Florida Legislature Tightens Land Use Regulations with Senate Bill 1080
Senate Bill 1080 (SB 1080) makes several pro-property rights changes to Florida Statutes that affect local governments’ ability to regulate land use. The bill amends the application and approval process for development permits and orders, modifies the comprehensive plan amendment process, and changes how impact fees may be imposed and increased. Such changes take effect on October 1.
Development Permits and Orders
Senate Bill 1080 requires cities and counties to amend how they issue development permits in orders in significant ways that should benefit applicants and owners by incentivizing Florida counties and municipalities to streamline certain land use and zoning applications.
The new law requires counties to specify the minimum required information to include in an application for zoning approvals, rezoning approvals, subdivision approvals, certifications, special exemptions, or variances. Counties must also make such information publicly available.
The bill specifies deadlines that cities and counties must meet during the review and approval of development applications. Notably, local governments must approve, approve with conditions, or deny a development application within 120 days if the application does not require a quasi-judicial hearing or within 180 days if the application requires a quasi-judicial hearing.
Applicants will be entitled to a refund of all or a portion of their application fee if the local government fails to meet these deadlines.
Statutory Deadlines | Possible Refund if Deadline is not met |
Within 5 business days of receiving the development permit application, the local government must confirm its receipt of a development permit application. |
No refund available |
Within 30 days of receiving the development permit application, the local government must inform the applicant in writing that the application is complete or specify in writing the areas where the application is deficient. |
10% of the application fee is refundable |
Within 30 days of the applicant providing additional information requested by the local government, the local government must inform the applicant in writing that the application is complete or specify in writing the areas where the application is deficient. |
10% of the application fee is refundable |
Within 10 days of the applicant providing additional information pursuant to a second request by the local government, the local government must inform the applicant in writing that the application is complete or specify in writing the areas where the application is deficient. |
20% of the application fee is refundable |
If the local government fails to approve the application within 30 days of the applicable approval deadline |
50% of the application fee is refundable |
If the local government fails to approve the application within 31 days of the applicable approval deadline |
100% of the application fee is refundable |