Santa Rosa County approves 'conservation communities' with geographic and infrastructure conditions

Santa Rosa County commissioners on — after a lengthy public hearing and debate — approved a new Land Development Code option called “conservation communities,” a clustered subdivision model that requires at least 25% of a parcel be preserved in permanent conservation and does not increase a project’s overall density. The board approved the change with geographic and infrastructure conditions and a 3–2 vote in favor.

The ordinance passed with three conditions the commission added during debate: conservation communities will be allowed only south of State Road 182; developers must provide a central potable-water distribution system with off‑site improvements as needed to ensure fire-flow capacity per NFPA standards; and lot sizes must be no smaller than 0.5 acre unless the developer installs a DEP‑approved wastewater collection/sewer system for any lots under 0.5 acre. The motion that included those conditions passed with Commissioners Burkett, Smith and Wright voting yes and Commissioners Rauh and Eddington voting no.

The change implements a task‑force recommendation that the county’s Land Development Code include a clustering option intended to preserve open space and guide growth. Supporters — including members of the Land Development Code task force, local home‑builders representatives and environmental advocates — told the commission that the approach would preserve wetlands and reduce paved roadway miles, lowering long‑term infrastructure costs. Rebecca Walter, a landowner and task‑force participant, told commissioners, “Conservation communities can make buying a home more affordable without sacrifice of the natural beauty we call home.”

Opponents, primarily farmers and longtime rural residents, said the measure risks undermining existing zoning protections, reducing landowner control and accelerating development in rural districts that lack sewer and other infrastructure. Anna Fowler of PACE urged the board “not to put the conservation community provision into the land development code,” arguing the provision could allow smaller lots near farms without a rezoning hearing.

County staff and multiple commissioners stressed that the conservation‑community designation does not change a parcel’s allowable density under existing zoning; rather, it allows the same number of homes to be clustered on a smaller footprint with permanent conservation on part of the property. Commissioners debated how clustering would interact with septic systems in the county’s north end, and whether clustering could encourage national builders to buy large tracts. To address those concerns, the board limited the change geographically and tied smaller‑than‑half‑acre lots to DEP‑approved wastewater systems or central sewer.

The county attorney explained that, absent a special effective date set by the board, the ordinance becomes effective when it is filed with the Florida Secretary of State under the usual Chapter 125 process. The board voted to adopt the ordinance package and directed staff to complete any required filings.

What comes next: the ordinance will take effect once the clerk completes filing and publication steps; staff and applicants will then proceed under the revised Land Development Code language and the new conditions the commission added. Questions about implementation — including who will hold conservation easements, how conserved acreage will be deeded and whether pilot projects will be used — were left for staff and future agenda items.