SB 354 — Blue Ribbon Projects

Section 163.3249, Florida Statutes, is created to read:

163.3249 Blue ribbon projects.— (1) PURPOSE AND INTENT.—The purpose of this section is to ensure the appropriate use of important state resources and facilities.

(e) “Missing middle housing” means a range of for-sale and for-rent housing types, including, but not limited to, duplexes, Pagetriplexes, 4townhomes, ofsmall 16multifamily CODING:buildings, and small detached single-family homes, that fill the gap between larger single-family homes and larger apartment buildings.

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 354 606-02821-26 2026354c2 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)Page “Reserve3 area”of means12 landCODING: that is set aside for 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.

Reserve areas may not include golf courses or data centers.

(h) “Special assessment district” means a community development district, municipal services taxing district, municipal services benefit district, or other district available under state law that allows for the assessment of ad valorem or non-ad valorem taxes on parcels of real property located within a blue ribbon project for the purpose of constructing, maintaining, repairing, and replacing capital improvements that serve the blue ribbon project.

The term does not include an improvement district.

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

(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 Page 5 of 16 CODING:

Florida Senate - 2026 CS for CSSB 354 578-01917-26 2026354c1 (g) “Reserve area” means land that is set aside for SBenvironmental 354conservation, 606-02821-26wildlife 2026354c2corridors, controlledwetland byand thewildlife samemitigation, person,productive agriculture and thesilviculture, majorityuses ofconsistent whichwith arethe notpublic locatedpurposes withindescribed aunder municipality.s.

570.71(1), parks, recreational activities, utility sites, reservoirs and lakes, or other uses that support such activities.

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

(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.

Individual development areas within the project must be designed to enhance walkability and mobility and must include a mixmixture of land uses.

At least 1510 percent of the development area must be allocated to nonresidential land uses,use. which may include mixed- use buildings that contain ground floor nonresidential units.

Conservation easement areas may not be counted toward the 15 percent.

A portion of the development area must be allocated to usesPage intended4 toof provide12 economicCODING: development and create high- wage jobs.

The development area so allocated must be in a location that is within 60 miles of an interstate interchange, an active rail line, or a regional or international airport or other transportation facility.

4.

The development area must have a dense, walkable, mixed- use, human-centered development pattern that includes new urban design, including, but not limited to, towns, villages, and hamlets that have reserve area between them.

Page 6 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 5.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.

4.

The development area must have a dense, walkable, mixed- use, human-centered development pattern that includes new urban design, including, but not limited to, towns, villages, and hamlets that have reserve area between them.

5.

(c) The development area may be developed in phases to accommodatePage growth5 projectionsof in12 theCODING: geographical area in which the project is located.

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for SB 354 578-01917-26 2026354c1 accommodate growth projections in the geographical area in which the project is located.

(5) BLUE RIBBON PLANS.—A blue ribbon project must have a Pageblue 7ribbon ofplan, 16which CODING:is the master development plan for the project.

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 354 606-02821-26 2026354c2 blue ribbon plan, which is the master development plan for the project.

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

aLocal localgovernments unitare ofencouraged specialto purposeenter governmentinto orpublic- aprivate specialpartnerships district,to exceptaccomplish anwater improvementstorage district;and other water quality and capacity improvements within the boundaries of blue Page 6 of 12 CODING:

aWords localstricken government;are deletions;

orwords theunderlined state.are additions.

LocalFlorida governmentsSenate are- encouraged2026 toCS enterfor intoSB public-private354 partnerships578-01917-26 to2026354c1 accomplish water storage and other water quality and capacity improvements within the boundaries of blue ribbon projects pursuant to s.

Such facilities mustmay be provided by the applicantapplicant, ora local unit of special purpose government, a special Pagedistrict, 8a oflocal 16government, CODING:or the state.

WordsInternal strickenroads aremust deletions;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.

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 354 606-02821-26 2026354c2 assessment district created at the request of the applicant.

A special assessment district, a local government, or the state may enter into a public-private partnership with the applicant pursuant to s.

255.065 to provide such facilities.

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.

Such facilities mustmay be provided by the applicantapplicant, or a local unit of special assessmentpurpose districtgovernment, createda atspecial thedistrict, requesta oflocal government, or the applicant.state.

ALocal specialgovernments assessmentare district,encouraged ato local government, or the state may enter into a public-private partnershippartnerships with the applicant pursuant to s.

255.065 to provide suchqualifying facilities.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 dataPage and7 policies, and provision of mechanisms12 toCODING: ensure the perpetual protection or conservation of specific resources, consistent with the overall conservation and development strategy for the project area.

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

Page 9 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 (f)data Generaland principlespolicies, and guidelinesprovision thatof domechanisms allto ensure the perpetual protection or conservation of specific resources, consistent with the following:overall conservation and development strategy for the project area.

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

163.3202(5)(b)163.3202(5)(b). and which is consistent with new urban design.

570.71 for any portion of the reserve area which will be reserved for usesPage consistent8 withof the12 publicCODING: purposes provided in s.

570.71(1).

The Department of Agriculture and Consumer Services and the landowner must enter into an agreement regarding Page 10 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 allowable uses forconsistent with the easementpublic interestpurposes beforeprovided anin easements. is granted.

570.71(1).

The Department of Agriculture and Consumer Services and the landowner must enter into an agreement regarding allowable uses for the easement interest before an easement is granted.

Impact(6) feesLOCAL mustGOVERNMENT ADMINISTRATIVE REVIEW OF BLUE RIBBON PLANS.— (a) A blue ribbon project may be calculatedlocated ason land with any future land use designation provided in the applicable atlocal government’s comprehensive plan and with any zoning designation listed in the timeapplicable oflocal issuancegovernment’s ofland buildingdevelopment permits.regulations.

(6)A STATEcomprehensive ADMINISTRATIVEplan REVIEWamendment OFor BLUErezoning RIBBONmay PLANS.—Innot orderbe torequired initiate approval of a blue ribbon plan, a landowner shall apply first to the Department of Commerce for approval of a blue ribbon project.

The(b) applicationA mustlandowner includemay aapply blueto ribbonthe planlocal thatgovernment meetsfor thePage requirements9 of subsection12 (5).CODING:

The department’s review of a project is limited to a review for compliance with this section.

The department shall provide copies of the application 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 district for Page 11 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 reviewapproval andof commenta withinblue eachribbon entity’sproject. respective legal purview on the plan’s compliance with this section.

SuchA entitiesproject shallthat providemeets written comments to the Departmentrequirements of Commercethis withinsection 21must daysbe afteradministratively receiptapproved ofwithout thefurther applicationaction by the department.local government or any quasi- judicial or administrative reviewing body.

WithinLocal 45government daysreview after receipt of thea application,project theis departmentlimited shall approve the application or provide to thereview applicantfor acompliance written notice that identifies with specificitythis anysection. areas of noncompliance and includes the written comments received from the specified entities.

If the departmentlocal government fails to eitherprovide approvewritten thecomments applicationon ora provideproject suchapplication notice within 4560 days after receipt of the application, or failswithin to30 providedays aafter writtenthe approvalapplicant orfiles denialamended of the application withindocuments 20that daysare afterresponsive theto applicantinitial provideslocal agovernment responsereview, to the notice, the application is automatically approvedapproved. by the department.

At any point after the department’slocal government’s initial 45-day60- day review period, the applicant may request a final determination of approval or denial by the department,local government, and the departmentlocal government must provide the determination within 7 days after receipt of thesuch request.

If the department fails to provide the determination within the 7-day period, the application is automatically approved by the department.

(7) LOCAL GOVERNMENT ADMINISTRATIVE REVIEW OF BLUE RIBBON PLANS.— (a) A blue ribbon project may be located on land with any future land use designation provided in the applicable local government’s comprehensive plan and with any zoning designation listed in the applicable local government’s land development regulations.

A local government’s approval of a project creates an overlay special district within the local government’s comprehensive plan which must adhere to the project’s blue Page 12 of 16 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 354 606-02821-26 2026354c2 ribbon plan.

A local government may not require a comprehensive plan amendment or rezoning for approval of a project.

(b)1.

Upon approval of a blue ribbon project by the Department of Commerce, the landowner shall apply to the local government for approval of the project.

If the project is located within more than one local government’s jurisdiction, the landowner must apply to each applicable local government.

In reviewing the project, each applicable local government shall apply subsections (3), (4), and (5) to the project as a whole.

2.

Within 30 days after receipt of an application for approval of a project, the local government shall conduct a duly noticed public workshop at which the project is presented.

The applicant must be permitted to attend and participate in the workshop.

3.

The local government shall review the project within 15 days after receipt of the application.

The review is limited to a review for compliance with this section.

A project that is in compliance with this section must be administratively approved without further action by the local government or any quasi- judicial or administrative reviewing body.

A project approved by the Department of Commerce is presumed to be in compliance with this section.

In order for a local government to overcome such presumption, the local government must find that the blue ribbon plan does not comply with subsection (5).

If the local government makes such a finding, the local government must provide a written notice to the applicant which identifies with specificity the area of noncompliance and provides the applicant 60 days to respond and submit any information necessary to comply with subsection (5).

If the local government fails to Page 13 of 16 CODING:

Words stricken are deletions;

words underlined are additions.

Florida Senate - 2026 CS for CS for SB 354 606-02821-26 2026354c2 provide such notice within 90 days after receipt of the application, or fails to provide a written approval or denial of the application within 30 days after the applicant provides a response to such notice, the application is automatically approved.

At any point after the local government’s initial 90- day review period, the applicant may request a final determination of approval or denial by the local government, and the local government must provide the determination within 7 days after receipt of the request.

(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,Page and10 theof plan12 shallCODING: 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.

(8) APPEAL PROCEDURE.— Page 14 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 (a)1.located, and the plan shall run with title to the land.

IfThe theapplicant Departmentmay ofnot Commerceamend deniesthe anrecorded applicationplan forwithout aundergoing bluelocal ribbongovernment project,review of the applicantplan mayamendment requestin anaccordance administrativewith hearingparagraph pursuant(b). to ss.

120.569Local andgovernment 120.57review withinof 21a daysplan afteramendment theis datelimited onto which the applicantportions receivesof the department’splan writtenwhich denial.are being revised.

2.(7) APPEAL PROCEDURE.— (a) If a local government denies an application for a blue ribbon project, the applicant may appeal the decision by filing a written petition with the Department of Commerce within 21 days after the date on which the applicant receives the local government’s written notice of application denial.

If a local government denies an application for a blue ribbon project, the applicant may appeal the decision by filing a written petition with the Department of Commerce within 21 days after the date on which the applicant receives the local government’s written denial.

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 (7)(d).(6)(d).

The petition must clearly state the reasons for the petition and describe how the project will adversely affect the person more substantially than the general population of the geographicgeographical area in which the project is located.

If a petition is timely filed pursuant to this paragraph,subsection, the applicant may intervene as a party to the hearing.

(c) Before issuing an order on an appeal or petition under thisPage subsection,11 the Department of Commerce12 mustCODING: hold a hearing in accordance with chapter 120.

Page 15 of 16 CODING:

Florida Senate - 2026 CS for CS for SB 354 606-02821-26578-01917-26 2026354c22026354c1 (d)this Thesubsection, the Department of Commerce shallmust determinehold whether the blue ribbon project meets the requirements of this section and issue a finalhearing orderin grantingaccordance orwith denyingchapter the120. application.

(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 provide a determination in the final order which is different from the determination it provided after review of the application under subsection (6).

(9) A blue ribbon project must comply with applicable provisions of chapters 373 and 403.

Page 1612 of 1612 CODING: