Written by NoMoMrNiceGuy

I was curious – so I went looking What is a development of Regional Impact

Current Status of DRI in Florida (2026)

The full Development of Regional Impact (DRI) review process for new projects was repealed in stages:

  • 2015–2016 (major exemptions for urban areas)
  • Final elimination effective April 9, 2018 (Chapter 2018-158, Laws of Florida)

All DRI application forms were repealed. There is no longer a separate DRI application, binding letter of interpretation, or mandatory review by a Regional Planning Council (e.g., Treasure Coast RPC) for new developments — even huge ones.

What “Showing It Qualifies as a DRI” Actually Means Today

Even though the formal DRI process is gone, the old numerical thresholds in s. 380.0651, F.S. (and Rule 28-24, F.A.C.) are still referenced in statute. The Silver Fox project easily exceeds them for an industrial use in a non-metro area:

  • Industrial development: >500,000 gross sq ft or >125 acres or >500 employees
  • Silver Fox: ~2 million sq ft on 606 acres → far over the line.

When a project meets or exceeds those old DRI thresholds and requires a Comprehensive Plan Amendment (which this one absolutely does — it needs a Future Land Use Map change from Rural or Agriculture to Industrial), the amendment automatically goes through State Coordinated Review under s. 163.3184(4), F.S. (cross-referenced in s. 380.06(12), F.S.).

What Extra Requirements This Triggers

This is the real “bearing” it would have on their obligations:

  1. Mandatory State-Level Scrutiny FloridaCommerce (the state land planning agency) + other state agencies (FDOT, DEP, South Florida Water Management District, etc.) must review and comment on the plan amendment. They can issue objections on regional impacts (traffic, water supply, wetlands, power grid, emergency services, etc.). The Village cannot adopt the amendment until state comments are addressed.
  2. More Rigorous Public Process
    • Extended public notice and hearing requirements.
    • The state coordinated review adds an extra layer of documentation and response time (usually 30–60 days for agency comments).
  3. Stronger Mitigation & Impact Studies Required The Village (and state reviewers) can demand detailed studies using the old DRI-style methodology for:
    • Transportation (Proportionate Share payments to FDOT or village roads)
    • Water/sewer
    • Stormwater/wetlands
    • School/park impacts (if applicable) This gives opponents leverage to push for bigger buffers, traffic improvements, water conservation plans, etc.
  4. Inconsistency with Village Comprehensive Plan The Village’s own 2019 Comp Plan repeatedly emphasizes “preserving rural character,” “small-town feel,” and “rural design characteristics” (the excerpts I gave you earlier). A DRI-scale project makes it much harder for the Village to claim consistency with its own plan — which is a key legal test.

Bottom Line for the 606 Project – and any other similar projects

  • It does not force a separate DRI application (that no longer exists)
  • It does force the project into the most rigorous approval path still available in Florida: a state-coordinated Comprehensive Plan Amendment with multi-agency review.
  • This is actually stronger leverage than the old DRI process in some ways, because the Village is a small, newly incorporated municipality and must defend the amendment to the state.

This is exactly why showing the scale (606 acres / 2M sq ft) against the old DRI thresholds and the Village’s rural preservation policies is powerful. It shifts the conversation from “local zoning issue” to “regional impact that the state must review.”

We are working with our team to produce a tangible for the quantification of threshold required for the then DRI.

Here are the references again for review:

Here are the most relevant excerpts from the Village of Indiantown’s governing documents (Charter, Comprehensive Plan, Land Development Regulations/LDRs, and Capital Improvements Program/CIP) that directly reference maintaining, preserving, or keeping the rural lifestyle and heritage.

These come straight from the official adopted documents (primarily the 2019 Comprehensive Plan, which the Charter originally required the Village to follow until it adopted its own). I’ve focused only on the clearest, most on-point language — no paraphrasing.

1. Comprehensive Plan (Adopted December 12, 2019)

This is the strongest source for rural preservation language.

Mission Statement (Introduction): “The Village of Indiantown is dedicated to creating a sustainable community with friendly neighborhoods, civic engagement, and economic prosperity while proudly maintaining our small-town feel and sense of community.”

Future Land Use Element – Objective L2.1 (Sustainable Vision): “Create a sustainable community with high quality neighborhoods while preserving small-town feel and sense of community.”

Future Land Use Element – Small Residential Farm Category (Policy L6.1.5): “The purpose of the land use Small Farm Residential is to preserve and protect areas adjacent to agricultural lands… The land use maintains a lower density in efforts to preserve rural character.”

Future Land Use Element – Rural Community Category (Policy L6.1.4): “The Rural Community Future Land Use category is intended to represent a charming, small town neighborhood atmosphere… The intensity and layout of development within these communities more closely reflects rural design characteristics than urban design characteristics.”

Housing Element – Policy H1.2.6 (Preserving Small-Town Charm): “The Village of Indiantown Land Development Regulations shall include provisions for smaller lots and lesser setback requirements for established neighborhoods in efforts to maintain the small-town charm.”

2. Capital Improvements Element (Part of the Comprehensive Plan – CIP)

Policy CI1.5.1 – Rural Character and Small-Town Feel: “The CIP shall, to the maximum extent economically and sustainably feasible, reflect the Village’s desire to preserve the rural characteristics and small town feel of The Village of Indiantown.”

3. Village Charter (Original 2017 + Amendments)

The Charter itself contains very little direct language on rural lifestyle or heritage. It mainly directed the Village (upon incorporation in 2017) to follow the Martin County Comprehensive Plan and Land Development Regulations until the Village adopted its own in 2019. No specific “preserve rural heritage” clauses appear in the Charter text or amendments.

4. Land Development Regulations (LDRs – Adopted 2020)

The LDRs are written to implement the Comprehensive Plan goals above, so the visionary language is limited. They do contain zoning provisions that protect rural character (e.g., lower-density Rural Residential and Small Farm Residential districts, landscaping/tree protection rules that are more lenient in rural zones, and design standards that reference “rural design characteristics”). Direct quotes mirroring the Comp Plan goals are not repeated verbatim in the LDRs themselves.

Where to Find the Full Official Documents

Exact Old DRI Thresholds for Industrial Uses (verbatim from § 380.0651(3)(c), Florida Statutes, as it existed prior to the 2018 repeal — this is the language still referenced today by FloridaCommerce and local governments when a project triggers state coordinated review):

Industrial development. — An industrial development that is planned to create:

  1. At least 500 new full-time equivalent jobs; or
  2. At least 500,000 square feet of gross floor area; or
  3. A new or expanded development on a site of at least 125 acres.

(Note: These were the base thresholds for rural/non-urban counties like Martin County/Indiantown. Urban counties had higher “banded” thresholds, but Indiantown uses the standard rural ones.)

Silver Fox 606 Project Comparison (vs. Old DRI Thresholds)

MetricOld DRI ThresholdSilver Fox 606 ProjectMultiple of ThresholdExcess Over Threshold
Gross Floor Area500,000 sq ft~2,000,000+ sq ft (AI data center campus)4.0×+1,500,000 sq ft (300% over)
Land Area125 acres606 acres4.85×+481 acres (385% over)
Jobs (for reference)500 new FTE jobsNot publicly detailed yet (project claims ~400 total jobs)N/AN/A (would likely exceed if full build-out includes operations)

What This Means for the Project

  • The Silver Fox 606 far exceeds the old DRI thresholds on both primary triggers (floor area and acreage).
  • Because it also requires a Comprehensive Plan Amendment, it automatically triggers the most rigorous review path still available in Florida: state-coordinated review under § 163.3184(4), F.S.
  • This gives the Village, state agencies (FloridaCommerce, DEP, SFWMD, FDOT), and the public stronger leverage for detailed impact studies, mitigation, and objections on traffic, water, wetlands, power grid strain, etc.

So how does the State review get initiated?

To require (or force) the state coordinated review process to be triggered and fully fulfilled for a project like Silver Fox 606 (the large AI data center campus requiring a Comprehensive Plan Amendment), the process is automatic under Florida law — but it relies on the local government (Village of Indiantown) properly classifying and transmitting the amendment. Here’s how it works in practice and what you can do to ensure it happens:

When State Coordinated Review Is Triggered (Automatic in This Case)

State coordinated review under § 163.3184(4), F.S. (as referenced in current statutes and FloridaCommerce guidance) applies to certain plan amendments, including:

  • Those that propose a development qualifying as a Development of Regional Impact (DRI) under § 380.06, F.S. (even though the full DRI process was repealed, the thresholds still define when this review kicks in).
  • Amendments for new local government plans, EAR-based updates, areas of critical state concern, rural land stewardship areas, sector plans, etc.
  • In practice for large rural projects: Any Future Land Use Map amendment (FLUM change) for a project exceeding old DRI thresholds (e.g., >500,000 sq ft or >125 acres industrial) that isn’t small-scale or expedited-review eligible triggers state coordinated review.

For Silver Fox 606:

  • It far exceeds DRI thresholds (~2M sq ft, 606 acres).
  • It requires a FLUM amendment (likely from Rural/Agriculture to Industrial).
  • It is not small-scale (small-scale amendments are limited to ≤10 acres or ≤50 acres in certain cases, per § 163.3187).
  • Therefore, the Village must use state coordinated review — it’s not optional. The local government cannot bypass it by misclassifying the amendment.

The process is triggered when the Village transmits the proposed amendment package to state agencies after its initial public hearing(s).

How the Process Is Fulfilled (Mandatory Steps)

  1. Local Planning Agency (LPA) Hearing: Village Planning/Zoning/Appeals Board (PZAB) or equivalent holds at least one public hearing on the proposed amendment.
  2. Village Council Transmittal Hearing: Council considers transmitting the proposed amendment at a public hearing. Within 10 working days after that hearing, the Village must transmit the complete package to:
    • FloridaCommerce (State Land Planning Agency).
    • Affected state agencies (e.g., DEP, SFWMD, FDOT, DEO).
    • Treasure Coast Regional Planning Council (or successor).
    • Other parties (e.g., adjoining local governments if requested).
  3. Agency Review & Comments: Agencies have 30–60 days (depending on specifics) to review and submit comments/objections on consistency with state rules, regional impacts, etc.
  4. Village Response & Adoption: Village addresses comments, holds final adoption hearing(s), and adopts (or denies). State issues Notice of Intent (NOI) on whether the amendment is in compliance.
  5. Effective Date: Amendment becomes effective per the NOI (unless challenged).

If the Village skips transmittal or misclassifies (e.g., treats it as expedited/small-scale), the amendment is procedurally invalid.

How to Require/Force Compliance

You can’t directly “file” to trigger it — the Village must do the transmittal — but you can pressure/ensure it happens through these steps:

  1. Public Comments & Demands at Hearings
    • At every PZAB or Council hearing on the project/amendment: Submit written/oral comments stating: “This amendment requires state coordinated review under § 163.3184(4), F.S., because the project exceeds DRI thresholds in § 380.0651(3)(c) (500,000 sq ft / 125 acres) and is not eligible for expedited or small-scale review. The Village must transmit the proposed amendment to FloridaCommerce and state agencies for review.”
    • Attach the threshold comparison table we discussed. Demand on-record confirmation that transmittal will occur.
  2. Pre-Application or Transmittal Monitoring
    • Submit a public records request to the Village Clerk/Planning Director for:
      • Any pre-application materials or staff reports on Silver Fox.
      • Confirmation of amendment type (state coordinated vs. other).
      • Transmittal letter/copy once sent.
    • If no transmittal happens after hearings, the amendment adoption is challengeable.
  3. Challenge if Skipped/Bypassed
    • If the Village adopts without transmittal: File a consistency challenge lawsuit under § 163.3215, F.S. (aggrieved person, e.g., nearby resident/group) in circuit court within 30 days of final action. Argue procedural invalidity (failure to follow mandatory state review).
    • Or petition FloridaCommerce directly (they can review on request or if aware of issues).
    • Affected persons can also challenge post-adoption via administrative petition if state issues NOI.
  4. Leverage at Town Hall (March 21)
    • Ask Village reps/FPL: “Will this project’s required FLUM amendment be processed under state coordinated review per § 163.3184(4)? When will transmittal occur, and how can the public access agency comments?”
    • This puts it on record — non-response or evasion strengthens later challenges.

In short: The trigger is automatic for this scale/project type. Enforcement comes from public pressure (hearings, records requests), procedural demands, and post-adoption legal challenge if skipped. FloridaCommerce guidance (floridajobs.org) and statutes make clear: Large rural amendments like this must go through coordinated review.

“Will this project’s required FLUM amendment be processed under state coordinated review per § 163.3184(4)? When will transmittal occur, and how can the public access agency comments?”

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