State puts brakes on Perdido Key development cap increase

State puts brakes on Perdido Key development cap increase

From staff reports
February 6, 2008

Florida’s Department of Community Affairs (DCA) has declined to sign off on a recent move to raise development ‘dwelling cap’ limits on Perdido Key.

The Escambia County Commission passed an ordinance raising the caps in December.

The ordinance would raise allowable building densities and heights for residential and mixed use areas on the Key. New resort zoning districts would allow 30 dwelling or hotel units per acre, up to 20 stories. A recommended ‘density bonus’ program, to be implemented in the future, would allow up to 50 hotel units per acre, in exchange for public water access easements.

The measure would increase the number of residential units from an estimated 7,150 to 12,000 and hotel rooms from 1,000 to 2,500.

The ordinance also establishes coastal and transportation provisions, an evacuation standard, revises the Coastal High Hazard Area definition, and includes policies for coastal habitat and development.

The ordinance text is available at: http://www.co.escambia.fl.us/departments/planning_zoning/documents/CPA2007-02-CPerdidoKeyCapRemoval.pdf

In a January 31 letter to Escambia’s Board of Commissioners, DCA Comprehensive Planning Chief Mike McDaniel outlines a number of agency concerns with the planned cap change. DCA officially found the ordinance ‘not in compliance’ with Florida law. This is the second time the agency has kicked the proposed change back for retooling.

“The Department is concerned that the anticipated land use plan is not adequately supported by appropriate information on the need for the anticipated uses, and for facilities and services,” McDaniel writes, in the January 30 letter.

“There are also fundamental issues with the evacuation clearance times and definition of the Coastal High Hazard Area, and with natural resource protection.”

Some of the issues may be solved with minor changes, while others require significant attention, according to DCA. Agency officials offered to meet with Escambia planners to rework the ordinance.

DCA must approve any new land use ordinance, like the Perdido Key dwelling cap change, by finding it ‘in compliance’ with Florida law, before it may be implemented.