FNRLI Session II
Property Rights and County Comprehensive Plans
Edward Ball Wakulla Springs State Park
February 26-28, 2004
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Wakulla Springs State Park is famous for having one of the largest and deepest freshwater springs in the world.  Early inhabitants dubbed the springs, "strange and mysterious waters," because its color varied from clear to green to black. During the era when Edward Ball, founder of the St. Joe Paper Company, amassed over one million acres of real estate in Florida and Georgia, he developed the Wakulla Springs Lodge, now one of the oldest commercial and most serene settings in Florida.

Property rights were an issue in the early days of the Wakulla Lodge when Edward Ball put up a fence around Wakulla Springs to keep boaters out of the springs. After much public protest, Mr. Ball was taken to court under the claim that he couldn't fence off a navigable waterway. Mr. Ball won. The fence, still in place today, not only provides important protection for wildlife along the river but it also is a reminder of the Wakulla Springs property rights issue. Appropriately, the Wakulla Springs Lodge provided the site for the second session of the Florida Natural Resources Leadership Institute session on Community Development and Resource Conservation.

FNRLI instructors and fellows gathered on the terrace of the Wakulla Springs Lodge for lunch. While we engaged in conversation and anticipation of the upcoming session we viewed out to the stately cypress, magnolia, sweet gum and scattered camellia in bloom amid a backdrop of the steaming springs vaporizing into the cold air. We recognized why people came here from all over the world, not just for the historic lodge but also for the beautiful setting!

Our first session facilitated by Tom Taylor focused on the Myers Briggs Personality Test. We were all scored and categorized based on how we relate to the world (extrovert or introvert), how we take information in (sensor or intuitive), how we react (thinker or feeler) and how we deal with uncertainty (judge or perceptive). The benefit was in realizing that we as individuals can recognize our own strengths and weaknesses as personality characteristics and likewise gain a better understanding of others.

We all have STRENGTHS and weaknesses.

The highlight of our day was a guided boat tour up the Wakulla River. Our boat captain and tour guide provided information along the way as we gazed out to the pristine riverine swamp flanked by craggy cypress, scattered waterfowl and wading birds. We learned that when the water is at its clearest, objects are visible from a depth of 185 feet.  Also, that the wavy lines on the cypress bark indicate older age so the more slender tree with the wavier lines was actually older than the stouter tree. Birds observed included the great blue heron, white ibis, widgeon, grebe, and anhinga. Alligators, while normally more visible, were hidden in the depths of the swamp on this cold, misty day.

Even here in an apparent protected area, the Guide informed us of surface and groundwater issues that affected the spring flow, water color and water quality. We were told of efforts to map the, uncharted groundwater "basin" so an understanding of its properties could be developed. Development and land use changes that impact surrounding uplands and associated sinks can alter the groundwater quality that eventually flows up at Wakulla Springs. This below ground interaction is not completely understood by scientists let alone, by planners, builders and homeowners but its impacts could be felt in this world-renowned spring.

Following our boat tour, we gathered in our meeting room to discuss the participatory decision-making process.

The framework included:

• Concentrate on satisfying interests.
• Create a cooperative climate.
• Communicate clearly.
• Carryout a constructive process.
• Consider one’s contribution to personal or group empowerment, transformation and success.

Later we would apply a diagram of the process to our practicum proposals.

After a delicious meal, our evening session included presentations by Alan Pierce, Planning Director for Franklin County, and Billy Buzzett, Director of Strategic Planning with the St. Joe Company. George Willson, Vice President of Conservation Lands with the St. Joe Company was also available to answer questions.

During the presentations we learned that St. Joe Company, the largest landowner of 850,000 acres in northwest Florida, has transformed their focus from a timber based company into a residential and commercial developer.

Franklin County, the site of the proposed SummerCamp development, is being impacted from a wide variety of external forces. The State has purchased land for conservation purposes on 75% of the county acreage. The remaining land is under consideration for development along one of the last undeveloped coastlines in the Florida Panhandle. The second home or retirement market is driving up land values on the remaining lands leading to a move from seafood production based community to a recreation and service-based community.

In 1948, the St. Joe Paper Company purchased the SouthWood property and house from the Henderson family. An abundance of wildlife coupled with the natural beauty of the property made SouthWood the perfect setting for meetings and weekend hunting excursions conducted by legendary St. Joe Chairman, Edward Ball. For over 50 years, the estate served as a St. Joe retreat. The historic SouthWood House has been newly restored and opened as the SouthWood sales center in early August 2001. In 1997, the St. Joe Company acquired Arvida and as one company began developments in the "Florida’s Great Northwest."

We headed out early to the SouthWood sales center. While at the SouthWood house, we were taught by Tim Edmond, President of Capital Region Arvida more about Edward Ball, the restoration of the SouthWood house sales center, and the St. Joe philosophy at SouthWood. David Powell, an attorney with Hopping Green & Sams, P.A. and who represents St. Joe on state and local land use approvals, including comprehensive planning, Development of Regional Impact (DRI) review and approval, zoning, subdivision platting, impact fees, property rights, and annexation, spoke to the group about the SouthWood DRI process. Because of the long history of St. Joe in the region and the change of their corporate mentality, we were told that many decisions are now made with the understanding of its potential impact on the Company’s image and future plans in the community.

SouthWood was built on Arvida’s philosophy "to plan for every living thing from the beginning. Arvida has felt that a well-planned community is a place where nature and people live together in harmony. They believe that their comprehensive and intelligent land planning efforts allow people and nature to live together in harmony. They work to enhance the environment because they say that master planning includes every living thing."

We learned of the process that took place in the permitting of SouthWood, a single development that accounts for almost 20% of the housing starts per year in Leon County. Prior to St. Joe morphing into a development company, the SouthWood project went through months of project reviews and approvals before the company walked away from the table frustrated with the process. The "new" St. Joe came back with a development plan for the same site after additional restrictions had been placed in the County Comprehensive Plan. This time SouthWood was approved. The "new" company placed great emphasis on communications with any interested parties and decision-makers. Mr. Edmond believed that this open and forthright approach was critical to moving the project along to a successful conclusion.

As we toured SouthWood we observed a variety of housing types, consolidated educational centers, office complexes, preserved canopy trees and natural areas. We then departed for the small town of Sopchoppy for a lunchtime presentation at Backwoods Pizza, owned by local filmmaker, Robert Seidler. While we all stuffed our faces with local flavor, we listened to presentations by Ken Bryan, of the Rails to Trails Conservancy on the importance of trails to connect communities and people to their natural settings as well as the economic benefits. Mr. Seidler discussed the beginning of redevelopment in Sopchoppy related to ecotourism opportunities in the surrounding public lands. Mr. Seidler also discussed the planned GFA Rail-Trail that is being developed and will run through Sopchoppy.

We then briefly toured some of the St. Joe lands on St. James Island that are included in the St. James Island Plan that we heard about the first night. All of the land is currently managed for pine pulpwood production and used by hunting clubs. However, we learned of several interesting features of this land. Some are the historic town of McIntyre, the lands’ value as black bear habitat, and scenic views such as Bear Bluff. Another interesting feature is the St. Joe Company's sale of "book end" lands at either end of the island to the state for state forest and park management.

A stakeholder panel (George Willson, St. Joe, Alan Pierce, Franklin County, Paul Johnson, Dan Pennington, 1000 Friends of Florida, Don Ashley, local landowner) discussion ensued at the FSU Marine Lab on the Gulf related to the voluntary process to "Vision" the future on St. James Island. This process will result in either approval or rejection by the Franklin County Commissioners. The public process was intended to identify issues from all sides regarding the change of St. Joe’s silvicultural lands to a 35,000 acre planned community. Issues relating to lifestyle change, sewage treatment, transportation infrastructure, wildlife corridors, water quality protection zones, affordable housing, expectations (reasonable or not) of St. Joe and problems with the planned process were all discussed. All the players agreed that the process, while not perfect, was helpful in moving the "visioning" along.

Saturday morning, after some debriefing of the previous day and discussion of the status of each Fellows Practicum, we were honored to hear the perspective of two former Secretaries of the Florida Department of Community Affairs, Linda Loomis Shelley and Steve Seibert. They both discussed issues related to growth management, legislative process and examples of Leadership they had seen during their careers. All the Fellows were appreciative of the opportunity to listen and interact with speakers of such distinction and learn from their experiences.

Traveling home after this session, it was remarkable to contemplate the complexities involved in the changing Florida landscape. However, it was also comforting to understand that people could communicate in an open forum to resolve differences and move forward in a way that all sides can accept.

Written by FNRLI Fellows:
Marjorie Moore, South Florida Water Management District
Bob Heeke, Suwannee River Water Management District
Deborah Burr, Florida Department of Environmental Protection
Photos courtesy of Wakulla Springs State Park, Janet Mizzi and Roy Carriker.