# Third District Court of Appeal State of Florida Opinion filed November 16, 2022

. Not final until disposition of timely filed motion for rehearing.

________________ No. 3D22

- 1296 Lower Tribunal No. 2 1

- 67 AP, Resolution No. Z

- 34

- 2 1

________________ 

### Save Calusa, Inc., et al. , Petitioner s ,
vs. 

### Miami - Dade County, et al. , Respondent s

.
A Writ of Certiorari to the Circuit Court of Miami

- Dade County, Appellate Division, Daryl E. Trawick , Maria de Jesus Santovenia, and Marlene Fernandez

- Karavetsos, Judge s

. David J. Winker, P.A., and David J. Winker , for petitioner s

. Geraldine Bonzon

- Keenan, Miami

- Dade County Attorney, Dennis A. Kerbel , Lauren E. Morse, and Cristina Rabionet, Assistant County Attorneys; Bilzin Sumberg Baena Price & Axelrod LLP, Eileen Ball Mehta, Brian S. Adler, and Liana M. Kozlowski , for respondent s

.
Before HENDON, MILLER, and LOBREE, JJ. MILLER, J

.2 Petitioner, Amanda Prieto, seeks second

- tier certiorari review of a n appellate decision by the circuit court of the Eleventh Judicial Circuit of Miami

- Dade County denying relief from a zoning resolution

. 1 In 2020, t he Miami

- Dade Board of County Commissioners lifted a recorded restriction limiting the use of the site of the now

- shuttered Calusa Country Golf Club to a golf course, club house, and certain ancillary uses

. The following year, the Commission adopted the c hallenged resolution, rezoning the property to allow for the development of 550 single

- family residences on the situs

. Prieto sought first

- tier certiorari review seeking to void the resolution on the basis that the County failed to publish notice of the p ublic hearing. The circuit
court determine d Prieto lacked standing and, regardless, notice was adequate

. Concluding the circuit court departed from the essential requirements of law by failing to apply the correct regulatory framework and established law , we grant the petition. BACKGROUND This dispute traces its origins to the 1960s . In 1967, North Kendall Investment, Ltd. obtained a zoning resolution authorizing the development

1 Save Calusa, Inc. also petitions for relief. Because the public hearing was not properly noticed and Prieto ha s standing, we need not address the secondary issue of whether the circuit court departed from the essential requirements of law in concluding Save Calusa , Inc. lacked standing.3 of the golf course. The resolution contained a ninety

- nine

- year restrictive covenant prevent ing any other use of the property absent the approval of seventy

- five percent of affected property owners and the County Commission. Several years later, a successor developer sought to rezone the golf

course to facilitate the construction of additional homes

. Community residents and t he County consistently resisted further development efforts , and protracted litigation ensued. See , e.g. , Calusa Golf, Inc. v. Dade C oun ty , 426 So. 2d 1165 (Fla. 3d DCA 1983)

. After this court reaffirmed the viability of the restrictive covenant , see Save Calusa Tr. v. St. Andrews Holdings, Ltd. , 193 So. 3d 910 , 911 (Fla. 3d DCA 2016) , respondent, Kendall Associates I, LLLP , an affiliate of GL Homes, acquired the property. More than seventy

- five percent of affected property owners subsequently agr eed to eliminate the restrictive covenant , and the Commission released the land from the restriction. Kendall Associates then fi led an application to rezone the property to allow for the development of 5 50 single

- family units on the land

. A public hearing was properly noticed. On the eve of the slated hearing, however, the Commission expressed concerns regarding the ability4 to satisfy a quorum

. 2 The hearing was canceled and reset . Notice of the rescheduled hearing was mailed to r esidents within one

- half mile of the subject property, posted at the hearing site and property , and elect ronically transmitted to self

- subscribed users of the electronic notification service. Twelve days before the public hearing was due to convene , counsel for petitioners objected and alerted the County to the fact that the notice reflected the wrong applicant and had yet to be published in a newspaper of general circulation, as required by section 33

- 310 of the Miami

- Dade C ounty Code. Despite this objection, the hearing proceeded

. At the hearing, Prieto was alloc ated one minute to present her objection . She testified that she resides a few hundred feet from the site of the now - defunct golf course

. Relying upon a staff analysis report, Prieto argued that the school her children currently attend, Calusa Elementary , is
at capacity . The addition of hundreds of homes would displace students and necessitate busing to neighboring schools. She further testified she had submitted extensive documentation as to adverse environmental impacts, including potential effects on fish and wildlife.

2 Section 166.041 (4) , Florida Statutes (202 1 ), provides , in pertinent part : “A majority of the members of the governing body shall constitute a quorum. An affirmative vote of a majority of a quorum present is necessary to enact any ordinance or adopt any resolution. ”5 The Commission adopted the resolution, and Prieto sought first

- tier certiorari review. The circuit court denied relief. In doing so, it conclude d Prieto lacked standing because she raised only generalized concerns regarding increased traffic and diminished property values, and, alternatively, because the County satisfied the regulatory notice requirements for the originally scheduled hearing, it was not required to publish any further notice

. The instant petition ensued. S TANDARD OF REVIEW In a second

- tier certiorari proceeding concerning the quasi

- judicial decision of a local governmental entity, “ [ o]ur ‘ inquiry is limited to whether the circuit court afforded procedural due process and whether the circuit court applied th e correct law, or, as otherwise stated, departed from the essential requirements of law. ’” Fla. Int ’ l Univ. v. Ramos , 335 So. 3d 1221 , 1224 (Fla. 3d DCA 2021) (quotation marks omitted) (quoting Custer Med. Ctr. v. United Auto Ins. Co. , 62 So. 3d 1086, 1092 (Fla. 2010)). “ C l early established law can be derived not only from case law dealing with the same issue of law, but also from ‘ an interpretation or application of a statute, a procedural rule, or a constitution [al] provision. ’” State, Dep ’ t o f Highway Safety & Motor Vehicles v. Edenfield , 58 So. 3d 904, 906 ( Fla

. 1st DCA 2011) (quoting Allstate Ins. Co. v. Kaklamanos , 843 So. 2d 885, 890 ( Fla

. 2003) )

.6 LEGAL ANALYSIS Notice of the Public Hearing **Chapter 166, Florida Statutes (202 1**  **)** Section 166.041 , Florida Statutes (202 1 ), codifies the procedures for the adoption of ordinances and resolutions. The statute contains certain minimum notice requirements and provides : [A] municipality may specify additional requirements for the adoption or enactment of ordinances or resolutions or prescribe procedures in greater detail than contained herein. However, a municipality shall not have the power or authority to lessen or reduce the requirements of this section or other requirements as provide d by general law. § 166.041(6), Fla. Stat. In this context, [s]tanding to initiate a challenge to the adoption of an ordinance or resolution based on a failure to strictly adhere to the provisions contained in this section shall be limited to a person w ho was entitled to actual or constructive notice at the time the ordinance or resolution was adopted. § 166.041( 7 ), Fla. Stat

. **Section 33 -**  **310, Code of Miami -**  **Dade County, Florida** Consistent with these provisions, s ection 33

- 310 of the Miami

- Dade County Code , entitled, in part, “Notice and Hearing Prerequisite to Action,” sets forth the notice requirements applicable to public hearings on zoning applications before the Board of C ounty Commissioners. The Code prohibits action on any application “un til a public hearing has been held upon notice7 of the time, place , and purpose of such hearing.” Miami

- Dade County, Fla., Code § 33

- 310(c) (202 1 )

. The Code envisions four distinct forms of notice. 3 Notice must first be published in “a newspaper of general circulation in Miami

- Dade County

. ” § 33

- 310(c) (1)

. Notice must then be both mailed to homeowners within a specified radius and posted on the affected property, and a courtesy copy should then be f urnished to the president of certain specified homeowners’ associations. § 33

- 310(c)( 2 )

– (3), (e). Failure to publish, post, or mail notice to affected homeowners “renders voidable any hearing held on the application.” § 33

- 310( g). 4 The plain language of the Code makes clear that published notice is mandatory and not discretionary

. See § 33

- 310( c)(1)

– (3); see also Fla. Tallow Corp. v. Bryan , 237 So. 2d 308, 309 (Fla. 4th DCA 1970) (“ The word ‘shall’ when used in a statute or ordinance has, according to its normal usage, a mandatory connotation. ”); City of Hollywood v. Pettersen , 178 So. 2d 919 , 921 (Fla. 2d DCA 1965) (“ In the promulgation of zoning regulations there must be strict adherence to the requirements of notice and he aring

3 Notice must be provided no later than fourteen days prior to the public hearing. Id. 4 Conversely, “[t] he failure to provide courtesy notices shall not render a hearing voidable. ” Id.8 preliminary to the adoption of such regulations .”). This is consistent with the overwhelming weight of modern authority in this arena

. See Patricia E. Salkin, Mandatory Requirements , in American Law of Zoning § 8:3 (5th ed. 2022 ) (“ The procedural s teps required by the state zoning enabling statutes usually are regarded as mandatory. A failure substantially to comply with such requirements renders a zoning ordinance invalid. ”); 83 Am. Jur. 2d Zoning and Planning § 470 (same ). Respondents, however, argue that published notice was unnecessary because the Commission merely postponed th e hearing. This argument misses the mark . The original hearing was not convened and recessed. Instead, it was canceled the day before it was scheduled to occur. Thus, the hearing on the resolution cannot be deemed a mere continuation of a properly noti ced hearing

. See Shaughnessy v. Metro politan Dade C ounty , 238 So. 2d 466 , 468 (Fla. 3d DCA 1970) (holding zoning appeals board abided by statutory notice provisions where board’s consideration of unusual or special use application was continuation of previously noticed hearing). Further, the Code contains no notice exception for canceled and reschedu led hearings, and no court in this state has determined that such an exception exists. See Forsythe v. Longboat Key Beach Erosion Control Dist. , 604 So. 2d 452, 454 (Fla. 1992) (“ It is a fundamental principle of9 statutory construction that where the langu age of a statute is plain and unambiguous there is no occasion for judicial interpretation.” ). Instead, in closely considering the analogous question of whether the failure to provide statutory notice of a rescheduled public hearing is fatal to the viabil ity of a subsequently enacted zoning ordinance , this court and others have universally concluded that “[s]trict compliance with the notice requirements of the state statute is a jurisdictional and mandatory prerequisite to the valid enactment of a zoning m easure .” Webb v. Town Council of Town of Hilliard , 766 So. 2d 1241, 1244 (Fla. 1st DCA 2000) (quoting Lady J. Lingerie, Inc. v. City of Jacksonville , 973 F. Supp. 1428, 1434 (M.D. Fla. 1997)). This view has been applied equally to rescheduled or postpone d public hearings. See Coleman v. City of Key West , 807 So. 2d 84, 85

– 86 (Fla. 3d DCA 2001) (holding ordinance null and void where rescheduled public hearing on proposed zoning failed to comply with statutory notice requirements); City of F ort Pierce v. Davis , 400 So. 2d 1242 , 1245 (Fla. 4th DCA 1981) (holding ordinance void for failure to give notice as required by applicable statute where public hearing had been rescheduled). T his interpretation is consistent with the purpose underlying the notice requirements. Zoning action n otice provisions are designed to : [P] rotect interested persons, who are thus given the opportunity to learn of proposed ordinances; given the time to study the10 proposals for any negative or positive effects they might have if enacted; and given notice so that they can attend the hearings and speak out to inform the city commissioners prior to ordinance enactment

. Coleman , 807 So. 2d at 85

. Notice requirements further ensure that unknown individuals with an interest in zoning matters are constructively informed of contemplated action and aid the Commission in gathering sufficient information to sagaciously discharge their duties

. Absent strict compliance, these three objectives fail

. Accordingly, in concluding no published notice of the public hearing was required, the circuit court strayed from the plain language of the Code and applicable precedent

. Gonzalez v. State , 15 So. 3d 37, 39 (Fla. 2d DCA 2009) (“A departure from the essent ial requirements of law, alternatively referred to as a violation of clearly established law, can be shown by a misapplication of the plain language in a statute.”); Just

. Admin. Comm’n v. Peterson , 989 So. 2d 663, 665 (Fla. 2d DCA 2008) (“When the circuit court does not apply the plain and unambiguous language of the relevant statute, it departs from the essential requirements of law.”). Standing **Standing to Challenge a Zoning Action** We next examine whether Prieto possessed standing to void the Commission ’s action. In the seminal case of Renard v. Dade County , 26111 So. 2d 832 (Fla. 1972), the Florida Supreme Court articulated the legal standing necessary to “challenge the zoning action or inaction” of a municipality. Rinker Materials Corp. v. Me tro politan Dade C oun ty , 528 So. 2d 904, 906 (Fla. 3d DCA 1987). There, the court determined that “[a] n aggrieved or adversely affected person having standing to sue is a person who has a legally recognizable interest which is or will be affected by the

ac tion of the zoning authority in question. ” Renard , 261 So. 2d at 837. In this regard, the aggrieved party must suffer “special damages,” defined as

“ a definite interest exceeding the general interest in community good share [d] in common with all citizens

. ” Id. Critically, a court must consider “the proximity of [the party’s] property to the property to be zoned or rezoned, the character of the neighborhood, .

. . and the type of change proposed.” 5
Id. ; see also Rinker , 528 So. 2d at 906. Ordinarily, abutting homeowners have standing by virtue of their proximity to the proposed area of rezoning. See Paragon Grp, Inc. v. Hoeksema , 475 So. 2d 244, 24 6 (Fla. 2d DCA 1985), review denied , 486 So. 2d 597 (Fla. 1986) (holding owner of single

- fami ly home directly across from

5 Although the court noted that “notice requirements are not controlling on th e question of who has standing,” it expressly recognized that “[t]he fact that a person is among those entitled to receive notice under the zoning ordinance is a factor to be considered on the question of standing to challenge the proposed zoning action.” Id

.12 rezoned property had standing to challenge proposed rezoning); see also Elwyn v. City of Miami , 113 So. 2d 849, 851 (Fla. 3d DCA 1959) (“ Plaintiffs as abutting home owners were entitled to maintain the suit challenging the
prop riety, authority for and validity of the ordinance granting the variance. ”). Such proximity generally establishes that the homeowners have an interest greater than “ the general interest in community good share [d] in common with all citizens. ” Renard , 261 So. 2d at 837. **Standing to Void an Improperly Noticed Public Hearing** Those seeking to void an improperly noticed public hearing on a land use decision bear a slightly lower burden. Renard provides that where there is a defect in notice, “[a] ny affected resident, citizen or property owner of the governmental unit in question has standing to challenge such an ordinance .” Id. at 838; see also Citizens Growth Mgmt. Coal. of W. Palm Beach, Inc. v. City of W. Palm Beach, Inc. , 450 So. 2d 204 , 206 (Fla. 1984 ) (quoting Renard , 261 So. 2d at 834) (“This [c]ourt held that .

. . an affecte d resident, citizen, or property owner had standing” to challenge an ordinance “enacted without proper notice required under the enabling statute or authority creating the zoning power.”). In the first

- tier proceedings, the circuit court acknowledged the l ocation of Prieto’s home . However, conflating the concerns she raised with those of13 other objecting residents , the court further determined that her complaints were limited to traffic congestion and reduced property values , both of which it deemed i nsufficient to confer standing

. Casting aside the fact that this court has previously determined that an adverse effect on the value of property “surely represents a legally recognizable interest,” Rinker , 528 So. 2d at 906 , this reasoning fails to accoun t for the principle that “[a]ny affected resident, citizen or property owner .

. . has standing to challenge” a zoning action effectuated at an improperly noticed public hearing. Renard , 261 So. 2d at 838. The failure to apply the se controlling legal sta ndards constituted “a classic departure from the essential requirements of the law.” 6 State v. Jones , 283 So. 3d 1259, 1266 (Fla. 2d DCA 2019)

. CONCLUSION The decision to grant or withhold relief by way of second

- tier certiorari largely depends on our “assessment of the gravity of the error and the adequacy of other relief .” Custer , 62 So. 3d at 1092 (quoting Haines City

6 While the first

- tier briefs alluded to traffic congestion, the record of the public hearing contains no such reference. “[T]he well[

- ]established rule applicable to .

. . certiorari proceeding[s] [is] that the reviewing court’s consideration shall be confined strictly and solely to the record of proceedings by the agency or board on which the questioned order is based.” Dade Cou nty v. Marca, S.A. , 326 So. 2d 183, 184 (Fla. 1976). “ This rule controls the determination of the factual basis establishing standing to initiate a certiorari proceeding in the circuit court.” City of F or t Myers v. Splitt , 988 So. 2d 28, 32

– 33 (Fla. 2d D CA 2008).14 Cmty. Dev. v. Heggs , 658 So. 2d 523 , 531 n.14 (Fla. 1995) )

. In the instant case, if the legal error is left uncorrected, it will remain unknown whether other objectors were foreclosed from the proceedings or Prieto would have presented a more developed objection

. Allowing the decision to stand threatens to compromise the due process the regulato ry framework strives to afford. Accordingly, we grant the petition for certiorari and quash the order under review. Petition granted ; order quashed.