HomeMy WebLinkAboutAgenda Packet 09-12-06 PM
September 12, 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 TDO (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
September 12, 2006
6:00 P.M.
Invocation
Pledge of Allegiance
QC:
~. _ ex:-
".
UBLlC HEARINGS
c.
GROWTH MANAGEMENT/STRATEGY & SPECIAL PROJECTS .
Consider Ordinance No. 06-031 adopting a Comprehensive Plan Amendment to e$tablish the Rural
Land Stewardship Area (RLSA) Overlay Zone (Exhibit A) - Consider staff recommendation to approve
with conditions the propo~d Comprehensive Plan Amendment through the adoption of Ordinance No.
06-031. 7¿~·-OéA? ßt-c¡ /./0.' S ~ ~e.rfç. TO .4ô6'..........;' /
P1c,;f& Sf/1.g¿~/<,,~....,(.~ I /80....." ~~-~-, /rIJ,,1?- _1 Q -L
GROWTH MA~GEMÉNT/šfRAfE~ R(-pfC'AL PRåJEtT~"" '" 7 .;'~J~~¿~- }
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 with' conditions the proposed LOR's through
the adoption of Ordinance No. 06-030. ?_/.? ,#g.~ ~ ú ;4-
¡f 1) -Ç,¿,1 ¡tttJ. J£ ~..'V(f(.~// ,P-. "'" j .f'J..-.~
\ ' . h y ~./"-\.E<NÐ OF PUBLIC HEARINGS
\-¡J~ ~ C....,.-t;;'. At.> if 0I7P;~~ /. l. (
{.v~'1"" '. :;,M~¡/:;/ß ~/"~ 4 /1/ ¿~ r
/J¿. c¡ /? /~. ~ ·7 ~ ~ Þ""1 .
,-f/· ¿J~
I,
- _, - ",,.;ò - ~ - ",» - p~-
fv
AS
%.
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 reç¡uiring 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 Reauest
Item Number:_1_
DATE: September 12, 2006
REGULAR [ ]
PUBLIC HEARING [X]
CONSENT [ ]
PRESENTED BY:
TO: Board of County Commissioners
SUBMITTED BY : Growth Momt. / Strateov & Special Projects
Michael Brillhart
Strategy & Special Projects
i)\"APPROVED [ ] DENIED [] OTHER:
Approved 4-1 Comm. Motion to approve as
Coward voting no. amended,
County Attorney: :A
Originating Oept:
SUBJECT:
BACKGROUND:
FUNDS AVAILABLE:
PREVIOUS ACTION:
RECOMMENDA TION:
COMMISSION ACTION:
Consider Ordinance No. 06-031 adopting a Comprehensive Plan
Amendment to establish the Rural Land Stewardship Area (RLSA) Overlay
Zone (Exhibit A),
This Comprehensive Plan Amendment was approved by the Board of County
Commissioners for transmittal to the Florida Department of Community
Affairs (DCA) on October 11, 2005 during Transmittal Round RLSA 06-1.
The applicant has responded to the DCA Objections, Recommendations and
Comments report as reflected within the revised Goals, Objectives and
Policies of the Plan Amendment.
NA
This item is a continuation from the August 28th public hearing. At that
meeting, the Board continued this item in order for
requested revisions to be made to the proposed comprehensive plan
amendment Goals, Objectives and Policies (Gaps) in consideration of
comments by the Board and recommendations from MSCW Inc, serving 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,
Staff recommends that the Board approve with conditions the proposed
Comprehensive Plan Amendment through the adoption of Ordinance No, 06-
031,
Coordi nation/Sianatures
Management & Budget:
Finance:
Environ. Resources:
Purchasing
-
COUNTY ADMINISTRATION
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Michael Brillhart, Strategy & Special Projects Director
DATE:
September 6,2006
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 ofthe 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. Environmental Management - (comprehensive plan and LDRs) the Environmental
Resources Department has identified specific concerns and recommendations for the
RLSA program as referenced in Exhibit D. A summary of this Department's
recommendations include:
a, credits must be generated and transferred in a manner that protects the
resources that generated the credits. Credits should be generated based upon
the amount of habitat value that is being protected by giving up layers of land
use. The generation methodology must be specific to ensure that resources
generating the credits are protected.
b, before ratifying the credit generation formula, a determination must be made on
the amount of development that would be generated in the pilot area and if the
formula were applied countywide.
c. project the future land use development that would occur if the pilot project
were expanded countywide and provide the SFWMD and FDEP with the data
they need to fully evaluate the full-scale impacts of the RLSA program upon
water supply and water quality.
d. the U,S. Fish and Wildlife Service and the Florida Fish and Wildlife
Conservation Commission should be brought in to assist visioning the
countywide implementation of the RLSA program including credit generation
methodology and subsequent stewardship applications.
These recommendations can be discussed further by staff or by representatives from
MSCW Inc. who will be in attendance at the September 12th public hearings.
ATTACHMENTS
Exhibit A (Overlay Zone Map)
Exhibit B (Plan Amendment Goals, Objectives and Policies)
Exhibit C (August 28th Memo from County Utilities)
Exhibit D (Comments from Environmental Resources Department)
Exhibit E (Updated Review Agency Comments)
~
...
c:
:J
o
Ü
(1)
TS
:J
...J
.....
(fj
~
~
"
.~
Q:
"
..
~
ø
't:J
C CU
cuQ)~
.J~CQ
_<1:
CU 0. Q)
s.. ._ >
~.cO
D::~_
't:Js..<
Q)CUUJ
ø~.J
0Q)D::
0.--
oUJ
s..
tL.
~
2!
!
.i
EXHIBIT A
z<
. '-""'S
1
"
~ ...
"~
~i
~ ~
~ì
.~ t
~q
\:t' ~
~l
3
,(¡unO:) .aq"'P"a~o
L()
o
o
N
rJ:i
...
û1
:J
OJ
~
"0
Q)
...
m
Q.
Q)
...
Q.
Q.
m
::E
b
~
u
.$
"
~
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
WH EREAS, the Board has transmitted the Comprehensive Plan Amendment for the RLSA
to the Florida Department of Community Affairs; and
WHEREAS, on December 30, 2005, the Florida Department of Community Affairs provided
Objections, Recommendations, and Comments regarding the proposed RLSA Comprehensive Plan
Amendment; and
WHEREAS, the Board has responded to the Objections, Recommendations, and Comments
with certain changes to the proposed RLSA Amendment that are reflected herein; and
WHEREAS, the adoption of the 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, including the amended Future Land Use Map and RLSA Figures 1-5, attached as
Exhibit B hereto, which amendment shall apply to that property generally located in the Rural Land
Stewardship Area Overlay Zone as more specifically depicted in Exhibit A hereto.
Section 3. Severabilitv. The provisions of this Ordinance are declared to be severable
and if any section, sentence, clause or phrase of this Ordinance shall for any reason be held to be
invalid or unconstitutional, such decision shall not affect the validity of the remaining sections,
sentences, clauses, and phrases of this Ordinance but they shall remain in effect, it being the
legislative intent that this Ordinance shall stand notwithstanding the invalidity of any part.
Section 4. Transmittal. The County Growth Management Director is hereby directed to
ensure that this Ordinance and all necessary supporting data and analysis and other relevant
documents are forwarded to the Florida Department of Community Affairs and other agencies in
accordance with Section 163.3184(3), Florida Statutes.
Section 5. Effective Date. The effective date of the comprehensive plan amendments
shall be the date the Rural Land Stewardship Area Comprehensive Plan Amendment becomes final,
or if a challenge is filed, the date that a final order is issued by the Department of Community Affairs
or Administration Commission finding the amendments in compliance in accordance with Section
163.3184(1)(b), Florida Statutes, whichever is applicable.
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
COMPARISON OF PROPOSED DEVELOPMENT
BETWEEN THE ADAMS RANCH AND CLOUD GROVE PROPERTIES
Existing
Total Property
Sending Area (SA)
Receiving Area (RA)
Zoning:
Land Use:
Density
Maximum Units (SA)
Maximum Units Total
Proposed
Total Property
Sending Area (SA)
Receiving Area (RA)
Zoning:
Land Use:
Projected Uses:
Density
Maximum SA
Maximum RA
Maximum Total Property
Overall Change
Sending Area
Total Adams Property
Receiving Area
Total Combined Change
Adams Ranch
16,466 acres
12,000 acres
AG-5
AG-5
1 unit/5 acres
2.400 units
3,293 units
16,466 acres
12,000 acres
AG-5
AG-5
Easement
(12,000 ac)
1 unit/5 acres
o units
893 units
- 2,400 units
- 2,400 units
Cloud Grove
5,918 acres
5,000 acres
AG-5
AG-5
1 unit/5 acres
1,000 units
5,918 acres
5,000 acres
AG-5
AG-5
Residential 12,000 units
Office 500,000 sq.ft,
Retail 1,000,000 sq.ft.
2.40 u/a
12.000 units
12,000 units
+ 11,000 units
+ 8,600 units
PRESIDENT &. c.r..O.
Stephc'H R. Miller, ]~E.
EXECUTIVE VlCE PRESIDENT & C.O.O.
Kevin T. Walsh. I~E.
EXECUTIVE VICE PRESIDENTS
Jan"'; t\. Sellen. 1'I'1.S.I'
Carol D. Conner. PI::.
VICE PRESIDENT & C.EO.
H. Willi.1111 Cook. C.r~A.
VIet: PRESIDENTS
R. l..,l1ce Benn,'\[, PE.
Ndl Frazee, RL.A
A. Ccnniey McNeill. AICf', RLA
Eric E. Warren. [> E.
Lmi Webb· Paris. PI:.
HI:ADQUARTERS/CENTRAL FI.oRmA
4750 New Broad SUW!
Orlando. FL. .328 J 4
Tel: 407.422..B.\O
Fax: !jO!.422,,)J?iJ
www.n1scwitK.com
NORTH CENTRA!. FLORIDA
5·11 Heick,..,,! Drivt
Ti,<' VillagCl. Fl. .32\ ií2
'Id: .\'S2751.!ií70
""" .\'S.~.751.2ií?1
SOI.JTHI:AST Fl.ORIDA
100 SW Albany Awnn,'
Suire 200
SlUm. FL .31 ()()(
Tel: 772.219.400:;
Fax: 772.219.2218
~ create ItlSting c07nmunities.
VL-\ ELE:CTRONIC 1\1.\11.
August 24, 2006
t\fr.Robert Nix, Director of GrO\vth Management
~1r. Michael Brillhart, Strategy and Special Projects Director
St Lucie County
2300 Virginia Avenue
Fr. Pierce, FL .3482
SI'11)"'···:(·'-f·
,,~, ,J ,w.J..J .
Ruml Land Stewardship Program
MSCW No.: 06-0121
Gentlemen:
As a follow up to our initial reports QuiI' 11) and presentation (August 14),
r\1SCW is providing thc following policy recommendations on selected issues
in preparation for the August 28, 2006 meeting of the St. Lucie County Board
of County Commissioners. With satisfactory resolution of these issues, MSC\X/
recommends you approve the Comprehensive Plan Amendment and proposed
Land Development Regulations to create a Rural Land Stewardship Program in
St.Lucie County.
As of this \vriting, MSCW has not evaluated the latest drafts of the proposed
Land Development Regulations or Comprehensive Plan ¡\mendment.
Accordingly, some nr all of the issues described below may be adequately
addressed in the revised draft language.
For the recommendations belO\v, CP refers to Comprehensive Plan, and LOR
refers to Land Development Regulations.
1. Vision
a. Discussion: ,\ clear cOllntywide visiOn avoids piecemeal
decisions about land development pattems, the location of the
L'rban Service Boundary, the location of Rural Lands
Stewardship areas, the location of conservatIOn areas,
interconnection of existing and new transportation systems and
roadways, and other important components comprising thc
fabric of vour community.
b. Policy Recommendation: (CP) The COllnty shall approve no
more than one RLSA Stewardship Receiving Area (SR.A) untiJ
the counry has developed and adopted a 50-year or Build·Out
SOUI'Hb\ST FLOI\IDA
100 S\'Ç AI hall)' "\\'('''\1(
Suite 200
Stuart, 1'1. Y¡'I'H
Id:;2,21~)A003
r:tx: ""72.21 í)."~,':! S
Wé create lasting communitio'. ".
,'is ion for conscrvatIOn, growth and developmcnt 1n
unincorporated St Lucie County, pursuant to Section 163.3177
(13), r;'.s.
2, Size/Sustainability
a. Discussion: ;\ Stewardship Receiving Area (SRA) must be
large enough to discouragc sprawl, and remain sustainable and
tinancially feasibility once it is developed. An acreage threshold
in itself is not indicative of size, since density may vary. For
comparison, a development with 1500 dwclling units would
theoretically gcncrate 705 students (using the county gcneration
rate of 0.47/ household), which is shott of the county's
standard of 8:20 students. At 2.5 cl\velling units/acre, this
would e<-}uate to 600 acres, Compact units of development may
be provided within the STC\, as presented in the 1\Iaster Plan.
Financial feasibility is not necessarilv synonymous with
.' " ~ "
sustainability. A project may be fiscally neutral as it pertains to
county financing, but may be physically, economically, and
socially deficient as it concerns the residents. For example,
long commuting time may not be a financial burden to thc
Coun ty, but could certainly be an inconvenient burden to
residents.
b. Policy Recommendation: (Cl' & LDR) To minimize sprawl
and better assure community sustainability, all approved RLSA
Stewardship Receiving Areas (SR,As) 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 Developments (CRD) and Hamlets if no minimum size is
established for an SRA.
.3.
Recreation and Publicly Useable Open Space
a, Discussion: Though the provision of vast areas of open
space in Stewardship Sending Areas is commendable, the
provision of open space and recreational areas \vhich are
useable by the public should be maximized within the SRAs to
improve the quality of life. Additionally, the amount of open
space among smaller units of developments within SRAs
should be consistent with the rest of the SIt:\, and consistent
with County standards,
Page :2
\Jr. Bob Nix and \[ichael BriHhart
\ ugusr 2.+, 20()G
SOlJTHEAST FI.OR IDA
)00 S\V ,\Jhan.\' /\\'CIIl ('
Suire 200
StlI,,,.1. ¡: L .\'1 ()9·¡
Ll: T·221()AOO.\
¡:,,;.;: 772.219H:21S
Wé creat( lasting communities.
b. Policy Recommendation: All Stewardship Receiving Areas
(SRAs) shall provide at least 5 acres of useable park and open
space per 1,000 persons (5 acres/l,OOO persons). Useable park
and open space excludes areas such as retention ponds, rights·
of-way and golf courses. All useable park and open space must
be dedicated to, and owned and maintained by, a public agency
or homeowners association and must be accessible to the
general public. Additionally, there shall be a tninimum of one
NeighbOl'hood or Community Park of S to 2S acres In s]ze
serving each increment of up to 5,000 persons. (LDR)
4, I-lousing Affordability
a. Discussion: A 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 recluires eight percent of new housing
stock be provided to accommodate demands for housing
among income ranges from low to moderately-low, to
workforce I'ange incomes,
b. Policy Recommendation: Work in progress.
5. Intergovernmental Coordination
a. Discussion: Land and resource planning of the maf,rnitude
proposed in the RLSA program will likely have regional
impacts that must be coordinated among affected governments.
b. Policy Recommendation: S1'. Lucie County shall encourage
all neighboring governments, Sr. Lucie County constitutional
officers, and public and quasi public utility and service
providers within S1'. Lucie County to revic\v and provide
comment on aU proposed RLSA Ste\vardship Sending Areas
(SSAs) and Stewardship Receiving Areas (SRAs). The County
shall establish I'easonable procedures for the review and
comment process. (LDR)
6. Procedure for Review and Approval
a. Discussion: Ample time for public partlClpation and staff
review of proposed RLSAs will ensure consensus building and
better planning and design.
b. Policy Recommendation: 'fhe St.LucÌe County staff revie\v
of any proposed RLS:\ Stewardship Sending Areas (SS,-\s) and
Ste\vardship Receiving .\reas (SRAs) shall proceed in the same
manner as provided by the County's Comprehensive Plan and
Page 3
\[1' Bob Nix anJ \!ichacl Brillhart
.\ugusr 24. 21){)(¡
SOlTJ'UEAST h.ORIDA
! on S\\(' Alhan\" '\Wt\\h'
Suile 200
SUUrI, FL Y\,)<)'j
];,1, i<Ul<)/¡(lOJ
Fax: "7/2..: I ¡).,~.~ 18
Wé create lmting (omnmniÚeJ.
Development Review process. Should the establishment of a
SRA re<'luire an Application of Development Approval (ADA)
for a Development of Regional Impact (DRI), the Regional
Planning Council process for ADA/DRI review shall be
applied. (LDH.)
7. Utilities
a. Discussion: The provision of utilities to an SR..\ should be
planned in concert with the County's Vision, the County's
Urban Services Boundary, and an examinatlon of financial
feasihili ty.
b. Policy Recommendation: Any acqulS1tlon, acceptance,
operation, maintenance or expansion by St. Lucie County of
water or wastewater treatment plants or other utilities required
to serve an SRA shall be shown to be financially feasible
and/ or fiscally neutral prior to any such County acqulSltlOn,
acceptance, operation, maintenance or expansion. (Either CP
and/ or LDR)
8. "Green" Building Standards
a. Discussion: Environmentally friendly and energy efficient
construction standards should be promoted in St. I.ucie
County.
b. Policy Recommendation: St. Lucie County should
encourage the use of building standards developed by the
Leadership in Energy & Envi.ronmental Dcsign (l.F::,ED)
initiative. (LDR)
9. Roadway Accessibility
a. Discussion: Sustainable development is dependent upon a
convenient roadway net\vork; adequate connectivity is highly
desirable. ;\ count)'\vide roadway network should be
considered as part of the visioning ptocess outlined in item 1
above,
b. Policy Recommendation: SRAs should be located adjacent
to at least one county or state-designated road. The number of
connections to and ftom the SRA shall be determined during
the SIC\ review and approval process as outlined in the LD R,
Multiple connections to the intetnal road system, and access to
multiple county 01: state designated f(Jads is thc most desirable
design.
Page 4-
i\It'. Bob 0iix and 1\lichael Brillhart
,\ugusr 2,]" 2006
SOUTII I'AST FLORIOA
100 S\V Alh"",, A",.""",,
Suite 200
Snurt, FL Jf:J~)9(1
-kl: ···'2.219.400.\
hi\: ·.T7~'..;'.1 \).? ."!.18
W'~ create IClSting communities.
Please contact me or Jim Anaston-Karas, Planning 'ream Manager at
772.419.2003 to further discuss these rccommendaÜons or interrelated issues.
Sincerely,
~~~~
'ream Leader
c: James :\.. Sellen
James Anaston-Karas
Page 5
:-'11'. Bob ;\ ix and :-'!ichael Brillhart
.\ugust 2-1, 2()O(,
Overlay Areas
Water Retention Area: 1,004.76 acres +/-
Hydrologic Stewardship Area: 2.842.53 acres +/-
Habitat Stewardship Area: 9,314.18 acres +/-
Open: 9,222.24 acres +/-
Nf!VI fJimctitm!i II! PIMnj¡1fJ_ D5Eir;n & Ef!(Jillœring
RLSA FIGURE 1
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA
OVERLAY MAP
JUNE 2006
3,000 6.000 12,000
::3 Feet
1 inch equals 6.000 feet
....
(!)
( )
.c
UI
.;(;
...
o
$:
....
=ti
I!:
()
Q.
:a
UI
"E
<II
~
>-
<II
't:
( )
N :>
uJ 0
a:: <II
g ( )
¡¡: .4:
~ ~
..J UI
a:: "E
<II
~
,$
(J)
"0
C
<II
..J
f
;:
a::
~
c
;:
o
()
(!)
¡:¡
;:
..J
...:
(J)
~
~
'"
u..
æ
z
c
o
"'0
2S
'"
.D
ill
"'0
o
E
0..
:E
<J)
"2
'"
5:
'"
i'i5
'"
:5
>-
.D
"'0
( )
ro
:;
o
13
II)
'"
::>
~
~
1:1
.s
'"
I:
::>
o
II)
'"
a::
~
::>
'iö
;;:
.!!2
"'0
C
.5!!
Õ
ill
2
'"
0-
.t::
o
'"
'"
.8
'"
::>
(íj
>
æ
z
c
«
..:
0-
'"
i'i5
<Ii
'"
::>
(íj
>
'"
<J)
::>
"'0
C
'"
..J
'"
:5
E
::>
<J)
"'0
C
ro
"'0
'"
ro
c
.ê
ill
'"
.D
.~
<J)
Q¡
~
..J
'"
<J)
::>
"'0
C
ro
..J
ro
'"
.::c
'"
c
'õ
c
'"
(j)
{3
:E
5:
'"
c
Ë
Q¡
ãJ
a
j
0-
~
J!j
'õ
'"
ð
õ
Q¡
.D
E
::>
c
'"
c
Ë
Q¡
ãJ
"'0
.8
'"
:;
E
o
u..
J!J
'õ
jI!
Ü
0-
:E
<J)
"'0
<a
5:
'"
i'i5
'"
ü
:;
o
<J)
'"
a::
(íj
:;
ro
z
'"
:5
'"
<J)
::>
~
0..
'"
û)
~
'"
~
'"
'"
'"
..J
'"
II)
;::¡
1:1
:::
'"
..J
1:1
:::
'"
:::
o
ë
'"
Q..
o
~
;:
:s
"'~
.~~
"'~
~N
~§-
"'0
~a
.:::'"
-g~
"'-
-::>
~.~
_0>
.Q«
.ª a
-a. II)
Q..'"
"'~
~
:::....
-2.§-
~e
-(!)
~
~
"'::>
1:'5
=",
o.~
~~
1:1:«
~~
::>1:1
"=",
::>::-
.!:: 0
IS,E
«~
-6
'"
<J)
'"
.!!2
o
~
Õ
'"
::>
(íj
>
[15
:;
o
<J)
&
~
;3
:;
g
~
'"
.t::
t-
N
0..
~
<J)
'"
::>
(íj
>
'"
<J)
::>
"'0
c
'"
..J
'"
£;
E
::>
<J)
"'0
C
'"
"'0
'"
ro
c
ê
ill
(1)
.D
~
'"
Q¡
~
..J
'"
<J)
::>
"'0
c
"'
..J
'"
'"
.::c
'"
c
'õ
c
'"
(j)
.t::
Ü
~
'"
c
Ë
ill
ãJ
a
.,¡
N
0..
~
$
'õ
l1:'
ü
õ
Æ
E
'"
c
'"
c
ê
'"
ãJ
"'0
.8
'"
:;
E
o
u..
....
'õ
l1:'
ü
0-
:E
<J)
"'0
<a
5:
B5
'"
~
:;
ü
·C
'"
«
'"
:5
'"
'"
::>
.ci
N
0..
2
<IJ
¡¡¡¡-
N
'"
'"
Õ
!1..
....
< )
Q..
'"
::>
~
~
;:
:s
'"
< )
::-
'"
.:::
~
äi
::-
e
Q..
.Ii!
1:1
:::
.!!!
:!:::
'"
:Q
'"
'"
i
'"
~
:::
~
'"
=
~
'"
0>
JS
.¡:;
< )
:r::
~
=
'5
(J
><
\I
.i!J
::¡;
~
(.J
-¡¡;
õ
z
"
'"
J!J
'õ
'"
ð
õ
Q¡
.D
E
:::!
C
'"
c
ê
2<
'"
"'0
.8
'"
:;
E
o
u..
'õ
'"
ð
0..
:E
'"
"2
i
(j)
'"
'"
~
Q¡
:r:
~
;3
:;
ü
'"
£;
'"
'"
::>
M
Q..
(!)
û)
'"
;:;;!
-¡¡;
:>-
Q)
'"
::>
"'0
c
'"
..J
Q)
>
=
'"
-s
E
a
'"
~
o
g
ë2
z
Q)
.~
ro
-s
E
::>
ü
'"
'"
~
<>
«
\I
J!3
'õ
~
Ü
0-
:E
'"
"E
'"
¡;:
.23
CJ)
'"
ê
5
'"
<:2
t
E
'"
'"
< )
.s
,!!!
.'!J
:¡;
I!:
()
0..
:E
'"
'E
'"
¡¡:
(!)
û)
ro
Õ
t-
.23
:.a 23
'" 'õ
Ü ~
O-"'Ü
~ i5 ,9-
-e~{¡3
'" ü"'O
~£. ~
.....t:: ,.
~~~
~ ~ g¡,
g~~
æ @
a:: :r:
(íj
:;
ro
z
UI
<II
:ï
Ê
o
u..
....
::¡:¡
I!:
()
c..
:a
UI
"0
¡¡¡
!
(J)
~
'"
¡j¡
~
.2
(,)
IE
~
.s
"
1:
"
"
'"
~
è
.i3
'"
¿
¿ .2 ¿
~ ~ ~
c: 0; =
Ö) -¡¡¡: 0)
~ ~ ~ §
~ $ m ¿
- :õ
~ ~ ~ ~
..::: -æ ..c c
m '(3 16 .~
T5 I'D 'ü (l)
g, g. Q) "'Ö
en Ú g. :§
.g :§ g ~
-g.~~~-g,~~
~~~~~~·3
~~~~~~~
~'g ~.~ ~'g ~
.~~.sg.g>g.~
3:~~'5'3~'C:
~:ë;§:ëg:ë].
_£0).8.9.9 -
~~£;2Æ2.~
~~~~~~ê
..... "'0 Q) '"0 0"0 C
.E~f;Ež~g
¡:
.Q
¿
"
'"
C
0>
,;¡
'"
'"
}§
:.ë
'"
J::
-¡¡¡
.¡;
'"
a.
'"
o
c
.g
'"
>-
J::
C
"
c
,,;
.<:
ro
%~
" '"
c >
'"
'"
"
"
~
'"
;~
c"
'" '"
"'~
§~
ïñ 0
w~
e 'w
o.C
à) E:!
'" -
~ -~
2~$~
~(CI~-
><I:>u..O
X
\I
.i!J
""
"
u
:§
"
z
"
'"
><
\I
.i!J
:¡;
"
u
-¡¡;
õ
z
"
'"
Q)
;:;;!
-¡¡;
:>-
'"
'"
::>
"'0
c:
'"
..J
Q)
>
15
-s
E
a
'"
'"
(1)
~
\I
'"
'"
'"
Q)
t5
«
\I
~
"
"
<õ
:>
~
E
:;
,,¡
i:;,
<3:
><
\I
.i!J
:¡;
~
(.J
-¡¡;
õ
..
~
x
"
0'"
- C
",-
" '"
; ê
'" "
co
" '"
''¡::: Q)
ga:
~"ê
" "
=õw
cZ
'" "
",J::
",-
'S rJÍ
E""
o-g
u..O
";0.
~~
",,,,
> æ
é ~
" ~
ts(/)
'" '"
u..ro
:E;]
$ B
~~~
.2 ~ ~
:= e Q)
.9 c....o
'" " '"
" >- "
-g2.§
$ ,- (1)
.s~-g
,~Ü E
æ ,9-.9-
.cfj¡~
"'''''''
'" ~ ~
~ '" '"
g ¡: ¡:
> '" "
øwû5
:EID"'O
\-roC:
ID"3 ~
~~~
J!3
'õ
Q)
U
c.
E
'"
'"
ro
§
CJ)
Q)
Q)
.:9
a;
:¡:
"
"
<õ
:>
"
'"
::¡
""
"
'"
-'
'"
"
:3
NRllndex Values
000 - 0.50
0.60·0.80
0.90 -1.10
1.20-1.40
1.50 -1.70
1.80 - 2.00
2.10-2.30
2.40 - 2.60
Project Location Map
o
;>; (j)
~ :-I
(') r-
::I: C
o (')
OJ ¡;;
m (')
m 0
(') C
o z
C ....
Z -<
:¿
WI,."Mlllet
Ni!wDififC1ìow.;Ü¡P!<!l1nir1fltlæ;íGI1& EflfJirwen'flf}
INDIAN R
8T, LUCIE COUNTY
;;:::
:IE
C
....
m
;:
;e:
<:I
~
»
<:I
RLSA FIGURE 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA
NATURAL RESOURCE INDEX MAP
JUNE 2006
3.000 6,000 12,000
.Feet
1 inch equals 6.000 feet
Note: Groupmgs 0 Lan Uses permItte m accor ance wit o lCY 1.
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, productiol1- crops, production - plant and wildlife
with guest house maintenance except fuels citrus, landscape Ranching, livestock conservancies,
1 unit per 5 acres nursery raising & animal refuges and
specialties, pasture, sanctuaries
sod and grazing
Mobile homes Airports and flying, Single-family Agricultural services Cultural, educational Fishing, hunting &
1 unit per 5 acres landing, and take-off detached dwelling and/or eco-tourism trapping
fields unit or mobile home, uses and support
for on-site security facilities, and their
purposes related modes of
transporti ng
participants, viewers,
or patrons; tour
operations, such as,
but not limited to
airboats, swamp
buggies, horse and
similar modes of
transportation
Industrial wastewater Agricultural labor Excavation incidental Hunting Cabins
Family day care disposal housing to Agricultural
homes Operations
Family residential Manufacturing Farm products Single-family Water management,
homes as defined in warehousing and detached dwelling groundwater
the LDR storage unit or mobile home, recharge
~500 acres
Retail trade Forestry t tables Restoration,
*" mitigation
Sewage disposal Research facilities, 4- . 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
RLSA FIGURE 4
St. Lucie County Rural Land Stewardship Area (RLSA) Overlay
Sending Area Land Use Layer Matrix
f
d
. d'
d
. hP r
10
JUNE 2006
¡;-
~
b ~
IU :.¡:¡
~ ~
<! 2
a. ~
:2 ~
ø '"
'" .r::
Il) ;; 0
LU ~ ~
~t;~
£! "0 OJ
u.. c c
<! ;:! :~
~ ii ~
ct:5o::
CC 0-
l:':E
c: ø
~ '"
8 ~
.~ .$
g (J)
..J
(J)
ê
~
¡,.
~ ..
~ !- 2
e. æ . ~
<
2 j 0 ¡)
¡¡ ~ ~
=J> '" ~
i ~ . 0
H < ..s ~
. t t <
.
.. ~ ~ . 2
. . &' ~
~~ "
l
<
1:.
"
~
<
.
"
.
1
'"
~
]
~
~
I
::J
i
1 J
~ ..
¿
~
I
<
.
~
~
I
~
"
o
I
ffi
'ö
.. ~
ii
'g ~
~~
"gJi
i!
~ 0
.<n
;g£i
~~
. .
~~
~t
';;E
o~
~ .¡
< ~
-;;; .
;~
~ .9
~i
£~
--
EXHIBIT B
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 ryvRAs). Protection and
conservation of these areas are implemented through the designation of Stewardship
Sending Areas. Property owners are provided incentives to protect the most valuable areas
through the stewardship credit system.
Stewardship Credits are the currency of the RLSA program. Credits are generated based
on the value of resources on the land multiplied by the development rights that are removed
from designated Stewardship Sending Areas (SSAs). To simply state the system, the more
environmentally valuable the land, and the more uses eliminated, the greater the number of
Credits generated. Through the generation of Stewardship Credits, natural resources,
agriculture and cultural heritage are protected in perpetuity. Credits are used to plan for and
accommodate future population in new self-sustaining communities.
In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are
referred to as Stewardship Receiving Areas (SRAs). There are three types of rural
communities under this program: RLSA Towns, RLSA Villages or Compact Rural
Developments (CRDs). Suitability criteria are established as performance standards.
Desirable characteristics of sustainable development are part of the plan for these new
communities. They are to be mixed-use, pedestrian oriented and fiscally neutral or positive
to St. Lucie County.
Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship
Receiving Areas results in a conservation and development pattern for the RLSA Overlay,
when considered as a whole, that protects natural resources and cultural heritage, promotes
the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion
in SRAs.
1
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 viability within SSAs, to direct incompatible uses away from wetlands and upland
habitat, to discourage urban sprawl through the RLSA program, and to ensure development
within the RLSA that includes a functional mix of land uses and promotes economic
diversification,
Objective 1. Establish the general purpose and structure to implement the St. Lucie
County Rural Land Stewardship Area Overlay.
Policy 1.1
To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively
contribute to a viable agricultural industry, protection and conservation of natural resources,
sustainable mixed-use development, and enhancement of economic prosperity and
diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall
adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to
implement the goals, objectives and policies of the RLSA Overlay.
Policy 1.2
The intent of the RLSA Overlay is to protect and conserve natural resources and retain and
promote viable agriculture by promoting sustainable mixed-use development as an
alternative to low-density single use development, and provide a system of compensation to
private property owners for the voluntary elimination of certain land uses in order to protect
and conserve natural resources, open space and viable agriculture in exchange for
transferable Credits that can be used to entitle such sustainable development. The
strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found
in Section 163.3177(11)(d) F.S. The RLSA Overlay shall include innovative and incentive
based tools, techniques and strategies that are not dependent on a regulatory approach, but
will complement existing local, regional, state and federal regulatory programs.
Policy 1.3
Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and
Stewardship Receiving Areas (SRAs) results in a conservation and development pattern for
the RLSA Overlay, when considered as a whole, that protects the environment, promotes
the continuation of agriculture, and accommodates growth in a sustainable fashion.
Together, SSAs and SRAs result in a sustainable form of development, whereby large areas
of environmentally and agriculturally valuable lands are restricted from development through
SSAs and sustainable, mixed-use development is accommodated through SRAs. The
combination of SSAs and SRAs facilitate the implementation of innovative planning and
flexible development strategies described in § 163.3177 (11)(d), F.S. and Rule 9J-
5.006(5)(1), F,A.C.
Policy 1.4
This RLSA Overlay to the Future Land Use Map is depicted on the Rural Land Stewardship
Overlay Map (Overlay Map) (RLSA Figure 1), adopted herein as RLSA Figure 1. The
Overlay Map (RLSA Figure 1) is an adopted overlay to the Future Land Use Map (FLUM).
Any additional lands proposed to increase the overall acres of the RLSA Overlay boundary
as shown on RLSA Figure 1 shall require a Comprehensive Plan amendment. Pursuant to
2
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 are created from any lands within the RLSA that are to be kept in
permanent agriculture, open space or conservation uses. These lands will be identified as
Stewardship Sending Areas (SSAs). All privately owned lands within the RLSA are eligible
for designation as an SSA.
Policy 1.6
The range of Stewardship Credit Values is hereby established using the specific
methodology set forth on the Stewardship Credit Worksheet (Worksheet), adopted herein as
RLSA Figure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet
(RLSA Figure 2) and related procedures for SSA designation. Such procedures shall
include but shall not be limited to the following:
(1) The applicant shall provide the following information with the SSA Application for the
County's review and consideration: the legal description of the lands proposed to be
designated as an SSA, the number of SSA credits to be generated by those lands,
the proposed SSA Credit Agreement and Stewardship Easement Agreement
applicable to such lands, on the application form as prescribed by the RLSA LDRs.
(2) After approval by the St. Lucie County Board of County Commissioners (BOCC) of
the SSA Application, the final SSA Credit Agreement with the legal description of the
lands designated as an SSA, the number of SSA credits granted, and the
Stewardship Easement Agreement applicable to such lands, shall be provided by
County staff to the St. Lucie County Property Appraiser and the SSA applicant. The
Stewardship Easement Agreement for that SSA shall be recorded within one-
hundred (120) days by the SSA applicant in the public records of St. Lucie County.
(3) A perpetual Stewardship Easement Agreement shall be recorded for each SSA, in
accordance with the approved SSA Credit Agreement, shall run with the land and
shall be in favor of St. Lucie County and one of the following additional grantees:
Department of Environmental Protection, Department of Agriculture and Consumer
Services, South Florida Water Management District, or a recognized statewide land
trust. In the event that any lands in an SSA are encumbered by a mortgage, the
owner of such lands shall be required to obtain from the holder of the mortgage a
consent and joinder agreeing to the imposition of the Stewardship Easement
Agreement on the lands encumbered by the mortgage, and the subordination of its
mortgage, lien or encumbrance to the Stewardship Easement Agreement.
(4) An approved SSA Application creates the Stewardship Credits, which shall become
effective once the corresponding Stewardship Easement Agreement is recorded in
the public records of St. Lucie County.
(5) For each SSA, the SSA Credit Agreement will identify the specific land management
measures that will be undertaken and the party responsible for such measures,
including performance standards and annual compliance requirements.
3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 existing agriculture activities.
Policy 1.8
A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural
Resource Stewardship Index value for all land within the RLSA Overlay, based on data and
analysis assimilated into the GIS database at the time of the Overlay preparation. The data
factors and associated values are derived from those on the Credit Worksheet (RLSA Figure
2). Credits from any lands designated as SSAs, will be based in part upon the Natural
Resource Index (NRI) values in effect at the time of designation. Any change in the
characteristics of land due to alteration of the land prior to the establishment of an SSA that
either increases or decreases any Index Factor will result in an adjustment of the factor
values and a corresponding adjustment in the Credit value. St. Lucie County shall, through
the RLSA LDRs, adopt procedures to be used by applicants to demonstrate NRI values at
the time of SSA application.
Policy 1.9
The number of Credits generated through designation as an SSA is established in a
calculation as follows, and as set forth on RLSA Figure 2:
Natural Resource Stewardship Credits: Natural Resource Index Factor Values X
Acreage X Land Value Removed = # of Stewardship Credits for Natural Resources
Plus (if any):
Agriculture Stewardship Credits (if applicable): Acreage X Land Value Removed = # of
Stewardship Credits for Agriculture
Plus (if any):
Cultural Heritage Stewardship Credits (if applicable): Acreage X .5 = # of Stewardship
Credits for Cultural Heritage
The methodology for the calculation of Stewardship Credits is based upon: 1) the Natural
Resource or Agriculture Index Factor Value of the land being designated as an SSA; and 2)
the number of Sending Area Land Use Layers eliminated from that land.
4
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 Agriculture Resource (if applicable)
on a per acre basis to arrive at a total Stewardship Credit Value of the land being
designated as an SSA.
Policy 1.11
Credits can be transferred only to lands within the RLSA that meet the suitability criteria set
forth in Objective 4 Policies and designated as "Open" on RLSA Figure 1. The development
of such lands as RLSA Towns, RLSA Villages and Compact Rural Developments shall only
be through approved Stewardship Receiving Areas (SRAs).
Policy 1.12
The RLSA Overlay in the Comprehensive Plan enables the creation, transfer and use of
Credits and the designation of SSAs and SRAs. St. Lucie County shall, through the RLSA
LDRs, also adopt procedures for applications and approvals.
Policy 1.13
Stewardship Credits will be exchanged for mixed-use development entitlements to be used
in an SRA on a per acre basis, as described in Policy 4.17, for the creation of sustainable
communities in accordance with RLSA Figure 5, through the SRA Application process as set
forth in the RLSA LDRs. The creation, transfer or use of Stewardship Credits shall not
require a Comprehensive Plan Amendment.
Policy 1.14
Land becomes designated as an SRA upon the effective date of an ordinance adopted by
the BOCC, pursuant to Section 163.3177(11)(d), F.S., approving an SRA Application by the
property owner. The permitted land use on a parcel of land located within an SRA shall be
specified in the ordinance reflecting the total number of Stewardship Credits assigned to the
parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in
Policy 4.6 and in RLSA Figure 5,
Policy 1.15
Stewardship Credits may be transferred from any approved SSA to an entity or individual, to
an eligible receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies. Stewardship Credits shall only be used within approved SRAs.
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 /J
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES ~ (' J. J
9/6/06 y~ ¡.. /' t¡r ¡'Vi /vi--
which are to protect and conserve large areas of environmental, cultural, historical and
agricultural land, and to accommodate population in concentrated areas of mixed-use and
sustainable communities.
Policy 1.17
Pursuant to Section 163.3177(11)(d)6., F.S., the adoption of this RLSA Overlay, by
ordinance, establishes the methodology for the creation, conveyance, and use of
Stewardship Credits. The RLSA LDRs shall establish the approval process for
implementation,
Policy 1.18
The first area within the S1. Lucie Rural Lands Stewardship Area Overlay consists of 22,384
acres, commonly known as the Adams Ranch and Cloud Grove properties, as shown on the
Future Land Use Map and RLSA Figure 1 (The Adams Ranch Stewardship). The Adams
Ranch Stewardship is a "pilot program" for S1. Lucie County. The Adams Ranch is of
cultural significance in S1. Lucie County, and is highly valued for its natural resources and
agriculture operations. The total SRA development potential allowed for the 22,384 acre
Adams Ranch Stewardship shall be limited to a maximum of 13,428 residential units and the
non-residential uses required to support mixed-use communities as defined by RLSA Figure
5,
Policy 1.19
The S1. Lucie Rural Land Stewardship Area Overlay was designed to implement the multiple
visions of both S1. Lucie County and the Committee for Sustainable Treasure Coast (2005),
specifically as a tool to protect agriculture and natural resources, and provide for a
sustainable pattern of growth in the rural area, A comprehensive review of the Overlay shall
be prepared for and reviewed by S1. Lucie County and the Department of Community Affairs
no later than the five-year anniversary of the adoption of the Overlay. The purpose of the
review shall be to assess the participation in and the effectiveness of the Overlay
implementation in meeting the Goal, Objective and Policies set forth herein, The specific
measure of review shall be as follows:
1. The amount and location of land designated as SSAs
2. The amount and location of land designated as SRAs
3. The number of Stewardship Credits generated, assigned or held for future use
4. A comparison of the amount, location and type of agriculture that existed at the time
of the Overlay adoption and time of review
5. The amount, location and type of restoration through participation in the Stewardship
Credit system since its adoption
6, Working with the agricultural community and professional associations, additional
incentives to support and promote the continuation of the agricultural industry in S1.
Lucie County.
Policy 1.20
Prior to the review identified in Policy 1.19, the S1. Lucie County Rural Land Stewardship
program shall be limited to no more than 3 SRA applications of any type (whether RLSA
Town, RLSA Village or CRD), including any expansion of the RLSA area which includes
additional potential SSA or SRA lands.
6
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 development agreements.
Objective 2. Establish incentive-based policies to protect and conserve agricultural
lands and open space, continue the viability of agricultural production and preserve
cultural heritage in St. Lucie County.
Policy 2.1
Agriculture is an important aspect of St. Lucie County's quality of life and economic well-
being. Agricultural activities shall be protected from duplicative regulation, and in
accordance with the Florida Right to Farm Act.
Policy 2.2
Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing
RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in
RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs
pursuant to Policies 1.5 and 1.6. '
Policy 2.3
Agricultural lands will be protected and conserved by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to non-
agricultural uses in exchange for Stewardship Credits.
Policy 2.4
Agriculture lands protected and conserved through the creation and transfer of Stewardship
Credits shall be designated as Stewardship Sending Areas (SSAs).
Policy 2.5
Agriculture is a benefit to St. Lucie County as it provides open space, recharges
groundwater, provides employment and conserves and protects floodplains. If agriculture
activities are protected and conserved by designating agriculture lands as an SSA through
the removal of land use layers more intensive than agriculture as set forth on RLSA Figure
4, Stewardship Credits shall be granted as specified in these goals, objectives and policies.
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
7
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 SOCC. All significant structures, facilities and locations shall be
mapped and tabulated in acres, An applicant shall provide research, data and analysis to
support an SSA Application that includes Cultural Heritage Stewardship Credits. Cultural
heritage designation approved by the SOCC in an SSA shall be granted .5 Credits per acre,
which can only be granted once for any particular SSA.
Objective 3. Establish policies to protect and conserve water quality and quantity, as
well as listed animal and plant species and their habitats by directing incompatible
uses away from wetlands and upland habitat through the establishment of Hydrologic
Stewardship Areas, Habitat Stewardship Areas, and Water Retention Areas, where
lands are voluntarily included in the Rural Land Stewardship Area Overlay.
Policy 3.1
Protection and conservation of water quality and quantity shall occur through the
classification of Hydrologic Stewardship Areas (HYSAs), to be implemented by the
designation of SSAs within the RLSA Overlay, HYSAs are delineated on the Overlay Map.
(RLSA Figure 1) These lands form the primary wetland hydrologic systems in the RLSA. The
Overlay provides an incentive to permanently protect and conserve HYSAs by the creation
and transfer of Credits, elimination of permitted land uses (as described in RLSA Figure 2),
and establishment of protection and conservation measures described in Objective 1
Policies. Not all lands within the delineated HYSAs are comparable in terms of their natural
resource value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.2
Listed animal and plant species and their habitats shall be protected and conserved through
the classification of Habitat Stewardship Areas (HSAs), to be implemented by the
designation of SSAs within the RLSA Overlay. HSAs are delineated on the Overlay Map.
(RLSA Figure 1) HSAs are privately owned agricultural and/or natural areas, which include
areas with characteristics that make them suitable habitat for listed species. The Overlay
provides an incentive to permanently protect and conserve HSAs by the creation and
transfer of Credits, resulting in the elimination of permitted land uses (as described in RLSA
Figure 2) and the establishment of protection and conservation measures described in
Objective 1 Policies, Not all lands within the delineated HSAs are comparable in terms of
their habitat value; therefore the Index shall be used to differentiate higher value from lower
value lands for the purpose of the RLSA Overlay.
Policy 3.3
Further protection and conservation for surface water quality and quantity shall be through
the classification of Water Retention Areas rNRAs), 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, treatment and/or conveyance, habitat
and passive recreational uses. When located adjacent to or included within an SRA,
acreage within that WRA may only be counted as Open Space, where the same acreage is
8
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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
9/6/06
partnership agreement such as a developer contribution agreement or SSA Credit
Agreement.
Policy 3.9
If an SSA applicant can demonstrate that lands within the RLSA function, or could function
with improvements, as a wildlife corridor or interconnected environmental system, and the
plans and specifications are approved the SOCC through the SSA Application process, 0.5
additional Stewardship Credits per acre shall be authorized at the time of SSA approval by
the SOCC. The criteria to determine whether to approve a wildlife corridor or interconnected
environmental system shall be included in the SSA Application section of the RLSA LDRs.
Policy 3.10
Water Retention Areas 0NRAs) , as generally depicted on the RLSA Overlay Map (RLSA
Figure 1), are areas that have been, and may continue to function for, agricultural water
retention, treatment and/or conveyance, habitat, and passive recreational uses, WRAs can
be permitted to provide such functions for new uses of land allowed within the Overlay.
WRAs may be incorporated into an SRA master plan to provide water management
functions for properties within such SRA, in accordance with SFWMD permitting
requirements, and may also be used for habitat and passive recreational activities, but are
not required to be designated as an SRA in such instances, When located adjacent to or
included within an SRA, acreage within that WRA may only be counted as Open Space
where the same acreage is not relied upon to generate Stewardship Credits for
development within the SRA. WRA boundaries are understood to be approximate and are
subject to refinement in accordance with SFWMD permitting.
Policy 3.11
During permitting to serve new uses, additions and modifications to WRAs may be required
or desired, including but not limited to changes to control elevations, discharge rates, storm
water pre-treatment, grading, excavation or fill, to be used for water management, habitat
and passive recreation, Such additions and modifications shall be allowed subject to review
and approval by the SFWMD in accordance with SFWMD permitting requirements. Such
additions and modifications to WRAs shall be designed to ensure that there is no net loss of
habitat function within the WRAs unless there is compensating mitigation or restoration in
other areas of the Overlay that will provide comparable habitat function.
Policy 3.12
To the extent any new landfills, utility transmission lines, and/or public roads are sought to
be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in
SSAs, through the use of the exercise of the power of eminent domain, any condemning
authority shall, before the exercise of such eminent domain power, consider the following
factors as required by Florida law in determining which route or land to condemn: 1)
availability of alternative routes; 2) costs; 3) environmental factors; 4) long-range area
planning; and 5) safety considerations. The protection of natural resources is the
constitutionally declared public policy of the State of Florida, and the promotion of such
policy may be considered in any condemnation action affecting designated SSAs in a
manner not inconsistent with the factors enumerated in this section. Electric transmission
lines sited pursuant to the Transmission Line Siting Act shall follow the applicable provisions
of Chapter 403.501 - 403,536, F.S.
10
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
Policy 3.13
The inclusion of lands in designated SSAs provides a public benefit, and the private
stewardship and management of these lands and resources are deemed to promote the
public policy of St. Lucie County and the State of Florida. Accordingly, the protection of the
environmental, agricultural and cultural resources of designated SSA lands shall be
considered before any public ownership or public management of such SSA lands is
formally instituted. The County hereby establishes a presumption that lands within a
designated SSA shall not be condemned by the County or any County agency, except as
necessary for the expansion of County or state transportation facilities (CR 68 or SR 70), as
any other involuntary acquisition would be contrary to the purposes and intent of the rural
land stewardship program and Chapter 163.3177(11 )(d), F.S. Further, to the extent that the
County or a County agency does condemn any lands within a designated SSA, the valuation
of such lands shall not be diminished by the SSA Stewardship Easement Agreement.
Objective 4. Establish policies to accommodate future population growth through
sustainable development patterns, while discouraging urban sprawl, providing for the
utilization of innovative land use planning techniques and promoting economic
diversification through the establishment of Stewardship Sending Areas and
corresponding Stewardship Receiving Areas.
Policy 4.1
Innovative land use planning techniques which facilitate a sustainable form of development
shall be implemented by the establishment of SRAs and corresponding SSAs within the
RLSA Overlay. Within the RLSA Overlay, considered as a whole, the establishment of
SSAs will result in large areas of land for permanent environmental, cultural and agricultural
uses, and the development within SRAs will result in a functional mix of uses,
interconnectivity and multi-modes of transportation, and be in the form of RLSA Towns,
RLSA Villages or Compact Rural Developments (CRD), in accordance with policies 4.6.1,
4.6.2 and 4.6,3. St. Lucie County shall facilitate uses that enable diversification of the
economic base of the RLSA. The County shall, through the RLSA LDRs, adopt additional
incentives to encourage and support the diversification and vitality of the rural economy
including but not limited to, development regulations that allow a variety of development
types, expedited permitting review, and targeted capital improvements.
Policy 4.2
The County shall promote the agricultural economy by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to other uses as
shown in the Sending Area Land Use Layer Matrix, RLSA Figure 4 (through the removal of
layers 1,2 and 3), in exchange for Stewardship Credits, through the establishment of SSAs,
Policy 4.3
The St. Lucie County Business Incentives Overview, October, 2004, outlines the County's
incentives and inducements for economic development within the County, The Treasure
Coast Regional Planning Council's Comprehensive Economic Development Strategy
(CEDS) and Research Coast Economic Development Plan, January 2006, may be used to
provide guidance in promoting economic activity within SRAs, in addition to other resources.
The strategies set forth in the Economic Element of the Comprehensive Plan are also to be
utilized in promoting economic activity within SRAs.
11
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
Policy 4.3.1
Extended incentives such as job growth investment grants, ad valorem tax adjustments and
"fast track" permitting to businesses that locate in accordance with the requirements of
Policies 4.6, 4.6.1, 4,6.2 and 4.6.3 shall be encouraged.
Policy 4.3.2
The development of industry and business by supporting public/private partnerships to build
the necessary infrastructure shall be encouraged.
Policy 4.3.3
Initiatives to attract industries that create full-time, year-round, high-wage and high-quality
jobs shall be encouraged.
Policy 4.4
All privately owned lands within the RLSA which meet the criteria set forth herein and are
designated on the Overlay Map (RLSA Figure 1), as "Open" are eligible for designation as
an SRA, except land delineated as a HYSA or HSA, or land that has been designated as a
Stewardship Sending Area (SSA). Land proposed for SRA designation shall meet suitability
criteria and other standards described in these Objective 4 Policies,
Policy 4.5
Land becomes designated as an SRA upon application by the property owner to St. Lucie
County seeking such designation and the adoption of the ordinance by the BOCC granting
the designation. The basis for approval shall be a finding by the BOCC of consistency with
the policies of the RLSA Overlay, compliance with the RLSA LDRS, and confirmation in the
manner as prescribed by the RLSA LDRs that the applicant has acquired or will acquire
sufficient Stewardship Credits to create the type of SRA (whether RLSA Town, RLSA Village
or CRD) for the amount of acres requested in the SRA application. Prior to the designation
of an SRA by the BOCC, the County shall provide the Florida Department of Community
Affairs a period of 30 days to review the proposed receiving area for consistency with the
RLSA Overlay and to provide comments to the County.
Policy 4.6
There are three specific forms of development allowed within SRAs, of which require a
functional and integrated mix of uses in accordance with Policies 4.6,1, 4.6.2 and 4.6.3.
These are RLSA Town, RLSA Village and CRD. The required characteristics of a RLSA
Town, RLSA Village and CRD are set forth in the Stewardship Receiving Area
Characteristics Chart, adopted within this Overlay as RLSA Figure 5. The County shall,
through the RLSA LDRs, adopt specific regulations, guidelines and standards for SRAs in
accordance with these policies. Each development form shall be in accordance with the
requirements set forth in RLSA Figure 5. The SRA residential density is calculated by
dividing the total number of residential units in an SRA by the overall area inside the SRA
boundary. The SRA residential density does not restrict net residential density of parcels
within an SRA. The size and specific density (between the minimum and maximum set forth
in RLSA Figure 5) for each SRA will be determined during the SRA designation review and
approval process. Upon the last to occur of the following: (1) recordation of a Stewardship
Easement Agreement in the public records of St. Lucie County pursuant to Policy 1.6 for the
SSA or SSAs required for that SRA; (2) if the owner of the SRA is other than the owner of
the SSA, written acceptance of the conveyance of Stewardship Credits by the owner of the
SRA; and (3) approval of the BOCC of the SRA pursuant to Policies 1.14 and 4.5 and the
12
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
expiration of any applicable appeal or challenge periods, the underlying density of the SRA
property shall cease to exist.
Policy 4.6.1
RLSA Towns are the largest and most diverse form of SRA. RLSA Towns shall be not less
than 1,000 acres or more than 5,000 acres and shall be designed to provide for a broad
range of residential and nonresidential uses in accordance with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5). A master plan is required for a
RLSA Town as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment in a mixed-use town center by co-
locating residential, retail/office, civic and other uses in the town center; creating
functional and aesthetically pleasing spatial relationships between streets, sidewalks
and building facades; providing for shared and alternative parking in the town center;
and locating higher-density residential areas proximate to the town center,
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Town.
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LORs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths,
· Include a Transportation Demand Management (TOM) program for non-residential
uses in the RLSA Town.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Town's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Town's places of
employment.
· Integrate open space in neighborhoods throughout the RLSA Town through features
such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots.
· Include in each phase of development for the RLSA Town a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any RLSA
Town master plan.
RLSA Towns shall have parks or public green spaces within all neighborhoods. RLSA
Towns shall include a minimum of 5 acres of community park per 1,000 people.
RLSA Town plans shall be coordinated with the St. Lucie County School Board to provide
for the appropriate range of schools. To the extent possible, schools and parks shall be
located adjacent to each other and be sized and located to enable children to walk or bicycle
13
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
to them. In coordination with the St. Lucie County School District, the RLSA Town's master
plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks,
pathways and trails.
Policy 4.6.2
RLSA Villages shall provide for a diversity of housing types and mix of uses appropriate to
the scale and character of the particular RLSA Village. RLSA Villages shall be not less than
500 acres or more than 1,000 acres and shall comply with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5). A master plan for a RLSA Village is
required as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment by co-locating residential,
retail/office, civic and other uses in a village center; creating functional and
aesthetically pleasing spatial relationships between streets, sidewalks and building
facades; providing for shared and alternative parking in the village center; and
locating higher-density residential areas proximate to the village center.
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Village.
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LDRs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths.
· Include a Transportation Demand Management (TDM) program for non-residential
uses in the RLSA Village,
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Village's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Village's places of
employment.
· Integrate open space in neighborhoods throughout the RLSA Village through
features such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots,
· Include in each phase of development for the RLSA Village a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any RLSA
Village master plan,
RLSA Villages shall have parks or public green spaces within all neighborhoods. RLSA
Villages shall include a minimum of 5 acres of community park per 1,000 people.
RLSA Village plans shall be coordinated with the St. Lucie County School Board to provide
for the appropriate range of schools, as applicable, in accordance with the size of the RLSA
14
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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.
Policy 4.6.3
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 allowing an eco-tourism lodge, office, welcome center or research
facility that would have a unique set of uses and support services different from a traditional
residential village. It could contain transient lodging facilities and services appropriate to
eco-tourists or researchers, but may not provide for the range of services that are necessary
to support permanent residents. CRDs provide flexibility with respect to the mix of uses and
design standards. A CRD may include, but is not required to have, permanent residential
housing, but only if the housing supports and is associated with the proposed non-
residential use(s).A CRD shall conform to the characteristics as set forth in RLSA Figure 5
with a minimum size of 20 acres and a maximum size of 100 acres.. To maintain a
proportion of CRDs to RLSA Villages and RLSA Towns, a RLSA Village or RLSA Town must
be approved prior to not more than 3 CRDs.
The RLSA LDRs shall set forth the specific information that shall be included on any CRD
master plan.
Policy 4.7
An SRA may be contiguous to an HYSA or HSA designated on the Overlay Map (RLSA
Figure 1), or a designated SSA, but shall not encroach into such areas, and shall buffer
such areas as described in Policy 4.9. An SRA may be contiguous to and served by a WRA
for water management, passive recreation or habitat functions, without requiring special
buffering and without requiring the WRA to be designated as an SRA in accordance with
Policy 3.9,
Policy 4.8
An SRA must contain sufficient suitable land to accommodate the planned development in
an environmentally acceptable manner. The primary means of directing development away
from wetlands and critical habitat is the prohibition of locating SRAs in HYSAs and HSAs. To
further direct development away from wetlands and critical habitat, lands having a Natural
Resource Index (NRI) value of greater than 1.4 shall be conserved. NRI values are
illustrated on the Natural Resource Index Map (RLSA Figure 3), NRI values above 1.4 are
shown in green and NRI values of 1.4 or below are shown in brown, The NRI value does
not include the Agricultural Index value of 1.0, SRAs may only be located in areas
designated as "Open" and shown in pink on the Overlay Map (RLSA Figure 1), and having
an NRI value of 1.4 or below.
Policy 4.9
Where an SRA adjoins a HYSA or HSA designated on the Overlay Map (RLSA Figure 1), a
designated Stewardship Sending Area (SSA) or lands designated on the County's Future
Land Use Map as Conservation, open space within that SRA shall be used to provide a
buffer between that SRA and that designated HYSA, HSA or Conservation lands. This
buffer shall be designed to protect adjacent natural resources, based upon specific site
conditions, the resources to be protected, and the location and type of proximate uses in the
15
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
SRA. The following uses are prohibited in buffers to designated HYSAs, HSAs, SSAs and
Conservation lands: residential and non-residential development; active recreation areas;
roads and multi-modal transportation corridors except for limited crossings for purposes of
access when designed to protect natural resources; and buildings other than structures
accessory to compatible agricultural or passive recreational uses, Allowable uses within
HYSA, HSA, SSA, and Conservation buffers may include: compatible agricultural uses;
limited crossings for roads or multi-modal transportation facilities for purposes of access
when designed to protect natural resources; connections to present and future regional trail
systems, if any; lakes; passive recreational uses; hiking trails; greenways; habitat
restoration; birdwatching; and similar uses. Best management and planning practices, as
adopted by the applicable government agencies, shall be required to minimize adverse
impacts to such buffers, Use of any fertilizer or pesticide shall be consistent with the
practices in the adjacent HYSA, HSA, SSA or designated Conservation lands and there
shall be no planting of any exotic nuisance species.
Policy 4.10
Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best
management and planning practices, as adopted by the applicable government agencies,
shall be utilized to prevent ground water table draw down or diversion from adversely
affecting the adjacent WRA. Detention and control elevations shall be established to protect
and conserve any such natural areas and be consistent with surrounding land and project
control elevations and water tables.
Policy 4.11
Each SRA must include an edge area to provide a transition from the SRA to adjacent land
uses, The edge area shall be designed to be compatible with the character of the adjoining
property, based upon specific site conditions. The edge area of an SRA may include: open
space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads
or multi-modal transportation facilities; connections to present and future regional trail
systems, if any; active or passive recreational areas; greenways; habitat restoration;
stormwater lakes or ponds; flowways; and similar uses unless otherwise prohibited by Policy
4.9.
Policy 4.12
Each SRA must have either direct access to a County collector or arterial road or indirect
access via a road provided by the developer that has adequate capacity to accommodate
the proposed development in accordance with accepted transportation planning standards.
Connections between SRAs and other portions of the RLSA Overlay shall use rural design
and rural road corridors, as part of the SRA designation, including typical cross sections
consistent with the land uses served by such connections, and opportunities for present and
future multi-modal facilities, and connections to present or future regional trail systems and
greenways. No SRA shall be approved unless the capacity of County collector or arterial
road(s) serving the SRA is demonstrated to be adequate in accordance with the level of
service standards established in the S1. 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
16
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
paying its proportionate fair-share contribution, provided there are sufficient funds to pay for
one or more improvements that will benefit a regionally significant roadway. The
proportionate fair share shall be calculated in accordance with section 163.3180(12), F,S.
For all other development within an SRA, transportation concurrency requirements may also
be satisfied through the proportionate fair-share provisions of St. Lucie County's adopted
proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S,
Policy 4.13
An SRA shall have adequate infrastructure available to serve its proposed development, or
its infrastructure must be provided by the developer concurrently with the demand in
accordance with Section 163.3180 F.S. and the St. Lucie County Concurrency Management
System regulations, The level of infrastructure provided will depend on the type of
development, accepted civil engineering practices, and RLSA LDR requirements
Infrastructure to be analyzed and addressed in the SRA application process includes:
a) Transportation
b) Potable water
c) Wastewater
d) Irrigation water
e) Stormwater management
f) Solid waste
g) Schools
}~~1~jation
Centralized or ~ctrífrãíizéd¡bnÍmunity water and wastewater utilities are required in RLSA
Towns and RLSA Villages. Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by St. Lucie County Utilities
or another governmental utility provider per an interlocal agreement with the County, As the
RLSA Overlay, pursuant to Section 163.3177(11)(d), F,S., is outside the County's urban
services boundary, and RLSA Towns and RLSA Villages will therefore be outside the
County's urban services boundaries, such water and wastewater utilities shall be included in
the County or other governmental utility service territory without the requirement to move the
urban services boundary, Developer shall have the option of designing, permitting, and
constructing the water and wastewater utility within the RLSA Overlay, for the benefit of the
County, using innovative financing vehicles to fund or provide satisfactory reimbursement for
the developer's investment and unreimbursed expenses in design, permits, construction,
infrastructure, impacts and requirements, including but not limited to community
development districts, or voluntary assessment units. The water and wastewater utility shall
be conveyed to the County upon receipt of the appropriate operating permits. The provision
of water and wastewater utilities in the RLSA Overlay shall not be delayed by any potential
future consolidation of utilities in St. Lucie County into a regional utility system, Innovative
or alternative water and wastewater treatment systems, such as decentralized community
treatment systems, shall not be prohibited by this policy, provided that they meet all
applicable regulatory criteria. Individual potable water supply wells and septic systems,
limited to a maximum of 100 acres, are permitted on an interim basis until services from a
centralized/decentralized community system are available. Individual potable water supply
wells and septic systems may be permitted in CRDs. Any potable water systems shall meet
Department of Environmental Protection standards, Any septic systems shall meet
Department of Health standards.
17
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
Policy 4.14
If the infrastructure analysis required as part of the SRA Application, as set forth in Policy
4.13, identifies a need for public facilities beyond that which is included in the County's
Future Transportation Map, Capital Improvements Element or Capital improvements Plan,
then such amendments to the Comprehensive Plan shall be processed concurrently with the
SRA Application and any related Development of Regional Impact application for any SRA
that exceeds the applicable DRI threshold.
Policy 4.15
Central water and wastewater services shall not be provided outside the RLSA Overlay, The
combination of SSAs and SRAs within the RLSA Overlay results in a sustainable form of
development with corresponding large areas of contiguous environmental, agricultural and
cultural resource lands. To further guard against urban sprawl outside of the RLSA Overlay
boundary, the following policies shall be applied:
Policy 4.15.1
Although water, wastewater, and other utilities to serve the RLSA Overlay may run
through areas outside the RLSA Overlay, or as part of a regional system, no
connection of such services outside the RLSA Overlay is allowed unless those
properties are also included in the RLSA Overlay or as otherwise allowed by future
Comprehensive Plan amendment.
Policy 4.15.2
Although no restrictions shall be placed on adjacent lands not within the RLSA
Overlay, the County shall, within two years of the adoption of the RLSA Overlay,
establish additional incentives for property outside any SRA boundary, to provide
buffers, greenways and other separations to any approved SRA,
Policy 4.15.3
Although no restrictions shall be placed on adjacent lands not within the RLSA
Overlay, the County shall restrict any transportation connections to SRA
development from outside the RLSA Overlay to only regional transportation
corridors, For example, transportation connections from lands not within the RLSA
to an SRA that are not part of a regional corridor are prohibited. If such adjacent
property is included in the RLSA Overlay in the future, this prohibition would not
apply.
Policy 4.16
In addition to meeting the Concurrency Management System requirements at the time of
final local development orders, approved development within each SRA must demonstrate
that, as a whole, it will be fiscally neutral or positive to St. Lucie County, including capital
and operational cost~ 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,
18
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
b. Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal
impact model as indicated above, the applicant may develop an alternative fiscal
impact model using a methodology approved by St. Lucie County. The model
methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM")
developed by the State of Florida, The BOCC may grant exceptions to this policy of
fiscal neutrality to accommodate very low-, low-, and moderate-income housing.
St. Lucie County shall, through the RLSA LDRs, provide for: 1) the demonstration of fiscal
neutrality at the time of development approval within each SRA; 2) the monitoring of fiscal
neutrality at the end of the first ten years of development, and every five (5) years thereafter,
and at the horizon year (build-out); 3) modification of the project or other remedial measures
in the event a negative fiscal impact is identified; and 4) the authorization of techniques that
support fiscal self-sufficiency such as Community Development Districts, Independent
Special Districts, private partnership agreements, and public-private developer or interlocal
agreements, At a minimum, the fiscal analysis shall consider both capital and operating
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 RLSA
Town, RLSA Village, or CRDs,
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,
19
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
low and moderate income housing, future transportation corridors including transit,
community parks exceeding the minimum requirements of RLSA Figure 5, regional parks,
agricultural, environmental or natural resource research centers, and governmental facilities.
Policy 4.20
If an HYSA, HSA or WRA designated in the RLSA Overlay Map (RLSA Figure 1), is
contiguous to an SRA and is available to the public for passive recreation purposes, its
acreage may count toward the thirty-five percent open space requirement outlined in Policy
4.16, so long as the same acreage is not relied upon to generate Stewardship Credits for
development within the SRA,
Policy 4.21
Pursuant to Section 163,3177(11)(d)4.c, F.S., any SRA that includes residential housing
shall also provide for adequate affordable or workforce housing, in the amount of 8% of the
residential units in that SRA on-site, including very-low, low and moderate income housing,
for the development anticipated in the SRA. Adequate affordable or workforce housing shall
be determined on the basis of an analysis applying the standards under Rule 9J-2.048,
F.A.C., regardless of whether the development within the SRA is required to undergo DRI
review pursuant to Section 380.06, F.S,
Policy 4.22
In order to provide opportunities for the inclusion of very-low, low and moderate income
housing in each SRA having residential housing, the County shall, among other possibilities
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.
20
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
Policy 4.25
Applicants will cooperate with St. Lucie County as it investigates green building technology
and considers adopting green building standards,
Definitions
The terms set forth below shall have the following meanings, only within the RLSA Overlay
and as relates to the associated RLSA LDRs,
ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or
workforce housing within a RLSA Town or RLSA Village shall be demonstrated
through an analysis applying the standards under Rule 9J-2,048, F.A.C" even if the
RLSA Town or RLSA Village is not a Development of Regional Impact. Pursuant to
Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing shall
also provide for adequate affordable or workforce housing, in the amount of 8% of
the residential units in that SRA on-site, including very-low, low and moderate
income housing, for the development anticipated in the SRA.
AGRICULTURE INDEX. A measurement system that establishes a value for
existing agriculture activities where all land use layers above agriculture are removed
through approval of an SSA by the BOCC and recordation of a Stewardship
Easement Agreement.
BOCC. The Board of County Commissioners of St. Lucie County,
CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection
and treatment system that consists of collection sewers and a centralized treatment
facility, Centralized systems are used to collect and treat wastewater from entire
communities.
CENTRALIZED WATER SYSTEM: A potable water system consisting of a water
supply, a water treatment facility and distribution piping to multiple users.
Centralized systems are used to provide water to either a portion of a community or
an entire community.
CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by
established organizations or foundations dedicated to public service or cultural
activities including the arts, education, government and religion.
CLASSIFICATION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water
Retention Areas (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 standards by allowing
an eco-tourism lodge, office, welcome center or research facility that would have a
unique set of uses and support services different from a traditional residential village,
21
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
It could contain transient lodging facilities and services appropriate to eco-tourists or
researchers, but may not provide for the range of services that are necessary to
support permanent residents. CRDs provide flexibility with respect to the mix of uses
and design standards. A CRD may include, but is not required to have, permanent
residential housing, but only if the housing supports and is associated with the
proposed non-residential use(s).A CRD shall conform to the characteristics as set
forth in RLSA Figure 5 with a minimum size of 20 acres and a maximum size of 100
acres.. To maintain a proportion of CRDs to RLSA Villages and RLSA Towns, a
RLSA Village or RLSA Town must be approved prior to not more than 3 CRDs.
CONSERVE. To use carefully or sparingly, avoiding waste,
CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that
have been recognized as being culturally significant to St. Lucie County for fifty years
or more, historically significant structures, facilities and locations as identified by the
State Historic Preservation Officer, the National Register of Historic Places, or the
SOCC.
DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater
systems used to treat and disperse or discharge small volumes of wastewater,
generally from dwellings and businesses that are located relatively close together.
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity.
DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system
consisting of a water supply, a water treatment facility and distribution of small
volumes though piping to users that are located relatively close together.
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity.
DESIGNATION. A specific area defined as a Stewardship Sending Area or
Stewardship Receiving Area, as approved by the Soard of County Commissioners.
ECO-TOURISM. The practice of touring natural habitats and support facilities thereof
in a manner meant to minimize ecological impact.
EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture
Index Factor, The index value is based on the intent of conserving agriculture in St.
Lucie County,
HSA _ HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the
RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural
characteristics that make them preferred habitat for listed species.
HYSA _ HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated
on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned
wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay
Zone.
22
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
LAND USE/LAND COVER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned. For purposes of assigning
values, land use and land cover codes are grouped according to native, hydric,
special habitat designation, and moderate to high species value.
LISTED SPECIES HABITAT INDICES. One of the indices comprising the Natural
Resource Index Value, with values assigned based upon the habitat value of the land
for listed species. Index values are based on documentation of occupied habitat as
established by the intersect of documented and verifiable observations of listed
species with land cover identified as preferred or tolerated habitat for that species.
Listed species include all federal and state listed species, federal wading bird
rookeries, and state wading bird foraging,
NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that
establishes the relative natural resource value of each area of land by objectively
measuring characteristics of land and assigning an index factor based on each
characteristic. The sum of these factors is the Index value for the land. The
characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed
Species, and RLSA Overlay designation.
NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship
Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index
as existent at time of adoption of the Comprehensive Plan amendment which
established the RLSA Overlay Zone.
NATURAL RESOURCE INDEX VALUE (INDEX VALUE). The sum of the values
assigned to each area, derived through the calculation of the values assigned to
each of the characteristics included in the Index.
OPEN. Privately owned lands delineated on the Rural Land Stewardship Area
Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index
Value of 1.4 or less, and are typically suitable for development.
OPEN SPACE. Any parcel or area of land or water that is set aside, open and
unobstructed to the sky, and designated or reserved for public or private use or
enjoyment. Open space includes active and passive recreational areas such as
parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs,
flood plains, nature trails, buffers, native vegetation preserves, landscape areas,
public and private conservation lands, agricultural areas (not including structures),
easements for underground utilities, and water retention and management areas.
Buildings shall not be counted as part of any open space calculation, Vehicular use
surface areas of streets, alleys, driveways, and off- street parking and loading areas
shall not be counted as part of any open space calculation.
PATHWAY. A defined corridor for the primary use of non-motorized travel.
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
23
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 liSt. Lucie County Rural Land Stewardship
Area Overlay Map, II which identifies those areas classified as HYSA, HSA, WRA, and
Open (RLSA Figure 1).
RLSA OVERLAY ZONE. St. Lucie County Rural Land Stewardship Area Overlay
Zone, The area generally depicted on the Future Land Use Map and specifically
depicted on the Official Zoning Atlas Map as the Rural Land Stewardship Area
Overlay.
RLSA TOWN. RLSA Towns are a form of SRA and are the largest and most diverse
form of SRA, with a full range of housing types and mix of uses. RLSA Towns have
high level services and infrastructure which support development that is sustainable,
mixed use, walkable, and provides a balance of land uses to reduce automobile trips
and increase livability. RLSA Towns are comprised of several neighborhoods that
have individual identity and character.
RLSA VILLAGE. RLSA Villages are a form of SRA and are primarily residential
communities with a diversity of housing types and mix of uses appropriate to the
scale and character of the particular RLSA Village. RLSA Villages are comprised of
residential neighborhoods and shall include a mixed-use RLSA Village center to
serve as the focal point for the community's support services and facilities.
SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land
uses within the underlying zoning that are of a similar type or intensity and that are
grouped together in the same column on the St. Lucie County Rural Land
Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4).
SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the
permitted and conditional land uses within the underlying zoning set forth in Section
4,05.07,B.6 with each Sending Area Land Use Layer displayed as a single column
(RLSA Figure 4).
SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned based upon soil types classified
using the Natural Soils Landscape Positions (NSLP) categories.
SRA _ STEWARDSHIP RECEIVING AREA. A designated area within the RLSA
Overlay Zone that has been approved by the BOCC for the development of a RLSA
Town, RLSA Village or CRD and that requires the consumption of Stewardship
Credits.
24
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
SRA APPLICATION. An application prescribed by the RLSA LDRs and submitted to
the County, reviewed by staff and subject to approval of the BOCC, to establish a
Stewardship Receiving Area.
SRA CHARACTERISTICS CHART. The chart entitled liSt. Lucie County Rural Land
Stewardship Area Characteristics Chart," which identifies the standards and required
characteristics for RLSA Towns, RLSA Villages and Compact Rural Developments
herein as RLSA Figure 5.
SSA _ STEWARDSHIP SENDING ARE A. 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
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.
25
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
9/6/06
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 0fVRA),
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 S1. Lucie County Growth
Management Department in conjunction with the Economic Development Council as
desirable to promote job growth in the County, Such businesses are set forth every
two years as eligible for the Job Growth Investment Grant Program and include a
wide range of commerce; approval by the Board of County Commissioners is
required when proposed within the RLSA Overlay.
UNDERLYING ZONING. The allowable uses, density, intensity and other land
development regulations assigned to land within the RLSA Overlay Zone by the S1.
Lucie County Land Development Code in effect prior to the adoption of the RLSA
Overlay Zone and prior to SSA and/or SRA approval.
WILDLIFE CORRIDOR. Wildlife corridors are avenues along which wide-ranging
animals travel, plants can propagate, genetic interchange can occur, populations can
move in response to environmental changes and natural disasters, and threatened
species can be replenished from other areas.
WRA _ WATER RETENTION AREA. Privately owned lands delineated on the RLSA
Overlay Map (RLSA Figure 1), that serve to function as water retention and
conveyance areas or other water storage areas and that provide surface water
quality and other natural resource value. WRA's may continue to function for
agricultural uses; surface water retention, detention, treatment and/or conveyance;
habitat and passive recreational uses.
26
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8~/+§/06
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
DRAFT
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 ryJRAs). Protection and
conservation of these areas are implemented through the designation of Stewardship
Sending Areas, Property owners are provided incentives to protect the most valuable areas
through the stewardship credit system.
Stewardship Credits are the currency of the RLSA program, Credits are generated based
on the value of resources on the land multiplied by the development rights that are removed
from designated Stewardship Sending Areas (SSAs). To simply state the system, the more
environmentally valuable the land, and the more uses eliminated, the greater the number of
Credits generated. Through the generation of Stewardship Credits, natural resources,
agriculture and cultural heritage are protected in perpetuity, Credits are used to plan for and
accommodate future population in new self-sustaining communities.
In the Rural Land Stewardship Area Overlay (RLSA Figure 1), the new communities are
referred to as Stewardship Receiving Areas (SRAs). There are fourthree types of rural
communities under this program: RLSA Towns, RLSA Villages, Hamlets or Compact Rural
Developments (CRDs), Suitability criteria are established as performance standards,
Desirable characteristics of sustainable development are part of the plan for these new
communities, They are to be mixed-use, pedestrian oriented and fiscally neutral or positive
to St. Lucie County.
Within the RLSA Overlay, the creation of Stewardship Sending Areas and Stewardship
Receiving Areas results in a conservation and development pattern for the RLSA Overlay,
when considered as a whole, that protects natural resources and cultural heritage, promotes
the continuation of agriculture in SSAs, and accommodates growth in a sustainable fashion
in SRAs.
1
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~/+§/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 viability within SSAs, to direct incompatible uses away from wetlands and upland
habitat, to discourage urban sprawl through the RLSA program, and to ensure development
within the RLSA that includes a functional mix of land uses and promotes economic
diversification.
Objective 1. Establish the general purpose and structure to implement the St. Lucie
County Rural Land Stewardship Area Overlay.
Policy 1.1
To promote a dynamic balance of land uses in the St. Lucie County RLSA that collectively
contribute to a viable agricultural industry, protection and conservation of natural resources,
sustainable mixed-use development, and enhancement of economic prosperity and
diversification, St. Lucie County hereby establishes the RLSA Overlay. The County shall
adopt specific Land Development Regulations for the RLSA Overlay (RLSA LDRs) to
implement the goals, objectives and policies of the RLSA Overlay.
Policy 1.2
The intent of the RLSA Overlay is to protect and conserve natural resources and retain and
promote viable agriculture by promoting sustainable mixed-use development as an
alternative to low-density single use development, and provide a system of compensation to
private property owners for the voluntary elimination of certain land uses in order to protect
and conserve natural resources, open space and viable agriculture in exchange for
transferable Credits that can be used to entitle such sustainable development. The
strategies herein are based on the principles of Florida's Rural Land Stewardship Act, found
in Section 163.3177(11)(d) F.S. The RLSA Overlay shall include innovative and incentive
based tools, techniques and strategies that are not dependent on a regulatory approach, but
will complement existing local, regional, state and federal regulatory programs,
Policy 1.3
Within the RLSA Overlay, the creation of Stewardship Sending Areas (SSAs) and
Stewardship Receiving Areas (SRAs) results in a conservation and development pattern for
the RLSA Overlay, when considered as a whole, that protects the environment, promotes
the continuation of agriculture, and accommodates growth in a sustainable fashion.
Together, SSAs and SRAs result in a sustainable form of development, whereby large areas
of environmentally and agriculturally valuable lands are restricted from development through
SSAs and sustainable, mixed-use development is accommodated through SRAs. The
combination of SSAs and SRAs facilitate the implementation of innovative planning and
flexible development strategies described in § 163,3177 (11)(d), F.S. and Rule 9J-
5.006(5)(1), F.A.C.
Policy 1.4
This RLSA Overlay to the Future Land Use Map is depicted on the Rural Land Stewardship
Overlay Map (Overlay Map) (RLSA Figure 1), adopted herein as RLSA Figure 1, The
Overlay Map (RLSA Figure 1) is an adopted overlay to the Future Land Use Map (FLUM).
Any additional lands proposed to increase the overall acres of the RLSA Overlay boundary
as shown on RLSA Figure ~1 shall require a Comprehensive Plan amendment. Pursuant to
2
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~l+§/06
163.3177(11)(d) F.S" designations of SSAs and SRAs within the RLSA Overlay Area shall
be by Ordinance and do not require a Comprehensive Plan amendment. For informational
purposes and as a ministerial act, the County shall illustrate each approved SSA and SRA
on the FLUM, Overlay Map (RLSA Figure 1), and official Zoning Map at such time as any
other updates are made to the FLUM, Overlay Map (RLSA Figure 1) and official Zoning
Map,
Policy 1.5
Stewardship Credits (Credits) are created from any lands within the RLSA that are to be
kept in permanent agriculture, open space or conservation uses, These lands will be
identified as Stewardship Sending Areas (SSAs), All privately owned lands within the RLSA
are eligible for designation as an SSA.
Policy 1.6
The range of Stewardship Credit Values is hereby established using the specific
methodology set forth on the Stewardship Credit Worksheet (Worksheet), adopted herein as
RLSA Figure 2. The RLSA LDRs shall include the methodology as shown on the Worksheet
(RLSA Figure 2) and related procedures for SSA designation. Such procedures shall
include but shall not be limited to the following:
(1) The applicant shall provide the following information with the SSA Application for the
County's review and consideration: the legal description of the lands proposed to be
designated as an SSA, the number of SSA credits to be generated by those lands,
the proposed SSA Credit Agreement and Stewardship Easement Agreement
applicable to such lands, on the application form as prescribed by the RLSA LDRs,
(2) After approval by the St. Lucie County Board of County Commissioners (BOCC) of
the SSA Application, the final SSA Credit Agreement with the legal description of the
lands designated as an SSA, the number of SSA credits granted, and the
Stewardship Easement Agreement applicable to such lands, shall be provided by
County staff to the St. Lucie County Property Appraiser and the SSA applicant. The
Stewardship Easement Agreement for that SSA shall be recorded within one-
hundred (120) days by the SSA applicant in the public records of St. Lucie County.
(3) A perpetual Stewardship Easement Agreement shall be recorded for each SSA, in
accordance with the approved SSA Credit Agreement, shall run with the land and
shall be in favor of St. Lucie County and one of the following additional grantees:
Department of Environmental Protection, Department of Agriculture and Consumer
Services, South Florida Water Management District, or a recognized statewide land
trust. In the event that any lands in an SSA are encumbered by a mortgage, the
owner of such lands shall be required to obtain from the holder of the mortgage a
consent and joinder agreeing to the imposition of the Stewardship Easement
Agreement on the lands encumbered by the mortgage, and the subordination of its
mortgage, lien or encumbrance to the Stewardship Easement Agreement.
(4) An approved SSA Application creates the Stewardship Credits, which shall become
effective once the corresponding Stewardship Easement Agreement is recorded in
the public records of St. Lucie County.
(5) For each SSA, the SSA Credit Agreement will identify the specific land management
measures that will be undertaken and the party responsible for such measures,
including performance standards and annual compliance requirements.
3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~/+§/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 existing agriculture activities.
Policy 1.8
A Natural Resource Index Map (adopted herein as RLSA Figure 3) indicates the Natural
Resource Stewardship Index value for all land within the RLSA Overlay, based on data and
analysis assimilated into truLGIS 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. S1. 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 Fiaure 2:
Natural Resource Stewardship Credits: Natural Resource Index Factor Values X
Acreage X 8aseLand Value Removed = # of Stewardship Credits for Natural
Resources
Plus (if anv):
Aariculture Stewardshic Credits (if acclicable): Acreaae X Land Value Removed = # of
Stewardshic Credits for Aariculture
Plus (if anv):
Cultural Heritaae Stewardshic Credits (if acclicable): Acreaae X .5 = # of Stewardshic
Credits for Cultural Heritaae
The methodology for the calculation of Stewardship Credits is based upon: 1) the Natural
Resource or Aariculture Index Factor Value of the land being designated as an SSA; and 2)
the number of Sending Area Land Use Layers eliminated from that land,
4
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8~/+§/06
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 L .
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 Aariculture Resource (if aDDlicable)
on a per acre basis to arrive at a total Stewardship Credit Value of the land being
designated as an SSA.
Policy 1.11
Credits can be transferred only to lands within the RLSA that meet the suitability criteria set
forth in Objective 4 Policies and designated as "Open" on RLSA Figure 1. The development
of such lands as RLSA Towns, RLSA Villages, Hamlets and Compact Rural Developments
shall~ be through approved Stewardship Receiving Areas (SRAs).
Policy 1.12
The RLSA Overlay in the Comprehensive Plan enables the creation, transfer and use of
Credits and the designation of SSAs and SRAs, St. Lucie County shall, through the RLSA
LDRs, also adopt procedures for applications and approvals.
Policy 1.13
Stewardship Credits will be exchanged for mixed-use development entitlements to be used
in an SRA on a per acre basis, as described in Policy 4.17, for the creation of sustainable
communities in accordance with RLSA Figure 5, through the SRA Application process
asset~ forth in the RLSA LDRs.,.. The creation, transfer or use of Stewardship Credits
shall not require a Comprehensive Plan Amendment.
Policy 1.14
Land becomes designated as an SRA upon the effective date of an ordinance adopted by
the BOCC, pursuant to Section 163.3177(11)(d), F,S., approving an SRA Application by the
property owner. The permitted land use on a parcel of land located within an SRA shall be
specified in the ordinance reflecting the total number of Stewardship Credits assigned to the
parcel of land, in accordance with the Receiving Area Characteristics Chart set forth in
Policy 4.6 and in RLSA Figure 5.
Policy 1.15
Stewardship Credits may be transferred from any approved SSA to an entity or individual, to
an eligible receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies. StewardshiD Credits shall on Iv be used within aDDroved 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
8~l1§/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 SSAs
2. The amount and location of land designated as SRAs
3. The number of Stewardship Credits generated, assigned or held for future use
4. A comparison of the amount, location and type of agriculture that existed at the time
of the Overlay adoption and time of review
5. The amount, location and type of restoration through participation in the Stewardship
Credit system since its adoption
6, Working with the agricultural community and professional associations, additional
incentives to support and promote the continuation of the agricultural industry in St.
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 RLSA
Town, RLSA Village, Hamlet or CRD), including as-any expansion of the RLSA area which
shall includeincludes additional potential SSA or SRA lands,
6
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~/+§I06
Policy 1.21
If future expansion of the St Lucie County Rural Land Stewardship program beyond the
22,384 acre "pilot program" Adams Ranch Stewardship area is proposed, the proposed
application shall include a larger planning analysis and additional visioning, This analysis
and visioning shall include opportunities for landowner, stakeholder and other citizen
involvement, with respect to how the proposed expansion area relates to the Adams Ranch
Stewardship area and long-term planning for applicable rural lands outside the urban
services boundary, Any such larger planning analysis and additional visioning that may take
place shall not affect the Adams Ranch Stewardship area, including but not limited to,
consideration and final action on applications for Stewardship Sending Areas, Stewardship
Receiving Areas, infrastructure, development orders and development agreements.
Objective 2. Establish incentive-based policies to protect and conserve agricultural
lands and open space, continue the viability of agricultural production and preserve
cultural heritage in St. Lucie County.
Policy 2.1
Agriculture is an important aspect of St. Lucie County's quality of life and economic well-
being. Agricultural activities shall be protected from duplicative regulation, and in
accordance with the Florida Right to Farm Act.
Policy 2.2
Notwithstanding the provisions of Policies 3.5 and 3.6, nothing herein or in the implementing
RLSA LDRs shall restrict lawful agricultural activities and conditional uses, as set forth in
RLSA Figure 4, on lands within the RLSA Overlay that have not been approved as SSAs
pursuant to Policies 1,5 and 1,6.
Policy 2.3
Agricultural lands will be protected and conserved by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to non-
agricultural uses in exchange for Stewardship Credits,
Policy 2.4
Agriculture lands protected and conserved through the creation and transfer of Stewardship
Credits shall be designated as Stewardship Sending Areas (SSAs).
Policy 2.5
Agriculture is a benefit to St. Lucie County as it provides open space, recharges
groundwater, provides employment and conserves and protects floodplains, If agriculture
activities are protected and conserved by designating agriculture lands as an SSA through
the removal of land use layers more intensive than agriculture as set forth on RLSA Figure
4, Stewardship Credits shall be granted as specified in these goals, objectives and policies.
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
7
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i/+§I06
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 ~be counted as Open Space so long as, where the same
8
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i/1§/06
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
3~/+§/06
partnership agreement such as a developer contribution agreement or SSA Credit
Agreement.
Policy 3.9
If an SSA acclicant can demonstrate that lands within the RLSA function. or could function
with imcrovements. as a wildlife corridor or interconnected environmental svstem. and the
clans and scecifications are accroved the SOCC throuah the SSA Acclication crocess. 0,5
additional Stewardshic Credits cer acre shall be authorized at the time of SSA accroval bv
the SOCC. The criteria to determine whether to accrove a wildlife corridor or interconnected
environmental svstem shall be included in the SSA Acclication section of the RLSA LDRs.
Policv 3.10
Water Retention Areas 0fVRAs) , as generally depicted on the RLSA Overlay Map (RLSA
Figure 1), are areas that have been, and may continue to function for, agricultural, surfuce
water retention, detention, treatment and/or conveyance, habitat", and passive recreational
uses, WRAs can-aIsG be permitted to provide such functions for new uses of land allowed
within the Overlay, WRAs may be incorporated into an SRA master plan to provide water
management functions for properties within such SRA, in accordance with SFWMD
permitting requirements, and may also be used for habitat and passive recreational
activities, but are not required to be designated as an SRA in such instances, When located
adjacent to or included within an SRA, acreage within that WRA may ~be counted as
Open Space so long QSwbeœ 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 3.403.11
During permitting to serve new uses, additions and modifications to WRAs may be required
or desired, including but not limited to changes to control elevations, discharge rates, storm
water pre-treatment, grading, excavation or fill, to be used for water management, habitat
and passive recreation. Such additions and modifications shall be allowed subject to review
and approval by the SFWMD in accordance with SFWMD permitting requirements. Such
additions and modifications to WRAs shall be designed to ensure that there is no net loss of
habitat function within the WRAs unless there is compensating mitigation or restoration in
other areas of the Overlay that will provide comparable habitat function.
Policy 6M3.12
To the extent any new landfills, utility transmission lines, and/or public roads are sought to
be constructed on HYSAs, HSAs, WRAs and other lands that are voluntarily included in
SSAs, through the use of the exercise of the power of eminent domain, any condemning
authority shall, before the exercise of such eminent domain power, consider the following
factors as required by Florida law in determining which route or land to condemn: 1)
availability of alternative routes; 2) costs; 3) environmental factors; 4) long-range area
planning; and 5) safety considerations. The protection of natural resources is the
constitutionally declared public policy of the State of Florida, and the promotion of such
policy may be considered in any condemnation action affecting designated SSAs in a
manner not inconsistent with the factors enumerated in this section. Electric transmission
lines sited pursuant to the Transmission Line Siting Act shall follow the applicable provisions
of Chapter 403,501 - 403.536, F.S.
10
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3W1§/06
Policy 3.423.a13
The inclusion of lands in designated SSAs provides a public benefit, and the private
stewardship and management of these lands and resources are deemed to promote the
public policy of St. Lucie County and the State of Florida. Accordingly, the protection of the
environmental, agricultural and cultural resources of designated SSA lands shall be
considered before any public ownership or public management of such SSA lands is
formally instituted, The County hereby establishes a presumption that lands within a
designated SSA shall not be condemned by the County or any County agency, except as
necessary for the expansion of County or state transportation facilities (CR 68 or SR 70), as
any other involuntary acquisition would be contrary to the purposes and intent of the rural
land stewardship program and Chapter 163,3177(11)(d), F.S. Further, to the extent that the
County or a County agency does condemn any lands within a designated SSA, the valuation
of such lands shall not be diminished by the SSA Stewardship Easement Agreement.
Objective 4. Establish policies to accommodate future population growth through
sustainable development patterns, while discouraging urban sprawl, providing for the
utilization of innovative land use planning techniques and promoting economic
diversification through the establishment of Stewardship Sending Areas and
corresponding Stewardship Receiving Areas.
Policy 4.1
Innovative land use planning techniques which facilitate a sustainable form of development
shall be implemented by the establishment of SRAs and corresponding SSAs within the
RLSA Overlay, Within the RLSA Overlay, considered as a whole, the establishment of
SSAs will result in large areas of land for permanent environmental, cultural and agricultural
uses, and the development within SRAs will result in a functional mix of uses,
interconnectivity and multi-modes of transportation, and be in the form of RLSA Towns,
RLSA Villages, Hamlets or Compact Rural Developments (CRD), in accordance with
policies 4,6.1, 4.6.2, 4.6.34.6.2 and 4,6,4.4.6.3. St. Lucie County shall facilitate uses that
enable diversification of the economic base of the RLSA The County shall, through the
RLSA LDRs, adopt additional incentives to encourage and support the diversification and
vitality of the rural economy including but not limited to, development regulations that allow a
variety of development types, expedited permitting review, and targeted capital
improvements.
Policy 4.2
The County shall promote the agricultural economy by creating incentives that encourage a
property owner to voluntarily eliminate the right to convert agricultural land to other uses as
shown in the Sending Area Land Use Layer Matrix, RLSA Figure 4 (through the removal of
layers 1, 2 and 3), in exchange for Stewardship Credits, through the establishment of SSAs.
Policy 4.3
The St. Lucie County Business Incentives Overview, October, 2004, outlines the County's
incentives and inducements for economic development within the County. The Treasure
Coast Regional Planning Council's Comprehensive Economic Development Strategy
(CEDS) and Research Coast Economic Development Plan, January 2006, may be used to
provide guidance in promoting economic activity within SRAs, in addition to other resources.
The strategies set forth in the Economic Element of the Comprehensive Plan are also to be
utilized in promoting economic activity within SRAs.
11
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i/1§/06
Policv 4.3.1
Extended incentives such as iob arowth investment arants, ad valorem tax adiustments and
"fast track" cermittina to businesses that locate in accordance with the reauirements of
Policies 4,6, 4.6.1. 4.6.2 and 4.6.3 shall be encouraaed.
Policv 4.3.2
The develocment of industrv and business bv succortina cublic/crivate cartnershics to build
the necessarv infrastructure shall be encouraaed.
Policv 4.3.3
Initiatives to attract industries that create full-time. vear-round. hiah-waae and hiah-aualitv
iobs shall be encouraaed.
Policy 4.4
All privately owned lands within the RLSA which meet the criteria set forth herein and are
designated on the Overlay Map (RLSA Figure 1), as "Open" are eligible for designation as
an SRA, except land delineated as a HYSA or HSA, or land that has been designated as a
Stewardship Sending Area (SSA). Land proposed for SRA designation shall meet suitability
criteria and other standards described in these Objective 4 Policies,
Policy 4.5
Land becomes designated as an SRA upon application by the property owner to S1. Lucie
County seeking such designation and the adoption of the ordinance by the BOCC granting
the designation. The basis for approval shall be a finding by the BOCC of consistency with
the policies of the RLSA Overlay, compliance with the RLSA LDRS, and confirmation in the
manner as prescribed by the RLSA LDRs that the applicant has acquired or will acquire
sufficient Stewardship Credits to create the type of SRA (whether RLSA Town, RLSA
Village, Hamlet or CRD) for the amount of acres requested in the SRA application. Prior to
the designation of an SRA by the BOCC, the County shall provide the Florida Department of
Community Affairs a period of 30 days to review the proposed receiving area for consistency
with the RLSA Overlay and to provide comments to the County.
Policy 4.6
There are ~ specific forms of development allowed within SRAs, aU-of which require
a functional and integrated mix of uses in accordance with Policies 4.6,1, 4,6.2, 1.6,3,4.6.2
and 1,6.4.4.6.3. These are RLSA Town, RLSA Village, Hamlet and CRD. The required
characteristics of a RLSA Town, RLSA Village, Hamlet and CRD are set forth in the
Stewardship Receiving Area Characteristics; Chart, adopted within this Overlay as RLSA
Figure 5. The County shall, through the RLSA LDRs, adopt specific regulations, guidelines
and standards for SRAs in accordance with these policies. Each development form shall be
in accordance with the requirements set forth in RLSA Figure 5, The SRA residential density
is calculated by dividing the total number of residential units in an SRA by the overall area
inside the SRA boundary, The SRA residential density does not restrict net residential
density of parcels within an SRA. The size and specific density (between the minimum and
maximum set forth in RLSA Figure 5) for each SRA will be determined during the SRA
designation review and approval process. Upon the last to occur of the following: (1)
recordation of a Stewardship Easement Agreement in the public records of S1. 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
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3W1§/06
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
RLSA Towns are the largest and most diverse form of SRA. RLSA Towns shall be not less
than 1,000 acres or more than 5,000 acres and shall be designed to provide for a broad
range of residential and nonresidential uses in accordance with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5), A master plan is required for a
RL.SA Town as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment in a mixed-use town center by co-
locating residential, retail/office, civic and other uses in the town center; creating
functional and aesthetically pleasing spatial relationships between streets, sidewalks
and building facades; providing for shared and alternative parking in the town center;
and locating higher-density residential areas proximate to the town center.
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Town,
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LDRs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths.
· Include a Transportation Demand Management (TDM) program for non-residential
uses in the RLSA Town,
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Town's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Town's places of
employment.
· Integrate open space in neighborhoods throughout the RLSA Town through features
such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots.
· Include in each phase of development for the RLSA Town a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any RI...SA
Town master plan.
RLSA Towns shall have at least one oommunity park with a minimum size of 200 square
feet per dv:elling unit in the Town, Towns shall alEo have parks or public green spaces
within all neighborhoods. RLSA Towns shall include a minimum of 5 acres of communitv
Dark cer 1.000 ceocle.
13
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8i/1§/06
RLSA Town plans shall be coordinated with the St. Lucie County School Board to provide
for the appropriate range of schools. To the extent possible, schools and parks shall be
located adjacent to each other and be sized and located to enable children to walk or bicycle
to them. In coordination with the St. Lucie County School District, the RLSA Town's master
plan shall identify a "Safe Route to Schools and Parks" through a system of sidewalks,
pathways and trails.
Policy 4.6.2
RLSA Villages shall provide for a diversity of housing types and mix of uses appropriate to
the scale and character of the particular RLSA Village. RLSA Villages shall be not less than
WQ 500 acres or more than 1,000 acres and shall comply with the required Stewardship
Receiving Area Characteristics Chart (RLSA Figure 5). A master plan for a RLSA Village is
required as a component of the SRA application and shall:
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points, such as neighborhood-scale retail, office, civic
uses, schools, parks and other public places.
· Foster an urban, pedestrian-oriented environment by co-locating residential,
retail/office, civic and other uses in a village center; creating functional and
aesthetically pleasing spatial relationships between streets, sidewalks and building
facades; providing for shared and alternative parking in the village center; and
locating higher-density residential areas proximate to the village center.
· Promote internal capture of shopping and business trips by facilitating walk-to
shopping and employment, maximizing bicycle and pedestrian mobility; providing a
connected pathway, bikeway and multi-use trail system; and reserving adequate
sites for transit stops and shelters for construction when transit service becomes
available to the RLSA Village.
· Achieve connectivity through an interconnected network of roads and streets and
block designs, as established in the RLSA LDRs, to provide multiple pathways
allowing for trip dispersion and reduced trip lengths.
· Include a Transportation Demand Management (TOM) program for non-residential
uses in the RLSA Village.
· Provide for a range of housing types and price levels to accommodate diverse ages
and incomes, including adequate housing for the RLSA Village's very low-, low- and
moderate-income households, reasonably accessible to the RLSA Village's places of
employment.
· Integrate open space in neighborhoods throughout the RLSA Village through
features such as but not limited to greens and squares, greenways, multi-use trails,
community parks, neighborhood parks and tot lots.
· Include in each phase of development for the RLSA Village a reasonable balance of
residential and non-residential uses, reflecting market trends and projections for
absorption, in order to ensure a land use balance at build-out that is consistent with
RLSA Figure 5.
The RLSA LDC shall set forth the specific information that shall be included on any .B.L.SA
Village master plan,
RLSA Villages shall have parks or public green spaces within all neighborhoods. RLSA
Villaaes shall include a minimum of 5 acres of communitv Dark Der 1.000 DeoDle.
14
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8i/1§/06
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.
Policy 4.6.3
Hamlets are small rural residential areas with prim3rily single bmily housing 3nd limited
range of con'Ienience oriented services, Hamlets shall be not less than 40 or more then 100
acres 3nd shall comply with the Stewardship Receiving Are3 Characteristics Ch3rt (RLSA
Figure 5). Hamlets shall include convenience retail 3nd other uses, in a r3tio as provided in
RLSP. Figure 5, Design criteria for Hamlets shall be created and 3dopted within the RLS.^.
LDRS. To maintain a proportion of Hamlets to Villages and TO'.\lns, 3 Village or To'.vn must
be approved prior to not more than 3 Hamlets, in combination '....ith CRDs of 100 acres or
tes&
The RLS,A. LDC shall set forth the specific information that shall be included on any Hamlet
master plan,
Policy 4.&.4
Compact Rural Development (CRD) is a form of SRA that shall support and further St. Lucie
County's valued attributes and characteristics as defined in the preamble to the
Comprehensive Plan. CRDs pro'Jide flexibility with respect to the mix of uses and design
st3ndards, but shall otherwise comply with the standards of a Hamlet or Village, depending
on the size, P. CRD may include, but is not required to have permanent residential housing
and the services and fucilities that support permanent residents. :\n example of a CRD is 3n
eco tourism village bv allowina an eco-tourism lodae. office, welcome center or research
facility that would have a unique set of uses and support services different from a traditional
residential village. It could contain transient lodging facilities and services appropriate to
eco-tourists or researchers, but may not provide for the range of services that are necessary
to support permanent residents. Except as described above, a CRDs crovide flexibilitv with
rescect to the mix of uses and desian standards. A CRD mav include. but is not reauired to
have. cermanent residential housina. but on Iv if the housina succorts and is associated with
the crocosed non-residential use(s),A CRD shall conform to the characteristics of a Village
or H3mlet 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 3S retail,
office, civic, governmental and institutional uses shall also not be required, however for any
CRD that does include permanent residential housing, the proportionate support services
shall be provided in accordance with RLSA Figure 5. with a minimum size of 20 acres and a
maximum size of 100 acres.. To maintain a proportion of CRDs of 100 acres or less to RLSA
Villages and RLSA Towns, a RLSA Village or RLSA Town must be approved prior to not
more than 3 CRDs of 100 acres or less.
The RLSA bQGL.DRs. 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 desianated SSA. but shall not encroach into such areas, and shall buffer
15
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~/+§/06
such areas as described in Policy 4,9. An SRA may be contiguous to and served by a WRA¡
for water management, passive recreation or habitat functions, without requiring special
buffering and without requiring the WRA to be designated as an SRA in accordance with
Policy 3.9.
Policy 4.8
An SRA must contain sufficient suitable land to accommodate the planned development in
an environmentally acceptable manner. The primary means of directing development away
from wetlands and critical habitat is the prohibition of locating SRAs in HYSAs and HSAs. To
further direct development away from wetlands and critical habitat, lands having a Natural
Resource Index (NRI) value of greater than 1.4 shall be conserved, NRI values are
illustrated on the Natural Resource Index Map (RLSA Figure 3). NRI values above 1.4 are
shown in green and NRI values of 1.4 or below are shown in brown. The NRI value does
not include the Agricultural Index value of 1,0, SRAs may only be located in areas
designated as "Open" and shown in pink on the Overlay Map (RLSA Figure 1), and having
an NRI value of 1.4 or below.
Policy 4.9
Where an SRA adjoins a HYSA or HSA designated on the Overlay Map (RLSA Figure 1), ª
desianated Stewardshic Sendina 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~ or designated Conservation lands and there
shall be no planting of any exotic nuisance species.
Policy 4.10
Where an SRA adjoins a WRA designated on the Overlay Map (RLSA Figure 1), best
management and planning practices, as adopted by the applicable government agencies,
shall be utilized to prevent ground water table draw down or diversion from adversely
affecting the adjacent WRA. Detention and control elevations shall be established to protect
and conserve any such natural areas and be consistent with surrounding land and project
control elevations and water tables,
Policy 4.11
Each SRA must include an edge area to provide a transition from the SRA to adjacent land
uses. The edge area shall be designed to be compatible with the character of the adjoining
16
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8ª/1§/06
property, based upon specific site conditions. The edge area of an SRA may include: open
space; landscape buffers; forested or reforested areas; compatible agricultural uses; roads
or multi-modal transportation facilities; connections to present and future regional trail
systems, if any; active or passive recreational areas; greenways; habitat restoration;
stormwater lakes or ponds; flowways; and similar uses unless otherwise prohibited by Policy
4,9.
Policy 4.12
Each SRA must have either direct access to a County collector or arterial road or indirect
access via a road provided by the developer that has adequate capacity to accommodate
the proposed development in accordance with accepted transportation planning standards.
Connections between SRAs and other portions of the RLSA Overlay shall use rural design
and rural road corridors, includingas cart of the SRA desianation. includina tvcical cross
sections consistent with the land uses served bv 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 S1. 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 S1. Lucie County's
adopted proportionate share ordinance, pursuant to section 163.3180(16)(a), F.S,
Policy 4.13
An SRA shall have adequate infrastructure available to serve its proposed development, or
its infrastructure must be provided by the developer concurrently with the demand in
accordance with Section 163.3180 F,S. and the S1. Lucie County Concurrency Management
System regulations. The level of infrastructure provided will depend on the type of
development, accepted civil engineering practices, and RLSA LDR requirements
Infrastructure to be analyzed and addressed in the SRA application process includes:
a) Transportation
b) Potable water
c) Wastewater
d) Irrigation water
e) Stormwater management
f) Solid waste
g) Schools
h) P}rks and recreation
ç~~ .rb--5:
Centralized or de-tént~~ c8hï~nity water and wastewater utilities are required in RLSA
Towns, and RLSA Villages, ~md those CRDs exceeding 100 acres in size. Centralized or
17
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i/1§/06
decentralized community water and wastewater utilities shall be constructed, owned,
operated and maintained by a private utility service, the de'/elsper, a Community
Development District, Independent Special DiEtrict, Ft. Pierce Utilities Authority, Port St.
Lucie Utility SyEtems Department, St. Lucie County Utilities, or another governmental entity,.
utilitv Drovider Der an interlocal aareement with the Countv. As the RLSA Overlav, Dursuant
to Section 163.3177(11 )(dt F.S.. is outside the Countv's urban services boundarv, and
RLSA Towns and RLSA Villaaes will therefore be outside the Countv's urban services
boundaries. such water and wastewater utilities shall be included in the Countv or other
aovernmental utilitv service territorv without the reauirement to move the urban services
boundarv. DeveloDer shall have the oDtion of desianina. Dermittina. and constructina the
water and wastewater utilitv within the RLSA Overlav. for the benefit of the Countv. usina
innovative financina vehicles to fund or Drovide satisfactorv reimbursement for the
develoDer's investment and unreimbursed eXDenses in desian. Dermits. construction,
infrastructure. imDacts and reauirements. includina but not limited to communitv
develoDment districts. or voluntarv assessment units. The water and wastewater utilitv shall
be conveved to the Countv UDon receiDt of the aDDroDriate oDeratina Dermits. The Drovision
of water and wastewater utilities in the RLSA Overlav shall not be delaved bv anv Dotential
future consolidation of utilities in St. Lucie Countv into a reaional utilitv svstem. 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 1 00 acres~ are permitted on an
interim basis until services from a centralized/decentralized community system are available.
Individual potable water supply wells and septic systems may be permitted in Hamlets and
CRDs of 100 acres or less in size.cRQ.s. Any potable water systems shall meet Department
of Environmental Protection standards, Any septic systems shall meet Department of
Health standards,
Policy 4.14
If the infrastructure analysis required as part of the SRA Application, as set forth in Policy
4.13, identifies a need for public facilities beyond that which is included in the County's
Future Transportation Map, Capital Improvements Element or Capital improvements Plan,
then such amendments to the Comprehensive Plan shall be processed concurrently with the
SRA Application and any related Development of Regional Impact application for any SRA
that exceeds the applicable DRI threshold,
Policy 4.15
Central water and wastewater services shall not be provided outside the RLSA Overlay, The
combination of SSAs and SRAs within the RLSA Overlay results in a sustainable form of
development with corresponding large areas of contiguous environmental, agricultural and
cultural resource lands. To further guard against urban sprawl outside of the RLSA Overlay
boundary, the following policies shall be applied:
Policy 4.15.1
Although water, ~, 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.
18
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i1+§/06
Policy 4.15.2
Although no restrictions shall be placed on adjacent lands not within the RLSA
Overlay, the County shall, within two years of the adoption of the RLSA Overlay,
establish additional incentives for property outside any SRA boundary, to provide
buffers, greenways and other separations to any approved SRA,
b, Alternative Fiscal Impact Model. If St. Lucie County has not adopted a fiscal
impact model as indicated above, the applicant may develop an alternative fiscal
impact model using a methodology approved by St. Lucie County. The model
methodology will be consistent with the Fiscal Impact Analysis Model ("FlAM")
developed by the State of Florida, The BOCC may grant exceptions to this policy of
fiscal neutrality to accommodate very low-, low-, and moderate-income housing.
St. Lucie County shall, through the RLSA LDRs, provide for: 1) the demonstration of fiscal
neutrality at the time of development approval within each SRA; 2) the monitoring of fiscal
neutrality at the end of eaoh phase and at the first ten vears of develocment. and everv five
(5) vears thereafter. and at the horizon vear (build-out}; 3) modification of the project or
other remedial measures in the event a negative fiscal impact is identified; and 4) the -",
authorization of techniques that support fiscal self-sufficiency such as Community
Development Districts, Independent Special Districts, private partnership agreements, and
public-private developer or interlocal agreements. At a minimum, the fiscal analysis shall
consider both cacital and oceratina 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
19
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8ª/+§/06
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 RLSA
Town ef. RLSA Village, or-tAese CRDs exceeding 100 acres.
Policy 4.18
Seven (7) Credits shall be required to entitle each acre of land included in an SRA, except
for open space in excess of the required thirty-five percent or for land that is designated for
a public benefit use described in Policy 4.18. In order to promote sustainable, mixed use
development and provide the necessary support facilities and services to residents of rural
areas, the SRA approval shall entitle a full range of uses supportive of the residential
population of an SRA, with densities and intensities of use as provided for in RLSA Figure 5.
Such uses, densities and intensities shall be identified, located and quantified in the SRA
plan,
Policy 4.19
The acreage of an approved public benefit use shall not count toward the gross acreage
limits described in RLSA Figure 5 nor shall it require the consumption of Stewardship
Credits. For the purpose of this Section, public benefit uses include public and private
schools (preK-12), public or private post secondary institutions and ancillary uses, very-low,
low and moderate income housing, future transportation corridors including transit,
community parks exceeding the minimum requirements of RLSA Figure 5, regional parks,
agricultural, environmental or natural resource research centers, and governmental facilities,
Policy 4.20
If an HYSA, HSA or WRA designated in the RLSA Overlay Map (RLSA Figure 1), is
contiguous to an SRA and is available to the public for passive recreation purposes, its
acreage may count toward the thirty-five percent open space requirement outlined in Policy
4.16, so long as the same acreage is not relied upon to generate Stewardship Credits for
development within the SRA.
Policy 4.21
Pursuant to Section 163.3177(11)(d)4.c, F.S., any SRA that includes residential housing
shall also provide for adequate affordable or workforce housing, in the amount of 8% of the
residential units in that SRA on-site. including very-low, low and moderate income housing,
for the development anticipated in the SRA. Adequate affordable or workforce housing shall
be determined on the basis of an analysis applying the standards under Rule 9J-2.048,
F,A.C., regardless of whether the development within the SRA is required to undergo DRI
review pursuant to sectionSection 380.06, Florida Statutes.E.S...
Policy 4.22
In order to provide opportunities for the inclusion of very-low, low and moderate income
housing in each SRA having residential housing, the County shall, among other possibilities
20
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~+§/06
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.
Policv 4.25
Acclicants will coocerate with St. Lucie Countv as it investiaates areen buildina technoloav
and considers adoctina areen buildina standards.
Definitions
The terms set forth below shall have the following meanings, only within the RLSA Overlay
and as relates to the associated RLSA LDRs.
ADEQUATE AFFORDABLE OR WORKFORCE HOUSING. Adequate affordable or
workforce housing within a RLSA Town or RLSA Village shall be demonstrated
through an analysis applying the standards under Rule 9J-2.048, F,A.C" even if the
RLSA Town or RLSA Village is not a Development of Regional Impact. Pursuant to
Section 163.3177(11)(d)4.c. F.S.. anv SRA that includes residential housina shall
also crovide for adeauate affordable or workforce housina. in the amount of 8% of
the residential units in that SRA on-site includina verv-Iow. low and moderate
income housina. for the develocment anticicated in the SRA,
AGRICULTURE INDEX. A measurement system that establishes a value for
existing agriculture activities where all land use layers above agriculture are removed
through approval of an SSA by the BOCC and recordation of a Stewardship
Easement Agreement.
21
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3i/+§/06
BOCC. The Board of County Commissioners of S1. Lucie County.
CENTRALIZED WASTEWATER TREATMENT SYSTEM: A wastewater collection
and treatment system that consists of collection sewers and a centralized treatment
facility. Centralized systems are used to collect and treat wastewater from entire
communities.
CENTRALIZED WATER SYSTEM: A potable water system consisting of a water
supply, a water treatment facility and distribution piping to multiple users.
Centralized systems are used to provide water to either a portion of a community or
an entire community.
CIVIC AND INSTITUTIONAL USES. Uses or structures for and/or used by
established organizations or foundations dedicated to public service or cultural
activities including the arts, education, government and religion.
CLASSIFICATION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water
Retention Areas (WRA) as depicted on the S1. Lucie County Rural Land Stewardship
Area Overlay Map (RLSA Figure 1).
COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that
provides flexibility with respect to the mix of uses and design standards, A CRD may
include, but is not required to ha'/e permanent residential housing and the services
and facilities that sup~ort permanent resiåents, An example of a CRD without
permanent residential housing is an ecotourism CRD bv allowina an eco-tourism
lodae. office. welcome center or research facilitv that would have a unique set of
uses and support services different from a traditional residential village. It mayCQ.U.J.d.
contain transient lodging facilities and services appropriate to eco-tourists or
researchers, but may not provide for the range of services that are necessary to
support permanent residents. CRDs crovide flexibilitv with rescect to the mix of uses
and desian standards, A CRD mav include, but is not reauired to have. cermanent
residential housina. but on Iv if the housina succorts and is associated with the
crocosed non-residential use(s),A CRD shall conform to the characteristics as set
forth in RLSA Fiaure 5 with a minimum size of 20 acres and a maximum size of 100
acres.. To maintain a crocortion of CRDs to RLSA Villaaes and RLSA Towns. a
RLSA Villaae or RLSA Town must be accroved crior to not more than 3 CRDs,
CONSERVE. To use carefully or sparingly, avoiding waste.
CULTURAL HERITAGE. Designation as cultural heritage shall apply to lands that
have been recognized as being culturally significant to S1. Lucie County for fifty years
or more, historically significant structures, facilities and locations as identified by the
State Historic Preservation Officer, the National Register of Historic Places, or the
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.
22
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~1§/06
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity,
DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system
consisting of a water supply, a water treatment facility and distribution of small
volumes though piping to users that are located relatively close together.
Decentralized systems in a particular management area or jurisdiction are managed
by a common management entity.
DESIGNATION. A specific area defined as a Stewardship Sending Area or
Stewardship Receiving Area, as approved by the Board of County Commissioners.
ECO-TOURISM. The practice of touring natural habitats and support facilities thereof
in a manner meant to minimize ecological impact.
EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture
Index Factor. The index value is based on the intent of conserving agriculture in St.
Lucie County.
HSA - HABITAT STEWARDSHIP AREA. Privately owned lands delineated on the
RLSA Overlay Map (RLSA Figure 1), which consist of areas with natural
characteristics that make them preferred habitat for listed species.
HAMl&T. A form of SRA development that are small rural residential areas with
primarily single family housing and a limited range of con)/enience oriented services,
Hamlets serve as a mor-e sustainable alternative to traditional five (5) acre lot rural
subdivisions currently allowed by the underlying zoning,
HYSA - HYDROLOGIC STEWARDSHIP AREA. Privately owned lands delineated
on the RLSA Overlay Map (RLSA Figure 1), which primarily include privately owned
wetlands. HYSAs form the primary wetland Hydrologic systems in the RLSA Overlay
Zone,
LAND USE/LAND COVER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned, For purposes of assigning
values, land use and land cover codes are grouped according to native, hydric,
special habitat designation, and moderate to high species value.
LISTED SPECIES HABITAT INDICES. One of the indices comprising the Natural
Resource Index Value, with values assigned based upon the habitat value of the land
for listed species. Index values are based on documentation of occupied habitat as
established by the intersect of documented and verifiable observations of listed
species with land cover identified as preferred or tolerated habitat for that species,
Listed species include all federal and state listed species, federal wading bird
rookeries, and state wading bird foraging.
NATURAL RESOURCE INDEX (NRI or INDEX). A measurement system that
establishes the relative natural resource value of each area of land by objectively
measuring characteristics of land and assigning an index factor based on each
characteristic. The sum of these factors is the Index value for the land. The
23
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8ª,+§/06
characteristics measured are: Land Use/Land Cover, Soils/Surface Water, Listed
Species, and RLSA Overlay designation.
NATURAL RESOURCE INDEX MAP (INDEX MAP). The Rural Land Stewardship
Area Natural Resource Index Map (RLSA Figure 3) graphically illustrates the Index
as existent at time of adoption of the Comprehensive Plan amendment which
established the RLSA Overlay Zone,
NATURAL RESOURCE INDEX VALUE (INDEX VALUE). The sum of the values
assigned to each area, derived through the calculation of the values assigned to
each of the characteristics included in the Index,
OPEN. Privately owned lands delineated on the Rural Land Stewardship Area
Overlay Map (RLSA Figure 1), the majority of which have a Natural Resource Index
Value of 1.4 or less, and are typically suitable for development.
OPEN SPACE. Any parcel or area of land or water that is set aside, open and
unobstructed to the sky, and designated or reserved for public or private use or
enjoyment. Open space includes active and passive recreational areas such as
parks, playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs,
flood plains, nature trails, buffers, native vegetation preserves, landscape areas,
public and private conservation lands, agricultural areas (not including structures),
easements for underground utilities, and water retention and management areas,
Buildings shall not be counted as part of any open space calculation. Vehicular use
surface areas of streets, alleys, driveways, and off- street parking and loading areas
shall not be counted as part of any open space calculation.
PATHWAY. A defined corridor for the primary use of non-motorized travel.
PUBLIC BENEFIT. The acreage within an SRA devoted to a public benefit use shall
not consume Stewardship Credits and shall not count toward the maximum acreage
limits of an SRA, For the purpose of this Section, public benefit uses include public
and private schools (pre-K-12); public or private post-secondary institutions; Post
Secondary Institution Ancillary Uses; Adequate Affordable or Workforce Housing;
cultural facilities; future transportation corridors including transit; community parks
exceeding the minimum requirement of two hundred (200) square feet per dwelling
unit; regional parks; agricultural, environmental or natural resource research centers;
and governmental facilities or similar community service uses as determined by the
BOCC in its approval of an SRA application.
RLSA OVERLAY MAP. The map entitled liSt. Lucie County Rural Land Stewardship
Area Overlay Map, II 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.
24
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3~+§l06
RLSA TOWN. RLSA Towns are a form of SRA and are the lamest and most diverse
form of SRA. with a full ranae of housina tvces and mix of uses, RLSA Towns have
hiah level services and infrastructure which succort develocment that is sustainable.
mixed use, walkable. and crovides a balance of land uses to reduce automobile trics
and increase livabilitv, RLSA Towns are comcrised of several neiahborhoods that
have individual identitv and character.
RLSA VILLAGE. RLSA Villaaes are a form of SRA and are crimarilv residential
communities with a diversitv of housina tvces and mix of uses accrocriate to the
scale and character of the carticular RLSA Villaae, RLSA Villaaes are comcrised of
residential neiahborhoods and shall include a mixed-use RLSA Villaae center to
serve as the focal coint for the communitv's succort services and facilities.
SENDING AREA LAND USE LAYER (LAYER). Permitted and conditional land
uses within the underlying zoning that are of a similar type or intensity and that are
grouped together in the same column on the St. Lucie County Rural Land
Stewardship Area Overlay Sending Area Land Use Layer Matrix (RLSA Figure 4).
SENDING AREA LAND USE LAYER MATRIX (MATRIX). The tabulation of the
permitted and conditional land uses within the underlying zoning set forth in Section
4.05,07.B.6 with each Sending Area Land Use Layer displayed as a single column
(RLSA Figure 4),
SOILS/SURFACE WATER INDICES. One of the indices comprising the Natural
Resource Index Value of land, with values assigned based upon soil types classified
using the Natural Soils Landscape Positions (NSLP) categories,
SRA - STEWARDSHIP RECEIVING AREA. A designated area within the RLSA
Overlay Zone that has been approved by the BOCC for the development of a RLSA
Town, RLSA Village, Hamlet or CRD and that requires the consumption of
Stewardship Credits,
SRA APPLICATION. An application prescribed by the RLSA LDRs and submitted to
the County, reviewed by staff and subject to approval of the BOCC, to establish a
Stewardship Receiving Area.
SRA CHARACTERISTICS CHART. The chart entitled "St. Lucie County Rural Land
Stewardship Area Characteristics Chart," which identifies the standards and required
characteristics for RLSA Towns, RLSA Villages and Compact Rural Developments
herein as RLSA Figure 5,
SSA - STEWARDSHIP SENDING AREA. A designated area within the RLSA
Overlay Zone that has been approved for the generation of Stewardship Credits in
exchange for the elimination of one (1) or more Sending Area Land Use Layers.
SSA APPLICATION. An application submitted to the County, reviewed by staff and
subject to approval by the BOCC, to designate a Stewardship Sending Area.
SSA CREDIT AGREEMENT. An agreement required by the County between the
County and any landowner petitioning to have all or a portion of land owned within
25
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
8i/+§/06
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 4.05.07.8.
STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and
preserve natural resources, cultural and historical areas, and agricultural areas in
exchange for the use of Stewardship Credits to entitle development. The greater the
natural resource, agricultural, historical or cultural value of the area being preserved,
the greater the number of Stewardship Credits can be generated. Credits are
generated through the designation of SSAs and consumed through the designation
of SRAs. Credits may also be created and held for future transfer.
STEWARDSHIP CREDIT WORKSHEET. An analytical tool that describes the
Stewardship Credit calculation process including the Natural Resource Index,
Agriculture Index and Sending Area Land Use Layer components (RLSA Figure 2).
STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be
prepared and submitted by an applicant for an SSA. Such an agreement is required
for all SSA Applications. The agreement shall impose a restrictive covenant or grant
a perpetual restrictive easement that shall be recorded for each SSA, shall run with
the land and shall be in favor of St. Lucie County and one (1) or more of the
following: Florida DEP, Florida Department of Agriculture and Consumer Services,
SFWMD, or a recognized land trust. The Stewardship Easement Agreement shall
identify the specific land management measures that will be undertaken and the
party responsible for such measures, including performance standards and annual
monitoring requirements.
STEWARDSHIP OVERLAY CLASSIFICATION. One (1) of the indices comprising
the Natural Resource Index Value of land, with values assigned based upon the
classification of the land on the RLSA Overlay Map (RLSA Figure 1) as Hydrologic
Stewardship Area (HYSA), Habitat Stewardship Area (HSA), or Water Retention
Area (WRA).
TARGETED CAPITAL IMPROVEMENTS (TCI): Targeted Capital Improvements
(TCI) can be defined as investments in capital facilities including, but not necessarily
limited to, roads, stormwater management, utilities, public safety facilities, libraries,
and schools located in SRAs. Such investments are sized to meet the needs of the
SRA communities,
TO'.4JN. Towns are a form of SRA and are the lar:gest and most diverse form of SRA,
with a full range of housing types and mix of uses, Towns have high level services
and infrastructure which support development that is sustainable, mixed use,
,,"¡alkaele, and provides a balance of land uses to reduce automobile trips and
26
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP AREA OVERLAY
COMPREHENSIVE PLAN GOAL, OBJECTIVES AND POLICIES
3ª/1§/06
inCre3€e livability, Towns are comprised of several neighborhoods that have
individual identity and charaster.
TARGETED INDUSTRY: Businesses identified bv the St. Lucie County Growth
Manacement Decartment in coniunction with the Economic Develocment Council as
desirable to cromote iob crowth in the Countv, Such businesses are set forth everv
two vears as elicible for the Job Growth Investment Grant Procram and include a
wide rance of commerce: accroval bv the Board of County Commissioners is
recuired when crocosed within the RLSA Overlav.
UNDERLYING ZONING. The allowable uses, density, intensity and other land
development regulations assigned to land within the RLSA Overlay Zone by the St.
Lucie County Land Development Code in effect prior to the adoption of the RLSA
Overlay Zone and prior to SSA and/or SRA approval.
VILLAGE. Villages are a form of SRA and are primarily residential communities with
a diversity of housing types and mix of use€ appropriate to the scale and character of
the particular village, Villages are com¡;Jrised of resielential neighborhoods and shall
include a mixeel use village center to €erve a€ the focal point for the community's
&UP¡;Jort services and facilities,
WILDLIFE CORRIDOR. Wildlife corridors are avenues alonc which wide-rancinc
animals travel. clants can crocacate, cenetic interchance can occur. coculations can
move in resconse to environmental chances and natural disasters. and threatened
scecies can be reclenished 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,
27
EXHIBIT C
UTiliTIES DEPARTMENT
MEMORANDUM
TO:
Board of County Commissioners
Laurie Case, Assistant Utility Director ~\~
August 28, 2006
FROM:
DATE:
RE:
Rural Land Stewardship Area Utilities
While Utilities cannot comment on the legal effect of the proposed verbiage presented for the RLSA
under Policy 4.13, it appears to provide for appropriate Board of County Commissioners control by
recognizing that any utility facilities required for the RLSA Overlay area will be part of the County's
service area and any RLSA utility facilities will be owned, operated, and maintained by the County,
Also, the basic concepts for conveyance of utility facilities and developer reimbursement are already
in place through existing Utility Policies.
One item of note for the Board's attention: The policy language provides that a developer of an
RLSA may elect to construct the utility facilities for the benefit of the County. This option currently
exists under the adopted Board of County Commissioners approved St. Lucie County Utilities
policies and procedures, The policy recognizes that a developer may have timing concerns that
require the acceleration of the County's utility master plan. The Board has implemented this policy
for three current projects underway in the County service territory: Waterstone, Coconut Creek and
Creekside developments,
When the developer is given the option to construct utility facilities for the County, the County enters
into a Utility Developer Agreement. which provides the mechanisms for crediting and reimbursement
of the appropriate utility infrastructure costs, including:
1.) Voluntary County Assessments under the Utility's Capacity Assessment Unit Program
levied on the Developer's Property with Assessment Bond Financing of
reimbursement/costs,
2,) COD Assessments levied on the Developer's Property with Assessment Bond Financing
of reimbursement/costs.
3.) Impact Fee/AGRF Credits and Reimbursements From Customers connecting to the
Utility Facilities constructed by Developer
Please let me know if you need any additional information,
c:
Douglas M, Anderson, County Administrator
Ray Wazny, Assistant County Administrator
Faye Outlaw, Assistant County Administrator
Daniel Mcintyre, County Attorney
Mike Brillhart, Strategy and Special Projects Director
Robert Nix, Growth Management Director
,~
8.9/2á1/06 ã.9:00-pmam
- - - -
Centralized or decentralized community water and wastewater utilities are
required in RLSA Towns and RLSA Villages. Centralized or decentralized
community water and wastewater utilities shall be constructed, owned, operated
and maintained by St. Lucie County Utilities or another governmental utility
provider per a prioran 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, and RLSA Towns and RLSA Villages will therefore be outside
the County's urban services boundaries, such water and wastewater utilities shall
be included in the County or other governmental utility service territory without
the requirement to move the urban services boundary. Developer shall have the
option of designing, permitting, and constructing the water and wastewater utility
within the RLSA Overlay, for the benefit of the County, using innovative financing
vehicles to fund or provide satisfactory reimbursement for the developer's
investment and unreimbursed expenses in design, permits, construction,
infrastructure, impacts and requirements, including but not limited to community
development districts, or voluntary assessment units, The water and wastewater
utility shall be conveyed to the County upon receipt of the appropriate operating
permitsThe provision of water and wastewater utilities in the RLSA Overlay shall
not be delayed by any potential future consolidation of utilies in St. 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 meet Department of Health
standards.
WPB 899065.&899065,9
EXHIBIT D
Concerns/Recommendations on RLSA:
. Credits must be generated and transferred in a manner that protects the resources
that generated the credits. This was also a comment made by the DCA. For
example, under the current plans, a high number of credits could be generated by
removing residential development rights from a parcel of ranching land that
currently supports the Audubon crested caracara. However, this parcel ofland
could still be used for mining, industrial wastewater disposal, retail trade, off-road
vehicle parks, citrus, horticulture, research facilities, etc. Any of these landuses
would diminish or eradicate the habitat value that was used as the basis for credit
generation, thereby fueling growth without providing for concomitant resource
protection,
o Recommendation: Credits should be generated based on the amount of
habitat value that is being protected by giving up layers of landuse. For
example, a parcel should only be allowed to generate credits for caracara
habitat protection if the landowner gives up the rights to develop the land
in any way other than ranching or restoration, Even some of the landuses
covered under the Ag-2 category (which includes ranching), such as riding
stables, kennels, outdoor shooting ranges, and aquaculture, would not be
protective of caracara habitat. Therefore, the credit generation
methodology must be much more specific and straightforward, While this
recommended specificity would limit the amount of flexibility a
landowner would have under the SSA agreement, it is necessary to ensure
that the resources generating the credits are truly protected. Landowners
could maintain varying levels of flexibility simply by generating fewer
credits from their lands. This would result in less extensive/intensive off-
site development than would be allowed if resources in the SSA were fully
protected,
. Once we agree that preservation of a certain habitat type has value in terms of
allowing for a certain amount of development, we set a precedent that may be
difficult to change as more landowners request the same credit valuation and
density increases. Both MSCW and the DCA stated that county-wide visioning
and modeling must be done prior to acceptance of the pilot project. As pointed
out by the SFWMD, the amendment's impacts on the county's Future Land Use
are either "undeterminable or infinite in the proposed comprehensive plan
amendment" .
o Recommendation: Before we ratify the credit generation
formula/protocol, we need to understand not only what kind of
development intensity/extent could be expected in the pilot area, but also
the amount of development that would be generated if these formulas were
applied county-wide, This modeling and visioning must precede the
ratification of the pilot project, as the pilot will set precedents concerning
the valuation of habitats and subsequent density bonuses.
. In their comments to DCA, the SFWMD stated that they were not provided with
the information they need in order to fully assess the amendment's impacts on
water source and water supply availabilities, The RLSA is within the SFWMD's
Upper East Coast regional water supply planning region, which is an area where
"existing sources of water are not adequate to supply water for all existing and
future reasonable-beneficial uses and to sustain the water resources and related
natural systems", More specifically, the SFWMD states that Adams Ranch and
Cloud Grove sites are in basins with surface water deficits, and that use of the
surficial aquifer (which would be utilized for any proposed individual wells)
cannot support projected urban water demands much beyond 1990 demands.
They stated that the urban development facilitated by the RLSA could actually
degrade the resources that are being proposed for protection, by affecting water
supply and water quality, The FDEP had similar concerns and recommended that
developments utilizing septic systems and individual wells be avoided altogether.
They stated that the cumulative impacts of these wells and septic systems could
not be determined given the information they'd been provided.
o Recommendation: Project the future landuse that would occur if the pilot
were expanded county-wide and provide the SFWMD and FDEP with the
data they need to fully evaluate the amendment at full-scale
implementation. To the extent necessary, revise the types, locations, and
intensities of developments that would be acceptable under the RLSA
program, such that new developments would be sustainable in terms of
water quality and water supply. Alternative sources of water supply
(wastewater reuse, Floridan aquifer withdrawals), water conservation, and
centralized sewage (instead of septic systems) should be incorporated into
the design of new developments,
. The stewardship program aims to protect federally-listed species, such as the
Audubon's crested caracara, Eastern indigo snake, and the snail kite. However,
the U,S. Fish and Wildlife Service has not been involved in planning of the RLSA
to determine if the proposed stewardship and extent/intensity of development
would enable sustenance of existing federally-listed species.
o Recommendation: The U.S. Fish and Wildlife Service and Florida Fish
and Wildlife Conservation Commission should be brought in to assist in
visioning the county-wide implementation of the RLSA program, the
credit generation methodology, and the subsequent stewardship
applications.
EXHIBIT E
/'.
¡ýrf;16 ~h:eŠc~h~~t~~ard of St. Lucie County
St: Lü.cie coü.~ii 4204 Okeechobee Road
pü.blic Schools Fort Pierce, Florida 34947 · (772) 429-3600
Board Members
Kathryn Hensley, Chairman
Dr. John Carvelli. Vice Chairman
Dr. Samuel S. Gaines
Carol A Hilson
Dr. Judi Miller
Superintendent
Michael J. Lannon
Via FAX 462-2131
August 25, 2006
Michael Brillhart, Strategy and Special Projects Director
St. Lucie County
2300 Virginia A venue
Fort Pierce, FL 34954
RE: Proposed Rural Land Stewardship Area-Comprehensive Plan Amendment
Dear Mr. Brillhart:
This letter 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 Stewa,rdship Received Areas (SRA) that will provide a more dense development than
currently allowed for the proposed receiving areas. We also understand that the designated SRA
or Cloud Grove will be subject to development approval thru the Development of Regional
Impact approval.
The issues we agree that may provide enhancements in our ability to meet the needs of the
students and families in St. Lucie County are:
1, Clustering development to create higher densities: At very low density areas public
transportation is not economically feasibly. The clustering of developement will increase
transportation efficiencies and may make public transportation feasible. The Schuüì
District must provide transportation for all children in the public schools that live beyond
a 2-mile distance or in areas that are considered hazardous. When we transport students,
the School District gets reimbursement for transportation based upon a State formula.
Otten we are not fully reimbursed for transportation because the inefficiencies beyond
our control (e,g. location of homes, density length of a route and time a student must
spend on a bus) stated in the reimbursement fonl1ula as average bus occupancy. The
clustering of development and proper locating of schools in the SRA's wil1 decrease the
need for school transportation and will increase our transportation efficiencies and
possibly maximize the reimbursement for transportation by the State. It most certainly
wi]] reduce travel time for our students.
s<1MEfo/J' 0
øt' ...~
~ SEAL OF ~
o BEST "
¡:¡; FINANCIAL :!;
'?, MANAGEMENT Õ
"'" PRACTICES ~
'. p
v
ACCREDITED SYSTEM-WIDE BYTHE SOUTHERN ASSOCIATION OF COLLEGES AND SCHOOLS
The School Board of SI. Lucie County is an Equal Opportunity Agency
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 DRI 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,
J1l~£~
Marty E. Sanders, P ,E.
Executive Director of Growth Management, Land Acquisition & Inter-Governmental Relations
MES/mtf
('\I),'<:umcnlsRml ScUlnp\\1S·'1I 1'/11>Cskl"p\]\¡cw Hnek<l<;c\My D.,~umcnl,\dcvÇ "pcr,I(·¡"u.t liwl"c DRJIRI ,S,\ ("'1111' pJlI.nanlmcndmcnl SI\ ..,omments H-15-1006_duc
cc: School Board Members
Michael Lannon
Dan Harrell, School Board Attorney
'- 8 '
. ,.,)
"ER/¡:-
" ~
êl1eriff
KEN J. MASCARA
.
.
4700 West Midway Road, Fort Pierce, Florida 34981
fJI
~
>-
¡...,
~
'~
cO
Member National Sheriffs' Association
Member Florida Sheriffs' Association
Telephone: (772) 461-7300 . Fax: (772) 489-5851
August 22, 2006
~i1r. r·~1ichae! B.rH!h~rt
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. 8y natlonai 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 sRace to include sufficient parking for
:. A
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,
7tt~A ~~
Major Mike Monahan
Director of Law Enforcement
cl
c: Michael D. Minton
Linda Cox
FIRE MARSHAL'S
OFFICE
~ ~()UNTÿ,<'.
~.<ó
'I ~
t-= 0
en Þ
~ 'i-.
~( 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, Brillhart:
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 will 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 permitted 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,
A
1
After taking the above into consideration, the Fire District has no current objections to
the St. Lucie County Rural Land Stewardship and looks forward to working with you
during the DRI process for this project.
If I 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
From: <cpattison@1000fof.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
Oevelopment (CRO) 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 CROs 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 Oevelopment 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 Oirector
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
Aaenda Rea uest
Item Number:_2_
DATE: September 12, 2006
TO: Board of County Commissioners
REGULAR [ ]
PUBLIC HEARING [X ]
CONSENT [ ]
PRESENTED BY:
SUBMITTED BY : Growth Momt. / Strateov & 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
28th meeting. The applicant has revised the proposed land
development regulations as per comments and direction of the Board from
the July 11th 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,
RECOMMENDA TION:
Staff recommends that the Board approve with conditions the proposed
LDRs through the adoption of Ordinance 06-030.
COMMISSION ACTION:
P(¡APPROVED [ ] DENIED [ ] OTHER:
Approved 4-1 Comm. Motion to approve as
Coward voting no. amended.
County Attorney: &.
Originating Dept:
Coordination/Sia natu res
Management & Budget: _
Finance:
Environ. Resources:
Purchasing
COUNTY ADMINISTRATION
MEMORANDUM
TO:
Board of County Commissioners
FROM:
Michael Brillhart, Strategy & Special Projects Director
DATE:
September 6, 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. Environmental Management - (comprehensive plan and LDRs) the Environmental
Resources Department has identified specific concerns and recommendations for the
RLSA program as referenced in Exhibit D. A summary of this Department's
recommendations include:
a, credits must be generated and transferred in a manner that protects the
resources that generated the credits. Credits should be generated based upon
the amount of habitat value that is being protected by giving up layers of land
use, The generation methodology must be specific to ensure that resources
generating the credits are protected.
b. before ratifying the credit generation formula, a determination must be made on
the amount of development that would be generated in the pilot area and if the
formula were applied countywide,
c. project the future land use development that would occur if the pilot project
were expanded countywide and provide the SFWMD and FDEP with the data
they need to fully evaluate the full-scale impacts of the RLSA program upon
water supply and water quality.
d, the U,S. Fish and Wildlife Service and the Florida Fish and Wildlife
Conservation Commission should be brought in to assist visioning the
countywide implementation of the RLSA program including credit generation
methodology and subsequent stewardship applications,
These recommendations can be discussed further by staff or by representatives from
MSCW Inc. who will be in attendance at the September 1ih public hearings.
A TT ACHMENTS
Exhibit A (Overlay Zone Map)
Exhibit 8 (Proposed Land Development Regulations)
Exhibit C (August 28th Memo from County Utilities)
Exhibit D (Comments from Environmental Resources Department)
EXHIBIT A
ø
"C J,... LtJ
C CO 0
~~ 0
~ CO e ~ Z~ N
..J ftS tÕ
...... _<C~ ~~
c:
::J CO 0. (1) Ji ûj
::¡
0 ~ ... > C)
Ü ;jJ:O ~
a=~_ .~ t 'C
Q) Q)
"Cr..<C ....
, ~ m
Ü Cl)COcn .~ Q.
'q'~ Q)
::J ø~..J ....
~"¡ Q.
...J OCl)~ ..., ~ Q.
0.-- m
.- OtJ) :¡¡
(J) ~
D..
l
"
~ .....s
~ j
"
! ~
~ u
3
b
&
u
§
~
è
ð
i;
.~
c:
~
~
~
~
3
-<¡unO:) .oq"'P".~O
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); AMENDING THE ST.
LUCIE COUNTY ZONING MAP: 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:
StPijeh thP8ijgh passages are deleted.
Underlined passages are added.
91-03 -
91-21 -
93-01 -
93-05 -
93-07 -
94-18 -
95-01 -
97-01 -
97 -03 -
99-02 -
99-04 -
99-15 -
99-17 -
00-10 -
00-12 -
01-03 -
02-09 -
02-29 -
04-02-
04-33-
05-03-
05-07-
05-23-
06-18-
March 14,1991
November 7, 1991
February 16, 1993
May 25, 1993
May 25, 1993
August 16, 1994
January 10, 1995
March 4, 1997
September 2, 1997
April 6, 1999
August 17, 1999
July 20, 1999
September 7, 1999
June 13, 2000
June 13, 2000
December 18, 2001
March 5, 2002
October 15, 2002
January 20, 2004
December 7, 2005
August 2, 2005
January 18, 2005
September 20, 2005
May 30, 2006
91-09 -
92-17 -
93-03 -
93-06 -
94-07 -
94-21 -
96-10 -
97 -09 -
99-01 -
99-03 -
99-05 -
99-16 -
99-18 -
00-11 -
00-13 -
02-05 -
02-20 -
03-05 -
04-07-
05-01-
05-04-
05-16-
06-17-
May 14, 1991
June 2, 1992
February 16, 1993
May 25, 1993
June 22, 1994
August 16, 1994
August 6, 1996
October 7,1997
February 2, 1999
August 17, 1999
July 20, 1999
July 02,1999
November 2, 1999
June 13, 2000
June 13, 2000
June 24, 2002
October 15, 2002
October 7,2003
April 20,2004
March 15, 2005
August 2, 2005
August 16, 2005
May 30, 2006
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 August 14, August 28 and continued to September 12, 2006, 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 August 1, 2006.
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
Stp~eh thpe~gh passages are deleted.
2
Underlined passages are added.
County Comprehensive Plan and are in the best interest of the health, safety and public
welfare of the citizens of St. Lucie County, Florida.
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 incorporated hereto in their entirety
are hereby adopted, including the amendment to the St, Lucie County Zoning Map to
include the lands as shown within the Rural Land Stewardship Overlay Zone.
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:
Strllell tkrslIgk passages are deleted.
3
Underlined passages are added.
Chairman Doug Coward
Vice Chairman Chris Craft
Commissioner Joseph E. Smith
Commissioner Paula A. Lewis
Commissioner Frannie Hutchinson
xxx
XXX
XXX
XXX
XXX
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
g: \ordnance \2006 \06-030.doc
Stpl eh t¡"P8I g¡" passages are deleted.
4
Underlined passages are added.
EXHIBIT B
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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, F,A.C., even if the RLSA Town
or RLSA Village is not a Development of Regional Impact. Pursuant to Section
163.3177(11)(d)4.c, F.S., any SRA that includes residential housing shall also provide for
adequate affordable or workforce housing, in the amount of 8% of the residential units in
that SRA on-site, including very-low, low and moderate income housing, for the
development anticipated in the SRA.
AGRICULTURE INDEX. A measurement system that establishes a value for existing
agriculture activities where all land use layers above agriculture are removed through
approval of an SSA by the BOCC and recordation of a Stewardship Easement
Agreement.
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
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.
CLASSIFICATION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention
Areas (WRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay
Map (RLSA Figure 1).
COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides
flexibility with respect to the mix of uses and design standards by allowing an eco-
tourism lodge, office, welcome center or research facility that would have a unique set of
uses and support services different from a traditional residential village. It could contain
transient lodging facilities and services appropriate to eco-tourists or researchers, but
may not provide for the range of services that are necessary to support permanent
residents. CRDs provide flexibility with respect to the mix of uses and design standards.
A CRD may include, but is not required to have, permanent residential housing, but only
if the housing supports and is associated with the proposed non-residential use(s).A
CRD shall conform to the characteristics as set forth in RLSA Figure 5 with a minimum
-2-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
size of 20 acres and a maximum size of 100 acres.. To maintain a proportion of CRDs to
RLSA Villages and RLSA Towns, a RLSA Village or RLSA Town must be approved prior
to not more than 3 CRDs,
CONSERVE. To use carefully or sparingly, avoiding waste.
CONTEXT ZONES. Areas that establish the uses, density and intensity of use and
other characteristics within a RLSA Town or RLSA Village. 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.
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
-3-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 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,
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 S1. 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,
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,
-4-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 or RLSA Village. The zone may be predominantly single-family
residential and recreational uses. The Neighborhood Edge may be used to provide a
transition to adjoining land uses.
NEIGHBORHOOD GENERAL. A Context Zone that creates community diversity with
the inclusion of a mix of single and multi-family housing, neighborhood scale goods and
services, schools, parks and other recreational uses, and Open Space,
OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay
Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4
or less, and are typically suitable for development.
OPEN SPACE. Any parcel or area of land or water that is set aside, open and
unobstructed to the sky, and designated or reserved for public or private use or
enjoyment. Open Space includes active and passive recreational areas such as parks,
playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains,
nature trails, buffers, native vegetation preserves, landscape areas, public and private
conservation lands, agricultural areas (not including structures), easements for
underground utilities, and water retention and management areas. Buildings shall not be
counted as part of any Open Space calculation, Vehicular use surface areas of streets,
alleys, driveways, and off- street parking and loading areas shall not be counted as part
of any Open Space calculation.
PATHWAY. A defined corridor for the primary use of non-motorized travel.
POST-SECONDARY INSTITUTION ANCILLARY USES. Any use or facility owned by a
public or private post-secondary institution.
PRELIMINARY SRA CREDIT AGREEMENT MEMORANDUM. A memorandum that
states that an SRA Applicant and the County shall enter into a Preliminary SRA Credit
Agreement for those Stewardship Credits needed to develop that portion of an SRA that
is the subject of a Preliminary Development Agreement with the Florida Department of
Community Affairs for purposes of the Development of Regional Impact program. Such
memorandum shall contain the same information as required for an SRA Credit
Agreement Memorandum.
-5-
WPB 899267,3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 largest and most diverse form of
SRA, with a full range of housing types and mix of uses. Towns have high level services
and infrastructure which support development that is sustainable, mixed use, walkable,
and provides a balance of land uses to reduce automobile trips and increase livability.
Towns are comprised of several neighborhoods that have individual identity and
character.
RLSA VILLAGE. RLSA Villages are a form of SRA and are primarily residential
communities with a diversity of housing types and mix of uses appropriate to the scale
and character of the particular RLSA Village, RLSA Villages are comprised of residential
neighborhoods and shall include a mixed-use village 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
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.
-6-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 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,B,
STEWARDSHIP CREDIT DATABASE. A database maintained by the County that
keeps track of all of the Credit transactions (creation of Credits through SSA designation
and the use of Credits through SRA designation) approved by the County.
STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and
preserve natural resources, cultural and historical areas, and agricultural areas in
exchange for the use of Stewardship Credits to entitle development. The greater the
natural resource, agricultural, historical or cultural value of the area being preserved, the
greater the number of Stewardship Credits can be generated. Credits are generated
- 7-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
Management Department in conjunction with the Economic Development Council as
desirable to promote job growth in the County, Such businesses are set forth every two
years as eligible for the Job Growth Investment Grant Program and include a wide range
of commerce; approval by the Board of County Commissioners is required when
proposed within the RLSA Overlay.
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.
-8-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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,
UNCERL YING ZONING. The allowable uses, density, intensity and other land
development regulations assigned to land within the RLSA Overlay Zone by the St.
Lucie County Land Development Code in effect prior to the adoption of the RLSA
Overlay Zone and prior to SSA and/or SRA approval.
VILLAGE 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 along which wide-ranging
animals travel, plants can propagate, genetic interchange can occur, populations can
move in response to environmental changes and natural disasters, and threatened
species can be replenished from other areas,
WRA - WATER RETENTION AREA. Privately owned lands delineated on the RLSA
Overlay Map (RLSA Figure 1), that serve to function as water retention and conveyance
areas or other water storage areas and that provide surface water quality and other
natural resource value. WRA's may continue to function for agricultural uses; surface
water retention, detention, treatment and/or conveyance; habitat and passive
recreational uses.
4.05.03. ESTABLISHMENT OF RLSA OVERLAY ZONE
In order to implement the RLSA Overlay Zone Regulations, a RLSA Overlay Zone, to be
designated as "RLSAO" on the official zoning atlas, is hereby established.
A. The lands included in the RLSA Overlay Zone and to which the RLSA Overlay Zone
Regulations apply are depicted by the St. Lucie County Rural Land Stewardship Area
Overlay Map (RLSA Figure 1) in the St. Lucie County Comprehensive Plan.
B. Within the RLSA Overlay Zone, lands may be designated to implement the
Stewardship Credit system as follows:
1. Establishment of SSA designations. A RLSA Overlay Zone classification to be
known as SSAs, and to be designated on the official zoning atlas by the
symbol "RLSA-SSA #_", is hereby established. This Overlay Zone
classification will be used for those lands within the RLSA Overlay Zone that
are designated by the Board of County Commissioners (BOCC) as SSAs. The
approval of this designation shall be governed by the procedures as
prescribed in the RLSA Overlay Zone Regulations.
2. Establishment of SRA designations, A RLSA Overlay Zone classification to be
known as SRAs, and to be designated on the official zoning atlas by the
symbol "RLSA-SRA #_", is hereby established. This Overlay Zone
classification will be used for those lands within the RLSA Overlay Zone that
are designated by the BOCC as SRAs, The approval of this designation shall
- 9-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
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
- 10-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.A.1.
Stewardship Credits may be transferred to another entity, to an eligible receiving
area, or applied to an SRA. The procedures for the establishment and transfer of
Credits and SRA designation are set forth herein. Stewardship Credits will be
exchanged for additional residential or non-residential entitlements in an SRA on a
per acre basis, Stewardship Credits shall only be used within approved SRAs.
E. Allocation of Stewardship Credits. Stewardship Credits generated from one (1)
SSA may be allocated to one or more SRAs, and an SRA may receive Stewardship
Credits generated from one or more SSAs.
4.05.06. LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA
DESIGNATION
All lands within the RLSA Overlay Zone have been delineated on the RLSA Overlay Map
(RLSA Figure 1). Unless and until designated as an SSA or SRA, lands within the RLSA
Overlay Zone shall remain subject to the underlying zoning,
A. Underlying zoning and permitted uses. The underlying zoning and permitted
uses shall apply until lands within the RLSA Overlay Zone are voluntarily designated
as an SSA or SRA,
B. Density and Intensity. No increase in density or intensity within the RLSA
Overlay Zone is permitted beyond the underlying zoning except in areas designated
as SRAs, Within SRAs, density and intensity may only be increased through the
provisions of the Stewardship Credit System outlined in Section 4.05,08.
- 11 -
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS 9/6/06
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.
B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits
(Credits) are created from any lands within the RLSA Overlay Zone from which one
(1) or more Sending Area Land Use Layers are removed and that are subsequently
designated as SSAs by the SOCC.
1. Matrix Calculation. The number of Credits generated through designation as
an SSA is established in a matrix calculation as follows, and as set forth on
RLSA Figure 2 (Stewardship Credit Worksheet):
Natural Resource Stewardship Credits: Natural Resource Index FactorValues X
Acreage X Land Value Removed = # of Stewardship Credits for Natural Resources
Plus (if any):
Agriculture Stewardship Credits (if applicable): Acreage X Land Value Removed = #
of Stewardship Credits for Agriculture
Plus (if any):
Cultural Heritage Resource Credits (if applicable): Acreage 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 Agriculture Index
Value of the land being designated as an SSA, and 2) the number of Sending
Area Land Use Layers being eliminated from that landlncentive Credits are
also established to encourage the protection and conservation of agriculture
- 12-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
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, 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,
- 13-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
d, One (1) or more of the following eligibility criteria shall be used in
evaluating a request for Restoration Stewardship Credits:
I. Land could be converted or restored (i.e, from a grove to pasture
having habitat value);
ii. Documentation of state or federal listed species utilizing the land
or a contiguous parcel. Such lands do not have to be under
common ownership with the lands proposed to be restored.
iii. Uplands or wetlands that could be restored and managed to
provide habitat for specific listed species,
iv. Lands within foraging distance from a wading bird rookery or other
listed bird species colony, where restoration and proper
management could increase foraging opportunities.
v. Lands where restoration would improve environments for
recreation and eco-tourism activities.
vi. Lands within a designated Comprehensive Everglades
Restoration Program (CERP) project.
5. Wildlife Corridor Incentive Credits. Wildlife corridors help increase the use
and gene flows between fragmented habitats improving the fitness of species.
Lands within the RLSA that function, or could function with improvement, as a
wildlife corridor will be eligible for additional 0,5 credits per acre. The following
criteria must be met to receive Wildlife Corridor Incentive Credit:
a. The acreage in question must connect two fragmented habitats known to harbor
or contain appropriate habitat for wildlife or plant species listed as endangered,
threatened, or species of special concern by 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 designed based on use by one or more
targeted species.
ii. There must be data confirming the existence of the targeted
species on land proximate or adjacent to the proposed corridor
and an analysis justifying the use or potential use of the corridor
by the targeted species.
iii. The state or federal agency with jurisdiction over the targeted
species must concur with the analysis that the proposed wildlife
corridor is justified,
b. The acreage in question must be large enough and provide suitable habitat for
the use of the targeted species to minimize edge effect and encourage the
movement of the targeted species between the fragmented habitats. This
requirement shall be met through consent of staff from the USFWS and/or
FFWCC. A corridor that may be advantageous for one species may not fulfill
the needs of another species,
- 14-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
i. The corridor should be as wide as possible with a minimum width
of 1 ,000 feet.
ii. Housing or similar human impacts, other than agriculture, will not
be allowed to project into the corridor, forming impediments to
movement by the targeted species.
iii. Certain species, particularly birds, may not need a continuously
linked corridor. A series of sites with suitable habitat may suffice
as a linkage between larger fragmented habitats for certain
species.
6. Indices and Values. A set of Index Factors has been established as part of the
Stewardship Credit Worksheet (RLSA Figure 2),
a. Natural Resource Indices,
Land Cover/Land Use Indices
Soils/Surface Water Indices
Listed Species Indices
RLSA Overlay Characteristic Indices (HSA, HYSA, WRA)
b, Agriculture Index.
Existing Agriculture Activity (removal of layers 1, 2 and 3)
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.
7. Sending Area Land Use Layers to be Eliminated. A set of Sending Area Land
Use Layers has been established as part of the Stewardship Credit Worksheet
(RLSA Figure 2) and adopted as the St, Lucie County Rural Land Stewardship
Area Sending Area Land Use Layer Matrix (RLSA Figure 4) set forth below. Each
Layer incorporates the permitted or conditional uses allowed under the underlying
zoning. Each Layer listed below has an established Credit value (percentage of a
base Credit) developed during the RLSA Overlay Study, At the time of SSA
application, a landowner proposing to have land designated 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 activitieslland use are removed), and Layers shall be
removed sequentially and cumulatively in the order listed below. Each Layer is
WPB 899267.3
- 15-
81. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
assigned a percentage of a base credit in the Worksheet (RLSA Figure 2). The
assigned percentage for each layer to be removed is added together and then
multiplied by the Natural Resource Index value and the Agriculture Resource (if
applicable) on a per acre basis, plus the Cultural Incentive Credit (if any) and
Wildlife Corridor Incentive Credit (if any) to arrive at a total Stewardship Credit
Value of land being designated 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
- 16-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
h S . C C h· PI
t e t. Lucie ounty ompre enslve an
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
for on-site security support facilities, and
pu rposes their related modes of
transporting
participants, viewers,
or patrons; tour
operations, such as,
but not limited to
airboats, swamp
buggies, horse and
similar modes of
transDortation
Family day care Industrial wastewater Agricultu ral labor Excavation incidental Hunting Cabins
homes disposal housing to Agricultural
Operations
Family residential Manufacturing Farm products Single-family Water management,
homes as defined in warehousing and detached dwelling groundwater
the LOC storage unit or mobile home, recharge
1 unit Der 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
WPB 899267,3
- 17-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
C. SSA Application Package. An application to designate lands(s) within the
RLSA Overlay Zone as an SSA shall be filed pursuant to the regulations of this
Section. An SSA Application Package shall include the following:
1. SSA Application. A landowner or his/her agent, hereafter "applicant," shall
submit an application for the designation of SSA for lands within the RLSA
Overlay Zone to the Growth Management Director or his designee, on an
approved application form. The application shall be accompanied by the
documentation as required by this Section, including a completed
Stewardship Credit Worksheet (RLSA Figure 2) that reflects the pertinent
information requested below,
2. Application Fee. An application fee shall accompany the application,
3, Natural Resource Index Assessment. The applicant shall prepare and
submit as part of the SSA Application a report entitled Natural Resource
Index Assessment that documents the Natural Resource Index Value scores.
The Assessment shall include a summary analysis that quantifies the number
of acres by Index Values, the permitted land uses being removed, and the
resulting number of Credits being generated, The Assessment shall:
a. Verify that the Index Value scores assigned during the RLSA
Overlay Designation are still valid through recent aerial photography
or satellite imagery, agency-approved mapping, or other
documentation, as verified by field inspections.
b. If this Assessment establishes that the Index Value scores
assigned during the RLSA Overlay Study are no longer valid, the
Assessment shall document the Index Value scores of the land as of
the date of the SSA Designation Application.
c. Quantify the acreage of agricultural lands, by type, being protected
and conserved;
d. Quantify the acreage of non-agricultural acreage, by type, being
protected and conserved;
e. Quantify the acreage of all lands by type within the proposed SSA
that have an Index Value greater than 1.4,
4. Support Documentation. In addition, the following support documentation
shall be provided for each SSA being designated:
a, Legal description, including sketch or survey;
b, Acreage calculations, e,g., acres of HYSAs, HSAs, and WRAs,
etc., being put into the SSA;
c. RLSA Overlay Map (RLSA Figure 1) delineating the area of the
RLSA Overlay Zone being designated as an SSA;
WPB 899267,3
- 18-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
d. Aerial photograph(s) at a suitable scale, delineating the area being
designated as an SSA;
e. Natural Resource Index Map of area being designated as an SSA;
f. FDOT Florida Land Use Cover and Forms Classification System
(FLUCFCS) map(s) at a suitable scale delineating the area being
designated as an SSA on an aerial photograph;
g. Listed species occurrence map(s) from United States Fish and
Wildlife Service, Florida Fish Wildlife Conservation Commission,
and Florida Natural Areas Inventory, delineating the area being
designated as an SSA;
h. United States Department of Agriculture-Natural Resources
Conservation Service (USDA-NRCS) Soils map(s) delineating the
area being designated as an SSA;
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, F.A.C.,
adopted by the State Historic Preservation Officer;.
m. If applicable, the number of Credits to be granted for Restoration
Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for restoration;
(2) A map at a suitable scale depicting the land being designated
as SSA, with the lands to be designated for restoration for which
- 19-
WPB 899267,3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 granted for Wildlife
Corridor Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for wildlife
corridor;
(2) A map at a suitable scale depicting the land being designated
as SSA, with the lands to be designated for wildlife corridor
(3) The number of Wildlife Corridor Incentive Credits to be
granted
(4) A Wildlife Corridor Analysis and Report, which shall include a
written evaluation of the wildlife corridor area's existing
ecological/habitat value
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:
WPB 899267.3
- 20-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
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.
- 21 -
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
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.
- 22-
WPB 899267.3
S1. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 BOCC,
The notice shall state the date, time and place of the hearing, the title of the
proposed Ordinance, and the place or places within the County where the
proposed Ordinance and the SSA Application Package may be inspected by
the public. The notice shall provide a general description and a map or sketch
of the affected land and shall advise that interested parties may appear at the
hearing and be heard with respect to the proposed Ordinance, The BOCC
shall review the staff report and recommendations, oral and written
submissions from the public received at the hearing and, if it finds that all
requirements for designation have been met, shall, by Ordinance, approve
the application. If the BOCC finds that one (1) or more of the requirements for
designation have not been met, it shall either deny the application or approve
it with conditions mandating compliance with all unmet requirements.
Approval of such Ordinance shall require a majority vote by the BOCC.
3. Legal Description, Following the BOCC's approval of the SSA Application
and SSA Credit Agreement, a legal description of the land designated SSA,
the SSA credits granted, and the executed Stewardship Easement
Agreement applicable to such lands (as prepared by the SSA Applicant and
reviewed and approved by St. Lucie County staff), shall be provided to the St.
Lucie County Property Appraiser and the SSA Applicant. The Stewardship
Easement Agreement shall be recorded within one hundred and twenty (120)
days by the applicant in the public records of St. Lucie County.
4. Pursuant to Section 163.3177(11)(d) F.S" designations of SSAs and
SRAs within the RLSA Overlay Area shall be by Ordinance and do not
require a Comprehensive Plan amendment. For informational purposes and
as a ministerial act, the County shall illustrate each approved SSA and SRA
on the FLUM and Overlay Map (RLSA Figure 1) with the symbol "RLSA-SSA
#_"at such time as any other updates are made to the FLUM or Overlay
Map (RLSA Figure 1). Update the RLSA Overlay Map (RSLA Figure 1) and
Official Zoning Map, The Official Zoning Map shall then be updated to reflect
the designation of the SSA. Sufficient information shall be included on the
WPB 899267.3
- 23-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
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 Villageor CRDf. Open Space on
lands within an SRA that exceeds the required thirty-five (35) percent
Open Space shall not consume Stewardship Credits.
WPB 899267.3
- 24-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
f. 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,
g. 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.
h. The SRA must have either direct access to a County collector or
arterial road or indirect access via a road provided by the developer
that has adequate capacity to accommodate the proposed
development in accordance with Policy 4,12 of the St. Lucie County
Rural Land Stewardship Area Overlay in the Comprehensive Plan,
B. Transfer and Use of Stewardship Credits. Stewardship Credits may be
transferred and used for residential or non-residential entitlements in an SRA on a
per acre basis pursuant to these requirements:
1, Transfer of Credits. The transfer or use of Stewardship Credits shall only
be in a manner as provided for herein. Stewardship Credits may be
transferred from any approved SSA to an entity or individual, to an eligible
receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies.2. Stewardship Credit Use. Stewardship Credits
shall create development entitlements in an SRA on a per acre basis at a rate
of seven (7) Stewardship Credits per gross acre. Lands within an SRA
greater than one (1) acre, with Index Values of greater than 1.4, shall be
retained as agricultural land or Open Space and maintained in a
predominantly natural, vegetated state. Any such lands within an SRA
exceeding the required thirty-five (35) percent shall not consume Stewardship
Credits.
3. Public Benefit Uses. The acreage within an SRA devoted to a Public
Benefit Use shall not consume Stewardship Credits and shall not count
toward the maximum acreage limits of an SRA.
4. Mixed Land Use Entitlements. In order to promote sustainable, mixed use
development and provide the necessary support facilities and services to
residents of rural areas, an SRA shall be allowed the full range of uses
permitted by the Mixed Use Development (MXD) land use category of the
Future Land Use Element, as modified by Policy 4,6 and RLSA Figure 5 in
the St. Lucie County Rural Land Stewardship Area Overlay of the
Comprehensive Plan. Depending on the size, scale, and character of an
- 25-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 (3) 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 4.6.3 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 Villages. 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 five hundred (500) 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. 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 by allowing an eco-tourism lodge, office, welcome
center or research facility that would have a unique set of uses and support
services different from a traditional residential village. It could contain
transient lodging facilities and services appropriate to eco-tourists or
researchers, but may not provide for the range of services that are necessary
to support permanent residents. CRDs provide flexibility with respect to the
mix of uses and design standards, A CRD may include, but is not required to
have, permanent residential housing, but only if the housing supports and is
associated with the proposed non-residential use(s).A CRD shall conform to
the characteristics as set forth in RLSA Figure 5 with a minimum size of 20
acres and a maximum size of 100 acres.. To maintain a proportion of CRDs
to RLSA Villages and RLSA Towns, a RLSA Village or RLSA Town must be
approved prior to not more than 3 CRDs.
4. Proportion of CRDs to RLSA Villages and RLSA Towns, In order to maintain
the correct proportion of CRDs to the number of RLSA Villages and RLSA
Towns approved as SRAs, not more than three (3) CRDs may be approved
prior to the approval of a RLSA Village or RLSA Town, and thereafter not
more than three (3) additional CRDs, may be approved for each subsequent
RLSA Village or RLSA Town.
- 26-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
5. 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.
6. Affordable Housing Component within an SRA, An SRA that includes
residential housing shall provide Adequate Affordable or Workforce Housing,
in the amount of 8% of the residential units in that SRA on-site, including very
low-, low- and moderate-income housing for the development anticipated in
the SRA. Adequate Affordable or Workforce Housing shall be determined on
the basis of an analysis applying the standards under Rule 9J-2,048, F.A.C.,
regardless of whether the development within the SRA is required to undergo
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 or CRD shall be specified in the SRA Plan.
D. Stewardship Receiving Area (SRA) Review & Approval Processes
This SRA standards and requirement and review section shall reference back to the
S1. 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 S1. Lucie County Code, Chapter 11 Section 11.02,00 as amended from time to
time.
- 27-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 or CRD) in the
amount of acres requested in the SRA application, and;
e. Consideration of impacts, including environmental and public facility
impacts.
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:
- 28-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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;
1. 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.
L 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.
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;
- 29-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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;
1. 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.
5. A cultural resources assessment survey, addressing on-site
archaeological and historic resources, which has been found sufficient by the
State Historic Preservation Officer pursuant to Chapter 1A-46, Florida
Administrative Code,
- 30-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
lease able 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
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;
- 31 -
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
(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.
8, 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
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
- 32-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
of an SRA.
C, Official Development Document
Following the Board of County Commissioners approval of the SRA
Application and SRA Credit Agreement, a legal description of the land
designated SRA, the SRA credits granted, and the executed Stewardship
Easement Agreement applicable to such lands (as prepared by the SRA
Applicant and reviewed and approved by St. Lucie County staff), shall be
provided to the St. Lucie County Property Appraiser and the SRA Applicant.
The Stewardship Easement Agreement shall be recorded within one
hundred and twenty (120) days by the applicant in the public records of St.
Lucie County. Following the effective date of the approval of the SRA
Application, the adopted Ordinance, including the SRA Plan and Master
Plan, shall become the official development document for the approved
SRA. In addition to the requirement for BOCC approval of an SRA
Application Package, the SRA shall be subject to other applicable
regulations in the Code, including but not limited to subdivision and site plan
approval; however, no further review or approval of the SRA under this
section or in the Code shall be required except for an amendment requested
by the applicant or a successor in interest.
D. Update Stewardship Credits Database
Following the effective date of the approval of the SRA, the County shall
update the Stewardship Credits Database used to track both SRA Credits
generated and SRA Credits consumed.
E. Update the RLSA Overlay Map & Official Zoning Atlas
Upon the approval, with or without conditions, of the application for
designation of a Stewardship Receiving Area (SRA) , The Official Zoning
Atlas shall be updated to reflect the designation of the SRA. The County will
delineate the boundaries of each approved SRA with the symbol "RLSA-
SRA # _." Sufficient information shall be included on the updated zoning
maps so as to direct interested parties to the appropriate public records
associated with the designation, including but not limited to Ordinance
number and SRA Designation Application number. After the approval of any
SRA, and during the County's next regular Future Land Use Map
amendment process, as a ministerial act and for information purposes only,
the County will delineate the boundaries of the approved SRA on the Future
Land Use Map and on the RLSA Overlay Map and amend the Capital
Improvements Element and Traffic Circulation Element to reflect any public
facilities needed to serve the approved SRA.
F. Conditional Stewardship Receiving Area (SRA) Designation
If, at the time of the approval of the Stewardship Receiving Area (SRA)
Application Package by the Board of County Commissioners, the applicant
has not acquired the number of Stewardship Credits needed to entitle the
- 33-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
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;
- 34-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
(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 change 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
(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
- 35-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
adjacent to the site, watercourses, and other important physical
features within and adjoining the proposed development;
d. Identification of all proposed Context Zones within the SRA,
proposed pedestrian network, proposed open space, proposed
conservation/ preservation areas, lakes and/or other water
management facilities, the location and function of all areas proposed
for dedication or to be reserved for community and/or public use, and
areas proposed for recreational uses; and
e. The location of all proposed major internal rights of way.
3. The SRA Plan shall identify, locate and quantify the full range
of uses, including accessory uses that provide the mix of services to,
and are supportive of, the residential population of an SRA, and shall
include, as applicable, the following:
a. Title page to include name of project;
b. Index/table of contents;
c. List of exhibits with exhibit date shown;
d, Statement of compliance with the RSLA Overlay and the RLSA
Overlay Zone Regulations;
e. General location map showing the location of the site within the
boundaries of the RLSA Overlay Map (RLSA Figure 1) and in relation
to other designated SRAs and such external facilities as highways;
f. Property ownership and general description of site (including
statement of unified ownership);
g. Description of project development;
h. Legal description of the SRA boundary, and for any WRAs
encompassed by the SRA;
i. The overall acreage of the SRA that requires the consumption of
Stewardship Credits and proposed gross density for the SRA;
j. Identification of all proposed land uses within each Context Zone or
increment describing: acreage; proposed number of dwelling units;
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,Q5.0a.G. for the subject phase;
I. Identification of inclusion of very-low, low and moderate income
housing within the proposed SRA;
- 36-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
m. The proposed schedule of development, and the sequence of
phasing or incremental development within the SRA, if applicable;
n, A Natural Resource Index Assessment as required in Section
4,05,08.D,3,;
o. The location and nature of all existing or proposed public facilities
(or sites), such as schools, parks, and fire stations;
p. Typical cross sections for all arterial, collector, and local streets,
public or private, within the proposed SRA;
q. Development commitments for all infrastructure; and
r, SRA Plan amendment provisions.
F. DRI Master Plan. If applicable, the proposed DRI master plan, or PDA, shall be
included as part of the SRA Application Package, The DRI master plan shall identify
the location of the SRA being designated, and any previously designated SRAs
within the DR!.
G. Design Criteria. Criteria are hereby established to guide the design and
development of SRAs. The size and base density of each form of SRA shall be
consistent with the standards set forth below, The base residential density is
calculated by dividing the total number of residential units in an SRA by the acreage
therein that is entitled through Stewardship Credits. The base residential density
does not restrict net residential density of parcels within an SRA. The location, size
and density of each SRA will be determined on an individual basis, subject to the
regulations below, during the SRA designation review and approval process.
1, SRA Characteristics. All SRAs shall be consistent with the required
characteristics identified within the St. Lucie County Comprehensive Plan,
RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) and the design
criteria in this Section.
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:
- 37-
WPB 899267,3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
· Include clearly defined neighborhoods with each having its own identity and
character and providing focal points in the form of neighborhood-scale retail,
office, civic uses, schools, parks or other public places.
· Foster an urban, pedestrian-oriented environment in a mixed-use Town
Center by co-locating residential, retail, office, civic and other uses in the
Town Center; creating aesthetically pleasing spatial relationships between
streets, sidewalks and building facades; providing for shared and alternative
parking in the Town Center; and locating higher-density residential areas
proximate to the Town Center.
· 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:
RLSA Towns shall have parks or public green spaces within all neighborhoods.
RLSA Towns shall include a minimum of 5 acres of community park per 1,000
people.
RLSA Town Plans shall be coordinated with the St. Lucie County School Board to
provide for the appropriate range of schools, 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. ~
'-,16 C 610 V'-" ''Ít>I.Þ'~ ...fA-a ..5/þ1U /U.~. fi e-, 1~-~k.. ~
I ~ .A.-A/7 ~ $7v/' ~C/~ ~(Z+~) 0-- rr-. ~ //?~ '; ~
¿:...-'I~~' . /L.- fr7A4¿'~ - 38 -
WPB 899267.3 Jr/¡?~ ~ v'V' ~ ~I ~ ~ ~~. .#'~?J
~;z;vsf.All ~ ~,S1 /1._ ..~. //,JO----
. ~ ¿¿;_ ,e;-,;?,;h-" ......¿.y........~ ~/r-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
b. Context Zones.
Context Zones are intended to guide the location of uses and their intensity
and diversity within a RLSA Town, and provide for the transition of uses back
to the surrounding rural environment. A RLSA Town shall include the
following Context Zones and may include additional Context Zones as
approved by the BOCC in the SRA Plan and Master Plan:
þt/)Ø/../
ýr
/ Ad;:::::;!
,/Jr) r~'-- ~"
/ ~0 S~'L
¿/,. J- rv /~-£/-. .
~ ~ .<.rV111Þ'/
fJ~ /J,J;µ r~ VI'
jJ¡¡,..f
i. Town Core. The Town Core shall be the civic center of a
RLSA Town. It is the most dense and diverse zone, with a full
range of uses within walking distance. The Core shall be a
primary pedestrian zone with buildings positioned near the
right-of-way, sidewalks shall be shaded through streetscape
planting, awnings and other architectural elements.
Entrances to structures in the Town Core should reinforce the
pedestrian scale, Parking shall be provided on street and in
. r6fl:/) ,.../ the rear of buildings within lots or parking structures. Signage
~pl ¿; shall be pedestrian scale and designed to compliment the
/>. /~ building architecture. The following design criteria shall apply
/~);///) ~'" r.rv J within the Town Core, Civic or institutional buildings shall be
subject to specific design standards set forth in the SRA Plan
and approved by the BOCC that address the perspective of
these buildings' creating focal points, terminating vistas and
significant community landmarks. .
/ I' ¿; þ$)
5 y/)
~/~/~~
,
a) Uses - commercial, retail, office, civic, institutional,
light industrial and manufacturing, essential services,
residential, live-work, parks and accessory uses. Such
uses may occur in shared use buildings or single use
buildings.
b) The intensity of non-residential development shall
be consistent with the characteristics identified on the
St. Lucie County RLSA Overlay SRA Characteristics
Chart (RLSA Figure 5) herein. More specific intensity
standards may be established during the SRA
designation review and approval process.
c) The density of transient lodging uses shall not
exceed twenty-six (26) dwelling units per Town Core
gross acre.
d) The maximum building height shall be five (5)
stories. The minimum building height shall be two (2)
stories and may additionally include parapet walls or
other architectural features.
e) The minimum lot size shall be 450 square feet.
f) The maximum block perimeter shall be two
thousand five hundred (2500) linear feet.
- 39-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
agreed upon by the County Transportation staff and
the applicant during the pre-application meeting. The
- 40-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
to structures in the Town Center should reinforce the
pedestrian scale. Civic or institutional buildings shall be
- 41 -
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
h) Seating for outdoor dining shall be permitted to
encroach the public sidewalks and shall leave a
WPB 899267.3
- 42-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
residential development, which shall, at a minimum,
adhere to the following:
WPB 899267.3
- 43-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 townhome units.
iii) The minimum building front and side
setback/build-to lines from all property
boundaries shall be zero (0) feet for primary
structures, Rear yard setbacks shall be a
minimum of ten (10) feet for the primary
structure and five (5) feet for any accessory
structures.
iv) Porches, stoops, chimneys, bays,
canopies, balconies and overhangs may
encroach into the front and side yards a
maximum of five (5) feet.
v) The majority of parking spaces shall be
provided off-street in the rear of buildings or
along side (secondary) streets. Parking areas
WPB 899267.3
- 44-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
with the American's with Disability Act as
applicable,
WPB 899267,3
- 45-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
Town Center,
h) At a minimum all proposed streets must include
sidewalks on both sides of the street, parallel to the
right-of-way, and a five (5) feet streetscape area
between the back of curb and the sidewalk.
iv. Neighborhood Edge (optional). Neighborhood Edge is
predominantly a single-family residential neighborhood. This
zone has the least intensity and diversity within the 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,
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.
WPB 899267,3
- 46-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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;
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,
WPB 899267.3
-47-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
· 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:
RLSA Villages shall have parks or public green spaces within all neighborhoods.
RLSA Villages shall include a minimum of 5 acres of community park per 1,000
people.
RLSA Village Plans shall be coordinated with the 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.
b) Each Zone shall blend into the other without the
requirements of buffers.
c) RLSA Villages may include the Context Zone of
Neighborhood Edge.
WPB 899267.3
- 48-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
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.
WPB 899267,3
- 49-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.
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
- 50-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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,
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 SOCC.
WPB 899267.3
- 51 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
5. Compact Rural Development Design Criteria.
a. General. Compact Rural Development (CRD) is a form of SRA that
shall support and further St. Lucie County's valued attributes and
characteristics as defined in the preamble to the Comprehensive Plan.
CRDs provide flexibility with respect to the mix of uses and design
standards by allowing an eco-tourism lodge, office, welcome center or
research facility that would have a unique set of uses and support
services different from a traditional residential village. It could contain
transient lodging facilities and services appropriate to eco-tourists or
researchers, but may not provide for the range of services that are
necessary to support permanent residents. CRDs provide flexibility
with respect to the mix of uses and design standards. A CRD may
include, but is not required to have, permanent residential housing, but
only if the housing supports and is associated with the proposed non-
residential use(s).A CRD shall conform to the characteristics as set
forth in RLSA Figure 5 with a minimum size of 20 acres and a
maximum size of 100 acres.. To maintain a proportion of CRDs to
RLSA Villages and RLSA Towns, a RLSA Village or RLSA Town must
be approved prior to not more than 3 CRDs.
The uses and acreage shall be included on any Compact Rural
Development master plan.
b. Building height - Three (3) Stories
c. For single-family residential uses:
i) Minimum lot area: One thousand 1,000 square feet.
ii) Setbacks and encroachments to be defined in the SRA
development Document.
iii) Required off-street parking for single-family dwelling units shall
be permitted at the front, side or rear of the lot.
d. Non-residential uses:
i) Location: at intersection corner. Mid- block locations are not
allowed.
ii) Maximum square footage per use is five thousand (5,000),
iii) Maximum square footage per location is twenty thousand
(20,000).
iv) Minimum lot area: No less than the minimum lot area of the
smallest adjacent lot.
v) The minimum front and side building setback shall be zero (0)
feet. If located adjacent to an existing structure, the minimum
front and side setback shall be equal to the setback of the
adjacent property. The minimum rear setback shall be twenty
WPB 899267.3
- 52-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
(20) feet for the primary structure and five (5) feet from the rear
property boundary for any accessory structures, Access shall
comply with the American's with Disability Act as applicable.
vi) On-street parking may be provided along the lot street
frontage. All off-street parking shall be screened from the street
and adjacent property by a wall, fence or landscaping.
vii) Landscaping. Minimum of one hundred (100) square feet of
shrub planting per two thousand (2,000) square feet of building
footprint, and on tree per four thousand (4,000) square feet of lot
area, inclusive of street trees. Plantings shall be in planting areas,
raised planters, or planter boxes in the front of the building or as
otherwise allowed. Minimum of turf grass for the remainder of the
property,
ix) At a minimum all proposed streets with the exception of alleys
must include a sidewalk on both sides of the street, parallel to the
right-of-way, and a five (5) foot streetscape area between the back
of curb and the sidewalk.
e) Streets, Shall be designed to support the rural character of the
Compact Rural Development
6. Buffer Required. Each SRA must include an edge area to provide a
transition from the SRA to adjacent land uses, The edge area shall be
designed to be compatible with the character of the adjoining property, based
upon site specific conditions, The edge area of an SRA shall be an average
one hundred (100) feet in width and may include Open Space; landscape
buffers; forested or reforested areas; compatible agricultural uses; roads or
multi-modal transportation facilities; active or passive recreational areas;
connections to present or planned regional greenways or trails; habitat
restoration; stormwater management lakes, ponds or flow-ways; and similar
uses unless otherwise prohibited by Policy 4.9 of the St. Lucie County Rural
Land Stewardship Area Overlay,
7. Infrastructure Required, An SRA shall have adequate infrastructure
available to serve the proposed development, or such infrastructure must be
provided concurrently with the demand as identified in Chapter 5 of the St.
Lucie County LDC, The level of infrastructure required will depend on the
type of development, accepted civil engineering practices, and the
requirements of this Section.
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,
WPB 899267.3
- 53-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
stormwater management, solid waste, schools, and parks and
recreation.
c. Centralized or decentralized community water and wastewater
utilities are required in RLSA Towns and RLSA Villages.
Centralized or decentralized community water and wastewater
utilities shall be constructed, owned, operated and maintained by
St. Lucie County Utilities or another governmental utility provider
per an interlocal agreement with the County. As the RLSA
Overlay, pursuant to Section 163,3177(11)(d), F.S., is outside the
County's urban services boundary, and RLSA Towns and RLSA
Villages will therefore be outside the County's urban services
boundaries, such water and wastewater utilities shall be included
in the County or other governmental utility service territory without
the requirement to move the urban services boundary. Developer
shall have the option of designing, permitting, and constructing the
water and wastewater utility within the RLSA Overlay, for the
benefit of the County, using innovative financing vehicles to fund
or provide satisfactory reimbursement for the developer's
investment and unreimbursed expenses in design, permits,
construction, infrastructure, impacts and requirements, including
but not limited to community development districts, or voluntary
assessment units, The water and wastewater utility shall be
conveyed to the County upon receipt of the appropriate operating
perm its, The provision of water and wastewater utilities in the
RLSA Overlay shall not be delayed by any potential future
consolidation of utilies in St. 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, 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. Central
water and wastewater services shall not be provided beyond the
RLSA boundary except as authorized by the Comprehensive Plan.
d, Although water, sewer and other utilities may run through areas
outside the RLSA boundary, or as part of a regional system, no
connection to such services outside the RLSA Overlay is allowed
unless those properties are also included in the RLSA boundary
except as authorized by the Comprehensive Plan.
e, Although no restrictions shall be placed on adjacent lands not
within the RLSA boundary, the County shall, within two (2) years
of the adoption of the RLSA Overlay, establish additional
WPB 899267.3
- 54-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
incentives for property outside any SRA boundary, to provide
buffers, greenways and other separations to any established SRA.
1. 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 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 CRDs
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 green building technology and considers
adopting green building standards.
8. Requests for Deviations from the LDC, The SRA Plan may provide for
nonprocedural deviations from the LDC, provided that all of the following
requirements are satisfied:
a. The deviation(s) are consistent with the Comprehensive Plan,
including the RLSA Overlay;
b. The deviation(s) further the RLSA Overlay Zone Regulations and
are consistent with the specific Design Criteria from which Section
4.05.08,G. expressly prohibits deviation; and
c. The applicant can demonstrate to the satisfaction of the BOCC
that the proposed deviation(s) further enhance the tools, techniques
and strategies based on principles of innovative planning and
development strategies, pursuant to Florida Rural Land Stewardship
statute, § 163.3177 (11)(d), F.S., and Rule 9J-5.006(5)(L), F.A.C,
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
indicate the degree to which the SRA is consistent with the fiscal neutrality
WPB 899267.3
- 55-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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
that is submitted as part of an SRA Application Package. The assessment
- 56-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
shall specify how the applicant will meet the adopted level of service standard
for potable water. In addition, the potable water assessment shall consider, to
the extent applicable, the disposal of waste products, if any, generated by the
proposed treatment process. The applicant shall identify the sources of water
proposed for potable water supply.
3. Wastewater. A wastewater assessment shall be prepared by the applicant
as a component of the Public Facilities Impact Assessment Report that is
submitted as part of an SRA Application Package, The assessment shall
specify how the applicant will meet the adopted level of service standard for
wastewater treatment. In addition, the wastewater assessment shall
specifically consider, to the extent applicable, the disposal of waste products
generated by the proposed treatment process.
4. Solid waste. A solid waste assessment shall be prepared by the applicant
as a component of the Public Facilities Impact Assessment Report that is
submitted as part of an SRA Application Package. The assessment shall
specify how the applicant will meet the adopted level of service standard for
solid waste, In addition, the assessment shall identify the means and
methods for handling, transporting and disposal of all solid waste generated
including but not limited to the collection, handling and disposal of recyclables
and horticultural waste products. The applicant shall identify the location and
remaining disposal capacity available at the disposal site,
5. Stormwater Management. A stormwater management impact assessment
shall be prepared by the applicant as a component of the Public Facilities
Impact Assessment Report that is submitted as a part of an SRA Application
Package. The stormwater management impact assessment shall specify how
the applicant will meet the adopted level of service standard for stormwater
and shall also provide the following information:
a. An exhibit showing the boundary of the proposed SRA including
the following information:
i. The location of any WRA adjacent to an SRA;
ii. A generalized representation of the existing stormwater flow
patterns across the site including the location(s) of discharge
from the site to the downstream receiving waters;
iii. The land uses of adjoining properties and, if applicable, the
locations of stormwater discharge into the site of the proposed
SRA from the adjoining properties.
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;
WPB 899267.3
- 57-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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.A.2.
6. Parks and Recreation. A parks and recreation assessment shall be
prepared by the applicant as a component of the Public Facilities
Impact Assessment Report that is submitted as part of an SRA
Application Package. The assessment shall specify how the applicant
will meet the adopted level of service standard for parks and
recreation. In addition, the assessment shall describe the parks and
recreational facilities that will be provided on-site; which shall be open
to the public and/or dedicated to the County; and for those parks or
facilities not dedicated to the County, the entity responsible for
operating and maintaining such parks or facilities. The Assessment
shall also indicate public ownership of lands adjacent to the SRA
boundary.
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.
- 58-
WPB 899267.3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
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 BOCC that the SRA will be fiscally neutral or positive to St.
Lucie County, It shall further provide for:1) the monitoring of fiscal neutrality
at the end of the first ten (10) years of development, and every five (5) years
thereafter, and at the horizon year (build-out); 2) modification of the project or
other remedial measures in the event a negative fiscal impact is identified
during monitoring; and 3) the authorization of the specific techniques that will
be utilized to support fiscal self-sufficiency such as Community Development
Districts, Independent Special Districts, private partnership agreements, and
public-private developer or interlocal agreements. Development phasing and
funding mechanisms under a final development order shall address any
adverse impacts to adopted minimum levels of service standards adopted in
the St. Lucie County Comprehensive Plan and Land Development Code, In
the event that water and wastewater utilities are provided by a private utility
provider, those services shall not be addressed in the periodic fiscal
monitoring required by this regulation. 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
WPB 899267.3
- 59-
81. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
maintenance of a public facility to a Community Development District,
Independent Special District or other unit of local government.
WPB 899267,3
- 60-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 9/6/06
APPENDIX
The following forms are hereby adopted to implement the provisions of this Section:
1. SSA Application.
2. SRA Application.
WPB 899267.3
- 61 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 8~/7§/06
DRAFT
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 the :)rinciples of Florida's Rural Land
Stewardship Act, pursuant to Florida Rural Land Stewardship Statute § 163.3177(11)(d),
F.S. The RLSA Overlay Zone shall include innovative and incentive based tools, techniques
and strategies that are not dependent on a regulatory approach, but will complement
existing local, regional, state and federal regulatory programs, This Section is intended to
recognize the unique characteristics of certain lands within unincorporated St. Lucie County
and to protect and conserve agricultural lands, to promote agriculture within Stewardship
Sending Areas (SSAs), and to direct incompatible uses away from wetlands. It is further
designed to discourage urban sprawl though the RLSA program, and to ensure
development within the RLSA that includes a functional mix of land uses and promotes
economic diversification within Stewardship Receiving Areas (SRAs). The regulations and
definitions in this Section shall apply only within the RLSA Overlay Zone.
4.05.02 Specific Definitions Applicable to the Rural Land Stewardship Area (RLSA)
Overlay Zone
As used in the RLSA Overlay Zone, the terms set forth below shall have the following
meanings to the exclusion of any meanings ascribed to such terms in Section
2.00,002,00.00. but shall acclv onlv within the RLSA Overlav 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, F.A.C., even if the RLSA Town
or RLSA Village is not a Development of Regional Impact. Pursuant to Section
163.3177(11)(d)4,c. F.S.. anv SRA tha! incl.udes residential ~~f~;~:~:~.~~~ .~rovi~: ~~r
adeauate affo~da~le or ~orkforce houslna. In the amou~t ~~~~ h~~·~:- ~~f~~ htlJ unL 1_
that SRA on-site. Includlna verv-Iow. low and moderate In____ ___ In___--' t_e
develocment anticicated in the SRA.
AGRICULTURE INDEX. A measurement system that establishes a value for existing
agriculture activities where all land use layers above agriculture are removed through
approval of an SSA by the BOCC and recordation of a Stewardship Easement
Agreement.
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, g~/7§/06
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.
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,
CLASSIFICATION. The systematic grouping of shared characteristics based on the
analyses of Natural Resource Index factors resulting in classified areas of Habitat
Stewardship Areas (HSA), Hydrologic Stewardship Areas (HYSA) and Water Retention
Areas (VVRA) as depicted on the St. Lucie County Rural Land Stewardship Area Overlay
Map (RLSA Figure 1),
COMPACT RURAL DEVELOPMENT (CRD). A form of SRA development that provides
flexibility with respect to the mix of uses and design standards. A CRD may inCIU::, ~~t
is net requires te ha'/e 3ermanent residential heusing and the services ana faciliti-~ t~-t
sU 3pert permanent residents, An example ef a CRD without perm:,ment residential
hOblsing is an ecetourism CRD bv allowina an eco-tourism lodae. office welcome center
or research facilitv that would have a unique set of uses and support services different
from a traditional residential village, It m::Jycould contain transient lodging facilities and
services appropriate to eco-tourists or researchers, but may not provide for the range of
s~rvices that are nec~ssary to support ~ermanent residents. ~~~~ ~r~~~~e ~~~~b~i~V
with rescect to the mix of uses and deslan standards. A CRD ___ In_I___ ~ b____ __t
WPB 899267 3
-2-
S1. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, g~/7§/06
reauired to have. Dermanent residential housina. but onlv if the housina ~~~~~rts ~n~ i:
associated with the DroDosed non-residential use(s),A C~ ~~a~ ~o .;~ ~ t; ;t;
characteristics as set forth in RLSA Fiaure 5 with a minimu si f r s n
maximum size of 100 acres.. To maintain a DroDortion of c~~~~~ R;~~ ~~~i~; ;nd
RLSA Towns. a RLSA Villaae or RLSA Town must be aDDrov i r t than 3
CRDs,
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 H:lI:t~let. 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 SOCC.
DECENTRALIZED WASTEWATER SYSTEM: Onsite and/or cluster wastewater
systems used to treat and disperse or discharge small volumes of wastewater, generally
from dwellings and businesses that are located relatively close together. Decentralized
systems in a particular management area or jurisdiction are managed by a private
management entity.
DECENTRALIZED WATER SYSTEM: Onsite and/or cluster potable water system
consisting of a water supply, a water treatment facility and distribution of small volumes
though piping to users that are located relatively close together. Decentralized systems
in a particular management area or jurisdiction are managed by a private management
entity.
DENSITY, GROSS. The number of residential dwelling units per gross acre of land
within the development.
DENSITY, NET. The number of residential dwelling units per Net Residential Acre of
land within the development.
ECO-TOURISM. The practice of touring natural habitats and support facilities thereof in
a manner meant to minimize ecological impact.
ELIGIBLE SENDING AREA. All lands within the RLSA Overlay Zone.
ELIGIBLE RECEIVING AREA. Only those lands within the RLSA Overlay Zone
designated as "Open" and having an NRI of 1.4 or below,
EXISTING AGRICULTURE ACTIVITY INDEX. The index comprising the Agriculture
Index Factor. The index value is based on the intent of conserving agriculture in St.
Lucie County,
WPB 899267 3
-3-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, g~l7§106
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.
HAMliT. A form of SR.^. de'.'elopment that are small rl:Jral residential areas 'Nith
primarily single family housing ana a limitea range of son'¡enieRCe orientea services,
Hamlets serve 3S a mere sl:Jstainaele alternati'¡e to traditional fi'¡e (5) 3sre lot rural
subdivisions Gurrently allowed by the underlying zaRing,
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.
WPB 899267 3
-4-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, g~l7§/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; or RLSA Village or Hamlet. The zone may be predominantly
single-family residential and recreational uses. The Neighborhood Edge may be used to
provide a transition to adjoining land uses.
NEIGHBORHOOD GENERAL. A Context Zone that creates community diversity with
the inclusion of a mix of single and multi-family housing, neighborhood scale goods and
services, schools, parks and other recreational uses, and Open Space.
OPEN. Privately owned lands delineated on the Rural Land Stewardship Area Overlay
Map (RLSA Figure 1), the majority of which have a Natural Resource Index Value of 1.4
or less, and are typically suitable for development.
OPEN SPACE. Any parcel or area of land or water that is set aside, open and
unobstructed to the sky, and designated or reserved for public or private use or
enjoyment. Open Space includes active and passive recreational areas such as parks,
playgrounds, ball fields, golf courses, lakes, waterways, lagoons, reservoirs, flood plains,
nature trails, buffers, native vegetation preserves, landscape areas, public and private
conservation lands, agricultural areas (not including structures), easements for
underground utilities, and water retention and management areas, Buildings shall not be
counted as part of any Open Space calculation, Vehicular use surface areas of streets,
alleys, driveways, and off- street parking and loading areas shall not be counted as part
of any Open Space calculation,
PATHWAY. A defined corridor for the primary use of non-motorized travel.
POST-SECONDARY INSTITUTION ANCILLARY USES. Any use or facility owned by a
public or private post-secondary institution.
-5-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+2/06
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 lamest and most diverse form of
SRA, with a full ranae of housina tvoes and mix of uses. Towns have hiah level services
and infrastructure which suooort develooment that is sustainable. mixed use. walkable
and orovides a balance of land uses to reduce automobile trios and increase livabilitv.
Towns are comorised of several neiahborhoods that have individual identitv and
character.
RLSA VILLAGE. RLSA Villaaes are a form of SRA and are orimarilv residential
communities with a diversitv of housina tvoes and mix of uses aoorooriate to the scale
and character of the oarticular RLSA Villaae. RLSA Villaaes are comorised of residential
neiahborhoods and shall include a mixed-use villaae center to serve as the focal ooint
for the communitv's suooort 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).
-6-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &2¡:7~/06
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.
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.B.
- 7-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/1§/06
STEWARDSHIP CREDIT DATABASE. A database maintained by the County that
keeps track of all of the Credit transactions (creation of Credits through SSA designation
and the use of Credits through SRA designation) approved by the County.
STEWARDSHIP CREDIT SYSTEM. A system that creates incentives to protect and
preserve natural resources, cultural and historical areas, and agricultural areas in
exchange for the use of Stewardship Credits to entitle development. The greater the
natural resource, agricultural, historical or cultural value of the area being preserved, the
greater the number of Stewardship Credits can be generated, Credits are generated
through the designation of SSAs and consumed through the designation of SRAs.
Credits may also be created and held for future transfer.
STEWARDSHIP CREDIT USE AND RECONCILIATION APPLICATION. An application
required to be submitted by an Applicant as part of an SRA Application Package in order
to track the transfer of Credits from SSA(s) to SRA(s),
STEWARDSHIP CREDIT WORKSHEET. An analytical tool that describes the
Stewardship Credit calculation process including the Natural Resource Index, Agriculture
Index and Sending Area Land Use Layer components shown as RLSA Figure 2 .
STEWARDSHIP EASEMENT AGREEMENT. An agreement that is required to be
prepared and submitted by an applicant for an SSA. Such an agreement is required for
all SSA Applications, The agreement shall impose a restrictive covenant or grant a
perpetual restrictive easement that shall be recorded for each SSA, shall run with the
land and shall be in favor of St. Lucie County and one (1) or more of the following:
Florida DEP, Florida Department of Agriculture and Consumer Services, SFWMD, or a
recognized land trust. The Stewardship Easement Agreement shall identify the specific
land management measures that will be undertaken and the party responsible for such
measures, including performance standards and annual monitoring requirements.
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
(YVRA) .
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,
TOt4!N. Towns 3re a form of SRI\. ons are the lar:gest and most diverse form of SRA,
with a f~1I range of ho~sing types anS mix of ~ses. Towns have high le'.'el services and
infr3strusture ':.'hich s~pport development that is s~stainable, mixed use, walk3ble, 3nd
provides a balance of land uses to red~ce a~tomoÐile trips anS increase livability. Towns
are comprises of several neighborhoods that have indi...is~al identity and choraster.
-8-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 8')/+2/06
TARGETED INDUSTRY: Businesses identified bv the St. Lucie Countv Growth
~:~£a~::~ ~=::~~t in coniunction with the Economic Develocment Council as
si.ab r. i arowth in the Countv. Such businesses are set forth everv two
v~;r~i~~~~~~ i~~~~:' tOb Growth Investment Grant Proar~m ,and inc.lude a ~ide ranae
o c 'a r a bv the Board of Countv CommiSSioners IS reaUlred when
crocosed within the RLSA Overlav.
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.
VllLAG&. Villages are a form of SRA ana are primarily resiaential commlolnities with a
~=:~y af hOlolging types and mix af IoIses ap¡aro¡ariate ta the ssale and character af the
i ar village. Villages are com¡arised of resiaential neighbarhooag ana shall include
a mixod IoIge village center to serve as the focal ¡aoint for the cammunity's support
services ana 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 alona which wide-ranaina
~~~al~ t~~~~~ ~~:n~~ ~annv.~~~caaate. aenetic interchanae ca~ occur, coculations can
e In r n I mental chanaes and natural disasters. and threatened
scecies can be reclenished 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,
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.
- 9-
WPB 899267 3
S1. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/::¡'fj/06
A. The lands included in the RLSA Overlay Zone and to which the RLSA Overlay Zone
Regulations apply are depicted by the St. Lucie County Rural Land Stewardship Area
Overlay Map (RLSA Figure 1) in the St. Lucie County Comprehensive Plan.
B. Within the RLSA Overlay Zone, lands may be designated to implement the
Stewardship Credit system as follows:
1. Establishment of SSA designations. A RLSA Overlay Zone classification to be
known as SSAs, and to be designated on the official zoning atlas by the
symbol "RLSA-SSA #_", is hereby established. This Overlay Zone
classification will be used for those lands within the RLSA Overlay Zone that
are designated by the Board of County Commissioners (BOCC) as SSAs. The
approval of this designation shall be governed by the procedures as
prescribed in the RLSA Overlay Zone Regulations.
2. Establishment of SRA designations. A RLSA Overlay Zone classification to be
known as SRAs, and to be designated on the official zoning atlas by the
symbol "RLSA-SRA #_", is hereby established. This Overlay Zone
classification will be used for those lands within the RLSA Overlay Zone that
are designated by the BOCC as SRAs. The approval of this designation shall
be governed by the procedures as prescribed in the RLSA Overlay Zone
Regulations.
4.05.04. LAND USES ALLOWED IN THE RLSA OVERLAY ZONE
Permitted land uses allowed within the RLSA Overlay Zone are of two (2) types: those
allowed by the underlying zoning prior to designation of SSAs and SRAs; and those uses
provided for in SSAs and SRAs after designation, The underlying permitted uses within the
RLSA Overlay Zone are defined in the underlying zoning. Lands that are in the RLSA
Overlay Zone but that have not been designated as an SSA or SRA, maintain the same
underlying zoning and conditional use rights, including uses and densities and intensities of
use, until such zoning and conditional use rights are changed pursuant to the St. Lucie
County Rural Land Stewardship Area Overlay and the provisions of this Section:,.
4.05.05. STEWARDSHIP CREDITS
A. Establishment of a Stewardship Credit Database, The Growth Management
Director or designee shall cause to be developed a Stewardship Credit Database to
track the generation (by SSAs) and consumption (by SRAs) of Stewardship Credits
within the RLSA Overlay Zone. The database shall be in an electronic form that can
be linked to the RLSA Overlay Map (RLSA Figure 1) and can readily produce reports
that will afford convenient access to the data by the public, The database shall be
updated upon approval of an SSA or SRA Application Package.
B. Density and Use. Except as provided herein, there shall be no change to the
underlying density and permitted uses of land within the RLSA Overlay Zone, as set
forth in the underlying zoning. No part of the Stewardship Credit System shall be
imposed upon a property owner without that owner's written consent. The underlying
- 10-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 821+2/06
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 anv lands in an SSA are encumbered bv a
~~~~:~:. ~he ~~:~ ~f such lands shall be reauired to obtain from the holder of the
_ _ c t and ioinder aareeina to the imcosition of the Stewardshic
Ëi~~~~~ .~~~~~t~nt on the, lands encumbered bv the mortaa~e, and the
s r tl f I ~ortaaae. hen or encumbrance to the Stewardshlc Easement
Aareement.
D. Transfer of Stewardship Credits, Credits can be transferred only to lands
within the RLSA Overlay Zone that meet suitability criteria in Section 4.05.08.A.1.
Stewardship Credits may be transferred to another entity, to an eligible receiving
area, or applied to an SRA. The procedures for the establishment and transfer of
Credits and SRA designation are set forth herein. Stewardship Credits will be
exchanged for additional residential or non-residential entitlements in an SRA on a
per acre basis. Stewardshic Credits shall onlv be used within accroved SRAs,
E.~lIocation of Stewardship Credits. Stewardship Credits generated from one
(1) SSA may be allocated to one or more SRAs, and an SRA may receive
Stewardship Credits generated from one or more SSAs.
4.05.06. LANDS WITHIN THE RLSA OVERLAY ZONE PRIOR TO SSA OR SRA
DESIGNATION
- 11 -
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS 8-2/:¡'f}/06
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.
- 12-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS &2/+~/06
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,
B. SSA Credit Generation - Stewardship Credit System. Stewardship Credits
(Credits) are created from any lands within the RLSA Overlay Zone from which one
(1) or more Sending Area Land Use Layers are removed and that are subsequently
designated as SSAs by the SOCC.
1. Matrix Calculation, The number of Credits generated through designation as
an SSA is established in a matrix calculation as follows, and as set forth on
RLSA Fiaure 2 (Stewardshic Credit Worksheet):
Natural Resource Stewardship Credits: Natural Resource Index J:aGtÐF
Vak:leFactorValues X Acreage X Sase ValweLand Value Removed = # of Stewardship
Credits for Natural Resources
Plus tif anv):
Aariculture Stewardshio Credits lif aoolicable\: Acreaae X Land Value Removed = #
of Stewardshio Credits for Aariculture
Plus tif anv):
Cultural Heritaae Resource Credits tif aoolicable\: Acreaae X .5 = # of Stewardshio
Credits for Cultural Heritaae
A methodology has been adopted in the Comprehensive Plan for the
calculation of Credits based upon: 1) the Natural Resource or Aariculture Index
Value of the land being designated as an SSA, and 2) the number of Sending
Area Land Use Layers being eliminated, Incenti'.'e from that landlncentive
Credits are also established to encourage the protection and conservation of
- 13-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &21+2/06
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.
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, creationrestoration
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.
- 14-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 8-21+(;/06
d. One (1) or more of the following eligibility criteria shall be used in
evaluating a request for Restoration Stewardship Credits:
i. Land could be converted or restored (i.e. from a grove to pasture
having habitat value);
ii. Documentation of state or federal listed species utilizing the land
or a contiguous parcel. Such lands do not have to be under
common ownership with the lands proposed to be restored.
iii. Uplands or wetlands that could be restored and managed to
provide habitat for specific listed species,
iv. Lands within foraging distance from a wading bird rookery or other
listed bird species colony, where restoration and proper
management could increase foraging opportunities,
v. Lands where restoration would improve environments for
recreation and eco-tourism activities.
vi. Lands within a designated Comprehensive Everglades
Restoration Program (CERP) project.
:. :~:~~e ~orridor Incentive Credits. Wildlife corridors helc increase the use
n fl ws between fracmented habitats imcrovinc the fitness of scecies.
~i~dje :~h~~ ~~e RLSA that function, or could function with imcrovement. as a
. Ii r 'd will be elicible for additional 0.5 credits cer acre. The followinc
criteria must be met to receive Wildlife Corridor Incentive Credit:
a. The acreace in cuestion must connect two fracmented habitats known to harbor
~~ ~~~l~~d~~~~~~:a~e habitat f~r wildlife or clan~ scecies listed ~s endanc~r~d.
r __-- ___cles of sceclal concern bv either the U,S. Fish and Wildlife
Š~~~~ lUSFWS) or the Florida Fish and Wildlife Conservation Commission
(FFWCC) at the time of acclication for credit.
i. The corridor should be desicned based on use bv one or more
tarceted scecies.
ii. Th~~e must be data confirminc the existence of the tarceted
scecies on land croximate or adiacent to the crocosed corridor
~~d an analvsis iustifvinc the use or cotential use of the corridor
bv the tarceted scecies.
iii. The state or federal acencv with iurisdiction over the tarceted
scecies must concur with the analvsis that the crocosed wildlife
corridor is iustified.
b. The ~~re~~~ i~ ~uestion must be lame enouch and crovide suitable habitat for
the e h_ arceted scecies to minimize edce effect and encourace the
:~~;r:~it ~f ~:e tarceted scecies between the fracmented habitats. This
r _ i ._nt s II be met throuch consent of staff from the USFWS and/or
FFWCë, Ä ~~r~idor that mav be advantaceous for one scecies mav not fulfill
the needs of another scecies.
- 15-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/~/06
iii.
The corridor should be as wide as cossible with a minimum width
of 1 .000 feet.
Housinc or similar human imcacts. other than acriculture. will not
be allowed to croiect into the corridor. forminc imcediments to
movement bv the tarceted scecies.
Certain scecies. carticularlv birds. mav not need a continuouslv
link~d corridor. A series of sites with suitable habitat mav suffice
~s a linkace between laraer fracmented habitats for certain
scecies,
i.
ii.
5.6.L.Jndices and Values. A set of Index Factors has been established as part of
the Stewardship Credit Worksheet (RLSA Figure 2).
a, Natural Resource Indices,
Land Cover/Land Use Indices
Soils/Surface Water Indices
Listed Species Indices
RLSA Overlay Characteristic Indices (HSA, HYSA, WRA)
b, Agriculture Index,
Existing Agriculture Activity (removal of layers 1 2 and 3)
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 Rural Land
Stewardship Area Sending Area Land Use Layer Matrix (RLSA Figure 4) set forth
below. Each Layer incorporates the permitted or conditional uses allowed under
the underlying zoning, Each Layer listed below has an established Credit value
(percentage of a base Credit) developed during the RLSA Overlay Study. At the
time of SSA application, a landowner proposing to have land designated 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
- 16-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82/12/06
~a~er ~~ assianed a oercentaae of a base credit in the Worksheet (RLSA Fiaure 2),
h a ianed oercentaae for each laver to be removed is added toaether and then
~o~l~:~~~~ bv the Natural Resource Index value and the Aariculture Resource (if
, e) on a oer acre basis. olus the Cultural Incentive Credit (if anv) and
Wildlif; C~rridor Incentive Credit (if anv) to arrive at a total Stewardshio Credit
Value of land beina desianated 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
-17-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+§/06
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, pastu re, 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
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
buggies, horse and
similar modes of
transportation
Family day care Industrial wastewater Agricultural labor Excavation incidental Hunting Cabins
homes disposal housing to Agricultural
Operations
Family residential Manufacturing Farm products Single-family Water management,
homes as defined in warehousing and detached dwelling groundwater
the LDC storage unit or mobile home, rech arge
1 unit per 500 acres
Retail trade Forestry Riding Stables Restoration,
mitigation
Sewage disposal Research faci lities, 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
- 18-
WPB 899267 3
S1. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/::¡'§/06
C. SSA Application Package. An application to designate lands(s) within the
RLSA Overlay Zone as an SSA shall be filed pursuant to the regulations of this
Section. An SSA Application Package shall include the following:
1, SSA Application. A landowner or his/her agent, hereafter "applicant," shall
submit an application for the designation of SSA for lands within the RLSA
Overlay Zone to the Growth Management Director or his designee, on an
approved application form. The application shall be accompanied by the
documentation as required by this Section, including a completed
Stewardship Credit Worksheet (RLSA Figure 2) that reflects the pertinent
information requested below,
2. Application Fee, An application fee shall accompany the application.
3. Natural Resource Index Assessment. The applicant shall prepare and
submit as part of the SSA Application a report entitled Natural Resource
Index Assessment that documents the Natural Resource Index Value scores.
The Assessment shall include a summary analysis that quantifies the number
of acres by Index Values, the permitted land uses being removed, and the
resulting number of Credits being generated, The Assessment shall:
a. Verify that the Index Value scores assigned during the RLSA
Overlay Designation are still valid through recent aerial photography
or satellite imagery, agency-approved mapping, or other
documentation, as verified by field inspections.
b, If this Assessment establishes that the Index Value scores
assigned during the RLSA Overlay Study are no longer valid, the
Assessment shall document the Index Value scores of the land as of
the date of the SSA Designation Application.
c, Quantify the acreage of agricultural lands, by type, being protected
and conserved;
d. Quantify the acreage of non-agricultural acreage, by type, being
protected and conserved;
e. Quantify the acreage of all lands by type within the proposed SSA
that have an Index Value greater than 1.4.
4. Support Documentation. In addition, the following support documentation
shall be provided for each SSA being designated:
a. Legal description, including sketch or survey;
b, Acreage calculations, e.g., acres of HYSAs, HSAs, and WRAs,
etc., being put into the SSA;
c, RLSA Overlay Map (RLSA Figure 1) delineating the area of the
RLSA Overlay Zone being designated as an SSA;
- 19-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &2J.+~/06
d. Aerial photograph(s) at a suitable scale, delineating the area being
designated as an SSA;
e. Natural Resource Index Map of area being designated as an SSA;
f, FOOT Florida Land Use Cover and Forms Classification System
(FLUCFCS) map(s) at a suitable scale delineating the area being
designated as an SSA on an aerial photograph;
g. Listed species occurrence map(s) from United States Fish and
Wildlife Service, Florida Fish Wildlife Conservation Commission,
and Florida Natural Areas Inventory, delineating the area being
designated as an SSA;
h. United States Department of Agriculture-Natural Resources
Conservation Service (USDA-NRCS) Soils map(s) delineating the
area being designated as an SSA;
i. Documentation to support a change in the related Natural
Resource Index Value scores, if appropriate; and
j. Calculations that quantify the number of acres by Index Values,
the sending area land use layers being removed, and the resulting
number of Credits being generated,
k. If applicable, the number of Credits to be granted for Agricultural
Incentive Credits
I. If applicable, the number of Credits to be granted for Cultural
Heritage Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for Cultural
Heritage (i.e. as an archeological or historical site by an
archeologist or historian);
(2) A map depicting the land being designated as an SSA,
with the lands to be designated as a cultural heritage site;
(3) The number of Incentive Credits to be granted for the
lands designated a cultural heritage site;
(4) An Archeological and/or Historical Analysis and Report,
which shall include a written evaluation of the area or site
consistent with the requirements of Chapter 1A-46, F.A.C.,
adopted by the State Historic Preservation Officer;,
m. If applicable, the number of Credits to be granted for Restoration
Incentive Credits, together with the following information:
(1) A legal description of lands to be designated for restoration;
(2) A map at a suitable scale depicting the land being designated
as SSA, with the lands to be designated for restoration for which
- 20-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
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 aDDlicable. the number of Credits to be aranted for Wildlife
Corridor Incentive Credits. toaether with the followina information:
(1) A leaal descriDtion of lands to be desianated for wildlife
corridor:
(2) A maD at a suitable scale deDictina the land beina desianated
as SSA. with the lands to be desianated for wildlife corridor
(3) The number of Wildlife Corridor Incentive Credits to be
aranted
(4) A Wildlife Corridor Analvsis and ReDort, which shall include a
written evaluation of the wildlife corridor area's existina
ecoloaical/habitat value
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:
- 21 -
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &2/~/06
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
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.
- 22-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+2/06
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
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.
- 23-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+g/06
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 recommendationcomments 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 BOCC.
The notice shall state the date, time and place of the hearing, the title of the
proposed Ordinance, and the place or places within the County where the
proposed Ordinance and the SSA Application Package may be inspected by
the public, The notice shall provide a general description and a map or sketch
of the affected land and shall advise that interested parties may appear at the
hearing and be heard with respect to the proposed Ordinance. The BOCC
shall review the staff report and recommendations, oral and written
submissions from the public received at the hearing and, if it finds that all
requirements for designation have been met, shall, by Ordinance, approve
the application, If the BOCC finds that one (1) or more of the requirements for
designation have not been met, it shall either deny the application or approve
it with conditions mandating compliance with all unmet requirements.
Approval of such Ordinance shall require a majority vote by the BOCC.
3. Legal Description. Following the BOCC's approval of the SSA Application
and SSA Credit Agreement, a legal description of the land designated SSA,
the SSA credits granted, and the executed Stewardship Easement
Agreement applicable to such lands (as prepared by the SSA Applicant and
reviewed and approved by St. Lucie County staff), shall be provided to the St.
Lucie County Property Appraiser and the SSA Applicant. The Stewardship
Easement Agreement shall be recorded within one hundred and twenty (120)
days by the applicant in the public records of St. Lucie County.
4. UpdQte the RLSA OverlQY MQP (RSLA Figure 1) and Official Zoning I\tlas.
The OOicial Zoning .A.tlas shall then be updated to reflect the designation of
the SSp." Sufficient information shall be included on the updated zoning maps
so as to direct interested parties to the appropriate public records associated
with the designQtion, including but not limited to OrdinQnce number and SSA
Designation Application number. Pursuant to Section 163.3177(11)(d) F.S.,
designations of SSAs and SRAs within the RLSA Overlay Area shall be by
Ordinance and do not require a Comprehensive Plan amendment. For
- 24-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82¡'+~/06
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), Ucdate the RLSA
Overlav Mac (RSLA Fiaure 1) and Official Zonina Mac. The Official Zonina
Mac shall then be ucdated to reflect the desianation of the SSA. Sufficient
information shall be included on the ucdated zonina macs so as to direct
interested carties to the accrocriate cublic records associated with the
desianation. includina but not limited to Ordinance number and SSA
Desianation Acclication 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.
- 25-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA TIONS, 82/~/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 Town, Village or those CRDs exceeding one hundred
(100) acres. fRLSA Town RLSA Villaaeor CRDf. Open Space on
lands within an SRA that exceeds the required thirty-five (35) percent
Open Space shall not consume Stewardship Credits,
9f. 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,
t:.g, 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.
in, The SRA must have either direct access to a County collector or
arterial road or indirect access via a road provided by the developer
that has adequate capacity to accommodate the proposed
development in accordance with Policy 4.12 of the St. Lucie County
Rural Land Stewardship Area Overlay in the Comprehensive Plan,
B. Transfer and Use of Stewardship Credits. Stewardship Credits may be
transferred and used for residential or non-residential entitlements in an SRA on a
per acre basis pursuant to these requirements:
1, Transfer of Credits. The transfer or use of Stewardship Credits shall only
be in a manner as provided for herein. Stewardship Credits may be
transferred from any approved SSA to an entity or individual, to an eligible
receiving area, or applied to an SRA, subject to compliance with all applicable
provisions of these policies,2. Stewardship Credit Use. Stewardship Credits
shall create development entitlements in an SRA on a per acre basis at a rate
of seven (7) Stewardship Credits per gross acre. Lands within an SRA
greater than one (1) acre, with Index Values of greater than 1.4, shall be
retained as agricultural land or Open Space and maintained in a
predominantly natural, vegetated state, Any such lands within an SRA
exceeding the required thirty-five (35) percent shall not consume Stewardship
Credits.
- 26-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+Q/06
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 S1. Lucie County Rural Land Stewardship Area Overlay of the
Comprehensive Plan. Depending on the size, scale, and character of an
SRA, it shall be designed to include an appropriate mix of retail, office,
manufacturing, light industrial, recreational, Civic and Institutional, community
service and governmental uses, in addition to residential uses,
C. Forms of SRA developments. Only the following four (4~ forms of development
are permitted within an SRA designated within the RLSA Overlay Zone, Each
requires a functional and integrated mix of uses in accordance with Policies 4.6.1,
4,6,2,4.6,2 and 4,6.3 and 4,6.4 of the S1. 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 Villages, RLSA Villages shall provide a diversity of housing types and
mix of uses appropriate to the scale and character of the particular BJ...SA
Village. RLSA Villages shall be not less than ooefive hundred (400500) 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. Hamlets, Hamlets are small rural residential areas '.vith primarily single family
housing and limited range of conveniense orientes services, Hamlets shall be
not less than forty (40) or more then one hundred (100) acres in Gross
Acreage and shall comply 'l.'ith the Ste'.vardship Recei':ing .A.rea
Characteristiss Chart (RLS.~. Figure 5) in the Rural Land Stewardship Area
Overlay of the Comprehensi':e Plan, To maintain a proportion of Hamlets to
Villages and Towns, a Village or TOII./n much be approves prior to not more
than three (J) Hamlets, in sombination '..lith CRDs of one hundred (100) acres
or less, may be appro'/ed as SRA.s prior to the approval of a Village sr Town,
and thereafter not more than three (J) additisnal Hamlets, in combination with
CRDs of one hundred (100) aGres or less, may be 3¡:>pro':ed for each
subsequent Village or Town, See Section 4.05,08.G,4 for ~amlet design
criteria. 4, Compact Rural Developments (CRDs). Compact Rural
- 27-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
Development (CRD) is a form of SRA that shall support and further St. Lucie
County's valued attributes and characteristics as defined in the preamble to
the Comprehensive Plan. CRDs provide flexibility with respect to the mix of
uses and design standards, but shall otherv:ise somply v:ith the standards of
a Hamlet er '.'illage, depending on the size, A CRD may include, but is not
required to have permanent residential hOblsing and the services :md facilities
that suppart permanent residents, An e)(am~le of a CRD is an eco tourism
village bv allowina an eco-tourism lodae. office. welcome center or research
facility that would have a unique set of uses and support services different
from a traditional residential village. It could contain transient lodging facilities
and services appropriate to eco-tourists or researchers, but may not provide
for the range of services that are necessary to support permanent residents.
Except as described abave, a CRDs Drovide flexibilitv with resD~ct~~~~:dmix
of uses and desian standards, A CRD mav include. but is no r i to
have. Dermanent residential housina. but only if the housin~ S~~D;rt; ~~d i;
associated with the DrODosed non-residential use(s),A CRD shall conform to
the characteristics of a Village or Hamlet as set forth in RLSA Figure 5 Ðasea
on the size af the CRD, As r-esidential units ar-e not a r.aquired use, those
goods ane services that su~~ort r-esidents sblch as retail, offise, civic,
governmental and institbltianal btses shall also net be required, hawe'Jer for
any CRa that does inclblae ~ermanent resiaential heusing, the pro~artionate
suppert services shall be pro':idea in ascordance \':ith RLSA Figure 5, with a
minimum size of 20 acres and a maximum size of 100 acres.. To maintain a
proportion of CRDs of one huner-ee (100) acr-es sr less to RLSA Villages and
RLSA Towns, a RLSA Village or RLSA Town must be approved prior to not
more than three (3j CRDs of one hundred (100) acres or less '==
&4. Proportion of Hamlets :md CRDs to RLSA Villages and RLSA Towns, In order
to maintain the correct proportion of Hamlets and CRDs of one hundred (100)
acres or lessCB.Qs. to the number of RLSA Villages and RLSA Towns
approved as SRAs, not more than three (3) Hamlets or CRDs of ane hundred
(100) acres of less in Grass ,\cr-eageCBQs 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 sr less or Hamlets, may be approved
for each subsequent RLSA Village or RLSA Town. ~
.5." 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
WPB 899267 3
- 28-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
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.
ß... 7,-Affordable Housing Component within an SRA. An SRA that includes
residential housing shall provide Adequate Affordable or Workforce Housing,
in the amount of 8% of the residential units in that SRA on-site. including very
low-, low- and moderate-income housing for the development anticipated in
the SRA. Adequate Affordable or Workforce Housing shall be determined on
the basis of an analysis applying the standards under Rule 9J-2,048, F.AC"
regardless of whether the development within the SRA is required to undergo
DRI review pursuant to section 380.06, Florida Statutes.
L 3:-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,
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 Pu rpose
See Section 11,01,05(A).
B. Applicability
A pre-application conference is mandatory prior to the submittal of an SRA
application,
WPB 899267 3
- 29-
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
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, Hamlet or CRD)
in the amount of acres requested in the SRA application, and;
e, Consideration of impacts, including environmental and public facility
impacts,
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;
WPB 899267 3
- 30-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82/+2/06
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,
L 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.
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.
WPB 899267 3
- 31 -
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/1Q/06
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.
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.
WPB 899267 3
- 32-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+~/06
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
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 ("ORI") pursuant to §
WPB 899267 3
- 33-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &2/~/06
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... Filina Acclication for Stewardshic Receivina Area (SRA)
2, Filing Application fer Ste·...'ardshi :) Reseiving 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
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
WPB 899267 3
- 34-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82/~/06
Applicant and reviewed and approved by St. Lucie County staff), shall be
provided to the St. Lucie County Property Appraiser and the SRA Applicant.
The Stewardship Easement Agreement shall be recorded within one
hundred and twenty (120) days by the applicant in the public records of St.
Lucie County, Following the effective date of the approval of the SRA
Application, the adopted Ordinance, including the SRA Plan and Master
Plan, shall become the official development document for the approved
SRA, In addition to the requirement for BOCC approval of an SRA
Application Package, the SRA shall be subject to other applicable
regulations in the Code, including but not limited to subdivision and site plan
approval; however, no further review or approval of the SRA under this
section or in the Code shall be required except for an amendment requested
by the applicant or a successor in interest.
D. Update Stewardship Credits Database.,.
Following the effective date of the approval of the SRA, the County shall
update the Stewardship Credits Database used to track both SRA Credits
generated and SRA Credits consumed.
E. Update the RLSA Overlay Map & Official Zoning Atlas.,.
Upon the approval, with or without conditions, of the application for
designation of a Stewardship Receiving Area (SRA), The Official Zoning
Atlas shall be updated to reflect the designation of the SRA. The County will
delineate the boundaries of each approved SRA with the symbol "RLSA-
SRA #_." Sufficient information shall be included on the updated zoning
maps so as to direct interested parties to the appropriate public records
associated with the designation, including but not limited to Ordinance
number and SRA Designation Application number, After the approval of any
SRA, and during the County's next regular Future Land Use Map
amendment process, as a ministerial act and for information purposes only,
the County will delineate the boundaries of the approved SRA on the Future
Land Use Map and on the RLSA Overlay Map and amend the Capital
Improvements Element and Traffic Circulation Element to reflect any public
facilities needed to serve the approved SRA.
F. Conditional Stewardship Receiving Area (SRA) Designation.,.
If, at the time of the approval of the Stewardship Receiving Area (SRA)
Application Package by the Board of County Commissioners, the applicant
has not acquired the number of Stewardship Credits needed to entitle the
SRA, then the SRA designation shall be conditional. The applicant shall have
ninety (90) days from the date of the conditional approval to provide
documentation of the acquisition of the required number of Stewardship
Credits. Upon presentation of such documentation by the applicant, the
County shall provide written acknowledgement to the applicant that the
condition has been satisfied. If the applicant does not provide such
documentation within ninety (90) days, the conditional SRA designation shall
be null and void,
WPB 899267 3
- 35-
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82¡::¡·f)/06
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
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,
- 36-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2J.+~/06
(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 orocess to be followed for anv minor chance or refinement to an
SRA shall be in accordance with Countv orocedures as outlined in
Chaoter 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
(P.E.) with expertise in the area of civil engineering licensed by the
State of FloridaandFlorida 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
- 37-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+{),106
for dedication or to be reserved for community and/or public use, and
areas proposed for recreational uses; and
e. The location of all proposed major internal rights of way.
3, The SRA Plan shall identify, locate and quantify the full range
of uses, including accessory uses that provide the mix of services to,
and are supportive of, the residential population of an SRA, and shall
include, as applicable, the following:
a, Title page to include name of project;
b. Index/table of contents;
c. List of exhibits with exhibit date shown;
d. Statement of compliance with the RSLA Overlay and the RLSA
Overlay Zone Regulations;
e. General location map showing the location of the site within the
boundaries of the RLSA Overlay Map (RLSA Figure 1) and in relation
to other designated SRAs and such external facilities as highways;
f. Property ownership and general description of site (including
statement of unified ownership);
g. Description of project development;
h. Legal description of the SRA boundary, and for any WRAs
encompassed by the SRA;
i. The overall acreage of the SRA that requires the consumption of
Stewardship Credits and proposed gross density for the SRA;
j. Identification of all proposed land uses within each Context Zone or
increment describing: acreage; proposed number of dwelling units;
proposed density and percentage of the total development
represented by each type of use for the subject phase;
k. Design standards for each Context Zone within the SRA. Design
standards shall be consistent with the Design Criteria contained in
Section 4.05.08.G, for the subject phase;
I. Identification of inclusion of very-low, low and moderate income
housing within the proposed SRA;
m. The proposed schedule of development, and the sequence of
phasing or incremental development within the SRA, if applicable;
n. A Natural Resource Index Assessment as required in Section
4.05.08.D.3.;
- 38-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
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 recuired
characteristics identified oowithin the St. Lucie County Comcrehensive
~ RLSA Overlay SRA Characteristics Chart (RLSA Figure 5) and the
design criteria in this Section.
8t. Lucie COURty RL8A O'¡erlay lORe 8M ChaFasteristiss Chart
Typisal
CharaGteristiss
1ewR
Village
MamIet
CempaGt Rl:lr-al D&\'elepment
1 ,000 5, 000 asres 1 gg 1 ,000 aSFeE
40 100 aSFeE
1 gO Þ.sres or IeEE GFGater ( :jaR 1 gO AsreE
f\)
f\)
- 39-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 821+f}/06
Typical 1ÐwR WIage Hamtet Cempast Rural DetJelepmeRt
Char3steristiss
lA:", .,r:: C'[~/f"Ill UA~
I"", ,-.-..
.. . " "--.1- ..: "., "'-I"" ..-.. IÇ "Of"l :"'AI. ."'Aft : "0'" :__1. ..1__
"'---'- -' . Iu:", ..,
1__..; <" . .__ :_ T_..._ -< ~. ,^ 'A:_ ".,
. - .. :r:: <'''If''Il' AÇ , ~ C''' If"Il 1 . ~, ;..:::.
;..._: I- . ,~ , "--.1- "....,~I .,.,
." " ~, .v
~ If'\U:AA . . ".", "..../r"
. . I ~. .I ".
, ."M" ,,- ."'- ro. -' :'"
. . , I 1 -, ....,.".,-,
-
,
..1_:_-
~
OA'Aa 0 f'\U:AA A
. . . 0 f'\U:AA A o_._a 0 f'\U:. ^~ b. ,_: ^ ~=, "., 1"\. . 0 ""'_ .
",.... . . ..- .~
. . . .
. _"A AO ..
'V' :-.... ",.... ':"":A'" ')r:: "'.."A_ ')r:: ." -- .
". ,,:
'L_._ " \' ');: k '.- .., .., ... ".A. ._ ,~
~, ,~ ~ ." . ~ ~ .." . ~ ." .~v
~ '" . ·1 ^'" -",_:_- ..1_:_- "I': "I':
:-.
^" . "'A' ."..." ~ -"..." ~ ~
~ ......" .....
A_
system¡ system¡
-.
. ..1 <_ ....1
'1 __"'1M .. . . --'" . . IAI_II __.
~ -..-.--.
. ,... ,
-~
"'__AA '^ ^^^ "'A___ "",'A H' """
'"'_Au ^"'''''. , 1 -",,,,;~' , ,
. . . . "
"..-" ~~ ,
....
.. :__1_'_'" &y&tem ;ystem .---
__"'1_. __.11_- ~ 1 , .vv
--" A' ^AIÇ .,-, ,..
""" ,,':,',,^
^ ñ,,^
~ 1 ~ T ,
h__. "', ^
..- .....0 _ç C'OA. ~
'w , 1"'\..__ <'____ . .
",,- """ ';.... .< .;~o .<<,nA. ;;'01 _;~o A
,
1__.1;"" ". 0_""_ 0 - . ,... 1n...I. 0 ,.,..~". ro.
Ir::
,,_... 0 1 - C''''__Aft...:'''.:",
--.. ,,--- C'",^, ,_ .."... . . ro._ __ <'_____ "'--.
SpaG86 A _ . .- ..
. .".... ...
A_"~'A 1 ,... :=s
1
~ bakes
.., . . . '^ "'....',.,1
"',.,,- - <>" "....1"'" "'....'~II. ~., "....1"'11·
, - n;r¡
._, I'L . . ,< ~. - .
ìIA":MI ;.;_ \ SeF¥i6e& 'w' SeF¥i6e& .... .".
, ..,
- 40-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82/+§j06
Typisal
Charasteristics
fÐWA
Village
Hamlet
CampaGt Rural De'lelapmeRt
{2j
(21
(21
(21
*Those CRDs that include single or multi family resielential uses shall incluele proportionate
sup¡;>ort services.
(1) If CRD includes ¡;>ermanent resielential units, the density s¡;>ecified applies. (Pursuant to
Section 4,Q§,08.G,5.a, permanent residential units are optional in CRD's,)
(2) Schools to be determined in canjunGtion '..lith School Board based on size of SRA 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,
· 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
- 41 -
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+§/06
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-, I ow- 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:
RLSA Towns shall ha'Je at least ene (1) community park with a minimum size of t\vo
hundred (200) sql:;Jare feet per dwelling unit in the Tewn, Towns shall also have
parks or public green spaces within all neighborhoods. RLSA Towns shall include a
minimum of 5 acres of communitv Dark Der 1.000 DeoDle.
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.
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
- 42-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 8-21+§/06
building architecture. The following design criteria shall apply
within the Town Core, Civic or institutional buildings shall be
subject to specific design standards set forth in the SRA Plan
and approved by the BOCC that address the perspective of
these buildings' creating focal points, terminating vistas and
significant community landmarks.
a) Uses - commercial, retail, office, civic, institutional,
light industrial and manufacturing, essential services,
residential, live-work, parks and accessory uses. Such
uses may occur in shared use buildings or single use
buildings.
b) The intensity of non-residential development shall
be consistent with the characteristics identified on the
St. Lucie County RLSA Overlay SRA Characteristics
Chart (RLSA Figure 5) herein, More specific intensity
standards may be established during the SRA
designation review and approval process,
c) The density of transient lodging uses shall not
exceed twenty-six (26) dwelling units per Town Core
gross acre.
d) The maximum building height shall be five (5)
stories, The minimum building height shall be two (2)
stories and may additionally include parapet walls or
other architectural features.
e) The minimum lot size shall be 450 square feet.
f) The maximum block perimeter shall be two
thousand five hundred (2500) linear feet.
g) The minimum building setback/build-to line from all
property boundaries shall be zero (0) feet. The
maximum front building setback shall be ten (10) feet,
unless otherwise established in these regulations.
Maximum building setbacks shall not vary more than
five (5) feet from an adjacent building, Buildings
should be sited at the edge of the sidewalk (front
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.
- 43-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82¡:7~/06
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
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.
- 44-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2I+~/06
m) Landscaping minimums within the Town Core shall
be met by providing landscaping within parking lots as
described, and by providing a streetscape area
between the sidewalk and curb with a minimum planter
size five (5) feet in width and eight (8) feet in length,
with trees spaced no greater than forty (40) feet on-
center or as otherwise allowed. The street tree pattern
may be interrupted by architectural elements such as
arcades and columns,
n) General signage standards.
i) Signage design shall be carefully integrated
with site and building design to create a unified
appearance for the total property.
ii) Creativity in the design of signs is
encouraged in order to emphasize the unique
character of the SRA.
Hi) Signs shall comply with a signage plan
included in the SRA Plan,
ii. Town Center. The Town Center shall provide a wide range
of uses including daily goods and services, culture and
entertainment, within walking distance. Like the Town Core,
the Town Center is the primary pedestrian zone, designed at
human scale to support the walking environment. It is the
"Main Street" area of the RLSA Town. Buildings shall be
positioned near the right-of-way line, wide sidewalks shall be
shaded by street trees and architectural elements. Entrances
to structures in the Town Center should reinforce the
pedestrian scale. Civic or institutional buildings shall be
subject to specific design standards that address these
buildings I creating focal points, terminating vistas, and
significant community landmarks and that are set forth in the
SRA Plan and approved by the BOCC, The following design
criteria shall apply within the Town Center:
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 S1.
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.
- 45-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, g.2¡'7~/06
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.
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 streets cape 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.
- 46-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEW ARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82l1Q/06
I) Signage requirements are the same as in the Town
Core.
iii. Neighborhood General. Neighborhood General is
predominantly residential with a mix of single and multi-family
housing. Neighborhood scale goods and services, schools,
parks and Open Space diversify the neighborhoods. The
interconnected street pattern is maintained through the
Neighborhood General to disperse traffic. Sidewalks and
streetscape support the pedestrian environment. The following
design criteria shall apply within Neighborhood General:
a) Residential, neighborhood scale goods and
services, live-work, civic, institutional, parks, schools
and accessory uses, including an accessory dwelling
unit for single-family residential use, shall be permitted,
b) The maximum allowable building height shall be
three (3) stories.
c) The maximum block perimeter shall be three
thousand five hundred (3500) linear feet, except that a
larger block perimeter shall be allowed where an alley
or pathway provides through access, or the block
includes water bodies or public facilities.
d) The SRA Plan shall set forth the development
standards for all allowable types of single-family
residential development, which shall, at a minimum,
adhere to the following:
i) The minimum lot area shall be one
thousand (1,000) square feet.
ii) Landscaping shall include a minimum of
sixty (60) square feet of shrub planting
per lot, on lots that are three thousand
(3,000) square feet or less in area;
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.
-47-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+2/06
iii) Required off-street parking for single-
family dwelling units shall be permitted
at the front, side or rear of the lot.
e) Multi-family residential uses shall adhere to the
following:
i) Maximum building width of two hundred
seventy-five (275) feet and minimum building
width of eighteen (18) feet.
ii) Twenty (20) foot minimum building
separation required and not more than then
(10) consecutive townhome units,
iii) The minimum building front and side
setback/build-to lines from all property
boundaries shall be zero (0) feet for primary
structures, Rear yard setbacks shall be a
minimum of ten (10) feet for the primary
structure and five (5) feet for any accessory
structures.
iv) Porches, stoops, chimneys, bays,
canopies, balconies and overhangs may
encroach into the front and side yards a
maximum of five (5) feet.
v) The majority of parking spaces shall be
provided off-street in the rear of buildings or
along side (secondary) streets. Parking areas
shall be organized into a series of small bays
separated by landscape islands or diamonds of
varied sizes. Parking lots shall be accessed
from alleys, service lanes or secondary streets.
On-street parking spaces within the limits of the
front property line, as projected into the right-of-
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.
- 48-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/~/06
f) Non-residential uses shall adhere to the following:
i) All such uses shall be located at
intersection corners unless the entire block face
and cross-street block face consist of non-
residential uses or the block face is adjoining
the Town Core or Town Center. These uses
shall not be permitted at mid- block locations if
a residential unit is adjacent to either side;
ii) If the non-residential use is a restaurant,
grocery store, or convenience store, it shall be
located on an alley loaded site;
iii) The use shall have a minimum lot area of
not less than the size of the smallest adjacent
lot.
iv) The minimum front and side building
setback/build-to line shall be zero (0) feet. If
located adjacent to an existing structure, the
minimum side setback shall be equal to the
setback of the adjacent property. The minimum
rear setback shall be ten (10) feet from the rear
property boundary for the principal structure and
five (5) feet from the rear property boundary for
any accessory structures. Access shall comply
with the American's with Disability Act as
applicable.
v) Parking space requirements and design
are the same as in the Town Core, with on-
street parking provided only along the lot's street
frontage, No off-street parking shall be permitted
between the front facade and the front property
line, No off-street parking shall be permitted
between the side facade and the street side
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.
- 49-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82¡'7~/06
g) Signage requirements shall be the same as in
Town Center.
h) At a minimum all proposed streets must include
sidewalks on both sides of the street, parallel to the
right-of-way, and a five (5) feet streets cape 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.
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 streets cape 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
- 50-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+~/06
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;
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,
- 51 -
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, &2/+2/06
The following specific information that shall be included on any RLSA Village master
plan:
RLSA Villages shall have parks or public green spaces within all neighborhoods,
RLSA Villaaes shall include a minimum of 5 acres of communitv cark cer 1.000
ceocle.
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.
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
- 52-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+Q/06
services, parks, residential, live-work, and schools and
accessory uses.
b) Uses may occur in shared use buildings or single
use buildings.
c) The intensity and density of development shall be
consistent with the characteristics identified on the St.
Lucie County RLSA Overlay SRA Characteristics Chart
(RLSA Figure 5) herein. More specific intensity
standards may be established during the SRA
designation review and approval process,
d) Maximum building height: Four (4) Stories,
excluding roofs and architectural features,
e) Minimum lot area: The minimum lot size shall be
450 square feet.
f) Block Perimeter: Two thousand five hundred
(2,500) linear feet maximum.
g) The minimum building setback/build-to line from
all property boundaries shall be zero (0) feet unless
otherwise noted herein, Buildings should be sited at
the edge of the sidewalk (front and/or side street
boundary) and be oriented to the street. The build-to
line from the front and side boundaries may be
increased in order to create public spaces such as
plazas and courtyards, Access shall comply with the
American's with Disability Act as applicable.
h) Overhead encroachments such as awnings,
balconies, arcades and the like, must maintain a clear
distance of nine (9) feet above the sidewalk and fifteen
(15) feet above the street.
i) Seating for outdoor dining shall be permitted to
encroach the public sidewalks and shall leave a
minimum six (6) foot clear pedestrian way between the
outdoor dining and the streetscape planting area.
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.
- 53-
WPB 899267 3
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2¡'+~/06
I) At a minimum all proposed streets with the
exception of alleys shall include sidewalks on both
sides of the street, parallel to the right-of-way, and a
streetscape area with a minimum planter size five (5)
feet in width and eight (8) feet in length located
between the back of curb and the sidewalk, Streets
shall maintain a minimum average building height to
street width ratio of 1: 1, excluding landmark buildings,
m) General parking criteria
i) On- street parking spaces within the limits
of the front property line, as projected into the
right-of-way, shall count towards the required
number of parking spaces.
ii) The majority of parking spaces shall be
provided off- street in the rear of buildings, or
along the side (secondary streets). Parking is
prohibited in front of buildings,
iii) Parking areas shall be organized into a
series of small bays separated by landscape
islands or diamonds of varied sizes,
iv) Parking lots shall be accessed from
alleys, service lanes or secondary streets.
n) The majority of parking spaces shall be provided
off- street in the rear of buildings, or along the side
(secondary streets), organized into a series of small
bays delineated by landscape islands of varied sized.
An average spacing between landscape islands shall
be ten (10) spaces, Parking is prohibited in front of
buildings, except within the right-of-way. Parking lots
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.
WPB 899267 3
- 54-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/-7~/06
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,
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 SOCC.
<I, HamletS, Comcact Rural Develocment Design Criteria.
a, General. Hamlets are small ruml residential areas with prim3rily
single family housing ana limited range of convenience oriented
services. Hamlets shall be not less than forty (10) or more then one
hunared (100) acr:es in Gress .'\sr-eage ana shall somply with the
Stewardship Reseiving Area Characteristiss Chart (RLSA Figura 5).
Hamlets shall inslude convenience retail and other uses, in a ratio as
provides in RLSA Figblre 5, Design sriteria for Hamlets shall be
created and adopted withiR the RLS.A. LDRS, To maintain 3
proportioR of Hamlets te Villages ana Towns, not more than three (3)
Hamlets, in combination with CRDs of one hunsred (100) acres or
less iR Gross :'\creage, may be appro'Jed as SRAs prior to the
appro'Jal of Q Village or Te'/.'n, and ther-eafter not mor-e than three (3)
additional Hamlets, iR combination ':.(ith CRDs of one hundred (100)
acres or less in Gress Asreage, may be appro'./ed for each
subsequent Village or To'.\'n, A master plan for a Hamlet is reEluired
as a component of the SRP. application.
a. General. Comcact Rural Develocment (CRO) is a form of SRA that
shall succort and further St. Lucie Countv's valued attributes and
characteristics as defined in the creamble to the Comcrehensive Plan.
CRDs crovide flexibilitv with rescect to the mix of uses and desian
WPB 899267 3
- 55-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+~/06
standards bv allowina an eco-tourism lodae. office. welcome center or
research facilitv that would have a uniaue set of uses and succort
services different from a traditional residential villaae, It could contain
transient /odaina facilities and services accrocriate to eco-tourists or
researchers, but mav not crovide for the ranae of services that are
necessarv to succort cermanent residents, CRDs crovide flexibilitv
with rescect to the mix of uses and desian standards. A CRD ma~
include, but is not reauired to have. cermanent residential housinc. but
onlv if the housina succorts and is associated with the crocosed non-
residential use(s),A CRD shall conform to the characteristics as set
forth in RLSA Fiaure 5 with a minimum size of 20 acres and a
maximum size of 100 acres.. To maintain a crocortion of CRDs to
RLSA Villaaes and RLSA Towns, a RLSA ViI/ace or RLSA Town must
be accroved crior to not more than 3 CRDs.
The fol/ewing spesific information thatuses and acreaae shal/ be
included on any Vil/ageComcact Rural Develocment master plan.
b. Open Spaces and parks, At a minimum, Hamlets shall provide a
public green equal to a minimum of .5 acri)s/1000 population.
c, Context Zones, Context Zones are intended to guide the location
of uses and their intensity and diversity within a Hamlet, and
provide for the transition back te the surreunaing rural
environment.
i. Neighborhooa General. Neighborhooa General is
predeminately residential '.vith a mix of single ana mbllti family
housing, Neighborheea scale goeds ana servises, schools,
parks and Open Space aiver-sify the neighborhoeds. The street
grid is maintained through the Neighborheoa General to
disper-se traffic, Sidev:alks and streetscape support the
pedestrian envirenment. The aesign criteria applisable within
Neighberheod General are as fol/ows:
a) Uses ri)sidentia/, neighborhoed scale geods and
ser\'ises, civic, institutienal, parks ana scheols, b)
Building height - Three (3) Stories
c) Block Perimeter: Three thoblsand five hundred
(3500) linear faet maximblm. The maximblm may be
greater if an alley or pathway pro'Jiaes through access,
or the bleck inclbldes 'l.'ater bedies or public facilities,
~ Gt- For single-family residential uses:
i) Minimum lot area: One thousand 1,000 square feet.
ii) Setbacks and encroachments to be defined in the SRA
development Document.
WPB 899267 3
- 56-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+º/06
iii) Required off-street parking for single-family dwelling units shall
be permitted at the front, side or rear of the lot.
e) For multi family resisential uses:
i) Maximum builsing width of two hundred
seventy five (275) feet and minimum building
width of eighteen (18) feat.
ii) Twenty (20) foot minimum building
se 3aratien required and not mora than ten (10)
consesuti'Je townhome units.
iii) Front and side building setback/build to line
shall be a minimum of zero (0) feet f-or primary
strustures, Rear yard setbacks shall be a
minim~m tllJenty (20) feet for the primary
struGture and five (5) feet for any acsessory
strustures,
i'l) Encroachments: Por~hes, stoops,
chimneys, bays sano¡:>ies, balconies and
overhan§s may encreach into the front yard five
(5) feet. These same elements may ensroach
five (5) feet into side yards,
v) The majarity of 3arking spa~es shall be
provided off street in the rear of buildings, or
alon§ sise (se~ondar)') streets, Parking areas
shall be organized into a series of small bays
separated by landscape islands or diamonds of
varied sizes, On street parking spaces within
the limits of the front property line, as projected
into the right af way, shall count towards the
required numeer af parking spaces,
vi) Landscaping Minimum of one hundrod
(100) square feet of shrblb :)Ianting per M'O
thousand (2,000) square feet of bblilding
foetprint, and ene (1) tree per four tho~sand
(~,OOO) square feet of let area, inclblsive of
street trees, Plantings shall be in 9lanting
areas, raises planters, af planter boxes in the
fr-ont af the builsin§, Minimum of turf grass for
the remainder of the 3roperty,
f1Q", Non-residential uses:
i) Location: at intersection corner. Mid- block locations are not
allowed.
ii) Maximum square footage per use is five thousand (5,000).
WPB 899267 3
- 57-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82¡'7~/06
iii) Maximum square footage per location is twenty thousand
(20,000).
iv) Minimum lot area: No less than the minimum lot area of the
smallest adjacent lot.
v) The minimum front and side building setback shall be zero (0)
feet. If located adjacent to an existing structure, the minimum
front and side setback shall be equal to the setback of the
adjacent property, The minimum rear setback shall be twenty
(20) feet for the primary structure and five (5) feet from the rear
property boundary for any accessory structures. Access shall
comply with the American's with Disability Act as applicable,
vi) On-street parking may be provided along the lot street
frontage. All off-street parking shall be screened from the street
and adjacent property by a wall, fence or landscaping.
vii) Landscaping. Minimum of one hundred (100) square feet of
shrub planting per two thousand (2,000) square feet of building
footprint, and on tree per four thousand (4,000) square feet of lot
area, inclusive of street trees. Plantings shall be in planting areas,
raised planters, or planter boxes in the front of the building or as
otherwise allowed. Minimum of turf grass for the remainder of the
property,
viii) Signage ,..¡ithin Neighborhood General
shall comply \',/ith the standards provided in the
Town Neighborhood General.
ix) At a minimum all proposed streets with the exception of alleys
must include a sidewalk on both sides of the street, parallel to the
right-of-way, and a five (5) foot streetscape area between the back
of curb and the sidewalk.
ii. Neighborhoed Edge. Neighberheod Edge is predominately
a single family residential neighborhoad. This zone has the
least intensity and di'Jersity. The mix of uses is limitød.
Residential lets are larger ana more Open Space is e'/ident.
The Neighborhooa Eage may be used to proviae a transition
to aajoining rurallana blses.
a) Uses residential, parks, golf courses, schools,
agriculture
b) Building height Two (2) Stories
c) Minimum lot area five thousand (5000) squaro feet
d) Setbacks to be further defined '.\'ithin the SRft. Pkm
WPB 899267 3
- 58-
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2/+fJ/06
e) Block Perimeter: Fi'Je thousand (ãOOO) linear feet
maximum. The maximum may be greater if an alley or
pathway pro'.'ides throwgh access, or the block includes
water bodies or public fasilities.
f) Landssaping. MiRimum of one hundred (100)
square feet of shrwb f3lanting per lot. Minimum of turf
grass for the r~mainder of the property,
g) Reqwired off street f3arking for single family
dwelling wnits shall be permittee at the front, side or
rear of the lot.
h) Streets. At a minimlJm all proposed streets with the
exception of alleys must include a sidewalk or multi
use path on one (1) side of the street 'Nith a five (5) foot
streetscape 3rea between the edge of curb and the
pathw3Y,
5. Compact Rural De'.'elopment Design Criteria,
a. General. Compact Rural De\'elo :)ment (CRD) is a form of SRA
that shall SUf3port and further St. Lucie County's valued attributes and
charasteristics as defines in the preamble to the Comprehensive
Plan, CRDs provide flexiBility '/lith respeet to the mix of uses and
design stansards, but shall otherwise comply with the stansards of a
Hamlet or Village, sepending on the size. A CRD may include, but is
not requires to have permanent residential housing and the services
and facilities that su :) :)ort permanent resisents, .^,n example of a CRD
is an eso tOlJrism village or r~searoh faoility that would have a unique
set of uses ans SUf3 :)ort servises siffer~nt from a traditional residential
village, It oould oontain tn:msient lodging fucilities and services
appropriate to eco tourists or researohers, but may not provide for the
range of services that are necessary to support permanent residents.
Exoept as describes abo'.'e, a CRD shall conform to the
characteristios of a Village or Hamlet as set forth in RLS.^, Figure 5
bases on the size of the CRD, .4.S r-esidential units are not a required
use, those goods and servises that support residents such as ret3i1,
office, civio, governmental and institutional uses shall also not be
required, however for any CRD that does incluse permanent
residenti31 housing, the proportionate support services shall be
pro'/ided in accordance with RLSA Figure 5. To maintain 3 proportion
of CRDs of one hundres (100) aores or less in Gross Aoreago to
Villages aRd Towns, not more than three (3) CRDs of one hundred
(100) acres or less in Gross Aoreage, in oombiRatioR with Hamlets,
may be approves as SRI'.s prior to the af3pro'.'al of a Village or Town,
and thereafter not mor~ than thFee (3) additional CRDs of one
hundred (100) acres or less in Gross /\oreage, in combination with
Hamlets, may be approves for each subsequent Village or Town. A
m3ster plan for a Hamlet is required as a component of the SRA
applisation,
WPB 899267 3
- 59-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2¡'7~/06
e) Streets. Shall be desianed to succort the rural character of the
Comcact Rural Develocment
6. Buffer Required. Each SRA must include an edge area to provide a
transition from the SRA to adjacent land uses. The edge area shall be
designed to be compatible with the character of the adjoining property, based
upon site specific conditions. The edge area of an SRA shall be an average
one hundred (100) feet in width and may include Open Space; landscape
buffers; forested or reforested areas; compatible agricultural uses; roads or
multi-modal transportation facilities; active or passive recreational areas;
connections to present or planned regional greenways or trails; habitat
restoration; stormwater management lakes, ponds or flow-ways; and similar
uses unless otherwise prohibited by Policy 4.9 of the S1. Lucie County Rural
Land Stewardship Area Overlay.
7. Infrastructure Required, An SRA shall have adequate infrastructure
available to serve the proposed development, or such infrastructure must be
provided concurrently with the demand as identified in Chapter 5 of the S1.
Lucie County LOC. The level of infrastructure required will depend on the
type of development, accepted civil engineering practices, and the
requirements of this Section.
a. The capacity of infrastructure serving the SRA must be
demonstrated during the SRA designation process in accordance
with the provisions in Chapter 5 of the S1. Lucie County LDC in
effect at the time of SRA designation.
b. Infrastructure to be analyzed will include facilities for
transportation, potable water, wastewater, irrigation water,
stormwater management, solid waste, schools, and parks and
recreation,
c. Centralized or decentralized community water and wastewater
utilities are required in RLSA Towns, Villages, Hamlets, and those
CROs exceeaing one hunered (100) acres in size in Gross
Acreage and RLSA Villaaes. Centralized or decentralized
community water and wastewater utilities shall be constructed,
owned, operated and maintained by a pri'J3tel::Jtility service, the
develo~er 3 Community Develo~ment District, independent
special district, Ft. Pierce Utilities Authority, Port S1. Lucie Utility
Systems Oe~artment, S1. Lucie County Utilities or another
governmental entity of the above, This Section shall not prohibit
innovativeutilitv crovider cer an interlocal aareement with the
Countv, As the RLSA Overlav, cursuant to Section
163.3177(11 )(dt F.S.. is outside the Countv's urban services
boundarv, and RLSA Towns and RLSA Villaaes will therefore be
outside the Countv's urban services boundaries. such water and
wastewater utilities shall be included in the Countv or other
aovernmental utilitv service territorv without the reauirement to
move the urban services boundarv, Develocer shall have the
oction of desianina. cermittina. and constructina the water and
WPB 899267 3
- 60-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+~/06
wastewater utilitv within the RLSA Overlav. for the benefit of the
Countv. usina innovative financina vehicles to fund or Drovide
satisfactorv reimbursement for the develoDer's investment and
unreimbursed eXDenses in desian, Dermits. construction.
infrastructure, imDacts and reauirements, includina but not limited
to community develoDment districts. or voluntarv assessment
units, The water and wastewater utilitv shall be conveved to the
Countv UDon receiDt of the aDDroDriate oDeratina Dermits.The
Drovision of water and wastewater utilities in the RLSA Overlav
shall not be delaved bv any Dotential future consolidation of utilies
in St. Lucie Countv into a reaional utilitv svstem, Innovative or
alternative water and wastewater treatment systems", such as
decentralized community treatmenttreatments systems. shall not
be Drohibited bv this Dolicv. provided that they meet all applicable
regulatory criteria. Individual Dotable water sUDDlv wells and
seDtic svstems. limited to a maximum of 100 acres. are Dermitted
on an interim basis until services from a centralized/decentralized
communitv svstem are available. Individual Dotable water sUDDlv
wells and seDtic svstems may be Dermitted in CRDs. Anv Dotable
water svstems shall meet DeDartment of Environmental Protection
standards. Anv seDtic svstems shall meet DeDartment of Health
standards. Central water and wastewater services shall not be
provided beyond the RLSA boundary except as authorized by the
Comprehensive Plan.
d, Although water, sewer and other utilities may run through areas
outside the RLSA boundary, or as part of a regional system, no
connection to such services outside the RLSA Overlay is allowed
unless those properties are also included in the RLSA boundary
except as authorized by the Comprehensive Plan,
e, Although no restrictions shall be placed on adjacent lands not
within the RLSA boundary, the County shall, within two (2) years
of the adoption of the RLSA Overlay, establish additional
incentives for property outside any SRA boundary, to provide
buffers, greenways and other separations to any established SRA.
f. Individual potable water supply wells and septic systems to be
used for construction and/or sale trailers and model homes only,
are permitted on an interim basis within 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 ane hundrea (1QO) acres or less
in Gross Acre3ge,~
WPB 899267 3
- 61 -
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+~/06
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
Countv as it investiaates areen buildina technoloav and considers
adoptina areen buildina standards,
8. Requests for Deviations from the LDC. The SRA Plan may provide for
nonprocedural deviations from the LDC, provided that all of the following
requirements are satisfied:
a. The deviation(s) are consistent with the Comprehensive Plan,
including the RLSA Overlay;
b. The deviation(s) further the RLSA Overlay Zone Regulations and
are consistent with the specific Design Criteria from which Section
4.05,08.G. expressly prohibits deviation; and
c. The applicant can demonstrate to the satisfaction of the BOCC
that the proposed deviation(s) further enhance the tools, techniques
and strategies based on principles of innovative planning and
development strategies, pursuant to Florida Rural Land Stewardship
statute, § 163,3177 (11)(d), F.S., and Rule 9J-5.006(5)(L), F.A.C,
d. The process to be followed for deviations from the LDC shall be in
accordance with Countv orocedures as outlined in Chaoter 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
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;
WPB 899267 3
- 62-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+,2/06
(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 BOCC,
b. The transportation impact assessment shall also consider public
transportation (transit) and bicycle and pedestrian issues to the extent
applicable.
c. No SRA shall be approved unless the transportation impact
assessment required by this Section demonstrates that the capacity of
County/State collector or arterial road(s) serving the SRA to be
adequate to serve the intended SRA uses in accordance with Chapter
5 of the LDC in effect at the time of SRA designation.
2. Potable Water, A potable water assessment shall be prepared by the
applicant as a component of the Public Facilities Impact Assessment Report
that is submitted as part of an SRA Application Package. The assessment
shall specify how the applicant will meet the adopted level of service standard
for potable water. In addition, the potable water assessment shall consider, to
the extent applicable, the disposal of waste products, if any, generated by the
proposed treatment process, The applicant shall identify the sources of water
proposed for potable water supply.
3. Wastewater, A wastewater assessment shall be prepared by the applicant
as a component of the Public Facilities Impact Assessment Report that is
submitted as part of an SRA Application Package. The assessment shall
specify how the applicant will meet the adopted level of service standard for
wastewater treatment. In addition, the wastewater assessment shall
specifically consider, to the extent applicable, the disposal of waste products
generated by the proposed treatment process,
4, Solid waste. A solid waste assessment shall be prepared by the applicant
as a component of the Public Facilities Impact Assessment Report that is
WPB 899267 3
- 63-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, &2¡'7~/06
submitted as part of an SRA Application Package. The assessment shall
specify how the applicant will meet the adopted level of service standard for
solid waste, In addition, the assessment shall identify the means and
methods for handling, transporting and disposal of all solid waste generated
including but not limited to the collection, handling and disposal of recyclables
and horticultural waste products. The applicant shall identify the location and
remaining disposal capacity available at the disposal site,
5. Stormwater Management. A stormwater management impact assessment
shall be prepared by the applicant as a component of the Public Facilities
Impact Assessment Report that is submitted as a part of an SRA Application
Package, The stormwater management impact assessment shall specify how
the applicant will meet the adopted level of service standard for stormwater
and shall also provide the following information:
a. An exhibit showing the boundary of the proposed SRA including
the following information:
i. The location of any WRA adjacent to an SRA;
ii. A generalized representation of the existing stormwater flow
patterns across the site including the location(s) of discharge
from the site to the downstream receiving waters;
iii. The land uses of adjoining properties and, if applicable, the
locations of stormwater discharge into the site of the proposed
SRA from the adjoining properties.
b. A narrative component to the report including the following
information:
i. The name of the receiving water or, if applicable, HYSA or
WRA to which the stormwater discharge from the site will
ultimately outfall;
ii. The peak allowable discharge rate (in cfs I acre) allowed for
the SRA per St. Lucie County regulations;
iii. If applicable, a description of the provisions to be made to
accept stormwater flows from surrounding properties into,
around, or through the constructed surface water management
system of the proposed development;
iv. The types of stormwater detention areas to be constructed
as part of the surface water management system of the
proposed development and water quality treatment to be
provided prior to discharge of the runoff from the site; and
v. If a WRA has been incorporated into the stormwater
management system of an SRA, the report shall demonstrate
compliance with provisions of Section 4,05.07.A.2,
WPB 899267 3
- 64-
ST. LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+~/06
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.
\. 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 caDital and
oDerational 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,
- 65-
WPB 899267 3
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULATIONS, 82/+Q/06
and at the horizon year (build-out). This demonstration will be made for each
independent unit of government responsible for the services listed below,
using one of the following methodologies:
a, St. Lucie County Fiscal Impact Model. The fiscal impact model
officially adopted and maintained by St. Lucie County.
b. Alternative Fiscal Impact Model. If St. Lucie County has not
adopted a fiscal impact model as indicated above, the applicant may
develop an alternative fiscal impact model using a methodology
approved by St. Lucie County. The model methodology will be
consistent with the Fiscal Impact Analysis Model ("FlAM") developed
by the State of Florida, The BOCC may grant exceptions to this policy
of fiscal neutrality to accommodate very low-, low-, and moderate-
income housing,
2, An Ordinance which approves an SRA Application Package shall include
a finding by the BOCC that the SRA will be fiscally neutral or positive to St.
Lucie County, It shall further provide for:1) the monitoring of fiscal neutrality
at the end of the first ten (10) years of development, and every five (5) years
thereafter, and at the horizon year (build-out); 2) modification of the project or
other remedial measures in the event a negative fiscal impact is identified
during monitoring; and 3) the authorization of the specific techniques that will
be utilized to support fiscal self-sufficiency such as Community Development
Districts, Independent Special Districts, private partnership agreements, and
public-private developer or interlocal agreements. Development phasing and
funding mechanisms under a final development order shall address any
adverse impacts to adopted minimum levels of service standards adopted in
the St. Lucie County Comprehensive Plan and Land Development Code.Jn
the event that water and wastewater utilities are crovided bv a crivate utilitv
crovider. those services shall not be addressed in the ceriodic fiscal
monitorinc recuired bv this reculation. 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.
WPB 899267 3
- 66-
ST, LUCIE COUNTY RURAL LAND STEWARDSHIP OVERLAY ZONE
LAND DEVELOPMENT REGULA nONS, 82/+2/06
APPENDIX
The following forms are hereby adopted to implement the provisions of this Section:
1, SSA Application.
2, SRA Application,
WPB 899267 3
- 67-
EXHIBIT C
UTiliTIES DEPARTMENT
MEMORANDUM
TO:
FROM:
Board of County Commissioners
Laurie Case, Assistant Utility Director'-\~
August 28, 2006
DATE:
RE:
Rural Land Stewardship Area Utilities
While Utilities cannot comment on the legal effect of the proposed verbiage presented for the RLSA
under Policy 4.13, it appears to provide for appropriate Board of County Commissioners control by
recognizing that any utility facilities required for the RLSA Overlay area will be part of the County's
service area and any RLSA utility facilities will be owned, operated, and maintained by the County.
Also, the basic concepts for conveyance of utility facilities and developer reimbursement are already
in place through existing Utility Policies.
One item of note for the Board's attention: The policy language provides that a developer of an
RLSA may elect to construct the utility facilities for the benefit of the County. This option currently
exists under the adopted Board of County Commissioners approved St. Lucie County Utilities
policies and procedures, The policy recognizes that a developer may have timing concerns that
require the acceleration of the County's utility master plan. The Board has implemented this policy
for three current projects underway in the County service territory: Waterstone, Coconut Creek and
Creekside developments,
When the developer is given the option to construct utility facilities for the County, the County enters
into a Utility Developer Agreement, which provides the mechanisms for crediting and reimbursement
of the appropriate utility infrastructure costs, including:
1.} Voluntary County Assessments under the Utility's Capacity Assessment Unit Program
levied on the Developer's Property with Assessment Bond Financing of
reimbursement/costs,
2.) COD Assessments levied on the Developer's Property with Assessment Bond Financing
of reimbursement/costs.
3.) Impact Fee/AGRF Credits and Reimbursements From Customers connecting to the
Utility Facilities constructed by Developer
Please let me know if you need any additional information.
c:
Douglas M. Anderson, County Administrator
Ray Wazny, Assistant County Administrator
Faye Outlaw, Assistant County Administrator
Daniel Mcintyre, County Attorney
Mike Brillhart, Strategy and Special Projects Director
Robert Nix, Growth Management Director
2 \9
g~/~1/06 §ª:OOi*f}am
Centralized or decentralized community water and wastewater utilities are
required in RLSA Towns and RLSA Villages. Centralized or decentralized
community water and wastewater utilities shall be constructed, owned, operated
and maintained by St. Lucie County Utilities or another governmental utility
provider per a prioran 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, and RLSA Towns and RLSA Villages will therefore be outside
the County's urban services boundaries, such water and wastewater utilities shall
be included in the County or other governmental utility service territory without
the requirement to move the urban services boundary. Developer shall have the
option of designing, permitting, and constructing the water and wastewater utility
within the RLSA Overlay, for the benefit of the County, using innovative financing
vehicles to fund or provide satisfactory reimbursement for the developer's
investment and unreimbursed expenses in design, permits, construction,
infrastructure, impacts and requirements, including but not limited to community
development districts, or voluntary assessment units. The water and wastewater
utility shall be conveyed to the County upon receipt of the appropriate operating
permits, The provision of water and wastewater utilities in the RLSA Overlay shall
not be delayed by any potential future consolidation of utilies in St. 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 meet Department of Health
standards.
WPB 899065,8899065,9
EXHIBIT D
Concerns/Recommendations on RLSA:
· Credits must be generated and transferred in a manner that protects the resources
that generated the credits. This was also a comment made by the DCA. For
example, under the current plans, a high number of credits could be generated by
removing residential development rights from a parcel of ranching land that
currently supports the Audubon crested caracara. However, this parcel of land
could still be used for mining, industrial wastewater disposal, retail trade, off-road
vehicle parks, citrus, horticulture, research facilities, etc. Any of these landuses
would diminish or eradicate the habitat value that was used as the basis for credit
generation, thereby fueling growth without providing for concomitant resource
protection,
o Recommendation: Credits should be generated based on the amount of
habitat value that is being protected by giving up layers of land use, For
example, a parcel should only be allowed to generate credits for caracara
habitat protection if the landowner gives up the rights to develop the land
in any way other than ranching or restoration. Even some of the landuses
covered under the Ag-2 category (which includes ranching), such as riding
stables, kennels, outdoor shooting ranges, and aquaculture, would not be
protective of caracara habitat. Therefore, the credit generation
methodology must be much more specific and straightforward. While this
recommended specificity would limit the amount of flexibility a
landowner would have under the SSA agreement, it is necessary to ensure
that the resources generating the credits are truly protected. Landowners
could maintain varying levels of flexibility simply by generating fewer
credits from their lands. This would result in less extensive/intensive off-
site development than would be allowed if resources in the SSA were fully
protected.
· Once we agree that preservation of a certain habitat type has value in terms of
allowing for a certain amount of development, we set a precedent that may be
difficult to change as more landowners request the same credit valuation and
density increases, Both MSCW and the DCA stated that county-wide visioning
and modeling must be done prior to acceptance of the pilot project. As pointed
out by the SFWMD, the amendment's impacts on the county's Future Land Use
are either "undeterminable or infinite in the proposed comprehensive plan
amendment" .
o Recommendation: Before we ratify the credit generation
formula/protocol, we need to understand not only what kind of
development intensity/extent could be expected in the pilot area, but also
the amount of development that would be generated if these formulas were
applied county-wide. This modeling and visioning must precede the
ratification of the pilot project, as the pilot will set precedents concerning
the valuation of habitats and subsequent density bonuses.
. In their comments to DCA, the SFWMD stated that they were not provided with
the information they need in order to fully assess the amendment's impacts on
water source and water supply availabilities. The RLSA is within the SFWMD's
Upper East Coast regional water supply planning region, which is an area where
"existing sources of water are not adequate to supply water for all existing and
future reasonable-beneficial uses and to sustain the water resources and related
natural systems". More specifically, the SFWMD states that Adams Ranch and
Cloud Grove sites are in basins with surface water deficits, and that use of the
surficial aquifer (which would be utilized for any proposed individual wells)
cannot support projected urban water demands much beyond 1990 demands.
They stated that the urban development facilitated by the RLSA could actually
degrade the resources that are being proposed for protection, by affecting water
supply and water quality, The FDEP had similar concerns and recommended that
developments utilizing septic systems and individual wells be avoided altogether.
They stated that the cumulative impacts of these wells and septic systems could
not be determined given the information they'd been provided,
o Recommendation: Project the future landuse that would occur if the pilot
were expanded county-wide and provide the SFWMD and FDEP with the
data they need to fully evaluate the amendment at full-scale
implementation. To the extent necessary, revise the types, locations, and
intensities of developments that would be acceptable under the RLSA
program, such that new developments would be sustainable in terms of
water quality and water supply. Alternative sources of water supply
(wastewater reuse, Floridan aquifer withdrawals), water conservation, and
centralized sewage (instead of septic systems) should be incorporated into
the design of new developments,
. The stewardship program aims to protect federally-listed species, such as the
Audubon's crested caracara, Eastern indigo snake, and the snail kite. However,
the U,S. Fish and Wildlife Service has not been involved in planning of the RLSA
to determine if the proposed stewardship and extent/intensity of development
would enable sustenance of existing federally-listed species.
o Recommendation: The U.S. Fish and Wildlife Service and Florida Fish
and Wildlife Conservation Commission should be brought in to assist in
visioning the county-wide implementation of the RLSA program, the
credit generation methodology, and the subsequent stewardship
applications,