Source: https://floridaldrs.com/2011/06/06/requirements-for-florida-comprehensive-plans/
Timestamp: 2019-04-25 00:30:11+00:00

Document:
For writers, administrators, users, and challengers of Florida land development regulations.
This is a summary review of §163.3177, as amended in 2011 (by Section 12 of Florida HB 7207, with one minor amendment by Section 3 of HB 639), with a few relevant provisions from other sections. The review addresses the requirements for local comprehensive plan.
In this review, the language of the statute may be summarized, paraphrased, re-ordered, and/or reformatted, so refer to the full language of the bills or official statutes for the actual statutory provisions. See here, Requirements for Florida comprehensive plans – section 3177 of chapter 163, for an unofficial version of the language from the bills integrated into the previous statute provisions.
This section is extensively rewritten. Much of the new language comes from the repealed provisions of Rule 9J-5, F.A.C.
As with other sections, requirements of detailed monitoring by the state land planning agency are largely deleted. The provisions concerning the state land planning agency rules to implement the statute provisions and the legislative findings relative to these rules, in previous §163.3177(9) and (1), F.S., are deleted.
The previous requirements of §163.3177(2) and elsewhere in previous §163.3177, F.S., regarding comprehensive plan financial feasibility, are deleted.
Substantially the same language, but addressing a “permitting program” rather than a “regulatory program, is found in §163.3184(4)(d)1., F.S., under the review of plan amendments.
The section references “optional elements” in several places, but the optional elements of previous §163.3177(7), F.S., are deleted. It is unclear, but appears that local governments are free to adopt those or other elements at the local government’s discretion, as long as they are consistent with the statutes.
The previous provision of §163.3177(3)(b)5., F.S., requiring the identification of alternative funding sources for proposed referendum approved funding, is deleted.
The previous requirement of §163.3177(3)(b)1., F.S., that all public facilities must be consistent with the capital improvements element, is deleted.
The provisions of previous §163.3177(3)(c), F.S., concerning the risk of sanctions by the Administration Commission for not meeting obligations identified in the capital improvement element, are deleted.
The provisions relating to requirements of financial feasibility are deleted.
Future Land Use Element. The comprehensive plan must include a future land use plan element.
Provide for the compatibility of adjacent land uses.
Achieve the compatibility of lands adjacent or closely proximate to military installations, considering factors identified in s. 163.3175(5).
Achieve the compatibility of lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
Encourage preservation of recreational and commercial working waterfronts for water dependent uses in coastal communities.
Encourage the location of schools proximate to urban residential areas to the extent possible.
Coordinate future land uses with the topography and soil conditions, and the availability of facilities and services.
Ensure the protection of natural and historic resources.
Provide guidelines for the implementation of mixed use development, including the types of uses allowed, the percentage distribution among the mix of uses, or other standards, and the density and intensity of each use.
Promotes, allows, or designates for development substantial areas of the jurisdiction to develop as low-intensity, low-density, or single-use development or uses.
Promotes, allows, or designates significant amounts of urban development to occur in rural areas at substantial distances from existing urban areas while not using undeveloped lands that are available and suitable for development.
Promotes, allows, or designates urban development in radial, strip, isolated, or ribbon patterns generally emanating from existing urban developments.
Fails to adequately protect and conserve natural resources, such as wetlands, floodplains, native vegetation, environmentally sensitive areas, natural groundwater aquifer recharge areas, lakes, rivers, shorelines, beaches, bays, estuarine systems, and other significant natural systems.
Fails to adequately protect adjacent agricultural areas and activities, including silviculture, active agricultural and silvicultural activities, passive agricultural activities, and dormant, unique, and prime farmlands and soils.
Fails to maximize use of existing public facilities and services.
Fails to maximize use of future public facilities and services.
Allows for land use patterns or timing which disproportionately increase the cost in time, money, and energy of providing and maintaining facilities and services, including roads, potable water, sanitary sewer, stormwater management, law enforcement, education, health care, fire and emergency response, and general government.
Fails to provide a clear separation between rural and urban uses.
Discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities.
Fails to encourage a functional mix of uses.
Results in poor accessibility among linked or related land uses.
Results in the loss of significant amounts of functional open space.
Directs or locates economic growth and associated land development to geographic areas of the community in a manner that does not have an adverse impact on and protects natural resources and ecosystems.
Promotes the efficient and cost-effective provision or extension of public infrastructure and services.
Promotes walkable and connected communities and provides for compact development and a mix of uses at densities and intensities that will support a range of housing choices and a multimodal transportation system, including pedestrian, bicycle, and transit, if available.
Promotes conservation of water and energy.
Preserves agricultural areas and activities, including silviculture, and dormant, unique, and prime farmlands and soils.
Preserves open space and natural lands and provides for public open space and recreation needs.
Creates a balance of land uses based upon demands of residential population for the nonresidential needs of an area.
Provides uses, densities, and intensities of use and urban form that would remediate an existing or planned development pattern in the vicinity that constitutes sprawl or if it provides for an innovative development pattern such as transit-oriented developments or new towns as defined in s. 163.3164.
The amount of land required to accommodate anticipated growth.
The projected population of the area.
The character of undeveloped land.
The availability of water supplies, public facilities, and services.
The need for redevelopment, including the renewal of blighted areas and the elimination of nonconforming uses which are inconsistent with the character of the community.
The compatibility of uses on lands adjacent to or closely proximate to military installations.
Lands adjacent to an airport as defined in s. 330.35 and consistent with s. 333.02.
The discouragement of urban sprawl.
The need for job creation, capital investment, and economic development that will strengthen and diversify the community’s economy.
The need to modify land uses and development patterns within antiquated subdivisions.
Existing and planned public potable waterwells, cones of influence, and wellhead protection areas.
Beaches and shores, including estuarine systems.
Rivers, bays, lakes, floodplains, and harbors.
An analysis of the availability of facilities and services.
An analysis of the suitability of the plan amendment for its proposed use considering the character of the undeveloped land, soils, topography, natural resources, and historic resources on site.
The existing transportation system levels of service and system needs and the availability of transportation facilities and services.
The growth trends and travel patterns and interactions between land use and transportation.
Existing and projected intermodal deficiencies and needs.
The projected transportation system levels of service and system needs based upon the future land use map and the projected integrated transportation system.
How the local government will correct existing facility deficiencies, meet the identified needs of the projected transportation system, and advance the purpose of this paragraph and the other elements of the comprehensive plan.
Requirements based on relationship to metropolitan planning area.
Per the general paragraph, §163.3177(6)(b), F.S., local governments that are not located within the metropolitan planning area of an M.P.O. and have a population of more than 50,000 must address traffic circulation, mass transit, and ports, and aviation and related facilities consistent with this subsection, BUT subparagraph §163.3177(6)(b)3. says that it is municipalities, not all local governments, having populations greater than 50,000 and counties having populations greater than 75,000 that, in addition to traffic circulation, must address mass-transit and plans for port, aviation, and related facilities, as well as plans for the circulation of recreational traffic.
All alternative modes of travel, such as public transportation, pedestrian, and bicycle travel.
Aviation, rail, seaport facilities, access to those facilities, and intermodal terminals.
The capability to evacuate the coastal population before an impending natural disaster.
Airports, projected airport and aviation development, and land use compatibility around airports, which includes areas defined in §§ 333.01 and 333.02.
An identification of land use densities, building intensities, and transportation management programs to promote public transportation systems in designated public transportation corridors so as to encourage population densities sufficient to support such systems.
Development or expansion of an airport consistent with the adopted airport master plan that has been incorporated into the local comprehensive plan in compliance with this part, and airport-related or aviation-related development that has been addressed in the comprehensive plan amendment that incorporates the airport master plan, do not constitute a development of regional impact.
Conservation Element. The comprehensive plan must include a conservation element.
Rivers, bays, lakes, wetlands including estuarine marshes, groundwaters, and springs, including information on quality of the resource available.
Known sources of commercially valuable minerals.
Areas known to have experienced soil erosion problems.
Areas that are the location of recreationally and commercially important fish or shellfish, wildlife, marine habitats, and vegetative communities (including forests), indicating known dominant species present and species listed by federal, state, or local government agencies as endangered, threatened, or species of special concern.
Conserves, appropriately uses, and protects the quality and quantity of current and projected water sources and waters that flow into estuarine waters or oceanic waters.
Protects from activities and land uses known to affect adversely the quality and quantity of identified water sources, including natural groundwater recharge areas, wellhead protection areas, and surface waters used as a source of public water supply.
Provides for the emergency conservation of water sources in accordance with the plans of the regional water management district.
Conserves, appropriately uses, and protects minerals, soils, and native vegetative communities, including forests, from destruction by development activities.
Conserves, appropriately uses, and protects fisheries, wildlife, wildlife habitat, and marine habitat.
Restricts activities known to adversely affect the survival of endangered and threatened wildlife.
Protects existing natural reservations identified in the recreation and open space element.
Maintains cooperation with adjacent local governments to conserve, appropriately use, or protect unique vegetative communities located within more than one local jurisdiction.
Designates environmentally sensitive lands for protection based on locally determined criteria which further the goals and objectives of the conservation element.
Manages hazardous waste to protect natural resources.
Protects and conserves wetlands and the natural functions of wetlands.
The type, intensity or density, extent, distribution, and location of allowable land uses and the types, values, functions, sizes, conditions, and locations of wetlands are land use factors that must be considered when directing incompatible land uses away from wetlands.
Land uses must be distributed in a manner that minimizes the effect and impact on wetlands.
The protection and conservation of wetlands by the direction of incompatible land uses away from wetlands must occur in combination with other principles, guidelines, standards, and strategies in the comprehensive plan.
Where incompatible land uses are allowed to occur, mitigation must be considered as one means to compensate for loss of wetlands functions.
The provision of housing for all current and anticipated future residents of the jurisdiction.
The elimination of substandard dwelling conditions.
The structural and aesthetic improvement of existing housing.
The provision of adequate sites for future housing, including affordable workforce housing as defined in s. 380.0651(3)(h), housing for low-income, very low-income, and moderate-income families, mobile homes, and group home facilities and foster care facilities, with supporting infrastructure and public facilities.
Provision for relocation housing and identification of historically significant and other housing for purposes of conservation, rehabilitation, or replacement.
The formulation of housing implementation programs.
The creation or preservation of affordable housing to minimize the need for additional local services and avoid the concentration of affordable housing units only in specific areas of the jurisdiction.
The previous references requiring consideration of energy efficiency and the use of renewable energy resources are deleted.
The requirement of a separate affordable workforce housing plan in certain counties of previous §163.3177(6)(f)1.j., F.S., is deleted.
distribution of housing for a range of incomes and types, including mobile and manufactured homes.
The provisions of previous §163.3177(6)(f)2., addressing state conducted affordable housing needs assessments, are deleted.
Maintain, restore, and enhance the overall quality of the coastal zone environment, including, but not limited to, its amenities and aesthetic values.
Preserve the continued existence of viable populations of all species of wildlife and marine life.
Protect the orderly and balanced utilization and preservation, consistent with sound conservation principles, of all living and nonliving coastal zone resources.
Avoid irreversible and irretrievable loss of coastal zone resources.
Use ecological planning principles and assumptions in the determination of the suitability permitted development.
Limit public expenditures that subsidize development in coastal high-hazard areas.
Protect human life against the effects of natural disasters.
Direct the orderly development, maintenance, and use of ports identified in s. 403.021(9) to facilitate deepwater commercial navigation and other related activities.
Preserve historic and archaeological resources, which include the sensitive adaptive use of these resources.
A land use and inventory map of existing coastal uses, wildlife habitat, wetland and other vegetative communities, undeveloped areas, areas subject to coastal flooding, public access routes to beach and shore resources, historic preservation areas, and other areas of special concern to local government.
An analysis of the environmental, socioeconomic, and fiscal impact of development and redevelopment proposed in the future land use plan, with required infrastructure to support this development or redevelopment, on the natural and historical resources of the coast and the plans and principles to be used to control development and redevelopment to eliminate or mitigate the adverse impacts on coastal wetlands; living marine resources; barrier islands, including beach and dune systems; unique wildlife habitat; historical and archaeological sites; and other fragile coastal resources.
An analysis of the effects of existing drainage systems and the impact of point source and nonpoint source pollution on estuarine water quality and the plans and principles, including existing state and regional regulatory programs, which must be used to maintain or upgrade water quality while maintaining sufficient quantities of water flow.
A component which outlines principles for hazard mitigation and protection of human life against the effects of natural disaster, including population evacuation, which take into consideration the capability to safely evacuate the density of coastal population proposed in the future land use plan element in the event of an impending natural disaster. The Division of Emergency Management must manage the update of the regional hurricane evacuation studies, ensure such studies are done in a consistent manner, and ensure that the methodology used for modeling storm surge is that used by the National Hurricane Center.
A component which outlines principles for protecting existing beach and dune systems from human-induced erosion and for restoring altered beach and dune systems.
A redevelopment component which outlines the principles which must be used to eliminate inappropriate and unsafe development in the coastal areas when opportunities arise.
A shoreline use component that identifies public access to beach and shoreline areas and addresses the need for water-dependent and water-related facilities, including marinas, along shoreline areas. Such component must include the strategies that will be used to preserve recreational and commercial working waterfronts as defined in s. 342.07.
Designation of coastal high-hazard areas and the criteria for mitigation for a comprehensive plan amendment in a coastal high-hazard area as defined in subsection 163.3178(9), F.S. 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. Application of mitigation and the application of development and redevelopment policies, pursuant to s. 380.27(2), and any rules adopted thereunder, must be at the discretion of local government.
A component which outlines principles for providing that financial assurances are made that required public facilities will be in place to meet the demand imposed by the completed development or redevelopment. Such public facilities will be scheduled for phased completion to coincide with demands generated by the development or redevelopment.
An identification of regulatory and management techniques that the local government plans to adopt or has adopted in order to mitigate the threat to human life and to control proposed development and redevelopment in order to protect the coastal environment and give consideration to cumulative impacts.
A component which includes the comprehensive master plan prepared by each deepwater port listed in s. 311.09(1), which addresses existing port facilities and any proposed expansions, and which adequately addresses the applicable requirements of paragraphs (a)-(k) for areas within the port and proposed expansion areas. Such component must be submitted to the appropriate local government at least 6 months prior to the due date of the local plan and must be integrated with, and must meet all criteria specified in, the coastal management element. “The appropriate local government” means the municipality having the responsibility for the area in which the deepwater port lies, except that where no municipality has responsibility, where a municipality and a county each have responsibility, or where two or more municipalities each have responsibility for the area in which the deepwater port lies, “the appropriate local government” means the county which has responsibility for the area in which the deepwater port lies. Failure by a deepwater port which is not part of a local government to submit its component to the appropriate local government must not result in a local government being subject to sanctions pursuant to ss. 163.3167 and 163.3184. However, a deepwater port which is not part of a local government must be subject to sanctions pursuant to s. 163.3184.
The provisions of previous §163.3177(6)(g)2., F.S., addressing recreational surface water use policies, are deleted.
as the case may require and as such adopted plans or plans in preparation may exist.
The requirement that the intergovernmental coordination element recognize campus master plans and airport master plans of previous §163.3177(6)(h)1.b., F.S., is deleted.
The provisions of former §163.3177(6)(h)5.-7, concerning a report to the Department of Community Affairs on service deficiencies, are deleted.
The provisions addressing public school facilities elements in former §163.3177(12), F.S., are deleted.
The provisions defining consistency, as it relates to consistency of local comprehensive plans with the state comprehensive plan and appropriate regional policy plan, in former §163.3177(10)(a), F.S., are deleted. This deletion, coupled with the deletion of chapter 9J-5, F.A.C., eliminates the explicit definitions of the “compatible with” and “furthers” terms that are used in the “consistency” provision of §163.3194(3)(a), F.S., which was not deleted. See the updated Consistency with the comprehensive plan for more on the definition of consistency.
The provisions in former §163.3177(10), F.S., addressing the rules of chapter 9J-5, are deleted.
The community vision provisions of former §163.3177(13), F.S., are deleted.
The urban service boundary provisions of former §163.3177(14), F.S., are deleted.
This entry was posted in 2011 Florida Statute Amendments of Development Regulations and tagged 163.3177, Community planning act, Comprehensive plan, Comprehensive planning, Florida Statutes, Growth management, HB 7207. Bookmark the permalink.
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