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Sector Plans:

The story so far …

David L. PowellAPA Florida 2011 Conference:

Large-Area Planning for Florida’s Varied Landscapes

Palm Beach, FloridaSeptember 9, 2011

Search for new planning tools• Horizons West large-area plan adopted

by Orange County in 1995• Legislature in 1998 authorized optional

sector plans for more than 5,000 acres– Dearth of landscape-scale planning tools– Emphasis on urban form and long-term

planning for facilities, resource protection– Desire for plan-based substitute for DRIs

• Pilot program for up to 5 sector plans

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Basics of the pilot program• Each sector plan required advance

authorization by DCA• Two layers of planning

– Long-term buildout overlay didn’t change underlying land use in the planning area

– Detailed specific area plan (DSAP) needed for development approval in smaller area

• Both layers were plan amendments• Use of DRI standards was required• DSAP was exempt from DRI review

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Pilot project experience

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PROJECT HORIZONS WEST WEST BAY CLEAR SPRINGS MID-WEST

Local Government Orange County Bay County City of Bartow Escambia County

Year Adopted 1995 2002 2008 2011

Planning Horizon N / A 2052 2030 2030

Buildout Pop. 63,000 71,093 26,680 56,350

Total Acreage 21,000 74,729 17,466 14,300

Undeveloped N / A 61% 67% 34%

Other attempts• Clay County

– 22,000-acre Branan Field sector plan– Authorized in 2000, abandoned in 2008

• Palm Beach County– 57,000-acre Central Western Communities– Adopted in 2005, rescinded in 2007

• Washington and Bay counties– 55,000-acre Knight Trust property– Scoping in 2008, DCA rejected in 2009

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Other large-area plans

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PROJECT TAYLOR VISION EAST NASSAU BLUE HEAD OSCEOLA NED

Local Government Taylor County Nassau County Highlands County Osceola County

Year Adopted 2008 2011 2010-2011 2010-2011

Planning Horizon 2035 2030 2030 2025

Buildout Pop. 61,615 56,000 27,600 62,800

Total Acreage 113,726 22,675 50,000 19,140

Undeveloped 73% 43% 85% 70%

DCA recommendations in 2007

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DCA recommendation #1

“Revise Section 163.3245, F.S., so that the Optional Sector Plan process is not considered a pilot program that is limited to ‘up to five local governments,’ but is instead open to all local governments that can meet the statutory requirements[.]”

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DCA recommendation #2

“Revise Section 163.3245, F.S., to create an expedited review process for the second phase (the detailed sector plan), thereby eliminating the current disincentive created by the existing requirement to go through the full comprehensive plan amendment process[.]”

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DCA recommendation #3

“Identify key technical changes in the statutory process to improve optional sector plans and ensure the most successful possible outcomes.”

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Other issues that arose• Minimum size of 5,000 acres• Length of planning period• Demonstration of “need”• Mandatory scoping by RPC• Number of uses in a DSAP• Commitments for land preservation• Linkage to water, transportation plans• Down-planning protection

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The 2011 legislation• Major emphasis of policy-makers and

various stakeholders– Many large landscapes in single ownership– Generational changes in family ownerships– Lack of funds to buy environmental lands– Dissatisfaction with 20-year plans

• Policy shifts which will promote and facilitate large-area planning– Changing “need” from a ceiling to a floor– Allowing “additional planning periods”

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Key changes to § 163.3245, F.S.• Prior DCA approval no longer required• Scoping optional, not required• Planning period may be buildout or less• Demonstration of “need” not required• DSAP may have only 1 use• Links to water, transportation plans• Methods for down-planning protection• New mandates on land preservation

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Thank you!

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