Okaloosa County accepts conceptual Eglin orphan-parcels master plan; officials say plan is nonbinding

Okaloosa County commissioners on Jan. 7 accepted a conceptual master plan for eight of Eglin Air Force Base’s so-called orphan parcels, a planning study intended to inform future discussions about development but not to change zoning or authorize construction.

The study, developed by Jacobs Engineering and paid for by the county, resulted from a six-month process that included technical analysis, site visits, a market analysis and stakeholder roundtables, a county planner told the board. "This is very much a high level conceptual master plan," the presenter said, adding that parcel concepts are intended for planning and to “move these parcels from their current status as orphan parcels to whatever mechanism will allow them to be developed.”

During public comment, developer and housing advocate Kim Do urged the county to substantially increase density on the parcels to create more affordable housing, saying the current plan calls for about 2,000 units and that the acreage could support far more. The planner and commissioners replied that the master plan used a market analysis and sought concepts compatible with surrounding neighborhoods and infrastructure, and stressed it is an early step in a long process that will require continuing consultation with Eglin and further approvals.

Commissioner Palmer, who moved acceptance of the master plan, described it as the start of a conversation and emphasized the plan is conceptual and not binding: "These are concepts. These are things that we're using for planning, and we're talking 20 years' worth of potential development," Palmer said.

County staff said next steps include returning the study to Eglin so both parties can evaluate potential development mechanisms—such as an enhanced use lease or other processes—and that any future county role or projects would come back to the board for approval. The board approved acceptance of the conceptual plan unanimously.