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Home My WebLink AboutAgenda Packet 08-14-06 August 14, 2006 6:00 P.M. BOARD OF COUNTY COMMISSIONERS SPECIAL MEETING AGENDA WELCOME ALL MEETINGS ARE TELEVISED. ALL MEETINGS PROVIDED WITH WIRELESS INTERNET ACCESS FOR PUBLIC CONVENIENCE. PLEASE TURN OFF ALL CELL PHONES AND PAGERS PRIOR TO ENTERING THE COMMISSION CHAMBERS. PLEASE MUTE THE VOLUME ON ALL LAPTOPS AND PDA'S WHILE IN USE IN 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 6:00 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 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-Iucie.fl.us Doug Coward, Chairman Chris Craft, Vice Chairman Joseph E. Smith Paula A. Lewis Frannie Hutchinson District No.2 District No.5 District No. 1 District No.3 District No.4 August 14, 2006 6:00 P.M. Invocation Pledge of Allegiance 1. PRESENTATION Presentation by County Consultant/MSCW Inc. on the Rural Land Stewardship Comprehensive Plan Amendment and Land Development Regulations. PUBLIC HEARINGS 2. GROWTH MANAGEMENT/STRATEGY & SPECIAL PROJECTS Consider Ordinance No. 06-031 adopting a Comprehensive Plan Amendment to establish the Rural Land Stewardship Area (RLSA) Overlay Zone (Exhibit A) - Consider staff recommendation to adopt Ordinance No. 06-031. 3. GROWTH MANAGEMENT/STRATEGY & SPECIAL PROJECTS Second reading of Ordinance No. 06-030 adopting land development regulations to apply to property generally located within the Rural Land Stewardship Area (RLSA) Overlay Zone boundary (Exhibit A) - Consider staff recommendation to approve and adopt Ordinance No. 06-030. END OF PUBLIC HEARINGS 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 ADMINISTRATION MEMORANDUM TO: Board of County Commissioners FROM: Michael Brillha. r.t Strategy & Special Projects Director 't'>~ August 10, 2006 DATE: RE: Summary of Review and Critique by MSCW Inc. ofthe Proposed Rural Land Stewardship Area St. Lucie County has consulted with MSCW Inc. to undertake a review and critique of the proposed Rural Land Stewardship Area (RLSA). Their work consisted of reviewing the comprehensive plan amendment application and proposed land development regulations pertaining to the Stewardship Overlay Zone as submitted by Gunster, Yoakley and Stewart PA. A summary of this review and critique is attached. MSCW is prepared to present their findings and recommendations under agenda item #1 at the Board's Monday, August 14, 2006 plan amendment adoption public hearing. Staff is also available to address and discuss any specific item relating to the consultant's findings. Cc: Doug Anderson, County Administrator Faye Outlaw, Assistant County Administrator Bob Nix, Growth Management Director Dan Mcintyre, County Attorney PrI151f)r;~T" LL.O. S'<'J,ht'l1 R. \\ìlk,. PL. IUelT!\'! VICE I'lllS'DENl " CO.O. hd'ìn T. \'·"I,h. PL. EXICUlI\'f VICI 1'{ISII>I:NlS "'mI.' \. Sdkn. .\1.5.1' C..Hùì I), (~tmnn, EF. Vie r: I'IlLSwrNT " C.EO. f I Wíl!LHn C""k. C.I~.\. VICt I'IlISWÈNJ'S 1(. L""t' [I",,,,",,. PL. ~'dl !,,,,,,,,,. ItL\ .\. ("'''¡!r':: \""dll. Aiel' IU \ Frìc L \X:nrc!1. P r. 1 ,,,ì \\(.I,b·p",ì,. PI.. I!r,IOQUAllnns/CrNTRAI FtoRm,\ ,j",:'10 ¡..<,~w r~rn'H_¡ SHt'('l O,hn.!o.!'L .\.!SI' Tel: 4rr'.'L!!.JJJO hix: ·lff·.'i2.U.,.!<J \Y\\'\\'.lHHWìlK,(:OH) NORTH C[~nL\L FummA ""I Fíd.!crö( Drìn' ¡be Vill.,!!,·,. I L .\2162 Tl'!: Y).~.-·:;;¡.2Ú-o hl\; .~:'2.""~d.2(~~'~¡ SOCII! hI YT FLORI DA ]IIi) S\\' :\11,:0;.. .'\ITn",· ~Ult(' 200 SHun, FL .'HQ9-1 Id; 'M2,2J9.'·fUru F-p;; --2.2J')..~:.JS \\1, crf(W' !mlÌng communitit's. .Iuk 8, 2006 O\'I~:RNI(JHT i\L\lL: I~:i\L\IL Mr, Bob Nix. ,\ICP Dircctor of Growth Management. SL Lucie County :2300 Virginia .\ venuc Fort Picrce, FL,34982-5652 Subject: St. Lucie County Rural L:1I1d Stewardship ¡\rea (RLSA) Overlay Zone Dcvelopment Regulations i\[SC\'\, No.: 06-0111 Dear J\[r. Nix: :\::; r(~c¡ue::;(Cd by the St. Lucic COUnty Growth Managemenr Departmcnr, J\ISC\X' is plca::;cd to present a preliminary report offering comments and a cririque of thc proposed Rural Land Stewardship Area Overlay Zone Deyelopment Regulations ("rcdline" draft dated Junc 1 (¡, 20(6). The report pre::;ents preliminary findings organized in the following sections: I. General ObSelyalÍons II. Environmental C:onsidcrations III. Form and Design Considerations IV. ,\dditional Considerations Thi::; rcview is based on the folJowing assumptions: · Because the Dcvelopment Regulations haY{~ bcen acted upon by the Planning and Zoning Commission they havc been dctermined consistent with the County's Comprehensivc Plan and with the proposed .\dams Ranch Stewardship Area Overlay .\mcndment to thc St. Lucic County Comprehensivc Plan. · Thc scopc of this review was limitcd to the proposed Developmcnl Regulations. However, some consideration was given to proposed ¡\dam$ Ranch Stewardship ,\rea O\'erla~' Amendmenl to thc St. Lucie Counry Compl'Ch(~nsive Plan. as certain aspects of thc Development Regul:nion$ mirror policies of the .\dams Ranch Ste'...·ardship Area Overlay Comprehensive Plan :\mcndmenr. · Thc propos cd .\dams Ranch Stcwardship ,\rea (hoeda\' Comprehensí,'e Plan o \mendmem will be adopted. SOUTIf[,\ST hORII'" ¡ O() S \1;' :\1 b.l11Y /\\<:I1U(- Suit< 200 Stuart, FL .H<)'H 1(.1: ~ë.:.l¡9.40!n FJ":: ·..·~2.219.221k mm....._._.."...._.._.._~'"'~_._.~~._~._... \t:'í' lTMlt' Imring coJ/1mwliriô. MSC\,', Inc. is a community planning and engineering firm with nearl~' 30 ,,(';¡rs of experience in Florida, with offices in Stuart and Orlando. MSC\\' is acknowledged as :\ srate leader in promoting sustainable communitv design, \vith m;¡ny of Íls projt1CtS recognized for their applicaùon of sustainable planning practices. :\ diverse and expert team of profe$síonals contributed ro :\nd managed this project including the following: · .lames .\. Sellen, MSP, who brings over 30 ye:\rs of public and prinne sector experience and served as the Orange Countv Planning Di.rector. · Richard engel', AICP, CNe, with more than 27 ~'l1ars of public and private sectorexperìence, including City of Orlando Bureau Chief. \....here he administered the Zoning Code. and managed Urban Design and Growth l\[anagement Planning. · James E. .\naston- Karas, with O\'er 20 years of experience, including analyzing and composing growth management legislation. managing water resource projects and coordinating local gm'crnmem advocacy. · Project ream members with expertise in urbnn design, land developmcnt regul:uion dtafùng and applícation, economic and market analysis, and environmental $ciences. MSC\\' will be prepared to prcscnt thc highlights of this report, rogether with a forthcoming report ,vhich analyzes the County's proposed Comprehensive Plan Amcndmenr, at the Jul:; 11,2006 Board of Counry Commissioners meeting. It is our understanding that the applicam invoked with this proposal and the project's consultants will receive a copy of this report in advance of the meeting. It is our pleasure working with you on this project. Should \'ou have any cluestions, please do not hesitate to contact tnt'. Sincerely, IÍ (1._ , . f~/i4r'J~~ 'ream Leader R\'\1':sh Enclosures· Letter Report c- .lames ,\. SdJcn, Rich Cnger.James E.. .\naston-Karas Page .2 \11'. Bnb ).::x s. .~r¡pÚ PRELIMINARY REVIEW AND CRITIQUE ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS (June 16, 2006 Draft) A. GENERAL OBSERVATIONS The proposed Developmem Regulations are generall~ consistent with the intent of the Rural Land Stewardship :\ct (Section 163.3177 (11)(d), F.S.); however, the process of designating an IU5.\ Overla)" Zone begs the guestion: \,'ill the 10car1on of RLS.\s conform to the vision of the Count)"'s future land use pattern? \\lth 11 dead)" established long-tenn VISion, the Coumy can decide where the innovative IU~S~\ planning too] can be emplo)"ed, and where Towns, \ïllages, 01' Hamlets will be located. :\ccordingly, it will decide \vhere preserved open spaces, natural areas, and agricultural lands will be located and managed within the IU.S:\s. \Vithou[ an adopted vision, the count)" risks choosing a "leapfrog," scattered development pattern. '111e proposed Development Regulations do not provide adeguate specificity as to the location of future SR'\$ within SI. Lucie County. '111erefore, it is presumed that the SR...\s could be located an~'where within the County. 1llis raises the visioning issue, which is linked to the implementation of the proposed Stewardship Comprehensive Plan amendment. \,:ilI it be the County's intent to permit SR.:\s throughout the rural are¡1S of the County or w11l they be restricted to certain areas, possibly closer to, or within a certain distance of, existing Urban Service Boundaries? In addition, the Development Regulations need to provide clarification about the intended design, form and intensity of devclopmelll within the Slt\s. The De\'elopment Regulations need greater clarification of environmental standards in both the $S:\s and the SIC\s, as presented below. Clearer objectives, clarification of management plans,and improvements to implementation tools are among the improvements suggested. _\ cornerstone of growth management hlw in Florida is the opportunity for public participation, and the provision of public information duotlgh the Sunslline Law. Accordingly, the time frames allotted in the Development Regulations must be long enough to aHow for fun review by County staff, as wcll as provide enough time for staff and the public to obtain addiúonal project informacion. This applies to all the SR.:\ review processes presented in section 4.05.08.£, starting with the pre-application conference through the sufficiency review and staff report. B. ENVIRONMENTAL CONSIDERATIONS The following ObSely,ltions concerning countywide application of the IU..s.-\ Overlay arc provided relative to environmental standards, separated b~' Sending .·\reas and Receiving _'\reas: Page 1 of 8 iuh 8. 2006 &I Stewardship Sending Area Designation - Section 4.05.0'" Restoration Incentive Credits (Section 4.05.07.B.4; pg. 11): '1'he restoration title is confusing, since much more th'\11 restoration is identified in this section (i.e., enhancement, creation, preservation, etc.). It is suggested that creation of upland habitat be discouraged, given historically 100v success rates. Restoration credit should not be given fully until a permit from the regulating authority (e.g., SF\".\JD) is obtained. This could be pro-rated e\'en more based on the success of the restoration work. This also lessens the workload on the CountT staff or consultant. Partial credit can be given for identifying It as restoration and more tor placing an easement over the properry, but fulJ credit should be reserved until the agency that regulates those areas consents. I f the maximum number of credits available on an SS~\ is nOl to be used, applicant should provide that number for future planning purposes. \,'ikllife or habitat values should not be increased for a \,\'R.\ designed to function as a stonnwate1' pond (e.g., Cloud (;ro\'(' t'CservoirlSnaiJ Kite habitat). Eligibility Criteria (Section 4.05.07.BA.d; pg. 13): Restoration elif.,ribility criteria should include wildlife corridors (as specified by the County overlay or F\X'q, flow ways, and large and diverse habitats. Natural Resource Indices (Section 4.05.(F .B.5.a; pg. 13): Data collection parameters are not clear. The DRI data collection Cl1tena for am' SS_\, regardless of size, should be applied. SSA Application (Section 4.05.0" .C.3.c; pg. 16): If an Index Value needs to be reassessed or "documentcd," a process and criteria should be identified. Stewardship Easement Agreement (Section 4.05.0".C.7.a; pg. 19): .-\lthough specified in tl1e land use table, an emphasis for passive recreation should be added ro the easement. Public access tights on the SS~\ should be defined. .-\ny \".1\1D permit that involves wetlands will also require a Conservation Easement, so there will be some redundanc\' with the easements. Easements should be to at least one agency with legal interest (e.g., an agricultural stewardship area should be dedicated to, at least, the DO~\CS so the agency can monitor it). 111e County, or grantee, wiU be responsible fo1' managing the covenants of any Stewardship Easement, and this could become a significant burden even if inspections and reports arc only generated once per year. . If easements or .Igreements are not honored once approved, or land loses habitat (1ualit)', will credit be subtracted? Is the mechanism for compliance clear enough? This possible deficiency could be addressed in these Development Regulations, or in the specific casements or agreements. Should financial performance guarantees (such as bonds, letters of credit or other commonly used u1stnunents) be recluired or is this specified in the County's current Land Development Code? . Page :2 of 8 Juh' 8. 2Cj()(¡ &I Stewardship Receiving Area Designation - (Section 4.05.08. Pg. 22) Suitability Criteria (Section 4.05.08.:\.1.d; pg. 22): Consistent with the acknowledged need for enhanced "¡sioning, a Countywide map of areas with anticipated high Narural Resource Indices would be helpful and would, therefore, suggest where SR.\s wotùd be more 01' less desirable. Having this information would be critical to long. range planning (e.g., knowing how many units will be possible in the SR:\s, etc.). Does the Natural Resource Index value of "greater than 1.4" onùt areas that should be saved? Suitability Criteria (Section 4.05.08..·\.1.h; pg. 23): .-\ssurances should be provided to avoid ~U1 55.\ becoming encompassed by an SIL\ or several SR.\s. l\lore simply, ecosystem functions are best served if large land areas are provided and contiguolls tracts are linked and not compartmentalized. The consequcnce to avoid is "postage stamp" wetlands. or "hole·in·the-donut" preservation. Natural Resource Index Assessment (Section 4.05.08.D.3; pg. 27): Natural resource assessment should identify land uses and wetland boundaries on the SR;\. II should also identify potential wetland and listed specics impacts from the Plan or Master Plan. SRA Plan and Master Plan (Section 4.05.08.G.l; pg. 34): \X'l1ile it is commendable to ensure high standards for the preparation of the Master Plan, the qualifications of the prcparers need to be more consistently defmed in the Dcvelopment Regulations. For example, it is unclear what constitutes a "qualified enyironmental consultant," and not clear why a plan would be sufficient if prepared by a certified (,'\IC1» planner with only one other licenscd professional (a licensed engineer or landscape arclùtect). Design Criteria (Section 4.05.08.1; pg. 35): The various design criteria do not mention the stewardship concept as a planning component. .\lthough this is a receiving area, the SR..-\ will incur most of the human impacts. Stewardship should be mentioned and could be more important for those RLS:\ projects that have the S$:\ and SR.\ contained on the same property. Required Buffer (Section 4.05.08.1.6; pg. 56): The Development Regulations need to clarify the application of required buffers in relation to SS.\s. Presumably, an SS.\ should not serve as a buffer. In addition, the Development Regulations should more clearly address how an SS.\ within an SR....\ would be appropriately buffered. Infrastructure (5ecrion 4.05.08.J.7.h; pg. 58): l::::xpand on the definition of "green" construction. Implementation of new-technology for stormwater treatment 0)ioremecuaríon, etc.) should be reguíred. Parks and Recreation (Section 4.05.08.].Ö; pg. (0): The provision for a parks and recreation assessment should be expanded to show aU adjacent lands in public ownership. Intcgration into adjacent land's management plans, for example, the long term water suppl)" plan, should be encouraged. II Page 3 of 8 July 8, 2006 Open Space Definition (pg. 5): Uses designated as open space should be re-evaluated for applicability as crcdit. Golf courses arc acceptable as open space, however stewardship credit for this land use is questionable. Administration and Management of Land: RLS_-\ creates a liability by requiring land owners to maintain and manage the lands with high natural resource and public benefit values, from which credits bave been transferred, without providing a means of generating a cash flow to cover these costs over time. l11Ìs issue should be addressed with each Easement .:\greement C. FORM AND DESIGN CONSIDERATIONS 11lC following observations concerning countywide application of the RLS~\ Overlay arc provided relative to (Countywide) development patterns and the design of individual developments. Stew~\rdship Receiving Area Designation - (Section 4.05.08; pg. 22.) Size: There appe~1rs to be no minimum sizc for an SR.-\. Yillagcs within an SR·\ can be as small as 100 acres; therefore, this appears to be the de facto minimum should an SR-\ be the size of one Village. \,\'ith the proposed maximum density of 2 dulac, a 100-acre Village could include only :WO dwellings (2 du/acre x 100 acres). .\t this size a Village would not support an elementary school, would not likely support more than commercial use (e.g. convenience store) and is unlikely to have any significant office} employment center. This would likely result in residents having to drive to the nearest urbanized arca for daily services. B~' 'lYC standards, the minimum size for a Village outside the Urban Service Boundary is 500 acres, which, with 75 percent open space and a minimum density of 4 du/acre, would yield 500 units. This is stiIl not cnough for a school or commercial support services, but is a better yield if attempting to develop villages with a diverse housing stock (single family, multi-family; workforce and median-to- high-end housing), and a walkable environment. Proposed Comprehensive Plan Stcwardship Overlay Objective 4 recluires "sustainable development patterns, while discouraging sprawl." Relative to this Objective and the lack of locational and sizing parameters for SR.:\s, the tluestions to be asked are, "Is this discouraging sprawl? Are multiple, sm.all SR,~\s desired by the County?.:\re they desired throughout the County? Should there be a minimum size for SR.\s?" Forms of SRA Development - (Section 4.05.08C; pg. 24) Four forms are provided, Towns, Villages, Hamlets and Compact Rural Development. \X'hile the Town form could be large cnough to begin to create a sustainable communil~' (schools, retail, personal services, office/ employment) that for it rcsidents, the Hamlet (40-100 acres) and CRD (less than 100 acre) fonns arc too small to create anything much more than large-lot developments or clustered residential development. _\t densit~· ranges of 1/2 to 2 du/ acre, these forms of development could be incol1)oratcd into Town or \'illage comnnUlities as their edges and transitions to rural,/ agricultural lands. 111c CRD form that may be larger than 100 acres appear to be intended Page 4 of 8 .lull 8,2006 for resort (transient residents ,Ire allowed) or employment development. Example of eco-tourÎst and research facilities are given, but these are dearl~' examples only. The fourth form, Village, (if up to 1,000 acres and combined with another Village), begins to become a slIstainable development scenario. However, the lower end of the \-¡Uage form of development is unlikely to result in a sustainable communi~' Of neighborhood. Conversely, it is likely to become a typical very suburban development. The small-sized character and low density (1 í2 to 2 du/acre) of Villages, I-lamlets or CRDs may result in a development pattern that compromises proposed Comprehensive Plan Objectivc 4, which is to ensure sustainable development. \Xteh smaller sizes of development, it could become more difficult 10 ensure a "functional mix of use, interconnecÜvity and nnùti-modes of transportation," as required by Comprehensive 1'1:1n Policy 4.1. If an objccti,'c of the Development Regulations is to be form-based, it should include more prescriptive coment. The applicant should be given more guidelines about how development might look, rather than regulations that describe what is restricted or prohibited. Pages 3557 present an extensive set of desif,'11 criteria for various development options, however visual design images are not presented which would g1\-e examples of acceptable types of design to apply the guidelines. In addition, design guidelines such as Floor .\rea Ratio (F_\R) and building height to street ratios, which are now included in the draft, ,Ire very difficult to translate to vismt1 urban form without graphical representation. Stewatdship Receiving Area Application Package - (Section 4.05.08D; pg. 26) It appears that a fully developed i\laster Plan is not a pre-requisite for designating an SR.\. Since there arc no size parameters for the SR.\ itself, they could range from less than 100 acres, and become a 1--lamlet or CRD, to over 5,000 acres incorporating multiple Towns or Villages. The County should consider requiring a more fully developed1\1aster PhU\ as pari of the application package for SR.-\ designation. \X'ìthout a .\laster Plan, it will be (lifficult to determine whether the design criteria established in Section 4.05.081 can be applied in a manner that will result in a Town, "ilJage or Ilamlet that complies with the County Comprehensive Plan Policies for sustainable, interconnected, mixed mode and mixed use developments. Design Criteria - (Section 4.05.08.1; pg. 35) The design criteria for developing within an SR:\ appear to be created to establish developments based upon the principles and concepts of Traditional Town Design, New Urbanism and the New Urbanism Transect. These are generally perceived within the communi~' planning and development industry as <¡uali~' standards that can lead to sustainable commul1Ì~' design. '111e recently adopted Town, Village and Countr~'side (lYe) design standards arc also based upon the same New Urbanist principles and Transect. :\ signiftcant difference is that the densities allowed in the SIL\s appear about 25 percent lower than those of the 'I'Ve. In addition, the 'I'VC reqtúres more open space set ,lside within the project than within an SIL\. Minimum Density: The gross densit~· range for Towns of 2.0-2.5 du/ acre, translates into approximately 3.0-3.85 net .residential densi~', about 25 percent lower than the County's recently adopted T\'C densities. These densities are indicativc of fairly typical single family det~lIl';I~ed.' Page S of 8 .I ulr 8. 200(¡ suburban developments. This could Blake the pn)Vision of sufficient housing diversity a challenge, especiaUy the provision of work force housing. . Commercial Uses: Rcgardingthe rccluired minimum Floor .-\rea Ratios (F..\R), the apparent intent of the Development Regulations is to create intensities which would create more compact, mixed. use non-residential development. However, the minÌmum 0.4 F:\R for retail development could preclude development that is onl~- retail. l"ypically, retail development, even in a Town Center, will choose to locate only on the first floor. This will yield an approximate retail E·\R of about 0.25. If offtce space is provided on the second floor, abm'e the retail, the 0.4 F_-\R can be achieved. However, if residential is placed over the retail, the E-\R is not affected and the F:\R mininmm will not be achieved. .\ potential solution is to allow 1'esidential to be counted as F:\R if constructed over retail space. It shoLùd still be Llsed in density calculat.ions as well. Recreation and Open Space: Thirty-tive percent of the land area is to be set aside for open space in 'rowns and \ '¡Uages, while the set aside appears to be less than 1 percent for de\-e1opments of less than I 00 acres. To provide the same guality em'ironment as other development in Sf. Lucie Count)', the County should consider using the same standard for all SR.\ development, regardless of dlC size or type of development.:\dditionally, the draft regulations fCcluire that 200 square feet of comnHluit}' park be provided per dwelling in '1'OWI15. For a ¡ ,000 acre Town (the minimum), this will provide approximately to acres of community park. Town and Village Design Cdteria: :\s mentioned previously, the design criteria for Towns and \îUages represent the basic IHinciples of Traditional Town Design. Consistent with :New lit-banist philosoph~' of allowing design flexibility, there could be many ways to achieve the different design criteria. Howe\'er, for the smallest of potential Towns (1,000 acres) or Villages (100 acres), it is unclear whether such developments will be able to achieve the stated ptincìples presented in the Development Regular.ions to create: · "clearly defined neighborhoods with each having... retail, office, CIVIC, schools, parks or other public spaces" "a mi.:œd use To"vn Center by co-locating residential, retail, office civic and other LIses in the Town Cen ter" "Internal capture of shopping and business trips.. .and reserving adeguate sites for transit stops and shelters" "a range of housing types and prices..., including housing for the Town's very low, low and modera te-·income households. . ." "a land use balance at build OUI..." · · · · These statements induded in the Development Regulations arc very general and will reqUlre diligence to ensure that the intent, and not merely the letter, of the principles are fulfilled. Hamlet and CRD Design Criteria: 'I11e design criteria are sufficient for allowing the type of development described in the general description. The developments are intended to be smaller in area and potentiaUy isolated, but there appears to be no actuallimÌt on the size of a CR.D. \X/ells and septic tank$ arc permined if development size is less than 100 acres. Support commercial, retail, ofíìce and service development is not required. For developments over 100 acres, sewer and water service is required, with 2 du/ acre development allowed. This development design is indicative of fairly standard suburban development. Outside the Urban Service Boundary, this tYRiI'. ~O.f. Page 6 of 8 I ul!' 8. 200(¡ developmcnt could be considered inconsistent with the intent of the RLS_\ Overlay of providing an altern.ui\'c to sprawl. It is unclear why the Hamlet and CRD districts are needed. 'rhese development types can be provided at dle edge of Towns and Villages as a tt1\nsition to the agricultural areas, in the same manner as with the County's TVC Overla\·. . . \'\I01'k£o1'ce I-lousing: \X'hilc provisions are included for workforce housing or affordable housing, sufficient detail is not pro\'ided 10 implement this challenging goal. Comprehensive Plan Policy 4.21 fCCU11'eS the provision of affordable and workforce housing pursuant to Florida Rule 9J-2.048, F.:\.C. 'rhis should be considered the minimum cÚteria for providing workforce housing. Comprehensive Plan Policy 4.22 places the burclcl1 upon the County to ".. . among other possibilities not specifically listed herein, consider opportl.lnities..." to provide very low. low, and moderate housing in each SR.\. The County should consider requiring that som.e affordable or workforce housing be provided by the developer \vithin any SR.\. Tl1Ís could be done by reguiring that a certain percentage of housing units be constructed that are of a maximum, pre.determined size (square feet), such that the sales and/ or rental prices will faU within the designated St Lucie County affordable or workforce housing range. Other possibilities exist to ensure workforce and affordable housing is provided on-site 01' off-site, which should also be considered. Transportation: Though the Development Regulations propose to use the County's Land Development Code (Section 11.02.09) for transportation impact assessment (pg. 58), it is unclear how a well-designed accessibilit~· system, and integration with the County's transportation system will be achieved. For example, it is unclear how to achieve "rural desigl1 and rural road corridors," as contained in the draft (pg. 58) and in state statute, while accommodating the intensity of land use which could be created in SR.\s. Though the Development Regulations also contain additional transportation impact assessment standards (pg. 58-59), they are to be addressed only"... to the extent applicable, )} which may prove to be too weak a standard to ensure adequate planning of the transportation system. Finally, "Transportation Demand Managcmcnt" programs (pg. .38) should be explained. Though TDI\1 is laudable in theory, are there successful programs which can be more specifically promoted in these Development Regulations which will produce tangible results? D. ADDITIONAL CONSIDERATIONS 4.05.07.F; (pg. 21): This is a commendable goal, although it is problematic for the Development Regulations to bind future decisions of the BOCC, which is suggested by the SS.'\ .-\mendment language. Se\'eral editorial changes arc suggested and are available upon request Page '7 of 8 )u1\' 8,200Ó II LIST OF ACRONYMS .-\ICP: .\merÎcan Institute of Certified Planners CRD: Compact Ruml Development DO.\C5: Florida Department of .\griculture and Consumer Services DRI: Development of Ref,>1onal Impact r:\R: Floor .\rea Ratio F\,'C Florida Fish and \X'ildlife Conservation Commission LDC: St. Lucie County Land De,'elopment Code LD1<.: Sr. Lucie ((HUHy Land Development Regulations }U~S_\: Rural I.and Stew¡u:dship :\rea SFWi\ID: South Florida \'?ater i\Ianagement District SR.\: Stewardship Receiving ,\rea SS.\: Stewardship Sending .-\rca 'I'VC: 'fowns, Villages, and Countryside \,'i\lD: Water Management District \\1\.:\: \Yater Retention .\rea Page 8 of 8 .1 uh' 8. 2006 II August 16, 2006 Tab 1 Tab 2 Tab 3 Tab 4 Tab 5 Tab6 Tab 7 Tab 8 Tab 9 Tab 10 APPLICATION FOR CERTIFICATION OF RETAINED SPRING TRAINING FACILITIES Verification of Application Requirements Table of Contents Unit of government as defined in Section 218.360 Florida Statutes is responsible for the acquisition, construction, management or operation of the facility for a retained spring training franchise or hold title to the property on which the facility for a retained spring training franchises is located Verified copy of a signed agreement with a retained spring training franchise for the future use of the facility for a term of at least 15 years Financial commitment to provide 50% or more of the funds required by an agreement for the acquisition, construction or renovation of the facility for a retained spring training franchise Projections which demonstrate that the facility for a spring training franchise will attract a paid attendance of at least 50,000 annually and an estimate of the proposed effect on the local economy Location of a retained spring training franchise within a county that is levying a tourist development tax pursuant to s. 125.0104 Intended use of the funds for acquisition, construction, or renovation of the facility Length of time the facility has been used by a retained spring training franchise Remaining time on a current spring training facility lease with a local government, which does not exceed five years unless an agreement of 15 years was entered into between July 1, 2003 and July 1, 2004 Net increase of total active recreation space owned by the applying local unit of government following the acquisition of land for the spring training facility. Location of the facility within a brownfield, an enterprise zone, a community redevelopment area, or other area of targeted development or revitalization included in an urban infill Redevelopment Plan. Aaenda Reauest Item Number:_ë;?_ DATE: August 14, 2006 REGULAR [ 1 PUBLIC HEARING [X 1 CONSENT [ 1 TO: Board of County Commissioners PRESENTED BY: SUBMITTED BY: Growth Mqmt. / Strateav & Special Proiects Michael Brillhart Strategy & Special Projects SUBJECT: Consider Ordinance No. 06-031 adopting a Comprehensive Plan Amendment to establish the Rural Land Stewardship Area (RLSA) Overlay Zone (Exhibit A). BACKGROUND: The Comprehensive Plan Amendment was adopted by the Board of County Commissioners for transmittal to the Florida Department of Community Affairs (DCA) on October 11, 2005 during Transmittal Round RLSA 06-1. The applicant has responded to the DCA Obiections, Recommendations and Comments report as reflected within the revised Goals, Objectives and Policies of the Plan Amendment. '-" FUNDS AVAILABLE: NA PREVIOUS ACTION: At its July 11 th public hearing, the Board of County Commissioners continued the adoption public hearing to allow for a review and critique of the proposed Goals, Objectives, and Policies and the proposed land development regulations as performed by MSCW Inc.. The Local Planning Agency recommended approval of the Rural Land Stewardship Area (RLSA) Comprehensive Plan Amendment on September 1, 2005. Revisions to the GOPs, as made by the applicant, are included in Tab 1 of the attached notebook. RECOMMENDA TION: Staff recommends that the Board adopt Ordinance No. 06-031. li] APPROVED - j OTHER: \..r [ ] DENIED Approved 5-0 Motion to continue to August 28th at 6:00 p.m. or as soon thereafter that it might be heard. CE: COMMISSION ACTION: Do gla M. Anderson County Administrator :-} I h' County Attorney: ~ Originating Oept: _ Coordination/Sianatures Environ. Resources: Purchasing _ Management & Budget: Finance: ~ ~ .- c: :::::s o () (I.) '(3 :::::s ...J -: (J) EXHIBIT A () "'Cns CG>~ CO I;. ns ...J<_ - '- ~.e.~ ::::loCO D:()_ -a'E< G>ns0 ()~...J OG>a:: Co... _ 00 "- £l. z~ ~j..1 ¡~ .) .~ r ~. ~ ~'l It) o o N cti ... ûj ::¡ C) ¿ 'C ~ m 0- ~ 0- 0- m :æ \...- J J ¡; .$ I .., ~ ;¡ ~ ~ ! '" I .! ~ .. ð ... 3 ;) ~ 4un~ ~¥o '-' Board of County Commissioners Review: 08/14/06 File Number PA-05-006 MEMORANDUM TO: Board of County Commissioners FROM: Michael Brillhart, Strategy and Special Projects Director DATE: August 8, 2006 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 Zone; 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 approved RLSA program. The purpose of this program is to promote rural land sustainability efforts through protection of natural resources and agriculture lands by creating a RLSA Overlay Zone on the County's future land use map. This process is accomplished through a rural stewardship comprehensive plan amendment that identifies a Stewardship Sending Area (SSA) to be protected from future development activity and designates a Stewardship Receiving Area (SRA) where development credits can be transferred. A brief summary of the sequence of events for establishing a RLSA program through a comprehensive plan amendment process includes: \..,.r 1. amend the Comprehensive Plan Future Land Use Element (FLUE) and Future Land Use Map (FLUM). This is accomplished by establishing rural land stewardship Goals, Objectives, and Policies (GOPs) for the proposed Stewardship Overlay Zone within the FLUE and creating an RLSA Overlay Zone on the FLUM. 2. adopt implementing land development regulations within the County's Land Development Code (Section 4.05.00) that approves the transfer of credits from the sending area to receiving area and regulates development activities for both the sending area and the receiving area. 3. approve a Stewardship Sending Area application and adopt a Sending Area Conservation Easement. 4. approve the Stewardship Receiving Area application including the assignment of transferable credits and the development order for the receiving area. Procedurally, the ~ August 14, 2006 Page 2 Subject: RLSA Amendment File No.: PA-05-006 County will review a formal application for the proposed Cloud Grove DRI and adopt a development order for this proposed receiving area plan. COMMENTS Staff has reviewed the proposed amendments as reflected within this particular RLSA comprehensive 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 reflective of a rural village settlement pattern The following comments and concerns summarize the attached staff comments provided within this report: '-" 1. This Comprehensive Plan Amendment application creating a Rural Land Stewardship Area (RLSA) does not represent the site specific development application of the Stewardship Receiving Area (SRA) at this time. A more stringent review of a proposed receiving area development plan will occur during the Cloud Grove DRI review process. 2. At some time when an official DRI 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 management must occur. In addition, County staff hired MSCW Inc. to provide a review and critique of the proposed Plan Amendment. This critique is reflected within attached Exhibit D. The applicant's responses to the critique resulted in proposed revisions to the Goals, Objectives, and Policies as noted on Tab 6 of the attached notebook. 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 Florida Department of Community Affairs. On June 8, 2006, the Planning and Zoning Commission held a workshop to review the proposed land development regulations. The proposed regulations (Tab 3 of the attached notebook) have been revised to include modifications requested and recommended by the Planning and Zoning Commission. \. '-" August14,2006 Page 3 Subject: RLSA Amendment File No.: PA-05-006 ITEMS OF CONCERN IDENTIFIED BY STAFF \..,. Staff has identified items of concern relating to the impacts of this amendment upon the surrounding rural area. These items must be addressed and resolved during the Stewardship Receiving Area application process and include: 1. There needs to remain adequate separation between the proposed receiving area and the surrounding rural area - Florida Statutes Chapter 163.3177 (11 )(d)(4)(a)(e) requires the control of sprawl and adequate separation between receiving areas through rural design, land use techniques, and the use of rural road corridors. Staff is recommending that a Policy be established to require the use of adequate green space and natural barriers between future receiving area development. 2 Staff is requesting a revised transportation analysis for the receiving area during the DRI process - A tentative review of the pre-ADA for the Cloud Grove DRI depicts only a minimal number of roadways to serve this future rural Town. Based upon a projected build-out of between 25,000 and 30,000 population, there must be an adequate transportation network to serve this population. Only one east-west and one north-south corridor were shown on the DRI plan. Additionally, the applicant needs to use an internal trip capture rate acceptable to the Florida Department of Transportation. 3. As potential changes in land development activity and density may occur within the receiving area, Growth Management Department staff is requesting that changes be reviewed and analyzed through a PUD rezoning process pertaining to the Stewardship Overlay Area. STAFF RECOMMENDATION Staff recommends that the Board of County Commissioners approve the Rural Land Stewardship Comprehensive Plan Amendment through the adoption of Ordinance No 06-031. ATTACHMENTS Ordinance No. 06-031 Tab 1- Notebook (Proposed Goals, Objectives, and Policies) Tab 6 - Notebook (Applicant's Response to MSCW Critique) Exhibit D (Critique by MSCW Inc.) Staff comments EAC comments Tab 5 - Notebook (Letters of Support) October 11, 2005 Transmittal letter P & Z Commission minutes Legal ad ~ \.- ORDINANCE NO. 06-031 AN ORDINANCE OF ST. LUCIE COUNTY, FLORIDA, ADOPTING AMENDMENT TO THE COMPREHENSIVE PLAN RELATING TO THE CREATION OF A RURAL LAND STEWARDSHIP AREA (RLSA) OVERLAY ZONE WHICH SHALL APPLY TO PROPERTY GENERALLY LOCATED WITHIN AREA MORE SPECIFICALLY DEPICTED IN EXHIBIT "A" HERETO, WHICH AMENDMENTS ARE ATTACHED AS EXHIBIT "B" HERETO; PROVIDING FOR SEVERABILITY; PROVIDING FOR TRANSMITTAL TO THE FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND OTHER AGENCIES AS REQUIRED BY LAW; PROVIDING FOR ADOPTION; PROVIDING FOR AN EFFECTIVE DATE; AND PROVIDING FOR ADOPTION. WHEREAS, the St. Lucie County Board of County Commissioners (the "Board") has prepared a Comprehensive Plan Amendment to establish a Rural Land Stewardship Area (RLSA) Overlay Zone to apply to property depicted within Exhibit A attached hereto; and WHEREAS, the Board recommended approval fortransmittal of the proposed Rural Land \¡.., Stewardship Area (RLSA) Comprehensive Plan Amendment to the Florida Department of Community Affairs; and WHEREAS, the Board has transmitted the Comprehensive Plan Amendment for the RLSA $. to the Florida Department of Community Affairs; and WHEREAS, on December 30,2005, the Florida Department of Community Affairs provided Objections, Recommendations, and Comments regarding the proposed RLSA Comprehensive Plan Amendment; and WHEREAS, the Board has responded to the Objections, Recommendations, and Comments with certain changes to the proposed RLSA Amendment that are reflected herein; and WHEREAS, the adoption of the RLSA Amendment and its implementation by the adoption of land development regulations shall serve to further guide land use and development within the County, so that the public health, welfare and safety is protected and rural agricultural and ~ environmental resources of the County are further enhanced, promoted and protected from impairment; and '-- WHEREAS, the Rural Land Stewardship Area Comprehensive Plan Amendment has received public input and participation through public hearings before the Local Planning Agency and the Board in accordance with Section 163.3181, Florida Statutes. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF COUNTY COMMISSIONERS OF ST. LUCIE COUNTY, FLORIDA, AS FOLLOWS: Section 1. Recitals Adopted. Each of the above stated recitals is hereby adopted and confirmed. Section 2. Adoption of the Rural Land Stewardship Area Comprehensive Plan Amendment. The Board hereby adopts the Rural Land Stewardship Area Comprehensive Plan Amendment, attached as Exhibit B hereto, which amendment shall apply to that property generally located in the Rural Land Stewardship Area Overlay Zone as more specifically depicted in Exhibit A hereto. \." Section 3. Severability. The provisions of this Ordinance are declared to be severable arid if any section, sentence, clause or phrase of this Ordinance shall for any reason be held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining sections, sentences, clauses, and phrases of this Ordinance but they shall remain in effect, it being the legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part. Section 4. Transmittal. The County Growth Management Director is hereby directed to ensure that this Ordinance and all necessary supporting data and analysis and other relevant documents are forwarded to the Florida Department of Community Affairs and other agencies in accordance with Section 163.3184(3), Florida Statutes. Section 5. Effective Date. The effective date of the comprehensive plan amendments shall be the date a final order is issued by the Department of Community Affairs or Administration Commission finding the amendments in compliance in accordance with Section 163.3184(1)(b), ........ Florida Statutes, whichever is applicable. ~ \..- '--' Section 6. Adoption. After motion and second, on second hearing and adoption, the vote on this ordinance was as follows: Chairman Doug Coward XXX Vice Chairman Chris Craft XXX Commissioner Joseph E. Smith XXX Commissioner Paula A. Lewis XXX Commissioner Frannie Hutchinson XXX PASSED AND DULY ADOPTED this day of 2006. ATTEST: BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: Deputy Clerk Chairman APPROVED AS TO FORM AND CORRECTNESS: BY: County Attorney ~ \.- ~ August 14, 2006 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 ~ August14,2006 Page 5 Subject: RLSA Amendment File No.: PA-05-006 100 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 Policy9.1.1.1. · 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 8t. 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. In addition, .5 Credits per acre shall be given for each 10 years thereafter that the land continue to remain in an agricultural production." 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'ndex Value. ~ ~ '-' August14,2006 Page 6 Subject: RLSA Amendment File No.: PA-05-006 · 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? ********************************************************************** 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 ~ developed area. · LDC Section 4.12.06(8)(3) -If the applicant asserts demonstrates...., including but not limited to GaRversian sf Gitrl:l6 grsve ia pasture, ... a. d. Stewardship Credits 5haII may be authorized e. Q.Re Two or more of the following eligibility criteria shall be used in evaluating an applicant's request for Restoration Stewardship Credits: v. LaRd v:here restÐratisR It:auld imprav.ement envirsnments fer recreatisR aRd ecs t-Ðurism activities. Land containing Hydric soils thåt can be restored to reestablish historic water flows. \..,. August 14,2006 Page 7 Subject: RLSA Amendment 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: \..or ~ '-' August 14, 2006 Page 8 Subject: RLSA Amendment File No.: PA-05-006 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; 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? '-" August 14, 2006 Page 9 '-" Subject: RLSA Amendment File No.: PA-05-006 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 camp 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 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. 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 reauired. 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.' f. g. 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 \.... August 14, 2006 Page 10 Subject: RLSA Amendment File No.: PA-05-006 PUBLIC WORKS DEPARTMENT Engineering Division MEMORANDUM TO: Michael Brillhart FROM: Ron Harris DATE: August 25, 2005 \.,; 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 LOC; "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. ~ '-' '-' August14,2006 Page 11 Subject: RLSA Amendment File No.: PA-05-006 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 '-" PRrS}[NT" c.r..0. S,.:ph"n It \lí1I<,. PL. L,rculI'! Vlcr PRrSfl)rNT <, CO.O. K"",n T. W"hh. PL. E\tCFII\'!. VICL PRESIDU-nS "'lilt; i\. Sdk<:. \ LS.P. C,md D. C"nncr. I'E. VICI PltlS[)rNI <, C.EO. H. WíI1i.lIl. C"ùk. C.!~A. Vlcr I'RE.'f)r~IS R. Lal1.;:t' Bemttu, EE, "<il Fra/"". IU",,\ A. (,"ojTre\' .\k"dfl. \!CJ~ IU.\ Eri, L. W,Hlen. t~E. Lori \\'"hkhri,. I~L. \... Hr,\IJQlJARTUlS/C':NTRAI FrORIU,\ 'F~II ",.,.. Hf(),1d S¡¡(,r< (¡dando. FL ,)281 'I Id: ¥F.·¡22.33311 F".\: 40~."Í.:2.,B29 www,mKwirK.\.¥om NORTH CrNJRAI. FLORIU.-\ 541 Field"ö, Drive Tht Villdge.,. FI. 52] 62 Id: J52,7~ 1.2(>~O Fa.\: .\52751.267'1 '-' Sounn.\ST l'lORIf>.\ 10<) S\\' A!b"{1~· A"mlle Suìt(' 2nu Swan. 1'1. .H99·¡ Tco: ~"2..'I'I.'¡OO.' F~lX: --2.219.221 S Exhibit D \I;'~, crerlle Imting communities. Jul~' 11, 2006 HAND DEL1YEREI);E··.\L-\11. I\lr. Bob;-";ix, :\ICP Director of Growth\lanagemcI11. 51. Lucie County 2300 \ Jrgíni¡¡ :\ ven ue Fot't Pierce, FL 34982·5652 Subject: SI. LucIe County Rural Land Stewardship ,\rca (RLS;\) Overlay Zone Comprehensive Plan Goal, Objectives and Policy I\fSC\'Ç ~o.: 06-0121 Dear l\1r. ;-";ix: _-\s requested by the St. Lucie County Growth Management Department, I\lSC\,' is pleased to present thc 1mached report offering initial comments and a critique of the proposed Comprehensive Plan :\mendment entitled "Rural Land Stewardship :-\rea Overlay Zone Compœhens¡vt~ Plan Goal, Objectives and Polic~'" (draft dated 1\lay 22, 20(6). Following general observations, the report summarizes the amendment, and then presents comments according to thc policies in the proposed Comprehensi\'e Plan :\mendment. )'15C\,', Ine. i, a community planning and {~nginecril1g firm with nearly 30 years of experience in Florida, with offices in Stuart and Orlando. 1\fSCW is acknowledged as a state leader in promoting sustaimlble community design, with many of Íls projects recognized for their application of sustainable planning practices. .-\ di\'erse and expert team of professionHb contributed 10 and managed this project, including the following: · James _\. Sellen, 1\fSP, who brings over 30 years of puhlic and private sector experience and sen'ed as the Orange County Planning Director. · Richard W. Unger, .\ICP, CNU, with more than 27 yean of public Hnd private sector experience, including City of Orlando Bureau Chief, where he administered the Zomng Code, and managed C rban Dcsign and Growth :-hmagemcllt Planning. · James E~. .\naston-Karas, with over 20 ~'ears of expcrience, including analyzing and composing growth managcment legislation, managing water resource projects and coordín¡ltÏng local government Hd\'ocac~·. ~ ~ ~ ¡ . :~~'.I t~ tam1, SOUHHAsr FUJRII.JA ! nn S\V Alb.U\}' :\\'enlle Sui,,, 2DD SLUm. FL ,)·\99·, 'ld: ~··2.21 ~)AOD.\ Fa\:; -:";2.2! 9.22].s .·___.__·__·__mm·..m··..·..._._.___..__...._____.._.._..,.__~,.. \r~ n~·dt(' flUting communities. . Project team members with expertise 111 urban desi!:,'11, land development regulation drafting and application, economic and market analysis, :\nd environm(~ntal sciences. \lSC\,' will be prepared to present the highlights or this report, together with its comments on the proposed corresponding development regulations, at the ,July 11, 2006 Hoard of County Commissioners meeting. It IS our understanding that the applicant involved with this proposal and the project's consultants will receive a copy of this report in advance of the meeting. It is our pleasure working with you on this project. Should you have any questions, ple:lse do not hesitate to contact me. Sincerely, ~ úr) /.' It ¿!t" /". ."-'~ ,,,~,~~p, .ey, T emu Leader R we :sh Enclosures - Letter, Report Cc: James .-\.. Sellen,Jame$ E. :\naston-Karas P;lg(~ 2 ?\h. Hob )\:ìx July 11,2006 ~ PRELIlVIINARY REVIEW AND CRITIQUE OF THE ST. LUCIE COUNTY PROPOSED COMPREHENSIVE PLAN AMENDMENT: "ADAMS RANCH STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL) OBJECTIVES AND POLICIES)) (May 22, 2006 version)' A. General Considerations St. Lucie County is to be commended for embarking on the application of one of the State of Florida's most innovati"c strategies intended to preserve valuable agl'icu1rurallands, preserve cultuntl and historic heritage, prcse1Tc natural habitats, and promote a form of den~lopmem that encourages sustainable communities and discourages sprawl. O\'cra11, the amendment being considered by the St. Lucie County Board of Coumy Cotmnìssiol1ers (ßOCC) should accomplish its imended purpose. . \s rcc)uestcd by Sr. Lucie County staff, 1\15C\'\: is pleased to prodde this report to assist the ßOCC in its enlluation of the Goals, Objectives and Policies comained in the Proposed COl11prehensin: Plan .\menclmelH. ,\s is the case with the corresponding De\'c1opment Regulations, the establishment of stewardship areas in St. Lucie Coumy should follow the adoption of a clear \'ision of the County's future land use pattern. State \:tw calls for encouragetnenr of visioning pursuant to Section J 6J.316ï (11). '-" \'\/ith a clearl~' established long-term \'ision, the Count)' can decide where the innovative Rural Land Stewardship ;\ rea (IU.S.\) planning tool can be employed, and where 'I'owns, Villages, or Hamlets will be located. Accordingly, it will determine where preselTcd open spaces, natural areas, and agricultural lands will be located and managed within thc lU~S:\s, \\ìithout an adopted vision, the County risks choosing a "leapfrog," scattered development pattern. I ) parallel with comments offered on the proposed Development Regulations, this Comprehensive Plan .\mcndment would be impr()\'ed with an enhanced commitment to provide a i\1asrer Plan with enough derail to better determine components such as the size, form, and compatibility of the proposed SrewardshipRecei\'ing ,\1'ea. In addition, the smallest increments of proposed development (Hamlets and Compact Rural Developments) are nOl large enough to yield desirable l1I'ban form. [':nvironmemal considerations are also presented below. Among these suggestions arc: Ensute that the relative weights to be used for the calculal'Ìon of stewardship credits be scientifically re\'iewc~d, ,wd expand the list of indicator species used ill the indexing system so it is applicable countywide. The degree of detail presented in the proposed Comprehensive Plan Amendment is unusual. Giœn the nature of this new program, the amount of detail may be justitïed; however, it may suffice to decrease the amount of detail in the Amendment, while increasing desired detail in the Developmenr Regulations. Reading the proposed amendment in concen with the corresponding Dcvelopment Regulations, many of the comprchensive plan provisions arc duplìcaled in the Development \..r I The title ofthe Comprehensive Plan Amendment should be changed 10: "St. Lucie Coumy Rural Land Stewardship Area Overtay. Comprehensive Plan Goal. Objectives and Policies:' Page I of <)t it \.. Regulations. The appropriate mix is to present ovctarching policies and objecti\'(~s in the Comprehensive Plan AmendmctH, and the implementation demils in the Development Regulations. B. Summary of the Proposed Rural Land Stewardship Amendment 'The Rural Land Stewardship Area .\mendment is guided by its O\'eral'ching and primary Goal to create the RLS. \ O\'crlay area and to "... protecr and conserve agricultural bnck.. to diœct incompatible uses away from wetlands and upland habitats... to discourage sprawL.. to include :1 functÎonal mix of land uses.. .and to promote economic diversification." To cnable St. Lucie County to reach this Goal, the amendment pnwides for four Objecti\'es, each with its more specific policies. These Ob¡ectin~s prO\'idc f(H': I. Establishing the puq)()se and structure of an RLSA (Stewardship sending areas. rccclnng areas, credits, credit values, index factors); ') E::stablishing inccntivc-based policies to protect and conserve agricultural lands and cultural hcritage within an JU,S.\; 3. Establishing policies to protect and conSetTe water (¡uality, wetlands and habitats within an IUS.\: \...- 4. Establishing policies to pl'Omorc sustainable development patterns, discourage sprawl, and provide innm'a\'Ìvc land use planning techni(]ucs and economic divcrsification within an IU .S,\. The amendment also dctines the numerous terms that are lI11Ì(Jue to the RLSA, and fi\'e figures thai illustrate: 1. The location of the COlU1tY'S first IU5.\ Overla\' . . The Stewardship Credit worksheet .3. 'rhe Natural Resource Index Map for du.' subject properties 4. The Sending Area Land L'se l.ayer Matrix ,). The Recei\'Îng :\rea Characteristics '1 '1'0 be consistent with the proposed RLS¡\ Amendment, any future tegularions and developmcnt proposals which apply 1'0 this newly established RLS..\ O\'erlay, or :Ire located within an RLS,\ (heda~', must comply with and/or fulfill the Coal, Objectives and Policies of this ,\mcndment. The pending amendment creates an O\'crlar corresponding ro the areas commonly kno\\'11 HS Adams Ranch and Cloud Grovc. However, this amendment could be applied countywide and could apph 10 future ovcda\' areas, if created through an amendment to the County Comprehensive Plan. C. Review of Proposed Plan Amendment by Selected PoJicy Policies for Objective 1: Establish the general purpose and structure to implement the St. Lucie County Rural Land Stewardship Area Overlay. \.. Policy 1.4: This policy addresses expansion of the newly created RLS.\ (kerlay area, which wilJ re(luirc a Future Land Cse Map (FLL\I) amendmcnt. If it is intended that rhe RLS..\ Page] of ') :¡.~ II \. ()verla~' may be applied in other areas of the County, the rcference to a FLl'j\J should include both creation and expansion of any RL.sA. Policy 1.6: This policy addresses the methodology for establishing the Stewardship Sending Area (SSA) credits and creation of an SSA. The policy requires recording of a Stewardship F:asemet1l Agreement over each SS,\ \vithin 120 days of the County approving the SSA. It is recommended that the Polic)' states that the effective date of such SS.\ approval shall be the date the casement is recorded. It is also recommended that this County-approved casement be recorded b\' St.Lucie Countv as an assurance for recordation. . . Item (3) of this policy requires that the SS.\ Credit Agreemcnt run with the land and in fan)!' of the Counry. It also tcquires that one other gralltec (generally a state agenc)' or stale recognized land trust) be included in the agreement. It appears that any agreement without the second grantee would not be in complìancc with the Comprehensive Plan, Policy 1.14: This policy provides for rhe creation of a Stewardship RcceÎ\"ing Area (Slt\) by ordinance. Howt~"er, the policy requires onl~' a listing of permitted uses by parcels within the Slt\. '-" There appears to be no núnimum size for creating an SRA. \\-'hile the goal of Objecr1\'e 4 is ro creme". "sustainable de\'elopmctlt patterns, while discouraging urban sprawl, prO\'iding for the ulÌuzarion of inno\'arive land use planning technitJues and promoting economic diversification," it will be difticult to create such a commtl11ity if the size of rhe SR.\ is below approximarely 500 ac1'CS, for two main reasons. First, the marketplace re()uircs a critical mass of residential c!c\-elopn1cnt to sustain enough mixed land uses such as retail. office and set.....ice uses. Second, a neighborhood school is considered an essential element of a susrainabk: commtlllit\'. To support an :n'erage size elementary or K-8 school of 550 to 850 students, a community of ar leasr approximatel~' 1,500 to 2,500 dwelling units is typicall~' needed. The proposed Comprehensive Plan Amendment docs not rcquiœ sufficient derail about rhe planned SRA to allow a polic~'-making body to make informed decisions. Therefore, it is suggested that the County require the SR.:\ designation to be subject to the approval of a i\faster Plan for the enti.l'c SRA property. The County should also consider establishing H minimum size for an SIt\, such thar only ]'owns or Villages become the development f01'111 wirhin an established SR.\. AlternatÍ\'e!y, the County could require that an SR.A include at leasr one school as a focal point of irs neighbothood( s). ~ Policy 1.7: The Index Factors prcsenred seem unique, and would be ìmpro\'ed by accommodating other ìncücators thl'Oughout the County. For example, rhe highest Listed Species factors are weighted towards rhe known caracam and snail kite habitats. There are other Listed Species in Sr. Lucie Counry that should also receiye this yalue or protection, It also seems to be weighted towards the preselTaúotJ of only bird species, The COU1lt~· l11a\' Page 30f9 . ~ want to consider modifving thcse criteria so value is given to Listed Species based on a method such as the r:\vC's Strategic Habitat Conservation :\rca model. \';i'hile the assignment of \'alues used for calculation of Stewardship Credits meets stare standards, the County should consider a scientific revicw of the rclati\'e weights. Policies for Objective 2: Establish incentive-based policies to protect and conserve agricultural lands and open space, continue the viability of agricultural production and preserve cultural heritage in St. Lucie County. Policy 2.1: 'fhis policy rightfully acknowledges the importance of the agricultural sector of the St. Lucie County economy; howc\'er, it is not neeessarv to cl'Oss-rcference the Right-to. Farm,\ct. Policy 2.5: This :tppropriatc polic~ rccohrnizes thm the US(~ of land for agriculrurc m:IY not be perpetually teasible, and therefore establishes an additionnl incentive, To encourage continued agricultUll\l operation of the land, a 0.5 additional Stewardship Credit may be granted after every 15 years of agricultural production. This provision appears to be thc RLSo'\ equinllent of prm'iding for potential future infill and or redevelopment of property within a pre\'iously approved SR.:\, which is a posith'e feature of the Amendmcnt. ~ Policies for Objective 3: Establish policies to protect and conserve water quality and quantity, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Hydrologic Stewardship Areas (HYSA), Habitat Stewardship Areas (HSA) and Water Retention Areas (\X'SA), where lands are voluntarily included in the Rural Land Stewardship Area Overlay. Policy 3.1: HYSAs should only include jurisdictional wetlands and submerged lands (e.g., IHlfurat ponds, lakes, etc.). The Count~' may want to include mm1··made surface waters for water supply as an HYS:\, but omit man-made surface waters for stormwater treatment or convevance. Policy 3.2: Can a jurisdictional wetland function as an fIYSA and lISA at the same time? '\11 argument could be provided, for instance, that a large cypress stll\nd provides significant hydrological and ecological benefits. The County may want ro consider whether this type of area desen·cs additional credit 01' is just "ùouble dipping". ~ Policy 3.3: \XfR..i\S should only include surface waters :md areas specifically designed for water supply or stonnwater retention. Smrmwater retention should not include jurisdictional wetlands from Policy 3.1. \X!IÜle it is commendable to encour:tge benetits such as groundwater recharge and enhanced water supply, it is problematìc to mix in the objective of providing wildlife hahitat. ]'he County may want to consider creating two sub-classifications of \X/RAs. One with an emphasis on stormwatcr retention that proYides little to no wildlife habitat; and one with water supply that could provide significant wildlife bcnefit; while simultaneously providing for future water needs. 'fhese water supply areas could recei\'c additional credit for pnn-iding wildlife habitat, while stonnwatcr retention areas should not. Page -I of I) II \... Policy 3.8: Credits should be linked to State 01' Federal permits. It should be encouraged that wildlife crossings and road crossings occur only at the narrowest point or whet<? a field road already exists. \\;'etland crossings should hnve wildlife crossings for wetland- and upl:md-dependem wildlife; and a fence to funnel them to the crossing. which sh()l1ld be included in any transponmiol1 improvements. Policy 3.9 and Policy 3.10: \\;'RAs for stormwater retention should not be encouraged as habitat (see Policy 3,3). Policy 3.12: This policy establishes the public benefit of the SS:\s. rr includes language that precludes the County from ever condemning land within any designated SS.-\.\\;'hile at this time there may be no imentions of such action. this lnnguageappears to be an attempt to bind future County COllunissions from initiating one of their statutory authorities. The C;ounry Attorney should consider the legal consequences of this policy and advise the Commission according]~·. Policies for Objective 4: Establish policies to accommodate future population growth through sustainable development patterns, while discouraging urban sprawl, providing for the utilization of innovative land use planning techniques and promoting economic diversification through establishment of Stewardship Sending Areas and corresponding Stewardship Receiving Areas. '-' Policy 4.1: 'r'his policy establishes the basis for planning innovation to achieve sustainable forms of deY<~lopmem within the RLS,\ Overlay. Specifically, the policy l"ClJuires a functional mix of uses. inrerconnecrivit~· and multi-modcs of transportation within the SRAs. Four forms of de\'e!opmel1t are provided. and each form is referenced to sp(~citic policies. The four forms arc: Towns, Villages, Hamlets and Compact Rural Development (CRD). Hamlets Hod CRDs may not be consistent with Policy 4.1, as discussed below. \,,'hile the 'rown form could be large enough to begin to create a sustainable community (with sd1()0Is. rerail, personal services. and office or employment centers. etc.). Hamlets (40- 100 acres) and CRDs (less than I 00 acres) arc too small to create much more than large-lot development or clustered residential development. At density ranges of one-half to 2 du/acre (established in the Stewardship LDRs). good design suggests that these forms of dcvelopment should be inc0!l)()rated into Town orViUage communities at their edges to scn'c as a transition to rural or agricultural lands. The CRD form that may be largc1" than 100 acres appears to be imended f01" resort (transient residcnts are allowed) or cmployment de\'elopmenr.Example of cco-tourist and 1'Cscarch f;1cilities arc given. but these arc clearly examples only; golf l'CSOUS and isolated industrial buildings and pnrks could also be allowed. The County should examine what type of development is desired under this form, and insert appropri:\fe language to assure conformity. "-" The fourth dC\'elopment form, which is "Village," is comprised of 100 to 1,000 ~1Cl'CS. .\t dosc to 1,000 acres, one or two sizeable \'il!agcs combined could slIlVass the minimum critical population to pro\,jde a sustainable dc\'elopmenr scenario. I-Iowe\'er. villages of onll '.c . Page .5 of <) II '-' a few hundted acres are unlikely to ensure a sustainable community or neighborhood, and would likely resemble a r~vical suburban deyc10pmcnt Villages, IIamlets and CRDs, which arc relatively low density (one-half to 2 duíacre) and at the: size tbe~' are defined, may be inconsistent with the Amendment's Objective 4 and SectioJl 163.3177(11)(d) F.S. which reguirc .ÎII,f/ail/oblt, development. i\lol'c specifically, the A mendmcnt's Policy 4. I calls for a "... functional mix () f us<\ interconnectivity and multi- modes of transportation," which is difficult to ensure in a sl'naller-sized development of this sort. Policy 4.5: This polic~' establishes the basis f01' SRA designation. ,\ suggested improvemem to this polic\' is to rc<luire the apprO\'al of a ¡\laster Plan for an entire SR:\ in conjunction prior to the approyal of the: SRA. Policy 4.6: :\ positÎ\'(' and esscmial feawre of the Amendment, this policy directs the County to adopt specific regulations for the RLSAs four developmcnt forms (rowns, Villages, Hamlets and CRDs). If the County establishes a minimum size f{), SIC\s, the -hlmlet and CltD forms could be eliminated and the basis for devclopme.nr within an Slt\ would become similar to developments guided by the regulations of the COllnty's Towns, Villages and Countryside en 'C) Amendmcnt. '-' Policy 4.6,1: This policy establishes the guiding principles for development of Towns within an SR:\. The mininml11 size of a Town is set. at 1,000 acres; the maximum size is set. at 5,000 acres. The principles establish a good basis for developing LDRs to guide implement~ttíon of the Comprehensive Phm Goal, Objectives and Policies. However, there are no minimum or maximum densities provided in the Comprehensive Plan .\mendmem. It appears that this has been left to be established with the Stewardship LDRs, which providcs I· 2.5duj acre in Towns. It is recommended that the densitics be established in the Comprehensive Plan, with the LDRs reflecting the densities and providing the standards for meeting the required densities. Policy 4.6.2: This policy establishes the guiding principles for development of Villages. The minimum size of;¡ Village is set at JOO acres; the maximum size is set at 1,000 acres. Again, t.herc arc no minimum or maximum densities for Villages provided in the Comprehensive Phtn Amendment. The proposed Development Regulations for the R.LS:\ wlúch correspond to this Amendment esrablish densities of 1 to 2 duj acre in Villages, but densities should be established in the Comprchcnsi\'e Plan Amendment. While the principles provided are desirable, it will be very difficult to develop a 100-500 acre ''iUnge that can fulfill the principles stated. A 200-unit develoPlnent (100 acres at 2du/ acre), which is isolated from other (k~\'clopment, is unlikely to support sufficient retail, office or ci\-ic land uses thnt wìll be sustain~tble from a market or business pCl'specti\'e. :\ 200-unit development can not support. a school, the traditional focal point and identity of a neighborhood, so it is likely that children will be bused. FinaU}', if n vilhlge is too small, it will be difficult to provide a range of housing types and prices, including affordable housing. \...- Page (¡ of () 111'\0 a.: \¡., r'"or comparison, 500 acres is the 111ltUI11Um size for a viUagc outside the l'rban SCITiCt' Boundar~' which was recently adopted in the County's new TVC development policy. This size is morc likely to result in sustainable development pattcrns and form. Policy 4.6.3: This policy establishes the guiding principles for development of Hamlets. Hamlets arc intended to be 40-100 acres in size. :\s stand alone developments, ÌI is difficult to acknowledge this form of developmcnt as anything but an innon,Ü\"(., form of sprawl. The density of one-half to 2 cluj acre provided in the proposed Development Regulations would ~'idd a maximum devclopmem of 200 units and could be as few as 20 units. This form of development typically yields more vehicle-miles traveled and road dcmands, since trips [or sCITices, school travcl, and commuting to work will be forced to increase. \,'ith large lots; wells and septic ranks will be the norm, and are, therefore, not generall~' regarded as the most environmcntally sustainable form of de,'c1opment. For those that desire this form of devc1opmenr, and to prm'ide larger lots as part of a di"ersc housing stock, "Hamlet" type development can and should be provided as part of, and at the edges of, Town and Village developments. The County should reconsider the necessity of h:'!vil1g a "Hamlet" land use designation. '--' Policy 4.6.4: This policy establishes the guiding principles for development of CRDs. The same conccms that apply to Hamlets, above apply to CRDs. The Count)' should reconsider the necessity of having a "Compact Rural Development" land use designation. Policy 4.12: This policy addresses Inmsportation issues with an emphasis on roads. The policy requires a transportation impact assessment be provided with an application for an SRA. The assessment should be bascd upon a more demiled 1\[aster Plan for the emirc SIl\ which is submitted as paft of the application. The proportionate fail' share standard, though it has been adopted in state la\\', IS not t"('cuired by local jurisdictions until December 1,2006. Policy 4.13: '['his policy rC{Juitcs an SR.\ to provide adecU11te infrastructure concurrent with development. It includes provisions that would allow septic ranks and weUs to be used within Hamlets and CRl)s of less than 100 acres. Instead of promoting this form of utilit~· service, the Counry should consider discouraging addition:'!1 usage of potable wells and septic srstcms to promote good land stewardship. \ÿíthin SIL\ communities, sewer and water systems should be required. Policy 4.16: This policy rl'cJuircs initial and continua] fiscal modeling to "crify that de\'clopmcllt in the SRr\ is fiscally positi\'e or ncutral to St. Lucie Count}. The policy should l'Cquire that the first fiscalmodcl be run by the applicant prior to appr(wal of the SR¡"\. The model should be based upon the ì\laslCr Plan for the SIC\. Policy 4.18: It is unclear ho\\' seven credits arc derived. The credit sysrcm seems to be workable. but deserves explanation as to its derivaÜon. \.,. Policy 4.20: This policy addresses the use of HYSA, HAS and \,(!IC-\ as counting toward open space if comiguous to an SR.-\. The magnitude of these areas could preclude additional Page 7 of I) . '-' open space within the SR.-\ for publ.ic purposc (patks, rccreauon). The County should consider making this policy pcnnissi\-c 11\ther than mandatory, as in "...may coum toward the thirty-five perccnt open space..." rather than"... shaH count..." Rcexamin:ltion of this policr 011 a case-by.case basis may be appropriate. Policy 4.23: This policy states that the County wiII ¡mwide adjacent jurisdictions the opportunity to re,-icw Stewardship Development Regulations and standards. Concomitant dc\-dopmcm regulations have been proposed and are under review. Have Indian River, Okeechobee and Martin Counties pro\'jdcd comments on the proposed StewarclshipLDRs? In rergovcrnmental coordination mechanisms such as tbis policy are impcmant tools to promote good planning, and should be encouraged_ J'urther, this policy should be considered esscnrial since an RLS:\ development could be of a large size and scale; and the IUS\ law does nm require tb(· Development of Regional Impact review in all cases (a process designed to allow constructi\'(~ input from and promote coordination with neighboring gm-etl1tn<:nts). ~ Policy 4.24: 'This policy requires the pro"ision of water t'Cuse systems in all SRAs, which is a commendable goal, however the standard is weak since it is only "to the extent litl is anlÎlable." This standard could be strengthened b~' the County in order to appreciably increase the installation of reuse water systems, an el1\'ironmentally friendly practice. Further, since reuse systems will not occur where septic systems are permitted; the Countr should consider pl'Ohibiting septic systems and wells in SR:\s. This policy would be improved by l'C(Juiring or encouraging the use of xeriscaping. D. Other Observations Definition of HSA should be redefmed to remove the word "preferred." \'Vho is to say what habitat is preferred? The County may want to use the state and federal gm'el111l1ent's definitions of Listed Species habitat. Saying Listed Species habitat, as defined by the F\X/C and L'SF\X/S, should :mffice. Definition of HYSA should specify jurisdictional wetlands and omit manmacle surface waters for ~;r(}rmwa tel' reten uon. Definition of Listed Species Habitat Indices there appears to be a typing error, as it is not deal' what is meant by "state wading bird foraging?" Definition of \VRA should omit jurisdiclÌonal wetlands. RLSA Figure 2: Listed Species should be modified to be geared wwards whole County (e.g., caracara/snail kite habitat given the highest index, there are other specjes in the County that are just as imp01tant) RLSA Figure 2: Soils Surface/Water Indices ate confusing. Specific soil senes should be ~ identitied. \X'hat is a Xeric knoll, saod depression or flats soils? Page g 0 f ') II \.r LIST OF ACRONYMS CRD: Cotl'lpact Rural Development DOACS: Florida Department of Ag1'Ículturc and Consumer SClyiccs DR1: Development of Rcgio'HIIImpact FLC;\[: hmu:e Land L'se Map F\'\'C: Florida Fish and \X'ildlife COllscrntfion Commission 11S,\: Ilabirat Stewardship "re~1 (/'¡'S,\: rIydrologic Stewardship Area LDC: St. Lucie County I,and Development Code LDR: 51. Lucie County Land De,-clopmem Regulations NRI: Natural Resource Index ~ RLS.\: Rural Land Stcwardship Area SF\\'Ì\ID: South 1'1orida \Vatcr Ì\lanagemcm District SR.:\: Stewardship Receiving :\rea SS.\: Stcw:udsbip Sending ¡\rea "' Y C: Towns, Víllages, and Country:;Íde \\'Ì\ID: \\"ater Ì\Ianagemem District \\lB...\: \'\':Her Retention Area ~ Page') of £) 18 - '-' BEFORE THE BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA NOTICE OF INTENT NOTICE IS HEREBY GIVEN that the Board of County Commissioners of St. Lucie County Florida will consider County Ordinance No. 06-030 to amend the St. Lucie County Land Development C~de by creating regulations governing the St. Lucie County Rural Land Stewardship Overlay Zone. A public hearing will be held before the S1. Lucie County Board of County Commissioners on Tuesday, the 11th of July, 2006 at 6:00 p.m., or as soon thereafter as the matter may be heard in the S1. 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. Written comments received in advance of the public hearing will also be heard. Copies of the proposed ordinance may be obtained from the County Attorney's Office, St. Lucie County Administration Building Annex, 2300 Virginia Avenue, Fort Pierce, Florida, 34982. Amendments to the Ordinance may be made at the public hearing. If any person decides to appeal any decision made with respect to any matter considered at the meetings 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 testifying during a hearing will be sworn in. Any party to the proceeding will be granted an uortunity to cross-examine any individual testifying during a hearing upon request. ~ Anyone with a disability requiring accommodation to attend the public hearing 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. The title of this Ordinance is: ORDINANCE NO. 2006-030 AN ORDINANCE AMENDING THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE BY CREATING SECTION 4.05.00 (ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY ZONE); CREATING SECTION 4.05.01 (PURPOSE AND INTENT); CREATING SECTION 4.05.02 (SPECIFIC DEFINITIONS APPLICABLE TO THE RURAL LAND STEWARDSHIP AREA (RLSA) OVERLY ZONE); CREATING SECTION 4.05.03 (ESTABLISHMENT OF RLSA OVERLAY ZONE); CREATING SECTION 4.05.04 (LAND USES ALLOWED IN THE RLSA OVERLAY ZONE); CREATING SECTION 4.05.05 (STEWARDSHIP CREDITS); CREATING SECTION 4.05.06 (LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA DESIGNATION); CREATING SECTION 4.05.07 (SSA DESIGNATION); CREATING SECTION 4.05.08 (SRA DESIGNATION); CREATING SECTION; PROVIDING FOR CONFLICTING PROVISIONS, SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE, PROVIDING FOR ADOPTION AND CODIFICATION AND AN EFFECTIVE DATE; AND PROVIDING FOR AN EFFECTIVE DATE. TillS NOTICE EXECUTED and dated this 3rd day of July, 2006. Submitted by: Daniel S. McIntyre County Attorney PUBLISH DATE: T1dy 4,2006 L \.. October 11, 2005 Mr. Ray Eubanks, Plan Processing Administrator Bureau of Local Planning, Division of Community Planning Department of Community Affairs 2555 Shumard Oaks Boulevard Tallahassee, FL 32399-2100 RE: Transmittal of Proposed St. Lucie County Comprehensive Plan Amendments Dear Mr. Eubanks, ~ In accordance with Rule 9J-11.016(1)(a), F.A.C., St. Lucie County is transmitting eight (8) copies of the proposed Rural Lands Stewardship Comprehensive Plan amendments, including support data, to the Department of Community Affairs. The St. Lucie County Planning and Zoning Commission reviewed these proposed amendments in a public hearing on September 1, 2005, and recommended transmittal with one (1) revision. The St. Lucie County Board of County Commissioners reviewed these proposed amendments on September 22, 2005, and approved their transmittal, including revisions as suggested by County staff, the Planning and Zoning Commission (Local Planning Agency) and informal discussion with DCA staff. Amendments to the Future Land Use Element and the Future Land Use Map are included in this transmittal. The area included within the overlay represents approximately 22,383 acres. Pursuant to Chapter 163.3184, F.S., the St. Lucie County Board of County Commissioners hereby requests that the Department of Community Affairs conduct a review of the Plan Amendments transmitted herewith, prior to their final adoption, and the State's subsequent final determination of compliance. One (1) copy of this entire transmittal package including associated data and analysis and support documents, is being sent, on the same date as this letter, to the Florida Department of Environmental Protection (DEP), the Florida Department of Transportation District Four (FDOT), the Department of State (DOS), the Treasure Coast Regional Planning Council (TCRPC), and the South Florida Water Management District (SFWMD). '-' An Executive Summary is included in this package under Tab 2 that summarizes the plan amendments content and effect. St. Lucie County proposes to hold the adoption hearing on these proposed amendments in January 2006. ~ There is no portion of these proposed amendments that are applicable to an Area of Critical State Concern (ACSC). They are not located within Orange, Lake or Seminole counties and are not subject to the Wekiva River Protection Area, pursuant to Chapter 369, Part III, F.S. Additionally, the amendments are not subject to a joint planning agreement and are exempt from the limit of two (2) amendments per year, pursuant to Section 163.3177(11)(d). The availability of and demand on sanitary sewer, solid waste, drainage, potable water, traffic circulation and recreation will be analyzed at the time of Stewardship Receiving Area (SRA) submittal. St. Lucie County staff granted a deferral of the review of their availability and demand since the application was strictly for an Overlay designation, which does not change the existing land use or permitted uses of the subject property. The SRA application will also include archeological or historic resource data and a St. Lucie County school impact worksheet. Detailed information regarding the compatibility of the proposed land use amendments with the Future Land Use Element goals, objectives and policies and those of other affected elements is located in Tab 3 Future Land Use Map Amendment Application, Attachment B. Please do not hesitate to call me if you have any questions about this submittal package. I can be reached at (772) 462-1594 or michaelb@stlucieco.Qov ~ Sincerely, Michael Brillhart, Strategy and Special Projects Director Cc: '-' St. Lucie County Board of County Commissioners Doug Anderson, County Administrator Raymond Wazny, Assistant County Administrator Faye Outlaw, Assistant County Administrator Daniel Mcintyre, County Attorney Lindy McDowell, Florida Department of Environmental Protection (w/enclosures) Gerry O"Reilly, Florida Department of Transportation District Four (w/enclosures) Susan Harp, Florida Department of State (w/enclosures) Michael Busha, Treasure Coast Regional Planning Council (w/enclosures) Henry Bittaker, South Florida Water Management District (w/enclosures) Commissioner Charles Bronson, Florida Department of Agriculture and Consumer Services (w/enclosures) Kenneth D. Haddad, Florida Fish and Wildlife Commission Carlos Vergara, Family Lands Remembered (w/enclosures) Alto "Bud" Adams, Adams Ranch (w/enclosures) Anita Jenkins, Wilson Miller, Inc. (w/enclosures) Ernest Cox, Esq., Gunster, Yoakley and Stewart (w/enclosures) Robert Raynes, Gunster, Yoakley and Stewart (w/enclosures) ~ September 9,2005 In accordance with the S1. Lucie County Land Development Code, you are hereby advised that the Board of County Commissioners will consider certain amendments to the S1. Lucie 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 S1. Lucie County, and amend certain other goals, objectives and policies ofthe 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" and "receiving" area A public hearing on the proposed amendments will be held before the Board of County Commissioners, at 6:00 P.M., or as soon thereafter as possible, on September 22, 2005, County Commissioner's Chambers, St. Lucie County Administration Building Annex, 2300 Virginia Avenue, Fort Pierce, Florida. All interested persons will be given an opportunity to be heard at that time. Written comments received in advance of the public hearing will also be considered. The County Growth Management Department's Planning Division should receive written comments to the Board of County Commissioners at least 3 days prior to the scheduled hearing. County policy discourages communication with individual County Commissioners on any case outside of the '--' scheduled public hearing(s). You may speak at a public hearing, or provide written comments for the record. The proceedings of the Board of County Commissioners are electronically recorded. If a person decides to appeal any decision made by the County Commission with respect to any matter considered at such meeting or hearing, he will need a record of the proceedings. For such purpose, he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testifying 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. If it becomes necessary, a public hearing may be continued to a date-certain. Copies of the proposed amendments may be obtained from the S1. Lucie County Growth Management Director's Office, S1. 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 office of the Clerk of the Board of County Commissioners, 2300 Virginia Avenue, Administration Building Annex, 2300 Virginia Avenue, Fort Pierce, Florida 34982. Anyone with a disability requiring accommodation to attend this meeting should contact the S1. Lucie County Community Services Director at least forty-eight (48) hours prior to the meeting at (772) 462- 1777 or T.D.D. (772) 462-1428. If you no longer own property within or adjacent to the above-described property, please forward this notice to the new owner. Please call (772) 462-2822 if you have any questions. '-' Sincerely, St. Lucie County Board of County Commissioners Frannie Hutchinson, Chair '-" '-' \r C:\Documents and Settings\LP A notice.doc \. St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. AGENDA MEMBERS PRESENT: Charles Grande, Chairman; Bill Hearn, Vice-Chairman; Stephanie Morgan, Pamela Hammer, John Knapp, Ed Lounds, Ramon Trias, Carson McCurdy and Kathryn Hensley. MEMBERS ABSENT: Russell Akins without notice. OTHERS PRESENT: \...- Mr. David Kelly, Planning Manager; Ms. Heather Young, Assistant County Attorney; Mr. Hank Flores, Planner III; Ms. Linda Pendarvis, Planner II; Mr. Michael Brilhart, Strategy and Special Project Director; Ms. Karen Butcher, Bike/Pedestrian Coordinator; and Ms. Talea Owens, Administrative Secretary. CALL TO ORDER Chairman Grande called to order the meeting of the S1. Lucie County Planning and Zoning Commission at 6:03 p.m. PLEDGE OF ALLEGIANCE ROLL CALL DISCLOSURES ANNOUNCEMENT Chairman Grande gave a brief presentation of the procedures as of what to expect for today's meeting. '-' '-' St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. The Planning and Zoning Commission is an agency that makes recommendations to the Board of County Commissioners on land use matters. These recommendations are made after consideration of staff recommendation and information gathered at a public hearing, such as those we will hold today. The meeting will progress in the following manner: · The Chairman will call each item. · Staff will make a brief presentation on the facts of the request. \.- · The petitioner will explain his or her request to the Planning and Zoning Commission. · Members of the public will be allowed to present information regarding the request. · The public portion of the meeting will be closed and the Planning and Zoning Commission will discuss the request. Further public comment will not be accepted unless the Planning and Zoning Commission has specific questions. · The Planning and Zoning Commission will vote on its recommendation after its discussion. For legal reasons, the motion may be chosen and read from a script provided by staff. Motions both for and against are provided to the Planning and Zoning Commission members. · The recommendation is then forwarded to the St. Lucie County Board of County Commissioners for their consideration and vote, usually within the next Month. \..... 2 \.r St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Once again the Planning and Zoning Commission acts only in an advisory capacity for the St. Lucie County Board of County Commissioners. If you are not happy with the outcome of this hearing, you will have the opportunity to speak at the public hearing in front of the St. Lucie County Board of County Commissioners. The roll call was made and Chairman Grande asked if there were any other announcements to be made. A few of the P&Z Commission members stated they have spoken with a number of residents, and attorneys. Mr. Michael Brilhart, Strategy and Special Project director stated this is a proposed comprehensive plan amendment to establish a Rural Land Stewardship area program, in St. Lucie County. ...... In 2001, the state of Florida revised it's previously adopted legislation on Rural Land Stewardship. Based upon the revised legislation in 2001, staff has received a comprehensive plan amendment application for review, as part of a transmittal comp plan amendment process. The process includes reviewing the proposed application, to assure that it is in compliance with the Rural Land Stewardship area program. Mr. Brilhart stated the proposal of the Rural Land Stewardship area program is a three part process: 1. Review to the RLSA Program 2. Continuation after DCA's review and Establishment of land development codes and a sending area of transfer credits matrix 3. Looking at a receiving area and the ability to transfer credit rights, through the program at the recommendation of the board, to the receiving area Mr. Brilhart stated this special meeting is reviewing only the first part-process of the Rural Land Stewardship area Program. Mr. Brilhart stated the particular application needs to be reviewed with a '-' recommendation to the Board of County Commissioners based upon the establishment of a Rural Land Stewardship Area Program. The current meeting does not discuss nor " -' ~ St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. enclose LDRs or transfer of development rights or specific rural area receiving area. This will come before the Local Planning Agency at a later day. Mr. Brilhart stated staff has reviewed the merits of establishing a sending area for the Adams Ranch property. He stated staff understands the ability and the merits of establishing the Rural Land Stewardship Area Program as a preserved easement in perpetuity from future single family development at a 1-5 density. He stated staff also understands that as apart of the Rural Land Stewardship Area Program package, there is a future receiving area that will be reviewed at a later date. He stated staff will be making particular comments, only on the overall intent of the project, versus a specific sending . . . area-receIvmg area reVIew. Mr. Brilhart stated based upon the comments, most of staff's comments were pertinent to both, a sending area and a receiving area. However for the present meeting, staff understands that it meets that 10,000 acre minimum threshold, it is within a rural area, outside of the Urban Service Area Boundary. He added that it has an ecosystem quality \...r which includes designated habitat preservation areas. The consultants will present the specifics of the application. Chairman Grande asked if there were any other questions of staff. Mr. Ernie Cox, a lawyer with Gunster & Yoakley representing Family Lands Remembered through the Adams Ranch Property, stated they have submitted a draft of the proposed Land Development Code to implement the comprehensive plan amendments. Mr. Cox stated they submitted a draft of the proposed Land Development Code because they felt that the newness ofthe Rural Land Stewardship Program and application should include a proposed Land Development Code draft so that as staff is reviewing the comprehensive plan, they can also review the draft. Mr. Cox stated the LDR draft will be reviewed by the County staff once they have benefit of the Department of Community Affairs' comments. Mr. Trias stated this proposal is identical to the TVC Element's proposal. Mr. Cox stated there are two speakers that are a part of their presentation that will speak on the applicant's behalf. \.....- Chairman Grande asked who the partners in the Family Lands Remembered group are. 4 ~ St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. Mr. Cox stated Family Lands Remembered is a Florida limited liability partnership. He stated there are three partners. The three partners of Family Lands Remembered are Enrique Tomayo and his two brother-in-Iaws, Warren Prescott and Carlos Brigarra. Mr. Family Lands Remembered have contractual relationships with Adams Ranch Incorporation (Mr. Adams Sr. is owner) and with the owners of the Cloud grove (Running W. Citrus). Mr. Mike Adams stated the Adams Ranch was founded in 1937 by his grandfather, Judge Adams. Adams Ranch got incorporated in the 1960's. Mr. Adams stated his father and grandfather instilled the generational use of the Adams Ranch into their family in the 1960's. In the 1980's, the Adams Ranch was involved in the Comprehensive plan. The upland preservation portion of that was created with the County's obligation toward the Comprehensive plan, to set aside approximately 12,000 acres of upland habitat. He stated he served on that committee for quite some time. ~ Mr. Adams stated back in the 80's, their family was not interested in selling the Adams Ranch. Mr. Adams stated the Adams family was approached last year, to sell the Adams Ranch and they declined because they were not interested. Mr. Adams stated the Rural Land Stewardship Program has similar ideas and preservation philosophies as Adams Ranch. He stated the Rural Land Stewardship Program looks at and focuses on the whole of the different aspects of the Adams Ranch. He stated the Rural Land Stewardship Program creates more flexibility than most common traditional conservation easements. Mr. Adams stated through the Rural Land Stewardship Program, their family feels that it is an opportunity for them to reach and continue their goals of managing the Adams Ranch land. Mr. Mike Adams' father was not able to be present at the meeting, so Mr. Mike Adams will be reading his father's comments. Mr. Mike Adams' father stated: "The question is not about me or the way that the land has been managed in the past. It is about the future of St. Lucie County, our children, and our grandchildren. Will they work cattle and horses? Will they grow citrus? Will there be any agriculture? Or will sprawl envelop the entire county? \....- The Rural Land Stewardship is a new concept that encourages good management and development practices. The fact that a project such as this has never been done before is 5 '-' St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. not a negative. It is an exciting opportunity to be on the cutting edge and a model for agricultural land preservation, conservation and sound development." Mr. Mike Adams stated his father regrets not being able to attend the meeting. Chairman Grande thanked Mr. Adams. Chairman Grande asked if there were further questions. Mr. Eric Draper, the policy director for Florida Auto bond, stated he has been involved in land conservation activities in Florida for approximately two decades. He stated their interest at Auto bond and for most stated wide conservation organizations is to try to protect as much of Florida's vanishing landscape as they possibly can. He stated their goals at one time were to protect as much 3 million acres of land. He stated from a state wide perspective, Florida is losing up to 200,000 acres annually, of bird and wildlife habitats. He stated Florida Auto Bond is trying to protect as much habitat land as they can. He stated they are losing land, while trying to preserve an acre ~ for every acre that they lose. He stated the limited dollars that the state has available for Florida forever are not going to the kind of large ecosystem level important tracks, such as Adams Ranch. He stated Florida Auto Bond has been looking at new state wide policies to create new land conservation strategies. He stated the Rural and Family Lands Protection Act emerged out of the governor's Growth Management Study Commission about four or five years ago. The Rural and Family Lands Protection Act targeted the protection of a million acres of farmland over the next 10 years. He stated the Rural Land Stewardship Area concept was approved by the legislature. He stated the Rural Land Stewardship Area concept was used in Collier County and preserved up to 18,000 acres of Florida Panther Habitat. Mr. Draper stated well managed ranches are some of the best concentrations of wildlife habitat in the state of Florida. Chairman Grande asked if there were any questions of Mr. Draper. Mr. Hearn asked Mr. Draper what his projected additional density that will be created from most of the rural land project is. '--' Mr. Draper stated for every acre that gets developed, they will end up protecting 3 or 4 acres per plant. He stated 1:3 is a good ratio. 6 '-' St. Lucie County Planning and Zoning Commission! Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Chairman Grande stated the goal of the Auto Bond society is directed more towards the preservation of the areas that they are attempting to preserve and less concerned with the specifics of what the ratio of new units versus existing entitlements are. He added there is a concern that any community built outside of the Urban Service Boundary, should be sustainable. Mr. Lounds arrived. Mr. Lounds asked how the Auto Bond society works, in relation to protecting what you buy from other government agencies/government agencies, and from taking over what you want to preserve. Mr. Draper stated they are a land owner in the state of Florida. He stated they a series of preserves that manages approximately 60,000 acres in the state of Florida. He stated when the government or any other governmental agencies take their parcels or land, they file lawsuits against them. '-" Mr. Lounds stated his concern is how to protect Adams Ranch, and preventing their stewardship from being taken over by another government agency, which has rules and regulations granting them the right to take the Adams Ranch Stewardship program. Mr. Rentals stated the starting point of stewardship is that it is a principle based new planning technique. He stated some to the principles can be customized but there are some universal parts of stewardship. He stated the first universal part of stewardship is that it is an incentive based program. He stated it is a program that is an option to property owners. It is not a mandatory program to participate in. He stated it seeks to balance natural resource protection, continued agricultural viability and coming up with a way to encourage a higher quality of development that can be more sustainable over a longer period of time. Mr. Rentals stated stewardship is a technique to try to create the equation that balances resource protection, continued agricultural viability and coming up with a way to encourage a higher quality of development that can be more sustainable over a longer period of time. He stated stewardship sometimes compete in interests in a way that works well. \.,. Mr. Rentals stated the legislature states the Rural Land Stewardship is a program that the state encourages counties and rural land owners to consider implementing. He stated it is a favored program. He stated the Rural Land Stewardship program is favored because it maintains and enhances the economic value for rural land and. Mr. Rentals stated the 7 \... St. Lucie County Planning and Zoning Commission! Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. Rural Land Stewardship program is a technique to control sprawl. He added it creates a new way to incentivise activities for rural land areas. Chairman Grande asked if development rights were removed from the Adams Ranch would the value increase. Mr. Rentals stated the residual value of a sending area would decrease. Mr. Rentals listed a few of the changes that have taken place to prepare for incentivising activities for rural land areas; 1. Primarily, ownership of 50,000 acres ofland was required to do a Stewardship program. This amount to acreage requirement was reduced to 10,000 acres. 2. A property owner can initiate the process of pulling corporation in the local government but it does not depend on the local government to take the first step. '-' Mr. Rentals stated the D RI Exemption has been added in the past session. Mr. Hearn asked if the DRI Exemption was only for the sending area only or for both, the receiving area and the sending area. Mr. Rentals stated it would be for the receiving. He stated the DRI Exemption is a legislative option. It is not an automatic "tag along" for receiving areas as they are proposed. DRI Exemptions are optional. Mr. Trias asked for further elaborations on the DRI Exemption program. Mr. Rentals stated continued listing the changes that have taken place to prepare for incentivising the rural land area; 3. He stated Rural Land stewardship Program was originally a natural resource technique. He stated agricultural and local space may be values, which the County may want to incentivise for protection and not for natural resources preservation only. 4. He stated the Rural Land Stewardship Program has moved away from a process, to match up to a protected populated. \. Mr. Rentals stated the Adams Ranch property does not have a sending or receiving area. He stated property owners have to petition the County to create a sending or receiving 8 ~ St. Lucie County Planning and Zoning Commission! Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. area. Until receiving or sending areas are petitioned to be developed, no changes will take place on the properties. Mr. Rentals stated the Rural Land Stewardship Program allows the Adams Ranch to stay in agricultural zoning. He stated by maintaining an agricultural zoning, the Rural Land Stewardship Program will allow the Adams Ranch to continue providing private protection for the natural resources in that area. He stated the Rural Land Stewardship Program helps to protect and preserve the cultural, historic heritage of St. Lucie County. Mr. Rentals stated the Rural Land Stewardship Program is an incentive-based program. He stated the Rural Land Stewardship Program harness the economic activity of trying to accommodate population growth in Florida. It creates a relationship with protection of natural resources and it also provides a variety of different and diverse ways of living. Ms. Ann Redman stated the index credit system is based on the quality of the natural resources property within the rural area. '-' Mr. Rentals added the index credit system is a part of the Comprehensive Plan. Ms. Redman stated they have collected a lot of data on the subject property to build the basics of the database requirements for the credit system and the credit matrix. She stated there are quite a number of different types of ecological systems and habitats. She stated there is a swamp system that is located near the western end of the entrance of the property. Ms. Redman showed photos ofthe land area including more ecosystems and habitats. Ms. Redman stated the Adams Ranch have a variety of systems and ranches. She stated there are cattle systems with lots of pasture. She stated endangered species also inhabit the area. She stated Cabbage p Chairman Grande asked what the acreage of Adams Ranch is. Mr. Rentals stated Adams Ranch is 16,466 acres. Mr. Lounds stated everyone does not want to live in wide-open pasture. He asked in example, if someone decides that they want to put a house in an Oak Hammock, does the Rural Land Stewardship Program prohibit this. '-" Mr. Rentals stated ifthe Oak Hammock's acreage scores 1.4 or greater, because of the combination in index credits they will not be able to put a house in that Oak Hammock 9 ~ St. Lucie County Planning and Zoning Commission! Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. but would have to find a place that has a lower score. He stated there is a fair amount of land among the ranch that does not reach that higher score. Chairman Grande asked if the index credits apply to the same receiving areas that are being used for preservation. Mr. Rentals replied no. He stated the index credits are used two ways. In one way, the index credits are used as a factor in credit equations to jugulate credits. In addition, the score is used to say that land that is not a part of the sending area, in the region of that score, still has to be protected because of its value. Mr. Rentals stated a property can not be both, a sending area and a receiving area, but it has to be one or the other. Mr. Rentals stated the law states that the index credits must remain within the boundaries of the stewardship program. ~ Mr. Rentals stated the entitlement of the receiving area is specific to a master plan that is compared and filed with the County and has to be approved by the County. Within the credit system, the calculations of the credits are sought up. Mr. Rentals stated there is a policy that states a receiving area plan must incorporate a minimum of 35% useful open-space, within the town, which was created to generalize the credits. Mr. Hearn asked if credits were required for any ofthe other developers, other than the dwelling units. Mr. Rentals stated yes. There are credits required for all of the developments except things that are specifically designed to be public benefits uses, Ms. Anita Jenkins, with Wilson-Miller Planning Manger, displayed and explained a few slides showing the set up of the general perimeters of the growth management plan of the Rural Land Stewardship Program. The chart that she reviewed is in the growth management plan application. It set forth and explains the types of developments that can occur in a stewardship area. It includes the towns, villages and the hamlets that are involved in compact developments. '-" Ms. Jenkins stated the maximum size of a town is 5, 000 acres and the minimum size of a town is 1,000. 10 \. St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Mr. Rentals stated with the Rural Land Stewardship Program, they are trying to offer the incoming growth population a chance for better living. Mr. Rentals stated within the Stewardship program, the credit values a market driven economy. A credit value can not be drawn for the TDR's because the value floats with the market and may change over time as the market demands change. Mr. Ernie Cox stated the Adams Ranch is a tool to provide the family with money values. He stated there is a confidential negotiated transaction between the Rural Land Stewardship applicants, Family lands and the Adams family. \.r Mr. Cox stated there will be remaining credits from Adams Ranch that the Adams family can use, if they wish to do a small receiving area or an open area, or if the program expands in the future, it could be sold to another potential purchaser. Mr. Cox stated the Adams Ranch could expand unto two circumstances: 1. Primarily, the land owner has to agree to want to be involved in the stewardship program. The stewardship is a voluntary program, and no one is forced to be a part of a stewardship. If the land owner wants to be a part of a stewardship, they can ask and then the County will decide if they would like to add those land owners to the stewardship program. 2. The premises program is an incentive based program, as established by the legislature. The incentives have been established for better results. Mr. Cox stated the Rural Land Stewardship Program, like the TVC Element is a new tool, being presented to the County. He stated they look forward to working with the County on the design of the towns and creating something that will be truly special and of worth in this community. Mr. Cox stated one of the goals of a stewardship is to accommodate population growth. Chainnan Grande opened the public hearing. '-' Ms. Susan Harris stated she lives over the line of St. Lucie County, in Indian River County. She stated she lives in the area where the Cloud Grove is proposed to be developed. She stated there are dirt roads, and more acres out in the area where she lives. 11 \..- St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. Ms. Harris stated there are two airports where she lives and two large groves. She stated the Board of County Commissions should consider the density rights of the people living in the Rural Land Stewardship Program area. Chairman Grande thanked Ms. Harris. Mr. Tom Cowen stated he lives in Indian River County, next to the proposed development site. He stated they area a flying community. He stated they have been a community since 1984. He stated the Rural Land Stewardship Program concept is a good concept to preserve land and develop cities into towns. However, their opposition is the location of the proposed development. ~ Mr. Cowen stated they are concerned with the proposed development being placed in the heart of an agricultural area. He stated he feels that there are a lot of areas in St. Lucie County that would best suite the Rural Land Stewardship Program, rather than placing 10,000 or 12,000 people in the heart of an agricultural section. Mr. Cowen stated his air-strip is right across the canal. He stated they have a 2500 ft. air- strip and the direction of it goes from north to south. Mr. Wayne Carlton stated the Adams should be commended for what they are trying to accomplish. He stated there are a few owners that own the western part to the County, which is the part of the County that needs to be preserved. He stated the more that part of the County is fragmentized; the more difficult it becomes to preserve that area. Chairman Grande thanked Mr. Carlton. Chairman Grande closed the public hearing. '-' Mr. Lounds asked how the County can safeguard other government agencies from wanting to take the stewardship away from Adams Ranch in the future. He asked what are the provisions invested within a stewardship program that prevents the government from taking away any rights or anything from it. 12 '-' St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September 1" 2005 6:00 P.M. Mr. Cox stated they added a policy within their stewardship which states, if you have property that is in a stewardship sending area, power lines, transmission lines or road- rights-of-way are prohibited from going through it. He stated this prevents power lines and such have you from interfering with conserved developments. He stated they can go back and take a look at that policy and see if it can be expanded. Mr. Lounds stated the whole idea of stewardships is to preserve a beautiful wonderful way of life. He stated it is not the law that worries him, but the rules and regulations. A committee can make rules and regulations, which no law abiding group can change. Mr. Cox stated currently the legislature has a committee that is working on issues involving property rights and he may follow up with that committee and see if there is something that they can add, at a state perspective that would also protect stewardships. ~ Chairman Grande asked what the Local Planning Agency is being asked to pass with a recommendation. Mr. Michael Brilhart stated, under the Rural Land Stewardship Program proposal, the credits are included within the application and they have been analyzed by the consultant. He stated the particular "agreed to" transfers of those credits will have to be done through the sending areas and the receiving areas applications. Mr. Brilhart stated the recommendation for the adoption of a Future Land Use Designation, creating an RLSA designation does not guarantee any transfers of credit rights nor guarantee the right of a certain property to receive the amount of credit. Chairman Grande asked if the analysis, which is part of the proposed development's presentation, give the units rights to the sending area that has been identified, even though they are not approving a sending area plan. '-" Mr. Brilhart pointed out that staffs understanding is that the applicants will be able to do a specific review and analysis of the credit program as part to the second phase and not at the particular phase. 13 '-" St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Mr. Brilhart stated, if the petition is adopted it does not guarantee any credits for the sending area or the receiving area, which will be done at a separate timeframe. Under the legislation, either adopting the transfers or not adopting it, it will not hinder the County's ability to recommend the transmittal from this particular creation. He stated at some point and time staff will have to make a recommendation of whether or not to recommend to the Board of County Commissioners to transfer the specific amount being requested. Chairman Grande asked if it would be logical for the Local Planning Agency to pass the petition forward with a recommendation to approve and add a condition the specifically states staff s understanding that the values and the credit matrix will be decided in a subsequent application. ~ Ms. Heather Young stated explanation can be added for the recommendation, so that the Board of County Commissioners will be aware of the Local Planning Agency's thought process was, that lead up to the recommendation. Mr. Cox clarified that they made three applications. He stated the first application was a Future Land Use Map Amendment application, which was to establish the Rural Land Stewardship Area map as an overlay. He stated they made application Comprehensive Plan text amendments, which includes the goals, objectives and policies, the credit worksheet, the NRI map and the towns' characteristics as part of the Comprehensive Plan (this is for tonight's meeting). He stated the third application that they made is the Land Development Code text Amendment which is not being presented tonight. Mr. Cox stated there is a text amendment to the Comprehensive Plan and there is a map amendment to the comprehensive plan that is being presented at this meeting. He stated the credit matrix is a part of the application. He stated they are asking for the Planning and Zoning Commission's recommendation to the County on the entire packet for transmittal to obtain further discussion at the Board of County Commissioners, review and the Department of Community Affairs, and the final approval/adoption at the Board of County Commissioners after DCA. He stated this is in the plan and it sets up the system. '-' 14 '-" St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Mr. Knapp made a motion to recommend transmittal of the amendment to DCA (Department of Community Affairs). Mr. Trias seconded the motion. Chairman Grande announced that the motion is to send the application to the County Commission with a recommendation that is being forwarded to DCA, along with comments about the inscriptions on the land use. The roll was called. Ms. Hammer said yes. She stated the County needs to send someone out to look at the situation regarding the boundary line where St. Lucie County ends and Indian River County begins and the surrounding residents to the proposed development reside. \.- Mr. Lounds said yes. Mr. McCurdy said no. Mr. Knapp said yes. Mr. Trias said yes. Mr. Hearn said no. Chairman Grande said no. Chairman Grande stated this application will be forwarded to the Board of County Commissioners with a recommendation for transmittal to DCA (Department of Community Affairs). \.,. 15 ~ ~ \... St. Lucie County Planning and Zoning Commission/ Local Planning Agency Special Meeting Commission Chamber, 3rd Floor, Roger Poitras Annex September I" 2005 6:00 P.M. Comments: Mr. Hearn stated he would like for the Board members to take a long hard look at what the County's Comprehensive Plan and Land Development Code says about Future Land Uses in the County. ADJOURNMENT Meeting was adjourned at 10:30 P.M. Respectfully submitted: Approved by: Talea Owens, Sr. Staff Assistant Charles Grande, Chairman 16 """" Aaenda Reauest Item Number:_3- DATE: August 14, 2006 REGULAR [ ] PUBLIC HEARING [X ] CONSENT [ ] TO: Board of County Commissioners PRESENTED BY: SUBMITTED BY: Growth Mqmt. / Strateqy & Special Projects Michael Brillhart Strategy & Special Projects SUBJECT: Second reading of Ordinance 06-030 adopting land development regulations to apply to property generally located within the Rural Land Stewardship Area (RLSA) Overlay Zone boundary (Exhibit A). BACKGROUND: The County Commission recommended transmittal of the Rural Land Stewardship Area (RLSA) Comprehensive Plan Amendment to the Florida Department of Community Affairs on October 11 2005. The proposed land development regulations, as shown on Tab 3 within the attached notebook, and referenced in Chapter 4.05.00: Rural Land Stewardship Area Overlav Zone of the revised Land Development Code, will guide and implement land use and development activities within the RLSA Comprehensive Plan Amendment Overlay Zone boundary. ~ FUNDS AVAILABLE: NA PREVIOUS ACTION: The applicant has revised the land development regulations as per comments and direction from the Board of County Commissioners at the first public hearing on July 11,2006. The Planning and Zoning Commission held a public hearing regarding these regulations on June 29, 2006. At this meeting, the Planning and Zoning Commission recommended approval by a vote of 5-2 RECOMMENDATION: Staff recommends that the Board approve and adopt Ordinance 06-030. COMMISSION ACTION: Dougl sM. Anderson County Administrator l)(J APPROVED [ ] DENIED [ ] OTHER: Approved 5-0 Motion to continue to August 28th at 6:00 p.m. or as soon tnereafier tnat It mlgnt be \...- heard. Coordination/Sianatures County Attorney: Originating Dept: Management & Budget: Finance: Environ. Resources: Purchasing - '-' ~ ..... c: ~ o Ü Q.) 'u ~ -' ..; en \. i .~ II: ~ i \.....- EXHIBIT A en "t:Jcu cCÞ~ cu ¡,;" ns .J<e- - "- CO Q. () '- .- > ~.co a::~_ "0...< CÞCU0 cn~.J OCÞ~ Q..... - 00 Sl- D.. z-< ~.~ ~t ~, i .~ r ~. ~ ~'l 3 A¡uno~ oaqOlpH¥O It) o o N r.Þ .- ûi ;j C) ~ "0 e m Q, e Q, Q, m ~ .èo ð ~ ~ ;¡ ð " ó \..- Board of County Commissioners 08/14/06 File Number PA-05-006 MEMORANDUM TO: Board of County Commissioners FROM: Michael Brillhart, Strategy and Special Projects Director DATE: August 8, 2006 SUBJECT: Review of proposed Land Development Regulations that will apply to property generally located within the proposed Rural Land Stewardship Area (RLSA) Overlay Zone BACKGROUND \.r In July of 2001, the State of Florida made revisions to its Rural Land Stewardship Area (RLSA) legislation (F.S. 163.3177 11 (d)). These revisions to this State land management initiative were made to promote sustainability and protection of natural resources for eligible rural land in excess of 10,000 acres. A Comprehensive Plan Amendment is being proposed for St. Lucie County that incorporates these requirements through the creation of an RLSA Overlay Zone on the County's Future Land Use Map (FLUM). The land within the Overlay Zone includes the Adams Ranch property representing approximately 16,464 acres and the Cloud Grove DRI representing approximately 6,000 acres (see Exhibit A). The proposed Plan Amendment includes the creation of an RLSA land use designation of the FLUM. The County Commission transmitted the RLSA Comprehensive Plan Amendment to the Florida Department of Community Affairs (DCA) on October 11, 2005. This Plan Amendment also identifies Stewardship Sending Areas (SSA) that will be protected from future development through the transfer of development credits and Stewardship Receiving Areas (SRA) where development rights credits can be transferred to. Future development of the SSA (+ 12,000 acres of the Adams Ranch) and the SRA (+ 5,000 acres of Cloud Grove) will be guided and implemented through the Overlay Zone land development regulations. Approximately 4,400 acres of Adams Ranch within the Overlay Zone may be eligible to serve as either an SSA or an SRA due to its low Natural Resource Index (NRI) value. ~ The proposed regulations together with the Plan Amendment's Goals, Objectives and Policies have been revised based upon comments received from DCA, the Board, and staff. As shown in Tab 3 within the attached notebook and referenced in Section 4.05.00 - Rural Land Stewardship Area Overlay Zone of the Land Development Code, these regulations will be '-" August 14, 2006 Page 2 Subject: RLSA Amendment File No.: PA-05-006 Land Development Regulations used to implement land use and development activities within this Overlay Zone. These regulations are being presented to the Board of County Commissioners for adoption through Ordinance No. 06-030. They will specifically identify the types and scale of development activities together with transferable credits requirements relevant to properties within SSA and SRA boundaries. COMMENTS State implementation standards for the RLSA program including criteria for the proposed rural SSA and SRA, as stipulated in F.S. 163.3177 11 (d), include: a. the requirement for compatibility with surrounding uses b. receiving area designed to meet 25 year population projections c. a Natural Resource Index (NRI) value used in calculating and measuring environmental habitat credits 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 town, village or hamlet settlement pattern \..r The applicant has worked with County staff and the State Department of Community Affairs to ensure that each of these requirements is met and that the Plan Amendment is consistent with affecting State regulations. County staff hired MSCW Inc. to provide a review and critique of the Amendment's goals, objectives, and policies and land development regulations. This critique is reflected within Exhibit D. The applicant's response to this critique resulted in revisions to the proposed regulations as noted on Tab 6 within the attached notebook. Additionally, County staff has requested proposed revisions to the County Zoning Map to be included as part of the Stewardship Land Development Regulations. These revisions include the addition of a Stewardship Overlay Zone, Stewardship Sending Zone, and Stewardship Receiving Zone as shown on Tab 3 (page 64) within the attached notebook. JUNE 8. 2006 - PLANNING & ZONING COMMISSION WORKSHOP Representatives of Family Lands Remembered LLC presented information on the proposed land development regulations (Tab 3) for the Overlay Zone at a Planning and Zoning Commission workshop on June 8th. Commission members identified several revisions that have been incorporated into the revised land development regulations. STAFF RECOMMENDATION Staff recommends that the Board of County Commissioners approve the proposed Rural Land Stewardship - Land Development Regulations through the adoption of Ordinance No. 06-030. '-' '-" ~ ~ August 14, 2006 Page 3 Subject: RLSA Amendment File No.: PA-05-006 Land Development Regulations ATTACHMENTS Ordinance No. 06-030 Tab 3 - Notebook (Proposed Land Development Regulations) Tab 6 - Notebook (Applicant Response to MSCW Critique) _ Exhibit D (MSCW Critique of the Land Development Regulations) "-'" ORDINANCE NO. 2006-030 \.- AN ORDINANCE AMENDING THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE BY CREATING SECTION 4.05.00 (ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP AREA OVERLAY ZONE); CREATING SECTION 4.05.01 (PURPOSE AND INTENT); CREATING SECTION 4.05.02 (SPECIFIC DEFINITIONS APPLICABLE TO THE RURAL LAND STEWARDSHIP AREA (RLSA) OVERLY ZONE); CREATING SECTION 4.05.03 (ESTABLISHMENT OF RLSA OVERLAY ZONE); CREATING SECTION 4.05.04 (LAND USES ALLOWED IN THE RLSA OVERLAY ZONE); CREATING SECTION 4.05.05 (STEWARDSHIP CREDITS); CREATING SECTION 4.05.06 (LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA DESIGNATION); CREATING SECTION 4.05.07 (SSA DESIGNATION); CREATING SECTION 4.05.08 (SRA DESIGNATION); CREATING SECTION ; PROVIDING FOR CONFLICTING PROVISIONS, SEVERABILITY AND APPLICABILITY; PROVIDING FOR FILING WITH THE DEPARTMENT OF STATE, PROVIDING FOR ADOPTION AND CODIFICATION AND AN EFFECTIVE DATE; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the Board of County Commissioners of St. Lucie County, Florida, has made the following determinations: 1. Section 163.3177(1l)(d), Florida Statutes, authorizes a county to establish a Rural Land Stewardship Area (RLSA) to promote sustainability and protection of natural resources for eligible rural land in excess of ten thousand (10,000) acres; and, 2. On August 1, 1990, the Board of County Commissioners of St. Lucie County, Florida, adopted the St. Lucie County Land Development Code. '-" 3. The Board of County Commissioners has adopted certain amendments to the St. Lucie County Land Development Code, through the following Ordinances: StPijel¡ tFiPBlIgf1 passages are deleted. Underlined passages are added. '-' ~ 91-03 - 91-21 - 93-01 - 93-05 - 93-07 - 94-18 - 95-01 - 97 -01 - 97-03 - 99-02 - 99-04 - 99-15 - 99-17 - 00-10 - 00-12 - 01-03 - 02-09 - 02-29 - 04-02- 04-33- 05-03- 05-07 - March 14,1991 November 7,1991 February 16, 1993 May 25, 1993 May 25, 1993 August 16, 1994 January 10, 1995 March 4, 1997 September 2, 1997 April 6,1999 August 17, 1999 July 20, 1999 September 7, 1999 June 13, 2000 June 13/ 2000 December 18, 2001 March 5, 2002 October 15, 2002 January 20, 2004 December 7, 2005 August 2/2005 January 18, 2005 91-09 - 92-17 - 93-03 - 93-06 - 94-07 - 94-21 - 96-10 - 97 -09 - 99-01 - 99-03 - 99-05 - 99-16 - 99-18 - 00-11 - 00-13 - 02-05 - 02-20 - 03-05 - 04-07- 05-01- 05-04- 05-16- May 14,1991 June 2, 1992 February 16, 1993 May 25, 1993 June 22, 1994 August 16, 1994 August 6, 1996 October 7,1997 February 2, 1999 August 17, 1999 July 20, 1999 July 02,1999 November 2,1999 June 13, 2000 June 13, 2000 June 24, 2002 October 15, 2002 October 7, 2003 April 20,2004 March 15, 2005 August 2, 2005 August 16, 2005 5. On June 29, 2006, the Local Planning Agency/Planning and Zoning Commission held a public hearing on the proposed ordinance after publishing notice in the Port St. Lucie News and the Tribune at least 10 days prior to the hearing and recommended that the proposed ordinance be approved. 6. On July 11, 2006, this Board held its first public hearing on the proposed ordinance, after publishing a notice of such hearing in the Port St. Lucie News and the Tribune on July 4, 2006. 7. On , this Board held its second public hearing on the proposed ordinance, after publishing a notice of such hearing in the Port St. Lucie News and the Tribune on 8. The proposed amendments to the St. Lucie County Land Development Code are consistent with the general purpose, goals, objectives and standards of the St. Lucie County Comprehensive Plan and are in the best interest of the health, safety and public welfare of the citizens of St. Lucie County, Florida. '-' Stp~el( t¡'pe~!J'" passages are deleted. 2 Underlined passages are added. \. NOW, THEREFORE, BE IT ORDAINED by the Board of County Commissioners of St. Lucie County, Florida: PART A. The specific amendments to the St. Lucie County Land Development Code to read as set forth in Exhibit" A" attached hereto and incorporate hereto in their entirety. PART B. CONFLICTING PROVISIONS. Special acts of the Florida legislature applicable only to unincorporated areas of St. Lucie County, County ordinances and County resolutions, or parts thereof, in conflict with this ordinance are hereby superseded by this ordinance to the extent of such conflict. PART C. SEVERABILITY . If any portion of this ordinance is for any reason held or declared to be unconstitutional, inoperative or void, such holding shall not affect the remaining portions of this ordinance. If this ordinance or any provision thereof shall be held to be inapplicable to any person, property, or circumstance, such holding shall not affect its applicability to any other person, property, or circumstance. \t.." PART D. FILING WITH THE DEPARTMENT OF STATE. The Clerk is hereby directed forthwith to send a certified copy of this ordinance to the Bureau of Administrative Code and Laws, Department of State, The Capitol, Tallahassee, Florida 32304. PART E. EFFECTIVE DATE. This ordinance shall take effect upon filing with the Secretary of State. PART F. ADOPTION. After motion and second, the vote on this ordinance was as follows: '-' Chairman Doug Coward Vice Chairman Chris Craft Commissioner Joseph E. Smith Commissioner Paula A. Lewis Commissioner Frannie Hutchinson xxx XXX XXX XXX XXX Stp~el( thp8~!lh passages are deleted. 3 Underlined passages are added. \.,. \.,. ~ PART G. CODIFICATION. Provisions of this ordinance may be incorporated in the Code of Ordinances of St. Lucie County, Florida, and the word "ordinance" may be changed to "section", "article", or other appropriate word, and the sections of this ordinance may be renumbered or relettered to accomplish such intention; provided, however, that Parts B through G shall not be codified. PASSED AND DULY ADOPTED this _ day of ,2006. ATTEST: BOARD OF COUNTY COMMISSIONERS ST. LUCIE COUNTY, FLORIDA BY: Deputy Clerk Chairman APPROVED AS TO FORM AND CORRECTNESS County Attorney 9: \ordnance \2006 \06-030.doc Str¡¡tll tAPS¡¡gA passages are deleted. 4 Underlined passages are added. OVerlay Arees '-' . Weter RelentlonAlea: 1,004.76 acres +1· " Hydrologic Stewardship Area: 2.842.53 acres +1- .. Habitat Stewardship Area: 9,314.18 acres +/- ~.."~ \;.;~',,~ Open: 9.222.24 acres +/- .....-\.~) Project Location Map INDIAN RIVER COUNTY ST. LUCIE COUNTY ~ ~ !!! m· £1: z i 2 ~ \w. ~ § ¡ g ~ ;II ~ ~ '-' I ADAMS RANCH ............ t I I l I. I WiISðnMillet Ik'tIO:tfcIÎ\lllSMAlItt:MØ. Ot'flr¡tlifno~~ EXHIBIT 1 ST. LUCIE COUNTY RURAl LANDS STEWARDSHIP AREA OVERLAY MAP 1InçheQU."e,OOO'CCI 3.000 6,000 o . 12.000 a .F""t~ ,-,. I'IlISll)l;NT I.: c'E.O. St«phen R. \lilk:. PL. ¡neenn Vier PIlESID\I>oT 1.: C.O.O. K,vin T \\A,h. I'.F. ExrculI\'E Viet PRESIDENT" bnh'~ A. Sdl~!L \1.S,P <::.ul,,1 f), (,omit:!'. ]~E. Vlel: I'nrS()[NT I.: c.r.O. Ii. \Villi.1m c.",k. C.P.;\ VICE I'KI:"lDrN IS 1(, 1:.11\([ Ibmw. I~E. Neil Fr,vet, RLA .\. (,r"t!IIT ,\LN"ilL .\ICP. IU.'\ Eri, L \\:·imen. 1~1:. ¡ ¡,¡Ì \\d,b·l'arí,. PI.. \..- HrA)QUARnns/CrNTn.\\ :;IORIOA ·-j·~~O N~~w BrüJd S{(Ù~! OrLH1á".1'L .\2811 Td: 4(r·A.~!..\.HIJ ¡;~r\: 407.'1.!1.JJ.~t) www.1H\(WinCnH!\ NORTH CfSInAL FJ.OKIDA ).¡ 1 HeideR" Plin- (h" \·jlbro. II .\2162 Td: ~ )2,~-)! ,~~H~"( I.l~;; .F·;'::.-, 1.2h~;.~ '-' SOliTltb\S-r Florul)'\ ¡Of) S\V Allnnr :\,."nu,· Sllitt~ 2(1U SHun. FF .qr¡()c¡ TcL ·¥~·l.21~).'fqn5 Lt:\: --,;,,^~'¡,,:'.~lS Exhibit D \.\í(. aMtf jmting communitie.ì. July 8,2006 O\'I]~NTGI-IT ~L\IL:Ej\L\IL :'11'. Bob Nix. .\ICP Director of Growth Man:rgemen¡, St. Lucie County 2300 Virginia .\ venue Fort Pierce, Fl. 34982-:>652 Subject: St. Lucie Couoty Rum! L:\nd Stewardship Area (IH.SA) Overlay Zooe Development Rt'gu!atioos MSC\'\, No.: 06-012 ! Dear Mr. Nix; .\s requested by the St. Lucie (ounry Growth M:roagemem Dep:rrtment, j\[SC\'Ç is pleased to present a preliminary report offering commems and a critique of thc proposed Rural Land Stewardship Area Onrlay ZO!1t~ Development H.egl1!:rtÍom; ("redline" draft dated June 16, 2(06). The report presents prelímin:rry findings organized in the following sections: I. GenemlObservations n. Environmental Consideration;; III. Form and Design Consideratiom IV. ,\dclitional COl1siderations This review IS based on the following :rssumptiom; . Because the Development Regulations haV(~ been acted upon b,' the Pbllning and Zoning Commission they have been determined consistent with the Coullry's Comprehensive Plan and wirh rhe proposed .\dmns Ranch Srew:rrdship Area Overlay ,\mendment to the St. Lucie Coumy Comprehensive Plan. . The scope of this [cview was limited to the proposed Devdopmem ReguI:rtiol1$. However, some consideration was given to proposed .,\dams R:\llch Srewa[dship ~\rea Overlay~\mendment to the St. LllCit· County Comprehensive Phn. as certain aspeCt's of the Devclopment Itegul:nions mIrror policíes of the Adams Ranch Ste\vardship Area O,'erlm' Comprehensin' PI:rn ,\mcndmem. . 'Ihe propo;;ed."\dams Ranch Stewardship :\rea (h'cr1ay Comprehensive Plan .\mendment will be adopted. \..-. ~ '-" SCll'TlIf,,\ST ""ORmA ! 00 S\\' ,\1[',,,,, .\'''1111<' Suitç 100 Swan, FL ?H"ytl Td: --2..'19AOO.1 F~ls: 771.119.2.118 . "'__"rln"'_rl._N_'n_·_n~"·"-~''''··-· \ï~' emlli' ItlsÚng COI/l/l/l(¡¡ÍÚÖ·. MSC\X', [nc. i$ a community planning and engineering tïrm with nearl:' .30 \'ears of experience in Florida, with offices in Stuart and Orlando. ?,-[$C\\' is acknowledged a$ a stare leader in promoting sustainahle community design, with many of irs projecrs recognized for rheir applicaåon of susr:lÍnable planning pracLÌces. :\ diverse and experr team of professlOn:Üs contrihuted [() and managed this proiecr including the following: · James .\. Sellen. :-[S1>, who bnngs over 30 :'ear$ of public and privHte sector experience and served as the Orange County Planning Director. · Richard Cnger, AICP, CNC, with more than 27 :'l~ars of public and private sector experience, including City of Orlando Bureau Chief, where he administered the Zoning Code. and managl'd Crh:1I1 Design and Growth ì\hnagemenr Planning. · James E. ,\naston-Karas, with over 20 years of expericnce, including analyzing and composing growrh managemem legislarion. managing water resource proiecr$ and c()ordínaríng local govcrnmenr adnKacy, · Project team members wirh expertise in urb:m design, land development regularíon drafting and applicacion, economic and marker analysis. and ennronmenlal sciences. ?\[SC\'Ç will be prepared to presenr the highlights of this repon, rogether \Virh a forthcoming reporr which analyzes the Counry's proposed ComprehensIve Plan Amendment, at the July II. 2006 Board of County Commissioners meering. It is our understanding rhat the applicanr invoked wirh this proposal and the project's consultants will receive a copy of this report in advancc of the meering. lr is our pleasure working \vith you on this project. Should vou have an}' CjucsÜons, please do not hesitate to contacr me, Sillcerch', f4k¡iftcf:~IN~ Team Leader R\n':sh Enclosures- L.earr Report C James :\, Sellen, R.ich L' nger. bunes I:, ,\naslOn-I":aras Page 2 \ I:. Hub '\ 1;( '). :::rl! ~i PRELIMINARY REVIEW AND CRITIQUE ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS aunc 16, 2006 Draft) A. GENERAL OBSERVATIONS The proposed Development Regulations are genell1lly consistent witll the iment of the Rural Land Stewardship :\ct (Section 163.3177 (11 )(d), F.S.); however, the process of designating an IU~S.\ Overlay Zone begs the clucstion: \\'i1l the location of R1.S:\5 conform to the vision of the County's future land use pattern? \\lth a clearly established long-term V1810n, the County can decide where the innovative IU~S:\ planning too] can be employed, and where Towns, \ïllage8, orl-Iamlets will be located. .:\ccordingly, it \vill decide where preserved open spaces, natura] areas, and agricultural lands will be ]ocated and managed within the Rl5.'\s. \\'irhoUl an adopted vision, the county risks choosing a "leapfrog," scattered development pattern. \¡p T11e proposed Development Regulations do not provide adequate specificity as to the loc:¡tion of future SR\s within St. Lucie County. l1lerefore, it is presumed that the SR.-\s could be located anywhere within the County. l1lÍs raises the visioning issue, which is linked to the implementation of the proposed Stewardship Comprehensive Plan amendment. \\-'ill it he the County's intent to permit SR:\s throughout the rural areas of the CotUHy or will they be restricted to certain areas, possibly closer to, or within a certain distance of, existing Urban Service Boundaries? In addirion, the Development Regulations need to pro\'ide chu1ficatÌon about the intended design, form and intensity of development wlthin the SR:\s. The Development Regulations need greater clarification of environmenral standards in both the SS:\s and the SIC\s, as presented helm\'. Clearer objectives, clarification of management plans, and improvements to implemenmtion tools are among the improvements suggested. .\ cornerstone of growth management law in Florida is the opportunity for public parrìcipation, and the provision of public information dlroUgh the Sunshine Law. :\ccordingly, the time frames allotted in the Development Regulations must be long enough to allow for full revÍt~w by County staff, as weU as provide enough time for staff and the public to obtain additional project information. This applies to all the SR:\ review processes presented in section 4.0S.08.E, st.uting with the pre, application conference through the sufficiency rc\'iew and staff report. B. ENVIRONMENTAL CONSIDERATIONS The following obsclTations concerning countywide application of the IUS:\ Ovcrla~' are provided relative to environmental standards, separated by Sending ,'\.reas and Recei\'ing.-\reas: \w Page 1 of 8 Juh 8,2006 &I ~ '-' Stewardship Sending Area Designation - Section 4.05.0-' Restoration Incentive Credits (Section 4.05.07.B.4; pg. 12): The restoration title is confusing, since much more than restoration is identified in this section (i.e., enhancement, creation, preservation, etc.). It is suggested that creation of upland habitat be discouraged, ¿,)'lxen historically low success rates. Restoration credit should not be given fully tultil a permit from the regulating auth01'ity (e.g., Sf<^'\'\!,\[D) is obtained. This could be pro-rated even more based on the success of the restoration work. This also lessens the workload on the County staff or consultant. Partial credit can be given for identifying it as restoration and more for placing an easement over the property, but full credit should be reserved until the agency that regulates those areas consents. 1 f the maximum number of credits avaihtble on an SS~\ 1S not to be used, applicant should provide that number for future planning pUll)oses. \\ïldlife or habitat v,tlues should not be increased for a \,'IL\ designed to function as a stormwater pond (e.g., Cloud Gnwe reservoir/Snail Kite habitat). Eligibility Criteria (Section 4.05.07.BA.d; pg. 13): Restoration eligibility criteria should include wildlife corridors (as specified by the COUnlY cwerlay or F\\!C), flow ways, and large and diverse habimts. Natum! Resource Indices (Section 4.GS.m.B.5.a; pg. 13): Data collection parameters are not clear. The DRI data collection cntena [or any SS:\, regardless of size, should be applied. SSA Application (Section 4.05.0"7.C.3.c; pg. 16): If an Index Value needs to be reassessed or "documented," a process and criteria should be identified. Stewardship Easement Agreement (Section 4.05.0'7.C.7.a; pg. 19): :\lrhough specified in the land use table, an emphasis for passive recreation should be added to the easement. Public access rights on the SS~\ should be defmed. .\ny \'\'1\[0 permit that involves weLlands will also require a Conservation Easement, so there will be some redundancy with Ùie easements. Easements should be to at least one agency with legal interest (e.g., an agricultural stewardship area should be dedicated to, at least, the DO.\CS so the agenc~' can monitor it). The County, 01: grantee, will he responsible for managing the covenants of any Stewardship Easement, and this could become a si¿,)'nificanr burden even if inspections and reports are ()nl~' generated once per year. . If casements or agreements are not honored once approved, or land loses habitat CJuality, will credit be subtracted? Is the mechanism for compliance dear enough? This possible deficiency COlùd be addressed in these Development Regulations, or in the specific casements or agreements. Should financial performance guarantees (such as bonds, letters of credit or other commonly used instnunents) be re(]tùred or is this specified in the Coumy's current Land Development Code? . ~ Page:2 ofR Iu!\- 8, 2P06 " ~ Stewardship Receiving Area Designation - (Section 4.05.08. Pg. 22) Suitability Crite1'Ìa (Section 4.05.08..-\.1.d; pg. 22): Consistent' \'lith the acknowledged need for enhanced visioning, a Countywide mnp of areas with anticipated high Natural Resource Indices would be helpful and would, therefore, suggest where SIL\s would be more 01' less desirable. I-laving this information wmùd be critical to long·nmge planning (e.g., knowing how many units wil1 be possible in the SR.-\s, etc.). Does the Natural Resource Index value of "greater than 1.4" onút areas that should be saved? Suitability Criteria (Section 4.05.08..-\.1.h; pg. 23): _-\ssurances should be provided to avoid an 55_\ becoming encompassed by an S1\.\ or se\-e1'al SR..-\s. More simply, ecosystem functions are best served if large land ¡¡reas ~tre provided and contiguous tracts are linked and not compartmentalized. The conscclucnce to a\'oid is "postage stamp" wetlands, or "hole-in-the-donut" preselT~\tion. Natural Resource Index Assessment (Section 4.05.08.D.3; pg. 27): Natural resource assessment should identify land uses and wetland boundaries on the SR.-\. It should also identify potential wetland and listed species Ì1:npacts from Ùle Plan or Master Plan. '-" SRA Plan and Master Plan (Section 4.05.08.G.l; pg. 34): \X1IÜle it is commendable to ensure high standards for the preparation of the Master Phm, the qualifications of the preparers need to be mo.t'C consistently defined in the Development Regulations. For example, it is unclear what constitutes a "qualified environmental consultant," and not clear why a plan would be sufficient if prepared by a certified (:\ICP) planner with only one other licensed professional (a licensed engineer or landscape architect) . Design Criteria (Section 4.05.08.1; pg. 35): The various design criteria do not mention the stewardship concept as a phu1tling component. :\lthough this is a receiving area, the SR.\ will incur most of the human impacts. Stewardship should be mentioned and could be more important for those RLS.\ projects that have the SS:\ and SR.\ contained on the same property. Required Buffer (Section 4.05.08.1.6; pg. 56): The Development Regulations need to clarify the application of required buffers in relation to SS.\s. Presumably, an SS.\ should not serve as a buffer. In addition, the De\'elopment Regulations should more clearly address how an SS:\ within an SR:\ would be appropriately buffered. Infrastructure (Section 4.05.08.1.7.11; pg. 58): Expand on the definition of "green" construction. Implementation of new-technology for stormwater treatment (bioremediation, etc.) should be required. Parks and Recreation (Section 4.05.08.].6; pg. 60): \w- The provision for a parks and recreation assessment should be expanded to show all adjacent lands in public ownership. Integration into adjacent land's management plans, for example, the long term water supply plan, should be encouraged. . Page 3 of 8 luly 8. 2()OCJ ~. Open Space Definition (pg. S): Uses designated as open space should be re-eyaluated for applicability as credit, Golf courses are acceptable as open space, however stew~1rdship credit for this land use is questionable. Administration and Management of Land: RLS_'\ creates a liability by requÜing land owners to maintain and manage the lands with high natural resource and public benefit values. from which credits have been transferred, without prO\,jding a means of generaúng a cash flow to cover these costs over time. This issue should be addressed with each Easement :\greement C. FORM AND DESIGN CONSIDERATIONS 'The following observations concerning countywide application of the lUJS,\ Overlny are provided relative to (Countywide) dcn::lopment patterns and the design of individual developments. Stewardship Receiving Area Designation - (Section 4,05.08; pg. 22.) ~ Size: There appears to be no minimum size for an SR.\. YiUages within an S'IL\ can be as small as 100 acres; therefore, this appears to be the de facto minimum should an SR...\ be the size of one \'iLlage, \\'ith the proposed maximum density of 2 dulac, a 100·acre Village could include only 200 dwellings (2 du!acre x 100 acres). .\t this size a Village would not support an elementary school, would not likely support more than commercial use (e.g. convenience store) ~tnd is unlikely to have any significant offtce/ employment center. This would likely result in residents ha\'Ìng to drive to the nearest urbanized area for dailv services, By '1'\'C standards, the minimum size for a \ïllage outside the Urban Service Boundary is SOO acres, which, with '75 percent open space and a minimum density of 4 duj acre, wOlùd yield 500 units. l11Ìs is stillnOl enough for a school or commercial support services, but is a better yield if attempting to develop villages with a diverse housing stock (single family, multi· family; workforce and m.edian-to- high-end housing), and a \valkable environment. Proposed Comprehensive Plan Stewardship Overlay Objective 4 requires "sustainable development patterns, while discouraging sprawl." Relative to tius Objective and the lack of locationa} and sizing parameters for SRAs, the questions to be asked are, "Is tlus discouraging sprawl? "·\1"e multiple, small SJL\s desired by the County? .'\re they desired throughout the COWlty? Should there be a minimum size for SR.\s?" Forms of SRA Development - (Section 4.05.08C; pg. 24) '--' FoUl' forms are provided, TOWl1s, ,'îllages, Hamlets and Compact Rural Development. \X1Üle the Town form could be large enough to begin to create a sustainable community (schools, retail, personal services, office! employment) that for it .residents, tbe Hamlet (40·100 acres) and eRD (less than 100 acre) fonus are too small to create anything much more than large.lot developments or clusrered residential development. .\t density ranges of 1/2 to 2 du/ acre, these f01'111S of developmcnt could be incorporated into Town or \'illage communities as their edges and transitions to rural! agricultural lands, 'nIe CRD form that may be larger (han 100 acres appear to be intended Page -I of 8 IlIly 8, 200Ú . ~ for resort (transient residents are allowed) or employment development. Example of eco-tourist and research facilities are given, but these are clearly examples only. The fourth form, Village, (if up to '1,000 acres and combined with another \ ïllage), bef,tÌtls to become a sustainable development scenario. However, the lower end of the \ïUage form of development is unlikely to result in a sustain~\ble community or neighborhood. Conversely, it is likely to become a typical very suburban development. The small..sized character and low density (1/2 to :2 du/acre) of Villages, I'amlets or CRDs may result in a development pattern that compromises proposed Comprehensive Plan Objective 4, which is to ensure sustainable development. \'\,ith smaller sizes of de,'elopment, it could become more difficult to ensure a "functional mix of use, interconnectivity and multi-modes of transportation," as 1'C(]uired by Comprehensive Plan Policy 4.1. I f an objective of the Development Regulations is to be form,based, it should include more prescripti\'e content. The applicant should be given more guidelines about how development mighr look, rather than regulations that describe whar is restricted or prohibited. Vages 3557 present an extensive set of design criteria for various development options, however visual design images are not presented which wou1d give examples of acceptable types of design to apply the guidelines. In addition, design gtúdc1ines such as Floor .\1'ea Ratio (F,-\R) and building height to srreet ratios, which arc now included in the draft, are very difficult to translate to visual urban form without graphical representation. ~ Stewat'dship Receiving Aœa Application Package - (Section 4.05.08D; pg. 26) It appears that a fully developed i\1aster Plan is not a pre-rcqtúsite for designating an SR..\, Since there are no size parameters for the 51\.\ itself, they could range from less than 100 acres, and become a Hamlet or CRD, to over 5,000 acres incorporating multiple Towns or Vilhges. The County should consider requiring a more ftùly developed Master Plan as part of the application package for SR..\ designation. \'Çithout a Master Plan, it will be difficult to determine whether the design criteria established in Section 4.05.081 can be applied in a manner that will result in a Town, Village or Ih\mlet that complies with the County Comprehensive Plan Policies for sustainable, interconnected, mixed mode and mixed use developments, Design Criteria - (Section 4.05.08.1; pg. 35) The design criteria for developing within an SR..:\ appear to be created to establish developments based upon the principles and concepts of Traclit:ional Town Design, New Urbanism and the New Urbanism Transect. These are generally perceived within the community planni.ng and development industry as quality standards that can lead to sustainable communi.ty design. '111e recently adopted Town, Yillage and Countryside (lYC) design standards arc also based upon the same New Urbanist principles and Transect. :\ signiftcant difference is that the densities allowed in the SR..:\s appear about 25 percent lower than those of the 'I'Ve. In addition, the T\'C requires more open space set aside within the project than within an SR..:\. \..- Minimum Density: The gross densit~, mngc for Towns of 2.0-2.5 du/ acre, translates into approximately 3.0-3.85 net residential density, about 25 percent lower than the County's recently adopted T\ 'C densities. These densities are indicativc of fairly typical single famil~' det~II\~tlCd' Page S of S luh'S,200Ó '-" suburb:Ul developments. This could make the provision of sufficient housing diversity a challenge, especiaUy the provision of work force housing. . Commercial Uses: Regarding the fCcluired minimum Floor .-\rea Ratios (F.\R), the apparent intent of the Development Regulations is to create intensities which would create more compaCl, mixed· lIse non-residential development. I.Iowe\'er, the minimum 0.4 F,\R for retail development could preclude development that is only retaiL 'fypically, retail development, even in a Town Center, will choose to locate only on the first HoOf. This will yield an approximate retail F.-\R of about 0.25. If office space is provided on the second floor, \1bO\'e the retail, the 0.4 F:\.R can be achieved. 110\\,e\'c1', if residential is placed over the retail, the F:\R is not affected and the F.,\R minimum will not be achieved. .\ potential solution is to allow residential to be counted as FAR if constructed over retail space. It should still be used in density cH!culations as weU. Recreation and Open Space: ·TIÜ1'ty.five percent of the land area is to be set aside for open space in '1'owns and Villages, while the set aside appears to be less than 1 percent for developments of less than I 00 acres. To provide the same quality ef1Yirot1tTIent as other development in St. Lucie County, tl1C Count~· should consider using the same standard for all SR. \ development, regardless of the size or type of development..\dditionaUy, the draft regulations recuire that 200 square feet of community park be provided per dwelling in Towns. For ~l 1,000 acre Town (the minimum), this will provide approximately 10 acres of community park. Town and Village Design Criteria: .\s mentioned previously, the design criteria for Towns and ~ \ïllages represent the basic pállciples of Traditional Town Design. Consistent wirh New Urbanist philosophy of allowing design flexibility, there could be many ways to achieve the different design criteria. However, for the smanesl of potential Towns (1,000 acres) or \'ilhlges (100 acres), it is unclear whether such developments will be able to achie\'e the stated ptinciples presented in the Development Regulations to create: · "clearly defined neighborhoods with each h'l\'ing... retail, office, CIV1C, schools, parks or other public spaces" "a mi.:œd use Town Centcr by co-locating residential, retail, office civic and other uses in the Town Center" "Internal capture of shopping and business trips. ..and reserving adeguate sites for transit stopS and shelters" "a range of housing types and prices..., including housing for the Town's very low, low and modera te··income households. . ." "a land use balance at build out..." · · · · These statements included in the Development Regulations are very general Hnd will reqmre diligence to ensure that the intent, and not merely the letter, of the principles are fulfilled. '-' Hamlet and CRD Design Criteria: 'I11C design criteria arc sufficient for allowing thc type of developmcnt described in the general dcscription. The developments are intcndcd to be smaller in area and potentially isolated, but thcœ appears to be no actual limit on the size of a ClUJ. \XicUs and septic tanh arc permitted if development size is less than 100 acres. Support commercial, ret~Ii1, office and service development is not required. For developments over 100 acres, sewer and water service is rec]uircd, with 2 du/acre development allowed. This de\'elopment design is indicative of f.¡,ly stand"d subm!>.n development. Outside the lirlmn Setvice BO'U1da,,', this fJlíí Page (, of8 I uly 8. 200Ü '-' development could be considered inconsistent with the intent of the RLS:\ Overlay of providing an altemative to sprawl. It is unclear why the Hamlet ~lI1d CRD districts are needed. These development types can be provided at the edge of Towns and Villages as a t1"1\115ition to the agricultural areas, in the same manner as witb the County's TVC OverhlY· Workforce Housing: \X'hile provisions arc included for workforce housing or affordable housing, sufficient detail is not lHo\-ided to implement this challenging goal. Comprehensive Plan Policy 4.21 requires the provision of affordable and workforce housing pursuant to Florida Rule 9}2.048, F..-\.C. This should be considered the minimum criteria for providing workforce housing. Comprehensive Plan Policy 4.22 places the burden upon the County to ".. . among other possibilities not specifically listed herein, consider opportunities..." to pronde very low, low, and moderate housing in each SlL·\. The County should consider requiring that some affordable or workforce housing be provided by the developer within any SR.\. 11lÍs could be done by requiring that a certain percentage of housing units be constructed that arc of a maximum, pre-determined size (square fcct), such that the sales and/ or rental prices will fall within the dcsignated St Lucie County affordable or workforce housing range. Other possibilities exist to ensure workforce and affordable housing is provided on-site or off-site, which should also be considered. Transportation: Though the Development Regub1tions propose to use the County's Land Dcvelopmen t Code (Section 11.02.09) for transportation impact assessmen t (pg. 58), it is unclear ~ how a well-designed accessibilit~· system, and integration with the County's tntnsportat.ion system will be achieved. For example, it is unclear how to achieve "rural design and rural road corridors," as contained in the draft (pg. 58) and in state statute, while accommodating the intensity ofland use which could be created in SR.:\:>. Though the Development R.egulations also contain additional transportation impact assessment standards (pg. 58-59), they are to be addressed only"... to the extent applicable, " which may prove to be too weak a standard to ensure adequat.e planning of the transportation system. Finaìly, "Transportation Demandi\1anagement" programs (rg. 38) should bc explained. Though TDM is laudable in theory, ~Irc there successful programs which can be more specifically promoted in these Dcvelopment Regulations which will produce tangible results? D. ADDITIONAL CONSIDERATIONS 4,05.07.F; (pg. 21): This is a commendable goal, although it is problematic for the Dcvelopment Regulations to bind future decisions of the BOCC, which is suggested by the SS_-\:\mendment languagc. Several editorial changes are suggested and arc aV~lilable upon request. \.,.. Page 7 of 8 July 8, 200Ó II "-" \.r '-' LIST OF ACRONYMS .·\ICI>: .\meric\t1 lnstitute of Certified Planners CRD: Compact Rural Development DO:\CS: Florida Department of .\grìculrute and Consumer Services DRI: Development of Regional Impact F.-\R: Floor .\rea Ratio F\,'C: Florida Fish and \X'ildlife Conservation Commission LDC: St Lucie County Land Development Code LOR: SI. Lucie COlU1ty Land Development Regulations RLS~\: Rurall..,a.nd Stewardship .-\rea Sr;\Xi\lD: South Florid~\ Water Management District SR.-\: Stewardship Receiving .\rea SS.\: Stewardship Sending .\rea 'I've: '1'owns, Villages, and Countryside \X'I\£l): \Vateri\1anagemcnt District \X1\..\: Water Retention :\rea Page 8 of 8 Juh'S,200Ú " ~ BOARD OF COUNTY COMMISSIONERS GROWTH MANAGEMENT July 28, 2006 In accordance with the St. Lucie County Land Development Code, you are hereby advised that the Board of County Commissioners will consider certain amendments to the St. Lucie County Comprehensive Plan to establish a Rural Lands Stewardship Area (RLSA) Overlay within the adopted Future Land Use Element; establish a RLSA overlay map; amend the future land use map designations for lands within the RLSA b01Uldaries (see attached map); and amend certain goals, objectives and polices within the Comprehensive Plan. In addition, you are hereby advised that the Board of County Commissioners will coDSider certain amendments to the St. Lucie County Land Development Code to establish regulations for the Rural Lands Stewardship Area overlay. THE PROPERTY'S LEGAL DESCRIPTION IS AVAILABLE UPON REQUEST, and copies of the proposed amendments may be viewed or obtained itom the St Lucie County Growth Management Director's Office, St. Lucie County Adminis1ration Building, 2300 Virginia Avenue, Fort Pierce, Florida 34982. A public heoring for adoption of the proposed amendments wU/ be held before the Board of Cou"(V Conunissions, at 6:00 P.M., or as soon thereofter as possible, 0" August 14, 2006, County Conunission.er's Chambers, Sf. LucIe Coun(V Administration Building Annex, 2300 Vuginúz Avenue, Fort Pierce, FIDrúk1. All interested persons will be given an opportunity to be heard at that time. Written comments received in advance of 1he public hearing will also be considered. The County Growth Management Department's Planning Division should receive written comments to the Board of County Commissioners at least.3 days prior to the scheduled hearing. \. County policy strongly encourages your input and comment at public hearing of t1ùs matter before the Planning and Zoning Commission., rather than by contact outside of the scheduled public hearing(s). We encourage you to speak at these public hearings, or provide written comments for the record. The proceedings of the Planning and Zoning Commission are electronically recorded. If a person decides to appeal any decision made by the Planning and Zoning Commission with respect to any matter considered at such meeting or hearing, he will need a record of the proceedings. For such purpose, he may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. Upon the request of any party to the proceeding, individuals testüying during a hearing will be sworn in. Any party to the proceeding wi1l be granted an opportunity to cross-examine any individual testifying during a hearing upon request. If it becomes necessary, a public hearing may be continued to a date-certain. Anyone with a disability requiring accommodation to attend this meeting, contact the St. Lucie County Community Services Director at least forty-eight hours prior to the meeting at (772) 462-1777 or T.D.D. (772) 462-1428 If you no longer own property adjacent to the above-described parcel, please foxward this notice to the new owner. Please can (772) 462-2822 if you have any questions, and refer to: File Number: P A-06-RLSA-l. Sincerely, ST. LUCIE BOARD OF COUNTY COMMISSIONS p Doug Coward, Chairman \.... JOSEPH E. SMITH, DistrictNo. I. DOUG COWARD. District No. 2. PAULA A. LEW1S, District No. 3· FRANNIE HUTCHINSON, District No. 4 . CHRIS CRAFT. District No.5 County Administrator - Douglas M. Anderson Website: www.co.st-lucie.fl.us 2300 Virginia Avenue - Fort Pierce, FL. 34982-5652 Administration: (772) 462-1590 Planning: (772) 462-2822 GISfT echnical Services: (772) 462-2822 FAX: (772) 462-1581 Economic Development: (772) 462-1550 FAX: (772) 462-1579 Tourist Development: (772) 462-1535 1 (8oo) 344-TGIF FAX: (772) 462-2132 Our File Number: 27508.1 Writer's Direct Dial Number: 650-0593 Writer's E-Mail Address:ecox@gunster.com GunsterYoaldey ~ ATTORNEYS AT LAW August 8, 2006 VIA HAND DELIVERY Mr. Michael Brillhart Strategy and Special Projects St. Lucie County County Administration Building Annex 2300 Virginia Avenue - Third Floor Ft. Pierce, FL 34982 Re: St. Lucie County Rural Land Stewardship Dear Michael: First of all, thank you for all of your work with respect to the St. Lucie County Rural Land Stewardship program. We really appreciate your attention and commitment as we have worked through the many workshops, meetings, conference calls, public hearings and follow up items from each. The multiple revisions that have been reviewed and improved by you and your staff, ~ with input from other agencies, DCA and most recently MSCW, have resulted in final versions for consideration by the Board addressing all the items that have been raised. This truly has been a ''working'' relationship. Together we have created an innovative program for St. Lucie County that will be a model for other counties in Florida going forward. As requested, enclosed please find materials for you to provide, along with this letter and your staff report, to each of the County Commissioners, Bob Nix, and other St. Lucie County Staff, in advance of the public hearing on Monday, August 14, 2006. We have made 18 copies, with tabs corresponding to this letter, so that your staff report can simply be added at the top of each stack. We have also three-hole punched these materials, so that folks can insert them in their Stewardship Notebook for convenience. Enclosed are the following materials: 1. August 7, 2006 clean versions of the RLSA Goal, Objectives, Policies and RLSA Figures, incorporating all revisions since the July 11, 2006 Public Hearing, for approval consideration on August 14, 2006. 2. Redline comparison of the clean 8/7/06 version of the RLSA GOPs against the 7/6/06 version of the RLSA GOPs as discussed at the July 11, 2006 public hearing, so that all revisions since that time can be easily reviewed. '-' 3. August 7, 2006 clean versions of the RLSA Land Development Code, Zoning Map, SSA Application Fonn and SRA Application Fonn, incorporating all revisions since the July 11, 2006 Public Hearing, for approval consideration on August 14, 2006. Gunster. Yoakley & Stewart. PA Phillips Point· 777 South Flagler Drive. Suite 500 East· West Palm Beach, FL 33401-6194· (561) 655-1980· Fax: (5611 655-5677· www.gunstercom FORT LAUDERDALE' MIAMI' PALM BEACH' STUART' VERa BEACH' WEST PALM BEACH Michael Brillhart, Special Projects Director, St. Lucie County St. Lucie County Rural Land Stewardship Area August 8, 2006 Page 2 ..."", 4. Redline comparison of the clean 8/7/06 version of the RLSA LDC against the 7/6/06 version of the RLSA LDC as discussed at the July 11,2006 public hearing, so that all revisions since that time can be easily reviewed. 5. Letters of support for the St. Lucie County Stewardship Program. 6. August 8, 2006 response letters to the two preliminary reports prepared by the County's consultant MSCW, addressing both the Gaps and LDRs. 7. Response to DCA's Objections, Recommendations and Comments Report dated December 30, 2005, with attached redline comparison of the 8/7/06 version of the RLSA GOPs against the RLSA Gaps and RLSA Figures as approved for transmittal to DCA on 9/22/05, showing the changes as referenced in the Response to DCA's aRC Report, and the Supplemental Explanation, Data and Analysis Summary, as referenced in the Response to DCA's aRC Report. Please provide a copy of your staffreport(s) to me, once available, by email attachment or fax, so that we can distribute it to our team in preparation for Monday's public hearings. We look forward to our continued work on this program. As always, please let us know if you have any questions or need additional infonnation. ..,¡/ Ernest A. Cox EAC:lmp Enclosures WPB 896359.1 ....I Gunster, Yoakley & Stewart, P.A. A TTORNEYS AT LAW "-' ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/06 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Introduction The Rural Land Stewardship Area (RLSA) program is an incentive-based system that encourages the voluntary preservation and private stewardship of natural resources, retention of rural uses and agriculture and accommodates economic growth and diversification in a sustainable rural environment. The program involves a comprehensive analysis of existing natural resources, land use and land cover and other data. The information is then entered into a GIS database and layers are customized to RLSA requirements. An analysis of the data is then performed to create the stewardship program, overlay map (RLSA Figure 1) and credit system. The Index Map (RLSA Figure 3) illustrates the relative natural resource values of the property in green and brown colors, with the darkest green tones representing the most valuable resource areas, and the lightest brown representing the least valuable resource areas. The Index Map (RLSA Figure 3) is used, along with other data, to determine specific resource classifications. The St. Lucie County Rural Land Stewardship Overlay Map (RLSA Figure 1) illustrates three resource classifications: Hydrologic Stewardship Areas (HYSAs); Habitat Stewardship Areas (HSAs) and Water Retention Areas (WRAs). Protection and conservation of these areas are implemented through the designation of Stewardship Sending Areas. Property owners are provided incentives to protect the most valuable areas through the stewardship credit system. "-' Stewardship Credits are the currency of the RLSA program. Credits are generated based on the value of resources on the land multiplied by the development rights that are removed from designated Stewardship Sending Areas (SSAs). To simply state the system, the more environmentally valuable the land, and the more uses eliminated, the greater the number of Credits generated. Through the generation of Stewardship Credits, natural resources, agriculture and cultural heritage are protected in perpetuity. Credits are used to plan for and accommodate future population in new self-sustaining communities. In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are referred to as Stewardship Receiving Areas (SRAs). There are four types of rural communities under this program: Towns, Villages, Hamlets or Compact Rural Developments (CRDs). Suitability criteria are established as performance standards. Desirable characteristics of sustainable development are part of the plan for these new communities. They are to be mixed-use, pedestrian oriented and fiscally neutral or positive to St. Lucie County. Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship Receiving Areas results in a conservation and development pattem for the RLSA Overlay, when considered as a whole, that protects natural resources and cultural heritage, promotes the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion in SRAs. '-" 1 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8nl06 ...J Goal St. Lucie County's goal in creating a Rural Land Stewardship Area, pursuant to Chapter 163.3177(11)(d), F.S, is to protect and conserve agricultural lands and to promote agricultural viability within SSAs, to direct incompatible uses away from wetlands and upland habitat, to discourage urban sprawl through the RLSA program, and to ensure development within the RLSA that includes a functional mix of land uses and promotes economic diversification. Objective 1. Establish the general purpose and structure to implement the Sl Lucie County Rural Land Stewardship Area Overlay. Policy 1.1 To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively contribute to a viable agricultural industry, protection and conservation of natural resources, sustainable mixed-use development, and enhancement of economic prosperity and diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to implement the goals, objectives and policies of the RLSA Overlay. Policy 1.2 The intent of the RLSA Overlay is to protect and conserve natural resources and retain and promote viable agriculture by promoting sustainable mixed-use development as an alternative to low-density single use development, and provide a system of compensation to private property owners for the voluntary elimination of certain land uses in order to protect ..""J and conserve natural resources, open space and viable agriculture in exchange for transferable Credits that can be used to entitle such sustainable development. The strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found in Section 163.3177(11)(d) F.S. The RLSA Overlay shall include innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. Policy 1.3 Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and Stewardship Receiving Areas (SRAs) results in a conservation and development pattern for the RLSA Overlay, when considered as a whole, that protects the environment, promotes the continuation of agriculture, and accommodates growth in a sustainable fashion. Together, SSAs and SRAs result in a sustainable form of development, whereby large areas of environmentally and agriculturally valuable lands are restricted from development through SSAs and sustainable, mixed-use development is accommodated through SRAs. The combination of SSAs and SRAs facilitate the implementation of innovative planning and flexible development strategies described in § 163.3177 (11)(d), F.S. and Rule 9J- 5.006(5)(1), F.A.C. Policy 1.4 This RLSA Overlay to the Future Land Use Map is depicted on the Rural Land Stewardship Overlay Map (Overlay Map) (RLSA Figure 1), adopted herein as RLSA Figure 1. The Overlay Map (RLSA Figure 1) is an adopted overlay to the Future Land Use Map (FLUM). Any additional lands proposed to increase the overall acres of the RLSA Overlay boundary ""'" as shown on RLSA Figure I shall require a Comprehensive Plan amendment. Pursuant to 2 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 ~ 163.3177(11)(d) F.S., designations of SSAs and SRAs within the RLSA Overlay Area shall be by Ordinance and do not require a Comprehensive Plan amendment. For informational purposes and as a ministerial act, the County shall illustrate each approved SSA and SRA on the FLUM, Overlay Map (RLSA Figure 1), and official Zoning Map at such time as any other updates are made to the FLUM, Overlay Map (RLSA Figure 1) and official Zoning Map. Policy 1.5 Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas (SSAs). All privately owned lands within the RLSA are eligible for designation as an SSA. Policy 1.6 The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), adopted herein as RLSA Figure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet (RLSA Figure 2) and related procedures for SSA designation. Such procedures shall include but shall not be limited to the following: \... (1) The applicant shall provide the following information with the SSA Application for the County's review and consideration: the legal description of the lands proposed to be designated as an SSA, the number of SSA credits to be generated by those lands, the proposed SSA Credit Agreement and Stewardship Easement Agreement applicable to such lands, on the application form as prescribed by the RLSA LDRs. (2) After approval by the St. Lucie County Board of County Commissioners (BOCC) of the SSA Application, the final SSA Credit Agreement with the legal description of the lands designated as an SSA, the number of SSA credits granted, and the Stewardship Easement Agreement applicable to such lands, shall be provided by County staff to the St. Lucie County Property Appraiser and the SSA applicant. The Stewardship Easement Agreement for that SSA shall be recorded within one- hundred (120) days by the SSA applicant in the public records of St. Lucie County. (3) A perpetual Stewardship Easement Agreement shall be recorded for each SSA, in accordance with the approved SSA Credit Agreement, shall run with the land and shall be in favor of St. Lucie County and one of the following additional grantees: Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust. In the event that any lands in an SSA are encumbered by a mortgage, the owner of such lands shall be required to obtain from the holder of the mortgage a consent and joinder agreeing to the imposition of the Stewardship Easement Agreement on the lands encumbered by the mortgage, and the subordination of its mortgage, lien or encumbrance to the Stewardship Easement Agreement. (4) An approved SSA Application creates the Stewardship Credits, which shall become effective once the corresponding Stewardship Easement Agreement is recorded in the public records of St. Lucie County. (5) For each SSA, the SSA Credit Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual compliance requirements. \..,. 3 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8nl06 Policy 1.7 The natural resource value of land within the RLSA is measured by the Stewardship Factors Index (Index) set forth on the Worksheet (RLSA Figure 2). The Index establishes the relative natural resource value by objectively measuring characteristics of land and assigning an index based on each characteristic. The sum of these factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. In addition, an Agriculture Factor is established to incentivize the conservation of agriculture lands. The characteristics of the Index Factors (as shown in RLSA Figure 2) measured are: Stewardship Overlay Designation, Listed Species Habitat, Soils/Surface Water, Land Use/Land Cover and existing agriculture activities. ...J Policy 1.8 A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural Resource Stewardship Index value for all land within the RLSA Overlay, based on data and analysis assimilated into GIS database at the time of the Overlay preparation. The data factors and associated values are derived from those on the Credit Worksheet (RLSA Figure 2). Credits from any lands designated as SSAs, will be based in part upon the Natural Resource Index (NRI) values in effect at the time of designation. Any change in the characteristics of land due to alteration of the land prior to the establishment of an SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the Credit value. St. Lucie County shall, through the RLSA LDRs, adopt procedures to be used by applicants to demonstrate NRI values at the time of SSA application. ..J Policy 1.9 The number of Credits generated through designation as an SSA is established in a calculation as follows: Stewardship Index Factor Values X Acreage X Base Value = # of Stewardship Credits The methodology for the calculation of Stewardship Credits is based upon: 1) the Index Factor Value of the land being designated as an SSA; and 2) the number of Sending Area Land Use Layers eliminated from that land. Policy 1.10 The St. Lucie County Rural Land Stewardship Area (RLSA) Sending Area Land Use Layer Matrix, adopted herein as RLSA Figure 4, lists uses and activities allowed within Stewardship Sending Areas (SSAs) within the Overlay. Similar uses are grouped together in one of six separate layers in the Sending Area Land Use Layer Matrix (RLSA Figure 4). Each layer is discrete and may be removed as part of the SSA approval process, sequentially and cumulatively, in the order presented in the Sending Area Land Use Layer Matrix (RLSA Figure 4), starting with the residential layer (Layer One) and ending with the restoration and natural resource layer (Layer Six). If a layer is removed, all uses and activities listed in that layer are eliminated and are no longer available for that portion of the SSA. Each layer is assigned a percentage of a base credit in the Worksheet (RLSA Figure 2). The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit ~ Value of the land being designated as an SSA. 4 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 ~ Policy 1.11 Credits can be transferred only to lands within the RLSA that meet the suitability criteria set forth in Objective 4 Policies and designated as "Open" on RLSA Figure 1. The development of such lands as Towns, Villages, Hamlets and Compact Rural Developments shall be through approved Stewardship Receiving Areas (SRAs). Policy 1.12 The RLSA Overlay in the Comprehensive Plan enables the creation, transfer and use of Credits and the designation of SSAs and SRAs. St. Lucie County shall, through the RLSA LDRs, also adopt procedures for applications and approvals. Policy 1.13 Stewardship Credits will be exchanged for mixed-use development entitlements to be used in an SRA on a per acre basis, as described in Policy 4.17, for the creation of sustainable communities in accordance with RLSA Figure 5, through the SRA Application process asset forth in the RLSA LDRs.. The creation, transfer or use of Stewardship Credits shall not require a Comprehensive Plan Amendment. '-' Policy 1.14 Land becomes designated as an SRA upon the effective date of an ordinance adopted by the BOCC, pursuant to Section 163.3177(11)(d), F.S., approving an SRA Application by the property owner. The permitted land use on a parcel of land located within an SRA shall be specified in the ordinance reflecting the total number of Stewardship Credits assigned to the parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in Policy 4.6 and in RLSA Figure 5. Policy 1.15 Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies. Policy 1.16 Pursuant to Section 163.3177(11)(d)6., F.S., the RLSA enables St. Lucie County to realize the long-term vision and goals for the 25-year or greater projected population of the RLSA, which are to protect and conserve large areas of environmental, cultural, historical and agricultural land, and to accommodate population in concentrated areas of mixed-use and sustainable communities. Policy 1.17 Pursuant to Section 163.3177(11)(d)6., F.S., the adoption of this RLSA Overlay, by ordinance, establishes the methodology for the creation, conveyance, and use of Stewardship Credits. The RLSA LDRs shall establish the approval process for implementation. \.,. Policy 1.18 The first area within the St. Lucie Rural Lands Stewardship Area Overlay consists of 22,384 acres, commonly known as the Adams Ranch and Cloud Grove properties, as shown on the Future Land Use Map and RLSA Figure 1 (The Adams Ranch Stewardship). The Adams Ranch Stewardship is a "pilot program" for St. Lucie County. The Adams Ranch is of cultural significance in St. Lucie County, and is highly valued for its natural resources and 5 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8nl06 agriculture operations. The total SRA development potential allowed for the 22,384 acre ""'" Adams Ranch Stewardship shall be limited to a maximum of 13,428 residential units and the non-residential uses required to support mixed-use communities as defined by RLSA Figure 5. Policy 1.19 The St. Lucie Rural Land Stewardship Area Overlay was designed to implement the multiple visions of both St. Lucie County and the Committee for Sustainable Treasure Coast (2005), specifically as a tool to protect agriculture and natural resources, and provide for a sustainable pattem of growth in the rural area. A comprehensive review of the Overlay shall be prepared for and reviewed by St. Lucie County and the Department of Community Affairs no later than the five-year anniversary of the adoption of the Overlay. The purpose of the review shall be to assess the participation in and the effectiveness of the Overlay implementation in meeting the Goal, Objective and Policies set forth herein. The specific measure of review shall be as follows: 1. The amount and location of land designated as SSAs 2. The amount and location of land designated as SRAs 3. The number of Stewardship Credits generated, assigned or held for future use 4. A comparison of the amount, location and type of agriculture that existed at the time of the Overlay adoption and time of review 5. The amount, location and type of restoration through participation in the Stewardship Credit system since its adoption 6. Working with the agricultural community and professional associations, additional incentives to support and promote the continuation of the agricultural industry in St. . . J Lucie County. .."" Policy 1.20 Prior to the review identified in Policy 1.19, the St. Lucie County Rural Land Stewardship program shall be limited to no more than 3 SRA applications of any type (whether Town, Village, Hamlet or CRD), including as any expansion of the RLSA area which shall include additional potential SSA or SRA lands. Policy 1.21 If future expansion of the St Lucie County Rural Land Stewardship program beyond the 22,384 acre "pilot program" Adams Ranch Stewardship area is proposed, the proposed application shall include a larger planning analysis and additional visioning. This analysis and visioning shall include opportunities for landowner, stakeholder and other citizen involvement, with respect to how the proposed expansion area relates to the Adams Ranch Stewardship area and long-term planning for applicable rural lands outside the urban services boundary. Any such larger planning analysis and additional visioning that may take place shall not affect the Adams Ranch Stewardship area, including but not limited to, consideration and final action on applications for Stewardship Sending Areas, Stewardship Receiving Areas, infrastructure, development orders and development agreements. Objective 2. Establish incentive-based policies to protect and conserve agricultural lands and open space, continue the viability of agricultural production and preserve cultural heritage in St. Lucie County. Policy 2.1 "'" Agriculture is an important aspect of St. Lucie County's quality of life and economic well- 6 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES Snl06 ~ being. Agricultural activities shall be protected from duplicative regulation, and in accordance with the Florida Right to Farm Act. Policy 2.2 Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs pursuant to Policies 1.5 and 1.6. Policy 2.3 Agricultural lands will be protected and conserved by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to non- agricultural uses in exchange for Stewardship Credits. Policy 2.4 Agriculture lands protected and conserved through the creation and transfer of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs). ~ Policy 2.5 Agriculture is a benefit to S1. Lucie County as it provides open space, recharges groundwater, provides employment and conserves and protects floodplains. If agriculture activities are protected and conserved by designating agriculture lands as an SSA through the removal of land use layers more intensive than agriculture as set forth on RLSA Figure 4, Stewardship Credits shall be granted as specified in these goals, objectives and policies. Policy 2.6 Preservation and conservation of lands with cultural heritage significance within the RLSA shall be encouraged. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to S1. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the Florida Department of State, State Historic Preservation Officer, the National Register of Historic Places, or the S1. Lucie County Commission. S1. Lucie County shall, through the RLSA LDRs, require any SSA application that includes supporting data and analysis, and requests Cultural Heritage Credits, be reviewed by the St. Lucie County Historical Commission for recommendation to the BOCC. All significant structures, facilities and locations shall be mapped and tabulated in acres. An applicant shall provide research, data and analysis to support an SSA Application that includes Cultural Heritage Stewardship Credits. Cultural heritage designation approved by the BOCC in an SSA shall be granted .5 Credits per acre, which can only be granted once for any particular SSA. Objective 3. Establish policies to protect and conserve water quality and quantity, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Hydrologic Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Land Stewardship Area Overlay. '-" Policy 3.1 Protection and conservation of water quality and quantity shall occur through the classification of Hydrologic Stewardship Areas (HYSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HYSAs are delineated on the Overlay Map. 7 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 (RLSA Figure 1) These lands form the primary wetland hydrologic systems in the RLSA. The ~ Overlay provides an incentive to permanently protect and conserve HYSAs by the creation and transfer of Credits, elimination of permitted land uses (as described in RLSA Figure 2), and establishment of protection and conservation measures described in Objective 1 Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural resource value; therefore the Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay. Policy 3.2 Listed animal and plant species and their habitats shall be protected and conserved through the classification' of Habitat Stewardship Areas (HSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map. (RLSA Figure 1) HSAs are privately owned agricultural and/or natural areas, which include areas with characteristics that make them suitable habitat for listed species. The Overlay provides an incentive to permanently protect and conserve HSAs by the creation and transfer of Credits, resulting in the elimination of permitted land uses (as described in RLSA Figure 2) and the establishment of protection and conservation measures described in Objective 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay. Policy 3.3 Further protection and conservation for surface water quality and quantity shall be through the classification of Water Retention Areas 0fVRAs), to be implemented by the designation of SSAs within the RLSA Overlay. WRAs are delineated on the Overlay Map (RLSA Figure 1). """" WRAs are privately owned lands that function as agricultural water retention and conveyance areas, man-made water bodies or other water storage areas. In some instances, these WRAs may contain native wetland or upland vegetation; in other cases they may contain above ground water bodies and/or exotic vegetation. WRA's may continue to be used for agricultural, surface water retention, detention, treatment and/or conveyance, habitat and passive recreational uses. When located adjacent to or included within an SRA, acreage within that WRA may be counted as Open Space so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. The Overlay provides an incentive to permanently protect and conserve WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection, appropriate recreational uses and conservation measures described in Objective 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay. Policy 3.4 Uses as listed in the Sending Area Land Use Layer Matrix (RLSA Figure 4), may be voluntarily eliminated in HYSAs, HSAs and WRAs in exchange for Stewardship Credits to the property owner through the removal of one or more land use layers as described in Policy 1.10. Policy 3.5 Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, payment for the purchase of ......J conservation easements, payment for the purchase of a less than fee interest in the land, or 8 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES Snl06 '-" through other acquisition of land or interest in land through a willing seller program. Policy 3.6 Unless such layers are voluntarily eliminated pursuant to Policy 3.4, agriculture and all other allowed uses would continue to be an allowed use within HYSAs and HSAs, pursuant to the Agriculture Group classifications described in the Sending Area Land Use Layer Matrix (RLSA Figure 4). In existing Ag 1 areas within HYSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Policy 3.7 Ag 2 includes permitted land uses as defined in the Sending Area Land Use Layer Matrix (RLSA Figure 4). In existing Ag 2 areas within HYSAs, WRAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives Stewardship Credits by the establishment of an SSA that removes Ag 1 uses, no conversion of Ag 2 to Ag 1 will be allowed. ~ Policy 3.8 In certain locations (having an NRI value of 1.4 or below) there may be the opportunity for natural resource creation, restoration and enhancement. Examples include, but are not limited to, conversion of citrus grove to pasture having habitat value, creation of upland/wetland habitat, increased hydro period or water storage, enhanced wildlife corridors or habitat function, or as part of a designated Comprehensive Everglades Restoration Program project. If the SSA applicant agrees to complete restoration improvements and the eligibility criteria are satisfied, and the restoration plans and specifications are approved by the BOCC through the SSA Application process, three (3) additional Credits per acre shall be authorized at the time of SSA approval, to be awarded when the restoration work has been completed in accordance with the approved plans and specifications (and other applicable permits, if any). The specific process for restoration incentive credits shall be included in the SSA Application section of the RLSA LDRs. This policy does not preclude other forms of compensation for restoration, which may be addressed through public-private partnership agreement such as a developer contribution agreement or SSA Credit Agreement. Policy 3.9 Water Retention Areas (WRAs) , as generally depicted on the RLSA Overlay Map (RLSA Figure 1), are areas that have been, and may continue to function for, agricultural, surface water retention, detention, treatment and/or conveyance, habitat and passive recreational uses. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into an SRA master plan to provide water management functions for properties within such SRA, in accordance with SFWMD permitting requirements, and may also be used for habitat and passive recreational activities, but are not required to be designated as an SRA in such instances. When located adjacent to or included within an SRA, acreage within that WRA may be counted as Open Space so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. '--' 9 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES an 106 Policy 3.10 ,....) During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill, to be used for water management, habitat and passive recreation. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with SFWMD permitting requirements. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Policy 3.11 To the extent any new landfills, utility transmission lines, and/or public roads are sought to be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in SSAs, through the use of the exercise of the power of eminent domain, any condemning authority shall, before the exercise of such eminent domain power, consider the following factors as required by Florida law in determining which route or land to condemn: 1) availability of alternative routes; 2) costs; 3) environmental factors; 4) long-range area planning; and 5) safety considerations. The protection of natural resources is the constitutionally declared public policy of the State of Florida, and the promotion of such policy may be considered in any condemnation action affecting designated SSAs in a manner not inconsistent with the factors enumerated in this section. Electric transmission lines sited pursuant to the Transmission Line Siting Act shall follow the applicable provisions of Chapter 403.501 - 403.536, F.S. . Policy 3.12 ..."J The inclusion of lands in designated SSAs provides a public benefit, and the private stewardship and management of these lands and resources are deemed to promote the public policy of St. Lucie County and the State of Florida. Accordingly, the protection of the environmental, agricultural and cultural resources of designated SSA lands shall be considered before any public ownership or public management of such SSA lands is formally instituted. The County hereby establishes a presumption that lands within a designated SSA shall not be condemned by the County or any County agency, except as necessary for the expansion of County or state transportation facilities, as any other involuntary acquisition would be contrary to the purposes and intent of the ruraland stewardship program and Chapter 163.3177(11)(d), F.S. Further, to the extent that the County or a County agency does condemn any lands within a designated SSA, the valuation of such lands shall not be diminished by the SSA Stewardship Easement Agreement. Objective 4. Establish policies to accommodate future population growth through sustainable development patterns, while discouraging urban sprawl, providing for the utilization of innovative land use planning techniques and promoting economic diversification through the establishment of Stewardship Sending Areas and corresponding Stewardship Receiving Areas. Policy 4.1 Innovative land use planning techniques which facili~ate a sustainable form of development shall be implemented by the establishment of SRAs and corresponding SSAs within the RLSA Overlay. Within the RLSA Overlay, considered as a whole, the establishment of SSAs will result in large areas of land for permanent environmental, cultural and agricultural '''tttttttÌ uses, and the development within SRAs will result in a functional mix of uses, 10 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 '-" interconnectivity and multi-modes of transportation, and be in the form of Towns, Villages, Hamlets or Compact Rural Developments (CRD), in accordance with policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4. S1. Lucie County shall facilitate uses that enable diversification of the economic base of the RLSA. The County shall, through the RLSA LDRs, adopt additional incentives to encourage and support the diversification and vitality of the rural economy including but not limited to, development regulations that allow a variety of development types, expedited permitting review, and targeted capital improvements. Policy 4.2 The County shall promote the agricultural economy by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to other uses as shown in the Sending Area Land Use Layer Matrix, RLSA Figure 4 (through the removal of layers 1, 2 and 3), in exchange for Stewardship Credits, through the establishment of SSAs. Policy 4.3 The S1. Lucie County Business Incentives Overview, October, 2004, outlines the County's incentives and inducements for economic development within the County. The Treasure Coast Regional Planning Council's Comprehensive Economic Development Strategy (CEDS) and Research Coast Economic Development Plan, January 2006, may be used to provide guidance in promoting economic activity within SRAs, in addition to other resources. The strategies set forth in the Economic Element of the Comprehensive Plan are also to be utilized in promoting economic activity within SRAs. '-" Policy 4.4 All privately owned lands within the RLSA which meet the criteria set forth herein and are designated on the Overlay Map (RLSA Figure 1), as "Open" are eligible for designation as an SRA, except land delineated as a HYSA or HSA, or land that has been designated as a Stewardship Sending Area (SSA). Land proposed for SRA designation shall meet suitability criteria and other standards described in these Objective 4 Policies. Policy 4.5 Land becomes designated as an SRA upon application by the property owner to S1. Lucie County seeking such designation and the adoption of the ordinance by the BOCC granting the designation. The basis for approval shall be a finding by the BOCC of consistency with the policies of the RLSA Overlay, compliance with the RLSA LDRS, and confirmation in the manner as prescribed by the RLSA LDRs that the applicant has acquired or will acquire sufficient Stewardship Credits to create the type of SRA (whether Town, Village, Hamlet or CRD) for the amount of acres requested in the SRA application. Prior to the designation of an SRA by the BOCC, the County shall provide the Florida Department of Community Affairs a period of 30 days to review the proposed receiving area for consistency with the RLSA Overlay and to provide comments to the County. \.... Policy 4.6 There are four specific forms of development allowed within SRAs, all of which require a functional and integrated mix of uses in accordance with Policies 4.6.1, 4.6.2, 4.6.3, and 4.6.4. These are Town, Village, Hamlet and CRD. The required characteristics of a Town, Village, Hamlet and CRD are set forth in the Stewardship Receiving Area Characteristics, Chart, adopted within this Overlay as RLSA Figure 5. The County shall, through the RLSA LDRs, adopt specific regulations, guidelines and standards for SRAs in accordance with these policies. Each development form shall be in accordance with the requirements set 11 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8n 106 forth in RLSA Figure 5. The SRA residential density is calculated by dividing the total .J number of residential units in an SRA by the overall area inside the SRA boundary. The SRA residential density does not restrict net residential density of parcels within an SRA. The size and specific density (between the minimum and maximum set forth in RLSA Figure 5) for each SRA will be determined during the SRA designation review and approval process. Upon the last to occur of the following: (1) recordation of a Stewardship Easement Agreement in the public records of St. Lucie County pursuant to Policy 1.6 for the SSA or SSAs required for that SRA; (2) if the owner of the SRA is other than the owner of the SSA, written acceptance of the conveyance of Stewardship Credits by the owner of the SRA; and (3) approval of the BOCC of the SRA pursuant to Policies 1.14 and 4.5 and the expiration of any applicable appeal or challenge periods, the underlying density of the SRA property shall cease to exist. Policy 4.6.1 Towns are the largest and most diverse form of SRA. Towns shall be not less than 1,000 acres or more than 5,000 acres and shall be designed to provide for a broad range of residential and nonresidential uses in accordance with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). A master plan is required for a Town as a component of the SRA application and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points, such as neighborhood-scale retail, office, civic uses, schools, parks and other public places. · Foster an urban, pedestrian-oriented environment in a mixed-use town center by co-locating residential, retail/office, civic and other uses in the town center; creating functional and aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and alternative parking in the town center; and locating higher-density residential areas proximate to the town center. · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Town. · Achieve connectivity through an interconnected network of roads and streets and block designs, as established in the RLSA LORs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Include a Transportation Demand Management (TOM) program for non- residential uses in the Town. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Town's very low-, low- and moderate-income households, reasonably accessible to the Town's places of employment. · Integrate open space in neighborhoods throughout the Town through features such as but not limited to greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. · Include in each phase of development for the Town a reasonable balance of residential and non-residential uses, reflecting market trends and projections for 12 '-IÌ ...J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 ~ absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The RLSA LDC shall set forth the specific information that shall be included on any Town master plan. Towns shall have at least one community park with a minimum size of 200 square feet per dwelling unit in the Town. Towns shall also have parks or public green spaces within all neighborhoods. Town plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Town's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. Policy 4.6.2 Villages shall provide for 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 and shall comply with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). A master plan for a Village is required as a component of the SRA application and shall: \.,. · Include clearly defined neighborhoods with each having its own identity and character and providing focal points, such as neighborhood-scale retail, office, civic uses, schools, parks and other public places. · Foster an urban, pedestrian-oriented environment by co-locating residential, retail/office, civic and other uses in a village center; creating functional and aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and alternative parking in the village center; and locating higher-density residential areas proximate to the village center. · Promote internal capture of shopping and business trips by facilitating walk-to . shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Village. · Achieve connectivity through an interconnected network of roads and streets and block designs, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Include a Transportation Demand Management (TDM) program for non- residential uses in the Village. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Village's very low-, low- and moderate-income households, reasonably accessible to the Village's places of employment. · Integrate open space in neighborhoods throughout the Village through features such as but not limited to greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. '-' 13 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/06 . Include in each phase of development for the Village a reasonable balance of ......J residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The RLSA LDC shall set forth the specific information that shall be included on any Village master plan. Villages shall have parks or public green spaces within all neighborhoods. Village plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable, in accordance with the size of the Village. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Village's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. Policy 4.6.3 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 then 100 acres and shall comply with the Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). Hamlets shall include convenience retail and other uses, in a ratio as provided in . RLSA Figure 5. Design criteria for Hamlets shall be created and adopted within the RLSA LDRS. To maintain a proportion of Hamlets to Villages and Towns, a Village or Town must be approved prior to not more than 3 Hamlets, in combination with CRDs of 100 acres or ......J less The RLSA LDC shall set forth the specific information that shall be included on any Hamlet master plan. Policy 4.6.4 Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. 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 shall be provided in accordance with RLSA Figure 5. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, a Village or Town must be approved prior to not more than 3 CRDs of 100 acres or less. .....J 14 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES Snl06 ~ The RLSA LDC shall set forth the specific information that shall be included on any CRD master plan. Policy 4.7 An SRA may be contiguous to an HYSA or HSA designated on the Overlay Map (RLSA Figure 1), but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.9. An SRA may be contiguous to and served by a WRA, for water management, passive recreation or habitat functions, without requiring special buffering and without requiring the WRA to be designated as an SRA in accordance with Policy 3.9. Policy 4.8 An SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in HYSAs and HSAs. To further direct development away from wetlands and critical· habitat, lands having a Natural Resource Index (NRI) value of greater than 1.4 shall be conserved. NRI values are illustrated on the Natural Resource Index Map (RLSA Figure 3). NRI values above 1.4 are shown in green and NRI values of 1.4 or below are shown in brown. The NRI value does not include the Agricultural Index value of 1.0. SRAs may only be located in areas designated as "Open" and shown in pink on the Overlay Map (RLSA Figure 1), and having an NRI value of 1.4 or below. ~ Policy 4.9 Where an SRA adjoins a HYSA or HSA designated on the Overlay Map (RLSA Figure 1), or lands designated on the County's Future Land Use Map as Conservation, open space within that SRA shall be used to provide a buffer between that SRA and that designated HYSA, HSA or Conservation lands. This buffer shall be designed to protect adjacent natural resources, based upon specific site conditions, the resources to be protected, and the location and type of proximate uses in the SRA. The following uses are prohibited in buffers to designated HYSAs, HSAs and Conservation lands: residential and non-residential development; active recreation areas; roads and multi-modal transportation corridors except for limited crossings for purposes of access when designed to protect natural resources; and buildings other than structures accessory to compatible agricultural or passive recreational uses. Allowable uses within HYSA, HSA and Conservation buffers may include: compatible agricultural uses; limited crossings for roads or multi-modal transportation facilities for purposes of access when designed to protect natural resources; connections to present and future regional trail systems, if any; lakes; passive recreational uses; hiking trails; greenways; habitat restoration; birdwatching; and similar uses. Best management and planning practices, as adopted by the applicable government agencies, shall be required to minimize adverse impacts to such buffers. Use of any fertilizer or pesticide shall be consistent with the practices in the adjacent HYSA, HSA or designated Conservation lands and there shall be no planting of any exotic nuisance species. \.,. Policy 4.10 Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best management and planning practices, as adopted by the applicable government agencies, shall be utilized to prevent ground water table draw down or diversion from adversely affecting the adjacent WRA. Detention and control elevations shall be established to protect and conserve any such natural areas and be consistent with surrounding land and project control elevations and water tables. 15 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8n 106 Policy 4.11 Each SRA must include an edge area to provide a transition from the SRA to adjacent land uses. The edge area shall be designed to be compatible with the character of the adjoining property, based upon specific site conditions. The edge area of an SRA may include: open space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads or multi-modal transportation facilities; connections to present and future regional trail systems, if any; active or passive recreational areas; greenways; habitat restoration; stormwater lakes or ponds; flowways; and similar uses unless otherwise prohibited by Policy 4.9. Policy 4.12 Each SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. Connections between SRAs and other portions of the RLSA Overlay shall use rural design and rural road corridors, including opportunities for present and future multi-modal facilities, and connections to present or future regional trail systems and greenways. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the level of service standards established in the St. Lucie County Comprehensive Plan Transportation Element in effect at the time of SRA designation. A transportation impact assessment shall adhere to the requirements specified in the SRA section of the RLSA LDRs. The RLSA LDRs shall require that an SRA transportation impact assessment shall be prepared and submitted with the application for SRA approval. The implementation of an approved multi-use Development of Regional Impact development order in an SRA that meets the requirements of section 163.3180(12), F.S., may satisfy transportation concurrency by paying its proportionate fair-share contribution, provided there are sufficient funds to pay for one or more improvements that will benefit a regionally significant roadway. The proportionate fair share shall be 'calculated in accordance with section 163.3180(12), F.S. For all other development within an SRA, transportation concurrency requirements may also be satisfied through the proportionate fair-share provisions of St. Lucie County's adopted proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S. Policy 4.13 An SRA shall have adequate infrastructure available to serve its proposed development, or its infrastructure must be provided by the developer concurrently with the demand in accordance with Section 163.3180 F.S. and the St. Lucie County Concurrency Management System regulations. The level of infrastructure provided will depend on the type of development, accepted civil engineering practices, and RLSA LDR requirements Infrastructure to be analyzed and addressed in the SRA application process includes: a) Transportation b) Potable water c) Wastewater d) Irrigation water e) Stormwater management f) Solid waste g) Schools h) Parks and recreation 16 ...J .J ...J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 ~ Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, 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, Independent Special District, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems Department, St. Lucie County Utilities, or another governmental entity,. Innovative or alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres 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 CRDs of 100 acres or less in size. Any potable water systems shall meet Department of Environmental Protection standards. Any septic systems shall meet Department of Health standards. Policy 4.14 If the infrastructure analysis required as part of the SRA Application, as set forth in Policy 4.13, identifies a need for public facilities beyond that which is included in the County's Future Transportation Map, Capital Improvements Element or Capital improvements Plan, then such amendments to the Comprehensive Plan shall be processed concurrently with the SRA Application and any related Development of Regional Impact application for any SRA that exceeds the applicable DRI threshold. '-" Policy 4.15 Central water and wastewater services shall not be provided outside the RLSA Overlay. The combination of SSAs and SRAs within the RLSA Overlay results in a sustainable form of development with corresponding large areas of contiguous environmental, agricultural and cultural resource lands. To further guard against urban sprawl outside of the RLSA Overlay boundary, the following policies shall be applied: Policy 4.15.1 Although water, sewer, and other utilities to serve the RLSA Overlay may run through areas outside the RLSA Overlay, or as part of a regional system, no connection of such services outside the RLSA Overlay is allowed unless those properties are also included in the RLSA Overlay or as otherwise allowed by future Comprehensive Plan amendment. Policy 4.15.2 Although no restrictions shall be placed on adjacent lands not within the RLSA Overlay, the County shall, within two .years of the adoption of the RLSA Overlay, establish additional incentives for property outside any SRA boundary, to provide buffers, greenways and other separations to any approved SRA. ~ Policy 4.15.3 Although no restrictions shall be placed on adjacent lands not within the RLSA Overlay, the County shall restrict any transportation connections to SRA development from outside the RLSA Overlay to only regional transportation corridors. For example, transportation connections from lands not within the RLSA to an SRA that are not part of a regional corridor are prohibited. If such adjacent 17 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 property is included in the RLSA Overlay in the future, this prohibition would not apply. ...J Policy 4.16 In addition to meeting the Concurrency Management System requirements at the time of final local development orders, approved development within each SRA must demonstrate that, as a whole, it will be fiscally neutral or positive to St. Lucie County, at the end of the first ten years of development, and every five (5) years thereafter, and at the horizon year (build-out). This demonstration will be made for each independent unit of government responsible for the services listed below, using one of the following methodologies: a. St. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted and maintained by St. Lucie County. b. Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal impact model as indicated above, the applicant may develop an alternative fiscal impact model using a methodology approved by St. Lucie County. The model methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM") developed by the State of Florida. The BOCC may grant exceptions to this policy of fiscal neutrality to accommodate very low-, low-, and moderate-income housing. St. Lucie County shall, through the RLSA LDRs, provide for: 1) the demonstration of fiscal neutrality at the time of development approval within each SRA; 2) the monitoring of fiscal neutrality at the end of each phase and at build-out; 3) modification of the project or other remedial measures in the event a negative fiscal impact is identified; and 4) the ""'" authorization of techniques that support fiscal self-sufficiency such as Community Development Districts, Independent Special Districts, private partnership agreements, and public-private developer or interlocal agreements. At a minimum, the fiscal analysis 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 under a final development order shall address any adverse impacts to adopted minimum levels of service standards adopted in the St. Lucie County Comprehensive Plan and Land Development Code. An enforceable developer agreement shall be required to ensure that public facilities provided· by the developer are completed in accordance with Florida law. Such a developer agreement may authorize the developer to assign any obligation for construction, operation or maintenance of a public facility to a Community Development District, Independent Special District or other unit of local government. Policy 4.17 Within the RLSA Overlay, agriculture and open space, which by definition shall include public and private conservation lands, designated SSAs, water retention and management areas and recreation uses, will continue to be the dominant land use. Within SRAs, Open Space shall be provided to serve the forecasted population and uses within the SRA. To ensure that SRA residents have Open Space proximate to their homes, Open Space shall comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town or Village, or those CRDs exceeding 100 acres. Policy 4.18 "'" Seven (7) Credits shall be required to entitle each acre of land included in an SRA, except ... 18 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 '-' for open space in excess of the required thirty-five percent or for land that is designated for a public benefit use described in Policy 4.18. In order to promote sustainable, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA approval shall entitle a full range of uses supportive of the residential population of an SRA, with densities and intensities of use as provided for in RLSA Figure 5. Such uses, densities and intensities shall be identified, located and quantified in the SRA plan. Policy 4.19 The acreage of an approved public benefit use shall not count toward the gross acreage limits described in RLSA Figure 5 nor shall it require the consumption of Stewardship Credits. For the purpose of this Section, public benefit uses include public and private schools (preK-12), public or private post secondary institutions and ancillary uses, very-low, low and moderate income housing, future transportation corridors including transit, community parks exceeding the minimum requirements of RLSA Figure 5, regional parks, agricultural, environmental or natural resource research centers, and govemmental facilities. Policy 4.20 If an HYSA, HSA or WRA designated in the RLSA Overlay Map (RLSA Figure 1), is contiguous to an SRA and is available to the public for passive recreation purposes, its acreage may count toward the thirty-five percent open space requirement outlined in Policy 4.16, so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. '-" Policy 4.21 Pursuant to Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing shall also provide for adequate affordable or workforce housing, including very-low, low and moderate income housing, for the development anticipated in the SRA. Adequate affordable or workforce housing shall be determined on the basis of an analysis applying the standards under Rule 9J-2.048, F.A.C., regardless of whether the development within the SRA is required to undergo DRI review pursuant to section 380.06, Florida Statutes. Policy 4.22 In order to provide opportunities for the inclusion of very-low, low and moderate income housing in each SRA having residential housing, the County shall, among other possibilities not specifically listed herein, consider opportunities to partner with Habitat for Humanity for adequate affordable housing in each SRA; consider opportunities to partner with the Florida Housing Finance Corporation; consider the possibility of creating a Community Land Trust (allowing for separate ownership of house and land; creation of a non-profit organization that will own the land for future adequate affordable housing development; and consideration of opportunities to offer long term leases to individuals, community groups or businesses); consider accepting the donation of home sites from a developer within an SRA for another entity to build work force housing on the donated site; consider opportunities for tax abatement (waive property tax) on work force housing home. sites; and the use of available state and federal assistance and funding programs. This is not an exhaustive list and shall not be a limitation upon the types of strategies that may be utilized to provide adequate affordable housing. '-' Policy 4.23 Intergovernmental coordination with local governments adjacent to SRAs shall be 19 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8nl06 encouraged to allow those local governments to comment on development regulations, ""'" guidelines and standards for SRAs for those impacts caused by the development to those local governments and their facilities. Policy 4.24 SRAs shall be required to utilize a water reuse system to meet all the irrigation needs of the proposed SRA, to the extent reuse water is available. The water utility infrastructure for each SRA will be designed to include both potable and reuse water so that landscaped areas, open space and other potential users can be served by either water system. There shall be no cross connection between the potable and reuse water. Potable water supply may only be used for irrigation when a sufficient volume of reuse water is unavailable. Definitions The terms set forth below shall have the following meanings, only within the RLSA Overlay and as relates to the associated RLSA LDRs. ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or workforce housing within a Town or Village shall be demonstrated through an analysis applying the standards under Rule 9J-2.048, F.A.C., even if the Town or Village is not a Development of Regional Impact. AGRICULTURE INDEX. A measurement system that establishes a value for existing agriculture activities where all land use layers above agriculture are removed through approval of an SSA by the BOCC and recordation of a Stewardship .....J Easement Agreement. BOCC. The Board of County Commissioners of St. Lucie County. CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection and treatment system that consists of collection sewers and a centralized treatment facility. Centralized systems are used to collect and treat wastewater from entire communities. CENTRALIZED WATER SYSTEM: A potable water system consisting of a water supply, a water treatment facility and distribution piping to multiple users. Centralized systems are used to provide water to either a portion of a community or an entire community. CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by established organizations or foundations dedicated to public service or cultural activities including the arts, education, government and religion. CLASSIFICATION. The systematic grouping of shared characteristics based on the analyses of Natural Resource Index factors resulting in classified areas of Habitat Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention Areas 0NRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1). ~ 20 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 '-" 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. CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the BOCC. DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater systems used to treat and disperse or discharge small volumes of wastewater, generally from dwellings and businesses that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common management entity. ~ DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system consisting of a water supply, a water treatment facility and distribution of small volumes though piping to users that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common management entity. DESIGNATION. A specific area defined as a Stewardship Sending Area or Stewardship Receiving Area, as approved by the Board of County Commissioners. ECO- TOURISM. The practice of touring natural habitats and support facilities thereof in a manner meant to minimize ecological impact. EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture Index Factor. The index value is based on the intent of conserving agriculture in St. Lucie County. HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural characteristics that make them preferred habitat for listed species. 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 sustainable alternative to traditional five (5) acre lot rural subdivisions currently allowed by the underlying zoning. \....r HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned 21 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8nl06 wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay ~ Zone. LAND USE/LAND COVER INDICES. One of the indices comprising the Natural Resource Index Value of land, with values assigned. For purposes of assigning values, land use and land cover codes are grouped according to native, hydric, special habitat designation, and moderate to high species value. LISTED SPECIES HABITAT INDICES. One of the indices comprising the Natural Resource Index Value, with values assigned based upon the habitat value of the land for listed species. Index values are based on documentation of occupied habitat as established by the intersect of documented and verifiable observations of listed species with land cover identified as preferred or tolerated habitat for that species. Listed species include all federal and state listed species, federal wading bird rookeries, and state wading bird foraging. NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that establishes the relative natural resource value of each area of land by objectively measuring characteristics of land and assigning an index factor based on each characteristic. The sum of these factors is the Index value for the land. The characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed Species, and RLSA Overlay designation. NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index ~ as existent at time of adoption of the Comprehensive Plan amendment which established the RLSA Overlay Zone. NATURAL RESOURCE INDEX VALUE (INDEX VALUE). The sum of the values assigned to each area, derived through the calculation of the values assigned to each of the characteristics included in the Index. OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4 or less, and are typically suitable for development. OPEN SPACE. Any parcel or area of land or water that is set aside, open and unobstructed to the sky, and designated or reserved for public or private use or enjoyment. Open space includes active and passive recreational areas such as parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains, nature trails, buffers, native vegetation preserves, landscape areas, public and private conservation lands, agricultural areas (not including structures), easements for underground utilities, and water retention and management areas. Buildings shall not be counted as part of any open space calculation. Vehicular use surface areas of streets, alleys, driveways, and off- street parking and loading areas shall not be counted as part of any open space calculation. PATHWAY. A defined corridor for the primary use of non-motorized travel. ....; 22 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 \.- PUBLIC BENEFIT. The acreage within an SRA devoted to a public benefit use shall not consume Stewardship Credits and shall not count toward the maximum acreage limits of an SRA. For the purpose of this Section, public benefit uses include public and private schools (pre-K-12); public or private post-secondary institutions; Post Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing; cultural facilities; future transportation corridors including transit; community parks exceeding the minimum requirement of two hundred (200) square feet per dwelling unit; regional parks; agricultural, environmental or natural resource research centers; and governmental facilities or similar community service uses as determined by the BOCC in its approval of an SRA application. RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and Open (RLSA Figure 1). RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay Zone. The area generally depicted on the Future Land Use Map and specifically depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area Overlay. ~ SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land uses within the underlying zoning that are of a similar type or intensity and that are grouped together in the same column on the St. Lucie County Rural Land Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4). SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the permitted and conditional land uses within the underlying zoning set forth in Section 4.05.07.8.6 with each Sending Area Land Use Layer displayed as a single column (RLSA Figure 4). SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural Resource Index Value of land, with values assigned based upon soil types classified using the Natural Soils Landscape Positions (NSLP) categories. SRA - STEWARDSHIP RECEIVING AREA. A designated area within the RLSA Overlay Zone that has been approved by the BOCC for the development of a Town, Village, Hamlet or CRD and that requires the consumption of Stewardship Credits. SRA APPLICATION. An application prescribed by the RLSA LDRs and submitted to the County, reviewed by staff and subject to approval of the BOCC, to establish a Stewardship Receiving Area. '-' SRA CHARACTERISTICS CHART. The chart entitled "St. Lucie County Rural Land Stewardship Area Characteristics Chart," which identifies the standards and required characteristics for Towns, Villages and Compact Rural Developments herein as RLSA Figure 5. SSA - STEWARDSHIP SENDING AREA. A designated area within the RLSA Overlay Zone that has been approved for the generation of Stewardship Credits in exchange for the elimination of one (1) or more Sending Area Land Use Layers. 23 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES an 106 SSA APPLICATION. An application submitted to the County, reviewed by staff and.......l subject to approval by the BOCC, to designate a Stewardship Sending Area. SSA CREDIT AGREEMENT. An agreement required by the County between the County and any landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SSA and who is to obtain SSA Credits for the land so designated. SSA Credit Agreements entered into by and between a landowner and the County that include restoration credits shall reference the plans and specifications for the restoration activity upon which the restoration credits are based. STEWARDSHIP CREDIT (CREDIT). A transferable unit of measure generated by an SSA and consumed by an SRA. Seven (7) Credits are required in exchange for the development of one (1) acre of land in an SRA as provided in Section 4.05.07.B. STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and preserve natural resources, cultural and historical areas, and agricultural areas in exchange for the use of Stewardship Credits to entitle development. The greater the natural resource, agricultural, historical or cultural value of the area being preserved, the greater the number of Stewardship Credits can be generated. Credits are generated through the designation of SSAs and consumed through the designation of SRAs. Credits may also be created and held for future transfer. STEWARDSHIP CREDIT WORKSHEET. An analytical tool that describes the Stewardship Credit calculation process including the Natural Resource Index, "'" Agriculture Index and Sending Area Land Use Layer components (RLSA Figure 2). STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be prepared and submitted by an applicant for an SSA. Such an agreement is required for all SSA Applications. The agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida DEP, Florida Department of Agriculture and Consumer Services, SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall identify the specific land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements. STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising the Natural Resource Index Value of land, with values assigned based upon the classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention Area 0NRA). TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements (TCI) can be defined as investments in capital facilities including, but not necessarily limited to, roads, stormwater management, utilities, public safety facilities, libraries, and schools located in SRAs. Such investments are sized to meet the needs of the SRA communities. ~ 24 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 '-" 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 sustainable, mixed use, walkable, and provides a balance of land uses to reduce automobile trips and increase livability. Towns are comprised of several neighborhoods that have individual identity and character. UNDERLYING ZONING. The allowable uses, density, intensity and other land development regulations assigned to land within the RLSA Overlay Zone by the S1. Lucie County Land Development Code in effect prior to the adoption of the RLSA Overlay Zone 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. WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance areas or other water storage areas and that provide surface water quality and other natural resource value. WRA's may continue to function for agricultural uses; surface water retention, detention, treatment and/or conveyance; habitat and passive recreational uses. ~ ~ 25 ....J '-IÌ ..J 68 1441 Martin County 81. LUCIE COUNTY FU- JULY ~ JRE LAND USE MAP 106 St. Lucie RLSA Boundary Agriculture - 2.5 Agriculture - 5 Commercial Conservation - Public Industrial Mixed Use Development Public Facilities Residential Estate Residential High Residential Medium Residential Suburban Residential Urban Residential/Conservation Special District Submerged Transportation / Utilities Municipal Limits 9 Ct...cd;Uo»oltr\<J"".1G.;10001,ft11PW ....""""IT G,"','"_.,,'......._luclc_Nu:AV.d......_R..'''''-Cul....O¡1OKI~~D.'~"1S'OO....¡;~·$u.""'._RL....j...._'.."_,_"'"O:i_...,,....,m"" · -- + CfJ I -- Q) + '- I U CfJ -- co CD + ("') ...... u CfJ LO CO CD N a::> ...... u '<;" CO a::> "<i CD N ...- t'- ("') '<;" CO (J) Q) 0 ...... CfJ 0 « CO I CO CD -- CD a. ...... + ...... ..c: « CfJ « CO Q) CfJ a. CD 1:1 ...... >. ...... ..c: u CO « ...... CO CfJ CO -¡:: c: $: "E Q) '<;" > 0 Q) CO "! 0 ~ û5 $: N CD .º CD N (¡) 0) (jj "!. cr: 0 19 (J) ...... (5 c: CD ...... :.ëi Q) ~ 1:1 >. CO Cl. I I 0 æ o 1i3 8 æ. Ñ ,- õ3 .IE o o o o cD o '" o m cD ::1 CT Q) .c o (J o .~ o ri o < W 0:: « D.. J: UJ C 0:: ~ W I- ~UJD.. ~C<tO ::JZ:iEo 0<>-0 _...Jc(N LL...J..JW «o::z UJo::w::J ...J::J>' 0::0::0 >- I- Z ::J o o W o ::J ...J ¡...: UJ .~ ~ '5 ~ ~ .~ íI$ <::> .. ·s § il! ~. ~ t i:'¡ ~ St. Lucie County Rural Land Stewar four of the following: native, hydric, special habitat designatio , modera,tf? to high species value ~ Ithree of the f.O.I.IO.W. .ing...: native, hydric, specia. I.hab. itat designation, moderate to higb species value ~""0_ Itwo of the following: native, h. Y.d. rie, special habitat deSig...n.ation, moderate to high species value ~~__~ ~ non-native, hydric, no special habitat designation, low species value Na -native, non-hydric, no special habitat designation, low species ue CuI Total Step 1 Step 1.b ~ctive Agri~~~tio~"~~_ Step 2.b Land Use Value Map ;IGURE 2 Area Overlay Stewardship Credit Worksheet source Index Values , NRI value for each parcel of land is calculated by the Stewardship model based on NRI Factors. Determine which Sending Area Land Use Layers will be eliminated and sum the Land Use Values. Use the Natural Resource Stewardship Credits Formula to determine number of Credits. , Resource Value (only applicable " land has active agriculture operatIon and Land Use Layers are ) Agriculture Group 1 Uses or Agriculture Group 2 Uses) le Agricultural Resource Value of 1 .0 is used. Determine which Sending Area Land Use Layers wiIJ be eliminated and sum the Land Use Values Use the Agriculture Stewardship Credit Formula to determine number of Credits "it age Value (only applicable If land is proven to have cultural value per Policy 2.6) ,e the Cultural Heritage Stewardship Credit Formula to determine number of Credits Udship Credits Is the sum 01: I Resources Stewardship Credits ture Stewardship Credits d Heritage Stewardship Credits 1ihip Credit Formulas ¡purees Stewardship Credits = Acres x cumulative NRlscprªJ'çumulative LamfUse Value Stewardship Credits (if applicable) = Acres x cumulativetandUseValue subtotal Credits = X subtotal Credits = X 'itage Stewardship Credits (if applicable) = Acres x .5 subtotal Credits = X ! ;\ Î: =X 'orksheet is intended to illustrate the Factors, ~ardship Credits. To properly calculate Stewardship vardship model must be used. to Index IJ) 0 0 0 0 0 0 0 0 ill LO 00 .- '<j" I'-: 0 C'0 CD ::¡ 0 0 .- .- N N N c: CO , , 0 > 0 0 0 0 0 0 0 0 :¡::¡ 0 CD (J) "'! Lí'.! ~ ~ CO X U ill 0 0 0 .- N N 0 -0 ...J c: .- u a::: ill "0' z .... a.. æ ã3 o () o u... O_ N ,.... ã3 .£!1 o o O_ eD '" o ëã o :::s o 0- eD () TI .£ o o 0_ C") « w E:t:: « ~ J: V) a.. 0« E:t:::æ ~>< WW 1-0 MV)Z WOWc.o E:t::Zog ::J«E:t::N C)..J::JW LL..JOZ ««V)::J V)E:t::W., ..J::JE:t:: E:t::E:t::..J ¡::~ Z::J ::JI- 0« OZ W o ::J ..J l- V) RLSA FIGURE 4 St. Lucie County Rural Land Stewardship Area (RLSA) Overlay Sending Area Land Use Layer Matrix N G fL dU . d' d 'h r ote: roupmgs 0 an ses perrmtte m accor ance wIt Po ICY 1.1 0 Residential land General & Earth Mining and Agriculture Agriculture Restoration and Use Conditional Use Processing Use Group 1 Use Group 2 Use Natural Resource layer layer layer layer layer Use layer Single-family Aircraft storage and Mining and quarry of Agricultural Agricultural Wildlife management, detached dwelling equipment nonmetallic minerals, production - crops, production - plant and wildlife with guest house maintenance except fuels citrus, landscape Ranching, livestock conservancies, 1 unit per 5 acres nursery raising & animal refuges and specialties, pasture, sanctuaries sod and grazing Mobile homes Airports and flying, Single-family Agricultural services Cultural, educational Fishing, hunting & 1 unit per 5 acres landing, and take-off detached dwelling and/or eco-tourism trapping fields unit or mobile home, uses and support for on-site security facilities, and their pu rposes 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 Industrial wastewater Agricultural labor Excavation incidental Hunting Cabins Family day care disposal housing to Agricultural homes Operations Family residential Manufacturing Farm products Single-family Water management, homes as defined in warehousing and detached dwelling groundwater the LOC 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 JUNE 2006 Size (Gross Acreage) Residential Units (DUs) per gross acreage base density Residential housing styles Goods and Services (May include Retail, Office, Manufacturing, Light Industrial, Transient Lodging) Floor area ratio or intensity (Min) . (if those uses are included) Water and Wastewater Recreation and Open Spaces Civic, Governmental and Institutional Servi (Churches, Libraries, Medical, etc.) Schools (2) Transportation RlS St. Lucie County Rural L Stewardship Rece! (1) If CRD includes Permanent residential units, the density specified applies (PI)IÌ!.:y4.6.4 states that perma (2) Schools to be detennined in conjunction with School Board based on size ofSRA. and expected student pop FIGURE 5 1d Stewardship Area Overlay 19 Area Characteristics 40·100 acres 1/2 -2 DU Il'Idi",idyalWelland Septic System; Centralized or decentralized c()mmunity treatment system .$ aCl'Øs/1000 popylation Public Green Spaces within Neighborhoods Limited Services Pre-K through Elementary Schools (2) Interconnected system of local roads Pedestrian Pathways Equestrian Trails al units are optional in CRD's) June-06 \. ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/61-06 P:Jge 1 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Introduction The Rural Land Stewardship Area (RLSA) program is an incentive-based system that encourages the voluntary preservation and private stewardship of natural resources, retention of rural uses and agriculture and accommodates economic growth and diversification in a sustainable rural environment. The program involves a comprehensive analysis of existing natural resources, land use and land cover and other data. The information is then entered into a GIS database and layers are customized to RLSA requirements. An analysis of the data is then performed to create the stewardship program, overlay map (RLSA Figure 1) and credit system. The Index Map (RLSA Figure 3) illustrates the relative natural resource values of the property in green and brown colors, with the darkest green tones representing the most valuable resource areas, and the lightest brown representing the least valuable resource areas. The Index Map (RLSA Figure 3) is used, along with other data, to determine specific resource classifications. The St. Lucie County Rural Land Stewardship Overlay Map (RLSA Figure 1) illustrates three resource classifications: Hydrologic Stewardship Areas (HYSAs); Habitat Stewardship Areas (HSAs) and Water Retention Areas (WRAs). Protection and conservation of these areas are implemented through the designation of Stewardship Sending Areas. Property owners are provided incentives to protect the most valuable areas through the stewardship credit system. \. Stewardship Credits are the currency of the RLSA program. Credits are generated based on the value of resources on the land multiplied by the development rights that are removed from designated Stewardship Sending Areas (SSAs). To simply state the system, the more environmentally valuable the land, and the more uses eliminated, the greater the number of Credits generated. Through the generation of Stewardship Credits, natural resources, agriculture and cultural heritage are protected in perpetuity. Credits are used to plan for and accommodate future population in new self-sustaining communities. In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are referred to as Stewardship Receiving Areas (SRAs). There are four types of rural communities under this program: Towns, Villages, Hamlets or Compact Rural Developments (CRDs). Suitability criteria are established as performance standards. Desirable characteristics of sustainable development are part of the plan for these new communities. They are to be mixed-use, pedestrian oriented and fiscally neutral or positive to St. Lucie County. Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship Receiving Areas results in a conservation and development pattern for the RLSA Overlay, when considered as a whole, that protects natural resources and cultural heritage, promotes the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion in SRAs. ~ 1 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:Jge 2 -J Goal St. Lucie County's goal in creating a Rural Land Stewardship Area, pursuant to Chapter 163.3177(11)(d), F.S, is to protect and conserve agricultural lands and to promote agricultural viability within SSAs, to direct incompatible uses away from wetlands and upland habitat, to discourage urban sprawl through the RLSA program, and to ensure development within the RLSA that includes a functional mix of land uses and promotes economic diversification. Objective---1+- 1. Establish the general purpose and structure to implement the Sl Lucie County Rural Land Stewardship Area Overlay. Policy 1.1 To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively contribute to a viable agricultural industry, protection and conservation of natural resources, sustainable mixed-use development, and enhancement of economic prosperity and diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to implement the goals, objectives and policies of the RLSA Overlay. Policy 1.2 The intent of the RLSA Overlay is to protect and conserve natural resources and retain and promote viable agriculture by promoting sustainable mixed-use development as an -J alternative to low-density single use development, and provide a system of compensation to private property owners for the voluntary elimination of certain land uses in order to protect and conserve natural resources, open space and viable agriculture in exchange for transferable Credits that can be used to entitle such sustainable development. The strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found in Section 163.3177(11)(d) F.S. The RLSA Overlay shall include innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. Policy 1.3 Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and Stewardship Receiving Areas (SRAs) results in a conservation and development pattem for the RLSA Overlay, when considered as a whole, that protects the environment, promotes the continuation of agriculture, and accommodates growth in a sustainable fashion. Together, SSAs and SRAs result in a sustainable form of development, whereby large areas of environmentally and agriculturally valuable lands are restricted from development through SSAs and sustainable, mixed-use development is accommodated through SRAs. The combination of SSAs and SRAs facilitate the implementation of innovative planning and flexible development strategies described in § 163.3177 (11)(d), F.S. and Rule 9J- 5.006(5)(1), F.A.C. Policy 1.4 This RLSA Overlay to the Future Land Use Map is depicted on the Rural Land Stewardship Overlay Map (Overlay Map) (RLSA Figure 1), adopted herein as RLSA Figure 1. The .....,J Overlay Map (RLSA Figure 1) is an adopted overlay to the Future Land Use Map (FLUM). 2 \...- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8L7/SI-06 P:Jge 3 Any exp:Jnsionadditional lands crocosed to increase the overall acres of the RLSA Overlay boundary as shown on RLSA Fiaure I shall require a Comprehensive Plan amendment. Pursuant to 163.3177(11)(d) F.S., designations of SSAs and SRAs within the RLSA Overlay Area shall be by Ordinance and do not require a Comprehensive Plan amendment. For informational purposes and as a ministerial act, the County shall illustrate each approved SSA and SRA on the FLUM-aR€I~ Overlay Map (RLSA Figure 1 ). and official Zonina Mac at such time as any other updates are made to the FLUM-Gf~ Overlay Map (RLSA Figure 1) and official Zonina Mac. Policy 1.5 Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas (SSAs). All privately owned lands within the RLSA are eligible for designation as an SSA. Policy 1.6 The range of Stewardship Credit Values is hereby established using the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), adopted herein as RLSA Figure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet (RLSA Figure 2) and related procedures for SSA designation. Such procedures shall include but shall not be limited to the following: '-' (1) The applicant shall provide the following information with the SSA Application for the County's review and consideration: the legal description of the lands proposed to be designated as an SSA, the number of SSA credits to be generated by those lands, the proposed SSA Credit Agreement and Stewardship Easement Agreement applicable to such lands, on the application form as prescribed by the RLSA LDRs.;.: (2) After approval by the St. Lucie County Board of County Commissioners (BOCC) of the SSA Application, the final SSA Credit Agreement with the legal description of the lands designated as an SSA, the number of SSA credits granted, and the Stewardship Easement Agreement applicable to such lands, shall be provided by County staff to the St. Lucie County Property Appraiser and the SSA applicant. The Stewardship Easement Agreement for that SSA shall be recorded within one- hundred (120) days by the SSA applicant in the public records of St. Lucie County.;.: (3) A perpetual Stewardship Easement Agreement shall be recorded for each SSA, in accordance with the approved SSA Credit Agreement, shall run with the land and shall be in favor of St. Lucie County and one of the following additional grantees: Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust¡-. In the event that anv lands in an SSA are encumbered bv a mortaaae. the owner of such lands shall be reauired to obtain from the holder of the mortaaae a consent and ioinder aareeina to the imcosition of the Stewardshic Easement Aareement on the lands encumbered bv the mortaaae. and the subordination of its mortaaae. lien or encumbrance to the Stewardshic Easement Aareement. (4) An approved SSA Application creates the Stewardship Credits, which shall become effective once the correscondina Stewardship Easement Agreement is recorded in the public records of St. Lucie County.¡-..aOO: '-' 3 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8l7/iI06 P:Jge '1 ~ (5) For each SSA, the SSA Credit Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual compliance requirements. Policy 1.7 The natural resource value of land within the RLSA is measured by the Stewardship Factors Index (Index) set forth on the Worksheet (RLSA Figure 2). The Index establishes the relative natural resource value by objectively measuring characteristics of land and assigning an index based on each characteristic. The sum of these factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. In addition, an Agriculture Factor is established to incentivize the conservation of agriculture lands. The characteristics of the Index Factors (as shown in RLSA Figure 2) measured are: Stewardship Overlay Designation, Listed Species Habitat, Soils/Surface Water, Land Use/Land Cover and existing agriculture activities. Policy 1.8 A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural Resource Stewardship Index value for all land within the RLSA Overlay, based on data and analysis assimilated into GIS database at the time of the Overlay preparation. The data factors and associated values are derived from those on the Credit Worksheet (RLSA Figure 2). Credits from any lands designated as SSAsoi will be based in part upon the Natural J Resource Index (NRI) values in effect at the time of designation. Any change in the ...., characteristics of land due to alteration of the land prior to the establishment of an SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the Credit value. St. Lucie County shall, through the RLSA LDRs, adopt procedures to be used by applicants to demonstrate NRI values at the time of SSA application. Policy 1.9 The number of Credits generated through designation as an SSA is established in a calculation as follows: Stewardship Index Factor Values X Acreage X Base Value = # of Stewardship Credits The methodology for the calculation of Stewardship Credits is based upon: 1) the Index Factor Value of the land being designated as an SSA; and 2) the number of Sending Area Land Use Layers eliminated from that land. Policy 1.10 The St. Lucie County Rural Land Stewardship Area (RLSA) Sending Area Land Use Layer Matrix, adopted herein as RLSA Figure 4, lists uses and activities allowed within Stewardship Sending Areas (SSAs) within the Overlay. Similar uses are grouped together in one of six separate layers in the Sending Area Land Use Layer Matrix (RLSA Figure 4). Each layer is discrete and may be removed as part of the SSA approval process, sequentially and cumulatively, in the order presented in the Sending Area Land Use Layer Matrix (RLSA Figure 4), starting with the residential layer (Layer One) and ending with the ..",,; restoration and natural resource layer (Layer Six). If a layer is removed, all uses and 4 \.., ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8l7/6J.06 P::Jgo 5 activities listed in that layer are eliminated and are no longer available for that portion of the SSA. Each layer is assigned a percentage of a base credit in the Worksheet (RLSA Figure 2). The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being designated as an SSA. Policy 1.11 Credits can be transferred only to lands within the RLSA that meet the suitability criteria set forth in Objective 4 Policies and designated as "Open" on RLSA Figure 1. The development of such lands as Towns, Villages, Hamlets and Compact Rural Developments shall be through approved Stewardship Receiving Areas (SRAs). Policy 1.12 The RLSA Overlay in the Comprehensive Plan enables the creation, transfer and use of Credits and the designation of SSAs and SRAs. St. Lucie County shall, through the RLSA LDRs, also adopt procedures for applications and approvals. Policy 1.13 Stewardship Credits will be exchanged for mixed-use development entitlements to be used in an SRA on a per acre basis, as described in Policy 4.17, for the creation of sustainable communities in accordance with RLSA Figure 5, through the SRA Application process asset forth in the RLSA LDRs.. The creation, transfer or use of Stewardship Credits shall not require a Comprehensive Plan Amendment. ~ Policy 1.14 Land becomes designated as an SRA upon the effective date of an ordinance adopted by the BOCC, pursuant to Section 163.3177(11)(d), F.S., approving an SRA Application by the property owner. The permitted land use on a parcel of land located within an SRA shall be specified in the ordinance reflecting the total number of Stewardship Credits assigned to the parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in Policy 4.6 and in RLSA Figure 5. Policy 1.15 Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies. Policy 1.16 Pursuant to Ch::JpterSection 163.3177(11)(d)6., F.S., the RLSA enables St. Lucie County to realize the long-term vision and goals for the 25-year or greater projected population of the RLSA, which are to protect and conserve large areas of environmental, cultural, historical and agricultural land, and to accommodate population in concentrated areas of mixed-use and sustainable communities. \...- Policy 1.17 Pursuant to Ch::JpterSection 163.3177(11)(d)6., F.S., the adoption of this RLSA Overlay, by ordinance, establishes the methodology for the creation, conveyance, and use of Stewardship Credits. The RLSA LDRs shall establish the approval process for implementation. 5 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES SL7/iIOS Page 6 .~ Policy 1.18 The first area within the St. Lucie Rural Lands Stewardship Area Overlay consists of 22,384 acres, commonly known as the Adams Ranch and Cloud Grove properties, as shown on the Future Land Use Map and RLSA Figure 1 (The Adams Ranch Stewardship). The Adams Ranch Stewardship is a "pilot program" for St. Lucie County. The Adams Ranch is of cultural significance in St. Lucie County, and is highly valued for its natural resources and agriculture operations. The total SRA development potential allowed for the 22,384 acre Adams Ranch Stewardship shall be limited to a maximum of 13,428 residential units and the non-residential uses required to support mixed-use communities as defined by RLSA Figure 5. Policv 1.19 The St. Lucie Rural Land Stewardshio Area Overlav was desianed to imolement the multiole visions of both St. Lucie County and the Committee for Sustainable Treasure Coast (2005). soecificallv as a tool to orotect aariculture and natural resources. and orovide for a sustainable oattern of arowth in the rural area. A comorehensive review of the Overlav shall be oreoared for and reviewed bv St. Lucie County and the Deoartment of Community Affairs no later than the five-year anniversarY of the adootion of the Overlav. The ouroose of the review shall be to assess the oarticioation in and the effectiveness of the Overlav imolementation in meetina the Goal. Obiective and Policies set forth herein. The soecific measure of review shall be as follows: .1.. The amount and location of land desianated as SSAs 2.. The amount and location of land desianated as SRAs ~ The number of Stewardshio Credits aenerated. assianed or held for future use .....J 4.. A comoarison of the amount. location and tvoe of aariculture that existed at the time of the Overlav adootion and time of review 5.. The amount. location and tvoe of restoration throuah oarticioation in the Stewardshio Credit svstem since its adootion 6... Workina with the aaricultural community and orofessional associations. additional incentives to suooort and oromote the continuation of the aaricultural industrY in St. Lucie County. Policv 1.20 Prior to the review identified in Policv -1.19. the St. Lucie County Rural Land Stewardshio oroaram shall be limited to no more than 3 SRA aoolications of anv tvoe (whether Town. Villaae. Hamlet or CRm. includina as any exoansion of the RLSA area which shall include additional ootential SSA or SRA lands. Policv 1.21 If future exoansion of the St Lucie County Rural Land Stewardshio oroaram beyond the 22.384 acre "oilot oroaram" Adams Ranch Stewardshio area is orooosed. the orooosed aoolication shall include a lamer olannina analvsis and additional visionina. This analvsis and visionina shall include oooortunities for landowner. stakeholder and other citizen involvement. with resoect to how the orooosed exoansion area relates to the Adams Ranch Stewardshio area and lona-term olannina for aoolicable rural lands outside the urban services boundarY. Anv such lamer olannina analvsis and additional visionina that may take olace shall not affect the Adams Ranch Stewardshio area. includina but not limited to. ..j 6 \.... ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P3ge 7 consideration and final action on acclications for Stewardshic Sendina Areas. Stewardshic Receivina Areas. infrastructure. develocment orders and develocment aareements. Objective 2-.2.. Establish incentive-based policies to protect and conserve agricultural lands and open space, continue the viability of agricultural production and preserve cultural heritage in St. Lucie County. Policy 2.1 Agriculture is an important aspect of St. Lucie County's quality of life and economic well- being. Agricultural activities shall be protected from duplicative regulation 3£ provided by± and in accordance with the Florida Right- to- Farm Act. Policy 2.2 Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs pursuant to Policies 1.5 and 1.6. Policy 2.3 Agricultural lands will be protected and conserved by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to non- agricultural uses in exchange for Stewardship Credits. \... Policy 2.4 Agriculture lands protected and conserved through the creation and transfer of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs). Policy 2.5 Agriculture is a benefit to St. Lucie County as it provides open space, recharges groundwater, provides employment and conserves and protects floodplains. If agriculture activities are protected and conserved by designating agriculture lands as an SSA through the removal of land use layers more intensive than agriculture as set forth on RLSA Figure 4, Stewardship Credits shall be granted as specified in these goals, objectives and policies. '-" Policy 2.6 Preservation and conservation of lands with cultural heritage significance within the RLSA shall be encouraged. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the Florida Department of State, State Historic Preservation Officer, the National Register of Historic Places, or the St. Lucie County Commission. St. Lucie County shall, through the RLSA LDRs, require any SSA application that includes supporting data and analysis, and requests Cultural Heritage Credits, be reviewed by the St. Lucie County Historical Commission for recommendation to the BOCC. All significant structures, facilities and locations shall be mapped and tabulated in acres. An applicant shall provide research, data and analysis to support an SSA Application that includes Cultural Heritage Stewardship Credits. Cultural heritage designation approved by the BOCC in an SSA shall be granted .5 Credits per acre, which can only be granted once for any particular SSA. 7 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:lge 8 ~ Objective-3-...3... Establish policies to protect and conserve water quality and quantity, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Hydrologic Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural Land Stewardship Area Overlay. Policy 3.1 Protection and conservation of water quality and quantity shall occur through the classification of Hydrologic Stewardship Areas (HYSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HYSAs are delineated on the Overlay Map", (RLSA Figure 1), RLS/\ Figure 1. These lands form the primary wetland hydrologic systems in the RLSA. The Overlay provides an incentive to permanently protect and conserve HYSAs by the creation and transfer of Credits, elimination of permitted land uses (as described in RLSA Figure 2), and establishment of protection and conservation measures described in Objective 1 Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural resource value; therefore the Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay. Policy 3.2 Listed animal and plant species and their habitats shall be protected and conserved through the classification of Habitat Stewardship Areas (HSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map", (RLSA Figure 1), RLSA Figure 1. HSAs are privately owned agricultural and/or naturalJ areas, which include areas with characteristics that make them suitable habitat for listed "" species. The Overlay provides an incentive to permanently protect and conserve HSAs by the creation and transfer of Credits, resulting in the elimination of permitted land uses (as described in RLSA Figure 2) and the establishment of protection and conservation measures described in Objective 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay. Policy 3.3 Further protection and conservation for surface water quality and quantity shall be through the classification of Water Retention Areas (WRAs), to be implemented by the designation of SSAs within the RLSA Overlay. WRAs are delineated on the Overlay Map (RLSA Figure 1). WRAs are privately owned lands that function as agricultural water retention and conveyance areas, man-made water bodies or other water storage areas. In some instances, these WRAs may contain native wetland or upland vegetation; in other cases they may contain above ground water bodies and/or exotic vegetation. WRA's may continue to be used for agricultural, surface water retention, detention, treatment and/or conveyance, habitat and passive recreational uses. When located adjacent to or included within an SRA, acreage within that WRA may be counted as Open Space so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. The Overlay provides an incentive to permanently protect and conserve WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection, appropriate recreational uses and conservation measures described in Objective 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the Index shall be used to differentiate higher value from lower value lands ....,J for the purpose of the RLSA Overlay. 8 \r ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:Jge Q Policy 3.4 Uses as listed in the Sending Area Land Use Layer Matrix (RLSA Figure 4), may be voluntarily eliminated in HYSAs, HSAs and WRAs in exchange for Stewardship Credits to the property owner through the removal of one or more land use layers as described in Policy 1.10. Policy 3.5 Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, payment for the purchase of conservation easements, payment for the purchase of a less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller program. Policy 3.6 Unless such layers are volUntarily eliminated pursuant to Policy 3.4, agriculture and all other allowed uses would continue to be an allowed use within HYSAs and HSAs, pursuant to the Agriculture Group classifications described in the Sending Area Land Use Layer Matrix (RLSA Figure 4). In existing Ag 1 areas within HYSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. \..r Policy 3.7 Ag 2 includes permitted land uses as defined in the Sending Area Land Use Layer Matrix (RLSA Figure 4). In existing Ag 2 areas within HYSAs, WRAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives Stewardship Credits by the establishment of an SSA that removes Ag 1 uses, no conversion of Ag 2 to Ag 1 will be allowed. Policy 3.8 In certain locations (having an NRI value of 1.4 or below) there may be the opportunity for natural resource creation, restoration and enhancement. Examples include, but are not limited to, conversion of citrus grove to pasture having habitat value, creation of upland/wetland habitat, increased hydro period or water storage, enhanced wildlife corridors. or habitat function, or as part of a designated Comprehensive Everglades Restoration Program project. If the SSA applicant agrees to complete restoration improvements and the eliaibilitv criteria are satisfied, and the restoration plans and specifications are approved by the BOCC through the SSA Application process, three (3) additional Credits per acre shall be authorized at the time of SSA approval, to be awarded when the restoration work has been completed in accordance with the approved plans and specifications (and other acclicable cermits. if anv). The specific process for restoration incentive credits shall be included in the SSA Application section of the RLSA LDRs. This policy does not preclude other forms of compensation for restoration, which may be addressed through public-private partnership agreement such as a developer contribution agreement or SSA Credit Agreement. \..- Policy 3.9 Water Retention Areas (WRAs) , as generally depicted on the RLSA Overlay Map (RLSA Figure 1), are areas that have been, and may continue to function for, agricultural, surface water retention, detention, treatment and/or conveyance, habitat and passive recreational 9 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:Jge 10 "'" uses. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into an SRA master plan to provide water management functions for properties within such SRA, in accordance with SFWMD permitting requirements, and may also be used for habitat and passive recreational activities, but are not required to be designated as an SRA in such instances. When located adjacent to or included within an SRA, acreage within that WRA may be counted as Open Space so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. Policy 3.10 During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill, to be used for water management, habitat and passive recreation. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with SFWMD permitting requirements. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Policy 3.11 To the extent any new landfills, utility transmission lines, and/or public roads, and/or other public projects are sought to be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in SSAs, through the use of the exercise of the power of eminent ....J domain, any condemning authority shall, before the exercise of such eminent domain power, consider the following factors as required by Florida law in determining which route or land to condemn: 1) availability of alternative routes; 2) costs; 3) environmental factors; 4) long- range area planning; and 5) safety considerations. The protection of natural resources is the constitutionally declared public policy of the State of Florida, and the promotion of such policy may be considered in any condemnation action affecting designated SSAs in a manner not inconsistent with the factors enumerated in this section. Electric transmission lines sited oursuant to the Transmission Line Sitina Act shall follow the aoolicable orovisions of Chaoter 403.501 - 403.536. F.S. Policy 3.12 The inclusion of lands in designated SSAs provides a public benefit, and the private stewardship and management of these lands and resources are deemed to promote the public policy of St. Lucie County and the State of Florida. Accordingly, the following factorsorotection of the environmental. aaricultural and cultural resources of desianated SSA lands shall be considered before any condemnation, electric tr:Jnsmission line siting proceE;E;, public ownership, or public management of such SSA-Iands is formally instituted~ 1) availability of alternative routes; 2) costs; 3) environmental bctors; 1) long r:Jnge :Jrea planning; and 5) safety consider:Jtions. No. The Countv herebv establishes a oresumotion that lands within a designated SSA shall.1lQÌ be condemned by the County or any County agency, :JS :Jnyexceot as necessarv for the exoansion of County or state transoortation facilities. as anv other involuntary acquisition would be contrary to the purposes and intent of the rural land stewardship program as set forth in and Chapter 163.3177(11)(d), F.S. Further. to the extent that the County or a County aaencv does condemn any lands within a ....,J 10 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P3ge 11 '-" desianated SSA. the valuation of such lands shall not be diminished bv the SSA Stewardship Easement Aareement. Objective 4--4.. Establish policies to accommodate future population growth through sustainable development patterns, while discouraging urban sprawl, providing for the utilization of innovative land use planning techniques and promoting economic diversification through the establishment of Stewardship Sending Areas and corresponding Stewardship Receiving Areas. Policy 4.1 Innovative land use planning techniques which facilitate a sustainable form of development shall be implemented by the establishment of SRAs and corresponding SSAs within the RLSA Overlay. Within the RLSA Overlay, considered as a whole, the establishment of SSAs will result in large areas of land for permanent environmental, cultural and agricultural uses, and the development within SRAs will result in a functional mix of uses, interconnectivity and multi-modes of transportation, and be in the form of Towns, Villages, Hamlets or Compact Rural Developments (CRD), in accordance with policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4. St. Lucie County shall facilitate uses that enable diversification of the economic base of the RLSA. The County shall, through the RLSA LDRs, adopt additional incentives to encourage and support the diversification and vitality of the rural economy including but not limited to, development regulations that allow a variety of development types, expedited permitting review, and targeted capital improvements. \.. Policy 4.2 The County shall promote the agricultural economy by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to other uses as shown in the Sending Area Land Use Layer Matrix, RLSA Figure 4 (through the removal of layers 1, 2 and 3), in exchange for Stewardship Credits, through the establishment of SSAs. Policy 4.3 The St. Lucie County Business Incentives Overview, October, 2004, outlines the County's incentives and inducements for economic development within the County. The Treasure Coast Regional Planning Council's Comprehensive Economic Development Strategy (CEDS) and Research Coast Economic Development Plan, January 2006, may be used to provide guidance in promoting economic activity within SRAs, in addition to other resources. The strategies set forth in the Economic Element of the Comprehensive Plan are also to be utilized in promoting economic activity within SRAs. Policy 4.4 All privately owned lands within the RLSA which meet the criteria set forth herein and are designated on the Overlay Map (RLSA Figure 1), as "Open" are eligible for designation as an SRA, except land delineated as a HYSA or HSA, or land that has been designated as a Stewardship Sending Area (SSA). Land proposed for SRA designation shall meet suitability criteria and other standards described in these Objective 4 Policies. '-' Policy 4.5 Land becomes designated as an SRA upon application by the property owner to St. Lucie County seeking such designation and the adoption of the ordinance by the BOCC granting the designation. The basis for approval shall be a finding by the BOCC of consistency with 11 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:lge 12 .....J the policies of the RLSA Overlay, compliance with the RLSA LDRS, and confirmation in the manner as prescribed by the RLSA LDRs that the applicant has acquired or will acquire sufficient Stewardship Credits to create the type of SRA (whether Town, Village, Hamlet or CRD) for the amount of acres requested in the SRA application. Prior to the designation of an SRA by the BOCC, the County shall provide the Florida Department of Community Affairs a period of 30 days to review the proposed receiving area for consistency with the RLSA Overlay and to provide comments to the County. Policy 4.6 There are four specific forms of development allowed within SRAs, all of which require a functional and integrated mix of uses in accordance with Policies 4.6.1, 4.6.2, 4.6.3, and 4.6.4. These are Town, Village, Hamlet and CRD. The required characteristics of a Town, Village, Hamlet and CRD are set forth in the Stewardship Receiving Area Characteristics~ Chart, adopted within this Overlay as RLSA Figure 5. The County shall, through the RLSA LDRs, adopt specific regulations, guidelines and standards for SRAs in accordance with these policies. Each development form shall be in accordance with the requirements set forth in RLSA Figure 5. The SRA residential density is calculated by dividing the total number of residential units in an SRA by the overall area inside the SRA boundary. The SRA residential density does not restrict net residential density of parcels within an SRA. The size and specific density (between the minimum and maximum set forth in RLSA Figure 5) for each SRA will be determined during the SRA designation review and approval process. Upon the last to occur of the following: (1) recordation of a Stewardship Easement Agreement in the public records of St. Lucie County pursuant to Policy 1.6 for the SSA or SSAs required for that SRA; (2) if the owner of the SRA is other than the owner of the SSA, ....J written acceptance of the conveyance of Stewardship Credits by the owner of the SRA; and (3) approval of the BOCC of the SRA pursuant to Policies 1.14 and 4.5 and the expiration of any applicable appeal or challenge periods, the underlying density of the SRA property shall cease to exist. Policy 4.6.1 Towns are the largest and most diverse form of SRA. Towns shall be not less than 1,000 acres or more than 5,000 acres and shall be designed to provide for a broad range of residential and nonresidential uses in accordance with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). +t:Ieß master plan is reouired for a Town æ....a comDonent of the SRA aDDlication and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points, such as neighborhood-scale retail, office, civic uses, schools, parks and other public places. · Foster an urban, pedestrian-oriented environment in a mixed-use town center by co-locating residential, retail/office, civic and other uses in the town center; creating functional and aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and alternative parking in the town center; and locating higher-density residential areas proximate to the town center. · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate ....J 12 ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:lgo 13 sites for transit stops and shelters for construction when transit service becomes available to the Town. · Achieve connectivity through an interconnected network of roads and streets and block designs, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Include a Transportation Demand Management (TDM) program for non- residential uses in the Town. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Town's very low-, low- and moderate-income households, reasonably accessible to the Town's places of employment. · Integrate open space in neighborhoods throughout the Town through features such as but not limited to greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. · Include in each phase of development for the Town a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The RLSA LDC shall set forth the sDecific information that shall be included on anv Town master Dlan. \... Towns shall have at least one community park with a minimum size of 200 square feet per dwelling unit in the Town. Towns shall also have parks or public green spaces within all neighborhoods. Town plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Town's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. . Policy 4.6.2 Villages shall provide for 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 and shall comply with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). +t:te8 master plan for a Village is reauired as a comDonent of the SRA aDDlication and shall: \.r · Include clearly defined neighborhoods with each having its own identity and character and providing focal points, such as neighborhood-scale retail, office, civic uses, schools, parks and other public places. · Foster an urban, pedestrian-oriented environment by co-locating residential, retail/office, civic and other uses in a village center; creating functional and aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and altemative parking in the village center; and locating higher-density residential areas proximate to the village center. 13 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:lgo 14 ....J · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Village. · Achieve connectivity through an interconnected network of roads and streets and block designs, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Include a Transportation Demand Management (TDM) program for non- residential uses in the Village. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Village's very low-, low- and moderate-income households, reasonably accessible to the Village's places of employment. · Integrate open space in neighborhoods throughout the Village through features such as but not limited to greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. · Include in each phase of development for the Village a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The RLSA LDC shall set forth the scecific information that shall be included on anv Villaae master clan. ...J Villages shall have parks or public green spaces within all neighborhoods. Village plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable, in accordance with the size of the Village. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Village's màster plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. Policy 4.6.3 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 then 100 acres and shall comply with the Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). Hamlets shall include convenience retail and other uses, in a ratio as provided in RLSA Figure 5. Design criteria for Hamlets shall be created and adopted within the RLSA LDRS. To maintain a proportion of Hamlets to Villages and Towns, not more th:ln 3 H:lmlets, in combin:ltion with CRDs of 100 :lcres or loss, may be :lppro'.'ed :IS SRAs prior to the appro'.(al of a Village or Town, and there:lfter must be accroved crior to not more than 3 :lddition:ll Hamlets, in combination with CRDs of 100 acres or less, may be :lpproved for o:lch subsequent Vilbge or TO'lm The RLSA LDC shall set forth the scecific information that shall be included on anv Hamlet master clan. ""'" 14 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 81.7/6106 P3ge 15 ~ Policy 4.6.4 Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a. Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. 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 shall be provided in accordance with RL8A Figure 5. To maintain a proportion of CRDs of 100 acres or less to Villages and Towns, not more th3n 3 CRDs of 100 acres or loss, in oombin3tion 'Nith H3mlets, m3Y be 3ppro'.'ed as SRAs prior to the approval of a Village or Town~ there3fter must be accroved crior to not more than 3 additional CRDs of 100 acres or less, in combin3tion with H3mlets, m3Y be 3pproved for e3ch subsequent Vill3ge or Town. ~ The RLSA LDC shall set forth the scecific information that shall be included on anv CRD master clan. Policy 4.7 An SRA may be contiguous to an HY8A or HSA designated on the Overlay Map (RL8A Figure 1), but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.9. An 8RA may be contiguous to and served by a WRA, for water management, passive recreation or habitat functions, without requiring special buffering and without requiring the WRA to be designated as an 8RA in accordance with Policy 3.9. Policy 4.8 An SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating 8RAs in HYSAs and HSAs. To further direct development away from wetlands and critical habitat, lands having a Natural Resource Index (NRI) value of greater than 1.4 shall be conserved. NRI values are illustrated on the Natural Resource Index Map (RLSA Figure 3). NRI values above 1.4 are shown in green and NRI values of 1.4 or below are shown in brown. The NRI value does not include the Agricultural Index value of 1.0. SRAs may only be located in areas designated as "Open" and shown in pink on the Overlay Map (RL8A Figure 1), and having an NRI value of 1.4 or below. '-' Policy 4.9 Where an 8RA adjoins a HYSA or HSA designated on the Overlay Map (RLSA Figure 1), or lands designated on the County's Future Land Use Map as Conservation, open space within that SRA shall be used to provide a buffer between that 8RA and that designated HYSA, HSA or Conservation lands. This buffer shall be designed to protect adjacent natural 15 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 Page 16 -.J resources, based upon specific site conditions, the resources to be protected, and the location and type of proximate uses in the SRA. The following uses are prohibited in buffers to designated HYSAs, HSAs and Conservation lands: residential and non-residential development; active recreation areas; roads and multi-modal transportation corridors except for limited crossings for purposes of access when designed to protect natural resources; and buildings other than structures accessory to compatible agricultural or passive recreational uses. Allowable uses within HYSA, HSA and Conservation buffers may include: compatible agricultural uses; limited crossings for roads or multi-modal transportation facilities for purposes of access when designed to protect natural resources; connections to present and future regional trail systems, if any; lakes; passive recreational uses; hiking trails; greenways; habitat restoration; birdwatching; and similar uses. Best management and planning practices, as adopted by the applicable government agencies, shall be required to minimize adverse impacts to such buffers. Use of any fertilizer or pesticide shall be consistent with the practices in the adjacent HYSA, HSA or designated Conservation lands and there shall be no planting of any exotic nuisance species. Policy 4.10 Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best management and planning practices, as adopted by the applicable government agencies, shall be utilized to prevent ground water table draw down or diversion from adversely affecting the adjacent WRA. Detention and control elevations shall be established to protect and conserve any such natural areas and be consistent with surrounding land and project control elevations and water tables. -.J Policy 4.11 Each SRA must include an edge area to provide a transition from the SRA to adjacent land uses. The edge area shall be designed to be compatible with the character of the adjoining property, based upon specific site conditions. The edge area of an SRA may include: open space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads or multi-modal transportation facilities; connections to present and future regional trail systems, if any; active or passive recreational areas; greenways; habitat restoration; stormwater lakes or ponds; flowways; and similar uses unless otherwise prohibited by Policy 4.9. Policy 4.12 Each SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. Connections between SRAs and other portions of the RLSA Overlay shall use rural design and rural road corridors, including opportunities for present and future multi-modal facilities, and connections to present or future regional trail systems and greenways. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the level of service standards established in the St. Lucie County Comprehensive Plan Transportation Element in effect at the time of SRA designation. A transportation impact assessment shall adhere to the requirements specified in the SRA section of the RLSA LDRs. The RLSA LDRs shall require that an SRA transportation impact assessment shall be prepared and submitted with the application for SRA approval. The implementation of an approved multi-use Development of Regional ...,, Impact development order in an SRA that meets the requirements of section 163.3180(12), 16 \r ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P3ge 17 F.S., may satisfy transportation concurrency by paying its proportionate fair-share contribution, provided there are sufficient funds to pay for one or more improvements that will benefit a regionally significant roadway. The proportionate fair share shall be calculated in accordance with section 163.3180(12), F.S. For all other development within an SRA, transportation concurrency requirements may also be satisfied through the proportionate fair-share provisions of St. Lucie County's adopted proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S. Policy 4.13 An SRA shall have adequate infrastructure available to serve its proposed development, or its infrastructure must be provided by the developer concurrently with the demand in accordance with Ch3pterSection 163.3180 F.S. and the St. Lucie County Concurrency Management System regulations. The level of infrastructure provided will depend on the type of development, accepted civil engineering practices, and RLSA LDR requirements.,- Infrastructure to be analyzed and addressed in the SRA application process includes: ~ a) Transportation b) Potable water c) Wastewater d) Irrigation water ~ ej-Stormwater management f) Solid waste g) Schools h) Parks and recreation Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, 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, Independent Special District, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems Department, St. Lucie County Utilities, QLanother governmental entity, or 3 combin3tion of the 3bove. Innovative or alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres 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 CRDs of 100 acres or less in size. Any potable water systems shall meet Department of Environmental Protection standards. Any septic systems shall meet Department of Health standards. Policy 4.14 If the infrastructure analysis required as part of the SRA Application, as set forth in Policy 4.13, identifies a need for public facilities beyond that which is included in the County's Future Transportation Map, Capital Improvements Element or Capital improvements Plan, then such amendments to the Comprehensive Plan shall be processed concurrently with the SRA Application and any related Development of Regional Impact application for any SRA \.... that exceeds the applicable DRI threshold. 17 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8L7/êI06 P:lge 18 ....J Policy 4.15 Central water and wastewater services shall not be provided outside the RLSA Overlay. The combination of SSAs and SRAs within the RLSA Overlay results in a sustainable form of development with corresponding large areas of contiguous environmental, agricultural and cultural resource lands. To further guard against urban sprawl outside of the RLSA Overlay boundary, the following policies shall be applied: Policy 4.15.1 Although water, sewer, and other utilities to serve the RLSA Overlay may run through areas outside the RLSA Overlay, or as part of a regional system, no connection of such services outside the RLSA Overlay is allowed unless those properties are also included in the RLSA Overlay or as otherwise allowed by future Comprehensive Plan amendment. Policy 4.15.2 Although no restrictions shall be placed on adjacent lands not within the RLSA Overlay, the County shall, within two years of the adoption of the RLSA Overlay, establish additional incentives for property outside any SRA boundary, to provide buffers, greenways and other separations to any approved SRA. Policy 4.15.3 Although no restrictions shall be placed on adjacent lands not within the RLSA Overlay, the County shall restrict any transportation connections to SRA development from outside the RLSA Overlay to only regional transportation corridors. For example, transportation connections from lands not within the RLSA to an SRA that are not part of a regional corridor are prohibited. If such adjacent property is included in the RLSA Overlay in the future, this prohibition would not apply. ...J Policy 4.16 In addition to meeting the Concurrency Management System requirements at the time of final local development orders, approved development within each SRA must demonstrate that, as a whole, it will be fiscally neutral or positive to St. Lucie County, at the end of the first ten years of development, and every five (5) years thereafter, and at the horizon year (build-out). This demonstration will be made for each independent unit of government responsible for the services listed below, using one of the following methodologies: a. St. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted and maintained by St. Lucie County. b. Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal impact model as indicated above, the applicant may develop an alternative fiscal impact model using a methodology approved by St. Lucie County. The model methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM") developed by the State of Florida. The BOCC may grant exceptions to this policy of fiscal neutrality to accommodate very low-, low-, and moderate-income housing. St. Lucie County shall, through the RLSA LDRs, provide for: 1) the demonstration of fiscal ...."J neutrality at the time of development approval within each SRA; 2) the monitoring of fiscal 18 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8L7/êI06 P3ge 1 9 \.,.- neutrality at the end of each phase and at build-out; 3) modification of the project or other remedial measures in the event a negative fiscal impact is identified; and 4) the authorization of techniques that support fiscal self-sufficiency such as Community Development Districts, Independent Special Districts, private partnership agreements, and public-private developer or inter/ocal agreements. At a minimum, the fiscal analysis 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 under a final development order shall address any adverse impacts to adopted minimum levels of service standards adopted in the St. Lucie County Comprehensive Plan and Land Development Code. An enforceable developer agreement shall be required to ensure that public facilities provided by the developer are completed in accordance with Florida law. Such a developer agreement may authorize the developer to assign any obligation for construction, operation or maintenance of a public facility to a Community Development District, Independent Special District or other unit of local government. \.,. Policy 4.17 Within the RLSA Overlay, agriculture and open space, which by definition shall include public and private conservation lands, designated SSAs, water retention and management areas and recreation uses, will continue to be the dominant land use. Within SRAs, Open Space shall be provided to serve the forecasted population and uses within the SRA. To ensure that SRA residents have Open Space proximate to their homes, Open Space shall comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town or Village, or those CRDs exceeding 100 acres. Policy 4.18 Seven (7) Credits shall be required to entitle each acre of land included in an SRA, except for open space in excess of the required thirty-five percent or for land that is designated for a public benefit use described in Policy 4.18. In order to promote sustainable, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA approval shall entitle a full range of uses supportive of the residential population of an SRA, with densities and intensities of use as provided for in RLSA Figure 5. Such uses, densities and intensities shall be identified, located and quantified in the SRA plan. Policy 4.19 The acreage of an approved public benefit use shall not count toward the gross acreage limits described in RLSA Figure 5 nor shall it require the consumption of Stewardship Credits. For the purpose of this Section, public benefit uses include public and private schools (preK-12), public or private post secondary institutions and ancillary uses, very-low, low and. moderate income housing, future transportation corridors including transit, community parks exceeding the minimum requirements of RLSA Figure 5, regional parks, agricultural, environmental or natural resource research centers, and govemmental facilities. 'w Policy 4.20 If an HYSA, HSA or WRA designated in the RLSA Overlay Map (RLSA Figure 1), is contiguous to an SRA and is available to the public for passive recreation purposes, its acreage sRaUmav count toward the thirty-five percent open space requirement outlined in 19 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/&106 Poge 20 ....J Policy 4.16, so long as the same acreage is not relied upon to generate Stewardship Credits for development within the SRA. Policy 4.21 Pursuant to Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing shall also provide for adequate affordable or workforce housing, including very-low, low and moderate income housing, for the development anticipated in the SRA. Adequate affordable or workforce housing shall be determined on the basis of an analysis applying the standards under Rule 9J-2.048, F.A.C., regardless of whether the development within the SRA is required to undergo DRI review pursuant to section 380.06, Florida Statutes. Policy 4.22 In order to provide opportunities for the inclusion of very-low, low and moderate income housing in each SRA having residential housing, the County shall, among other possibilities not specifically listed herein, consider opportunities to partner with Habitat for Humanity for adequate affordable housing in each SRA; consider opportunities to partner with the Florida Housing Finance Corporation; consider the possibility of creating a Community Land Trust (allowing for separate ownership of house and land; creation of a non-profit organization that will own the land for future adequate affordable housing development; and consideration of opportunities to offer long term leases to individuals, community groups or businesses); consider accepting the donation of home sites from a developer within an SRA for another entity to build work force housing on the donated site; consider opportunities for tax abatement (waive property tax) on work force housing home sites; and the use of available state and federal assistance and funding programs. This is not an exhaustive list and shall ~ not be a limitation upon the types of strategies that may be utilized to provide adequate affordable housing. Policy 4.23 Intergovernmental coordination with local governments adjacent to SRAs shall be encouraged to allow those local governments to comment on development regulations, guidelines and standards for SRAs for those impacts caused by the development to those local governments and their facilities. Policy 4.24 SRAs shall be required to utilize a water reuse system to meet all the irrigation needs of the proposed SRA, to the extent reuse water is available. The water utility infrastructure for each SRA will be designed to include both potable and reuse water so that landscaped areas, open space and other potential users can be served by either water system. There shall be no cross connection between the potable and reuse water. Potable water supply may only be used for irrigation when a sufficient volume of reuse water is unavailable. Definitions The terms set forth below shall have the following meanings :is applied to. onlv within the RLSA Overlay, and as relates to the associated RLSA LDRs. ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or workforce housing within a Town or Village shall be demonstrated through an ..J 20 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P3ge 21 ~ analysis applying the standards under Rule 9J-2.048, F.A.C., even if the Town or Village is not a Development of Regional Impact. AGRICULTURE INDEX. A measurement system that establishes a value for existing agriculture activities where all land use layers above agriculture are removed through approval of an SSA by the BOCC and recordation of a Stewardship Easement Agreement. BOCC. The Board of County Commissioners of St. Lucie County. CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection and treatment system that consists of collection sewers and a centralized treatment facility. Centralized systems are used to collect and treat wastewater from entire communities. CENTRALIZED WATER SYSTEM: A potable water system consisting of a water supply, a water treatment facility and distribution piping to multiple users. Centralized systems are used to provide water to either a portion of a community or an entire community. '-' CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by established organizations or foundations dedicated to public service or cultural activities including the arts, education, government and religion. CLASSIFICATION. The systematic grouping of shared characteristics based on the analyses of Natural Resource Index factors resulting in classified areas of Habitat Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention Areas (V'JRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1). COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides flexibility with respect to the mix of uses and design standards. 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. CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the BOCC. '--' DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater systems used to treat and disperse or discharge small volumes of wastewater, 21 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8L7/6106 P::Igc 22 '-iÎ generally from dwellings and businesses that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common management entity. DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system consisting of a water supply, a water treatment facility and distribution of small volumes though piping to users that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common management entity. DESIGNATION. A specific area defined as a Stewardship Sending Area or Stewardship Receiving Area, as approved by the Board of County Commissioners. ECO-TOURISM. The practice of touring natural habitats and support facilities thereof in a manner meant to minimize ecological impact. EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture Index Factor. The index value is based on the intent of conserving agriculture in St. Lucie County. HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural characteristics that make them preferred habitat for listed species. 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 sustainable alternative to traditional five (5) acre lot rural subdivisions currently allowed by the underlying zoning. J HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay Zone. LAND USE/LAND COVER INDICES. One of the indices comprising the Natural Resource Index Value of land, with values assigned. For purposes of assigning values, land use and land cover codes are grouped according to native, hydric, special habitat designation, and moderate to high species value. LISTED SPECIES HABITAT INDICES. One of the indices comprising the Natural Resource Index Value, with values assigned based upon the habitat value of the land for listed species. Index values are based on documentation of occupied habitat as established by the intersect of documented and verifiable observations of listed species with land cover identified as preferred or tolerated habitat for that species. Listed species include all federal and state listed species, federal wading bird rookeries, and state wading bird foraging. NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that establishes the relative natural resource value of each area of land by objectively ...J 22 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8l7/Sf.06 P3ge 23 '-' measuring characteristics of land and assigning an index factor based on each characteristic. The sum of these factors is the Index value for the land. The characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed Species, and RLSA Overlay designation. NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index as existent at time of adoption of the Comprehensive Plan amendment which established the RLSA Overlay Zone. NATURAL RESOURCE INDEX VALUE (INDEX VALUE). The sum of the values assigned to each area, derived through the calculation of the values assigned to each of the characteristics included in the Index. OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4 or less, and are typically suitable for development. '-' OPEN SPACE. Any parcel or area of land or water that is set aside, open and unobstructed to the sky, and designated or reserved for public or private use or enjoyment. Open space includes active and passive recreational areas such as parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains, nature trails, buffers, native vegetation preserves, landscape areas, public and private conservation lands, agricultural areas (not including structures), easements for underground utilities, and water retention and management areas. Buildings shall not be counted as part of any open space calculation. Vehicular use surface areas of streets, alleys, driveways, and off- street parking and loading areas shall not be counted as part of any open space calculation. PATHWAY. A defined corridor for the primary use of non-motorized travel. PUBLIC BENEFIT. The acreage within an SRA devoted to a public benefit use shall not consume Stewardship Credits and shall not count toward the maximum acreage limits of an SRA. For the purpose of this Section, public benefit uses include public and private schools (pre-K-12); public or private post-secondary institutions; Post Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing; cultural facilities; future transportation corridors including transit; community parks exceeding the minimum requirement of two hundred (200) square feet per dwelling unit; regional parks; agricultural, environmental or natural resource research centers; and governmental facilities or similar community service uses as determined by the BOCC in its approval of an SRA application. RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and Open (RLSA Figure 1). ~ RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay Zone. The area generally depicted on the Future Land Use Map and specifically 23 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P:1ge 2-1 ~ depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area Overlay. SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land uses within the underlying zoning that are of a similar type or intensity and that are grouped together in the same column on the St. Lucie County Rural Land Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4). SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the permitted and conditional land uses within the underlying zoning set forth in Section 4.05.07.B.6 with each Sending Area Land Use Layer displayed as a single column (RLSA Figure 4). SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural Resource Index Value of land, with values assigned based upon soil types classified using the Natural Soils Landscape Positions (NSLP) categories. SRA - STEWARDSHIP RECEIVING AREA. A designated area within the RLSA Overlay Zone that has been approved by the BOCC for the development of a Town, Village, Hamlet or CRD and that requires the consumption of Stewardship Credits. SRA APPLICATION. An application prescribed by the RLSA LDRs and submitted to the County, reviewed by staff and subject to approval of the BOCC, to establish a Stewardship Receiving Area. ......J SRA CHARACTERISTICS CHART. The chart entitled "St. Lucie County Rural Land Stewardship Area Characteristics Chart," which identifies the standards and required characteristics for Towns, Villages and Compact Rural Developments herein as RLSA Figure 5. SSA - STEWARDSHIP SENDING AREA. A designated area within the RLSA Overlay Zone that has been approved for the generation of Stewardship Credits in exchange for the elimination of one (1) or more Sending Area Land Use Layers. SSA APPLICATION. An application submitted to the County, reviewed by staff and subject to approval by the BOCC, to designate a Stewardship Sending Area. SSA CREDIT AGREEMENT. An agreement required by the County between the County and any landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SSA and who is to obtain SSA Credits for the land so designated. SSA Credit Agreements entered into by and between a landowner and the County that include restoration credits shall reference the plans and specifications for the restoration activity upon which the restoration credits are based. STEWARDSHIP CREDIT (CREDIT). A transferable unit of measure generated by an SSA and consumed by an SRA. Seven (7) Credits are required in exchange for the development of one (1) acre of land in an SRA as provided in Section 4.05.07.B. ..J 24 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 817/6106 P3ge 25 ~ STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and preserve natural resources, cultural and historical areas, and agricultural areas in exchange for the use of Stewardship Credits to entitle development. The greater the natural resource, agricultural, historical or cultural value of the area being preserved, the greater the number of Stewardship Credits can be generated. Credits are generated through the designation of SSAs and consumed through the designation of SRAs. Credits may also be created and held for future transfer. STEWARDSHIP CREDIT WORKSHEET. An analytical tool that describes the Stewardship Credit calculation process including the Natural Resource Index, Agriculture Index and Sending Area Land Use Layer components (RLSA Figure 2). STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be prepared and submitted by an applicant for an SSA. Such an agreement is required for all SSA Applications. The agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida DEP, Florida Department of Agriculture and Consumer Services, SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall identify the specific land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements. '-' STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising the Natural Resource Index Value of land, with values assigned based upon the classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention Area (WRA). TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements (TCI) can be defined as investments in capital facilities including, but not necessarily limited to, roads, stormwater management, utilities, public safety facilities, libraries, and schools located in SRAs. Such investments are sized to meet the needs of the SRA communities. 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 sustainable, mixed use, walkable, and provides a balance of land uses to reduce automobile trips and increase livability. Towns are comprised of several neighborhoods that have individual identity and character. UNDERLYING ZONING. The allowable uses, density, intensity and other land development regulations assigned to land within the RLSA Overlay Zone by the St. Lucie County Land Development Code in effect prior to the adoption of the RLSA Overlay Zone 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 25 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES BL7/&I06 Page 26 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. WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance areas or other water storage areas and that provide surface water quality and other natural resource value. WRA's may continue to function for agricultural uses; surface water reténtion, detention, treatment and/or conveyance; habitat and passive recreational uses. 26 J ~ ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 '- 4.05.00 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY ZONE 4.05.01. PURPOSE and INTENT The intent of the Rural Land Stewardship Area (RLSA) Overlay Zone is to protect and conserve natural resources and retain and promote agriculture by promoting sustainable mixed-use development as an altemative 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 and cultural resources, Open Space and agriculture in exchange for. transferable Credits that can be used to entitle such sustainable development. The strategies herein are based on Florida's Rural Land Stewardship Act, pursuant to Florida Rural Land Stewardship Statute § 163.3177(11)(d), F.S. The RLSA Overlay Zone shall include innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. This Section is intended to recognize the unique characteristics of certain lands within unincorporated St. Lucie County and to protect and conserve agricultural lands, to promote agriculture within Stewardship Sending Areas (SSAs), and to direct incompatible uses away from wetlands. It is further designed to discourage urban sprawl though the RLSA program, and to ensure development within the RLSA that includes a functional mix of land uses and promotes economic diversification within Stewardship Receiving Areas (SRAs). The regulations and definitions in this Section shall apply only within the RLSA Overlay Zone. \... 4.05.02 Specific Definitions Applicable to the Rural Land Stewardship Area (RLSA) Overlay Zone As used in the RLSA Overlay Zone, 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, but shall apply only within the RLSA Overlay Zone: ACCESSORY DWELLING UNIT. A dwelling unit that is supplemental and subordinate to a primary dwelling on the same premises, limited to 900 square feet. ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or workforce housing within a Town or Village shall be demonstrated through an analysis applying the standards under Rule 9J-2.048, F.A.C., even if the Town or Village is not a Development of Regional Impact. AGRICULTURE INDEX. A measurement system that establishes a value for existing agriculture activities where all land use layers above agriculture are removed through approval of an SSA by the BOCC and recordation of a Stewardship Easement Agreement. ALLEY-LOADED UNIT. A unit by which vehicular access is obtained from an alley behind the principal structure rather than from the frontage street. '--' BLOCK FACE. The building facades on one side of a building street frontage. ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/os BOCC. The Board of County Commissioners of St. Lucie County. J BUILDING HEIGHT. Refers to the vertical extent of a building. Building height is measured in Stories or, for purposes of calculating Minimum Building Height and the Building Height to Street Width Ratio, in feet. BUILDING HEIGHT TO STREET WIDTH RATIO. The height of the building measured in feet divided by the width of the street measured in feet. The street width is the distance from front of curb to front of curb. Maximum building setbacks shall not vary more than five (5) feet from an adjacent building. BUILD-TO LINE. Establishing the minimum and maximum setback of the primary building's front setback by measuring the distance between a property boundary and a building. CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection and treatment system that consists of collection sewers and a centralized treatment facility. Centralized systems are used to collect and treat wastewater from entire communities. CENTRALIZED WATER SYSTEM: A potable water system consisting of a water supply, a water treatment facility and distribution piping to multiple users. Centralized systems are used to provide water to either a portion of a community or an entire community. CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by established organizations or foundations dedicated to public service or cultural activities including the arts, education, government and religion. 'wIÎ 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 0NRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1). COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides flexibility with respect to the mix of uses and design standards. 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 uses, density and intensity of use and other characteristics within a Town, Village or Hamlet. Context zones specify permitted land uses, FARs, building height, setbacks, and other regulating elements. ....J -2- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, af7/06 \..,. CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the SOCC. DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater systems used to treat and disperse or discharge small volumes of wastewater, generally from dwellings and businesses that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a private management entity. DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system consisting of a water supply, a water treatment facility and distribution of small volumes though piping to users that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a private management entity. DENSITY, GROSS. The number of residential dwelling units per gross acre of land within the development. DENSITY, NET. The number of residential dwelling units per Net Residential Acre of land within the development. \.- ECO-TOURISM. The practice of touring natural habitats and support facilities thereof in a manner meant to minimize ecological impact. ELIGIBLE SENDING AREA. All lands within the RLSA Overlay Zone. ELIGIBLE RECEIVING AREA. Only those lands within the RLSA Overlay Zone designated as "Open" and having an NRI of 1.4 or below. 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. FLOOR AREA RATIO (FAR). A method of measuring intensity through the number of square feet of building divided by the number of square feet of land. FAR can determine the amount of non-residential building that can be constructed and therefore may be a better indicator of future requirements for infrastructure. Residential is allowed to be counted as FAR if constructed over retail space but that shall not preclude it from being counted towards density within the SRA. GROSS ACREAGE. Within a Town, Village, Hamlet or CRD, the Gross Acreage includes only that area of development within the SRA that requires the consumption of Stewardship Credits. '-' -3- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an /06 HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural characteristics that make them preferred habitat for listed species. """ 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 sustainable altemative to traditional five (5) acre lot rural subdivisions currently allowed by the underlying zoning. HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay Zone. INTENSITY. See Floor Area Ratio. LANDMARK BUILDING. A prominent civic, institutional or other building or structure 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. LDC. The St. Lucie County Land Development Code. .J 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. LIVE-WORK. A building in single ownership that provides limited commercial space and a dwelling unit with separate entrances. The operator of the commercial use may reside in the dwelling unit, or either the commercial space or the dwelling unit may be leased or rented. NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that establishes the relative natural resource value of each area of land by objectively measuring characteristics of land and assigning an index factor based on each characteristic. The sum of these factors is the Index value for the land. The characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed Species, and RLSA Overlay designation. NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index as existent ...,¡ -4- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an 106 '-" at time of adoption of the Comprehensive Plan amendment which established the RLSA Overlay Zone. 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. NET RESIDENTIAL ACRE. The number of acres within the boundary of a development excluding areas devoted to Open Space, stormwater retention areas, wetlands, recreational space, parks, rights-of-way, easements and non-residential development. NEIGHBORHOOD EDGE. A Context Zone that includes the least intensity and diversity within a Town, Village or Hamlet. The zone may be predominantly single-family residential and recreational uses. The Neighborhood Edge may be used to provide a transition to adjoining land uses. NEIGHBORHOOD GENERAL. A 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. OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4 or less, and are typically suitable for development. \.. OPEN SPACE. Any parcel or area of land or water that is set aside, open and unobstructed to the sky, and designated or reserved for public or private use or enjoyment. Open Space includes active and passive recreational areas such as parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains, nature trails, buffers, native vegetation preserves, landscape areas, public and private conservation lands, agricultural areas (not including structures), easements for underground utilities, and water retention and management areas. Buildings shall not be counted as part of any Open Space calculation. Vehicular use surface areas of streets, alleys, driveways, and off- street parking and loading areas shall not be counted as part of any Open Space calculation. PATHWAY. A defined corridor for the primary use of non-motorized travel. POST -SECONDARY INSTITUTION ANCILLARY USES. Any use or facility owned by a public or private post-secondary institution. PRELIMINARY SRA CREDIT AGREEMENT MEMORANDUM. A memorandum that states that an SRA Applicant and the County shall enter into a Preliminary SRA Credit Agreement for those Stewardship Credits needed to develop that portion of an SRA that is the subject of a Preliminary Development Agreement with the Florida Department of Community Affairs for purposes of the Development of Regional Impact program. Such memorandum shall contain the same information as required for an SRA Credit Agreement Memorandum. ~ -5- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 PUBLIC BENEFIT USES. Public benefit uses include public and private schools (pre-K- ......J 12); public or private post-secondary institutions; Post Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing; cultural facilities; future transportation corridors including transit; community parks exceeding the minimum requirement of two hundred (200) square feet per dwelling unit; regional parks; agricultural, environmental or natural resource research centers; and govemmental facilities or similar community service uses as determined by the BOCC in its approval of an SRA application. RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and Open (RLSA Figure 1). RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay Zone. The area generally depicted on the Future Land Use Map and specifically depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area Overlay. RURAL. Lands located outside of the Urban Service Boundary area identified as AG-5 or AG-2.5 in the Future Land Use Element of the St. Lucie County Comprehensive Plan. SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land uses within the underlying zoning that are of a similar type or intensity and that are grouped together in the same column on the St. Lucie County Rural Land Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4). SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the permitted and conditional land uses within the underlying zoning set forth in Section 4.05.07.B.6 with each Sending Area Land Use Layer displayed as a single column (RLSA Figure 4). SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural Resource Index Value of land, with values assigned based upon soil types classified using the Natural Soils Landscape Positions (NSLP) categories. ...J SPECIAL USE DISTRICT. An area for certain uses that cannot be incorporated into one (1) of the Context Zones. Special Use Districts provide for the inclusion of unique uses and development standards not otherwise defined in a Context Zone. SRA APPLICATION. An application submitted to the County, reviewed by staff and subject to approval by the BOCC, to designate a Stewardship Receiving Area. SRA CREDIT AGREEMENT. An Agreement required by the County between the County and a landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SRA and who will utilize Credits to develop land within the SRA. SRA CREDIT AGREEMENT MEMORANDUM. A memorandum that states that an SRA Applicant and the County shall enter into an SRA Credit Agreement. SRA - STEWARDSHIP RECEIVING AREA ZONE. A designated area within the RLSA Overlay Zone that may be or already has been approved by the BOCC for the ~ -6- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 \.- development of a Town, Village, Hamlet or CRD and that requires the consumption of Stewardship Credits, commonly referred to as a Stewardship Receiving Area or an SRA. SSA APPLICATION. An application submitted to the County, reviewed by staff and subject to approval by the BOCC, to designate a Stewardship Sending Area. SSA CREDIT AGREEMENT. An agreement required by the County between the County and any landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SSA and who is to obtain SSA Credits for the land so designated. SSA Credit Agreements entered into by and between a landowner and the County that include restoration credits shall reference the plans and specifications for the restoration activity upon which the restoration credits are based. SSA - STEWARDSHIP SENDING AREA ZONE. A designated area within the RLSA Overlay Zone that may be or already has been approved for the generation of Stewardship Credits in exchange for the elimination of one (1) or more Sending Area Land Use Layers, commonly referred to as a Stewardship Sending Area or SSA. STEWARDSHIP CREDIT (CREDIT). A transferable unit of measure generated by an SSA and consumed by an SRA. Seven (7) Credits are required in exchange for the development of one (1) acre of land in an SRA as provided in Section 4.05.07.8. \.- STEWARDSHIP CREDIT DATABASE. A database maintained by the County that keeps track of all of the Credit transactions (creation of Credits through SSA designation and the use of Credits through SRA designation) approved by the County. STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and preserve natural resources, cultural and historical areas, and agricultural areas in exchange for the use of Stewardship Credits to entitle development. The greater the natural resource, agricultural, historical or cultural value of the area being preserved, the greater the number of Stewardship Credits can be generated. Credits are generated through the designation of SSAs and consumed through the designation of SRAs. Credits may also be created and held for fl.:'ture transfer. STEWARDSHIP CREDIT USE AND RECONCILIATION APPLICATION. An application required to be submitted by an Applicant as part of an SRA Application Package in order to track the transfer of Credits from SSA(s) to SRA(s). 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 shown as RLSA Figure 2. "-' STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be prepared and submitted by an applicant for an SSA. Such an agreement is required for all SSA Applications. The agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida DEP, Florida Department of Agriculture and Consumer Services, SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall identify the specific - 7- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/06 land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements. '-1Ì STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising the Natural Resource Index Value of land, with values assigned based upon the classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention Area ryvRA). 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. TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements (TCI) can be defined as investments in capital facilities including, but not necessarily limited to, roads, stormwater management, utilities, public safety facilities, libraries, and schools located in SRAs. Such investments are sized to meet the needs of the SRA communities. 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 sustainable, mixed use, walkable, and provides a balance of land uses to reduce automobile trips and increase livability. Towns are comprised of several neighborhoods that have individual identity and character. TOWN CENTER. A Context Zone that is intended to provide a wide range of uses, .J 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 density and intensity are less as the Town Center serves as a transition to surrounding neighborhoods. TOWN CORE. A 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 RLSA Overlay Zone by the St. Lucie County Land Development Code in effect prior to the adoption of the RLSA Overlay Zone 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 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. ...,J -8- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 ~ WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance areas or other water storage areas and that provide surface water quality and other natural resource value. WRA's may continue to function for agricultural uses; surface water retention, detention, treatment and/or conveyance; habitat and passive recreational uses. 4.05.03. ESTABLISHMENT OF RLSA OVERLAY ZONE In order to implement the RLSA Overlay Zone Regulations, a RLSA Overlay Zone, to be designated as "RLSAO" on the official zoning atlas, is hereby established. A. The lands included in the RLSA Overlay Zone and to which the RLSA Overlay Zone Regulations apply are depicted by the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1) in the St. Lucie County Comprehensive Plan. B. Within the RLSA Overlay Zone, lands may be designated to implement the Stewardship Credit system as follows: \..,. 1. Establishment of SSA designations. A RLSA Overlay Zone classification to be known as SSAs, and to be designated on the official zoning atlas by the symbol "RLSA-SSA #_", is hereby established. This Overlay Zone classification will be used for those lands within the RLSA Overlay Zone that are designated by the Board of County Commissioners (BOCC) as SSAs. The approval of this designation shall be governed by the procedures as prescribed in the RLSA Overlay Zone Regulations. 2. Establishment of SRA designations. A RLSA Overlay Zone classification to be known as SRAs, and to be designated on the official zoning atlas by the symbol "RLSA-SRA #_", is hereby established. This Overlay Zone classification will be used for those lands within the RLSA Overlay Zone that are designated by the BOCC as SRAs. The approval of this designation shall be governed by the procedures as prescribed in the RLSA Overlay Zone Regulations. 4.05.04. LAND USES ALLOWED IN THE RLSA OVERLAY ZONE Permitted land uses allowed within the RLSA Overlay Zone are of two (2) 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 RLSA Overlay Zone are defined in the underlying zoning. Lands that are in the RLSA Overlay Zone but that have not been designated as an SSA or SRA, maintain the same underlying zoning and conditional use rights, including uses and densities and intensities of use, until such zoning and conditional use rights are changed pursuant to the St. Lucie County Rural Land Stewardship Area Overlay and the provisions of this Section.. ~ - 9 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an 106 4.05.05. STEWARDSHIP CREDITS A. Establishment of a Stewardship Credit Database. The Growth Management Director 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 RLSA Overlay Zone. The database shall be in an electronic form that can be linked to the RLSA Overlay Map (RLSA Figure 1) 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 Application Package. B. Density and Use. Except as provided herein, there shall be no change to the underlying density and permitted uses of land within the RLSA Overlay Zone, as set forth in the underlying zoning. No part of the Stewardship Credit System shall be imposed upon a property owner without that owner's written consent. The underlying zoning will remain in effect for all land not subject to the creation, transfer or receipt of Stewardship Credits. The establishment of the Overlay does not by itself alter the uses or density or intensity of use for underlying land uses within the Overlay. C. Creation of Stewardship Credits. Stewardship Credits (Credits) may be created from any lands within the RLSA Overlay Zone from which one (1) or more Sending Area Land Use Layers are removed. These lands will be identified as SSAs. All privately owned lands within the RLSA Overlay Zone are eligible for designation as an SSA. The creation of the RSLA Overlay and the inclusion of property within it includes the right to create the Stewardship Credits through the SSA application process and using the formulas established through the Overlay Map (RLSA Figure 1), the Credit Worksheet (RLSA Figure 2), the Natural Resource Index Map (Figure 3), and the Stewardship Sending Area Matrix (RLSA Figure 4). An approved SSA Application creates the Stewardship Credits, which become effective once the Stewardship Easement Agreement is recorded in the public records of St. Lucie County. Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies. Upon petition by the property owner seeking an SSA designation, and approval by Ordinance by the BOCC, land becomes designated as an SSA. For each SSA, an SSA Credit Agreement shall be executed 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 SSA Credit Agreement shall be allowed on such property. Once a land use layer has been removed from an SSA through a recorded Stewardship Easement Agreement, those uses are permanently eliminated, and those layers removed cannot be thereafter reestablished. In the event that any lands in an SSA are encumbered by a mortgage, the owner of such lands shall be required to obtain from the holder of the mortgage a consent and joinder agreeing to the imposition of the Stewardship Easement Agreement on the lands encumbered by the mortgage, and the subordination of its mortgage, lien or encumbrance to the Stewardship Easement Agreement. - 10- ...J .J ..."J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS 8n 106 '-' D. Transfer of Stewardship Credits. Credits can be transferred only to lands within the RLSA Overlay Zone that meet suitability criteria in Section 4.05.08.A.1. Stewardship Credits may be transferred to another entity, to an eligible receiving area, or applied to an SRA. 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. E. Allocation of Stewardship Credits. Stewardship Credits generated from one (1) SSA may be allocated to one or more SRAs, and an SRA may receive Stewardship Credits generated from one or more SSAs. 4.05.06. LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA DESIGNATION All lands within the RLSA Overlay Zone have been delineated on the RLSA Overlay Map (RLSA Figure 1). Unless and until designated as an SSA or SRA, lands within the RLSA Overlay Zone shall remain subject to the underlying zoning. A. Underlying zoning and permitted uses. The underlying zoning and permitted uses shall apply until lands within the RLSA Overlay Zone are voluntarily designated as an SSA or SRA. '-' B. Density and Intensity. No increase in density or intensity within the RLSA Overlay Zone is permitted beyond the underlying zoning except in areas designated as SRAs. Within SRAs, density and intensity may only be increased through the provisions of the Stewardship Credit System outlined in Section 4.05.08. 4.05.07. SSA DESIGNATION Lands within the RLSA Overlay Zone may be designated as an SSA pursuant to the requirements of this section: A. Lands Within the RLSA Overlay Zone that may be designated as an SSA. Any privately owned land within the RLSA Overlay Zone may be designated as an SSA. 1. At a minimum, Residential uses (layer 1) as listed in the St. Lucie County RLSA Sending Area Land Use Layer Matrix (RLSA Figure 4) 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. 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 Overlay Zone that will provide comparable habitat function. - 11 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/os ...J B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits (Credits) are created from any lands within the RLSA Overlay Zone from which one (1) or more Sending Area Land Use Layers are removed and that are subsequently designated as SSAs by the BOCC. 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 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, and 2) the number of Sending Area Land Use Layers being eliminated. Incentive Credits are also established to encourage the protection and conservation of agriculture activities, the restoration of environmentally significant lands, and the protection of cultural heritage. 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 in a Stewardship Sending Area. 3. Cultural Heritage Incentive Credits. Priority is given to protecting andJ conserving lands that are of historical value to St. Lucie County. Designation""" as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty (50) years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the BOCC. Any SSA application that includes supporting data and analysis, and requests Cultural Heritage Credits, shall be reviewed by the St. Lucie County Historical Commission for recommendation to the BOCC. All contributing structures, facilities and locations shall be mapped and tabulated in acres. Cultural heritage preservation approved by the BOCC in an SSA shall be granted .5 Credits per acre. 4. 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 having habitat value, creation of upland/wetland habitat, or enhanced wildlife corridors or habitat function, or as part of a designated Comprehensive Everglades Restoration Program (CERP) project, 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. Lands designated "Restoration" shall be restricted in accordance with the .. .~ Stewardship Credit Agreement and shall be maintained in their existing """ - 12- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 ~ condition until such time as restoration activities occur as determined by the agency with jurisdiction for the restoration work. Upon completion of restoration, the land shall be managed in accordance with the applicable restoration permit conditions and/or the recorded Stewardship Easement Agreement. b. If the applicant agrees to complete the restoration improvements and the eligibility criteria below are satisfied, three (3) Credits shall be generated for each acre of land. c. Stewardship Credits shall be authorized at the time of SSA designation and are awarded when the restoration work has been completed if the restoration is meeting established performance standards. Credits shall be proposed and justified by applicant and approved by BOCC at the time of public hearing. d. One (1) or more of the following eligibility criteria shall be used in evaluating a request for Restoration Stewardship Credits: i. 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. Such lands do not have to be under common ownership with the lands proposed to be restored. ~ 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. vi. Lands within a designated Comprehensive Everglades Restoration Program (CERP) project. 5. Indices and Values. A set of Index Factors has been established as part of the Stewardship Credit Worksheet (RLSA Figure 2). a. Natural Resource Indices. Land Cover/Land Use Indices Soils/Surface Water Indices Listed Species Indices RLSA Overlay Characteristic Indices (HSA, HYSA, WRA) '-" b. Agriculture Index. - 13- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 Existing Agriculture Activity (removal of layers 1, 2 and 3) '-' c. Index Values. During the RLSA Overlay study, based upon data and analysis, all lands within the RLSA Overlay Zone were assigned a value for each Index. d. Index Map. A Natural Resource Index Map (RLSA Figure 3) adopted as a part of the RLSA Overlay, indicates the Natural Resource Stewardship Index Value for all land within the RLSA Overlay Zone. Credits from any lands designated as SSAs shall be based upon the Natural Resource Index values in effect at the time of designation. At the time of designation, the Natural Resource Index Assessment required in Section 4.05.07.C.3 shall document any necessary adjustments to the index values reflected on the Index Map (RLSA Figure 3). 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 (RLSA Figure 2) and adopted as the Sf. Lucie County Rural Land Stewardship Area Sending Area Land Use Layer Matrix (RLSA Figure 4) set forth below. Each Layer incorporates the permitted or conditional uses allowed under the underlying zoning. Each Layer listed below has an established Credit j value (percentage of a base Credit) developed during the RLSA Overlay Study. ....., At the time of SSA application, a landowner proposing to have land designated as an SSA shall determine how many of the Sending Area Land Use Layers are to be removed from the proposed SSA. 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 .J - 14- '-' '-' '-' ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 Sl Lucie County Rural Land Stewardship Area Sending Area Land Use Layer Matrix Note: Groupings of Land Uses permitted in accordance with Policy 1.10 of the RLSA Overlay in the St. Lucie County ComDrehensive Plan Residential Land General & Earth Mining and Agriculture Agriculture Restoration and Use Conditional Use Processing Use Group 1 Use Group 2 Use Natural Resource Layer Layer Layer Layer Layer Use Layer Single-family Aircraft storage and Mining and quarry of Agricultural Agricultural Wildlife management, detached dwelling equipment nonmetallic minerals, production - crops, production - plant and wildlife with guest house maintenance except fuels citrus, landscape Ranching, livestock conservancies, 1 unit per 5 acres nursery raising & animal refuges and specialties, pasture, sanctuaries sod and grazing Mobile homes Airports and flying, Single-family Agricultural services Cultural, educational Fishing, hunting & 1 unit per 5 acres landing, and take-off detached dwelling and/or eco-tourism trapping fields unit or mobile home, uses and support for on-site security facilities, and their purposes related modes of transporting participants, viewers, or patrons; tour operations, such as, but not limited to airboats, swamp buggies, horse and similar modes of transoortation 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 LOC 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 - 15- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 C. SSA Application Package. An application to designate lands(s) within the RLSA Overlay Zone as an SSA shall be filed pursuant to the regulations of this Section. An SSA Application Package shall include the following: 1. SSA Application. A landowner or his/her agent, hereafter "applicant," shall submit an application for the designation of SSA for lands within the RLSA Overlay Zone to the Growth Management Director or his designee, on an approved application form. The application shall be accompanied by the documentation as required by this Section, including a completed Stewardship Credit Worksheet (RLSA Figure 2) that reflects the pertinent information requested below. 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 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 RLSA 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 RLSA Overlay Study are no longer valid, the Assessment shall document the Index Value scores of the land as of the date of the SSA Designation Application. c. Quantify the acreage of agricultural lands, by type, being protected and conserved; d. Quantify the acreage of non-agricultural acreage, by type, being protected and conserved; 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. RLSA Overlay Map (RLSA Figure 1) delineating the area of the RLSA Overlay Zone being designated as an SSA; - 16- ..J .J ..J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 '-" d. Aerial photograph(s) at a suitable scale, delineating the area being designated as an SSA; e. Natural Resource Index Map of area being designated as an SSA; f. FDOT Florida Land Use Cover and Forms Classification System (FLUCFCS) 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 scores, 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 Agricultural Incentive Credits ~ '-' 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 an 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 consistent with the requirements of Chapter 1A-46, F.A.C., adopted by the State Historic Preservation Officer;. m. 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 for which - 17- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELO~MENT REGULATIONS, 817/06 the applicant has committed to complete the restoration identified as Restoration Incentive ("R I"); (3) The number of Incentive Credits to be granted for the lands designated "R I"; (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; remove exotics so as to enhance the continued viability of native vegetation and wetlands or otherwise; and (5) 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; (c) Identification of the entity responsible for performing the work; '-fÎ (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 RLSA Overlay Zone 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 criteria: 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 Agreement applicable to the land, which shall be granted in perpetuity and shall be recorded within '-tIÌ - 18- """ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/os ~ one-hundred and twenty 120 days following approval of the SSA Credit Agreement; f. Land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements; 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, including the permanent removal of land use layers; and h. Provisions regarding and ensuring the enforceability of the SSA Credit Agreement. 6. Public Hearing for SSA Credit Agreement. The SSA Credit Agreement shall be approved by an Ordinance of the BOCC after an advertised public hearing by majority vote. The hearing on the SSA Credit Agreement may be concurrent with the hearing on an SSA Application Package. 7. Stewardship Easement Agreement. The applicant shall prepare and submit a Stewardship Easement Agreement including the following: a. The Stewardship Easement Agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida Department of Environmental Protection (DEP), Florida Department of Agriculture and Consumer Services (DOACS), South Florida Water Management District (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, including performance standards and annual monitoring requirements. ~ 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, the deed shall reference the Stewardship Easement Agreement. D. SSA Review Process. \.,. 1. Pre-application Conference with County Staff. Prior to the submission of an application for SSA designation, the applicant shall attend a pre- application conference with the Growth Management Director 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 (1) pre- application conference shall be required. This pre-application conference should address, but not be limited to, such matters as: - 19- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8rT/06 a. Conformity of the proposed SSA with the goals, objectives, and "'-'iÎ policies of the Comprehensive Plan; b. Review of the Stewardship Credit Worksheet (RLSA Figure 2) and Natural Resource Index Assessment for the property; c. Identification of the recognized entity to be named in the restrictive 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, including performance standards and annual monitoring requirements. 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 Growth Management Director or his designee. The contents of said application package shall be in accordance with Section 4.0S.07.C. 3. Application Deemed Complete and Sufficient for Review. Within ten (10) days of receipt of the SSA Application, the Growth Management Director or his designee shall notify the applicant in writing that the application is complete and sufficient for agency review or specify additional information needed to find the application to be complete and sufficient. If required, the applicant shall submit additional information. Within ten (10) days of receipt of . J the additional information, the Growth Management Director or his designee "'" shall review it and notify the applicant in writing that the application is complete and sufficient, or request further information needed to clarify the additional information or to answer new questions raised by, or directly related to, the additional information. The County may request additional information no more than twice, unless the applicant waives this limitation. 4. Review by County Reviewing Agencies: Once the SSA application is deemed complete and sufficient, the Growth Management Director or his designee will distribute it to specific County staff for their review. 5. Designation Report. Within twenty (20) days from the receipt of a complete and 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. E. SSA Approval Process. 1. Review by Environmental Advisory Committee (EAC). The EAC shall review any proposed Ordinance to designate lands within the RLSA Overlay Zone as an SSA. The EAC shall forward its comments to the BOCC. 2. Public Hearing Before BOCC. The BOCC shall hold an advertised public hearing on the proposed Ordinance to approve an SSA Application, SSA Credit Agreement and Stewardship Easement Agreement. Notice of the ....J Board's intention to consider the Ordinance shall be given at least ten (10) -20- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 '-" 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 shall state the date, time and place of the hearing, the title of the proposed Ordinance, and the place or places within the County where the proposed Ordinance and the SSA Application Package 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 hearing and be heard with respect to the proposed Ordinance. The BOCC shall review the staff report and recommendations, oral and written submissions from the public received at the hearing and, if it finds that all requirements for designation have been met, shall, by Ordinance, approve the application. If the BOCC finds that one (1) 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 Ordinance shall require a majority vote by the BOCC. 3. 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 executed Stewardship Easement Agreement applicable to such lands (as prepared by the SSA Applicant and reviewed and approved by St. Lucie County staff), shall be provided to the St. Lucie County Property Appraiser and the SSA Applicant. The Stewardship Easement Agreement shall be recorded within one hundred and twenty (120) days by the applicant in the public records of St. Lucie County. 4. Pursuant to Section 163.3177(11)(d) F.S., designations of SSAs and SRAs within the RLSA Overlay Area shall be by Ordinance and do not require a Comprehensive Plan amendment. For informational purposes and as a ministerial act, the County shall illustrate each approved SSA and SRA on the FLUM and Overlay Map (RLSA Figure 1) with the symbol "RLSA-SSA #_"at such time as any other updates are made to the FLUM or Overlay Map (RLSA Figure 1). Update the RLSA Overlay Map (RSLA Figure 1) and Official Zoning Map. The Official Zoning Map 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 Ordinance number and SSA Designation Application number. '-" F. 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. At the pre- application conference on a proposed amendment, the Growth Management Director or designee may grant a waiver to any portion of an SSA Application Package for which the required information has not materially changed since SSA designation or is not relevant to the requested amendment. ~ - 21 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 6/12/06 4.05.08. SRA DESIGNATION ~ Lands within the RLSA Overlay Zone may be designated as an SRA pursuant to the requirements of this section. A. Lands Within the RLSA Overlay Zone that may be designated as an SRA. Any privately owned land within the RLSA Overlay Zone that meets the suitability criteria may be designated as an SRA, except land delineated on the RLSA Overlay Map (RLSA Figure 1) as HYSA, HSA, or 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, as permitted by SFWMD, and may also be used for Open Space, habitat and passive recreation. 1. Suitability Criteria. Land within the RLSA Overlay Zone must meet the following suitability criteria in order to be eligible for designation as an SRA: a. The land must be designated on the RLSA Overlay Map (RLSA Figure 1) as "Open". b. An SRA must contain sufficient suitable land to accommodate the planned development. c. Residential, retail, office, manufacturing, light industrial, hotel, group housing, transient housing, Civic and Institutional, active recreation, governmental, and community service uses within an SRA shall not be located on lands that receive a Natural Resource Index value of greater than 1.4. ~ d. Lands or parcels that are greater than one (1) 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. e. Open Space shall comprise thirty-five (35) percent of the Gross Acreage of a Town, Village or those CRDs exceeding one hundred (100) acres. f. Open Space on lands within an SRA that exceeds the required thirty-five (35) percent Open Space shall not consume Stewardship Credits. g. If an HSA or WRA is contiguous to an SRA as delineated in the RLSA Overlay Map (RLSA Figure 1) and designed to be available to the public for passive recreation, its acreage shall count toward the required thirty-five (35) percent Open Space. When located adjacent to or included in an SRA, acreage within a WRA may be counted as Open Space so long as the same percentage of the WRA is not relied upon to generate Stewardship Credits for development within the SRA. h. An SRA may be contiguous to an HYSA or HSA as delineated in the RLSA Overlay Map (RLSA Figure 1), but shall not encroach into ....,J such areas, and shall buffer such areas as described in Policy 4.11 of ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8/7/06 '-' the St. Lucie County Rural Land Stewardship Area Overlay in the Comprehensive Plan. An SRA may be contiguous to, or encompass a WRA. i. 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 Policy 4.12 of the St. Lucie County Rural Land Stewardship Area Overlay in the Comprehensive Plan. \... B. Transfer and Use of Stewardship Credits. Stewardship Credits may be transferred and used for residential or non-residential entitlements in an SRA on a per acre basis pursuant to these requirements: 1. Transfer of Credits. The transfer or use of Stewardship Credits shall only be in a manner as provided for herein. Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies.2. Stewardship Credit Use. Stewardship Credits shall create development entitlements in an SRA on a per acre basis at a rate of seven (7) Stewardship Credits per gross acre. Lands within an SRA greater than one (1) acre, with Index Values of greater than 1.4, shall be retained as agricultural land or 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. 4. Mixed Land Use Entitlements. In order to promote sustainable, mixed use development and provide the necessary support facilities and services to residents of rural areas, an SRA shall be allowed the full range of uses permitted by the Mixed Use Development (MXD) land use category of the Future Land Use Element, as modified by Policy 4.6 and RLSA Figure 5 in the St. Lucie County Rural Land Stewardship Area Overlay of the Comprehensive Plan. Depending on the size, scale, and character of an SRA, it shall be designed to include an appropriate mix of retail, office, manufacturing, light industrial, recreational, Civic and Institutional, community service and governmental uses, in addition to residential uses. C. Forms of SRA developments. Only the following four (4) forms of development are permitted within an SRA designated within the RLSA Overlay Zone. Each requires a functional and integrated mix of uses in accordance with Policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4 of the St. Lucie County RLSA Overlay, including RLSA Figure 5, of the Comprehensive Plan. 1. Towns. Towns are the largest and most diverse form of SRA. Towns shall be not less than one thousand (1,000) acres or more than five thousand (5,000) - 23- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, sn 106 acres in Gross Acreage and shall be designed to provide for a broad range of .......1 residential and nonresidential uses in accordance with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) of the Rural Land Stewardship Area Overlay of the Comprehensive Plan. See LDC Section 4.05.0S.G.2 for Town design criteria. 2. Villaaes. Villages shall provide 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 one hundred (100) acres or more than one thousand (1000) acres in Gross Acreage and shall comply with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) in the Rural Land Stewardship Area Overlay of the Comprehensive Plan. See Section 4.05.0S.G.3 for Village design criteria. 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 forty (40) or more then one hundred (100) acres in Gross Acreage and shall comply with the Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) in the Rural Land Stewardship Area Overlay of the Comprehensive Plan. To maintain a proportion of Hamlets to Villages and Towns, a Village or Town must be approved prior to not more than three (3) Hamlets, in combination with CRDs of one hundred (100) acres or less, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than three (3) additional Hamlets, in combination with CRDs of one hundred (1 QO) acres or less, may be approved for each ..J subsequent Village or Town. See Section 4.05.0S.G.4 for Hamlet design criteria. 4. Compact Rural Developments (CRDs). Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that are necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. 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 shall be provided in accordance with RLSA Figure 5. To maintain a proportion of CRDs of one hundred (100) acres or less to Villages and Towns, , a Village or Town must be approved prior to not ~ more than three (3) CRDs of one hundred (100) acres or less. - 24- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 '-" 5. Proportion of Hamlets and CRDs to Villages and Towns. In order to maintain the correct proportion of Hamlets and CRDs of one hundred (100) acres or less to the number of Villages and Towns approved as SRAs, not more than three (3) Hamlets or CRDs of one hundred (100) acres of less in Gross Acreage may be approved prior to the approval of a Village or Town, and thereafter not more than three (3) additional CRDs or 100 acres or less or Hamlets, may be approved for each subsequent Village or Town. 6. Development of Regional Impact (DRI). SRAs are permitted as all or part of a DRI subject to the provisions of § 380.06, F.S. and the RLSA Overlay Zone Regulations. a. An SRA Application Package 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 DRI as part of subsequent SRA Designation Applications. 7. Affordable Housing Component within an SRA. An SRA that includes residential housing shall provide Adequate Affordable or Workforce Housing, including very low-, low- and moderate-income housing for the development anticipated in the SRA. Adequate Affordable or Workforce Housing shall be determined on the basis of an analysis applying the standards under Rule 9J- 2.048, F.A.C., regardless of whether the development within the SRA is required to undergo DRI review pursuant to section 380.06, Florida Statutes. 8. Land Uses within an SRA. Allowed, conditional and prohibited uses within a Town, Village, Hamlet or CRD shall be specified in the SRA Plan. \... - 25- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8f7/06 D. Stewardship Receiving Area (SRA) Review & Approval Processes ...J This SRA standards and requirement and review section shall reference back to the St. Lucie County Code, Section 11.01.00 and Section 11.03.00 as amended from time to time and where applicable. This SRA approval process shall reference back to the St. Lucie County Code, Chapter 11 Section 11.02.00 as amended from time to time. 1. Pre-Application Conference A. Purpose See Section 11.01.05(A). B. Applicability A pre-application conference is mandatory prior to the submittal of an SRA application. C. Initiation: Conference An application for designation of a Stewardship Receiving Area (SRA) is initiated by requesting in writing a pre-application conference with the Growth Management Director, or his designee. Within twenty (20) working days of the request, the Growth Management Director shall schedule a pre-application conference with the applicant and other relevant County ..."J departments. If an application for SRA designation is to be filed concurrent with an SSA application, only one (1) pre-application conference shall be required. This pre-application conference shall be held within twenty (20) working days of the submitted request, unless waived by the applicant, 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 4.05.08.A.1 and other standards of this Section; c. SRA master plan compliance with all applicable policies of the RLSA Overlay Zone Regulations, and demonstration that incompatible land uses are directed away from HYSAs, HSAs, WRAs, and Conservation Lands; d. Confirmation in the manner prescribed herein that the applicant has acquired or will acquire sufficient Stewardship Credits to create the type of SRA (whether Town, Village, Hamlet or CRD) in the amount of acres requested in the SRA application, and; e. Consideration of impacts, including environmental and public facility impacts. .J - 26- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/06 '-' D. Submission Materials ~ An SRA Application Package to support a request to designate land(s) within the RLSA Overlay Zone as an SRA shall be filed pursuant to the regulations of the RLSA Overlay Zone Regulations. The SRA Application Package shall include the following: 1. SRA Application. A landowner or his/her agent, hereafter "applicant, n shall submit an application for the designation of an SRA within the RLSA Overlay Zone to the Growth Management Director or his designee, on an approved application form. The application shall include: 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 (Le., that 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 adjacent to the SRA but not included in the SRA designation; f. Number of acres within the SRA that consume Credits; g. The number of Stewardship Credits required for the SRA and documentation that the applicant has acquired or has a contractual right to acquire those Stewardship Credits; h. A specific 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) SSA Designation Ordinance (or Ordinance Number); (3) SSA Credit Agreement (Stewardship Credit Agreement); (4) Stewardship Credits Database Report. i. 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. 2. Application Fee. An application fee shall accompany the application. ~ - 27- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, sn/06 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: a. Identify any lands within the proposed SRA that have an Index Value greater than 1.4; b. Verify that the Index Value scores assigned during the RLSA 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 RLSA Overlay Study are no longer valid, document the current Index Value scores 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 any 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 4.05.0S.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. RLSA Overlay Map (RLSA Figure 1) delineating the area of the RLSA Overlay Zone being designated as an SRA; d. SRA overlay map with current land uses and wetland boundaries and highlighting potential wetland and listed species impacts within the Master Plan; e. Aerial photograph delineating the area being designated as an SRA; f. Natural Resource Index Map of area being designated as an SRA; g. Documentation to support a change in the related Natural Resource Index Value(s), if appropriate. ~ - 28- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 \..r 5. A cultural resources assessment survey, addressing on-site archaeological and historic resources, which has been found sufficient by the State Historic Preservation Officer pursuant to Chapter 1A-46, Florida Administrative Code. \.- 6. 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 Package. The SRA Plan and Master Plan shall be consistent with the requirements of Section 4.05.08.E. 7. SRA Public Facilities Impact Assessment Report. An Impact Assessment Report shall be prepared and submitted by the applicant as part of the SRA Application Package. The SRA Impact Assessment Report shall address the requirements of Section 4.05.08.H. 8. SRA Economic Assessment Report. An Economic Assessment Report shall be prepared and submitted by the applicant as part of the SRA Application Package. The SRA Economic Assessment Report shall address the requirements of Section 4.05.08.1. 9. 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, office and other non-residential square footage and other land uses depicted on the master plan; (4) A description of the 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 in the Official Records of the St. Lucie County; and (6) The applicant's commitments, if any, regarding conservation, or any other restriction on development on any - 29- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8n/06 lands, including wetlands, within the SRA, as may be depicted .....J 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 Memorandum shall include the same information and documentation as is required for an SRA Credit Agreement and an SRA Credit Agreement Memorandum. 2. Filing Application for Stewardship Receiving Area (SRA) Reference Sections 11.01.06 through and including 11.01.19 as amended from time to time in addition to the following sections: A. Department of Community Affairs Review After the Growth Management Director or his designee, determines that an application for Stewardship Receiving Area (SRA) is complete, the Growth Management Director or his designee, shall transmit the complete SRA Application, in accordance with RLSA Policy 4.5 within the St. Lucie County Comprehensive Plan to the Florida Department of Community Affairs to review the proposed SRA Application for consistency with the RLSA Overlay and provide comments to the County within a period of thirty (30) calendar days. B. Environmental Advisory Committee Review After the Growth Management Director or his designee, determines that an .~ - 30- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 ~ application for Stewardship Receiving Area (SRA) is complete, the Growth Management Director or his designee, shall transmit the complete SRA Application, to the St. Lucie County Environmental Advisory Committee (EAC) for review and comments. The EAC shall be authorized to review and comment on any proposed Ordinance to designate lands within a RLSA Overlay Zone as a SRA. The EAC shall forward its comments on the application for Stewardship Receiving Area (SRA) designation to the Growth Management Director, or his designee, who shall then report those comments as part of the public hearing review of the proposed designation of an SRA. C. Official Development Document ~ Following the Board of County Commissioners approval of the SRA Application and SRA Credit Agreement, a legal description of the land designated SRA, the SRA credits granted, and the executed Stewardship Easement Agreement applicable to such lands (as prepared by the SRA Applicant and reviewed and approved by St. Lucie County staff), shall be provided to the St. Lucie County Property Appraiser and the SRA Applicant. The Stewardship Easement Agreement shall be recorded within one hundred and twenty (120) days by the applicant in the public records of St. Lucie County. Following the effective date of the approval of the SRA Application, the adopted Ordinance, including the SRA Plan and Master Plan, shall become the official development document for the approved SRA. In addition to the requirement for BOCC approval of an SRA Application Package, the SRA shall be subject to other applicable regulations in the Code, including but not limited to subdivision and site plan approval; however, no further review or approval of the SRA under this section or in the Code shall be required except for an amendment requested by the applicant or a successor in interest. ~ D. 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 SRA Credits generated and SRA Credits consumed. E. Update the RLSA Overlay Map & Official Zoning Atlas Upon the approval, with or without conditions, of the application for designation of a Stewardship Receiving Area (SRA) , The Official Zoning Atlas shall be updated to reflect the designation of the SRA. The County will delineate the boundaries of each approved SRA with the symbol "RLSA- SRA #_." 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 Ordinance number and SRA Designation Application number. After the approval of any SRA, and during the County's next regular Future Land Use Map amendment process, as a ministerial act and for information purposes only, the County will delineate the boundaries of the approved SRA on the Future - 31- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 Land Use Map and on the RLSA Overlay Map and amend the Capital ....../ Improvements Element and Traffic Circulation Element to reflect any public facilities needed to serve the approved SRA. F. Conditional Stewardship Receiving Area (SRA) Designation If, at the time of the approval of the Stewardship Receiving Area (SRA) Application Package by the Board of County Commissioners, the applicant has not acquired the number of Stewardship Credits needed to entitle the SRA, then the SRA designation shall be conditional. The applicant shall have ninety (90) days from the date of the conditional approval to provide documentation of the acquisition of the required number of Stewardship Credits. Upon presentation of such documentation by the applicant, the County shall provide written acknowledgement to the applicant that the condition has been satisfied. If the applicant does not provide such documentation within ninety (90) days, the conditional SRA designation shall be null and void. G. Stewardship Receiving Area (SRA) Amendments Amendments to the Stewardship Receiving Area (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). ...../ At the pre-application conference on a proposed SRA amendment, the Growth Management Director or designee may grant a waiver to any portion of the SRA Application Package for which the required information has not materially changed since SRA designation or is not relevant to the requested amendment. The Growth Management Director or designee shall determine what application components and associated documentation are required in order to review the amendment request. b. Approval of Minor Changes by Growth Management Director or Designee. The Growth Management Director 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 Growth Management Director 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 general intent of the RLSA Overlay, the RLSA Overlay Zone Regulations, and the SRA Plan's amendment provisions. ~ - 32- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 \..... (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; (c) Reconfiguration of parcels when there is no encroachment into the preservation areas or lands with an Index Value of 1.4 or higher; and, (d) Any other changes authorized by the BOCC in the Ordinance designating the SRA and approving the SRA Plan and Master Plan, provided they do not materially change the character of the SRA. Relationship to Subdivision or Site Development Approval. c. Approval by the Growth Management Director or designee of a minor change or refinement may occur independently from, and prior to, any application for subdivision or site plan approval. However, approval of the minor change shall not constitute authorization for development or implementation of the minor change or refinement without obtaining all other necessary County permits and approvals. '-" E. 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 by the Growth Management Director or designee at the 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 RLSA Overlay Zone and is designed so that incompatible land uses are directed away from lands identified as HYSAs, HSAs, and Conservation Lands as designated on the RLSA Overlay Map (RLSA Figure 1). 1. The SRA Plan and SRA Master Plan shall be prepared by an urban planner who possesses an AICP certification, together with a qualified environmental consultant and the following: A professional engineer (P.E.) with expertise in the area of civil engineering licensed by the State of Florida and a registered landscape architect licensed by the - 33- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 ....,J 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, proposed pedestrian network, proposed open space, proposed 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; and e. The location of all proposed major internal rights of way. 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 with exhibit date shown; d. Statement of compliance with the RSLA Overlay and the RLSA Overlay Zone Regulations; e. General location map showing the location of the site within the boundaries of the RLSA Overlay Map (RLSA Figure 1) 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; .....J - 34- ..J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8n 106 '-' proposed density and percentage of the total development represented by each type of use for the subject phase; k. Design standards for each Context Zone within the SRA. Design standards shall be consistent with the Design Criteria contained in Section 4.05.08.G. for the subject phase; I. Identification of inclusion of very-low, low and moderate income housing within the proposed SRA; m. The proposed schedule of development, and the sequence of phasing or incremental development within the SRA, if applicable; n. A Natural Resource Index Assessment as required in Section 4.05.08.D.3.; o. The location and nature of all existing or proposed public facilities (or sites), such as schools, parks, and fire stations; p. Typical cross sections for all arterial, collector, and local streets, public or private, within the proposed SRA; q. Development commitments for all infrastructure; and \. r. SRA Plan amendment provisions. F. DRI Master Plan. If applicable, the proposed DRI master plan, or PDA, shall be included as part of the SRA Application Package. The DRI master plan shall identify the location of the SRA being designated, and any previously designated SRAs within the DR!. G. Design Criteria. Criteria are hereby established to guide the design and development of SRAs. 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 SRA will be determined on an individual basis, subject to the regulations below, during the SRA designation review and approval process. 1. SRA Characteristics. All SRAs shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) and the design criteria in this Section. '-' - 35- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8/7/06 St. Lucie County RLSA Overlay Zone SRA Characteristics Chart Typical Characteristics Residential Units DUs) per gross acre ase density oods and Services may include Retail, ee, Manufacturing, Light Industrial, ransient Lodging) Floor area ratio or Intensity (Min) - (if ose uses are neluded) ater and astewater Town 1,000-5,000 acres Village Hamlet 10G-1 ,000 acres 40-100 acres ..J Compact Rural Development 100 Acres or less Greater than 100 Acres -2.5 DUs per gross 1-2 DUs per gross ere cre 112-2 DUs per gross 112-2 DUs per gross cre cre(1) ull range of single Diversity of single amily and multi-family amily and multi-family ingle Family and ousing types, styles, ousing types, styles, imited multi-family ot sizes ot sizes Min. 75 SFIDU - Max. 00 SFIDU of ommunity and eighborhood Goods nd Services in Town ente~s); (Retail and Ice required; Uve- ork, Manufacturing, Ught Industrial, ransient Lodging ptional) Retail & Office - .4 ivie/Govemmental/ln titution - .4 ManufacturinglUght Industrial - .35 roup Housing - .45 max.) ransient Lodging - 26 pa net entralized or entralized or ecentralized ecentralized mmunity treatment mmunity treatment ystem; ystem; Interim Well and Interim Well and eptic (only to be used eptic(only to be used I d· 'd I W II d . . n IVI ua e an or construction and/or or construction and/or r S t ale trailers and model ale trailers and model ePtlc I. Yeds em: en ra IZ or omes, up to 10,000 omes, up to 10,000 t r ed pel); Individual wells pel); Individual wells ecen ra.~ t tm t and septic tanks nd septic tanks ~munl rea en lIowed for isolated lIowed for isolated ys em uard house and/or uard house and/or mfort stations on a mfort stations on a rail system or golf rail system or golf ourse up to 2,000 urse up to 2,000 pd. pd. ingle family and imited multi-family(1) ingle family and limited ulti-family(1) in. 25 SFIDU - Max. 00 SF/DU of Neighborhood Goods nd Services in Village ente~s) . If CRD includes In. 10 SF/DU - Max. esidential, Min. 10 5 SF~U of d FIDU - Max. 55 onvenl~nce Goo s F/DU of Convenience nd Services oods and Services If CRD includes esidential, Min. 25 FIDU - Max. 200 FIDU of NeighborÞ""'i oods and ServiCl dlage Center(s) etail & Office - .4 Retail & Office - .35 ¡vie/Governmental/In ivie/Govemmentallln titution - .4 titution - .35 roup Housing - .45 roup Housing - .45 max.) max.) ransient Lodging - 26 ransient Lodging - 26 pa net pa net Retail & Office - .35 ivie/Govemmental/ln titution - .35 roup Housing - .45 max.) ransient Lodging - 26 pa net Individual Well and eptic System: entralized or ecentralized mmunity treatment ystem etail & Office - .4 ivie/Govemmentalllnsti ution - .4 roup Housing - .45 max.) ransient Lodging - 26 pa net entralized or ecentralized ommunity treatment ystem; Interim Well and eptic(only to be used or construction and/or ale trailers and model omes, up to 10,000 pel) ~ - 36- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 '-' Typical Characteristics Town Village Hamlet Compact Rural Development Recreation and Open paces pen Space Gross creage 35% of SRA; ommunity Parks Min. 200 SF of andIDU); Parks & Public Green paces with Neighborhoods; ctive Recreation/Golf ourses Lakes pen Space Minimum 5% of SRA; Parks & Public Green 5 s/1 000 ·th· . acre paces WI In . Neighborhoods op~labon ctive Recreation/Golf ubhc Green Spaces ourses; ithin Neighborhoods kes .5 acres/1000 pulation ublic Green Spaces ¡thin Neighborhoods pen Space Minimum 5% of SRA Parks & Public Green Spaces with Neighborhoods ctive Recreation/Golf ourses Lakes inimum 15 SF/DU - Minimum 10 SF/DU- Civic, Government and Maximum 80 SFIDU Maximum 55 SF/DU; Institutional Services Churches, Libraries, Ide Range of Moderate Range of Medical, etc.) ervices ervices imited Services Umited Services Minimum 10 SF/DU - Maximum 55 SF/DU; ransportation Interconnected Interconnected sidewalk idewalk and pathway Interconnected nd pathway system' t . idewalk and pathway Interconnected system Interconnected system I t ct d t' ys em, Ystem' f local roads f local roads n erconne e sys em Interconnected system' . . f collector and local f II ct and I I Interconnected system Pedestnan Pathways Pedestnan Pathways d . co e or oca t . T ·1 E t . T ., roa s, d f local roads' ques nan ral s ques nan ral s E t . T ·1 oa s; . ' . ques nan ral s ounty Transit access Equestnan Tr~ils ounty Transit access ounty Transit access Moderate Range of ervices Schools (2) ull Range of chools(2) re-K through re-K through (2) lementary Schools(2) Elementary Schools(2) Full Range of Schools ~ *Those CRDs that include single or multi-family residential uses shall include proportionate support services. (1) If CRD includes permanent residential units, the density specified applies. (Pursuant to Section 4.05.08.G.5.a, permanent residential units are optional in CRD's.) (2) Schools to be determined in conjunction with School Board based on size of SRA and expected student population. 2. Town Design Criteria. a. General design criteria. A master plan is required for a Town as a component of the SRA application and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points in the form of neighborhood-scale retail, office, civic uses, schools, parks or other public places. '-" - 37- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/06 · Foster an urban, pedestrian-oriented environment in a mixed-use Town Center by co-locating residential, retail, office, civic and other uses in the Town Center; creating aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and alternative parking in the Town Center; and locating higher-density residential areas proximate to the Town Center. ~ · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Town. · Achieve connectivity through an interconnected network of roads and streets and block designs in each context zone, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Town's very low-, low- and moderate-income households that is reasonably accessible to the Town's places of employment. · Integrate Open Space in neighborhoods throughout the Town through such features as town greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. ..J · Include in each phase of development for the Town a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The following specific information that shall be included on any Town master plan: Towns shall have at least one (1) community park with a minimum size of two hundred (200) square feet per dwelling unit in the Town. Towns shall also have parks or public green spaces within all neighborhoods. Town Plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Town's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. b. 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 ....J surrounding rural environment. A Town shall include the following Context - 38- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS. anl06 ~ Zones and may include additional Context Zones as approved by the BOCC in the SRA Plan and Master Plan: ~ 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, sidewalks shall be shaded through streetscape planting, awnings and other architectural elements. Entrances to structures in the Town Core should reinforce the pedestrian scale. Parking shall be provided on street and 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. Civic or institutional buildings 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, live-work, parks and accessory uses. Such uses may occur in shared use buildings or single use buildings. b) The intensity of non-residential development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. c) The density of transient lodging uses shall not exceed twenty-six (26) dwelling units per Town Core gross acre. d) The maximum building height shall be five (5) stories. The minimum building height shall be two (2) stories and may additionally include parapet walls or other architectural features. '-' e) The minimum lot size shall be 450 square feet. f) The maximum block perimeter shall be two thousand five hundred (2500) linear feet. g) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet. The maximum front building setback shall be ten (10) feet, unless otherwise established in these regulations. - 39- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06· Maximum building setbacks shall not vary more than .....J five (5) feet from an adjacent building. Buildings should be sited at the edge of the sidewalk (front and/or side boundary) and be oriented to the street. The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. h) Overhead encroachments such as awnings, balconies, arcades and the like, shall maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. i) Seating for outdoor dining shall be permitted to encroach into the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. j) Buildings within the Town Core shall be made compatible through similar massing, volume, frontage, scale and architectural features. k) The majority of parking spaces shall be provided off-street in the rear of buildings, or along the side j (secondary streets), organized into a series of small ...., bays separated by landscape islands or diamonds of varied sizes. 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 and include façade treatments. 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 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. I) Streets shall adhere to the cross sections contained ,~ in the SRA Plan. At a minimum all proposed streets - 40- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8f7/0S '-' with the exception of alleys shall include sidewalks on both sides of the street, parallel to the right-of-way. Pedestrian passages or walkway connections within or between buildings on a block may be permitted. A streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located between the back of curb and the sidewalk shall be provided. In these areas, sidewalk protection such as root barriers, continuous tree pits, and/or structural soils shall be provided. Streets shall maintain a minimum average building height to street width ratio of 1: 1, excluding landmark buildings. m) 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 with a minimum planter size five (5) feet in width and eight (8) feet in length, with trees spaced no greater than forty (40) feet on- center or as otherwise allowed. The street tree pattern may be interrupted by architectural elements such as arcades and columns. ~ n) 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 a signage plan 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. Entrances to structures in the Town Center should reinforce the pedestrian scale. Civic or institutional buildings shall be subject to specific design standards that address these buildings I creating focal points, terminating vistas, and significant community landmarks and that are set forth in the SRA Plan and approved by the BOCC. The following design criteria shall apply within the Town Center: - 41 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/06 a) Commercial, retail, office, civic, institutional, light ~ industrial and manufacturing, essential services, parks, residential, live-work, and schools and accessory uses shall be permitted. These uses may occur in shared use buildings or single use buildings. b) The intensity and density of development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. c) The maximum building height shall be four (4) stories. The minimum building height shall be two (2) stories and may additionally include parapet walls or other architectural features.. d) The minimum lot area shall be one thousand (1,000) square feet. e) The maximum block perimeter shall be two thousand five hundred (2500) linear feet. f) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet. The .....J maximum front building setback shall be ten (10) feet, unless otherwise established in these regulations. Maximum building setbacks shall not vary more than five (5) feet from an adjacent building. Buildings should be sited at the edge of the sidewalk (front and/or side street boundary) and be oriented to the street. The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. g) Overhead encroachments such as awnings, balconies, arcades and the like, must maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. h) Seating for outdoor dining shall be permitted to encroach the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. i) Buildings within the Town Center shall be made compatible through similar massing, volume, frontage, . J scale and architectural features. .....,e - 42- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8rT/06 '-" j) Streets shall adhere to the cross sections contained in the SRA Plan. At a minimum all proposed streets with the exception of alleys must include sidewalks on both sides of the street, parallel to the right-of-way, and a streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located 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. k) Parking space requirements and design are the same as in the Town Core. I) Signage requirements are the same as in the Town Core. ~ iii. Neighborhood General. Neighborhood General is predominantly 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, live-work, civic, institutional, parks, schools and accessory uses, including an accessory dwelling unit for single-family residential use, shall be permitted. b) The maximum allowable building height shall be three (3) stories. c) The maximum block perimeter shall be three thousand five hundred (3500) linear 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 residential development, which shall, at a minimum, adhere to the following: i) The minimum lot area shall be one thousand (1,000) square feet. ii) Landscaping shall include a minimum of sixty (60) square feet of shrub planting per lot, on lots that are three thousand (3,000) square feet or less in area; \.,. - 43- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8n 106 eighty (80) square feet on lots that are .....,J greater than three thousand (3,000) square feet but less than five thousand (5,000) square feet in area; and one hundred (100) square feet for lots five thousand (5,000) square feet or larger in area or as otherwise allowed. Plantings shall be in identified planting areas, raised planters, or planter boxes in the front of the dwelling, with, at a minimum, turf grass for the remainder of the property. iii) Required off-street parking for single- family dwelling units shall be permitted at the front, side or rear of the lot. e) Multi-family residential uses shall adhere to the following: i) Maximum building width of two hundred seventy-five (275) feet and minimum building width of eighteen (18) feet. ii) Twenty (20) foot minimum building separation required and not more than then (10) consecutive townhome units. ....J iii) The minimum building front and side setback/build-to lines from all property boundaries shall be zero (0) feet for primary structures. Rear yard setbacks shall be a minimum of ten (10) feet for the primary structure and five (5) feet for any accessory structures. iv) Porches, stoops, chimneys, bays, canopies, balconies and overhangs may encroach into the front and side yards a maximum of five (5) feet. v) The majority of parking spaces shall be provided off-street in the rear of buildings or along side (secondary) streets. Parking areas shall be organized into a series of small bays separated by landscape islands or diamonds of varied sizes. Parking lots shall be accessed from alleys, service lanes or secondary streets. On-street parking spaces within the limits of the front property line, as projected into the right-of- .~ - 44- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, anl06 \.., way, shall count toward the required number of parking spaces. vi) A minimum of one hundred (100) square feet of shrub planting shall be required for each two thousand (2,000) square feet of building footprint, and one tree shall be required for each four thousand (4,000) square feet 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 unless the entire block face and cross-street block face consist of non- residential uses or the block face is adjoining the Town Core or Town Center. These uses 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 use shall have a minimum lot area of not less than the size of the smallest adjacent lot. \.., \.., iv) The minimum front and side building setback/build-to line shall be zero (0) feet. If located adjacent to an existing structure, the minimum side setback shall be equal to the setback of the adjacent property. The minimum rear setback shall be ten (10) feet from the rear property boundary for the principal structure and five (5) feet from the rear property boundary for any accessory structures. Access shall comply with the American's with Disability Act as applicable. v) Parking space requirements and design are the same as in the Town Core, with on- street parking provided only along the lot's 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 - 45- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 property line for corner lots. All off-street parking ......J shall be screened from the street and adjacent property by wall, fence and/or landscaping. vi) Landscaping shall include a minimum of one hundred (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and one (1) tree per four thousand (4,000) square feet 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. h) At a minimum all proposed streets must include sidewalks on both sides of the street, parallel to the right-of-way, and a five (5) feet streetscape area between the back of curb and the sidewalk. iv. Neighborhood Edge (optional). Neighborhood Edge is predominantly a single-family residential neighborhood. This zone has the least intensity and diversity within the Town. The . J 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 land uses. The following standards shall apply with the Neighborhood Edge: a) The permitted uses within the Neighborhood Edge are residential, schools, parks, Open Space, golf courses, and accessory uses. b) Building heights shall not exceed two (2) stories. c) Lots shall have a minimum area of five thousand (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 five thousand (5000) linear 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 one hundred (100) square feet 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 ......,J streets with the exception of alleys must include a - 46- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8rTI06 '-' \.. \...- sidewalk or multi-use path on one (1) side of the street with a five (5) foot streetscape area between the edge of curb and the pathway. h) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. v. Special Use District (optional). The Special Use District is intended to provide for uses and development standards not otherwise provided for within the Context Zones. Special Use 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 Use 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. A master plan for a Village is required as a component of the SRA application and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points in the form of neighborhood-scale retail, office and civic uses in addition to schools, parks and other public places. · Foster an urban, pedestrian-oriented environment by co-locating residential, retail, office, civic and other uses in a Village Center; creating aesthetically pleasing spatial relationships between streets, sidewalks and building facades providing for shared and alternative parking in the Village Center; and locating higher-density residential areas proximate to the Village Center. · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Village. · Achieve connectivity through an interconnected network of roads and streets and block designs in each context zone, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Village's very - 47- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 low-, low- and moderate-income households that is reasonably accessible to ......J the Village's places of employment. . Integrate Open Space in neighborhoods throughout the Village through such features as village greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. . Include in each phase of development for the Village a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The following specific information that shall be included on any Village master plan: Villages shall have parks or public green spaces within all neighborhoods. Village Plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable, in accordance with the size of the Village. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Village's master plan shall identify a "Safe Route to Schools and Parks· through a system of sidewalks, pathways and trails. b. Context Zones. ,...J i. General. a) Villages shall be designed to include a minimum of two (2) Context Zones: Village Center and Neighborhood General. A Village may include additional Context Zones as approved by the BOCC in the SRA Plan and Master Plan. 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 Use 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 Use District. The village center shall be designated in one (1) location. Neighborhood General, Neighborhood Edge and Special Use District may be designated in multiple ... . J locations. ...., - 48- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 ~ f) Context Zones are intended to guide the location of uses and their intensity and diversity within a Village, 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, live-work, and schools and accessory uses. b) Uses may occur in shared use buildings or single use buildings. c) The intensity and density of development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. '-" d) Maximum building height: Four (4) Stories, excluding roofs and architectural features. e) Minimum lot area: The minimum lot size shall be 450 square feet. f) Block Perimeter: Two thousand five hundred (2,500) linear feet maximum. g) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet unless otherwise noted herein. Buildings should be sited at the edge of the sidewalk (front and/or side street boundary) and be oriented to the street. The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. h) Overhead encroachments such as awnings, balconies, arcades and the like, must maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. i) Seating for outdoor dining shall be permitted to encroach the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. ~ - 49- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8n/06 j) Civic or Institutional Uses shall be subject to ......,¡ specific design standards that address the perspective of these buildings' creating focal points, terminating vistas, and significant community landmarks and that are set forth in the SRA Application Package and approved by the BOCC. k) Buildings within the Village Center shall be made compatible through similar massing, volume, frontage, scale and architectural features. I) At a minimum all proposed streets with the exception of alleys shall include sidewalks on both sides of the street, parallel to the right-of-way, and a streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located 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. m) 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 requiredj 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 separated by landscape islands or diamonds of varied sizes. iv) Parking lots shall be accessed from alleys, service lanes or secondary streets. 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. An average spacing between landscape islands shall be ten (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 ten (10) feet wide landscaped area at grade and include façade treatments. The amount of required .J - 50- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8n/06 ~ parking shall be demonstrated through a shared parking analysis submitted with an SRA Application Package. 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 functions or uses in close proximity which are unlikely to require the spaces at the same time. 0) 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 with a minimum planter size five (5) feet in width and eight (8) feet in length. In these areas, sidewalk protection such as root barriers, continuous tree pits, and/or structural soils shall be provided. Trees shall be spaced no more than forty (40) feet on-center. The street tree pattern may be interrupted by architectural elements such as arcades and columns. ~ p) 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 Use District (optional). The Special Use 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 Application Package and be approved by the BOCC. 4. Hamlet Design Criteria. a. General. Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience-oriented services. Hamlets shall be not less than forty (40) or more then one hundred (100) acres in Gross Acreage and shall comply with the Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). Hamlets shall include convenience retail and other uses, in a ratio as provided in RLSA Figure 5. Design criteria for Hamlets shall be created and adopted within the RLSA LDRS. To maintain a proportion of Hamlets to Villages and Towns, not more than three (3) - 51 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE . LAND DEVELOPMENT REGULATIONS, 8f7/06 Hamlets, in combination with CRDs of one hundred (100) acres or ~ less in Gross Acreage, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than three (3) additional Hamlets, in combination with CRDs of one hundred (100) acres or less in Gross Acreage, may be approved for each subsequent Village or Town. A master plan for a Hamlet is required as a component of the SRA application. The following specific information that shall be included on any Village master plan. b. Open Spaces and parks. At a minimum, Hamlets shall provide a public green equal to a minimum of .5 acres/1000 population. 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 - Three (3) Stories c) Block Perimeter: Three thousand five hundred (3500) linear feet maximum. The maximum n:tay 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: One thousand 1,000 square feet. ii) Setbacks and encroachments to be defined in the SRA development Document. iii) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. .J - 52- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8f7/06 '-' e) For multi-family residential uses: i) Maximum building width of two hundred seventy-five (275) feet and minimum building width of eighteen (18) feet. ii) Twenty (20) foot minimum building separation required and not more than ten (10) consecutive townhome units. iii) Front and side building setback/build-to line shall be a minimum of zero (0) feet for primary structures. Rear yard setbacks shall be a minimum twenty (20) feet for the primary structure and five (5) feet for any accessory structures. iv) Encroachments: Porches, stoops, chimneys, bays canopies, balconies and overhangs may encroach into the front yard five (5) feet. These same elements may encroach five (5) feet into side yards. v) The majority of parking spaces shall be provided off-street in the rear of buildings, or \... along side (secondary) streets. Parking areas shall be organized into a series of small bays separated by landscape islands or diamonds of varied sizes. 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. vi) Landscaping- Minimum of one hundred (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and one (1) tree per four thousand (4,000) square feet 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. f) Non-residential uses: i) Location: at intersection corner. Mid- block locations are not allowed. ii) Maximum square footage per use is five thousand (5,000). '-' - 53- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 iii) Maximum square footage per location is ......,) twenty thousand (20,000). iv) Minimum lot area: No less than the minimum lot area of the smallest adjacent lot. v) The minimum front and side building setback shall be zero (0) feet. If located adjacent to an existing structure, the minimum front and side setback shall be equal to the setback of the adjacent property. The minimum rear setback shall be twenty (20) feet for the primary structure and five (5) feet from the rear property boundary for any accessory structures. Access shall comply with the American's with Disability Act as applicable. vi) On-street parking may be provided along the lot street frontage. All off-street parking shall be screened from the street and adjacent property by a wall, fence or landscaping. vii) Landscaping. Minimum of one hundred (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and on tree per four thousand (4,000) """ square feet of lot area, inclusive of street trees. Plantings shall be in planting areas, raised planters, or planter boxes in the front of the building or as otherwise allowed. Minimum of turf grass for the remainder of the property. viii) Signage within Neighborhood General shall comply with the standards provided in the Town Neighborhood General. ix) At a minimum all proposed streets with the exception of alleys must include a sidewalk 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. 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, . J agriculture ..., - 54- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, Snl06 ~. b) Building height - Two (2) Stories c) Minimum lot area five thousand (5000) square feet d) Setbacks to be further defined within the SRA Plan e) Block Perimeter: Five thousand (5000) linear feet maximum. 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 one hundred (100) square feet of shrub planting per lot. Minimum of turf grass for the remainder of the property. g) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. '-" h) Streets. At a minimum all proposed streets with the exception of alleys must include a sidewalk or multi- use path on one (1) side of the street with a five (5) foot streetscape area between the edge of curb and the pathway. 5. Compact Rural Development Design Criteria. a. General. Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that are necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. 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 shall be provided in accordance with RLSA Figure 5. To maintain a proportion of CRDs of one hundred (100) acres or less in Gross Acreage to Villages and Towns, not more than three (3) CRDs of one hundred (100) acres or less in Gross Acreage, in combination with Hamlets, '-" - 55- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817106 may be approved as SRAs prior to the approval of a Village or Town, .....J and thereafter not more than three (3) additional CRDs of one hundred (100) acres or less in Gross Acreage, in combination with Hamlets, may be approved for each subsequent Village or Town. A master plan for a CRD is required as a component of the SRA application. 6. Buffer Required. Each SRA must include an edge area to provide a transition from the SRA to adjacent land uses. The edge area shall be designed to be compatible with the character of the adjoining property, based upon site specific conditions. The edge area of an SRA shall be an average one hundred (100) feet in width and may include Open Space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads or multi-modal transportation facilities; active or passive recreational areas; connections to present or planned regional greenways or trails; habitat restoration; stormwater management lakes, ponds or flow-ways; and similar uses unless otherwise prohibited by Policy 4.9 of the St. Lucie County Rural Land Stewardship Area Overlay. 7. 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 St. Lucie County LDC. The level of infrastructure required will depend on the type of development, accepted civil engineering practices, and the requirements of this Section. ...J 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 St. Lucie County LDC in effect at the time of SRA designation. b. Infrastructure to be analyzed will include facilities for transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, schools, and parks and recreation. c. Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, Hamlets, and those CRDs exceeding one hundred (100) acres in size in Gross Acreage. 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, independent special district, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems Department, St. Lucie County Utilities or another governmental entity of the above. 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. Central water and wastewater services shall ...J - 56- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8r7/06 \..,. '-'" not be provided beyond the RLSA boundary except as authorized by the Comprehensive Plan. d. Although water, sewer and other utilities may run through areas outside the RLSA boundary, or as part of a regional system, no connection to such services outside the RLSA Overlay is allowed unless those properties are also included in the RLSA boundary except as authorized by the Comprehensive Plan. e. Although no restrictions shall be placed on adjacent lands not within the RLSA boundary, the County shall, within two (2) years of the adoption of the RLSA Overlay, establish additional incentives for property outside any SRA boundary, to provide buffers, greenways and other separations to any established SRA. f. Individual potable water supply wells and septic systems to be used for construction and/or sale trailers and model homes only, are permitted on an interim basis within Towns, Villages or CRDs greater than one hundred (100) acres up to a maximum of ten thousand (10,000) gallons per day until services from a centralized/decentralized community system are available. Individual wells and septic tanks shall also be allowed for isolated guard house and/or comfort stations on a trail system or golf course up to 2,000 gallons per day. g. Individual potable water supply wells and septic systems are permitted in Hamlets or CRDs of one hundred (100) acres or less in Gross Acreage. \.,. h. As it is the goal of Rural Land Stewardship to protect and conserve natural resources and agriculture, applicants are encouraged to utilize environmentally-friendly infrastructure techniques ("green design/technology"), best practices and latest technology. 8. Requests for Deviations from the LDC. The SRA Plan may provide for nonprocedural deviations from the LDC, provided that all of the following requirements are satisfied: a. The deviation(s) are consistent with the Comprehensive Plan, including the RLSA Overlay; b. The deviation(s) further the RLSA Overlay Zone Regulations and are consistent with the specific Design Criteria from which Section 4.05.08.G. expressly prohibits deviation; and c. The applicant can demonstrate to the satisfaction of the BOCC that the proposed deviation(s) further enhance the tools, techniques and strategies based on principles of innovative planning and development strategies, pursuant to Florida Rural Land Stewardship statute, § 163.3177 (11)(d), F.S., and Rule 9J-5.006(5)(L), F.A.C. - 57- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 H. 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 4.05.08.1. The Public Facilities Impact Assessment Report shall address: 1. Transportation. A transportation impact assessment 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 the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. a. In addition to the standard requirements of the analyses required above, the transportation impact assessment shall address, to the extent applicable, the following issues: (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; (3) Impacts to agricultural transportation issues, especially ....J the farm-to-market movement of agricultural products. (4) Connection of SRAs with the rest of the RLSA using rural design and rural road corridors. (5) Mitigation for transportation impacts that would cause a transportation facility to operate below the adopted level of service standard. Mitigation measures may include facility improvements by the developer or other authorized entity; level-of-service monitoring; proportionate fair-share payments pursuant to the "Model Ordinance for Proportionate Fair-Share Mitigation of Development Impacts on Transportation Corridors" (dated Feb. 14,2006), adopted pursuant to section 163.3180(16)(a), Florida Statutes, for all projects except multi- use ORis which qualify for the proportionate fair-share payment provisions of section 163.3180(12), Florida Statutes; or any other mitigation measure approved by the BOCC. b. The transportation impact assessment shall also consider public transportation (transit) and bicycle and pedestrian issues to the extent applicable. c. No SRA shall be approved unless the transportation impact assessment required by this Section demonstrates that the capacity of County/State collector or arterial road(s) serving the SRA to be ......J - 58- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 8f7/06 '-" adequate to serve the intended SRA uses in accordance with Chapter 5 of the LDC in effect at the time of SRA designation. 2. Potable Water. A potable water assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for potable water. In addition, the potable water assessment shall 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. Wastewater. A wastewater assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for wastewater treatment. In addition, the wastewater 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 the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for solid waste. In addition, 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 the Public Facilities Impact Assessment Report that is submitted as a part of an SRA Application Package. The stormwater management impact assessment shall specify how the applicant will meet the adopted level of service standard for stormwater and shall also provide the following information: a. An exhibit showing the boundary of the proposed SRA including the following information: i. The location of any WRA adjacent to an SRA; ii. 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; iii. 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. '-' - 59- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 b. A narrative component to the report including the following information: i. The name of the receiving water or, if applicable, HYSA or WRA to which the stormwater discharge from the site will ultimately outfall; ii. The peak allowable discharge rate (in cfs / acre) allowed for the SRA per St. Lucie County regulations; iii. 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; iv. 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 v. If a WRA has been incorporated into the stormwater management system of an SRA, the report shall demonstrate compliance with provisions of Section 4.05.07.A.2. Parks and Recreation. A parks and recreation assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for parks and recreation. In addition, the assessment shall describe the parks and recreational facilities that will be provided on-site; which shall be open to the public and/or dedicated to the County; and for those parks or facilities not dedicated to the County, the entity responsible for operating and maintaining such parks or facilities. The Assessment shall also indicate public ownership of lands adjacent to the SRA boundary. 7. Public Schools. A public schools assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for public schools, based on the generally applicable pupil generation rates adopted by the S1. Lucie County School Board. In addition, the assessment shall specify whether any needed school facilities or sites will be dedicated or otherwise provided on-site, and the method for financing any needed school facilities or sites. 6. 8. Irrigation. An irrigation assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The - 60- >J ...J ....J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an /06 '-" \¡... '-' I. assessment shall specify the demand for non-potable water supply for irrigation, the source(s) for non-potable water supply for irrigation, the general location of any existing or proposed on-site non-potable water supply wells, the entity responsible for operating and maintaining on- site non-potable water supply for irrigation, the availability of reclaimed water for purposes of irrigation, and water conservation methods or devices incorporated into the SRA Plan or Master Plan. SRA Economic Assessment. An Economic Assessment meeting the requirements of this Section shall be prepared and submitted as part of the SRA Application Package. The fiscal analysis shall consider the following public facilities and services: transportation, potable water, irrigation water, wastewater, stormwater management, solid waste, parks and recreation, 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. In addition to meeting the Concurrency Management System requirements at the time of final local development orders, approved development within each SRA must demonstrate that, as a whole, it will be fiscally neutral or positive to St. Lucie County, at the end of the first ten (10) years of development, and every five (5) years thereafter, and at the horizon year (build-out). This demonstration will be made for each independent unit of government responsible for the services listed below, using one of the following methodologies: a. St. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted and maintained by St. Lucie County. b. Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal impact model as indicated above, the applicant may develop an alternative fiscal impact model using a methodology approved by St. Lucie County. The model methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM") developed by the State of Florida. The BOCC may grant exceptions to this policy of fiscal neutrality to accommodate very low-, low-, and moderate- income housing. 2. An Ordinance which approves an SRA Application Package shall include a finding by the BOCC that the SRA will be fiscally neutral or positive to St. Lucie County. It shall further provide for:1) the monitoring of fiscal neutrality at the end of the first ten (10) years of development, and every five (5) years thereafter, and at the horizon year (build-out); 2) modification of the project or other remedial measures in the event a negative fiscal impact is identified during monitoring; and 3) the authorization of the specific techniques that will be utilized to support fiscal self-sufficiency such as Community Development Districts, Independent Special Districts, private partnership agreements, and public-private developer or interlocal agreements. Development phasing and funding mechanisms under a final development order shall address any adverse impacts to adopted minimum levels of service standards adopted in - 61 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, an/06 the St. Lucie County Comprehensive Plan and Land Development Code. An .....J enforceable developer agreement shall be required to ensure that public facilities provided by the developer are completed in accordance with Florida law. Such a developer agreement may authorize the developer to assign any obligation for construction, operation or maintenance of a public facility to a Community Development District, Independent Special District or other unit of local government. ...J \JI - 62- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 817/06 '-' APPENDIX The following forms are hereby adopted to implement the provisions of this Section: 1. SSA Application. 2. SRA Application. ~ '-' - 63- ~ ~ ...J ST. LUCIE CO St. Lucie County Zoning Agricultural - 1 AgriÐultural - 2.5 Agrieultural - 5 AgricuilJJraj, Residential - 1 Commercial, Get'l<!\rnl CommIII'clal, Neighborhood Commercial. 0f!1ce eommercial, POOHc Hutchinson Island Residential District Institutional Industrial, Heavy ¡""""tria!. Heavy Industrial. tExtnactíon Planned Mixed Use Dewlopment Planned Noo.Resid,¡ntial Development Pla!'U'Ied UnIT Development Aøídentlal I Conservation Aøídentíal, ¡stale· 1 Residential. tEstate - 2 ReJígíQus FiilCifilìes Resi<:lallíiol. Multiple F¡¡¡mily . 5 Røídeotial. Mu!lì¡¡lII F¡¡mjIy - I!í Resideoíiol, Multí¡nlllFIIJ'I'riIy -11 R$llÍÓðnti¡¡¡1, ~Ia Horn¡; - 5 F<5identíal, $Íl'l(ilIe-I'¡¡¡míly . 2 Røídential, Sín¡¡le-Famíly - 3 Residential, ßin\lle-Famíty - " R_eal<oru¡¡1 Vehicle Par!< UtIlities St. Lucie Co!.ll'!ty Rural La"" StewardShip Ama Ovè!1ay Zooe nv ZONING ~ OFFICE USE ONLY DATE FILED: REVIEW FEE: RECEIPT NO: CONCURRENCY FEE: RECEIPT NO: SSA NUMBER: ORDINANCE NO. CERT. CAPACITY NO:_ ST. LUCIE COUNTY GROWTH MANAGEMENT DEPARTMENT 2300 Virginia Avenue Fort Pierce, FL 34981-5652 772-462-2822 APPLICATION FOR STEWARDSHIP SENDING AREA (SSA) DESIGNATION DIRECTIONS '-" Please complete the requested infonnation and submit all items to the St. Lucie County Growth Management Department, 2300 Virginia Avenue, Ft. Pierce, FL 34982. The proper non- refundable application fee must accompany all applications. For assistance in submitting the application, please contact the St. Lucie County Growth Management Department, Planning Division. The Applicant shall submit to the St. Lucie County Growth Management Department eight (8) copies of the application package for verification of completeness. The application package shall also contain completed copies of the appropriate fonn(s) as provided herein. The Applicant is responsible for providing additional copies for Public Hearings and for County Records, once the application is finalized. REOUlRED FEES Application Fee: $2,000.00 Data Conversion Fee: $24.00 ).- Please make check payable to: Board Of County Commissioners ~ \wJÌ APPLICATION REVIEW SCHEDULE )0> The application review schedule is as follows: o 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. o If required, the applicant shall submit additional information o 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 or his designee shall advise the applicant what information is needed, and the timeframe outlined herein shall occur until the application is found sufficient for review. o Once the SSA application is deemed sufficient, the County Administrator or his designee will distribute it to the specific County staff for their review o If deemed necessary by County staff or the applicant, a meeting shall be held to .....J resolve outstanding issues and confirm public hearing dates. o Within twenty (20) days from the receipt of a sufficient application, County staff shall prepare a written report containing their review [mdings and a recommendation of approval, approval with conditions or denial. This timeframe may be extended upon written agreement by the applicant. o The BOCC shall hold an advertised Public Hearing on the proposed application and agreement. The notice of this hearing shall be given then (10) days prior to the meeting date. AMENDMENTS St. Lucie County shall consider an amendment to an approved SSA in the same manner as designated in this application. Under no circumstances shall Sending Area Land Use Layers, once removed as part of an SSA designation, be added back to the SSA. ..J 2 '-" ST. LUCIE COUNTY STEWARDSHIP SENDING AREA (SSA) APPLICATION SSA #: DATE RECEIVED: PLANNER: THE ABOVE TO BE COMPLETED BY STAFF APPLICANT: FAX: PHONE: "-" E-MAIL ADDRESS: LAND OWNER: ADDRESS: FAX: PHONE: E-MAIL ADDRESS: PROJECT NAME: Location: General Location and Cross Streets: Future Land Use Map Designation without RLSA Overlay: '-' Zoning without RLSA Overlay: 3 SSA Application _.^......^:...........~........'......"..........'."..,.,.,,,.... .........'.... ,.. ",r":"'"'' .:.,.,.". "Y.' .... . .. . nO ^" _~ ,',Y._'__~'.'_ A___p._.___ _.....', ADJACENT ZONINGIFUTURE LAND USE DESIGNATION: ZONING (with RLSA Overlay, if applicable) N E S w LIST OF CONSULTANTS: Name: Address: FUTURE LAND USE DESIGNATION (with RLSA Overlay, if applicable) Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: Name: Address: Phone: ...J ....J ...J 4 \.- \.- \r SSA Application -.'."''^''.. "."::""...'...' ", -~: '..'.,,',_, :':,c_ ,. ''''''-. .~-.-,.. ,', -"""'/ . ." . ~ ... "._-.....','.-". - ..---_._.,_.-.-~~. -,-..--.....'p<'. "-'--.-.-,-.' Total Area of SSA (acres): Number of Credits from Proposed SSA: Recipient of Credits (if known, please identify below): Applicant: Owner: Other Entity or Individual: Eligible Receiving Area: SRA (list application #): Grantee of SSA Easement (List Two (2): (1) (2) Applicant is responsible for providing fmalized copies as required for Public Hearings. I hereby submit and certify the application to be complete and accurate. SIGNA TURE OF APPLICANT DATE 5 ~ PURSUANT TO SECTION 4.05.07 OF THE ST. LUCIE COUNTY LAND DEVELOPMENT CODE SECTION I: APPLICATION MATERIALS An SSA Application Package shall include the following: 1) Application Fee. An application fee shall accompany the application. 2) Natural Resource Index Assessment. The applicant shall prepare and submit as part of the SSA 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: 1. Verify that the Index Value scores assigned during the RLSA Overlay Designation are still valid through recent aerial photography or satellite ....J imagery, agency-approved mapping, or other documentation, as verified by field inspections. 11. If this Assessment establishes that the Index Value scores assigned during the RLSA Overlay Study are no longer valid, the Assessment shall document the Index Value scores of the land as of the date of the SSA Designation Application. 111. Quantify the acreage of agricultural lands, by type, being protected and conserved. IV. Quantify the acreage of non-agricultural acreage, by type, being protected and conserved. v. Quantify the acreage of all lands by type within the proposed SSA that have an Index Value greater than 1.4. 3) Support Documentation. In addition, the following support documentation shall be provided for each SSA being designated: i. Legal description, including sketch or survey; ..J 6 \.- SSA Application \.. \.. _...'..~.....'.._'.~_m.^,,~~,,"."w,._'...'.'....'...... '. '-"',. ""',., "'... ú,·.·. " ~.'.. .. " .. . .. . ~ ... ~. _ _.. _.- ,-__..w.. ',"_','__.'- _·_-_.-__..·~,'.w," 11. Acreage calculations, e.g., acres ofHYSAs, HSAs, and WRAs, etc., being put into the SSA; 111. RLSA Overlay Map delineating the area of the RLSA Overlay Zone being designated as an SSA; IV. SRA overlay map with current land uses and wetland boundaries and highlighting potential wetland and listed species impacts within the Master Plan; v. Aerial photograph(s) at a suitable scale, delineating the area being designated as an SSA; VI. Natural Resource Index Map of area being designated as an SSA. V11. FDOT Florida Land Use Cover and Forms Classification System (FLUCFCS) map(s) at a suitable scale delineating the area being designated as an SSA on an aerial photograph. Vlll. 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; IX. United States Department of Agriculture-Natural Resources Conservation Service (USDA-NRCS) Soils map(s) delineating the area being designated as an SSA; X. Documentation to support a change in the related Natural Resource Index Value scores since adoption of the Overlay, if appropriate; and Xl. 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. X11. If applicable, the number of Credits to be granted for Agricultural Incentive Credits. If previously designated as an SSA evidence that since being designated as an SSA, the subject property has continued in agricultural production for 15 years thereafter. Xlll. If applicable, the number of Credits to be granted for Cultural Heritage Incentive Credits, together with the following information: 7 SSA Application .....J _....................;...~...........^....-^.... .. . .. ",·-·-.-·W,·",' ....'__~._ _.. . .. ,.. 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 an 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,. XlV. 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 for which the applicant has committed to complete the restoration identified as ...J Restoration Incentive ("R 1"). 3. The number of Incentive Credits to be granted for the lands designated "R I". 4. A Restoration Analysis and Report, which shall include a written evaluation of the restoration area's existing ecologicallhabitat value and the necessary restoration efforts required to reestablish original conditions; enhance the functionality of wetlands or wildlife habitat; remove exotics so as to enhance the continued viability of native vegetation and wetlands or otherwise. 5. 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. (c) Identification of the entity responsible for performing the work. (d) Work Schedule. .J 8 '-" SSA Application _...................~. ._..m...@"....'"m~m'........m... ,','._ ". ""). "-', ?i " ",',-,_." ,:"::" -~_:".: . .. .. ., __,.W~. ..'.....-_.....,."". ... __'_',','_'" <., ,',_, ,_A_V,,,.." (e) Success Criteria. (f) Annual management, maintenance and monitoring. SECTION IT: STEW ARDSIDP SENDING AREA (SSA) CREDIT AGREEMENT SUBMISSION ~ The Applicant shall provide a proposed Stewardship Sending Area (SSA) Credit Agreement, to be entered into by and between a landowner and the County, which shall contain the following: 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 ITom the land upon approval of the SSA Credit Agreement; d. Calculations that support the total number of SSA Credits that result ITom the Natural Resource Index Assessment; e. A copy of the Stewardship Easement Agreement applicable to the land, which shall be granted in perpetuity and shall be recorded within 120 days following approval of the SSA Credit Agreement; f. Land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements; \.., 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, including the permanent removal of land use layers; and h. Provisions regarding and ensuring the enforceability of the SSA Credit Agreement. 9 .J SSA Application _.".~'~."''''''.'''.~.''''.^''''... "'-,--, -, """", '. . . It ,.., ,....._.._.___.___... .h,"C. ,'~m_·.·_·"__·'·__. 'm..'·-,···.·· ..,'," SECTION ill: STEW ARDSIllP EASEMENT AGREEMENT SUBMISSION The Applicant shall provide a proposed Stewardship Easement Agreement that shall contain the following: a. The Stewardship Easement 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 Department of Environmental Protection (DEP), Florida Department of Agriculture and Consumer Services (DOACS), South Florida Water Management District (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 .....J such measures, including performance standards and annual monitoring requirements. c. In the event that the land being designated as an SSA is being transferred to conservation or governmental entity by fee simple title, the deed shall reference the Stewardship Easement Agreement. SECTION IV: 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 detennination 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 detennine what application components and associated documentation are required in order to adequately evaluate the amendment request. ~ 10 ~ ~ '-" SSA Application _.. ,.".w..,,_,,_,_~.w.:;w~w'..._.. :. ".-"'''''' "'.' ..'.'.'.,-'- :.". .'--,,, . . . a ._ "",'.,.. 'c_____________.._.·.··_..?..WM·',,'N. ,~.,...., .,'.YN. AFFIDAVIT We/I, beingfirst duly sworn, depose and say that well are/am the owners of the property described herein and which is the subject matter of the proposed hearing; that all the. answers to the questions in this application, including the disclosure of interest information, all sketches, data, and other supplementary matter attached to and made a part of this application, are honest and true to the best of our knowledge and belief We/I understand that the information request on this application must be complete and accurate and that the content of this form, whether computer generated or County printed shall not be altered Public hearings will not be advertised until this application is deemed complete, and all required information has been submitted As property owner we/I further authorize our/my representative in any matters regarding this Petition. to act as Signature of Property Owner Signature of Property Owner Typed or Printed Name of Property Owner Typed or Printed Name of Property Owner The foregoing instrument was acknowledged before me this day of 20--, by who is personally known to me or has produced as identification. State of Florida Signature of Notary Public County of Notary Stamp 11 '-1Ì "'" .J OFFICE USE ONLY DATE FILED: REVIEW FEE: CONCURRENCY FEE: \... SRA NUMBER: ORDINANCE NO. CERT. CAPACITY NO:_ RECEIPT NO: RECEIPT NO: ST. LUCIE COUNTY GROWTH MANAGEMENT DEPARTMENT 2300 Virginia Avenue Fort Pierce, FL 34981-5652 772-462-2822 APPLICATION FOR STEWARDSHIP RECEIVING AREA (SRA) DESIGNATION DIRECTIONS Please complete the requested information and submit all items to the St. Lucie County Growth Management Department, 2300 Virginia Avenue, Ft. Pierce, FL 34982. The proper non-refundable application fee must accompany all applications. For assistance in submitting the application, please contact the St. Lucie County Growth Management Department, Planning Division. \..- A pre-application conference is also required pursuant to Section 4.05.08.D of the Land Development Code. REVIEW FEES and THRESHOLDS STEWARDSHIP RECEIVING AREA (sRA) Required Review Fee Less than 20 acres $ I ,500.00 20 acres to 49 acres $1,800.00 50 + acres $2,000.00 + $5.00 per acre over 50 acres Concurrency Fee $250.00 Minimum Size Must meet SRA Gross Acreage Requirements Initial submission shall include the following: \.- 1) 2) 3) 4) 5) 6) 7) 8) One (I) original of the completed SRA application Twenty (20) copies of the SRA application materials Twenty (20) copies of the conceptual plan (24 inches by 36 inches sheets) Twenty (20) copies of the required boundary and topographic survey Two (2) copies of Aerial. One (I) copy of the St. Lucie County Property Appraiser Tax Map with property under petition highlighted. Five (5) copies of the Transportation Impact Report (if applicable). Five (5) copies of the Environmental Impact Report (if applicable). 1 SRA Application _.'................"m......m........"...~...... -...',.'...,..."'''.......-..,. :,'-'. .. . . . ~- w,'.......... .... ',',. ,,"~..,.. _ ,." .^~m.·. 9) 10) Five (5) copies of the Preliminary Drainage Data. If a Development of Regional Impact (DR!) has also been submitted for this project, any items within the DR! that address SRA requirements will not have to be provided as part of this SRA application (i.e. Transportation Impact Report, Preliminary Drainage Report etc.). All applications for a Stewardship Receiving Area (SRA) 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. PROJECT INFORMATION LOCATION SRA NAME PROPERTY TAX ID NUMBERS (attach extra sheets if necessary) LEGAL DESCRIPTION (attach extra sheets if necessary) SECTION TOWNSHIP I RANGE I PARCEL SIZE: ACRES SQ. FT. ZONING FUTURE LAND USE DISTRICT (without CLASSIFICATION (without RLSA Overlav) RLSA Overlav) DESCRIPTION OF PROJECT (attach extra sheets if necessary) TYPE OF CONSTRUCTION [ ] residential Number of (Check all appropriate boxes) residential units [ ] goods and services Total sq. ft. (by use) [ ] civic, governmental Total sq. It. (by and institutional services use) [ ] other (please specify Total sq. ft. (by use) 2 .J .J .J SRA Application _.................:~.......:..;:....:..:...........:. . .' . _.. ,,'.·,w.'..____..·.._._.?U._._.-M.'·.__·.·,.._._._..·,w.w,'..~....,.......___.__...._._. ~ I hereby submit and certify the application is in compliance with the St. Lucie County Comprehensive Plan. SIGNATURE OF AGENT DATE ST. LUCIE COUNTY APPLICATION FOR STEWARDSHIP RECEIVING AREA CHECKLIST Have you shown or provided the following required information: BOUNDARY & TOPOGRAPIDC INFORMATION: (Refer to Section 11.02.09 (A)(2), St. Lucie County Land Development Code) \.. Yes No Aerial Photograph (subject property highlighted) Location sketch Boundaryffopographic Survey Positive Outfall Floodplain Drainage Basin Boundaries Preliminary, SFWMD Permit Data SRA PLAN and SRA MASTER PLAN INFORMATION: (Refer to Section 4.05.08(E), St. Lucie County Land Development Code) '-' Yes No Prepared by an AICP certified urban planner, a Florida Licensed Professional Engineer, qualified environmental consultant and Florida Licensed registered landscape architect (indicate names and certificationllicense numbers) SRA Master Plan Content Title of SRA and Developer Name Scale, date, north arrow 3 SRA Application ...........:....::...-........ . .. . .. w...m......,·...... _.q.', '. '.. <.' " ."Mm.-m Yes No Boundaries of 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 Identification of all proposed Context Zones within the SRA, proposed pedestrian network, proposed open space, proposed 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 The location of all proposed major internal rights of way Identitication/location!quantitication of 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: Title page to include SRA project name Index/table of contents List of exhibits Statement of compliance with the RLSA Overlay and the SA Overlay District Regulations General location map Property ownership and description of site Description of project Legal description of the SRA boundary Overall acreage of the SRA that requires the consumption of Stewardship Credits and proposed gross density for the SRA Identification of all proposed land uses within each context zone 4 ....J ~ ,...; \..,.. \.. \... SRA Application -'.....~...:...............;:......::.....,...........:.::. . .. .. .. ·m....w,,·.·.·..·.·_,________~-.-.,','. , _._.___.____._._.~ _'________,'_'.. ?,'._ , . Yes No Design standards for each context zone consistent with Section 4.05.08.G Identification of inclusion of very-low, low and moderate income housing within the SRA Phasing plan Natural Resource Index Assessment as required in Section 4.05.08.D.1.(D)(4) Location and nature of all existing or proposed public facilities (or sites) such as schools and parks Typical cross sections for all arterial, collector, and local streets Development commitments for all infrastructure SRA Plan amendment provisions Stewardship Credit Use and Reconciliation [ ] Acres [ ] Acres Number of acres within the SRA designated [ ] DU/Acre [ ] DU/acre "public benefit use" that do not require the consumption of Stewardship Credits gross gross [ ] Acres Number of acres of "excess" open spaces within the SRA that do not require the consumption of credits [ ] Acres Number of acres of WRAs or HSAs inside or adjacent to the SRA boundary but not included in the SRA designation [ ] Acres Number of acres of SRA that consume Credits [ ] Credits Number of Stewardship Credits required for the SRA (7 Credits per acre of SRA) 5 SRA Application - .' . ~.- .Œ."'_,Y,'__W, '___" " .., '__._._._,_. .~ Yes No Attach documentation that the applicant has acquired or has the contractual right to acquire Stewardship Credits Provide a descriptive reference to one or more approved or pending SSA Designation Application(s) from which the Stewardship Credits are being obtained.: Attach copies of SSA Stewardship Credit Agreement and related documentation, including: SSA Application Number(s) Pending companion SSA Application Number(s) SSA Designation Ordinance or Ordinance Number(s) SSA Stewardship Credit Agreement(s) SSA Easement Agreement Stewardship Credits Database Report 6 '-tÌ ~ .~ '-' \.. '-' SRA Application _................,'M.........."'.....'........., ' ",.....,',..,.'............ ....... """ '-/"'_" ',: ',ry. ','.. ';"_. -_>;.,0 . .. .. .... ,.....','.......-..-----.-.--.-..... ',..........._..,........, _ ,-_'__·_W,_·_',W.' Yes I No Complete the following summary table 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: Credits From Credits From Credits From Total Credits SSA No. SSA No. Pendin!! SSA Total SSA Credits Originally Approved Credits Required for This SRA Credits Previously Transferred to This SRA Credits Being Transferred to This SRA Balance of SSA Credits Remaining If applicable, the DRI Master Plan, or PDA, shall be [ ] DRI included as part of the SRA Designation Application. It shall identify the location of the SRA being designated, [ ] Not DRI and any previously designated SRAs within the DRI Other information which Applicant believes should be considered with this Application (attach additional sheets, if necessary). 7 SRA Application _...c...:::::......... . .. . ~ 'w.·.,·_·._...·.·_ '_ .,',,',','..,~..-____________ .m..." U .. "'" SRA PUBLIC FACILITIES IMPACT ASSESSMENT(S) MUST COVER: Yes No Transportation Potable Water Wastewater Irrigation Water Stormwater Management Solid Waste Schools Parks and Recreation SRA ECONOMIC ASSESSMENT: I Economic Assessment Yes No ....J "" 8 SRA Application ~ ~ '-' SPECIAL NOTICE (pLEASE READ BEFORE SIGNING ACKNOWLEDGMENTS BELOW) Submission of this application does not constitute the granting of 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 that is pursuant to the Land Development Code to ensure a complete review of this project. ACKNOWLEDGMENTS Applicant Information (property Developer) Applicant Information Name: Name: Address: Address: Phone: Phone: Fax: Fax: Property Owner Information This application will not be considered complete without the notarized signature of all DrODertv 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. Property Owner Signature Property Owner Name (please Print) Mailing Address: Mailing Address: Phone: Phone: STATE OF FLOIRDA COUNTY OF ~BlñQBí;~Nity 1;1" ~c ' ",~MkJJiì'Æ¡il\t,.,,~,dcc, .. The foregoing instrument was acknowledged before me this day of , 20_, by who is personally known to be or who has produced as identification. Im-R'-"~ -_:øt'_'ê'''~ffii1W'''%~1t't'?P('~~; . -. - "':- '''-'''-''~'...'. . ,.' _/'«::~ ~:'>. '''''''''':'''''''''''",i"0';\ .i, o&.!J;_",..1'U(.d ",;""œ· fi'-""~_Î¡. ~\R~i I"'*-II""';;~ ,,~()mllç~' '-" Signature of Notary Type or Print Name of Notary Notary Stamp 9 .J ..J ....; ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§./êI/06 DRAFT.. Work In Proaress '-' 4.05.00 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY ZONE 4.05.01. PURPOSE and INTENT The intent of the Rural Land Stewardship Area (RLSA) Overlay Zone is to protect and conserve natural resources and retain and promote agriculture by promoting sustainable mixed-use development as an altemative 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 and cultural resources, Open Space and agriculture in exchange for transferable Credits that can be used to entitle such sustainable development. The strategies herein are based on the principles of Florida's Rural Land Stewardship Act, pursuant to Florida Rural Land Stewardship Statute § 163.3177(11)(d), F.S. The RLSA Overlay Zone shall include innovative and incentive based tools, techniques and strategies that are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. This Section is intended to recognize the unique characteristics of certain lands within unincorporated St. Lucie County and to protect and conserve agricultural lands, to promote agriculture within Stewardship Sending Areas (SSAs), and to direct incompatible uses away from wetlands. It is further designed to discourage urban sprawl though the RLSA program, and to ensure development within the RLSA that includes a functional mix of land uses and promotes economic diversification within Stewardship Receiving Areas (SRAs). The regulations and definitions in this Section shall apply only within the RLSA Overlay Zone. '-' 4.05.02 Specific Definitions Applicable to the Rural Land Stewardship Area (RLSA) Overlay Zone As used in the RLSA Overlay Zone, 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~, but shall apply only within the RLSA Overlay Zone: ACCESSORY DWELLING UNIT. A dwelling unit that is supplemental and subordinate to a primary dwelling on the same premises, limited to 900 square feet. ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or workforce housing within a Town or Village shall be demonstrated through an analysis applying the standards under Rule 9J-2.048, F.A.C., even if the Town or Village is not a Development of Regional Impact. AGRICULTURE INDEX. A measurement system that establishes a value for existing agriculture activities where all land use layers above agriculture are removed through approval of an SSA by the BOCC and recordation of a Stewardship Easement Agreement. ALLEY-LOADED UNIT. A unit by which vehicular access is obtained from an alley behind the principal structure rather than from the frontage street. BLOCK FACE. The building facades on one side of a building street frontage. \r ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ¡06 DRAFT - Work In Proaress BOCC. The Board of County Commissioners of St. Lucie County. .-.J BUILDING HEIGHT. Refers to the vertical extent of a building. Building height is measured in Stories or, for purposes of calculating Minimum Building Height and the Building Height to Street Width Ratio, in feet. BUILDING HEIGHT TO STREET WIDTH RATIO. The height of the building measured in feet divided by the width of the street measured in feet. The street width is the distance from front of curb to front of curb. Maximum building setbacks shall not vary more than five (5) feet from an adjacent building. BUILD-TO LINE. Establishing the minimum and maximum setback of the primary building's front setback by measuring the distance between a property boundary and a building. CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection and treatment system that consists of collection sewers and a centralized treatment facility. Centralized systems are used to collect and treat wastewater from entire communities. CENTRALIZED WATER SYSTEM: A potable water system consisting of a water supply, a water treatment facility and distribution piping to multiple users. Centralized systems are used to provide water to either a portion of a community or an entire community. CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by established ......J 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 I ndex factors resulting in classified areas of Habitat Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention Areas 0NRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1). COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides flexibility with respect to the mix of uses and design standards. 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 uses, density and intensity of use and other characteristics within a Town, Village or Hamlet. Context zones specify permitted land uses, FARs, building height, setbacks, and other regulating elements. '" -2- '--' ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7§./êZ/06 DRAFT - Work In Proaress CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the BOCC. DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater systems used to treat and disperse or discharge small volumes of wastewater, generally from dwellings and businesses that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common private management entity. DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system consisting of a water supply, a water treatment facility and distribution of small volumes though piping to users that are located relatively close together. Decentralized systems in a particular management area or jurisdiction are managed by a common private management entity. DENSITY, GROSS. The number of residential dwelling units per gross acre of land within the development. DENSITY, NET. The number of residential dwelling units per Net Residential Acre of land within the development. '--' ECO-TOURISM. The practice of touring natural habitats and support facilities thereof in a manner meant to minimize ecological impact. ELIGIBLE SENDING AREA. All lands within the RLSA Overlay Zone. ELIGIBLE RECEIVING AREA. Only those lands within the RLSA Overlay Zone designated as "Open" and having an NRI of 1.4 or below. 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. FLOOR AREA RATIO (FAR). A method of measuring intensity through the number of square feet of building divided by the number of square feet of land. FAR can determine the amount of non-residential building that can be constructed and therefore may be a better indicator of future requirements for infrastructure. Residential is allowed to be counted as FAR if constructed over retail space but that shall not preclude it from beinq counted towards density within the SRA. GROSS ACREAGE. Within a Town, Village, Hamlet or CRD, the Gross Acreage includes only that area of development within the SRA that requires the consumption of Stewardship Credits. '-' HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural characteristics that make them preferred habitat for listed species. -3- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ/06 DRAFT - Work In Proaress ...J 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 sustainable 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 RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay Zone. INTENSITY. See Floor Area Ratio. LANDMARK BUILDING. A prominent civic, institutional or other building or structure 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. LDC. The St. Lucie County Land Development Code. 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 "-t/Ì 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. LIVE-WORK. A building in single ownership that provides limited commercial space and a dwelling unit with separate entrances. The operator of the commercial use may reside in the dwelling unit, or either the commercial space or the dwelling unit may be leased or rented. NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that establishes the relative natural resource value of each area of land by objectively measuring characteristics of land and assigning an index factor based on each characteristic. The sum of these factors is the Index value for the land. The characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed Species, and RLSA Overlay designation. NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index as existent at time of adoption of the Comprehensive Plan amendment which established the RLSA Overlay Zone. 'WÎ -4- '-" ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª/êZI06 DRAFT - Work In Proaress 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. NET RESIDENTIAL ACRE. The number of acres within the boundary of a development excluding areas devoted to Open Space, stormwater retention areas, wetlands, recreational space, parks. riQhts-of-wav. easements and non-residential development. NEIGHBORHOOD EDGE. A Context Zone that includes the least intensity and diversity within a Town, Village or Hamlet. The zone may be predominantly single-family residential and recreational uses. The Neighborhood Edge may be used to provide a transition to adjoining land uses. NEIGHBORHOOD GENERAL. A 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. OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4 or less, and are typically suitable for development. '-" OPEN SPACE. Any parcel or area of land or water that is set aside, open and unobstructed to the sky, and designated or reserved for public or private use or enjoyment. Open Space includes active and passive recreational areas such as parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains, nature trails, buffers, native vegetation preserves, landscape areas, public and private conservation lands, agricultural areas (not including structures), easements for underground utilities, and water retention and management areas. Buildings shall not be counted as part of any Open Space calculation. Vehicular use surface areas of streets, alleys, driveways, and off- street parking and loading areas shall not be counted as part of any Open Space calculation. PATHWAY. A defined corridor for the primary use of non-motorized travel. POST -SECONDARY INSTITUTION ANCILLARY USES. Any use or facility owned by a public or private post-secondary institution. PRELIMINARY SRA CREDIT AGREEMENT MEMORANDUM. A memorandum that states that an SRA Applicant and the County shall enter into a Preliminary SRA Credit Agreement for those Stewardship Credits needed to develop that portion of an SRA that is the subject of a Preliminary Development Agreement with the Florida Department of Community Affairs for purposes of the Development of Regional Impact program. Such memorandum shall contain the same information as required for an SRA Credit Agreement Memorandum. \..- PUBLIC BENEFIT USES. Public benefit uses include public and private schools (pre-K- 12); public or private post-secondary institutions; Post Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing; cultural facilities; future transportation corridors including transit; community parks exceeding the minimum requirement of two -5- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZI06 DRAFT - Work In Proaress ....J hundred (200) square feet per dwelling unit; regional parks; agricultural, environmental or natural resource research centers; and governmental facilities or similar community service uses as determined by the BOCC in its approval of an SRA application. RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and Open (RLSA Figure 1). RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay Zone. The area generally depicted on the Future Land Use Map and specifically depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area Overlay. RURAL. Lands located outside of the Urban Service Boundary area identified as AG-5 or AG-2.5 in the Future Land Use Element of the St. Lucie County Comprehensive Plan. SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land uses within the underlying zoning that are of a similar type or intensity and that are grouped together in the same column on the St. Lucie County Rural Land Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4). SENDING AREA LAN D USE LAYER MATRIX (MATRIX). The tabulation of the permitted and conditional land uses within the underlying zoning set forth in Section 4.05.07.B.6 with each Sending Area Land Use Layer displayed as a single column (RLSA Figure 4). ..J 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 USE DISTRICT. An area for certain uses that cannot be incorporated into one (1) of the Context Zones. Special Use Districts provide for the inclusion of unique uses and development standards not otherwise defined in a Context Zone. SRA APPLICATION. An application submitted to the County, reviewed by staff and subject to approval by the BOCC, to designate a Stewardship Receiving Area. SRA CREDIT AGREEMENT. An Agreement required by the County between the County and a landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SRA and who will utilize Credits to develop land within the SRA. SRA CREDIT AGREEMENT MEMORANDUM. A memorandum that states that an SRA Applicant and the County shall enter into an SRA Credit Agreement. SRA - STEWARDSHIP RECEIVING AREA ZONE. A designated area within the RLSA Overlay Zone that may be or alreadv has been approved by the BOCC for the development of a Town, Village, Hamlet or CRD and that requires the consumption of Stewardship Credits. commonlv referred to as a Stewardship Receivina Area or an SRA. .J -6- ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§/êZI06 DRAFT - Work In Proaress SSA APPLICATION. An application submitted to the County, reviewed by staff and subject to approval by the BOCC, to designate a Stewardship Sending Area. SSA CREDIT AGREEMENT. An agreement required by the County between the County and any landowner petitioning to have all or a portion of land owned within the RLSA Overlay Zone designated as an SSA and who is to obtain SSA Credits for the land so designated. SSA Credit Agreements entered into by and between a landowner and the County that include restoration credits shall reference the plans and specifications for the restoration activity upon which the restoration credits are based. SSA - STEWARDSHIP SENDING AREA ZONE. A designated area within the RLSA Overlay Zone that may be or alreadv has been approved for the generation of Stewardship Credits in exchange for the elimination of one (1) or more Sending Area Land Use Layers. commonlv referred to as a Stewardship Sendino Area or SSA. STEWARDSHIP CREDIT (CREDIT). A transferable unit of measure generated by an SSA and consumed by an SRA. Seven (7) Credits are required in exchange for the development of one (1) acre of land in an SRA as provided in Section 4.05.07.B. STEWARDSHIP CREDIT DATABASE. A database maintained by the County that keeps track of all of the Credit transactions (creation of Credits through SSA designation and the use of Credits through SRA designation) approved by the County. \.. STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and preserve natural resources, cultural and historical areas, and agricultural areas in exchange for the use of Stewardship Credits to entitle development. The greater the natural resource, agricultural, historical or cultural value of the area being preserved, the greater the number of Stewardship Credits can be generated. Credits are generated through the designation of SSAs and consumed through the designation of SRAs. Credits may also be created and held for future transfer. STEWARDSHIP CREDIT USE AND RECONCILIATION APPLICATION. An application required to be submitted by an Applicant as part of an SRA Application Package in order to track the transfer of Credits from SSA(s) to SRA(s). 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 shown as RLSA Figure 2. \.,. STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be prepared and submitted by an applicant for an SSA. Such an agreement is required for all SSA Applications. The agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida DEP, Florida Department of Agriculture and Consumer Services, SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall identify the specific land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements. - 7- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/âZ/06 DRAFT - Work In Proaress ..J STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising the Natural Resource Index Value of land, with values assigned based upon the classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic Stewardship Area (HYSA), Habitat Stewardship Area (HSA) , or Water Retention Area ry.JRA). 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. TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements (TCI) can be defined as investments in capital facilities including, but not necessarily limited to, roads, stormwater management, utilities, public safety facilities, libraries, and schools located in SRAs. Such investments are sized to meet the needs of the SRA communities. 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 sustainable, mixed use, walkable, and provides a balance of land uses to reduce automobile trips and increase livability. Towns are comprised of several neighborhoods that have individual identity and character. TOWN CENTER. A Context Zone that is intended to provide a wide range of uses, including daily goods and services, culture and entertainment, and residential uses ....J within a Town. The Town Center is an extension of the Town Core, however the density and intensity are less as the Town Center serves as a transition to surrounding neighborhoods. TOWN CORE. A 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 RLSA Overlay Zone by the St. Lucie County Land Development Code in effect prior to the adoption of the RLSA Overlay Zone 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 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. .J -8- '-' ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ/06 DRAFT - Work In Proaress WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance areas or other water storage areas and that provide surface water quality and other natural resource value. WRA's may continue to function for agricultural uses; surface water retention, detention, treatment and/or conveyance; habitat and passive recreational uses. 4.05.03. ESTABLISHMENT OF RLSA OVERLAY ZONE In order to implement the RLSA Overlay Zone Regulations, a RLSA Overlay Zone, to be designated as "RLSAO" on the official zoning atlas, is hereby established. A. The lands included in the RLSA Overlay Zone and to which the RLSA Overlay Zone Regulations apply are depicted by the St. Lucie County Rural Land Stewardship Area Overlay Map (RLSA Figure 1) in the St. Lucie County Comprehensive Plan. B. Within the RLSA Overlay Zone, lands may be designated to implement the Stewardship Credit system as follows: ~ 1. Establishment of SSA designations. A RLSA Overlay Zone classification to be known as SSAs, and to be designated on the official zoning atlas by the symbol "RLSA-SSA #_", is hereby established. This Overlay Zone classification will be used for those lands within the RLSA Overlay Zone that are designated by the Board of County Commissioners (BOCC) as SSAs. The approval of this designation shall be governed by the procedures as prescribed in the RLSA Overlay Zone Regulations. 2. Establishment of SRA designations. A RLSA Overlay Zone classification to be known as SRAs, and to be designated on the official zoning atlas by the symbol "RLSA-SRA #_", is hereby established. This Overlay Zone classification will be used for those lands within the RLSA Overlay Zone that are designated by the BOCC as SRAs. The approval of this designation shall be governed by the procedures as prescribed in the RLSA Overlay Zone Regulations. 4.05.04. LAND USES ALLOWED IN THE RLSA OVERLAY ZONE Permitted land uses allowed within the RLSA Overlay Zone are of two (2) 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 RLSA Overlay Zone are defined in the underlying zoning. Lands that are in the RLSA Overlay Zone but that have not been designated as an SSA or SRA, maintain the same underlying zoning and conditional use rights, including uses and densities and intensities of use, until such zoning and conditional use rights are changed pursuant to the St. Lucie County Rural Land Stewardship Area Overlay and the provisions of this Section.. 4.05.05. STEWARDSHIP CREDITS \... -9- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 '-iÎ A. Establishment of a Stewardship Credit Database. The Growth Management Director 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 RLSA Overlay Zone. The database shall be in an electronic form that can be linked to the RLSA Overlay Map (RLSA Figure 1) 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 Application Package. B. Density and Use. Except as provided herein, there shall be no change to the underlying density and permitted uses of land within the RLSA Overlay Zone, as set forth in the underlying zoning. No part of the Stewardship Credit System shall be imposed upon a property owner without that owner's written consent. The underlying zoning will remain in effect for all land not subject to the creation, transfer or receipt of Stewardship Credits. The establishment of the Overlay does not by itself alter the uses or density or intensity of use for underlying land uses within the Overlay. C. Creation of Stewardship Credits. Stewardship Credits (Credits) may be created from any lands within the RLSA Overlay Zone from which one (1) or more Sending Area Land Use Layers are removed. These lands will be identified as SSAs. All privately owned lands within the RLSA Overlay Zone are eligible for designation as an SSA. The creation of the RSLA Overlay and the inclusion of property within it includes the right to create the Stewardship Credits through the SSA application . J process and using the formulas established through the Overlay Map (RLSA Figure "'" 1), the Credit Worksheet (RLSA Figure 2), the Natural Resource Index Map (Figure 3), and the Stewardship Sending Area Matrix (RLSA Figure 4). An approved SSA Application creates the Stewardship Credits, which become effective once the Stewardship Easement Agreement is recorded in the public records of St. Lucie County. Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies. Upon petition by the property owner seeking an SSA designation, and approval by Ordinance by the BOCC, land becomes designated as an SSA. For each SSA, an SSA Credit Agreement shall be executed that identifies those land uses that have been removed. Once land is designated as an SSA and Credits are grante~ to the owner, no increase in density or uses that are inconsistent with the SSA Credit Agreement shall be allowed on such property. Once a land use layer has been removed from an SSA through a recorded Stewardship Easement Agreement, those uses are permanently eliminated, and those layers removed cannot be thereafter reestablished. In the event that any lands in an SSA are encumbered bv a mortQaQe. the owner of such lands shall be required to obtain from the holder of the mortQaQe a consent and joinder aQreeinQ to the imposition of the Stewardship Easement AQreement on the lands encumbered bv the mortQaQe. and the subordination of its mortQaQe. lien or encumbrance to the Stewardship Easement AQreement. D. Transfer of Stewardship Credits. Credits can be transferred only to lands within the RLSA Overlay Zone that meet suitability criteria in Section 4.05.08.A.1. ..J - 10- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS 7ª/êZ106 ~ Stewardship Credits may be transferred to another entity, to an eligible receiving area, or applied to an SRA. 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. E. Allocation of Stewardship Credits. Stewardship Credits generated from one (1) SSA may be allocated to one or more SRAs, and an SRA may receive Stewardship Credits generated from one or more SSAs. 4.05.06. LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA DESIGNATION All lands within the RLSA Overlay Zone have been delineated on the RLSA Overlay Map (RLSA Figure 1). Unless and until designated as an SSA or SRA, lands within the RLSA Overlay Zone shall remain subject to the underlying zoning. A. Underlying zoning and permitted uses. The underlying zoning and permitted uses shall apply until lands within the RLSA Overlay Zone are voluntarily designated as an SSA or SRA. \..,. B. Density and Intensity. No increase in density or intensity within the RLSA Overlay Zone is permitted beyond the underlying zoning except in areas designated as SRAs. Within SRAs, density and intensity may only be increased through the provisions of the Stewardship Credit System outlined in Section 4.05.08. 4.05.07. SSA DESIGNATION Lands within the RLSA Overlay Zone may be designated as an SSA pursuant to the requirements of this section: A. Lands Within the RLSA Overlay Zone that may be designated as an SSA. Any privately owned land within the RLSA Overlay Zone may be designated as an SSA. 1. At a minimum, Residential uses (layer 1) as listed in the St. Lucie County RLSA Sending Area Land Use Layer Matrix (RLSA Figure 4) 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. 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 Overlay Zone that will provide comparable habitat function. '-" - 11 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ/06 B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits ~ (Credits) are created from any lands within the RLSA Overlay Zone from which one (1) or more Sending Area Land Use Layers are removed and that are subsequently designated as SSAs by the SOCC. 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 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, and 2) the number of Sending Area Land Use Layers being eliminated. Incentive Credits are also established to encourage the protection and conservation of agriculture activities, the restoration of environmentally significant lands, and the protection of cultural heritage. 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 in a Stewardship Sending Area. 3. Cultural Heritage Incentive Credits. Priority is given to protecting and conserving lands that are of historical value to St. Lucie County. Designation as cultural heritage shall apply to lands that have been recognized as being culturally significant to St. Lucie County for fifty (50) years or more, historically significant structures, facilities and locations as identified by the State Historic Preservation Officer, the National Register of Historic Places, or the SOCC. Any SSA application that includes supporting data and analysis, and requests Cultural Heritage Credits, shall be reviewed by the St. Lucie County Historical Commission for recommendation to the SOCC. All contributing structures, facilities and locations shall be mapped and tabulated in acres. Cultural heritage preservation approved by the SOCC in an SSA shall be granted .5 Credits per acre. '.J 4. 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 having habitat value, creation of upland/wetland habitat, or enhanced wildlife corridors or habitat function, or as part of a designated Comprehensive Everglades Restoration Program (CERP) project, 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. 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 as determined by ..,,¡J - 12- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§/êlJ06 '-' the agency with jurisdiction for the restoration work. Upon completion of restoration, the land shall be managed in accordance with the applicable restoration permit conditions and/or the recorded Stewardship Easement Agreement. b. If the applicant agrees to complete the restoration improvements and the eligibility criteria below are satisfied, three (3) Credits shall be generated for each acre of land. c. Stewardship Credits shall be authorized at the time of SSA designation and are awarded when the restoration work has been completed if the restoration is meeting established performance standards. Credits shall be proposed and justified by applicant and approved by BOCC at the time of public hearing. d. One (1) or more of the following eligibility criteria shall be used in evaluating a request for Restoration Stewardship Credits: I. 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. Such lands do not have to be under common ownership with the lands proposed to be restored. 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. vi. Lands within a designated Comprehensive Everglades Restoration Program (CERP) project. 5. Indices and Values. A set of Index Factors has been established as part of the Stewardship Credit Worksheet (RLSA Figure 2). a. Natural Resource Indices. Land Cover/Land Use Indices Soils/Surface Water Indices Listed Species Indices RLSA Overlay Characteristic Indices (HSA, HYSA, WRA) '-" b. Agriculture Index. Existing Agriculture Activity (removal of layers 1, 2 and 3) - 13- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/âZ/06 ....J c. Index Values. During the RLSA Overlay study, based upon data and analysis, all lands within the RLSA Overlay Zone were assigned a value for each Index. d. Index Map. A Natural Resource Index Map (RLSA Figure 3) adopted as a part of the RLSA Overlay, indicates the Natural Resource Stewardship Index Value for all land within the RLSA Overlay Zone. Credits from any lands designated as SSAs shall be based upon the Natural Resource Index values in effect at the time of designation. At the time of designation, the Natural Resource Index Assessment required in Section 4.05.07.C.3 shall document any necessary adjustments to the index values reflected on the Index Map (RLSA Figure 3). 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 (RLSA Figure 2) and adopted as the St. Lucie County Rural Land Stewardship Area Sending Area Land Use Layer Matrix (RLSA Figure 4) set forth below. Each Layer incorporates 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 RLSA Overlay Study. At the time of SSA application, a landowner proposing to have land designated .J as an SSA shall determine how many of the Sending Area Land Use Layers are to be removed from the proposed SSA. 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 .~ - 14- ~ ~ '-" ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZI06 St. Lucie County Rural Land Stewardship Area Sending Area land Use Layer Matrix Note: Groupings of land Uses permitted in accordance with Policy 1.10 of the RlSA Overlay in the St. Lucie County Comprehensive Plan Residential Land General & Earth Mining and Agriculture Agriculture Restoration and Use Conditional Use Processing Use Group 1 Use Group 2 Use Natural Resource Layer Layer Layer Layer Layer Use Layer Single-family Aircraft storage and Mining and quarry of Agricultural Agricultural Wildlife management. detached dwelling equipment nonmetallic minerals, production - crops, production - plant and wildlife with guest house maintenance except fuels citrus, landscape Ranching, livestock conservancies, 1 unit per 5 acres nursery raising & animal refuges and specialties, pasture, sanctuaries sod and grazing Mobile homes Airports and flying, Single-family Agricultural services Cultural, educational Fishing, hunting & 1 unit per 5 acres landing, and tak~ff 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 ForèStry 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 - 15- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +ª,êZ!06 C. SSA Application Package. An application to designate lands(s) within the RLSA Overlay Zone as an SSA shall be filed pursuant to the regulations of this Section. An SSA Application Package shall include the following: 1. SSA Application. A landowner or his/her agent, hereafter "applicant," shall submit an application for the designation of SSA for lands within the RLSA Overlay Zone to the Growth Management Director or his designee, on an approved application form. The application shall be accompanied by the documentation as required by this Section, including a completed Stewardship Credit Worksheet (RLSA Figure 2) that reflects the pertinent information requested below. 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 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 RLSA 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 RLSA Overlay Study are no longer valid, the Assessment shall document the Index Value scores of the land as of the date of the SSA Designation Application. c. Quantify the acreage of agricultural lands, by type, being protected and conserved; d. Quantify the acreage of non-agricultural acreage, by type, being protected and conserved; 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. RLSA Overlay Map (RLSA Figure 1) delineating the area of the RLSA Overlay Zone being designated as an SSA; - 16- ~ .....J ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª-/êII06 ~ d. Aerial photograph(s) at a suitable scale, delineating the area being designated as an SSA; e. Natural Resource Index Map of area being designated as an SSA; f. FOOT Florida Land Use Cover and Forms Classification System (FLUCFCS) 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 scores, 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 Agricultural- Incentive Credits \. '-'" 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 an 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 consistent with the requirements of Chapter 1A-46, F.A.C., adopted by the State Historic Preservation Officer;. m. 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 for which - 17- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 the applicant has committed to complete the restoration identified .....J as Restoration Incentive ("R I"); (3) The number of Incentive Credits to be granted for the lands designated "R I"; (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; remove exotics so as to enhance the continued viability of native vegetation and wetlands or otherwise; and (5) 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; (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 RLSA Overlay Zone 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 criteria: 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 Agreement applicable to the land, which shall be granted in perpetuity and shall be recorded within ~ ~ - 18- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, :¡"ª/êZI06 "-' one-hundred and twenty 120 days following approval of the SSA Credit Agreement; f. Land management measures that will be undertaken and the party responsible for such measures, including performance standards and annual monitoring requirements; 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, including the permanent removal of land use layers; and h. Provisions regarding and ensuring the enforceability of the SSA Credit Agreement. 6. Public Hearing for SSA Credit Agreement. The SSA Credit Agreement shall be approved by an Ordinance of the BOCC after an advertised public hearing by majority vote. The hearing on the SSA Credit Agreement may be concurrent with the hearing on an SSA Application Package. 7. Stewardship Easement Agreement. The applicant shall prepare and submit a Stewardship Easement Agreement including the following: a. The Stewardship Easement Agreement shall impose a restrictive covenant or grant a perpetual restrictive easement that shall be recorded for each SSA, shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the following: Florida Department of Environmental Protection (DEP), Florida Department of Agriculture and Consumer Services (DOACS), South Florida Water Management District (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, including performance standards and annual monitoring requirements. "-' 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, the deed shall reference the Stewardship Easement Agreement. D. SSA Review Process. \... 1. Pre-application Conference with County Staff. Prior to the submission of an application for SSA designation, the applicant shall attend a pre- application conference with the Growth Management Director 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 (1) pre- application conference shall be required. This pre-application conference should address, but not be limited to, such matters as: - 19- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª-/êZI06 a. Conformity of the proposed SSA with the goals, objectives, and policies of the Comprehensive Plan; b. Review of the Stewardship Credit Worksheet (RLSA Figure 2) and Natural Resource Index Assessment for the property; c. Identification of the recognized entity to be named in the restrictive 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, including performance standards and annual monitoring requirements. 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 Growth Management Director or his designee. The contents of said application package shall be in accordance with Section 4.0S.07.C. ~ 3. Application Deemed Complete and Sufficient for Review. Within ten (10) days of receipt of the SSA Application, the Growth Management Director or his designee shall notify the applicant in writing that the application is complete and sufficient for agency review or specify additional information needed to find the application to be complete and sufficient. If required, the applicant shall submit additional information. Within ten (10) days of receipt of j the additional information, the Growth Management Director or his designee ...., shall review it and notify the applicant in writing that the application is complete and sufficient, or request further information needed to clarify the additional information or to answer new questions raised by, or directly related to, the additional information. The County may request additional information no more than twice, unless the applicant waives this limitation. 4. Review by County Reviewing Agencies: Once the SSA application is deemed complete and sufficient, the Growth Management Director or his designee will distribute it to specific County staff for their review. 5. Designation Report. Within twenty (20) days from the receipt of a complete and 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. E. SSA Approval Process. 1. Review by Environmental Advisory Committee (EAC). The EAC shall review any proposed Ordinance to designate lands within the RLSA Overlay Zone as an SSA. The EAC shall forward its commentsrecommond3tion to the BOCC. ' 2. Public Hearing Before BOCC. The BOCC shall hold an advertised public hearing on the proposed Ordinance to approve an SSA Application, SSA ~ Credit Agreement and Stewardship Easement Agreement. Notice of the - 20- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ106 '-' Board's intention to consider the Ordinance 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 shall state the date, time and place of the hearing, the title of the proposed Ordinance, and the place or places within the County where the proposed Ordinance and the SSA Application Package 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 hearing and be heard with respect to the proposed Ordinance. The BOCC shall review the staff report and recommendations, oral and written submissions from the public received at the hearing and, if it finds that all requirements for designation have been met, shall, by Ordinance, approve the application. If the BOCC finds that one (1) 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 Ordinance shall require a majority vote by the BOCC. 3. 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 executed Stewardship Easement Agreement applicable to such lands (as prepared by the SSA Applicant and reviewed and approved by St. Lucie County staff), shall be provided to the St. Lucie County Property Appraiser and the SSA Applicant. The Stewardship Easement Agreement shall be recorded within one hundred and twenty (120) days by the applicant in the public records of St. Lucie County. 4. Pursuant to Section 163.3177(11)(d) F.S.. desiqnations of SSAs and SRAs within the RLSA Overlay Area shall be by Ordinance and do not reQuire a Comprehensive Plan amendment. For informational purposes and as a ministerial act. the County shall illustrate each approved SSA and SRA on the FLUM and Overlay Map (RLSA Fiqure 1) with the symbol "RLSA-SSA # "at such time as any other updates are made to the FLUM or Overlay Map (RLSA Fiqure 1 ). Update the RLSA Overlay Map (RSLA Figure 1) and Official Zoning ~. The Official Zoning ~ 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 Ordinance number and SSA Designation Application number. After: the appro'.'al of :my SS.'\, :md during the County's next regubr Future L:md Use Map amendment process, the County will delineate the boundaries of each approved SS.^. on the Future Land Use Map and the RLSA Overby Map (RLS.^. Figure 1) with the symbol "RLSP. SS^ tf_." \.r '-' F. 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. At the pre- application conference on a proposed amendment, the Growth Management Director or designee may grant a waiver to any portion of an SSA Application Package for - 21 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 which the required information has not materially changed since SSA designation or is not relevant to the requested amendment. .J 4.05.08. SRA DESIGNATION Lands within the RLSA Overlay Zone may be designated as an SRA pursuant to the requirements of this section. A. Lands Within the RLSA Overlay Zone that may be designated as an SRA. Any privately owned land within the RLSA Overlay Zone that meets the suitability criteria may be designated as an SRA, except land delineated on the RLSA Overlay Map (RLSA Figure 1) as HYSA, HSA, or 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, as permitted by SFWMD, and may also be used for Open Space, habitat and passive recreation. 1. Suitability Criteria. Land within the RLSA Overlay Zone must meet the following suitability criteria in order to be eligible for designation as an SRA: a. The land must be designated on the RLSA Overlay Map (RLSA Figure 1) as "Open". b. An SRA must contain sufficient suitable land to accommodate the .J planned development. c. Residential, retail, office, manufacturing, light industrial, hotel, group housing, transient housing, Civic and Institutional, active recreation, governmental, and community service uses within an SRA shall not be located on lands that receive a Natural Resource Index value of greater than 1.4. d. Lands or parcels that are greater than one (1) 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. e. Open Space shall comprise thirty-five (35) percent of the Gross Acreage of a Town, Village or those CRDs exceeding one hundred (100) acres. f. Open Space on lands within an SRA that exceeds the required thirty-five (35) percent Open Space shall not consume Stewardship Credits. g. If an HSA or WRA is contiguous to an SRA as delineated in the RLSA Overlay Map (RLSA Figure 1) and designed to be available to the public for passive recreation, its acreage shall count toward the required thirty-five (35) percent Open Space. When located adjacent to or included in an SRA, acreage within a WRA may be counted as '-'tÌ Open Space so long as the same percentage of the WRA is not relied ... - 22- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress ~ upon to generate Stewardship Credits for development within the SRA. h. An SRA may be contiguous to an HYSA or HSA as delineated in the RLSA Overlay Map (RLSA Figure 1), but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.11 of the St. Lucie County Rural Land Stewardship Area Overlay in the Comprehensive Plan. An SRA may be contiguous to, or encompass a WRA. i. 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 Policy 4.12 of the St. Lucie County Rural Land Stewardship Area Overlay in the Comprehensive Plan. ~ B. Transfer and Use of Stewardship Credits. Stewardship Credits may be transferred and used for residential or non-residential entitlements in an SRA on a per acre basis pursuant to these requirements: 1. Transfer of Credits. The transfer or use of Stewardship Credits shall only be in a manner as provided for herein. Stewardship Credits may be transferred from any approved SSA to an entity or individual, to an eligible receiving area, or applied to an SRA, subject to compliance with all applicable provisions of these policies.2. Stewardship Credit Use. Stewardship Credits shall create development entitlements in an SRA on a per acre basis at a rate of seven (7) Stewardship Credits per gross acre. Lands within an SRA greater than one (1) acre, with Index Values of greater than 1.4, shall be retained as agricultural land or 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. 4. Mixed Land Use Entitlements. In order to promote sustainable, mixed use development and provide the necessary support facilities and services to residents of rural areas, an SRA shall be allowed the full range of uses permitted by the Mixed Use Development (MXD) land use category of the Future Land Use Element, as modified by Policy 4.6 and RLSA Figure 5 in the St. Lucie County Rural Land Stewardship Area Overlay of the Comprehensive Plan. Depending on the size, scale, and character of an SRA, it shall be designed to include an appropriate mix of retail, office, manufacturing, light industrial, recreational, Civic and Institutional, community service and governmental uses, in addition to residential uses. C. Forms of SRA developments. Only the following four (4) forms of development are permitted within an SRA designated within the RLSA Overlay Zone. Each - 23- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êI106 DRAFT - Work In Proaress requires a functional and integrated mix of uses in accordance with Policies 4.6.1, ~ 4.6.2, 4.6.3 and 4.6.4 of the St. Lucie County RLSA Overlay, including RLSA Figure 5, of the Comprehensive Plan. 1. Towns. Towns are the largest and most diverse form of SRA. Towns shall be not less than one thousand (1,000) acres or more than five thousand (5,000) acres in Gross Acreage and shall be designed to provide for a broad range of residential and nonresidential uses in accordance with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) of the Rural Land Stewardship Area Overlay of the Comprehensive Plan. See LDC Section 4.05.08JG.2 for Town design criteria. 2. Villaaes. Villages shall provide 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 one hundred (100) acres or more than one thousand (1000) acres in Gross Acreage and shall comply with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) in the Rural Land Stewardship Area Overlay of the Comprehensive Plan. See Section 4.05.08JG.3 for Village design criteria. 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 forty (40) or more then one hundred (100) acres in Gross Acreage and shall comply with the Stewardship Receiving Area Characteristics Chart (RLSA Figure 5) in the Rural Land Stewardship Area Overlay of the Comprehensive Plan. To maintain a proportion of Hamlets to Villages and Towns, a Villaae or Town must be approved prior to not more than three (3) Hamlets, in combination with CRDs of one hundred (100) acres or less in Gross Acreage,. may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than three (3) additional Hamlets, in combination with CRDs of one hundred (100) acres or less in Gross Acreage, may be approved for each subsequent Village or Town. See Section 4.05.08JG.4 for Hamlet design criteria. ~ 4. Compact Rural Developments (CRDs). Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that are necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. As residential units are not a required use, those goods and services that support residents such as retail, office, ~ - 24- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1ªlâZ106 DRAFT - Work In Proaress '-" civic, governmental and institutional uses shall also not be required, however for any CRD that does include permanent residential housing, the proportionate support services shall be provided in accordance with RLSA Figure 5. To maintain a proportion of CRDs of one hundred (100) acres or less in Gross Acreage to Villages and Towns, , a ViIlaae or Town must be approved prior to not more than three (3) CRDs of one hundred (100) acres or less in Gross ,A.creage, in combination ·....ith=H:lmlets, m::lY be :lppro'/od as SRAs prior to the ::Ipprov::Il of a Vill::lge or Town, and there::lfter not more th:ln three (3) ::Iddition::ll CRDs of one hundred (100) :lcres or less in Gross Acre::lge, in combination with H:lmlets, may be :lppro'led for e::lch subsequent Vill::lge or To·....n. 5. Proportion of Hamlets and CRDs to Villages and Towns. In order to maintain the correct proportion of Hamlets and CRDs of one hundred (100) acres or less in Gross Acre::lge to the number of Villages and Towns approved as SRAs, not more than threefi.ve (áâ) Hamlets or CRDs of one hundred (100) acres of less in Gross Acreage may be approved prior to the approval of a Village or Town. and thereafter not more than three (3) additional CRDs or 100 acres or less or Hamlets, may be approved for each subseQuent Villaae or Town. In order to maintain th::lt same proportion there:lfter, not more th::ln five (5) Hamlets or CRDs of one hundred (100) ::Icres or less in Gross Acreage m:lY be :lppro'Jed f-or e::lch subsequent Vilbge or Town ::Ipproved. \..,. 6. Development of Regional Impact (DRI). SRAs are permitted as all or part of a DRI subject to the provisions of § 380.06, F.S. and the RLSA Overlay Zone Regulations. a. An SRA Application Package 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 DRI as part of subsequent SRA Designation Applications. - 25- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ106 DRAFT - Work In Proaress Affordable Housing Component within an SRA. An SRA that includes residential housing shall provide Adequate Affordable or Workforce Housing, including very low-, low- and moderate-income housing for the development anticipated in the SRA. Adequate Affordable or Workforce Housing shall be determined on the basis of an analysis applying the standards under Rule 9J- 2.048, F.A.C., regardless of whether the development within the SRA is required to undergo DRI review pursuant to section 380.06, Florida Statutes. 8. Land Uses within an SRA. Allowed, conditional and prohibited uses within a Town, Village, Hamlet or CRD shall be specified in the SRA Plan. 7. ....J Go- SRA AppliGation Pa6kage. An SRoII, Application P:Jck:Jge to support a request to design:Jte land(s) within the RLS/\ O'Jerl:Jy Zone :JS :In SRI\ sh:J1I be filed pursu:Jnt to the regul:Jtions of the RLSA Overlay Zone Regulations. The SRi\. Application P:Jckage shall include the following: 1. SRoA. Applic:Jtion. A landowner or his/her :Jgent, here:Jfter ":Jpplicant," sh:J1I submit :In applic:Jtion for the design:Jtion of an SR.A within the RLSJ\ Overlay Zone to the GrO'Nth M:Jn:Jgement Director or his designee, on :In :Jpproved application form. ThE:! applic:Jtion sh:J1I include: :J. The legal description of, or dE:!scriptive reference to, the SRA to which the Ste'A'ardship Credits :Jre being tr:Jnsf-erred; b. Tot:J1 number of :Jcres v:ithin the proposed SRA; c. Number of :Jcres within the SRA designated "public use" th:Jt do not require the redemption of Stewardship Credits in order to be entitled (Le., th:Jt do not consume Credits); d. Number of acres of "excess" Open Space within the SR....\. th:Jt do not require the consumption of Credits; e. Number of acres of WR.As :Jdj:Jcent to the SRA, but not included in the SRA designation; f. Number of :Jeres v:ithin the SR.A th:Jt consume Credits; g. The number of Stew:Jrdship Credits required for the SRA and documentation th:Jt the applic:Jnt h:Js :Jcquired or h:J5 a contractual right to :Jcquire those Stewardship Credits; h. .11, specific reference to one (1) or more :Jpproved or pending SSP. Design:Jtion Applic:Jtions f10m which the Ste'N:Jrdship Credits :Jre being obt:Jined. Copies of the reference documents, e.g., SSP. Ste\f:ardship Credit Agreement, etc., sh:J1I be provided, including: (1) SSP. :Jpplication number; (2) SS/\ Design:Jtion Ordin:Jnce (or Ordin:Jnce Number); (3) SSA Credit f\greement (Ste'Nardship Credit ,A,greement); ....J - 26- ...J ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ106 DRAFT - Work In Proaress '-' (1) Stewardship Credits Datab3se Report. i. 1\ 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 Ste'Nardship Credits are being obtained. 2. Application Fee. An application fee shall acoompany the application. 3. N3tural Resource Index Assessment. An assessment that documents the Natural Resource Index V.alue scores shall be prepared and submitted as part of the SRI\, Application. The /\ssessment shall include an 3nalysis that quantifies the number of acres by Index Values. The Assessment shall: a. Identify any lands 'Nithin the proposed SR." that have an Index V::lIue gre3ter than 1.1; b. Verify that the Index Value scores assigned during the RLSJ\ Overlay Study are still valid through recent 3erial photography or satellite imagery or agency approved mapping, or othor documentation, as verified by field inspections. c. If the Index Value scores assigned during the RLSA Overlay Study are no longer valid, document the current Index Value scores of the taM-: ~ d. Quantify the acreage of agricultural lands, by type, being converted; e. Quantify the acre:Jge of non agricultural acreage, by type, being converted; f. QU3ntify the acre:Jge of any lands by type '::¡thin the proposed SRA. that ha'Æ an Index Value gre3ter th3n 1.1; g. Demonstrate compliance 'Nith suitability criteria contained in Section 1.05.08.A.1. '-" 1. Natural Resource Index Assessment Support Document3tion. Documentation to support the Natural Resource Index Assessment shall be provided for each SRA being designated to include: 3. Legal Description, including sketch or survey; b. Acreage calcul3tions of lands being put into the SRP., including 3creage c31culations of \NRA,S (if any) within SR^. bound:Jry but not included in SRA design3tion; c. RLSA Overlay M3p (RLSA Figure 1) delineating the 3re3 of the RLSA O'Jerlay Zone being design3ted 3S an SR4,; d. Aerial photogr3ph deline:Jting the area being design3ted 3S 3n SRÞr, - 27- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª-/êZ/06 DRAFT - Work In Proaress e. N:Jtural Resource Index M:Jp of :Jre:J being design:Jted :JS :In SRI'.; ....J f. Documentation to support a change in the rebted Natural Resource Index V:Jlue(s), if appropriate. 5. /\ cultural resources :Jssessment survey, :Jddressing on site arch:Jeological and historic resources, which has been f-ound sufficient by the St:Jte Historic Preservation Officer pursuant to Chapter 1A 46, Florid:J Administrative Code. 6. SRI\. Plan and M:Jster Plan. An SRA PI:Jn and Master Plan sh311 be prep:Jred :Jnd submitted by the applicant as p:Jrt of the SRA /\pplication Package. The SRJ\ Plan and M:Jster Pbn shall be consistent with the requirements of Section 4.05.08.G. 7. SRA Public Facilities Impact Assessment Report. An Impact Assessment Report sh311 be prep:Jred 3nd submitted by the 3pplicant 3S p:Jrt of the SRÞ, Applic3tion P:Jck:Jge. The SRA Impact Assessment Report shall 3ddress the requirements of Section 4.05.08.J. 8. SRA Economic Assessment Report. An Economic Assessment Report sh311 be prepared :Jnd submitted by the 3pplicant as part of the SRI\. Applic:Jtion Package. The SR^. Economic Assessment Report sh:J1I :Jddress the requirements of Section 4.05.08.K. 9. SRl\ Credit Agreement. a. Any :Jpplic:Jnt for designation of 3n SRl\ sh:J1I enter into an SRA Credit Agreement '::ith the County. b. The SRI\. Credit Agreement sh:J1I cont:Jin the follo,....ing information: (1) The number of SSP. Credits the :Jpplic:Jnt f-or :In SRJ\ designation is utilizing :Jnd which sh:J1I be 3pplied to the SR^. bnd in order to carry out the plan of development on the 3cre:Jge proposed in the SRA PI:Jn. (2) A leg:J1 description of the SRA, bnd :Jnd the number of ~ 'wÎ (3) The SRA. m3ster plan depicting the bnd uses :Jnd identifying the number of residential dwelling units, gross le:Jse:Jble :Jrea of retail, office 3nd other non residentbl square foot3ge 3nd other 13nd uses depicted on the master pbn; (4) I\. description of the Credits th:Jt are needed to entitle the SRI'. land 3nd the anticip3ted source of said Credits; (5) The :Jpplic:Jnt's :Jcknowledgement th:Jt development of SRI\. bnd m3Y not commence until the :Jpplicant has recorded an SRI\. Credit Agreement Memor3ndum in the Officbl , JÎ Records of the St. Lucie County; :Jnd ..."", - 28- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-'Q!êII06 DRAFT - Work In Prooress \..,r '-' (6) The :3pplic::mt's commitments, if :3ny, regarding conservation, or any other restriction on development on any lands, including 'Netbnds, '....ithin the SRA, as may be depicted on the SR/\. master plan for specbl tre:3tment. c. The SRi\. Credit Agreement sh:311 be effective on the latest of the follo'Ning d:3tes: (1) The d:3te th:3t the County approves the SRA Applic:3tion; (2) The date that document:3tion of the applic:3nt's :3cquisition 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) 'lIorking d:3Ys after the receipt of documentation of the :3cquisition of the Ste'N3rdship Credits to be utilized. d. If the development provided for within :3n SRA constitutes, or will constitute, a development of regional imp:3ct ("DRI") pursuant to § 380.06 and 380.0651, ES., :3nd if the :3pplic:3nt has obtained :3 prelimin3ry development :3greement ("PM") from the Florid:3 Dep3rtment of Community Aff3irs f-or :3 portion of the SRI\ l:3nd, the applic:3nt m:3Y request the County to enter into :3 Prelimin:3ry SRA.. Credit Agreement for those Ste'Nardship Credits needed in order to develop the PDA :3uthorized development. Commencement of the PDA authorized development m:3Y not proceed until the applic:3nt h:3S recorded :3 Prelimin:3ry SRA Credit Agreement Memor:3ndum. The Prelimin:3r)' SRI\ Credit Agreement :3nd Prelimin:3r)' SRi\. Credit Agreement Memor:3ndum sh:311 include the same inf-orm:3tion :3nd document:3tion :3S is required for an SRA.. Credit Agreement :3nd :3n SRA Credit Agreement Memor:3ndum. StewardshiD Receivino Area (SRA) Review & ADDroval Processes D. This SRA standards and reQuirement and review section shall reference back to the St. Lucie County Code. Section 11.01.00 and Section 11.03.00 as amended from time to time and where applicable. This SRA approval process shall reference back to the St. Lucie County Code. Chapter 11 Section 11.02.00 as amended from time to time. 1. Pre-Application Conference A. Purpose See Section 11.01.05(A). B. Applicability A pre-application conference is mandatory prior to the submittal of an SRA application. '-' - 29- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7§./êZ/06 DRAFT - Work In Proaress C. Initiation: Conference ..J An application for desianation of a Stewardship Receivina Area (SRA) is initiated by reQuestina in writina a pre-application conference with the Growth Manaaement Director. or his desianee. Within twenty (20) workina days of the request. the Growth Manaaement Director shall schedule a pre-application conference with the applicant and other relevant County departments. If an application for SRA desianation is to be filed concurrent with an SSA application. only one (1) pre-application conference shall be required. This pre-application conference shall be held within twenty (20) workina days of the submitted request. unless waived by the applicant. should address. but not be limited to. such matters as: a. Conformity of the proposed SRA with the aoals. objectives. and policies of the Comprehensive Plan: b. Consideration of suitability criteria described in Section 4.05.08.A.1 and other standards of this Section: c. SRA master plan compliance with all applicable policies of the RLSA Overlay Zone Reaulations. and demonstration that incompatible land uses are directed away from HYSAs. HSAs. WRAs. and Conservation Lands: d. Confirmation in the manner prescribed herein that the applicant has acquired or will acquire sufficient Stewardship Credits to create the . type of SRA (whether Town. Villaae. Hamlet or CRD) in the amount of acres requested in the SRA application, and: ~ e. Consideration of impacts. includina environmental and public facility impacts. D. Submission Materials An SRA Application Packaae to support a request to desianate land(s) within the RLSA Overlay Zone as an SRA shall be filed pursuant to the reaulations of the RLSA Overlay Zone Reaulations. The SRA Application Packaae shall include the followina: 1. SRA Application. A landowner or his/her aaent. hereafter "applicant. n shall submit an application for the desianation of an SRA within the RLSA Overlay Zone to the Growth Manaaement Director or his desianee. on an approved application form. The application shall include: a. The leaal description of. or descriptive reference to. the SRA to which the Stewardship Credits are beina transferred: b. Total number of acres within the proposed SRA: .J - 30- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ106 DRAFT - Work In Proaress \... '-' c. Number of acres within the SRA desianated "public use" that do not reQuire the redemption of Stewardship Credits in order to be entitled (Le.. that 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 adiacent to the SRA but not included in the SRA desianation: f. Number of acres within the SRA that consume Credits: a. The number of Stewardship Credits reQuired for the SRA and documentation that the applicant has acauired or has a contractual riaht to acauire those Stewardship Credits: h. A specific reference to one (1) or more approved or pendina SSA Desianation Applications from which the Stewardship Credits are beina obtained. Copies of the reference documents. e.a.. SSA Stewardship Credit Aareement. etc., shall be provided, includina: (1) SSA application number: (2) SSA Desianation Ordinance (or Ordinance Number); (3) SSA Credit Aareement (Stewardship Credit Aareement): (4) Stewardship Credits Database Report. i. A summary table in a form provided by St. Lucie County that identifies the exchanae of all Stewardship Credits that involve the SRA and all of the associated SSAs from which the Stewardship Credits are beina obtained. 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: a. Identify any lands within the proposed SRA that have an Index Value areater than 1.4: b. Verify that the Index Value scores assianed durina the RLSA Overlay Study are still valid throuah recent aerial photoaraphy or satellite imaaery or aaency-approved mappina. or other documentation. as verified by field inspections. c. If the Index Value scores assianed durina the RLSA Overlay Study are no lonaer valid. document the current Index Value scores of the land. \... - 31 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-'Q/êZI06 DRAFT - Work In Proaress d. Quantify the acreaoe of aoriculturallands. by type. beino converted: e. Quantify the acreaoe of non-aoricultural acreaoe. by type, beino converted: f. Quantify the acreaoe of any lands by type within the proposed SRA that have an Index Value oreater than 1.4: ~ 0. Demonstrate compliance with suitability criteria contained in Section 4.05.08.A.1. 4. Natural Resource Index Assessment Support Documentation. Documentation to support the Natural Resource Index Assessment shall be provided for each SRA beino desionated to include: a. Leoal Description. includino sketch or survey: b. Acreage calculations of lands beino put into the SRA. includino acreaoe calculations of WRAs (if any) within SRA boundary but not included in SRA designation: c. RLSA Overlay Map (RLSA Fioure 1) delineatino the area of the RLSA Overlay Zone beino desionated as an SRA: d. SRA overlay map with current land uses and wetland boundaries J and highlightino potential wetland and listed species impacts within ....., the Master Plan: e. Aerial photooraph delineatino the area being designated as an SRA: f. Natural Resource Index Map of area beino desionated as an SRA: 0. Documentation to support a chanoe in the related Natural Resource Index Value(s). if appropriate. 5. A cultural resources assessment survey. addressing on-site archaeolooical and historic resources. which has been found sufficient by the State Historic Preservation Officer pursuant to Chapter 1A-46. Florida Administrative Code. 6. 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 Packaoe. The SRA Plan and Master Plan shall be consistent with the requirements of Section 4.05.08.E. 7. SRA Public Facilities Impact Assessment Report. An Impact Assessment Report shall be prepared and submitted by the applicant as part of the SRA Application Packaoe. The SRA Impact Assessment Report shall address the requirements of Section 4.05.08.H. oJ - 32- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§./êZ/06 DRAFT - Work In Proaress ~ 8. SRA Economic Assessment Report. An Economic Assessment Report shall be prepared and submitted by the applicant as part of the SRA Application Packaoe. The SRA Economic Assessment Report shall address the requirements of Section 4.05.08.1. 9. SRA Credit Aoreement. a. Any applicant for desionation of an SRA shall enter into an SRA Credit Aoreement with the County. b. The SRA Credit Aoreement shall contain the followino information: (1) The number of SSA Credits the applicant for an SRA desionation is utilizino and which shall be applied to the SRA land in order to carry out the plan of development on the acreaoe proposed in the SRA Plan. (2) A leoal description of the SRA land and the number of acres: ~ (3) The SRA master plan depictino the land uses and identifyino the number of residential dwellino units. oross leaseable area of retail. office and other non-residential square footaoe and other land uses depicted on the master plan: (4) A description of the Credits that are needed to entitle the SRA land and the anticipated source of said Credits: (5) The applicant's acknowledoement that development of SRA land may not commence until the applicant has recorded an SRA Credit Aoreement Memorandum ili the Official Records of the St. Lucie County: and (6) The applicant's commitments. if any. reoardino conservation. or any other restriction on development on any lands. includino wetlands. within the SRA. as may be depicted on the SRA master plan for special treatment. c. The SRA Credit Aoreement shall be effective on the latest of the followino dates: (1) The date that the County approves the SRA Application: (2) The date that documentation of the applicant's acauisition 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) workino 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 reqional impact ("DRI") pursuant to & -33- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7-ª/êZI06 DRAFT - Work In Proaress 380.06 and 380.0651. F.S.. and if the applicant has obtained a ""'" preliminary development aareement ("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 Aareement 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 Aareement Memorandum. The Preliminary SRA Credit Aareement and Preliminary SRA Credit Aareement Memorandum shall include the same information and documentation as is required for an SRA Credit Aareement and an SRA Credit Aareement Memorandum. 2. Filina Application for Stewardship Receivina Area (SRA) Reference Sections 11.01.06 throuah and includina 11.01.19 as amended from time to time in addition to the followina sections: A. Department of Community Affairs Review After the Growth Manaaement Director or his desianee. determines that an application for Stewardship Receivina Area (SRA) is complete. the Growth Manaaement Director or his desianee. shall transmit the complete SRA Application, in accordance with RLSA Policy 4.5 within the St. Lucie County """ Comprehensive Plan to the Florida Department of Community Affairs to review the proposed SRA Application for consistency with the RLSA Overlay and provide comments to the County within a period of thirty (30) calendar days. B. Environmental Advisory Committee Review After the Growth Manaaement Director or his desianee. determines that an application for Stewardship Receivina Area (SRA) is complete. the Growth Manaaement Director or his desianee. shall transmit the complete SRA Application. to the St. Lucie County Environmental Advisory Committee (EAC) for review and comments. The EAC shall be authorized to review and comment on any proposed Ordinance to desianate lands within a RLSA Overlay Zone as a SRA. The EAC shall forward its comments on the application for Stewardship Receivina Area (SRA) desianation to the Growth Manaaement Director. or his desianee. who shall then report those comments as part of the public hearina review of the proposed desianation of an SRA. C. Official Development Document Followina the Board of County Commissioners approval of the SRA Application and SRA Credit Aareement. a leaal description of the land desianated SRA, the SRA credits aranted. and the executed Stewardship ~ Easement Aareement applicable to such lands (as prepared by the SRA - 34- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress '-" Applicant and reviewed and approved by St. Lucie County staff), shall be provided to the St. Lucie County Property Appraiser and the SRA Applicant. The Stewardship Easement Aoreement shall be recorded within one hundred and twenty (120) days by the applicant in the public records of St. Lucie County. Followino the effective date of the approval of the SRA Application. the adopted Ordinance. includino the SRA Plan and Master Plan, shall become the official development document for the approved SRA. In addition to the reQuirement for BOCC approval of an SRA Application Packaoe. the SRA shall be subject to other applicable reoulations in the Code. includino but not limited to subdivision and site plan approval: however. no further review or approval of the SRA under this section or in the Code shall be reQuired except for an amendment reQuested by the applicant or a successor in interest. '-" D. Update Stewardship Credits Database Followino the effective date of the approval of the SRA. the County shall update the Stewardship Credits Database used to track both SRA Credits oenerated and SRA Credits consumed. E. Update the RLSA Overlay Map & Official Zonino Atlas Upon the approval. with or without conditions, of the application for desianation of a Stewardship Receivina Area (SRA). The Official Zonina Atlas shall be updated to reflect the desianation of the SRA. The County will delineate the boundaries of each approved SRA with the symbol "RLSA- SRA # Sufficient information shall be included on the updated zonina maps so as to direct interested parties to the appropriate public records associated with the desianation. includino but not limited to Ordinance number and SRA Desionation Application number. After the approval of any SRA. and durino the County's next reaular Future Land Use Map amendment process. as a ministerial act and for information purposes only. the County will delineate the boundaries of the approved SRA on the Future Land Use Map and on the RLSA Overlay Map and amend the Capital Improvements Element and Traffic Circulation Element to reflect any public facilities needed to serve the approved SRA. \....- F. Conditional Stewardship Receivino Area (SRA) Desianation If. at the time of the approval of the Stewardship Receivino Area (SRA) Application Packaoe by the Board of County Commissioners, the applicant has not aCQuired the number of Stewardship Credits needed to entitle the SRA. then the SRA desionation shall be conditional. The applicant shall have ninety (90) days from the date of the conditional approval to provide documentation of the aCQuisition of the reQuired number of Stewardship Credits. Upon presentation of such documentation by the applicant. the County shall provide written acknowledoement to the applicant that the condition has been satisfied. If the applicant does not provide such documentation within ninety (90) days, the conditional SRA desianation shall be null and void. - 35- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7'§/êZI06 DRAFT - Work In Proaress ~ G. Stewardship ReceivinQ Area (SRA) Amendments Amendments to the Stewardship ReceivinQ Area (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 PackaQe Component(s). At the pre-application conference on a proposed SRA amendment. the Growth ManaQement Director or desiQnee may Qrant a waiver to any portion of the SRA Application PackaQe for which the reQuired information has not materially chanQed since SRA desiQnation or is not relevant to the reQuested amendment. The Growth ManaQement Director or desiQnee shall determine what application components and associated documentation are reQuired in order to review the amendment reQuest. b. Approval of Minor ChanQes by Growth ManaQement Director or DesiQnee. The Growth ManaQement Director shall be authorized to approve minor chanQes and refinements to an SRA Master Plan or SRA Plan upon written reQuest of the applicant. Minor chanQes and refinements shall be reviewed by appropriate County staff to ensure that said chanQes and refinements are otherwise in compliance with all applicable County ordinances and reQulations prior to the Growth ManaQement Director or desiQnee's consideration for approval. The ....J followinQ limitations shall apply to such reQuests: (1) The minor chanQe or refinement shall be consistent with the Qeneral intent of the RLSA Overlay. the RLSA Overlay Zone ReQulations. and the SRA Plan's amendment provisions. (2) The minor chanQe or refinement shall be compatible with contiQuous land uses and shall not create detrimental impacts to abuttinQ land uses. water manaQement facilities. and conservation areas within or extemal to the SRA. (3) Minor chanQes or refinements. include but are not limited to: (a) ReconfiQuration of lakes. ponds. canals. or other water manaQement facilities where such chanQes are consistent with the criteria of the SFWMD and St. Lucie County: (b) Internal realiQnment of riQhts-of-way. other than a relocation of access points to the SRA itself. where water manaQement facilities. preservation areas. or reQuired easements are not adversely affected: ReconfiQuration of parcels when there is no encroachment into the preservation areas or lands with an Index Value of 1.4 or hiQher: and. (c) - 36- ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§./êZ/06 DRAFT - Work In Proaress ~ Any other chanoes authorized by the BOCC in the Ordinance desionatino the SRA and approvino the SRA Plan and Master Plan. provided they do not materially chanoe the character of the SRA. c. Relationship to Subdivision or Site Development Approval. (d) Approval by the Growth Manaoement Director or desionee of a minor chanoe or refinement may occur independently from. and prior to, any application for subdivision or site plan approval. However, approval of the minor chanoe shall not constitute authorization for development or implementation of the minor chanoe or refinement without obtainino all other necessary County permits and approvals. ~ SRA Rovie':¡ Process. I 1. Pre /\.pplication Conference with County St3ff: Prior to the submission of ::m 3pplication f-or SRi\. designation, the 3pplicant shall attend a pre applic3tion conferenoe IJ.'ith the Gro~.vl:h Man3gement Director or his designee 3nd other county staff, agenoies, and offici3ls involved in the review 3nd prooessing of such 3pplic3tions 3nd related m3terials. If an SRA applioation will be filed concurrent ':lith 3n SSA application, only one (1) pre applic3tion oonference sh311 be required. This pre 3pplic3tion conference should 3ddress, but not be limited to, such m3tters 3S: a. Conformity of the proposed SRA with the goals, objectives, 3nd policies of the Comprehensive P13n; b. Consider3tion of suitability criteri3 described in Section 1.05.08./\.1. 3nd other st3nd3rds of this Section; c. SRA m3ster pbn compli3nce with all 3pplic3ble policies of the RLS/\ Overlay Zone Regubtions, and demonstration th3t incomp3tible bnd uses are directed aW3Y from HYS/\s, HSP.s, WP./\s, and Conser\'3tion L3nds; d. Confirm3tion in the m3nner presoribed herein that the applicant h3s 30quired or '.viii acquire suffioient Stewardship Credits to cre3te the type of SRA (whether Town, Village, Hamlet or CRD) in the 3mount of 3cres requested in the SRA 3pplic3tion, 3nd; e. Consider3tion of impacts, including environmental 3nd public facility imp3cts. 2. Applic3tion P3ckage Submittal and Processing Fees. The required number of copies of eaoh SR/\ Applio3tion 3nd the 3ssociated processing fee sh311 be submitted to the Gro'lJth Management Director or his designee. The contents of said applic3tion p30kage shall be in accordance with Section 1.05.08.D. ~ - 37- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1ª,êZ106 DRAFT - Work In Proaress ð. :\pplic:1tion Deemed Complete and Sufficient for Review. 'Nithin ten (10) .....J d:1Ys of receipt of the SRA. Application, the Gro'IJth Man:1gement Director or his designee shall notify the :1pplicant in \\(riting th:1t the application is deemed complete and sufficient for agency review or specify the additional information needed to find the application complete and sufficient. If required, the applicant shall submit additional inform:1tion. 'J".'ithin ten (10) days of receipt of the additional information, the GrO':Jth Management Director or his designee sh:111 review it and notify the applicant in writing that the application is complete and sufficient, or request further information needed to cbrify the additional information or to answer new quostions raised by, or directly rebted to, the additional inrorm:1tion. The County may request :1ddition:11 inform:1tion no more than tv/ice, unless the :1pplicant 'Nai'.(es this limitation. '1. Review by County Revie'A'ing P.gencies: Once the SRA applic:1tion is deemed complete :1nd sufficient, the Gro'IJth Management Director or his designee will distribute it to specific County revie..·.' st:1ff. 5. Staff Report. 'Nithin tvxmty (20) days from the receipt of :1 complete and sufficient application, County st:1ff shall prepare a written report cont:1ining their review findings and a recommendation of :1ppro'Jal, approv:11 with conditions or denial. This timeframe may be extended upon agreement of County staff and the :1pplicant. F. SRA Af')pro'\:al Process. 1. Public He:1rings Required. The BOCC shall review the staff report and ..""J recommendations and the recommendations of the Pbnning :1nd Zoning Commission/Local Pbnning /\gency. The BOCC sh:111 by Ordin:1nce approve, deny, or approve with conditions the SRA Application Pack:1ge in accordance with the f-ollowing provisions: :1. Revie\4/ by Environment:11 Advisory Council (EAC). The EAC shall review :1ny proposed Ordinance to designate lands 'Nithin the RLSA Overby Zone as an SRA. The EJ\C shall fonNard its recommend:1tion to the Planning ::md Zoning Commission/Loc:11 Planning Agency and the BOCC. b. Public He:1ring Bef-ore the PI:mning and Zoning Commission/Loc:11 Planning Agency, Recommendation to BOCC. The Planning and Zoning Commission/Local Planning Agency sh:111 hold one (1) :Jdvertised public hearing on the proposed Ordinance to designate an SH/\. A notice of the public hearing before the Pbnning :1nd Zoning Commission/Local Pbnning Agency on the proposed Ordinance shall include :J general description and :1 m:1p or sketch and shall be published in a newsp:1per of gener:11 circulation in the County :1t least ten (10) d:1Ys in ad'J:mce of the public hearing. c. Prior to the design:Jtion of:1n SHA by the BOCC, the County shall provide the Florid:1 Department of Community Affairs a period of thirty (30) days to review the proposed receiving are:1 for consistency with ......J the RLSA Overlay and to provide comments to the County. - 38- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7-ª-/êI/06 DRAFT - Work In Proaress '--" d. Public Hearing Bofore the BOCC. The BOCC shall hold one (1) advertised public hearing on the proposed Ordinance to designate an SRA. A public notice, 'l:hich sh:J1I include a general description :Jnd a map or sketch, shall be given to the citizens of St. Lucie County by public:Jtion in a newspaper of gener:J1 circulation in the County at least ten (10) days prior to the he:Jring of the BOCC. The :Jdvertised public notice of tho proposed Ordinance shall, in :Jddition, contain the d:Jte, time and pbce of the he:Jring, the title of the proposed Ordin:Jnce :Jnd the pl:Jce within the County '::here such proposed Ordin::mce may be inspected by the public. The notice shall :also advise th:Jt interested p:Jrties m:JY appear at the he:Jring and be heard '.\'ith respect to the proposed Ordin:Jnce. The BOCC shall review the st:Jff report and recommend:Jtions, the recommendations of the EÞ.C :Jnd the Planning and Zoning Commission/Loc:J1 PI:Jnning Agency, :Jny report :Jnd recommend:Jtions from the Department of Community Affairs, ~md or:J1 ::md written submissions from the public received :Jt the hearing. If the BOCC finds that all requirements f-or SRA design:Jtion h:Jve been met, it sh:JlI, by Ordin:Jnce, :Jpprove the application. If the BOCC finds th:Jt one (1) or more of the requirements for design:Jtion h:Jve not been met, it sh:J1I either deny the application, or approve it with conditions mandating compliance with :JII unmet requiremonts. Approval of such Ordin:Jnce shall require :J majority vote by the BOCC. ~ 2. Follo'Ning the effective date of the approv:J1 of the SR/\, the adopted Ordin:Jnce, including the SRA Pbn and M:Jster Plan, sh:J1I become the offici:J1 development :Jpprov:J1 for the SRl\. In addition to the requirement for BOCC :Jppro'/al of:Jn SR^. Application P:Jckage, the SR.^. shall be subject to other :Jpplicable regubtions in the LDC, including but not limited to subdi'.'ision :Jnd site plan approval, however, no further review or appro'lal of the SRA under this Section sh:J1I be required except for an :Jmendment requested by the :Jpplic:Jnt or :J successor in interest. 3. Update Stewardship Credits Dat:Jbase. Follo'Ning the effective date of the approval of the SRP" the County shall update the Stewardship Credits Database used to track both SSA Credits generated and SRP, Credits consumed. 1. Update the Official Zoning Atlas and the RLSA Overlay Map (RLSA Figure 1). Follo'Ning the effective date of the approval of the SRA., the County shall upd:Jte the Official Zoning .^.tbs to reflect the design:Jtion of the SRA with the symbol "RLSA SRJ\ 1_." Sufficient information shall be included on the updated maps so as to direct interested parties to the appropriate public records associ:Jted '.\lith the designation, e.g., Ordinance number, SR^. Designation Application number, etc. After the approval of any SRA, and during the County's next regubr Future Land Use Map amendment process, :JS a ministerial act and f-or information purposes only, the County will delineate the boundaries of the :Jpproved SRA on the Future Land Use Map and on the RLSA O'lerl:JY Map (RLS.~. Figure 1) and amend the Capital \..- - 39- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress Improvements Elament and Traffic Circulation Element to reflect any public ~ facilities needed to serve the approved SR^.. 5. Conditional SRA. Designation. If, at the time of the approval of the SRI\ Application Package by the BOCC, the applicant has not acquired the number of Stewardship Credits needed to entitle the SRI'., then the SRI\. designation shall be conditional. The applicant shall ha'.'e ninety (90) days from the date of the conditional approval to provide documentation of the acquisition of the required number of Stewardship Credits. Upon presentation of such documentation by the applicant, the County Administration shall provide written acknowledgement to the applicant that the condition has been satisfied. If the applicant does not provide such documentation within ninety (90) days, the conditional SRA designation shall be null and void. 6. SRl\ Amendments. Amendments to the SRl\ shall be considered in the same manner as described in this Section for the establishment of an SR/\, except as follo'.·.~. a. 'Naiver of Required SRA Application Package Component(s). .l\t the pre application conference on a proposed SRA amendment, the Gro'.vth Management Director or designee may grant a 'I.~iver to any portion of the SM Application Package for v:hich the required information has not materially changed since SRA designation or is not relevant to the requested amendment. The Growth Management Director or designea shall determina ,..¡hat application components and associated documentation are required in order to review the amendment request. b. :\pproval of Minor Changes by Gro'Nth Management Director or Designee. The Gro\vth Management Director shall be authorized to approve minor changes and refinements to an SR^. 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 Growth Management Director 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 general intent of the RLSA Overlay, the RLSA Overlay Zone Regulations, and the SRA. Plan's amendment provisions. ...J (2) The minor change or refinement shall be compatible with contiguous land uses and shall not create detrimental impacts to abutting land uses, 'Nater management facilities, and conservation areas within or external to the SRA. (3) Minor changes or refinements, include but are not limited tG7 \wiÎ - 40- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ106 DRAFT - Work In Proaress '-" (a) Reconfigllmtion of lakes, ponds, canals, or other water management facilities 'Nhere 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 '....ater management facilities, preservation are::3S, or required e::3sements are not adversely affected; (c) Reconfiguration of parcels 'Nhen there is no encroachment into the preservation areas or lands with an Index V-alue of 1.1 or higher; and (d) A.ny other changes authorized by the BOCC in the Ordinance designating the SRA and approving the SRA PI::3n and Master Plan, provided they do not materially change the character of the SRl\. c. Relationship to Subdivision or Site De'Jelopment Approval. Approval by the Growth Management Director or designee of ::3 minor change or refinement may occur independently from, and prior to, ::3ny application f{)r subdivision or site plan appro,,:)!. HO'Never, ::3pproval of the minor change sh:lIl not com:titute authorization f{)r development or implementation of the minor ch::3nge or refinement without obtaining all other necessary County permits and approvals. \.r \.r Gg. 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 by the Growth Management Director or designee at the 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 RLSA Overlay Zone and is designed so that incompatible land uses are directed away from lands identified as HYSAs, HSAs, and Conservation Lands as designated on the RLSA Overlay Map (RLSA Figure 1). a-1. The SRA Plan and SRA Master Plan shall be prepared by an urban planner who possesses an AICP certification, together with a qualified environmental consultant and at least one (1) of the following: A professional engineer (P.E.) with expertise in the area of civil engineering licensed by the State of Florida.¡-ef A-and 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; - 41 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress 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, proposed pedestrian network. proposed open space. proposed conservationl 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; and e. The location of all proposed major internal rights of way. 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 with exhibit date shown; d. Statement of compliance with the RSLA Overlay and the RLSA Overlay Zone Regulations; e. General location map showing the location of the site within the boundaries of the RLSA Overlay Map (RLSA Figure 1) 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 for the subiect phase; k. Design standards for each Context Zone within the SRA. Design standards shall be consistent with the Design Criteria contained in Section 4.05.08JG. for the subject phase; - 42- ~ ~ ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress '-' I. Identification of inclusion of very-low, low and moderate income housing within the proposed SRA; m. The proposed schedule of development, and the sequence of phasing or incremental development within the SRA, if applicable; n. A Natural Resource Index Assessment as required in Section 4.05.08.D.3.; o. The location and nature of all existing or proposed public facilities (or sites), such as schools, parks, and fire stations; p. Typical cross sections for all arterial, collector, and local streets, public or private, within the proposed SRA; q. Development commitments for all infrastructure; and r. SRA Plan amendment provisions. HE· DRI Master Plan. If applicable, the proposed DRI master plan, or PDA, shall be included as part of the SRA Application Package. The DRI master plan shall identify the location of the SRA being designated, and any previously designated SRAs within the DRI. \..., 'G. Design Criteria. Criteria are hereby established to guide the design and development of SRAs. 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 SRA will be determined on an individual basis, subject to the regulations below, during the SRA designation review and approval process. 1. SRA Characteristics. All SRAs shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) and the design criteria in this Section. St. Lucie County RLSA Overlay Zone SRA Characteristics Chart '-' Typical Town Village Hamlet Compact Rural Development Characteristics ~ize (Gross Acreage) 1,000-5,000 acres 100-1,000 acres 40-100 acres 100 Acres or less Greater than 100 Acres Residential Units ~-2.5 DUs per gross 1-2 DUs per gross 1/2-2 DUs per gross 1/2-2 DUs per gross 1-2 DUs per gross DUs) per gross acre base density acre ~cre lacre acre(1) acre(1) - 43- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1!Q/êZ106 DRAFT - Work' In Proaress Typical Town Village Hamlet Compact Rural Development Characteristics ull range of single iversity of single Residential Housing amily and multi-family amily and multi-family ingle Family and ingle family and ingle family and limited ousing types, styles, ousing types, styles, imited multi-family imited multi-family(1) ulti-family(1) tyles ot sizes ot sizes oods and Services may include Retail, ce, Manufacturing, Light Industrial, ransient Lodging) Floor area ratio or Intensity (Min) - (if ose uses are included) ater and astewater Recreation and Open paces in. 75 SFIDU - Max. 00 SFIDU of ommunity and eighborhood Goods nd Services in Town ente~s); (Retail and Ice required; Live- ork, Manufacturing, Light Industrial, ransient Lodging ptional) Retail & Office - .4 ¡vie/Govemmental/ln Retail & Office - .4 titution - .4 ivie/Govemmentallln anufacturing/Light titution - .4 Industrial - .35 roup Housing - .45 roup Housing - .45 max.) max.} ransient Lodging - 26 ransient Lodging - 26 pa net pa net entralized or ecentralized mmunity treatment ystem; Interim Well and Interim Well and eptic (only to be used ptic(only to be used I d· ·d I W II d t cti d/ t cti d/ n IVI ua e an or cons ru on an or or cons ru on an or . S ale trailers and model ale trailers and model ep~lc r ~em: omes, up to 10,000 omes, up to 10,000 en ra~z. or pd); Individual wells pd}; Individual wells ecen a~~z~ tm t nd septic tanks nd septic tanks mtmunl y rea en lIowed for isolated lIowed for isolated ys em uard house and/or uard house and/or mfort stations on a mfort stations on a rail system or golf ail system or golf urse up to 2,000 urse up to 2,000 pd. pd. in. 10 SF/DU _ Max. If ~RD i~clud?s 5 SFIDU f eSldentlal, Min. 10 . 0 F/DU - Max. 55 onvenlence Goods FIDU f C . nd Services 0 onve~lence oods and Services If CRD includes esidential, Min. 25 FIDU - Max. 200 F/DU of Neighborhood oods and Services in iIIage Center(s} Retail & Office - .35 ¡vie/Govemmental/ln titution - .35 roup Housing - .45 max.} ransient Lodging - 26 pa net pen Space Gross creage 35% of SRA; ommunity Parks Min. 200 SF of andIDU); arks & Public Green paces with Neighborhoods; ourses; ctive Recreation/Golf Lakes ourses Lakes pen Space Minimum 5% of SRA; Parks & Public Green 5 11000 paces within . acre~ eighborhoods op~latlon ctive Recreation/Golf Public Green Spaces ithin Neighborhoods etail & Office - .35 ivie/Govemmental/ln titution - .35 roup Housing - .45 max.} ransient Lodging - 26 pa net Individual Well and eptic System: entralized or ecentralized mmunity treatment ystem .5 acres/1000 pulation Public Green Spaces ¡thin Neighborhoods etail & Office - .4 ivie/Govemmentalllnsti ution - .4 roup Housing - .45 max.} ransient Lodging - 26 pa net entralized or ecentralized mmunity treatment ystem; Interim Well and eptic(only to be used or construction and/or ale trailers and model omes, up to 10,000 pd) pen Space Minimum 5% of SRA Parks & Public Green paces with Neighborhoods ctive Recreation/Golf ourses Lakes - 44- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª-/êZI06 DRAFT - Work In Proaress '-' Typical Characteristics Town Village Hamlet Compact Rural Development chools (2) Moderate Range of ervices inimum 15 SF/DU - Minimum 10 SF/DU - ¡vic, Government and Maximum 80 SF/DU aximum 55 SFIDU; Institutional Services Churches, Libraries, Ide Range of Medical, etc.) ervices ransportation Interconnected Interconnected sidewalk idewalk and pathway Interconnected nd pathway s stem' t idewalk and pathway Interconnected system Interconnected system I t ctedY t· p~ n~~ ~n Interconnected system ystem; f local ~ads f local ~ads f collector and local f II ct and I I Interconnected system edestnan Pathways Pedestnan Pathways d . co e or DCa t . T ·1 E t . T ·1 oa s, ds f local roads; ques nan ral s ques nan ral s E t . T .1 a ; . . ques nan ral s ounty Transit access Equestnan Tr~lls ounty Transit access ounty Transit access 'mited Services 'mited Services Minimum 10 SF/DU- Maximum 55 SF/DU; Pre-K through Pre-K through Elementary Schools(2) lementary Schools(2) Full Range of Schools(2) '-' *Those CRDs that include single or multi-family residential uses shall include proportionate support services. (1) If CRD includes permanent residential units, the density specified applies. (Pursuant to Section 4.05.08JG.5.a, permanent residential units are optional in CRD's.) (2) Schools to be determined in conjunction with School Board based on size of SRA and expected student population. 2. Town Design Criteria. a. General design criteria. Tho m::1ster pbn for::1 TO'Nn sh::1l1: A master plan is required for a Town as a component of the SRA application and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points in the form of neighborhood-scale retail, office, civic uses, schools, parks or other public places. . Foster an urban, pedestrian-oriented environment in a mixed-use Town Center by co-locating residential, retail, office, civic and other uses in the Town Center; creating aesthetically pleasing spatial relationships between streets, sidewalks and building facades; providing for shared and alternative parking in the Town Center; and locating higher-density residential areas proximate to the Town Center. ~ - 45- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-WêZ106 DRAFT - Work In Proaress · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Town. ...,J · Achieve connectivity through an interconnected network of roads and streets and block designs in each context zone, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. · Include a Tr::msportation Demand M::m:Jgement (TDM) program for non residential uses in the TO'Nn. · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Town's very low-, low- and moderate-income households that is reasonably accessible to the Town's places of employment. · Integrate Open Space in neighborhoods throughout the Town through such features as town greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. · Include in each phase of development for the Town a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. ....J The followina specific information that shall be included on any Town master plan: Towns shall have at least one (1) community park with a minimum size of two hundred (200) square feet per dwelling unit in the Town. Towns shall also have parks or public green spaces within all neighborhoods. Town Plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Town's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. b. 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. A Town shall include the following Context Zones and may include additional Context Zones as approved by the BOCC in the SRA Plan and Master Plan: """ - 46- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress ,-,. 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, sidewalks shall be shaded through streetscape planting, awnings and other architectural elements. Entrances to structures in the Town Core should reinforce the pedestrian scale. Parking shall be provided on street and 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. Civic or institutional buildings 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, live-work, parks and accessory uses. Such uses may occur in shared use buildings or single use buildings. b) The intensity of non-residential development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. c) The density of transient lodging uses shall not exceed twenty-six (26) dwelling units per Town Core gross acre. \.,. d) The maximum building height shall be five (5) stories. The minimum building height shall be two (2) stories and may additionally include parapet walls or other architectural features. \.,. e) The minimum lot size shall be 450 square feet. f) The maximum block perimeter shall be two thousand five hundred (2500) linear feet. g) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet. The maximum front building setback shall be ten (10) feet, unless otherwise established in these regulations. Maximum building setbacks shall not vary more than five (5) feet from an adjacent building. Buildings should be sited at the edge of the sidewalk (front - 47- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êI/06 DRAFT - Work In Proaress and/or side boundary) and be oriented to the street. ......J The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. h) Overhead encroachments such as awnings, balconies, arcades and the like, shall maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. i) Seating for outdoor dining shall be permitted to encroach into the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. j) Buildings within the Town Core shall be made compatible through similar massing, volume, frontage, scale and architectural features. k) 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 separated by landscape islands or diamonds of varied sizes. Parking is prohibited in front of buildings, J 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 and include façade treatments. 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 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. I) Streets shall adhere to the cross sections contained in the SRA Plan. At a minimum all proposed streets with the exception of alleys shall include sidewalks on both sides of the street, parallel to the right-of-way. .....J Pedestrian passages or walkway connections within or - 48- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª/êZ/06 DRAFT - Work In Proaress '-" between buildings on a block may be permitted. A streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located between the back of curb and the sidewalk shall be provided. In these areas, sidewalk protection such as root barriers, continuous tree pits, and/or structural soils shall be provided. Streets shall maintain a minimum average building height to street width ratio of 1: 1, excluding landmark buildings. m) 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 with a minimum planter size five (5) feet in width and eight (8) feet in length, with trees spaced no greater than forty (40) feet on- center or as otherwise allowed. The street tree pattern may be interrupted by architectural elements such as arcades and columns. \... n) 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. Hi) Signs shall comply with a signage plan 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. Entrances to structures in the Town Center should reinforce the pedestrian scale. Civic or institutional buildings shall be subject to specific 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. The following design criteria shall apply within the Town Center: a) Commercial, retail, office, civic, institutional, light industrial and manufacturing, essential services, parks, - 49- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/ê?J06 DRAFT - Work In Proaress residential, live-work, and schools and accessory uses""'" shall be permitted. These uses may occur in shared use buildings or single use buildings. b) The intensity and density of development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. c) The maximum building height shall be four (4) stories. The minimum building height shall be two (2) stories and may additionally include parapet walls or other architectural features.. d) The minimum lot area shall be one thousand (1,000) square feet. e) The maximum block perimeter shall be two thousand five hundred (2500) linear feet. f) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet. The maximum front building setback shall be ten (10) feet, unless otherwise established in these regulations. ......J Maximum building setbacks shall not vary more than five (5) feet from an adjacent building. Buildings should be sited at the edge of the sidewalk (front and/or side street boundary) and be oriented to the street. The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. g) Overhead encroachments such as awnings, balconies, arcades and the like, must maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. h) Seating for outdoor dining shall be permitted to encroach the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. i) Buildings within the Town Center shall be made compatible through similar massing, volume, frontage, scale and architectural features. "'" - 50- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-ª-/êZI06 DRAFT - Work In Proaress '-" j) Streets shall adhere to the cross sections contained in the SRA Plan. At a minimum all proposed streets with the exception of alleys must include sidewalks on both sides of the street, parallel to the right-of-way, and a streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located 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. k) Parking space requirements and design are the same as in the Town Core. I) Signage requirements are the same as in the Town Core. '-' iii. Neighborhood General. Neighborhood General is predominantly 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, live-work, civic, institutional, parks, schools and accessory uses, including an accessory dwelling unit for single-family residential use, shall be permitted. b) The maximum allowable building height shall be three (3) stories. c) The maximum block perimeter shall be three thousand five hundred (3500) linear 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 residential development, which shall, at a minimum, adhere to the following: i) The minimum lot area shall be one thousand (1,000) square feet. ii) Landscaping shall include a minimum of sixty (60) square feet of shrub planting per lot, on lots that are three thousand (3,000) square feet or less in area; '-' - 51 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-§/êZI06 DRAFT - Work In Proaress eighty (80) square feet on lots that are ......J greater than three thousand (3,000) square feet but less than five thousand (5,000) square feet in area; and one hundred (100) square feet for lots five thousand (5,000) square feet or larger in area or as otherwise allowed. Plantings shall be in identified planting areas, raised planters, or planter boxes in the front of the dwelling, with, at a minimum, turf grass for the remainder of the property. iii) Required off-street parking for single- family dwelling units shall be permitted at the front, side or rear of the lot. e) Multi-family residential uses shall adhere to the following: i) Maximum building width of two hundred seventy-five (275) feet and minimum building width of eighteen (18) feet. ii) Twenty (20) foot minimum building , .J separation required and not more than then ...., (10) consecutive townhome units. iii) The minimum building front and side setback/build-to lines from all property boundaries shall be zero (0) feet for primary structures. Rear yard setbacks shall be a minimum of ten (10) feet for the primary structure and five (5) feet for any accessory structures. iv) Porches, stoops, chimneys, bays, canopies, balconies and overhangs may encroach into the front and side yards a maximum of five (5) feet. v) The majority of parking spaces shall be provided off-street in the rear of buildings or along side (secondary) streets. Parking areas shall be organized into a series of small bays separated by landscape islands or diamonds of varied sizes. Parking lots shall be accessed from alleys, service lanes or secondary streets. On-street parking spaces within the limits of the front property line, as projected into the right-of- ~ - 52- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress ~ way, shall count toward the required number of parking spaces. vi) A minimum of one hundred (100) square feet of shrub planting shall be required for each two thousand (2,000) square feet of building footprint, and one tree shall be required for each four thousand (4,000) square feet 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 unless the entire block face and cross-street block face consist of non- residential uses or the block face is adjoining the Town Core or Town Center. These uses 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 use shall have a minimum lot area of not less than the size of the smallest adjacent lot. ~ '-" iv) The minimum front and side building setback/build-to line shall be zero (0) feet. If located adjacent to an existing structure, the minimum side setback shall be equal to the setback of the adjacent property. The minimum rear setback shall be ten (10) feet from the rear property boundary for the principal structure and five (5) feet from the rear property boundary for any accessory structures. Access shall comply with the American's with Disability Act as applicable. v) Parking space requirements and design are the same as in the Town Core, with on- street parking provided only along the lot's 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 - 53- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª/êZ/06 DRAFT - Work In Proaress property line for comer lots. All off-street parking.....) shall be screened from the street and adjacent property by wall, fence and/or landscaping. vi) Landscaping shall include a minimum of one hundred (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and one (1) tree per four thousand (4,000) square feet 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. h) At a minimum all proposed streets must include sidewalks on both sides of the street, parallel to the right-of-way, and a five (5) feet streetscape area between the back of curb and the sidewalk. iv. Neighborhood Edge (optional). Neighborhood Edge is predominantly a single-family residential neighborhood. This zone has the least intensity and diversity within the Town. The .. j 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 land uses. The following standards shall apply with the Neighborhood Edge: a) The permitted uses within the Neighborhood Edge are residential, schools, parks, Open Space, golf courses, and accessory uses. b) Building heights shall not exceed two (2) stories. c) Lots shall have a minimum area of five thousand (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 five thousand (5000) linear 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 one hundred (100) square feet 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 ........J streets with the exception of alleys must include a - 54- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +ª/êZI06 DRAFT - Work In Proaress '-' sidewalk or multi-use path on one (1) side of the street with a five (5) foot streetscape area between the edge of curb and the pathway. h) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. ~ v. Special Use District (optional). The Special Use District is intended to provide for uses and development standards not otherwise provided for within the Context Zones. Special Use 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 Use 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. The master plan f{)r a Village shall: A master plan for a Villaae is reQuired as a component of the SRA application and shall: · Include clearly defined neighborhoods with each having its own identity and character and providing focal points in the form of neighborhood-scale retail, office and civic uses in addition to schools, parks and other public places. · Foster an urban, pedestrian-oriented environment by co-locating residential, retail, office, civic and other uses in a Village Center; creating aesthetically pleasing spatial relationships between streets, sidewalks and building facades providing for shared and alternative parking in the Village Center; and locating higher-density residential areas proximate to the Village Center. · Promote internal capture of shopping and business trips by facilitating walk-to shopping and employment, maximizing bicycle and pedestrian mobility; providing a connected pathway, bikeway and multi-use trail system; and reserving adequate sites for transit stops and shelters for construction when transit service becomes available to the Village. · Achieve connectivity through an interconnected network of roads and streets and block designs in each context zone, as established in the RLSA LDRs, to provide multiple pathways allowing for trip dispersion and reduced trip lengths. \... - 55- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 'PªlêZI06 DRAFT - Work In Proaress · Include a Tmnsportation Demand Management (TDM) program for non residential uses in the Village. ..J · Provide for a range of housing types and price levels to accommodate diverse ages and incomes, including adequate housing for the Village's very low-, low- and moderate-income households that is reasonably accessible to the Village's places of employment. · Integrate Open Space in neighborhoods throughout the Village through such features as village greens and squares, greenways, multi-use trails, community parks, neighborhood parks and tot lots. · Include in each phase of development for the Village a reasonable balance of residential and non-residential uses, reflecting market trends and projections for absorption, in order to ensure a land use balance at build-out that is consistent with RLSA Figure 5. The followinQ specific information that shall be included on any VillaQe master plan: Villages shall have parks or public green spaces within all neighborhoods. Village Plans shall be coordinated with the St. Lucie County School Board to provide for the appropriate range of schools, as applicable, in accordance with the size of the Village. To the extent possible, schools and parks shall be located adjacent to each other and be sized and located to ~ enable children to walk or bicycle to them. In coordination with the St. Lucie County School District, the Village's master plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks, pathways and trails. b. Context Zones. i. General. a) Villages shall be designed to include a minimum of two (2) Context Zones: Village Center and Neighborhood General. A Village may include additional Context Zones as approved by the BOCC in the SRA Plan and Master Plan. 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 Use Districts to accommodate uses that require use specific design standards not otherwise provided for within the Context Zones. .J - 56- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ/06 DRAFT - Work In Proaress '-" e) The SRA Master Plan shall designate the location of each Context Zone and each Special Use District. The village center shall be designated in one (1) location. Neighborhood General, Neighborhood Edge and Special Use 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, 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, live-work, and schools and accessory uses. '-" b) Uses may occur in shared use buildings or single use buildings. c) The intensity and density of development shall be consistent with the characteristics identified on the St. Lucie County RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) herein. More specific intensity standards may be established during the SRA designation review and approval process. '-" d) Maximum building height: Four (4) Stories, excluding roofs and architectural features. e) Minimum lot area: The minimum lot size shall be 450 square feet. f) Block Perimeter: Two thousand five hundred (2,500) linear feet maximum. g) The minimum building setback/build-to line from all property boundaries shall be zero (0) feet unless otherwise noted herein. Buildings should be sited at the edge of the sidewalk (front and/or side street boundary) and be oriented to the street. The build-to line from the front and side boundaries may be increased in order to create public spaces such as plazas and courtyards. Access shall comply with the American's with Disability Act as applicable. h) Overhead encroachments such as awnings, balconies, arcades and the like, must maintain a clear distance of nine (9) feet above the sidewalk and fifteen (15) feet above the street. - 57- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª-/êZ/06 DRAFT - Work In Proaress i) Seating for outdoor dining shall be permitted to .......J encroach the public sidewalks and shall leave a minimum six (6) foot clear pedestrian way between the outdoor dining and the streetscape planting area. j) Civic or Institutional Uses shall be subject to specific design standards that address the perspective of these buildings' creating focal points, terminating vistas, and significant community landmarks and that are set forth in the SRA Application Package and approved by the BOCC. k) Buildings within the Village Center shall be made compatible through similar massing, volume, frontage, scale and architectural features. I) At a minimum all proposed streets with the exception of alleys shall include sidewalks on both sides of the street, parallel to the right-of-way, and a streetscape area with a minimum planter size five (5) feet in width and eight (8) feet in length located 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. m) 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 separated by landscape islands or diamonds of varied sizes. "'" iv) Parking lots shall be accessed from alleys, service lanes or secondary streets. 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. An average spacing between landscape islands shall be ten (10) spaces. Parking is prohibited in front of buildings, except within the right-of-way. Parking lots J - 58- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +ª-/êZ/06 DRAFT - Work In Proaress ~ \... 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 ten (10) feet wide landscaped area at grade and include façade treatments. The amount of required parking shall be demonstrated through a shared parking analysis submitted with an SRA Application Package. 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 functions or uses in close proximity which are unlikely to require the spaces at the same time. 0) 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 with a minimum planter size five (5) feet in width and eight (8) feet in length. In these areas, sidewalk protection such as root barriers, continuous tree pits, and/or structural soils shall be provided. Trees shall be spaced no more than forty (40) feet on-center. The street tree pattern may be interrupted by architectural elements such as arcades and columns. p) 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 Use District (optional). The Special Use 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 Application Package and be approved by the BOCC. 4. Hamlet Design Criteria. a. General. Hamlets are small rural residential areas with primarily single-family housing and limited range of convenience-oriented services. Hamlets shall be not less than forty (40) or more then one hundred (100) acres in Gross Acreage and shall comply with the - 59- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êI106 DRAFT - Work In Proaress Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). ......J Hamlets shall include convenience retail and other uses, in a ratio as provided in RLSA Figure 5. Design criteria for Hamlets shall be created and adopted within the RLSA LDRS. To maintain a proportion of Hamlets to Villages and Towns, not more than three (3) Hamlets, in combination with CRDs of one hundred (100) acres or less in Gross Acreage, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than three (3) additional Hamlets, in combination with CRDs of one hundred (100) acres or less in Gross Acreage, may be approved for each subsequent Village or Town. A master plan for a Hamlet is required as a component of the SRA application. The followina specific information that shall be included on any Villaae master plan. b. Open Spaces and parks. At a minimum, Hamlets shall provide a public green equal to a minimum of .5 acres/1000 population. 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 J 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 - Three (3) Stories c) Block Perimeter: Three thousand five hundred (3500) linear feet maximum. 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: One thousand 1,000 square feet. ii) Setbacks and encroachments to be defined in the SRA development Document. .J - 60- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +§/âZI06 DRAFT - Work In Proaress '-" iii) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. e) For multi-family residential uses: i) Maximum building width of two hundred seventy-five (275) feet and minimum building width of eighteen (18) feet. ii) Twenty (20) foot minimum building separation required and not more than ten (10) consecutive townhome units. iii) Front and side building setback/build-to line shall be a minimum of zero (0) feet for primary structures. Rear yard setbacks shall be a minimum twenty (20) feet for the primary structure and five (5) feet for any accessory structures. ~ iv) Encroachments: Porches, stoops, chimneys, bays canopies, balconies and overhangs may encroach into the front yard five (5) feet. These same elements may encroach five (5) feet into side yards. v) The majority of parking spaces shall be provided off-street in the rear of buildings, or along side (secondary) streets. Parking areas shall be organized into a series of small bays separated by landscape islands or diamonds of varied sizes. 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. vi) Landscaping- Minimum of one hundred (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and one (1) tree per four thousand (4,000) square feet 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. f) Non-residential uses: i) Location: at intersection comer. Mid- block locations are not allowed. ~ - 61 - ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1ª/êZ106 DRAFT - Work In Proaress ii) Maximum square footage per use is five ~ thousand (5,000). iii) Maximum square footage per location is twenty thousand (20,000). iv) Minimum lot area: No less than the minimum lot area of the smallest adjacent lot. v) The minimum front and side building setback shall be zero (0) feet. If located adjacent to an existing structure, the minimum front and side setback shall be equal to the setback of the adjacent property. The minimum rear setback shall be twenty (20) feet for the primary structure and five (5) feet from the rear property boundary for any accessory structures. Access shall comply with the American's with Disability Act as applicable. vi) On-street parking may be provided along the lot street frontage. All off-street parking shall be screened from the street and adjacent property by a wall, fence or landscaping . vii) Landscaping. Minimum of one hundred .....,J (100) square feet of shrub planting per two thousand (2,000) square feet of building footprint, and on tree per four thousand (4,000) square feet of lot area, inclusive of street trees. Plantings shall be in planting areas, raised planters, or planter boxes in the front of the building or as otherwise allowed. Minimum of turf grass for the remainder of the property. viii) Signage within Neighborhood General shall comply with the standards provided in the Town Neighborhood General. ix) At a minimum all proposed streets with the exception of alleys must include a sidewalk 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. 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 ..at to adjoining rural land uses. "'" - 62- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª/êZ106 DRAFT - Work In Proaress ~ a) Uses - residential, parks, golf courses, schools, agriculture b) Building height - Two (2) Stories c) Minimum lot area five thousand (5000) square feet d) Setbacks to be further defined within the SRA Plan e) Block Perimeter: Five thousand (5000) linear feet maximum. 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 one hundred (100) square feet of shrub planting per lot. Minimum of turf grass for the remainder of the property. g) Required off-street parking for single-family dwelling units shall be permitted at the front, side or rear of the lot. '-" h) Streets. At a minimum all proposed streets with the exception of alleys must include a sidewalk or multi- use path on one (1) side of the street with a five (5) foot streetscape area between the edge of curb and the pathway. 5. Compact Rural Development Design Criteria. a. General. Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie County's valued attributes and characteristics as defined in the preamble to the Comprehensive Plan. CRDs provide flexibility with respect to the mix of uses and design standards, but shall otherwise comply with the standards of a Hamlet or Village, depending on the size. 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 is an eco-tourism village or research facility that would have a unique set of uses and support services different from a traditional residential village. It could contain transient lodging facilities and services appropriate to eco-tourists or researchers, but may not provide for the range of services that are necessary to support permanent residents. Except as described above, a CRD shall conform to the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 based on the size of the CRD. 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 shall be provided in accordance with RLSA Figure 5. To maintain a proportion ~ - 63- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ106 DRAFT - Work In Proaress of CRDs of one hundred (100) acres or less in Gross Acreage to ~ Villages and Towns, not more than three (3) CRDs of one hundred (100) acres or less in Gross Acreage, in combination with Hamlets, may be approved as SRAs prior to the approval of a Village or Town, and thereafter not more than three (3) additional CRDs of one hundred (100) acres or less in Gross Acreage, in combination with Hamlets, may be approved for each subsequent Village or Town. ð. master plan for a CRD is required as a component of the SRA application. 6. Buffer Required. Each SRA must include an edge area to provide a transition from the SRA to adjacent land uses. The edge area shall be designed to be compatible with the character of the adjoining property, based upon site specific conditions. The edge area of an SRA shall be an average one hundred (100) feet in width and may include Open Space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads or multi-modal transportation facilities; active or passive recreational areas; connections to present or planned regional greenways or trails; habitat restoration; stormwater management lakes, ponds or flow-ways; and similar uses unless otherwise prohibited by Policy 4.9 of the St. Lucie County Rural Land Stewardship Area Overlay. 7. 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 St. ....J Lucie County 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 St. Lucie County LDC in effect at the time of SRA designation. b. Infrastructure to be analyzed will include facilities for transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, schools, and parks and recreation. c. Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, Hamlets, and those CRDs exceeding one hundred (100) acres in size in Gross Acreage. 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, independent special district, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems Department, St. Lucie County Utilities or another governmental entity GF-a combination of the above. This Section shall not prohibit innovative alternative water and wastewater treatment systems -.",,¡J - 64- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/êZ/06 DRAFT - Work In Proaress ~ such as decentralized community treatment systems provided that they meet all applicable regulatory criteria. Central water and wastewater services shall not be provided beyond the RLSA boundary except as authorized by the Comprehensive Plan. d. Although water, sewer and other utilities may run through areas outside the RLSA boundary, or as part of a regional system, no connection to such services outside the RLSA Overlay is allowed unless those properties are also included in the RLSA boundary except as authorized by the Comprehensive Plan. e. Although no restrictions shall be placed on adjacent lands not within the RLSA boundary, the County shall, within two (2) years of the adoption of the RLSA Overlay, establish additional incentives for property outside any SRA boundary, to provide buffers, greenways and other separations to any established SRA. f. Individual potable water supply wells and septic systems to be used for construction and/or sale trailers and model homes only, are permitted on an interim basis within Towns, Villages or CRDs greater than one hundred (100) acres up to a maximum of ten thousand (10,000) gallons per day until services from a centralized/decentralized community system are available. Individual wells and septic tanks shall also be allowed for isolated guard house and/or comfort stations on a trail system or golf course up to 2,000 gallons per day. ~ ~ g. Individual potable water supply wells and septic systems are permitted in Hamlets or CRDs of one hundred (100) acres or less in Gross Acreage. h. As it is the goal of Rural Land Stewardship to protect and conserve natural resources and agriculture, applicants are encouraged to utilize environmentally-friendly infrastructure techniques ("green design/technology"), best practices and latest technoloQV. 8. Requests for Deviations from the LDC. The SRA Plan may provide for nonprocedural deviations from the LDC, provided that all of the following requirements are satisfied: a. The deviation(s) are consistent with the Comprehensive Plan, including the RLSA Overlay; b. The deviation(s) further the RLSA Overlay Zone Regulations and are consistent with the specific Design Criteria from which Section 4.05.08JG. expressly prohibits deviation; and c. The applicant can demonstrate to the satisfaction of the BOCC that the proposed deviation(s) further enhance the tools, techniques and strategies based on principles of innovative planning and - 65- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~êI106 DRAFT - Work In Proaress development strategies, pursuant to Florida Rural Land Stewardship ....J statute, § 163.3177 (11)(d), F.S., and Rule 9J-5.006(5)(L), F.A.C. - JH. 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 4.05.08.K1. The Public Facilities Impact Assessment Report shall address: 1. Transportation. A transportation impact assessment 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 the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. a. In addition to the standard requirements of the analyses required above, the transportation impact assessment shall address, to the extent applicable, the following issues: (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; (3) Impacts to agricultural transportation issues, especially the farm-to-market movement of agricultural products. (4) Connection of SRAs with the rest of the RLSA using rural design and rural road corridors. (5) Mitigation for transportation impacts that would cause a transportation facility to operate below the adopted level of service standard. Mitigation measures may include facility improvements by the developer or other authorized entity; level-of-service monitoring; 3ppro'/ed Tr3m:port3tion Dom3nd M3nagement practiceß; proportionate fair-share payments pursuant to the "Model Ordinance for Proportionate Fair-Share Mitigation of Development Impacts on Transportation Corridors" (dated Feb. 14,2006), adopted pursuant to section 163.3180(16)(a), Florida Statutes, for all projects except multi- use DRls which qualify for the proportionate fair-share payment provisions of section 163.3180(12), Florida Statutes; or any other mitigation measure approved by the BOCC. b. The transportation impact assessment shall also consider public transportation (transit) and bicycle and pedestrian issues to the extent applicable. ....J .- 66- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª/êZ/06 DRAFT - Work In Proaress '-' c. No SRA shall be approved unless the transportation impact assessment required by this Section demonstrates 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. 2. Potable Water. A potable water assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for potable water. In addition, the potable water assessment shall 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. Wastewater. A wastewater assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for wastewater treatment. In addition, the wastewater 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 the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for solid waste. In addition, 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 the Public Facilities Impact Assessment Report that is submitted as a part of an SRA Application Package. The stormwater management impact assessment shall specify how the applicant will meet the adopted level of service standard for stormwater and shall also provide the following information: a. An exhibit showing the boundary of the proposed SRA including the following information: i. The location of any WRA adjacent to an SRA; ii. 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; ~ - 67- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 1-'Q!êZ/06 DRAFT - Work In Proaress iii. The land uses of adjoining properties and, if applicable, the ......J locations of stormwater discharge into the site of the proposed SRA from the adjoining properties. b. A narrative component to the report including the following information: i. The name of the receiving water or, if applicable, HYSA or WRA to which the stormwater discharge from the site will ultimately outfall; ii. The peak allowable discharge rate (in cfs / acre) allowed for the SRA per St. Lucie County regulations; iii. 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; iv. 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 v. If a WRA has been incorporated into the stormwater management system of an SRA, the report shall demonstrate ~ compliance with provisions of Section 4.05.07.A.2. ... 6. Parks and Recreation. A parks and recreation assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for parks and recreation. In addition, the assessment shall describe the parks and recreational facilities that will be provided on-site; which shall be open to the public and/or dedicated to the County; and for those parks or facilities not dedicated to the County, the entity responsible for operating and maintaining such parks or facilities. The Assessment shall also indicate public ownership of lands adjacent to the SRA boundary. Public Schools. A public schools assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify how the applicant will meet the adopted level of service standard for public schools, based on the generally applicable pupil generation rates adopted by the St. Lucie County School Board. In addition, the assessment shall specify whether any needed school facilities or sites will be dedicated or otherwise provided on-site, and the method for financing any needed school facilities or sites. 7. ......J - 68- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, 7ª/êZ106 DRAFT - Work In Proaress ~ 8. Irrigation. An irrigation assessment shall be prepared by the applicant as a component of the Public Facilities Impact Assessment Report that is submitted as part of an SRA Application Package. The assessment shall specify the demand for non-potable water supply for irrigation, the source(s) for non-potable water supply for irrigation, the general location of any existing or proposed on-site non-potable water supply wells, the entity responsible for operating and maintaining on- site non-potable water supply for irrigation, the availability of reclaimed water for purposes of irrigation, and water conservation methods or devices incorporated into the SRA Plan or Master Plan. K:-L--SRA Economic Assessment. An Economic Assessment meeting the requirements of this Section shall be prepared and submitted as part of the SRA Application Package. The fiscal analysis shall consider the following public facilities and services: transportation, potable water, irrigation water, wastewater, stormwater management, solid waste, parks and recreation, 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. In addition to meeting the Concurrency Management System requirements at the time of final local development orders, approved development within each SRA must demonstrate that, as a whole, it will be fiscally neutral or positive to S1. Lucie County, at the end of the first ten (10) years of development, and every five (5) years thereafter, and at the horizon year (build-out). This demonstration will be made for each independent unit of government responsible for the services listed below, using one of the following methodologies: a. S1. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted and maintained by S1. Lucie County. b. Alternative Fiscal Impact Model. If S1. 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 S1. Lucie County. The model methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM") developed by the State of Florida. The BOCC may grant exceptions to this policy of fiscal neutrality to accommodate very low-, low-, and moderate- income housing. \... 2. An Ordinance which approves an SRA Application Package shall include a finding by the BOCC that the SRA will be fiscally neutral or positive to S1. Lucie County. It shall further provide for: 1) the monitoring of fiscal neutrality at the end of the first ten (10) years of development, and every five (5) years thereafter, and at the horizon year (build-out); 2) modification of the project or other remedial measures in the event a negative fiscal impact is identified during monitoring; and 3) the authorization of the specific techniques that will be utilized to support fiscal self-sufficiency such as Community Development Districts, Independent Special Districts, private partnership agreements, and - 69- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, ~/ê7J06 DRAFT - Work In Proaress public-private developer or interlocal agreements. Development phasing and "-tIÌ funding mechanisms under a final development order shall address any adverse impacts to adopted minimum levels of service standards adopted in the St. Lucie County Comprehensive Plan and Land Development Code. An enforceable developer agreement shall be required to ensure that public facilities provided by the developer are completed in accordance with Florida law. Such a developer agreement may authorize the developer to assign any obligation for construction, operation or maintenance of a public facility to a Community Development District, Independent Special District or other unit of local government. .J ....J - 70- ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS, +ª/êZI06 DRAFT - Work In Proaress \... APPENDIX The following forms are hereby adopted to implement the provisions of this Section: 1. SSA Application. 2. SRA Application. ~ ~ - 71 - .'-1JÎ '-" ....J ~ July 3, 2006 Doug Coward~ Chairman St. Lucie Board of County Commissioners 2300 Virginia Avenue Fort Pierce, FL 34982 RE: Rural Lands StewardShip Program Dcar Chainnan Co\vard: I am writing to express my support of the Adams Ranch SteVlo'afdship Program being proposed in St. Lucie County. As a long time resident of 81. Lucie County, I believe the Stev.'ardship Program will provide long lasting benefits to 8l Lucie County. I am in support of maintaining the agricultural character of St. Lucie County and keeping cattle fanners and citrus growers such as Bud Adams in business for the next 100 years. TIle Stewardship program will help to preserve agriculture in the county, let fimners keep farming, help the agricultural economy~ protect land and open space. and keep the preserved land on the tax roUs in St. Lucie County. Thank you for helping to preserve rural lands and providing a way for the Adams family to continue their cattle ranching operations and stewarding their land for future generations. ~. cc: Commissioner Chris Craft Commissioner Frannie Hutchinson Commissioner Paula Lewis Commissioner Joseph Smith Doug Anderson. SLC Administrator Bob Nix. SLC Growth Management Director Alto "Bud" Adams, Jr. ~ J 68/68/2886 11:11 7724622131 ST LUCIE 80CC PAGE 84/84 ----- THE FLORIDA SENATE SENATOR JD ALEXANDI:R 17th ~ .-. ~©)J;ItW~~ JUL 2 4 2.006 ~ ~~r.::=-- eM!' ~pd""""- s.-- wo,o-- - CQJIIIII"!1II ~=~.~ .. -'LIIbO< Tlllra_. flollclll 3231)8.1100 ..) (]t: t5~ ~j If. 1X.&~ ~ &u lpI~ "i3.I.(y ~ July 20, ZOO6 Doug Coward. OWrman 51. Lucie County Conunission 2300 V"u'ginia Ave Ft. Pierce.. FL 34982 RE: Rnral Lamds Stewardship 1'rolraRI Dear Chairman Coward: It is my pleasure to offer this letter of support for the Rural Lands Stewardship PrQgram being proposed for Adams Ranch and C(oud Grove in 81. Lucie Coumy. I commend their past and present effort. in working to preserve 12,000 acres of raneh land in St. Lucie County, and their desire to preserve Florid.'s worlcing ranches and wildlife. Programs such as these that asric:ulture produoers enter into voluata.ri1y have .tways had my . wpport; atId it is my hopes that the St. Luc;ie County Commission t3ke the necessary steps to establish and help to maintain the steward$bip program for the future of not only St Lucie County, but the entire State ofF1oric1a. ...J Again, 1 want to ccpress my support of the Rural Und!I Stewardship program offered by Adams Ranch and Cloud Grow, and would ~e to tha.nk you in advance for your support as welL REP\.TTO; I:) 131.....,.."...__ _1.u.W_Fl_33IØ (tØ)_U I:J oIOII_OIIco~«M__""" _. _~'1ag (I!6ØJ ..1-11044 _"WoboIIe:-'-- TOM LEIi PITs.... "''''. $.1IIa CHARLIE CLARY I"I1IsIdeIIt I'ro 1..... ----- ~ '-' '-' '-" 88/8B/2886 11:11 7724622131 S1 LUCIE BOCC PAI"£ --. lli~ ~ ~ It'; r¡~ ii3 F"\ Ð J§'P" J~~ JJ .w ¿9 '\~I . JUL 1 9 toOG f:!.} INDIAN RIVER þ. -. COMMUNITY COLLEGE 1 ,Øfr~ OFFIOE OF THE PRESIDENT July 12, 2006 &.~~ ~JA. I (j A . c:: lJl.l.¥A-' íl1 ~~ Mr. Doug Coward, Chairman St. Lucie County Commission 2300 Virginia Avenue Fort Pierce, FL 34982 Dear Chairman Coward: I am phaased to write this letter in support of Bud Adams and tÞe Adams Ranch: Bud's commitment to the environment is a longstanding and strong COl1Viction that he has instilled in the liVes of his children and grandchildren. The Rural Lands Stewardship Program currentty being proposed by Adam's Ranch is just one more example of elwironrnental stewardship that Adams Ranch has chosen to pioneer. Please pass along my full support of this program to the enUre Board of County Commissioners. Sincerely, f~6Jw1'r Edwin R. Massey, Ph.D. Presidant 3209 VIRGINIA AVENUE FORT PIEf1CË, FLORIDA 34981 -5596 ................ . . JU~-1,-zøœ 03:3'(PM FRet-Adami l1:ançll Inç. m--461-61'74 t-451 II, 002.le04 Foot&! HEATHCOTE BOTANICAL GAItDENS, INC. 2105øanl\lh Road · Fort Pltlœ. FbI_ 3,..82 . Telephone (Tn} 464-4612 · FIX (HZ) 489-U48 Webs~ www,he'athcotebotaniQlprdens.or¡ · I-MIl!: iN4helthcotebDtlníalprcltfls.oll ....J Ju1yJO.2006 Doug Coward. Cbainmm St. Luoie Board of County Commissioners 2300 V~Aveau.e Fort Pierce. FL 349&1 RB: Rurall..anda S1ewardabi:p Prosram Dear Chairm/ø CøwJtd: We IR writúlg CO ~ our ~ of the A.daml Rar:u;h SICWtrdebip Pro". beioa proposed in St. ~;c County. In tipt oftbe repid powtb. our.. II ~ this~p propn caD. provide protection of OW' nnllamIa ad 'i:mpommt poeI1l1p8CiD while ccatri.butiDø 10 the local_ bae. HeathcoCe BotanícaJ Gcdc:M npportJ ay cmØeaVOl thIt worb toward the COIIICMdon of creen space m:I proùJctioQ ofnnJlRIU Þ... beúJ,g mmapd in aa enviromÞeDtady.....kivo way. Thank you for helpins to preøenc ()uf rural ... and p:oYÎitiDg a way fortbe Adams ttmUr 10 ~ their catdo tlDcbit!Iø opc:I'Idœ\& ad the ~tbiÞ ofth. landfor f\dure ~. .J Sincetety. ~~~ ~.~ em Ad;' . . Prcsideat, Board of Truttes AU. Comer Dnctor Cc: Comm.b:IliORCf Cbrit QIð , Coø1mØ_íooer frunla HutchiDaon CO!!'_~Iœ!e!' !'!!o''- !.~..! CommisIioS'IfIt JOIepII Søùth Dou¡~SLC~ Bob NkSLC G.towth ~ Director Alto -Bud" AcIaJm., Jr. - i 'WÎ t i I r:~. i >.1 ~ r ~'f Ii'!, i',:', ......", 'f;;a "'~!;? ~ 1m. .. .,- ~ \'Ÿ li1t -'f'\, ¡p " /¡ 'Ph' <) 9 ')"1i'1b'" .i'-I..'" .,J ....¡'<¡ ". ... '"U" ;..J .' ..--..... _·,._____..l $t Luçie County Commissîon 2300 Virginia A venue Fort Pierce, FL 34982 -"I.!tn: Doug Coward" chairman cc: St. Lm::±c County Commissioners ~~6ocC!. &.~ ~7n¿ ~ Dear: tvÍ1". CO'\;Ñ"3rd. As an'dghclJ-gentr:it1on 1-1oridian from a ranching family, I appred.atè the value of ow: state's ru.ral heritage. The pace and poorly pL'Ulned Mture of current dL'VdopmeDt is ttoding the origln.:tl cMractel' of Florida, as well as the ecological fabric that sus.tains us. For this reason I commend St. Lucie County for considering the environmental and cultural value of rural lands as you make }'OIJ!" de;..-dopment plans. I believe the Rural Land Stewaroswp program, as proposed by the Adams Ranch, is an exemplary solu.tion for balancing heritage and environment with planned growth. This :r.pproltch allows us to get out abe:l.d of the curve of development and purposefully select the most environment.n.lly ,·alua.blelands for conservation at the Same time a5 Wè define appropriate sites for new communicies. '-' :\$ art environmental photojournalist, I have worked throughout the world to bring profile to issues that deserve the attention of the public and our leaders. Florida's rural lands, ranches in particula.r, are possibly the most misunderstood. underappreciated landscape in the state. They ate also the most pivotal, whete a single landowner can decide the fate of tens of thousands of acres, These observa.tions led me to discontinue my job '\\<-ìth the Smithsonian in\t'ashington, DC and return home to get imrolved. In 2004 I founded The Lcg'¡'C}' Institute for Natute & Culture (LINq, a non-profit working to prQmote conservation and S'usrnìnability through communications and educationa1 programs;. You ('.an read more ~t \l",-",:.JTNC u~. On the home pa.é,'CYou will find :I. link to Presening .F/orida'J Ran¡;bkmd¡. This audio program. produced by the Florida Humanities Council for NPR, capturcs what I believe to be the best cout;Se of action for the future of Florida - to keep oUt ranches as ranches. Pleas.e consider these ideas as you chart the course for your county. Best regards, ~ Carlton \'X7:ttd jr. ~ PO Boa UO:! LEGACY INSTITUTE FO:Jt NATURE At CULTURE Tu~'pa, Florid. BóOJ. tdlfa1t8U.25t.Ol.5 ........LINC.... I -- --- ..:- '"-~'''~'''''''''"~''''''*:<~'=---''' p -, BS/8S/28ß6 11:11. 7724&22131 ST LucrE BDce PAGE B:õ v m·'-~; "l"~/.o;:-",~. '.. .,~ ~ ~"'; .. .r¡ !£, It'VI \.". I": \1 ~~ [. Œ JUL 1 4: 2606 SYFREIT FEED CO., IN( P.O. Bo.x 128 Okeecbobee, F10rida 3347 Pbont: (1163) 763·558 Fa(: (863) 163-616 July 12, 2006 ~i Doug Coward, Chairman St. Lucie Board of County Commissioners 2300 Virginia Avenue Fort Pierce, FL 34982 RE: Rural Lands Stewardship Program Dear Chairman Coward: On behalf of Syfr&tt Feed Company, Inc. I am writing 10 express cur support of the Adams Ranch Stewardship Program being proposed in St.Lucie County. Our family owned business is Syfrett Feed company, Inc. which is located in Okeechobee County. We have been in existence since 1956. We sell bulk custom cattle feed to many other small businesses. including dairies and ranches in the svrrounding south Florida area. It has been and is currently our main source of mcome. We have been strMng to keep It a small family owned buslne$$ by expanding into exPOrting feeds and méeting the smaUer beef cattle p(oducers' needs. By doing this we have continued to keep up our productloo. What is hurting our production are the dairies and beef cattle ranches that are selling their land to developers for housing commul'lities. I think that the Rural Lan~s Stewardship program is a great idea. It will promote agriou\ture for $1. Lucie County and i,!,pact the surrounding area. The cattle industry is shrinking In Florida, and we as 8 small agricultural business need it tel $tay at the current level. I understand that growing agñculture in Floñda may be a lost cause, but keeping the rural character and preserving the pàst Is ~ good assel . The çurrentfarmers and land owners need help to keèp the agricultutal ecónomy strong. By dping this we will be helping to protect the land' and open sp'~ce·while keeping it on the tax' roilS and preventing more environmental i5$ueS from occurring. ~ Thank you for helping to preserve rural lands and providing a way for th" Adams family to continue their cattlé ranching operations and stewarding their land for future generations. 51~// . //hA- ~4~rv. - Syfrett Feed Company. Inc. Cc: Commissioner Chris Cl'aft Commissioner Frannie Hutchinson Commissioner Paula Lewis Commissioner Joseph Smith .....J ~ \.r \...- I Elder M. Sumner Licensed Real Estate Broker W.n 1'F f?J i¡';:;;.;' =.'. t~."... E( r-,-,1 \ '.~:, .J ?,,: t \.~/ ¡¡~ 1) JUt 7 ZOOS ij~¡j et: ðoc-c- ~¡t, Cø~ ~~ Ìh . &;PJ~ July 6,2006 ----~=-~ ""....,- ..µ..",~ Doug Coward, Chairman 81. Lucie Board of county Commissioners 2300 Virginia Avenue Fort Pierce, Florida 34982 Re: Adams Rancb Stewardship Program Dear Chainnan Coward This is written in support of the Adams Ranch Stewardship Program being proposed in St. Lucie County. I am a real estate broker. developer, and own agricultural interest in Okeechobee County; where I have resided for over forty years. It is apparent to me that thi.s program and other similar models provide a plan for us to have aU of the desirable elements for a south Florida community: preserve both agricultural and pristi.ne lands wiille providing for enough development lands to meet the grov.1:b that we can expect. Thank you for yourconsidera:tion to preserve rural lands and urge you to support this project Sincerely, "~>')l-') /<. />?/ /~. \._::0 "../ Elder M Sumner 2048\1.1 3rd Street· P.O. Box 566. Okeechobee. FL 34973-0566 (86S) 763-6076 · Res. (863) 763-2236 . Fax (863) 763-4922 ...,J ...,J ....J ~ ChaIr Melissa Meelœr Co-VtceChait Frank Brogan Co-Vice Chair Dr. Edwin Massey Co-Vice Chait Thaddeus Cohen ~ Committee Members Doug Smith Doug Coward ~O.Gim Michael Mortell Robert E.. Minsky R. DoIœ Nelson Sandra L. Bowden JQ$Øph Bart:Z)« 8izabeth A. Wbillles Thomas A. Gonzalez Jean Kline Or. Sara WI'k:ox MîohaeI J. I...annon Thcmas B. Maher MaI)'Dawson L Kevin Stinnette Richard Baker Dennis S. Hudson. III Larry Lee, Jr. Oanlél A . Richey PatriciaAuslin Robert L. Crowder Thomas E. Weber. Jr. Stefan K. Matthes Robert J. I...ov\'Ø Darrel J. Drummond Alto "Bud" Adams. Jr, Michael D. Minion, Esq. Ted Astolfi Slacey W. Ranieri G-ooa Thompson Donald Santos Michael J, Busha , I ! I ¡ i I ¡ I ¡ ¡ i ! Committetl Fudlitator Jim Mißey Project Coordinator Angela Grooms '-' , .June 7. 2006 Doug Coward, Chairman Sl. Lucie Board of County Commissioners 2300 Virginia Avenue FortPíerce, FL 34982 RE: Rural Lands Stewardship Program Dear Chairman Coward; As the past Chair of tbe Committee for a Sustainable Treasure Coast (CSTC), I am writing to commend the St. Lucie Board of Count)' Commissioners ror your leadership and pn)gressive thinking regardíng the proposed St. Lucie County Rural Lands Stewardship Area amendment. When CSTC was created in 2004 by Sen.a.tor Ken Pruitt. and subsequently wified by Governor Jeb Bush. tbe primary purpose was to evll1uate. aud make recommendatiO!1& . concerning long-range planning to assure sustainable growth and deve.lopment in·the Treasure Coast region. . .. , . . After more than a year and a balt of work ~d dozens of publ ic. meetings and workshops, CSTC unanimously endorsed a final report with numerous goals and recommen¢iûons dealing with economic. environmental,and.sociaI issues. This ~port also identified various planning tools available to assist loea.! governments with implemenùúion of these broader goaJs. Rural Lands Stewardship was specificaJJy identified as one such innovative planning tool. As an additional step towards implementation of CSTC' s final report.. we have formed a new entity caned Sustainable Treasure Coast. Inc. (STCI). We look forward to working with St. Lucie County in greater detail in the near future and extend our enthusiastic support of the County's efforts to incorporate Rura! Lands Stewardship into your planning initiatives. Thank you for your time and CQDsiderntion. Sincerely. Melissa L. Meekér STCI Founding Board Member Cc: Commissioner Chris Craft Commissioner Frannie Hutchinson Commissioner Paula Lewis Commissioner Joseph Smith Doug Anderson, SLC Administrator Bob NiJt. SLC Growth Management Director Gerner tOf Urban and Environmental Solutions at Ronda Atf81'1tíc:: University 111 East Las Olas Blvd.-Askew Tower 709 Fort Lauderdale. FL 33301 tal(954)762~5255-fax(954)762·5666 ""'.~·'p"__'·__·^·_Y~'W'''"~''''W_'''"<o/'.·.·"c._., ''f'·-^·w~·,«¡¡¡~.",,,,,,_._.~,,-=_,=''±''N;!;,r>_'''·''··.:'''I:''J#±' JUL-Oi-200' Ð8:aiAM fROM-Ad... _anch Inc. m-4&1-68T4 r..Z1 p.oaa/eo. F-(8t 1i'C: r);. , .:f. '.'.> .'i::.. ¡//.:.... l ...'r .f;\. ~...,;,,~.ib.. ~~ .~ .~ r',~.'t-f.: ,,:,,',' . '" ...~ .....,' ~.~''": .~. .... .. '..' ,.'::.:1)1. ."".->,.::1: \, " .rlC' .. : '~~- ·~1"'it· '-"~\-. Florida Department of Agriculture and Consumer Services CHARLES H. BRONSON. Commissioner The Capitol . Thllahassce. FL 32399-0800 ...J Plc.,e Reaponð to: juIy 3, 2006 Mr. Doug Coward, ChlÚmWl. St. Lucie County Commiuion 2300 Virginia A yenue Ft. Pierce. florida 34982 Dear Mr. Coward: I am writinø to 0&ptC88 my .apport for the innovative Rural Landa Stewardship . program being pròpoaed for AdamI :Ranch and Qoud Otove ili St. Lucie County. I have . Ion¡ been a .trona .upportet of these typeS of programs, voJuntarily entemi into by qricultural producers. which preserve both working ranches and important wild1üe babitat. .- I know tbat you ha:vo hoarinp scheduled for lul~ and August and I wanted you to know th.t I appreciato the leadenbip St. Lucie Collnty'15 haa lboWD. in this uea. All levc18 of IOvmuncnt an: ItNgg1b¡g with the difficult· iuUOI of accommodating ¡rowth while maintaining Pl~~'. qricu,ltutal industry and the environmental amenities it providoe our citi:zens. Sucœssful u.·ot thi, apptoacb by St. Lucie County win Provide a positive example for other agricwtura1 p~AI that face the presaures of riBing property values ~. developable land and unc~ cconott1Ìc rctuml on agriçaJtural. invmmenta.t Please feel tree to contllct me if I can provide any additional information or assistance. ....J Sincerely, ~H~ CHARLBS H. BRONSON COMMISSIONER. OP AGRICULTURE ~HB/caj . Florida AlrieUltur~åd Forest Prod'uets . 62 B i 11 ion £ 0 r F lor i d a 'Ii E con 0 m y ..J ~ '-" '-" I - , u·"·"Y:-·'·'''·~¡:¡;i>~:fl:.",·,,,~:,,,:m¡·:r.;':,-,,*,· "'·Ü'>~~:;i.-"f~1}b\i.j' JUHl-200S 08 t31A1.t FP.O~4dal$ Ranth I IIC. TTH&l-Se:u N21 POOZ M^4 1'1'1 F-489 . Gtw::.g.....-.. ~^-' """'"'" _ f'WMIt¡!II hwtSl Wdt. fill. ~ I /""Þ\I.-" ",'1 t.J, Ä., 0 (;J ¡¡ br¿ <:U'CtÁL' ~~ I ""~~¡ -:t.. . 1 ':),. ., .........._1 (.4't."'....;;. fr'. . . '-r-?ìt.....~ ?3óc, ~~.: .' A ~ 'D .';1 ~/"f.1,"t!!...~ ,. f. I~Å.~ f L .I.t. ~ ....' 31 'Ÿ '1'- t~y~,:,,~~ .f....../'r't~. ~ 4.~· ." -<'f--Ir z'I'J,Jl;:r:::; P ~A~ G~z ~L.J.A.~tk ð 7¡-.'-'~ ~ ~ ~.~. ~.-..-I...:..y tj¿.... ~,. ç -¡'..A--~ ,.f ~ ~...:... ~ ¿,Jv /9K':' .H..~ -d~.~-te.~H;J,~~;A-~(~· J-.æ~L-I&-~ £~r4.~~ ~~~~ .¿" """ ~ f-i: ~~ ULu ~.-J-<- ..jlÀ"'¿'zZ.'¿V.~~ ~.. ~4<v~.,.L. ~~...t '. ~k; ~~~~~~~ ,«-.4 '. çI#t.i-. ~~~~j6f;JI~ ~¿~ ,n.~. . I Û/ ct.'" ~. ~ "'~' IL -u. ,....L~~~~~~; JI- . .._Õ- ~ t.-;·'IL>~ ~c-ra.~ -"- ~...,t., ~ ~-t. ~~ -(A-'V,A<dÆ ~~. . ~e&:; A~'~~ _,,__ " WN~_^__~___'______~__TY'_____'__O'~_"'_O_':_"~"Y/_-""V'~-_"~,-,,,_ ,,-_,:,"'_:~=Ð1k=:,:-'''",,-v'-''-^';'':':h':',;, ';--,- -- -,.- Dear Commissioner COWIIrd; I would like to expre18 my feelings for the Land Stewardship Program that will be tne subject of your DOCC meeting on July 11th,2006. I am 100% In favor ofttwl program as we" a, the TVC program. Any program that enables us to perpetually monitor and protect the land under our care Is 8 necessity . Protecting land by coneervatbn easement represents, In my opinion, a partnership In perpetUKy between the landowner and St Lucie County open areal. I believe it is a paf1nership premiled upon the mutual g011 of preserving the consørvatfon VII""es of the property. The time and resources !mested In Cf8at1ng a conservation eaaement are rewarded through the permanent preurvation and aound etewardshlp of the land. There 18 no way to stop people from moving to Florida. A ban on any fUture influx Is not going to haþpenf They wi. continue to come to our land of paradise when they retire and are IiQk of1he anow, Ice and cold. HavIng plans like the TVC concept and the Land SleWardatHp Program Ire definite ways to protect our County'. agricultural and MvironmenfaJly sensitive areel and a way to promote smart growth and not continued 8Pt8WI.. I hope your Board win approve the Adams Ranch Land Steward.hlp ....J Program. Sincerely, Bob Bangert 'J http://us.f812.tmtiJ.yahoo.oomIymISbowLetter?box-Inbox&MsgId-8163_60184299_311871_2263.,, 11312006 ....J ~ July 6, 2006 DOUBCo~,Cbainmm St. Lucie &aTd nfCouruy Comnússio1JefS 2300 Virg.inia Avenue FI.. Pierce FL 34982 '-----. Re: Rutal Lands St~ardRh1p Program Ocar Chairman Coward. lñc Rural Lands Stewardship Program Ì$ it win-win for aU of 81. Lucie County. It preserves the rural aspects of our community that ate fast d.windling from the local. laMC\CIlpc and which çontnnutc to the quatity QfJife desired by aU. '-' AI an individual rcs.ident and homeowner io St. Lucie County,l underllta1'ld that open spaces help to malnb:tin tbe cnvironmcmtal KDd ecnk.gical balance so Í'mpt)rtant to us aU. Ao1I a volunteer at Heath<:ot«, ßotærica1 Gardens. I aJøo I"t':aIim that pubüc pre1IerVltt1onenha.nce1:; our comnnuùty. makes it oo~ to good IaI.th. promotes the economic base. and improves everyday Hlè tbr our citizens. Thank you for considering the preservation of our Jocal rurallan<b 8$ a 'Ml)' for the Adams famUy Lo continue raœhing in an ecologically friendly way both now and in the future, and. at the same time. contributing to the overaU bcmig,n dutr.....1er of aa impolÚD.1t portion of our county. Sincerely, Cr1s Adams cc: Commissioner Chm Crufi CommiS!jioner Frannie Hutchim;on C,()mmitJ.~ Paula Lewis Con..,issioner Joe Smith Doug Anderson, 51. Lucie County A,d(ninistrator Bob Nix, Sl Lucie CUUtlly Growth ~t:ment Director Ako ".Bud0(' Adatns. Jr. ~ I JUL-fT-ZOO O':JWI FROI-AduI tan,,, In' m-4&!oo68T4 T-~Zl '.0841084 F-~" WII..LIAMSONCA T'I1...E COMPANY ~ II lilt c:.as.. QlNAI'Jd mctCadlû P.O. Box:M8. 01œecb0bet, PL 34m Oifø ~ 76$.67410. Pax a" '~'1 '132 Joœ 27. 2006 ~ Dova: Coward, Cbaimu St. Lvcit hr4 of C01&1¢y CommiIIiœm 2300Viqjn1a Awnuo Fort PteR:o, FL 34982 0: btal LandI S~ Pfo8ram Dear Cbai.rmIIn COMld; You may 170 aware 1hat famUy owned WUliamloa c.l6 Company hat bM in. ~ for many yeIII Ú'& Okeoobobee COUDty. UDder dúnt ~ ~ whh tbc ØNrtb ¡emnt:ion çomÎIJS on. "'" 1ft. ... aDd citNa opendion wid! Ita¡ _to St Lucio County both 1brouP buinca and 1ona- œrm ~ipt Our tami1)' Met the.... comiaa iD P10rida bIawIc ot*, ~ ørowth pnIMUIII.... 10 laY .. .... we haw a... iatItwt íølœcspiztø _ 6mI1y ..... ad. ~ with tbå' fbod prodøcdoø ~ and their puactecllIId'urIIJ .... ìø.1bis .. JX imo the t\t1uro. w. tbia ia mhd 1 ba\!t kept o1oeo .. em )'OW"'" åfortIu you, 11M studied the 00D00pt of... Rural LadI SwwardIhip Praønm,lpIIâftcaI1y. C1aud Grove projoot in your coutlty. 1bt I0Il8 tenD bcufiIs ot'dûs ItraIIIaY hu ~ me that fi:aaDy _ it a srowth ~t plan that.. FWI die pIIbIio the dine uR4a1~ ....w ~ ... _ proIII'WI DtI.Urai Janda and pn;MdI tsrw ~'.trit açcdcd fOr........ of_ teeide&a .. wiU be comiDa to Florida in ,1bo _.. JOI'I. Widaout.. apptOIICb _ pzoWtoa" easootìa1e we.. GfIIIIC'JCC a Florida of sprawled..... aubœbaA cIIMIIopmcIQt with ftIWI of~ stacbd. up .,.mst ID OCCI&í~1 publicly 0WIIId ~...... ad 110 ~ aaywbent - a torrib1e pnJlPOCt· in my opiøiœ. Yee the BnMwd CO\1ÐtJ model. CQ spread - illlPfClldiDl- by detøk a«OU'the ...... I bow_.. OOIØPt)lOa ..~~ it_ simpJc but)'aU~ _YO w:oly cLw your ~ Now you ~ die op¡-t\W\y 10 bJuo. ua.i1 tbr dao.. of.. It ÌI batd to m.amo a boU«.. than ~. ..' tbc AdamI fImily ~ œ 6Dac... . œ dmao uvml thousands of e.crot aid oreadaa a oompMt. modem 1OWÞ. with aU of ita amtnitiee u4 ~ to boot. 11UF you to favorably cœ&ider 1bis propoaaL You arc cnftinc . botW idea for f1orida,'s growth. .J ~tlfiæ'~l ~.ç( F'" '"SOm1y" WfiliamloD 00: C~lIioø« CbriI Craft ~ Paula Løuris ~~1j/'dmiDislmor ~ Pramûc~1\IIM. ComnúøioDIr Jorepb Smith Bob Nix.SLC 0I0Wth ~t Diredør ~ \... \... ~ rn.__- I ,..,. ·'-·-'"·""'-"-""-·P'-'''':'''';~'<i:'.-,;_·_,··, "'·'_"'~N:·..,..·.,.";W' " Jut-¡ HOOS 06: HAM FROU-Adami Rallçl1 I nç. 1TH61-S8T4 Ni6 P OOVO02 F-51' FLORIDA FARM BUREAU FEDERATION $'IfJfJ stY .JtIìIt ~ .GtdÞuvllk FL JNN ., Plume .142..:J78..lJ21 ~ Pax JU,18(11 June t 4, 2006 DougCoward.Chainnan St Lucie County Conmù.ion 2300 Virginia Ave Ft. Pierce, Florida 34982 Dear Commissioner Coward, I am wri1iDs today in support of the Adams Ranch StDwardsbip program and Family Lands Remombertd. Florida FIII1II Bureau Federation il a ~ volUDWy, membership organization of farmers and t8DCben who. poIlci. pi. tho orpnizaûon. We have policies that support the Rural l.ands StewanfshIp IUd R.uraZ 8Dd FIDÙIy Landa Protection Act We support JeaHban.f'ee acquisition orland that is voJum.y IIbd irlamtive-bued. Tho pn>pm;y Ibould continue u an eccmomicaIly vilbJe aaricultura1 businaa that IUppOI1& 1ñe area through taxes baed on Jand use. The Committee on SullfAiDable Treasure Cout· Rural Landa Sub-committee, studied the plOpamsavai1abJe tD Iandowaen oftbe 1qIÌon and included the Rural Land. Stewardship proataDll1 an ideal method for ~ prime agricukurallonvhoamootallands. Only by using the multiple Iaytn of døveJopmeat value for qricultura111Ddt can alandowoar get enough value to awourap their pønicipaticm ÎI1 ~ Pft)1I'IIDJ. Adat:JÞ Kançb is Iou¡ estabUabod ÎD SL Lucie CoUDty and is a prized environmentaIIqricuItunù property. We urge that the Coumy Commiuion tab those Itcps necessary to ostabJì&h and maintain the It.ewardMip program tbøt wiU maIœ this a reality. v cry truly yours. Carl Loop, President ·i,-~··o~ ~.... -""~"\ ST. LUCIE ~'ì COUNTY I f CHAMBER OF , COM"'1ERCE .",.-... ST. LUCIE COUNTY CHAMBER OF COMMERCE 2200 Vìrginìa Avenue Fort Pierce, FL 34982 Phone: (772) S9S-9999 Fax: (772) 461-9084 ['ORT ST. LUCIE VISITOR CENTER Municìpal Complc,x Building A, R.oom 188 Port St. Lude Phone: (772) 807-9196 F~x:(772)807-9790 SEVt:N GABl.ES HDUSE VlsrroR CENTER Cc: 482 N. Indian River Drive Fort Pierce Phone: (7ì21468-9152 F~~:(772)468-9826 www.STLlIC'IEC'lIAMBER.ORG JNFOif!:¡$·rLI)CIECHAMßER.ORG ~ July 6, 2006 Doug Coward, Chaimum St. Lucie Board of County Commissioners 2300 Virginia Avenue Fort Pierce. FL 34982 RE: Rural Lands Stewardship Program Dear Chairman Coward: On behalf of the S1. Lude County Chamber of Commerce, I am writing to express our support of the Adams Ranch Stewardship Program being proposed in S1. Lucie County. We believe that this program will benefit Adams Ranch and help preserve the future of agriculture in our county. We admire the Adains family and their commitment to S1. Lucie County and the agriculture community. We urge you to he1p preserve the rural lands of 51. Lucie County and provide a way for the Adams family to continue their cattle ranching operations and the stewardship of their land for future generations. ....J Sincerely, t.inda ?U. Cux Linda W. Cox Executive Director Commissioner Chris Craft Commissioner Frannie Hutchinson Commissioner Paula Lewis Commissioner Joseph Smith Doug Anderson, SLC Administrator Bob Nix, SLC Growth Management Director Alto "Bud" Adams, Jr. '-' .1\11. 6. 2006 9:24AM Farm Credit LW 561-965-9099 No.67BO f. ~ .. Farm Credit of South Florida, ACA P.O. Box 5559, Lake Worth, Florida 33466 Ph. (561) 965-9001 Fax (561) 965-9099 June 20, 2006 Mr. Doaa Coward,. CJat:tmao St. Luc:ie Board of Couaty Commissioœrs 2300 VDJÚIÎa AftDDO Fort~.FL··34Ø2 . -~~~:"" .:~ ~ IŒ: .1.tunI~~~ Pro.Itan~ , . .'1-1". " ~"'f'~' '. \ _:f~.:'·'._ :;"', .'f~:~.:_"':t'?..~.~.... ._.." '¡£~" Dear ChSoj-., Coward: ", '·;;1 ~', . . ',' ,..'~;,: {". . ~:~.::'~ ~ '-~J.....!'.; . '~=h~~;':~ This letter is to œprcss FlUID eriî~':.Soatb P1orù:t\"~~ support oftb.e Lm2d~ PJ'Ct\jAuk ~~1: ~ proposcct for die Adems Iaftch. ~'¡~:>~~r.~ ' , .':.:"k"'~t ~ Farm CrocIit.. òeca a privalc ~ bank tor iiumen FIorida.mec 191,6, Oar <XXJperatÎve BVeI aImoIt 1,000 fimD fåmWes 8DII---." seniD&æ. ., ÙJ the ei¡bt COIIIJdeI ftim IDdia 1tiva' 1hruuøJa Momoo. Wchøc a1mœt S6OOmi1Ii.œ ÎD IœøI :. with about 90%0£. amoam used by fiIrmeas.. raadIots to ~ aad ÌIDpI"O'tIe km naI, \ ,.....;:itr ~*- , Out ~ ~ fOrtk,_ 90 yearB has beenfo sene dse~JJJd ~J~. of~. We haw 8UtViwdaadfloœ~ 81 a'lNøå:al ~ we 111!Idt.:ft' .... af'~~.~to ......... dIIir buaineas dec:isious as ......, tftI to _II to ID .:.-- -..:. IDd . I. -;, ..; '-...-- ,. ~. . ~9íI~~' ~ ,-.;.~. ;'~¡" . The most"~ œ..... to farmeø bereia SaudI Fbidajq ", '. ~ ba.· ".- ... a pt:Qtit.abto fàma I1GXtto urbm or IIlburbaa dcMIopmcat. Oar expcri '''. .~ tho of tàtmiu& GpCndiGas ... ðt IIdjlClDtto boaIiD& devoIopmcat has sbo9m ~ roduooct , . due to &avias to fium aauaUcr parœ1s ofJaud ad iDcrcucd COldS tr)'ÍD¡ to Jœe.P.~ ~ neisJ'hof happy. Farmen must adopt DJQCb .. ...... fiIrmiDø ~ to remaÎJ1 sood ~ For example. url)an dweI1aS do not waut 1I'11dm or farm IqI.ÛpIIuIDt on dte read cIŒrbIs the day-~.'$IUDO~, do DfJt wø "'if'''' in tbe ðdðs aextto tbeithousetoo ..ty ar1OohllD. E.wrycme "'~~yg gnxz spøœ aa.d. firmiD& WItil thøy IdDa1ly have a 6rm.ant door. 'Ibm 1hey never WI.DÌ~.d, any smell, :my - uy ~ 1rafI5c,. or any fiu:a1laborucarthcit bousc. .r.-.. - , ' ;;. .." ~,-'" _.~. ..~ Beca»ise iåmIioø is a CØÞmlfodity busmeø..fiu:mcn QD. the edøo ofuñJa ~ CIID not niao prices just bocauo tbciropcœdq COICI iDcreued. They 1DUIt tab1he I8IDe pdé:edJlttbe more 6:ieIt:f&mten in a 111181 area pi for their tI:1;IJ)s. This st.1Its a downward spiœl of pro6œhi1i1y dI8t ~ CJfteÞ dIaD not results Ú11110 &øaer IOltiag his faød to a cJovoiopor or dMdiDg it up ÎIIto 1ID8I111DChett.e1. the wont tbnn ofwbaa IfII4Wl I>wiu.ø the last few )'em we baw witœssed the total demise ofCODll1lerCial fàrming Ù1 BIowant County, It* oftlt.ov-w ofaœ::s in Miami-Dado aDd Palm. Beach en..ics W. see Martin Cœaty's. iDability to dcYdop some !fOrt of prIf8nIatioa plaa quickly COJMa1i.ng dI.o COUDt.y', o.nce WIlt fàrms and nmchea imo 11 n. fin. CmIU Syllcrø 1IrWW~ß""", '-' H' ~ '.. _..._.___.__~,,_. . ___.,_..__~_,_._.,____ø___m..__'___'_'" _..."~~__~_... .~"..._____._""""-'_"""""'~_____'~"-'l'm_·"'"·",-,,,~. _Æ>:,~"d!·~.~';~"'i,,; ,\·,¡~:t,',~_·:::,'5!!:!..j'.ièõ¡¡:;i;.';;i!:.'~j-;@i~J~ë..",~æ:f?"-:¿'40¡C-M'-';"1ii;\j"iti/"ii..S:i;f;i1 Ju1. 6. 21}06 9:24AM Farm (¡edd lW 561-965-9099 No. 6180 P. 3 ~ Mr. Dou3 Cowan!. ChaimIaD June 20. 2()()6 Paac 2 10 and 20 acre homes sites that will have oaly eooush agriculture to keep ¡noperty tax øxcmptiœs 'While ~ tho fbU' nøp of oomd.y SGnÙx81ikc sch.oo1J. toadIa firo and potic:e proá'dÏoa.. We hive wodœd cbdy with Palm Beach CouJIty GovernmeI4 as it has zuado AObIe efforts tD try aDd keep green space aDd "'nni~8 Good ideu Jib a Sloo minion bòDd issue to bay fatm JøcJ bat DCUed little moretbm 2.000 ac:rea pø:served wkh the J:DØ5I ~ pu.rcbucø at ewer $80,000 per acre. We have witDOISOd and supported dMopm_ n:des 1tIå. rcquiR:d ~to set aside greea &pIœ aad pnICI'VCI fimB 1Imd b, çNlfterÎDS homca.liowt'Vertin mOlt of these oaus we have fouDd tbIt the farmer oø tiIesc sioaU "green" tœc:b baa a mueh 1aa cf&dc:at opCfIII:iœ aDd patl)' nxJaccd pro41saWÀy. Based œ our past a.perieDœ -ltn1D8ly support the Rural LaDda S~ u pmposed. fbr the Adams Ibø:b. WI" the ca1y 11'11)'10 1zt1Iy maiJJbÙn profitable fànni:Da å;I 1M _ ofmbBD ~ pn:aw:e is topreItM ....~.IP"O"' tracb oflaud aad to aD.ow the tàøDer or raocber 10 .~_IJIIIR'CÌIIÛDDÌDImd byti~.....~âaJds· Iu Joqudøo~ àaIds 11ØI1IIÍO œ 1bo iøœ œ,nudI. the. Øamer bas.~~ UØ1fti1iød capital In 1Dday's fanaixIs aDd œPma CMit.~ DO (EO truly serious about DrmiD¡ in Ute· t'iatuN œn dm:\ 1o"'~ capita1. , . . .J . I WIlDt to1bmk )'OU ia advuce far &DJ søpport you cø provido to1b Ac1Ims fàDWy lid 1Iie aidcuts of St.1JIcie ComIty who watt to IOO'this fthaabJe and unique ~ ~ forc'Vtr. I would be pleased to discus wr~ with yea Itaa)' dmt. Sbouhi)'Ol1 have lID)' queslimw, pteMoW ticc to coDIact me. ~ Dœ~œo Cc: eo-n,,;';,acr Cbris Craft CommissioÐer F'raIIIDie HutchÌDsoft Commfssioder hula Lewis CommiIIsioaa' J.åscph Smirh Doug A.øderJœ. SLC .Admi1ûItndor Bob Nix. SLC Growth ~or¢ Dúector Alto '"Bwr Adams..1r. ~ JUL-11-2ØØ6 11:49 8. ÆìSOCIATES 561 28S 2013 p.øVe2 '-" \AW OFFICES OF ~r,)____ LEWIS, . MOIfELL LEWIS .____r,)____. ^ P^RTNEJlSHIP OF PA'S J.D.1E\VIS m. ESQ. · 1.D. 1.B\\ItS lv.1!SQ. · tF.'E J. BAGGE"IT. ESQ, MlCHi\P.L J. MORm..L,. ESQ., 80ftrd C:rtiReð C¡"II Trial Lawyer July 6. 2006 Honorable Doug Coward 81. Lucie Board otCounty Commissioners 2300 Vtrgirú.a Avenue Fort Pierce, FL 34982 RE: Rura.l Land S1eWa:rdship Program Dear Chairman Coward: ~ I am writing to comment 011 '!be upcomina dec.ision the St. Lucie County Commission bas regarding the Adam's .R.mcà Stcwardsbip Progmn. I believe that the Rural Lend Stewardship Program is the first tIut example oftbe implementation of tile Final Report drafted by the Committee for a Sus1aiœb1e TreatIn Coast. During the eigbtcen JOODth time period Ibat we worked together on the SustainabJe Treasure Cout, I thought your ptnpecbVf:JS W$.'e extnlmely insightful and it was clear that your decisions were based Oft what you beJieved was the best for St Lucie County, as wen as the Treasure Coast. In.rc:viewiDg 1I1e FiDaI Report. wbic.h we reached by consensua. I noticed that thfn was a quote ñom Thaddeus Cohen., Secn:wy Florida Department of Community Affairs, which stated. "Florida's successful communities wiU be those where çjtizens and their public and private leaders are unified behind it shand ~ona1 vision and a set of actions that addœss pressWa issues such as transportation planning,. housing aft'onIability. natural J'eSOU1'œ protectioo and economic deve1opmcnt." Througbout tho report. the Committee for Sustainable Treasure Coast clearly indicated that it was the dcsùc offhe ~tives of the Treasure Coast to insure that land use planniDg.laDd development codes aDd development decisions were compatible with the sustainabiJity of the region. Spccifiœlly. the Committee for Sustainable Treasure Coast felt that it was important tô use a range of exi.sdpg and new innovative tools as altetnatives and supplemenb to the regulatory actions which are alnwty in place. which include clustering; oommwút,y stewardship orpniDtions; rutaI Jand stewardship prognuns. as wetl as the p1a:nning for new towns and villages. III ~ liAs:t OC".J.\AN BLVD., S'T'UART> I"L )499{,..z~m . RFJ'lY TO, eo. IW,A.WER 47~. STUAm: PI.. 34995.0476 7nl86- 1861 . S't WCIE COUNTY 112·)~'·1'99t . 1·~33$·""S9 . FAX 71:¡.zsa.WIJ . LMLATrr@A1>EU'H1A.NE1" ~ I I ..~... 'i-... .._......"".'.~,_.."',...~..."",.,,¡.,',.."'""- '^"'_»':__"',",""_"'1~,..;,,.'\I«·<::t¡""';-:.';"'i.. JUL-11-2ØØ6 11:49 JD LEWIS & ASSOCIATES 561 2e8 2013 P. B2/B2 Honorable Doug Coward July 6, 2006 Page 2 lñe Adam'8 Ranch Stewardship Program has the ability to retain large areas of the country side while providing walbble communities. llmow 1hat the decision the St Lucie County Commission bas befote åcm is a dìf&uk one, and 1 am. SUR: that you 'Win mak'e the decisi<m that you believe is in the bell interest of Ouf region. In fact, on ptIIf: 23 of the Committee for Sustainable TfCØSUI'O Coast Fmal Report, you are quoted at swing. "The rcgionts nn1 iaDds and naiural S)'SU'4tlS are in c:risis. Unless we tab bold steps to protect and restoIe lat¡e utura1 amis. contiguous expIßSCS of open space. egriculturallands,. and cbqe how and where we develop. the cmis win only aœe!eraœ as the populat:ion grows," 1 tee the Adam' $ Ranch Rural LamdStewardsbip as an opportunity to foUow your recoounendation. I believe that the Rural Land Stewmlsbip Program is .. bold step toward protectiøg naturalmus. as wd1 as agricuhurallands and this is ~ ofbow we can cbmøc the way we dcYdop communities. Thank you for taking the 1ime to ccmsider this impommt matter.. Very truly yours. MJMlpst cc; Commissioner Chris Craft Commissioner Fraøme Hutchinson Cnmmil1sionc::r Paula Lewis C~ODer Joseph Smith -- ·-LEW1FlLS. -. MORT &. LE\"ts .--, ...~ t»rA"J TOTfL P. B2 ~ ~ ,...; ~ Aft/Þ .. -ø .. ~ ~:'.-' ..~ TREASURE COAST 1.'\111 DI Iff F 01 !'",Dl\TION ~Iþ;. ~ I!JJ~',¡. ~ _A'F 6 July 2006 Dear Honorable Commissioners; Regarding the Adams Ranch Land Stewardship program First, please note that the following remarks are those of the urid~rsigned as a private individual; both of the organizations for whom I work are prohibited by their charters from endorsing or influencing legislative actions. However, this letterhead may serve to establish my professional credentials i~ environ- mental matters. .<i¡ '-' I accept and endorse the sustainability model, which emphasizes the inex- tricable and complex relationships between the Natural Environment, the Built Environment, the Social Structures, and the Economic Systems that are the basis of our community. Briefly, while we all desire to protect our Natural heritage, we cannot ignore the repercussions this will have upon the other systems. While the debate frequently revolves around Social and Economic concerns (an incentive to build) causing a negative impact upon the Natural environment, the opposite is equally true. It is unrealistic to expect government to 'protect' all undeveloped land by either fiat or outright purchase. Instead it is necessary to provide financial and social incentives to property owners that will also serve to benefit the natural environment. Both clustering of planned development and transfer of development rights are useful tools in such an effort. By allowing rural property owners to realize some of the economic benefits of development, while directing such develop- ment into specific areas, a host of benefits accrue. These include but are not limited to the following: · government does not bear the financial burden of outright purchase or ongoing maintenance of 'preserved' properties · government is not forced into a 'taking' either of properties in total or of the value that a landowner may realize for a property · 'preserved' properties remain in the tax base instead of being removed from it . historic agriculture may continue on certain properties, maintaining economic diversity as well as open 'greenspace' '-' #'. ~ -~~ . ~;:r:~~ TRlAStUTIE COi\ST '.VI ~..¡" ¡ L1Jht>At eN '-"Af F······· "":'~'T TREASURE COAST Ilv'1LDUFE Cn,HER 4Iif,;/n¡, "'f'fr-"f'fJ - k~ tlffl..- '¡4U_JJf'f1 ~ · funding will be freed for preservation by purchase of truly significant wild habitats · purchase price of such selected properties will be reduced if their devel- opment rights are transferred elsewhere · pressure for development of pristine wild areas will be reduced · public services can be concentrated in planned development areas rather than spread across a 'suburbanized' landscape The Adams Ranch Land Stewardship Program seems a model of such a system. Development will occur, but will be focused into specific areas where the implications for the natural environment can be limited. At the same time, thousands of acres will be preserved as agricultural land, greenspace, and pristine wild habitats. And all virtually without cost. to government. I urge you to support this and other novel approaches to land use planning. ....J Dan Martinelli Executive Director, Treasure Coast Wildlife Center ~ c:/f llon-p1ofit CD1po1atioll h£{piI29 "outh '3{o1i<la '" witdL'if£ a,,,{ natu1a{ '/ltTiWlltfl£nt" "ltIC£ 1974 Pd/gE 2 "<.",.,._._""._"."",:",-",,,,,-,~!')"""..,,.'»"" JUL.o6-200S 06:11AM FROM-Adams Ranch Inc. T7N61-6914 1-418 Þ.802/003 F-41S ~ "TO 1'R0I'IC:t UIIHOW. AA10 ENHANœ 'tHE I'ÆSTIC!! 01' THE T!RM ·...ClAN RlVER'.' INDIAN RIVER ~ 4et1fJ«e P-Q Box 890007 · Vøro ~ FL 32969 . Phone: 'TTI/56H7I8 · Fax: 71t/56.....611 · £maU: inro@in:itrutJeague.org June 20, 2006 The Honorable Doug Coward Chainnan St. Lucie County Commission 2300 Virginia Avenue Ft. Pierce, FL 34982 Dear Chai~ard: AJ. .I . On behalf of the htdiaa Jliver6lrus Leaaue. its 900 grower members. and 31 comMercial ~ I want to expreu their' unanimous support to amend the St Lucie County Land Development Code to establish replation. for the Rural Lands Stewardship area overlay. ~ ,).' 1 '--' , ", Thia ~ i. a wo1tab1e tolutioD to keep permanent open space for .cuJt\µ'~ . '~n. and wildlife, whioh 1110 a]JOWI the ludowner, tò be paid for kecpiDJJ. the propértyùndevaloped in perpetuity. The proaram doet not cost the taxpayen of St. Lucio Coµnty~ requin?s development to;pay its own way. As a Commissioner, you know that the public is demanding more open ~ dean water, eJean air and qUltfity habitat., and the R.ura1 Lands SteWard.abip Program can accomplish aU ofthi. with no monetary COlt, to the tupayer, thut providing a win-win for the public, the privllte landowners, agriculture and the envirOIl.01ent. On behalf of our arower momb... we urse your support of this proaçtive program that provides a better fbÞJre for 8t Luei. County. Sincerely, /2.t.. ~ d..7·~ , ~·C. BoutnIque Executive Viçe President DCBJlcss TIM t_ '/HOIAN /4{V&f!' -. \I""" to __ the ./.., .1 Çh,1It; Fruit" I.. to . IB#'IIhII¥ ... "'- h'" C.urt ., ,.,.. lIMO II. _ ..... -- ",.,.,........ c:-.m.iH -. 1"0 \." ·_..._____.____n_____ '_,,'m_ .·....,·....·,......w."",'.·,, ^, «".,."",,^"..,..~-,,W<",, "" ~>-,"!'<'_'l'f~W>'K,,*,,.h"""·'''-''''''e'''":'-'''':",·- "-"~"-,;.",_,,,,,'/0·««i,, .~, Jun 19 06 12:41p c.J VETERINARY SUPPLIES P.O. BOX 1759 . 2300 N.W. 9TH ST. OKEECHOeEE, Fl34973·1159 863-763-0650 June 19.2006 Doug Coward. Chairman Sl Lucie Board of County Commissioners 2300 Virginia A vetRIe Fort Pierce.. FL 34932 Re: ROtaI Lands Stewardship Program Dear Cbai:rman Coward: J'~ been in buSinoss foc 40 yea.rs supporting the Dairy &. Beef Cattle Rauc.bes in the South f'1ori~ area. . We've beea. hit witb two Daity buy outs that have redUced the cow numbers to· one half ofwbat ~ wot8 'befonI the buyoutS. We do business in the Sooth Florida. area includin.g St. Lucio CbUt'Ity. ..J Que business i.s family owned and the fUturo doesn't look too promising if the preaure continues on pasture bind as it bas. How1es seem to be taking the pi*« of cows. For this æð$On1 believe me Rural Land 8œwardsbip is a. good idea;. DOt only for Bud Adams, St Lucie County. agriculture., and the cattkI industry. but also fur the environment. Thank you for hcipiø¡t preserve the Adams Fam.i1y tmJition ofR.anching &: Stewardship oftbe land for fut.uJc geøc::ratioD.. MII)'be·eveñ bcIping to save my business. c~: Commissionec Chris Craft Commiuioner Frannie Hutchinson Commissioner Paula Lewis CommiuioneF Joseph Smith Doug Anderson. SLC Administrator Bob Nix, Sr...c Growth Management Director Alto '"Bud'" Adams. Jr. '..J ~ CeIœr ~Cerpor.tioa Marshal Co«er 863-763-5238 863-634-2002 WJ ..I8dc Coker 883-763-3319 863-897-1481 June 26, 2006 Doug Cowatd,. Chairman St. Lucie Board of County Commissioners 2300 Virginia Avenue Fort Pierce, FL 34982 Dew CnlnmiqiorJer Coward: '-' As you may recatl. J have spokea at pnMous Coum.y Cœnmission meetings lIS a supporter of the Adams Ranch Sœwardslùp Program in St. Lucie County. .. I've been. in the catöe business since 1m wbca I wasooly 6 years old. I'm hoping my own grandcbiIdten will. ~ the fifth geaentioa of ~ in our fiunily. Our business currently operates in 0Jœecb0bee and Desoto Counties and we see 1be d18Dgœ taking place in these counties, in St. Lucie and throughout Florida. The land is quicldy disappearing and cha+g in ways we newt could have ì~. The Rural Land Stewardship Program is a wonderful way to take land - mucb of it pristine environmenta11aod - that has ~ QIfCfj for by Bud and bis fimû1y for genermoos and protect that land forever. Cc: Commissioner Chris Craft Commissionet- Frannie Hø1cl1iDsoø Commissioner Paula Lewis Commissioner Joseph Smith Doug Anderson, SLC Administrator Bob Nix, SLC Growth Management Director Alto "Bud" Adams. Jr. . ..... -...J ..J .J Miller@ f-<?'W Wr;r.:i!n!i:; if¡ j'f¿'fiiJi{, D,;s/yn & Englnsfi!if/fj \a.- August 8,2006 VIA EMAIL Mr. Rich W. Unger, AICP, CNU MSCW 4750 New Broad Street Orlando, FL 32814 RE: Final Response to MSCW's July 11, 2006 Preliminary Review and Critique of St. Lucie County Rural Land Stewardship Area Overlay Comprehensive Plan Goal, Objectives and Policies (May 22, 2006 Draft) Dear Mr. Unger, We appreciate the tim-e and effort that MSCW has put into its preliminary review and critique of the St. Lucie County Rural Land Stewardship Area Overlay Comprehensive Plan Goal, Objectives and Policies draft of May 22, 2006. and more importantly the work that has been done since that time. We believe that all of your concerns have been addressed through the many revisions that have been made since the May 22 draft, culminating in the final version for adoption consideration dated August 7, 2006. Ernie Cox will provide you a complete copy of those materials under separate cover. ~ We came to an agreement on many of the "big picture" items during our planning meeting with Bob Nix and Michael Brillhart on July 25, 2006. As we were not able to go through all details and questions contained in your preliminary report, we provided our draft written response to each item to you on August 1, 2006. Since then. we have continued making revisions based upon further discussions with St. Lucie County staff and the Department of Community Affairs. Our final response to each item from your preliminary report is attached in bo/dRta/lc format. We look forward to working with the County and MSCW as we continue to prepare for the public hearing on August 14, 2006. Please contact us with any questions or suggested revisions. SincereJ.v. Wi,?,;"'.". ..".IMU. ;"0', ~... ~~r;(fr-~ þ/" ~nita L. JenkinS, AICP · Community and Regional Planning Manager Cc: Jim Karas Samantha Horowitz Bob Nix Michael Brillhart Family Lands Remembered Adams Ranch Ernie Cox \..... Enclosure {¡nIcer, st(;JffJfll(i.ût~llr)i;ðti}.t fe, fif;r¡;$ (flU' fUN), $..~ $i ,. ;$ ,î ;~'fÿ (;'YUr:1'; !\~:rl:HJ~ '¡:j¿";r¡:~J:j; 't,~"'f'j(f; <;Ç~?Ji9i.~;? ~!t;¿¡iJ $: ~}i::.fJ~t\ll$r.ltl.~fSt.. t:<!1ft¥ ~'i"":"~':·,.,¡;·~;~l't..~ :.~:;,. _. ,~) : h. 6: (.'q~i~,·;(~·.·r>·~ August 8, 2006 final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 "" Set forth below are the final responses to the items raised in MSCW's July 11, 2006 preliminary review and critique of the St. Lucie County Rural Land Stewardship Area Overlay Comprehensive Plan Goal, Objectives and Policies draft of May 22, 2006. All referenced revisions have been made in accordance with our discussions with MSCW, County staff and the Department of Community Affairs. The entirety of MSCW's July 11, 2006 preliminary report is included below in regular font, with the responses immediately following each item in bold. PRELIMINARY REVIEW AND CRITIQUE OF THE ST. LUCIE COUNTY PROPOSED COMPREHENSIVE PLAN AMENDMENT: "ADAMS RANCH STEWARDSHIP AREA OVERLAY COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES" (May 22,2006 version)1 A. General Considerations St. Lucie County is to be commended for embarking on the application of one of the State of Florida's most innovative strategies intended to preserve valuable agricultural lands, preserve cultural and historic heritage, preserve natural habitats, and promote a form of development that encourages sustainable communities and discourages sprawl. Overall, the amendment being considered by the St. Lucie County Board of County Commissioners (BOCC) should accomplish its intended purpose. As requested by St. Lucie County staff, MSCW is pleased to provide this report to assist the BOCC in its evaluation of the Goals, Objectives and Policies contained in the """ Proposed Comprehensive Plan Amendment. As is the case with the corresponding Development Regulations, the establishment of stewardship areas in St. Lucie County should follow the adoption of a clear vision of the County's future land use pattern. State law calls for encouragement of visioning pursuant to Section 163.3167 (11). With a clearly established long-term vision, the County can decide where the innovative Rural Land Stewardship Area (RLSA) planning tool can be employed, and where Towns, Villages, or Hamlets will be located. Accordingly, it will determine where preserved open spaces, natural areas, and agricultural lands will be located and managed within the RLSAs. Without an adopted vision, the County risks choosing a "leapfrog," scattered development pattern. In parallel with comments offered on the proposed Development Regulations, this Comprehensive Plan Amendment would be improved with an enhanced commitment to provide a Master Plan with enough detail to better determine components such as the size, form, and compatibility of the proposed Stewardship Receiving Area. In addition, the smallest increments of proposed development (Hamlets and Compact Rural Developments) are not large enough to yield desirable urban form. Environmental considerations are also presented below. Among these suggestions are: Ensure that the relative weights to be used for the calculation of stewardship credits be scientifically reviewed, and expand the list of indicator species used in the indexing system so it is applicable countywide. I The title of the Comprehensive Plan Amendment should be changed to: "St. Lucie County Rural Land Stewardship Area Overlay, Comprehensive Plan Goal, Objectives and Policies." .J August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 2 \.,.. The degree of detail presented in the proposed Comprehensive Plan Amendment is unusual. Given the nature of this new program, the amount of detail may be justified; however, it may suffice to decrease the amount of detail in the Amendment, while increasing desired detail in the Development Regulations. Reading the proposed amendment in concert with the corresponding Development Regulations, many of the comprehensive plan provisions are duplicated in the Development Regulations. The appropriate mix is to present overarching policies and objectives in the Comprehensive Plan Amendment, and the implementation details in the Development Regulations. The St. Lucie County Rural Land Stewardship Area (RLSA) program was submitted as pilot project to promote the use of creative land use planning techniques to protect, preserve and conserve existing agriculture activities and natural resources in St. Lucie County. The RLSA pilot program consists of approximately 22,384 acres. Additional lands may be added to the Overlay with the participation of willing property owners, interest by St. Lucie County in expanding the Overlay and approval by the St. Lucie County Board of County Commissioners. The only location in which Stewardship Receiving Areas (SRAs) could be located are within the RLSA Overlay District. The Rural Lands Stewardship Area program is an incentive-based system that encourages the voluntary protection and private stewardship of natural resources, retention of rural uses and agriculture and accommodates economic growth and diversification in a sustainable rural environment. ~ The benefits of the RLSA Overlay are multifold: protection and conservation of agricultural uses and activities, the ability to shift development away from wetlands and upland habitat and to encourage compact development. Additionally, this program allows more cost effective and efficient infrastructure due to the form of development. It also creates a long-term positive impact on local employment, economic growth and a variety of business opportunities. This is all done at no expense to the St. Lucie County taxpayer. The St. Lucie County RLSA program was modeled after the Collier County Rural Land Stewardship Area program, the only other RLSA approved in Florida. The program was tailored to St. Lucie County through research of what was valued by the St. Lucie County Board of County Commissioners and residents through numerous meetings and public workshops, the St. Lucie County Comprehensive Plan and the Committee for a Sustainable Treasure Coast (CSTC) report. Through the work of CSTC, other visioning, discussions with St. Lucie County elected officials and staff, public hearings and workshops, all requirements of Section 163.3177(11)(d) have been addressed. The level of detail in the GOPs is a result of close coordination with the Department of Community Affairs and the desire by DCA and the County to make clear how the RLSA program will be implemented in St Lucie County. ~ August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 3 B. Summary of the Proposed Rural Land Stewardship Amendment .J The Rural Land Stewardship Area Amendment is guided by its overarching and primary Goal to create the RLSA Overlay area and to "... protect and conserve agricultural lands... to direct incompatible uses away from wetlands and upland habitats...to discourage sprawl...to include a functional mix of land uses..,and to promote economic diversification." To enable St. Lucie County to reach this Goal, the amendment provides for four Objectives, each with its more specific policies. These Objectives provide for: 1. Establishing the purpose and structure of an RLSA (Stewardship sending areas, receiving areas, credits, credit values, index factors); 2. Establishing incentive-based policies to protect and conserve agricultural lands and cultural heritage within an RLSA; 3. Establishing policies to protect and conserve water quality, wetlands and habitats within an RLSA; 4. Establishing policies to promote sustainable development patterns, discourage sprawl, and provide innovative land use planning techniques and economic diversification within an RLSA. The amendment also defines the numerous terms that are unique to the RLSA, and five figures that illustrate: 1. The location of the County's first RLSA Overlay 2. The Stewardship Credit worksheet 3. The Natural Resource Index Map for the subject properties 4. The Sending Area Land Use Layer Matrix 5. The Receiving Area Characteristics .J To be consistent with the proposed RLSA Amendment, any future regulations and development proposals which apply to this newly established RLSA Overlay, or are located within an RLSA Overlay, must comply with and/or fulfill the Goal, Objectives and Policies of this Amendment. The pending amendment creates an overlay corresponding to the areas commonly known as Adams Ranch and Cloud Grove. However, this amendment could be applied countywide and could apply to future overlay areas, if created through an amendment to the County Comprehensive Plan. The St. Lucie County Rural Land Stewardship Area program is intended to be a pilot program. Its boundaries are limited to the 22,384 acres as shown on the St. Lucie County Rural Land Stewardship Overlay Map (RLSA Figure 1). Policy 1.4 allows an expansion of the RLSA Overlay boundary by way of a Comprehensive Plan amendment. All data and analysis to support the proposed expansion shall be provided by the applicant as part of that application process. C. Review of Proposed Plan Amendment by Selected Policy Policies for Objective 1: Establish the general purpose and structure to implement the St. Lucie County Rural Land Stewardship Area Overlay. .....,., August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 4 ~ Policy 1.4: This policy addresses expansion of the newly created RLSA Overlay area, which will require a Future Land Use Map (FLUM) amendment. If it is intended that the RLSA Overlay may be applied in other areas of the County, the reference to a FLUM should include both creation and expansion of any RLSA. Policy 1.4 has been revised. Policy 1.6: This policy addresses the methodology for establishing the Stewardship Sending Area (SSA) credits and creation of an SSA. The policy requires recording of a Stewardship Easement Agreement over each SSA within 120 days of the County approving the SSA. It is recommended that the Policy states that the effective date of such SSA approval shall be the date the easement is recorded. It is also recommended that this County-approved easement be recorded by St. Lucie County as an assurance for recordation. Policy 1.6 has been revised. Item (3) of this policy requires that the SSA Credit Agreement run with the land and in favor of the County. It also requires that one other grantee (generally a state agency or state recognized land trust) be included in the agreement. It appears that any agreement without the second grantee would not be in compliance with the Comprehensive Plan. '-" This assumption is correct As outlined in Policy 1.4(3), a Stewardship Easement Agreement shall have two grantees; St. Lucie County and one of the following additional grantees: Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District or a recognized statewide land trust. Policy 1.14: This policy provides for the creation of a Stewardship Receiving Area (SRA) by ordinance. However, the policy requires only a listing of permitted uses by parcels within the SRA. Policy 1.14 is contained under "Objective 1. Establish the general purpose and structure to implement the Overlay. II The intent of the policy is to establish the implementation structure and effective date of an SRA. The minimum size of an SRA, mix of uses and design standards are required under RLSA Figure 5 and Objective 4. There appears to be no minimum size for creating an SRA. While the goal of Objective 4 is to create "...sustainable development patterns, while discouraging urban sprawl, providing for the utilization of innovative land use planning techniques and promoting economic diversification," it will be difficult to create such a community if the size of the SRA is below approximately 500 acres, for two main reasons. First, the marketplace requires a critical mass of residential development to sustain enough mixed land uses such as retail, office and service uses. '-" Second, a neighborhood school is considered an essential element of a sustainable community. To support an average size elementary or K-8 school of 550 to 850 students, a community of at least approximately 1,500 to 2,500 dwelling units is typically needed. August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 5 The proposed Comprehensive Plan Amendment does not require sufficient detail about ....J the planned SRA to allow a policy-making body to make informed decisions. Therefore, it is suggested that the County require the SRA designation to be subject to the approval of a Master Plan for the entire SRA property. The County should also consider establishing a minimum size for an SRA, such that only Towns or Villages become the development form within an established SRA. Alternatively, the County could require that an SRA include at least one school as a focal point of its neighborhood(s). There are different tools for creating sustainable communities. The St Lucie County Rural Land Stewardship program is a different tool than the TVC program. While focal points in neighborhoods can be schools, other times the focal points consist of different types of civic or institutional uses, such as libraries or auditoriums. Fulther, IIneighborhood schools" are not used in St. Lucie County. The minimum size of an SRA is contained in the Characteristics Chait (RLSA Figure 5). As agreed during our planners meeting, Policy 4.6.3 and 4.6.4 have been revised to maintain proportions of Towns and Villages to Hamlets and CRDs. RLSA Figure 5 has been designed to ensure a critical mass for each SRA development form. The preservation of Open Space in each SSA guarantees the County that land uses at the SRA are combined and mixed. Policy 4.6.1, 4.6.2, 4.6.3, and 4.6.4 have been revised to clearly state a master plan is a requirement of an SRA application. Policies 4.13 and 4.16 .....J require the analysis of public infrastructure and services, including schools, when demonstrating fiscal neutrality at the time of development approval for each SRA. Policy 1.7: The Index Factors presented seem unique, and would be improved by accommodating other indicators throughout the County. For example, the highest Listed Species factors are weighted towards the known caracara and snail kite habitats. There are other Listed Species in St. Lucie County that should also receive this value or protection. It also seems to be weighted towards the preservation of only bird species. The County may want to consider modifying these criteria so value is given to Listed Species based on a method such as the FWC's Strategic Habitat Conservation Area model. While the assignment of values used for calculation of Stewardship Credits meets state standards, the County should consider a scientific review of the relative weights. A complete review and assessment using all available data in St Lucie, Okeechobee and Indian River Counties was conducted due to the fact that even though the site is in St. Lucie County, it is very near the county lines of the other two counties and it was the professional opinion of the project biologists that all possible species occurrences should be considered. Please see Attachment B, the FWC Strategic Habitat Conservation Area (SHCA) map for the Rural Land Stewardship Area of St Lucie County. ....¡ August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 6 ~ The species were separated into Federal and State listings. Because of the heightened interest in the Caracara and Snail Kite, extra consideration was given to them. The final list of species used was based upon those species that could potentially occur on the project sites, which resulted in the exclusion of scrub and coastal species. Although the primary species in rural St. Lucie County are bird species, all Federal and State Listed Species are considered in the Index Factors, not just bird species. These are referenced and defined as "Group 1" (Federally Listed Species, including wading bird rookeries), and "Group 2" (State Listed Species, including wading bird foraging.) A complete list of the listed species used has been attached as Appendix A. An extensive amount of time was spent over the course of several months in data collection and analysis. Professional planning judgment was employed to determine the Index Factors to be used. The St. Lucie County Comprehensive Plan was considered in creating the methodologies to provide for historical, natural, and cultural resources in perpetuity. Policies for Objective 2: Establish incentive-based policies to protect and conserve agricultural lands and open space, continue the viability of agricultural production and preserve cultural heritage in St. Lucie County. \.. Policy 2.1: This policy rightfully acknowledges the importance of the agricultural sector of the St. Lucie County economy; however, it is not necessary to cross-reference the Right-to-Farm Act. It is important for the cross-reference to the Right-to-Farm Act to remain in Policy 2.1 to emphasize the importance of agriculture to St. Lucie County. Policy 2.5: This appropriate policy recognizes that the use of land for agriculture may not be perpetually feasible, and therefore establishes an additional incentive. To encourage continued agricultural operation of the land, a 0.5 additional Stewardship Credit may be granted after every 15 years of agricultural production. This provision appears to be the RLSA equivalent of providing for potential future inti II and or redevelopment of property within a previously approved SRA, which is a positive feature of the Amendment. Due to previous input received, the 0.5 additional Stewardship Credit for continued agriculture production as been deleted from the Policy. Policies for Objective 3: Establish policies to protect and conserve water quality and quantity, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Hydrologic Stewardship Areas (HYSA), Habitat Stewardship Areas (HSA) and Water Retention Areas 0NSA) , where lands are voluntarily included in the Rural Land Stewardship Area Overlay. Policy 3.1: HYSAs should only include jurisdictional wetlands and submerged lands (e.g., natural ponds, lakes, etc.). The County may want to include man-made surface waters for water supply as an HYSA, but omit man-made surface waters for stormwater treatment or conveyance. \.... August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 7 HYSAs are designed to include the surface waters that contribute to maintaining the integrity of the local and regional hydrologic system, both .....J surface and surficial groundwater. Using this broad criterion for developing the HYSA boundary results in the inclusion of non- wetland/open water systems. In the St. Lucie situation the landscape is so flat that encouraging retention of water on the land results in the inclusion of depressional landforms, which is desirable. If there is a legitimate reason to include man-made surface waters into a HYSA, then it will be done. We agree that storm water treatment systems are not appropriate as part of HYSAs. Policy 3.2: Can a jurisdictional wetland function as an HYSA and HSA at the same time? An argument could be provided, for instance, that a large cypress strand provides significant hydrological and ecological benefits. The County may want to consider whether this type of area deserves additional credit or is just "double dipping". Undoubtedly many HYSAs also serve as habitat, e.g. where a cypress strand can provide hydrological value as well as wildlife habitat. However within the St Lucie RLSA program HYSAs, HSAs, and WRAs are in hierarchical order and are mutually exclusive. The relative importance ranking was determined by the needs and desires of the local community. Once that order was established, the program does not consider valuing any particular natural community type with additional value even if that habitat could theoretically serve more than one RLSA Overlay category. Policy 3.3: WRAs should only include surface waters and areas specifically designed for ....J water supply or stormwater retention. Stormwater retention should not include jurisdictional wetlands from Policy 3.1. While it is commendable to encourage benefits such as groundwater recharge and enhanced water supply, it is problematic to mix in the objective of providing wildlife habitat. The County may want to consider creating two sub-classifications of WRAs. One with an emphasis on stormwater retention that provides little to no wildlife habitat; and one with water supply that could provide significant wildlife benefits while simultaneously providing for future water needs. These water supply areas could receive additional credit for providing wildlife habitat, while stormwater retention areas should not. As stated in the policy, the WRAs are intended to capture the agricultural water management systems used by the landowners. These areas provide anywhere from low to high wildlife value depending on how they are constructed and managed. The definition of WRA and the policy as stated do not indicate that jurisdictional wetlands come into play here. There is no intention of mixing WRAs with wetlands as defined under HYSAs. As is explained above, if an area is designated as a WRA in the hierarchical system submitted in this comprehensive plan amendment the site would not be providing enough wildlife habitat to be considered an HSA. To state that stormwater retention areas do not provide wildlife habitat is a gross overstatement. Many storm water systems and agricultural water management systems provide considerable wildlife habitat, particularly for wading birds, waterfowl, otters, and alligators. .J August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 8 ~ Policy 3.8: Credits should be linked to State or Federal permits. It should be encouraged that wildlife crossings and road crossings occur only at the narrowest point or where a field road already exists. Wetland crossings should have wildlife crossings for wetland- and upland-dependent wildlife; and a fence to funnel them to the crossing, which should be included in any transportation improvements. Additional language has been added regarding the issuance of any Federal or State permits, if applicable, prior to the Restoration Credits being awarded. If a wetland permit would be required to conduct a restoration project, then regulatory permits would be required prior to implementing that project. Therefore, credit could not be given until the wetland agencies issue their permits for the work. The County could rely on the issuance of these permit(s) and subsequent agency approvals that the project has been implemented as required by their permit(s) as a background material for the County's review and approval. This would only apply to wetland restoration that requires permitting; it does not pertain to unregulated uplands. ~ While the implementation of wildlife crossings is a worthwhile method to ensure fewer wildlife/vehicle interactions it should not be a requirement of this policy for restoration for the reason that much restoration can occur without impacting roads. Finally, the appropriate location for any wildlife crossing is dependent on the species that it's designed for, which would result in different placements among projects. Policy 3.9 and Policy 3.10: WRAs for stormwater retention should not be encouraged as habitat (see Policy 3.3). Neither of these policies promotes the construction of storm water treatment areas for the purpose of creating wildlife habitat, however both policies acknowledge that storm water treatment areas that are designated as WRAs may provide wildlife habitat. As was stated earlier (Policy 3.3), do to the hierarchical establishment of HYSAs then HSAs then WRAs, the WRAs do not receive credit for providing wildlife habitat Policy 3.12: This policy establishes the public benefit of the SSAs. It includes language that precludes the County from ever condemning land within any designated SSA. While at this time there may be no intentions of such action, this language appears to be an attempt to bind future County Commissions from initiating one of their statutory authorities. The County Attorney should consider the legal consequences of this policy and advise the Commission accordingly. Policy 3.12 has been revised in accordance with discussions between Ernie Cox and County Attorney Dan Mcintyre. ~ Policies for Objective 4: Establish policies to accommodate future population growth through sustainable development patterns, while discouraging urban sprawl, providing for the utilization August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 9 of innovative land use planning techniques and promoting economic diversification through . J establishment of Stewardship Sending Areas and corresponding Stewardship Receiving Areas. ....., Policy 4.1: This policy establishes the basis for planning innovation to achieve sustainable forms of development within the RLSA Overlay. Specifically, the policy requires a functional mix of uses, interconnectivity and multi-modes of transportation within the SRAs. Four forms of development are provided, and each form is referenced to specific policies. The four forms are: Towns, Villages, Hamlets and Compact Rural Development (CRD). Hamlets and CRDs may not be consistent with Policy 4.1, as discussed below. While the Town form could be large enough to begin to create a sustainable community (with schools, retail, personal services, and office or employment centers, etc.), Hamlets (40-100 acres) and CRDs (less than 100 acres) are too small to create much more than large-lot development or clustered residential development. At density ranges of one-half to 2 du/acre (established in the Stewardship LDRs), good design suggests that these forms of development should be incorporated into Town or Village communities at their edges to serve as a transition to rural or agricultural lands. As agreed during our planners meeting, Policy 4.6.3 and 4.6.4 have been revised to maintain proportions of Towns and Villages to Hamlets and CROs. The CRD form that may be larger than 1 00 acres appears to be intended for resort (transient residents are allowed) or employment development. Example of eco-tourist and research facilities are given, but these are clearly examples only; golf resorts and ....J isolated industrial buildings and parks could also be allowed. The County should examine what type of development is desired under this form, and insert appropriate language to assure conformity. Preferring the ability for the BOCC to approve at their discretion, the Policy provides for flexibility in allowing potential positive CROs that could not be anticipated at this time, for example, the bio-fuel operations we discussed during our planners meeting. Attempting to set forth more than examples, restricts the BOCC's ability in future decisions. Another example is that the Adams family has openly been considering a CRO on Adams Ranch for an eco-tourism facility/lodge and the Adams Family Foundation office. The fourth development form, which is "Village," is comprised of 100 to 1,000 acres. At close to 1,000 acres, one or two sizeable villages combined could surpass the minimum critical population to provide a sustainable development scenario. However, villages of only a few hundred acres are unlikely to ensure a sustainable community or neighborhood, and would likely resemble a typical suburban development. We support the use of the fiscal impact analysis model, infrastructure and services analysis, master planning and all other components required with an SRA application as the means of demonstrating a sustainable development scenario. Sustainability should be measured and demonstrated on much more than acres. "" August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 10 ~ Villages, Hamlets and CRDs, which are relatively low density (one-half to 2 du/acre) and at the size they are defined, may be inconsistent with the Amendment's Objective 4 and Section 163.3177(11)(d) F.S. which require sustainable development. More specifically, the Amendment's Policy 4.1 calls for a "... functional mix of use, interconnectivity and multi-modes of transportation," which is difficult to ensure in a smaller-sized development of this sort. Same response as above. Policy 4.5: This policy establishes the basis for SRA designation. A suggested improvement to this policy is to require the approval of a Master Plan for an entire SRA in conjunction prior to the approval of the SRA. Policies 4.6.1,4.6.2,4.6.3,4.6.4, have been revised to more specifically refer to the requirement for a Master Plan for each SRA. Policy 4.6: A positive and essential feature of the Amendment, this policy directs the County to adopt specific regulations for the RLSAs four development forms (Towns, Villages, Hamlets and CRDs). If the County establishes a minimum size for SRAs, the Hamlet and CRD forms could be eliminated and the basis for development within an SRA would become similar to developments guided by the regulations of the County's Towns, Villages and Countryside (TVC) Amendment. '-" As agreed during our planners meeting, Policies 4.6.3 and 4.6.4 have been revised to maintain proportions of Towns and Villages to Hamlets and CRDs. Policy 4.6.1: This policy establishes the guiding principles for development of Towns within an SRA. The minimum size of a Town is set at 1,000 acres; the maximum size is set at 5,000 acres. The principles establish a good basis for developing LDRs to guide implementation of the Comprehensive Plan Goal, Objectives and Policies. However, there are no minimum or maximum densities provided in the Comprehensive Plan Amendment. It appears that this has been left to be established with the Stewardship LDRs, which provides 1-2.5du/acre in Towns. It is recommended that the densities be established in the Comprehensive Plan, with the LDRs reflecting the densities and providing the standards for meeting the required densities. Density is established in the Comprehensive Plan in the Characteristics Chart (RLSA Figure 5) and also in the Land Development Regulations in Section 4.05.08.1.1 (page 35). Policy 4.6.2: This policy establishes the guiding principles for development of Villages. The minimum size of a Village is set at 100 acres; the maximum size is set at 1,000 acres. Again, there are no minimum or maximum densities for Villages provided in the Comprehensive Plan Amendment. The proposed Development Regulations for the RLSA which correspond to this Amendment establish densities of 1 to 2 du/acre in Villages, but densities should be established in the Comprehensive Plan Amendment. '-' Density is established in the Comprehensive Plan on RLSA Figure 5 and also in the Land Development Regulations in Section 4.05.08.1.1 (page 35). August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 11 While the principles provided are desirable, it will be very difficult to develop a 100-500 .....J acre Village that can fulfill the principles stated. A 200-unit development (100 acres at 2du/acre), which is isolated from other development, is unlikely to support sufficient retail, office or civic land uses that will be sustainable from a market or business perspective. A 200-unit development can not support a school, the traditional focal point and identity of a neighborhood, so it is likely that children will be bused. Finally, if a village is too small, it will be difficult to provide a range of housing types and prices, including affordable housing. For comparison, 500 acres is the minimum size for a village outside the Urban Service Boundary which was recently adopted in the County's new TVC development policy. This size is more likely to result in sustainable development patterns and form. There are different tools for creating sustainable communities. The St. Lucie County Rural Land Stewardship program is a different tool than the TVC program. The required elements for each SRA, the use of the fiscal impact analysis model, infrastructure and services analysis, master planning and all other components required with an SRA application as the means of demonstrating a sustainable development scenario will insure that each SRA is sustainable, while providing design flexibility. Sustainability should be measured and demonstrated on much more than acres. Policy 4.6.3: This policy establishes the guiding principles for development of Hamlets. Hamlets are intended to be 40-100 acres in size. As stand alone developments, it is ....J difficult to acknowledge this form of development as anything but an innovative form of sprawl. The density of one-half to 2 du/acre provided in the proposed Development Regulations would yield a maximum development of 200 units and could be as few as 20 units. This form of development typically yields more vehicle-miles traveled and road demands, since trips for services, school travel, and commuting to work will be forced to increase. With large lots; wells and septic tanks will be the norm, and are, therefore, not generally regarded as the most environmentally sustainable form of development. For those that desire this form of development, and to provide larger lots as part of a diverse housing stock, "Hamlet" type development can and should be provided as part of, and at the edges of, Town and Village developments. The County should reconsider the necessity of having a "Hamlet" land use designation. Same response as above. Policy 4.6.3 has been revised as agreed in our planners meeting to maintain proportion of Towns and Villages to Hamlets. Policy 4.6.4: This policy establishes the guiding principles for development of CRDs. The same concerns that apply to Hamlets, above apply to CRDs. The County should reconsider the necessity of having a "Compact Rural Development" land use designation. Preferring the ability for the BOCC to approve at their discretion, the Policy provides for flexibility in allowing potential positive CRDs that could not be ....; anticipated at this time, for example, the bio-fuel operations we discussed August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 12 \.- during our planners meeting and the small CRD for the Adams Ranch eco- tourism facility/lodge and the Adams Family Foundation office. Attempting to set forth more than examples, restricts the BOCC's ability in future decisions. Policy 4.6.4 has been revised as agreed in our planners meeting to maintain proportion of Towns and Villages to CRDs. Policy 4.12: This policy addresses transportation issues with an emphasis on roads. The policy requires a transportation impact assessment be provided with an application for an SRA. The assessment should be based upon a more detailed Master Plan for the entire SRA which is submitted as part of the application. The transportation impact assessment is based on a detailed Master Plan and development program. Policy 4.6.1, 4.6.2, 4.6.3, 4.6.4 have been revised to specifically refer to the Master Plan requirement as part of the SRA application. Alternative transportation is also to be included as part of the transportation impact assessment. Policy 4.12 specifically states "...including opportunities for present and future multi-modal facilities, and connections to present or future regional trail systems and greenways. The proportionate fair share standard, though it has been adopted in state law, is not required by local jurisdictions until December 1, 2006. \.- Policy 4.13: This policy requires an SRA to provide adequate infrastructure concurrent with development. It includes provisions that would allow septic tanks and wells to be used within Hamlets and CRDs of less than 100 acres. Instead of promoting this form of utility service, the County should consider discouraging additional usage of potable wells and septic systems to promote good land stewardship. Within SRA communities, sewer and water systems should be required. Requiring small forms of development, such as an eco-tourism CRD, to have central services, would eliminate the ability for other proven technology such as "green treatment. II Policy 4.16: This policy requires initial and continual fiscal modeling to verify that development in the SRA is fiscally positive or neutral to St. Lucie County. The policy should require that the first fiscal model be run by the applicant prior to approval of the SRA. The model should be based upon the Master Plan for the SRA. The fiscal impact analysis model is required as part of the SRA application and approval process, and must demonstrate at a minimum the SRA is fiscally neutral for consistency with the Comprehensive Plan and for BOCC approval. The first fiscal impact analysis model will be done, therefore, prior to approval by St Lucie County and will be a basis for the approval. Policy 4.16 requires continued fiscal modeling of the SRA, past the time of approval. Policy 4.18: It is unclear how seven credits are derived. The credit system seems to be workable, but deserves explanation as to its derivation. '-" August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 13 Each Stewardship Credit model must be calibrated to meet the objectives , . J. . of the specific Overlay. In the St Lucie Overlay, the calibration resulted in "'" 7 credits. This was determined through an extensive review of all data that had been gathered over the course of several months, an evaluation of the St. Lucie County Comprehensive Plan, the vision for the Treasure Coast as outlined in the Sustainable Treasure Coast report, and based on professional planning judgment Data utilized. Public data existed for all features needed on the project site. Boundary data was provided by LBFH, Inc. EW Consultants provided FLUCFCS data for the Adams Ranch. WilsonMiller, Inc. refined the Adams Ranch FLUCFCS data and developed the Cloud Grove FLUCFCS data. HSA development The HSA is the Habitat Stewardship Area on the Adams Ranch. Its purpose is to define an area that provides significant, manageable habitat First, the public species-presence data for St. Lucie, Indian River and Okeechobee Counties was used to develop lists of federally and state listed species that are likely to use the site. The ranch manager was also interviewed for knowledge of site-specific species presence. The species were divided into groups of varying importance: Caracara and Snail Kite, federally listed species, and state listed species. Then a two-step procedure was implemented. First, the relative degree of habitat preference (feeding, breeding, nesting/roostingldenning) for each of the individual species for each of the FLUCFCS types on the site were mapped on a scale of 0-5. Second, the relative importance of the groups of species to the region was scored. The Caracara & Snail Kite habitat preferences J were mapped at full value; federally listed at 0.70 and state listed species at ...., 0.30 of their value. Using this map, we reviewed the site for blocks of higher vs. lower habitat values. With this information in hand we drafted an HSA based on the relative habitat values on the site and by assessing the relative ease of land management of the designated areas. The data used to develop the HSA was FLUCFCS data, aerial photography, public species data, information provided by the land manager (Mike Adams) and species-specific research into habitat requirements of the federal and state listed species likely to use the site. HYSA development The HYSAs are the Hydrologic Stewardship Areas on the Adams Ranch. Their purpose is to identify and protect portions of the landscape that are important to the local and regional hydrology. The Adams property has a number of artesian wells that, via use of the onsite ditch and weir network, are used to hydrate the property. The HYSA was developed to protect the wetlands associated with Cow Creek Swamp and the depressional wetlands located throughout the property, which are linked via the aforementioned onsite agricultural water system. The HYSA was developed by reviewing FEMA flood zone, NSLP, 2004 and historic aerial photography, input from Mike Adams about site hydrology, NWI, and FDEP drainage basin boundaries. WRA development. The WRAs were developed on the Adams and Cloud Grove sites by designating the on-site agricultural water retention areas as the WRA. Some of these systems pre-date CUP permitting and are not .. ..,j permitted. The older systems tend to have relatively natural characteristics ...." August 8,2006 Final Response to MSCW Preliminary GOPs Review Report of July 8,2006 14 "-' and provide significant habitat value. The newer systems tend to be more lake-like with lake-style habitat characteristics. Index values. Soils (NSLPJ, land use/land cover, and species indices were used for this RLS project. We have also assigned values to the HSA, HYSA, WRA and Open Area designations. Data sets used for analyses: SFWMD FLUCFCS NRCS Soils, including hydric and NSLP characteristics NRCS ecological communities FEMA Flood Zone NWI Aerial photography, 2004 and histories from 1940's FNAI, FWC and FWS species data, including panther telemetry data and FWS panther habitat preferences FWC SHCA FDEP, SFWMD & USGS drainage basins FNAI Managed Areas LBFH property and proximate CERP acquisition area boundaries Local Knowledge Interviews and Input Sources: Mike Adams, Peter Ha"ison: Adams Ranch Ed Weinburg & Paul Ezzo: EW staff \.. Policy 4.20: This policy addresses the use of HYSA, HSA and WRA as counting toward open space if contiguous to an SRA. The magnitude of these areas could preclude additional open space within the SRA for public purpose (parks, recreation). The County should consider making this policy permissive rather than mandatory, as in "...may count toward the thirty-five percent open space... " rather than "... shall count... II Reexamination of this policy on a case-by-case basis may be appropriate. Policy 4.20 has been revised. Policy 4.23: This policy states that the County will provide adjacent jurisdictions the opportunity to review Stewardship Development Regulations and standards. Concomitant development regulations have been proposed and are under review. Have Indian River, Okeechobee and Martin Counties provided comments on the proposed Stewardship LDRs? \.. Intergovernmental coordination mechanisms such as this policy are important tools to promote good planning, and should be encouraged. Further, this policy should be considered essential since an RLSA development could be of a large size and scale; and the RLSA law does not require the Development of Regional Impact review in all cases (a process designed to allow constructive input from and promote coordination with neighboring governments). August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 15 Comments from citizens of adjoining counties have been received during .~ the public hearing process. Workshops have been held that were open to the public. We have met with the staff at Indian River County and received a favorable letter about the project from them. The BOCC Chair of Okeechobee County and their planner attended the first reading of the LDRs, but did not speak at the hearing. Others may have been present, but offered no comment. Additionally, Land Development Regulations are local design standards in which Sf. Lucie County has jurisdiction. Policy 4.24: This policy requires the provision of water reuse systems in all SRAs, which is a commendable goal, however the standard is weak since it is only "to the extent [it] is available." This standard could be strengthened by the County in order to appreciably increase the installation of reuse water systems, an environmentally friendly practice. Further, since reuse systems will not occur where septic systems are permitted; the County should consider prohibiting septic systems and wells in SRAs. This policy would be improved by requiring or encouraging the use of xeriscaping. Requiring small forms of development, such as an eco-tourism CRD, to have central services, would eliminate the ability for other proven technology such as "green treatment." The reuse of water depends on how much waste is available, therefore the language "to the extent [it} is available" was included not as a weakening of the Policy, but as a realization that there may not be water available for reuse. Language has been added to Policy 4.24 to encourage the use of xeriscaping. ......J D. Other Observations Definition of HSA should be redefined to remove the word "preferred." Who is to say what habitat is preferred? The County may want to use the state and federal government's definitions of Listed Species habitat. Saying Listed Species habitat, as defined by the FWC and USFWS, should suffice. The professional biologists and ecologists that defined the methodology for Rural Land Stewardship, collected the ecological data and performed the analysis include "prefe"ed" habitat with the knowledge of FWC and USFWS definitions, and habitat suitability for listed species. The intent is to protect the habitats that listed species "prefer". Definition of HYSA should specify jurisdictional wetlands and omit manmade surface waters for stormwater retention. The definition of HYSAs can be revised to omit stormwater treatment systems as being party of HYSAs. HYSAs are designed to include the surface waters that contribute to maintaining the integrity of the local and regional hydrologic system, both surface and surficial groundwater. Using this broad criterion for developing the HYSA boundary results in the inclusion of non-wetland/open water systems. In the Sf. Lucie situation the landscape is so flat that encouraging retention of water on the land results in the inclusion of depressional landforms, which is ~ August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 16 '-' desirable. If there is a legitimate reason to include man-made surface waters into a HYSA, then it will be done. Definition of Listed Species Habitat Indices there appears to be a typing error, as it is not clear what is meant by "state wading bird foraging?" There is not an error in the deñnition. Each state has its own list of wading bird foraging. See Attachment A: Listed Species. Definition of WRA should omit jurisdictional wetlands. The definition of WRA has not been revised. The WRAs are intended to capture the agricultural water management systems used by the landowners. These areas provide anywhere from low to high wildlife value depending on how they are constructed and managed. The definition of WRA and the policy as stated do not indicate·thatjurisdictional wetlands come into play here. There is no intention of mixing WRAs with wetlands as defined under HYSAs. If an area is designated as a WRA in the hierarchical system submitted in this comprehensive plan amendment the site would not be providing enough wildlife habitat to be considered an HSA. To state that storm water retention areas do not provide wildlife habitat is a gross overstatement. Many stormwater systems and agricultural water management systems provide considerable wildlife habitat, particularly for wading birds, waterfowl, otters, and alligators. '-' RLSA Figure 2: Listed Species should be modified to be geared towards whole County (e.g., caracara/snail kite habitat given the highest index, there are other species in the County that are just as important) Listed species index includes all Federal Species (Group 1) and State Species (Group 2). It is not only geared towards the caracara/snail kite habitat. The caracara and snail kite were determined by the project biologists to be the main indicators in western St. Lucie County. It is important to note that the RLSA only applies to the rural areas of St. Lucie County and not to coastal species. A complete list of the listed species used is included as Attachment A. RLSA Figure 2: Soils SurfacelWater Indices are confusing. Specific soil series should be identified. What is a Xeric knoll, sand depression or flats soils? The St. Lucie County soil survey (USDA-NRCS 1980) indicates that 32 soil types, not including Water, occur within the approximately 22,384-acre RLSA. Table 17-1 shows the total acres of each soil type within the RLSA, the percent of the total area covered by each soil type, and whether the soil is considered hydric. The program described in this amendment provides for an incentive based system to protect high valued natural resources at no cost to the public and is designed to have no detrimental impacts on the natural resources occurring on or adjacent to the amendment lands. Table 17-1 does not indicate suitability of specific soil types as no development is proposed at this time. The soils are suitable for the existing land uses. Specific soil type suitability information will be provided at the time that specific proposals for development are submitted to the County. ~ August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 17 Table 17-1. Soil Tvpes Found on the Sf. Lucie County RLSA Soil Map Unit Symbol Soil Name Acres Hvdric? NSLP 1 Anclote Sand - Depressional 67 y Sand Depression 2* Chobee Loamv Fine Saner 1 y Sand Depression 3 Ankona - Urban Land Complex 3 N Urban or Made Lands 4 Arents, 0 to 5 Percent Slopes 4 N Urban or Made Lands 8 Basinller Sand 1,536 y Flats Soils 11 Chobee Loamv Sand, Depressional 510 y Sand Depression 13 Floridana Sand. Deøressional 730 y Sand Depression 13* Wabasso Fine Saner 5 N Flatwood Soils 14* Winder Fine Saner 19 y Flats Soils 15 Hallendale Sand 94 N Flatwood Soils 16 Hilolo Loamv Sand 118 N Flatwood Soils 20 Kaliaa Muck, Depressional 147 y Muck Depression 21 Lawnwood and Mvakka Sand 800 N Flatwood Soils 23 Malabar Fine Sand 578 y Flats Soils 24 Mvakka Fine Sand 236 N Flatwood Soils 25 Nettles and Oldsmar Sand 553 N Flatwood Soils 26 Oldsmar Sand Depressional 19 y Sand Deoression 31 Pepper and Eaullallie Sand 695 N Flatwood Soils 32 Pineda Sand 4,930 y Flats Soils 36 Pople Sand 833 y Flats Soils 38 Riviera Fine Sand 1,488 y Flats Soils 37 Riviera Sand, Depressional 887 y Sand Depression 40 Samsula - Mvakka Complex. Slillhtlv Saline 2 y Muck Depression 48 Wabasso Sand 724 N Flatwood Soils 49 Wabasso Fine Sand, Gravellv Substratum 1,039 N Flatwood Soils 50 Waveland and Immokalee Fine Sand 14 N Flatwood Soils 51* Riviera Fine Sand, Deoressional* 6 y Sand Depression Waveland - Lawnwood Complex, 51 Deoressional 710 y Sand Depression 54 Winder Sand, Depressional 247 y Sand Deoression 55 Winder Loamv Sand 4,657 y Flats Soils 56 Winder Sand, Shelly Substratum 104 y Flats Soils 62* Jupiter Fine Saner 9 N Flatwood Soils 99 Water 621 NA Water Total Acres 22,384 17,469 ~ * According to the SFWMD soils database ("sossrunt"; SFWMD 1999), these soil types occur in whole or in part in Indian River County. Source: WilsonMiller, Inc. 2005; SFWMD 1999, 2001, 2004. NSLP = Natural Soil Landscape Position. Natural Soil Landscaøe Positions .~ ....J The Natural Soil Landscape Position (NSLP) is a reclassification that was completed directly from NRCS Soil Survey Geographic (SSURGO) databases by SFWMD (2001). The reclassification is intended to reinterpret complex SSURGO data into a more useful format for many applications, such as regional modeling or analysis for planning purposes, especially with the advent of GIS. The soil map units were sorted into nine soil landscape positions by similar hydrological, morphological, and vegetation characteristics (SFWMD ...J 2001, 2004). ...., August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 18 ~ Five soil landscape positions occur within the St. Lucie County RLSA; these are Water, Flats Soils, Flatwood Soils, Muck Depression, and Sand Depression (Table 17-1). Water. This landscape position generally denotes areas that are indicated as open water by the Soil Survey (NRCS 1980). On the RLSA, this 621-acre area corresponds with the Cloud Grove Reservoir. Muck DeDression. Muck depression soils are poorly drained hydric soils that have an organic surface layer underlain by sandy marine sediments. The seasonal high water table can range from the soil 1 foot below to 2 feet above the soil surface for 9 to 12 months annually (SFWMD 2004). On the RLSA, these areas are small and few, covering a total of about 149 acres. Where they occur, they correspond relatively well with the field- mapped land covers (using FLUCFCS) of cypress swamp, mixed forested wetland, wetland hardwoods, wetland shrub, freshwater marsh, wet prairie, and reservoirs. Sand DeDression. Sand depression soils are poorly drained hydric soils that typically have sandy marine sediments throughout the profile. The seasonal high water table can range from the 1 foot below to 2 feet above the soil surface for 9 to 12 months annually (SFWMD 2004). On the RLSA, these areas (about 3,771 acres) correspond relatively well with the field-mapped land covers (using FLUCFCS) of cypress swamp, cypress pond, mixed forested wetland, wetland hardwoods, wetland shrub, freshwater marsh, wet prairie, dry prairie, and reservoirs. Nonhydric land uses/covers also occur on these soils, including rangelands, pastures, and citrus groves. ~ Flats Soils. These landscape position soils are the dominant soils on the RLSA, covering approximately 13,555 acres. Flats soils are poorly drained hydric soils with sandy marine sediments throughout the profile, or more rarely with loamy sand or sandy loam. The seasonal high water table can range from the soil surface to 1 foot below the soil surface for 5 to 10 months annually (SFWMD 2004). On the RLSA, these areas correspond relatively well with the field-mapped land covers (using FLUCFCS) of cypress pond, wetland shrub, freshwater marsh, wet prairie, dry prairie, and reservoirs. Non-hydric land uses/covers also occur on these soils, including pine flatwoods, cabbage palm and cabbage palm-live oak hammocks, rangelands, pastures, and citrus groves. Flatwood Soils. Flatwood soils are poorly drained non-hydric, upland soils with sandy marine sediments throughout the profile. The seasonal high water table can range from 6 inches to 18 inches below the soil surface for 3 to 6 months annually (SFWMD 2004). On the RLSA, these areas (approximately 4,281 acres) correspond well with the field-mapped land covers (using FLUCFCS) of cabbage palm and cabbage palm-live oak hammocks, temperate hammock, pine flatwoods, rangelands, pastures, and citrus groves. Urban or Made Lands. The two small areas that have been mapped as Urban or Made Lands on the RLSA (about 8 acres) appear to have been designated inaccurately as they correspond with the field-mapped land covers (using FLUCFCS) of freshwater marsh and cabbage palm-live oak hammock. Urban or made land areas have been altered, excavated, or disturbed and the soils no longer exhibit their natural morphological features. The seasonal high water table varies by site and is usually control/ed to inhibit flooding of developed areas (SFWMD 2004). \... References Florida Department of Transportation (FDOT). 1999. Florida Land Use, Cover and Forms Classification System (FLUCFCS) Handbook. Third edition. South Florida Water Management District (SFWMD). 1999. Natural Soil Landscape Position digital data layer. modified from NRCS SSURGO data. August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 19 · 2004. Natural Soil Landscape Position (NSLP) Soils. httØ://www.sfwmd.aov/ora/ø/d/øroi/wetconslns/ø/ns/øhome.html·.....J · No date. 26 Ecological Communities of Florida, Correlated to the Natural Soil Landscape Positions. httø://www.sfwmd.aov/ora/øld/øroi/wetconslnslolns/øhome.html U.S. Department of Agriculture, Natural Resources Conservation Service (NRCS). 1980. The Soil Survey for St. Lucie County. Florida. · 1989. The 26 Ecological Communities of Florida. reprinted by the Florida Chapter of the Soil and Water Conservation Society. P.O. Box 2025, Gainesville, Florida, 32602. July. WilsonMiller, Inc. 2005. FLUCFCS GIS-compatible Data for St. Lucie County RLSA, Florida. .J '-IÌ ~ ~ '-' August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 20 LIST OF ACRONYMS CRD: Compact Rural Development DOACS: Florida Department of Agriculture and Consumer Services DRI: Development of Regional Impact FLUM: Future Land Use Map FWC: Florida Fish and Wildlife Conservation Commission HSA: Habitat Stewardship Area HYSA: Hydrologic Stewardship Area LDC: S1. Lucie County Land Development Code LDR: S1. Lucie County Land Development Regulations NRI: Natural Resource Index RLSA: Rural Land Stewardship Area SFWMD: South Florida Water Management District SRA: Stewardship Receiving Area SSA: Stewardship Sending Area TVC: Towns, Villages, and Countryside WMD: Water Management District WRA: Water Retention Area August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 21 A TTACHMENT A: LISTED SPECIES ~ BIG "2" SPECIES Crested Snail Kite Caracara REST OF FEDERALL Y LISTED Indigo Bald Eagle Grasshopper Red-cockaded Woodpecker Snake SDarrow PLUS WADING BIRD FOR: Wood Roseate Little Blue Snowy Tricolored Heron White Ibis Stork Spoonbill Heron Egret NESTING NESTING Nesting & NESTING NESTING NESTING Foraøina STATE LISTED: American Gopher Pine snake Burrowing Peregrine Falcon Fox Alligator Tortoise Owl Squi"el South- Sandhill Black Limpkin eastern Crane Skimmer Kestrel . PLUS WADING BIRD FORAGING (EXCEPT WOOD STORK, WHICH WAS ABOVE): Roseate White Ibis Little Blue Snowy Tricolored Heron FORAGING Spoonbill FORAGING Heron Egret FORAGING FORAGING FORAGING ...J ....J August 8, 2006 Final Response to MSCW Preliminary GOPs Review Report of July 8, 2006 22 ATTACHMENT B: SPECIES MAP WITH FWC'S STRA TEGIC HAB/TA T CONSERVA TION AREAS .'/JA'rA :re"$fT¡"~~N'tÖt>:>.m1"jfk.:.!.~r.t£::F!<AJš;ìî;;;re,s Map ð With FWC SHCA!'> W Adams Ranch St. ~ucle County l<!'~nd New [;ji~~tiOil;: In P',¡¡n!!I,1!?, fJðS/øn ¡J, Er.¡;lill18l'!J;fi '-" August 8, 2006 VIA EMail Mr. Rich W. Unger, AICP, CNU MSCW 4750 New Broad Street Orlando, FL 32814 RE: Final Response to MSCW's July 8, 2006 Preliminary Review and Critique of St. Lucie County Rural Land Stewardship Overlay Zone Land Development Regulations (June 16, 2006 Draft) Dear Mr. Unger: We appreciate the tirrie and effort that MSCW has put into its preliminary review and critique of the St. Lucie County Rural Land Stewardship Overlay Zone Land Development Regulations draft of June 16, 2006, and more importantly the work that has been done since that time. We believe that all of your concerns have been addressed through the many revisions that have been made since the June 16 draft, culminating in the final version for adoption consideration dated August 7, 2006. Ernie Cox will provide you a complete copy of those materials under separate cover. '-" We came to an agreement on many of the "big picture" items during our planning meeting with Bob Nix and Michael Brillhart on July 25, 2006. As we were not able to go through all details and questions contained in your preliminary report, we provided our draft written response to each item to you on August 1, 2006. Since then, we have continued making revisions based upon further discussions with S1. Lucie County staff. Our final response to each item from your preliminary report is attached in boldlitalic format. We look forward to working with the County and MSCW as we continue to prepare for the public hearing on August 14, 2006. Please contact us with any questions or suggested revisions. Sincerely, ¡ø¿1~·NL. pT. ~:,~~:v~~~g~naJ Planning Manager Cc: Jim Karas Samantha Horowitz Bob Nix Michael Brillhart Family Lands Remembered Adams Ranch Ernie Cox \..., Enclosure {Jft!¡;c:$ If:tnHø/Jif¡'ld!Jl If)~E,Üui U' ~f/(f¡'fJ cur Clif!n1'¡1i !)(1fJ. ';¡:f$t}, O;;rl;ï~ .. s!! ~;,;,':"i",,~....!LÙ;:.~..,,-~{,,:;_.~ _ ;,,~ -~ r-, f.; 1:.'.:'(;i)r:"¡,1::t',·,:: August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 ..J Set forth below are the final responses to the items raised in MSCW's July 8, 2006 preliminary review and critique of the Sl Lucie County Rural Land Stewardship Area Overlay Zone Development Regulations draft of June 16, 2006. All referenced revisions have been made in accordance with our discussions with MSCW and County staff. The entirety of MSCW's July 8, 2006 preliminary report is included below in regular font, with the responses immediately following each item in bold. PRELIMINARY REVIEW AND CRITIQUE ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE LAND DEVELOPMENT REGULATIONS (June 16, 2006 Draft) 1 A. GENERAL OBSERVATIONS The proposed Development Regulations are generally consistent with the intent of the Rural Land Stewardship Act (Section 163.3177 (11)(d), F.S.); however, the process of designating an RLSA Overlay Zone begs the question: Will the location of RLSAs conform to the vision of the County's future land use pattern? With a clearly established long-term vision, the County can decide where the innovative RLSA planning tool can be employed, and where Towns, Villages, or Hamlets will be located. Accordingly, it will decide where preserved open spaces, natural areas, and agricultural lands will be located and managed within the RLSAs. Without an adopted vision, the county risks choosing a "leapfrog," scattered development pattern. ~ The proposed Development Regulations do not provide adequate specificity as to the location of future SRAs within St. Lucie County. Therefore, it is presumed that the SRAs could be located anywhere within the County. This raises the visioning issue, which is linked to the implementation of the proposed Stewardship Comprehensive Plan amendment. Will it be the County's intent to permit SRAs throughout the rural areas of the County or will they be restricted to certain areas, possibly closer to, or within a certain distance of, existing Urban Service Boundaries? In addition, the Development Regulations need to provide clarification about the intended design, form and intensity of development within the SRAs. The Development Regulations need greater clarification of environmental standards in both the SSAs and the SRAs, as presented below. Clearer objectives, clarification of management plans, and improvements to implementation tools are among the improvements suggested. A comerstone of growth management law in Florida is the opportunity for public participation, and the provision of public information through the Sunshine Law. Accordingly, the time frames allotted in the Development Regulations must be long enough to allow for full review by County 1 Response sections referenced are based on August 7, 2006 version of the St. Lucie County Rural Land Stewardship Overlay Zone Land Development Code Regulations '-" '-' August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 2 staff, as well as provide enough time for staff and the public to obtain additional project information. This applies to all the SRA review processes presented in section 4.05.08.E, starting with the pre-application conference through the sufficiency review and staff report. The St. Lucie County Rural Land Stewardship Area (RLSA) program was submitted as pilot project to promote the use of creative land use planning techniques to protect, preserve and conserve existing agricultúre activities and natural resources in St. Lucie County. The RLSA pilot program consists of approximately 22,384 acres. Additional lands may be added to the Overlay with the participation of willing property owners, interest by St Lucie County in expanding the Overlay and approval by the St. Lucie County Board of County Commissioners. The only location in which Stewardship Receiving Areas (SRAs) could be located are within the RLSA Overlay District The Rural Lands Stewardship Area program is an incentive-based system that encourages the voluntary protection and private stewardship of natural resources, retention of rural uses and agriculture and accommodates economic growth and diversification in a sustainable rural environment. '-' The benefits of the RLSA Overlay are multifold: protection and conservation of agricultural uses and activities, the ability to shift development away from wetlands and upland habitat and to encourage compact development. Additionally, this program allows more cost effective and efficient infrastructure due to the form of development. It also creates a long-term positive impact on local employment, economic growth and a variety of business opportunities. This is all done at no expense to the St. Lucie County taxpayer. The resulting protection and conservation of agriculture activities and natural resources that come from the implementation of the RLSA program will prove to assist in furthering the Goals, Objectives and Policies of the residents of St. Lucie County as outlined in the County's Comprehensive Plan. The Stewardship Overlay Zone is consistent with the requirements of F.S. 163.3177(11)(d) and the St. Lucie County RLSA Overlay Comprehensive Plan amendments. Further, the time frames for SRA review have been revised in accordance with discussions with County staff. B. ENVIRONMENTAL CONSIDERATIONS The following observations concerning countywide application of the RLSA Overlay are provided relative to environmental standards, separated by Sending Areas and Receiving Areas: ~ August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 3 '-tIÌ Stewardship Sending Area Designation - Section 4.05.07 Restoration Incentive Credits (Section 4.05.07.8.4; pg. 12): The restoration title is confusing, since much more than restoration is identified in this section (Le., enhancement, creation, preservation, etc.). It is suggested that creation of upland habitat be discouraged, given historically low success rates. Restoration, as deñned by the Society for Ecological Restoration International (2002), is the process of assisting the recovery of an ecosystem that has been degraded, damaged or destroyed. Using this deñnition for restoration, the terms enhancement, creation, and reclamation are included. Upland restoration is critical for the future of Florida's rural lands and successes have been mounting. In addition, there has been an increase in research and growing interest among agencies, conservation organizations, academics and the private sector in this area of restoration science. Upland restoration has different "drivers" than wetland restoration, but there is a longer history and depth of experience with wetlands due to regulatory mitigation requirements, so wetland restoration "seems" easier to us now. We believe that inclusion of upland restoration is critical to incentivizing the restoration of some upland habitats in the RLSA. It is important to remember that this is a pilot program, and that other properties .J may be added to the program if there is interest by willing property owners and St ""'" Lucie County and if the Board of County Commissioners approves such an expansion. Allowing and incentivizing the restoration of otherwise-unregulated uplands is a remarkable opportunity that the county should be encouraging. Therefore, we believe that upland restoration shall be encouraged. Restoration credit should not be given fully until a permit from the regulating authority (e.g., SFWMD) is obtained. This could be pro-rated even more based on the success of the restoration work. This also lessens the workload on the County staff or consultant. Partial credit can be given for identifying it as restoration and more for placing an easement over the property, but full credit should be reserved until the agency that regulates those areas consents. If the maximum number of credits available on an SSA is not to be used, applicant should provide that number for future planning purposes. Wildlife or habitat values should not be increased for a WRA designed to function as a stormwater pond (e.g., Cloud Grove reservoir/Snail Kite habitat). Pursuant to Section 4.05.07.B.4.c (page 12) of the RLSA Overlay Zone LDRs, Restoration Credits are not awarded unless and until an applicant has completed restoration work and the restoration is meeting established performance standards. If any Federal or State permits are required, they would be obtained prior to the work being done, which will be prior to the Restoration Credits being awarded. ~ '-' August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 4 If a wetland permit would be required to conduct a restoration project, then regulatory permits would be required prior to implementing that project. Therefore, credit could not be given until the wetland agencies issue their permits for the work. The County could rely on the issuance of these permit(s) and subsequent agency approvals that the project has been implemented as required by their permit(s) as a background material for the County's review and approval. The above would only apply to wetland restoration that requires permitting; it does not pertain to unregulated uplands. The example of restoring a former citrus grove to pasture creates improved wildlife habitat and may not require any permitting from a regulatory agency. A better example is the removal of non-native pasture grasses from a pasture and replacing them with native range. This undoubtedly improves wildlife habitat. Furthermore the treatment of invasive exotic plants, such as Brazilian pepper dominating a cypress dome, is a form of restoration that improves wildlife habitat greatly. There is no need to be an easement over a restoration area. The area is within the SSA and therefore has received some guarantee of less intensive change. ~ While the general issuance of restoration credits is not designed for stormwater treatment systems that would be constructed in existing agricultural WRAs, if the WRA is restored in such a way as to provide critical habitat for a listed species the county should have the ability to grant restoration incentive credits. The example provided by MSCW is the Cloud Grove reservoir as Snail Kite habitat. The US Fish and Wildlife Service designated the reservoir as critical wildlife habitat in 1977. Currently the reservoir provides poor quality habitat for the snail kite and restoration of some portion of the reservoir to a wet prairielfreshwater marsh habitat would be beneficial to the kite and may still entail the use of stormwater to assure adequate water for the apple snail, the primary prey item for the kite. Under these conditions the restoration work would fulfill the designation for restoration incentive credits and restore critical habitat for a federally listed species. Eligibility Criteria (Section 4.05.07.8.4.d; pg. 13): Restoration eligibility criteria should include wildlife corridors (as specified by the County overlay or FWC), flow ways, and large and diverse habitats. Criteria that include wildlife co"idors and large and/or diverse habitats is covered under Section 4.05.07.B.4.d.i (page 13) -land that could be converted or restored and Section 4.05.07.B.d.ii (page 13) - documentation of state or federal listed species utilizing the land or a contiguous parcel. There is nothing to prevent or preclude restoration of wildlife corridors, hydrologic patterns in the HYSAs, etc. in the LDCs. \.r Natural Resource Indices (Section 4.05.07.8.5.a; pg. 13): Data collection parameters are not clear. The DRI data collection criteria for any SSA, regardless of size, should be applied. August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 5 ~ The program involves a comprehensive analysis of existing natural resources, land use and land cover and other data. The information is then entered into a GIS database and layers are customized to meet St. Lucie County's Policy, Objectives and RLSA requirements. An analysis of the data is then performed to create a Stewardship Index, Overlay Map and Credit system. The NRI data collection parameters include review of all publicly-available environmental data for the site, inspection of aerial photographs, mapping of land cover types after site inspection, and interpretation of these data to form the basis for creating the NRI, which is the same approach as is used in the DRI process. The only difference is that DRI-/evel species surveys are not conducted at this stage, but later at the SRA and SSA stages. An SSA Application requires the verification that the Index Value scores assigned during the RLSA Overlay Designation are still valid, the quantiñcation of acreage of agricultural lands, non-agricultural lands and aI/lands by type with an Index Value greater than 1.4. Additionally, an RLSA Overlay Map, aerial photographs, NRI Map of the subject lands, Florida Land use Cover and Forms Classification System maps, listed species occurrence maps, and soils maps each indicating the areas to be designated as an SSA are part of the required SSA Application package materials. Credit calculations shall also be provided as part of the SSA Application package. ~ SSA Application (Section 4.05.07.C.3.c; pg. 16): If an Index Value needs to be reassessed or "documented," a process and criteria should be identified. An Assessment includes documentation that refines the Natural Resource Index value scores that were initially assigned, if necessary. Of the Natural Resource Index Factors on the Stewardship Credit Worksheet, the two that are prone to change over time or require mapping refinements are Land Use - Land Cover and Listed Species Habitat Additionally, the NRI Index Map may also be adjusted during an SSA application as a result of the site-speciñc "ground truthing" of boundary lines performed as part of the required verification process. All of this is required by the SSA Application process. Stewardship Easement Agreement (Section 4.05.07.C.7.a; pg. 19): Although specified in the land use table, an emphasis for passive recreation should be added to the easement. Public access rights on the SSA should be defined. Any WMD permit that involves wetlands will also require a Conservation Easement, so there will be some redundancy with the easements. Easements should be to at least one agency with legal interest (e.g., an agricultural stewardship area should be dedicated to, at least, the DOACS so the agency can monitor it). The County, or grantee, will be responsible for managing the covenants of any Stewardship Easement, and this could become a significant burden even if inspections and reports are only generated once per year. """ '-" '-" ~ August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 6 · If easements or agreements are not honored once approved, or land loses habitat quality, will credit be subtracted? Is the mechanism for compliance clear enough? This possible deficiency could be addressed in these Development Regulations, or in the specific easements or agreements. · Should financial performance guarantees (such as bonds, letters of credit or other commonly used instruments) be required or is this specified in the County's current Land Development Code? As the property remains in private ownership, there should not be an emphasis on passive recreation by the public. Only if the owner is in agreement should passive recreation be considered. Public access to SSA lands should not be expected within the RLSA Overlay without the consent of private property owners. In the Adams Ranch situation, it will continue as a working cattle operation, with the only public access at the express invitation of the owner. Further, the easement is not being acquired by the use of public funds and public fuinds will not be expended for management. The RLSA program is based upon the concept of private stewardship and management of resources. It is appropriate for the stewardship easement for an SSA to go to its governing agency - the County- and another appropriate agency- DACS in this case. The wetland and species regulatory agencies have their own rules and policies regarding where conservation easements to protect their interests are deeded. These easements will all be in the public records of the County, so the respective enforcement rights of the agencies should be clear to anyone interested in reviewing them. The compliance mechanism is sufficient. Because each SSA will be different the compliance mechanism will be addressed in the specific Stewardship Easement Agreement. Stewardship Receiving Area Designation - (Section 4.05.08. Pg. 22) Suitability Criteria (Section 4.05.08.A.1.d; pg. 22): Consistent with the acknowledged need for enhanced visioning, a Countywide map of areas with anticipated high Natural Resource Indices would be helpful and would, therefore, suggest where SRAs would be more or less desirable. Having this information would be critical to long- range planning (e.g., knowing how many units will be possible in the SRAs, etc.). Does the Natural Resource Index value of "greater than 1.4" omit areas that should be saved? Only those lands within the RLSA Overlay Zone designated as "Open" and having an NRI of 1.4 or below are eligible for development. Lands greater than 1.4 and greater than one (1) acre in size shall be retained as Open Space within an SRA. Section 4.05.0B.A.1.d (page 22) "Lands or parcels that are greater than one (1) 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." August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 7 ~ Suitability Criteria (Section 4.05.08.A.1.h; pg. 23): Assurances should be provided to avoid an SSA becoming encompassed by an SRA or several SRAs. More simply, ecosystem functions are best served if large land areas are provided and contiguous tracts are linked and not compartmentalized. The consequence to avoid is Upostage stamp" wetlands, or uhole-in-the-donut" preservation. The St. Lucie County RLSA program is intended to be a pilot program. Stewardship only applies to designated rural lands outside of the Urban Services Boundary. " the program is expanded in the future, complete data and analysis and a Comprehensive Plan Amendment would have to be done. Cu"ently, under the program as proposed, the maximum number of units that could possibly be built within SRAs is 13, 428 dwelling units, pursuant to Policy 1.18. SSAs are designated to be large enough to withstand significant impacts provided by an adjacent sRit. There is no desire to create "postage stamp" wetlands or "ho/e-in-the-donut" preservation. It must also be recognized that all SSAs are not designed to be native habitat preservation zones, but may continue to function as actively managed agricultural lands, such as ranches. Natural Resource Index Assessment (Section 4.05.08.D.3; pg. 27): Natural resource assessment should identify land uses and wetland boundaries on the SRA. It should also identify potential wetland and listed species impacts from the Plan or Master Plan. ....J In order to be clear about the identification any wetlands boundaries on an SRA, we have added the following language to the required Natural Resource Index Assessment Support Documentation (Section 4.05.08.D.1.D.4; pg. 28): "SRA overlay map with cu"ent land uses and wetland boundaries and highlighting potential wetland and listed species impacts within the master plan." SRA Plan and Master Plan (Section 4.05.08.G.1; pg. 34): While it is commendable to ensure high standards for the preparation of the Master Plan, the qualifications of the preparers need to be more consistently defined in the Development Regulations. For example, it is unclear what constitutes a uqualified environmental consultant," and not clear why a plan would be sufficient if prepared by a certified (AICP) planner with only one other licensed professional (a licensed engineer or landscape architect). Section 4.05.08.E.1 (page 33) has been revised to more clearly require preparation of an SRA Master Plan by an AICP certified planner, qualified environmental consultant, a P.E. with expertise in the area of civil engineering licensed by the State of Florida and a registered landscape architect licensed by the State of Florida. Design Criteria (Section 4.05.08.1; pg. 35): The various design criteria do not mention the stewardship concept as a planning component. Although this is a receiving area, the SRA will incur most of the human impacts. Stewardship should be mentioned and could be more important for those RLSA projects that have the SSA and SRA contained on the same property. ....J ~ \.. \.. August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 8 Design criteria are intended to apply to SRAs as stated in Section 4.05.0B.G (page 35) of the St Lucie County Land Development Regulations. Required Buffer (Section 4.05.08.1.6; pg. 56): The Development Regulations need to clarify the application of required buffers in relation to SSAs. Presumably, an SSA should not serve as a buffer. In addition, the Development Regulations should more clearly address how an SSA within an SRA would be appropriately buffered. The required buffer refers to land located within the SRA. There is no prohibition from an SRA being located next to an SSA, however the required buffer would not be part of the SSA but be located solely within the boundary of the SRA. Infrastructure (Section 4.05.08.1.7.h; pg. 58): Expand on the definition of "green" construction. Implementation of new-technology for stormwater treatment (bioremediation, etc.) should be required. Additional language could be added as follows: "h. As it is the goal of Rural Land Stewardship to protect and conserve natural resources and agriculture, applicants are encouraged to utilize environmentally- friendly infrastructure techniques ("green design/technology", best practices and latest technology. 11 "Green" construction standards do not apply in local Land Development Code. Rather, "green" and other construction standards should be considered within the County's building code. Parks and Recreation (Section 4.05.08.J.6; pg. 60): The provision for a parks and recreation assessment should be expanded to show all adjacent lands in public ownership. Integration into adjacent land's management plans, for example, the long term water supply plan, should be encouraged. Language has been added to Section 4.05.0B.H.6 (page 60) as follows: 6. "Parks and Recreation. ... The Assessment shall also indicate any public ownership of lands adjacent to the SRA boundary. 11 Open Space Definition (pg. 5): Uses designated as open space should be re-evaluated for applicability as credit. Golf courses are acceptable as open space, however stewardship credit for this land use is questionable. There are no Credits given for Open Space, including golf courses. Lands designated within approved SSAs generate credits. Administration and Management of Land: RLSA creates a liability by requiring land owners to maintain and manage the lands with high natural resource and public benefit values, from which credits have been transferred, without August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 9 .....J providing a means of generating a cash flow to cover these costs over time. This issue should be addressed with each Easement Agreement This issue will be addressed in each Stewardship Easement Agreement. C. FORM AND DESIGN CONSIDERATIONS The following observations concerning countywide application of the RLSA Overlay are provided relative to (Countywide) development patterns and the design of individual developments. Stewardship Receiving Area Designation - (Section 4.05.08; pg. 22.) Size: There appears to be no minimum size for an SRA. Villages within an SRA can be as small as 100 acres; therefore, this appears to be the de facto minimum should an SRA be the size of one Village. With the proposed maximum density of 2 dulac, a 100-acre Village could include only 200 dwellings (2 du/acre x 100 acres). At this size a Village would not support an elementary school, would not likely support more than commercial use (e.g. convenience store) and is unlikely to have any significant office/employment center. This would likely result in residents having to drive to the nearest urbanized area for daily services. By TVC standards, the minimum size for a Village outside the Urban Service Boundary is 500 acres, which, with 75 percent open space and a minimum density of 4 du/acre, would yield 500 units. This is still not enough for a school or commercial support services, but is a better yield if .....J attempting to develop villages with a diverse housing stock (single family, multi-family; workforce and median-to-high-end housing), and a walkable environment. RLSA Figure 5, the RLSA Characteristics Chart outlines the mixed-use requirements for each SRA. In addition to that, the RLSA program requires that each SRA be financially feasible. Sustainable development within each SRA is demonstrated through a fiscal impact analysis model, fiscal neutrality, master planning and other SRA Application elements. Sustainability should be measured and demonstrated on much more than acres. While the TVC is one tool for dealing with special circumstances with the geographical area of St. Lucie County, the Rural Land Stewardship program is another tool promoted by State legislation to be specifically applied in rural areas. Proposed Comprehensive Plan Stewardship Overlay Objective 4 requires "sustainable development patterns, while discouraging sprawl." Relative to this Objective and the lack of locational and sizing parameters for SRAs, the questions to be asked are, "Is this discouraging sprawl? Are multiple, small SRAs desired by the County? Are they desired throughout the County? Should there be a minimum size for SRAs?" Cloud Grove will be the first SRA to be considered under the St. Lucie County RLSA program. It is proposed to be a 5,00o-acre Town with a maximum of 12,500 homes. That leaves only 928 potential dwelling units that could be developed within other future SRAs within the pilot program Overlay District. Preferring the ...¡ \.r August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 10 ability for the BOCC to approve at their discretion, the Policies under Objective 4 provide for flexibility in allowing potential positive hamlets or CRDs that could not be anticipated at this time, for example, the bio-fuel operations we discussed during our planners meeting. For example, the Adams family has openly been considering a CRD on Adams Ranch for an eco-tourism facility/lodge and the Adams Ranch Foundation office. Attempting to set forth more than examples, restricts the BOCC's ability in future decisions. As agreed during our planners meeting, Section 4.05.0B.C. (page 25) has been revised to maintain proportions of Towns and Villages to Hamlets and CRDs. Forms of SRA Development - (Section 4.05.08C; pg. 24) Four forms are provided, Towns, Villages, Hamlets and Compact Rural Development. While the Town form could be large enough to begin to create a sustainable community (schools, retail, personal services, office/employment) that for it residents, the Hamlet (40-100 acres) and CRD (less than 100 acre) forms are too small to create anything much more than large-lot developments or clustered residential development. At density ranges of 1/2 to 2 du/acre, these forms of development could be incorporated into Town or Village communities as their edges and transitions to rural/ agricultural lands. The CRD form that may be larger than 100 acres appear to be intended for resort (transient residents are allowed) or employment development. Example of eco-tourist and research facilities are given, but these are clearly examples only. \..... Same response as above. The fourth form, Village, (if up to 1,000 acres and combined with another Village), begins to become a sustainable development scenario. However, the lower end of the Village form of development is unlikely to result in a sustainable community or neighborhood. Conversely, it is likely to become a typical very suburban development. Same response as above. The small-sized character and low density (1/2 to 2 du/açre) of Villages, Hamlets or CRDs may result in a development pattern that compromises proposed Comprehensive Plan Objective 4, which is to ensure sustainable development. With smaller sizes of development, it could become more difficult to ensure a "functional mix of use, interconnectivity and multi-modes of transportation," as required by Comprehensive Plan Policy 4.1. Same response as above. If an objective of the Development Regulations is to be form-based, it should include more prescriptive content. The applicant should be given more guidelines about how development might look, rather than regulations that describe what is restricted or prohibited. Pages 35-57 present an extensive set of design criteria for various development options, however visual design images are not presented which would give examples of acceptable types of design to apply the guidelines. In addition, design guidelines such as Floor Area Ratio (FAR) and building \.r August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 11 ~ height to street ratios, which are now included in the draft, are very difficult to translate to visual urban form without graphical representation. It is not an objective of the Land Development Regulations to be form-based. The objective is to include provisions that promote sustainable development There are many tools and styles to accomplish this: One is to write a provision for a 2,500 foot maximum block length another is to provide an illustration of a 2,500 foot block length. The result is the same. Any certified planner or designer should be able to apply LDC requirements, if written or illustrated. The LDR design requirements accomplish the objectives set forth in both the GOPs and the LDRs. Additionally, the SRA Plan and Master Plan will provide the illustrations necessary to communicate the design character to that SRA, consistent with the provision of the LDC. Stewardship Receiving Area Application Package - (Section 4.05.08D; pg. 26) It appears that a fully developed Master Plan is not a pre-requisite for designating an SRA. Since there are no size parameters for the SRA itself, they could range from less than 100 acres, and become a Hamlet or CRD, to over 5,000 acres incorporating multiple Towns or Villages. The County should consider requiring a more fully developed Master Plan as part of the application package for SRA designation. Without a Master Plan, it will be difficult to determine whether the design criteria established in Section 4.05.081 can be applied in a manner that will result in a J Town, Village or Hamlet that complies with the County Comprehensive Plan Policies for ...., sustainable, interconnected, mixed mode and mixed use developments. A Master Plan is required as part of the SRA Application Designation package, as specified in Section 4.05.0B.E (page 41) and shall "demonstrate that the SRA complies with all applicable Comprehensive Plan policies and the RLSA Overlay Zone." Sections 4.05.0B.G.2.a page 37), 4.05.0B.G.3.a (page 47), 4.05.0B.G.4.a (page 51), and 4.05.0B.G.5.a (page55) have been revised to more specifically refer to the requirement for a Master Plan. Design Criteria - (Section 4.05.08.1; pg. 35) The design criteria for developing within an SRA appear to be created to establish developments based upon the principles and concepts of Traditional Town Design, New Urbanism and the New Urbanism Transect. These are generally perceived within the community planning and development industry as quality standards that can lead to sustainable community design. The recently adopted Town, Village and Countryside (TVC) design standards are also based upon the same New Urbanist principles and Transect. A significant difference is that the densities allowed in the SRAs appear about 25 percent lower than those of the TVC. In addition, the TVC requires more open space set aside within the project than within an SRA. An SRA cannot be considered in isolation from the SSA from which it gains its Stewardship Credits. The crux of the RLSA program is that significant acres of lands with high natural resource value are being preserved, be they contiguous or ..J '-' August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 12 not to an SRA, in exchange for development on lands that have little natural resource value. A comparison between the TVC program and the RLS program is of less value. They are different growth management tools. Minimum Density: The gross density range for Towns of 2.0-2.5 du/acre, translates into approximately 3.0-3.85 net residential density, about 25 percent lower than the County's recently adopted TVC densities. These densities are indicative of fairly typical single family detached, suburban developments. This could make the provision of sufficient housing diversity a challenge, especially the provision of work force housing. The St. Lucie County RLSA program is a different tool than the TVC program. The St. Lucie County RLSA Overlay Zone SRA Characteristics Chart (Figure 5) requires a diverse mix of housing styles in all Towns and Villages. Design criteria are established to allow flexibility within each SRA while still requiring a mixed-use, fiscally-neutral or positive deve/òpment. \.,. Commercial Uses: Regarding the required minimum Floor Area Ratios (FAR), the apparent intent of the Development Regulations is to create intensities that would create more compact, mixed- use non-residential development. However, the minimum 0.4 FAR for retail development could preclude development that is only retail. Typically, retail development, even in a Town Center, will choose to locate only on the first floor. This will yield an approximate retail FAR of about 0.25. If office space is provided on the second floor, above the retail, the 0.4 FAR can be achieved. However, if residential is placed over the retail, the FAR is not affected and the FAR minimum will not be achieved. A potential solution is to allow residential to be counted as FAR if constructed over retail space. It should still be used in density calculations as well. We have revised the definition of Floor Area Ratio in the Land Development Regulations (page 3) to include residential to be counted as FAR if constructed over retail space Recreation and Open Space: Thirty-five percent of the land area is to be set aside for open space in Towns and Villages, while the set aside appears to be less than 1 percent for developments of less than 100 acres. To provide the same quality environment as other development in St. Lucie County, the County should consider using the same standard for all SRA development, regardless of the size or type of development. Additionally, the draft regulations require that 200 square feet of community park be provided per dwelling in Towns. For a 1,000 acre Town (the minimum), this will provide approximately 10 acres of community parle In addition to the 35% minimum open space required as part of an SRA in Towns, Village and CRDs over 100 acres, lands are being preserved in perpetuity as open space in the designated SSA. An SRA cannot be considered in isolation from an SSA. The minimum requirements for Open Space for Hamlets and CRDs less than 100 acres in size is consistent with the current Comprehensive Plan facilities needs analysis and was specifically amended in response to St. Lucie County staff during ~ August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 13 ~ their review of this program. An SSA can be preserved through the development of an SRA. Town and Village Design Criteria: As mentioned previously, the design criteria for Towns and Villages represent the basic principles of Traditional Town Design. Consistent with New Urbanist philosophy of allowing design flexibility, there could be many ways to achieve the different design criteria. However, for the smallest of potential Towns (1,000 acres) or Villages (100 acres), it is unclear whether such developments will be able to achieve the stated principles presented in the Development Regulations to create: · "clearly defined neighborhoods with each having... retail, office, civic, schools, parks or other public spaces" · "a mixed use Town Center by co-locating residential, retail, office civic and other uses in the Town Center" · "Internal capture of shopping and business trips ...and reserving adequate sites for transit stops and shelters" · "a range of housing types and prices..., including housing for the Town's very low, low and moderate-income households... " · "a land use balance at build out..." These statements included in the Development Regulations are very general and will require diligence to ensure that the intent, and not merely the letter, of the principles are fulfilled. ~ The Characteristics Chart (RLSA Figure 5) sets the parameters for a mixed-use community for each type of SRA. Each SRA has specific development requirements, however still has enough flexibility to be different from any other SRA that may develop in the future. An SRA Economic Assessment is part of each SRA Application Designation package. Ukewise, a demonstration of fiscal neutrality is required at the end of 10 years and every 5 years thereafter, pursuant to Section 4.05.08.1 (page 61) of the Land Development Regulations. Additionally, an Ordinance that approves the SRA Application Package requires the modification of an SRA project or other remedial measures in the event a negative fiscal impact is identified during fiscal neutrality monitoring. We expect developers and the County to be diligent in making sure that these principles are incorporated. Hamlet and CRD Design Criteria: The design criteria are sufficient for allowing the type of development described in the general description. The developments are intended to be smaller in area and potentially isolated, but there appears to be no actual limit on the size of a CRD. Wells and septic tanks are permitted if development size is less than 100 acres. Support commercial, retail, office and service development is not required. For developments over 100 acres, sewer and water service is required, with 2 du/acre development allowed. This development design is indicative of fairly standard suburban development. Outside the Urban Service Boundary, this type of development could be considered inconsistent with the intent of the RLSA Overlay of providing an altemative to sprawl. It is unclear why the Hamlet and CRD districts are needed. These development types can be provided at the edge of Towns and ...J ~ August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 14 Villages as a transition to the agricultural areas, in the same manner as with the County's TVC Overlay. Section 4.05.08.C (page 25) has been revised to maintain proportions of Towns and Villages to Hamlets and CRDs. Workforce Housing: While provisions are included for workforce housing or affordable housing, sufficient detail is not provided to implement this challenging goal. Comprehensive Plan Policy 4.21 requires the provision of affordable and workforce housing pursuant to Florida Rule 9J- 2.048, F.A.C. This should be considered the minimum criteria for providing workforce housing. Comprehensive Plan Policy 4.22 places the burden upon the County to "... among other possibilities not specifically listed herein, consider opportunities..." to provide very low, low, and moderate housing in each SRA. The County should consider requiring that some affordable or workforce housing be provided by the developer within any SRA. This could be done by requiring that a certain percentage of housing units be constructed that are of a maximum, pre-determined size (square feet), such that the sales and/or rental prices will fall within the designated St Lucie County affordable or workforce housing range. Other possibilities exist to ensure workforce and affordable housing is provided on-site or off-site, which should also be considered. \... Policy 4.21 requires that adequate affordable and workforce housing "shall" be provided in each SRA, including very low-, low-, and moderate-income housing based on the projected needs of the SRA. Rather than set an arbitrary number for affordable housing, the policy requires that the appropriate amount of such housing in each SRA be determined based on the standards in the Department of Community Affairs' affordable housing rule for developments of regional impact, Rule 9J-2.048, F.A.C. This methodology would be utilized for each SRA, whether or not it is a development of regional impact. This the only need-based method approved in Florida for determining the appropriate amount of affordable housing for a development project. One of its essential features is a determination of the existing supply of such housing to serve the project, based on the lesser of a 10- mile or 2D-minute drive radius from the site. Given the location of the pilot program's SRA in relation to developed portions of St. Lucie County, we expect there will be little, if any, existing supply within the Housing Supply Area established by this methodology. Transportation: Though the Development Regulations propose to use the County's Land Development Code (Section 11.02.09) for transportation impact assessment (pg. 58), it is unclear how a well-designed accessibility system, and integration with the County's transportation system will be achieved. For example, it is unclear how to achieve "rural design and rural road corridors," as contained in the draft (pg. 58) and in state statute, while accommodating the intensity of land use which could be created in SRAs. Though the Development Regulations also contain additional transportation impact assessment standards (pg. 58-59), they are to be addressed only "...to the extent applicable, " which may ~ prove to be too weak a standard to ensure adequate planning of the transportation system. August 8, 2006 Final Response to MSCW Preliminary LDR Review Report of July 8, 2006 15 "'" Finally, "Transportation Demand Management" programs (pg. 38) should be explained. Though TDM is laudable in theory, are there successful programs which can be more specifically promoted in these Development Regulations which will produce tangible results? The terms "rural design and rural road corridors" refer to the roads outside the Towns, Villages and Hamlets that connect them to the other areas in the RLSA. The design guidelines for roads within the Towns, Villages and Hamlets are found within the St. Lucie County Rural Land Stewardship Overlay Zone Land Development Regulations in Section 4.05.08.H and will also be located within any SRA Plan. The reference to "Transportation Demand Management" programs as shown on page 38 and page 47 will be removed from the Land Development Regulations. Design èriteria promotes alternative transportation to encourage less dependence on the automobile. D. ADDITIONAL CONSIDERATIONS 4.05.07.F; (pg. 21): This is a commendable goal, although it is problematic for the Development Regulations to bind future decisions of the BOCC, which is suggested by the SSA Amendment language. ..J Several editorial changes are suggested and are available upon request. LIST OF ACRONYMS AICP: American Institute of Certified Planners CRD: Compact Rural Development DOACS: Florida Department of Agriculture and Consumer Services DRI: Development of Regional Impact FAR: Floor Area Ratio FWC: Florida Fish and Wildlife Conservation Commission LDC: St. Lucie County Land Development Code LDR: St. Lucie County Land Development Regulations RLSA: Rural Land Stewardship Area SFWMD: South Florida Water Management District ..J \. \... ~ August 8,2006 Final Response to MSCW Preliminary LOR Review Report of July 8,2006 16 SRA: Stewardship Receiving Area SSA: Stewardship Sending Area lYC: Towns, Villages, and Countryside WMD: Water Management District WRA: Water Retention Area ...J ....J "'" St. Lucie County Rural Land Stewardship Area Overlay ~ Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-I (Adams Ranch / Cloud Grove) August 7, 2006 Set forth below are the responses to the items in DCA's December 30, 2005 ORC Report, corresponding to the redlined version of the revised Goals, Objectives and Policies, dated August 7, 2006, for the Sl Lucie County Rural Land Stewardship Area. The redlined version compares the August 7, 2006 revision to the September 22, 2005 transmittal version. All revisions have been made in response to the ORC Report as required by law, and in accordance with extensive and continuing discussions between the applicant, St. Lucie County and DCA. The entirety of DCA's ORC Report is included below in italics, with the responses immediately following each item in bold. DEPARTMENT OF COMMUNITY AFFAIRS OBJECTIONS, RECOMMENDA TlONS AND COMMENTS REPORT For ST. LUCIE COUNTY PROPOSED AMENDMENT 06-RLSA-1 St. Lucie Countv Rural Lands Stewardship Area ~ The County is to be commended for being the first to craft a Rural Lands Stewardship program under Florida Statute 163.3177(11). The rural lands stewardship program is a milestone in the development of alternative strategies for the preservation of St. Lucie County's heritage. Clearly an appreciable amount of thought and creative energy went into the development of this program. This program provides a mechanism for transferring development, through an incentive-based system, from areas less suitable for development to areas more suitable for development. It has multiple objectives; protection of prime agricultural lands, discouraging urban sprawl, protection of private property rights and preservation of wildlife habitat. The Department has identified in this Report several issue areas in which the amendment package could be improved to better meet the requirements of the program. As this Report should make clear, these issues are not directed to the Stewardship concept itself, but rather to the need for sufficient guidance for development once the Stewardship program is implemented. The issues include directing the form of development in the Stewardship Receiving Areas in a manner that will discourage urban sprawl, adequately addressing affordable housing, and addressing other policies for the implementation of the program. Objections. Recommendations and Comments The Department has the following objections, recommendations and comments for the proposed St. Lucie County Rural Lands Stewardship Area Growth Management Plan goals, objectives and policies relative to the requirements of Chapters 163, and 187, Florida Statutes and Rule 9J-5, Florida Administrative Code. The Department believes that the amendments as proposed need more specificity to ensure the implementation of innovative planning and development strategies. The Department further believes that all items identified can be resolved with revisions. '--' St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 .J Based upon the revisions to the Goals, Objectives and Policies as referenced below, and our extensive and continuing discussions with County and DCA staff, we believe that all items have been resolved, primarily by providing more specificity and guidance as to how the RLSA program will be implemented in St. Lucie County. General Obiections, Recommendations, and Comments Receiving Areas - The Department's review determined that the proposed policies describing the development form are not connected in a manner that makes the form required. One of the techniques to control urban sprawl is to ensure a compact urban form of development, which includes a functional mix of uses, interconnectivity, and multi-modes of transportation. While Policy 4.1 encourages development in the RLSA that uses these techniques it does not require them and therefore does not discourage sprawl. Policy 4.4 describes development forms for Stewardship Receiving Areas that are permitted in the RLSA based on the characteristics of Attachment E. But the policy itself does not ensure that these forms will take place. This policy appears only to describe what is permitted and what character it should have. It is does not require that a functional mix of uses be developed in the receiving area. Nor are there policies that provide standards for or define what are Towns, Villages, Hamlets, or Compact Rural Developments for purposes of implementing land development codes. These general standards are deferred to the land development code, but should be included in policy so that they may guide the codes. It is not clear what standing Attachment E has for the purposes of the comprehensive plan. Is it to be adopted as policy or only there as data and analysis? Attachment E the Receiving Area Characteristics chart, if meant to set standards, should be made part of the adopted plan by policy. '-tÌ Because the RLSA separates the basic credit sending areas from the receiving areas by several miles, additional controls are needed to ensure that the receiving area itself overcomes sprawl requirements and further does not generate sprawl outside the boundaries of the RLSA The amendment needs to include additional standards to ensure this does not happen. Additional policies should be included that address items that further define what should be contained in the plan for the Stewardship Receiving Areas that is adopted by St. Lucie County. For example, the Town's definition should contain such things as internal circulation standards, multi-modal requirements like bike and pedestrian circulation, types of parks and public spaces, and address any other items that will ensue or support the compact urban form of the Town (e.g. Parking). This should be done for each form of receiving area. [Ch.163.3177(11)(d)4.a., c., and e., FS.; Ch. 163.3177(11)(d) 4.c.. FS.; Rule 9J-5.006(5) 1., 2., and 4., FAC.] Please see: New Introduction section Revised Goal Revised Objective 4 Revised Policies 4.1, 4.3, 4.5, 4.6 Revised RLSA Figure 5 (formerly Attachment E) New Policies 4.6.1, 4.6.2, 4.6.3, 4.6.4 Revised Policies 4.12, 4.13, 4.14, 4.15 New Policies 4.15.1, 4.14.2, 4.15.3, 4.16 .J - 2 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for St. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 ~ Workforce Housing is not integrated into the program - Policy 4.18 makes a general reference to the statutory language that requires a process for the implementation of innovative planning and development strategies, including adequate workforce housing. The policy needs specific and measurable criteria for implementation to ensure the adequate availability of workforce housing. The objectives and policies should include a process to ensure the availability of workforce housing for development anticipated in the stewardship receiving area. The housing objectives should be included in or related to the further definition of Town, Villages, Hamlets, and Compact Rural Developments discussed above. The objectives should be based on specific and measurable actions, activities and programs that provide for adequate, available workforce housing in the receiving areas. These actions, activities, and programs may include such things as implementing a jobs-housing balance program; executing an enforceable agreement with a for-profit developer, or a Community Housing Dèvelopment Organization or other not-far-profit developer for the construction of very low-, low-, and moderate-income housing; creating a community land trust; implementing an inclusionary housing program; establishing an affordable housing trust fund for the construction of very low-, low-, and moderate-income housing; establishing fees in lieu of constructing workforce housing; or any other program or combination of programs which results in the construction of very low-, low- and moderate-income housing in the receiving area. The criteria included must address very low-, low-, and moderate-income housing for the development anticipated in the receiving area. [Ch.163.3177(11)(d)4.a., c., and e., FS.; Ch. 163.3177(11)(d) 4.c.; Rule 9J-5.010 (3)(b) 1. and 3., FA.C; Rule 9J-5.010 (3)(c) 1., 2., 5., 6., and 11., FA.C] ~ Please see: New Policies 4.6.1 and 4.6.2 Revised Policies 4.21 New Policy 4.22 Policy 1. 15 makes the statement that the RLSA enables the County to realize the 25-year or greater projected population. The proposed amendment, however, needs to be supported by an analysis that demonstrates that the total amount of transferable land use credits available will enable the realization of the long-term vision and goals for the 25-year or greater projected population of the rural land stewardship area. The amendment package should include an analysis demonstrating the projected population of the rural land stewardship area and information to show that credits created will result in accommodating the projected population for the 25-year or greater timeframe. The proposed amendment should further include an analysis of the amount of land needed to accommodate the population to be generated by the RLSA overlay proposal, including the categories of land use and their densities or intensities of use, the estimated gross acreage needed by category, and a description of the methodology used. The data and analysis are deficient because they lack a full description of how the RLSA process will be implemented. The data and analysis need to adequately address how population projections, land suitability, and the provision of adequate facilities will be coordinated in a manner that discourages the proliferation of urban sprawl. The analysis must include scenarios for future growth in the RLSA that fully illustrate the process envisioned by the RLSA provisions in s.163.3177, FS. This analysis must address '-" projected population of the RLSA, the suitability of land in the RLSA for future development and - 3 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-I (Adams Ranch / Cloud Grove) August 7, 2006 ..J must provide an explanation of how future land uses will be coordinated with the availability of adequate facilities and services and discourage the proliferation of urban sprawl. [Rule 9J- 5.006(2)(a); FA. C., Rule 9J-5.006(2)(b), FAG.; and 9J-5.006(2)(c) 1 through 3, FAG., s. 163.3177 (11) d.4 and 6., F.S.] Please see: New Policy 1.3 Revised Policies 1.4, 1.6, 1.7, 1.8, 1.9, 1.10, 1.11, 1.12, 1.13, 1.14, 1.15, 1.16, 1.17, 1.18,1.19,1.20,1.21 Revised RLSA Figures 1, 2, 3 and 4 (fonnerly Attachments A, B, C and D) Revised Policies 4.1, 4.5, 4.6 Revised RLSA Figure 5 (fonnerly Attachment E) New Policies 4.6.1, 4.6.2, 4.6.3, 4.6.4 Revised Policies 4.12, 4.13, 4.14,4.15.1,4.15.2,4.15.3,4.17,4.18,4.19,4.20 Supplemental Explanation, Data & Analysis Summary. Facility Needs - Because the amendment is increasing the amount of development (residential units and non-residential uses) that can be developed over what is now allowed by the comprehensive plan in the RLSA, an estimate of facility needs based on the 25-year projected population should be included in the analysis. Any capital needs within the 5-year capital improvement timeframe should be identified and addressed; otherwise long-term needs should be identified and addressed as appropriate. The analysis should include potable water, sanitary sewer, transportation, solid waste and drainage. For example the water analysis should identify '...., potential water sources and assess the availability of potable water to serve the SRAs, taking into account the existing and projected demand in the water supply area(s), as well as on the appropriate use of both the Floridan and Surficial Aquifers. Coordinate with the South Florida Water Management District on these issues. [Gh. 163.3177(3)(a), and (8), FS.; Gh. 163.3177(11)(d)(4)a., FS.; Rule 9J-5.011(1) (a) through (h), FAG; Rule 9J-5.011(2)(b)3., FAG.; Rule 9J-5.006(5)8.., FAG.]]. Please see Revised Policies 4.12, 4.13, 4.14, 4.15, 4.15.1, 4.15.2, 4.15.3, 4.16, 4.23, 4.24 and Supplemental Explanation, Data and Analysis Summary. D. Rural Economic Activity - The amendment inadequately addresses the requirement that local governments promote rural economic activity within the RLSA. The proposed amendment must address how non-residential land uses that are suitable for each SRA type will be promoted and established. This activity is necessary to ensure a functional mix of land uses, create employment, promote diverse, walkable communities, encourage internal trip capture, and reduce trip generation from one community type to another. The County in a policy statement should state the specific actions and activities the County will undertake to promote economic activity within communities in the SRAs to ensure a functional mix of land uses, create employment, promote diverse, walkable communities, encourage internal trip capture, and reduce trip generation from one community type to another. [Gh.163.3177 (11)(d) 2., FS.] Attachment E has no maximum intensity standard for retail, office, governmental, institutional, manufacturing, and other allowable uses in the SRAs. Revise Attachment E or create additional policies that set appropriate maximum intensity standards for retail, office, governmental, .....J -4- St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 '-" institutional, manufacturing, and other allowable uses in the SRAs. These standards should address adequate open space, parking, natural resources protection, and the availability of adequate facilities and services to serve the various development types allowed in the SRAs. [Ch.163.3177(11)(d)(4)a., FS.; Rule 9J-5.006(3)(c)7.] Please see: Revised Policies 4.1 and 4.2 New Policy 4.3 Revised Policy 4.6 Revised RLSA Figure 5 (formerly Attachment E) New Policies 4.6.1, 4.6.2, 4.6.3, 4.6.4 Revised Policies 4.12, 4.13, 4.14, 4.15, 4.15.1, 4.15.2, 4.15.3, 4.16, 4.17, 4.18, 4.21, 4.23 '-' The term "open space" is not clearly defined in the amendment. It appears to be used interchangeably when referring to conservation areas and recreation areas (Policy 4.14) as well as potential development areas (Exhibit 1). The amendment should provide clear definitions for the meanings of "open space" as they apply to the RLSA, specifically in the SSAs and SRAs. In the definitions, make a distinction between land intended for conservation, recreation, and development. The definitions must be internally consistent with adopted definitions for conservation, recreation, and open space areas. [Rule 9J-5.006(2)(b), F.AC., Rule 9J- 5.006(2)(c), FA C., Rule 9J-5.006(3)(b)1, FA C., Rule 9J-5.013(2)(b)3, FAG.] Please see: Revised RLSA Figure 1 (formerly Attachment A) Revised Policy 4.4 New Policies 4.6.1, 4.6.2, 4.6.3, 4.6.4 Revised RLSA Figure 5 (formerly Attachment E) Revised Policies 4.11, 4.13, 4.17, 4.19, 4.20 Definition of Open Definition of Open Space The amendment must address compatibility between development in the RLSA located near or adjacent to potential Everglades Restoration sites such as the C23/C24 North Reservoir. Policies should be included that coordinate with the South Florida Water Management District to establish appropriate buffering criteria and other protective measures in adopted objectives and policies that further WMD programs and the policies, programs, and activities of the CERP. [Rule 9J-5.013(2)(b)3, FA C., Rule 9J-5.015(3)(c)1, FAC.] Please see: Revised Policies 3.1, 3.2, 3.3, 3.4, 3.8, 3.9, 3.10, 3.11, 3.12 Revised Policies 4.9, 4.10, 4.11 The amendment needs to adequately address SRA service boundaries in a policy or policy ~ series. This must be addressed to avoid the potential for premature or poorly planned - 5 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for St. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 'wÌ conversion of rural land to other uses. The County should revise the amendment to adequately address SRA service boundaries in a policy or policy series. The policies must address the appropriate timing of facility extensions and the appropriate conversion of rural land to other uses, or the extension of services. [Ch. 163.3177(11)(d)(4)a., FS.; Rule 9J-5.006(5)(g)4., FAC.] Please see: Revised Policies 4.13, 4.14, 4.15 New Policies 4.15.1, 4.15.2, 4.15.3 The phrase "targeted capital improvement" in Policy 4.1 is not defined in the amendment. The amendment should be revised to define the phrase "targeted capital improvement". [Rule 9J- 5.005(6), FAC.] Please see Definition of Targeted Capital Improvements Obiections, Recommendations. and Comments to Obiective One Policies Proposed Policy 1.5 states that for each SSA, the Stewardship Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures. It does not specify land management mechanisms to ensure that allowed activities do not further degrade SSAs once credit transfers and restrictive easements have been recorded. It also does not specify a time frame for recording credit transfers and restrictive \wt!I easements in the official public records of Sf. Lucie County and does not specify a time frame for the implementation of management plans to ensure that allowed activities such as agricultural, conservation, or eco-tourism activities do not further degrade SSAs. Please see Revised Policies 1.6, 1.7, 1.8, 1.10, 1.19 The County, in a policy or set of policies, should specify land management mechanisms to ensure that all allowed activities (including residential, general and conditional uses, earth mining and processing uses, agriculture 1 and 2 uses, restoration and natural resources uses, eco-tourism, and any other allowed uses) do not further degrade SSAs once credit transfers and restrictive easements have been recorded. Include a brief time frame for recording credit transfers and restrictive easements in the official public records of St. Lucie County and adopt a policy to specify a brief time frame for the implementation of management plans that ensure that allowed activities such as agricultural, conservation, or eco-tourism activities do not further degrade SSAs. [Ch.163.3177 (11) (d) 2., FS.; Rule 9J-5.013(2)(c) and 9J-5.013(3); FA C.] Policy 1.6 states that the factors assigned to the Stewardship Factors index were established after review and analysis of detailed information about the natural resource attributes of the land, so that development could be directed away from important natural resources. However, the data and analysis to support the identification of the natural resources and the resultant factors assigned are not included in the amendment package, so it could not be determined if natural resources are being protected. Additionally, it cannot be determined how the five characteristics were derived and decided upon as protection for natural resources. This information should be included in the support data and analysis. .....J - 6 - ~ St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for St. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch I Cloud Grove) August 7, 2006 Please see: Revised Policies 1.3,1.4,1.5,1.6,1.7,1.8,1.9,1.10, 1.15, 1.17 Revised Policy 2.5 Revised Policies 3.4, 3.8, 3.9, 3.10, 3.11, 3.12 Supplemental Explanation Data & Analysis Summary. Policy 1.7 establishes the Natural Resource Index Map, which is contained in Attachment C. It is not clear what standing Attachment C has for the purposes of the comprehensive plan. The map should be made part of the adopted plan either by adopting it as part of the adopted map series or by policy. Additionally, there is nothing tying or describing the Index Map in terms of its use for the work sheet. Further, Proposed Policy 1. 7 is not specific because it does not provide examples of how land characteristics may change due to land alteration prior to SSA designation. It does not provide specific and measurable criteria for the adjustment of factor values and corresponding adjustments in credit values in the event that land characteristics are altered. The amendment should provide specific and measurable criteria for the adjustment of factor values and corresponding adjustments in credit values in the event that land characteristics are altered. [Ch. 63.3177 (11)(d) 6; FS.; 9J-5.006(3)(b) 4., FA.C.; 9J-5.013(2)b and 9J-5.013(3), FA. C.] Please see: \... Revised Policies 1.6, 1.8, 1.10 Revised RLSA Figures 2 and 3 (formerly Attachments B and C) Policy 1.9 establishes the Sending Area Land Use Matrix, which is contained in Attachment D. It is not clear what standing Attachment 0 has for the purposes of the comprehensive plan. The Matrix should be made part of the adopted plan either by adopting it as part of the adopted map series or by policy. Please see: Revised Policy 1.10 Revised RLSA Figure 4 (formerly Attachment D) Policy 1. 13 should require that once a SRA is established by the Board of County Commissioners that it be reflected on the Future Land Use Map or map series. The Policy should also include standards as part of the master development plan that is being approved by the Board in creating a SRA. Please see: Revised Policies 1.4 and 1.6 Revised Policy 4.6 Revised RLSA Figure 5 (formerly Attachment E) New Policies 4.6.1, 4.6.2, 4.6.3, 4.6.4 ~ - 7 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 ~ Policy 1. 14 allows transfer of stewardship credits between parcels or within a single parcel subject to applicable provisions of these policies. It is not clear to which particular areas this provision applies: sending areas, receiving areas, resource areas or others? Can this allow transfer within resource areas and thus allow development in resource areas? It should be revised to make a clear distinction between receiving and sending areas. Please see: Revised Policy 1.13, 1.14 Deleted Policy 1.14 New Policy 1.15 Revised RLSA Figure 1 (formerly Attachment A) Obiections, Recommendations, and Comments to Obiective Two Policies Proposed Policy 2.5 allows for. 5 credits per acre to be given for each 10 years that agricultural land stays agricultural after it is designated as an SSA. Proposed Policy 2.6 allows for lands that have been recognized as being culturally significant for 50 years or more to likewise receive .5 credits per acre. These provisions allow credits to be generated in perpetuity. The Statute requires that transferable credits shall cease to exist on a parcel of land where the underlying density assigned to the parcel of land is utilized. Since the first layer to be transferred is the residential layer, it is now used. These proposed policies are inconsistent with this limitation. The policies should be revised to remove the credit accrual. [Ch. 163.3177(11)(d)6.f., F.S.] ..J Please see Revised Policies 2.5 and 2.6 Policy 2.6 grants stewardship credits for "cultural heritage significance." This is not clearly defined in the plan. The policy states that cultural heritage shall include lands that have an archeological site, structures designed with Old Florida vernacular or other Florida architecture, or lands that have historical significance to St. Lucie County. These standards are vague and undefined. Under the current policy standards a new house designed in Old Florida vernacular would be eligible for credits. These standards need further definition to remove the vagueness and lack of definition. Further, no data and analysis has been shown to support the "cultural heritage significance" credit. What amount of significant "cultural heritage" exists in the rural stewardship area? This analysis and the credits created should be included in the full analysis identifying the total credits created and the amount of population supported by the rural land stewardship area discussed above. Revised Policy 2.6 must be based on research, data and analyses provided by the Florida Department of State. [Ch. 163.3177(11)(d)6., FS.; 9J- 5.005(6), FA.C.; Ch. 163.3177(11)(d) 4.e., FS., Rule 9J-5.005(5) and 9J-5.006 (2)(c), 9J-5.006 (3)(b), F.A. C.] Please see Revised Policy 2.6 Policies 2.6, 4.4, 4.10, and 4.11 all reference the existing land development code. The policies should include a date or some other measure to identify the language at the time of adoption of the amendment. Otherwise, the policies would be self-amending when the development code changed and therefore an amendment to the plan would be made without going through the.. plan amendment process. ...., - 8 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 \..,. Please see: Revised Policy 2.6 Revised Policies 4.5, 4.12, 4.13 IV. Obiections. Recommendations. and Comments to Obiective Three Policies Policies 3. 1, 3.2, 3.3, 3.4, 3.6, 3. 7, and 3.9 address the protection of natural resources. However, these policies do not contain specific and measurable criteria and mechanisms to protect the applicable natural resources from degradation once stewardship credits are transferred from these areas. The County should in a policy or set of policies, specify land management mechanisms to ensure that natural resources in the HYSAs, HSAs, and WRAs are protected. These measures should be based upon the site-specific data relating to land cover/land values soils and surface water values and listed species, and other information that was gathered for the purposes of this overlay designation. The measures should also address the mitigation of impacts from specific land uses allowed in the RLSA, including mining, Ag 1, Ag 2, etc. The land management mechanisms should be carried out expeditiously as stated in the above section addressing Objections, Recommendations and Comments to Objective One Policies. [Rules 9J-5.005(6); 9J-5.013(2)(c) and 9J-5.013(3), FAC.] \..,. Policies 3.3 and 3.9 address the use of Water Retention Areas (WRAs). These policies need to contain specific and measurable actions, programs, and activities for the protection and conservation of WRAs, as well as the appropriate use of WRAs for water management functions, including retention, detention, treatment, and conveyance. Appropriate uses of WRAs should incorporate SFWMD best practices. Policies 3.3 and 3.9 should be revised to include specific and measurable actions, programs, and activities for the protection and conservation of WRAs, as well as the appropriate use of WRAs for water management functions, including retention, detention, treatment, and conveyance. Appropriate uses of WRAs should incorporate SFWMO best practices. [Rule 9J-5.005(6); Rule 9J-5.011(2)(c)4 and 5, FAC; Rule 9J-5.013(2)(c)1, FAC; Rule 9J-5.013(2)(c)6, FAC] Please see: Revised Policies 1.6, 1.7, 1.8 Revised Policies 3.1, 3.2,3.3,3.4,3.6,3.7,3.8,3.9,3.10,3.11,3.12 Policy 3. 11 provides that utility transmission lines shall be prohibited in HYSAs, HSAs, WRAs, and other lands that are voluntarily included in designated SSAs. Note that local governments may not regulate either the creation of rights-of-way through the local comprehensive plan or through land development regulations. The County should remove the policy or provide a new policy which creates a mechanism to coordinate with public facility providers such that utility transmission lines are located in a manner that serves the public need while minimizing impacts to land being protected through the RLSA designation. [Ch. 163.3164(6), FS.] Please see Revised Policy 3.11 Proposed policy 3.12 attempts to supersede FOOT's authority to acquire lands through eminent '--" domain for the provision of public transportation corridors and facilities. Section 337.27(1), FS. -9- St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 .~ vests the power of eminent domain with FOOT to secure transportation rights of way for existing, proposed, or anticipated transportation facilities on the State Highway System, the State Park Road System, or in a transportation corridor designated by FOOT. State Road 70 is an emerging Strategic Intermodal Facility (SIS). FOOT is in the process of improving the roadway through lane additions. Additional improvements to State Road 70 or other facilities, or the creation of new facilities, may be necessary in the future. FOOT does not waive its land acquisition authority in the proposed RLSA The County should delete the proposed policy or modify it to apply to County agencies only. [Rule 9J-5.019(3)(g), FA C., Rule 9J-5.019(4)(b)3., FAC., Rule 9J-5.019(4)(c)11, FAC.; Ch. 337.27(1), FS.] Please see Revised Policy 3.12 Objections. Recommendations. and Comments to Objective Four Policies Proposed policies 4.5, 4.7, and 4.9 address buffering requirements. Policy 4.9 states that open space contiguous to or within 300 feet of the boundary of a HYSA, HSA, or conservation land may include compatible agricultural uses, natural preserves, lakes, golf courses, and other land uses. The proposed policies do not contain criteria for the restriction of activities in the buffer areas, which may be detrimental to the HSAs, HYSAs, agricultural areas, conservation areas, and open areas. Such criteria may include restrictions on the use of fertilizers and pesticides, land clearing, fencing, planting exotic species, and may include other measures to protect HSAs, HYSAs, agricultural areas and open areas. Buffer areas must be more clearly defined. Policies addressing buffer areas must specify the ......J uses and activities, which are allowed and not allowed. Revise the policy or create new policies that include criteria for the restriction of activities in the buffer areas which may be detrimental to the HSAs, HYSAs, agricultural areas and open areas. Such criteria may include restrictions on the use of fertilizers and pesticides, land clearing, fencing, planting exotic species and may include other measures to protect HSAs, HYSAs, agricultural areas and open areas. [Rule 9J- 5.006(5)(g)4., FAC.; Rule 9J-5.006(5)(g)5., FAC. Rule 9J-5.006(5)(g)9., FAC.] Please see: Revised Policies 4.7 and 4.8 New Policies 4.9, 4.10, 4.11 Policy 4.6 establishes protection for environmentally sensitive areas by prohibiting the location of SRAs in HYSAs and HSAs and those lands with a Natural Resource Index of 1.4 or greater. The relationship of the Natural Resource Index, which designates the Index value, to the plan is not clear. The relationship of this map to the plan is not clear. Since it is being relied upon to establish protection standards for environmentally sensitive areas it should be made an adopted part of the plan by adding a policy or adding it to the map series. [Ch. 163.3177(11)(d)4.a., F S.] ,.J - 10- St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for St. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 \.,. Please see: Revised Policy 4.8 Revised Policies 1.7 and 1.8 Revised RLSA Figure 3 (formerly Attachment C) Policy 4.8 requires that ground water draw downs or diversions not adversely impact adjacent HYSA, HSA, WRA, or conservation lands. Other activities that may have an impact on the functional habitat value of the areas need to be addressed. Please see Revised Policy 4.10 Proposed Policy 4. 10 needs to address the coordination of pedestrian, bicycle, and greenway facilities in the SRAs. These must be coordinated with the road system to ensure adequate, multi-modal transportation facilities and maintain transportation level of service standards. The County should revise the policy or include a new policy to address pedestrian, bicycle and greenway facilities in the SRAs. The policy must require coordination of pedestrian, bicycle and greenway facilities with the road system to ensure adequate multi-modal transportation facilities and maintain transportation level of service standards. [Rule 9J-5.019(4) (b) 1. and 2., FAC.; Rule 9J-5.019(4) (c), FAG.] Please see: ~ New Policies 4.6.1 and 4.6.2 Revised Policy 4.12 Proposed Policy 4.11 uses the terms "centralized" and "decentralized" to describe community water and wastewater utilities. These terms are not defined in the proposed amendment. The County should define these terms to be consistent with terms used in the adopted comprehensive plan to define water and sanitary sewer facilities. Infrastructure to be addressed should include all items for which the plan must establish a level of service standard. Thus it must include analysis of the parks and recreation standard also. In addition, proposed Policy 4. 11 refers to the use of septic systems in the RLSA The implementation of this policy may have long-term detrimental impacts to surface water quality and water quality in the aquifer due to septic tank leachate in environmentally sensitive areas. The use of septic tank systems in the RLSA should be minimized. [Ch. 163.3177(11) (d)2., F.S. and Ch. 163.3177(11) (d) 4. a., FS.; 9J-5.005(5), FA C.] Please see: Revised RLSA Figure 5 (formerly Attachment 5) Revised Policy 4.13 Definitions Proposed Policy 4.12 states that "Development phasing and funding mechanisms shall address any adverse impacts to adopted minimum levels of service pursuant to the Sf. Lucie County Comprehensive Plan and Land Development Code." This statement is vague because it is not \.... consistent with adopted Capital Improvements Policy 11. 1.4.3, which requires an enforceable - 11 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for S1. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 '.J developer agreement to ensure that public facilities provided by an applicant are completed concurrent with the impact of the development. The policy should be to be consistent with adopted Policy 11.1.4.3 to ensure that public facilities are completed concurrent with the impacts of development. [Rule 9J-5.0055(3), FAC. and Rule 9J-5.005(5), FAC.] Please see Revised Policies 4.12, 4.13, 4.14, 4.16 Policy 4.15 refers to Policy 4. 15, when the appropriate policy is 4.16 Please see Revised Policy 4.17 Policy 4.17 allows an HSA or WRA designed to be available for public use to count towards the 35 percent open space requirement. While the policy sets out passive recreation purposes as an example of public use it does not define public use or limit the use in any manner to a use that does not adversely affect the functional value of the Habitat Stewardship Area or the Water Resource Area. Thus, uses may be permitted that are incompatible or degrade the value of those areas. The policy should be revised to include limits on uses considered public purposes for this policy. Additionally, the policy refers to Policy 4. 13, when the appropriate policy is 4.14. Please see Revised Policy 4.20 Objections, Recommendations. and Comments reqardina current plan policies 1. Existing Policy 12.4.2.3: The amendment needs to add specific actions and activities to ......J existing Policy 12.4.2.3 to develop ecotourism activities, help sustain large areas of open space, preserve natural habitat, discourage sprawling, low density development, and broaden the economic base. [Ch. 163.3177 (11) (d) 2., FS.; 9J-5.005(5)(a), FAC. Please see New Policy 1.3 2. St. Lucie County Policy 60.1.4.3 states: The County shall require that construction of new residential development at densities greater than two units per acre only be permitted when central water (including package treatment plants) and central sewer (including package treatment plants) systems are available or will be provided concurrent with the impacts of development. Attachment E is intemally inconsistent with this adopted policy because it allows water wells and septic tanks in SRAs with densities greater than 2 units per acre. The County should revise the policy to require that all new residential development at densities greater than two units per acre only be permitted when central water (including package treatment plants) and central sewer (including package treatment plants) systems are available or will be provided concurrent with the impacts of development, consistent with Policy 601.4.3. [Ch.163.3177(11) (d)2., FS. and Ch. 163.3177(11) (d) 4. a., FS., 9J-5.005(5), F.AC. """ - 12 - St. Lucie County Rural Land Stewardship Area Overlay Response to DCA's Objections, Recommendations, and Comments Report for St. Lucie County Comprehensive Plan Amendment 06-RLSA-l (Adams Ranch / Cloud Grove) August 7, 2006 \..,.- Please see: Revised Policy 4.6 Revised RLSA Figure 5 (formerly Attachment E) VII. General Comments · Policy 1.12 refers to Policy 4.14. It should refer to Policy 4. 15. Please see Revised Policy 1.13 (formerly 1.12) · Intergovernmental coordination mechanisms with local governments adjacent to proposed SRAs that allow local governments to comment on the development of regulations, guidelines and standards for SRAs should be provided for. Please see New Policy 4.23 ~ · The maps providing support data and analysis have color schemes that do not easily distinguish one category from another. As a result, it is difficult to determine the areas on the map that correspond to specific land cover values, soils values, listed species values, and their associated factors. Because of this deficiency, a thorough analysis of the character and magnitude of existing vacant or undeveloped land, in order to determine its suitability of use, cannot be accomplished. The County needs to re-create the maps so that they depict easily distinguishable colors that correspond to distinct associated factors. The factors on the worksheets must correspond directly to data provided on the maps. For example, all listed species and their related factors must correspond to easily distinguishable colors on the Sf. Lucie RLSA listed species map. In addition, certain species indicated on the two Listed Species Observations Maps, such as fox squirrel, indigo snake, alligator, and gopher tortoise are omitted from the worksheet and given no value. On the Worksheet, the County should also indicate the source maps for the Stewardship Index factor categories. Please see reprinted copies of RLSA Figures 1, 2 and 3. Individual Index Factors are not represented on the Index Map or RLSA Overlay map. It is the composite of all Index Factors data and analysis that is assimilated into a GIS model that is illustrated on the maps. · The Cloud Grove SRA should plan all development to utilize an integrated reuse system in accordance with best management practices of the SFWMD. Please see New Policy 4.24 \.- - 13 - ~ ~ ~ ~ ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3ge 1 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Introduction The Rural Land Stewardshio Area (RLSA) oroaram is an incentive-based system that encouraaes the voluntarv oreservation and orivate stewardshio of natural resources retention of rural uses and aariculture and accommodates economic arowth and diversification in a sustainable rural environment. The oroaram involves a comorehensive analvsis of existina natural resources. land use and land cover and other data. The information· is then entered into a GIS database and lavers are customized to RLSA reauirements. An analvsis of the data is then oerformed to create the stewardshio oroaram. overlav mao (RLSA Fiaure 1) and credit system. ~ The Index Mao (RLSA Fiaure 3) illustrates the relative natural resource values of the orooertv in areen and brown colors. with the darkest areen tones reoresentina the most valuable resource areas. and the liahtest brown reoresentina the least valuable resource areas. The Index Mao (RLSA Fiaure 3) is used. alona with other data. to determine soecific resource classifications. The St. Lucie County Rural Land Stewardshio Overlav Mao (RLSA Fiaure 1) illustrates three resource classifications: Hvdroloaic Stewardshio Areas (HYSAs): Habitat Stewardshio Areas (HSAs) and Water Retention Areas f.WRAs), Protection and conservation of these areas are imolemented throuah the desianation of Stewardshio Sendina Areas. Prooertv owners are orovided incentives to orotect the most valuable areas throuah the stewardshio credit system. Stewardshio Credits are the currency of the RLSA oroaram. Credits are aenerated based on the value of resources on the land multiolied bv the develooment riahts that are removed from desianated Stewardshio Sendina Areas (SSAs), To simolv state the svstem. the more environmentallv valuable the land. and the more uses eliminated. the areater the number of Credits aenerated. Throuah the aeneration of Stewardshio Credits. natural resources. aariculture and cultural heritaae are orotected in oeroetuitv. Credits are used to olan for and accommodate future oooulation in new self-sustainina communities. In the Rural Land Stewardshio Area Overlav (RLSA Fiaure 1), the new communities are referred to as Stewardshio Receivina Areas (SRAs). There are four tvoes of rural communities under this oroaram: Towns. Villaaes. Hamlets or Comoact Rural Develooments (CRDs), Suitabilitv criteria are established as oerformance standards. Desirable characteristics of sustainable develooment are Dart of the clan for these new communities. Thev are to be mixed-use. oedestrian oriented and fiscallv neutral or oositive to St. Lucie County. Within the RLSA Overlav. the creation of Stewardshio Sendina Areas and Stewardshio Receivina Areas results in a conservation and develooment oattern for the RLSA Overlav. when considered as a whole. that orotects natural resources and cultural heritaae. cremates the continuation of aariculture in SSAs. and accommodates arowth in a sustainable fashion in SRAs. ~ WPB 660076.1 1 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 2 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 "'" Goal St. Lucie County's goal in creatina a Rural Land StewardshiD Area. Dursuant to ChaDter 163.3177(11 )Cd). F.S. is to protect and conserve agricultural lands and to promote agricultural viability within SSAs, to direct incompatible uses away from wetlands and upland habitat, to discourage urban sprawl throuah the RLSA Droaram, and to cncourageensure development that utilizcs crcativc land use planning techniqucswithin the RLSA that includes a functional mix of land uses and promotes economic prospcrity and diversification. Objective 1. Establish the aeneral nUrDose and structure to imDlement the St. Lucie Countv Rural Land Stewardshin Area Overlav. To meet the Goal described above, St. Lucie County's Objective is to create and implement an incentive based land use overlay system, herein referred to as the St. Lucie County Rural Lands Ste'l.'ardship Area (RLSA) Overlay, based on tho principles of rural land stewardship as defined in Chapter 163.3177(11)(d), F.S. The Policies that will implement this Goal and Objective are set forth below in groups relating to each aspect of the Goal. Group 1 Policies describe the structure and organization of the St. Lucie County Rural Lands Stewardship "'" Area Overlay. Group 2 Policies relate to agriculture, and cultural heritage, Group 3 Policies ... relate to natural resource protection and conservation, and Group '1 Policies relate to conversion of land to other uses for economic diversification. Group 1: General purpose and structure of thc St. Lucie County Rural Lands Stc'lJardship Area Overlay Policy 1.1 To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively contribute to a viable agricultural industry, protection and conservation of natural resources", sustainable mixed-use develoDment, and enhancement of economic prosperity and diversification, St. Lucie County hereby establishes the RLSA Overlay. The Countv shall adoDt sDecific Land DeveloDment Reaulations for the RLSA Overlav (RLSA LDRs) to imDlement the aoals. obiectives and Dolicies of the RLSA Overlav. Policy 1.2 The intent of the RLSA Overlay is to protect and conserve natural resources and retain and promote viable agriculture by promoting compact ruralsustainable mixed-use development as an alternative to low-density single use development, and provide a system of compensation to private property owners for the voluntarv 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 compactsustainable development. The strategies herein are based on the principles of Florida's Rural haRGsLand Stewardship Act, Chapterfound in Section 163.3177(11)(d) F.S. The RLSA . j Overlay shall include innovative and incentive based tools, techniques and strategies that """" ~WPB 880076.1 2 \.- ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmittal to DCA on 9/22/06 P3ge 3 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 are not dependent on a regulatory approach, but will complement existing local, regional, state and federal regulatory programs. Policy 1.3 This RLSA Overby to the Future Land Use M3p is depicted on the Rur31 L3nds Stew3rdship Overl3Y M3p (Attachment J\, Overby M3p). The Overby M3p is an 3d opted ovorby to the Future Land Use M3p (FLUM). Within the RLSA Overlay. the creation of StewardshiD Sendina Areas (SSAs) and StewardshiD Receivina Areas (SRAs) results in a conservation and develoDment Dattern for the RLSA Overlay. when considered as a whole. that Drotects the environment. Dromotes the continuation of aariculture. and accommodates arowth in a sustainable fashion. Toaether. SSAs and SRAs result in a sustainable form of develoDment. wherebv larae areas of environmentally and aariculturally valuable lands are restricted from develoDment throuah SSAs and sustainable. mixed-use develoDment is accommodated throuah SRAs. The combination of SSAs and SRAs facilitate the imDlementation of innovative Dlannina and flexible develoDment strateaies described in & 163.3177 (11)(d)' F.S. and Rule 9J- 5.006(5)(1). F.A.C. ~ Policy 1.4 This RLSA Overlay to the Future Land Use MaD is deDicted on the Rural Land StewardshiD Overlay MaD (Overlay MaD) (RLSA Fiaure 1), adoDted herein as RLSA Fiaure 1. The Overlay MaD (RLSA Fiaure 1) is an adoDted overlay to the Future Land Use MaD (FLUM). Any additional lands DroDosed to increase the oyerall acres of the RLSA Overlay boundarv as shown on RLSA Fiaure I shall reauire a ComDrehensive Plan amendment. Pursuant to 163.3177(11)(d) F.S.. desianations of SSAs and SRAs within the RLSA Overlay Area shall be bv Ordinance and do not reauire a ComDrehensiye Plan amendment. For informational DUrDOSeS and as a ministerial act. the County shall illustrate each aDDroved SSA and SRA on the FLUM. Overlay MaD (RLSA Fiaure 1), and official Zonina MaD at such time as anv other uDdates are made to the FLUM. Overlay MaD (RLSA Fiaure 1) and official Zonina MaD. Policv 1.5 Stewardship Credits (Credits) are created from any lands within the RLSA that are to be kept in permanent agriculture, open space or conservation uses. These lands will be identified as Stewardship Sending Areas (SSAs). All privately owned lands within the RLSA are eligible for designation as an SSA. Policy M..L6. The range of Stewardship Credit Values is hereby established uSing the specific methodology set forth on the Stewardship Credit Worksheet (Worksheet), incorpor3tedadoDted herein as Att3chment B. ThisRLSA Fiaure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet (RLSA Fiaure 2) and related procedures for SSA designation 'I:ill 3150 be 3dopted 35 p3rt of the Ste\v3rdship OverlClY District in the St. Lucie County LClnd Development Code (LDC).~ Such procedures shall include but shall not be limited to the following: '-" HI/Pi 880076.1 3 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3ge '1 COMPREHENSIVE PLAN GOAL OBJECTIVES AND POLICIES "-'IÌ 8/7/06 ill The aoolicant shall orovide the followina information with the SSA Aoolication for the Countv's review and consideration: the leaal descriotion of the lands orooosed to be desianated as an SSA. the number of SSA credits to be aenerated bv those lands. the orooosed SSA Credit Aareement and Stewardshio Easement Aareement aoolicable to such lands. on the aoolication form as orescribed bv the RLSA LDRs. ill (1) All Credit tr3nsrors sh311 be recordedAfter aooroval bv the St. Lucie County Board of County Commissioners (ßOCC) of the SSA Aoolication. the final SSA Credit Aareement with the leaal descriotion of the lands desianated as an SSA. the number of SSA credits aranted. and the Stewardshio Easement Aareement aoolicable to such lands. shall be orovided bv County staff to the St. Lucie County Prooertv Aooraiser and the SSA aoolicant. The Stewardshio Easement Aareement for that SSA shall be recorded within one-hundred (120) days bv the SSA aoolicant in the offici31 public records of St. Lucie County.;-: œ ~A perpetual restrictive e3sementStewardshio Easement Aareement shall aJ.se.-be recorded for each SSA. in accordance with the aooroved SSA Credit Aareement, shall run with the land and shall be in favor of St. Lucie County and one of the following additional grantees: Department of Environmental Protection, Department of Agriculture and Consumer Services, South Florida Water Management District, or a recognized statewide land trust.¡.-aR4-. In the event that anv lands in an SSA are encumbered bv a mortaaae. the owner of such lands shall be reauired to obtain from the holder of the mortaaae a consent and ioinder aareeina to the imoosition of the Stewardshio Easement Aareement on the lands encumbered bv the mortaaae. and ......J the subordination of its mortaaae. lien or encumbrance to the Stewardshio Easement . .. Aareement. ~ An aooroved SSA Aoolication creates the Stewardshio Credits. which shall become effective once the corresoondina Stewardshio Easement Aareement is recorded in the oublic records of St. Lucie County. ili1 f3t-For each SSA, the StewardshipSSA Credit Agreement will identify the specific land management measures that will be undertaken and the party responsible for such measures.,.. includina oerformance standards and annual comoliance reauirements. Policy 4.61.1 The natural resource value of land within the RLSA is measured by the Stewardship Factors Index (Index) set forth on the Worksheet.- (RLSA Fiaure 2), The Index establishes the relative natural resource value by objectively measuring characteristics of land and assigning an index based on each characteristic. The sum of these factors is the index value for the land. Both the characteristics used and the factors assigned thereto were established after review and analysis of detailed information about the natural resource attributes of land within the RLSA so that development could be directed away from important natural resources. In addition, an Agriculture Factor is established to incentivize the conservation of agriculture lands. The characteristics of the Index Factors (as shown in Att3chment BRLSA Fiaure 2) measured are: Stewardship Overlay Designation, Listed Species Habitat, Soils/Surface Water, Land Use/Land Cover and existing agriculture activities. '-II ~\NPB 880Q76.1 4 ~ ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as 3pproved for tr3nsmittal to DCA on 9/22/06 Page 5 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Policy 4-.-71..8. A Natural Resource Index Map (Att3chment Cadooted herein as RLSA Fiaure 3) indicates the Natural Resource Stewardship Index value for all land within the RLSA Overlav. based on data and analvsis assimilated into GIS database at the time of the Overlav oreoaration. The data factors and associated values are derived from those on the Credit Worksheet (RLSA Fiaure 2), Credits from any lands designated as SSAs, will be based in part upon the Natural Resource Index (NRI) values in effect at the time of designation. Any change in the characteristics of land due to alteration of the land prior to the establishment of an SSA that either increases or decreases any Index Factor will result in an adjustment of the factor values and a corresponding adjustment in the Credit value. St. Lucie County shall. throuah the RLSA LDRs. adoot orocedures to be used bv aoolicants to demonstrate NRI values at the time of SSA aoolication. Policy ~1..9 The number of Credits generated through designation as an SSA is established in a calculation as follows: Stewardship Index Factor Values X Acreage X Base Value = # of Stewardship Credits ~ The methodology for the calculation of Stewardship Credits is based upon: 1) the Index Factor Value of the land being designated as an SSA; and 2) the number of Sending Area Land Use Layers being eliminated from that land. Policy -'h91.1 0 The St. Lucie County Rural Land Stewardshio Area (RLSA) Sending Area Land Use Layer Matrix, Att3chment D,adooted herein as RLSA Fiaure 4. lists uses and activities allowed within Stewardship Sending Areas (SSAs) within the Overlay. Similar uses are grouped together in one of six separate layers in the Sending Area Land Use Layer Matrix (RLSA Fiaure 4), Each layer is discrete and sRaUmav be removed as Dart of the SSA aooroval orocess. sequentially and cumulatively", in the order presented in the Sending Area Land Use Layer Matrix (RLSA Fiaure 4), starting with the residential layer (layer one Laver One) and ending with the restoration and natural resource layer (I3ycr sixLaver Six). If a layer is removed, all uses and activities listed in that layer are eliminated and are no longer available for that oortion of the SSA. Each layer is assigned a percentage of a base credit in the Worksheet (RLSA Fiaure 2), The assigned percentage for each layer to be removed is added together and then multiplied by the Index value on a per acre basis to arrive at a total Stewardship Credit Value of the land being designated as an SSA. Policy 1.10 Credits can be transf-erred only to lands within the RLSA th3t meet the defined suitability criteri3 3nd st3nd3rds set forth in Group -1 Policies. Such bnds sh311 be known 3S Ste'/.'ardship Receiving Aro3s (SRAs). ~ WPB 880076.1 5 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S approved for tr3nsmitt31 to DC.~. on 9/22/06 Page 6 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 .'-IÌ Policy 1.11 The procedures for the establishment 3nd tr3nsfer of Credits and SRA designation are set forth herein and '.viii also be adopted as a part of a Stewardship District (District) in the St. Lucie County LDC. Credits can be transferred on Iv to lands within the RLSA that meet the suitabilitv criteria set forth in Obiective 4 Policies and desianated as "ODen" on RLSA Fiaure 1. The develoDment of such lands as Towns. Villaaes. Hamlets and ComDact Rural DeveloDments shall be throuah aODroved StewardshiD Receivina Areas (SRAs). Policy 1.12 The RLSA Overlav in the ComDrehensive Plan enables the creation. transfer and use of Credits and the desianation of SSAs and SRAs. St. Lucie Countv shall. throuah the RLSA LDRs. also adoDt Drocedures for aDDlications and aDDrovals. Policy 1.13 Stewardship Credits will be exchanged for mixed ;;;use development entitlements to be used in an SRA on a per acre basis, as described in Policy 1.11 Stewardship density and intensity will thereafter differ from the exicting zoning. The assignment1.17. for the creation of sustainable communities in accordance with RLSA Fiaure 5. throuah the SRA ADDlication Drocess asset forth in the RLSA LDRs.. The creation. transfer or use of Stewardship Credits shall not require a Comprehensive Plan Amendment. Policy 1.13 Land becomes designated as an SR/\ upon the adoption of a resolution by the St. Lucie County Board of County Commissioners (BOCC) appro'.'ing a petition by the property mvner seeking such designation. The permitted land use on a parcel of land located within an SRA shall be specified in the resolution reflecting the total number of transferable Credits assigned to the parcel of land. '-IÌ Policy 1.14 Stewardship Credits may be transf-erred beÌ\\'een different parcels or within a single parcel, subject to compliance with all applicable provisions of these policies. Land becomes desianated as an SRA uoon the effective date of an ordinance adoDted bv the BOCC. Dursuant to Section 163.3177(11)(d)' F.S. aDDrovina an SRA ADDlication bv the DroDertv owner. The Dermitted land use on a Darcel of land located within an SRA shall be sDecified in the ordinance reflectina the total number of StewardshiD Credits assianed to the Darcel of land. in accordance with the Receivina Area Characteristics Chart set forth in Policv 4.6 and in RLSA Fiaure 5. Policy 1.15 StewardshiD Credits mav be transferred from anv aDDroved SSA to an entitv or individual. to an eliaible receivina area. or aDDlied to an SRA. subiect to comDliance with all aDDlicable Drovisions of these Dolicies. Policv 1.16 Pursuant to ChapterSection 163.3177(11)(d)6., F.S., the RLSA enables St. Lucie County to "lÌ realize-ef the long-term vision and goals for the 25-year or greater projected population of ....." WP,ª ßßQQ76.1 6 '-' ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S approved for tr3ne:mitt31 to DCA on 9/22/06 P3ge 7 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 the rur31 I3nde: stew3rde:hip 3re3 RLSA. which are to crated and conserve lame areas of environmental. cultural. historical and aaricultural land. and to accommodate DODulation in concentrated areas of mixed-use and sustainable communities. Policv 1.17 Pursuant to Section 163.3177(11)(d)6.. F.S.. the adoDtion of this RLSA Overlav. bv ordinance. establishes the methodoloav for the creation. conveyance. and use of StewardshiD Credits. The RLSA LDRs shall establish the aDDroval Drocess for imDlementation. Policv 1.18 The first area within the St. Lucie Rural Lands StewardshiD Area Overlav consists of 22.384 acres. commonlv known as the Adams Ranch and Cloud Grove DroDerties. as shown on the Future Land Use MaD and RLSA Fiaure 1 (The Adams Ranch StewardshiDt The Adams Ranch StewardshiD is a "Dilot Droaram" for St. Lucie Countv. The Adams Ranch is of cultural sianificance in St. Lucie County. and is hiahlv valued for its natural resources and aariculture oDerations. The total SRA develoDment Dotential allowed for the 22.384 acre Adams Ranch StewardshiD shall be limited to a maximum of 13.428 residential units and the non-residential uses reauired to SUDDOrt mixed-use communities as defined bv RLSA Fiaure 5. ~ Policv 1.19 The St. Lucie Rural Land StewardshiD Area Overlav was desianed to imDlement the multi Die visions of both St. Lucie Countv and the Committee for Sustainable Treasure Coast (2005), sDecificallv as a tool to Drotect aariculture and natural resources. and Drovide for a sustainable Dattern of arowth in the rural area. A comDrehensive review of the Overlav shall be DreDared for and reviewed bv St. Lucie County and the DeDartment of Community Affairs no later than the five-year anniversarv of the adoDtion of the Overlav. The DUrDOSe of the review shall be to assess the DarticiDation in and the effectiveness of the Overlav imDlementation in meetina the Goal. Obiective and Policies set forth herein. The sDecific measure of review shall be as follows: 1. The amount and location of land desianated as SSAs 2. The amount and location of land desianated as SRAs 3. The number of StewardshiD Credits aenerated. assianed or held for future use 4. A comDarison of the amount. location and tv De of aariculture that existed at the time of the Overlav adoDtion and time of review 5. The amount. location and tVDe of restoration throuah DarticiDation in the StewardshiD Credit svstem since its adoDtion 6. Workina with the aaricultural communitv and Drofessional associations. additional incentives to SUDDOrt and Dromote the continuation of the aaricultural industrv in St. Lucie Countv. Policv 1.20 Prior to the review identified in Policv 1.19 the St. Lucie County Rural Land StewardshiD Droaram shall be limited to no more than 3 SRA aDDlications of any tVDe (whether Town. '-' INPB ßß0076.1 7 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 8 COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7/06 'wi Villaae. Hamlet or CRm. includina as anv eXDansion of the RLSA area which shall include additional Dotential SSA or SRA lands. Policy 1.16 Pursuant to Chapter 163.3177(d)6. F.S., upon the adoption of the Rural Lands Stewardship Area Overby, S1. Lucie County shall, by ordinance, establish the methodology for the creation, conveyance, and use of transferable rural land use credits. Policv 1.21 If future eXDansion of the St Lucie Countv Rural Land StewardshiD Droaram bevond the 22.384 acre "DHot Droaram" Adams Ranch StewardshiD area is DroDosed. the DroDosed aDDlication shall include a lamer Dlannina analvsis and additional visionina. This analvsis and visionina shall include oDDortunities for landowner. stakeholder and other citizen involvement. with resDect to how the DroDosed eXDansion area relates to the Adams Ranch StewardshiD area and lana-term Dlannina for aDDlicable rural lands outside the urban services boundarv. Anv such lamer Dlannina analvsis and additional visionina that mav take Dlace shall not affect the Adams Ranch StewardshiD area. includina but not limited to. consideration and final action on aDDlications for StewardshiD Sendina Areas. StewardshiD Receivina Areas. infrastructure. develoDment orders and develoDment aareements. Group 2 PolicicsObiective 2. Establish incentive-based Dolicies to protect and conserve agricultural lands and open space, continue the viability of agricultural production and preserve cultural heritage in St. Lucie County.Lucie County. ~ Policy 2.1 Agriculture is an important aspect of St. Lucie County's quality of life and economic well- being. Agricultural activities shall be protected from duplicative regulation as provided by", and in accordance with the Florida Right- to- Farm Act. Policy 2.2 Notwithstanding the special provisions of Policies 3.5 and 3.6, nothing herein or in the implementing Land Development Code (LDC),RLSA LDRs shall restrict lawful agricultural activities and conditional uses. as set forth in RLSA Fiaure 4. on lands within the RLSA Overlay that have not been approved as SSAs pursuant to Policy 1.1. Policies 1.5 and 1.6. Policy 2.3 Agricultural lands will be protected and conserved by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to non- agricultural uses in exchange for Stewardship Credits. Policy 2.4 Agriculture lands protected and conserved through the tlSecreation and transfer of Stewardship Credits shall be designated as Stewardship Sending Areas (SSAs). Policy 2.5 Agriculture is a benefit to S1. Lucie County as it provides open space, recharges groundwater, provides employment and conserves and protects floodplains. If agriculture c" activities are protected and conserved by designating agriculture lands as an SSA, .."., JNPB ßß0076.1 8 '-" ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 9 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Agriculture throuah the removal of land use lavers more intensive than aariculture as set forth on RLSA Fiaure 4. Stewardship Credits shall be granted as specified in the LDC Ste'.vardship District. In addition, .5 Credits per acre shall be given for each 10 years thereafter that the lands continue to remain in an agricultural production. these aoals. obiectives and Dolicies. '-' Policy 2.6 Preservation and conservation of lands with cultural heritage significance within the 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 S1. Lucie County. Lands within an SSA that are of cultur:1I heritage significance shall be granted Cultural Heritage Ste'....ardship Credits as specified in the Land Development Code. 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. LandsDesianation as cultural heritaae shall aDDlv to lands that have been recognized as being culturally significant to S1. Lucie County for fifty years or more shall be granted .5 Credits per acre. . historicallv sianificant structures. facilities and locations as identified bv the Florida DeDartment of State. State Historic Preservation Officer. the National Reaister of Historic Places. or the S1. Lucie Countv Commission. S1. Lucie County shall. throuah the RLSA LDRs. reauire any SSA aDDlication that includes sUDDortina data and analvsis. and reauests Cultural Heritaae Credits. be reviewed bv the S1. Lucie Countv Historical Commission for recommendation to the SOCC. All sianificant structures. facilities and locations shall be maDDed and tabulated in acres. An applicant shall provide research, data and analysis to support an SSA applicationADDlication that includes Cultural Heritage Stewardship Credits. Cultural heritaae desianation aDDroved bv the SOCC in an SSA shall be aranted .5 Credits Der acre. which can onlv be aranted once for anv Darticular SSA. Group 3 PolicicsObiective 3. Establish Dolicies to protect and conserve water quality and quantity, as well as listed animal and plant species and their habitats by directing incompatible uses away from wetlands and upland habitat through the establishment of Hydrologic Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where lands are voluntarily included in the Rural LandsLand Stewardship Area programOverlav. ~ Policy 3.1 Protection and conservation of water quality and quantity shall occur through the classification of Hydrologic Stewardship Areas (HYSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HYSAs are delineated on the Overlay Map. (RLSA Fiaure 1) These lands form the primary wetland hydrologic systems in the RLSA. The Overlay provides an incentive to permanently protect and conserve HYSAs by the creation and transfer of Credits, elimination of permitted land uses (as described in Attachment BRLSA Fiaure 2), and establishment of protection and conservation measures described in GroupObiective 1 Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural resource value; therefore the ~Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay implementation. ,: JNPB 880076.1 9 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9!22/06 Page 10 COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES 8/7106 .~ Policy 3.2 Listed animal and plant species and their habitats shall be protected and conserved through the classification of Habitat Stewardship Areas (HSAs), to be implemented by the designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map. (RLSA Fiaure 1) HSAs are privately owned agricultural and/or natural areas, which include areas with characteristics that make them suitable habitat for listed species. The Overlay provides an incentive to permanently protect and conserve HSAs by the creation and transfer of Credits, resulting in the elimination of permitted land uses (as described in Att3chment BRLSA Fiaure 2) and the establishment of protection and conservation measures described in GroupObiective 1 Policies. Not all lands within the delineated HSAs are comparable in terms of their habitat value; therefore the ~Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Qverlay implementation. '" Policy 3.3 Further protection and conservation for surface water quality and quantity shall be through the classification of Water Retention Areas (\NRAs), to be implemented by the designation of SSAs within the RLSA Overlay. WRAs are delineated on the Overlay Map (RLSA Fiaure 1), WRAs are privately owned lands that function as agricultural water retention and convevance areas. man-made water bodies or other water storage areas. In some instances, these WRAs may contain ef--native wetland or upland vegetation; in other cases they afe-Gfmav contain above ground water bodies and/or may contain exotic vegetation. WRA's mav continue to be used for aaricultural. surface water retention. detention. treatment and/or convevance. habitat and Dassive recreational uses. When located adiacent to or included within an SRA. acreaae within that WRA mav be counted as ODen SDace so lona as the same acreaae is not relied UDon to aenerate StewardshiD Credits for develoDment within the SRA. The Overlay provides an incentive to permanently protect and conserve WRAs by the creation and transfer of Credits, elimination of incompatible uses, and establishment of protection. aDDroDriate recreational uses and conservation measures described in GroupObiective 1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural resource value; therefore the ~Index shall be used to differentiate higher value from lower value lands for the purpose of the RLSA Overlay implementation. ~ Policy 3.4 Uses as listed in the Sending Area Land Use Layer Matrix (RLSA Fiaure 4), may be voluntarily eliminated in HYSAs, HSAs and WRAs in exchange for Stewardship Credits to the property owner throuah the removal of one or more land use lavers as described in Policy 4-á-1.1 O. Policy 3.5 Compensation to the property owner may occur through one or more of the following mechanisms: creation and transfer of Stewardship Credits, payment for the purchase of conservation easements, payment for the purchase of a less than fee interest in the land, or through other acquisition of land or interest in land through a willing seller program. ~ J.^lPB ßß007€ì.1 10 "-' ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 11 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Policy 3.6 Unless such layers are voluntarily eliminated pursuant to Policy 3.4, agriculture and all other allowed uses would continue to be an allowed use within HYSAs and HSAs, pursuant to the Agriculture Group classifications described in the Sending Area Land Use Layer Matrix (Attachment DRLSA Fiaure 4). In existing Ag 1 areas within HYSAs and HSAs, all such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Policy 3.7 Ag 2 includes permitted land uses as defined in the Sending Area Land Use Layer Matrix (Attachment DRLSA Fiaure 4). In existing Ag 2 areas within HYSAs, WRAs and HSAs, such activities are permitted to continue, and may convert from one type of Agriculture to another and expand to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized and an owner receives Stewardship Credits by the establishment of an SSA that removes Aa 1 uses. no conversion of Ag 2 to Ag 1 will be allowed. \.,. Policy 3.8 In certain locations (havina an NRI value of 1.4 or below) there may be the opportunity for natural resource creation, restoration and enhancement. Examples include, but are not limited to, conversion of citrus grove to pasture having habitat value, creation of upland/wetland habitat, increased hydro period or water storage, enhanced wildlife corridors or habitat function. or as Dart of a desianated ComDrehensive Everalades Restoration Proaram Droiect. If the SSA applicant agrees to complete restoration improvements and the eligibility criteria are satisfied, two to fourand the restoration Dlans and sDecifications are aDDroved bv the BOCC throuah the SSA ADDlication Drocess. three (3) additional Credits Der acre shall be authorized at the time of SSA designationaDDroval. to be awarded when the restoration work has been comDleted in accordance with the aDDroved Dlans and sDecifications (and other aDDlicable Dermits. if anv). The specific process for assignment of Restoration Incentive Credits is included RegSection 4.12.06.B.1.restoration incentive credits shall be included in the SSA ADDlication section of the RLSA LDRs. This policy does not preclude other forms of compensation for restoration, which may be addressed through public-private partnership agreement such as a developer contribution agreement or ste'.\'ardship agreement betv:een the parties involved. SSA Credit Aareement. '-' Policy 3.9 Water Retention Areas (WRAst as generally depicted on the RLSA Overlay Map (RLSA Fiaure 1). are areas that have been, and wm~ continue to function for, agricultural, surface water retention, detention, treatment and/or conveyance. habitat and Dassive recreational uses. WRAs can also be permitted to provide such functions for new uses of land allowed within the Overlay. WRAs may be incorporated into an SRA master plan to provide water management functions for properties within such SRA, in accordance with SFWMD Dermittina reauirements. and mav also be used for habitat and Dassive recreational activities, but are not required to be designated as an SRA in such instances. When located adiacent to or included within an SRA. acreaae within that WRA mav be counted as ODen SDace so lona as the same acreaae is not relied UDon to aenerate StewardshiD Credits for develoDment within the SRA. WRA boundaries are understood to be approximate and are subject to refinement in accordance with SFWMD permitting. WPB 880076.1 11 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3ge 12 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 -'wi Policy 3.10 During permitting to serve new uses, additions and modifications to WRAs may be required or desired, including but not limited to changes to control elevations, discharge rates, storm water pre-treatment, grading, excavation or fill. to be used for water manaaement. habitat and Dassive recreation. Such additions and modifications shall be allowed subject to review and approval by the SFWMD in accordance with best m3n3gement pr3cticesSFWMD Dermittina reauirements. Such additions and modifications to WRAs shall be designed to ensure that there is no net loss of habitat function within the WRAs unless there is compensating mitigation or restoration in other areas of the Overlay that will provide comparable habitat function. Policy 3.11 To further direct incomp3tible uses 3way from HYSA's To the extent anv new landfills. utilitv transmission lines. and/or Dublic roads are souaht to be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in designated SSAs, ne'N 13ndfills, utility tr3nsmission lines, 3nd/or public ro3ds sh311 be prohibited, in those circumst3nces where the Ste'J.'3rdship E3sement or Deed implementing the design3ted SSAs includes such 3 prohibition. SSAs. throuah the use of the exercise of the Dower of eminent domain. anv condemnina authoritv shall. before the exercise of such eminent domain Dower. consider the followina factors as reauired bv Florida law in determinina which route or land to condemn: 1) availabilitv of alternative routes: 2) costs: 3) environmental factors: 4) lona-ranae area Dlannina: and 5) safetv considerations. The . j Drotection of natural resources is the constitutionallv declared Dublic Dolicv of the State of ....., Florida. and the Dromotion of such Dolicv mav be considered in anv condemnation action affectina desianated SSAs in a manner not inconsistent with the factors enumerated in this section. Electric transmission lines sited Dursuant to the Transmission Line Sitina Act shall follow the aDDlicable Drovisions of ChaDter 403.501 - 403.536. F.S. Policy 3.12 The inclusion of lands in designated SSAs provides a public benefit, and the private stewardship and management of these lands and resources are deemed to be gre3ter th3n other public purpose th3t might otherwise be served by the condomn3tion,Dromote the Dublic Dolicv of St. Lucie Countv and the State of Florida. Accordinalv. the Drotection of the environmental. aaricultural and cultural resources of desianated SSA lands shall be considered before anv public ownership aRdor public management of such SSA lands,; Accordingly, no is formallv instituted. The Countv herebv establishes a DresumDtion that lands within a designated SSA shall--.OQt be condemned by 3ny governmental or qU3si gO'Jernment31 3gency, 3S 3nythe Countv or anv Countv aaencv. exceDt as necessarv for the eXDansion of Countv or state transDortation facilities. as anv other involuntary acquisition would be contrary to the purposes and intent of the rural land stewardship program and Chapter 163.3177(11)(d), F.S. Further. to the extent that the Countv or a Countv aaencv does condemn anv lands within a desianated SSA. the valuation of such lands shall not be diminished bv the SSA StewardshiD Easement Aareement. Group 4 PolicicsObiective 4. Establish Dolicies to accommodate future population growth through sustainable development patterns, while discouraging urban sprawl, and cncouraging dcyclopmcnt that utilizcs crcati"fcDrovidina for the utilization of ~ .WPB 880076.1 12 ~ ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY I\,mendments as approved for transmittal to DCA on 9/22/06 Page 13 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 innovative land use planning techniques and promotcGDromotina economic diversification bythrouah the establishment of Stewardship Sendina Areas and corresDondina StewardshiD Receiving Areas. Policy 4.1 8t. Lucie County '.viII encourage andlnnovative land use Dlannina techniaues which facilitate a sustainable form of develoDment shall be imDlemented bv the establishment of SRAs and corresDondina SSAs within the RLSA Overlav. Within the RLSA Overlav. considered as a whole. the establishment of SSAs will result in lame areas of land for Dermanent environmental. cultural and aaricultural uses. and the develoDment within SRAs will result in a functional mix of uses. interconnectivitv and multi-modes of transDortation. and be in the form of Towns. Villaaes. Hamlets or ComDact Rural DeveloDments (CRm. in accordance with Dolicies 4.6.1. 4.6.2.4.6.3 and 4.6.4. St. Lucie Countv shall facilitate uses that enable economic prosperity and diversification of the economic base of the RLSA. St. Lucie County will also encourage development that utilizes creative land uce planning techniques and facilitates a compact form of development to accommodate population growth by the establishment of SRAs. The Countv shall. throuah the RLSA LDRs. adoDt additional incentives to encourage and support the diversification and vitality of the rural economy such as flexibleincludina but not limited to. development regulations that allow a varietv of develoDment tVDes, expedited permitting review, and targeted capital improvements shall be incorporated into the LDC 8te'Nardship District. \.,. Policy 4.2 St. LucieIhe. County shall promote the rural aQricultureaaricultural economy by creating incentives that encourage a property owner to voluntarily eliminate the right to convert agricultural land to other uses as shown in the Sendina Area Land Use Laver Matrix. RLSA Fiaure 4 (throuah the removal of lavers 1. 2 and 3), in exchange for Stewardship Creditsio throuah the establishment of SSAs. Policy 4.2 All privately O\~:ned lands 'Nithin the RLS,L\ 'lJhich meet the criteria set forth herein are eligible for designation as an SRL\, except land delineated as a HYSA or HSA, or land that has been designated as a Stewardship Sending Area (SSI\). Land proposed for SRI\. designation shall meet suitability criteria and other standards described in these Group '1 Policies. Policy 4.3 The St. Lucie Countv Business Incentives Overview. October. 2004. outlines the Countv's incentives and inducements for economic develoDment within the Countv. The Treasure. Coast Reaional Plannina Council's ComDrehensive Economic DeveloDment Strateav (CEDS) and Research Coast Economic DeveloDment Plan. Januarv 2006. mav be used to Drovide auidance in Dromotina economic activitv within SRAs. in addition to other resources. The strateaies set forth in the Economic Element of the ComDrehensive Plan are also to be utilized in Dromotina economic activitv within SRAs. '-' Policv 4.4 All Drivatelv owned lands within the RLSA which meet the criteria set forth herein and are desianated on the Overlav MaD (RLSA Fiaure 1), as "ODen" are eliaible for desianation as WPB !HW076.1 13 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for transmitt31 to DCA on 9/22/06 Page 11 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 ~ an SRA. exceot land delineated as a HYSA or HSA. or land that has been desianated as a Stewardshio Sendina Area (SSA), Land orooosed for SRA desianation shall meet suitabilitv criteria and other standards described in these Obiective 4 Policies. Policv 4.5 Land becomes designated as an SRA dovelopment upon petitionuoon aoolication by athe property owner to St. Lucie County seeking such designation and the adoption of a resolutionthe ordinance by the BOCC granting the designation. The basis for approval shall be a finding bv the BOCC of consistency with the policies of the RLSA Overlay, including criteria set forth herein, compliance with the LDC Ste'N3rdship District, 3nd 3ssur3nceRLSA LDRS. and confirmation in the manner as orescribed bv the RLSA LDRs that the applicant has acquired or will acquire sufficient Stewardship Credits to implement the SR^. uses. create the tvoe of SRA (whether Town. Villaae. Hamlet or CRO) for the amount of acres reauested in the SRA aoolication. Prior to the desianation of an SRA bv the BOCC. the County shall orovide the Florida Deoartment of Communitv Affairs a oeriod of 30 days to review the orooosed receivina area for consistency with the RLSA Overlav and to orovide comments to the County. Policy 4.4 Policv 4.6 There are four specific forms of SRA permitted within the O'.'erI3y.develooment allowed ,.. within SRAs. all of which reauire a functional and intearated mix of uses in accordance with ......, Policies 4.6.1. 4.6.2. 4.6.3. and 4.6.4. These are Town, Village, Hamlet and Comp3ct Rur31 Development (CRD). The reauired characteristics of a Town, Village, Hamlet and CRD are set forth in the Stewardship Receiving Area Characteristics, Att3chmont E. St. LucieChart. adooted within this Overlav as RLSA Fiaure 5. The County shall. throuah the RLSA LDRs. adopt specific regulations, guidelines and standards to guide tho design 3ndfor SRAs in accordance with these oolicies. Each development. The size and base density of each form sh311 be consistent '/lith the st3nd3rds set forth on /\tt3chment E. The b3se form shall be in accordance with the reauirements set forth in RLSA Fiaure 5. The SRA residential density is calculated by dividing the total number of residential units in an SRA by the overall area thereininside the SRA boundary. The baseSRA residential density does not restrict net residential density of parcels within an SRA. The loc3tion, size and soecific density ef(between the minimum and maximum set forth in RLSA Fiaure 5) for each SRA will be determined on an individu31 b3Sis during the SRA designation review and approval process. Uoon the last to occur of the followina: (1) recordation of a Stewardshio Easement Aareement in the oublic records of St. Lucie County oursuant to Policv 1.6 for the SSA or SSAs reauired for that SRA: (2) if the owner of the SRA is other than the owner of the SSA. written acceotance of the convevance of Stewardshio Credits bv the owner of the SRA: and (3) aooroval of the BOCC of the SRA oursuant to Policies 1.14 and 4.5 and the exoiration of any aoolicable aooeal or challenae oeriods. the underlvina density of the SRA orooertv shall cease to exist. .....J WPB 880076.1 14 \..,. ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S approved for tr3nsmitt31 to DCA on 9/22/06 Page 15 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES an 106 Policy 4.5 Policv 4.6.1 Towns are the lamest and most diverse form of SRA. Towns shall be not less than 1.000 acres or more than 5.000 acres and shall be desianed to Drovide for a broad ranae of residential and nonresidential uses in accordance with the reauired StewardshiD Receivina Area Characteristics Chart (RLSA Fiaure 5). A master Dlan is reauired for a Town as a comDonent of the SRA aDDlication and shall: '-' · Include clearlv defined neiahborhoods with each havina its own identitv and character and Drovidina focal Doints. such as neiahborhood-scale retail. office, civic uses. schools. Darks and other Dublic Dlaces. · Foster an urban. Dedestrian-oriented environment in a mixed-use town center bv co-Iocatina residential. retail/office. civic and other uses in the town center: creatina functional and aestheticallv Dleasina sDatial relationshiDs between streets. sidewalks and buildina facades: Drovidina for shared and alternative Darkina in the town center: and locatina hiaher-densitv residential areas Droximate to the town center. · Promote internal caDture of shoDDina and business triDs bv facilitatina walk-to shoDDina and emDlovment. maximizina bicvcle and Dedestrian mobilitv: Drovidina a connected Dathwav. bikeway and multi-use trail system: and reservina adeauate sites for transit StODS and shelters for construction when transit service becomes available to the Town. · Achieve connectivitv throuah an interconnected network of roads and streets and block desians. as established in the RLSA LDRs. to Drovide multiDle Dathwavs allowina for triD disDersion and reduced triD lenaths. · Include a TransDortation Demand Manaaement (TDM) Droaram for non- residential uses in the Town. · Provide for a ranae of housina tVDes and Drice levels to accommodate diverse aaes and incomes. includina adeauate housina for the Town's verv low-. low- and moderate-income households. reasonablv accessible to the Town's Dlaces of emDlovment. · Intearate aDen SDace in neiahborhoods throuahout the Town throuah features such as but not limited to areens and sauares. areenwavs. multi-use trails. community Darks. neiahborhood Darks and tot lots. · Include in each Dhase of develoDment for the Town a reasonable balance of residential and non-residential uses. reflectina market trends and Droiections for absomtion. in order to ensure a land use balance at build-out that is consistent with RLSA Fiaure 5. The RLSA LDC shall set forth the sDecific information that shall be included on any Town master Dlan. Towns shall have at least one community Dark with a minimum size of 200 sauare feet Der dwellina unit in the Town. Towns shall also have Darks or Dublic areen SDaces within all neiahborhoods. \..,. WPB !HI0076.1 15 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 16 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND' POLICIES 8/7/06 ""'" Town olans shall be coordinated with the St. Lucie County School Board to orovide for the aoorooriate ranae of schools. To the extent oossible. schools and Darks shall be located adiacent to each other and be sized and located to enable children to walk or bicvcle to them. In coordination with the St. Lucie County School District. the Town's master olan shall identify a "Safe Route to Schools and Parks" throuah a system of sidewalks. oathwavs and trails. Policv 4.6.2 Villaaes shall orovide for a diversity of housina tvoes and mix of uses aoorooriate to the scale and character of the oarticular Villaae. Villaaes shall be not less than 100 acres or more than 1.000 acres and shall comolv with the reauired Stewardshio Receivina Area Characteristics Chart (RLSA Fiaure 5), A master olan for a Villaae is reauired as a comoonent of the SRA aoolication and shall: · Include clearlv defined neiahborhoods with each havina its own identity and character and orovidina focal ooints. such as neiahborhood-scale retail. office. civic uses. schools. Darks and other oublic olaces. · Foster an urban. oedestrian-oriented environment bv co-Iocatina residential. retail/office. civic and other uses in a villaae center: creatina functional and aestheticallv oleasina soatial relationshios between streets. sidewalks and buildina facades: orovidina for shared and alternative oarkina in the villaae center: and locatina hiaher-densitv residential areas oroximate to the villaae center. ""'" · Promote internal caoture of shoooina and business trios bv facilitatina walk-to . shoooina and emolovment. maximizina bicvcle and oedestrian mobilitv: orovidina a connected oathwav. bikeway and multi-use trail system: and reservina adeauate sites for transit stoos and shelters for construction when transit service becomes available to the Villaae. · Achieve connectivity throuah an interconnected network of roads and streets and block desians. as established in the RLSA LDRs. to orovide multiole oathwavs allowina for trio disoersion and reduced trio lenaths. · Include a Transoortation Demand Manaaement (TDM) oroaram for non- residential uses in the Villaae. · Provide for a ranae of housina tvoes and orice levels to accommodate diverse aaes and incomes. includina adeauate housina for the Villaae's verv low-. low- and moderate-income households. reasonablv accessible to the Villaae's olaces of emolovment. · Intearate ooen soace in neiahborhoods throuahout the Villaae throuah features such as but not limited to areens and sauares. areenwavs. multi-use trails. community oarks. neiahborhood Darks and tot lots. · Include in each ohase of develooment for the Villaae a reasonable balance of residential and non-residential uses. reflectina market trends and oroiections for absorotion. in order to ensure a land use balance at build-out that is consistent with RLSA Fiaure 5. The RLSA LDC shall set forth the soecific information that shall be included on any Villaae master olan. ......J WPB ßßOD75.1 16 \... ~ '-" VlfPB gg0076.1 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as 3pproved for transmittal to DCA on 9/22/06 Page 17 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Villaaes shall have Darks or oublic areen soaces within all neiahborhoods. Villaae olans shall be coordinated with the St. Lucie Countv School Board to orovide for the aDDrooriate ranae of schools. as aODlicable. in accordance with the size of the Villaae. To the extent oossible. schools and oarks shall be located adiacent to each other and be sized and located to enable children to walk or bicvcle to them. In coordination with the St. Lucie Countv School District. the Villaae's master clan shall identifv a "Safe Route to Schools and Parks" throuah a svstem of sidewalks. oathwavs and trails. Policv 4.6.3 Hamlets are small rural residential areas with orimarilv sinale-familv housina and limited ranae of convenience-oriented services. Hamlets shall be not less than 40 or more then 100 acres and shall comolv with the Stewardshio Receivina Area Characteristics Chart (RLSA Fiaure 5), Hamlets shall include convenience retail and other uses. in a ratio as Drovided in RLSA Fiaure 5. Desian criteria for Hamlets shall be created and adooted within the RLSA LDRS. To maintain a orooortion of Hamlets to Villaaes and Towns. a Villaae or Town must be aooroved orior to not more than 3 Hamlets. in combination with CRDs of 100 acres or less The RLSA LDC shall set forth the soecific information that shall be included on anv Hamlet master olan. Policv 4.6.4 Comoact Rural Develooment (CRD) is a form of SRA that shall SUDoort and further St. Lucie Countv's valued attributes and characteristics as defined in the Dreamble to the Comorehensive Plan. CRDs Drovide flexibilitv with resoect to the mix of uses and desian standards. but shall otherwise comDlv with the standards of a Hamlet or Villaae. deoendina on the size. A CRD mav include. but is not reauired to have oermanent residential housina and the services and facilities that SUDoort oermanent residents. An exam Die of a CRD is an eco-tourism villaae or research facilitv that would have a uniaue set of uses and suooort services different from a traditional residential villaae. It could contain transient lodaina facilities and services aoorooriate to eco-tourists or researchers. but mav not orovide for the ranae of services that necessarv to suooor! oermanent residents. Exceot as described above. a CRD shall conform to the characteristics of a Villaae or Hamlet as set forth in RLSA Fiaure 5 based on the size of the CRD. As residential units are not a reauired use. those aoods and services that SUDOOrt residents such as retail. office. civic. aovernmental and institutional uses shall also not be reauired. however for anv CRD that does include oermanent residential housina. the orooortionate suooort services shall be Drovided in accordance with RLSA Fiaure 5. To maintain a orooortion of CRDs of 100 acres or less to Villaaes and Towns. a Villaae or Town must be aooroved orior to not more than 3 CRDs of 100 acres or less. The RLSA LDC shall set forth the soecific information that shall be included on anv CRD master olan. Policv 4.7 An SRA may be contiguous to an HYSA or HSA desianated on the Overlav Mao (RLSA 17 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 18 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 ....J Fiaure 1 ), but shall not encroach into such areas, and shall buffer such areas as described in Policy 4.9. An SRA may be contiguous to and served by a WRA. for water manaaement. Dassive recreation or habitat functions. without requiring special buffering and without requiring the WRA to be designated as an SRA in accordance with Policy 3.9. Policy 4.6 Policv 4.8 An SRA must contain sufficient suitable land to accommodate the planned development in an environmentally acceptable manner. The primary means of directing development away from wetlands and critical habitat is the prohibition of locating SRAs in HYSAs and HSAs. To further direct development away from wetlands and critical habitat, lands having a Natural Resource Index (NRI) value of greater than 1.4 shall be conserved. Natur31 Resource ~ NRI values are illustrated on the Natural Resource Index Map;; (RLSA Figure XX. ~3)' NRI values above 1.4 are shown in areen and NRI values of 1.4 3nd lessor below are cle3rl'l shown in brown. The NRI value does not include the Agricultural Index value of 1.0. SRAs mav onlv be located in areas desianated as "ODen" and shown in Dink on the Overlav MaD (RLSA Fiaure 1), and havina an NRI value of 1.4 or below. Policy 4.7 The perimeter of each SRA shall be designed to provide a transition from higher density and intensity uses within the SPj\ to lower density and intensity uses on 3djoining property. The edges of SRAs sh311 be well defined 3nd designed to be oomp3tible with the char30ter of adjoining property. Techniques such as, but not limited to setbacks, i3ndscape buffers, and recre3tion/open sp30e plaoement or compatible 3grioulture m3Y be used for this purpose. '.'Vhere existing 3gricultur31 3ctivity 3djoins 3n SR^., the design of the SR^, must t3ke this activity into 3ccount to 3110w for the continuation of the agricultur31 activity 3nd to minimize any conflict between 3griculture and SRA uses. ...J Policy 4.8 Policv 4.9 Where an SRA adjoins a HYSA, HS/\, \^IRA or existing public or priv3te conservation i3nd delineated on the Overlay Map, best or HSA desianated on the Overlav MaD (RLSA Fiaure 1), or lands desianated on the Countv's Future Land Use MaD as Conservation. aDen SDace within that SRA shall be used to Drovide a buffer between that SRA and that desianated HYSA. HSA or Conservation lands. This buffer shall be desianed to Drotect adiacent natural resources. based UDon sDecific site conditions. the resources to be Drotected. and the location and tVDe of Droximate uses in the SRA. The followina uses are Drohibited in buffers to desianated HYSAs. HSAs and Conservation lands: residential and non-residential develoDment: active recreation areas: roads and multi-modal transDortation corridors exceDt for limited crossinas for DUrDOSeS of access when desianed to Drotect natural resources: and buildinas other than structures accessorv to comDatible aaricultural or Dassive recreational uses. Allowable uses within HYSA. HSA and Conservation buffers mav include: comDatible aaricultural uses: limited crossinas for roads or multi-modal transDortation facilities for DUrDOSeS of access when desianed to Drotect natural resources: connections to Dresent and future reaional trail systems. if any: lakes: Dassive recreational uses: hikina trails: areenways: habitat restoration: birdwatchina: and similar uses. Best management and planning practices shall be enoouraged. as adoDted bv the aDDlicable aovernment aaencies. ."", WPB 660076.1 18 '-' ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments :3S :3pproved for tr::msmittal to DCA on 9!22/06 Page 19 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 shall be recuired to minimize adverse impacts to such bnds. SRA design shall demonstrate tRatbuffers. Use of anv fertilizer or Desticide shall be consistent with the Dractices in the adiacent HYSA. HSA or desicnated Conservation lands and there shall be no Dlantinc of anv exotic nuisance sDecies. Policv 4.10 Where an SRA adioins a WRA desicnated on the Overlav MaD (RLSA Ficure 1), best manacement and Dlanninc Dractices. as adoDted bv the aDDlicable covernment acencies. shall be utilized to Drevent ground water table draw down or diversion 'NiII notfrom adversely impactaffectinc the adjacent HYSA, HSA, VVRA or conserv~ltion bnd.WRA. Detention and control elevations shall be established to protect and conserve ~such natural areas and be consistent with surrounding land and project control elevations and water tables. Policy 4.9 Open space within or contiguous to an SRA shall be used to provide a buffer between the SM and :3ny :3djoining HYSA, HSA, or existing public or pri'/::lte conservation bnd delineated on the Overby Map. Open space contiguous to or 'Nithin 300 feet of the boundary of :3 HYSA, HSA, or existing public or priv:3to conservation l:3nd m:3Y include: compatible agricultural uses, natural preserves, lakes, golf coursos provided no fainNays or other turf areas are allowed within the first 200 feet, passive recreational areas and parks, required Y:3rd :3nd set back :3reas, and other n:3tural or man made open space. ~ Policy 4.10 Policv 4.11 Each SRA must include an edce area to Drovide a transition from the SRA to adiacent land uses. The edce area shall be desicned to be comDatible with the character of the adioininc DroDertv. based UDon sDecific site conditions. The edce area of an SRA mav include: aDen sDace: landscaDe buffers: forested or reforested areas: comDatible acricultural uses: roads or multi-modal transDortation facilities: connections to Dresent and future recional trail svstems. if anv: active or Dassive recreational areas: creenwavs: habitat restoration: stormwater lakes or Donds: flowwavs: and similar uses unless otherwise Drohibited bv Policv 4.9. ~ Policv 4.12 +AeEach SRA must have either direct access to a County collector or arterial road or indirect access via a road provided by the developer that has adequate capacity to accommodate the proposed development in accordance with accepted transportation planning standards. Connections between SRAs and other Dortions of the RLSA Overlav shall use rural desicn and rural road corridors. includinc oDDortunities for Dresent and future multi-modal facilities. and connections to Dresent or future recional trail svstems and creenwavs. No SRA shall be approved unless the capacity of County collector or arterial road(s) serving the SRA is demonstrated to be adequate in accordance with the level of service standards established in the St. Lucie County Comprehensive Plan Transportation Element in effect at the time of SRA designation. A transportation impact assessment shall adhere to the requirements of Section 1.12.07.J.1 or its successor regubtionshall be prepared for e:3ch proposed SRA to provide the necessary data and ::malysis.sDecified in the SRA section of the RLSA LDRs. The RLSA LDRs shall recuire that an SRA transDortation WPB BB007ê.1 19 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for transmitt31 to DCA on 9/22/06 P3ge 20 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 "" imoact assessment shall be oreoared and submitted with the aoolication for SRA aooroval. The imolementation of an aooroved multi-use Develooment of Reaionallmoact develooment order in an SRA that meets the reauirements of section 163.3180(12). F.S.. mav satisfv transoortation concurrencv bv Davina its orooortionate fair-share contribution. orovided there are sufficient funds to oav for one or more imorovements that will benefit a reaionallv sianificant roadwav. The orooortionate fair share shall be calculated in accordance with section 163.3180(12). F.S. For all other develooment within an SRA. transoortation concurrencv reauirements mav also be satisfied throuah the orooortionate fair-share orovisions of St. Lucie Countv's adooted orooortionate share ordinance. oursuant to section 163.3180(16)(a), F.S. Policy 4.114.13 An SRA shall have adequate infrastructure available to serve tRaits proposed development, or stiGRits infrastructure must be provided bv the develooer concurrently with the demand in accordance with Ch3pterSection 163.3180 F.S. and the St. Lucie County Concurrency Management System regulations. The level of infrastructure provided will depend on the type of development, accepted civil engineering practices, and bQGRLSA LDR requirements purSu3nt to Section "I.12.07.J. Infrastructure to be analyzed and addressed in the SRA aoolication orocess includes: a) Transportation b) Potable water c) Wastewater d) Irrigation water ~ ej-Stormwater management f1 B-Solid waste W §j-Schools bl Parks and recreation ~ Centralized or decentralized community water and wastewater utilities are required in Towns, Villages, and those Hamlets and 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. Indeoendent Soecial District, Ft. Pierce Utilities Authority, Port St. Lucie Utility Systems Department, St. Lucie County Utilities, or another governmental entity",. Innovative or alternative water and wastewater treatment systems such as decentralized community treatment systems shall not be prohibited by this policy provided that they meet all applicable regulatory criteria. Individual potable water supply wells and septic systems, limited to a maximum of 100 acres 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 CRDs of 100 acres or less in size. Anv ootable water svstems shall meet Deoartment of Environmental Protection standards. Anv seotic svstems shall meet Deoartment of Health standards. ~ JNPB 880076.1 20 \.- ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 21 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Policy 4.124.14 If the infrastructure analvsis reouired as Dart of the SRA ADDlication. as set forth in Policv 4.13. identifies a need for Dublic facilities bevond that which is included in the Countv's Future TransDortation MaD. CaDital!mDrovements Element or CaDital imDrovements Plan. then such amendments to the ComDrehensive Plan shall be Drocessed concurrentlv with the SRA ADDlication and anv related DeveloDment of ReoionallmDact aDDlication for anv SRA that exceeds the aDDlicable DR! threshold. Policv 4.15 4.14.1 Central water and wastewater services shall not be provided beyond the RLSA bound;]!)'. outside the RLSA Overlav. The combination of SSAs and SRAs within the RLSA Overlav results in a sustainable form of develoDment with corresDondino laroe areas of contiouous environmental. aoricultural and cultural resource lands. To further ouard aaainst urban sDrawl outside of the RLSA Overlav boundarv. the followina Dolicies shall be aDDlied: Policy 4A-3ti5.1 Althouah water. sewer. and other utilities to serve the RLSA Overlav mav run throuah areas outside the RLSA Overlav. or as Dart of a reoional svstem. no connection of such services outside the RLSA Overlav is allowed unless those DroDerties are also included in the RLSA Overlav or as otherwise allowed bv future ComDrehensive Plan amendment. ~ Policv 4.15.2 Althouoh no restrictions shall be Dlaced on adiacent lands not within the RLSA Overlav. the Countv shall. within two vears of the adoDtion of the RLSA Overlav. establish additional incentives for DroDertv outside anv SRA boundarv. to Drovide buffers. oreenwavs and other seDarations to anv aDDroved SRA. Policv 4.15.3 Althouoh no restrictions shall be Dlaced on adiacent lands not within the RLSA Overlav. the Countv shall restrict anv transDortation connections to SRA develoDment from outside the RLSA Overlav to on!v reaional transDortation corridors. For examDle. transDortation connections from lands not within the RLSA to an SRA that are not Dart of a reaional corridor are Drohibited. If such adiacent DroDertv is included in the RLSA Overlav in the future. this Drohibition would not ~ Policv 4.16 In addition to meeting the Concurrency Management System requirements at the time of final local development orders, aDDroved develoDment within each SRA must demonstrate that its development, as a whole, it will be fiscally neutral or positive to tAe--St. Lucie County tax base, at the end of each phase, orthe first ten vears of develoDment. and every five (5) years, \o'/hichever ocours first thereafter, and ffiat the horizon year (build-out). This demonstration will be made for each independent unit of government responsible for the services listed below, using one of the following methodologies: '-' WPB 660076.1 21 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY /\mendments as approved for transmittal to DC,4, on 9/22/06 Page 22 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 "" ~ª,-St. Lucie County Fiscal Impact Model. The fiscal impact model officially adopted and maintained by St. Lucie County. Þ:-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 aI., 199'1, development Assessment Handbook (ULI). The BOCC may grant exceptions to this policy of fiscal neutrality to accommodate aff-ordable or 'Norkforceverv low-. low-. and moderate- income housing. St. Lucie County shall adopt Land Development Code provisions 'Nithin the Stewardship Area Overby District Standards and Procedures that. throuah the RLSA LDRs. provide for: 1) the demonstration of fiscal neutrality at the time of designationdevelooment aooroval within each SRA; 2) the monitoring of fiscal neutrality throughout build out; 3) the imposition of special assessments in the even thatat the end of each chase and at build-out: 3) modification of the oroiect or other remedial measures in the event a negative fiscal impact is identifiesidentified; and 4) the roquirementauthorization of techniques that support fiscal self-sufficiency such as Community Development Districts and/or Special District, municipal service taxing and benefit districts (MSTUs and MSBUs), Indeoendent Soecial Districts, private partnership agreements, and public-private inter localdevelooer or interlocal agreements. At a minimum, the fiscal analysis 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 under a final develooment order shall address any adverse impacts to adopted minimum levels of service pursuant tostandards adooted in the St. Lucie County Comprehensive Plan and Land Development Code. An enforceable develooer aareement shall be reauired to ensure that oublic facilities orovided bv the develooer are comoleted in accordance with Florida law. Such a develooer aareement mav authorize the develooer to assian anv obliaation for construction. ooeration or maintenance of a oublic facilitv to a Communitv Develooment District. Indeoendent Soecial District or other unit of local aovernment. ..~ Policy 4.14 Policv 4.17 Within the RLSA Overlay, agriculture and open space, which by definition shall include public and private conservation lands, undeveloped areas of designated SSAs, water retention and management areas and recreation uses, will continue to be the dominant land use. Therefore, open space adequateWithin SRAs. Ooen Soace shall be orovided to serve the forecasted population and uses within the SRA is provided. To ensure that SRA residents have such areasOoen Soace proximate to their homes, open spaceOoen Soace shall comprise a minimum of thirty-five percent of the gross acreage of an individual SRA Town or Village, or those hamlets or CRDs exceeding 100 acres. GroGS acreage includes only that area of development 'Nithin the SRA that requires the consumption of StO\4lardship Credits. .'w!Î wpg 880076.1 22 \.... ~ '-" ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCl. on 9/22/06 P3ge 23 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 Policy 4.15 Policv 4.18 Seven (7) Credits shall be required to entitle each acre of land included in an SRA, except for open space in excess of the required thirty-five percent or for land that is designated for a public benefit use described in Policy 4:-tM.18. In order to promote comp3ctsustainable, mixed use development and provide the necessary support facilities and services to residents of rural areas, the SRA design3tion entitlesaDDroval shall entitle a full range of uses, accessory uses 3nd 3ssocbted uses th3t provide 3 mix of services to 3nd are supportive roof the residential population of an SRA, with densities and intensities of use as provided for in Att3chment E.RLSA Fiaure 5. Such uses. densities and intensities shall be identified, located and quantified in the SRA PlaRDlan. Policy 4.164.19 The acreage of an approved public benefit use shall not count toward the m3ximumaross acreage limits described in Att3chment ERLSA Fiaure 5 nor shall it require the consumption of Stewardship Credits. For the purpose of this Section, public benefit uses include public and private schools (preK-12), public or private post secondary institutions and ancillary uses, 3ffordableverv-low. low and moderate income housing, future transportation corridors including transit, community parks exceeding the minimum requirements of Att3chment . é,RLSA Fiaure 5. regional parks, agricultural, environmental or natural resource research centers, and governmental facilities, 3nd other uses as m3Y be 3pproved by the B03rd of County Commissioners which 3re determined to provide public benefit. = Policy 4.17 Policv 4.20 If an HYSA, HSA or WRA desianated in the RLSA Overlav MaD (RLSA Fiaure 1), is contiguous to an SRA and designed to be~ available to the Dublic for public use (i.e., passive recreation purposes}, its acreage sRaUmav count toward the thirty-five percent open space requirement outlined in Policy 4444.16. so lona as the same acreaaeis not relied UDon toaenerate StewardshiD Credits for develoDment within the SRA. Policy 4.18 Policv 4.21 Pursuant to ChapterSection 163.3177(11 )(d)4.c, F.S., any Stew3rdship Receiving Area ~SRA that includes residential housina shall also provide for work forceadeauate affordable or workforce housing,, including very-low, low and moderate income housing b3sed on.lQr the develoDment anticipated development needs. in the SRA. Adeauate affordable or workforce housina shall be determined on the basis of an analvsis aDDlvina the standards under Rule 9J-2.048. F.A.C.. reaardless of whether the develoDment within the SRA is reauired to underao DRI review Dursuant to section 380.06. Florida Statutes. Policv 4.22 In order to Drovide oDDortunities for the inclusion of verv-Iow. low and moderate income housina in each SRA havina residential housina. the Countv shall. amona other Dossibilities WPB 880076.1 23 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S approved for tr3nsmittal to DCA on 9/22/06 P3ge 21 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES an 106 ....,J not sDecificallv listed herein. consider oDDortunities to Dartner with Habitat for Humanitv for adeauate affordable housina in each SRA: consider oDDortunities to Dartner with the Florida Housina Finance COrDoration: consider the Dossibilitv of creatina a Communitv Land Trust (allowina for seDarate ownershiD of house and land: creation of a non-Drofit oraanization that will own the land for future adeauate affordable housina develoDment: and consideration of oDDortunities to offer lona term leases to individuals. communitv arouDs or businesses): consider acceDtina the donation of home sites from a develoDer within an SRA for another entitv to build work force housina on the donated site: consider oDDortunities for tax abatement (waive DroDertv tax) on work force housina home sites: and the use of available state and federal assistance and fundina Droarams. This is not an exhaustive list and shall not be a limitation UDon the tv Des of strateaies that mav be utilized to Drovide adeauate affordable housina. Policv 4.23 Interaovernmental coordination with local aovernments adiacent to SRAs shall be encouraaed to allow those local aovernments to comment on develoDment reaulations. auidelines and standards for SRAs for those imDacts caused bv the develoDment to those local aovernments and their facilities. Policv 4.24 SRAs shall be reauired to utilize a water reuse svstem to meet all the irriaation needs of the DroDosed SRA. to the extent reuse water is available. The water utilitv infrastructure for each SRA will be desianed to include both Datable and reuse water so that landscaDed areas. aDen SDace and other Dotential users can be served bv either water svstem. There shall be no cross connection between the Datable and reuse water. Potable water sUDDlv mav onlv be used for irriaation when a sufficient volume of reuse water is unavailable. '-'iÌ Definitions The terms set forth below shall have the followina meaninas. onlv within the RLSA Overlav and as relates to the associated RLSA LDRs. ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adeauate affordable or workforce housina within a Town or Villaae shall be demonstrated throuah an analvsis aDDlvina the standards under Rule 9J-2.048. F.A.C.. even if the Town or Villaae is not a DeveloDment of ReaionallmDact. AGRICULTURE INDEX. A measurement svstem that establishes a value for existina aariculture activities where all land use lavers above aariculture are removed throuah aDDroval of an SSA bv the BOCC and recordation of a StewardshiD Easement Aareement. BOCC. The Board of Countv Commissioners of St. Lucie Countv. CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection and treatment svstem that consists of collection sewers and a centralized treatment ..,J WPB ggQQ76.1 24 \... ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3ge 25 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 facilitv. Centralized systems are used to collect and treat wastewater from entire communities. CENTRALIZED WATER SYSTEM: A Datable water system consistina of a water SUDDlv. a water treatment facility and distribution DiDina to multiDle users. Centralized systems are used to Drovide water to either a Dortion of a communitv or an entire community. CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by established oraanizations or foundations dedicated to Dublic service or cultural activities includina the arts. education. aovernment and reliaion. CLASSIFICATION. The svstematic arouDina of shared characteristics based on the analyses of Natural Resource Index factors resultina in classified areas of Habitat StewardshiD Areas (HSA). Hydroloaic StewardshiD Areas (HYSA) and Water Retention Areas (wRA) as deDicted on the St. Lucie Countv Rural Land StewardshiD Area Overlay MaD (RLSA Fiaure 1), \... COMPACT RURAL DEVELOPMENT ICRD\. A form of SRA develoDment that Drovides flexibility with resoect to the mix of uses and desian standards. A CRD mav include. but is not reauired to have Dermanent residential housina and the services and facilities that SUDOOrt Dermanent residents. An exam Die of a CRD without Dermanent residential housina is an ecotourism CRD that would have a uniaue set of uses and SUDDOrt services different from a traditional residential villaae. It may contain transient lodaina facilities and services aDDroDriate to eco-tourists. but may not Drovide for the ranae of services necessarv to SUDDOrt Dermanent residents. CONSERVE. To use carefully or sDarinaly. avoidina waste. CULTURAL HERITAGE. Desianation as cultural heritaae shall aDDly to lands that have been recoanized as beina culturally sianificant to St. Lucie County for fifty years or more. historically sianificant structures. facilities and locations as identified by the State Historic Preservation Officer. the National Reaister of Historic Places. or the BOCC. DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater svstems used to treat and disDerse or discharae small volumes of wastewater. aenerally from dwellinas and businesses that are located relatively close toaether. Decentralized systems in a Darticular manaaement area or iurisdiction are manaaed by a common manaaement entity. DECENTRALIZED WATER SYSTEM: Onsite and/or cluster Datable water system consistina of a water SUDDly. a water treatment facility and distribution of small volumes thouah DiDina to users that are located relatiyelv close toaether. Decentralized svstems in a Darticular manaaement area or iurisdiction are manaaed bv a common manaaement entity. ~ WPB 880Q76.1 25 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 26 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 ~ DESIGNATION. A sDecific area defined as a StewardshiD Sendina Area or StewardshiD Receivina Area. as aDDroved bv the Board of County Commissioners. ECO-TOURISM. The Dractice of tourina natural habitats and SUDDOrt facilities thereof in a manner meant to minimize ecoloaical imDact. EXISTING AGRICULTURE ACTIVITY INDEX. The index comDrisina the Aariculture Index Factor. The index value is based on the intent of conservina aariculture in St. Lucie County. HSA - HABITAT STEWARDSHIP AREA. Privatelv owned lands delineated on the RLSA Overlav MaD (RLSA Fiaure 1). which consist of areas with natural characteristics that make them Dreferred habitat for listed sDecies. HAMLET. A form of SRA develoDment that are small rural residential areas with Drimarilv sinale-familv housina and a limited ranae of convenience-oriented services. Hamlets serve as a more sustainable alternative to traditional five (5) acre lot rural subdivisions currentlv allowed bv the underlvina zonina. HYSA - HYDROLOGIC STEWARDSHIP AREA. Privatelv owned lands delineated on the RLSA Overlav MaD (RLSA Fiaure 1), which Drimarilv include Drivatelv owned wetlands. HYSAs form the Drimarv wetland Hvdroloaic systems in the RLSA Overlav Zone. ~ LAND USE/LAND COVER INDICES. One of the indices comDrisina the Natural Resource Index Value of land. with values assianed. For DUrDOSeS of assianina values. land use and land cover codes are arouDed accordina to native. hydric. sDecial habitat desianation. and moderate to hiah sDecies value. LISTED SPECIES HABITAT INDICES. One of the indices comDrisina the Natural Resource Index Value. with values assianed based UDon the habitat value of the land for listed sDecies. Index values are based on documentation of occuDied habitat as established bv the intersect of documented and verifiable observations of listed sDecies with land cover identified as Dreferred or tolerated habitat for that sDecies. Listed sDecies include all federal and state listed sDecies. federal wadina bird rookeries. and state wadina bird foraaina. NATURAL RESOURCE INDEX (NRI or INDEX\. A measurement system that establishes the relative natural resource value of each area of land bv obiectivelv measurina characteristics of land and assianina 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 SDecies. and RLSA Overlav desianation. NATURAL RESOURCE INDEX MAP (INDEX MAP\. The Rural Land Stewardship Area Natural Resource Index MaD (RLSA Fiaure 3) araDhicallv illustrates the Index ~ jNPB 880076.1 26 '-" ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments as approved for transmittal to DCA on 9/22/06 Page 27 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES an 106 as existent at time of adoDtion of the ComDrehensive Plan amendment which established the RLSA Overlav Zone. NATURAL RESOURCE INDEX VALUE (INDEX VALUE)' The sum of the values assianed to each area. derived throuah the calculation of the values assianed to each of the characteristics included in the Index. OPEN. Private Iv owned lands delineated on the Rural Land StewardshiD Area Overlav MaD (RLSA Fiaure 1), the maioritv of which have a Natural Resource Index Value of 1.4 or less. and are tVDicallv suitable for develoDment. OPEN SPACE. Anv Darcel or area of land or water that is set aside. aDen and unobstructed to the skv. and desianated or reserved for Dublic or Drivate use or eniovment. ODen SDace includes active and Dassive recreational areas such as Darks. Dlavarounds. ball fields. aolf courses. lakes. waterwavs. laaoons. reservoirs. flood Dlains. nature trails. buffers. native veaetation Dreserves. landscaDe areas. Dublic and Drivate conservation lands. aaricultural areas (not includina structures). easements for underaround utilities. and water retention and manaaement areas. Buildinas shall not be counted as Dart of anv aDen SDace calculation. Vehicular use surface areas of streets. allevs. drivewavs. and off- street Darkina and loadina areas shall not be counted as Dart of anv aDen SDace calculation. '-" P A THW A Y. A defined corridor for the Drimarv use of non-motorized travel. PUBLIC BENEFIT. The acreaae within an SRA devoted to a Dublic benefit use shall not consume StewardshiD Credits and shall not count toward the maximum acreaae limits of an SRA. For the DUrDOSe of this Section. Dublic benefit uses include Dublic and Drivate schools (Dre-K-12): Dublic or Drivate Dost-secondarv institutions: Post Secondarv Institution Ancillarv Uses: Adeauate Affordable or Workforce Housina: cultural facilities: future transDortation corridors includina transit communitv Darks exceedina the minimum reauirement of two hundred (20m sauare feet Der dwellina unit reaional Darks: aaricultural. environmental or natural resource research centers: and aovernmental facilities or similar communitv service uses as determined bv the BOCC in its aDDroval of an SRA aDDlication. RLSA OVERLAY MAP. The maD entitled liSt. Lucie Countv Rural Land Stewardship Area Overlav MaD. II which identifies those areas classified as HYSA. HSA. WRA. and ODen (RLSA Fiaure 1), RLSA OVERLAY ZONE. St. Lucie Countv Rural Land StewardshiD Area Overlav Zone. The area aenerallv deDicted on the Future Land Use MaD and sDecificallv deDicted on the Official Zonina Atlas MaD as the Rural Land StewardshiD Area Overlav. SENDING AREA LAND USE LAYER (LAYER)' Permitted and conditional land uses within the underlvina zonina that are of a similar tVDe or intensitv and that are ~ livrB ßß007ê.1 27 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3ge 28 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 ~ crouDed tocether in the same column on the St. Lucie Countv Rural Land StewardshiD Area Overlav Sendinc Area Land Use Laver Matrix (RLSA Ficure 4), SENDING AREA LAND USE LAYER MATRIX (MA TRIXJ. The tabulation of the Dermitted and conditional land uses within the underlvinc zoninc set forth in Section 4.05.07.8.6 with each Sendinc Area Land Use Laver disDlaved as a sincle column (RLSA Ficure 4). SOILS/SURFACE WATER INDICES. One of the indices comDrisjnc the Natural Resource Index Value of land. with values assicned based UDon soil tVDes classified usinc the Natural Soils LandscaDe Positions (NSLP) catecories. SRA - STEWARDSHIP RECEIVING AREA. A desicnated area within the RLSA Overlav Zone that has been aDDroved bv the BOCC for the develoDment of a Town. Villace. Hamlet or CRD and that recuires the consumDtjon of StewardshiD Credits. SRA APPLICATION. An aDDlication Drescribed bv the RLSA LDRs and submitted to the County. reviewed bv staff" and subject to aDDroval of the BOCC. to establish a StewardshiD Receivinc Area. SRA CHARACTERISTICS CHART. The chart entitled <1St. Lucie Countv Rural Land StewardshiD Area Characteristics Chart." which identifies the standards and recuired .. J characteristics for Towns. Villaces and ComDact Rural DeveloDments herein as ....., RLSA Fjcure 5. SSA - STEWARDSHIP SENDING AREA. A desicnated area within the RLSA Overlav Zone that has been aDDroved for the ceneration of StewardshiD Credits in exchance for the elimination of one (1) or more Sendinc Area Land Use Lavers. SSA APPLICATION. An aDDlication submitted to the Countv. reviewed bv staff and subiect to aDDroval bv the BOCC. to desicnate a StewardshiD Sendinc Area. SSA CREDIT AGREEMENT. An acreement recuired bv the County between the County and any landowner Detitioninc to have all or a Dortion of land owned within the RLSA Overlav Zone desicnated as an SSA and who is to obtain SSA Credits for the land so desicnated. SSA Credit Acreements entered into bv and between a landowner and the County that include restoration credits shall reference the Dlans and sDecifications for the restoration activity UDon which the restoration credits are based. STEWARDSHIP CREDIT (CREDIT\. A transferable unit of measure cenerated bv an SSA and consumed bv an SRA. Seven (7) Credits are recuired in exchance for the develoDment of one (1) acre of land in an SRA as Drovided in Section 4.05.07.B. STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to Drotect and Dreserve natural resources. cultural and historical areas. and acricultural areas in exchance for the use of StewardshiD Credits to entitle develoDment. The creater the ....,, INP!9 !HI0076.1 28 ~ ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S approved for transmittal to DCA on 9/22/06 Page 29 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 natural resource. aaricultural. historical or cultural value of the area beina Dreserved. the areater the number of StewardshiD Credits can be aenerated. Credits are aenerated throuah the desianation of SSAs and consumed throuah the desianation of SRAs. Credits may also be created and held for future transfer. STEWARDSHIP CREDIT WORKSHEET. An analvtical tool that describes the StewardshiD Credit calculation Drocess includina the Natural Resource Index. Aariculture Index and Sendina Area Land Use Layer comDonents (RLSA Fiaure 2), STEWARDSHIP EASEMENT AGREEMENT. An aareement that is reauired to be DreDared and submitted by an aDDlicant for an SSA. Such an aareement is reauired for all SSA ADDlications. The aareement shall imDose a restrictive covenant or arant a DerDetual restrictive easement that shall be recorded for each SSA. shall run with the land and shall be in favor of St. Lucie County and one (1) or more of the followina: Florida DEP. Florida DeDartment of Aariculture and Consumer Services, SFWMD. or a recoanized land trust. The StewardshiD Easement Aareement shall identify the sDecific land manaaement measures that wil/ be undertaken and the Darty resDonsible for such measures. includina Derformance standards and annual monitorina reauirements. \..r STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comDrising the Natural Resource Index Value of land. with yalues assianed based UDon the classification of the land on the RLSA Overlay MaD (RLSA Fiaure 1) as Hvdroloaic StewardshiD Area (HYSA), Habitat StewardshiD Area (HSA). or Water Retention Area (wRA)' TARGETED CAPITAL IMPROVEMENTS ITCn: Taraeted CaDital ImDrovements (TCn can be defined as investments in caDital facilities includina. but not necessarilv limited to. roads. stormwater manaaement. utilities. DubHe safety facilities. libraries. and schools located in SRAs. Such investments are sized to meet the needs of the SRA communities. TOWN. Towns are a form of SRA and are the lamest and most diverse form of SRA. with a full ranae of housina tYDeS and mix of uses. Towns have hiah level services and infrastructure which SUDDort develoDment that is sustainable. mixed use. walkable. and Drovides a balance of land uses to reduce automobile triDs and increase livability. Towns are comDrised of several neiahborhoods that have individual identitv and character. UNDERLYING ZONING. The allowable uses. densitv. intensitv and other land develoDment reaulations assianed to land within the RLSA Overlav Zone bv the St. Lucie Countv Land DeyeloDment Code in effect Drior to the adoDtion of the RLSA Overlay Zone and Drior to SSA and/or SRA aDDroval. VILLAGE. Vi/laaes are a form of SRA and are Drimarily residential communities with a diversity of housina tYDeS and mix of uses aDDroDriate to the scale and character of ~ the Darticular vil/aae. Villaaes are comDrised of residential neiahborhoods and shall WPB 880076.1 29 ADAMS RANCHST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY Amendments 3S 3pproved for tr3nsmitt31 to DCA on 9/22/06 P3g0 30 COMPREHENSIVE PLAN GOAL. OBJECTIVES AND POLICIES 8/7/06 WPB 880076.1 include a mixed-use villaoe center to serve as the focal coint for the communitv's succor! services and facilities. WRA - WATER RETENTION AREA. Privatelv owned lands delineated on the RLSA Overlav Mac (RLSA Fioure 1). that serve to function as water retention and convevance areas or other water storaoe areas and that crovide surface water oualitv and other natural resource value. WRA's mav continue to function for aoricultural uses: surface water retention. detention. treatment and/or convevance: habitat and cassive recreational uses. 30 ....¡ ~ '-tÎ ~ St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary St. Lucie County Comprehensive Plan Amendment 06-RLSA-1 (Adams Ranch I Cloud Grove) August 7, 2006 This supplemental explanation, data and analysis, along with the revised Goals Objectives and Policies dated August 7, 2006, data and analysis previously provided and referenced herein, address all of the objections, recommendations and comments included in the Department of Community Affairs' December 30, 2005 Objections, Recommendations and Comments Report. The supplemental data and analysis are listed in the following order: Adams Ranch and Cloud Grove as a Pilot Program RLSA Process and Implementation in St. Lucie County Stewardship Credit Calculations ~ Projected Population of RLSA Facility needs summary: · Potable Water · Sanitary Sewer · Transportation · Solid Waste · Drainage Natural Resources and Stewardship Factors ~ St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 Adams Ranch and Cloud Grove as a Pilot Program As a result of recommendations made by the Rural Lands Committee of the Governor's Growth Management Study Commission, the 2001 Florida Legislature enacted the Rural Land Stewardship Program, codified at Section 163.3177(11)(d) of the Florida Statutes. During that same time, Collier County was conducting a detailed study and assessment of approximately 195,000 acres of rural lands, in and around Immokalee, pursuant to a Final Order of the Governor and Cabinet sitting as the Administration Commission. Ultimately, Collier County adopted into its Comprehensive Plan a rural land stewardship area overlay, following the guidance of Section 163.3177(11)(d), however, it was not enacted pursuant to the Statute. The St. Lucie County Rural Land Stewardship is the first program in the State pursuant to Section 163.3177(11)(d). 'WIÌ In May of 2005, Family Lands Remembered LLLP submitted an application to create a "pilot program" rural land stewardship area (RLSA) overlay in St. Lucie County on approximately 22,384 acres of rural lands in accordance with Section 163.3177(11)(d) of the Florida Statutes. The basic concept is that the most valuable lands, from an environmental, agricultural and/or cultural perspective, would generate the highest number of stewardship credits per acre when included in stewardship sending areas (SSAs), which would then be transferred to eligible receiving areas where mixed-use sustainable communities would be established in stewardship receiving areas (SRAs). The Family Lands application is being considered as a "pilot program" in that it provides ~ an opportunity for St. Lucie County to create an RLSA, in accordance with state law, on a discrete portion of the rural lands in the county. This proposed St. Lucie County Stewardship includes a total of approximately 22,384 acres, consisting of approximately 16,466 acres of cattle ranch and citrus grove, known as Adams Ranch, and 5,918 acres of citrus grove, known as Cloud Grove (together, RLSA Overlay). This proposed overlay includes a representative sampling of the different types of rural lands that exist in St. Lucie County, useful for testing a "pilot program." Additionally, all owners within the proposed overlay have agreed to participate and enthusiastically support the program. The Adams Ranch portion of the RLSA Overlay, approximately 16,466 acres, is a working cattle ranch that has been in operation since 1937, having originally been founded by Alto Adams, Sr. Under the leadership of his son Alto "Bud" Adams, Jr., Adams Ranch has become one of the premier cow-calf operations in the United States. Currently managed by Bud's son Mike Adams, the Adams Ranch is a shining example of sustainable agriculture in an environmentally conscious and symbiotic relationship with nature. As stated by Bud Adams, "we've been good to the wildlife and the wildlife's been good to us". In addition to the working cattle ranch, current operations on the Adams Ranch portion of the proposed RLSA Overlay also include citrus operations, some pasture sod farming, some occasional row crop farming, hunting and recreational leases. Significantly, and primarily because of the way the Adams Ranch is managed, .~ -2- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 '-" the property is home to abundant wildlife including a number of endangered species. The property has long been desired by various governments for permanent protection, however the owners have not been interested in selling the property to the public, nor has there been sufficient funding available.1 The Cloud Grove portion of the RLSA Overlay, approximately 5,918 acres, has been a citrus grove for at least the past forty years, consisting of citrus and a large above- ground reservoir (covering an entire section - 640 acres). Currently, approximately 2,000 acres of the citrus grove has been impacted by citrus canker, and those trees have been removed. The RLSA provides an opportunity to facilitate permanent protection and conservation of Adams Ranch through an incentive-based voluntary program, at no cost to the public for either acquisition or management. '-" Although the RLSA Overlay will only apply to this 22,384 acre portion of the County, with the boundaries identified on the Future Land Use Map, the program has been crafted so that it could be expanded in the future through further comprehensive plan amendments, with supporting data and analysis, if St. Lucie County and other rural landowners determine that it would be mutually advantageous to do so. Any such proposed amendments would require a large scale Comprehensive Plan Amendment Application, through review by County Staff and DCA, and required public hearings. Additional policies have been added to guide any such expansion proposal that might be considered. RLSA Process and Implementation in St. Lucie County The RLSA program creates an overlay to the Future Land Use Map, with specific goals, objectives, policies and figures for use within the RLSA boundary. The RLSA Overlay itself does not change the underlying comprehensive plan designation or zoning, but is a voluntary set of rules and regulations which provides incentives to property owners to use the program through the establishment of stewardship sending areas (SSAs) and stewardship receiving areas (SRA), as an alternative to the existing land uses. The RLSA Overlay establishes the methodology for the creation, conveyance and use of stewardship credits. It is important to understand that the establishment of the overlay does not by itself increase density or intensity and does not affect the underlying density or intensity of land uses within the overlay unless and until an application to designate an SSA or SRA is approved by the Board of County Commissioners. To create and implement the program, in accordance with Section 163.3177(11)(d), the following primary actions must occur: 1 St. Lucie County has a successful land acquisition program, through which approximately 6,000 acres have been purchased. The total cost of these lands, including County bond proceeds and matching '-" funds, was approximately $60,000,000. - 3- Sl Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 1. Adoption of the RLSA Overlay to the Future Land Use Element and the placing of the RLSA Overlay on the Future Land Use Map of the St. Lucie County Comprehensive Plan for the 22,384 acres within the RLSA Overlay boundary. 2. Adoption of specific land development regulations applicable to the RLSA Overlay and the placing of the RLSA Overlay Zone on the St. Lucie County Zoning Map for the 22,384 acres within the RLSA Overlay boundary. 3. Review and approval of SSA application(s). 4. Review and approval of SRA application(s). '-tIÌ The RLSA Overlay includes 4 designations, based upon on the natural resources located on the property, consideration of listed species, habitat and detailed data accumulated through extensive field work and other sources. These designations within the RLSA Overlay include habitat stewardship areas, hydrological stewardship areas, water retention areas, and open areas. The total acreage within the RLSA Overlay by designation is as follows: · Water Retention Areas 0NRAs) · Hydrologic Stewardship Areas (HYSAs) · Habitat Stewardship Areas (HSAs) · Open Area (Open) 1,004.76 acres ± 2,842.53 acres ± 9,314.18 acres ± 9,222.24 acres ± '-IÌ Upon approval of the comprehensive plan amendments establishing the RLSA Overlay and the implementing land development regulations, the program can be utilized. The creation of the RLSA Overlay and the inclusion of property within it includes the ability to create stewardship credits through the SSA application process and using the formulas established through the overlay map (RLSA Figure 1), the index map (RLSA Figure 2), the credit worksheet (RLSA Figure 3) and the stewardship sending area matrix (RLSA Figure 4), however, at this point they are only potential stewardship credits. An approved SSA application actually creates the stewardship credits, which then become effective upon recordation of the corresponding Stewardship Easement Agreement. All lands within the RLSA Overlay can be eligible sending areas and used to create stewardship credits, whether designated as a HYSA, HSA, WRA, or "open" areas within the RLSA Overlay. The SSA application process and approval will determine the specific number of stewardship credits to be created within each SSA, based upon the land use layers removed (RLSA Figure 4) and the values of the land as determined by the Stewardship Credit Matrix (RLSA Figure 2) and the Natural Resource Index (RLSA Figure 3). The only lands within the RLSA Overlay that are eligible receiving areas where stewardship credits can be used for stewardship receiving area development are those 'wi -4- ~ Sl Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 designated as "open" on the overlay map (RLSA Figure 1), and which have a natural resource index of 1.4 or below. These are the only areas within RLSA Overlay which are suitable for SRA development. It is important to understand that although all of these areas may be suitable for SRA development, they cannot all be developed as some may be needed as SSAs to create credits for SRAs. Through the SSA application process, the landowner will voluntarily remove land use layers as set forth in RLSA Figure 4 in return for the creation of stewardship credits. The operative documents which actually establish the stewardship credits are the SSA Credit Agreement and corresponding Stewardship Easement Agreement, which require approval by the Board of County Commissioners. The Stewardship Easement Agreement will then be recorded on the SSA property and constitutes a permanent restriction and covenant running with the land on the property within that particular SSA boundary. A landowner within the RLSA Overlay can choose to submit no SSA application, to submit an SSA application for a portion of the property or to submit an SSA application for the entire property. The owner of the land on which the SSA is approved can then transfer those credits to an eligible receiving area within the RLSA Overlay or can simply hold those credits for future transfer. The SRA approval process provides a mechanism for the use of stewardship credits to ~ create mixed-use sustainable development on suitable lands within the RLSA Overlay. The forms of SRA development are limited to towns, villages, hamlets and compact rural developments, all in accordance with the goals, objectives and policies, and meeting the required characteristics for each form (RLSA Figure 5). Through the SRA process, the County shall confirm that the proposed SRA has obtained or will obtain sufficient stewardship credits to entitle the number of acres to be included in the SRA. It is important to note that stewardship credits entitle a specific number of acres of mixed-use development, rather than a specific number of residential units or non- residential square footage. The acres entitled within a hypothetical SRA could be an acre of housing, an acre of retail, an acre of office or warehouse, an acre of water retention, an acre of parks, or other allowable use in accordance with the required characteristics for SRA development (RLSA Figure 5). Through the SRA review process, all infrastructure must be analyzed and addressed, including transportation, potable water, wastewater, irrigation water, storm water management, solid waste, schools, parks and recreation. Additionally, the SRA must be fiscally neutral or positive to St. Lucie County. It is the creation of SSAs and SRAs that result in a sustainable form of development, whereby large areas of environmentally, agriculturally and culturally valuable lands are permanently protected, conserved and managed through SSAs, and sustainable, mixed-use development is accommodated through SRAs, thus facilitating the use of ~ - 5- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 innovative planning and flexible development strategies as described by the Florida Statutes and the Florida Administrative Code. ....J Stewardship Credit Calculations There are a total of 22,384 acres within the proposed RLSA for St. Lucie County. Of this total, 16,466 acres are located on the Adams Ranch and 5,918 acres are located on the property known as Cloud Grove. The methodology for stewardship credit generation has been established in the goals, objectives and policies and in the Stewardship Credit Worksheet (RLSA Figure 2). The number of stewardship credits generated through designation of an SSA is based upon: 1) the acres within the proposed SSA, 2) the corresponding Natural Resource Index ,Factor for each acre; and 3) the number of Sending Area Land Use Layers being eliminated. The formula for the Natural Resource Value calculation is: · Stewardship Index Factor Value X Acreage X Percentage of Base Value of Land Use Layers Being Removed = Number of Stewardship Credits Incentive Credits are also established to enable the vision of St. Lucie County. These Credits are to encourage conservation of agriculture, protection of cultural heritage, and potential restoration of natural resources in areas that have been impacted. · The Agriculture Index Credit requires the removal of all land use layers down to ~ the Ag 1 or Ag 2 layer, so that none of the uses in the land use layers above Ag 1 or Ag 2 layers could be utilized in the property. The formula for the Agriculture Index Value is: Agriculture Index Value (1) X Acreage X Percentage of Base Value of Land use Layers Being Removed (80% or 90% depending on use remaining in Ag 1 or Ag 2 land use layer) = Number of Stewardship Credits. · Cultural Heritage Credits may be applied with a finding of the Board of County Commissioners that the land has cultural significance to St. Lucie County. Each acre of land that is found to have cultural significance may be granted .5 Credits per Acre. · Restoration Credits may be applied to lands that have a Natural Index Value of 1.4 or less. If through a complete application and corresponding process, a landowner can demonstrate a successful restoration plan, the Board of County Commissioners may approve 3 Stewardship Credits per acre of restoration. These Restoration Credits would then be authorized at the time of SSA approval, but would only be awarded when the restoration work has been completed in accordance with the approved plans and specifications. Restoration Credits would require submittal of an SSA Application and detailed plans and specifications for the restoration work to be undertaken. Restoration can only ....J -6- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 '-" occur on lands having an NRI of 1.4 or below. Restoration Credits are not available within SRAs. As mentioned, stewardship credits are created through the designation by the BOCC of SSAs and become effective upon the recording of the applicable Stewardship Easement Agreement. These credits can then be used in SRAs as approved by the BOCC. As the Adams Ranch Stewardship is a "pilot program" for St. Lucie County, and in recognition of the significant environmental, cultural and agricultural resources found on the Adams Ranch, the total SRA development potential has been limited in accordance with the long-term vision and goals for this pilot program, namely Adams Ranch and Cloud Grove. Specifically, Policy 1.18 limits the maximum potential SRA development of the 22,384 acre RLSA Overlay to a maximum of 13,428 residential units and the corresponding non-residential uses required by RLSA Figure 5. As described in more detail in the public facilities analysis section, the corresponding total square footage of non- residential uses is limited to 5,168,000. '-" Based upon the data collected and an application of the program, the great majority of this development potential will be accommodated in a 5,000 acre Town SRA on Cloud Grove. This Town is being planned for 12,000 homes and approximately 3,200,000 sf of non-residential uses including retail, office, light manufacturing, civic, etc., although the maximum could be 12,500 homes and 5,000,000 sf, based upon the maximums set forth in RLSA Figure 5. Because the Cloud Grove reservoir will be used as part of the open space for the Cloud Grove SRA, it will not generate stewardship credits. The Cloud Grove Town of 5,000 acres will require 35,000 stewardship credits, which will be transferred from an SSA over the most valuable (environmental, agricultural and historical) portions of the Adams Ranch, expected to cover approximately 12,000 acres. After the initial SSA to be used for Cloud Grove is created, there would remain approximately 4,446 acres of Adams Ranch within the RLSA Overlay, but not in an SSA or SRA. Adams Ranch Inc. is currently contemplating an approximate 100 acre CRD to be used as an ecotourism center, small lodge and office. This CRD would also house the Adams Ranch foundation, which will be funded with some of the proceeds from the approximate 12,000 acre SSA for Cloud Grove and which will assist with the perpetual maintenance obligations to be set forth in the SSA credit agreement. This CRD would have no permanent residential housing. \..- Adams Ranch has no current plans for additional SRAs or SSAs but will retain the right to use the balance of its lands not covered by the SSA for Cloud Grove. Depending upon location and resource value, those lands could be used as SSAs (potentially all of the lands) or as limited SRAs (only those designated as "open" and having an NRI of 1.4 or less). Based upon Policy 1.18 and the maximum Town on Cloud Grove of 12,500 -7- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 homes, the remaining maximum is 928 dwelling units that potentially could be built in SRAs on Adams Ranch. This maximum limitation for potential residential units on Adams Ranch can be further described. The Ag 2 land use layer allows for limited homestead sites in SSAs where all layers above agriculture are removed, at a rate of one homestead per each 500 acres. If 16,000 acres of Adams Ranch were to be placed into an SSA, leaving 466 acres for potential SRA development, then there could be a maximum of 32 individual homesteads on those 16,000 acres. The remaining maximum potential residential units would be 896 (928 - 32 homesteads). If all of these potential residential units were to be placed in one Village on a suitable receiving area on Adams Ranch (Le., open designation and NRI values of 1.4 or below), that Village could be 448 acres at 2 units per acre. This 448 acre theoretical Village would require 3,248 stewardship credits, to be created by another appropriate SSA. Based upon the data and analysis, sufficient stewardship credits can be created to accommodate the SRA development described above. ...,¡¡ Maximum Potential Population of the RLSA Overlay The long-term vision and goals for the initial 22,384 acre RLSA Overlay include the permanent protection and conservation of the highest quality environmental agricultural and cultural resources on the Adams Ranch. This protection and conservation will result from the establishment of stewardship sending areas on the Ranch. The maximum potential development within the 22,384 acre RLSA Overlay will be 13,428 .J residential dwelling units and a corresponding 5.18 million square feet of nonresidential goods and services, not including civic, governmental or schools (taking the absolute maximum allowed by RLSA Figure 5, based upon the 13,428 residential dwelling units). The maximum potential population of the 22,384 acre RLSA Overlay assumes that the absolute maximum number of dwelling units is constructed within the RLSA. Based upon the goals, objectives and policies, using stewardship credits that could be created within the RLSA, the 25 year or greater projected population of the RSLA is 33,167 people, based upon the county's rate of 2.47 persons per dwelling unit. The total amount of available potential stewardship credits will accommodate this projected population. The public facilities analysis will use these figures as the maximum, even though it is likely that final development figures will be lower. As well, there is more than sufficient suitable land meeting the "open" designation and NRI requirements to accommodate this population. The St. Lucie RLSA is not sprawl Rule 9J-5.006(2)(a) F.A.C., 9J-5.0006(2)(b) F.A.C., and Rule 9J-5.006(6)(c) 1 through 3, F.A.C., s. 163.3177(11)d.4 and 6., F.S. describe the 13 "primary indicators" of urban sprawl and direct local governments to discourage development which exhibits characteristics of urban sprawl. However, Florida law also appropriately recognizes that innovative planning and development strategies are necessary to accommodate the - 8- .J St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August7,2006 ~ State's anticipated future population, in a manner that is not urban sprawl. Florida law provides: The Legislature recognizes the need for innovative planning and development strategies which will address the anticipated demands of continued urbanization of Frorida's coastal and other environmentally sensitive areas, and which will accommodate the development of less populated regions of the state which seek economic development and which have suitable land and water resources to accommodate growth in an environmentally acceptable manner. The Legislature further recognizes the substantial advantages of innovative approaches to development which may better serve to protect environmentally sensitive areas, maintain the economic viability of agricultural and other predominantly rural land uses, and provide for the cost-efficient delivery of public facilities and services. '-' It is the intent of the Legislature that the local government comprehensive plans and plan. amendments adopted pursuant to this part provide for a planning process which allows for land use efficiencies within existing urban areas and which also allows for the conversion of rural lands to other uses, where appropriate and consistent with the other provisions of this part and the affected local comprehensive plans, through the application of innovative and flexible planning and development strategies and creative land use planning techniques, which may include, but not be limited to, urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, mixed-use development, and sector planning. Section 163.3177(11)(a) & (b), Fla. Stat. (2005). The Rural Land Stewardship Program builds upon this statutory directive and is codified in subsection (d) of this same statute. The Florida Administrative Code further provides: ~ Notwithstanding and as a means of addressing any provisions contained in Rules 9J-5.006(3)(b)8., 9J-5.011 (2)(b)3., 9J-5.003(140), F.A.C., and this subsection, the Department encourages innovative and flexible planning and development strategies and creative land use planning techniques in local plans. Planning strategies and techniques such as urban villages, new towns, satellite communities, area-based allocations, clustering and open space provisions, mixed-use development and sector planning that allow the conversion of rural and agricultural lands to other uses while 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, will be recognized as methods of discouraging urban sprawl and will be determined consistent with the provisions of the state comprehensive plan, regional policy plans, Chapter 163, Part II, and this chapter regarding discouraging the proliferation of urban sprawl. - 9- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August7,2006 Section 9J-5.006(5)(I), F.A.C. (2005). -..J The required characteristics of the various SRAs are prescribed in RLSA Figure 5. These minimums and maximums for non-residential square footage, including retail, office, manufacturing, light industrial and transient lodging were based upon projections of the needs of projected residents so that a sustainable mixed use community could be created through the SRA design and review process. Facility Needs In accordance with section 163.3177(11)(d), F.S., the Rural land Stewardship Area (RLSA) program creates an overlay to the Future Land Use Map and does not increase density or intensity unless and until applications to create specific Stewardship Sending Areas (SSAs) and Stewardship Receiving Areas (SRAs) are filed, reviewed and approved by the Board of County Commissioners (BOCC). Pursuant to the statute and the Goals, Objectives and Policies of the St. Lucie County Comprehensive Plan, applications to create SRAs must include detailed infrastructure analysis of facility needs for transportation, potable water, wastewater, irrigation water, stormwater management, solid waste, schools, and parks and recreation, as well as a fiscally neutral or positive plan to provide for such needs. The SRA application must also be reviewed by the Department of Community Affairs 30 days prior to consideration of the SRA by the BOCC. If this SRA application identifies a .....J need for public facilities beyond that which is at that time included in the County's Future Transportation Map, Capital Improvements Element or Capital improvements Plan, then such amendments to the Comprehensive Plan shall be processed concurrently with the SRA Application or any related Development of Regional Impact (DRI) application for any SRA that exceeds the applicable DRI threshold. It is also important to note that the establishment of SRAs within a RLSA Overlay may take place over time. In this circumstance, we expect the Application for the Cloud Grove SRA to be submitted in the near future, at which time the detailed analysis of all facilities and concurrency requirements will be done. We believe that Adams Ranch may submit an SSA and SRA Application for a small Research and Ecotourism Facility in the relatively near future, however there are no present plans for any further establishment of SSAs or SRAs. In accordance with Section 163.3177(d)(11) and the St. Lucie County's RLSA Overlay, detailed analysis and review will be required as part of the application process for any SRA, including the Cloud Grove SRA. As noted above, a detailed infrastructure analysis is required in each application for SRA designation, and that application may recognize that any SRA development would take place over time, as contemplated by the Rural land Stewardship Program (RLSP) statutes. Regardless, a general overview of the maximum public facility needs that could result, if the maximum theoretical SRA development were to actually take place in summary fashion is set forth below. "'" - 10- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 '-' If developed at its maximum potential, the St. Lucie County RLSA (pilot program of 22,384 acres) would result in the development of a "Town" having 12,500 residential units and 5,000,000 sf of non-residential uses (maximum of 2.5 units per gross acre and maximum of 400 sf per residential unit, both from RLSA Figure 5) and a "Village" having 928 residential units and 185,600 sf of non-residential uses (maximum of 2.0 units per gross acre and maximum of 200 sf per residential unit, both from RLSA Figure 5). The combined total potential maximum would be 13,428 residential units and 5,185,600 sf of non-residential goods and services. The following general data & analysis summary by facility type, for reference purposes given the RLSP program and SRA application process, assumes the maximum development potential, and sets forth the facilities that would be necessary if SRA applications allowing the maximum potential development were approved over time. Potable Water and Sanitary Sewer The current Water Use Permits for both Adams Ranch and Cloud Grove utilize a combination of wells from the Floridan aquifer and surface water from reservoirs and surrounding canals including the C-23, C-24 and C-25. Copies of these Water Use Permits have been provided as part of the initial data & analysis. As SRA development may take place over time, the water use for agriculture on those particular SRA lands would end. It is anticipated that no changes will occur in the near future with respect to ~ the Adams Ranch portion of the RLSA Overlay. In the event that Adams Ranch were to move forward with development of any SRAs, it is likely that needed water supply would be drawn from the Floridan aquifer. The development of water and wastewater facilities for the SRA for Cloud Grove (which will be a Town as set forth in the RLSA Overlay and RLSA Figure 5) shall involve the installation of new water supply, treatment, distribution, and storage systems as well as new wastewater collection, transmission, and treatment systems. These water and wastewater systems shall support only that development in a designated SRA within the RLSA Overlay and meeting the criteria for a ''Town''. Any new water and wastewater systems shall be designed and constructed to the latest applicable standards pursuant to the Florida Administrative Code (F.A.C.) and its applicable referenced standard manuals and technical publications. These facilities shall also be designed and constructed to meet the specifications and conditions designated by local, state and other regulatory agencies with jurisdiction, such as St. Lucie County, Florida Department of Environmental Protection (FDEP), Department of Health and Rehabilitation Services, South Florida Water Management District (SFWMD) and contained within applicable energy, plumbing, electrical, building, and fire codes. \... Water Supply Well water drawn from the deep Floridan Aquifer shall support the selected water - 11 - Sl Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 treatment process. Sufficient raw water wells, including spares, shall be provided to support the consumptive use needs dictated by the projected population and usage. The raw water wells shall be designed and permitted to meet SFWMD requirements for groundwater withdrawal and FDEP requirements for well design and construction. ....J The raw water supply to the treatment process shall be from the Floridan Aquifer. The deep Floridan Aquifer is not hydraulically interconnected with the Surficial Aquifer and it does not impact the surficial groundwater table. The Floridan Aquifer is generally not susceptible to contamination from the land surface and therefore offers a high level of water quality. Sufficient pumping units and flow monitoring shall be provided to transfer the raw water to the water treatment facility. Based upon the potential maximums, it is estimated that 4,050,000 gallons per day would be needed for the 13,428 homes and 5.18 million sf of non-residential uses. Detailed hydrological information shall be developed to locate the wells and to identify sufficient water quantity that is obtainable to support the consumptive demands of the water supply system. Based on the results of the hydrological analysis, the raw water supply wells shall be sited to provide the maximum amount of production with the least amount of impact. The siting of the wells shall meet SFWMD requirements for consumptive use along with the Wellhead Protection Standards established by FDEP, as outlined in F.A.C. Chapter 62-555 entitled, "Permitting, Construction, Operation and Maintenance of Public Water Systems", and Ordinance No. 1-330, providing for the ....J interim protection of potable water supply wells, where applicable. Water Treatment The treatment process(es) for the water supply system shall be selected to meet or exceed State of Florida primary and secondary drinking water standards as established pursuant to F.A.C. Chapter 62-555. Standby power shall be provided to sustain the treatment process during temporary loss of electric power. The final design of the treatment processes shall also be based on the well water quality obtained during the hydrological investigation, described above, and the required consumptive demand. Water Distribution and Storage The water distribution system and finished water storage shall be designed and constructed to meet domestic water and fire suppression needs. The water distribution system shall be designed to meet maximum daily domestic water demands plus fire suppression demands established pursuant to the Insurance Service Office (ISO). The water distribution system will be designed to sustain water distribution system pressures of not less than 20-psi under all conditions of service. The water distribution system shall meet the requirements of F.A.C. Chapter 62-555 as well as applicable local, state and other applicable regulatory requirements. 'wi - 12- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 \.,. The use of the potable water supply system for the purpose of landscape irrigation shall be discouraged. Its use shall be dedicated to meet domestic and fire suppression needs only. The use of reclaimed water for such purposes as landscape irrigation shall be provided when available. Wastewater Collection and Transmission The collection and transmission system shall consist of conventional gravity sewers, lift stations, pressurized force mains and other facilities to convey raw sewage to the wastewater treatment facility where it shall be treated prior to discharge or reuse. The design of the wastewater collection and transmission system shall meet F.A.C. Chapter 62-604 entitled, "Collection Systems and Transmission Facilities", as well as applicable local, state and other applicable regulatory requirements. Wastewater Treatment The wastewater treatment facility shall be designed and constructed to F.A.C. Chapter 62-600 entitled, "Domestic Wastewater Facilities" and to applicable local, state and other applicable regulatory requirements. The facility shall be of a municipal-type design capable of supporting the wastewater demands of the development. The design of the wastewater treatment facility may include treatment processes such as solids screening, aeration, clarification, digestion, filtration, disinfection, and bio-solids \..,. management to allow effluent discharge and reuse limitations to be met. Standby power shall be provided to sustain the treatment process during temporary loss of electric power. In addition, the facility shall be designed and located to be neighborhood friendly and to minimize adverse effects to the immediate area surrounding the facility. Based upon the potential maximums, it is estimated that 3,441,150 gallons per day would be needed for the 13,428 homes and 5.18 million sf of non-residential uses. The effluent from the wastewater treatment facility shall be suitable for reuse in applications, when available, such as irrigation of common area, open space, parks, golf courses and residential yards. This aspect of effluent management will reduce the water demands required of the domestic water supply. The reclaimed water system shall be designed and constructed to F.A.C. Chapter 62-610 entitled, "Reuse of Reclaimed Water and Land Application". '-' Transportation It is important to estimate and understand the potential facility needs of the RLSA Overlay with both the 25-year or greater planning period and the 5-year CIP timeframes. Within the 25-year or greater planning period for the RLSA Overlay, the maximum number of new residential dwellings is limited to 13,428, to be supported by a maximum of 5.17 million square feet of non-residential development, if all maximums were utilized (400 sf/du for Town SRA). The Town SRA on Cloud Grove is actually expected to have - 13- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August7,2006 12,000 new residential dwellings and 3.2 million square feet of non-residential development (less than the maximum potential of 12,500 du and 5,000,000 sf). A preliminary transportation facilities assessment of the RLSA indicates that the transportation network would include a regional connectivity expansion, anchored by a extension of Indrio Road westward from 1-95 to Minute Maid Road, a new Florida Turnpike Interchange at Minute Maid Road, and the extension of a paved Minute Maid Road through Cloud Grove to connect with the extended Indrio Road. These improvements may be followed by a northern extension of Minute Maid Road to Oslo Road in Indian River County, to connect with the proposed 1-95 interchange at Oslo Road, currently in the Interchange Justification Report and study phase. Any of these improvements to the regional network will be carefully evaluated as part of the Cloud Grove SRA impact assessment. Due to planning, entitlement and permitting regulations, the amount of potential development that might be expected with the 5-year CIE timeframe is substantially less, perhaps in the range of 1,500 dwellings with 65,000 square feet of non-residential, all of which is expected to occur on the Cloud Grove portion of the RLSA Overlay. In the near term, this amount of development would require a 2-lane rural roadway corridor extending Indrio Road from the existing 1-95 interchange to the Cloud Grove SRA. This roadway corridor will be funded by the developer, a Community Development District, Independent Special District or similar vehicle. Any additional SRA development subsequently submitted for consideration will likewise include an impact assessment that must demonstrate the viability of the transportation network to handle the additional impacts and any improvements that may be needed as a result. Any SRA development that might occur within the Adams Ranch portion of the RLSA Overlay, depending upon its location, could add traffic to CR 68 (Orange Avenue) or SR 70. Both facilities are currently operating at acceptable levels of service, with CR 68 (Orange Avenue) reporting an annual average daily traffic (2004 AADT) volume of 2,951 and currently operating at LOS "A" (at 2-lanes), while SR 70 on the southern boundary of the Adams Ranch has a 2004 AADT volume· of 6,200 and is currently operating at LOS "C". The Florida Department of Transportation is currently acquiring necessary right of way to expand SR 70 to four lanes, with construction identified in the Department's Tentative Work Program. Segments one and two starting at the western County Line traveling east for approximately 10 miles are programmed for construction in 2009. Segments three and four running from the end of segment two to McCarty Road where the existing multi-lane section begins are programmed for construction in 2006 & 2007. Once improved to 4-lanes, SR-70 will have a LOS "C" Service volume (capacity) of 40,800, and will be operating at LOS "A" based upon current traffic volumes, with sufficient capacity remaining to accommodate the potential traffic from any additional SRA development within the RLSA. - 14- ....J ...J ~ '-' St. Lucie County Rural land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 With respect to County roads, both the westward extension of Indrio Road to Minute Maid Road and the southern extension of Minute Maid Road to CR-68 (Orange Avenue) are currently contemplated by the County's Right-of-Way Protection Map, although there are no current plans to construct either of these segments. As mentioned, the Cloud Grove SRA will include the westward extension of Indrio Road to Minute Maid Road and a new Turnpike Interchange at Minute Maid Road, but not any improvements to Minute Maid Road south to the CR 68 (Orange Avenue). The northern extension of Minute Maid road to connect with Oslo Road has been discussed with Indian River County/MPO staff, and while not absolutely necessary to accommodate potential development of Cloud Grove, the facility would provide an important and valuable regional network connection. Further, based upon discussions to date, this connection may be necessary to justify the full 1-95 interchange at Oslo Road. With these improvements, the long-term transportation needs of the RLSA Overlay at the maximum potential development can be accommodated to meet required levels of service. Detailed examination of all of the long~range transportation facility needs will be an integral part of the subsequent traffic analysis required as part of all SRA applications. Solid Waste Disposal The RLSA is located in the unincorporated areas of St. Lucie County. The Board of \.., County Commissioners for St. Lucie County is the only entity authorized to regulate the collection of garbage and its subsequent disposal in the unincorporated area of St. Lucie County. Chapter 1-9 of the St. Lucie County Code Ordinances addresses the requirements for the collection of solid waste materials. All solid waste generated within the County is to be disposed of, exclusively, at a solid waste disposal facility which is operated, maintained, or approved by the Board of County Commissioners. Waste collection for all types of development in the county is mandatory. Beginning in 2006, waste collection bills will be a part of the local property tax bills. The solid waste generation from the 13,428 dwelling unit potential maximum SRA development has been estimated at 9.3 pounds per person per day. Using the maximum potential population of the RLSA Overlay of 33,570 people as the maximum buildout number, that would result in 312,201 pounds of solid waste generation per day or 156 tons per day. The residential waste generation assumption is based upon 9.3 pounds per person per day which is the standard used by the St. Lucie County Solid Waste Division. The non-residential total has been estimated at 5.3 pounds per day/1000sf, based upon 5.18 million square feet and used in a blended allocation, based upon an estimated breakdown of the various categories addressed for the St. Lucie County Solid Waste Division, for a total of 27,608 pounds per day. St. Lucie County has been operating its present landfill since 1978. Recent reviews with St. Lucie County staff indicate that there is sufficient landfill capacity to meet the needs of the Cloud Grovè SRA (written confirmation has been requested and will be '-' - 15- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 supplied as part of the pending Development of Regional Impact application for the "Adams Ranch Stewardship New Town DR!." Policy 68.1.1.1 of the St. Lucie County Comprehensive Plan describes the minimum Level of Service Standards for Solid Waste Services in St. Lucie County. It is anticipated that the current St. Lucie County facilities have sufficient capacity to meet the service demands through at least 2030. Presently, St. Lucie County is exploring alternative disposal methods that, if fully implemented, will result in an indefinite life expectancy for the current County Landfill. While the details are still being completed, it is the objective of the County to implement an energy generation system/ gas production system that will take the bio-mass material being deposited in the landfill and converting it into energy that can then be redistributed back into the market. Expenses for waste removal are borne through user fees. ~ Drainage Adams Ranch currently consists of an intricate system of canals, ditches and water control structures through which the irrigation and drainage needs of the agricultural operations are addressed. Water from Adams Ranch exits the southern or eastern boundary to the C-24 canal. We do not anticipate any changes to the drainage on Adams Ranch in the near future. At this point, the Adams Ranch will continue its current operations with respect to irrigation and drainage. The SSA to be established on the 12,000 acres of the highest quality lands on Adams Ranch will not affect the .J drainage on the property. To the extent that any SRA development is pursued, including the potential 100-acre ecotourism CRD or if in the future the 448-acre village, such development SRA would be required to conduct detailed drainage analysis and address stormwater issues at that time. With respect to Cloud Grove, currently the property consists of a large over-ground reservoir in a series of canals and ditches which provide irrigation and drainage for citrus and other agricultural operations. The contemplated 5,OOO-acre SRA town will include a sophisticated stormwater treatment system which will change the drainage, and which will undergo a complete review through the DRI and state and federal permitting processes. This drainage system will meet or exceed all state and federal requirements. A detailed drainage analysis will be conducted as part of the SRA process, in addition to the DRI process and state and federal permitting for the stormwater system. Natural Resources and Stewardship Factors Many sources were reviewed and analyzed in the course of creating the RLSA over for St. Lucie County, including both existing data and extensive field work, in ground truthing and creating additional data. All publicly available information was reviewed, including but not limited to South Florida Water Management District mapping, NRCS Soils maps, FEMA Flood Zone mapping, aerial photography including historical .....J - 16 - '-' \. ~ St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7, 2006 photography, Florida Native Areas Inventory Data and others. In addition, extensive field work was conducted by EW Consultants and Wilson Miller to create accurate land use cover and classification information as well as to document listed species occurrences. Once the data was collected and assimilated, this was done to determine which species might be considered indicator species, that is, those that if protected would also protect other species. A significant step in the analysis was the determination of appropriate classifications for types of environmental systems located on the Ranch. Based upon extensive field work and analysis of the data, coupled with the professional experience of the scientists employed by both EW Consultants and WilsonMiller, a system of Stewardship Classifications was created, consisting of Habitat Stewardship Areas, Hydrologic Stewardship Areas and Water Retention Areas. The HSA is the Habitat Stewardship Area on the Adams Ranch. There are no HSAs on the Cloud Grove portion. Its purpose is to define an area that provides significant, manageable habitat. First, the public species-presence data for St. Lucie, Indian River and Okeechobee Counties was used to develop lists of federally and state listed species that are likely to use the site. The owners were also interviewed for knowledge of site-specific species presence. The species were divided into groups of varying importance: Caracara and Snail Kite, federally listed species, and state listed species. Additional field observation were conducted. Then a two-step procedure was implemented. First, the relative degree of habitat preference (feeding, breeding, nesting/roosting/denning) for each of the individual species for each of the FLUCFCS types on the site were mapped on a scale of 0-5. Second, the relative importance of the groups of species to the region was scored. The Caracara & Snail Kite habitat preferences were mapped at full value; federally listed at 0.70 and state listed species at 0.30 of their value. Using this map, we reviewed the site for blocks of higher vs. lower habitat values. With this information in hand we drafted an HSA based on the relative habitat values on the site and by assessing the relative ease of land management of the designated areas. The data used to develop the HSA was FLUCFCS data, aerial photography, public species data, information provided by the owners, species-specific research into habitat requirements of the federal and state listed species likely to use the site and intensive on site investigation and observation. The HYSAs are the Hydrologic Stewardship Areas on the Adams Ranch. There are no HYSAs on the Cloud Grove portion. Their purpose is to identify and to protect portions of the landscape that are important to the local and regional hydrology. The Adams property has a number of artesian wells that, via use of the onsite ditch and weir network, are used to hydrate the property. The HYSA was developed to protect the wetlands associated with Cow Creek Swamp and the depressional wetlands located throughout the property, which are linked via the aforementioned onsite agricultural water system. The HYSA was developed by reviewing FEMA flood zone, NSLP, 2004 - 17- St. Lucie County Rural Land Stewardship Area Overlay Supplemental Explanation, Data and Analysis Summary August 7,2006 and historic aerial photography, input from Mike Adams about site hydrology, NWI, FDEP drainage basin boundaries and intensive on site investigation and observation. ...J The WRAs are the Water Retention Areas in the RLSA Overlay. The WRAs were created on the Adams Ranch and Cloud Grove sites by designating the on-site agricultural water retention areas as the WRA. Some of these systems pre-date CUP permitting and are not permitted. The older systems tend to have relatively natural characteristics and provide significant habitat value. The newer systems tend to be more lake-like with lake-style habitat characteristics. The Natural Resource Index map (RLSA Figure 3) is a compilation of all of the various RLSA data, with the darker green representing higher value with the lightest brown representing the least value. NRI values above 1.4 shown as green and NRI values of 1.4 or below shown as brown. The characteristics utilized on the Stewardship Credit worksheet (RLSA figure 2) were established based upon an evaluation of all the data, resulting in a land coverlland use, soil/surface water, listed species and RLSA designations. The fifth category of agriculture was established to recognized the policy direction of St. Lucie County to protect and promote agricultural activities by awarding that index factor where all uses above agriculture were removed (Le., Sending Area Land Use Layers 1, 2 and 3 including Residential Uses, General and Conditional Uses, and Earth Mining andj Processing Uses). These categories were derived as a result of the field work and ....., review of the property, as well as addressing how large areas could best be protected using the Stewardship Program and the professional expertise of the scientists and planners on the team. ...J - 18-