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First Engrossed (ntc)
2026354e1
1 A bill to be entitled
2 An act relating to blue ribbon projects; creating s.
3 163.3249, F.S.; providing a purpose and legislative
4 intent; defining terms; requiring that a development
5 project meet certain requirements to qualify as a blue
6 ribbon project; providing maximum residential density
7 and nonresidential intensity permitted within the
8 development area of a blue ribbon project; requiring
9 that a specified percentage of the project’s
10 residential units meet certain requirements; requiring
11 the development area to be developed in phases;
12 requiring certain development rights and mitigation of
13 project impacts to be vested for a specified period;
14 requiring a blue ribbon project to have a blue ribbon
15 plan; requiring such plan to contain certain
16 documents; requiring such plan to be based on a
17 specified period and specify certain information
18 during such period; providing that a plan is not
19 required to demonstrate certain need; requiring a
20 project to receive dollar-for-dollar credits from a
21 local government under certain circumstances;
22 providing that certain easements or property must be
23 granted without charge; prohibiting a plan from
24 contemplating the use of a certain district; requiring
25 a landowner to apply to the local government for
26 approval of a plan, including certain amendments;
27 providing that a plan that meets certain requirements
28 is presumed, subject to rebuttal, to be consistent
29 with the local government’s comprehensive plan and in
30 compliance with specified provisions; specifying that
31 an applicant has a right to request that the
32 application be reviewed at any time; prohibiting such
33 a request from being made sooner than a specified time
34 period; providing local government review
35 requirements; providing notice requirements if the
36 local government denies an application; providing that
37 the blue ribbon plan governs the use of the property
38 upon approval of the plan application by the local
39 government; providing that a project may be located on
40 land with any future land use designation or zoning
41 designation; requiring the local government to record
42 the plan following approval in the public records of
43 the county in which the project property is located;
44 requiring the local government to insert the text
45 amendment into the comprehensive plan’s future land
46 use element and denote the site-specific amendment on
47 the comprehensive plan’s future land use map;
48 prohibiting an applicant from amending a recorded plan
49 or text amendment without undergoing a specified,
50 limited review; authorizing an applicant to hire a
51 private company to conduct plan reviews and building
52 inspections; providing appeal procedures for the
53 denial and approval of a blue ribbon plan application,
54 including certain amendments; providing environmental
55 review requirements; providing an effective date.
56
57 Be It Enacted by the Legislature of the State of Florida:
58
59 Section 1. Section 163.3249, Florida Statutes, is created
60 to read:
61
163.3249
Blue ribbon projects.—
62
(1)
PURPOSE AND INTENT.—The purpose of this section is to
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balance the protection of important state resources, such as the
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natural environment and existing agricultural and silvicultural
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uses, with the need to provide longer-term, well-planned
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communities and job opportunities for the state’s future. It is
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the intent of the Legislature to accomplish this goal by
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incentivizing large landowners in this state to be good stewards
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of the natural environment and existing agricultural and
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silvicultural land while at the same time promoting a more
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sustainable pattern of development. The Legislature intends to
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create blue ribbon projects, and to provide a mechanism by which
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local governments shall implement those projects within their
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boundaries, in order to promote the goals of preserving natural
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areas, encouraging agricultural land uses and rural land
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stewardship, protecting critical ecological systems, expanding
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wildlife corridors, and providing more compact mixed-use
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developments designed for long-term viability.
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(2)
DEFINITIONS.—As used in this section, the term:
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(a)
“Applicant” means the owner of land on which a blue
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ribbon project is proposed.
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(b)
“Blue ribbon plan” or “plan” means the conceptual
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master plan for the blue ribbon project that is required by
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subsection (5).
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(c)
“Blue ribbon project” or “project” means a project that
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meets the requirements of this section.
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(d)
“Blue ribbon project overlay” means an overlay district
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approved by a local government in its comprehensive plan which
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must adhere to the blue ribbon plan approved by the local
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government.
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(e)
“Development area” means land that may be used for
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residential, commercial, industrial, office, civic, and
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institutional purposes and complies with the requirements of
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paragraph (3)(c) and subsection (4)
. Development areas may not
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contain data centers.
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(f)
“Missing middle housing” means a range of for-sale and
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for-rent housing types, including, but not limited to, duplexes,
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triplexes, townhomes, small multifamily buildings, and small
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detached single-family homes, that fill the gap between larger
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single-family homes and larger apartment buildings. Such housing
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may be vertically and horizontally integrated.
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(g)
“Reserve area” means land that is set aside for
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environmental conservation, wildlife corridors, wetland and
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wildlife mitigation, lakes, passive recreation, productive
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agriculture and silviculture, conservation agreements granted to
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the Department of Agriculture and Consumer Services pursuant to
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s. 570.71, activities permitted by conservation easements
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entered into with the Department of Agriculture and Consumer
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Services pursuant to s. 570.71, and uses of public benefit and
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that complies with the requirements of paragraph (3)(b). Reserve
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areas may not contain golf courses, data centers, or solar
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farms.
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(h)
“Uses of public benefit” means uses including parks,
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active recreation, stormwater management facilities, flood
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control facilities, utility facilities, and reservoirs.
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(3)
MINIMUM REQUIREMENTS.—A property must meet all of the
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following requirements to qualify as a blue ribbon project:
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(a)
The property must contain a minimum of 15,000 acres of
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land which are contiguous, as defined in s. 163.3163(3), which
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are owned by the same person or by entities owned or controlled
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by the same person, and a majority of which are not located
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within a municipality.
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(b)
At least 60 percent of the land contained in the
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project must be reserve area. Land contained in a conservation
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easement before July 1, 2026, does not qualify as reserve area
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for the purposes of meeting the 60 percent threshold. The
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reserve area must meet all of the following requirements:
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1.
If any property boundary is contiguous to state-owned
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environmental land or the Florida wildlife corridor, a portion
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of the project’s reserve area must be located adjacent to a
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portion of the state-owned land or the Florida wildlife
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corridor, as applicable.
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2.
At least 70 percent of the reserve area must be
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contiguous, as defined in s. 163.3163(3).
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3.
Uses of public benefit may not exceed 15 percent of the
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reserve area.
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(c)
Up to 40 percent of the land contained in the project
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may be development area. The development area must meet all of
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the following requirements:
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1.
Individual development areas within the project must be
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designed to enhance walkability and mobility and must include a
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mixture of land uses.
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2.
At least 10 percent of the development area must be
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allocated to nonresidential land use.
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3.
A portion of the development area must be allocated to
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uses intended to provide economic development within the area
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where the property is located. The development area so allocated
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must be in a location that is accessible to an interstate
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interchange, a state road, an active rail line, or an airport or
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other transportation facility.
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4.
The development area must have a dense, walkable, mixed
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use development pattern.
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5.
Types of residential units within the development area
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must be varied and include single-family, multifamily, and
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attached and detached residential units.
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(4)
DEVELOPMENT AREA DENSITIES AND INTENSITIES.—
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(a)
A maximum residential density of 12 units per gross
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acre, and a maximum nonresidential intensity of 85 percent
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impervious surface ratio per gross acre, are permitted within
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the development area, as measured in combination throughout all
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phases of the project. A building that contains residential
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units and nonresidential uses shall be considered residential.
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(b)
At least 20 percent of residential units within the
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development area in each phase of the project must be a
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combination of the following:
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1.
Housing that is affordable, as defined in s. 420.0004,
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for natural persons or families who meet the extremely-low
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income, very-low-income, or low-income limits specified in s.
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420.0004.
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2.
Missing middle housing.
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3.
Housing that is affordable, as defined in s. 420.0004,
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for persons eligible for the Florida Hometown Hero Program under
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s. 420.5096.
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(c)
The development area must be developed in phases.
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Development rights and mitigation of project impacts shall be
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vested for 50 years. If the applicant achieves development, as
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defined in s. 380.04, of at least 50 percent of the development
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area within 50 years after the project’s date of initial public
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dedication of infrastructure, the vested period must be extended
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for an additional 25 years.
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(5)
BLUE RIBBON PLANS.—
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(a)
A blue ribbon project must have a blue ribbon plan that
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complies with the requirements of subsections (3) and (4).
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(b)
A blue ribbon plan must contain the following
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documents:
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1.
A long-term master development map that, at a minimum,
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depicts the conceptual locations of:
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a.
Reserve area and development area throughout the
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property.
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b.
Major planned transportation corridors, including roads,
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multipurpose trails, and transit.
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c.
Proposed civic and school sites.
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d.
Proposed utility sites.
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2.
A conceptual phasing plan depicting land uses within
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reserve areas and development areas, densities and intensities
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of development within development areas, public facility
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mitigation for such development within each phase, and
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approximate acreage of reserve area in each phase.
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3.
A conceptual water supply plan and a conceptual
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wastewater plan to show the project’s compliance with s.
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163.3180. The plans may allow water and wastewater supplies to
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be provided in phases.
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4.
A conceptual transportation and mobility plan to show
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the project’s compliance with s. 163.3180. The plans may allow
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transportation facilities to be provided in phases.
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5.
A conceptual parks and recreation plan to show the
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project’s compliance with s. 163.3180. The plans may allow parks
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and recreational facilities to be provided in phases.
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6.
A conceptual resource protection plan to show the
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conservation of, and, as appropriate, restoration and management
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of, regionally significant natural resources within the reserve
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area. The protection of regionally significant natural resources
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within the reserve area is determined to be a net ecosystem
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benefit.
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7.
Development standards for each type of land use proposed
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within the development area which is typically found in a
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planned unit development as defined in s. 163.3202(5)(b).
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(c)
A blue ribbon plan must be based on a planning period
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longer than the generally applicable planning period of the
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local comprehensive plan and must specify the projected
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population within the planning area during the chosen planning
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period. A plan is not required to demonstrate need based on
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projected population growth or any other basis. If, under the
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plan, a project contributes land or funds or otherwise causes
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the construction of public facilities pursuant to s. 163.3180,
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the project must receive dollar-for-dollar credits against
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impact, mobility, proportionate share, or other fee credits from
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the local government for such facility improvements as required
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by s. 163.3180.
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(d)
All park and recreational uses in the parks and
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recreation plan required by subparagraph (b)5. must comply with
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the achieved level of service based on the latest local
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government impact fee study in place at the time of enactment of
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this section.
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(e)
A blue ribbon plan must provide that any easement
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granted to the Department of Agriculture and Consumer Services
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pursuant to s. 570.71 for portions of the reserve area that will
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be reserved for uses consistent with that section must be
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granted without charge. The granting of the easement shall occur
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upon agreement between the Department of Agriculture and
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Consumer Services and the landowner regarding allowable uses of
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the easement interest. If an easement or property is granted to
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any other state agency, water management district, or local
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government, the easement or property shall be granted without
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charge.
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(f)
A blue ribbon plan may not contemplate the use of a
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stewardship district.
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(6)
LOCAL GOVERNMENT REVIEW OF BLUE RIBBON PLANS.—
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(a)
A landowner must apply to the local government for
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approval of a blue ribbon plan, including the proposed text
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amendment to the comprehensive plan’s future land use element
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and a site-specific comprehensive plan future land use map
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amendment to designate the property a blue ribbon project
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overlay. A blue ribbon plan that meets the requirements of this
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section is presumed, subject to rebuttal, to be consistent with
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the local government’s comprehensive plan and in compliance with
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s. 163.3177(1)(f) and (6), as applicable. The presumption may be
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overcome by the local governing authority upon a finding that
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the blue ribbon plan is substantially inconsistent with the
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provisions of the governing comprehensive plan. At any time
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during the local government review of the plan application, the
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applicant shall have the right to request that the application
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be placed on the soonest-available agenda of the local
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government for a public hearing. However, such a request may not
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be made sooner than 60 days after public notice of the first
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public hearing conducted pursuant to paragraph (b).
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(b)
The local government must conduct two public hearings
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relating to the approval of a blue ribbon plan application,
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including the proposed text amendment to the comprehensive
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plan’s future land use element and a site-specific comprehensive
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plan future land use map amendment. The first public hearing
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must be conducted by the local government’s land planning
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agency. The second public hearing must be conducted by the local
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government’s commission or council, at which time the
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application must be approved or denied by the commission or
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council. The local government shall give public notice of the
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public hearings in the same manner as it provides notice for
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comprehensive plan amendment applications.
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(c)
If the local government denies a blue ribbon plan
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application, the local government must give written notice to
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the applicant within 5 days after denial of the application,
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stating the grounds for the denial, including any applicable
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ordinances, rules, statutes, comprehensive plan provisions, or
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other authority for the denial.
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(d)
Upon approval by the local government of a blue ribbon
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plan, including the proposed text amendment to the comprehensive
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plan’s future land use element and a site-specific comprehensive
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plan future land use map amendment, the plan shall govern use of
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the property in lieu of applicable comprehensive plan future
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land use requirements and applicable land development
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regulations. The blue ribbon plan shall serve as the governing
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document for the blue ribbon project overlay.
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(e)
A blue ribbon project may be located on land with any
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future land use designation provided in the applicable local
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government’s comprehensive plan and with any zoning designation
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listed in the applicable local government’s land development
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regulations.
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(f)
Following approval by the local government of a blue
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ribbon plan application, the local government must record the
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plan in the public records of the county in which the property
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is located, and the plan shall run with title to the land. The
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local government must also insert the text amendment into the
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comprehensive plan’s future land use element and denote the
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site-specific amendment on the comprehensive plan’s future land
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use map. The recorded plan or text amendment may not be amended
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or revised without local government review in accordance with
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paragraph (a), and such review is limited to the portions of the
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plan or text amendment which are being amended or revised.
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(g)
An applicant may hire a private company to conduct plan
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reviews and building inspections pursuant to s. 553.791.
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(7)
APPEAL PROCEDURE.—
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(a)
An applicant may appeal the local government’s denial
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of an application for a blue ribbon plan, including the proposed
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text amendment to the comprehensive plan’s future land use
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element and the site-specific comprehensive plan future land use
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map amendment, by filing a de novo action for declaratory,
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injunctive, or other relief. The court may not use a deferential
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standard for the benefit of the local government. Before
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initiating such an action, the applicant may use the dispute
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resolution procedures under s. 70.51.
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(b)
The approval of a blue ribbon plan application,
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including the proposed text amendment to the comprehensive
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plan’s future land use element and the site-specific
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comprehensive plan future land use map amendment, may be
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appealed in the same manner as provided in s. 163.3184(5).
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(8)
ENVIRONMENTAL REVIEW.—A blue ribbon project must comply
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with applicable provisions of chapters 373 and 403.
328 Section 2. This act shall take effect July 1, 2026.