At a recent meeting of the Walton County Board of County Commissioners, District 1 Commissioner Dan Curry discussed several bills pending before the Florida Senate that could have severe consequences for Walton County residents. To help citizens better understand the various legislative bills, we are providing summary information gleaned from the Senate website that explains the general aims of each bill. Proposed amendments to the bills are also listed on the site, though it should be noted that the bills can pass with or without the various amendments. Much more extensive information is readily available on the website: [https://www.flsenate.gov/Session/Bills/2026](https://www.flsenate.gov/Session/Bills/2026)
**SB 208: Land Use and Development Regulations**
GENERAL BILL by Judiciary; (McClain). Land Use and Development Regulations; Requiring that the amount of certain application fees reasonably relate to certain costs; requiring that local government comprehensive plans and land development regulations include factors for assessing the compatibility of certain residential uses; prohibiting a local government from denying certain applications on compatibility grounds if the applicant has proposed certain measures; requiring that the denial of an application specify certain information; providing that a local government’s approval of an application may include certain requirements or conditions, etc.
Summary 1: Community Affairs. SB 208 amends various provisions of law relating to compatibility, infill residential development, and building design regulations. The bill redefines the definition of “compatibility” within the Community Planning Act to specify that the term does not require identical development, and that all residential land uses are compatible if they fall within the same residential land use category in the local government’s comprehensive plan. The bill forbids regulations from denying, conditioning, or delaying approval of residential development based on compatibility issues if the proposed residential use is located adjacent to existing residential development within the same land use category.
With regard to infill residential development, the bill provides as a definition the development of one or more parcels of no more than 100 acres in size within a residential future land use category and a residential zoning district that is contiguous on the majority of all sides by residential development. The bill provides that an application for an infill residential development must be administratively approved without public hearing and treated as a conforming use if the proposed development meets certain standards. The bill also provides requirements around fees and charges in connection with the review, processing, and inspection of a residential development.
With regards to building design elements, the bill provides that regulations related to building design elements may not be applied to development within planned unit developments or master planned communities based on local ordinance or resolution that was not adopted as part of the approval documents for the planned unit development or master planned community. The bill also provides a new definition for “architectural review board” which specifies that the exception permitting building design regulation only applies to private associations’ boards. The bill takes effect January 1, 2027. Last Action: 1/16/2026 Senate - Now in Rules Committee.
**SB 546: Conservation Lands**
GENERAL BILL by Environment and Natural Resources; Mayfield; (Co-introducers) Harrell. Conservation Lands; Requiring the Division of State Lands to publish certain information on its website before the Acquisition and Restoration Council or the Board of Trustees of the Internal Improvement Trust Fund meets to review the proposed sale of conservation lands; requiring that certain parcels proposed for exchange be appraised in accordance with certain criteria; requiring the governing board of a water management district to publish certain information on its website before meeting to review the proposed sale or exchange of certain lands, etc.
Summary: CS/SB 546 requires the Division of State Lands and water management districts to provide 30 days’ notice before any meeting to review the proposed sale or exchange of conservation lands. The bill requires the notice to contain certain information, such as the parcels proposed for sale or exchange, the portions of lands which will be preserved in a permanent conservation easement, a statement explaining why the lands are no longer needed for conservation purposes or how the exchange will result in a conservation benefit to the state, and any applicable recommendations. The bill also provides that, for exchanges involving state-owned lands, each parcel proposed for exchange must have at least one appraisal that follows board-approved appraisal criteria, techniques, and methods. Last Action: 1/14/2026 Senate - CS by Environment and Natural Resources read 1st time.
**SB 354: Blue Ribbon Projects**
GENERAL BILL by Community Affairs; (McClain). Blue Ribbon Projects; Requiring that a development project meet certain requirements to qualify as a blue ribbon project; specifying maximum residential density and nonresidential intensity permitted within the development area of a blue ribbon project; requiring that a blue ribbon project have a blue ribbon plan; requiring that a project receive dollar-for-dollar credits from a local government under certain circumstances; specifying that a project may be located on land with any future land use designation or zoning designation, etc.
Summary: CS/SB 354 creates a framework for “Blue Ribbon Projects,” large scale development projects which trade state preemption over local governments’ comprehensive planning and land use regulations in exchange for a certain amount of “reserve area.” Such projects must include at least 10,000 acres of land, with at least 60 percent reserved for uses such as environmental protection, agriculture, recreation, and utilities sites, while the remainder may be developed over 50 years into towns and cities regardless of underlying comprehensive planning and land use allocations. The bill provides the requirements under which a plan for such a project must be crafted and administratively approved by a local government. The bill also provides for an appeal procedure for a denied applicant or an individual impacted by an approval. The bill takes effect July 1, 2026. Last Action: 1/16/2026 Senate - Now in Appropriations Committee on Transportation, Tourism, and Economic Development.
**SB 840: Land Use Regulations for Local Governments Affected by Natural Disasters**
GENERAL BILL by DiCeglie; (Co-introducers) Mayfield. Land Use Regulations for Local Governments Affected by Natural Disasters; Prohibiting impacted local governments from enforcing certain moratoriums, requiring the repair or reconstruction of certain improvements to meet certain requirements, or enforcing changes to specified procedures; revising circumstances under which impacted local governments may enforce certain amendments, site plans, development permits, or development orders; deleting provisions related to filing suit against an impacted local government for injunctive relief, etc.
Summary 1: SB 840 amends provisions that were included in two sections of CS/CS/SB 180 from the 2025 Regular Session (ch. 2025-190, Laws of Florida) related to restrictions on local government land use regulations following hurricanes. The bill narrows the geographic area subject to the restrictions for 1 year after hurricanes make landfall. The bill also revises the restrictions to prohibit enforcement of moratoriums that delay repairs; requirements for repairs or reconstruction to comply with comprehensive plan or land development regulation amendments adopted after landfall; or the enforcement of procedural changes made after landfall that increase timeframes for final action related to development permits or development orders. The bill clarifies and expands exceptions to the restrictions on impacted local governments.
SB 840 sunsets the temporary, 3-year restrictions on moratoriums, comprehensive plan or land development regulation amendments, or procedures for local governments listed in the federal disaster declaration for Hurricane Debby, Hurricane Helene, or Hurricane Milton as of June 30, 2026. The bill will take effect on July 1, 2026. Last Action: 1/20/2026 Senate - Now in Rules Committee.
For more details on these bills and other pending legislation, please visit the Senate website: [https://www.flsenate.gov/Session/Bills/2026](https://www.flsenate.gov/Session/Bills/2026)
**SB 208: Land Use and Development Regulations**
GENERAL BILL by Judiciary; (McClain). Land Use and Development Regulations; Requiring that the amount of certain application fees reasonably relate to certain costs; requiring that local government comprehensive plans and land development regulations include factors for assessing the compatibility of certain residential uses; prohibiting a local government from denying certain applications on compatibility grounds if the applicant has proposed certain measures; requiring that the denial of an application specify certain information; providing that a local government’s approval of an application may include certain requirements or conditions, etc.
Summary 1: Community Affairs. SB 208 amends various provisions of law relating to compatibility, infill residential development, and building design regulations. The bill redefines the definition of “compatibility” within the Community Planning Act to specify that the term does not require identical development, and that all residential land uses are compatible if they fall within the same residential land use category in the local government’s comprehensive plan. The bill forbids regulations from denying, conditioning, or delaying approval of residential development based on compatibility issues if the proposed residential use is located adjacent to existing residential development within the same land use category.
With regard to infill residential development, the bill provides as a definition the development of one or more parcels of no more than 100 acres in size within a residential future land use category and a residential zoning district that is contiguous on the majority of all sides by residential development. The bill provides that an application for an infill residential development must be administratively approved without public hearing and treated as a conforming use if the proposed development meets certain standards. The bill also provides requirements around fees and charges in connection with the review, processing, and inspection of a residential development.
With regards to building design elements, the bill provides that regulations related to building design elements may not be applied to development within planned unit developments or master planned communities based on local ordinance or resolution that was not adopted as part of the approval documents for the planned unit development or master planned community. The bill also provides a new definition for “architectural review board” which specifies that the exception permitting building design regulation only applies to private associations’ boards. The bill takes effect January 1, 2027. Last Action: 1/16/2026 Senate - Now in Rules Committee.
**SB 546: Conservation Lands**
GENERAL BILL by Environment and Natural Resources; Mayfield; (Co-introducers) Harrell. Conservation Lands; Requiring the Division of State Lands to publish certain information on its website before the Acquisition and Restoration Council or the Board of Trustees of the Internal Improvement Trust Fund meets to review the proposed sale of conservation lands; requiring that certain parcels proposed for exchange be appraised in accordance with certain criteria; requiring the governing board of a water management district to publish certain information on its website before meeting to review the proposed sale or exchange of certain lands, etc.
Summary: CS/SB 546 requires the Division of State Lands and water management districts to provide 30 days’ notice before any meeting to review the proposed sale or exchange of conservation lands. The bill requires the notice to contain certain information, such as the parcels proposed for sale or exchange, the portions of lands which will be preserved in a permanent conservation easement, a statement explaining why the lands are no longer needed for conservation purposes or how the exchange will result in a conservation benefit to the state, and any applicable recommendations. The bill also provides that, for exchanges involving state-owned lands, each parcel proposed for exchange must have at least one appraisal that follows board-approved appraisal criteria, techniques, and methods. Last Action: 1/14/2026 Senate - CS by Environment and Natural Resources read 1st time.
**SB 354: Blue Ribbon Projects**
GENERAL BILL by Community Affairs; (McClain). Blue Ribbon Projects; Requiring that a development project meet certain requirements to qualify as a blue ribbon project; specifying maximum residential density and nonresidential intensity permitted within the development area of a blue ribbon project; requiring that a blue ribbon project have a blue ribbon plan; requiring that a project receive dollar-for-dollar credits from a local government under certain circumstances; specifying that a project may be located on land with any future land use designation or zoning designation, etc.
Summary: CS/SB 354 creates a framework for “Blue Ribbon Projects,” large scale development projects which trade state preemption over local governments’ comprehensive planning and land use regulations in exchange for a certain amount of “reserve area.” Such projects must include at least 10,000 acres of land, with at least 60 percent reserved for uses such as environmental protection, agriculture, recreation, and utilities sites, while the remainder may be developed over 50 years into towns and cities regardless of underlying comprehensive planning and land use allocations. The bill provides the requirements under which a plan for such a project must be crafted and administratively approved by a local government. The bill also provides for an appeal procedure for a denied applicant or an individual impacted by an approval. The bill takes effect July 1, 2026. Last Action: 1/16/2026 Senate - Now in Appropriations Committee on Transportation, Tourism, and Economic Development.
**SB 840: Land Use Regulations for Local Governments Affected by Natural Disasters**
GENERAL BILL by DiCeglie; (Co-introducers) Mayfield. Land Use Regulations for Local Governments Affected by Natural Disasters; Prohibiting impacted local governments from enforcing certain moratoriums, requiring the repair or reconstruction of certain improvements to meet certain requirements, or enforcing changes to specified procedures; revising circumstances under which impacted local governments may enforce certain amendments, site plans, development permits, or development orders; deleting provisions related to filing suit against an impacted local government for injunctive relief, etc.
Summary 1: SB 840 amends provisions that were included in two sections of CS/CS/SB 180 from the 2025 Regular Session (ch. 2025-190, Laws of Florida) related to restrictions on local government land use regulations following hurricanes. The bill narrows the geographic area subject to the restrictions for 1 year after hurricanes make landfall. The bill also revises the restrictions to prohibit enforcement of moratoriums that delay repairs; requirements for repairs or reconstruction to comply with comprehensive plan or land development regulation amendments adopted after landfall; or the enforcement of procedural changes made after landfall that increase timeframes for final action related to development permits or development orders. The bill clarifies and expands exceptions to the restrictions on impacted local governments.
SB 840 sunsets the temporary, 3-year restrictions on moratoriums, comprehensive plan or land development regulation amendments, or procedures for local governments listed in the federal disaster declaration for Hurricane Debby, Hurricane Helene, or Hurricane Milton as of June 30, 2026. The bill will take effect on July 1, 2026. Last Action: 1/20/2026 Senate - Now in Rules Committee.
For more details on these bills and other pending legislation, please visit the Senate website: [https://www.flsenate.gov/Session/Bills/2026](https://www.flsenate.gov/Session/Bills/2026)