Item B1BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: March 22, 2011 Division: Growth Mara ement
Bulk Item: Yes No .X Department: Planning T & Environmental Resources
Staff Contact Person/Phone #: Christine Hurley — 289 -2517
- - - - - -- 1111111...1_.
Mike Roberts - 289 -2532
AGENDA ITEM WORDING:
First of two required public hearings to consider an ordinance by the Monroe County Board of County
Commissioners assigning, amending or ratifying the Tier Overlay District Designations for approximately
ninety -two (92) parcels competing for building permits in the Rate of Growth Ordinance (ROGO) allocation
system based on changes made to the Tier Overlay District (Chapter 130 -130 of the Monroe County Land
Development Code) in accordance with the Final Order in DOAH Case No. 06- 2449GM.
ITEM BACKGROUND: Please see attached staff report.
PREVIOUS RELEVANT BOCC ACTION: The Monroe County Board of County Commissioners (BOCC)
adopted Ordinances Nos. 008 -2006, 009 -2006, 010-2006, O 11 -2006, and 013-2006 (Tier Ordinances) which set
forth criteria in the Land Development Regulations implementing a "Tier System" and adopting Tier Overlay
District Maps in order to protect the natural habitat and guide development toward less environmentally
sensitive areas.
CONTRACT/AGREEMENT CHANGES:
nla
STAFF RECOMMENDATIONS: Approval
TOTAL COST: INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: SOURCE OF FUNDS:
REVENUE PRODUCING: Yes No X AMOUNT PER MONTH Year
APPROVED BY: County Atty x OMB/Purchasing Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION: AGENDA ITEM #
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MEMORANDUM
1VIONROE COUNTY PLANNING &
ENVIRONMENTAL RESOURCES DEPARTMENT
We strive to be caring professional and fair
1- �
Through:
Monroe County Board of County Commissioners
Townsley Schwab, Sr. Director of Planning &
Environmental Resources
From: Michael Roberts, CEP, PWS; Sr.
Administratorl.Environmental Resources
Tiffany Stankiewicz, Development Administrator
Date: March 4, 2011
Re: Tier Designation Review Staff Report for County
Commission.
Hearing Date: March 22, 2011
�_ _: 4 OK�1�i�
The Monroe County Board of County Commissioners adopted Ordinances 08-
2006 09 -2006, 10-2006 11-2006 and 13 -2006 in March of 2006. These
Ordinances established in the Land Development Code the criteria for
det the Tier designation, revised the ROOO and NROGO point system
and implemented the Tier Overlay maps for unincorporated Monroe County,
excluding Ocean Reef.
On June 16, 2006 the Department of Community Affairs (DCA) published notice
of the Final Orders determining that the above ordinances were consistent with
Chapter 380 F.S. and were approved. On July 7, 2006 Florida Keys Citizens
Coalition, Inc. and Protect Key West and the Florida Keys, Inc. d/b /a Last Stand
[Petitioners] filed a petition for administrative hearing regarding the Final Orders.
The final administrative hearing was held in February 2007 and the
Administrative Law Judge (ALJ) issued a Recommended Order on June 26, 2007.
The majority of the challenges raised by the Petitioners were rejected by the ALJ,
however three (3) key assertions were upheld and the ALJ determined:
• The four (4) acre minimum threshold for Tier 1 designation was arbitrary
and
WAGROWTH MANAGEMENI1Tier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 1 of 27
1 ■ The one (1) acre Yrii_Y7 * threshold for Special Protection Areas (Tier
2 III -A SPA) was likewise arbitrary.
3 ■ The division of parcels by a road of sixteen feet or more was not a basis to
4 petition for a Tier IIIA property to become Tier III.
5
6 A Final Order was signed on 9126107 by the DCA Secretary Pelham accepting the
7 recommended order incorporating the findings of the AL,T and on 112108, DCA
8 Secretary Pelham issued the Amended Final Order correcting a scrivener's error.
9 The orders required Monroe County to revise Chapter 130 -130 of the Land
10 Development Code to reflect the findings of the Amended Final Order,
11 specifically deleting the acreage criteria that was found to be arbitrary and
12 eliminating the provision that allowed a road of sixteen feet or more to be the
13 basis to petition for a tier designation change from Tier IIIA property to become
14 Tier III.
15
16 After the amended final order, in 2008 and subsequent years the Monroe County
17 "30 day report" submitted to and accepted by the Governor and Cabinet regarding
18 progress under the Area of Critical State Concern, 10 year work program required
19 Monroe County to revise the Tier Maps that were previously rendered tierl es s by
20 the Amended Final Order. The work plan required preparation of new habitat
21 data based on the best available ortho- photography. It also required Monroe
22 County to establish a Tier Designation Review Committee (TDRC) with
23 members selected by the DCA. The TDRC was established to make
24 recommendations to the Monroe County Board of County Commissioners on
25 proposed adjustments to the Tier boundaries for the Tierless properties. This
26 committee consists of biologists with the U.S. Fish & Wildlife Service, Florida
27 Fish & Wildlife Conservation Commission, Florida Department of Environmental
28 Protection and the private sector. A representative of Last Stand also serves on
29 the Committee. The TDRC met monthly from February 2010 through September
30 2010 to review the tier maps and make their recommendations.
31 In addition, the Planning Commission reviewed the proposed tier
32 recommendations by the TDRC and Monroe County staff and conducted Public
33 Hearings regarding the Tier Designations on November 16 and December 1,
34 2010. Following receipt of public input and consideration of the TDRC and Staff
35 recommendations, the Planning Commission made a recommendation to the
36 Board of County Commissioners for designation of each parcel in the Tier
37 System. This Staff report summarizes the recommendations of the TDRC, Staff
38 and the Planning Commission and where these recommendations differ, the
39 reason or rationale behind the variation.
40
41
42
43
WAGROWTH MANAGEMENMTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 2 of 27
1 Tierless Parcel Information and information on parcels recommended for
2 review under Tier Sytem
3
4 The Amended Final Order discussed above resulted in approximately 3093
5 parcels being rendered tierless. In addition, throughout the past several years, the
6 Board of County Commissioners or staff have reviewed the tier designations of
7 other parcels (approximately 3 01) and recommended they be re- reviewed for
8 consideration of an alternate tier under the tier system.
9
10 The Board of County Commissioners should use the information provided in this
11 agenda item to review the parcels that are tierless or those parcels recommended
12 for review and consideration of an alternate tier under the tier system. This is the
13 same criteria used by the TDRC, staff and the Planning Commission to formulate
14 the recommendations in this report and on the maps included in this agenda
15 packet. Please note the TDRC recommendations (from September 30, 2010) are
16 included for Maps 1 -86. The Monroe County staff has recommended alternate
17 recommendations for certain parcels on Maps 5, 8, 10, 12, 17, 19, 20, 25, 29, 30,
18 33, 35, 40, 54, 57, 58, 59, 69, and 78. The Planning Commission recommended
19 additional changes on Maps 5, 17, 19 and 33.
20
21 The following data was provided to the TDRC and the Planning Commission
22 (and is included in the backup material to this report) to assist in the tier
23 detemn'nations:
24 * Section 13 0 -13 0 of the Monroe County Code (Code) (formerly Sec. 9.5-
25 256 at the time of ordinance adoption (Ordinance 10- 2006)); and
26 i The Monroe County Year 2010 Comprehensive Plan (Plan) Policies
27 102.7.3, 103.2.1,105.2.1 and 205.1.1; and
28 i A three -page map series of color aerial maps with reference data
29 including the following on pages numbered 1 through 86 which show:
30 i Previous Conditions (area of parcels, previous tier status as undesignated
31 or with designations, and surrounding parcels and area)
32 i Land Use District Map Designation(Zoning)
33 • Future Land Use Map Designation
34 • Land Cover Hammock
35 • U.S. Fish and Wildlife Listed Species (2009)
36 • Land Cover Habitat 2009 (different vegetative communities)
37 • PLC Challenged Area boundaries (areas needing tiers as a result of the
38 DOAH Case No. 06- 2449GM
39 • Kreuer 2006 recommendations (Plaintiff s expert's recommendations for
40 the challenged areas resulting from the DOAH Case No. 06- 2449G1V)
41 Because of the complex nature of the parcels rendered tierless and the status of
42 each parcel in the Rate of Growth Ordinance building permit allocation system,
W AGROWTH MANAGEME WnTier Committee Meeting and mformation\Staff Report\ Draft BOCC Staff Report
Page 3 of 27
I the parcels to be considered for tier designations have been divided into 4 groups
2 for processing through the land use district Tier Overlay Map amendment
3 process. Your agenda item includes 4 ordinances (one for each sub - group) and
4 spreadsheets that include the data for each parcel. The 4 sub - groups follow:
5
6 1. Ninety -two (92) parcels in the Rate of Growth Ordinance building permit
7 allocation system competing for building permits which are tierless
8
9 2. One Hundred Ten (110) parcels which have no tier for which RGGG
10 allocations or building permits have been issued in the Rate of Growth
11 Ordinance building permit allocation system since the Final Order
12
13 3. Two Thousand Eight Hundred Ninety One (2,891) other parcels which
14 have no tier
15
16 4. Three Hundred One (301) parcels whose owners had petitioned for
17 review or which staff felt should have been changed or which were
18 included to be reviewed because of requests by owners or staff by BOCC
19 Resolution No. 148 -2006 dated March 15, 2006;
20
21 In all, 3428 parcels were reviewed by the Tier Designation Review Committee,
22 staff, Development Review Committee and the Planning Commission. However,
23 due to changes in parcel data (lot combinations, etc.) since this analysis, there are
24 now a total of 3,394 parcels before the Board of County Commissioners for
25 recommendation of a new Tier Designation.
26
27 The TDRC recommendations place 667 parcels or 19% of the reviewed parcels
28 (with a total of 216 acres of hammock) into Tier 1 or SPA. As stated previously,
29 the Planning and Environmental Resources staff made alternate recommendation
30 to the TDRC recommendation for parcels on Maps 5, 8, 10, 12, 17, 19, 20, 25, 29,
31 30, 33, 35, 40, 54, 57, 58, 59 69, and 78. Those alternate recommendations result
32 in 584 parcels of the reviewed parcels recommended for Tier 1 or SPA. The
33 affected 584 parcels contain 204.9 acres of tropical hardwood hammock. The
34 Planning Commission, after taking public input and consideration of the
35 Comprehensive Plan policies made their recommendations, which result in 527
36 parcels being in Tier I or SPA, with a total of 199 acres of hammock. The
37 variation in the Staff and Planning Commission recommendations is based largely
38 on the Planning Commission's interpretation of Comprehensive Plan policy
39 105.2.1(3) which states that Tier III is defined as "any defined geographic area,
40 where a significant portion of land area is not characterized as environmentally
41 sensitive as defined by this Plan, except for dispersed and isolated fragments of
42 environmentally sensitive lands of less than four acres in area, where exista'n
43 platted subdivisions are substantially developed, served by complete
44 infrastructure facilities, and within close proximity to established commercial
45 arm or where a concentration of non - residential uses exists, is to be designated
WAGROWM MANAGEMENMTier Committee Meeting and information\Staff Report\ Draft BoCC Staff Report
Page 4 of 27
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
as an Infill Area. New development and redevelopment are to be highly
encouraged, except within tropical hardwood hammock or pineland patches of an
acre or more in area, where development is to be discouraged. Within an In ll
Area are typically found: Matted subdivisions with 50 percent or more
developed lots situated in areas with few sensitive environmental features, full
ranze of available public infrastructure in terms of paved roads, potable water,
and electricity; and concentrations of commercial and other non - residential uses
within close proximity". The Planning Commission, in considering the above
policy language, recommended placing several parcels that contained tropical
hardwood hammock into Tier III based on the fact that these parcels were located
in well developed subdivisions that were sewed by complete (or nearly so in the
case of wastewater) infrastructure.
The Tier recommendations made by the TDRC, staff and the Planning
Commission are summarized below:
16
17
18
19
20
21
22
23
24
It should be noted that most (60 %) of the parcels reviewed are developed in some
way, with a PC Code that indicates a structure or use exists on the parcel. There
are 1,359 vacant parcels that were reviewed., containing approximately 90 acres of
hammock. while the Planning Commission's recommendations listed above
differ significantly from that of the TDRC, there are only 42 acres of hammock in
vacant Tier III parcels under their recommended Tier designations. The impact
on vacant lands is shown below:
Vacant Parcels (excluding Public Lands
TDRC Staff Plannin Commission
Parcels Acres parcels Acres parcels Acres
Hammock Hammock Hammock
Tier I
Total Parcel Count by Tier
37.82
173
TDRC
Staff
Planning Commission
Tier III -A
108
Parcels
Acres
Parcels
Acres
Parcels e1
Acres
981
30.84
1046
Hammock
1103
Hammock
1359
Hammock
1359
Tier 1
525
170.28
373
55.33
357
55.26
Tier 111 -A
142
45.41
211
146.59
160
141.18
Tier 111
2727
87.44
2810
95.21
2557
103.59
3394
303.13
3394
343.13
3394
303.13
16
17
18
19
20
21
22
23
24
It should be noted that most (60 %) of the parcels reviewed are developed in some
way, with a PC Code that indicates a structure or use exists on the parcel. There
are 1,359 vacant parcels that were reviewed., containing approximately 90 acres of
hammock. while the Planning Commission's recommendations listed above
differ significantly from that of the TDRC, there are only 42 acres of hammock in
vacant Tier III parcels under their recommended Tier designations. The impact
on vacant lands is shown below:
Vacant Parcels (excluding Public Lands
TDRC Staff Plannin Commission
Parcels Acres parcels Acres parcels Acres
Hammock Hammock Hammock
Tier I
270
37.82
173
31.16
166
30.68
Tier III -A
108
22.97
140
23.82
90
18.59
Tier III
981
30.84
1046
36.65
1103
42.36
1359
91.63
1359
91.63
1359
91963
WAGROWTH MANAGEMENMTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 5 of 27
2 The Table below illustrates the changes to previous Tier designations as a result
3 of the various recommendations:
Tier Designation Parcel Anal sis
All Parcels TDRC Staff PC
Parcels per . _ T m T r4 `
Acres Hammock in khan ed Parcels J . J 0 .77 0 . 6 .9...J
Parcels Changed Tier 3 to SPA 119
109
60
21.95
16.54
Acres Hammock in Chan ed Parcels 24.1
Parc ChaTiged SPA S "ri r 1 1
Wo 2ILMOO
Acres . amnioc in Char e Parce - 1 '
. 7
Parcels Changed Tier 1 to SPA 6
18
16
2.33
2.03
Acres Hammock in Changed Parcels 4.27
`i
Parcels Changed SPA to Tier 3 _
Acres Hammock in Changed Parcels 4:89
i .58
1.8
Parcels With No Change 2889
3016
3453
246.06
250.82
Acres Hammock in 1 Parcels 136.41
Parcels Previous Tier "4" to Tier I 13
13
13
5.5
5.5
Acres Hammock in o Tier Parcels 5.5
6
7 II. Differences between TDRC, Staff and Planning Comumission
S Recommendations
9 The TDRC evaluated the challenged parcels with regard to the revised Tier
10 Designation criteria. The removal of acreage criteria from the Code resulted in
11 the TDRC making some recommendations for parcels that contained tropical
12 hardwood hammock vegetation to be Tier I and SPA, while staff felt in some
13 circumstances that these parcels, occurring within existing, substantially
14 developed subdivisions with improved infrastructure, were more appropriately
15 defined as Tier III in accordance with Comp Plan Policy 1 05.2.1 (3) and made
16 their recommendations accordingly.
17
18 Policy 105.2.1
19 Monroe County shall designate all lands outside of mainland Monroe County,
20 except for the Ocean Reef planned development, into three general categories for
21 purposes of its Land Acquisition Program and smart growth initiatives in
22 accordance with the criteria in Policy 205.1.1. These three categories are:
23 Natural Area (Tier 1); Transition and Sprawl Reduction Area (Tier II) on Big
24 Pine Key and No Name Key only; and Infill Area (Tier III). The purposes, general
25 characteristics, and growth management approaches associated with each tier
26 are as follows:
W AGRaWTH MANAGEMENTITier Committee Meeting and information\Staff Report\ Draft BoCC Staff Report
Page 6 of 27
1 3. Infill Area (Tier Ill): Any defined geographic area, where a significant
2 portion of land area is not characterized as environmentally sensitive
3 as defined by this Plan, except for dispersed and isolated fragments of
4 environmentally sensitive lands of less than four acres in area, where
5 existing platted subdivisions are substantially developed, served by
6 complete infrastructure facilities, and within close proximity to
7 established commercial areas, or where a concentration of non-
8 residential uses exists, is to be designated as an Infill Area. New
9 development and redevelopment are to be highly encouraged, except
10 within tropical hardwood hammock or pineland patches of an acre or
11 more in area, where development is to be discouraged. Within an Infill
12 Area are typically found: platted subdivisions with SO percent or more
13 developed lots situated in areas with few sensitive environmental
14 features; full range of available public infrastructure in terms of
15 paved roads, potable water, and electricity; and concentrations of
16 commercial and other non - residential uses within close proximity. In
17 some Infill Areas, a mix of non-residential and high - density residential
18 uses (generally 8 units or more per acre) may also be found that form
19 a Community Center.
20
21 The other major variation between Staff and Planning Commission
22 recommendations and that of the TDRC is the designation of wetlands. In some
23 instances the TDRC recommended a Tier I or SPA designation for a parcel that
24 did not contain native upland vegetation, but was wetland habitat. Where
25 wetlands were the sole native habitat on a parcel, Staff recommends a Tier III
26 designation as stated in the Land Development Code (130 -130) and confirmed by
27 the ALJ on Page 29 of the recommended Order which states:
28 SS. The criteria for designation of Tier I are not vague. The criteria
29 clearly do not include wetland native vegetated areas. The criteria "are
30 used to evaluate upland habitats. " X9.5- 256(c) [now 130 -130]. The term
31 "upland native habitat" is used throughout the criteria; the term
32 "wetland "does not appear in the criteria. Although some wetland areas
33 have been included in Tier I if Hart of a larger natural area. the focus of
34 the Tier system is on uplands {emphasis added}
35
36
37 The parcels designations for SPA are based on changes made to LDC 130 -130
38 (Ordinance No. 10 -2006; Sec. 9.5 -256) which reads (as amended):
39
40 (3) Designated Tier III lands located outside of Big Pine Key and No Name Key
41 with tropical hardwood hammock or pinelands of greater than one acre in area
42 shall be designated as Special Protection Areas.
43 a. The following conditions shall constitute a break in pinelands or
44 tropical hardwood hammock for calculating the one -acre minimum patch
45 size for designation of Tier III -A boundaries:
46 1. U.S. Highway 1, canals and open water
W: \GROWTH MANAGEMEISMTier Committee Meeting and informatfon\Staff Report\ Draft BCCC Staff Report
Page 7 of 27
1 2. Any disturbed pinelands or tropical hardwood hammock with
2 invasive coverage of forty (40) percent or more;
3 3. Property lines of developed lots or vacant lots with a ROGO
4 allocation award or an issued building permit, as of September 28,
5 2005, located within a Land Use District that allows only one unit
G per lot; or
7 4. Property lines of developed parcels of less than 10,000 square
8 feet in area with a ROGOINROGO allocation award or issued
9 building permit, as of September 28, 2005, located within a Land
10 Use District that allows residential development of more than one
11 dwelling unit per parcel/lot or non - residential development.
12
13 III. Process
14
15 Tier overlay amendments are processed as changes to the land use district map
16 (130- 130(e). The Director of Planning shall review and process Tier Overlay map
17 revisions and pass them on to the Development Review Committee and the
18 Planning Commission for recommendation and final approval by the BOCC. In
19 addition to the map amendments, new Ordinances addressing the change in Tier
20 designation of the affected parcels are also required. Staff has prepared four (4)
21 proposed Ordinances that address the varying circumstances of the parcels (1)
22 Parcels competing in ROGO (2) Parcels that have been awarded an allocation or
23 development permit (3) the Parcels that were rendered Tierless by the Final Order
24 and (4) Parcels that were reviewed by previous request of the property owner,
25 BOCC or Staff. These Ordinances will also require final approval by the BOCC.
26
27 The Planning Commission reviewed the revised maps, the reports and
28 recommendations of the Tier Designation Review Committee (TDRC), the
29 Department of Planning & Environmental Resources and the Development
30 Review Committee, and the testimony given at the public hearings, and its
31 recommendations and findings are contained in this report. The BOCC shall
32 consider the staff report, recommendations, and testimony given at the public
33 hearings before it. Because of the statutory notice and Monroe County Code
34 notice requirements, two required notification processes will be followed.
35 Individual notices to parcel owners and newspaper advertising will be provided.
36 Two hearings will be required before the BOCC because of statutory
37 requirements for contiguous parcels of more than 10 acres. These hearings are
38 scheduled for February 22, 2011 and May 4, 2011. If the BOCC approves the
39 Tier designation ordinances on May 4, 2011 the Ordinances will be rendered to
40 the Department of Community Affairs (DCA) on approximately May 1 0,2011.
41 DCA has 60 days to publish the Final Order in the Florida Administrative
42 Weekly, taping us to approximately July 10. Following publication of the Final
43 Order there is a 21 day appeal period, mgking the ordinances effective on Au ust
44 1. 2011 if DCA aunroves the Final Order and there are no challenges. If DCA
45 does not approve by Final Order, the matter goes to DOAH if the county or an
WAGRCW'f'H MANAGEMEJ TMTier Committee Meeting and informa#ion\staff Report\ Draft BOCC Staff Report
Page 8 of 27
I affected party challenges it, thus making the ordinances effective (or not) upon
2 resolution of the challenge.
3
4 IV. Ordinances
5
6 As stated earlier, the parcels recommended for redesignation have been
7 separated into sub- groups because of their status in: the ROGG allocation
8 building permit system; the building permit system; or because they were
9 not originally part of the tierless parcels from the Amended final order. The
10 following sub - groups have been described in the attached ordinances and the
11 breakdown of the recommended changes, with corresponding hammock
12 acreage is included.
13
14
15 1. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
15 COMMISSIONERS ASSIGNING, AMENDING OR RATIFYING THE
17 TIER OVERLAY DISTRICT DESIGNATIONS FOR APPROXIMATELY
18 NINETY -TWO (92) PARCELS COMPETING FOR BUILDING PERMITS
19 IN THE RATE OF GROWTH ORDINANCE ffiOGO) ALLOCATION
20 SYSTEM IN ACCORDANCE WITH THE FINAL ORDER IN DOAH
21 CASE NO.06- 2449GM PROVIDING FOR SEVERABILITY; PROVIDING
22 FOR REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR
23 TRANSMITTAL TO THE DEPARTMENT OF COMMUNITY AFFAIRS
24 AND THE SECRETARY OF STATE; PROVIDING FOR AN EFFECTIVE
25 DATE
29
30
31
32
33
34
35
36
Ninety -two (92) parcels out of approximately 273 applications competing in
ROGO are tierless. Twenty -seven (27) of these 92 have an allocation being held
in abeyance by the Planning Commission. Abeyance means the parcel would
have been awarded an allocation, however because the parcels were rendered
Tierless the County is holding the place for an allocation. The Tier
recommendations for these parcels are summarized in the tables below.
Total Parcel Count by Tier
TDRC
Staff
Planning Commission
Parcels
Acres
Hammock
Parcels
Acres
Hammock
Parcels
Acres
Hammock
Tier I
10
1.01
8
0.74
8
0.74
Tier III -A
14
1.91
8
1.09
2
0.31
Tier III
68
2.33
76
3.42
82
4.2
92
5.25
92
5.25
92
5.25
37
WAGROW M MANAGEMENT\Tier Committee Meeting and informtion\Staff Report\ Draft BOCC Staff Report
Page 9 of 27
Tier Designation Parcel Analysis
All Parcels TDRC Staff PC
Parcels Ch n ed Tier. 3 t: Tier 1
Acres Ham mock in Changed Parcels
0
0
0
0
0
0
Parcels Changed Tier 3 to SPA
Acres Hammock in Changed Parcels
10
7
1
1.27
0.9
0.12
Parcels Changed SPA to Tier 1
Acres Ho
2
2
2
0.
■2
■2
Parcels Changed Tier 1 to SPA
Acres Hammock in Changed Parcels
Parcels Changed SPA to Tier 3
Acres Hammock in Changed Parcels
0
0
0
0
1
0
1
0
1
0.14
0.14
0.14
Parcels With No Change
Acres Hammock in Unchanged Parcels
59
62
68
2.27
2.64
3.42
2
3 One (1) of the 27 parcels being held in abeyance is proposed to be designated to a
4 more restrictive tier (Real Estate Number 00445980- 000000), 10 other parcels of
5 the 65 parcels are recommended for change to a more restrictive tier. Below is a
6 list of the 11 parcels. 8 of these 11 parcels have been scored based on the Tier
7 designation previously assigned. 3 of the 11 parcels have been scored in ROGO
8 as if they were Tier I and are recommended to go to Tier III -A (Real Estate
9 Numbers 00445550 - 000000; 00510450 - 000000; and 00510450- 000000).
10
11 It should be noted that the proposed Tier designation for 8 of these 11 parcels, if
12 adopted by the Board of County Commissioners, would result in their current
13 score in ROGO being reduced due to the change in Tier designation. The
14 recommendation for 3 parcels would result in their current score in ROGO
15 increasing. These parcels are shown below:
16
RE Number
owner Name
Previous
Tier
Staff
Recommendation
Scored in
ROGO as
Hammock
Acres
00210500- 000000
PARKINSON DEAN
III -A
I
III -A
0.13
00210811- 005600
HANEY NORNLAN &
MARIA
III -A
I
III -A
0.16
04445610- 000000
DAVIS SARAH
III
III -A
III
0.14
00445660 - 000000
NATIVE RENTAL
PROPERTIES LLC
III
III -A
I
0.14
00445820 - 000000
TAYLOR MARK AND
ANDREA
III
III -A
III
0.14
00445970- 000000
PARKINSON DEAN
III
III-A
III
0.14
WAGROWTH MANAG Tier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 10 of 27
00445980 - 000000
PARKINSON DEAN
III
III -A
III
0.12
00446940- 000000
HARPER LINDA W
III
III -A
III
0.10
00510280- 000000
WHITE RICHARD H
III
III -A
III
0.12
1
2 As shown in the summary tables above, TDRC, Staff and the Planning
3 Commission had different recommendations for the Tier designations of 14 of the
4 92 parcels. The parcels in question and the rationale for the varying
5 recommendation is provided below.
6
RE
Previous
TDRC
Staff
PC
Map
Reason for
Number,
owner Name
Tier
Series
Difference
00210440-
000000
PARKINSON
III
I
III
IlI
57
Scarified IS lot
00210450-
000000
PARKINSON
III
I
III
III
57
Scarified IS lot
00445510-
000000
DAVIS
III
III -A
III -A
III
35
Policy 105.2.1 (3}
00445560-
NATIVE
000000
RENTAL
III
III -A
III -A
III
35
Policy 105.2.1 (3)
00445820-
000000
TAYLOR
III
III -A
III -A
III
35
Policy i 05.2. i3}
00445970-
000000
PARKINSON
III
III -A
III -A
III
35
Policy 105.2.1 (3)
00445950-
000000
PARKINSON
III
III -A
III -A
III
35
Policy 105.2.1 (3}
00445940-
000000
HARPER
III
III -A
III -A
III
35
Policy 105.2.1 (3}
00454450-
PAZOS
000000
SERAFIN
III
III -A
III
III
30
< 1 acre hammock
00484450-
1
1
000000
NAVARRO
III
III -A
III
III
30
< 1 acre hammock
00484470-
NATIVE
000000
RENTAL
III
III -A
III
III
30
< 1 acre hamm °Ck
00484480-
NATIVE
000000
RENTAL
III
III -A
III
III
30
< 1 acre hammock
00510450-
000000
UIROS
III
1
III -A
III
III
5
c 1 acre °ck
00510460-
000000
LTIROS
III
III -A
III
III
5
c 1 acre hamm ock
7
8
9
10 2. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
11 COMMISSIONERS ASSIGNING TIER OVERLAY DISTRICT MAP
12 DESIGNATIONS TO APPROXIMATELY _ ONE.HUNDRED TEN
13 PARCELS DETERMINED TO HAVE NO TIER ON THE TIER OVERLAY
14 DISTRICT MAP FOR MONROE COUNTY IN DOAH CASE NO. 05-
WAGROWTH MANAG04MMTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 11 of 27
1 2449GM WHICH PARCELS HAVE BEEN THE SUBJECT OF AWARD
2 OF ALLOCATION IN THE RATE OF GROWTH, RGGO} COMPETITION
3 OR HAVE . BEEN ISSUED._,.. BUILDING PERMITS; PROVIDING FOR
4 SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING
5 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE
6 DEPARTMENT OF COMMUNITY AFFAIRS AND THE SECRETARY OF
7 STATE; PROVIDING FOR AN EFFECTIVE DATE
8
9 The Planning Commission has issued allocations for 110 of the Tierless parcels.
10 These allocations were issued prior to the County's knowledge that the ROGO
11 scores were incorrect due to the Tier designations. Many of these have had
12 building permits issued, have homes constructed, or are on the FEMA injunction
13 list.
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
Total Parcel Count by Tier
Parcel Analysis
TDRC
3
0.38
Staff
4.16
PC
0.1
Parcels Changed Tier 3 to SPA
Acres Hammock in Chan ed Parcels
Planning
13
5
TDRC
1.39
Staff
Parcels SPA to Tier 1
crc. c ang Pam s
Commission
0
0
Parcels
Acres
Parcels
Acres
Parcels
Acres
0
0
1
Hammock
0
1
Hammock
0-.17
Hammock
Tier I
4
0.38
2
0.16
2
0.16
Tier III -A
12
1.27
13
1.39
5
0.6
Tier III
94
3.7
95
3.8
103
4.59
110
5.35
110
5.35
110
5935
Tier Designation
All Parcels
arccls Cliang,ed Tier 3 to Tier 1 -
Acres Hock in Changed Parcels
Parcel Analysis
TDRC
3
0.38
Staff
4.16
PC
0.1
Parcels Changed Tier 3 to SPA
Acres Hammock in Chan ed Parcels
12
13
5
1.27
1.39
0.
Parcels SPA to Tier 1
crc. c ang Pam s
0
0
0
0
0
0
Parcels Changed Tier 1 to SPA
Acres Hammock in Changed Parcels
Parcels Changed SPA to Tier 3
Ades Ha mmock in Changed Parcels
0
0
0
0
1
0
1
0
1
0.17
0-.17
0
Parcels With No Change
Acres Hammock in Unchanged
93
94
102
3.5 3
3.63
4.42
WAGROW M MANAGENCESTnTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 12 of 27
Parcels I I I I
1
4 Variation between TDRC, Staff and Planniniz Commission Recommendations:
RE
Current
Previous
TDRC
Staff
PC
Map
Reason for
Number
owner Name
Tier
Tier
Series
Difference
00468420-
000004
WRIGHT
UNDES
III
I
III -A
III -A
8
00468430-
WRIGHT
000000
TRUST
UNDES
III
I
III -A
III -A
8
00447450-
< 1 acre
000000
PARKINSON
UNDES
III
III -A
III
III
35
hammock
00445810-
000000
PARKINSON
UNDES
III
III -A
III -A
III
35
Polic 105.2.1 3
00445920-
000000
ZBRAANAK
UNDES
III
III -A
III -A
III
35
Policy 105.2.1 3
00446820-
000000
CALDVY ELL
UNDES
III
III -A
III -A
III
35
Pojjc 105.2.1 3
00446960-
000000
PARKINSON
UNDES
III
III -A
III -A
III
35
Polic 105.2.1 3
00447080-
000000
PARKINSON
UNDES
III
III -A
III -A
III
35
Policy 105.2.1 3
00447090-
000000
PARKINSON
UNDES
III
III -A
III -A
III
35
Policy 105.2.1 3
00526620-
NATIVE
000000
RENTAL
UNDES
III
III -A
III -A
III
17
Pol' ICY 105.2.1 3
00526630-
JEMA
000000
INVEST
UNDES
III
III -A
III -A
III
17
Polic 105.2.1 3
WAGRoWTH MANAGEMEN RTier Committee Meeting and information\Staff Report\ Draft BDCC Staff Report
Page 13 of 27
1
2 3. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
3 COMMISSIONERS ASSIGNING TIER OVERLAY DISTRICT MAP
4 DESIGNATIONS TO APPROX1MATELY TWO THOUSAND EIGHT
5 HUNDRED NINETY ONE (2891) PARCELS DETERMINED TO HAVE
6 NO TIER ON THE TIER OVERLAY DISTRICT MAP FOR MONROE
7 COUNTY IN DOAH CASE No. 06- 2449GM PROVIDING FOR
8 SEVERABILITY; PROVIDING FOR REPEAL OF CONFLICTING
9 PROVISIONS; PROVIDING FOR TRANSMITTAL TO THE
10 DEPARTMENT OF COMMUNITY AFFAIRS AND THE SECRETARY OF
11 STATE; PROVIDING FOR AN EFFECTIVE BATE
12
13 The majority of parcels to be reviewed fall under this ordinance. These
14 parcels represent the focus of the original challenge. The challenge areas
15 included entire subdivisions and as a result many of the parcels being
16 reviewed are already developed lots. In addition, a number of the parcels
17 reviewed are in Public ownership. As stated previously in this report, the
18 impact to privately owned vacant property is considerably less than reflected
19 in the following tables.
20
21
22
23
24
25
26
27
28
29
30
31
1i
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
Total Parcel Count by Tier
Parcels Changed Tier 3 to Tier 1
Acres Hammock in Changed Parcels
TDRC
Staff
Planning Commission
10.12
Parcels
Acres
Hammock
Parcels
Acres
Hammock
Parcels
A e
Acres Hammock
Tier I
290
135.71
155
25.98
156
26.12
Tier III-
A
110
37.96
172
141.75
1 137
138.24
Tier III
2491
80.59
2561
85.5
2598
89.9
2891
254.26
2891
254.26
2891
254.26
Tier Designation Parcel Anal sis
All Parcels TDRC Staff PC
Parcels Changed Tier 3 to Tier 1
Acres Hammock in Changed Parcels
149
7.
5
10.12
1 6.6.5
6.
Parcels Changed Tier 3 to SPA
Acres Hammock in Chan ed P_ arcels
94
89
54
21.11
19.55
15.12
-P'orcc -,s7C-h-ain1-7CTS PTT-to'Tier 1
A cres Haraimock in Parcels
130
6
60
120.04
13.78
13r7-8
Parcels Changed Tier 1 to SPA 1
0
1 0
0
w:\OROwTH MANAOEMENT1Tier Comnuttee Meeting and mformation\Staff Report\ Daft BOCC Staff Report
Page 14 of 27
Acres Hammock in Chanced Parcels 1 0 1 0 1 0
Parcels Changed SPA to Tier 3
Acres Hammock in Changed Parcels
3
6
6
0.58
1.57
1.57
Parcels With No Change
Acres Hammock in Unchanged Parcels
2504
2638
2675
96.86
207.05
210.45
Parcels Tier "0"
Acres Hammock in Unchanged Parcels
11
11
11
5.5
5.5
5.5
1
W AGROWTH MANAGEME SMTier Committee Meeting and mformation\Staff Report\ Draft BGCC Staff Report
Page 15 of 27
Curr
RE
ent
Prev
TDRC
Staff
PC
Map
Reason for
Number
Owner Name
Tier
Tier
Series
Difference
00510400-
KAR ROW
UND
000000
ROBERT
ES
III
III -A
III -A
111
5
Polic y 105.2.1 3
00510420-
MON ROE
UND
000000
COUNTY
ES
III
III -A
III -A
111
5
Policy 105.2.1 3
00510430-
FLAT ROCK AIR
UND
000000
LLC
ES
III
III -A
III -A
111
5
Policy 1 05.2.1 3
00510440-
FLAT ROCK AIR
UND
000000
LLC
ES
III
111 -A
III -A
111
5
Policy 105.2.1 3
00510800-
PETERSON
UND
000000
JAMES L
ES
III
III -A
111 -A
111
5
Policy 105.2.1 3
00510810-
VARKIS MARIA
UND
000000
ISABEL
ES
III
III -A
III -A
111
5
Policy 105.2.1 3
00510820-
VARKIS MARIA
UND
000000
ISABEL
ES
III
III -A
III -A
111
5
Polic 105.2.1 3
KUBIT DONALD
00456540-
E & MARY
UND
000000
ALICE
ES
III
I
111 -A
III -A
8
Polk 105.2.1 3
LOVERIDGE
00465550-
FREDERICK C &
UND
000000
MARY
ES
III
I
III -A
III -A
8
Policy 105.2.1 3
LOVE R I DG E
00466560-
FREDERICK C &
UND
000000
MARY
ES
III
I
111 -A
111 -A
8
Policy 1 05.2.1 3
00468310-
DAVIS RONALD
UND
000000
A
ES
III
I
III -A
III -A
8
Polk 105.2. 1 3
00468320-
DAVIS RONALD
UND
000000
A
ES
III
I
111 -A
111 -A
8
Polic y 1 05.2.1 3
W AGROWTH MANAGEME SMTier Committee Meeting and mformation\Staff Report\ Draft BGCC Staff Report
Page 15 of 27
00468390-
MARTIN ETTI
UND
000000
V I CTO R I O E
ES
III
1
III
S
Polio 105.2.1 3
00468400-
MART N ETTI
UND
000000
VICTORIO E
ES
III
I
111
8
Policy 145.2.1 3
00466830-
UND
000000
V I G O JOSE C
ES
III
111 -A
111
111
8
< 1 acre hammock
00466990
UN D
000000
BOYCE JOHN J
ES
III
III -A
III
111
8
< 1 acre hammock
00458560-
RAYMOND
UND
000000
MARIA J
ES
III
111 -A
III
111
12
X40% exotic
00458710-
RAYMOND
UND
000000
MARIA J
ES
III
111 -A
III
111
12
X40% exotic
00525110-
CLEMMONS
UND
000000
ROBERT
ES
III
111 -A
III -A
111
17
Policy 105.2.1 3
00525370-
CLEMMONS
UND
000000
ROBERT M
ES
III
111 -A
III -A
111
17
Policy 105.2.1 3
00526640-
POWER
UND
000000
RO B E RT J
ES
III
11 1 -A
111 -A
111
17
Policy 145.2.1 3
00526740-
POWER
UND
000000
RO B E RT J
ES
III
111 -A
111 -A
111
17
Policy 105.2.1 3
JEMA
00526750-
INVESTMENTS
UND
000000
INC
ES
III
111 -A
III -A
111
17
Policy 105.2.1 3�
00526760-
UND
000000
ORTIZ BETTY
ES
III
111 -A
III -A
111
17
Policy 105.2.1 (3)
commercial
DAVID
property, art p
not
00487120-
ENTERPRISES
UND
of a larger
000000
LLC
ES
111
I
III
29
ecos stem
developed parcels
00088590-
PO PP LINDA
UND
with canopy, no
000000
LOU
ES
III
111 -A
III
111
29
hammock
SOUTH
FLORIDA
00486850-
EQUITY GROUP
UND
000100
LLC
ES
IIIA
I
III -A
III -A
29
Policy 145.2.1 3
00490090
BAY HARBOR
UND
000000
29 LLC
ES
III
I
I
111
30
Policy 1 05.2.1 3
00490100-
BAY HARBOR
UND
000000
29 LLC
ES
III
I
I
III
30
- Policy 105.2.1 3
00490110-
BAY HARBOR
UND
000000
30 LLC
ES
III
I
I
III
30
Policy 105.2.1 3
00088570-
MAHO N EY
UND
000000
HARRY E AND
ES
III
I
III -A
III -A
30
Policy 105.2.1 3
WAGROWTH MANAGENMMTier Committee Meeting and 1 i formation\Staff Report\ Draft BOCC Staff Report
Page 16 of 27
ELVIRA F
00483370- GLENN UND
000000 DOUGLAS S ES
III
Iii -A
111
ill
30
Exotic > 40%
00447420- JACOBS UND
000000 ROBERT C ES
III
111-A
ill
ill
35
Exotic > 40%
00447460- UND
000000 M ESKE ES
Iii
111 -A
11I
111
35
Exotic > 40%
00445580- POPKO UND
000000 EDWARD S 11 ES
III
111 -A
Ill -A
Ili
35
Polic 145.2.1 3
00445590- PO P KO UND
000000 EDWARD S 11 ES
III
111 -A
111 -A
111
35
Polic 105.2.1 3
CORTIZO
00445830- MIGUEL AND UND
000000 TITA ES
III
111 -A
111 -A
111
35
Policy 105.2.1 3
00445960- UND
000000 GARCIA ES
III
111 -A
111 -A
111
35
y2lic 145.2.1 3
00446070- GO NZALEZ UND
000000 ANG E L J ES
III
111 -A
111 -A
111
35
Polic 105.2.1 3
00445090- GG NZALEZ UND
000000 HOMERO ES
III
111 -A
111 -A
111
35
Polic 145.2.1 3
00445930- ANGELONI UND
000000 DOTTI E E ES
III
111 -A
Ill -A
111
35
Policy 105.2.1 3
00446950- REGISTER UND
000000 CASEY ES
III
111 -A
111 -A
111
35
Polic 105.2.1 3
00445970- UND
000000 MORALES ES
III
111 -A
111 -A
111
35
Polic 145.2.1 3
00445980- UND
000000 PEREZ ES
III
111 -A
111 -A
111
35
Polic y 145.2.1 3
00447010- UND
000000 ALFONSO ES
III
111 -A
111 -A
111
35
Policy 105.2.1
00447290- UND
000000 BARR ES
III
111 -A
III-A
111
35
Policy 105.2.1 3
00447300- UND
000000 BARR ES
III
111 -A
111 -A
111
35
Polic 105.2.1 3
00447310- UND
000000 MONTESIN ES
III
111 -A
111 -A
111
35
Policy 105.2.1 3
00447470- UND
004400 M ESKE ES
III
111 -A
111 -A
111
35
Polic y 105.2.1 3
00447480- UND
000000 POUZA ES
III
111 -A
111 -A
111
35
Polic 105.2.1 3
WAGRGWTH MANAGEMEIMTier Committee Meeting and infoxmation\Staff Report\ Draft BOCC Staff Report
Page 17 of 27
00447500-
UND
000000
FLISOCK
ES
III
III -A
III -A
111
35
Policy 105.2.1 3
00447510-
UND
000000
FLISOCK
ES
Ill
III -A
III -A
111
35
Policy 105.2.1 3
00447610-
UND
000000
RHYN E
ES
III
III -A
III -A
111
35
Polic 105.2.1 3
00447620-
UND
000000
VERA
ES
III
III -A
III -A
111
35
105.2.1 3
00447770-
UND
- Policy
000000
KOESY
ES
III
Ill-A
111 -A
111
35
Policy 105.2.1 3
00447780-
UND
000400
KOESY
ES
III
III -A
III -A
111
35
Policy 105.2.1 3
00447920-
MCKAY
UND
000000
PROPERTIES
ES
111
111 -A
III -A
111
35
±alicy 105.2.1 3
00566010-
UND
000000
PU RSLEY
ES
III
III -A
1I1
Ill
40
< 1 acre hammock
00566300-
UND
000000
ARROYO
ES
111
III -A
Ill
Ill
40
developed_ parcel
00215130-
UND
mangrove
000000
MATTI LA
ES
Ill
1
I11
11 I
54
wetlands
00209150-
UND
000000
J 0 HAN SO N
ES
III
I
11 I
Ill
57
Exotic > 40%
00209160-
C0 U NTY O F
UND
000000
M 0 N RO E
ES
Ill
I
Ill
11 I
57
Exotic > 40%
00209170-
COUNTY O F
UND
000000
MONROE
ES
Ill
1
1I1
II1
57
Exotic > 40%
BRANCH
00210480-
BANKING AND
UND
000000
TRUST
ES
III
I
II1
Ill
57
Exotic > 40%
BRANCH
00210490-
BANKING AND
UND
000000
TRUST
ES
Ill
I
Ill
111
57
Exotic > 40%
00210650-
UND
000000
SHARPE
ES
111
I
Ill
Ill
57
Exotic > 40%
00210811-
UND
011400
DONATHAN
ES
III
I
111
111
57
Exotic > 40%
00210811-
UND
011500
DO NATHAN
ES
Ill
I
Ill
Ill
57
Exotic > 40%
00211200-
UND
000000
R E ITE R
ES
III
1
111
I I 1
58
developed land
00211200-
UND
000100
M 00 RC RQ FT
ES
III
1
I 1 I
I ! 1
58
developed land
WAGROWM MANAGEMENT1Tier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 18 of 27
00211230- UND
000000 R E ITE R ES I I l I
III
111
58
wetland lots
00211240- SCHNEIDER UND
000000 PROPERTY ES III I
111
111
58
wetland lots
00211250- SCHNEIDER UND
000000 PROPERTY ES III I
111
111
58
wetland lots
00211260- UND
000000 HOOD ES III 1
11 I
111
58
wetland lots
00211270- UND
000000 SHANEBROOK ES III 1
111
111
58
wetland lots
00211280- U N D
000000 RUSH ES III 1
111
111
58
wetland lots
00211290- MONROE UND
000000 COUNTY ES III I
111
111
58
wetland lots
00211300- MONROE UND
000000 COUNTY ES 111 I
111
111
58
wetland lots
00211310- CRUZ RENE & UND
000000 SHEILA K ES 111 1
111
111
58
develo ed land
00211320- CRUZ RENE A & UND
000000 SHEILA K ES III 1
111
111
58
wetland lots
00185860- RICK JOHN & UND
000000 CARO LYN ES III 1
111
111
69
wetland lots
00185870- UND
000000 TATHAM ES III I
111
111
69
wetland lots
00155880- UND
000000 KING JEWEL ES III I
111
111
69
wetland lots
00185890- U N D
000040 KING JEWEL ES III I
111
111
69
wetland lots
00185900- TATHAM UND
000000 BERNICE ES III I
111
111
69
wetland lots
00185910- U N D
000000 EWALD ERIC ES III 1
111
111
69
wetland lots
00155920- HERBERT JOHN UND
000000 R ES III I
Ill
111
69
wetland lots
00185930- JENDRUSIAK UND
000000 GEORGE ES III I
III
111
69
wetland lots
00185940- JENDRUSIAK UND
000000 G EO RG E A ES III 1
111
111
69
wetland lots
00185950- UND
000000 D ITZLE R ES III I
111
111
69
wetland lots
00186040- SAGER UND
000000 MANAGEMENT ES III I
1 I 1
111
69
wetland lots
WAGRGWTH MANAG Tier Committee Meeting awd mformation\Staff Report\ Draft BGCC Staff Report
Page 19 of 27
00186050- LOUIS PAULA UND
000000 CREDIT ES III I
1 [ I
111
69
wetland lots
00186060- CU RTISS UND
000000 TRUSTEES ES III 1
111
111
69
wetland lots
00186070- CU RTISS UND
000000 TRUSTEES ES III 1
1 [ 1
I 1 I
69
wetland lots
00186080- UND
000000 RICE SYLVIA ES III 1
llI
I11
69
wetland lots
00186090- UND
000000 RICE SYLVIA ES III I
II1
111
69
wetland lots
00186100- UND
000000 RICE SYLVIA L ES III I
111
111
69
wetland lots
00186110- ZUCKERMAN UND
000000 JACK ES [ 1 I 1
1 [ I
111
69
wetland lots
00 186120- SAGER UND
000000 MANAGEMENT ES III 1
111
111
69
wetland lots
00186130- SAGER UND
000000 MANAGEMENT ES III I
111
III
69
wetland lots
00186140- PHILLIPS AND UND
000000 TRICE INC ES III I
111
111
69
wetland lots
00186150- PHILLIPS AND UND
000000 TRICE INC ES 111 1
II1
1I1
69
wetland lots
00186160- BEAUPERTHUY UND
000000 LUIS B ES III I
[ [ I
111
69
wetland lots
00186170- SAGER UND
000000 MANAGEMENT ES III I
I I1
111
69
wetland lots
100186180- UND
000000 EWALD ERIC ES III 1
[ [ 1
111
69
wetland lots
00186190- UND
000000 EWALD ERIC ES III 1
III
II1
69
wetland lots
00186200- UND
000000 TAT CO ES I [ 1 1
111
[ [1
69
wetland lots
00186210- TATHAM UND
000000 B E R N I C E ES 11 I I
III
III
69
wetland lots
00186220- MONROE UND
000000 COUNTY ES 111 1
I11
111
69
wetland lots
00186230- CHMIELEWSKI UND
000000 PATRICIA ES 111 I
I11
111
69
wetland lots
00118420- UND
000000 GOOD LLOYD A ES 111 I
111
III
78
Sugarloaf Lod e
00522590- UND
C 1 acm surrounded b
000000 LEVER -DUFFY ES 111 1
1I1
1
20
development
WAGROWTH MANAGEMEWnTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 20 of 27
1 4. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
2 COMMISSIONERS AMENDING OR RATIFYING THE TIER OVERLAY
3 DISTRICT DESIGNATIONS FOR APPROXIMATELY THREE
4 HUNDRED ONE (301) PARCELS PROPOSED FOR REVIEW BY THE
5 BOARD . OF COUNTY COMMISSIONERS, STAFF OWNERS,
5 WHICH PARCELS ,. CURRENTLY HAVE TIER , DESIGNATIONS
7 PROVIDING FOR SEVER.A.BILITY; PROVIDING FOR REPEAL OF
8 CONFLICTING PROVISIONS; PROVIDING FOR TRANSMITTAL TO
9 THE DEPARTMENT OF COMMUNITY AFFAIRS AND THE
10 SECRETARY OF STATE; PROVIDING FOR AN EFFECTIVE DATE
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
1i
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
There are 301 parcels that have a Tier Designation where the property owners or
staff applied for reconsideration of the Tier Designation, or were included in a
BOCC resolution for Staff to review the Tier designation. Most of these
applications were evaluated by a Special Magistrate using the now invalid criteria
and need to be re- evaluated using the revised criteria.
Total Parse! Count by Tier
Planning
TDRC
Staff
Commission
Parcels
Acres
Parcels
Acres
Parcels
Acres
Hammock
Hammock
Hammock
Tier i
221
33.18
205
31.45
201
31.24
Tier iii-
6
18
A
4.27
2.33
15
2.03
Tier Iii
74
0.82
77
4.49
84
5
301
38.27
301
38.27
301
38,27
WAGROWTH MANAGEME IWier Committee Meeting and mformation\Staff Report) Draft BaCC staff Report
Page 21 of 27
Parcels Changed SPA to Tier 3
Acres Hammock in Changed Parcels
0
0
0
0
0
0
Parcels with No Change
Acres Hammock in Unchanged Parcels
222
207
202
33.19
31.46
31.25
3
4
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
ss
** 3.17 acres mapped as hammock that is cleared land with no hammock. See Map Series 59;
RE #'s 00114090 & 00114120
RE
owner
Current
Number
Name
Tier
TDRC
Staff
PC
Reason for Difference
0044$140-
MAN N IX
000000
JOHN S
I
1
I
III
Policy 105.2.1 3
00448150-
MAN N IX
000000
JOHN S
I
I
I
III
Policy 105.2.1 3
RASPALL
00448380-
CARLOS
000000
&
I
1
I
Ill
Policy 105.2.1 3
CRUZ
00448470-
MANU E
000000
L
I
I
I
III
Polic 1 05.2.1 3
00453990-
FRIED
000000
HAROLD
1
I
III
III
no ham mock
hammock lots adjacent
00544590-
to Tier I but within
000000
TIFF
I
I
III -A
III -A
developed subdivision
00544600-
000000
TIFF
1
I
Ill -A
111 -A
COUNTY
OF
00544620-
M O N RO
000000
E
I
1
III -A
Ill -A
00545100-
000000
TIITF
1
1
111 -A
III -A
hammock lots adjacent
00545110-
000000
TIITF
I
I
III -A
III -A
to Tier 1 but within
developed subdivision
00545200-
000000
TIITF
I
1
III -A
111 -A
00545230-
000000
TIITF
I
I
III -A
III -A
00545240-
000000
TIITF
I
I
111 -A
III -A
00545250-
000000
YU HASZ
I
I
111 -A
111 -A
w:\GROwTH MANAGEM DMTier Committee Meeting and infoxmation\Staff Report\ Dmaff BOCC Staff Report
Page 22 of 27
00545260-
000000 TIITF I 1 III -A III -A
00545270-
000000 TIITF I I 111 -A 111 -A
00545280 -
000000 TIITF 1 1 111 -A 111 -A hammock lots adjacent
to Tier 1 but within
00545310- SEOURIT developed subdivision
000000 Y FIRST I I 111 -A 111 -A
00545320-
000000 TIITF I I 111 -A 111 -A
00545330-
000000 TIITF I I 111 -A 111 -A
00114090- BOUND Industrial Parcel, no
000000 RY LTD I 111 -A III III hammock
KRAUSE
00114090- R U DO LP Industrial Parcel, no
000100 H I 111 -A III III hammock
00114120 - KAPIRIS Industrial Parcel, no
000000 I RE N E I 111 -A III III hammock
00480640- ALB U RY
000000 SHARON I 111 -A 111 -A III Policy 105.2.1 3
00480650- ALB U RY
000000 SHARON I 111 -A 111 -A III Policy 105.2.1 3
1
2 Note that the Tier designations were determined based on site characteristics and
3 not on ownership. The parcels above that are in public ownership (TIITF,
4 Monroe County) may more appropriately be designated Tier I in accordance with
5 Policy 205.1.1.
5
7 V. Consistency with the Principles for Guiding Development in the Florida
S Keys Area of Critical State Concern pursuant to F.S. Chapter 380.0552(7).
9
10 For the purposes of reviewing consistency of the Land Development Code or any
11 amendments to the Code with the principles for guiding development and any
12 amendments to the principles, the principles shall be construed as a whole and no
13 specific provision shall be construed or applied in isolation from the other
14 provisions.
15
16 (a) To strengthen local government capabilities for managing land use and
17 development so that local government is able to achieve these objectives
18 without the continuation of the area of critical state concern designation.
19 (b) To protect shoreline and marine resources, including mangroves, coral
20 reef formations, seagrass beds, wetlands, fish and wildlife, and their
21 habitat.
WAGRGwTH MANAGEMENT1Tier Committee Meeting and mformation\Staff Report\ Draft BOCC Staff Report
Page 23 of 27
I (c) To protect upland resources, tropical biological communities,
2 freshwater wetlands, native tropical vegetation (for example, hardwood
3 hammocks and pinelands), dune ridges and beaches, wildlife, and their
4 habitat.
5 (d) To ensure the maximum well -being of the Florida Keys and its citizens
6 through sound economic development.
7 (e) To limit the adverse impacts of development on the quality of water
8 throughout the Florida Keys.
9 (f) To enhance natural scenic resources, promote the aesthetic benefits of
10 the natural environment, and ensure that development is compatible with
11 the unique historic character of the Florida Keys.
12 (g) To protect the historical heritage of the Florida Keys.
13 (h) To protect the value, efficiency, cost - effectiveness, and amortized life
14 of existing and proposed major public investments, including:
15 1. The Florida Keys Aqueduct and water supply facilities;
16 2. Sewage collection and disposal facilities;
17 3. Solid waste collection and disposal facilities;
18 4. Key West Naval Air Station and other military facilities;
19 5. Transportation facilities;
20 6. Federal parks, wildlife refuges, and marine sanctuaries;
21 7. State parks, recreation facilities, aquatic preserves, and other
22 publicly owned properties;
23 8. City electric service and the Florida Keys Electric Co -op; and
24 9. Other utilities, as appropriate.
25 (i) To limit the adverse impacts of public investments on the
26 environmental resources of the Florida Keys.
27 0) To make available adequate affordable housing for all sectors of the
28 population of the Florida Keys.
29 (k) To provide adequate alternatives for the protection of public safety
30 and welfare in the event of a natural or manmade disaster and for a
31 post disaster reconstruction plan.
32 (1} To protect the public health, safety, and welfare of the citizens of
33 the Florida Keys and maintain the Florida Keys as a unique Florida
34 resource.
35 Staff finds the proposed amendment consistent with the Principles for Guiding
36 Development as a whole and is not inconsistent with any one principle.
37
WAGROWTH MANAGEMENI1Tier Committee Meeting and mformation\Staff Report\ Draft BOCC Staff Report
Page 24 of 27
1
2 VI. Staff Recommendation:
3
4 Staff recommends:
5
6 I. The Board of County Commissioners recommend approval of the four
7 ordinances, with the staff recommended alternative designations on Maps
8 5 8, 10, 12, 17, 19, 20 25, 29, 30 33 35, 40, 54, 57,58, 59 59, and 78,
9 that indicate the recommended tier designations for all parcels included in
10 the 4 sub - groups including:
11
12 1. AN ORDINANCE BY THE MONROE COUNTY BOARD OF
13 COUNTY COMMISSIONERS ASSIGNING, AMENDING OR
14 RATIFYING THE TIER OVERLAY DISTRICT DESIGNATIONS
15 FOR APPROXIMATELY NINETY -TWO (92) PARCELS
16 COMPETING FOR BUILDING PERMITS IN THE RATE OF
17 GROWTH ORDINANCE (ROGO) ALLOCATION SYSTEM IN
18 ACCORDANCE WITH THE FINAL ORDER IN DOAH CASE NO.
19 06- 2449GM;
04vi
21 2. AN ORDINANCE BY THE MONROE COUNTY BOARD OF
22 COUNTY COMMISSIONERS ASSIGNING TIER OVERLAY
23 DISTRICT MAP DESIGNATIONS TO APPROXIMATELY ONE
24 HUNDRED TEN (I 10) PARCELS DETERMINED TO HAVE NO
25 TIER ON THE TIER OVERLAY DISTRICT MAP FOR MONROE
26 COUNTY IN DOAH CASE NO. 06- 2449GM WHICH PARCELS
27 HAVE BEEN THE SUBJECT OF AWARD OF ALLOCATION IN
28 THE RATE OF GROWTH (ROGO) COMPETITION OR HAVE
29 BEEN ISSUED BUILDING PERMITS;
30
31
32 3. AN ORDINANCE BY THE MONROE COUNTY BOARD OF
33 COUNTY COMMISSIONERS ASSIGNING TIER OVERLAY
34 DISTRICT MAP DESIGNATIONS TO APPROXIMATELY TWO
35 THOUSAND EIGHT HUNDRED NINETY ONE (2891) PARCELS
36 DETERMINED TO HAVE NO TIER ON THE TIER OVERLAY
37 DISTRICT MAP FOR MONROE COUNTY IN DOAH CASE NO.
38 06- 2449GM
Mt
J
W AGRGWTH MANAGEWWRTier Committee Meeting and infonnation\Staff Report\ Draft BoCC Staff Report
Page 25 of 27
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
4. AN ORDINANCE BY THE MONROE COUNTY BOARD OF
COUNTY COMMISSIONERS AMENDING OR RATIFYING THE
TIER OVERLAY DISTRICT DESIGNATIONS FOR
APPROXIMATELY THREE HUNDRED ONE (301) PARCELS
PROPOSED FOR REVIEW BY THE BOARD OF COUNTY
COMMISSIONERS, STAFF OR OWNERS, WHICH PARCELS
CURRENTLY HAVE TIER DESIGNATIONS
H. The Board of County Commissioners review and discuss the following 8
parcels competing in ROGO and make a determination as to whether these 8
parcels should maintain the original tier designation as shown below. Seven
(7) of the 8 parcels have not yet come before the Planning Commission for
award. One (1) of the 8 parcels has a ROGO allocation held in abeyance by
the Planning Commission and another one may have a ROGO allocation held
in abeyance by the Planning Commission at the March 9, 2011, meeting.
16
18
19
20
21
22
23
III. Any parcel which has a ROGO allocation being held in abeyance whose
tier designation did not change shall be awarded after the ordinances
amending the tier designations are effective with no challenge being filed.
The remaining parcels in ROGO will be rescored and re- ranked based on
the applicable tiers.
WAGROW M MANAGEMEISMTier Committee Meeting and infonwtion\Staff Report\ Dram BaCC Staff Report
Page 26 of 27
ROGO
Prev
TDRC
Staff
PC
Reason for
APPLI
Tier
Difference
CATIO
RE
N
Number
Corner Name
DATE
ROGO STATUS
00210500
PARKINSON
15-
- 004000
DEAN
Mar -06
- Competin g
III -A
I
I
I
HANEY
00210811
NORMAN &i
23-
III -A
I
I
I
- 005500
MARIA
Dec -05
Com tin
00445810
DAVIS
16 -Jan-
III
III -A
III -A
III
Policy
- 000000
SARAH
07
Competin
105.2 i 3
NATIVE
00445660
RENTAL
2 -Feb-
III
III -A
III -A
III
Policy
-000000
PROPERTIES
10
Com in
105-2.1(3)
TAYLOR
00445820
MARK AND
2-Jan-
III
III -A
III -A
III
Policy
-000000
ANDREA
07
Competing
105.2.1 {3}
00445870
PARKINSON
5 -May-
III
III -A
III -A
III
Policy
-OD0000
DEAN
05
Competing
105-2.1(3
PC Reso 04-10,
3/10/20110 held an
allocation in
III
III -A
III -A
III
Policy
abeyance for this
105.2.1 {3}
00445980
PARKINSON
7-Jan-
application (ROGO
-000000
DEAN
05
Y18O2
00446940
HARPER
16-
I
III
III -A
1
III -A
III
1
Policy
4)00000
LINDA W
Feb -07
Competing in ROGO
I
105.2.1 3
16
18
19
20
21
22
23
III. Any parcel which has a ROGO allocation being held in abeyance whose
tier designation did not change shall be awarded after the ordinances
amending the tier designations are effective with no challenge being filed.
The remaining parcels in ROGO will be rescored and re- ranked based on
the applicable tiers.
WAGROW M MANAGEMEISMTier Committee Meeting and infonwtion\Staff Report\ Dram BaCC Staff Report
Page 26 of 27
I VII. Exhibits
2 Comprehensive Plan Policies
3 Revised Land Development Code 13 0 -13 0
4 Tier Designation Review Committee (TDRC) Recommendation Maps (55)
5 Monroe County Environmental Resources Staff Recommendation Maps (14)
5 Pages 8, 10, 12, 25, 29, 30, 35, 40, 54, 57 59, 69, and 78
7 Proposed Ordinances (4)
8 TDRC Meeting Minutes
9 Planning Commission Hearing Minutes
to
11
WAGROW M MANAGEMENT1Tier Committee Meefmg and information\Staff Report\ Draft BGCC Staff Report
Page 27 of 27
ORDINANCE - 2011
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS ASSIGNING, AMENDING OR RATIFYING THE TIER OVERLAY
DISTRICT DESIGNATIONS FOR APPROXIMATELY NINETY -TWO (92) PARCELS
COMPETING FOR BUILDING PERMITS IN THE RATE OF GROWTH ORDINANCE
(ROGO) ALLOCATION SYSTEM IN ACCORDANCE WITH THE FINAL ORDER IN
DOAH CASE NO. 06=2 GM; PROVIDING FOR SEVERABILITY; PROVIDING FOR
REPEAL OF CONFLICTING PROVISIONS; PROVIDING FOR TRANSMITTAL TO
THE DEPARTMENT OF COMMUNITY AFFAIRS AND THE SECRETARY OF STATE;
PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, the Monroe County Board of County commissioners hereby makes the
following Findings of Fact:
1.The Monroe County Board of County Commissioners (BOCC) adopted Ordinances
Nos. 008 -2005, 009-2005, 010 -2005 011-2005, and 013 -2005 (Tier ordinances) which
set forth criteria in the Land Development Regulations implementing a "Tier System"
and adopting Tier overlay District Maps in order to protect the natural habitat and guide
development toward less environmentally sensitive areas;
2.The TierOrdinances were challenged by the Florida Keys Citizens coalition, Inc. and
Protect Key west and the Flo rid a Keys, Inc. dl bl a Last Stand in DOAH case No. 06-
2449GM as being inconsistent with Section 350.0552(7) Florida Statutes;
3.The Tier ordinances implemented the categorization of properties by habitat as
provided in the Monroe county 2010 comprehensive Plan into three categories of
properties as follows:
Tier I — conservation and Natural Area
Tier III A Special Protection Area (SPA) {within this ordinance and on
attached exhibits, Tier III -A and SPA are used interchangeably}
Tier III I nfi ll Area
#1 BOCC 03/22/2011 03022011 Page 1
4.The Administrative Law Judge issued his Recommended Order (ALJ Order) on June
25, 2007;
5. Department of community Affairs Secretary Thomas G. Pelham signed a Final Order
(Order)on September 20, 2007, incorporating the findings of fact and conclusions of law
from the ALJ Order and accepting the recommendations in the ALJ Order;
5. On January 2, 2008, Department of community Affairs Secretary Thomas G. Pelham
executed an amended Final Order correcting a scrivener's error for a section of the
Monroe County code which did not exist;
7. The Order determined that the four (4) acre minimum threshold for Tier 1 designation
and the one (1) acre minimum threshold for Tier III -A as criteria in Ordinance 10 -2006
were arbitrary in the land development regulations and those thresholds for habitat
protection were deleted from the Monroe County Land Development Regulations by the
Final Order;
8. The Order did nothing to invalidate any portion of the Monroe County 2010
Comprehensive Plan;
9. The Order determined that division of parcels by a road of sixteen feet or more was
not a basis to petition for a Tier 111 -A property to become Tier 111;
10. The Order invalidated the tier designations of approximately Three Thousand
TwoHundred (3,200) parcels;
11. The 2008, 2009, and 2010 "Thirty Day Report" provided as required in Florida
Statute Sec. 380.0552(4) regarding progress under the 10 year work program pursuant
to the Monroe County Comprehensive Plan required Monroe County (County) to
prepare new habitat data based on the best available ortho- photography, which was
completed September, 2009;
12. The 2008, 2009 and 2010 "Thirty Day Report" also required that the County
convene a Tier Designation Review Committee (TDRC) with members selected by the
Department of community Affairs to make recommendations to the BOCC to adjust the
tier designations on those parcels rendered "tiedess" using the new habitat data;
13.There are approximately Ninety -two (92) parcels in the Rate of Growth Ordinance
building permit allocation system competing for building permits which are tierless or for
which the tier designation has been called into question;
14.Amendments to the Tier Overlay District Maps shall be made pursuant to the
procedures for land use district map amend mentsaccord ing to Monroe County Code
Section 130- 130(e);
#1 BOCC 0322/2011 03022011 Page 2
15. The criteria for the tier overlay district map designations Tier I, Tier III -A and Tier III
are in Section 139 -139 of the Monroe county code (Code), formerly Sec. 9.5 -256 as
amended by the Final Order concerning Ordinance 10 -2666 and in the Monroe County
Year 2010 Comprehensive Plan (Plan) Policies 162.7.3, 163.2.1,165.2.1 and 205. 1.1 all
attached as Exhibit C;
16. The comprehensive Plan Policy 265.1.1 still includes as one of the Tier 1 criteria
the four (4) acre threshold; however, there are other relevant criteria listed to describe
and classify Tier 1 properties;
17. The Comprehensive Plan Policy 265.1.1 states that lands located outside of Big
Pine Key and No Name Key with tropical hardwood hammock of one (1) acre or greater
in area shall be designated as Special Protection Areas; the one acre criteria remains in
the Comprehensive Plan.
18. The TDRC was convened on February 23, 2010 and met on March 25, 2616, March
26, 2616, April 22, 261 o,April 23, 2616, July 15, 2616, and July 16, 2010, to review the
tier overlay district designations for the parcels described above using the criteria in the
Code and the Plan;
19. The TDRC took and considered public input for specific parcels at its meetings of
August 19, 2010 and August 20, 2619;
20.The TDRC considered a three -page series of color aerialmaps numbered 1 through
86 with reference data which showed:
a. Previous Conditions (area of parcels, previous tier status as undesignated
or with designations, and surrounding parcels and area)
b. Land Use District Map Designation(Zoning)
C. Future Land Use Map Designation
d. Land Cover Hammock
e. U.S. Fish and Wildlife Listed Species (2009)
f. Land cover Habitat 2999 (different vegetative communities)
g. ELC Challenged Area boundaries (areas needing tiers as a result of the
DOAH Case No. 06- 2449GM)
h. Kreuer 2696 recommendations (Plaintiff's expert's recommendations for
the challenged areas resulting from the DOAH case No. 66- 2449GM);
21. The TDRC met on September 36,2616, considered staff input, the criteria for each
tier designation as it related to the particular parcels on the maps, and approved
recommended amendments to maps numbered 1 through 86 to move forward to the
BOCC;
#1 BOCC 03/22/2011 03022011 Page 3
22. Monroe County Staff evaluated the TDRC recommendations from September 30,
2010, and recommended changes to some parcel designations on Maps numbered 8,
10, 12 25, 29, 30, 35, 40, 54, 57,58, 59, 69, and 78 as outlined in the Staff Report
dated October 6, 2019;
23. The Monroe County Development Review Committee met October 15, 2010, to
consider the TDRC recommendations of September 30, 2010, and staff
recommendations in the Staff Report of October 6, 2010, and also took comment from
the public;
24.The Planning Commission held apublic hearing at its regular meeting on November
16 2010 and on December 2, 2010, to consider the amendments to the Tier Overlay
District Maps;
25. The Planning commission considered a three -page series of color aerial maps
Numbered 1 through 86 with reference data which showed:
a. Previous Conditions (area of parcels, previous tier status as undesignated
or with designations, and surrounding parcels and area)
b. Land Use District Map Designation (Zoning)
C. Future Land Use Map Designation
d. Land Cover Hammock
e. U.S. Fish and Wildlife Listed Species (2009)
f. Land Cover Habitat 2009 (different vegetative communities)
g. ELC Challenged Area boundaries (areas needing tiers as a result of the
DOAH Case No. 06- 2449GM
h. Kreuer 2006 recommendations (Plaintiff's expert's recommendations for
the challenged areas resulting from the DOAH Case No. 06- 2449GM);
i. TDRC and Staff recommendations from September 30, 2010, except for
Maps Numbered 8, 10 12, 25, 29, 30, 35, 40, 54, 57,58 59 69, and 78
for which separate recommendations were provided by TDRC and Staff;
26.The Planning Commission considered the criteria in Code Section 130 -130 and in
PlanPolicies 102.7.3, 103.2.1,105.2.1 and 205.1.1, public comment, staff
recommendations and the Staff Report dated November 3, 2010;
27. The Planning Commission recommended adoption of this ordinance affecting the
Tier Overlay District Maps with some changes as described in the Staff Report to the
Board of County Commissioners and as shown in Exhibit Dand found this ordinance
consistent with the Monroe County Year 2010 Comprehensive Plan;
#1 BOCC 03/22/2011 03022011 Page 4
28. The BOCC held public hearings on March 22, 2011, and 2011, and
on , and .
29. The BOCC considered a three -page series of color aerial maps Numbered 1
through 86 with reference data (Exhibit D) which showed:
a. Previous Conditions (area of parcels, previous tier status as undesignated
or with designations, and surrounding parcels and area)
b. Land Use District Map Designation (Zoning)
C. Future Land Use Map Designation
d. Land cover Hammock
e. U.S. Fish and Wildlife Listed Species (2009)
f. Land cover Habitat 2009 (different vegetative communities)
g. ELC challenged Area boundaries (areas needing tiers as a result of the
DOAH case No. 05- 2449GM
h. Kreuer 2008 recommendations (Plaintiff's expert's recommendations for
the challenged areas resulting from the DOAH case No. 05- 2449GM);
i. TDRC, Staff, and Planning Commission recommendations from December
1 2010, except for Maps Numbered 5, 8 10, 12, 17, 19, 20 25, 29, 30,
33, 35, 40, 54, 57,58, 59, 59, and 78 for which separate recommendations
were provided by TDRC, Staff, and/or the Planning Commission;
30.The BOrCCconsidered the criteria in Code Section 130 -130 and in Plan Policies
102.7.3, 103.2.1,105.2.1 and 205.1.1, public comment, Planning Commission
recommendations and comments, staff recommendations and the Staff Report dated
March 1, 2011;
31.Exhibit E to this Ordinance is a black and white rendition of the amendments to the
Tier Overlay District Maps which reflects the changes to each real estate parcel listed
on Exhibits A and B which state the designation, amended designation or ratifies the
existing designation of the parcels which are the subject of this ordinance; and
WHEREAS, the BOCC specifically finds that this ordinance is consistent with the
Monroe County Year 2010 Comprehensive Plan;
NOW,THEREFORE,BE IT ORDAINED BY THE BOARD of COUNTY
COMMISSIONERS of MONROE COUNTY, FLORIDA:
Section 'I.Recitals foregoing recitals are incorporated as though fully set forth
herein.
Section 2.Undss gnated Previous Tier I to Tier I. The undesignated parcels rendered
tiedess and previously designated Tier I which are now designated Tier lare shown on
Exhibit A.
#1 BOCC 03/22/2011 03022011 Page 5
Section 3.U_ndesignated Previous Tier I to Tier III =A. The undesignated parcels
rendered tierless and previously designated Tier I which are now designated Tier III -A
(SPA) are shown on Exhibit A.
Section 4.Undesianated Previous Tier I to Tier III. The undesignated parcels
rendered tiedess and previously designated Tier I which are now designated Tier Ill are
shown on Exhibit A.
Section 5.Undesi nated Previous Tier III =A to Tier I. The undesignated
parcelsrendered tiedess and previously designated Tier III -A (SPA) which are now
designated Tier I areshown on Exhibit A.
Section 6.Undesi nated Previous Tier III =A to Tier III -A. The undesignated parcels
rendered tierless and previously designated Tier III -A (SPA) which are now designated
Tier III -A (SPA) are shown on Exhibit A.
Section 7.Undesionated Tier III =A to Tier III. The undesignated parcels rendered
tiedess and previously designated Tier III -A (SPA) which arenow designated Tier Ill are
shown on Exhibit A.
Section 8.Undesianated Previous Tier III to Tier I. The undesignated parcels
rendered tiedess and previously designated Tier III which are now designated Tier I are
shown on Exhibit A.
Section g.Undesi nated Previous Tier III to Tier III =A. The undesignated parcels
rendered tierless and previously designated Tier III which are now designated Tier Ill -
A(SPA) are shown on Exhibit A.
Section 11O.Undesionated Previous Tier III to Tier III. The undesignated parcels
rendered tierless and previously designated Tier III which are now designated Tier III
are shown on Exhibit A.
Section_ 1 I.Previous Designation Tier I to Tier I. The tier designations for parcels
with a designation of Tier I remaining Tier 1 are shown on Exhibit B.
Section 1 Z.Previous Designation Tier I to Tier III -A. The tier designations for parcels
with a designation of Tier 1 being re- designated Tier III -A are shown on Exhibit B.
Section 13.Previous Designation Tier I to Tier III. The tier designations for parcels
with a designation of Tier 1 being re- designated Tier Ill are shown on Exhibit B.
Section 14.Previous Designation Tier III =A to Tier I. The tier designations for parcels
with a designation of Tier III -A being re- designated Tier 1 are shown on Exhibit B.
#1 BOCC 0322/2011 03022011 Page 6
Section 15.Previous Designation Tier 111-A to Tier III -A. The Tier designations for
parcels with a designation of Tier 111 -A remaining Tier III -A are shown on Exhibit B.
Section 18.Previous Designation Tier 111 =A to Tier III. The Tier designations for
parcels with a designation of Tier 111 -A being re- designated Tier Ill are shown on Exhibit
B.
Section 17.Previous_ Designation Tier 111 to Tier 1. The Tier designations for parcels
with a designation of Tier 111 being re- designated as Tier I are shown on Exhibit B.
Section 18.Previous Designation Tier Ill to Tier 111 -A, The Tier designations for
parcels with a designation Tier 111 being re- designated as Tier III- A(SPA) are shown on
Exhibit B.
Section 19.Previous Designation Tier Ill to Tier 111. The Tier designations for parcels
with a designation of Tier Ill remaining Tier Illare shown on Exhibit B.
Section 20. Map Depiction. The changes listed above are shown on Exhibit E
attached; those changes are to be reflected in the county's GIS system and as
amendments to the Tier Overlay District Maps adopted by Ordinance 013-2006 on
March 21, 2000 and supersede any other maps including the color aerial maps used in
Exhibit D.
Section 21.Updated Maps. Staff is directed to update the Tier Overlay District Maps
with the amendments as shown on Exhibit E.
Section 22.Severability
It is the intent of the BOGG that as many parcels as possible shall be designated with a
tier designation. In the event of a challenge to this ordinance, it is the express intent of
the BOGG that any parcels that may be excluded and whose tier designations may
remain, be allowed to remain valid, and that any challenge be confined to those parcels
enumerated in any such challenge. If any section, paragraph, subdivision, clause,
sentence or provision of this ordinance shall be adjudged by any court of competent
jurisdiction to be invalid, such judgment shall not affect, impair, invalidate, or nullify the
remainder of this ordinance, but the effect thereof shall be confined to the section,
paragraph, subdivision, clause, sentence, or provision immediately involved in the
controversy in which such judgment or decree shall be rendered.
Section 23.Repeal of conflicting Provisions.The provisions of the Monroe county
Code and all Ordinances or parts of Ordinances in conflict with the provisions of this
Ordinance are hereby repealed.
#1 BOCC 03/22/2011 03022011 Page 7
Section 24.Transm ittal.
This ordinance shall be transmitted by the Planning and Environmental Resources
Department to the Florida Department of Community Affairs as required by F.S. 380.05
(11) and F.S. 380.0552(9).
Section 25.F1 lin�.
This ordinance shall be filed in the Office of the Secretary of the State of Florida but
shall not become effective until a notice is issued by the Department of Community
Affairs or Administration Commission approving the ordinance and after any appeal
period.
Section 26.Effective Date.
This ordinance shall become effective as provided by law and stated above.
PASSED AND ADOPTED, by the Board of County Commissioners of Monroe County,
Florida at a meeting of said Board on the day of , 2011.
Mayor Heather Carruthers
Mayor pro temDavid Rice
Commissioner Sylvia Murphy
Commissioner George Neugent
Commissioner Kim Wigington
BOARD of COUNTY COMMISSIONERS of MONROE COUNTY, FLORIDA
Mayor Heather Carruthers
(SEAL)
ATTEST: Danny L. Kolhage, CLERK
By .
Deputy Clerk
MONROE CaUN ?Y ORNEY
APPRD D AS FORM N
Date:
#1 BOCC 03/22/2011 03022011 Page 8
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS ASSIGNING, AMENDING OR RATIFYING THE TIER DISTRICT
OVERLAY DESIGNATIONS FOR APPROXIMATELY NINETY-TWO (92) PARCELS COMPETING FOR BUILDING PERMITS IN THE RATE OF GROWTH
ORDINANCE (ROGO) ALLOCATION SYSTEM IN ACCORDANCE WITH THE FINAL ORDER IN DOAH CASE NO. 06-24490M
EXHIBIT A
Section 2. Undesignated Previous Tier I to Tier I.The undesignated parcels rendered tierless and previously designated Tier I which are now designated Tier I
NONE
NONE
Secdon 4. Jhd
Pmdous-Tier I to Tier HI-TU
n i g imsawd M =ls
rendered figd W d meAouslvAesj Tier I MdM AM now desi Tier
III
NONE
5sd S. Undesi
Tier M-A W li m
1, The undesi
m2 j m d fiedm and desi I& M-A (SPA) which are now desi
Tier I
00210500-000000
00210811 -005600
00549360- 400000
Swfion 7. Undesi
Tier a-A to 1jer HI.Tk
undesi M mls. Ma d = d
fiefless. and g M3d=j X dcmi Tier IH-A (SPA) which arenow des�
Tier III
00549380-000000
Swfi J, ja
Pmdm Tier M to Tier 1.
]Me md 2= b
rendemd fierless; and RM j M 1v desj Tier M which are = d M i NgIC d Tier
I
NONE
S 9. j&d2d
EMd= Tier M-to Tier
HI-A. The WMIZi g= ls
rendered f an d g revi W & desi Tier III M &h an now desi
TierM-&SE&
00445610- 000000
00445660-000400
00445820-000000
1 00445970-000000
00445980 - 000000
00446940-000000
00510280-000000
&!;gon 1LLWm1mW2md=
Tier III to Tier
MiThe mWaWmadmmls,
mAmd dolm and RM desi Ji M which am now desi
Tier III
00115840 - 000207
00166977 -002000
00168810-000100
00168870-0 00100
00169070-000000
00186280-040000
001864104)00000
00186440-000000
00186570-000000
00186580-000000
00189510-000000
00210440-000000
00210450 - 000000
00210811-005200
00446230-000000
00447264 -000100
0044950D-000000
00449510-000000
00451630-000000
00451630 - 000100
00456640- 000000
00456890- 000100
00458060 - 000000
00463980-000000
00464740- 000000
00465010-000000
00465070 -000000
00466680 -000000
00467170 -000000
00467564-000000
00467770 -000000 00490590- 000000 00507920-000000
00467950-000100 00492620 -000000 00510330- 000000
00467950 - 000200 00497790 - 000000 00510450-000040
00470510-000100 00501140 -000000 00510460 -000000
00484200-000000 00501180-0 00000 00512410-000100
0048 4450 - 000000 00501930-000000 00526600-000000
00484460- 400000 00502264- 000000 00526610-000000
00484470-000000 00502280 - 000000 00526770 400000
00484480-000000 00506040 - 000000 00544510 - 000000
00489970-000000 00506050 - 000000 00544680 - 000000
00544710-000000
00544720-040000
00545750 -000000
00548980-000000
00549000-000000
00549810 - 000200
00549830- 000000
00554120-000040
00555380- 000000
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS ASSIGNING, AMENDING OR RATIFYING THE TIER DISTRICT
OVERLAY DESIGNATIONS FOR APPROXIMATELY NINETY -TWO (92) PARCELS COMPETING FOR BUILDING PERMITS IN THE RATE OF GROWTH
ORDINANCE (ROGO) ALLOCATION SYSTEM IN ACCORDANCE WITH THE FINAL ORDER IN DOAH CASE NO.06- 2449GM
EXHIBIT B
Section 11. Previous Designation Tier I to Tier I. The tier designations for parcels with a designation of Tier I remaining Tier 1
00172070 -=7i 0 00447840-000000
00243621 - 001400 00447850- 000000
00445710 - 000000 0045015G 000000
SaWon 12 EMjQ igWdgg Tier to Tier III -A,Tha tier desixmad= for GIs with a designation of Tier 1 bjpg AZigaggd Tier III -A .
NONE
&gga 13. Previous Desixmation -Tier I to Tier M.Tk tierAesigH&M for 2Kggb wifh a ,dMigWi fM of Tier I bdm ra-desianated Tier III
00114150 - 000400
00480560 - 000000
Section 14. Previous 2 lier M-A to Tier I.The tier d f a MMX ydth A dasi gM d 2L djj a MA hgkmdaimaw Tier I
NONE
Section 15, Previous Designation Tier III -A to Tier III-A.The Tier dg jU dQps for parcels with a desig ffi ion of Tier IIL-A MMaiWag Tier III -A
NONE
ag2pjga 16. EMdous Designation Tier III -A to Tier III -The Tier designations for parcels with a desig gign of Tier III -A bajpg MdZj gWgg d
NONE
Section 17, PreYious DesiimA&A Tier III_to_Tier I.The- Tier desi&Mdow for Rgmgl Mj n,daiga lion of Tier III being redesignated as Tier I
NONE
NONE
,&Won 19. PraviM DasiMgon Tier III to_Tiar_ III-The Tier designations or 2 =lg gdta dqg j&M 2n of Tier III MMggjnQ Tier III
00503800 - 000100
00503800 - 000200
00546540-000000
00546550- 000000
Itzhibit C
Page 1 of 7
CURRENT MONROE CODE SECTION 130 -130
Sac. 130 -130. - Tier overlay district.
(a) Purpose.
The purpose of the tier overlay district is to designate geographical areas outside of the mainland
of the county, excluding the Ocean Reef planned development, into tiers to assign ROGO and
NROGO points, determine the amount of clearing of upland native vegetation that may be
permitted, and prioritize lands for public acquisition. The tier boundaries are to be depicted on the
tier overlay district map. Lands on Big Pine Key and No Name Key shall be delineated as tier 1, Il
or Ill. Lands in the remainder of the unincorporated county, excluding the Ocean Reef planned
development, shall be delineated as tier 1, 111, and 111 -A (special protection area).
N Tier boundaries.
Tier boundaries shall follow property lines wherever possible, except where a parcel line or distinct
geographical feature, such as a canal or roadway, may be more appropriate.
(c) Tier boundary criteria, excluding Big Pine Key and No Name Key.
The tier boundaries are designated using aerial photography, data from the Florida Keys Carrying
Capacity Study, the endangered species maps, property and permitting information and field
evaluation. The following criteria, at a minimum, are used to evaluate upland habitats and
designate boundaries between different tier overlays:
(1)Tier I boundaries shall be delineated to include one or more of the following criteria and shall be
designated tier 1:
a. Vacant lands which can be restored to connect upland native habitat patches and
reduce further fragmentation of upland native habitat.
b.Lands required to provide an undeveloped buffer, up to 500 feet in depth, if indicated
as appropriate by special species studies, between natural areas and development to
reduce secondary impacts. Canals or roadways, depending on width, may form a
boundary that removes the need for the buffer or reduces its depth.
c. Lands designated for acquisition by public agencies for conservation and natural
resource protection.
d. Known locations of threatened and endangered species, as defined in section 10 1 -'1,
identified on the threatened and endangered plant and animal maps or the Florida Keys
Carrying Capacity Study reaps, or identified in on -site surveys.
e.Conservation, native area, sparsely settled, and offshore island land use districts.
f.Areas with minimal existing development and infrastructure.
(2)Lands located outside of gig Pine Key and No name Key that are not designated tier I shall be
designated tier 111.
a.The following conditions shall constitute a break in pinelands or tropical hardwood
hammock for calculating the one -acre minimum patch size for designation of tier 111 -A
boundaries:
1.U.S. Highway 1, canals and open water,
2.Any disturbed pinelands or tropical hardwood hammock with invasive
coverage of 40 percent or more;
F-Whibit C
Page 2of7
3.Prop" lines of developed lots or vacant lots with a ROCO allocation award
or an issued building permit, as of September 28, 2005, located within a Land
Use District that allows only one unit per lot; or
4.Property lines of developed parcels of less than 10,000 square feet in area
with a ROGOI NROCO allocation award or issued building permit, as of
September 28, 2005, located within a Land Use District that allows residential
development of more than one dwelling unit per parcel/lot or non - residential
development.
b. Lots designated tier III -A (Special Protection Areas) on the November 29, 2005 maps
may petition the county for a rezoning to tier III if the lot meets one of the following
criteria:
1. The lot will be served by a central sewer and the wastewater collection
system has an approved permit that was effective March 21, 2006 to
construct the system on file from the Department of Environmental
Protection; or
Such lots may be granted a score of 30 points through an administrative
determination made by the county biologist, the director of growth management
and rendered to the department of community affairs until such time as the
county sponsors a zoning map change to update the Tier Three Overlay Zoning
Map and it is approved by the department of community affairs.
c.Any hammock identified in the county's data base and aerial surveys as 1.00 to 1.09
acres in area shall be verified by survey prior to its designation as tier III -A. A hammock
that is deemed by survey and a field review by county biologists to fail the minimum size
criteria shall have the Special Protection Area designation removed from the subject
parcel.
(d)Big Pine Key and No Name Key tier boundary criteria.
The tier boundaries shall be designated using the Big Pine Key and No Name Key Habitat
Conservation Plan (2005) and the adopted community master plan for Big Pine Key and No Name
Key.
(e)Tier overlay district map amendments.
The tier overlay district map may be amended to reflect existing conditions in an area if warranted
because of drafting or data errors or regrowth of hammock. However, the clearing of tropical
hardwood hammock or pinelands that results in the reduction of the area of an upland native
habitat patch to less than the one -acre minimum shall not constitute sufficient grounds for
amending the designation of a tier III -A area to tier ill. The tier overlay district map amendments
shall be made pursuant to the procedures for map amendments to this chapter. Unlawful
conditions shall not be recognized when determining existing conditions and regulatory
requirements.
(ORequest for tier I designation.
Notwithstanding the provisions of section 102- 158(d )(2), any individual may submit an application
to the planning department containing substantial and competent documentation that an area
meets the tier I criteria. Applications must be received by July 1 of each year on a form approved
by the director of planning for consideration by the special magistrate at a public hearing
advertised at least 15 days prior to the hearing date. Said hearing by the special magistrate shall
be held prior to November 1 of each year. The director of planning will renew the documentation
and any other appropriate scientific information and prepare an analysis report for the special
magistrate. The special magistrate will vender a written opinion to the planning commission and
board of county commissioners either that the application meets the criteria for designating the
lands as tier I or that the documentation is insufficient to warrant a map amendment. The posting,
advertising and review will follow the procedures in section 102 - 158(4 )43), (d )(4) and (d )(5).
Exhibit C
Page 3 of
Ordinance No. I4 -2006
Amendments based upon Final Order
Sec. 9.5-256. Tier overlay district
(a) Purpose: The purpose of this Tier Overlay District is to designate geographical areas
outside of mainland Monroe County, excluding the Ocean Reef planned development, into
tiers to assign ROGO and N1ROGO points, determine the aanount of clearing of upland native
vegetation that may be permitted, and prioritize lands for public acquisition. The Tier
boundaries are to be depicted on the Tier Overlay District Map. Lands on Big Pine Key and
No Name Key shall be delineated as Tier 1, 11, or 111. Lands in the remainder of
unincorporated Monroe County, excluding the Ocean Reef planned development, shall be
delineated as Tier 1, I11, and 1II -A (Special Protection Area).
(b) Tier boundaries. Tier boundaries shall follow property lines wherever possible, except
where a parcel line or distinct geographical feature, such as a canal or roadway, may be more
ap impri ate.
(c) Tier boundary criteria, excluding Big Pine Key and No Xame Key: The Tier boundaries
are designated using aerial photography, data from the Florida Keys Carrying Capacity
Study,the endangered species maps, property and permitting information and field
evaluation. The following criteria at a minimum are used to evaluate upland habitats and
designate boundaries between different Tier Overlays:
(1) Tier I boundaries shall be delineated to include one or more of the following crituria
and shall be designated Tier I:
7
b. 'vacant lands, which can he restored to connect upland native habitat patches and
reduce further fragmentation of upland native habitat.
c. Lands required to provide an undeveloped buffer. up to five hundred (500) feet in
depth, if indicated as appropriate by special species studies, between natural areas and
development to reduce secondary impacts. Canal's or roadways, depending on width
may form a boundary that removes the need for the buffer or reduces its depth.
d. Lands designated for acquisition by public agencies for conservation and nawral
resource protection.
e. Known locations of threatened and endangered species as defined in section 9.5 -4,
identified on the Threatened and Endangered Plant and Animal Maps or the Florida
Keys Carrying Capacity Study maps, or identified in on -site surveys.
f. Conservation, Native Area, Sparsely Settled, and Off -Shore Island Land Use districts.
g. Areas with minimal existing development and infrastructure.
(?) Lands located outside of Big Pine Key and two Name Key that are not designated Tier l
shall be designated Tier Ill.
ExbibW C
Page 4 of 7
Mae
a. The following conditions shall Constitute a break in pinelands or tropical hardwood
hammock for calculating the one -acre minimum patch size for designation of Tier III -
A boundaries:
I . U.S. Highway 1, canals and open water
2. Any disturbed pinclands or tropical hardwood hammock with invasive
coverage of forty (40) percent or more;
3. Property lines of developed lots or vacant lots with a ROGO 'allocation award
or an issued building permit, as of September 28, 2005, located within a land
Use District that allows only one unit per lot; or
4. Property lines o f developed parcels of less than 10,000 square feet in area with
a ROGOINROGO allocation award or issued building permit, as of September
28, 2005, located within a Land Use District that allows residential development
of more than one dwelling unit per parcel/lot or non - residential development.
b. mots designated 'Pier Ill -A (Special Protection Areas) on the 11129/05 maps may
petition the county for a rezoning to Tier III if the lot meets one of the following
criteria:
1. The lot will be served by a central sewer and the wastewater collection system.
has an approved permit that was effective 3121106 to construct the system on file
from the Department of Environmental Protection; or
ma a
49 mat I A 414
Such lots may be granted a score of 30 points through an administrative determination
made by the County Biologist, the Director of Growth Management and rendered to
the Department of Community Affairs until such time as the - County sponsors a
zoning map change to update the Tier Three Overlay Zoning Map and it is approved
by the Department of Community Affairs.
c. Any hammock identified in the County's data base and aerial surveys as 1.00 to 1.09
acres in area shall he verified by survey prior to its designation as Tier [[]-A A
hammock that is deemed by survey and a field review by County Biologists to fail the
minimum size criteria shall have the Special Protection Area designation removed
from the subject parcel.
(c) Big fine ,fey and No Name Kty. Tier Boundary Criteria: The Tier boundaries shall be
designated using the Big Pine Key and No Marne Key Habitat Conservation Plan (2005) and
adopted Community Master Plan for Big Pine Key and No Name Rey.
(d} Fier overlay district map amendments: The Tier Overlay District Map may be amended
to reflect existing conditions in an area if warranted, because of drafting or data errors or
Exhibit C
Page 5 of 7
regrowth of hammock. However, the clearing of tropical hardwood hammock or pinelands
that results in the reduction of the area of an upland native habitat patch to less than the one -
acre minimum shall not constitute sufficient grounds for amending the designation of a Tier
Ill -A area to Tier Ill. The Tier overlay District Map amendments shall be made pursuant to
the procedures for map amendments to this chapter. Unlawful conditions shall not be
recognized when determining existing conditions and regulatory requirements.
(e) Request for Tier I designation: Notwithstanding the provisions of Section-9.5-51 ] (d)2,
any individual may submit an application to the planning department containing substantial
and competent documentation that an area meets the Tier Z criteria. Applications must be
received by July 1 of each year on a fern approved by the director of planning for
consideration by the special master at a public hearing advertised at least fifteen ( 15) days
prior to the hearing date. Said hearing by the special master shall be held prior to November
I of each year. The director of planning will review the documentation and any other
appropriate scientific information and prepare an analysis report for the special master. The
special master will render a written opinion to the planning commission and board of county
commissioners either that the application meets the criteria for designating the lands as Tier Z
or that the documentation is insufficient to warrant a map amendment. The posting,
advertising and review wi 11 follow the procedures in sec. 9.5 -51 l(d )(3)(4) and (5)."
Exhibit C
Page 6 of 7
MONROE COUNTY COMPREHENSIVE PLAN POLICIES FOR TIER SYSTEM
Polio 102.7.3
Monroe county shall discourage developments proposed on offshore islands by methods
including, but not limited to, designated offshore islands as Tier I Lands [9J-5-006(3)(c)6]
Policy 103.2.1
Monroe county shall implement methods including, but not limited to, designating known habitat
of the Schaus swallowtail butterfly as Tier I. [gJ-5.012(3)(c)l - 9J- 5.613(2)(c)5 and 6]
PQ ricyl 05.2. 1,
Monroe county shall designate all lands outside of mainland Monroe county, except for the
Ocean reef planned development, into three general categories for purposes of its Land
Acquisition Program and smart growth initiatives in accordance with the criteria in Policy
205.1.1. These three categories are: Natural Area (Tier 1); Transition and Sprawl Reduction
Area (Tier II) on Big Pine Key and No Name Key only; and Infill Area (Tier Ill). The purposes,
general characteristics, and growth management approaches associated with each tier are as
follows:
1. Natural Area (Tier 1): Any defined geographic area where all or a significant portion of
the land area is characterized as environmentally sensitive by the policies of this Plan
and applicable habitat conservation plan, is to be designated as a Natural Area. New
development on vacant land is to be severely restricted and privately owned vacant
lands are to be acquired or development rights retired for resource conservation and
passive recreation purposes. However, this does not preclude provisions of
infrastructure for existing development. within the Natural Area designation are typically
found lands within the acquisition boundaries of federal and state resource conservation
and park areas, including isolated platted subdivisions; and privately -owned vacant
lands with sensitive environmental features outside these acquisition areas.
2. Transition and Sprawl Reduction Area (Tier 11): Any defined geographic area on Big Pine
Key and No Name Key, where scattered groups and fragments of environmentally
sensitive lands, as defined by this Plan, may be found and where existing platted
subdivisions are not predominately developed, not served by complete infrastructure
facilities, or not within close proximity to established commercial areas, is to be
designated as a Transition and Sprawl Reduction Area. New development is to be
discouraged and privately owned vacant lands acquired or development rights retired to
reduce sprawl, ensure that the Keys carrying capacity is not exceeded, and prevent
further encroachment on sensitive natural resources. Within a Transition and Sprawl
Reduction Area are typically found: scattered small non - residential development and
platted subdivisions with less than 50 percent of the lots developed; incomplete
infrastructure in terms of paved roads, potable water, or electricity, and scattered
clusters of environmentally sensitive lands, some of which are within or in close
proximity to existing platted subdivisions.
3. Infill Area (Tier III): Any defined geographic area, where a significant portion of land
area is not characterized as environmentally sensitive as defined by this Plan, except
for dispersed and isolated fragments of environmentally sensitive lands of less than
four acres in area, where existing platted subdivisions are substantially developed,
served by complete infrastructure facilities, and within close proximity to established
commercial areas, or where a concentration of non - residential uses exists, is to be
E3d, it C
Page 7 of 7
designated as an lnfill Area. New development and redevelopment are to be highly
encouraged, except within tropical hardwood hammock or pineland patches of an
acre or more in area, where development is to be discouraged. Within an Infill Area
are typically found: platted subdivisions with 50 percent or more developed lots
situated in areas with few sensitive environmental features; full range of available
public infrastructure in terms of paved roads, potable water, and electricity; and
concentrations of commercial and other non - residential uses within close proximity.
In some I nfill Areas, a mix of non - residential and high-density residential uses
(generally 8 units or more per acre) may also be found that form a Community
Center.
Policy 205.1.1
The County shall establish the following criteria at a minimum to use when designating Tiers:
{9J- 5.013 (2) (c)9]
1 . Land located outside of Big Pine Key and No Name Key shall be designated as Tier I based
on following criteria:
■ [Natural areas including old and new growth upland native
vegetated areas, above 4 acres in area.
■ Vacant land which can be restored to connect upland native
habitat patches and reduce further fragmentation of upland native habitat.
■ Lands required to provide an undeveloped buffer, up to 500 feet in
depth, if indicated by appropriate special species studies, between natural areas and
development to reduce secondary impacts; canals or roadways, depending on size
may form a boundary that removes the need for the buffer or reduces its depth.
■ Lands designated for acquisition by public agencies for conservation and natural
resource protection.
Known locations of threatened and endangered species.
■ Lands designated as Conservation and Residential Conservation
on the Future Land Use Map or within a buffer /restoration area as appropriate.
Areas with minimal existing development and infrastructure.
2. Lands on Big Pine Key and No Name Key designated as Tier 1, 11, or III shall be in
accordance with the wildlife habitat quality criteria as defined in the Habitat Conservation Plan
for those islands.
3. Lands located outside of Big Pine Key and No Name Key that are not designated Tier I
shall be designated Tier ill.
4. Designated Tier 111 lands located outside of Big Pine Key and No Name Key with tropical
hardwood hammock or pinelands of one acre or greater in area shall be designated as
Special Protection Areas.
5. Lands within the Ocean Reef planned development shall be excluded from any Tier
designation.
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