What is a Comprehensive Plan?
Why Plan?
As citizens in Florida we face a whole host of issues that directly affect everyday life including everything from where we live and work, to how we get around, how we protect our environment, where we get our drinking water from, and where our children go to school. These issues and many more like them are highly complex and are very often interlinked. The issues are so complex yet so vitally important, that the State of Florida mandates that all Cities and Counties create and maintain a Comprehensive Plan that addresses them. These Comprehensive Plans guide the decision making processes for all local governments and strive to create better communities and a higher standard of living for citizens.
What's so Comprehensive About It
The State of Florida mandates that every jurisdiction’s Comprehensive Plan contain a minimum of ten major topics of discussion called Elements. The required elements are Future Land Use, Housing, Transportation, Parks and Recreation, Infrastructure, Public Schools, Conservation, Intergovernmental Coordination, Coastal Management, and Capital Improvements. Many jurisdictions have additional elements that are specific to their needs and aren’t required of other jurisdictions.
Future Land Use
The Future Land Use Element establishes all the types and locations of land uses allowed in the County and policies to guide those land uses. “Future Land Use” is different from “zoning.” Future land use designations establish general ranges of uses that are permitted in each district, while zoning districts include a specific list of permitted uses. Future Land Use designations also establish a range of densities (amount of residential development per acre) and intensities (amount of non-residential development per acre) for each land use category, but do not guarantee that the maximum amount of development allowed within the district will be permitted on a specific site. Zoning districts, on the other hand, establish specific lot sizes and building sizes for each district.
Housing
The Housing Element focuses on providing a diverse range of housing and specifically addresses the following:
- How the County will provide adequate residential areas for the current and future residents of the County;
- How affordable housing will be provided or preserved for lower income families; and
- How substandard housing units will be eliminated or rehabilitated.
Transportation
The Transportation Element documents the locations, capacity, and current usage of all types of transportation systems in the County, including:
- Roads
- Mass Transit
- Bicycle
- Pedestrian
In addition to describing the existing conditions of the transportation systems, this Element establishes acceptable operating standards called Level of Service standards for each type and size of transportation facility. If the amount of use of a certain facility is projected to exceed its established Level of Service standard, then that facility must then be scheduled for improvement, or new development in the area will be restricted. Projects intended to correct deficiencies are found in the Capital Improvements Element.
Natural Resources
The Conservation Element describes the use and protection strategies for the County’s natural resources such as air, lakes, rivers, marine habitats, aquifer recharge areas, wetlands, estuaries, beaches, soils, floodplains, minerals, wildlife, etc.
The Recreation and Open Space Element documents all the public parks, playgrounds, ball fields, swimming facilities, community centers and other recreation and open space amenities available to the residents of the County. Like other elements of the Comprehensive Plan that deal with physical facilities, the Recreation and Open Space Element establishes an acceptable operating standard, Level of Service standard, for parks to be provided in the County and determines if current facilities are adequate for the current population. Projects intended to correct existing deficiencies and future needs are found in the Capital Improvements Element.
Public Schools
The Public Schools Element describes the location, capacity, and current usage of the public educational facilities in the County. The Element covers elementary, middle, and high schools as well as specialized and charter schools and administrative facilities. By establishing Level of Service standards for each type of educational facility, the School Board can identify areas of existing and anticipated deficiencies. Projects intended to correct deficiencies are found in the Capital Improvements Element.
Capital Improvements
The Capital Improvements Element relies upon other elements of the Comprehensive Plan that deal with public facilities such as the Transportation, Infrastructure, Parks, and Schools Elements to identify the capital improvements that are necessary to support the project land use of the County. Improvements to these public facilities that are needed to correct existing deficiencies as well as anticipated needs are outlined here. For each improvement the Element must spell out the:
- Type of improvement;
- Extent of the improvement;
- Projected cost per year;
- Method of funding; and
- Schedule of work.
The Capital Improvements Element must be updated every year to make sure that the County always provides a 5-year capital plan and must be “financially feasible”. Financial Feasibility requires that specific money sources are set aside to pay for each particular project.
Infrastructure
The Infrastructure Element addresses the provision of urban services such potable water, sewer, stormwater, and solid waste (garbage) disposal, as well as aquifer recharge protection. This Element documents the extent, capacities, and usage of each type of urban service and establishes acceptable operating standards called Level of Service standards for each of them. If the amount of use of a certain facility is projected to exceed its established level of service standard, then that facility must then be scheduled for improvement, or new development in the area will be restricted. Projects intended to correct deficiencies are found in the Capital Improvements Element.
Coastal Management
This Element is intended to facilitate the restoration, maintenance, and enhancement of the coastal environment through protection of marine and coastal habitat, limitation of development in high hazard zones, and mitigation of impacts of future natural disasters (hurricanes).
Intergovernmental Coordination
This Element outlines the County’s efforts to coordinate its own proposed development vision with those of adjacent Cities and Counties. It also explains how potential disputes with other governmental agencies will be handled.
Economic Development
Although an Economic Development Element is not required by State statutes, it can become a very important part of the County’s vision for the future. This Element can be used to establish programs for encouraging development and redevelopment in specific areas by targeting public investment or providing incentives. Through these incentives and programs, the County can be proactive in attracting and guiding development in a manner that helps achieve the County’s long-term land use vision.
Historic Preservation
This Element is not required by State statutes, however, development pressure threatening the historic resources of many Florida communities has prompted some jurisdictions to create a Comprehensive Plan Element specifically addressing historic preservation. The Historic Preservation Element in Charlotte County compiles location and site data and establishes development policies aimed at preserving both specific sites and the character of historic areas.
