Florida > Local County > Miami-Dade > Department Of Planning And Zoning
Zoning Hearing Application With Attachments - Florida
| Zoning Hearing Application With Attachments Form. This is a Florida form and can be used in Department Of Planning And Zoning Miami-Dade Local County . |
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ZONING HEARING APPLICATION, WITH INSTRUCTIONS AND CHECKLIST FILING Applications for zoning public hearings must be filed in person with the Zoning Hearing Section of the Miami-Dade County Department of Regulatory and Economic Resources, located on the 11th floor of the Stephen P. Clark Center, 111 N.W. First Street. Applications may only be filed during the twice-monthly 3-day filing periods. The 1st filing period begins on the 1st Monday of the month, with the 2 nd filing period beginning on the 3rd Monday. Filing periods run for 3 consecutive days ending on Wednesday. Information on what constitutes a complete application, as well as required forms, are available at the Zoning Hearings Section. APPOINTMENTS Applicants are encouraged to meet with Zoning Hearing Specialists prior to filing to obtain information on the hearing process and filing requirements, to go over completed applications and forms, and to review plans. It is important to ensure applications are complete and in order at the time of filing. Call (305) 3752640 during normal working hours to schedule appointments to file applications or arrange for a pre-filing review. Incomplete applications will be rejected. FILE PROCESSING STEPS Within 40 days of filing zoning hearing applications received by the Department are reviewed and a final ad prepared by the Zoning Hearing Specialist is e-mailed and mailed to the applicant, who has 10 days to concur that the advertisement accurately reflects the intent of the applicant. The applicant may modify the requests or plans to improve the application, but may only submit those changes during the filing period (See "Filing") above. If during the review by the Zoning Hearing Specialist, problems are found with the file or plans submitted, the applicant will be sent a deficiency letter within 40 days of filing. The file will be placed on hold and will not be processed further until compliance is received. DEPARTMENT REVIEWS When the file is accepted by the Zoning Hearings Section, it is scanned and distributed to these County Departments who must review the request and provide comments for the recommendation. All departments are expected to provide written comments promptly to avoid delays in the hearing recommendation process. RECOMMENDATION PROCESS After the applicant has reviewed the ad and all departmental comments have been received, the file is forwarded to the Zoning Evaluation Section. The Zoning Evaluation Section is responsible for preparing a detailed analysis and formulating the Department's recommendation on all zoning hearings. Within approximately 50 days of the ad review, the applicant will receive the department's recommendation for approval or denial, and any conditions that may be included. Please review the recommendation and respond promptly to staff if you concur with the recommendation and wish to be placed on the next available agenda. Once the applicant concurs, or if 10 days pass and no response is given, the hearing will be considered closed or "frozen" and no further changes will be accepted. It will then be scheduled on the next available agenda. If you would like to make changes to the requests or plans or submit a covenant, any changes must be submitted to the Zoning Hearing Specialist during the filing period and would require review. ADVERTISEMENT AND NOTICES Within 40 days of filing a Preliminary Notice is mailed to all property owners within a code-specified radius of the property. This notice advises the neighborhood of what the applicant is proposing and explains their options for giving their opinion in support of or against the proposal, prior to the hearing or at the meeting. Applicants for developmental proposals may decide to contact active Homeowner Associations in the area before filing to gauge the opinion of the surrounding area. Thirty days prior to the hearing date another notice is mailed to the neighbors advising of the hearing date, place and time. Additionally, an advertisement is published in The Miami Herald Neighbors Section. Approximately 4 weeks prior to the hearing, a final ad detailing all requests is published in The Miami Daily Business Review and a sign is posted on the property approximately 3 weeks prior to the hearing. American LegalNet, Inc. www.FormsWorkFlow.com BEFORE THE HEARING Approximately 3 weeks prior to the hearing, the applicant's contact person will be mailed a letter notifying them of the hearing date, place and time. Translators and sign language interpreters are available upon request. Call the Agenda Coordinator's Office at (305) 375-1244 at least 10 days in advance to arrange for this service at the meeting. Please note that anyone wishing to submit expert testimony, economic studies, real estate appraisals, reports by consultants, etc., as evidence to be considered at the hearing, must file said documents with the Director at least 10 days prior to the hearing. AT THE HEARING The Community Zoning Appeals Board (CZAB) for the area in which the property is located will usually hear the application. The applicant or the applicant's attorney must be present at the hearing. At the hearing the applicant or the applicant's attorney will be given an opportunity to explain the proposal and to express any dissatisfaction with the conditions imposed. Anyone wishing to speak in favor of the proposal will be given the opportunity. Anyone speaking for the record will be asked to give his/her name and address and to sign in. Anyone opposing the proposal will be given the opportunity to speak. Any submitted petitions or other documents must be given to the Clerk of the Board and will be kept in the file until final disposition. After all sides have been heard, the Chair will close the meeting and a motion will be made and a vote will be taken. Applicants may display large exhibits at the hearing, but must submit an identical 8½" x 11" duplicate for the file. AFTER THE HEARING The decision of the Community Zoning Appeals Board is final unless appealed to the Board of County Commissioners within 14 days from the date of posting or filed with the Circuit Court of the 11 th Judicial Circuit by an aggrieved party or the applicant within 30 days of the transmittal of the resolution of the Board action to the Clerk of the Board of County Commissioners whichever has jurisdiction. A Resolution of the outcome of the hearing will be prepared by the Legal Advisers Office and will be mailed to the applicant. The Resolution
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