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ORDINANCE NO. 4983-90
AN ORDINANCE OF THE CITY OF CLEARWATER, FLORIDA,
RELATING TO THE COMPREHENSIVE PLAN OF THE CITY, CREATING
SECTIONS 137.071 THROUGH 137.077, CODE OF ORDINANCES,
1
1 TO ESTABLISH ADMINISTRATIVE PROCEDURES AND STANDARDS FOR
DETERMINING VESTED RIGHTS TO DEVELOP PROPERTY
NOTWITHSTANDING THE COMPREHENSIVE PLAN OF THE CITY;
F' PROVIDING AN EFFECTIVE DATE.
BE IT ORDAINED BY THE CITY COMMISSION OF THE CITY OF
CLEARWATER, FLORIDA:
Section 1. Chapter 137, Code of Ordinances, is amended by the creation
6f Article IX, consisting of Sections 137.071 through 137.077, inclusive, to
read:
ARTICLE IX. VESTED DEVELOPMENT RIGHTS
Sec. 137.071. Determination of vested development rights.
The planning and development director or the city commission shall
c
=<' i determine, upon application by an owner of property within the city and as
provided herein, whether the owner has the right to develop or to continue the
development of the property notwithstanding the comprehensive plan of the city.
If the planning and development director or the city commission determines that
.;? the right of development or of continued development exists notwithstanding any
..a,? provision of the comprehensive plan to the contrary, the owner may proceed to
develop or to complete the development of the property without violating the
principle of consistency with the comprehensive plan.
Sec. 137.072. Definitions.
' As used in this section:
(1) "Final development order" means that last approval necessary to
{
carry out a development, provided that the development has been precisely
defined.
(2) "Preliminary development order" means a preliminary approval
i necessary to carry out a development but which, by itself, is insufficient for
the development to be legally initiated.
"r Sec. 137.073. Rule of equitable estoppel; rule against taking of
property.
(1) Each decision relating to a vested rights determination shall be in
accordance with either or both of the following rules, as determined by the
facts of each case:
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(a) A right to develop or to continue the development" of property
notwithstanding the comprehensive plan shall be found to exist whenever the
applicant proves by competent, substantial evidence that the owner, relying in
good faith upon some act or omission of the city, has made such a substantial
change in position or has incurred such extensive obligations and expenses that
it would be highly inequitable and unjust to destroy the right to develop or to
continue the development of the property.
(b) Private property shall not be taken without due process of law and
the payment of Just compensation. In this context, "taken" does not mean that
the owner has been deprived of the highest and best use of the property; the
term means that the owner has been deprived of all reasonable use of the
property, whether temporarily or permanently.
(2) The foregoing rules of equity are derived from the Constitution and
the common law of Florida, and in any case in which it is made to appear that
a decision will violate either rule, that result shall be avoided.
Sec. 137.074. Threshold guidelines.
(1) The right to develop or to continue the development of property
shall be found to exist if any of the following threshold guidelines are
satisfied:
(a) The development is an approved development of regional impact, and
is consistent with the development order for the project.
(b) A valid and unexpired final -development order was issued by the city
not more than 180 days prior to May 31, 1990.
(c) A valid and unexpired final development order was issued by the city
more than 180 days prior to May 31, 1990, construction commenced within 180 days
after the issuance of the development order, and construction is continuing in
good faith.
(d) The development is consistent with an unexpired certified site plan.
(e) The development is consistent with an expired certified site plan
for which all applicable impact fees have been paid and substantial site
improvements such as, but not necessarily limited to, the following, have been
installed to city standards and in a manner consistent with the certified site
plan: water, sewer, drainage facilities, roads, or parking facilities.
(f) The development is consistent with an approved final site plan that
has not been certified but can meet all requirements of certification, for which
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all applicable impact fees have been paid and substantial site improvements such -?
as, but not necessarily limited to, the following, have been installed to city
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standards and in a manner consistent with the approved final site plan: water,
sewer, drainage facilities, roads, or parking facilities.
(g) The development is consistent with an approved, recorded subdivision =F? -r ;•!.=r?,?..
•;- plat for which all applicable impact fees have been paid and substantial site ~•3'??£?: ,?;? !
improvements such as, but not necessarily limited to, the following, have been
installed to city standards and in a manner consistent with the subdivision
,[? plat: water, sewer, drainage facilities, roads, or parking facilities. E::;•
(h) The development of the property is the subject of a final judgment {;E;x•
entered by a court in which the owner was adjudicated to have certain development`
rights specified in the final judgment notwithstanding any ordinance of the city
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to the contrary, but the right of continued development shall be limited to the
rtti?
development rights specified in the final judgment.
(i) The development of the property is the subject of a final development
order or certified site plan for which a complete and acceptable application was afn,.?
.° received by the planning and development department on or before February 15,
t; 1990, provided that the final development order or certified site plan is
approved on or before July 30, 1990, and all applicable impact fees have been
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paid on or before the date of approval.
(2) The threshold guidelines set forth in subsection (1) shall not be =Yy [`'
° deemed an exclusive statement of the grounds for determining that the right to ??31
develop or to continue the development of property exists.
50.
3 The right to develop or to continue the development of property
shall not be based solely and exclusively upon any preliminary development order,
including but not limited to the following: 3
(a) The issuance of a clearing and grubbing permit.
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(b) The issuance of a tree removal permit.
(c) The approval Gi a preliminary site plan.
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d The approval of a preliminary plat.
(e) A rezoning action taken by the city commission.
(f) The approval of a conditional use by the planning and zoning board.
The approval of a variance b the development code adjustment board
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or the city commission.
(h) A land use designation in any comprehensive plan.'''` "
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(4) The threshold guidelines set forth in subsection (3) shall not be
deemed a limitation upon the ability of the applicant to demonstrate by competent
substantial evidence that such rights exist, nor shall the guidelines be deemed
an exhaustive listing of acts of the city,which are insufficient to establish
such rights.
Sec. 137.075. Application for determination.
The owner shall request a determination of the right to develop or to
continue development notwithstanding the comprehensive plan by filing an
application in the department of planning and development, upon a form to be
provided for that purpose, setting forth the following information:
(1) The name and address of the applicant, who shall be the owner or a
person authorized to apply an behalf of the owner; if the property is owned by
more than one person, any owner or an authorized agent of the owner may apply.
(2) A legal description of the property which is the subject of the
application;
(3) The name and address of each owner of the property;
(4) Identification by specific reference to each provision in the
comprehensive plan with which the development or the continued development of
the property appears to be inconsistent;
(5) Identification by specific reference to any ordinance, resolution,
or other action of the city, or failure to act by the city, upon which the
applicant relied and which the applicant believes to support the owner's right
to develop or to continue the development of the property notwithstanding an
apparent conflict with the comprehensive plan;
(6) A statement of facts which the applicant intends to prove in support
of the application; and
(7) Such other relevant information that the planning and development
director may request.
Sec. 137.076. Administrative determination.
Upon receipt of a complete and acceptable application, as determined by
the planning and development director, the director shall determine within 90
days of the date of submittal whether the owner has the right to develop or
continue the development of the property notwithstanding the comprehensive plan
of the city, in any case where the applicant clearly shows that the rules and
the threshold guidelines set forth in sections 137.073 and 137.074(1). above have
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been met. A positive determination shall provide the owner with vested
development rights. If the planning and development director makes a negative
determination on the application, the applicant may make a supplemental showing
of facts in support of the application and may request a reconsideration by the
planning and development director, or may appeal the decision to the city
commission as provided herein. The planning and development director shall
report all administrative determinations of vested rights monthly to the city
manager, who shall forward the report to the city commission.
Sec. 137.077. City commission hearing; determination.
(1) Upon an appeal from a negative determination of vested rights, the
city clerk shall set a date for a hearing to be held by the city commission, and
shall notify the applicant, the board and the city attorney of the date, time
and place of the hearing. The notices shall be mailed to the applicant not less
than 14 days prior to the date of the hearing.
(2) At the hearing, the applicant shall present all of the owner's
evidence in support of the application, and shall respond to questions by members
of the city commission, the city manager and the city attorney. The rules of
evidence in judicial proceedings shall not be applicable, but all testimony shall
be under oath and witnesses shall be subject to cross-examination. Copies of
documents shall be acceptable as evidence if the originals are produced for
comparison. The proceedings shall be recorded and transcribed by a court
reporter, at cost to the owner, who shall provide one copy of the transcript to
the city clerk.
(3) At the conclusion of the hearing, the city commission shall determine
whether or not the owner may develop or continue the development of the property
notwithstanding any provision of the comprehensive plan with which the continued
development would otherwise appear to be inconsistent. In making its
determination, the city commission shall be guided by the rules and the threshold
guidelines set forth in sections 137.073 and 137.074.
(4) The development of the property shall be consistent with the
comprehensive plan of the city except to the extent specified in the decision
of the city commission.
5
ect o 2. This ordinance shall take effect on May 31, 1,990.
May 3, 1990
PASSED ON FIRST READING
PASSED ON SECOND AND Ma 17 1990
FINAL READING AND ADOPTED AS AMENDED
R to Garvey
Mayor-Commissioner
Attest:. 4iyna E. Gou eau
City Cleric
Approved as to form and correctness:
M. A. Ga rait 3r.
City Attorney
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