Florida Senate - 2026 CS for CS for SB 354
By the Appropriations Committee on Transportation, Tourism, and
Economic Development; the Committee on Community Affairs; and
Senator McClain
606-02821-26 2026354c2
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; specifying 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;
11 authorizing the development of the development area in
12 phases for a specified purpose; providing that
13 development rights and mitigation of project impacts
14 shall be vested for at least a certain period, which
15 may be extended under certain circumstances; requiring
16 that a blue ribbon project have a blue ribbon plan;
17 providing requirements for such plan; specifying that
18 a plan is not required to demonstrate certain need;
19 requiring that a project receive dollar-for-dollar
20 credits from a local government under certain
21 circumstances; requiring that impact fees be
22 calculated as applicable at the time of issuance of
23 building permits; requiring a landowner to apply to
24 the Department of Commerce for approval of a project
25 in order to initiate approval of a blue ribbon plan;
26 requiring that the application include a blue ribbon
27 plan that meets specified requirements; limiting the
28 scope of the department’s review; requiring the
29 department to provide copies of the application to
30 specified entities for certain review and comment;
31 requiring such entities to provide written comments to
32 the department with a specified timeframe; requiring
33 the department to approve the application or provide
34 the applicant with a certain notice within a specified
35 timeframe; providing for automatic approval of a
36 project under certain circumstances; specifying that a
37 project may be located on land with any future land
38 use designation or zoning designation; providing that
39 local government approval of a project creates a
40 certain overlay special district; prohibiting a local
41 government from requiring a comprehensive plan
42 amendment or rezoning for approval of a project;
43 requiring a landowner to apply to the local government
44 for approval of a project upon department approval;
45 requiring a landowner to apply to multiple local
46 governments under certain circumstances; requiring a
47 local government to conduct a certain public workshop
48 within a specified timeframe after receipt of an
49 application; requiring that an applicant be permitted
50 to attend and participate in the workshop; requiring a
51 local government to review a project within a certain
52 timeframe after receipt of an application; limiting
53 the scope of the local government’s review; requiring
54 that certain projects be administratively approved;
55 providing that projects approved by the department are
56 presumed to comply with certain provisions; providing
57 that a local government may overcome such presumption
58 in a certain manner; providing for automatic approval
59 of a project under certain circumstances; authorizing
60 applicants to hire private companies to conduct plan
61 reviews and building inspections; requiring an
62 applicant to publish notice of an approved project in
63 a specified manner; requiring an applicant to record
64 the plan for an approved project in the public records
65 of the county in which the project property is
66 located; prohibiting an applicant from amending a
67 recorded plan without undergoing a specified review;
68 limiting the scope of such review; authorizing an
69 applicant to appeal the denial of a project
70 application to the department in a specified manner
71 and within a specified timeframe; authorizing a person
72 whose substantial interests are or may be affected by
73 approval of a project to file a written petition with
74 the department requesting an administrative hearing in
75 a specified manner and within a specified timeframe;
76 providing requirements for such petition; authorizing
77 an applicant to intervene as a party to a hearing
78 under certain circumstances; requiring the department
79 to hold certain hearings before issuing certain
80 orders; requiring the department to determine whether
81 a project meets certain requirements and issue a final
82 order; specifying that the department may provide a
83 different determination in the final order; providing
84 applicability; requiring that a project comply with
85 certain provisions; providing an effective date.
86
87
88 Be It Enacted by the Legislature of the State of Florida:
89
90 Section 1. Section 163.3249, Florida Statutes, is created
91 to read:
92 163.3249 Blue ribbon projects.—
93 (1) PURPOSE AND INTENT.—The purpose of this section is to
94 ensure the appropriate use of important state resources and
95 facilities. It is the intent of the Legislature to accomplish
96 this goal by incentivizing large landowners in this state to be
97 good stewards of the natural environment while at the same time
98 promoting a more sustainable pattern of development. The
99 Legislature intends to create blue ribbon projects, and to
100 provide a mechanism by which local governments shall implement
101 those projects within their boundaries, in order to promote the
102 goals of preserving natural areas, encouraging agricultural land
103 uses and rural land stewardship, protecting critical ecological
104 systems, expanding wildlife corridors, and providing more
105 compact mixed-use developments designed for long-term viability.
106 (2) DEFINITIONS.—As used in this section, the term:
107 (a) “Applicant” means the owner of land on which a blue
108 ribbon project is proposed.
109 (b) “Blue ribbon plan” or “plan” means the plan required by
110 subsection (5).
111 (c) “Blue ribbon project” or “project” means a project that
112 meets the requirements of subsection (3).
113 (d) “Development area” means land that may be developed
114 with residential, commercial, industrial, or other uses.
115 (e) “Missing middle housing” means a range of for-sale and
116 for-rent housing types, including, but not limited to, duplexes,
117 triplexes, townhomes, small multifamily buildings, and small
118 detached single-family homes, that fill the gap between larger
119 single-family homes and larger apartment buildings. Such housing
120 may be vertically and horizontally integrated.
121 (f) “New urban design” means a development design that
122 creates walkable, mixed-use, human-centered places.
123 (g) “Reserve area” means land that is set aside for
124 environmental conservation, wildlife corridors, wetland and
125 wildlife mitigation, productive agriculture and silviculture,
126 uses consistent with the public purposes described under s.
127 570.71(1), parks, recreational activities, utility sites,
128 reservoirs and lakes, or other uses that support such
129 activities. Reserve areas may not include golf courses or data
130 centers.
131 (h) “Special assessment district” means a community
132 development district, municipal services taxing district,
133 municipal services benefit district, or other district available
134 under state law that allows for the assessment of ad valorem or
135 non-ad valorem taxes on parcels of real property located within
136 a blue ribbon project for the purpose of constructing,
137 maintaining, repairing, and replacing capital improvements that
138 serve the blue ribbon project. The term does not include an
139 improvement district.
140 (3) MINIMUM REQUIREMENTS.—A development project must meet
141 all of the following requirements to qualify as a blue ribbon
142 project:
143 (a) The project must contain a minimum of 10,000 acres of
144 land which are contiguous as defined in s. 163.3163(3)(a) and
145 which are owned by the same person or by entities owned or
146 controlled by the same person, and the majority of which are not
147 located within a municipality.
148 (b) At least 60 percent of the land contained in the
149 project must be reserve area. If any project boundary is
150 contiguous to state-owned environmental preservation land or the
151 Florida wildlife corridor, a portion of the project’s reserve
152 area must be located adjacent to the state-owned land or the
153 Florida wildlife corridor, as applicable.
154 (c) Up to 40 percent of the land contained in the project
155 may be development area. The development area must meet all of
156 the following requirements:
157 1. Individual development areas within the project must be
158 designed to enhance walkability and mobility and must include a
159 mix of land uses.
160 2. At least 15 percent of the development area must be
161 allocated to nonresidential land uses, which may include mixed
162 use buildings that contain ground floor nonresidential units.
163 Conservation easement areas may not be counted toward the 15
164 percent.
165 3. A portion of the development area must be allocated to
166 uses intended to provide economic development and create high
167 wage jobs. The development area so allocated must be in a
168 location that is within 60 miles of an interstate interchange,
169 an active rail line, or a regional or international airport or
170 other transportation facility.
171 4. The development area must have a dense, walkable, mixed
172 use, human-centered development pattern that includes new urban
173 design, including, but not limited to, towns, villages, and
174 hamlets that have reserve area between them.
175 5. Types of residential units within the development area
176 must be varied and include single-family, multifamily, and
177 attached and detached residential units.
178 (4) DEVELOPMENT AREA DENSITIES AND INTENSITIES.—
179 (a) A maximum residential density of 12 units per gross
180 acre, and a maximum nonresidential intensity of 85 percent
181 impervious surface ratio per gross acre, is permitted within the
182 development area, as measured in combination throughout all
183 phases of the project.
184 (b) At least 20 percent of residential units within the
185 development area in each phase of the project must be a
186 combination of the following:
187 1. Affordable housing, with initial sale prices and ongoing
188 rents at or below 80 percent of adjusted gross income, as
189 defined in s. 420.602, for the county in which the development
190 area is located.
191 2. Missing middle housing.
192 3. Housing for people eligible for the Florida Hometown
193 Hero Program under s. 420.5096.
194 (c) The development area may be developed in phases to
195 accommodate growth projections in the geographical area in which
196 the project is located. Development rights and mitigation of
197 project impacts shall be vested for at least 50 years. If the
198 applicant achieves development as defined in s. 380.04 of at
199 least 50 percent of the development area within 50 years after
200 the project’s date of initial public dedication of
201 infrastructure, the vested period must be extended for an
202 additional 25 years.
203 (5) BLUE RIBBON PLANS.—A blue ribbon project must have a
204 blue ribbon plan, which is the master development plan for the
205 project. Blue ribbon plans must include a document that
206 addresses the requirements of this section and exhibits,
207 including maps, illustrations, and text supported by data and
208 analysis, that demonstrate compliance therewith. The plan must
209 include all of the following:
210 (a) A long-term master development map that, at a minimum,
211 generally depicts the locations of reserve area and development
212 area throughout the project area.
213 (b) Identification and analysis of necessary water supplies
214 and available sources of water, including water resource
215 development and water supply development projects, and water
216 conservation measures required to meet the projected demand from
217 each phase of the project. Water and wastewater facilities must
218 be provided in compliance with s. 163.3180. Such facilities may
219 be provided by the applicant; a local unit of special purpose
220 government or a special district, except an improvement
221 district; a local government; or the state. Local governments
222 are encouraged to enter into public-private partnerships to
223 accomplish water storage and other water quality and capacity
224 improvements within the boundaries of blue ribbon projects
225 pursuant to s. 373.4591.
226 (c) Identification and analysis of the transportation
227 facilities and future transportation corridors necessary to
228 serve development area land uses in the master development plan,
229 including guidelines to be used to establish each modal
230 component intended to optimize mobility. Transportation
231 facilities must be provided in compliance with s. 163.3180. Such
232 facilities must be provided by the applicant or a special
233 assessment district created at the request of the applicant. A
234 special assessment district, a local government, or the state
235 may enter into a public-private partnership with the applicant
236 pursuant to s. 255.065 to provide such facilities. Internal
237 roads must be designed in accordance with the Department of
238 Transportation’s traditional neighborhood development guidelines
239 provided in chapter 19 of the Manual of Uniform Minimum
240 Standards for Design, Construction and Maintenance for Streets
241 and Highways, 2023 edition.
242 (d) Identification of other regionally significant public
243 facilities necessary to support the project’s permitted density
244 as provided in paragraph (4)(a) for each phase of the project,
245 which facilities must include utilities, parks, and schools, and
246 policies providing the procedures to mitigate the impacts of the
247 project’s permitted density on public facilities. Public
248 facilities must be provided in compliance with s. 163.3180. Such
249 facilities must be provided by the applicant or a special
250 assessment district created at the request of the applicant. A
251 special assessment district, a local government, or the state
252 may enter into a public-private partnership with the applicant
253 pursuant to s. 255.065 to provide such facilities.
254 (e) Identification of regionally significant natural
255 resources within the reserve area based on the best available
256 data and policies, and provision of mechanisms to ensure the
257 perpetual protection or conservation of specific resources,
258 consistent with the overall conservation and development
259 strategy for the project area. The provision of regionally
260 significant natural resources within the reserve area is
261 determined to be a net ecosystem benefit.
262 (f) General principles and guidelines that do all of the
263 following:
264 1. Address the land uses within the development area and
265 reserve area, and the interrelationships between such areas.
266 2. Address the protection and, as appropriate, restoration
267 and management of reserve areas identified in the recorded blue
268 ribbon plan for permanent conservation and public use, which
269 must be phased in coordination with the phased development
270 within the development area as specified in the master
271 development plan.
272 3. Achieve a cleaner, healthier environment.
273 4. Limit urban sprawl.
274 5. Provide a range of housing types.
275 6. Protect wildlife and natural areas.
276 7. Advance the efficient use of land and other resources.
277 8. Create quality communities of a design that reduces and
278 captures vehicle trips and promotes mobility options.
279 9. Enhance the prospects for state and local economic
280 development objectives and high-wage job creation.
281 (g) Development standards for each type of land use
282 proposed within the development area which is typically found in
283 a planned unit development as defined in s. 163.3202(5)(b) and
284 which is consistent with new urban design.
285 (h) Provision for an easement granted without charge to the
286 Department of Agriculture and Consumer Services under s. 570.71
287 for any portion of the reserve area which will be reserved for
288 uses consistent with the public purposes provided in s.
289 570.71(1). The Department of Agriculture and Consumer Services
290 and the landowner must enter into an agreement regarding
291 allowable uses for the easement interest before an easement is
292 granted. The plan must also include a covenant that any easement
293 or property granted to another state agency, a water management
294 district, or a local government will be granted without charge.
295
296 A blue ribbon plan must be based on a planning period longer
297 than the generally applicable planning period of the local
298 comprehensive plan and must specify the projected population
299 within the planning area during the chosen planning period. A
300 plan is not required to demonstrate need based on projected
301 population growth or any other basis. If under the plan a
302 project contributes land or funds or otherwise causes the
303 construction of public facilities pursuant to s. 163.3180, the
304 project must receive dollar-for-dollar credits against impact,
305 mobility, proportionate share, or other fee credits from the
306 local government for such facility improvements as required by
307 s. 163.3180. Impact fees must be calculated as applicable at the
308 time of issuance of building permits.
309 (6) STATE ADMINISTRATIVE REVIEW OF BLUE RIBBON PLANS.—In
310 order to initiate approval of a blue ribbon plan, a landowner
311 shall apply first to the Department of Commerce for approval of
312 a blue ribbon project. The application must include a blue
313 ribbon plan that meets the requirements of subsection (5). The
314 department’s review of a project is limited to a review for
315 compliance with this section. The department shall provide
316 copies of the application to the Department of Agriculture and
317 Consumer Services, the Department of Environmental Protection,
318 the Fish and Wildlife Conservation Commission, the Department of
319 Transportation, and the applicable water management district for
320 review and comment within each entity’s respective legal purview
321 on the plan’s compliance with this section. Such entities shall
322 provide written comments to the Department of Commerce within 21
323 days after receipt of the application by the department. Within
324 45 days after receipt of the application, the department shall
325 approve the application or provide to the applicant a written
326 notice that identifies with specificity any areas of
327 noncompliance and includes the written comments received from
328 the specified entities. If the department fails to either
329 approve the application or provide such notice within 45 days
330 after receipt of the application, or fails to provide a written
331 approval or denial of the application within 20 days after the
332 applicant provides a response to the notice, the application is
333 automatically approved by the department. At any point after the
334 department’s initial 45-day review period, the applicant may
335 request a final determination of approval or denial by the
336 department, and the department must provide the determination
337 within 7 days after receipt of the request. If the department
338 fails to provide the determination within the 7-day period, the
339 application is automatically approved by the department.
340 (7) LOCAL GOVERNMENT ADMINISTRATIVE REVIEW OF BLUE RIBBON
341 PLANS.—
342 (a) A blue ribbon project may be located on land with any
343 future land use designation provided in the applicable local
344 government’s comprehensive plan and with any zoning designation
345 listed in the applicable local government’s land development
346 regulations. A local government’s approval of a project creates
347 an overlay special district within the local government’s
348 comprehensive plan which must adhere to the project’s blue
349 ribbon plan. A local government may not require a comprehensive
350 plan amendment or rezoning for approval of a project.
351 (b)1. Upon approval of a blue ribbon project by the
352 Department of Commerce, the landowner shall apply to the local
353 government for approval of the project. If the project is
354 located within more than one local government’s jurisdiction,
355 the landowner must apply to each applicable local government. In
356 reviewing the project, each applicable local government shall
357 apply subsections (3), (4), and (5) to the project as a whole.
358 2. Within 30 days after receipt of an application for
359 approval of a project, the local government shall conduct a duly
360 noticed public workshop at which the project is presented. The
361 applicant must be permitted to attend and participate in the
362 workshop.
363 3. The local government shall review the project within 15
364 days after receipt of the application. The review is limited to
365 a review for compliance with this section. A project that is in
366 compliance with this section must be administratively approved
367 without further action by the local government or any quasi
368 judicial or administrative reviewing body. A project approved by
369 the Department of Commerce is presumed to be in compliance with
370 this section. In order for a local government to overcome such
371 presumption, the local government must find that the blue ribbon
372 plan does not comply with subsection (5). If the local
373 government makes such a finding, the local government must
374 provide a written notice to the applicant which identifies with
375 specificity the area of noncompliance and provides the applicant
376 60 days to respond and submit any information necessary to
377 comply with subsection (5). If the local government fails to
378 provide such notice within 90 days after receipt of the
379 application, or fails to provide a written approval or denial of
380 the application within 30 days after the applicant provides a
381 response to such notice, the application is automatically
382 approved. At any point after the local government’s initial 90
383 day review period, the applicant may request a final
384 determination of approval or denial by the local government, and
385 the local government must provide the determination within 7
386 days after receipt of the request. If the local government fails
387 to provide the determination within the 7-day period, the
388 application is automatically approved.
389 (c) Applicants may hire private companies to conduct plan
390 reviews and building inspections pursuant to s. 553.791.
391 (d) If a blue ribbon project is approved, the applicant
392 must publish notice of such approval in a newspaper of general
393 circulation in the area in which the land is located. The notice
394 must include the local government order number, if any; the
395 section, township, and range in which the land is located; and a
396 description of the project. The notice must be published within
397 14 days after the approval is issued.
398 (e) After a blue ribbon project has been reviewed and
399 approved, the applicant must record the blue ribbon plan in the
400 public records of the county in which the project property is
401 located, and the plan shall run with title to the land. The
402 applicant may not amend the recorded plan without undergoing
403 local government review of the plan amendment in accordance with
404 paragraph (b). Local government review of a plan amendment is
405 limited to the portions of the plan which are being revised.
406 (8) APPEAL PROCEDURE.—
407 (a)1. If the Department of Commerce denies an application
408 for a blue ribbon project, the applicant may request an
409 administrative hearing pursuant to ss. 120.569 and 120.57 within
410 21 days after the date on which the applicant receives the
411 department’s written denial.
412 2. If a local government denies an application for a blue
413 ribbon project, the applicant may appeal the decision by filing
414 a written petition with the Department of Commerce within 21
415 days after the date on which the applicant receives the local
416 government’s written denial. The applicant shall provide a copy
417 of the notice of appeal to the local government.
418 (b) Any person whose substantial interests are or may be
419 affected by the local government’s approval of a blue ribbon
420 project may request an administrative hearing by filing a
421 written petition with the Department of Commerce pursuant to ss.
422 120.569 and 120.57. The petition must be filed with the
423 Department of Commerce within 21 days after newspaper
424 publication of the notice of the local government decision in
425 accordance with paragraph (7)(d). The petition must clearly
426 state the reasons for the petition and describe how the project
427 will adversely affect the person more substantially than the
428 general population of the geographic area in which the project
429 is located. A copy of the petition must also be provided to the
430 local government. If a petition is timely filed pursuant to this
431 paragraph, the applicant may intervene as a party to the
432 hearing.
433 (c) Before issuing an order on an appeal or petition under
434 this subsection, the Department of Commerce must hold a hearing
435 in accordance with chapter 120.
436 (d) The Department of Commerce shall determine whether the
437 blue ribbon project meets the requirements of this section and
438 issue a final order granting or denying the application. The
439 department may attach conditions and restrictions to the order.
440 The department may provide a determination in the final order
441 which is different from the determination it provided after
442 review of the application under subsection (6).
443 (e) Section 120.595 applies to proceedings brought by a
444 person whose substantial interests are or may be affected by the
445 local government’s approval of a blue ribbon project under this
446 section.
447 (9) A blue ribbon project must comply with applicable
448 provisions of chapters 373 and 403.
449 Section 2. This act shall take effect July 1, 2026.