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IN
ORDI4A CE NO.
' AN ORDINANCE OF THE CITY OF CLEARWATER, FLORIDA,
RELATING TO THE LAND DEVELOPMENT CODE; CREATING SECTIONS
137.061 THROUGH 137.068, CODE OF ORDINANCES, TO PROVIDE
FOR A CONCURRENCY MANAGEMENT SYSTEM; PROVIDING
DEFINITIONS, STANDARDS AND PROCEDURES; PROVIDING FOR A
xf. CONCURRENCY TEST; PROVIDING FOR A CERTIFICATE OF
CAPACITY; PROVIDING FOR FEES; PROVIDING EXEMPTIONS;
PROVIDING FOR APPEALS; PROVIDING AN EFFECTIVE DATE.
'r* BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
CLEARWATER, FLORIDA:
S•
,'1 C
Section 1. Chapter 137, Code of Ordinances, is amended by the creation
of Article VIII, consisting of Sections 137.061 through 137.068, inclusive, to
f`. read:
ARTICLE VIII. CONCURRENCY MANAGEMENT SYSTEM
Sec. 137.061. Definitions.
As used in this article:
(1) "Applicant" means a person who applies to the city for a development
: order.
(2) "Certificate of capacity" means the document issued by the city
=.7 indicating the quantity of public facilities that are available and reserved for
the property described in the certificate, including any limits on uses,
densities, and intensities of an approved development of the property, and
containing an expiration date.
(3) "Concurrency" means that adequate public facilities meeting the
k level of service standard are or will be available no later than the impacts of
J
a development.
=i (4) "Concurrency test" means a comparison of a development's impact on
public facilities with the capacity of public facilities that are, or will be,
available no later than the impacts of development.
` (5) "De minimis" means development that generates fewer than 140 trips
per day. A de minimis designation runs with the land for each parcel for which
4fs it is granted. A subsequent subdivision of such a parcel does not entitle
` subdivided lots to de minimis exemptions in excess of the total exemption
granted to the original parcel.
(6) "Development" has the meaning as set forth in Section 380.04,
1. Florida Statutes.
(7) "Development order" means any order, permit or other official action
of the city granting, denying, or granting with conditions an application for
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development.
(8) "Final development order" means any of the following: z
(a) Development of regional impact;
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(b) Final approved site plan;
(c) Certified site plan;
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(d) Final subdivision plat; or
(e) Building permit. r
(9) "Level of service standard" means the number of units of capacity'
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per unit of demand adopted by the city in the comprehensive plan.
(10) "Hon-concurrency affidavit" means a document signed by an applicant rs_
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,
which defers the application for a certificate of capacity and the concurrency y.
test, acknowledges that future rights to develop the property are subject to the
deferred concurrency test, and acknowledges that no vested rights have been
granted by the city or acquired by the applicant without such a test.
(11) "Preliminary development order" means any of the following:
(a) Annexation; ;
(b) Land use amendment;
}
(c) Zoning atlas amendment;
(d) Conditional use;
(e) Variance;
(f) Preliminary site plan;
(g) Preliminary subdivision,plat;
(h) Clearing and grubbing permit; and
(i) Tree removal permit.
(12) "Public facilities" means roads, potable water, sanitary sewer,
solid waste, drainage, public parks, and mass transit.
(13) "Traffic impact study" means the study described in Section 136.028,
Code of Ordinances.
(14) "Vested" means having the right to develop or continue development
notwithstanding the comprehensive plan.
Sec. 137.062. Application for Certificate of Capacity.
(1) Each applicant for a final development order, except as provided in
Section 137.064(1), shall apply for a certificate of capacity. a
(2) Each applicant for a preliminary development order, except as
provided in Section 131.064(1), shall elect one of the following options: ?
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(a) Apply for a certificate of capacity; or
f (b) Execute a non-concurrency affidavit.
Sec. 137.063. Concurrency Test.
' (1) The city shall perform a concurrency test for each application for I'A
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a certificate of capacity, except as provided in Sec. 137.064. '`
(2) A preliminary development order for a development that requires one
or more public facilities provided by entities other than the city shall
condition the issuance of any final development order for the same parcel on the :.
..''4 availability of such public facilities consistent with Policy 2B.3.3 of the
comprehensive plan. The city may enter into an agreement with each public or fr'
private entity that provides public facilities in the city to establish the
responsibilities of the city and the provider of public facilities in providing
data for, or conducting, a concurrency test.
• ,.t5
(3) If the capacity of available public facilities is equal to or
greater than the capacity required to maintain the level of service standard for
the impact of the development, the concurrency test is passed, and the applicant
shall receive a certificate of capacity.
(4) If the capacity of available public facilities is less than the
capacity required to maintain the level of service standard for the impact of
the development, the concurrency test is not passed, and the applicant shall
-'h select one of the following options:
(a) Accept a 15-day encumbrance of public facilities that are available, „,??'Tyy. •'
Liar ,_ u t
and, within the same 15-day period, amend the application to reduce the needed '.?r`?-? ?4 •_ ;_'
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public facilities to the capacity that is available;
:gar (b) Accept a 90-day encumbrance of public facilities that are available,
k' and, within the same 90-day period, arrange to provide for public facilities
that are not otherwise available; , ?? •
{7 (c) Reapply for a certificate of capacity not less than 6 months
following the denial of an application for a certificate of capacity; or
_ 'f3r?3
d Appeal the denial of the application for a certificate of capacity,
pursuant to the provisions of Sec. 137.068.
Sec. 137.064. Exemptions from Concurrency Test.
(1) The following development orders are exempt from this article, and
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may commence development without a certificate of capacity:
(a) Replacement of structures that do not increase the needed capacity _
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of public facilities;
(b) Doom additions to residences (including, but not limited to screen
rooms);
(c) Accessory structures to residences;
(d) Amenities at residences, including swimming pools, fences, and
walls;
(e) Signs;
(f) Utility stations and substations;
(g) Public safety facilities;
(h) Communication towers (alone);
(i) Parking facilities open to the public;
(j) Use permits/right-of-way permits;
(k) Fill-in permits if the original shell permit is vested prior to May
31, 1990, or passed a concurrency test on or after May 31, 1990; and
(1) Expansions that were disclosed by the applicant and subject to a
concurrency test as part of the original application (i.e., phased development).
(2) In order to monitor the cumulative effect on the capacity of public
facilities, a concurrency test shall be performed for the following development
orders that shall receive a certificate of capacity regardless of the results
of the concurrency test:
(a) Development that creates de minimis impact on public facilities.
Expansions and redevelopment that were not disclosed in original applications
shall not be exempt as de minimis unless the combined trip generation of the
original development and all subsequent expansions and redevelopments are less
than the de minimis threshold,
(b) Development that is determined to be vested.
Sec. 137.065. Level of Service Standards.
(1) In conducting the concurrency test, the city shall apply the level
of service standards according to the following criteria for each public
facility:
(a) Potable water: Water service area;
(b) Sanitary sewer: Sewer facility availability;
(c) Drainage: Drainage basin;
(d) Solid.waste: City-wide;
- (e) Parks and recreation: City-wide;
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(f) (toads: Section 136.028, Code of Ordinances.
(2) The city may consider the following forms of mitigation of deficient
G road cond itions:
15
..
(a)
System improvements, including but not limited to turn lanes,
signals, acceleration/deceleration lanes, and intersection improvements;
(b) Travel time/speed studies conducted using methodology and data
acceptable to the city manager; and
(c) Alternative transportation programs, incentives and disincentives,
` including but not limited to transit systems, carpools, vanpools, limited
;t parking, and staggered work hours.
.:? (3) The city reserves the right to accept or reject specific mitigation
`S plans. The following are not generally acceptable mitigation strategies:
(a) Improvements to roads that are not below level of service standards;
(b) Diverted trips; and
(c) Averaging (system analysis instead of by link),
.'` Sec . 137.066. Certificate of Capacity.
.R (1) A certificate of capacity shall be issued by the director of
planning and development.
(2) A certificate of capacity shall be valid for the same period of time
f as the development order with which it was issued. If the development order does
not have an expiration date, the certificate of capacity shall be valid for two
(2) years.
(3) A certificate of capacity may be extended according to the same
terms and conditions as the underlying development order. If a development order
is granted an extension, the certificate of capacity, if any, shall also be
A extended.
(4) A certificate of capacity may be extended to remain in effect for
.` the life of each subsequent development order for the same parcel, as long as
•? b?
the applicant obtains a subsequent development order prior to the expiration of
s the earlier development order.
p (5) A certificate of capacity runs with the land and is valid only for
. da
'
s?
subsequent development orders for the same parcel, and
to new owners of the
" i original parcel for which it was issued.
(6) A certificate of rapacity shall expire if the underlying development
5
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ie ? r ? ;:?. -' -.-t r -' - aL '•.is-r,-r+rs' as. - : se z:. •rr: %.-., s c:.to. t iti r 'ear- a
order expires or is revolted by the city and the capacity has not been extended
to a subsequent development order for the same parcel.
Sec. 137.067. Fees.
(1) The city shall charge each applicant a concurrency test fee in an
amount to be established by resolution by the city commission. The concurrency
test fee shall not be refundable.
(2) The city shall charge a processing fee to any individual that
}
.'t requests an informal analysis of capacity if the requested analysis requires
substantially the same research as a concurrency test. The processing fee shall
be non-refundable and non-assignable to concurrency tests.
(3) The city shall charge a certificate of capacity fee to be paid upon
the approval of, and prior to the issuance of, each certificate of capacity.
This fee shall'be in the form of pre-payment of the capacity being reserved, or
some other financial assurance provided by the applicant that is acceptable to
the city. The certificate of capacity fee may be refunded if development does
not proceed, and if the city has not expended or obligated the money for pre-
construction costs or construction of the facility. However, that portion of
a refundable fee which represents the pre-payment of the road impact fee may be
refunded only if the road impact fee has not be transferred to Pinellas County;
if, the road impact fee portion has been transferred to Pinellas County, the
applicant may request a refund from Pinellas County.
(4) The following types of development shall be exempt from paying the
concurrency test fee, and may defer payment of the certificate of capacity fee
until the city issues the certificate of occupancy:
(a) Enterprise zones;
(b) Community redevelopment districts; and
(c) Affordable housing, as determined by resolution of the city
commission.
Sec. 137.068. Appeals.
(1) An applicant may appeal a denial of a certificate of capacity on
any of the following grounds:
(a) A technical error;
(b) The applicant provided alternative data or a traffic mitigation plan
that was rejected by the city; or
(c) Unwarranted delay in review, not caused by the applicant, that
6
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1
allowed capacity to be given to another applicant.
(2) Appeal of denial of a certificate of capacity shall be to the city
manager.
Section 2, This ordinance shall take effect on May 31, 1990.
PASSED ON FIRST READING May 3, 1990
PASSED ON SECOND AND
FINAL. READING AND ADOPTED M y 17, 1990
Rita Garvey
Mayor-Commissioner
Attest:
Cyn a E. Gou ea
Cit Clerk
Approved as to form and correctness:
M. A. Ga rait , Jr.
City Attorney