Santa Rosa County LDC task force elects leaders, limits live public comment and sets schedule

The Land Development Code Task Force, a citizen advisory committee to the Santa Rosa County Board of County Commissioners, organized its membership at a first meeting and set its operating rules, a schedule and initial deliverables.

The panel elected Carmen Reynolds as chair and Mike Patterson as vice chair, agreed to meet every other Friday at 8:30 a.m. going forward, and unanimously adopted a limit on live public comment of 20 minutes per meeting with a three-minute cap per speaker, members said Friday. The panel is charged with reviewing chapters 3 and 4 of the county’s Land Development Code (LDC) and delivering a recommendation to the Board of County Commissioners by a May deadline.

Task force members said the group will rely on staff and outside technical experts where needed and will accept continuous written public input through an online comment form. Jared Lowe, assistant county administrator, told the panel that written materials and emails submitted about the LDC are public records and warned members, “you now live in a glass house,” underscoring the Sunshine Law and public-records requirements that apply to the advisory body.

Why it matters: The task force will review LDC sections that affect floodplain management, land clearing, erosion and subdivision rules. Changes could affect builders, farmers, environmental groups and residents across Santa Rosa County; members repeatedly said they want balanced solutions that protect natural resources while allowing responsible growth.

What the task force decided and directed - Leadership: Carmen Reynolds (retired Air Force lieutenant colonel and community volunteer) was nominated and accepted the chair position; Mike Patterson (Adams Homes) was nominated and accepted as vice chair. The panel recorded the appointments as approved without objection. - Schedule and deadline: The group agreed (staff will advertise) to meet every other Friday with an 8:30 a.m. start and to deliver a recommendation to the Board of County Commissioners by mid/late May (staff stated a May 30 target). - Public comment rules: The task force voted unanimously to limit live public input to 20 minutes per meeting, with individual speakers capped at three minutes. Members said the county’s online comment link will remain available for written input in real time and that staff will distribute written comments to the group ahead of meetings. - Technical support and outside experts: Members asked staff to arrange neutral, third-party technical presentations when topics require specialized expertise (stormwater design, wetlands, property-rights law). Several members suggested potential presenters, including Alan Vincent of HDR for rainfall-design comparisons and local engineers with wetland expertise. Staff and the county attorney said the county can provide technical assistance and coordinate outside experts. - Statutory limits and staff materials: Staff said it will highlight code sections tied to state statute that cannot be modified and will provide the task force with the county’s Sunshine Law/public-records guidance and a packet of public comments before the next meeting.

Discussion highlights Members discussed the scope of the task force (review of Chapters 3 and 4 of the LDC) and the practical need to balance technical rigor with the task force’s volunteer time constraints. Several members urged the use of expert presentations for highly technical topics such as stormwater design and the potential cost impacts of updated standards on housing. Austin Timpenny (president, Homebuilders Association of West Florida) asked for cost-impact analyses to accompany recommendations; multiple members supported the idea of neutral analyses rather than internally produced estimates.

County attorney Tom Danheiser advised that there is no legal requirement to hold a live public forum at each meeting and clarified the legal limits on member-to-member communications outside noticed meetings; he said the panel may accept as much public input as it wants but must comply with the Sunshine Law’s restrictions on discussions outside publicly noticed sessions.

Other directions and next steps Staff committed to: - Sending the task force the Sunshine Law/public-records guidance and an ongoing link where members can view submitted public comments in real time. - Highlighting portions of Chapter 3 that relate to state law and therefore cannot be altered by local code. - Coordinating technical presentations at future meetings when the group agrees they are needed.

The task force will review Chapter 3 (floodplain management and resource protection) at its next meeting and members were asked to read the chapter and the staff-provided comments in advance. The meeting adjourned after members introduced themselves and summarized their backgrounds and priorities.

Quotes (selected) - Jared Lowe, assistant county administrator: “you now live in a glass house,” referring to public-records obligations for task force communications. - Tom Danheiser, county attorney: “there is no legal requirement for a public forum,” while also noting the task force can accept as much public input as it chooses so long as Sunshine Law limits on member communications are observed.

Ending: The task force’s next meeting will be advertised for 8:30 a.m. on the agreed schedule; staff asked members to review Chapter 3 and the public comment packet ahead of that session.