Two important amendments that will be heard on the floor tomorrow would improve HB 399, a bill that affects how cities and counties amend their comprehensive plans, including changes that impact Urban Growth Boundaries and large-scale developments.

Both filed by Rep. Anna Eskamani (D-Orange), the first would thaw the freeze on local government planning after hurricanes that was passed last year by replacing the original bill language with language from SB 840 (Sen. DeCeglie, R-Pinellas). SB 840 reduces the impact of SB 180 (2025) by only prohibiting local actions and moratoria that would delay repair or reconstruction for storm damaged properties within 50 miles of a future hurricane, and sunsetting the prohibition on more restrictive or burdensome local regulations on June 30 of this year, rather than October 1 of 2027. This morning, SB 840 was referred to the House State Affairs Committee, which could also be a pathway.

The other amendment would remove current language in HB 399 that prevents local governments from setting higher standards for comprehensive plan approval beyond a simple majority vote.

In its current form, HB 399 is problematic because it preempts local supermajority provisions for things like moving an Urban Growth Boundary (UGBs), sets the stage for preempting UGBs altogether by directing a study on the impacts of removing them, and was recently amended to add administrative approval for major changes to “large resorts,” which are defined as any lodging establishment with more than 500 rooms on 5 acres.

Please urge your representative to vote to amend HB 399 to restore community planning, rather than undermine it.

Contact your representative at: https://takeaction.io/1000fof/restore-local-planning-support-amendment-34653/

Other bills are advancing that threaten Natural and Agricultural Lands

The Senate’s version of the Blue Ribbon Projects Bill, SB 354 (Sen. McClain-R, Marion and Alachua), is being heard at its final stop in Rules Committee on Tuesday. The House version, HB 299 was amended at its final stop last week and an amendment has been filed for SB 354 to match their language.

The amendment now requires 15,000 acres of land to qualify, provides higher standards for the reserve areas and ensures that the Blue Ribbon Plan is incorporated into the local jurisdiction’s comprehensive plan. While the new language does allow some local control, it is mainly procedural. They are still obligated to approve projects that meet minimum standards outlined in the bill, or face legal challenges that give no deference to the local government’s interpretation of its own plan.

There is no requirement to coordinate with adjacent jurisdictions if a project spans multiple counties or with state agencies to ensure adequate water supply and state roadway infrastructure.

With the new minimum size, up to 72,000 new housing units and millions of square feet of commercial areas could be approved in Florida’s pristine natural areas- only 10 of Florida’s existing cities are this big. Portions of reserve areas can be used for utilities, mitigation and clubhouses with no requirement to place any of it under perpetual conservation easement. Further, the development standards for walkability and density are no higher than what is currently found in local comprehensive plans.

The bills have been touted as a way to preserve Florida while recognizing private property rights. But what of the property rights of Floridians who will be impacted by the new developments? Few Floridians have this much land, but private, out of state firms are at the ready.

The trade off is just not worth it. 1.8 Million acres of Florida Wildlife Corridor land is already slated for development. This bill might be the last domino to fall. How much more pressure can rural Florida take?