Blue Ribbon Projects

The approval process was changed from requiring state Department of Commerce approval first to requiring direct application to local government for plan approval.

New requirements mandate that at least 60% of the land be reserved for environmental conservation and that 20% of residential units be affordable or missing middle housing.

New requirements mandate that easements granted to state agencies be provided without charge and that plans cannot include stewardship districts.

New definitions were added for 'missing middle housing' and 'reserve area' to clarify what types of land and housing qualify under the program.

The vesting period for development rights was changed from an unspecified minimum to a fixed 50 years, extendable to 75 years if 50% of the development area is built within the first 50 years.

New appeal procedures were added allowing applicants to request expedited review and providing clearer grounds for denial with written justification required.

Added new definitions for 'reserve area' (land set aside for environmental conservation, agriculture, parks, etc.) and 'special assessment district' (for funding capital improvements within blue ribbon projects).

Changed minimum project size from unspecified to a minimum of 10,000 contiguous acres, with the majority not located within a municipality.

Added requirement that at least 60% of project land must be reserve area, with specific provisions for projects adjacent to state-owned environmental preservation land or Florida wildlife corridors.

Added specific requirements for development area including 15% nonresidential land uses, economic development zones within 60 miles of transportation facilities, and varied residential unit types.

Added requirement that impact fees be calculated as applicable at the time of building permit issuance, and that projects receive dollar-for-dollar credits for facility improvements.

Modified development vesting period from unspecified to at least 50 years, extendable to 75 years if 50% of development area is developed within 50 years.

Added requirement for local governments to conduct public workshops within 30 days of receiving project applications, with applicant participation permitted.

Added requirement that approved projects create an overlay special district within the local government's comprehensive plan that must adhere to the blue ribbon plan.

Established specific review timelines: Department of Commerce must approve or provide notice within 45 days, local governments must conduct public workshops within 30 days and review within 15 days, with automatic approval provisions if deadlines are missed.

Added detailed appeal procedures allowing applicants to request administrative hearings within 21 days of denial, and allowing affected persons to file petitions for hearings within 21 days of newspaper publication of approval.

Added new definitions for 'reserve area' (land set aside for environmental conservation, agriculture, parks, etc.) and 'new urban design' (walkable, mixed-use, human-centered places).

Established minimum project requirements including 10,000 contiguous acres owned by the same person, with at least 60% designated as reserve area and up to 40% as development area.

Set maximum residential density at 12 units per gross acre and maximum nonresidential intensity at 85% impervious surface ratio per gross acre across all project phases.

Required at least 20% of residential units to be affordable housing, missing middle housing, or housing for Florida Hometown Heroes.

Mandated 50-year vesting of development rights with automatic extension to 75 years if 50% of development area is built within 50 years.

Created streamlined administrative approval process with automatic approval if local government fails to respond within 60 days, and established appeal procedures through the Department of Commerce.

Authorized dollar-for-dollar credits from local governments for public facility improvements when projects contribute land or funds for such facilities.

Added specific effective date of July 1, 2026, and established 21-day appeal windows and 60-day local government review periods.