City of Mexico Beach Planning & Zoning Board Regular Meeting Monday, October 30, 2017 Public Workshop 12:30 P.M. Civic Center 105 N.

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1 City of Mexico Beach Planning & Zoning Board Regular Meeting Monday, October 30, 2017 Public Workshop 12:30 P.M. Civic Center 105 N. 31 st Street Post 1 Don Coakley Alternate Post 1 James Hogan Post 2 Jim Bush Alternate Post 2 Vacant Post 3 Jack Kerigan Post 4 Bill Driver Post 5 Elizabeth Wilker ROLL CALL COMPREHENSIVE PLAN DISCUSSION 1. Presentation of current Comprehensive Plan in comparison to statutory requirements of (2)(f). 2. Input from public regarding coastal areas vulnerable to flooding. 3. Future Land Use Element. 4. Transportation Element 5. Receive policy direction from Planning and Zoning Board regarding changes to the Comprehensive Plan. MISCELLANEOUS 1. Next Comp Plan Meeting. 2. Other Various and Sundry Items. ADJOURN *Anyone deciding to appeal a decision by the Board on any matter considered at this or any subsequent meeting will need a record of the proceedings, and for purposes of that appeal, may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based. **You are hereby notified that in accordance with Florida Statutes, you have the right to appeal any decision made by the Board with respect to any matter considered at the above referenced meeting. You may need to ensure that a verbatim record of the proceedings is made which may need to include evidence and testimony upon which the appeal is based. Any person requiring a special accommodation at this meeting because of a disability or physical impairment should contact Adrian Welle, City Clerk, at 114 N 22 nd Street, Mexico Beach, Florida 32410; or by phone at (850) at least five calendar days prior to the meeting. If you are hearing or speech impaired, and you possess TDD equipment, you may contact the City Clerk using the Florida Dual Party Relay System, which can be reached at (TDD). 1

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3 Flood Local Planning and Regulations Flood A flood is the partial or complete inundation of normally dry land. The various types of flooding include riverine flooding, coastal flooding, and shallow flooding. Common impacts of flooding include damage to personal property, buildings, and infrastructure; bridge and road closures; service disruptions; and injuries or even fatalities. 3 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 21

4 Local Planning and Regulations F-1 Incorporate Flood Mitigation in Local Planning FEMA Resources/Publications FEMA 100, 268, 473 Comprehensive planning and floodplain management can mitigate flooding by influencing development. Strategies include: Determining and enforcing acceptable land uses to alleviate the risk of damage by limiting exposure in flood hazard areas. Floodplain and coastal zone management can be included in comprehensive planning. Developing a floodplain management plan and updating it regularly. Mitigating hazards during infrastructure planning. For example, decisions to extend roads or utilities to an area may increase exposure to flood hazards. Adopting a post-disaster recovery ordinance based on a plan to regulate repair activity, generally depending on property location. Passing and enforcing an ordinance that regulates dumping in streams and ditches. Establishing a green infrastructure program to link, manage, and expand existing parks, preserves, greenways, etc. Obtaining easements for planned and regulated public use of privately-owned land for temporary water retention and drainage. F-2 Form Partnerships to Support Floodplain Management Partnerships between local, state, and regional entities help expand resources and improve coordination. Consider the following actions: Developing a stormwater committee that meets regularly to discuss issues and recommend projects. Forming a regional watershed council to help bring together resources for comprehensive analysis, planning, decision-making, and cooperation. Establishing watershed-based planning initiatives to address the flood hazard with neighboring jurisdictions. Forming a citizen plan implementation steering committee to monitor progress on local mitigation actions. Include a mix of representatives from neighborhoods, local businesses, and local government Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

5 Flood Local Planning and Regulations F-3 Limit or Restrict Development in. Floodplain Areas FEMA Resources/Publications FEMA 100, 268, 473 Flooding can be mitigated by limiting or restricting how development occurs in floodplain areas through actions such as: Prohibiting or limiting floodplain development through regulatory and/or incentive-based measures. Limiting the density of developments in the floodplain. Requiring that floodplains be kept as open space. Limiting the percentage of allowable impervious surface within developed parcels. Developing a stream buffer ordinance to protect water resources and limit flood impacts. Prohibiting any fill in floodplain areas. F-4 Adopt and Enforce. Building Codes and Development Standards FEMA Resources/Publications FEMA 100, 268, P-762 The use of building codes and development standards can ensure structures are able to withstand flooding. Potential actions include: Adopting the International Building Code (IBC) and International Residential Code (IRC). Adopting ASCE Flood Resistant Design and Construction. ASCE 24 is a referenced standard in the IBC that specifies minimum requirements and expected performance for the design and construction of buildings and structures in the flood hazard areas to make them more resistant to flood loads and flood damage. Adding or increasing freeboard requirements (feet above base flood elevation) in the flood damage ordinance. Prohibiting all first floor enclosures below base flood elevation for all structures in flood hazard areas. Considering orientation of new development during design (e.g., subdivisions, buildings, infrastructure, etc.). Setting the design flood elevation at or above the historical high water mark if it is above the mapped base flood elevation. Using subdivision design standards to require elevation data collection during platting and to have buildable space on lots above the base flood elevation. Requiring standard tie-downs of propane tanks. Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 5 23

6 Local Planning and Regulations F-5 Improve Stormwater Management Planning Rainwater and snowmelt can cause flooding and erosion in developed areas. Stormwater management practices to prevent. this include: Completing a stormwater drainage study for known problem areas. Preparing and adopting a stormwater drainage plan and ordinance. Preparing and adopting a community-wide stormwater management master plan. Regulating development in upland areas in order to reduce stormwater run-off through a stormwater ordinance. Linking flood hazard mitigation objectives with EPA Stormwater Phase II initiatives. Developing engineering guidelines for drainage from new development. Requiring a drainage study with new development. Encouraging the use of Low Impact Development techniques F-6 Adopt Polices to Reduce Stormwater Runoff In addition to stormwater management, techniques to reduce rain runoff can prevent flooding and erosion, such as: Designing a natural runoff or zero discharge policy for stormwater in subdivision design. Requiring more trees be preserved and planted in landscape designs to reduce the amount of stormwater runoff. Requiring developers to plan for on-site sediment retention. Requiring developers to construct on-site retention basins for excessive stormwater and as a firefighting water source. Encouraging the use of porous pavement, vegetative buffers, and islands in large parking areas. Conforming pavement to land contours so as not to provide easier avenues for stormwater. Encouraging the use of permeable driveways and surfaces to reduce runoff and increase groundwater recharge. Adopting erosion and sedimentation control regulations for construction and farming Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

7 Flood Local Planning and Regulations F-7 Improve Flood. Risk Assessment FEMA Resources/Publications FEMA 416, 467-1, B-797 Heighten awareness of flood risk with the following: Incorporating the procedures for tracking high water marks following a flood into emergency response plans. Conducting cumulative impact analyses for multiple development projects within the same watershed. Conducting a verification study of FEMA s repetitive loss inventory and developing an associated tracking database. Regularly calculating and documenting the amount of flood-prone property preserved as open space. Requiring a thorough watershed analysis for all proposed dam or reservoir projects. Developing a dam failure study and emergency action plan. Using GIS to map areas that are at risk of flooding. Obtaining depth grid data and using it to illustrate flood risk to citizens. Incorporating digital floodplain and topographic data into GIS systems, in conjunction with Hazus, to assess risk. Developing and maintaining a database to track community exposure to flood risk. Revising and updating regulatory floodplain maps. F-8 Join or Improve Compliance with NFIP FEMA Resources/Publications FEMA 100, 209, FIA-15A, NFIP Technical Bulletins The National Flood Insurance Program (NFIP) enables property owners in participating communities to purchase insurance protection against flood losses. Actions to achieve eligibility and maintain compliance include: Participating in NFIP. Adopting ordinances that meet minimum Federal and state requirements to comply with NFIP. Conducting NFIP community workshops to provide information and incentives for property owners to acquire flood insurance. Designating a local floodplain manager and/or CRS coordinator who achieves CFM certification. Completing and maintaining FEMA elevation certificates for pre-firm and/or post-firm buildings. Requiring and maintaining FEMA elevation certificates for all new and improved buildings located in floodplains. Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 7 25

8 Local Planning and Regulations F-9 Manage the Floodplain Beyond Minimum Requirements FEMA Resources/Publications FEMA 100, 209, 213, 268, 480; FIA-15A F-10 Participate in the CRS FEMA Resources/Publications FEMA 100, 209, 213, 268, 480; FIA-15A F-11 Establish Local. Funding Mechanisms. for Flood Mitigation In addition to participation in NFIP, implementing good floodplain management techniques that exceed minimum requirements can help minimize flood losses. Examples include: Incorporating the ASFPM s No Adverse Impact policy into local The Community Rating System (CRS) rewards communities that exceed the minimum NFIP requirements. Depending upon the. level of participation, flood insurance premium rates are discounted for policyholders. Potential activities that are eligible to receive credit include: Advising the public about the local flood hazard, flood insurance, and flood protection measures. Enacting and enforcing regulations that exceed NFIP minimum standards so that more flood protection is provided for new development. Implementing damage reduction measures for existing buildings such as acquisition, relocation, retrofitting, and maintenance of drainageways and retention basins. Taking action to minimize the effects of flooding on people, property, and building contents through measures including flood warning, emergency response, and evacuation planning. Potential methods to develop local funding sources for flood mitigation include: Using taxes to support a regulatory system. Using impact fees to help fund public projects to mitigate impacts of floodplain management programs. Revising the floodplain ordinance to incorporate cumulative substantial damage requirements. Adopting a no-rise in base flood elevation clause for the flood damage prevention ordinance. Extending the freeboard requirement past the mapped floodplain to include an equivalent land elevation. Including requirements in the local floodplain ordinance for homeowners to sign non-conversion agreements for areas below base flood elevation. Establishing and publicizing a user-friendly, publicly-accessible repository for inquirers to obtain Flood Insurance Rate Maps. Developing an educational flyer targeting NFIP policyholders on increased cost of compliance during post-flood damage assessments. Annually notifying the owners of repetitive loss properties of Flood Mitigation Assistance funding. Offering incentives for building above the required freeboard minimum (code plus). land development (e.g., increased runoff). Levying taxes to finance maintenance of drainage systems and capital improvements Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

9 Flood Structure and Infrastructure Projects F-12 Remove Existing Structures from Flood Hazard Areas Communities may remove structures from flood-prone areas to minimize future flood losses by acquiring and demolishing or relocating structures from voluntary property owners and preserving lands subject to repetitive flooding. F-13 Improve Stormwater Drainage System Capacity Rainwater and snowmelt can cause flooding and erosion in. developed areas. Structural stormwater management projects that prevent this include: Installing, re-routing, or increasing the capacity of a storm drainage system. Increasing drainage or absorption capacities with detention and retention basins, relief drains, spillways, drain widening/dredging or rerouting, logjam and debris removal, extra culverts, bridge modification, dike setbacks, flood gates and pumps, or channel redirection. Increasing capacity of stormwater detention and retention basins. Increasing dimensions of drainage culverts in flood-prone areas. Using stream restoration to ensure adequate drainage and diversion of stormwater. Requiring developers to construct on-site retention basins for excessive stormwater and as a firefighting water source. Providing grassy swales along roadsides. F-14 Conduct Regular Maintenance for Drainage Systems and Flood Control Structures Regular maintenance will help drainage systems and flood control structures continue to function properly. Potential activities include: Performing regular drainage system maintenance, such as sediment and debris clearance, as well as detection and prevention of discharges into stormwater and sewer systems from home footing drains, downspouts, or sewer pumps. Implementing an inspection, maintenance, and enforcement program to help ensure continued structural integrity of dams and levees. Routinely cleaning debris from support bracing underneath low-lying bridges. Routinely cleaning and repairing stormwater drains. Regularly clearing sediment build-up on riverbanks near aerial lines. Inspecting bridges and identifying if any repairs or retrofits are needed to prevent scour. Incorporating ice jam prevention techniques as appropriate. Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 9 27

10 Structure and Infrastructure Projects F-15 Elevate or Retrofit Structures and Utilities FEMA Resources/Publications FEMA 54, P-85, 114, P-259, 347, P-348, P-499 Structures and utilities can be elevated to reduce flood. damage, including: Elevating structures so that the lowest floor, including the basement, is raised above the base flood elevation. Raising utilities or other mechanical devices above expected flood levels. Elevating and anchoring manufactured homes or, preferably, keeping manufactured homes out of the floodplain. Relocating utilities and water heaters above base flood elevation and using tankless water heaters in limited spaces. F-16 Floodproof Residential and Non-Residential Structures FEMA Resources/Publications FEMA P-55, 114, P-259 Floodproofing techniques may protect certain structures from flood damage, including: Wet floodproofing in a basement, which may be preferable to attempting to keep water out completely because it allows for controlled flooding to balance exterior and interior wall forces and discourages structural collapse. Encouraging wet floodproofing of areas above base flood elevation. Using water resistant paints or other materials to allow for easy cleanup after floodwater exposure in accessory structures or in a garage area below an elevated residential structure. Dry floodproofing non-residential structures by strengthening walls, sealing openings, or using waterproof compounds or plastic sheeting on walls to keep water out Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

11 Structure and Infrastructure Projects F-17 Protect Infrastructure FEMA Resources/Publications FEMA P-259, 345, 543, B-797 F-18 Protect Critical Facilities FEMA Resources/Publications FEMA P-259, 345, 543, B-797 Mitigation techniques can be implemented to help minimize losses to infrastructure from flood events, such as: Techniques to protect critical facilities from flood events include: Elevating roads and bridges above the base flood elevation to maintain dry access. In situations where flood waters tend to wash roads out, construction, reconstruction, or repair can include not only attention to drainage, but also stabilization or armoring of vulnerable shoulders or embankments. Raising low-lying bridges. Floodproofing wastewater treatment facilities located in flood hazard areas. Floodproofing water treatment facilities located in flood hazard areas. Depending on its infrastructure capabilities, using check valves, sump pumps, and backflow prevention devices in homes and buildings. Using bioengineered bank stabilization techniques. Requiring that all critical facilities including emergency operations centers (EOC), police stations, and fire department facilities be located outside of flood-prone areas. Requiring all critical facilities to meet requirements of Executive Order and be built 1 foot above the 500-year flood elevation. Installing/upgrading stormwater pumping stations. Raising electrical components of sewage lift stations above base flood elevation. Raising manhole openings using concrete pillars. Installing watertight covers or inflow guards on sewer manholes. Installing flood telemetry systems in sewage lift stations. Installing back-up generators for pumping and lift stations in sanitary sewer systems along with other measures (e.g., alarms, meters, remote controls, and switchgear upgrades). Building earthen dikes around flood-threatened critical facilities. Using bioengineered bank stabilization techniques. F-19 Construct Flood. Control Measures Small flood control structures can be built to prevent flood damage. Examples include: Using minor structural projects that are smaller and more localized (e.g., floodwalls or small berms) in areas that cannot be mitigated through non-structural activities or where structural activities are not feasible due to low densities. Using revetments (hardened materials placed atop existing riverbanks or slopes) to protect against floods. Using bioengineered bank stabilization techniques. 11 Flood Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 29

12 Natural Systems Protection F-20 Protect and Restore Natural Flood Mitigation Features FEMA Resources/Publications FEMA 100, 268 Natural resources provide floodplain protection, riparian buffers, and other ecosystem services that mitigate flooding. It is important to preserve such functionality with the following: Protecting and enhancing landforms that serve as natural mitigation features (i.e., riverbanks, wetlands, dunes, etc.). Using vegetative management, such as vegetative buffers, around streams and water sources. Protecting and preserving wetlands to help prevent flooding in other areas. Establishing and managing riparian buffers along rivers and streams. Retaining natural vegetative beds in stormwater channels. Retaining thick vegetative cover on public lands flanking rivers. F-21 Preserve Floodplains. as Open Space FEMA Resources/Publications FEMA 100, 268 Preserving natural areas and vegetation benefits natural resources while also mitigating potential flood losses. Techniques include: Developing an open space acquisition, reuse, and preservation plan targeting hazard areas. Developing a land banking program for the preservation of the natural and beneficial functions of flood hazard areas. Using transfer of development rights to allow a developer to increase densities on another parcel that is not at risk in return for keeping floodplain areas vacant. Compensating an owner for partial rights, such as easement or development rights, to prevent a property from being developed. F-22 Increase Awareness of Flood Risk and Safety Ideas for increasing flood risk awareness include the following: Encouraging homeowners to purchase flood insurance. Annually distributing flood protection safety pamphlets or brochures to the owners of flood-prone property. Educating citizens about safety during flood conditions, including the dangers of driving on flooded roads. Using outreach programs to advise homeowners of risks to life, health, and safety. Offering GIS hazard mapping online for residents and design professionals. Establishing a Program for Public Information (PPI) with a PPI committee (as suggested by Activity 332 of the CRS Coordinator s Manual) Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

13 Flood Education and Awareness Programs F-23 Educate Property. Owners about Flood. Mitigation Techniques FEMA Resources/Publications FEMA Building Code Tool Kit (FEMA CD) Educate property owners regarding options for mitigating their properties from flooding through outreach activities such as: Using outreach activities to facilitate technical assistance programs that address measures that citizens can take or facilitate funding for mitigation measures. Encouraging homeowners to install backflow valves to prevent reverse-flow flood damages. Encouraging residents in flood-prone areas to elevate homes. Educating the public about securing debris, propane tanks, yard items, or stored objects that may otherwise be swept away, damaged, or pose a hazard if picked up and washed away by floodwaters. Asking residents to help keep storm drains clear of debris during storms (not to rely solely on Public Works). Other flooding-related mitigation actions may also apply to other hazards. See the sections entitled Storm Surge, Erosion, and Multiple Hazards for other possible ideas. 13 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 31

14 Local Planning and Regulations Sea Level Rise Sea level rise causes land loss in low-lying coastal areas, such as coastal wetlands and barrier islands, and occurs at the highest rates where land is already subsiding. Sea level rise also exacerbates erosion and flooding as new areas become vulnerable to storm surge, wave action, and tides. 1 Climate change models predict that sea level risk will accelerate in the next century. This could result in billions of dollars in losses. 1 Adapting to Climate Change: A Planning Guide for State Coastal Managers, National Oceanic and Atmospheric Administration Office of Ocean and Coastal Resource Management, Sea Level Rise Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 41

15 Local Planning and Regulations SLR-1 Map and Assess Vulnerability to Sea Level Rise SLR-2 Manage Development in High-Risk Areas To better understand and assess local vulnerability to sea level rise, consider actions such as: Modeling various what-if scenarios to estimate potential vulnerabilities in order to develop sea level rise mitigation priorities. Using GIS to map hazard areas, at-risk structures, and associated hazards (e.g., flood and storm surge) to assess high-risk areas. Developing an inventory of public buildings and infrastructure that may be particularly vulnerable to sea level rise. Adding future conditions hydrology and areas that may be inundated by sea level rise to Digital Flood Insurance Rate Maps (DFIRM). Local governments can mitigate future losses resulting from sea level rise by regulating development in potential hazard areas through land use planning, including: Using zoning, subdivision regulations, and/or a special sea level rise overlay district to designate high-risk areas and specify the conditions for the use and development of specific areas. Promoting conservation and management of open space, wetlands, and/or sea level rise boundary zones to separate developed areas from high-hazard areas. Prohibiting the redevelopment of areas destroyed by storms or chronic erosion in order to prevent future losses. Encouraging compact community design in low-risk areas. Establishing setbacks in high-risk areas that account for potential sea level rise. SRL-3 Prevent Infrastructure Expansion in High-Risk Areas Future development can be protected from damage resulting from sea level rise through the following: Setting guidelines for annexation and service extensions in high-risk areas. Locating utilities and critical facilities outside of areas susceptible to sea level rise to decrease the risk of service disruption. Requiring all critical facilities to be built 1 foot above the 500-year flood elevation (considering wave action) or the predicted sea level rise level, whichever is higher Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

16 Sea Level Rise Structure and Infrastructure Projects SRL-4 Protect Buildings. and Infrastructure Existing structures, infrastructure, and critical facilities can be protected from sea level rise through the following: Acquiring and demolishing or relocating structures located in high-risk areas. Retrofitting structures to elevate them above potential sea level rise levels. Retrofitting critical facilities to be 1 foot above the 500-year flood elevation (considering wave action) or the predicted sea level rise level, whichever is higher. Replacing exterior building components with more hazardresistant materials. Natural Systems Protection SLR-5 Preserve High-Hazard Areas as Open Space Preserve open space to benefit natural resources and to reduce risk to structures from potential sea level rise. Techniques include: Developing an open space acquisition, reuse, and preservation plan targeting hazard areas. Developing a land banking program for the preservation and management of the natural and beneficial functions of flood hazard areas. Adopting rolling easements along the shoreline to promote natural migration of shorelines. Using transfer of development rights to allow a developer to increase densities on another parcel that is not at risk in return for keeping floodplain areas vacant. Compensating an owner for partial rights, such as easement or development rights, to prevent a property from being developed. 16 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 43

17 Natural Systems Protection SLR-6 Protect and Restore Natural Buffers Natural resources provide floodplain protection, riparian buffers, and other ecosystem services that mitigate sea level rise. It is important to preserve such functionality with the following: Examining the appropriate use of beach nourishment, sand scraping, dune-gap plugs, etc., for coastal hazards. Implementing dune restoration, plantings (e.g., sea oats), and use of natural materials. Examining the appropriate use of sediment-trapping vegetation, sediment mounds, etc., for coastal hazards. Planting sediment-trapping vegetation to buffer the coast against coastal storms by collecting sediment in protective features such as dunes or barrier islands. Performing sand scraping using bulldozers to deposit the top foot of sand above the high-tide line to reinforce the beach without adding new sand. Using sediment mounds to act as artificial dunes or plugs for natural dune gaps in order to slow the inland progress of stormrelated wind and water. Education and Awareness Programs SLR-7 Increase Awareness of Sea Level Rise Improve public awareness of risks due to sea level rise through outreach activities such as: Encouraging homeowners to purchase flood insurance. Using outreach programs to facilitate technical assistance programs that address measures that citizens can take or facilitate funding for mitigation measures. Annually distributing flood protection safety pamphlets or brochures to the owners of property in high-risk areas. Educating citizens about safety during flood conditions, including the dangers of driving on flooded roads. Using outreach programs to advise homeowners of risks to life, health, and safety. Offering GIS hazard mapping online for residents and design professionals. Disclosing the location of possible sea level rise areas to potential buyers. Other sea level rise-related mitigation actions may also apply to other hazards. See the sections entitled Flood, Storm Surge, Erosion, and Multiple Hazards for other possible ideas. Climate change is likely to exacerbate the effects of other hazards as well. See the other sections for possible ideas. 44 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 17

18 Storm Surge Local Planning and Regulations Storm Surge A storm surge is a large dome of water, often 50 to 100 miles wide, that rises anywhere from 4 to 5 feet in a Category 1 hurricane and up to more than 30 feet in a Category 5 storm. Storm surge arrives prior to a hurricane s landfall, and the greater the hurricane s intensity, the sooner the surge arrives. Storm surge can be devastating to coastal regions, causing flooding, severe beach erosion, and property damage along the immediate coast. Furthermore, water can rise very rapidly due to storm surge, posing a serious threat to people remaining in inundation areas. 18 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 55

19 Local Planning and Regulations SS-1 Adopt Building Codes. and Development Standards Building codes and development standards can be established to mitigate storm surge damage. Possible regulations include: Adopting the International Building Code (IBC) and International Residential Code (IRC). Adopting ASCE Flood Resistant Design and Construction. ASCE 24, created by the American Society of Civil Engineers, is a referenced standard in the IBC that specifies minimum requirements and expected performance for the design and construction of buildings and structures in flood hazard areas to make them more resistant to flood loads and flood damage. Establishing design standards for buildings located in areas susceptible to storm surge. Implementing V-zone construction requirements for new development located in coastal A-zones. Adopting building requirements for higher elevation in inundation zones. Requiring open foundations (e.g., piles or piers) in coastal areas. Requiring deep foundations in order to avoid erosion and scour. SS-2 Improve Land Use Planning and Regulations SS-3 Minimize Risk to New Facilities and Infrastructure FEMA Resources/Publications FEMA P-55, P-499, B-797 Land uses should be planned and regulated to minimize the impact of storm surge. Possible measures to implement include: Developing and maintaining a beach management plan. Adopting shoreline setback regulations and establishing coastal setback lines. Infrastructure and critical facilities can be protected from storm surge damage through the following: Locating future critical facilities outside of areas susceptible to Adopting coastal zone management regulations. Eliminating all obstructions in areas along the coast subject to inundation by the 1-percent-annual-chance flood event with additional hazards associated with storm-induced waves (also known as the V-zone). Planning for future storm surge heights due to sea level rise. Limiting or prohibiting development in areas along the coast subject to inundation by the 1-percent-annual-chance flood event with additional hazards associated with storm-induced waves (referred to as the V-zone on Flood Insurance Rate Maps). Adopting coastal A-zones, areas of special flood hazard that extend inland and are subject to breaking waves between 1.5 and 3 feet, and ensuring that they are mapped accurately. Adopting and enforcing coastal A-zones in A-zones. storm surge. Requiring that all critical facilities meet requirements of Executive Order and be built 1 foot above the 500-year flood elevation (considering wave action) Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

20 Storm Surge Local Planning and Regulations SS-4 Map and Assess Vulnerability to Storm Surge Storm surge risk can be better assessed and monitored with mapping techniques, including the following: Using GIS to map areas that are at risk to inundation by storm surge. Developing and maintaining a database to track community vulnerability to storm surge. Structure and Infrastructure Projects SS-5 Construct Structural. Control Techniques Structural controls can be used to lessen the impact of storm surge. Examples include the following: Constructing groins to capture material along the shoreline in order to trap and retain sand. Installing geotextile sand tubes to trap sand or protect beachfront properties. Building a coastal berm to absorb waves and protect the shoreline from erosion. Building a storm berm to keep rock protection in place and provide a slow supply of sediment to the coastal system. SS-6 Protect Infrastructure. and Critical Facilities FEMA Resources/Publications FEMA P-55, P-499, B-797 Infrastructure and critical facilities can be protected from damage by storm surge through the following: Reorienting near-shore roads so they are parallel (not perpendicular) to the beach to prevent the channelization of storm surge and wind inland. Constructing seawalls or other structures to protect critical facilities located on the shoreline. Relocating existing vulnerable critical facilities outside of high-risk areas. 20 Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards 57

21 Natural Systems Protection SS-7 Protect and Restore Natural Buffers Natural resources provide floodplain protection, riparian buffers, and other ecosystem services that mitigate storm surge risk. It is important to preserve such functionality with the following: Examining the appropriate use of beach nourishment, sand scraping, dune-gap plugs, etc., for coastal hazards. Implementing dune restoration, plantings (e.g., sea oats), and use of natural materials. Evaluating the appropriate use of sediment-trapping vegetation, sediment mounds, etc., for coastal hazards. Planting sediment-trapping vegetation to make the coast more resistant to coastal storms by collecting sediment in protective features such as dunes or barrier islands. Performing sand scraping using bulldozers to deposit the top foot of sand above the high-tide line to reinforce the beach without adding new sand. Using sediment mounts to act as artificial dunes or plugs for natural dune gaps in order to slow the inland progress of storm-related wind and water. Education and Awareness Programs SS-8 Provide Information. on High-Risk Areas Increase public awareness of storm surge risk through the. following actions: Offering GIS hazard mapping online for residents and design professionals. More accurately mapping problem areas to educate residents about unanticipated risks. Upgrading maps provides a truer measure of risks to a community. Educating property owners in high-risk areas about mitigation options. Educating the public about risks, preparedness measures, and evacuation procedures. Other storm surge-related mitigation actions may also apply to other hazards. See the sections entitled Flood and Multiple Hazards for other possible ideas Mitigation Ideas: A Resource for Reducing Risk to Natural Hazards

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32 Comprehensive Plan Coastal Management Element Statutory Requirements, in part. Florida Statute (1) The Legislature recognizes there is significant interest in the resources of the coastal zone of the state. Further, the Legislature recognizes that, in the event of a natural disaster, the state may provide financial assistance to local governments for the reconstruction of roads, sewer systems, and other public facilities. Therefore, it is the intent of the Legislature that local government comprehensive plans restrict development activities where such activities would damage or destroy coastal resources, and that such plans protect human life and limit public expenditures in areas that are subject to destruction by natural disaster. (2) Each coastal management element required by s (6)(g) shall be based on studies, surveys, and data; be consistent with coastal resource plans prepared and adopted pursuant to general or special law; and contain: (f) A redevelopment component that outlines the principles that must be used to eliminate inappropriate and unsafe development in the coastal areas when opportunities arise. The component must: 1. Include development and redevelopment principles, strategies, and engineering solutions that reduce the flood risk in coastal areas which results from high-tide events, storm surge, flash floods, stormwater runoff, and the related impacts of sea-level rise. 2. Encourage the use of best practices development and redevelopment principles, strategies, and engineering solutions that will result in the removal of coastal real property from flood zone designations established by the Federal Emergency Management Agency. 3. Identify site development techniques and best practices that may reduce losses due to flooding and claims made under flood insurance policies issued in this state. 4. Be consistent with, or more stringent than, the flood-resistant construction requirements in the Florida Building Code and applicable flood plain management regulations set forth in 44 C.F.R. part Require that any construction activities seaward of the coastal construction control lines established pursuant to s be consistent with chapter Encourage local governments to participate in the National Flood Insurance Program Community Rating System administered by the Federal Emergency Management Agency to achieve flood insurance premium discounts for their residents. 32

33 City of Mexico Beach Comprehensive Plan GOAL FLU 1: CONTINUE TO PROVIDE THE FISCAL AND REGULATORY CONDITIONS NECESSARY TO PROTECT THE HEALTH, WELFARE, SAFETY AND QUALITY OF LIFE OF CITY CITIZENS CONSISTENT WITH CONTINUED ECONOMIC DEVELOPMENT AND PRIVATE PROPERTY RIGHTS. MAINTAIN A DEFINED PATTERN OF LAND USE INTENDED TO GUIDE THE PROVISION OF PUBLIC FACILITIES AND PROVIDE PREDICTABILITY IN MANAGING DEVELOPMENT AND CONTINUE TO MAINTAIN THE COMPATABILITY BETWEEN RESIDENTIAL AND EXISTING TOURIST FACILITIES. Objective OBJECTIVE 1.1: Maintain a Future Land Use Map which coordinates ffuture lland uuses categories with appropriate topography, soil conditions, conservation of natural resources and availability of facilities and services and ensures compatibility of uses. Policy 1.1.1: The City shall regulate land use through designation of Future lland uuse districts categories on athe official Future Land Use Map. The Future Land Use Map shall be used to determine the location and extent of development within the City consistent with conservation of natural resources and availability of public facilities and services. Policy 1.1.2: As described in this Plan, height for properties landward of the Coastal Construction Control Line (CCCL) shall be measured from one foot above the crown of the road directly adjacent to the property. If there is more than one road adjacent to the property, then the road with the highest elevation shall be used. Properties seaward of the CCCL shall have a maximum height measured from plus seventeen (17) feet above the North American Vertical Datum (NAVD) line, or per the Florida Department of Environmental Protection requirements. Policy 1.1.3: As used in this Plan, the definition of gross area shall be the portion of the parcel outside of a jurisdictional wetland boundary. Policy : Future Land uuse districtscategories depicted on the Future Land Use Map shall be described as follows. A. Residential Low-Density (RLD) 1. Residential Low-Density (RLD) i. Intent - This district category is intended to provide areas for the conservation of existing residential neighborhoods and development and new development of low-density neighborhoods consisting of single-family detached units on individual lots. Mobile homes are prohibited in this land use category. ii. Density - No more than six (6) dwelling units per acre. Future Land Use Element DRAFT PAGE 1 of 22 33

34 iii. iv. iv. Intensity Height - No more than 32 feet in height. not to exceed 40% lot coverage as determined by dividing total impervious area by the gross area of the site or lot, or as determined by Chapter 10D-6, FAC, whichever is more stringent. Maximum height for properties outside of the Coastal Construction Control Line (CCCL) is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus seventeen (17) feet above the NGVD line or per FDEP requirements. Impervious Surface Area - nnot to exceed 40% lot coverage as determined by dividing total impervious area by the gross area of the site or lot., or as determined by Chapter 10D-6, FAC, whichever is more stringent. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus 17' above the NGVD line or per FDEP requirements. Parking lot(s) will only be used for single family housing, churches or public recreational facilities. v. Allowable uses Single family residential; centralized utilities; houses of worship; public or non-commercial private recreation; home occupations; community residential homes as defined in , F.S. with six or fewer residents. vi. Development restrictions Houses of worship must be located on a collector or arterial roadway. B2. Residential General (RG) i. Intent - This district category is intended to provide areas for the location of low-density residential dwelling units including duplex, triplex, mobile homes (only in a state recognized or approved mobile home park) and manufactured housing. Mobile homes are prohibited in this land use category. ii. Density - No more than six (6) dwelling units per acre. iii. Intensity Height - No more than 32 feet in height. not to exceed 40% lot coverage as determined by dividing total impervious area by the gross area of the site or lot or as determined by Chapter 10D-6, FAC, whichever is more stringent. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the Future Land Use Element DRAFT PAGE 2 of 22 34

35 City of Mexico Beach Comprehensive Plan property. Properties within the CCCL are to have maximum height measured from plus 17' feet above the NGVD line or per FDEP requirements. iii. iv. iii.v. Impervious Surface Area Not to exceed 40% lot coverage as determined by dividing total impervious area by the gross area of the site. Allowable Uses All uses as provided for in Policy A.v.; duplexes; triplexes; quadraplexes. Development Restrictions Houses of worship must be located on a collector or arterial roadway. 3C. TouristHigh-Density-Residential (THDR) i. Intent - This districtcategory is intended to provide areas for touristorientedhigher-density residential development including seasonal rentalsapartments and condominiums, cottages, medium-density dwellings and other similar land uses. Mobile homes are prohibited in this land use category. ii. iii. iv. Density - No more than eight (8) dwelling units per acre. Intensity Height - No more than forty-eight (4832) feet in height. not to exceed 50% lot coverage as determined by dividing total impervious area by the gross area of the site or lot or as determined by Chapter 10D-5, FAC, whichever is more stringent. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus 17 feet' above the NGVD line or per FDEP requirements. Impervious Surface - nnot to exceed 50% lot coverage as determined by dividing total impervious area by the gross area of the site. or lot or as determined by Chapter 10D-5, FAC, whichever is more stringent. v. Allowable Uses Those uses allowable in Policy B.v. in addition to multi-family structures. iii.vi. Development Restrictions None. B. Commercial 1D. Tourist-Commercial (TC) i. Intent - This district cateagorycategory is intended to provide areas for lowintensity tourist-oriented commercial activities. including small motels, specialty shops, boutiques, souvenir shops, other similar businesses which are primarily Future Land Use Element DRAFT PAGE 3 of 22 35

36 seasonal in nature, and residences. Mobile homes are prohibited in this land use category. Intensity Height - No more than 32 feet in height. not to exceed 80% lot coverage as determined by dividing total impervious area by the gross area of the site or lot, or as determined by Chapter 100-6, FAC, whichever is more stringent. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus 17' above the NGVD line or per FDEP requirements. ii. ii.iii. Impervious Surface - nnot to exceed 80% lot coverage as determined by dividing total impervious area by the gross area of the site or lot, or as determined by Chapter 100-6, FAC, whichever is more stringent. Allowable Uses Lodging, low-intensity retail, restaurants, facilities which rent tourist-related activities, recreational activities, amusements which are contained on a total development site of one acre of land or less. iii. Performance mitigationdevelopment Restrictions - All commercial structures constructed in the Tourist-commercial district shall provide, and maintain in good order, buffers to adjacent residential structures in low-density residential districtsthe Low Density Residential and Residential General Future Land Use categories. Buffers shall be in the form of fencing, landscaping or other similar means necessary to mitigate traffic, noise, lighting, trespass or other similar nuisances and shall be further defined in the Land Development CodeRegulations. 2E. Mixed Use (MU) i. Intent This category is intended to promote a functional mixture of compatible uses within the same development or structure. ii. Density No more than fifteen (15) units to the acre. iii. Height No more than 48 feet in height. iv. Impervious Surface not to exceed ninety (90) percent lot coverage as dividing total impervious area by the gross area of the site. v. Allowable Uses Any use otherwise allowed by this Plan with exception to industrial uses, and subject to compatibility analyses and provided that no single use creates a nuisance to any other. vi. Development Restrictions Future Land Use Element DRAFT PAGE 4 of 22 36

37 a. No uses within this category may produce excessive noise, any smoke, glare, odors, or house at any time any hazardous materials. b. Buffers, setbacks, and other development standards to insure the compatibility of uses to each other internal and external to the project shall be as specified in the Land Development Regulations. c. No single use may be comprised of more than seventy-five (75) percent of the total of all uses within the development, unless the majority category is Recreation, Preservation, Conservation, or a combination of those three. d. A minimum of two (2) uses are required for projects under five (5) acres in size. e. A minimum of three (3) uses are required for projects five (5) acres and larger in size. f. Any residential development within the project boundary shall be located outside of the Coastal High Hazard Area. F. Tourist Mixed Use i. Intent This category provides for an integrated mix of resort uses that are predominantly tourist-oriented and seasonal in nature, and development will be designed to encourage connectivity among the uses. Development shall be clustered to the extent practical to provide open space and to protect environmentally sensitive areas. ii. iii. iv. vii. viii. Density No more than two (2) dwelling units to the acre within the total land area of the overall parent parcel. Single-family residential uses with accessory dwelling units may exceed the density if the parcel does not provide the required lot area by one unit to provide a single accessory structure on one developed single family residential lot. Height No more than 48 feet in height. Impervious Surface No to exceed seventy (70) percent lot coverage of the total project land area. Allowable Uses Single-family residential, multi-family residential, centralized utilities; houses of worship; public or private recreation; home occupations; community residential homes as defined in , F.S. with six or fewer residents, lodging establishments, neighborhood-scale commercial, beach club, office and service commercial, marinas, water-dependent uses. Percentage of Distribution of Uses At least three uses listed in part vii. above must be incorporated into the overall development, with one use a residential use. None of the land uses developed within the overall development may be Future Land Use Element DRAFT PAGE 5 of 22 37

38 City of Mexico Beach Comprehensive Plan less than ten (10) percent of the overall area of the development. The development may occur in phases. v. Development Restrictions a. Where practical, native vegetation will be used for common open spaces. Native vegetation may be identified from Waterwise Florida Landscapes, Landscaping to Promote Water Conservation Using the Principles of Xeriscape as produced by Florida s water management districts. b. Connection to central water and sanitary sewer systems shall be required prior to any issuance of a certificate of occupancy. c. This category may be implemented through the Planned Unit Development process as defined in the Land Development Regulations. d. A property or properties must be under single ownership or under unified control at the time the Tourist Mixed Use category is assigned by the City Council. FG. General-Commercial (GC) i.(a) Intent - This district category is intended to provide areas for the maintenance and development of high intensity commercial land uses. including retail sales and services, wholesale sales, shopping centers, office complexes, mobile home/rv parks (only in a state recognized or approved mobile home park), or other similar land uses, which generate concentrations of pedestrian and vehicular traffic. Mobile homes are prohibited in this land use category. ii. iii. iv. iv.v. Density None. Intensity Height - No more than 48 feet in height. not to exceed 90% lot coverage as determined by dividing total impervious area by the gross area of the site or lot, or as determined by Chapter 100-6, FAC, whichever is more stringent. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus 17' feet above the NGVD line or per FDEP requirements. Impervious Surface - Not to exceed ninety (90) percent% lot coverage as determined by dividing total impervious area by the gross area of the site. Allowable Uses Uses allowable in Policy D.; Retail sales and services; office uses; mobile home parks, RV parks, commercial uses not allowable in the Tourist Commercial Future Land Use category. Future Land Use Element DRAFT PAGE 6 of 22 38

39 vi. Performance mitigationdevelopment Restrictions - All commercial structures constructed in the General-Commercial district shall provide, and maintain in good order, buffers to parcels adjacent residential structures in low-density residential districtswhich are located in the Residential Low Density and Residential General Future Land Use categoreiscategories. Buffers shall be in the form of fencing, landscaping or other similar means necessary to mitigate traffic, noise, lighting, trespass or other similar nuisances and shall be further defined in the Land Development CodeRegulations. GH. Industrial (I) i. Intent This category is intended to provide locations for business uses that do not provided services that meet the General Commercial land use category definition. This category is provided to allow the siting of manufacturing and distribution uses. ii. iii. Density None. Height No more than fifty (50) feet in height, with exception to towers and other structures needed to service the primary function of the use. iv. Impervious Surface No more than seventy (70) percent lot coverage as determined by dividing the total impervious areas by the gross area of the site. v. Allowable Uses - those uses not otherwise allowed in any other Future Land Use category as described in this Plan. vi. Development Restrictions Industrial performance standards that pertain to noise, smoke, glare, odor, and other compatibility issues shall be set forth in the Land Development Regulations. CFHI. Public/Institutional District (PI) 1Note: deleted district to be consistent with the other FLU category descriptions. i. Intent - This district category is intended to provide areas for public uses.buildings and grounds, churches, cemeteries, institutions, and other similar land uses. Mobile homes are prohibited in this land use category. Intensity Height - For buildings and structures, nno more than 32 feet in height. not to exceed 90% lot coverage as determined by dividing total impervious areas by the gross area of the site or lot. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL Future Land Use Element DRAFT PAGE 7 of 22 39

40 are to have maximum height measured from plus 17' feet above the NGVD line. ii. ii.iii. iii. iv. Impervious Surface - nnot to exceed ninety (90) percent% lot coverage as determined by dividing total impervious areas by the gross area of the site or lot. Allowable Uses Houses of worship; cemeteries; public institutions; public uses such as parks, governmental buildings, and recreational spaces. Public/Institutional land uses shall be allowed in all land use districts except "Preservation" upon approval by the City Council.Note: If the intent is to allow these uses in all land use categories. Then they should be listed in each allowable uses section of the corresponding category. Development Restrictions Any request for a use for incarceration facilities must be approved by the City Council at a regularly scheduled public hearing. DGIJ. Recreation District (REC) i. Intent - This land use district category is intended to provide limited active and passive recreation areas open to the public. Mobile homes are prohibited in this land use category. i.ii. Density None. Intensity Height - For building and structures, no more than 32 feet in height. not to exceed 50% lot coverage, unless otherwise approved by the City Council. Maximum height for properties outside the CCCL is to be measured from one foot above the crown of the road directly in front of the property. Properties within the CCCL are to have maximum height measured from plus 17' feet above the NGVD line or per FDEP requirements. iii. iv. Impervious Surface - nnot to exceed fifty eighty (580) percent% lot coverage, unless otherwise approved by the City Council. Allowable Uses Limited ppublic and private active and passive recreational uses such as camping, golfing, walking, bicycling, and hiking trails, sports fields and courts, and water-dependent recreational uses such as boat docks, boat ramps and parking for boat trailers. Passive recreational uses such as picnic grounds, bird-watching,bird-watching and other wildlife viewing areas. Parking lots that are associated with beach access points. Uses may be for-profit recreational activities. Future Land Use Element DRAFT PAGE 8 of 22 40

41 City of Mexico Beach Comprehensive Plan ii.v. Development Restrictions No impervious surfaces shall be developed within fifty (50) feet of a jurisdictional wetland. Recreational uses that generate excessive noise shall not be allowed in this category. iii. Recreation land uses shall be allowed in all land use districts upon approvalby the City Council.N EHJ. Conservation District (CON) KEPT PRESERVATION This districtcategory is intended to conserve or protect natural resources or areas of environmental/recreational quality such as wetlands,. Designation of areas as conservation zones is not intended to preclude or prohibit development activities but rather provide an indicator that environmental features may be present which require special construction practices or additional permits. Density - None Height: None Impervious Surface: No greater than ten (10) percent total lot coverage. Allowable Uses: NOTE: Preservation and Conservation can be very similar categories. Need to discuss the intent of the differences between the two. i. Development Restrictions: ii. Conservation districts shall include: 1. Flood zones" A" and "V" depicted on current Flood Insurance Rate Map; 2. Areas suspected of containing jurisdictional wetlands; 3. Surface waters, which are under City jurisdiction; 4. Land area within 500 ft. of any municipal potable water well; 5. Areas of identified wildlife habitat which are under City jurisdiction, and; 6. Living marine resources, which are located in waters under city jurisdiction. FJ. Preservation District (PRS) Future Land Use Element DRAFT PAGE 9 of 22 41

42 City of Mexico Beach Comprehensive Plan i. (a) Intent - This district is intended to protect and preserve natural resources and locally designated environmentally sensitive resources. ii. iii. iv. Density None Height None Impervious Surface None except those associated with the development of boardwalks to preserve other natural resources such as dunes and wetlands. v. Allowable Uses Passive recreational activities such as those relating to beach activities, beach renourishment, and dune crossover boardwalks. i.vi. ii. iii. iv. Development Restrictions Development within this district is restricted to that which is created to preserve, enhance, or mitigate previous development or natural hazard activities which have degraded the natural state. All Cityowned access to beach dunes and beach areas shall be preserved without exception. (b) Preservation districts shall include: The dune and beach area south of US 98 between 8th Street and the eastern city limits; Areas seaward of the Coastal Construction Control Line surveyed and recorded by the Department of Environmental Protection. v. (c) All development activities in this district shall be prohibited except for beach renourishment, public recreation, dune protection, dune crossover walks, hazard mitigation from hurricanes, and emergency post-disaster activities. vi. (d) All City owned access to dunes and beach areas shall be preserved without exception. L. Agriculture (AG) i. Intent This category is intended to provide areas for the location of agriculture activities. ii. iii. iv. Density One dwelling unit per 10 acres. Height None Impervious Surface Not to exceed ten (10) percent lot coverage. Future Land Use Element DRAFT PAGE 10 of 22 42

43 v. Allowable Uses Those uses generally associated with agriculture uses such as ranching, food production, and animal breeding. vi. Development Restrictions Any activities associated with a slaughterhouse are not permitted in this category. Policy 1.1.5: For those properties identified on Map 1.1, and assigned the Tourist Mixed Use Future Land Use category by Ordinance 513, the following maximum development parameters apply to the entire 486-acres: A. Maximum 750 dwelling units. B. Maximum 55,000 square feet of heated and cooled commercial space, to include ancillary uses and structures. C. Maximum 15,000 square feet of heated and cooled office space, to include ancillary uses and structures. Policy 1.1.6: For those properties identified on Map 1.2, and assigned the Tourist Mixed Use Future Land Use category by Ordinance 513, the following policies shall apply: A. Prior to the development or construction of any communications towers or facilities, the developer of said tower or facility shall coordinate with the appropriate Tyndall Air Force Base (TAFB) representative for clearance that no adverse impact will be made to base operations as a result of the proposed development or construction. B. All construction shall incorporate the following practices which meet a higher standard for noise and vibration attenuation, unless it can be otherwise shown through professionally acceptable analysis that equivalent performance standards can be met by other means and methods: i. Exterior wall assembly construction shall have a laboratory sound transmission class (STC) rating of at least thirty-nine (39) at each room. ii. Exterior glazing assemblies and installation shall have a laboratory STC rating of at least twenty-eight (28) at each room. iii. Exterior door assemblies and installation shall have a laboratory STC rating of at least twenty-eight (28) at each room. iv. Combined roof and ceiling assembly construction shall have a laboratory STC rating of at least thirty-nine (39) at each room. v. Skylights shall have a laboratory STC rating of at least twenty-eight (28) at each room. Future Land Use Element DRAFT PAGE 11 of 22 43

44 vi. Attic ventilation shall be installed at the minimum sized required by the Florida Building Code. vii. Window and/or through-wall air conditioning units are prohibited. viii. Ducts on kitchen vents and bathroom vents are required to have backdraft dampers. ix. Penetration of exterior walls at pipes, ducts and conduits shall be caulked or mortared tight. x. Through-door and/or through-wall pet doors and/or mail slots shall be prohibited. xi. Fireplaces shall have flue dampers and doors. C. The developer shall provide a disclosure to customers, both in the contract of sale, and in the recorded covenants that describes the locality of TAFB to the property. In addition, both in the contract and the recorded covenants the developer shall notify customers that resulting affects from potential noise and vibration from the base operations may affect the enjoyment of their property. D. Mexico Beach shall coordinate with TAFB personnel to consider adoption of guidelines and standards for an avigation easement, the purpose of which are to preserve the military operations at TAFB, the mission of TAFB, and to protect public safety. If such guidelines and standards are adopted, the City shall adopted into its Land Development Regulations an avigation easement requirement which shall be implemented as appropriate. E. Beachside development shall be compliant with all regulations that protect adjacent marine environment. F. Development adjacent to and in line-of-sight of sea turtle nesting beaches shall utilize best available technology for all lighting, including long wavelength light sources, low mounting heights, and shielding as appropriate. Such development shall be compliant with Florida s Marine Turtle Protection Act, the Florida Administrative Code Rule 62B (4), and the Florida Administrative Code Rule 62B-55. G. Existing native vegetation in areas south of HWY 98 shall be retained and incorporated into the community landscape pallet by the developer to the extent possible to provide habitat for coastal upland animal species and to reduce the need for irrigation. Removal of existing native vegetation by the developer shall be limited to the minimum area required for any building or construction activities which are permitted by the applicable governmental agencies. H. Beach access walkovers and similar structures shall be compliant with state and federal agency standards to protect the structural integrity of the coastal dune system and conserve dune habitat. Future Land Use Element DRAFT PAGE 12 of 22 44

45 I. If or when state-listed shorebird species (including snowy plovers, piping plovers, American oystercatchers, black skimmers, and least terns) are wintering consistently on the parcels identified in this policy for substantial period of time in an established area, the developer or owner s association shall act to minimize activities which could interfere with the species, including placing restrictions on homeowners to allow their cats to range in such areas. J. Impacts by the developer to habitat of the St. Andrews beach mouse shall be minimized through: i. Clustering of dwelling units ii. The establishment of buffers of existing native vegetation between dwelling unit clusters along each row of development iii. Minimization of building footprints iv. Utilization of elevated boardwalk access to the beach v. Reduced roadway width where feasible vi. Retention of existing native vegetation and minimization of turf grasses, hardscape features, and other similar community design practices. In addition, restoration of beach mouse habitat with native vegetation shall be conducted by the developer where practical and restrictions shall be placed on the ability of homeowner s to allow their cats to range in such areas. K. In cooperation with the Florida Fish and Wildlife Conservation Commission, implementation of homeowner education and community signage to minimize the potential for bear-human interactions shall be of high priority of the developer. Also, bear-resistant trash receptacles shall be used throughout the development. L. The City of Mexico Beach shall work with the Florida Department of Transportation to reduce roadway speed limits and lower the potential for bear kills or injury from motorized vehicles. M. Wildlife habitat in existing natural areas such as nature preserves, lakes, ponds, rivers, streams, recreational areas, wetlands, uplands and floodplains shall be managed by the developer or responsible organization, such as an owner s association, to maintain the biological diversity of the native flora and fauna. This shall be implemented in a Planned Unit Development, master planning, or other similar process through techniques such as setbacks, retention of native vegetation, conservation easements and provisions for common areas. N. The developer shall retain sufficient habitat to support the maintenance, management, mitigation, or recovery of threatened or endangered flora and fauna species. Future Land Use Element DRAFT PAGE 13 of 22 45

46 O. Threatened and endangered species listed in official federal or state lists shall be identified and afforded the legal protective status provided by law. The City shall work with agencies responsible for enforcing those regulations. P. Monitoring data from the state and federal agencies shall be periodically reviewed by the developer or responsible organization, such as an owner s association, to determine the status of threatened and endangered species habitat within the development. Such review shall be submitted to the City annually, at minimum. Q. The developer shall preserve selected viable examples of significant natural upland communities and shall develop appropriate conservation strategies to permit appropriate development where preservation strategies cannot be accomplished. R. At the time of purchase, the developer and/or owner s association shall provide an educational pamphlet to homeowners on the importance of the natural resources within the development. The pamphlet shall emphasize appropriate measures to be taken to prevent human disturbance of environmentally sensitive areas and to minimize passive harassment of wildlife. Policy : The city shall consider the appropriateness of site conditions or site modifications relative to soils and topography as part of its development review process. Policy : The city shall considerreview the availability of facilities and services to serve proposed developments as part of its development review process. Availability of facilities and services shall be in conformance with the concurrency and level of service provisions found in Section VI of this Planthe Land Development Regulations. Policy : The City shall undertake measures to protect and conserve environmentally sensitive land and those areas designated aswithin the "ConservationPreservation" on the Future Land Use Mapland district. At a minimum, such measures shall include:goals, objectives and policies directing the preservation of these lands are located in the Conservation Element of this Plan. Prohibition of development in areas suspected ofpotentially containing jurisdictional wetlands until such time as a jurisdictional interpretation is conducted pursuant to Chapter 17-12, FAC pursuant to state law. i. Refer developers of property suspected of containing jurisdictional wetlands to the Department of Environmental Protection, and rreserve development permit approval until such time as jurisdictional interpretations and appropriate permits are obtained. Future Land Use Element DRAFT PAGE 14 of 22 46

47 City of Mexico Beach Comprehensive Plan ii. iii. iv. Prohibit construction of docks, piers, wharves and other similar structures in water bodies under city jurisdiction, unless specifically approved by the City Council. Coordinate with the Department of Environmental Protection on permits for development located seaward of the Coastal Construction Control Line. The City shall prohibit construction of major structures seaward of this line unless otherwise overruled by the Governor and Cabinet. Note: Consider eliminating this section and simply require the applicant to follow state law. Unless the City wants to prohibit all development seaward of the CCCL, then simply state that. Enforce the provisions of the Coastal Zone Protection Act through regulation of construction in the Coastal Building Zone. v. Enforce the provisions of the Flood Damage Prevention Ordinance. vi. vii. viii.i. Prohibit construction activities, which will degrade water quality in adjacent water bodies. Note: Is it the intent for this to only apply to development in the Conservation category? Stated here this is what the requirement is. Consider placing a policy like this in the Conservation Element, which applies to all land use categories, not just the Conservation category. Undertake measures to reduce stormwater pollution into estuarine water bodies, including both regulatory and structural measures. At a minimum, all new development must comply with the provisions of Chapter 17-25, FACstate law. Note: same comment as above. Policy 1.1.5: The City shall incorporate the current version of the Air Installation Compatible Use Zone (AICUZ) map for Tyndall Air Force Base as an overlay on the Future Land Use Map. Objective 1.2: The City shall maintain adopted land development regulations, which contain specific provisions for implementation of this Plan. Such regulations shall contain innovative land use management provisions such as for mixed-use areas and planned unit developments. Policy 1.2.1: The City shall adopt and administer land development regulations for implementation of the Comprehensive Plan. At a minimum these regulations shall: (a) Regulate the subdivision of land; (b) Regulate the use of land and water consistent with this Element and ensure the compatibility of adjacent land uses; Future Land Use Element DRAFT PAGE 15 of 22 47

48 (c) Protect the Conservation-Protected lands designated on the Future Land Use Map and in the Conservation Element; (d) Regulate areas subject to seasonal and periodic flooding and provide for drainage and stormwater management; (e) Regulate signage; (f) Ensure safe and convenient on-site traffic flow and vehicle parking needs; and, (g) Provide that development orders and permits shall not be issued which result in a reduction of the level of services for the affected public facilities below the level of service standards adopted in this Comprehensive Plan. Policy 1.2.2: In conjunction with its land development regulations the city shall establish a system to determine potential impacts caused by proposed development activities. At a minimum the following criteria shall be evaluated for all development activities as part of the development review process subsequent to application for development approval through the Building Department. (a) Availability of facilities and services; (b) Suitability of site conditions including topography and soils; (c) Ingress and egress; (d) Drainage or stormwater management; (e) Vehicular traffic, including on-site parking; (f) Required permits from other governmental agencies; (g) Noise; (h) Lighting; (i) Public safety and/or potential to create a public nuisance; (j) Impacts on natural resources. Objective 1.32: Provide flexibility in the ongoing approval process so as to encourage the redevelopment or renewal of blighted or unsightly areas. Policy : The City shall coordinate with developers of areas considered to be blighted or unsightly. Such coordination may include, but not be limited to provision of public facilities, tax incentives, development agreements or other action considered necessary to promote redevelopment or renewal. Future Land Use Element DRAFT PAGE 16 of 22 48

49 Policy : The City shall use its land development regulations to reduce eyesores, junk, substandard housing or unsafe buildings. Objective 1.4: The City will enforce the procedures set forth in the Land DevelopmentCode for the elimination or reduction of land uses inconsistent with the character of the City and the future land uses designated in this Plan. Policy 1.4.1: The City shall restrict proposed development, which is inconsistent with the character of the community and will incorporate provisions for the elimination of nonconforming land uses into its land development regulations. Objective 1.53: Require coordination of coastal area population densities withensure there is adequate capability for hurricane evacuation through use of appropriate land use regulations,. maintaining existing densities and intensities of land use, and by maintaining required levels of service on evacuation routes. Policy : The City shall limit the density of dwelling unitsthe City ManagerAdministrator shall annually provide a report to the City Council that shows the current hurricane evacuation capacities of the properties located in the coastal areacoastal High Hazard Area so as not to exceed hurricane evacuation capabilities within the City's jurisdiction. Policy : The City shall prohibit the location of hospitals, nursing homes, convalescent homes or other similar high-densityrisk institutions in "A" or "V" flood zones as noted on the most recently published Flood Insurance Rate Map produced by the Federal Emergency Management Agency. Policy : The City shall regulate development so as to maintain required levels of service on evacuation roadways. Development permits shall not be issued for development activities which degrade the level of service below that adopted in this Plan. Objective 1.64: Reduce proliferation of urban sprawl through provision of public facilities, and through density controls in land use districts. Policy : The City shall not provide public facilities or services outside its City limits unless specifically provided for by contract or interlocal agreement. Policy 1.6.2: The City shall maintain land use districts and densities as appropriate to promoting "in-fill" of vacant areas. Policy 1.4.3: Urban sprawl shall be discouraged and infill shall be encouraged by incentivizing mixed-use developments, infill development and redevelopment. The City Future Land Use Element DRAFT PAGE 17 of 22 49

50 shall study the use of overlay districts and neighborhood planning tools to promote infill development by Policy 1.4.4: The City shall allow entrepreneurs of small, home-based businesses and promote the reduction of sprawl by allowing home occupations in residential areas. Specific performance measures shall be adopted in the Land Development Regulations to consider compatibility issues. Objective 1.75: Include provisionsrequire for public utility crossings, easements, and/or rights-of-way as conditions for development approval, when applicable and necessary. Policy : The City shall establish provisions to allow needed land area for public utilities provided the location of such facilities does not create a threat to public health or safety, or otherwise cause a public nuisance. Policy : The City shall coordinate with legally established public utilities or public works consistent with the provisions of Chapter 361 and Chapter 362, F. S., and as provided in local franchise agreements, to provide land needed for location of utilities facilities. Objective 1.86: The City shall identify and require protection of historically significant properties, as recognized by federal, state, and county and local registers, as they are identified. Policy : The City shall use grant funds available through the Department of State to conduct studies/surveys for identification of historic properties when such properties become significant. Policy : When identified, tthe City will designate and protect registered historic properties as part of its development review and permitting process. Policy : The City shall use the Florida Master Site File, and the National Register of Historic Places, and local professionally acceptable surveys to assist in identifying historically significant properties. Objective 1.97: Provide the public facilities and services necessary to accommodate the types and densities of land use shown on the Future Land Use Map. Future Land Use Element DRAFT PAGE 18 of 22 50

51 Policy : The City shall require that public facilities and services located within the city limits meet adopted level of service standards specified in the traffic circulation, general utilities, and parks and recreation elements of this plan. Policy : The City shall require that public facilities and services are available concurrent with the impacts of development activities, or that development permits are specifically conditioned upon the availability of public facilities necessary to serve the proposed development. Policy : The City shall not permit any proposed development activity, which, due to improper or inadequate design and construction, will impose a financial liability upon the City. Objective Policy : The City shall maintain a stormwater management plan for the purpose of minimizing flooding and drainage problems. Policy : The City will establish and maintain an ongoing program of stormwater management. Policy : The City shall evaluate all proposed development activities to ensure that adequate drainage is provided consistent with the adopted level of service as specified in Section VIII-4.D.1. of this Plan. Objective 1.11: The City shall maintain adequate facilities for public recreation to meet or exceed the adopted level of service standards Policy : The City shall pursue local, state and federal funds as necessary to upgrade and/or acquire facilities for public recreation and public waterfront access. Policy : The City shall retain ownership of all public street ends or easements to the access the ggulf of Mexico beaches. MOVED TO RECREATION AND OPEN SPACE ELEMENT. Objective 1.12: The City shall preserve or acquire areas that will be required for future utilities or road right-of-way. Policy : The City shall acquire or assist in the acquisition of areas that will be necessary for future municipal public works projects. Policy : The City shall consider multiple use of lands acquired for public works projects, such as using drainage areas for open space or recreation. MOVED TO TRANSPORTATION ELEMENT Future Land Use Element DRAFT PAGE 19 of 22 51

52 GOAL FLU 2: PROTECT THE RIGHTS OF PROPERTY OWNERS AND REQUIRE NEW DEVELOPMENT BE COMPATIBLE WITH EXISTING USES. Objective 1.138: Upon adoption of this Plan and enactment of attendant land development regulations pprovide reasonable measures to protect the rights of property owners as guaranteed by law. Policy : Upon adoption of this Plan, property owners' rights of development shall be vested when a valid, unexpired building permitdevelopment order has been obtained from the City, and development has not expired, or development has commenced and continued in good faith prior to adoption or subsequent amendment of this Plan. Policy 1.8.2: Platted lots which were approved as part of a recorded subdivision shall not be used for non-residential purposes other than those uses associated with a home occupation. Policy 1.8.3: Parcels of record or recorded platted lots within a land use category that allows for residential development and existed on or prior to the original adoption date of this Plan shall be permitted one residential dwelling unit per parcel or recorded lot. Policy 1.8.4: Priority shall be given to water-dependent uses such as marinas and public access to waterways in decisions affecting waterfront property. Policy 1.8.5: Preserve existing recreational and commercial working waterfronts for waterdependent uses by prohibiting the location of any use that will consider the working waterfront a nuisance. Policy 1.8.6: Working waterfronts shall be protected by prohibiting the approval of any new residential subdivision along the access road between the working waterfront and HWY 98. Policy : Land uses or structures, which do not conform to the provisions of this Plan on the date of plan adoption shall be considered non-conforming. Such land uses or structures shall be allowed to remain in a non-conforming condition, including ordinary repair and maintenance until: 1) the land use or structure is discontinued or abandoned for a period of six (6) months or more: or, 2) the land use or structure is expanded, modified or extended. Policy 1.8.7: A lawful use or structure which was made unlawful by the adoption or amendment of this Plan or subsequent amendment shall be considered a non-conforming use or structure. Such uses shall be allowed to remain in a non-conforming condition until: A. The use is discontinued or abandoned for a period of six (6) months or more. Future Land Use Element DRAFT PAGE 20 of 22 52

53 City of Mexico Beach Comprehensive Plan B. The use is substantially changed, intensified, or expanded from the current use. A use shall be considered substantially changed, intensified, or expanded if it results in an increase in the number of trips generated as deemed so by a comparative analysis utilizing the Institute of Traffic Engineers Trip Generation Manual, 9 th Edition or for non-residential uses the hours of operation change from the existing use. Policy 1.8.8: Structures which were lawful prior to the adoption of this Plan or a subsequent amendment, but which are no longer lawful as a result of the adoption of this Plan or a subsequent amendment, shall be considered non-conforming structures. Other than those structures which are designated historical or historically significant, such structures shall be allowed to remain in a non-conforming condition in perpetuity unless: A. The structure is damaged or destroyed to the extent of fifty (50) percent or more of the fair market value of the structure at the time of the damage or destruction. B. Structures which are deemed historical or historically significant may rebuild to the historic nature of the development. Policy : The City shall maintain provisions for hardship relief in its land development regulations. Such provisions shall include standards for establishing economic hardships and assurances that the granting of hardship relief shall not undermine the intent and integrity of this Plan. Policy : Upon adoption of this Plan, the City shall provide for amendments to this Plan as provided in Section V and s , F.S. Policy : Upon adoption of this Plan and enactment of attendant land development regulations, the City shall provide due process of law during the regulation of private property. Such due process shall be undertaken in accordance with Section VII of this Plan. Objective 1.14: The City has executed an interlocal agreement with the Bay County School Board providing for close coordination and evaluation of development proposals. Policy : The City's Land Development Code will delineate the specific process to be used to advise the School Board of proposed developments which would impact their jurisdiction. Policy : The City has establishedshall retain a non-voting position for a Gulf County SchoolBoard representative on the City's Planning Boardfor consideration of all policy and quasi-judicial hearings that may affect school capacities. Future Land Use Element DRAFT PAGE 21 of 22 53

54 Policy : The City shall use this Plan and its land development regulations to promote the compatibility of adjacent land uses and to prevent the potential for nuisances. Policy : A compatibility analysis shall be submitted by the applicant for any proposed land use change contiguous to existing land designated Residential Low Density or Residential General on the Future Land Use Map. Compatibility shall be as defined in Chapter 163, Florida Statutes. Objective 1.9: Protect the missions of Tyndall Air Force Base from encroaching land uses. Policy : The City has establishedshall retain a non-voting position for a Tyndall Air Force Base representative on the City's Planning Board for consideration of all policy and quasi-judicial hearings that may affect military installation operations. Policy : Although no AICUZ compatibility concerns occur within the City of Mexico Beach (Source: Tyndall AFB AICUZ Study, March 2016, pgs 68 and 69), Tthe City shall incorporatefurther the purpose of the current versionmarch 2016 of thetyndall Air Force Base Air Installations Compatibilityle Use Zones (AICUZ) Study, as applicable. Policy : The City shall ensure that development approved by the City is compatible to Tyndall Air Force Base pursuant to , F.S. and shall follow the procedures as adopted by the legislature. Policy 1.9.4: Any development that would threaten the integrity and mission of Tyndall AFB is strictly prohibited. Future Land Use Element DRAFT PAGE 22 of 22 54

55 City of Mexico Beach Comprehensive Plan Housing Element Analysis Against 2017 Florida Statutes Florida Statute (6)(f) Comment 1. A housing element consisting of principles, guidelines, standards, and strategies to be followed in: a. The provision of housing for all current and anticipated future residents of the jurisdiction. b. The elimination of substandard dwelling conditions. Objective 3.2, Policy 3.2.1, Policy 3.2.2; Policy 3.2.3, Policy c. The structural and aesthetic improvement of existing housing. Added Policy 3.6.2, Added Policy d. The provision of adequate sites for future housing, including affordable workforce housing as defined in s (3)(h), housing for low-income, very low-income, and moderate-income families, mobile homes, and group home facilities and foster care facilities, with supporting infrastructure and public facilities. The element may include provisions that specifically address affordable housing for persons 60 years of age or older. Real property that is conveyed to a local government for affordable housing under this sub-subparagraph shall be disposed of by the local government pursuant to s or s Adequate sites for future housing: Objective 3.1, Policy 3.1.1, Added Policy 3.1.2, Policy 3.1.3, Sites for Workforce and lower income housing: Added Policy 3.1.2, Policy 3.1.3, Policy Group Homes: Objective 3.3, Policy e. Provision for relocation housing and identification of historically significant and other housing for purposes of conservation, rehabilitation, or replacement. Relocation: Added Policy Historical: Objective 3.5, Amended Policy f. The formulation of housing implementation programs. Objective 3.7, Policy g. The creation or preservation of affordable housing to minimize the need for additional local services and avoid the concentration of affordable housing units only in specific areas of the jurisdiction. Preservation of affordable housing: Added Policy Avoid Concentration: Added Policy The principles, guidelines, standards, and strategies of the housing element must be based on data and analysis prepared on housing needs, which shall include the number and distribution of dwelling units by type, tenure, age, rent, value, monthly cost of owner-occupied units, and rent or cost to income ratio, and shall show the number of dwelling units that are substandard. The data and analysis shall also include the methodology used to estimate the condition of housing, a projection of the anticipated number of households by size, income range, and age of residents derived from the population projections, and the minimum housing need of the current and anticipated future residents of the jurisdiction. Data and analysis Housing Element 55 1

56 City of Mexico Beach Comprehensive Plan Housing Element Analysis Against 2017 Florida Statutes Florida Statute (6)(f) 3. The housing element must express principles, guidelines, standards, and strategies that reflect, as needed, the creation and preservation of affordable housing for all current and anticipated future residents of the jurisdiction, elimination of substandard housing conditions, adequate sites, and distribution of housing for a range of incomes and types, including mobile and manufactured homes. The element must provide for specific programs and actions to partner with private and nonprofit sectors to address housing needs in the jurisdiction, streamline the permitting process, and minimize costs and delays for affordable housing, establish standards to address the quality of housing, stabilization of neighborhoods, and identification and improvement of historically significant housing. 4. State and federal housing plans prepared on behalf of the local government must be consistent with the goals, objectives, and policies of the housing element. Local governments are encouraged to use job training, job creation, and economic solutions to address a portion of their affordable housing concerns. Comment Affordable Housing: Added Policy 3.1.2, Policy 3.1.3, Policy 3.1.4, Policy 3.1.5, Policy 3.1.6, Policy Elimination of substandard housing: Amended Objective 3.2, Policy 3.2.1, Policy 3.2.3, Added Policy Adequate sites and distribution of housing types: Amended Policy 3.1.1, Added Policy , Policy Programs to partner with private and nonprofit sectors: Added Policy 3.1.6, Policy Streamline permitting process: Added Policy Minimize costs and delays for affordable housing: Added Policy Stabilization of neighborhoods: Added Policy 3.2.2, Policy 3.2.3, Added Policy Identification and improvement of historically significant housing: Objective 5, Policy No action needed. Housing Element 56 2

57 HOUSING ELEMENT DATA AND ANALYSIS The purpose of this analysis is to provide background data to the City in development of appropriate plans and policies to meet identified or projected deficits in the supply of housing and for guidance in development of the Housing Element Goals, Objectives and Policies. I. Historical Housing Data Mexico Beach s historical housing inventory is shown in Table 3.1. The decade with the greatest number of residential home permits issued in Mexico Beach since 1940 was with 34.1% of the total. The decade following that records the second greatest number of residential home permits with 25% of the total. Approximately 46.7% of the housing structures permitted within the City were permitted since 1990, so are less than 30 years old. Bay County s housing stock is generally older than that of Mexico Beach. Table 3.1 Mexico Beach and Bay County Housing Construction by Decade Year Structure Built Mexico Beach Number of Units Percent of Total Number of Units Bay County Percent of Total 2010 or later , , , , , , , , or earlier ,963 2 TOTAL 1, ,109 Source: U.S. Census American Community Survey 5-Year Estimates NOTE: Sales data is through year Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 1 57

58 Homes Built Before 1939 According to the U.S. Census data, only nine homes were built within the city limits prior to The Census does not provide information as to whether these homes are still in existence or have since been otherwise removed or demolished. The most recent Decennial Census data is reflected in Table 3.2 below. This data shows that permanent occupied units, both owner-occupied and renter-occupied, totaled 563 units of the 1,852 total creating a permanent occupancy rate of approximately 30% of all dwellings within the City limits. These figures are an accurate representation of actual conditions, where the 2015 and 2016 figures further in this report are estimates projected from the 2010 Census counts. Table Decennial Census Figures Permanent Occupied Units Permanent Occupancy Rate 2010 Census Housing Units Vacant Units 1 Vacancy Rate Total Housing Units Vacant Seasonal Seasonal Vacancy Rate of Total Units % 1, % 1, % Source: U.S. Census Bureau, 2010 Decennial Census 1 Units are classified as vacant when the individuals responding to the Census have a usual residence elsewhere in addition to new units not yet occupied if construction has reached a point where all exterior windows and doors are installed and final usable floors are in place. Historical Sales Data Table 3.3 represents the data compiled by the Shimberg Center for Housing Studies and depicts the mean sales price of a dwelling unit by type, from These figures are adjusted to 2016 dollars. The types of dwellings include single-family, mobile home, and condominium. This table is a good indicator of the types of home individuals or families were purchasing in an historical context. Outside factors not recognized or shown are market availability, cost burden to the average purchaser, or geographical location of the unit. The mean sales price is the average of all homes sold, where Table 3.4 shows the median price. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 2 58

59 Table 3.3 Mean Cost of a Dwelling Unit by Type in 2016 Dollars Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 3 59

60 The Shimberg Center reports median home sales prices in its Florida Housing Data Clearinghouse for single family homes based upon the Florida Department of Revenue Sales Data Files. Table 3.4 and the following graph shows the historical Mexico Beach sales figures from 1996 to 2016 in actual numbers (not adjusted for inflation). This table shows that during the real estate boom of the 2005/2006 years, Mexico Beach experienced the same rise in home values as was the trend at the time. The year with the highest median sales price for a single family home was 2006 where the median home price was $405,000 and the median condominium price was $514,000. Table 3.4 Median Sales Prices for Single Family Homes and Condominiums, , Actual Sales Price Year SF home Housing Type Condominium 2016 $275,000 $259, $218,900 $230, $190,000 $211, $189,000 $190, $166,500 $181, $180,000 $159, $182,000 $135, $214,500 $225, $222,500 $456, $337,000 $375, $405,000 $514, $395,000 $453, $342,500 $355, $229,800 $225, $199,500 $260, $140,750 $187, $132,700 $149, $109,500 $132, $106,500 $98, $87,250 $91, $80,750 NA Source: Compiled by the Shimberg Center for Housing Studies, Florida Housing Data Clearinghouse, as sourced from the Florida Department of Revenue, Sales Data Files. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 4 60

61 Historic Median Sales Price for Single Family Homes and Condominiums, , Actual Sales Price $600,000 $500,000 $400,000 $300,000 $200,000 $100,000 $ SF home Condominimum The historical sales data reaching back to the year 2000 shows the number of homes sold with a recording of homestead exemptions and without homestead exemptions (this data shows in the tax rolls the following year of purchase). Tables 3.5 and 3.6 show the median sales price and number of sales for single-family homes and condominium units with and without homestead exemptions. In comparing the two tables following, we can assert that single-family home sales have been stronger in recent years than condominium sales. This may be to the availability of the market, or simple consumer preference. Mobile home sales data can be found following in Table 3.7. These tables show that from , thirty-two (32) mobile homes were sold, 357 single-family homes were sold, and 283 condominium homes were sold in Mexico Beach whether as a second or primary home. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 5 61

62 Table 3.5 Single Family Home Sales Representing Homestead Exemption Status, Year of Sale Without Homestead Exemption in Year Following Sale (except sales in 2016 which use 2016 homestead record) # of Sales Median Sales Price Real Median Sales Price (2016 $) With Homestead Exemption in Year Following Sale (except sales in 2016 which use 2016 homestead record) # of Sales Median Sales Price Real Median Sales Price (2016 $) Total Single- Family Sales $275, $275, $274, $274, $218, $220, $323, $326, $200, $202, $180, $182, $178, $182, $218, $224, $166, $173, $167, $175, $180, $191, $187, $199, $202, $222, $167, $183, $219, $244, $189, $211, $210, $233, $235, $261, $350, $404, $337, $389, $430, $510, $299, $355, $404, $496, $335, $410, $349, $443, $325, $412, $230, $299, $175, $227, $210, $279, $146, $194, $142, $192, $138, $186, $135, $187, $109, $152, Source: Shimberg Center, Bay County Property Appraiser tax rolls and Florida Department of Revenue, Sales Data Files. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 6 62

63 Table 3.6 Condominium Sales Representing Homestead Exemption Status, Year of Sale Without Homestead Exemption in Year Following Sale (except sales in 2016 which use 2016 homestead record) # of Sales Median Sales Price Real Median Sales Price (2016 $) With Homestead Exemption in Year Following Sale (except sales in 2016 which use 2016 homestead record) # of Sales Median Sales Price Real Median Sales Price (2016 $) Total Condominium Sales $259, $259, $271, $271, $232, $234, $230, $232, $213, $215, $203, $205, $190, $195, $197, $202, $183, $191, $180, $187, $159, $169, $250, $266, $133, $146, $350, $384, $225, $251, $0.00 $ $456, $507, $0.00 $ $375, $433, $0.00 $ $514, $610, $0.00 $ $453, $556, $0.00 $ $355, $450, $0.00 $ $225, $292, $0.00 $ $225, $299, $295, $392, $187, $253, $0.00 $ $149, $207, $0.00 $ Source: Shimberg Center, Bay County Property Appraiser tax rolls and Florida Department of Revenue, Sales Data Files. As shown in the Table 3.9 found later in this report, manufactured housing and mobile home housing account for 12.5 percent of the housing stock in Mexico Beach. Manufactured homes sales peaked in Mexico Beach in 2004 and has steadily declined since that time. This pattern reflects the overall housing market in relation to the fluctuation of sales overall. Table 3.7 shows the mobile home/manufactured home sales within the city since 1996, and includes real property only. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 7 63

64 Table 3.7 Number of Manufactured Home Sales Year of Sale Number of Units Source: Compiled by the Shimberg Center, based on Bay County Property Appraiser tax rolls and the Florida Department of Revenue, Sales Data Files. II. Existing Conditions The Estimates projected in the American Community Survey produced by the U.S. Census estimated there were 1,964 housing units within Mexico Beach in Of these, 654 were considered permanent resident occupied housing units and 1,310 were considered not occupied by permanent residents. The Census classifies units as vacant when the person responding to the survey indicates the dwelling unit is not their primary home. Of the permanent occupied units, approximately 408 were owner-occupied and 246 were renter-occupied. This shows an approximate 60/40 split of owner to renter occupied units of the permanent population in Mexico Beach. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 8 64

65 Additionally, this data shows that 12.2% of the permanent resident housing stock was owner-vacated or otherwise unoccupied. In other words, of the 654 permanent occupied units, 12.2% or approximately 78 homes were vacant. This can be due to the home having been placed on the market for sale, a new home that was not yet purchased, or other types of attrition. Table 3.8 below shows the American Community Survey data results in tabular form. The graph following illustrates the makeup of the 2015 estimated housing makeup by occupancy. Table 3.8 Estimated Occupied/Vacant Housing Characteristics, Estimated Housing Units Permanent Occupied Units Permanent Occupancy Rate Vacant Units 1 Vacancy Rate Total Housing Units Vacant Seasonal 2 Seasonal Vacancy Rate of Total Units % 1, % 1, % Source: U.S. Census American Community Survey 5-Year Estimates Units are classified as vacant when the individuals responding to the Census have a usual residence elsewhere in addition to new units not yet occupied if construction has reached a point where all exterior windows and doors are installed and final usable floors are in place. 2 Seasonal Vacant Units are housing units that are intended for occupancy only during certain seasons of the year and are found primarily in resort areas. Of the estimated 1,964 dwelling units in Mexico Beach in 2015, 1,310 are estimated to be vacant, or approximately 66.7% of the total inventory. The Census classifies a vacant residential unit as once where the individuals responding to the Census have a usual residence elsewhere. Of those vacant units, 967 are estimated to be seasonal vacancies, or approximately half of the total units in Mexico Beach. Remember the Census is taken Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 9 65

66 in April, which is typically a shoulder season after spring break and before the summer peak season for the northern Gulf Coast of Florida. Units in Structure According to the U.S. Census, American Community Survey, 5-Year Estimates, 932 or 47.5% of the total housing stock was categorized as 1-unit detached. Another 246 units were categorized as mobile home, or 12.5% of the total (Table 3.9 below). Therefore, approximately 60% of the total housing stock in Mexico Beach is either a single family detached home or a mobile home, which includes manufactured homes. Housing in Mexico Beach has been transitioning in recent years to multi-family housing. Of these types of structures, which is housing with any number of attached units, about 40% percent of the housing stock in Mexico Beach is represented as such in Table 3.9 Units in Structure, 2015 Estimates Units in Structure Estimate Percentage of Total 1-unit, detached unit, attached units or 4 units to 9 units to 19 units or more units Mobile Home Boat, RV, van, etc Total 1, % Source: U.S. Census, American Community Survey, 5-Year Estimates. Note: Counts are for number of units, not number of structures. 1-Unit, Attached--This is a 1-unit structure that has one or more walls extending from ground to roof separating it from adjoining structures. In row houses (sometimes called townhouses), double houses, or houses attached to nonresidential structures, each house is a separate, attached structure if the dividing or common wall goes from ground to roof. 2 or More Units--These are units in structures containing 2 or more housing units, further categorized as units in structures with 2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more units. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 10 66

67 Manufactured Homes and Mobile Home Parks As a comparison to the U.S. Census estimate of 246 mobile home units in Mexico Beach (Table 3.9), as of October 2017 the Bay County Property Appraiser shows there are 201 parcels taxed as mobile home (Source: Bay County GIS parcel data). This could be a result of more than one mobile home of a parcel, or the placement of multiple units in a singular park. The terms mobile home and manufactured home are often intertwined. The Florida Statutes (2) defines a mobile home as: a structure, transportable in one or more sections, which is 8 body feet or more in width and which is built on an integral chassis and designed to be used as a dwelling when connected to the required utilities and includes the plumbing, heating, air-conditioning, and electrical systems contained therein. A mobile home is required to have a sticker as described in , F.S. It can be taxed as real property under certain conditions. The same statute defines a manufactured home as: a mobile home fabricated on or after June 15, 1976, in an offsite manufacturing facility for installation or assembly at the building site, with each section bearing a seal certifying that it is built in compliance with the federal Manufactured Home Construction and Safety Standard Act. A manufactured home has insignia attached from the Department of Business and Professional Regulation to indicate compliance with the standards and rules established in Chapter 553, F.S., Building Construction Standards, and is taxed as real property. Only one manufactured/mobile home park is licensed by the Department of Business and Professional Regulation (DPBR) within Mexico Beach. This is the Rustic Sands Campground located at 800 N. 15 th Street and is permitted for 19 lots. As of the date of this analysis, the DBPR also shows this license as delinquent, where the owner has not yet renewed the license (Source: Florida Department of Business and Professional Regulation as of October 9, 2017). The Department of Health lists mobile home/rv parks within Mexico Beach in Table 3.10 below. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 11 67

68 Table 3.10 Mobile Home/RV Parks Licensed by the Florida Department of Health Name of Park Address of Park Type Angela Estates th Street Mobile Home # spaces El Governor RV Park 1700 Highway 98 RV 1 Rustic Sands Resort Campground N 15th Street RV 25 Source: Bay County Department of Health, Environmental Health Tracking and Reporting, as of October 11, 2017 Apartment Units According to the Florida Department of Business and Professional Regulation, as of October 11, 2017 there are no licensed apartment buildings within the City limits of Mexico Beach. Condominium Units According to the Florida Department of Business and Professional Regulation, there are nine licensed condominium buildings within Mexico Beach. These are listed in Table 3.11 below. Table 3.11 Licensed Condominium Projects Condo Name Beach Club at Mexico Beach Number of Units Address HWY 98 Beach Place HWY 98 Palmetto Plantation th Street Summerhouse At Mexico Beach HWY 98 Surfside Condos E. 38 th Street Tranquil Harbour HWY 98 Vue of Mexico Beach HWY 98 Status Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 12 68

69 Condo Name Number of Units Address Water s Edge th Street West End Harbor HWY 98 TOTAL 282 Status Approved/Recorded 01/01/2019 Approved/Recorded 01/01/2019 Source: Florida Department of Business and Professional Regulation as of October 10, 2017 As noted in Table 3.11 above, there are currently 282 condominium units within Mexico Beach. This accounts for 14.4% of the total dwelling units within the city limits. Second Home Market Mexico Beach has a higher second home market than other cities within Bay County. Table 3.12 compares sales from of those homes not recorded with a homestead exemption between Mexico Beach and Panama City Beach, the next largest second home market within Bay County. The homestead exemption is used as the primary determinant as to whether or not the dwelling unit is used for permanent occupancy. From , 1,049 single family dwelling units and 353 condominium units were sold. Of those 942 single-family dwellings and 336 condominiums were not recorded with a homestead exemption. This equates to 89.8% of all single family dwelling units and 95% of all condominiums sold during that time period. Table 3.12 Comparison of Second Home Market to Panama City Beach, Sales Data City Mexico Beach Number SF Units Sold Non- Homestead Total Number SF Units Sold Percent of Total Sold Number Condo Units Sold Non- Homestead Total Number Condo Units Sold Percent of Total Sold 942 1, % % Panama City Beach 3,145 5, % 10,813 11, % Source: Compiled by the Shimberg Center for Housing Studies, Florida Housing Data Clearinghouse, from Bay County Property Appraiser data and the Florida Department of Revenue, Sales Data Files. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 13 69

70 Inventory of Interior Conditions, Substandard Housing The American Community Survey Census data regarding the interior housing conditions in Mexico Beach are used to determine substandard housing conditions. Substandard housing conditions used here are those defined by the U.S. Census. The American Community Survey states data about the number of occupants per room is used to measure the extent of overcrowding among our nation s households. A housing unit is often considered overcrowded if it has more than one person per number of rooms in the dwelling. Overcrowding is used as one measurement of substandard housing. There are no occupied housing units in Mexico Beach that house more than one person per room according to the American Community Survey 5-year Estimates. As defined by the American Community Survey, complete kitchens are those with essential fixtures including a sink with piped water, a range, and a refrigerator. This data is used by the Housing and Urban Development (HUD) in the development of Fair Market Rents as shown elsewhere in this analysis. Kitchens without complete essential fixtures are another measurement of substandard housing. Complete plumbing facilities are those with both hot and cold running water, a flush toilet, and a bathtub or shower. If a residence does not have all of these facilities, then it is considered lacking complete plumbing facilities. Again, this data is used by HUD in the development of Fair Market Rents. Complete plumbing facilities are another measurement of substandard housing. No units in Mexico Beach were reported to lack complete plumbing fixtures or kitchen facilities. Finally, substandard indicators include the use of heating fuel, which includes electricity. The American Community Survey uses this as a basic indicator of the adequacy of the housing stock. Only eight of the 654 permanently-occupied dwelling units were reported to have no fuel for heating the home (fuel includes utility gas, bottled LP gas, and/or electricity). As a result, there is virtually no substandard housing as defined by the Census within Mexico Beach with the only factor of any number being a dwelling unit without heating fuel. This percentage equals 1.2% of the total permanently-occupied housing stock. (Source: American Community Survey, 5-Year Estimates) Government Assisted Housing According to the Shimberg Florida Housing Data Clearinghouse, there are no publicly funded or public housing facilities within Mexico Beach. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 14 70

71 Group Residence Housing Group housing includes community residential homes, assisted living facilities, foster care facilities, and other social service residential care facilities. The Comprehensive Plan allows for group homes in land use categories that allow for single-family or multi-family uses if the home has six or fewer residents. Currently, the Agency for Health Care Administration does not show any licensed facilities within Mexico Beach. Historically Significant Structures There are no historically significant structures listed on the National Register of Historic Places within the city limits of Mexico Beach. III. Housing Unit Projections To understand housing needs in the future, the population must be projected to understand the growth within the city. Table 3.13 following was compiled by the Shimberg Center for Housing Studies for local governments to use in preparation of the Comprehensive Plan. These projections below are used to determine housing need. The projections show a moderate increase in population in Mexico Beach through the year Between 2000 and 2040 it is estimated the city will grow by approximately five-hundred persons, or by another fifty (50) percent of current residents. With an average of 1.9 persons per household (2010 Census figure), an additional 263 dwelling units will be needed by (Note: The 2000 Census household size was similar at 1.93 persons per household) Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 15 71

72 Table 3.13 Population Projections by Age Age Permanent Residents YEAR Total 1,017 1,072 1,195 1,263 1,342 1,408 1,474 1,537 Sources: Estimates and projections by Shimberg Center for Housing Studies, based on 2000 and 2010 U.S. Census data and population projections by the Bureau of Economic and Business Research, University of Florida. The Shimberg Center for Housing Studies compiles household projections for local government analysis. The projections for Mexico Beach are as follows and are for permanent occupied housing units only (omitting seasonal housing): Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 16 72

73 Table 3.14 Projections of Household Demographic Data by Tenure, Owner Renter Owner Renter Owner Renter Owner Renter Owner Renter % 32.2% 68.4% 31.6% 68.4% 31.6% 68.4% 31.6% 67.7% 32.3% Source: Estimate and projections by Shimberg Center for Housing Studies, based on 2000 and 2010 U.S. Census data and population projections by the Bureau of Economic and Business Research, University of Florida. IV. Affordability The affordability of housing is outlined in Florida Statutes ( ). This section of the statutes defines affordable as monthly rents or monthly mortgage payments including taxes, insurance, and utilities that do not exceed thirty (30) percent of that amount which represents the percentage of the median adjusted gross annual income for the household, and is categorized by extremely-low, low-income, moderate-income and very-low income persons. This is also referred to as gross rent or gross mortgage costs. The Mexico Beach Comprehensive Plan adopts all definitions from Florida Statutes into the Plan by reference (See Introduction section). Extremely-low-income persons are those where the total annual income does not exceed 30 percent of the median annual adjusted gross income for households within the state. In other words, where HHI is less than 30% of the median annual adjusted gross income in Florida. Very-low-income persons are those where the total annual adjusted gross household income of which does not exceed 50 percent of the median annual adjusted gross income for households within the state, or 50 percent of the median annual adjusted gross income for households within the MSA or county, as applicable. In other words, where the adjusted gross income is less than 50% of the median annual adjusted gross income in Florida, MSA, or county. Low-income persons are those where the total annual adjusted gross household income (HHI) does not exceed 80 percent of the median annual adjusted gross income for household within the Panama City Metropolitan Statistical Area (MSA). In other words, where HHI is equal to or less than 80% of AMI for Panama City MSA. Moderate-income persons are those where the total annual adjusted gross household income is less than 120 percent of the median annual adjusted gross income for households within the state, or 120% of the median annual adjusted gross income for households within the MSA or county, as applicable. In other words, where HHI is less than 120% of median annual adjusted gross income for Panama City or Bay County. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 17 73

74 Existing Home Costs The average single family home just value was $185,029 in 2016, compared to the statewide just value of $216,681. The mobile home just value was $70,338 and the condominium average just value was $187,559 for the same year. (Source: Compiled by the Shimberg Center Florida Housing Data Clearinghouse based upon Bay County Property Appraiser data) The property appraiser just value is defined by the Florida Administrative Coe (12D-1.002) as the price at which a property, if offered for sale in the open market, with a reasonable time for the seller to find a purchaser, would transfer for the cash or its equivalent, under prevailing market conditions between parties who have knowledge of the uses to which the property ay be put, both seeking to maximize their gains and neither being in a position to take advantage of the exigencies of the other. The median home sales price in 2016 was $275,000 compared to a statewide median sales price of $212,000 and the condominium median sales price was $259,900. The median home price is that which is the center point of all sales for that year. The average, or mean sales price for a home in 2016 was $298,572. (Source: Compiled by the Shimberg Center Florida Housing Data Clearinghouse based upon the Florida Department of Revenue, Sales Data Files) Rental Housing The information in Table 3.15 below indicates the FY2018 fair market rent for the renteroccupied housing units in Mexico Beach as set by the U.S. Housing and Urban Development (HUD). The fair market rent charged should be between $860 for an efficiency and $1,190 for a four-bedroom home. HUD establishes these standards in hopes to reduce overpayment of rent by permanent occupants. Table 3.15 Overview of Housing Value and Cost Characteristics Housing Units 1 % Housing Units Occupied 1 Home- Ownership Occupancy Rate 1 Average SF Home Just Value 2 HUD Fair Market Rent by # Bedrooms 3 Efficiency 1 BD 2 BD 3 BD 4 BD 1, % $185,029 $860 $1,010 $1,170 $1,680 $1,910 Sources: American Community Survey 5-Year Estimates 2 Shimberg Center for Housing Studies, Florida Housing Data Clearinghouse, based upon Bay County Property Appraiser data (2016). 3 U.S. Housing and Urban Development (2018 Fair Market Rents for zip code 32410) NOTE: SF = single family The gross rent in Mexico Beach is $1,158 as reported by the American Community Survey 5-Year Estimates, which is 15% higher than the state median gross Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 18 74

75 rent of $1,002. Gross rent as a percentage of household income is reported in Table The largest percentage of income paid is in over 35% range, or approximately 29% of all those who pay rent. This can be considered as unaffordable by the Florida statutory definition. If an individual or family is paying more than thirty (30) percent of the household income in gross rent, the individual or family is considered to face an affordability challenge with housing, and the cost burden may strain the household financially. Table 3.16 below shows that thirty-nine (39) percent of those renting in Mexico Beach pay more than thirty (30) percent of their household income for gross rent. Gross rent is defined by the Census as: the contract rent plus the estimated average monthly cost of utilities (electricity, gas, and water and sewer) and fuels (oil, coal, kerosene, wood, etc.) if these are paid for by the renter (or paid for the renter by someone else). Table 3.16 Gross Rent as a Percentage of Household Income, Occupied Units Percentage of Income Number of Households Percent of Total Less than 15% to 19.9% to 24.9% to 29.9% to 34.9% % or greater Total Paying Rent % Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Table 3.17 Occupied Units Paying Rent, Gross Amounts Amount Number of Households Less than $500 0 $500 - $ $ $1, $1,500 - $1, $2,000 - $2, Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 19 75

76 Amount Number of Households $2,500 - $2,999 0 $3,000 or more 0 No Rent Paid 20 Source: U.S. Census Bureau, American Community Survey 5-Year Estimates Of those permanently occupied dwelling units paying rent rather than a mortgage, the largest number of households are paying in the $1,000 to $1,499 range, or approximately 40% of the total households paying rent. Of the 226 occupied units paying rent, 31% of all households had rents below $ (Table 3.17). The data in Table 3.18 shows the household income projections in relation to the cost burden of a home. Gross rent or gross mortgage amounts are used to determine the cost burden. Table 3.18 Household Income Projections in Relation to Cost of Home, Household Income Current and Projected Household Count % AMI or less % AMI % AMI % AM more than 120% AMI Sources: Estimates and projections by Shimberg Center for Housing Studies, based on 2000 and 2010 U.S. Census data and population projections by the Bureau of Economic Business Research, University of Florida. Note: AMI = Average Median Income Housing Value Table 3.19 below shows the 2015 estimated number of owner-occupied housing units by value in comparison to Bay County at large. This table does not discriminate among housing types and therefore includes manufactured homes, condominiums, and site-built homes. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 20 76

77 Table 3.19 Value of Owner-Occupied Housing Units, Mexico Beach and Bay County Value Mexico Beach Number of Units Percent of Total Number of Units Bay County Percent of Total Less than $50, , $50,000 - $99, , $100,000 - $149, , $150,000 - $199, , $200,000 - $299, , $300,000 - $ , $500,000 - $999, , $1,000,000 or greater TOTAL % 41, % Source: U.S. Census Bureau, American Community Survey 5-Year Estimates The largest percentage of owner-occupied housing units is grouped in the $150,000 - $199,999 category for Mexico Beach in comparison to Bay County where the ranges between $50,000 - $299,999 are virtually equal, with the largest category being the $200,000 - $299,999 range. Analysis of Affordability Monthly Cost Burden of Occupied Housing Units Table 3.20 below projects the cost burden based upon household income for owners and renters (tenure) within Mexico Beach from Housing tenure is sometimes used in research as a proxy for income or wealth, and can be an indicator for neighborhood stability as owner-occupied units are generally occupied by less transient persons. The Area Median Income (AMI) is used in the calculations below. The median household income in Mexico Beach was estimated to be $53,553 in the American Community Survey, 5-Year Estimates, with 13.5% of the population below the poverty level. In 2010, the median income was $44,856 and in 1999 was $30,926 (Source: American Community Surveys, and 2010 Decennial Census). Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 21 77

78 Table 3.20 Projections of Households by Tenure, Household Income and Cost Burden, Mexico Beach, <=30% Household Income, Owner % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden % <=30% % <=30% 50% 50% 50% Household Income, Renter % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % <=30% % <=30% 50% 50% 50% Household Income, Owner % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % % <=30% 50% % <=30% 50% Household Income, Renter % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % <=30% % <=30% 50% 50% 50% Household Income, Owner % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % % <=30% 50% % <=30% 50% Household Income, Renter % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % % <=30% 50% % <=30% 50% Household Income, Owner % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % % % <=30% 50% % <=30% 50% Household Income, Renter % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden % Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 22 78

79 <=30% % <=30% % <=30% % 50% 50% % Household Income, Owner % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % <=30% % <=30% 50% 50% 50% % Household Income, Renter % AMI % AMI % AMI Cost Burden Cost Burden Cost Burden <=30% % <=30% % <=30% % 50% 50% % Source: Estimates and projections by Shimberg Center for Housing Studies, based on 2000 and 2010 U.S. Census data and populations projections by the Bureau of Economic and Business Research, University of Florida. The U.S. Department Housing and Urban Development documents income limits based upon area median income. The 2017 Bay County figures are listed in Table 3.21 Table 3.21 Income Limits by Category FY 2017 Income Limit Area Bay County Household Median Income $56,700 FY 2017 Income Limit Category Extremely Low Persons in Family $12,060 $16,240 $20,420 $24,600 $28,780 $32,900* Very Low $19,850 $22,700 $25,550 $28,350 $30,650 $32,900 Low $31,750 $36,300 $40,850 $45,350 $49,000 $52,650 Source: Housing and Urban Development, Economic and Market Analysis Division. * The FY 2014 Consolidated Appropriations Act changed the definition of extremely low-income to be the greater of 30/50ths (60 percent) of the Section 8 very low-income limit or the poverty guideline as established by the Department of Health and Human Services (HHS), provided that this amount is not greater than the Section 8 50% very low-income limit. Consequently, the extremely low income limits may equal the very low (50%) income limits. Estimated Housing Need Based upon the household median income amount of $56,700 for Bay County and the cumulative data provided in Table 3.21 above, Table 3.22 shows the projected number of available lower-income rental and owner-occupied units in Mexico Beach to These figures are based upon the definition of affordability as discussed earlier in this Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 23 79

80 report, or where gross housing costs are projected to be over thirty (30) percent of the household income. Therefore, those figures reported as <=30% AMI of the cost burden of the household were not included in the table. Table 3.22 Total Projection of Need for Lower-Income Housing Units, Mexico Beach, % of AMI = 50-80% of AMI = Income Limits $17,010- $28,350 $28,351- $45, % of AMI = $45,361- $68,040 Source: Tables 3.20 and 3.21 Owner-occupied Units Renter-occupied Units TOTAL Overall need for housing without representation of income level need is shown below. This projection is based upon the population projections in Table 3.13 and the persons per household of 1.9. Table 3.23 Basic Permanent Dwelling Unit Need, Basic Permanent Dwelling Unit Need YEAR Source: 2015 estimated figure is American Community Survey, projections are derived from Table 3.10 Vacancy Rate In order to maintain the satisfactory movement of buyers and sellers, a fifteen (15) percent vacancy rate is typical for housing projections. To determine the number of future units necessary for an adequate vacancy rate, Table 3.24 and the following graph show the number of units necessary for permanently-occupied dwellings. As noted earlier in this report, Mexico Beach currently has a 12.2% permanently-occupied dwelling unit vacancy rate. This figure is slightly low for affordable market and movability purposes. Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 24 80

81 Table 3.24 Total Permanent Occupancy Dwelling Unit Need with a 15% Vacancy Rate, YEAR Future Dwelling Unit Need w/ 15% vacancy rate Source: Table Total Permanent Occupancy Dwelling Unit Need with a 15% Vacancy Rate, YEAR Total Need w/ 15% vacancy rate Current Dwelling Unit Count (Permanent-occupancy units) Land Area Requirements for Future Housing Needs Land requirements for future housing will be provided though redevelopment of parcels, development of currently vacant parcels, and annexation of future vacant lands. As an Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 25 81

82 example, the City has approved a mixed used development on approximately 462 acres on the west side of town and assigned a land use category that allows for up to two dwelling units per acre. Ordinance 513 specifically assigning the land use category to the parcel limits the dwelling unit development to 750 dwelling units, carrying the future need with a necessary vacancy rate for dwelling units in Mexico Beach well past the year 2035 once developed. Considering the current permanently-occupied dwelling rate is 33.3% (Table 3.8), we can assume that an additional 750 dwelling units will have a similar permanent-occupancy rate, or 248 dwelling units. With the current permanent-occupancy dwelling unit count at 654, and additional 248 units will bring the total to 902 dwelling units, or the amount needed as projected through year Housing Element D&A DRAFT Mexico Beach Comprehensive Plan 2017 Page 26 82

83 VIII - 3. HOUSING ELEMENT Purpose The purpose of this element is to provide plans and policiesstrategies which will assist the City inprovide guidance and support to meeting identified or projected deficits in the supply the provision of housing, correct substandard or unsafe housing conditions, and maximize private sector involvement in the delivery of safe, sanitary and affordable housing. (1) Substandard Housing The definition of substandard housing shall be the same as "Unsafe Building" found in the Florida Building Code, which shall prevail if a conflict exists or arises. This includes all buildings, which are unsafe, unsanitary, or do not provide adequate egress, or which constitute a fire hazard, or are otherwise dangerous to human life, or which in relation to existing use constitute a hazard to public health and safety. (2) Goals, Objectives and Policies GOAL H1: PROVIDE THE CIRCUMSTANCES AND CONDITIONS NECESSARY TO ASSIST IN THE MAINTENANCE OF PROVIDE CONDITIONS FOR AN ADEQUATE SUPPLY OF SAFE, SANITARY, AND AFFORDABLE HOUSING IN A VARITETY OF TYPES, SIZES, AND LOCATIONS. Objective 3.1: Provide an adequate environment systems to support for a variety of housing types to accommodate the needs of the existing population, anticipated population growth, and households with special housing needs. Policy 3.1.1: The City shall designate and maintain on its future land use map, land use categories and densities which provide for a varied and functional mix of housing types.future Land Use categories as adopted on the Future Land Use Map and described in this Plan in the Future Land Use Element shall provide for a variety of types and densities of housing options. Policy 3.1.2: To make provision for workforce housing, accessory dwelling units shall be allowed in any Future Land Use category that allows for residential dwelling regardless of the assigned density to the subject Future Land Use category under the following conditions: a) The accessory dwelling unit cannot exceed in square footage of heated and cooled space forty (40) percent of the primary dwelling square footage of heated and cooled square footage. b) The accessory dwelling unit must be located behind the front of the primary structure, unless otherwise attached to the primary structure. Housing Element DRAFT Page 1 of 7 83

84 c) The accessory dwelling unit cannot house more than one family. Policy 3.1.3: As an option for low cost housing, Mexico Beach shall continue to permit manufactured homes that bear an insignia of approval as described in the Florida Manufactured Building Act of 1979 in any Future Land Use category that allows for single family residential development. Policy 3.1.4: No restriction shall be placed on the location of low-income or workforce housing within the City limits outside of the regulatory framework of the Future Land Use category requirements located in the Future Land Use Element. Policy 3.1.5: A study of a density bonus program for the provision of workforce housing shall be conducted to understand if the program would benefit the provision of workforce housing within the city. Policy 3.1.6: The City shall coordinate with developers of housing for low- and moderateincome families by maintaining adequate infrastructure capacities to accommodate such developments. Policy 3.1.7: Coordination with private developers on the location and construction of workforce housing within the city shall be a high priority. Policy 3.1.8: The Land Development Regulations shall include processes that streamline the permitting process when workforce housing at least twenty-five (25) percent of the development plan. Policy 3.1.9: By 2019, Mexico Beach shall amend its fee schedule to reduce application and examine the reduction of other fees for the development of affordable housing projects. Policy : The City shall investigate the feasibility of establishing selected housing programs through coordination with the Department of Economic Opportunity. Such programs shall be based on actual need and be financially feasible for the City. Policy : Development that proposes a mixture of uses and housing types to serve a range of income levels shall be supported by the City through incentives outlined in the Land Development Regulations. Policy : During each scheduled evaluation of this Plan, the City shall analyze the capacity of developable vacant lands against the City s population projections for the next ten years, to determine if adequate lands are available to support the projected population growth. Housing Element DRAFT Page 2 of 7 84

85 Objective 3.2: Provide the regulatory circumstances and necessary infrastructure to promote the construction of affordable housing within the City. NOTE: Merged into above. Policy 3.2.1: The City will coordinate with private developers on the location and construction of affordable housing within the city. See Policy and Objective 3.3: The City will undertake measures to eliminate substandard housing conditions within the City.NOTE: Merged with next objective. Policy 3.3.1: The City will use its building inspection authority to enforce provisions of the Florida Building Code relative to substandard housing or unsafe buildings. Objective 3.42: Incorporate provisions in the land development regulations, which address structural and aesthetic improvement of existing housing.support the conservation, rehabilitation, or demolition of substandard housing. Policy : The City shall incorporate provisions for eyesore, nuisance and junk control in its land development regulations. Policy : The City shall coordinate with the Department of Community Affairs and the Florida Homebuilders Association to establish reasonable "minimum liveability standards" for housing stock within the city. The City shall retain information and/or educational materials at City Hall for residents and homeowners to utilize when seeking federal and state funding to rehabilitate their homes. Policy : The City will use its building inspection authority to enforce provisions of the Florida Building Code relative to substandard housing or unsafe buildings. Policy 3.2.4: Mexico Beach shall seek funding through the Florida Small Cities Community Development Block Grant Program (CDBG) to support rehabilitation of substandard housing to benefit low- and moderate-income persons in order to eliminate slum and blight, as defined by Florida Statutes. Policy 3.2.5: Uniform an equitable treatment for persons and businesses displaced by state and local government programs shall be consistent with , Florida Statutes. Objective 3.5: The City shall adopt provisions in its land development regulations, which provide for the location of housing for low and moderate-income families, and for state approved mobile homes parks. Housing Element DRAFT Page 3 of 7 85

86 Policy 3.5.1: The City shall allow affordable housing for qualified (low and moderate income) families within areas approved by the City Council of the "Residential General" land use district. Policy 3.5.2: Principles and criteria guiding the location of housing for low and moderate income families are: 1) Design must conform to provisions specified in the City's land development regulations; 2) Construction must conform to the provisions of the Florida Building Code; and, 3) Densities and intensities must conform to standards specified in the Future Land Use Element of this Plan.NOTE: I was unsure as to why we were stating they have to follow the regulations. This would apply to all development, not just housing. Policy 3.5.3: The City shall coordinate with developers of housing for low and moderate income families by maintaining adequate infrastructure capacities to accommodate such developments. Policy 3.5.4: The City shall investigate the feasibility of establishing selected housing programs through coordination with the Department of Community Affairs. Such programs must be based on actual need and be financially feasible for the City. Moved to Objective 3.1 Policy 3.5.5: Location of mobile homes must conform to density, intensity and performance standards specified in the Future Land Use Element, and tie-down requirements specified in the Florida Building Code and/or the Flood Damage Prevention Ordinance. Objective 3.63: The City shall adopt provisions in its land development regulations, which allowprovide for the location of group homes and foster care facilities licensed by Department of Healthvarious state agencies in residential areas. Policy 3.6.1: Group homes and foster care facilities will be allowed in "Residential" land use districts in conformance with the densities and intensities specified in the Future Land Use Element. NOTE added below. Policy : Pursuant to , Florida Statutes, Ccommunity residential homes which operate as the functional equivalent of a family (defined as a dwelling which provides a living environment for 7 to 14 unrelated clients of Department of Health including disabled or handicapped persons, developmentally disabled persons, non-dangerous mentally ill persons or children) shall be located in accordance with the following principles and criteria: NOTE: I removed definition because the statue is slightly different. The Departments include: Elderly Affairs, Agency for Persons with Disabilities, Juvenile Justice, Children and Families, or Agency for Health Care Administration. It is preferable to refer to the statute. 1a) Aa community residential home of six or fewer residents shall be allowed in the "Residential Low Density" districtin any Future Land Use category which Housing Element DRAFT Page 4 of 7 86

87 allows residential development when 6 or fewer residents are located in a single-family, noncommercial, residential dwellings provided that such homes are not located within a radius of 1,000 feet of another existing home with six of fewer residents or within a radius of 1,200 feet of another existing community residential home with greater than six residentsone another; and 2b) a community residential home shall be allowed in the "Tourist Residential" district provided that such homes are not located within 1,200 feet of one another or within 500 feet of a "Residential Low-Density" district when location of such home is presumed to substantially alter the nature and character of the areathe applicant or agent provides information from the sponsoring agency with the most recently published data compiled from the licensing entities that identifies all community residential homes within the jurisdictional limits of Mexico Beach. NOTE: Florida Statute prevents the local government from restricting the location of these. They must be allowable wherever single family and multi-family is allowed. c) At the time of home occupancy, the sponsoring agency must notify the Mexico Beach City Administrator that the home is licensed by the licensing entity. Objective 3.74: Provide infrastructure and public facilities capacity to allow for the location of households with special housing needs including low- and moderate-income household, group home and foster care facilities, mobile homes, and rural and farmworker households. Policy : The City shall make available, within the limits of realistic financial feasibility, infrastructure and public facilities capacity to accommodate households with special needs. Objective 3.85: The City shall use the most current census data to identify historically significant housing within the City.Protect historically significant structures and districts. Policy : The City shall apply for grant funds available through the Department of State, Division of Archives and History to conduct a study which will identify historically significant housing.the City shall coordinate with the Florida Department of State, Division of Historical Resources, to identify and classify structures within the city limits, at such time a structure(s) may be identified as historically significant. Objective 3.9: Establish a procedure for the conservation of historically significant housing, if any such housing is located within the City. Housing Element DRAFT Page 5 of 7 87

88 Policy 3.9.1: The City shall incorporate measures to conserve historically significant housing into its development review process. Objective 3.106: Provide procedures for the conservation, rehabilitation or demolition of housing. Policy : The City shall provide for the conservation of housing.to promote housing conservation, the City shall continue to schedule public infrastructure and supporting infrastructure facilities improvements to all existing neighborhoods and multifamily developments as the needs are identified. Policy 3.6.2: Mexico Beach supports the use of Community Development Block Grant programs to make improvements to housing stock and public infrastructure. Policy : Rehabilitation and demolition strategies are contained in the City's land development regulations.only a Florida Certified Building Official or Building Code Administrator may issue a non-voluntary demolition or removal order to a substandard housing unit after inspection of the subject dwelling. Policy 3.6.4: The Mexico Beach Land Development Regulations shall further the intent of this objective in procedure for any vacation, demolition, or removal of any unfit or unsafe dwelling or structure. Objective 3.117: Formulate a housing implementation program. Policy : Due to limited financial and staff resources the City is unable to provide a full-scale housing or public assistance program. Activities specified in preceding objectives and policespolicies which promote housing implementation are as follows: 1. Designate and maintain areas on the Future Land Use Map to accommodate existing and future housing needs. 2. Provide, or require provision of, infrastructure and public facilities capacity to accommodate existing and future housing needs including those of low and moderate income families, group and foster care facilities, mobile homes, and rural and farmworker households. 3. Allow location of housing for low and moderate income households, mobile homes, group homes and foster care facilities in "Residential" land use districts consistent with standards specified in the Future Land Use Element. 4. Negotiate or otherwise coordinate with private sector housing suppliers to promote availability of affordable housing within the city. 5. Identify substandard housing or unsafe buildings and use Florida Building Code provisions and land development regulations to correct housing deficiencies including elimination of eyesores and establishment of minimum livability criteria. Housing Element DRAFT Page 6 of 7 88

89 (4) Requirements for Capital Improvements Implementation Implementation of this element will not require land acquisition, construction or other fiscal outlay for capital improvements. Housing Element DRAFT Page 7 of 7 89

90 90