In Re: CITY OF GROVELAND LAND DEVELOPMENT

REGULATIONS APPROVED BY THE

CITY OF GROVELAND ORDINANCE NOS.

2005-08-29, 2006-03-21, 2006-03-22, 2006-03-23,

2006-10-98, 2006-10-103, 2006-11-104,

2007-05-26, 2007-12-74, 2008-03-10, 2008-05-16,

2008-06-22, 2008-10-41, 2008-11-49, 2008-11-50,

2009-01-02, 2009-01-04, and 2009-04-17.

_______________________________________________/

FINAL ORDER

The Department of Community Affairs (the “Department”) hereby issues its Final Order, pursuant to Sections 380.05(6) and (11), Florida Statutes, (2008), approving land development regulations adopted by a local government within the Green Swamp Area of Critical State Concern as set forth below.

FINDINGS OF FACT

1. The Green Swamp Area is a statutorily designated area of critical state concern, and the City of Groveland is a local government within the Green Swamp Area. Section 380.0551(1), Florida Statutes (2008).

2. On June 9, 2009, the Department received for review the City of Groveland Ordinance Nos. 2005-08-29, 2006-03-21, 2006-03-22, 2006-03-23, 2006-10-98, 006-10-103, 2006-11-104, 2007-05-26, 2007-12-74, 2008-03-10, 2008-05-16, 2008-06-22, 2008-10-41, 2008-11-49, 2008-11-50, 2009-01-02, 2009-01-04, and 2009-04-17, adopted by the City Council of the City of Groveland over a five year time period.

3. The proposed ordinances contain definitions, administrative procedures, revisions to zoning districts, floodplain review criteria, overlay design standards for new construction, requirements for trees, requirements for right of way and fences, establish requirements for inclusionary housing, establish a transportation proportionate fair share and concurrency management system, annexation of land, regulations for off site signage, procedures for site plan review and the subdivision of land, size of accessory units, permitting requirements for homeowners associations, and general guidance for administering growth decisions.

CONCLUSIONS OF LAW

4. The Department is required to approve or reject land development regulations that are enacted, amended or rescinded by any local government in the Green Swamp Area of Critical State Concern. Sections 380.05(6) and (11), Florida Statutes (2008).

5. The City of Groveland is a local government within the Green Swamp Area of Critical State Concern. Section 380.0551, Florida Statutes (2008) and Rule Chapter 28-26, Florida Administrative Code.

6. “Land development regulations” include local zoning, subdivision, building and other regulations controlling the development of land. Section 380.031(8), Florida Statutes (2008). The regulations adopted by the Ordinances are land development regulations.

7. All land development regulations enacted, amended or rescinded within an area of critical state concern must be consistent with the principles for guiding development for that area. Section 380.05(6), Florida Statutes; see Rathkamp v. Department of Community Affairs, 21 F.A.L.R. 1902 (Dec. 4, 1998), aff’d, 740 So. 2d 1209 (Fla. 3d DCA 1999). The principles for guiding development in the Green Swamp Area of Critical State Concern are set forth in Rule 28-26.003, Florida Administrative Code. (“Principles”).

8. Ordinance Nos. 2005-08-029 with the exception of Article V, Section 5.1(H) and Article 6, Variance Procedures and Conditions; 2006-03-21, 2006-03-22, 2006-03-23, 2006-10-98, 2006-10-103, 2006-11-104, 2007-05-26 with the exception of Section 3.1; 2007-12-74, 2008-03-10, 2008-05-16, 2008-06-22, 2008-10-41, 2008-11-49 with the exception of Article II Procedure for Approval of Subdivisions, Section 2.8 Alteration of Land Before Construction and Appendix B, Chapter XII, Section 3.1 Design Standards; 2008-11-50 with the exception of Article V, Appendix A. Section 5.14.1 Accessory Structures; 2009-01-02, 2009-01-04, and 2009-04-17 are consistent with the Principles in Rule 28-26.003, Florida Administrative Code.

9. Ordinance Nos. 2005-08-029 with the exception of Article V, Section 5.1(H) and Article 6, Variance Procedures and Conditions; 2006-03-21, 2006-03-22, 2006-03-23, 2006-10-98, 2006-10-103, 2006-11-104, 2007-05-26 with the exception of Section 3.1; 2007-12-74, 2008-03-10, 2008-05-16, 2008-06-22, 2008-10-41, 2008-11-49 with the exception of Article II Procedure for Approval of Subdivisions, Section 2.8 Alteration of Land Before Construction and Appendix B, Chapter XII, Section 3.1 Design Standards; 2008-11-50 with the exception of Article V, Appendix A. Section 5.14.1 Accessory Structures; 2009-01-02, 2009-01-04, and 2009-04-17 implement the City of Groveland Comprehensive Plan Objective 1.1 Future Land Use Categories and Overlays.

WHEREFORE, IT IS ORDERED that the above identified City of Groveland Ord. Nos. Ordinance Nos. 2005-08-029 with the exception of Article V, Section 5.1(H) and Article 6, Variance Procedures and Conditions; 2006-03-21, 2006-03-22, 2006-03-23, 2006-10-98, 2006-10-103, 2006-11-104, 2007-05-26 with the exception of Section 3.1; 2007-12-74, 2008-03-10, 2008-05-16, 2008-06-22, 2008-10-41, 2008-11-49 with the exception of Article II Procedure for Approval of Subdivisions, Section 2.8 Alteration of Land Before Construction and Appendix B, Chapter XII, Section 3.1 Design Standards; 2008-11-50 with the exception of Article V, Appendix A. Section 5.14.1 Accessory Structures; 2009-01-02, 2009-01-04, and 2009-04-17 are consistent with the Principles for Guiding Development of the Green Swamp Area of Critical State Concern, and are hereby APPROVED.

WHEREFORE, IT IS ORDERED that the above identified City of Groveland Ord. Nos. Ordinance Nos. 2005-08-029 Article V, Section 5.1(H) and Article 6, Variance Procedures and Conditions; 2007-05-26 Section 3.1; 2008-11-49 Article II Procedure for Approval of Subdivisions, Section 2.8 Alteration of Land Before Construction and Appendix B, Chapter XII, Section 3.1 Design Standards; and 2008-11-50 Article V, Appendix A. Section 5.14.1 Accessory Structures; are found to be inconsistent with the Principles for Guiding Development of the Green Swamp Area of Critical State Concern and are hereby REJECTED.

This Order becomes effective 21 days after publication in the Florida Administrative Weekly unless a petition is filed as described below.

DONE AND ORDERED in Tallahassee, Florida.

__________________________________

CHARLES GAUTHIER, AICP

Director, Division of Community Planning

Department of Community Affairs

2555 Shumard Oak Boulevard

Tallahassee, Florida 32399-2100

NOTICE OF ADMINISTRATIVE RIGHTS

ANY PERSON WHOSE SUBSTANTIAL INTERESTS ARE AFFECTED BY THIS ORDER HAS THE OPPORTUNITY FOR AN ADMINISTRATIVE PROCEEDING PURSUANT TO SECTION 120.569, FLORIDA STATUTES, REGARDING THE AGENCY’S ACTION. DEPENDING UPON WHETHER YOU ALLEGE ANY DISPUTED ISSUE OF MATERIAL FACT IN YOUR PETITION REQUESTING AN ADMINISTRATIVE PROCEEDING, YOU ARE ENTITLED TO EITHER AN INFORMAL PROCEEDING OR A FORMAL HEARING.

IF YOUR PETITION FOR HEARING DOES NOT ALLEGE ANY DISPUTED ISSUE OF MATERIAL FACT CONTAINED IN THE DEPARTMENT’S ACTION, THEN THE ADMINISTRATIVE PROCEEDING WILL BE AN INFORMAL ONE, CONDUCTED PURSUANT TO SECTIONS 120.569 AND 120.57(2), FLORIDA STATUTES, AND CHAPTER 28-106, PARTS I AND III, FLORIDA ADMINISTRATIVE CODE. IN AN INFORMAL ADMINISTRATIVE PROCEEDING, YOU MAY BE REPRESENTED BY COUNSEL OR BY A QUALIFIED REPRESENTATIVE, AND YOU MAY PRESENT WRITTEN OR ORAL EVIDENCE IN OPPOSITION TO THE DEPARTMENT’S ACTION OR REFUSAL TO ACT; OR YOU MAY EXERCISE THE OPTION TO PRESENT A WRITTEN STATEMENT CHALLENGING THE GROUNDS UPON WHICH THE DEPARTMENT HAS CHOSEN TO JUSTIFY ITS ACTION OR INACTION.

IF YOU DISPUTE ANY ISSUE OF MATERIAL FACT STATED IN THE AGENCY ACTION, THEN YOU MAY FILE A PETITION REQUESTING A FORMAL ADMINISTRATIVE HEARING BEFORE AN ADMINISTRATIVE LAW JUDGE OF THE DIVISION OF ADMINISTRATIVE HEARINGS, PURSUANT TO SECTIONS 120.569 AND 120.57(1), FLORIDA STATUTES, AND CHAPTER 28-106, PARTS I AND II, FLORIDA ADMINISTRATIVE CODE. AT A FORMAL ADMINISTRATIVE HEARING, YOU MAY BE REPRESENTED BY COUNSEL OR OTHER QUALIFIED REPRESENTATIVE, AND YOU WILL HAVE THE OPPORTUNITY TO PRESENT EVIDENCE AND ARGUMENT ON ALL THE ISSUES INVOLVED, TO CONDUCT CROSS-EXAMINATION AND SUBMIT REBUTTAL EVIDENCE, TO SUBMIT PROPOSED FINDINGS OF FACT AND ORDERS, AND TO FILE EXCEPTIONS TO ANY RECOMMENDED ORDER.

IF YOU DESIRE EITHER AN INFORMAL PROCEEDING OR A FORMAL HEARING, YOU MUST FILE WITH THE AGENCY CLERK OF THE DEPARTMENT OF COMMUNITY AFFAIRS A WRITTEN PLEADING ENTITLED, “PETITION FOR ADMINISTRATIVE PROCEEDINGS” WITHIN 21 CALENDAR DAYS OF PUBLICATION OF THIS NOTICE. A PETITION IS FILED WHEN IT IS RECEIVED BY THE AGENCY CLERK, IN THE DEPARTMENT’S OFFICE OF GENERAL COUNSEL, 2555 SHUMARD OAK BOULEVARD, TALLAHASSEE, FLORIDA 32399-2100.

THE PETITION MUST MEET THE FILING REQUIREMENTS IN SUBSECTION 28-106.104(2), FLORIDA ADMINISTRATIVE CODE. IF AN INFORMAL PROCEEDING IS REQUESTED, THEN THE PETITION SHALL BE SUBMITTED IN ACCORDANCE WITH RULE 28-106.301, FLORIDA ADMINISTRATIVE CODE. IF A FORMAL HEARING IS REQUESTED, THEN THE PETITION SHALL BE SUBMITTED IN ACCORDANCE WITH SUBSECTION 28-106.201(2), FLORIDA ADMINISTRATIVE CODE.

A PERSON WHO HAS FILED A PETITION MAY REQUEST MEDIATION. A REQUEST FOR MEDIATION MUST INCLUDE THE INFORMATION REQUIRED BY RULE 28-106.402, FLORIDA ADMINISTRATIVE CODE. CHOOSING MEDIATION DOES NOT AFFECT THE RIGHT TO AN ADMINISTRATIVE HEARING.

YOU WAIVE THE RIGHT TO AN INFORMAL ADMINISTRATIVE PROCEEDING OR A FORMAL HEARING IF YOU DO NOT FILE A PETITION WITH THE AGENCY CLERK WITHIN 21 DAYS OF PUBLICATION OF THIS FINAL ORDER.

CERTIFICATE OF FILING AND SERVICE

I HEREBY CERTIFY that the original of the foregoing Final Order has been filed with the undersigned Agency Clerk of the Department of Community Affairs, and that true and correct copies have been furnished to the persons listed below by the method indicated this 3rd day of August, 2009.

___________________________

Paula Ford, Agency Clerk

By U.S. Mail:

Teresa Begley

City Clerk

City of Groveland

156 South Lake Avenue

Groveland, FL 34736

Ralph Hester

City Manager

City of Groveland

156 South Lake Avenue

Groveland, FL 34736