Miscellaneous 2320 FIRST STREET
SUITE 1000
RO E T Z E L& AN D RE S S FORT MYERS, FL 33901 -2904
239.338.4207 DIRECT
239.337.3850 MAIN
A LEGAL PROFESSIONAL ASSOCIATION 239.337.0970 FAX
bgrady@ralaw.com
www.ralaw.com
May 21, 2012
Hon. David Rice, Mayor
Monroe County Commission
9400 Overseas Highway, Suite 210
Marathon, FL 33050
Re: Monroe County Military Compatibility Criteria Text and MIAI
Map Amendments
Dear Mayor Rice:
Please be advised that this firm represents Frank P. Toppino LP; Rockland Operations,
LLC; Frank P. Toppino Land Trust No. 1; Rockland Recycling Center, Inc.; Edward Toppino
Family, LP; Edward Toppino Sr. Land Trust; Frank P. Toppino Family, LP, and Toppino Land
Trust, LLC. (hereinafter known as "Toppino Family Companies ") regarding their 22 properties
(RE No. 00120940 - 000100, 00120940- 000200, 00120940 - 000300, 00121980- 000000,
00121980- 000500, 00121980- 000600, 00122030- 000000, 00122030 - 000100, 00122040 - 000000,
00122040- 000100, 00122040- 000101, 00122040- 000102, 00122070 - 000100, 00122070 - 000105,
00122070 - 000106, 00122070 - 000107, 00122070- 000108, 00122070- 000109, 00122080- 000000,
00122081- 000200, 00122081- 000300, 00122081 - 000400, 00122081 - 00050„0 ) on Rockland Key
and hereby objects to the adoption of the following ordinances: 00)2-(440-000i 00
0O1 2 O7 -000 10
00I ZZQTsL oDOfd
(1) amending the text of the Monroe County 2010 Comprehensive Plan to create
military compatibility criteria (proposed Goal 108 and its policies); (Text Amendment) and
(2) the amendment to the Monroe County 2010 Comprehensive Plan creating an
overlay map to the Future land Use Map series to establish the Military Installation Area of
Impact. (Map Amendment)
In preparation for this adoption hearing we have reviewed the procession of the two
comprehensive plan amendments and respectfully submit that neither of the amendments is
supported by data or analysis which is required as the foundation for comprehensive plan
amendments. A recitation of meetings between Monroe County representatives and staff with
representatives of NASKW is not a substitute for the required data and analysis to support this
proposed legislation which takes away private rights of its citizens by effectively precluding
future hearings upon the May 22 " adoption. The County is subject to the rule of law set forth in
Chapter 163 Florida Statutes in the same manner as this County requires its citizens to provide
NEW YORK CHICAGO CLEVELAND TOLEDO AKRON COLUMBUS CINCINNATI
WASHINGTON, D.C. TALLAHASSEE ORLANDO FORT MYERS NAPLES FORT LAUDERDALE
x. 2-/3 /aa /i
May 21, 2012
Page 2
data and analysis in support pport of a comprehensive plan amendment. The lack of data and analysis
for these two amendments was presented to the Planning Commission on December 1, 2011.
Staff admitted there was no data and analysis to support the two amendments. The official
minutes of the Planning Commission meeting of December 1, 2011 state:
Vice Chair Wall asked Ms. Santamaria to respond to Mr.
Trepanier's comments on the standards for data acquisition and
analysis. Ms. Santamaria responded that most of the policies in
this proposal mirror exactly word for word what the statute is, and
that is being used as data and analysis. Additionally, this is not a
map amendment where it would require concurrency analysis or
things about public facilities, but is only about meeting the
statutory requirements, using the statute as the basis for doing the
amendment and then trying to move forward with it. See Page 16
of Minutes.
This is contrary to Chapter 163 Florida Statutes.
In addition, the statute referenced by staff does not require the rights of its citizens to be
eliminated by arbitrary amendments. This concern has been increased by the recent revisions.
The revised language dated May 10 in the text amendment, eliminates the property owner's
right to have an application fairly heard if the property is located within the newly created MIAI
map.
• The proposed Comprehensive Plan Amendment requires denial today of a future
request for increased density and intensity if the property is found by NASKW to
be located within a "land use incompatibility area ".
• The proposed Comprehensive Plan Amendment includes a requirement
mandating denial today of a future request for increased intensity /density if the
property is within an area of 65 DNL or greater.
Also, the cost of filing a petition or application and having it deemed to be complete is
prohibitive.
There is no definition or criteria for "land use incompatibility area ". Instead, it appears
this determination is delegated to NASKW. One of the comments by the Department of
Economic Opportunity (DOE) is the lack of criteria for such an area and then DOE suggests that
the County use the 2007 AICUZ. In fact, the staff response to DOE's ORC provides that there is
no adequate data and analysis and explains specifically why the 2007 AICUZ is not appropriate.
Monroe County's ORC response states as follows:
May 21, 2012
Page 3
Because of the deficiencies and discrepancies noted above, the
2007 AICUZ map has not been codified into the LDC and is not
utilized by the County when considering development applications.
(Emphasis supplied). See staff response to ORC page 3 in BOCC
5/22 packet.
There is no basis to adopt a prohibition that lands within the 65 DNL or greater are barred
from receiving an increase in intensity. Many communities recognize commercial and transient
uses surrounding airports as being appropriately located in areas of 65 DNL and greater. There
is absolutely no data provided by Monroe County to support this limitation on lands within 65
DNL or greater and toe limit those lands to industrial uses that no longer have economic value.
The ORC report in the BOCC May 22 " packet establishes that Monroe County
representatives, Department of Community Affairs representatives and NASKW representatives
in August, 2011 "agreed to" the following policies as stated on page 11 of 14 of the County's
ORC response:
At this meeting (August 15, 2011) the parties agreed to the
following parameters, which were the basis for the policy
framework Monroe County developed in concert with former DCA
Secretary Billy Buzzett, Division Director Tom Beck, ACSC
Administrator Rebecca Jetton and DCA attorney Richard Shine, as
follows:.. .
• Monroe County would not approve future land use map
pp P
amendments that would INCREASE density or intensity
within 65 DNL and above. (Underlined — emphasis
supplied)
• Within a designated area of military influence, Monroe
County would not approve NEW USES (over and above
those already permitted) which are individually excluded
from the noise zone within the (Table 6 -2) 2007 AICUZ
that are not already permitted within a Future Land Use
Category or Land Use District (LUD) category, through A
Future Land Use Map, Text overlay or LUD map
amendment. (Underlined - emphasis supplied)
On page 13 of this same report it states:
May 21,2012
Page 4
The Na requested and the q e County agreed to not increase density and
intensity in areas in close proximity to NASKW which would create additional
incompatibilities with Navy's operation.
This is an obvious attempt by the State of Florida, acting through its planning agency,
and the federal government, acting through the NASKW, to accommodate each other, by using
their respective (considerable) powers to force the local government to infringe upon the
property rights of the county's citizens. This is a classic example of a regulation "going too far ",
and leaving the local government to undergo the rigors and cost of defense g g g g os o de a se and to foot the
inevitable bill. Such an action is unreasonable under the substantive due process provisions of
the federal and state Constitutions and, even if reasonable, actionable under both Constitutions
(Takings Clauses), and Florida Law (see Ch. 70 F.S.
These Monroe County amendments, if adopted, have the effect of delegating your
decision making power to NASKW, a federal agency that is effectively beyond the power of the
local citizens to reasonably petition. Vague and standardless delegations of authority (or in this
case, abdication of authority) have been found by the U.S. Supreme Court to violate the
substantive due process requirements of the Constitution. Monroe County is required to develop
its own data and analysis. There is no consideration or discussion of available strategies
resulting in the efficient development of private property and also consistent with Goal 108. For
example there is no discussion of sound attenuation methods, avigation easements or other
strategies successfully used by other local government jurisdictions that permit development in
areas within the influence of aviation areas and that development is an increase in intensity and
includes new uses.
We request that the Board continue the public hearing for both amendments to provide an
opportunity to revise the amendments so that the MIAI map is merely defining an area of
potential influence but that the specific limitations in the Text Amendment be removed. Specific
limitations may be appropriate in the County's land development regulations after the County
has conducted and prepared its own data and analysis. We would urge the County to retain a
sound expert to advise the County on this complex matter. We respectfully submit that the
County will find that there are opportunities to permit new uses and increased intensity beyond
the existing and respect the rights of its citizens.
We would request that the County recognize the inherent unfairness of the Text
Amendment and Map Amendment that precludes future decisions by future Board of County
Commissioners without any data or analysis to support the proposed limitations which place a
strangle hold on existing owners. We understand the importance of the naval installation and the
economic impact of said naval installation has been recognized by both the state and the county
but that public investment is not a basis to take and eliminate the rights of the private citizens of
Monroe County.
May 21, 2012
Page 5
Very truly yours,
ROETZEL & ANDRESS
Beverly Grady
BGumr
Enclosure
cc: Commissioner K. Wiggington
Commissioner G. Nugent
Commissioner H. Carruthers
Commissioner S. Murphy
Wilbur Brewton
Frank Toppino
Owen Trepanier
6322640_v3
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' _ s t = Toppino Parcels
_ 11.11 � M - ' Monroe County Land Use
A� Zone
' 4s - Commercial Fishing District
t i - I - Industrial
°"- Q. V€ ' * Y I I IS - Improved Subdivision
'...'N �. - _ iii _ MI N - t Facilities -
, 111. NA- - Naati ve a A
l ., _'F 3 4 ' , - p ' I OS - Offshore Island Area
�, ti! _ Commercial
- PR - Park and Refuge
^- w „ t SR- Suburban Residential
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r f Urban Residential Mobile Home .
5/9/2012