Introduction to Concurrency Management. What is Concurrency?.
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Chapter 163.3177, F.S. requires Comprehensive Plans to adopt a concurrency management system, including goals, objectives and policies that define the necessary standards for ensuring the availability of required public facilities to serve permitted development.
Rule 9J-5, F.A.C. establishes the minimum criteria for the standards necessary to ensure the availability of public services and facilities concurrent with the impact of development
If adopted level of service standards cannot be met, development cannot be permitted!
The Capital Improvements Element of the Comprehensive Plan must be financially feasible and capital projects should maintain adopted level of service standards
The local Comprehensive Plan must include a system for ensuring adherence to the adopted level of service standards and for monitoring concurrency status.
The concurrency program should contain guidelines for how and when to review development against adopted level of service standards during the development review process.
The local government must adopt land development regulations that implement the concurrency management system and ensure that development permits do not result in a reduction in the levels of service below adopted level of service standards.
It means you need to adopt any necessary capital projects in your Capital Improvements Element and your Capital Improvements Program to maintain adopted level of service standards
It means you need to have adopted in your comprehensive plan, and in your development regulations, a method for assessing and monitoring compliance with the adopted level of service standards.
And it means your development review process needs to include making a binding determination that adequate capacity for each of the 7 public services and facilities is, or is not, available to meet the needs of the project.
First – you need to determine whether you have control over all, some, or none of the referenced public services and facilities
For those services and facilities for which you do not have control, you should adopt the standard adopted by the agency or government with responsibility.
If your local government has direct responsibility for the provision of any of the required services and facilities, you need to work with your respective technical professionals to establish a meaningful standard that you can subsequently use to compare development proposals against.
In the County’s case, participation in the regional water authority, effective conservation programs, and ongoing funding of transmission, distribution, and treatment infrastructure, and ongoing maintenance.
If no progress is made on the development, concurrency approval can be revoked, making any future submittal for development approval subject to a new concurrency test statement and a new assessment of level of service conditions.