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BOARD OF COUNTY COMMISSIONERS
C ounty of M onroe
Mayor David Rice, District 4
Mayor Pro Tem Craig Cates, District 1
The Florida Keys
Michelle Coldiron, District 2
Vacant, District 3
Holly Merrill Raschein, District 5
County Commission Meeting
April 20, 2022
Agenda Item Number: G.1
Agenda Item Summary #10429
BULK ITEM: Yes DEPARTMENT: County Land Acquisition and Land
Management
TIME APPROXIMATE: STAFF CONTACT: Cynthia Guerra (305) 289-2588
9:15 A.M.
AGENDA ITEM WORDING: Approval of a resolution for the Less than Fee Program, combining
and replacing Resolutions 175-2018, 438-2018, and 063-2020 and providing additional clarifications
regarding the Less than Fee Program.
ITEM BACKGROUND: In June 2018, the BOCC adopted Resolution 175-2018, which
program, the County purchases the
real property law denoting ownership of less than all property rights for a particular parcel. The
program requires owners to unify the developed and vacant lot(s) and convey the building rights
from vacant lots to the County as a condition of any purchase by the County.
The program is designed to reduce the residential density in neighborhoods in certain residential land
use districts (IS, IS-M, and URM) by purchasing and retiring the development rights from vacant
lots that are adjacent to lots containing houses. This willing seller program is one of several
strategies adopted by the Board to address its potential future liability for property rights claims due
to the exhaustion of state issued rate of growth ordinance (ROGO) allocations that is scheduled to
occur in 2026. The program has the benefit of retiring development rights while leaving the
property in private ownership. The property owner retains the ability to build limited non-habitable
accessory structures that support the principal structure, such as parking or a pool. The County is
relieved from the financial burden of maintaining such vacant lots, which it would have to bear were
the County to purchase such lots outright.
Since the program was created, almost 350 applications have been received and the County has
acquired Less than Fee Development Rights from 67 lots. Response to the Less Than Fee Program
by the public has been favorable and there has been high interest evidenced by the number of
applications that have been submitted. Currently, there are approximately 170 people on the Less
Than Fee waitlist, representing a value of approximately $8.5 million dollars (based on an average
purchase price of $50,000 per development right).
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Resolution 175-2018 established the initial eligibility requirements for participation in the program
which specified that parcels must be:
!located in IS, IS-M or URM land use districts;
!have at least one Transfer of Development Right (TDR);
!held in common ownership with an immediately adjacent parcel that contains a residential
structure as its principal structure;
!eligible to receive a building permit; and,
!free of code liens and not subject to code enforcement.
Resolution 438-2018 was adopted by the Board on December 19, 2018. Resolution 438-2018 made
minor adjustments to the program to:
!prioritize any eligible lots on Big Pine Key and No Name Key regardless of Tier designation;
!prioritize transactions where the purchase price for the development rights is less than
$100,000;
!clarify that the County does not waive its right to prosecute code violations on parcels
participating in the program; and,
!permit the use of market land values on comparable vacant lots as the basis for making a
purchase offer from lots that have already been combined with another lot for tax purposes.
Resolution 063-2020 was adopted by the Board on February 19, 2020. Resolution 063-2020:
!prioritized vacant parcels with no accessory uses or structures.
This change allowed staff to prioritize purchases where the adjacent vacant parcel contains no
accessory uses or structures. This change enables the County to target parcels that may seek a
permit because the vacant lot owned is completely free of improvements and it would be more
likely to require the County to defend a property rights claim, should it seek a building permit vs.
a lot that is joined with the lot housing the primary residence and the residence straddles both
lots.
The proposed resolution on your agenda today combines and replaces Resolutions 175-2018, 438-
2018, and 063-2020 so that the program requirements are fully included in one legislative item. This
resolution also provides for addition clarifications as follows:
!The Monroe County Board of County Commissioners and the Monroe County
Comprehensive Plan Land Authority entered into an Interlocal Agreement (ILA) on July 21,
2021, and amended the ILA on September 15, 2021. Per the ILA, the Monroe County Land
Authority has assumed administration of the Less than Fee Program from the County
Attorney.
!Public response to the program has been positive and robust, so it is necessary to prioritize
Less than Fee applications for processing. As noted above, parcels on Big Pine Key and No
Name Key have been approved Board priorities. This Resolution includes prior Board
approved priorities and provides further guidance:
Priority One Otherwise eligible vacant lots with no accessory structures or uses on Big
Pine Key and No Name Key, regardless of Tier designation, in the order of lowest MLV
to highest MLV with an agreed upon purchase price of less than $100,000.
Priority Two Otherwise eligible vacant lots with accessory structures or uses on Big
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Pine Key and No Name Key, regardless of Tier designation, in the order of lowest MLV
to the highest MLV with an agreed upon purchase price of less than $100,000.
Priority Three Otherwise eligible vacant lots with no accessory structures or uses
outside of Big Pine Key and No Name Key that are designated Tier III, in the order of
lowest MLV to highest MLV, with an agreed upon purchase price of less than $100,000.
All otherwise eligible vacant lots will be processed after those described in the above
priorities in the order of highest Tier designation to lowest Tier designation, with no
accessory structures or uses and in the order of lowest MLV to highest MLV, with an agreed
upon purchase price of less than $100,000.
PREVIOUS RELEVANT BOCC ACTION:
On June 20, 2018, the BOCC adopted Resolution 175-2018 (Agenda Item P.4.).
On December 18, 2018, the BOCC adopted Resolution 438-2018 amending Resolution 175-2018
(Agenda Item P.4.).
On February 19, 2020, the BOCC adopted Resolution 063-2020 amending Resolution as previously
amended by Resolution 427-2018 (Agenda Item O.3.)
On July 21, 2021, the Board approved the Interlocal Agreement between the Monroe County Board
of County Commissioners and the Monroe County Comprehensive Plan Land Authority (Agenda
Item K.12.).
On September 15, 2021, the Board approved the First Amendment to the Interlocal Agreement
between the Monroe County Board of County Commissioners and the Monroe County
Comprehensive Plan Land Authority (Agenda Item G.1.).
CONTRACT/AGREEMENT CHANGES:
n/a
STAFF RECOMMENDATION: APPROVAL.
DOCUMENTATION:
2022 LTF Resolution
Resolution 175-2018
LTF Resolution 438-2018 amending 175-2018
LTF Resolution 063-2020 amending 175-2018 and 438-2018
BOCC-MCLA-ILA-2021
BOCC-MCLA-ILA-2021FirstAmendment
FINANCIAL IMPACT:
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Effective Date: Upon adoption
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County: Nothing additional to that which the BOCC has already approved
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: If yes, amount:
Grant:
County Match:
Insurance Required:
Additional Details:
REVIEWED BY:
Christine Hurley Completed 04/04/2022 9:19 AM
Cynthia Guerra Completed 04/04/2022 9:25 AM
Bob Shillinger Completed 04/04/2022 10:52 AM
Purchasing Completed 04/04/2022 11:29 AM
Budget and Finance Completed 04/04/2022 11:51 AM
Risk Management Completed 04/04/2022 1:27 PM
Lindsey Ballard Completed 04/05/2022 8:04 AM
Board of County Commissioners Pending 04/20/2022 9:00 AM
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RESOLUTION NO. - 2022
A RESOLUTION OF THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLORIDA,
COMBINING AND REPLACING RESOLUTION 175-2018,
RESOLUTION 438-2018, AND RESOLUTION 063-2020
WHICH CREATED AND AMENDED THE LESS THAN FEE
ACQUSITION PROGRAM FOR THE PURPOSE OF
RETIRING RESIDENTIAL DEVELOPMENT RIGHTS ON
PROPERTY LOCATED IN THE IS, IS-M AND URM LAND
USE DISTRICTS FROM WILLING SELLERS; TO CLARIFY
PROGRAM ADMINISTRATION AND TO INCLUDE
ADDITIONAL PRIORITIZATION GUIDANCE; AND
PROVIDING FOR AN EFFECTIVE DATE
WHEREAS, the Board of County Commissioners of Monroe County, Florida hereinafter
BOCC") adopted Resolution 175-2018 on June 20, 2018, which created the Less Than Fee
Program that is designed to purchase residential development rights from willing sellers that own
a vacant parcel that is located immediately adjacent to their homes, and which are located in the
Improved Subdivision ( IS), Improved Subdivision - Masonry (IS- M), Urban Residential - Mobile
Home ( URM) land use districts; and
WHEREAS, the goal is to reduce ongoing development pressures on hurricane evacuation
clearance times and demands on public facilities and infrastructure while protecting property
owner rights and avoiding unnecessary costs associated with defending property rights claims; and
WHEREAS, this program is consistent with Policies 102.4.3 and 102.4.6 of the 2030
Monroe County Comprehensive Plan; and
WHEREAS, in adopting Resolution 175-2018, the BOCC found that a less than fee
acquisition program was an appropriate alternative to costlier fee simple acquisitions; and
WHEREAS, the BOCC and the Monroe County Land Authority (hereinafter MCLA)
entered into an interlocal agreement on July 21, 2021, and amended the ILA on September 15,
2021 which includes the acquisition of infill property for density reduction, among other
government purposes; and
WHEREAS, F.S. 125.355 authorizes the BOCC to exempt any purchase of an interest in
realty valued at under $100,000 from the requirement of obtaining an appraisal; and
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WHEREAS, the BOCC agrees to use dollars raised through the local option infrastructure
sales surtax as authorized in F.S. 212.055(2)(d which the County has budgeted in Fund 316 to
cover costs associated with this program; and
WHEREAS, the MCLA and County staff have worked together to develop and implement
the Less Than Fee Program; and
WHEREAS, due to additional growth limits on Big Pine Key and No Name Key, which
are imposed as a result of the Incidental Take Permit, both islands are closer to build out than the
rest of the County; and
WHEREAS, the BOCC adopted Resolution 438-2018 which made adjustments to the
program to: prioritize any eligible lots on Big Pine Key and No Name Key regardless of Tier
designation; prioritize transactions where the purchase price for the development rights is less than
$100,000; clarify that the County does not waive its right to prosecute code violations on parcels
participating in the program; and allow the use of market land values on comparable vacant lots as
the basis for making a purchase offer from lots that have already been combined with another lot
for tax purposes; and
WHEREAS, the BOCC adopted Resolution 063-2020 to prioritize purchases where the
adjacent vacant parcel contains no accessory uses or structures therefore targeting parcels that may
be more likely to require the County to defend a property rights claim; and
WHEREAS, County staff have recommended additional minor adjustments to the Less
than Fee program to clarify that the Monroe County Land Authority has assumed administration
of the Less than Fee Program from the County Attorney, and to refine the prioritization of Less
than Fee applications;
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF MONROE COUNTY, FLOIRDA:
Section 1. The recitals set forth above are incorporated herein as findings of fact by the
Board.
Section 2. This Resolution combines and replaces Resolution 175-2018, Resolution 438-
2017, and Resolution 063-2020. Although the adoption of this resolution rescinds
those prior resolutions, all actions taken pursuant to those resolutions are ratified
and remain valid.
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Section 3. The BOCC authorizes the MCLA to represent the BOCC in these matters.
Section 4. MCLA will identify properties that will be eligible for participation in this program
under the parameters set forth below.
Section 5. To be eligible to participate in the program, subject parcels must be:
a) Located within an Improved Subdivision (IS), Improved Subdivision Masonry
(IS-M), or Urban Residential Mobile Home (URM) Land Use District;
b) Consist of a lot with at least one (1) buildable unit or Transfer of Development
Right (TDR). Priority shall be given as follows:
Priority One Otherwise eligible vacant lots with no accessory structures or uses
on Big Pine Key and No Name Key, regardless of Tier designation,
in the order of lowest MLV to highest MLV with an agreed upon
purchase price of less than $100,000.
Priority Two Otherwise eligible vacant lots with accessory structures or uses on
Big Pine Key and No Name Key, regardless of Tier designation, in
the order of lowest MLV to the highest MLV with an agreed upon
purchase price of less than $100,000.
Priority Three Otherwise eligible vacant lots with no accessory structures or uses
outside of Big Pine Key and No Name Key that are designated Tier
III, in the order of lowest MLV to highest MLV, with an agreed
upon purchase price of less than $100,000.
All otherwise eligible vacant lots will be processed after those described in the
above priorities in the order of highest Tier designation to lowest Tier designation,
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with no accessory structures or uses and in the order of lowest MLV to highest
MLV, with an agreed upon purchase price of less than $100,000.
c) Be held in common ownership with an immediately adjacent parcel that contains
a residential structure as its principal structure;
d) Eligible to receive a building permit for construction of a new residential
dwelling unit under the current Monroe County Comprehensive Plan and Land
Development Code, and not prohibited by deed restriction or other instrument or
legal impairment from receiving such a building permit;
e) Free of all code compliance liens and not the subject of a current code compliance
case or other enforcement proceeding by the County or other regulatory agency;
however, the property owner should be notified that the County does not waive its
right to prosecute existing but undiscovered code violations at the time of the
transaction; and
f) Owned by a seller who is willing to convey the building rights to the County
under the terms and conditions set forth herein.
Section 6. The MCLA is authorized to make offers to purchase the right to build a separate
residential unit on the subject property at the most recent "Market Land Value"
indicated on the Monroe County Property Appraiser's website in exchange for the
retirement of that development right and execution of a title restriction, unity of
title instrument, and other documents prepared by the County Attorney and/or
MCLA legal counsel which are necessary to implement this program subject to the
limitation that no purchase shall be made for more than $99,999 without an
appraisal, in a form that is acceptable to the County, which is paid for by the
property owner. In the event an otherwise eligible vacant parcel of property has
been combined for tax purposes only by the Property Appraiser into a single parcel
with another lot with a residential principal structure on it, MCLA staff is
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authorized to use the market land value from a comparable vacant lot in the vicinity
as the basis for the offer to purchase the remaining, unused development rights.
Section 7. This resolution shall take effect upon adoption and the additional criteria may be
applied to applications already submitted for consideration.
Section 8. Each agreement is subject to final approval by the Board, which retains the
discretion to reject each transaction and/or otherwise modify this program.
PASSED AND ADOPTED by the Board of County Commissioners of Monroe County,
th
Florida, at a regular meeting held on the 20 day of April, 2022.
Mayor David Rice, District 4
Mayor Pro Tem Craig Cates, District 1
Commissioner Michelle Coldiron, District 2
Commission District 3 vacant
Commissioner Holly Merrill Raschein, District 5
Attest: KEVIN MADOK, CLERK BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
By:__________________________ By:________________________________
As Deputy Clerk Mayor
Approved as to form and legal sufficiency
Robert B. Shillinger, Monroe County Attorney
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