MARTIN COUNTY COMMUNITY REDEVELOPMENT ......Martin County's Countywide Community Redevelopment Plan 3 themselves; however, are only as good as the visions that inspire them and the

T:\CDD\X_CRA_ARCHIVE\CRA Countywide\Countywide Plan\final.rtf

MARTIN COUNTY

COMMUNITY REDEVELOPMENT AGENCY

COUNTYWIDE COMMUNITY REDEVELOPMENT

PLAN

MARCH 20, 2001

ACKNOWLEDGMENTS MARTIN COUNTY, FLORIDA

BOARD OF COUNTY COMMISSIONERS

Dennis Armstrong, Chair

Elmira R. Gainey, Vice Chair Michael DiTerlizzi

Doug Smith Lee Weberman

Russ Blackburn, County Administrator

Dan Hudson, Deputy County Administrator Paul Folkers, Assistant County Administrator

NEIGHBORHOOD ADVISORY COMMITTEES:

JENSEN BEACH

Ken DeAngelis, Chair Joseph Balducci Henry Ciamotto

David Girlinghouse Helen Morris LeAnn Slafter Frank Wacha, Jr.

PORT SALERNO

Mary Anne Meyer, Chair Connie Bass Helen E. Fisher

Gary Guertin John Hennessee Arnold L. Larson Ruth Stubbs Julie Tilton-Haggas

Edward Wesley, Jr.

HOBE SOUND

Bert Krebs, Chair Jack S. Cox Ron Mancuso Gilbert Miller Adrian Reed Kathy Spurgeon Joanne Weidman

RIO

Hannah Martel, Chair Sherry Fisher Virginia P. Foy

Harry Hahn Charlotte Hoffman Susan Kloosterman Julie Preast Lawrence Timon Barbara Vlahos

LOCAL PLANNING AGENCY

Patrick LaConte, Chair Anthony Anderson, Vice Chair

Leonard Hoag Tom Kenny

Frank Wacha, Jr.

Martin County's Countywide Community Redevelopment Plan

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PLANNING AND DEVELOPMENT SERVICES DEPARTMENT

Nicki van Vonno, Director Robert P. Franke, Community Development Administrator

Joe Banfi, Development Review/Zoning Administrator Dr. Ross Wilcox, Environmental Planning Administrator

Harry King, Principal Planner Howard Tupper, Principal Planner

Kim Love, Principal Planner Hank Woollard, Senior Planner

J. Lisle Bozeman, Senior Economic Planner Dave Quigley, Senior Planner Clyde Dulin, Senior Planner

Peter Gousis, Senior Planner Eric Brent, Planner II - SHIP Katrena Hanks, Planner II

Fran Worth, Planner II Doug Polen, Planner II Vivian Foy, Planner II

Robert Christie, Senior Associate Planner Martin Hudson, Associate Planner

Lynn Eule, Associate Planner Peggy Jennette, Executive Aide

Sandy Harkey, Administrative Coordinator Kathleen Anderson, Administrative Assistant

Elizabeth Loudenslager, Administrative Secretary Gloria Friedman, Staff Secretary - SHIP

Denise Johnston, Administrative Assistant Joan Seaman, Staff Secretary

Linda Butt, Staff Secretary

COUNTY ATTORNEY

Stephen Fry, County Attorney Krista Storey, Senior Assistant County Attorney Marian Fell, Senior Assistant County Attorney

ADMINISTRATIVE SERVICES DEPARTMENT

Taryn Kryzda, Director

Kirk Sorenson, Fiscal Planning Administrator

PROPERTY APPRAISER

Laurel Kelly

CLERK OF THE CIRCUIT COURT

Marsha Ewing, Clerk

COMMISSION RECORDS

Wilma Headley, Manager Sue Ellen Warden, Clerk


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PUBLIC SERVICES DEPARTMENT

Don Donaldson, Director Gary Roberts, Transportation Administrator

INFORMATION SERVICES DEPARTMENT

Kevin Kryzda, Director

John Watterson, GIS Technician

EMERGENCY SERVICES DEPARTMENT

Steve Wolfberg, Director Keith Holman, Emergency Management Jon Pasqualone, Fire Prevention Chief

PARKS DEPARTMENT

Robert Denison, Director

SHERIFF'S DEPARTMENT

Bob Crowder, Sheriff

ENVIRONMENTAL SERVICES DEPARTMENT

John Polley, Director

Ted Robbins, Technical Services Administrator

Cover and Inside Drawing Courtesy of Treasure Coast Regional

Planning Council


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Table of Contents

List of Maps i-vii List of Tables i-viii List of Diagrams i-ix Chapter 1. Policy Context for the Martin County Community Redevelopment Plan Section 1.1 Introduction ............................................................................................ 1-2 Section 1.2 Establishing a Vision ............................................................................... 1-4 Section 1.3 The Countywide Community Redevelopment Plan ................................. 1-4 Section 1.4 Public Involvement in the Redevelopment Process ................................ 1-5 Section 1.5 Scope of the Community Redevelopment Plan ...................................... 1-8 Section 1.6 Legal Status ............................................................................................ 1-9 Section 1.7 Modification of the Community Redevelopment Plan ............................. 1-9 Section 1.8 Plan Implementation ............................................................................. 1-10 Section 1.9 Vested Rights ........................................................................................ 1-10

A. Intent ................................................................................................ 1-10 B. Status of Development Orders Concerned with Nonconforming Uses or Nonconforming Lots of Record ................. 1-10 C. Status of Development Orders ........................................................ 1-11 D. Determinations ................................................................................ 1-11

Section 1.10. Authority to Adopt Plan ......................................................................... 1-11 Section 1.11 Proposed Community Redevelopment Areas ........................................ 1-13

Chapter 2 Definitions and Acronyms

Section 2.1 Definitions ................................................................................................. 2-2 Section 2.2 Acronyms ................................................................................................ 2-9


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Chapter 3 Consistency with State and Local Laws Section 3.1 Consistency with Florida Statute, Chapter 163, Part III ....................................................................................................... 3-2

163.360 Community Redevelopment Plans .......................................... 3-2 163.365 Neighborhood and Communitywide Plans .............................. 3-2 163.362 Contents of Community Redevelopment Plan. ......................... 3-3 163.361 Modification of Community Redevelopment Plans .................. 3-5

Section 3.2 Findings of Conditions of Blight .............................................................. 3-6 Section 3.3 Consistency with Martin County Comprehensive Growth Management Plan .................................................................................. 3-7

Chapter 4. Future Land Use Element ..................................................... 3-8 Chapter 5. Transportation Element ....................................................... 3-19 Chapter 6. Housing Element ................................................................ 3-21

Section 3.4 Consistency with the 2020 Vision For A Sustainable Martin ....................... County .................................................................................................. 3-28

The 2020 Vision .................................................................................... 3-29

Guiding Principles ..................................................................... 3-29 Environment ............................................................................. 3-29 Land Use .............................................................................. 3-29 Transportation ........................................................................... 3-30

Recommended Actions ........................................................................ 3-30

Codify the Vision ............................................................................. 3-30 Focus on Design and Implementation ............................................ 3-32 Invest in Urban Centers, Neighborhoods, Schools and Parks ........................................................................................ 3-32 Promote Civic Involvement and Inter-agency Coordination ................................................................................... 3-32 Measure and Monitor Progress ....................................................... 3-33


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Chapter 4. Redevelopment Program and Methods for Implementation

Section 4.1 Neighborhood Revitalization Program .................................................... 4-2 Section 4.2 Acquisition, Disposition, and Relocation Policies ................................... 4-6 Section 4.3 Program to Provide Affordable Housing Opportunities ........................... 4-9 Section 4.4 Public/Private Partnerships for Revitalization ....................................... 4-10 Section 4.5 Methods to Reduce or Share Costs of Redevelopment ....................... 4-12

A. Administrative Incentives: ........................................................... 4-13 B. Financial Incentives: .................................................................... 4-13 C. Planning and Land Use Incentives: ............................................. 4-14 D. Marketing Incentives: .................................................................. 4-15

Chapter 5. Code Revisions Necessary to Accomplish Redevelopment

Section 5.1 Redevelopment Land Use Classification for Community Redevelopment Areas ............................................................................. 5-2


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Section 5.2 Zoning Incentives For Community Redevelopment Areas ....................................................................................................... 5-8 Section 5.3 Other Code Revisions Necessary for Redevelopment .......................... 5-10 Section 5.4 Specific Code Revisions Necessary for Redevelopment ...................... 5-11

Chapter 6. Financing Redevelopment

Section 6.1 Redevelopment Financing Strategy ........................................................ 6-2 Section 6.2 Summary of Funding Sources ................................................................ 6-3 Section 6.3 Tax Increment Revenue Program .......................................................... 6-5 Section 6.4 Community Redevelopment Area Project Evaluation and the Capital Improvements Program ......................................................... 6-9 Section 6.5 Community Redevelopment Area Economic Action Program ................................................................................................ 6-10 Section 6.6 Project Eligibility for Expenditure of Public Funds ................................. 6-15

Chapter 7. Conclusion Appendices

Appendix 1. Martin County Resolution # 97-6.11 ........................................................ 8-2 Appendix 2. Martin County Ordinance # 517 .............................................................. 8-3 Appendix 3. Martin County Small Area Planning Status Report ................................. 8-4 Appendix 4. Martin County Vision 2020 Brochure ...................................................... 8-5 Appendix 5. Community Redevelopment Agency Advisory Committee Duties And Responsibilities ..................................................................... 8-6 Appendix 6. Martin County Ship Application............................................................... 8-7 Appendix 7. Martin County Community Redevelopment Project Eligibility Guidelines .............................................................................. 8-8 Appendix 8. Zoning Overlay Work Plan ...................................................................... 8-9 Appendix 9. Seattle And San Antonio Small Grant Programs ................................... 8-10 Appendix10. Neighborhood Matching Grant Requirements ....................................... 8-11 Appendix11. Business Assistance Grant Program ..................................................... 8-12 Appendix 12. Business Incentive Grant Program Application and Program Requirements ........................................................................................ 8-13 Appendix 13. Identified Capital Improvements In MC-CRA Target Areas- FY00 .......................................................................................... 8-14 Appendix 14. Martin County Fee Schedule ................................................................. 8-15 Appendix 15. Martin County Impact Fee Schedule .......................................................... 8-16


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List of Maps

Map 1. County Map Showing Existing and Proposed CRAs .......................................... 1-14 Map 2. Jensen Beach Community Redevelopment Area ............................................... 1-15 Map 3. Port Salerno Community Redevelopment Area ................................................... 1-16 Map 4. Hobe Sound Community Redevelopment Area ................................................... 1-17 Map 5. Proposed Rio Community Redevelopment Area ................................................ 1-18 Map 6. Proposed Golden Gate Community Redevelopment Area .................................. 1-19 Map 7. Proposed Palm City Community Redevelopment Area ....................................... 1-20 Map 8. Proposed Indiantown Community Redevelopment Area.................................... 1-21


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List of Tables Table 3.1 Existing Land Use at Time of EAR (1995) .......................................................... 3-7 Table 5.1 Land Use Classifications in Community Redevelopment Areas ..................................................................................................................... 5-2 Table 6.1 Tax Increment Example - Jensen Beach Community Redevelopment Area ......................................................................................... 6-10


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List of Diagrams

Diagram 1.1 MC-CRA Proposed Organization ................................................................... 1-7 Diagram 4.1 Elements of a Successful Redevelopment Program ................................... 4-3 Diagram 6.1 Typical Funding Mechanisms for CRAs ........................................................ 6-3 Diagram 6.2 Following a TIF District Over Time ................................................................ 6-6


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1 POLICY CONTEXT FOR MARTIN COUNTY ..... COMMUNITY REDEVELOPMENT PLANS

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very good redevelopment plan starts with a vision, one that is shared by all stakeholders. Visions are about possibilities, ideals, and standards of excellence; as much as they are about people, bricks, and mortar. Plans

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themselves; however, are only as good as the visions that inspire them and the actions that implement them. Daniel Burnham, a well known planner of the late 19TH and early 20TH century once wrote: "Make no little plans, for they have not the power to stir men's minds." Therefore, the plans that will be developed within the Community Redevelopment Agency (CRA) community redevelopment areas, will encompass the ideals of the neighborhood and limited only by the visions of the people who create them. The arena for redevelopment begins at the neighborhood level. Planning at the neighborhood level must involve the residents of that neighborhood. Any new plan is an encroachment into the residents' comfort zones; and although this comfort zone may be filled with crime, deteriorated housing units, and other code violations; it must still be considered a comfort zone. Any change will affect the people living there, and people react to change in many different ways. Therefore, including residents in the planning process is imperative. Planners, in America, have been interested in the neighborhood as a catalyst for redevelopment for nearly 100 years. Its roots are in the final decades of the 19TH Century, as America tried to understand and shape the modern city. It was during this time that the neighborhood was considered to have an almost symbiotic relationship with other neighborhoods and the city itself. It has become clear over the last century that planning is just one step in the overall organizing process. Used as a tool, planning can help blaze a path to revitalization. If, however; creating the plan becomes the ultimate goal of organizing, neighborhoods will quickly find themselves at a dead end - they will have a plan and no constituency or clout. The neighborhood level of redevelopment is as critical as any countywide large scale project which seeks to improve the quality of life for its residents. There is a hierarchy that is casually observed, but must be accommodated both socially and physically. There is the personal neighborhood demarcated by the people that live nearby; there is also a larger functional neighborhood, perhaps centering on a school or shopping area; and finally, there is the loose identity with the community as a whole (the county). The linkages of people go beyond the neighborhood, and in the case of redevelopment, these linkages play vital roles. The linkages between public, private and nonprofits are an important factor in redevelopment efforts, as well. The use of the services provided by many agencies, such as: health, job service, child care, and educational, among others, provides residents with a more inclusive feeling within the community. Used properly, the services can unleash the human potential of the neighborhood. Used improperly, and the residents become too dependent to become involved. Therefore, any redevelopment must be both physical and social. But the goal should not be to create a community of clients, but to create a community of service: build up the human capacity of the neighborhood as you build up the physical environment. Build one without the other, and redevelopment fails. The long-term goal of any successful redevelopment plan should provide for the development of the physical


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environment, as well as for the development of the human capital within the neighborhood. The following elements must be included in a redevelopment program, if it is to be successful:

Public Involvement: The neighbors must be involved from the beginning and share the vision for the neighborhood. Citizens will actively support planning initiatives if they have been invited to participate and their concerns have been addressed. Quality Of The Built Environment: The plans must improve the quality of the residents' lives. They must feel comfortable in their neighborhoods, as well as in the county as a whole. Neighborhood Centered: The residents are most affected by their immediate surroundings. Neighborhood centered planning can address issues that most affect quality of life situations. Planning on this scale is also more manageable and the results more immediate. Political Process: It is also important to involve citizens in the larger picture. This will ensure that the elected officials will have input into the equitable allocation of scarce resources. Economic Element: Programs without funding are ineffective, to say the least. The fastest way to kill a planning program, which includes physical and social improvements, is by not providing funds, or under funding the program.

This plan will use these five redevelopment elements, as well as Florida Statutes, the County's Comprehensive Growth Management Plan (CGMP), and the 2020 Vision Plan, as guides for success. The five redevelopment elements can be used as additional benchmarks for quality redevelopment, regardless of the community redevelopment area. 1.2 Establishing a Vision All redevelopment plans should establish a vision only after serious and deliberate public input. The plans should determine whether the neighborhoods should reestablish themselves in the image of the past; reinvent themselves in an image for the future; or a combination of both. As each neighborhood examines its ideal place in the fabric of Martin County, its vision will emerge. Many neighborhoods may rekindle traditions of small, vibrant downtowns; active fishing villages; or busy activity centers. No matter what their final vision, their redevelopment will reinvigorate the organic urban settlements of Martin County's past. The early settlements that will be the focus of redevelopment have borne the burden of disinvestment caused by a decades-long sprawl outward from the traditional urban centers of the county. This development pattern has left these centers worn and


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under-appreciated. However, with proper direction, the residents in the community redevelopment areas can create a vision to serve them well into the new century. To achieve this vision, the neighborhood should ask:

Who are we? Where are we headed? How will we look 10 or 20 years from now? How will we get there? How will we assure success?

By answering these five blueprint questions, the neighbors will establish their vision. The questions can not be answered by a few residents, as this will lead to acrimonious debate in the future. All stakeholders must be involved; or at a minimum, be given the opportunity to participate in the process. Section 1.3 The Countywide Community Redevelopment Plan The Countywide Community Redevelopment Plan (CRA Plan) represents a starting point to create a road map for redeveloping the older areas of our community. Redevelopment, as a process, will constantly evolve as more technical information becomes available; funding sources and planning mechanisms are more clearly identified (for each community redevelopment area) and public participation brings a variety of public-private ventures to revitalize and enhance the character, economic development, and life-style of the designated community redevelopment areas. Communities identified by the Board of County Commissioners, in their Finding of Necessity (Resolution #97-6.11) include: Booker Park in Indiantown; Banner Lake in Hobe Sound; New Monrovia in Port Salerno; Golden Gate, south of Stuart; Pettway Park in Hobe Sound; Rio in North County; Palm City; and Jensen Beach. These areas were identified as experiencing either commercial or residential blight (or both) because they had older commercial areas, substandard or inadequate public facilities, and substandard or nonexistent affordable housing. The targeted neighborhoods will have an opportunity to work with County staff and consultants to help document their vision, and create a planning document to be used for years to come. Section 1.4 Public Involvement in the Redevelopment Process The Martin County redevelopment planning process is a case of empowering the community to determine its future redevelopment efforts. It is important that the vision created by the community is implemented to its fullest extent. It is also important that the community takes ownership of the plan. Therefore, the more involved the residents, from visioning to implementation, the more likely the plan will be implemented. The community members must be educated as to their role in the redevelopment process, their responsibility on maintaining the vision established in their community redevelopment plan, and the responsibility of local governments to prepare realistic redevelopment plans.


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The Community Redevelopment Act, 1969, as amended, is a statewide act that allows the creation of Community Redevelopment Agencies (CRAs) which will encourage private enterprise in the redevelopment of slum or blighted areas. Since then, CRAs have been established in many communities throughout Florida to improve the physical infrastructure as well as promote economic vitality for these communities. Communities both large and small, municipalities as well as counties, have used the powers of the Community Redevelopment Act to carry out "main street," "pocket redevelopment," or affordable housing projects. A local example is the City of Stuart's Main Street redevelopment project. On June 24, 1997, the Martin County Board of County Commissioners (BCC) passed Resolution #97-6.11, entitled "Regarding a Finding of Necessity for a Martin County Redevelopment Agency." This finding was based on the determination that blight exists within several communities in Martin County. The BCC further determined that there was a shortage of affordable housing units and that the rehabilitation, conservation or redevelopment of these communities was necessary and in the interest of the public health, safety, morals, and welfare of Martin County residents. (Appendix 1) Also on June 24, 1997, the BCC passed Ordinance #517, as the means of implementing the goals of Resolution #97-6.11. Both adoption of Resolution #97-6.11 and Ordinance #517 (Appendix 2) were required by Florida Statutes, in order for the local government to establish the Martin County Community Redevelopment Agency (CRA). The CRA, as of this writing, consists of three community redevelopment areas and one area designated by the BCC as a preliminary redevelopment area called a neighborhood planning area (NPA). The NPAs, after additional study, will be further defined and identified as community redevelopment areas. Appendix 3, describes the process that a neighborhood must go through in order to be designated a community redevelopment area. The BCC reserves the right, as specified in F.S., Chapter 163, Part III, to establish additional community redevelopment areas. The redevelopment program in Martin County is unique in that it provides, through the authority granted by the statutes, the means to achieve growth management objectives by redirecting growth to areas where urban services currently are provided, or currently are inadequate for urban areas. It encourages revitalization of once viable neighborhoods and business districts, which have suffered decline as a result of urban sprawl; and encourages the provision of affordable, quality housing within centers of urban concentration. The County has also been designated as a Sustainable Community by the Florida Department of Community Affairs. This designation provides additional guidance to the future development of the County. How this Plan conforms to the County's 2020 Vision for a Sustainable Martin County is discussed in Chapter 3, Section 3.4. The CRA Plan is a guide for the physical and economic revitalization and enhancement of the designated redevelopment areas. This plan, with its specific component plans, has been formulated in close cooperation with the members of each community and is based on the objectives identified by community members in a series of public workshops.


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The CRA Plan will provide guidance to neighborhood groups concerning numerous planning issues. Community redevelopment plans will be the preferred vehicle for instituting countywide goals on the local level by further defining a local vision as a means to achieve the desired countywide ideals. The plan itself is an example of two of the most important concepts of public-private partnership: community consensus in the planning process and implementation of those plans by leveraging limited public dollars for targeted areas to stimulate private sector investment within these areas. To ensure community ownership in redevelopment and neighborhood revitalization, neighborhood residents must be involved in every phase of the process. Their input on potential neighborhood resources, and solutions to residents' concerns, is invaluable since the residents have more functional knowledge of their neighborhood dynamics and relationships. Neighborhood residents will also contribute long-term commitments to increasing their knowledge about how to create change in their neighborhood; engaging in planning, monitoring, and coordinating the implementation of these changes; and constructively advocating for community redevelopment projects. Florida Statutes, Chapter 163, Part III, mandates that the development of community redevelopment plans begin with the creation of a statement of need for a particular neighborhood. This "finding of necessity," for a particular community redevelopment area, is followed-up by appointment of an advisory committee for the community redevelopment area. The Neighborhood Advisory Committee (NAC) is comprised of residents and business owners (or their representatives) from the neighborhood and are recommended for appointment by the CRA and confirmed by the BCC. In addition to advisory committees from the target neighborhoods, the structure of the CRA will also include an advisory committee to the CRA itself. This Community Redevelopment Agency Advisory Committee (CRAAC) will be the direct advisory link between the NACs and the CRA (Appendix 5). They will consist of one member from each NAC as well as representatives from other countywide boards or agencies. The overall organizational chart is shown in Diagram 1.1, below.

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Once the NAC has been established, the members can then begin preparation of a draft community redevelopment plan, which must be consistent with F.S., Chapter 163, Part III, the CRA Master Plan, the Martin County Comprehensive Growth Management Plan (CGMP), and the 2020 Vision for a Sustainable Martin County Plan (2020 Vision Plan). The designation of a CRA area should not be completed until sufficient study to determine which specific properties have potential for redevelopment, which parcels are likely to have some public or private reinvestment in the near future, the willingness of local leaders in the potential redevelopment effort, and the functional relationships among properties. The boundaries of the narrowly defined area will be the focus of initial redevelopment activities. Upon the approval of the community redevelopment plan, by the CRA, the BCC will hold a public hearing to approve the final community redevelopment plan. After final adoption, the neighborhood residents will then be responsible for ensuring implementation, as outlined in the adopted community redevelopment plan. The specific


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procedures of the approval process are contained in Appendix 3, ``Small Area Planning - A Status Report,'' as well as Florida Statutes, Chapter 163.360. Finally, implementation of the projects and programs included in the community redevelopment plans will be implemented through appropriations by the BCC. The appropriation actions may include inclusion in the County's Capital Improvements Plan (for projects meeting the criteria of capital improvements) or through budget appropriations (for projects or programs meeting the criteria of enhancements). Funding for community redevelopment is further discussed in Chapters 4 and 6. Section 1.5 Scope of the Community Redevelopment Plan The CRA Plan is intended to permit certain areas of Martin County the ability to redevelop and preserve once viable neighborhoods and commercial activity centers. By taking advantage of the numerous tools afforded the County, by State Statute, these community redevelopment areas will be encouraged to redevelop by employing the most appropriate use of land, water, and resources consistent with the public interest, and overcome present handicaps. It is further intended that, through the redevelopment planning process, Martin County can: preserve, promote, protect, and improve the public health, safety, comfort, good order, appearance, convenience, law enforcement and fire prevention, and general welfare; facilitate the adequate and efficient provision of transportation, potable water distribution, wastewater collection and treatment, schools, libraries, parks and recreational facilities, housing and other community services in areas that have traditionally suffered from disinvestment. The CRA Plan is intended to encourage and assure cooperation and coordination in planning, redevelopment, and development activities between and among Martin County, its departments, its citizens, property owners, other local governments, regional agencies, and state and federal government agencies. Section 1.6 Legal Status This CRA Plan shall have legal status as provided for in the Community Redevelopment Act of 1969, as amended, and all redevelopment in community redevelopment areas shall be consistent with this CRA Plan. Nothing in this CRA Plan is intended to deny any person due process of law or to take private property without just compensation. If any person believes that the regulations of this plan when applied to his property, result in a taking of his/her property for public use without just compensation, then he/she may appeal for relief to the Board of County Commissioners. The adoption of this plan, by a Resolution of the BCC, is not intended to change the powers of the Planning and Zoning Commission, or the Local Planning Agency, which powers shall remain as existing at the time of adoption of this plan. Any references to laws, ordinances, land development regulations, and other codes and regulations includes any future amendments to such laws and regulations.


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Section 1.7 Modification of the Community Redevelopment Plan Pursuant to Florida Statutes, Section 163.361, of the Community Redevelopment Act, if at any time after the approval of a community redevelopment plan, by the governing body, it becomes necessary or desirable to amend or modify such plan, the governing body may amend the plan upon the recommendation of the CRA. The agency recommendation to amend or modify a redevelopment plan may include a change in the boundaries of the redevelopment area to add land to or exclude land from the redevelopment area. The BCC must hold a public hearing on the proposed modification of a community redevelopment plan, after public notice by publication in a newspaper having a general circulation in the area of operation of the agency. The BCC may approve the modification, by Resolution, if the BCC finds that the modification is consistent with the requirements of Florida Statutes. Finally, if a community redevelopment plan is modified by the BCC after the lease or sale of real property in the community redevelopment area, such modification may be conditioned upon the approval of the owner, lessee, or successor in interest, as the BCC may deem advisable. In any event, the modification shall be subject to such rights at law or in equity as a lessee or purchaser, or his or her successor or successors in interest, may be entitled to assert.


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Section 1.8 Plan Implementation After the adoption of this CRA Plan, all development, redevelopment, and use of land within designated community redevelopment areas should be consistent with the goals, objectives, performance standards, policies and programs of this CRA Plan and component community redevelopment plans. This Plan and the component community redevelopment plans will be adopted by resolution. In addition, this Plan shall be implemented through:

A. Execution of the Board of County Commissioners' lawful responsibilities, including those responsibilities delegated by the Board of County Commissioners to the CRA, or other administrative and quasi-judicial boards and commissions appointed by the Board of County Commissioners.

B. Execution of lawful administrative responsibilities of the County

Administrator and County staff pursuant to ordinances either existing or as may be amended or as may be adopted in the future.

C. Voluntary coordination with other local governments, the Treasure Coast

Regional Planning Council, the South Florida Water Management District, state and federal agencies and other relevant agencies concerned with growth management and natural resource conservation.

D. Voluntary and cooperative actions with private and public interests intent

on fulfilling the purpose and intent of the CRA Plan. Section 1.9 Vested Rights

A. Intent

Nothing in this CRA Plan is intended to deny any person the due process of law or to take private property without just compensation, nor to limit or modify the rights of any person to complete any development that has been authorized as a Development of Regional Impact pursuant to Chapter 380, Florida Statutes, or who has been issued a final local development order and development has commenced and is continuing in good faith.

B. Status of Development Orders Concerned with Nonconforming Uses or Nonconforming Lots of Record

Development orders issued pursuant to the provisions of the Martin County Code of Laws and Ordinances, as may be amended from time to time, regarding nonconforming lots of record and nonconforming uses existing at the time of adoption of this Plan, shall not be considered to be in conflict with this Plan or element or portion hereof and shall be considered to be consistent with this Plan or any element or portion hereof if the nonconformity was created in conformance with the Zoning Code


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and all applicable development regulations in effect at time of creation of the nonconformity. When a nonconformity is determined to be vested pursuant to Subsection "D" (Determinations), it shall vest in the same way as a conforming development.

C. Status of Development Orders

Development orders, approved prior to the date of the adoption of the CRA Plan shall not be considered to be in conflict with this Plan or element or portion hereof and shall be considered to be consistent with this Plan or any element or portion hereof, provided that development is continuing in good faith pursuant to its approved timetable or if no timetable exists, development is completed within one (1) year of adoption of this Plan. Any amendments to an existing Development Order including timetable amendments must, to the extent of the Amendment, be consistent with all elements of the CRA Plan.

D. Determinations

If any person desires to obtain a determination as to whether any rights are vested for a proposed development on property owned by that person, based on the action of the County or any of its commissions, agencies or departments, the property owner may request that determination from the BCC by filing an application for such determination with the Planning and Development Services Department Director. The BCC shall consider evidence presented by the applicant and recommendations of staff and shall issue, in a timely manner, a binding letter of determination with respect to the development. Binding letters of determination issued by the BCC shall bind the County and its commissioners, agencies and departments.

Section 1-10. Authority to Adopt Plan The BCC of Martin County is authorized to adopt and implement this Plan by the Constitution of the State of Florida, the Florida Statutes and Special Acts and General Acts of Local Application of the Florida Legislature. This authority includes, but is not limited to, Article VIII (Local Government) of the Florida Constitution, Title XI (County Organization and Intergovernmental Relations) of the Florida Statutes, Chapters 177 (Land Boundaries), 336 (County Road System) of the Florida Statutes and Special Act (1961), and Chapter 61-2466 of the Florida Legislature. In conjunction with Chapter 163, Part III ``Community Redevelopment Act 1969'', as amended, Martin County is adopting this CRA Plan to function as the guiding Plan for all community redevelopment areas created prior to and subsequent to adoption of the Plan. The CRA was established under the authority of the Community Redevelopment Act, 1969, as amended, and became effective upon adoption and filing of County Ordinance #517 on June 24, 1997 (codified as Chapter 7 1/3 of the Code of Laws and Ordinances


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of Martin County). The CRA is the primary agency responsible for community redevelopment by addressing the needs of all of the County's communities to maintain traditional character, strengthen neighborhoods and promote access to neighborhood services. The five members of the CRA are the duly elected commissioners. As specified in Chapter 7 1/3, the BCC elected to be the sole members of the CRA, which is a right granted it by F.S., Chapter 163, Part III. The CRA is a policy-making body with the authority to adopt plans, and to set priorities for the planning, implementation, coordination, and funding of community redevelopment projects. The CRA is charged to act in accordance with F.S., Chapter 163, Part III, the Martin County Comprehensive Growth Management Plan (the CGMP), Chapter 7 1/3, of the Code of Laws and Ordinances of Martin County, and 2020 Vision Plan for a Sustainable Martin County (the Vision Plan). The CRA operates to afford maximum opportunity, consistent with the sound needs of the County as a whole, for the rehabilitation or redevelopment of the designated community redevelopment areas, by private enterprise. The CRA will act as the umbrella for each of the designated community redevelopment areas within the County. Following the designation of an area as an community redevelopment area, a community redevelopment plan (redevelopment plan) will be prepared in conjunction with citizen input through the creation of neighborhood advisory committees. Each community redevelopment plan must comply with F.S. Chapter 163, Part III, the CGMP, Chapter 7 1/3, of the Code of Laws and Ordinances of Martin County, and should be consistent with the 2020 Vision Plan. The requirements of each, as they relate to redevelopment, are detailed in Chapter 3. The CGMP policies provide the rationale for the establishment of redevelopment areas in the county; while the countywide vision for sustainable growth, as part of a statewide initiative through the Florida Department of Community Affairs, provides further guidance on development patterns expected as the result of development and redevelopment.


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Section 1.11 Proposed Community Redevelopment Areas Currently there is one neighborhood planning area (Map 5) identified by the CRA, based on the presence of one or more of the conditions of blight, as defined in the statutes. There are also three established community redevelopment areas (Jensen Beach-Map 2, Port Salerno-Map 3, and Hobe Sound-Map 4) which were established in 1992 (Jensen Beach) and 2000 (Port Salerno and Hobe Sound). The Board has also directed staff to establish neighborhood planning areas in Golden Gate, Palm City, and Indiantown (Maps 6-8). Ordinance #517 (creating the countywide CRA) repealed Ordinance #441, which created the Jensen Beach Community Redevelopment Agency, which now operates as a community redevelopment area, under the CRA. In the following map series, Maps 1-8, identify the general location of the existing or proposed community redevelopment areas (Map 1 in relation to the County) the seven existing or proposed community redevelopment areas are shown individually on Maps 2-8. It must be noted that the Jensen Beach Community Redevelopment Area has an existing community redevelopment plan, as well as a zoning overlay and design guidelines.


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Map 1. County Map Showing Existing and Proposed Community Redevelopment Areas


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Map 2. Jensen Beach Community Redevelopment Area

/data/pds/rfranke.mis/cramaps/map2.ag: No such file or directory


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Map 3. Port Salerno Community Redevelopment Area

PORT SALERNO COMMUNITY REDEVELOPMENT AREA

Map 4. Hobe Sound Community Redevelopment Area


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/data/pds/rfranke.mis/cramaps/map3.ag: No such file or directory

Map 5. Rio Proposed Community Redevelopment Area

/data/pds/rfranke.mis/cramaps/MAP4.ag: No such file or directory


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Map 6. Proposed Golden Gate Community Redevelopment Area

2 DEFINITIONS AND ACRONYMS


2


efinitions

The following defined terms, wherever used or referred to in this Plan, have the following meanings:

Affordable housing - The following definitions are based on those used by housing programs of the Federal Government, the Florida Affordable Housing Act of 1986, the Florida Housing Finance Corporation, and by local housing agencies. Affordable Housing is defined as housing for which monthly rents or monthly mortgage payments, including taxes, insurance, and utilities do not exceed 30 % of that amount which represents the percentage of the median adjusted gross annual income for the households or persons indicated in Chapter 420.0004, F.S. (1991). For renter occupied housing costs, this percentage would include monthly contract rent and utilities. The median household income in Martin County is $46,900 (U.S. Dept. of Housing and Urban Development, March 2000). Income Categories: Very low income households - Households of one or more persons or a family, not including students, whose annual adjusted gross income does not exceed 50% of the median annual adjusted gross income for household income within Martin County (example - less than $23,450 in 2000). Low income households: Households of one or more persons or a family, not including students, whose annual adjusted gross income does not exceed 80% of the median annual adjusted gross income household income within Martin County (example - less than $37,520 in 2000 ). Moderate income households: Households of one or more persons or a family, not including students, whose annual adjusted gross income does not exceed l20% of the median annual adjusted gross income household income within Martin County (example - less than $56,280 in 2000). Middle and high income households: Households whose annual income exceeds l20% of the median household income in Martin County (example - greater than $56,281 in 2000). (CGMP)

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Agency or Community Redevelopment Agency means a public agency created

by, or designated pursuant to, s. 163.356 or s. 163.357. (Florida Statutes) Area of operation means, for a county, the area within the boundaries of the

county. (Florida Statutes) Blighted area means either:

1. An area in which there are a substantial number of slum, deteriorated, or

deteriorating structures and conditions that lead to economic distress or endanger life or property by fire or other causes or one or more of the following factors which substantially impairs or arrests the sound growth of a county or municipality and is a menace to the public health, safety, morals, or welfare in its present condition and use:

(a) Predominance of defective or inadequate street layout; (b) Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; (c) Unsanitary or unsafe conditions; (d) Deterioration of site or other improvements; (e) Inadequate and outdated building density patterns; (f) Tax or special assessment delinquency exceeding the fair value of

the land; (g) Inadequate transportation and parking facilities; and (h) Diversity of ownership or defective or unusual conditions of title which prevent the free alienability of land within the deteriorated or

hazardous area; or 2. An area in which there exists faulty or inadequate street layout; inadequate

parking facilities; or roadways; bridges; or public transportation facilities incapable of handling the volume of traffic flow into or through the area, either at present or following proposed construction.

However, for purposes of qualifying for the tax credits authorized in chapter 220, "blighted area" means an area described in paragraph (a). (F.S., 163.340). (Florida Statutes)

Board or Commission means a board, commission, department, division, office, body or other unit of the county. (Florida Statutes)

Bonds means any bonds (including refunding bonds), notes, interim certificates,

certificates of indebtedness, debentures, or other obligations. (Florida Statutes)


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Capital Improvement Element or CIE shall mean the element of the Martin County

Comprehensive Growth Management Plan that is intended to identify public facilities, having a useful life expectancy of three or more years, that will be required to meet the needs of the County's future population, including the cost of the facilities and the sources of revenues that will be used to fund the facilities. These facilities shall include, but not be limited to: land, improvements to land, structures (including design, permitting, and construction), initial furnishings and selected equipment. (CGMP)

Capital Improvement Program or CIP shall mean the document adopted by the

Board of County Commissioners detailing capital improvements to be funded in the upcoming fiscal year. (Planning and Development Services Dept.)

Clerk means the clerk or other official of the county who is the custodian of the

official records of such county. (Florida Statutes) Community Based Organization or CBO shall mean a legally incorporated

nonprofit organization created to facilitate improvements to the physical, social, and economic circumstances for residents of the County. (Planning and Development Services Department)

Community Development Corporation or CDC a legally incorporated nonprofit

agency empowered to purchase, develop, and manage residential and commercial property. The CDC may also provide loans and technical assistance to other organizations. (Planning and Development Services Department)

Community Policing Innovation means a policing technique or strategy designed

to reduce crime by reducing opportunities for, and increasing the perceived risks of engaging in, criminal activity through visible presence of police in the community, including, but not limited to, community mobilization, neighborhood block watch, citizen patrol, citizen contact patrol, foot patrol, neighborhood storefront police stations, field interrogation, or intensified motorized patrol. (Florida Statutes)

Community redevelopment or redevelopment means undertakings, activities, or

projects of a county or community redevelopment agency in a community redevelopment area for the elimination and prevention of the development or spread of slums and blight, or for the reduction or prevention of crime, or for the provision of affordable housing, whether for rent or for sale, to residents of low or moderate income, including the elderly, and may include slum clearance and redevelopment in a community redevelopment area or rehabilitation and revitalization of coastal resort and tourist areas that are deteriorating and economically distressed, or rehabilitation or conservation in a community redevelopment area, or any combination or part thereof, in accordance with a community redevelopment plan and may include the preparation of such a plan. (Florida Statutes)


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Community redevelopment area means a slum area, a blighted area, or an area in which there is a shortage of housing that is affordable to residents of low or moderate income, including the elderly, or a coastal and tourist area that is deteriorating and economically distressed due to outdated building density patterns, inadequate transportation and parking facilities, faulty lot layout or inadequate street layout, or a combination thereof which the governing body designates as appropriate for community redevelopment. (Florida Statutes)

Community redevelopment plan shall mean a plan, as it exists from time to time,

for a designated community redevelopment area This plan shall be included as an element of the countywide community redevelopment plan. (Florida Statutes)

Component plan shall mean a community redevelopment plan prepared for a

community redevelopment area. (Planning and Development Services Department)

Comprehensive Plan or Comp Plan shall mean the Martin County Comprehensive

Growth Management Plan (CGMP), as such plan may be amended from time to time. (Planning and Development Services Department)

Countywide Community Redevelopment Agency Advisory Committee or

countywide advisory committee means an advisory committee to the Community Redevelopment Agency, composed of the chairmen of each Neighborhood Advisory Committee, and one member each from the following: the Local Planning Agency, the Grants and Affordable Housing Advisory Committee and Indian River Community College. (Chapter 7 1/3 - Martin County Code of Laws and Ordinances)

Countywide Community Redevelopment Plan or countywide plan means a plan

that guides community redevelopment activities within Martin County. (Planning and Development Services Department)

Debt service millage means any millage levied pursuant to s. 12, Art. VII of the

State Constitution. (Florida Statutes) Federal Government includes the United States or any agency or instrumentality,

corporate or otherwise, of the United States. (Florida Statutes) Governing body means the Board of County Commissioners. (Chapter 7 1/3 -

Martin County Code of Laws and Ordinances) Housing Authority means a housing authority created by and established pursuant

to chapter 421 F.S. (Florida Statutes) Infill development means development which occurs on vacant land within the

urbanized areas of the County. (Planning and Development Services Department)


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Martin County Community Redevelopment Agency, CRA, or Agency means the public agency designated pursuant to Florida Statutes, section 163.357. The Martin County Community Redevelopment Agency area shall have the coterminous boundaries of unincorporated Martin County. (Chapter 7 1/3 - Martin County Code of Laws and Ordinances)

Mayor means the mayor of a municipality or, for a county, the chair of the board of

county commissioners or such other officer as may be constituted by law to act as the executive head of such municipality or county. (Florida Statutes)

Neighborhood Advisory Committee or NAC shall mean a committee of residents,

business owners or their agents appointed by the Agency to act in an advisory capacity to the CRA for a particular community redevelopment area. The members of the NAC may be selected from the neighborhood planning area. (Chapter 7 1/3 - Martin County Code of Laws and Ordinances)

Neighborhood Planning Area or NPA shall mean a preliminary boundary for

planning purposes as designated by the Agency. This area shall not be construed to mean the final community redevelopment area; however, the Agency may recommend to the Board, that the entire neighborhood planning area become the community redevelopment area. (Chapter 7 1/3 - Martin County Code of Laws and Ordinances)

Obligee means and includes any bondholder, agents or trustees for any

bondholders, or lessor demising to the county or municipality property used in connection with community redevelopment, or any assignee or assignees of such lessor's interest or any part thereof, and the Federal Government when it is a party to any contract with the county or municipality. (Florida Statutes)

Overlay zoning see Zoning overlay. Person means any individual, firm, partnership, corporation, company, association,

joint stock association, or body politic and includes any trustee, receiver, assignee, or other person acting in a similar representative capacity. (Florida Statutes)

Public body or taxing authority means the state or any county, municipality,

authority, special district as defined in s. 165.031(5), or other public body of the state, except a school district. (Florida Statutes)

Public officer means any officer who is in charge of any department or branch of

the government of the county or municipality relating to health, fire, building regulations, or other activities concerning dwellings in the county or municipality. (Florida Statutes)

Real property means all lands, including improvements and fixtures thereon, and

property of any nature appurtenant thereto or used in connection therewith and every estate, interest, right, and use, legal or equitable, therein, including but not


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limited to terms for years and liens by way of judgment, mortgage, or otherwise. (Florida Statutes)

Related activities means:

1. Planning work for the preparation of a general neighborhood redevelopment plan or for the preparation or completion of a communitywide plan or program pursuant to s. 163.365.

2. The functions related to the acquisition and disposal of real property

pursuant to s. 163.370(3). 3. The development of affordable housing for residents of the area. 4. The development of community policing innovations. (Florida Statutes)

Slum area means an area in which there is a predominance of buildings or

improvements, whether residential or nonresidential, which by reason of dilapidation, deterioration, age, or obsolescence; inadequate provision for ventilation, light, air, sanitation, or open spaces; high density of population and overcrowding; the existence of conditions which endanger life or property by fire or other causes; or any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, or crime and is detrimental to the public health, safety, morals, or welfare. (Florida Statutes)

Sustainable Vision Plan shall mean the adopted 2020 Vision for a Sustainable

Martin County. (Planning and Development Services Department) Taxing authority or public body means the state or any county, municipality,

authority, special district as defined in Florida Statute section 165.031(5), or other public body of the state, except a school district. The term "taxing authority" or "public body" shall not include any of the foregoing that are exempt from the provisions of Part III of Chapter 163 of the Florida Statutes by special act of the Florida Legislature, or that are otherwise exempt. (Florida Statutes)

Tax increment financing or TIF is a method of financing redevelopment and is

specifically authorized by State Statutes, to be used in community redevelopment areas. A property's assessed value is frozen (the base year) and the taxes generated on the increased assessed value are placed in a redevelopment trust fund. State Statutes allows CRAs to collect 95% of the taxes generated on the increased values. These increments must be used in redevelopment areas for projects meeting statutory guidelines (F.S. 163.387).

(Planning and Development Services Department) Zoning overlay or overlay is a redevelopment tool that provides zoning flexibility,

within a specifically designated area; in which the underlying zoning regulations are either made more restrictive or more lenient, to protect or enhance the special qualities of the area. (Planning and Development Services Department)


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cronyms

As with any public policy document, certain terms or phrases are abbreviated. The following list of acronyms is provided to help the user of this document.

BCC - Board of County Commissioners CBO - Community Based Organization CRAAC - Community Redevelopment Agency Advisory Committee CCRP - Countywide Community Redevelopment Plan CDBG - Community Development Block Grant CDC - Community Development Corporation CIE - Capital Improvement Element CIP - Capital Improvements Plan CRA - Community Redevelopment Agency DCA - Florida Department of Community Affairs EAR - Evaluation and Appraisal Report FDOT - Florida Department of Transportation FS - Florida Statutes GAHAC - Grants and Affordable Housing Advisory Committee GIS - Geographic Information System HUD - Federal Housing and Urban Development Agency LDR - Land Development Regulation LHAP - Local Housing Assistance Plan LOS - Level of Service LPA - Local Planning Agency CGMP - Martin County Comprehensive Growth Management Plan MC-CRA - Martin County Community Redevelopment Agency MPO - Metropolitan Planning Organization NAC - Neighborhood Advisory Committee NPA - Neighborhood Planning Area PUD - Planned Unit Development SHIP - State Housing Initiative Partnership (program) TIF - Tax Increment Financing TND - Traditional Neighborhood Development 2020 Vision Plan - 2020 Vision Plan for a Sustainable Martin County

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3 CONSITENCY WITH STATE AND LOCAL LAWS, ORDINANCES, AND PLANS


he Martin County Countywide Community Redevelopment Plan has been prepared as a countywide plan consistent with Section 163.365, F.S. The plan consists of this document, which contains the policies, methods and strategies

applicable to redevelopment areas, and community redevelopment plans; each prepared according to Section 163.360, F.S. In addition, these community redevelopment plans contain specific projects for redevelopment activities. This

T


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countywide plan and component community redevelopment plans complies with the provisions of Sections 163.360, 163.362, and Section 163.365, as applicable. Where, in some cases the requirements of Section 163.362, do not apply or would be addressed in the next of level of specificity (community redevelopment plans), this plan so states; and identifies the point at which such detail will be provided. Chapter 163, Part III, Florida Statutes, sets forth the requirements for the preparation of plans as follows:

163.360 Community redevelopment plans (1) Community redevelopment in a community redevelopment area shall not be planned or initiated unless the governing body has, by resolution, determined such area to be a slum area, a blighted area, or an area in which there is a shortage of housing affordable to residents of low or moderate income, including the elderly, or a combinations thereof, and designated such area as appropriate for community redevelopment. (2) The community redevelopment plan shall: (a) Conform to the comprehensive plan for the county or municipality as prepared by the local planning agency under the Local Government Comprehensive Planning and Land Development Regulation Act. (b) Be sufficiently complete to indicate such land acquisition, demolition and removal of structures, redevelopment area; zoning and planning changes, if any; land uses; maximum densities; and building requirements. 163.365 Neighborhood and communitywide plans (1) Any municipality or county or any public body authorized to perform planning work may prepare a general neighborhood redevelopment plan for a community redevelopment area or areas, together with any adjoining areas having specifically related problems, which may be of such scope that redevelopment activities may have to be carried out in stages. Such plans may include, but not be limited to, a preliminary plan which: (a) Outlines the community redevelopment activities proposed for the area involved; (b) Provides a framework for the preparation of community redevelopment plans; and (c) Indicates generally the land uses, population density, building coverage, prospective requirements for rehabilitation and improvement of property and portions of the area contemplated for clearance and redevelopment. (2) Any county or municipality or any public body authorized to perform planning work may prepare or complete a communitywide plan or program for community redevelopment which shall conform to the general plan for the development of the county or municipality as a whole and may include, but not be limited to, identification of slum or blighted areas, measurement of blight, determination of resources needed and available to renew such areas, identification of potential project areas and types of action contemplated, including the development of affordable housing if needed and appropriate for the area, and scheduling of community redevelopment activities.


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This Plan shall be considered a communitywide redevelopment plan for which individual component community redevelopment plans will be prepared, each relating to a specific community redevelopment area. The component community redevelopment plans will include the details required by the following:

163.362 Contents of community redevelopment plan Every community redevelopment plan shall: (1) Contain a legal description of the boundaries of the community redevelopment area and the reasons for establishing such boundaries shown in the plan. (2) Show by diagram and in general terms: (a) The approximate amount of open space to be provided and the street layout. (b) Limitations on the type, size, height, number, and proposed use of buildings. (c) The approximate number of dwelling units. (d) Such property as is intended for use as public parks, recreation areas, streets, public utilities, and public improvements of any nature. (3) If the redevelopment area contains low or moderate income housing, contain a neighborhood impact element which describes in detail the impact of the redevelopment upon the residents of the redevelopment area and the surrounding areas in terms of relocation, traffic circulation, environmental quality, availability of community facilities and services, effect on school population, and other matters affecting the physical and social quality of the neighborhood. (4) Identify specifically any publicly funded capital projects to be undertaken within the community redevelopment area. (5) Contain adequate safeguards that the work of redevelopment be carried out pursuant to the plan. (6) Provide for the retention of controls and the establishment of any restrictions or covenants running with land sold or leased for private use for such periods of time and under such conditions as the governing body deems necessary to effectuate the purposes of this part. (7) Provide assurances that there will be replacement housing for the relocation of persons temporarily or permanently displaced from housing facilities within the community redevelopment area. (8) Provide an element of residential use in the redevelopment area if such use exists in the area prior to the adoption of the plan or if the plan is intended to remedy a shortage of housing affordable to residents of low or moderate income, including the elderly. (9) Contain a detailed statement of the projected costs of the redevelopment, including the amount to be expended on publicly funded capital projects in the community redevelopment area and any indebtedness of the community redevelopment agency, the county, or the municipality proposed to be incurred for such redevelopment if such indebtedness is to be repaid with increment revenues. (10) Provide a time certain for completing all redevelopment financed by increment revenues. Such time certain shall occur no later than 30 years after the fiscal year in which the plan is approved or adopted.

Each component plan will address these items on an individual basis, specifically:


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Item (1), Legal Descriptions are addressed in each component plan. Items (2)(a)-(d), Contents of Diagrams and Descriptions, are addressed specifically in each component plan. Item (3), Neighborhood Impact Statement, is also provided in each component plan. Items (4) and (9) - Identifying projected costs and potential CRA indebtedness are addressed in each component plan as applicable to the individual areas for years 1-20; although it is anticipated that the plans will exist for 30 years. Item (5) - Each component plan will contain a specific program and mechanism for implementation. Funding for implementation has been identified, to the greatest extent possible, in each component plan. Item (6) - This plan provides for retention of controls and establishes restrictions on any land sold or leased for private use. The principles of the land acquisition and disposition program are described in Section 4.2, of this countywide plan. There are no immediate plans to acquire specific properties for acquisitions and disposition for lease or sale. Additionally, if land is to be purchased, subsequent specific requirements to be attached to land leased or sold for private use will be set forth and become a part of the transactions to be approved by the CRA. Item (7) - The development concept includes provisions for any resident (both owners and renters) and businesses displaced by land acquisition activities. In all cases, displaced parties will be given the opportunity to relocate within the neighborhood boundaries, and will be strongly encouraged to do so. Section 4.2, provides further discussion of the relocation policy. Item (8) - The CRA has the coterminous boundaries of the County, and includes several targeted community redevelopment areas. These areas, by their very nature, contain a mix of commercial and residential elements throughout their boundaries. The ensuing community redevelopment plans will ensure that these residential neighborhoods are provided the means to increase livability and revitalization. The community redevelopment plans will also address provision of affordable housing opportunities comprehensively and through a variety of mechanisms responsive to the particular needs and circumstances of each community redevelopment area. Item (9) - Each component plan will provide projections of tax increments, as well as detailed project costs and funding mechanisms.


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Item (10) - All redevelopment activities financed by increment revenues shall be completed no later than 30 years after the fiscal year of adoption of this plan (2000 adoption or 2030 completion date).

Language included in the resolution adopting this Countywide Community Redevelopment Plan will set forth the requirement to carry out the work of redevelopment pursuant to this Plan and any subsequent community redevelopment plans. In addition, if this Plan or any subsequent community redevelopment plan requires amendments, the process to amend will follow State Statutes. The following wording from the Statutes sets forth the procedure for plan amendment.

163. 361 Modification of community redevelopment plans (1) If at any time after the approval of a community redevelopment plan by the governing body it becomes necessary or desirable to amend or modify such plan, the governing body may amend such plan upon the recommendation of the agency. The agency recommendation to amend or modify a redevelopment plan may include a change in the boundaries of the redevelopment area to add land to or exclude land from the redevelopment area, or may include the development and implementation of community policing innovations. (2) The governing body shall hold a public hearing on a proposed modification of a community redevelopment plan after public notice thereof by publication in a newspaper having a general circulation in the area of operation of the agency. (3) If a community redevelopment plan is modified by the county or municipality after the lease or sale of real property in the community redevelopment area, such modification may be conditioned upon such approval of the new owner, lessee, or successor in interest as the county or municipality may deem advisable and, in any event, shall be subject to such rights at law or in equity as a lessee or purchaser, or his successor or successors in interest, may be entitled to assert.

Section 3.2 Findings of Conditions of Blight In 1969, the Florida State Legislature established Statute 163.00 enabling local units of government to set up Community Redevelopment Agencies (CRA). In order to establish the CRAs, local governments must first "find" that a community redevelopment area is either a slum or is blighted (as defined in Florida Statures). Once the local government has made that finding, the area is then consider their redevelopment area. Martin County Board of County Commissioners (BCC) adopted Resolution No. 97-6.11, in June 1997. This Resolution found "necessity" as set forth in State Statute 163.355, and established that there is a need for a community redevelopment agency in Martin County. Also in 1997, the BCC adopted Ordinance #517, which created the Martin County Community Redevelopment Agency (CRA) with the intent to identify and address the redevelopment needs of Martin County. The CRA is composed of members of the BCC. Resolution #97-6.11 and Ordinance #517 are contained in Appendix 1 and Appendix 2, respectively. In taking action to adopt this Countywide Plan, with its subsequent community redevelopment plans, the CRA will make findings pertaining to the whole.


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In addition to the requirements of finding an area a slum or containing blighted conditions, the Statutes also require the local government to fund improvements in the area(s). To assist in redevelopment efforts, local governments were mandated to establish Redevelopment Trust Funds, which will serve as the depository for tax increment revenues. Funding, including tax increment financing, is discussed in detail in Chapter 6.


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Section 3.3 Consistency with Martin County Comprehensive Growth Management Plan The CGMP provides land use designations which describe the intensity and allowable density of appropriate uses for future development. The land use designations used in the CGMP are described in Table 3.1. Table 3.1. Existing Land Use at Time of EAR (1995)

Future Land Use

Total Acreage

Developed Acreage Wetland Acreage Undeveloped Acreage

Agricultural 215,983 163,793(1) 48,474 3,716 AgRanchette 30,750 1,204 5,879 23,667 Rural Density Residential (0.5 upa) 16,416 1,324 3,616 11,476 Estate Density Residential (1u pa) 1,143 220 154 769 Estate Density Residential (2 upa) 14,762 5,481 2,162 7,119 LowDensity Residential (5 upa) 16,585 7,680 1,599 7,306 Medium Density Residential (8 upa) 3,244 2,003 212 1,029 High Density Residential (10 upa) 707 540 20 147 Mobile Home Density Residential (8 upa) 1,765 1,344 74 347 Commercial (2) 3,358 1,609 233 1,516 Industrial (3) 5,230 1,615 767 2,848 Power Generation 7,320 233 1,581 5,506 General Institutional 3,408 1,153 248 2,007 Recreation 1,343 784 304 255 Public Conservation 22,343 952 5,080 16,311 Totals 344,357 189,935 70,403 84,019

Sources: Martin County GIS Map.

(1) Agricultural development acreage (cropland, rangeland, citrus, etc.) provided by the South Florida Water Management District Land Use and Cover database.

(2) Martin County Developed Commercial Land Analysis (11/96). (3) Martin County Developed Industrial Land Analysis (11/96). Note:

Other than the denoted sources, Table 3-1 is based upon 1993 land use coverage data which was used to create the 1995 GIS land use map. The GIS coverage data is the result of digital imaging analysis of 50 meter resolution. This data and map have not been verified for accuracy and is not the official Martin County record of land use, development status or wetlands delineation. Although highly accurate, the imaging technology only depict physical built structures within the various land use designations. Further, the digital imaging does not lend itself to distinguishing undeveloped land as preservation areas set-aside pursuant to development ordinances, undeveloped land areas which function as wetland buffers per wetland protection ordinances or land which has been cleared for future development.

In addition to the general intent of the land use categories, the CGMP specifies a number of development and redevelopment oriented Goals, Objectives, and Policies which directly or indirectly relate to the redevelopment areas. The following excerpts, from the CGMP, identify those items that support redevelopment activities and


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strategies for elimination of slum and blight, as well as provisions for developing affordable housing. Consistency comments are provided at the conclusion of each Objective.

Chapter 4. Future Land Use Element B. Goal (Redevelopment And Renewal)

Martin County shall alleviate the negative impacts of inadequate public facilities and services, and substandard structures for affected areas in the County.

1. Objective Martin County shall establish a program to assist areas in need of redevelopment.

a. Policy: Martin County shall assess possible redevelopment areas within the County, including the substandard housing areas identified in the Housing Element, which are in need of assistance and develop, by 2000/2001, a prioritized schedule and funding strategy for providing such assistance.

b. Policy. The County shall investigate and establish, through fiscally sound

means, mechanisms for attracting private investment into redevelopment activities.

c. Policy: At a minimum, redevelopment plans, activities, and regulations shall:

(1) Be consistent with other policies set forth in this Growth Management Plan. (2) Be coordinated with the availability of the following public facilities and

services at the levels of service adopted in the Growth Management Plan: transportation, potable water, sanitary sewer, drainage and aquifer recharge, solid waste, and recreation.

(3) Address the impacts of redevelopment activities on the natural systems and

historic resources of Martin County. (4) Provide for the visual continuity of the target study area through the

application of sound principles of architectural design and landscaping. (5) Include relocation strategies for those residents displaced by implementation

of the plan which ensure that the displaced residents are provided adequate notice, equitable compensation, and assistance in locating comparable alternative housing in proximity to employment and necessary public services.

(6) Promote joint efforts between the County and a redevelopment task force

comprised of a balanced set of representatives from all affected parties in order to generate broad public involvement. This Redevelopment Task Force shall periodically submit their reports to the Local Planning Agency.

d. Policy: In conjunction with the findings of the Affordable Housing Task Force

being created in 1990, as well as objectives and policies established in the Housing Element, the County shall evaluate specific alternative mechanisms to address areas in need of redevelopment and renewal. Said mechanisms shall include housing trust funds, housing rehabilitation programs, public/private


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corporation ventures, and housing service zones, among others. These programs will be implemented beginning in 1994.

C. Goal (Traditional Neighborhoods) Martin County shall provide opportunities for a diversification and integration of residential, retail, professional and business office uses and coordinated systems of recreation and conservation open spaces to be located in close proximity to each other in mixed arrangements to meet the needs of the population, provide residents with a variety of choices in life-style arrangements and experiences, and reduce infrastructure impacts.

1. Objective By July 1990, Martin County's Land Development Code shall incorporate a Traditional Neighborhood Development Regulations (TND). The TND Regulations would direct that new neighborhood planning is to be guided by the sensible and desirable attributes of "traditional neighborhoods". The TND Regulations promote social integration of age and economic classes by providing a range of housing types and commercial opportunities. It is a purpose of a Traditional Neighborhood Development to encourage traditional and environmentally sound development of land and to thereby create a means of facilitating the appropriate economic and efficient use of land within the County.

a. Policy: At a minimum, the location of the "traditional neighborhood" area

shall:

(1) Be available for new infill development and redevelopment projects within the Urban Service Area.

(2) Require a minimum land area of forty (40) acres for new development

and typically a minimum of ten (10) acres for redevelopment projects. (3) In the case of redevelopment, require the involvement of an active

citizens organization that is representative of area residents, business people, and landowners.

(4) In no case shall the TND Regulations be used to allow strip commercial

or highway dependent commercial uses or to allow inappropriate intensity within existing neighborhoods that would disrupt, rather than unify, the neighborhood.

b. Policy: Martin County shall, upon the designation and approval of a

"traditional neighborhood" area, allocate appropriate technical and planning resources to aid the residents and landowners of the area with the development or redevelopment of the area.

c. Policy: Traditional Neighborhood Development areas would allow most, if

not all, of the following:

(1) Allow for the clustering of living, working, recreational, shopping, and other activities supportive of the local population into self contained neighborhoods.

By virtue of creation of the Community Redevelopment Agency, this Countywide Plan, and its subsequent community redevelopment plans, the County has begun to implement Goal B, Objective 1.


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(2) Primarily provide for the needs and convenience of the pedestrian, and

only secondarily for the car, through the development of pedestrian circulation systems which serve to functionally and physically integrate the various land use activities.

(3) Incorporate performance standards which would allow for regulating

buildings by type rather than use. (4) Include building setback requirements which allow buildings to abut front

sidewalks. (5) Allow for the provision of on-street parking, where deemed appropriate,

to buffer walkways from roadways, and increase overall pedestrian safety.

(6) Concentrate any necessary boundaries along back-to-back property

borders so that similar uses shall front across streets. (7) Allow the residents and/or landowner(s) of an area, together with

experienced design consultants, to determine the desired character of the community through the joint development of controls for architectural and landscape design, signs, street lights, trees, and natural vista preservation.

(8) Include standards for parking which acknowledge the pedestrian nature

of the community. (9) Encourage well defined public spaces, buildings, and vistas which

terminate on focal points, thereby making the area memorable and contributing to a sense of place.

(10) Permit well designed, unobstructed sidewalk cafes, including tables and

accessory items, where appropriate, for the purpose of generating business and improving ambiance.

(11) Allow for the use of mixed residential and commercial development, i.e.,

residential uses with supportive commercial uses within a single structure or complex of structures with residential uses separated from commercial uses on a floor-by-floor basis.


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E. Goal (Natural Resource Protection) Martin County shall protect all the natural resource systems of the County from the adverse impacts of development, provide for continued growth in population and economy and recognize the inter-relationship between the maintenance of urban support infrastructure in waste management, air and water quality, and the coastal zone environmental quality.

4. Objective In 2000/2001, Martin County shall conduct an inventory of all publicly owned lands and buildings within the county and compile such information into an easily accessible and usable format.

b. Policy: Inventoried properties shall be evaluated for their suitability to be

marketed, sold, leased, or exchanged for 1) the development of lower income housing; 2) the protection of environmentally sensitive or historically significant sites; and 3) the provision of recreation opportunities.

c. Policy: Inventoried properties shall be evaluated for their suitability as

relocation housing sites for those people displaced by redevelopment activities elsewhere in the County.

d. Policy: The County shall establish simplified procedures for public-private

property exchanges which could provide opportunities to carry out the goals of this Growth Management Plan.

F. Goal (Historic Resource Protection) Martin County shall protect historical resources in the County from the adverse impacts of development.

1. Objective By July 1990, Martin County's Land Development Regulations shall establish procedures to ensure that all public and private development and redevelopment proposals, including those for infrastructure, are reviewed for their impact upon historic resources.

2. Objective By July 1990, Martin County's Land Development Regulations shall establish procedures to ensure that all public and private development and redevelopment activities, including those for infrastructure, shall temporarily cease where historic, archaeological, or paleontological artifacts and resources are discovered to allow for an evaluation of significance.

Many of the aspects of the proposed mixed use land use and overlay zoning (Chapter 5) incorporate the locational and design issues addressed in Goal C, Objective 1.

The inventory of properties will provide an additional resource in redeveloping community redevelopment areas, reduce the time spent on relocation efforts, if needed, and also reduce the time spent on researching property records for locations suitable for property exchanges in community redevelopment areas.


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3. Objective After the preparation of a Historical Resources Inventory, by December, 1996, Martin County shall adopt an Historic Preservation Ordinance to provide appropriate protection for significant historic resources.

a. Policy: At a minimum, the Historic Preservation Ordinance shall:

(1) Provide protection for the resources locally defined to have historic

significance as well as those listed on the national Register of Historic Places, the Florida Master Site File, the Local Register of Historic Places, and those to be discovered in the future.

(2) Outline standards for the identification and evaluation of historic

resources. (3) Utilize the Standards for Rehabilitation established by the United States

Department of the Interior shall be used in the review of alterations to historic buildings.

(4) Encourage rehabilitation and adaptive reuse of historic properties

through incentives, and regulate activities that would harm or destroy the historic value of such resources.

G. Goal (Encourage Urban Development In Urban Service . Areas)

Martin County shall regulate urban sprawl tendencies by directing growth in a timely and efficient manner to those areas where urban public facilities and services are available, or are programmed to be available, at the levels of service adopted in this Growth Management Plan.

1. Objective Martin County shall concentrate higher densities and intensities of development within strategically located Primary Urban Service Districts, as delineated including commercial or industrial uses as well as residential development exceeding a density of two (2) units per acre, by this Growth Management Plan, where all forms of public facilities are available or are programmed to be available, at the base levels of service adopted in the Capital Improvement Element.

a. Policy: Martin County shall designate land uses within the Primary Urban

Service District so as to provide for the use and extension of all necessary urban services and needs in an efficient and economical manner.

j. Policy: The County shall investigate, through the Affordable Housing Task

Force established under guidelines in the Housing Element (Section 6-4 A., 10., k.) fiscally sound means to encourage infill development on vacant lands within Primary Urban Service Districts where private reinvestment and development may not be appealing without public encouragement.

This Goal and its identified Objectives will continue to be implemented in the community redevelopment areas.


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I. Goal. (Residential Land Use) Martin County shall provide for appropriate and adequate lands for residential land uses to meet the housing needs of the anticipated population and provide residents with a variety of choices in housing types and living arrangements throughout the County.

1. Objective In 2000/2001, the County will reassess and refine the future residential land needs of Martin County and utilize those needs in the establishment of appropriate residential land use capacities and patterns within the County.

b. Policy: By December 2000, the County will establish policies and criteria to

guide mixed use development as recommended in Martin County's EAR Sufficiency Response (dated 10/28/97) consistent with Rule 9J-5.006(3)(c)5. and (4)(c), F.A.C.

3. Objective By July 1990, Martin County's Land Development Regulations shall provide for residential zoning classifications which allow for flexibility in site design and land use mix.

a. Policy: At a minimum, the following should be provided for:

(1) A variety of lot sizes, floor areas, setbacks, and residential land use

mixes to allow for a choice in housing types, designs, and price levels for both urban and rural residential environments.

(3) The use of mixed residential and commercial development to allow for

residential uses with supportive commercial uses within a single structure or complex of structures with residential uses separated from commercial uses on a floor-by-floor basis.

(4) The use of mixed residential and professional office development as a

transitional land use between residential areas and other more intensive land use areas.

J. Goal (Commercial Land Use)

The creation of community redevelopment areas is the perfect implementation tool for Goal G, and Objective 1. All existing and proposed community redevelopment areas are within the Primary Urban Service District. They also serve as a means to concentrate infill development in those areas most appropriate for Martin County.

Goal I, Objective 1, will help guide future redevelopment efforts in targeted community redevelopment areas. It is anticipated the community redevelopment areas will implement the mixed use principles to be established under Policy b.

This Plan, as well as the anticipated community redevelopment plans, provide the perfect avenue for implementing Objective 3, Policy a. This Plan, as well as the anticipated community redevelopment plans, will promote mixed use concepts, including a mix and range of housing types.


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Martin County shall provide for adequate and appropriate lands for the location of commercial land uses to serve the needs of the anticipated residents and visitors of the county.

2. Objective By July, 1990, Martin County's Land Development Regulations shall ensure that location and space requirements are satisfied when determining the location and distribution of specific types of commercial activities.

d. Policy: By December 2000, the County will establish policies and criteria to

guide mixed use development as recommended in Martin County's EAR Sufficiency Response (dated 10/28/97) consistent with Rule 9J-5.006(3)(c)5. and (4)(c), F.A.C.

3. Objective In an effort to limit unnecessary commercial shopping center development, Martin County shall conduct a study, by January 2000/2001, of innovative, fiscally sound techniques which may be utilized to encourage redevelopment or adaptive reuse of existing shopping centers or other existing commercial core areas.

a. Policy: The County shall identify those commercial properties which are

currently vacant or under utilized, especially within commercial core areas and along U.S. Highway 1.

b. Policy: Possible techniques to be investigated shall include: 1) tax incentives

to encourage reuse of existing centers, and 2) in areas where high commercial vacancy rates currently exist, creation of incentives for the reuse and redevelopment of existing centers rather than the creation of new developments.

This Plan, as well as the anticipated community redevelopment plans, provide the perfect avenue for implementing Goal J, Objective 2, Policy b. This Plan, as well as the anticipated community redevelopment plans, will promote mixed use concepts.


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4. Objective By January 2000/2001, the County shall encourage improved commercial core areas which serve as the focal point of major unincorporated communities in the county by producing guidelines to assist development or redevelopment decisions.

a. Policy: The County's guidelines shall, at a minimum:

(1) Explain means by which physical improvements and design can

reinforce and improve the role of these areas as a focal point for office and institutional activity, retail trade, and civic and cultural enrichment.

(2) Illustrate means by which development can encourage pedestrian

circulations while accommodating vehicular traffic flow and parking in a manner to reinforce and improve pedestrian mobility.

(3) Promote innovative themes and approaches to designs that are

consistent with the purpose and unique character of these areas.

M. Goal (Allocation Of Land Use) Martin County shall allocate land use indicated on the Year 2005 Land Use Map in order to provide for compatibility with existing development, consistency with the Capital Improvements Element, protection of natural resources, and implementation of the adopted level-of-service standards.

1. Objective By July, 1990, Martin County will revise the Land Development Regulations as necessary to implement the policies for land use allocation.

f. Policies (Commercial Development)

The Land Use Map identifies the allocation of commercial land for office use, limited commercial, general commercial and marine waterfront commercial activities. The allocation is compatible with goals and objectives identified in the Comprehensive Growth Management Plan and consistent with supportive research and analysis. Amendments to the Future Land Use Map for added commercial designations shall be considered by the Board of County Commissioners only after a finding that they are consistent with Martin County's future commercial acreage need projections as indicated in Table 15-8 of the Economic Element.

This Plan, as well as the anticipated community redevelopment plans, provide the perfect avenue for implementing Objective 3, Policy a. This Plan, as well as the anticipated community redevelopment plans, will promote mixed use concepts, including a mix and range of housing types.

This Plan, as well as the anticipated community redevelopment plans, provide the perfect avenue for implementing Objective 4, Policy a. This Plan, as well as the anticipated community redevelopment plans, will contain sustainability concepts, such as location of neighborhood centers, multi-modal connections, and innovative design criteria.


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(1) Commercial Office/Residential Development (COR). By December 2000, the County will establish policies and criteria to guide mixed use development as recommended in Martin County's EAR Sufficiency Response (dated 10/28/97) consistent with Rule 9J-5.006(3)(c)5. and (4)(c), F.A.C. Commercial office/residential development allocated to accessible sites adjacent to major thoroughfares and also can serve as a transitional use separating more intensive general commercial uses from residential development assuming all performance standards and zoning criteria are met. Office and residential development may also be allocated along the outer fringe of core commercial areas where such development opportunities may encourage reinvestment in declining residential areas adjacent to commercial core areas. The COR land is also allocated for areas most appropriately suited for Traditional Neighborhood Development policies by Goal C, Section 4-4 of this Element. The alternative development provisions for the standard COR zoning district and the PUD-Traditional Neighborhood zoning district are expressed below: (a) Development within the commercial office/residential area

designated as such because of proximity to a major thoroughfare, use as a transition area or proximity to core commercial areas, shall be restricted to professional and business offices, financial institutions and residential development. Freestanding retail sales and service establishments shall be excluded from these areas.

However, restaurants, certain service commercial uses, and limited commercial uses, as identified in the Land Development Code, may locate in this district as advertised conditional uses. These advertised conditional uses must be initially approved by the Planning and Zoning Commission. The Planning and Zoning Commission's determination shall be based on a finding that initial residential or office development has provided an on-site buffer pursuant to zoning regulations restricting the nature and scale of the retail uses. The Board of County Commissioners may approve the advertised conditional use following action by the Planning and Zoning Commission. Duly approved offices and shops located within COR designated areas as of the effective date of this ordinance shall be deemed permitted uses within the COR area.

Residential storage facilities may be approved as a conditional use by the Planning and Zoning Commission in areas designated "COR" or "Limited Commercial". The Zoning Ordinance shall establish criteria for review of such use which may, not withstanding the above paragraph, be located in a freestanding building. However, the building shall be restricted to structures with small modules adaptive exclusively to storage of personal household accessory items of residential clients. Commercial tenants shall be expressly prohibited. The facility shall be designated in appearance to blend harmoniously with residential structures. The cumulative impacts of any nonresidential conditional uses must be evaluated and criteria allowing for these uses must be expressed in the Land Development Code. The intensity of lot use (FAR) shall be governed by the parking standards of the Land Development Code. The maximum building coverage is .40. The minimum net lot size permitted in COR districts shall be 10,000 square feet. Minimum open space is 40% and the maximum height is 30 feet. Multiple-family residential uses are encouraged to develop within areas designated for office


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development at densities compatible with criteria cited in Section 4-4, M.l.(5) for high density residential development with a designated maximum density of 10 units per gross acre. Performance standards shall require appropriate landscape and screening including vegetative berm system where feasible, plant material and/or aesthetic decorative fence or walls to assure compatibility among established residential uses and office developments. Facilities for transient lodging catering to the seasonal resident and generally having kitchen facilities to accommodate occupants for visiting periods exceeding the general motel trip duration of one to four nights are permitted as a conditional use in this land use classification when approved by the Planning and Zoning Commission pursuant to criteria to be established in the Zoning Ordinance. Duly approved transient lodging facilities existing as of the effective date of the Comprehensive Growth Management Plan shall be deemed to be permitted in such area. Review of specific residential densities shall be directed toward preserving the stability and integrity of, and maintaining compatibility with, established residential development and toward providing equitable treatment of lands with similar characteristics. Design techniques of landscaping, screening and buffering shall be employed to assure smooth transition in residential structure types and densities. Generally, where single family structures comprise the dominant structure type within these areas, new development on undeveloped abutting lands shall be required to include compatible structure types on the lands immediately adjacent to existing single family development.

(b) Commercial Office/Residential development shall be the only

appropriate land use designation to support a Traditional Neighborhood District as defined in Section 4-4, C. (Traditional Neighborhood Goal) of the Future Land Use Element. All applications for a "Traditional Neighborhood" must be submitted and processed as a Traditional Neighborhood Planned Unit Development, PUD-TN.

The intent of this provision is to ensure that land is developed along the lines of traditional American neighborhoods. Traditional neighborhoods share the following physical and environmental characteristics:

- The neighborhood is physically understood and limited in size.

- Residences, shops, work places and civic buildings are

located in the same neighborhood, all close proximity. - A hierarchy of streets serves the needs of the pedestrian

and the automobile equitably. Streets are designed in a grid-like or network fashion so there are alternate routes to every destination.

- Physically defined public squares and parks provide places

for informal social activity and recreation.


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- Private buildings form a clear edge, delineating the public

street space and the block interior with its private yards and gardens.

- Civic buildings and squares reinforce the identity of the

neighborhoods, becoming symbols of community identity through their architectural clarity, and providing places of assembly for social, cultural and religious activities.

- By bringing within walking distance most of the activities of

daily living, including dwelling, shopping and working, the elderly and the young gain independence of movement.

- By reducing the number and length of automobile trips,

traffic congestion is minimized and road construction is limited.

- By organizing appropriate building densities, public transit

becomes a viable alternative to the automobile. - By providing defined public spaces such as streets and

squares, citizens come to know each other and to watch over their collective security.

- By providing a full range of housing types and work places,

age and economic class are integrated and the bonds of an authentic community are formed.

- By integrating the function of daily life within appropriately

sized neighborhoods, meaningful involvement in local decision making is facilitated.

The PUD-TN provides for new development on infill parcels and new developments for mixed use properties designated for Commercial Office/Residential land use. The minimum lot size for a PUD-TN is forty (40) acres. The above stated physical and environmental conventions of the Traditional Neighborhood District constitute a general framework of organizing principles and regulations by which applications for rezoning to PUD-TN may be evaluated. The specific plan for a particular PUD-TN will be enforced through conditions attached to the Final Development Plan.

Chapter 5. Transportation Element D. Goal

The County shall develop a safe bicycle and pedestrian transportation system which

is accessible to all major public and private facilities.

This Plan, as well as the anticipated community redevelopment plans, anticipate identifying mixed use as a suitable application for redevelopment target areas. This Plan, as well as the anticipated community redevelopment plans, will promote mixed use concepts, which include locational and development criteria consistent with the existing COR, TND, and other mixed use tools.


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Measure: Martin County, in coordination, with the State, shall reduce the number of "accident prone" locations for bicycles and pedestrians on the countywide road network by a fixed percentage every year. By December, 1990, the County shall inventory accident locations and establish an "accident prone" threshold beyond which road and intersection improvements need to be evaluated. The level of reduction will also be established by that date.

Measure: The number of miles in improved bicycle and pedestrian facilities shall be

increased every year. By October 1, 1990, Martin County shall inventory these facilities. A specific annual percentage increase guideline in miles shall be established for these sidewalk-type facilities by December 1, 1993.

l. Objective Improve the transportation system to appropriately accommodate bicycle and pedestrian roadway design and facility requirements.

a. Policy: Include the construction of bike/pedestrian ways in conjunction

with the construction, reconstruction, or changes in any State facilities within five (5) miles of an urban area, and assure that all transportation improvements address the needs of bicyclists and pedestrians and where bikeways and sidewalks are needed, incorporate the current Florida Department of Transportation design standards.

d. Policy: Require developers to provide bicycle facilities and sidewalks in

proposed developments in accordance with acceptable engineering standards and encourage the development of communities which foster non-vehicular travel.

e. Policy: Incorporate bicycle and pedestrian considerations in the review

of all site plans and plats. h. Policy: Identify and seek funding sources for bicycle related road

improvements and maintenance programs.

2. Objective Develop a Bicycle Transportation System which connects all major travel destinations to population concentrations.

b. Policy: Provide bicycle access to regional and community parks, beach access areas, and other recreational facilities. Such provision should include bicycle parking at these locations as well as at public, commercial and service buildings.

d. Policy: Consider off-roadway travel corridors, such as drainage canal,

railroad, and utility right-of-way property, as potential corridors in the bicycle facility system.

3. Objective Develop a safe, usable pedestrian circulation system.


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a. Policy: Provide a sidewalk along all major streets (including all arterials and collectors identified in the Comprehensive Growth Management Plan).

b. Policy: Provide sidewalks adjacent to schools and:

1. between school sites and selected major streets;

2. between school sites and parks or recreational areas.

c. Policy: Provide additional sidewalks, where necessary, to connect or

complete either existing or proposed sidewalks in a manner that provides a complete pedestrian circulation system.

d. Policy: The County will, in 1991, complete an inventory of all sidewalks by planning districts. In 1998, a Five (5) Year Sidewalk Plan shall be adopted by each taxing district and included in the Capital Improvements Element. In 2000, a long term sidewalk plan shall be adopted for each taxing district.

Chapter 6. Housing Element A. Goal The provision of a safe, diverse, and affordable housing stock which is adequate to serve the needs of current and future populations of Martin County consistent with the desired development character of the County as set forth in Martin County's Comprehensive Growth Management Plan.

1. Objective

The elimination of substandard housing conditions, and the maintenance or improvement of the structural and aesthetic integrity of the existing housing stock.

Measure: The number of substandard units eliminated, either through rehabilitation or removal. It is the intent of this objective to eliminate substandard units by the Year 2010, with a minimum elimination rate of five percent (5%) per year. (Note: The County identified 53 units as being substandard in 1995 (reference EAR-Housing Element, Section 4.0).

a. Policy: Elimination of sub-standard housing and maintenance of the standard

housing stock. The Building and Zoning Department shall continue to administer building, plumbing, energy, electrical, and other construction codes in order to promote maintenance of standard housing and to achieve necessary corrective action where substandard structures exist or come into existence in the future. The Building and Zoning Department shall seek enforcement of zoning, landscaping, energy, plumbing, electrical, and other related codes through the Code Enforcement Board, the Contractor's Licensing Board, and the Board of County Commissioners, as appropriate.

This Plan, as well as the anticipated community redevelopment plans, are required to include street layout, public open space, proposed public parks, recreation areas, streets and other public improvements. Connectivity between uses, such as public parks, civic centers, and commercial uses is a major concern in community redevelopment areas in Martin County. Since each community redevelopment area is distinct, not all Policies may be appropriate, however, where appropriate, the community redevelopment plans will reinforce and further Goal G, Objectives 1-3. Finally, the BCC recently adopted roadway design land development regulations which include neighborhood street designs applicable to the redevelopment areas.


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b. Policy: Funds for rehabilitation. Annually the County shall seek federal, state and/or

private funding, including Community Development Block Grants to be used for the rehabilitation of substandard housing. Such funding shall conform to the funding agency's guidelines regarding structure and household eligibility.

c. Policy: Code enforcement. The County's current Code Enforcement program shall be maintained. Owners of housing found to have Code violations shall be required to correct all violations. Demolition of structures determined to be unsafe will be the owner's responsibility. Unsafe structures not removed within ninety days shall be removed by the County at the owner's expense.

d. Policy: Local funding. Martin County shall continue investigating sources of local

funds that might be used to establish a rehabilitation and demolition program. Sources to be considered include: Use of linkage fees, use of Housing Trust Funds and/or local ad valorem taxes. This policy shall be pursued in conjunction with implementation of the SHIP Program, the Martin County Local Housing Assistance Plan (LHAP), Policy A.5.b. and the effort of the Affordable Housing Advisory Committee.

2. Objective

Martin County shall strive to provide for the conservation and rehabilitation of the existing housing stock by rehabilitating 8-12 dwelling units annually in accordance with the Local Housing Assistance Plan (LHAP).

a. Policy: Plan for supportive facilities and services necessary for quality residential

neighborhoods. Efficient systems for the delivery of public facilities and services supportive to the development, conservation and rehabilitation of sound residential environments (e.g., potable water, solid waste disposal, sanitary sewer facilities, law enforcement, fire prevention, emergency medical services and adequate transportation facilities) shall be planned, designed and implemented. The County's capital improvements program and budget shall be the principal tool for implementing this policy. Capital improvement projects that contribute to the development, conservation and/or rehabilitation of neighborhood infrastructure or provide other public services necessary for quality resident neighborhoods shall be included annually in the Capital Improvements Element. A secondary tool shall be an aggressive program for seeking applicable Federal and State aid, including Community Development Block Grants that can assist in County conservation and rehabilitation activities.

b. Policy: Minimize blighting influences within areas undergoing land use transition.

Blighting influences within areas undergoing land use transition shall be minimized by promoting use of sound principals of land use planning, urban design and landscaping in development and redevelopment projects. Adverse impacts of land use transition shall be minimized by managing the location as well as the density and/or intensity of mixed or conflicting residential and non-residential uses.

Examples of the land use principles endorsed by Martin County are:

This Plan, as well as the anticipated community redevelopment plans, are required to include a neighborhood impact element, if the community redevelopment area contains low and moderate income housing, which details the impact redevelopment will have on the residents of the area. Since each community redevelopment area is distinct, not all plans will reinforce and further Goal A, Objective 1.


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(1) the allocation of residential densities in a manner compatible with available public services, natural features of land, and existing and anticipated future development;

(2) the allocation of higher residential densities to sites highly accessible to major

urban thoroughfares or urban collector streets and to sites adjacent to existing development with the same or higher density or less restrictive zoning district;

(3) the provision of a variety of lot sizes, floor areas, setbacks, and residential land

use mixes to allow for a choice in housing types, designs, and price levels for both urban and rural residential environments; and

(4) the use of the Planned Unit Development and Traditional Neighborhood District

concepts to encourage creativity in development, design, protection of open space, protection of environmental features, and a mix of residential and non-residential land uses.

In those instances where intensity transition areas cannot be physically accommodated, the County shall investigate performance zoning concepts which provide a physical buffer or a combination of use separation and landscape planting.

Buffering between land uses may take the form of:

(1) Physical barriers, such as berms, hedges or other landscape cover; walls or

fences aesthetically designed for screening purposes; or indigenous densely vegetated open space.

(2) A transitional use between the incompatible uses providing for low intensity office

development separating general retail commercial centers and residential developments.

c. Policy: Citizen participation. The County will continue to promote and support efforts

to maintain the rehabilitated status of units and neighborhoods through citizen advisory and support groups and neighborhood organizations devoted to maintaining and improving neighborhood quality.

d. Policy: Principles for conservation and rehabilitation activities. The following

principles shall guide the development of any housing conservation and/or rehabilitation activities that may be developed, pursuant to Policy A.5.a.

(1) Encourage the maintenance and improvement of the County's existing housing,

residential neighborhoods and property values; (2) Avoid the closure or abandonment of housing and the displacement of

occupants; except where the safety of the occupants would be in question. (3) Enforce minimum standards for basic equipment and facilities for light,

ventilation, heating, sanitation and fire safety; (4) Encourage the use of innovative and economical materials and methods of

construction while maintaining minimum levels of safety; (5) Promote maintenance of existing structures by permitting distinctions in the

application of the Building Code requirements and standards between new and existing structures so long as an equivalent level of safety is achieved;


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(6) Target activities to those areas of the County identified as redevelopment areas, or areas identified as containing substandard housing;

(7) Provide a mix of conservation and rehabilitation options so that the activities are

accessible to very low, low and moderate income households, and to both owner and renter households; and

(8) Provide criteria that address Code requirement exemptions for historic structures.

3. Objective Martin County shall encourage the conservation and rehabilitation of housing determined to be or having the potential of being historically significant.

4. Objective

Provision of adequate and affordable housing for very low, low and moderate income households, including households with special housing needs, such as rural, farmworker and elderly households.

a. Policy: Affordable Housing. The Planning and Development Services Department

shall continue to provide housing assistance through SHIP, information and referral services to the public pursuant to adopted goals and objectives of this housing element.

b. Policy: In reviewing higher density projects, the County shall encourage the provision

of very low and low income rental housing. As defined in the Future Land Use Element, Section 4-4, M.1.d.(5), high density ranges upward to ten (10) units per acre. Density bonuses up to an additional five (5) units per acre may be awarded to very low and low income residential developments which attempt to accommodate in medium and high density designated areas provided such developments conform to the criteria established in Section 4-4, M.1.d.(5) of the Future Land Use Element. Further, the County Planning and Development Services Department will develop an ongoing program with the Housing Finance Authority and other appropriate agencies to monitor the need for rental housing, and to assist in identifying financing programs for development of very low and low income rental projects, particularly projects involving joint public/private efforts.

c. Policy: Affordable Housing Criteria.

(1) In order to qualify for Affordable Housing incentives, an applicant must meet one of the following criteria: (a) Governmental Grant/Subsidy Projects -

1) the project is funded in whole or in part by money received pursuant to a

direct grant or subsidy from the United States, State of Florida, or Martin County created to assist in the construction of housing for very low, and/or low income, moderate affordable housing, and

2) the project provides documentation evidencing:

a) the nature of the governmental grant or subsidy, including any terms,

restrictions or conditions as to its use; b) approval by the funding agency of the project to receive the

governmental grant or subsidy, and


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c) proposed use of the government grant or subsidy.

(b) Other Types of Projects/Units -

1) the unit(s) are to be sold or rented for an amount which qualifies as

affordable housing as defined in HUD income guidelines adjusted for family size for the most recent year, and

2) the buyer and/or renter of the unit qualifies as a very low, low, moderate

income purchasers/renter as defined by HUD income guidelines adjusted for family size for the most recent year.

3) A project which allows for a mixture of very low, low, and moderate

income housing types (i.e., affordable housing) which represents at least 60 percent of the total housing stock to be offered for rent or sale within the project. Twenty percent of the units provided in the project shall be affordable to very low income households. For the purposes of this criteria, family income levels shall be based on income limit guidelines, as determined by annually by HUD. Any incentives available to the project will apply only to that portion of the project that is affordable.

(2) In addition projects/units that meet one of the above criteria must comply with the

following requirements:

(a) The use of the dwelling is restricted for a period of seven (7) years to the criteria established above. If the project is governmental funded, the time restriction is as determined by the contractual arrangement between the funding source and the applicant.

(b) The applicant records a deed restriction that specifies the terms and

conditions of this Program. The restriction shall not commence until:

1) the deed is transferred to the buyer of the single family unit, or 2) initial occupancy (i.e., the first unit is rented) for multi-family rental

projects.

d. Policy: Program for households with special needs. Martin County will continue the programs initiated by the LHAP to create housing very low, low, and moderate income households with special needs. Examples of very low and low income households with special housing needs would include but not be limited to: single parent families; the elderly; or the physically and/or mentally impaired; rural, and farm worker households.

e. Policy: Martin County shall undertake the following activities to provide very low, low

and moderate income housing:

(1) implement the Indiantown area study recommendations; (2) pursue CDBG grants for neighborhood revitalization and housing programs; (3) assist private organizations in their efforts to obtain grants and loans to build low

and moderate income housing; including implementation assistance of the LHAP developed to meet the requirements of the SHIP Program.

(4) continue to provide information and referral on housing programs, to individuals

in need of housing, and to developers wishing to construct housing; and


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(5) continue working with for-profit and non-profit organizations to obtain funding for

Florida HOME projects.

f. Policy: Accelerate permitting for affordable housing. Martin County shall utilize all available administrative methods to accelerate the regulatory and permitting process for very low and low income housing. Available administrative methods shall include scheduling pre-application meetings with developers, providing technical assistance and referral services regarding funding agencies, and other permitting entities, and the accelerated review by County departments involved in the Development Review process.

g. Affordable Housing Advisory Committee coordination. The County shall coordinate

with the Affordable Housing Advisory Committee to assure safe, decent and sanitary housing to meet the needs of very low low, and moderate income farmworker households.

5. Objective The County shall continue to provide adequate sites for housing for very low, low and moderate income households which currently reside and are projected to reside in unincorporated Martin County.

a. Policy: Zone lands for housing. Martin County shall ensure that adequate residential

land use designations are zoned at densities sufficient to meet current and future housing needs of the County within the Urban Service District.

b. Policy: Pursue new innovative programs and concepts in low cost housing. The

Affordable Housing Advisory Committee shall continue to investigate innovative concepts that are purported to facilitate the development of very low, low and moderate income housing. Concepts to be investigated may include:

(1) the promotion of innovative design, site plan or construction standards to reduce

construction costs and/or infrastructure costs as part of the sustainable community initiative;

(2) the use of density bonuses for projects providing very low and low income

housing; (3) the development of criteria whereby impact fees could be paid by County for very

low income housing developments; (4) the establishment of a Housing Trust Fund for very low and low income housing.

One source of revenue for the Housing Trust Fund could be a local option surtax on documentary stamps for commercial real estate transactions (legislative action is required to allow this revenue source) and/or other sources of funds identified by the Affordable Housing Task Force;

This Plan, as well as the anticipated community redevelopment plans, will also address adequate affordable housing, if appropriate. In addition, the CRA will avail itself to using a multitude of funding resources to accomplish redevelopment. The community redevelopment plans will also identify projects, if appropriate, that will upgrade deficient or nonexistent systems, such as roads, water, sewer, and drainage. Since each community redevelopment area is distinct, not all Policies may be appropriate, however, where appropriate, the community redevelopment plans will reinforce and further Objectives 2-4.


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(5) the development of a mortgage program through the Housing Finance Authority for very low, low and moderate income housing;

(6) the promotion of innovative design, site plan or construction standards to reduce

construction costs and/or infrastructure costs; and (7) the aggressive pursuit of grant and other funding possibilities.

c. Policy: Promote access to affordable housing and community facilities for very low,

low and moderate income households. The County shall attempt to increase the availability of housing for very low, low and moderate income households and community facilities. These facilities may include water and wastewater systems, streets, sidewalks, bicycle paths, park and recreational facilities, and other supportive neighborhood facilities, pedestrian paths, community space for rights-of-way for shade trees. The County shall attempt to make community improvements through implementation of Policies 1d, 2a, 5d, and 5e.

d. Policy: Promote applications for grants. The County shall promote application of

public and private grant programs, together with innovative financing concepts, in order to assist in the provision of very low, low and moderate income housing and in the provision of necessary neighborhood improvements for the existing, and future, very low, low and moderate income housing areas. The County shall seek out applicable federal, state and private funding programs; apply either separately or jointly with other public or private entities for applicable funding; provide information on funding programs to private developers; and provide technical assistance to others seeking such funding.

e. Policy: Public utilities assistance. The County shall continue to assist in providing

potable water and sanitary sewer systems to low income neighborhoods, existing and in the future. Consider new ways to assure, or to assist privately owned public utilities in providing central water and wastewater facilities to projects accommodating very low, low and moderate income housing demands within Urban Service areas. Community Development Block Grants or other federal, state or private funding sources, special assessments, and/or other sources of local funds, shall be used in these efforts. "Other sources of local funds" is defined as those to be investigated in Policy A.1.d.

8. OBJECTIVE Adequate provision for relocation housing. The County shall coordinate with the Affordable Housing Advisory Committee in implementing the following policies:

a. Policy: Assist displaced persons in finding alternative housing and available housing

relocation assistance. The County shall continue attempting to minimize displacement of families. When public or private development, redevelopment, or housing demolition generates displacement of residents, the County shall provide information and referral services to assist such displaced individuals in finding alternative housing and shall provide any available sources of housing relocation assistance.

b. Policy: Coordination with the private sector in preparing redevelopment plans. In

areas undergoing land use transition or in need of rehabilitation, the County shall

This Plan, as well as the anticipated community redevelopment plans, will also address adequate affordable housing, if appropriate. Since each community redevelopment area is distinct, not all Policies may be appropriate, however, where appropriate, the community redevelopment plans will reinforce and further Objective 5, Policies a-e.


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coordinate with the private sector when practical and feasible in formulating development strategies for maximizing opportunities which may be realized from a comprehensive redevelopment plan. Further, when such projects create a need for relocation housing, the private sector, which is benefiting from the redevelopment plan or land use transition, shall provide for the necessary relocation housing and/or shall contribute an appropriate fee for said relocation housing. Furthermore, developers may negotiate terms with the County regarding the use of publicly owned lands for said relocation housing.

10. OBJECTIVE Provision for ongoing housing implementation programs and the monitoring of housing trends.

f. Policy: Administer housing code and other related codes. The Building and Zoning

Department shall continue to administer housing and land use codes in order to promote improved housing stock, sound housing, and eliminate substandard housing.

i. Policy: Continuing refinement of housing policies. The Board of County

Commissioners, through the Local Planning Agency, shall maintain a continuing review and evaluation of housing improvement policies as identified in this element. This analysis shall provide a basis for continuing refinement of housing policies where such analysis reveals needed improvements, unmet housing assistance needs, discrimination and/or other related problems and issues. The County shall coordinate an effective response enlisting cooperation with the public and private sectors.

Section 3.4 Consistency with the 2020 Vision for a Sustainable Martin County Martin County was selected to be one of the five "sustainable communities" for the Florida Department of Community Affair's Sustainable Communities Demonstration Project. As part of the designation process, Martin County agreed to complete several tasks in its first year, including the development of a sustainability Vision Plan. The objective of the Vision Plan is to bring together a wide range of business, civic, education, environmental, governmental and human service neighborhood representatives, along with interested citizens, to reach consensus on the goals and strategies that will result in a Sustainable Martin County by the year 2020. The visioning process provided an opportunity for Martin County residents to discuss and debate the critical issues that are shaping the future of the County. The visioning process focused on the physical form of the County (i.e. the environment, land use and transportation) since these issues are primarily controlled and impacted by County government. While the process did not focus on the other "legs" of sustainability

This Plan addresses provision of replacement housing and relocation as it relates to requirements of the State Statutes and the CGMP. Since each community redevelopment area is distinct, not all Policies may be appropriate, however, where appropriate, the community redevelopment plans will reinforce and further Objective 5, Policies a and b.

This Plan, as well as the anticipated community redevelopment plans, meets the intent of Objective 10.


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- economics and social equity - participants understood that the three legs are inherently interrelated, and comments regarding these issues were collected during the visioning process.

The 2020 Vision

The Visioning Process began with the exploration of the County's vision for the year 2020. Key elements of the Vision are summarized below and illustrated on the Vision Plan Poster (Appendix 4).

· Preserve Wetlands, Critical Uplands · Preserve, Strengthen Agriculture · Contain Development through the Urban Services Boundary (USB) · Create Livable Communities (within the USB) :

- Vibrant city, town, village centers that serve surrounding neighborhoods, with a maximum

4 story building height; - Strong neighborhoods; - Extensive system of local streets, sidewalks and bikeways; - Strategically located, high quality schools, libraries, post offices and other public

buildings; - Functional, attractive infrastructure; - Extensive system of parks, greenways and open spaces; and - Strong development standards re: density, height, aesthetics.

Guiding Principles

Guiding Principles were developed to assist the County in achieving its vision of a more sustainable future. Twenty principles, focusing on the County's natural and built environment, were developed. The principles that are related to community redevelopment are in underlined italicized type. Environment 1. Conserve and recycle precious community resources 2. Use resources efficiently 3. Protect & enhance natural resources Land Use 4. Foster community belonging, unique sense of community identity 5. Encourage compact, mixed-use, residential, commercial, institutional pedestrian

oriented development 6. Encourage redevelopment and infill development within the USB 7. Protect, enhance existing neighborhoods 8. Emphasize quality design, aesthetics of built environment 9. Create walkable neighborhoods, including existing, with amenities 10. Maintain an open space network with linkages to neighborhood parks, recreation

areas and natural areas 11. Integrate open spaces, conservation areas, multi-modal transportation into

neighborhoods 12. Protect/celebrate community heritage and historically significant facilities 13. Encourage traditional communities; integrate gated communities 14. Preserve and promote agricultural areas


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15. Utilize advanced production systems 16. Maintain a clearly defined edge between urban / rural areas 17. Recognize and plan for potential natural disasters Transportation 18. Provide a highly connected street network comprised of small, narrow roads and

redesign existing arterials / design new collectors to be grand public space 19. Provide multi-modal transportation alternative choices, including transit, trails,

bikeways & sidewalks 20. Utilize advanced transportation systems

Recommended Actions In addition to the Vision, Guiding Principles and Indicators, Recommended Actions were developed as a result of the Martin County Sustainable Communities Visioning Process. The following is a summary of the actions, organized by key issues:

· Codify the Vision · Focus on Design and Implementation · Protect and Promote the Environment · Invest in Urban Center, Neighborhoods, Schools and Parks · Promote Civic Involvement and Inter-agency Coordination · Measure and Monitor Progress Codify the Vision

1. Review the Comprehensive Plan and Land Development Regulations for conflicts with the Countywide Vision Plan and Guiding Principles, and revise as necessary. 2. Develop a Countywide Master Plan that shows natural systems to be preserved, including creeks, streams, rivers, greenways, parks, forests and conservation lands; the boundaries of existing and proposed cities, towns, villages and neighborhoods; the proposed transportation network; and areas to be preserved for agriculture. 3. Utilize the Master Plan and Guiding Principles to develop detailed, long range Vision Plans (community redevelopment plans) for Hobe Sound, Rio, Jensen Beach, Palm City, Port Salerno and Indiantown to guide development and address local issues. Work with the City of Stuart to build consensus regarding a Vision for Stuart and the surrounding areas. The plans must address all elements of each community, including neighborhoods, streets and drainage, parks and open space, natural environment, commercial activity centers and public buildings within the context of the overall Countywide Master Plan.

4. Develop high quality design standards for each of these towns and villages, as well as the unincorporated areas in between them, in order to define both desirable and undesirable site planning and design practices in accordance with the Guiding Principles. 5. Incorporate intensity and density provisions in mixed use zoning classifications. 6. Revise the PUD Zoning District to incorporate best development practices. 7. EAR Recommendations:

· Perform Land Use Analysis based on recommendations of the Hazard Mitigation Report


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· Develop standards to discourage urban sprawl · Revise the COR zoning for TND and Mixed Use · Evaluate techniques (e.g. Overlay zoning) to limit development on coastal lands

that are environmentally sensitive

· Conduct a study to reduce the USD area, as well as the Agricultural Ranchette and Estate

Density residential designated areas · Study the commercial and industrial inventory and consider reductions in these

categories · Study techniques to encourage redevelopment of existing shopping centers · Create design guidelines · Complete LDRs

8. Incorporate DCA's Best Development Practices into community redevelopment plans, Comprehensive Plan, LDRs and other planning / design tools. 9. Analyze alternative techniques for maintaining the Urban Services Boundary edge in the future, including the acquisition of land / development rights; zoning overlay with development restrictions; special land development requirements, and others. Conduct a Board of County Commission workshop to discuss alternative techniques and to select preferred alternatives for implementation. 10. Develop and adopt a detailed, multi-modal 2025 Transportation Plan - including roadways, bridges, bike lanes / paths, trails, greenways and transit in accordance with the Guiding Principals - in conjunction with the community redevelopment planning efforts. 11. Develop local thoroughfare plan to define locations of future roadways within each community via "community redevelopment plan" studies (CRA's). 12. Develop graphic Roadway Design Standards for typical roadway sections, including local streets, collectors and arterials. Include roadway lane widths, bike lanes, curbs, sidewalks, drainage and street trees. Include connection requirements, spacing, traffic calming measures, design/enforcement speeds, etc. Work with FDOT, the MPO and local municipalities to adopt the same standards throughout the County. Incorporate DCA's Best Development Practices into community redevelopment plans, Comprehensive Plan, LDRs and other planning/design tools. 13. Complete ordinance for protection, restoration of historically/architecturally/ culturally significant resources throughout the County.

Focus on Design and Implementation

14. Develop annual, neighborhood-based Capital Improvement Programs (CIP) with the Neighborhood Advisory Boards to determine top priorities for implementation. 15. Hire an Urban Designer to participate in the Development Review process and to negotiate site and building design with site developers. Allow flexibility in the Land Development Regulations - through the existing PUD Ordinance or other means - to negotiate design regulations and standards on a project-by-project basis. 16. Establish the Sustainable Martin County Partners Alliance to review all proposed public and private projects - especially the siting of public buildings - for consistency with the 20 principles of Sustainability.


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Invest in Urban Centers, Neighborhoods, Schools and Parks

38. Develop a Countywide Parks and Open Space System Master Plan, including Neighborhood Parks, Community Parks, Regional Parks and Urban Open Space. 39. Continue to use impact fees, other funding mechanisms to pay for proposed land acquisition/capital improvement projects. 40. Hire a full time grant writer/funding coordinator. 41. Work with the Martin County School Board to wisely locate and acquire school sites in community population centers. 42. Work with the state university system to provide educational opportunities throughout the County. 43. Implement "quick victory" improvements in the CRA areas as soon as possible; publicize the County's implementation efforts. 44. Establish incentives to encourage infill development in existing neighborhoods, commercial areas. 45. Implement identified Hazard Mitigation projects. 46. Apply for a "Front Porch Community" designation for one of the CRA areas.

Promote Civic Involvement and Inter-agency Coordination

47. Strengthen intergovernmental coordination efforts with the City of Stuart and the Martin County School Board, as well as other Counties and Cities. Use a third party facilitator to discuss/resolve issues at regularly scheduled (semi-monthly, quarterly) meetings. 48. Research comparable coastal communities (e.g. Marin County, California; Nantucket, Massachusetts) to identify models for Martin County growth patterns and management tools. Coordinate site visits with Commissioners to exchange ideas with other elected officials, staff and community leaders. 49. Build the Martin County Sustainability Resource Center to demonstrate sustainability concepts, and to serve as the site for continuing civic involvement. 50. Designate a Neighborhoods Coordinator (through Community Development) to work with Neighborhood Homeowner Associations to organize, develop grass-roots programs (e.g., District F Coordinator). 51. Create subcommittees of the Sustainable Martin County Partners Alliance to focus on various aspects of the vision, including an Environmental and Recreation Lands Advisory Committee; Agriculture Lands Advisory Committee; Hazard Mitigation Committee; and others.

Measure and Monitor Progress

52. Establish an Indicators Review process that includes annual public meetings - similar to the Visioning Workshops - conducted in each community. 53. Evaluate adequacy of Martin County's LOS criteria (Tindale Oliver Study) annually.


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Now that the foundation has been laid for the development of community redevelopment plans; and a review has been conducted relating this Plan, as well as the component plans, to the CGMP and 2020 Vision Plan, the succeeding Chapters will focus on implementation of redevelopment.


1

4 REDEVELOPMENT PROGRAMS AND METHODS FOR IMPLEMENTATION /data/pds/rfranke.mis/cragraphics/treasurecoast.pic.ag: No such file or directory

ach community redevelopment area must address many issues resulting from disinvestment and urban sprawl: housing conditions ranging from deteriorating to dilapidated, historic areas needing special structural rehabilitation measures,

residential stability and the provisions of amenities such as pedestrian and bicycle circulation; and necessities such as potable water, sanitary sewer, and drainage

E


2

improvements. In each community redevelopment area, the condition and needs of each neighborhood will be identified by the community through their local advisory committee and during visioning workshops. They will be further evaluated by detailed field surveys. In addition to the vision created by the neighborhood, there are several other items that go into a successful redevelopment program. As noted in Chapter 1, the five elements of a successful redevelopment program include: Public Involvement; Quality of the Built Environment; Neighborhood Centered; Political Process; and an Economic Element. The elements are further clarified in Diagram 4.1. The results of the comprehensive surveys and community participation will result in a vision for the community redevelopment area. This vision will be documented and include alternatives for the successful revitalization of the area to begin long term stabilization. Each neighborhood has its own unique issues and opportunities. The approach, priority, and emphasis of the program must be tailored to achieve the desired vision for each area. However, neighborhood security and identity should be emphasized. Once the neighborhood planning area is designated by the BCC, a Neighborhood Advisory Committee (NAC) will be formed. The NAC will be the entity established to monitor the long-term vision in each area; and along with county staff, have the responsibility for organizing the neighborhood planning process and coordinating all activities (see Section 4.4). Each community redevelopment plan will conform to the requirements of Florida Statutes, the CGMP, Chapter 7 1/3, of the Code of Laws and Ordinances of Martin County, the Countywide CRA Plan, and the 2020 Vision Plan, as elaborated in Chapter 3.

/data/pds/rfranke.mis/cragraphics/SUCCESS.2.ag: No such file or directory An urban design firm may be hired, through the County, in order to bring together the range of theory and urban design intended to document the vision the neighborhood develops. Consultant selection will be undertaken to make the best match between the planning needs of the neighborhood(s) and the planning / neighborhood design consultant services established to carry out plan development for each area. The community redevelopment plan, when completed by the neighborhood, CRA staff and consultants, will be presented to the BCC in a public hearing for inclusion, as a component plan, into the countywide plan (following adoption process outlined in F.S. 163.360). The County's redevelopment strategies are based on the following assumptions:

1. The goal of a redevelopment program is to foster stable neighborhoods which retain or increase their value over time.

2. The redevelopment effort will provide opportunities for home ownership for

low to moderate-income residents which contributes to neighborhood stability. Infill development should represent an upgrade to the housing stock of each area. Loan or grant programs must be available that encourage residential remodeling and property improvements; and, if using bank financing, that


3

assist in matching banks' lending practices with the specific needs of neighborhoods in the process of revitalization.

3. Long term maintenance of all public and common areas must be provided for.

4. Neighborhood parks and linear connections through neighborhoods must be designed to reinforce the principles of crime prevention through urban design while reinforcing a sense of community.

5. Neighbors must be involved in the process of planning, implementing, and maintaining neighborhood improvements in order to reinforce a sense of investment in one's own neighborhood.

6. An ongoing implementation program must be established to provide continuity and long term commitment to the successful implementation of plans for both residential and commercial revitalization.

7. Each component plan must identify the residential neighborhoods in each

area by generalized boundaries, as identified by community members, geographic boundaries, and general neighborhood character.

8. Each neighborhood targeted for redevelopment activity will have the following

redevelopment programs available to it:

a. Preparation of a specific community redevelopment plan which will include: 1) concepts of crime prevention through urban design; 2) infrastructure, including lake and drainage design, maintenance, long-term management, sidewalks, streetscape, neighborhood entry treatments, neighborhood recreation and pedestrian / bicycle linkages; 3) neighborhood clean-up and long term private and public property maintenance; 4) housing rehabilitation and infill construction; 5) zoning overlays; 6) design guidelines; and 7) neighborhood organization (see Section 4.4).

b. Neighborhood planning assistance, through the CRA staff liaison

assigned to that neighborhood.

c. Program for home ownership opportunities, low interest housing rehabilitation loans, new housing construction, including the whole range of state, federal and local housing assistance programs. This may be accomplished through a CDC (see Chapter 6 for specific recommendations on financing).

d. Zoning overlays and incentives, such as less on-site parking for a

mixed use project (see Chapter 5). Each community redevelopment plan will identify and describe the residential neighborhoods (and commercial centers, if appropriate) within it and existing conditions. Public improvements proposed in the community redevelopment plans will be identified


4

and prioritized. "Quick Victory" projects will be those that can be completed within two years, Mid-range projects will have a completion time between three to five years, and long-range projects will have a completion time beyond five years. The priority of activities will be determined within the context of each neighborhood. The NAC should consider the following guidelines in preparation of their redevelopment plans :

1. Creation of a functional zoning overlay that will stimulate redevelopment of the long term assets of the community.

2. Protection of the viability of existing historic structures and neighborhoods, as

they contribute to the cultural heritage of the area while providing opportunities for new and infill construction compatible with an overall design concept which evolves from the historic nature of the areas.

3. Provide for crime prevention through urban design, neighborhood organization; and, if necessary, additional public expenditure for law enforcement.

4. Enhance the passive and active recreation opportunities provided in each area.

5. Provide pedestrian and bicycle linkages within neighborhoods to reinforce neighborhood identity and provide for appropriate circulation patterns which protect neighborhood security while providing easier access to neighborhood services.

6. Provide financing for all redevelopment activities identified in the community redevelopment plan(s).

7. Provide opportunities for adequate, safe, and affordable housing, and both affordable rental and home ownership opportunities through conservation of existing housing stock, through new construction, and through innovative programs to close the gap between income levels and cost of adequate housing.

Section 4.2 Acquisition, Disposition, and Relocation Policies Areas identified for potential land acquisition and relocation (if necessary) will be indicated in the community redevelopment plans. Such plans will be subject to approval by the CRA. The following policies will govern acquisition, disposition, and relocation activities. A. Land Acquisition Plan and Program. If appropriate, a land acquisition program will be designed to meet the goals and objectives of the community redevelopment plan, while minimizing disruption of the neighborhood fabric. It will minimize acquisition costs. All details of the land acquisition program are subject to confirmation and revision based on a detailed land acquisition and relocation survey to be conducted as early as possible


5

following adoption of the plan. A land acquisition program may consist of the following components:

1. Right-of-Way Acquisitions Privately held property needed to implement the program for public rights-

of-way and streets improvements. 2. Commercial Project Acquisitions Privately held property needed to implement a commercial redevelopment

program and the assembly of several separately owned parcels into one package for disposition to selected private developers.

3. Residential Acquisitions for Major Projects Privately held property needed to implement the major residential,

commercial, or light industrial projects called for in the community redevelopment plan(s). In principle, each major residential project would require the assembly of several separately owned parcels into one package for disposition to a selected private developer.

4. Residential Acquisitions for Infill Privately held property for which smaller scale infill housing development

is to occur (primarily applicable to vacant lots or severely dilapidated structures).

5. Disposition Policy The disposition of all publicly owned or assembled land will be subject to

objective and clearly defined standards and procedures which will assure timely re-use and improvements to property in accordance with the CRA Plan and its development controls. Detailed land disposition standards and procedures shall be determined by the CRA after completion of detailed property appraisals. These standards and procedures should be consistent with the following criteria and principles:

a. Site Re-Use Guidelines. Site re-use and development program

objectives, schedules, and design criteria shall be established in writing in advance of disposition steps. These may range from very simple statements for disposition of surplus public right-of-way to local abutters, to "Requests for Proposals (RFPs)" for major residential and commercial projects. Redeveloper responsibilities and schedules for performance will be defined.

b. Preferred Redeveloper Designations. The CRA may pre-designate

one or more "Preferred Redevelopers"; or contract to dispose of properties under "sole source" contracts under appropriate


6

circumstances, provided that general public interests and particular goals and objectives of the CRA Plan will be well served by such noncompetitive designations. Either of these methods would be a natural disposition method for conveying surplus public right-of-way to abutters, as well as for use in the replatting of lot lines in the course of small-scale infill development. Additionally, the objectives of affordable new housing development, low and moderate income households and generation of neighborhood jobs and business opportunities could justify "Preferred Redeveloper" designation for private, or community-based development entities offering appropriate project commitments; however, such non-competitive designations may not exempt the "Preferred Redeveloper" from demonstrating acceptable professional development/financial qualifications. All "sole source" disposition contracts will be subject to public notice, disclosure and other provisions of relevant State statutes.

c. Competitive Private Developer Selection. Where the CRA finds

that particular site/project objectives can be successfully met by conventional private developers or builders, a competitive private developer/builder selection procedure will be used. RFP's to be issued in these cases shall define explicit requirements for developer qualifications, proposals content, commitments, etc.; types and levels of public or private / civic-interest development assistance to be made available to the successful proposers will also be identified. Selection criteria and procedures will assure objective, professional evaluation of proposals followed by project negotiations with the preferred party. Selection criteria should emphasize developer experience and ability to complete the project, service to project objectives, potential design quality, etc. i.e., in preference to competitive bidding on the basis on land price.

6. Terms of Property Conveyance Property conveyed in a Community Redevelopment Area, is governed by

F.S., Section 163.380. Publicly owned and assembled land may be disposed of by sales, leases, or other transfer allowed by F.S., Section 163.380. Variable sales prices/lease rates, schedules of transfer and methods/timing of compensation may be set in accordance with the program objectives and economic feasibility of particular sites/projects. The affordability of new housing to the intended end users will be a key consideration in establishing particular terms of conveyance.

7. Development Controls and Review All public property disposition will be subject to the recipient's

conformance with overall development controls of the CRA Plan, CGMP, Martin County Codes and Ordinances, as well as the particular re-use


7

guidelines established for specific sites; i.e., especially in major projects. A professional design review and quality control process will be established to assure that all property improvements meet acceptable performance standards. Major projects may involve phased developer submittals, reviews and approvals of design plans, marketing and financing commitments, etc. When developers are designated for particular sites, final transfer of the property may be made contingent upon approval of plans, financing, etc.

8. Residential Relocation Existing owner-occupants and renter-occupied housing to be acquired will

be compensated for the fair market value of their land plus structure pursuant to F.S., Section 163.370 In the case of existing lease holders in renter-occupied housing, they shall be provided relocation assistance. The CRA shall actively assist all persons to be relocated in finding suitable replacement housing within the neighborhood, if available.

9. Commercial Relocation Existing businesses housed in structures to be acquired pursuant to a

redevelopment plan will be compensated at fair market value for land plus improvements also pursuant to the above noted relocation guidelines.

Section 4.3 Program to Provide Affordable Housing Opportunities Martin County has undertaken a study of local affordable housing issues and recommendations of a program structure and implementation mechanism. The range of activities of the County may include:

1. Actively maintain a list of eligible prospective home owners and housing rehabilitators and seek to regularly expand and update this list by appropriate public information releases.

2. Maintain a list of designated building sites and housing suitable for

rehabilitation which would promote neighborhood revitalization goals. Available funding for new housing and rehabilitation should be targeted primarily, but not exclusively, to this identified inventory of pre-approved sites.

3. Land banking. As appropriate, identify and implement innovative

techniques for acquiring or assembling land for development or redevelopment.

4. Maintain a roster of pre-screened builders and rehabilitators who are

willing to work within the guidelines of the program and who have a proven track record of reliability.


8

5. Maintain a pre-approved list of building plans and rehabilitation packages that can be quickly and easily funded by the various lending agencies.

6. Maintain a clearinghouse on funding sources that are available for new

housing and the rehabilitation of existing housing. Maintain a close working relationship with the relevant personnel at the various lending agencies.

7. Promote architectural and planning advisory services to small builders and

developers who want to participate in the program. 8. Maintain coordination and communication between all the various housing

providers in Martin County. 9. Continue to implement the State Housing Initiative Partnership Program. 10. Continue the housing trust fund and consider a revolving loan fund for low

interest home rehabilitation loans from the trust. Sources of revenue for a housing trust fund may include the following: a. Community Development Block Grants (CDBG). b. Community Reinvestment Act Funds. c. Impact fees. d. Revenues from land banking or loans. e. Community Contribution Tax Incentive Program. f. Tax increment revenues as accrued for specific redevelopment

activities in specific areas.

Eligible activities for housing trust funds can include: a. New construction, rehabilitation, or renovation of affordable housing

units. b. Mortgage subsidies for new construction or rehabilitation of multi-

family or single-family units. c. Mortgage insurance guarantee or payments. d. Matching funds for federal programs directly related to providing

housing. e. Technical assistance, design and finance services and

consultation, and administrative costs so long as the assistance is directed toward construction and rehabilitation of housing.

Section 4.4 Public/Private Partnerships for Revitalization One of the most import redevelopment mechanisms, and specifically mentioned in Chapter 163, Part III, is the encouragement of private enterprise in redevelopment areas. This is usually done as a partnership, which can take many forms. The typical partnership leverages public funds (typically for infrastructure improvements in community redevelopment areas) with private investment for business development or redevelopment. This partnership typically occurs in random locations throughout the community redevelopment area, as improvements are made. Most redevelopment done in this manner is for commercial or industrial operations. The provision of


9

affordable housing is often done through a more organized approach. A nonprofit Community Based Organization (CBO) is a type of partnership that has been used effectively throughout the country for both commercial development and affordable housing redevelopment activities. However, most CBOs concentrate on the provision of affordable housing and other social services. Community Development Corporations (CDCs) are one type of CBO that has had success throughout the country in providing both affordable housing and commercial redevelopment/development. In Lake Worth, Florida, a group of residents decided the time was ripe for redevelopment on the neighborhood scale. Following the completion of Lake Worth's Redevelopment and Revitalization Plan, they formed the Lake Worth Community Development Corporation (LWCDC). The LWCDC has begun implementing the city's redevelopment plan by purchasing several vacant lots and, acting as developer, constructing four single-family housing units for low to moderate income residents. The LWCDC is also involved in activities other than construction, such as neighborhood clean-ups and house painting for residents on fixed incomes. In the Monongahela Valley, outside of Pittsburgh, Pennsylvania, trained development teams worked with neighborhoods and recruited CDC board members. After a CDC(s) was established, the development teams trained the board members to identify projects that had the potential to benefit the community. Since the 1993, implementation of CDCs there, over $10 million has been generated in new public and private funds available for development/redevelopment. The formation of the CDCs has rallied community participation, increased local awareness, facilitated collaborative efforts between previously confrontational groups, and helped impoverished neighborhoods. Locally, Indiantown Non-Profit Housing, Inc. (INPHI), is perhaps Martin County's most active CDC, with the construction and management of two rental housing developments for 117 families. In addition, INPHI has constructed 19 single-family homes, as well as acquired and rehabilitated eight additional single-family units. The CDC is currently reviewing plans to phase in an additional 40 new and rehabbed single-family homes. The rationale for carrying out implementation activities through a CDC is to capitalize on the most effective tools of both the public and private sector to effectuate a public purpose. By combining the entrepreneurial approach of the private sector with public sector funds, a nonprofit corporation (or for-profit) can stimulate market activity where it would not otherwise occur in the public market. It can encourage lender activity by sharing the costs and risks in weak markets and leverage private investment to achieve economic returns which can then be leveraged into additional public purpose activities (through increased tax revenues and revolving funding pools). There are a variety of models of public/private partnerships with a CDC as the key ingredient for implementation. The CDC is typically a nonprofit 501(c)3 corporation with flexibility not available to the public agencies. Some examples of this flexibility are:

1. Access to a broader range of grant and foundation monies. 2. Ability to easily accept donations of property. 3. Eligibility to be recipient of CDBG and other federal funds.


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4. Ability to issue tax exempt bonds not subject to volume caps. 5. Flexibility in the use of funds and conduct of transactions.

Section 4.5, provides the framework for implementation of the CRA Plan through this partnership concept using the vehicle of a CDC for housing, property transactions, and for management and operation of special projects at the local level. Section 4.5, also demonstrates how public investment, utilizing a CDC as a vehicle, can stretch public dollars as leverage for private investment. The establishment of a local CDC which can function in targeted redevelopment areas, to carry out many projects and programs detailed in community redevelopment plans, but particularly the affordable housing program, is encouraged. The public/private sector concept can create a three entity relationship among the CRA, the private sector (lenders and developers), and a CDC. The role of the CRA is to have policy decision making and management control over all governmental activities related to the redevelopment area. Such activities would include administration of the redevelopment plan, land acquisition, disposition and relocation, coordination of public improvements, of sources of funding, bond issuance, and management of the Tax Increment Trust Funds. A CDC, could contract with the CRA, and may be asked to carry out CRA approved land transactions. Section 4.5 Methods to Reduce or Share Costs of Redevelopment Another aspect of the public/private partnership concept is leveraging public expenditures to garner private investment. The following provides some examples of this concept as applicable to housing. One of the principles of neighborhood revitalization noted in Section 4.3 involves the provision of an upgraded housing product or infill development. A housing product that constitutes an upgrade from the average housing product found in the neighborhood can be provided while still maintaining affordability. The following housing incentives can be utilized by the CRA, private business, or CDC, to stimulate the provision of affordable housing. The public investment, or in many cases, the deferment of public fees, often times is enough to increase profit margins for the developer (or offset the expense of borrowing for a homeowner) to be able to accomplish the goal of providing affordable housing.

A. For improved land, costs can be reduced through site design which

provides for increased density without sacrificing outdoor and individual living/private area, thus reducing land cost per unit.

B. Land cost can also be reduced by a land banking program which involves

the CRA, whether through a CDC or not, purchasing land at tax sale, and making that land available at reduced cost to prospective homeowners (or to the CDC for construction of an affordable product).

C. Construction cost can be reduced through innovative and efficient design

which reduces square footage, thus cost per unit. Designing alternative


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housing types which may be constructed as basic units and designed for ease in adding on as one's circumstances permit, enable new homes to be constructed affordably for first time buyers.

D. Soft costs (engineering, architecture, construction supervision, overhead,

marketing) can be reduced by using a CDC as the development entity. E. A CDC can act as developer, general contractor, and conduct marketing

efforts, thus reducing costs of construction supervisor, overhead, marketing, and through standardization of floor plan and elevations, reduce costs for architecture and engineering.

F. A CDC, acting as developer, would reduce the need for large per unit

profits, thereby freeing-up more capital to construct more units or provide mortgage subsidies to first-time buyers.

G. Permit fees and impact fees can be deferred by the public entity for

housing produced by the CDC, or written down by the CRA. In addition to these methods related to housing noted above, the following provides a list of other potential methods to encourage revitalization:

A. Administrative Incentives:

1. Streamline staff review procedures for projects in community redevelopment areas.

2. Transfer of Development Rights (TDR) to maximize densities.

Density bonuses for providing affordable housing or prototype environmental designs, or commitment to upgrade facilities and infrastructure.

3. Increased code enforcement efforts in CRA community

redevelopment areas. B. Financial Incentives:

1. Public assembly of parcels and land write-downs. Land swapping, between public and private, or public brokerage of land swapping.

2. Loan guarantees. Pool local lending institutions' under-writing ability

(may meet Community Reinvestment Act obligations). "Below market" financing through low-interest mortgage revenue bonds and low-interest revolving loans.

3. Leasing of publicly owned land, particularly with favorable up-front

terms, or reduced rates based on financial feasibility of projects.


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4. State and federal assistance for affordable housing. 5. Gap or back-up financing for projects, under certain circumstances. 6. Land purchase guarantees for land assembly costs for

development in specific areas.

7. Municipal service benefit unit creation for improvements beyond those provided by tax increment financing.

8. Waiver of back taxes on land acquired by a CDC. 9. Standby lending commitments with pool of local investors. 10. Reduced financing costs for first-time buyers. 11. Low Income Housing Tax Credit. 12. Joint ventures and partnerships. 13. Impact fee "credits" for mixed use projects in CRAs.

C. Planning and Land Use Incentives:

1. Interim land uses to "warehouse" land (parks, open space, etc.). 2. Establish a Redevelopment or Mixed Use Land Use classification

for CRA community redevelopment areas. 3. Zoning overlays to relax development standards (allowing a

reduced setback on lot or on side yards, allowing reduced parking, if building has mixed uses, etc.), or more stringent (require smaller signs, or specific sign designs).

4. Develop design districts to create physically and economically

unified redevelopment areas. 5. Increased maintenance activities on adjacent properties. 6. Density bonuses for projects built in CRAs that provide for

affordable units. D. Marketing Incentives:

1. Local CDC to manage and steward local redevelopment activities. 2. Training programs, seminars, and public campaigns for

redevelopment activities. 3. Project files on prototype development or redevelopment.


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4. Design competitions and charrettes. 5. Broker projects between developers and communities.

It may not be necessary to have a CDC in place, if the NAC remains firmly committed to carrying out the vision established in the community redevelopment plan. It is important to remember that the NACs will act in a similar capacity as CDCs, in some respects. They will be responsible for championing the community redevelopment plan, including providing services to the residents of the community redevelopment area. The NACs may provide the following services:

A. Developing zoning overlays and design guidelines. B. Speaker's Bureau to include topics such as:

1. Seminars for business owners on such issues as window display and marketing.

2. Seminars on code enforcement issues; i.e., current codes, most

recurring problems, etc.

C. Assistance with business plans, including home-based business. D. Neighbor conflict resolution. E. Community social contracts.

It can not be overemphasized that one of the keys to a successful redevelopment program is an active citizenry, whether this takes the form of a CDC or, as currently designed, the NAC; the key is for the local residents to remain active and committed to seeing the vision become reality.


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5 CODE REVISIONS NECESSARY TO ACCOMPLISH REDEVELOPMENT

/data/pds/rfranke.mis/cragraphics/treasurecoast.pic.ag: No such file or directory n order to achieve the intent of the Florida Statutes, the CGMP, this Plan, and the 2020 Vision Plan, as well as to facilitate appropriate infill development and provide incentives for appropriate redevelopment, this CRA Plan recommends creating a redevelopment land use classification, with specific development

standards, for BCC approved community redevelopment areas. The current CGMP provides some guidance for the creation of community redevelopment areas and the concepts of redevelopment. CGMP, Chapter 4 - Future Land Use Element, provides the clearest expression, by the county, to assist areas in need of redevelopment. Specifically Goals "B" (Redevelopment and Renewal) and "C" (Traditional Neighborhoods) identify four Objectives and ten Policies that set the local standard for redevelopment activities. In addition, the 2020 Vision Plan also provides some direction for redevelopment and reuse in community redevelopment areas. There are approximately seven principles identified as Indicators of Progress, that relate to

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redevelopment in the 2020 Vision Plan. The current CGMP and 2020 Vision Plan do not exempt the redevelopment areas from the Goals, Objectives, Policies and Indicators. But these Goals, Objectives, Policies, and Indicators still subject the community redevelopment areas to land use designations that may create barriers to successful redevelopment. Within the County's community redevelopment areas there are many land use classifications that residents and businesses must abide by. Table 5.1 illustrates the number of land use classifications in each community redevelopment area.

Table 5.1. Land Use Classifications in Community Redevelopment Areas Community Redevelopment Area # of Land Use Classifications Jensen Beach 7 Rio 7 Port Salerno 9 Hobe Sound 12 Source: Martin County Planning and Development Services, 2000

In many cases, the land use is counterproductive to redevelopment; and in some cases has contributed to the deterioration or obsolescence of the community redevelopment area. For instance, our CGMP does not encourage mixed use development within areas currently designated for residential use; although many of these areas lend themselves, geographically, physically, and socially to mixed use. In the areas that are designated for mixed use (COR land use) the mix of uses is very restrictive:

The alternative development provisions for the standard COR zoning district and the PUD-Traditional Neighborhood zoning district are expressed below: (a) Development within the commercial office/residential area designated as

such because of proximity to a major thoroughfare, use as a transition area or proximity to core commercial areas, shall be restricted to professional and business offices, financial institutions and residential development. Freestanding retail sales and service establishments shall be excluded from these areas.

However, restaurants, certain service commercial uses, and limited commercial uses, as identified in the Land Development Code, may locate in this district as advertised conditional uses. These advertised conditional uses must be initially approved by the Planning and Zoning Commission. The Planning and Zoning Commission's determination shall be based on a finding that initial residential or office development has provided an on-site buffer pursuant to zoning regulations restricting the nature and scale of the retail uses. The Board of County Commissioners may approve the advertised conditional use following action by the Planning and Zoning Commission. Duly approved offices and shops located within COR designated areas as of the effective date of this ordinance shall be deemed permitted uses within the COR area. Residential storage facilities may be approved as a conditional use by the Planning and Zoning Commission in areas designated "COR" or "Limited Commercial". The Zoning Ordinance shall establish criteria for review of such use which may, not with standing the above paragraph, be located in a


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freestanding building. However, the building shall be restricted to structures with small modules adaptive exclusively to storage of personal household accessory items of residential clients. Commercial tenants shall be expressly prohibited. The facility shall be designated in appearance to blend harmoniously with residential structures. The cumulative impacts of any non-residential conditional uses must be evaluated and criteria allowing for these uses must be expressed in the Land Development Code. The intensity of lot use (FAR) shall be governed by the parking standards of the Land Development Code. The maximum building coverage is .40. The minimum net lot size permitted in COR districts shall be 10,000 square feet. Minimum open space is 40% and the maximum height is 30 feet. Multiple-family residential uses are encouraged to develop within areas designated for office development at densities compatible with criteria cited in Section 4-4, M.l.(5) for high density residential development with a designated maximum density of 10 units per gross acre. Performance standards shall require appropriate landscape and screening including vegetative berm system where feasible, plant material and/or aesthetic decorative fence or walls to assure compatibility among established residential uses and office developments. Facilities for transient lodging catering to the seasonal resident and generally having kitchen facilities to accommodate occupants for visiting periods exceeding the general motel trip duration of one to four nights are permitted as a conditional use in this land use classification when approved by the Planning and Zoning Commission pursuant to criteria to be established in the Zoning Ordinance. Duly approved transient lodging facilities existing as of the effective date of the Comprehensive Growth Management Plan shall be deemed to be permitted in such area. Review of specific residential densities shall be directed toward preserving the stability and integrity of, and maintaining compatibility with, established residential development and toward providing equitable treatment of lands with similar characteristics. Design techniques of landscaping, screening and buffering shall be employed to assure smooth transition in residential structure types and densities. Generally, where single family structures comprise the dominant structure type within these areas, new development on undeveloped abutting lands shall be required to include compatible structure types on the lands immediately adjacent to existing single family development. [CGMP: M.1.f(1)(a)]

In addition, where Traditional Neighborhood Development (typically a mixed use development pattern) is encouraged, the CGMP restricts this type of mixed use development to the Planned Unit Development process:

(b) Commercial Office/Residential development shall be the only appropriate land use designation to support a Traditional Neighborhood District as defined in Section 4-4, C. (Traditional Neighborhood Goal) of the Future Land Use Element. All applications for a "Traditional Neighborhood" must be submitted and processed as a Traditional Neighborhood Planned Unit Development, PUD-TN.

The intent of this provision is to ensure that land is developed along the lines of traditional American neighborhoods.


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Traditional neighborhoods share the following physical and environmental characteristics: - The neighborhood is physically understood

and limited in size. - Residences, shops, work places and civic

buildings are located in the same neighborhood, all close proximity.

- A hierarchy of streets serves the needs of

the pedestrian and the automobile equitably. Streets are designed in a grid-like or network fashion so there are alternate routes to every destination.

- Physically defined public squares and parks

provide places for informal social activity and recreation.

- Private buildings form a clear edge,

delineating the public street space and the block interior with its private yards and gardens.

- Civic buildings and squares reinforce the

identity of the neighborhoods, becoming symbols of community identity through their architectural clarity, and providing places of assembly for social, cultural and religious activities.

- By bringing within walking distance most of

the activities of daily living, including dwelling, shopping and working, the elderly and the young gain independence of movement.

- By reducing the number and length of

automobile trips, traffic congestion is minimized and road construction is limited.

- By organizing appropriate building densities,

public transit becomes a viable alternative to the automobile.

- By providing defined public spaces such as

streets and squares, citizens come to know each other and to watch over their collective security.

- By providing a full range of housing types

and work places, age and economic class are integrated and the bonds of an authentic community are formed.


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- By integrating the function of daily life within

appropriately sized neighborhoods, meaningful involvement in local decision making is facilitated.

The PUD-TN provides for new development on in-fill parcels and new developments for mixed use properties designated for Commercial Office/Residential land use. The minimum lot size for a PUD-TN is forty (40) acres. The above stated physical and environmental conventions of the Traditional Neighborhood District constitute a general framework of organizing principles and regulations by which applications for rezoning to PUD-TN may be evaluated. The specific plan for a particular PUD-TN will be enforced through conditions attached to the Final Development Plan. [CGMP: M.1.f(1)(b)]

The provisions of the CGMP are presented as one-size-fits-all development guidelines. However, each redevelopment target area has it own unique character and existing mix of uses based on historical development. This one-size-fits-all approach creates disincentives by requiring more work on a redeveloper's part to build infill projects (typically smaller, compact sites with constrained roadway facilities), rather than working on an undeveloped site somewhere further from the traditional commercial centers of the county. County staff is currently developing, in conjunction with the Treasure Coast Regional Planning Council and the Florida Department of Community Affairs, a mixed use land use. It is expected to address many of the issues that present themselves with the current COR (mixed use) land use. In order to fulfill the Goals, Objectives, Policies, and Indicators, the County's redevelopment areas must be treated as special areas. The mixed use land use designation will provide a substantial improvement in allowing infill to occur within the County's redevelopment areas. Whether this new land use is called a mixed use land use, redevelopment land use, or something else, it is clear that several criteria must be used to establish a land use for redevelopment areas that will invite reinvestment. These criteria are:

1. Allowable land uses must be compatible. Compatibility is essential to a quality mixed land use development. If different uses are to be located together, the differences cannot be so great as to reduce the quality of life of the residents. For instance, it might be acceptable to have a neighborhood convenience store within a residential neighborhood, but it will not be acceptable to have a concrete plant. The height, mass / bulk, and design of adjacent uses also play a pivotal role in compatibility. Although the County has a height restriction of only four stories,


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this may still create an incompatible situation; i.e., if a four story building is to be located next to a single story building. Acceptable planning practice dictates that height ratios (for adjacent structures) fall between 1.5 to 2 times more than existing surrounding structures, up to the maximum height allowed. Therefore, a building being considered for construction next to a single story building should not exceed two stories (two times the height of the existing building).


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2. Allowable land uses should contribute to a sense of place. In developing a sustainable community, land uses should contribute to a sense of place. The neighborhood store can be immediately recognized as a place for the neighbors to go for convenience shopping and to socialize. A concrete plant is also immediately recognizable as a heavy industrial use that is out-of-place in all but industrial areas. A sense of place is further developed by the placement of uses and the quality of the built environment. Major components of community identity include: physical features, observable activities, and people's reactions to the physical and functional aspects of place. These can be further described as the historic context of the area (for instance, the traditional fishing village around the Manatee Pocket); the natural features of the area (Jensen Beach's Indian River location); the interplay between land and community (Hobe Sound's Olympia subdivision); or the local commitment to identity (the Jensen Beach Pineapple Festival). 3. Allowable land uses must improve the neighborhood's quality of life. Think of things that will improve the quality of your life: affordable, quality housing, a park, a good restaurant, civic centers, places of worship, neighborhood shops, and places to work come to mind. These are the things that should be within or close to our neighborhood. The respected city planner, Lewis Mumford, noted that one of the initial processes in building places is the design for "humane qualities." Any new redevelopment plan is an encroachment into residents' comfort zone. Any change will affect the people living in the neighborhood, and people react to change in different ways. Any mix of uses must make the residents feel comfortable about the mix. 4. Allowable land uses must contribute to a sustainable development pattern. Will the land use contribute to a sustainable pattern of development, or will it require increased resources; i.e., increased vehicle trips, or increased use of services? Jobs created by business expansion or relocation to a designated community redevelopment area help create a sustainable land use pattern by reducing the number of vehicle trips (or decreasing the trip's length) to jobs outside the neighborhood. It also increases the potential for use of other modes of travel. Re-using old buildings also contributes to an area's sustainable development pattern.


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5. Allowable land uses must stimulate multi-modal transportation. Will the location of a neighborhood store reduce the number and length of vehicle trips, most likely. Will people walk to a neighborhood meeting, if the meeting hall is less than one quarter mile away? They do. Will mothers with babies use a new park, if the sidewalks are in place, it is safe, and facilities are available? Certainly. The proper mix and location of land uses will get people out of their cars.

Based on these five criteria for mixed use and the five underlying principles of successful redevelopment, (Chapter 1, Section 1.1); it is recommended that the County approach redevelopment in one of two ways; either one of which will establish the policy basis for sound redevelopment programs: 1) develop CGMP policies within the required Elements, which acknowledge the Community Redevelopment Plans' vision for each community, and provide policies that allow the County the flexibility to stimulate redevelopment; or, 2) include the Community Redevelopment Plan(s) as part of a Neighborhood Element, with specific policies directing implementation of the Plans. For either of these two methods of redevelopment, the County should acknowledge that certain actions must occur before any implementation can take place:

1. A Community Redevelopment Plan(s), as proscribed by Florida Statutes, has been adopted by the Board of County Commissioner;

2. A Neighborhood Advisory Committee has been established for each

Community Redevelopment Area, which meets regularly; 3. The Community Redevelopment Plan(s) details the specific CGMP

policies to be implemented; 4. A Redevelopment Trust Fund for redevelopment projects has been established, which fund will become the basis for financial implementation

of each Redevelopment Plan; and 5. The Community Redevelopment Plan(s) detail how each area will provide

for, or plan for: stormwater management, parking, potable water and sewer.

Section 5.2 Zoning Incentives for Community Redevelopment Areas In order to achieve the intent of the growth management and redevelopment policies of the CGMP and the 2020 Vision Plan, as well as to facilitate appropriate infill development and provide incentives for appropriate redevelopment, this Plan recommends creating redevelopment zoning overlays, with specific development standards, for BCC approved community redevelopment areas. The new zoning overlay districts shall be identified by their community redevelopment area, for instance, Jensen Beach Zoning Overlay District. Creation of the overlays emphasizes the commitment of the County to target certain public resources into these areas. The proposed overlay regulations, as one of the implementing tools for the CGMP policies noted above, are intended to foster increased residential and


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commercial investment in these areas, by reducing or eliminating some of the barriers to redevelopment and infill development. Those specific changes are detailed in Sections 5.3 and 5.4. The ideal zoning overlay for redevelopment areas should be based on the following guidelines:

1. Public/civic uses should be a prominent activity in the community

redevelopment area. Allow for passive gathering places, as well as active recreation areas.

2. New overlays will be custom tailored to the needs of the community in

terms of allowable uses; and should include a mix of uses from residential to office and retail (flexibility of use is paramount). If more intense uses currently exist, the NAC shall review the need to allow these uses in the future.

3. The ability to treat contiguous blocks of commercial land as if it were

under single unified control with shared infrastructure, including access, vehicular and pedestrian circulation, parking, solid waste pick-up and receptacles, water and sewer lines, and stormwater management facilities.

4. Parking should be provided on a contiguous block basis with cross-

easements allowing calculation of required parking on a net square footage (or net leasable area) basis, and more flexibility for individual buildings. A possible point system could be developed that would encourage developers to provide public amenities such as plazas, additional open space, greater amount and size of landscaping, etc., in exchange for on-site parking. In addition, developers could pay into a parking fund, rather than provide some or all parking on-site. This fund would then be used to purchase and construct public parking lots/structures to accommodate the area's parking needs.

5. Compatibility of building design may be used by the NAC to determine the

compatibility of uses. 6. Buildings should be built towards the street, rather than set back away

from it. Variation of setbacks can be used to create interesting streets rather than a tunnel effect. Variation can occur if setback averaging is used along the street.

7. Street design should be pedestrian friendly with small turning radii, lane

width no more than 11 feet, and wide sidewalks (six or more feet). 8. Sign codes should be updated to accommodate the architectural design

guidelines that may occur in different community redevelopment areas.


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9. Architectural design guidelines should be included to provide visual continuity of the area.

The County's work plan for creating zoning overlays is provided in Appendix 8. Section 5.3 Other Code Revisions Necessary for Redevelopment There may be other code provisions that also prove to be obstacles to successful redevelopment. In many cases, the BCC must weigh the need to redevelop an area with the need to provide for safe use of existing buildings. Often times these two activities are at odds, particularly when existing buildings are used for new businesses. In many cases, these buildings have been built to earlier standards and do not meet today's codes for building and fire safety.

Among the most frequent causes of contention for building owners is new regulations that deal with stairway and corridor widths, the number of building exits, floor loads, and the configuration of sprinkler and other mechanical systems. Building owners are often forced to meet standards that seem unreasonable and unnecessary. For example, when the Historical Society of Princeton, New Jersey, wanted to renovate its 200-year-old headquarters building, Bainbridge House, a few years ago, it was required to shore up the existing floors to comply with the regulations governing the floor load for new museums. Never mind that for years the building's floor load of 80 pounds per square foot had been adequate to ensure the safety of the visitors to this small, intimate museum across from the Princeton University campus. The regulations required that the building's floor load be increased to 100 pounds per square foot - the same floor load required for New Jersey's larger, more heavily trafficked museums. In a similar vein, an old farmhouse in South Brunswick, New Jersey, was to be converted to a museum. The existing code required that the building's handsome, original staircase be enclosed for safety reasons. Not surprisingly, the museum sponsors were upset. To enclose the staircase would significantly alter the building's character and charm. As it happened, the local building inspector was flexible and ultimately permitted the stairway to remain unenclosed, although he insisted on the addition of some new safety features. If there was flexibility built into the regulations, the museum sponsors would not have faced such a struggle getting their plans approved. Essentially, the recommendation that regulations should match the level of upgrading required in a building, with the increase in safety risks, is only fair in working with older buildings. If a building will be more heavily used, for example, significant improvements must still be made. But if no change in use is planned - as was the case at Bainbridge House - the building shouldn't have to meet the rigorous standards imposed on new construction. Of course, all new buildings will still be required to meet minimum health and safety standards.

Finally, reduced approval cost should also be considered in the community redevelopment areas. With zoning in place that will accommodate all necessary improvements for compliance with development regulations, there will be a reduced need to conduct privately generated rezonings. Site plan approval is also an expensive


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"soft cost". These costs, as well as others are detailed in Appendix 14. Additional costs include hiring a professional to represent the property owner and the minimum six months required to obtain a final determination from the Board of County Commissioners. Finally, impact fees provide an additional burden on "soft costs" for a redevelopment project. These costs are shown in Appendix 15. The County should consider providing a means to offset impact fees, either through an impact fee loan program, or by allowing developers to provide a special analysis which details the reduced impacts from mixed use projects within CRAs. Impact fee "credits" for mixed use projects should follow the criteria noted in Section 5.1 to establish a sound basis for the "credit". Section 5.4 Specific Code Revisions Necessary for Redevelopment The master plan and zoning overlay must be allowed to address those specific zoning code and land development regulations which need to modified from the existing codes and regulations to further the stated purpose and intent of the component community redevelopment plans. The County has provided a mechanism (zoning overlay) to address modifications to these codes and regulations. Chapter 7 1/3 - Martin County Community Redevelopment Agency, specifically dictates that a zoning overlay will be developed for each community redevelopment area. To the extent that the zoning overlay does not address specific code or land development regulations, the existing regulations or code will apply. It is recommended that property owners be offered the option, initially, to develop to either the existing zoning and land development regulations or the new zoning overlay, but not both. The NAC may choose, at some future point to make the zoning overlay mandatory. The zoning overlay may include certain standards which are more restrictive or less restrictive than the underlying zoning and land development regulations. When a property owner elects to develop pursuant to the zoning overlay, then in the event of any conflict, the zoning overlay shall prevail. The following represents specific code revisions necessary to accomplish redevelopment:

A. Review of Development Requests: Article 10.

Once a community redevelopment plan has been adopted by the BCC, property owners will have the option of developing to existing zoning and land development regulations or the zoning overlay regulations (until mandatory compliance is implemented). As part of the review process, the Community Planner, of the Community Development Division, responsible for that particular community redevelopment area, and the NAC shall provide review of the proposed development, to ensure consistency with the community redevelopment plan and the zoning overlay.


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This review shall begin with the Pre-application meeting and continue through the approval process. Prior to the Development Review Committee meeting, the developer shall present the proposal to the NAC for their comment and review. Community Development staff shall prepare a report based on the comments from the NAC and submit them to the Development Review Administrator. All issues relating to the community redevelopment plan and zoning overlay shall be addressed, to the satisfaction of the Community Development Administrator, prior to approval by the County.

B. Permitted Uses:

Uses permitted within any community redevelopment area are controlled by zoning. In general, the uses listed in each redevelopment area's zoning overlay are not intended to limit the possibilities within the redevelopment area, but to remove uses that are clearly not practical or desirable for the area. Except as modified within the specific zoning overlay, all land uses must comply with the district regulations of Article III and individual land development regulations.

1. Vending and food service within public parks and rights-of-way should be permitted within certain guidelines. The guidelines for use of these areas for private business should be developed for each community redevelopment area. 2. Location of walls and fences. Setbacks for walls and fences should be eliminated. Street walls should be allowed along the front property line. 3. Home occupations. Up to two employees not members of the immediate family should be allowed in home occupations, provided no other provision of that regulation is violated; i.e., no retail sales on-site. 4. Parking.

a. Parking should be encouraged to use cross access easements, accessed through an adjoining parking lot or alley provided for that purpose. b. The minimum width at the street of a one way entrance should be no greater than 10'. c. The minimum width at the street of a two way entrance should be no greater than 20'.

This may require additional changes due to the Article 10, revisions currently proceeding through the review process. As an alternative to this method of review, the NAC could play the role of the DRC and approve all minor development within its boundaries, following a technical review by County staff. This would provide more local control, while ensuring that the project is technically feasible


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d. Shared parking should be required. All uses which have established daytime operating hours should be required to share with those businesses with nighttime operating hours. For those uses which overlap, the Growth Management Director may reduce the required number of spaces. e. Shared parking lots should be located no more than 500 feet from the intended use; however, a maximum distance of 1,200' may be allowed under certain circumstances. f. The required number of parking spaces should be reduced by 25% for all commercial uses, with an additional 10% reduction for a vertically mixed project provided the residential portion of the project is guaranteed parking spaces between 5 o'clock pm and 7 o'clock am. Outdoor seating does not count towards required parking calculations.


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5. Property Development.

a. Setbacks should be reduced along the front property line for any commercial or mixed use building / project. Setback averaging along a residential block (the setback is the average of the other setbacks along the block) is recommended. b. Signage should be consistent throughout the area. The NAC should consider addressing sign consistency within their design guidelines. c. Outdoor display of merchandize should be allowed, provided the display does not interfere with the movement of pedestrian or vehicular traffic.

The next Chapter will detail financing mechanisms that are complementary to the above regulatory actions.


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6 FINANCING REDEVELOPMENT


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he redevelopment financing strategy for the CRA is based on leveraging as an investment. The initial strategy begins by targeting public infrastructure projects that will generate private market confidence and investment while

spreading the costs and risks for both the public and private sector by combining funds from direct sources (such as federal, state, local, private sector), from project revenues (land sales, tax increment revenues, income stream from land leases or participation), and bond financing (see Section 6.2 below). The financing strategy utilizes the concept of co-investment (partnerships of public, private, and nonprofit entities) to create private investment multipliers. The purpose is to leverage larger financial commitments by home owners, developers, and banks and to target funds toward gap financing for economic feasibility of specific projects. The financing strategy is based on the following five underlying principles:

1. Project phasing and funding need to coincide with other events and expenditures (coordinate timing with sewer installation, roadway widening, etc.).

2. Utilize the widest possible variety of funding sources to spread the risk

and achieve the greatest leverage of each source. 3. Recover and roll over funds where possible. Programs particularly well

suited to this approach are land acquisition and disposition, residential and commercial rehabilitation loan funds, and home ownership loan assistance.

4. Ensure projects in redevelopment areas receive priority in the County's

Capital Improvements Program and where possible, utilize county staff and equipment for public projects (i.e., design).

5. Develop strategic programs for revenue supported debt which maximizes

leverage factors; i.e., Tax Increment Revenue Bonds.

The objective of this financing strategy is to maintain a stable and growing asset base and build permanent financial strength within the neighborhood. This can be accomplished by emphasizing recoverability of project financing support through the use of a revolving loan and loan guarantee funds to recycle capital for future projects. As a general principle, a public or private redevelopment entity (NAC or CDC) will act as a preferred management agent for assisting in funding in order to encourage an entrepreneurial approach which emphasizes leverage, profitability, and recovery.

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Section 6.2 Summary of Funding Sources Diagram 6.1, identifies the typical funding mechanisms for a CRA.

Source: Martin County Planning and Development Services, 2000

�TTAX INCREMENT FINANCING

TAX INCREMENT REVENUE BONDSDISTRICT FUNDSIMPACT FEESGAS TAXESMUNICIPAL SERVICES BENEFIT UNITREVENUE BONDSREVOLVING LOANSLINES OF CREDITINDUSTRIAL DEVELOPMENT BONDSGRANTSPUBLIC / PRIVATE JOINT FUNDINGUSER FEESREAL ESTATE TRANSFER TAXTAX ABATEMENT

Community Redevelopment Area

Diagram 6.1. TYPICAL FUNDING MECHANISMS FOR CRAs


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The following provides a summary list of potential sources of federal, state, and local government resources that supplement those noted in the diagram above:

1. CDBG to fund housing, neighborhood revitalization, economic development, and commercial revitalization.

2. Private sector funding sources -- tax deductible donations -- for

affordable housing, neighborhood self-help development, park and recreation facilities.

3. In-kind contributions such as: donated management and technical

expertise for job training and business development assistance, contributions of construction materials, loaned construction equipment.

4. Florida Community Contribution Tax Incentive Program --

corporations donating to approved eligible community development projects can receive tax credits for 50% of the value of their donations, applicable both to corporate income tax and insurance premium tax liability owed to the state. Non profits as well as governments can be qualified as sponsors of eligible projects.

5. Working capital loan pools -- could provide support for high risk

neighborhood revitalization program financing -- could involve a consortium of lending institutions with private corporations (and with local government guaranteeing loan repayment).

6. Low Income Housing Investment Tax Credit Program. Mortgage

guarantee revolving fund -- trust fund provides back up security for private mortgage loans. Second mortgage revolving fund subordinated loans to first mortgages issued by conventional lenders.

7. Housing rehabilitation assistance tools -- SHIP, charitable assistance,

CDBG. 8. Economic development assistance -- low cost loans and loan

guarantees for new and rehabilitated commercial facilities, business start up and improvement loans, joint venture equity -- via an ongoing revolving trust.

9. Gas Tax Bond Issue may be pledged to cover eligible project costs. Eligible Projects: Proceeds from the Local Option Gas Tax can be used

by the local government from local or state shared revenue sources, excluding expenditures of bond proceeds, for the following programs: (a) Public transportation operations and maintenance. (b) Roadway and right-of-way maintenance and equipment. (c) Roadway and right-of-way drainage. (d) Street lighting. (e) Traffic signs, traffic engineering, signalization, and pavement


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markings. (f) Bridge maintenance and operation. (g) Debt service and current expenditure for transportation capital projects in the foregoing program areas, including construction or reconstruction of roads.

10. Bond Anticipation Notes (via a "commercial paper" program to cover

project expenses in the short term) can be utilized to "jump start" projects and cover short term activity while Tax Increment Financing (TIF) revenues are accumulating for more efficient bond purposes.

11. Tax Increment Revenue Bonds would be used to retire the short term

debt, using the yearly accumulation of TIF revenues for debt service. 12. Small Cities CDBG Loan Program is a State program which guarantees

notes or other obligations issued by public agencies. Loan guarantees are made for housing, neighborhood revitalization and commercial revitalization projects.

13. State Housing Initiative Partnership (SHIP) is a State program for

funding very low, low, and moderate income housing projects. 14. Single Family Mortgage Revenue Bond (MRB) program is a form of

Municipal Bond issued by the State (or local housing authority) which are "tax exempt". Housing Finance Agencies make loans from the MRB to qualifying buyers whose income is less than 110% of the area's median income and the purchase price is less than 90% of the average home price.

Section 6.3 Tax Increment Finance Program The ability to use tax increment revenues for community redevelopment is authorized by Chapter 163, Part III, Florida Statutes. Under Chapter 163, Part III, a county can designate an area known as the "redevelopment area." Furthermore, the county can "freeze" the assessed valuation of the area commencing with the certified tax rolls as of a specified date, identified as the base year, in order to derive tax increment revenues. Such revenues must be used by the CRA to pay for approved projects within the redevelopment area, either on a pay-as-you-go basis or as security for bonds, the proceeds of which must be used for such lawful purposes as described in Chapter 163, Part III, 3, Florida Statutes. Diagram 6.2, shows how tax increment finance (TIF) revenues accrue over time from ad valorem taxes in an identified CRA area.


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Assessed Property

Value

Diagram 6.2. FOLLOWING A TIF DISTRICT OVER TIME

Source: Financing Economic Development, 1990Year

Decreasing assessed value of property in

district

-3 0 2 5 10 20

TIF plan is enacted

Increase in assessed value dueto TIF implementation

Captured assessed

value

Tax Increment Base Value

Property values, leading up to the time TIF is enacted are decreasing, as physical conditions in slum or blighted areas deteriorate over time. The ad valorem taxes generated over any given time equal the millage rate multiplied by the taxable value (Florida Statutes requires use of taxable rather than assessed values) of property at a particular time, identified as the base year. Taxes generated by these properties will decline as the taxable value declines. This is a very common reason for using tax increment financing as a method of financing redevelopment. Using TIF, the taxable value of a property within a redevelopment area is established at a base year (Year -0-). From this point on, the difference between the base year (flat line) taxable value and the current taxable value (ascending line) serves as the reference point from which to determine the tax "increment". As redevelopment proceeds, the actual taxable valuation within the redevelopment area increases (ascending line). The ad valorem taxes generated by this increase in taxable valuation over the base rear valuation are known as increments. These tax increments are


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deposited into a redevelopment trust fund to pay for redevelopment projects or repay indeptedness. Calculating increment revenue is straight forward, when the following formula is used:

TI = r 5 (c - b ) 5 0.95 Where: TI = tax increment revenues r = millage rate in current year (assumed) c = current year's taxable valuation of taxable property in redevelopment

area

b = base year taxable valuation of taxable property in redevelopment area 0.95 = maximum percentage of tax increment allowed by Florida Statute (minimum is 0.50)

For example, if a CRA's taxable valuation was 10 million in the base year 2000, then rose to 15 million in 2001, and the millage rate was 5 mills, then:

TI = ($15,000,000 - $10,000,000) 5 0.95 5 0.005 = $23,750

Thus, in 2001, the tax increment deposited into the trust fund would be $23,750. If the BCC chooses to use TIF, but at the lowest percentage allowed by Chapter 163, Part III, Florida Statutes (50 percent), the increment generated would look like this:

TI = ($15,000,000 - $10,000,000) 5 0.50 5 0.005 = $12,500 The TIF contribution for each year is computed by subtracting the base year's taxable valuation from the current year's taxable valuation. The resulting amount is then multiplied by the county operating millage rates. The county may designate the percentage amount to be collected and/or the percentage to be levied by the county as the Tax Increment Revenues available to the Agency. Although TIF seems like a complicated financing mechanism, it is very useful to CRAs. It allows them to provide many "front-end" costs associated with redevelopment; such as installing utilities, constructing/reconstructing streets, and working with CDCs to provide affordable housing. Increments should not expected for several years, however; while the property values, due to improvements, begin to rise. It must be noted that not all CRAs experience a rise in assessed valuation. The strength of TIF is its flexibility. TIF can be applied to any designated community redevelopment area and used in conjunction with other financing programs. Since Florida Statutes allows issuance of revenue bonds (using TIF revenues to repay the bonds), many projects can be financed "up front" rather than waiting to finance the project on a "pay-as-you-go" basis. TIF is also a very popular method of funding CRA projects (based on a 1997 survey by Destin, Florida, and a 1999 survey by Cocoa


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Beach, Florida, 16 of 19 cities that have a CRA use TIF, three did not; of these, two used general funds). It is often noted that TIF takes money from the general fund and uses it in special areas of the county. While the latter is true, the increments are spent in designated areas, the general fund continues to receive the same amount of ad valorem taxes from all taxing districts in the designated areas, as if the TIF had not been established (plus, as discussed below, five percent from the increased value). Special taxing districts may be exempt from tax increments, if they meet criteria established in F.S., Chapter 163.387

Table 6.1, provides an example using the existing Jensen Beach Community Redevelopment Area:


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Table 6.1. Tax Increment Example- Jensen Beach Community Redevelopment Area

(1) Existing conditions (1998 values and millage) base year (assumed) Area taxable value base year = $9,714,157 Millage rate = 0.005486 Taxes generated = $53,291 to general fund (2) TIF established (1999 values and millage) @ 95% TIF collection level CRA taxable value = $10,509,715 Millage rate = 0.005554 Taxes generated on base value ($9,714,157) = $53,952 Taxes generated on increased value ($795,558 x 0.05 x 0.005554) = $220

Total taxes generated less TIF = $54,172 to general fund TIF increments: ($795,558 x 0.95 x 0.005554) = $ 4,197 to CRA trust fund (3) TIF established (1999 values and millage) @ 50% TIF collection level CRA taxable value = $10,509,715 Millage rate = 0.005554 Taxes generated on base value ($9,714,157) = $53,952 Taxes generated on increased value ($795,558 x 0.5 x 0.005554) = $ 2,209

Total taxes generated less TIF = $53,161 to general fund TIF increments: ($795,558x 0.5 x 0.005554) = $ 2,209 to CRA trust fund Source: Martin County Property Appraiser, Martin County Planning & Development Services, 2000

In theory, if redevelopment did not occur in these areas, the county would receive less ad valorem tax revenue from these properties over time, because their assessed value compared to other areas of the county would stagnate or decline. Since the CRA is not expected to have an immediate funding source, even if TIF is used, it is advised that the BCC provide start-up funds to the CRA. But the funding must be enough to provide immediate results. The funding necessary for each community redevelopment area should be determined after the individual community redevelopment plans are completed. If the BCC chooses to fund the CRA using TIF, the trust fund is set up after the adoption of the community redevelopment plan. As a County, one trust fund is set up which includes separate accounts for the individual community redevelopment areas. Finally, it should be noted that any money loaned by the BCC to the CRA can be paid back at a future date. Section 6.4 Community Redevelopment Area Project Evaluation and the Capital Improvements Program In l985 and l986 the Florida Legislature significantly strengthened the requirements for county and city comprehensive plans. One of the provisions of the Local Government Comprehensive Planning and Land Development Regulation Act is the requirement that the comprehensive plan must contain a capital improvement element to "... consider the need for and location of public facilities ..." [Section l63.3177(3), Florida Statutes].


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The Capital Improvements Element (CIE) is intended to identify public facilities that will be required to accommodate the County's projected population during the next five or more years, including the cost of the facilities, and the sources of revenue that will be used to fund the facilities. One of the specific requirements of the growth management legislation is that the public facilities that are contained in the CIE must be based on "standards to ensure the availability of public facilities and the adequacy of those facilities, including acceptable levels of service." The administrative regulation that implements the statutes defines the phrase "level of service" as "... an indicator of the extent or degree of service provided by ... a facility based on and related to the operational characteristics of the facility. Level of service shall indicate the capacity per unit of demand for each public facility." [Section 9J-5.003(41), Florida Administrative Code]. In other words, the public facilities in the CIE are to be based on quantifiable, objective measures of service, such as gallons of water per customer, or acres of park per capita. All proposed projects in adopted community redevelopment plans will meet the requirements of the Capital Improvements Element of the CGMP, in particular, Goal A, Objective 1, Policy j, if applicable.

Section 6.5 Community Redevelopment Area Economic Action Program The purpose of the economic action program is to provide professional expertise and financial incentives for private property improvement during the implementation of redevelopment activities identified in the community redevelopment plans (redevelopment plans) for each community redevelopment area (redevelopment areas). The financial commitment by the CRA will act as a catalyst in achieving the vision expressed by the individual neighborhoods. These programs do not exist today and therefore, are not funded. These programs are by no means the only ones available to the County. Implementation will take time, but the following programs have been selected because of their effectiveness in achieving redevelopment in declining areas in other jurisdictions (it should be noted that an individual applicant may apply for more than one program, if eligible). It should also be noted that the costs associated with each program are eligible for reimbursement by the CRA to the County. Finally, it is anticipated that tax increments will eventually supplant the other funding sources identified as general funds or district funds; reimbursement to the general fund or a district fund will be possible.

It is important that County staff coordinate the improvements in the community redevelopment plans, with the plans and policies of other County departments, and regional agencies; i.e., Metropolitan Planning Organization, to the best of their ability. Caution should be given to this coordination, such that the vision of the neighborhoods does not take a secondary role in the planning objectives of the other groups. Each plan, whether for redevelopment or transportation, is a tool and should not be the end result of the process. However, based on the overwhelming desire to direct development; and therefore, redevelopment, to the County's Primary Urban Service District, emphasis on implementing the neighborhood vision should be paramount. It is recommended that County projects within CRAs be given a greater weight when determining inclusion in the CIE and CIP.


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1. Professional Staff Assistance Initial investment: existing staff Source: General Fund This is currently being accomplished with existing staff in the Community Development Division of the Planning and Development Services Department. The staff currently provides the following services: prepares agendas and minutes for the Neighborhood Advisory Committees (NACs); administration of the County's SHIP program; and provides code enforcement within the community redevelopment area; staff support to the CRA. Additional duties may include assistance with grant proposal preparation, implementation of community redevelopment area grant programs identified by the CRA, and may include coordination of NAC activities, coordination of local financial institutions regarding loan pools, marketing the community redevelopment area Economic Action Program (creating brochures, working with the Business Development Board) and will work with property owners and landlords regarding community redevelopment area programs and projects. 2. Tax Increment Financing Initial investment: none Source: Ad Valorem As noted in Section 6.3, Tax Increment Financing (TIF) is a mechanism used widely as a way to pay for redevelopment projects either on a pay-as-you-go basis (using accumulated TIF dollars to fund projects), or by issuing tax increment revenue bonds (repayment of the bonds comes from TIF proceeds). Once a community redevelopment plan has been approved by the BCC, the County can, by Statute, establish the appropriate trust fund. Typically only one trust funds is established, with each redevelopment area assigned an account in the fund. Since each area will be "tagged" (individual parcels identified) by the Property Appraiser, a separate certification of taxable values will be provided for each area. This will allow a calculation of TIF for the individual community redevelopment areas. 3. Neighborhood Matching Grant Program Initial investment: $40,000 (will provide a potential of $10,000 to each community redevelopment area) Source: General Fund / Trust Fund Initial funding for this program should also come from the County until TIF revenues are large enough to sustain the program. A similar program has worked very effectively in Seattle, whose program has been in place for nearly ten years. It provides matching funds, up to $10,000 for neighborhood-based


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projects that can be completed in six months or less. The Seattle program distributes over $1.5 million annually for neighborhood conceived and controlled development / redevelopment efforts. The money is distributed on a competitive basis and places the planning and implementation of the project on the neighborhood. This fits well within the scope of the community redevelopment areas' community redevelopment plans. Included in Appendix 9, are brief descriptions of two programs that use small grants effectively - Seattle, Washington, and San Antonio, Texas. This type of program can be used in any neighborhood whether a CRA target neighborhood or not. However, since the community redevelopment areas will have community redevelopment plans that identify small "Quick Victory" projects that fit this type of grant program, it would be appropriate to concentrate the County's efforts in these areas. Detailed application requirements are provided in Appendix 10. Included in the application requirements are:

- Eligibility criteria - Maximum grant amounts - Grant approval process - Eligible activities - Repayment requirements

4. Business Assistance Loan Program Initial investment: $50,000 Source: General Fund / Trust Fund This program can be used as a loan program or as a out-right grant to property owners for storefront improvements. Initial funding for this program should also come from the County, until TIF revenues are large enough to sustain the program. An initial contribution of $50,000 will provide small loans/grants for businesses looking to improve their facade, signage, exterior paint, awnings, and windows. Eventually, it is anticipated that the program will be managed by Community Development Corporations (CDCs) established in each community redevelopment area, in conjunction with a local lending consortium. Detailed application requirements are included in Appendix 11. Included in the application requirements are:

- Owner eligibility criteria - Maximum loan amounts - Loan approval process - Eligible activities - Repayment requirements

5. Business Incentive Grant Program


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Initial investment: $100,000 Source: General Fund / Trust Fund This program offers qualified applicants the opportunity to receive cash incentives for relocating or expanding businesses in community redevelopment areas. Incentives range from $500 to $2,000 for each full-time, permanent job created, up to a maximum of $50,000 per award. The initial investment should come from the County's District or General funds, until TIF proceeds reach a sustainable level. The range of financial incentive will be determined by the number of jobs, location in or near a designated community redevelopment area, sustainability of business, funding availability, wage levels, type of business establishment, and other pertinent factors. There is no automatic grant of maximum funds. The company must be financially sound and provide an economic impact analysis that demonstrates a significant contribution to the local economy, including the indirect spin-off jobs created. (See Appendix 12 for proposed application and program requirements) 6. Impact Fee Loan Program Initial investment: $100,000 Source: General Fund / Trust Fund This program offers housing and commercial construction impact fee loans to projects locating in designated community redevelopment areas. Loans are initially assumed by the developer and could become second mortgages to the property owner. Loans are repaid over 10 years with market rate interest. Detailed application requirements will be developed upon adoption of this plan and approval of funding. Included in the application requirements will be:

- Owner eligibility criteria - Maximum loan amounts - Loan approval process - Eligible activities - Repayment requirements

7. Temporary Tax Abatement Initial investment: none Source: ad valorem Tax abatement would require a referendum by the voters. Eligible businesses can receive a temporary tax abatement, up to five (5) years for establishing new or expanding businesses (only value of new construction will receive abatement) in designated community redevelopment areas. Detailed application requirements will be developed upon adoption of this plan. Included in the application requirements will be:


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- Owner eligibility criteria - Maximum abatement time limits - Abatement approval process - Eligible activities - Repayment requirements

8. Dedicated SHIP Funds to community redevelopment areas Initial investment: $250,000 Source: SHIP This provides for the targeted use of county SHIP funds to designated community redevelopment areas. The initial investment represents approximately 20% of current SHIP funding. If programed funds are not used in the community redevelopment areas, the money is freed up to be used countywide. Appendix 6, provides detailed guidelines on the current SHIP program.

Section 6.6 Project Eligibility for Expenditure of Public Funds In order to ensure the productive use of scarce public resources, both financial and physical, it is important to identify projects that will accomplish the goals of redevelopment. One way of achieving this is by establishing eligibility guidelines for projects that use public funds (TIF, district funds, ad valorem taxes). By ensuring the proposed projects meet eligibility guidelines, the county is warranting that projects funded with public money will result in a significantly enhanced tax base or create a substantial improvement to the housing stock of the community redevelopment area. Each proposed project; e.g., neighborhood matching grant program, other than those that will already have been approved through the Capital Improvements Program (CIP) process; i.e., road projects, will be subject to review for eligibility and ranking by Growth Management staff, and a final ranking and recommendation will be conducted by the proposed Countywide CRA Advisory Committee (CRAAC), prior to CRA approval. New projects that meet the criteria of a capital improvement, will be required to go through the CIP process. The NAC will provide the necessary background information and recommendation for each proposed project, which will then be reviewed by county staff. If additional information is needed, staff will request the information from the NAC. Once all necessary information is compiled, staff will transmit the proposal to the CRAAC for their review and recommendation of approval or denial to the CRA. The CRA Project Eligibility Guidelines are included in Appendix 7 . Included in Appendix 13, are the projects identified in the county's Capital Improvement Program. These are projects within the CRA community redevelopment areas and are either funded, or identified but not funded. Also included are community redevelopment area projects in the Florida Department of Transportation Five Year Work Program that are scheduled for construction.


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7 CONCLUSIONS /data/pds/rfranke.mis/cragraphics/treasurecoast.pic.ag: No such file or directory

edevelopment in unincorporated Martin County is a relatively new process. It has gained acceptance because of the County's commitment to sustainable development patterns. It is the intention of this Plan to present an approach to

redevelopment that maintains consistency with the County's CGMP and 2020 Vision Plan. The key to creating redevelopment plans for Martin County communities is for the plans to contain sustainable visions. Without the continued support of the residents, the neighborhoods will quickly find themselves at a dead end. Community involvement must go beyond support for public projects.

R


3

The support from the community must also come from the private businesses most likely to impact the residents of a neighborhood. The need for a public/private partnership in redeveloping our older sections of the County cannot be overstated. This partnership must address both the physical and social factors that currently exist. The main goal for this partnership is first, one of stabilization and second, social and physical improvement of the targeted neighborhoods. The driving force behind redevelopment must also a combination of public and private resources, not only monetary but more importantly, personal. The vision established by the residents and supported by the politicians must be a common one. This is an essential element of successful redevelopment. People are very resourceful, if given the opportunity and provided guidance. The County must provide the opportunity for the local community initiative to grow, so that the common vision is attained. It must be stated that the ultimate funding solution for redevelopment is the one that works. There are many types of programs to fund redevelopment, and often times it will take many years to determine the best combination of funding programs for a particular area. This Plan, based on sound planning and community involvement, creates the opportunity to nurture the local redevelopment initiative. The County's role, as envisioned in the Statutes, is as a catalyst for private investment. The residents' role is both to nurture private investment (to capitalize on the opportunity presented by public expenditures), and to provide additional support for programs that further the vision, such as marketing seminars for local businesses, or neighborhood clean-up. The County's success will depend on its ability to utilize or develop the five essential elements of redevelopment: public involvement, the quality of the built environment, neighborhood centered activities, political process, and an economic element. The leaders of our communities must be willing to "step out-of-the-box", beyond the current paradigms of program/project development, and embrace a redevelopment program that is developed by the residents; a redevelopment program that provides the foundation for revitalizing the County's older neighborhoods.


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APPENDICES



2


3

APPENDIX 1. Martin County Resolution # 97-6.11


4

APPENDIX 2. Martin County Ordinance # 517


5

APPENDIX 3. Martin County Small Area Planning Status Report


6

APPENDIX 4. Martin County Vision 2020 Brochure

TO BE DISTRIBUTED AT A LATER DATE


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APPENDIX 5. Community Redevelopment Agency Advisory Committee Duties and Responsibilities

CURRENTLY BEING DEVELOPED


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APPENDIX 6. Martin County SHIP Application


9

APPENDIX 7. Martin County Community Redevelopment Project Eligibility Guidelines


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PROJECT ELIGIBILITY GUIDELINGS CRA funded projects are required to meet a series of eligibility guidelines, the purpose of which is to focus the expenditure of CRA dollars on economic enhancement and affordable housing projects. The guidelines are based on a 100 point system. 75 points are required for project approval. An additional 10 bonus points may be awarded. Each project must contain an identified time frame for completion and an operation and maintenance impact plan. The Community Redevelopment Advisory Committee will score each proposal and recommend approval or denial to the MC-CRA Board. Below is a brief description of each of the guidelines. 1. Does the project enhance the tax base? 15 points M

communities can be used as part of an analysis of the impact upon the tax base. 2. Does the project concentrate improvements which complement existing projects

and/or are contiguous to existing projects? 15 points Concentrated improvements are focused in a definable target area. New projects which may be introduced are

also within a target area, so they will complement the existing projects. 3. Do the benefits created by the project have communitywide impact? 15 points Visibility is one way to define communitywide impact. Another way to assess communitywide impact is by jobs

and other spin-off benefits. For example, if a major chain establishment wishes TIF assistance to construct a new restaurant, even if it is located in an area which is not highly visible, the communitywide benefit may be significant.

4. Does the project help retain an economically viable businesses and/or help a new

business start? 15 points One pote

private developers at below-market terms to encourage the infill. 5. Does the project leverage private or other non-ad valorem funds? 15 points Leveraging is perhaps the most measurable of all the guidelines. It relates to how many dollars of improvements

can be generated by the expenditure of each TiF dollar. The higher the leverage ratio, the higher the number of points.

6. Does the project reduce or eliminate undesirable and incompatible land uses or

measurably reduce code enforcement violations? 10 points Many projects which are evaluated will receive few or zero points in this category. Eligible examples include

demolition of unsafe structures or improvements to dilapidated properties. 7. Does the project increase the affordable housing units in the target area? 20 points Increasing affordable housing units in the target areas is a goal of the MC-CRA. This guideline is usually

coupled with #3, #5 and #6 to produce the desired impact.


8. Does the project provide needed infrastructure? 5 points This guideline will probably be the most frequently applied to the maximum extent. The key here is the word "needed".

Some infrastructure improvements may be desirable, but may not be actually needed. Bonus Points 10 points Bonus points can be awarded for outstanding, innovative projects, such as those which significantly increase jobs.

implement an adopted Small Area Plan, or have identified a non-ad valorem funding source, and included an operation and maintenance plan.


APPENDIX 8. Zoning Overlay Work Plan


APPENDIX 9. Seattle and San Antonio Small Grant Programs


APPENDIX 10. Neighborhood Matching Grant Requirements CURRENTLY NOT FUNDED BY BOARD


MARTIN COUNTY COMMUNITY REDEVELOPMENT AGENCY

NEIGHBORHOOD MATCHING FUND PROGRAM APPLICATION GUIDELINES The Martin County CRA offers a Neighborhood Matching Fund program to qualified neighborhood organizations in designated redevelopment areas. The CRA will provide a cash match to the community's contribution of volunteer labor, materials, professional services, or cash. Through a competitive process, qualifying neighborhood organizations are awarded funds for specific activities to benefit one or more neighborhoods in redevelopment areas. *Note: Subject To Availability Of Funds. P WHO CAN APPLY:

P Applications to the Neighborhood Matching Fund are accepted from neighborhood organizations of resident, businesses or a combination of both. A neighborhood organization is one with a majority of its members residing or operating a business in a commonly recognized neighborhood from within a redevelopment area. Applications are also accepted from community-based organizations that advocate for the interests of the people within a redevelopment area.

P Applicant organizations are expected to utilize open, democratic principles in forming its membership and

making decisions. The Neighborhood Matching Fund recognizes project steering committees as applicants, as well. These steering committees are set up for the purpose of conducting the project. Neighborhood members must lead the committees and be a majority of the committees in order to be eligible to apply. However, steering committees should be broadly inclusive as possible and could include representatives from organizations outside of the neighborhood, but related to the project in some capacity.

P The project must be located within a redevelopment area. The redevelopment areas include Jensen Beach, Port Salerno, Hobe Sound, Rio. The following areas are under consideration: Golden Gate, Palm City, and Indiantown.

♦ Jensen Beach: from SR 732 (Jensen Beach Causeway) southward to Ocean Breeze

Park town limits (along Indian River shoreline) and westward to FEC RR tracks. ♦ Port Salerno: Manatee Pocket westward to US 1; Manatee Creek northward to St. Lucie

Blvd. ♦ Hobe Sound: Darhlys Street southward to A-1-A and US 1 intersection; A-1-A westward

to Banner Lake Subdivision; east and west sides of US 1 from Darhlys Street southward to Bridge Road.

♦ Rio: St. Lucie River northward to Savannah Road; Savannah Road eastward to Langford

Park. P Awards are not made to individuals, single businesses, institutions, religious organizations, government

agencies, or political groups. In addition, countywide groups, colleges, city or county departments, newspapers, state and national foundations, and fraternal organizations are also excluded from funding. Finally, organizations that have failed to complete projects funded in either of the past two preceding years are not eligible to apply.

P TYPES OF PROJECTS FUNDED:

♦ To receive support, the project must: ♦ Provide a neighborhood benefit, resulting in a product that benefits a neighborhood. ♦ Be completed within six (6) months for physical improvements and twelve (12) months for

program activities.


♦ Require $10,000 or less from the Grant program. ♦ Involve neighborhood people in the planning and implementation of the project; it must

emphasize neighborhood self-help. ♦ Be a neighborhood planning project, neighborhood organizing project, neighborhood

improvement project, or a public school partnership project.

♦ Neighborhood Planning and/or Design Project:

♦ Produce a plan, design, or report outlining specific actions that will guide future activity or changes in your neighborhood.

1. Describe how your organization will implement your plan or address your findings. 2. If there are other neighborhood plans for your neighborhood, explain how your plan will

complement this plan. 3. If your project is a physical improvement plan or design, provide proof of property owner's

permission to make the proposed improvement.

♦ Neighborhood Organizing Project:

♦ Create, diversify, or enlarge the membership of a multi-issue neighborhood organization in a low-income neighborhood.

1. Identify the geographic boundaries of your proposed project and provide data proving the

neighborhood is predominantly low-income. If the boundaries are larger than the CRA boundary, please include specific data on the population outside the CRA boundary.

2. Tell us if your projects expands an existing group or creates a new one. If expanding, what is your target population and why; if new, who will you be including?

3. Describe the types of organizations that already exist in your neighborhood. How will/is yours be different?

♦ Neighborhood organizing projects have their own special requirements.

♦ The organizing work must include out reach to all parts of the neighborhood, including

household with very low and low-income residents. ♦ A specific organizing strategy must be proposed that will expand and diversify the

organization, as well as a description of the kind of activities and issues that may be addressed by the expanded group.

♦ Successful applicants for neighborhood organizing awards may be eligible for annual awards over a three year period, with each successive year, one half the amount of the previous year.

♦ Neighborhood Physical Improvement Project:

♦ Build or enhance a tangible (physical) improvement in your neighborhood.

1. Provide proof of property owner's permission to construct your proposed project. 2. Include information on how the improvement will be maintained. 3. Include survey of area where improvement will be made. If survey is to be part of the

neighborhood match, please provide commitment letter from a licensed surveyor. ♦ Neighborhood Non-physical Improvement Project:

♦ This could include a one-time event, such as a festival or celebration, training session or

educational campaign, computer literacy project, or community workshop.


1. Provide the start date, end date, and location of the proposed project. 2. Provide proof of the property owner's permission to use the property for your project.

P PROJECTS NOT ELIGIBLE FOR FUNDING:

P Projects that duplicate an existing public or private program. P Projects that are ongoing services or that request funding primarily to support ongoing operating budgets. P Projects that conflict with any existing County plan, program, or policy. P Expenditures prior to award.

P NEIGHBORHOOD MATCH REQUIREMENTS:

P For a Neighborhood Planning, Design, or Organizing you must provide a $1 to $2 match or one half match. For example, if you request $2,000, your application must prove that you can provide a match of $1,000 or more.

P For a Neighborhood Improvement (either physical or non-physical) you must provide a $1 to $1 match.

For example, if you request $2,000, your application must prove that you can provide a match of $2,000 or more.

P NEIGHBORHOOD MATCH - ELIGIBLE COMPONENTS:

P Your match may include any of the following components.

♦ Volunteer labor valued at $10 per hour. Volunteer hours are also called "in-kind" match. ♦ Donated professional services or skilled labor will be valued at the "reasonable and customary"

rate, but no less than $10 per hour. ♦ Donated materials or supplies such as art materials, office supplies or equipment, lumber, or trees.

Such donations are also called "in-kind" match. ♦ Cash that you have "in-hand" such as dues paid to be used for your project, or cash collected

specifically for this project. Also included is funds raised during the course of your project or funds from foundations other entities. Funds from other County departments are not an eligible match.

P YOUR MATCH - PROVE YOU'VE GOT IT:

P To make your application competitive, you must demonstrate that your community is ready to go. Review

the following list to help document that you can match your request. Other documents may be reviewed by staff prior to application to determine appropriateness of documentation.

1. Volunteer time.

♦ Sign-up forms showing names, addresses (include zip codes that tell us the volunteers are from your community), phone numbers, number of hours each is willing to donate, and the type of labor.

♦ Phone log showing the same info as above, plus when you signed them up over the phone. ♦ Pledge letters from individuals or companies explaining what they plan on donating.


♦ Pledge letters from community council chairs, agency volunteer coordinators, etc., stating they will be responsible for rounding up a specific number for a specific number of hours to do specific tasks.

2. Donations of Materials, Supplies, etc.

♦ Pledge letters on company letterhead pledging specific materials, and the retail value of the materials.

♦ Invoice or bid form showing the type of donation and value. 3. Cash Match.

♦ Fundraising plan - if your cash is not in-hand by application deadline, provide a detailed fundraising plan, including timeline and methods for raising cash; including how much you expect to raise. If you need to raise a lot of money, include fundraising experience of individuals or organization involved.

♦ Photocopies of bank statements - if you already have the cash in-hand, provide a recent bank statement for the account in which you are holding the funds.

♦ Photocopies of checks - this is a good way to show both that you have the money in-hand and how many people have donated.

♦ Photocopies of commitment letters - if your project has been granted or promised funding you can provide letters of commitment from the donors or funders on their letterhead.

P NEIGHBORHOOD MATCH - REQUIREMENTS:

P Your match components must be appropriate to the goals of your project. P Your match must be expended during the life of the project - neither before an award nor after the

contract has ended. The one exception is the Neighborhood Organizing project which may be eligible for three year funding (see page 2).

P At least 25% of the required match must come from the neighborhood, as opposed to outside funders, the

School District, or other governmental agencies. P Assistance from County staff cannot count towards your match. P Time spent preparing the application cannot count toward your match. P Professionals who donate their time cannot also receive compensation from the award money.

P FISCAL SPONSOR:

P The expenditure of government funds is always subject to public accountability. The Neighborhood Matching Fund program must be able to prove to the public that benefit was derived from your use of public funds. You will need a person to handle and account for your award and any cash you've raised as part of your match. Your organization may be able to act as its own fiscal sponsor or you may select another group to act as your fiscal sponsor. Usually fiscal sponsorship arrangements are made with a non-profit organization. Your project's fiscal sponsor can either charge you for the service or donate time as neighborhood in-kind match. The cost of the fiscal sponsor services can be included as match.

P APPLICATION, PROGRAM ADMINISTRATION, AND APPROVAL PROCESS:


P The Martin County CRA administers the Neighborhood Matching Funds program. Applications should be submitted to the CRA staff. An initial review will be conducted at the staff level, with input from the Local Neighborhood Advisory Committee of the respective redevelopment area.

P The Community Redevelopment Advisory Committee will review the application using the CRA's adopted

project eligibility guidelines. A minimum score of 75 points is required for approval. Final approval will be awarded by the Community Redevelopment Agency (County Commission).

P A performance agreement will be signed by the Organization. The Organization receiving the award will

submit expenses for reimbursement. These vouchered expenses will be approved as shown above. P USE OF FUNDS IN CONJUNCTION WITH OTHER MARTIN COUNTY INCENTIVES:

P Other programs, which may be established from time to time, may also be utilized in conjunction with the Neighborhood Matching Funds program. These include the CRA's Storefront Grant Assistance program, CDBG funds, and others, if all eligibility requirements are met. These funds cannot; however, be considered as part of the organizations cash match.

P SELECTION CRITERIA:

P The following selection criteria shall be used to determine funding. Each Neighborhood Advisory Committee will conduct the initial review, with a recommendation to the Community Redevelopment Agency Advisory Committee (CRAAC). The CRAAC will forward their recommendation to the CRA for final action. A minimum score of 70 must be attained to be considered eligible.

Community Benefit: 1. The project proposes a well reasoned approach to a neighborhood problem. 0 to 10 points 2. The project activities will have a positive neighborhood benefit. 0 to 15 points Participation 1. The project includes opportunities to involve neighbors in shaping the neighborhood. 0 to 10 points 2. The project promotes interaction of diverse parts of the neighborhood; e.g., renters/owners,

businesses/residents. 0 to 15 points Proposed Project 1. The proposed project is well planned and ready for implementation. 0 to 15 points 2. The budget is realistic and a reliable representation of the project's expenses, revenue, and

maintenance. 0 to 10 points Match


1. The match is realistic and appropriate to the project. 0 to 15 points 2. The neighborhood match is documented and a minimum of 25% of the total match. 0 to 10 points Total Points: 100 Total Points Minimum for Eligibility: 70


Martin County, Florida Neighborhood Matching Fund Program Project #:______________

2001 APPLICATION Date Received: __________ Submit the original and 4 copies of the application form and attachments to Martin County, Community Development Division, 2401 SE Monterey Road, Stuart, FL 34996 (561) 288-5495. The application and copies must be received by 5:00 p.m. on or before one of the following dates:

May 21, 2001

Project Identification Information Project Name: Briefly describe the project in 50 words or less:

Neighborhood: Commission District:

Project Funding Request Amounts TOTAL Neighborhood Matching Projects Fund award request from the City:$

TOTAL Value of Neighborhood Match (neighborhood's contribution): $

Applicant Contact Information Applicant Organization:

Project Contact Person:

Mailing Address:

Day Phone: Evening Phone: E-Mail Address:

Supplemental Information Is this project referenced in a redevelopment plan (yes/no) (The answers to this question do not affect the award decision)? NO YES

/home/rfranke/logo.ag: No such file or directory


If yes, which plan?

Location:

Does your organization have a current Neighborhood Matching award? NO YES

If yes, what is the project?

The signatory declares that s/he is the elected Chair or President of the applicant organization, assures that a majority of members of the organization's governing board have voted to undertake this project, and assures that any funds received as a result of the application will be used only for purposes set forth herein.

Name (print): Signature:

Address:

Day Phone:


1. Project Information Describe your proposed project. (What do you want to do? Why do you want to do it?)

2. Neighborhood Involvement Demonstrate broad participation by neighborhood residents in your project by providing how you contacted them, how many became involved, and what sectors of your community they represent. Provide specific examples of how they participated in selecting and planning your project and how they will be involved in carrying out the project.

3. Project Budget (see forms on pp 3-4)

It is helpful if you group related items together in your budget. For example, group tools such as hammers with material such as lumber and nails. The budget tables display 4 categories: Materials & Equipment, Personnel, Services, and Construction/Capital. You may have entries for all 4 categories or for just 1 or 2. If you have more line items than the grid provides for, use another sheet of paper.


BUDGET FOR SUPPLIES & MATERIALS Items such as street trees, lumber, postage, photocopies, permits, insurance.

Donated or in-kind materials and things can be included here. A B C D E F

Item Description

TOTAL COST

City's Matching

Fund Dollars

Neighborhood In-Kind (Donated Things)

Neighborhood Cash Match

Other Sources not Counted as

Match

Subtotal Supplies & Materials

BUDGET FOR PERSONNEL People you hire, supervise, and pay, OR volunteers such as project coordinator, fiscal sponsor, secretary.

A volunteer group with project oversight such as a steering committee or planning group. A B C D E F

Item Description

TOTAL COST

City's Matching

Fund Dollars

Neighborhood In-Kind

(Donated Time)


Other Sources not Counted as

Match

Subtotal Personnel


BUDGET FOR SERVICES Tasks you contract out to professionals such as landscape architect for a design or consultant to train board members.

Professional services can also be donated volunteer time. A B C D E F

Item Description

TOTAL COST

City's Matching

Fund Dollars


(Donated Time & Services)


Other Sources

not Counted as Match

Subtotal Services

BUDGET FOR CAPITAL

Often a comprehensive package to construct a physical improvement for which you will solicit bids Items such as labor, heavy equipment, and construction materials to, for example, install a traffic circle.

This may include volunteer time and/or donated (in-kind) things. A B C D E F

Item Description

TOTAL COST

City's Matching

Fund Dollars


(Donated Construction

Package)


Other Sources

not Counted as Match

Subtotal Capital

BUDGET GRAND TOTALS


4. Workplan • List in chronological order specific steps you will take to complete this project. • Next to each step, identify who will be responsible for carrying out the step or activity • Estimate the date the step will be completed (month and year).

A. Step/Activity B. Responsible Person/Group C. Date Done

5. Project Type

Refer back to the Application Guidelines and find your project type in the section titled ``Eligible Projects4 Types.'' Enter your project type here and answer the questions posed in the ``Eligible Projects'' section in the Guidelines.


6. Attachments Attached documents should demonstrate that your match is in place, your project is well planned and ready to go, and your community supports your proposed project.

• Attach documentation of in-kind match (labor and items) and cash match, as appropriate. • Attach documentation of community support for the proposed project. • Attach copies of map, site plans, and/or construction drawings, as appropriate. • If there is anything else a reviewer should know about your proposed project, you may attach a brief

narrative. • All attachments should be 8-1/2'' x 11'', front side only.

7. IF THE APPLICANT ORGANIZATION HAS NEVER APPLIED BEFORE for a Neighborhood

Matching Fund award: Please describe your organization: number of members, geographic boundaries, mission, membership policy, accomplishments (use additional sheets, if necessary).

8. Fiscal Sponsor (Optional information, not required at time of submitting application.) Fiscal Sponsor Organization (if different than applicant organization; if known at this time) Fiscal Sponsor Contact Person Fiscal Sponsor Organization's Federal Tax ID

Number Mailing Address Zip Code Day Phone Evening Phone E-mail Address


Appendix 11. Business Assistance Grant Program

TO BE DEVELOPED UPON BOARD APPROVAL


Appendix 12. Business Incentive Grant Program Application and Requirements

NOT CURRENTLY FUNDED BY BOARD


MARTIN COUNTY COMMUNITY REDEVELOPMENT AGENCY BUSINESS INCENTIVES PROGRAM

THE MARTIN COUNTY CRA OFFERS A BUSINESS INCENTIVE PROGRAM TO QUALIFIED APPLICANTS IN DESIGNATED REDEVELOPMENT AREAS. ADDITIONAL INCENTIVES ARE OFFERED FOR RELOCATING TO A DESIGNATED REDEVELOPMENT AREA. THE CRA WILL PROVIDE A CASH INCENTIVE FOR RELOCATING OR EXPANDING COMPANIES. INCENTIVES FROM $200 TO $2,000 FOR EACH FULL-TIME, PERMANENT JOB CREATED UP TO $ 100,000 MAXIMUM PER AWARD MAY BE GRANTED TO ELIGIBLE COMPANIES IN A DESIGNATED REDEVELOPMENT AREA. *NOTE: SUBJECT TO AVAILABILITY OF FUNDS. CRITERIA P THE COMPANY MUST CREATE AT LEAST 5 FULL-TIME, PERMANENT JOBS WITHIN TWELVE

MONTHS IN SELECTED RETAIL AND SERVICE OPERATIONS, MANUFACTURING, WAREHOUSE & DISTRIBUTION, RESEARCH AND DEVELOPMENT, CALL CENTERS AND BUSINESS SERVICES, OR CORPORATE OR REGIONAL HEADQUARTERS. NOTE: SELECTED RETAIL AND SERVICE OPERATIONS ARE THOSE WHICH ARE REFERENCED AS DESIRABLE TO THE COMMUNITY IN THE ADOPTED COMMUNITY REDEVELOPMENT PLAN / ZONING OVERLAY FOR EACH AREA. IF A COMMUNITY REDEVELOPMENT PLAN HAS NOT BEEN ADOPTED FOR THE AREA YOU ARE CONSIDERING, A DECISION ON DESIRABILITY WILL BE MADE BY THE CRA STAFF, THE LOCAL NEIGHBORHOOD ADVISORY COMMITTEE, THE COMMUNITY REDEVELOPMENT ADVISORY COMMITTEE, AND THE CRA BOARD.

P IF NEW CONSTRUCTION OR EXTERIOR BUILDING IMPROVEMENTS ARE MADE, THE

COMPANY MUST AGREE TO ADHERE TO THE DESIGN GUIDELINES FOR EACH SPECIFIC REDEVELOPMENT AREA, IF THEY ARE IN PLACE.

P THE COMPANY MUST LOCATE WITHIN A REDEVELOPMENT AREA. THE AREAS INCLUDE

JENSEN BEACH, PORT SALERNO, HOBE SOUND, AND RIO . P HIGHER INCENTIVES (UP TO THE MAXIMUM $2,000) ARE AVAILABLE FOR COMPANIES

CHOOSING TO LOCATE IN DESIGNATED REDEVELOPMENT TARGET AREAS (EXPANSIONS TO EXISTING BUSINESSES MAY RECEIVE LESS). TARGET AREAS INCLUDE (GENERAL DESCRIPTIONS ONLY):

♦ JENSEN BEACH: FROM SR 732 (JENSEN BEACH CAUSEWAY)

SOUTHWARD TO OCEAN BREEZE PARK TOWN LIMITS (ALONG INDIAN RIVER SHORELINE) AND WESTWARD TO FEC RR TRACKS.

♦ PORT SALERNO: MANATEE POCKET WESTWARD TO US 1; MANATEE

CREEK NORTHWARD TO ST. LUCIE BLVD. ♦ HOBE SOUND: DARHLYS STREET SOUTHWARD TO A-1-A AND US 1

INTERSECTION; A-1-A WESTWARD TO BANNER LAKE SUBDIVISION; EAST AND WEST SIDES OF US 1 FROM DARHLYS STREET SOUTHWARD TO BRIDGE ROAD.

♦ RIO: ST. LUCIE RIVER NORTHWARD TO SAVANNAH ROAD; SAVANNAH

ROAD EASTWARD TO LANGFORD PARK.


P REDEVELOPMENT AREA INCENTIVES ARE AS FOLLOWS:

♦ FROM $200 TO $2,000 PER JOB - $100,000 MAXIMUM

THE RANGE WILL BE DETERMINED BY NUMBER OF JOBS, LOCATION IN OR NEAR A DESIGNATED TARGET AREA(S), FUNDING AVAILABILITY FOR EACH CRA DISTRICT. WAGE LEVELS, TYPE OF BUSINESS ESTABLISHMENT, AND OTHER FACTORS. YOU ARE NOT AUTOMATICALLY ENTITLED TO THE MAXIMUM INCENTIVE.

P WAGES FOR NEW JOBS SHOULD BE 100% OF THE MARTIN COUNTY AVERAGE AREA WAGE. P THE COMPANY MUST BE FINANCIALLY SOLID. P ECONOMIC IMPACT ANALYSIS DEMONSTRATES SIGNIFICANT CONTRIBUTION TO THE

AREA ECONOMY, INCLUDING THE INDIRECT JOBS CREATED AS SPIN-OFFS FROM THE COMPANY'S INVESTMENT AND NEW JOBS.

P THE INCENTIVE MUST BE AN INDUCEMENT FOR THE COMPANY TO LOCATE OR EXPAND IN

MARTIN COUNTY; APPLICATION MUST BE MADE PRIOR TO THE COMPANY'S MAKING A DECISION.

ELIGIBLE USES OF FUNDS INCENTIVES WILL BE PAID IN THE FORM OF REIMBURSEMENTS FOR ONE OR MORE OF THE FOLLOWING TYPES OF COSTS:

♦ PAYMENT OF IMPACT OR PERMIT FEES ASSESSED BY COUNTY AND/OR SPECIAL DISTRICTS

♦ INFRASTRUCTURE COSTS

♦ COMPANY SPONSORED DAY CARE FACILITIES

♦ LAND IMPROVEMENT COSTS

♦ EMPLOYEE TRAINING COSTS (EXCLUDING ON-GOING STAFF DEVELOPMENT TRAINING)

♦ OTHER TYPES OF EXPENSES THAT MAY BE APPROVED BY THE MARTIN COUNTY CRA BOARD


APPLICATION, PROGRAM ADMINISTRATION, AND APPROVAL PROCESS THE MARTIN COUNTY CRA ADMINISTERS THE BUSINESS INCENTIVES PROGRAM. APPLICATIONS SHOULD BE SUBMITTED TO THE CRA STAFF. AN INITIAL REVIEW WILL BE CONDUCTED AT THE STAFF LEVEL, WITH INPUT FROM THE LOCAL NEIGHBORHOOD ADVISORY COMMITTEE OF THE RESPECTIVE REDEVELOPMENT AREA. THE COMMUNITY REDEVELOPMENT ADVISORY COMMITTEE WILL REVIEW THE APPLICATION USING THE CRA's ADOPTED PROJECT ELIGIBILITY GUIDELINES. A MINIMUM SCORE OF 75 POINTS IS REQUIRED FOR APPROVAL. FINAL APPROVAL WILL BE AWARDED BY THE COMMUNITY REDEVELOPMENT BOARD (COUNTY COMMISSION). A PERFORMANCE AGREEMENT WILL BE SIGNED BY THE COMPANY. THE COMPANY RECEIVING THE AWARD WILL SUBMIT EXPENSES FOR REIMBURSEMENT. THESE VOUCHERED EXPENSES WILL BE APPROVED AS SHOWN ABOVE. USE OF FUNDS IN CONJUNCTION WITH OTHER MARTIN COUNTY INCENTIVES OTHER PROGRAMS, WHICH MAY BE ESTABLISHED FROM TIME TO TIME, MAY ALSO UTILIZED IN CONJUNCTION WITH THE BUSINESS INCENTIVES PROGRAM. THESE INCLUDE THE CRA's STOREFRONT GRANT ASSISTANCE PROGRAM, CDBG FUNDS, AND OTHERS, IF ALL ELIGIBILITY REQUIREMENTS ARE MET.


BUSINESS INCENTIVES APPLICATION

MARTIN COUNTY

COMMUNITY REDEVELOPMENT AGENCY

2401 SE MONTEREY ROAD

STUART, FL 34996

(561) 288-5495

APPLICATION FORM

PART I -- ELIGIBILITY NAME OF COMPANY: ______________________________________________________ MAILING ADDRESS: _________________________________________________________ _________________________________________________________ _________________________________________________________ PHONE NUMBER: ___________________________________________________________ FAX NUMBER: __________________________________________________________ E-MAIL:_____________________________________________________


1. DESCRIBE PRIMARY BUSINESS ACTIVITIES TO BE, OR ARE BEING, PERFORMED AT MARTIN COUNTY LOCATION:

2. LIST MAJOR STANDARD INDUSTRIAL CLASSIFICATION (SIC), IF KNOWN: __________________ 3. NUMBER OF FULL-TIME, PERMANENT, NEW JOBS TO BE CREATED (DURING THE FIRST YEAR) BY JOB CATEGORY (I.E. CLERICAL, SUPERVISORY, UNSKILLED AND SKILLED LABOR), AND AVERAGE ANNUAL WAGE (ATTACH ADDITIONAL SHEETS AS NECESSARY):

# OF NEW JOBS JOB TYPE AVERAGE ANNUAL WAGE

4. FUTURE ANTICIPATED EXPANSION PLANS (DESCRIBE NEW JOBS AND/OR INVESTMENT), IF ANY (ATTACH ADDITIONAL SHEETS AS NECESSARY):


5. NUMBER OF EXISTING JOBS IN MARTIN COUNTY:

FULL TIME:____________________ PART-TIME:___________________

6. GIVE FULL PROJECT DESCRIPTION (ATTACH ADDITIONAL SHEETS AS NECESSARY):


7. ANTICIPATED COMMENCEMENT DATE OF PROJECT: _______________________ 8. ANTICIPATED COMPLETION DATE OF PROJECT: ____________________________ 9. AMOUNT REQUESTED AND PROPOSED USE OF FUNDS: $______________ (PLEASE ITEMIZE AND ATTACH ADDITIONAL SHEETS AS NECESSARY): 10. IF AN EXISTING COMPANY, PLEASE PROVIDE THE AVERAGE ANNUALIZED PAYROLL FOR THE PAST CALENDAR YEAR: _____________________ 12. AVERAGE ANNUALIZED PAYROLL OF THE FULL-TIME, PERMANENT, NEW JOBS TO BE CREATED BY THE PROJECT DURING THE FIRST YEAR: $_____________ 13. ESTIMATED SALES AT THE MARTIN COUNTY BUSINESS UNIT DURING THE FIRST YEAR: $______________ 14. ARE YOU LOOKING AT OTHER AREAS OTHER THAN MARTIN COUNTY? YES _____ NO_____


15. PLEASE GIVE A STATEMENT OF WHY THE INCENTIVE IS NEEDED TO FURTHER THE PROJECT. WHAT ROLE WILL IT PLAY IN YOUR DECISION TO LOCATE OR EXPAND IN MARTIN COUNTY? (ATTACH ADDITIONAL SHEETS AS NECESSARY)

PART II -- PROJECT IMPACT 1. NUMBER OF NEW EMPLOYEES EXPECTED TO BE HIRED LOCALLY DURING THE FIRST YEAR: _______________ 2. NUMBER OF EMPLOYEES TRANSFERRED FROM ANOTHER LOCATION OUTSIDE MARTIN COUNTY DURING THE FIRST YEAR: _______________ 3. COMPANY'S CAPITAL INVESTMENT IN NEW CONSTRUCTION DURING THE FIRST YEAR: $_____________ 4. COMPANY'S CAPITAL INVESTMENT IN NEW EQUIPMENT DURING THE FIRST YEAR: $_____________ 5. COMPANY'S ANNUAL LOCAL PURCHASES (EXCLUDING NEW EQUIPMENT) DURING THE FIRST YEAR: $_______________ 6. COMPANY'S AVERAGE INVENTORY DURING THE FIRST YEAR: $_____________


7. PLEASE INCLUDE THE FOLLOWING DOCUMENTS AS ATTACHMENTS TO THIS FORM

A. FINANCIAL STATEMENTS PREPARED BY AN INDEPENDENT CERTIFIED PUBLIC ACCOUNTANT FOR THE PAST THREE YEARS AND THE COMPANY'S MOST RECENT INTERIM PERIOD FINANCIAL STATEMENT.

B. BANK REFERENCES.

CRA BUSINESS INCENTIVES APPLICATION COMPLETED BY: ________________________________________

(SIGNATURE)

________________________________________ (NAME/TITLE)

________________________________________ (COMPANY)

________________________________________ (PHONE NUMBER)

________________________________________ (DATE)

________________________________________ (CONTACT PERSON, IF DIFFERENT FROM ABOVE)

________________________________________ (PHONE NUMBER)

MARTIN COUNTY CRA

BUSINESS INCENTIVES APPLICATION


YOU ARE HEREBY AUTHORIZED TO CONTACT CREDIT REPORTING AGENCIES, AND OTHER SOURCES FOR THE PURPOSE OF VERIFYING ANY INFORMATION STATED HEREIN OR AT ANY TIME FURNISHED BY MY COMPANY. TO THE BEST OF MY KNOWLEDGE, THE INFORMATION INCLUDED IN THIS APPLICATION IS ACCURATE.

___________________________________ (SIGNATURE)

___________________________________ (NAME)

___________________________________ (TITLE OF AUTHORIZED OFFICER)

___________________________________ (COMPANY)

___________________________________ (DATE)


Appendix 13. Identified Capital Improvements In CRAs - FY00


APPENDIX 14. Martin County Fee Schedule

TO BE INCLUDED AT A LATER DATE


Appendix 15. Martin County Impact Fee Schedule


INDEX




A Acquisition, Disposition, and Relocation Policies 2-7, 3-2, 3-4, 3-5, 3-31, 3-32, 4-6, 4-

12, 6-2 Acronyms 2-9 Affordable Housing 1-5, 2-2 - 2-9, 3-3 - 3-9, 3-13, 3-21 - 3-27, 4-5, 4-9 - 4-14, 6-4, 6-8 Allocation Of Land Use 3-15 Architectural and planning advisory services 4-9 Architectural design guidelines 5-10 Authority to Adopt Plan 1-11

B Blight, blighted area, condition 1-5, 1-12, 2-3, 2-5, 3-2, 3-3, 3-6, 3-8, 3-22, 6-6 Bond Anticipation Notes 6-5 Building Code 3-23

C Capital Improvement Element 2-4, 2-8, 3-12, 6-10 Capital Improvements Plan 1-8, 2-8 CDC or Community Development Corporation 2-4, 2-8, 4-5, 4-10 - 4-16, 6-2, 6-8, 6-13 Chapter 7 1/3 of the Code of Laws and Ordinances of Martin County 1-12, 2-5, 2-6, 4-

2, 5-11 Clearinghouse on funding sources 4-9 Commercial Land Use 3-14 Commercial Project Acquisitions 4-6 Commercial Relocation 4-9 Community Based Organization or CBO 2-4, 2-9, 4-10 Community Development Block Grants or CDBG 2-9, 3-21, 3-25, 3-27, 4-10, 4-12,

6-4, 6-5 Community Development Corporation see CDC Community Development Division 5-12 Community Redevelopment Act, 1969 1-5, 1-12 Community Redevelopment Agency or CRA 1-2, 1-4 - 1-13, 2-6, 2-8, 2-9, 3-4 - 3-6,

3-26, 3-31, 3-32, 4-2 - 4-8, 4-11 - 4-15, 5-2, 5-11, 6-2, 6-3, 6-5 - 6-12, 6-15 Community Redevelopment Agency Advisory Committee or CRAAC 1-6, 2-5, 2-9 Community Redevelopment Area Economic Action Program 6-10

Professional Staff Assistance, 6-10 Tax Increment Financing, 6-11 Neighborhood Matching Grant Program, 6-12 Business Assistance Loan Program, 6-12 Business Incentive Grant Program, 6-13 Impact Fee Loan Program, 6-13 Tax Abatement 6-14

Community Redevelopment Plans 1-6 - 1-8, 1-10, 1-12, 1-13, 2-4 - 2-6, 2-9, 3-2, 3-3, 3-5, 3-6, 3-9, 3-14,, 3-15, 3-19 - 3-21, 3-25, 3-27, 3-28, 3-30 - 3-33, 4-2 - 4-6, 4-12, 4-15, 5-8, 5-11, 5-12, 6-9 - 6-12

Compatible land uses 5-6 Competitive Private Developer Selection 4-7 Conditions of blight see Blight


Consistency with Martin County Comprehensive Growth Management Plan 3-7 Contents of community redevelopment plan 3-3 Countywide Community Redevelopment Plan 1-4, 2-5, 2-6, 2-9, 3-2, 3-5

D Daniel Burnham 1-2 Definitions 2-2 Density bonuses 4-15 Design districts 4-15 Designated building sites 4-9 Development Controls and Review 4-8 Development Orders 1-10 Disposition Policy 4-7

E Economic development assistance 6-4 Economic Element 1-3 Encourage Urban Development In Urban Service Areas 3-12 Establishing a Vision 1-4 Existing Land Use at Time of EAR 3-7

F Financial Incentives 4-13 Finding of Necessity 1-5 Findings of Conditions of Blight see Blight Five criteria for mixed use 5-8 Five elements of a successful redevelopment program 1-3, 4-1, 4-2 Florida Community Contribution Tax Incentive Program 6-4 Florida Department of Community Affairs 1-12 Florida Statutes 1-7 - 1-10, 1-12, 2-3, 2-6 - 2-9, 3-2, 4-2, 5-1, 5-8, 6-5 - 6-8, 6-10 Future Land Use Element 3-7, 3-8, 3-17, 3-23, 5-1, 5-4

G Gap financing 4-14

H Historic Preservation Ordinance 3-12 Historic Resource Protection 3-12 Historical Society of Princeton, New Jersey 5-10 Home occupations 5-13 Housing Element 3-21 Housing rehabilitation assistance tools 6-4 Housing Trust Fund 3-26

I Indiantown Non-Profit Housing, Inc. 5-10 Interim land uses 4-14

L Lake Worth Community Development Corporation 4-11


Land Acquisition Plan and Program 4-6 Land banking 4-9 Land write-downs 4-14 Legal Status 1-9 Loan guarantees 4-14 Local Housing Assistance Plan 3-22 Local Planning Agency 1-9 Low Income Housing Investment Tax Credit Program 6-4

M Martin County Comprehensive Growth Management Plan or CGMP 1-3, 1-8, 1-12, 2-2,

2-4, 2-5, 2-9, 3-7, 3-8, 3-28, 3-33, 4-2, 4-8, 5-2, 5-3, 5-5, 5-8 - 5-10, 6-10, 7-2 Mixed Use Land Use 4-14 Modification of community redevelopment plans 1-9, 1-10, 3-5 Multi-modal transportation 5-8 Municipal service benefit unit 4-14

N Neighborhood and communitywide plans 3-2 Neighborhood Centered 1-3 Neighborhood planning area or NPA 1-6, 1-13, 2-6, 2-9, 4-2 Neighborhood's quality of life 5-7 Nonconforming Uses or Nonconforming Lots of Record See Vested Rights

O Ordinance #517 1-5 Other Code Revisions Necessary for Redevelopment 5-10

P Parking 5-13

cross access easements, 5-13 minimum width, 5-13 shared parking, 5-13

Permitted Uses 5-12 Plan Implementation 1-10 Planned Unit Development 5-4 Planning and Land Use Incentives 4-14 Planning and Zoning Commission See Local Planning Agency Political Process 1-3 Pre-approved list of building plans 4-9 Pre-screened builders and rehabilitators 4-9 Preferred Redeveloper 4-7 Preferred Redeveloper Designations 4-7 Primary Urban Service Districts 3-12 Principles of neighborhood revitalization 4-12 Private sector funding sources 6-4 Project Evaluation and the Capital Improvements Program 6-9 Property Development 5-14


setbacks, 5-14 signage, 5-14 outdoor display 5-14

Proposed Community Redevelopment Areas 1-13 Public Involvement 1-3 Public Involvement in the Redevelopment Process 1-5 Public/Private Partnerships for Revitalization 4-10

Q Quality Of The Built Environment 1-3

R Recommended Actions 2020 Vision Plan 3-30 Redevelopment And Renewal 3-8 Redevelopment strategies 4-3 Redevelopment Trust Funds See Tax Increment Trust Fund 4-12 Residential Acquisitions for Infill 4-6 Residential Acquisitions for Major Projects 4-6 Residential Land Use 3-13 Residential Relocation 4-8 Resolution #97-6.11 See Finding of Necessity Review of Development Requests Article 10 5-12

S Scope of the Community Redevelopment Plan 1-8 Sense of place 5-7 Sign codes 5-10 Single Family Mortgage Revenue Bond 6-5 Site Re-Use Guidelines 4-7 Small Area Planning - A Status Report 1-8 Small Cities CDBG Loan Program 6-5 Soft costs 4-13 South Florida Water Management District 1-10 Speaker's Bureau 4-15 Specific Code Revisions Necessary for Redevelopment 5-11 Street design 5-10 Summary of Funding Sources 6-3, 6-4 Sustainable Community 1-6 Sustainable development pattern 5-7

T Tax Increment Financing or TIF 2-8, 2-9, 3-6, 4-10, 4-12, 4-14, 6-1, 6-2, 6-5, 6-6, 6-7,

6-9, 6-11 Tax Increment Revenue Bonds 6-5 Tax Increment Trust Funds 4-12 Terms of Property Conveyance 4-8 The 2020 Vision 3-29

Guiding Principles 3-29


Traditional Neighborhood Development or TND 3-9 Traditional Neighborhoods 3-9 Transfer of Development Rights 4-13 Transportation Element 3-19 Treasure Coast Regional Planning Council 1-10

U Urban Service Areas 3-12

V Vested Rights 1-10

W Working capital loan pools 6-4

Z Zoning overlays 1-13, 2-7, 2-8, 3-31, 4-4, 4-5, 4-15, 5-8 - 5-12



Documents

MARTIN COUNTY COMMUNITY REDEVELOPMENT ......Martin County's Countywide Community Redevelopment Plan 3 themselves; however, are only as good as the visions that inspire them and the