HB 927: Local Land Planning and Development - Florida

H 927 e1 → H 927 er · 1 edit

MINOR

The bill has been updated from its Engrossed version to its Enrolled version, which is the final form ready for the Governor's signature. The changes are primarily technical, involving the addition of the 'ENROLLED' status label and the update of the file identifier to reflect the final version number.

TECHNICAL

The document header was updated to indicate the bill is now 'ENROLLED' rather than just 'Engrossed', and the file reference number was changed from '-04-e1' to '-04-er' to signify the final enrolled state.

H 927 c3 → H 927 e1 · 4 edits

MODERATE

The bill was updated to its final engrossed version, expanding its scope to require preapplication consulting services only for counties and municipalities of a specified size rather than all jurisdictions. The text was rewritten to clarify that existing programs offering similar services are exempt from new requirements, and the bill now explicitly allows applicants to choose their own qualified contractors if a conflict of interest exists. These changes aim to streamline development review processes while ensuring smaller governments are not burdened by new mandates and protecting applicants from biased local contractors.

Scope change

The bill's applicability was narrowed from all counties and municipalities to only those of a specified size, and it now explicitly exempts jurisdictions that already have comparable preapplication consulting programs.

SCOPE

The requirement to create a preapplication consulting services program now applies only to counties and municipalities of a specified size, removing the mandate for smaller jurisdictions.

ELIGIBILITY

The bill was amended to state that existing county or municipality programs providing the same or substantially similar services before a specified date are exempt from new requirements.

REQUIREMENT

New provisions were added to allow applicants to retain a qualified contractor of their choosing if a conflict of interest exists with the local government's registry.

ENFORCEMENT

The bill now explicitly prohibits local governments from conditioning, denying, or delaying an applicant's selection or use of a qualified contractor.

H 927 c2 → H 927 c3 · 7 edits

MODERATE

The bill was revised to significantly expand its scope by amending multiple existing statutes rather than creating a single new section. The changes shift the focus from a general preapplication review program to specific requirements for counties and municipalities to establish preapplication consulting services. Additionally, the revision removes the mandatory registry requirement for expedited residential permits and introduces new provisions for stabilized road access and infrastructure surety instruments.

Scope change

The bill's scope expanded from a single new statute to amendments affecting multiple existing Florida statutes (125.022, 166.033, 177.071, and 177.073), broadening the types of local government processes regulated.

REQUIREMENT

Changed the legislative approach from creating a new standalone section to amending four existing statutes to integrate the new requirements into current law.

Added a requirement for certain counties and municipalities to create a preapplication consulting services program by a specified date.

Removed the mandatory requirement for local governments to maintain a registry of a specific number of qualified contractors for expedited residential building permits.

Introduced a new two-step application process for stabilized access to roads that can support emergency vehicles.

Added requirements for local governments to accept various forms of surety instruments for infrastructure assurances and designated an administrative authority to review them.

Added provisions allowing local governments to waive certain bonding requirements under specific circumstances.

DEFINITION

Revised the legal definition of the term 'applicant' within the relevant statutes.

H 927 c1 → H 927 c2 · 6 edits

MODERATE

The bill was reclassified from a committee substitute to a conference substitute, indicating it has been finalized after negotiations between chambers. The legislative summary was significantly rewritten to clarify the program's purpose, emphasizing that local governments must deem applications administratively complete if they meet specific criteria. New provisions were added to protect applicants' rights to choose their own qualified contractors without government interference and to ensure fee reductions are applied when using these services.

Scope change

The bill's scope remains focused on streamlining local development review processes, but the language now more explicitly defines the relationship between applicants, contractors, and local governments, including new rules on contractor registries and fee structures.

REQUIREMENT

The legislative summary was updated to replace detailed procedural steps with broader mandates, such as requiring local governments to deem compliant applications administratively complete and prohibiting additional review processes.

New provisions were added to explicitly prohibit local governments from conditioning, denying, or delaying an applicant's selection of a qualified contractor, ensuring applicants have sole discretion in their choice.

The bill now mandates that local governments must conduct preapplication reviews within specified timeframes if the applicant does not use a qualified contractor.

FISCAL

The bill now explicitly requires local governments to reduce application fees when an applicant uses a qualified contractor for preapplication review, with specific rules on how to calculate this reduction.

ELIGIBILITY

New requirements were introduced to limit qualified contractors to reviewing only applications within their specific area of licensure and to restrict them from conducting reviews under certain circumstances.

TECHNICAL

The document header was updated from 'CS/HB 927' to 'CS/CS/HB 927' and the page count was reduced from 42 to 34, reflecting the consolidation of text during the conference process.

H 927 Filed → H 927 c1 · 5 edits

MODERATE

The bill was significantly rewritten to shift focus from a broad land planning program to a specific 'preapplication review' system. The new version requires local governments to create a registry of qualified contractors to help applicants review building plans before formal submission, aiming to speed up the permitting process. It adds strict rules preventing local governments from regulating these contractors or charging extra fees beyond actual costs.

Scope change

The bill's scope narrowed from a general land development planning framework to a specific mechanism allowing applicants to hire private contractors for preapplication reviews, replacing the previous model ordinance approach.

SCOPE

The legislative intent changed from creating a model ordinance for general land planning to mandating a specific preapplication review program using qualified contractors.

REQUIREMENT

New requirements were added for local governments to establish a registry of qualified contractors and to accept applications prepared by these contractors without delay.

Strict prohibitions were added preventing local governments from regulating how applicants interact with qualified contractors or from adding their own employees to the registry.

FISCAL

New financial rules were introduced requiring applicants to pay the local government (not the contractor directly) and mandating that administrative fees be based only on actual costs incurred.

DEFINITION

The bill replaced the term 'single-trade review' and 'employment agreements' with 'preapplication review' and 'qualified contractor' to reflect the new procedural focus.

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