Sector PlanningOverview

Mike McDanielFAPA Public Policy Workshop

Tallahassee, Florida

February 8, 2012

Statutory reference: 163.3245 Purpose• Long Range Planning (20 to 50 years)• Intended for substantial geographic areas• Must have at least 15,000 acres (previously 5,000)• Focus

Urban Form Regionally significant resources Regionally significant facilities

No longer a pilot program, no limit on number that may be approved (previously 5)

General

No longer requires agreement with state land planning agency for authorization to begin

Scoping meeting is optional• If held, purpose is to identify

Relevant planning issues Available data and resources

• RPC prepares recommendations to local government and DCA

If area is in two or more jurisdictions, they may enter a joint planning agreement to address• Planning issues to be emphasized• Procedures to address extra-jurisdictional impacts • Other issues

Getting Started

Two levels• Long-Term Master Plan

Adopted by plan amendment Subject to state coordinated review process Can exceed planning horizon of plan Demonstration of need not required

• Detailed Specific Area Plans (DSAP) Adopted by local ordinance; DRI exempt Must be consistent with long-term master plan Rendered to state land planning agency; subject to appeal Must contain 1,000 acres (can be waived) Can exceed planning horizon Demonstration of need not required

Getting Started

Consists of :• A framework map identifying major land uses and

land use patterns• Data and analysis and policies addressing:

Water Supplies Regionally significant transportation facilities Other regionally significant public facilities Regionally significant natural resources Urban form, lands identified for permanent

preservation, urban sprawl, housing diversity, multimodal transportation, and jobs

Procedures to address extra-jurisdictional impacts

Long-Term Master Plan

Applicant may apply for Master Development Order approval (380.06(29)) to establish build-out date until which approved uses not subject to downzoning or reductions

Property owners may initially choose not to be part of Master Plan, but after approval may withdraw from long-term master plan only by plan amendment

Long Term Master Plan

Upon approval of the long-term master plan:• The MPO long-range transportation plan must be

consistent, to the maximum extent feasible, with the master plan’s projected population and approved uses

• The master plan’s transportation facilities must be developed in coordination with the adopted MPO long-range transportation plan

• The water supply needs, sources, and development projects shall be incorporated into the regional water supply plan in accordance with water management district requirements

• A landowner may request a consumptive use permit commensurate with the long-term planning period

Long-Term Master Plan

• Detailed analysis and identification, appropriate policies, and capital improvements addressing: The distribution and densities and intensities of land

uses Water resource development projects and water

conservation measures Transportation facilities Public facilities, both regional and project-specific Natural resource protection, including conservation

easements Urban form, housing diversity, multimodal

transportation, and jobs Extra-jurisdictional impacts

Detailed Specific Area Plan (DSAP)

Must establish buildout date until which approved uses are not subject to downzoning or density/intensity reductions

Previously approved Sector plans shall have their DSAPs governed by new legislation

Detailed Specific Area Plan

Plan amendments adopted prior to July 1, 2011, and containing at least 15,000 acres may convert to Sector Plans through an agreement with DCA if consistent with criteria for long-term master plan

A long-term buildout overlay adopted prior to July 1, 2011, shall be implemented through the new DSAP process

A Master DRI development order may be implemented through new DSAP process

Conversions

Horizons West (Orange Co) – 21,000 acres• 40,974 dus, 10.3 million sf non-res• 6 DSAPs

Clear Springs (Bartow) – 17,466 acres• 11,016 dus, 28.7 million sf non-res• 1 DSAP

West Bay (Bay Co) – 72,500 acres• 27,631 dus, 37.9 million sf non-res• 2 DSAPs

Mid-West (Escambia Co) – 16,000 acres• 23,000 dus, 12.2 million sf non-res• 2 DSAPs

Preexisting Sector Plans

NE District (Osceola Co) – 19,140 acres• 29,320 dus• 10.5 million sf non-res

East Nassau Community Plan – 22,675 acres• 24,000 dus• 11 million sf non-res

Rodina (Hendry Co) – 25,832 acres• 21,000 dus• 4.35 million sf non-res

Conversions

Bluehead – (Highlands Co) 50,000 acres• 30,000 dus, 11million sf non-res

Farmton – (Volusia/Brevard Cos) 58,000 acres• 25,406 dus, 5.95 million sf non-res

Fellsmere – 18,387 ac• 19,750 du, 8 million sf non-res

Potential Conversions

Hendry – several, including Alico Lake County – 16,200 acres Alachua Co – Plum Creek - 65,000 acres Washington & Bay Co’s – Knight Family -

55,000 acres

Potential New Sector Plans

TITLE SLIDE

Sector Plans from aLandowner’s Point of View

David L. PowellAPA Florida Public Policy Workshop

Tallahassee, Florida

February 8, 2012

New sector planning law Large landowners are interested in it Many have wanted a practical planning tool to make

long-term decisions about their land Sector planning answers this need• Plan-based tool that doesn’t require immediate mitigation• Intended for gradual, long-term implementation• Allows owner to continue ranching and farming

Settles expectations for everyone

18

So what does a sector plan look like?

19

West Bay Area Sector Plan

20

West Bay profile Relocation of Panama City Int’l Airport Planning period – 2052 Population at build-out – 71,093 Total size – 74,729 acres Undeveloped acreage – 61% Mixed-use development pattern Right of way reservation for SR 79 Resource protection for West Bay

21

Osceola County Northeast District22

22

NED profile 5 miles to Orlando’s emerging “Medical City” Planning period – 2025 (2039) Population at build-out – 62,800 Total size – 19,140 acres Undeveloped acreage – 70% Planned for multi-modal transportation Right of way reserved for Osceola Parkway Two east-west transportation corridors

23

Econlockhatchee Preservation Area

24

Why hasn’t there been a land rush? Pent-up demand for large-area planning due to the

sector plan pilot program’s 5-plan limit Landowners were expected to jump at the chance to do

sector planning under new law Instead, they are slow out of starting blocks• Analyzing commitments they would have to make• No demand in real estate market• Some took advantage of conversion process

25

Who is considering sector plans? Mostly landowners, not developers Mostly families and institutions rather than publicly

traded companies Owners who expect to hold their land for many years

and are patient Owners who are committed to a strong stewardship

ethic Families concerned about generational issues

26

What are the advantages? A plan can build long-term value in the land by

coordinating land use, water, transportation A plan can create a legacy for good stewards with

planned conservation areas and continued ranching and farming

A plan can reinforce a family’s commitment to their land through changing generations

A plan can be a good defense against unwanted land uses

27

What are the disadvantages? Long, expensive and complicated process Lots of public scrutiny and perhaps criticism Potential complications for ranching and farming

operations Heightens desires that others may have to control the

owner’s land Potential questions concerning agricultural use

classification for ad valorem taxes

28

Challenges in dealing with owners They don’t have experience at modern land use

regulation like developers They don’t want a long-term plan to interfere with

ranching and farming They won’t provide mitigation since they won’t be

the developer They don’t want to grant conservation easements

early, without reciprocal benefit They are publicity shy

29

Thank you!

30

East Nassau Community Planning Area

Nassau County Development & Preservation Framework

Nassau County Development & Preservation Framework

Nassau County Development & Preservation Framework

Land Use Components:

Conservation and Habitat Network

Employment Center

Regional Center

Transit-Oriented Developments

Resort Development

Village Centers

Neighborhood Centers

Residential Neighborhoods Tiers 1-3

The East Nassau Community Planning Area (ENCPA) Implements the County’s Framework through:

Future Land Use Map and Text Amendments

Context

Context

Land Form. Topography

Land Form. Wetlands

Development Framework

Development Framework

¼ mile radius

1 mile radius

Community Pattern

Development Framework

Road Network. Two Mile Grid adjusted to site conditions

Development Framework