Item M1
LA W OFFICES
Hugh J. Morgan MORGAN & HENDRICK w. Curry Harris
James T. Hendriclc 317 WHITEHEAD STREET (1907-1988)
Karen K. Cabanas KEy WEST, FLORIDA 33040 Hililry V. Albury
Robert Cintron. Jr. (1920-1999)
TELEPHONE 305.296.5676
fACSlMlLE 305.296.4331
December 11, 2002
VJA FACSIMILE & U.S. MAlL
Tim McGarry
Monroe County Growth Management
RE: Issuance of Big Pine Key Beneficial Use Permits
Dear Tim:
You have asked me to give a legal opinion as to the COWIty'S ability to issue residential building permits
for those applicants who have been approved for development pursuant to Beneficial Use
detenninations. My opinion is as follows: Under the County's LDRs, a letter of
coordination/compliance is required from USFWS prior to issuance of County permits. However, in this
case we are dealing with Applicants that have been determined to qualify for permits through the
Beneficial Use process, As set forth in the Code and Comp Plan, Beneficial Use detennination are fOT
the express purpose of exempting property owners from those LORs and Comp Plan regulations which
have been detemlined to result in a denial of all reasonable use of property. Therefore, because these
Applicants are exempted from the general LDR requirements, as set out in their Beneficial Use
Determinations, a letter of coordination/compliance from USFWS is not required for issuance of these
permits. These Applicants have been unable to obtain permits due to concurrency issues resulting from
endangered species concerns, specifically the need to complete an HCP for Big Pine Key, While
Monroe County has exempted these Applicants from concurrency through Beneficial Use, Monroe
County is not responsible for enforcing the terms of the Endangered Species Act. That authority is
directly delegated to USFWS.
If USFWS believes that these Applicants are required to obtain ~ 1 0 incidental take permits, complete
individual HCPs, or take any other action USFWS deems necessary under the Endangered Species Act,
then USFWS has the exclusive authority to do so. Such action has absolutely no bearing on Monroe
County's issuance of building permits. Monroe County is not authorized or empowered to enforce the
tenns of the Endangered Species Act and any refusal to issue building permits based on such grounds
docs nothing more than result in the County possibly assuming liability for a denial of the reasonable
use of these Applicants' property_ Therefore, I reconunend that the County proceed with the issuance of
the subject building permits and ifUSFWS believes that construction violates the Endangered Species
Act, they should and will cite property owners for such violations. It is their duty to do so, but it is not
their duty to attempt to make Monroe County liable for the denial of an owner's use by attempting to
make the County enforce regulations USFWS is specifically authorized by federal law to implement.
Please let me know if you need any further information regarding this issue.
M1\IUNG ~DRESS; P.O. Box I 1 17, KEy WEST FL 3304]
to.MAIL: KCabanas@morganandhendrick.com
-yr, . J
MEMORANDUM
TO: Isabelle DeSantis
FROM: Tim MC~
DATE: December 20, 2002
SUBJECT: Board Action on Agenda Item M-l:
December 18,2002, BOCC Meeting
As you requested, the following is the suggested language to describe the direction
provided by the BOCC to staff concerning the release of permits on Big Pine Key:
"In response to a recommendation from the Director of Growth
Management, the Board of County Commissioners directed staff to issue
residential building permits in accordance with conditions of Resolution
No. 263-2002 approving Beneficial Use for 21 properties on Big Pine
Key (Exhibit A)."
Exhibit A is attached for your information.
Should you require anything further, please let me know.
Attachment
-'V" . I
.JUN-28-02 16,14 FROM,MONROE COUNTY ATTY OFFICE 10,3052823516 PAGE 8/S
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