Source: https://floridaldrs.com/category/2-legal-authority-to-regulate/2011-florida-statute-amendments-of-development-regulations/
Timestamp: 2019-04-25 00:15:16+00:00

Document:
The following is a summary of some of the major changes made by the 2011 Florida legislature to the state’s growth management laws. Most are from by HB 7207, which is now Chapter 2011-139, Laws of Florida.
Name. The name of the part II, chapter 163 act is changed from the “Local Government Comprehensive Planning and Land Development Regulation Act” to the “Community Planning Act.” §163.3161(1), F.S. This reflects the shift from State oversight to local government control of the planning and growth management process. The State’s new role is to focus on “protecting the functions of important state resources and facilities.” §163.3161(3), F.S.
Purpose. The Act’s purpose moves from “control future development” to “manage future development consistent with the proper role of local government.” §163.3161(2), F.S. A new purpose statement focuses on recognizing and protecting “the traditional economic base of the state, agriculture, tourism, and military presence” while also encouraging “economic diversification, workforce development, and community planning.” §163.3161(11), F.S. See also this Article for more on the purpose statements of the act.
Comprehensive Plans and Plan Amendments.
Contents of Comprehensive Plans. The requirements for what a comprehensive plan must contain are substantially rewritten, but are not as completely different as they would appear to be. Much of what appears to be new language is language moved, with some modifications, from other sections or subsections or is from the rules of chapter 9J-5, Florida Administrative Code (which has been repealed). See the “Requirements for Florida comprehensive plans“ article for more details.
Twice a year limit. The limit restricting plan amendments to no more than twice a year is deleted. Previous §163.3187(1)(a), F.S.
Expedited state review process. An expedited state review process, based on the previous §163.32465(2) pilot program, is added. This expedited process applies to all plan amendments except small scale amendment (which may be processed under this process or under the provisions of §163.3187) and plan amendments in an area of critical state concern, that propose a rural land stewardship area or a sector plan, that update the comprehensive plan based on a §163.3191 evaluation and appraisal, or that are for a new plan for a newly incorporated municipality. These other exceptions must follow the “State coordinated review process.” §163.3184(2) and (3), F.S. See the article “Process for review and adoption of plan amendments“ for more.
Administrative challenges. The language of former §163.3184(9) and (10) is replaced by §163.3184(5), which is new language. The definition of an “affected person” did not change. See the article “Process for review and adoption of plan amendments“ for more.
Compliance Agreements. The language of §163.3184(6)(a), F.S., is new, but borrows heavily from the previous §163.3184(16), F.S., it replaces.
Small scale plan amendments. The provisions of §163.3187, F.S., are changed from directing how all plan amendments are process to just addressing the process for small scale plan amendments. See the article “Process for review and adoption of plan amendments“ for more.
Timing of Implementation. The local government’s comprehensive plan does not have to be amended to implement the new statutory requirements until the next evaluation and appraisal period, unless otherwise specifically required, but all new plan amendments must comply with the new requirements. §163.3161(12), F.S.
Evaluation and appraisal review. The “R” in the “EAR” process now stands for “Review” rather than “Report;” the new EARs process shifts the evaluation and appraisal process from a formal mandated audit report on the comprehensive plan, scrutinized by the state land planning agency, to a less formal review by the local government of whether changes are needed to meet state laws and to reflect the local assessment of needed changes. See the article “Evaluation and appraisal review“ for more.
Concurrency. See the article “Concurrency“ for more details.
Premise of concurrency. The premise of concurrency is shifted away from an emphasis on public facilities being available concurrent with development to their being provided so as to achieve and maintain the adopted level of service standards.
Transportation facilities, schools, and parks and recreation. Concurrency for transportation facilities, schools, and parks and recreation is now optional; these facilities are removed as public facilities and services subject to the statutory concurrency requirements on a statewide basis. §163.3180(1), F.S. They may, however, be optionally included in a local government’s concurrency requirements, by the local government’s actions. §163.3180(1), F.S. To rescind any existing concurrency provisions on these now optional concurrency facilities requires a comprehensive plan amendment, but the amendment is not subject to state review. §163.3180(1)(a), F.S.
Repeal of rules 9J-5 and 9J-11.023, Florida Administrative Code. The rules of chapter 9J-5 and §9J-11.023, Florida Administrative Code, are repealed and are to be removed from the Florida Administrative Code. §72, 2011-39 Laws of Florida (HB 7207). Some of the rules of chapter 9J-5 have been integrated into the new statute language.
Planning Innovations. A new section, §163.3168, F.S., was added to address the concept of innovative planning techniques, which local governments are encouraged to apply. The techniques include addressing future new development areas through visioning, sector planning and rural land stewardship areas and, in urban areas, using urban service area designations, urban growth boundaries, and mixed-use, high density development concepts. §163.3168(2), F.S. See the article “Planning Innovations“ for more details.
Sector Plans. The demonstration project “optional sector plan” process of §163.3245, F.S., is now a full scale option to DRI reviews for large acreage (at least 15,000 acres) projects, which can be initiated at the local level, rather than through an agreement with the state land planning agency. See the article “Sector Plans“ for more details.
Rural land stewardship areas. Section 163.3248, F.S., is a new section created, in large part, from provisions in previous §163.3177(d). See the article “Rural land stewardship areas“ for more details.
Developments of Regional Impact (DRIs).
DRI thresholds. The DRI “statewide guidelines and standards” thresholds changed for several uses. §380.0651(3), F.S.
Substantial deviation thresholds. The thresholds for when a change to a previously approved DRI will constitute a substantial deviation were changed or deleted for several uses. §380.06(19)(b), F.S.
Date extensions. At the developer’s option, all commencement, phase, buildout, and expiration dates for valid DRIs are extended for four years, regardless of any previous extensions. Associated mitigation requirements may also be extended in many situations. The developer must notify the local government in writing by December 31, 2011 to receive the extension. §380.06(19)(c)2., F.S.
Exemptions from the DRI process.
Two new exemptions were added: new, additions to, or expansions of solid mineral mines, if certain requirements are met, and any development in an energy economic zone designated by §377.809, F.S. §380.06(24)(t) and (w), F.S.
Notwithstanding any agreements that say otherwise, any project no longer subject to DRI review under the revised thresholds is not required to undergo such a review. §380.06(24)(u), F.S.
Significant changes were made to the exemption for dense urban land areas section. §380.06(29), F.S.
Referendums prohibited. All initiatives or referendums on a development order or comprehensive plan amendment, not just those affecting five or fewer parcels, are prohibited. §163.3167(8), F.S.
Public school interlocal agreements. No new language was added to §163.31777, F.S.; the process was significantly simplified. See the article “Public school interlocal agreements” for more details.
Local government joint agreements. Section 163.3171(4), F.S., was amended to take the state land planning agency out of the joint agreement process (it cannot enter into joint agreements and is prohibited from interpreting, invalidating or declaring the joint agreements inoperative) and to expand the scope of joint agreements and what they can include.
Any permit or authorization that was extended under section 14 of chapter 2009-96, Laws of Florida (as reauthorized by section 47 of chapter 2010-147, Laws of Florida) is extended and renewed for an additional two year period, for a total of four years, if the holder of the permit notifies the authorizing agency in writing by December 31, 2011. §§ 73(1) and (3), 2011-39 Laws of Florida (HB 7207).
There are many provisos and limitations on these extensions. See the article “Other, non-statute, provisions of HB 7207“ for more details.
This is a summary review of §163.31777, as amended in 2011 (by Section 13 of Florida HB 7207). The review addresses the requirements for public school interlocal agreements.
In this review, the language of the statute may be summarized, paraphrased, re-ordered, and/or reformatted, so refer to the full language of the bill or the official Florida Statutes for the actual statutory provisions. See here, Public schools interlocal agreement, for an unofficial version of the language from the bill integrated into the previous statute provisions.
No new language is added to the section. It is significantly simplified.
A middle sentence of previous paragraph 163.31777(1)(d) – “Local governments and the district school board in each school district are encouraged to adopt a single interlocal agreement to which all join as parties.” – is added to the new subsection (1) to complete that subsection.
The list of items the interlocal agreement must address from previous subsection 163.31777(2), with a simplified introduction sentence, remains the same and comprise the remainder of the section.
The rest of the section is deleted.
The previous §163.3177(1)(d), F.S., language, addressing interlocal agreements adopted before the adoption of the previous section, is deleted.
The previous §163.3177(5), F.S., language, addressing amendments to public school elements transmitted before the adoption of the previous section, is deleted.
With the removal of the state review from the process, the process for sanctions and other enforcement mechanisms are also eliminated. There does not appear to be any penalty in this section for failure to prepare public school interlocal agreements or failure to prepare the agreement in compliance with the statute requirements.
The administrative proceedings option for affected parties to challenge the consistency of the interlocal agreement with the statutes is eliminated as a separate (and the exclusive) process.
Permit extensions. See here – Permit Extensions– for the bill language.
This is a summary review of §§163.3180 and 163.3182, as amended in 2011 (by Section 15 and 16 of Florida HB 7207). The review addresses the requirements for the concurrency of public facilities.
In this review, the language of the statute may be summarized, paraphrased, re-ordered, and/or reformatted, so refer to the full language of the bills or the official Florida Statutes for the actual statutory provisions. See here, Concurrency provisions, for an unofficial version of the language from the bills integrated into the previous statute provisions.
The premise of concurrency is shifted away from an emphasis on public facilities being available concurrent with development to their being provided so as to achieve and maintain the adopted level of service standards.
The parks and recreation facilities standards of previous §163.3180(2)(b) on the timing of the facilities or contributions are deleted.
This is a summary review of §§163.3184 and 163.3187, F.S., as amended in 2011 (by Sections 17 and 18 of Florida HB 7207). It addresses the process of amending the local comprehensive plan.
In this review, the language of the statute may be summarized, paraphrased, re-ordered, and/or reformatted, so refer to the full language of the bill or the official Florida Statutes for the actual statutory provisions.
Section 163.3184 is changed to direct how all plan amendments, except small-scale amendments, are processed. Section 163.3187 is changed from directing how all plan amendments are processed to just addressing the process for small-scale amendments.
A significant change is the deletion of the restriction limiting amendments of the comprehensive plan to no more than twice a year, from previous §163.3187(1)(a), F.S.
Expedited State Review Process. An expedited state review process, based on the previous §163.32465(2) pilot program, is added.
Reviewers’ commenting process (all new language, although some is borrowed).
The reviewers are limited in the allowable scope of their comments.
The previous language of §163.3184(3)(b), F.S., about what materials should be sent to what agency, is deleted.
The previous language of §163.3184(3)(d), F.S., about what constitutes an amendment cycle, is deleted.
The previous language of §163.3184(5), F.S., about the review by the regional planning council, any county, or any municipality, is deleted, as that was indicated (in substantially similar language) in the expedited review process and applied by reference.
The state land planning agency review.
Although the enrolled version of the adopting bill indicates sub-subparagraph (3)(b)4.g., it is assumed the reference was supposed to be to (3)(b)4.h. instead, since that is the one that speaks to the state land planning agency comment limitations.
The presence of substantially the same language in §163.3177(1)(e), F.S., which addresses the requirements of comprehensive plans, indicates this provision has wider application than just the state land planning agency review of plan amendments.
Due to the timing deadlines, an affected person wishing to file may not know the state land planning agency’s decision on whether the amendment is in compliance before the filing deadline.
The agency’s petition must clearly state the reasons for the challenge.
Administrative law judge recommendation and final agency action.
The provisions are new language that replace, and borrow heavily from, the previous §163.3184(16), F.S., which is deleted.
This provision seems to only apply to the demand for expeditious resolution (especially in light of the tight time frame and the last word of the last sentence), not the demands for formal or informal mediation, even though it purports to apply to all.
The provisions of former subsection (11), now subsection (8), are substantially unchanged, with mainly changes to reflect the new cross references.
The Good Faith Filing and Exclusive Proceedings provisions of former subsections (12) and (13), respectively, now subsections (9) and (10), respectively, are unchanged.
The provisions of former subsection (15), now subsection (11), are substantially unchanged, with mainly changes to reflect the new cross references and cross references to the notice being published pursuant to the relevant provisions of chapter 125 for counties or chapter 166 for municipalities.
The provisions of previous §163.3187(c)1.a.(I) – (III), F.S., which varied the maximum acreage by specific types of areas or factors in the jurisdiction, are deleted.
The provisions of previous §163.3187(c)1.f., F.S., addressing limitations on small scale amendments involving residential land uses, are deleted.
The provisions of previous §163.3187(c)2.a., F.S., addressing public notice requirements, are deleted.
The provisions of §163.3187(5)(b), F.S., addressing the actions by the administrative law judge and the final agency action on challenges of small scale amendments, are essentially unchanged.
Concurrent zoning. The provisions of former §163.3184(3)(e), F.S., allowing the concurrent enactment of necessary zoning changes with plan amendment adoption, are moved, with minor amendments, to subsection 163.3184(12).
Effectiveness of plan amendments in Areas of Critical State Concern. The provisions of former §163.3184(14), F.S., stating an plan amendment applicable to a designated area of critical state concern will not be effective until a final order is issued finding the plan “in compliance,” are moved, with minor amendments, to subsection (13).
Subsection 163.3187(4) preserves the requirement that comprehensive plans may only be amended in such a way as to preserve the internal consistency of the plan. Because this provision is now under the small amendments section, rather than the general plan amendment section it was previously, it is not clear if the admonition only applies to small scale amendments or to all plan amendments.
The provisions of former §163.3184(15)(c) and (d), F.S., addressing sign-in forms at the transmittal and adoption hearings, are deleted.
The provisions of former §163.3184(15)(e), F.S., requiring plan amendments that change the actual list of allowable uses to be noticed in the same manner as an amendment to a land development regulations ordinance that does the same, are deleted.
The provisions of former §163.3184(17), (18), and (19), F.S., addressing community vision and urban boundary plan amendments, urban infill and redevelopment plan amendments, and housing incentive strategy plan amendments, respectively, are deleted.
The provisions of former §163.3187(4), F.S., requiring transmittal of copies of all plan amendments to the state land planning agency for the purpose of keeping the state files up to date, are deleted.
The provisions of former §163.3187(6), F.S., addressing plan amendments relative to evaluation and appraisal reports, are deleted.
The provisions of previous §163.3187(1)(d)-(q), F.S., addressing various exceptions to the limit on the frequency of adoption, are deleted.

References: §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §9
 §72
 §163
 §163
 §163
 §163
 §380
 §380
 §380
 §377
 §380
 §380
 §380
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163
 §163