A simple sandwich analogy for Land Use, Zoning, and Land Development Regulations!

Dear Friends,  

Here in Martin County, we spend a lot of time discussing and debating growth and development and talking about Martin County’s Comp Plan (Comprehensive Growth Management Plan).

However, when there are public meetings and County Commissioners and staff have to discuss proposed projects and the rules that need to be followed within the Comp Plan, it can get really confusing for us – the citizens. 

Navigating the complexities of land use, zoning, and land development regulations (LDRs) can feel overwhelming, especially as our community grapples with how and where we grow.  These are difficult concepts to grasp, and yet, they are critically important as we try to come to decisions and consensus on our future.  To move forward effectively, we must all speak the same language and understand these terms. So we’ve created a simple analogy that we hope will help clarify the differences. 

Think of the Comp Plan like deciding you want to make a sandwich in the first place. It's the big, overall decision.

The Comp Plan is basically the county’s long-term recipe book for how it wants to grow while protecting our environment at the same time. The State of Florida says every county needs one of these recipe books, so we know what kind of “sandwiches” we’re making in the future. Like the popular Southern Living Cookbook compilation from the 1980’s, Martin County’s Comp Plan was created in 1982, updated over the years, and substantially expanded in 1990. 

Now, imagine you are making a sandwich. 

First, you have to choose what type of sandwich you’re making.  That’s the Comp Plan’s Future Land Use Category.

Think of "Land Use" as deciding the fundamental type of sandwich we want to make. Is it a deli sandwich? A veggie wrap? Or a grilled cheese?

In the context of Martin County, this translates to determining the broad categories of future land uses for different areas. For example, will a particular area be designated for agriculture, residential housing, office, retail or industrial? The Future Land Use Category establishes the overall vision and purpose for each part of our community.

Next, you have to choose the Ingredients and Arrangement of the sandwich.  These are the County’s Zoning Districts.

Once we've chosen the type of sandwich, "Zoning" dictates the specific ingredients and how they're arranged. For our deli sandwich, this could mean choosing roast beef, Swiss cheese, and lettuce, and specifying their order.

In Martin County, the Zoning District takes the Comp Plan’s Future Land Use Category and makes it specific. It determines what types of buildings can be constructed, their height, density, and setbacks. This is where we decide if an area will be for single-family homes or multi-family apartments, and how these structures will be positioned on the land.

Finally, you have to make the sandwich.  These are the County’s Land Development Regulations (LDRs).

The "Land Development Regulations" are the detailed instructions for developing the land. These regulations cover the "how-to" of building development, from obtaining building permits (gathering ingredients) to ensuring proper drainage (preventing a soggy sandwich) and environmental protection (making sure the ingredients are safe). These rules ensure that the development is built safely and responsibly.

So the type of "sandwich" is the Future Land Use Category, the "ingredients" and their arrangement are the Zoning Districts, and the "construction manual" for how to make the sandwich properly are the LDRs.

By breaking down complex planning terms into digestible bites, we hope One Martin can help you be a more educated and informed citizen. With deeper understanding of these planning concepts, we can all better participate in shaping the future of Martin County, ensuring growth and development aligns with our community's vision.

Sincerely, 

Rick Hartman

Read More About the Comp Plan from Veteran Planner Morris Crady

For a more detailed explanation of Martin County’s Comp Plan check out this TCPalm column from 2017, written by veteran land planner Morris Crady.  It provides a valuable, insider's perspective on Martin County’s Comprehensive Growth Management Plan, adopted in 1982. Drawing from his extensive experience working with the county and within development, Crady clarifies the plan's original intent: to guide and manage growth, not to halt it entirely. He details the establishment of the urban service district and how the plan's policies have shaped Martin County's development over 35 years. Crady's detailed explanation of the plan's mechanics and his insights into its successes and challenges have aged well, offering a clear and relevant understanding of a crucial aspect of Martin County's history and future.

Click here to read the article.