HomeMy WebLinkAboutAgenda Packet 08-28-06
August 28, 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. fLus
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 28, 2006
6:00 P.M.
Invocation
Pledge of Allegiance
1.
CONSENT AGENDA ¿1.7t76.ëíl faro.. ú.¡JfJrWed
CENTRAL SERVICES
Lawnwood Recreation Complex Grant - DEP-Florida Recreational Development Assistance Program
Agreement #F50060 - Approve modification to project elements listed within the Agreement - Consider
staff recommendation to approve the modifications to project elements listed within the DEP-Florida
Recreational Development Assistance Program Agreement #F50060 for the Lawnwood Recreation
Complex.
J'O
PUBLIC HEARINGS
6,¡/rI"¿ ." q j¡J.)D0 b I!# (oPo-> roÆ &due ffi;A¿¡~ 5-ð
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 9/;0-/öt.o ~F./I .:;-: 0
Continued second reading of Ordinance No. 06-030 adopting land development regulations to apply to
property generally7 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.
ADDITIONS AGENDA
August 28, 2006
CONSENT AGENDA
CA1.
AIRPORT
Authorize the Chair to execute the Federal Aviation Administration (FAA) grant for the
construction of the Proposed Parallel Runway 9L/27R for $6,539,438 on receipt of the
FAA Grant Agreement and with prior County Attorney's Office review - Consider staff
recommendation to authorize the Chair to execute the Federal Aviation Administration
(FAA) grant in the amount of $6,539,438 on receipt of the FAA Grant Agreement with the
County Attorney's prior review for the Proposed Parallel Runway 9L/27R.
~o
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 S1. Lucie County Community
Services Manager at (772) 462-1777 or TOO (772) 462-1428 at least forty-eight (48) hours prior to the meeting.
.......
.
AGENDA REQUEST
ITEM NO.
DATE: August 28, 2006
REGULAR [ ]
PUBLIC HEARING [ ]
CONSENT [x]
TO: BOARD OF COUNTY COMMISSIONERS
PRESENTED BY: DON MCLAM
ASSISTANT DIRECTOR
SUBMITTED BY (DEPT): CENTRAL SERVICES
SUBJECT: Lawnwood Recreation Complex Grant
DEP-Florida Recreational Development Assistance Program Agreement #F50060
Approve modification to project elements listed within the Agreement
BACKGROUND: SEE ATTACHED MEMORANDUM
FUNDS AVAIL: N/A
PREVIOUS ACTION:
· August 26,2003, Item No. c-12, the Board of County Commissioners approved the DEP-
FRDAP application for the Lawnwood Recreation Complex.
· July 27,2004, Item No. c-6a, the Board of County Commissioners approved the acceptance
of the DEP-FRDAP grant for the Lawnwood Recreation Complex.
· September 21, 2004, Item No. c-15, the Board of County Commissioners approved
establishment of the Lawnwood Recreation Complex grant fund/Resolution No. 04-246.
RECOMMENDATION: Staff recommends the Board of County Commissioners approve the
modifications to project elements listed within the DEP-Florida Recreational Development
Assistance Program Agreement #F50060 for the Lawnwood Recreation Complex.
MISSION ACTION:
[Jq APPROVED [] DENIED
[ ] OTHER:
Approved 5-0
CONCURRENCE:
Doug Anderson
County Administrator
J~/.
County Attorney~
Originating oep~~ .
Finance: (Check for Copy only, if Applicable)
Coordination/Signatures
Mg1. & ;t.get:
Other: r.Þ
Parks & Recreation
Purchasing Mgr.:
Other:
Eff. 1/97
H:\AGENDA\AGENDA-145 LAWNWOOD GRANT AMEND NO. I.DOC
MEMORANDUM
DEPARTMENT OF CENTRAL SERVICES
TO: BOARD OF COUNTY COMMISSIONERS
FROM: Don McLam, Assistant Director
DATE: August 28,2006
SUBJECT: Lawnwood Recreation Complex Grant
DEP-Florida Recreational Development Assistance Program Agreement #F50060
Approve modification to proj ect elements listed within the Agreement
******************************************************************************
BACKGROUND: On July 27, 2004, Item No. c-6a, the Board of County Commissioners
approved DEP-Florida Recreational Development Assistance Program Agreement #F50060 to
assist with funding in the development of the Lawnwood Recreation Complex. Improvements
include new soccer fields (2), playground, picnic pavilions, renovated handball courts, renovated
restroom, hikelbike trail, sidewalk, fencing and landscaping. Staff submitted a request for
modification on two separate items listed within our DEP-FRDAP Grant Agreement, they are:
1. CONSTRUCTION OF 1.S-MILE HIKEIBIKE TRAll-. As a result of future development
planned in areas intended for the hiking trail and thus reducing the amount of open space
available for this project element, staff requested that the funds designated for this project
element be used toward the purchase and installation of the picnic pavilions.
2. RENOVATION OF RESTROOM AT TENNIS AREA TO PROVIDE HANDICAP
ACCESS. The renovation of the restroom facility located near the tennis courts was
accomplished during the application process of the grant and staffhas requested instead
to renovate an existing restroom where the new soccer fields will be located. This
restroom is in need of renovation to provide handicap access.
Our request to amend the list ofproject elements in our DEP-FRDAP Agreement #F50060 has
been approved by the Department (Amendment attached) and staff is seeking the Boards
approval to move forward with these modifications.
RECOMMENDATION: Staff recommends the Board of County Commissioners approve the
modifications to project elements listed within the DEP-Florida Recreational Development
Assistance Program Agreement #F50060 for the Lawnwood Recreation Complex.
Depártment of
Environmental Protection
Jeb Bush
Governor
Marjory Stoneman Douglas Building
3900 Commonwealth Boulevard
Tallahassee, Florida 32399-3000
Colleen M. Castille
Secretary
July 11, 2006
Mr. Bill Hoeffner
Grants Writer
St. Lucie County
2300 Virginia Avenue
Fort Pierce, Florida 34982
Re: Lawnwood Recreation Complex
FRDAP Agreement #F50060
Dear Mr. Hoeffner:
This is to respond to the request by the St. Lucie County to amend the list of project elements in
the above referenced agreement.
The Department of Environmental Protection has considered this request to modify the project
elements by deleting "bike trail and tennis court restroom" and inserting "picnic pavilion and
soccer field restroom renovation". This modification will be effective upon full execution by
you below and will constitute an amendment to your contract. Once you have executed this
modification, return the original to us. Please retain a copy for your records.
If you have questions in this regard, please call us at 850/245-2501. Thank you for your
attention to this matter.
Sincerely:
Mary Ann Lee
Community Assistance Consultant
Division of Recreation and Parks
, ~-Y\
EXECUTE THIS Jl:.pA Y OF
(/'
,2006
n¡\/~UiL' Prc~ectio;" Le:;2~ Proc:s:-~'
Printed on recycled poper.
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, PRHv'jÞu~Y RECREATION AREAS, AND ,FACILiT!ES: Including, but n.ot limited to, beach access, picnic
facilities, fishing piers, ballfields, tennis courts, trails, trailheads. etc. Costs of planning and site preparation should he
included within the cost of each element. Jfthis is a trail project, list the uses or types of trails.
Quantity Description I Estimated Cost
2 Construction of two new soccer fields $136,000' ,
N I Construction of new playground between existing softball fields. $54,000'
E
W 6 Construction of 6 picnic pavilions in proximity of existing softball fields and
new soccer fields. $30,000' .
I Construction of 1.5 mile hikelbike trail $30,00~
R 4 Renovation of tennis courts to include replacement of fencing around four $60,000'
E courts and construction of concrete border around exterior of four courts to
N eliminate deterioration and cracking of court perimeter.
0
V 2 Renovation (resurfacing) of two handball courts. ,,$15,000'
A
T
I
0
N
S
~ Total Primary $325,000
¡
SUPPORT FACILITIES AND IMPROVEMENTS: Parking, restrooms; landscaping, security lighting, and
other such costs should be included under support costs. Costs of planning and site preparation should be included
within the cost of each element. Amenities such as benches, trash cans, utilities, water fountains, or bike racks will
receive no points when being scored.
Quantity Description I Estimated, Cost
1 Construction of sidewalk access to new playground area $5,000 "
N I Construction offencellandscape barrier between two new soccer fields and
E adjacent private property (church). $40,000' .
W
R I Renovation of restroom at tennis area to provide handicap access. $30,000
E
N
0
V
A
T
I
0
N
S
Total Support $75,000
ì
"
.,
TOTAL COST OF PROPOSED PROJECT $ 40!1.POO
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Page 6 of23
FPS-AD33
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ADDITIONS AGENDA
August 28, 2006
CONSENT AGENDA
CA 1. AIRPORT
Authorize the Chair to execute the Federal Aviation Administration (FAA) grant for the
construction of the proposed Parallel Runway 9L/27R for $6,539,438 on receipt of the
FAA Grant Agreement and with prior County Attorney's Office review - Consider staff
recommendation to authorize the Chair to execute the Federal Aviation Administration
(FAA) grant in the amount of $6,539,438 on receipt of the FAA Grant Agreement with the
County Attorney's prior review for the proposed Parallel Runway 9L/27R.
NOTICE: All Proceedings before this Board are electronically recorded. Any person who decides to appeal any action taken by the
Board at these meetings will need a record of the proceedings and for such purpose may need to ensure that a verbatim record of
the proceedings is made. Upon the request of any party to the proceedings, individuals testifying during a hearing will be sworn in.
Any party to the proceedings will be granted the opportunity to cross-examine any individual testifying during a hearing upon
request. Anyone with a disability requiring accommodation to attend this meeting should contact the 5t. Lucie County Community
Services Manager at (772) 462-1777 or TOO (772) 462-1428 at least forty-eight (48) hours prior to the meeting.
AGENDA REQUEST
ITEM NO. CA1
DATE: August 28, 2006
REGULAR [ ]
PUBLIC HEARING [ ]
CONSENT [X]
PRESENTED BY:
';:~1~~:r;':-~i*,"))¥~"''''¡Nj$''þß¡-R~~;{r'~~'''''Q.~~'¡'¢J1.¡¡'j¡i¡.,'N~7k~'~';?j,¡;)?;~","'¡'i"~"'i~.;;:I;lr,'¡:;~Ò~~D;~";~'f..::;f"i1,;þJ-¡.,,.,,:\\w,:¡i(:-
TO: BOARD OF COUNTY COMMISSIONERS
SUBMITTED BY: Airport
Diana Lewis
SUBJECT: Authorize the Chair to execute the Federal Aviation Administration (FAA) grant for the
construction of the Proposed Parallel Runway 9L/27R for $6,539,438 on receipt from the FAA and
with prior County Attorney's Office review.
BACKGROUND: This grant will fund the initial construction phase for Proposed Parallel Runway
9L/27R, which has already been bid. This grant includes entitlement funds in the amount of
$251,581 for 2006 and 2007 with the balance coming from a discretionary grant. The total project
amount is $6,881,618 with FAA funding $6,539,438, FDOT funding $171,090 and a local match of
$171,090.
The FAA has not received the grant paperwork but anticipates it prior to August 30, 2006. The grant
must then be executed by August 31, 2006. Since the only Board meeting remaining in August will
likely not correspond to when the grant offer will be provided by the FAA, this request is to
authorize the Chair to sign the grant on receipt with the prior review of the County Attorney's Office
so that the signed grant may be returned to the FAA prior to their August 31, 2006 deadline.
FUNDS A V AILABLE IN ACCT#: Fund number to be determined.
PREVIOUS ACTION: August 2004 FAA $527,000, August 2005 FAA $708,931, August 2006 JPA
$188,775.
RECOMMENDATION: Staff recommends that the Board of County Commissioners authorize the
Chair to execute the Federal Aviation Administration (FAA) grant in the amount of$6,539,438 on
receipt from the FAA with the County Attorney's prior review for the Proposed Parallel Runway
9L/27R.
COMMISSION ACTION:
"APPROVED [ ]DENIED Approved 5-0
[ ]OTHER:
CONCURRENCE:
Reviews & Approvals
County Atto~ ,)~I"F OMB
Originating Dept: X..... ~ Other:
Finance:(Check for Copy only, Ifapp1icable)
Purchasing
Other:
/ I
.
STAFF REPORT
Board of County Commissioners
Diana D. Lewis, Airport Director
August 26, 2006
Authorize the Chair to execute the FAA grant for the construction of the Runway
9L127R on prior review by the County Attorney's Office
To:
From:
Date:
Subject:
The Federal Aviation Administration (FAA) advised staff on August 24, 2006 that in order to obtain
a grant in this fiscal year, the FAA grant offer must be accepted and returned to the FAA's office as
noted in their letter by no later than August 31, 2006. The inability to meet this time frame would
mean that the project would then have to compete for any available discretionary funds in the
following fiscal year.
This grant will fund the initial construction phase for proposed Runway 9L127R in the amount of
$6,539,438. The total project amount is $6,881,618 with FAA funding $6,539,438, FDOT funding
$171,090 and a local match of$171,090.
The FAA has not received the grant paperwork but anticipates it prior to August 30,2006. The grant
must then be executed by August 31, 2006. Since the only Board meeting remaining in August will
likely not correspond to when the grant offer will be provided by the FAA, this request is to
authorize the Chair to sign the grant on receipt with the prior review of the County Attorney's Office
so that the signed grant may be returned to the FAA prior to their August 31, 2006 deadline.
Staff recommends that the Board of County Commissioners authorize the Chair to execute the FAA
grant in the amount of$6,539,438 on receipt from the FAA with the County Attorney's prior review
for the Proposed Parallel Runway 9L127R.
"
August 28, 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
AM., then public hearings will be heard at 9:00 AM. 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 28, 2006
6:00 P.M.
Invocation
Pledge of Allegiance
1. CONSENT AGENDA
CENTRAL SERVICES
Lawnwood Recreation Complex Grant - DEP-Florida Recreational Development Assistance Program
Agreement #F50060 - Approve modification to project elements listed within the Agreement - Consider
staff recommendation to approve the modifications to project elements listed within the DEP-Florida
Recreational Development Assistance Program Agreement #F50060 for the Lawnwood Recreation
Complex.
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
Continued 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 TOO (772) 462-1428 at least forty-eight (48) hours prior to the meeting.
Aaenda ReQuest
Item Number:_2_
DATE: August 28, 2006
TO: Board of County Commissioners
REGULAR [ ]
PUBLIC HEARING [X]
CONSENT [ ]
PRESENTED BY:
SUBMITTED BY: Growth Mqmt. / Strateqy & Special Projects
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: This Comprehensive Plan Amendment was approved by the Board of County
Commissioners for transmittal to the Florida Department of Community
Affairs (DCA) on October ii, 2005 during Transmittal Round RLSA 06-1.
The applicant has responded to the DCA Objections, Recommendations and
Comments report as reflected within the revised Goals, Objectives and
Policies of the Plan Amendment.
FUNDS AVAILABLE: NA
PREVIOUS ACTION: This item is a continuation from the August 14th public hearing. At that
meeting, the Board continued this item in order to allow the applicant to make
requested revisions to the proposed comprehensive plan
amendment Goals, Objectives and Policies (GOPs) in consideration of
changes requested by the Board and those recommended by MSCW Inc, as
the County's review consultant for this project. 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 referenced as Exhibit B.
RECOMMENDATION: Staff recommends that the Board approve with conditions the proposed
Comprehensive Plan Amendment through the adoption of Ordinance No. 06-
031.
COMMISSION ACTION: CONCURRENCE:
~ APPROVED [] DENIED [ ] OTHER:
Continued to 9/12/06 at Approved 5-0
6:00 p.m. or as soon
there after as it might be
heard.
County Attorney: _
Originating Dept: _
Douglas M. Anderson
County Administrator
Coord ¡nation'S ia natu res
Management & Budget:
Finance:
Environ. Resources:
Purchasing _
COUNTY ADMINISTRATION
MEMORANDUM
TO:
Board of County Commissioners
DATE:
Michael Brillhart, Strategy & Special Projects Director
Ml)
August 25, 2006
FROM:
RE:
Summary of Revisions to the Rural Land Stewardship Goals, Objectives and
Policies and Land Development Regulations as Prepared by the Applicant
The applicant for the proposed Rural Land Stewardship comprehensive plan amendment
has prepared a summary of the revisions made to the Goals, Objectives and Policies and
to the Land Development Regulations (attached). The revisions include requested changes
made by the Board of County Commissioners, the Planning & Zoning Commission, County
staff, MSCW Inc., the Environmental Advisory Committee, the Treasure Coast Regional
Planning Council, the South Florida Water Management District, and the Florida
Department of Community Affairs.
,
S1. Lucie County Rural Land Stewardship - 1
Summary of revisions to GOPs and LDRs to address comments by the BCC, P&Z, County
staff, MSCW, EAC, the TCPRC, the SFWMD and the DCA.
Revisions Between August 14 and August 28,2006
1. Reinforced Stewardship Credit generation methodology
a. Revised Policy 1.9 and Figure 2
2. Distinguished RLSA Town and RLSA Village
a. Full search and replace of terms
3. Reinforced use of Credits only in approved SRAs
a. Revised Policy 1.15
4. Size of SRA
a. Revised all references to minimum size of Village to 500 acres
5. Removed Hamlet as a form of SRA
a. Full Policy search and delete and modified Figure 5
6. Added provisions for Wildlife Corridor
a. New Policy 3.9
7. Economic Development
a. Added Policies 4.3.1, 4.3.2, 4.3.3
8. Community Park size
a. Revised all references to applicable County LOS level of 5 acres per 1000
people
9. Compact Rural Development
a. Revised all references to permitted uses and size restricting and limiting CRD
10. Utilities
a. Revised, revised and continuing to work with staff on Policy 4.13
11. Fiscal Impact Model
a. Revised Policy 4.16
12. Green building technology
a. New Policy 4.25
13. Modified definitions
14. LDRs modified accordingly with GOP revisions
15. Wordsmithing and language changes as requested
8/23/2006-172999 Ver: 02!· AMEGRATH
CA#43
04695-000-001- PWRK- 29010
WPB 899131.1
St. Lucie County Rural Land Stewardship -
Summary of revisions to GOPs and LDRs to address comments by the 8CC, P&Z, County
staff, MSCW, EAC, the TCPRC, the SFWMD and the DCA.
2
Revisions Between July 11 and August 14,2006
1. Review of RLSA
a. New Policy 1.19
2. Expansion of RLSA
a. New Policy 1.20
b. New Policy 1.21
3. Master Plan clarification
a. Revised Policy 4.6.1, 4.6.2, 4.6.3 and 4.6.4
4. Clarify Restoration Credit timing
a. Revise Policy 3.8
5. Protection of SSAs
a. Revised Policy 3.11 and Policy 3.12
6. LDRs modified accordingly with GOP revisions
7. Revised utility language
8. Wordsmithing and language changes as requested
Summary of Revisions Between September 2005 and July 11, 2006
1. RLSA program
a. New Policy 1.3,
b. Revised Policies 1.4, 1.6, 1.7, 1.8,1.9,1.13,1.16,
c. Revised RLSA Figures 1, 2, 3 and 4 (formerly Attachments A, 8, C and D),
d. Revised Policies 4.1 and 4.5,
e. Revised RLSA Figure 5 (formerly Attachment E),
f. New Policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4
g. Revised Policies 4.12,4.13,4.14.1,4.14.2,4.15 and 4.16
2. Clarified Comprehensive Plan Amendment needed to expand RSLA boundary
a. New Policy 1.4
3. Specify land management measures and responsible party
a. Revised Policies 1.6, 1.7 and 1.8
8/23/2006- 172999 Ver: 02'- AMEGRATH
CA#43
04695-000,001- PWRK- 29010
WPB 899131.1
,
St. Lucie County Rural Land Stewardship - 3
Summary of revisions to GOPs and LDRs to address comments by the BCC, P&Z, County
staff, MSCW, EAC, the TCPRC, the SFWMD and the DCA.
4. Specify measurable criteria and mechanisms to protect natural resources once
stewardship credits are generated in SSA
a. Revised Policies 1.6, 1.7 and 1.8,
b. Revised Policies 3.1,3.2,3.3,3.4,3.6,3.7,3.8,3.9,3.10,3.11 and 3.12
5. Specific and measurable criteria for the adjustment of factor values
a. Revised Policies 1.8 and 1.10
6. Clarified transfer of stewardship credits
a. Revised Policies 1.13 and 1.14
b. New Policy 1.15
7. Agriculture Bonus Credit
a. Deleted bonus credit from Policy 2.5
8. Cultural Heritage Stewardship Credit
a. Revised Policy 2.6
9. Compatibility between development in the RLSA located near or adjacent to potential
Everglades Restoration
a. Revised Policies 3.1, 3.2, 3.3, 3.4, 3.8, 3.9, 3.10, 3.11, 3.12, 4.9, 4.10 and 4.11
10. WRAs used for SRAs restricted from generating Credits
a. Revised Policy 3.3
11. Restoration plan and credit issuance
a. Revised Policy 3.8
12. Utility transmission line prohibition
a. Revised Policy 3.11
13. Condemnation language
a. Revised Policy 3.12
14. Amendment to address SRA service boundaries
a. Revised Policy 4.1,
b. New Policies 4.15.1 and 4.15.2,
15. Open Space
a. Revised Policy 4.4,
b. New Policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4,
16. Affects on the functional value of HSAs and WRA by public uses
a. Revised Policy 4.20
8/23/2006- 172999 Ver: 02!- AMEGRATH
CA#43
04695-000-001- PWRK- 29010
WPB 8991311
81. Lucie County Rural Land Stewardship - 4
Summary of revisions to GOPs and LDRs to address comments by the BCC, P&Z, County
staff, MSCW, EAC, the TCPRC, the SFWMD and the DCA.
17. Coordination of pedestrian, bicycle, and greenway facilities in the SRAs.
a. New Policies 4.6.1 and 4.6.2
b. Revised Policy 4.11
18. Define Edge of SRA
a. New Policy 4.11
19. SRA Road Connections
a. Revised Policy 4.10
20. Facility Needs
a. Revised Policies 4.12, 4.13, 4.16 and 4.24
21. Clarified that public facilities to be completed concurrent with the impacts of
development.
a. Revised Policies 4.13 and 4.16
22. Centralized and Decentralized Community water and wastewater utilities.
a. Revised Policy 4.15
b. New Policies 4.15.1., 4.15.2, 4.15.3
23. Rural Economic Activity
a. Revised Policies 4.1, 4.2, 4.6
b. New Policy 4.3
c. New Policies 4.6.1, 4.6.2, 4.6.3 and 4.6.4
d. Revised Policies 4.12, 4.13 and 4.16
24. Public Benefit Uses
a. Revised Policy 4.16
25. Affordable Housing Methodology
a. Revised Policy 4.19
b. New policy 4.21
c. New policy 4.22
26. Intergovernmental Coordination
a. New Policy 4.23
27. Integrated reuse system
a. New Policy 4.24
8/23/2006.172999 Ver: 021-AMEGRATH
CA#43
04695.000-001- PWRK· 2901 0
WPB 899131.1
St. Lucie County Rural Land Stewardship - 5
Summary of revisions to Gaps and LDRs to address comments by the BCC, P&Z, County
staff, MSCW, EAC, the TCPRC, the SFWMD and the DCA.
Summary of Revisions to Figures
1. Revised RLSA Figure 1 Overlay
a. Open space
3. Revised RLSA Figure 2
a. Specific and measurable criteria for the adjustment of factor values
b. reformated
4. Revised RLSA Figure 3 NRI Map
a. Index value acreages
b. Specific and measurable criteria for the adjustment of factor values
5. Revised RLSA Figure 5 Characteristics Chart
a. Open Space in Hamlets/CRD
b. Minimum and maximum intensities
c. Centralized and Decentralized Community water and wastewater utilities.
d. Well and septic
Other:
1.
2.
3.
Voluntarily opted to go through the DRI process, although F.S. allows an exemption
Miscellaneous revisions to definitions in GOPs and LDRs
Miscellaneous language changes and wordsmithing throughout Gaps and LDRs, after each
meeting, conference call and public hearing
8/2312006. 172999 Ver: 02!M AMEGRA TH
CA#43
04695-000-001- PWRK- 29010
WPB899131.1
if-'brT'r::~~~'\::'~~~'
[1 ~~_~_,
Excellence in Education
The School Board of S1. Lucie County
4204 Okeechobee Road
Fort Pierce, Florida 34947 . (772) 429-3600
Board Members
V.athrvn rlenslev::hallcwn
¡:;r .John Carvellivlce ·2halrman
Dr Samuel S ·3alnes
Sarol A Hilson
Dr Judl M¡iier
St. L1.lcie Co1.lntý
pù.blic Schools
Superintendent
Mlcha~1 Lannc:~,
Via FAX 4Ô2-2131
August 25. 2006
Michael Brillhart. Strategy and Special Projects Director
SI. Lucie Count v
2.100 Virginia Avenue
Fort Pierce. FL .14954
RE: Proposed Rural Land Stewardship Area-Comprehensive Plan Amendment
Dear Mr. Brillhart:
This Ictter is to provide input on behalf of the School District for proposed Rural Land
Stewardship Area (RLSA) overlay comprehensive plan amendment as outlined in your August
16. 2006 memorandum. As we understand it. the proposed RLSA transfer and credit of density to
a common Stewardship Received Areas (SRA) that will provide a mure dense development than
currently allowed for the proposed receiving areas. We also understand that tht: dt:signated SRA
or Cloud Grove win be subject to development approval thru the Development of Rq:donai
Impact approval.
The issues we agree that may provide enhancements in our ability to meet the needs of tht:
students and families in St. Lucie County are:
1. Clusterin~ development to create higher densities: At very low density areas publit.:
transportation is not economically feasibly. The clustering of developement wi]] increase
transportation efficiencies and may make public trar.sportJtion feasible. The Schooì
District must provide transportation for all children in the public s~ho()ls that livc beyond
a 2-mile distance or in areas that are considered hazardous. When we transport students.
the School District gets reimbursement tor transportation based upon a State tÒnllula.
Oftcn we are not fully reimbursed for transportation hecause the inet1ìciencies hevond
our control (e.g. location of homes, density length ora rout..: and time a student must
spend on a bus) stated in the reimbursement formula as average hus occupancy Thc
clusrcring of development and proper locating of sch()()ls in the SRA's wi]J decrcast.: tk
n..:ed for school transportation and wiil increase our transpol1atio!1 eiTiciencics and
possibly maximize the reimbursement for transportation by the State It most certain I!
wi ] reduce travel time t()¡' our students.
~í..~·O~EN;- 0-<,
0'0 SEAL OF ~ö
Ó BEST ~
it FINANCIAL ~
~ MANAGEMENT .ò
"y PRACTICES ~
ACCREDITED SYSTEfl.l-WIDE BY THE SOUTHERN ASSOCIAT,,:::N ClF ,:C:'c:::GE.3AN~" H(}J:.
The School Soard of Sf. LUGI/:? Counrv IS an Equal ','JppOt1!!t1Ir'r' Allenc',
August 24, 2006
Michael Brillhart
Proposed Rural Land Stewardship Area-Comprehensive Plan Amendment
.
2. Master Planning of the SRA: The review of the SRA as a DR! will assure that adequate
public facilities requirements are met and proper number and placement of school sites
are considered and required as a part of the development approval.
We truly appreciate the interaction with the County and asking for our input at the planning
stage. Because of the timing of the request, we have not presented the issues to the School
Board. Please call me at (772) 429-3640 if you have any questions.
Sincerely,
1Il øf [ J-¿j.--
Marty E. Sanders, P.E.
Executive Director of Growth Management, Land Acquisition & Inter-Governmental Relations
MES/mtf
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cc: School Board Members
Michael Lannon
Dan Harrell, School Board Attorney
~
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PRESIDENT & C.E.O.
Stephen R. Miller, 1'.E.
EXECUTIVE VICE PRESIDENT & C.O.O.
Kevin T. Walsh, !'.F..
EXECUTIVE VICE PRESIDENTS
.Ial11e> ,\. Sl·lIen. ¡"\.S.!'.
CnollJ. Conner. I'.L.
VICE PRESIDENT IX C.LO.
II. \X'illiam Cook, C!'A
VICE PRESmENTS
R. L1Ilcc HCllnl'U, EE.
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A. (;Wf 'fl'\' ;-vIeNeil!. AIC]'. H.L\
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(¡rlando. F\. .\2H 1'1
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NORTH CENTRAL 1'1.0RIDA
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\1,\ ELECTRONIC i\L\IL
.\ugust 2-+, 2006
1\[1'. Robert Nix, Dircctor of C;rowth Managcment
1\1r. Michael Brillhart, Strateg\ and Special Projects Director
St. Lucie County
2.300 Virginia ,\ venue
h. Pierce, FL 3-+82
Sl'BJECT:
Rural Land Stewardship Program
MSC\X' No.: 06-0121
Gentlemen:
.\s a follow up to our initial reports (July 11) and presentation (August 1-1-),
1\[SC\X' is providing the following policy recommendations on selected issues
in preparation for thc .\ugust 28, 200ó meeting of the St. Lucie County Board
of County Commissioners. With satisfactory resolution of these issues, I\lSC\'Ç'
recommends you approve the Comprehensi\'e Plan Amcndment and proposed
Land Development Regulations to create a Rural Land Stc\vardship Program in
St. Lucie Coun!:';.
.-\s of this writing, 1\ISC\X' has not evaluated the latest drafts of the proposed
Land Development Regulations or Comprehensive Plan Amendment.
Accordingly, somc or all of the issues described belO\v may be adccluateh-
addressed in the re\·ised draft language.
For the recommendations below, CP refers to Comprehensive Plan, and LDR
refers to Land Dc\-elopment Regulations.
1. Vision
a. Discussion: .:\ clear counr:'\vide vision avoids piecemeal
decisions about land development patterns, the location of the
t' rban SelTice Boundary, the location of Rural Lands
Ste\vardship areas, the location of conSetTatlO11 areas,
interconnection of existing and new transportation systems and
road\vays, and other important components comprising the
fabric of \'our community.
. .
b. Policy Recommendation: (CP) The Count'; shall appro\'C no
more than one IU,S.-\ Ste\vardship Receiving .-\rea (SR.'\) until
the COUl1lì' has dC\'eloped and adoptcd a SC1-\'ear or Build-Out
SOUTHEAST FLOIUD^
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\ls1On for conselyaUOn, growth and de"e!opment in
unincorporated St Lucie County, pursuant to Section 163.317ì
(1.)), F.S.
2. Size/Sustainability
a. Discussion: ,\. Ste\vardship Receiving .-\rea (SR.\.) must be
large enough to discourage spra\vl, and remain sustainable and
financially feasibility once it is de,'c!oped. :\n acreage threshold
in itself is not indicative of Slze, since density may \·ary. For
comparison, a development \vith 1500 d\velling units \vould
theoretically generate 705 students (using the county generation
rate of 0,47/ household), which is short of the county's
standard of H20 students. At 2.5 dwelling units/acre, this
would ec.luate to 600 acres. Compact units of development may
be prcwided \vithin the SRA, as presented in the Master Plan.
Financial feasibilit\, 1$ not necessarily S\'nOlwmous with
. . . .
sustainability. . \ project may be fiscally neutral as it pertains to
county financing, but may be physicalh', economically, and
socially deficient as it concerns the residents. For example,
long commuting time may not be a financial burden to the
County, but could certainly be an inconvenient burden to
residents.
b. Policy Recommendation: (CP & LOR) To minimize spra\v\
and better assure community sustainability, all appnwed lU-S.\
Stewardship Recei,'ing .\reas (SR.\s) shall be of sufficient size
and or residential density to support at least one elementary or
kindergarten through eighth grade (K-8) school as a focal point
of the community. Eliminate or sufficiently limit Compact
Rural De\'c!opments (CRD) and Hamlets if no rmnimum size is
established for an SR.\.
3.
Recreation and Publicly Useable Open Space
a. Discussion: Though the provision of \'ast areas of open
space in Stewardship Sending .\reas is commendable, the
prm'ision of open space and recreational areas which are
useable by the public should be maximized within the SR.\s to
improve the yuality of life. .\dditionally, the amount of open
space among smaller units of developments \vithin S~\s
should be consistent with the rest of the SR..\.. and consistent
with County standards.
Page :2
\11' B()h '\1'0 and \lIchaeì B1'illharr
\ Ui!usr 21. 2UII(,
SOUTHEAST 1'1.01<11>,\
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\W' ('/'catc lasting c01ll1lllillÌties.
b. Policy Recommendation: ..\11 Stewardship Recci\-ing .\reas
(SR:\s) shall provide at least 5 acres of useabk park and open
space per 1,000 persons (5 acres/ 1,(JOO persons). C seable park
and open space excludes areas such as retention ponds, rights-
of-\vay and golf courses. .\11 useabk park and open space must
be dedicated to, and O\vned and maintained by, a public agency
or homeO\vners association and must be accessible to the
general public. :\dditionalh', there shall be a minimum of one
Neighborhood or Community Park of 5 to 25 acres tn Slze
setTing each increment of up to 5,O(JO persons. (LDR)
4. Housing Affordability
a. Discussion: ,\ range of housing affordability should be
provided according to area needs. It is our understanding that
the County has received a report which determines that the
County's housing market requires eight percent of new housing
stock be pro\-ided to accommodate demands for housing
among tncome ranges from low to moderateh'-low, to
\vorkforcc range incomes.
b. Policy Recommendation: \X/ork in progress.
5. Intergovernmental Coordination
a. Discussion: Land and resource planmng of the magnitude
proposed in the RLS.\ program \vill likely ha\'e reglOnal
impacts that must be coordinated among affected governments.
b. Policy Recommendation: St. Lucie County shall encourage
all neighboring governments, St. Lucie County constltutional
officers, and public and quasi-public utility and service
prcwiders within St. Lucie County to revie\v and prO\-idc
comment on all proposed RLSA Stewardship Sending .\reas
(SS.\s) and Ste'I.vardship Receiving ,\reas (SR,-\s). The County
shall establish reasonable procedures for the re\-iew and
comment process. (LDR)
6. Procedure for Review and Approval
a. Discussion: .\mple time for public participation and staff
re\'iew of proposed lU,S.\s will ensure consensus building and
better planning and design.
b. Policy Recommendation: The St. ] ,UC1C County staff re\'iew
of any proposed RLS.-\ Stewardship Sending .\reas (SS.\s) and
Stewardship Recei\-ing ,\reas (SR.\s) shall proceed in the same
manner as pnwided by the County's Comprehensin: Plan and
Page .)
\[r B()b '-'lX and \!tchae) BnL1han
\Ul~t"t 2+. 2111)(,
SOUTHEAST FLORIDA
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V:1e create lasting communities.
De\'elopment Re\'iew process. Should the establishment of a
SH.... \ require an ..-\pplication of Development .-\pproval (..-\0..\)
for a De\"Clopment of Regional Impact (DIU), the Regional
Planning Council process for AD.\/DRI review shall be
applied. (LDR)
7. Utilities
a. Discussion: The prm"ision of utilities to an SRe\ should be
planned in concert with the County's Vision, the County's
L" rban Services Boundary, and an exam111auon of financial
feasibility.
b. Policy Recommendation: Any acquisition, acceptance,
operation, maintenance Of expansion by St. Lucie County of
water or wastewater treatment plants or other utilities required
to setTe an SRA shall be shown to be financiall,' feasible
and/ or fiscally neutral prior to any such County acqUlsiuon,
acceptance, operation, maintenance Of expansion. (Either CP
and/or LDR)
8. "Green" Building Standards
a. Discussion: Em-ironmentally-friendly and energy eŒcient
construction standards should be promoted in St. Lucie
County.
b. Policy Recommendation: St. LUCie County should
encourage the use of building standards developed by the
Leadership in Energy & Em-ironmental Design (I J"~ED)
initiative. (LDR)
9. Roadway Accessibility
a. Discussion: Sustainable development is dependent upon a
cOlwenient road\vay network; adequate connecti\-ity is highl~'
desirable. :\ cOllnt\'\vide roadway network should be
, .
considered as part of the visioning process outlined in item I
abo,-e.
b. Policy Recommendation: SR.\s should be located adjacent
to at least one COllnty or state-designated road. The number of
connections to and from the SR..\ shall be determined during
the SR.\ revie\v and apprm"al process as outlined in the LDR.
I\Iultirle connections to the internal road system, and access to
multiple coun~' or state designated roads is the most desJIable
design.
Page ..t
\[1'. B()b ~l" Clnd \¡¡chad BrillhClrt
\ll,l(llS¡ 2~. 211111,
SOUTHEAST FLORIDA
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We create ItHting communitics.
Please contact me or Jim ~\naston-Karas, Planning Team ~lanager at
772.41 <) .200?' to further discuss these recommendations or interrelated issues.
Sincerely,
~(f~trcé7~
Team Lcader
C: James .\. Sellen
.I ames ;\nas ton - Karas
Page 5
\[1'. Bob ~l:-; ,me! \[¡chad Brillhart
\ u~u~t 2-1. 2111 II,
BOARD OF COUNTY COMMISSIONERS
ST. LUCIE COUNTY, FLORIDA
SPECIAL MEETING
Date: August 14, 2006
Convened: 6:05 p.m.
Adjourned: 1 :20 a.m.
Commissioners Present: Doug Coward, Chairman; Frannie Hutchinson, Joe Smith, Chris Craft,
Paula Lewis
Others Present: Ray Wazny, Asst. County Administrator; Faye Outlaw, Assistant County
Administrator; McIntyre, County Attorney; Mike Brillhart, Strategy & Special Projects Director;
Robert Nix, Growth Management Director; Vanessa Bessy, Environmental Lands; Lauri
Heistermann, Deputy Clerk
Opening comments were made by Mike Brillhart, Strategy & Special Projects Director
1. PRESENTATION
Presentation By County Consultant/MSCW Inc. on the rural Land Stewardship
Comprehensive Plan Amendment and Land Development Regulations.
A presentation was given by MSCW Inc. James Karas, Planning Team Manager
addressed the Board. He reviewed MSCW's credentials.
He stated tllat there are about 193,000 acres that are west of the urban service
boundary. Of that tllere are committed acreage, which are consumed by preserved
wetlands some DRI's, the Rurals Lands Stewardship progranl, conservation and lands
dedicated to tlle comprehensive everglades restoration program. He stated tllat they
looked at tlle Comprehensive Plan Amendment and Ùle Land Development
Regulations.
ESSENTIAL IMPROVEMENTS
1. Jim Karas ~tated tllat a Countywide vision avoids piecemeal decisions about
land patterns, USB, RLSAs, conservation areas, etc. He stated Ùlat ùley had been
discussed with tlle applicant and staff that ùley have based Ùle Rural Land Stewardship
proposal on Comprehensive Plan and Ùle work of Ùle Committee for the sustainable
Treasure coast. They have suggested Ùlat after 5 years Ùlere be a review. He informed
tlle Board Ùle MSCW's recommendation for this issue would be Ùlat until Ùle county
adopts a long-term (50 year to buildout) western area vision, no more Ùlan one SRA
shall be approved (CPA)
2. The next issue addressed was Ùle size of Ùle SRA to ensure sustainabilityand
financial feasibility. He stated Ùlat Ùle policy recommendation would be Ùlat Ùle
minimum size should support an elementary school.
3 The next issue addressed was sufficient SRA size and density to encourage
diversity and range of housing prices. He stated ùlat ùlÍs was not addressed in Ùle
proposal oÙler than stelting that housing aflordability follows the guidelines Ùlat are
consistent with DCA rules.
4. The next issue addressed was SRA forms should avoid sprawl. In Stewardslúp
receiving areas sprawl should be avoided. He stated that thier policy recommendation
would be to omit or limit approval of Hamlet and CRD's; Ensure SRA's are hu-ge
enough and show in Master plcm (CPA).
5. Jim Karas Stated that the SRA Master plan should present enough detail so
character is clear. He stated that the applicant has described the sections of the
proposals , which do provide some master plan detail and have added a provision
about phasing in what they call context zones. Jim Karas stated that MSCW's
recommendation would be that before and SRA is approved, require Master Plan
which shows: Land uses with densities & Intensities; residential areas; public spaces &
schools; streets town core; commercial and employment centers; towns, villages,
hamlets, CRDs; open space and conservation; buiTers; parks & recreation. DRI
Master Plan could suf1ìce.
6. The next item addressed was to integrate an SRA into county transportation
system. Jim Karas, stated that MSCW's policy recommendation would require
DRI proecess if exceeds threshold, and specify rural road design standards (LDR).
7. Recreation and open space should be maximized and consistent within SRA's.
Jim Karas, stated that MSCW's policy recommendation would be to increase the
threshold to 40 - 50% in all forms of SRA; include stonnwater areas (LDR). He
informed the Board that right now the standard is 35% and dley are considered
collectively with dle stewardship sending areas.
8. The next item addressed was to assure coordination among governments and
interested public. Jim Karas, stated dlat MSCW's policy recommendation would
be to require DRI process if exceeds ilireshold, dlereby using DRI notification
process (LD R).
9. The next item addressed was improve credit scoring system to apply county
wide. Jim Karas, slated dlat MSCW's policy recommendation would be to expand
indices to countywide applicability (land cover, species, soils, ete.) (LDR).
10. The next item addressed was to improve scientific validity of stewardship credit
systems. He stated that dle applicant had taken careful and extensive research from
accredited biologist and applied professional planning judgement in deciding on
some of the values and some of the relative values dIat are assigned to some of the
credits. Jim Karas, stated dlat MSCWs policy recommendation would require the
use of best available & professionally accepted model (e.g. FWC Integrated WildW'e
Habitat Ranking System) (CPA).
11. Jim Karas stated Ùlat natural resource value for stornlwater areas were limited.
He stated Ùlat it is not Ùle intention to create to habitat with dle stonnwater area. He
stated dlat MSCW's policy recommendation would be to limit or omit stonnwater
pond resource credit, but count it toward open space in SRA (LDR).
12. The next issue was to ensure SRA and SSA compatibility. Jim Karas stated
Ùlat ù1Ìs should be addressed in bOÙl Ùle Comprehensive Plan Amendment and
the Land Development Regulations. He stated dlat a sending area should not be
used as a buffer to a receiving area. Jim Karas slated dlat MSCW's policy
recommendation would require Ùle SRA to include buffering adjacent to SSAs;
include in Master Plan (CPA & LDR).
13. The next issue was to protect public investment by ensunng SSA
commitments are met.
14. Jim Karas stated Ùlat ample time should be given for public participation and
stafl review. He stated that Ùle applicant has time frames cited in dle Land
Development Regulation. Jim Karas stated Ùmt MSCW's policy recmillnendation
would be to delete dIe timeframes (LD R).
DESIRED IMPROVEMEN'l'S
1. Jim Karas stated this issue was to ensure adequate park and recreation space
in an SRA. Jim Karas statcd Ùlat MSCW's policy recommendation would
be to expand parks and recreation assessment to include public lands
inventory (LD R).
2. Jim Karas stated that this issue was to ensure high quality Master Plan in an
SRA. Jim Karas stated that MSCW's policy recommendation would
require a professional team with specilìed accreditation to prepare Master
plan (LD R).
3. Jim Karas stated that ùlÌs issue was to encourage non-regulatory tools to
promote good planning in an SRA. Jim Karas stated Ùlat MSCW's policy
recommendation would add form-based, graphic development examples
(LDR).
4. Jim Karas stated Ùlat ù1Ìs issue was to encourage viable commercial/retail in
desired areas. Jim Karas stated that MSCW's policy recommendation
would be to revise commercial/retail floor area ratio to count residential
above (LD R).
5. Jim Karas stated that ùlÌs issue was to encourage environmentally friendly
construction. Jim Karas stated Ùlat MSCW's policy recommendation
would be to encourage "Green" construction standards such as LEED
model (LD R).
6. Jim Karas stated that this issue was to balance policy making auùlOrity of
future BOCC's. Jim Karas stated dlat MSCW's policy recommendation
would be for SSA Amendments & condemnation widÜn SSA's, amend
language to avoid binding future BOCC's.
Commissioner Coward asked if ùlÌs issue had been resolved.
Jim Karas stated dlat he was not sure if it had been completely satislìed or
not.
Dan Mcintyre, County Attorney stated Ùlat most of Ùle issue have been
resolved. He informed die Board dlat Ùle applicant would be proposing
someùlÌng to the Board tl1Ìs evening.
7. Jim Karas stated dlat dÜs issue was to promote agricultural sustainability.
Jim Karas stated that MSCW's policy recommendation would be to
provide additional credits or odler incentives to retain agricultural activities
(LD R).
Commisioner Craft asked if a fee could be applied dlat could go back to
Adam's Ranch, so that the County would not be looking at adding new
credits and new development rights, Ùlerefore Adanls Ranch receives a
funding mechanism to allow diem to stay in agriculture dlat is totally
unrelated to the County
Rich Unger stated dlat a public purpose must be established by a CDD.
The idea of credits was recognition of Ùle fact dlat you can set aside
agricultural land and have it not be developed.
8. Jim Karas stated that wetland creation from uplands has demonstrated low
success rates. Jim Karas stated Ùmt MSCW's policy recommendation
would be to limit credit for weÙands created from uplands (LDR).
OPTIONAL IMPROVEMENTS
1. Jim Karas stated Ùlat this issue was to improve the County's
Comprehensive Plan as guiding policy, while LDR is implementation detail.
Jim Karas stated Ùle MSCW's policy recommendation would be overtime,
shorten RLS section of CPA; lengthen LD R as needed for sufficient detail
(CPA & LDR).
2. The next issue was promote wildlife corridors. Jim Karas stated the
MSCW's policy recommendation would be to award credits and provide
design standards for wildlife corridors (LDR).
3. This issue was to include meaningful agricultural sustainability incentives.
Jim Karas stated that MSCWs policy recommendation would be to omit
cross-reference to Right-to-Farm Act; superfluous (CPA).
4. This issue covers general language improvements. Jim Karas stated MSCW
will provide other commcnts and editorial suggestions upon request.
Mike Brillhart statcd that staff concurred with suggestions and recommendations and asked Ùlat Ùle
Board consider Ùlem ùlis evening.
Commissioner SmiÙl referred back to page 8 essential improvement issue number 7. He asked why
40 - 50 % was important.
Rich Unger stated that 40 - 50 % is not the essential element. What ùley are trying to recognize is Ùle
land Ùlat is set a side in a development serves a different function than land Ùlat is preserved or
conserved in a sending area.
PUBLIC HEARINGS
2. GROWTH MANAGEMENT/STRATEGY AND SPECIAL PROJECTS
Consider Ordinance No. 06-031 adopting a Comprehensive Plan Amendment to
eSL:1.blish Ùle Rural Land Stewardship area (RLSA) Overlay zone (Exllibit A) -
Consider staff recommendation to adopt Ordinance No. 06-031.
3. GROWrH MANAGEMENT/STRATEGY AND SPECIAL PROJECTS
Second reading of Ordinance No. 06-030 adopting land development regulations to
apply to property generally located wiùlin Ùle Rural Land Stewardship Area (RLSA)
Overlay Zone boundary (Exhibit A) - Consider staff recommendation to approve and
adopt Ordinance No. 06-030.
Mr Cox of the development teanl asked Ùle County Attorney, as it relates to boùl Ùle Comprehensive
Plan and the Land Development Code, because Ùle Comprehensive Plan is a legislative matter and Ùle
Land Development Code is Quasi Judicial how Ùley should be handled.
Dan Mcintyre, stated Ùlat Ùlere are two separate ordinances and Ùle Quasi judicial disclosures will
need to be made and two public hearings will need to be held.
Mr. Cox stated Ùlat Ùley would make Ùleir presentation to cover all Ùle points that were raised
togeÙler. He requested Ùlat anyone that wishes to speak be sworn in.
The Board gave Ùleir disclosures for QuasiJudicial purposes.
The Clerk swore in the witnesses Ùlat wished to speak regarding Ùle Land Development Code.
Mr. Cox stated Ùlat Ùlere were a few items Ùlat Ùley had not been able to incorporate solutions such
as Ùle 35% open space in Ùle SRA
Mr. Cox stated Ùlat Ùle goal is to protect and conserve agricultural lands. Promote agricultural
viability. The original size requirement by Ùle legislature for a Rural Land Stewardship was 50,000.
Tllis is the minimum size that was allowed. The legislature in 2004 changed Ùle minimum size to
10,000 acres to promote the use of the Rural Land Stewardship programs on less than countywide
basis.
Anita Jenkins, Lead Planner, Stewardship Program, addressed the Board. The first change she
addressed was reforn1atting Ù1e stewardship crcdit worksheet. Policies to review Ù1e program no later
than Ù1e fìve year anniversary was a request made by MSCW and Ùús had been incorporated. Also
limiting the number of SRA's prior to Ù1e five year review to three SRA application, and MSCW said
Ù1ey thought it was reasonable. Rcquiring additional visioning prior to the expansion of the pilot
program additional language was added on visioning, to Ùle Comprehensive Plan, émd LDR's. They
have agreed to reference back to Chapter 11 for all of Ùle review processes. They have removed all of
the language and Ùle time frame for the rcview process, and just simply refer back to Chapter 11.
The proportions of the towns, villages, hamlets and CRDs were revised to no more than 3 hamlets
and CRD's per any village or town. They have clarified the requirements of Ùle Master Plan and have
added quite a bit of detail on page 34 of Ùle Land Dcvelopment Code. At Ù1C request ofMSCW dley
revised the current land use and weùand boundaries to be shown on an SRA plan and also allowed Ùle
residential above the retail to be counted toward the SAR. She stated that d1ese were the major issues.
Anita Jenkins reviewed dle revised stewardship credit worksheet. She stated dlat it had Ùle same
information wiùl Ùle natural resource indcx factors and thcre values. It also breaks out dle agriculture
index factor and the land use values associated wiùl the existing zoning on the properties. They then
go through the dctailed instruction list and provide Ùle formulas for calculating the credits.
AnitaJenkins reviewed natural rcsource index values and photographs.
Commissioner Coward questioned the 1.4 dlreshold in odlcr policy related matters.
AnitaJenkins stated thc 1.1 is important in directing growth away from important resources. Thc
policy of not developing in greater dlaIl 1.4, you may have an area Ùlat is open, but because of policy
you CaI1 not develop in these little areas, ùley have to bc preserved.
Mr. Cox stated tl1at the policies dlat were going to be addressed were policies 1.19, 1.20 and 1.21 on
page 6 of tab number 1.
AnitaJenkins stated that there was a meeting held onJuly 25, 2006 witll MSCW and the County staff
and they agreed to a five year review of a pilot prograIll, visioning is important. They agreed to limit it
to 3 SRA's prior to tlle 5 year review. Cloud Grove will be 1 SRA aI1d Adams Ranch would like to
support their foundation wiùl a CRD that would provide for a research and education for agriculture,
natural resources aIul Ùleir foundation aIld potentially do some eco-tourism.
Commissioner Coward stated Ù1at Ùús is how Ùle policy is currently written, however, Ùlere was a
recommendation from Mr. Paddison from ThousaI1d Friends of Florida, to pull out the CRD
completely aIld make a policy that would allow for dle eco-tourism aIld educational facility to occur in
Ù1e sending area opposed to creating a generalized category as a rcceiving site.
Anita Jenkins stated dlat if it is a sending area then you all have a natural resource index factor
potentially over 1.1. If you can not develop on any area that has a natural resource value of anytlúng
greater dlaIl 1.4 you would have confiicting policies.
Commissioner Coward stated Ùlat there was very lúgh quality environmental resources witlún the
12,000 acres of sending, but tllere were also some marginal working agricultural landscapes tllat would
fall below the 1.4 threshold, so tllere would be Ùle opportunity to put dle eco-tourism facility
somewhere wiÙún dle sending cu"ea.
Mr. Cox stated d1at you ccut't be bodl a sending and a receiving area. He stated tllat when talking
about Ùle CRD, tl1at Mr. AdaIl1s would like to create, it would be in an SRA not in a sending area:
He stated that right now Ùle stewardship, if approvcd, only covers Adams RculCh and Cloud Grove. If
dlere is a CRD, the CRD by definition has to be on all open area of Adams RculCh aI1d could not be
cu1ywhere else.
Commissioner Coward stated ùlat ùley were mixing two concerns togetller to justify not doing eiÙler of
dlem. The original recommendation is tllat this is a pilot project aIld only do one receiving area.
Then it is being said Ùlat it ccuÙ be done because a secondary classification needs to be incorporated
so dlat tlle overall oQjectives CaI1 be met. He stated Ùlat he did not feel that there should be multiple
SRA's occun-ing after the initial pilot project has taken place, before the community has tIle
opportunity to review this.
Mr. Cox stated that on Ùle pilot project the 22, 000 acres of Adams Ranch and Cloud Grove is the
pilot project. Wiiliin this there will be one SRA, which will be tIle town on Cloud Grove. The odler
SRA iliat is anticipated would be an SRA on Adams Ranch to do a small CRD.
Commissioner Craft refen-ed to tIle size an SRA should be to ensure sustainability. He stated dlat
you need to have a minimum size in order for a community to be sustainable.
Commissioner Coward concurred.
Anita Jenkins stated Ùlat tIley used performance standards for item number 2. Any SRA that is
submitted to Ùle Board, must run a fiscal impact model, because the hanllet may have very few fiscal
impacts to tIle residents.
Commissioner Coward stated dIat in reviewing policy 4.16 on page 18 it states iliat dle receiving site
must demonstrate that as a whole it will be (iscally neutral or positive to St. Lucie County at tIle end of
tIle first ten years of development and every five years thereafter.
Anita Jenkins stated that dle ten year is a re-review. She stated dlat tIle fiscal impact model includes
bodl capital and operational costs.
Commissioner Coward stated ÙIat policy number 4.16 should be written more clearly.
Commissioner Hutchinson stated tIlat it made mention Ùlat ilie model meùlOdology would be
consistent widl the (iscal impact analysis model developed by Ùle State of Florida. She stated that in
reviewing dle State of Florida it is very clear and specific.
Mr. Cox referred to policy number 4.16 after A & B.
Commissioner Coward recommended iliat it be placed in ilie introductory statement.
Commissioner Coward also requested that tIle School Board issue also be addressed. If iliere is a
small sub-division of 100 houses it would probably not trigger expanded roadways, unless it is on a
remote area on a dirtroad. This will still cause the School Board to send buses out into tIle
agricultural area. He asked if dlere had been input from tIle School Board.
Anita Jenkins stated Ùlat they had met with ScllOol staff.
Mr. Cox stated that dley did not plan to build a hanllet wiù1Ìn the pilot program, then perhaps you
could take tIle hamlet out, Ùlen you could look at it in dle future.
Commissioner Coward stated that tlllS provision would create urban sprawl.
Commissioner Hutchinson stated tllat she did not have a problem eliminating ilie hamlet.
Mr. Cox rden-ed to policy 1.19 and 1.20. Wiùl tIle Adams Ranch Cloud Grove Boundary, Ùlere is
22,000 acres. You can not do anyù1Ìng outside the 22, 000 acres unless tllere a futllre Comprehensive
Plan anlendment.
Commissioner Lewis stated tllat she would prefer to go witll tlle policy recommendation dlat tllere is
no more tlIat 1 SRA, minus tlle 50 year planning horizon.
Anita Jenkins addressed number 5. The Master Plan, additional detail had been added. An SRA
Master Plan is much more detailed tIléUl a DRI Master Plan.
Rich Unger stated the before you create the SRA you should have some idea of what it is going to be
like.
Mr. Cox rden-ed to Page 3/t & 35. LetterJ, K, I, M, N, 0 , P, and Q.
Rich Unger asked at what point in time tlle Master Plan would be presented.
Mr. Cox stated tIlat this would be part of tIle SRA application process. Mr. Cox stated tIlat if the
County does not agree witIl tIle Master Plan tIley do not have to approve tIle SRA.
Commissioner Coward asked tIlat tIlC procedural issue be addressed witIl tIlC timing of the two. He
qucstioned where the language was tIlat says tIlat the Master Plan is concurrent witIl the consideration
and approval of tIle SRA.
Anita]enkins stated that it is the first sentence of E. on pagc 33.
Commissioner Coward referred to item j. He asked if tIley would see some details on how tIle
neighborhoods would be layed out.
A unidentified team member addressed the Board. He stated tIlat tIle minimum requirement is tIlat
you have to show tIle form of developmcnt tImt you would end up with.
Robert Nix addressed tIle Board. He referred to Page 57 item 8. He voiced his concerns.
Rich Unger referred to] & K, on page 34 and 35.
Mr. Cox stated that tIle SRA Master Plan will be tIle entire property. The level of detail would only be
for tIlC first phase of construction. There would be an entire SRA Master Plan tIlat would layout in
detail each of tIle items, witIl each of the context zones, town corc, town center, neighborhood general
and ncighborhood cdge, which are the four context zones. He stated tIlat the SRA Master Plan
should have some illustrations in it.
Commissioner Coward asked if tIle Community Park would be identified.
Mr. Cox stated yes.
Anita] enkins stated tIlat tIle context zones are in tIle Comprehensive Plan and tIle Land Development
Code. The context zone starting from tIle town core, which is tIle most dense and intense and going
through Ùle town, neighborhood general, and neighborhood edge, defines specifically what tIle intent
characteristics of each area is.
Mr. Cox referred to the narrative description of tIle context zone starting on page 38 behind tab
number 3.
Rich Unger stated tIlat tIle context zones are defined and tIley are showing tIlem on the plan.
Commissioner Sn1ÍtIl referred to Page 56 under the Land Development Regulations, letter C,
regarding waste water and water systems. He asked if this was permitting a package plant.
Mr. Cox stated Ùlat tIley had been working on some revised language tIlat tIle intention is that SL Lucie
County or anoÙler Governmcnt would provide those services, however in thc event tIlat St. Lucic
County or tIlat Government are not yet a position to do so the developer would provide them, subject
to consultation witIl SL Lucie County or tIlat utility. Then tIlere would be, as part of the SRA approval
a agrecd upon formula fÒr determining how tIlat could be conveyed to tIlat public utility in return for
paymcnt and price.
Anita]enkins addressed issue number 6, policy recommendation of requiring tIle DR! process. She
statcd that tIlCY would not recommend any policy tIlat would contradict statute. They have also added
additional language to address the road design standards.
Anita]enkins addressed issue number 7, open space tIueshold of 40-50% policy recommendatioIl.
She statcd that at this time they had not made any change to the 35%. She statcd tIlat they had
considered tIle Rural Land Stewardship Program as a whole with public benefit not only to those tIlat
may live in Cloud Grove, but tIle public benefit being to all of St. Lucie County. Open space provides
great public benefit. WitIl the preservation of Adams Ranch tIle prQject as a whole is over 80% open
space and tIle 35% of tIle tOWll of Cloud Grove exceeds the level of service standards tIlat are currently
adopted in tIle Comprehensive Plan of .5 acres per 1000 population. She stated that they had
amended the hanllet and tIle CRD at tIle request of staff to be equal to tIlat level of service that you
currently have adopted in the Comprehensive Plan. The 35% open space and tlle community parks
that are required cxceeds what is currcntly adopted as the level of service.
Anita]enkins addressed issue number 8, DRI process policy recommendation. She stated that they
would not recommend anything that would contradict the statute.
Anita Jenkins addressed issue number 9, expanding indices to countywide applicability policy
recommendation. She sL:ï.ted that dlÌs is sometllÌng dlat the Board may want to consider if the program
is expanded, but not at this time.
Anita]enkins addressed issue number 10, improve scientific validity of stewardship credit system.
Anne Redman, Wilson, Miller stated that in developing dIe scientific basis for dIe stewardship credit
system they looked at a number of areas such as the Florida GAP report, Strategic Habitat
Conservation area recommendation, South Florida Water Management District, Florida DEP, etc.
She stated that dley also looked at national wildlife inventory data, Florida natural areas managed to
lands data, save our rivers, and input from dIe land owner as to their land management practices. She
stated that dley also reviewed all dIe Florida natural areas element occurrence data. They took models
and data and tailored it to the conditions to S1. Lucie County.
J ames Karas MSCW concurred.
Commissioner Coward requested information on dIe wildlife corridor.
Anne Redman stated that the wildlife corridor was a very active part of the design of tlle habitat
stewardship area.
Commissioner Coward asked if dIe ranking criteria incorporated wildlife corridor. He asked iF you
would get rewarded if you were setting aside habitat conservation areas tllat furthered the ecological
greenway concept or wildlife corridor.
Anne Redman stated yes.
Commissioner Coward asked if tllere were specific size and widths incorporated in dIe plan.
Anne Rcdman stated no.
Commissioner Coward stated that we should be looking at tl1Ís now and trying to incorporate it into
what were moving Forward witll.
AnitaJ enkins stated dlat one d1Íng that dIe Board may consider, for dIe receiving side, is if a wildlife
corridor is provided at the time of application dlen dlat corridor does not require stcwardship credits.
This would be an incentive to provide the corridor.
Commissioner Coward stated tllat it may not only be on the receiving side, it may also be on the
sending side. In order for tllem to qualify tllere should be some basic parameters dlat tl1Îs does meet
what the County does define as an important wildlife corridor.
Anita] enkins stated dlat if you wanted to consider dIe sending area, at dIe time of application, if dley
can dcmonstrate dIat they arc providing that wildlife corridor by policy you would receive 2 extra
credits per acre. It would need to be demonstrated at the time of SSA application.
Anita] enkins addressed issue number 11. She stated dIat water retention areas dlat are part of an
agriculture operation may produce or generate credits.
Commissioner Coward referred to page 9 policy 3.9. The language dlat he was referring to was dIe
WRA's as described are areas dlat have been, and may continue to function for, agricultural, surface
water retention. He stated that when he read surface water retention that is coming from dIe urban
arca, he reads this as stormwater tllat is related to the urban area.
Anita Jenkins sL:ï.ted dlat it is stOrInwater tllat is related to Adanls Ranch in agriculture areas. She
stated that these are areas tllat are designed by tlle ranch to retain tlle water to control the water passing
tluough dIe ranch and needed for tlle ranch operation.
Commissioner Coward stated that the WRA's may be incorporated into the SRA's.
Anita] enkins stated that if dley are incorporated into a receiving area dIey are dlen not a sending area
and do not generate credits
Commissioner Craft stated iliat dIe 1 square mile retention area at Cloud Grove has been identifìed as
having habitat on it. He stated dlat it docs have value if it is chosen to be used. If it is not chosen to
be used, dIen it would be used for drainage for Cloud Grove, ilien the value would no longer exist, so
it could not be used anywhere else on the property.
Commissioner Coward requested diat dIe paragraph be cleaned up.
Anita]enkins addressed issue number 12.
Anita]enkins addressed issue number 13, dIe use of financial performance guarantees and protecting
a public investment by ensuring SSA commitments are met. She stated that she was not clear on what
public investment MSCW was referring to because Adams Ranch is protecting Adams Ranch at no
coast to dIe public and will continue to be stewards to dIe land. The steward agreement that is
recorded is enforceable by bodl dIe owners and all parties dIat are recorded widI dIe owners. She
stated that she disagreed widI the statement from MSCW.
Jim Karas, MSCW stated dlat dley felt dIat dIe perfonnance guarantee was a commonly used tool in
that it olTered additional safeguards.
Commissioner Coward asked what if dIe creation of wetlands or upland habitat were to fail.
Anita] enkins stated dIat if dIey were to fail tlley would not receive dIe credits for restoration.
Commissioner Coward stated dlat you may not find out until 5 or 10 years out dlat they failed and dIe
credits would have already been generated and build on anodler site.
Anita] enkins stated that at dIe time of restoration you do dIe restoration plan and dlen the restoration
has to be deemed viable by the agency diat are running with dIe SSA.
PUBLIC COMMENT
Pat Murphy, President, Hoyt C. Murphy Realtors addressed the Board. He stated dIat he was
hopeful dIat this would pass.
Jim Alderman addressed the Board. He stated dlat he was speaking in favor of adoption of dus
plan. He urged dIe Board to approve dIe plan.
Bob Bangert addressed dIe Board He stated dlat dus program would be an excellent direction to
follow, however he voiced some concerns regarding dIe Rural Land Stewardship Program. The
amount of open space required in dIe stewardship receiving area and more thought give to wildlife
corridors. No maximum size for Cloud Ranch. He stated dlat he would not be in favor of hamlets
in this program
Eric Draper addressed dIe Board. He stated that dus is a perfect opportunity to conserve ranch
land. He stated dlat he would encourage the Board to approve d1Ìs program
Flip Gates, President of Visions of Fort Pierce addressed dIe Board. He stated dIe Visions of Fort
Pierce supports the transfer of development rights to SRAs to any type of unit dlat you have to be
able to do dus.
Eric Haenni addressed dIe Board. He stated dIat it would be beneficial to have dIe 3 SRA's. He
stated dIat he would like to see dùs move forward.
Thom]ones, President Seacoast National Bank addressed dIe Board. He stated dlat he would
like to urge dIe board to vote yes.
Michel Minton, committee member widl dIe Sustainable Treasure Coast addressed dIe Board.
He stated dlat if the Board approves ù1Ìs concept ùley will have taken a bold and progressive step
and will be commended for dlat.
Peter Perry addressed the Board. He stated that he was in support of dIe Land Stewardship
Program.
Corinne Frederick addressed the Board. She encouraged dIe Board to approve dIe Adam's
Ranch Plan.
Michael Brown Sr. addressed dIe Board. He stated that he was in favor of dlis plan and
encouraged dIe Board to move ahead.
.Jim Russakis addressed dIe Board. He recommended thal dIe Board vote in favor of dIe plan.
Robert Swift addressed dIe Board. He advised the Board that he was in favor of dIe plan.
Tom Babcock addressed dIe Board. He stated that he was in support of dlis program.
Carlton Ward.Jr. addressed the Board. He advised the Board that he had produced a slide show
of dIe Adam's Ranch.
END OF PUBLIC COMMENT
Commissioner Smith suggested modifying dIe plan so dIat dIey could have 60% open space in this
Issue.
Mr. Cox staled that 60% open space would not work.
Commissioner Coward asked Mr. Cox lo elaborate.
Mr. Cox stated dIrough creating dIe program dIe cost of purchasing the easement of Adam's
Ranch, is a privale cost. One of dIe benefits of Adan1's Ranch is that it is not contiguous.
Adam's Ranch is 16, 000 acres of contiguous land of which 12,000 acres, which will be the first
sending area at no cost to dIe public. In order to do dlis dIere are design flexibility issues in terms
of taking Cloud Grove, has no natural features and has limited habitat value. The 35% open
space minimum for dIat town is a commitment dIal is able to be made widl dIe protection of
Adan1's Ranch and all of it is one piece.
Commissioner Coward sL:'lted dIat if dIe Rural Land Stewardship Program were not enacted what
would happen as it relates to dIe development rights that are on dlis properly. He staled that right
now dIe Comprehensive PléUl, while it does call for more development outside dIe urban service
boundary in dIese rural areas, thall he would have walIled to see, dIere aloe specific provisions dIat
site plans dIal come in at over 8 dwelling units is required to set aside 80%. Right now there is an
80% dlreshold in place for lal°ge developments in rural areas without increasing dIe number of
units. He stated that dIey should exceed dIe 80% dIreshold and nol meet dIe Salne standard.
Mr. Cox staled that his belief is dIat there would not be an Ag 5 PUD. Adanl's would not propose
it, Cloud Grove would not propose a PUD. He stated dIat he would urge the Board to support
the prograln and work widl it so dIal the 12, 000 acre is permalIendy protected.
Commissioner Coward stated that he did support dlis program, however he walIted to make sure
that the way it is written is done in a high qualily. He staled dIal he did not believe that 35% open
space standard on Cloud Grove is dIat higher standard. He stated that he believed dIal you could
achieve more open space on dIat site.
Commissioner Craft stated dIat dIe 35% goal needs to be raised.
Mr. Cox staled dIat dIe 35% is nol a goal it is a minimum.
Commissioner Craft stated that what he is looking for with a town is a minimum size and a
maximum size. It is much easier to achieve dIat maximum size when dIere is larger set asides
more open space surrounding the town dIat gives dIe natural buffer for the next property over.
Mr. Cox stated that dIe minimum is 1,000 acres for a town the maximum is 5,000 acres.
Commissioner Craft stated ÙIat dIe adjacent property owners are going to try in some way to
associate ÙIemselves widl Cloud Grove.
Commissioner Coward stated ÙIat ÙIe Board had not moved the Urban service boundary, nor had
dIey given free density outside ÙIe urban service boundary.
Commissioner Hutchinson recommended re-Iooking at ÙIe state statute ÙIat set the program up.
Commissioner Coward stated ÙIat they had not even discussed ÙIe multiplier. He asked how
many additional units ÙIey were talking about creating. He stated that what we give is as important
as what we get.
Commissioner Lewis stated that the county needs to include property like the Adam's Ranch.
She stated ÙIat she did not want a community dIat out prices normal folks. She stated that she was
not sure she would want to look at 80% open space or even 60% open space. She stated that she
was not sure that some of what was being asked for was reasonable. She stated ÙIat they need to
look at everytlùng ùIey want and decide what ùIey are willing to give. She stated the plans she has
her to this point she is willing to give to get Adam's Ranch.
Commissioner Smith concurred with Commissioner Lewis.
Commissioner Craft asked if ÙIe public spaces were considered as part of ÙIe open space.
Mr. Cox stated ÙIat no buildings of any type are considered open space by definition.
Commissioner Lewis asked if ÙIere would be some improvements made to ÙIe reservoir.
Mr. Cox stated that ÙIey are working on that, however it will not generate anymore credits.
Commissioner Lewis stated ÙIat it is hard for her to visualize 35%.
Commissioner Coward addressed the issue of affordable housing.
Mr. Cox referred to the Goal, Oqjectives and Policies 4.21 and 4.22 on page 19. He stated that
there is no minimum percentage requirement for affordable housing in that policy. He read
policy 4.21 to the Board. He s&'lted that there is an absolute requirement Ùlat it be in the SRA and
the exact amount of afTordable housing would be determiried by the DRI process.
Commissioner Coward asked what ÙIe minimum requirement is ùIrough ÙIe DRI process.
Mr. Cox stated ÙIat ÙIey had not donc ÙIe analysis yet.
Commissioner Coward statcd that dlCY had worked diligently with the alternative grOWÙl
management strategy to make sure dIat there was a minimum in place. He stated that he believed
that it was 8% with additional incentives if dIe developer was able to exceed tlIat. He requested
more clarity. He would like to know what ÙIe base line is.
An unidentified team member stated ÙIat there is no base line amount. The methodology that is
used by the State, in evaluating affordable housing issues, on development of regional impact is
based upon need. It is the process of evaluating the supply against the demand, which yields the
answer on a project by projcct basis.
Commissioner SmiÙI asked what dctermines low, very low and middle income. He stated ÙIat
ÙIere are homes widÚn the County that are 40-50 years old dIat would f ulfìll dlC requirement.
An unidentifìed team member stated that dIe methodology dIat is used excludes anytlÚng dIat
would be characterized as substéU1dard housing. The detennination of ÙIe supply is based on what
is the information in ÙIe public domain in property appraisal studies and multiple listing surveys.
Commissioner Crafl asked where it was outlined.
An unidentifìed team member stated that is sited in 9.1-2.048.
An unidentified team member stated Ùlat if you look in Ùle definitions of adequate and affordable
housing in Ùle Land Development Regulations which is in the front of Ùle LDR's.
Mr. Cox referred to Ùle Goal, Objectives and Policies, Page 20. He stated Ùlat there has to be
affordable housing as part of the SRA.
Mr. Cox referred to Page 19 policy 1.21 the first sentence, which references the statute.
Commissioner Coward asked staff if Ùley were comfortable wiÙI Ùle language ÙIat was written.
Faye Outlaw, Assistant County Administrator stated Ùlat she did not believe tllat staIr had reviewed
it.
Mr. Brilhart stated tllat he did not believe that Community Services had reviewed this policy.
Commissioner Coward stated that it did not specify tllat it needed to be provided on site, but Ùlat it
needed to be provided. He asked if tlley had any objection to adding language Ùlat slates so tllat
all adequate housing is provided on site.
Mr. Cox stated tllat Ùley would have no objection that.
AnitaJenkins clarified the liscal impact model Ùlat is required as part of Ùle receiving area
application.
Commissioner SmiÙI addressed Ùle Green Building. He referred to Ùle word encourage.
Mr. Cox stated ÙIat it would be encouraged wiùlÌn Ùle community and Ùley would work wiùl sL,ïff
independently to create a county wide standard on energy efiiciency.
AnitaJenkins stated Ùlat Ùlese are construction standards ÙIat are more appropriate in building
code raÙler Ùlan in Ùle Land Development Regulation. Construction standards for buildings
should be applied to a building code raÙler Ùlan a land use.
Commissioner Smitll stated we are doing someùlÌng special and significant witll ùlÌs plan because it
does deal wiùl Ùle environment and preserving land. He stated Ùlat he felt Ùlat this would be a
good opportunity to build green in ù1Ìs community.
Mr. Cox slated Ùlat tlle difliculty Ùley have is prior to Ùle completion of Ùle design is Ùle
commitment to Ùle construction standard tllat is evolving.
Commissioner Craft addressed the utilities issues. He stated Ùlat Ùle original proposal did not give
the option or did not turn Ùle utilities company over in any fasllÌon, wheÙler it was a sale or just
handing it over to Ùle county in tlle original proposal. He stated Ùlat they believe Ùlat Ùley have
come to an agreement and it can be furÙler refined as tlle process goes on.
Mr. Cox stated Ùlat there was language in Ùle Comprehensive Plan Ùlat Ùley had been working
ùlrough for Ùle past year tlIat would essentially say ÙIat any multitude of providers could provide
those services. The language that Ùley had been re-evaluating was to centralized water and sewer.
They could be provided eiÙler by a private utility service, Ùle developer, a community
development district, an independent special district, Ft. Pierce Utility AuÙlOrity or oÙler
Governmental entity. The expectation was that as part of Ùle SRA process ùley would know
exactly who would providc the utility service. What ùley have now is a proposal that would say St.
Lucie County Utilities or aIIOÙler governmental utility provider, if located wiùlÌn it service
territory, per agreement wiùl Ùle County. He slated Ùlat ÙICY are not talking about wheÙler Ùlere
would or would not be service Ùley are talking about who provides Ùle service. What was put into
Ùle policy was ÙIat it could be constructed, owned, operated and maintained by a private utility
established by Ùle developer provided, 1) Ùlat tlley would consult wiùl St. Lucie County Utilities to
ensure compatible systems, 2) Ùle SRA designation by Ùle BOCC contingent upon a binding
agreement Ùlat will establish Ùle terms by wllÌch St. Lucie County Utilities could at Ùle option of
Ùle County at a date certain in Ùle future purchase those. As part of ùlÌs Ùley would design a plant
in conjunction wiùI Ùle County and agree as part of Ùle SRA process to a future purchase option,
in Ùle terms by which that option could be exercised.
Mr. Cox referred to subsection 2 and instead of it tying to the SRA designation that the parties
shall work to reach an agreement on the terms by wlùch it would be purchased.
An unidentified temn member stated diat what dIey are still sorting through is when in dIe process
dIe actual formula is mTived at for dIe acquisition. Part 2 talks about how those terms would be
negotiated as part of die SRA designation. He stated diat the concept needs some more dlOUght
mid study.
Commissioner Craft stated diat this is his number one concern. He asked if dIe utilities could be
left out and be brought back.
Mr. Cox sL:'lted that there is not a requirement in dIe Comprehensive Plml to say diat dlÌs provision
has to be in the Comprehensive Plml.
Dan McIntyre Stated that diC utilities issue needs to addressed. Taking it out mid just saying it has
to be provided does not solve die problem. From the County prospective it might make it worst
and from dIe developers perspective it might make it worse. If die Comp Plml existing says you
can't do it, it does not solve the problem. He stated dIat die Board is sensitive to dIe provision of
utilities outside dIe urbéUl service m-ea. He stated dmt what is trying to be said is that dIe County or
some odIer government entity will provide dlÌs, but if we can't do it in a timely fashion the
developer has die right to go ahead widI it. He stated diat he did not believe diat County staff was
trying to take mIyùlÌng from die developer, but try as well not to have die rate payers pay twice.
An unidentified temn member stated that it is desirable to have a process.
Commissioner Coward stated dIat dlÌs was an imporL:'UIt issue mId he was uncomfortable being
asked to make a decision on dlÌs topic. He stated dIat diere are several issues dmt need to be
furdier rdined.
Commissioner Lewis questioned dIe léUlguage dmt stated at a date certain in die future we shall
acquire water mId waste water utilities. She sL:'lted that we don't know when we would be able to do
dIat. She also stated dIat die SRA designation by dIe BOCC shall be contingent upon a binding
agreement at a date certain. She stated that if we don't have a date certain dIan we can't proceed
under d1Ìs particular agreement.
An unidentified temn member stated diat one of dIe terms dIat would be worked out in die binding
agreement referenced are die specitìc points in time, when die County would have dIe opportunity
to purchase mId what dle terms of purchase would be.
Commissioner Craft stated diat it is his goal to make sure diat d1Ìs would not stay a private utility
compmIY·
Mr. Cox stated dIat instead of it being contingent on dIe SRA, if it was simply stated that 1) would
stay die smne, compatible system so diat dIey could connect up 2) would simply sayan agreement
to establish dIe terms by which St. Lucie County or odier government utility shall provide.
DmI McIntyre stated that he would work widI Mr. Powell to come up with some language that
could be proposed.
Commissioner SmidI addressed die Green Building issue. He asked how many acres the receiving
area of Cloud Grove was.
Mr. Cox stated 5,000 acres.
Commissioner Smidi asked how mmIY homes could be built.
Mr. Cox stated dIe minimum of 10,000 mId die maximum of 12, 500.
Commissioner Smith stated that he had an opportunity to do research on what the best practices
are which are U.S. Green Building Council mid die LEED Certification Process. He stated dmt he
had an opportunity to go to some conferences mId here about dIem. He stated that they had mI
opportunity to be a leader in d1Ìs issue. In SmI Francisco, for energy, on a 93 acre parcel at dIe
hunter point navel ship ym-d, which is a project dIat is being done in cooperation with lennar of
Northern California. They are going to mandate that 1600 of there residential units, 300,000
square feet of commercial <Uld retail space be powered 100% renewable energy. This is cost
competitive power for current and future development. This is eiÙler hydro power, solar and
other type of renewable energies. He stated dlat if they are able to do this for 1600 homes, just to
say Ùlat they are going to do green energy, what is so difficult about asking for a guarantee dlat Ùle
community will be built green or you will guarantee it will be widl green building technologies.
Mr. Cox stated Ùlat the trouble isn't that we will use green building technologies it is whose
standards do you use and how do you measure.
Commissioner Smith stated the United States Green Building Council.
Mr. Cox stated that it is not a standard Ùlat exists in a Florida Building Code. He stated ùlat Ùlere
is a group called dle Florida House that is researching and trying to get people interested in
building dlese homes. Using certain building products can lower the energy needs but adds a
certain amount to dle costs. He stated dlat dlere is not a uniform standard within Ùle State of
Florida.
Commissioner SmiÙl is asking dlat Ùley follow a Federal Standard. This way dley do not have to
worry what Florida is doing. He stated Ùlat ùley can be a leader in Ùle Country. He stated Ùlat on
Ùle news for an average 100% green building home it averages about $4,000 more, however, it
more Ùlan pays for itself over the life of dIe home. He stated ùlat there is a U.S green building
certification, he stated dlat he did not know what ÙIere standards are and he did not believe that it
is a uniform standard.
Commissioner Smith asked if someone from Lennar could provide information.
Mr. Cox stated ÙIat dle consultant was hired and Ùley made recommendations. A meeting was
Ùlen held widl a consultant and Ùle County staff. The County staff stated that they fell it was a
building code issue. He stated diat he did not believe Ùlat Ùlere were green building standards
anywhere in Ùle St. Lucie County Comprehensive Plan or in Ùle TVC.
Commissioner Smidl stated that dIere was no where in dle Comprehensive Plan dlat talks about
Rural Land Stewardships either.
Commissioner Hutchinson suggested putting in language that if the County adopts a green building
plan that Ùley would start to adhere buy it buy some form or fashion.
Commissioner Coward stated dlat dle Board has the ability to ask for a higher standard. He stated
dlat Ùlere could be a broader policy Ùlat says Ùlat we will develop green building technologies and
they will be forthcoming either ùlrough dIe land development code or dle building code. He
stated that he felt there should have more consideration for ùlÍs issuc.
Jim Karas, MSCW addressed Ùle Board. He statcd Ùiat ùley did ask Ùlat ÙlC applicant considcr
grecn construction standard such as ÙlC LEED modcl.
Rich Unger stated that LEED (Lcadership and Energy and Environmcntal Design) is also working
on standard for LEED ncighborhood developments.
Robcrt Nix statcd that Ùlcrc arc building oricntation Ùlat wc can do in our codcs. He stated Ùiat
ÙlC concerns Ùlat Ùley had is that was if you apply structural solutions, which would have to go
ùlfough ÙlC Florida Building Code process and go to dle Statc and be approved by Ùle building
commission Ùlat certifics local <uncndments to ÙlC Florida Building Code. Non structural
solutions can bc adopted loc<ùly.
Commissioner Smith statcd Ùlat in Broward County they are building a ncw Govcrnmcnt Library
that is 100% grcen building council standards and also looking for LEED certification.
Mr. Cox stated Ùlat they could usc language Ùlat says encouragc and explorc. He stated that
currcnùy Ùlcrc is not an understood standard.
Commissioner SmiÙl sL:1.ted Ùiat hc felt that Ùlcrc are standards that arc well known ùlroughout ÙlC
state and country.
Commissioner Coward stated Ùlat Ùlere had been some discussion in Ùle past on Ùle difference
between stewardship agreement and conservation easement. He stated ÙIat Ùle proposal is to
create a stewardship easement.
Dan McIntyre stated a conservation easement is typically done where you do not allow much use
such as building or bulldozing. It prohibits any type of development. It really is a negotiated
process. Stewardship easements you are trying to define what can and can't be done. It is very
similar to a conservation easement.
Commissioner Coward asked who would be party to ÙIe easement. He stated Ùlat Ùley had seen
transfer development rights programs in oÙler locations where Ùle units were transferred off, Ùle
land went into public ownership and a future public entity decided ÙIat Ùle land should not remain
public open space, so ùley changed ÙIe easement. He stated Ùlat ùIey have assured Ùle local
residents Ùlat ùIey would provide anoÙler layer of protection so that this could not happen. He
referred to page 3, perpetual stewardship easement agreement. He voiced his concerns with yet
another government entity. He stated that he felt it should be a land trust whose mission is
conservation or consistent with this overall message. He asked if Ùle applicant would have an
oqjection to a national land trust.
Mr. Cox stated that Ùle statute provides for ÙIe entities ÙIat are listed or a statewide land trust as a
potential holder of it. The Adam's are going to put a Stewardship easement on Ùlere property
ÙIat will permanently restrict certain uses. The easement will run in favor of the County and in
favor of the Department of ÙIe Agriculture. It is also going to have a Stewardship Sending Area
agreement ÙIat is approved by tllÍs Board tlIat prolùbits ÙIe change. There is also a policy ÙIat
states once you have removed land use layers you can't put tllOse land use layers back.
Commissioner Cow;u'd stated ÙIat a future Board could change that policy. He stated Ùlat he
would raÙler have a non-governmental entity in addition to having the County commission.
Mr. Cox stated ÙIat he would rather have a government that is subject to the people and Ùlere vote,
ÙIan a non governmental organization tlIat is not.
Commissioner Coward stated ÙIat it should be a national land trust or a state wide land trust.
Commissioner Hutchinson stated ÙIat tllere are oÙler options oÙler tllaJ.1 tlle DEP and a statewide
land trust.
Commissioner Coward stated ÙIat Ùlere are 3 statewide governmental entities and statewide land
trust.
Mr. Cox stated that the statute has tlle identical language that is in the policy.
Mike Adam's addressed the Board. He stated tlIat Ùley are agricultural based and have a good
relationship witll the Florida Department Agriculture.
Anne Reddman, Wilson, Miller addressed ÙIe Board. She stated Ùlat having a land trust as an
easement holder is an excellent option. She stated Ùlat you can't mandate Ùlat a land trust will
become an easement holder on émy given piece of property.
Mr. Cox stated Ùlat "vith tlle easement and Ùle stewardsllÍp approval you have Ùle protection.
Commissioner Hutchinson stated that tlIere is a level of distrust wiùI government and agriculture.
Commissioner Craft stated ÙIat he felt tllÍs issue was being addressed tlrrough ÙIe agencies tlIat
were listed.
Commissioner Coward referred to page 5 policy 1.15. He asked for clarification.
Mr. Cox stated Ùlat tlle only place you C<Ul use stewardslùp credits is an SRA. The reason for ù1Ìs
is you could create tlle credits in an SSA and transfer them to a person or an entity who could
hold them and wait to sell them.
Commissioner Coward stated that he would like to have this paragraph clarify this issue so that it
was understood that it could only apply to SRA.
Mr. Cox stated Ùlat language could be added, but could only be used within an approved SRA.
Commissioner Coward referred to Ille overlay zone of 22,384 acres. This is all Ùle properties that
are going to be involved in Ùle pilot project. The fìrst one being the SSA which is the sending area.
He asked what Ùle total acres Ùley were sending units off of were.
Mr. Cox stated Ùlat the total for Cloud Grove was 12,000 acres.
Commissioner Coward stated that Ùle way he looked at Ùle original proposal, was Ùlat Illey were
going to strip off the development rights on a sending area and transfer that to a receiving site.
What has been done through Ùle process is basically create not only multipliers or incentives on
the sending areas but on the overlay zones.
Mr. Cox stated that this is not a transfer of density units program. He stated that Ille program
would be better for Ùle County without the limitation based on a multiplier, policy 1.18.
Commissioner Coward stated dlat he has no problem if Ùley are rewarding preserving the
environment or agriculture. To take dle entire Adams Ranch acreage, apply dle 3-1 and dlen
bring back 900 units back onto Ùle property, he stated he had a problem with. It should only be
applied to dle areas dIat are going to be protected.
Mr. Cox stated that he has looked at this and changing it docs not work. If the credit matrix is
changcd dle program is not going to work.
Commissioner Craft asked what does not work by adjusting the credit matrix.
Mr. Cox stated Ùlat Ùley would have to go back and adjust all of dle credits and all of dle
circumstance to get to Ùle SéilllC result. He stated dlat dlere are 22,000 acres wiÙl a proposed
receiving on Cloud Grove, town of 5,000 acre with 12,000 units, maximum of 12, 500. The first
sending on Adams Ranch to create dlat will be about 12,000 acres. There will be about 4500 acres
left.
Commissioner Cowéml referred to page 10, policy 3.11. where it states to the extent any new
landfìlls are sought to be constructed in these hydrologically significant habitat or water rctention
areas.
Commissioner Hutchinson stated Ùlat the way she read it is Ùlat ùris forbids a government entity
from coming in and using eminent domain for dle issue to site utilities or landfills.
Commissioner Coward stated Ùlat Illey did not resolve Ùle issue of the compact rural development.
There are still provisions for Ùle compact rural development. Rather dlen a new category to send
units to dIat Illey arc not happy with, on a small scale, to try and address dle desire of dle Adan1's
family as it relates to eco-tourism as somc type of a policy.
Mr. Cox stated that Ùley could take the policy and defìne Ille compact rural development and
address dle eco tourism f~lcility for purposes of pilot progranl and limit Ùle CRD to that use.
Commissioner Coward stated Ùlat it is currently categorized now as a town, village or smaller
development. Then you get into retail éilld oHice, schools and odler issue. He stated that he did
not believe Illat it belongs there. If it is a specific type of use that is fully compatiblc widl the
agricultural and environmental usc of dle land then allow permitted use witll eitller dle SSA or dle
SRA.
Anita Jenkins stated that the uses would necd to limited widrin Ùle SSA.
Mr. Cox stated dlat if you havc a development activity it would have to go through dle site review
process. Then Ùley would furÙler restrict what is a CRD, ratller than defining out of the systcm,
dlen it would have a review process and it would go back to tlle Board for approval as opposed to
bcing a pennitted use within it.
Commissioner Hutchinson stated that she was comfortable with dIat.
Commissioner Coward stated dIat he wanted it to be written specific to the intended purpose.
Right now it is a new category as a receiving site for dlese credits that are being created and is
broadly written.
Commissioner Hutchinson referenced page 55 under tab 3.
AnitaJenkins stated dIat ùley could accommodate bofu by removing dle reference to dle hamlet
and CRD from Rural Land Stewardship figure 5 and approving on policy 4.6.4 where fuey would
better clarify the uses that would be allowed in a CRD.
Commissioner Coward referred to policy 4.6.2. He stated dIat there was a requirement in a town
to have a certain number of square feet per person provided for community parks. He asked if
ù1Ïs was also the case for a village. He referred to page 13 and 14. He stated dIat under dIe towns
you have 1 community p,u'k with a minimum size of 200 square feet per dwelling unit. It states
ÙIat dIere will be public green spaces, but it does not define how much.
Anita Jenkins stated dlat thc community park is a park dIat is larger in size providing active ball
fields and soccer fields. A village of that size would have to provide parks and public open spaces,
but not at the size of a community park.
Commissioner Coward stated that if you look at figure 5 you can have as many as 1,000 acres and
up to two units to dlC acre maximum.
Robert Nix stated that the standard Ùlat dley are proposing is lower Ùlan the standard that is in dIe
current Comprehensive Plan. In a town of 25,000 the current standard would require 125 acres,
this standard is about 49 acres.
AnitaJenkins stated Ùlat ÙleY were provided Ùle level of service standard from County staff, which
was .5 acres per 1, 000 population
Commissioner Craft asked if we were using the same definitions to describe dIe size of a town and
a village, in here, as we arc in Ùle TVC.
Mike Brillhart stated that they had sent Ùle consultants a copy of the TVC's Land Development
Regulations and also the chapter out of Ùle Land Development Code that had definition specific.
Under fue town and dle village definitions, those were not modified to be specifically consistent
with fue TVC.
Commissioner Craft asked if dley could be made consistent.
Mr. Cox stated dIat the TVC definition of a village is 1 neighborhood in dIe countryside. The
definition of a village in the stewardship is a form of SRA in primarily residential community wifu a
diversity of housing types and mix of uses appropriate to die scale and character of dIe particular
village. Villages are comprised of residential neighborhoods and shall support a mixed use village
center to serve a the focal point for dle communities support services and facilities.
Commissioner Coward addressed ingress and egress, transportation issues. He stated dIat fuey
had talked in die past about die roadways Ùlat would be required as a part of dIe new town and ÙIe
impact on surrounding land use. There will be significant implications on putting four lane
highways through agricultur,J areas outside the urban service boundary wifuout good land use
planning in place. He stated Ùiat he did not feel dIat dIey have adequately addressed the ingress
and egress issue.
Robert Nix stated dIat this is someù1Ïng diat would be evaluated on dIe DRI application, but it
would create substantial need for road improvements.
Commissioner Coward stated that would be evaluated in dIe DRI but that fuere is language in here
fuat precludes connectivity to die surrounding area.
Mr. Cox stated dlat when it was presented wid lOut die restriction on Ùie connection the
Department of community Affairs specifically, in Ùieir report said, we want you to restrict the
ability to connect to areas that aren't within the stewardship. He stated that dlere will be multiple
exits from each neighborhood to dIe interior roads widlin the tOWIl. The policy says that it is
excepted that you can connect to a regional transportation system from other locations in the town,
but what you can't do is connect to the development right next door dlat is not in dIe program.
Commissioner Coward stated dlat there is no plan for dIe rural western areas, but yet it will be
needed for dÜs project and any future ones. He stated that dIe way it was written now, he was not
comfortable widl.
AnitaJenkins stated that she watIted to clarify community parks. She stated dlat she reviewed
County stafT comments ii"om August, 2005. She stated that the level of service for community
parks is not .5 it is 5 acres for 1,000 population. This requirement using this math is 54 acres for a
community park for a town and widl stewardship it is 55 acres.
Commissioner Coward stated only in dIe towns and not the villages, however you have agreed to
incorporate dlat satne language in both.
AnitaJenkins stated yes.
Robert Nix stated dIat a town of 10,000 dwelling units will have atl estimated population of 25, 000.
5 acres per 1,000 is 125.
Commissioner Crall asked if this was per resident.
Robert Nix stated dIat it is population based. So if you have 25, 000 people you multiply 5 by 25
you get 125.
Commissioner Smidl recommended some language for dIe green buildings. On page 57, Item H.
As it is dIe goal of Rural Latld Stewardship to protect and conserve natural resources and
agriculture, applicatllS, this is dIe additionallatlguage recommended, will cooperate with St. Lucie
County as it investigates green building technology atl(l considers adopting green building
standards. Applicatlts will strongly encourage environmentally friendly infrastructure techniques
(like green building design ;md technology) best practices and emerging technologies.
Commissioner Cowat"d asked dIe Board if they have the comfort level to make an approval
tonight, as opposed to providing sufficient time to deal with the utility issue, minimum size of towns
and villages, latlguage chatlges for green building teclmologies, affordable housing component,
letter from dIe School Board supporting the proposal, letter from the Fire District supporting the
proposal. There are a number of important entities atld issues that are just not quite there. He
stated that he is strongly in support of the project and he would like to see it move forward. He
requested input from the rest of dIe Board.
Commissioner Hutchinson requested a specific list of dIe issue to be addressed.
Commissioner Coward stated that the issues were the utilities, dIe minimum size, dIe hatnlet had
been eliminated, dIe CRD was going to have revised language, the minimum size still has not been
defined.
Commissioner Hutchinson asked the minimum size of what. She stated that dIe hatnlet was being
dropped atld just revising the CRD so dIat it would not be a permanent residential.
Commissioner Cowat"d referred to lìgure 5. He stated dIat if you look a village it could be a small
as 100 acre and the consult£Ult is recommending a minimum of 600.
Commissioner Coward stated dIat it would be nice to see additional correspondence from other
entities dlat will be effected by this growth. He stated dIat normally they see a letter stating dIat
issues of concerns have been addressed.
Commissioner Coward stated that atlOther important issue dIat needs to be addressed is ingress
atld egress.
Commissioner Hutchinson asked what a continUatlce would do to the applicant time frame
Mr. Cox stated ÙIat there is a concern wiÙI ÙIe time frame. He stated ÙIat Mr. Adams has certain
ùlÌngs Ùlat needs to be linished by ÙIe end of the year. He stated that ÙIere is a timing issue.
Commissioner Hutchinson asked what ÙIe steps will be Ùmt will require additional public input,
and public comment.
Mr. Cox stated Ùlat ÙIe Stewardship Sending Area application would be liled and reviewed by
staff. It would ÙIen go to the Environmental Advisory Committee for comment and then there
would be a public hearing before the Board. On the Development side, ÙIere would be a
development of regional impact application, which would be submitted to ÙIe County and Ùle
Regional Planning Council. It would then go through the su11ìciency requirements and through
DRI review. There would also be a stewardship receiving area application Ùmt would go through
stafl review, Environment;:ù Advisory Commission, Planning and Zoning Board and Board of
County Commissioner or public hearings.
Commissioner Hutchinson stated that in following the DRI process Ùmt also gives the additional
agencies like any DRI, time to weigh in.
Commissioner Lewis stated that there are two issues, specilically utilities and Ùle green building
teclmologies Ùmt Ùlere was language presented ÙIat was not finalized. She suggested coming back
in two weeks.
Dan McIntyre stated that the meeting be continued until tomorrows meeting, August 15, 2006, at
6:00 p.m. or as soon thereaÜer and then at ÙIat point it be continued to a furÙler date time certain.
Commissioner Lewis addressed the issues she had ÙIat were of importance that still needed to be
addresscd. Utilities language, the green building technologies language, minimum size of towns
and villages, ingress and egress, school district, lire district, law enforcement.
Commissioner Coward requested Community Services weigh in on ÙIe housing.
It was moved by Commissioner Craft and seconded by Commissioner Hutchinson to continue
ordinance no. 06-031 and 06-030 and upon roll call motion carried unanimously.
Therc being no further business the mecting was adjourned at 1 :20 a.m.
--------------------------------
Chainmm, Board County Commissioncrs
----------------------------------
Clerk Circuit Court
e - Cloud Grove
p
\
From:
To:
Date:
Subject:
<GildanP@gtlaw.com>
<Danm@stlucieco.gov>
8/25/2006 4:38:35 PM
Cloud Grove
Dan - Here is the version I could not recommend.
«Utility Revised.doc»
------------------------------------------------------...
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Centralized or decentralized community water and wastewater utilities are
required in Townsï and Villages and thoGe CRDs exceeding 100 acres in Gize.
Centralized or decentralized community water and wastewater utilities shall be
constructed, owned, operated and maintained by 81. Lucie County Utilities or
another governmental utility provider per a prior interlocal agreement with the
County. As the RLSA Overlay, pursuant to Section 163.3177(11)(d), F.S., is
outside the County's urban services boundary, stJ6Rand Towns and Villaaes will
therefore be outside the Countv's urban services boundaries. such water and
wastewater utilities shall be included in the County or other governmental utility
service territory, and shall not require that without the reauirement to move the
urban services boundary be moved. Developer shall have the option of
desianina. oermittina. and constructing the water and wastewater utility within the
RLSA Overlay, for the benefit of the County, using innovative financing vehicles
to fund or provide reimbursement for the developmentdevelooer's investment
and unreimbursed exoenses in infrastructure, impacts and requirements,
including but not limited to community development districts, or voluntary
assessment units. ,A.fter completion of conGtruction, County shall h3ve the option
of '.vhon it electG to take title to such utility system. At the time of such transfer,
County (or other governmental utility provider) shall cause devoloper to be
reimbursed in full for all of developer's investment and expenses in such system
including capit31, doby Gervice and net operating lossos. Further, the... and· Upon
condition that Countv h3G caused Developer to be reimbursed in full f{)r its
investment and accrued unreimbursed expenses as provided hereinabove, tTh~
water and wastewater utilitv shall be conveved to the Countv uoon (i) receiot of
the aoorooriate ooeratina oermits~, and (ii) receipt by the Developer from the
County of reimbursement in full for the Developer's investment and unreimbursed
expenses related to the desiqn, permittinq and construction of the water and
wastewater utility. The provision of water and wastewater utilities in the RLSA
Overlay shall not be delayed by any potential future consolidation of utilies in S1.
Lucie County into a regional utility system. Innovative or alternative water and
wastewater treatment systems, such as decentralized community treatments
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 CRD are permitted on an
interim basis until services from a centralized/decentralized community system
are available. Individual potable water supply wells and septic systems may be
permitted in CRDs. Any potable water systems shall meet Department of
Environmental Protection standards. Any septic systems shall me.et Department
of Health standards.
e - Cloud Grove
'-
From:
To:
Date:
Subject:
<GildanP@gtlaw.com>
<Danm@stlucieco.gov>
8/25/2006 4:38:04 PM
Cloud Grove
Dan - Per our phone call, here is the version that is borderline
acceptable.
«Doc2.doc»
--------------------------------------------------------
Tax Advice Disclosure: To ensure compliance with requirements imposed by the IRS under Circular
230, we inform you that any U.S. federal tax advice contained in this communication (including any
attachments), unless otherwise specifically stated, was not intended or written to be used, and cannot be
used, for the purpose of (1) avoiding penalties under the Internal Revenue Code or (2) promoting,
marketing or recommending to another party any matters addressed herein.
The information contained in this transmission may contain privileged and confidential information. It is
intended only for the use of the person(s) named above. If you are not the intended recipient, you are
hereby notified that any review, dissemination, distribution or duplication of this communication is strictly
prohibited. If you are not the intended recipient, please contact the sender by reply email and destroy all
copies of the original message. To reply to our email administrator directly, please send an email to
postmaster@gtlaw.com.
--------------------------------------------------------
"
Centralized or decentralized community water and wastewater utilities are
required in Towns, and 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 St. Lucie County Utilities or
another governmental utility provider per a prior interlocal agreement with the
County. As the RLSA Overlav. oursuantto Section 163.3177(11 )(d). F.S.. is
outside the Countv's urban services boundary. stlBRand Towns and Villaaes will
therefore be outside the Countv's urban services boundaries. such water and
wastewater utilities shall be included in the County or other governmental utility
service territory, and shall not require that without the reauirement to move the
urban services boundarv be moved. Developer shall have the option of
desianina. oermittina. and constructing the water and wastewater utility within the
RLSA Overlav, for the benefit of the County, using innovative financing vehicles
to fund or orovide reimbursement for the developmentdevelooer's investment
and unreimbursed exoenses in infrastructure~ impacts and requirements,
including but not limited to community development districts, or voluntary
assessment units. AfteF~letion of construction, County shall have the option
of when it elects to take title to such utility system. At the time of such tranGfer,
County (or other governmental utility provider) shall cause developer to be
reimbursed in full for all of developer's investment and expenses in such system
ffi.el.uding capital, deby service and net operating losses. Further, the",..8-Ad- Upon
condition that Count" has caused Devoloper to be reimbursed in full for its
investment and accrued unreimbursed expensos as providod horeinabove, tI./N
water and wastewater utilitv shall be conveved to the Countv uoon receiot of the
aoorooriate ooeratina oermits.-;-The orovision of water and wastewater utilities in
the RLSA Overlav shall not be delaved bv anv ootential future consolidation of
utilies in St. Lucie Countv into a reaional utility svstem. Innovative or alternative
water and wastewater treatment systems, such as decentralized community
treatments 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 1 00 acres~ of any CRD are permitted on
an interim basis until services from a centralized/decentralized community
system are available. Individual potable water supply wells and septic systems
may be permitted in CRDs. Any potable water systems shall meet Department of
Environmental Protection standards. Any septic systems shall meet Department
of Health standards.
COUNTY ADMINISTRATION
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Michael Brillhart, Strategy & Special Projects Director
DATE:
August 24, 2006
RE:
Revised Rural Land Stewardship Goals, Objectives and Policies; Land
Development Regulations; and Recommended Conditions for Approval
The applicant for the proposed Rural Land Stewardship - Comprehensive Plan
Amendment has revised the Goals, Objectives and Policies (GOPs) and the Land
Development Regulations (LDRs) based upon discussion by the Board of County
Commissioners and MSCW Inc. from the August 14th public hearings. MSCW Inc., in their
role as County review consultant for this project, has undertaken a review and critique of
the proposed Rural Land Stewardship Area (RLSA).
In consideration of the recommendations of MSCW and other review agencies (Comments
attached), staff is recommending the approval of the Goals, Objectives and Policies,
together with the Land Development Regulations, conditioned upon the following
requirements:
1. Vision - (comprehensive plan) limit the number of Stewardship Receiving Areas until
the Board has implemented a western county Visioning process.
2. Size/sustainability - (comprehensive plan and LDRs) establish a minimum size for
SRA to support an elementary school. Eliminate hamlets and CRDs if no minimum
size is established.
3. Open space - (comprehensive plan and LDRs) sufficient size to provide passive and
active recreational uses for the public. Enhance recreational area requirements
above the County's current LOS standard of 5 acres/1 ,000 population.
4. Utilities - (comprehensive plan and LDRs) any expansion, acquisition and transfer of
private built system(s) must be financially feasible to public entity.
5. Housing affordability - (LDRs) any future receiving area DRI must provide a minimum
of 15% workforce housing units in accordance with F.S. 380.0651 (3)(J).
6. Intergovernmental Coordination - (comprehensive plan and LDRs) this amendment,
together with any future SSA and SRA applications, must be coordinated among
neighboring governments and other urban service providers.
7. Staff review for SSA and SRA applications - (LDRs) do not change existing county
policy regarding staff review of development applications relative to proposed
development within a Rural Land stewardship Overlay Zone.
8. Rural Transportation Design - (DRI application) adequate ingress/egress and rural
design standards for roadways traversing the SRA location must be addressed during
the DRI/SRA application review process.
9. Green Building - (LDR) applicant is encouraqed to prepare standards for the
incorporation of Green Building technology standards into the LDRs.
These recommendations can be discussed further by staff or by representatives from
MSCW Inc. who will be in attendance at the August 28th public hearings.
GunsterYoaldey
ATTORNEYS AT LAW
Our File Number: 27508.1
Writer's Direct Dial Number: 650-0593
Writer's E-Mai1 Address:ecox@gunster.com
August 23,2006
VIA EMAIL ONLY
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:
Thank you for your continuing work of the Rural Land Stewardship program. This letter
foHows up on our telephone discussions and provides revised documents that address the items
requested by the Board at our last meeting on August 14,2006. The revised GOPs and LDRs are
attached for review and distribution to the Commissioners and other staff, along with this letter.
Please note that we have a follow up meeting on the utilities language with Commissioner Craft,
Dan McIntyre and others tomorrow morning, and, as such, we may be working on additional
revisions. As well, there may be further revised language over the next day or so, which we will
provide to you as quickly as we can. Also, I will provide to you by Friday an updated summary
of the many changes made to the GOPs and LDRs since transmittal, bringing it to the present, so
that everyone can see the evolution of these documents and how the issues have been addressed
over time, Enclosed are the following materials:
1. August 23, 2006 clean revision of the RLSA Goal, Objectives and Policies, for
approval consideration on August 28, 2006.
2. Revised RLSA Figure 5 incorporating all revisions since the August 14, 2006
Public Hearing, for approval consideration on August 28, 2006. There were no
changes to RLSA Figures 1-4.
3, Redline comparison of the clean 8/23/06 version of the RLSA Gaps against the
8/7/06 version of the RLSA Gaps as discussed at the August 14, 2006 public
hearing, so that all revisions since that time can be easily reviewed.
4. August 23, 2006 clean versions of the RLSA Land Development Code,
incorporating all revisions since the August 14, 2006 Public Hearing, for
approval consideration on August 28,2006.
Gunster. Yoaklev & Stewart, PÞ,
PhiillPS POlr1' . 77' ~outh hagler DIIV9. Suite 500 tas1 . West Palm 8each. ,l 33~01·619/¡ ·(561) 555·1980· I:ax: 15611 555-567ï . www.gunster.com
n :: l /.:... U ~\ F ~ D A ~ . /'vI; {, M . ¡; A L t/, 8 E {e.. C r: . S T '..1 A R . \' E C, U 8 E ti C I.; . W t S T r l<, l M [ E A C ~'
Michael Brillhart, Special Projects Director, St. Lucie County
St. Lucie County Rural Land Stewardship Area
August 23, 2006
Page 2
5 Redline comparison of the clean 8/23/06 version of the RLSA LDC against the
8/7/06 version of the RLSA LDC as discussed at he August 14, 2006 public
hearing, so that all revisions since that time can be easily reviewed.
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.
EAC:lmp
Enclosures
cc: Bob Nix
Dan McIntyre, Esq.
Anita Jenkins
(all via e-mail with attachments only)
WPB 898623.1
Gunster, Yoak1ey & Stewart, P.A.
ATTORNEYS AT LA W
EXHIBIT A
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ORDINANCE NO. 06-031
AN ORDINANCE OF ST. LUCIE COUNTY, FLORIDA, ADOPTING
AMENDMENT TO THE COMPREHENSIVE PLAN RELATING TO
THE CREATION OF A RURAL LAND STEWARDSHIP AREA
(RLSA) OVERLAY ZONE WHICH SHALL APPLY TO PROPERTY
GENERALLY LOCATED WITHIN AREA MORE SPECIFICALLY
DEPICTED IN EXHIBIT "A" HERETO, WHICH AMENDMENTS ARE
ATTACHED AS EXHIBIT "B" HERETO; PROVIDING FOR
SEVERABILITY; PROVIDING FOR TRANSMITTAL TO THE
FLORIDA DEPARTMENT OF COMMUNITY AFFAIRS AND OTHER
AGENCIES AS REQUIRED BY LAW; PROVIDING FOR
ADOPTION; PROVIDING FOR AN EFFECTIVE DATE; AND
PROVIDING FOR ADOPTION.
WHEREAS, the St. Lucie County Board of County Commissioners (the "Board") has
prepared a Comprehensive Plan Amendment to establish a Rural Land Stewardship Area (RLSA)
Overlay Zone to apply to property depicted within Exhibit A attached hereto; and
WHEREAS, the Board recommended approval 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 forthe 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 RLSAAmendment 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
and if any section, sentence, clause or phrase of this Ordinance shall for any reason be held to be
invalid or unconstitutional, such decision shall not affect the validity of the remaining sections,
sentences, clauses, and phrases of this Ordinance but they shall remain in effect, it being the
legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part.
Section 4. Transmittal. The County Growth Management Director is hereby directed to
ensure that this Ordinance and all necessary supporting data and analysis and other relevant
documents are forwarded to the Florida Department of Community Affairs and other agencies in
accordance with Section 163.3184(3), Florida Statutes.
Section 5. Effective Date. The effective date of the comprehensive plan amendments
shall be the date 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 Attomey
Aaenda Reauest
Item Number:_3_
DATE: August 28,2006
TO: Board of County Commissioners
REGULAR [ ]
PUBLIC HEARING [X]
CONSENT [ ]
PRESENTED BY:
SUBMITTED BY : Growth Mqmt. / Strateqy & Special Projects
Michael Brillhart
Strategy & Special Projects
SUBJECT: Continued 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 Board of County Commissioners has continued this item from its August
14th meeting. The applicant has revised the proposed land
development re~ulations as per comments and direction of the Board from
both the July 11 and August 14th public hearings. 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. Revisions to the Land Development Regulations
(LFRs), as prepared by the applicant, are referenced in Exhibit C.
RECOMMENDATION: Staff recommends that the Board approve with conditions the proposed
LDRs through the adoption of Ordinance 06-030.
COMMISSION ACTION: CONCURRENCE:
[)CJ APPROVED r 1 DENIED [ ] OTHER:
Continued to 9/12/06 at Approved 5-0
6:00 p.m. or as soon
there after as it might be
heard.
County Attorney:
Originating Oept:
Douglas M. Anderson
County Administrator
Coordi nation/S ia natu res
Management & Budget: _
Finance:
-
Environ. Resources:
Purchasing _
COUNTY ADMINISTRATION
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Michael Brillhart, Strategy & Special Projects Director
DATE:
August 24, 2006
RE:
Revised Rural Land Stewardship Goals, Objectives and Policies; Land
Development Regulations; and Recommended Conditions for Approval
The applicant for the proposed Rural Land Stewardship - Comprehensive Plan
Amendment has revised the Goals, Objectives and Policies (GOPs) and the Land
Development Regulations (LDRs) based upon discussion by the Board of County
Commissioners and MSCW Inc. from the August 14th public hearings. MSCW Inc., in their
role as County review consultant for this project, has undertaken a review and critique of
the proposed Rural Land Stewardship Area (RLSA).
In consideration of the recommendations of MSCW and other review agencies (Comments
attached), staff is recommending the approval of the Goals, Objectives and Policies,
together with the Land Development Regulations, conditioned upon the following
requirements:
1. Vision - (comprehensive plan) limit the number of Stewardship Receiving Areas until
the Board has implemented a western county Visioning process.
2. Size/sustainability - (comprehensive plan and LDRs) establish a minimum size for
SRA to support an elementary school. Eliminate hamlets and CRDs if no minimum
size is established.
3. Open space - (comprehensive plan and LDRs) sufficient size to provide passive and
active recreational uses for the public. Enhance recreational area requirements
above the County's current LOS standard of 5 acres/1 ,000 population.
4. Utilities - (comprehensive plan and LDRs) any expansion, acquisition and transfer of
private built system(s) must be financially feasible to public entity.
5. Housing affordability - (LDRs) any future receiving area DRI must provide a minimum
of 15% workforce housing units in accordance with F.S. 380.0651 (3)(J).
6. Intergovernmental Coordination - (comprehensive plan and LDRs) this amendment,
together with any future SSA and SRA applications, must be coordinated among
neighboring governments and other urban service providers.
7. Staff review for SSA and SRA applications - (LDRs) do not change existing county
policy regarding staff review of development applications relative to proposed
development within a Rural Land stewardship Overlay Zone.
S. Rural Transportation Design - (DRI application) adequate ingress/egress and rural
design standards for roadways traversing the SRA location must be addressed during
the DRI/SRA application review process.
9. Green Building - (LOR) applicant is encouraqed to prepare standards for the
incorporation of Green Building technology standards into the LDRs.
These recommendations can be discussed further by staff or by representatives from
MSCW Inc. who will be in attendance at the August 2Sth public hearings.
GunsterYoakley
ATTORNEYS AT lAW
Our File Number: 27508.1
Writer's Direct Dial Number: 650-0593
Writer's E-Mai1 Address:ecox@gunster.com
August 23,2006
VIA EMAIL ONLY
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:
Thank you for your continuing work of the Rural Land Stewardship program. This letter
follows up on our telephone discussions and provides revised documents that address the items
requested by the Board at our last meeting on August 14,2006. The revised GOPs and LDRs are
attached for review and distribution to the Commissioners and other staff, along with this letter.
Please note that we have a follow up meeting on the utilities language with Commissioner Craft,
Dan McIntyre and others tomorrow morning, and, as such, we may be working on additional
revisions. As well, there may be further revised language over the next day or so, which we will
provide to you as quickly as we can. Also, I will provide to you by Friday an updated summary
of the many changes made to the GOPs and LDRs since transmittal, bringing it to the present, so
that everyone can see the evolution of these documents and how the issues have been addressed
over time. Enclosed are the following materials:
1. August 23, 2006 clean revision of the RLSA Goal, Objectives and Policies, for
approval consideration on August 28, 2006.
2. Revised RLSA Figure 5 incorporating all revisions since the August 14, 2006
Public Hearing, for approval consideration on August 28, 2006. There were no
changes to RLSA Figures 1-4.
3. Redline comparison of the clean 8/23/06 version of the RLSA GOPs against the
817/06 version of the RLSA GOPs as discussed at the August 14, 2006 public
hearing, so that all revisions since that time can be easily reviewed.
4. August 23, 2006 clean versions of the RLSA Land Development Code,
incorporating all revisions since the August 14, 2006 Public Hearing, for
approval consideration on August 28, 2006.
Gunster. Yoakley & Stewart PA
Phillips POIn!' 777 South Flagler Drive. Suite 500 East· West Palm Beach. Fl33401·6194 '1561) 655·1980· fax:(5611655'5677· www.gunster.com
ror.! LAUDE8.0ALE . MIAMI' PALM 8EACH . STUART· VEP.O BEACH' WEST PALM BEACH
Michael Brillhart, Special Projects Director, St. Lucie County
St. Lucie County Rural Land Stewardship Area
August 23,2006
Page 2
5 Redline comparison of the clean 8/23/06 version of the RLSA LDC against the
8/7/06 version of the RLSA LDC as discussed at he August 14, 2006 public
bearing, so that all revisions since that time can be easily reviewed.
We look forward to our continued work on thìs program. As always, please let us know
if you have any questions or need additional infonnation.
~
Ernest A. Cox
.J
EAC:lmp
Enclosures
cc: Bob Nix
Dan McIntyre, Esg.
Anita Jenkins
(all via e-mail with attachments only)
WPB 898623.1
Gunster, Yoakley & Stewart, P.A.
ATTORNEYS AT LAW
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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 STEW ARDSHIP 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); 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:
91-03 -
March 14, 1991
91-09 -
May 14, 1991
.5tp~eh tRPe~!JR passages are deleted.
Underlined passages are added.
91-21 - November 7, 1991 92-17 - June 2, 1992
93-01 - February 16, 1993 93-03 - February 16, 1993
93-05 - May 25, 1993 93-06 - May 25, 1993
93-07 - May 25,1993 94-07 - June 22, 1994
94-18 - August 16, 1994 94-21 - August 16, 1994
95-01 - January 10, 1995 96-10 - August 6, 1996
97 -01 - March 4, 1997 97 -09 - October 7, 1997
97 -03 - September 2,1997 99-01 - February 2, 1999
99-02 - April 6, 1999 99-03 - August 17, 1999
99-04 - August 17, 1999 99-05 - July 20, 1999
99-15 - July 20, 1999 99-16 - July 02, 1999
99-17 - September 7,1999 99-18 - November 2, 1999
00-10 - June 13, 2000 00-11 - June 13, 2000
00-12 - June 13, 2000 00-13 - June 13, 2000
01-03 - December 18, 2001 02 -05 - June 24, 2002
02 -09 - March 5, 2002 02-20 - October 15, 2002
02-29 - October 15, 2002 03-05 - October 7, 2003
04-02- January 20, 2004 04-07 - April 20,2004
04-33- December 7, 2005 05-01- March 15, 2005
05-03- August 2, 2005 05-04- August 2, 2005
05-07 - January 18, 2005 05-16- 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( tÍlpe~!jÍl 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.
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 when the RLSA comprehensive plan amendments
are final.
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
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3
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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
Stp~£I( thpa~!lh passages are deleted.
4
Underlined passages are added.
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
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 $t~wardship
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 com munities.
In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are
referred to as Stewardship Receiving Areas (SRAs). There are threefeuF types of rural
communities under this program: +ewRRLSA Towns, VillageRLSA Villaqes, H3mletc 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. Luci e County.
Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship
Receiving Areas results in a conservation and development pattern for the RLSA Overlay,
when considered as a whole, that protects natural resources and cultural heritage, promotes
the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion
in SRAs.
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81123/06
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 viabi lity within SSAs, to direct incompatible uses away from wetlands and upland
habitat, to discourage urban sprawl through the RLSA program, and to ensure development
within the RLSA that includes a functional mix of land uses and promotes economic
diversification.
Objective 1. Establish the general purpose and structure to implement the St. Lucie
County Rural Land Stewardship Area Overlay.
Policy 1.1
To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively
contribute to a viable agricultural industry, protection and conservation of natural resources,
sustainable mixed-use development, and enhancement of economic prosperity and
diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall
adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to
implement the goals, objectives and policies of the RLSA Overlay.
Policy 1.2
The intent of the RLSA Overlay is to protect and conserve natural resources and retain and
promote viable agriculture by promoting sustainable mixed-use development as an
alternative to low-density single use development, and provide a system of compensation to
private property owners for the voluntary elimination of certain land uses in order to protect
and conserve natural resources, open space and viable agriculture in exchange for
transferable Credits that can be used to entitle such sustainable development. The
strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found
in Section 163.3177(11 )(d) F.S. The RLSA Overlay shall include innovative and incentive
based tools, techniques and strategies that are not dependent on a regulatory approach, but
will complement existing local, regional, state and federal regulatory programs.
Policy 1.3
Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and
Stewardship Receiving Areas (SRAs) results in a conservation and development pattern for
the RLSA Overlay, when considered as a whole, that protects the environment, promotes
the continuation of agriculture, and accommodates growth in a sustainable fashion.
Together, SSAs and SRAs result in a sustainable form of development, whereby large areas
of environmentally and agriculturally valuable lands are restricted from development through
SSAs and sustainable, mixed-use development is accommodated through SRAs. The
combination of SSAs and SRAs facilitate the implementation of innovative planning and
flexible development strategies described in § 163.3177 (11 )(d), F.S. and Rule 9J-
5.006(5)(1), F.AC.
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 (FLU M).
Any additional lands proposed to increase the overall acres of the RLSA Overlay boundary
as shown on RLSA Figure I1 shall require a Comprehensive Plan amendment. Pursuant to
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81123/06
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 com pliance requirements.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81123/06
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 exi sting agriculture activi ties.
Policy 1.8
A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural
Resource Stewardship Index value for all land within the RLSA Overlay, based on data and
analysis assimilated into the GIS database at the time of the Overlay preparation. The data
factors and associated values are derived from those on the Credit Worksheet (RLSA Figure
2). Credits from any lands designated as SSAs, will be based in part upon the Natural
Resource Index (NRI) values in effect at the time of designation. Any change in the
characteristics of land due to alteration of the land prior to the establishment of an SSA that
either increases or decreases any Index Factor will result in an adjustment of the factor
values and a corresponding adjustment in the Credit value. St. Lucie County shall, through
the RLSA LDRs, adopt procedures to be used by applicants to demonstrate NRI values at
the time of SSA application.
Policy 1.9
The number of Credits generated through designation as an SSA is established in a
calculation as follows, and as set forth on RLSA FiQure 2:
Stewardship Natural Resource Stewardship Credits: Natural Resource Index Factor
Values X Acreage X 8ase-Land Value Removed = # of Stewardship Credits for Natural
Resources
Plus (if any):
AQriculture Stewardship Credits (if applicable): AcreaQe X Land Value Removed = # of
Stewardship Credits for AQriculture
Plus (if any):
Cultural HeritaQe Stewardship Credits (if applicable): AcreaQe X .5 = # of Stewardship
Credits for Cultural HeritaQe
The methodology for the calculation of Stewardship Credits is based upon: 1) the Natural
Resource or Aqriculture 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. Additional Credits
for the protection of 3Ç!riculture, cultural herit3qe, restoration activities and wildlif.e corridors
may apply as further defined in these Policies.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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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 Natural Resource Index value and the Aqriculture Resource (if applicable)
on a per acre basis to arrive at a total Stewardship Credit Value of the land being
designated as an SS A
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 ::¡::9WRRLSA Towns, VmageRLSA VÎllaqes~a-mlet5 and Compact Rural
Developments shall º-OlY..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 S RA Application process aSßet
forth in the RLSA LDRs.7 The creation, transfer or use of Stewardship Credits shall not
require a Comprehensive Plan Amendment.
Policy 1.14
Land becomes designated as an SRA upon the effective date of an ordinance adopted by
the BOCC, pursuant to Section 163.3177(11)(d), F.S., approving an SRA Application by the
property owner. The permitted land use on a parcel of land located within an SRA shall be
specified in the ordinance reflecting the total number of Stewardship Credits assigned to the
parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in
Policy 4.6 and in RLSA Figure 5.
Policy 1.15
Stewardship Credits may be transferred from any approved SSA to an entity or individual, to
an eligible receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies. Stewardship Credits shall onlv be used within approved SRAs.
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,
5
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81123/06
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
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 pattern 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 SS As
2. The amount and location of land designated as SRAs
3. The number of Stewardship Credits generated, assigned or held f or future use
4. A comparison of the amount, location and type of agriculture that existed at the time
of the Overlay adoption and tim e 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.
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
::J:.ewRRLSA Town, ~RLSA Villaqe, Hamlet or CRD), including as-any expansion of the
RLSA area which s4a1t-include§ additional potential S SA or SRA lands.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
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 developm ent agreements.
Objective 2. Establish incentive-based policies to protect and conserve agricultural
lands and open space, continue the viability of agricultural production and preserve
cultural heritage in St. Lucie County.
Policy 2.1
Agriculture is an important aspect of St. Lucie County's quality of life and economic well-
being. Agricultural activities shall be protected from duplicative regulation, and in
accordance with the Florida Right to Farm Act.
Policy 2.2
Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing
RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in
RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs
pursuant to Policies 1.5 and 1.6.
Policy 2.3
Agricultural lands will be protected and conserved by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to non-
agricultural uses in ex change 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 s hall 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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
811-23/06
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.
(RLSA Figure 1) These lands form the primary wetland hydrologic systems in the RLSA The
Overlay provides an incentive to permanently protect and conserve HYSAs by the creation
and transfer of Credits, elimination of permitted land uses (as described in RLSA Figure 2),
and establishment of protection and conservation measures described in Objective 1
Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural
resource value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.2
Listed animal and plant species and their habitats shall be protected and conserved through
the classification of Habitat Stewardship Areas (HSAs), to be implemented by the
designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map.
(RLSA Figure 1) HSAs are privately owned agricultural and/or natural areas, which include
areas with characteristics that make them suitable habitat for listed species. The Overlay
provides an incentive to permanently protect and conserve HSAs by the creation and
transfer of Credits, resulting in the elimination of permitted land uses (as described in RLSA
Figure 2) and the establishment of protection and conservation measures described in
Objective 1 Policies. Not all lands within the delineated HSAs are comparable in terms of
their habitat value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.3
Further protection and conservation for surface water quality and quantity shall be through
the classification of Water Retention Areas (WRAs), to be implemented by the designation of
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 Q.!J.ly.þe counted as Open Space so long 3sSpace. where the
8
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
same acreage is not relied upon to generate Stewardship Credits for development within the
SRA. The Overlay provides an incentive to permanently protect and conserve WRAs by the
creation and transfer of Credits, elimination of incompatible uses, and establishment of
protection, appropriate recreational uses and conservation measures described in Objective
1 Policies. Not all lands within the delineated WRAs are comparable in terms of their natural
resource value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.4
Uses as listed in the Sending Area Land Use Layer Matrix (RLSA Figure 4), may be
voluntarily eliminated in HYSAs, HSAs and WRAs in exchange for Stewardship Credits to
the property owner through the removal of one or more land use layers as described in
Policy 1.10.
Policy 3.5
Compensation to the property owner may occur through one or more of the following
mechanisms: creation and transfer of Stewardship Credits, payment for the purchase of
conservation easements, payment for the purchase of a less than fee interest in the land, or
through other acquisition of land or interest in land through a willing seller program.
Policy 3.6
Unless such layers are voluntarily eliminated pursuant to Policy 3.4, agriculture and all other
allowed uses would continue to be an allowed use within HYSAs and HSAs, pursuant to the
Agriculture Group classifications described in the Sending Area Land Use Layer Matrix
(RLSA Figure 4). In existing Ag 1 areas within HYSAs and HSAs, all such activities are
permitted to continue, and may convert from one type of Agriculture to another and expand
to the limits allowed by applicable permits.
Policy 3.7
Ag 2 includes permitted land uses as defined in the Sending Area Land Use Layer Matrix
(RLSA Figure 4). In existing Ag 2 areas within HYSAs, WRAs and HSAs, such activities are
permitted to continue, and may convert from one type of Agriculture to another and expand
to the limits allowed by applicable permits. Once the Stewardship Credit System is utilized
and an owner receives Stewardship Credits by the establishment of an SSA that removes
Ag 1 uses, no conversion of Ag 2 to Ag 1 will be allowed.
Policy 3.8
In certain locations (having an NRI value of 1.4 or below) there may be the opportunity for
natural resource creation, restoration and enhancement. Examples include, but are not
limited to, conversion of citrus grove to pasture having habitat value, creation of
upland/wetland habitat, increased hydro period or water storage, enhanced wildlife corridors
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
9
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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partnership agreement such as a developer contribution agreement or SSA Credit
Agreement.
Policv 3.9
If an SSA applicant can demonstrate that lands within the RLSA function, or could function,
improvement as a wildlife corridor, or interconnected environmental system. and the plans
and specifications are approved the-tRe BOCC throuQh the SSA Applidation process, 0.5
additional Credits per acre shall be authorized at the time of SSA approval bY the BOCC.
The criteria to determine whether to approve a wildlife corridor or interconnected
environmental system shall be included in the SSA Application section of the RLSA LDRs.
Policy 3.109
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, €ie-teRtion, treatment and/or conveyance, habitat~ and passive recreational
uses. WRAs can aJ.se-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 Q.!J.J.Lbe counted as
Open Space where 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 3.110
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 3.164-
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 - 40 3.536, F.S.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
811-23106
Policy 3.1 ª2
The inclusion of lands in designated SSAs provides a public benefit, and the private
stewardship and management of these lands and resources are deemed to promote the
public policy of St. Lucie County and the State of Florida. Accordingly, the protection of the
environmental, agricultural and cultural resources of designated SSA lands shall be
considered before any public ownership or public management of such SSA lands is
formally instituted. The County hereby establishes a presumption that lands within a
designated SSA shall not be condemned by the County or any County agency, except as
necessary for the expansion of County or state transportation facilities (CR 68 or SR 70), as
any other involuntary acquisition would be contrary to the purposes and intent of the rural
land stewardship program and Chapter 163.3177(11)(d), F.S. Further, to the extent that the
County or a County agency does condem n any lands within a designated S SA, the valuation
of such lands shall not be diminished by the SSA Stewardship Easement Agreement.
Objective 4. Establish policies to accommodate future population growth through
sustainable development patterns, while discouraging urban sprawl, providing for the
utilization of innovative land use planning techniques and promoting economic
diversification through the establishment of Stewardship Sending Areas and
corresponding Stewardship Receiving Areas.
Policy 4.1
Innovative land use planning techniques which facilitate a sustainable form of development
shall be implemented by the establishment of SRAs and corresponding SSAs within the
RLSA Overlay. Within the RLSA Overlay, considered as a whole, the establishment of
SSAs will result in large areas of land for permanent environmental, cultural and agricultural
uses, and the development within SRAs will result in a functional mix of uses,
interconnectivity and multi-modes of transportation, and be in the form of :t:ewHRLSA Towns,
VillageRLSA VillaQes, Hamlets or Compact Rural Developments (CRD), in accordance with
policies 4.6.1, 4.6.2, ~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 developm ent types, expedited perm itting review, and targeted capital im provements.
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 f or Stewardship Credits, through the establishm ent 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 econom ic activity within SRAs.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723106
Policy 4.3.1
Extended incentives such as íob qrowth investment qrants, ad valorem tax adjustments and
"fast track" permittinq to businesses that locate in accordance with the requirements of
Policies 4.6. 4.6.1, 4.6.2 and 4.6.3 shall be encouraqed.
Policy 4.3.2
The development of industry and business by supportinq public/private partnerships to build
the necessary infrastructure shall be encouraqed.
Policy 4.3.3
Initiatives to attract industries that create full-time, year-round. hiqh-waqe and hiqh-quality
jobs shall be encouraqed.
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 standa rds 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 SOCC 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 =tewRRLSA Town,
Vill3geRLSA Villaqe, H3mlet or CRD) for the amount of acres requested in the SRA
application. Prior to the designation of an SRA by the SOCC, 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 foof-three specific forms of development allowed within SRAs, aJ.I.-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 =tewRRLSA Town, ~RLSA Villaqe, Hamlet and CRD. The required
characteristics of a =tewRRLSA Town, VillageRLSA Villaqe, 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, written acceptance of the conveyance of
12
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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
+ewRRLSA Towns are the largest and most diverse form of SRA. +ewRRLSA 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 +ownRLSA 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 pi aces.
· 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 +ewRRLSA 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 +ewRRLSA Town.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the +ewRRLSA Town's very low-, low-
and moderate-income households, reasonably accessible to the +oWRRLSA Town's
places of employment.
· Integrate open space in neighborhoods throughout the +ewRRLSA 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 +ewRRLSA Town a reasonable
balance of residential and non-residential uses, reflecting market trends and
projections for absorption, in order to ensure a land use balance at build-out that is
consistent with RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any
+ewRRLSA Town master plan.
+ewR_chall h::r.'o at Icaet one community park with D minimum sizo of 200 e;qu::lro feet per
dwelling unit in the Town. Towne; shall ::llco h::lvC parke; or public green sp::lcee; within ::lll
neighborhoods.RLSA Towns shall include a minimum of 5 acres of community park per
1.000 people. RLSA Towns shall have parks or public qreen spaces within all
neiqhborhoods. RLSA Towns shall include a minimum of 5 acres of community park per
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1.000 people.
RLSA Town plans shall be coordinated with the St. Lucie County School Board to provide
for the appropriate range of schools. To the extent possible, schools and parks shall be
located adjacent to each other and be sized and located to enable children to walk or bicycle
to them. In coordination with the St. Lucie County School District, the +ewRRLSA 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
¥illageRLSA VillaQes shall provide for a diversity of housing types and mix of uses
appropriate to the scale and character of the particular VillageRLSA Villaqe. VillageRLSA
Villaqes shall be not less than 4-00 500 acres or more than 1,000 acres and shall comply
with the required Stewardship Receiving Area Characteristics Chart (RLSA Figure 5). A
master plan for a VillageRLSA Villaqe 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 VillDgeRLSA Villaqe.
· 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 VillageRLSA Villaqe.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the Vill::1geRLSA Villaqe's very low-,
low- and moderate-inco me households, reasonably accessible to the VillageR LSA
Villaqe's places of employment.
· Integrate open space in neighborhoods throughout the VillageRLSA Villaqe 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 VilbgeRLSA Villaqe a reasonable
balance of residential and non-residential uses, reflecting market trends and
projections for absorption, in order to ensure a land use balance at build-out that is
consistent with RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any
V:i~lageRLSA Vìllaqe master plan.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81123/06
RLSA Villaqes shall have parks or public qreen spaces within all neiQhborhoods. RLSA
Villaqes shall include a minimum of 5 acres of community park per 1.000 people.
Vill3gee:hall h3ve parks or public green space!:: '",ithin ::III neighborhoods.
V+Hag-eRLSA Villaqe 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 VillageRLSA VillaQe. 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 VillageRLSA Villaqe's
master plan shall identify a "Safe Route to Schools and Parks" through a system of
sidewalks, pathways and trails.
Policy 4.G.3
H::Imlots are !::mall rural residential 3rcaG with primarily single family housing and limitod
rango of convenience oriented services. Hamlets e:hall bo not less than '10 or more then 100
acres and shall comply '.'lith the Ste'J.'ardship Receiving Area Characteristics Ch3rt (RLSA
Figure 5), H3mlets 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 Villagos and Towns, a Village or Town must
be approved priOf--te.-.Hot more than 3 Hamlet!::, in combination with CRDs of 100 3crec or
æss
The RLSJ\ LDC shall set forth tho specific information that shall be included on any H3mlet
ma!::ter plan,
Policy 4.6.ª4
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 by allowinq an eco-tourism lodqe. office, welcome center or research
facility that would have a unique set of uses and support services different from a traditional
residential villaqe, It could contain transient lodqinq facilities and services appropriate to
eco-tourists or researchers. but may not provide for the ranqe of services that are necessary
to support permanent residents. CRDs provide flexibility with respect to the mix of uses and
design standards~, but shall othel"Nise comply '.'lith the standards of a Hamlet or Village,
eepending on the size. A CRD may include, but is not required to have~ permanent
residential housing. but only if the housinq supports and is associated with the proposed
non-residential use(s), and the servicec and facilities that support perm1ment recidentc. /\n
example of a CRD is 3n eco tourism~ vilbge or research facility that would have a
unique set of uses 3nd support services diff-erent from a traditional residential '.:illaqe village.
4-could contain transient lodging facilities and services appropriate to eco tourists or
r-esearGReF&;,--but---may-'-R-et--~-evìae for the range of sef\4ees-tt-1at-A-eGe&SaFy to support
permanent residents, Except as doscribod abo'.'8, að. CRD shall conform to the
characteristics of a Village or Hamlet as set forth in RLSA Figure 5 with a minimum size of
20 acres and a maximum size of 100 acres. based on the size of the CRD. As residential
tifH-t&-are not a required use, those goods and services that support residents such as retail,
effiGe,'-G+v¡G,;,gove-r-ftmeRt-a~-aR-d-.j.R-st+tut+OR-aI,-u-se&--shal~-aISG--fH3t-Ðe--fe€tUifee::;;-Rewever-feF--a-RY
CRD that doos include perm::mont residontìal housing, the proportionato support sorvices
shall be provided in accordance with RLS^ Figure 5. To maintain a proportion of CRDs ef
100 acres or less to VillageRLSA Villaqes and +üwRRLSA Towns, a VillageRLSA Villaqe or
+eWARLSA Town must be approved prior to not more than 3 CRDs~ of 100 acres or less.
15
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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The RLSA LDRsG shall set forth the specific information that shall be included on any CRD
master plan.
Policy 4.7
An SRA may be contiguous to an HYSA or HSA designated on the Overlay Map (RLSA
Figure 1), or a desiqnated SSA but shall not encroach into such areas, and shall buffer
such areas as described in Policy 4.9. An SRA may be contiguous to and served by a WRAï
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), ª
desiqnated Stewardship Sendinq Area (SSA) or lands designated on the County's Future
Land Use Map as Conservation, open space within that SRA shall be used to provide a
buffer between that SRA and that designated HYSA. HSA or Conservation lands. This
buffer shall be designed to protect adjacent natural resources, based upon specific site
conditions, the resources to be protected, and the location and type of proximate uses in the
SRA The following uses are prohibited in buffers to designated HYSAs, HSAs. SSAs and
Conservation lands: residential and non-residential development; active recreation areas;
roads and multi-modal transportation corridors except for limited crossings for purposes of
access when designed to protect natural resources; and buildings other than structures
accessory to compatible agricultural or passive recreational uses. Allowable uses within
HYSA, HSA~ SSA and Conservation buffers may include: compatible agricultural uses;
limited crossings for roads or multi-modal transportation facilities for purposes of access
when designed to protect natural resources; connections to present and future regional trail
systems, if any; lakes; passive recreational uses; hiking trails; greenways; habitat
restoration; birdwatching; and similar uses. Best management and planning practices, as
adopted by the applicable government agencies, shall be required to minimize adverse
impacts to such buffers. Use of any fertilizer or pesticide shall be consistent with the
practices in the adjacent HYSA, HSA~ SSA or designated Conservation lands and there
shall be no planting of any exotic nuisance species.
Policy 4.10
Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best
management and planning practices, as adopted by the applicable government agencies,
shall be utilized to prevent ground water table draw down or diversion from adversely
affecting the adjacent WRA Detention and control elevations shall be established to protect
16
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
81+23/06
and conserve any such natural areas and be consistent with surrounding land and project
control elevations and water tables.
Policy 4.11
Each SRA must include an edge area to provide a transition from the SRA to adjacent land
uses. The edge area shall be designed to be compatible with the character of the adjoining
property, based upon specific site conditions. The edge area of an SRA may include: open
space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads
or multi-modal transportation facilities; connections to present and future regional trail
systems, if any; active or passive recreational areas; greenways; habitat restoration;
storm water 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 vÎa a road provided by the developer that has adequate capacity to accommodate
the proposed development in accordance with accepted transportation planning standards.
Connections between SRAs and other portions of the RLSA Overlay shall use rural design
and rural road corridors, as part of the SRA desiqnation including tvpical cross sections
consistent with the land uses served by such connections, and opportunities for present and
future multi-modal facilities, and connections to present or future regional trail systems and
greenways. No SRA shall be approved unless the capacity of County collector or arterial
road(s) serving the SRA is demonstrated to be adequate in accordance with the level of
service standards established in the St. Lucie County Comprehensive Plan Transportation
Element in effect at the time of SRA designation. A transportation impact assessment shall
adhere to the requirements specified in the SRA section of the RLSA LDRs. The RLSA
LDRs shall require that an SRA transportation impact assessment shall be prepared and
submitted with the application for SRA approval. The implementation of an approved multi-
use Development of Regional Impact development order in an SRA that meets the
requirements of section 163.3180(12), F.S., may satisfy transportation concurrency by
paying its proportionate fair-share contribution, provided there are sufficient funds to pay for
one or more improvements that will benefit a regionally significant roadway. The
proportionate fair share shall be calculated in accordance with section 163.3180(12), F.S.
For all other development within an SRA, transportation concurrency requirements may also
be satisfied through the proportionate fair-share provisions of St. Lucie County's adopted
proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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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 SR A 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
Centralized or decentralized community water and wastewater utilities are required in
+Bwf¡RLSA Towns, and VillageRLSA Villaqes, and those CRDs exceeding 100 acres in
sižæ. (NOTE: UTILITY LANGUAGE STILL A WORKING DRAFT AND FOR DISCUSSION
PURPOSES ONLY) Centralized or decentralized community water and wastewater utilities
shall be constructed, owned, operated and maintained by St. Lucie County Utilities or
another public utility provider, if located within its service territory per aQreement with the
County. In the event that the County of another qovernment utility provider cannot or elects
not to provide water and wastewater utilitv service upon commencement of development
within a designated SRA. in accordance with their service policies. then water and
wastewater utilities within the SRA may be constructed. owned. operated and maintained bv
a private utility provider established bv the developer. provided that: (1) such provider shall
consult with St. Lucie County Utilities or other Qovernment utility provider to ensure that such
systems can eventuallv be operated in concert and (2) the SRA desiqnation bv the BOCC
shall provide that St. Lucie County Utilities or other qovernment utility shall have the option
to acquire the water and wastewater utilities serving the SRA after the first ten years of
continuous operation, for fair market value. a private utility service, the developer, 3
Community Development District, Independent Special District, Ft. Pierce Utilities Authority,
p.ert--St,---LuGie-m-\JtiHtY--&Y5tem5--·-Defl8ftmeRt,-&t-~-..bl.fGfe--Gouflty-tJtflffies.;-Gf-aROtReF
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 ::md 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
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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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, wastewatersewef, 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 S RA
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 developm ent from outside the
RLSA Overlay to only regional transportation corridors. For example, transportation
connections from lands not within the RLSA to an SRA that are not part of a regional corridor
are prohibited. If such adjacent property is included in the RLSA Overlay in the future, this
prohibition would not apply.
Policy 4.16
In addition to meeting the Concurrency Management System requirements at the time of
final local development orders, approved development within each SRA must demonstrate
that, as a whole, it will be fiscally neutral or positive to St. Lucie County, includinq capital
and operational costs, 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
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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 the first ten years of development. and every five (5) years thereafter,
and at the horizon year (build-out)each ph3se 3nd 3t build oLlt; 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 both capital and operatinQ costs of 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
:t-ewRRLSA Town"ef ~RLSA Village, or tRese-CRDs~ exceeding 100 acree.
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, environm ental or natural resource research centers, and governm ental 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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
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 on-site, including very-low,
low and moderate income housing, for the development anticipated in the SRA. Adequate
affordable or workforce housing shall be determined on the basis of an analysis applying the
standards under Rule 9J-2.048, F.A.C., regardless of whether the development within the
SRA is required to undergo DRI revi ew pursuant to section 380.06, Flor ida 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.
Policy 4.25
Applicants will cooperate with St. Lucie County as it investiqates qreen buildinq technoloqy
and considers adoptinq qreen buildinq standards.
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COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
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 ::J:ewRRLSA Town or VillageRLSA VillaQe shall be
demonstrated through an analysis applying the standards under Rule 9J-2.048,
FAC., even if the ::J:ewRRLSA Town or ~RLSA Villaqe 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.
CLASSIFICA TION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water
Retention Areas (WRA) as depicted on the St. Lucie County Rural 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 standards7 bv allowinQ
an eco-tourism lodqe, office, welcome center or research facility that would have a
unique set of uses and support services different from a traditional residential villaQe.
It could contain transient 10dQinQ facilities and services appropriate to eco-tourists or
researchers, but may not provide for the ranqe of services that are necessary to
support permanent residents. CRDs provide flexibility with respect to the mix of uses
and design standards. A CRD may include, but is not required to have, permanent
residential housinQ, but onlv if the housinQ supports and is associated with the
proposed non-residential use(s).A CRD shall conform to the characteristics as set
forth in RLSA FiQure 5 with a minimum size of 20 acres and a maximum size of 100
acres.. To maintain a proportion of CRDs to RLSA Villaqes and RLSA Towns. a
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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RLSA Villaqe or RLSA Town must be approved prior to not more than 3 CRDs.
,A, CRD may include, but is not required to have permanent residential housing and
the services and facilities that support permanent residents. :\n example of a CRD
witl=feut-·-p€f-mafleflt-r-esiGefrti.aI--Reus1f19-fs-aA--eGetGurj·sm-G·RG-tI1at-weuld have a
unique cet of ucec and support services different from a traditional residential village.
It may contain tr:msient lodging facilities and services appropriate to eco tourictc, 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.
DESIGNA TION. 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. ^ form of SRA development that are cmall rural residential are::1S with
primarily single family housing ::md ::1 limited range of convenience oriented services.
Hamlets serve as :3 more sustainable alternative to traditional five (5) acre lot rural
subdivisions currently allowed by the underlying zoning.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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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 val ue 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 ty pically 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.
PA THWA Y. A defined corridor for the primary use of non-motorized travel.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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PUBLIC BENEFIT. The acreage within an SRA devoted to a public benefit use shall
not consume Stewardship Credits and shall not count toward the maximum acreage
limits of an SRA. For the purpose of this Section, public benefit uses include public
and private schools (pre-K-12); public or private post-secondary institutions; Post
Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing;
cultural facilities; future transportation corridors including transit; community parks
exceeding the minimum requirement of two hundred (200) square feet per dwelling
unit; regional parks; agricultural, environmental or natural resource research centers;
and governmental facilities or similar community service uses as determined by the
BOCC in its approval of an SRA application.
RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship
Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and
Open (RLSA Figure 1).
RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay
Zone. The area generally depicted on the Future Land Use Map and specifically
depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area
Overlay.
RLSA TOWN. RLSA Towns are a form of SRA and are the larqest and most diverse
form of SRA, with a full ranqe of housinq types and mix of uses. RLSA Towns have
hiqh level services and infrastructure which support development that is sustainable,
mixed use, walkable, and provides a balance of land uses to reduce automobile trips
and increase livability. RLSA Towns are comprised of several neiqhborhoods that
have individual identity and character.
RLSA VILLAGE. RLSA Villaqes are a form of SRA and are primarilv residential
communities with a diversity of housinq types and mix of uses appropriate to the
scale and character of the particular RLSA Villaqe. RLSA Villaqes are comprised of
residential neiqhborhoods and shall include a mixed-use RLSA Villaqe center to
serve as the focal point for the community's support services and facilities.
SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land
uses within the underlying zoning that are of a similar type or intensity and that are
grouped together in the same column on the St. Lucie County Rural Land
Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4).
SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the
permitted and conditional land uses within the underlying zoning set forth in Section
4.05.07.B.6 with each Sending Area Land Use Layer displayed as a single column
(RLSA Figure 4).
SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned based upon soil types classified
using the Natural Soils Landscape Positions (NSLP) categories.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
811-23/06
SRA - STEWARDSHIP RECEIVING AREA. A designated area within the RLSA
Overlay Zone that has been approved by the SOCC for the development of a
+GwHRLSA Town, VillageRLSA 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 Receivi ng Area.
SRA CHARACTERISTICS CHART. The chart entitled "St. Lucie County Rural Land
Stewardship Area Characteristics Chart," which identifies the standards and required
characteristics for +GwHRLSA Towns, VíJ.lageRLSA VillaQes 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.
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
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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 req uirements.
STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising
the Natural Resource Index Value of land, with values assigned based upon the
classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic
Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention
Area (WRA).
TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements
(TCI) can be defined as investments in capital facilities including, but not necessarily
limited to, roads, stormwater management, utilities, public safety facilities, libraries,
and schools located in SRAs. Such investments are sized to meet the needs of the
SRA communities.
TARGETED INDUSTRY: Businesses identified by the St. Lucie County Growth
Manaqement Department in coniunction with the Economic Development Council as
desirable to promote iob qrowth in the County. Such businesses are set forth every
two years as eliqible for the Job Growth Investment Grant Proqram and include a
wide ranqe of commerce: approval by the Board of County Commissioners is
required when proposed within the RLSA Overlay.
+·OWN-,·-+-eW-R-s-are-a-fafffi-ef-SRA-a-Rd are the-læ:gest-afld--fR0St-GiveFse f{)rm of-SAA;
with a full r3nge of housing types 3nd mix of uses. To'....ns have high level services
and infr3structure \Nhich support development th3t is sustainable, mixed use,
'I.'alkable, and provides 3 b31ance of bnd uses to reduce 3utomobile trips and
increase livability. Towns are comprised of several neighborhoods that have
iooìvìdlffi!-kJentìty-aOO-GhaFaGter-,
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.
\iUd_AGE. Villages are a form of SRA and are primarily residential communities \Nith
a-dWersity-ef--ReYSiflg-typ~-ttse-s-a :)pFepfiate·-tB--th€---sGate-aflG-Gl:laf8stef-ef
the particular vill3g0. Vilbges ~re comprised of residentbl neighborhoods 3nd shall
include a mixed use vill3ge center to serve 3S the focal point for the community's
support services and facilities.
WILDLIFE CORRIDOR. Wildlife corridors are avenues alonq which wide-ranqinq
animals travel, plants can propaqate, qenetic interchanqe can occur, populations can
move in response to environmental chanqes and natural disasters, and threatened
species can be replenished from other areas.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8/723/06
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.
28
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/1-23/06
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 alternative to low-density single use development, and
provide a system of compensation to private property owners for the elimination of certain
land uses in order to protect and conserve natural 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 RLSA Town or RLSA Village shall be demonstrated through
an analysis applying the standards under Rule 9J-2.048, FAC., even if the RLSA Town
or RLSA Village is not a Development of Regional Impact.
AGRICUL TURE 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, 8/123/06
BOCC. The Board of County Commissioners of St. Lucie County.
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.
CLASSIFICA TION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention
Areas (WRA) as depicted on the St. Lucie County Rural 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 standards7 bv allowinq an eco-
tourism lodqe, office. welcome center or research facilitv that would have a unique set of
uses and support services different from a traditional residential villaQe. It could contain
transient lodqinq facilities and services appropriate to eco-tourists or researchers, but
may not provide for the ranqe of services that are necessary to support permanent
residents. CRDs provide flexibilitv with respect to the mix of uses and desiQn standards.
A CRD may include. but is not required to have, permanent residential housinq, but only
if the housinq supports and is associated with the proposed non-residential use(s).A
CRD shall conform to the characteristics as set forth in RLSA Fiqure 5 with a minimum
size of 20 acres and a maximum size of 100 acres.. To maintain a proportion of CRDs to
RLSA Villaqes and RLSA Towns. a RLSA Villaqe or RLSA Town must be approved prior
to not more than 3 CRDs.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
A-GRD may include, but is not required to have permanent residential housing and the
5ef\A.Ges-..aRd.-.fa-G#ities--tRat~-pefA~aneR-t-fe.s.ideRts-;-Af1-.e.xamp1e--ef~0Ut
f)€ffA8:Rent residential houGing i!:: ::m ecotouriGm CRD th:lt would have û unique Get of
use!:: :lnd support service!:: different from û traditional rosidentbl village. It m:lY contain
transient lodging f3cilitie!:: :lnd services :lppropriate to eco tourists, but m:lY not provide
for the range of services neces!::ary to support permanent resideRts-:-
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 RLSA Town, or RLSA Village or Hamlet. Context zones
specify permitted land uses, FARs, building height, setbacks, and other regulating
elements.
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 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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 RLSA Town, RLSA 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.
HAMLET. A form of SRA development that are small rural residential ::!reas with
primarfly...siR.gle-fami1y.-hEH:lsiHg--afld-a-I+mìteG-faRge-ekORvefH.e.RGe-GReft-ted-sefVÎBe&;
Mamæ.t&-&erVe as a more sustainable 3ltern::!tive to tradition::!1 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
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.
-4-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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 Natural Resource 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.
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 RLSA Town,--º!: RLSA Village or H3mlet. 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.
PA THWA Y. 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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
hundred (200) square feet per dwelling unit; regional parks; agricultural, environmental
or natural resource research centers; and governmental facilities or similar community
service uses as determined by the BOCC in its approval of an SRA application.
RLSA OVERLAY MAP. The map entitled "St. Lucie County Rural Land Stewardship
Area Overlay Map," which identifies those areas classified as HYSA, HSA, WRA, and
Open (RLSA Figure 1).
RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay Zone.
The area generally depicted on the Future Land Use Map and specifically depicted on
the Official Zoning Atlas Map as the Rural Land Stewardship Area Overlay.
RLSA TOWN. Towns are a form of SRA and are the larqest and most diverse form of
SRA, with a full ranqe of housinq types and mix of uses. Towns have hiqh 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 livabilitv.
T owns are comprised of several neiqhborhoods that have individual identity and
character.
RLSA VILLAGE. RLSA Villaqes are a form of SRA and are primarilv residential
communities with a diversity of housinq types and mix of uses appropriate to the scale
and character of the particular RLSA Vvillaqe. RLSA Villaqes are comprised of
residential neiqhborhoods and shall include a mixed-use villaQe center to serve as the
focal point for the community's support services and facilities.
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
- 6-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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.
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
development of a RLSA Town, RLSA 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.
- 7 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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.
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).
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.
TARGETED INDUSTRY: Businesses identified by the St. Lucie County Growth
Manaqement Department in conjunction with the Economic Development Council as
desirable to promote job qrowth in the County. Such businesses are set forth every two
years as eliqible for the Job Growth Investment Grant Proqram and include a wide ranqe
of commerce: approval by the Board of County Commissioners is required when
proposed within the RLSA Overlav.
- 8-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
TO\^!N. TO\\'ns are a form of SR/\ and are the largest and most .diverse form .~~~~~
with_.a-full-r-aRge-ef-hooffiA%.-tYßes-af1å-ffiÌ*-ef- uses. 1=ewRs-have--t:H!JI:1--tevel--sefvlces aA e
=:c~:.=::;~pport dovolopmoAl that is SU 6li3inabl 0 , mixed use, walkab~, ~
_-----".:.~_.,---I...~"'- e-<md usos to reduce automoÐllo tripE: an;!, I~~~~::S~ ~~i~. ~owns
~;: =p~i;;d ;f several neighborhoods that have individual identity am:! 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
within a RLSA 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 RLSA 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.
V-lbL-AG£~lages are a form of SRA and ::ire primarily residential communities with a
diversity of housing typos and mix of uses appropriate to the scale and character of the
p::lrticul::lr village. Vill::lges ::ire comprised of reE:idential neighborhoods and E:h::111 include
:3 mixed use vill3ge center to serve as the foc::11 point for the community's support
services and facilities.
VILLAGE CENTER. A Context Zone within a RLSA Village that is intended to provide a
wide range of uses including daily goods and services, culture and entertainment, and
residential uses within a RLSA Village.
WILDLIFE CORRIDOR. Wildlife corridors are avenues alonq which wide-ranqinq
animals travel, plants can propaqate. qenetic interchanqe can occur, populations can
move in response to environmental chanqes and natural disasters. and threatened
species can be replenished from other areas.
WRA _ WATER RETENTION AREA. Privately owned lands delineated on the RLSA
Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance
areas or other water storage areas and that provide surface water quality and other
natural resource value. WRA's may continue to function for agricultural uses; surface
water retention, detention, treatment and/or conveyance; habitat and passive
recreational uses.
- 9 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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 (SOCC) 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
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.
- 10-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/7/06
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.
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.A1.
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. Stewardship Credits shall onlv be used within approved SRAs.
- 11 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS 8/+23/06
€-: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
DESIGNA TION
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.
- 12-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
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 BOCC.
1. Matrix Calculation. The number of Credits generated through designation as
an SSA is established in a matrix calculation as follows. and as set forth on
RLSA Fiqure 2 (Stewardship Credit Worksheet):
Natural Resource Stewardship Credits: StewaFdship Natural Resource Index Factor
Value~ X Acreage X 8aseLand Value Removed = # of Stewardship Credits for
Natural Resources
Plus (if any):
AClriculture Stewardship Credits (if applicable): AcreaCle X Land Value Removed = #
of Stewardship Credits for Aariculture
Plus (if any):
Cultural Heritaae Resource Credits (if applicable): AcreaQe X .5 = # of Stewardship
Credits for Cultural Heritage
A methodology has been adopted in the Comprehensive Plan for the
calculation of Credits based upon: 1) the Natural Resource or Aqriculture Index
Value of the land being designated as an SSA, and 2) the number of Sending
Area t.and Use Layers being eliminated from that land-,-Incentive Credits are
also established to encourage the protection and conservation of agriculture
activities, the restoration of environmentally significant lands, the creation of
wildlife corridors 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 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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 restoration
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
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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
vi. Lands within a designated Comprehensive Everglades
Restoration Program (CERP) project.
5. Wildlife Corridor Incentive Credits. Wildlife corridors help increase the use
and Qene flows between fraQmented habitats improvinq the fitness of species.
Lands within the RLSA that function. or could function with improvement. as a
wildlife corridor will be eliqible for additional 0.5 credits per acre. The followinq
criteria must be met to receive Wildlife Corridor Incentive GCredit:
a. The acreaqe in question must connect two fraqmented habitats known to harbor
or contain appropriate habitat for wildlife or plant species listed as endanqered,
threatened. or species of special concern bv either the U.S. Fish and Wildlife
Service (USFWS) or the Florida Fish and Wildlife Conservation Commission
(FFWCC) at the time of application for credit.
i. The corridor should be desiqned based on use bv one or more
tarqeted species.
ii. There must be data confirminq the existence of the tarqeted
species on land proximate or adjacent to the proposed corridor
and an analvsis justifvinq the use or potentialpossible use of the
corridor bv the tarqeted species.
Hi. The state or federal aqencv with jurisdiction over the tarqeted
species must concur with the analvsis that the proposed wildlife
corridor is justified.
b. The acreaqe in question must be larqe enouah and provide suitable habitat for
the use of the tarqeted species to minimize edqe effect and encouraqe the
movement of the tarQeted speciesaeR8S between the fraqmented habitats. This
requirement shall be met throuqh consent of staff from the USFWS and/or
FFWCC. A corridor that may be advantaqeous for one species may not fulfill
the needs of another species.
i. The corridor should be as wide as possible with a minimum width
of 1 ,000 feet.
ii. Housinq or other human impacts will not be allowed to proiect into
the corridor, forminq impediments to movement bv the tarqeted
species.
Hi. Certain species. particularlv birds. may not need a continuouslv
linked corridor. A series of sites with suitable habitat may suffice
as a linkaqe between larqer fraqmented habitats for certain
species.
§.á._-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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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.
ê-,-LSending 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 Rura/ 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 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. Each
Laver is assiqned a percentaqe of a base credit in the Worksheet (RLSA Fiqure 2).
The assigned percentage for each layer to be removed is added together and then
multiplied bv the Natural Resource Index value and the Aqriculture Resource (if
applicable) on a per acre basis, plus the Cultural Incentive Credit (if any) and
Wildlife Corridor Incentive Credit (if any) to arrive at a total Stewardship Credit
Value of land beinq desiqnated as an SSA.
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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 take-off detached dwelling and/or eco-tourism trapping
fields unit or mobile home, uses, facilities and I
for on-site security support facilities, and
purposes their related modes of
transporting
participants, viewers,
or patrons; tour
operations, such as,
but not limited to
airboats, swamp
bugg ies, horse and
similar modes of
transportation
Family day care Industrial wastewater Agricultural labor Excavation incidental Hunting Cabins
homes disposal housing to Agricultural
Operations
Family residential Manufacturing Farm products Single-family Water management,
homes as defined in warehousing and detached dwelling groundwater
the LDC storage unit or mobile home, recharge
1 unit per 500 acres
Retail trade Forestry Riding Stables Restoration,
mitigation
Sewage disposal Research facilities, Kennels Water supply, well
noncommercial fields
Retail trade and Telecommunication Boardwalks, nature
wholesale trade - towers trails
subordinate to the
primary authorized
use or activity
Mobile food vendors Outdoor shooting
ranges, providing site
plan approval is
obtained
Off-road vehicle Aquaculture
parks, except go-cart
raceway operation or
rentals
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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;
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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;
L 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 (Le. 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, FAC.,
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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the applicant has committed to complete the restoration identified
as Restoration Incentive ("R I");
(3) The number of Restoration 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.
n. If applicable. the number of Credits to be qranted for Wildlife
GefFÎGffCorridor Incentive Credits. together with the followinq
information:
(1) A leqal description of lands to be desiqnated for wildlife
corridor:
(2) A map at a suitable scale depictinq the land beinq desiqnated
as SSA. with the lands to be desiqnated for wildlife corridor
(3) The number of Wildlife Corridor Incentive Credits to be
qranted
(4) A Wildlife Corridor Analvsis and Report. which shall include a
written evaluation of the wildlife corridor area's existinq
ecoloqical/habitat value
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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:
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
4.05.07.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
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
- 22-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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
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 SOCC.
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 SOCC 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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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.
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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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 RLSA Town~ RLSA Village-or CRDor 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
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,
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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~ _and 4.6.~4 of the St. Lucie County RLSA Overlay, including RLSA
Figure 5, of the Comprehensive Plan.
1. RLSA Towns. Towns are the largest and most diverse form of SRA RLSA
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 4.05.08.G.2 for RLSA Town design criteria.
2. RLSA Villaaes. RLSA Villages shall provide a diversity of housing types and
mix of uses appropriate to the scale and character of the particular RLSA
Village. RLSA Villages shall be not less than fiveGAe hundred (§-i00) 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 4.05.08.G.3 for RLSA Village design criteria.
3. Hamlet&.-Hamlets are small rural residential areas with primarily single family
fleH-Siflg-af\d-J.ìmited-faR§e-ef.-GOO·væi&Aæ-efieAteÐ-seNices. Hamlets-sRaU-ee
not loes than f{)rty (40) or more then one hundred (100) acres in Gro££
I\creage and shall comply 'Nith the Ste'Nardship Receiving .^.rea
Char3cteristice Chart (RLS/\ Figure 5) in the Rur31 L3nd Stew3rdship .^.re3
Overlay of the Comprehensive Plan. To maintain a proportion of Hamlets to
V~llage6..-aAd...+eWfl6ï-a-V#la§e-ør-+ewR-·mu-st-be--appr-Gved-pr~eF--to--flet-ffiGfe
than three (3) H3mlete, in combin3tion 'Nith CRD£ of one hundred (100) acres
or lees, m3Y be approved as SR^c prior to the approv31 of a Village or TO'Nn,
and thereafter not more than three (3) 3dditional Hamlets, in combination with
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CRDs of one hundred (100) acres or lecs, m;::¡y be approved f-or each
Gubcequent Vill3ge or TO\·m. See Section '-1.05.08.G.1 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,bv allowinq an eco-tourism lodqe, office, welcome
center or research facilitv that would have a unique set of uses and support
services different from a traditional residential villaqe. It could contain
transient lodqinq facilities and services appropriate to eco-tourists or
researchers, but may not provide for the ranqe of services that are necessary
to support permanent residents. CRDs provide flexibilitv with respect to the
mix of uses and desiqn standards. A CRD may include, but is not required to
have, permanent residential housinq, but onlv if the housinq supports and is
associated with the proposed non-residential use(s).A CRD shall conform to
the characteristics as set forth in RLSA Fiqure 5 with a minimum size of 20
acres and a maximum size of 100 acres.. To maintain a proportion of CRDs
to RLSA Villaqes and RLSA Towns, a RLSA Villaae or RLSA Town must be
approved prior to not more than 3 CRDs. but chall otherwise comply with the
standards of a Hamlet or Village, depending on the size. /\ CRD may include,
but is not required to have permanent residential housing :md the services
and facilities that support permanent residents. An example of a CRD is an
eGØ-t01::fR&rn--viUa@e or research facility-that .....ould have a unique set ef--uæs
;::¡nd support servicec different from a tmditional recidential village. It could
contain transient lodging facilitieE: and cervices appropri;::¡te to eco tourists or
researchers, but may not provide for the range of E:ervices that are necessary
to support permanent residents. Except as described above, a CRD shall
Gef}·f0fffi-t0-tR&-4lafaGt.efÌSt+6S--ef-a--V-ì~Iet-a&-Set-fefth-iFr-RL-SA
Figure 5 based on the E:ize of the CRD. Ac residential unite ore not a required
use, those goods and E:ervices that support residents such as retail, office,
civic, governmental and inE:titutional uses shall also not be required, however
fBf-aRY CRD that does include perm~ment residential housing, the
pr-0pGrtj.eAate-Sl::fw~a~1 be previded in accoÆiaflGe---Wftl+-.R-ðA
Figure 6. To m;::¡intûin a proportion of CRDs of one hundred (100) acres or
lese to Villages and TownE:, , a Village or Town must be approved prior to not
more than three (3) CRDs of one hundred (100) acres or lees.
é1. Proportion of Hamlets and CRDs to RLSA Villages and RLSA Towns. In order
to maintain the correct proportion of Hamlets ::md CRDs of one hundred (100)
acres or less tojQ the number of RLSA Villages and RLSA Towns approved
as SRAs, not more than three (3) Hamlets or CRDs of one hundred (100)
aGfes-ef-~ess-.ffi-Gf0S·s-AGr.ea§e may be approved prior to the approval of a
RLSA Village or RLSA Town, and thereafter not more than three (3)
additional CRDs or 100 acres or less or Hamlets, may be approved for each
subsequent RLSA Village or RLSA Town.
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ê§. 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.
+·;·º----Affordable Housing Component within an SRA An SRA that includes
residential housing shall provide Adequate Affordable or Workforce Housing
on-site, including very low-, low- and moderate-income housing for the
development anticipated in the SRA. Adequate Affordable or Workforce
Housing shall be determined on the basis of an analysis applying the
standards under Rule 9J-2.048, FAC., regardless of whether the
development within the SRA is required to undergo DRI review pursuant to
section 380.06, Florida Statutes.
7. Land Uses within an SRA Allowed, conditional and prohibited uses within a
RLSA Town, RLSA Village, Hamlet or CRD shall be specified in the SRA
Plan.
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D. Stewardship Receiving Area (SRA) Review & Approval Processes
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
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 RLSA Town, RLSA Village, H3mlet or CRD)
in the amount of acres requested in the SRA application, and;
e. Consideration of impacts, including environmental and public facility
impacts.
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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,"
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.
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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 4.05.08.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.
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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 1 A-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
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lands, including wetlands, within the SRA, as may be depicted
on the SRA master plan for special treatment.
c. The SRA Credit Agreement shall be effective on the latest of the
following dates:
(1) The date that the County approves the SRA Application;
(2) The date that documentation of the applicant's acquisition
of the Stewardship Credits to be utilized for the SRA is
determined by the County to be sufficient, such sufficiency
shall be determined within five (5) working days after the
receipt of documentation of the acquisition of the Stewardship
Credits to be utilized.
d. If the development provided for within an SRA constitutes, or will
constitute, a development of regional impact ("DRI") pursuant to §
380.06 and 380.0651, F.S., and if the applicant has obtained a
preliminary development agreement ("PDA") from the Florida
Department of Community Affairs for a portion of the SRA land, the
applicant may request the County to enter into a Preliminary SRA
Credit Agreement for those Stewardship Credits needed in order to
develop the PDA authorized development. Commencement of the
PDA authorized development may not proceed until the applicant
has recorded a Preliminary SRA Credit Agreement Memorandum.
The Preliminary SRA Credit Agreement and Preliminary SRA Credit
Agreement 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
application for Stewardship Receiving Area (SRA) is complete, the Growth
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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 SOCC 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
Land Use Map and on the RLSA Overlay Map and amend the Capital
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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.
(2) The minor change or refinement shall be compatible with
contiguous land uses and shall not create detrimental impacts
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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
c. Relationship to Subdivision or Site Development Approval.
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.
d. The process to be followed for any minor chanoe or refinement to an
SRA shall be in accordance with County procedures as outlined in
Chapter 11 .
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
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(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.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;
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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 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
4.05.08.0.3.;
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 reauired
characteristics identified oo--thewithîn the St. Lucie County
Comprehensive Plan, St. Lucie County RLSA Overlay SRA
Characteristics Chart (RLSA Figure 5) and the design criteria in this
Section.
- 38-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
St. Lu
cie County RLSA Overlay Zone SRA Characteristics Chart
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- 39-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/1-23/06
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*Those CRDs that include single or multi f3mily residential uses shall include proportionate
support services.
(1) If CRD includes permanent residential units, the density specified applies. (Pursuant to
Section -1.05.08.G.5.a, permanent residential units are optional in CRD's.)
(2) Schools to be determí-Ae6 in conjunction with School Board based on size of SR/\ and
expected student population.
2. RLSA Town Design Criteria.
a. General design criteria.
A master plan is required for a RLSA Town as a component of the SRA application and
shall:
. Include clearly defined neighborhoods with each having its own identity and
character and providing focal points in the form of neighborhood-scale retail,
office, civic uses, schools, parks or other public places.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 81+23/06
· 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 RLSA 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 RLSA Town's
very low-, low- and moderate-income households that is reasonably
accessible to the RLSA Town's places of employment.
· Integrate Open Space in neighborhoods throughout the RLSA 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 RLSA Town a reasonable
balance of residential and non-residential uses, reflecting market trends and
projections for absorption, in order to ensure a land use balance at build-out
that is consistent with RLSA Figure 5.
The following specific information that shall be included on any RLSA Town master
plan:
Towns sh;:¡1I h;:¡vo at le:Jst one (1) community park 'Nith ;:¡ minimum size of hvo
hundred (200) square f-eet 5 ::¡cres per 1000 popul;:¡tion per dwelling unit in the Town.
RLSA Towns shall aIse have parks or public green spaces within all neighborhoods.
RLSA Towns shall include a minimum of 5 acres of community parks per 1000
population,
RLSA 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 RLSA Town's master plan shall identify a "Safe Route to
Schools and Parks" through a system of sidewalks, pathways and trails.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
b. Context Zones.
Context Zones are intended to guide the location of uses and their intensity
and diversity within a RLSA Town, and provide for the transition of uses back
to the surrounding rural environment. A RLSA 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:
i. Town Core. The Town Core shall be the civic center of a
RLSA 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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
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
(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
- 43-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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.
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 RLSA Town. Buildings shall be
positioned near the right-of-way line, wide sidewalks shall be
shaded by street trees and architectural elements. Entrances
- 44-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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:
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
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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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.
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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;
eighty (80) square feet on lots that are
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 town home 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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-
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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
property line for corner 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
T own 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 RLSA
Town. The mix of uses is limited. Residential lots are larger
and more Open Space is evident. The Neighborhood Edge
may be used to provide a transition to adjoining 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/1-23/06
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
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.
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. RLSA Village Design Criteria.
a. General design criteria.
A master plan for a RLSA Village is required as a component of the SRA
application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points 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;
- 50-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
providing a connected pathway, bikeway and multi-use trail system; and
reserving adequate sites for transit stops and shelters for construction when
transit service becomes available to the RLSA Village.
· Achieve connectivity through an interconnected network of roads and streets
and block designs 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 RLSA Village's
very low-, low- and moderate-income households that is reasonably
accessible to the RLSA Village's places of employment.
· Integrate Open Space in neighborhoods throughout the RLSA 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 RLSA Village a reasonable
balance of residential and non-residential uses, reflecting market trends and
projections for absorption, in order to ensure a land use balance at build-out
that is consistent with RLSA Figure 5.
The following specific information that shall be included on any RLSA Village master
plan:
Villages shall have p3rks or public green spaces within all neighborhood!:;. RLSA
RLSA VillaQes shall have parks or public Qreen spaces within all neiQhborhoods.
RLSA VillaQes shall include a minimum of 5 acres of community parks per 1000
population..
RLSA 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 RLSA Village. To the extent possible,
schools and parks shall be located adjacent to each other and be sized and
located to enable children to walk or bicycle to them. In coordination with the
St. Lucie County School District, the RLSA Village's master plan shall identify
a "Safe Route to Schools and Parks" through a system of sidewalks,
pathways and trails.
b. Context Zones.
i. General.
a) RLSA Villages shall be designed to include a
minimum of two (2) Context Zones: Village Center and
Neighborhood General. A RLSA Village may include
additional Context Zones as approved by the BOCC in
the SRA Plan and Master Plan.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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b) Each Zone shall blend into the other without the
requirements of buffers.
c) RLSA Villages may include the Context Zone of
Neighborhood Edge.
d) RLSA 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
locations.
f) Context Zones are intended to guide the location
of uses and their intensity and diversity within a RLSA
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
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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.
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.
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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
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 RLSA Village shall be the
same as defined within a RLSA Town.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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iv. Neighborhood Edge (optional). Design standards for the
Neighborhood Edge within a RLSA Village shall be the same
as defined within a RLSA 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.
'1. Hamlet Design Criteri::1.
a. Goner~1. H~mlets ~re small rural residential Dre~s '....ith primarily
single family housing and limited range of convenience oriented
services. Hamlets shall be not less than forty (-10) or more then one
RURdred (100) acres in Gross /\creage and shall comply with the
StewafèsRfp-ReæfviR.g-AFea CharaGtefis.tìcs ChaR (RLSA Figtlfe-5.):.
Hamlotc shall include con-/onience retail and other uses, in a ratio DC
pro'.'ided in RLS/\ Figure 6. Design criteria f-or H3mlets shall be
created and adopted within the RLSA LDRS. To maintain 3
~rtion of Hamlets to Villages and To'.vns, not more than three (3)
tiaFffiets'j"-~H-GemÐiflatÍGR-WítA C RDs of-eRe--RI:fRGFeG-(4·Q(}1-aGFes--ef
lese in GroG!:: ^croage, may be 3ppro-¡ed DE: SR.^,s prior to the
approval of 3 Village or Town, and there~fter not more th3n three (3)
additional Hamlets, in combination with CRDs of one hundred (100)
acres or less in Gross Þ.creage, may be approved for each
SllBseql:lefl-t-\AJfag.e-er-T own. ,f... ma stef-/.'}laR-fer-a-J=J.amlet--is req u i reG
~s ~ component of the SR/\ applic3tion.
The following specific information that shall be included on any Village
master plan.
b. Open SpaGee ::md p3rks. .^.t ~ minimum, Hamlets Gh~1I provide a
public green equ31 to a minimum of .6 3cre!::/1000 popul3tion.
(7:-·_··-Gente~s·,...GeRte~e-s-are intend~de--tRe-leGatìefl
of uses 3nd thoir intensity and divorsity within a Hamlet, and
f*6Vide for the tr3nsition back to the surrounding rur31
environment.
i. Neighborhood Gencr31. Neighborhood General is
predominately residential with a mix of single 3nd multi f3mily
housing. Neighborhood sC31e goods and services, schools,
parks and Open Space diversify the neighborhoods. The street
§fkHs-maiRtaifleG---~e---Neighbomeeè-·GeRefal.-te
dieporco traffic. Side\f..~lks and etreetscape support tho
pedestri3n ûnvironment. The design criteri::1 applicable within
Neighborhood General 3re as follov:s:
a) USOG rocidenti31, neighborhood cC31e goods and
services, civic, institutional, p~rks ~nd schools.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
b) Building height Three (3) Stories
c) Block Perimeter: Three thousand five hundred
(ððQQ1-+ìf1eaf-fee.t-ma*ÌfRuffh-+l=le--maximu m may--ae
gre:::lter if :::In :::IlIey or pathw:::IY provides through 3CCeGS,
or the block includes water bodies or public bcilities.
dt-F~ffiiÞrf€-siGeffii.aki&es-:
i) Minimum lot area: One thous:::lnd 1,000
square feet.
ii) Setb:::lcks :::Ind encroachment£: to be defined
in the SRA development Document.
iii) Required off street parking for £:ingle family
dwelling units sh:::lll be permitted :::It the front,
side or rear of the lot.
e) For multi family residential uses:
i) M3ximum building width of Ì\\'o hundred
seventy five (275) f-eet ::md minimum building
'//idth of eighteen (18) feeh
ii) Twenty (20) foot minimum building
sep3r3tion required and not more th:::ln ten (10)
consecutive tmvnhome units.
jii) Front :::Ind side building setb3ck/build to line
Sh311 be a minimum of zero (0) feet for prim3ry
structures. Rear Y3rd setbacks shall be a
ffiÌRifRum tweAty-{20) feet for th~
struoture 3nd five (5) f-eet for any accessory
structures.
iv) Encroachments: Porches, stoops,
chimneys, b3Ys c3nopies, b:::lloonicG :::Ind
overhangs may enoroach into the front Y:::Ird five
(5) feet. These S3me elements m3Y encroach
five (5) feet into side yards. .
v) The m3jority of p3rking spaces sh311 be
provided off street in the rear of buildings, or
along side (secondary) £treets. Parking areas
shall be organized into a series of small bays
se.pa-rateEJ....Gy--lamI&Gape--fsfaA.Gs--er-diam on d s of
varied sizes. On street parking £paceG within
the limits of the front property line, as projected
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
into the right of W3Y, Sh311 oount towards the
required number of parking space!>.
vij--l-afl€ls6aj3fRg Minimum of one hundFed
(100) squ:Jre feet of shrub planting per two
thou!>and (2,000) !>quare feet of building
footprint, and one (1) tree per four thousand
(4,000) square feet of lot area, inclusi'¡e of
street tree~anting!> shall be in planting
are;:¡E;, r3icod pl::mters, or planter boxes in the
front of the building. Minimum of turf gr3!>s for
the remainder of the property.
f) Non residential UGec:
i) Location: at intersection corner. Mid block
~Gatiens are net-allewe€lo
ii) Maximum square fDotage per use is five
thousand (5,000).
iii) M3ximum square foot::¡ge per location ic
twenty thousand (20,000).
iv) Minimum lot area: No leG!> th::m the
minimum lot are3 of the sm::¡lIest 3djacent lot.
v) The minifRI:Jffi-ffeRt-and side building
setback E:hall be zero (0) feet. If looated
adjacent to an existing structure, the minimum
front and side setb3ck sh311 be equal to the
setback of the adjacent property. The
ffiÌRimurn--Feaf.-æfuaek shall be twenty (20) feet
for the primary structure and five (5) feet from
the re::¡r property bound::¡ry for ::¡ny 3ccessory
structures. Access sh::¡1I comply with the
American's v:ith Disability Act as applicable.
vi) On street parking m3Y be provided :::¡Iong
the lot street frontage. /\11 off street p3rking
shall be screened from the street and ;:¡dj3cent
property by a wall, fence or landscaping.
vii) L::¡ndscaping. Minimum of one hundred
(100) square feet of shrub planting per W¡o
thousand (2,000) square feet of building
fDotprint, and on tree per four thous;:¡nd (4,000)
square feet of lot 3re;:¡, inclusive of street trees.
Planting!> sh::¡11 be in pl::inting 3re::¡s, raised
planters, or pl3nter boxes in the fmnt of the
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 81+23/06
buílding or as othel'\\'ise allowed. Minimum of
turf grass f-or the remainder of the property.
~§e-w+tf¡fA-..Ne~G-GeReFal
shall comply with the standard£; provided in the
Town Neighborhood General.
ix}-- At a mífÜmHm-aJ.!-pr-ef;Je-see-street&-wít-R-tI=Ie
exception of alley£; mUE:t include a £;idewalk on
both sideE: of the street, p3r311el to the right of
way, and a five (5) foot streetscape area
bew/een the back of curb and the sidewalk.
ii. Neighborhood Edge. Neighborhood Edge is predominately
a single family residential neighborhood. This zone h3s the
least intensity and diversity. The mix of uses is limited.
ReskieR-tìal-lots are laf§ef-aA-EJ--.more Op~s-evìdeffi:.
The Neighborhood Edge may be usod to provide [) transition
to 3djoining rural13nd useE:.
at-·~ses--FesìGe~FlŒ, golf oourses, scheeJ-s,
agriculture
b) Building height Two (2) Stories
c) Minimum lot area five thousand (5000) square feet
d}-&etbacks tü-Ðe-fuf:tfleH1efi.Red \Nithin the SRA P-IaR
e) Block Perimeter: Five thousand (5000) line3r f-eet
maximum. The maximum m3Y be greater if an alley or
pat-Rway-pr-eviGes-tfH:o~ess;-Of-tf¡e-ÐJ.oGk-iRs.J.OOes
wator bodieE: or public f-3cilitiec.
f) L3ndscaping. Minimum of one hundred (100)
S(1uare feet of-sfH:ub- .}laRtí-RHer-l-et~mum-of-.tur::f
graGs for the remainder of the property.
g) Required off street parking for single family
d'Nelling 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 side'Nalk or multi
lf6e-patfi.-GR-ORe-fB-side--ef-tfie-street with a -fwe-{-é)-foot
streetscape 3rea bet\veen the edge of curb and the
pathw3Y,
~. 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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
characteristics as defined in the preamble to the Comprehensive Plan.
CRDs provide flexibility with respect to the mix of uses and design
standards by allowinq an eco-tourism 10dQe, office, welcome center or
research facility that would have a unique set of uses and support
services different from a traditional residential vìllaQe. It could contain
transient 10dQinQ facilities and services appropriate to eco-tourists or
researchers, but may not provide for the ranqe of services that are
necessary to support permanent residents. CRDs provide flexibility
with respect to the mix of uses and desiqn standards. A CRD may
include, but is not required to have, permanent residential housinq, but
onlv if the housinq supports and is associated with the proposed non-
residential use(s).A CRD shall conform to the characteristics as set
forth in RLSA Fiqure 5 with a minimum size of 20 acres and a
maximum size of 100 acres.. To maintain a proportion of CRDs to
RLSA Villaqes and RLSA Towns, a RLSA VillaQe or RLSA Town must
be approved prior to not more than 3 CRDs., but Sh311 otherwise
comply with the stand:Jrd£; of 3 Hamlet or Vill3ge, depending on the
size. 1\ CRD m3Y include, but is not required to have permanent
residential housing and the services and facilities that support
f3efmaReR-ke-siG€flt&.-ÄA--e*8mple of 3 CRD is aA-e~~
or recearch facility that would have a unique cet of uces and support
service£; diff-erent from a traditional residential village. It could contain
transient lodging facilities and services appropriate to eco tourists or
researchers, but may not pro'Jide for the r3nge of services that are
fI€GeS&a ry to s u pf')GFt--per-maf1eR-t-.-feS·iGeAts""-€'xæpt as de&GfÌeed
abovo, ::I CRD shall oonform to the char::lctoristics 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
+n-stitu-tìenal·-Hses-sf¡aJ.l....a.lS6-Ret-be-fe€ tI~r any CRQ-tRat
doee include permanent rosidenti:31 housing, the proportionate support
sefVices sh311 be provided in ::Iccordance 'I.'ith RLSA Figure 6. To
maintain a proportion of CRDs of one hundred (100) acres or less in
GfÐSS Acreage to Vil~ges and Towns, not more than three (3) CRDs
ef··{)fIe-"hufldfed-{·~"OGt-aGr-e£-e¡:-.¡e6&-Ín-Gress-ÄGFea§€·,+R""·semai-RattÐfl
with Hûmletc, m:3Y be approved :38 SR,^.s prior to the approval of a
Village or Town, and there:3fter not more than three (3) addition31
CRDs of one hundred (100) acres or less in Gross ,^,creage, in
GÐmÐination with Hamlets, m3Y be approved for e:3ch subsequent
V+IJ.a§-e-er--+e'lm. A master~~D is required as :3~
of the SR¡\, application.
The uses and acreaqe shall be included on any Compact Rural
Development master plan.
b. Buildinq heiqht - Three (3) Stories
c. For sinqle-familv residential uses:
i) Minimum lot area: One thousand 1.000 square feet.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
ii) Setbacks and encroachments to be defined in the SRA
development Document.
iii) Required off-street parkinq for sinqle-familv dwellinq units shall
be permitted at the front. side or rear of the lot.
d. For multi family residential uses:
i) M3ximum buildinq width of two hundred sevent',' five (275) feet
and minimum buildinq width of eiqhteen (18) feet.
ii) Twentv (20) foot minimum buildinQ separ3tion reQuirod ::md not
more th3n ten (10) consecutive townhome units.
íf~t----ÞfeRt--aM-sì€le-ÐHiJ.d.iRQ-SetÐaG~d-tG-/.ine-shall-be-a
minimum of zero (0) feet for primary structure!::. Rear v;:¡rd
setbacks Sh311 be 3 mínimúm twenty (20) feet for the prim;:¡rv
structure 3nd five (5) feet for any accessory structure!::.
iv) Encroaohments: Porches. stoops. chimney!::. ballc c3nopioG,
Ðat€onies and overh=.mqs mav encro3ch into the front 'lard five (5)
feet. Thece same elements ma'l encroach five (5) feet into side
~
'i) The majority of parkinq spaces Sh311 be provided off street in
the rem of buildinqs. or ;:¡Ionq side (cecond3rv) streets. Parking
areas sh311 be orqanized into a series of small bavs separated b'l
laRGSCape islaR€J.s-er-€liameRds of vafie€l-sizes. GA-stfeet parkinQ
spaces INithin the limits of the front property line, as proiected into
the riqht of way. shall count towards the required number of
p;:¡rkinq spaces.
vi) L::mdsc3pinq Minimum of one hundred (100) SqU3re feet of
shrub pl::mtinq per t'NO thous:::md (2,000) SQU3re feet of building
footprint. 3nd one (1) tree per four thousand (1,000) SqU3re feet of
lot area, inclusive of street treeE. Plantinq£ shall be in plantinq
areas,Faised--ßlaRtefS. or planter boxes in the front of the buildinQ-:
Minimum of turf arose f-or the remainder of the propert'l.
f) Non-residential uses:
i) Location: at intersection corner. Mid- block locations are not
allowed.
ii) Maximum square footaQe per use is five thousand (5.000).
iii) Maximum square footaqe per location is twenty thousand
(20,000).
iv) Minimum lot area: No less than the minimum lot area of the
smallest adjacent lot.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
v) The minimum front and side buildinq setback shall be zero (0)
feet. If located adjacent to an existinq structure. the minimum
front and side setback shall be equal to the setback of the
adjacent property. The minimum rear setback shall be twent'lbe
twenty (20) feet for the primary structure and five (5) feet from the
rear property boundary for any accessory structures. Access shall
complv with the American's with Disability Act as applicable.
vi) On-street parkinq may be provided alonq the lot street
frontaqe. All off-street parkinq shall be screened from the street
and adjacent property bv a wall. fence or landscapinq .
vii) Landscapinq, Minimum of one hundred (100) square feet of
shrub plantina 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. Plantinas shall be in plantinq areas.
raised planters, or planter boxes in the front of the buildinq or as
otherwise allowed. Minimum of turf qrass for the remainder of the
property .
viii) Siqnaqe 'Nithin Neiqhborhood General shall complv '....ith the
staREJafGs-ßfGvíEJe6-iR-tRe+ewf1-Nej~eG-Gef1e-Fah
ix) At a minimum all proposed streets with the exception of allevs
must include a sidewalk on both sides of the street. parallel to the
riqht-of-wav. and a five (5) foot streetscape area between the back
of curb and the sidewalk.
h) Streets. Shall be desiqned to support the rural character of the
Compact Rural Development
ê§.. 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.
+§. 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.
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
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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. [NOTE: THIS SECTION STILL A WORKING DRAFT AND FOR
DISCUSSION PURPOSES ONL Yl Centralized or decentralized
community water and wastewater utilities are required in RLSA
Towns, RLSA 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 St. Lucie County
Utilities or another qovernment utility provider, if located within its
service territory per aqreement with the County. In the event that
the County or other qovernment utility provider cannot or elects
not to provide water and wastewater utility service upon
commencement of development within a desiqnated SRA in
accordance with their service policies, then water and wastewater
utilities within the SRA may be constructed. owned, operated and
maintained by the developer, provided that: (1) such provider shall
consult with St. Lucie County Utilities or other qovernment utility
provider to ensure that such systems can eventually be operated
in concert and (2) the SRA desiqnation by the SOCC shall provide
that St. Lucie County Utilities or other qovernment utility shall have
the option to acquire the water and wastewater utilities servinq the
SRA after the first ten years of continuous operation, for their then
fair market value. a private utility service, the developer, a
GGffiffiUnìty-GeveleJ*fl8Rt-GìstfiGt,--H:lèepeAd ent speGÌaHHstr"¡G~-;
Piercc Utilities Authority, Port St. Lucie Utility Systomc
Gepartment, St. Lucie County Utilities or ::mother government31
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 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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
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 RLSA Towns, RLSA
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. Further, applicants will cooperate with St. Lucie
County as it investigates areen buildinQ technoloQV and considers
adoptinQ areen buildina standards.
gz. 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), FAC.
d. The process to be followed for deviations from the LDC shall be in
accordance with County procedures as outlined in Chapter 11.
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/1-23/06
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
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 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 SOCC.
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
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
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/723/06
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;
Hi. 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.
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;
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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.A2.
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.
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 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.
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.t
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/123/06
I. 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 capital and
operational costs of 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 SOCC 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
the St. Lucie County Comprehensive Plan and Land Development Code. ill
the event that water and wastewater utilities are provided by a private utility
provider, those services shall not be addressed in the periodic fiscal
monitorinq required by this requlation. -An enforceable developer agreement
shall be required to ensure that public facilities provided by the developer are
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ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
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.
- 68-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8/+23/06
APPENDIX
The following forms are hereby adopted to implement the provisions of this Section:
1. SSA Application.
2. SRA Application.
- 69-
- Email All Commissioners
Page 1 j
From: <cpattison@1 OOOfof.org>
To: <Joe_Smith@co.st-lucie.fl.us>, <cowardd@co.st-Iucie.fl.us>, <barbarab@co.st-
lucie. fl. us>, <hutchinf@co.st-Iucie.fl.us>, <Chris_ Craft@co.st-Iucie.fl.us>
Date: 8/14/2006 8:46:20 AM
Subject: Email All Commissioners
Name: Charles Pattison
E-mail Address: cpattison@1 OOOfof.org
Phone Number: (850) 222-6277 x 103
Comments: August 14, 2006
The Honorable Doug Coward, Chairman
St. Lucie Board of County Commissioners
2300 Virginia Avenue
Ft. Pierce, FK 34982
RE: Adams Ranch Rural Land Stewardship Amendment
Dear Chairman Coward:
I am writing to provide qualified support for the pilot project Adams
Ranch Rural Land Stewardship plan amendment. As the first of its kind, it
must be carefully reviewed and properly implemented to provide the
successes we all wish to see, not only with regard to the continuing
ranching and excellent land stewardship, but the sustainable community(s)
at Cloud Grove. Four areas need additional attention: the Compact Rural
Development (CRD) component, open space allowances, utilities outside the
urban service boundary, and rural design standards.
We understand that the current development pressures on the county require
new and innovative approaches for better development patterns, whether it
is for agricultural and environmental protection, as is represented here,
or for addressing existing development patterns that can only result in
sprawl, as is the case for the Towns, Villages and Countryside plan
amendment. Both of these efforts can provide opportunities to demonstrate
better means of accommodating development while protecting a quality of
life we all desire.
In reviewing the final version of the text, future land use map, and land
development regulations submitted on August 8, 2006, it is clear that four
changes from the submitted text are needed to provide the necessary
long-term protections for critical comprehensive plan policies. First,
the CRD component authorized in Policy 4.6.4, while useful, has the real
potential for creating spot commercial uses and sprawl within the Overlay
area. In speaking with the Adams' legal counsel, we understand that the
intent is to provide for a possible eco-tourist center and/or family
foundation office on Adams Ranch, which seems appropriate. Rather than
authorize CRDs generally, it would be better to simply authorize this
single use at Adams Ranch and not allow it elsewhere.
Second, Towns and Villages are required to provide 35% open space which is
rather limited, but it is made even less so by allowing a credit for golf
courses, and under certain circumstances, Hydrologic Stewardship Areas
(HYSa), Habitat Stewardship Areas (HSAs), and water features found in
Water Retention Areas (WRAs). The County Commission is already being
generous and flexible in agreeing to stewardship credits as proposed, and
does not need to do anything more within the rural setting for this
amendment.
Chairman Doug Coward
August 14, 2006
Page 2
Third, Policy 4.15.1 allows for utilities to be run outside the designated
Rural Land Stewardship Area (RLSA) overlay. Although there are some
stated restrictions about hook-ups to prevent a violation of the
limitations preventing urban service extensions outside of the existing
urban service boundary, this allowance will over time undermine that
important plan policy. To prevent such conflicts, no allowance should be
made for any utilities outside the RLSA boundary or for connections to
utilities within the urban service boundary.
Fourth, and finally, we did not find that Land Development Regulation
4.05.08H, which is supposed to provide rural transportation and design
standards, does so. As this is the location where specifics should be
spelled out, it would be appropriate to use a specific standard.
By committing itself to this amendment, the county must also commit its
staff to the intensive implementation and administrative requirements of
the process. This is a critical piece of the partnership envisioned by a
successful RLSA program. It will be most important, especially as a pilot
project that will be viewed for possible statewide application, that this
commitment be realistic, feasible and meaningful over the long run.
Thank you for considering these comments as you vote on this amendment
today.
Sincerely,
Charles G. Pattison, AICP
Executive Director
Cc: Commissioner Chris Craft
Commissioner Frannie Hutchinson
Commissioner Paula Lewis
Commissioner Joseph Smith
Doug Anderson, County Administrator
Bob Nix, Growth Management Director
Bud Adams, Jr.
Ernie Cox
1000 Friends Board Members
August 22, 2006
Mr. Michael Brillhart
St. Lucie County Administration
Strategy & Special Projects Director
2300 Virginia Avenue
Fort Pierce, FL 34982
Re: Proposed Rural Land Stewardship Area Comprehensive Plan Amendment
Thank you for the opportunity to provide input on the Proposed Rural Land
Stewardship Area Comprehensive Plan Amendment. The Sheriff does not take a
position on the merits, pro or con, of any land use project or change and speaks
only to the public safety aspect of those changes as they relate to law
enforcement. It is our understanding that should this Amendment proceed a
development called "Cloud Grove" will emerge over a thirty-year period that will
ultimately have 12,000 homes and 3.2 million square feet of commercial and/or
light industrial use space. This equates to a population of approximately 30,000
_ 35,000 people or roughly a population the size of the City of Fort Pierce.
Needless to say, a development of the magnitude of Cloud Grove will require
large amounts of additional personnel and office space from which to work.
Today the area that Cloud Grove is located is served by one deputy and is
accessed over many miles of private dirt roads. By national standards, the
Sheriff's Office would need 60-70 additional law enforcement deputies along with
school resource, court and civil deputies, additional jail space and detention
deputies and support staff to effectively serve an additional population of this
size in a relatively remote area of the county. Based on the enormity of the
project it will be incumbent upon this and future county commissions to determine
funding sources for law enforcement needs in relation to Cloud Grove. The
additional resources granted to the office, by the commission, in the coming year
will not suffice for this project, nor was Cloud Grove factored into that equation at
the time of those negotiations.
We have met with a representative of the developer of Cloud Grove and have
verbally discussed the need for office space to include sufficient parking for
Mr. Brillhart
Page II
August 22, 2006
employees and visitors, secure impound and storage areas and a helipad. We
do not suggest that this location be of the size discussed for the TVC area but
rather a "store front" or free standing "downtown" type location of sufficient size.
Other areas throughout the development should be identifiable as helicopter
landing zones capable of both law enforcement and fire/rescue service. We
have discussed "phase-in" of our needs in relation to project phases. Verbally
the developer's representative is amenable to our needs and has left them open
for further discussion. Final negotiations for facilities would ultimately be the
responsibility of county staff as the Sheriff does not own or manage "real estate".
We however would like to remain a part of that planning process to eventually
determine that our needs are sufficiently met.
If I can be of further assistance, please do not hesitate to contact me.
Sincerely,
Major Mike Monahan
Director of Law Enforcement
cl
c: Caroline Villanueva
Michael D. Minton
Linda Cox
AUG-22-2006 03:15P FROM:
TO: 94622131
P.1/2
FIRE MARSHAL'S
OFFICE
~'\,t)UNTr~
~.~
""-I ~
....: CI
en ~
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~! DIS'~\~
2400 Rhode Island Ave.
Fort Pierce, FL 34950
772.462.8306
772.462.8466 FAX
St. Lucie County
Fire District
August 21, 2006
Michael Brillhart
Strategy & Special Projects Director, SLC
2300 Virginia Avenue
Fort Pierce, FL 34982
Re: Proposed Rural Land Stewardship Area Comprehensive Plan Amendment
Dear Mr. Bri1lhart:
As requested in your correspondence dated August 16,2006, the St. Lucie County Fire
District.has reviewed the goals, objectives, and policies for the Adams Ranch/Cloud
Grove Rural Land Stewardship Overlay Zone and corresponding Land Development
Regulations. Though we are certain that the Fire District's infrastructure needs relative to
the demands created by development associated with this proposed comprehensive plan
change wil1 be negotiated later in the review process, it may be prudent to, at least,
discuss how as those needs relate to specific language within the proposed documents.
As you are aware, the Fire District met with Ray Wazny, Bob Nix, and Dan McIntyre on
August 14, 2006, to discuss the possibility of entering into an interlocal agreement
regarding the planning of fire and emergency medical services public facilities and
infrastructure. If the proposed agreement comes to fruition, a level of service standard
for :fire and emergency medical services will be adopted county-wide and fire and
emergency medical services facilities will be recognized as local-option public facilities
subject to concurrency requirements as pennitted under Florida law. Once formalized,
the agreement will also require changes to the County's Comprehensive Plan and Land
Development Regulations as they relate to fire and emergency medical services
infrastructure planning.
With respect to specific language within the Adams Ranch and Cloud Grove RLSA
documents, Policy 4.13 of the Comprehensive Plan Amendment and Section 4.05.08 H.
of the Land Development Regulations make no mention of fire and emergency medical
services infrastructure requirements/assessments. While it is not necessary to modify the
proposed documents at this time, future Comprehensive Plan GOPs and LDRs may need
to address fire and emergency medical services infrastructure.
.~.> ;!)
.... ,....
AUG-22-2005 03:15P FROM:
TO: 94522131
After taking the above into consideration, the Fire District has no current objections to
the S1. Lucie County Rural Land Stewardship and looks forward to working with you
during the DR! process for this project.
1fT can be of any further assistance, please give me a call.
Sincerely,
Buddy Emerson
Deputy Chief/Fire Marshal
cc: Fire Chief Jay Sizemore
Ken Crooks, Fire District Attorney
Treasure Coast Regional Planning Council
Michael Minton, Esq.
2
P.2/2
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