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ORDINANCE NO. 4419-'87
AN ORDINANCE OF THE CITY OF CLEARWATERE FLORIDA,
RELATING TO Tim LAND DEVELOPMENT CODE; AMENDING
SUCTION 137.013E RELATING TO APPEALS TO THE HEARING
OFFICER FROM DECISIONS RENDERED ON VARIANCES AND
CONDITIONAL USES; AMENDING swriONS 137.021, 137.024,
137.025, 137.020 and 197.027, CODE OF ORDINANCES, RELATING
TO POWERS AND DUTIES OF THE HEARING OFFICER, AND THE
NOTICE AND HEARING REQUIREMENTS FOR APPEALS TO
HEARING OFFICERS; PROVIDING] AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
CLEARWATER, FLORIDA:
Section 1. Section 137.013, Code of Ordinances, is amended to read;
Sec. 137.013. Appeals to the hearing officer.
(a) Purpose. It is the purpose of this section to provide an administrative
process for appealing decisions rendered on variances and conditional uses by the
development code adjustment board and the planning and zoning board respectively,
prior to any available recourse in a court of law. In particular, it is intended that such
administrative relief be provided in the most professional, objective and equitable
manner possible through the appointment of a hearing officer to adjudicate matters as
provided herein may be appealed eenslstent w#th the process Mentified In this seetien.
The function of the hearing officer shall be to serve as the second step of a two-ste
administrative process relating to variances and conditional uses. The review of a
board decision b a hearing officer shall not be required If all parties in interest are
satisfied with the board decision but no art shall be deemed to have exhausted his
or her administrative remedies for the purpose of seeking judicial review unless the
party first obtains review of the board decision by a hearing officer as provided herein.
(b) Applicability. Any party In interest 4nel-ading any representative of the
•1 '
eity aeting at the direetlen of the eRy manager) may appeal a decision rendered by a
board on an application for a variance or conditional use to the hearing officer. For
the purpose of this section "party in interest" means the property_ owner, the city
manager, or an person who will suffer an adverse effect to an interest protected or
furthered b the land development code. The interest may be shared in common with
other members of the city at large but shall exceed in degree the general interest
shared by all persons.
(c) Filing for appeal. The procedure for flling an appeal shall be as follows:
(1) Appeals shall be commenced by filing a notice of appeal with the city clerk
within fourteen (14) days of the decision of the board development eade adjustment
beard or the plsfln#ng and $ening beard.
-1-
Ord. 4419-87
8/20/87
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(2) The notice of appeal shall set forth in detail the basis of the appeal.
(3) At the time the notice of appeal is filed, the city clerk shall require the
appellant to pay a too in accord with n schedule established by the city commission.
(4) In any case where a notice of appeal has been filed, the decision of the
board shall be stayed pending the final determination of the case.
(d) Administrative responsibilities, Administrative responsibilities shall be as
follows:
(1) The city clerk shall, In concert with the hearing officer, establish a timely
date and hour for the appeal hearing and shall schedule a room at an a ro riate
location within the city for the hearing. Should there arise a conflict in the hearing
officer's schedule, the officer shall be empowered to change the established hearing
date.
(2) The city clerk shall give notice of the appeal hearing in accord with the
requirements contained In article V of this chapter, and shall also give such notice to
the parties to the appeal.
(3) The city clerk shall make available to the hearing officer and the general
pabtie the tape recording of the proceedings before the board development eede
adjustment beard or the planning and earring beard.
(4) The city clerk shall tape record the appeal hearing.
(5) Following the 4n a timely manner following the appeal hearing, the hearing
officer shall prepare the written findings and decision; copies of the findings and
decision shall be mailed by the hearing officer to each party to the appeal of #Rterest
In the hearing and to the city clerk,
(e) Conduct of the publie hearing. Conduct of the pure hearing before the
hearing officer shall be as follows in aeeerdanee with the preeedare set eut below.
(1) The hearing officer shall set forth at the outset of the hearing the order of
i
.1
I
the proceedings and the rules under which the hearing will be conducted.
(2) The order of presentation at the hearing shall be as follows:
a. Receipt of the tapes, minutes and exhibits from the board
development eede adjustment beard or the plaming and mewing beard.
b. Opening statements by the parties. Ageney or department eomments
and examitnatiem.
c. Appellant's case.
I d. Respondent's AppeaMenJo case.
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Q ? u a= aw?.??; .., .,f:.t?? '- - ?iaioauisaei?k.e?irr?i?slr~ '?' ? `? ri:`d"•,,.??''!iaN.?.su??rY:?i
e. Rebuttal by appellant
fr BurrebuttrA by eppesk4arrr
f.g. Summation by respondent epposMon.
g.f. Summation by appellant.
h. fr Conclusion of the hearing by the hearing officer.
(3) The record of the board's hearing and decision, including all exhibits, shall
be received and constitute a part of the record.
(4) The hearing officer shall have the authority to determine the applicability
and relevance of all materials, exhibits and testimony and to exclude such irrelevant,
Immaterial or repetitious matter as deterniMed apprepriate.
(5) The hearing officer is authorized to administer oaths to witnesses; when-.4,n
the effieerls Judgment, testimony under eath fs determined essential to the proceeding.
(6) A reasonable amount of cross-examination of witnesses for the appellant,
publie agency er ether participants fn the hearings shall be permitted at the discretion
of the hearing officer; provided; howeveri that such questiening be confined to the
7 '
direct testimony given by a prineipal partielpant.
(7) The time for presentation of a case appeals shall be limited to one hour for
each side, fneluding presentation of the ease, rebuttal and summatien; except as unless
the hearing officer may determine, for good cause, to speeifieaRy allow any party
additional time.
(8) The hearing officer may, at his dieeretionr; allow the parties of 4nterest to
submit written findings of fact and conclusions of law following the public hearing, and
shall advise the parties of the timetable for so doing if allowed.
( The hearing effleer shall eenelude the hearing and advise the parties of
#nterest of when his written deeisien wRl be available.
(f) Decision. The decision of the hearing officer shall be based upon the
following criteria and rendered as follows:
(1) The hearing officer shall review the record and testimony presented at the
pub hearing before the board and at the hearing before the hearing officer relative
to the established guidelines for consideration of conditional uses or variances as
contained in sections 137.011 or 137.012, respectively; of this chapter. Although
additional evidence may be brought before the hearing officer, the hearing shall not be
deemed a "hearin do nova "and the record before the board shall be
lncorporated_ into
the record before the hearing officer, supplemented by such additional evidence as
may be brought before the hearing officer.
3
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(2) The hearing officer shall further be guided by the city comprehensive plan,
relevant !mated portions of the City Code of Ordinances and established case law.
(3) The burden shall be upon the a ellant to show that the decision of the
board cannot be sustained b the evidence before the board and before the hearin
officer, or that the decision of the board departs from the essential requirements of
law.
` (4) 0) The hearing officer's determination shall include appropriate findings of
fact, conclusions of law and decision in the matter of the appeal. The hearing officer
may affirm or reverse the decision of the board, and may impose such reasonable
<J conditions as the board may have imposed.
{5} {4) The hearing officer shall file his written determination on each appeal
( with the city clerk within forty-five (45) days of the date of the appeal hearing.
r' (8) { The decision of the hearing officer shall be final, subject to judicial
review.
}z (7) Judicial review of a decision of a hearing officer shall be b common-law
- certiorari to the circuit court. In an case where judicial review is sought, the
'i 11
W •. decision of the hearing officer shall be stayed pending the final determination of the
case.
r' Section 2. Sections 137.021(c), 137.024, 137.025, 137.026 and 137.027, Code of
.
}
Ordinances, are amended to read:
` Section 137.021. Hearing Officer.
p
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}
er `
(c) Powers and Duties. The hearing officer shall have the. following powers and
?k duties:
t
G
(1) To conduct sehednle and held a publie hearing on an appeal from a decision
x of the planning and zoning board with respect to approval or denial of a conditional
use.
(2) To conduct sehedule and held a publie hearing on an appeal from a decision
of the development code adjustment board with respect to the granting or denial of a
variance.
(3) To receive and consider the record of the appeal from the planning and
zoning board or development code adjustment board.
(4) To receive stipulations of facts, agreed to 4n'writ4ng and filed by the parties
to the appeal. Such stipulations, if filed, shall be considered and used as evidence in
the hearing.
-4-
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?.?E:,a, ?^rro x.a ssti ':r? ?.?°r:• n?^", - ? ?a. 1' s?'."'...?5 "", :?,,' ,.}_. ;_, rr.?C'... ,? .s•Sb-4 :? ?}._ c?•. :^i. 'c: ?•z'ati'. •. f:.°r4>` ( `?::°"" .,yd^ i.>i ",i? :(d d° ?,? •:P '.?^. ,t. ;, ,}; R. wt .?L °'4.e
?. •"6 e:.K •r'•G? t??.`,E {L 41 •n't }????'f? •_i r• < ""!?='. ?tii-:.i1e%? 'S?
(5) To accept *9 may be offered by the parties to the appea+) original or true
tt copies of documentary evidence as may be offered by the parties to the appeal and
determined relevant by the hearing officer.
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(6) To call, examine and cross-examine witnesses and to introduce Into the
record all relevant evidence.
ji lE
(7) To grant, continue or dismiss any procedural request, Including motions to
amend or consolidate, as determined appropriate by the hearing officer.
.4.
-1 Y
(8) To render, on the basis of the relevant evidence presented, a written decision
regarding matters properly before the hearing officer and direct any subsequent action
to effectuate that decision, including the issuance of permits.
Sec. 137.024. Publication requirements.
The city clerk shall have published at least ten (10) days but not more than forty-
five (45) days in advance of any public hearing in a newspaper of general circulation in
the city a notice of such publte hearing for any application requesting a conditional
use, variance, appeal to the hearing officer, development code text amendment,
zoning atlas amendment, land use plan amendment, or annexation, except as
' hereinafter provided.
(1) For an Any application for a zoning atlas or land use plan amendments
=;c other than a city-initiated application, in which the mailing requirements (contained in
.;` the €eltewft section 137.025) direct the city clerk to mail notice of hearing to more
than thirty (30) owners of property, the city clerk may, In lieu of mailing such notice
have published notice of hearing in a newspaper of general circulation in the city on
I to two (2) separate occasions with the first of two (2) such notices published at least
f fifteen (15) days but not more than forty-five (45) days in advance of the scheduled
s hearing date.
(2) For a city-initiated application to amend the zoning atlas, land use plan, or
;,; text of this development code which is subject to the provisions contained in Part II of
1
+ch. 163 or ch. 166, F.S., the city clerk shall give notice of hearing In accord with the
requirements contained therein.
g (3) Any request for a variance to ch. 133, "Subdivision and Condominium
Platting Regulations," shall not require a public hearing and, therefore, shall not be
subject to the publication requirements contained herein.
NOW"
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See. 137.025. Mailing requirements.
The city clerk shall be required to provide notice by mail of any public hearing to
all owners of property within two hundred (200) fact of the periphery of a property
whose names and addresses are known by reference to the latest published ad valorem 1.X._: _ 3_
tax records of thecounty _property appraiser, including notice to the owner of such
. ", fy - - - __-- - - - i;l'->"J:. Fj? ALL ?t'
r ti tir1 property, which is the subject of any application requesting a conditional use,
variance, appeal to the hearing officer, zoning atlas amendment, land use planar,
amendment, or annexation except as hereinafter provided, 2?t?s
(a) For, any Any application for a zoning atlas or land use plan amendments
other than a cit -initiated a lication in which the city clerk is directed to mail xr?}1
notice of hearing to more than thirty (30) owners of property, the clerk may, In lieu of mailing of such notice, have published twice, a notice of hearing as set forth in :y? rr i ?? >cF;x
`' ? h greeeding section 137.021; reeRa}
(2) For an Any city-initiated application to amend the zoning atlas or land
use plan which is subject to the provisions of Part 11 of ch. 163 or ch. 166, F.S., the
„AHp?•;?`
:' ;1w ? city clerk shall give notice of hearing in accord with the requirements contained
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therein. '
(3) Any request for a variance to chapter 133, "Subdivision and Condominium
Platting Regulations," shall not require a public hearing and, therefore, shall not be
subject to the mailing requirements contained herein.
Sec. 137.026. Posting requirements.
Any property which is the subject of an application for a zoning atlas
amendment, land use plan amendment, or annexation shall be posted with a notice of
public hearing by the code administrator at least five (5) days in advance of any public
hearing, except as hereinafter provided:
(1) Where such posting would involve more than ten (10) separate and distinct
parcels of property, the code administrator may post the application area with four (4)
notices of public hearing to be located at the perimeter of such area plus one
additional posted notice to be located within the area for every five (5) acres of land
which is the subject of the application.
(2) Any city-initiated application to amend the zoning atlas or land use plan
which is subject to the provisions contained in Part 11 of ch. 163 or ch. 166, F.S., shall
be given notice only in accord with the requirements therein.
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See. 137.027. Deferment.
(a) Any application requesting a conditional use, variance, appeal to the
hearing officer, development code text amendment, zoning atlas amendment, land use
plan amendment, or annexation which has action deferred from the advertised hearlrg
date shall be subject to the following renotification requirements:
(1) Applications which have action deferred for a period of forty-five (45)
thfrty 00 days or less shall not require additional notice, if the date of the
rescheduled hearing is announced prior to or at the conclusion of the advertised
hearin .
(2) Applications which have action deferred for a period of more than fo?rty-
five (45) Wray 4ae3 days shall require renotification for any subsequently scheduled
public hearing dates in accord with the requirements contained in sections 137.024,
137.025 and 137.026 of this chapter.,
(b) No application shall have action deferred for a period, of time in excess of
ninety (90) days.
Section 3. This ordinance shall take effect immediately upon adoption. .
PASSED ON FIRST READING Judy 16, 1987
PASSED ON SECOND AND
FINAL READING AND ADOPTED
.AS AMENDED August 2911987
Attest: I MayorL-Commissioner
C t Clerk
Approved as to form
and correctn9fp
G ty Atto ney
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