Babcock Ranch is a groundbreaking development. At about 91,000 acres, it was the largest development concept in Florida, preservation purchase by the State of Florida, and the largest photovoltaic solar plant proposal in the world at the time. Proposed as a ‘low carbon eco-city’ (~17,000 acres) and a public-private partnership to preserve ~74,000 acres, that stretches across two counties (Lee and Charlotte), it is part of a 'grand bargain.' The result settled a lawsuit by the Sierra Club, another lawsuit by Lee County, economic development aspirations of Charlotte County and the property owner (Morgan Stanley), and concerns that go well beyond Florida's borders. Over ten years in the planning, construction has now begun.

1. Babcock Ranch
Work Sample - Seann Smith
Babcock Ranch is a groundbreaking development. At about 91,000 acres, it was the largest development
concept in Florida, preservation purchase by the State of Florida, and the largest photovoltaic solar plant
proposal in the world at the time 1
. Proposed as a ‘low carbon eco-city’ (~17,000 acres) and a public-private
partnership to preserve ~74,000 acres, that stretches across two counties (Lee and Charlotte), it is part of a
'grand bargain.' The result settled a lawsuit by the Sierra Club2
, another lawsuit by Lee County3
, economic
development aspirations of Charlotte County and the property owner (Morgan Stanley)4
, and concerns that
go well beyond Florida's borders. Over ten years in the planning, construction has now begun5
.
As the Charlotte County Developments of Regional Impact Coordinator, I worked on the project for over three
years. Due to the size and political sensitivity of the project, most analyses were done by others, so my
contribution was mainly facilitation. The following is a table of contents, demonstrating some of my
involvement and one of the resulting documents:
1. Pages 2-3. Two flow-charts for staff and County Commissioners to use to understand the process
2. Pages 4-5. Informing County Commissioners on an annual review agenda item
3. Pages 6-8. Intergovernmental coordination notices of review
4. Pages 9-10. Interoffice, intergovernmental, and Applicant coordination emails regarding Babcock
MDO, one of the most important documents controlling the development that I helped negotiate
5. Pages 11-78. Excerpts of Babcock Master Development Order (MDO, a part of resolution 2009-
083, due to file size constraints), the latest iteration (res. 2014-047) is available in its entirety at:
https://www.charlottecountyfl.gov/core/fileparse.php/380/urlt/
BabcockRanchCommunity_MDO_ResolutionNumber2014-047.pdf
6. Pages 79-81. Intergovernmental and Applicant coordination emails demonstrating the time-span of
my involvement
For more of the dozens of controlling documents, one can refer to: https://www.charlottecountyfl.gov/departments/community-
development/planning-zoning/comprehensiveplanning/
developments-of-regional-impact/index.stml
1
Wikipedia. "Babcock Ranch". https://en.wikipedia.org/wiki/Babcock_Ranch.
"According to Time, the purchase was the "largest preservation buy in Florida history". Governor Bush stated that the state ownership
"would preserve the single largest tract of contiguous land in the state's history". ...According to Florida Power & Light chief
development officer Eric Silagy, the photovoltaic solar plant to be built at Babcock Ranch will be the largest in the world, occupying
rooftops throughout the city plus 400 acres (1.62 km2; 0.63 sq mi) of land. It is expected to be almost two times the size as the
current largest array."
2
The Associated Press. "Sierra Club Lawsuit May Jeopardize Development".
http://www.gainesville.com/article/20060617/LOCAL/60617003.
3
Roth, Sean. "Angry Neighbors". Feb. 2, 2008. http://www.businessobserverfl.com/print/AngryNeighbors/
"Lee County is suing Charlotte County for approving the development of Babcock Ranch."
4
New York Times. Bernstein, Fred A. "Betting the Ranch in Southwest Florida". July 30, 2006.
http://www.nytimes.com/2006/07/30/realestate/30national.html?pagewanted=all&_r=0
"His partner in the deal is the Morgan Stanley Real Estate Fund, an arm of the New York investment bank."
5
Bubil, Harold. "Work begins at Babcock Ranch, a City in Embryo". http://realestate.heraldtribune.com/2016/02/05/work-is-
underway-at-next-lakewood-ranch/

2. Master
Development
Order
DA
2006-013
Interlocal
2006-002
BROD
2006-030
Zoning
2006-058
MDRI
2007-018
AMDA
DRI
Babcock Ranch Community Flow Chart
Master
Development
Order
Agreements 1
st
Increment DRC Process
History
Future

3. DA
2006-013
Interlocal
2006-002
BROD
2006-030
Zoning
2006-058
Lee
Road Agr
Sierra
Agr
Preserve
Mngt Agr
MDRI
2007-018
AMDA
DRI
FLUM-II
?
Master
Development
Order
Preserve
Mngt.
Plan
Committee
Study
Advisory
Board
501.c.3
Trustees
Annual
Review
?
ISD
HB1515
?
HB981
Hunt>vetoed
Impact
Fee Agr.
School
Agr.
Mgt Advisory
Group
Budget
Stabilization
Agr.
Babcock Ranch Flow Chart

9. Unknown
From: Smith, Seann
Sent: Tuesday, September 18, 2007 12:39 AM
To: Browne, Rich
Cc: Loucks, Bruce; Baltz, Roger; Ruggieri, Jeff; jutley@swfrpc.org
Subject: Babcock Agenda Item for Sept. 25th
Page 1 of 1
3/20/2016
Dear Rich,
We need to add an item onto the September 25th BCC agenda. We have the notice from the RPC (attached) that
triggers a set of timelines (below) that require us (per Florida State Statutes) to have a special P&Z meeting and a
special BCC meeting. RPC staff recommends we set both the BCC and the P&Z meeting on the 25th. After
reviewing things, Jeff and I are recommending we have the P&Z meeting on December 10th and the BCC meeting
on December 13th.
Is this acceptable?
Sincerely,
Seann
P.S. FYI-Important dates:
9.24.07 - Staff must internally set date of the ‘public hearing’
9.25.07 - Proposed date the BCC sets the public hearing
9.28.07 - Staff officially issues public notice of BCC to RPC (no more than 50 days prior to RPC meeting on
11.15.07)
10.22.07 – RPC staff must receive the County’s draft staff report that is heading to the public hearing
11.8.07 - RPC’s report due for County to complete draft report to P & Z
11.15.07 - RPC holds hearing on application
12.10.07 – Proposed date for Planning and Zoning to make recommendation to the BCC
12.13.07 – Proposed public hearing date for the application (BCC date)
12.14.07 - County must hold public hearing on application (BCC) by this date (within 90 days of notice from RPC,
attached)
Sincerely,
Seann
Seann Smith, AICP
Planner II
Charlotte County Community Development Department
18500 Murdock Circle
Port Charlotte, FL 33948-1094
Phone: 941.743.1980
FAX: 941.743.1292
Seann.Smith@charlottefl.com
www.CharlotteCountyFl.com
“To Exceed Expectations in the Delivery of Public Services”

10. Unknown
From: Smith, Seann
Sent: Monday, December 17, 2007 11:21 PM
To: mike.mcdaniel@dca.state.fl.us; dtrescott@swfrpc.org
Cc: Suzanne.Lex@dca.state.fl.us; Jason Utley; Erica Chutkan; Terry Holihen; Chuck DeSanti
Subject: Babcock Ranch Master Development Order
Importance: High
Page 1 of 1
3/20/2016
Dear Mr. McDaniel & Trescott,
Attached is a digital version of a physical certified copy headed to your office. It is a PDF of an original copy of the
Babcock Ranch Community Master Development Order, hereafter referred to as Babcock Charlotte. The primary
intent is to quickly get your office the most legible version of the document available, especially the exhibits.
A notice of adoption will be recorded at a later time.
I trust this is acceptable and will suffice.
Please contact me with comments or questions.
Sincerely,
Seann
Seann Smith, AICP
Planner II
Growth Management Department
18500 Murdock Circle
Port Charlotte, FL 33948-1094
Phone: 941.743.1980
FAX: 941.743.1292
Seann.Smith@charlottefl.com
www.CharlotteCountyFl.com
“To Exceed Expectations in the Delivery of Public Services”

83. Unknown
From: Chuck DeSanti [cdesanti@kitsonpartners.com]
Sent: Saturday, March 17, 2007 4:38 AM
To: Smith, Seann
Cc: Terry Holihen
Subject: RE: Babcock Ranch State Purchase Agreement PDF
Page 1 of 1
3/20/2016
Seann,
Thanx and have a great week-end…I’m back on 3.26.07 (Monday), but Terry will take the lead…
Here are the mods incorporated into the
Matrix…
Charles W. DeSanti
Senior Managing Partner
Kitson & Partner's
17837 Murdock Circle
Port Charlotte, Florida 33412
(o) 941.235.6900
(f) 941.235.6919
(c) 561.346.2857
From: Smith, Seann [mailto:Seann.Smith@charlottefl.com]
Sent: Friday, March 16, 2007 3:49 PM
To: Chuck DeSanti
Subject: Babcock Ranch State Purchase Agreement PDF
Dear Chuck,
Per your request, please see attached Purchase Agreement for Babcock Ranch.
Sincerely,
Seann
Seann Smith, AICP
Planner II
Charlotte County Community Development Department
18500 Murdock Circle
Port Charlotte, FL 33948-1094
Phone: 941.743.1980
FAX: 941.743.1292
Seann.Smith@charlottefl.com
www.CharlotteCountyFl.com
“To Exceed Expectations in the Delivery of Public Services”
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This email and any files transmitted with it are confidential and
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84. Unknown
From: Smith, Seann
Sent: Saturday, April 03, 2010 1:53 AM
To: Harrell, Gary
Cc: Trepal, Matthew
Subject: Population in 2035 - Babcock Charlotte
Tracking: Recipient Read
Harrell, Gary Read: 4/3/2010 4:40 AM
Trepal, Matthew Read: 4/3/2010 2:06 AM
Page 1 of 2
Message
3/20/2016
Dear Gary,
I thought I fixed it when I saw that!
The total number of dwelling units for the development is 17,870. The County projects the number of units built in
2035 will be 9,001 DUs, resulting in a population of 16,170 (permanent); 17,931 total (with seasonal). DCA
requires us to use seasonal numbers in projections.
Sincerely,
Seann
From: Harrell, Gary
Sent: Friday, April 02, 2010 12:26 PM
To: Smith, Seann
Cc: Trepal, Matthew
Subject: RE: Population Date - Babcock Charlotte
Seann, Matt,
Thank you for the information. I do have a question. The County's figures are for a population of 17,870 in 2035
and the total number of dwelling units planned are also 17,870. As these two figures are the same, I just wonder
if they might be transposed. I am assuming the odds are that they would not be the same. Could you please
confirm these figures. THKS/Gary
Gary Harrell, Principal Planner
Charlotte County-Punta Gorda MPO
East Port Environmental Campus
25550 Harbor View Road, Suite 4
Port Charlotte, FL 33980-2503
(941) 883-3535 (941) 883-3534 (F)
-----Original Message-----
From: Smith, Seann
Sent: Thursday, April 01, 2010 08:23:hrs
To: Harrell, Gary
Cc: Trepal, Matthew
Subject: Re: Population Date - Babcock Charlotte
Dear Gary,
This is a follow-up to our conversation.

85. The total population at buildout varies between the applicant and the County. From there things get quit
involved. We use 2.18 people per household, which for us means a single-family household, we have a
different standard for multi-family, which we can get for you. Kitson Associates uses 2.65 people, but I have
not confirmed if that is for all types of units. We did not count Assisted Living Facility (ALF) units, and again
I am unsure whether Kitson did or not.
In 2035, the County estimates the population for the Babcock Charlotte area (which includes a portion of
the Preserve that currently has no units) to be 17,870 in 2035. That means we likely did not see a complete
buildout by 2035. There are 17,870 Dwelling Units(DUs) and 418 ALF units planned.
The Babcock Charlotte portion of Babcock Ranch currently has a build out date of 2030. So using Kitson’s
numbers, by 2035 there would be something like a population of 47,355.
So, this could go in a number of ways, let me know where you would like to go from here.
Sincerely,
Seann
Seann Smith, AICP
Planner II
Growth Management Department
18500 Murdock Circle
Port Charlotte, FL 33948-1094
Phone: 941.743.1980
FAX: 941.743.1292
Seann.Smith@charlottefl.com
www.CharlotteCountyFl.com
“To Exceed Expectations in the Delivery of Public Services”
Please visit our Smart Charlotte 2050 website to view the draft Comprehensive Plan
Please think green & print this e-mail only if necessary.
-----Original Message-----
From: Harrell, Gary
Sent: Wednesday, March 31, 2010 12:17 PM
To: MacDonald, John
Cc: Gumula, Mark
Subject: Request for Population Date
John,
I have been asked to obtain information for the Babcock Ranch project. The information I need is:
1) Total Population at Buildout for the project and the year of buildout;
2) what percentage of the total population is estimated for the year 2035. (From that I can
calculate actual population estimates for 2035)
I attended a Joint meeting of the Lee MPO and Charlotte County-Punta Gorda MPO yesterday and
the question came up by staff members after the meeting. It is a necessary piece of information as
we develop the Long Range Transportation Plan (LRTP). Any help or direction you could give me
would be appreciated. THKS/Gary
Gary Harrell, Principal Planner
Charlotte County-Punta Gorda MPO
East Port Environmental Campus
25550 Harbor View Road, Suite 4
Port Charlotte, FL 33980-2503
(941) 883-3535 (941) 883-3534 (F)
Page 2 of 2
Message
3/20/2016