By Marvin G. Cortner
Editor

Osceola County’s Northeast District Conceptual Master Plan – which sets out how a large area south of Lake Nona would be developed – is on the agenda for approval Monday at the County Commission meeting despite state criticism that the plan, if developed, would contribute to urban sprawl and would fragment a sensitive environmental area.

The plan, which the Florida Department of Community Affairs reviewed and recently sent back to the county for revisions, covers 17,150 acres west of the Econlockhatchee River Swamp. The Church of Jesus Christ of the latter-Day Saints (Mormons) owns much of the property that comprises the district. That land is part of the massive 290,000-acre Deseret Ranches operation, which extends into Orange, Osceola and Brevard counties.

If approved Monday, the plan will be resubmitted to the state, which will then — within 45 days — either accept it or declare it out of compliance with state regulations. The county could appeal a non-compliance determination. If OK’d by the state, then the county would advertise the plan for 21 days so that anyone opposing its adoption could appeal.

County officials have touted the large mixed-use development proposed within the plan area as an economic development engine, with 44,130 jobs and 30,000 housing units projected at build-out. The district includes lakes Preston, Myrtle, Joel and Bullock, with a portion of it bordering the northwest side of Lake Center as well. The district is relatively close to the developing medical and research complex in Orange County referred to as “Medical City” in the Lake Nona area.

County Commission Chairman Fred Hawkins Jr., whose district 5 includes the proposed development, said the state gave the plan close scrutiny due to its proximity to large mixed-use development in Orange County.

“I understand why the state took a longer look when it came to the expansion of the UGB (urban growth boundary),” Hawkins said, referring to the county’s inclusion of more land where urban development would be promoted. “It took so long to initially get the original approved. To come back and ask for additional space raised red flags but I still believe it is the right thing to do. It makes sense in a time when jobs are so wanted and needed by our citizens.”

Hawkins said Osceola County does not have the investment that other entities put into the medical city but that the county stands the chance to capitalize on it in terms of jobs. The commissioner also said he does not think the plan “is headed in a negative direction or one that would not lead to final approval.”

“I will do all I can to see that the goal is reached for approval,” he said. “The idea and planning has been well thought out and the Mormon Church is one of the best stewards of land I have ever dealt with. They are not like other developers that will leave the area once approved ... they are here for the duration.

During county public hearings on the plan this spring, residents from the area said they were worried about the traffic and the potential friction between urban and rural lifestyles the “mega-development” would bring. Environmentalists said they were worried about the fracturing of a “pristine” ecosystem inhabited by gopher tortoises and other animals, perhaps even the Florida panther.

The Northeast District would contain what essentially would be a new city, complete with a transportation system, schools, parks and government offices. One main thoroughfare projected to lead into the area would be the extension of Osceola Parkway, though its route has not been set. No major roadways go into the Northeast District now.

 State objections

Among the objections and recommended remedies by the Department of Community Affairs, according to a letter sent to the county dated June 25, are:

• The plan would expand the urban growth boundary by 12,130 acres into extremely environmentally sensitive lands associated with the Econlockhatchee Swamp, which contains a pristine ecosystem and is the headwaters of two major drainage basins. Also, development of the plan would cause significant habitat fragmentation and degradation of wildlife habitats and corridors. The department’s recommendation is for the county to not expand the boundary or to revise the proposed expansion in such a way that it does not encroach upon the ecologically sensitive areas.

• The development patterns and transportation networks proposed in the development would allow the “encroachment of long, linear and isolated ribbons of sprawling development on the upland strands that are surrounded by wetlands and floodplains associated with the Econ swamp.”

In addition, state officials said the plan would allow development of substantial areas in excess of what is needed and that there is enough land available without expanding the growth boundary.

State officials also said the development would be a premature or poorly-planned conversion of rural land to other uses; that it fails to maximize use of existing and future public facilities and services; allows for land use patterns or timing which disproportionately increase the cost in time, money and energy, of providing and maintaining facilities and services; fails to provide a clear separation between rural and urban uses; discourages or inhibits infill development or the redevelopment of existing neighborhoods and communities; and would result in the loss of significant amounts of open space.

• In regard to the multi-modal transportation (streets, paths, bicycle/pedestrian paths and mass transit) in the plan, state officials said the county did not offer details on how a transportation system would be paid for and also didn’t clearly show how transportation would be integrated in later phases of the development. They recommended the county clarify the “timing, funding and construction of the transit system” and include a “financially feasible capital improvements program.”

In terms of roads, state officials also objected to the extension of Osceola Parkway because it would go into the swamp and environmentally sensitive lands as well as promote urban sprawl. They recommended the roadway not be extended.

Other issues the state had with the Northeast District plan related to inadequate planning for water and sewer facilities and services, inadequate projections for school construction and funding and determining how many students would be generated; and inadequate data as to transportation impacts.

County Commissioner Michael Harford, who previously said he was concerned about the urban boundary expansion, said the state comments are normal for large planning areas and that the seven objections the state had on the district were “a very low number.”

“FDCA’s review for these large-scale amendments should be seen as a series of questions they would like answers to, not what they think about the overall plan or what their final position is on the plan,” Harford said.

“The expansion of the UGB is not being done piecemeal … the expansion will be used to create a complete mixed-use community with a healthy balance of jobs and housing, that is walkable and transit-oriented,” Harford said.