Florida 2023 Regular Session

Florida House Bill H0175 Compare Versions

Only one version of the bill is available at this time.

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3	3	HB 175 2023
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7	7	CODING: Words stricken are deletions; words underlined are additions.
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10	10	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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14	14	A bill to be entitled 1
15	15	An act relating to the Everglades Protection Area; 2
16	16	amending s. 163.3184, F.S.; requiring comprehensive 3
17	17	plans and plan amendments that apply to certain lands 4
18	18	within or near the Everglades Protection Area to 5
19	19	follow the state coordinated review process; requiring 6
20	20	the Department of Environmental Protection, in 7
21	21	consultation with specified entities, to make certain 8
22	22	determinations for such plans and amendments, to 9
23	23	provide written determinations to the local government 10
24	24	and specified entities within a specified timeframe, 11
25	25	and to coordinate with the local government and 12
26	26	specified entities on certain planning strategies and 13
27	27	mitigation measures; providing a condition for the 14
28	28	adoption of such plans and plan amendments upon 15
29	29	certain determinations by the department; specifying a 16
30	30	requirement for the transmittal of certain 17
31	31	comprehensive plan amendments to the department; 18
32	32	revising the scope of the state land planning agency's 19
33	33	compliance determination relating to plans and plan 20
34	34	amendments; amending s. 163.3187, F.S.; authorizing 21
35	35	site-specific text changes for small scale future land 22
36	36	use map amendments; prohibiting the adoption of small 23
37	37	scale development amendments for properties located 24
38	38	within or near the Everglades Protection Area; 25
39	39
40	40	HB 175 2023
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47	47	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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49	49
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51	51	requiring local governments whose boundaries include 26
52	52	any portion of the Everglades Protection Area to 27
53	53	transmit adopted small scale development amendments to 28
54	54	the state land planning agency within a specified 29
55	55	timeframe; amending s. 420.615, F.S.; conforming a 30
56	56	cross-reference; providing an effective date. 31
57	57	32
58	58	Be It Enacted by the Legislature of the State of Florida: 33
59	59	34
60	60	Section 1. Paragraph (a) of subsection (2), paragraph (a) 35
61	61	of subsection (3), subsection (4), paragraph (b) of subsection 36
62	62	(5), and paragraph (a) of subsection (11) of section 163.3184, 37
63	63	Florida Statutes, are amended, and paragraph (d) is added to 38
64	64	subsection (2) of that section, to read: 39
65	65	163.3184 Process for adoption of comprehensive plan or 40
66	66	plan amendment.— 41
67	67	(2) COMPREHENSIVE PLANS AND PLAN AMENDMENTS. — 42
68	68	(a) Plan amendments adopted by local governments sh all 43
69	69	follow the expedited state review process in subsection (3), 44
70	70	except as set forth in paragraphs (b), (c), and (d) (b) and (c). 45
71	71	(d) Proposed plans and plan amendments that apply to any 46
72	72	land within, or within 2 miles of, the Everglades Protection 47
73	73	Area as defined in s. 373.4592(2) must follow the state 48
74	74	coordinated review process in subsection (4). 49
75	75	(3) EXPEDITED STATE REVIEW PROCESS FOR ADOPTION OF 50
76	76
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84	84	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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88	88	COMPREHENSIVE PLAN AMENDMENTS. — 51
89	89	(a) The process for amending a comprehensive plan 52
90	90	described in this subse ction shall apply to all amendments 53
91	91	except as provided in paragraphs (2)(b), (c), and (d) (2)(b) and 54
92	92	(c) and shall be applicable statewide. 55
93	93	(4) STATE COORDINATED REVIEW PROCESS. — 56
94	94	(a) Coordination.—The state land planning agency shall 57
95	95	only use the state coordinated review process described in this 58
96	96	subsection for review of comprehensive plans and plan amendments 59
97	97	described in paragraphs (2)(c) and (d) paragraph (2)(c). Each 60
98	98	comprehensive plan or plan amendment proposed to be adopted 61
99	99	pursuant to this subsec tion shall be transmitted, adopted, and 62
100	100	reviewed in the manner prescribed in this subsection. The state 63
101	101	land planning agency shall have responsibility for plan review, 64
102	102	coordination, and the preparation and transmission of comments, 65
103	103	pursuant to this subsect ion, to the local governing body 66
104	104	responsible for the comprehensive plan or plan amendment. 67
105	105	(b) Local government transmittal of proposed plan or 68
106	106	amendment.—Each local governing body proposing a plan or plan 69
107	107	amendment specified in paragraph (2)(c) or paragraph (2)(d) 70
108	108	shall transmit the complete proposed comprehensive plan or plan 71
109	109	amendment to the reviewing agencies within 10 working days after 72
110	110	the first public hearing pursuant to subsection (11). The 73
111	111	transmitted document shall clearly indicate on the cover sheet 74
112	112	that this plan amendment is subject to the state coordinated 75
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121	121	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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125	125	review process of this subsection. The local governing body 76
126	126	shall also transmit a copy of the complete proposed 77
127	127	comprehensive plan or plan amendment to any other unit of local 78
128	128	government or government agency in the state that has filed a 79
129	129	written request with the governing body for the plan or plan 80
130	130	amendment. 81
131	131	(c) Reviewing agency comments. —Except as provided in 82
132	132	paragraph (d), the agencies specified in paragraph (b) may 83
133	133	provide comments rega rding the plan or plan amendments in 84
134	134	accordance with subparagraphs (3)(b)2. -4. However, comments on 85
135	135	plans or plan amendments required to be reviewed under the state 86
136	136	coordinated review process shall be sent to the state land 87
137	137	planning agency within 30 days a fter receipt by the state land 88
138	138	planning agency of the complete proposed plan or plan amendment 89
139	139	from the local government. If the state land planning agency 90
140	140	comments on a plan or plan amendment adopted under the state 91
141	141	coordinated review process, it shall pr ovide comments according 92
142	142	to paragraph (e) (d). Any other unit of local government or 93
143	143	government agency specified in paragraph (b) may provide 94
144	144	comments to the state land planning agency in accordance with 95
145	145	subparagraphs (3)(b)2. -4. within 30 days after recei pt by the 96
146	146	state land planning agency of the complete proposed plan or plan 97
147	147	amendment. Written comments submitted by the public shall be 98
148	148	sent directly to the local government. 99
149	149	(d) Everglades Protection Area determinations. —A proposed 100
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158	158	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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162	162	plan or plan amendment that applies to any land within, or 101
163	163	within 2 miles of, the Everglades Protection Area as defined in 102
164	164	s. 373.4592(2) must be reviewed pursuant to this paragraph by 103
165	165	the Department of Environmental Protection in consultation with 104
166	166	all federally recognized Indian tribes in this state. The 105
167	167	department shall determine whether the proposed plan or plan 106
168	168	amendment, or any portion thereof, adversely impacts the 107
169	169	Everglades Protection Area or the Everglades restoration and 108
170	170	protection objectives iden tified in s. 373.4592. The department 109
171	171	shall issue a written determination to the state land planning 110
172	172	agency, the local government, and all federally recognized 111
173	173	Indian tribes in this state within 30 days after receipt of the 112
174	174	proposed plan or plan amendment. The determination must identify 113
175	175	any adverse impacts and may be provided as part of the agency's 114
176	176	comments pursuant to paragraph (c). Before the adoption of the 115
177	177	proposed plan or plan amendment, the department shall work in 116
178	178	coordination with the state land p lanning agency, the local 117
179	179	government, and all federally recognized Indian tribes in this 118
180	180	state to identify any planning strategies or measures that the 119
181	181	local government could include in the proposed plan or plan 120
182	182	amendment to eliminate or mitigate any adver se impacts to the 121
183	183	Everglades Protection Area or the Everglades restoration and 122
184	184	protection objectives in s. 373.4592. If the department 123
185	185	determines that any portion of the proposed plan or plan 124
186	186	amendment will adversely impact the Everglades Protection Area 125
187	187
188	188	HB 175 2023
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195	195	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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197	197
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199	199	or the Everglades restoration and protection objectives 126
200	200	identified in s. 373.4592, the local government must modify that 127
201	201	portion of the proposed plan or plan amendment to include 128
202	202	planning strategies or measures to eliminate or mitigate such 129
203	203	adverse impacts before adopting the proposed plan or plan 130
204	204	amendment or that portion of the proposed plan or plan amendment 131
205	205	may not be adopted. 132
206	206	(e) State land planning agency review. — 133
207	207	1. If the state land planning agency elects to review a 134
208	208	plan or plan amendment specif ied in paragraph (2)(c) or 135
209	209	paragraph (2)(d), the agency shall issue a report giving its 136
210	210	objections, recommendations, and comments regarding the proposed 137
211	211	plan or plan amendment within 60 days after receipt of the 138
212	212	proposed plan or plan amendment. Notwithstan ding the limitation 139
213	213	on comments in sub-subparagraph (3)(b)4.g., the state land 140
214	214	planning agency may make objections, recommendations, and 141
215	215	comments in its report regarding whether the plan or plan 142
216	216	amendment is in compliance and whether the plan or plan 143
217	217	amendment will adversely impact important state resources and 144
218	218	facilities. Any objection regarding an important state resource 145
219	219	or facility that will be adversely impacted by the adopted plan 146
220	220	or plan amendment must shall also state with specificity how the 147
221	221	plan or plan amendment will adversely impact the important state 148
222	222	resource or facility and must shall identify measures the local 149
223	223	government may take to eliminate, reduce, or mitigate the 150
224	224
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232	232	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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234	234
235	235
236	236	adverse impacts. When a federal, state, or regional agency has 151
237	237	implemented a permitting program, a local government is not 152
238	238	required to duplicate or exceed that permitting program in its 153
239	239	comprehensive plan or to implement such a permitting program in 154
240	240	its land development regulations. This subparagraph does not 155
241	241	prohibit the state l and planning agency in conducting its review 156
242	242	of local plans or plan amendments from making objections, 157
243	243	recommendations, and comments regarding densities and 158
244	244	intensities consistent with this part. In preparing its 159
245	245	comments, the state land planning agency sh all only base its 160
246	246	considerations on written, and not oral, comments. 161
247	247	2. The state land planning agency review shall identify 162
248	248	all written communications with the agency regarding the 163
249	249	proposed plan amendment. The written identification must include 164
250	250	a list of all documents received or generated by the agency, 165
251	251	which list must be of sufficient specificity to enable the 166
252	252	documents to be identified and copies requested, if desired, and 167
253	253	the name of the person to be contacted to request copies of any 168
254	254	identified document. 169
255	255	(f)(e) Local government review of comments; adoption of 170
256	256	plan or amendments and transmittal. — 171
257	257	1. The local government shall review the report submitted 172
258	258	to it by the state land planning agency, if any, and written 173
259	259	comments submitted to it by any o ther person, agency, or 174
260	260	government. The local government, upon receipt of the report 175
261	261
262	262	HB 175 2023
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269	269	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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271	271
272	272
273	273	from the state land planning agency, shall hold a its second 176
274	274	public hearing, which shall be a hearing to determine whether to 177
275	275	adopt the comprehensive plan or one or more comprehensive plan 178
276	276	amendments pursuant to subsection (11). If the local government 179
277	277	fails to hold the second hearing within 180 days after receipt 180
278	278	of the state land planning agency's repor t, the amendments must 181
279	279	shall be deemed withdrawn unless extended by agreement with 182
280	280	notice to the state land planning agency and any affected person 183
281	281	that provided comments on the amendment. The 180 -day limitation 184
282	282	does not apply to amendments processed pursu ant to s. 380.06. 185
283	283	2. All comprehensive plan amendments adopted by the 186
284	284	governing body, along with the supporting data and analysis, 187
285	285	must shall be transmitted within 10 working days after the 188
286	286	second public hearing to the state land planning agency and any 189
287	287	other agency or local government that provided timely comments 190
288	288	under paragraph (c). Comprehensive plan amendments that apply to 191
289	289	any land within, or within 2 miles of, the Everglades Protection 192
290	290	Area as defined in s. 373.4592(2) must be additionally 193
291	291	transmitted within 10 working days after the second public 194
292	292	hearing to the Department of Environmental Protection. 195
293	293	3. The state land planning agency shall notify the local 196
294	294	government of any deficiencies within 5 working days after 197
295	295	receipt of a plan or plan amendm ent package. For purposes of 198
296	296	completeness, a plan or plan amendment must shall be deemed 199
297	297	complete if it contains a full, executed copy of the adoption 200
298	298
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306	306	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
307	307
308	308
309	309
310	310	ordinance or ordinances; in the case of a text amendment, a full 201
311	311	copy of the amended language in legislat ive format with new 202
312	312	words inserted in the text underlined, and words deleted 203
313	313	stricken with hyphens; in the case of a future land use map 204
314	314	amendment, a copy of the future land use map clearly depicting 205
315	315	the parcel, its existing future land use designation, an d its 206
316	316	adopted designation; and a copy of any data and analyses the 207
317	317	local government deems appropriate. 208
318	318	4. After the state land planning agency makes a 209
319	319	determination of completeness regarding the adopted plan or plan 210
320	320	amendment, the state land planning age ncy shall have 45 days to 211
321	321	determine if the plan or plan amendment is in compliance with 212
322	322	this act. Unless the plan or plan amendment is substantially 213
323	323	changed from the one commented on, the state land planning 214
324	324	agency's compliance determination shall be limit ed to objections 215
325	325	raised in the objections, recommendations, and comments report 216
326	326	and the review of planning strategies or measures adopted 217
327	327	pursuant to paragraph (d) . During the period provided for in 218
328	328	this subparagraph, the state land planning agency shall i ssue, 219
329	329	through a senior administrator or the secretary, a notice of 220
330	330	intent to find that the plan or plan amendment is in compliance 221
331	331	or not in compliance. The state land planning agency shall post 222
332	332	a copy of the notice of intent on the agency's Internet websi te. 223
333	333	Publication by the state land planning agency of the notice of 224
334	334	intent on the state land planning agency's Internet site shall 225
335	335
336	336	HB 175 2023
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343	343	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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347	347	be prima facie evidence of compliance with the publication 226
348	348	requirements of this subparagraph. 227
349	349	5. A plan or plan amendment ad opted under the state 228
350	350	coordinated review process shall go into effect pursuant to the 229
351	351	state land planning agency's notice of intent. If timely 230
352	352	challenged, an amendment does not become effective until the 231
353	353	state land planning agency or the Administration Com mission 232
354	354	enters a final order determining the adopted amendment to be in 233
355	355	compliance. 234
356	356	(5) ADMINISTRATIVE CHALLENGES TO PLANS AND PLAN 235
357	357	AMENDMENTS.— 236
358	358	(b) The state land planning agency may file a petition 237
359	359	with the Division of Administrative Hearings pursuan t to ss. 238
360	360	120.569 and 120.57, with a copy served on the affected local 239
361	361	government, to request a formal hearing to challenge whether the 240
362	362	plan or plan amendment is in compliance as defined in paragraph 241
363	363	(1)(b). The state land planning agency's petition must cl early 242
364	364	state the reasons for the challenge. Under the expedited state 243
365	365	review process, this petition must be filed with the division 244
366	366	within 30 days after the state land planning agency notifies the 245
367	367	local government that the plan amendment package is complete 246
368	368	according to subparagraph (3)(c)3. Under the state coordinated 247
369	369	review process, this petition must be filed with the division 248
370	370	within 45 days after the state land planning agency notifies the 249
371	371	local government that the plan amendment package is complete 250
372	372
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380	380	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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384	384	according to subparagraph (4)(f)3. (4)(e)3. 251
385	385	1. The state land planning agency's challenge to plan 252
386	386	amendments adopted under the expedited state review process 253
387	387	shall be limited to the comments provided by the reviewing 254
388	388	agencies pursuant to subparagraphs (3)(b) 2.-4., upon a 255
389	389	determination by the state land planning agency that an 256
390	390	important state resource or facility will be adversely impacted 257
391	391	by the adopted plan amendment. The state land planning agency's 258
392	392	petition must shall state with specificity how the plan 259
393	393	amendment will adversely impact the important state resource or 260
394	394	facility. The state land planning agency may challenge a plan 261
395	395	amendment that has substantially changed from the version on 262
396	396	which the agencies provided comments but only upon a 263
397	397	determination by the state land planning agency that an 264
398	398	important state resource or facility will be adversely impacted. 265
399	399	2. If the state land planning agency issues a notice of 266
400	400	intent to find the comprehensive plan or plan amendment not in 267
401	401	compliance with this act, the no tice of intent shall be 268
402	402	forwarded to the Division of Administrative Hearings of the 269
403	403	Department of Management Services, which shall conduct a 270
404	404	proceeding under ss. 120.569 and 120.57 in the county of and 271
405	405	convenient to the affected local jurisdiction. The par ties to 272
406	406	the proceeding shall be the state land planning agency, the 273
407	407	affected local government, and any affected person who 274
408	408	intervenes. A No new issue may not be alleged as a reason to 275
409	409
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417	417	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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421	421	find a plan or plan amendment not in compliance in an 276
422	422	administrative pleading filed more than 21 days after 277
423	423	publication of notice unless the party seeking that issue 278
424	424	establishes good cause for not alleging the issue within that 279
425	425	time period. Good cause does not include excusable neglect. 280
426	426	(11) PUBLIC HEARINGS. — 281
427	427	(a) The procedure for transmittal of a complete proposed 282
428	428	comprehensive plan or plan amendment pursuant to subparagraph 283
429	429	(3)(b)1. and paragraph (4)(b) and for adoption of a 284
430	430	comprehensive plan or plan amendment pursuant to subparagraphs 285
431	431	(3)(c)1. and (4)(f)1. (4)(e)1. shall be by affirmative vote of 286
432	432	not less than a majority of the members of the governing body 287
433	433	present at the hearing. The adoption of a comprehensive plan or 288
434	434	plan amendment shall be by ordinance. For the purposes of 289
435	435	transmitting or adopting a comprehensive pla n or plan amendment, 290
436	436	the notice requirements in chapters 125 and 166 are superseded 291
437	437	by this subsection, except as provided in this part. 292
438	438	Section 2. Subsections (1) and (2) of section 163.3187, 293
439	439	Florida Statutes, are amended to read: 294
440	440	163.3187 Process for adoption of small scale comprehensive 295
441	441	plan amendment.— 296
442	442	(1) A small scale development amendment may be adopted if 297
443	443	all of under the following conditions are met: 298
444	444	(a) The proposed amendment involves a use of 50 acres or 299
445	445	fewer. and: 300
446	446
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454	454	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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458	458	(b) The proposed amendment does not involve a text change 301
459	459	to the goals, policies, and objectives of the local government's 302
460	460	comprehensive plan, but only proposes a land use change to the 303
461	461	future land use map for a site -specific small scale development 304
462	462	activity. However, site-specific text changes that relate 305
463	463	directly to, and are adopted simultaneously with, the small 306
464	464	scale future land use map amendment are shall be permissible 307
465	465	under this section. 308
466	466	(c) The property that is the subject of the proposed 309
467	467	amendment is not located within an area of critical state 310
468	468	concern, unless the project subject to the proposed amendment 311
469	469	involves the construction of affordable housing units meeting 312
470	470	the criteria of s. 420.0004(3), and is located within an area of 313
471	471	critical state concern designated by s. 380.0552 or by the 314
472	472	Administration Commission pursuant to s. 380.05(1). 315
473	473	(d) The property that is the subject of the proposed 316
474	474	amendment is not located in whole or in part within, or within 2 317
475	475	miles of, the Everglades Protection Area as defined in s. 318
476	476	373.4592(2). 319
477	477	(2) Small scale development amendments adopted pursuant to 320
478	478	this section require only one public hearing before the 321
479	479	governing board, which shall be an adoption hearing as described 322
480	480	in s. 163.3184(11). Within 10 days after the adoption of a sma ll 323
481	481	scale development amendment, a county whose boundaries include 324
482	482	any portion of the Everglades Protection Area designated under 325
483	483
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491	491	F L O R I D A H O U S E O F R E P R E S E N T A T I V E S
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495	495	s. 373.4592, and the municipalities within the county, shall 326
496	496	transmit a copy of the amendment to the state land planning 327
497	497	agency for recordkeeping purposes. 328
498	498	Section 3. Subsection (5) of section 420.615, Florida 329
499	499	Statutes, is amended to read: 330
500	500	420.615 Affordable housing land donation density bonus 331
501	501	incentives.— 332
502	502	(5) The local government, as part of the approval process, 333
503	503	shall adopt a comprehensive plan amendment, pursuant to part II 334
504	504	of chapter 163, for the receiving land that incorporates the 335
505	505	density bonus. Such amendment shall be adopted in the manner as 336
506	506	required for small-scale amendments pursuant to s. 163.3187 and 337
507	507	is not subject to the requirements of s. 163.3184(4)(b), (c), or 338
508	508	(e) s. 163.3184(4)(b)-(d). 339
509	509	Section 4. This act shall take effect July 1, 2023. 340