Florida Senate - 2011                          SENATOR AMENDMENT
       Bill No. CS for SB 998
       
       
       
       
       
       
                                Barcode 838082                          
       
                              LEGISLATIVE ACTION                        
                    Senate             .             House              
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                Floor: 2/AD/2R         .                                
             04/27/2011 10:26 AM       .                                
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       Senator Simmons moved the following:
       
    1         Senate Amendment 
    2  
    3         Delete lines 97 - 273
    4  and insert:
    5         (4)(a) Not less than 150 180 days before prior to filing an
    6  action under this section against a governmental entity, a
    7  property owner who seeks compensation under this section must
    8  present the claim in writing to the head of the governmental
    9  entity, except that if the property is classified as
   10  agricultural pursuant to s. 193.461, the notice period is 90
   11  days. The property owner must submit, along with the claim, a
   12  bona fide, valid appraisal that supports the claim and
   13  demonstrates the loss in fair market value to the real property.
   14  If the action of government is the culmination of a process that
   15  involves more than one governmental entity, or if a complete
   16  resolution of all relevant issues, in the view of the property
   17  owner or in the view of a governmental entity to whom a claim is
   18  presented, requires the active participation of more than one
   19  governmental entity, the property owner shall present the claim
   20  as provided in this section to each of the governmental
   21  entities.
   22         (b) The governmental entity shall provide written notice of
   23  the claim to all parties to any administrative action that gave
   24  rise to the claim, and to owners of real property contiguous to
   25  the owner’s property at the addresses listed on the most recent
   26  county tax rolls. Within 15 days after the claim being
   27  presented, the governmental entity shall report the claim in
   28  writing to the Department of Legal Affairs, and shall provide
   29  the department with the name, address, and telephone number of
   30  the employee of the governmental entity from whom additional
   31  information may be obtained about the claim during the pendency
   32  of the claim and any subsequent judicial action.
   33         (c) During the 90-day-notice period or the 150-day-notice
   34  180-day-notice period, unless extended by agreement of the
   35  parties, the governmental entity shall make a written settlement
   36  offer to effectuate:
   37         1. An adjustment of land development or permit standards or
   38  other provisions controlling the development or use of land.
   39         2. Increases or modifications in the density, intensity, or
   40  use of areas of development.
   41         3. The transfer of developmental rights.
   42         4. Land swaps or exchanges.
   43         5. Mitigation, including payments in lieu of onsite
   44  mitigation.
   45         6. Location on the least sensitive portion of the property.
   46         7. Conditioning the amount of development or use permitted.
   47         8. A requirement that issues be addressed on a more
   48  comprehensive basis than a single proposed use or development.
   49         9. Issuance of the development order, a variance, special
   50  exception, or other extraordinary relief.
   51         10. Purchase of the real property, or an interest therein,
   52  by an appropriate governmental entity or by payment of
   53  compensation.
   54         11. No changes to the action of the governmental entity.
   55  
   56  If the property owner accepts the settlement offer, the
   57  governmental entity may implement the settlement offer by
   58  appropriate development agreement; by issuing a variance,
   59  special exception, or other extraordinary relief; or by other
   60  appropriate method, subject to paragraph (d).
   61         (d)1. Whenever a governmental entity enters into a
   62  settlement agreement under this section which would have the
   63  effect of a modification, variance, or a special exception to
   64  the application of a rule, regulation, or ordinance as it would
   65  otherwise apply to the subject real property, the relief granted
   66  shall protect the public interest served by the regulations at
   67  issue and be the appropriate relief necessary to prevent the
   68  governmental regulatory effort from inordinately burdening the
   69  real property.
   70         2. Whenever a governmental entity enters into a settlement
   71  agreement under this section which would have the effect of
   72  contravening the application of a statute as it would otherwise
   73  apply to the subject real property, the governmental entity and
   74  the property owner shall jointly file an action in the circuit
   75  court where the real property is located for approval of the
   76  settlement agreement by the court to ensure that the relief
   77  granted protects the public interest served by the statute at
   78  issue and is the appropriate relief necessary to prevent the
   79  governmental regulatory effort from inordinately burdening the
   80  real property.
   81         (5)(a) During the 90-day-notice period or the 150-day
   82  notice 180-day-notice period, unless a settlement offer is
   83  accepted by the property owner, each of the governmental
   84  entities provided notice pursuant to paragraph (4)(a) shall
   85  issue a written statement of allowable uses ripeness decision
   86  identifying the allowable uses to which the subject property may
   87  be put. The failure of the governmental entity to issue a
   88  written statement of allowable uses ripeness decision during the
   89  applicable 90-day-notice period or 150-day-notice 180-day-notice
   90  period shall be deemed a denial for purposes of allowing a
   91  property owner to file an action in the circuit court under this
   92  section. If a written statement of allowable uses is issued, it
   93  to ripen the prior action of the governmental entity, and shall
   94  operate as a ripeness decision that has been rejected by the
   95  property owner. The ripeness decision, as a matter of law,
   96  constitutes the last prerequisite to judicial review, and the
   97  matter shall be deemed ripe or final for the purposes of the
   98  judicial proceeding created by this section, notwithstanding the
   99  availability of other administrative remedies.
  100         (b) If the property owner rejects the settlement offer and
  101  the statement of allowable uses ripeness decision of the
  102  governmental entity or entities, the property owner may file a
  103  claim for compensation in the circuit court, a copy of which
  104  shall be served contemporaneously on the head of each of the
  105  governmental entities that made a settlement offer and a
  106  statement of allowable uses ripeness decision that was rejected
  107  by the property owner. Actions under this section shall be
  108  brought only in the county where the real property is located.
  109         (6)(a) The circuit court shall determine whether an
  110  existing use of the real property or a vested right to a
  111  specific use of the real property existed and, if so, whether,
  112  considering the settlement offer and statement of allowable uses
  113  ripeness decision, the governmental entity or entities have
  114  inordinately burdened the real property. If the actions of more
  115  than one governmental entity, considering any settlement offers
  116  and statements of allowable uses ripeness decisions, are
  117  responsible for the action that imposed the inordinate burden on
  118  the real property of the property owner, the court shall
  119  determine the percentage of responsibility each such
  120  governmental entity bears with respect to the inordinate burden.
  121  A governmental entity may take an interlocutory appeal of the
  122  court’s determination that the action of the governmental entity
  123  has resulted in an inordinate burden. An interlocutory appeal
  124  does not automatically stay the proceedings; however, the court
  125  may stay the proceedings during the pendency of the
  126  interlocutory appeal. If the governmental entity does not
  127  prevail in the interlocutory appeal, the court shall award to
  128  the prevailing property owner the costs and a reasonable
  129  attorney fee incurred by the property owner in the interlocutory
  130  appeal.
  131         (b) Following its determination of the percentage of
  132  responsibility of each governmental entity, and following the
  133  resolution of any interlocutory appeal, the court shall impanel
  134  a jury to determine the total amount of compensation to the
  135  property owner for the loss in value due to the inordinate
  136  burden to the real property. The award of compensation shall be
  137  determined by calculating the difference in the fair market
  138  value of the real property, as it existed at the time of the
  139  governmental action at issue, as though the owner had the
  140  ability to attain the reasonable investment-backed expectation
  141  or was not left with uses that are unreasonable, whichever the
  142  case may be, and the fair market value of the real property, as
  143  it existed at the time of the governmental action at issue, as
  144  inordinately burdened, considering the settlement offer together
  145  with the statement of allowable uses ripeness decision, of the
  146  governmental entity or entities. In determining the award of
  147  compensation, consideration may not be given to business damages
  148  relative to any development, activity, or use that the action of
  149  the governmental entity or entities, considering the settlement
  150  offer together with the statement of allowable uses ripeness
  151  decision has restricted, limited, or prohibited. The award of
  152  compensation shall include a reasonable award of prejudgment
  153  interest from the date the claim was presented to the
  154  governmental entity or entities as provided in subsection (4).
  155         (c)1. In any action filed pursuant to this section, the
  156  property owner is entitled to recover reasonable costs and
  157  attorney fees incurred by the property owner, from the
  158  governmental entity or entities, according to their
  159  proportionate share as determined by the court, from the date of
  160  the filing of the circuit court action, if the property owner
  161  prevails in the action and the court determines that the
  162  settlement offer, including the statement of allowable uses
  163  ripeness decision, of the governmental entity or entities did
  164  not constitute a bona fide offer to the property owner which
  165  reasonably would have resolved the claim, based upon the
  166  knowledge available to the governmental entity or entities and
  167  the property owner during the 90-day-notice period or the 150
  168  day-notice 180-day-notice period.
  169         2. In any action filed pursuant to this section, the
  170  governmental entity or entities are entitled to recover
  171  reasonable costs and attorney fees incurred by the governmental
  172  entity or entities from the date of the filing of the circuit
  173  court action, if the governmental entity or entities prevail in
  174  the action and the court determines that the property owner did
  175  not accept a bona fide settlement offer, including the statement
  176  of allowable uses ripeness decision, which reasonably would have
  177  resolved the claim fairly to the property owner if the
  178  settlement offer had been accepted by the property owner, based
  179  upon the knowledge available to the governmental entity or
  180  entities and the property owner during the 90-day-notice period
  181  or the 150-day-notice 180-day-notice period.