Okaloosa County BOCC — January 19, 2016 — OC-6 Compatibility-Comprehensive Plan Determination and Addendum — reading text

wellhead protection areas shall be protected from adverse impact through implementation of Conservation Policies 2.3 and 2.5. Consistency: YES NO X N/A Analysis: N/A Policy 6.2 Environmentally sensitive lands, as defined in Conservation Policy 3.5, shall be protected through the process of development, redevelopment, land use plan amendments, and changes in zoning. Protection shall be provided by such techniques as limitations on density and intensity, clustering of allowable development on non-sensitive portions of a site, requirements for buffers to mitigate or eliminate impacts to environmentally sensitive areas, and site design techniques that are consistent with the environmentally sensitive areas. Determination of degree of protection required and the imposition of requirements Page 17 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination to accomplish protection shall be part of the application and review process and may result in conditions on development approvals. Consistency: YES NO X N/A Analysis: The Subject Parcel does not include any environmentally sensitive lands. All regulatory setbacks to adjacent properties and environmental resources will be met. Policy 6.3 The protection of environmentally sensitive lands, as defined in Conservation Policy 3.5, shall be accomplished by one or more of the following techniques, based on the degree of protection required: a. limitations on development density and intensity; b. limitations on building placement, such as required clustering on the non-sensitive portions of the site; c. limitations on building coverage or impervious surface coverage; d. setbacks and landscaped buffers sufficient to provide protection to the resource; and e. evaluation of proposed plan amendments to ensure that they do not contribute to urban sprawl that fails to protect natural resources. Consistency: YES NO X N/A Analysis: The Subject Parcel does not include any environmentally sensitive lands. All regulatory setbacks to adjacent properties and environmental resources will be met. Policy 6.4 In addition to protective measures in Policy 6.3, wetlands shall be protected by the following: a. For both tidal and non-tidal wetlands, the first 25 feet from the mean high water line or the ordinary high water line shall not contain principal or accessory structures except where state and federal permits have been obtained. b. For tidal-influenced wetlands an additional 25-foot buffer zone is imposed that shall not contain any principal structures (the total 50-foot buffer zone is measured from the mean high water line). c. A vegetated buffer must be established, either through retention of the existing native vegetation, planting of new vegetation, or a combination of both, within the required 25-foot or 50-foot buffer zones, provided that appropriate permits can be secured from state and regional agencies. Page 18 of 26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, RA. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination Consistency: YES NO X N/A Analysis: The Subject Parcel does not include any wetlands. All regulatory setbacks to adjacent properties and environmental resources will be met. Policy 10.3 Proposed residential developments shall be required to meet subdivision requirements of Chapter 177, F.S., and the County's Land Development Code with regard to platting, and providing improvements such as roads, drainage and other facilities and services. All divisions of land, whether requiring a subdivision plat or not, shall be required to meet concurrency management and access requirements as stated in this comprehensive plan. The County shall continue to enforce Subdivision Regulations to specify the types and standards for improvements for proposed residential and commercial developments, based upon the size and location of the development. Consistency: YES NO X N/A Analysis: The proposed DRI amendment application is not an application for subdivision approval. The property will be properly platted and will comply with all applicable standardsfor platting at that time. Policy 10.8 It is the intent of Okaloosa County to ensure that adequate open space is provided through the following: a. active or passive recreation sites; b. landscaped buffers; c. protected natural resource lands; d. protected environmentally sensitive lands; e. areas devoted to drainage and stormwater retention; f. rural residential, rural mixed use, and agricultural development outside the urban development area boundary; g. landscaping requirements within the urban development area boundary; and h. minimum open space requirements for large-scale developments, master-planned developments, and DRI projects. Consistency: YES NO X N/A Analysis: The comprehensive plan does not specify a standardfor open space within DRIs, and the Blue Water Bay DRI remains vested as to required open space. The original DRI was approved with 276 acres of open space. The proposed amendment retains substantially greater open space than required by the original approval. Page 19 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination Policy 10.10 All development shall provide for safe, convenient, and appropriately designed traffic circulation on the development site, including provisions for needed parking. YES NO X N/A Analysis: This requirement will be addressed at the platting stage. Due to the configuration ofthe property, no traffic circulation problems will occur. Policy 10.14 Buffers shall be required between adjacent land uses. Buffers may be either prescriptive standards or variable, and shall be defined in the land development regulations. Buffers may serve one or more of the following purposes: provide functional separations between dissimilar uses; provide landscaping in and adjacent to parking lots and other vehicle use areas as a means of enhancing appearance, providing relief from paving, and mitigating wholly or partially the negative impacts for such vehicle use areas; provide open space in urban and suburban neighborhoods and communities; provide protection from uses that may have some degree of incompatibility that can be mitigated wholly or partially to protect against light, glare, noise, or appearance. Consistency: X YES NO N/A Analysis: This policy confirms that the intent ofland use buffers is to mitigate for compatibility issues which may occur between dissimilar uses. This policy affirms that similar uses are inherently deemed to be compatible as previously discussed in the review of Policies 3.1 and 4.5. The proposed development is compatible with adjacent residential neighborhoods. C. Transportation Element Objective 1.2 Maintain level of service standards on regionally significant roadways consistent with the latest FDOTpolicy. Policy 1.2.1 Level of Service(LOS)Standards for County Roads: Okaloosa County hereby adopts the two-way, peak hour level of service standards for county roads shown in Table 2.2.1 for Okaloosa County roads. These roads are within the jurisdiction of Okaloosa County and these standards are established as provided by subsection 9J-5.005, F.A.C., and subparagraph 9J-5.015(3)(b)3, F.A.C. The level of service standards and analysis procedures for Okaloosa County roads are based upon the methodologies contained within the latest edition of the FDOT Level ofService Handbook. Page 20 of26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination Consistency: YES NO X N/A Analysis: The original DRI approval has not undergone a substantial deviation and remains vestedfor transportation impacts as approved by the original DRI. The proposed change does not increase development impacts, but merely allocates 21 vested residential units. Thus, the proposed change does not result in an increase to the baseline, vested impact and is not subject to further transportation concurrency review. Policy 1.2.2 Level of Service(LOS)Standards for State Roads: The County hereby adopts the peak hour, peak direction level of service standards for state roads shown in Table 2.2.2. These roads are within the unincorporated areas of Okaloosa County. Where roadways are designated by the State Legislature on the Intrastate System in urban areas, the County adopts a LOS "C," and in rural areas, the County adopts a LOS B. The LOS standards are based upon the methodologies contained within the latest edition of the FDOT Level of Service Handbook. FDOT models as discussed in the handbook shall be established for road segments. If a model for the segment has not been established, FDOT Generalized Tables shall be used. Consistency: YES NO X N/A Analysis: Same response as Policy 1.2.1. Objective 3.1 Minimize adverse impacts on the environment, natural and scenic views, and existing developments by balancing the location, design, construction and operation ofthe transportation system with environmental and existing developmentfeatures. Policy 3.1.1 Design and build transportation facilities to reflect the scale and character of the surrounding natural and developmental features using: a. Varying street widths and traffic calming measures to allow views of any scenic or historic resources; b. Appropriate paving materials, including intersection