comprehensive planning in florida - edocs
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A Guidebook for Front Porch Florida Communities
ComprehensivePlanning in Florida:
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Table of Contents
Introduction ........................................................................................................................3
History of the Front Porch Initiative ..................................................................................3
The Purpose of Planning and a Comprehensive Plan .....................................................4
Public Participation .............................................................................................................5
Elements of the Comprehensive Plan...............................................................................6
Future Land Use Element ..................................................................................................7
Housing Element ................................................................................................................7
Traffic Circulation Element/Transportation Element .......................................................7
Recreation and Open Space Element .............................................................................10
Capital Improvements Element .......................................................................................10
Intergovernmental Coordination Element .....................................................................11
Infrastructure Element .....................................................................................................11
Conservation Element ......................................................................................................11
Coastal Management Element ........................................................................................12
Public School Facilities Element ......................................................................................12
Implementation ................................................................................................................12
Process for Preparing and Amending the Comprehensive Plan ..................................12
Using the Comprehensive Plan for Redevelopment and Revitalization ......................15
Local Government Contacts ............................................................................................19
Regional Planning Councils ............................................................................................20
Water Management Districts ...........................................................................................21
Department of Transportation Districts ..........................................................................22
Other State Agency Contacts ..........................................................................................23
School Board Superintendents .......................................................................................24
Comprehensive Plan Amendment Process ....................................................................25
Florida DCA Common Growth Management Terms and Acronyms ...........................26
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Introduction This Guidebook is intended to provide citizens and
community development organizations with an overview of
Florida’s Growth Management Program, specifically the local
comprehensive plan, its applications and how it can assist local
redevelopment and revitalization efforts. While Florida’s Front
Porch communities are the Guidebook’s initial audience, it can
be used by other community-based organizations, including
but not limited to, Neighborhood Associations, Community
Redevelopment Agencies, Community Development Corporations,
and Housing Authorities, as well as individual citizens.
History of the Front Porch Florida Initiative
The Front Porch Florida Initiative (FPF) was established in
1999 by Governor Jeb Bush to promote community revitalization
by empowering local community members through technical
assistance, training and by developing skills necessary to identify and
acquire resources for revitalization purposes.1 The Office of Urban
Opportunity (OUO) was formed to simplify administration;
to create strategic alliances and networks of community
collaboration; to develop and forge better relationships
between Front Porch communities and other public and private
sector entities.
Since inception, twenty Front Porch community designations
have been established across the State of Florida. The
communities are located in Bartow, Bradenton, Daytona Beach,
Ft.Lauderdale, Gainesville, Gifford (Indian River County),
Immokalee, Jacksonville, Miami, Ocala, Opa-Locka, Orlando,
Pensacola, Sanford, Sarasota, St. Petersburg, Sylvania Heights
(Okaloosa County), Tallahassee, Tampa, and West Palm Beach.
These communities comprise some of the state’s most economically
distressed urban and rural areas consisting of mostly African
American residents. Front Porch Florida takes up this challenge
to revitalize underserved communities that are dedicated to
positive cooperation and communication to make their community
a better place to live, work, and play.
1 Urban Revitalization in Florida. Preliminary Summary produced Oct. 2003 by the Florida Legislature Committee on Intergovernmental Relations, page 6.
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The Purpose of Planning and a Comprehensive Plan
In his article, “The History of Cities and City
Planning,” Cliff Ellis discussed the purpose of
cities and their origins. According to Mr. Ellis:
The mixture of activities, often referred to as
land use categories, within local governments
and how these activities interact with one another
are core concerns that planning attempts to
address. Planning is a tool a community can
use to arrange these activities so that they work
in concert and not conflict with each other. This
concept is usually referred to as compatibility.
These decisions also must balance the desires
of individual property owners with the broader
needs of the entire community.
Through land use planning, a community is
able to examine its economic, social, and physi-
cal needs and make decisions about how these
needs can be best met for the future. For example,
a community will determine the types of industry it
would like to support, where the industrial activities
will take place, and the amount of land needed.
It will also determine the location and amount
of land for residences, commercial and social
activities, public spaces and parks; how natural
resources will be used, managed, and protected;
how people will travel safely and efficiently; and
the type and amount of infrastructure that will be
needed by people and development. “Infrastructure”
is defined as man-made structures that serve the
common needs of people, such as sewers, water
systems, landfills, roads and bridges, and utilities;
whether owned by government or by private
companies or persons.
This expression of the needs and desires of
the community is presented in what is known
as the comprehensive plan. The comprehensive
plan is a long-range document, usually spanning
at least 10 years, and must be based on appropriate
data and analysis. The community, usually through
its Planning or Community Development De-
partment, will collect data on past and present
trends. This process will include a review of
population, development patterns, traffic, environ-
mental resources, and infrastructure needs. In
addition, information on community needs and
concerns will be gathered in order to determine
the best approaches to resolve existing problems
and address the future needs of the community. For
instance, if a community wishes to redevelop its
downtown, the comprehensive plan will address
the steps that will be undertaken by the community
as well as requirements developers will have to meet
to achieve the type of downtown envisioned.
2 Cliff Ellis. 1989. “History of Cities and City Planning.” Section of Instruction Manual for SimCity: The City Simulator. Maxis Software.
Cities exist for many reasons, and the diversity
of urban forms can be traced to the complex
functions that cities perform. Cities serve as
centers of storage, trade, and manufacture.
The agricultural surplus from the surrounding
countryside is processed and distributed in
cities. Cities also grew up around marketplaces,
where goods from distant places could be
exchanged for local products. Cities serve
as centers of government. Cities, with their
concentration of talent, mixture of peoples,
and economic surplus, have provided a fertile
ground for the evolution of human culture:
the arts, scientific research, and technical
innovation. They serve as centers of commu-
nication, where new ideas and information
are spread. Throughout history, cities have been
founded at the intersection of transportation
routes, or at points where goods must shift
from one mode of transportation to another,
as at river and ocean ports.2
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In 1985, Florida adopted its Growth Man-
agement Act. The Act, formally known as the
Local Government Comprehensive Planning
and Land Development Regulation Act,
Chapter 163, Part II, Florida Statutes (FS),
is primarily implemented through Rule 9J-5,
Florida Administrative Code (FAC). The Act
requires each municipality and county in Florida
to prepare and adopt a comprehensive plan and
procedures to implement the comprehensive plan.
These procedures are commonly called land
development regulations, land development
codes, or zoning. In Florida, all proposed and
approved development in the community must
be consistent with the comprehensive plan for that
community. The Act also requires regular eval-
uations and updates of the comprehensive plan.
Public Participation
The Florida Legislature recognized the
importance of public participation and citizen
input in the comprehensive planning process
and stated: “It is the intent of the Legislature
that the public participate in the comprehensive
planning process to the fullest extent possible.”
As noted previously, the comprehensive plan
expresses a community’s vision, its values, and
how and where it may grow and develop in the fu-
ture. Therefore, it is imperative that there is broad
public participation and that all present and future
community stakeholders take part in the process,
inform decisions and are committed to working
with state and local government. Public participation
is needed to address four essential questions:
• Where is the community now?
• How did the community get here?
• Where does the community want to go?
• What steps does the community want
to take to get there?
The public may participate in the compre-
hensive planning process in numerous ways,
including attending public hearings, meetings and
workshops as well as providing written comments.
Participation can be during the development of the
initial comprehensive plan, the plan amendment
process, or during the review of zoning changes
and development applications. Municipalities and
counties also work to keep the public informed by
posting updates on the Internet , providing copies
of work products at the local library and their
government offices, newspaper articles, and
placing signs on property for which a change to
the land use or zoning is requested.
Another key entry point for citizens to
participate in the process is during what is called
the Evaluation and Appraisal Report (EAR) phase.
Comprehensive plans are dynamic documents,
and each city and county must evaluate and ap-
praise its comprehensive plan every seven years.
During the EAR process, a community examines
its comprehensive plan in relation to the four es-
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sential questions (Where is the community now?;
How did the community get here?; Where does
the community want to go?; and What steps
does the community want to take to get there?).
In addition, the community must determine if
the directions established in the comprehensive
plan are still valid and what, if any, changes
should be made to the comprehensive plan.
It is important that you learn how and when
your community will need your participation. This
can be accomplished by contacting your local Plan-
ning or Community Development Department.
Elements of the Comprehensive Plan
All municipalities and counties in Florida
have an adopted comprehensive plan and are
implementing the plan, unless a city recently
incorporated. A new municipality must adopt a
comprehensive plan within three years from the
date of incorporation. The comprehensive plan
and amendments are prepared and administered
by the Local Planning Agency, local planning
staff and other local government officials. The Local
Planning Agency is designated by the municipality
or county commission and is often called the
Planning and Zoning Commission or Board. The
Local Planning Agency conducts public meetings
regarding the comprehensive plan and its decisions
are then referred to the local government for official
action. The staff of the local Planning or Community
Development Department is available to work
with residents and property owners regarding
the content of the comprehensive plan.
Comprehensive plans in Florida are required
to include elements that address future land use;
housing; transportation; recreation and open space;
capital improvements; intergovernmental coor-
dination; potable water, storm water, sanitary
sewer, solid waste, and natural groundwater aquifer
recharge; conservation of natural resources; and,
by, December 1, 2008, public school facilities.
In addition, coastal municipalities and counties
must prepare a coastal management element. A
community may include optional elements, such
as economic development, historic preservation,
or community design. While a comprehensive
plan is composed of these elements, the issues
addressed in the elements are often interrelated;
therefore, requiring the comprehensive plan to
be read as a singular document.
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Future Land Use Element
The Future Land Use Element outlines the
type of land uses (e.g., residential, commercial,
office, industrial) and amount of development that
may be built in the community over the planning
horizon. The amount of allowable residential
development is referred to as “density” and is
usually expressed as the number of dwelling
units per acre. The amount of non-residential
development is called “intensity” and can be
expressed in square feet per acre or a Floor Area
Ratio also known as FAR. Floor Area Ratio is the
gross floor area of all buildings permitted on a lot
divided by the area of the lot. For example, a Floor
Area Ratio of 2 would allow the construction
of 20,000 square feet of floor space on 10,000
square feet of land.
It should be noted that while density and
intensity can be expressed using these common
expressions, the amount of density and intensity
allowed is set based on the unique circumstances
of the specific community. Factors such as historical
and anticipated growth rates, environmental
features, available and planned infrastructure,
and the desires of the public determines how
much density and intensity will be allowed.
In addition to goals, objectives, and policies, this
element must include a Future Land Use Map
that shows the location of future development
allowed by the land use category. The Future
Land Use Map, also called the FLUM, will show the
boundaries of the community, the road network
and the allowable land use categories. An example
of a Future Land Use Map is shown on pages 8
and 9. The categories are usually distinguished
by color to indicate the type and amount of
development allowed in an area.
Housing Element
The Housing Element outlines how housing
will be provided for all current and anticipated
future residents, including determining what
sites will be suitable for future housing. In
addition, the Housing Element must address
the creation and/or preservation of housing that is
affordable to lower-income households and the
element must provide adequate sites for affordable
housing. Further, the Housing Element must
address the elimination of substandard dwelling
conditions as well as the structural and aesthetic
improvement of existing housing. Census and
building construction data are often used as the
basis for this element.
Traffic Circulation Element/ Transportation Element
The Traffic Circulation Element addresses the
types, locations, and extent of existing and pro-
posed major roads in the community, including
bicycle and pedestrian ways. This element also
establishes a level of service, also known as LOS,
standard for roads. This standard establishes the
number of cars that will be allowed on a road.
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Sample: City of Sanford Future Land Use Map
Map Credit: City of Sanford Department of Planning and Development Services
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If any development is proposed that would
cause this standard to be degraded, it cannot
be approved until improvements to the road
or other steps are taken to manage the traffic
levels. This concept is known as “concurrency,”
which means no development that would result
in the operation of facilities below their adopted
levels of service can be approved.
Recreation and Open Space Element
The Recreation and Open Space Element
details the community’s efforts to provide sites
for recreation, including, but not limited to, natural
reservations, parks and playgrounds, parkways,
beaches and public access to beaches, open spaces,
waterways, and other recreational facilities. This
element also must establish recreation and open
space level of service standards. This standard may
be expressed as the number of ballparks, tennis
courts, playgrounds, or acres of recreation or open
space land in relation to the population.
Capital Improvements Element
The Capital Improvements Element (CIE)
evaluates the community’s need for public facilities
that are identified in other plan elements. The
community must estimate the cost of improvements
for which it has fiscal responsibility, analyze its
ability to finance and construct improvements,
and adopt policies to guide the funding of improve-
ments. In addition, the community must schedule
the funding and construction of improvements
so that they are provided when required, based
on needs identified in the other comprehensive
plan elements.
The CIE must outline principles for construc-
tion, extension, or increase in capacity of public
facilities, as well as a component that outlines
principles for correcting existing public facility
deficiencies, which are necessary to implement
the comprehensive plan. The components shall
cover at least a five-year period. The CIE must be
financially feasible and updated annually. Capital
Improvements are usually defined as physical assets
that are generally nonrecurring, large scale and
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high cost. Examples include roads, potable water
and sanitary sewer facilities, public buildings, and
drainage projects.
Intergovernmental Coordination Element
The Intergovernmental Coordination Element
addresses the coordination of proposed devel-
opment of the community to the comprehensive
plans of adjacent municipalities, the county,
adjacent counties, or the region and to the State
Comprehensive Plan. In addition, this element must
outline the efforts the community will undertake to
coordinate the implementation of its comprehensive
plan with neighboring communities, regional
entities, and the state and how it resolves any
potential disputes with other governmental agencies.
Infrastructure Element Potable Water, Storm Water, Sanitary Sewer, SolidWaste, and Natural Groundwater Aquifer Recharge
As with all the other elements, the Infrastructure
Element must correlate to the principles and
guidelines for future land use. The Infrastructure
Element must indicate ways to provide for future
potable water, drainage, sanitary sewer, solid waste,
and aquifer recharge protection requirements
for the area. In addition, it will describe the problems
and needs and the general facilities that will be
required for solution of the problems and needs.
As part of this element, the community must
examine their current, as well as projected, water
needs and sources for at least a ten-year period.
Like Traffic Circulation and Recreation and Open
Space Elements, a level of service standard must be
set for potable water, sanitary sewer, solid waste,
and drainage and a concurrency test must be
applied before development is permitted.
Conservation Element
The Conservation Element details the conser-
vation, use, and protection of natural resources
in the community, including air, water, water
recharge areas, wetlands, waterwells, estuarine
marshes, soils, beaches, shores, flood plains,
rivers, bays, lakes, harbors, forests, fisheries
and wildlife, marine habitat, minerals, and other
natural and environmental resources.
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Coastal Management Element
The Coastal Management Element guides the
community’s decisions and actions regarding
maintenance, restoration, and enhancement of
the overall quality of the coastal environment,
maintenance of viable populations of all species
of wildlife and marine life; utilization and
preservation of all living and nonliving coastal
zone resources; avoidance of loss of coastal
resources; limitation of public expenditures that
subsidize development in high-hazard coastal areas;
protection of human life against the effects of
natural disasters; and how the community will
mitigate the impacts of potential future disasters.
Public School Facilities Element
In 2005, Governor Jeb Bush signed into law
an enhanced link between land use planning
and the planning for public school facilities.
The law requires that all municipalities, counties,
and school boards (not eligible for a waiver or
exemption) to adopt concurrency standards
for schools by December 1, 2008. According to
the Florida Department of Community Affairs,
Florida’s population is projected to increase by
another 30 percent by 2020 (from approximately
18 million to almost 23 million), and schools
are struggling to keep pace with growth. The
new requirements will add a process so that
municipalities, counties, and school boards will
coordinate in order to ensure that there will be
adequate schools (K-12) to meet the amount of
planned residential development.
Implementation
The comprehensive plan is implemented
through what are called “land development”
regulations which must be consistent with the
local government comprehensive plan. Florida
requires that land development regulations address,
at a minimum the following: how land may be
subdivided; zoned; compatibility; well fields;
flooding; drainage and stormwater management;
site plan approvals; environmentally sensitive
lands; signage; and concurrency. Because the
specific requirements contained within land de-
velopment regulations can vary, it is recommended
you contact your local Planning or Community
Development Department to learn more.
Process for Preparing and Amending the Comprehensive Plan
As noted previously, unless a city recently
incorporated, all municipalities and counties in
Florida have adopted a comprehensive plan.
However, the comprehensive plan may be amended
twice per year. The twice per year restriction
does not apply to what is called a small-scale
development amendment as well as other
exemptions identified by the Florida Legislature.
In general, a small-scale development amend-
ment is a change to the Future Land Use Map
designation for a parcel that is 10 acres or less
and not located in a designated Area of Critical
State Concern. The complete listing of exemptions
to the twice per year restriction on amending
the comprehensive plan is available in Rule 9J-
11.006(1)(a)7, FAC. Since the comprehensive
plan amendment process contains many techni-
cal requirements, which can be modified from
time to time by the Florida Legislature, it is rec-
ommended you contact your local Planning or
Community Development Department or the
Department of Community Affairs’ Division of
Community Planning for assistance.
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A municipality, a county, citizens or property
owners may initiate plan amendments. How
and when a community may schedule amend-
ments to its comprehensive plan varies; there-
fore, you should contact your local Planning or
Community Development Department to get
specific information. A listing of local planning contacts
and amendment schedules is included as Appendix A.
Public input is an integral component of
the comprehensive plan implementation and
amendment process. While the majority of local
governments use numerous methods to make
the public aware of their plan implementation
and amendment development efforts, including
posting updates on the Internet, providing copies
of work products at the local library and their
government offices, newspaper articles, and
placing signs on property for which an amend-
ment to the land use is requested, the Growth
Management Act requires a Local Planning
Agency hearing and two pubic hearings of the
city or county commission, all of which must be
advertised in a local newspaper. The first public
hearing is required prior to sending a proposed
comprehensive plan amendment to the Florida
Department of Community Affairs for review.
This is often called the “transmittal hearing”. The
Department coordinates review of the proposed
comprehensive plan amendment by the Florida
Departments of Agriculture and Consumer
Services, Education, Environmental Protection,
State and Transportation, as well as the Florida
Fish and Wildlife Conservation Comission. The
applicable Regional Planning Council and Water
Management District also review the compre-
hensive plan and amendments. The purpose of
state and regional agency review is to determine
whether the comprehensive plan or proposed
amendments meet the requirements of law.
Comprehensive plans and amendments must
be consistent with Chapter 163, Part II, F.S.,
Rule 9J-5, F.A.C., the State Comprehensive Plan
(Chapter 187, F.S.), and the applicable Strategic
Regional Policy Plan. Contact information for the
state and regional review, including maps that show
the geographic areas served by the Regional Planning
Councils, Water Management Districts, Department
of Transportation Districts, Other State Agency Contacts,
and School Board Superintendents is included in
the Appendixes.
Within five (5) days of receipt, the Depart-
ment of Community Affairs will advise the mu-
nicipality or county if the amendment package is
complete. As part of the amendment package, the
municipality or county will advise the Department
of Community Affairs whether it requests a formal
review of the proposed amendment. If such a re-
view is requested, the Department of Community
Affairs will provide an Objections, Recommenda-
tions, and Comments (ORC) Report to the local
government within 60 days of the initial receipt of
a complete amendment package. Although a lo-
cal government can ask that the amendment
not be reviewed, one will be conducted if the
Department of Community Affairs, the applicable
Regional Planning Council, or an “affected person”
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requests a review. This request must be made to
the Department of Community Affairs no more
than 30 days after the amendment is received.
Again, the Department of Community Affairs
will provide an Objections, Recommendations,
and Comments (ORC) Report to the local
government within 60 days of the initial receipt
of a complete amendment package. Within 60
days of receiving the ORC Report (120 days for
EAR-based amendments), the local government
will then have the option to adopt the amendment
with changes based on the ORC Report, adopt
the amendment without changes, or not adopt
the amendment. The review timelines are included
on the flow chart in Appendix G.
A second public hearing is required in order
to adopt the amendment. The adopted amendment
is again sent to the Department of Community
Affairs and other review agencies. If the ORC
Report did not contain any Objections, the local
government adopts the amendment without any
changes, an affected party did not object, and
the city or county certifies such to the Department
of Community Affairs within 20 days, the De-
partment will issue what is called a “Notice of
Intent” to find the amendment In-Compliance.
If the ORC Report did contain Objections, the
adopted amendment will be reviewed and the
Notice of Intent will be issued within 45 days. If
an amendment is found In-Compliance by the
Department of Community Affairs, an “affected
person” has the right to petition for an admin-
istrative hearing to challenge the Department’s
decision that a comprehensive plan or plan
amendment is, or is not, in compliance with the
Growth Management Act. “Affected persons” are
(1) the local government that adopted the plan or
plan amendment; (2) an adjoining local govern-
ment that can demonstrate substantial impacts;
(3) persons who own property, reside, or own or
operate a business within the boundaries of the
local government that adopted the plan or plan
amendment and submit comments between the
transmittal hearing and the adoption hearing;
and (4) for future land use map amendments,
persons who own property outside of the local
government jurisdiction, and that property abuts
the property affected by the future land use map
amendment. The petition must be filed with
the Agency Clerk, Department of Community
Affairs, within 21 days after publication of the
Department’s Notice of Intent. An amendment
that is found Not in Compliance or is challenged
by an affected person will be scheduled for an
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administrative hearing. Where practical, mediation
is pursued to resolve these types of cases. A flow
chart illustrating the plan amendment process is
included as Appendix G.
Once again, the Department of Community
Affairs, with assistance from the other review
agencies, must approve every local government’s
comprehensive plan and its amendments and
a 21-day affected party challenge period must
pass before they are legally effective. In Florida,
no development may be approved unless it is
consistent with the adopted, effective local
comprehensive plan.
Using the Comprehensive Plan for Redevelopment and Revitalization Many local redevelopment and revitalization
efforts include addressing issues such as housing,
business development and expansion, parks and
recreation and drainage. As noted previously,
the comprehensive plan is the community’s
blueprint for growth. Because the comprehen-
sive plan establishes guidelines for the type,
amount, and location of development, it is vital
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that redevelopment and revitalization efforts,
focused on issues such as housing, business de-
velopment and expansion, parks and recreation,
drainage, streets and bicycle and pedestrian
facilities, be coordinated with your community’s
comprehensive plan, in order for these efforts to
be successful.
The first step in the redevelopment and revital-
ization process is establishing your community-based
organization’s desired outcomes. For Front Porch
Florida communities, this should be accomplished
via the Neighborhood Action Plan.
The Office of Urban Opportunity provides
technical assistance to Front Porch Communities
on how to develop an effective Neighborhood
Action Plan. The Neighborhood Action Plan
should be a community-driven document. It should
be developed by and reflect the agreed upon desires
of the residents of the Front Porch community.
Because community revitalization can require
significant resources, the community must seek and
employ partner organizations in the development
and implementation of its Neighborhood Action
Plan. These organizations include your city and/or
county government, applicable Regional Planning
Council as well as other organizations with similar
goals such as area Community Development
Corporations, Community Redevelopment
Agencies, Housing Authorities, the Florida
Housing Finance Corporation, chambers of
commerce, economic development councils,
Agency for Workforce Innovation, Enterprise
Florida, medical providers, law enforcement
agencies, schools, and major employers.
The community should host a series of
meetings in order to develop its Neighborhood
Action Plan. The Neighborhood Action Plan
should, at a minimum:
• Define the community’s issues of concern
(for example: inadequate affordable housing,
business creation and expansion, crime, access
to health care, employment);
• Contain clearly stated outcomes to address
identified issues (for example: the construction
of a certain number of housing units by a
target date);
• Articulate the role of Council and/or partners (for
example: to address the provision of housing, the
Council needs to determine whether it will
attempt to build the homes serving as general
contractor or seek funding to purchase land
and hire a general contractor or partner with
an existing affordable housing provider);
• Indicate how success will be measured (for
example: the construction of a certain number
of housing units by a target date);
• Delineate the steps/actions and resources
necessary to achieve the stated outcomes.
(for example: to address the provision of
affordable housing the Council should,
identify necessary partners, negotiate roles
and responsibilities for all steps in the process—
secure funding, land acquisition, local devel-
opment review; identify and qualify potential
homebuyers; and complete construction);
• Contain a timeline for implementation;
• Articulate how public input and consen-
sus were achieved and the ongoing process
for public involvement (for example: develop
procedures that address how and when the
Neighborhood Action Plan will be updated,
how the public will be made aware of the
planned updates, conduct facilitated meetings
that allow input to be received orderly and
efficiently, allow written comments from
people unable to attend meetings); and
• Address sustainability (for example: identify
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new and ongoing funding sources to implement
community initiatives).
The next step in the process is to review the
comprehensive plan for your area. It should be
noted that reviewing and understanding the com-
prehensive plan for your area is an integral part of
developing the Neighborhood Action Plan. Key
questions that could be addressed include:
• Are the desired outcomes being discussed
as part of the Neighborhood Action Plan
development process allowable under the
comprehensive plan?
• If the comprehensive plan does not allow
the desired outcomes under consideration,
should the community revise its desired
outcomes in order to be consistent with the
comprehensive plan or seek to amend the
comprehensive plan?
These are important questions, and the
community should ensure it is working with its
local government so that the best alternatives
can be developed and implemented. The following
illustrates the role of the comprehensive plan in
the redevelopment process and why coordination
with the local government is vital.
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If your organization wishes to be involved
in providing new housing or rehabilitating
existing housing, the comprehensive plan must
be examined to find out where housing can be
located, the type of housing that can be built
(e.g., single- or multi-family), and the allowable
housing density. The review of the comprehensive
plan should not be limited to the construction of
new homes. While most Future Land Use Maps
allow existing uses to occur at their present
locations, it is possible that an existing use is no
longer allowable at its present location. This
situation is called a non-conforming use. A
proposed rehabilitation effort that would alter
a significant portion of non-conforming uses
could result in that use not being able to be
rebuilt at its present location. In short, the
purpose of this review is to determine if the
comprehensive plan will allow the type and
amount of housing in the locations envisioned
by your organization. If it does not, then you
can either revise your housing proposal to be
consistent with the comprehensive plan or seek
to change the comprehensive plan.
Like in the arena of housing, revitalization
or redevelopment efforts intended to bring new
businesses into a community or expand existing
businesses, must be coordinated with the
comprehensive plan. The comprehensive plan
specifies maximum sizes for commercial, office,
and industrial uses allowed in an area. In
addition, the comprehensive plan will detail the
types of commercial and industrial uses. The
comprehensive plan may designate an area in
the community for commercial uses; however,
additional review is necessary to determine that
the types of commercial use are listed as allow-
able or permitted, as well as the ones listed as
special or conditional. A special or conditional
use is subject to conditions designed to protect
surrounding properties and the neighborhood
from any possible negative impacts.
As noted earlier, local government
comprehensive plans are required to ensure
infrastructure needs (water supply, sanitary
sewer, transportation facilities, drainage, solid
waste, parks and recreation facilities, and public
school facilities) are in place at the same time—
concurrently—with any proposed development.
The comprehensive plan must be reviewed to
determine if the capacity to serve the community-
based organization’s revitalization efforts
exists. If the capacity is not available, then your
organization must consider altering its desired
outcomes or working with its local government
on providing the capacity. You can contact your
local government to assist you on this issue.
While having some understanding of the
comprehensive plan will enhance your
revitalization efforts, it should be noted the
comprehensive plan is the blueprint for future
growth. The comprehensive plan is implemented
through a series of local ordinances, the land
development code, that address things such as
how far back from the lot lines a building must
be constructed, the height of buildings, how
drainage must be handled, and the amount of
parking that must be provided for commercial,
office, and industrial uses. Your local planning
department staff is available to assist you to
understand the specific requirements of the
comprehensive plan. A list of planning department
contacts for Front Porch communities is included as
Appendix A.
Staff of the Department of Community
Affairs Division of Community Planning is
available to provide technical assistance to the
public and local governments. The division may
be contacted at 850/488-2356 or at its website
http://www.dca.state.fl.us/fdcp/dcp.
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City of Bartow (West Bartow)Mr. Bob Wiegers, DirectorPlanning Department450 N Wilson AvenueBartow, FL 33830(863) 534-0100 Fax: (863) 534-0114E-mail: [email protected]: http://bartow.govoffice.comAmendment Cycle: Large Scale Amendments are processed January and July, annually Small Scale Amendments are processed as upon receipt
City of Bradenton (Bradenton) Mr. Larry Frey, AICP, DirectorDepartment of Development Services101 Old Main StreetsBradenton, FL 34205(941) 932-9400Fax: (941) 708-6258E-mail: [email protected]: www.cityofbradenton.comAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
Collier County (Greater Immokalee Southside)Mr. Tom GreenwoodComprehensive Planning Department2800 N Horseshoe DriveNaples, FL 34104(239) 403-2323Fax: (239) 643-3968E-mail: [email protected]: www.co.collier.fl.usAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Daytona Beach (Central City of Daytona Beach)Ms. Cheryl Harrison-Lee, AICP, DirectorDepartment of Development Services301 S. Ridgeway AvenueDaytona Beach, FL 32115(386) 671-8120Fax: (386) 671-8130E-mail: [email protected]: www.ci.daytona-beach.fl.usAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Gainesville (Duval Heights)Mr. Ralph Hilliard, Planning ManagerPlanning Division200 E University AvenueGainesville, FL 32601(352) 334-5022Fax: (352) 334-2282E-mail: [email protected]: www.cityofgainesville.orgAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Fort Lauderdale (Dorsey-Riverbend)Mr. Eric Silva, Principal PlannerPlanning and Zoning Department700 NW 19th AvenueFort Lauderdale, FL 33311(954) 828-5966Fax: (954) 828-5858E-mail: [email protected]: www.fortlauderdale.govAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
Indian River County (Gifford)Mr. Gale Carmoney, Long Range PlannerCommunity Development Department,Planning Division1840 25th StreetVero Beach, FL 32960(772) 567-8000, ext. 1668Fax: (772) 978-1806E-mail: [email protected]: www.ircgov.comAmendment Cycle: Large Scale Amendments are processed January and July, annually
City of Jacksonville (Sherwood Forest)Ms. Margo Moehring, ChiefStrategic Planning Division Planning and Development Department220 E Bay StreetJacksonville, FL 32202(904) 630-7067Fax: (904) 630-2391E-mail: [email protected]: www.ci.jax.fl.usAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Miami (Riverside Community of Little Havana)Ms. Ana Gelabert-Sanchez, DirectorPlanning Department444 SW 2nd Avenue, 3rd FloorMiami, FL 33130(305) 416-1470Fax: (305) 416-2156E-mail: [email protected]: www.ci.miami.fl.usAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Miami Gardens (Miami-Dade)The Honorable Shirley Gibson, Mayor1515 N.W. 167th Street, Suite 200Miami Gardens, Florida 33169(305) 622-8000Fax: (305) 622-8001 Email: [email protected]: www.miamigardens-fl.govAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of Ocala (West Ocala)Mr. Tye Chighizola, Director Planning Department121 SE Osceola AvenueOcala, FL 34471(352) 629-8529Fax: (352) 368-5994E-mail: [email protected]: www.ocalafl.orgAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
Okaloosa County (Greater Sylvania Heights)Mr. Terry Jernigan, Planning ManagerGrowth Management Department1804 Lewis Turner Boulevard Suite 200Fort Walton Beach, FL 32547(850) 689-7347Fax: (850) 689-5512E-mail: [email protected]: www.co.okaloosa.fl.usAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of Orlando (Holden Heights))Mr. Kevin Tyjeski, ChiefLong-Range PlanningCity Planning Division400 S Orange Avenue, 6th FloorOrlando, FL 32801(407) 246-3387Fax: (407) 246-2895E-mail: [email protected]: www.cityoforlando.netAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of Opa Locka (Opa Locka/North Dade)Mr. Octavian SpannerPlanning Department777 Sharazard BoulevardOpa Locka, FL 33054(305) 953-2909Fax: (305) 953-3060E-mail: [email protected]: www.cityofopalocka.orgAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of Pensacola (Greater Pensacola)Mr. Kevin Cowper, AICP, DirectorDepartment of Community DevelopmentPO Box 12910, 180 Governmental CenterPensacola, FL 32502(850) 435-1670Fax: (850) 595-1143E-mail: [email protected]: www.pensacolacitygov.comAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Sanford (Goldsboro)Ms. Antonia Gerli, Principal Planner Department of Planning and Community Development300 N. Park AvenueSanford, FL 32771(407) 330-5672Fax: (407) 330-5679E-mail: [email protected]: www.ci.sanford.fl.usAmendment Cycle: Amendment schedule varies; contact Planning Department for the specific schedule.
City of Sarasota (Newton)Mr. John Hawthorne Planning and Redevelopment Department1565 1st StreetSarasota, FL 34236(941) 373-7765E-mail: [email protected]: www.sarasotagov.com/index2.htmlAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of St. Petersburg (Greater St. Petersburg)Ms. Julie Weston, Director Development Services Department175 5th Street N, PO Box 2842St. Petersburg, FL 33731(727) 893-7287Fax: (727) 892-5365E-mail: [email protected]: www.stpete.orgAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of Tallahassee (Greater Frenchtown)Mr. Fred GoodrowTallahassee-Leon County Planning Department300 S AdamsTallahassee, FL 32301(850) 891-8600Fax: (850) 891-8734E-mail: [email protected]: www.talgov.comAmendment Cycle: Large Scale Amendments areprocessed January and July, annually
City of Tampa (Heart of East Tampa)Mr. Randy Goers, Urban Planning ManagerDepartment of Strategic Planning and Technology306 E Jackson Street, Suite 8ETampa, FL 33602(813) 274-8401Fax: (813) 274-7327E-mail: [email protected]: www.tampagov.net/index.aspAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
City of West Palm Beach (West Palm Beach)Mr. Charles Wu, DirectorPlanning and Zoning Division200 2nd Street, 5th FloorWest Palm Beach, FL 33402(561) 822-1435Fax: (561) 653-2625E-mail: [email protected]: www.cityofwpb.comAmendment Cycle: Amendment schedule varies; contactPlanning Department for the specific schedule.
Local Government Contacts
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EscambiaSantaRosa Okaloosa
Walton
Bay
GulfFranklin
Wakulla
Jefferson
Taylor
Dixie
Nassau
Duval
Levy
St. Johns
Flagler
Volusia
Citrus
Hernando
Pasco
Manatee
Sarasota
Brevard
IndianRiver
St. Lucie
Martin
Palm Beach
Charlotte
Lee
Broward
Pinellas
Collier
DadeMonroe
Hillsborough
Holmes
Washington
Jackson
Calhoun
Liberty
Gadsden
Leon Madison
Lafayette
Suwannee
Hamilton
Baker
Union
BradfordClay
PutnamAlachua
Marion
LakeSeminole
Sum
ter
Orange
Osceola
Polk
Hardee
DeSotoHighlands
Glades
Okeechobee
Hendry
Columbia
Gilchrist
Monroe County
Regional Planning Councils
West Florida __________________________ 1Post Office Box 97593435 North 12th AvenuePensacola, FL 32513-97591-800-226-8914(850) 595-8910, Suncom: 695-8910 Fax: (850) [email protected] www.wfrpc.dst.fl.us/wfrpcExecutive Director . . . . . . . . . . Terry JosephDRI Coordinator . . . . . . . . . . . . . . Paul MillerLEPC Contact . . . . . . . . . . . Debbie ThayerSRPP Contact . . . . . . . . . . . . . . . Paul MillerLocal Plan Assistance . . . . . . . . . Paul MillerGIS Contact . . . . . . . . . . Frances Campbell
Apalachee ____________________________ 220776 Central Avenue East, Suite 1Blountstown, FL 32424(850) 674-4571, Suncom: 771-4417Fax: (850) 674-4574 Tallahassee Office(850) 488-6211, Suncom: 278-6211 Fax: (850) [email protected] www.thearpc.comExecutive Director . . . . . . . Charles D. BlumeDRI Coordinator . . . . . . . . . Keith McCarronLEPC Contact . . . . . . . . . . . . . Chris RietowSRPP Contact . . . . . . . . . . . Keith McCarronLocal Plan Assistance . . . . . Keith McCarronGIS Contact . . . . . . . . . . . . . Richard Turner
North Central Florida _________________ 32009 Northwest 67 Place, Suite AGainesville, FL 32653-16031-800-226-0690(352) 955-2200, Suncom: 625-2200 Fax: (352) [email protected] www.ncfrpc.orgExecutive Director . . . . . . . Charles F. JusticeDRI Coordinator . . . . . . . . . . . . Scott KoonsLEPC Contact . . . . . . . . . . . Dwayne MundySRPP Contact . . . . . . . . . . . . . . Steve DoppLocal Plan Assistance . . . . . . . . Scott KoonsGIS Contact . . . . . . . . . . . . . . . Kevin Parish
Northeast Florida ____________________ 46850 Belfort Oaks PlaceJacksonville, FL 32216(904) 279-0880, Suncom: 874-0880 Fax: (904) [email protected] www.nefrpc.orgChief Elected Officer . . . . . . Brian D. TeeplePlanning Director . . . . . . . . . . . . Ed LehmanDRI Coordinator . . . . . . . . . . . . . Ed LehmanLEPC Contact . . . . . . . . . Heather GolightlySRPP Contact . . . . . . . . . . . . . . Ed LehmanLocal Plan Assistance . . . . . . Amanda SmithGIS Contact . . . . . . . . . . . . . . . . Keith Joiner
Withlacoochee _______________________ 51241 Southwest 10 StreetOcala, FL 34474-2798(352) 732-1315, Suncom: 667-1315 Fax: (352) [email protected] Director . . . . . . . . Mike MoehlmanDRI Coordinator . . Bruce Day, Vivian WhitterLEPC Contact . . . . . . . . . . . . Craig BrashierSRPP Contact . . . . . . . . . . . . . . Bruce DayLocal Plan Assistance . . . . . . Craig BrashierGIS Contact . . . . . . . . . . . . . . . . . Bill Taylor
East Central Florida __________________ 6631 North Wymore Road, Suite 100Maitland, FL 32751(407) 623-1075, Suncom: 334-1075 Fax: (407) [email protected]://ecfrpc.orgExecutive Director (Acting) . . . . . . Jeff Jones DRI Coordinator . . . . . . . . . . . . . . Fred MilchLEPC Contact . . . . . . . . . . . . . . . Teri HunalpSRPP Contact . . . . . . . . . . . . . . . Jeff JonesLocal Plan Assistance . . . . . . . . . Jeff JonesGIS Contact . . . . . . . . . . . . . . Mark Sievers
Central Florida _______________________ 7Post Office Drawer 2089Bartow, FL 33831(863) 534-7130, Suncom: 515-2025 Fax: (863) [email protected] Director . . Patricia M. Steed, AICPDRI Coordinator . . . . . . . . . . . . . Brian SodtLEPC Contact . . . . . . . . . . . . . Chuck CarterSRPP Contact . . . . . . . . . . Patricia M. SteedLocal Plan Assistance . . . . . . . . . Alan KloseGIS Contact . . . . . . . . . . . . . . . Brady Smith
Tampa Bay __________________________ 84000 Gateway Center BoulevardPinellas Park, FL 33782(727) 570-5151, Suncom: 513-5066 Fax: (727) [email protected] www.tbrpc.orgExecutive Director . . . . . . Manny PumariegaPlanning Director . . . . . . . . . . . . Avera WynnDRI Coordinator . . . . . . . . . . . . . John MeyerLEPC Contact . . . . . . . . . . . . . . Bill LofgrenSRPP Contact . . . . . . . . . . . . . Gerald SmeltLocal Plan Assistance . . . . . . . . Gerald SmeltGIS Contact . . . . . . . . . . . . . . Marshall Flynn
Southwest Florida ___________________ 91926 Victoria AvenueFt. Myers, FL 33901(239) 338-2550, Suncom: 749-2550 Fax: (239) [email protected] www.swfrpc.orgExecutive Director . . . . . . . . . . . . . Dave BurrPlanning Director . . . . . . . Ken HeatheringtonDRI Coordinator . . . . . . . . . . . . Dan TrescottLEPC Contact . . . . . . . . . . . . John GibbonsSRPP Contact . . . . . . . . . . . . Jennifer SteinLocal Plan Assistance . . . . . . David CrawfordGIS Contact . . . . . . . . . . . . . . . . Tim Walker
Treasure Coast _____________________ 10301 East Ocean Boulevard, Suite 300Stuart, FL 34994(772) 221-4060, Suncom: 269-4060 Fax: (772) [email protected] Director . . . . . . . Michael J. BushaDRI Coordinator . . . . . . . . . . . . . . Liz GulickLEPC Contact . . . . . . . . . . . . . . . Kate BoerSRPP Contact . . . . . . . . . . . . . . . Terry HessLocal Plan Assistance . . . . . . . . . Terry Hess
South Florida _______________________ 113440 Hollywood Boulevard, Suite 140Hollywood, FL 33021(954) 985-4416, Suncom: 473-4416Fax: (954) [email protected] Director . . . . . . . Carolyn A. DekleDRI Coordinators . . . . . . . . . . . Lisa LorbeckLEPC Contact . . . . . . . . . . Carlos GonzalezSRPP Contact . . . . . . . . . . . . . . Bob DanielsLocal Plan Assistance . . . . . . . Terry ManningGIS Contact . . . . . . . . . . . . . . . . Manny Cela
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Water Management Districts
Northwest Florida Water Management DistrictDouglas E. Barr, Executive Director81 Water Management DriveHavana, FL 32333-9700(850) 539-5999, Fax: (850) 539-2777www.state.fl.us/nwfwmd
Contact: Paul Thorpe, AICP Director, Resource Planning Section Suncom: 771-2080 [email protected]
Suwannee River Water Management DistrictJerry Scarborough, Executive Director9225 CR 49Live Oak, FL 32060(800) 226-1066, (386) 362-1001 Fax: (386) 362-1056www.mysuwanneeriver.com
Contact: Kirk Webster, Planner Suncom: 821-3220 [email protected]
St. Johns River Water Management DistrictKirby B. Green III, Executive DirectorPost Office Box 14294049 Reid StreetPalatka, FL 32178-1429(386) 329-4500, Fax: (386) 329-4125http://sjrwmd.com
Contact: Jeff Cole, Assistant Director Office of Communications and Governmental Affairs (386) 329-4497, (800) 451-7106 Suncom: 860-4500, Fax: (386) 329-4103 [email protected]
Southwest Florida Water Management DistrictDavid L. Moore, Executive Director2379 Broad StreetBrooksville, FL 34604-6899(800) 423-1476, (352) 796-7211, Fax: (352) 754-6874 www.watermatters.org
Contact: Richard S. Owen, AICP Planning Director (352) 796-7211, ext. 4400 [email protected]
South Florida Water Management DistrictCarol Wehle, Executive Director3301 Gun Club RoadPO Box 24680West Palm Beach, FL 33416-4680(800) 432-2045, (561) 686-8800, Fax: (561) 687-6200 www.sfwmd.gov
Contact: James Golden, Senior Planner/DRI Reviews (561) [email protected]
P. K. Sharma, Lead Planner/LGCP Amend-ments (561) 682-6779 [email protected]
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Department of Transportation Districts
Office of Policy PlanningBob Romig, Director605 Suwannee Street, MS 28Tallahassee, FL 32399-8064(850) 414-4823. Fax: (850) [email protected]
District 1John Czerpak, Growth Management CoordinatorPlanning Department801 N. Broadway AvenueBartow, FL 33830-3809(863) 519-2300, Fax: (863) [email protected]
District 2Lea Gabbay, Growth Management Administra-torJacksonville Urban Office, MS 28122250 Irene StreetJacksonville, FL 32204-2619(904) 360-5647, Fax: (904) 360-5649, Suncom: [email protected]
District 3Glenda Duncan, Planning AdministratorPO Box 607Chipley, FL 32428(850) 638-0250 ex 532, Suncom: 767-1532 [email protected]
District 4Gerry O’Reilly, Director of Transportation Development3400 West Commercial BoulevardFt. Lauderdale, FL 33309(954) 777-4411, Fax: (954) [email protected]
District 5Susan Sadighi, Systems Planning Section133 South Semoran BoulevardOrlando, FL 32807(407) 482-7800, Fax: (407) [email protected]
District 6Gary Donn, Director of Planning and Programs, PTO and Administration1000 NW 111 AvenueMiami, FL 33172(305) 470-5145, Fax: (305) [email protected]
District 7Carol Collins, LGCP/CMS Coordinator11201 North McKinley Drive, MS 7-500Tampa, FL 33612-6456(813) 975-6444, Fax: (813) [email protected]
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EscambiaSantaRosa Okaloosa
Walton
Bay
GulfFranklin
Wakulla
Jefferson
Taylor
Dixie
Nassau
Levy
St. Johns
Flagler
Volusia
Citrus
Hernando
Pasco
Manatee
Sarasota
Brevard
IndianRiver
St. Lucie
Martin
Palm Beach
Charlotte
Lee
Broward
Pinellas
Collier
DadeMonroe
Hillsborough
Holmes
Washington
Jackson
Calhoun
Liberty
Gadsden
Leon Madison
Lafayette
Suwannee
Hamilton
Baker
Union
BradfordClay
PutnamAlachua
Marion
LakeSeminole
Sum
ter
Orange
Osceola
Polk
Hardee
DeSotoHighlands
Glades
Okeechobee
Hendry
Columbia
Gilchrist
Monroe County
Duval
Department of Agriculture and Consumer Services (DOACS)Charles Maynard, Chiefor Jack DoddDivision of Forestry3125 Conner BoulevardTallahassee, FL 32301(850) 488-6591, Suncom: 278-6591Fax: (850) [email protected]@doacs.state.fl.us
Department of Education (DOE)Jerry Martin, ChiefOffice of Educational Facilities and Smart School Clearinghouse1004 Turlington BuildingTallahassee, FL 32399-0400(850) 488-9741, Suncom: 278-6741Fax: (850) [email protected]
Department of Environmental Protection (DEP)Jim Quinn, Environmental ManagerOffice of Intergovernmental Programs3900 Commonwealth Boulevard, MS 47Tallahassee, FL 32399-3000(850) 245-2163, Suncom: 205-2163Fax: (850) [email protected]@dep.state.fl.us
Florida Fish and Wildlife Conservation Commission (FWC)Mary Ann Poole, DirectorOffice of Environmental Services620 South Meridian StreetTallahassee, FL 32399-1600(850) 488-6661Fax: (850) [email protected]
FWC Regional Officeshttp://myfwc.com/aboutus/regnoffc.html
Northwest RegionLt. Col. Louie Roberson, Director3911 Highway 231Panama City, FL 32409-1658(850) 265-3678
North Central RegionRolando Garcia, Director3377 E. US Highway 90Lake City, FL 32055(386) 785-0525
Northeast RegionDennis David, Director1239 SW 10th StreetOcala, FL 34474-2729(352) 732-1225
Southwest RegionGreg Holder, Director3900 Drane Field RoadLakeland, FL 33811-1299(863) 648-3203
South RegionChuck Collins, Director8535 Northlake BoulevardWest Palm Beach, FL 33412(561) 625-5122
Punta Gorda Office3941 Tamiami Trail, Suite 3111Punta Gorda, FL 33950(941) 575-5784Fax: (941) 575-5766
Department of Health (DOH)Bart Bibler, ChiefBureau of Water Programs4042 Bald Cypress Way, Suite 230Tallahassee, FL [email protected](850) 245-4240, Fax: (850) 921-0298
Gerald Briggs, ChiefBureau of Onsite Sewage Programs4042 Bald Cypress Way, Suite 240Tallahassee, FL [email protected]
Department of State (DOS)Laura Kammerer, Historic Preservationist SupervisorDivision of Historic Preervation500 S. Bronough St., 4th Floor, MS 8Tallahassee, FL 32399-0250(850) 245-6333, SC 205-6333Fax: (850) [email protected]/preserrvation
Other State Agency Contacts
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EscambiaSantaRosa Okaloosa
Walton
Bay
GulfFranklin
Wakulla
Jefferson
Taylor
Dixie
Nassau
Levy
St. Johns
Flagler
Volusia
Citrus
Hernando
Pasco
Manatee
Sarasota
Brevard
IndianRiver
St. Lucie
Martin
Palm Beach
Charlotte
Lee
Broward
Pinellas
Collier
DadeMonroe
Hillsborough
Holmes
Washington
Jackson
Calhoun
Liberty
Gadsden
Leon Madison
Lafayette
Suwannee
Hamilton
Baker
Union
BradfordClay
PutnamAlachua
Marion
LakeSeminole
Sum
ter
Orange
Osceola
Polk
Hardee
DeSotoHighlands
Glades
Okeechobee
Hendry
Columbia
Gilchrist
Monroe County
Duval
AlachuaFlorida Public School SuperintendentsDr. W. Daniel Boyd, Jr.620 East University Avenue Gainesville, FL 32601-5448352/955-7880Fax: 352/955-7873E-mail: [email protected]
BrowardDr. Franklin L. Till, Jr.600 S.E. Third AvenueFort Lauderdale, FL 33301-3125754/321-2600Fax: 754/321-2701E-mail: [email protected]
CollierMr. Raymond J. Baker5775 Osceola TrailNaples, FL 34109-0919239/377-0212Fax: 239/377-0206E-mail: [email protected]
DuvalMr. Joseph Wise 1701 Prudential DriveJacksonville, FL 32207-8182904/390-2115Fax: 904/390-2586E-mail: [email protected]
EscambiaMr. Jim Paul215 West Garden StreetPensacola, FL 32502-5782850/469-6130Fax: 850/469-6379E-mail: [email protected]
HillsboroughMs. MaryEllen EliaPO Box 3408Tampa, FL 33601-3408813/272-4050Fax: 813/272-4038E-mail: [email protected]
Indian RiverMr. Thomas (Tom) B. Maher1990 25th StreetVero Beach, FL 32960-3395772/564-3150Fax: 772/564-3128E-mail: [email protected]
Leon Mr. William J. Montford, III2757 W. Pensacola StreetTallahassee, FL 32304 Phone: 850/487-7100Fax: 850/487-7100E-mail: [email protected]
ManateeDr. Roger DearingPO Box 9069Bradenton, FL 34206-9069941/708-8770Fax: 941/708-8677E-mail: [email protected]
Miami-DadeDr. Rudolph F. Crew1450 NE Second Avenue, #912Miami, FL 33132-1308305/995-1430Fax: 305/995-1488E-mail: [email protected]
MarionMr. James Yancey, Jr.PO Box 670Ocala, FL 34478-0670352/671-7702Fax: 352/671-7581E-mail: [email protected]
Okaloosa Mr. Don Gaetz120 Lowery Place SEFt. Walton Beach, FL 32548-5595850/833-3109Fax: 850/833-3401E-mail: [email protected]
OrangeMr. Ronald (Ron) BlockerPO Box 271Orlando, FL 32802-0271407/317-3202Fax: 407/317-3401E-mail: [email protected]
Palm BeachDr. Arthur C. Johnson3340 Forest Hill Blvd, C316West Palm Beach, FL 33406-5869561/434-8200Fax: 561/434-8571E-mail: [email protected]
PinellasDr. Clayton M. WilcoxPO Box 2942Largo, FL 33779-2942727/588-6011Fax: 727/588-6200E-mail: [email protected]
PolkDr. Gail McKinziePO Box 391Bartow, FL 33831-0391863/534-0521Fax: 863/519-8231E-mail: [email protected]
SarasotaDr. Gary W. Norris1960 Landings BoulevardSarasota, FL 34231-3365941/927-9000Fax: 941/927-2539E-mail: [email protected]
SeminoleDr. Bill Vogel400 East Lake Mary BlvdSanford, FL 32773-7127407/320-0006Fax: 407/320-0281E-mail: [email protected]
VolusiaDr. Margaret A. SmithPO Box 2118DeLand, FL 32721-2118386/734-7190Fax: 386/734-2842E-mail: [email protected]
School Board Superintendents
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Administration Commission (AC): One of the titles of the Governor and Cabinet sitting as a collegial body. Its duties include issuing final orders in cases where comprehensive plans and amendments are found to be “not in compliance.”
Area of Critical State Concern (ACSC): A statutory designation for an area that receives state oversight in the issuance of development orders, adoption of land development regulations, and the adoption of comprehensive plans. Designated areas contain, or have a significant impact upon, environmental or natural resources of regional or statewide importance, including, but not limited to, state or federal parks, forests, wildlife refuges, wilderness areas, aquatic preserves, major rivers and estuaries, state environmentally endangered lands, Outstanding Florida Waters, and aquifer recharge areas, the uncontrolled private or public development of which would cause substantial deterioration of such resources. Current ACSC areas are the Florida Keys, the Green Swamp, Big Cypress, and Apalachicola.
Affordable Housing: Means housing for which monthly rents or monthly mortgage payments, including taxes, insurance, and utilities, do not exceed 30 percent of that amount which represents the percentage of the median adjusted gross annual income for the households or persons indicated in Section 420.0004, F.S. Affordable housing definitions that are prescribed by other affordable housing programs administered by either the United States Department of Housing and Urban Development or the State of Florida may be used by local governments if such programs
are implemented by the local government to provide affordable housing.
BEBR: Bureau of Economic and Business Research, University of Florida. Provides popu-lation data used by many local governments in their data and analysis.
Binding Letter: A written opinion issued by the Department of Community Affairs (DCA) regarding Development of Regional Impact (DRI) status. Various types include: Binding Letter of Determination (BLID), in which DRI status is evaluated; Binding Letter of Vested Rights (BLIVR), in which vested rights are determined; and Binding Letter of Modification (BLIM), in which it is determined whether a modification to a vested DRI is substantial.
Clustering: Grouping together of structures and infrastructures on a portion of a develop-ment site, leaving the remainder preserved or vacant.
Compatible: Land uses that can coexist near each other, such that neither uses negatively impacts the other.
Coastal High-Hazard Area: The coastal high-hazard area is the area below the elevation of the category 1 storm surge line as established by a Sea, Lake and Overland Surges from Hurricanes (SLOSH) computerized storm surge model.
Concurrency: The concept that public facilities and services necessary to maintain the adopted
4 This list of definitions is not intended to replace or supplant any statutory definition and is presented for informational purposes only
Florida DCA Common Growth Management Terms and Acronyms4
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level of service standards are available at the same time as the impacts of development.
Division of Community Planning (DCP): Department staff responsible for the review of, and assistance with, local comprehensive plans and plan amendments; developments of regional impact; land use and environmental siting; metropolitan planning organization transporta-tion plans; and Areas of Critical State Concern.
Density: An objective measurement of the number of people or residential units allowed per unit of land, such as resident or employees per acre.
Development Permit: Any building permit, site plan, zoning permit, plat approval, rezoning, certification, variance or other official action of a local government having the effect of per-mitting development.
Development Order (DO): Any order granting, denying, or granting with conditions an application for a development permit.
Development of Regional Impact (DRI): A statutory term applied to projects that must undergo a special review process because their character, magnitude, or location, would have a substantial effect upon the health, safety, or welfare of citizens of more than one county. The various local governments in which the project is located issue the DRI development order.
Evaluation and Appraisal Report (EAR): The product of a local government’s review of the success in implementing its plan after it has been in effect for seven years.
Floor Area Ratio (FAR): A common way to calculate the intensity of nonresidential development.
Florida Intrastate Highway System (FIHS): A network of state highways.
Future Land Use Map (FLUM): A map contained within the Future Land Use Element of comprehensive plans that generally depicts fu-ture development patterns and various features, such as environmental resources, schools, and historically significant properties.
Florida Land and Water Adjudicatory Commission (FLWAC): One of the many ti-tles of the Governor and Cabinet sitting as a collegial body. Its duties include issuing final orders on DRI and ACSC cases.
Florida Quality Development (FQD): An optional special type of DRI in which additional requirements, such as open space ratio, must be met. DCA issues the development order, not the local governments.
Hurricane Vulnerability Zone: The areas delineated by the regional or local hurricane evacuation plan as requiring evacuation. The hurricane vulnerability zone shall include areas requiring evacuation in the event of a 100-year storm or Category 3 storm event.
Intergovernmental Coordination Element (ICE): A required comprehensive plan element that addresses coordinating planning efforts between local governments and also with units of local government that do not have regulatory authority over the use of land, such as school boards.
In Compliance: A term applied to a comprehensive plan or amendment that meets the require-ments of Sections 163.3177, 163.3178, 163.3180, 163.91 and 163.3245, Florida Statutes (F.S.); with the State Comprehensive Plan (Chapter 187, F.S.); the applicable Strategic Regional Policy
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Plan (Chapter 186.507, F.S.); Rule 9J-5, Florida Administrative Code; and the principles for guiding development in designated areas of critical state concern.
Infrastructure: Man-made structures which serve the common needs of people, such as sewers, water systems, landfills, roads and bridges, and utilities; whether owned by government or by private companies or persons.
Intensity: An objective measurement of the ex-tent to which land may be developed for nonresidential uses, such as floor-area-ratios or square feet per acre.
Land Development Regulation (LDR): A regulation adopted by a local government to implement its comprehensive plan. Examples include zoning, wellhead protection, and signage, protecting environmentally significant lands.
Level of Service (LOS): A standard adopted by a local government in its comprehensive plan applicable to a public facility or service. Example: A roadway segment with a LOS of “B.” In approving development orders, level of service standards must be maintained.
Land: As used in growth management laws, “Land” includes the earth, water, and air, whether located above, below or on the surface.
Local Government: A county, city or town.
Local Planning Agency: An agency appointed by a county or city commission to draft the comprehensive plan for the local government. Some local governments call it the “planning commission,” and some county and city com-missions serve as the local planning agency or planning commission.
Municipal Planning Organization (MPO): Commonly referred to as an M.P.O., municipal planning organizations are designated for each
urbanized area of the State to encourage and promote the safe and efficient management, operation, and development of surface trans-portation systems that will serve the mobility needs of people and freight within and through urbanized areas of this state while minimizing transportation-related fuel consumption and air pollution. MPOs are responsible for developing, in cooperation with the state and public transit operators, transportation plans and programs for metropolitan areas. The plans and programs for each metropolitan area must provide for the development and integrated management and operation of transportation systems and fa-cilities, including pedestrian walkways and bicycle transportation facilities that will function as an intermodal transportation system for the metropolitan area.
New Town: A new urban activity center and community designated on the future land use map and located within a rural area or at the rural-urban fringe, clearly functionally distinct or geographically separated from existing urban areas and other new towns.
Notice of Intent (NOI): The notice which announces the Department’s intent to find a particular comprehensive plan or plan amend-ment to be either “in compliance” or “not in compliance” with the governing statutory and regulatory provisions. A NOI is published in a newspaper of general circulation within the affected local government.
Notice of Proposed Change (NOPC): The form by which a developer requests review of a change to a previously approved development of regional impact.
Notice of Violation (NOV): The written notice from the Department to an alleged violator which begins an administrative proceeding regarding violations pertaining to areas of critical state concern, or to obtain compliance with binding letters, agreements, rules, orders, or development
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orders relative to developments of regional impact or Areas of Critical State Concern.
Outstanding Florida Water (OFW): Waters designated by the Environmental Regulation Commission as worthy of special protection because of their natural attributes. This special designation is applied to certain waters with the intent of maintaining existing good water quality. Most OFWs are areas managed by the state or federal government as a park. Examples include wildlife refuges, preserves, marine sanctuaries, estuarine research reserves, certain waters within state or national forests, scenic and wild rivers, or aquatic preserves.
Objections, Recommendations, and Comments Report (ORC): The report issued by the Department of Community Affairs in response to a proposed comprehensive plan or plan amendment which outlines in detail the Department’s objections, recommendations, and comments to the proposed action.
Preliminary Development Agreement (PDA): A written agreement between a developer and the Department relative to a development of regional impact which agreement allows a developer to proceed with a limited amount of the total proposed development, subject to all other governmental approvals and solely at the developer’s own risk, prior to issuance of a final development order.
Planned Unit Development (PUD): A lan-duse designation and zoning which provides for a variety of uses and intensities within a development site to preserve conservation areas, reduce public investment in provision of services, encourage flexible and creative site design and to provide sites for schools, recre-ation, and other public facilities which provide an area-wide benefit to the community.
Public Facilities: Physical infrastructure constructed or owned by governments for the
purpose of providing services, such as roads, water plants, parks and schools.
Public Facilities and Services: Those facilities and services that must be made available concurrent with the impacts of development. Specifically included are those covered by comprehensive plan elements required by Section 163.3177, F.S., and for which level of service standards must be adopted. The public facilities and services include at a minimum: roads; sanitary sewer; solid waste; stormwater; water supply; parks and recreation; mass transit, if applicable; and public school facilities.
Purchase of Development Rights (PDRs): Acquisitions of the right to develop a parcel, so that the parcel can thereafter only be for conser-vation or agricultural uses.
Regional Planning Council (RPC): A regional entity that is in a position to plan for and coordinate intergovernmental solutions to growth related problems on greater-than-local issues, provide technical assistance to local govern-ments, and meet other needs of the communities in each region. Florida has eleven RPCs.
State Comprehensive Plan (SCP): A plan that provides long-range guidance for the orderly social, economic, and physical growth of the state. The plan is composed of goals, objectives, and policies that are briefly stated in plain, easily un-derstandable words and that give specific policy direction to state and regional agencies.
Statement of Intent (SOI): A document issued by the Department to supplement the NOI finding an amendment not in compliance and which explains in detail the Department’s com-pliance issues and recommendations to cure deficiencies in a comprehensive plan or plan amendment that has been transmitted to the Department for compliance review.
Solid Waste: Garbage, refuse, rubbish, or other
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discarded material, but not including sewage.
Transportation Concurrency Exception Area (TCEA): An area in which a local government has granted an exception from the concurrency requirements for transportation facilities. An exception in the comprehensive plan may be granted where proposed development is otherwise consistent with the adopted local government comprehensive plan and is a project that promotes public transportation or is located within an area designated in the comprehensive plan for: 1) Urban infill development; 2) Urban redevelopment; 3) Downtown revitalization; or 4) Urban infill and redevelopment.
Transportation Concurrency Management Area (TCMA): The purpose of this optional alternative transportation concurrency approach is to promote infill development or redevel-opment within selected portions of urban areas in a manner that supports the provision of more efficient mobility alternatives, including public transit. As a coordinated approach to land use and transportation development, it may employ the use of an area-wide level of service standard and an accommodation and management of traffic congestion. A transportation concurrency
management area is a compact geographic area with existing or proposed multiple, viable alternative travel paths or modes for common trips.
Transfer of Development Rights (TDR): Acquisition of the right to develop a parcel and placing that right to develop on another parcel so that the donor parcel can thereafter only be used for conservation or agriculture uses, and the recipient parcel can be developed at a higher density or intensity than otherwise. Often, the donor parcel is in an environmentally sensitive area, while the recipient parcel is not.
Urban Service Area (USA): An area wherein public facilities and services such as sewage treatment systems, roads, schools, and recreation areas are either already in place or are proposed for future placement in the Capital Improvements Element and Capital Improvements Program.
Urban Area: An area of or for development charac-terized by social, economic, and institutional activities which are predominantly based on the manufacture, production, distribution, or provision of goods and services in a setting which typically includes residen-tial and nonresidential development uses other than those which are characteristic of rural areas.
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Urban Infill and Redevelopment Area: An area or areas designated by a local government where: (a) Public services such as water and wastewater, transportation, schools, and recre-ation are already available or are scheduled to be provided in an adopted five-year schedule of capital improvements; (b) The area, or one or more neighborhoods within the area, suffers from pervasive poverty, unemployment, and general distress as defined by s. 290.0058; (c) The area exhibits a proportion of properties that are substandard, overcrowded, dilapidated, vacant or abandoned, or functionally obsolete which is higher than the average for the local govern-ment; (d) More than 50 percent of the area is within 1/4 mile of a transit stop, or a sufficient number of such transit stops will be made avail-able concurrent with the designation; and (e) The area includes or is adjacent to community redevelopment areas, brownfields, enterprise zones, or Main Street programs, or has been designated by the state or Federal Government as an urban redevelopment, revitalization, or in-fill area under empowerment zone, enterprise community, or brownfield showcase commu-nity programs or similar programs.
Urban Sprawl: Urban development or uses
which are located in predominantly rural areas, or rural areas interspersed with generally low-intensity or low-density urban uses, and which are characterized by one or more of the following conditions: (a) The premature or poorly planned conversion of rural land to other uses; (b) The creation of areas of urban development or uses which are not functionally related to land uses which predominate the adjacent area; or (c) The creation of areas of urban development or uses which fail to maximize the use of existing public facilities or the use of areas within which public services are currently provided. Urban sprawl is typically manifested in one or more of the following land use or development patterns: leapfrog or scattered development; ribbon or strip commercial or other development; or large expanses of predominantly low-intensity, low density, or single-use development.
Water Management District (WMD): Any of five regional water management districts in Florida. The WMDs were created by the Florida Legislature through passage of the Water Resources Act of 1972. The four main areas of responsibility are water supply, flood protec-tion, water quality management, and natural systems management.
Prepared by
in consultation withThe Cambric Group
August 2006
Comprehensive Planning in Florida: A Guidebook for Front Porch Florida Communities
Published by theFlorida Department of Community Affairs
Housing and Community Development DivisionOffice of Urban Opportunity
2555 Shumard Oak BoulevardTallahassee, Florida 32399-0001
Telephone: (850) 487-9557Fax: (850) 487-9544
Email: [email protected]: www.dca.state.fl.us
Prepared in conjunction with and funded by the Florida Department of Community Affairs, Division of Community Planning.