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Scrub Jays     

SCRUB JAYS​

Scrub Jays are an endangered species of birds.

Before buying a lot in North Port to make sure the lot is not on the scrub jay list. Port Charlotte Scrub Jay lots have much simpler rules ( see below ).

 

Determining the exact cost of construction on a Scrub Jay lot in North Port, FL involves several factors beyond the typical construction expenses. Here's a breakdown:

Additional Costs related to Scrub Jay presence:

  • Scrub Jay Survey: A qualified wildlife biologist must conduct a survey to assess the presence or absence of Scrub Jays on your property. This initial step is crucial and mandatory. Costs can range from $500 to $2,000+ depending on the complexity of the survey and the chosen professional.
  • Potential Mitigation Measures: If Scrub Jays are present, additional measures might be required to minimize the impact on their habitat. These can involve:
    • Habitat Conservation Plan (HCP): This plan outlines strategies to mitigate the effects of construction on the Scrub Jays. Costs can vary significantly depending on the size of the property and the complexity of the mitigation plan. Estimates typically range from $5,000 to $20,000+.
    • Permitting Fees: Obtaining permits related to Scrub Jay mitigation can add to the overall cost. Fees can vary depending on the specific mitigation measures undertaken.

Standard Construction Costs:

  • Land price: The cost of the Scrub Jay lot itself usally is lower compared to similar lots without Scrub Jay concerns.
  • Construction plans and permits: Obtaining building plans, permits, and adhering to building codes are standard costs associated with any construction project.
  • Labor and materials: Building material costs, labor costs, and the chosen contractor's rates significantly influence the overall construction expense.

Estimating total cost:

Due to the variable nature of Scrub Jay mitigation measures, providing a definitive cost for construction on a Scrub Jay lot is impossible. However, here's a rough estimate considering the additional factors:

  • Total cost: Expect the overall cost to be significantly higher compared to a standard construction project on a non-Scrub Jay lot.

Recommendations for accurate cost estimation:

  • Consult with a realtor specializing in Scrub Jay properties: They can provide insights into the typical range of additional costs associated with building on such lots.
  • Contact local builders experienced with Scrub Jay regulations: These builders can factor in the mitigation measures and offer a more accurate cost estimate based on your specific property and desired construction plan.
  • Consult with the U.S. Fish and Wildlife Service (USFWS): They can provide guidance on the specific requirements for building on a Scrub Jay habitat and potential mitigation strategies https://www.fws.gov/program/endangered-species.

Additional Resources:

PORT CHARLOTTE SCRUB JAY RULES

The Florida Scrub-jay is a threatened species and Charlotte County has a Habitat Conservation Plan (HCP) in place to protect them [1]. This means there are additional rules for building on lots that could be habitat for scrub-jays.

Here's a summary of the key points:

  • Permits: You'll likely need an Incidental Take Permit from the U.S. Fish and Wildlife Service (USFWS) before you can clear land or build [4].
  • HCP or Individual Review: Charlotte County has a Scrub-Jay HCP that simplifies permitting if you follow their guidelines [2]. Alternatively, you can request a separate review from USFWS.
  • Survey for Scrub-Jays: You'll need to have a qualified wildlife biologist survey your property to see if scrub-jays are present [4].
  • Construction Timing: Generally, clearing vegetation for construction is not allowed during scrub-jay nesting season (March 1st to June 30th) [2].
  • Development Fees: The County HCP has a tiered fee system to offset the cost of scrub-jay conservation [5].

    The Charlotte County Scrub-Jay Habitat Conservation Plan (HCP) uses a tiered fee system based on the original platted lot size of your property, not the total acreage if you've consolidated parcels [2, 3]. Here's a breakdown of the tiers and fees (effective January 1, 2023):

  • 0.00 – 0.22 acres: $1,700
  • 0.23 – 0.49 acres: $3,400
  • 0.50 – 1.00 acres: $8,499
  • 1.01 – 3.00 acres: $19,780
  • 3.01 – 5.00 acres: $52,696
  • 5.01 – 20.00 acres: $118,527
  • 20.01 – 99.99 acres: $492,959
  • 100 acres +: $1,916,20
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Resources: