Optional Sector Plan 2005 and 2006 Reports

Division of Community Planning Optional Sector Plan 2005 and 2006 Reports to the Legislative Committee on Intergovernmental Relations Prepared by: Florida Planning & Development Lab Department of Urban & Regional Planning Florida State University Tallahassee, FL 32306-2280

Contents Executive Summary...1 Optional Sector Plan Overview Legislative Intent...2 Designation of a Sector Planning Area...2 Contents of a Sector Plan...3 Optional Sector Plan Updates Summary of 2005 and 2006 Activity...6 Orange County Optional Sector Plan...6 Bay County Optional Sector Plan...8 Palm Beach County Optional Sector Plan...9 Escambia County Optional Sector Plan...10 Polk County Optional Sector Plan...11 Clay County Optional Sector Plan...11 Appendices Appendix A: 2005 Completion Table...14 Appendix B: 2006 Completion Table...15

Executive Summary The 2005-2006 Report to the Legislative Committee on Intergovernmental Relations is submitted to meet the requirements of Section 163.3245 (6), Florida Statutes (F.S.), that requires the Department of Community Affairs (herein referred to as the Department) to provide an annual status report on the optional sector plan program and each optional sector plan authorized under the program. This report, however, will include the combined status for years 2005 and 2006. The 1998 Florida Legislature, recognizing the benefits of providing an alternative planning program to the developments of regional impact program, adopted Section 163.3245, F.S., as the Optional Sector Planning demonstration project. Optional sector plans integrate the benefits of the developments of regional impact process, including strong intergovernmental coordination, with the benefits of the long-range comprehensive plan process to identify and manage the impacts of growth. The Optional Sector Plan program begins with a scoping meeting conducted by the appropriate regional planning council to identify relevant planning issues associated with the development within the optional sector plan, and to establish an agreement with the Department to authorize development of an optional sector plan. State, regional and local agencies with jurisdiction over the planning and permitting within the boundaries of the optional sector plan attend the scoping meeting. Prior to execution of an agreement, the regional planning council makes a recommendation as to whether a sector plan is appropriate. Once the agreement is executed, the local government prepares a conceptual long term build-out overlay for the area. The overlay map identifies anticipated areas of land use and gives more specific direction for development within the area regarding the protection of natural resources and the provision of infra structure. After adoption of the conceptual long term build-out overlay, the local government may adopt specific area plans that implement the conceptual overlay authorizing development within the boundaries of the optional sector plan. The specific area plans identify objectives and policies in the comprehensive plan to address infrastructure needs, natural resource protection and mitigation, and extra-jurisdictional impacts of development. Once the specific area plan is adopted, the requirement for development of regional impact review is waived. This report provides background information about the statutory requirements and process for adopting an optional sector plan and the subsequent specific area plans. The statute has provided an opportunity for five local governments to pursue an optional sector plan under this demonstration program. To date, six local governments have attempted to undertake an optional sector plan. This report includes a status report for each of the local governments that have pursued optional sector plans: Orange County, where development is ongoing in the residential neighborhoods within the two approved specific area plans and development is beginning in three recently approved specific area plans including the Town Center portion of the optional sector plan. A sixth specific area is being contemplated to begin the process in the near future. Bay County, where two specific area plans have been approved and the County is preparing zoning and development regulations for implementing them. Palm Beach County, where plan approval is pending due to overlay and related policy considerations. Escambia County, where a proposal is underway to begin the optional sector planning process. Polk County, where a proposal is underway to begin the optional sector planning process. Clay County withdrew from the program in 2003. The Department s 2004, 2003, and 2002 Annual Reports may be viewed on the Department of Community Affairs website at http://www.dca.state.fl.us/fdcp/ dcp/optionalsectorplans/index.cfm. Optional Sector Plan 2005 and 2006 Reports

Optional Sector Plan Overview Legislative Intent Section 163.3245, F.S., was enacted in 1998. The Legislature recognized the benefits of conceptual long-range planning for specific areas. A demonstration project was enacted to provide an option for five local governments or combinations of local governments to conduct conceptual long-range planning for the build-out of a sector within their jurisdiction followed by detailed planning for specific areas within that sector. The Legislature combined the comprehensive planning process (long-range planning) and the development of regional impact process (detailed project impact assessment for a specific area). The intent is to further the principles in Section 163.3177(11), F.S., which supports innovative and flexible planning and development strategies, and to incorporate the benefits of both the development of regional impact process and comprehensive planning program. The legislative goal for these plans is to emphasize urban form and protect regionally significant resources and facilities. The plans are also to support the purposes of comprehensive planning along with Part I of Chapter 380 (Developments of Regional Impact), and to avoid duplication of effort in terms of the level of data and analysis required for a development of regional impact, while ensuring the adequate mitigation of impacts to applicable regional resources and facilities including those within the jurisdiction of other local governments. Designation of a Sector Planning Area To implement this demonstration project, Section 163.3245(2), F.S., states that the Department may enter into an agreement with five local governments or a combination of local governments wherein the local governments would prepare an optional sector plan (long-range planning similar to comprehensive planning) and subsequent specific area plans (detailed planning similar to a development of regional impact) for specific areas within the sector. Section 163.3245(1), F.S., requires that the optional sector plan area include a minimum of 5,000 acres and that the plan emphasize urban form and protection of regionally significant resources and facilities. The Department may approve optional sector plans for an area less than 5,000 acres based on local circumstances if it is determined that the plan would further the purposes of comprehensive planning and Chapter 380.06, F.S., but no local government to date has requested a sector plan for an area less than 5,000 acres. The long-range plan and the specific area plans are to be adopted as part of the local government s comprehensive plan. The Department, in determining whether to execute an agreement is to consider the problems and opportunities presented by existing development trends; the effectiveness of current comprehensive plan provisions; the potential to further the state comprehensive plan, applicable strategic regional policy plans, Chapter 163, Part II, F.S. (comprehensive planning) and Chapter 380, F.S.; and the complexities, sizes, growth rates, and other factors associated with the local governments including: 1. 2. 3. 4. The local government s existing and projected population and rate of population growth; The geography and size of the local government s jurisdiction, and the extent or existence of undeveloped land; The existence of natural resources features such as groundwater recharge areas, water wells, wetlands, wildlife habitat, coastal flooding, and living marine resources; The scale of public services the local government provides or is projected to provide as it relates to the level of capital improvements planning required; 2 Optional Sector Plan 2005 and 2006 Reports

5. 6. 7. The planning and implementation resources of the local government, and associated local and regional institutions; The extent of county charter provisions, special or local acts, or intergovernmental agreements which affect the local government s planning activities; Whether the local government is complying with the evaluation and appraisal requirements in subsection 163.319(2), F.S., at the same time that it is revising its comprehensive plan pursuant to subsection 163.3167(2), F.S. sector plan, which is usually done with a location map, identify the planning issues that will be emphasized based on the regional planning council s scoping meeting, requirements for intergovernmental coordination to address extra-jurisdictional impacts, supporting application materials including data and analysis, and procedures for public participation in the adoption of the proposed optional sector plan. This last requirement could include a schedule of workshops to be held, the notice requirements for workshops and other procedural items. Contents of a Sector Plan Prior to the Department executing an agreement with the local government, the appropriate regional planning council is to hold a scoping meeting with the applicable review agencies and the local government to assist the Department and the local government in determining the relevant planning issues to be addressed and the data and resources available to assist in the preparation of subsequent plan amendments. Relevant planning issues may include natural resource impacts both within the boundaries of the optional sector plan area as well as in adjacent areas, transportation impacts on local and state roads within the local government s jurisdiction as well as adjacent jurisdictions, impacts on the availability of affordable housing, disaster planning and the need for intergovernmental coordination. Data and resources available may include water management district maps, Florida Department Transportation traffic counts among other data. After the scoping meeting, the regional planning council makes written recommendations to the Department and the affected local governments including whether an optional sector plan would be appropriate. The local government must hold a public workshop prior to executing the agreement to review and explain to the public the optional sector planning process and the terms and conditions of the proposed agreement. The local government must also hold a public hearing to execute the agreement. All of these meetings and any meetings between the Department and the local government must be open to the public. The Department will review the proposed agreement and execute it if the local government has met the requirements described above. The agreement must define the geographic area to be subject to the Long-Range Conceptual Framework Map Upon execution of the agreement, the local government begins development of the optional sector plan. The optional sector plan is conceptual in nature and must include a long-range conceptual framework map that at a minimum identifies anticipated areas of urban, agricultural, rural and conservation land uses. The plan must also identify regionally significant public facilities consistent with Rule 9J-2, Florida Administrative Code (F.A.C.), that are necessary to support the build-out of the anticipated future land uses irrespective of the local governmental jurisdiction. Rule 9J-2, F.A.C., specifically identifies regionally significant public facilities such as potable water facilities, wastewater facilities, solid waste facilities, and certain roadways that may include paved roadways that cross local government jurisdictional boundaries, are a component of the state highway system, connect two components of the state highway system, provide access to a regional center, or are a hurricane evacuation route. Regionally significant natural resources consistent with Rule 9J-2, F.A.C., must also be identified in the optional sector plan. Rule 9J-2, F.A.C., identifies endangered, threatened, and special concern plant and animal species, populations and habitats, unique or rare natural communities, significant archaeological and historical resources and floodplains, wetlands, estuaries, beaches, dunes, aquifer and recharge areas, and air and water resources as resources to be reviewed for significant impacts. The long-range plan must also include principles and guidelines that address the urban form and Optional Sector Plan 2005 and 2006 Reports

interrelationships of anticipated future land uses. These principles and guidelines include integrated residential and non-residential uses in an efficient manner to maximize the efficiency of public facilities through well planned siting of land uses. The uses typically are clustered to provide for a more compact development for more efficiency in the extension or construction of infrastructure to the developed areas and less impact on natural resources. The residential land uses should include a varied mix of residential types including multifamily and single family as well as dwelling units affordable to very low and moderate income households. The non-residential land uses should include opportunities for shopping and working within a reasonable distance from the residential uses. The land uses may be connected by internal roadways providing an interaction of uses without the use of external roadways. The connection of uses may also include pedestrian walkways and mass transit thus reducing the need for public expenditure on larger roadways and less impact on air quality through shorter commutes. All of these principles and guidelines are oriented toward minimizing the impacts on public facilities and maximizing the cost-efficient delivery of public facilities and serves as well as minimizing the impacts on natural resources by preserving more open space. At the applicant s option, the long-range plan may address restoring key ecosystems, achieving a cleaner, healthier environment, limiting urban sprawl, protecting wildlife and natural areas, advancing the efficient use of land and other resources, and creating quality communities and jobs. The last requirement for the long-term build-out overlay is identifying general procedures to ensure intergovernmental coordination to address extra-jurisdictional impacts from the longrange conceptual plan. These could include joint planning agreements as well as specific policies on how and when the local government will coordinate with other impacted local governments to address extra-jurisdictional impacts. Specific Area Plans The detailed planning within a sector plan occurs with the adoption of specific area plans for development. This may occur after adoption of the long-term build-out overlay or concurrent with its adoption by the local government. The statute requires that the specific area plan be a minimum of 1,000 acres to accommodate a level of development which achieves a functional relationship between a full range of land uses within the area. The specific area plans may be less than 1,000 acres based on local circumstances if it is determined that the plan furthers the purposes of comprehensive planning and Chapter 380, F.S. The specific area plans are more detailed in nature and specifically identify the type of development proposed for the area as well as the intensity and density of the development. The specific area plans and the data and analysis to support them may be proximate to the level of detail provided in a development of regional impact. The specific area plans must include detailed identification and analysis of the distribution, extent, and location of future land uses. These future land uses are depicted in the form of a master plan more specifically identifying the intensity/density and location of land uses within the specific area. The specific area plans must also identify the regionally significant public facilities, including public facilities outside the jurisdiction of the local government, the anticipated impacts to these facilities, and the required improvements consistent with Rule 9J-2, F.A.C. These rules include criteria for determining whether a substantial impact has occurred to the identified facilities as well as acceptable options for mitigating the substantial impacts. The data and analysis submitted with a specific area plan must include, for instance, a transportation analysis that must identify the substantial impacts on the roadway system (project traffic equal to or exceeding five percent of the adopted level of service volume on a roadway projected to operate below the adopted level of service at build-out). The local government is then required to include the roadway improvements necessary for the short term, including developer contributions in a financially feasible five-year capital improvements schedule. The mitigation options described in Rule 9J-2.045, F.A.C., are recognized by the Department as adequate to mitigate the substantial impacts. The rule does not preclude alternative mitigation from also being considered. The statute also requires a detailed analysis and identification of specific measures to assure the protection of regionally significant natural resources and other important resources both within and outside the host jurisdiction, including those regionally significant resources identified in Rule 9J-2, F.A.C. These resources should have been previously identified as part of the long term overlay plan. Optional Sector Plan 2005 and 2006 Reports

The specific area plan also includes the principles and guidelines that address the urban form and interrelationships of anticipated future land uses and a discussion, at the applicant s option, of the extent to which the plan will address restoring key ecosystems, achieving a cleaner, healthier environment, limiting urban sprawl, protecting wildlife and natural areas, advancing the efficient use of land and other resources, and creating quality communities and jobs. These issues would be reflected in specific policies in the comprehensive plan that addresses the urban form. For example, the plan may show the connectivity of the uses through internal roadways or pedestrian paths or the clustering of development and the setting aside of open space. By implementing all of the requirements for both a long-range conceptual plan and a specific area plan, the legislature determined that the development of regional impact review process would be duplicative. Therefore, the statute waives the requirement of Chapter 380.06, F.S., for an area where a specific area plan has been adopted into the local government s comprehensive plan and found in compliance pursuant to Chapter 163, Part II, F.S. Optional Sector Plan 2005 and 2006 Reports 5

Optional Sector Plan Updates Summary of 2005 and 2006 Activity The years 2005 and 2006 have been very active for the Optional Sector Plan program. Orange County approved the 1,686 acre Town Center specific area plan in late 2004 after the last annual report was completed. This third detailed specific area plan will add a new dimension to the area by providing employment and shopping opportunities that will further the self-contained nature of the overall plan. The County has also approved the fourth neighborhood of the Village of Bridgewater, established the 4,500 acre Avalon Rural Settlement, and approved the specific area plans for Village H and Village F. Bay County has approved its first two specific area plans. These specific area plans for Bay County will influence the character of the entire county, and a large portion of the region. The specific area plans allow for the relocation of the Panama City-Bay County International Airport, establish a major employment center, and ensure the protection of West Bay through approximately 37,000 acres of preservation land. The Department continues to work with two new prospective applicants, Escambia County and Polk County, to provide technical assistance and statutory guidance as the long-range benefits of this process become even more apparent. The Department looks forward to a continued partnership with the local governments and interested parties to achieve the goals they have set and to implement these plans for better growth management in Florida. Orange County Optional Sector Plan The Orange County comprehensive plan included a conceptual framework map for the Horizon West Planning Area before the adoption of the sector planning legislation in Section 163.3245, F.S. This sector plan served as the model for the demonstration project. The Horizon West Planning Area includes approximately 32,000 acres within the southwest area of Orange County (see Figure 1). Although the Horizon West Sector Plan did not originally meet all of the requirements in Section 163.3245, F.S., the comprehensive plan was subsequently amended to incorporate the statutory criteria. A regional scoping meeting was held on November 20, 1998, with Orange County, the East Central Florida Regional Planning Council and representatives from other state and regional agencies to discuss an overview of the Horizon West Sector Plan. On March 1, 1999, the East Central Florida Regional Planning Council recommended Horizon West as one of the five sector plan demonstration projects. On October 16, 2000, a sector plan agreement was executed between Orange County and the Department. The Horizon West Sector Plan establishes an overall form for the emerging urban area and a process to translate that form down to a fine level of community design. In Horizon West, elementary schools are used as a fundamental building block for neighborhoods and as a focus of community life. Each village in Horizon West is comprised of a town to four neighborhoods, which include residential, schools, and neighborhood-serving commercial. Villages also include a Village Center with a mix of residential, commercial, personal service, office, civic, and recreation uses. Horizon West is expected to accommodate growth associated with International Drive and other resort areas and to organize future land uses in advance of the Western Beltway s construction. Orange County has approved five specific area plans for Horizon West. The Lakeside Village specific area plan addresses 5,194 acres and includes up to 10,457 dwelling units, 247,040 square feet of commercial development, 4 school sites and 27.6 acres of parks within three Neighborhoods and a Village 6 Optional Sector Plan 2005 and 2006 Reports

plan approvals for Village H and Village F. Orange County anticipates approximately one more specific area plan as part of the long range sector plan. Development can also be tracked by the eleven planned development (PD) approvals issued within this time period. In 2005, Orange County approved three proposals for Planned Developments (PDs). A prelimenary review of the Village F special area plan was initiated in early 2005, while the Orange County Board of County Commissioners voted in 2005 to continue the application for the specific area plan for Village H to the next cycle to allow for the further negotiation of school issues with Orange County Public Schools. In 2006, the County approved eight proposals for Planned Developments (PDs) and approved the fourth specific area plan for Village H, which encompasses 2,784 gross acres and an anticipated 1,470 net acres with net densities between five and six dwelling units per acre, 6,676 proposed residential units with up to 564,544 non-residential square footage, two Neighborhood Centers and a Village Center. Figure 1 - Horizon West Area Map Center. The second specific area plan, Bridgewater, currently includes 4,022 acres with 7,270 dwelling units, 325,926 square feet of commercial with 3 school sites and 45.4 acres of parks in four Neighborhoods and a Village Center. In late 2004 the County approved the third specific area plan for Town Center which addresses 1,686 acres with 6,410 dwelling units and five Neighborhoods. The fourth neighborhood of the Village of Bridgewater was also approved in late 2004 adding approximately 837 acres (725.5 developable acres), 2,120 dwelling units, and a potential high school site to the Village of Bridgewater. To date, approximately 35,365 dwelling units have been approved in Horizon West. The County has also issued a total of 3,933 residential permits. In the years 2005 and 2006, development orders issued in Horizon West consisted of two specific area The fifth specific area plan, Village F, was also approved in 2006 and encompasses 2,423 gross acres with 1,047 acres of developable land, 4,014 dwelling units, and a minimum average net residential density of 4.84 dwelling units per acre, 240,000 non-residential square footage, and as with all the villages, shopping, schools, and parks located at the Neighborhood Center sites. In the years 2005 and 2006, the public facility improvements programmed for Horizon West included a number of State Highway improvements on State Road 429, State Road 50, and the Florida Turnpike, as well as county or local improvements programmed for eleven road segments. Public facility improvements anticipated over the upcoming 5 years consist of twelve public schools, a site for Valencia Community College in Town Center, three fire stations, a library; several continuing and additional State Highway improvements on State Road 50 and the Florida Turnpike, nine transportation improvements for proposed villages and neighborhoods, a Water Transmission System, a Wastewater System, and six bike trail projects. In 2001, there were annexations from Orange County to the City of Winter Garden which included property within the optional sector plan area total- Optional Sector Plan 2005 and 2006 Reports

ing approximately 117 acres. This trend continued in 2002 with 189.24 acres being annexed into the City of Winter Garden. There were 3.6 acres in annexations in 2003. In 2004 approximately 50 acres were annexed into the City of Bay Lake and Reedy Creek Improvement District. In 2005 the Reedy Creek Improvement District annexed 252 acres in the planning area. In 2006 no annexations occurred in the Horizon West Planning Area; however, 63 acres were de-annexed from the Reedy Creek Improvement District into Village F to provide for the second high school site in Horizon West. Bay County Optional Sector Plan In late 2000, in response to interest expressed by Bay County, a working group made up of the Florida Department of Community Affairs, the Panama City- Bay County International Airport and the St. Joe Company began to assist the County on an optional sector plan. Subsequently, the Bay County Board of County Commissioners made the decision to undertake an optional sector plan known as the West Bay Area Vision for approximately 72,500 acres in west Bay County. Current land uses for the area include silviculture, state and county rights-of-way, power line easements, rural commercial uses, and isolated rural residential development, including the unincorporated community of West Bay. The Department of Community Affairs held a workshop in April 2001 for the participating review agencies to review the optional sector planning process and the role of those agencies in that process. The Department has also participated in meetings held by Bay County to inform the public of the optional sector plan process. Throughout September, October and November of 2001, Bay County held community input forums to discuss the optional sector planning process and the role of the public including the opportunity for participating in the drafting of the optional sector plan and conceptual framework map. In October of 2001, the West Florida Regional Planning Council held a scoping meeting pursuant to the requirements of Section 163.3245(2), F.S. Following the scoping meeting, the West Florida Regional Planning Council submitted a report with a recommendation that the Department and Bay County enter into an agreement for Bay County to adopt an optional sector plan. The planning issues identified in the report and recommendations from the Regional Planning Council included: Pine Log State Forest; existing silviculture; protection of tributaries in the area; encroachment on nearby military bases; extra-jurisdictional impacts including environmental and infrastructure impacts; restoration within Goose Bayou, West, and North Bay; long range planning for the impacts on the Floridian Aquifer; impacts on listed species; storm water; wastewater; wetlands; water quality; air quality; and transportation facilities. The optional sector planning process was very active in Bay County for the latter part of 2001. Several public forums were held and the crest of these meetings was the public charrette held on December 11, 2001. This forum consisted of a several-hour meeting during which local citizens, consultants and county staff defined planning goals and what the sector should look like. In January 2002, the County entered into an agreement with the Depart of Community Affairs to authorize the optional sector plan. Also at this time, the County entered into a planning agreement with the St. Joe Company and the Airport Authority, which essentially outlined components and timelines for the process. The next step in the process was the hearing of two proposed Detailed Specific Area Plans [DSAPs]. The DSAPs covered the land area for the proposed Bay County-Panama City International Airport and the area in the western section of the Sector known as West Bay. The Bay County Board of County Commissioners held hearings to transmit the Airport DSAP and the West Bay DSAP in June and July of 2003, respectively. The Department received the two DSAPs in August 2003, and provided its formal review in the form of an Objections, Recommendations and Comments Report to Bay County in October 2003. The comprehensive plan amendment adopting the DSAPs was found in compliance with the statutory requirements in early 2004. The finding was challenged by affected parties and subsequently was settled in August 2004. No development orders have been issued for any development within the DSAPs for 2004, 2005, and 2006. The County and the St. Joe Company are working on developing a set of zoning/development regulations specific to the West Bay DSAP (see Figure 2). The Optional Sector Plan 2005 and 2006 Reports

St. Joe Company has submitted a Preliminary Planned Unit Development (PUD) Development Plan called West Bay Landing covering 1,115 acres in the southeastern portion of the West Bay DSAP to the county for review but is still waiting for the DSAP zoning/development regulations to be created before applying for any development orders. The County is also planning to adopt the creation of a new zoning category and zoning regulations for the Airport/Industrial district. This new zoning category and maps are anticipated to be adopted in early 2007. The County is also anticipating that a development order application for the airport will be submitted in 2007. In June of 2005, the St. Joe Company submitted a Large Scale Amendment (LPA 05-02B) to Bay County to make numerous text changes to the Airport and West Bay DSAP (Chapter 12A and Chapter 12B) and a few minor map updates. These map and text changes were heard by the Bay County Planning Commission and the Board of County Commissioners on December 20, 2005. These amendments were challenged by affected parties, and a formal administrative hearing before an administrative law judge was held in August of 2006. A Recommended Order was issued on December 5, 2006, determining that amendment LPA 05-02B was in compliance. A Final Order from the Department of Community Affairs is due in March of 2007. On December 4, 2006, the Federal Aviation Administration issued its final environmental impact statement (EIS) on the proposed airport location. As a pre-requisite for the receipt of a development order for the airport, the landowner (The St. Joe Company) will be required to place a conservation easement over the identified mitigation land. Subsequently, sector policy requires Bay County to initiate a large scale amendment converting the mitigation land to West Bay Preservation Area. It is anticipated that such a large scale amendment will be advanced in 2007 or as soon as final federal and state action are executed and the exhaustion of any third party challenges. Palm Beach County Optional Sector Plan Palm Beach County had undertaken an optional sector plan for a 53,000 acre area in the west central portion of the County. The overall character of this Figure 2 - West Bay Area Map area is primarily rural. It includes approximately 13,000 acres of active and inactive citrus groves; The Acreage, a vested subdivision of single-family, rural residential lots; and the recently-incorporated Loxahatchee Groves community, which comprises rural residential parcels with agricultural and equestrian uses. There are also approximately twelve smaller rural subdivisions in the sector plan area. The planning area is adjacent to four other municipalities: Palm Beach Gardens to the northeast, West Palm Beach to the east, Wellington to the south, and Royal Palm Beach to the southeast. The planning issues that led to the optional sector plan effort include a single-use development pattern of low-density, single-family residential; constrained drainage; a limited transportation network; environmental considerations; and few opportunities for Optional Sector Plan 2005 and 2006 Reports

local services employment. A scoping meeting was conducted by the Treasure Coast Regional Planning Council on March 1, 1999. The Department and County executed an optional sector plan agreement in August of 1999. Following the execution of the planning agreement, staff and consultants prepared a series of planning approaches for the Board s consideration. After much consideration of the alternatives in May of 2001, the Palm Beach County Commission directed staff to proceed with a study to determine the relative financial cost of the current comprehensive plan versus two alternatives under a proposed optional sector plan. The two alternatives were: agricultural preservation by buying the development rights within the area, or rural stewardship that includes offering incentives for landowners within the area to cluster development to preserve agriculture, open space, and water management areas or other areas for community-wide benefits. This study was completed in October 2001 and presented to the Palm Beach Board of County Commissioners in November 2001. The County Commission directed staff to look at a combination or hybrid of the two alternatives to include: Mechanisms to obtain large areas of open space for agriculture, greenways and trails, vistas, and water management purposes; Incentives to achieve clustered development; Needed improvements for the existing communities; Neighborhood/community-serving non-residential uses and employment center; and Public facilities and services, with an evaluation of their relative cost. In 2002, planning staff and the consultant worked on a conceptual plan overlay along with the goals, objectives, and policies associated with the conceptual plan. In June of 2003, the County s consultant presented to the Board of County Commissioners their draft concept plan recommending open space requirements, greenways, mixed use rural centers, opportunities for employment, and maintaining residential development rights essentially as currently established by the comprehensive plan. The Board directed staff to proceed with developing a revised version of the conceptual plan presented by the consultants. On November 18, 2003, the Palm Beach County Board of Commissioners approved an amendment to the agreement with DCA authorizing an Optional Sector Plan in Palm Beach County, by amending Exhibit A to modify the boundaries of the Optional Sector Plan for the Central Western Communities to remove Mecca Farms and portions of the area known as Hungryland Slough. By removing Mecca Farms from the Sector Plan boundaries, the County was able to proceed with the expedited permitting process needed to accommodate the new facilities of The Scripps Research Institute prior to the adoption of the Sector Plan s Conceptual Plan and associated policies. Portions of Hungryland Slough were also removed because, with the removal of Mecca Farms, these areas would be segregated from the rest of the Sector Plan area. Additionally, the uses for these County-owned environmental areas were not expected to be modified as a result of the Sector Plan effort. As part of Amendment Round 05-1, the Palm Beach Board of County Commissioners adopted the Central Western Communities (CWC) Sector Plan Overlay. The adopted sector plan included a somewhat higher density,.8 du/ac for large undeveloped parcels, consistent with the density of the surrounding area. It also included a reduced open space requirement. The proposed plan was submitted in 2005 for review as Palm Beach County Comprehensive Plan Amendment Cycle 05-1. The Florida Department of Community Affairs (DCA) raised objections to the amendment and the County adopted the amendment and sent it in for DCA s compliance review. The Department found the sector plan not in compliance through a statement of intent in October of 2005. Negotiations have been ongoing since late 2005. At this time, the County and DCA are working towards a resolution of the issues raised by DCA. Escambia County Optional Sector Plan Escambia County has defined a geographic boundary of nearly 16,000 acres proposed for an Optional Sector Plan under the Florida Statute 163.3245. It is bordered by the Perdido River on the west, Highway 29 on the east, Highway 196 on the north and Interstate 10 along the south. It is the County s intent to hire a consultant to assist in the agreements, analysis, meetings and adoption stages of the Sector Plan. This will be the first Sector Plan in Escambia County. 10 Optional Sector Plan 2005 and 2006 Reports

Of the 16,000 acres overall, the Sector Plan has approximately 6,000 acres of interest by a group of developers willing to work closely with the County through the process. The area outlined for the Sector Plan is in a transition from rural to suburban land use. Escambia County also has a large percentage of wetlands. This proposed area has a large percentage of wetlands and also borders the Perdido River. The area also encompasses the County s landfill. These issues will require sensitivity when designing the district overlay. The Plan should ensure advance planning for infrastructure including the Beltway and the relocation of the Main Street sewer plan to the Cantonment area. The transportation network improvements will provide arterial roadway bisecting the whole plan area and is identified in the long-range transportation needs plan. The Emerald Coast Utilities Authority is in the planning process for the relocation and the associated distribution network. The Central Escambia County Area Study (Phase 2) is underway with deliverables expected Fall 2007. The Study will address conflicting future land use and zoning designations with recommended changes as well as collapsing the numerous zoning districts and future land use categories. The County recently conducted Visioning Workshops and it would be beneficial to consider the results of those workshops when designing the Sector Plan Overlay. The Visioning work was completed as part of the County s 2007 Evaluation & Appraisal Report. In addition to the Visioning, there has been initial data and analysis started by local consultants to assist with planning issues in the Sector Plan. County staff has also begun analysis and mapping of the project area. The County has provided a detailed scope of work and would ask the consultant assist the County in complying with the rules set forth in Florida Statute 163.3245 and maintaining consistency with the Escambia County Comprehensive Plan. To date, Escambia County is in the initial stages of the optional sector planning process. They have sent a letter of interest and have had one pre-scoping meeting with DCA, the West Florida Regional Planning Council, and the Escambia County staff. At the pre-scoping meeting, Escambia County provided a basic information packet including the location and extent of the sector plan area, some basic population and demographic information, as well as a site tour. DCA staff committed to providing feedback regarding the overall viability of the proposed sector plan area. A formal scoping meeting will be set by the County but no specific date has been identified. DCA has not formally entered into the process through the scoping meeting or through a sector plan agreement with the County, but has committed to work with them at attaining this goal. Polk County Optional Sector Plan At this point, the Department of Community Affairs is awaiting a letter from the Polk County Regional Planning Council, recommending the sector plan approach for the Clear Springs Optional Sector Plan development. Following that, the Department will consider entering into a Memorandum of Understanding with the local governments involved, outlining special planning issues, and the process. As far as the deadlines for completion of the sector plan process, those are uncertain at this time, since most of them would depend on when the specific information is submitted to the Department by the applicant s legal and planning team, as well as the Regional Planning Council, and the state of readiness of the appropriate data and analysis to support the sector plan application. Clay County Optional Sector Plan Clay County had previously adopted a conceptual framework map for an optional sector plan and was working toward adopting a specific area plan for the entire 22,000-acre site when they withdrew in 2003. The County realized the ownership pattern within the boundaries of the Optional Sector Plan area did not maximize the benefit of not being required to undergo development of regional impact review and there were concerns as to the funding for the necessary roadway improvements associated with the proposed specific area plan. The Clay County Optional Sector Plan is discussed in more detail in the Department s 2003 Optional Sector Plan Report. Optional Sector Plan 2005 and 2006 Reports 11

Appendix

APPENDIX A Optional Sector Plan Annual Monitoring Reports Summary 2005 Completion Table Annual Monitoring Report Development Activity ORANGE COUNTY (Horizon West) Yes BAY COUNTY (West Bay and Airport) Yes Proposed 2 specific area plans for Village H and Village F PALM BEACH COUNTY (Central Western Communities) No, approval status is pending CLAY COUNTY No, withdrew in 2003 Approved Permits Annexations Code Work Public Facilities and Services Public Schools Fire Rescue Library Services Transportation Public Transit Trails 3 planned developments (The specific area plan for Town Center and the Fourth Neighborhood of the Village of Bridgewater were both approved in late 2004 after the 2004 Horizon West Sector Plan Report was submitted.) 1,396 residential permits issued (The 2005 report only provides this accumulated number which is based from January 2004 through January 2006.) One annexation has removed property from the Horizon West planning area of Reedy Creek Improvement District, where 252 acres were annexed in 2005. A Town Center Land Development Code (LDC) is being drafted and is expected to be received for review and approval in 2006. There are currently no public schools located within the Horizon West area. However, 8 new schools are anticipated for construction in 2008-2014. There are currently no fire stations located within the Horizon West area. Orange County Fire and Rescue staff forecasts a need for six fire station locations. There are currently no libraries located within the Horizon West area and no plans to increase library service in the area within the next 5 years. However, a joint-use library facility will be considered for the Town Center. The Orlando Urban Area Transportation Improvement Program has identified 17 programmed improvements for the Horizon West area on State Road 429, State Road 50, and the Florida Turnpike. There are currently no public transit routes within the Horizon West area. There are 6 bike trail projects planned for the Horizon West area. Utilities No discussion in 2005 report. 14 Optional Sector Plan 2005 and 2006 Reports

APPENDIX B Optional Sector Plan Annual Monitoring Reports Summary 2006 Completion Table ORANGE COUNTY (Horizon West) BAY COUNTY (West Bay and Airport) PALM BEACH COUNTY (Central Western Communities) ESCAMBIA COUNTY POLK COUNTY Annual Monitoring Report Yes Yes No, approval status is pending No, prospective candidate No, prospective candidate Development Activity Proposed One specific area plan for Village I Approved 2 specific area plans for Village H and Village F, as well as 8 planned developments Permits 309 residential permits issued Annexations Code Work Public Facilities and Services Public Schools Fire Rescue Library Services Transportation Public Transit Trails Utilities There were no annexations in the Horizon West area in 2006, however, 63 acres were de-annexed from the Reedy Creek Improvement District into Village F. There are currently 2 major code effort proposals related to Horizon West that are under review; Town Center Code and Village Planned Development Code. There are currently no public schools located within the Horizon West area, however, 12 new schools are planned (2007-2013). Valencia Community College has acquired a location site in Town Center with plans to open in the future. There are currently no fire stations located within the Horizon West area, however, 3 stations are planned for the future. There are currently no libraries located within the Horizon West area, however, according to the Orange County Library System s Long Range Plan 2005-2014, Horizon West is one of five expansion areas being planned for in Orange County and staff are actively evaluating potential sites, and funds will be designated in the future to provide a library to serve residents of Horizon West. There are 12 state transportation improvement programs identified for the Horizon West area on State Road 429, State Road 50, and the Florida Turnpike as well as 11 county or local programmed or planned improvements. In addition, a number of improvements are proposed in all the SAPs approved up until 2006, but not all these improvements have been made part of the Orlando Urban Area Transportation Study. There are currently no public transit routes within the Horizon West area. There are 6 developer-funded bike trail projects planned for the Horizon West area but there is no Capital Improvements Program (CIP) money for the trails at this time. Orange County s CIP addresses utility needs for Horizon West by including funding for Horizon West s planned Water Transmission System. Optional Sector Plan 2005 and 2006 Reports 15

Submitted by: The Florida Department of Community Affairs Pursuant to the requirements of Section 163.3245(6), Florida Statutes December 2007