Sector Plans

The Sector Plan process was established as an alternative to the Development of Regional Impact (DRI) process, pursuant to Section 163.3245, F.S. Sector plans approved through comprehensive plan amendments will be initiated by the local government in agreement with the Department of Community Affairs (DCA).

The optional sector plan process was established as an alternative to the Development of Regional Impact (DRI) process, pursuant to Section 163.3245, F.S. Sector plans approved through comprehensive plan amendments will be initiated by the local government in agreement with the Department of Community Affairs (DCA). The sector plan will be of two levels: a conceptual, long-term build-out overlay, and detailed specific area plans. An annual monitoring report will be submitted to DCA and the affected regional planning council. Additionally, sector plans will: combine the purposes of chapters 380 and 163, F.S.; require public participation throughout the process; emphasize urban form and the protection of regional resources and facilities; and apply to areas greater than 5,000 acres.

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 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 permit- ting 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 buildout 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 infrastructure.

After adoption of the conceptual long term buildout 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 requirements for developments of regional impact review are waived.

Regionally significant natural resources consistent with The DRI 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, wet lands, estuaries, beaches, dunes, aquifer and recharge areas, and air and water resources as resources to be reviewed for significant impacts.

At the applicant’s option (and involved parties encouragement and willingness to identify and suggest development density or intensity increases for natural resources/habitat conservation options), 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.

A sector plan consists of:

i. An agreement authorizing preparation of the optional sector plan
ii. A conceptual long-term build-out overlay
iii. Detailed specific area plans

The Agreement

Defines the geographic area
Identifies the planning issues that will be emphasized
Identifies requirements for intergovernmental coordination to address extra-jurisdictional impacts
Includes supporting materials
Includes procedures for public participation

The Conceptual Long-Term Build-Out Overlay

Includes a conceptual framework map
Identifies public facilities
Identifies natural resources
Includes principles and guidelines that address urban form and interrelationships of anticipated future land uses
Includes procedures for intergovernmental coordination

The Specific Area Plans

Must be at least 1,000 acres
Identify and analyze the distribution, extent and location of future uses
Identify public facilities, including those outside of the jurisdiction
Identify public facilities necessary for the short term

Advantages of Sector Plans vs. DRIs

Melds the DRI and comp plan process
Doesn’t authorize but anticipates future development
Emphasizes urban form, the big picture (at least 5,000 acres)
Captures what’s addressed in the DRI process, and avoids duplication of D&A requirements
Is adopted as a comp plan amendment