact Rural Development Design Criteria.
a. General.
i. Compact Rural development (CRD) is a form of SRA that
will provide flexibility with respect to the mix of uses and
development standards, but shall otherwise be consistent with
the design standards of a Town, Village or Hamlet depending
on size and mix of uses or such standards will be defined at
the time of application submittal.
ii. A CRD may include, but is not required to have permanent
residential housing and the services and facilities that support
permanent residents.
iii. As residential units are not a required use, those goods
and services that support residents such as retail, office, civic,
governmental and institutional uses shall also not be required,
LDC Text Amendment
Attachment 8
51
Section 4.12.07 (cont.)
however for any CRD that does include permanent residential
housing, the proportionate support services shall be provided.
b. Example. An example of a CRD is an ecotourism village or
research and education facility that would have a unique set of uses
and support services different from a traditional residential village. It
may contain transient lodging facilities and services appropriate to
eco-tourists, but may not provide for the range of services that
necessary to support permanent residents.
6. Infrastructure Required. An SRA shall have adequate infrastructure
available to serve the proposed development, or such infrastructure must be
provided concurrently with the demand as identified in Chapter 5 of the LDC.
The level of infrastructure required will depend on the type of development,
accepted civil engineering practices, and the requirements of this Section.
a. The capacity of infrastructure serving the SRA must be
demonstrated during the SRA designation process in accordance with
the provisions in Chapter 5 of the LDC in effect at the time of SRA
designation.
b. Infrastructure to be analyzed will include facilities for roads,
potable water, sanitary sewerage, stormwater management, parks,
mass transit, and solid waste.
c. Centralized or decentralized community water and wastewater
utilities are required in Towns, Villages, Hamlets, and those CRDs
exceeding 100 acres in size. Centralized or decentralized
community water and wastewater utilities shall be constructed,
owned, operated and maintained by a private utility service, the
developer, a Community Development District, or other
governmental entity. This Section shall not prohibit innovative
alternative water and wastewater treatment systems such as
decentralized community treatment systems provided that they
meet all applicable regulatory criteria.
d. Individual potable water supply wells and septic systems, limited
to a maximum of 100 acres of any Town, Village or CRD are
permitted on an interim basis until services from a
centralized/decentralized community system are available.
e. Individual potable water supply wells and septic systems are
permitted in CRDs of 100 acres or less in size.
f. As it is the goal of Rural Lands Stewardship to protect and
conserve natural resources and agriculture, applicants are
encouraged to utilize environmentally -friendly infrastructure
techniques ("green design/technology").
LDC Text Amendment
Attachment 8
lvta,, *aol 52
Section 4.12.07 (cont.)
7. Requests for Deviations from the LDC. The SRA Plan may provide for
nonprocedural deviations from the LDC, provided that all of the following are
satisfied:
a. The deviations are consistent with the SA Overlay;
b. The deviations further the SA Overlay District Regulations and are
consistent with those specific Design Criteria from which Section
4.12.07.1. expressly prohibits deviation; and
c. It can be demonstrated that the proposed deviation(s) further
enhance the tools, techniques and strategies based on principles of
innovative planning and development strategies, as set forth in §§
163.3177 (11)(d), F.S. and Chapter9J-5.006(5)(L), F.A.C.
J. SRA Public Facilities Impact Assessments. Impact assessments are intended
to identify methods to be utilized to meet the SRA generated impacts on public
facilities and to evaluate the self-sufficiency of the proposed SRA with respect to
these public facilities. Information provided within these assessments may also
indicate the degree to which the SRA is consistent with the fiscal neutrality
requirements of Section 4.12.07.K. Impact assessments shall be prepared in the
following infrastructure areas:
1. Roads. A traffic impact report meeting the requirements of Section
11.02.09 of the LDC or its successor regulation or procedure, shall be
prepared by the applicant as component of an Impact Assessment Report
that is submitted as part of an SRA Designation Application package.
a. In addition to the standard requirements of the analyses required
above, the traffic impact report shall specifically consider, to the extent
applicable, the following issues related to the highway network:
(1) Impacts to the level of service of impacted roadways and
intersections, comparing the proposed SRA to the impacts of
conventional underlying zoning development;
(2) Effect(s) of new roadway facilities planned as part of the
SRA Master Plan on the surrounding transportation system;
and
(3) Impacts to agri-transport issues, especially the farm -to -
market movement of agricultural products.
b. The traffic impact report, in addition to considering the impacts on
the highway system, shall also consider public transportation (transit)
and bicycle and pedestrian issues to the extent applicable.
c. No SRA shall be approved unless the traffic impact report required
by this Section has demonstrated through data and analysis that the
capacity of County/State collector or arterial road(s) serving the SRA
to be adequate to serve the intended SRA uses in accordance with
Chapter 5 of the LDC in effect at the time of SRA designation.
LDC Text Amendment
Attachment B
1*4w 1�ftw 53
Section 4.12.07 (cant.)
2. Potable Water. A potable water assessment shall be prepared by the
applicant as a component of an Impact Assessment Report that is submitted
as part of an SRA Designation Application package. The assessment shall
illustrate how the applicant will conform to either Florida Administrative Code
for private and limited use water systems, or for Public Water Systems. In
addition to the standard requirements of the analyses required above, the
potable water assessment shall specifically consider, to the extent applicable,
the disposal of waste products, if any, generated by the proposed treatment
process. The applicant shall identify the sources of water proposed for
potable water supply.
3. Sanitary Sewerage. A sanitary sewerage assessment shall be prepared
by the applicant as a component of an Impact Assessment Report that is
submitted as part of an SRA Designation Application package. The
assessment shall illustrate how the applicant will conform to either Standards
for Onsite Sewage Treatment and Disposal Systems, contained in Florida
Administrative Code for systems having a capacity not exceeding 10,000
gallons per day or for wastewater treatment systems having a capacity
greater than 10,000 gallons per day. In addition to the standard requirements
of the analyses required above, the sanitary sewerage assessment shall
specifically consider, to the extent applicable, the disposal of waste products
generated by the proposed treatment process.
4. Solid waste. A solid waste assessment shall be prepared by the applicant
as a component of an Impact Assessment Report that is submitted as part of
an SRA Designation Application package. The assessment shall identify the
means and methods for handling, transporting and disposal of all solid waste
generated including but not limited to the collection, handling and disposal of
recyclables and horticultural waste products. The applicant shall identify the
location and remaining disposal capacity available at the disposal site.
5. Stormwater Management. A stormwater management impact assessment
shall be prepared by the applicant as a component of an Impact Assessment
Report that is submitted as a part of an SRA Designation Application
Package. The stormwater management impact assessment shall, at a
minimum, provide the following information:
a. An exhibit showing the boundary of the proposed SRA including
the following information:
1. The location of any WRA delineated within the SRA;
2. A generalized representation of the existing stormwater flow
patterns across the site including the location(s) of discharge
from the site to the downstream receiving waters;
3. The land uses of adjoining properties and, if applicable, the
locations of stormwater discharge into the site of the proposed
SRA from the adjoining properties.
LDC Text Amendment
Attachment B
1%W `W41 54
Section 4.12.07 (cont.)
b. A narrative component to the report including the following
information:
1. The name of the receiving water or, if applicable, HYSA or
WRA to which the stormwater discharge from the site will
ultimately outfall;
2. The peak allowable discharge rate (in cfs / acre) allowed for
the SRA per St. Lucie County regulations;
3. If applicable, a description of the provisions to be made to
accept stormwater flows from surrounding properties into,
around, or through the constructed surface water management
system of the proposed development;
4. The types of stormwater detention areas to be constructed
as part of the surface water management system of the
proposed development and water quality treatment to be
provided prior to discharge of the runoff from the site; and
5. If a WRA has been incorporated into the stormwater
management system of an SRA, the report shall demonstrate
compliance with provisions of Section 4.12.06.A.2.
K. SRA Economic Assessment. An Economic Assessment meeting the
requirements of this Section shall be prepared and submitted as part of the SRA
Designation Application Package. At a minimum, the analysis shall consider the
following public facilities and services: roads, potable water, sanitary sewerage,
stormwater management, solid waste, parks, law enforcement, emergency medical
services, fire, and schools. Development phasing and funding mechanisms shall
address any adverse impacts to adopted minimum levels of service pursuant to the
Chapter 6 of the LDC.
1. Demonstration of Fiscal Neutrality. Each SRA must demonstrate that its
development, as a whole, will be fiscally neutral or positive to the St. Lucie
County tax base, at the end of each phase, or every five (5) years, whichever
occurs first, and in the horizon year (build -out). This demonstration will be
made for each 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 ("FIAM") developed
by the State of Florida or with Burchell et al., 1994, development
Assessment Handbook (ULI). The BOCC may grant exceptions to this
policy of fiscal neutrality to accommodate affordable or workforce
housing.
LDC Text Amendment
Attachment 8
V' y' 55
Section 4.12.07 (cont.)
2. Monitoring Requirement. To assure fiscal neutrality, the developer of the
SRA shall submit to St. Lucie County a fiscal impact analysis report
("Report") every five (5) years until the SRA is ninety (90) percent built out.
The Report will provide a fiscal impact analysis of the project in accord with
the methodology outlined above.
3. Imposition of Special Assessments. If the Report identifies a negative
fiscal impact of the project to a unit of local government referenced above,
the landowner will accede to a special assessment on his property to offset
such a shortfall or in the alternative make a lump sum payment to the unit of
local government equal to the present value of the estimated shortfall for a
period covering the previous phase (or five year interval). The BOCC may
grant a waiver to accommodate affordable housing.
4. Special Districts Encouraged in SRAs. The use of community
development districts (CDDs), Municipal Service Benefit Units (MSBUs),
Municipal Service Taxing Units (MSTUs), or other special districts shall be
encouraged in SRAs. When formed, the special districts shall encompass all
of the land designated for development in the SRA. Subsequent to formation,
the special district will enter into an Interlocal agreement with the County to
assure fiscal neutrality. As outlined above, if the monitoring reveals a shortfall
of net revenue, the special district will impose the necessary remedial
assessment on lands in the SRA.
LDC Text Amendment
Attachment B
\r
Attachment C
V
Application for Amendment to the
Text of the St. Lucie County Zoning Ordinance
Justification
`%so
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development. These elements are also fundamental to the St.
Lucie County Comprehensive Plan and residents of the County.
The RLSA Overlay program provides a system of compensation to
private property owners for the 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 compact development. (Proposed Polic 1.2
Policy
Provide the means to manage growth within the agricultural land
1.1.2.4:
use categories through the orderly delivery of services concurrent
with the impacts of development. It is anticipated that over time
portions of the agricultural land use categories will be converted to
urban uses as services are provided. However, the physical
extension of County provided central sewer and water services
shall on occur consistent with the other provisions of this Plan.
Response
Stewardship Receiving Area (SRA) requires centralized or
decentralized community water and wastewater utilities in Towns,
Villages, and those Hamlets and Compact Rural Developments
exceeding 100 acres in size. Centralized or decentralized
community water and wastewater utilities shall be constructed,
owned, operated and maintained by a private utility service, the
developer, a Community Development District, Ft. Pierce Utilities
Authority, Port St. Lucie Utility Systems Department, St. Lucie
County Utilities, or another governmental entity. Innovative
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 of any Hamlet or CRD 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 Hamlets and Compact Rural Developments of 100
acres or less in size. Proposed Policy 4.11
Policy
Provide adequate buffering and/or setbacks between agriculture
1.1.2.6:
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.
Insure that Agricultural Best Management Practices are used.
Response
The perimeter of each Stewardship Receiving Area (SRA) shall be
designed to provide a transition from higher density and intensity
511712005. ISV32 V-01!-AMECRATH
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uses within the SRA to lower density and intensity uses on
adjoining property. The edges of SRAs shall be well defined and
designed to be compatible with the character of adjoining property.
Techniques such as, but not limited to setbacks, landscape buffers,
and recreation/open space placement or compatible agriculture
may be used for this purpose. Where existing agricultural activity
adjoins an SRA, the design of the SRA must take this activity into
account to allow for the continuation of the agricultural activity and
to minimize any conflict between agriculture and SRA uses.
Proposed Policy 4.7
Policy
Consistent with Objective 1.1.16 to allow for eco-tourism uses
1.1.2.7:
within the Agricultural areas.
Response
Ecotourism will be an allowed use in the Rural Lands Stewardship
Area RLSA).
Policy
Require that new development be designed and planned in a
1.1.4.2:
manner that does not place an unanticipated economic burden
upon the services and facilities of St. Lucie County.
Response
Each Stewardship Receiving Area (SRA) must demonstrate that its
development, as a whole, will be fiscally neutral or positive to the
St. Lucie County tax base, at the end of each phase, or every five
(5) years, whichever occurs first, and in the horizon year (build -
out). Techniques that support fiscal self-sufficiency such as
Community Development Districts and/or Special District shall be
encouraged. (Proposed Policy 4.12)
Policy
Continue to encourage the use of cluster housing and planned unit
1.1.4.3:
development techniques to conserve open space and
environmentally sensitive areas, through the County's Land
Development Regulations.
Response
The Rural Land Stewardship Area (RLSA) protects Natural
Resources through directing growth to suitable areas. Lands within
the RLSA kept as permanent agriculture, open space or
conservation uses will be identified as Stewardship Sending Areas
(SSAs).
Within the RLSA Overlay, agriculture, open space, which by
definition shall include public and private conservation lands,
undeveloped areas of designated Stewardship Sending Areas
(SSAs), water retention and management areas and recreation
uses, will continue to be the dominant land use. Therefore, open
space adequate to serve the forecasted population and uses within
6017/2OD& 162232 V-on-AMEGR.rH
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the Stewardship Receiving Area (SRA) is provided. To ensure that
SRA residents have such areas proximate to their homes, open
space shall comprise a minimum of thirty-five percent of the gross
acreage of an individual SRA Town or Village, or those hamlets or
Compact Rural Developments exceeding 100 acres. Gross
acreage includes only that area of development within the SRA that
requires the consumption of Stewardship Credits. (Proposed Policy
4.13)
Policy On -site and off -site. All development outside the Urban Service
1.1.5.9: Area shall pay the entire cost of its fiscal impacts on public facilities
and services.
Response Stewardship Receiving Areas (SRAs) are required to be fiscally
neutral of positive. Each SRA must demonstrate that its
development, as a whole, will be fiscally neutral or positive to the
St. Lucie County tax base, at the end of each phase, or every five
(5) years, whichever occurs first, and in the horizon year (build -
out). This demonstration will be made for each 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 ("FIAM") developed by
the State of Florida or with Burchell et al., 1994,
development Assessment Handbook (ULI). The BOCC
may grant exceptions to this policy of fiscal neutrality to
accommodate affordable or workforce housing.
Techniques that support fiscal self-sufficiency such as Community
Development Districts and/or Special District shall be encouraged.
At a minimum, an SRA analysis of fiscal neutrality shall consider
the following public facilities and services: transportation, potable
water, wastewater, irrigation water, storrnwater management, solid
waste, parks, law enforcement, and schools. Development phasing
and funding mechanisms shall address any adverse impacts to
adopted minimum levels of service pursuant to the St. Lucie
County Comprehensive Plan and Land Development Code.
5HT12005-152232 Vwo l-AMEGRATM
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61695-000-001- PWRK-28010
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(Proposed Policy 4.12)
Policy
As provided for under Policy 1.1.5.2, construction of new residential
1.1.5.12:
development at densities greater than two units per acre shall only
be permitted when central or on -site water and central or on -site
wastewater systems are available or will be provided concurrent
with the impacts of development, consistent with the adopted levels
of service found in the plan.
Response
Centralized or decentralized community water and wastewater
utilities are required in Towns, Villages, and those Hamlets and
Compact Rural Developments exceeding 100 acres in size.
Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by a
private utility service, the developer, a Community Development
District, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems
Department, St. Lucie County Utilities, or another governmental
entity. Innovative 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 of any
Hamlet or CRD 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 Hamlets and Compact Rural Developments of
100 acres or less in size. (Proposed Policy 4.11)
Objective
St. Lucie County shall require, through the County's Land
Development Regulations, the protection of historically significant
structures, facilities and locations within the unincorporated areas
of the County, as identified by the State of Florida or the Federal
Re ister of Historic Places.
Response
Preservation and conservation of lands with cultural heritage
significance within the Rural Land Stewardship Area (RLSA) shall
be encouraged. Cultural heritage shall include those lands that
have an archeological site, structures designed with Old Florida
vernacular or other historic Florida architecture, or lands that have
historical significance to St. Lucie County. (Proposed Policy 2.6
and proposed Land Development Code (LDC) Section 4.12.06.B.3)
Policy
Continue to support and encourage innovative land use
1.1.7.1: 1
development patterns through adequate provision in the Count 's
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Land Development Regulations including Planned Unit
Developments (PUD). Planned Non -Residential Development
(PNRD) and the Planned Mixed Use Development (PMUD) zoning
desi nations.
Response
St. Lucie County will encourage and facilitate uses that enable
economic prosperity and diversification of the economic base of the
Rural Land Stewardship Area (RLSA). St. Lucie County will also
encourage development that utilizes creative land use planning
techniques and facilitates a compact form of development to
accommodate population growth by the establishment of
Stewardship Receiving Areas (SRAs). Incentives to encourage and
support the diversification and vitality of the rural economy such as
flexible development regulations, expedited permitting review, and
targeted capital improvements shall be incorporated into the Land
Development Code (LDC) Stewardship District. (Proposed Policy
4.1 and ro osed LDC Section 4.12.07.C)
Policy
Encourage the use of the Planned Mixed Use Development
1.1.7.2:
(PMUD) zoning designation, which permits both residential and
non-residential development within a single planned development.
Response
The intent of the Rural Land Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development, and provide a system of compensation to private
property owners for the 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 compact development. (Proposed Policies 1.2 and
4.14
Policy
All new subdivisions, planned unit developments and site
1.1.8.1:
development plans shall be designed to include an efficient system
of internal traffic circulation, that does not require internal trips or
trips of short duration to be forced onto the major roadway network.
Response
The Stewardship Receiving Area (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. 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
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County Comprehensive Plan Transportation Element in effect at
the time of SRA designation. A transportation impact assessment
shall adhere to the requirements of Section 4.12.07.K.1 or its
successor regulation shall be prepared for each proposed SRA to
provide the necessary data and analysis.
(Proposed Policy 4.10 and proposed Land Development Code
(LDC) Sections 4.12.07.A.1.h and 4.12.07.1.1.a)
Policy I Explore development patterns, which allow for employment and
1.2.2.1: shormino opwrhinitiAR in rincc, nrnvimi+A.+. -;A .
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Response
Stewardship Receiving Areas (SRAs) are required to provide for a
full range of uses. As such, the new development will result in
employment and retail opportunities. (Proposed Policy 4.14 and
Land Development Code (LDC) Section 4.12.07.1.1.a
Goal 2.1:
Provide safe and efficient integrated multi -modal transportation
system which addresses the future needs of St. Lucie County for
movement of people and goods, and which considers social,
economic, energy and environmental effects of the transportation
s stem.
Response
The Stewardship Receiving Area (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. Additionally, the
transportation network shall be designed in an interconnected
system of streets, sidewalks, and pathways.
(Proposed Policy 4.10 and proposed Land Development Code
LDC Sections 4.12.07.A.i.h and 4.12.07.1.2.b.ii
Goal 8.1:
The natural resources of St. Lucie County shall be protected,
appropriately used, or conserved in a manner which maximizes
their functions, and values.
Response
The intent of the Rural Land Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
viable agriculture by promoting compact rural mixed -use
development as an alternative to low -density single use
development, and provide a system of compensation to private
property owners for the elimination of certain land uses in order to
protect and conserve natural resources, open space and viable
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agriculture in exchange for transferable Credits that can be useIto
entitle such compact development. The strategies herein are baon the principles of Florida's Rural Lands Stewardship Act, Cha163.3177(11)(d) F.S. The RLSA Overlay shall include innovativF_ and incentive based tools, techniques and strategies that are no
dependent on a regulatory approach, but will complement existing
local, regional, state and federal regulatory programs.
Additionally, agriculture is a valuable benefit to St. Lucie County as
it provides for example, open space, recharges groundwater,
provides employment and conserves and protects floodplains.
Proposed Policies 1.2 and 2.5
Policy The County shall require the protection of endangered and
8.1.8.2: threatened plant and animal populations and the conservation of
the native habitat, including intact canopy, understory and ground
cover; upon which these populations depend for survival. Possible
mechanism would include:
a. Assisting in the application of and compliance with federal
and state regulations;
b. Consulting with appropriate federal and state agencies
during development reviews when endangered or threatened
species may be onsite;
C. Establishing management programs with incentives for
private landowners to protect or conserve habitats, such as
reduced parking, landscaping, or credit for park and
recreation impact fees;
d. Using conservation easements, cluster site planning and
micro -siting of buildings; and
e. Assisting the state in developing an education program to
promote the preservation of endangered and threatened
species.
Response Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of Habitat
Stewardship Areas (HSAs), as Stewardship Sending Areas (SSAs)
within the Rural Lands Stewardship Area (RLSA) Overlay. HSAs
are delineated on the Overlay Map. 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 and the establishment of
protection and conservation measures. Proposed Policy 3.2)
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Policy Land use decisions shall consider the effects of devel7impact
8.1.8.10: impacts on fish, wildlife and habitat and the cumulativdevelopment and redevelopment upon wildlife habitatwhere rare, endangered, threatened or species of speare known to be present, a condition of approval will b
management plan prepared and approved by appropriate state and
federal agencies be completed prior to development approval.
Classification of listed fish, wildlife and habitat is defined by the
Federal government, the State of Florida, including the Florida Fish
and Wildlife Conservation Commission and the Florida Natural
Areas Inventory. In addition, this policy shall apply to any species
or native habitat the Treasure Coast Regional Planning Council
determines to be regionally rare, endangered or threatened with
extinction. To ensure adequate protection, protected plants and
animals, which cannot be provided with sufficient undisturbed
habitat to maintain the existing population in a healthy, viable state
on site, shall be effectively relocated in accordance with local, state
and federal regulations.
Response Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of Habitat
Stewardship Areas (HSAs), as Stewardship Sending Areas (SSAs)
within the Rural Lands Stewardship Area (RLSA) Overlay. HSAs
are delineated on the Overlay Map. 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 and the establishment of
protection and conservation measures. (Proposed Policy 3.2
Policy The County shall require clustering of dwelling units and/or open
8.1.8.16: space for land development projects which contain environmentally
sensitive lands and critical habitats within its project boundaries, in
order to preserve these resources.
Response Open space within or contiguous to an Stewardship Receiving
Area (SRA) shall be used to provide a buffer between the SRA and
any adjoining Hydrologic Stewardship Area (HYSA), Habitat
Stewardship Area (HSA), or existing public or private conservation
land delineated on the Overlay Map. Open space contiguous to or
within 300 feet of the boundary of a HYSA, HSA, or existing public
or private conservation land may include: compatible agricultural
uses, natural preserves, lakes, golf courses provided no fairways or
other tun` areas are allowed within the first 200 feet, passive
recreational areas and parks, re uired yard and set -back areas,
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and other natural or manmade open space.
Additionally, in order to promote compact, mixed use development
and provide the necessary support facilities and services to
residents of rural areas, the SRA designation entitles a full range of
uses, accessory uses and associated uses that provide a mix of
services to and are supportive to the residential population of an
SRA (Proposed Policies 4.9 and 4.14)
Policy Habitats supporting endangered and threatened species should be
8.1.8.17: preserved, protected and managed so as to continue the value of
the habitat to the endangered and threatened species found to be
dependent on it
Response Listed animal and plant species and their habitats shall be
protected and conserved through the establishment of Habitat
Stewardship Areas (HSAs), as Stewardship Sending Areas (SSAs)
within the Rural Land Stewardship Area (RLSA) Overlay. HSAs
are delineated on the Overlay Map. 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 and the establishment of
protection and conservation measures. (Proposed Policy 3.2
5. Provide a statement outlining the extent to which the proposed amendment:
a. Is compatible with existing land uses:
The proposed request is compatible with existing land uses in that what is being
requested is an Overlay to the Future Land Use. The underlying land uses and
zoning on a given property will remain the same until such time a property
owner voluntarily initiates the Rural Lands Stewardship Area (RLSA) Overlay
program by requesting a designation of Stewardship Sending Area (SSA) or
Stewardship Receiving Area (SRA). The land uses and design guidelines
included in the proposed Land Development Code amendment and
Comprehensive Plan amendment ensure compatibilities with agriculture.
b. Affects the capacities of public facilities, including but not limited to
transportation facilities, sewage facilities, water supply, parks, drainage,
schools, and emergency medical facilities:
A detailed analysis of the potential affects on the capacities of public facilities is
required under the proposed Land Development Code (LDC) text amendment.
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An Impact Assessment shall be prepared and submitted by a property owner
as part of a Stewardship Receiving Area (SRA) Application for Designation.
The SRA Impact Assessment Report shall address the requirements of Section
4.12.07.J of the St. Lucie County LDC. Impact assessments are intended to
identify methods to be utilized to meet the SRA generated impacts on public
facilities and to evaluate the self-sufficiency of the proposed SRA with respect
to these public facilities. Information provided within these assessments may
also indicate the degree to which the SRA is meeting the fiscal neutrality
requirements of Section 4.12.07.K of the LDC. A review of the affect on public
facilities, including fiscal impacts, is required at the end of each phase of
development or every five (5) years, whichever occurs first, as well as at
project build -out.
The program described in this amendment is designed to have positive impacts
on the natural resources occurring on or adjacent to the amendment lands. A
detailed ecological assessment of the lands involved was undertaken prior to
this submittal. This includes an overall appraisal of the soils, water retention
areas, natural community types, and wildlife. The proposed amendment
provides for an incentive based system to protect high valued natural
resources at no cost to the public. One of the primary purposes of the
proposed LDC Text Amendment is the focus on the natural environment
through the preservation, protection and conservation of prioritized
Hydrological Stewardship Areas, Habitat Stewardship Areas and Water
Retention Areas. Opportunities for the creation, restoration or enhancement of
the natural environment are also through proposed Section 4.12.06.13.2. The
positive effects to the natural environment through the implementation of the
Rural Lands Stewardship Program (RLSA) are infinite.
C. Affects on the natural environment:
The program described in this amendment is designed to have positive
impacts on the natural resources occurring on or adjacent to the amendment
lands. A detailed ecological assessment of the lands involved was undertaken
prior to this submittal including an appraisal of the soils, water retention areas,
natural community types, and wildlife. The Adams property is a working cattle
ranch and contains a number of natural communities including a large cypress
strand along the western edge of the site. Additionally there are a number of
natural communities interspersed with managed pastures scattered throughout
the property including hammocks, flatwoods, palmetto prairie, freshwater
marsh, and wet prairie among others. We estimate that there are 1,903 acres
of wetland communities and 3,572 acres of natural upland communities on the
Adams property amended lands.
The Cloud Grove site is dominated by a managed citrus grove with a sizeable
reservoir. This reservoir now functions as water storage for grove operations.
The rest of the site has been dramatically altered from its original communities
through the establishment of the citrus grove. The reservoir will be maintained
and enhanced to provide habitat for wildlife and native plants.
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d. Will result in an orderly and logical development pattern:
The proposed amendment to the St. Lucie County Zoning Ordinance will result
in an orderly and logical development pattern by providing the specific
development regulations in the form of Land Development Code (LDC)
regulations in order to implement the Rural Lands Stewardship Area (RLSA)
program. The design criteria for the development patterns of all new
communities under this program, whether they are a Town, Village, Hamlet or
Compact Rural Development, are detailed in the proposed text amendment
language. Detailed planning and forethought has gone into the entire program
including the requirement that design standards for each type of land use
proposed within a Stewardship Receiving Area (SRA) must be provided at the
time of application submittal. All SRA design standards shall be consistent
with the Design Criteria contained in Policy 4.11 and Section 4.12.07.1. of the
St. Lucie County LDC. The criteria requires that the SRAs be designed in a
progressive manner to transition from the surrounding rural environment into
the greatest density, intensity and diversity occurring within the Core of the
community; with the least density, intensity and diversity occurring within the
Neighborhood Edge, if used, resulting in a natural development pattern and
transition back into the rural/agricultural landscape.
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2. Describe any changed conditions that would justify the proposed
amendment.
St. Lucie County, like much of the State of Florida, has been experiencing record
high population growth in recent years. As a result, there are significant demands
for new residential, commercial, office and retail opportunities. These demands
are competing with the need to protect natural resources and agriculture. With the
uncertainty of recent agriculture activities, growth pressures have begun to move
outside of the Urban Service District into western St. Lucie County. Proposed
Land Development Code regulations provide a system to preserve, protect and
conserve existing natural resources and agricultural activities and at the same time
allow responsible, compact development to occur.
I Describe why there is a need for the proposed amendment.
The Rural Lands Stewardship Area (RLSA) program provides an innovative
planning solution to the recent growth pressures that agricultural lands outside of
the Urban Service District are experiencing. The 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 character. This
proposed zoning amendment implements and sets forth process and procedures
for the RLSA Overlay. The proposed amendment accompanies the Goal,
Objective and Policies proposed in the RLSA Comprehensive Plan amendment
also being sought at this time.
4. Describe whether or how the proposed amendment conforms to the St.
Lucie County Comprehensive Plan.
The responses in the table below outline the specific Goals, Objectives and
Policies of the St. Lucie County Comprehensive Plan with which the proposed
Stewardship Area (SA) Overly District Comprehensive Plan Goal, Objective, and
Policies and proposed Land Development Code (LDC) regulations comply.
Consistency with Goals. Objectives and Policies of the St Lucie County
Comprehensive Plan
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.
Response The intent of the Rural Lands Stewardship Area (RLSA) Overlay is
to protect and conserve natural resources and retain and promote
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