HB 299 — Blue Ribbon Projects

(c) "Blue ribbon project" or "project" means a project that meets the requirements of subsection (3).

(d) "Development area" means land that may be developed with residential, commercial, industrial, or other uses.

(e) "Missing middle housing" means a range of for-sale and for-rent housing types, including, but not limited to, duplexes, triplexes, townhomes, small multifamily buildings, and small detached single-family homes, that fill the gap between larger single-family homes and larger apartment buildings.

(g)(f) "New urban design" means a development design that creates walkable, mixed-usemixed-use, human-centered places.

(h)(g) "Reserve area" means land that is set aside for environmental conservation, wildlife corridors, wetland and wildlife mitigation, lakes, passive recreation, productive agriculture and silviculture, conservation agreementseasements granted to the Department of Agriculture and Consumer Services pursuant to s.

570.71, activities permitted by conservation easementsagreements entered into with the Department of Agriculture and Consumer Services pursuant to s.

570.71, andparks, usesrecreational ofactivities, publicutility benefitsites, reservoirs and thatlakes, compliesand withuses thethat requirementssupport ofsuch paragraphactivities. (3)(b).

Reserve(3) areasMINIMUM mayREQUIREMENTS.—A notdevelopment containproject golfmust courses,meet dataall centers,of orthe solarfollowing farms.requirements to qualify as a blue ribbon Page 4 of 14 CODING:

(i) "Uses of public benefit" means uses including parks, active recreation, stormwater management facilities, flood control facilities, utility facilities, and reservoirs.

(3) MINIMUM REQUIREMENTS.—A property must meet all of the following requirements to qualify as a blue ribbon project:

(a) The property must contain a minimum of 10,000 acres of land which are contiguous, as defined in s.

163.3163(3), which Page 4 of 12 CODING:

hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 areproject: owned by the same person or by entities owned or controlled by the same person, and a majority of which are not located within a municipality.

(a) The project must contain a minimum of 10,000 acres of land which are contiguous, as defined in s.

163.3163(3)(a), and which are owned by the same person or by entities owned or controlled by the same person.

LandIf containedany inproject aboundary conservationis easementcontiguous beforeto Julystate-owned 1,environmental 2026,preservation doesland notor qualifythe asFlorida wildlife corridor, a portion of the project's reserve area formust be located adjacent to the purposesstate-owned ofland meetingor the 60-percentFlorida threshold.wildlife corridor, as applicable.

The reserve area must meet all of the following requirements:

1.

If any property boundary is contiguous to state-owned environmental land or the Florida wildlife corridor, a portion of the project's reserve area must be located adjacent to a portion of the state-owned land or the Florida wildlife corridor, as applicable.

2.

At least 70 percent of the reserve area must be contiguous, as defined in s.

163.3163(3).

3.

Uses of public benefit may not exceed 15 percent of the reserve area.

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A portion of the development area must be allocated to uses intended to provide economic development and create high- wage jobs.

The development area so allocated must be in a location that is accessible to an interstate interchange, a state road, a rail line, or an airport or other transportation facility.

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hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 3.4.

AThe portiondevelopment ofarea themust have a dense, walkable, mixed-use, human-centered development areapattern mustthat beincludes allocatednew tourban usesdesign, intendedincluding, tobut providenot economiclimited developmentto, withintowns, thevillages, areaand wherehamlets thethat propertyhave isreserve located.area between them.

The development area so allocated must be in a location that is accessible to an interstate interchange, a state road, an active rail line, or an airport or other transportation facility.

4.

The development area must have a dense, walkable, mixed-use development pattern that includes new urban design.

(4) DEVELOPMENT AREA DENSITIES AND INTENSITIES.— (a) A maximum residential density of 12 units per gross acre, and a maximum nonresidential intensity of 85 percent impervious surface ratio per gross acre, areis permitted within the development area, as measured in combination throughout all phases of the project.

A building that contains residential units and nonresidential uses shall be considered residential.

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words underlined are additions.

hb299-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 299 2026 2.

(c) The development area mustmay be developed in phases.phases to Page 6 of 14 CODING:

DevelopmentWords rightsstricken andare mitigationdeletions; of project impacts shall be vested for 50 years.

Ifwords theunderlined applicantare achievesadditions. development, as defined in s.

380.04,hb299-01-c1 ofF atL leastO 50R percentI ofD theA developmentH areaO withinU 50S yearsE afterO theF project'sR dateE ofP initialR publicE dedicationS ofE infrastructure,N theT vestedA periodT mustI beV extendedE forS anCS/HB additional299 252026 years.accommodate growth projections in the geographical area in which the project is located.

(5)Development BLUErights RIBBONand PLANS.—Amitigation blueof ribbon project mustimpacts haveshall abe bluevested ribbonfor plan,at whichleast is50 theyears. conceptual master plan for the project.

AIf blue ribbon plan must comply with the requirementsapplicant ofachieves subsectionsdevelopment (3)as anddefined (4).in s.

Blue380.04 ribbonof plansat alsoleast must50 containpercent of the followingdevelopment documents:area within 50 years after the project's date of initial public dedication of infrastructure, the vested period must be extended for an additional 25 years.

(a)(5) ABLUE long-termRIBBON masterPLANS.—A developmentblue mapribbon that,project atmust have a minimum,blue depictsribbon plan, which is the conceptualmaster locationsdevelopment of:plan for the project.

Blue ribbon plans must include a document that addresses the requirements of this section and exhibits, including maps, illustrations, and text supported by data and analysis, that demonstrate compliance therewith.

The plan must include all of the following:

(a) A long-term master development map that, at a minimum, generally depicts the locations of reserve area and development area throughout the project area.

(b) Identification and analysis of necessary water supplies and available sources of water, including water resource development and water supply development projects, and water conservation measures required to meet the projected demand from each phase of the project.

Water and wastewater facilities must be provided in compliance with s.

163.3180.

Such facilities may be provided by the applicant, a special district, Page 7 of 14 CODING:

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words underlined are additions.

hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 299 2026 a local government, or the state.

Local governments are encouraged to enter into public-private partnerships to accomplish water storage and other water quality and capacity improvements within the boundaries of blue ribbon projects pursuant to s.

373.4591.

(c) Identification and analysis of the transportation facilities and future transportation corridors necessary to serve development area land uses in the master development plan, including guidelines to be used to establish each modal component intended to optimize mobility.

Transportation facilities must be provided in compliance with s.

163.3180.

Such facilities may be provided by the applicant, a special district, a local government, or the state.

Internal roads must be designed in accordance with the Department of Transportation's traditional neighborhood development guidelines provided in chapter 19 of the Manual of Uniform Minimum Standards for Design, Construction and Maintenance for Streets and Highways, 2023 Edition.

(d) Identification of other regionally significant public facilities necessary to support the project's permitted density as provided in paragraph (4)(a) for each phase of the project, which facilities must include utilities, parks, and schools, and policies providing the procedures to mitigate the impacts of the project's permitted density on public facilities.

Public facilities must be provided in compliance with s.

163.3180.

Such Page 8 of 14 CODING:

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words underlined are additions.

hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 299 2026 facilities may be provided by the applicant, a special district, a local government, or the state.

Local governments are encouraged to enter into public-private partnerships pursuant to s.

255.065 to provide qualifying public facilities within the boundaries of blue ribbon projects.

(e) Identification of regionally significant natural resources within the reserve area based on the best available data and policies, and provision of mechanisms to ensure the perpetual protection or conservation of specific resources, consistent with the overall conservation and development strategy for the project area.

(f) General principles and guidelines that do all of the following:

ReserveAddress areathe andland uses within the development area throughoutand reserve area, and the property.interrelationships between such areas.

MajorAddress plannedthe transportationprotection corridors,and, includingas roads,appropriate, multipurposerestoration trails,and management of reserve areas identified in the recorded blue ribbon plan for permanent conservation and transit.public use, which must be phased in coordination with the phased development within the development area as specified in the master development plan.

ProposedAchieve civica andcleaner, schoolhealthier sites.environment.

ProposedLimit utilityurban sites.sprawl.

(b)5. A conceptual phasing plan depicting land uses within Page 7 of 12 CODING:

Provide a range of housing types.

6.

Protect wildlife and natural areas.

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hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 reserve7. areas and development areas, densities and intensities of development within development areas, public facility mitigation for such development within each phase, and approximate acreage of reserve area in each phase.

(c)Advance Athe conceptualefficient wateruse supplyof planland and aother conceptualresources. wastewater plan to show the project's compliance with s.

163.3180.8.

TheCreate plansquality maycommunities allowof watera design that reduces and wastewatercaptures suppliesvehicle totrips beand providedpromotes inmobility phases.options.

(d)9. A conceptual transportation and mobility plan to show the project's compliance with s.

163.3180.Enhance the prospects for state and local economic development objectives and high-wage job creation.

The plans may allow transportation facilities to be provided in phases.

(e) A conceptual parks and recreation plan to show the project's compliance with s.

163.3180.

The plans may allow parks and recreational facilities to be provided in phases.

(f) A conceptual resource protection plan to show the conservation of, and, as appropriate, restoration and management of, regionally significant natural resources within the reserve area.

The protection of regionally significant natural resources within the reserve area is determined to be a net ecosystem benefit.

A blue ribbon plan must be based on a planning period longer Pagethan 8the generally applicable planning period of 12the CODING:local comprehensive plan and must specify the projected population within the planning area during the chosen planning period.

Words stricken are deletions;

words underlined are additions.

hb299-02-c2 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HB 299 2026 than the generally applicable planning period of the local comprehensive plan and must specify the projected population within the planning area during the chosen planning period.

All park and recreational uses in the parks and recreation plan required by paragraph (e) must comply with the achieved level of service based on the latest local government impact fee study in place at the time of enactment of this section.

The granting of the easement shall occur uponPage agreement10 between the Department of Agriculture14 andCODING: Consumer Services and the landowner regarding allowable uses of the easement interest.

If an easement or property is granted to any other state agency, water management district, or local government, the easement or Page 9 of 12 CODING:

hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 propertyupon shallagreement bebetween grantedthe withoutDepartment charge.of Agriculture and Consumer Services and the landowner regarding allowable uses of the easement interest.

(6)If LOCALan GOVERNMENTeasement REVIEWor OFproperty BLUEis RIBBONgranted PLANS.—to (a)any Aother landownerstate mustagency, applywater tomanagement thedistrict, or local governmentgovernment, forthe approvaleasement ofor aproperty blueshall ribbonbe plan.granted without charge.

A(6) planLOCAL thatGOVERNMENT meetsADMINISTRATIVE theREVIEW requirementsOF ofBLUE thisRIBBON sectionPLANS.— must(a) A blue ribbon project may be approvedlocated byon land with any future land use designation provided in the applicable local governinggovernment's bodycomprehensive duringplan aand publicwith hearing.any zoning designation listed in the applicable local government's land development regulations.

TheA localcomprehensive governingplan body'samendment reviewor ofrezoning amay plannot isbe limitedrequired to review for complianceapproval withof thisa section.project.

The(b) localA government'slandowner staffmay mustapply reviewto anthe applicationlocal government for approval of a blue ribbon planproject. in the same manner as it reviews applications for rezonings.

AtA anyproject timethat duringmeets the localrequirements government staff's review of thethis bluesection ribbonmust plan,be theadministratively landownerapproved shallwithout havefurther theaction rightby to request that the applicationlocal begovernment placedor onany thequasi- soonest-availablejudicial agendaor ofadministrative thereviewing localbody. governing body for a public hearing.

TheLocal local government mustreview conductof twoa publicproject hearingsis relatinglimited to areview bluefor ribboncompliance planwith application,this thesection. first at the local government's land planning agency and the second at the local government's commission or council, at which time a decision on the application must be made by the commission or council.

(b)If Thethe local government shallfails to provide publicwritten noticecomments on a project application within 60 days after receipt of the publicapplication, hearingsor onwithin 30 days after the blueapplicant ribbonfiles planamended application indocuments thethat sameare mannerresponsive asto itinitial provideslocal noticegovernment forreview, rezoningthe applications.application is automatically Page 11 of 14 CODING:

(c) Within 30 days after final approval of a blue ribbon plan, a local government shall adopt the blue ribbon plan as a site-specific text amendment to its comprehensive plan and the Page 10 of 12 CODING:

hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 blueapproved. ribbon plan overlay shall be depicted on the comprehensive plan future land use map.

TheAt textany amendmentpoint shallafter governthe uselocal ofgovernment's theinitial property60- inday lieureview ofperiod, applicablethe comprehensiveapplicant planmay futurerequest landa usefinal requirementsdetermination by the local government, and applicablethe landlocal developmentgovernment regulations.must provide the determination within 7 days after receipt of such request.

TheIf bluethe ribbonlocal plangovernment shallfails serveto asprovide the governingdetermination documentwithin forthe 7-day period, the blueapplication ribbonis projectautomatically overlay.approved.

(d)(c) AApplicants blue ribbon project may behire locatedprivate oncompanies landto withconduct any future land use designation provided in the applicable local government's comprehensive plan reviews and withbuilding anyinspections zoningpursuant designationto listeds. in the applicable local government's land development regulations.

(e) After a blue ribbon plan has been approved, the local government must record the blue ribbon plan in the public records of the county in which the property is located, and the plan shall run with title to the land.

The applicant may not amend the recorded plan without undergoing review of the plan amendment in accordance with paragraph (a).

Review of a plan amendment is limited to the portions of the plan which are being revised.

(f) The applicant may hire a private company to conduct plan reviews and building inspections pursuant to s.

(7)(d) APPEALIf PROCEDURE.—a (a)blue Theribbon applicantproject mayis appealapproved, the localapplicant government'smust denialpublish notice of ansuch applicationapproval forin a bluenewspaper ribbonof projectgeneral bycirculation filingin athe dearea novoin actionwhich forthe declaratory,land injunctive,is orlocated. other relief requiring Page 11 of 12 CODING:

The notice must include the local government order number, if any;

the section, township, and range in which the land is located;

and a description of the project.

The notice must be published within 14 days after the approval is issued.

(e) After a blue ribbon project has been reviewed and approved, the applicant must record the blue ribbon plan in the public records of the county in which the project property is located, and the plan shall run with title to the land.

The applicant may not amend the recorded plan without undergoing local government review of the plan amendment in accordance with paragraph (b).

Local government review of a plan amendment is limited to the portions of the plan which are being revised.

(7) APPEAL PROCEDURE.— Page 12 of 14 CODING:

hb299-02-c2hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/CS/HBCS/HB 299 2026 the(a) If a local government todenies approvean the application iffor a blue ribbon project, the applicant demonstratesmay throughappeal competentthe anddecision substantialby evidencefiling thata itswritten applicationpetition iswith compliantthe withDepartment thisof section.Commerce within 21 days after the date on which the applicant receives the local government's written notice of application denial.

The localapplicant governmentshall hasprovide thea burdencopy of provingthe bynotice a preponderance of theappeal evidenceto that the applicationlocal isgovernment. not in compliance with this section.

The(b) courtAny shallperson notwhose usesubstantial ainterests deferentialare standardor formay be affected by the benefitlocal government's approval of a blue ribbon project may request an administrative hearing by filing a written petition with the government.Department of Commerce pursuant to ss.

Before120.569 initiatingand such120.57. an action, the applicant may use the dispute resolution procedures under s.

70.45.The petition must be filed with the Department of Commerce within 21 days after newspaper publication of the notice of the local government decision in accordance with paragraph (6)(d).

(b)The Apetition localmust government'sclearly approvalstate ofthe areasons bluefor ribbonthe planpetition mayand bedescribe appealedhow inthe project will adversely affect the sameperson mannermore assubstantially providedthan the general population of the geographical area in s.which the project is located.

163.3184(5).A copy of the petition must also be provided to the local government.

(8)If ENVIRONMENTALa REVIEW.—Apetition blueis ribbontimely projectfiled mustpursuant complyto withthis applicablesubsection, provisionsthe ofapplicant chaptersmay 373intervene andas 403.a party to the hearing.

(c) Before issuing an order on an appeal or petition under this subsection, the Department of Commerce must hold a hearing in accordance with chapter 120.

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hb299-01-c1 F L O R I D A H O U S E O F R E P R E S E N T A T I V E S CS/HB 299 2026 (d) The Department of Commerce shall determine whether the blue ribbon project meets the requirements of this section and issue a final order granting or denying the application.

The department may attach conditions and restrictions to the order.

(e) Section 120.595 applies to proceedings brought by a person whose substantial interests are or may be affected by the local government's approval of a blue ribbon project under this section.

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