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TREASURE COAST REGIONAL PLANNING COUNCIL

M E M O R A N D U M

To: Council Members AGENDA ITEM 7B

From: Staff

Date: June 22, 2007 Council Meeting

Subject: Local Government Comprehensive Plan Review

Draft Amendments to the Martin County Comprehensive Plan DCA Reference No. 07-1

Introduction

The Local Government Comprehensive Planning and Land Development Regulation Act, Chapter 163, Florida Statutes, requires that Council review local government

comprehensive plan amendments prior to their adoption. Under the provisions of this

law, the Department of Community Affairs (DCA) prepares an Objections,

Recommendations, and Comments (ORC) Report on a proposed amendment only if

requested to do so by the local government, the regional planning council, an affected person, or if an ORC Report is otherwise deemed necessary by the DCA. If an ORC

Report is to be prepared, then Council must provide DCA with its findings of consistency

or inconsistency with the Strategic Regional Policy Plan (SRPP), and provide any

comments and recommendations for modification on the proposed amendments within 30

days of its receipt.

Background

Martin County has proposed 15 amendments to the Future Land Use Map (FLUM) and

text amendments to the Future Land Use and Sanitary Sewer Elements of the County Comprehensive Plan. The County has requested a formal review of the amendments by

the DCA.

Evaluation

FLUM Amendments

The FLUM amendments are summarized in Table 1. The location of the amendments

and other information is shown in the attached exhibits. A brief summary of each

amendment follows.

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Table 1

Proposed Amendments to the Future Land Use Map Martin County Comprehensive Plan

DCA Reference No. 07-1

Amendment Number/Name

Approx. Acreage

Current FLUM Designation

Proposed FLUM Designation

Approximate Location

1. CPA# 05-8

(Grien)

20.0 Estate Density

Residential

Commercial Office

Residential

West of the Hibiscus park Subdivision,

and north of SE Cove Road in Port

Salerno.

2. CPA# 06-7 (Rastrelli)

18.5 Rural Density Residential

Estate Density Residential

North of SE Cove Road, south of SE Salerno Road and west of SE Ault Road

in Port Salerno.

3. CPA# 06-8

(Grussmark)

37.7 Rural Density

Residential

Estate Density

Residential

North of SE Cove Road, south of SE

Salerno Road and west of SE Ault Road

in Port Salerno.

4. CPA# 06-16

(Wright)

47.3 Rural Density

Residential

Low Density

Residential

North of SE Cove Road, south of SE

Salerno Road and east of SE Kanner Highway.

5. CPA# 06-19

(Pitchford’s

Landing)

13.7 Mobile Home

Density

Low Density

Residential

Just north of the Jensen Beach Causeway

between Skyline Drive and the Indian

River.

6. CPA# 06-20 (Palm City Holdings)

160.0 Agricultural Ranchette

Industrial North of SW Busch St and east of the Martin County Landfill/Transfer Station.

7. CPA# 06-25 (Wolff)

13.0 Agricultural Low Density Residential

End of Hollis Avenue, adjacent to Danforth Creek, north of Martin

Highway and south of Sunset Trail in

Palm City.

8. CPA# 06-27 (Willoughby)



North of SE Cove Rd, west of SE Willoughby Blvd in Port Salerno.

9. CPA# 07-2

(Public Lands –

Fire Station #23)

8.0 Limited

Commercial

Institutional General East side of Kanner Highway, just south

of Indian Street.

10. CPA# 07-5

(Vincent Barrera)

2.3 Medium Density

Residential

General Commercial East side of US 1 south of Pettway Street

in Hobe Sound.

11. CPA# 07-6 (Mia Bella’s Cove)



South SE Cove Road, east of the David L. Anderson Middle School.

12. CPA# 07-7 (Turnpike Plaza)

11.0 Limited Commercial

General Commercial Located at SR 714, SW Martin Highway and Leighton Farm Avenue, near the

Florida Turnpike in Palm City.

13. CPA# 07-12

(Atlantic Ridge Preserve)

2760.0 Low Density Residential (4.3 acres)

Rural Density Residential

(1,404.0 acres) Agricultural Ranchette

(1,352.7 acres)

Estate Density Residential (802.0 acres)

1 dwelling unit per acre

Institutional Public Conservation

(1,958.0 acres)

West of the Hobe Sound Golf Club and

north of SE Bridge Road in Hobe Sound.

14. CPA# 07-16 (Ranch Trail)

145.0 Estate Density Residential

Rural Heritage Property is along SW Ranch Trail, SW 21st Drive, SW 18th Avenue and SW 23rd

Ave. in the Tropical Farms area.

15. CPA# 07-17

(Public Lands – Smith Parcel)

29.6 Institutional

Recreational

Institutional General Located on the east side of Willoughby

Boulevard, north of Ruhnke Street and south of the Holt Correctional Facility.

Total: 3,351.1

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1) CPA #05-8 (Grien) – This 20.0 acre parcel is located on the north side of Cove Road,

west of U.S.1 (see Exhibits 3a-3c). The property is currently used for agricultural

purposes and contains one single family home. The proposed use is for a medical

office development. The present FLUM designation is Estate Density Residential

(EDR), permitting up to 2 dwelling units per acre. The proposed FLUM designation is Commercial/Office/Residential (COR), a multiple use designation that could allow

up to 10 dwelling units per acre.

The existing land uses on surrounding properties is pasture and agricultural buildings

to the north, a residential subdivision to the east, a residential Planned Unit Development (PUD) to the south and vacant land to the west. The FLUM

designations on surrounding lands are EDR to the north and south, Low Density

Residential (LDR) to the east and vacant land to the west.

County staff indicates that the amendment would be consistent with recent changes in land use, surrounding development, a recent expansion of the Primary Urban Service

District (PUSD) and planned capacity increases to Cove Road. This property is now

inside the PUSD, after the recent expansion of the PUSD. Cove Road is programmed

for reconstruction from 2 to 4 lanes. The property is located nearby to the Martin

Memorial Hospital South Campus and the Indian River Community College Campus.

Council reviewed this amendment previously in amendment rounds #05-1 and #06-1.

However, the County did not adopt the amendment in either round. Council had no

comments or recommendations during the prior reviews. The amendment is located

in the Cove Road Corridor, as are five other amendments in this round.

2) CPA #06-7 (Rastrelli) – This 18.5 acre property is located on the north side of Cove

Road, just east of SR 76 (see Exhibits 4a-4e). The current FLUM designation is

Rural Density Residential (RDR) (maximum of 1 dwelling unit per 2 acres). The

property is vacant. The proposed FLUM designation is EDR (2 dwelling units per acre).

Key to FLUM Designations

Agricultural Ranchette – maximum of one dwelling unit per 5 acres

Commercial Office Residential – maximum of 10 dwelling units per acre Estate Density Residential – maximum of 1 or 2 dwelling units per acre

General Commercial

Institutional General Institutional Public Conservation

Institutional Recreation Limited Commercial

Low Density Residential – maximum of 5 dwelling units per acre

Medium Density Residential – maximum of 8 dwelling units per acre Mobile Home Density – maximum of 8 dwelling units per acre

Rural Density Residential – maximum of 1 dwelling unit per 2 acres

Rural Heritage – maximum of 1 dwelling unit per 2 acres

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The current land use on surrounding properties includes undeveloped land to the

north, undeveloped land and a residential subdivision to the east, a residential PUD and a middle school (under construction) across Cove Road to the south and large lot

residential units and a landscaping business to the west. The FLUM designation on

all surrounding lands is RDR.

Council reviewed this amendment previously in amendment round #06-1. However, the amendment was not adopted by the County. Council’s previous comments and

recommendations on this and other amendments in the Cove Road Corridor will be

summarized later in this report under the section entitled Consistency with the

Strategic Regional Policy Plan.

3) CPA #06-8 (Grussmark) – This 37.7 acre property lies along the north side of Cove

Road, immediately adjacent to CPA #06-7 to the east (see Exhibits 5a-5d). The

current FLUM designation is RDR (one unit per two acres). The property is

primarily vacant and undeveloped, although it contains one vacant building. The

proposed FLUM designation is EDR (2 UPA).

The present land use on surrounding properties includes undeveloped land to the

north and west (CPA #06-7), a residential PUD and middle school (under

construction) to the south across Cove Road, and a residential subdivision to the east.

The FLUM designations on surrounding lands are RDR to the south and west, RDR and EDR to the north and EDR to the east.

Council reviewed this amendment previously in amendment round #06-1. The

County did not adopt the amendment at that time. This amendment is also in the

Cove Road Corridor.

4) CPA #06-16 (Wright) – This 47.3 acre property lies along the north side of Cove

Road, just northeast of the interchange of I-95/SR76 (see Exhibits 6a-6d). The

present FLUM designation is RDR. The property has been used for some years as a

tropical fish farm. The proposed FLUM designation is Low Density Residential.

The current land use on surrounding properties includes a convenience store and gas

station to the north, undeveloped land to the east, a residential PUD to the south and a

commercial golf center and residential development to the west. The FLUM

designations on surrounding property are General Commercial and LDR to the north, RDR to the south and east, and General Commercial and MDR to the west.

Council reviewed this amendment previously in amendment round #06-1. The

County did not adopt the amendment at that time. This amendment is also in the

Cove Road Corridor.

5) CPA# 06-19 (Pitchford’s Landing) - This 13.7 acre property is located just north of

the Jensen beach Causeway, between the Indian River Lagoon and Skyline Drive (see

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Exhibits 7a-7d). The property has a FLUM designation of Mobile Home Density

(maximum 8 dwelling units per acre) and is currently used as a Recreational

Vehicle/Mobile Home Park. There are 158 RV trailer sites, 9 of which contain mobile homes, owned and rented by the park owner. The proposed FLUM

designation is Low Density Residential (maximum 5 dwelling units per acre). The

owner had previously sought higher density designations, but that proved to be very

controversial with neighboring residents and was not transmitted by the County.

To the north of the property lands are designated Low Density Residential and

Limited Commercial and contain some single family homes, a restaurant and a

parking area. To the south is vacant and undeveloped property designated for Mobile

Home Density. To the east is the Indian River Lagoon; and to the west are single

family homes along Skyline Drive designated as Low Density Residential. The property is adjacent to but not within the boundaries of the Jensen Beach Community

Revitalization Area (CRA). The property is crossed by the Florida East Coast Rail

Line and has no current access via Skyline Drive.

The property currently provides some housing options and affordabilities that are becoming difficult to find. However, the property is susceptible to tropical storms

and storm surge damage. The Park has no paved roads and is served by septic tanks.

The County staff expressed concerns about the need for a transitional density on the

site to buffer the lower density development to the north and west.

6) CPA# 06-20 (Palm City Holdings) – This proposed amendment is for 160 acres of

land within the property known as the Seven J’s Subdivision (see Exhibits 8a-8e).

The subdivision includes an additional 103 acres that are designated as Industrial.

Much of the subject and larger property contains wetlands or upland preserve (100

acres), according to the County. The subject property is currently used for a mining operation. The existing FLUM designation is Agricultural Ranchette. The proposed

amendment would designate the subject property as Industrial.

Surrounding lands include wetland and upland habitat and agricultural uses to the

north and lands designated as Institutional General (County landfill) and Agricultural Ranchette. To the south are industrial uses and vacant land designated Industrial. To

the east is a shooting range, part of the old County landfill, agricultural and vacant

lands all designated as Agricultural Ranchette. To the west is the Martin County

Landfill and Transfer Station on lands designated Institutional General.

The County staff recommended denial, indicating that the Industrial FLUM

designation must be inside the PUSD according to the comprehensive plan. Staff also

questioned the need for the industrial use and the potential incompatibility with the

Agricultural Ranchette designation on adjacent lands.

The current County plan allows for consideration of a free standing PUSD, but the

applicant has not applied for such a designation. Instead, the applicant is pursuing a

text amendment (CPA# 07-11, summarized later in this report) that would establish

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the Seven J’s Industrial Area under a special designation. The subject property

originally had an Industrial designation, but was assigned an Agricultural Ranchette

designation in the 1989 Comprehensive Plan. In 1992, the subject property was redesignated as Industrial by the County. However, the plan amendment for this

designation was found not-in-compliance by the DCA and was not further pursued by

the County. Access to the property is via SR 714 (a major arterial) and S.W. Bush

Street.

7) CPA #06-25 (Wolff) – This 13.0 acre parcel is on the north side of 36th Street (Martin

Highway) between Berry Avenue and Mapp Road in the Palm City Area (see

Exhibits 9a-9d). The current FLUM designation is Agricultural. The proposed

FLUM designation is LDR. The existing land use on surrounding properties includes

single family residential to the north, a residential PUD and public school to the east, a grocery store and strip shopping center to the south and a residential PUD and plant

nursery to the west. The FLUM designations on surrounding lands are LDR to the

north, LDR and General Institutional to the east, COR to the south and LDR and

Agricultural to the west.

Council reviewed this amendment previously in amendment rounds #06-1 and #06-2,

but the amendment was not adopted by the County. Council had no

comments/recommendation on the proposed amendment.

8) CPA #06-27 (Willoughby) – This 35.0 acre property is located along the north side of Cove Road, with frontage also on Willoughby Boulevard (see Exhibits 10a-10d).

The present FLUM designation is RDR. The property is presently used for

agricultural purposes.

The current land use on surrounding properties includes an auto salvage business and residential units to the north, the Martin County Emergency Operations Center,

Martin Memorial South, vacant land and property owned by the Indian River

Community College across Willoughby Boulevard to the east; residential units, a

duplex and mobile homes to the south and residential units and a residential

subdivision to the west. The FLUM designations on surrounding properties are RDR to the north, south and west, and General Commercial, COR and General Institutional

to the east.

Council reviewed an amendment for this property previously in amendment round

#06-1. At that time, the proposed amendment was to assign Low Density Residential to 24 acres and Commercial Office Residential to 11 acres. At this time, the proposed

designation is for Estate Density Residential (two dwelling units per acre). This

property is in the Cove Road Corridor.

9) CPA# 07-2 (Public Lands – Fire Station #23) - This County-owned property currently has a FLUM designation of Limited Commercial (see Exhibits 11a-11d).

The Comprehensive Plan requires that County-owned land be reclassified to the

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appropriate Institutional Designation. The property is to be used for the construction

of a new fire station.

10) CPA #07-5 (Vincent Barrera) - This 2.3 acre property is located on the east side of

U.S. 1 in Hobe Sound (see Exhibits 12a-12d). The property is currently vacant and is

designated as Medium Density Residential. The proposed FLUM designation is

Commercial General. Surrounding land uses are a convenience store and tire/auto

repair shop to the north on lands designated Commercial General, vacant land designated Commercial General to the south, a single family residence and church

parking lot to the east on land designated Medium Density Residential, and

apartments and a boat sales and service facility across U.S. 1 to the west on land

designated Medium Density Residential.

The property is within the Hobe Sound CRA boundary and is bordered by

Commercial General property to the north and south. The amendment is limited to

300’ in depth from U.S. 1 to line up with the commercial des ignation to the north and

south.

11) CPA# 07-6 (Mia Bella’s Cove) - This 50.0 acre property lies along the south side of

Cove Road (see Exhibits 13a-13c). It is currently vacant. The current FLUM

designation is Rural Density Residential (1 dwelling unit per 2 acres). Surrounding

land uses include residential PUD’s to the north on land designated Estate Density

Residential, the Atlantic Ridge natural site to the south, residential and a boys club to the east and a local street and a school to the west. Despite the variety of uses,

surrounding lands to the east, west and south are all designated Rural Density

Residential.

12) CPA #07-7 (Turnpike Plaza) – This 11 Acre parcel is located along the south side of SR 714, adjacent to the Florida Turnpike Interchange (see Exhibits 14a-14d). The

property is presently vacant. The current FLUM designation is Limited Commercial.

The property was approved as a PUD in 1988, but the PUD became invalid when the

property was not developed in a timely manner. Subsequently, the County plan was

amended to prohibit gas stations in areas designated as Limited Commercial. Therefore, the proposal is to assign a new designation of General Commercial.

Surrounding land uses include SR 714, then an industrial park to the north on lands

designated as Industrial. To the south is vacant property and single family homes on

lands designated as Agricultural Ranchette. The Florida Turnpike lies to the east. Undeveloped land designated Agricultural Ranchette lies to the west.

13) CPA #07-12 (Atlantic Ridge Preserve) – This 2,760 acre property lies north of

Bridge Road and west of U.S. 1 (see Exhibits 15a-15d). The land is mostly native

upland and wetland habitat, with some pasture land to the southeast. The current FLUM designations are Low Density Residential, Rural Density Residential and

Agricultural Ranchette. The proposed FLUM designation would result in 802 acres

of Estate Density Residential and 1,958 acres of Institutional Public Conservation.

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Under an agreement with the landowner and consistent with related text amendment

(CPA #07-13), the County would acquire nearly 2,000 acres of environmentally

sensitive land at little cost. These lands would “bridge the gap” between two distinct portions of the Atlantic Ridge State Park. The landowner will be allowed to build a

maximum of 802 units on the land designated Estate Density Residential.

Surrounding land uses include the Atlantic Ridge State Park to the north on lands

designated Rural Density Residential, improved pasture and native vegetation to the south on lands designated Rural Density Residential, the Hobe Sound Golf Club to

the east on lands designated Low and Rural Density Residential, and native upland

and wetland habitat to the west on lands designated Rural Density Residential and

Agricultural Ranchette.

14) CPA #07-16 (Ranch Trail) – There are a total of 145 acres in this amendment (see

Exhibits 16a-16d). The property is developed for very low density residential and

agricultural uses, but has a designation of Estate Density residential. The landowners

seek to preserve their current lifestyle by having these lands designated as Rural

Heritage. Under the County plan, the Rural Heritage designation “identifies those lands within Martin County, which have historically been used for small farms but

which now lie within the Primary or secondary Urban Service Districts. The FLUM

recognizes the unique value of these lands for small agricultural operations and open

space, and acknowledges that the development pattern is distinct within the Urban

Service District. Therefore, this designation is intended to protect these areas by assigning reasonable development options consistent with the existing agricultural

character in the area”. The County considers this a rural enclave within the PUSD

and appropriate for the Rural Heritage designation.

The land use on surrounding lands includes a residential PUD and subdivision to the north on land designated EDR; an elementary school and residential lots to the south

on land designated Institutional General and EDR; mobile home parks to the east on

lands designated Mobile Home Density and EDR; and residential plats including

mobile homes and single family homes on lands designated as Mobile Home Density

to the west.

15) CPA #07-17 (Public Lands-Smith Parcel) – This 29.6 acre property lies along

Willoughby Boulevard, south of the Holt Correctional Facility (see Exhibits 17a-

17d). This County-owned property is vacant and was originally assigned a FLUM

designation of Institutional Recreational. The County now proposes to use the property for a repair facility for fire-rescue vehicles and on a warehouse for

Emergency Medical Services and Fire Rescue inventory. This requires a

redesignation of the property to Institutional General.

Surrounding land uses include a correctional facility to the north on land designated Institutional General, county and state offices and a Hospice Foundation facility to

the south on land in the City of Stuart designated as Public and Private Institutional;

an FPL substation and church to the east on land designated Low Density Residential

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and Willoughby Boulevard to the west, beyond which are single family homes on

land designated Low Density Residential.

Text Amendments

1) CPA #07-4 (Snake Road Salvage) - this will amend the Future Land Use Element

to allow the Board of County Commissioners to approve the expansion, replacement

or modification to the Snake Road Salvage Yard (see Exhibit 18). Although this facility has existed since the 1950’s, it is a non-conforming use under the current

comprehensive plan. According to the plan, non-conforming uses cannot be

expanded, and are to be gradually reduced or eliminated. Goal 4.4.0 is to eliminate

uses inconsistent with the community character or designated future land uses. Policy

2.b under that goal is to be revised to make an exception for the Snake Road Salvage Yard in the recognition that it serves the public interest and probably prevents illegal

disposal of materials on other property. Any alteration to the salvage yard must

reduce the impact of the non-conformity on adjacent properties.

2) CPA #07-11 (Seven J’s Industrial Area) – this amendment would revise the text of the Future Land Use and Sanitary Sewer Elements to create the Seven J’s Industrial

Area designation (see Exhibits 19a-19c). It is directly related to FLUM amendment

#06-20. It would permit the industrial uses at this location to be served by package

water and wastewater treatment plants. The amendment language is similar to that

used previously by the County in designating the Port Mayaca Commercial Service Center and the Expressway Oriented Research and Biotech Center.

The County adopted a prohibition on package wastewater treatment plants outside the

PUSD in 1991. This property is 3.3 miles west of the current PUSD. Studies have

documented numerous problems with the use of package treatment plants in Martin County. The result has been a public liability.

The amendment revises Goal 4.4.G (to encourage urban development in urban service

areas) by incorporating some of the language currently found in other policies (1.c

and 1.k) into a new policy (1.n) that includes the Seven J’s Industrial Area as an exception to the general prohibition on development outside the PUSD. It revises

Policy 4.4.M.1.h of the Future Land Use Element to include the Industrial Area as a

special land use designation to recognize the historic and existing industrial uses of an

area of western Palm City (the plat of Seven J’s Subdivision). The area includes the

former and existing County landfills, the County Solid Waste Transfer Station and the Seven J’s Industrial Subdivision. The amendment also revises Policy 10.4.A.1.i of

the Sanitary Sewer Element to include the Seven J’s Industrial Area as an exception

to the prohibition of package treatment plants.

3) CPA# 07-13 (Atlantic Ridge Preserve Text Amendment and PUSD Amendment) – this is directly related to FLUM amendment #07-12, but also to those

lands that would be included in the PUSD in the future. The PUSD is to be expanded

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to include the 798 acres of the Atlantic Ridge property to be designated as PUSD.

The text amendment is to Policy 4.4.G.2.h.

County staff supports the amendment because it eliminates the potential of

development on environmentally sensitive land and clusters allowable units where a

minimum impact would occur. The amendment language allows the expansion of the

PUSD but only for lands in the Secondary Urban Service District. It is to be done in

conjunction with a FLUM amendment that will not permit an increase in residential capacity. The purpose of the new policy is to encourage conveyance of lands to state,

regional or local agencies as part of an established conservation program. The

County has included a number of additional requirements such as:

for every acre of land to be converted to PUSD, at least two acres must be conveyed as part of an established conservation program;

at least 90% of the land to be conveyed must be listed for acquisition by a

state, regional or local agency as part of an established conservation

program;

the FLUM amendment must designate the conveyed land to Public

Conservation;

costs to the granting agency must be no more than closing costs;

no increase in residential capacity will result;

land within the PUSD cannot receive a density/intensity increase by future

amendment.

Extrajurisdictional Impacts

The County provided copies of the amendments to all local governments in the County,

the Village of Tequesta, the Town of Jupiter, the City of Port St. Lucie, the Martin

County Metropolitan Planning Organization and the Palm Beach County Planning Division. Council was copied on a letter dated May 29, 2007 from the City of Port St.

Lucie to the DCA (attached). The letter expressed concerns regarding traffic issues

pertaining to CPA #06-20 (Palm City Holdings).

Effects on Significant Regional Resources or Facilities

Analysis of the proposed amendments indicates that CPA #06-19 may have adverse

effects to the existing affordable housing stock for very low and low income residents, a

significant regional resource.

Analysis of Consistency with Strategic Regional Policy Plan

FLUM Amendments

1. CPA #05-8 (Grien); CPA# 06-7 (Rastrelli); CPA# 06-8 (Grussmark); CPA #06-16 (Wright); CPA #06-27 (Willoughby); and CPA#07-6 (Mia Bella’s Cove)

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These amendments are all in the Cove Road Corridor. With the exception of CPA

#07-6, all amendments have been reviewed previously by Council. Following is a

summary of Council’s previous analysis and recommendations:

These amendments are located in the Cove Road Corridor. They are in an area,

between SR 76 and U.S.1 that was previously characterized by very low density

residential and agricultural land uses. They are part of an area that was recently

added to the PUSD and that is arguably the primary urban growth area in the unincorporated county. This “Greater Salerno/76” Planning Area has been the

subject of previous planning efforts. A mid-county planning forum was held as

early as 1994. A conceptual master plan for the Greater Salerno area was

prepared in 2002, but never completed or adopted by the County. Recently, the

County has initiated a study for a 2,200 acre portion of the area. This study has also not been completed, but the County has estimated the residential and

commercial build out of the area for the year 2025. The following recent

development has altered the character of the area:

The growth of the U.S.1 corridor to a six lane road. The expansion of S.E. Kanner Highway to a four-lane road between Stuart

and the Interstate 95 interchange at 76.

Development in and around the I-95/SR76 interchange.

The Cove Road right-of-way has been used to connect the Martin County

Utilities, Port Salerno facilities with the Tropical Farms Water and Wastewater Plant.

Martin Memorial South Hospital and a related campus have been

developed.

Indian River Community College Chastain Campus.

Robert Morgade Library Branch. Construction of a new Middle School directly across from the subject site.

Pinewood Elementary and Mary Brogan Park.

The SRPP anticipates that: 1) future development will be part of existing or

proposed cities, towns or villages that include a well-balanced, compatible mix of land uses appropriately located and a fine grained network of streets that can

accommodate different modes of transportation and 2) local government will

create plans and maps identifying preferred locations for new cities, towns and

villages. The future of the Greater Salerno/76 Area is too important to Martin

County for new land use designations to be assigned on a project by project basis in the absence of a more detailed comprehensive plan for the area. By all

accounts, the amendments proposed for this area are not designed to function

together as a series of integrated neighborhoods but rather as isolated “projects”.

One of the unsustainable ideas behind projects is the very notion that they are

projects, abstracted out of the existing fabric and set apart. To think of salvaging, regulating or improving projects, is to compound this root mistake and foster

growth by “projects” forever weakening and fragmenting the County into

dysfunctional pieces. The aim should be to get that project or projects woven into

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a coherent, sustainable fabric – and in doing so, strengthen the surrounding fabric

as well. Changing the FLUM from rural and agricultural designations to estate

density (two acre lots) will do little to ensure the area becomes an important part of the urban fabric of the County. Instead, the County should not adopt FLUM

amendments in this area until a more detailed comprehensive plan is prepared

that: 1) integrates and shapes those projects into discrete neighborhoods and

districts that complement one another; and 2) accommodates a mix of uses, a

variety of housing types, affordabilities and densities, and an interconnected street system. Revisions made without the advantage of a plan will make it difficult for

the County to retrofit the area in the future. The County should not adopt these or

any other amendments until a more coordinated and complex plan for settlement

of the area is completed and adopted. Appendix A, Neighborhood Structure as the

Essential Unit for Comprehensive Planning According to the Strategic Regional Policy Plan, provides some instructions on how to prepare and what should be

included in such a plan.

Finally, for the Cove Road corridor amendments it is acknowledged that the

proposed amendments represent improvements in the land use mix of the area. In order to promote better planning and be more consistent with the policies of the

SRPP, the County is encouraged to adopt the 2002 Conceptual Master Plan of the

Mid County Greater Salerno Small Area.

2. CPA #06-19 (Pitchford’s Landing)

This property is currently used as a recreational vehicle/mobile home park and is

designated as Mobile Home Density at a maximum of 8 dwelling units per acre. The

County proposes to redesignate the property and has reduced the density to Low

Density Residential (maximum 5 dwelling units per acre). Although the property is primarily an RV Park rather than a mobile home park, it currently provides some

housing opportunities for low and moderate income members of the workforce. The

redesignation will almost certainly result in a loss of affordable housing units to the

County inventory.

The County has acknowledged a concern about the conversion of rental mobile home

parks, and on June 5, 2007, declared a moratorium on such conversions. The County

is also processing a concurrent amendment (DCA Ref# 07E2) that will make special

provisions to allow mobile homes in subdivisions to be replaced with site-built

homes.

The SRPP indicates that there should be an adequate supply of safe and affordable

housing to meet the needs of the very low, low and moderate income residents of the

Region (Goal 2.1); that there should be a mix of residential land uses which provide

for a range of housing types and affordabilities (Policy 2.2.1.3); and that all areas should have a reasonable mix of housing types and affordabilities, for both owner and

rental households.

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The County has not provided an assessment of the effect of this amendment on the

housing mix in Jensen Beach. While the property is just outside the Jensen Beach

CRA, it is clearly part of the urban fabric of the Village. The effect of the redesignation and the reduction in density makes it less likely that a range of housing

types and affordabilities will be developed on site. Prior to the adoption of the

amendment, the County should determine the effect this amendment will have on the

housing mix and supply of affordable housing in the area. Because the County does

not yet have an effective program to preserve existing affordable housing or to ensure that new affordable housing units are built, any loss to the affordable housing stock

will make the well-documented critical shortage of affordable housing in Martin

County more problematic. The County may want to consider allowing a higher

density designation on redevelopment sites with provisions that a portion of the new

units be affordable to low and moderate income members of the workforce and to ensure that the units remain affordable. When redeveloped, this property should also

have access from Skyline Drive.

The County has indicated that this property lies adjacent to the Coastal High Hazard

Area and is subject to storm surge damage. If a lower density is considered consistent with the County Comprehensive Plan for these reasons, the County should ensure that

adequate lands are available in Jensen Beach for the maintenance of existing housing

and the development of new housing for low and moderate income workforce

residents.

3. CPA #06-20 (Palm City Holdings)

The SRPP anticipates that uses such as landfills, resource recovery facilities and

industry may be located in the countryside, outside the urban service area (Policy

1.1.2.1). The SRPP also anticipates that such development will be compatible with the protection and maintenance of natural systems and native preserves. If the

wetland and native upland habitat on the Seven J’s site can be adequately protected

and preserved, this amendment would not be considered inconsistent with the SRPP.

Small wastewater package systems should not be used in areas susceptible to

groundwater contamination (Policy 6.3.3.1).

The County should address the concerns expressed by the City of Port St. Lucie in the

City letter dated May 29, 2007, prior to the adoption of this amendment.

4. CPA #07-2 (Public Lands – Fire Station #23)

No comments/Recommendations.

5. CPA #07-5 (Vincent Barrera)


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6. CPA #07-7 (Turnpike Plaza)


7. CPA #07-12 (Atlantic Ridge Preserves)


8. CPA #07-16 (Ranch Trail)


9. CPA #07-17 (Public Lands – Smith Parcel)


Text Amendments

1. CPA #07-4 (Snake Road Salvage)


2. CPA #07-11 (Seven J’s Industrial Area)

The County should consider the advisability of continuing to modify the

comprehensive plan by establishing “special areas” where certain provisions of the

comprehensive plan do not apply. Furthermore, the County needs to make a

determination of whether there is an adequate amount of land designated for industrial use in the County. County staff has questioned the need for additional land

to be designated for industrial use in the Seven J’s Industrial Area, yet indicated in

text amendment CPA #07-4 that there is a “limited stock of industrial land” available

in Martin County.

3. CPA #07-13 (Atlantic Ridge Text Amendment PUSD Amendment)

No comments/recommendations.

Consistency with Strategic Regional Policy Plan

The contract agreement between the DCA and the Treasure Coast Regional Planning

Council requires Council to include a determination of consistency with the SRPP as part

of the written report to be submitted to the DCA. Council finds the proposed

amendments to be CONSISTENT with the SRPP, with the following exceptions, which are considered to be INCONSISTENT with the SRPP:

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CPA #05-8 (Grien); CPA# 06-7 (Rastrelli); CPA# 06-8 (Grussmark); CPA #06-16

(Wright); CPA #06-27 (Willoughby); CPA#07-6 (Mia Bella’s Cove)

These amendments are considered inconsistent with the SRPP because of the failure of

the County to adopt the 2002 Conceptual Master Plan for the Mid County Greater

Salerno Area; or a similar plan that would be consistent with Regional Policies 6.1.1.1

and 6.1.1.2.

Recommendation

Council should adopt the above comments and approve their transmittal to the

Department of Community Affairs.

Attachments

treasure coast regional planning council m … reports/7b martin... · law, the department of...

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