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LEGISLATION SPOTLIGHT:
BLUE RIBBON PROJECTS
As Florida’s population continues to increase, the state continues to develop at record rates. However, the state still lags behind in terms of the necessary housing supply to meet the growing demands. The tension between new development, smart growth, and antigrowth sentiments continues to evolve as local governments struggle to meet the unique changes communities are facing. In order to strike a balance, the legislature has developed new proposals to streamline the approval process and implement long-term strategic planning that bypasses local approvals, such as the reforms made by the Live Local Act. SB 354 filed by Sen. McClain/HB 299 filed by Rep. Melo creates a framework for a new type of planned community known as a “Blue Ribbon Project,” which seeks to meet these goals.
The legislation creates a regulatory structure for “Blue Ribbon Projects,” which are large-scale development projects that trade state preemption over local governments’ comprehensive planning and land use regulations in exchange for a certain amount of “reserve area.” A property owner will create a “Blue Ribbon Plan” which, when administratively approved first by the Department of Commerce and then by the local government, grants development rights regardless of the land’s underlying comprehensive plan, zoning, and land development regulations. The project must include 10,000 acres of contiguous land, of which no less than 60% must be set aside in reserve for environmental conservation, parks and recreation, productive agriculture, and other similar uses. Projects must follow a long-term development plan and incorporate new urbanism concepts, affordable housing minimums, and many other land use requirements.
Reserve Area
A key component of the Blue Ribbon Project legislation is that new developments seeking to qualify must set aside at least 60% of the land for conservation, or “reserve areas.” The legislation provides that the reserve area can include the environmental conservation, wildlife corridors, wetland and wildlife mitigation, productive agriculture and silviculture uses consistent with the public purposes described under s. 570.71(1), parks, recreational activities, utility sites, reservoirs and lakes, or other uses that support such activities.
Development Area
The remaining 40% of the development is subject to additional limitations including requirements that the project must promote walkability, mobility, and mixed uses, which nonresidential must make up at least 15% of the development. Other restrictions include that the development must provide economic development for high wage jobs and must include new urban designs, with residential units including single-family, multifamily, and attached and detached units. The legislation grants the development area a maximum residential density of 12 units per gross acre, and nonresidential intensity of 85% surface ratio per acre within the development area. At least 20% of residential units within the development area in each phase must include affordable housing, missing middle housing, or housing for people eligible for the Florida Hometown Hero Program.
Blue Ribbon Plans
A property owner meeting the requirements of a Blue Ribbon Project must then submit plans in accordance with the required statutory documentation. The plans must include a long-term master development map depicting the reserve and development areas and identify the necessary and available sources of water for the development. Additional requirements for the plan’s submission include providing details relating to identifying and analyzing transportation facilities and corridors, infrastructure requirements, and other common requirements for large-scale developments. Projects submitting plans that contribute to the future construction of public facilities are entitled to dollar-for-dollar impact fee or concurrency fee credits.
State Compliance Review
After developing the Blue Ribbon Plan, the property owner must apply to the Department of Commerce for approval. Commerce’s review is limited to determining whether the plan complies with the statutory requirements and shall disseminate the submitted plans to the Department of Agriculture and Consumer Services, the Department of Environmental Protection, the Fish and Wildlife Conservation Commission, the Department of Transportation, and the applicable water management districts. The various agencies have 21 days to review the plans for legal compliance and Commerce must approve the application or provide the applicant specifying areas of noncompliance within 45 days of receiving the application. If Commerce denies an application, the property owner is entitled to an administrative hearing pursuant to Chapter 120.
Local Government Administrative Review
After Commerce approves the Blue Ribbon Project, the property owner shall submit the plan to the local government for administrative review. Upon receipt of the plans, the local government is required to conduct a public workshop for the applicant to attend and participate, in addition to the general public. The local government has 15 days to approve the Blue Ribbon Project, which is statutorily presumed to be in compliance when approved by Commerce. The local government may overcome the presumption by making findings the project does not comply with the statute. After approving a project, the applicant must then record the plans in the public records, which shall then run with title to land. Upon approval, the property owner is entitled to begin developing the project.
SB 354 was voted favorably out of the Appropriations Committee on Transportation, Tourism, and Economic Development on Thursday, February 12, and is now in the Rules Committee. HB 299 was voted favorably out of the Intergovernmental Affairs Subcommittee on December 11, 2025, and is now in the Commerce Committee. The legislation creates a robust new program for the development of large tracts of lands and continues the legislature’s response to addressing Florida’s housing deficit.
Stearns Weaver Miller will continue to monitor development-related legislation impacting land use and growth management policy as the 2026 Session progresses.
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