PH, Small Scale, Local refreshed Flashcards
Most Notices of Public Hearing
# hrgs, notice
Most Notices of Public Hearing:
1. 1 public hearing.
2. Notice in newspaper for at least 10 days.
3. No statutory requirement that notice be mailed or post signs. But most jurisdictions do. If you require it, you have to comply with it.
When are addtl notices of land use Public Hearings required?
PUBLIC HEARINGS ----------- For Land Use Regulations that: 1) Change use in zoning category. 2) Change zoning category (i.e., map) ----------- • Change the actual use of permitted, conditional or prohibited use in the zoning category or • Which change the actual zoning of a particular parcel or parcels of lands of 50 contiguous acres or more
For 50+ acres, state public hearing & notice requirements to change CP, i.e., Actual use or Actual zoning map.
PUBLIC HEARINGS ----------- PHS: 1. 2 PHs on wkdays 2. 1 PH @ 5 pm unless vote by maj + 1 (Marion) NOTICES: 1. 2 ads w/ 18 point font w/ maps. OR 2. Mail to Os.
Results of failure to give notice of a Public Hearing?
Failure to give notice:
(1) Hearings and actions are void ab initio
UNLESS
(2) Citizen waives notice if appears but does not complain of lack of notice.
In theory, if they hadn’t come, it would be void ab initio.
S/L to challenge validity of Ordinance for failure to comply w/ statutory procedural requirements.
5 yrs.
What limits are placed on Emergency Enactments?
Expedited notice & hrg for emerg matters.
BUT
No emergency ord or reso can amend a:
1) Zoning map or
2) List of permitted, conditional or prohibited uses w/in a zoning category.
Re: Land Use
B of Ps on Subst. Due Pro or Equal Protection Claim.
SUBST. DUE PRO.
Rational basis test, de novo.
———–
PL: Arb & capric
LG: Fairly debatable & rational basis w/ public purp.
———–
Just like legis. WHY? land use + zoning are related to econ & social welfare, deferred to govt.
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What does PL have to show for Subt. Due Process?
SUBST. DUE PRO.
a. Deprived of a constitutionally recognizable interest &
b. Deprivation was a result of arbitrary & capricious action by LG.
When facing subst. due process claim, how show LG LEGIS action not arbitrary & capricious.
SUBST. DUE PRO. ----------- Rational basis test, de novo. ----------- PL: Arb & capric LG: Fairly debatable & rational basis w/ public purp.
Timeline to review development permits
A) 30 + 30 (60)
B) 60 + 60 (120)
C) 120 + 60 (180)
———–
166.033 Development permits and orders.—
DAYS ACTION
30 Rvw & advise if deficient
30 Appl corrects deficiency
120 Issue decision w/ findings
or
180 If reqs PH + Issue dec w/ findings.
———-
Does not apply in an area of critical state concern, as designated in s. 380.0552 or chapter 28-36, Florida Administrative Code.
Small Scale amendments
Legis or Q-J?
Legis.
Small scale amendments - how many acres?
50 acres or less, 100 acres if a rural area of opportunity.
What are the 4 requirements to qualify as a Small scale amendments.
A. For 50 [rural 100] acres or less.
B. No changes to CP text.
C. Changes future land use map only.
D. Not in an area of critical concern.
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Small scale amendments - Review Standard.
SMALL SCALE ----------- Rational basis test, de novo. ----------- PL: Arb & capric LG: Fairly debatable & rational basis w/ public purp.
Timeline for small scale amendment review.
SMALL SCALE ----------- No transmittal hearing. A) Adoption hearing. B) 31st day = adoption. Unless: C) 30 days Affected Party files w/ DOAH. Then: D) 30-60 days for hearing aft Admin. Judge assignmt. State cannot intervene.
