County planners present structured growth overlay options; commissioners debate 50% open‑space set‑aside

Consultants from Kimley‑Horn reviewed proposed comprehensive‑plan amendments that would create two new overlay strategies to guide where higher‑density development could occur in Okeechobee County’s southern third. The board received the presentation and engaged in a lengthy policy discussion; no ordinance or map changes were adopted at the meeting.

What staff proposed: The package combines two approaches. The first, “Economic Opportunity Centers,” would expand allowed workplace and industrial uses in existing industrial overlay areas and allow a limited share of those areas to also develop with residential or retail uses that support employment. The second, a “Structured Growth” overlay, would create two pathways for compact communities: (1) compact communities tied to sewer or package‑plant capacity and arterial/collector roadway access, with a stated maximum of four units per upland acre and a requirement that projects of 20 acres or more reserve a minimum percentage of uplands (15% was discussed) for commercial or civic supporting uses; and (2) a rural community option for areas without sewer that would require advanced septic for smaller lots and a substantial upland set‑aside for conservation or agriculture (staff presented 50% as an illustrative number).

Consultants said the county already retains more than enough underlying future‑land‑use capacity to accommodate projected growth. Eliza Harris Giuliano (Kimley‑Horn) told the board “the county is in really good shape on that” and said their holding‑capacity analysis showed room for projected growth over the next 20 years.

Pushback and questions from commissioners: Commissioners questioned the mechanics and fairness of the rural‑community option. Commissioner Goodbread said requiring a 50% set‑aside would “penalize the landowner” and make many agricultural owners reluctant to sell or participate. “You can’t tell them to set aside 50%,” he said. Other commissioners asked for language that would allow flexible forms of set‑asides — for example permitting agricultural uses to continue on reserved acreage or allowing shared green‑space amenities tied to an HOA rather than strictly government‑held conservation easements.

State law and timing: Consultants warned the panel about a recent state law (SB 180) that limits a local government’s ability to adopt new, more restrictive rules for areas affected by storms unless those rules are incentive‑based. Kimley‑Horn advised drafting incentives rather than new mandatory requirements so the county is not vulnerable to challenge under the new statute.

Next steps: Commissioners asked staff to map existing conservation easements and lands already under public ownership and to return with revised, clearer language. Staff scheduled a public meeting (community meeting) on November 3 to collect community input and to return to the board with edits before drafting formal comp‑plan amendments for transmittal if directed.

Quotes

"The county is in really good shape on that. There's far more capacity within the comprehensive plan than is needed for the expected growth," Eliza Harris Giuliano, Kimley‑Horn, said.

"You can't tell that lot owner he can't develop," Commissioner Goodbread said, criticizing a proposed 50% set‑aside illustration for rural community projects.

Ending

Consultants will map existing conservation easements and return with revised draft language after the November 3 public meeting; no amendments were adopted Tuesday.