Item B4BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: March 22, 2011 Division: growth Management
Bulk Item: Yes No I X Department: Planning & Environmental Resources
Staff Contact Person/Phone #: Christine Hurley — 289 -2517
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 amending or ratifying the Tier Overlay District designations for approximately three hundred
one (301) parcels proposed for review by the BOCC, Staff or Owners in Resolution No. 148 -2006 dated March
15, 2006, which parcels currently have a Tier designation based on changes made to the Tier Overlay District
(Chapter 13 0 -13 0 of the Monroe County Land Development Code) in accordance with the Final Order in
DOAH Case No. 06- 2449OM.
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, 011 -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.
Resolution No. 148 -2006 dated March 15, 2006.
CONTRACT/AGREEMENT CHANGES:
nla
STAFF RECOMMENDATIONS: Approval
TOTAL COST: INDIRECT COST: BUDGETED: Yes No
DIFFERENTIAL OF LOCAL PREFERENCE.
COST TO COUNTY: SOURCE OF S:
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
MONROE COUNTY PLANNING &
ENVIRONMENTAL RESOURCES DEPARTMENT
We strive to be caring professional and fair
To:
Through:
Monroe County Board of County Commissioners
Townsley Schwab, Sr. Director of Planning &
Environmental Resources
From: Michael Roberts, CEP, PWS; Sr.
Admin istrato rlEnvironmental Resources
Tiffany Stankiewicz, .Development Administrator
Date: March 4, 2011
Re: Tier Designation Review Staff Report for County
Commission
Hearing Date: March 22, 2011
The Monroe County Board of County Commissioners adopted Ordinances 08-
2006, 09 -2006, 10-2006, 11 -2005 and 13 -2005 in March of 2006. These
Ordinances established in the Land Development Code the criteria for
determining the Tier designation, revised the ROGO 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. d1b /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
'L AGROWTH MANAGEMENnlTier Committee Meeting and information\Staff Report\ Draft BGCC Staff Report
Page 1 of 27
1 ■ The one (1) acre minim 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 ALJ and on 11210$, 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 Amer 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 tierless 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
WAGRGWTH MANAGEMWnTier Committee Meeting and information\Staff Report\ Draft BGCC 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 3 093
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 301) 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 determinations:
24 * Section 130 -130 of the Monroe County Code (Code) (formerly Sec. 9.5-
25 256 at the time of ordinance adoption (Ordinance 10- 2006)); and
26 • 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 * 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 * Previous Conditions (area of parcels, previous tier status as undesignated
31 or with designations, and surrounding parcels and area)
32 * 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 • ELC Challenged Area boundaries (areas needing tiers as a result of the
38 DOAH Case No. 06- 2449OM
39 * Kreuer 2006 recommendations (Plaintiff's expert's recommendations for
40 the challenged areas resulting from the DOAH Case No. 06- 2449OM)
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,
WAGRGWTH MANAGENEEWnTier Committee Meeting and mfor=tion\Staff Repoxtl Draft BGCC Staff Report
Page 3 of 27
I the parcels to be considered for tier designations have been divided into 4 gaups
2 for processing through the land use district Tier Overlay Map amendment
3 process. Your agenda item includes 4 ordinances (one for each sub - gaup) 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 ROGG
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, S, 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 existira
43 platted _ subdivisions are substantially developed, served by complete
44 in restructure acilities and within close Mimi 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
to
11
12
13
14
15
as an Infill Area. New development and redevelopment are to he highly
encouraged, except within tropical hardwood hammock or pineland patches of an
acre or more in area, where development is to he discouraged. Within an In ill
Area are &Zifcally found.* olaftd subdivisions with So 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". 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 served by complete (or nearly so in the
case of wastewater) infrastructure.
The Tier recommendations made by the TDRC, staff and the Planning
Commission are summ arized 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, conta 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 imp act
on vacant lands is shown below:
Vacant Parcels (txclu& an Pub lic Lds
TDRC Staff Plannin Commission
Parcels Acres Parcels Acres Parcels Acres
Hammock Hammock Hammock
Tier I
Total Parcel Count by Tier 771
37.82
173
TDRC
Staff
Plannin Commission
Tier III -A
108
Parcels
Acres
Parcels
Acres
Parcels
Acres
981
30.84
1046
Hammock
1103
Hammock
1359
Hammock
1359
Tier 1
525
170.25
373
55.33
367
55.26
Tier 111 -A
142
45.41
211
146.59
160
141.18
Tier III
2727
87,44
2810
1 95.21
1 2867
1 03.69
3394
30113
3394
30113
3394
343.13
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, conta 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 imp act
on vacant lands is shown below:
Vacant Parcels (txclu& an Pub lic Lds
TDRC Staff Plannin Commission
Parcels Acres Parcels Acres Parcels Acres
Hammock Hammock Hammock
Tier I
274
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
91.63
WAGRQWTH MANAGEMENnITier Committee Meeting and information\Staff Report\ Daft BoCC Staff Report
Page 5 of 27
6
7
8
9
10
11
12
13
14
15
16
17
The Table below illustrates the changes to previous Tier designations as a result
of the various recommendations:
Tier Designation Parcel Anal sis
All Parcels TDRC Staff PC
Parcels 'hanged Tier 3 to Tier 1
Ac res Hano 'hanged Parcels
154
88
10-77
6,81
6.95
Parcels Changed Tier 3 to SPA
Acres Huck in Changed Parcels
119
109
60
24.1
21.95
16.84
Parcels, Changed SPA to, T er l
Ac res H fl Cha . P ar cel s
1
62
m .333
14.0 �.,
7
1 4 a :.
Parcels Changed Tier 1 to SPA
Acres Hammock in Changed Parcels
Parcels Clanged SPA to Tier 3 -
Acres Hammock in C ed Parcels
6
18
16
4.27
5
4.8 9
2.33
8
1.8 8
2.03
8
1.88
Parcels With No Change
Acres Hammock in Unchanged Parcels
2889
3016
3063
136.41
246.06
250.82
Parcels Previous Tier "4" to Tier I
Acres Hammock in 0 Tier Parcels
13
13
13
5.5
5.5
5.5
H. Differences between TDRC, Staff and Planning Commission
Recommendations
The TDRC evaluated the challenged parcels with regard to the revised Tier
Designation criteria. The removal of acreage criteria from the Code resulted in
the TDRC making some recommendations for parcels that contained tropical
hardwood hammock vegetation to be Tier I and SPA, while staff felt in some
circumstances that these parcels, occurring within existing, substantially
developed subdivisions with improved infrastructure, were more appropriately
defined as Tier III in accordance with Comp Plan Policy 105.2.1 (3) and made
their recommendations accordingly.
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:
WAGROW M MANAGEMENI1Tier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 6 of 27
1 3. Infill Area (Tier III): 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. AlthouPh some wetland areas
33 have been included in Tier I ifnart oft larger natural area, the focus of
34 the Tier system is on unland& {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
WAGRGWTH MANAGE CEN ATier Committee Meeting and information\Staff Report\ Draft BGCC 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 ROOO
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
6 per lot; or
7 4. Property lines of developed parcels of less than 10,000 square
8 feet in area with a ROOOINROOO 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 10,2011.
41 DCA has 60 days to publish the Final Order in the Florida Administrative
42 Weekly, taking us to approximately July 10. Following publication of the Final
43 Order here is a 21 day appeal period, .mgkiggtheordinances effective on Auguust
44 1. 2011 if DCA auuroves the Final Order and there are no challensEes. If DCA
45 does not approve by Final Order, the matter goes to DOAH if the county or an
WAGROVTM NLkNAGEMENnTier Committee Meeting and informationlStaff Report\ Draft BOCC Staff Report
Page 8 of 27
1 affected party challenges it, thus making the ordinances effective (or not) upon
2 resolution of the challenge.
3
4 W. Ordinances
5
6 As stated earlier, the parcels recommended for redesignation have been
7 separated into sub - groups because of their status in: the ROGO allocation
S 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
16 COMMISSIONERS ASSIGNING AMENDING OR RATIFYING THE
17 TIER OVERLAY DISTRICT RESIGNATIONS FOR APPROXIMATELY
18 NINETY -TWO (92) PARCELS COMPETING FOR BUILDING PERMITS
19 IN THE RATE OF GROWTH ORDINANCE (ROGO) 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
35
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 1
10
1.01
S
0.74
S
0.74
Tier III -A
14
1.91
S
1.09
2
0.31
Tier III
68
2.33
76
3.42
82
4.2
92
5.25
92
5025
92
5.25
WA
WAGROWTH MANAGEM RSMTier Committee Meeting and infomiation\Staff Report\ Draft BOCC Staff Report
Page 9 of 27
Tier Designation Parcel Analysis
All Parcels TDRC Staff PC
Parcels Chan ed Tier 3 to Tier 1
Acres Hock in C .n ed Parcels
0
0
0
O
Parcels Changed Tier 3 to SPA
Acres Hammock in Changed Parcels
cels SPA. to Tier 1 -
c re's r .oc . Chwi ed Pa s _
10
7 1
1.27
, � !
0.9 0.12
, 2 .2
Parcels Changed Tier 1 to SPA
Acres Hammock in Changed Parcels
I N-
Parcels Changed SPA to Tier 3
Acres Hammock in Changed Parcels
0
0 0
0
1
0 0
1 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 00445660- 000000; 00510450 - 000000; and 00510460 - 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
PARKINSONDEAN
III-A
I
III -A
0.13
00210811- 005600
HANEY NORMAN &
III-A.
I
III -A
0.16
00445610- 000000
DAVIS SARAH
III
III -A
III
0.14
00445660- 000000
NATIVE RENTAL
PROPERTIES LLC
III
III-A
I
0.14
00445820 - 000000
TAYLOR MARIA AND
ANDREA
III
III -A
III
0.14
00445976- 000000
t PARKINSON DEAN
III
III-A
III
0.14
WAGROWTH MANAGEMENT1Tier Committee Meeting and mformation\Staff Report\ Drab BOCC Staff Report
Page 10 of 27
44445984 - 444044
PARKINSON DEAN
III
III -A
III
4.12
40446944 - 044444
HARPER LINDA W
III
III -A
III
4.10
44514284 - 000000
LWHITE RICHARD H
III
III -A
III
4.12
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
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
III
57
Scarified IS lot
00210450 -
1
000000
PARKINSON
III
I
III
III
57
Scarified IS lot
00445610 -
000000
DAVIS
III
III -A
III -A
III
35
policy 105.2.1 (3)
44445664-
NATIVE
000000
RENTAL
III
III -A
III -A
III
35
policy 145.2.1 (3)
00445820-
000000
TAYLOR
III
III -A
III -A
III
35
Policy 145.2.1 (3)
00445970 -
000000
PARKINSON
III
III -A
III-A
III
35
Policy 145.2.1 (3)
00445980-
000000
PARKINSON
III
III -A
III -A
III
35
Policy
o cy 14 5.2.13}
00446940 -
000000
HARPER
III
III -A
III -A
III
3S
policy 145.2.1 (3)
00484450-
PAZOS
000000
SERAFIN
III
III -A
III
III
34
< 1 acre hammock
00484460-
000000
NAVARRO
III
III -A
III
III
34
< 1 acre hamm ock
00484470-
NATIVE
000000
RENTAL
III
M-A
III
III
34
< 1 acre hammock
00484480-
NATIVE
000000
RENTAL
III
III -A
III
II I
34
1 acre hammock
00510450 -
000000
UIROS
III
III -A
III
III
S
h
< 1 acre ammock
00510460 -
000000
QUIROS
III
III -A
III
III
5
1 acre hammock
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 11
13 PARCELS DETERMINED TO HAVE NO TIER ON THE TIER OVERLAY
14 DISTRICT MAP FOR MONROE COUNTY IN DOAH CASE NO. 06-
WAGROWTH MANAGEM DMTier Committee Meeting and information\Sta#f Report\ Draft BaCC Staff Report
Page 11 of 27
1 2449GM WHICH PARCELS HAVE BEEN THE SUBJECT OF AWARD
2 OF ALLOCATION IN THE RATE OF GROWTH „ (ROGO) COMPETITION
3 OR HAVE BEEN ISSUED BUILDING 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 perrnits issued, have homes constructed, or are on the FEMA injunction
13 list.
M
15
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
Parcels Caged Tier to Tier 1
Acres Hock in Changed Parcels
1
1
-38
Planning
0.16
Parcels Changed Tier 3 to SPA
Acres Hammock in Changed Parcels
TDRC
13
Staff
1.27
Commission
0.6
arch Changed SPA to Tier l
Acres, Hamniock ffi, Clump d. P el
Parcels
Acres
Parcels
Acres
Parc is
a
Acres
Parcels Changed Tier 1 to SPA
Acres Hammock m Changed Parcels
Parcels Changed. SPA to Tim 3
Acres Hammock in Changed Parcels
0
Hammock
0
Hammock
0
1
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
5.35
Tier Designation Parcel Analysis
All Parcels TDRC Staff PC
Parcels Caged Tier to Tier 1
Acres Hock in Changed Parcels
1
1
-38
0.16
0.16
Parcels Changed Tier 3 to SPA
Acres Hammock in Changed Parcels
12
13
5
1.27
1.39
0.6
arch Changed SPA to Tier l
Acres, Hamniock ffi, Clump d. P el
0
0
0
0
O
Parcels Changed Tier 1 to SPA
Acres Hammock m Changed Parcels
Parcels Changed. SPA to Tim 3
Acres Hammock in Changed Parcels
0
0
0
0
1
0
1
0
1
0.17
0.17
0
Parcels With No Change
Acres Hammock in Unchan ed
93
94
102
3.53
3.63
4.42
WAGROWTH MANAGEMEN nTier Committee Mewing and information\Staff Report\ Draft BOCC Staff Report
Page 12 of 27
I Parcels I I I I
1
4 Variation between TDRC, Staff and Planning Commission Recommendations:
RE
Current
Previous
TDRC
Staff
PC
Map
Reason for
Number
owner Name
Tier
Tier
Series
Difference
00468420 -
00000o
WRIGHT
UNDES
III
I
III -A
III -A
8
00468430-
WRIGHT
000000
TRUST
UNDES
III
I
III -A
III -A
8
40447450-
< I acre
444400
PARKINSON
UNDES
III
III -A
III
III
35
hammock
00445810 -
444044
PARKINSON
UNDES
III
III -A
III -A
III
35
Po4a 145.2.1 3
00445920 -
404444
ZBRANAK
UNDES
III
III -A
III -A
III
35
Policy 145.2.1 3
00446820 -
444444
CALDWELL
UNDES
III
III -A
III -A
III
35
Polic y 145.2.1 3
00446960-i
000000
PARKINSON
UNDES
III
III -A
M -A
III
35
Policy 145.2.1 3
00447080 -
440444
PARKINSON
UNDES
III
III -A
III -A
III
35
Polic y 145.2.1 3
00447090 -
044444
PARKINSON
UNDES
III
III -A
III -A
III
35
Polic 145.2.1 (3
00526620-
NATIVE
444004
RENTAL
UNDES
III
III -A
III -A
III
17
Polic 145.2.1 3
00526630-
JEMA
000000
INVEST
UNDES
III
III -A
III -A
III 1
17
Polic y 105.2.1 3)
WAGROWTH MANAGEMEISMTier Comn uEttee Meeting and information \Staff Report\ Draft BOCC Staff Report
Page 13 of 27
1
2
3
4
5
6
7
8
9
to
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
ii
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
57
3. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS ASSIGNING TIER OVERLAY DISTRICT MAP
DESIGNATIONS TO APPROXIMATELY TWO THOUSAND EIGHT
HUNDRED NINETY ONE L2891) PARCELS DETERMINED TO HAVE
NO TIER ON THE TIER OVERLAY DISTRICT MAP FOR MONROE
COUNTY IN DOAH CASE NO. 06- 2449GM PROVIDING FOR
.r���.� i` �
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
The majority of parcels to be reviewed fall under this Ordinance. These
parcels represent the focus of the original challenge. The challenge areas
included entire subdivisions and as a result many of the parcels being
reviewed are already developed lots. In addition, a number of the parcels
reviewed are in Public ownership. As stated previously in this report, the
impact to privately owned vacant property is considerably less than reflected
in the following tables.
Total Parcel Count by Tier
Staff
TDRC
Staff
Planning Commission
Parcels
Acres
Hock
Parcels
Acres
Hock
Parcels
ce s
Acres Hammock
Tier I
290
135.71
158
25.98
156
26.12
Tier III-
A
110
37.96
172
141.78
137
138.24
Tier III
2491
80.59
2561
86.5
2 598
89.9
2891
254.26
2891
254.26
2891
254.26
Tier Designation Parcel Anal sis
Owl', All Parcels TDRC
Staff
PC
Parcels Change. Tier 3 to Tier 1
Acres Hack in 'hare d P arcels
149
10.12
8,5
6.65
6.79
Parcels Changed Tier 3 to SPA
Acres Hammock in Chan ed Parcels
94
21.11
89
54
19.66
16.12
�.
Parcels ("ha SPA to Tier i
Acres Hannnock :i h C Parcels
120.04
6�
13. 7
13.
Parcels Changed Tier 1 to SPA
0
0
WAGROW M MANAGENMISMTier Committee Meeting and information\Staff Report\ Draft BQCC Staff Report
Page 14 of 27
Acres Hammock in Changed Parcels 1 0 1 0 il 0
Parcels Changed SPA to Tier 3
Acres Hammock in g Parcels
3
6
5
0.58
1.57
1.57
Parcels With No Change
Acres Hammock in ILlihan ed Parcels
2504
2638
2675
9
207.05
214.45
Parcels Tier "0"
Acres Hammock in Unchanged Parcels
11
11
11
5.5
5.5
5.5
1
WAGRGWTH MANAGEME MUer Committee Meeting and inform,ation\Staff Report\ Draft BOCC 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
111 -A
111 -A
111
5
PohEy 105.2.1 3
00510420-
M O N RO E
UND
000000
COUNTY
ES
III
III -A
111 -A
111
5
Policy 105.2.1 3
00510430-
FLAT ROCK AIR
UND
000000
LLC
ES
III
I11 -A
111 -A
111
5
Pohqy 105.2.1 3
00510440-
FLAT ROCK AIR
UND
000000
LLC
ES
III
111 -A
III -A
111
5
Poycy 105.2.1 3
00510800-
PETERSON
UND
000000
JAMES L
ES
III
111 -A
111 -A
111
5
Polk 1 05.2.1 3
00510810-
VARKIS MARIA
UND
000000
ISABEL
ES
III
111 -A
III -A
111
5
Policy 105.2.1 3
00510820-
VARKIS MARIA
UND
000000
ISABEL
ES
III
III -A
III -A
111
5
Policy 105.2.1 3
KU BIT DONALD
00466540-
E & MARY
UND
000000
ALICE
ES
III
I
111 -A
III -A
8
Policy 105.2.1 3
LOVERIDGE
00466550-
FREDERICK C &
UND
000000
MARY
ES
III
I
111 -A
III -A
8
Polic 105.2.1 3
LOVERIDGE
00466560-
FREDERICK C &
UND
000000
MARY
ES
III
I
111 -A
111 -A
8
Polic 105.2.1 3
00468310-
DAVIS RONALD
UND
000000
A
ES
III
I
III -A
111 -A
8
Polk 105.2.1 3
00468320-
DAVIS RONALD
UND
000000
A
ES
III
I
111 -A
111 -A
8
Policy 105.2.1 3
WAGRGWTH MANAGEME MUer Committee Meeting and inform,ation\Staff Report\ Draft BOCC Staff Report
Page 15 of 27
00468390- MARTI N ETTI
UND
000000 VICTORIO E
ES
III
1
8
Polio 105.2.1 (
00468400- MARTI N ETTI
UND
000000 VICTORIO E
ES
III
I
�`.
III
8
Polj2y 105.2.1 3
00466830-
UND
000000 VIGO JOSE C
ES
III
III -A
III
III
8
< 1 acre hammock
00466990-
UND
000000 BOYCE JOHN J
ES
III
111-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
>40% exotic
00525110 CLEMMONS
UND
000000 ROBERT
ES
III
111 -A
Ill -A
111
17
Poli icy 105.2.1 3
00525370- CLEMMONS
UND
000000 ROBERT M
ES
III
111 -A
111 -A
111
17
Polio 105.2.1 3
00526640 POWER
UND
000000 RO B E RT J
ES
III
111 -A
111 -A
111
17
Poligy 105.2.1
00526740- POWER
UND
000000 ROBERT J
ES
III
111 -A
Ill -A
111
17
Policy 105.2.1 3
JEMA
00526750- INVESTMENTS
UND
000000 INC
ES
I
111 -A
111 -A
111
17
Pob icy 105.2.1 3
00526760-
UND
000000 ORTIZ BETTY
ES
III
111 -A
111 -A
111
17
Polio 105.2.1 3
commercial
DAVID
property, not part
00487120- ENTERPRISES
UND
of a larger
000000 LLC
ES
III
I
III
29
ecosystem
developed parcels
00088590- PO P P LINDA
UND
With canopy, no
000000 LOU
ES
III
111 -A
III
111
29
hammock
SOUTH
FLORIDA
004$6850- EQUITY GROUP
UND
000100 LLC
ES
IIIA
I
III -A
111 -A
29
Polio 1 05.2.1 (3
00490090- BAY HARBOR
UND
000000 29 LLC
ES
III
I
I
III
30
Policy 105.2.1 3
00490 100- BAY HARBOR
UND
000000 29 LLC
ES
III
I
I
111
30
Po4cy 105.2.1 3
00490110- BAY HARBOR
UND
000000 30 LLC
ES
III
I
I
111
30
Policy 105.2.1 3
00088570- MAHONEY
UND
000000 HARRY E AND
ES
III
I
111 -A
111 -A
30
Pohcy 1 05.2.1 3
WAGROWTH MANAGEMEISMTter Committee Meeting and mformation\Staff Report\ haft BOCC Staff Report
Page 16 of 27
ELVIRA F
00483370- GLENN UND
000000 DOUGLAS S ES
III
III -A
III
111
30
Exotic > 40%
00447420- JACOBS UND
000000 ROBERT C ES
III
III -A
III
111
35
Exotic > 40%
00447460- UND
000000 M ESKE ES
III
III -A
III
111
35
Exotic > 40%
00445580- PO P KO UND
000000 EDWARD S 11 ES
III
III -A
III -A
111
35
Polic y 105.2.1 (3
00445590- PO P KO UND
000000 EDWARD S 11 ES
III
III -A
III -A
III
35
Polic 1 05.2.1 3
CORTIZO
00445830- MIGUEL AND UND
000000 TITA ES
III
111 -A
III-A
111
35
Policy 105.2.1 3
00445960- UND
000000 GARCIA ES
III
III -A
III -A
111
35
Policy 105.2.1 3
00446070- GONZ4LEZ UND
000000 ANGEL J ES
III
III -A
111 -A
III
35
Policy 105.2.1 3
00446090- GO NZALEZ UND
000000 HOMERO ES
III
III -A
III -A
111
3.5
Policy 105.2.1 3
00446930- ANGELONI UND
000000 DOTTI E E ES
III
III -A
III -A
111
35
Policy 105.2.1 3
00446950- REGISTER UND
000000 CASEY ES
III
III -A
I11 -A
111
35
Polic 105.2.1 (3
00446970- UND
000000 MORALES ES
III
III -A
III -A
111
35
Policy 105.2.1 3
00446980- UND
000000 P E R EZ ES
III
111 -A
III -A
111
35
Polk 105.2.1 3
00447010- UND
000000 ALFONSO ES
III
III -A
III -A
111
35
Polic 105.2.1 3
00447290- UND
000000 SARR ES
III
III -A
III -A
111
35
Polic 105.2.1 3
00447300- UND
000000 SARR ES
III
111 -A
III -A
111
35
105.2.1 3
00447310- UND
- Policy
000000 MONTESIN ES
III
111 -A
III -A
111
35
Policy 105.2.1 3
00447470- UND
000000 M ESKE ES
III
I11 -A
III -A
111
35
Polic 105.2.1 3
00447480- UND
000000 PO UZA ES
III
III -A
111-A
111
35
Polic y 10521 3
WAGROWTH MANAGEMENINTler Committee Meeting and informationl.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 111
III -A
111 -A
111
35
Policy 105.2.1 3
00447610- 1 UND
000000 RHYNE ES III
III -A
III -A
111
35
Polio 105.2.1 3
00447620- UND
°M
000000 VERA ES III
III -A
III -A
111
35
Policy 105.2.1 3
00447770- UND
000000 KOESY ES III
III -A
III -A
111
35
Pohcy 105.2.1 3
00447780- UND
000000 KOESY ES 111
III -A
III-A.
111
35
Policy 105.2.1 3
00447920- M 0 KAY UND
000000 PROPERTIES ES III
111 -A
III -A
111
35
Policy 105.2.1 3
00566010- UND
000000 PU RS LEY ES III
III -A
III
111
40
< 1 acre hammock
00566300- UND
000000 ARROYO ES III
111 -A
Ill
111
40
developed parcel
00215130- UND
mangrove
000000 MATTI LA ES 111
1
11 I
11 I
54
wetlands
00209150- UND
000000 JET HANSO N ES III
1
Ill
11 I
57
Exotic > 40%
00209160- CO U NTY O F UND
000000 M O N RD E ES III
1
111
III
57
Exotic > 40%
00209170- CEO U NTY O F UND
000000 MON ROE ES III
1
11I
I11
57
Exotic > 40%
BRANCH
00210480- BANKING AND UND
000000 TRUST ES 111
I
I I l
111
57
Exotic > 40%
BRANCH
00210490- BANKING AND UND
000400 TRUST ES III
I
111
111
57
Exotic > 40%
00210650- UND
000000 SHARPE ES III
I
111
111
57
Exotic > 40%
00210811- UND
011400 DES NATHAN ES III
I
III
111
57
Exotic > 40%
1 00210811- UND
011500 DES NATH A N ES III
I
III
111
57
Exotic > 40%
100211200- UND
000000 R E ITE R ES Ill
I
11 I
111
58
develo ed land
00211200- UND
000100 M D O R C RED FT ES III
I
Ill
111
58
developed land
W AGRGWTH MANAGEMENMTier Committee Meeting and information\Staff Report\ Draft BGCC Staff Report
Page 18 of 27
00211230-
UND
000000
R E ITE R
ES III I
11 I 111 58
wetland lots
00211240-
SCHNEIDER
UND
000000
PROPERTY
ES 111 I
111 111 58
wetland lots
00211250-
SCHNEIDER
UND
000000
PROPERTY
ES III I
111 111 58
wetland lots
00211250-
UND
000000
HOOD
ES III 1
111 111 58
wetland lots
00211270-
UND
000000
SHAN E BROO K
ES 111 I
111 111 58
wetland lots
00211280-
UND
000000
RUSH
ES 111 I
111 111 58
wetland lots
00211290-
MONROE
UND
000000
COUNTY
ES III I
111 111 58
wetland lots
00211300-
MONROE
UND
000000
COUNTY
ES III I
111 111 58
wetland lots
00211310-
CRUZ RENE &
UND
000000
SHEILA K
ES III I
111 111 58
developed land
00211320-
CRUZ RENE A &
UND
000000
SHEILA K
ES III I
111 111 58
wetland lots
00185860-
RICK JOHN &
UND
000000
CAROLYN
ES III I
111 111 69
wetland lots
00185870-
UND
000000
TATHAM
ES III I
111 111 69
wetland lots
00185880-
UND
000000
KING JEWEL
ES III I
111 111 69
wetland lots
00185890-
UND
000000
KING JEWEL
ES III I
III 111 69
wetland lots
00185900-
TATHAM
UND
000000
B E R N I C E
ES III I
111 111 69
wetland lots
00185910-
UND
000000
EWALD ERIC
ES 111 I
111 111 69
wetland lots
00185920-
HERBERTJOHN
UND
000000
R
ES III 1
111 111 69
wetland lots
00185930-
JENDRUSIAK
UND
000000
GEORGE
ES III I
III 111 69
wetland lots
00185940-
JENDRUSIAK
UND
000000
GEORGE A I
ES III I
111 111 69
wetland lots
00185950-
UND
000000
DITZLER
ES III I
III 111 69
wetland lots
00186040-
SAGER
UND
000000
MANAGEMENT
ES 111 I
111 111 69
wetland lots
W:1GROWTH MANAGENfENnTier Committee Meeting and mformation\Staff Reportl Draft BOCC Staff Report
Page 19 of 27
00186050- LOUIS PAULA UND
000000 CREDIT ES !I! ! III
III
69
wetland lots
00186060- C U RTI SS UND
000000 TRUSTEES ES III ! 111
111
69
wetland lots
00186070- CURTISS UND
000000 TRUSTEES ES I ! I ! 11 !
Ill
69
wetland lots
00186080- UND
000000 RICE SYLVIA ES !!! I 111
111
69
wetland lots
00186090- UND
000000 RICE SYLVIA ES !!! ! 111
Ill
69
wetland lots
00186100- UND
000000 RICE SYLVIA L ES !!! ! 111
Ill
69
wetland lots
00186110- ZUCKERMAN UND
000000 JACK ES 11 ! ! Ill
Ill
69
wetland lots
00186120- SAGER UND
000000 MANAGEMENT ES !!I ! 11!
111
69
wetland lots
00186130- SAGER UND
000000 MANAGEMENT ES ! ! ! ! 111
Ill
69
wetland lots
00186140- PHILLIPS AND UND
000000 TRICE INC ES 1 I ! ! 111
Ill
69
wetland lots
00186150- PHILLIPS AND UND
000000 TRICE INC ES 1!! I Il!
I11
69
wetland lots
00186160- BEAUPERTHUY UND
000000 LUIS B ES ! ! ! ! 111
11 !
69
wetland lots
00186170- SAGER UND
000000 MANAGEMENT ES ! ! ! ! 111
11 I
69
wetland lots
00186180- UND
000000 E WALD ERIC ES ! ! ! I 11 I
! I 1
69
wetland lots
00186190- UND
000000 EWALD ERIC ES I !! ! Ill
11!
69
wetland lots
00186200- UND
000000 TAT CO ES ! ! ! ! 11 I
111
69
wetland lots
00186210- TATHAM UND
000000 BERN ! C E ES ! ! ! ! ! I 1
Ill
69
wetland lots
00186220- MONROE UND
000000 COUNTY ES ! 1 I I 111
Ill
69
wetland lots
00186230- CHMIELEWSK! UND
000000 PATRICIA ES !!! ! !11
!!1
69
wetland lots
00118420- UND
000000 GOOD LLOYD A ES ! 1 I I ! 11
Ill
78
Sugarloaf Lodge
00522590- UND
< 1 acre surrounded by
000000 LEVER -DUFFY ES !!! ! 11!
1
20
development
WAGROWTH MANAGEMENTNTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 20 of 27
1
2
3
4
5
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
34
35
36
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
4. AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY
COMMISSIONERS AMENDING OR RATIFYING THE TIER OVERLAY
DISTRICT DESIGNATIONS FOR APPROXDvIATELY THREE
HUND RED ONE (301) PARCELS PROPOSED FOR REVIEW BY THE
BOARD OF COUNTY COMMISSIONERS, STAFF OR OWNERS,
WHICH PARCELS CURRENTLY HAVE TIER DESIGNATIONS;
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
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 Parcel Count by Tier
-j
Pa rcels Charged Tier 3 to bier 1
Acres Hammock in Changed Parcels,
� 0
Planning
0
TDRC
Staff
Commission
o
Parcels
Acres
Parcels
Acres
Parcels
Acres
0
0
Hammock
O
Hammock
O
Hammock
Tier 1
221
33.18
205
31.45
201
31.24
Tier III-
5
18
A
4.27
2.33
16
2.03
Tier 111
74
0.82
77
4.49
84
5
301
38.27
301
38.27
301
38.27
Tier Designation Parcel Analysis
All Parcels TDRC Staff PC
-j
Pa rcels Charged Tier 3 to bier 1
Acres Hammock in Changed Parcels,
� 0
0
0
0
0
Parcels Changed Tier 3 to SPA
Acres Hammock in Changed Parcels
o
0
0
0
rc�ls Ch ang e d I to ie�r l
.Acres Ha rn:mock. in Changed Parcels
0
0
0
O
0
O
Parcels Changed Tier 1 to SPA
Acres Hammock in Changed Parcels
5
18
15
4.27
2.33
2.03
WAGROWTH MANAGEMENMTier Committee Meeting and information\Staff Report\ Draft BOCC Staff Report
Page 21 of 27
Parcels Changed SPA to Tier 3 0
Acres Hammock in Changed Parcels 0
0
0
0
0
Parcels With No Change 222
Acres Hammock in Unchanged Parcels 33.19
207
202
31.46
31.25
1
3
4
5
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
35
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
r% r%
** 3.17 acres mapped as hammock that is cleared land with no hammock. See Map Series 59;
RE #'s 00114090 & 001 14120
RE
Owner Current
Number
Name Tier
TDRC
Staff
PC
Reason for Difference
0044$140-
MAN N IX
000000
JOHN S I
I
I
III
Polic 1 05.2.1 3
00448150-
MAN N IX
000000
JOHN S I
I
I
III
Policy 105.2.1 3
RASPALL
00448380-
CARLOS
000000
& I
!
1
III
Nicy 105.2.1 3
CRUZ
00448470-
MAN U E
000000
L I
I
I
III
Polic y 105.2.1 3
00453990-
FRIED
000000
HAROLD I
I
III
III
no hammock
hammock lots adjacent
00544590-
to Tier I but within
000000
TIFF I
I
III -A
III -A
developed subdivision
00544600-
000000
TIFF I
I
III-A.
111 -A
COUNTY
OF
00544620-
MDNRD
000000
E I
I
111 -A
111 -A
00545100-
000000
TIITF I
I
111 -A
III -A
hammock lots adjacent
00545110-
000000
TIITF I
I
111 -A
III -A
to Tier I but within
developed subdivision
00545200-
000000
TIITF I
I
111 -A
III -A
00545230-
000000
TIITF I
I
111 -A
III -A
00545240-
000000
TIITF I
I
111 -A
III -A
00545250-
000000
YU HASZ I
I
111 -A
1 I I -A
W AGROWTH MANAGEME WnTier Committee Meeting and mformation\Staff Report\ Draft BGCC Staff Report
Page 22 of 27
00545260-
000000 TIITF I I III -A III -A
00545270-
000000 TIITF I I III -A III -A
00545280 -
000000 TIITF I I III -A III -A hammock lots adjacent
to Tier I but within
00545310- SEOURIT developed subdivision
000000 Y FIRST I I 111-A III -A
00545320-
000000 TIITF I I III -A III -A
00545330-
000000 TIITF I I III -A III -A
00114090- BOUND Industrial Parcel, no
000000 RY LTD I III -A III III hammock
KRAUSE
00114090- RU DOLP Industrial Parcel, no
000100 H I III -A III III hammock
00114120- KA P I R I S Industrial Parcel, no
000000 I R E N E I III -A III III hammock
00480640- ALB U RY
000000 SHARON I III -A III -A III Policy 105.2.1 3
00480650- A L B U RY
000000 SHARON I III -A III -A III Po4cy 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.
6
7 V. Consistency with the Principles for Guiding Development in the Florida
8 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.
W AGROwTH MANAGEM MTier Committee Meeting and information\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 (1) 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
WAGRCwTH MANAG Tier Committee Meeting and information\Staff Report\ Draft BGCC 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 2% 25, 29, 3% 33 35, 40, 54, 57, 5 8, 59, 69, 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;
01ci
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 1 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
39
WAGROWTH MANAGENIENnTier Comnuttee Meeting and mformation\Staff Report\ Draft BOCC Staff Report
Page 25 of 27
1 4. AN ORDINANCE BY THE MONROE COUNTY BOARD OF
2 COUNTY COMMISSIONERS AMENDING OR RATIFYING THE
3 TIER OVERLAY DISTRICT DESIGNATIONS FOR
4 APPROXIMATELY THREE HUNDRED ONE (301) PARCELS
5 PROPOSED FOR REVIEW BY THE BOARD OF COUNTY
6 COMMISSIONERS, STAFF OR OWNERS, WHICH PARCELS
7 CURRENTLY HAVE TIER DESIGNATIONS
8
9 H. The Board of County Commissioners review and discuss the following 8
10 parcels competing in ROGO and make a determination as to whether these 8
11 parcels should maintain the original tier designation as shown below. Seven
12 (7) of the 8 parcels have not yet come before the Planning Commission for
13 award. One (1) of the 8 parcels has a ROGO allocation held in abeyance by
14 the Planning Commission and another one may have a ROGO allocation held
15 in abeyance by the Planning Commission at the March 9 2011, meeting.
15
18
19
20
21
22
23
IH. 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.
W:\GROWTH MANAGEMENTNTier Committee Meeting and mformaatxon\Staff Report\ Dmff BQCC Staff Report
Page 26 of 27
ROGO
Prey
TDRC
Staff
PC
Reason for
APPLI
Tier
Difference
CATIO
RE
N
Number
Owner Name
DATE
ROGO STATUS
00210500
PARKINSON
15-
-MOO
DEAN
Mar -06
Competin
III -A
I
I
I
HANEY
00210811
NORMAN &
23-
III -A
I
I
I
- 405800
MARIA
Dec -05
Competin
00445610
DAVIS
1 6 -]an
III
III - A
111
III
Policy
- 000000
SARAH
07
Competing
105.2.1 (3
NATIVE
00445660
RENTAL
2 -Feb-
III
III -A
III -A
III
Poli
-000400
PROPERTIES
10
Competing
105.2.1 �3}
TAYLOR
00445820
MARK AND
2-Jan-
III
III -A
III -A
III
Poli
- 000000
ANDREA
07
Competing
105.2.1 �3�
00445970
PARKINSON
5 -May-
III
III -A
III -A
III
Policy
- 400000
DEAN
05
Competing
105-2-11(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
Y1802
00446940
HARPER
16-
III
III -A
III -A
III
Policy
- 400000
LINDA VII
Feb -07
Competing to ROGO
105.2.1 3
15
18
19
20
21
22
23
IH. 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.
W:\GROWTH MANAGEMENTNTier Committee Meeting and mformaatxon\Staff Report\ Dmff BQCC Staff Report
Page 26 of 27
1 VII. Exhibits
2 Comprehensive Plan Policies
3 Revised Land Development Code 130-130
4 Tier Designation Review Committee (TDRC) Recommendation Maps (86)
5 Monroe County Environmental Resources Staff Recommendation Maps (14)
6 Pages 8, lO, 12, 25, 29, 30, 35, 40, 54, 57,58, 59, 69, and 78
7 Proposed Ordinances (4)
8 TDRC Meeting Minutes
9 PI arming Commission Hearing Minutes
10
11
W AGROW M MANAGEME WnTier Committee Meeting and information \Staff Report\ Draft BOCC Staff Report
Page 27 of 27
ORDINANCE = 2011
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; 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 -2095, 909 -2905, 019 -2995 911 -2005, and 913 -2905 (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 Tier Ordinances were challenged by the Florida Keys Citizens Coalition, Inc. and
Protect Key West and the Florida Keys, Inc. dlbla Last Stand in DOAH Case No. 05-
2449GM as being inconsistent with Section 380.9552(7) Florida Statutes;
3.The Tier Ordinances implemented the categorization of properties by habitat as
provided in the Monroe County 2919 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 nfil I Area
#4 BOCC 03222011 0030211 Page 1
4.The Administrative Law Judge issued his Recommended Order (ALJ Order) on June
26, 2007;
5.Department of Community Affairs secretary Thomas G. Pelham signed a Final Order
(Order) on September 25, 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 III;
10. The Order invalidated the tier designations of approximately Three Thousand Two
Hundred (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 Three Hundred One (301) parcels whose owners had
petitioned for review or which staff felt should have been changed or which were
included to be reviewed because of requests by owners or staff by BOCC Resolution
No. 148 -2008 dated March 15, 2008;
#4 BOCC 03222011 0030211 Page 2
14.Amendments to the Tier Overlay District Maps shall be made pursuant to the
procedures for land use district map amendments according to Monroe County Code
Section 130- 130(e);
15. The criteria for the tier overlay district map designations Tier 1, Tier 111 -A and Tier III
are in Section 130 -130 of the Monroe County code (Code), formerly Sec. 9.5 -255 as
amended by the Final order concerning ordinance 10 -2005 and in the Monroe County
Year 2010 Comprehensive Plan (Plan) Policies 102.7.3, 103.2.1,105.2.1 and 205. 1.1 all
attached as Exhibit C;
15. The comprehensive Plan Policy 205.1.1 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 205.1.1 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, 2010, March
25, 2010 April 22 2010,April 23, 2010, July 15, 2010, and July 15, 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, 2010;
20.The TDRC considered athree -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);
#4 BOCC 03222011 0030211 Page 3
21. The TDRC met on September 30,2010, 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 88 to move forward to the
BOCC;
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, 38, 40, 54, 57,58, 59, 59, and 78 as outlined in the Staff Report
dated October 8, 2919;
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 5, 2019, and also took comment from
the public;
24. The Planning Commission held a public hearing at its regular meetings on
November 15, 2010, and on Decem be 1, 2019, to consider the amend ments to the Tier
Overlay District Maps;
25. The Planning Commission considered a three -page series of color aerial maps
Numbered 1 through 88 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. 08- 2449OM
h. Kreuer 2005recommendations (Plaintiffs expert's recommendations for
the challenged areas resulting from the DOAH Case No. 05- 2449OM);
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, 59, and 78
for which separate recommendations were provided by TDRC and Staff;
25.The Planning Commission considered 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, 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
#4 BOCC 03222011 0030211 Page 4
Board of County Commissioners and as shown in Exhibit D and found this ordinance
consistent with the Monroe County Year 2010 Comprehensive Plan;
28. The BOCC held public hearings on March 22, 2011, and
on , and
?011, and
29. The BOCC considered a three -page series of color aerial maps Numbered 1
through 85 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- 2449CM
h. Kreuer 2000 recommendations (Plaintiff's expert's recommendations for
the challenged areas resulting from the DOAH Case No. 05- 2449CM);
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 59, 59, and 78 for which separate recommendations
were provided by TDRC, Staff, and/or the Planning Commission;
30.The BOCC considered 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 l.Recitals foregoing recitals are incorporated as though fully set forth
herein.
#4 BOCC 03222011 0030211 Page 5
Section 2.Undesionated Previous Tier I to Tier I. The undesignated parcels rendered
tierless and previously designated Tier I which are now designated Tier I are shown on
Exhibit A.
Section 3.Undesignated 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.Undesi nated Previous Tier I to Tier 111111. The undesignated parcels
rendered tierless and previously designated Tier I which are now designated Tier Ill are
shown on Exhibit A.
Section 5.Undesignated Previous Tier III -A to Tier 11 The undesignated parcels
rendered tierless and previously designated Tier 111 -A (SPA) which are now designated
Tier I are shown on Exhibit A.
Section 6.Undesianated 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
tierless and previously designated Tier III -A (SPA) which are now designated Tier III are
shown on Exhibit A.
Section S.Undesignated Previous Tier Ill to Tier 11. The undesignated parcels
rendered tierless and previously designated Tier 111which are now designated Tier I are
shown on Exhibit A.
Section 9.Undesignated Previous Tier Ili to Tier IlInA. The undesignated parcels
rendered tierless and previously designated Tier Ill which are now designated Tier III -
A(SPA) are shown on Exhibit A.
Section 1O.Undesignated Previous Tier Ill to Tier 111111. The undesignated parcels
rendered tierless and previously designated Tier Ill which are now designated Tier Ill
are shown on Exhibit A.
Section 1'I.Previous Designation Tier I to Tier I. The tier designations for parcelswith
a designation of Tier 1 remaining Tier 1 are shown on Exhibit B.
Section 1 2.Previous Designation Tier I to Tier III -A. The tier designations for parcels
with a designation of Tier 1 being re- designated Tier Ill -A are shown on Exhibit B.
Section 13.Previous Designation Tier I to Tier 111111. The tier designations for parcels
with a designation of Tier 1 being re- designated Tier Ill are shown on Exhibit B.
#4 BOCC 03222011 0030211 Page 6
Section 7 .Previous Desi nation Tier III-A to Tier I. The tier designations for parcels
with a designation of Tier 111 -A being re- designated Tier 1 are shown on Exhibit B.
Section 1 5.Previous Designation Tier ill-A to Tier iii -A. The Tier designations for
parcels with a designation of Tier 111 -A remaining Tier 111 -A are shown on Exhibit B.
Section 16.Previous Desi nation Tier IiIA to Tier iii. The Tier designations for
parcels with a designation of Tier 111 -A being re- designated Tier 111 are shown on Exhibit
B.
Section 17.Previous Designation Tier Ill to Tier i. The Tier designations for parcels
with a designation of Tier Ill being re- designated as Tier 1 are shown on Exhibit B.
Section 18.Previous Desi nation Tier III to Tier Ili -A. The Tier designations for
parcels with a designation Tier 111 being re- designated as Tier 111- A(SPA) are shown on
Exhibit B.
Section 19.Previous Designation Tier ill to Tier III. The Tier designations for parcels
with a designation of Tier 111 remaining Tier 111 are shown on Exhibit B.
Section 20. Map Depiction. The changes listed above are shown on Exhibit Eattached;
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, 2006 and
supersede any other maps including the color aerial maps used in Exhibit D.
Section 21.Updated Maus Staff is directed to update the Tier Overlay District Maps
with the amendments as shown on Exhibit E.
Section 22.Severabili
It is the intent of the BOCC 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 BOCC 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.
#4 BOCC 03222011 0030211 Page 7
Section 24.Transmlttal.
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.F11 lins�.
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 J 2011.
Mayor Heather Carruthers
Mayor pro tem David Rice
Commissioner Sylvia Murphy
Commissioner George Neugent
Commissioner Kim Wigington
BOARD of COUNTY COMMISSIONERS of MONROE COUNTY, FLORIDA
By:
(SEAL)
ATTEST: Danny L. Kolhage, CLERK
By:
Deputy Clerk
Mayor Heather Carruthers
MONROE COUNTN
I
APPR ED AS[! RM
Mate:
#4 BOCC 03222011 0030211 Pag 8
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;
EXHIBIT A
Section 2. The undesignated parcels rendered tierless and previously designated Tier I which are now designated Tier I are shown below.
NONE
&Sggn,3. The undesignated parcels rendered tierless and previously designated Tier I which are now designated Tier III -A (SPA) are shown below.
NONE
lion 4. The undesignated parcels rendered tierless and previously designated Tier I which are now designated Tier III are shown below.
NONE
section 55 . The undesignated parcels rendered tierless and previously designated Tier III -A (SPA) which are now designated Tier I are shown below.
NONE
Section 6. The undesignated parcels rendered oarless and previously designated Tier III -A (SPA) which are now designated Tier III A (SPA) are shown below.
NONE
S 7 1 The undesignated parcels rendered tierless and previously designated Tier III -A (SPA) which are now designated Tier III are shown below.
NONE
Section S . The undesignated parcels rendered tierless and previously designated Tier III which are now designated Tier I are shown below.
NONE
& 9 The undesignated parcels rendered tierless and previously designated Tier III which are now designated Tier III-A(SPA) are shown below.
NONE
Section 10. The undesignated parcels rendered derloss and previously designated Tier III which are now designated Tier III are shown on below.
NONE
AN ORDINANCE BY THE MONROE COUNTY BOARD OF COUNTY CO1►USSIONERS AMENDING OR RATIFYING THE TIER OVERLAY DIsnucT DESIGNATIONS
FOR APPROXIMATELY TIHtEE HUNDRED ONE (301) PARCELS PROPOSED FOR REVIEW BY THE BOARD OF COUNTY COMMISSIONERS, STAFF OR OWNERS,
WHICH PARCELS CURRENTLY HAVE TIER DESIGNATIONS;
EXHIBIT B
Section 11.the tier designations for parcels with a designation of Tier I remawng Tier I
00085440- 000000 00117930- 004000 00166972-001800 00166972-004900 00200150-000000 004478604X)= 00519340- 000000
00085700-000000 00118540 - 000000 00166972- 001900 04166972-005000 00200390- 000000 00448140 4040004 00519350-000000
00087770-000000 00118550-000000 00166972 - 402000 00166972-005100 00200400-000000 00448150 -000000 00519360-000000
00090440-0 00100 00119030 -040000 00166972 - 402100 00166972-005200 00200414- 000000 00519370- 000000
0009049D-000000 00119050-000000 00166972- 402200 00166972- 405300 00200420 - 400000 00445474- 400000 00519380- 000000
00090500-000000 00119060- 400000 00166972- 402300 00166972-005400 002006004)00200 004496004)00000 00522440400000
00090500-000100 00119100-000000 00166972 - 402400 00166972-005500 002006004300300 00449614 - 400000 00522450- 000000
000905004=101 40119130- 000000 00166972- 402500 00166972 - 005600 002007104)00000 00449954-000000 045224604X0000
00090630400100 00119150- 004000 00166972- 402600 00166972-005700 00221060 - 000000 004501644X0000 00522470- 000000
000983304X00000 00119190 -OW000 00166972- 402700 00166972- 405800 002210704X00000 00450170-000000 00522484-000000
00108040-000304 00119204-000000 00166972- 402800 00166972- 405900 00221274 - 000004 00450180-000000 00522490-000000
00111476-037000 001192144)00000 00166972-002900 00166972- 406000 00221284-000000 004541904300000 00522500- 400000
00113050-000000 001192444)00000 00166972- 403000 401669724406100 00243622 4X)4900 00454240 - 400000 00522510- 000000
00113050-000100 00155410440400 00166972-003100 001669724406200 0025766D-000000 404542104400000 00522520- 000000
00114410-000401 001669724)00100 00166972-003200 00172070- 400100 00257670- 000000 404502244X0000 00522680-000040
00114760-000000 00166972-000200 00166972- 003300 00172070 - 000200 00257680-000000 004504604X04000 00522690- 000000
00117540-000700 00166972-000300 00166972-003400 00172070- 040300 00274950 -000000 00450470 - 000000 00522700- 000000
00117540-001900 001669724X00400 00166972-003500 00172070- 000440 00274960-000000 00450480-000000 00522710- 000000
40117510-000200 00166972- 400500 00166972- 003600 00172070- 040500 00274970-000000 00450780-040000 0052.2744400000
001175104)00400 00166972- 400600 00166972-003700 00172070- 000600 00274980-000000 00450790 - 400000 00522750400000
001175104)00410 00166972- 400700 40166972-003800 00172070-000800 00274990 - 000000 004508004XXM 0
00117510-000900 00166972 400800 00166972- 043900 00177470-000000 00278920- 000000 00450810- 000000
00117510-003200 001669724XX4900 00166972-004000 001780704)00000 00445680- 000000 00480694-000000
40117510 - 003300 00166972-001000 00166972-004100 001953204X0000 00445690 -000000 00515910-000000
00117510 - 003700 00166972-001100 00166972-004200 00195334- 000000 00445700-000000 00516000-000000
40117890 - 000000 00166972-001200 00166972-004300 00195340-040000 00445720 - 000000 00516010-000000
00117900 - 000000 00166972-001300 00166972 -004400 00197460-000040 00445730- OODDOO 005164504)00004
00117910-044100 00166972- 001400 00166972-004500 00197470-000DOO 004457404X0000 00516790- 000000
00117920-040000 00166972-001500 001669724)04640 00197490 - 004000 00447360- 000000 00519310- ODODOO
0011 7930-000000 00166972-001600 001669724)04700 00197530 - 004000 00447370 - 000000 005193204)00000
00166972-001700 00166972-004800 00200140- 400000 00447834 - 000000 00519330-000000
l SaWon 12. Previous won Tier I to Tier III -A. The tier designations for paroels with a designation of Tic 1 being r"wignated Tier M -A
00440100- 000000 00544590- OODDOO 005451004000000 005452304)000000 00545250- 000000 005453104004000
00544600400000 005451104XXX00 005452444X0000 00545270 - 000000 00545320-000000
00480650400000 00544620-000000 00545200 - 000000 00545250-000000 00545280- 000000 005453304)00000
00085710- 000100 00119300- 400000 00177520-000000 00200600 - 000600 00480610-000000 00522140 -000000 005451244)00000
00114090 - 000000 00119310-000000 00177530- 000000 002006104)00000 00480630-000000 00522150-000000 00545130- 000000
00114090- 000100 00119320- 000000 00195980-000000 00449420-000000 00480660- ODOOOO 005221604M000 005451404)00400
00114120- 400000 00119330-000000 00195990-000000 00450490- 400000 40480674 - 000000 005444804OD0= 00545150-000000
00114150-000000 00119340-000000 00200080- 000000 00453990- OODOOO 00480684- 000000 00544520-000000 00545160- 000000
00115840-000500 00119360-000000 00200090 - 000000 00480540- 000000 00480714 - 400000 005445304)00000 00545170-000000
001173744)40000 0011936D-000200 00200100-000000 00480554 - 000000 OD483280-000000 00544540-000000 00545180 - 000000
001182104)00000 001193704)00000 002001104)00400 00480570-000000 00483290-000000 005445604)00000 00545190 - 000000
00119260 4X00000 001711304)00000 002006OD-000000 00480580- 000000 00483300-000000 005445704X00000 00545210 - 000000
00119270 - 000000 00171140-000000 00200600-000400 00480590-000000 00483320400000 00544580-000000 00545220- 000000
00119280-000000 00171150 - 000000 00200600-000500 00480600-000000 00522110 - 000000 005446104XX0000 00545300-OODDOO
FxhI It C
Page I of 7
CURRENT MONROE CODE SECTION 130430
Sec. 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 ROOO and
NROOO 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, 11
or III. Lands in the remainder of the unincorporated county, excluding the Ocean Reef planned
development, shall be delineated as tier 1, Ill, and lii -A (special protection area).
M 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.
h.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 101 -1,
identified on the threatened and endangered plant and animal maps or the Florida Keys
Carrying Capacity Study maps, 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 Big Pine Key and No Name Key that are not designated tier I shall be
designated tier Ill.
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;
Z.Any disturbed pinelands or tropical hardwood hammock with invasive
coverage of 40 percent or more;
Fkhibit C
Page 2 of 7
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 of 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 nonresidential
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 foilowing
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 reap 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 reap 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.
(f)Request 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 '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
magistrate. The special magistrate 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 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(d )(3), (d )(4) and (d )(5).
Exhibit C
Page 3 of
Ordinance No. 10-2006
Amendments based upon Final Order
Sec. 9.5-255. Tier overlay district
(a) Purpose: The purpose of this Tier Overlay District is to designate geographical areas
outside of mainland Monroe County, excluding the Occmi Reef planned development, into
tiers to assign ROGO and NROGO points, determine the mnount 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 ley and
No Name Key shall be delineated as Tier Y, [I, or W. Lands in the remainder of
unincorporated Monroe County, excluding the Ocean Reef planned development, shall be
del ineated as Tier I, III, and III -A (Speci al 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
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 held
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 I:
b. Vacant lands, which can be 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 live hundred (500) feet in
depth, if indicated as appropriate by special species studies, between natural areas tend
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.
d. Lands designated for acquisition by public agencies for conservation and nab iral
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
Kcys 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.
(2) Lands located outside of Big fine Key and No Name Key that are not designated Tier i
shall be designated Tier Ill.
Exhibft. C
Page 4 of 7
W"malawfol ME &an 0 139 PA QLAII ho
am- UI
ar affiftIff
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 [1]-
A boundaries:
1. 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 rlocation award
or un issued building permit, as of September 28, 2005, located within a Lend
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 RQCOINROGO 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 11I -A (Special Protection Areas) on the 11/29/05 maps may
petition the county for a rezoning to Tier IH 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
9 mat IA fihial:
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 Cor gmunity 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 afield review by County Biologists to fail the
irinimurn size criteria shall have the Special Protection Area designation removed
from the subject parcel.
(c) Big Fine Key and 1Vo Name KLyr Tier Boundaq Criteria: The Tier boundaries shall be
designated using the Big Pine Key and No Name Key Habitat Conservation Plan (2005) and
adopted Community [Master Plan for Big Pine Key and No Name Key.
(d} 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
Exhi bit C
Page 5 of
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 onc-
acre minimum shalt not constitute sufficient grounds for amending the designation of a Tier
111-A area to Tier III. The Tier Overlay District Map amendments shalt 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 bier I designation: Notwithstanding the provisions of Section-9.5-51 I (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 master at a public hearing advertised at least Fifteen ( l 5) days
prior to the hearing date. Said hearing by the special master shall be held prior to November
1 of each gear. 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 I
or that the documentation is insufficient to warrant a map amendment. The posting,
advertising and review will follow the procedures in sec. 9.5 -51 I(d)(3)(4) and (5)."
Exhibit C
Page 6 of l
MONROE COUNTY COMPREHENSIVE PLAN POLICIES FOR TIER SYSTEM
Policy 1 02.7.3
■
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(3Xc)6]
Policv 103.2.1
Monroe County shall implement methods including, but not limited to, designating known habitat
of the Schaus swallowtail butterfly as Tier 1. [9J- 5.012(3)(c)1; 9J- 5.013(2)(c)5 and 6]
Policy 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 11) on Big Pine Key and No Name Key only; and Infill Area (Tier 111). 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 1I): 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. lnfill Area (Tier 111): 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
bdiibit C
Page 7 of 7
designated 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 Inf #1 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.
a 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.
4 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 I, ll, 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 Ill 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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