There are two types of appeals for zoning decisions made regarding properties located in unincorporated Hillsborough County:
- Land Use Appeals Board (LUAB) — Appeals of a Land Use Hearing Officer’s decision (after a public hearing), or
- Administrative Decision Appeals to Land Use Hearing Officers (LUHO) — Appeals of Administrative Decisions (after an administrative review).
NOTE: All appeals must be filed within 30 calendar days of the date on which the decision is rendered.
Appeals Application Submittals
Both types of appeals are filed with the PGM Zoning Division through the zoning application in-take process. Appeal applications are submitted by appointment only. To schedule an in-take appointment to submit a completed appeals application contact the Zoning Counseling Center, 8:00 a.m. – 4:00 p.m., Monday through Friday at (813) 277 - 1630 or via Email.
Appeal of Administrative or LUHO Decisions Application Information Packet
Land Use Appeals Boards (LUAB)
Land Use Hearing Officers (LUHO) preside over public hearings on Special Uses and Variance applications. The decision of the LUHO is rendered 15 business days after the public hearing. All decisions of the LUHO are appealable to the Land Use Appeals Board within 30 days of the date the decision is rendered.
All appeals to the Land Use Appeals Board (LUAB) are limited to the “record” of the original public hearing, and no new testimony or evidence may be introduced. The Land Use Appeals Board may uphold the decision of the LUHO, or it may remand the case back to the original Hearing Officer for reconsideration on specific issues. The Land Use Appeals Board (LUAB) also determines whether a person or entity has standing to appeal or intervene in an appeal at the appeal hearing (See Land Development Code, Section10.05.02.B.)
The seven members of the Land Use Appeals Board (LUAB) are citizens of Hillsborough County who are appointed by the Board of County Commissioners for three-year terms. This board is quasi-judicial and any appeal of their decisions must be filed in a court of competent jurisdiction (i.e., Circuit Court). The appeals case files are kept in the Citizen Boards Support Office and case data is maintained on the Appeals Board Tracking System.
For more detailed information on appeals to the LUAB for a Land Use Hearing Officer’s Decision (for applications that went to a public hearing) contact:
Manager
Citizen Boards Support
Communications Department
601 E. Kennedy Boulevard, 16th Floor
Tampa, Florida 33602
Phone: (813) 272-7181
Administrative Decision Appeals
Decisions rendered for official zoning administrative reviews may be appealed to a Land Use Hearing Officer (LUHO). Administrative decision appeals must be heard by a Land Use Hearing Officer (LUHO) while presiding over a public hearing.
For more detailed information on appeals of administrative decisions please contact the Zoning Counseling Center:
Zoning Counseling Center
601 E. Kennedy Blvd., 20th Floor
Tampa, Florida 33602
Phone: (813) 307-4739
Contact Zoning by Email |
