Findings Of Fact Petitioner filed Application No. 13-31-0286 on or about December 4, 1972, with the Florida Board of Trustees of the Internal Improvement Trust Fund, for a dredge and fill permit. This application was amended by the Petitioner on August 19, 1975, and again on October 8, 1975. The application as amended was admitted into evidence as Exhibit No. 14. The Mean High Water Line as depicted by the Petitioner on the application, Exhibit No. 14, is acceptable and correct and was stipulated and agreed to by the parties as being a correct depiction of the Mean High Water Line. Petitioner is the owner of approximately 350 acres of land adjacent to and in the Biscayne Bay Aquatic Preserve, located in Sections 21 and 22, Township 52 South, Range 42 East, Dade County, Florida. Approximately 192.8 acres of this land is below the Mean High Water Line and is part of the Biscayne Bay Aquatic Preserve. Petitioner, in the application, seeks to fill approximately 63.2 acres of submerged land below the Mean High Water Line for the purpose of constructing part of a planned 36-hole public golf facility. Less than 18 holes of the proposed golf facility are located on the filled area. The historical background detailing the acquisition by the Petitioner of the above 350 acres is set forth accurately in paragraphs 4, 5, 6; 7, 9, 10, 11, 13, 14 and 15 of Exhibit No. 2, admitted herein, entitled Petitioner's Statement. Therefore, those matters of a factual nature set forth in the aforementioned paragraphs are adopted as though set forth in full herein. Those matters of a conclusive nature, legal or factual, set forth in the aforementioned paragraphs are neither accepted nor rejected except as may be specifically provided herein. The Petitioner is obligated to pay off its General Obligation Bond Issue by which it acquired the 350 acres from Interama. This debt service will cost the Petitioner approximately $950,000 annually through the year 2001, and is paid out of ad valorem tax revenue. This debt constitutes a serious burden upon the taxpayers and citizens of the City of North Miami. There is a need in the North Miami area for the type of recreational facility proposed. At present, the only public golf course in the area is a 9- hole facility which is one of the busiest in the country. The lands owned by Petitioner in the Biscayne Bay Aquatic Preserve and subject of this hearing support a mangrove forest system, composed predominantly of red (Rhizophora mangle) and white (Languncularia racemosa) mangroves, with occasional black mangroves (Avicennia germinans). Prior to mosquito ditch excavation, which occurred approximately 35 years ago, the mangrove forest occupied only the southeastern portion of the acreage, while the remaining area probably supported sawgrass and marshgrass communities. The increase in salinity caused by mosquito ditches promoted the expansion of the mangrove community. Presently, the historical mangrove forest is the best developed portion of the system. The red mangrove trees reach heights in excess of 40 feet and the soil is composed of a deep layer of mangrove mulch. In contrast, the soil beneath the mangroves that invaded the marsh land after mosquito ditching, is primarily marl with a relatively thin organic layer of recent origin. Tidal waters flow onto the site through two 60-inch culverts under NE 135th Street, located on the southeastern perimeter of the property. Water flows north through three mosquito control ditches. The ditch along the eastern boundary terminates a short distance north of the historical forest. The north- south ditches are relatively deep and open, whereas the east-west ditches are filled with silt. Many of the latter are 1 foot to 1.5 feet deep at high tide. While tidal waters flow onto the site, these internal restrictions to flow limit circulation over much of the site. The historical mangrove forest on the subject property is well developed and highly productive. That part of the mangrove forest induced by the mosquito ditches is less well developed and not as productive. However, it is not unproductive. The mangrove forest area proposed for filling by the Petitioner, in terms of forest productivity, produces approximately 2 tons of material per acre annually. This compares to approximately 4 tons per acre annually by the well developed historical forest. The growth and development of both the historical and induced mangrove forests is inhibited somewhat by the restricted flow of tidal water into the forests, which, in turn, is caused by the NE 135th Street Causeway and the silting referred to in paragraph 7. Mangroves thrive on good flow and circulation. Therefore, if the flow and circulation of tidal waters is improved, the mangrove forest will improve. The filling of part of the mangrove forest, together with the dredging of the canals sought to be dug by the Petitioner, and the proposed additional opening in NE 135th Street, would enhance the flow and circulation in the historical forest and probably aid its further development. That same dredging and filling would completely destroy 63.2 acres of the existing, healthy, induced mangrove forest. There is no evidence that the induced mangrove forest proposed for filling is in a fatal state of deterioration. Rather, the question is one of how rapidly or slowly that mangrove forest will develop. Without improved flushing, its development will be slow. Apparently, if the flushing of the induced mangrove forest proposed for filling is improved, its development will be much more rapid. In either case, it apparently will eventually attain, given existing conditions, that stage of development presently enjoyed by the historical forest. The construction of one additional culvert in the NE 135th Street causeway will cost approximately $20,000. The Petitioner does not own the right-of-way to NE 135th Street which would be used in constructing an additional culvert. The owner of that right-of-way appears to be Dade County, which entity is not a party to this proceeding. The Petitioner has an agreement with a private entity known as Munisport, whereby Munisport is to develop and operate the proposed recreational complex, including the golf courses, with the attendant dredging and filling. According to the agreement, at the end of 30 years, the City would own the complex free of any other interest. With regard to the golf courses, the City, throughout their operation, would receive a guaranteed minimum of $86,000 annually, plus a percentage of the fees received by Munisport. As testified to by the City Manager, once the recreational complex is in full operation, the City hopes to receive from it $100,000 to $200,000 annually. The City Manager characterized this as having a small effect upon the financial burden borne by the taxpayers and citizens of the City of North Miami with regard to the bond debt. There was not sufficient evidence presented to establish that, for engineering, environmental, or economic reasons, the golf courses could not be reduced in size or redesigned to eliminate that part to be placed in the Biscayne Bay Aquatic Preserve. Witnesses for the City stated that the City had gone as far as it could in redesigning the project, but no evidence, other than that pertaining to the bond debt, was presented to show why the City took that position. The impact of altering the water storage capacity and volumetric tidal prism within the wetland area, as proposed, can only be adequately assessed by conducting a hydrographic survey. (See Composite Exhibit No. 25.) Such a survey has not been conducted. The Petitioner's application does not involve a public navigation project. The evidence presented does not establish that it is a public necessity that 63.2 acres of mangrove forest in the Biscayne Bay Aquatic Preserve be destroyed by dredging and filling so that part of a public golf course might be constructed. The evidence presented fails to show that the proposed dredging and filling is necessary for the preservation of the Biscayne Bay Aquatic Preserve. The proposed dredging and filling may enhance the quality of approximately 130 acres of mangrove forest in the Preserve, but it will do so by the destruction of 63.2 acres of mangrove forest, also in the Preserve. Viewing the total impact of the proposed dredging and filling on the Preserve, there is no showing that such dredging and filling is necessary to enhance the quality or utility of the Preserve. There was no showing that the 63.2 acres of mangrove forest to be dredged and filled is hazardous to the public health or lacking in aesthetic quality or utility.
The Issue Did the Respondent, Charles W. Coxwell, Sr., excavate in statutorily- protected waters of the State of Florida in March of 1992, as alleged in the Department's Notice of Violation (NOV).
Findings Of Fact 1. In back of Respondent's house, on property owned by the Respondent, is a spring system where underground streams of water flow to the surface and out into an area formerly dominated by wetland plant species, to include: Fetterbush (Lyonia Iucida), Sweet Gallberry (Ilex Corjacea), and Sweet Bay Magnolia (Magnolia Virginiana). The stream continues over property owned by other persons, ultimately flowing into Grassy Lake which connects to Choctawhatchee Bay. All of this water is statutorily protected and within the regulatory jurisdiction created and assigned to the Department by the Legislature. In 1990, Respondent applied for a permit from the Department to construct a small impoundment where the springs flow out, on his property (and before the waters flow onto the property of other downstream landowners). The application form for the permit sought by Respondent in 1990 required him to list the adjoining landowner, who was, in fact, a Mr. Finch. Mr. Finch expressed his concern that an improperly built impoundment might be unsafe. The Department made a number of requests to Respondent for specific design specifications and drawings of the impoundment and its outfall structure. Respondent had discussions with Department staff in which he acknowledged that a permit was required; however, he declined to respond satisfactorily to the Department's "incompleteness requests" for additional information. Ultimately, the permit application was denied on May 16, 1991. Respondent did not pursue administrative remedies in the matter of the permit denial. In approximately March of 1992, Respondent caused 0.3 acres of the statutorily-protected waters and wetlands where the springs emerge behind his house to be excavated without the permit required by Florida law. Respondent knew that permits for such excavation were required by Florida law. The NOV assessed $404.51 (four hundred and four dollars and fifty-one cents) in enforcement costs.
Recommendation Based on the foregoing Findings of Fact and Conclusions of Law, the findings of the Department's Notice of Violation were proven by substantial and competent evidence, and it is RECOMMENDED that the Orders for Corrective Action set out in the Notice of Violation and restated below be made final: Respondent shall immediately cease and desist from either dredging and/or filling within waters of the State as defined in Florida Administrative Code Rules 17-4.022 and 17-312 prior to receiving the necessary permit form the Department or notice that the proposed activity is exempt from the permitting requirements of the Department. Within 30 days of the effective date of the Final order, Respondent shall reimburse the Department for expenses incurred in investigating the violation in the sum of $404.51. Payment shall be made by certified check, cashiers' check or money order submitted to the Department's Northwest District Office, 160 Governmental Center, Pensacola, Florida 32501-5794. See Exhibit 3 Attached. Within 60 days of the effective date of the Final Order, Respondent shall restore the excavated area as identified on the drawings attached hereto as Exhibit 2. The excavated material shall be regraded so as to re-establish pre-existing contours and elevations as indicated by the adjacent undisturbed areas. Respondent shall revegetate the restored site as identified in paragraph d below. Respondent shall stabilize the site as needed to retain sediment on- site during restoration. Respondent shall utilize turbidity control devices throughout the restoration including the use of staked filter cloths in the vegetated wetlands and floating screens where needed in the open waters. Within 15 days of the effective date of the Final Order, Respondent shall submit a planting plan and schedule to the Department for approval prior to revegetating the regraded site as identified in Exhibit 2. No work to revegetate the site shall be undertaken until the plan is approved by the Department. Respondent's plan shall address and institute measures necessary to insure successful revegetation. The restoration area shall be planted with indigenous tree species of no less than 2 feet in height, such as Fetterbush (Lyonia Iucida), Sweet Gallberry (Ilex Corjacea), and Sweet Bay Magnolia (Magnolia Virginiana). The trees shall be planted on ten (10) foot centers. Respondent shall implement the restoration plan within 10 days of Department approval. Upon completion of the restoration work required by paragraph c above, Respondent shall maintain the restored area as follows: the revegetation effort shall be considered successful if, after one year or one growing season - whichever is less, 80% of the revegetation effort yield values of less than 80%, then the unsuccessful areas shall be replanted to meet, at a minimum, the required percentage. DONE AND ENTERED this 29th day of March, 1993, in Tallahassee, Florida. STEPHEN F. DEAN Hearing Officer Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-1550 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 29th day of March, 1993. COPIES FURNISHED: Virginia B. Wetherell, Secretary Department of Environmental Regulation 2600 Blair Stone Road Tallahassee, FL 32399-2400 Daniel H. Thompson, Esquire Acting General Counsel Department of Environmental Regulation 2600 Blair Stone Road Tallahassee, FL 32399-2400 Richard L. Windsor, Esquire Department of Environmental Regulation 2600 Blair Stone Road Tallahassee, Florida 32399-2400 Charles W. Coxwell, Sr. 1133 White Point Road Niceville, FL 32578
The Issue The issue is whether the Department should issue Environmental Resource Permit and Sovereign Submerged Lands Authorization No. 43-0197751-003 to Reily.
Findings Of Fact Parties The Department is the agency that approved the permit at issue in this proceeding. The Department is responsible for protecting the water resources of the state in conjunction with the water management districts, and it is also responsible for authorizing the use of sovereignty submerged lands pursuant to a delegation of authority from the Board of Trustees of the Internal Improvement Trust Fund. The activities authorized by the permit are as follows: The purpose of the project is to install a 395 linear foot upland retaining wall, with one 10 linear foot return, located at least 5-feet landward of the Mean High Water Line, and an 85 linear foot seawall, with one 10 linear foot return, located at the Mean High Water Line. Riprap shall be installed at a 2:1 (Horizontal:Vertical) slope along the 85 linear foot seawall, and will extend out a maximum of 4-feet waterward of the toe of the new seawall. [3] Reily is the applicant for the permit. Reily owns approximately 17.74 acres of property along Indian River Drive in Jensen Beach, just north of the Jensen Beach Causeway. The Reily property extends from the Indian River on the east to Skyline Drive on the west. Indian River Drive runs north and south through the east side of the property. The Reily property to the east of Indian River Drive is undeveloped except for an existing restaurant, Dena’s, which is on the southern end of the property. There is an existing “RV park” on the Reily property to the west of Indian River Drive. The project will be located to the east of Indian River Drive. That portion of the Reily property is approximately one acre in size, and is only 149 feet wide at its widest point. The property is 24 feet wide at its narrowest point, and more than half of the property is less than 68 feet wide. Petitioners live in single-family homes to the west of the Reily property. Each of their homes is within 300 feet of the Reily property to the west of Indian River Drive, but more than a quarter of a mile from the property on which the permitted activities will be located. Petitioner Anthony Parkinson sometimes drives by the property where the permitted activities will be located when he takes his daughter to school; he has had breakfast at Dena’s several times; he looks at the property from the causeway; and, on at least one occasion, he and his daughter looked at vegetation in the water adjacent to the Reily property for a school project. Mr. Parkinson testified that the project will negatively affect his quality of life because he “came to Jensen Beach because of the natural shoreline and the protection that it afforded to residents in terms of natural beauty” and that, in his view, the project “just adds to the incredible bulk that we have here in the property in terms of building in our natural shoreline.” Petitioner Michael Cilurso drives by the property where the permitted activities will be located on a fairly regular basis. He goes onto the property “occasionally” to “look around.” He has waded in the water adjacent to the property and has seen blue crabs, small fish, and underwater vegetation. Mr. Cilurso testified that the project will affect him in two ways: first, he will no longer be able to “go from the road and just walk down and wade around in [the river] and enjoy the natural resources;” and second, the proposed development of the overall Reily property will affect his “quality of life” because “the density [is] going to be more than what we thought would be a fit for our community.” Petitioner Thomas Fullman can see the Indian River from his house across the Reily property. He and his family have “spent time down at the causeway,” and they have “enjoyed the river immensely with all of its amenities” over the years. He is concerned that the project will affect his “quality of life” and “have effects on the environment and aquatic preserve [that he and his family] have learned to appreciate.” The Permit (1) Generally The permit authorizes the construction of an 85-foot- long seawall and a 395-foot-long retaining wall on the Reily property and the placement of riprap on the sovereignty submerged lands adjacent to the seawall. The seawall will be located on the mean high water line (MHWL). The riprap will be placed adjacent to the seawall, below the MHWL, and will consist of unconsolidated boulders, rocks, or clean concrete rubble with a diameter of 12 to 36 inches. The retaining wall will be located five feet landward of the MHWL, except in areas where there are mangroves landward of the MHWL. In those areas, the retaining wall will be located "landward of the mangroves". The permit does not require the retaining wall to be any particular distance landward of the mangroves or even outside of the mangrove canopy. The drawings attached to the permit show the retaining wall located under the mangrove canopy. The permit does not authorize any mangrove trimming. The areas landward of the seawall and retaining wall will be backfilled to the level of Indian River Drive. There will be swales and/or dry retention areas in the backfilled areas to capture storm water and/or direct it away from the river. The retaining wall will connect to an existing seawall on the Conchy Joe property immediately to the north of the Reily property. The seawall will connect to the approved, but not yet built seawall on the Dutcher property immediately to the south of the Reily property. The permit requires the use of erosion control devices and turbidity curtains during the construction of the walls in order to prevent violations of state water quality standards. (2) Permit Application and Review by the Department On or about June 23, 2005, Reily sought a determination from the Department that the seawall and retaining wall were not subject to the Department’s permitting jurisdiction. The project, as initially proposed, did not include the placement of riprap along the seawall. The Department informed Respondent in a letter dated October 11, 2005, that “the proposed seawall is within the Department’s jurisdiction.” The letter further stated that the Department was going to “begin processing [the] application as a standard general permit,” and it requested additional information from Reily regarding the project. The Department’s request for additional information (RAI) asked Reily to “justify the need for a seawall” and to “provide a detailed explanation” as to why the “use of vegetation and/or riprap is not feasible at the site” for shoreline stabilization. Reily responded as follows: Recent hurricanes have destroyed any vegetation that existed within the area of the proposed seawall. Shoreline has been lost and the DOT has had to backfill nearby upland areas and repair the roads due to significant erosion. The application is proposing to place riprap along the foot of the proposed seawall. There is no reason to believe that there will not be more storms in the near future and it is the applicants’ [sic] position that the seawall for this area is the only way to assure permanent shoreline stabilization and would be in the public’s best interest. The RAI also asked Reily to provide “a detailed statement describing the existing and proposed upland uses and activities.” (Emphasis in original). In response, Reily stated: “The existing upland use is an R.V. resort complex. The proposed use will remain the same.” The RAI also asked Reily to “provide details on the current condition of the shoreline at the site, including the location of mangroves and other wetland vegetation" and to "indicate if any impacts to these resources are proposed.” (Emphasis supplied). In response, Reily stated: “Please see plan view drawing sheet 2 of 4 that clearly shows that the proposed retaining wall will be located landward of the existing mangroves.” The sheet referenced in the response to the RAI does not show the location of wetland vegetation as requested by the Department. The referenced sheet is also inconsistent with other drawings submitted by Reily (e.g., sheet 3 of 4), which show that the proposed retaining wall will be located under the mangrove canopy, not landward of the existing mangroves. Reily’s response to the RAI was submitted on or about February 23, 2006. The Department gave notice of its intent to issue the permit on April 19, 2006. The permit included a number of general and specific conditions imposed by the Department. The permit states a petition challenging the issuance of the permit must be filed “within 14 days of publication of the notice or within 14 days of receipt of the written notice, whichever occurs first.” Notice of the Department’s intent to issue the permit was not published, and the record does not establish when Petitioners received written notice of the permit and the “notice of rights” contained therein. Mr. Cilurso acknowledged that he “found out about the DEP permit to Mr. Reily [approximately] six or eight months before [his] deposition in October [2006]” and then discussed it with the other Petitioners, but that testimony does not establish when the Petitioners received actual written notice of the permit. Petitioners’ challenge to the permit was filed with the Department on or about July 3, 2006. (3) The Related Pitchford’s Landing Project Contrary to the representation made by Reily to the Department during the permitting process, the evidence presented at the final hearing establishes that Reily is proposing to change the use of the upland property from an RV park to a residential development known as Pitchford’s Landing. A master site plan for the Pitchford’s Landing development was submitted to Martin County for approval in April 2006. The site plan (Pet. Ex. 10) shows extensive residential development to the west of Indian River Drive, including single- family lots and multi-story condominium buildings; construction of a sidewalk, bike path, pool, cabana, public pier, and riverwalk to the east of Indian River Drive; the refurbishment of Dena’s restaurant; and the "proposed seawall." Petitioners were aware that the plans for Pitchford’s Landing included a seawall by April 2006, but the evidence was not persuasive that they had received written notice of the Department’s intent to issue the permit at that time. The Pitchford’s Landing development will require changes to the land use designation of the Reily property in the Martin County Comprehensive Plan as well as zoning changes. Those local approvals had not been obtained as of the date of the final hearing. The plans for the Pitchford’s Landing development are being revised based, at least in part, on opposition from Petitioners and others involved in an “association” known as The Jensen Beach Group. Petitioners Cilurso and Fuller are active members of the group, and Petitioner Parkinson has also participated in the group’s activities. Bruce Jerner, one of Reily’s consultants, testified to his understanding that the pool, cabana, and riverwalk shown on the master site plan are being removed from the Pitchford’s Landing development. However, there is no evidence to suggest that the Reily property to the east of Indian River Drive and/or the other improvements on that property (including the hardened shoreline authorized by the permit) are being removed from the Pichford’s Landing develoment. The more persuasive evidence establishes that the proposed seawall, retaining wall, and riprap are part of the larger Pitchford’s Landing development. The walls were referred to on the master site plan for the development; they were depicted and discussed in an advertising brochure as an amenity of the development; and signs advertising Pitchford’s Landing are located on the Reily property to the east of Indian River Drive on which the seawall and retaining wall will be located. There is no evidence that the Pitchford’s Landing development has received a permit from SFWMD under Part IV of Chapter 373, Florida Statutes. The master site plan for Pitchford’s Landing shows several “dry retention areas” to the west of Indian River Drive, and as noted above, there will be swales and/or dry retention areas in the backfilled areas behind the retaining wall and seawall to capture storm water and/or direct it away from the river. It cannot be inferred from that evidence alone, however, that the Pitchford’s Landing development will require permits from SFWMD under Part IV of Chapter 373, Florida Statutes. Merits of the Project The Indian River in the vicinity of the Reily property is a Class III waterbody, an outstanding Florida water (OFW), and part of the Jensen Beach to Jupiter Inlet Aquatic Preserve. The Jensen Beach to Jupiter Inlet Aquatic Preserve is one of three aquatic preserves that encompass the Indian River Lagoon system that extends from Vero Beach to Jupiter Inlet. The Jensen Beach to Jupiter Inlet Aquatic Preserve is 37 miles long and encompasses approximately 22,000 acres of surface water area. The entire Indian River Lagoon system is 49 miles long, with approximately 33,000 acres of surface water area. The Management Plan that was adopted for the Jensen Beach to Jupiter Inlet Aquatic Preserve in January 1985 described the Indian River Lagoon system, and explained its ecological importance as follows: The Indian River Lagoon area is a long, shallow lagoonal estuary important in this region for its value to recreational and commercial fishing, boating and prime residential development. The preserve is in a rapidly growing urban area affected by agriculture and residential drainage. The majority of the shoreline is mangrove fringed, with scattered development in single family residences and a few condominiums. The lagoon is bounded on the west by the Florida mainland and on the east by barrier islands. The Intracoastal Waterway runs the length of the lagoon, which is designated as a wilderness preserve. The estuary is an important home and nursery area for an extensive array of fish and wildlife. The major problems in the continued health of this area include the construction of major drainage networks that have increased the fresh water flow into the estuary, and the loss of wetland areas and water quality degradation associated with agricultural drainage and urban runoff. Additionally, the Intracoastal Waterway and the maintained inlets have changed the historical flushing and circulation within the lagoon system. The Management Plan explained that the “major objectives of the aquatic preserve management program are to manage the preserve to ensure the maintenance of an essentially natural condition, and to restore and enhance those conditions which are not in a natural condition.” The Management Plan recognizes “the rightful traditional uses of those near-shore sovereignty lands lying adjacent to upland properties,” and with respect to bulkheads, the Management Plan states: Bulkheads should be placed, when allowed, in such a way as to be the least destructive and disruptive to the vegetation and other resource factors in each area. Approved uses which do destruct or destroy resources on state-owned lands will require mitigation. The mitigation will include restoration by the applicant or other remedy which will compensate for the loss of the affected resource to the aquatic preserve. Most of the shoreline along the Reily property is a gently sloping sandy beach that has been previously disturbed, and is largely barren of vegetation. There are, however, areas along the shoreline where dense vegetation exists, including wetland vegetation and three stands of mature red and black mangroves. Birds, fish, and wildlife have been observed on and around the Reily property. However, there is no credible evidence that any listed species use the uplands or near-shore waters where the project will be located. The sovereignty submerged lands immediately adjacent to the Reily property on which the riprap will be placed are barren, sandy, and silty. There are seagrasses in the vicinity of the Reily property, but they are 30 to 50 feet from the shoreline. The seagrasses include Johnson’s seagrass, which is a listed species. There are no significant historical or archeological resources in the vicinity of the Reily property, according to the Department of State, Division of Historical Resources. In 2004, Hurricanes Frances and Jean made landfall in Martin County in the vicinity of the Reily property. The hurricanes washed out portions of Indian River Drive, including a portion of the road approximately one-half mile north of the Reily property. After the hurricanes, Martin County considered placing bulkhead along the entire length of Indian River Drive to provide shoreline stabilization and to prevent further damage to the road in major storm events. The county did not pursue the plan because it determined that it was not financially feasible. The portion of Indian River Drive along the Reily property did not wash out during the 2004 hurricanes. Nevertheless, on November 4, 2004, because of concerns for the stability of the shoreline along the Reily property, the Department issued an Emergency Field Authorization to the prior owner of the property allowing the installation of 160 linear feet of riprap along the shoreline. The riprip authorized by the Emergency Field Authorization was to be placed considerably further landward than the structures authorized by the permit at issue in this case. The record does not reflect why the riprap was not installed. The evidence was not persuasive that the Reily property has experienced significant erosion or that the project is necessary to protect Indian River Drive or the upland property from erosion. The project will, however, have those beneficial effects. No formal wetland delineation was done in the areas landward of the MHWL or the areas that will be backfilled behind the proposed seawall and retaining wall and, as noted above, Reily did not identify the location of wetland vegetation and any impacts to such vegetation in response to the RAI. Mr. Jerner testified that, in his opinion, there are no wetlands landward of the MHWL in the area of the seawall, and that any wetlands in the area of the retaining wall are waterward of that wall, which will be at least five feet landward of the MHWL. The Department’s witness, Jennifer Smith, testified that it was her understanding that the wetlands did not extend into the areas behind the seawall or retaining walls, but she acknowledged that she did not ground-truth the wetland boundaries and that wetland vegetation appeared to extend into areas that will be backfilled. Petitioners’ expert, James Egan, testified that the wetlands likely extended into areas that will be backfilled based upon the topography of the shoreline and the wetland vegetation that he observed, but he made no effort to delineate the extent of the wetlands in those areas and he testified that he would defer to the Department's wetland delineation if one had been done. The Department’s wetland delineation rules in Florida Administrative Code Rule Chapter 62-340 contain a detailed quantitative methodology to be used in making formal wetland boundary delineations. That methodology is to be used only where the wetland boundaries cannot be delineated through a visual on-site inspection (with particular attention to the vegetative communities and soil conditions) or aerial photointerpretation in combination with ground truthing. Thus, the Department’s failure to do a formal wetland delineation (with soil sampling, etc.) in the project area was not per se inappropriate, as Mr. Egan seemed to suggest. That said, the more persuasive evidence fails to establish that Reily made an appropriate effort to delineate the landward extent of the wetlands in the project area. No delineation of the wetland areas was provided in response to the RAI, and Ms. Smith’s testimony raises more questions than it answers regarding the correctness of Mr. Jerner’s conclusory opinion that the wetland boundary is waterward of the retaining wall. Without an appropriate delineation of the wetland boundaries, it cannot be determined with certainty whether or not there are wetlands in the areas that will be backfilled. The evidence establishes there may be wetlands in those areas; and if there are, the impacts to those wetlands have not been assessed or mitigated. Riprap is a better method of shoreline stabilization than a vertical seawall without riprap. The riprap helps to prevent shoaling by absorbing wave energy, and it also provides habitat for benthic organisms, crustaceans, and small fish. Native vegetation provides these same benefits, and all of the experts agreed that it is the best method of shoreline stabilization from an environmental standpoint. The use of native vegetation to provide shoreline stabilization along the Reily property is not a reasonable alternative under the circumstances. First, the shoreline has not experienced any significant vegetative recruitment since the 2004 hurricanes. Second, the property is not wide enough to accommodate the amount of vegetation that would be needed to stabilize the shoreline. Third, the properties immediately to the north and south of the Reily property are already (or soon will be) protected by seawalls and/or riprap, rather than native vegetation. The project will not adversely affect the property of others. The evidence was not persuasive that the project will cause erosion or other impacts to the adjacent properties, particularly since the adjacent properties have, or soon will have hardened shorelines. The project will not adversely affect the conservation of fish and wildlife and, to the contrary, the riprap will provide a benefit to fish and wildlife by providing shelter and habitat for benthic organisms, crustaceans, and small fish. The project will not adversely affect endangered or threatened species or their habitat. The only listed species shown to exist in the vicinity of the project, Johnson’s seagrass, is 30 to 50 feet from the shoreline, which is too far away from the project to be affected even if, as suggested by Petitioners' experts, the impact of wave energy on the walls will cause increased turbidity and sedimentation. The project will not adversely impact the fishing or recreational values or marine productivity in the area. The waters in the vicinity of the project are not shellfish harvesting areas, and the riprap will provide beneficial habitat for small marine life. The project will not adversely affect navigation. The riprap will extend only four feet into the Indian River in an area of shallow water far from the channel of the river. The project will not cause harmful erosion or shoaling or adversely affect water quality in the area. The evidence was not persuasive that wave energy will routinely impact the retaining wall to an extent that will cause increased turbidity or sedimentation in the surrounding waters, and all of the experts agreed that the riprap will help to prevent this from occurring along the seawall. Moreover, the swales and/or dry retention areas behind the seawall and retaining wall will help to filter storm water runoff from Indian River Drive and the adjacent upland properties, which may enhance the water quality in the vicinity of the project. The project will not result in any adverse secondary or cumulative impacts to the water resources. The adjacent properties already have hardened shorelines. The permit conditions include adequate safeguards (e.g., turbidity curtains and erosion control devices) to protect the water resources in the aquatic preserve during construction of the project. Any impact (either positive or negative) of the project on the aquatic preserve and the Indian River Lagoon system as a whole will be de minimus in light of size of the system in comparison to the small size of the project and its location between two hardened shorelines near a man-made causeway.
Recommendation Based upon the foregoing findings of fact and conclusions of law, it is RECOMMENDED that the Department issue a final order dismissing Petitioners’ challenge to the permit/authorization for a lack of standing, but if the Department determines that Petitioners have standing, it should issue a final order denying permit/authorization No. 43-017751-003 absent an additional condition requiring an appropriate wetland delineation to show that the upland aspects of the project will occur outside of the mangrove canopy and any other wetland areas landward of the MHWL. DONE AND ENTERED this 12th day of February, 2007, in Tallahassee, Leon County, Florida. S T. KENT WETHERELL, II Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 12th day of February, 2007.
The Issue The issue is whether Respondent, Daniel A. Reynolds, should take corrective action and pay investigative costs for allegedly controlling, eradicating, removing, or otherwise altering aquatic vegetation on eighty-seven feet of shoreline adjacent to his property on Lake June-in-Winter (Lake June) in Highlands County, Florida, without an aquatic plant management permit.
Findings Of Fact Based upon all of the evidence, the following findings of fact are determined: Respondent is the riparian owner of the property located at 260 Lake June Road, Lake Placid, Highlands County (County), Florida. He has owned the property since 2001 and resides there with his wife and two young children. The parcel is identified as Parcel ID Number C-25-36-29-A00-0171-0000. The southern boundary of his property, which extends around eighty-seven feet, abuts Lake June. Respondent has constructed a partially covered dock extending into the waters of Lake June, on which jet skis, a canoe, and other recreational equipment are stored. The Department is the administrative agency charged with protecting the State's water resources and administering and enforcing the provisions of Part I, Chapter 369, Florida Statutes, and the rules promulgated under Title 62 of the Florida Administrative Code. The parties have stipulated that Lake June is not wholly-owned by one person; that it was not artificially created to be used exclusively for agricultural purposes; that it is not an electrical power plant cooling pond, reservoir, or canal; and that it has a surface area greater than ten acres. As such, the parties agree that Lake June constitutes "waters" or "waters of the state" within the meaning of Florida Administrative Code Rule 62C-20.0015(23), and is not exempt from the Department's aquatic plant management permitting program under Florida Administrative Code Rule 62C-20.0035. Unless expressly exempted, a riparian owner who wishes to control, eradicate, remove, or otherwise alter any aquatic plants in waters of the state must obtain an aquatic plant management permit from the Department. See § 369.20(7), Fla. Stat.; Fla. Admin. Code R. 62C-20.002(1). An aquatic plant is defined as "any plant, including a floating plant, emersed, submersed, or ditchbank species, growing in, or closely associated with, an aquatic environment, and includes any part or seed of such plant." See Fla. Admin. Code R. 62C-20.0015(1). These plants are found not only in the water, but also along the shoreline when the water recedes below the high water mark. They provide important habitat for fish, insects, birds, frogs, and other animals. Torpedo Grass and Maidencane are two common species of aquatic plants or weeds. Applications for a permit are filed with one of the Department's regional offices. After a site inspection is made, a permit is issued as a matter of right without charge or the need for a hearing, and it is effective for a period of three years. A Department witness indicated that there are approximately 1,300 active permits at the present time, including an undisclosed number of permits for property owners on Lake June.3 It is undisputed that Respondent has never obtained a permit. A statutory exemption provides that "a riparian owner may physically or mechanically remove herbaceous aquatic plants . . . within an area delimited by up to 50 percent of the property owner's frontage or 50 feet, whichever is less, and by a sufficient length waterward from, and perpendicular to, the riparian owner's shoreline to create a corridor to allow access for a boat or swimmer to reach open water." § 369.20(8), Fla. Stat. The exemption was established so that riparian owners could create a vegetation-free access corridor to the waterbody adjacent to their upland property. The statute makes clear that "physical or mechanical removal does not include the use of any chemicals . . . ." Id. If chemicals are used, the exemption does not apply. Under the foregoing exemption, Respondent could remove up to 43.5 feet of aquatic vegetation in front of his property on Lake June, or one-half of his eighty-seven foot shoreline. By way of background, since purchasing his property in 2001, Respondent has had a long and acrimonious relationship with his two next door neighbors, Mr. Slevins (to the west) and Mr. Krips (to the east).4 Neither neighbor uses Lake June for recreational purposes. After purchasing the property, Respondent says that Mr. Slevin began to verbally harass and threaten his family, particularly his wife. When Respondent observed the two neighbors repeatedly trespassing on his property, including the placing of an irrigation system and a garden over the boundary lines, Respondent built a fence around his lot, which engendered a circuit court action by the neighbors over the correct boundary line of the adjoining properties. Respondent says the action was resolved in his favor. According to Respondent, Mr. Slevins and Mr. Krips have filed "probably 100 to 200 different complaints on everything from barking dogs, to weeding the yard to calling DEP." Respondent also indicated that Mr. Slevins is a personal friend of the Highlands County Lakes Manager, Mr. Ford. As his title implies, Mr. Ford has the responsibility of inspecting the lakes in the County. If he believes that aquatic vegetation has been unlawfully removed or altered, he notifies the Department's South Central Field Office (Field Office) in Bartow since the County has no enforcement authority. Mr. Reynolds says that a personal and social relationship exists between Mr. Slevins and Mr. Ford, and through that relationship, Mr. Slevins encouraged Mr. Ford to file at least two complaints with the Field Office alleging that Respondent removed aquatic vegetation in Lake June without a permit. In 2002, the Department received a complaint about "aquatic plant management activity" on Respondent's property. There is no indication in the record of who filed the complaint, although Respondent suspects it was generated by Mr. Slevins. In any event, after an inspection of the property was made by the then Regional Biologist, and improper removal of vegetation noted, Respondent was sent a "standard warning letter" that asked him "to let it regrow" naturally. According to the Department's Chief of the Bureau of Invasive Plant Management, Mr. William Caton, Respondent "did not" follow this advice. In 2004, another complaint was filed, this time by the Highlands County Lakes Manager. After an inspection was made, another letter was sent to Respondent asking him to "let it regrow," to implement a revegetation plan, and to contact the Department's Regional Biologist. After receiving the letter, Respondent's wife telephoned Mr. Caton, whose office is in Tallahassee, and advised him that the complaint was the result of "a neighbor feud." Among other things, Mr. Caton advised her that the Department would not "get in the middle" of a neighbor squabble. At hearing, he disputed Mrs. Reynolds' claim that he told her to disregard the warning letter. He added that Respondent did not "follow through with" the corrective actions. As a result of another complaint being filed by the Highlands County Lakes Manager in 2006, a field inspection was conducted on July 12, 2006, by a Department Regional Biologist, Erica C. Van Horn. When she arrived, she noticed that the property was fenced and locked with a "Beware of Dog" sign. Ms. Van Horn then went to the home of Mr. Slevins, who lives next door, and was granted permission to access his property to get to the shoreline. The first thing Ms. Van Horn noticed was that the "lake abutting 260 Lake June Road was completely devoid of vegetation." She further noted that "on either side of that property [there was] lush green Torpedo Grass." Ms. Van Horn found it "very unusual" for the vegetation to stop right at the riparian line. Although she observed that there was "a small percentage of Maidencane" on the site, approximately ninety to ninety-five percent of the frontage "was free of aquatic vegetation." Finally, she noted that the dead Torpedo Grass on the east and west sides of the property was in an "[arc] shape pattern," which is very typical when someone uses a herbicide sprayer. During the course of her inspection, Ms. Van Horn took four photographs to memorialize her observations. The pictures were taken from the east and west sides of Respondent's property while standing on the Slevins and Krips' properties and have been received in evidence as Department's Exhibits 1-4. They reflect a sandy white beach with virtually no vegetation on Respondent's shoreline or in the lake, brown or dead vegetation around the property lines on each side, and thick green vegetation beginning on both the Slevins and Krips' properties. The dead grass to the east had been chopped into small pieces. During her inspection, Ms. Van Horn did not take any samples or perform field testing to determine if herbicides had been actually used since such testing is not a part of the Department's inspection protocol. This is because herbicides have a "very short half life," and they would have broken down by the time the vegetation turns brown leaving no trace of the chemicals in the water. Ms. Van Horn left her business card at the gate when she departed and assumed that Respondent would contact her. On a later undisclosed date, Respondent telephoned Ms. Van Horn, who advised him that he was out of compliance with regulations and explained a number of ways in which he could "come into compliance with these rules," such as revegetation. She says he was not interested. After her inspection was completed, Ms. Van Horn filed a report and sent the photographs to Mr. Caton for his review. Mr. Caton has twenty-seven years of experience in this area and has reviewed thousands of sites during his tenure with the Department. Based on the coloration of the vegetation right next to the green healthy vegetation on the adjoining properties, Mr. Caton concluded that the vegetation on Respondent's property had "classic herbicide impact symptoms." He further concluded that the vegetation had been chemically sprayed up to the boundary lines on each side of Respondent's property before it was cut with a device such as a weedeater. Based on the history of the property involving two earlier complaints, Respondent's failure to take corrective action, and the results of the most recent inspection, Mr. Caton recommended that an enforcement action be initiated. On August 11, 2006, Ms. Van Horn sent Respondent a letter advising him that a violation of Department rules may have occurred based upon the findings of her inspection. The letter described the unlawful activities as being "removal of aquatic vegetation from the span of the total adjacent shore line and significant over spray on to aquatic vegetation of neighboring properties on either side of [his] property." Respondent was advised to contact Ms. Van Horn "to discuss this matter." On May 15, 2007, the Department filed its Notice alleging that Respondent had "chemically controlled" the aquatic vegetation on eighty-seven feet of his shoreline in violation of Section 369.20(7), Florida Statutes, and Florida Administrative Code Rule 62C-20.002(1). The Notice sought the imposition of an administrative penalty in the amount of $3,000.00, recovery of reasonable investigative costs and expenses, and prescribed certain corrective action. On April 28, 2008, the Department filed an Amended Notice alleging that, rather than chemically removing the vegetation, Respondent had controlled, eradicated, removed, or otherwise altered the aquatic vegetation on his shoreline. The Amended Notice deleted the provision requesting the imposition of an administrative penalty, expressly sought the recovery of investigative costs and expenses of not less than $179.00, and modified the corrective action. After her initial inspection, Ms. Van Horn rode by the property in a Department boat on several occasions while conducting other inspections on Lake June and observed that the property "was still mostly devoid of vegetation." At the direction of a supervisor, on June 15, 2007, she returned to Respondent's property for the purpose of assessing whether any changes had occurred since her inspection eleven months earlier. This inspection was performed lakeside from a Department boat without actually going on the property, although she spoke with Respondent's wife who was standing on the dock. Ms. Van Horn observed that the area was still "devoid of vegetation but there was some Torpedo Grass growing back on the [eastern] side." She estimated that "much more" than fifty percent of the shoreline was free of vegetation. Photographs depicting the area on that date have been received in evidence as Department's Exhibits 5-7. Both Respondent and his wife have denied that they use any chemicals on their property, especially since their children regularly swim in the lake in front of their home. Respondent attributes the loss of vegetation mainly to constant use of the back yard, dock area, and shoreline for water-related activities, such as swimming, using jet skis, fishing, and launching and paddling a canoe. In addition, the Reynolds frequently host parties for their children and their friends, who are constantly tramping down the vegetation on the shoreline and in the water. He further pointed out that beginning with the house just beyond Mr. Krip's home, the next five houses have "no vegetation" because there are some areas on the lake that "naturally do not have any vegetation across them." Finally, he noted that Lake Juno suffered the impacts of three hurricanes in 2004, which caused a devastating effect on its vegetation. Respondent presented the testimony of Brian Proctor, a former Department aquatic preserve manager, who now performs environmental restoration as a consultant. Mr. Proctor visited the site in June 2007 and observed "full and thick" Torpedo Grass "growing in the east and west of the property lines." Based on that inspection, Mr. Proctor said he was "comfortable stating that at the time [he] did the site visit in June of '07 there was nothing that appeared to be chemical treatment on Mr. Reynold's property." He agreed, however, that the "shoreline vegetation was poor," and he acknowledged that it was unusual that Lake Juno was lush with aquatic vegetation in front of the neighboring properties to the east and west but stopped at Respondent's riparian lines. When shown the June 2006 photographs taken by Ms. Van Horn, he acknowledged that it "appeared" the property had been chemically treated. He was able to make this determination even though a soil test had not been performed. Photographs introduced into evidence as Respondent's Exhibits 1-4 reflect that on June 27, 2007, there was thick green vegetation on both sides of his property, although one photograph (Respondent's Exhibit 1) shows only limited vegetation along the shoreline and in the lake in the middle part of the property. The photographs are corroborated by a DVD recorded by Respondent on the day that Ms. Van Horn returned for a follow-up inspection. While these photographs and DVD may impact the amount of corrective action now required to restore the property to its original state, they do not contradict the findings made by Ms. Van Horn during her inspection on July 12, 2006. Finally, photographs taken in 2003 to depict what appears to be chemical spraying of vegetation and the construction of a bulkhead without a permit by Mr. Slevins have no probative value in proving or disproving the allegations at issue here. The greater weight of evidence supports a finding that it is very unlikely that heavy usage of the shoreline and adjacent waters in the lake by Respondent's family and their guests alone would cause ninety-five percent of the shoreline and lake waters to be devoid of vegetation when the inspection was made in July 2006. Assuming arguendo that this is true, Respondent was still required to get a permit since the amount of vegetation altered or removed through these activities exceeded more than fifty percent of the vegetation on the shoreline. More than likely, the vegetation was removed by a combination of factors, including recreational usage, mechanical or physical means, and the application of chemical herbicides on each riparian boundary line, as alleged in the Amended Notice. The fact that the Department did not perform any testing of the water or soil for chemicals does not invalidate its findings. Finally, the acrimonious relationship that exists between Respondent and his neighbors has no bearing on the legitimacy of the charges. Therefore, the allegations in the Amended Notice have been sustained. The parties have stipulated that if the charges are sustained, Respondent is entitled to recover reasonable costs and expenses associated with this investigation in the amount of $179.00. As corrective action, the Amended Notice requires that Respondent obtain a permit to remove Torpedo Grass from his property and to replant "126 well-rooted, nursery grown Pontederia cordata ("pickerelweed") at the locations depicted on the map" attached to the Amended Notice. Because the evidence suggests that some of the area in which vegetation was removed in 2006 had regrown by July 2007, the proposed corrective action may be subject to modification, depending on the current state of the property.
The Issue The issues to he determined in this matter concern the question of whether it is necessary for the Petitioner to obtain a dredge and fill permit from the Respondent prior to the construction of a road. Should it be found that the Respondent has jurisdiction to require a permit prior to such construction, the related question of the Petitioner's entitlement to a dredge and fill permit as envisioned by Chapter 403, Florida Statutes, and Chapter 17, Florida Administrative Code, must also be resolved.
Findings Of Fact The property which is the subject of this dispute is located in Clay County, Florida, south of the city of Orange Park, Florida, adjacent to Blanding Boulevard which is also known as State Road 21. The project at issue contemplates the relocation of a portion of a road known as Hear Run Boulevard, which presently intersects with Blanding Boulevard. The present configuration of Hear Run Boulevard serves a building housing the Clay County Courthouse Annex, which has also been referred to as a tag agency building, and a subdivision known as Bear Run Subdivision. If the alternate road were constructed it would serve the same purpose in terms of utility. That construction would involve the placement of fill material in a cleared area over which Respondent asserts permit jurisdiction under Chapter 403, Florida Statutes and Chapter 17-4, Florida Administrative Code. Petitioner does not believe that Respondent has jurisdiction to require a permit; however, if the permit is needed, Petitioner believes that it is entitled to the grant of a permit. As presently envisioned, it would be necessary to place approximately .48 acres of fill to construct the road. The relative location of the present Bear Run Boulevard, Blanding Boulevard, and the relocated Dear Run Boulevard are depicted in Petitioner's exhibit number 3, admitted into evidence. Petitioner had cleared the site of the proposed realignment of Bear Run Boulevard, prior to the fall of 1981. As a consequence, determination of the jurisdictional limits of the Department of Environmental Regulation, by the use of indicator species set forth in Rule 17-4.02, Florida Administrative Code, in establishing' the upland reach of waters of the state for permitting purposes was made more difficult than normal. Nonetheless, in September, 1981, as modified in November, 1981, Timothy Deuerling, Respondent's employee, in conjunction with Thad Hart of the United States Department of the Army, Corps of Engineers, examined parcels of land adjacent to the site in question, which parcels are roughly to the east and west of the area in question and having identified plants found within the indicator species list of Rule 17-4.02, Florida Administrative Code, in sufficient numbers, established the jurisdictional limits of the Respondent's permit authority immediately below the present location of Bear Run Boulevard. In September, 1981, the swamp area south of the cleared property had been seen by Deuerling to be characterized by bald cypress, ash, blackgum and titi . In effect, an imaginary line was drawn between the wetland species on the adjacent sides of the site through the Petitioner's property with that portion of the site found roughly to the south of the imaginary line being considered within the waters of the state and property roughly to the north of the line being regarded as uplands and beyond the jurisdiction of the state. The initial determination of September, 1981, had been adjusted in November, 1981, moving the jurisdictional line further towards the receiving body of water which is known as Little Black Creek, a Class III water body. (Cyrilla racemil- flora) Two weeks before the hearing date in this cause, a project site inspection was made by Jeremy Guy Anthony Tyler, an employee wish the Department of Environmental Regulation. Tyler is the holder of a bachelor of science degree in mathematics, geology and physical geology and a masters degree in oceanography. His course study included chemistry and biology. He observed colonial upland species such as dog fennel and broom sage, together with some wetland species such as cypress seedlings, ash seedlings, button brush, cattails, willows, and Sagittaria, also known as arrowhead. Tyler indicated that the cattails and willows found on the site are typical invading wetland- type species. As Tyler described cattails and willows are plants that are seen at the start of a cycle of wet land development and would be expected to disappear as wetland species of trees became established. The wetland species were considerable in number. Dr. A Quentin White, Jr., Ph.D. in biology, gave testimony in behalf of the Petitioner and established that following clearing of the site, certain invader or colonial type species such as Phragmites and tipon, wetland species envisioned by the jurisdictional indicator list appeared. These colonial or invader species, as described by Dr. White, are probably located on the site in the positions observed because of off-site runoff into the site. Dr. White observed some cypress seedlings at the edge of the clearing adjacent to "'hat he describes as a swamp area, moving in the direction of Little Black Creek. These observations took place the day before the commencement of the hearing. White was uncertain of the jurisdictional limits of the Department of Environmental Regulation, expressing the opinion that the limit as established by the plant indices fell somewhere within the cleared area, which is the subject of this dispute, but did not extend as far as the current location of Hear Run Boulevard, based upon his perception of dominant vegetational species. Having considered the testimony and non-testimonial evidence, the facts demonstrate that the site of the proposed relocation of Bear Run Boulevard is within the dredge and fill permitting jurisdiction of the Department of Environmental Regulation. Respondents exhibit 8 is an aerial photograph depicting the site prior to the clearing. Respondent's exhibit 7 depicts the site following the clearing. A comparison of these two aerial photographs supports the determination that the relocation of Bear Run Boulevard falls within the permitting jurisdiction of the Department of Environmental Regulation as established by plant indicators. This is further borne out by the testimony of the witness Tyler in describing the vegetational signature found on Respondent's exhibit 8. 1/ Mr. Coleman was present when the September, 1981, initial jurisdictional line and the refinement of that choice which moved the line in the direction of Little Black Creek, in November, 1981, were physically established. Coleman was instructed that any activity below that line in the direction of Black Creek would require permitting. Nonetheless, fill material was placed in the cleared area to include chunks of asphalt. This led to the entry of the cease and desist order of February 22, 1982, on the part of the United States Department of the Army, Corps of Engineers, a copy of which may be found as Respondent's exhibit number 3 admitted into evidence. That material was subsequently removed and its removal was acknowledged in correspondence from the Corps of Engineers to Ralph Coleman dated October 5, 1982. A copy of that correspondence may be found as Respondent's exhibit number 4 admitted into evidence. Having constructed the present Bear Run Boulevard as it intersects with State Road 21, Coleman and Associates, Inc., determined to relocate the road and made application to the Department of Environmental Regulation for the issuance of a dredge and fill permit. A copy of that application may be found as Petitioner's exhibit number 4 admitted into evidence. The date of the application was December 22, 1982. The purpose of the relocation was to build a connection to State Road 21 which did not have as severe a curve as the 30 degree curve in the present configuration of Bear Run Boulevard. This initial application sought permission to fill an area of approximately .73 acres, and contemplated the placement of fill between the existing location of Bear Run Boulevard as it intersects with State Road 21 and the area where the road was to be relocated. The area of fill may be seen in crosshatch in a planview drawing, a copy of which is found as Petitioner's exhibit number 2, admitted into evidence. This request for relocation of Bear Run Boulevard was supported by John W. Bowles, Public Works Director, Clay County, Florida, as evidenced by correspondence to that effect, addressed to Ralph Coleman on December 28, 1982, a copy of which Petitioner's exhibit number 8 admitted into evidence. Following discussion with G.E. Carter, an employee of the Department of Environmental Regulation, the Petitioner, in the person of Ralph R. Coleman as president, offered revision to the application for the placement of fill as seen in the February 22, 1953, correspondence to that effect, a copy of which is Respondent's exhibit number 2 admitted into evidence. That exhibit erroneously depicts the amount of fill as being 3300 yards. As previously described, the fill was approximately .48 acres. In essence, the new project would only promote fill material in the area of the new roadway or relocated road. It does not contemplate the placement of fill between the new road and the existing Bear Run Boulevard. This amendment to the application is graphically depicted, in terms of the fill placement, through the drawing which is Petitioner's exhibit number 3 admitted into evidence. The crosshatch shows the fill material to be placed. This amendment also modified the project to the extent that a widening of Blending Boulevard by efforts of the State of Florida, Department of Transportation, caused the placement of fill in an area of the proposed relocation of Bear Run Boulevard, which was not the case in the initial application for permit of December 22, 1982. This circumstance is shown in Petitioner's exhibit number 3 and is otherwise described in the testimony of the witnesses. "what has occurred is that the Department of Transportation has filled an area of the proposed relocated road and the .48 acres constitutes the balance of the necessary fill. On February 25, 1983, G. F. Carter, as Environmental Specialist with the Department of Environmental Regulation, had written to Coleman and Associates, Inc., suggesting that the project, as proposed, and that is taken to mean the project as proposed on December 22, 1992, would have an adverse impact on the environment. The correspondence goes on to state that modification suggested by Carter could lessen the impact to the extent of possibly eliminating any justifiable reason for denying the permit. A copy of that correspondence may be found as Petitioner's exhibit number 9 admitted into evidence. It is unclear exactly what Carter meant by this statement of how Petitioner could achieve permission to install the relocated road. However, it is evident that Coleman felt that the revisions of February 22, 1903, constituted the pursuit of changes which would lead to the issuance of a permit for dredge and fill. Whatever Carter's intentions, he could not bind the agency head of the Department of Environmental Regulation in the ultimate determination to grant or deny the permit as applied for in the revised plan of February 22, 1983. Ultimately, Respondent denied Petitioner's revised application for a dredge and fill permit based upon the belief that to grant permission to place fill materials as contemplated by the project, would cause a degradation of the water quality of state waters as envisioned by Chapter 403, Florida Statutes, and Rule 17-3, Florida Administrative Code. This led to the present formal Section 120.57(1), Florida Statutes hearing as requested by the Petitioner. In the present circumstance in the cleared area where the relocated road would be built, a large amount of stormwater runoff is occurring, primarily from road surfaces and the parking lot adjacent to the Clay County Courthouse Annex. The road surfaces are constituted of the present Bear Run Boulevard and State Road 21. Within this runoff is a large quantity of sediment and some oil and gas and other debris that falls on the road surface. Part of that debris is in a dissolved state. This surface runoff is receiving very little pollution treatment in its passage over the area cleared by the Petitioner. Dr. White gave the opinion that should Bear Run Boulevard be relocated, a retention area would be created within the boundaries of the present Bear Run Boulevard, the relocation of Bear Run Boulevard and State Road 21, thus improving water quality by retaining some of the runoff for a short period of time within that triangular shaped retention area. At present Dr. White finds water quality degradation which is more pronounced than would be the case if Dear Run Boulevard was relocated and the retention area created as described. White contemplates a circumstance, in which, with the relocation of Bear Run Boulevard swales and grassy areas could be designed to retain much of the sediment and act as a filter in treating water coming off State Road 21 through a culvert before entering the well vegetated wetlands area adjacent to the clearing, as one moves in the direction of Little Black Creek. White believes that this sediment which is being discharged through the transport system will eventually creep over into the stand of wetland trees and smother those trees along the fringe of the more well vegetated area at the southern edge of the clearing. The swales and grassy areas are as distinguished from the retention area within the triangular shape piece of land to be boardered by the present road surfaces and the relocated Bear Run Boulevard. Dr. White found that the cleared area exchanges waters with Little Black Creek in the sense of a flow in the direction of Little Black Creek from the proposed project site, notwithstanding a finger of land which is higher in elevation between the site and Little Black Creek as may be seen in Petitioner's composite exhibit number 11, a topographical survey map depicting various elevations in the vicinity of the project. Dr. White noted the very eroded condition of the project site, especially in the area of discharge from State Road 21, on the southern end of the cleared area. The by-product of this erosion, as seen by Dr. White, is the movement of sediment into waters of the state having a detrimental effect on water quality, primarily through increased turbidity. With increased turbidity productivity of the plants species is reduced. In addition, animals which live in the water are adversely affected. This problem with erosion may also cause submerged aquatic vegetation to be covered over and disrupt the nesting habitats of animal species. Dr. White concedes that the placement of fill material, such as would be the circumstance with the construction of the relocated Bear Run Boulevard, in that immediate zone, would kill the wetlands species, thereby removing them as a source of filtration of pollutants in the effort to maintain water quality. Dr. White believes that with the continuation of heavy rains in storm events, the wetland vegetation which is native to the cleared area might be washed out. On the other hand, if the area was allowed to recover, and a reduction of water flow were to occur, removing the destructive quality of that flow, he would expect the reoccurrence of sweetgum, cypress, water tupolo, and other species which are found in hardwood swamp areas. (wetlands) Although Dr. White was struck by the amount of erosion and sedimentation associated with runoff through control devices for and on the road surface of State Road 21, at the southern end of the cleared area, he could not quantify what percentage of the problem of erosion was attributable to the State Road 21 circumstance, the parking lot of the Clay County Courthouse Annex and the existing Bear Run Boulevard. Dr. White believes that upland retention basin would be preferable to retention in the cleared area, but upland property is not within the ownership and control of the Petitioner for such purpose. Dr. White has the opinion that Little Black Creek would only flood the cleared area in question in times of extremely high water. The observations by Dr. White are accepted as accurate. George Register, III, consultant to the Petitioner, has observed the site and gave his testimony. Register is the holder of a bachelors degree in biology and a masters degree in coastal and oceanographic engineering. He noted two flumes which discharge water from the Bear Run Boulevard, in times of storm events, going directly into the cleared area. He feels that a retention area on site can offer water treatment for the rainfall which is directly on the property and flowing through the property. Register also observed the situation related to State Road 21, particularly the road drainage system associated with the widening of State Road 21 from a two-lane to a four-lane road. Register would expand the idea of Dr. White concerning swales and grassing on the site to deal with the discharge from State Road 21, because he does not feel that the problem associated with the discharge can be completely alleviated on the site. He would use the more vegetated wetland area south of the cleared area to treat the runoff from State Road 21, by the settling of suspended particles in the runoff and the slowing down of the flow through the vegetated area using dikes and weirs and other control structures before the final discharge into Little Black Creek. (All of the activities associated with State Road 21, as to construction and drainage, are the responsibility of the State of Florida, Department of Transportation.) Register, as did White, noted that the present circumstance, given the amount of water being discharged onto the site, is not one which affords meaningful water treatment on the site. Register also observed the mix of wetlands and upland vegetation in the cleared area. He noted that exchange of water in the direction from Little Black Creek to the cleared area would only occur in times of extreme flooding, which has not occurred during the years in which he has had knowledge of this site. Register was not able to attribute the amount of runoff associated with the Clay County Courthouse Annex, Bear Run Boulevard, and State Road 21, in terms of percentages of contribution in a rainfall event, but was impressed by the volume from State Road 21. He does not find the present sparse wetlands vegetation, the colonial or volunteer species found at the site, to be of much value in water treatment. In order to afford meaningful treatment, Register thinks that the stand must be very healthy and diverse, as would commonly occur on the site, before it may offer a meaningful assistance in stormwater treatment. To improve the situation on the site, he would create the retention area with berming and weirs and other control structures and plant select kinds of vegetation to help in water treatment. Given the present circumstance, he would expect that in the area of the State Road 21 discharge pipe some form of wetlands vegetation such as cattails or pickleweed would persist as a "little band" of material. The rest of the area he expects to come back predominately as upland vegetation given the current trend, particularly as eroded material continues to be deposited on the site. The use of erosion control mats and the planting of certain types of vegetation to slow dawn the erosion, would not be sufficient to reverse the trend of the introduction of upland vegetation in the cleared area. Register's observations are accepted as accurate. The detail envisioned in the construction of the retention area, the Placement of swales and grassing, as described by White and Register, cannot be found in the original or amended application of the Petitioner. Nonetheless, Petitioner expressed a willingness to employ those techniques suggested by his consultants, Register and White, if given permission to construct the relocated Bear Run Boulevard. Petitioner's exhibits 18, 19, 20, 23, and 24, which are photographs admitted into evidence, depicts the impact of the expansion of State Road 21, in terms of sedimentation and erosion on site and in the more well vegetated wetlands area south of the site or cleared area. Some of those photographs show the types of vegetation as described by the various witnesses who gave testimony. The photograph attached to Petitioner's exhibit number 10 shows standing water in the cleared area, which is a frequent occurrence. The soil in the cleared area has remained wet following the clearing. The witness Tyler, who is a supervisor of the dredge and fill section of the northeast district office of the Department of Environmental Regulation, gave his impressions of the project. Tyler looks upon the creation of the area between existing Bear Run Boulevard, the proposed Dear Run Boulevard, and State Route 21 as an act of taking that area constituted of a triangular shaped piece of land out of the system in terms of water quality maintenance. He does not perceive this modification of the original application to exclude the placement of fill within that triangular shaped parcel as being an improvement to the original design. He overlooks the value of retention of water within the parcel as having a role in terms of water treatment and protection of the more dense wetlands area south of the site and Little Black Creek and the relatively ineffectual situation that now exists in the way of water treatment. That southerly dense area has been seen by Tyler to contain a number of cypress, tupelo, sweetgum and maple trees. Tyler feels that the effect of the project would be to eliminate the cleansing effect of the treatment on-site on the occasions where Little Black Creek overflows it is banks in the direction of the proposed construction site. This, as established through the testimony of White and Register, is an infrequent event. In summary, Tyler overlooked the potential of change, especially with attendant features which could be placed in the triangular shaped retention area and the contribution of placement of swales and grassing add. Although this causes detrimental impact on the site, changes would tend to improve water quality in the more pristine area south of the site, by tending to improve the filtering capacity of the clear area, which at present has little value in that role. Timothy Deuerling is an Environmental Specialist with the Department of Environmental Regulation. He holds a bachelors degree in Science and has taken course work in biology, zoology, and botany. In his visits to the site in the cleared area Duereling has observed cattails, brushes, willows, cypress and ash. He believes that the relocation of Bear Run Boulevard would adversely affect the water quality of Little Black Creek in the instance of placement of a fill in a wetland area, thus eliminating vegetation and soil which could filter and dissimulate pollutants and nutrients in the water. He feels that on the occasion of a reverse flow of water, from the creek to the site, as opposed to the site to the creek, placement of a roadbed would tend to take away the ability of that vegetation which has been covered over by the roadbed to remove pollutants and excess nutrients from the waters of Little Black Creek. By such action of building the road, he feels that the cumulative impact is to cause a violation of water quality, in that at some point in time the accumulation of projects will be such that the system will go out of balance and stay out of balance in terms of water quality. Deuerling believes that the general area of the project is a prime location for such projects. Even though Deuerling concedes that a retention area on site would clean up the water, he does not feel that is an acceptable alternative, given the fact that this area of retention is within the landward extent of Little Black Creek. The effect of the placement of retention area on site is to pollute waters which are already those which are the responsibility of the state, according to Deuerling. Deuerling would vie for upland retention. Deuerling's opinions are not accepted, given the fact that the present site offers little or no filtering capacity. The construction of the relocated Bear Run Boulevard with attendant features envisioned by Dr. White and Mr. Register would improve the filtering capacity, and enhance the overall system at the expense of an element of the system which, at present, offers little or no benefit and whose prospects are not such that those beneficial features will improve in the future if left in the present state. Uplands are not available for the placement of retention areas, and that suggestion, while more desirable, is not viable in this circumstance. Finally, while cumulative impact, as associated with intentional discharge into waters of the state, is a matter for consideration, the present case is not one which presents that form of discharge. The State of Florida, Department of Transportation, in widening State Road 21 from a two lane to a four lane road, in the vicinity of the Petitioner's project, placed approximately ten acres of fill in the landward extent of waters of the state. This was in furtherance of the application for a dredge and fill permit filed with the Respondent, a copy of that application being found as' Petitioner's exhibit number 5. A Copy of the permit may be found as Petitioner's exhibit number 6 admitted into evidence, dating from April 29, 1983. The Department of Transportation was also allowed to remove 1778 cubic yards of fill material. The permit set forth general and specific conditions to include revegetation, turbidity control, turbidity monitoring, erosion control, immediate stabilization of filled areas, and efforts at minimizing the wetlands disruption. In carrying out its function, approximately .096 acres of land which was contemplated for filling in the original Coleman application was filled by the Department of Transportation. No filling was done by the Department of Transportation in the area contemplated by the revised application offered by the Petitioner. The Department of Transportation did fill an area which intersects with State Road 21 and will serve as part of the roadbed for the relocated Bear Run Boulevard. The cleared area, and specifically the site where the fill material would be placed in the construction and relocation of Bear Run Boulevard, is within Class III waters of the state, as described in Chapter 17-3, Florida Administrative Code and subject to water quality standards pertaining to that classification. With the advent of this construction, given the limited value of the filtering capacity of the present site and the changes that can be promoted by the replacement of a retention area and associated features, while it might be expected to influence water quality standards at issue within the area of the placement of the fill material and within the retention basin, it would promote an improvement in the condition of the water quality in the flood plain which is immediately south of the cleared site and ultimately improve the condition of Little Black Creek. This finding relates to those water quality standards dealing with biochemical oxygen demand, nutrients, turbidity, biological integrity, and dissolved oxygen. The State of Florida, Department of Natural Resources, has granted authority to pursue the project as envisioned by Section 253.77, Florida Statutes, and confirmed by correspondence of Henry Dean, Interim Director, Division of Land Sales, dated January 28, 1983. A copy of this confirmation may be found as Petitioner's exhibit number 7 admitted into evidence. The United States Department of the Interior, Fish and Wildlife Service, and United States Environmental Protection Agency made known their comments on the project through correspondence, copies of which may be found as Respondent's composite exhibit number 9 admitted into evidence.
The Issue The issue is whether Largo Bayside, Inc., is entitled to a permit to alter mangroves on property it owns in Key Largo, Florida.
Findings Of Fact Largo Bayside, Inc., owns a condominium development located in Key Largo, Florida. There is a water body immediately outside the condominium units which is bounded by the mangrove berm which is approximately 4 acres in size. Florida Bay is on the other side of the berm. The view of Florida Bay is, to some extent, obstructed by the mangroves. Largo Bayside proposes to trim an area of mangroves in the center of the berm that is approximately two acres wide down to a height of 13 feet above grade, in order to provide its condominium owners with an improved view of Florida Bay. The berm's forest is 95 percent black mangroves. There are some red mangroves on the edges of the berm. The black mangroves are highest near the shore, and at the north end of the berm where they are approximately 25 feet high. About one half of the mangroves are not above the proposed trimming height of 13 feet. There is some wildlife at the site, but there is no nesting community of birds. Boat traffic from a nearby marina on Key Largo tends to keep birds from nesting there, although they do roost there. The proposed trimming will change the structural diversity of the mangrove forest which could result in a slight reduction in the diversity of the fauna. There is no reason to believe that there would be fewer birds roosting the mangroves after trimming. The applicant has agreed to a number of special conditions which the Department proposed on April 22, 1988, which will mitigate any environmental damage resulting from the trimming. These include: No alteration shall occur within a 120 feet of the north property line or within the section of the mangrove forest within 100 feet of the dock along the northeast side of the marina. This limits the trimming to the entire mangrove forest, but will permit improved visual access for all of the condominium units. There shall be no alteration of red mangroves, nor of any mangrove with an unaltered height of 20 feet or greater. Mangroves will be trimmed to height of 13 feet above grade. The pruning shall be limited to those branches and mangrove trunks less than 2 inches in diameter. all large branches, stems and limbs will be removed by hand from the forest after trimming to greatest extent practical. Fallen leaves and small trim debris will remain on the forest floor and all trimming shall be done by hand. By accepting the buffer zones along the north property line and the dock along the northeast side of the marina, Largo Bayside has given up the ability to exercise an exemption from the mangrove alteration rules, Rule 17- 27.060(2), Florida Administrative Code, which would have allowed it to trim all the mangroves to 75 percent of their original height. The permit that the Department proposes to issue allows some trees to be trimmed to less than 75 percent of their original height, but prohibits red mangroves from being trimmed. On balance, the extent of the mangrove alteration permitted is much less than what would have been allowed if Largo Bayside had merely exercised the exemption that is available to it. The mangrove alteration will have no impact on water quality or an adverse impact on fish or other wildlife.
Recommendation It is recommended that the Secretary of the Department of Environmental Regulation enter a final order issuing Permit 441398145 to Largo Bay Side, Inc., to trim mangroves adjacent to its property with the special conditions contained in the Notice of Intent to Issue which had been served on the applicant on April 22, 1988. DONE AND ENTERED in Tallahassee, Leon County, Florida, this 20th day of January, 1989. WILLIAM R. DORSEY, JR. Hearing Officer Division of Administrative Hearings The Oakland Building 2009 Apalachee Parkway Tallahassee, Florida 32399-1050 (904) 488-9675 Filed with the Clerk of the Division of Administrative Hearings this 20th of January, 1989. APPENDIX The following are my rulings on the proposed findings of fact submitted by the petitioners pursuant to Section 120.59(2), Florida Statutes (1987). Rulings on DER's proposed findings of fact. Covered in finding of fact l. Covered in finding of fact 1. Covered in finding of fact 1. Covered in finding of fact 4b. Covered in finding of fact 4a. Covered in finding of fact 5. Covered in finding of fact 6. Covered in finding of fact 3. COPIES FURNISHED: Leland D. Egland 13340 North Calusa Club Road Miami, Florida 33186 Michael Halpern, Esquire 209 Duval Street Key West, Florida 33040 Richard Grosso, Esquire State of Florida, Department of Environmental Regulation Twin Towers Office Building 2600 Blair Stone Road Tallahassee, Florida 32399-2400 Dale H. Twachtmann, Secretary State of Florida, Department of Environmental Regulation Twin Towers Office Building 2600 Blair Stone Road Tallahassee, Florida 32399-2400 Daniel H. Thompson, Esquire General Counsel State of Florida, Department of Environmental Regulation Twin Towers Office Building 2600 Blair Stone Road Tallahassee, Florida 32399-2400
The Issue The central issue in this case is whether Petitioner's request to modify permit no. 5601095728 should be approved or denied.
Findings Of Fact Based upon the testimony of the witnesses and the documentary evidence received at the hearing, I make the following findings of fact: The Petitioner, William Schulman, as trustee, is the owner of a parcel of real property consisting of approximately ten acres located on Hutchinson Island in St. Lucie County, Florida. On July 3, 1986, Petitioner was issued permit no. 5601095728 and became authorized to fill 1.5 acres of impacted wetlands in accordance with specifications and drawings which had been approved by the Department. Petitioner was required to provide mitigation in connection with the permit which included: the installation of culverts to allow tidal circulation to adjacent wetlands; scraping down a .5 acre area and planting smooth cordgrass; and dredging an area approximately sixty feet wide to allow an access to the Indian River. Petitioner has performed the above-described mitigation. The permit also required Petitioner to execute and record a Conservation Easement which included the .5 acre to be scraped and planted with cordgrass. This easement has not been recorded in accordance with the permit guidelines. Instead, Petitioner sought to modify the permit to allow an additional 1.5 - 2.0 acres to be filled. This proposed area encompassed the smooth cordgrass and an area of mangroves which were to be part of the conservation easement. By letter dated July 10, 1987, Petitioner provided drawings to the Department to further identify the area subject to the requested modification. The proposed modification would result in the permanent loss of white mangrove and cordgrass marsh. This marsh is connected to Class II waters (Indian River) via the dredged opening described in paragraph 2. Petitioner's ten acre parcel is bounded to the north by the platted Windmill Village subdivision; to the east is a commercial area which fronts on SR A-1-A; to the southwest of the property is a diked area known as Impoundment 12; to the west is a man-made lake referred to as "Black's Lake" at the hearing; and further to the west is the Indian River. As part of the original mitigation, Petitioner dredged a sixty foot opening connecting Black's Lake to the Indian River. The culverts required by the original mitigation connected Black's Lake to Impoundment 12, Petitioner's parcel to Black's Lake, and Impoundment 12 to the Indian River. As mitigation for the modification sought, Petitioner has proposed to provide four additional culverts to connect Impoundment 12 with Black's Lake. The record in this cause is unclear as to the present ownership of Impoundment Further, no owner has given consent to the proposed installation of additional culverts. The mitigation proposed for Impoundment 12 is not on Petitioner's property. As additional mitigation for the modification, Petitioner has proposed to provide two culverts which would connect a ditch on Petitioner's property to Black's Lake. On September 4, 1987, Petitioner provided materials from the St. Lucie County Mosquito Control District to the Department in support of the requested modification. The information suggested that with the installation of additional culverts, the tidal activity within Impoundment 12 would be improved and would thereby eliminate most of the mosquito breeding within that area. On October 14, 1987, the Department notified Petitioner of its intent to deny the modification to permit no. 5601095728. Thereafter, Petitioner timely filed for a formal review and these proceedings resulted. By stipulation, the parties agreed that the Department has jurisdiction of the project and the proposed modification to the permit. The proposed mitigation seeks to increase tidal exchange within Impoundment 12. Petitioner has not offered evidence to illustrate how the mitigation would directly benefit Petitioner's property. The tidal replication in Black's Lake is approximately 90 percent of that within the Indian River. The tidal replication within Impoundment 12 is approximately 60 percent of that within Black's Lake. Petitioner anticipates that the addition of culverts connecting Black's Lake to Impoundment 12 would increase the tidal exchange to the impoundment. Impoundment 12 consists of approximately 120 acres. Due to a dike which divides the property, only 80 + or - acres would be affected by the proposed mitigation. To effect 100 percent tidal replication within Impoundment 12 the dike separating it from the Indian River to the west would have to be removed. Since that solution is highly unlikely, authorities have sought to achieve tidal exchange via 40' culverts which are 30 inches in diameter and which have been placed to breech the dikes surrounding the impoundment. The most desirable locations for these culverts would be directly connecting Impoundment 12 to the river. That is not Petitioner's proposal. Petitioner proposes to connect Impoundment 12 with additional culverts to Black's Lake. The opening to the river from the lake would not be increased. Consequently, it is unlikely the replication within the lake will increase. The sole objective of Petitioner's proposed mitigation would simply cause more water to tidally flow from the lake to Impoundment 12. Increased flow to Impoundment 12 would enhance the likelihood of achieving tidal inundation which would make mosquito breeding less frequent. While it is expected that the Mosquito Control District would have to continue applying larvicide to Impoundment 12, its use may be less often. Optimally, tidal inundation would occur at least once a week. Currently, Impoundment 12 receives this desired inundation only during the fall season when the waters are high enough to flood the remote areas. Increasing the number of culverts would also increase the points of access and would allow the water to move more slowly through the openings. While there is no evidence to establish the locations for the placement of the proposed culverts, in theory, the placement would be to maximize the tidal exchange. A slower exchange through the culverts would benefit organisms moving through the system. The slower rate would also enhance the use of the passages by fish. To be lost by the modification are .5 acre of smooth cordgrass and 1.25 - 1.50 acres of mature, functioning mangroves. The mangroves are predominantly of the white variety with some reds scattered. They are approximately 20 feet in height. If allowed to remain undeveloped, it is anticipated that the cordgrass area will aid in the recruitment of additional mangroves. Mangroves provide several benefits to estuarine systems. The leaf litter is a primary source of food for organisms in the lower end of the food chain such as fish and crabs. Fish, birds and mammals use mangroves for cover from predators. Birds also use the mangroves for perching and nesting and feed on insects and crabs associated with the trees. Mangroves in Impoundment 12 and the Petitioner's property (which will be lost by the modification) currently provide these benefits. It has not been demonstrated that the increased tidal flow to Impoundment 12 will quantitatively improve the benefits offered by mangroves to the existing system. Smooth cordgrass is a food source for birds, fish and mammals. Not only do organisms feed on the cordgrass, but they also feed on the leaves and seeds of the associated growth of spike rush and fungus. Mammals use the cordgrass for cover and some birds nest there. The following listed birds have been identified on Petitioner's property and Impoundment 12: snowy egret and little blue heron, which are species of local concern, and the brown pelican which is on the federal list of endangered species. Also observed at the location was the roseate spoonbill. Mammals identified on the Petitioner's property included raccoon, marsh rabbit and rat. The loss of the Petitioner's mangroves and cordgrass will decrease the habitat area currently used by mammals, fish and birds. Moreover, the mangrove population on Hutchinson Island is on the decline. Wetland areas have been decreasing due to development over the last 20 years. Numerous dredge and fill projects previously permitted by the Department have allowed filling of mangrove areas. Fish currently inhabiting the area which are expected to be adversely affected by the loss of the mangroves and ditch area include: snook (a species of special concern), tarpon, mojarra, and striped mullet. The increased water flow to Impoundment 12 does not offset this loss. Windmill Village By The Sea Homeowners Association, Inc., is a nonprofit corporation consisting of property owners occupying approximately 46 duplexes to the north of Petitioner's property. The 13 individual intervenors (Sophie Holler, Jackson and Mildred Gray, Terry and Norine Young, Einer Nielsen, Richard and Alphild Chase, Jack and Pat Donohue, and Robert and Lynn Chandler) are homeowners on Aqua Ra Drive north of and contiguous to Petitioner's property.
The Issue The issues are whether Respondent Lennar Homes, Inc., is entitled to an environmental resource permit to construct a 516- acre residential development in Miami-Dade County known as Lakes by the Bay South Commons Project and, if so, under what conditions.
Findings Of Fact On May 18, 2001, Respondent Lennar Homes, Inc. (Lennar Homes), filed an application with Respondent South Florida Water Management District (District) for an environmental resource permit (ERP) for a 516-acre residential development in Miami- Dade County known as Lakes By The Bay (Project). On June 12, 2002, Lennar Homes filed a revised ERP application for the Project. The application, as revised, is for an ERP conceptually approving the construction of a surface water management system to serve the Project and authorizing the construction to clear the site, excavate the wet retention areas, and expand an existing lake. Providing 3300 single- family residences, the Project is the last phase of a master planned residential development, which presently contains over 1500 residences north and west of the Project. The Project is bordered by Southwest 97th Avenue to the west, Southwest 87th Avenue to the east, Southwest 216th Street to the north, and Southwest 232nd Street to the south. Immediately south of the Project are a regional wastewater treatment plant and county solid waste landfill. These facilities occupy opposing banks of the C-1 Canal, which runs a short distance from the southwest corner of the Project. The Project site is drained, cleared, and infested with Brazilian pepper and melaleuca. The Project will impact 135 acres of wetlands, but these wetlands are severely degraded due to the construction of roads, berms, and canals. No evidence suggests that the site is presently used by any listed species. At present, drainage across the site is from west to east, where stormwater is intercepted by the L-31E levy and canal running along the west side of Southwest 87th Avenue. At its nearest point (the southeast corner), the Project is about one mile from the southern part of Biscayne Bay. Biscayne Bay is an Outstanding Florida Water. Much of its central and southern parts, including the area closest to the Project site, are within Biscayne National Park. In contrast to the northern part of Biscayne Bay, the central and southern parts contain significant mangrove-lined coastal wetlands. The bay bottom in southern Biscayne Bay hosts dense seagrass beds, and coral reefs within Biscayne National Park support a diverse community of marine life. The L-31E levy and canal redirect stormwater from the Project site south to the C-1 Canal, which runs, in this area, in a northwest-to-southeast direction before emptying into Biscayne Bay. The C-1 Canal drains an extensive area to the north and northwest of the Project. The landfill and water treatment plant are a short distance downstream of the Proposed Project. The parties have stipulated that the Project meets the following ERP criteria (with minor rephrasing from the stipulation): The Project will not adversely affect significant historical and archaeological resources. The Project is not located within an Outstanding Florida Water and will not result in the direct discharge of surface water into an Outstanding Florida Water. Lennar has proposed mitigation to offset the adverse impacts of the Project, and the mitigation is in the same drainage basin as the adverse impacts. Therefore, the Project will not generate unlawful cumulative impacts, in violation of Section 373.414(8)(a)-(b), Florida Statutes. The Project will not cause adverse water quality impacts to receiving waters and adjacent lands, in violation of Rule 40E-4.301(a), Florida Administrative Code. The Project will not cause adverse flooding to onsite or offsite property, in violation of Rule 40E-4.301(b), Florida Administrative Code. The Project will not cause adverse impacts to existing surface water storage and conveyance capabilities, in violation of Rule 40E-4.301(c), Florida Administrative Code. The Project will not adversely impact the maintenance of surface or ground water levels or surface water flows established pursuant to Section 373.042, Florida Statutes, in violation of Rule 40E-4.301(g), Florida Administrative Code. The Project will not cause adverse impacts to a work of the District established pursuant to Section 373.086, Florida Statutes, in violation of Rule 40E-4.301(h), Florida Administrative Code. The Project will be conducted by an entity with sufficient financial, legal, and administrative capability to ensure that the activity will be undertaken in accordance with the terms and conditions of the permit, as required by Rule 40E-4.301(j), Florida Administrative Code. No special basin or geographic area criteria established in Chapter 40E-41, Florida Administrative Code, are applicable to the Project. The Project will not adversely affect navigation or the flow of water or cause harmful erosion or shoaling, as prohibited by Section 373.414(1)(a)3, Florida Statutes. The Project will be permanent, as addressed by Section 373.414(1)(a)5, Florida Statutes. The District issued its Staff Report on March 13, 2002. The Staff Report approves the proposed mitigation plan, which would enhance or create and preserve 135 acres of onsite wetlands by creating an upland buffer, emergent marsh and transitional herbaceous shrub areas, and tree island areas. Much of the proposed mitigation area will occupy the southern half of the perimeter of the Project site. As proposed in the mitigation plan, Lennar Homes will grant the District a conservation easement over the mitigation area and will be required to meet certain mitigation performance conditions. Shortly prior to the commencement of the final hearing in this case, the District decided to change the proposed permit regarding mitigation. The purpose of the change was to require Lennar Homes to allow the mitigation area to be used as a flowway between the C-1 Canal, upstream of the nutrient loads deposited by the landfill and water treatment plant, and an area to the east of the Project site. The receiving area consists of vestigial tidal creeks leading to presently remaining tidal creeks that empty into small embayments within Biscayne Bay. The general purpose of the change was to remediate the loss of freshwater flows into these tidal creeks, the embayments, and Biscayne Bay that resulted from the construction of drainage canals and levies, such as C-1 and L31-E. Accordingly, the District issued an Addendum to Staff Report on August 9, 2002. The Addendum adds an easement to the original mitigation plan by adding Special Condition #24, which states: No later than 30 days after permit issuance and prior to commencement of construction resulting in wetland impacts, the permittee shall submit two certified copies of the recorded flowage easement for the mitigation area and associated buffers and a GIS disk of the recorded easement area The recorded easement shall be in substantial compliance with Exhibit 41. Any proposed modifications to the approved form must receive prior written consent from the District. The easement must be free of encumbrances or interests in the easement which the District determines are contrary to the intent of the easement. . . . Exhibit 41 (actually Exhibit 41A) is entitled, "Perpetual Flowage, Inundation, Construction, and Access Easement." Representing a grant from Lennar Homes to the District, the easement (Flowage Easement) is for any and all purposes deemed by [the District] to be necessary, convenient, or incident to, or in connection with, the unrestricted right to regularly, or at any time, and for any length of time[,] overflow, flood, inundate, flow water on, across, and through, store water on, and submerge the [encumbered property], together with the unrestricted right at any time to enter upon and access the [encumbered property], with any and all vehicles and equipment, including but not limited to the right to move, transport, store, operate, and stage equipment, materials and supplies, in order to construct, operate, and maintain any and all structures, improvements, equipment, pumps, ditches and berms upon the [encumbered property] deemed by [the District] to be necessary, convenient, incident to or in connection with the implementation of the BBCW Project on the [encumbered property], or in connection with any project in the interest of flood control, water management, conservation, environmental restoration, water storage, or reclamation, and allied purposes, that may be conducted now or in the future by the [District], or to carry out the purposes and intent of the statutory authority of the [District], presently existing or that may be enacted in the future, together with all right, title, and interest in and to the [BBCW] Project Structures. * * * This Easement shall at no time be construed to alleviate or release [Lennar Home's] responsibilities and require [sic] under ERP Permit No. to construct and maintain an on-site mitigation area as described and authorized in the ERP Permit. Other provisions of the Flowage Easement impose all risk of loss in connection with the flowway upon Lennar Homes, which indemnifies the District from all losses, costs, damages, and liability in connection with the flowway. On September 5, 2002, after the hearing, but a few days before the taking of the post-hearing testimony, the District issued a Revised Addendum to Staff Report. The Revised Addendum restates Special Condition #24 with a few relatively minor changes and adds Special Conditions ##25 and 26. Special Condition #25 attempts to harmonize the Flowage Easement with the original mitigation plan contemplated by the Staff Report. Special Condition #25 provides that when the District exercises its rights under the Flowage Easement, other special conditions shall be deleted, so as, for example, to relieve Lennar Homes of its obligations to maintain the mitigation area (except for a 25-foot buffer) and post a mitigation-performance bond. Special Condition #26 changes the language in the conservation easement, which was contemplated by the original Staff Report and mitigation plan, to harmonize this easement with the Flowage Easement. Lennar Homes has submitted a version of the Revised Addendum to Staff Report that would satisfy its concerns. The Lennar Homes version would require the District, within 30 days after issuing the ERP to Lennar Homes, to obtain permits from the U.S. Army Corps of Engineers and the local environmental regulatory agency, although not the Florida Department of Environmental Protection, which, under state law, would have to issue an ERP to the District before it could construct the flowway. The Lennar Homes version would also give the District only 90 days after issuing the ERP to Lennar Homes within which to exercise its right to construct the flowway and would sequence events so that Lennar Homes would not spend the estimated $2 million on wetland enhancement and creation and then lose the investment due to the inundation of the mitigation site with water, as authorized by the Flowage Easement. The Comprehensive Everglades Restoration Plan plays a crucial role in this case. But for this plan, the District would not have attached the additional conditions contained in the Addendum to Staff Report and Revised Addendum to Staff Report--without which conditions, the District now contends that Lennar Homes is not entitled to the ERP. Congress initially authorized the Central and Southern Florida (C&SF) Project in 1948. Objectives of the C&SF Project included flood control, water supply for municipal, industrial, and agricultural uses, prevention of saltwater intrusion, and protection of fish and wildlife. The C&SF Project attained these objectives, in part, through a primary system of 1000 miles each of levees and canals, 150 water-control structures, and 16 major pump stations. Unintended consequences of the C&SF Project have included the irreversible loss of vast areas of wetlands, including half of the original Everglades; the alteration in the water storage, timing, and flow capacities of natural drainage systems; and the degradation of water quality and habitat due to over-drainage or extreme fluctuations in the timing and delivery of freshwater into the coastal wetlands and estuaries. In 1992, Congress authorized the C&SF Project Comprehensive Review Study (Restudy). The objective of the Restudy was to reexamine the C&SF Project to determine the feasibility of modifying the project to restore the South Florida ecosystem and provide for the other water-related needs of the region. Completed in April 1999, the Central and Southern Florida Project Comprehensive Review Study Final Integrated Feasibility Report and Programmatic Environmental Impact Statement (Restudy Report) notes that, among the unintended consequences of the C&SF Project, was "unsuitable freshwater flows to Florida and Biscayne bays and Lake Worth Lagoon [that] adversely impact salinity and physically alter fish and wildlife habitat." The Restudy Report states that, absent comprehensive, new restoration projects, the "overall health of the [South Florida] ecosystem will have substantially deteriorated" by 2050. The Restudy Report recommends a comprehensive plan for the restoration, protection, and preservation of the water resources of Central and South Florida. This plan is known as the Comprehensive Everglades Restoration Plan (CERP). Acknowledging the complex dynamics of the restoration goals identified in CERP, the Restudy Report establishes Project Implementation Reports to tie together CERP and the detailed design necessary for the construction of individual restoration projects and adaptive assessments to monitor the performance of individual components, incorporate new data, and refine future components. The Restudy Report is, among other things, a programmatic environmental impact statement. The Restudy Report states: "Due to the conceptual nature of [CERP] and the associated uncertainties, many subsequent site-specific environmental documents will be required for the individual separable project elements." In May 2002, the District and U.S. Army Corps of Engineers completed a draft of the Project Management Plan for the Biscayne Bay Coastal Wetlands (BBCW PMP). Noting that a "major goal of [CERP] is to improve freshwater deliveries to Biscayne Bay," the BBCW PMP identifies the BBCW project as the means by which to restore some of the coastal wetlands and tributaries in south Dade County. The BBCW PMP states that the primary purpose of the BBCW project, which is one of sixty projects contained in CERP, is to "redistribute freshwater runoff from the watershed into Biscayne Bay, away from the canal discharges that exist today and provide a more natural and historic overland flow through existing and or improved coastal wetlands." The Cutler Wetlands subcomponent of the BBCW project encompasses the Project site. One of the objectives of the Cutler Wetlands subcomponent is to divert water from the C-1 Canal upstream of the landfill and water treatment plant to the east of the L-31E levy and canal. In connection with the Cutler Wetlands subcomponent and the possible role of the flowway identified in this case, the District retained Dr. John Meeder, a Biscayne Bay ecologist associated with the Southeast Environmental Resource Center at Florida International University, to perform an abbreviated study and issue a report concerning the conditions required for the restoration of the coastal wetlands in the vicinity of the coastal wetlands to the north of the C-1 canal and east of the Project site (Meeder Report). The Meeder Report studies two feasible freshwater delivery options and prefers a bypass flowway along Southwest 224th Street, across roughly the middle of the Project site and north of most of the proposed mitigation area, to the L-31E levy and canal. The distribution system resulting from the preferred route would use the natural grade of the land to divert the water to the coastal wetlands and tidal creeks to the east and south that are targeted for rehydration. The alternative flowway route would run along Southwest 232nd Street, in the approximate area of the Flowage Easement, but would require pumping to distribute the water north along the L-31E levy and canal for release to the targeted coastal wetlands and tidal creeks. Obviously, the District has chosen the less-preferred route to minimize the impact on the Project. The Meeder Report considers the amount of freshwater required for two rehydration options. In the first option, water diverted from the C-1 Canal and passing through the flowway would rehydrate only the tidal creeks, which then empty into the embayments that lead to Biscayne Bay. In the second option, water diverted from the C-1 Canal and passing through the flowway would rehydrate the tidal creeks and the surrounding coastal wetlands. To maintain an appropriate salinity range and rehydrate only the tidal creeks, the flowway would need to deliver 70 acre/feet per day in the dry season and 95 acre/feet per day in the wet season. To maintain an appropriate salinity range and rehydrate the tidal creeks and surrounding coastal wetlands, the flowway would need to deliver 209 acre/feet per day in the dry season and 1139 acre/feet per day in the wet season. Several factors militate against an attempt to rehydrate the coastal wetlands surrounding the targeted tidal creeks. Potential errors in data and analysis increase in magnitude with the larger freshwater diversions needed to rehydrate the tidal creeks and surrounding coastal wetlands, and Dr. Meeder admitted that the largest value was very approximate. Potentially serious impacts upon salinity and associated vegetative communities increase in likelihood with the larger freshwater diversions needed to rehydrate the tidal creeks and surrounding coastal wetlands. Also, the diversion of larger volumes of water from the C-1 Canal may have adverse impacts on downstream conditions. At the point of the C-1 Canal where it first enters the landfill and wastewater treatment plant (just downstream from the flowway), the average flow of the C-1 Canal is 350 acre/feet per day, but the median flow is only 160 acre/feet per day. (The average flow rate is skewed by occasional, very high daily flows of 4000 acre/feet during large storm events.) The larger volumes diverted to rehydrate the tidal creeks and surrounding coastal wetlands would, at times, withdraw a relatively large portion of the water from the C-1 Canal. For these reasons, the District justifiably elected to seek a flowway that would rehydrate only the tidal creeks, including the vestigial tidal creeks, but not the surrounding coastal wetlands. Petitioners and Lennar Homes have raised numerous other issues about the flowway that the District seeks to obtain. The District requires a 200-acre flowway to rehydrate adequately the vestigial tidal creeks, the presently remaining tidal creeks, the small embayment, and then the subject area of Biscayne Bay, but the mitigation area potentially available on the Project site is limited to about 135 acres, and some uncertainty exists as to whether the District can obtain control of the remaining land necessary to assemble a 200-acre flowway. Even the 200-acre flowway is probably insufficient to accommodate significant water treatment, so water quality issues remain outstanding, notwithstanding the better water quality upstream of the landfill and water treatment plant. Other issues arise from the requirement that the District obtain an ERP from the Florida Department of Environmental Protection, as well as one or more federal agencies, before it could construct the flowway. To the extent that this requirement delays and possibly precludes the construction of the flowway, this requirement militates against the inclusion of the Flowage Easement and new special conditions in the ERP. To the extent that this requirement insures that the flowway will not cause flooding or adverse water quality in the tidal creeks, embayment, and ultimately Biscayne Bay, this requirement militates in favor of the inclusion of the Flowage Easement and new special conditions in the ERP; the absence of detailed specifications for the design and construction of the flowway precludes any assurance that the flowway would not flood or otherwise damage the upland portion of the Project site, so subsequent permit-review is essential to the present inclusion of the Flowage Easement and new special conditions in the ERP. It is impossible to credit the District's evidence that various transition-zone wetland species would survive inundation under unknown flow rates, of variable depths, and of unknown and possibly indefinite duration. Lennar Homes legitimately is concerned that its substantial investment in mitigation, pursuant to the original mitigation plan, would be wasted if the District constructs the flowway. As presently drafted, the Flowage Easement and new special conditions contemplate that Lennar Homes would construct the original mitigation, at a substantial cost, and the District would later construct and inundate the flowway through largely the same area. Marketing of parcels in close proximity to the flowway might be complicated by the uncertainty concerning what will occupy the area beyond a resident's backyard--a benign passive mitigation area or a flowway that may range from a intermittently wet slough or glade to a placid lake to a raging swollen river--and by the probability that the District would not construct the flowway until 2009. The District justifies the Flowage Easement and new special conditions on two grounds. First, the District contends that the ERP without the Flowage Easement and new special conditions is harmful to the District's water resources. Second, the District contends that the ERP without the Flowage Easement and new special conditions is inconsistent with the overall objectives of the District. The first argument misses the mark. A project that is otherwise permittable, except for the fact that it interferes with the establishment of a restoration project, does not harm the water resources of the District; such a Project interferes with the improvement of the water resources of the District. In this case, the parties have stipulated that the Project will not cause adverse impacts due to the original mitigation plan. If adverse impacts means anything, it means harm to the water resources of the District. The second argument requires the identification of the District's objectives. The Florida Legislature has declared at Section 373.1502(2)(a), Florida Statutes, that CERP implementation is "in the public interest and is necessary for restoring, preserving and protecting the South Florida ecosystem . . .." In May 2000, the Florida Legislature enacted the Everglades Restoration Investment Act, which commits Florida to contribute over $2 billion for the implementation of CERP-- Florida's share for the first ten years of implementation. The Florida Legislature has made the implementation of CERP an overall objective of the District. Several factors are important in determining whether the ERP without the Flowage Easement and new special conditions would be inconsistent with the overall objective of the District to implement CERP. These factors require consideration of the purpose of the proposed restoration project; the extent of completion of the project's design, permitting, and construction; if the project has not yet been designed or permitted, the likelihood of construction; when the project would be constructed; the impact of the ERP without the Flowage Easement and new special conditions upon the proposed restoration project; and the existence of feasible alternatives to accomplish the same objectives as those achieved by the proposed restoration project. These factors generally favor the issuance of the ERP, but only with the Flowage Easement and new special conditions. The flowway project would rehydrate a portion of the estuarine waters of southern Biscayne Bay that are sufficiently healthy to respond vigorously to the new freshwater infusions, so the project is important. The C-1 Canal appears to be the only readily available source of sufficient volumes of freshwater to achieve the rehydration of the tidal creeks, and the proposed path through the Lennar Homes mitigation area appears to be the only readily available means by which to divert the freshwater to the targeted tidal creeks. If the flowway project is limited to the tidal creeks and does not extend to the surrounding coastal wetlands, the likely environmental impacts appear to be positive on the receiving areas and the downstream portion of the C-1 Canal. For these reasons, even though the project is at an early conceptual stage and construction would not start for six years, it seems likely to be constructed. The apparent difficulty in securing the necessary additional 65 acres may yet be overcome through property acquisition, and, if not, the District may be able to increase the capacity of the flowway without jeopardizing the adjacent uplands. For the reasons stated in the Conclusions of Law below, other factors in determining whether the ERP without the Flowage Easement and new special conditions would be inconsistent with the overall objective of the District to implement CERP require consideration of the impact upon Lennar Homes in accommodating the Flowage Easement and new special conditions. With two exceptions, the Flowage Easement and new special conditions do not impose an inordinate burden upon Lennar Homes. The flowway would occupy the portion of the Project site that would have been subject to the conservation easement that was part of the original mitigation plan. Lennar Homes' responsibility for maintenance is considerably lessened if the District constructs the flowway, whose special maintenance needs can only be met by the District or its contractors. Although Lennar Homes may experience some sales resistance due to the uncertainty of the use of the mitigation area, the assurances gained from the subsequent permitting process, during which the District will seek an ERP from the Florida Department of Environmental Protection for the construction of the flowway, should allay reasonable concerns about flooding and other damage to the adjacent uplands. In three respects, though, the District has abused its discretion in preparing the Flowage Easement and new special conditions. First, the District abused its discretion in requiring Lennar Homes to perform mitigation work in the mitigation area, pursuant to the original mitigation plan, to the extent that the products of such work will likely be destroyed or substantially harmed by the construction and operation of the flowway. The value of mitigation rests largely in the functions that it can support through longterm viability. The construction and operation of the surface water management system, the posting of a sufficient bond to guarantee future performance under either mitigation scenario, the execution and delivery into escrow of deeds and other legal instruments sufficient to meet the requirements of the Flowage Easement and new special conditions (subject to the two matters discussed in this and the two following paragraphs), and the construction of the portion of the original mitigation that would not be impacted by the flowway sufficiently respond to the need for mitigation, until the District finally determines the need for it to exercise its rights under the Flowage Easement. Second, the District abused its discretion by omitting any timeframe for the District to exercise its rights under the Flowage Easement and new special conditions. The timeframe proposed by Lennar Homes for the District to make this final determination of whether to proceed with the flowway is unreasonable and ignores the substantial period of time required to design, fund, and permit the flowway. But a timeframe may be especially important if Lennar Homes encounters more marketing resistance than might be reasonably anticipated. Therefore, the new conditions should provide that if construction of the flowway is not substantially completed by 2011, then the Flowage Easement shall be released and returned to Lennar Homes, upon its commencement, without delay, of the construction of any of the original mitigation that it did not already complete. Third, the District also abused its discretion in the Flowage Easement and new special conditions in the allocation of liability for the flowway, including apparently its construction, maintenance, and operation. The District would impose this liability upon Lennar Homes, which would have to indemnify the District for construction damage or any malfunctions in the operation of the flowway, such as damage to adjacent uplands by flooding, erosion, or contamination. The District has imposed this restoration project on Lennar Homes and has done so, not to avoid harm to the District's water resources, but to achieve the overall objective of the District to implement CERP. The District and its contractors, not Lennar Homes, will construct, maintain, and operate the flowway. The District, not Lennar Homes, has the expertise in the design, construction, and operation of water-control facilities of this type. This record does not disclose a single legitimate reason to impose upon Lennar Homes the liability for any aspect of the flowway that does not result from the acts or omissions of Lennar Homes or its assignees as owners of the adjacent uplands. Although, as stated in its proposed recommended order, the District does not object to the standing of Petitioners, Respondents did not stipulate to the standing of any Petitioners. Petitioners The Everglades Trust, Inc., and The Everglades Foundation, Inc., offered no witnesses concerning their standing, and no exhibits address the standing of these parties. The record thus fails to demonstrate that Petitioners The Everglades Trust, Inc., and The Everglades Foundation, Inc., are substantially affected by the proposed agency action. Petitioner National Parks Conservation Association, Inc., (National Parks) is a not-for-profit corporation registered in Florida as a foreign corporation. The corporate purpose of National Parks is to protect and enhance America's national parks, including Biscayne National Park, for present and future generations. National Parks seeks the protection and enhancement of the Biscayne National Park through the successful implementation of CERP. National Parks has 350,000 members, including 19,900 in Florida. Members of National Parks use Biscayne National Park for recreational boating, fishing, snorkeling, fish watching, scuba diving, and camping (on the barrier islands). Members of National Parks are actively monitoring the implementation of CERP. Petitioner Florida Audubon Society, Inc. (Florida Audubon), is a Florida not-for-profit corporation that was originally incorporated in Florida in 1900. The corporate purpose of Florida Audubon is to protect, conserve, and restore Florida's heritage through the preservation of the state's natural resources. Florida Audubon has adopted as its highest priority the design and implementation of CERP. Florida Audubon has 32,000 members in Florida, including over 2100 members in Dade County. Numerous of these members engage in bird watching, recreation, and scientific research in Biscayne National Park. Florida Audubon organizes membership trips to Biscayne Bay, conducts its annual Bird-athon and Christmas Bird Count in the vicinity of Biscayne Bay, and conducts various environment educational programs in and concerning Biscayne Bay. The issuance of the ERP without the Flowage Easement and new special conditions would substantially impact the ability of the District to restore this part of Biscayne Bay. Without such restoration, the functions of Biscayne Bay will slowly decline until eventually the overall health of the entire South Florida ecosystem will be substantially deteriorated. Thus, National Parks and Florida Audubon would be substantially affected by the issuance of the ERP without the Flowage Easement and new special conditions.
Recommendation It is RECOMMENDED that the District issue the environmental resource permit with the Flowage Easement and new special conditions, as modified in accordance with the matters presented in paragraphs 39-41. DONE AND ENTERED this 10th day of January, 2003, in Tallahassee, Leon County, Florida. ROBERT E. MEALE Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 10th day of January, 2003. COPIES FURNISHED: Henry Dean, Executive Director South Florida Water Management District Post Office Box 24680 West Palm Beach, Florida 33416-4680 Richard Grosso Louise Caro, Certified Legal Intern Environmental & Land Use Law Center, Inc. Shepard Broad Law Center 3305 College Avenue Fort Lauderdale, Florida 33314 Marcy I. LaHart Marcy I. LaHart, P.A. 711 Talladaga Street West Palm Beach, Florida 33405 Erin L. Deady Environmental Counsel 444 Brickell Avenue, Suite 850 Miami, Florida 33131 E. Thom Rumberger Rumberger, Kirk & Caldwell, P.A. 403 East Park Avenue Tallahassee, Florida 32301 Luna Ergas Phillips Douglas H. MacLaughlin Office of Counsel South Florida Water Management District 3301 Gun Club Road West Palm Beach, Florida 33406 Frank E. Matthews Gary V. Perko Hopping Green & Sams, P.A. Post Office Box 6526 Tallahassee, Florida 32314
The Issue The issue in this case is whether Respondents Paul Crum, Sr., and Paul Crum, Jr. (the "Crums"), are entitled to the Noticed General Permit issued by the Department of Environmental Protection ("Department") for the construction of a single- family residential dock and associated structures.
Findings Of Fact Background The Crums are the owners of the riparian property located at 15696 Shark Road West, Jacksonville, Florida. The Crum property is adjacent to Pumpkin Hill Creek, which lies within the Nassau River-St. Johns River Marshes Aquatic Preserve. Extending from the Crum property into Pumpkin Hill Creek is an existing wood dock approximately 90 feet long and four feet wide, with a platform near the landward end of the dock. Petitioner Brooks owns the property immediately adjacent to and north of the Crum property. Petitioner Brooks has a dock and boat lift. Petitioner Cole owns the property immediately adjacent to and southeast of the Crum property. The Cole property is located on a salt marsh and has no dock. Petitioner Jones lives approximately 3,200 feet north of the Crum property, on a tributary to Pumpkin Hill Creek. Petitioner Jones has fished Pumpkin Hill Creek and the surrounding waters for over 25 years. Noticed General Permits are a type of environmental resource permit granted by rule for those activities which have been determined to have minimal impacts to water resources. Florida Administrative Code Rule 62-341.427 grants by rule a general permit to construct a single family pier, along with boat lifts and terminal platforms, provided certain specific criteria are met. In August 2005, the Crums applied for a Noticed General Permit to extend their existing dock into deeper water. The Department issued a Notice of Determination of Qualification for Noticed General Permit, but later rescinded the authorization after Petitioner Brooks complained to the Department that the landward end of the existing dock is located only 21 feet from her property boundary and, therefore, did not comply with Florida Administrative Code Rule 18-21.004(3)(d), which requires that a dock be set back a minimum of 25 feet "inside the applicant's riparian rights lines." In November 2005, the Crums re-applied for a Noticed General Permit. Their revised plans called for removal of the existing dock and construction of a new dock extending approximately 255 feet out into Pumpkin Hill Creek. The proposed dock would be located a minimum of 25 feet inside the Crums' riparian rights lines. On December 6, 2005, the Department issued a Notice of Determination of Qualification for a Noticed General Permit for the revised dock, stating that the project satisfied the requirements of Florida Administrative Code Rule 62-341.427, as well as the conditions for authorization to perform activities on state-owned submerged lands set forth in Florida Administrative Code Rule 18-21 and for activities in an aquatic preserve under Florida Administrative Code Rule 18-20. In April 2006, Petitioners filed three petitions for hearing with the Department alleging that the proposed dock significantly impedes navigation by restricting access to a tidal creek and extends more waterward than necessary to access a water depth of (minus) -4 feet at mean low water, which is prohibited for docks in aquatic preserves under Florida Administrative Code Rule 18-20.005(3)(b)3. Petitioners attached to their petitions a copy of a bathymetric survey showing the elevations of the submerged lands in the vicinity of the proposed project. In response to the information contained in the survey, the Crums revised their plans to shorten the dock to its currently proposed length of 186.56 feet. A new Notice of Determination of Qualification for a Notice General Permit was then issued by the Department on October 16, 2006. The final dock project consists of: (a) removal of the existing wood dock; (b) construction of a four-foot wide, 186.56-foot long, single family residential dock consisting of an access pier, a 12-foot by 12-foot terminal platform, and a 14-foot by 20-foot open boat lift with catwalk (the “proposed dock”). The proposed dock will terminate where the water will be four feet deep at mean low water. Navigating in and Near the Tidal Creek To the south of the Crum property is a wide expanse of salt marsh. Within the salt marsh are unnamed tidal creeks. The mouth of one tidal creek that flows to Pumpkin Hill Creek is located approximately 90 feet south of the existing Crum dock. The tidal creek is shallow and is not navigable at or near low tide. Petitioner Jones owns an 18-foot flatboat which he sometimes keeps at his residence and sometimes at Petitioner Brooks' property. The boat draws about one foot of water. Petitioner Jones uses this boat to fish in the tidal creek located near the Crum property about ten times every month. No evidence was presented to show that Petitioner Brooks or Petitioner Cole ever navigate in or otherwise use this tidal creek. There are many other tidal creeks located in the marshes associated with Pumpkin Hill Creek. Petitioner Jones boats and fishes in most of them. Petitioner Jones said that, currently, he must wait two hours past low tide for the water depth to be sufficient for him to get into the tidal creek near the Crum property. His usual course to the creek lies just beyond the end of the existing Crum dock. He claims there is a channel there, but no channel is shown on the survey or in any of the parties' photographs. After the proposed dock is constructed, Petitioner Jones' usual course to the tidal will be obstructed. He contends that the new course he would have to take to the tidal creek will take him across shallower areas of Pumpkin Hill Creek so that he will have to wait two more hours (a total of four hours) after low tide to get into the creek. Therefore, Petitioner Jones' alleged injury is the reduction of the hours available to him to navigate in and out of the tidal creek for fishing. The existing Crum dock terminates on a broad mud flat which is exposed at mean low water. However, the bathymetric survey shows the mud flat is at a lower elevation near the end of the dock so water covers this area before it covers the rest of the mud flat. However, the bathymetric survey also shows the elevation of the bottom rising as one moves south from the existing dock. At the mouth of the tidal creek the elevation is 1.0 feet NGVD (National Geodetic Vertical Datum, an official, surveyed reference point). Because the tidal creek drains into the main body of Pumpkin Hill Creek, a reasonable inference can be made that the bottom elevations in the creek generally become higher (and the water depths decrease) as one moves up the creek toward dry land. Prop scars in the exposed bottom at the end of the existing dock indicate that boats have traveled over this area when the water was so shallow that the engine props were striking the bottom. Prop scarring can cause turbidity and damage to benthic organisms. The bathymetric survey indicates that mean high water in this area of Pumpkin Hill Creek is 3.03 feet NGVD, and the mean low water is -1.78 feet NGVD. The mean tidal fluctuation between mean low water and mean high water is thus 4.81 feet. Randall Armstrong, who was accepted as an expert in navigation and piloting, explained that in this area, where there are two daily tides, the water elevation will generally increase by 1/12 of the mean tidal fluctuation in the first hour after mean low water, another 2/12 of the fluctuation in the second, and 3/12 in the third hour. Applying this general rule to the tidal fluctuation here of 4.81 feet results in an estimated 1.2-foot increase in water elevation two hours after low tide and a 2.4-foot increase three hours after low tide. Based on the mean low water elevation of -1.78 feet NGVD, the water elevation would usually be about -0.6 foot NGVD two hours after low tide and 0.6 foot NGVD three hours after low tide. Therefore, the tidal creek (with a bottom elevation of 1.0 foot NGVD at the mouth) would usually be "dry" two hours after low tide and would usually have less than a foot of water three hours after low tide. That evidence contradicts Petitioner Jones' statement that he now navigates into the tidal creek two hours after low tide. That might occasionally be possible, but the bathymetric survey indicates the creek would usually be too shallow at that time. In fact, the evidence suggests that the tidal creek is only reliably navigable without causing prop scars to the bottom by using boats with very shallow draft and waiting until high tide (or shortly before or after) when the water depth at the mouth of the creek would be about two feet. It was Mr. Armstrong's opinion that the 1.0-foot NGVD elevation at the mouth of the tidal creek determines when and how long the tidal creek is navigable, and those times would not be affected by the proposed dock. He described the new course that a boater would use to navigate into the tidal creek after the proposed dock is built. He used the bathymetric survey to show that when the water is deep enough to navigate into the tidal creek, the water depth is also sufficient to navigate the new course. The proposed dock might, as Petitioner Jones alleges, cause boaters to traverse a longer section of the mudflat then they do currently. However, the more persuasive testimony supports the Crums' position that the navigability of the tidal creek is controlled by its shallowest point at the 1.0-foot NGVD elevation and that the proposed dock will not interfere with navigation of the tidal creek by requiring boaters to traverse shallower areas. Petitioner Jones testified that he regularly navigates his boat close to the existing Crum dock. The evidence does not indicate that the proposed dock would cause an unreasonable risk of collision for boaters using the new course to the tidal creek.
Recommendation Based on the foregoing findings of fact and conclusions of law, it is RECOMMENDED that the Secretary of the Florida Department of Environmental Protection enter a final order that grants Noticed General Permit No. 16-253057-002-EG to the Crums. DONE AND ENTERED this 22nd day of December, 2006, in Tallahassee, Leon County, Florida. S BRAM D. E. CANTER Administrative Law Judge Division of Administrative Hearings The DeSoto Building 1230 Apalachee Parkway Tallahassee, Florida 32399-3060 (850) 488-9675 SUNCOM 278-9675 Fax Filing (850) 921-6847 www.doah.state.fl.us Filed with the Clerk of the Division of Administrative Hearings this 22nd day of December, 2006.
Findings Of Fact Upon consideration of the oral and documentary evidence adduced at the hearing, the following relevant facts are found: The 626-acre site of the proposed Riverbay development is currently undeveloped land located in Manatee County in the western portion of the City of Bradenton. Specifically, the property lies in Sections 22, 24, and 26. Township 34 South, Range 16 East, Manatee County. The site is owned entirely by Boyd, with the exception of the northern portion for which Boyd has a valid option to purchase. Tampa Bay lies to the north of the site and Perico Bayou lies to the west. Both are natural Class III water bodies. Boyd proposes to develop approximately 325 acres of the site primarily as residential, with an 18-hole golf course and recreational facilities, a commercial/professional area, lakes and attendant streets. The remainder of the site, approximately 300 acres, will be retained as a natural mangrove preserve pursuant to a conservation easement to be executed by Boyd upon receipt of the permit sought in these proceedings. The proposed project has been approved by Manatee County as a planned development residential district with a maximum total number of units not to exceed 957. The Riverbay site has been disturbed by human activity and has been subject to numerous alterations, including extensive mosquito control ditching, dirt roads, borrow pits and a perimeter dike with culverts and flapgates. The government- approved mosquito control ditches resulted in overdrainage of freshwater from adjacent uplands and allowed the incursion of saltwater into the uplands. In order to facilitate and enhance agricultural utilization of the site, and to protect the land from unusually high waters from the Bay, the perimeter dike was constructed with culverts and flapgates in the early 1970's. This dike and other internal drainage systems were designed to reduced interstitial soil salinity so that the land could be utilized for agricultural purposes. The primary site of concern in this proceeding is a sandy area located south of the northern mangrove area and separated from that area by the perimeter dike. Prior to the construction of that dike, the area was inundated by high tides. Since construction of the dike, inundation of the sandy area by marine waters has been limited to unusual storm surges that overtopped the dike or to those occasions when the flapgates required maintenance or adjustment. Over the years following the dike construction, the sandy area has been intermittently planted with grasses, mowed, disked and, when agricultural activities were temporarily reduced in that area, overtaken with some exotic vegetation and other weedy species. The salt tolerant vegetation in the sandy area is currently patchily distributed, and the area has basically little or no productivity in its present state. This is primarily due to the lack of tidal inundation and tidal exchange, which renders the sandy area minimally valuable as habitat for either terrestrial or aquatic organisms. Functioning salt marsh flats, also referred to as salt pans, salterns, salt barrens of salt flat wetlands, constitute an integral part of the life cycles of some fishes, such as snook, mullet and ladyfish. Juvenile fish rely upon these areas for food and protection during this early period of development. High, shallow salt marsh areas are also utilized for feeding purposes by wading birds and shore birds, such as the great egret, white ibis, tricolor heron, green heron and wood stork. While the salt fish flat area on the Boyd site could have value for fish and wildlife if it were returned to tidal influence, its is not currently a productive area from wither a fisheries or wildlife standpoint. Fiddler crab burrows were observed on the site, but these were found mainly around the ditches or existing culverts. The existing site is not conducive in its present state to the feeding, nesting or resting or rare, threatened or endangered species. The original DER jurisdictional determination was performed on the Riverbay site in May of 1983, and resulted in an inclusion of approximately 46 acres, some 35 or which were situated in the sandy area in the northern part of the property. This determination was validated in May of 1985. In the Spring of 1984, Boyd entered into discussions with the DER prior to filing its dredge and fill permit application, and a mutually acceptable site plan and mitigation package was developed. Boyd then submitted its application in February of 1985. After a hearing was requested, DER revisited its prior jurisdictional determination and concluded that it was in need of revision. Utilizing the jurisdictional criteria which existed prior to October 1, 1984, DER reduced the extent of its jurisdictional determination by including only about 16.5 acres of the sandy area, and again noticed its intent to issue the requested permit. At the time DER performed its new jurisdictional, it was its policy to utilize the pre-Henderson vegetation listing to determine jurisdictional wetlands when a grandfathered applicant with a validated jurisdictional line timely requested a reevaluation of that line. The mitigation plan originally proposed by Boyd was not altered as a result of the reduction of impacted jurisdictional acreage to 16.5 acres. The project as proposed by Boyd includes the filling of 16.5 acres of jurisdictional wetlands located in the sandy area discussed above. In mitigation, Boyd proposes to create approximately 17 acres of wetlands from natural uplands located adjacent to undisturbed wetlands in the western portion of the property. Of these 17 acres, 1 1/2 to 5 acres are proposed for a saltern of salt pan habitat. The creation of a salt pan is experimental, but several experts attested to a high probability of success once proper elevations for vegetative plantings are determined. The remainder of the 17 acres of wetlands creation will be graded to the proper elevations, allowed to be inundated with tides and vegetated either naturally with mangroves or will be supplemented with hand plantings. The mitigation plan proposed by Boyd also includes some engineering measures to improve flushing in the northern mangrove area, which was found to be somewhat stressed, a surface water management plan which meets relevant criteria and a perpetual conservation easement to the DER of approximately 300 acres of mangrove areas on the northern and western boundaries of the property. This mangrove fringe will serve as a buffer between the open waters of Tampa Bay and Perico Bayou and the project site. Due to the existence of the perimeter dike, the area to be filled is isolated from Tampa Bay and the adjacent mangroves. The culverts can be sealed during construction to retain all fill materials and turbidity will be controlled. The stormwater system for the project site has received the approval of the Southwest Florida Water Management District and complies with the design and performance criteria set forth in Chapter 17-25, Florida Administrative Code. In its final configuration, the proposed project will contain various freshwater wetlands located landward of the perimeter dike. These include three existing borrow pits and the proposed stormwater retention ponds. These water bodies, as well as the attendant littoral zones surrounding them, will serve as habitat for aquatic and terrestrial organisms. Boyd will utilize state-of-the-art preserved pilings for any wooden structures located in jurisdictional wetlands. Such pilings will be treated in a manner that both prevents deterioration and prohibits the leeching of compounds into the water. At present, DER has no promulgated rule concerning mitigation for dredge and fill projects. Its policy is to review all projects on a case-by-case basis to determine the acceptability of the mitigation package offered by an applicant. DER's goal is to replace the environment with the same benefits to be lost from a particular wetland. DER has no established ratio between the extent of the mitigated area and the area to be filled. The area ultimately accepted in mitigation is dependent upon the existing condition of the area to be filled, in terms of its current form, function and vitality. As opposed to a "like- for-like" mitigation policy, it is DER's policy to review the similarity in form and function between the area to be lost and the area to be created or enhanced by the project. If the area to be lost or filled is stressed or damaged in its existing state, less mitigation is required. When evaluating a proposed dredge and fill project, it is DER's policy and practice to review the current situation on the site. If the site has been altered in a manner which did not require an environmental permit, DER looks at the land as it presently exists, for both jurisdictional purposes and to determine its form, function and viability for mitigation purposes. Neither flapgate maintenance nor mowing requires a DER permit. A DER official could not recall an instance when DER has required a permit for disking. Projects in the area surrounding the Boyd site present no adverse cumulative impacts in relation to the proposed Riverbay project. Indeed, the proposed conservation easement will serve to reduce the impact of this and similar projects on this site and adjacent, wetland areas. Manasota-88, Inc. is incorporated under the laws of the State of Florida as a charitable public interest non-profit corporation and has properly authorized this pending litigation pursuant to its charter and/or bylaws.
