Land Use Study for Montura Ranch Estates

KICKOFF MEETING

SATURDAY, NOVEMBER 16 TH

CENTRAL COUNTY WATER CONTROL DISTRICT MEETING ROOM – CLEWISTON, FLORIDA

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Welcome and Introductions Hendry County Staff

Consultants from Waldrop Engineering

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Meeting Agenda

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I. Welcome and Introductions

II. Land Use Study Overview and Purpose

III. Community Planning 101

IV. Community Survey

V. Project Schedule and Deliverables

VI. Community Meeting Schedule

VII. Stay Informed, Next Steps & Closing Remarks

Purpose of Today’s Meeting

Introduce you to the team working for your community

Discuss why the study is important and its purpose

Introduce you to the study area and take a look at the community

from a land planning perspective

Discuss planning concepts that help create a healthy community:

Future Land Use

Zoning Districts

Compatible Uses

Receive your thoughts through a community survey

Layout the schedule and ways for you to stay informed

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Purpose of the Land Use Study

Understand the community’s needs & vision relating to:

RESIDENTIAL Land Uses (Single-Family, Mobile Homes, etc.)

AGRICULTURAL Land Uses (Household/domestic use)

Neighborhood COMMERCIAL Land Uses (Retail, Office, Markets, Restaurant)

INDUSTRIAL Land Uses (Warehousing to Manufacturing)

CIVIC Land Uses (Parks, Schools, Churches & Conservation)

Provision of PUBLIC SERVICES & INFRASTRUCTURE (Roads, Utilities, Stormwater)

Generally to improve public understanding of community planning efforts, both short-term & long-term.

Establish a base level of property protections for the long-term health,

safety and welfare of the community.

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Community Planning 101 TERMS:

Zoning – An ordinance enacted by the Commissioners that sets

forth regulations and standards relating to the nature and extent

of uses of land and structures, which is consistent with the

comprehensive plan of the county.

Zoning District – The classification of all land within county, in

accordance with the zoning map. Zoning districts protect a

neighborhood from encroachments by land uses that are

inconsistent with its character.

Comprehensive Plan – The adopted official statement of Hendry

County that sets the goals, policies, and objectives which direct

the physical, social, and economic development of the county.

Land Development Code – The development regulations and

procedures of the county which are to implement the

comprehensive plan.

Land Use – The type of use activity occurring on a land parcel or

within a building situated upon a land parcel.

Density – The number of dwelling units permitted per acre of land.

Intensity – The number of square feet of development per acre by

land use type with for non-residential land uses.

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Study Area

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CCWCD Boundary Approximately 10,950 acres

(17.1 sq. miles)

6,177 parcels

Montura Estates Approximately 8,672 acres

(13.6 sq. miles)

6,140 parcels

Montura Ranch Estates Overview

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Current Population: 3,654

Additional Potential Population: 15,571

Total Buildout/Population: 19,225

Average Household Size: 3.2 (Florida 2.5, Hendry County 3.0)

Current Population =

3,654 19%

Additional Potential =

15,571 81%

TOTAL POTENTIAL

POPULATION = 19,225

0%

Population

TOTAL POTENTIAL POPULATION = 19,225

Montura Ranch Estates Overview

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Average Parcel Size 1.25 acres

Residential – 1,742 acres ◦ Mobile Home – 1,390 acres (979 parcels)

◦ Single-Family – 334 acres (226 parcels)

◦ Multi-Family – 18 acres (7 parcels)

Vacant Residential 6,160 acres (4,866 parcels)

TOTAL POTENTIAL RESIDENTIAL 7,902 acres

Residential 22%

Vacant 78%

TOTAL POTENTIAL

RESIDENTIAL = 7,902 acres

0%

Residential Uses

Residential Vacant TOTAL POTENTIAL RESIDENTIAL = 7,902 acres

Montura Ranch Estates Overview

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Residential – 7,902 acres 91%

Commercial – 18 acres

0%

Churches – 36 acres 1%

Agriculture, Commercial – 51

acres 1%

Open Space / Civic (CCWCD) – 632

acres 7%

Park / Community Center – 5 acres

0%

Land Use Breakdown

Residential – 7,902 acres Commercial – 18 acres

Churches – 36 acres Agriculture, Commercial – 51 acres

Open Space / Civic (CCWCD) – 632 acres Park / Community Center – 5 acres

Balanced Community Today Future?

Residential 91% 65%

Agricultural 1% 1%

Commercial <1% 5%

Industrial 0% 2%

Parks / Civic / Church <1% 7%

Open Space/ Preserves 7% 20%

Future Land Use Map

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Most Land in Montura Estates is

designated Residential – Pre-existing

Rural Estates

Uses permitted in Montura Ranch

Estates are: residential and general an

high intensity commercial, as well as

institution and recreation uses.

Density is one unit per acre.

FAR (intensity) is 0.25.

Not intended to receive urban services.

The areas that were established prior to

the adoption of Hendry County’s Future

Land Use Categories; reflects the

existence of large-scale lot

developments and other rural sub-

divided parcels.

Zoning Map

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Most land in Montura is zoned Rural Residential Farm (RR-F)

which allows:

1. Domestic farm animals for household

use without numeric limit, except: a. Shall be enclosed on possessor's

property properly; b. Shall be fed, watered, and cared for in

proper manner; c. Keeping does not create a nuisance;

d. Animal waste shall not be allowed to remain on the premises creating a health or environmental hazard;

e. May not be bred for sale and animal products may not be sold.

2. Commercial agricultural activities.

3. Barbed wire fences.

Land Rights are important

Protections through basic regulations are also important

The study is seeking a balance between protecting your property and the freedom to use it as you please without negatively impacting your neighbors.

The goal is compatibility

Compatibility means: land uses co-exist in relative proximity to each other in a stable fashion over time such that no use is unduly negatively impacted directly or indirectly by another use.

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Land Use Compatibility

Compatibility includes consideration of

impacts such as noise, vibration, odor,

lighting or visual impacts.

Ask the question, “Is the health, safety

and welfare of the one of the

properties at risk because of the

impacts from the other?”

Typically the more intense impacts the

less intense. Example: manufacturing

next to houses.

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Land Use Compatibility

Community Survey

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Study Area Land Uses

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6 BASIC LAND USES:

1. RESIDENTIAL (Single-Family, Multifamily, Mobile Homes, etc.)

2. AGRICULTURAL (Household / domestic use)

3. COMMERCIAL (Retail, Office, Markets , Medical, Restaurant)

4. INDUSTRIAL (Warehousing to Manufacturing)

5. CIVIC (Recreation / Parks, Schools, Churches & Conservation)

6. PUBLIC SERVICES & INFRASTRUCTURE (Roads, Utilities, Stormwater)

Land Use Discussion: Residential

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EXAMPLES:

Single-Family Residential

Mobile Homes

RVs

Community Survey

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YES NO UNDECIDED

Residential – single-family

Residential – mobile homes

Residential – other (please specify)

Agricultural – cropland

Agricultural – livestock

Commercial – neighborhood scale

Recreation – public & private facilities

Conservation / preserve lands

Which of the following LAND USES should be encouraged in the community?

Land Use Discussion: Neighborhood Commercial & Industrial

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EXAMPLES:

“Neighborhood” Retail

Office and Medical

Warehouses

Manufacturing

Processing

Community Survey

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Which of the following COMMERCIAL, INDUSTRIAL & OFFICE LAND USES, if any,

should be encouraged?

YES NO UNDECIDED

Convenience commercial (grocery stores, laundromats, cafes, hardware, etc.)

Professional service or offices

Medical offices

Light industrial (warehousing, storage, assembly)

Heavy industrial (manufacturing, trucking)

Famer’s Markets

Food Trucks

Other non-residential uses? (please list)

Land Use Discussion: Public & Civic

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EXAMPLES:

Churches

Schools

Daycare

Parks

Community Survey

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Which of the following PUBLIC / CIVIC USES, if any, should be encouraged?

YES NO UNDECIDED

Churches, places of worship

Schools (public or private)

Community gardens

Recreation – community & neighborhood parks

Recreation – active (sports fields and playgrounds)

Recreation / Conservation – passive

(such as hiking and nature trails)

Other Public / Civic uses? (please list)

Land Use Discussion: Household Agricultural

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Household horticulture –

Horticulture includes vegetable gardens and fruit trees.

Domestic farm animal for household use Any animal which is normally raised for

breeding, harness, riding, food, milk, eggs, or

wool for personal consumption only – no

commercial selling of product or animals.

Community Survey

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Which of the following NON-COMMERCIAL AGRICULTURAL USES should be encouraged?

YES NO UNDECIDED

Greenhouses / Gardens

Should there be limitations on the number and type of

farm animals based on property size or location?

Domestic farm animals for household use only:

Chickens / Poultry

Horses

Cattle

Pigs / Swine

Other Non-commercial Agricultural Uses? (please list)

Ways to Take the Survey

1) Online through SurveyHero.com (Spanish and English)

https://surveyhero.com/c/MonturaStudy2019

2) Pick up paper copy at the Central County Control Water District Office

475 S. Cabbage Palm Street

RETURN PAPER SURVEY BY:

1) Email monturastudy@gmail.com OR

2) Drop off at the Central County Control Water District Office

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Project Outcomes & Deliverables

Assessment Report Complete January 2020

Survey Results Community Survey – Nov through Jan 2020

Amendments to the Comprehensive Plan & Future Land Use Map;

and the Land Development Code & Zoning Districts Draft Amendments – Feb through April 2020

Public Hearings & State Review – May through July 2020

Goal is to be completed by Summer of 2020

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Please Provide Your Contact Information For Future Notifications: Email Address

Mailing Address

RESOURCES

Montura Study Quicklink on Hendry County’s Website http://www.hendryfla.net

Hendry County Facebook

https://www.facebook.com/hendrycounty

Questions or Comments? Email: monturastudy@gmail.com

Call: 863-612-4752

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Stay Informed!

Thank You for Coming! COMMUNITY MEETINGS SCHEDULE

January 25, 2020, 10 a.m. – Present results of the survey and existing conditions assessment.

February 29, 2020, 10 a.m – Present preliminary concepts on land use amendments and locate non-residential land uses in the community.

April 4, 2020, 10 a.m. – Review proposed Comprehensive Plan, Land Development Code and community map amendments.

COUNTY PUBLIC HEARINGS May through July 2020 – Local Planning Agency and Board of County Commissioners meetings to adopt Comprehensive Plan and Land Development Code amendments.

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