I guess if this is a multi-page website talking about them, it makes sense to first figure out what are the land development regulations being discussed. They aren’t any one thing. There are, at least, the “street” concept, several statutory definitions, the ideal model, and the practical reality.
When asked about land controlling regulations, most people think of zoning codes. Many of the references to the regulation of land in the Florida Statutes talk about zoning authority, zoning requirements, even when more general land regulations are included. Without a doubt the zoning aspects, meaning the regulation of where and how uses and structures may be placed on the land, are a very major focus. But in Florida, land development regulations must be more than just a zoning code.
The Florida statutes have six specific, somewhat conflicting, definitions of “land development regulations” that vary based on the intent of the regulation in which it is contained – §§163.3164(23), 163.3213(2)(b), 163.3221(8), 365.172(3)(n), and 380.031, Florida Statutes (F.S.) All include zoning and subdivision regulations in the definition. All but one include sign regulations. Two of the definitions also include landscaping and tree protection regulations. Looking at the list of other topics that the statutes say must be addressed by land development regulations (see What must be addressed in Land Development Regulations, per the Florida Statutes), there are also other types of regulation not addressed in the definitions that must be included in land development regulations. These other regulations are addressed in the definitions by the catch-all inclusion of “any other regulations controlling the development of land” included in all the definitions.
All, but one, of the statute definitions include building or building construction regulations in the land development regulations. The one exception is found at §365.172(3)(n), F.S., addressing wireless facilities, which separates the construction codes of the statutes chapter 553 from the other land regulations to distinguish the “zoning” review of wireless facilities from the building permit review. It may be that the other definitions’ inclusion of “building construction regulations” are also not intended to include the construction codes found in chapters 553 and 633 of the statutes. This reading would be consistent with the provisions of chapters 553 and 633, which specifically separate the Building Code and the Fire Prevention Code from zoning or land use requirements (“The Florida Building Code does not apply to … zoning requirements [or] land use requirements ….” §553.73(13), F.S. “The Florida Fire Prevention Code does not apply to zoning or land use requirements.” §633.0215(6), F.S.) and with the finding of the court in Galaxy Fireworks, Inc. v. City of Orlando, 842 So. 2d 160, 165 (Fla. 5th DCA 2003), which found that the Fire Prevention Code is not a land development regulation (because it “does not regulate what can be built on land, in the sense of land development, but rather it mandates requirements for the structure of a building, if used for certain purposes, in order to safeguard the public from fire hazards.”).
The definitions all address regulations controlling the development of land. The line can be somewhat blurred, however, as to what is the regulation of the use or development of land and what is regulation of conduct on the land. The court in City of Sarasota v. 35 S. Lemon, Inc., 722 So. 2d 268, 269 (Fla. 2nd DCA 1998) held that a noise ordinance that regulated conduct, rather than land development, was not a statutorily defined land development regulation, requiring certain adoption procedures. Similarly, the court in T.J.R. Holding Co., Inc. v. Alachua County, 617 So. 2d 798, 800 (Fla. 1st DCA 1993) held that an ordinance prohibiting adult use conduct in establishments serving alcohol was not a land development regulation, but the regulation of conduct, and the court in M & A Mgmt. Corp. v. City of Melbourne, Fla., 653 So. 2d 1050, 1051 (Fla. 5th DCA 1995) found that an ordinance regulating the conduct of bingo games and bingo halls was not a land development regulation.
Some of the statute provisions say that land development regulations are ordinances (plural) adopted by local governments and others say ordinance (singular). Ideally, all the land development regulations would be adopted at one time, rather than a piece-meal adoption of separate ordinances. This often isn’t practically possible. Whether adopted over time or all at once, to be effective, however, land development regulations should be a unified implementation of the jurisdiction’s comprehensive plan and regulatory objectives, with consistent language and approaches. This is the ideal.
In reality, land development regulations are often separate codes or ordinances adopted and amended over the years, as new issues and problems arise or new laws require adjustments, with each ordinance introducing new, possibly conflicting, definitions, concepts, and standards. This is the reality of land development regulations that are unified only in the fact that they are all found in the same book or chapter of the jurisdiction’s code.
So, the land development regulations addressed in this website are all of these descriptions. The intent is to provide information on what must, can, and should be included in land development regulations, ideas on how they may be viewed by Florida courts, and suggestions on practical approaches to make them functional and effective – working with the reality toward the ideal.