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<br /> r Alternative 3 : Rural Villages
<br /> This is an innovative approach that is being discussed and may be implemented in several counties
<br /> in Florida. This alternative is similar in many ways to two concepts already found in the
<br /> comprehensive plan . Those concepts are Traditional Neighborhood Design (TND ) projects and New
<br /> Town projects . Pointe West, currently under construction near 16 `° Street and 74” Avenue , is an
<br /> example of a TND project. TNDs are intended to be pedestrian friendly , mixed use communities .
<br /> TNDs, however, require that a least a portion of the project area be located within the urban service
<br /> area . In contrast, New Towns are generally much larger and must be located entirely outside the
<br /> urban service area.
<br /> As with Alternative '_' , this alternative involves the creation of a new land use designation and a nea
<br /> zoning district . As proposed, projects approved as Rural Villages would be located entirely outside
<br /> the urban service area with a minimum separation distance from the urban service area .
<br /> This is essentially a compact. higher density project implemented through a Transfer of Development
<br /> Rights ( TDR ) program . Any TDR program must have a sending area and a receiving area . A
<br /> conservation easement would be placed over sending areas to ensure that the sending areas could not
<br /> be developed . The receiving area would be the rural village . These areas would be compact and
<br /> small . They would be developed as TND projects to ensure compactness and to limit impacts on
<br /> surrounding areas . Although the specific rules have not been determined, rural villages would have
<br /> to meet certain requirements, such as the following :
<br /> • the village area must contain a minimum of 200 acres ;
<br /> • there must be five times as many sending ( open space) acres as village acres ;
<br /> All
<br /> • project streets must be designed to accommodate and promote pedestrian and bicycle trips ,
<br /> as well as automobiles ;
<br /> • the project must contain a mix of residential , retail , office , and institutional uses ;
<br /> • the residential density of the village area must be at least 6 units/acre .
<br /> This type of development can preserve agriculture , open space , and natural habitat . The TDR and
<br /> open space requirements can create a greenbelt, lower initial infrastructure costs , and facilitate the
<br /> efficient delivery of public services . Perhaps more importantly, this type of development pattern can
<br /> preserve the rural character of the area and promote community identity .
<br /> This type of development, however, can be difficult to implement . The Rural Villages concept is
<br /> likely to require significant land consolidation as well as the transfer and purchase of a great deal of
<br /> development rights . As envisioned , the consolidation of land. as well as the sale and purchase of
<br /> development rights would be through the private sector and would not involve the government . For
<br /> those reasons , patience and cooperation among multiple land owners would be required .
<br /> If this alternative is chosen, actual plan amendment language must be developed . For that reason ,
<br /> if this alternative is chosen it must be processed with plan amendments submitted during the July
<br /> 2001 plan amendment submittal window .
<br /> Consistenev with the Comprehensive Plan
<br /> Staff reviews each comprehensive plan amendment request for consistency with all applicable
<br /> policies of the comprehensive plan . As per Section 800 . 07 ( 1 ) of the county code ,
<br /> the
<br /> "comprehensive plan may only be amended in such a way as to preserve the internal consistency of
<br /> the plan pursuant to Section 163 . 3177 ( 2 ) F. S .
<br /> The goals , objectives and policies are the most important parts of the comprehensive plan . Policies
<br /> are statements in the plan which identify the actions which the county will take in order to direct the
<br /> JUNE 59 2001 f ;
<br /> - 63 -
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