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1. What Is Concurrency?

"Concurrency" is a shorthand expression for a set of land use regulations that local governments are required, by the Florida Legislature, to adopt to ensure that new development does not outstrip the government's ability to handle it. For a development to "be concurrent" or "meet concurrency" the local government must have enough roadway capacity to serve each proposed development. Concurrency also requires local governments provide the capacity in stormwater, parks, solid waste, water, sewer and mass transit facilities to serve each proposed development. These seven public services grouped together are known as "concurrency facilities".

Local governments are required to include in their comprehensive plans a "concurrency management system" to keep track of the impacts of new development on concurrency facilities

2. What are Vested Projects?

“Vested projects” are projects that received some kind of government approval prior to the adoption of the Comprehensive Plan and Land Development Code, but did not meet any of the exemption criteria. Owners of vested projects had to prove to the City that building permits had been issued by the building official and the development had continued in good faith prior to the adoption of the Comprehensive Plan and Land Development Code. Property owners proving these conditions had to also request (within six months) the City Commission approve a vested rights status. The deadline for applying to become a vested project has passed. Modifications, additions or alterations to approved plans and specifications shall not be considered vested development.

3. What is a Comprehensive Plan?

The long-range planning program involves the preparation and implementation of the City's Comprehensive Plan. The City is required by State Law to prepare and maintain a comprehensive plan (Local Government Comprehensive Planning and Land Development Regulation Act of 1972). The present Plan was adopted by the Marianna City Commission in 1991 and was last amended in 2013. A comprehensive plan is an official public document adopted by local government as a policy guide to decisions primarily about the physical development of a community. It is comprehensive in terms of the geographic area it applies to and its content. Elements of the Comprehensive Plan include future land use, traffic circulation, housing, infrastructure, conservation, recreation and open space, intergovernmental coordination, capital improvements, public school facilities and concurrency management.