Okaloosa County BOCC — January 19, 2016 — OC-6 Compatibility-Comprehensive Plan Determination and Addendum

STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON,P.A. WAKIRIMMIONSMIROMOVAIIMilitheiMMINOWWWWWW41611KM01696MOVIWIll MftitiVt SUPPORTING PLANNING ANALYSIS FOR PROPOSED AMENDMENT TO BLUEWATER BAY DEVELOPMENT OF REGIONAL IMPACT DEVELOPMENT ORDER COMPATIBILITY DETERMINATION/CONSISTENCY DETERMINATION WITH OKALOOSA COUNTY COMPREHENSIVE PLAN PREPARED BY KENNETH METCALF,AICP PLANNING DIRECTOR JUNE 19, 2015 Kenneth Metcalf, AICP Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination I. Introduction The purpose of this analysis is to demonstrate that the proposed Development Order Amendment ("Proposed Amendment") is consistent with the Okaloosa County Comprehensive Plan ("Comprehensive Plan") in terms of land use compatibility. The Proposed Amendment amends the Bluewater Bay DRI Master Development Map ("Master Development Map")to change the designation on 10.28 acres as follows: 6.42 acres from G (Golf) to M/L(maximum of4 units per acre); and 3.86 acres from G (Golf) to Other Open Space. As will be further evaluated in this analysis, the Proposed Amendment is consistent with the compatibility policies of the Comprehensive Plan. However, prior to reviewing the compatibility findings, this introduction briefly reviews the statutory framework governing DRIs. As further explained, the Applicant submits that the Proposed Amendment is minor in scope and effect, and does not represent a significant change to the vested Bluewater Bay DRI. As such, the Proposed Amendment is not required to be consistent with the Comprehensive Plan as it does not represent a departure from the vested development concept and intent of the DRI to make adjustments to open space over time as residential units are allocated to locations on the Master Development Map. However, the compatibility analysis and consistency findings are presented herein in response to County staff s request, and support the approval of the Proposed Amendment, regardless of whether the Proposed Amendment is considered vested or not by Okaloosa County or any other review authority. Purpose of DRI Vesting In considering consistency with the Comprehensive Plan, it is important to recognize that DRIs are intended as long term development plans that necessarily must respond to changes in market conditions over time. The Proposed Amendment responds to the market changes which have impacted the golf industry throughout Florida, and which have caused the closure of the 9-hole golf course adjacent to Magnolia Forest Subdivision in Bluewater Bay. Chapters 163 and 380, Florida Statutes, recognize that the DRI process requires significant time and costs to identify and mitigate the regional impacts of approved DRIs; for this reason, Chapter 380, Florida Statutes, allows non- substantial deviations, which are changes that do not increase the originally approved baseline impacts of the DRI. Based on those approved baseline impacts, Section 163.3167(5) vests approved DRIs from subsequent changes to comprehensive plans or land development regulations that would have the effect of limiting the ability to complete development that is approved as a DRI. It states: (5) Nothing in this act shall limit or modify the rights of any person to complete any development that has been authorized as a development of regional impact pursuant to chapter 380 or who has been issued a final Page 2 of 26 STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Highpoint Center • 106 East College Avenue • Tallahassee, FL 32301 • 850-580-7200 Bluewater Bay DRI Proposed Development Order Amendment Compatibility/Consistency Determination local d