Friday, October 23, 2015

Coastal Development: 'The Good, Bad and Ugly'

        This article contrasts "good" coastal development (Indian River County), "bad" waterfront planning (Palm Beach County) and the "ugly" end result of no countywide plan  - the "Browardization" of a coastline.
        Browardization is the keyword for uncontrolled growth where developers determine land use based solely upon the profits to be made from their projects. It is characterized by little or no long-term planning, the construction of condominium "condo canyons" along the Atlantic and intracoastal waterfronts, and urban commercial sprawl with little green space for public use.
        To experience Browardization with all its myopic pitfalls, one must simply drive south from the Palm Beach-Broward County Line along A1A. (We advise not to attempt this on a bicycle unless you have a life insurance policy.) Both Broward County and its coastal cities share equal responsibility for the urban nightmare they have created north of Fort Lauderdale.
        There is a better way to develop a barrier island in South Florida and sustain it for future generations. It is found 60 miles to the north of the Palm Beaches on North Hutchinson Island, also commonly known as "Orchid Island" in Indian River County.
        North Hutchison Island extends 25 miles from the Fort Pierce Inlet north to the Sebastian Inlet. Orchid Island is the 22.4-mile section of the barrier island in Indian River County. Once a visitor travels north along the barrier island and escapes the sprawl of Fort Pierce, an amazing transformation takes place. You enter a county that actually observes and enforces its comprehensive plan for coastal development.
        The visitor experiences green spaces, public parks, low density planned communities with abundant landscaping, and no condo canyons. In fact, there are no commercial or residential buildings higher than five stories. Advertisements and signage is discreet and zoning codes are strictly enforced. Even the Disney Resort near Sebastian is limited to a small three-foot marker by its entrance.
        Indian River County is projected to have a population of 150,000 by the year 2020, of which 90 percent of its citizens live in the coastal zone, either on Orchid Island or in cities along the Indian River. New development must comply with the "Indian River County 2020 Comprehensive Plan's Coastal Management Element (Chapter 9)".
        Wise coastal management practices have resulted in land set aside for 55 public parks and recreation areas within or near the coastal zone. Indian River County also supports its tourism industry by providing 24 marinas along the Indian River and 18 boat ramps. Bike and hiking paths extend the entire length of Orchid Island. For a county less than half the size of Palm Beach County, the statistics are impressive.
        The comprehensive plan works along its barrier island because both Indian River County and the cities of Vero Beach, Orchid and Indian River Shores are complying with its goals. Can the same be said for coastal municipalities in Palm Beach County?
        Palm Beach County and its coastal cities have missed many opportunities for planned development along their barrier islands and the Lake Worth Lagoon. The Browardization of our waterfronts has already arrived in several communities.
        The Palm Beach County Comprehensive Plan and Future Land Use Elements will never reach their goals if developers are allowed endless waivers, transfer development rights (TDRs) and building incentives for projects that weaken existing zoning rules. In an era of sea-level rise, it is essential that sound, coordinated land use practices be followed by both the county and coastal cities.
        This article will end with a challenge to all Palm Beach County politicians: visit Orchid Island and behold a vision of urban waterfront planning that works.
(c.) Davidsson. 2015

*NOTE: See additional full-text articles below and in "Older Posts".