FL
Florida House Bill H0439

Florida 2023 Regular Session

Florida House Bill H0439 Compare Versions

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1010 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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1414 A bill to be entitled 1
1515 An act relating to land use and development 2
1616 regulations; amending s. 70.51, F.S.; providing the 3
1717 types of relief that may be included in a negotiated 4
1818 settlement; requiring a special magistrate to consider 5
1919 the public interest served by comprehensive plan 6
2020 provisions that are inconsistent with proposed relief; 7
2121 revising the requirements of a governmental entity 8
2222 after the receipt of a special magistrate's 9
2323 recommendation; revising the effect of a special 10
2424 magistrate's recommendation; providing procedures for 11
2525 deeming relief granted by a special magistrate's 12
2626 recommendation or a negotiated settlement consistent 13
2727 with comprehensive plan; amending s. 163.3177, F.S.; 14
2828 revising the types of data that comprehensive plans 15
2929 and plan amendments must be based on; revising means 16
3030 by which an application of a methodology used in data 17
3131 collection or whether a particular methodology is 18
3232 professionally accepted may be evaluated; revising the 19
3333 elements that must be included in a comprehensive 20
3434 plan; revising the planning periods that must be 21
3535 included in a comprehensive plan; amending s. 22
36-163.31801, F.S.; providing that certain holders of 23
37-transportation or road impact fee credits are entitled 24
38-to the full benefit of the density or intensity 25
36+163.3191, F.S.; revising the frequency at which a 23
37+local government must evaluate its comprehensive plan 24
38+for specified purposes; requiring, rather than 25
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4747 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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51-prepaid by the credit balance; amending s. 163.3191, 26
52-F.S.; revising the frequency at which a local 27
53-government must evaluate its comprehensive plan for 28
54-specified purposes; requiring, rather than 29
55-authorizing, a local government to comprehensively 30
56-evaluate and update its comprehensive plans to reflect 31
57-changes in local conditions; requiring a local 32
58-government to submit an affidavit for specified 33
59-purposes; prohibiting a local government from publicly 34
60-initiating or adopting plan amendments to its 35
61-comprehensive plan when it fails to meet certain 36
62-requirements; requiring the state land planning agency 37
63-to provide certain information when a local government 38
64-fails to update its comprehensive plan; providing 39
65-procedures if an update is found to not be in 40
66-compliance or if the update is challenged by a third 41
67-party; amending s. 1 63.3202, F.S.; revising content 42
68-requirements for local land development regulations; 43
69-revising exceptions to applicability of land 44
70-development regulations relating to single -family or 45
71-two-family dwelling building design elements; deleting 46
72-a definition; creating s. 163.32021, F.S.; providing 47
73-an affordable housing approval process; providing for 48
74-the expansion of an existing development of housing 49
75-that contains affordable dwelling units if certain 50
51+authorizing, a local government to comprehensively 26
52+evaluate and update its comprehensive plans to reflect 27
53+changes in local conditions; requiring a local 28
54+government to submit an affidavit for specified 29
55+purposes; prohibiting a local government from publicly 30
56+initiating or adopting plan amendments to its 31
57+comprehensive plan when it fails to meet certain 32
58+requirements; requiring the state land planning agency 33
59+to provide certain information when a local government 34
60+fails to update its comprehensive plan; providing 35
61+procedures if an update is found to not be in 36
62+compliance or if the update is challenged by a third 37
63+party; amending s. 163.3202, F.S.; revising content 38
64+requirements for local land development regulations; 39
65+revising exceptions to applicability of land 40
66+development regulations relating to single -family or 41
67+two-family dwelling building design elements; deleting 42
68+a definition; amending ss. 189.08 and 479.01, F.S.; 43
69+conforming cross-references; providing an effective 44
70+date. 45
71+ 46
72+Be It Enacted by the Legislature of the State of Florida: 47
73+ 48
74+ Section 1. Paragraph (h) of subsectio n (18) of section 49
75+70.51, Florida Statutes, is redesignated as paragraph (i), 50
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8484 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-requirements are met; providing for the issuance of a 51
89-development order approving an application for such 52
90-expansion; requiring such order to be issued in 53
91-accordance with chapter 120; prohibiting such order 54
92-from requiring further action by the governing body of 55
93-a local government if certain requirements are met; 56
94-prohibiting the issuance of an order approving a 57
95-proposed development in certain instances; providing 58
96-that an order issued is deemed in compliance with the 59
97-local government's comprehensive plan; prohibiting 60
98-local governments from imposing certain restrictions 61
99-upon the issuance of a development order; requiring 62
100-developments approved under the process to comply with 63
101-certain laws and regulations; providing construction; 64
102-amending s. 163.3208, F.S.; revising the definition of 65
103-the term "distribution electric substation" ; revising 66
104-the substation approval process to include 67
105-applications for changes to existing electric 68
106-substations; amending s. 189.031, F.S.; precluding an 69
107-independent special district from complying with the 70
108-terms of certain development agreements under cer tain 71
109-circumstances; providing applicability; providing for 72
110-future legislative review and repeal of specified 73
111-provisions; amending ss. 189.08 and 479.01, F.S.; 74
112-conforming cross-references; providing effective 75
88+paragraph (a) of subsection (17), paragraph (a) of subsection 51
89+(21), and subsection (25) are amended, and a new paragraph (h) 52
90+is added to subsection (18) of that section, to read: 53
91+ 70.51 Land use and environmental dispute resolution. — 54
92+ (17) In all respects, the hearing must be informal and 55
93+open to the public and does not require the use of an attorney. 56
94+The hearing must operate at the direction and under the 57
95+supervision of the spec ial magistrate. The object of the hearing 58
96+is to focus attention on the impact of the governmental action 59
97+giving rise to the request for relief and to explore 60
98+alternatives to the development order or enforcement action and 61
99+other regulatory efforts by the go vernmental entities in order 62
100+to recommend relief, when appropriate, to the owner. 63
101+ (a) The first responsibility of the special magistrate is 64
102+to facilitate a resolution of the conflict between the owner and 65
103+governmental entities to the end that some modifi cation of the 66
104+owner's proposed use of the property or adjustment in the 67
105+development order or enforcement action or regulatory efforts by 68
106+one or more of the governmental parties may be reached. 69
107+Accordingly, the special magistrate shall act as a facilitator 70
108+or mediator between the parties in an effort to effect a 71
109+mutually acceptable solution. The parties shall be represented 72
110+at the mediation by persons with authority to bind their 73
111+respective parties to a solution, or by persons with authority 74
112+to recommend a solution directly to the persons with authority 75
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121121 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-dates. 76
126- 77
127-Be It Enacted by the Legislature of the State of Florida: 78
128- 79
129- Section 1. Paragraph (h) of subsection (18) of section 80
130-70.51, Florida Statutes, is redesignated as paragraph (i), 81
131-paragraph (a) of subsection (17), paragraph (a) of subsection 82
132-(21), and subsection (25) are amended, and a new para graph (h) 83
133-is added to subsection (18) of that section, to read: 84
134- 70.51 Land use and environmental dispute resolution. — 85
135- (17) In all respects, the hearing must be informal and 86
136-open to the public and does not require the use of an attorney. 87
137-The hearing must operate at the direction and under the 88
138-supervision of the special magistrate. The object of the hearing 89
139-is to focus attention on the impact of the governmental action 90
140-giving rise to the request for relief and to explore 91
141-alternatives to the development or der or enforcement action and 92
142-other regulatory efforts by the governmental entities in order 93
143-to recommend relief, when appropriate, to the owner. 94
144- (a) The first responsibility of the special magistrate is 95
145-to facilitate a resolution of the conflict between the owner and 96
146-governmental entities to the end that some modification of the 97
147-owner's proposed use of the property or adjustment in the 98
148-development order or enforcement action or regulatory efforts by 99
149-one or more of the governmental parties may be reached. 100
125+to bind their respective parties to a solution. A negotiated 76
126+settlement may include, but is not limited to, one or more of 77
127+the following types of relief or other extraordinary relief 78
128+deemed appropriate by the parties: 79
129+ 1. An adjustment of land development or permit standards 80
130+or other provisions controlling the development or use of land 81
131+for the property subject to the dispute or other property owned 82
132+or controlled by the parties to the settlement. 83
133+ 2. Increases or modifications in the density, intensity, 84
134+or use of areas of development. 85
135+ 3. The transfer of development rights. 86
136+ 4. Land swaps or exchanges. 87
137+ 5. Mitigation relief, including payments in lieu of onsite 88
138+mitigation. 89
139+ 6. Location on the least sensiti ve portion of the 90
140+property. 91
141+ 7. Conditioning the amount of development or use 92
142+permitted. 93
143+ 8. A requirement that issues be addressed on a more 94
144+comprehensive basis than a single proposed use or development. 95
145+ 9. Issuance of the development order, a variance, a 96
146+special exception, or other extraordinary relief, including 97
147+withdrawal of the enforcement action. 98
148+ 10. Purchase of the real property, or an interest therein, 99
149+by an appropriate governmental entity or payment of 100
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158158 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-Accordingly, the special magistrate shall act as a facilitator 101
163-or mediator between the parties in an effort to effect a 102
164-mutually acceptable solution. The parties shall be represented 103
165-at the mediation by persons with authority to bind their 104
166-respective parties to a solution, or by persons with authority 105
167-to recommend a solution directly to the persons with authority 106
168-to bind their respective parties to a solution. A negotiated 107
169-settlement may include, but is not limited to, one or more of 108
170-the following types of relief or other extraordinary relief 109
171-deemed appropriate by the parties: 110
172- 1. An adjustment of land development or permit standards 111
173-or other provisions controlling the development or use of land 112
174-for the property subject to the dispute or other property own ed 113
175-or controlled by the parties to the settlement. 114
176- 2. Increases or modifications in the density, intensity, 115
177-or use of areas of development. 116
178- 3. The transfer of development rights. 117
179- 4. Land swaps or exchanges. 118
180- 5. Mitigation relief, including payments in lieu of onsite 119
181-mitigation. 120
182- 6. Location on the least sensitive portion of the 121
183-property. 122
184- 7. Conditioning the amount of development or use 123
185-permitted. 124
186- 8. A requirement that issues be addressed on a more 125
162+compensation. 101
163+ (18) The circumstances to be examined in determining 102
164+whether the development order or enforcement action, or the 103
165+development order or enforcement action in conjunction with 104
166+regulatory efforts of other governmental parties, is 105
167+unreasonable or unfairly burdens use of the pro perty may 106
168+include, but are not limited to: 107
169+ (h) The public interest served by the local comprehensive 108
170+plan provisions that are inconsistent with the proposed relief 109
171+granted by the special magistrate's recommendation. 110
172+ (21) Within 45 days after receipt of the special 111
173+magistrate's recommendation, the governmental entity responsible 112
174+for the development order or enforcement action and other 113
175+governmental entities participating in the proceeding must 114
176+consult among themselves and each governmental entity must: 115
177+ (a) Accept the recommendation of the special magistrate as 116
178+submitted and proceed to implement it by development agreement, 117
179+when appropriate, or by other method, in the ordinary course and 118
180+consistent with the rules and procedures of that governmental 119
181+entity. However, the decision of the governmental entity to 120
182+accept the recommendation of the special magistrate with respect 121
183+to granting a rezoning, modification, variance, or special 122
184+exception to the application of statutes, rules, regulations, 123
185+comprehensive plans, or ordinances as they would otherwise apply 124
186+to the subject property does not require an owner to duplicate 125
187187
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195195 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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199-comprehensive basis than a single proposed use o r development. 126
200- 9. Issuance of the development order, a variance, a 127
201-special exception, or other extraordinary relief, including 128
202-withdrawal of the enforcement action. 129
203- 10. Purchase of the real property, or an interest therein, 130
204-by an appropriate governmental entity or payment of 131
205-compensation. 132
206- (18) The circumstances to be examined in determining 133
207-whether the development order or enforcement action, or the 134
208-development order or enforcement action in conjunction with 135
209-regulatory efforts of other gover nmental parties, is 136
210-unreasonable or unfairly burdens use of the property may 137
211-include, but are not limited to: 138
212- (h) The public interest served by the local comprehensive 139
213-plan provisions that are inconsistent with the proposed relief 140
214-granted by the special magistrate's recommendation. 141
215- (21) Within 45 days after receipt of the special 142
216-magistrate's recommendation, the governmental entity responsible 143
217-for the development order or enforcement action and other 144
218-governmental entities participating in the proceeding must 145
219-consult among themselves and each governmental entity must: 146
220- (a) Accept the recommendation of the special magistrate as 147
221-submitted and proceed to implement it by development agreement, 148
222-when appropriate, or by other method, in the ordinary course and 149
223-consistent with the rules and procedures of that governmental 150
199+previous processes in which the owner has participated in order 126
200+to effectuate the granting of the modification, variance, or 127
201+special exception. Any recommendation of the special magistrate 128
202+with respect to granting a rezoning of property is not 129
203+considered contract zoning ; 130
204+ (25) Regardless of the action the governmental entity 131
205+takes on the special magistrate's recommendation, a 132
206+recommendation that the development order or enforcement action, 133
207+or the development order or enforcement action in combination 134
208+with other governmental regulatory actions, is unreasonable or 135
209+unfairly burdens use of the owner's real property may serve as 136
210+an indication of suffi cient hardship to support a rezoning, 137
211+modification, variance variances, or special exception 138
212+exceptions to the application of statutes, rules, regulations, 139
213+or ordinances to the subject property. If the relief granted 140
214+within the special magistrate's recomme ndation or a negotiated 141
215+settlement entered into under this section has the effect of 142
216+contravening local comprehensive plans or is inconsistent with 143
217+the local government's adopted comprehensive plan, the 144
218+recommendation or approved negotiated settlement shal l be deemed 145
219+consistent with the comprehensive plan under s. 163.3194 if the 146
220+special magistrate or the governing body of the local government 147
221+finds that the settlement agreement and approved development 148
222+protects the public interest served by the comprehensi ve plan 149
223+provisions with which the development conflicts. 150
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232232 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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236-entity. However, the decision of the governmental entity to 151
237-accept the recommendation of the special magistrate with respect 152
238-to granting a rezoning, modification, variance, or special 153
239-exception to the application of statutes, rules, regulations, 154
240-comprehensive plans, or ordinances as they would otherwise apply 155
241-to the subject property does not require an owner to duplicate 156
242-previous processes in which the owner has participated in order 157
243-to effectuate the granting of the modification, variance, or 158
244-special exception. Any recommendation of the special magistrate 159
245-with respect to granting a rezoning of property is not 160
246-considered contract zoning ; 161
247- (25) Regardless of the action the governmental entity 162
248-takes on the special magistrate's recommendation, a 163
249-recommendation that the development order or enforcement action, 164
250-or the development order or enforcement action in combination 165
251-with other governmental regulatory actions, is unreasonable or 166
252-unfairly burdens use of the owner's real property may serve as 167
253-an indication of sufficient hardship to support a rezoning, 168
254-modification, variance variances, or special exception 169
255-exceptions to the application of statutes, rules, regulations, 170
256-or ordinances to the subject prop erty. If the relief granted 171
257-within the special magistrate's recommendation or a negotiated 172
258-settlement entered into under this section has the effect of 173
259-contravening local comprehensive plans or is inconsistent with 174
260-the local government's adopted comprehens ive plan, the 175
236+ Section 2. Paragraph (f) of subsection (1), subsection 151
237+(2), paragraph (a) of subsection (5), and paragraph (a) of 152
238+subsection (6) of section 163.3177, Florida Statutes, are 153
239+amended to read: 154
240+ 163.3177 Required and optional elements of comprehensive 155
241+plan; studies and surveys. — 156
242+ (1) The comprehensive plan shall provide the principles, 157
243+guidelines, standards, and strategies for the orderly and 158
244+balanced future economic, social, physical, environmental, and 159
245+fiscal development of the area that reflects community 160
246+commitments to implement the plan and its elements. These 161
247+principles and strategies shall guide future decisions in a 162
248+consistent manner and shall contain programs and activities to 163
249+ensure comprehensive plans are implemented. The sections of the 164
250+comprehensive plan containing the principles and strategies, 165
251+generally provided as goals, objectives, and policies, shall 166
252+describe how the local government's programs, activities, and 167
253+land development regula tions will be initiated, modified, or 168
254+continued to implement the comprehensive plan in a consistent 169
255+manner. It is not the intent of this part to require the 170
256+inclusion of implementing regulations in the comprehensive plan 171
257+but rather to require identificatio n of those programs, 172
258+activities, and land development regulations that will be part 173
259+of the strategy for implementing the comprehensive plan and the 174
260+principles that describe how the programs, activities, and land 175
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269269 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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273-recommendation or approved negotiated settlement shall be deemed 176
274-consistent with the comprehensive plan under s. 163.3194 if the 177
275-special magistrate or the governing body of the local government 178
276-finds that the settlement agreement and approved development 179
277-protects the public interest served by the comprehensive plan 180
278-provisions with which the development conflicts. 181
279- Section 2. Paragraph (f) of subsection (1), subsection 182
280-(2), paragraph (a) of subsection (5), and paragraph (a) of 183
281-subsection (6) of section 163.3177, Florida Statutes, are 184
282-amended to read: 185
283- 163.3177 Required and optional elements of comprehensive 186
284-plan; studies and surveys. — 187
285- (1) The comprehensive plan shall provide the principles, 188
286-guidelines, standards, and strategies for the ord erly and 189
287-balanced future economic, social, physical, environmental, and 190
288-fiscal development of the area that reflects community 191
289-commitments to implement the plan and its elements. These 192
290-principles and strategies shall guide future decisions in a 193
291-consistent manner and shall contain programs and activities to 194
292-ensure comprehensive plans are implemented. The sections of the 195
293-comprehensive plan containing the principles and strategies, 196
294-generally provided as goals, objectives, and policies, shall 197
295-describe how the local government's programs, activities, and 198
296-land development regulations will be initiated, modified, or 199
297-continued to implement the comprehensive plan in a consistent 200
273+development regulations will be carried out. The plan shall 176
274+establish meaningful and predictable standards for the use and 177
275+development of land and provide meaningful guidelines for the 178
276+content of more detailed land development and use regulations. 179
277+ (f) All required mandatory and optional elements o f the 180
278+comprehensive plan and plan amendments must shall be based upon 181
279+relevant and appropriate data and an analysis by the local 182
280+government that may include, but not be limited to, surveys, 183
281+studies, community goals and vision, and other data available at 184
282+the time of adoption of the comprehensive plan or plan 185
283+amendment. To be based on data means to react to it in an 186
284+appropriate way and to the extent necessary indicated by the 187
285+data available on that particular subject at the time of 188
286+adoption of the plan or pl an amendment at issue. 189
287+ 1. Surveys, studies, and data utilized in the preparation 190
288+of the comprehensive plan may not be deemed a part of the 191
289+comprehensive plan unless adopted as a part of it. Copies of 192
290+such studies, surveys, data, and supporting documents for 193
291+proposed plans and plan amendments must shall be made available 194
292+for public inspection, and copies of such plans must shall be 195
293+made available to the public upon payment of reasonable charges 196
294+for reproduction. Support data or summaries shall be are not 197
295+subject to the compliance review process ., but The comprehensive 198
296+plan, the support data, and the summaries must be clearly based 199
297+on current appropriate data and analysis, which is relevant to 200
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306306 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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310-manner. It is not the intent of this part to require the 201
311-inclusion of implementing regula tions in the comprehensive plan 202
312-but rather to require identification of those programs, 203
313-activities, and land development regulations that will be part 204
314-of the strategy for implementing the comprehensive plan and the 205
315-principles that describe how the programs , activities, and land 206
316-development regulations will be carried out. The plan shall 207
317-establish meaningful and predictable standards for the use and 208
318-development of land and provide meaningful guidelines for the 209
319-content of more detailed land development and us e regulations. 210
320- (f) All required mandatory and optional elements of the 211
321-comprehensive plan and plan amendments must shall be based upon 212
322-relevant and appropriate data and an analysis by the local 213
323-government that may include, but not be limited to, surveys, 214
324-studies, community goals and vision, and other data available at 215
325-the time of adoption of the comprehensive plan or plan 216
326-amendment. To be based on data means to react to it in an 217
327-appropriate way and to the extent necessary indicated by the 218
328-data available on that particular subject at the time of 219
329-adoption of the plan or plan amendment at issue. 220
330- 1. Surveys, studies, and data utilized in the preparation 221
331-of the comprehensive plan may not be deemed a part of the 222
332-comprehensive plan unless adopted as a part of it. Copies of 223
333-such studies, surveys, data, and supporting documents for 224
334-proposed plans and plan amendments must shall be made available 225
310+and correlates to the proposed amendment . Support data or 201
311+summaries may be used to aid in the determination of compliance 202
312+and consistency. 203
313+ 2. Data must be taken from professionally accepted 204
314+sources. The application of a methodology utilized in data 205
315+collection or whether a particular methodology is professionally 206
316+accepted may be evaluated. However, the evaluation may not 207
317+include whether one accepted methodology is better than another. 208
318+Original data collection by local governments is not required. 209
319+However, local governments may use original data so long as 210
320+methodologies are professionally accepted. 211
321+ 3. The comprehensive plan must shall be based upon 212
322+permanent and seasonal population estimates and projections, 213
323+which must shall either be those published by the Office of 214
324+Economic and Demographic Research or generated by t he local 215
325+government based upon a professionally acceptable methodology , 216
326+whichever is greater . The plan must be based on at least the 217
327+minimum amount of land required to accommodate the medium 218
328+projections as published by the Office of Economic and 219
329+Demographic Research for at least a 10 -year planning period 220
330+unless otherwise limited under s. 380.05, including related 221
331+rules of the Administration Commission. Absent physical 222
332+limitations on population growth, population projections for 223
333+each municipality, and the un incorporated area within a county 224
334+must, at a minimum, be reflective of each area's proportional 225
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343343 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-for public inspection, and copies of such plans must shall be 226
348-made available to the public upon payment of reasonable ch arges 227
349-for reproduction. Support data or summaries shall be are not 228
350-subject to the compliance review process ., but The comprehensive 229
351-plan, the support data, and the summaries must be clearly based 230
352-on current appropriate data and analysis, which is relevant to 231
353-and correlates to the proposed amendment . Support data or 232
354-summaries may be used to aid in the determination of compliance 233
355-and consistency. 234
356- 2. Data must be taken from professionally accepted 235
357-sources. The application of a methodology utilized in data 236
358-collection or whether a particular methodology is professionally 237
359-accepted may be evaluated. However, the evaluation may not 238
360-include whether one accepted methodology is better than another. 239
361-Original data collection by local governments is not required. 240
362-However, local governments may use original data so long as 241
363-methodologies are professionally accepted. 242
364- 3. The comprehensive plan must shall be based upon 243
365-permanent and seasonal population estimates and projections, 244
366-which must shall either be those published by the Office of 245
367-Economic and Demographic Research or generated by the local 246
368-government based upon a professionally acceptable methodology , 247
369-whichever is greater . The plan must be based on at least the 248
370-minimum amount of land required to accommodate the medium 249
371-projections as published by the Office of Economic and 250
347+share of the total county population and the total county 226
348+population growth. 227
349+ (2) Coordination of the required and optional several 228
350+elements of the local compr ehensive plan must shall be a major 229
351+objective of the planning process. The required and optional 230
352+several elements of the comprehensive plan must shall be 231
353+consistent. Optional elements of the comprehensive plan may not 232
354+contain policies that restrict the den sity or intensity 233
355+established in the future land use element. Where data is 234
356+relevant to required and optional several elements, consistent 235
357+data must shall be used, including population estimates and 236
358+projections unless alternative data can be justified for a plan 237
359+amendment through new supporting data and analysis . Each map 238
360+depicting future conditions must reflect the principles, 239
361+guidelines, and standards within all elements, and each such map 240
362+must be contained within the comprehensive plan. 241
363+ (5)(a) Each local government comprehensive plan must 242
364+include at least two planning periods, one covering at least the 243
365+first 10-year 5-year period occurring after the plan's adoption 244
366+and one covering at least a 20-year 10-year period. Additional 245
367+planning periods for speci fic components, elements, land use 246
368+amendments, or projects shall be permissible and accepted as 247
369+part of the planning process. 248
370+ (6) In addition to the requirements of subsections (1) -249
371+(5), the comprehensive plan shall include the following 250
372372
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373+CS/CS/HB 439 2023
374374
375375
376376
377377 CODING: Words stricken are deletions; words underlined are additions.
378-hb0439-03-c3
379-Page 11 of 38
378+hb0439-02-c2
379+Page 11 of 27
380380 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
381381
382382
383383
384-Demographic Research for at least a 10 -year planning period 251
385-unless otherwise limited under s. 380.05, including related 252
386-rules of the Administration Commission. Absent physical 253
387-limitations on populatio n growth, population projections for 254
388-each municipality, and the unincorporated area within a county 255
389-must, at a minimum, be reflective of each area's proportional 256
390-share of the total county population and the total county 257
391-population growth. 258
392- (2) Coordination of the required and optional several 259
393-elements of the local comprehensive plan must shall be a major 260
394-objective of the planning process. The required and optional 261
395-several elements of the comprehensive plan must shall be 262
396-consistent. Optional elements of the comprehensive plan may not 263
397-contain policies that restrict the density or intensity 264
398-established in the future land use element. Where data is 265
399-relevant to required and optional several elements, consistent 266
400-data must shall be used, including population estim ates and 267
401-projections unless alternative data can be justified for a plan 268
402-amendment through new supporting data and analysis . Each map 269
403-depicting future conditions must reflect the principles, 270
404-guidelines, and standards within all elements, and each such map 271
405-must be contained within the comprehensive plan. 272
406- (5)(a) Each local government comprehensive plan must 273
407-include at least two planning periods, one covering at least the 274
408-first 10-year 5-year period occurring after the plan's adoption 275
384+elements: 251
385+ (a) A future land use plan element designating proposed 252
386+future general distribution, location, and extent of the uses of 253
387+land for residential uses, commercial uses, industry, 254
388+agriculture, recreation, conservation, education, public 255
389+facilities, and other categor ies of the public and private uses 256
390+of land. The approximate acreage and the general range of 257
391+density or intensity of use must shall be provided for the gross 258
392+land area included in each existing land use category. The 259
393+element must shall establish the long-term end toward which land 260
394+use programs and activities are ultimately directed. 261
395+ 1. Each future land use category must be defined in terms 262
396+of uses included, and must include standards to be followed in 263
397+the control and distribution of population densities a nd 264
398+building and structure intensities. The proposed distribution, 265
399+location, and extent of the various categories of land use must 266
400+shall be shown on a land use map or map series which is shall be 267
401+supplemented by goals, policies, and measurable objectives. 268
402+ 2. The future land use plan and plan amendments must shall 269
403+be based upon surveys, studies, and data regarding the area, as 270
404+applicable, including: 271
405+ a. The amount of land required to accommodate anticipated 272
406+growth, including the amount of land necessary to accommodate 273
407+single-family, two-family, and fee simple townhome development . 274
408+ b. The projected permanent and seasonal population of the 275
409409
410-CS/CS/CS/HB 439 2023
410+CS/CS/HB 439 2023
411411
412412
413413
414414 CODING: Words stricken are deletions; words underlined are additions.
415-hb0439-03-c3
416-Page 12 of 38
415+hb0439-02-c2
416+Page 12 of 27
417417 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
418418
419419
420420
421-and one covering at lea st a 20-year 10-year period. Additional 276
422-planning periods for specific components, elements, land use 277
423-amendments, or projects shall be permissible and accepted as 278
424-part of the planning process. 279
425- (6) In addition to the requirements of subsections (1) -280
426-(5), the comprehensive plan shall include the following 281
427-elements: 282
428- (a) A future land use plan element designating proposed 283
429-future general distribution, location, and extent of the uses of 284
430-land for residential uses, commercial uses, industry, 285
431-agriculture, recreat ion, conservation, education, public 286
432-facilities, and other categories of the public and private uses 287
433-of land. The approximate acreage and the general range of 288
434-density or intensity of use must shall be provided for the gross 289
435-land area included in each exist ing land use category. The 290
436-element must shall establish the long-term end toward which land 291
437-use programs and activities are ultimately directed. 292
438- 1. Each future land use category must be defined in terms 293
439-of uses included, and must include standards to be followed in 294
440-the control and distribution of population densities and 295
441-building and structure intensities. The proposed distribution, 296
442-location, and extent of the various categories of land use must 297
443-shall be shown on a land use map or map series which is shall be 298
444-supplemented by goals, policies, and measurable objectives. 299
445- 2. The future land use plan and plan amendments must shall 300
421+area. 276
422+ c. The character of undeveloped land. 277
423+ d. The availability of water supplies, public facilities, 278
424+and services. 279
425+ e. The amount of land located outside the urban service 280
426+area, excluding lands designated for conservation, preservation, 281
427+or other public use. 282
428+ f.e. The need for redevelopment, including the renewal of 283
429+blighted areas and the elimination of nonconforming uses which 284
430+are inconsistent with the character of the community. 285
431+ g.f. The compatibility of uses on lands adjacent to or 286
432+closely proximate to military installations. 287
433+ h.g. The compatibility of uses on lands adjacent to an 288
434+airport as defined in s. 330.35 and consistent with s. 333.02. 289
435+ i.h. The discouragement of urban sprawl. 290
436+ j.i. The need for job creation, capital investment, and 291
437+economic development that will strengthen and diversify the 292
438+community's economy. 293
439+ k.j. The need to modify land uses and development patterns 294
440+within antiquated subdivisions. 295
441+ 3. The future land use plan element must shall include 296
442+criteria to be used to: 297
443+ a. Achieve the compatibility of lands adjacent or closely 298
444+proximate to military installations, considering factors 299
445+identified in s. 163.3175(5). 300
446446
447-CS/CS/CS/HB 439 2023
447+CS/CS/HB 439 2023
448448
449449
450450
451451 CODING: Words stricken are deletions; words underlined are additions.
452-hb0439-03-c3
453-Page 13 of 38
452+hb0439-02-c2
453+Page 13 of 27
454454 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
455455
456456
457457
458-be based upon surveys, studies, and data regarding the area, as 301
459-applicable, including: 302
460- a. The amount of land required to accommo date anticipated 303
461-growth, including the amount of land necessary to accommodate 304
462-single-family, two-family, and fee simple townhome development . 305
463- b. The projected permanent and seasonal population of the 306
464-area. 307
465- c. The character of undeveloped land. 308
466- d. The availability of water supplies, public facilities, 309
467-and services. 310
468- e. The amount of land located outside the urban service 311
469-area, excluding lands designated for conservation, preservation, 312
470-or other public use. 313
471- f.e. The need for redevelopment, including the renewal of 314
472-blighted areas and the elimination of nonconforming uses which 315
473-are inconsistent with the character of the community. 316
474- g.f. The compatibility of uses on lands adjacent to or 317
475-closely proximate to military installations. 318
476- h.g. The compatibility of uses on lands adjacent to an 319
477-airport as defined in s. 330.35 and consistent with s. 333.02. 320
478- i.h. The discouragement of urban sprawl. 321
479- j.i. The need for job creation, capital investment, and 322
480-economic development that will strengthen and diversify the 323
481-community's economy. 324
482- k.j. The need to modify land uses and development patterns 325
458+ b. Achieve the compatibility of lands adjacent to an 301
459+airport as defined in s. 330.35 and consistent with s. 333.02. 302
460+ c. Encourage preservation of recreational and commercial 303
461+working waterfronts for water -dependent uses in coastal 304
462+communities. 305
463+ d. Encourage the location of schools proximate to urban 306
464+service residential areas to the extent possible and encourage 307
465+the location of schools in all areas if necessary to provide 308
466+adequate school capacity to serve residential development . 309
467+ e. Coordinate future land uses with the topography and 310
468+soil conditions, and the availability of facilities and 311
469+services. 312
470+ f. Ensure the protection of natural and historic 313
471+resources. 314
472+ g. Provide for the compatibility of adjacent land uses. 315
473+ h. Provide guidelines for the implementation of mixed -use 316
474+development including the types of uses allowed, the percentage 317
475+distribution among the mix of uses, or other standards, and the 318
476+density and intensity of each use. 319
477+ 4. The amount of land designated for future planned uses 320
478+must shall provide a balance of uses that foster vibrant, viable 321
479+communities and economic development opportunities and address 322
480+outdated development patterns, such as antiquated subdivisions. 323
481+The amount of land designated for future land uses should allow 324
482+the operation of real estate markets to provide adequate choices 325
483483
484-CS/CS/CS/HB 439 2023
484+CS/CS/HB 439 2023
485485
486486
487487
488488 CODING: Words stricken are deletions; words underlined are additions.
489-hb0439-03-c3
490-Page 14 of 38
489+hb0439-02-c2
490+Page 14 of 27
491491 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
492492
493493
494494
495-within antiquated subdivisions. 326
496- 3. The future land use plan element must shall include 327
497-criteria to be used to: 328
498- a. Achieve the compatibility of lands adjacent or closely 329
499-proximate to military installations, considering factors 330
500-identified in s. 163.3175(5). 331
501- b. Achieve the compatibility of lands adjacent to an 332
502-airport as defined in s. 330.35 and consistent with s. 333.02. 333
503- c. Encourage preservation of recreational and commercial 334
504-working waterfronts for water -dependent uses in coastal 335
505-communities. 336
506- d. Encourage the location of schools proximate to urban 337
507-service residential areas to the extent possible and encourage 338
508-the location of schools in all areas if necessary to provide 339
509-adequate school capacity to serve residential development . 340
510- e. Coordinate future land uses with the topography and 341
511-soil conditions, and the availability of facilities and 342
512-services. 343
513- f. Ensure the protection of natural and historic 344
514-resources. 345
515- g. Provide for the compatibility of adjacent land uses. 346
516- h. Provide guidelines for the implementation of mixed -use 347
517-development including the types of uses allowed, the percentage 348
518-distribution among the mix of uses, or other standards, and the 349
519-density and intensity of each use. 350
495+for permanent and seasonal residents and business and may not be 326
496+limited solely by the projected population. The element must 327
497+shall accommodate at least the minimum amount of land required 328
498+to accommodate the medium projections as published by the Office 329
499+of Economic and Demographic Research for at least a 10 -year 330
500+planning period unless otherwise limited under s. 380.05, 331
501+including related rules of the Administration Commission. 332
502+ 5. The future land use plan of a county may designate 333
503+areas for possible future muni cipal incorporation. 334
504+ 6. The land use maps or map series must shall generally 335
505+identify and depict historic district boundaries and must shall 336
506+designate historically significant properties meriting 337
507+protection. 338
508+ 7. The future land use element must clearly identify the 339
509+land use categories in which public schools are an allowable 340
510+use. When delineating the land use categories in which public 341
511+schools are an allowable use, a local government shall include 342
512+in the categories sufficient land proximate to residentia l 343
513+development to meet the projected needs for schools in 344
514+coordination with public school boards and may establish 345
515+differing criteria for schools of different type or size. Each 346
516+local government shall include lands contiguous to existing 347
517+school sites, to the maximum extent possible, within the land 348
518+use categories in which public schools are an allowable use. 349
519+ 8. Future land use map amendments must shall be based upon 350
520520
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521+CS/CS/HB 439 2023
522522
523523
524524
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526-hb0439-03-c3
527-Page 15 of 38
526+hb0439-02-c2
527+Page 15 of 27
528528 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
529529
530530
531531
532- 4. The amount of land designated for future planned uses 351
533-must shall provide a balance of uses that foster vibrant, viable 352
534-communities and economic development opportunities and address 353
535-outdated development patterns, such as antiquated subdivisions. 354
536-The amount of land designated for future land uses should allow 355
537-the operation of real estate markets to provide adequate choices 356
538-for permanent and seasonal residents and business and may not be 357
539-limited solely by the projected population. The element must 358
540-shall accommodate at least the minimum amount of land required 359
541-to accommodate the medium projections as published by the Office 360
542-of Economic and Demographic Research for at least a 10 -year 361
543-planning period unless otherwise limited under s. 380.05, 362
544-including related rules of the Administration Commission. 363
545- 5. The future land use plan of a county may designate 364
546-areas for possible future muni cipal incorporation. 365
547- 6. The land use maps or map series must shall generally 366
548-identify and depict historic district boundaries and must shall 367
549-designate historically significant properties meriting 368
550-protection. 369
551- 7. The future land use element must clearly identify the 370
552-land use categories in which public schools are an allowable 371
553-use. When delineating the land use categories in which public 372
554-schools are an allowable use, a local government shall include 373
555-in the categories sufficient land proximate to residentia l 374
556-development to meet the projected needs for schools in 375
532+the following analyses: 351
533+ a. An analysis of the availability of facilities and 352
534+services. 353
535+ b. An analysis of the suitability of the plan amendment 354
536+for its proposed use considering the character of the 355
537+undeveloped land, soils, topography, natural resources, and 356
538+historic resources on site. 357
539+ c. An analysis of the minimum amount of land needed to 358
540+achieve the goals and requirements of this section. 359
541+ 9. The future land use element must and any amendment to 360
542+the future land use element shall discourage the proliferation 361
543+of urban sprawl by planning for future development as provided 362
544+in this section. 363
545+ a. The primary indicators that a plan or plan amendment 364
546+does not discourage the proliferation of urban sprawl are listed 365
547+below. The evaluation of the presence of these indicators shall 366
548+consist of an analysis of the plan or plan amendment within the 367
549+context of features and characteristics unique to each locality 368
550+in order to determine whether the plan or plan amendment: 369
551+ (I) Promotes, allows, or designates for development 370
552+substantial areas of the jurisdiction to develop as low -371
553+intensity, low-density, or single-use development or uses. 372
554+ (II) Promotes, allows, or designates significant amounts 373
555+of urban development to occur in rural areas at substantial 374
556+distances from existing urban areas while not using undeveloped 375
557557
558-CS/CS/CS/HB 439 2023
558+CS/CS/HB 439 2023
559559
560560
561561
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563-hb0439-03-c3
564-Page 16 of 38
563+hb0439-02-c2
564+Page 16 of 27
565565 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
566566
567567
568568
569-coordination with public school boards and may establish 376
570-differing criteria for schools of different type or size. Each 377
571-local government shall include lands contiguous to existing 378
572-school sites, to the maximum extent possible, within the land 379
573-use categories in which public schools are an allowable use. 380
574- 8. Future land use map amendments must shall be based upon 381
575-the following analyses: 382
576- a. An analysis of the availability of facilities and 383
577-services. 384
578- b. An analysis of the suitability of the plan amendment 385
579-for its proposed use considering the character of the 386
580-undeveloped land, soils, topography, natural resources, and 387
581-historic resources on site. 388
582- c. An analysis of the minimum amount of land needed to 389
583-achieve the goals and requirements of this section. 390
584- 9. The future land use element must and any amendment to 391
585-the future land use element shall discourage the proliferation 392
586-of urban sprawl by planning for future development as provided 393
587-in this section. 394
588- a. The primary indicators that a plan or plan amendment 395
589-does not discourage the proliferation of urban sprawl are listed 396
590-below. The evaluation of the presence of these indicators shall 397
591-consist of an analysis of the plan or plan amendment within the 398
592-context of features and characteristics unique to each locality 399
593-in order to determine whether the plan or plan amendment: 400
569+lands that are available and suitable for deve lopment. 376
570+ (III) Promotes, allows, or designates urban development in 377
571+radial, strip, isolated, or ribbon patterns generally emanating 378
572+from existing urban developments. 379
573+ (IV) Fails to adequately protect and conserve natural 380
574+resources, such as wetlands, flo odplains, native vegetation, 381
575+environmentally sensitive areas, natural groundwater aquifer 382
576+recharge areas, lakes, rivers, shorelines, beaches, bays, 383
577+estuarine systems, and other significant natural systems. 384
578+ (V) Fails to adequately protect adjacent agricul tural 385
579+areas and activities, including silviculture, active 386
580+agricultural and silvicultural activities, passive agricultural 387
581+activities, and dormant, unique, and prime farmlands and soils. 388
582+ (VI) Fails to maximize use of existing public facilities 389
583+and services. 390
584+ (VII) Fails to maximize use of future public facilities 391
585+and services. 392
586+ (VIII) Allows for land use patterns or timing which 393
587+disproportionately increase the cost in time, money, and energy 394
588+of providing and maintaining facilities and services, includin g 395
589+roads, potable water, sanitary sewer, stormwater management, law 396
590+enforcement, education, health care, fire and emergency 397
591+response, and general government. 398
592+ (IX) Fails to provide a clear separation between rural and 399
593+urban uses. 400
594594
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595+CS/CS/HB 439 2023
596596
597597
598598
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600-hb0439-03-c3
601-Page 17 of 38
600+hb0439-02-c2
601+Page 17 of 27
602602 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
603603
604604
605605
606- (I) Promotes, allows, or designates for development 401
607-substantial areas of the jurisdiction to develop as low -402
608-intensity, low-density, or single-use development or uses. 403
609- (II) Promotes, allows, or designates significant amounts 404
610-of urban development to occur in rural areas at substantial 405
611-distances from existing urban areas while not using undeveloped 406
612-lands that are available and suitable for deve lopment. 407
613- (III) Promotes, allows, or designates urban development in 408
614-radial, strip, isolated, or ribbon patterns generally emanating 409
615-from existing urban developments. 410
616- (IV) Fails to adequately protect and conserve natural 411
617-resources, such as wetlands, flo odplains, native vegetation, 412
618-environmentally sensitive areas, natural groundwater aquifer 413
619-recharge areas, lakes, rivers, shorelines, beaches, bays, 414
620-estuarine systems, and other significant natural systems. 415
621- (V) Fails to adequately protect adjacent agricul tural 416
622-areas and activities, including silviculture, active 417
623-agricultural and silvicultural activities, passive agricultural 418
624-activities, and dormant, unique, and prime farmlands and soils. 419
625- (VI) Fails to maximize use of existing public facilities 420
626-and services. 421
627- (VII) Fails to maximize use of future public facilities 422
628-and services. 423
629- (VIII) Allows for land use patterns or timing which 424
630-disproportionately increase the cost in time, money, and energy 425
606+ (X) Discourages or inhibits infill development or the 401
607+redevelopment of existing neighborhoods and communities. 402
608+ (XI) Fails to encourage a functional mix of uses. 403
609+ (XII) Results in poor accessibility among linked or 404
610+related land uses. 405
611+ (XIII) Results in the loss of signifi cant amounts of 406
612+functional open space. 407
613+ b. The future land use element or plan amendment shall be 408
614+determined to discourage the proliferation of urban sprawl if it 409
615+incorporates a development pattern or urban form that achieves 410
616+four or more of the following : 411
617+ (I) Directs or locates economic growth and associated land 412
618+development to geographic areas of the community in a manner 413
619+that does not have an adverse impact on and protects natural 414
620+resources and ecosystems. 415
621+ (II) Promotes the efficient and cost -effective provision 416
622+or extension of public infrastructure and services. 417
623+ (III) Promotes walkable and connected communities and 418
624+provides for compact development and a mix of uses at densities 419
625+and intensities that will support a range of housing choices and 420
626+a multimodal transportation system, including pedestrian, 421
627+bicycle, and transit, if available. 422
628+ (IV) Promotes conservation of water and energy. 423
629+ (V) Preserves agricultural areas and activities, including 424
630+silviculture, and dormant, unique, and prime farmlands a nd 425
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632+CS/CS/HB 439 2023
633633
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637-hb0439-03-c3
638-Page 18 of 38
637+hb0439-02-c2
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639639 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
640640
641641
642642
643-of providing and maintaining facilities and services, includin g 426
644-roads, potable water, sanitary sewer, stormwater management, law 427
645-enforcement, education, health care, fire and emergency 428
646-response, and general government. 429
647- (IX) Fails to provide a clear separation between rural and 430
648-urban uses. 431
649- (X) Discourages or inhibits infill development or the 432
650-redevelopment of existing neighborhoods and communities. 433
651- (XI) Fails to encourage a functional mix of uses. 434
652- (XII) Results in poor accessibility among linked or 435
653-related land uses. 436
654- (XIII) Results in the loss of signifi cant amounts of 437
655-functional open space. 438
656- b. The future land use element or plan amendment shall be 439
657-determined to discourage the proliferation of urban sprawl if it 440
658-incorporates a development pattern or urban form that achieves 441
659-four or more of the following : 442
660- (I) Directs or locates economic growth and associated land 443
661-development to geographic areas of the community in a manner 444
662-that does not have an adverse impact on and protects natural 445
663-resources and ecosystems. 446
664- (II) Promotes the efficient and cost -effective provision 447
665-or extension of public infrastructure and services. 448
666- (III) Promotes walkable and connected communities and 449
667-provides for compact development and a mix of uses at densities 450
643+soils. 426
644+ (VI) Preserves open space and natural lands and provides 427
645+for public open space and recreation needs. 428
646+ (VII) Creates a balance of land uses based upon demands of 429
647+the residential population for the nonresidential needs of an 430
648+area. 431
649+ (VIII) Provides uses, densities, and intensities of use 432
650+and urban form that would remediate an existing or planned 433
651+development pattern in the vicinity that constitutes sprawl or 434
652+if it provides for an innovative development pattern such as 435
653+transit-oriented developments or new towns as defined in s. 436
654+163.3164. 437
655+ 10. The future land use element must shall include a 438
656+future land use map or map series. 439
657+ a. The proposed distribution, extent, and location of the 440
658+following uses must shall be shown on the future land use map or 441
659+map series: 442
660+ (I) Residential. 443
661+ (II) Commercial. 444
662+ (III) Industrial. 445
663+ (IV) Agricultural. 446
664+ (V) Recreational. 447
665+ (VI) Conservation. 448
666+ (VII) Educational. 449
667+ (VIII) Public. 450
668668
669-CS/CS/CS/HB 439 2023
669+CS/CS/HB 439 2023
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674-hb0439-03-c3
675-Page 19 of 38
674+hb0439-02-c2
675+Page 19 of 27
676676 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
677677
678678
679679
680-and intensities that will support a range of housing choices and 451
681-a multimodal transportation system, including pedestrian, 452
682-bicycle, and transit, if available. 453
683- (IV) Promotes conservation of water and energy. 454
684- (V) Preserves agricultural areas and activities, including 455
685-silviculture, and dormant, unique, and prime farmlands a nd 456
686-soils. 457
687- (VI) Preserves open space and natural lands and provides 458
688-for public open space and recreation needs. 459
689- (VII) Creates a balance of land uses based upon demands of 460
690-the residential population for the nonresidential needs of an 461
691-area. 462
692- (VIII) Provides uses, densities, and intensities of use 463
693-and urban form that would remediate an existing or planned 464
694-development pattern in the vicinity that constitutes sprawl or 465
695-if it provides for an innovative development pattern such as 466
696-transit-oriented developments or new towns as defined in s. 467
697-163.3164. 468
698- 10. The future land use element must shall include a 469
699-future land use map or map series. 470
700- a. The proposed distribution, extent, and location of the 471
701-following uses must shall be shown on the future land use map or 472
702-map series: 473
703- (I) Residential. 474
704- (II) Commercial. 475
680+ b. The following areas must shall also be shown on the 451
681+future land use map or map se ries, if applicable: 452
682+ (I) Historic district boundaries and designated 453
683+historically significant properties. 454
684+ (II) Transportation concurrency management area boundaries 455
685+or transportation concurrency exception area boundaries. 456
686+ (III) Multimodal transportat ion district boundaries. 457
687+ (IV) Mixed-use categories. 458
688+ c. The following natural resources or conditions must 459
689+shall be shown on the future land use map or map series, if 460
690+applicable: 461
691+ (I) Existing and planned public potable waterwells, cones 462
692+of influence, and wellhead protection areas. 463
693+ (II) Beaches and shores, including estuarine systems. 464
694+ (III) Rivers, bays, lakes, floodplains, and harbors. 465
695+ (IV) Wetlands. 466
696+ (V) Minerals and soils. 467
697+ (VI) Coastal high hazard areas. 468
698+ Section 3. Section 163.3191, Flor ida Statutes, is amended 469
699+to read: 470
700+ 163.3191 Evaluation and appraisal of comprehensive plan. — 471
701+ (1) At least once every 7 years, each local government 472
702+shall evaluate its comprehensive plan to determine if plan 473
703+amendments are necessary to reflect a minimum planning period of 474
704+at least 10 years as provided in s. 163.3177(5), or to reflect 475
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713713 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
714714
715715
716716
717- (III) Industrial. 476
718- (IV) Agricultural. 477
719- (V) Recreational. 478
720- (VI) Conservation. 479
721- (VII) Educational. 480
722- (VIII) Public. 481
723- b. The following areas must shall also be shown on the 482
724-future land use map or map se ries, if applicable: 483
725- (I) Historic district boundaries and designated 484
726-historically significant properties. 485
727- (II) Transportation concurrency management area boundaries 486
728-or transportation concurrency exception area boundaries. 487
729- (III) Multimodal transportat ion district boundaries. 488
730- (IV) Mixed-use categories. 489
731- c. The following natural resources or conditions must 490
732-shall be shown on the future land use map or map series, if 491
733-applicable: 492
734- (I) Existing and planned public potable waterwells, cones 493
735-of influence, and wellhead protection areas. 494
736- (II) Beaches and shores, including estuarine systems. 495
737- (III) Rivers, bays, lakes, floodplains, and harbors. 496
738- (IV) Wetlands. 497
739- (V) Minerals and soils. 498
740- (VI) Coastal high hazard areas. 499
741- Section 3. Subsection (7) of sect ion 163.31801, Florida 500
717+changes in state requirements in this part since the last update 476
718+of the comprehensive plan, and notify the state land planning 477
719+agency as to its determination. The notification shall include a 478
720+separate affidavit, signed by the chair of the governing body of 479
721+the county and the mayor of the municipality, attesting that all 480
722+elements of its comprehensive plan comply with this subsection. 481
723+The affidavit must also include a certificat ion that the adopted 482
724+comprehensive plan contains the minimum planning period of 10 483
725+years, as provided in s. 163.3177(5), and must cite the source 484
726+and date of the population projections used in establishing the 485
727+10-year planning period. 486
728+ (2) If the local go vernment determines amendments to its 487
729+comprehensive plan are necessary to reflect changes in state 488
730+requirements, the local government must shall prepare and 489
731+transmit within 1 year such plan amendment or amendments for 490
732+review pursuant to s. 163.3184. 491
733+ (3) Local governments shall are encouraged to 492
734+comprehensively evaluate and, as necessary, update comprehensive 493
735+plans to reflect changes in local conditions. Plan amendments 494
736+transmitted pursuant to this section must shall be reviewed 495
737+pursuant to s. 163.3184(4). Updates to the required and optional 496
738+elements of the comprehensive plan must be processed in the same 497
739+plan amendment cycle. 498
740+ (4) If a local government fails to submit the its letter 499
741+and affidavit prescribed by subsection (1) or transmit the 500
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750750 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
751751
752752
753753
754-Statutes, is amended to read: 501
755- 163.31801 Impact fees; short title; intent; minimum 502
756-requirements; audits; challenges. — 503
757- (7) If an impact fee is increased, the holder of any 504
758-impact fee credits, whether such credits are granted under s. 505
759-163.3180, s. 380.06, or otherwise, which were in existence 506
760-before the increase, is entitled to the full benefit of the 507
761-intensity or density prepaid by the credit balance as of the 508
762-date it was first established. If a local government adopts an 509
763-alternative mobility funding system under s. 163.3180(5)(i), the 510
764-holder of any transportation or road impact fee credits granted 511
765-under s. 163.3180, s. 380.06, or otherwise, which were in 512
766-existence before the adoption of the alternative mobility 513
767-funding system, is en titled to the full benefit of the density 514
768-or intensity prepaid by the credit balance as of the date the 515
769-impact fee was first established. 516
770- Section 4. Section 163.3191, Florida Statutes, is amended 517
771-to read: 518
772- 163.3191 Evaluation and appraisal of comprehe nsive plan.— 519
773- (1) At least once every 7 years, each local government 520
774-shall evaluate its comprehensive plan to determine if plan 521
775-amendments are necessary to reflect a minimum planning period of 522
776-at least 10 years as provided in s. 163.3177(5), or to reflect 523
777-changes in state requirements in this part since the last update 524
778-of the comprehensive plan, and notify the state land planning 525
754+update to its plan pursuant to subsection (3) within 1 year 501
755+after the date the letter was transmitted to the state land 502
756+planning agency (2), it may not initiate or adopt any publicly 503
757+initiated plan amendments to amend its comprehensive plan until 504
758+such time as it complies with this section , unless otherwise 505
759+required by general law. This prohibition on plan amendments 506
760+does not apply to privately initiated plan amendments. The 507
761+failure of the local government to timely update its plan may 508
762+not be the basis for the denial of privately initiated 509
763+comprehensive plan amendments . 510
764+ (5) If it is determined that a local government has failed 511
765+to update its comprehensive plan pursuant to this section, the 512
766+state land planning agency must provide the required population 513
767+projections that must be used by the local government to update 514
768+the comprehensive plan. The local government shall initiate an 515
769+update to its comprehensive plan within 3 months after the 516
770+receipt of the population projections and must transmit the 517
771+update within 12 months . If the state land planning agency does 518
772+not find the update to be in compliance, the agency must 519
773+establish the timeline to address such deficiencies, not to 520
774+exceed an additional 12 -month period. If the update is 521
775+challenged by a third party, the local gove rnment may seek 522
776+approval from the state land planning agency to process publicly 523
777+initiated plan amendments that are necessary to accommodate 524
778+population growth during the pendency of the litigation. During 525
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787787 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
788788
789789
790790
791-agency as to its determination. The notification shall include a 526
792-separate affidavit, signed by the chair of the governing body o f 527
793-the county and the mayor of the municipality, attesting that all 528
794-elements of its comprehensive plan comply with this subsection. 529
795-The affidavit must also include a certification that the adopted 530
796-comprehensive plan contains the minimum planning period of 1 0 531
797-years, as provided in s. 163.3177(5), and must cite the source 532
798-and date of the population projections used in establishing the 533
799-10-year planning period. 534
800- (2) If the local government determines amendments to its 535
801-comprehensive plan are necessary to reflect changes in state 536
802-requirements, the local government must shall prepare and 537
803-transmit within 1 year such plan amendment or amendments for 538
804-review pursuant to s. 163.3184. 539
805- (3) Local governments shall are encouraged to 540
806-comprehensively evaluate and, as necess ary, update comprehensive 541
807-plans to reflect changes in local conditions. Plan amendments 542
808-transmitted pursuant to this section must shall be reviewed 543
809-pursuant to s. 163.3184(4). Updates to the required and optional 544
810-elements of the comprehensive plan must be processed in the same 545
811-plan amendment cycle. 546
812- (4) If a local government fails to submit the its letter 547
813-and affidavit prescribed by subsection (1) or transmit the 548
814-update to its plan pursuant to subsection (3) within 1 year 549
815-after the date the letter was transmitted to the state land 550
791+the update process, the local government may provid e alternative 526
792+population projections based on professionally accepted 527
793+methodologies, but only if those population projections exceed 528
794+the population projections provided by the state land planning 529
795+agency and only if the update is completed within the time 530
796+period provided in this subsection. 531
797+ (6)(5) The state land planning agency may not adopt rules 532
798+to implement this section, other than procedural rules or a 533
799+schedule indicating when local governments must comply with the 534
800+requirements of this section. 535
801+ Section 4. Subsections (2) and (5) of section 163.3202, 536
802+Florida Statutes, are amended to read: 537
803+ 163.3202 Land development regulations. — 538
804+ (2) Local land development regulations shall contain 539
805+specific and detailed provisions necessary or desirable to 540
806+implement the adopted comprehensive plan and shall at a minimum: 541
807+ (a) Regulate the subdivision of land. 542
808+ (b) Establish minimum lot sizes within single -family, two-543
809+family, and fee simple, single -family townhouse zoning districts 544
810+to accommodate the maximum density authorized in the 545
811+comprehensive plan, net of the land area required to be set 546
812+aside for subdivision roads, sidewalks, stormwater ponds, open 547
813+space, landscape buffers, and any other mandatory land 548
814+development regulations that require land to be set aside t hat 549
815+could otherwise be used for the development of single -family 550
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824824 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
825825
826826
827827
828-planning agency (2), it may not initiate or adopt any publicly 551
829-initiated plan amendments to amend its comprehensive plan until 552
830-such time as it complies with this section , unless otherwise 553
831-required by general law. This prohibition on plan amendments 554
832-does not apply to privately initiated plan amendments. The 555
833-failure of the local government to timely update its plan may 556
834-not be the basis for the denial of privately initiated 557
835-comprehensive plan amendments . 558
836- (5) If it is determined that a local government has failed 559
837-to update its comprehensive plan pursuant to this section, the 560
838-state land planning agency must provide the required population 561
839-projections that must be used by the local gov ernment to update 562
840-the comprehensive plan. The local government shall initiate an 563
841-update to its comprehensive plan within 3 months after the 564
842-receipt of the population projections and must transmit the 565
843-update within 12 months. If the state land planning agen cy does 566
844-not find the update to be in compliance, the agency must 567
845-establish the timeline to address such deficiencies, not to 568
846-exceed an additional 12 -month period. If the update is 569
847-challenged by a third party, the local government may seek 570
848-approval from the state land planning agency to process publicly 571
849-initiated plan amendments that are necessary to accommodate 572
850-population growth during the pendency of the litigation. During 573
851-the update process, the local government may provide alternative 574
852-population projections based on professionally accepted 575
828+homes, two-family homes, and fee simple, single -family 551
829+townhouses. 552
830+ (c) Establish infill development standards for single -553
831+family homes, two-family homes, and fee simple townhouse 554
832+dwelling units to allow for the administrative approval of 555
833+development of infill single -family homes, two-family homes, and 556
834+fee simple, single-family townhouses. 557
835+ (d)(b) Regulate the use of land and water for those land 558
836+use categories included in the land use elemen t and ensure the 559
837+compatibility of adjacent uses and provide for open space. 560
838+ (e)(c) Provide for protection of potable water wellfields. 561
839+ (f)(d) Regulate areas subject to seasonal and periodic 562
840+flooding and provide for drainage and stormwater management. 563
841+ (g)(e) Ensure the protection of environmentally sensitive 564
842+lands designated in the comprehensive plan. 565
843+ (h)(f) Regulate signage. 566
844+ (i)(g) Provide that public facilities and services meet or 567
845+exceed the standards established in the capital improvements 568
846+element required by s. 163.3177 and are available when needed 569
847+for the development, or that development orders and permits are 570
848+conditioned on the availability of these public facilities and 571
849+services necessary to serve the proposed development. A local 572
850+government may not issue a development order or permit that 573
851+results in a reduction in the level of services for the affected 574
852+public facilities below the level of services provided in the 575
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861861 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
862862
863863
864864
865-methodologies, but only if those population projections exceed 576
866-the population projections provided by the state land planning 577
867-agency and only if the update is completed within the time 578
868-period provided in this subsection . 579
869- (6)(5) The state land planning agency may not adopt rules 580
870-to implement this section, other than procedural rules or a 581
871-schedule indicating when local governments must comply with the 582
872-requirements of this section. 583
873- Section 5. Subsections (2) and (5) o f section 163.3202, 584
874-Florida Statutes, are amended to read: 585
875- 163.3202 Land development regulations. — 586
876- (2) Local land development regulations shall contain 587
877-specific and detailed provisions necessary or desirable to 588
878-implement the adopted comprehensive plan and shall at a minimum: 589
879- (a) Regulate the subdivision of land. 590
880- (b) Establish minimum lot sizes within single -family, two-591
881-family, and fee simple, single -family townhouse zoning districts 592
882-to accommodate the maximum density authorized in the 593
883-comprehensive plan, net of the land area required to be set 594
884-aside for subdivision roads, sidewalks, stormwater ponds, open 595
885-space, landscape buffers, and any other mandatory land 596
886-development regulations that require land to be set aside that 597
887-could otherwise be used for t he development of single -family 598
888-homes, two-family homes, and fee simple, single -family 599
889-townhouses. 600
865+local government's comprehensive plan. 576
866+ (j)(h) Ensure safe and convenient ons ite traffic flow, 577
867+considering needed vehicle parking. 578
868+ (k)(i) Maintain the existing density of residential 579
869+properties or recreational vehicle parks if the properties are 580
870+intended for residential use and are located in the 581
871+unincorporated areas that have su fficient infrastructure, as 582
872+determined by a local governing authority, and are not located 583
873+within a coastal high -hazard area under s. 163.3178. 584
874+ (l)(j) Incorporate preexisting development orders 585
875+identified pursuant to s. 163.3167(3). 586
876+ (5)(a) Land development regulations relating to building 587
877+design elements may not be applied to a single -family or two-588
878+family dwelling unless: 589
879+ 1. The dwelling is listed in the National Register of 590
880+Historic Places, as defined in s. 267.021(5); is located in a 591
881+National Register Historic District; or is designated as a 592
882+historic property or located in a historic district, under the 593
883+terms of a local preservation ordinance; 594
884+ 2. The regulations are adopted in order to implement the 595
885+National Flood Insurance Program; 596
886+ 3. The regulations are adopted pursuant to and in 597
887+compliance with chapter 553; 598
888+ 4. The dwelling is located in a community redevelopment 599
889+area, as defined in s. 163.340(10); 600
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898898 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
899899
900900
901901
902- (c) Establish infill development standards for single -601
903-family homes, two-family homes, and fee simple townhouse 602
904-dwelling units to allow for the administrati ve approval of 603
905-development of infill single -family homes, two-family homes, and 604
906-fee simple, single-family townhouses. 605
907- (d)(b) Regulate the use of land and water for those land 606
908-use categories included in the land use element and ensure the 607
909-compatibility of adjacent uses and provide for open space. 608
910- (e)(c) Provide for protection of potable water wellfields. 609
911- (f)(d) Regulate areas subject to seasonal and periodic 610
912-flooding and provide for drainage and stormwater management. 611
913- (g)(e) Ensure the protection of environmentally sensitive 612
914-lands designated in the comprehensive plan. 613
915- (h)(f) Regulate signage. 614
916- (i)(g) Provide that public facilities and services meet or 615
917-exceed the standards established in the capital improvements 616
918-element required by s. 163.3177 and are available when needed 617
919-for the development, or that development orders and permits are 618
920-conditioned on the availability of these public facilities and 619
921-services necessary to serve the proposed development. A local 620
922-government may not issue a development order or permit that 621
923-results in a reduction in the level of services for the affected 622
924-public facilities bel ow the level of services provided in the 623
925-local government's comprehensive plan. 624
926- (j)(h) Ensure safe and convenient onsite traffic flow, 625
902+ 5. The regulations are required to ensure protection of 601
903+coastal wildlife in compliance with s. 161.052, s. 161.053, s. 602
904+161.0531, s. 161.085, s. 161.163, or chapter 373; or 603
905+ 6. The dwelling is located in a planned unit development 604
906+or master planned community created pursuant to a local 605
907+ordinance, resolution, or other final action approved by the 606
908+local governing body; or 607
909+ 6.7. The dwelling is located within the jurisdiction of a 608
910+local government that has a design review board or architectural 609
911+review board created before January 1, 2020 . 610
912+ (b) For purposes of this subsection, the term : 611
913+ 1. "building design elements" means the external building 612
914+color; the type or style of exterior cladding material; the 613
915+style or material of roof structures or porches; the exterior 614
916+nonstructural architectural ornamentation; the location or 615
917+architectural styling of windows or doors; the location or 616
918+orientation of the garage; the number and type of rooms; and the 617
919+interior layout of rooms. The term does not include the height, 618
920+bulk, orientation, or location of a dwelling on a zoning lot; or 619
921+the use of buffering or s creening to minimize potential adverse 620
922+physical or visual impacts or to protect the privacy of 621
923+neighbors. 622
924+ 2. "Planned unit development" or "master planned 623
925+community" means an area of land that is planned and developed 624
926+as a single entity or in approved st ages with uses and 625
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935935 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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939-considering needed vehicle parking. 626
940- (k)(i) Maintain the existing density of residential 627
941-properties or recreational ve hicle parks if the properties are 628
942-intended for residential use and are located in the 629
943-unincorporated areas that have sufficient infrastructure, as 630
944-determined by a local governing authority, and are not located 631
945-within a coastal high -hazard area under s. 163 .3178. 632
946- (l)(j) Incorporate preexisting development orders 633
947-identified pursuant to s. 163.3167(3). 634
948- (5)(a) Land development regulations relating to building 635
949-design elements may not be applied to a single -family or two-636
950-family dwelling unless: 637
951- 1. The dwelling is listed in the National Register of 638
952-Historic Places, as defined in s. 267.021(5); is located in a 639
953-National Register Historic District; or is designated as a 640
954-historic property or located in a historic district, under the 641
955-terms of a local preservation ordinance; 642
956- 2. The regulations are adopted in order to implement the 643
957-National Flood Insurance Program; 644
958- 3. The regulations are adopted pursuant to and in 645
959-compliance with chapter 553; 646
960- 4. The dwelling is located in a community redevelopment 647
961-area, as defined in s. 163.340(10); 648
962- 5. The regulations are required to ensure protection of 649
963-coastal wildlife in compliance with s. 161.052, s. 161.053, s. 650
939+structures substantially related to the character of the entire 626
940+development, or a self -contained development in which the 627
941+subdivision and zoning controls are applied to the project as a 628
942+whole rather than to individual lots. 629
943+ (c) This subsection does not affect the validity or 630
944+enforceability of private covenants or other contractual 631
945+agreements relating to building design elements. 632
946+ Section 5. Paragraph (a) of subsection (2) of section 633
947+189.08, Florida Statutes, is amended to read: 634
948+ 189.08 Special district public facilities report. — 635
949+ (2) Each independent special district shall submit to each 636
950+local general-purpose government in which it is located a public 637
951+facilities report and an annual notice of any changes. The 638
952+public facilities repor t shall specify the following 639
953+information: 640
954+ (a) A description of existing public facilities owned or 641
955+operated by the special district, and each public facility that 642
956+is operated by another entity, except a local general -purpose 643
957+government, through a lease or other agreement with the special 644
958+district. This description shall include the current capacity of 645
959+the facility, the current demands placed upon it, and its 646
960+location. This information shall be required in the initial 647
961+report and updated every 7 years at l east 12 months before the 648
962+submission date of the evaluation and appraisal notification 649
963+letter of the appropriate local government required by s. 650
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972972 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
973973
974974
975975
976-161.0531, s. 161.085, s. 161.163, or chapter 373; or 651
977- 6. The dwelling is located in a planned unit development 652
978-or master planned community created pursuant to a local 653
979-ordinance, resolution, or other final action approved by the 654
980-local governing body; or 655
981- 6.7. The dwelling is located within the jurisdiction of a 656
982-local government that has a design review board or arc hitectural 657
983-review board created before January 1, 2020 . 658
984- (b) For purposes of this subsection, the term : 659
985- 1. "building design elements" means the external building 660
986-color; the type or style of exterior cladding material; the 661
987-style or material of roof struc tures or porches; the exterior 662
988-nonstructural architectural ornamentation; the location or 663
989-architectural styling of windows or doors; the location or 664
990-orientation of the garage; the number and type of rooms; and the 665
991-interior layout of rooms. The term does no t include the height, 666
992-bulk, orientation, or location of a dwelling on a zoning lot; or 667
993-the use of buffering or screening to minimize potential adverse 668
994-physical or visual impacts or to protect the privacy of 669
995-neighbors. 670
996- 2. "Planned unit development" or "ma ster planned 671
997-community" means an area of land that is planned and developed 672
998-as a single entity or in approved stages with uses and 673
999-structures substantially related to the character of the entire 674
1000-development, or a self -contained development in which the 675
1001-
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1009-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
1010-
1011-
1012-
1013-subdivision and zoning controls are applied to the project as a 676
1014-whole rather than to individual lots. 677
1015- (c) This subsection does not affect the validity or 678
1016-enforceability of private covenants or other contractual 679
1017-agreements relating to building design element s. 680
1018- Section 6. Section 163.32021, Florida Statutes, is created 681
1019-to read: 682
1020- 163.32021 Affordable housing approval process. - 683
1021- (1) An applicant of a development order of an existing 684
1022-development of housing that demonstrates at the time of 685
1023-submission of his or her application that at least 25 percent of 686
1024-the dwelling units are affordable, as defined in s. 420.0004, 687
1025-may be granted approval to expand the development to adjacent 688
1026-property in any future land use category if at least 25 percent 689
1027-of the new dwelling u nits are affordable, as defined in s. 690
1028-420.0004, at the time of the initial sale or lease. 691
1029- (2)(a) A development order granting an application for a 692
1030-proposed development under subsection (1) shall be issued in 693
1031-accordance with the provisions of chapter 120 and applicable 694
1032-rules and may not require further action by the governing body 695
1033-of a local government if the new development is consistent with 696
1034-the same land development standards, including, but not limited 697
1035-to, lot size and setbacks, as the existing develop ment. A 698
1036-development order issued under this subsection shall be deemed 699
1037-consistent with the local government's land development 700
1038-
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1046-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
1047-
1048-
1049-
1050-regulations. 701
1051- (b) Notwithstanding any other law, local ordinance, or 702
1052-regulation to the contrary, an application submitted under 703
1053-subsection (1) which requires a zoning or land use change or a 704
1054-comprehensive plan amendment may not be approved. A development 705
1055-order issued for a proposed development under this subsection 706
1056-shall be deemed in compliance, as defined in s. 163.3184(1), 707
1057-with the local government's comprehensive plan. 708
1058- (3) Upon the issuance of a development order approving a 709
1059-proposed development, the local government may not restrict: 710
1060- (a) The density of the new development below the density 711
1061-of the existing development. 712
1062- (b) The height of the new development below the highest 713
1063-currently allowed height in the existing development. 714
1064- (4) Except as otherwise provided in this section, a 715
1065-development approved under this section must comply with all 716
1066-applicable state and local laws and regulations. 717
1067- (5) The provisions of this section are self -executing and 718
1068-do not require the governing body of a local government to adopt 719
1069-an ordinance or a regulation before using the approval process 720
1070-in this section. 721
1071- Section 7. Section 163.3208, Florida Statutes, is amended 722
1072-to read: 723
1073- 163.3208 Substation approval process. — 724
1074- (1) It is the intent of the Legislature to maintain, 725
1075-
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1083-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
1084-
1085-
1086-
1087-encourage, and ensure adequate and reliable electric 726
1088-infrastructure in the state. It is essential that electric 727
1089-infrastructure be constructed and maintained in various 728
1090-locations in order to ensure the efficient and reliable delivery 729
1091-of electric service. Electric infrastructure should be 730
1092-constructed, to the maximum extent practicable, to achieve 731
1093-compatibility with adjacent and surrounding land uses, and the 732
1094-criteria included in this section are intended to balance the 733
1095-need for electricity with land use compatibility. 734
1096- (2) The term "distribution electric substation" means an 735
1097-electric substation, including accessory administration or 736
1098-maintenance buildings and related accessory uses and structures, 737
1099-which takes electricity from the transmission grid and converts 738
1100-it to another voltage or a lower voltage so it can be 739
1101-distributed to customers in the local area on the local 740
1102-distribution grid through one or more distribution lines less 741
1103-than 69 kilovolts in size . 742
1104- (3) Electric substations are a critical component of 743
1105-electric transmission and distribution. Except for substations 744
1106-in s. 163.3205(2)(c), local governments may adop t and enforce 745
1107-reasonable land development regulations for new and existing 746
1108-distribution electric substations , addressing only setback, 747
1109-landscaping, buffering, screening, lighting, and other aesthetic 748
1110-compatibility-based standards. Vegetated buffers or scre ening 749
1111-beneath aerial access points to the substation equipment shall 750
1112-
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1120-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
1121-
1122-
1123-
1124-not be required to have a mature height in excess of 14 feet. 751
1125- (4) New and existing distribution electric substations 752
1126-shall be a permitted use in all land use categories in the 753
1127-applicable local government comprehensive plan and zoning 754
1128-districts within a utility's service territory except those 755
1129-designated as preservation, conservation, or historic 756
1130-preservation on the future land use map or duly adopted 757
1131-ordinance. If a local government has not adopted reasonable 758
1132-standards for substation siting in accordance with subsection 759
1133-(3), the following standards shall apply to new and existing 760
1134-distribution electric substations: 761
1135- (a) In nonresidential areas, the substation must comply 762
1136-with the setback and landscaped buffer area criteria applicable 763
1137-to other similar uses in that district, if any. 764
1138- (b) Unless the local government approves a lesser setback 765
1139-or landscape requirement, in residential areas, a setback of up 766
1140-to 100 feet between the substation pr operty boundary and 767
1141-permanent equipment structures shall be maintained as follows: 768
1142- 1. For setbacks between 100 feet and 50 feet, an open 769
1143-green space shall be formed by installing native landscaping, 770
1144-including trees and shrub material, consistent with the relevant 771
1145-local government's land development regulations. Substation 772
1146-equipment shall be protected by a security fence consistent with 773
1147-the relevant local government's land development regulations. 774
1148- 2. For setbacks of less than 50 feet, a buffer wall 8 fee t 775
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1157-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
1158-
1159-
1160-
1161-high or a fence 8 feet high with native landscaping consistent 776
1162-with the relevant local government's regulations shall be 777
1163-installed around the substation. 778
1164- (5) If the application for a proposed distribution 779
1165-electric substation or for changes to an existi ng electric 780
1166-substation demonstrates that the substation design is consistent 781
1167-with the local government's applicable setback, landscaping, 782
1168-buffering, screening, and other aesthetic compatibility -based 783
1169-standards, the application for development approval for or 784
1170-changes to the substation shall be approved. 785
1171- (6)(a) This paragraph applies may apply to the proposed 786
1172-placement or construction of a new distribution electric 787
1173-substation within a residential area. Before Prior to submitting 788
1174-an application for the locat ion of a new distribution electric 789
1175-substation in residential areas, the utility shall consult with 790
1176-the local government regarding the selection of a site. The 791
1177-utility shall provide information regarding the utility's 792
1178-preferred site and as many as three alt ernative available sites, 793
1179-including sites within nonresidential areas, that are 794
1180-technically and electrically reasonable for the load to be 795
1181-served, if the local government deems that the siting of a new 796
1182-distribution electric substation warrants this additio nal review 797
1183-and consideration. The final determination on the site 798
1184-application as to the preferred and alternative sites shall be 799
1185-made solely by the local government within 90 days of 800
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1194-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
1195-
1196-
1197-
1198-presentation of all the necessary and required information on 801
1199-the preferred site and on the alternative sites. In the event 802
1200-the utility and the local government are unable to reach 803
1201-agreement on an appropriate location, the substation site 804
1202-selection shall be submitted to mediation conducted pursuant to 805
1203-ss. 44.401-44.406, unless otherwise agreed to in writing by the 806
1204-parties, and the mediation shall be concluded within 30 days 807
1205-unless extended by written agreement of the parties. The 90 -day 808
1206-time period for the local government to render a final decision 809
1207-on the site application is to lled from the date a notice of 810
1208-intent to mediate the site selection issue is served on the 811
1209-utility or local government, until the mediation is concluded, 812
1210-terminated, or an impasse is declared. The local government and 813
1211-utility may agree to waive or extend t his 90-day time period. 814
1212-Upon rendition of a final decision of the local government, a 815
1213-person may pursue available legal remedies in accordance with 816
1214-law, and the matter shall be considered on an expedited basis. 817
1215- (b) A local government's land development a nd construction 818
1216-regulations for new distribution electric substations or for 819
1217-changes to existing electric substations and the local 820
1218-government's review of an application for the placement or 821
1219-construction of a new distribution electric substation or for 822
1220-changes to an existing electric substation shall only address 823
1221-land development, zoning, or aesthetic compatibility -based 824
1222-issues. In such local government regulations or review, a local 825
1223-
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1231-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
1232-
1233-
1234-
1235-government may not require information or evaluate a utility's 826
1236-business decisions about its service, customer demand for its 827
1237-service, or quality of its service to or from a particular area 828
1238-or site, unless the utility voluntarily offers this information 829
1239-to the local government. 830
1240- (7) Substation siting standards adopted after the 831
1241-effective date of this act does shall not apply to applications 832
1242-for new distribution electric substations or for changes to 833
1243-existing electric substations which substation applications that 834
1244-were submitted before prior to the notice of the local 835
1245-government's adoption hearing. 836
1246- (8)(a) If a local government has adopted standards for the 837
1247-siting of new distribution electric substations or for changes 838
1248-to existing electric substations within any of the local 839
1249-government's land use categories or zoning districts, th e local 840
1250-government shall grant or deny a properly completed application 841
1251-for a permit to locate a new electric substation or change an 842
1252-existing distribution electric substation within the land use 843
1253-category or zoning district within 90 days after the date th e 844
1254-properly completed application is declared complete in 845
1255-accordance with the applicable local government application 846
1256-procedures. If the local government fails to approve or deny a 847
1257-properly completed application for a new distribution electric 848
1258-substation or for changes to an existing electric substation 849
1259-within the timeframes set forth, the application is shall be 850
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1268-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
1269-
1270-
1271-
1272-deemed automatically approved, and the applicant may proceed 851
1273-with construction consistent with its application without 852
1274-interference or penalty. Issuance of such local permit does not 853
1275-relieve the applicant from complying with applicable federal or 854
1276-state laws or regulations and other applicable local land 855
1277-development or building regulations, if any. 856
1278- (b) The local government shall notify the permit applicant 857
1279-within 30 days after the date the application is submitted as to 858
1280-whether the application is, for administra tive purposes only, 859
1281-properly completed and has been properly submitted. Further 860
1282-completeness determinations shall be provided within 15 days 861
1283-after the receipt of additional information. However, such 862
1284-determination is not shall not be not deemed an approval of the 863
1285-application. 864
1286- (c) To be effective, a waiver of the timeframes set forth 865
1287-in this subsection must be voluntarily agreed to by the utility 866
1288-applicant and the local government. A local government may 867
1289-request, but not require, a waiver of the timeframes by the 868
1290-applicant, except that, with respect to a specific application, 869
1291-a one-time waiver may be required in the case of a declared 870
1292-local, state, or federal emergency that directly affects the 871
1293-administration of all permitting activities of the local 872
1294-government. 873
1295- (d) The local government may establish reasonable 874
1296-timeframes within which the required information to cure the 875
1297-
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1305-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
1306-
1307-
1308-
1309-application deficiency is to be provided, or the application 876
1310-will be considered withdrawn or closed. 877
1311- Section 8. Effective upon becomi ng a law, subsection (7) 878
1312-is added to section 189.031, Florida Statutes, to read: 879
1313- 189.031 Legislative intent for the creation of independent 880
1314-special districts; special act prohibitions; model elements and 881
1315-other requirements; local general -purpose government/Governor 882
1316-and Cabinet creation authorizations. — 883
1317- (7) REVIEW OF DEVELOPMENT AGREEMENTS. —An independent 884
1318-special district is precluded from complying with the terms of 885
1319-any development agreement, and any other agreement for which the 886
1320-development agreement s erves in whole or part as consideration, 887
1321-executed within 3 months before the effective date of a law 888
1322-modifying the manner of selecting members of the governing body 889
1323-of the independent special district from election to appointment 890
1324-or from appointment to ele ction. The newly elected or appointed 891
1325-governing body of the independent special district shall review 892
1326-within 4 months after taking office any development agreement 893
1327-and any other agreement for which the development agreement 894
1328-serves in whole or part as consi deration and, after such review, 895
1329-shall vote on whether to seek readoption of such agreement. This 896
1330-subsection shall apply to any development agreement that is in 897
1331-effect on, or is executed after, the effective date of this 898
1332-section. This subsection expires Ju ly 1, 2028, unless reviewed 899
1333-and saved from repeal through reenactment by the Legislature. 900
1334-
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1342-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
1343-
1344-
1345-
1346- Section 9. Paragraph (a) of subsection (2) of section 901
1347-189.08, Florida Statutes, is amended to read: 902
1348- 189.08 Special district public facilities report. — 903
1349- (2) Each independent special district shall submit to each 904
1350-local general-purpose government in which it is located a public 905
1351-facilities report and an annual notice of any changes. The 906
1352-public facilities report shall specify the following 907
1353-information: 908
1354- (a) A description of existing public facilities owned or 909
1355-operated by the special district, and each public facility that 910
1356-is operated by another entity, except a local general -purpose 911
1357-government, through a lease or other agreement with the special 912
1358-district. This descri ption shall include the current capacity of 913
1359-the facility, the current demands placed upon it, and its 914
1360-location. This information shall be required in the initial 915
1361-report and updated every 7 years at least 12 months before the 916
1362-submission date of the evaluati on and appraisal notification 917
1363-letter of the appropriate local government required by s. 918
1364-163.3191. The department shall post a schedule on its website, 919
1365-based on the evaluation and appraisal notification schedule 920
1366-prepared pursuant to s. 163.3191(6) s. 163.3191(5), for use by a 921
1367-special district to determine when its public facilities report 922
1368-and updates to that report are due to the local general -purpose 923
1369-governments in which the special district is located. 924
1370- Section 10. Subsection (29) of section 479.01, Flo rida 925
1371-
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1379-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
1380-
1381-
1382-
1383-Statutes, is amended to read: 926
1384- 479.01 Definitions. —As used in this chapter, the term: 927
1385- (29) "Zoning category" means the designation under the 928
1386-land development regulations or other similar ordinance enacted 929
1387-to regulate the use of land as provided in s. 163.3202(2) s. 930
1388-163.3202(2)(b), which designation sets forth the allowable uses, 931
1389-restrictions, and limitations on use applicable to properties 932
1390-within the category. 933
1391- Section 11. Except as otherwise expressly provided in this 934
1392-act, and except for this se ction which shall take effect upon 935
1393-becoming a law, this act shall take effect July 1, 2023. 936
976+163.3191. The department shall post a schedule on its website, 651
977+based on the evaluation and appraisal notificati on schedule 652
978+prepared pursuant to s. 163.3191(6) s. 163.3191(5), for use by a 653
979+special district to determine when its public facilities report 654
980+and updates to that report are due to the local general -purpose 655
981+governments in which the special district is locate d. 656
982+ Section 6. Subsection (29) of section 479.01, Florida 657
983+Statutes, is amended to read: 658
984+ 479.01 Definitions. —As used in this chapter, the term: 659
985+ (29) "Zoning category" means the designation under the 660
986+land development regulations or other similar ordin ance enacted 661
987+to regulate the use of land as provided in s. 163.3202(2) s. 662
988+163.3202(2)(b), which designation sets forth the allowable uses, 663
989+restrictions, and limitations on use applicable to properties 664
990+within the category. 665
991+ Section 7. This act shall take effect July 1, 2023. 666