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ROGERS
TOWERS
ATTORNEYS AT LAW
Via Hand Delivery
Attn: Mayor Mitchell E. Reeves
City of Atlantic Beach
800 Seminole Road
Atlantic Beach, Florida 32233
Emily G. Pierce 1301 Riverplace Boulevard • Suite 1500
Jacksonville, Florida 32207
904.346.5787
EPierce@rtlaw.com
May 12, 2016
904.398.3911 Main
904.396.0663 Fax
wwwit aw.com
Re: Objection to Form of Gate Petroleum Appeal Hearing May 12, 2016
Dear Mayor Reeves:
This letter serves as our objection to the City Commission conducting the appeal on Gate
Petroleum's Development Permit/Site Development Plans as a de novo hearing. Based on the authorities
cited below, the form of the hearing should be limited to an appeal on the record.
Sections 24-46 and 24-49 of the City of Atlantic Beach Land Development Regulations (LDRs),
discuss the City Commission's responsibility to "hear and decide appeals where there is alleged there is
an error in any ... administrative decision made by the community development director." § 24-46(g),
24-49(a), LDR. In reviewing the appeal of an administrative decision, the Commission is to receive the
transmission of "all documents, plans, or other materials constituting the record upon which the action
being appealed was derived" for its review. § 24-49(a), LDR. Under Florida law, municipal ordinances
are subject to the same rules of construction as state statutes in that each ordinance should be interpreted
as written with meaning given to each word. Clark v. Rameker, 134 S. Ct. 2242, 2248 (2014); Corley v.
U.S., 556 U.S. 303, 314 (2009); Atwater v. Kortum, 95 So. 3d 85, 90 (Fla. 2012); Heart of Adoptions,
Inc. v. J.A., 963 So. 2d 189, 198-99 (Fla. 2007); Rinker Materials Corp. v. City of North Miami, 286 So.
2d 552, 553 (Fla. 1973). The word error means "a mistaken judgment" and the word record means "the
aggregate of the various steps taken below." Black's Law Dictionary 487, 1145 (5th ed. 1979). The
words error and record are rendered meaningless with regard to a de novo hearing since a de novo
hearing requires the applicant to demonstrate anew entitlement to the requested permit, and any errors
below are irrelevant. Id. at 649. Error and record only have meaning in the context of an appeal. An
appeal, by definition, is where a superior reviewing entity, be it a court or an administrative body, is
tasked with reviewing the record of a lower court or body as to the correctness of a ruling or order (i.e. to
deteiniine if an error was made below). M. at 1145; "appeal" Merriam -Webster Online Dictionary. 2016.
http://www.merriam-webster.corn/dictionary/appeal (May 11, 2016).
In order to follow the City's Land Development Regulations and to give meaning to the teiurs
used in Sections 24-46 and 24-49, it is our belief that the City Commission is obligated to conduct these
proceedings as an appeal of Gate Petroleum's peiuiit based strictly on the record below. Compare
Dougherty ex rel. Eisenberg v. City of Miami, 23 So. 3d 156, 158 (Fla. 3d DCA 2009). See also, Exhibit
"1" attached hereto.
We also understand that it is the City attorney's opinion that the proceedings in this appeal are
governed by Section 286.0115(b), Florida Statutes, which sets forth the process which must be followed
Mayor Mitchell E. Reeves
May 12, 2016
Page 2
in quasi-judicial proceedings before local governments. We respectfully disagree with this conclusion
based upon the fact that the underlying decision involves an administrative decision.'
Finally, we are noting for the record a standing objection to any testimony or evidence addressing
matters and issues not directly related to the applicable criteria. See Verizon Wireless Pers. Commc'ns,
L.P. v. Sanctuary at Wulfert Point Cmty. Ass'n, Inc., 916 So. 2d 850, 854-55 (Fla. 2d DCA 2005) (cannot
consider private agreements between the parties).
We thank you for your consideration of these objections and comments.
cc: Brenna Durden, City Attorney
Donna Bartle, City Clerk
' Where a decision involves an administrative or ministerial review, the review does not rise to the level of quasi-
judicial functions that would require increased procedural protection pursuant to Snyder and Jennings. The process
due is in direct correlation to the character of the action being taken. Op. Att'y Gen. Fla. Letter to William Weller,
Cocoa Beach, (Dec. 7, 1995) (declining to extend Snyder beyond land use and rezoning proceedings); Op. Att'y
Gen. Fla. 95-22 (1995) (Snyder and Jennings do not apply to all functions of government); Site development plan
review is administrative. Southern Cooperative Development Fund v. Driggers, 696 F.2d 1347, 1353 (11th Cir.
1983). An appeal to the Commission does not change the underlying character of the action being taken.
From: nvanliere@coab.us
Sent: Thursday, January 28, 2016 3:32 PM
To: mreeves@coab.us
Cc: sperry18@gmail.com; rkomando@coab.us
Subject: RE: Gate Petroleum Mega Gas Station, 535 Atlantic Blvd.
Mayor Reeves,
I have spoken to Rich Komando and he wanted me to pass on that the approval process for the building permit for the
Gate development does not allow for a quasi judicial hearing.
Thanks
Nelson
From: Reeves, Mitch
Sent: Thursday, January 28, 2016 8:57 AM
To: Rich Komando
Cc: Van Liere, Nelson
Subject: Fwd: Gate Petroleum Mega Gas Station, 535 Atlantic Blvd.
Could you give a call to discuss Ms Perry's email request.
Thanks
Mayor Mitch Reeves
800 Seminole Road
Atlantic Beach, Fl 32233
mreeves@coab.us
Cell: 904-955-0101
MReeves@coab.us
Begin forwarded message:
From: Susan Perry <sperryl8@gmail.com>
Date: January 28, 2016 at 8:54:07 AM EST
To: mreeves@coab.us
Subject: Gate Petroleum Mega Gas Station, 535 Atlantic Blvd.
Dear Mayor Reeves,
As a citizen of the City of Atlantic Beach, I am requesting a quasi judicial hearing in reference
tothe construction of a Gate mega gas station at 535 Atlantic Blvd. within two weeks.
Thank you.
Susan Perry
179 Pine Street
(904) 246-6566
Exhibit 1