County distributes revised FLUE for next week's BCC meeting

The Board of County Commissioners will consider the following at th Feb. 24 meeting, which begins at 4 p.m. at the DeFuniak Springs Courthouse, 571 E. Nelson Ave.

FUTURE LAND USE ELEMENT POLICIES

 GOAL L-1: [New Goal]          ACHIEVE A BALANCE AMONG VARIOUS LAND USES TO ACCOMMODATE A DIVERSITY OF LIFE STYLES, AND PROMOTE ECONOMIC DEVELOPMENT, ENVIRONMENTAL INTEGRATION, AND EFFICIENT GROWTH PATTERNS THAT DISCOURAGE SPRAWL AND EMPHASIZE SUSTAINABLE, MIXED USE COMMUNITIES BASED ON TOWN, VILLAGE, AND NEIGHBORHOOD DESIGN CONCEPTS.  PROVIDE FOR LAND USES THAT PROTECT WORKING LANDSCAPES, CONSERVATION LANDS AND THE PUBLIC HEALTH, SAFETY, AND WELFARE OF THE CITIZENS OF WALTON COUNTY.

Objective L-1.1 [New Objective]:       Walton County Land Uses

Development within Walton County shall be based on land uses that protect working landscapes, including large scale agriculture and silviculture uses, support economic development, preserve environmentally sensitive lands, and provide public facilities and services to county residents.

Policy L-1.1.1 [formerly Policy L-1.1.1 (C) 5]               Conservation and Public Land (CPL): Publicly-owned lands, or privately-owned lands in deed restriction, conservation easement, or other legal instrument allowing no or very limited development density, that are suitable for the protection of natural resources and passive recreational activities. Uses are limited to residential and nonresidential uses necessary to manage such conservation lands (e.g., ranger stations, research stations and park amenities) with very limited exceptions.  These areas may include education facilities focused on environmental education.  The provisions below apply to the following specific types of uses within the Conservation category:

(A)       State Forest: publicly-owned land utilized for natural and wildlife resource management and conservation, and passive recreation uses.  These lands are managed by the State of Florida or regional agencies and may include timber harvesting as a part of its management responsibilities.

1.         No density is given to this land use category, except for conservation use limited to public access and necessary support uses and structures (ranger stations, towers, recreational uses, greenways, educational facilities, and amenities).

2.         Management plans shall be prepared and publicly reviewed periodically to ensure compatibility with abutting uses.

3.         Future State Forest lands shall provide development separation, focus upon ecosystem management and protect threatened and endangered species.

4.         Conservation and passive recreation uses and necessary support uses and structures are allowed.

(B)       State Parks and Recreation: Publicly owned lands that fall into the following categories: State parks, State recreation areas, State preserves, property owned and managed by the Northwest Florida Water Management District, and ornamental gardens.  Such uses shall support the economic development and ecotourism goals of the County.  This is further detailed in the Recreation, Open Space and Greenways element.

1.         No density is given to this land use category, except for recreation and conservation uses as identified in the approved State or NWFWMD management plans. Such uses include ranger stations, recreation facilities and amenities, recreational trails, greenways, and camping facilities.

2.         Management plans shall be prepared and publicly reviewed periodically to ensure compatibility with abutting uses.

3.         Future State and NWFWMD park and recreation expansion shall focus upon coastal resources and environmentally sensitive areas and shall be an integral part of the County's tourism-oriented strategy while providing development separation.

4.         Conservation, open space and recreation uses and necessary support uses and structure.

(C)       Private Conservation [formerly Policy L-1.3.1]:           Areas with extremely limited development potential because of environmental sensitivity, including wildlife habitats, coastal dunes, coastal dune lakes, wetlands, and floodplains, and generally contained in privately-owned natural reservations.  Land uses are limited to activities compatible with the conservation and protection of natural resources and wildlife habitats.  

1.         This subcategory allows single family detached residential structures at a density of one unit per ten acres, passive recreation, and silviculture.  Ninety percent of the development site must be retained in open space and a maximum of 10 percent of the site may be cleared of natural vegetation to allow site access, the footprint of the principle structure, and all accessory structures.  Septic tank drain fields shall not be permitted within wetlands, within wetland buffer areas, or within 100 feet of the shoreline of rivers and creeks. 

(D)       Parks and Recreation [formerly Policy L-1.1.1 (C) 4]   Land devoted to parks and recreation facilities that are owned and operated by the County, or an agency of the County, for the purpose of active and passive recreational use.  Beach accesses are included in this definition.  There is no residential density associated with this category.

Policy L-1.1.2           Large Scale Agriculture (LSA): Areas now used and appropriate for continued use primarily in large-scale (over 40 acres) agricultural activities, including timber production.  Multiple parcels may combine to form one working farm.

(A)       Location Criteria:      Rural areas suitable for agricultural or silvicultural activities, generally areas without central water or sewer facilities and outside of utility service boundaries. 

(B)       Uses allowed:

1.         Agriculture and silviculture activities; farm dwellings, including farmworker housing; borrow pits or excavation solely in aid of onsite agriculture, silviculture, or construction of farm ponds; and associated accessory structures that are related to and supportive of agriculture and silviculture.  All land uses in Large Scale Agriculture shall be developed and operated to ensure compatibility with surrounding land uses, including compliance with Policies L-1.7.1, L-1.7.2 and L-1.7.3 of this Element;

2.         Rural Home Occupations that are clearly subordinate to the residential land use, and occupy an accessory structure on the site or no more than twenty-five percent (25%) of the floor area of the residential dwelling on the site.  Accessory structures housing home occupations may not exceed 2,000 sq. ft. and may be required to buffer adjacent residential areas.

3.         Community facilities and civic uses, including places of worship, community centers, public or private schools, day care centers, and infrastructure supporting the area.

4.         Potable water, sanitary sewer, recreation, drainage, electrical and natural gas distribution, police and fire, public works maintenance, and road facilities that are necessary to serve land uses and development in the Large-scale or General Agriculture category, subject to the restrictions on the provision of potable water and sanitary sewer facilities contained in the Infrastructure Element.

5.         Agriculture-supporting commercial uses.

(C)       Density allowed: One dwelling unit per 40 acres.  Dwelling units may be clustered on lots as small as one acre, provided that a conservation easement, plat, deed restriction, or other similar legal instrument is recorded that shows the remainder of the property, from which density is transferred, as a permanent open space tract reserved exclusively for agriculture, silviculture, passive recreation, or conservation.  Division of a family homestead or the placement of additional residential units on a farm parcel for family members shall be governed by the provisions of §163.3179 and Policy L-1.5.10.

For lots of record as of 11-7-1996, of 20 acres or less, gross density for residential use shall be allowed at a density not to exceed 1 unit per 2.5 acres.  Residential units may be clustered on lots as small as one-half acre, as long as the gross density is not exceeded.  For clustered developments, seventy percent of the development site must be retained in Open Space.

(D)       Special considerations: Silviculture activities shall be conducted in a manner compatible with the conservation, protection, and appropriate use of natural resources.  Silviculture activities shall follow the best management practices outlined in the publications titled "Silviculture Best Management Practices Manual" (Revised 2008, Florida Department of Agriculture and Consumer Services, Division of Forestry) and the requirements of Chapters 373 and 403, F.S.

Policy L-1.1.3           General Agriculture (GA): Rural areas characterized by smaller-scale agricultural activities, including timber production, and varied parcel sizes.  Multiple parcels may combine to form one working farm. 

(A)       Location Criteria:      Rural areas suitable for agricultural or silvicultural activities, generally areas without central water or sewer facilities and outside of utility service boundaries. 

(B)       Uses allowed:

1.         Agriculture and silviculture activities; farm dwellings, including farmworker housing; borrow pits or excavation solely in aid of onsite agriculture, silviculture, or construction of farm ponds; and associated accessory structures that are related to and supportive of agriculture and silviculture.  All land uses in General Agriculture shall be developed and operated to ensure compatibility with surrounding land uses, including compliance with Policies L-1.7.1, L-1.7.2 and L-1.7.3 of this plan element.

2.         Rural Home Occupations that are clearly subordinate to the agricultural land use and occupy no more than twenty-five percent (25%) of the floor area of a residential dwelling on the site.  If the lot is a minimum of five acres, the Rural Home Occupation may occupy an Accessory Structure on the site.  An accessory structure housing a home occupation may not exceed 2,000 sq. ft. and may be required to provide buffers for adjacent residential areas.

3.         Civic Uses and community facilities, such as places of worship, community centers, public or private schools, day care centers, and infrastructure supporting the area.; and

4.         Potable water, sanitary sewer, recreation, drainage, electrical and natural gas distribution, police and fire, public works maintenance, and road facilities that are necessary to serve land uses and development in the Large-scale or General Agriculture category, subject to the restrictions on the provision of potable water and sanitary sewer facilities contained in the Infrastructure Element.

5.         Agriculture-supporting commercial uses.

(C)       Density allowed: One dwelling unit per 10 acres, gross density, subject to any other provisions in the Comprehensive Plan that apply to the property.  Dwelling units may be clustered on lots as small as one acre, provided that a conservation easement, plat, deed restriction or other similar legal instrument is recorded that shows the remainder of the property, from which density is transferred, as a permanent open space tract reserved exclusively for agriculture, silviculture, or conservation uses.  Division of a family homestead or the placement of additional residential units on a farm parcel for family members shall be governed by the provisions of §163.3179 and Policy L-1.5.10.

For lots of record as of 11-7-1996, of 20 acres or less, gross density for residential use shall be allowed at a density not to exceed 1 unit per 2.5 acres.  Residential units may be clustered on lots as small as one-half acre so long as the gross density is not exceeded.  For clustered developments, seventy percent of the development site must be retained in Open Space.

Policy L-1.1.4 [formerly Policy L-1.1.1(A)(7)]               Commercial (CM): The commercial land use classification is intended to provide for business uses that serve the community and the traveling public through the development of integrated commercial centers.

(A)       Location Criteria:  Commercial uses shall be located on parcels fronting major arterial or collector roads, and at intersections of improved (paved) collector and/or arterial roads, especially in close proximity to incorporated municipalities and areas of concentrated development.  Commercial uses are also appropriate in small rural villages, creating a mix of residential, commercial, and civic uses.  Commercial uses that front an arterial or collector road shall provide for safe and efficient access, appropriate driveway spacing, interconnections with adjacent parcels, shared parking, and shared access to collector and arterial roads.  These uses must also provide interconnections to abutting parking areas so that parking areas may be connected to rear and/or front parking lots, allowing access from joint access points without customers having to reenter the major road.

(B)       Uses allowed:

1.         Business uses allowed in the commercial classification include General and Neighborhood Commercial uses including: offices, retail, lodging, restaurants, shopping centers, medical facilities, commerce parks, gas stations, repair shops or other substantially similar business activities.  This district promotes a broad range of commercial operations and services necessary for large regions, providing community balance and diversification of the economic base.  Agriculture-supporting businesses and agriculture-related commercial uses may be included in CM.  CM allows live/work units and a dwelling unit for security purposes.   

2.         Affordable and workforce housing projects and multi-family residential are allowed as a conditional use.  Approval of residential projects shall ensure compatibility between the adjacent commercial and residential uses.

(C)       Density and Intensity:  This category allows floor area ratios not to exceed 2.0 and an impervious surface ratio not to exceed 0.85.  Intensity designations for commercial development types shall be established in the land development regulations.  Affordable/ workforce housing and multi-family residential developments may be approved at densities up to 12 dwelling units per acre provided the development is served by central public water and central sewer facilities.  Mobile home parks that are licensed by the Florida Department of Health and Rehabilitative Services are allowed at twelve units per acre, gross density. 

(D)       Special Considerations:      The land development regulations shall include standards for landscaping, access, circulation, signage, and building and parking lot orientation for each area designated for commercial development.

Policy L-1.1.5 [New Policy]    Neighborhood Commercial (NC):  This area provides limited business uses, neighborhood commercial uses, and/or public uses.  Neighborhood commercial land uses should be designed to fit within the scale of and be compatible with adjacent neighborhood uses. 

•(A)              Location Criteria:  To ensure the development of compact commercial districts and to minimize the impact on residential areas, neighborhood commercial uses shall only be approved in the following areas:

•1.            In North Walton, neighborhood commercial shall be available in areas adjacent to existing municipalities, along major arterial and collector roads, or at intersections of arterial and collector roads where the area is in transition to urban densities and intensities. 

•2.            Neighborhood commercial in South Walton is intended to promote alternate forms of mobility by permitting a limited group of commercial uses in close proximity to residential areas, while minimizing the impact on residential areas.   

New neighborhood commercial uses along C.R. 30-A are limited to areas within 300 feet of one of the following intersections: (1) C.R. 30-A and C.R. 393, north of C.R. 30-A only; (2) C.R. 30-A and C.R. 83, north of C.R. 30-A only; (3) C.R. 30-A and C.R. 395, north of C.R. 30-A only.  Where a portion of a lot falls within the 300 feet, the entire parcel shall be considered to meet the location requirements.

            (B)       Uses allowed:  Limited businesses that offer employment and enhance the local economy within the neighborhood, public uses, and semi-public uses such as civic spaces, parks, community centers, libraries, and churches.  Neighborhood commercial uses may include: financial institutions, lodging, corner grocery stores, offices, personal services, restaurants, retail sales, art galleries, day care centers, home occupations, and substantially similar uses.  Live-work units are encouraged.  All neighborhood commercial businesses shall respect the historic scale and character of any adjacent residential areas.  Single family residential homes, with an allowable accessory dwelling, are allowed.

(C)       Prohibited uses:  Bars, bottle clubs, convenience stores with gas, automotive repair and services, adult businesses, and other substantially similar uses are prohibited.  Neighborhood commercial uses do not allow outdoor storage.  With the exception of existing legally established businesses, no neighborhood commercial use shall engage in the conduct of night operations at any location within the neighborhood commercial area.  For the purposes of this section "night operations" means any activity conducted between the hours of eleven (11:00) p.m. and five (5:00) a.m. of the following day.  A legal non-conforming business, established before 11-7-1996, that has received a vesting determination from Walton County, may continue to conduct night operations on their site but may not expand the business in any way that increases the nonconformity.

(D)       Special Considerations:  Signs allowed for neighborhood commercial businesses shall be regulated in the Land Development Code and, if applicable, must meet the scenic corridor guidelines for their location.  No neon signs are permitted for neighborhood commercial businesses.  Lights shall be developed to reflect away from adjacent residential areas.  Outdoor music will be limited through the Land Development Code to protect the surrounding residential areas. 

            (E)       Intensity:  Neighborhood commercial shall not exceed a floor area ratio of 0.5 and impervious surface ratio of 0.6 of the total land area of the parcel(s) proposed for development approval.  Individual buildings on platted lots shall not exceed 3,000 square feet of gross floor area for a single use building or 5,000 square feet of gross floor area (including all uses) in mixed use buildings or live-work units.  Unplatted areas (metes and bounds parcels not included in any subdivision) may subdivide into no more than four lots per acre, with each lot allowing buildings not to exceed the square footage noted above. 

(F)       Density:  Residential use is limited to one dwelling unit per platted lot for platted subdivisions, and four units to the acre for unplatted parcels.

Policy L-1.1.6           Public Facilities and Institutions (PFI): Publicly-owned buildings and grounds, and privately-owned land intended for public or semi-public uses, facilities, and services.  Public Facilities and Institutions includes land designated for major public and semi-public uses such as Eglin Air Force Base, churches, schools, medical facilities, government institutions, libraries, and substantially similar public and semi-public buildings. 

(A)       Uses allowed:

•·        government buildings;

•·        utilities

•·        solid waste facilities;

•·        hazardous waste facilities, collection, and storage;

•·        prisons;

•·        maintenance and equipment storage areas;

•·        extraction or mining;

•·        transportation facilities;

•·        workforce housing;

•·        active recreation areas; and

•·        substantially similar uses.

(B)       Density and Intensity:  The maximum floor area ratio is 2.0.  The impervious surface ratio shall not exceed 85 percent.  Affordable housing may be provided in this land use category at a density of up to 12 units per acre. 

(C)       Special Considerations:  The Land Development Code shall incorporate site standards for the allowable uses.

Policy L-1.1.7 [formerly Policy L-1.1.1 (C) 8]   Light Industrial (LI):           Areas containing a single use or combination of uses, such as offices, showroom/warehouse, and light assembly or storage uses that do not generate noise, particulate matter, vibrations, odor, fumes, glare, and other hazards incompatible with residential uses.

(A)       Uses allowed: Office, showroom/warehouse, wholesaling, light product assembly, building service trade, communications towers, automotive maintenance and repair, and substantially similar uses.  Accessory uses allowed within the development include: personal services, business services, restaurants and cafes, newsstands, and similar support uses.  Extractive and heavy industrial uses are prohibited.

(B)       Location Standards:  Light Industrial uses shall be located on a major collector or arterial roads with immediate access to the regional roadway network.

(C)       Density and intensity allowed:         A floor area ratio of 0.6 and an impervious surface ratio of 0.75.   The site may include one dwelling unit for security purposes, but there is no additional residential density available in the Light Industrial future land use category.

(D)       Special Considerations:      The Land Development Code shall be amended to define specific site standards for coverage, setbacks, buffers, parking, and access.  Buffers as provided in Policy L-1.7.3 shall be used to screen these uses from abutting land uses that are lower in intensity.

Policy 1.1.8   Town Centers and Planned Communities (TC):

TC areas help to create vibrant mixed-use neighborhoods with higher densities and a range of complementary uses.  TC includes a variety of master planned developments and supports town centers, traditional neighborhood developments, and similar large, mixed-use master-planned developments.  TC is characterized by compact, pedestrian-oriented developments that provide a variety of uses, diverse housing types, and are anchored by a central public space and civic activity.  TC developments allow flexibility in the design and construction of the project in order to provide protection of environmentally sensitive areas, create a sense of community and a coherent living style, and create an efficient arrangement of land uses, buildings, circulation systems, and infrastructure.  TC is based on the principle that neighborhoods should be walkable, accessible, and distinctive.

            (A)       Location Criteria:  TC areas are areas with existing or planned public services that are appropriate for relatively intense mixed use development.  New areas proposed to be designated TC must have a minimum of 10 acres of developable land.  All new TC developments must have adopted master plans, urban codes, Specific Area Plans, or PUD documents that provide for the following:

1.         A combination of uses with a transect-based plan to step down density and intensity to provide a transition between the project and adjacent properties where the adjacent property is designated for lower density and intensity;

2.         Protection of the natural features of the site, including wetlands, streams, lakes, beaches, coastal dune lake watersheds, and wildlife habitat;

3.         An efficient arrangement of land uses that encourage forms of transportation other than private automobile, including pedestrian and bicycle traffic, the use of commonly-owned transportation (e.g. bike or ride sharing programs), and public transit where available.

(B)       Density and Intensity:  TC areas are limited to 12 dwelling units per gross acre and a floor area ratio of 0.85.

(C)       The following elements are typically included in TC developments:

•·                     Civic and public uses, i.e. parks, civic buildings, government offices, places of worship, museums, libraries, or schools.

•·                     Commercial establishments located within walking distance of homes.

•·                     Residences with a street orientation, potentially including features such as narrow front setbacks, front porches, detached rear garages, or alley-loaded parking.

•·                     Densities that promote a variety of housing types, such as single family, multi-family, live/work units, and accessory units.

•·                     Networks of streets and paths suitable for pedestrians, bicyclists, and a variety of vehicles that provide local connection and access to all areas.  Along with bicycling, walking, and vehicle access, TCs should provide additional choices for access, including some form of public transit if available.

•·                     Narrower streets with crosswalks, streetscaping, and other traffic-calming measures.

•·                      

•·                     Buildings oriented to the street with parking to the rear of the structure.

Open space is typically 10% to 20% of the gross area, residential blocks are generally 70%-80% of the developable (not gross) area, with the remainder (approximately 10%) of the developable (not gross) area in mixed uses with a focus on viable commercial space and civic functions.  These percentages are flexible, and different percentages may be approved as part of the development approval process provided that the approved development is within the total density and intensity allowed for the area as calculated under Policy L-1.2.3.  All mixed use developments shall use transect-planning principles to provide for acceptable transitions between uses within the development and between the development and adjacent properties. 

TCs shall incorporate the following areas:

            1.         A center consisting of public, civic, retail, service, and multifamily uses.  The center should have a minimum area of 30,000 square feet of floor area.  If the TC exceeds 250 dwelling units, the center should have a minimum area of 120 square feet of floor area per dwelling unit.  The center should be located on a main street, and may face or surround a square or plaza.  A continuous system of sidewalks or multi-use trails must connect the center to the streets and lanes that provide access to the dwelling units.  The Board of County Commissioners may approve a smaller center if justified by the terms of an individual development.

            2.         A neighborhood or series of neighborhoods consisting of multifamily and single-family uses, neighborhood retail and service uses, and public outdoor gathering places.  All areas within a neighborhood should be within a five-minute walking distance from edge to edge.  A neighborhood should be 10 to 15 developable acres based on the geometry of a ¼-mile maximum walking distance.  This area does not include greenbelts.  For a proposed development not exceeding 80 acres in size, at least 90% of the dwelling units should be located within a five-minute walk (1,320 feet) from the perimeter of the square or plaza.  For a proposed development that is at least 80 acres in size, at least 50% of the dwelling units should be located within a five-minute walk (1,320 feet) from the perimeter of a square or plaza.  Mixed use development requires dense (e.g. quarter-acre and smaller lots) residential blocks in order to create an internally-oriented neighborhood with enough people to support the commercial and civic functions.

            3.         Parks and open space, including a plaza or square and a greenbelt.  The square or plaza provides a community focal point and public gathering place, while the greenbelt provides a clear edge to the community, open space for community residents, and natural areas for stormwater management. 

The land development code shall include additional regulatory standards to accomplish the purposes of mixed use, pedestrian-friendly development, including design principles and guidelines, performance standards, and form-based standards.

Policy L-1.1.9           DRI- Mixed Use (DRI/MU):

This land use category is intended for developments of regional impact (DRIs), and shall apply only to projects approved pursuant to Chapter 380, Florida Statutes and amended through the NOPC process.  This category shall be requested simultaneously with an application for development approval pursuant to Chapter 380, Florida Statutes.  All DRI/MU areas shall be governed by a specific area plan, included as an appendix to the Walton County Comprehensive Plan.  Amendments or changes to the DRI development order that conflict with the adopted SAP require a comprehensive plan amendment to amend the SAP.  Upon expiration, build-out, or abandonment of the DRI, the SAP shall continue to govern the allowable uses, densities, and intensities of development for the area unless and until the future land use designation is amended on the FLUM. 

(A)       Uses allowed:  Residential, both single family and multi-family; commercial; mixed use (defined as combination of otherwise allowable uses within a single area such as, but not limited to, vertical mixed use of residential over commercial); industrial including alternative energy facilities); civic; institutional; and recreational.  Landfills are prohibited. 

(B)       Density and Intensity:  Gross density shall not exceed twelve (12) units per acre.  Clustering is encouraged, and may be required by the county, to protect significant habitat and wetlands and to avoid other areas of environmental concern.  The allowed intensity for all nonresidential uses is a 0.75 floor area ratio and a 0.75 impervious surface ratio.

(C)       Special Considerations:

•1.      Central water and sewer shall be available or shall be developed as part of the DRI.

•2.      The applicant shall submit a compatibility analysis demonstrating that the proposed uses, densities, and intensities are compatible with the surrounding area.  The compatibility analysis shall meet the following criteria:

(a)       that any proposed new residential development complements the predominant housing type in the surrounding area;

(b)       that proposed structures for residential and non-residential development complement the predominant features of the surrounding area as defined by building orientation, building setbacks, building heights, and general building type and style;

(c)        that the proposed development maintains and complements the fundamental development pattern of the surrounding area, considering lot area, lot dimensions, and lot configuration, as well as the pattern and spacing of lots and buildings;

(d)       that the proposed development maintains a similar density of residential development, intensity of non-residential development, and scale and mass of buildings as found in the surrounding area;

(e)       that the proposed development is consistent with the extent, design, and location of parking, parking access drives, service areas, outside storage, landscaping, and other site features of the surrounding area, including but not limited to setbacks, buffers, fences, walls, and open space;

(f)         that the hours of operation of proposed non-residential development will be compatible with the hours of operation of the surrounding non-residential uses, if applicable; and

(g)       that the proposed development will not create adverse impacts from noise, smoke, exhaust, emissions, dust, lighting, vibration, or odors that are detrimental to the reasonable use or quiet enjoyment of existing development in the surrounding area.

(h)        For purposes of this compatibility analysis, "surrounding area" shall be construed as the developments within one-quarter mile of the border of the DRI, with the strongest consideration given to those subdivisions or other developments that are adjacent to the DRI. 

(i)         The county may require that any or all of the following techniques be used in a proposed DRI to wholly or partially mitigate incompatible impacts:

•(a)               variable buffers, combining land and landscaping to achieve adequate separation of uses, appropriate open space, reduction of potential noise, light, glare, and/or pollution, and screening of physical features of a proposed development;

(b)       variable setbacks, based upon degree of difference in proposed density, intensity, scale, mass, or height;

•(c)               placement and effective screening or shielding of site features such as lights, signs, dumpsters, loading areas, parking areas, outdoor storage, or other features with potential negative impacts;

•(d)               effective transitions of on-site densities, intensities, scale, mass, or height;

•(e)               other innovative site design features that effectively achieve compatibility and effectively mitigate potential negative impacts.

•3.      The county may restrict the overall density and intensity to less than the maximum permitted by this land use designation to address environmentally sensitive areas, incompatible land uses, the need for additional public infrastructure, or similar issues.

•4.      The county has the authority to add additional conditions to the master plan to address environmentally sensitive areas, incompatible land uses, the need for additional public infrastructure, or similar issues.

•5.      An itemized checklist shall be included with the application for development approval (ADA) identifying each applicable objective of the comprehensive plan and detailing the master plan's compliance with each objective.

•6.      A preservation plan meeting the county's preservation requirements must be submitted to and approved by the county.

•7.      In addition to the foregoing, any development proposed as a DRI must be consistent with all other provisions of the Walton County Comprehensive Plan. 

Policy L-1.1.10         Muscogee Nation of Florida Reservation Specific Area Plan (MN/SAP)

The Muscogee Nation of Florida is a Native American Tribe recognized by the House and Senate of the State of Florida in 1986. The Muscogee Nation of Florida is comprised of lineal descendants of persons who were historically part of the Creek Confederacy, which relocated from Daleville, Alabama, and other areas of southern Alabama to the State of Florida between 1812 and 1887.  The relocated Creeks settled in the north Florida panhandle in autonomous communities (referred to in the constitution of the Muscogee Nation as ‘Townships'), continuing the lifestyle and traditions practiced by the historic Creek Nation of Alabama and Georgia.  The community of Bruce in Walton County is the center of tribal government for the Muscogee Nation.  The Muscogee Nation SAP allows the Muscogee Nation Tribal Council input into the future land uses and development patterns within the Reservation. 

The Muscogee Nation of Florida Reservation Specific Area Plan encompasses all lands owned by the Muscogee Nation of Florida and lands owned by tribal members that are held in fee or trust by the Muscogee Nation of Florida Community.  These lands shall be mapped on the Future Land Use Map as the Muscogee Nation Specific Area Plan, and the provisions of the SAP shall apply to and bind all persons residing or found on such lands within the boundaries, or having title or use of possessory interests to lands of the Muscogee Nation of Florida, to the extent such land use is consistent with applicable federal law.  The maximum density allowable under the MN-SAP is 15 units per acre where water and sewer are available; the maximum intensity allowed is a 2.0 FAR.  The Muscogee Nation SAP is found in appendix A of the Walton County Comprehensive Plan and is hereby incorporated by reference. 

Objective L-1.2:       Land Uses Exclusive to North Walton County

The County shall discourage urban sprawl and promote compact development and the conservation of working rural landscapes through such techniques as the designation of appropriate agricultural densities, cluster development, mixed use areas that allow residents to work, shop, live, and recreate within one compact area, and the establishment of rural villages that promote infill development in existing rural communities while preserving the surrounding rural land uses, including agricultural and silvicultural uses.  North Walton County is comprised of all land north of the Choctawhatchee Bay and/or the Intracoastal Waterway, from the Okaloosa County line to the Bay County line.

Policy L-1.2.1           Estate Residential (ER): The purpose of this category is to be a transition between agricultural uses and more urban areas near the incorporated areas of North Walton, to direct new rural development toward these areas and away from agricultural areas in order to preserve the working landscape in the Large-Scale and General Agriculture categories.  This category allows agricultural uses and traditional types of rural subdivisions.

(A)       Location Criteria:      Rural areas transitioning toward areas of greater development; generally areas on a rural water system or without central water and sewer facilities and outside of utility service boundaries.

(B)       Uses Allowed:

1.         Agricultural and silvicultural activities, including farmworker housing and associated accessory structures, and Agriculture-Related Commercial uses.

2.         Rural Home Occupations that are clearly subordinate to the residential land use and occupy no more than twenty-five percent (25%) of the floor area of the residential dwelling on the site.  If the lot is a minimum of five acres, the Rural Home Occupation may occupy an Accessory Structure on the site.  An accessory structure housing a home occupation may not exceed 2,000 sq. ft. and may be required to provide buffers for adjacent residential areas.

3.         Residential uses: single family detached residences, primarily rural subdivisions such as estate, ranchette, conservation, or other subdivision types typical of rural development, and allowable accessory dwellings.

4.         Civic uses, such as places of worship, community centers, public or private schools, day care centers, and infrastructure supporting the area provided that the nonresidential uses are compatible in scale and intensity with the character of the residential areas.

(C)       Density allowed: One dwelling unit per five acres, subject to any other provisions in the Comprehensive Plan that apply to the property.  Dwelling units may be clustered on lots as small as one acre, provided that a conservation easement, plat, deed restriction or other similar legal instrument is recorded that shows the remainder of the property, from which density is transferred, as a permanent open space tract reserved exclusively for agriculture, silviculture, or conservation uses.

Policy L-1.2.2           Rural Residential: The purpose of this land use category is to recognize residential areas where the predominant lot size is approximately one (1) acre. The intent is to prevent further subdivision into smaller lots that would further degrade water quality from septic tanks, increase densities in floodplains, or change the character of existing residential areas.  The designation of new areas of RR shall be based upon need, and shall be located only in areas suitable for this type of development.  RR land use areas will be designated in a reasonably compact configuration where public facilities and services are available, and where the land uses are compatible with surrounding land uses.

(A)       Location Criteria:  Areas transitioning from rural, agricultural areas toward sub-urban density and uses.  Rural Residential areas should be within areas where central water and sewer are available or where they are planned to be available within five years. 

(B)       Uses allowed:  Single family detached residences, civic uses, and public uses, such as community uses, meeting halls, libraries, churches, day cares, or schools, provided that the nonresidential uses are compatible in scale and intensity with the character of the residential areas.

(C)       Density and Intensity:  Maximum of one (1) unit per acre on central potable water; maximum of one (1) unit per five (5) acres where central potable water is not available.  The intensity of nonresidential uses shall not exceed a floor area ratio of 25 percent (0.25 FAR) of the land area of the parcel(s) proposed for non-residential uses.

(D)       Mixture of uses:  Residential uses shall account for approximately 95 percent of the total land area designated within a contiguous Rural Residential land use district.  To ensure a compatible mix of uses, landscaped buffers shall be required between residential uses and non-residential uses.  The County will adopt land development regulations that will include additional standards for land coverage and building placement.

Policy L-1.2.3 [formerly Policy L-1.1.1(A)(5)]               Rural Village (RV):  This category is designed for a mixture of residential and non-residential uses typical of small rural villages.

(A)       Location Criteria:      RV land use areas shall be designated in reasonably compact configurations in areas that already support small clusters of rural development or in close proximity to incorporated areas that are either served by central public water or sewer systems or where such systems are scheduled to be extended within five years.

(B)       Uses allowed:  Permits a mix of residential, civic, public, and small scale commercial uses typical of small rural villages.  This land use allows single family attached or detached residences.  Nonresidential uses must be compatible in scale and intensity with the character of surrounding land uses and residential areas.

(C)       Density and Intensity:  Maximum of two units per acre.  The intensity of non-residential uses shall not exceed a floor area ratio of 50 percent (0.5 FAR) and an impervious surface area ratio of sixty percent (0.60 ISR) of the land area of the parcel(s) proposed for non-residential uses.

(D)       Mixture of uses: Residential uses shall account for approximately 90 percent of the total contiguous land area designated Rural Village, as determined by Walton County.  To ensure a compatible mix of uses, landscaped buffers may be required between residential uses and nonresidential uses.  Where rural villages abut agricultural uses or parcels, the non-agricultural development must provide a buffer to protect the agricultural lands from encroachment.  The County will adopt land development regulations that will include additional standards for land coverage, building placement, and buffers.

(E)       Commercial uses: Commercial uses shall not occupy more than ten percent of any contiguous area designated RV and may not exceed 10,000 square feet.  Commercial land uses shall be limited to parcels fronting on major arterial or collector roads, parcels located at collector and arterial road intersections, parcels located at intersections of subdivision collectors and arterial or collector roads, and areas that are specifically designated and platted for neighborhood commercial uses as a part of PUD master plans.  Uses allowed include neighborhood commercial, agriculture-related commercial, and general commercial uses that do not exceed 10,000 square feet.  Commercial passive recreation is also allowed, including RV parks, campgrounds, bait shops, RV and boat storage and rental, and substantially similar uses.

Policy L-1.2.4           BLACK CREEK NEIGHBORHOOD PLANNING AREA (BC/NPA) [formerly Policy L-1.1.1(A)(5)]

The objective of this category is to direct future growth in North Walton County into a delineated neighborhood planning area in order to facilitate the development of a quality rural mixed-use community, and to prevent the historically inefficient use and piecemeal development of the surrounding rural lands.  The county's intent is to facilitate the future development of the Black Creek NPA community, to promote the extension of central water and sewer to this development, to ensure the protection of the significant environmental resources and habitat throughout this area of North Walton, and to ensure the long-term preservation of the historically rural character of the lands surrounding the Black Creek NPA.   

As delineated on the Future Land Use Map, the BC/NPA is a large-acreage area in North Walton that is presently served by central water and sewer, scheduled to be served by central water and sewer within three to five years, or appropriate for inclusion as part of a BC/NPA to facilitate the future planning of the area and to enhance the financial feasibility of central water and sewer being extended throughout the BC/NPA.   

The BC/NPA shall be comprised of the following subcategories of land uses, that shall be depicted as discrete categories within the delineated BC/NPA on the Future Land Use Map, as follows:  (1) BC/NPA Low Density Residential (2) BC/NPA Mixed Use; and (3) BC/NPA Rural Town Center.  Given the acreage included within the BC/NPA, it is likely that the included properties will have multiple owners. If the lands within the BC/NPA are developed through a series of smaller development projects, each project within the BC/NPA must have its own detailed plan of development that will be designed to achieve the overall economic, environmental, and aesthetic objectives of the BC/NPA in its entirety.  Building heights within the BC/NPA shall not exceed four stories, or 50 feet, whichever is less.

The standards and criteria for each subcategory of land use within the BC/NPA shall be as follows: 

(1)       BC/NPA LOW DENSITY RESIDENTIAL:   The purpose of this BC/NPA low density land use subcategory is to direct low density residential development to lands adjacent to, or presently included within, the designated BC/NPA boundary where central sewer may not be available within three to five years, but where such low density development, if allowed, would otherwise facilitate the build-out and efficacy of the designated BC/NPA community.  The objective of this subcategory is to increase, through long-term planning, the financial feasibility and reasonable likelihood of the urban service provider expanding central sewer throughout the designated BC/NPA, to support the long-term sustainability of the BC/NPA, and to better preserve and protect conservation, rural, and agricultural lands surrounding the BC/NPA from piecemeal development, and the adverse impacts thereof.   

(a)       Uses allowed:  Low density single-family detached residential.  

(b)       Density allowed: Maximum of two (2) units per acre, served by septic.  Higher densities shall not be authorized within this subcategory unless and until the property is connected to central water and sewer.  Any change in density based upon the availability of central water and sewer will require a land use amendment and the redesignation of the subject property to one of the higher density subcategories of the BC/NPA, as described below.

(c)        Intensity allowed:  None.  Nonresidential uses are not allowed within the BC/NPA Low Density Residential category. 

(2)       BC/NPA MIXED USE RESIDENTIAL: This land use subcategory allows higher density residential development and neighborhood-serving commercial uses on thirty (30) or more contiguous acres within the BC/NPA that are served by central water and sewer, or will be served by central water and sewer concurrent with the completion of the development.  Connection to central water and sewer shall be a condition of development order approval for any project in this subcategory, and shall be a pre-condition to the County issuing a final certificate of occupancy or plat for any portion of the approved development. 

(a)       Uses allowed:  Single and Multi-Family Residential, Neighborhood Serving Commercial, Public, and Civic Uses.

(b)       Density allowed:  Residential density shall not exceed six (6) units per acre. Clustering is encouraged, and may be required by the County, to protect significant habitat and wetlands, to avoid other areas of environmental concern, or to facilitate the creation of open space, public squares, and the like.  Home occupations are allowed, if the use will not create any off-site impacts because of noise, odor, fumes, vibration, lighting, glare, or signage, and if designed at a neighborhood-scale and neighborhood character;

(c)        Intensity allowed:  Non-residential uses within this category shall be limited to neighborhood-serving and neighborhood-scale retail uses and services, including water-dependent uses, such as neighborhood-scale private marinas and boat storage facilities.  Such non-residential uses may not exceed five (5) percent of the gross acreage of this subcategory within the designated BC/NPA.  Intensity of development shall not exceed a Floor Area Ratio of fifty (50) percent (0.5 FAR), and an impervious surface area ratio of sixty (60) percent (0.60 ISR).

(d)       Public Uses allowed in this category include squares, parks, golf courses, pools, playgrounds, passive recreation areas, preserved natural resource areas, equestrian centers, water dependent non-residential uses, such as public community or neighborhood docking facilities, and other similar shared amenities. Public uses shall comprise a minimum of fifteen (15) percent of this category within the designated BC/NPA.  Public uses as specified in this section shall not exceed a floor area ratio of forty (40) percent (0.40 FAR) and an impervious surface area ratio of fifty (50) percent (0.5 ISR); 

(e)       Civic uses allowed in this category include churches, libraries, meeting halls, schools, government buildings, and post offices and the like, may be included within this category.  Civic uses as specified in this section shall not exceed a floor area ratio of forty (40) percent (0.40 FAR) and an impervious surface area ratio of fifty (50) percent (0.5 ISR);  

(f)         Locational criteria:  Non-residential uses, as described above, may only be located at collector and arterial road intersections, intersections of subdivision collectors and arterial or collector roads, or as part of a master plan if the proposed non-residential use and location are compatible with existing development and land uses.

(3)       BC/NPA RURAL TOWN CENTER:   The BC/NPA shall be designed around a town center that affords maximum exposure to a mix of commercial, resort, office, and high density residential uses served by central water and sewer.  The town center shall be designated on the Future Land Use Map as the BC/NPA Rural Town Center (RTC).  The BC/NPA shall include a minimum of five (5) percent and a maximum of ten (10) percent of the gross acreage designated as RTC.  The county may allow the designation of more than one RTC in the BC/NPA if such design would be financially feasible and facilitate a more efficient and effective delivery of services and land uses for the BC/NPA.  However, if more than one area is designated RTC, the acreages for all parcels so designated shall not exceed in total the RTC percentages stated above.

Each RTC shall serve as the employment center(s) for the BC/NPA and provide for the highest density and intensity of development within the BC/NPA.  Residential neighborhoods within each RTC will be designed to surround the RTC, and will be linked thereto by street grid networks, bike paths, and pedestrian paths. Residential and mixed-use development within the RTC will be organized around public spaces, such as village greens and squares, which will buffer the higher density and intensity development from lower density development. The lowest impact residential uses shall be located at the outer boundaries of the RTC.

(a)       Uses allowed:  Each RTC will provide the opportunities for permanent and seasonal residents of the BC/NPA and surrounding rural areas to work, shop, live, and recreate by designing the RTC area to include a mix of single family, multi-family, public, civic, and commercial uses, as follows:

(1)       Density allowed:  Residential density shall not exceed eight (8) dwelling units per acre, for single family and multifamily housing.  Multifamily housing, including condominiums, apartment buildings, and townhouses, shall comprise not less than fifteen (15) percent of the RTC.  Density bonuses for affordable and workforce housing to a maximum of ten (10) units per acre is authorized within the RTC.  Clustering of residential multifamily development is encouraged to facilitate the creation of open space, public squares, parks, and to protect natural resources located within the RTC area;

(2)       Commercial uses, including retail, entertainment, resort, lodging, private marinas, restaurants, services, and other compatible non-residential uses.  Intensity of development shall not exceed a floor area ratio of fifty (50) percent (0.50 FAR), and an impervious surface area ratio of seventy-five (75) percent (0.75 ISR).  Outdoor broadcasting or music shall be prohibited for all commercial or other non-residential uses.  Commercial uses shall comprise not less than fifteen (15) percent of the RTC;

(3)       Public Uses, including squares, parks, golf courses, pools, playgrounds, equestrian centers, public water-dependant uses, and such other amenities, which shall comprise no less than five (5) percent of the RTC;

(4)       Civic uses, including churches, libraries, meeting halls, schools, government buildings, post offices, and the like, which shall comprise no less than one (1) percent of the RTC;

(b)       To ensure that the RTC is designed to incorporate the constraints and advantages specific to the surrounding area and existing site conditions, incorporating vegetatio