Introduction to concurrency management
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Introduction to Concurrency Management. What is Concurrency?.

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Introduction to concurrency management

Introduction to Concurrency Management


What is concurrency
What is Concurrency?

  • 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!


What public services and facilities are subject to concurrency
What Public Services and Facilities are Subject to Concurrency?

  • Potable Water

  • Sanitary Sewer/Wastewater Treatment

  • Solid Waste Disposal

  • Recreation and Open Space

  • Drainage

  • Mass transit

  • Transportation

  • (new requirement ) Public Schools


Key components of concurrency
Key Components of Concurrency Concurrency?

  • 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.


So what does all this really mean
So What Does All This Really Mean? Concurrency?

  • 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.


How do you develop appropriate level of service standards
How do you develop appropriate level of service standards? Concurrency?

  • 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.


An example
An example… Concurrency?

Pinellas County government

Concurrency

Management System


Assessing level of service conditions
Assessing Concurrency?level of Service Conditions

  • Each calculation is basically a matter of looking at capacity and planned improvements, and dividing by existing and projected demand

  • If the adopted standard can still be maintained after adding in anticipated impacts, then level of service conditions are met, capacity is available, and development can be permitted



Concurrency management system cms process
Concurrency Management Concurrency?System (CMS) Process

  • Pinellas County developed their CMS back in 1990, following adoption of the original comp plan.

  • It is designed around an annual snapshot of conditions – that “snapshot” is adopted annually as an ordinance which assesses the operating conditions for each of the 7 services and facilities.

  • Basically, it represents our annual concurrency test.



  • Since the assessment is a Ordinance, as the basis for deciding if development can be approved.snapshot of conditions, we build in a “safety net” by also taking a look at future conditions –

  • That is, we also look at the effect of an extra year’s growth on the operating conditions for each service and facility.

  • If we can still meet, or exceed the adopted standards, then level of service conditions are acceptable.



Good capital planning includes
Good Capital Planning includes… program, the County has never encountered an inability to meet adopted standards – with the exception of transportation.

  • 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.




Stormwater projects to address recreation and open space requirements

drainage deficiencies


Solid waste and resource recovery
Solid Waste and Resource Recovery recreation and open space requirements

  • Improvements at the resource recovery plant and in recycling operations to extend the life of the landfill and waste-to-energy plant


All of these funding commitments are required to make sure the county can
All of these funding commitments are required to make sure the County can…

  • Meet its adopted level of service standards,

  • Permit development,

  • And meet the needs of citizens, businesses and visitors, and its retail and wholesale commitments, today and into the future.


  • Concurrency approvals are not indefinite the County can…

  • 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.


What does the future hold for concurrency
What does the future hold for concurrency? the County can…

  • The County will be evaluating its adopted level of service standards during the course of the upcoming year;

  • The overall concurrency process will be evaluated to see how it fits with the new school concurrency requirements; AND

  • We will see what happens with the Penny for Pinellas – the main means of funding capital improvements needed to meet concurrency


Questions
Questions? the County can…


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